The URL can be used to link to this page

05-05-2020 (Parks & Recreation) Agenda Packet Special Called Parks and Recreation Board cliy OF NOTICE OF MEETING Special Meeting Agenda May 5, 2020 — 6:00 p.m. Wylie Municipal Complex— Council Chambers 300 Country Club Road, Building #100 Wylie, Texas 75098 Joni Robinson Chair Emmett Jones Vice-Chair Matt Rose Board Member Brett Swendig Board Member Gloria Suarez Board Member Brian Willeford Board Member Craig Allen Board Member Robert Diaz Parks and Recreation Director Richard Abernathy City Attorney Janet Hawkes Board Secretary A QUORUM OF THE PLANNING AND ZONING COMMISSION MAY OR MAY NOT BE PRESENT FOR THIS MEETING. NO VOTES OR FORMAL ACTION OF THE PLANNING AND ZONING COMMISSION WILL BE TAKEN DURING THE MEETING. In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.wylietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wylietexas.gov. The Board requests that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. 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 972.516.6020. Hearing impaired devices are available from the City Secretary prior to each meeting. CALL TO ORDER Announce the presence of a Quorum CITIZENS COMMENTS ON NON-AGENDA ITEMS Residents may address the Board regarding an item that is not listed on the Agenda. Residents must fill out a non- agenda form prior to the meeting in order to speak. The Board requests that comments be limited to three(3) minutes. In addition, the Board is not allowed to converse, deliberate or take action on any matter presented during citizen participation. May 5,2020 Wylie Parks and Recreation Meeting Agenda Page 2 of 2 REGULAR AGENDA 1. Consider and act upon approval of the Minutes from February 10, 2020 meeting. 2. Consider and act upon the proposed park improvements for the Monroe Lake Planned Development. DISCUSSION ITEMS • Review of landscape plan for The District Development. • Parks, Recreation, and Open Space Master Plan update. EXECUTIVE SESSION If during the course of the meeting covered by this notice,the Parks and Recreation Board should determine that a closed or executive meeting or session of the Parks and Recreation Board or a consultation with the attorney for the City should be held or is required,then such closed or executive meeting or session or consultation with attorney as authorized by the Texas Open Meetings Act,Texas Government Code§551.001 et.seq.,will be held by the Parks and Recreation Board at the date,hour and place given in this notice as the Parks and Recreation Board may conveniently meet in such closed or executive meeting or session or consult with the attorney for the City concerning any and all subjects and for any and all purposes permitted by the Act,including,but not limited to,the following sections and purposes: Texas Government Code Sections: §551.071—Private consultation with an attorney for the City. §551.072—Discussing purchase,exchange,lease or value of real property. §551.073—Discussing prospective gift or donation to the City. §551.076—Discussing deployment of security personnel or devices or security audit. ADJOURNMENT CERTIFICATION I certify that this Notice of Meeting was posted on May 1, 2020 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wylie website: www.wylietexas.gov. Stephanie Storm,City Secretary Date Notice Removed Parks and Recreation Board Meeting Minutes Monday, February 10,2020—6:30 p.m. Wylie Municipal Complex 300 Country Club Road#100 Wylie,Texas 75098 CALL TO ORDER Board Chairperson Robinson called the meeting to order at 6:30 p.m. with Board Member Rose, Board Member Suarez, Board Member Jones, Board Member Willeford, and Board Member Allen in attendance. Board Member Jones arrived at the meeting at 6:31 p.m. and Board Member Swendig arrived at 6:42 p.m. Staff members present were Parks and Recreation Director Robert Diaz and Parks Board Secretary Janet Hawkes. CITIZENS PARTICIPATION No citizens came forward. BUSINESS ITEMS 1. Consider and act upon approval of the Minutes from the January 13, 2020 Meeting. Board Action: Board Member Jones made a motion to approve the Minutes from the January 13, 2020 Meeting. Board Member Suarez seconded the motion, and a vote was taken and passed 6-0. Director Diaz clarified with the Board that after consulting with our City Secretary, abstention of a vote should only be used when a Board Member has a conflict of interest with the item in which case an abstention form would need to be filled out prior to the meeting. Director Diaz added that a board member missing the meeting does not qualify for an abstention of their vote. 2. Consider and act upon the vendor application for the Wylie Children's Business Fair to be held at Olde City Park on May 3, 2020. Board Action 1: Board Member Jones made a motion to approve the Wylie Children's Business Fair to be held at Olde City Park on May 3, 2020. Board Member Rose seconded the motion, and a vote was taken and passed 6-0. 3. Consider and act upon vendor application for the Wylie East High School Cross Country Team to sell items at a cross country meet to be held September 5, 2020 at Founders Park. Board Action 1: Board Member Jones made a motion to approve the vendor application for the Wylie East High School Cross Country Team to sell items at a cross country meet to be held September 5, 2020 at Founders Park. Board Member Willeford seconded the motion, and a vote was taken and passed 7-0. DISCUSSION ITEMS • Events in Founders Park. Director Diaz reviewed discussion points after Board Chairman Robinson requested at the last meeting for staff to develop and instill a policy that facilitates and limits 5K events hosted within our parks, particularly during the active spring and fall sports season. Board Member Rose expressed concern over the impact the 5K events could have on our contracted leagues and suggested having 5K events in the afternoon as to not impede on scheduled soccer games. He also suggested Community Park be considered as an alternate 5K location. Director Diaz explained that requiring 5K events to take place in the afternoon would be difficult to carry out due to the ability to clear the park or league participants in time for the event, as well as a possible conflict with Wylie Independent School's scheduled activities. He explained that the 5k events take place in the mornings because they need to utilize the cooler weather temperatures therefore limiting the option of an afternoon run. Director Diaz advised that Community Park is not conducive for large run events as it is a smaller park, nor are the trails there long enough of a distance to host a 5K event. Staff meets bi-annually with the league representatives prior to each season wherein event dates and times are discussed and considered prior to approval of the requested events. Board Member Swendig suggested rerouting the 5K courses at Founders Park to lessen impact on league needs. Director Diaz responded that currently at Founders Park it is necessary for 5K events to have two trail loops, therefore a reroute at that location might not be feasible. He also stated that 5K events in the park are kept on the concrete trail to ensure safety of participants. The Board requested that prior to event approval, the 5K vendor applicants provide background information on what fund amounts their non-profit organization is expected to raise during their event as well as update staff with post-event details, results and success of completed events. The Board also asked staff to research how other cities in the area manage large events. Director Diaz agreed to have staff research and create a draft policy, fee structure as well as a revised vendor applicant form and bring it back to the Board for further review and discussion. • Projects update. Dunaway is tentatively scheduled to present the final draft in a joint work session for the Parks, Recreation, and Open Space Master Plan during the City Council meeting scheduled March 10, 2020. The bid for the Twin Lakes Southbrook Trail Project was released and it remains open for a couple more weeks. It is expected that the bid award will be decided in the middle of March with the project beginning in April, 2020. The Wylie Recreation Center Feasibility study is being completed by consultant BRW, who also recently completed the Wylie Senior Center plan. Goals for the plan are to look for expansion possibilities to address the need for additional classroom, office and storage needs. Staff is working with consultant Halff Associates on the Founders Park Master Plan. Halff Associates was the consultant that designed the recent phase of Founders Park. Goals for the Minutes February 10, 2020 Wylie Parks and Recreation Board Meeting Page 2 project are to identify areas for additional parking, additional field space, and field rehabilitation, with artificial turf being a possible consideration. Consultant Kimley-Horn has been working on the design and construction plans for Phase 1 of the Brown House site rehabilitation. Phase 1 of the plan was reviewed by the Board and City Council in 2019 and addressed parking improvements and the addition of a wheelchair lift for the Brown House. The Kirby Park and Friendship Park's new playgrounds are on order and contractors will begin installation during the upcoming Spring Break week. Shade elements will be included in both playgrounds. Renderings of both park designs are included in the February Agenda Packet. Infield improvements at Founders Park fields A and B are completed. The Avalon Park fence project is underway as staff has begun reviewing vendor bid packets. The plan calls for the install of fencing around the practice fields in Avalon Park. The project is anticipated to begin this spring. • Parks and Recreation Foundation update. Board Member Swendig advised that he and his wife and the current foundation president Anne Hiney are still in the process of working through ideas for use of the remaining foundation funds. He also explained that he plans to collaborate with president Anne Hiney to raise additional foundation money prior to deciding on how to utilize the existing fund balance. Board Member Swendig advised that it would be several months before there are any new updates to the upcoming foundation transition but he will update the Board as they occur. • Joint meeting with City Council on February 11, 2020. Director Diaz advised that the joint work session with the City Council to review the draft concept Master Plan for the Municipal Complex is scheduled during the regular council meeting and although the meeting begins at 6:00 pm, the work session portion will fall towards the end of the meeting. He explained that the point of the work session is to review the Municipal Complex site utilities, flood plain, circulation, connection (bridges, etc.)character zones, concept alternatives such as a conceptual program list, aquatics, trails, amphitheaters, art walks, a destination playground, community garden, nature center, demonstration gardens, dog parks, neighborhood parks and trailhead. ADJOURNMENT There being no further business, a motion to adjourn was made by Board Member Jones. Board Member Suarez seconded the motion, a vote was taken and passed 7-0. The meeting was adjourned at 7:48 p.m. ATTEST Janet Hawkes, Parks Board Secretary Joni Robinson, Parks Board Chairperson Minutes February 10, 2020 Wylie Parks and Recreation Board Meeting Page 3 Parks and Recreation Board AGENDA REPORT Meeting Date: May 5,2020 Item Number: Department: Parks and Recreation (City Secretary's Use Only) Prepared By: Robert Diaz Account Code: Date Prepared: April 29,2020 Exhibits: 3 Subject Consider and act upon the proposed park improvements for the Monroe Lake Planned Development. Recommendation Motion to consider and act upon the proposed park improvements for the Monroe Lake Planned Development. Discussion The Applicant is seeking approval for the parkland dedication for the Monroe Lake Planned Development. Jackson Walker Development, LLC is proposing to satisfy parkland dedication requirements through a combination of improvements and funds in lieu of land dedication. Per City ordinance, the current parkland dedication requirement is five acres per 100 lots. The minimum parkland dedication required for this development, in terms of acreage only, is 3.5 acres. The proposed development has 70 lots on approximately 10.49 acres or 6.67 lots per acre. Corresponding funds in lieu of land dedication would be assessed at $1,500.00 per lot. If the developer chose to submit funds in lieu of any land dedication, the amount would be $105,000.00 for the single-family lots. There also is proposed 313 apartment units as part of the development. These would be assessed at $800 per unit for a total of$250,400.00. Total amount of fees in lieu of development would be $355,400.00. The developer proposes to dedicate approximately a total of 17 acres of parkland (3.4 acres out of the floodplain) and install an 8' concrete trail. The developer is proposing to spend a maximum of $250,400.00 toward trail development. The proposed trail would connect in close proximity to the existing trail to the north in the Kings Bridge Subdivision and to the south toward Creekside Park. In addition to the trail, the developer is also proposing to share in the costs for any legal services for permitting required in the City's use of the lake as part of the park. Staff is recommending that the developer pay 100% of the trail costs and legal fees as part of the dedication since the Parks budget does not currently have funding identified for completing the trail or to pay for peluiitting. The developer is also requesting the park be named for Al Monroe, one of the owners of the property. Staff notified the developer that the park naming will be handled at a subsequent meeting pending the outcome of the approval of the planned development. The parkland dedication and improvements would be dedicated and maintained by the City. Page 1 of 1 William S.Dahlstrom (214)953-5932(Direct Dial) (214)661-6616(Direct Fax) wdahlstrom@jw.com April 28, 2020 Via Email Correspondence Mr. Robert Diaz, Director Parks and Recreation City of Wylie 949 Hensley Ln., Building 200 Wylie, TX 75098 Re: Monroe Planned Development;Park Dedication and Fee Proposal. Dear Robert: Thank you and your team for your time and effort over the past month. We sincerely appreciate your communication and collaboration as we work to ensure our park dedication and fee proposal align with the Wylie Park Department's standards and mission. We are thrilled about this exciting Planned Development proposal for Wylie and equally thrilled about the parkland, lake, and trail that will help provide trail connectivity and more greenspace in the City. If the zoning for proposed Planned Development is approved, our proposal for park dedication would take effect and is outlined below. I. Requirement Based on the City's requirements and confirmed by you, here is a breakdown of what is required: Single Family Requirement: Based on 10.49 acres and 70 single family lots, parkland dedication is based on 6.67 lots per acre. There are three options to satisfy this: 1. Dedication fee: $105,000 ($1,500 x 70 lots); or 2. Land dedication: 3.5 acres of non-floodplain land; or 3. A combination of dedication fees and land dedication. Multi-Family Requirement: With a proposed 313 units at $800 per unit, the dedication fee results in$250,400. II. Proposal 1. Dedication of parkland: a. 3.4 acres of non-floodplain land (estimated value of$296,208). 25712106v.2 LW 1 DALLAS 2323 Ross Avenue,Suite 600 • Dallas,Texas 75201 I www.jw.com I Member of GLOBALAWm Mr.Robert Diaz,Director April 28,2020 Page 2 b. 9.6 acres of lake and floodplain land (estimated value of$522,720). c. 4 acres of lake (estimated value of$87,120). 2. Build an 8 foot wide concrete trail of approximately 2,000 linear feet connecting from the Monroe Planned Development to the Wylie trail system (as shown on Monroe Wylie Trail Aerial Exhibit). In addition, build a pedestrian bridge over the water line. This cost is not to exceed the Multi-Family dedication fee of$250,400. Any amount in excess of this will be the responsibility of the Wylie Park Department. 3. The name of the Park shall be "AL MONROE PARK." 4. We are committed to working with the City on securing the appropriate water rights for the Lake. First, we will explore and exhaust all options to determine the feasibility of securing a permit exemption. If after determination that is not applicable, we will work with the City to acquire the appropriate and necessary permits through the Texas Commission on Environmental Quality (TCEQ). We propose the cost of this process be split 50%between the City and 50%between our client. If you have any questions, or we can provide additional information please feel free to contact me at any time. Sincerely, fa e e5 ,.a��L4 im William S. Dahlstrom 25712106v.2 CLINT HANKEY KEITH SPURGIN JAMES MONROE I I - - KENNETH POGUE INST. NO. 20170417000474670 INST. No. INST. NO. 20160921001265760 MICHAEL LUNDEEN JOHN MINICK INST. NO. 20120403000387990 O.P.R.C.C.T. 20121008001274120 O.P.R.C.C.T. C.C.C. FILE No. 93-0018605 VOL. 1693 PG. 320 O.P.R.C.C.T. O.P.R.C.C.T. L.R.C.C.T. L.R.C.C.T. too# 00 dOW --ft ft% N89043'05"E 1211.87' UNKNOWN MINIM OWNERSHIP Z -- �0 / GARLAND BREtSTER JOHN POTISCHNIK LO INST. NO. 20130,#10000965740 r- VOL. 1268 PG. 426 **4b 9-P -Am goo W*ft "'few, ftdow L.R.C.C.T. o c co 0 REMAINDER OF U) FIRST TRACT 9.61 ACRES ALFRED MONROE N88'43'44"E 1419.54' "wft POTENTIAL LOCATION OF 8' VOL. 454 PG. 205 ft*ft WIDE TRAIL & TRAIL EASEMENT. D.R.C.C.T. LOCATION TO BE DETERMINED WITH DESIGN PLANS C2 APPROX.CREEK 000 moo 7 T 1 197 CENTERLINE POTENTIAL LOCATION OF 8" 20'BUILDING SETBAC� - APPROX. APPROX. LOCATION OF WIDE TRAIL & TRAIL EASEMENT. 100-YEAR FEMA FLOODPLAIN 000 mom "oft LOCATION TO BE DETERMINED .01 (PER KH STUDY OCT. 2018) N —woo# %ft"% J0 WITH DESIGN PLANS -A Ir 10 uKAuvAbC r-olvi 11 ±1 0.44 AC PROP. 5'siDEWALK AND I I 3-STORY ll�m \ I I I I I I I I I MULTIFAMILY BUILDING (TYP.) I I I I I 'I - I I I V� ------------ —.1- 24.0' BRADLEY WEBB VOL. 5833 PG. 2043 L.R.C.C.T. TRANSITION FROM RESIDENTIAL PROP. MUTUAL ROAD TO COLLECTOR ROAD ACCESS EASEMENT rn PROP. 90 (38'V 0 q 1 17 GRAPHIC SCALE IN FEET 0 40 80 160 ROW DEDICATION INST. NO. 20081217001420690 O.P.R.C.T. BATA FAMILY LIMITED PARTNERSHIP INST. NO. 20130820001181280 O.P.R.C.C.T, PROP. MEDIAN OPENING 1 lY BUILDING -SETBACK ' PROP. 5' SIDEWALK r2f AND ACCESS 8 9.2' 9. EASEMENT PROP. 6 1-STORY 24.0"' RETAIL TUCK UNDER BLDG c? GARAGES (TYP.) L Co LOADING SPACE 7 8 12 PROP. 1-STORY RETAIL BLDG z L- LE ING RETAIL DUMPSTER L 'B' 2 20' BUILDING SETS 6 L AMENITY J12.3' POOL &OUTDOOR AMENITY AREA KUAU 00 CD R.O.W.) 6 108A, PROP. LEFT PROP. --I20-07r,;;� TRACT 1 +-2.0 AC ILDING SETBACK - — — — — — — — N\ m — — — — — — — — — — — EXI 33" STORMN\ - —4iL—L s L mj 4010� — — — EX. 24" STORM — — — — — — — M — — ------ DRAINAGE ESMT. UTILITY ESMT. —m L � ' �F f — — — — — — — — — INST. NO. 20090707000845210 VOL. 2007 PG. 459 ROW DEDICATION PROP. 1 O'SANITARY SAN. SEWER ESMT, UTILITY ESMT, — - — - �- I -- O.P.R.C.C.T. VOL. 2007 PG. 459 7- r-\\ \� PROP 10'SANITARY M.R.C.0 T SEWER ESMT. INST. NO. 20180315000320120 VOL. 2007 PG. 459 SEWER . R & ACCESS ESMT. O.P.R.C.C.T. M.R.C.C.T. Ll LOT 1 BLOCK A At --- — — — -- RITA SMITH ELEMENTARY SCHOOL VOL. 2007 PG. 459 M.R.C.C.T. w z 0 F- 75 TYPE "A" SINGLE FAMILY LOT (6,000 SF MIN) Lu O 3: LLJ z < Lu D PARKER ROAD OW z -j Of 0 SITE STONECREST TRAIL VICINITY MAP N.T.S. LAKEWAY DR 0 TRACT 1 SUMMARY PROPOSED USE RETAIL TOTAL PROPERTY AREA 2.0AC TOTAL BUILDING AREA 13,500 SF PROPOSED PARKING COUNT 63 PARKING RATIO 1SPACE/ 250SF PROPOSED HEIGHT 1-STORY TRACT 2 SUMMARY PROPOSED USE MULTIFAMILY TOTAL PROPERTY AREA 13.18 AC TOTAL BUI LDI NG AREA 408,700 SF PROPOSED HEIGHT 3-STORY, 36' REQUIRED PARKING RATIO 1 SPACE/ 1.5 UNIT PROPOSED DENSITY 24 UNITS/ ACRE TOTAL GARAGE PARKING 100 TOTAL SURFACE PARKING 428 TOTAL PARKING COUNT 528 ,TOTAL UNIT COUNT 313 UNITS TRACT 3 SUMMARY PROPOSED USE SINGLE FAMILY TOTAL PROPERTY AREA 10.49 AC ,TOTAL PARKING 2 SPACES/ LOT ITOTAL NUMBER OF LOTS 70 LOTS OPEN SPACE TOTAL PROPERTY AREA M.R.C.C.T. GATEWAY COMMUNITY CHURCH ADDITION VOL. 2010 PG. 317 M.R.C.C.T. NOTE: FIRE LANES SHOWN ARE 24'WIDE CONCRETE WITH MINIMUM INSIDE RADIUS OF 28'. PROPERTY LINE — — — — — — — 100-YEAR FLOODPLAIN LINE BUILDING SETBACK FL PROPOSED FIRE LANE ss--- EXISTING SSWR LINE & SIZE —w— EXISTING WATER LINE & SIZE --- - - ----- ------ -- EXISTING STORM LINE PARKING COUNT PROPOSED PUBLIC ROAD PROPOSED TUCK UNDER GARAGE cn 24.0'! 5' ry SID PO 0 110' R.O.W. b) 3: 1 cl? (0 0 00 00 in rl- (y) C) 3: >- Lij U) LL 0 ry cl) �t C C'j cl) LL 0 11 ±94.4'-i Ice] 0 45'1 6"E F.94' z m M z 0 m z Lei), QVIP Meeting Date: Department: Prepared By Parks and Recreation Board Ucl 4 P A : LA i May 5, 2020 Item Number: Parks and Recreation Robert Diaz Account Code: Date Prepared: April 29, 2020 Exhibits: Discussion Item: Review of landscape plan for The District Development. __ —Recommendation N/A (City Secretary's Use Only) The Applicant is seeking a recommendation from the Board on landscape improvements to open spaces in The District Planned Development. Per the approved development agreement between the developer, Daydra Management and the City of Wylie, the developer "shall coordinate with the City on the selection of type, style location, and size of all landscape improvements, including but not limited to plants, trees, mulch, irrigation, and benches. Any Open space must be approved by Park Board." Wording from the Planned Development Agreement.- 8. A landscape plan shall be provided in conjunction with the preliminary plat. The landscape plan shall require City approval. The plan shall comprehensively address edge treatments, perimeter screening, and individual townhouse landscape design. The Developer Daydra Management, shall coordinate with the City on the selection of type, style location, and size of all landscape improvements, including but not limited to plants, trees, mulch, irrigation, and benches. Any Open space must be approved by Park Board. 9. A minimum of 15% of the land within the District Townhome shall be used as Open Space. The open space and swimming pool/grill area will be owned and maintained by the homeowners' association (the "HOA"). With the exception of the swimming pool area, all open spaces within the Community shall be accessible to the public. Minimum is: Landscaping for every 12 spaces and 15% total. We are including over 25%. (Exhibit "H"). 10. Public open spaces shall be dedicated by plat to the City of Wylie in accordance with City's Subdivision Regulations. All open spaces developed in The District will be owned and maintained by the HOA and management Page 1 of 1 N6 6206, 2g >> 706 0' 1 STORY COMMERCIAL 3,500 SF ALK / z .. ��p / � 14, 000 SFzz ZZ / /,0 \\\ NATURAL STONE OUTCROP + \ \\ O NATURAL STONE OUTCROP 0 ') 1 Uri T RETAIL/COMMERCIAL 70' X 180' O - o o � 0 0 0 0 + MAILBOX ° 0° o 0 0 2 F 0 0 ° 0 0• � � NATURALSTONEOUTCROP 2F °° PICNIC / � 2F 2F 2F 2F 2F ' AREA2F 2F 2F / q -- -- �� 87°1-2'S6" 117�7' — �89°24'27" E 8F.2 S 89°23'25" E 235.42' -- -- 2F _ 0 + 3.5 STORY RETAIL/COMMERCIAL APARTMENTS 70' X 140' 9,800 SF o__ c BNECHJ n1511-1 1 STORY RETAIL/COMMERCIAL 63' X 123' ,RETE PAVER CROSS WALK BENCH LTA O \ PICNIC AREA 3.5 STORY APARTMENTS 70' X 140' 9,800 SF PICNIC AREA BENC CONCRETE PAVER CROSS WALK SKY BRIDGE PARKING GARAGE -246 STALLS TOTAL CONCRETE PAVER CROSS WALK No s• O + co co O + S 8 1.74,,,. LANDSCAPE ARCHITECT It 04 VV. IVI: Ur-M VIU 1 I UK. SUITE 110 ALLEN, TEXAS 75013 469: 369-4448 CHRIS STUDIOGREENSPOT.COM C ISSUE: FOR REVIEW 10.15.2019 FOR REVIEW 11.04.2019 r FOR REVIEW 11.22.2019 :L=�=1LIlIu13 L.1 /11� zzzzz zxzzz,,z/ ) CD m 1 V m 4 `- 0 W�1 0 • h LANDSCAPE ARCHITECT STUDIO SPOT, 1784 W. - ■ SUITE M 6. 8694448 AftfilliVOKKik6ja uj co LLJ ISSUE. Fnp PF\/if=w in it; gnic) FOR REVIEW 0 r •. OR..- - 9