Item 7D
Department of Planning & Development Services
S T A F F R E P O R T
December 12, 2007
ZA07-145
CASE NO:
Zoning Change and Site Plan for Panera Bread & Bakery Café
PROJECT:
REQUEST: On behalf of JP Morgan Chase, N3 Development Ltd. is requesting a zoning
change and site plan from “O-1” Office District to “S-P-1” Detailed Site Plan
with “O-1” Office District uses to include the “C-2” Local Retail Commercial
use of “restaurants” but excluding the use of a drive-thru for restaurants. The
plan proposes to convert the existing Chase Bank to allow for a Panera Bread
& Bakery Café restaurant of approximately 4,132 square feet on a platted lot
being 1.45 acres.
The "S-P-1" zoning will follow the "O-1" Office District with regard to permitted
uses and development regulations with the following exception:
The “C-2” Local Retail Commercial use of “restaurants” shall be permitted
but excluding the use of a drive-thru for restaurants.
The underlying land use designation is Office Commercial and the proposed
restaurant use is not consistent with this designation. The applicant has
submitted a letter requesting a site specific amendment to allow a restaurant
use at this location.
Consider first reading for a zoning change and site plan
ACTION NEEDED:
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Site Plan Review Summary No. 3, dated December 12, 2007
(D)
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) SPIN Meeting Report – December 3, 2007
(H) Ordinance No. 480-545
(I) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Ben Bryner (748-8602)
Clayton Comstock (748-8269)
Case No.
ZA07-145
BACKGROUND INFORMATION
OWNER: JP Morgan Chase
APPLICANT: N3 Development Ltd.
PROPERTY SITUATION: 111 S. Village Center Drive
LEGAL DESCRIPTION: Lot 2, Block 1, Gumm Scifres Addition
LAND USE CATEGORY: Regional Retail
CURRENT ZONING: O-1 Office District
REQUESTED ZONING: S-P-1 Detailed Site Plan District
HISTORY: -A site plan was approved by City Council on September 4, 2001.
-A plat revision for the Gumm-Scifries addition was approved by City
Council on August 7, 2001.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The MTP recommends Southlake Blvd to have 130' of right-of-way.
Adequate R.O.W. exists for this road.
Existing Area Road Network and Conditions
The proposed site has one (1) access onto S. Village Center Drive.
Common-access drives are in place providing connection into the
future lot to the south and the Gateway Church lot to the east.
S. Village Center is a 60 foot local commercial roadway with a cul-de-
sac turnaround at the terminus of the street. A traffic signal light exists
at the intersection of Village Center Drive and E. Southlake Boulevard.
E. Southlake Blvd is a 7-lane, undivided thoroughfare with a
continuous, two-way, center left turn lane. A deceleration lane was
required for east-bound traffic turning south onto S. Village Center
Drive.
May, 2006 traffic counts on F.M. 1709 (between Kimball Ave. and
Carroll Ave.)
24hr 21,93320,081
West Bound (WB) () East Bound (EB) ()
WB 1,5012,028
Peak A.M. () Peak P.M. () 4:45 – 5:45
11:15 – 12:15
EB 1,7891,472
Peak A.M. () 7:00 – 8:00 Peak P.M. () 12:15 – 1:15
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Traffic Impact
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
High-Turnover (sit
4,132 525 26 25 26 20
down) Restaurant
*Vehicle Trips Per Day
*The AM/PM times represent the number of vehicle trips generated during the peak travel times on
E. Southlake Boulevard
PATHWAYS
MASTER PLAN: The Southlake Pathways Master Plan recommends an 8-foot multi-use
trail along the south side of E. Southlake Blvd. The trail currently
exists and is shown on the site plan.
WATER & SEWER: A 6-inch sanitary sewer line exits along the south side of E. Southlake
Blvd. adjacent to the property. A 12-inch water line also exists along
the south side of E. Southlake Blvd.
TREE PRESERVATION: The Landscape Administrator does not have any comments regarding
tree preservation for this site.
Consolidated Land Use Plan Recommendations
SOUTHLAKE 2025:
The underlying land use designation is Office Commercial and the
proposed restaurant use is not consistent with this designation. The
applicant has submitted a letter requesting a site specific amendment
to allow a restaurant use at this location.
Mobility & Master Thoroughfare Plan / Southlake Pathways Plan
Recommendations
The required 5’ sidewalk along Village Center Drive is shown on the
plan. The plan also shows pedestrian access from the Village Center
Drive sidewalk to the building.
P&Z ACTION: December 6, 2007; Approved (7-0) subject to Site Plan Review
Summary No. 2, dated November 30, 2007.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated December 12,
2007.
N:\Community Development\MEMO\2007cases\07-145ZSP.doc
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Case No. Attachment B
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Previously Approved Site Plan
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Photos of Existing Building
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Land Use Letter
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“S-P-1” Letter
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Site Plan
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Building Elevations
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West Elevation Changes (Canopy Side)
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Color Rendering
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Color Rendering
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Outdoor Seating Exhibit
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Tent Exhibit for Outdoor Seating Area
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Landscape Plan
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SITE PLAN REVIEW SUMMARY
ZA07-145Three12/12/07
Case No.: Review No.: Date of Review:
Site Plan
Project Name: – Panera Bread & Bakery Café
APPLICANT: N3 Development Ltd. ARCHITECT: Answers, Inc,
Roger Franz
500 Pecan Street, Suite 101 450 Weidman Rd
Fort Worth, TX 76102 St. Louis, MO 63011
Phone: (817) 529-3201 Phone:
Fax: (817) 529-3205 Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/12/07 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR
NEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 748-8602.
* All signage must comply with the City’s Sign Ordinance and be approved by the City. Verify
that no signage is proposed on any umbrellas/furniture in the outdoor seating area.
INFORMATIONAL COMMENTS
* A fully corrected plan that includes all associated support plans/documents and
conditions of approval is required before any ordinance or zoning verification letter
publication or before acceptance of any other associated plans for review. Plans and
documents must be reviewed and stamped “approved” by the Planning Department.
* All development must comply with the City’s Drainage Ordinance No. 605 and detain
all post development run-off.
Public Works – Engineering
GENERAL COMMENTS:
1. All fire lane radii must be 30’ minimum.
* Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
* A detailed grading plan will be required with the Building Permit Application.
* The discharge of post development runoff must have no adverse impact on downstream
properties and meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* A ROW permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City’s sewer, water or storm sewer system.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
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* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
*=Denotes informational comment.
Tree Preservation - Landscape Administrator
LANDSCAPE:
* A 225’ building addition is proposed to be constructed. New construction intended to
increase the square footage by less than 30% of the existing building or less than 5,000
square feet shall be required to meet the requirements of the Landscape Ordinance 544-A
only as it pertains to the square footage of the new construction. Any requests for changes
in zoning to any district other than agricultural or single family residential districts shall
require that all required bufferyards and associated irrigation be installed prior to the
issuance of a certificate of occupancy for the proposed use.
* The proposed Landscaping has been revised to comply with both the interior landscape and
bufferyards requirements.
Southlake 2025 – Comprehensive Plan
Consolidated Land Use Plan Recommendations
The underlying land use designation is Office Commercial and the proposed restaurant use is not
consistent with this designation. The applicant has submitted a letter requesting a site specific
amendment to allow a restaurant use at this location.
Mobility & Master Thoroughfare Plan / Southlake Pathways Plan Recommendations
The required 5’ sidewalk along Village Center Drive is shown on the plan. The plan also shows
pedestrian access from the Village Center Drive sidewalk to the building.
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Surrounding Property Owners
Panera Bread Bakery Café
SPO # Owner Zoning Land Use Acreage
1. Gateway Church CS Office Commercial 13.811
2. Mullins & White Prop Inc O1 Office Commercial 1.296
3. Bank One Na O1 Office Commercial 1.473
4. Mullins & White Properties,Inc O1 Office Commercial 0.737
5. Mullins & White Properties O1 Office Commercial 0.724
6. Southlake Food Mart Lp C3 Town Center 0.937
7. Wendys International Inc C3 Town Center 0.79
8. Eqyinvest Owner II Ltd Llp C3 Town Center 13.148
9. Jpmorgan Chase Bank C3 Town Center 2.115
10. Bootstrap Investments Inc C1 Office Commercial 2.156
11. Abercrombie Holdings Llc O1 Office Commercial 0.972
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Surrounding Property Owner Responses
Panera Bread Bakery Café
Notices Sent: Eleven (11).
Responses Received: None (0).
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SPIN MEETING REPORT
CASE NO. ZA07-145
PROJECT NAME: Panera Bread
SPIN DISTRICT: 8
MEETING DATE: Monday, December 3, 2007 at 8:00PM
MEETING LOCATION: 1400 MAIN STREET, SOUTHLAKE, TEXAS
MEETING ROOMS 3A & 3B
TOTAL ATTENDANCE: Seven (7)
SPIN REPRESENTATIVE(S) PRESENT: Pattie Minder (8)
APPLICANT(S) PRESENTING: Martin Schelling,
N3 Development
STAFF PRESENT: Planner Clayton Comstock
STAFF CONTACT: Clayton Comstock, (817)748-8269; ccomstock@ci.southlake.tx.us
EXECUTIVE SUMMARY
About four (4) residents attended the citywide SPIN
meeting for the proposed redevelopment of a former
Bank One building on the southeast corner of E.
Southlake Blvd and Village Center Dr. and adjacent to
Gateway Church. The new “casual dining restaurant”
business, Panera Bread, proposes to reface the
existing building, demolish the drive-thru canopy
structure, and make other minor additions to the site;
including sidewalks, a new monument sign, a dumpster
enclosure, and an outdoor seating area.
Meeting attendees were supportive of the proposed redevelopment and verbalized satisfaction with
the proposed use and building design.
QUESTIONS & DISCUSSION
When will trucks be making their store deliveries?
QUESTION:
During their regular business hours which are generally 6am to 9pm.
RESPONSE:
I’m very excited about this… How soon can you open?
QUESTION:
Sometime in the spring would be an estimate.
RESPONSE:
How will this location compare to the Hurst location?
QUESTION:
It will be similarly sized… perhaps a little bigger.
RESPONSE:
Will you add more to the building on the drive-thru side?
QUESTION:
No. The only addition to the building will be a 225 square foot cooler to the back (south
RESPONSE:
side) of the building.
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Have you spoken with Gateway Church regarding the potential parking issues on
QUESTION:
Sundays?
We did speak with the church recently and they were very helpful and cooperative. They
RESPONSE:
will begin relaying the message to their congregation.
Are all Panera Breads corporate owned?
QUESTION:
No, but all the Panera Breads in the DFW area are corporate stores.
RESPONSE:
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is
neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the
public of the issues and questions raised by residents and the general responses made. Responses as summarized in
this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the
case through the Planning and Zoning Commission and final action by City Council.
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CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-545
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF
SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A
CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF
SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT 2,
BLOCK 1, GUMM-SCIFRES ADDITION, BEING APPROXIMATELY
1.45 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED
IN EXHIBIT “A” FROM “O-1” OFFICE DISTRICT TO “S-P-1”
DETAILED SITE PLAN DISTRICT WITH “O-1” OFFICE DISTRICT
USES TO INCLUDE THE “C-2” LOCAL RETAIL COMMERCIAL USE
OF “RESTAURANTS” BUT EXCLUDING THE USE OF A DRIVE-
THRU FOR RESTAURANTS, AS DEPICTED ON THE APPROVED
SITE PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT “B”, SUBJECT TO THE SPECIFIC REQUIREMENTS
CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL
ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE
ZONING ORDINANCE; DETERMINING THAT THE PUBLIC
INTEREST, MORALS AND GENERAL WELFARE DEMAND THE
ZONING CHANGES AND AMENDMENTS HEREIN MADE;
PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF
ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION
IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS,
the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9
of the Texas Local Government Code; and,
WHEREAS,
pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
general welfare, all in accordance with a comprehensive plan; and
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WHEREAS,
the hereinafter described property is currently zoned as “O-1” Office District
under the City's Comprehensive Zoning Ordinance; and
WHEREAS,
a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and
WHEREAS,
the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities; location of ingress and egress points for parking and off-street loading spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on the
promotion of health ad the general welfare; effect on light and air; effect on the over-crowding of
the land; effect on the concentration of population, and effect on transportation, water, sewerage,
schools, parks and other public facilities; and,
WHEREAS,
the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS,
the City Council of the City of Southlake, Texas, does find that there is a public
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necessity for the zoning changes, that the public demands them, that the public interest clearly
requires the amendments, and that the zoning changes do not unreasonably invade the rights of
those who bought or improved property with reference to the classification which existed at the time
their original investment was made; and,
WHEREAS,
the City Council of the City of Southlake, Texas, does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over-crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS,
the City Council of the City of Southlake, Texas, has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has
been a change in the conditions of the property surrounding and in close proximity to the tract or
tracts of land requested for a change since the tract or tracts of land were originally classified and
therefore feels that the respective changes in zoning classification for the tract or tracts of land are
needed, are called for, and are in the best interest of the public at large, the citizens of the city of
Southlake, Texas, and helps promote the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby
amended so that the permitted uses in the hereinafter described areas be altered, changed and
amended as shown and described below:
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Being Lot 2, Block 1, Gumm Scifres Addition, an addition to the City of Southlake,
Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 7423, Plat
Records, Tarrant County, Texas, and being approximately 1.45 acres, and more fully
and completely described in Exhibit “A” from “O-1” Office District to “S-P-1” Detailed
Site Plan District with “O-1” Office District Uses to the “C-2” Local Retail Commercial
use of “restaurants” but excluding the use of a drive-thru for restaurants as depicted
on the approved Site Plan attached hereto and incorporated herein as Exhibit “B”,
and subject to the following specific conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are
not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both present
conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen
congestion in the streets; to provide adequate light and air; to prevent over-crowding of land; to
avoid undue concentration of population; and to facilitate the adequate provision of transportation,
water, sewerage, drainage and surface water, parks and other commercial needs and development
of the community. They have been made after a full and complete hearing with reasonable
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consideration among other things of the character of the district and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the most
appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if
the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
declared to be invalid, the same shall not affect the validity of the zoning of the balance of said
tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
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not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance or its caption and penalty together with a notice setting out the time and place for a
public hearing thereon at least fifteen (15) days before the second reading of this ordinance, and if
this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of
its provisions, then the City Secretary shall additionally publish this ordinance in the official City
newspaper one time within ten (10) days after passage of this ordinance, as required by Section
3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the _____ day of ___________, 2007.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the _____ day of __________, 2007.
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________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
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EXHIBIT “A”
Being legally described as Lot 2, Block 1, Gumm Scifres Addition, an addition to the City of
Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 7423, Plat
Records, Tarrant County, Texas, being approximately 1.45 acres.
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EXHIBIT “B”
Land Use Letter
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“S-P-1” Letter
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Site Plan
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Building Elevations
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West Elevation Changes (Canopy Side)
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Color Rendering
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Color Rendering
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Outdoor Seating Exhibit
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Tent Exhibit for Outdoor Seating Area
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Landscape Plan
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