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2001-04-05 P&Z Meeting REGULAR PLANNING & ZONING COMMISSION MEETING APRIL 5, 2001 LOCATION: 1400 Main Street, Southlake, Texas City Council Chambers of City Hall WORK SESSION: 6:00 P.M. 1. Discussion of all items on tonight' s meeting agenda. EXECUTIVE SESSION: If a need arises to seek the advice from the City Attorney as to the posted subject matter of this Planning and Zoning Commission meeting, the issues or matters will be discussed in executive session. 1. Pursuant to Section 551.071, Texas Government Code, the Commission may meet in executive session to consult with the City Attorney regarding matters authorized by Section 551.071, including matters posted on this agenda. 2. Reconvene: Action necessary on items discussed in executive session. REGULAR SESSION: 6:30 P.M. 1. Call to Order. 2. Approval of the minutes of the Planning and Zoning Commission meeting held on March 22, 2001. 3. Administrative Comments. CONSENT AGENDA: All items listed below are considered to be routine by the Planning and Zoning Commission and will be enacted with one motion. There will be no separate discussion of items unless a Commission member or citizen so requests, in which event, the item will be removed from the general order of business and considered in its normal sequence. 4. Consent: ZA01-022, FINAL PLAT FOR HIGH POINT ADDITION, on property legally described as Tracts 3A, 3A1, 3AIA, 3AIB, 3A1C, 3A2, 3E, and 3E1, Littleberry G. Hall Survey, Abstract 686, being 17.950 acres. Location: On the west side of Shady Oaks Drive across from Love Henry Court. Current Zoning: "SF-IA" Single Family Residential District; "SF-20A" Single Family Residential District; and "SF-30" Single Family Residential District. SPIN Neighborhood #13. Approval is subject to Plat Review Summary No. 2, dated March 30, 2001. PLANNING AND ZONING COMMISSION AGENDA MARCH 22, 2001 PAGE 2 REGULAR AGENDA: 5. Consider: ZA00-118, PLAT REVISION FOR LOT 2R1R, BLOCK B, RAVENAUX VILLAGE, on property legally described as Lot 2R1, Block B, Ravenaux Village; being 3.969 acres. Location: On the south side of Countryside Court approximately 740' west of North White Chapel Boulevard. Current Zoning: "S- P-1" Detailed Site Plan District with limited "CS" Community Service District Uses. SPIN Neighborhood #11. Public Hearing. 6. Consider: ZA01-006, SPECIFIC USE PERMIT TO ALLOW AN ADDITIONAL ANTENNA ON AN EXISTING TELECOMMUNICATION TOWER PER ZONING ORDINANCE NO. 480, SECTION 45.1 (38) AND SECTION 45.8, on property described as Lot 1R, Block B, North Davis Business Park; being 0.757 acres. A Concept Plan will be considered with this request. Location: On the south side of Greenwood Drive, approximately 60' north of Greenbriar Drive. Current Zoning: "S-P-1" Detailed Site Plan District with "I-1" uses with outside storage and an antenna station. SPIN Neighborhood #16. Public Hearing. 7. Consider: ZA01-009, PRELIMINARY PLAT FOR LOTS 1, 2, 3, 4, & 5, BLOCK 1 GUMM SCRIFRIES ADDITION on property legally described as Tracts 2 & 2B John A. Freeman Abstract No. 529; being 18.64 acres. Location: On the south side of East Southlake Boulevard (FM 1709) being approximately 430' west of Westwood Drive. Current Zoning: "AG" Agricultural and "O-1" Office District. SPIN Neighborhood #8. Public Hearing. 8. Consider: ZA01-127, REZONING AND DEVELOPMENT PLAN FOR HALTOM CREEK ESTATES on property legally described as Tracts 3A1G3, 3A1G, 3A1G5, 3A1G1, 3A1G2, 3A1G4, 3A1F1, 5133, 5B, 5132A, 5132, 4E, and 4, Frances Throop Survey Abstract No. 1511; being 95.9 acres. Location: On the east side of North Carroll Avenue and the west side of Sunshine Lane, approximately 500' south of East Dove Road. Current Zoning: "AG" Agricultural and "SF-IA" Single Family Residential District. Requested Zoning: "R-PUD" Residential Planned Unit Development. SPIN Neighborhood #5. Public Hearing. THIS ITEM HAS BEEN REQUESTED TO BE TABLED AND TO CONTINUE THE PUBLIC HEARING TO THE APRIL 19, 2001, PLANNING AND ZONING COMMISSION MEETING. PLANNING AND ZONING COMMISSION AGENDA MARCH 22, 2001 PAGE 3 9. Consider: Ordinance No. 480-KK, Amendment to the Zoning Ordinance No. 480, Section 16 to allow triplexes as a residential use in the "MF-1" Two Family Residential District. Public Hearing. 10. Consider: Amendments to the currently adopted Trail System Master Plan. Public Hearing. 11. Consider: Amendments to the currently adopted Park Master Plan. Public Hearing. 12. Consider: Meeting Adjournment. CERTIFICATE I hereby certify that the above agenda was posted on the official bulletin boards at Town Hall, 1400 Main Street, Southlake, Texas, on Friday, March 30, 2001, at 6:00 p.m., pursuant to the Texas Government Code, Chapter 551. `~y~iYlilA/11111 •N. Sandra L. LeGrand o ; _ s City Secretary If you plan to attend this public meeting and had64 disabili*i+lequires special needs, please advise the City Secretary 48 hours in advance at 481-1519, and reasonable accommodatiAYWiil'691ml ade to assist you. I REGULAR PLANNING AND ZONING 2 COMMISSION MEETING 3 APRIL 5, 2001 4 5 COMMISSIONERS PRESENT: Chairman Dennis King; Vice-Chairman Michael Boutte; and 6 Commissioners Kenneth Horne, Jim Jones, Pamela Muller, Vernon Stansell, and John Terrell. 7 8 COMMISSIONERS ABSENT: None. 9 10 CITY STAFF PRESENT: Kevin Hugman, Director of Community Services; Dennis Killough, I 1 Senior Planner; Ken Baker, Senior Planner; Chris Carpenter, Senior Park Planner; Angela Turner, 12 Graduate Engineer; and Lori Farwell, Administrative Secretary. 13 14 Chairman King called the meeting to order at 6:35 p.m. 15 16 There was no Work Session held. 17 18 AGENDA ITEM #2, APPROVAL OF MINUTES: 19 Chairman King opened discussion of the minutes of the Planning and Zoning Commission meeting 20 held on March 22, 2001. 21 22 Commissioner Muller said she informed Lori Farwell of a few comments to be added to the minutes 23 and that the Commission has a copy of those comments. 24 25 Motion was made to approve the minutes of the Planning and Zoning Commission meeting held 26 on March 22, 2001, as amended. 27 28 Motion: Stansell 29 Second: Terrell 30 Ayes: Horne, Stansell, Terrell, Boutte, Muller, Jones, King 31 Nays: None 32 Approved: 7-0 33 Motion carried. 34 35 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #0044) 36 37 AGENDA ITEM #3, ADMINISTRATIVE COMMENTS: 38 There were no Administrative Comments. 39 40 Chairman King said the Consent Agenda items are considered to be routine and will be enacted with 41 one motion unless a Commission member or an audience member requests for an item to be removed 42 from the Consent Agenda in which it will then be placed on the Regular Agenda and considered in 43 its normal sequence. No one requested for an item to be removed from the Consent Agenda. 44 Planning and Zoning Commission Meeting Minutes on April 5, 2001 1 I AGENDA ITEM #4, ZA01-022, FINAL PLAT FOR HIGH POINT ADDITION: 2 Motion was made to approve ZA01-022 subject to Plat Review Summary No. 2, dated March 30, 3 2001. 4 5 Motion: Stansell 6 Second: Horne 7 Ayes: Stansell, Terrell, Boutte, Muller, Jones, Horne, King 8 Nays: None 9 Approved: 7-0 10 Motion carried. 11 12 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #0083) 13 14 AGENDA ITEM #5, ZA00-118, PLAT REVISION FOR LOT 2R1 R, BLOCK B, RAVENAUX 15 VILLAGE: 16 Senior Planner Dennis Killough presented this item to the Commission for a Plat Revision for Lot 17 2R1R, Block B, Ravenaux Village, on property legally described as Lot 2R1, Block B, Ravenaux 18 Village. The property is located on the south side of Countryside Court approximately 400' west of 19 North White Chapel Boulevard. The Current Zoning is "S-P-1" Detailed Site Plan District with 20 limited "CS" Community Service District uses. The Land Use Category is Office Commercial. The 21 Owner of the property is Edwin Cole Ministries. The Applicant is Christian Men's Network. Five 22 written notices were sent to property owners within the 200' notification area, and no responses were 23 received. 24 25 John Levitt (Civil Works Group) 600 S. Main, Suite 300, Rhome, Texas, presented this item to the 26 Commission and requested no variances. 27 28 Chairman King opened the Public Hearing. No one in the audience stepped forward to speak. 29 Chairman King closed the Public Hearing. 30 31 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #0187) 32 33 Motion was made to approve ZA00-118 subject to Plat Review Summary No. 3, dated March 30, 34 2001. 35 36 Motion: Stansell 37 Second: Muller 38 Ayes: Terrell, Boutte, Muller, Jones, Horne, Stansell, King 39 Nays: None 40 Approved: 7-0 41 Motion carried. 42 43 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #0204) Planning and Zoning Commission Meeting Minutes on April 5, 2001 2 I AGENDA ITEM #6, ZA01-006, SPECIFIC USE PERMIT TO ALLOW AN ADDITIONAL 2 ANTENNA ON AN EXISTING TELECOMMUNICATION TOWER PER ZONING 3 ORDINANCE NO. 480, SECTION 45.1 (38) AND SECTION 45.8: 4 Motion was made at the applicant's request to table ZA01-006 and to continue the Public Hearing 5 to the May 3, 2001, Planning and Zoning Commission meeting. 6 7 Motion: Muller 8 Second: Stansell 9 Ayes: Boutte, Muller, Jones, Horne, Stansell, Terrell, King 10 Nays: None 11 Approved: 7-0 12 Motion carried. 13 14 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #0232) 15 16 AGENDA ITEM #7, ZA01-009, PRELIMINARY PLAT FOR LOTS 1, 2, 3, 4, & 5, BLOCK 1, 17 GUMM SCIFRES ADDITION: 18 Senior Planner Dennis Killough presented this item to the Commission for a Preliminary Plat for 19 Lots 1, 2, 3, 4, & 5, Block 1, Gumm Scifres Addition, on property legally described as Tracts 2 & 20 2B, John A. Freeman Abstract No. 529, and being 18.64 acres. The property is located on the south 21 side of East Southlake Boulevard (F.M. 1709) across from Village Center Drive. The Current Zoning 22 is "AG" Agricultural District and "O-1" Office District. The Land Use Category is Office 23 Commercial. The Owner of the property is Charles C. Gumm. The Applicant is Sun Coast 24 Architects. 20 written notices were sent to property owners within the 200' notification area, and 25 one response was received being in favor. 26 27 John Levitt (Civil Works Group) 600 S. Main, Suite 300, Rhome, Texas, presented this item to the 28 Commission and requested no variances. 29 30 Chairman King opened the Public Hearing. No one in the audience stepped forward to speak. 31 Chairman King closed the Public Hearing. 32 33 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #0335) 34 35 Motion was made to approve ZA01-009 subject to Plat Review Summary No. 2, dated March 30, 36 2001. 37 38 Motion: Jones 39 Second: Stansell 40 Ayes: Muller, Jones, Horne, Stansell, Terrell, Boutte, King 41 Nays: None 42 Approved: 7-0 43 Motion carried. Planning and Zoning Commission Meeting Minutes on April 5, 2001 3 I (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #0372) 2 3 AGENDA ITEM #8, ZA01-027, REZONING AND DEVELOPMENT PLAT FOR HALTOM 4 CREEK ESTATES: 5 Chairman King said the applicant for this item requested for it to be tabled to the April 19 meeting 6 but said he has a card from someone who wishes to speak tonight so he will go ahead and open the 7 public hearing. 8 9 Chairman King opened the Public Hearing. 10 11 Bob Bonchak, 1820 Hunters Creek Drive, Southlake, Texas, said he is here tonight to oppose the 12 request to table this item. He said that tabling it will not change the fact that a SPIN meeting was not 13 arranged before this public hearing; tabling it will not change the fact that public hearing signs were 14 not posted on the property within the time frame specified by the city; and tabling it will not change 15 the underlying issues involved with this rezoning request. He said that tabling it will only send the 16 message to the developer that he controls the process. He said this property is designated on the 17 Land Use Plan as agricultural and "SF-lA," and they are turning the majority of it into medium 18 density. 19 20 Chairman King said the Commission's approval of this request to table does not make any comment 21 on the weight of the presentation; it does not mean the Commission is for it or against it. It just 22 means they will put it off until another day when they will then hear the issues. 23 24 Kay Zimmerman, 1420 Whispering Dell Court, Southlake, Texas, said her property backs up to this 25 property and her greatest concern is what they will do to the drainage on her property since she backs 26 up to a 100-year flood plain. She does not think the drainage or bufferyards have been addressed. 27 28 Chairman King closed the Public Hearing. 29 30 Motion was made at the applicant's request to table ZA01-027 to the April 19, 2001, Planning and 31 Zoning Commission. 32 33 Motion: Stansell 34 Second: Terrell 35 Ayes: Jones, Horne, Stansell, Terrell, Boutte, Muller, King 36 Nays: None 37 Approved: 7-0 38 Motion carried. 39 40 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section 40622) 41 42 AGENDA ITEM #9, ORDINANCE NO. 480-KK, AMENDMENT TO THE ZONING 43 ORDINANCE NO. 480, SECTION 16, TO ALLOW TRIPLEXES AS A RESIDENTIAL USE IN 44 THE "MF-1" TWO FAMILY RESIDENTIAL DISTRICT: Planning and Zoning Commission Meeting Minutes on April 5, 2001 4 I Senior Planner Dennis Killough presented this item to the Commission for an Amendment to the 2 Zoning Ordinance No. 480, Section 16, to allow triplexes as a residential use in the "MF-1" Two 3 Family Residential District. 4 5 Commissioner Muller asked if this could go under the "MF-2" zoning district. Mr. Killough said it 6 could although this particular piece of property does not meet some of the "MF-2" requirements. He 7 said the applicant would have to get approval for whatever deficiencies he had from the Zoning 8 Board of Adjustment for that particular zoning district and then would also have to have approval 9 of an "MF-2" zoning district. 10 11 Emil Halim presented this item to the Commission. 12 13 After further discussion, it was determined that the applicant needed time to meet with staff 14 regarding this application. 15 16 Chairman King called for a break at 7:15 p.m. 17 Chairman King called the meeting back to order at 7:26 p.m. 18 19 Chairman King opened the Public Hearing. No one in the audience stepped forward to speak. 20 Chairman King closed the Public Hearing. 21 22 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #1303) 23 24 Motion was made to deny Ordinance No. 480-KK, Amendment to Ordinance No. 480, Section 16. 25 26 Motion: Muller 27 Second: Jones 28 Ayes: Horne, Stansell, Terrell, Boutte, Muller, Jones, King 29 Nays: None 30 Approved: 7-0 31 Motion carried. 32 33 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #1326) 34 35 AGENDA ITEM 910, AMENDMENTS TO THE CURRENTLY ADOPTED TRAIL SYSTEM 36 MASTER PLAN: 37 Director of Community Services Kevin Hugman presented this item to the Commission. He said 38 they have retitled this plan to the Southlake Pathways Master Plan. The reason for doing that is 39 because in the past they have focused on the term, "trails," although the term has a particular 40 meaning in the trail business - being of a particular width and of a certain type of construction. He 41 said this plan involves pathways that are not of a standard width and yet is still a plan for non- 42 motorized mobility throughout the city. They have chosen to take a more general approach in the 43 terminology and call this the Southlake Pathways Master Plan. 44 Planning and Zoning Commission Meeting Minutes on April 5, 2001 5 I Senior Park Planner Chris Carpenter discussed the background information of this plan and stated 2 there have been nine public meetings held to discuss possible Trail System Master Plan revisions, 3 including briefings by the consultant, SPIN-sponsored forums, and Park Board meetings. He said 4 the Park Board recommended approval of this plan on February 12, 2001. Mr. Carpenter said one 5 of the main things they tried to get away from is labeling everything as a trail. He said the term, 6 "trail," means certain things to certain people; when people give grant money to them for trails, they 7 are talking about a specific width. Mr. Carpenter presented the plan to the Commission and reviewed 8 the pathways in specific areas of the city with them. 9 10 Commissioner Horne said there is a boulevard shown on the plan running right between the two 11 schools at Carroll Avenue and East Highland. He said one of those two schools, probably the 12 Intermediate School, will go away and that building will probably become the administration 13 building for the school board in which case that is a big boulevard running right through the middle 14 of that neighborhood. Mr. Carpenter said this alignment of their thoroughfares is on every single 15 piece of marked material Kohl has for this property. He said all we are trying to accommodate in the 16 trail plan is the alignment they would propose and the resulting cross section of the trail that would 17 result from it. 18 19 Director Hugman said the key is that we are not advocating, proposing, or assuming that this is a 20 boulevard section. Right now, the Westerra plans show a possible roadway through there, and we 21 are trying to take advantage of that with a trail. He said if the road never goes through, the trail will 22 never go through. 23 24 Commissioner Horne said he just wanted to make sure if the Commission takes action on this 25 tonight, it doesn't lock that in at that location. 26 27 At the SPIN meeting, Commissioner Terrell said there was some discussion about connecting North 28 Peytonville with Southridge Lakes Parkway and asked if that will be put on before this goes to City 29 Council. Mr. Carpenter said he would recommend we put it on the plan as a connecting point and 30 proposed that could be added pretty easily. 31 32 Commissioner Muller questioned why sidewalk sections are not shown in front of Southridge Lakes 33 and in front of Bicentennial Park. Director Hugman said this plan will not show 4' sidewalks on it 34 and that is what is in some of those places. He said instead of advocating an 8' trail section on the 35 north side as well as the south side, they left it off the north side at this point. 36 37 Commissioner Muller asked if the Park Board had discussions regarding that issue. Director Hugman 38 said no, not about that piece. 39 40 Commissioner Muller said it seems those are both dense residential areas on either side of the road. 41 Her concern is people having to cross F.M. 1709 and zigzag back and forth for the trail system. 42 Director Hugman corrected himself and said there was some discussion by the Park Board on that 43 matter; he said they felt the sidewalk would provide access once it is built out. He said there will be 44 sidewalk from Peytonville Avenue to Southridge Lakes Parkway and an 8' trail from Southridge Planning and Zoning Commission Meeting Minutes on April 5, 2001 6 I Lakes Parkway to Bicentennial Park. 2 3 Commissioner Stansell asked who owns the trails as they are developed. Mr. Carpenter said that 4 98% of the time, it is the city - either through right-of-way, right-of-way agreements, or easements. 5 6 Commissioner Stansell said this is a great plan but asked if somewhere in the plan, it has been taken 7 into account of how much it will cost to maintain all of this. Director Hugman said they do not have 8 a dollar figure for the cost of construction or a dollar figure for the cost of maintenance. He said the 9 plan is a long-term plan; it is a twenty-year plan, if that. He said they will program them in to their 10 Capital Improvements Plan. He said as they have opportunities with development, they will have 11 the developers put them in or they pay the money and we escrow it. 12 13 Commissioner Muller said our half-cent sales tax goes toward not only building these but 14 maintaining them afterward. 15 16 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #2825) 17 18 Chairman King opened the Public Hearing. 19 20 Ed McAdams, 1203 Lorraine Court, Southlake, Texas, said he thinks this is a very well thought out 21 plan but questioned how residents on the south side of F.M. 1709 will get across to Town Square. 22 He said he really thinks that is something to be considered with this plan. 23 24 Commissioner Horne suggested placing a foot bridge over to the Town Square area for residents on 25 the south side. 26 27 Commissioner Muller said she lives on the south side and said it is very difficult to get across F.M. 28 1709. She questioned whether or not the timing of the lights could be adjusted in order to give 29 people more time. 30 31 Director Hugman said the city would have to work with TxDOT on the traffic signals. He said F.M. 32 1709 traffic is one of their major concerns and they addressed it in the plan in several areas. He said 33 they mention the possibility of a bridge by Bicentennial Park, and they also discuss medians and 34 pedestrian safety zones where pedestrians can cross to a center area and then wait there to cross. 35 36 Commissioner Horne said for an overall plan that costs upwards of $100 million, a few overhead 37 spans across our major thoroughfares is not out of order. 38 39 Commissioner Muller agreed with Commissioner Horne in that a pedestrian bridge should also be 40 considered by Town Square. 41 Chairman King closed the Public Hearing. 42 43 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #3100) 44 Planning and Zoning Commission Meeting Minutes on April 5, 2001 7 I Commissioner Muller thanked staff for their hard work on this and said they did an excellent job in 2 notifying the public of the hearings for this plan and for the Master Park Plan. She also thanked all 3 the Park Board members for their time. 4 5 Commissioner Horne also thanked staff for their time and said this plan is very clear and he 6 appreciates that. 7 8 Motion was made to approve the Amendments to the currently adopted Trail System Master Plan 9 and to add a connection between North Peytonville Avenue and Southridge Lakes Parkway and to 10 add text associated with the possibility of adding a footbridge across F.M. 1709 with access to Town 11 Square and to Bicentennial Park or as otherwise appropriate. 12 13 Motion: Stansell 14 Second: Muller 15 Ayes: Stansell, Terrell, Boutte, Muller, Jones, Horne, King 16 Nays: None 17 Approved: 7-0 18 Motion carried. 19 20 (Planning and Zoning Commission meeting, 04-05-01, tape 1, section #3296) 21 22 AGENDA ITEM #11, AMENDMENTS TO THE CURRENTLY ADOPTED PARK MASTER 23 PLAN: 24 Senior Park Planner Chris Carpenter presented this item to the Commission. After holding several 25 information gathering community meetings, Schrickel, Rollins and Associates provided a 26 preliminary draft of the Parks, Recreation, and Open Space Master Plan Update to staff and to the 27 Park Board for discussion at their February 12, 2001, meeting and for approval at their March 19, 28 2001, meeting. He said staff has also provided suggestions for future development of some of the 29 undeveloped parks based on prior discussions with area residents and possible other improvements 30 over the life of this Master Plan Update. 31 32 Suzanne Sweek (Schrickel, Rollins, and Associates) presented the Park Master Plan and discussed 33 the developed and undeveloped aspects of each park. 34 35 Rob Fiester (Schrickel, Rollins, and Associates) presented the Master Plan for Bicentennial Park and 36 discussed possible uses with the Commission. 37 38 Commissioner Jones said he knows we have an outstanding baseball association in Southlake and 39 one of the things the association has trouble with is meeting the demand for practice fields. He 40 questioned how much demand there is for sand volleyball courts and asked if that area is taking up 41 enough room that there could be another baseball field. He asked if it is possible that the sand 42 volleyball courts could go into the proposed pavilion area that is further west. 43 44 Director of Community Services Kevin Hugman said he knows we have a deficiency of practice Planning and Zoning Commission Meeting Minutes on April 5, 2001 8 1 fields right now which is why the association is using game fields for practices and to some extent 2 they will probably always do that. In their needs assessment, they recognize the need for practice 3 fields and that is one of the things with a community park, they can address some of those with 4 practice areas and with joint use with the schools. They know the need is there, and they are trying 5 to address those issues. As far as putting it in the location of the sand volleyball courts, he said that 6 area is not quite large enough to put another field in there. He said Bicentennial Park is becoming 7 quite a sports complex and what they are trying to do is to make it more multi-user and soften it with 8 trails throughout the park and add pavilions along with the sand volleyball courts. 9 10 Commissioner Stansell discussed the number of lighted and unlighted soccer fields available. He 11 asked when the soccer fields at Bob Jones Park will be lighted. Director Hugman said they are 12 programmed for fiscal year 2002 and the reason is that the original grant that was to cover the lights 13 was under-funded. He said SPDC approved the funding but phased it over three years which caused 14 them to go back and break up the project into pieces. He said they were concentrating on the grant 15 items and getting those items in first because of the timing on the grant. 16 17 Commissioner Stansell said this is a sport that doubles baseball in participation and baseball has half 18 a dozen lighted fields, SPDC did not see right to light these fields sooner rather than later. Director 19 Hugman said we did not have the funding. 20 21 Commissioner Horne said development is coming to the area of town around Bob Jones Park and 22 stated that inline hockey rinks and basketball courts are not there. He asked if there are plans to 23 incorporate those types of things in that park. Director Hugman said because of the natural beauty 24 and charm of that area and the heavily wooded areas, most of that park was envisioned to be a 25 passive park. He said the corps property has to be left undisturbed, but they did put sports-type uses 26 along White Chapel Boulevard because it is close to the road and it did not have many trees. 27 28 Commissioner Horne said there will be more people in that area in the very near future and asked 29 if there is any chance they could rethink that. Director Hugman said their recommendation at this 30 time is that these are the only sporting facilities up there with the rest of Bob Jones being more 31 passive. 32 33 In reviewing Noble Oaks Park, Commissioner Muller said this is the park that Scott Martin has been 34 working on a plan for. Director Hugman said Mr. Martin has shared his plan with staff on a couple 35 of occasions, and they have gone over it in detail with him. He said Mr. Martin has also been to the 36 Park Board with the plan but at this point, they have not told staff to implement that plan. He said 37 they are trying to keep these plans very conceptual in nature, and Mr. Martin's plan is a very different 38 type of park than what we had envisioned. He said Noble Oaks is going to be a neighborhood park. 39 At this point, he said they have not gotten direction to go that way so they are going with what they 40 see as a more traditional park. 41 42 Commissioner Muller stated that Mr. Martin's plan could happen, and it is something for 43 consideration in the future and thanked Mr. Martin for all the time he dedicated to this. He has talked 44 about it for years and gave his time freely. We may not use all of it, but she is hopeful we will Planning and Zoning Commission Meeting Minutes on April 5, 2001 9 I consider it in the future. 2 3 Commissioner Horne agreed and thanked Mr. Martin and said it offers our young people more 4 activities that they can partake in. He said every kid does not have a horse, but he does have a 5 basketball and some skates. He said the children are going to want to do more than just look at some 6 trees. 7 8 Director Hugman said the parks that are the most conceptual in nature and have the fewest things 9 shown on them are the ones they envision to be the longest range as far as development - that would 10 be Sheltonwood and Noble Oaks. 11 12 Commissioner Muller asked that Mr. Martin's packet be added to the meeting record. 13 14 Commissioner Jones asked if Southlake has a Historical Society. Commissioner Muller said we did, 15 but it was disbanded when we burned down the Fechtel Farm for the Town Square. She said we 16 would like to see it started up again. 17 18 Commissioner Jones asked if it would be possible to have some Historical Society information in 19 these parks. He said there will be children there, and it would be a great way to give them an idea 20 of the origin of Southlake or the historical significance of that particular area. Director Hugman said 21 that is something they would like to do and hopefully eventually they will be able to do that. 22 Certainly in Bob Jones Park, he said they would like to put some historical markers describing the 23 origins of the park and who the land had belonged to. He said Royal and Annie Smith Park also 24 lends itself to that. 25 26 Commissioner Jones said Southlake is really an old city; it is not a new city. He would think there 27 would be some families who have lived here for generations, and we could gather some information 28 from them. 29 30 Commissioner Muller said we have all that; Mrs. Payne has tons of information on Southlake. 31 32 Commissioner Stansell asked if the people from the Soccer Association wanted to voice their 33 concerns about the development of the fields, who would they need to talk to. Director Hugman said 34 they could either talk to Chris Carpenter or himself on staff or encourage them to come before the 35 Park Board. 36 37 Mr. Carpenter said pending the action of the Commission tonight, this plan will be at the City 38 Council meeting on April 17, 2001. 39 40 (Planning and Zoning Commission meeting, 04-05-01, end of tape 1, section #7186) 41 42 Chairman King opened the Public Hearing. 43 44 Ed McAdams, 1203 Lorraine Court, Southlake, Texas, said he considers himself very fortunate Planning and Zoning Commission Meeting Minutes on April 5, 2001 10 1 that a brand new school is being built behind his house as well as Noble Oaks Park. He said he did 2 not see Mr. Martin's plan for the park, but he assumes it is different than the concept shown on the 3 overhead screen. He said that currently the field is an excellent practice soccer field and said his 4 neighborhood had a picnic there last year and had 129 people walk across to the park and had a great 5 picnic. He said it is great the way it is, and it met their needs as a community. He said there is a 6 sports court in the neighborhood that their kids can use. He said the original plan called for the pond 7 to be filled in but he understands that has changed. The last he heard from CISD is that if the pond 8 remains, they will fence the entire property line between the school and the park. He thinks that is 9 very sad. He hopes we can work with the school board on that. He said he would like to leave the 10 park basically undeveloped because they have the school right next door with the play equipment 11 and basketball courts. Regarding the historical aspects of this site, he said the school is going to be 12 named Old Union because there was a old school, the first school in the area, on the park site which 13 was named Old Union. 14 15 Commissioner Horne said when he mentioned basketball courts or hockey rinks, he did not mean 16 the southern part of the city; it is dotted with them. He is talking about the future development in the 17 northern part of the city, and that is where he thinks we need to look at ball fields or courts. People 18 up there need to have something so they do not have to drive five miles to get to it. 19 20 Chairman King closed the Public Hearing. 21 22 (Planning and Zoning Commission meeting, 04-05-01, tape 2, section #0390) 23 24 Motion was made to approve the Parks, Recreation, and Open Space Master Plan Update and to 25 include text that will outline opportunities to incorporate historically related events within Southlake. 26 27 Motion: Stansell 28 Second: Jones 29 Ayes: Terrell, Boutte, Muller, Jones, Horne, Stansell, King 30 Nays: None 31 Approved: 7-0 32 Motion carried. 33 34 (Planning and Zoning Commission meeting, 04-05-01, tape 2, section #0475) 35 36 Chairman King said he appreciates all the hard work staff has done on this plan and appreciates them 37 staying here late this evening with the Commission. 38 39 AGENDA ITEM #12, MEETING ADJOURNMENT: 40 Chairman King adjourned the meeting at 10:08 p.m. on April 5, 2001. 41 42 (Planning and Zoning Commission meeting, 04-05-01, tape 2, section 90485) 43 44 Planning and Zoning Commission Meeting Minutes on April 5, 2001 11 1 r 2 5 De is King 6 Chairman 7 8 9 ATTEST: 10 11 13 ACII~u u 14 Lori A. Farwell 15 Administrative Secretary 16 17 NACommunity Development\WP-FILES\MTG\MIN\2001\04-05-O1.DOC 18 Planning and Zoning Commission Meeting Minutes on April 5, 2001 12 Scott F.1Viartin Architect & Planner April 3, 2001 Southlake Planning and Zoning Commission City Of Southlake Re: My Gift to the Citizens of Southlake-Professional Design Services for NOBLE OAKS PARK Dear Friends, Please note that this lengthy letter and attached Conceptual Design Drawings are being provided to you at this time in lieu of a presentation at your next meeting. Further explanation of the cir- cumstances dictating the need for this very limiting presentation technique will be given further into this letter. I hope you will be understanding at this letter's length due to the fact that I am notable to address each of you individually. Thank you in advance for your patience. I still clearly remember that night seven years ago when I sat, as a concerned citizen, in the City Council chambers as the developers of The Versailles subdivision officially donated to the citizens of Southlake the very first piece (5 acres) of public park property ever contributed under our newly passed Park Dedication Ordinance. I was very familiar by that night with this beautiful property so wonderfully covered with so many "noble oak" trees. I vowed that night that I would create the best park design that I, as a licensed professional Architect, Urban Designer and Certified Master Gardener, could produce and then donate it for the use and betterment of my home community of nearly twenty years now. The past seven years have been extremely full for me and my family. As most of you are aware, I served as one of the founding Chairman of S.P.I.N., Board of Directors Member and President of Keep Southlake Beautiful, was trained and Certified as a Texas Master Gardener, Honored as our City's 1996 United Way Volunteer Of The Year, served three years on the Board of directors of the Southlake Parks Development Corporations with my last year serving as that Board's President, while concurrently serving you all as an elected member of our City Council for one term. Believe me, that three year term was long enough for a volunteer who doesn't like politics! ! Regretfully enough, my family has also suffered through the deaths of both my father and of my father-in-law and the current long-term illness of my dear sweet 85 year old mother-in law. I guess no-one promised me life was going to be easy or painless. This brief synopsis of my recent personal history is intended to merely illustrate that even as much as I wish that I could dedicate every waking minute of every day to my on- going commitment to helping you and all of our other citizen volunteers to build the very best possible community, I can not control the external forces which divert my attention and energies away from what I wish I could be doing. This regrettable situation has twice in the past several months been clearly illustrated, firstly when last year I was required to rally "the forces-that-be" within staff and the City Council to save the existing pond which straddles the common property line between Noble Oaks Park and the adjacent school site to the west. The school board wanted to fill in the existing pond Page 1 691 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 Scott F. Martin Architect & Planner while at the same time at other campuses they were spending tax payers dollars to construct ponds for educational purposes; Go Figure I was successful in convincing the City Council to reverse their original decision and subsequently the beautiful 1/3 acre pond has been saved! The Council recom- mended that in lieu of their reviewing my Conceptual Plans at that time, that they believed that I should proceed directly to the Park Board who were currently charged with the required cyclical four year review of the Parks and Recreation Master Plans. I had previously, in mid-November 1999, made a 3+ hour presentation to City Manager Campbell and Community Services Director Hugman. Pursuant to the directive of our City Council, I pro- ceeded within days to make a lengthy, but in no way complete, presentation to all of the Parks and Recreation planning staff members in order to garner their professional input. Their recommendation were then incorporated into my plans & presentation and I was scheduled to present an abbreviated 1.5 hour presentation to the Park Board at their September Board meeting. Prior to my presenta- tion, our Senior Planner Chris Carpenter told the Board that he didn't believe that the City could ever afford to pay for the amount and quality of work which I had produced and that this park could "put us on the map". Chris was queried by a Board member and then estimated the value of the donated services to be at least $80,000, an amount I feel to be fair, but low. The members present listened kindly and asked approximately four or five questions when I was through. My follow-up shipment of color copies of the full presentation drawings went unacknowledged, even though they did request me to make them and send them as one of their follow-up questions. (Please find enclosed a copy of my accompanying letter to Parks Board dated Sept. 20, 2000). To my great dismay, that was the last time that I heard from the staff or the Parks Board on my extraordinary gift to the city or any pub- lic disclosure or discussion of same. During the past few months I have had to weather a severe bout with the flu I picked up during my time on jury duty downtown; my wife has broken her foot in three places; I have had to honcho the sixty Dallas County Master Gardener volunteers who work our booth at "Dallas Blooms at the Ar- boretum" for the entire two month duration of the festival; and because of the tremendous additional demands on my family's time in regard to taking care of my extremely ill Mother-in-law, her home in North Richland Hills and her dog, we have not had time to keep close surveillance on the Park Board. But, I want you to know that during this period I have additionally completed and presented two sepa- rate design schemes for the placement of the proposed Recreation Center. Again, all my professional design services were given freely; that is, without cost to you the taxpayers. (Please find enclosed a copy of one of my two separate design solutions, the other is not in an easily reproducible form at this time.) I make note of this additional work in order to illustrate that I was often at Park Headquarters so there was ample opportunity for staff or anyone else to communicate timely information to me about the ongoing Master Planning process. So you can appreciate my shock and disgust when, on Saturday, March 24, I ran into Chris Carpenter and asked him when the public hearings on my plans were going to be held. Much to my chagrin he informed me that public hearings had already been held but only on the Schrickel-Rollins submittal and that no staff member or anyone on my behalf ever presented my Concept Plans to anyone in the public. They were keep secret, as if they didn't exist and the gift of my seven year's of Professional Design Services were hidden from the citizen's of Southlake by the one's whom I had entrusted with my Life's Gift. When I then requested of Chris to Page 2 591 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 Scott F. Martin Architect & Planner be put on the next agenda to address the Park Board on this issue, he informed me that the Park Board had already met (without anyone informing me of said meeting) and, apparently from my review of the minutes of that meeting, never even addressed my $80,000+ gift to the citizen's and certainly did not even acknowledse, discuss or consider my seven years of professional design work at any time during their "Public Hearing". Towards the end of my March 24 conversation with Chris, in a shocked state of rage I pleadingly asked "Where do I go from here?" , Chris replied that it was already scheduled for the next P & Z meeting. Again, this situation came as a complete and utter surprise to me, with very little time for me to recover and to prepare, which I can only surmise was the ultimate attempt. Following two days of pain, rage and rejection, my wife convinced me not to burn all the drawings but to move forward and see if the P & Z Commissioners would for one, be more respectful; two, share my vision for a First Class 21 st Century American City; and thirdly, find it within themselves to be as "Bold" in their vision and actions as I had always earnestly admonished all of the Developers and their Architects to be during my many years of public service in S.P.I.N., K.S.B. and from the dais as an elected City Councilman trying to build the "Best and Most Beautiful City in the World".....My Daddy always said to "aim high Scott, because even if you fall short, you will still be able to hold your head up high around town." I hope you have had the opportunity to review the Schrickel-Rollins Masterplan for Noble Oaks Park which has cost the taxpayers of our city, I estimate, several thousands of dollars, if not as much as $10,000. As a ten year long involved citizen volunteer in our parks system, I can not profess that my vision or that of many of my friends and fellow volunteers exhibits M resemblance to the vision for the Masterplan for Noble Oaks Park that is manifest within Schrickel-Rollins plan for four picnic table, a picnic pavilion and an existing asphalt parking lot! (Noting that the Citywide Trail System component is required by ordinance.) Last Friday, after spending most of my week preparing the enclosed copies of my updated presen- tation drawings for distribution to you all, I took them by the Planning Department at City Hall and left them for mere inclusion into the "Packet Envelopes" delivered by tax-payer paid city employees in tax- payer provided vehicles. I subsequently received a telephone call from senior planning staff member Dennis Killough informing me in no uncertain terms that the City Staff would not include my gift in your "Packets" and he additionally informed me that my Concept Plans were in no way a part of their agenda item for consideration at this P & Z meeting. Pursuant to me being "frozen-out" of your ability to consider my creations at this specific meeting, I have been forced to draft this lengthy letter and hand deliver everything to you myself. Considering that, unlike the S.P.D.C. and the City Coun- cil meetings, you have no "Public Forum" item on your standard agenda so that items not specifically on your published agenda can be legally brought to your attention and discussed, I will not be able to publicly present my gift to you at that meeting. I see no reason to consume anymore of your pre- cious time during your public meeting with material not able to be considered. I would of course be more that willing to meet with you all as a group or individually, with the postulate that I not be strung along or waste anymore of my life 'lilting at windmills". I guess that I have always labored under the delusion that the Planning and Zoning Commission were, in fact, the appointed and sworn body with ultimate responsibility for final reviews for "plans" no matter from what source they came and addi- tionally charged with making final recommendations to the City Council on all matter of Planning. Page 3 F 591 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 Scott F. Martin Architect & Planner At least that was the way I thought it was suppose to work when every year on Council I labored through the difficult task of appointing new members to your august body. Believe me, the real fun is in the planning not in just hearing zoning cases. As I earlier earnestly admonished you, "Be Bold" Embrace The Vision! I would like to thank each of you for your hard work, dedication and sacrifice that you all make on behalf of the future of our great city! If I can be of any assistance in the above mentioned areas or any other, please do not hesitate to call upon me. I look forward to our next meeting and the oppor- tunity to continue in the sharing of my vision and design concepts for "Noble Oaks Park". Respectfully Submitted, Scott F. Martin, Architect W/ Enclosures: one set -14 pages - 11x17 SITE ANALYSIS & CONCEPTUAL DESIGN PLANS for NOBLE OAKS PARK SFM letter to Park Board dated Sept. 20, 2000 11 x17 CONCEPT PLAN - Dove Rd. MINI-MUNICIPAL COMPLEX SFM letter to City Councilmembers w/ oral presentation text to accompany above drawing P.S. I apologize if my letter has ended abruptly, but family business requires a trip to the E/R for treat- ment and hospitalization, diverting our attention and energies away, once again. I hope that I have been able to effectively communicate some historical fact as well as my earnest efforts to continue to build a wonderful Home for all of us. As always, I look to you all for leadership and guidance...... you have my number and know where to find me, my name, home address and telephone number are proudly printed on every sheet of drawings and every page of every letter. I remain your humble servant. C.C.: Mayor and City Council Members Page 4 591 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 Scott F. 1Viartin Architect & Planner January 25, 2001 Re: Proposed Concept Plan for Dove Rd. Mini-municipal Complex Dear Mr. Mayor and City Council Members, Please find enclosed copies of my Concept Plan drawings presented to you during your last regular City Council meeting. I hope that you will find the time in your very busy schedule to re- view and consider my conceptual proposals for this site. Having served three years on the S.P.D.C. and one term as President of same, I know that we are not yet at completion of parkland purchases and can not conceive of allowing land already owned by "The People" to be sold back to the private development community. This flat and virtually treeless property is ideal for park development similar to or identical to the uses contained within my proposal. It is my understanding that the Park Board feels that we do not need any more parkland; this complete reversal of the consensus of the previous Park Boards, the Staff, the S.P.D.C. and the City Council from that of just over one year ago is difficult for me to comprehend. We are nowhere near complete on parkland purchases and I am certain that we will never be able to buy new parkland at the per-acre price paid for this particular 33 acre mass purchase; so that we would certainly be doing the taxpayers a grievous dis- service if we do not transfer the unused portion of this property to future parkland use and develop- ment. Pursuant to the outcome of the current siting analysis of the Richards-Timmaron Site for the placement of the Recreation Center, the varied and diverse usage as illustrated within my proposal would still be valid with or without the double gymnasium Recreation Center being included. I am including on the following page the list of benefits/advantages of this site's development as I per- sonally outlined during my presentation to you. Please note the last item on my list. I am certain that each and every one of you is extremely thankful that the main central police station and fire sta- tion is not close to your homes. When we consider that, of the three fire station sites selected for our city, this is the only one directly adjacent to residential land uses, I believe that thoughtful con- sideration should be given to we homeowners who will suffer for as long as we live here with the 24 hour / 7 days a week "inconveniences" of our proximity to the very important site which will pro- vide the safety benefits to the rest of the city. Please, I beg you, do not make us eat the city's nu- tritious but unpalatable "Meal of Liver" without at least giving us some desert to look forward to! During most of the last decade, past Council Member Ralph Evans started each and every City Council meeting with an invocation to our Lord that "each of our decisions would be fair and just for all". "Fair and just for all", please remember those words and the true spirit of democracy and its doctrine of fairness. I am petitioning you, my elected officials, to consider my unsolicited presentation of these many hours of professional programming and planning services which I have voluntarily provided to you on this extremely important matter and that you will hear my plea and respond to my petition. 591 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 MA Scott F. Martin Architect & Planner Page 2 of 2 BENEFITS of the Dove Rd. MINI-MUNICIPAL SITE COMPLEX • Distributes traffic load across City • Utilizes the benefits of the "Traffic Management Bond Fund" construction expenditures in mov- ing traffic onto a north-south movement pattern across 1709 instead of along it • Helps to fulfils the long term Parks & Recreation goals for build-out of services • Allows for shared costs with the Crime Control & Prevention District: Design Services, Utility Services, Infrastructure, Maintenance, etc. • Provides Security for the Rec. Center and Park • Close proximity to the 17 acre Sheltonwood Park will allow for support services to be easily provided to it • Shared environment doesn't isolate either Department • Close proximity to five existing schools and two future school sites (refer to attached sheet A-1) • Completes the original recreation elements (recreation center and outdoor competition swim- ming pool) of Bicentennial Park's Masterplan which may not be able to be placed on that site due to future land purchase constraints • Bicentennial Park will be "Maxed Out" after current expansion plans are completed • Close proximity to our Corporate Campus environments along Hwy. 114 will provide addi- tional benefits as an economic development incentive • Balances out some of the negatives of the D.P.S. Headquarters, Central Police station and Main Fire station to their many surrounding and impacted neighbors Inspired long term planning is the true key to successful community development! Please see to it that this park usage is included in our city's comprehensive development plans. If you have any questions, please feel free to call upon me at any time at Metro (817) 481-5348. As always, I stand ready to serve you and my community in any way that you may see fit. Respectfully Submitted, Scott F. Martin, Architect cc: Billy Campbell, City Manager Shana Yelverton, Assistant City Manager Kevin Hugman, Director - Community Services Department 591 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 Scott F. Martin Architect & Planner September 20, 2000 Dear Friends, I would like to take this opportunity to thank each of you for your kind attendance to my presen- tation at your last meeting! Please note that I have included, in this package, copies of each sheet exhibited within my pres- entation set of drawings that was not included in your original Park's Board package for that night. The previously issued drawings were the Title Sheet (SAI), Site Analysis Sheets (SA2 through SA4). The newly included drawings are the Site Concept Plans (CPI through CP7) and the Community Building Concept Plan (A]). If any of the new drawings are missing or if you have need of replacement copies of the original issue group please contact me at 481-5348 at any time and I will replace whatever you need. The original Site Analysis sheets establish the general, as well as some specific criteria upon which the entire design concept is based. If you would be kind enough to review these sheets (SAI through SA4) prior to reviewing the newly issued drawings, I believe many of the various design elements that I have included within the park would be some- what self-explanatory. Please note that I have not included the sheet Community Building Con- cept Plan -Second Floor (A2) as noted within the Table Of Contents on sheet SAL As ob- served that evening, the current plan is not to include the Community Services Department staff of- fices at this site, so that I have reduced the second floor usage to contain the building's staff office space and mechanical/electrical equipment space only. My presentation to you was only the third time that I had the opportunity to attempt to verbalize the six years of creative endeavors on my "labor of love". I was asked by Staff, who received the first two, to shorten my first presentation down from 3+ hours to a considerably shorter duration. I succeeded in shortening the presentation to you the other evening to one third the length but hav- ing felt that the 3+ hour presentation in no way covered the myriad levels and depths of the design in its entirety, you can imagine that there is the vast majority of the design which I was unable to present to you on our first occasion. I stand ready to continue with the sharing of these concepts at your convenience, either on a board or on an individual or smaller group level. Those of you who know me know that I am always willing to give of my time freely for causes that are important to me, so please do not hesitate to contact me at any time for additional information or a personal meeting. If you don't know it, I work out of an office addition to my home and am thusly close at , hand most of the time. 591 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 Scott F. Martin Architect & Planner I would like to take this opportunity to once again remind each of you that as a three year Board Member and the past President of the S.P.D.C. that I am as painfully aware of the current and near term financial shortfalls as you are. As community leaders, we must be able to contemplate, ana- lyze and plan for the near term, as well as the long term needs fulfillment of our community. I have a personal and professional motto the states "Failing to plan, is planning to fail." If the origi- nal master plan for Bob Jones Park had been adopted by your board some five years ago we would not have been eligible to even apply for the $500,000 matching grant from the Texas Parks and Wildlife Service that has allowed the progression of Phase Two of that park to proceed to the near construction phase today, years ahead of our wildest expectations! What was once only a far- distant dream for the conversion of an eye-sore of a rundown trailer-park into what will be a truly beautiful multi-hundred acre park, would never have happened if a dedicated group of citizens and staff had not been bold enough to envision and plan for that dream those many years ago. I believe that, as was so repeatedly expressed by our citizens during the recent public hearings held by you on our Citywide Park System Master Plans, that we should begin to implement the planning for more "passive use" park areas, especially in consideration of the revisions being made to Bicentennial Park with the diminished "passive use" areas that once encompassed the entirety of the eastern portion of that park. I also believe that it would be opportunistic to begin to unabash- edly demonstrate that the much desired "passive use" park areas are in fact being addressed within the long term Master Plan in a less "remote" area of our city. Once again I would like to thank each of you for your hard work, dedication and sacrifice that you all make on behalf of the future of our great city! If I can be of any assistance in the above mentioned areas or any other, please do not hesitate to call upon me. I look forward to our next meeting and the opportunity to continue in the sharing of my design concepts for "Noble Oaks Park". Respectfully Submitted, Scott F. Martin, Architect F 591 East Dove Road, Southlake, Texas 76092 Metro (817) 481-5348 .1u1• Alk J1 p4 cw , v F>1 ell s s , . ,p 7 I ~ "F *.N 't IWtI i F L: V r ~ ti^ ~ ~ Y w + it rr'~tF ~y Y 1# ~1 "Y ° r +i {o w. r i ~ p ~'T~'~i NF of Iri ~~--y.1 y y~ • 000 \VVVu 11 la.. tl ~ tRR//J~~~r"~{~~~e~~s "F ~ . - yq• ii^s++~~ D I'y' v t [ d• w,l 4 r~. l "amw uM ~ 1 ~ A ~'I ff A , i ~ 1 #1 \1 FX I~ • 4~' i i..f .L w' " w'w~ C) C) ?U ! TY'* ATYA.. IF F a`" F ell u, P - w a+ t V ~ A IIb n,li. ~ ~ ~"t Aix t • _ _ , IK. 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