07-28-2003 (Zoning Board of Adjustment) Agenda Packet AGENDA
Zoning Board of Adjustment
City Council Chambers - Wylie Municipal Complex
2000 Highway 78 North Wylie, Texas 75098
Monday, July 28, 2003
7:00 p.m.
CALL TO ORDER
WELCOME & ORIENTATION OF NEW MEMBERS
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the June 23, 2003 Meeting.
SWEARING-IN OF SPEAKERS
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Kirk Maxwell of Paul
Taylor Homes for a variance to Section 3.3 of the Zoning Ordinance in order to
decrease the required front yard from twenty-five (25) feet to twenty (20) feet, this
property being located at 1700 Tamarack Drive and being Lot 32 of Block I of the
Country Ridge Phase 1 Addition. (ZBOA Case No. 2003-06)
2. Hold a public hearing to consider and act upon a request by Dr. John Ross
Stooksberry, DDS for a variance to Section 5.A of the Sign Regulations in order to
increase the size of attached signage on the front of the building from the allowed
maximum of twenty and seventy-five hundredths (20.75) square feet to forty-one
(41) square feet, this property being located at 1125 F.M. 544 and being part of Lot
1, Block A of the Greenway Addition. (ZBOA Case No. 2003-07)
(,
7.1-Q 3
Posted Frida ,July 25, 2003 at 5:00 p.m. (J([/�/�/�
THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED
ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE
AT 442-8100 OR TDD AT 442-8170.
i I
Zoning Board of
Adjustments
/ ,•
ei 'if Wylie
July 28, 2003
4i
I '
Regular Business
AGENDA
Zoning Board of Adjustment
City Council Chambers - Wylie Municipal Complex
2000 Highway 78 North Wylie, Texas 75098
Monday, July 28, 2003
7:00 p.m.
CALL TO ORDER
WELCOME & ORIENTATION OF NEW MEMBERS
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the June 23, 2003 Meeting.
SWEARING-IN OF SPEAKERS
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Kirk Maxwell of Paul
Taylor Homes for a variance to Section 3.3 of the Zoning Ordinance in order to
decrease the required front yard from twenty-five (25) feet to twenty (20) feet, this
property being located at 1700 Tamarack Drive and being Lot 32 of Block I of the
Country Ridge Phase 1 Addition. (ZBOA Case No. 2003-06)
2. Hold a public hearing to consider and act upon a request by Dr. John Ross
Stooksberry, DDS for a variance to Section 5.A of the Sign Regulations in order to
increase the size of attached signage on the front of the building from the allowed
maximum of twenty and seventy-five hundredths (20.75) square feet to forty-one
(41) square feet, this property being located at 1125 F.M. 544 and being part of Lot
1, Block A of the Greenway Addition. (ZBOA Case No. 2003-07)
(,
7.1-Q 3
Posted Frida ,July 25, 2003 at 5:00 p.m. (J([/�/�/�
THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED
ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE
AT 442-8100 OR TDD AT 442-8170.
MINUTES
ZONING BOARD of ADJUSTMENT
City Council Chambers Wylie Municipal Complex
2000 Highway 78 North, Wylie, Texas 75098
June 23, 2003
7:00 p.m.
Notice was posted in time and manner required by law, and a quorum was present.
Board members_present: Staff Members Present
Gerald Clark Claude Thompson
Dennis Gibbons Terry Capehart
Marilyn Herrera Dale Jackson
Wayne Morman Sam Satterwhite - EDC
Board Members Absent: Staff Member Absent:.
Eric Alexander ---- Mary ry Bradley
Weldon Bullock
Layne LeBaron
CALL TO ORDER
Chairman Clark called the meeting to order at 7:05 p.m.
CITIZEN PARTICIPATION
f
No one was present to speak.
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the April 28, 2003 Meeting.
A motion was made by Mr. Gibbons, and seconded by Mr. Morman, to approve the minutes
as submitted. Motion carried 4 - O.
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Pamela Goodwin of
Chili's Brinl er International for a variance to Section 5 of the Sign Regulations in order to
allow a sign to project from an exterior wall not located within the Downtown Historic
District and to project a distance of four 4 feet rather than the allowed maximum of three
feet and be ten and eight-tenths (10.8) square feet in size rather than the allowed four
(4) square feet, to allow a sign/logo monument to project above the wall a distance of
sixty-four 4 inches rather than the allowed maximum zero (0) inches, and to increase
the size of attached signage on the front of the building from the allowed maximum of
sixty 0 square feet to one-hundred 1 square feet, this property being located at the
northeast corner of Westgate Way and Kirby Street F.M. 544) and being part of Tract 25
of the E.C. Davidson Survey. (ZBOA Case No. 2003-04)
ZBOA Commission Meeting
June 23, 2003
Page 2 of 4
Mr. Thompson stated that the subject property was located at the NE corner of Westgate
Way an
F.M. 544 across from the Albertson's shopping center. The Brinker Corporation
proposes to build a new Chili's Restaurant on the site. The property is currently unplatted;
therefore plat and site plan must be approved before issuance of a building permit.
Mr. Thompson son then reviewed the sign regulations pertinent to this case and continued to
describe the four variances being requested by the applicant as written in the planning report.
Mr. Thompson also reviewed alternatives to the requested variances, which could possibly
reduce or eliminate the need for variances.
Seven Public Comment Forms were mailed to owners within 200 feet of the subject variance
request nest as required by State Law. Three comment forms have been returned all favoring the
request.
Pam Goodwin, Brinker International, 6820 LBJ Freeway, Dallas, Texas 75240, the applicant,
made a PowerPoint presentation, and argued that the proposed signage is part of Chili's
international corporate identity and marketing strategy. While the chili pepper artwork
monument is relatively new, all requested signs are Chili's standard design elements.
Chairman Clark asked the applicant if any variances were required to get approval for these
signs in any of the area cities. Applicant did not know but offered to find out.
Ms. Herrera asked if these are the same size signs as used elsewhere. Bridget Farrell,
Brinker international, replied that all of the most recent restaurants constructed used these
exact same signs.
Sam Satterwhite, Director of the Wylie EDC, 1515 Anchor Drive, Wylie, Texas, spoke in favor
of the proposed variances, suggesting that the sign variance could determine whether Chili's
locates in Wylie or a neighboring community. He expects this store to do as much as three
million dollars in business each year.
lll'is. Herrera asked if businesses would still come to Wylie if allowed only smaller signs. Does
the size of the sign determine their revenue? Mr. Satterwhite responded it is impossible to
know just what would keep a business from locating here or if no incentives or compromises
were offered at all would they still come. But the City needs to project a pro-business
environment in order to compete successfully with surrounding communities in attracting new
businesses, and our sign regulations may not appear positive.
Mr. Morman - It is more just a matter of having uniformity in their signs, rather than having to
design buildings and signs differently for each municipality.
Chairman Clark asked why the pepper was considered a sign. Dale Jackson, Building
Official, reviewed the definition of a sign in the Sign Ordinance to explain that the pepper is
indeed considered a sign, rather than artwork or building element.
ZBOA Commission Meeting
June 23, 2003
Page 3 of
Mr. Jackson further explained that projection is determined by the surface to which it is
attached. Ms. Farrell explained that the pepper could be mounted from the wall behind it
instead of the canopy roof and thus not project above the roofline of the structure it is
attached to thus eliminating that variance. However, Mr. Jackson specified that the mounted
sign cannot project more than twelve inches from the wall.
Ms. Herrera asked if any other sign variances have been denied. Mr. Thompson responded
that the off premises residential development sign that was initially denied but then later
approved on a temporary basis until the Sign Regulations could be revised. Several other
sign variances were approved in the past including Extruders, Carlisle, McDonald's, etc.,
which were all under the old code. This is the first variance request under the newly adopted
Sign Regulations.
Mr. Morman reported that the City of Murphy's sign regulation does not favor restaurant logos
and they had to make exceptions to get them to locate there. He does not think that the
Chili's signs in Allen and Rowlett are aesthetically offensive nd supports the Chili's request.
Mr. Gibbons stated that if Chili's was just starting and we were the test case he could see
denying the request, but this is an internationally recognized business logo allowed
everywhere.
Mr. Gibbons made a motion to approve all variances as requested, seconded by Mr.
Morman. Motion carried 4-0.
Mr. Thompson then explained that State Law says that the Board of Adjustment can approve
only variances for individual cases and not for a class of signs such as restaurants. If similar
requests are made the sign regulations will need to be changed rather than approval of a
variance.
2. Hold a public hearing to consider and act upon a request by Lloyd Allberg of Grand
Homes for a variance to Section 6.F of the Sign Regulations in order to increase the size
of a model home sign from the allowed maximum of six square feet to seventy-one
and one-half (71.5) square feet and to increase the height of a model home sign from the
maximum four feet to six and one-half (6.5) feet, this property being located at 1713
Tamarack Drive and being Lot 15 of Block J of the Country Ridge Phase A Addition.
(ZBOA Case No. 2003-05)
Mr. Thompson stated that the subject property is located in the new Country Ridge
Subdivision and is the location where the Grand Homes models will be built. Mr. Thompson
then reviewed the pertinent Sign Regulations concerning model home signs and the
requested variances. Regardless of the approval or denial of the request, model homes
signs are only temporary and are removed when the house is sold for residency.
ZBOA Commission Meeting
June 23, 2003
Page 4 of 4
Dale Jackson, Building Official, stated that amendments to the Sign Regulations would be
going to the City Council in July and changes will include increasing the maximum height of
model home signs from 4 feet to 5 feet and the maximum m square footage from 8 square feet
to 32 square feet.
Mr. Morman asked if the size of the sign include the brick, stone, wrought iron and not just
the face of the sign. Mr. Jackson responded that, the measurements of model home signs
include any monument to which it is attached.
{
Mr. Lloyd Allberg of Grand Homes, 8315 North Central Expressway, Suite 900, Dallas, Texas
75206, stated that Grand is building much larger homes than any of the neighboring
subdivisions and would like to have a sign that is representative of their product. The same
sign is being used in Grand's other building locations, such as, Murphy, Piano and Allen.
They were not required to get any additional permits for the same sign in the other
communities.
Mr. Morman made a motion to approve the variance as requested, seconded by Ms. Herrera.
Motion carried 4-0.
ADJOURNMENT
Mr. Gibbons made a motion to adjourn, seconded by Mr. Morman. Motion carried 4-0.
Gerald Clark, Chairman Claude Thompson, Director
•
i �I
Public Hearing Item No. 'l
ZBOA No. 2003-06
Zoning Board of Adjustment Public Hearing: July 28, 2003
Owner/Applicant: Kirk r1 Maxwell
of Paul Taylor Homes
Location: 1700 Tamarack Drive, Lot 32 of Block I of the Country
Ridge Phase al Addition
Request: Variance of Section 3.3.A of the Zoning Ordinance to
reduce the front yard from the required 25 feet to 20
feet
Background:
The Country Ridge Addition is zoned by Planned Development District created in 2001,
and the construction of houses is just getting started. The PD provides that the
development shall comply with the regulations of the Single-Family 8.5/17 District of the
Zoning Ordinance, with a few limited exceptions. Therefore, the required front yard
setback is to be a minimum of twenty-five feet and all residences are to have front
porches.
A buyer selected a house plan with a front porch for the subject lot located on a cul-de-
sac. However, building plans were drawn and approved by the City, and the foundation
of the house was constructed, with no front porch. 1n order to add the straight-front
porch on this curved-front lot, construction will encroach into the front yard a distance
of just over two 2 feet. The applicant is requesting a variance of five feet or
twenty-five 2 percent in order to make the residence legal as constructed. The
variance, if granted, will apply to this residence only and can not be transferred to other
lots within the subdivision.
Z2003-06
Section 8.3 of the Zoning Ordinance provides that the Zoning Board of Adjustment may
permit a variance to the requirements of the Zoning Ordinance if the variance is not
contrary to the public interest and, due to special conditions of the site, a literal
enforcement of the ordinance would result in unnecessary hardship, and so that the
spirit of the Ordinance is observed and substantial justice is done. The Board may
impose any reasonable conditions on the issuance of a variance and may amend the
variance from that requested. The concurring vote of 75 percent of the members of the
Board shall be necessary to reverse any order, requirement, decision or determination
of any administrative official, or to decide in favor of the applicant to effect any variance
in the Ordinance. This section further states that in order to grant a variance to the
Ordinance, the Board shall find that all of the following have been satisfied:
1. That there are unique physical circumstances or conditions of the lot, or other
exceptional physical conditions particular to the affected property;
2. That because of these unique and exceptional circumstances, the property cannot
be reasonably developed or used in compliance with the provisions of the Zoning
Ordinance;
3. That due to such unique and exceptional circumstances, the strict application of the
Ordinance would create a demonstrated hardship (convenience, profit or caprice
shall not constitute undue hardship);
4. That the demonstrated hardship is not self-imposed;
5. That the variance, if granted, will not adversely affect the proposed development or
use of adjacent property or neighborhood;
6. That the variance, if granted, will not change the character of the zoning district in
which the property is located;
7. That the variance, if granted, is in keeping with the intent of the Ordinance; and
8. That the variance, if granted, will not adversely affect the health, safety or welfare of
the citizens of Wylie.
Considerations:
1. Public Comment Forms were mailed as required by State Law to owners of six (6)
properties within 200 feet of this request, as required by State Law. One (1)
response (letter from the potential buyer), favoring the requested variance, had
been submitted at the time of this posting.
2. The current Zoning Ordinance requires that all residences of the size anticipated
have a front porch of at least twenty (20) square feet and provides incentive points
for the addition of railings and for larger porches. The Planned Development
District governing this subdivision requires compliance with this requirements of
porches on all residences.
ZBOA
2003-06
3. Construction of the foundation for the house had been completed and approved by
the City before the absence of a porch was noticed. The house, with its required
front porch, could be located on the tot without encroachment onto any setbacks or
easements but to do so at this stage of construction would require completely
demolishing and rebuilding it. Thus, an apparent economic hardship exists, created
in part by the City's erroneous permitting of the illegal construction.
4. The subject lot is located on a cul-de-sac, resulting in curved front and rear yards.
In its current location, the ends of the porch will comply with the required setback,
and the house and porch would be in compliance if the front property were straight
as are most lots within the subdivision.
5. The residence as located will appear visually in line with neighboring houses, in
part due to the cul-de-sac lot being larger than that normally required by City code.
In its constructed location, the porch is twelve (12) feet on from the north side
property line and twenty-six 2 feet from the other side yard, compared to the eight
and one-half (8.5) feet side yards required by the Conditions of the Planned
Development District.
6. The requested front yard variance is five feet or twenty-five 2 percent.
Attachments:
Location Map
Site Plan (Illustrating requested variance)
Site Photographs
Zoning Ordinance Requirement for Front Porch
Notification tion List and Map with Response
ri-PARKER CITY LIMITS<1. 1
A111111 11111 - ���
iiiIIIIIIiimiiiil
To lia----‘' '_Led..„-imi y .„: 4; m•q„, _ /
us . 7. -imm-,,,,- 4v• mnvia--- b•
.__... . . Subject �� ., •
fti, 48itiereisd, � .�iim�r�ur�►�.Pro e ; �� �■�m1O1 ' 11*-1\ulailLfswitr.$c
r-- --- - �1.1?-iiirldli.eptair... Puumm�mt�
0N111. ..''.. nirierirnillit
. . _. .,.., . . . . . . . ���imn�nmmr� ninuimPli0"�
11111111111111iiiiiii nmniuoloni�
, Maliviiiiirilitilb.: I hi x 1 ,1 1 1-LLU-3;___„._rT
I ammull-.:-. 1 1 t I I an' I IP °
Rat"
1.; I - in/ " n-\\
yp�.aE:m„I��C0 Mgf I." C�:ii auu'�
dowzmi....
i1_ i �1� 111011111111111111111111t
�ummor
RI � Q �nu.w;y�; MIM�
ii-aratikr;- IWO .-.
"'"'dasillit__; , .i.,> i
ii106-,..i...-- r; ' 1 , ' Mil
_.„ _
_.•,. ..__1
L '- '' '''''''.. XI i ' 1
ii F--------__7 ...--r LZ I
8 1 1 ''ILL-L4 I.
,. ___.Li --. 1 I -i--(
. ' K
t- ,
111
:'' ) -.- --------7 I --T-T- ----TT : .
. .
fili ,,,_
_., 1
, ,
L._
, ,
in
! .
NW ---1=-F--------1 ,
9- Li�� .. _
i
LOCATION MAP
ZBA CASE #2003O6
. („,7,
r
t „ si„0" uic---sm"r,
r
7 ,pew #N.k °�N +lYf�,r
/
, (.. (
i3 ?/ 1
i ......
....---- -- „
7- .,.......
1
/.it„ / ,,,, ,
}`x / /
i -. .`
2s-
ii
. V---, ‘q
.6° / -......,, P�
if
20
/ ' '..
r M
•
f
1 0) ,..,... „.....11
i CV/ / -6
1 • / .. -
4
. / w 1
i
/ (.4 1/ ...*4' 1
u-__•t / --c)izt / o
/ ,
iii 51 DE I rV: 6 hi---- -(-,..i i
/ i i 5. L, ,
1 /\/ '-cr.
0 *.
i
/ \
/ •j#V.-‘‘
1 . \
/ okil
/ \ ii
.1
A\ -...... A ii
C /1 -‘-f
f+.+�".,...-^hw.�L ' •
7,
wr ,L+�P . i
-, y \ / i„\,°
,,
/p *_
\\,, .--.....k
L,
. 5 1
1
e7,-(4:',E,‘P5-51L. \ 71. .,
,6:
t-ci %
1 ' \
i, \ ..--
\ \i,s,
c I
,\
ii f 7.51-0" , L, 1
-N0\1\ ,
. 1 i \ ---,. .....--
i •
, • ...-- ,...-- , '04
I t... .1d1,,- .‘‘:
'\ fill lb:C. \. ,1 /1
1 04,*
ow
,•
.,
,,, ,
ii ,
0 ,. ,.., ,
1
� ,\_i i.\ i
�, ,
,.
,,
i /, ,
ii
i . ...,
,.. .,••.,,•.,,..,,.,...,.„..•.,
, , , . •=`
• / \
1 . / .1),4bic \ ,---\ . .,,,,,...w.t....6.
1 , 4t A ILL F PC/Q r . Pi .,.._0,-.
F?'' .1*"<;''
S � ....,FP `�
i FN CR 04,C.141,4 Ft4 T. ,,.4,
! • e"/ :R.,. prr2. N 7- e, L.
I --
I
+i LIV ' �� f��1�� GINC.HI. I WILL.ONLY �..I"VIF LIABILITY FOR 1 S LOT/ I"�i+r�tANC3 # 1 }"� iI'..�{"" I� ICED FOR
1
T I IERv' E. SERVEYOR 1-u T VERIFY PLAT IDIIIERSIOgS,BEARINGS.BALDING LANE AND EASEMENTS BEFORE ANY WORK PROCEEDS.
ZBOA Case No. 2 3-06
Paul Taylor Homes - Front Yard Setback ari n e
•
* — —
•
•
- I•
'a '
y
' 'i` = ? ,.= 'I.} ill "f ,, • :.
, ':116 --L. '1'4
` _ i - may 4 - ' 'i fi A
t.I ''{ +
,�.� / •.."I4`-''- y . .. ' f i* •h., J•
•
!.1.Z,, .--.1.47.: „...... „IP...4 OIL i.....,' .. .1..t.I.! 1.21 i"FW if..i.g4......7'..ii"....:=1 1--.7:.....-.--: '. .' :4.J..'..,,C..t-.1,if-4114. Lie:.....::'•:, gp...11recADIT.."..:;„„1
View of subject house at 1700 Tamarack Drive currently under
construction without porch.
7
,' -'N,„,
F.-,I
.. ,,1.
...• • •,... •
N---,..
'�` ;,-.-. ', _....,_ . "•
,••
�, ..
..._,.......,,,,•,.....-,
.......7_,„,
1 •
_ 7 .:
__
___ , .. • .__.
- •--,..,,,...... - . .7- ,__,1,....,.., x-..,,,,„vn i .•
--, --• ,-..._ „F.! ..,-7,-,7 . .• - -17-.--7- 7.7---
1.. -...... r,-, . '..''' 1.1.':' MA VPI-‘-•:1-- . .. ; '''- I.:::.:17-:1:11.
yi11
a.y • r It;
iL+��' � i
;i�:. •/. `+ ...
I ., + +; 1-L .: _. :" Yam` -- 3
r y • i ,7.
,.. ......,..
,mi iff i
+tip# �_ .i I'i i F
2,.. z.7 - .. ice,
_0(...)
�
1: + ' "ice .'. � � r +•, t.�.~' wWi �.�
� .
_TJ
r f + a
•
:Hr±-
4 t ` T s S�ti ; r T
View of another house with same floor plan with porch proposed on
subject house.
Zoning Ordinance
_ __P___
-_ -_ D. ARCHITECTURAL REQUIREMENTS
(For all Villa i e Residential Districts) - ---
PAGE ---. ---_-. _ ---- - ---- IASE STANDARD DESIRABLE POINTS
Element
43 Exterior Façade Material 1 0% brick or stone None NA
-- __ Chimne enclosure re(Hired Brick fireplace matching exterior 5
45
Roof Pitch 8:12 or greater with architectural grade Dormers,or combination hip and gable 10
overlas shin les -._ ---45 Roof --Materials Asphalt shingles,no wood shingles. Paint Architectural grade overlap shingles
rooftop accessories to match
- - -46
-- • s with same floorplan and same 4 lots skipped same side of street, 7 lots skipped same side ofstreet, 10
Units PP
street elevation 2 lots skipped opposite side of street 4 lots skipped opposite side of street and
and no idential floor plans side by no identical floor plans side by side
Si
VillageResidentialcover 20 sf minimum front porch,5' minimum a. Porch railing part of ;root porch design
i 48 front en ry �
width b.40 sf minimum front porch,5' minimum
filth Ill/
49 Village Residential Mail box Paired at lot line One style throughout development
location
49 Wine Residential garage doors Offset, 12" minimum,maximum 50 Not on primary street elevation 20
percent of elevation -
Architectural Points Available - 70
Total Number�f
-— Points Re uired -_. �--- ---. 40
Total Number of Architectural o
Pageli
ARTICLE LE 3—RESIDENTIAL ENTIAL DISTRICT REGULATIONS IO February 27, 2002
NOTIFICATION REPORT
APPLICANT:T: Kirk Maxwell of Paul Taylor Homes APPLICATION FILE 7BA 00 -0
--------------- -- - - - - -
179 0 Preston Road #700 Dallas 75252
BLK/A135fi L T T ACT TAX 1. . # PROPERTY OWNER NAME IADDRESS
1111 ApplicantKirkMa + ell 179 0 Preston Road #700
Paul Taylor Floe i i Dall:10 nas, Texas 75252
p a 0
B 1 v d a
Abst. 71 �- Tract 2 R- 71 -002-0 0-1 ShaddockDevelopment Ltd I
it
- iii(
HMIQuail Meadow 1716 Clements Way
Lot 25 R- 746-OOA-0 0-1 Jeremy Ions Wylie, Texas 75098-7982
MeadowQuail 1714 Clements Way
4 Blk B Lot 26 R- 7 -OOA-0 0-1 Brent Kemp p Wylie, Texas 75098-7982
--- Quail Meadow - 1515 Quail Meadow Drive
811 G Lot 11 R- 7 -00G-0110-1 Helen Wells Wylie, Texas 75098-7982
Collin County 210 S. McDonald Street
A --
FM 1378 Commissioner's Court McKinney, Texas 75069
t
21 0) 11 C3 36
2 0 ,3
•
F F•4r` * r
0 9 3 >.
• • • T '' . - •-
ii„ ..C3
•
' C3 .
1 > ,.,
116 __..... ..__ ____
JT3 CO
: R.
,. .p c
a) 1,-
,i\
,.......
----- -I All 9
33 ....__Z _________ .._
_ E 4....
0, lye . ,„,,,r,L.
„4„.„,,...,,,,,.,...,.. ,
, . . ,
..._,_,, fa.)
_ ,
_ „..,,,,,,,,,,„„,,,, ..„:•.. ..........m..
3 .,.*e;jizi'ratilf
aaaaaa i .5
C---.) (0) i
i.4?k:."12.e.-';1 1 1,4'4',,i142e4tai W-4.
Y� j1'.r'f},.--�•LLLLL...���}}t-
,ASS i f- -1-
,7;-1 i.5y k'i itrl� }ri .•1i.rr�
*..., •,c.,.• ...,ftrir,.......li,,,',...,! ,?7-cf,. .
4_0 .1-.MP'4'4X1• ,i,:rr'tr i,, ,-,-,-3,,, ')--- .1)1•611/4.A\
1
4
'tkie,:',-1,,.-:ATA.,..4.4).;
I -1 Z,,,,,.
4.6.d.:-kj'At% 4.,21,1•14-4,•;••
-- •
.7,t.r F.44�1 , •f X-•
c\-.......)
o 2 ] I
1 Q
, 1
\.,...
1 1
I
....._...L__ ,
•
1 ' ,
1
c\in
lye tf) ,.
c,,,,,c,-,:)
_ \------ \\\
1 Z
(1/2\1\ Q L
C 23 ..".,
13 12 11 1:1 C) -,,,,-
0 l
CO
1:1), Cf)
Page 1 o letter ready
s • •
Date: 6/15/03 : :0 AM Pacific Daylidht
From: JD S1
To:_ JDKS3
Dear Sirs,
1 am writing this letter to [ for your approval for a Ian dispensation
bualt at ? Tarr� r by Paul+1' [�r � �3
or four extrafeet for homebeing
Homes. In May of 2002 I was crushed to learn that myhusband was
being relocated to Dallas fromHarrisburg, Leaving thehome
Weloved therll town atmosphere of � had and in North Carolina was traumatic.
church, Harrisburg, thechildren'sschool where I wasan active
our closeknit neighborhood and friends wehad rf7ad � couldn'tvolunteer, our
similar toHarrisburg near Dallas. After months imaginethat therewas a community
ofr'er�htr� every county, town and school within a
hundred mile radius around thecity, 1 narrowed the field to about communities..
one after another in despair until I cametoWylie. [ r�lr`�t�n�t� � visited thesecommunities
town I had leftbehindwithitsfriendly ' Il� w instantlythat this wasour place! It reminded meof
people and sense of community. Once I seat the
my search for a house and a neighborhood, Aftersearching,� r. lid on ! l� , 1 tl�tn aar�
ni l�bori�ood it too, months n� I finally found it! Likemyold
had homeswith largewelcoming front porches where everyone
play and converse with neighbors. The subdivision alsooffered lot that ' � could sit, watchtheir kids
largechild friendly backyard. stay-at-home mom was large enough to accommodatea
found a placethat met all thequalifications �� port� �r[ar were err in�� r��nt � rn . vV ' f��nlf
h we were looking for and would fit within our budget.
We have lived with relatives in northwest Piano since Decemberawaiting
home, We put everything in storageand ► it2002the construction of our dream
wehavecommutedd. Because � did not want children to beuprooted [:
daily to Wyliefor school and community activities, twooldest again,
Dodd Elementary and semester andhavebecomeMy children began school at
heavilyinvolved in scouts, school clubs, sports and
other extracurricular atrities. Despite the commute and living arrangements
well, having each mad the A honor roll, earned the DynoKidchildren have assimilated
citizenshipaward and Principal's Club Award, and
scored exceedingly well on the state tests that were given.
We were devastated to learn that our home foundation was not as expected
Thn goodness the hor sits are asharpoux` e with any
the large front porch.
will never benoticeable. It will, and isnot in line any other homes an extra few feet
.__., however, make e a world of difference to husband,
Reese allow these four feet. Theremy� � ����� our3 children, and myself.
is not another lot left in the subdivision to accommodate
know I will not be ableto find another likeit and it will be detriment � this plan. I
community that wehave alreadycome to love.
ifwe not makeour home in this
v .
Thank you for your time,
William Denise Crocco
Katherine Crocco
Sarah-Grace Crocco 7
Dane Crocco
cc: Kirk Paul Taylor Homes rs,
' ' ��� Wednesday, June 18, 20 v o r r 1'� ; Z : ' 8 ' U
I I _
{
Public Hearing Item No. 2
ZBOA No. 2003-07
Zoning Board of Adjustment Public Hearing: July 28, 2003
Owner/Applicant: Dr. John r . St l berry
Location: 1125 `.I I. 544, Suite 700, being part of Lot 1, Block
of the Gre nw y Addition
Request: Variances of Section 5.A f the Sign Regulations to
allow an Attached Sign to be forty-one 41 square
feet in area rather than the allowed twenty and
seventy-five hundredths (20.75) square feet
Background:
The applicant leases office space within the new We tg to Crossing Shopping Center
(adjoining Iberts n , at.F,.I'lll. 544 and Westgate Way. In this center, business signs
are attached to the glass walls and doors as well as the masonry wall above the glass.
The applicant currently has his business name painted on the lower glass wall only,
and desires to add a sign on the upper masonry wall above the glass which exceeds
the allowed size. The applicant contends that a larger sign is necessary in order to be
sufficiently visible from surrounding streets, and is requesting the variance to allow a
larger sign.
Section 5.A.1 of the Sign Regulations currently limits the maximum um size of attached
signs to seventy-five hundredths (0.75) square feet of sign for each lineal foot of
building frontage, not to exceed a cumulative total of three hundred 3 square feet.
The subject lease space is twenty-seven feet eight inches (2T-8") wide, allowing a total
area of twenty and seventy-five hundredths (20.75) square feet of attached signage.
The applicant proposes an attached sign which is approximately forty-one 441 square
feet. This represents a variance of twenty and twenty-five hundredths (20.25) square
feet or ninety-seven and six tenths (97.6) percent.
ZBOA 2003-07
The Building Official has proposed revisions to the Sign Regulations which are
currently under consideration by the City Council. If adopted, these will change the
ratio for determining the size of attached signage from the current 0.75 sq. ft. of sign to
each one linear foot of wall to one 1 sq. ft. of sign for each one (1) ft. of wall. The
requested sign of 41 square feet would still (13.33) feet larger than the then-allowed
27.67 sq. ft. or a variant of forty-eight and two tenths (48.2) percent.
Section 3 of the Sign Regulations provides that appeals of the provisions of the Sign
Regulations shall be heard by the Zoning Board of Adjustment. Unlike other
considerations by the Board, a simple majority of the Board in favor of the variance is
required to approve any variance, and no proof of hardship is required to grant a
variance. However, like all other considerations of the Zoning Board of Adjustment,
Board, the decision of the Board of Adjustment shall be final with appeals being
directed to the District Court. In considering a variance request, the Board shall
consider the following criteria:
• the variance maintains the spirit and purpose ofth Sign Ordinance;
• the effects of the variance on the protection of public safety and welfare and of
neighborhood property values;
• the type of sign;
• the degree of variance;
• the reason for the requested variance;
• the location ofth sign and existence of other signs in the general area;
• the duration of the requested variance; and
• such other factors as they deem pertinent to the specific request.
Considerations:
1. Public Comment Forms were mailed as required by State Law to owners of eleven
11) properties within 200 feet of this request. No Comment Forms have been
returned at the time of this posting.
. The requested sign is 97.6 percent larger than currently allowed by the Sign
Regulations, and 48.2 percent larger than the proposed revisions.
. Other signs attached to the center (sandwich shop, barber and video rental) comply
fully with the current Sign Regulations. The sign for the manicurist is over-sized,
but was installed without a City permit.
. As proposed, the location and construction of the sign complies with all other
provisions of the Sign Regulations, with the exception of the overall size.
. There are no obvious obstructions which limit visibility of the applicant's office from
adjacent streets.
ZBOA 2003-07
. The Board may make a decision to approve the variances as requested, to
disapprove or any combination or alternative of related designs. No hardship need
be demonstrated and only a simple majority rity f the Board is required for action.
Attachments:
Location Map
Site Plan and Details of the Attached Sign
Photograph of the Retail Center and Specific Leased Space
Sign Regulations for Attached Signs
Notification List and Map
L.._..ji c •----''"tc Lane ---,../(/---------4_-_—[i -,—L__i_i_ 1 _j
oelli-Anders LiL
il a) c 0-r—T-4---Onviie one
, 0
p-_,,, •
---------...,_........_.._._
o
! ,
co
;S bOir:E,h-gh- i,./' •. i ..._,_______.
r.--..---.-..-..---- ,_„:..7.•--_,....:--:.-z,---,._.I.r,„-. ., , , , I ,
! •••,,.
.., • I ; 1
.. ,..,.
--.•-..1- LE
l s7ert . .i 1
i Hem!
i Mil
i 1 1
CI Street
. i -c
i ME L____,
—i 0
*Hon av
Subject i•Ni-111111111 : r
i Wir, • ny •is
Mil .
j Property in ni I 1 I • ''g - S : 17
8'"swoon g .
in •1 1 ; ,e21,‘I. 1
iMIME
irnral - !
! !IEW Wirn •
i INIMIIIIIR 7 sun
i i -irP !I
_.. i_.._.._____1(.._.._.._..—..-----..----..—• - ,-----
-—---—-
i
kB- inie_s_s
..,>,.. tiIF -1 ,.
i!.------i
N
_ a I
i fr----
i 1 ......
i !
i i i L i ! 1 •! 1
,._
i i 1
i i i i
i
1 i i 1 i
_I
14--.. 0E
i • o i i i L.
---,_
..____ _.1 1 fli
___ , 11'
F. M . ' 44
I1, ..,,;:„.„..4.,,,,,,„•:,...,.•... .„.,...
y
i IP i. i
i 0
d'ec
i
i •
•
i 0 1
i .rf
! ,
. •
'‘.
i .....
i ..f.
f-•
i .
...- ._,-• i
...,
i .,..
i ,.,-
i ,,..
i .,...-.
../.• Al° •
.,.• CD\'Ci# -'
---[•11
i .,_.-.
LOCATION MAP
zBA CASE #2003-07
i 'S GROCERY al
4:ti 10\--lral.%".1.1"="--,,,,, 0 1:1 I 1 CD
,
. . ./
FIRE SPRIPMER
RtStn ROOM
1 . _ ',iv _. . _ ....iii 7,0.7-e
4 , I N i
, e 1 1,.0-1' 6 I cu
1 0- . _Al ..._ _. _. _ ill_ , ill _ A ill 1 ii , P t ci-
- 1 __....— _ C II_MI. —._HA__ 1
ir .
_________, i .., ,
11
11
IV-Er /I, I .--its -s''� 11 I w
ilC !7 Wit a!1 �
• � �}�' am � •—••
I
X
:Chu 1 Fa 1 I I I i -7-1 i r I
1 /
Min IDI2 SUITE GOO, SUITE r SUM 400 a x 1J� ,o 1 li
QL NOlS SUTrE. BOO I CI,S1 S0E A A LE 'F.Jf E AVAILABLE 1 - PROJgC1JT/S S'8 S I 5■•r. 5El 1 ST I "
op
�}rt �1 4 ,F. 1, 211 F. - 4 N ■i •F
• ���'p0 1i• iQ9a t t � ..a.,.��_..�F 1 .
. 1;:gE I; -—-—4.•......... i ....= -�.Ii a<au+n,r f..a _r ......r F �a aW�a w arm •wx
; 11 .
I I ii 1 Ili
I I
. : i Ii i i
. 1 I i i
. , 1'I i I I i I Vrog.(...D.4 !.*I
it( MP I 1 I tgairsOLPS—
1 1 I Ilia (-1
*i 1 {i _ - J try 1 I _ 1 ..y.
or ft -6,-.- t--- r---- F---[-41' - Y---- Or- r- -0 - -- W - z----- 15TA. -------1.11 ----W.'-- 10.400;
A° . '.Z'Lrl*:.
LET, .
.* 3Imir� s Ar-a i 2JWa1 t .r F
y P-1- 3:,d. ' ir 'ID.' D
4
a.... - —--—.la, . .. -—6 I - I."- - - ....... ......"----....1. — .
(:,#)
ei 6 0 CrikLA.?""L'" iiiii. ZOO
. .....
I OTAL'GROSS AREA , 14,567 S.F. '
F
ti• 112 ..WY ,�S .
is '
LEASE WIDTH 18"
27' 8"
_ .
._.. _.... . ._••..._ ........._......_...._ ._._. __._._.... _ . . _L.
. • • . _ _ • _ __ ._ ... .. _. _ .
----- .,
, _..,.,. . .. ..:. : . .. •.... ___ . ,
i..,..,....,47.....,,,...:‘,...,!... . ..,:,......,7.7.:„6„...,,t-.7.--_,-,,.. . : . . . . . . . . . • .. . . ........,_ 4,___,.....T„......._,.,:,_.7........„t_7,,,...„... . Ti, . , .• :
-:.- ... •-•• ,.....,• .'.,,,,, .
_..._________.. ._ . • - •''',.i..1:,.,...- --,,":•:=.-,1
UL LABELED OVERALL WIDTH
171.89"
LETTERS RACEWAY MOUNTED .______•
,; 0 i OSS N
OVERALL
.34 42":111 i .P 10.1...-.4..y.0 ?!...,..:411.1 i ,. /ads
. HEIGHT
,
. I I .
', . . . . _ `.-'--• , .
I
',-.....•...,-,-,......., • - •F------....1--.--,r----,...-,--.. ,. ,. -•:- ,..; ...--,,:: ,... ii,..,......--,.....3.,....,..___.7•_..., •., • •.•
• - - .0
,...,'-1 P .-•.." 1 .
. -
1...,. • I will,i, 410... -; •.-,,.:; ._...--J.
, r 1-- - - . -ft. •• =. -. • -
•,-..:, 4
-.-•N i§.... .
Aotildwri‘,...
- -• •,
, ,.. . •-.... ; ,• --.'.- I . ' -•I '
..,
...•• •....•.
7:•-. -'!.-.- ..r:: ;--,-.--•,•• 1-7" i-:::1; .1 •,.•L- •
1 7.--_-;-", .,.....,-..,...i p.-...--17.,--:• , I ill .. ' •-•, 1 FOR LIAR-.'--• - 4.' L--.' •:1! LLZ:-• - "
E t: ...
• ,. .1. 1W064614
' 1
.-1.... WY :
VI
'''..-'. -"....,.... ! i. t •• ' .
.•
E
..,,,,..,...,„„...T. . ., .
.,......:„...„.„_,.. .;. ,. ,,..--,. ..._.. .,
?!--
..., J . -
., ,.. .. ..
,,,I..,,__ .:'.'!r•c,.- - -1 - . ' . • ..
..
,:.....L.I .•-, ,.. .,,, .. . ,
t,,....., - o
. •, . . ,, . , ,-...
•-'-'471=7f--2 -7-f.151 :!:'r't,''':. --, , . . .
— r ,'7 4.--,-,•-•,,,zw c;‘,1,...-
' ,iti... ,....,:....... 4::..,.. :-L.1,2..............•... ._..,...i. . 4it
,
4111.11111--112"'—ii--,OP:
.... .. .,. •
—• - '-','-,..-. ..-..-:- ., _ . , :., ,c,.... •_../-.--.7.77-7-.' ___. .--.- .,,.,-,L. , _„.... . . .
. . ,.-..- - k AN.e.,:-.'1";*';•''- : • . , -1-•
....-:•••.•'VJ. t ...,-
, - -. . ,L„......._•,....., L.
.. L _..,... • . - - ._. __
. \
••
'
‘ 4.T .....
1-7
, ••.•...... ....._..._...__....... •., _.... ••. . . ,• • : . _ . ..*.:.:k . ...
_ ,,,•
• - • •,. .
•
•...L. --a -a...-, • •••-•-• •..-• .„ .. ----- .• -...- ----•-.:
J. Ross Stooksberry, DDS
1125 E. FM 544
Suite 700
Wylie,Texas
OVERALL WIDTH
171.89"
: --' .f.10.: ':`-i':,•,. '17'-'' •
Lir''. 0 ,•.!. "''....''. . .„,,, ,•..
~ r1}4 +l�.t• : �{ i i f:-{=. :R i ty F} !rliL. `.l.'' :'_ ;'fX ,"aa • ;{'j a � �•+-,�-y} r=•r�4'�, I`e1.5 ..rw}% y'_y'5 _'�+ y
+� I LLi, r.r rr 1' -{. 'I ,"'rTi* k ,] .f �!��`-,1 'huh T}i' 1 !}• }"-� T7" ,
OVERALL
1 -{. `"I }:.,��R .+* �'; ;.'a .•� -R, i'��+ 'F ' �1L �,. } �. ;C r „:za' ,�k=k'�: i -i'
':x}" },'# -It5.7'F ��1;li J•�." +'.•
• , - .#{ 7n ,1 �S rl ai{� ' :4
iml� `rt��l �,�,rs •!��'' •i�';Kr, 'bra.��_iJ�..-.•t�}` t�*�r�l'�a��j�, �i1"I '}�II'�-.i �4.� 74���F��'��'';-� �41.K�}�[� I�� �1 ���i • Y� *� '�
.i �,+# •. }i T'-r a .f • ''+' . 1• k"x` �' .}�.1' _j, R'� . 'l'• a•�� t,'1��.,.k4- „y'1^8 'I i r i+, .-k s"•i •
'''•�
HEIGHT -‘1 Tr
- ` ��`�r ��"`� T:l�R.' ;1'r��1,•, �,�'�.t�,1�',�R,_ �r.--' , -y�.y11J"�St i�F 1� � �• �1��,,+ am*; ti.R A.
F�J 8 ..
CI '2 ' r4L ' +6•'R ~� F ii'1. ,`1'tom' '-T)} \ Pi k.. -I �,i;-1 4:.; .,`F i r '•. . {. `1' It} r{ _
•
' '4 i, I� ,111� _I+f T'V:i.2 4 ! ~j 5F �I}}'/•�4 �}f' 1+'•4. .1�.; .' ,F.. + __ _
f SIF•i .J �I •�r a"r .a i• hti i t� �.\I 5�. Ffc'•.�J ., ` +,i.. .f I� }I •J(T
'Ir *� i. ,. ��iF '�* } ��I',f�'"'I j.•' F , .:3'r f1 t ,
-''• ':1!; �- =1 -'t"t. .r 4. f t.� 1 �` ; ,.i - -. .r{k .i',� y� M1 ;iy
mi
12 5.. ULLABELED 68"
LETTERS RACEWAY MOUNTED :--..:......,
ZBOA Case No. 2003-07
John R. Stooksberry, DDS - Sign Variance
f3
55 ..) Cel\
c., V _re'3
QP
7:C''' - il e,"-%Pr
__- i - .
1 • :1= , ± 'i - - • •:.' 4 ice-++ - _ ' - ,_,_
--
View of signage on adjacent suites and location of proposed sign.
r-O. ,- --- ------...-------T.
Prot5
Etei
,;, - - -- ,--"--, _ ___ _ _.. --— ,i
i,...i.'; SUX)1..,t1.1e//:‘,!▪.14 I• ,,,ILLI li:''.q.f!'"_:%:,• • !:•• '• . ... .. • •
r▪.,i,, . v• ,....... . • ,,!•,. , .
, - =Tr
_ �= _ y'i ,��� _� �� it s + .
II`` ,.L"i .\- w. 1Yl� • � � 4�ly +F ' '�+l#{F F ''}`r
Stooksberry suite on the left showing split-face brick façade where
proposed sign will be attached,
• r t
•
->1 . ATTACHED SIGN REGULATIONS
_ --- - regulations set forth in this Section shall be
Unless otherwise specifically provided, ther ,
to all attached signs that
areallowed under thisrdinane. Al! �gr� and
applicabletothebuildingsurface to which they are attached,
their words shall bemounted parallel �
rtwelve inchesfrom that surface, except for
project no more than
andshall � and , F. Wall signs shall
and Marquee signs as allowed in Sections 5. E.,
Projecting � isattached. Bannernot extend above the wall or building surface to which the sign
signs shall not be utilized as permanentwall signs.
A. Maxim
u m Sign Area
( i. Attached ed signs shall not exceed the following area schedules:
a. An attached sign located at a height of thirty-six feet 3 ' or less is
limited to 0.75 square feet of sign area for each lineal foot of building
L... L. toe for a sin le tenant building, or lease space frontage in a
frontage g
building, not to exceed three hundred (300) square feet.
nnult� le tenantb g�
b. An attachedh
sign located above a eig t of t .. ix fee 3 shall be
permitted an increase in maximum um effective area. Such increases
shall not exceed four 4 square feet in effective area for each
additional one (1') height of hei ht above thirty-six feet 3 measured
g
from the
base of the sign. Signs may be increased hereunder to a
maximum size of four hundred (400) square feet.
c. Attached signs may be located on any facade except for signs located
sideo or rear wall of a building where the sign would face an
n the adjacent residential zoning district.g The sum of the effective area of all
�
attached signs shall not exceed the allowable effective area specified
in paragrap
hs a. or b. above, whichever paragraph is applicable.
B. Illumination lnati f Attached Signs
Attached Signs may only
be illuminated utilizing internal lighting. Exterior letters
with exposed neon lighting are allowed.
C. Window Signs Window signsgmust meet
do not require permit or a permit fee. Window Signs
the following regulations.
1. Window Signs must not obscure more than 25 percent of the window area
per facade.
shall be measured bydrawing a rectangular or square box
2. The sign area
around the signelements,
then multiplying the height by the width. For
signs whoseirregular,
shape is irre the box must enclose all elements of the
sign.
3. No illuminated Window Signs shall be allowed within two feet of the window
surface, except for open closed signs.
CITY OF WYLIE SIGN REGULATIONS
NOTIFICATION REPORT
APPLICANT: John R. Stooksberry, DDS APPLICATION FILE ZBA 2003-07
3213 Appalachian Way Plano, Tx. 75078
BLK/ABST LOT/TRACT ; TAX I.D. # PROPERTY OWNER NAME ADDRESS
--- --- --- ------------- ----- ------------- -------- -- -
Applicant 3213 Appalachian Way
r
1 John R. Stooksberry,erry, DDS Plano, Texas 75078
544 Industrial Park PO Box 667180
2 Blk 2 Lot IA R-2000-002-0010-1 United States Postal Service Dallas, Texas 7 2 -7180
544 Industrial Park 2820 E. Stone Road
Blk 2 Lot 1 B -2 - 2- 1 B-1 James Cooper Wylie, Texas 75098
9 Treasure Road
A st. 2 Tract 4 R- 2 -000-00 0-1 Hobart Industries, Inc. Garland, Texas 75041-2947
PO Box 109
Abst 266 Tract 26 P- 2 - - 2 -1 AWLM Industries, Inc. Rowlett, Texas 7 030-0109
- 2301 Cedar Springs Rd
• Abst 267 Tract 70 R-62 7-000- 700-1 Greenway -Wylie LP Dallas, Texas 7 201- 937
2301 Cedar Springs Rd #400
Abst 267 Tract 72 R-62 7-000-0720-1 Greenway -Wylie LP Dallas, Texas 7 201-69 7
- ------ -- - - --- --- --
PO Box 20
Abst 267 Tract 3 R- 2 7-000-0 3 -1 Albertson's Inc. Boise, ID 83726-0020
900 Hensley Lane
• Abst 267 Tract 42 R-62 7-000-0 20-1 Hard cast, Inc. Wylie, Texas 75098
900 Hensley Lane
10 Abst 267 Tract 43 R-6267-000-0430-1 H Ord ast, Inc. Wylie, Texas 7 098
Collin County 210 S. McDonald Street
11 FM 544 Commissioner's Court Mcl nney, Texas 75069
13
15
16
17
12
1, 0- 1912
/ 0,9-• :::: /
(:.'''' .
ICD)?
r—i
0
1 14 29P31'71 )112n1 142?) ,,,
hiR.71--- . i .-
Liz r t, . 7.7.. . ..... -.7.—7..-, ,, --. .
r" , _b" ' 075 *A-t : , 6
11 ffr 1
i f1.;�i`i'[i:i.{'Cri Y1ibi+*:�T•1=:fx'.w{ �;%l.i:}'-!* 1
1
.• }its•"ii,",L, ,-J Pr...�.,....Or,, +kYj,,, i--d)-,,.fir.=;:",, ,,,,i,"r. ': �
1 .
.,
'.7,i,.,,,,y.i.7-;6,11fp,''.,i4:.:•Litis 40.-;.-arki-.3'..i.,.-,i c -1-Id ' ...._•r.
St -4 1 : '..,-,ti!.,-akz;,1K -,70it::Vgf'4..,:s:,-.4A.--4-4,11-e":!‘ ,
0 I yy� 0,4..).1 .
:Le70 .15'/V �y� Et f) 441 1
ik"-.rPfrrY4-'. .'TAN
i ...., ,,,,•,- r.,-• M*4;6, .,...._
f .r -! 'y'i�•'1-`t.L..!1 Fr,11 •}�'Cr 4-,:.-_,,..,r,„.,;
t ti c • * A _ .
1 1
i ,
•
1 i il !
._......._
1
o
1 ,
.'
1 3
0 1 V
1 . ,)17e 'V ...o
, 0 I
„.0, .
_kis, ‘.
i idi
i _________
_ imi
•
i --1 -Avd. 'P4) kb-C I
1.--------___H a)
4_...._ _ I___ 1 _____[
-F.-T-1 i