Item 6FCITY OF
S0UTHLA1<,.,E
Department of Planning & Development Services
STAFF REPORT
August 28, 2013
CASE NO: ZA13-080
PROJECT: Plat Revision for the Southlake Town Square Garden District and Brownstones
Phase C
*1xd1jI1V/9
SUMMARY: Cooper & Stebbins is requesting approval of a Plat Revision for Southlake Town
Square Garden District and Brownstones Phase C on property described as Lot 24R
and Lots 25-35, Block 24, Lots 1-16 and Lot 38, Block 25, Lot 1, Block 28, Southlake
Town Square, Brownstones at Town Square, Phase B, an addition to the City of
Southlake, Tarrant County, Texas and Tract 2A5E, Richard Eads Survey, Abstract No.
481, City of Southlake, Tarrant County, Texas, and generally located along Park Ridge
Blvd. and east of Central Ave., Southlake, Texas. The current zoning is "DT"
Downtown District. SPIN Neighborhood #8.
REQUEST DETAILS: The applicant is requesting approval of a Plat Revision for Southlake Town Square
Garden District and Brownstones Phase C to develop 60 Garden District residential
units and 33 Brownstones. Because portions of this property were previously platted, a
Plat Revision approval will be required for the final filing document. Please see the
staff report for the associated Concept Plan (ZA13-011) for additional information.
ACTION NEEDED: 1) Consider approval of a Plat Revision
ATTACHMENTS: (A) Background Information
(B)
Vicinity Map
(C)
Plans and Support Information — Link to Presentation
(D)
SPIN Reports: February 11, 2013 and June 10, 2013
(E)
Plat Review Summary No. 2, dated August 28, 2013
(F)
Surrounding Property Owners Map and Responses
(G)
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken
Baker (817)748-8067
Richard
Schell (817)748-8602
Case No. Attachment A
ZA13-080 Page 1
BACKGROUND INFORMATION
OWNER: Brownstones at Town Square, LP
APPLICANT: Cooper & Stebbins
PROPERTY SITUATION: Generally located along Park Ridge Blvd. and east of Central Ave
LEGAL DESCRIPTION: Lot 24R and Lots 25-35, Block 24, Lots 1-16 and Lot 38, Block 25, Lot 1, Block
28, Southlake Town Square, Brownstones at Town Square, Phase B, an
addition to the City of Southlake, Tarrant County, Texas and Tract 2A5E,
Richard Eads Survey, Abstract No. 481
LAND USE CATEGORY: Town Center
CURRENT ZONING: "DT" Downtown District
HISTORY: Key approvals associated with Southlake Town Square and residential
development in Town Square:
January 7, 1997 (ZA96-145): Original "PUD" Zoning & Concept Plan approved
for Southlake Town Square;
August 19, 1997 (ZA97-099 and ZA97-100): Southlake Town Square Phase I
Development Plan and Site Plan approved;
February 4, 2003 (ZA02-104); "DT" Downtown District Zoning & Concept Plan
was approved;
April 1, 2003 (ZA03-013) Specific Use Permit for the Brownstone residential
units was approved.
October 5, 2004 (ZA04-066 & ZA04-067): Revised Concept Plan & Site Plan
for Southlake Town Square's Grand Avenue District was approved;
May 3, 2011; (ZA13-068) A text amendment to Section 37 ("DT" Downtown
District) of Zoning Ordinance No. 480, as amended, creating new definitions for
"Garden District" and "Garden District Residences" as well as providing
additional development regulations for such development was approved.
May 3, 2011; (ZA13-069) A revised Concept Plan for the Garden District,
including 130 Garden District Residences and 10 Brownstones, was approved.
SOUTH LAKE 2030 PLAN: Consolidated Land Use Plan
The "Town Center" definition in the 2030 Land Use is as follows:
The Town Center land use designation is intended to enhance and promote
the development of the community's downtown. The goal is to create an
attractive, pedestrian -oriented environment that becomes the center of
community life in Southlake. It may include compatibly designed retail,
office, cultural, civic, recreational, hotel and residential uses. All uses shall
be developed with a great attention to design detail and will be integrated
Case No. Attachment A
ZA13-080 Page 2
TRANSPORTATION
ASSESSMENT:
PATHWAYS
MASTER PLAN
WATER & SEWER:
into one cohesive district or into distinct sub -districts, each with its own
unique characteristics. A mix of different uses is encouraged to create a
vibrant, lively, and unique environment.
The "Town Center" designation provides the following guidelines for residential
uses:
• Residential uses are to be located between the proposed office or retail
uses and existing residential neighborhoods. These uses are intended
to provide a lower intensity transition between existing neighborhoods
and commercial uses.
• Residential uses should be well integrated with proposed open space
and other civic uses to create a sense of place.
• They should also be integrated with proposed commercial uses in a
manner that provides internal automobile and pedestrian access to
convenience commercial uses.
• Residential uses are recommended to be to the density and scale that is
appropriate based on the context and character of the proposed overall
development.
Traffic Impact: Residential Condominium/Townhouse Use (ITE # 230)
Use
Units
Vtpd*
AM -IN
AM -OUT
PM -IN
PM -OUT
EXISTING
140
820
11
51
49
27
APPROVAL
PROPOSED
(Garden District
93
545
7
34
33
18
and Brownstones
Phase C )
PROPOSED
40
235
3
14
14
8
(Block 4R1)
PROPOSED
(Garden District
and Brownstones
133
780
10
48
47
26
Phase C + Block
4R1)
Net Difference
-7
- 40
-1
-3
-2
-1
Vehicle Trips per Day
The Pathways Plan shows an on -street bikeway planned along Central Ave.
Sidewalks are shown along all public street frontages on the concept plan with
additional sidewalks shown throughout the open space areas.
All necessary public water and sewer infrastructure are currently in place for
this development.
Case No.
ZA13-080
Attachment A
Page 3
TREE PRESERVATION
& LANDSCAPE: There are no existing trees on the site except those that the developer has
planted, including Live Oaks and Magnolias. The preliminary landscape design
is consistent with the Town Square theme.
CITIZEN INPUT: Two SPIN meetings were held. The first SPIN meeting was held Monday,
February 11, 2013. And a second SPIN meeting was held Monday, June 10,
2013. SPIN Meeting Reports for both meetings are included as Attachment "D"
of this report.
PLANNING & ZONING
COMMISSION: August 8, 2013; Approved (5-0) subject to Plat Review Summary No. 1 and
Staff Report dated August 2, 2013 and noting the applicant's willingness to
work with Staff to have a traffic calming devise included along Summit Avenue
and the applicant's willingness to landscape and irrigate the property north of
Main if construction does not begin within 12 months.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated August 28, 2013.
Case No. Attachment A
ZA13-080 Page 4
Vicinity Map
Garden District and Phase C Brownstones
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Case No. Attachment B
ZA13-080 Page 1
Plans and Support Information
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Case No. Attachment C
ZA13-080 Page 1
1st SPIN MEETING REPORT
El SOUTHLAKE
SPIN MEETING REPORT
CASE NO. N/A
PROJECT NAME: The Garden District — Southlake Town Square
SPIN DISTRICT: SPIN #8
MEETING DATE: February 11, 2013; 8:00 PM
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Twenty-six (26)
• SPIN REPRESENTATIVE(S) PRESENT: Vic Awtry (#7)
APPLICANT(S) PRESENTING: Frank Bliss, Cooper & Stebbins; et al five (5)
• STAFF PRESENT: Lorrie Fletcher. Planner I
STAFF CONTACT: Dennis Killough: (817)748-8072 or dkilloughcw_ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at Southlake Town Square; generally the northeast corner of
East Southlake Boulevard and Carroll Avenue.
Development Details
• The original concept plan was approved in May 2011 — 130 Condominiums, 10
Brownstones and 2.4 acres of open space.
• The applicant is requesting a revised concept plan to include:
28 Brownstones in 3 configurations
0 7 Custom Villa Homes (6 detached)
o 83 Garden District Residences in 5 buildings
o 2.2 acres of open space
o Amenities to include:
• Sidewalks
• Landscape
• River bend stream / meditation area
• Spanish steps common area
• Pet playground
Case No. Attachment D
ZA13-080 Page 1
Exhibits presented at SPIN:
New Plan 1 1 2011 Plan
Garden District Residences
83
130
Park Ridge Brownstones
9
10
Brownstones in the Garden
19
0
Park Ridge Villas
7
0
TOTAL
118
140
QUESTIONS / CONCERNS
• Will the city maintain the central park area?
No, the park area will be maintained by the HOA — it is a private open space that
is open to the public.
If the HOA pays, are they going to keep the public out?
No, it is not gated... accessible to the public.
• We are concerned the park will become a teenage hangout?
We feel the environment will be accessible but secure, well managed and well lit.
It is an urban environment — urban suburbia.
• 1 live in one of the Brownstones and these issues have been addressed well. Kids figure
it out... no problem.
Case No. Attachment D
ZA13-080 Page 2
• Is this development accessible to wheel chairs? The Spanish steps? It looks like it
doesn't work.
We have engineered 7 different points of access; only 2 are not ADA accessible.
o Each condo has an elevator from the garage — the ability is there.
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_
Case No. Attachment D
ZA13-080 Page 3
2nd SPIN MEETING REPORT
USOUTHLAKE
SPIN MEETING REPORT
CASE NO. ZA13-011
PROJECT NAME: The Garden District — Southlake Town Square
MEETING DATE: June 10, 2013; 7:00 PM
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Thirty-three (33)
• SPIN REPRESENTATIVE(S) PRESENT: Matt Shurly (#8) and Vic Awtry (#7)
• APPLICANT(S) PRESENTING: Larry Corsin, Cooper & Stebbins; et al five (5)
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Richard Schell: (817)748-8602 or rschellaci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at Southlake Town Square; generally the northeast corner of
East Southlake Boulevard and Carroll Avenue.
Development Details
• The original concept plan was approved in May 2011 — 130 Condominiums, 10
Brownstones and 2.4 acres of open space.
• In February 2013; the applicant proposed the following revised concept plan to SPIN:
0 28 Brownstones in 3 configurations
0 7 Custom Villa Homes (6 detached)
0 83 Garden District Residences in 5 buildings
0 2.2 acres of open space
o Amenities to include:
■ Sidewalks
■ Landscape
■ River bend stream / meditation area
■ Spanish steps common area
■ Pet playground
• Currently, the applicant is requesting a revised concept plan to include:
0 33 Brownstones in 3 configurations
0 100 Garden District Residences in 4 buildings
o ± 3 acres of open space
Case No. Attachment D
ZA13-080 Page 4
Exhibits presented at SPIN:
Garden Brownstones
21
0
Park Ridge East Brownstones
9
9
Park Ridge West Brownstones
3
1
Garden District Residences
60
130
Central Avenue Residences
40
0
TOTAL
133
140
Eliminates Garden District Residence buildings on
the Main Street alley and the
west side of Park Ridge,
which allows this area to be developed independently, and sooner
New plan made possible by eliminating buildings and individual garages in favor of clustering a mix of 3
and 4-story residences over larger central garages on north side
Density reduced; broader offering of residential options; responsive to market demand; phaseable
Open space reorganized but substantially same scale
QUESTIONS/CONCERNS
• What is the ratio of 1 — 2 — 3 bedrooms?
40 — 40 — 20% total
• How many Brownstones?
33
Case No. Attachment D
ZA13-080 Page 5
• 1500 square feet is basically apartment size...
1500 square feet was approved by City Council in 2011
• What was the density in 2011 plan?
Minimum square footage of 1500; no more than 25% of total can be 1500 square
feet
• What about parking?
80 parking spaces; we are currently over parked by 600 parking spaces for
Southlake Town Square. The parking garages are underutilized.
• What is the price point?
$325 - $350 per square foot
• Will these be owner occupied or leased?
These will be sold. We have no holding company or comps in this area.
• So you won't have any restrictions against renting?
People own and rent property throughout the city
• Why is the construction so expensive?
It is Cooper & Stebbins quality expectation and commitment made from the
beginning
• There are two different housing products. Is the condo HOA different from the
Brownstones?
The HOA(s) can set rules that protect value. We are discussing the best
approach regarding the HOA.
• According to your new plan, Summit Avenue no longer dead ends and is now a through
street. We are concerned about 1709 cut through. There is a safety concern and may be
increased traffic from those seeking parking.
You have made good comments... I love the concept. There is a great need for condos.
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.
Case No. Attachment D
ZA13-080 Page 6
PLAT REVIEW SUMMARY
Case No.: ZA13-012 Review No.: Two Date of Review: 08/28/13
Project Name: Plat Revision— Southlake Town Square Brownstones at Town Square
APPLICANT: Frank Bliss
Cooper and Stebbins
1256 Main St. Suite 240
Southlake, TX 76092
Engineer: Jim Riley
Brockette Davis Drake, Inc.
Phone: (817) 329-8400 Phone: (214) 824-3647
E-mail: fbliss@southlaketownsquare.com E-mail: jriley@bddeng.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/27/13 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL.
IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD
SCHELL AT (817) 748-8602 OR DENNIS KILLOUGH AT (817) 748-8072.
Include the addition name for the existing platted lots in the title block as is stated in the legal
description — Southlake Town Square, Brownstones at Town Square, Phase B.
Provide pedestrian access easements over all sidewalks and plaza areas.
3. All lots must comply with the underlying zoning district regulations and controlling specific use permit
and plan approvals.
4. Dedicate right of way as needed for approved alignment of Central Ave.
5. The following changes are needed with regard to easements:
a. Provide easements for water, sewer and/or drainage in compliance with approved
construction plans.
b. Show via dotted lines any easements previously abandoned and label with deed
record of abandonment.
6. Please note the following sections from Southlake Ordinance 880-A moving forward with platting and
permitting of this project:
Sec. 9.5-298. Subdivision of property burdened by pipeline.
When one or more residential lots in a proposed subdivision are crossed or come by or come
within 100 feet of any existing oil or gas pipeline or pipeline easement, the subdivider shall, priorto
and as a condition of city approval of the subdivision, execute the following waiver and hold
harmless agreement, which shall be duly acknowledged in the manner provided by law, and which
shall thereafter be recorded in the appropriate deed or other permanent county records:
"[Subdivider Name], by and through its duly undersigned and authorized officer, does hereby state
that it fully realizes that it is applying for a permit from the City of Southlake to build within 100 feet
of an existing oil or gas pipeline or pipeline easement, and that the City of Southlake considers
building near such pipeline or pipeline easement to have certain inherent dangers, including but
not limited to explosion and release of noxious, toxic and flammable substances. For the
aforementioned reasons [Subdivider Name] hereby RELEASES and agrees to forever HOLD
HARMLESS the City of Southlake, Texas, its officers, officials, employees, successors and
Case No. Attachment E
ZA13-080 Page 1
assigns from all liability in any way arising from the building, use or habitation of [structure
described in the said permit]."
Sec. 9.5-299. Waiver/hold harmless agreement required for issuance of building permit.
(a) Any person, firm or corporation wishing to obtain a building permit for the erection,
construction, reconstruction or expansion of any structure, of which any portion of such
erection, construction, reconstruction or expansion would occur within 100 feet of an existing
oil or gas pipeline or pipeline easement shall, prior to and as a condition of the issuance of
such building permit, execute the following waiver and hold harmless agreement, which shall
be duly acknowledged in the manner provided by law and which shall thereafter be notarized
and recorded in the appropriate deed or other permanent county records: "I, [Applicant's
Name], do hereby state, on my oath, that I fully realize I am applying for a permit from the City
of Southlake to build within 100 feet of an existing oil or gas pipeline easement; that I am fully
aware of the dangers inherent in building near such pipeline or easement, including but not
limited to explosion and release of noxious, toxic and flammable substances; and, further, that
I do hereby RELEASE and agree to forever HOLD HARMLESS the City of Southlake, Texas,
its officers, officials, employees, successors and assigns from all liability in any way arising
from the building, use or habitation of the structure described in the said permit."
(b) Prior to beginning any excavation, trenching or digging using powered equipment or hand
tools that may damage a pipeline, any person within the city shall be required to contact the
one call system and any other appropriate underground utility coordinating systems and
determine if there are any pipelines or public utilities in the vicinity of the proposed activities.
(c) If physical contact is made with a pipeline during any excavation, trenching or digging, the
pipeline operator must be notified by the person or agency making the physical contact with the
pipeline for any necessary pipeline inspection or repair.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
IIFAkiI11:10fe1 Alois] iyiIiyi1:4q&13
No comments.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
.r1Aki1:4:7e1 W9191iyiliyi1:401111&'1
The same set of civil plans may be used for the concept plan (ZA13-011), preliminary plat (ZA13-012),
SUP for the brownstones (ZA13-053) and the SUP for the residential lofts (ZA13-054). Only one set of
civil plans is required for each meeting submittal
2. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15'
minimum and located on one lot — not centered on the property line.
Case No. Attachment E
ZA13-080 Page 2
3. Label utilities as "Public" or "Private".
DRAINAGE COMMENTS:
1. Construction plans have been submitted and are under review.
INFORMATIONAL COMMENTS:
Submit 4 copies of the civil construction plans (22" X 34" full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City's website.
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.
A Developer's Agreement will be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer's
Agreement on the City Council agenda for consideration.
A separate bond will be required for the Maintenance Bond and bound only unto the City
of Southlake for a period of two years for all development projects. The Maintenance
Bond cannot be tied to the Performance and Payment Bond in any way.
Any hazardous waste being discharged must be pretreated Ordinance No. 836.
Fire Marshal Review
Kelly Clements
Assistant Fire Marshal
(817) 748-8671
kclements(cD-ci.southlake.tx.us
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for each individual residential unit due to the
limited fire apparatus access based on the minimal street widths. Submit plans to Reed Fire
Protection, 14135 Midway Road, Suite G260, Addison, Texas 75001. Phone 214-638-7599.
Each individual residential unit must be supplied with an exterior horn/strobe that is tied into the
water flow switch of the sprinkler system for that unit to provide audible notification in the event
that a fire occurs.
FIRE LANE COMMENTS:
Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (minimum of 80,000 Ibs GVW). Fire access roads have been increased from the
previous width of 20 feet wide with an additional 8 feet of parallel parking in the existing
Brownstones, to 22 feet wide with an additional 8 feet of parallel parking.
Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius.
FIRE HYDRANT COMMENTS:
Case No. Attachment E
ZA13-080 Page 3
Hydrants required at a maximum spacing of 400 feet for these multi -story residential structures.
(Identical to the spacing for the existing Brownstones)
Hydrants are also required at intersecting streets and at intermediate locations between as
prescribed above, measured as the hose would be laid.
The following should be informational comments only
SPIN meetings for this development were held February 11, 2013 and June 10, 2013.
Because portions of this property were previously platted, a Plat Revision approval will be required for
the final filing documents.
Contact the City Parks Department at (817) 478-8184 regarding placement of this project on a Park
Board agenda if any park land dedication is proposed.
Staff recommends any proposed landscape / bufferyard areas are included in areas designated as
common area to be maintained by the homeowner's association.
It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No.
479. Additionally, the "Avigation Easement and Release" shown in Appendix 3 of the Subdivision
Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records.
A Developers Agreement is required prior to construction of any public infrastructure. The Developer's
Agreement for this addition should consider streets, drainage, park dedication requirements and fees,
off -site sewer extensions, off -site drainage and utility easements and impact fees.
Denotes Informational Comment
Case No. Attachment E
ZA13-080 Page 4
Surrounding Property Owners
Garden District Residences and Phase C Brownstones
SPO #
Owner
Zoning
Land Use
Acreage
Response
1.
Town Square Ventures Lp
DT
Town Center
0.48
NR
2.
Sits Grand Avenue Lp
DT
Town Center
2.44
NR
3.
Sits Grand Avenue Lp
DT
Town Center
0.58
NR
4.
Southlake, City Of
DT
Town Center
1.37
NR
5.
Town Square Ventures Lp
DT
Town Center
3.62
NR
6.
Sits Grand Avenue Lp
DT
Town Center
2.96
NR
7.
Southlake, City Of
DT
Town Center
2.07
NR
8.
Town Square Ventures Iv Lp
DT
Town Center
1.66
NR
9.
Town Square Ventures V Lp
DT
Town Center
1.10
NR
10.
Town Square Ventures Lp
DT
Town Center
2.27
NR
11.
Early, Fidelma
DT
Town Center
0.07
NR
12.
Smith, Ryan
DT
Town Center
0.06
NR
13.
Gray, Tim A
DT
Town Center
0.06
NR
14.
Mills, Michael D Etux Rita
DT
Town Center
0.06
F
15.
Wang, Tzuchung S & Julia Huang
DT
Town Center
0.06
NR
16.
Lewis, Terry W Etux Debra K
DT
Town Center
0.06
NR
17.
Pekowski Family 1998 Trust
DT
Town Center
0.06
NR
18.
Hale, Genevieve Etvir John
DT
Town Center
0.06
F
19.
Kienast, Joseph P Etux Deanna
DT
Town Center
0.06
F
20.
Nelson, Kenneth R Etux Sharon
DT
Town Center
0.06
NR
21.
Posey, James H
DT
Town Center
0.06
NR
22.
Schirle, Joseph L Jr Living Tr
DT
Town Center
0.06
NR
23.
Vance, Frederick Etux Carol
DT
Town Center
0.06
NR
24.
Talkington, Timothy J
DT
Town Center
0.06
NR
25.
Ware, Demarcus O
DT
Town Center
0.06
NR
26.
Julia, Thomas Etux Mary Jane
DT
Town Center
0.06
NR
27.
Durant, Tom & Susan Durant
DT
Town Center
0.13
NR
28.
Brownstone At Town Square Lp
DT
Town Center
0.16
NR
Case No. Attachment F
ZA13-080 Page 1
29.
Brownstone At Town Square Lp
DT
Town Center
0.07
NR
30.
Williams, Herbert S III
DT
Town Center
0.04
NR
31.
Raif, Thomas V Jr & Jennifer
DT
Town Center
0.04
NR
32.
Torres, Carlos
DT
Town Center
0.04
NR
33.
Wandschneider, Gary K
DT
Town Center
0.06
NR
34.
Visosky, Mark
DT
Town Center
0.07
NR
35.
Ducharme, Paul E Etux Marianne
(Response Form received from
Kacy and Marcella Rodgers)
DT
Town Center
0.07
F
36.
Jackson, Charles B Jr & Cathy
DT
Town Center
0.07
NR
37.
Ryne, Wallace R
DT
Town Center
0.08
NR
38.
Francis, Tim D Etux Pamela D
DT
Town Center
0.09
NR
39.
Faulkner, Sandra Potter
DT
Town Center
0.09
NR
40.
Angeluna Properties Llc
DT
Town Center
0.08
NR
41.
Smith, Pete
DT
Town Center
0.08
-
42.
Fout, April R Etvir George D
DT
Town Center
0.08
NR
43.
Osorio, Federico G Etux Paula
DT
Town Center
0.08
NR
44.
Martin, John Etux Patricia D
DT
Town Center
0.08
NR
45.
Shetterly, Mark Etux Kathern
DT
Town Center
0.08
NR
46.
Leaf, Makram J Etux Caroline M
DT
Town Center
0.07
NR
47.
Depperman, Chris
DT
Town Center
0.07
NR
Biersmith, Mark A Etux Sally A
DT
Town Center
0.07
48.
Cranston, James Etux Etal
DT
Town Center
0.08
NR
49.
Brownstone At Town Square Lp
DT
Town Center
0.12
NR
50.
Arnold, William Etux Joanna
DT
Town Center
0.08
NR
51.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
52.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
53.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
54.
Brownstone At Town Square Lp
DT
Town Center
0.05
NR
55.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
56.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
57.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
58.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
59.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
60.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
61.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
62.
Brownstone At Town Square Lp
DT
Town Center
0.65
NR
63.
Brownstone At Town Square Lp
DT
Town Center
0.13
NR
64.
Brownstone At Town Square Lp
DT
Town Center
0.09
NR
65.
Brownstone At Town Square Lp
DT
Town Center
0.08
NR
66.
Brownstone At Town Square Lp
DT
Town Center
0.07
NR
67.
Brownstone At Town Square Lp
DT
Town Center
0.08
NR
68.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
69.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
70.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
71.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
72.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
73.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
74.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
75.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
76.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
77.
Brownstone At Town Square Lp
DT
Town Center
0.06
NR
78.
Brownstone At Town Square Lp
DT
Town Center
0.08
NR
79.
Brownstone At Town Square Lp
DT
Town Center
0.08
NR
80.
Smith, Ryan Taylor & Catherine
DT
Town Center
0.10
NR
Case No. Attachment F
ZA13-080 Page 2
81.
Fields, Jennifer
DT
Town Center
0.06
NR
82.
Coons, Robert & Kathy
DT
Town Center
0.06
NR
83.
Alexander, Stanley Etux Lisa
DT
Town Center
0.06
NR
84.
Cardillo, Valentino Etux 5
DT
Town Center
0.08
O
85.
Brownstone At Town Square Lp
DT
Town Center
0.13
NR
86.
Brownstone At Town Square Lp
DT
Town Center
0.10
NR
87.
Brownstone At Town Square Lp
DT
Town Center
0.12
NR
88.
7330 Fair Oaks Blvd Prt Etal
C3
Town Center
2.36
NR
89.
Cole Mp Pm Portfolio Llc
C3
Town Center
4.66
NR
90.
Hd Development Propertiex, Lp
C3
Town Center
11.60
NR
91.
Shamrock Pipeline Corp, The
C3
Town Center
0.41
NR
92.
Sits Land Lp
DT
Town Center
5.35
NR
93.
Brownstone At Town Square Lp
DT
Town Center
4.31
NR
94.
Hawton, Derek Aubrey
DT
Town Center
0.06
NR
95.
Town Square Ventures Lp
DT
Town Center
0.48
NR
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent: Ninety-five (95)
Responses Received: Six (6) — Attached
NR: No Response
A number of emails have also been received by the City from residents indicating their concerns about the
project. These emails were submitted on August 22, 2013 or prior to this date and can be found in the
attachment linked below.
- Link to Emails from Residents
Case No. Attachment F
ZA13-080 Page 3
Notification F
ZA13480
Meeting Cate. August 8F 2013 at 6:30 PM
Cardillo, V'alenigna t=tux 9
1560 Main St
Squftake Tx, 76fM2
396188 25 22
PLEASE PROVIDE COMPLETED FORMS VIA MAI , FAX OR HAND DELIVERY
BEFORE THE START OF THE O E.DULE i�I
PUBLIC KEANG.
Being the owner(s) of the prope so note I above, are hereby
i favor of �� ad t t�r0eoided about
Oflc
refer � ced above.
, Space for comments fegarding your posl#I)n:
1
(cirde or
the proposed Plat R
i
4
i
4
1
Signature: C
I
Date
Additional Signature:'
Date- � J
Printed Nimes)=A\b
rlanrdng Depaterront_ One 1'vrm perpmperty.
musk be property awneg0l) whose names) are irrIned at top. 0Ww%Aqt contact the
Phone Number (optional):. TILL
Case No. Attachment F
ZA13-080 Page 4
811/13 Ci.southlal�.b,us Mail - SaAfilak Town Square Garden District & Brownstones
CITY Oi'
SOUTHLAKE
Southlake Town Square Garden District S Brownstones
Shawna Cardillo W Thu, Aug 1, 2013 at 3:39 PM
To: "mayor@ci.southlake.tx.us <mayor@ci.southlake.tx.us>, "placel@ci.southlake.tx.us"
<place1@ci.southlake.tx.us>, "place2@ci.southlake.tx.us" <place2@ci.southlake.tx.us>,
"place3@ci.southlake.tx.us" <place3@ci.southlake.tx.us>, "place4@ci.southlake.tx.us"
<place4@ci.southlake.tx.us>, "place5@ci.southlake.tx.us" <place5@ci.southlake.tx.us>,
"place6@ci.southlake.tx.us" <place6@ci.southlake.tx.us>, "hblake@ci.southlake.tx.us"
<hblake@ci.southlake.tx.us>
Cc: Valentino Cardillo
(Sent via Email and Hand Delivered)
August 1, 2013
Southlake Planning & Zoning Members and Southlake City Council Members,
This communication is in reference to the proposed Garden District development which will be reviewed at the
August 8th P&Z public meeting. This is an extremely difficult topic to cover succinctly via email 1 letter
communication or via a three minute discussion at the meeting. Therefore, we have attached three plan
documents to be referenced concurrently with this letter. Additionally, in an effort to keep it simple, we have
outlined our concerns in bullet point format below.
At the highest level we have two major concerns:
1) The inclusion to tum Summit Avenue into a through -street. Previously the plan was Summit Avenue would
D21 be a through -street to the Garden District,
2) The addition of condominiums to the Southlake Town Square area.
1) Summit Avenue as a Pass -Through Street vs. Dead -End (Exhibit 2
and 3 yellow vertical line)
• The plans presented in January called for Summit Avenue to be blocked via barricades prior to entering the
center of the Garden District and not be a through -street. (Exhibit 1, red horizontal line)
• On May 29th we met with Lawrence Corson, Director of Residential Development and Sales, of Cooper and
Stebbins Development. He stated there was no reason Summit Avenue has to be a through -street in order to
complete the remainder of the Garden District development plans. This is a very key point to this topic as no
other development would be delayed with this modification.
Case No. Attachment F
ZA13-080 Page 5
811/13 Ci.southlake.txus Mail - Soulhlake Tmn Square Garden District & Bromstones
• Critical Point #1: This will create an extremely hazardous pedestrian and vehicular situation at the
intersection of Highway 1709. As the volume of traffic increases significantly attempting to exit and enter
from Summit Avenue via a stop sign a serious, or potentially fatal accident occurring Is only a matter
of time (Exhibit 3, lime green "X"). The already established traffic signal, no more than a tenth of a mile up
from Summit Avenue, on to Central Avenue should continue to be the main access way to the new retail
development. (Exhibit 3, orange colored line; including planned expansion/right turn of Central Avenue
across from Federal Way to Hwy 114. Planned retail expansion noted as well)
• Critical Point #2: This will turn the Brownstone residential neighborhood into a very busy vehicular "pass
through" to the planned retail expansion behind, and adjacent to, the Garden District. (Exhibit 2 and 3, teal
blue colored line)
• The rebuttal offered by some is: traffic already enters Summit Avenue today and exits via Main Street to
Central. This is true; however, volume is light compared to what will occur with a formal cut -through street. If
Summit Avenue is not cut -through and someone does turn on to it with the hopes of passing to Meeting Street,
they will quickly learn this is not possible and return to the designed Central Avenue controlled traffic light the
next time.
• Traffic will increase drastically in the existing alley behind all the current Brownstones (and future
Brownstones) as it will become a passage way for vehicles circling trying to find parking on the new Meeting
Street which will run in front of the new Brownstones. This creates a dangerous situation for all residents in the
new and existing Brownstones trying to exit and enter their garages. It also creates eminent traffic danger to all
pedestrians but especially children, and or pets, exiting their garages or utilizing the alley for some form of
recreation, i.e., basketball or skateboarding. (Exhibit 2 purple colored line)
• Visitors will search for parking when curb -side Meeting Street parking is full. Vehicles will be less likely to
circle to Main Street if they cannot cut -through via Summit Avenue.
According to Cooper and Stebbins, the-Southlake Fire Department is apathetic to this pass -through of
Summit Avenue. It is not required for any reason.
• It appears too easy for the section between Meeting Street and the Central Avenue extension to Hwy 114 to
be extended through the park area from the Summit Avenue extension (Exhibit 2 and 3, pinkish red colored
line), making the scenarios outlined above an even greater concern. This section is cleverly disguised on the
diagram with trees as is the Summit Avenue cut -through.
As time progresses many will find a way to utilize this cut -through; not only as a means to get to retail
shopping, but potentially as a short cut to other events, including their place of work, all having nothing at all to
do with Southlake Town Square.
• Residential traffic will increase substantially. Estimating 33 new Brownstones, and four new condo buildings
with 60 units each, will total 273 more residential units. If each home averages two vehicles this alone could
increase traffic flow on Summit Avenue by a large portion of 546+ vehicles daily.
Case No. Attachment F
ZA13-080 Page 6
• Not only will residential traffic increase but commercial vehicles (delivery trucks and semis) will utilize
passage 24X7 through a residential community with children.
Proposed Solution: The passage way from Summit Avenue to Meeting Street should be closed. (Exhibit 2
and 3 yellow colored line, dead-end at horizontal yellow line) This should be filled with an additional
Brownstone unit to ensure this issue is not continued at a later date.
2) Addition of Condominiums to the Southlake Town Square Area
• Critical Point #1: If the proposed units are approved they should be approved as Co-ops vs. Condos.
(including, three Garden District Buildings, a building in the surface parking lot next to the movie theater which is
scheduled to be built first, and future surface parking lot proposals throughout the Town Square.) (Exhibit 2 and
3, marked as Condo 14)
• Critical Point #2: Southlake schools are a large draw to this community. What an excellent way to get your
child into the Southlake school district via uncontrolled rent rates; rent a 1700 sq. ft., or less, condnminium.
• At a recent SPIN meeting Cooper and Stebbins indicated they most likely would hold a large portion of
ownership of the condos. Thus, they plan to lease/rent these as they see fit. This is the definition of an
apartment building.
• The rebuttal Cooper and Stebbins will offer is Brownstones, and/or homes can be rented in Southlake. This
is true; however the rental fee typically carries a high premium of around $5,000+ per month. A company in
business (Cooper and Stebbins, or any other) that needs to rent 60+ units at a time has much different motives
than an individual renting a Brownstone or two.
In a co-op, all your neighbors have been screened by a board. They are financially stable, they can afford their
home, and they have letters of reference from a variety of sources. They have agreed to abide by house rules.
Rental activity is tightly controlled, not totally forbidden, usually, but controlled. You don't have to worry about
your "owner -mostly building" turning into a "renter -mostly building". If a resident is being obnoxious, you can
actually take action that works.
• If a large percentage of condo units go into foreclosure, the remaining residents are going to have to pay
higher monthly costs and/or the building is going to deteriorate. Also, the condo building is not first in line when
it comes to recovering from the foreclosed property.
The equivalent of foreclosure in co-ops is rare, because of the screening process, and the co-op building is
first in line when it comes to recovering funds if an owner does get into trouble.
• One of the advantages with a co-op is specific to sub -leasing. After the owner has resided in the co-op for
one or two years typically, most co-ops allow the owners to sublease for one to two years, and then they must
move back into the co-op. The renters oftentimes have to be interviewed by the board and disclose their finances
Case No. Attachment F
ZA13-080 Page 7
• Despite the fact many condo associations contend they are empowered to either approve or disapprove the
transfer of ownership, the reality is they have little power at all. Co-ops on the other hand have the right to
approve or deny the sale of shares on the basis, for example of the buyer's perceived inability to meet financial
obligations.
Parking will be greatly compromised by eliminating the existing surface parking and forcing more cars to
completely fill or overflow the existing parking decks. This very easily could have a reverse effect on retail shop
success as consumers look for convenient parking, not a long walk from the top of a parking deck. (Exhibit 2
and 3, Condo 1)
Proposed Solution: No condominiums should be allowed. If passed in the existing architectural format these
should be co-op managed buildings. Another alternative is to go to 100% high value Brownstone units with no
condominium buildings. Recent Brownstone sales are turning rapidly.
We need to be cognizant of both issues to guard against property devaluation in a city with a history of home
ownership value maximization and appreciation.
Respectfully,
Valentino and Shawna Cardillo
1560 Main Street
Southlake, TX 76092
3 attachments
Exhibit 1.pdf
279K
Exhibit 2.pdf
362 K
Exhibit 3.pdf
397K
Case No. Attachment F
ZA13-080 Page 8
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Case No. Attachment F
ZA13-080 Page 9
Case No. Attachment F
ZA13-080 Page 10
Exhibit: 3
Retail
Case No. Attachment F
ZA13-080 Page 11
Notification Response Form
ZAI3-480
Meeting Dais: August B, 2013 at 6:30 PM
Ps trIX
173 3ummitAve
3authlake Tx, 76092
39818E 24 7
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owners) of the property sa noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Plat Revision referenced above.
Space for comments regarding your position:
maucella R Rodgm
(214) RSG-735-4
ww�,m �re�]larod�e�,cabionl i�e.ca�
��arcE}1�Sodg�s�anlJooat
Signature:
Additional
Date:
Date, a
Printed Names): AWYC-UA Ap6ciLr
Must !in alopnrtyavomr(s)whose rtarris(s) ura prtnted at tep. Otherwise contend the Planning Department. One form pe€ propindy.
Phone Number (optional):
Case No. Attachment F
ZA13-080 Page 12
Notification Response Fo
ZA134 B�0
meeting Date: August 6, 2013 at :30 PIS
Hole, ftnevieve Mir John
PO Box 92183
Scuthlake Tx, 76092
396laB 21 21
PLEASE PROVIDE COMPLETED FORM5 VIA MAIL, F.
BEFORE THE START OF THE SCHEDULED PI
Bung the owner(s) of the property so noted ab
aver of apposed tv undeo
(uiroie or underline one)
the proposed Prat Revision referenced
Space for comments regarding year position:
Signature;
Additianai Signature:
Printed Nalme(s): �
Must be property pwnw(e) vdwip narne(s) are
Phone Number (optional):
6-�e d )
aii(p. MerMeeco ffm
OR HAND DELIVERY
_ID Hr=ARING.
are hereby
i about
Date: f7lco
Date,
One Form per PmPeft
Case No.
ZA13-080
Attachment F
Page 13
Notification Response Form
ZA13-080
Meeting date: August 8, 2013 at 6:30 PM
Smith, Pete
1575 Main St
Southlake Tx, 76092
396185 24 13
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Plat Revision referenced above.
Space for comments regarding your position:
Signature:
Additional Signature:
Printed Name(s):
Must Le property oviner(s) wriose
Date: 7
Date:
are printed at top. Otherwise contact the Planning deportment Orm form per prop ery.
Phone Number (optional): &0&oc� r ', 3
Case No.
ZA13-080
Attachment F
Page 14
7L-sg.07.2w13 1=:20 Atli
Notification Response Fora
ZA13-080
Meeting Cale: August 8, 2013 at 6.30 PM
Mills, Michael D Etux Rita
1528 Main St
5authilxke Tx, 76092
398188 21 17
PALE - 'J f 2
PLEASE PROVIDE COMPLETED FORMS VlA MAIL, FAX OR HIND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner{s the property so noted above, are hereby
nn favorof posed to undecided about
(circle or underline one)
the proposed Plat Revision referenced above.
Space for comments regarding your position:
Signature: -/A Date- E3W124n13
Additional Signature: , } Date:
Printed Narne(a): ;
Must be property awner(s) whale name(a) are printed at Sop. Otherwise contad the Flaming Dc-aArnent One farm per prepRny.
Phone Number (optional), % q�ff q5:�2.
Case No. Attachment F
ZA13-080 Page 15
From: Mike
Date: August 15, 2013, 12:01; I4 AM GMT+01:00
To: "place 1&Lsouthlakeu,us" <place I @& southlake.tx.us>, "place2@ci.southlake.tx.us"
<p1ace2@ci.southlake,tx.us>, "place3 ci.southlake.fx.us" <p1ace3@ci.9outh1akt.tx.us>,
"place4(r ci.southlake.tx.us" <place4@ci.southl$ke.tx.us>, "p1am5g6.s6uthlake.tx.us"
<place5@ci.south1ake.tx.us>, Place6 <place6@ci.south1ake.tx.us>, *mayor@ci.southlakc,tx.us"
<mayor@Ci.soudflake.tx.us
Cc: Arnold Bill Lisa Alexander Ryan Smith
Corson
Subject:
astone Area Coning Cases
Mr. Mayor and City Council;
iXe to prior commitments I was not in town to attend last Thursday's P&Z meeting which
included the consideration of 5 cases associated with The Brownstones District and a parcel to
the immediate west across Central Avenue. I did provide a letter in advance to P&Z and
yourselves (attached below) with my comments and have reviewed the meeting subsequently via
Vol),
Since I also have out of town commitments on the 22nd when 4 of these cases may be considered
by council I am writing to cruphasize 5 points:
Building l-IeightVSite Litres
- row
Since original Brownstone buyers purchased their property with the full Brownstone (114
Bruvmstones) District approved as Brownstones with building locations and sizes known, I ask
that the these site lines be protected by not allowing any structure (including penthouse or
mechanical equipment) to negatively impact the site lines as approved by the city prior to our
home investment transactions. To accomplish this both the heights of the new structures need to
be considered (relative to sea level —not just structure height since grade levels may also be
changing) AND set backs (the combination of height above sca level and distance from the
existing homes).
Oprn Space Reg uirem enU
It warns that during the Concept Plan reviews about two years ago when the remainder of The
Brownstone District was renamed The Garden District, the Public Open Space just north of and
outside The (origimd) Brownstone District boundary was exchanged for Private Open Space
within The Garden District (alga The Brownstone District). This Public Open pace just North of
Case No. Attachment F
ZA13-080 Page 16
and outside the original Brownstone District was put in place in 2004 as a buffer between
residential property and the planned commercial area along the 114 Frontage Road and was the
quid pro quo for reducing the size of Summit Park from about 5 acres to about 2.2 acres. This
exchange was a vein win since it made more sense to have commercial along 1709 rather than
open space/park and instead have an open space buffer to the north between residential and
commercial. To have one side of this trade undone concerns me, particularly since my
recollection is (from the discussion at the Parks Board meeting) that it was understood that the
buffer being created to the north of the Brownstones District would not be considered for future
movement/change/exchange. I have reviewed the written minutes from that meeting but they do
not include the discussion that occurred so I will listen to the audio tape of the meeting when I
am next in town. While I not necessarily against considering a reroute of Central Avenue I
would point out that placing it on an approved Concept flan gives it traction/momentum, as
shown cuts into the originally approved Brownstone District with an arterial type road in a
residential area rather than bordering a residential area, and since it isolates as an island the N
part of the original Brown stone district it invites an argument for changing that piece to
commercial from residential.
11OA owncd allev_p_aralleling Main Street
The current proposal calls for extending this existing a11ey to the east to connect with Park
Ridge. To avoid this private alley from being a 3 block straight shot from Park Ridge to Central
I request that bollards be placed preventing traffic from being able to access the alley from Park
Ridge and visa -a -versa.
10
Main Street east of Park Ridge
At some point this area was changed from being a landscaped court (as shown in pre 2005
documents) to being a street. I believe this was done to provide a second access point to the
alley paralleling the south side of Main, Street at the east end since until a subsequent
Brownstone phase was completed there would only be one access point. However, for some
reason the land that this city street is on was never transferred to the city and remains under HOA
ownership. This situation just invites issues to arise (e.g. Maintenance, repair, replacemegt,
liability, etc.) that will be pmblernatic for both the city gird the 1-IOA. Now, while the governing
documents are being revised as part ofthesc applications; would be the most efficient
opportunity to fix this situation by moving this public street to city ownership.
Traffic Calming
During the P&7- meeting there was a discussion about placing traffic calming devices on Summit
Avenue and perhaps the proposed Meeting Street. While I am not sure these devices are needed,
Case No. Attachment F
ZA13-080 Page 17
I would request that if they are placed elsewhere they also he placed on Main Street to the east of
Central. Otherwise, traffic that would otherwise logically take other routes will apt for Main as
the path of least resistance and Main east of Central is no less of a residential street than Summit.
Thank you,
Mike Mills
PS The best way to reach me with any questions over the next few weeks is by etnail, but
unfortumt0y my access is going to he spotty at times.
<Ciarden District Comments (August 2013).dccx>
Case No. Attachment F
ZA13-080 Page 18
Notification Response Form
ZA13 -080
Meeting Date: August 8, 2013 at 6:30 PM
Kienast, Joseph P Etux Deanna
1518 Main St
Scuthlake Tx, 76092
39618B 21 22
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
(:];-
21nfopposed to undecided about
(circle or underline one)
the proposed Plat Revision referenced above.
Space for comments regarding your position:
Signature:
Date.
Additional Signature: date: :3
Printed Narne(s):
Must be pruwrty owner(s) whose nan•e{sj are prinled at top. Otherwise contact the Planning Department. One furrn per property.
Phone Number (optional):
Case No. Attachment F
ZA13-080 Page 19