HomeMy WebLinkAboutO-2016-3619 Amending Chapter 106. SCUP NO. 15-910000072016-3619
• ORDINANCE NO_ & -�31� 14
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF LA
FORTE, CHAPTER 106, MORE COMMONLY REFERRi<.D TO AS THE ZON�G
ORDINANCE OF TI3I; CITY OF LA FORTE, BY GRANTING SPECIAL
CONDITIONAL USE PERMIT NO_ 15-91000007 FOR THAT CERTAIN PARCEL OF
LAND HEREIN DESCRIBED, FOR THE PURPOSE OF CONSTRUCTING A
ENTERTAINMENT, COMMERCIAL AND MixT::D-USE DEVELOPMENT CENTER
ON STATE HIGFIWAY 146 NORTH OF WHARTON VVEEMS BOULEVARD, IN A
PLANNED UNIT DEVELOPMENT kPUD) DISTRICT; FINDIPLGS
OF FACT RELATED TO THE SUBJECT; CONTAINING A SEVER wRILITY CLAUSE;
FINDING COMPLIANCE WITH TAE OPEN MEETINGS LAW; AND PROVIDING AN
EFFECTIVE DATE HEREOF;
BE IT ORDAINED BY TILE CITY COUNCIL OF TI3E CITY OF LA FORTE, TEXAS_
Section 1_ Chapter 106 "Zoning" of the Code of Ordinances is hereby amended by granting
Special Conditional Use Permit #15-91000007, attached hereto as Exhibit A and incorporated by
reference £or all purposes, to allow for the construction of an entertainment, commercial and
residential mixed-use development center on property located on State Highway 146 north of
Wharton Weems Boulevard, said facility to be located on a 20 acre tract legally described as
Tract 1L, Tohnson Hunter Survey, Abstract 35, City of La Porte, 111arris County, Texas, within a
,• Planned Unit Development (PUD) zoning district_
Seetiou 2_ All ordinances or parts of ordinances inconsistent with the terms o£ this ordinance are
hereby repealed; provided, however, that such repeal shall be only to the extent of such
inconsistency and in all other respects this ordinance shall be cumulative of other ordinauecs
regulating and goverr it o the subject matter covered by this ordinance.
Section 3. Should any section or part o£ this ordinance be held unconstitutional, illegal, or
invalid, or the application to any person or circumstance for any reasons thereof ineffective or
inapplicable, such unconstitutionality, illegality, invalidity, or ineffectiveness of such section or
part shall in no way affect, impair or invalidate the remaining portions thereof; but as to such
remaining portion or portions, the same shall be and remain in full force and effect and to this
end the provisions of this ordinance are declared to be severable.
Section 4. The City Council officially Ends, determines, recites and declares that a sufficient
written notice of the date, boor, place and subject of this meeting c f the City Council is posted at
a place convenient to the public at the City Hall o£ the city for the time required by law
preceding this meeting, as required by Chapter 551, Tx. Gov't Code; and that this meeting has
been open to the public as required by law at all times during wbicb this ordinance and the
subject matter thereof bas been discussed, considered and formally acted upon_ The City Council
further rwtifics, approves and confirms such written notice and the contents and posting thereof.
Section 5. The City Council of the City of La Porte hereby finds that public notice was properly
�W mailed to all owners of all properties located within two hundred feet (200') of the properties
under consideration.
Section 6. The City Council of the City of La Porte hereby finds, determines, and declares that
all prerequisites of law have been satisfied and hereby determines and declares that the
amendments to the City of La Porte Zoning Classification contained in this Ordinance as
amendments thereto are desirable and in furtherance of the goals and objectives stated in the City
of La Porte's Comprehensive Plan.
Section 7. This ordinance shall be effective after its passage and approval.
PASSED AND APPROVED this the day of JANUARY, 2016.
4 A EST:
atrice Fogarty, City S retary
APPROVED:
l�Askins, Assistant City Attorney
#40
Utz
• City of La Porte
Special Conditional Use Permit #15-91000007
This permit is issued to: Turfway FEC LLC
Owner or Agent
907 S. Friendswood Drive Suite 303; Friendswood, TX 77546
Address
For Development of. La Porte Town Center Mixed Use Development
Development Name
Vacant 20 acre parcel,• located on State Highway 146 north of Wharton
Weems Boulevard
Address
Legal Description: Tracts 1L Abstract 35 Johnson Hunter Survey
Zoning: PUD Planned Unit Development
Use: Entertainment Hotel and Conference Center. Commercial and Medium -
Density Residential
• Permit Conditions:
This Special Conditional Use Permit (SCUP) is applicable for the subject property, a copy of which shall be
maintained in the files of the City's Planning and Development Department upon approval. Project development
shall be in accordance with the following conditions:
1. A site development plan shall be submitted in accordance with applicable requirements of the City
of La Porte's Development Ordinance and shall comply with all provisions of Chapter 106,
"Zoning" of the City's Code of Ordinances and all other department reviews and applicable laws
and ordinances of the City of La Porte and the State of Texas.
2. All buildings shall meet or exceed the Design Standards outlined in Article IX, Chapter 106 of the
Code of Ordinances.
3. Land uses permitted in accordance with the La Porte Town Center General Plan, as may be amended
from time -to -time. Any modifications to the approved General Plan require approval by the Planning
and Zoning Commission in accordance with the city's Development Ordinance.
4. Land uses permitted in the commercial area (all areas excluding residential land uses) shall be in
accordance with the uses permitted in Chapter 106, Zoning, of the city's Code of Ordinances Use
Chart under GC (General Commercial) at the effective date of this SCUP, excluding the following
uses:
a. Automobile repair and maintenance (811111-811198);
b. Construction, Mining and Forestry Machinery and Equipment Rental and Leasing (532412);
C. Office Machinery and Equipment Rental and Leasing (532420);
d. Other Commercial and Industrial Machinery and Equipment Rental and Leasing (532490);
e. Transit and Ground Passenger Transportation (485111-485999);
f. Motor Vehicle Parts and Dealers (441110-441228);
g. Furniture and Related Product Manufacturing (337110-337122);
h. Construction of Buildings (236115-236118);
• i. Contractors (238110-238390).
5.
The commercial area shall be developed in accordance with the requirements for the General
Commercial zone district. However, if the developer desires to subdivide the commercial area, then
setbacks shall be as follows: external property line adjacent to Highway 146 — 25 feet; external
property line adjacent to north and south public right-of-way — 10 feet; internal property lines — 0
feet.
6.
The residential land uses identified in the General Plan as "Townhouse" shall be constructed in
accordance with the requirements outlined in Section 106-333 of the Code of Ordinances and
applicable building code requirements and shall be limited to townhouse development only — not
multifamily apartments or condominiums. Front setbacks for the townhouse development shall be
permitted at a minimum of 5 feet from the front property line if the units contain rear -loaded parking
and/or garages.
7.
Additionally, the "Live -Work" units are permitted and shall comply with applicable setbacks that
would be required for buildings in the Main Street Overlay District. If an attached garage is
provided, then the rear setback for the building shall be 5 feet.
8.
The perimeter boundaries of the property along the north and south property lines shall include the
installation of an 8 -foot high solid masonry fence intended to mitigate the impact of development on
future residential development, as identified in the city's Future Land Use Plan. Additionally, shade
trees shall be planted at 20' on center along the fence line. If land uses on the adjacent properties are
modified in the future allowing for similar uses, then such fence and landscaping shall not be
required. Such fence shall be constructed prior to the completion of the final phase of development.
9.
The applicant shall install the segment of the city's Hike and Bike Trail through the development
area as identified in the city's Comprehensive Plan. The construction of the trail shall be in
accordance with all applicable requirements and specifications required by the City Engineer.
Additionally, following construction of the Hike and Bike Trail, the developer shall dedicate to the
City of La Porte a permanent public trail easement 20' on center for the Hike and Bike Trail.
10.
•
The developer shall provide internal connection between the city's Hike and Bike Trail to the
development.
11.
The developer shall work with staff at the time of site plan review to minimize the amount of
parking stalls along the Highway 146 frontage. This should be accommodated by relocating
buildings in a manner that places parking on the side of the building or internal to the development.
If this is not possible, the developer may install planter islands at I per 10 spaces for both rows of
parking along a drive aisle parallel to Highway 146. Additionally, hedges shall be planted at 3 -foot
on center in two rows of plantings. Such hedge row shall be installed with a variety of plant material
to provide visual diversity of plant materials.
12.
For the commercial portion of the development, parking shall be calculated based on the aggregate
amount of parking required and proposed; joint parking is allowed. Additionally the applicant may
include on -street parking, only where permitted by the city, toward the amount of parking provided
for the development.
13.
Parking is not permitted within any alley right-of-way.
14.
The developer will be required to replat the subject property in accordance with the requirements of
the city's code requirements.
15.
All public streets internal to the development site shall be constructed in accordance with the city's
Public Improvement Criteria Manual and shall be dedicated to the city. Regardless of phasing of the
development, any dedication of public improvements identified as part of the plat must be accepted
by the city prior to the recordation of the Final Plat. Should the developer desire to construct such
public streets at a later time, then a development agreement shall be required between the city and
developer that provides a financial guarantee, as approved by the city, that will ensure that said
public roads will be installed and a date for which those improvements must be made.
16.
Parking on any public street shall only be permitted on one side of the street and shall be signed by
the developer in accordance with applicable sign requirements.
17.
Access to any public right-of-way is subject to the requirements of Section 106-835, Figure 10-3 and
will be reviewed at the time of Site Development Plan. TXDOT right-of-way access permits shall be
•
•
1�1
presented prior to permit issuance for all driveways requested on Highway 146. Maximum driveway
widths shall be provided in compliance with city code requirements.
18. The developer will be required to submit for approval by the City Engineer, a drainage report
indicating how the proposed development will accommodate the requirements for storm water
detention in accordance with the city's Public Improvement Criteria Manual, or if discharging in a
TXDOT or Harris County system, approval by such authority.
19. Because Highway 146 has been identified as a significant corridor in the community, the developer
shall work with the Planning and Zoning Commission at the time of site plan review on a landscape
theme along the Highway 146 frontage. Such theme shall be above and beyond the requirements
outlined in Section 106-800 of the city's Code of Ordinances.
20. All necessary documentation for building permit review must be submitted in conjunction with the
city's building permit application process.
21. A traffic impact analysis, performed by a licensed engineer agreed to by both the City and the
applicant, shall be required. If any mitigation is required by the study, the applicant will be
responsible for their proportion of the impact. All contributions would be subject to reimbursement
through the TIRZ, pursuant to approval by the TIRZ Board.
22. If extension of any public water or sanitary sewer line is required as part of this development, the
applicant will be required to execute a utility extension agreement with the city and install such
improvements at the cost of the developer.
23. Any substantive modifications to this Special Conditional Use Permit will require an amendment to
this SCUP in accordance with Chapter 106, "Zoning" of the City's Code of Ordinances.
24. The hours of operation for the family entertainment center shall be 10:00 a.m. to 12:00 a.m. Sunday
through Thursday and 10:00 a.m. to 2:00 a.m. on Friday and Saturday. There may be up to two days
in a calendar month where the family entertainment center may remain open from 10:00 a.m. to 2:00
a.m. to accommodate special performances. The operator of the family entertainment center will be
responsible for informing the city in writing at least two (2) weeks before such event.
25. The residential townhouses are required to be platted as part of the first phase of the development. A
minimum of seven (7) townhouse units are required to be available for development as part of the
initial phase of development.
26. A photometric plan will be required at the time of site plan submittal that will identify site lighting
and the lumens proposed across the site. Lighting will need to be in compliance with the
requirements of Section 106-310, Footnote A, of the city's Code of Ordinances.
Failure to start construction of the building within 12 months after issuance or as scheduled under the terms of a
special conditional use permit shall void the permit as approved, except upon an extension of time granted after
application to the Planning and Zoning Commission.
If contract or agreement is terminated after completion of any stage and there is ample evidence that further
development is not contemplated, the ordinance establishing such special conditional use permit may be rescinded
by the City Council, upon its own motion or upon the recommendation of the Planning and Zoning Commission of
the City of La Porte, and the previous zoning of the entire tract shall be in full effect on the portion which is
undeveloped.
VM
ate: 1
Director o Plannin and Development
ajz�
Akzjb
City Secretary
C
Development Memorandum
Mayor and City Council of La Porte
May it be known that Turfway FEC, LLC respectfully will submit through the planning department of City
of La Porte, a request for approval of the La Porte Town Center on 20 acres off Hwy. 146. The 20 acre
parcel is buffered to North by a 20 acre parcel and an approximate 50 acre tract to the South.
To address any and all concerns we have respectfully agreed to certain conditions for the Special
Conditional Use Permit of which has been approved by the Planning and Zoning Commission.
As to reduce the redundancy in repeating those initial conditions and expanded conditions, the purpose
of this memorandum is to clarify the use of alcohol, in specifically a Family Entertainment Center.
According to a study conducted by White -Hutchinson their findings concluded that between 70% of
adults in America drink alcohol, and rather regularly. In our most recent points of interest that was
submitted to Planning and Zoning Commission that are closest competition is a cross between Main
Event, Dave and Busters, and Stampede. Adding to the list, the largest operators of children's
entertainment centers ( FEC's) is Chuck E. Cheese with 550 units across the United States. "This
company learned a long time ago the importance of selling beer and wine. Family Entertainment
Centers, the ones that target families together, such as Bullwinkles, Peter Piper Pizza, and John's
Incredible Pizza, offer alcohol.
The point is when it comes to socializing together, whether at a ballgame, out to dinner, at someone's
house watching football or at a large gathering, such as a corporate group or a wedding, there is almost
always alcohol available. According to White -Hutchinson, generating group business is essential to the
success of any community-based family entertainment center.
Accordingly it is of the belief of the Gilley's Family Entertainment Team that proper signage promoting
responsible drinking and proper oversight by parents and staff, and security will lend favorably to a
family experience in La Porte Town Center. Please know we are cognizant of the improvement of the
"quality of life" as envisioned by the citizenry of La Porte and presented in the updated version of the
2012 Chapter of the Comprehensive Plan 6.1.
ost Sinc ely
C7
BAYFOREST RANCH, LTD.
November 3, 2015
City of La Porte
Planning & Development Department
604 W. Fairmont Parkway
LaPorte, Texas 77571
To Whom It May Concern:
We would like to notify you that Bayforest Ranch, Ltd has entered into an earnest money
contract with Garden District Shopping Village PH II, Ltd and gives the Buyer's
principal, David Miles, the necessary approval to apply for Special Conditional Use
Permit and General Plan.
Very truly yours,
W. B• ry Kahn
Managing Agent
WBK/ad
6326 Katy Freeway, Suite One ■ Houston, Texas 77007 ■ (713) 871-0063 ■ Facsimile (713) 871-1916
•
U
La Porte Town
� Center
low La Porte Town Center
La Porte Town Center is a Sports and Entertainment District proposed with a mix of uses
including Family Multi -Event Venues, Hospitality, Conference, Theatre, Museums, Restaurants,
Retail, Live -work units and Townhomes. This upscale, family friendly and social environment
will be located off Hwy 146, (the future frontage as part of the Grand Parkway) on a 20 acre
tract with high visibility and easy access for enhanced traffic circulation. The proposed
pedestrian friendly town center is also located adjacent to the Bay Forest Golf Club and of a
strategic location to downtown La Porte, Sylvan Beach, and Houston Yacht Club. To promote
the "quality of life" for the citizens of La Porte, this unique offering will celebrate the heritage
and culture of the area with Music, Golf, and Water amenities.
As the anchor for the Town Center, a 50,000 square foot Entertainment Center will promote
Branson -Type stage performances, a dance floor at night that duals as a roller rink during the
day, boutique bowling, arcades, laser tag, pool tables, bumper cars, a Western clothing store
and gift shops with coffee bar.
A full service hotel with 114 rooms and a proposed 20,000 square foot conference, theatre,
and museum will compliment and anchor the Center. Numerous restaurants will provide
culinary experiences as a part of the 90,000 square foot retail cluster. A heritage park infills the
Town Center with restaurant terraces that overlook this new social center for La Porte citizens
and visitors alike.
A professional 18 -hole miniature golf, bumper boats and water feature entertainment venue
rounds out the components with theme restaurants and retail that supports these interactions
between people and place. Pedestrian friendly sidewalks and a hike and bike trail will facilitate
the experience and involve the community with pocket parks and scenic green views.
Seven live -work units are offered as a part of the lifestyle and fourteen townhomes are
planned along the Bay Forest Golf Course for those seeking livability investments.
La Porte Town Center has it all; sports, entertainment, hospitality, shopping and dining to
enhance the quality of life for La Porte citizenry, visitors and the business community. With the
introduction of green technology and infrastructure, a center of corporate business and leisure
could further permeate the social and economic benefits of tomorrows vision of the area.
Supporting a special conditional use permit will further expedite the entitlement process.
LET'S DO THISI
0
�W A Preliminary Report of the
Projected Economic Impact of
La Porte Town Center
This report presents a preliminary economic analysis for the La Porte Town
Center; a mixed-use sports and entertainment development in La Porte, Texas.
DESCRIPTION OF THE 20 ACRE FACILITY
The development includes the following concepts.
•
50,000
square foot entertainment complex
•
20,000
square foot conference, theatre, and museum
•
8
restaurants
•
50,000
square foot retail space
•
5,000
square foot office space
•
14
brownstone townhomes
•
7
live/work spaces
•
�Mw•
114
2
room hotel
acre park and water features
OPPORTUNITY
• $49,287,000 Estimated Annual Taxable Sales
• $57,360,212 Estimated increase Property Value
• 840 Estimated Direct/Indirect/Induced/ Jobs
• 289 Estimated Construction Jobs
CHARACTERISTICS OF DEVELOPMENT
• $2,613,000 Development Cost
• $40,936,000 Building & Improvements
• $9,042,000 Furniture Fixture Equipment
• $2,300,000 Inventories
• $54,891,000 TOTAL
The Development Team
An investment to the "quality of life" requires a concerted team of Public and
Private Participation. The lead developer, David Miles, principal of Turfway FEC,
LLC has teamed up with Crystal Creek Developers, Everest Design Group, a
Friendswood based design -build company and with Worley Commercial, a tenant
acquisition and management company in the Houston Area, to bring the concept
to reality. Heritage Land Partners, a national consulting company, has also teamed
up with the Developer to navigate the complex financial structures intrinsic with
this type of Sports and Entertainment Venue. As part of the team assemblage,
Southwest Museum Services of Houston has been engaged for the heritage and
cultural vision. Manfred lachmich leads the restaurant and culinary experience
for founding of restaurants, such as Post Oak Grill, Ruggles, Chianti, and Cafe
Mustache French Cuisine. IT Dimensions enhances the team with Sound and
Vision Technological Experience coupled with Green Infrastructure Technology.
As the ultimate anchor and draw, Mickey Gilley's Family Entertainment is
committed to the citizenry of La Porte and fans alike to offer an experience unlike
any other in the Greater Houston Area for Family and Friends. With the family
participating in their father's dream, this opportunity comes around rarely and
truly "place -makes" for a part of Texas and its Culture.
Turfway FEC, LLC
907 Friendswood Dr. Ste 303
Friendswood, TX 77546
LA PORTI_ TOWN CENTER
CONCEPT PLAN
F- TOWNHOMES
F LIVE WORK UNITS
�] GRAPHIC SCALE
FAMILY ENTERTAINMENT
RETAIL -MIXED USE 200 0 100 200
F__ PROFESSIONAL OFFICES
HOTEL -CONFERENCE ( IN FEET )
1 inch = 200 ft.
STATE: HWY 146
NNW
0-9
IRI a1.81 RB eB �
�es�easaee
ED ea to to fm ea
movmo® ■
a
®mmmo®
®M@fB®®
MAKW" ■
IB(B6303ED®
�l
40
,00z
1-4
uj
V
O O
R
D
aw
LL
� D
e
Li 0
13
❑ F
❑ w
o�
❑w
❑"s
❑
❑ O
Ju�
oc g
Z
02
W
m
J
U
♦ ■■i i■� ♦♦♦j ■ 1 ♦�♦♦♦op
■■cr
SRO
0 0
m�
�Z
w � a
Ln
08
IN
c
09
I
OA18 SY433M NOAVHM
3
x
w
F --
Q
ti
V)
4
4
ff
§
ki
§�
\ /kk -» }})%�
§ /r re
C) - 2\2\. •
Ix
§§ LU
/
V) , \: ,
Li 4
C)
/ )| .
2 7§\2!
a_ \ \ / §o
. . _ §
#4dW . \
�
. ,
ul
/
. ;.
� § §
� �� ■
\ d
_� . .
YjHARTOf4 «wsBLVD. (SPUR #at __ _
§ m.! ...
§@�
±...� —
v
m&|�
2q�
/kk}�k
2§|&§a!
2£
, ek
'AW 2R
k§& §e
2yg2|■
k\k H
Ensey, Eric
From: David Miles [dcmiles@heritagelp.com]
Sent: Wednesday, November 11, 2015 11:07 AM
To: Ensey, Eric; Cramer, Ryan
Cc: Clydene Miles
Subject: FW: Storm Detention Storage Volume Estimations
Eric and Ryan
Please attach to La Porte Town Center preface.
Thank you so much.
David
STORM WATER RETENTION/DETENTION
The estimated storm detention storage volume required: 435,600 cf
Storm detention storage provided:
Font Pond: 67,500 cf
Rear Pond: 342,000 cf
Storage Provided within Parking Lot/miniature golf course: 65,340 cf
Total storm detention storage volume provided = 474,840 cf >435,600 cf required.
PARKING REQUIREMENTS
The estimated parking requirements are 976
Parking spaces provided
Retail : 200 spaces
Restaurant : 320 spaces
Family entertainment Center : 220 spaces
Hotel and Conference : 194 spaces
Townhomes and Live/Work : 42 spaces
Spaces Required: 976 spaces
Spaces Provided: 979 spaces
Approx. "on street parking" 103 spaces
Total Space spaces provided: 1082 spaces * > 979 spaces required.
LANSDSCAPE REQUIREMENTS
The estimated landscape requirements will meet or exceed the 10% minimal requirement for each lot.
With " green " commons area objectives the entire 20 Acre tract will yield upwards to 15%.
Connectivity to the hike and bike trail and sidewalks with an assortment of Indigenous Trees.
Native Plant Vegetation with appointed Higher Maintenance Gardens .
Abundant Water Features and Patios and Plazas.
Tree lined frontage along HWY 146 (TBD). suggestion Palm Trees.
L Total Landscape area: Approximately 15%. Provided . > 10% required.
1
Ci
uj
F d
PW F
c�zu=
a� O
Ell III
Ovoa on8nd
a
o ww
w CO
K
U V)
m W
a OV08 Onend o j
0 oa => >
O N
0 0� W
ao
N
JO
O O
O O
06
O�
�Ob
avoa onend
N
U �$
a�
46
z
s U J
E
M 0-
0O
in
xW
¢ 0
x
W W W
4
tu
k
lag
=o
awn wurw .zi maa awn —1.. ,z �mwa
w3xa wmis �mwd �
immin
111111110
wns wrs ,a .mua ews wvs A
1=
I I�
� I
g
I
I
� I
a I I
�x
lI?
ri1 NIS A'dWtl
00
o 0 W
I N cr-
� � I
ti
I
r
S —
I I
00
I
=o
�rys�s ,� I N� I
y3
omaa �w � x
OZap i3 e
F U 9t
ZoN 3DJ a
(] m r V
<s
y2��� X00
gm
4
LANDSEX'IN, Wi�a7w--,m w..
NIB-
, ji t`yWoo N
T
LOCA T/pN pF
msm�
/'ERTY
HI
Legend �f lill 114110 $oitwTEM-
,oq�j� rrr„A►RwaY�pRaI I 1 B HA
LOW_pENSITY J•.R�+ �
NID HIGH DENS TYRE NTIg1 /; �1 `► .'�„ta ��I
EIG RESIDENTIAL
COMMER fAL COMMERCIAL
AL
BUSINESS INDUS TRIAL`,'ll
'=ii
-LIGHT INDUSTRIAL yi
HEAVY PI C �a
INDUSTRIAL
PARKS AND MHQR �UNIpER r
OPEN SPACE MC Cqg CORP ` SANDEL
PUBLIC / INSTITUTIO RQ 1 QR ""4g:t� i
NAL ®�_ �.�, i-1:21 W."
7 inc� "000 ' et
fe
ZONING EXHIBIT
MCIOx• S
Ll
4L
Li
Z
R
$
Z
C Y
Suuj
f
nQ
Wo
w 0.
GARDEN WALK TOWNHOMES
z
SECTION
�
Z�
ra
t N
wwrn�
Z° g
2:i ag g
R_'moy'i5�
p
O 4
O�CK�
OO
U
Qoas
LL w-;
>
S
o
y
. Z � Q
° `
Li
Z
R
Z
Suuj
f
Wo
z
Z�
t N
wwrn�
Z° g
2:i ag g
R_'moy'i5�
p
O�CK�
OO
U
Qoas
LL w-;
8
y
° `
F o
s
W
U J Q J
S
U) Q Q T
K
a
m0
w=
g
:
Tu
a
x
s
s
a
z
o
a
we
•
y
z
0
W
°
3
w
W
• 2 m
� p
z
" Om
a
U
S.
• r+
Z
O
d
w
•
vi
• :ra.zss� r.«...............:..::A
s...r....................:es
..-.:.
WHARTON WEEMS
BLVD
(SPUR 498)
�_�
Z �^
0 w 1
F- >
LU
LU m
N
U �
ao
z� mu
O�QN W;
4
as Hyo
-=iUNtAW�
2
o=`oarW
VIEW QIW
'on ZN
m p .-
..SWV1�"jVl
W W02j�W
Q�'aa�Qi
Z�aos�a
zzQ g
Zoo t -N
adz brc
oar oao
QQa UD
W N W
Fx-
0 W
Wro rp
oWzm
O°p NQS
�uc�i�a W
dW QJ4
W° N a W LL w
O OV
WQQ>N WC