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HomeMy WebLinkAboutPZ 2016-12-15 Agendas k4H NORTH RICHLAND HILLS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, DECEMBER 15, 2016 WORK SESSION: 6:30 PM Held in the City Council Work Room CALL TO ORDER 1 . Announcements - Upcoming City Events 2. Discuss development activity report and City Council action. 3. Presentation by UNT Masters in Public Administration students on Safe Routes to Schools 4. Discuss items from the regular Planning and Zoning Commission meeting. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER A.1 . PLEDGE OF ALLEGIANCE Thursday, December 15, 2016 Planning and Zoning Commission Agenda Page 1 of 3 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. 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 1 , 2016 Planning and Zoning Commission Meeting. C. PUBLIC HEARINGS C.1 . ZC 2016-18 Public Hearing and consideration of a request from Dustin Austin for a Zoning Change from AG Agricultural to R-2 Single Family Residential on 2.79 acres located at 8149 Precinct Line Road. C.2. SUP 2016-05 Public Hearing and consideration of a request from Icon Consulting Engineers, Inc., for a Special Use Permit for a Drive Through Building less than 1 ,400 square feet located at 6244 Rufe Snow Drive. D. ADJOURNMENT CERTIFICATION 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 9, 2016, at 3:15 PM. City Secretary Thursday, December 15, 2016 Planning and Zoning Commission Agenda Page 2 of 3 This facility is wheelchair accessible and accessible parking spaces 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, December 15, 2016 Planning and Zoning Commission Agenda Page 3 of 3 1g1kH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: December 15, 2016 SUBJECT: Announcements — Upcoming City Events PRESENTER: Clayton Comstock, Planning Manager SUMMARY: General announcements and upcoming events in North Richland Hills. GENERAL DESCRIPTION: At each Planning and Zoning Commission meeting a member of staff announces upcoming events in the City. 1g1kH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: December 15, 2016 SUBJECT: Discuss development activity report and City Council action. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: Staff will present a summary of current development activity. GENERAL DESCRIPTION: The Planning and Zoning Commission will be presented with items being considered by the Development Review Committee (DRC). Staff will also present an update on City Council action on previous cases. 1q R.H NORTH KICHLAND HILLS PLANNING & ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: December 15, 2016 SUBJECT: Presentation by UNT Masters in Public Administration students on Safe Routes to Schools PRESENTER: Clayton Comstock, Planning Manager GENERAL DESCRIPTION: This past July, the Planning & Zoning Department was contacted by the Chair of the Department of Public Administration at the University of North Texas, Dr. Abraham Benavides, about any possible "service learning" projects that might be available for students enrolled in an "Introduction to City Planning" course to participate in. Knowing that the Transportation Plan project was on the horizon for the City, staff agreed to a student group setting the stage for a Safe Routes to Schools (SRTS) Plan element to the Transportation Plan. The group will give the attached presentation to the Commission, explaining the Safe Routes to Schools initiative and grant funding opportunities. They will also present their findings and recommendations on three Birdville ISD campuses within North Richland Hills and other policies that should be considered moving forward. The Planning & Zoning Department and the City of North Richland Hills is appreciative of this group's time and work on this project. 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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. 1g1kH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: December 15, 2016 SUBJECT: Approve minutes of the December 1, 2016 Planning and Zoning Commission Meeting PRESENTER: Clayton Comstock, Planning Manager SUMMARY: The minutes are approved by majority vote of the Commission at the Planning & Zoning Commission meetings. GENERAL DESCRIPTION: The Planning & Zoning Office prepares action minutes for each Planning & 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 1 , 2016 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 1, 2016 WORK SESSION: 6:30 PM CALL TO ORDER Chairman Randall Shiflet called the Work Session to order at 6:32 p.m. ROLL CALL Present: Randall Shiflet Chairman, Place 4 Mike Benton Place 2 Don Bowen Place 3 Kathy Luppy Place 5 Bill Schopper Vice Chair, Place 6 Steven Cooper Place 7 Jerry Tyner Ex-Officio Absent: Mark Haynes Place 1 Staff: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner Caroline Waggoner City Engineer 1. DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. Principal Planner Clayton Husband discussed the items on the December 1, 2016 regular Planning and Zoning Commission agenda. Regarding the three related zoning and plat items on the regular agenda, Chairman Randall Shiflet asked if any of the right of way for Buck Street and Frankie B Street had been adandoned by the city. City Engineer Caroline Waggoner stated that the western end of the Frankie B Street December 01, 2016 Planning and Zoning Commission Meeting Minutes Page 1 of 5 right of way was vacated sometime in the 90's, although utility easements were retained. That right of way reverted to the property owners to the north and south. The right of way for Buck Street has not been vacated and the city has no intention of vacation on that street. 2. ANNOUNCEMENTS - UPCOMING CITY EVENTS Planning Manager Clayton Comstock provided the Commission with announcements and upcoming events in the city. 3. DISCUSS DEVELOPMENT ACTIVITY REPORT AND CITY COUNCIL ACTION. Planning Manager Clayton Comstock used the remaining Work Session time to provide the Commission with a thorough update on current development projects within North Richland Hills. This included an extensive slide show containing photos of the subject properties. City Engineer Caroline Waggoner also provided an update on the current road improvement projects in the city. The Work Session was adjourned at 7:08 p.m. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER Chairman Randall Shiflet called the Regular Meeting to order at 7:11 p.m. ROLL CALL Present: Randall Shiflet Chairman, Place 4 Mike Benton Place 2 Don Bowen Place 3 Kathy Luppy Place 5 Bill Schopper Vice Chair, Place 6 Steven Cooper Place 7 December 01, 2016 Planning and Zoning Commission Meeting Minutes Page 2 of 5 Jerry Tyner Ex-Officio Absent: Mark Haynes Place 1 Staff: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner Caroline Waggoner City Engineer A.1. PLEDGE OF ALLEGIANCE Commissioner Kathy Luppy led the Pledge of Allegiance to the United States and Texas flags. B. MINUTES B.1. APPROVE MINUTES OF THE NOVEMBER 17, 2016 PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER LUPPY, SECONDED BY COMMISSIONER BOWEN TO APPROVE THE MINUTES OF THE NOVEMBER 17, 2016 PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 6-0. C. PUBLIC HEARINGS CA. ZC 2016-11 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM HAMILTON DUFFY P.C. FOR A ZONING CHANGE FROM AG AGRICULTURAL TO R-1 SINGLE FAMILY AND R-2 SINGLE FAMILY ON APPROXIMATELY 0.61 ACRES LOCATED AT 6816 MEADOW ROAD. APPROVED Principal Planner Clayton Husband introduced the three related requests, ZC 2016-11, PP 2016-13, FP 2016-09. Applicant David Zimmerman, 7524 Frankie B Street, NRH, came forward to present the zoning and platting requests. December 01, 2016 Planning and Zoning Commission Meeting Minutes Page 3 of 5 Mr. Husband presented the staff report for the zoning and platting requests. Chairman Randall Shiflet asked about the pavement thickness for the turnaround on Lot 15 and its suitability for emergency vehicles. Mr. Husband stated that it would be designed appropriately for those types of vehicles. Chairman Shiflet opened the public hearing. Seeing no speakers, he closed the public hearing and requested a motion. A MOTION WAS MADE BY COMMISSIONER BOWEN, SECONDED BY COMMISSIONER COOPER TO APPROVE ZC 2016-11. MOTION TO APPROVE CARRIED 6-0. D. PLANNING AND DEVELOPMENT D.1. PP 2016-13 CONSIDERATION OF A REQUEST FROM Z FAMILY ENTERPRISES LLC FOR A PRELIMINARY PLAT OF HEWITT ESTATES ADDITION ON 3.279 ACRES LOCATED IN THE 7500 BLOCKS OF FRANKIE B STREET AND BUCK STREET. APPROVED Item D.1 was presented in conjunction with Items C.1 and D.2. A MOTION WAS MADE BY COMMISSIONER COOPER, SECONDED BY COMMISSIONER LUPPY TO APPROVE PP 2016-13. MOTION TO APPROVE CARRIED 6-0. D.2. FP 2016-09 CONSIDERATION OF A REQUEST FROM Z FAMILY ENTERPRISES LLC FOR A FINAL PLAT OF HEWITT ESTATES ADDITION ON 1.535 ACRES LOCATED IN THE 7500 BLOCK OF BUCK STREET. APPROVED Item D.2 was presented in conjunction with Items C.1 and D.1. December 01, 2016 Planning and Zoning Commission Meeting Minutes Page 4 of 5 A MOTION WAS MADE BY COMMISSIONER LUPPY, SECONDED BY COMMISSIONER BOWEN TO APPROVE FP 2016-09. MOTION TO APPROVE CARRIED 6-0. E. ADJOURNMENT Chairman Randall Shiflet adjourned the meeting at 7:24 p.m. Randall Shiflet, Chairman Don Bowen, Secretary December 01, 2016 Planning and Zoning Commission Meeting Minutes Page 5 of 5 r V d) d r +QO. aaO. aaa r ,cc n. n. n. a. c( q c( r O z m z z z z z z z z 04 Q CL LL 0. d. LL LL CL N (� u 0 U) co zzzzzzzz EN � O CL a o a a o a a a cow � in CD C14 co ¢ o a a a a a a � � 4 C 0. r. z z z z z z z z c � O r N M c► �[1 '�j c wwwvvartu *• w u u u es tvv O a c a°1i (L aoaaaaaw .0 CL z z o z u ` U/ GY Q A d ® C z U l4 q/Ny i L>1 5 S QJ •.. My +,�^..� vr�y a _ V/ > z � �� owmYme a. Qz IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: December 15, 2016 SUBJECT: ZC 2016-18 Public Hearing and consideration of a request from Dustin Austin for a Zoning Change from AG Agricultural to R-2 Single Family on 2.79 acres located at 8149 Precinct Line Road. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: On behalf of property owner Coude Partners Ltd., Dustin Austin is requesting a zoning change from AG Agricultural to R-2 Single Family Residential on 2.79 acres located at 8149 Precinct Line Road. GENERAL DESCRIPTION: The applicant is requesting a zoning change with the intent to develop the property as a single-family residential subdivision. A zoning change to R-2 Single Family Residential and a preliminary plat were approved in June 2016 on the property immediately to the north. The developer proposes to incorporate this property into the proposed subdivision. While the property abuts the Thornbridge subdivision on the west side, there are not any potential street connections between the two developments. A revised preliminary plat will be submitted following action on the zoning change application. COMPREHENSIVE PLAN: The Comprehensive Plan classifies this area as "Low Density Residential." This designation provides areas for the development of traditional, low-density single-family detached dwelling units. The Comprehensive Plan includes the following site-specific recommendation for this area of Precinct Line Road. While the proposed R-2 zoning district is consistent with the underlying land use recommendation, the application should also be reviewed in context with this policy. North Precinct Line Transition Area This area includes deep rural estate lots that backup to single-family residential development, but are directly south of the North Tarrant Parkway commercial area. This area could develop as traditional single-family or include a mixed-use development. The area represents a major entrance into the City of North Richland Hills. The massing of IqRH property will be essential to the proper development of this area, specifically a minimum commitment of five acres should be required for consideration of a zoning change request in order to minimize curb cuts, provide for shared access, and provide logical geographic development of the area. The minimum commitment of five acres is also encouraged to avoid piecemeal development patterns and negative impacts on existing neighborhoods. The transition of existing land uses should require a minimum commitment of five acres with 500 feet of frontage on Precinct Line Road for a zoning request to be considered. Conceptual plans will be required with traffic access and land use considerations for the entire area. This transition area backs to the Thornbridge neighborhood to the west and south. Specifically, the city should minimize conflicts between residential and nonresidential land uses in order to protect property values and the interests of both, and should take the following initiatives: • Develop initiatives to address improving this northern gateway into the city, which could include development of urban design standards including parking, sidewalk, streetscape and landscape standards. CURRENT ZONING: The property is currently zoned AG Agricultural. PROPOSED ZONING: The proposed zoning is R-2 Single Family Residential. The R-2 district is intended to provide areas for low-density development of single-family detached dwelling units that are constructed at an approximate density of 4.0 units per acre. SURROUNDING ZONING I LAND USE: North: R-2 Single-Family Residential Low Density Residential West: R-2 Single-Family Residential Low Density Residential South: AG Agricultural I Low Density Residential East: Located in Colleyville PLAT STATUS: The property is currently unplatted. CITY COUNCIL: The City Council will consider this request at the January 9, 2017, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC 2016-18. North Tarrant Pkwy 7 City of Colleyville Lavaca TO wwwww � ���ti� CD m 0 rr r CD X i rr� i1 lmt r ' r F � dY/�� iml 0 In NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION r XRS AND CITY COUNCIL Case Number: ZC 2016-18 Applicant: Dustin Austin Location: 8149 Precinct Line Road You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached map. Purpose of Public Hearing: A Public Hearing is being held to consider a request from Dustin Austin for a Zoning Change from AG Agricultural to R-2 Single Family Residential on 2.79 acres located at 8149 Precinct Line Road. Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, DECEMBER 15, 2016 CITY COUNCIL 7:00 PM MONDAY, JANUARY 9, 2017 Both Meeting Locations: CITY COUNCIL CHAMBERS 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TEXAS If you have any questions or wish to submit a petition or letter concerning the above request, please contact: Planning Department- City of North Richland Hills 4301 City Point Drive North Richland Hills, Texas 76180 Phone (817) 427-6300 Fax (817) 427-6303 KELLER INDEPENDENT SCHOOL DISTRICT CITY OF COLLEYVILLE BEATEN PATH DEVELOPMENT LLC ATTN: HUDSON HUFF COMMUNITY DEVELOPMENT 700 W HARWOOD RD STE G2 350 KELLER PARKWAY 100 MAIN STREET KELLER, TX 76244 COLLEYVILLE, TX 76034 HURST TX 76054 COUDE PARTNERS LTD KNOX KAREN ANN ETAL BAMBERGER DORIS IRREV TRUST Attention: %CHARLES BAMBERGER 1906 DARTMOUTH CT Attention: CHARLES BAMBERGER 416 S HENDERSON ST ARLINGTON TX 76015-3213 416 S HENDERSON ST FORT WORTH TX 76104-1017 FORT WORTH TX 76104 WOODHAM MICHELE D LIZAK BRIAN J HICKS JUDITH 8220 FENWICK DR 8224 FENWICK DR 8228 FENWICK DR NRH TX 76182-8648 NRH TX 76182-8648 NRH TX 76182 LARSON JEFFRY L E MOORE REVOCABLE TRUST HARTMAN MICHAEL D LARSON LINDA L Attention: ERIC WAYNE MOORE TRUSTEE HARTMAN PAULETTE A 8232 FENWICK DR PO BOX 667 9117 THORNRIDGE DR FORT WORTH TX 76182-8648 BEDFORD TX 76095 NRH TX 76182 BRESETTE RONALD E NGUYEN JIMMY NHAN 8229 FENWICK DR NGUYEN ANH NRH TX 76182 8225 FENWICK DR NRH TX 76182-8649 jk Fns � 9 ity zz y p[yd R.%. RpaC j N 2vR a ��rR (f �_ ss Pn, a��r 4"dr 5 �I iE �a43 E� 8j a% pp�'Rya $M ytt g g M. 6m d39� �#o� cb c�4 f� �di 4E�£ R NJW 3Nn ioNg31d �gm .02'+Jm Hll -- - — 99Z!-Y N O s O z U SNO. w '� FM m5 p� p N 2 i y M .OQ LO.CO N ------ 3N3a)OMN3d Ll r O ......... Z� u Q< p, Rla < ffl 5 C. IMP CIVOd 3Nn MN103dd o 86a FN zd iy nr- 3AIZICI 390NMOHI I j - , � t9 p1 =app x jy E CIS lift I nig , r � sa RH in il;5 e" EH o a� aF m �• NEW-It q � a 5 �pp _ L' M o i s4 171.6` SWS`tl7'� l71) �u .. npq 3w 2 E 2 3 '�q oj�5 mom o�cc �y$ ma � �3 horn t9L°lm6t�2 a estiv v w� ads € h �_offi q;se a8p4+9�+R IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: December 15, 2016 SUBJECT: SUP 2016-05 Public Hearing and consideration of a request from Icon Consulting Engineers, Inc., for a Special Use Permit for a Drive Through Building less than 1 ,400 square feet located at 6244 Rufe Snow Drive. PRESENTER: Clayton Husband, Principal Planner SUMMARY: Icon Consulting Engineers is requesting a Special Use Permit (SUP) to allow the construction of a drive-through coffee shop at 6244 Rufe Snow Drive. The proposed building would replace the existing drive-through shop on the property. The size of the building is less than 1 ,400 square feet in floor area, which requires approval of an SUP. The proposed development also includes landscaping improvements in the area of the building. The property is generally located at southeast corner of Rufe Snow Drive and Mid-Cities Boulevard and south of the 99¢ Only Store. GENERAL DESCRIPTION: The site under consideration is an existing drive-through coffee shop located in a shopping center parking lot. The building is situated in front of a retail center anchored by 99¢ Only Store and Pancho's Mexican Buffet. The applicant proposes to demolish the existing building and construct a new drive-through coffee shop at the same location. Section 118-631 of the zoning ordinance requires SUP approval for a drive-through building that is less than 1,400 square feet in floor area. The proposed building is 483 square feet in floor area, and the existing building is 266 square feet. The owner has applied for an SUP to allow a building of this size at this location. A general site layout is shown below in Figure 1 , and a complete site plan package for the proposed coffee shop is attached. Additional landscaping is proposed around the building and in a new parking lot island. Traffic access to the building is from the internal parking area of the shopping center. The drive-through lane closest to Rufe Snow Drive will be separated from the adjacent driving aisle with a curb to prevent the queue of vehicles from backing up into the drive approach. Similar to the existing business, the IqRH proposed operation provides two drive-through lanes with canopies over the pickup windows. Building materials include stone and glass with a metal roof and canopies. t a G �f Figure 1. General site layout. SUP CONDITIONS. The zoning ordinance provides that special use permits may establish reasonable conditions of approval on the operation and location of the use to reduce its effect on adjacent or surrounding properties. The following are the proposed conditions of approval for this SUP application. 1 . Permitted use. A special use permit is authorized to permit a drive-through building of less than 1 ,400 square feet in floor area, as shown on the site plan in Exhibit "A°. 2. Landscaping improvements. Landscaping on the site must conform to the landscape plan, as shown in Exhibit "B". 3. Building improvements. The following design criteria shall apply to the building. a. The exterior appearance of the building must comply with the plans as shown in Exhibit "C°. b. The screening for the refuse container must conform to the plan as shown in Exhibit "C°. c. The height of the building must not exceed 20 feet. COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use Plan as "Retail." This designation is intended to permit a variety of retail trade, personal and business services establishments, and offices. IqFtH CURRENT ZONING: The property is currently zoned C-1 Commercial. This district is intended to provide for development of retail service, and office uses principally serving community and regional needs. This C-1 district should be located on the periphery of residential neighborhoods and be confined to intersections of major arterial streets. It is also appropriate for major retail corridors as shown on the comprehensive plan. PROPOSED ZONING: The applicant is requesting a Special Use Permit to allow a drive-through building that is less than 1,400 square feet in floor area. SURROUNDING ZONING I LAND USE: North: C-1 Commercial Retail West: C-1 Commercial Retail South: C-1 Commercial Retail East: C-1 Commercial Retail PLAT STATUS: The property is currently platted as Lot 5R, Block 1 , Northland Shopping Center Addition. CITY COUNCIL: The City Council will consider this request at the January 9, 2017, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve SUP 2016-05 subject to the recommended conditions. 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Purpose of Public Hearing: A Public Hearing is being held to consider a request from Icon Consulting Engineers, Inc, for a Special Use Permit for a Drive Through Building less than 1,400 square feet located at 6244 Rufe Snow Drive. Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, DECEMBER 15, 2016 CITY COUNCIL 7:00 PM MONDAY, JANUARY 9, 2017 Both Meeting Locations: CITY COUNCIL CHAMBERS 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TEXAS If you have any questions or wish to submit a petition or letter concerning the above request, please contact: Planning Department- City of North Richland Hills 4301 City Point Drive North Richland Hills, Texas 76180 Phone (817) 427-6300 Fax (817) 427-6303 CITY OF WATAUGA WC SOUTH PROPERTIES LTD PRTNSP INTERFIRST BANK RICHLAND PLANNING AND DEVELOPMENT Attention:ATTN CORP REAL ESTATE 3113 S UNIVERSITY DR STE 600 7105 WHITLEY ROAD FORT WORTH TX 76DR STE 101 N TYRON ST STE 3800 WATAUGA, TX 76148 CHARLOTTE NC 28255-0001 STAR DELANO LLC 18100 VON KARMAN AVE STE 500 IRVINE CA 92612 H r O 00000000000 �pCW o � - Y -- I I I I �W s moo I wp„ I g�W sm o n�°Ta I'. 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