Item 7ECity of Southlake
Department of Planning
STAFF REPORT
May 11, 2005
CASE NO
ZA05 -016
PROJECT: Site Plan for St. John Baptist Church
REQUEST: St. John Baptist Church is requesting approval of a site plan for a church facility of
approximately 47,000 square feet on approximately 10.5 acres.
The following variances are being requested:
• Driveway Spacing — The minimum spacing between driveways on S. Kimball
Avenue is 250 feet. The applicant is requesting a distance of approximately 200
feet.
• Parkin4 — The minimum number of parking spaces required for this site is 500
spaces. The applicant is requesting up to a ten percent (10 %) reduction of
required parking spaces.
ACTION NEEDED: 1. Conduct public hearing
2. Consider site plan approval
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Site Plan Review Summary No. 3, dated April 29, 2005
Surrounding Property Owners Map
Surrounding Property Owners Responses
Full Size Plans (Ibr Con nnissi and Council Members Only)
STAFF CONTACT: Ken Baker (481 -2036)
Dennis Killough (481 -2073)
Case No.
ZA05 -016
BACKGROUND INFORMATION
OWNER: St. John Baptist Church
APPLICANT: Siebenlist & Mabry Architects
PROPERTY SITUATION: The property is located on the southwest corner of Crooked Lane and S.
Kimball Avenue.
LEGAL DESCRIPTION: Tract 5, Green Meadow Subdivision
LAND USE CATEGORY: Industrial
CURRENT ZONING: "CS" Community Service
HISTORY: -A final plat was approved by the City Council on December 3, 1974.
-The "I -1" zoning was placed on the property with the approval of Zoning
Ordinance No. 480 on September 19, 1989.
-A change of zoning and associated concept plan from "I -1" to "CS" was
approved by City Council on April 16, 2002.
TRANSPORTATION
ASSESSMENT:
Case No.
ZA05 -016
Master Thorouzhfare Plan
The Master Thoroughfare Plan recommends South Kimball Avenue to be a
4 -lane, divided arterial street with 94' of right -of -way. Adequate right -of-
way exists for this roadway.
E.zistinm Area Road Network and Conditions
The proposed site will have three (3) accesses directly onto S. Kimball
Avenue. No drives are being proposed onto Crooked Lane.
South Kimball Avenue recently was expanded and is a 4 -lane, divided
arterial street. Crooked Lane exists primarily as a north/south 2 -lane,
undivided local street. There are no plans for expansion of this road.
May, 2004 traffic counts on Crooked Lane (between S. Kimball Ave
and Continental Blvd): Table #1
24hr
South Bound (SB) (1,806
North Bound NB 1,750)
SB
Peak A.M. 227 8 — 9 a.m.
Peak P.M. 197 3 — 4 p.m.
NB
Peak A.M. 223 8 — 9 a.m.
Peak P.M. 190 3 — 4 p.m.
Attachment A
Page 1
Traffic Ini»ttct
PATHWAYS
MASTER PLAN
Use
Sq. Ft.
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM_
OUT
Church
46,820
427
18
16
17
14
*Vehicle Trips Per Day
*The AM/PM times represent the number of vehicle trips generated during the weekday peak
travel times on S. Kimball Avenue.
A minimum 6' off - street trail is required along the west side of S. Kimball
Avenue. An on- street bikeway is also planned on S. Kimball Avenue. The
site plan shows the required trail.
TREE PRESERVATION: The proposed plans that were submitted do indicate the applicant's
willingness to preserve trees within the area of the 30' Voluntary Bufferyard
adjacent to Crooked Lane, within the northwest and southwest corners of the
development and possibly some sections in the interior of the development
depending on the extent of site grading. Although the current submitted Tree
Survey is slightly off from east to west, the new tree survey should place the
trees that are shown within the right -of -way of Crooked Lane within the 30'
Voluntary Bufferyard adjacent to Crooked Lane. The central portion of the
property is located on a hill which will more than likely be cut down and
made level for the building and parking areas.
WATER & SEWER: A 12 -inch water line exists along the east side of S. Kimball Avenue. A 6-
inch and 8 -inch water line exists along the west side of Crooked Lane. The
applicant proposes to loop the water from the water line in S. Kimball
Avenue to the water line in Crooked Lane. An 8 -inch sanitary sewer line
exists along the west side of S. Kimball Avenue.
DRAINAGE ANALYSIS: This site drains to S. Kimball Avenue. The storm sewer system in S. Kimball
Avenue is designed for the pre - development runoff. A detention pond is
proposed to handle the post - development runoff from this site.
P &Z ACTION: May 5, 2005; Approved (6 -1) subject to Site Plan Review Summary No. 3,
dated April 29, 2005;
• granting requested 10% variance in parking specifically so the
applicant can evaluate the possibilities to use the variance in fewer
parking spaces to save as many trees as possible;
• and along that line, accepting his willingness to further evaluate the
site plan between now and when they appear before Council to alter
parking and save trees
• also granting requested variance to articulation on the east and
northern elevations that removing the dormers as shown on the site
plan will create;
Case No. Attachment A
ZA05 -016 Page 2
• accepting the applicant's commitment to move the dumpster to a
location not visible to any residences and removing it from the
northwest corner;
• and, granting the variance for driveway spacing.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated April 29, 2005.
M \Community Development \MEMO \2005cases \05- 016SP.doc
Case No.
ZA05 -016
Attachment A
Page 3
Vicinity Map
St. John Baptist Church
Tract 5, Green Meadow Subd.
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Case No.
ZA05 -016
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Page 1
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ZA05 -016
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March 24, 2005
Mr. Benjamin Bryner
City of Southlake
Planning and Zoning Department
1400 Main Street
Southlake, TX 76092
RE: Saint Johns Baptist Church
Southlake, Texas
Planning —Variance Request
HAND DELIVERY
As the architects and authorized owners representative for planning and design
issues of the above referenced project, we respectfully request your review and
approval for the following variance request.
Variance Request
We are requesting a variance of 10 percent reduction in the required number of
parking spaces.
This 10 percent reduction would allow for a non required and owner initiated 30'
wide landscape buffer yard along the Crooked Lane increasing the separation
between this project and the adjacent single family residential development
The variance allowing for this 30' buffer yard may allow for some of the existing
large trees along Crooked Lane to remain.
It is our opinion that the benefits of separation, landscape, and visual screening
of the adjacent property owners and the city of Southlake substantiate a
reasonable request for approval of our request.
Thank y your time and consideration.
ZAOS
Ron Mabry RECD MBAR 2 8 7005
RMrsg
Case No. Attachment C
ZA05 -016 Page 6
a
March 24, 2005
Mr. Benjamin Bryner
City of Southlake
Planning and Zoning Department
1400 Main Street
Southlake, TX 76092
RE: Saint Johns Baptist Church
Southlake, Texas
Planning — Variance Request
HAND DELIVERY
As the architects and authorized owners representative for planning and design
issues of the above referenced project, we respectfully request your review and
approval for the following variance request.
Variance Request
We are requesting a variance of Driveway Ordinance No. 634 to add a third
driveway (Driveway #2) to reduce on -site and off -site vehicular congestion during
peak ingresslegress periods common to worship center occupancies. The
addition of the third driveway would reduce the centerline to centerline driveway
spacing to 200' in lieu of the 250' requirement.
However, the centerline distance from Driveway #2 to Driveway 91 is 460' and
drive centerline distance from Driveway #1 to Driveway #3 is 660'.
It is our opinion the ingress/egress benefits by allowing three driveways serving
the same facility in a 660' distance with the minimum centerline distance of 200'
would substantiate a reasonable request for approval of our request.
W Thankyouour time and consideration.
Ron Mabry
RMlsg
M Last i ergu,nn
903.593.426t
RECD MAR 2 8 2005
ZA 16
a
Case No. Attachment C
ZA05 -016 Page 7
STATEMENT OF PURPOSE
The church in Southlake TX will serve as a multiuse,
center that will serve both the spiritual and physical
needs of our congregants and our community.
The total facility will be approximately 47,000 square
feet and is intended to help enable the members,
guests and surrounding communities to complete
tasks and assignments that will enable the support of
those in need around Southlake and outlining areas.
Our church will be planned and built around the word
of God. We will have a sanctuary that will be dedicated
as a praise and worship facility. Additionally, we will
utilize this edifice to service our members needs in a
variety of ways, including baptismal services, baby
dedications, weddings, funerals and other programs
as needed.
The remainder of the facility will be used for education,
ministry work, physical fitness and community work.
Over 15,000 square feet of classrooms will be
available for these purposes. This will allow for the
training in the areas of religion, spiritual development,
life skills, physical, emotional support and other
special areas of interest. We will also be able to host
conferences that further the cause of the church and
community as well as special events that promote the
ideas of helping mankind in a variety of ways. This
facility is being designed with the community in mind,
Deacon Rodney H. Johnson
St. John Baptist Church
Grand Prairie/ Southlake, TX
Case No.
ZA05 -016
H05-0 I b
REM APR 1 8 2005
Attachment C
Page 8
SITE PLAN REVIEW SUMMARY
Case No.: ZA05 -016
Review No.: Three
Date of Review: 04/29/05
Project Name: Site Plan — St. John's Baptist Church
APPLICANT:
Carita Weaver, project manager
Phone:
Fax: (817) 424 -3307
ARCHITECT: Siebenlist Mabry Architects
Ron Mabry
100 E. Ferguson Street, Suite 1210
Tyler, TX 75702
Phone: (903) 596 -8300
Fax: (903) 596 -8302
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/18/05 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.
1) Provide the minimum driveway spacings between Drives I & 2. Driveways on S. Kimball Ave are
required a distance of 250' between centerlines. (A variance has been requested.)
2) Provide the required number of parking spaces. The site requires 500 spaces. (A variance has been
requested.)
3) Show, label, and dimension easements on adjacent properties. Easements exist on the EntekAddition
and in Cambridge Place.
4) Correct the R.O.W. width for S. Kimball Avenue. The Master Thoroughfare Plan calls for 94' of
width.
INFORMATIONAL COMMENTS
* The subject property must comply with the City of Southlake Drainage Ordinance No. 605, as
amended.
The proposed site does not exceed the maximum permitted impervious coverage area percentage of
65% for the "C -3" Zoning District. The impervious coverage area percentage of this is
approximately 64 %.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
The applicant should be aware that prior to issuance of a building permit a fully corrected site plan,
landscape plan, irrigation plan, and building plans, must be submitted for approval and all required
fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter
Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
Case No. Attachment D
ZA05 -016 Page 1
Articulation Evaluation No. 1
CaseNo.ZA 05 -016
DateofEvabathn:04/29/05
EbvatDns forSt. John Baptist Church
R eceired: 04 /l8 /05
Front - facing:
Northeast
W aILht.=
30
H orizontalafdculatDn
V e2ji--ala2tbulatDn
R equled
P mviied
D ela
O kay?
R equyed
P mvided
D ela
O kay?
• ax. wallbngth
90
82
-9%
Yes
90
56
-38%
Yes
Mh.afdc.offset
5
5
0%
Yes
5
10
100%
Yes
Mh.afdc.hngth
6
13
117%
Yes
6
13
117%
Yes
Rear - facing
Southwest
W alLht.=
30
H orizontalaxtr:ulatDn
V extDalaztDulatnn
R equined
P mv:ded
D eta
O kay?
R equjed
P mv:ded
D ela
O kay
• ax. waILbngth
90
82
-9%
Yes
90
56
-38%
Yes
• h. a2bc. offset
5
5
0%
Yes
5
10
100 1 -8
Yes
• n. artd✓. hngth
6
13
117'-.
Yes
6
13
117%
Yes
Right - facing:
Northwest
W aILht.=
30
H offiontalaxtculatbn
V estDalaztDulatiDn
Required
P roviied
D ela
O kay?
R equi ed
P mvsded
Delta
O kay?
M ax. wallbngth
90
82
-9%
Yes
90
56
-38%
Yes
• ii. afdc. offset
5
5
0%
Yes 5
10
100%
Yes
M ii. wxdc.hngth
6
13
117%
Yes 6
13
117%
Yes
Left - facing:
Southeast
W alLht.=
30
H orizontalaxtbulatDn
V extDalaYtDuulathn
Requined
Pmv:ded
Deter
Okay?
Requyed
Provided
Dela
Okay
• ax. walL -bngth
90
56
38 %
Yes
90
56
-38 %
Yes
Min.axdc.offset
5
10
100%
Yes
5
10
100 1 -8
Yes
M n. ate. ngth
6
13
117%
Yes
6
131
117's
1 Yes
Case No.
ZA05 -016
Attachment D
Page 2
TREE PRESERVATION ANALYSIS
(Non - Residential Development)
Case: 05 -016 Date of Review: April 26, 2005 Number of Pages: 1
Project Name: St. John Baptist Church
THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED
PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF
CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR
CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 748 -8229.
TREE PRESERVATION COMMENTS:
1. The proposed plans that were submitted do indicate the applicants willingness to preserve trees
within the area of the 30' Voluntary Bufferyard adj acent to Crooked Lane, within the northwest and
southwest corners of the development and possibly some sections in the interior of the development
depending on the extent of site grading. Although the current submitted Tree Survey is slightly off
from east to west, the new tree survey should place the trees that are shown within the right -of -way
of Crooked Lane within the 30' Voluntary Bufferyard adj acent to Crooked Lane. The central portion
of the property is located on a hill which will more than likely be cut down and made level for the
building and parking areas.
* Non - residential Development: In a non - residential development, all protected trees that the
Landscape Administrator determines must be altered in order to install utility lines within public
R. OW. or public utility or drainage easements as shown on an approved Final Plat, or to install fire
lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be
exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of the
Tree Preservation Ordinance. Any protected trees within these areas that the Landscape
Administrator determines do not have to be altered shall be subject to the tree protection
requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement
requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the
development shall be subject to both the tree replacement and the tree protection requirements, and
all other provisions of the Tree Preservation Ordinance.
Case No. Attachment D
ZA05 -016 Page 3
Surrounding Property Owner
St. John Baptist Church, Lot 5, Green Meadows Subd.
Case No.
ZA05 -016
Land Use
Owner
Zonin
1.
Wassef, Yaser & Laura
"SF -20A"
2.
Mactavish, Dwayne & Kim
"SF -20A"
3.
Peracha, Mohammad & Rubina
"SF -20A"
4.
Cesander, Laurence & Patric
"SF -20A"
5.
Denis, Jean & Melisa
" I -1"
6.
Memo International, Inc.
" I -1"
7.
Pearson, Carey & Kelly
"SF -IA
8.
Thomas, Don Alan
"S -P -2"
9.
Segars, Ralph
" I -1"
10.
St. John's Baptist Church Gp.
" I -1"
11.
Southlake, City of
"I -1"
Case No.
ZA05 -016
Land Use
Acrea
Medium Density Resid.
0.533
Medium Density Resid.
0.519
Medium Density Resid.
0.533
Medium Density Resid.
0.519
Industrial
8.000
Industrial
3.756
Low Density Resid.
2.804
Industrial
14.070
Industrial
3.448
Industrial
12.539
Industrial
16.244
Attachment E
Page 1
Surrounding Property Owner Responses
St. John Baptist Church, Lot 5, Green Meadows Subd.
Notices Sent: Eleven (11)
Responses: None (0)
One (1) Letter received from property owner outside the 200' notification area:
Cathy and Steve Mohr, 713 Manchester Court, Southlake, TX see attached letter addressing their
concerns received 4 -28 -05
Case No.
ZA05 -016
Attachment F
Page 1
Dear Mr. Stansell,
My name is Cathy Mohr and my husband, Steve, and I used to live at 1406 Dartmouth Drive in Stone
Lakes, (the house with the stone bridge, creek and trees). I used to be on the Stone Lakes
Homeowners Associationa and was quite involved with the newsletter and social aspect of that
neighborhood. We now live in the Cambridge Place subdivision off of Kimball and Crooked Lane
because we wanted a bigger lot for a pool for the kids, and we have been here for almost 2 years.
St John the Baptist Church is wanting to start construction on their church this summer and I went to the
SPIN meeting a couple of weeks ago and met the architect and the pastor. They are very nice people but
I do have concerns about the trees between the Church and our subdivision, across Crooked Lane. The
Church proposes a 30 foot buffer between construction/parking lot and Crooked Lane, but I believe they
will only keep the buffer if parking variance for 500 spaces is reduced by about 10 -I5 pct.
My concern is that they need 500 parking spaces, and our neighborhood and surrounding neighborhoods
who use Crooked Lane would like the Church to be granted a variance to save the boundary trees on
Crooked Lane.
Also, I know developers put orange plastic fencing around a tree trunk to make it appear they are trying
to save a tree. I know developers put orange plastic fencing around the drip line to make it look like
they are trying to save trees.
Then.....top soil is spread under the trees, and a trencher comes in to trench for a sprinkler system.
Months later, and even a couple years later the trees die. The root zone is extremely vulnerable and
must be protected and listed below are my concerns.
1. The natural soil under /near these trees must be undisturbed from the beginning of construction until
the end of construction.
2. Grading can not be done near these trees. This lot has hundreds of trees...(actually the whole
property is TREES).
3. Some of the boundary and internal oaks have been growing for well over 100 -150 years, and they
are used to dry seasons and wet seasons, and even putting a sprinkler system near them that would
water 3 times a week can kill these trees.
4. Retaining walls can not be put near them, because they hold water that can eventually drown the
trees. Supposedly the chuck will be a lower than Crooked Lane.
5. Laying grass sod on top of the trees in many cases add additional weight that can crush and compact
the roots.
6. Trenching for a sprinkler system within the drip line, can certainly give the tree a death sentence.
Once the construction is done, grass will naturally grow under the trees with all the sunlight that will be
on the area. Sod does not need to be placed there.
7. Construction vehicles, pick up trucks and heavy vehicles can compact and crush the roots of the trees
and kill them.
8. Disposing of chemicals and paints near the trees can kill the trees.
Actually, I think the Church would be more beautiful with a back drop of trees, as well as saving trees
in the front of their property along Kimball.
I truly believe our property values would go down if those trees are lost due to construction or failure to
properly protect them during the construction of the Church.
Right now, we have a tree covered, shady drive from Kimball and Continental to the main entrance to
Cambridge Place, and it makes our entrance and the homes near the entrance so beautiful and
welcoming.
I would also Iike to try to save several huge oaks on the corner of Kimball and Crooked Lane saved. I
realize the developement of the land is near, and I would like to go on the property with the Landscape
administrator and developer to discuss some of our options.
I will attend the Planning meeting at City Hall on Thursday, May 5th.
I have never written a letter or voiced my opinion on issues such as these and I just want to be sure of
the proper way of bringing this up.
Thank you for your time.
With kindest regards and respect,
Cathy and Steve Mohr
713 Manchester Court
Southlake Texas
Case No.
ZA 05 -016
Attachment F
Page 2