Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
PZ 2018-01-04 Agendas
M RH NOKTH RICHLAND HILLS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, JANUARY 4, 2018 WORK SESSION: 6:30 PM Held in the City Council Work Room, 3rd Floor A. CALL TO ORDER A.1. Planning Manager report A.2. Discuss items from the regular Planning and Zoning Commission meeting. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) Held in the City Council Chambers, 3rd Floor A. CALL TO ORDER A.1. PLEDGE OF ALLEGIANCE A.2. Administration of the Oath of Office to Planning and Zoning Commission Ex-Officio member. EXECUTIVE SESSION The Planning and Zoning Commission may enter into closed Executive Session as authorized by Chapter 551, Texas Government Code. Executive Session may be held at the end of the Regular Session or at any time during the meeting that a need arises for the Planning and Zoning Commission to seek advice from the city attorney (551.071) as to the posted subject matter of this Planning and Zoning Commission meeting. Thursday, January 4, 2018 Planning and Zoning Commission Agenda Page 1 of 3 The Planning and Zoning Commission may confer privately with its attorney to seek legal advice on any matter listed on the agenda or on any matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551, Texas Government Code. B. MINUTES B.1. Approve Minutes of the December 7, 2017, Planning and Zoning Commission meeting. C PUBLIC HEARINGS C.1. SUP 2017-12 Public hearing and consideration of a request from Archer Western/Herzog JV for a special use permit for a 60-foot tall communications tower in the railroad right-of-way in the 6400 block of Smithfield Road, being described as a portion of Tract 16, John H. Barlough Survey, Abstract 130. C.2. SDP 2017-05 Public hearing and consideration of a request from Right Quest, LLC, for a special development plan at the southeast corner of Iron Horse Boulevard and Browning Drive, being 9.55 acres described as Tract 1 B3, Edmund King Survey, Abstract 892. D. PLANNING AND DEVELOPMENT D.1. RP 2017-11 Consideration of a request from Goodwin & Marshall, Inc., for a replat of Lot 19, Block A, The Villas at Smithfield, Phase 2, on 3.114 acres located in the 6800 block of Davis Boulevard. D.2. AP 2017-05 Consideration of a request from JBI Partners, Inc., for an amended plat of HomeTown Canal District Phase 5A on 12.924 acres located southwest of the intersection of Ice House Drive and Bridge Street. D.3. AP 2017-06 Consideration of a request from JBI Partners, Inc., for an amended plat of HomeTown Canal District Phase 5B on 3.984 acres located southeast of the intersection of Ice House Drive and Bridge Street. E. ADJOURNMENT CERTIFICATION Thursday, January 4, 2018 Planning and Zoning Commission Agenda Page 2 of 3 I do hereby certify that the above notice of meeting of the North Richland Hills Planning and Zoning Commission was posted at City Hall, City of North Richland Hills, Texas in compliance with Chapter 551, Texas Government Code on Friday, December 29, 2017, by 3:00 PM. ,W a �µ1CNLa. Assistant Ci .xy..%ecrptaf 1�.......... This facility is wheelchair accessible and accessible parking says are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Secretary's office at 817-427-6060 for further information. Thursday, January 4, 2018 Planning and Zoning Commission Agenda Page 3 of 3 MKH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: Planning Manager report PRESENTER: Clayton Comstock, Planning Manager GENERAL DESCRIPTION: Staff will report on general announcements related to upcoming events and development activity in North Richland Hills and items of general interest to the Commission. t4RH NOKTH KICHLANID HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: Discuss items from the regular Planning and Zoning Commission meeting. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to discuss any item on the regular Planning and Zoning Commission agenda. GENERAL DESCRIPTION: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to inquire about items that are posted for discussion and deliberation on the regular Planning and Zoning Commission agenda. The Commission is encouraged to ask staff questions to clarify and/or provide additional information on items posted on the regular agenda. MRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: Administration of the Oath of Office to Planning and Zoning Commission Ex-Officio member. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: At the October 23, 2017, meeting, City Council made the following appointment to the Planning and Zoning Commission. Robert Housewright Ex-Officio The Oath of Office will be administered during the regular meeting. Each member serves until their successor is appointed. The term for the Ex-Officio position expires June 30, 2018. ?g1kH NORTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: Approve minutes of the December 7, 2017, Planning and Zoning Commission meeting. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: The minutes are approved by majority vote of the Commission at the Planning and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning and Zoning Office prepares action minutes for each Planning and Zoning Commission meeting. The minutes from each meeting are placed on a later agenda for review and approval by the Commission. Upon approval of the minutes, an electronic copy will be uploaded to the City's website. RECOMMENDATION: Approve minutes of the December 7, 2017, Planning and Zoning Commission meeting. MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 DECEMBER 7, 2017 WORK SESSION The Planning and Zoning Commission of the City of North Richland Hills, Texas met in work session on the 7th day of December, 2017 at 6:30 p.m. in the City Council Workroom prior to the 7:00 p.m. regular Planning and Zoning Commission meeting. Present: Randall Shiflet Place 4, Chairman Steven Cooper Place 7, Vice Chairman Jerry Tyner Place 2, Secretary Justin Welborn Place 1 Don Bowen Place 3 Kathy Luppy Place 5 Mason Orr Place 6 Absent: Robert Housewright Ex-Officio Staff Members: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician A. CALL TO ORDER Chairman Randall Shiflet called the meeting to order at 6:30 p.m. A.1 PLANNING MANAGER REPORT Planning Manager Clayton Comstock announced upcoming City events and summarized actions taken on Planning related items at the November 16, 2017, City Council meeting. He further discussed current development activity in North Richland Hills with the Commission. A.2 2018 DEVELOPMENT MEETING CALENDAR December 07, 2017 Planning and Zoning Commission Meeting Minutes Page 1 of 6 Planning Manager Clayton Comstock gave a brief overview of the proposed 2018 Development Meeting Calendar and stated changes may be made following the December 11, 2017, City Council meeting. A.3 DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. Planning Manager Clayton Comstock announced the withdrawal of items C.1. SUP 2017-09 and item D.1. FP 2017-10. Principal Planner Clayton Husband and the Commission discussed changes to item C.2. TR 2017-04, based on remarks made at the November 16, 2017, Planning and Zoning Commission meeting. REGULAR MEETING A. CALL TO ORDER Chairman Randall Shiflet called the meeting to order at 7:03 p.m. Present: Randall Shiflet Place 4, Chairman Steven Cooper Place 7, Vice Chairman Jerry Tyner Place 2, Secretary Justin Welborn Place 1 Don Bowen Place 3 Kathy Luppy Place 5 Mason Orr Place 6 Absent: Robert Housewright Ex-Officio Staff Members: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician A.1 PLEDGE OF ALLEGIANCE Commissioner Kathy Luppy led the pledge of allegiance to the United States and Texas flags. B. MINUTES December 07, 2017 Planning and Zoning Commission Meeting Minutes Page 2 of 6 B.1. APPROVE MINUTES OF THE NOVEMBER 16, 2017, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER DON BOWEN, SECONDED BY COMMISSIONER JUSTIN WELBORN TO APPROVE MINUTES OF THE NOVEMBER 16, 2017, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 7-0. C. PUBLIC HEARINGS C.1. SUP 2017-09 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM HAMILTON DUFFY, P.C., FOR A SPECIAL USE PERMIT FOR TWO DETENTION PONDS AT 7651 MID-CITIES BOULEVARD, BEING 1.655 ACRES DESCRIBED AS TRACT 11D, JOHN H. BARLOUGH SURVEY, ABSTRACT 130. WITHDRAWN Withdrawn THIS SPECIAL USE PERMIT WAS WITHDRAWN. C.2. TR 2017-04 PUBLIC HEARING TO CONSIDER AMENDMENTS TO SECTIONS 118-1 DEFINITIONS, SECTION 118-693 EXTERIOR MATERIALS AND COLORS, AND SECTION 118-728 OUTDOOR LIGHTING, OF THE NORTH RICHLAND HILLS ZONING ORDINANCE REGARDING LUMINOUS TUBE LIGHTING. APPROVED Chairman Randall Shiflet continued the public hearing from the November 16, 2017, Planning and Zoning Commission for item C.2 and called on Principal Planner Clayton Husband to present the text revision. Mr. Husband discussed revisions made to the proposed zoning ordinance following requests made at the November 16, 2017, Planning and Zoning Commission meeting. Per the final motion, Commissioner Jerry Tyner asked that the proposed phrasing referring to changing in color be altered. December 07, 2017 Planning and Zoning Commission Meeting Minutes Page 3 of 6 Chairman Shiflet asked if the businesses along Rufe Snow Drive will be grandfathered and asked if there could be added text referring to brightness. Mr. Husband stated businesses currently using LED lighting in the same restricted manner as the proposed text revision would become legal nonconforming. Chairman Shiflet stated he does not see how this ordinance can be included in section 118-1 and address the matter of indoor lighting. Commissioner Welborn stated seeing examples of light placement would be helpful. Mr. Husband stated many texts do not regulate exterior lights in the same manner as the proposed text revision. Chairman Shiflet made comments referring back to the original intent of the proposed text revision. Mr. Husband stated the original intent of the text revision was to handle luminous tube lighting around windows and store fronts. Justin Welborn commented that neon tube lighting could be used in the same manner as what the text revision is restricting, but is not a part of the text revision. Mr. Husband stated neon tube lighting has been tested for a number of years and does not have the same harsh brightness as LED strip lighting. Mr. Tyner asked if seasonal lights would be allowed. Mr. Husband stated there have not been any known complaints concerning seasonal lighting used in the similar manner of luminous tube lighting. Mr. Welborn stated this text revision only targets one type of lighting and use, instead of focusing on the use only. Mr. Husband stated advances in technology may require the code be altered. Mr. Tyner and Chairman Shiflet made comments concerning interior lighting. Mr. Husband stated that interior lighting was not a part of this text revision's scope, but that the language could be placed within section 118-694, architectural design standards. Planning Manager Clayton Comstock added that the Commission may chose to rename the section as a part of their motion. Chairman Shiflet discussed research conducted with Mr. Husband detailing how few examples there are. December 07, 2017 Planning and Zoning Commission Meeting Minutes Page 4 of 6 Mr. Welborn and Mr. Husband discussed possibilities of having a Special Use Permit for the outdoor lighting section. Per the final motion, Commission Don Bowen agreed with earlier comments made to rename the section in order to not inherently exclude indoor lighting from the section. Chairman Shiflet confirmed with Mr. Comstock that the motion my include a recommendation to change the section title. Chairman Shiflet, Commissioner Kathy Luppy, Mr. Welborn, Mr. Comstock, and Mr. Husband discussed the location of lighting outside or inside the lining of a window and per the final motion, recommended that the title of the section be renamed in order to include indoor lighting. Vice Chairman Cooper and Mr. Husband discussed definitions within the proposed text. Ms. Luppy asked how difficult it would be to gather an inventory of businesses using LED lighting. Mr. Husband stated an inventory by staff is under way. Chairman Shiflet, Ms. Luppy, Mr. Welborn, Mr. Bowen, and Mr. Husband discussed time sequences between color changes and included a recommendation in the final motion. Per the final motion, Chairman Shiflet stated he would be in favor of a Special Use Permit provision. Mr. Husband confirmed Mr. Welborn's statement that the LED strip lighting will be covered or shrouded. Mr. Welborn, Mr. Tyner, Mr. Shiflet, Mr. Bowen, and Mr. Husband discussed LED timing, and Special Use Permit provisions for the section. Chairman Shiflet called for anyone wishing to speak for or against the request to come forward. There being no one wishing to speak, Chairman Shiflet closed the public hearing. Per the final motion, the Commission discussed phrasing, time sequences, and special provision recommendations for the proposed text revision. December 07, 2017 Planning and Zoning Commission Meeting Minutes Page 5 of 6 A MOTION WAS MADE BY COMMISSIONER JERRY TYNER, SECONDED BY COMMISSIONER JUSTIN WELBORN TO APPROVE TR 2017-04 WITH THE FOLLOWING CONDITIONS: CREATE A PROVISION FOR A SPECIAL USE PERMIT TO THE LIGHTING SECTION, ALTERING THE TIME LIMIT TEXT TO "COLORS MAY NOT CHANGE MORE THAN 60 SECONDS," AND REMOVE 'OUTDOOR" FROM THE SECTION 118-728 TITLE. MOTION TO APPROVE CARRIED 7-0. D. PLANNING AND DEVELOPMENT D.1. FP 2017-10 CONSIDERATION OF A REQUEST FROM HAMILTON DUFFY P.C. FOR A FINAL PLAT OF LOT 1, BLOCK A, CARRINGTON CENTER ADDITION, ON 1.655 ACRES LOCATED AT 7651 MID-CITIES BOULEVARD. WITHDRAWN THIS FINAL PLAT WAS WITHDRAWN. E. ADJOURNMENT Chairman Randall Shiflet adjourned the meeting at 7:59 p.m. Randall Shiflet, Chairman Attest: Jerry Tyner, Secretary December 07, 2017 Planning and Zoning Commission Meeting Minutes Page 6 of 6 MItH NORTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: SUP 2017-12 Public hearing and consideration of a request from Archer Western/Herzog JV for a special use permit for a 60-foot tall communications tower in the railroad right-of-way in the 6400 block of Smithfield Road, being described as a portion of Tract 16, John H. Barlough Survey, Abstract 130. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: On behalf of the Fort Worth Transportation Authority, Archer Western/Herzog JV is requesting a special use permit for a 60-foot tall communications tower associated with the TEXRail project. The tower site is located in the railroad right-of-way on the east side of Smithfield Road and north of Mid-Cities Boulevard. GENERAL DESCRIPTION: The applicant is requesting approval of a special use permit (SUP) to authorize the construction of a 60-foot tall communications tower in the railroad right-of-way adjacent to the Smithfield TEXRail station. Article VI of the Zoning chapter of the Code of Ordinances requires approval of an SUP for any communications tower over 45 feet in height. Communication towers are permitted by SUP in all nonresidential zoning districts. The zoning ordinance also includes regulations and standards for communication towers. These standards are intended to minimize the adverse visual effect of the towers, provide careful siting of tower structures, and maximize the opportunities for co-location of multiple service providers. The user associated with this application is the Fort Worth Transportation Authority. The purpose for the tower is for the TEXRail radio subsystem equipment, which provides voice communication between the rail control centers, trains, and maintenance personnel along the TEXRail corridor. The area for the communication tower is a 750-square-foot area located northeast of the Smithfield station platform on the south side of the tracks. Planned improvements to the site include a 60-foot tall tilt-down tower with associated equipment sheds. The design of the tilt-down tower has a hinge-type pivot and ratchet system that allows the tower to be raised and lowered for maintenance. The tower design is the same as planned for the other TEXRail stations. All equipment would be located within the ?g1kH NORTH KICHL,AND HILLS railroad right-of-way. A complete site plan package and description of the proposed tower is attached. COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the Comprehensive Land Use Plan and is currently zoned Transit Oriented Development. The purpose of the transit oriented development code is to support the development of the community's station areas into pedestrian-oriented, mixed-use urban neighborhoods, with convenient access to rail transit, shopping, employment, housing, and neighborhood retail services. The goal of each station area is to encourage an efficient, compact land use pattern; encourage pedestrian activity; reduce the reliance on private automobiles; promote a more functional and attractive community through the use of recognized principles of urban design; and allow property owners flexibility in land use, while prescribing a high level of detail in building design and form. PROPOSED ZONING: The applicant is requesting a special use permit for a communication tower over 45 feet in height. A change in the base zoning of TOD is not requested or required. SURROUNDING ZONING I LAND USE: North: TOD Transit Oriented Development Transit Oriented Development West: TOD Transit Oriented Development Transit Oriented Development South: TOD Transit Oriented Development Transit Oriented Development East: TOD Transit Oriented Development Transit Oriented Development PLAT STATUS: The property is currently unplatted as it is part of the right-of-way for the regional rail corridor. CITY COUNCIL: The City Council will consider this request at the January 8, 2018, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve SUP 2017-12. Z J J Q Z O Q V aAIS SIAda 1S M3aINS 1S M31N33 aM 0131dH11WS z a a � c m z J J m Q l3 13VIS S Z J LLI 1610- w SASI-S w 14 Ma M31AMMVd J(s f h I oil I� l�l(O/II � ��I � I f!%ll lUllllr7/UIU/I111IIIIIIIIUA////I//II IIIIIIIfIIIII��T)�1)yL pl/%r��J 1111�L1'V �� �������� v 2(✓f�NY /,ri ���fl����Yfr���jl w!/�JII�J'�5"JNI��^xp�'��IY�Y9,N„�� /%, 0 /,%' l v m ����, 11( ��/r�Ir �,l 1��,i/�,�^j , ��r ,J'�� /�r / �i / N / / +wow• mwn — rx we w � w ww' war I r / /.t I l//!r✓t/i, //1�4 119/Ir , /%%v!/i%vr/////%l�///i lJr/I%GI////%////p/%/C�%///ll/ %/�%//i //��i! :.r ,i 1 / rN i�l (NIV4 "l y I i f l � � r jjjjjj OWNER ADDRESS CITY, STATE ZIP BATES REALTY LP 2900 COUNTY ROAD 1217 CLEBURNE,TX 76033 BORDEN,JAMES 709 SINGING QUAIL TRL HASLET,TX 76052 FIRST BAPTIST CH SMITHFIELD 7912 MAIN ST NORTH RICHLAND HILLS,TX 76182 FORT WORTH TRANSPORTATION AUTH 800 CHERRY ST STE 850 FORT WORTH,TX 76102 JOHNSON,VIRGINIA 6413 SMITHFIELD RD NORTH RICHLAND HILLS,TX 76182 NORTHWIND I LTD 3005 OAKSHIRE ST DENTON,TX 76209 NORTON, RALPH E 3005 OAKSHIRE ST DENTON,TX 76209 PHAM,SANDYT 3427 PARHAM DR GRAND PRAIRIE,TX 75052 Scope of Work for Communication Tower Installation at Smithfield Station. Project:TEX Rail Commuter Rail Line Subject: Communication Tower at Smithfield Station Description of Work: The TEX Rail Radio Subsystem is to provide voice communication between the Rail Control Centers to the trains and maintenance personal (within a 1 mile of the right of way)along the TEX Rail corridor. Portion of the Right of Way(ROW) is shared with Trinity Railway Express (TRE), another portion is shared with Fort Worth &Western Railroad (FWWR), and two portions of the ROW are under exclusive use of TEX Rail. Communication tower install consist of a 60'tilt-down type tower installed on a 10' helical drill in foundation.This tower is to be installed on TEX Rail right-of-way at Smithfield Station. in conformance with all TEX Rail contract specifications, standards& safety requirements. Objective: The TEX Rail Radio Subsystem shall provide coverage for 98%of the alignment for 99% of the time.This is to be achieved by three 160MHz base stations located along the alignment with one of the base station locations at Smithfield Station.The other two locations are CP Grapevine West and Northside station. Each of the 3 towers are standalone towers,this is due to the coverage design, the specifications it must meet for installation, its shared usage with other class 1 railroads. Tasks: Installation consists of first installing 10'tower foundation that is drilled by augur motor attachment to a required torque value. The use of this type of foundation eliminates the need for open excavation and provides minimal impact to native soil. Next, the 60' tilt-down type tower is installed onto foundation. The tower base has a hinge-type pivot that allows the tower to be mounted while laying horizontally on the ground then raised by telescoping fork-lift or back-hoe after base is attached to foundation. Use of tilt-down style towers allows for safe and efficient antenna installation and maintenance by using ratchet system to lower tilt portion of antenna while working. Last, a trench is excavated approximately 30" in depth from tower location to house—approximately 30'.A 2" flexible, liquid tight conduit is installed into trench and backfilled. Northside Station—The communication tower's proposed location is approximately at STA 30008+00. It shall be installed in a location that is at least 30' minimum to the east of the Communication Facility building. Groun d Sit Longitud De Mi De Ml Elev. Tower e# Site Name Latitude e g n Sec g n Sec (ft) type North Side 32.7953 97.3379 32 47 44 8 ' -97 20 16, 60-foot, 1 Station 78 89 559 tilting Srnithiield 32.8652 97.2106 32 51 55. -97 12 38' 60-foot, 2 Station 78 94 0 5 645 tilting Grapevine 32.9333 97.0804 32 55 58. -97 5 2.3 60-foot, 3 1 West 98 72 9 636 1 tilting XKNRAIL RADIO 8V��Sl/QT[DMDBQl{B���t&]K��Tll`� 1, PURPOSE The purpose of this document is to provide the Fort Worth Transit Authority(FWTA)with an understanding of the system design,components,and integration approach being proposed for the 160 MHz Radio Subsysterit. 'the ultimate goal is to provide a radio system which completely meets the specifications and intent for reliable voice radio service on and near theTEXRail right-of-way. 2" REFERENCE MATERIAL Section lkk70 Radio Subsystem(and the upocifivakouo/o\^udoodocited dho/oio) Section 16863 Control Center Integrated Voice Communication Subsystem(and the specifications/standards cited therein) 8p coverage analysis document: Appendix G^lD){/{ui| l6o MHz Analysis v3020l709l89df 3" SYSTEM DESIGN 3.1, RF COVERAGE ANALYSIS An RF coverage analysis was performed using EDX SignalPro to determine what hardware and uoufigoodvoare needed io achieve o delivered audio quality(DA})of34ou the entire 6g6|^of-*uY (ROW)and one mile in each direction front the ROW.' The analysis indicated that the coverage goal could he met by building radio base stations at: l)North Side Station,%)Smi1bfi*\d station,and]) Control Point(CP)Grapevine West. More detail is presented in the coverage analysis dowonrn1 '^3BJ(RuillhO MHz Analysis v3A2Vl709l8p4[, submitted iu Appendix G. 3.2. FREQUENCY PLANNING The frequencies needed to provision the base stations will be issued by the AAR frequency coordinator,Transportation Technology Center Inc, (TIVI), The channel plan will be evaluated by 77Cl using their Planet prediction tool,and independently verified by Xorail using EDX SignalPro. The radios can be operated on carrier squelch for the sake of interoperability—though coded squelch should also hnconsidered. While an over-the-air repeater was originally envisioned to repeat a voice traffic on the entire right- of-way(8UVY)`vvcbur*yvu1eraoddsoa.iiydnp/oxrroysi,cu°vonldn^theguicklyo:\oo*uhloio operate on TRE channels on an emergency basis. As an alternative,two 160 MHz band voice channels will be requested from the frequency coordinator. Channel#1 would be used at North Side Station,and re-used ud Grapevine West;channel#%would ho used ot8ouidkfinld. 3^3^ SYSTEM OPERATION The radio subsystem would operate o" 12.5kHz-wide channels,using analog frequency modulation (FM)for the sake of interoperability with other railroads operating on the TEXRail right-of-way. To send audio to a train on the ROW,the dispatcher would typically transmit simultaneously(i.e. multicast)on all three base stations, causing each base station to transmit on its own assigned frequency. The locomotive(or vehicle)radio would hear the call anywhere nmor near the ROW. T>mnxmd,ing6'om the train(v the dispatcher can bx more complicated. Ouu two-channel frequency plan(described in the paragraph above),the train engineer would have to manually switch the radio to Radio coverage past the right-of-way is subject to approval by the AAR frequency coordinator 16870 Radio Subsystem Design Narrative v2 3 20171023.docx Ar 1 1 40 ' i f w � F, �� 11 to ��n rig/✓ �w � a+ m Q m 6 4V a q! x 0 q W , 9�,q 0 x + in u in r- ii 19- 9 Ft - 1�9 Mi-28d OMO 33S 00*09+68002 VIS 3NII HOIVVI �.v I r Q � �n K r h x r f< ' yFh as $g z 2 6 f y 4� � V 4 \ JUI \ n g a II'D<.. PIC IVI 61 P2, I j Arf� \ � § \ \ \ 3 ; / \ e 2 / � } ƒ ) \ \w . . ! . ( \ ! ® • . . � . � 2 ) \ ƒ| m �z , « .. ....: i ] a 9 , 233322} ri r/r /i/no, o r s/f� / r i �� ,y ���ioii,�iir, �, ;',,, y//�, �ia �,��„ �v � /�/j � ;� iii,,,, ,, �, � �� � f'J �r �r��%% f, ��� �� � � i r�i�;!% ��,�, .��,-� �i G `1%� m e "��, 1%%�/ A�,,,; F k II161��ip �, S�`"v`�fwr� 1 , h µ 41 IIII(I l I IIII(I n I(u{��I1ry� ;r / r f r l �i rid uu II ., ^ NKH ZONING SELECT APPLICATION TYPE LJ Zoning Change 0& Spedo| U;oPormi, [] Planned Development [] Special Development � Plan DEVELOPMENT INFORMATION Project Address tlu- Project Name -r4-v-74 Legal Description �J A, -,y, Current Use V'r',W Proposed Use V-00w:�4x Tower OWNER INFORMATION Phone: Email: For additional owners, please include additional copies of this page. The property owner must sign the application or submit a notarized letter of authorization. REPRESENTATIVE/AGENT INFORMATION Nome Address City Phone GnnK CERTIFICATI I certify that the above information is correct and complete to the best of my knowledge and ability, and that I will be fully prepared to present the proposal o/ n Planning and Zoning Commission and City Council public heoring | reserve the right fo withdraw thbproposal nt any hmehy8|ingvwr�/en request whhthe Planning & Zoning Depurtmcnt. Owner Sign ature Date Owner Name (print) �-- to Ag;nt Signature D to Agent Name (print) 2017 Planning&Zoning Department 1 4301 City Point Drive - NRH 76180 JMI y11 0 yy ii II ti lln�n 1 �i �� S G / MV r r .c 1�T FM / r 1 G f 1 � i �r Y m k y TC G9, Now LY u w J' C sC 4C, JF 11. 1 YR u Z 0 RU 0 Nam ffAM \`s 1uiwY'WLLr1 LU G �I D. CL mm a �[ r PQ z u' z uitmd H q i 4 I'1 �o l IL f Na om �l MMMIINMI i {qx Gi ii L,y IF4,'; ' 1V,4 Il 0 men Im /fir ��, �, � ,� �l✓�/ply y(f ^ fA IRS dlrU „tia;' am c = C c 0 -0 R CO �'~ 5 4' C C o moo,, °o C p d >. E L6 o o W o > > E �- V) = U. V C N > O d 44) v w E m � Q « 40- ¢ > c. L Z o 0 m f. i i mom j MOM / i77TTT"/'iii r k saw L d E to Wo UA ;F o Y 0. 01 s 3 CLi E / a O r i wq vjB r v G Alm son ONES on i r �IN1 v V j C N L E � z r"`a cr 0 m a r� 5 1 L Ic 0 to (IJ o ° E � -0 a 1 " 0 Q INS mc v VIA 11%! a u u jl t o ✓, 111 a- L- t Z O a 4- a aA E c v o o H;l ;O 3: -'Z QJ �r � c v m a II � n rs mn IOWA errr � si, it Now � P @dry ` I r all t � ��� MUM �rr � cr' C N E b 0 '} V 0„ ca u aj L O. if L v v CL L Y L si n v O o ❑ m o 10 c L L fO � � v a N 1 O cc (5 O t—ua d O v r W 2 O O w " = Q f Y C i fO 0 CL CU w CL c c o � o v u+ 0 0 0 ,an ° to o 0 0 0 'n cc .o w 0 r f 1 r �� fir`/i✓r '��1 t r , r i°fF ,��� i�� N ROME CLO � r Q Q f %p s rlr( IJ ko 'Y yjf y U ,airy / f f N Q. C l/ v Q O O O ro C G 41 '6 O tw ?� O rV c E n , tw O n O1 N O m G — 'c G N ro ro L 0 �_ . � $ a � £ rm k 2 y (3) � C) £ } . . \ R U om 2 § 3 \ 0 ■ 2 § c to \ } mc \ e �� nd 3 ho u �I�VI c m m 3-° a O o -o a a CL m y � of0o O y a E C N a G Vf N Z m 1 � � l E c m G Y V t i IA O a r y a m Off LL m 42 / U' oA CG a+ "Q CL l J l(a V i / 8 j R � I uuuV DIY: R r. ' 7l I�IN ui i L c � a r l r a " 7 M 41 CL r C 0 �v r m C C7 E J (7 _ ƒ / \ / \ \ j y ° 0 \ _ 0 / ) a § \ »~ «§ ƒ \ § \ man / \ S mc \ / l � cu � o / } B 2 3 MO ( ( � m3 -D g (3) u e o ' Q) k w 3 § / & q � \ 'E o 2 w � o � -C E % � U 'e = ƒ +' a) o $ m c . _ > k u ' -0 � '� ® m - � •S � � 7 \ � & •- \ � � — § § -0 ° D e e >- >- \ � a \ \ CL . r: , \ CL y , < : .. \ } x F 0 2 E / f 0 an 2 ° M 2 � { \ \ ? : b 0 C * w o 2 + % k -C `/ / 3: D < _ m ® _\ 2 0 ° 7 � 0 § b ® ® s m Q 2 to \ V 2 U ƒ 2 ~ 4- 2 Q q ) \ 2 f 0 E / \ § \ � \ to F ƒ � \ » \ 0 / CU c £ _ ® a ® 2 c £ 3 y ) k 'z / '\ d 2 R M d / 0 n T y Q r / q r CL M' S / f r ✓ r = Q C O (J C > O 5. qp m N w u C C C a0-+ i +�+ pp N y _.he fQ C C O sj O m $ C Q +-' W H Ln U 7 O 4- 4- C i O � cts c L1 0 0 C i 0 s i- O N O Z Ca ` L i QJ O C i M CL C d .S1 C� nA u v') v -Z 4- 4i o.. dA cn M cn m / � 0 « % �\ ~ \\ _» "Now om CL \ � CU 0) c CL !E 0 a) -C INNER -Fu man CL CL Co co O man (n now U) -1.1d co m 0 -0 0 0- O 5) co CL Co X X M M 0 0 0 C) (D 0) 0) e r Now j// CL F i 1V iI fSS LID C � aA N co C a.' QC Ql CU y Q C G v C d 'Ei CL N Y O am , d + Y v .� o c m E u N 3 c o o a H .n o c 0 o �-° m N N O I � (3) R .E M W i QJ � Q 4A V) C mom O (A NNION O _0 N v � � N � 4-J 4-' .� to 4 � � O 4C tL Z3 +J LU o � O � U cn o- w O < _0 q�1 M u^ V O N CL ` O r ; < § \ 0 Q 4� 0 m \ � $ E c to \ � m co \ { » ■ } � �© � ` `j � 2 � \ \ \/ � \\ § c CL u o \ / ot .a 2 ; CL ./ 3 a � w 1 f a do Nf I blfi; CL MOM- 1/?J� ij NO i I man Ln 0 y n� � N n wa � ry� M11. Q � M ryryry V N J � CL sc now x now � 0 a. J f 0) 0) = u O a+ v�'f 'a 1x9 N m Ql vOi O CL m a E p a o � 19 3 = 41 9i - c O u d - O ->-. N H g ° E m rco % _ c o ° a .y O o ° E O a p c « 0 ° R ro m 3 a .o O c ,C. r a ro 'a X 0 s C .a 110 .N O •bo O c ;c 19 u 0 4 'O O C W C V '� S O c 'a >• ._ w aJ O 0 CL 0. s •� 'L 90 v ° 'o °' a .a c ° 0 O E- o 'a a x E 5 c o a bA Z -p bA O s Y v s v 2 4d; O O O v- � 0 v=. rp Q O O G e CL I I IW ? / M I 3 ✓ N dc ix r % r J d icy. pJr �� N 0 r1 Y �a s � i i -0 I Ir0 ,, I � l � i I'b A� �.�➢�'� I f o S 7 N / 3 O I X -0 o O fi C O O O (1) Vl LA / I / Q � ✓ yy, co a ci TU O V a1 I O c % L O O O N CL _ t� O N U) , r N 2 !! , am am 3m r rr� t , �i III E Uw. o c E an HIM m � �r r CL m h r y> 1LA Ln O � m W CO O! �u qi, a � � -0 4- Y (J 1 CL N H � 1 , f ff% I I% l N UA O• �-+ MiVw _c '^ a C6 `•-' f0 � i V) 41 .Q a 0 O E a v ate, -0 9 `+- a � O � > O O rr, VVV � rr k ilk r mi �1 r U d � u iY awll,% ,m,'rvs w. F i �m J� am Ci- tl F y,a N N jA Q V) f O illlt Y, U _0 i- -0 / C: L1 l a CO 1M 1 4A N CL -0 i1 sX U >. Cr_ (0 U Z U C fp 4— O J O U E o CL MU `^ c W A N O — Q- H p N m Q 1 i L. Z v O o Ln U Q D dhjl it �f r� w ;y u vi t ti cY) �l own i CL i I� i 4 � O 4- ° (.0 i7 r , l i o r„ I l f p l ,c f 2, CL son ui , G O i r s■ ° 1 Vhf O k ; a- um s - � f �1 ij j m r / Q CN _ L f 1 f V 0 � %� O Vi �rM,/ w % � O m C �l O c O L 1 �U � Q m cn L s� co c -� oil Q r r BONI E O (6 � �— -C V �S C Q cE E CL Ad co C C S� � V CU to BOMB X (D � 63 0 EL m -0 0 CL Pp 4,2 E 11mmilmomm ppyp II l jl, Ijll sill l�� 0 D , l�l 3 �Oi �II�II�II�IIJIIIII O i i 0 C. 0 W 0 0 0 1 % L- cn ( 0 i 00 f / O 0 J m O m ap U) 1l%JO a) O v � M = E cn C j N m Q I IIII�: ff 1111111 b O 4` Y IIIIIIIIIIJ,f::::ill -C R 4J ' O v— a� Q- O pA _ t i U Q q W II 4� c6 N a -a c x a I Q 4- C r r U a t0 4- 4iV' �i79C o m O VIII f 1 0- O U cc i C i� c c U C a a o U -C �- E 0 i 00 ii 4— C N n C C: @ t r-I N to C �^ a o a a �, (U ✓r; Q f6 f0 ; <a C O O O Q CL i f6 m 44 a "a m C -O u U U Q of E a / O a _Q E C2 i- M = m U 'S C O E N m o O a 4� O ra ao CU v nn o W x J , �` � "� iGiii °IIIIIIIIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII'���� � i N s , N N r o sir r Va 1� �g cr /j9% 1 rr O t�p p j 4- O " �- a O J - /f / ar N 0 �1J — r bD % ° E a, 4� CU E O 4- v a :3 -rs V a �r m NNW r r l r ui Q o- E cu ,•tam � A� � M J N ffa go, 6 i �1 O C cu O d d t. ✓ W V(/ CD r SORAIL� RADIO SUBSYSTEM DESIGN NARRATIVE a secondary channel if the train is within approximately five miles of the Smithfield base station in order to maintain call quality.' This channel switching could be performed automatically by the user radio itself if the radio subsystem were to be operated using digital modulation,but this mode is not currently an option for interoperability.' 4 . 14 � � a pp fe f/ N � Figure 1: System Operation 'Even if the radio subsystem were designed as a single base station and a repeater,it would still be necessary for the radio in the field to manually switch channels between the base station frequency and the repeater's translated frequency. J The assumption is that the TEXRail ROW is shared by other railroads whose radios operate in analog mode using carrier squelch. File Nama.. Version:2.3 Page:5 of 9 16870 Radio Subsystem Design Narrative v2 3 20171023.docx XORAIL RADIO SUBSYSTEM DESIGN NARRATIVE 4. RADIO HARDWARE 4.1. BASE STATION RADIO The base station radio and its ancillary hardware was selected for the TEXRail 160 MHz radio subsystem using rationale in the table below. - i Hardware W riM�44 , Selection Rationale ..................._._.................w Base radio Icom FR-5000 Reliability,mfr.support,integration with consoles ..................... _.1111....._.._..... Tilt-up tower EMI Durability and serviceability(no need to disconnect coax) ............... Antenna Sinclair SD214 Reliability,high gain, low tower loading .............................___........ ......_.............. .................. RF Switch lcom IAS 1RU Consolidation to single antenna,low insertion loss .................... I'll,.............. .......11,11-................._'.............. Filter Stl-co FILT-NB-VHF Unsurpassed frequency response, low insertion loss .. .........I.........— -—------------ ......... Network d I UCFR5000 Needed to connect multiple sites to network r, C.at c" Power Supply 1cont, Compatibility,chassis mountable 4 . ... ...... ............... ......... 1......... ___........... . ........ DC Converter Wilmore 1675 Reliability,compatibility with battery plant .............I------ ............. ...... .......... Table 1: Base Radio Rationale Figure 2: 1com Base Station Radio Drawings of base station hardware and their ancillary equipment are depicted in drawings submitted in Appendix B. .......... The power supply is used in communications facilities where 120 VAC is the supply voltage. The DC-DC converter is used only at CP Grapevine West,where it will interface with the 12 VDC signal shelter battery plant, ... . ...... .. ....... Fite Name: Version .;2.3 Page:6 of 9 16870 Radio Subsystem Design Narrative v2 3 20171023.docx XORAII., RADIO SUBSYSTEM DESIGN NARRATIVE 4.2. USER RADIOS The table below identifies the user radios to be provided for the TEXRail 160 MHz radio subsystem, as well as rationale for their selection. __._..._. .. ...._._ w.._..._____...__.. ............ .._._...... ...._,..,....._... .._..... Hardware MfrJlNodel Selection Rationale _... _.,....._. ......................._._____.........._... _... ..... ....... . ._... Loco radio Ritron Clean Cab Durability,AAR-certification _ .. . ..... . _._....._ _. . .__,._.....___.__... ........... ...._ .w_w ............__. Vehicle radio Icom IC-F5400DS Durability,ease of use,manufacturer support .............._..... ._..._ ._...... , Portable radio Icom IC-F3400DT Durability,ease of use,manufacturer support Loco antenna Sinclair ST221 Durability,omni-directional pattern ............ _.._ ..... ......._......._ _ Vehicle antenna Larsen Phantom Low profile,omm directional pattern .........._. ......� _................ ............ __......... - ...._._............ ., Portable antenna Icom quarter Low profile,omni-directional pattern Table 2: User Radio Rationale lYlgllll �ll�i'lull n�l)i Ili"III I'p�l�f1 �� Y r� Figure 3: User Radios w i� hVVn'�Y" ✓hnr wNPIwwn� Laird ,r Figure 4: Locomotive and Mobile Antennas ._...._. ... .. ...... .... ....... 2 .... .......___ „_-------------______.....�.... _. ._ ........ File Name: Version.2.3 Page:7 of 9 16870 Radio Subsystem Design Narrative v2 3 20171023.doex XORAIL RADIO SUBSYSTEM DESIGN NARRATIVE ................................ 5. SYSTEM INTEGRATION 5.1. CONNECTION TO DISPATCH CONSOLES The radio base stations at the North Side, Smithfield,and CP Grapevine West will be will be connected to the Penta dispatch consoles located at the RCC,B-RCC,and the ITC via an Ethernet network. At each base station,a Barix A1000 radio Internet Protocol(IP)controller will make the translations from IP-based console commands to Electronic Industries Association(EIA)-standard radio tone control. 5.2. END-TO-END FIELD TESTS End-to-end field tests will be performed along the entire TEXRail ROW to evaluate the functionality and quality of the radio links to the locomotive,vehicle,and portable radios. 6. EQUIPMENT LIST/ PRODUCT DATASHEETS Equipment lists and product datashects are presented in Appendix D. 7. CALCULATIONS The calculations which determined the design details for the base stations were included in the RP coverage analysis submitted as"TEXRail 160 MHz Analysis v3 0 20170619.pdf'. The sample graphic below from that document shows predicted composite radio coverage from the three radio base stations for portable radios, mobile radios,and locomotives radios. The receive antenna height for the coverage prediction is 5 feet above ground level,the approximate the height of a handhold portable radio,or of a roof-mounted antenna on a hi- rail vehicle. r. pa .64dOm In-SuAdIng Portable a-74dam In-Car Portable 2.79 dSm On-Street Portable ;t-sfidft Loco,Mobile <-96 8m Below threshold Figure 5: Composite 160 MHz Coverage File""Name: .................. 'Ve'rs'ion:2.3 ....... .11,111,111,111,111,11'll""I..-Page,:"8-0.f 9 16870 Radio Subsystem Design Narrative v2 3 20171023,docx XORAIL RADIO SUBSYSTEM DESIGN NARRATIVE ............ S. PHASING AND CUTOVERS Per Section 16870 of the TEXRail communication system specification(section IAD), an installation plan will be submitted 30 days prior to installation. The plan will contain drawings showing locations of each instrument,installation procedures,and configuration and provisioning information. DOCUMENT STRUCTURE: File Description: RADIO SUBSYSTEM DESIGN NARRATIVE Parent document(s): None Integral documents: None Offspring documents: None References: None Template Version 1.5 File Name: Version:2.3 Page:9 of 9 16670 Radio Subsystem Design Narrative v2 3 20171023.docx Submittal Data Farm AWg9 WIA44YIYY 1 a,. ArnnVIY CONTRACT: TEX Rail 15-004 AGENCY: Fmt Worth Transportation Authority GENERAL CONTRACTOR: Archer Western Herzog a Joint Venture 6851 NB Loop 820 North Richland Hills,TX 761.81 DATE: September 18,2017 SPECIFICATION SECTION: 16870.1.4.D.1. DESCRIPTION: RADIO SUBSYSTEM Installation Drawings:Stamped HMI 60ft Tower SU BCONTRACTO WSU PPLI F.R: Wabtec SUBMITTAL NUMBER: 16870-004 CONTRACT DRAWINGS REFERENCED: NA SUBMITTED FOR: Approval CONTRACTOR'S STAMP ENGINEER'S STAMP CONTRACTOR'S CERTIFICATION REVIEW/DISPOSITION STAMP —A—APPROVED "Having checked this submission,we certify that it _APPROVED, AS NOTED conlonris to the requirements of the Contract in all respects,except as otherwise indicated." ❑CORREtCT AND RESUBMIT ❑CONFIRM ------- Company Name: Amhcr Western Herzog JV —RFC FlVF:D FOR RECORD Signature, ..... _..... a Approval does not Ymplytrrg'with the r the requirements(if[his,Contract(except as(them ise provided for ded Print Nruur .1141- {_ , ,- wonder the General Provisions of this ConlracQ. riot.ItCc r. 060 ° ygKn4„. e: � 51� __. __. Date: ./' 8,'W' _.. BY: ..KrjAw.`a"..)'_42a).s1!.lf}. a ._(...�,.,.- V..� pp ':„, . ,.w+. ....:....._ _, Reviewed k7 Greg ik ess of PP C 'v IFS NZ v4 pM 1 a� $ q�6F r4 MR 4 h` no .u1Y� C M l�lf)�rvryA�df j p tla�10x AdfdY(u.. �P� Nifyyy$ ry2 fl A nN � vY I ' fii fl u y fi Is 'u7 NSW C'J W Ui 4J 4� M r d g t lox {Md If 3 a ry Y r 7j A I IN u'M S S L l e yf z X10 ., C c .," 7w� w.^�__'Yr.. a °" �.. A rh y e �a c Ij VI rj . 1 °. � ww wrr r � I � � I I I I � I I � � I I r � m u t * 6 i ^s r I _ i mw I I 6r uZ r I YE .............. oZ UJ cu CJ EM el) F=Rail -------------- 0 0 it ria Fw ............ .................. El ----------------........................................................................................... FO ........... ....... (O.SL-9 X M.,K X HJ6 Sdn x a.V) C*4 x 04 ry .................. ........................................................ ED t x U3 CM x N 04 i2 yay al:-JNVU KNI(Xi a.. Tlvm Ow Iz WA-K, . .......... "o;x 4:: : v3wrAhm i-lf*CNO 3 ------ ...... 21 'IIVM MItH NOKTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: SDP 2017-05 Public Hearing and consideration of a request from Right Quest, LLC, for a special development plan at the southeast corner of Iron Horse Boulevard and Browning Drive, being 9.55 acres described as Tract 1 B3, Edmund King Survey, Abstract 892. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: On behalf of Beaten Path Development, Right Quest, LLC, is requesting approval of a Special Development Plan (SDP) in the Iron Horse Transit Oriented Development (TOD) District. The applicant proposes to construct a mixed-use project that includes 328 apartment dwelling units in a Phase 1 development and 4,000 square feet of dedicated commercial space in a Phase 2. Approximately 27,000 square feet would be built as "commercial-ready" or "flex" space on the first floor along Iron Horse Boulevard. This flex space may be occupied by residential or commercial uses depending on market needs in the area. The property is located at the southeast corner of Iron Horse Boulevard and Browning Drive. GENERAL DESCRIPTION: The property under consideration was originally part of the Special Development Plan for Iron Horse Commons, which was approved by City Council on May 16, 2016 (Ordinance No. 3410). The proposed SDP is a new project for the property at the southeast corner of Iron Horse Boulevard and Browning Drive. The remaining tracts in Iron Horse Commons would not be affected. The project is located within the "General Mixed Use" character zone of the Iron Horse TOD district. This subzone is generally outside the immediate influence of the transit station, and is intended to permit a wide range of uses that includes retail, office, residential, and industrial activities. Below is a summary of the proposed development, which is planned for construction in two phases. ?g1kH NORTH RICHL,AND HILLS Phase 1 Phase 2 Project Area 9.55 acres 9.55 acres Total units 32 flex units + 296 dedicated residential units 328 total units Residential density 34.35 units/acre Commercial 26,000 SF (flex) 4,000 SF (dedicated) Parking - residential 492 spaces Parking - commercial 16 spaces Parking—total 492 spaces 508 spaces A complete concept plan of the project is attached. The project includes four buildings, with portions of the buildings fronting Iron Horse Boulevard, Browning Drive, and Hilltop Drive. All buildings are four stories in height, with a portion of one building fronting Browning and Hilltop being three stories in height. The primary entrance to the property is from Iron Horse Boulevard, with secondary access provided on Browning Drive and Hilltop Drive. Parking is provided by angled on-street spaces on Iron Horse Blvd and parallel on-street parking spaces on Browning Dr. and Hilltop Dr. If approved, off-street surface parking lots will be located internally to the development and will likely feature carports as the site plan continues to develop. DRC REVIEW: The Development Review Committee (DRC) evaluated the proposal based on the design intent and standards for the Iron Horse TOD area. In addition, the DRC met with the applicant to discuss the project. The applicant is requesting several waivers to the TOD code standards, and a summary of those standards is detailed below. Mixed-use criteria. Commercial uses are required within 200 feet of Iron Horse Boulevard, Browning Drive, and Hilltop Drive. At least 15% of the first floor building area must be used for retail, restaurant, or office uses. A maximum of 60% of the first floor area may be used for residential uses. In Phase 2, the applicant proposes to distribute the first-floor space for 95% residential and 5% commercial uses. Building height. The "General Mixed Use" subzone limits the heights of buildings to three stories. The proposed project consists of three separate four- story buildings fronting Iron Horse Boulevard and internal to the site. The fourth building fronting Browning Drive and Hilltop Drive include both a four-story and three-story portion. ?g1kH NORTH KICHL,AND HILLS Parking. The proposed project requires 568 parking spaces if the commercial- ready spaces were fully occupied by commercial uses. The applicant is proposing 508 parking spaces to accommodate the requested use of the first- floor space for residential uses. This results in a shortage of 60 parking spaces for the project. On-street parking. The regulating plan for the Iron Horse station area designates the street type of Iron Horse Boulevard as both a TOD Boulevard and Commercial Avenue. This split in designation corresponds to a quarter-mile walking distance from the transit station, which separates a high intensity mixed- use area from the general mixed use area. The design standards for each street type are different, as described below. The applicant is requesting that the Commercial Avenue standard for Iron Horse Boulevard apply up to the intersection with Browning Drive to accommodate proposed commercial space on the northern portion of the street. mm mm � mm Commercial 80 feet Yes, both Intersections Avenue 6-foot sidewalk 4 lanes 11 feet sides.Angled 6 feet and one Tree wells easement/ROW or parallel. mid-block TOD 80 feet.. Boulevard 6-foot sidewalk turn Panes 11 feet No 6feet Intersections Parkway easement/ROW Centralized civic%pen spaces. The regulating plan for the Iron Horse station area recommends a new centralized civic/open space area at the southwest corner of Hilltop Drive and Browning Drive. The proposed concept plan does not include this open space area. The applicant is requesting to utilize smaller open space areas distributed throughout the project in lieu of providing the larger open space. This waiver was previously approved by Council by Ordinance No. 3410 on May 16, 2016. Landscaping for private property. As has been the case with previous Special Development Plan applications, a reduction to the required parking lot landscaping is being requested as part of this application. As written, the TOD Code would require a considerable amount of parking lot landscape islands and trees. Due to the limited land area and need for a specific number of parking spaces, meeting the parking lot landscaping requirements was not feasible for this site. Additionally, future success of the station and surrounding transit- oriented development may require future investment in structured parking, at which time parking lot landscaping would be removed. COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the Comprehensive Land Use Plan and is currently zoned Transit Oriented Development. The purpose of the transit oriented development code is to support the development of ?g1kH NORTH KICHL,AND HILLS the community's station areas into pedestrian-oriented, mixed-use urban neighborhoods, with convenient access to rail transit, shopping, employment, housing, and neighborhood retail services. The goal of each station area is to encourage an efficient, compact land use pattern; encourage pedestrian activity; reduce the reliance on private automobiles; promote a more functional and attractive community through the use of recognized principles of urban design; and allow property owners flexibility in land use, while prescribing a high level of detail in building design and form. SPECIAL DEVELOPMENT PLAN: The applicant is requesting a special development plan for consideration of modifications to the standards of the transit oriented development district. The special development plan process is intended to allow applicants development flexibility to address specific market opportunities and/or contexts within the transit oriented development district. In evaluating a special development plan, the Planning and Zoning Commission and City Council must consider the extent to which the application meets the following: • the goals and intent of transit oriented development in the city; • provides an alternative "master plan" approach by consolidating multiple properties to create a predictable, market responsive development for the area; • fits the adjoining context by providing appropriate transitions; • provides public benefits such as usable civic and open spaces, livable streets, structured and shared parking, and linkages to transit; and, • does not hinder future opportunities for higher intensity transit oriented development. CITY COUNCIL: Following a recommendation from the Planning and Zoning Commission, a public hearing for this item will be held by the City Council at the January 22, 2018, meeting. RECOMMENDATION: Approve SDP 2017-05. 0 N K V W J C7 W D a 0 J J_ Z Z O m AViy� 81391711M �doy yo � d, c W D J O m BRASS CT as U) VA a � % r; r �� l�/ / ,� � 1/������`�yr��llli� rll/�� � p 7��/ � ii %(f�(��'/i I i ��Jl f ��ir!/ l j � !/ I r ��plll�' >`��� I���� � �� � J �/ I%�////%/i�/�//x 1 i�, ,,,�� � j� � f� J'f/� � r Y� r 7 ���/%� / ��� r U it � I � � / i fi � �i,`� � ' �I � / /i �I 1 �, ,�� + „ '"� � lI „I � � /�l/ �G 2 '� � � � „ � �.r�"/a�/��i , i � �, / , � i 'i r �ff ri it fl'r �/ �' /j/Gi l/ 1 � f�i i 7 � r �f ) � �i i uuuuum mml�� � ® l /�/ IIIIIIIIII ri r, e i/�,e, i iir �i �� 7 i // v/i/o�i ��� � ® � r/ �� �' j �r,�ff1r �` Jf F !�i � OIrJ j l '�� � � ✓r i �% �II� 1,", � I�1' i lil�i��.v"�,x � J 1 .� it/�/r %/�, �l� � . � � i 1 ioi//i it / %i /i%/:� � j I � %�' Jip �� �/� v ��,� 1',.- a ® ��� �/ m, �t t, , � �//i� �,, r /icy �',r, 1�lr7 �,/�� I ��/i/ ® l ®�/� ,j� �r �i///; �� ��� e � �� �% ,aio. r / s f> � i/ i � � � f - ro � ,, � / �.r �� i i// � / /%>� v � �i Y/ � r � ll ,®' %, � � y� � p� �� ;, . ` n r. � � %// w /., Ill f .0�/ �f � /�!i ` �� �� ,� � / G i e � � � �' r I �' �//® �; �� e �� i � ✓ ivv,;i` 'kna �l X77 r%1� ��� �l�o �� / , ��r/ ' )�� � i � u /i//� I i��/% o ® f � r ���b II I rP 'Nlt� �P /� / �fIIPQ 1' � '� / �/� 'l, (� r , i��� � A �� � /�l a ��` ~� ,,,, /, i �..,11Kf51>,��eHllif�'��i�my�/fi p,Rtp i fii 1�1�i m, Y✓ u'a /'�� � �i`9 � �� m f 1/, v rl nl; � ,. '�arJ �, :zx..: �, k4RH PUBLIC HEARING NOTICE N0KTF1 KICF-ILAN D FALLS CASE: SDP 2017-05 NAME ADDRESS CITY, STATE ZIP You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached map requesting a Special Development Plan. APPLICANT Right Quest, LLC LOCATION Southeast corner of Iron Horse Boulevard and Browning Drive REQUEST Public hearing and consideration of a request from Right Quest, LLC for a Special Development Plan at the southeast corner of Iron Horse Boulevard and Browning Drive, being 9.55 acres described as Tract 1133, Edmund King Survey, Abstract 892. DESCRIPTION Request to construct a 328-unit multi-family complex with an additional proposed 4,000 square feet of commercial space. Details are subject to change through the approval process. PUBLIC HEARING DATE Planning and Zoning Commission 7:00 PM Thursday, January 4, 2018 City Council 7:00 PM Monday, January 22, 2018 MEETING LOCATION City Council Chambers - Third Floor 4301 City Point Drive North Richland Hills, Texas People interested in submitting letters of support or opposition are encouraged to contact the Planning & Zoning Department for additional information. Letters must be received by the close of the City Council public hearing. Because changes are made to requests during the public hearing process, you are encouraged to follow the request through to final action by City Council. Planning & Zoning Department 1 4301 City Point Drive - NRH 76180 817-427-6300 1 www.nrhtx.corn I planning @nrhtx.com , L z HILLTOP DV % BOULDEJJ.pp7 N �� Fee9 Prepared by Planning 12/1412017 0 100 200 400 ea0 800 117% / 1'V6tt�\pll\Yr�11i1111gVIcV�Nl NVp111 Y9119\U11U\\@\\\1p\\1MIIIlup\V�b1R /'/j���//%'01��%/��y r„ ,r, „„ III (II,% // iu vawr��arrsl / /i /i�/� „„, ii��// r4nx�� v, , �✓ l INU7alwor ( f r i K^elrrm0+ W. r S ORY .aa e r„w.rKnlr n > F� + ut�, LaI1N JIaJ Pt� , �,, ytiVl p l l II f eK4PSt whT 1, 11 4 1 r V V c .Ex M1I4Kf IMCIN4 i MC rwwnrtw rbtpa r' �, f ay, 4> wore r . . a w ITATIT TMTTTTM T ^---r TTTT�`i�Tf � 116KMF^x Y I C 4111,5&1' � 4� / /e / T�� / { Existing Fence Line.,.,.._...ti, �� 11�-f 1p�^�ry iT] wF ® IM W / r ,� hF ail II II I I Existing St rwullKO'¢5 IrSVWkRIIY�i141F1tflf40YRniYlBlYpiYldwk,'OraYW�p�rrtrrFslmi OWNER ADDRESS CITY, STATE ZIP AMERCO REAL EST CO OF TX INC PO BOX 29046 PHOENIX,AZ 85038 BEATEN PATH DEVELOPMENT LLC 700 W HARWOOD RD STE A HURST,TX 76054 DETATE NRH LLC 8910 SOUTHWEST BLVD STE 1206 DALLAS,TX 75214 PROPROP LLC 204 MILL XING COLLEYVILLE,TX 76034 RFI HILLTOP LLC 5221 N O CONNOR BLVD STE 600 IRVING,TX 75039 SIXTEEN SAC SELF-STORAGE CORP 1250 E MISSOURI AVE PHOENIX,AZ 85014 SKEETER& BUCKYLP PO BOX 111100 CARROLLTON,TX 75011 VOLLINTINE,CARY 12401 NW BOCA BLVD STE 100 BOCA RATON, FL 133431 N SVX31 `S11IH GNV-1HO1H Hl)ION �? z �Z� N ©I� 3SHOH NOH1 o 0 �p w Ilk z UI kjd mY NpU g W Om c" m $ Us — � � � Ilk I ka u. 1 m , pp D w •� 4j �I `� Ii � G%,� F, z in A�X v va?O w 3 d n o! b — gg b p I Ilk Q . a 0� 133dQLld 3NIl Al y �# a Vu wyg z8 pp§ wy2 W J A A� �ao '1Z Jp \ y Y / "f�� / �1 �y $ wwwww &o w Rno y \ \S m w r z cma c� a o 20 � w p W yy N QF o� S`dX3U `SIIIH GN'v9HOlH HiHON C?Za 3SHOH NOHI ag kH © II U 3AI2J4 d011�IH uj IN jiA J 11 , i (D x ct c � f a m Fmoa y ZY K m_ Y�,oa ��www S`dX31 'S �SaOH NOHII» Hl�ION ° g l' z 8'' o / v x Y r/ F IkY CI c Jri j I J W / p 7k J 0 46y� ✓ G C w � C F W o rL V w ry a = , F ( v "v J r � SdX3l 'S��IH (]NV-IHOIH HDJON °o- z�3S)JOH C:t Kill o m, a I i / WrbY �� s � a r� r+�in�Yn��ap�,w�✓evrmiG z t ;l . /7M r U l o S`dX31 'S-1-1IH (]NV-IHOIH HDJON '—� 3S)JOH NOW ¢aa O tvo- IMMI/I , i //y r Ei .MY M1h pp. 1 �✓///j � f9°Ul/ Ik am f i0� / % �ol��J�/� PIA a g lr ar - _. _ , IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: RP 2017-11 Consideration of a request from Goodwin & Marshall, Inc., for a replat of Lot 19, Block A, The Villas at Smithfield, Phase 2, on 3.114 acres located in the 6800 block of Davis Boulevard. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of J&J NRH 100 FLP, Goodwin & Marshall is requesting approval of a replat of Lot 19, Block A, The Villas at Smithfield, Phase 2. This 3.114-acre property is located on the east side of Davis Boulevard and south of Odell Street. The proposed replat meets the requirements of the zoning ordinance and subdivision regulations. GENERAL DESCRIPTION: The Villas at Smithfield final plat was approved in September 2015 and includes 93 single-family detached and townhouse lots. The developer acquired the adjacent property to the west between the subdivision and Davis Boulevard for the purpose of developing that property for office uses. The proposed replat would incorporate the property into the overall Villas at Smithfield subdivision. All the property is zoned TOD Transit Oriented Development. The proposed replat includes three lots, which are described below. • Lot 19. This 2.950-acre lot is intended for office development. The lot has frontage on Davis Boulevard and Odell Street. • Lot 8R. This 4,600-square foot lot would expand and replace an existing open space lot on the south side of Odell Street. The lot is intended for construction of a single family dwelling. • Lot 9XR. This 3,300-square foot lot would expand an existing open space lot at the west end of Cotton Belt Lane. The lot also serves as a buffer between the proposed office development and the residential lots. As required by Section 212.015 of the Texas Local Government Code and Section 110- 219 of the subdivision regulations, this replat will require a public hearing when the plat is considered by the City Council. IqRH COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the Comprehensive Land Use Plan and is currently zoned Transit Oriented Development. The purpose of the transit oriented development code is to support the development of the community's station areas into pedestrian-oriented, mixed-use urban neighborhoods, with convenient access to rail transit, shopping, employment, housing, and neighborhood retail services. The goal of each station area is to encourage an efficient, compact land use pattern; encourage pedestrian activity; reduce the reliance on private automobiles; promote a more functional and attractive community through the use of recognized principles of urban design; and allow property owners flexibility in land use, while prescribing a high level of detail in building design and form. THOROUGHFARE PLAN: The development has frontage on Davis Boulevard and Odell Street. Davis Boulevard is classified as a P6D Principal Arterial, which is a six- lane divided roadway with a variable ultimate right-of-way width. Odell Street is classified as a General TOD Street, which is a two-lane street with an ultimate right-of- way width of 60 feet, including a five-foot wide parkway and six-foot wide sidewalk. The plat includes a right-of-way dedication of 48 square feet for a corner clip at the intersection of Davis Boulevard and Odell Street, and also a 489-square-foot right-of- way dedication for Cotton Belt Lane. Sufficient right-of-way exists for the roadways. SURROUNDING ZONING I LAND USE: North: TOD Transit Oriented Development Transit Oriented Development West: TOD Transit Oriented Development Transit Oriented Development South: TOD Transit Oriented Development Transit Oriented Development East: TOD Transit Oriented Development Transit Oriented Development PLAT STATUS: The property is currently platted as the following: 1. Lots 26-30, Block 2, W.E. Odell Addition; 2. Lot 3R2, Block 2, Culp Addition; and, 3. Lots 8X and 9X, Block A, and Lot 1X, Block H, The Villas at Smithfield Addition. CITY COUNCIL: The City Council will consider this request at the January 8, 2018, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve RP 2017-11. 10 f LIE] 31 31S NI U3H1V3H Z N1013WHIVA J J W � m a AVM HAWS 1-13 G 3 O2 V V Z Y a o L) Nl VIOVOV N a W 2 H AVM OLIOONO z U) J J W D O NI OO 47,176s,'I b0 NI 0 w U) 0 2) U) Y V NI o. lljjff Y4 � r a r r so�// I t 4M, „ t/j ® �I I i {n i uld�m �I ew i � V VV Viiiiuuuuuuuuumi "'ii'u�� � 8 ! „ s III .......... —-------------------- .................................. to lV, 11�� to At E of, vj owl A 6 '5 A A "A U R ERE N P 2 - li, n 'v �ng '*r' o oV" it qP P Q al vj,� ;"i too , 0 H 1 1 1 A to It j tn- 4 in Q 'A f� tigl TW.ilu .r Oil �t N rep 4d, do I A I nQ I To gj I lip V o1W 0 UN MA 41 to :xg;I m OQ - I Mm" t t' r q , VS)s GO v? "I log - 4 qq A ' Up !, "D UP h top an 11 r" f`qf`P i qa� K'A 1 10 N Ph H",ti 121 too 1, ------ 11"T"If W M W Too 0 a it 0,01 1 4 W 11 t 'My Q, 'Is "y . 0 ny Q, Py" ;I I I '[SI thn KF, "'N' F" 9"j 9 Ph 11 f "W VM 060001 ' got "0 1,4,InG 3770 NJIj 4 '4g S)t, ad tt, z ................. ........... MItH NORTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: AP 2017-05 Consideration of a request from JBI Partners, Inc., for an amended plat of HomeTown Canal District Phase 5A on 12.924 acres located southwest of the intersection of Ice House Drive and Bridge Street. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of Hometown 5 Development Corp., JBI Partners is requesting approval of an amended plat of Hometown Canal District Phase 5A. The purpose of the amended plat is to revise several utility easements and adjust the finished floor elevations on lots adjacent to the canal. The proposed amended plat meets the requirements of the zoning ordinance and subdivision regulations. GENERAL DESCRIPTION: The amended plat would make the following corrections to the previous plat. 1. The minimum finished floor elevations are revised on the lots adjacent to the canal. The affected properties are Lots 6-13 and 36-45, Block C. 2. The location of several 7-foot by 7-foot utility easements are revised to coincide with the constructed utilities. 3. Five-foot wide utility easements are added to Lots 5 and 32, Block B, and Lots 3, CA-C2, and CA-C4, Block C, to coincide with the constructed utilities. 4. The location of the 5-foot utility easement on Lot CA-A1, Block A (open space lot) is revised to coincide with the constructed utilities. The plat does not increase the number of lots or alter or remove any recorded covenants or restrictions, if any, on the property. COMPREHENSIVE PLAN: The Comprehensive Plan classifies this area as "Town Center." This designation relates to the Town Center zoning district, which establishes development standards to promote a sustainable, high quality, mixed-use development. Each subzone provides a gradient of development and use intensity. The components of each subzone — buildings, streets, and public spaces — are scaled to create and sustain an integrated living environment. ?g1kH NORTH KICHL,AND HILLS CURRENT ZONING: The property is currently zoned TC Town Center. A Special Use Permit request for single-family cottage lots was approved by City Council on February 13, 2017. SURROUNDING ZONING I LAND USE: North: TC Town Center Town Center West: TC Town Center Town Center South: TC Town Center Town Center East: TC Town Center Town Center PLAT STATUS: The property is currently platted as HomeTown Canal District Phase 5A. CITY COUNCIL: Following action by the Planning and Zoning Commission, the City Council will consider this item at the January 8, 2018, meeting. RECOMMENDATION: Approve AP 2017-05. 0 z W N Z W D 7 m HAWK ASE N g 0 z a z J J Q Z D V J y O O/ Q• Ov �9 QQ �L 40 0/ 44 e bOb� 6./d8 J m N W H V O a' W N 7 O 2 W V Nl IVNIGHVO Ab M 3 r Ul N 2 7 j LU 2 'u� 2 D C Q J d D 2 > � 3 e N O Y w KOR FR c� v o W RRpPR rs Z m e Z w WENS co a J 1 !� - m" yin/�or, ,ui ri/i rip // rr/r� A ° I l r re r u fill l / o mm a m - p r - o" "r I hIV I / Ifff� ; VII /r, p�Yyrwar✓dFae�rwia+✓��.uk4n~•»* � "..[, +u� r u, e �lJ!r`✓/°,�/rr� AN �f/L Mou m, f r �IfrIl r Y M i m r u .J n �x 'CSC u`rC f2 NJJ N f I 8 u r z iH z f x � 5nfi n � P u � � �rl v r 4( W Ei Yr reesrL �awo ii p .E uu rrve a,rr rou ^ All. vK r"fYry b m WA }Rr m. V4 + AVH �r — � N1,a,,b e ti+ - f A 98 LV ]„¢ AE 41YF b44k n n�v \ y IA w ` z i ! t n �: n '.��fle €26 IN�n RI t Y ✓ h i A "x �lafr 9.h.414W LI�40 {� ��1 M.IE AK fli �•.• 1 g fv art' � "frl�y � q' 4 n Ill In I R '"HIM ° to is %I hg voy; W 0 M TH "i n,l n,,� E z 3S a+3 A 1851 5 fd 2w I lliiM Iloilo 111"A I g R I og I �F� �,V, ,�-�,J I I loll s 441I i T E Iry 15 In I 1 IOWA,I .M"T T! still 19 Is, I II ¢k 12; wy its T y Oil nq A H 1 UNT Qj SO q 11 Ft jul If w R W Ssus O H I I H i A— 17N Q I irs. T 21 oil f;;! 9!511 2) PC 01 W! - `.,5 -,&g& �if!!V"0! 1010j,"Hym, , as, .5 H 4 loll 20 P1 MITI IN M I A 'd 'M ; 07 157 A ), !A of MIS,; top NIP;UnUHN, w1wring1w, of yyy vQjJ14j,", 0 ICE v II :11 my IQ apt Q;R JQ it. A Maj H! 1"! rvalii i 1 1 9i,I Ni I it MItH NORTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: January 4, 2018 SUBJECT: AP 2017-06 Consideration of a request from JBI Partners, Inc., for an amended plat of HomeTown Canal District Phase 5B on 3.984 acres located southeast of the intersection of Ice House Drive and Bridge Street. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of Hometown 5 Development Corp., JBI Partners is requesting approval of an amended plat of Hometown Canal District Phase 5B. The purpose of the amended plat is to add and revise several utility easements to coincide with constructed utilities. The proposed amended plat meets the requirements of the zoning ordinance and subdivision regulations. GENERAL DESCRIPTION: The amended plat would make the following corrections to the previous plat. 1. The location of several 7-foot by 7-foot utility easements are revised to coincide with the constructed utilities. 2. A five-foot wide utility easement is added to Lot 5, Block A, coincide with the constructed utilities. The plat does not increase the number of lots or alter or remove any recorded covenants or restrictions, if any, on the property. COMPREHENSIVE PLAN: The Comprehensive Plan classifies this area as "Town Center." This designation relates to the Town Center zoning district, which establishes development standards to promote a sustainable, high quality, mixed-use development. Each subzone provides a gradient of development and use intensity. The components of each subzone — buildings, streets, and public spaces — are scaled to create and sustain an integrated living environment. CURRENT ZONING: The property is currently zoned TC Town Center. fgftH NORTH KICHL,AND HILLS SURROUNDING ZONING I LAND USE: North: TC Town Center Town Center West: TC Town Center Town Center South: TC Town Center Town Center East: U School, Church, and Institutional and 0-1 Office I Public/Semi-Public and Neighborhood Service PLAT STATUS: The property is currently platted as HomeTown Canal District Phase 5B. CITY COUNCIL: Following action by the Planning and Zoning Commission, the City Council will consider this item at the January 8, 2018, meeting. RECOMMENDATION: Approve AP 2017-06. 0 0 z Vl a LLI w c z w N Z W D 7 m 3Atl NMVH 0 ca m N 2 W J F J V Z C0 0 C � Q V R W S r� ley S �7 0 1SOi b ZooJ`t Oyu uj� O 0 °x Qy R y�0 � NI MINIU21tl0 r i ry r / r F ih dr�J�� /' /�ry� r+�r�r f � '/J/// ����/g� f °/ r ° llifd/i�lf�lorr!/rf�llr�y//I 11 i y , � v✓O/i7U/Gr /iGil r' U r iw i A 9a09iMi **J� ✓ / � � ® iM i I I ° i9 r „wr y A All J' i �%/i0voii✓iri iii,,, ir%/Oi Gt I r i 4 i✓ u�IIII i✓e„ ci i sror d.�s '. w - �1 wI, H iM Yti � p z m S 0 a . I n c rnx rr a n awu , v u ^r u y 1 5 1 N i i A U yGi I F y r i f m i i✓ I 15 ..... ... f %61 d e A �Y fl Z its a ER 11 t Ga to o 9 j, lit naE oil 1 wi phi 13 f a bl fly 0 i A :1 14"T'! ;jQ ll MA i 1 Ti v, w; i it po ; I 11,91 INJ Ifir F. R M AN A ["g it r j I 11PO ylY y 0 9t Wo HIP"