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HomeMy WebLinkAbout05282026 ZBA Agenda Item 4 West University Place Public Works Department To: The Zoning Board of Adjustment From: Chris Guess, Planning and Zoning Administrator Date: May 28,2026 Re: Staff Report for Docket No.2026-00010, 3303 Bissonnet Street,West University Place, Texas, 77005 Applicant's Request: The applicant, St. Andrew's Presbyterian Church, requests approval of a Special Exception pursuant to Appendix A—Zoning Ordinance; Article 7A—Residential District-Specific Regulations; Table 7A-1,Note 3 of the City's Code of Ordinances to authorize an accessory structure at the property located at 3303 Bissonnet Street, legally described as Lot 2, Block 90, West University Place Section 2. Background Information: The subject property is located at 3303 Bissonnet Street and is operated by St. Andrew's Presbyterian Church as their Day School/Children Place, a lawful primary use within the applicable zoning district. Table 7A-1,Note 3 provides that additional accessory uses and structures may be authorized by the Zoning Board of Adjustment through the issuance of a special exception, provided the Board determines that the qualifying criteria are satisfied. The applicant has submitted a request to place an attached canopy on the site. The proposed structure is intended to function as an accessory structure to the existing childcare/school use. The applicant submits that the additional structure will be compatible with the existing development pattern on the site and surrounding properties. Applicable Regulations: • Article 7A—Residential District-Specific Regulations • Table 7A-1,Note 3 —Accessory Uses and Structures In the indicated districts,the Zoning Board of Adjustment may issue a special exception to authorize additional uses and structures if the ZBA finds and determines that each additional use and structure is: 1. Accessory to a lawful primary use; and 2. Compatible with nearby sites and their uses. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 City of West University Place Public Works Department The special exception may include a site plan identifying and limiting such uses and structures. • Section 11-102(b)—Special Exceptions; Findings Staff Analysis: Based on the application materials submitted,the proposed additional structure appears to be accessory to a lawful primary use. There is no indication that the proposed special exception would result in a significant increase in traffic, parking demand, or burden on public facilities or services. Table 7A-1,Note 3. prescribes that approval of this request may include a site plan. Staff notes that the applicant has submitted a site plan which illustrates the proposed accessory structure projecting approximately 5.5 feet from the property line. As prescribed by Table 7A-1,Note 3, the ZBA may limit such uses and structures. The request is consistent with the purpose and intent of Article 7A and Article 11 of the Zoning Ordinance, provided the ZBA finds that the applicable criteria have been satisfied based on the evidence presented at the public hearing. Staff Recommendation: Staff submit a recommendation of"No Objection"to the requested special exception. Please note, the ZBA may, as prescribed by Table 7A-1,Note 3, limit such uses and structures. The Zoning Board of Adjustment may approve, deny, or approve with conditions the requested special exception. Special Exception—Findings; burden of proof: Special exceptions. The ZBA may not issue or modify a special exception unless all of the following circumstances are present: (1) The ZBA has determined that the proposed special exception will not cause any significant increase in on-street parking, will not cause any substantial traffic congestion, will not cause any substantial increase in traffic or an unreasonable burden upon utility systems or upon any other public facility or public service. (2) The ZBA has determined that the proposed special exception will be in harmony with the general purpose and intent of this section. 3826 Amherst St. www.westutx.gav West University Place, TX 77005 713-662-5830 City of West University Place Public Works Department (3) If the proposed special exception involves a bar, the ZBA has found that the applicant has clearly demonstrated that there is a readiness,willingness and ability to comply with all applicable laws, rules,regulations and ordinances relating to alcoholic beverages. (4) The ZBA has made any additional findings and determinations required by a specific provision of this section. (5) The special exception has been reduced to writing and includes any conditions prescribed by the ZBA or required by this section for the special exception in question. Attachments: 1. Notification Map 2. Neighborhood Notifications 3. Note 3. Accessory Uses and Structures 4. Application 5. Applicant's Narrative (w/applicant provided attachments) 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 Outside i Limits _._._._._._._. _ _ ... _ _ . _._._. _ .. • _ _ _. . ._ _, .♦. . ♦ ..♦...♦. ♦. 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Sources Esri,TomTom.Garmin,FAO.NOAA,USGS (c) OpenStreetMap contributors, and the GIS User Community .1,.1 3321 3315 3311 3307 3303 3223 3215 0 50 100 200 300 400 M NM MIIIIIINENNI Feet Legend City of West University Place Map Produced by: Chris Guess 3303 Bissonnet St. Date Produced: May 11, 2026 Q 200 ft. buffer Notification Parcels Disclaimer: The City of West University Place has attempted to verify the accuracy of the information contained in the West Un i ve rs i following map at the time of publication.The City of West University Place assumes no liability for any ty errors,omissions,or Inaccuracies in the information provided regardless of how caused.This Place product is for informational purposes and may not have been prepared for or be suitable for legal,engineering,or surveying purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. City of West University Place Public Works Department NOTICE OF ZONING BOARD OF ADJUSTMENT HEARING The Zoning Board of Adjustment ("ZBA") of the City of West University Place, Texas ("City") will hold a public hearing in the Municipal Building, 3800 University Boulevard, City of West University Place, Texas 77005, during a meeting set to begin at 6:30 p.m. on May 28,2026. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on June 25, 2026. The purpose of the hearing is to provide an opportunity for all persons to be heard in relation to the following matter: Address of the site: 3303 Bissonnet Street,West University Place,TX 77005 Legal Description: Tract IA Block 90 West University Place Section 2 Docket Number: 2026-0010 Applicant: St.Andrew's Presbyterian Church Action Requested: Requesting a special exception from Appendix A—Zoning Ordinance; Article 7A—Residential District-Specific Regulations; Table 7A-1,Note 3 to authorize an additional structure at St. Andrew's Presbyterian School. Additional Details: The applicant is requesting a special exception to authorize an additional structure at St.Andrew's Presbyterian School. Applicable regulations include the City's Zoning Ordinance, Code of Ordinances, Chapter 211 of the Texas Local Government Code and the rules of the ZBA. The application is available on the city's website at www.westutx.gov. Additional details on such matters, as well as the applicable regulations are also available for public inspection in the Public Works Center, 3826 Amherst, West University Place, 77005. Any person interested in such matters should attend the hearing. If you plan to attend this public meeting and you have a disability that requires special arrangements at the meeting please contact the Planning & Zoning Administrator at 713-662-5830 in advance of the meeting. Reasonable accommodations will be made to assist your participation in the meeting. The Municipal Building is wheelchair accessible from the West and Southwest entrances and specially marked parking spaces are available in the Southwest parking area. Signed: Chris Guess,Planning&Zoning Administrators for the ZBA.Posted and mailed on or before May 15, 2026. Chr&'Que- cguess@westutx.gov 713-662-5830 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 to N V V d' N CO CO I, CO CO V N c-I N O O O O O (r) CO CO O O O c-I c-I c-I c-I c-I c-I c-I t-I c-I c-I c-I c-I c-1 N N N N N N N N N N N N N NI to � I.() to to LI) co to U) 6 6 LI) to U) J co O O O O O O O O O CO O O O O O O O O O O O O O N O O O z N N N N N N N N N N N N N N W F- a 1- co JI Q X X X X X X X X X X X X X X Z F- F- I- F- F- I- F- F- F- F- F- F- F- F- >- Z ZZZZ ZZZZZ Z Z Z 0 0 0 0 0 0 0 0 0 0 0 0 0 U F- F- F- F- F- F- F- F- F- F- cn F- F- F- I co co co co Cr) Un CO U (n C (n (n CI J D D C) C) C) C) C) C) C) C J C) C) C) a 0 0 0 0 0 0 0 0 0 0 a 0 0 0 Z 2 2 IMMIIII = 0 2 2 2 r w w 0 0 < < Z I- w CC Cr co LUw LU co 0 0 0 _ 0 N U O1- 0 0 0 ZLui- O cc Cr Cr Cl_ Cr LU LU CO Cr Cr Cr Z -J Z Z Z Z w co U I U Q I Z Z Z Z I Z 0 O 0 W W WNDmcOYmmJ >J Cr Cr Cr aI o0 co < < < < < > > < < < J N co O c-I N ON W O N F- O Cr .cr N z M I.() co co co co d M co in co co co co W_ Z¢ N Z LU LU < LU = w < cc °.6 U CD 00 U O 0 w co , 0 CO Q J LL, o cc °-' _ O W - (I) J `' U Cr oZ F- J W OZ J 1- U Z Z Z W eL Z w Cr Un Q Z < i_ Z W 0 O 0 J < 2 W Y F- z CO N 0 U' Q 1_ Z = Cn U cc U w = 2 z 0 N Z O Q >i > cn oC U U w� w 1 z z Z z z 0 C) ° 0 U cc cc a cc c� J Q a Z CO 2 - w a 0 g < Cr c=..) a r a U) to to to to t.0 to In U) tf) to to to to O o O O O O O O O O O O o O O 0 O O O O O O O O O O O O N N N N N N N N N N N N N N n N N N N N N N N N N N N N N N Z Z Z Z Z Z Z Z Z Z Z Z Z Z O 0 0 0 0 0 0 0 0 0 0 0 0 0 F- F- F- F- F- F- F- F- F- F- I- F- I- F- U) CO CO Cn Cn CO Un Cn Cn CO Cn Cn Cn CO c) 2 2 2 2 2 2 2 2 2 2 2 2 2 2 } < W W 0 < < I- LU CC Cr Cn LU W W ~ cn 0 0 0 0 0 u) v) 0 0 0 0 W Cr Cr Cr Cr Cr LU LU CC Cr Cr Cr z OJ CO cn Un Cn 0 Cr) II CO cn CO CO • a a a a a CC a 1 a a a a w U- • CO CO CO Cr Z CO LLN, w CO CO CO Cr .o m m Q Q ¢ a < a a a a a < N co .cF N N CO Cr (0 O Cr N 00 .4 O o O O O c-1 N c-I O N c-I c-I O ,--I (,1 J CO U) COCO CO CO O co co co co cN < CO to LC) CO CO CO CO W_ QZQ I- Z LU LU • < LU Cr J W U w cc w - U U -J 0 0 0LJ_ cc °� 0 cn Q a ,,, o _ 0 W - N J oU U Cr °25 F- J LLA z J U Z Z Z W j (n < W < < < Z 0 00 J < 0`) w Y I < CO = < LU Z° N O Z CC Cn 3 > 00 O w w U Z 0 y w O U w O z z Z z z cc C) O12 0 / ¢ Cr a Cr C� U S co _ j w < I U)) < Cr C=.) w r a Note 3. Accessory Uses and Structures. In the indicated districts, the ZBA may issue a special exception to authorize additional uses and structures, if the ZBA finds and determines that each additional use and structure is: I. accessory to a lawful primary use and II. compatible with nearby sites and their uses. The special exception may include a site plan identifying and limiting such uses and structures. .EST Ury,✓f. oc 9s� City of West University Place ,0 n APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") TExAs Address of site3303 Bissonnet Legal description of the site: LOT 2 BLOCK 90 WEST UNIVERSITY PLACE SEC 2 Applicant: St. Andrew's Presbyterian Church Address: 5308 Buffalo Speedway Contact: June De Bourgh-Scott Phone: 713-667-1703(mob 718-809-7449) Email:june@sahouston.com Decision or Action Requested(check one or more and provide requested data): ( )Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing? ( )Yes; ( )copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s) involved: • Grounds for appeal: (X) Special Exception. • Exact zoning ordinance section that authorizes the special exception: Appendix A, Article 7, Section 7-101. Regulations,Tables, Etc.,Table 7-1, Note 3.Accessory Uses and Structures • Exact wording of special exception requested: PLEASE REFER TO ATTACHED APPLICATION ADDENDUM ( )Variance. • Exact zoning ordinance section from which a variance is requested: Exact wording of variance requested: Other Data. Are there drawings or other data? ( )No (X)Yes APPLICATION ADDENDUM EXHIBIT EXHIBIT A: SURVEY/LEGAL DESCRIPTION OF PROPERTY EXHIBIT EXHIBIT A-1: FORM SURVEY- THE CHILDREN'S PLACE ENLARGEMENT PLAN (UNDER CONSTRUCTION) EXHIBIT EXHIBIT B:APPROVED BUILDING PERMIT EXHIBIT EXHITIT B-1 :APPROVED PERMIT CODE SHEET EXHIBIT C-1:APPROVED PERMIT SITEWORK PLAN EXEMPTIONS AND VARIANCES EXHIBIT C-2:APPROVED PERMIT ENLARGED SITEWORK PLAN D-1: PROPOSED PERGOLA RENDERING 3D1.0 D-2: PROPOSED PERGOLA RENDERING 3D2.0 D-3 PROPOSED PERGOLA DRAWING CP1.0 D-4 PROPOSED PERGOLA DRAWING CP1.1 , XI-II3 "74T�=i�F 1r�b�-WEST UN!V R 1TY 4PECJ,4 Attached. The applicant has read the State and City regulations attached. Signature of applicant: `-... '"� Date: J 7 /- For Staff Use only Date filed: Gil I acp Date heard: ko'a 5/ ( Docket#: P2 ' a Co- 000kO Form ZBA-102 Attachment to Application for Special Exception St. Andrew's Presbyterian Church - The Children's Place Amendment to Special Exception I. Executive Summary a. Note 3. Accessory Uses and Structures. In the indicated districts, the ZBA may issue a special exception to authorize additional uses and structures, if the ZBA finds and determines that each additional use and structure is: (i) accessory to a lawful primary use and{iii) compatible with nearby sites and their uses.The special exception may include a site plan identifying and limiting such uses and structures. b. Section 7-101 ,Table 7-1 , Note 3:Accessory Uses and Structures c. "Requesting a Special Exception to authorize Sun Shade Pergola." II. The Children's Place The new Children's Place, pre-school ministry, has been in operation for 2 years. During that time,we have identified important things we missed in the design. The No. 1 issue is the West Play Area,which is used for 1-2 year old babies. It is an oven out there during the summer months. Therefore,we are requesting to add a large pergola to block most of the sun, thus allowing us to use the area during the long 5-month Houston summer. EXHIBITS C-1 &C-2,further clarified the programmatic elements of the playground located along the Westchester front yard setback. Due to concerns about budget,the church did not include the proposed Pergola. However additional funds have been obtained, and the church would like to include this new element to the overall design of the playground. Frankly, this is an important EHS issue because when the children use the space on 90+ degree days in full sunlight, it is very hot. We hate to keep them inside for whole days during the hot months so this break from the inside rooms is important. If we had a short summer,we might be able to get by. But this is Houston. 111. IV. Requested Special Exception 1.The Children's Place, a pre-school ministry, is requesting a special exception to authorize the addition of a Pergola to the West Play Area. It will only cover the existing playground and will remain inside the perimeter of the security fence. Argument for Special Exception Accessory Use 1.The requested Pergola is an accessory use to the school in that these structures are both (i) subordinate and incidental to The Children's Place, pre-school ministry, and (ii) is a necessary component of The Children's Place program. Specific Findings Required 1.Accessory Uses and Structures- Note 3 of Table 7-1 require specific findings for an accessory use and structures. Those requirements and the basis for the findings are as follows: i.The use and structures are an accessory to a lawful primary use -See above statement. Playgrounds with Sun Shades are common and a required accessory use to a childcare/pre-school ministry. ii. The use is reasonably compatible with nearby sites and their uses.The West playground located within the established Westchester front yard setback that sits directly across from the Beehive playground, the preschool component of the West University Place Church of Christ.These uses are the same and compatible with each other. Across Bissonnet are commercial uses. 2.All Special Exceptions-All special exceptions require the following findings: 1.The use will not cause any significant increase in on-street parking,will not cause any substantial traffic congestion, will not cause any substantial increase in traffic or any unreasonable burden upon utility systems or upon other public facilities or public service -This use will not affect parking, traffic or public infrastructure. ii. The use is in harmony with the general purpose and intent of this Section (11-102) -The use is supportive of the West University Place community and is a common part of pre-schools. iii. Specific findings and determinations required have been made. - See above. f iv. Special Conditions-The structure shall be constructed in accordance with the attached proposed site plan and rendering as shown in EXHIBITS D-1, D-2. D-3 & D-4. V. Request for Approval The Church respectfully requests the Board of Adjustment set a hearing for this matter and approve the requested Variance. Exhibits: A: Survey/ Legal description of property- 2023/09/14 A-1 : Form Survey-The Children's Place Building- 2023/12/14 B:Approved Building Permit-2023/10/03 B-1: Approved Permit Code Sheet- 2023/10/03 C-1 : Approved Permit Sitework Plan - 2023/05/10 (Submission Date) C-2: Approved Permit Sitework Enlargement Plan -2023/05/10 (Submission Date) D-1 : Proposed Pergola Rendering 3D1.0 0-2: Proposed Pergola Rendering 3D2.0 D-3: Proposed Pergola Drawing CP1.0 0-4: Proposed Pergola Drawing CP1.1 E: Approved West University Special Exemptions and Variances - 2022/08/10 •c �" \I'll" ,ornimanni ,„9„v imillipuliwip, g,., ,._.•g d,,t,i it4ftt - I. . y. < -0. < xl R 51 argARIFIL&VIVI ! 1▪ 2 1"4i 1. :4,1 :Took lira llti . 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A %.$ X.'x'i3',, S0_,I, g°8 1 -' ilIN r ' > g<>m c � � a iT n c ^ m > to . ti ('=M= ,4ry D < ONO TO 'P Oi t §iA Wm �m z*�} O7�^ 1 F [ 4 _ op ♦ NO 2 $� 2 = Y2 m pi O l c H o � C mmi $ C�o g o o T Z gR ; , gonNm�o. 2 " m � i z,_ o$6 T >IA mie7i n P y a ,7,1, pZii/it' ^' ie groan EXHIBIT B City of West University Place Development Services 3826 Amherst Street West University Place.Texas 77005 Phone 713-662-5813 Fax• 711-662-5304 PERMIT PERMIT NUMBER: BP-23-00583-01 APPLICATION DATE: 05/22/2023 PROPERTY ADDRESS: 3303 BISSONNET ST,WEST ISSUE DATE: 10/03/2023 UNIVERSITY PL,TX 77005 PARCEL NUMBER: 055-121-090-0004 EXPIRATION DATE: 10/03/2024 LEGAL DESCRIPTION: LT 2 BLK 90 WEST UNIVERSITY PLACE SEC 2 BUILDING SITE ZONING: PERMIT TYPE: COMMERCIAL NEW APPLICATION VALUATION: 5475000 OWNER CONTRACTOR ST ANDREWS PRESBYTERIAN FORNEY CONSTRUCTION,LLC CHURCH 5308 BUFFALO SPEEDWAY 8945 LONG POINT RD,STE 200 Houston, TX 77005 HOUSTON, TX 77055 (713)224-1900 NEW FRAMED AREA(Commercial): NEW FRAMED AREA(Residential): EXISTING FRAMED AREA: GRAND TOTAL FRAMED AREA: 16200 DESCRIPTION OF WORK: NEW CHILDCARE FACILTY FOR CHURCH SUB CONTRACTOR: FEE SUMMARY CHARGED PAID DATE PAID COMMERCIAL NEW PLAN CHECK S4,505.00 S4,505.00 05/22/2023 APPLICATION FEE-BLDG $100.00 S 100.00 10/03/2023 COMMERCIAL NEW-2017 S8,910.00 $8,910.00 10/03/2023 GRAND TOTAL $1 3,515.00 S 13,515.00 NOTICE TO CONTRACTORS A PERMIT IS AN AUTHORIZATION TO PROCEED WITH THE WORK AND SHALL NOT BE CONSTRUED AS AUTHORITY TO VIOLATE, CANCEL, ALTER OR SET ASIDE ANY OF THE PROVISIONS OF CITY CODE, NOR SHALL ISSUANCE OF THIS PERMIT PREVENT THE BUILDING OFFICIAL FROM THEREAFTER REQUIRING A CORRECTION OF ERRORS IN PLANS OR CONSTRUCTION,OR OF VIOLATION OF CITY CODE OR ANY OTHER CODE, ORDINANCE OR REQUIREMENT OF THE CITY OF WEST UNIVERSITY PLACE,TEXAS. PERMITITEE PRINT PERMITTEE NAME: 1//4.SC %ritt-r City of Nest University Place • Development Services 3826 Amherst Street West University Place.Texas 77005 Phone: 713-662-5833 Fax- 713-662-5104 PERMIT PERMIT NUMBER: BP-23-00583-02 APPLICATION DATE: 05/22/2023 PROPERTY ADDRESS: 3303 BISSONNET ST,WEST ISSUE DATE: 10/03/2023 UNIVERSITY PL,TX 77005 PARCEL NUMBER: 055-121-090-0004 EXPIRATION DATE: 10/03/2024 LEGAL DESCRIPTION: LT 2 BLK 90 WEST UNIVERSITY PLACE SEC 2 BUILDING SITE ZONING: PERMIT TYPE: DRAINAGE PERMIT-AREA/SITE APPLICATION VALUATION: OWNER CONTRACTOR ST ANDREWS PRESBYTERIAN FORNEY CONSTRUCTION,LLC CHURCH 5308 BUFFALO SPEEDWAY 8945 LONG POINT RD,STE 200 Houston, TX 77005 HOUSTON, TX 77055 (713)224-1900 NEW FRAMED AREA(Commercial): NEW FRAMED AREA(Residential): EXISTING FRAMED AREA: GRAND TOTAL FRAMED AREA: 0 DESCRIPTION OF WORK: SURFACE ELEVATIONS ONLY SUB CONTRACTOR: FEE SUMMARY CHARGED PAID DATE PAID DRAINAGE PLAN S 100.00 $100.00 05/22/2023 SUBMITTAL/RESUBMITTAL SITE DRAINAGE $20.00 $20.00 10/03/2023 APPLICATION FEE-DRAINAGE $100.00 SI00.00 10/03/2023 GRAND TOTAL $220.00 S220.00 NOTICE TO CONTRACTORS A PERMIT IS AN AUTHORIZATION TO PROCEED WITH THE WORK AND SHALL NOT BE CONSTRUED AS AUTHORITY TO VIOLATE, CANCEL, ALTER OR SET ASIDE ANY OF THE PROVISIONS OF CITY CODE, NOR SHALL ISSUANCE OF THIS PERMIT PREVENT THE BUILDING OFFICIAL FROM THEREAFTER REQUIRING A CORRECTION OF ERRORS IN PLANS OR CONSTRUCTION,OR OF VIOLATION OF CITY CODE OR ANY OTHER CODE,ORDINANCE OR REQUIREMENT OF THE CITY OF WEST UNIVERSITY PLACE,TEXAS. PERM ITTEE PRINT PERMITTEE NAME: ( //4 /itI'L'�C 4 ► t West University Place Project Address 3303 Bissonnet Project Type New Daycare Date June 26, 2023 Building Type Type IIB Sprinkled _ Occupancy Type I-4/E Occupant Load 263 Square Footage 16,200 square feet Building Code 2021 IBC Plans are Conditionally Approved with the following comments. To be verified upon final inspection: Building&MEP Plan Review Comments: 1. M4 - Provide outside air calculations in accordance with Section 403.3 of the IMC. 2. L1.22 - Custom play hut shall be engineered/manufactured, and plans submitted prior to construction in accordance with Chapter 16 of the IBC. 3. 52.02 - Provide roof drainage calculations and details in accordance with Section 1503.4 of the IBC. Planning&Zoning Review Comments: 1. Submitted plans have been reviewed for compliance with the terms of the Special Exception and Variances granted by Zoning Board of Adjustment during the 8/04/2022 session. 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Outdoor Elements ' " s 13303 BiSSOnnetSt, INFORMATION BY THE RECIPIENT • o ,I,' ARCHITECTURE 1ANDSCAPE POOLS OR ANY ENTITY OTHER THAN OUTDOORELEMENTSIS 0 West University Place,TX 77005 PRoMBITED Cs-) . p E i i! it: `' E.0 11\11 Westchester i . a �„d s_�--------�--- jlyd II ^ ^ Avenue nn ^ r, D a A. , ,L( a i i l i. _ Property Line A .;_ ._ ��- — — ��. �_ �_. • :;;1'3 t it , ,,,„.....,,impoiv. , ' + ::.3, "-r ::.- e, : , ,-: ,,.....,..\\z>0 .., L.C.'- (..)°- , :,, e 7.4 - ti . o a 3i„\.. ..\14, if a n:II ° j n vrri .a a C�J R 5 7 co I ZiN .......... 4110 CIO „"ili . f____, T. In T-, -- 14 — — -- "d — r z CA CIdD 1 i CO Z A. 1 6 _ - 1 'I--x 40 - r- ‘7.. Fy Q.. ; pp ; OC ^(A N O� P F N gn nen 41 m cggn to �'5 R A W . . . . 0 ril 4 . i6 , * fi r .CJ ! 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