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April 14, 1983
MEMORANDUM
TO:
FROM:
City of Colle ge Station
POST OFFICE BOX 9960 110 1 TEXr\S AVENUE
COLLEGE STATIO 1• TEXAS 77840-2499
Plann ing and Zoning Commission
Peter Parciany, 6906 Atwell, Suite 131
Houston, TX 77081
Project Review Committee:
Al Mayo, Director of Planni..ng...,_
David Pullen, City Engineer ·:::{_)
Roy Kelly, Vice Chairman, P&Z
Other Staff:
Jim Callaway, Ass't Director of Planning
Joe Porter, Fire Department
Jane Kee, Zoning Official
Joe Guidry, Electrical Superintendent
Dan Dupies, Ass't to Zoning Official
Jim McCord, Elec. Power Engineers
Bi 11 Cupp, GTE
Shirley Volk, Planning Technician
SUBJECT: 83-418: Parking Lot Plan -College Station Business Center at
intersection of FM 2818 & Longmire, along Valley View Drive
The P.R.C. met on this date to review the above mentioned project and recommends
approval with the following conditions:*
(1) Develop raised islands on ends of parking rows; include dimensions on
all islands (minimum typical width -9 ft.).
(2) Separate spaces along building #1 from the building a distance of at
least 2 ft., by means of either curbing or wheel stops.
(3) Extend the curbing on the buildings with overhead doors to provide stops
for the adjacent parking spaces and to divide the loading area from the
parking space.
(4) Back the curbing away from the ends of the buildings at least 2 ft. to
separate the drive from the building (specifically bldgs. #1 & #2).
(5) Show al 1 dimensions; specifically mentioned were the 8 ft. setback from
the property 1 ine, the width of the access way into the project and the
drive itself in addition to island dimensions requested under #1.
(6) Use a minimum 15 ft. radius on the drive (access drives).
(7) Compl ete draJnage plans must be prepared by a professional engineer and
approv~d by the City Engineer prior to issuance of any building permits.
Please refer to the PRC Drainage Statement attached .
(8) Dumps t er locations must be approved by the Director of Public Services
(Mac Allen). Dumpsters should not be located under a util i ty line.
(9) Furni s h an estimate of electricai-load requirements to the Electrical
Depa rtment as soon as possible.
(10) GTE r equires conduit looped; check with Bill Cu pp or David Riley.
conti nued ...
PRC Memo
83-418
page 2
(11) City Engineer has advised that he must check with the Water & Sewer
Superintendent (Bennie Luedke) regarding the sewer 1 ine; there is a
possibility that the 1 ine may have to be an 811 pub! ic 1 ine. Confer
with City Engineer concerning results of his investigation.
(12) Additional landscaping is required along Valley View Drive.
(13) Any sign must conform to Section 8 of the Zoning Ordinance (Ord. 850).
Check with Jane Kee, Zoning Official if you have any questions .
(14) All sol id curbing around the perimeter of the project and the ends
of islands in the interior of the project must be marked as specified
by the Fire Department as Fire Lanes. If the center section of Bldg.#2
is over 15,000 sq. ft. in area, sprinklers will be required.
(15) A 10 ft. easement is required on Fire Lines (water), and may be covered
by Separate Instrument. Plans and profile to be prepared by a profes-
sional engineer.
(16) Fire hydrants must be installed and in operation before any combustible
construction begins.
(17) An additional ~Oft. easement is required along F.M.2818 and may be
covered by Separate Instrument.
(18) Trees, signs, etc. in easement should not lnterfer with overhead power
lines.
(19) Show all easements on site plan.
(20) All easements must be filed prior to use of easement and prior to
issuance of Certificate of Occupancy.
*Any changes to the approved site plan must be cleared through the Office of
the Director of Planning.
SUBMIT 10 COPIES OF REVISED SITE PLAN TO PLANNING DEPARTMENT BY 5:00 P.M. ON
APRIL 29th IN ORDER TO BE ON P&Z AGENDA MAY 5.
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PETER CORBIN PARCIANY ·ARCHITECT ·A PROFESSIONAL CORPORATION·MEMBER AIA-6tiee West Loop 8o.•8uite 440•Bel/eire•l'exe~ 77401 •713•660o8200
6906 ATWELL, SUITE 121, HOUSTON, TEXAS 77081
APRIL 4, 1983
MR. ALBERT 0. MAYO
DIRECTOR OF PLANNING
CITY OF COLLEGE STATION
P.O. BOX 9960
1101 TEXAS. AVE.
COLLEGE STATION, TEXAS 77840
RE: COLLEGE STATION BUSINESS CENTER
COLLEGE STATION, TEXAS
DEAR MR. MAYO,
ATTACHED PLEASE FIND FOUR COPIES OF OUR REVISED SITE PLAN AND LANDSCAPING
PLAN WHICH I BELIEVE REPRESENTS THE RESULTS OF OUR MEETING OF APRIL 3, 1983.
I AM ALSO ENCLOSING FOUR COPIES EACH OF THE PAVING PLAN. GRADING AND DRAINAGE
PLAN, AND UTILITIES PLAN • AS YOU SUGGESTED, THESE DRAWINGS WERE NOT REVISED
TO CONFORM WITH THE REVISED SITE LAYOUT BUT WOULD BE SUFFICIENT FOR THE PROJECT
REVIEW MEETING SINCE THE INFORMATION CONTAINED ON THESE DRAWINGS WOULD BE
ESSENTIALLY THE SAME FOR THE NEW LAYOUT.
PLEASE ADVISE AS TO THE TIME AND DATE OF THE PROJECT REVIEW MEETING AS I
WISH TO ATTEND. SHOULD YOU HAVE ANY QUESTIONS CONCERNING THIS SUBMITTAL, PLEASE
CONTACT ME AT YOUR EARLIEST CONVENIENCE FOR CLARIFICATION.
i)lERa;;/2
PETER CORBIN PARCIANY ~HITECT
.r;Ly of ·.College S .;o IlOil
I 'OST OrFlCE BOX 9~J60 l lOI TEX.i\S r'\Vl-:.Nl '['..
COLLEGE ST1\TIO:"J, TEXAS 77840·24i-l0
May 9, 1983
Mr. Peter Corbin Parciany
6906 Atwell Suite 121
Houston, TX 77081
Dear Mr. Parciany:
The Planning Department received your revised site plans for the
College Station Business Center and they were reviewed by the
Planning and Zoning Commission on May 5, 1983 at the regular
meeting. Results of the review were that the plans were approved
with all P.R.C. recommendations to be met, and in addition, either
you, the landscape architect, or some representative of the developer
to contact the Planning Staff to discuss a better choice of trees
to be included in the planted area. It is the contention of the
Commission that Live Oaks would have very 1 ittle chance of survival
in such a small area, which would necessitate replacement by the
developer, and therefore be an additional expense.
Therefore, please contact my office at your convenience to discuss
this change in your landscaping.
Yours very truly,
~o,~r .. ~~·
Director of Planning
AOM/sjv
PETER CORBIN PARCIANY
ARCHITECT
-6800 West bgep South ~wite 440
BELLAl!;;ili , TEX AS 7740.J.
C,'lo&~i't'U.JtEU.1 Svt-rt: JZ,l,ft'~vsroM. r~ -,70$1
(713) 660-8200
TO C1ry t'Jp U> L.Le6e b78T~'t'> I
Po /;jo~ 99~6 -)ey
DATE I JOB NO. 7-1-f;J 3
ATTENTION
./qnt:: /LeY
RE.
~ '-' t2C.G:i .Gr.197/o1-1 /Jv..S1'"1 '*"SS
WE ARE SENDING YOU .l2f Attached D Under separate cover via _________ the following items:
Q Prints D Plans D Samples D Specifications
C-rn..
D Shop drawings
D Copy of letter D Change order o _______________________ _
COPIES DATE NO. DESCRIPTION
5 7-/-6;, Y:I Pl912.l~lnG :;-r1:J.1,c1n~ ,, .$I!!!:( JS.A GK Cl.4;/21 J=IC!~'T10-...
THESE ARE TRANSMITTED as checked below:
D For approval D
~or your use D
~requested D
D For review and comment D
D FOR BIDS DUE
Approved as submitted
Approved as noted
Returned for corrections
19
D Resubmit ___ copies for approval
D Submit __ copies for distribution
D Return __ corrected prints
D PRINTS RETURNED AFTER LOAN TO US
REMARKS-----------------------------------------
=~"T:-s-s/-lnc.-.G-ro1-... ---m-so _______ lf_e_n_cl-os-u-re-s-ar_e_n_ot_a_s_n_o_te-d,-,;o~::~:.~ "' tJ "~
BUILDING PERMIT
APPLICATION
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{06 118
Ju 1 y 2 5 ' 1 98 3 L omeii.. 7i( 76 8-S-3
PROJECT: College Station Business Center
APPLICANT : Texas Land and Property Management Co.
ENGINEERING COMMENTS:
1. Drainage Calculations must be submitted for this site in accordance
with the Drainage Statement provided with the PRC Memorandum along
with a copy of the Drainage Plan -SH. A2.
(a) Is it the design intent to use the inlet at elev. 277.31
as the overflow when the pond reaches its capacity elevation?
2. Plans-profiles, specifications and estimates for the water and
sewer mains must be submitted to the City Engineer for approval
(3 copies). Water and sewer mains must be designed and installed
under the direct supervision of a registered professional engineer.
3. Field notes prepared by a registered land surveyor must be submitted
for all non-platted easements. Notes shall also indicate the
current property owner (grantor) and the volume and page description
of the latest property transaction on this property.
BUILDING PERMIT
APPLICATION C? () ~
lome~
Ju 1 y 2 6 ' 1 98 3
PROJECT: College Station Business Center
APPLICANT: Texas Land and Property Management Co.
J ~.;)
ENGINEERING COMMENTS:
1. Drainage Calculations must be submitted for this site in accordance with
the Drainage Statement provided with the PRC Memorandum along with a
copy of the Drainage Plan -SH A2.
(a) Is it the design intent to use the inlet at elev . 277.31
as the overflow when the pond reaches its capacity
elevation?
2. Plans-profiles, specifications and estimates for the \'later and sewer mains
must be submitted to the City Engineer for approval (3 copies). Water and
sewer mains must be designed and installed under the direct supervision
of a registered professional engineer.
3. Provide current property owner (grantor) and the volume and page description
of the latest property transaction on this property in order that an easement
document may be prepared.
4. Correct drawings to show the exact location of the waterline easement.
5. A plat of this subdivision is attached. Please verify "an existing 25-foot
utility easement parallel to Longmire Drive" on Block 2
6. Sanitary Sewer mains serving commercial properties must -be 811 diameter
minimum.
7. Sanitary Sewer main must be V. C. T., P.V.C . (SR-26 or less) or thickness
class 52 ductile iron pipe .
8. Sanitary Sewer main must be below the 811 watermain.
9. A utility easement must be provided for the sewer main -20 feet required.
10. A photo copy of the sanitary sewer construction drawings is attached.
11. Watermains shall be CL 52 ductile iron or CL 150 AC except 611 mains only
shall be CL 200 AC.
12. Separate water and sewer plans and profiles must be submitted to the City
Engineer for approval before installation of the same. At least 4 sets
required more will be approved if desired. Three (3) sets will be retained.
BUILDING PERMIT
APPLICATION
July 26, 1983
PROJECT: College Station Business Center
APPLICANT: Texas Land and Property Management Co.
ENGINEERING COMMENTS:
1. ( Drainage Calculations must be submitted for this site in accordance with
' the Drainage Statement provided with the PRC Memorandum along with a
copy of the Drainage Plan -SH A2.
(a) Is it the design intent to use the inlet at elev. 277.31
as the overflow when the pond reaches its capacity
elevation?
2. Plans-profiles, specifications ~stima ~ for the \'later and sewer mains
must be submitted to the City Eng1 neer for approval (3 copies). Water and
sewer mains must be designed and installed under the direct supervision
of a registered professional engineer.
3. Provide current property owner (grantor) and the volume and page description
of the latest property transaction on this property in order that an easement
document may be prepared.
4. 'W""forrect drawings to show the exact location of the waterline easement.
5. A pl at of this subdi vision is attached. Pl ease verify '11an existing 25-foot
utility easement parallel to Longmire Drive 11 on Block 2
6. Sanitary Sewer mains serving commercial properties must be 811 diameter
minimum.
7. Sanitary Sewer main must be V.C.T., P.V.C. (SR-26 or less) or thickness
class 52 ductile iron pipe.
8. Sanitary Sewer main must be below the 811 watermain.
9. A utility easement must be provided for the sewer main -20 feet required.
10. A photo copy of the sanitary sewer construction drawings is attached .
11. Watermains shall be CL 52 ductile iron or CL 150 AC except 611 mains only
shall be CL 200 AC.
12. Separate water and sewer plans and profiles must be submitted to the City
Engineer for approva 1 before i nsta 11 a ti on of the same. At 1 east 4 sets
required more will be approved if desired. Three (3) sets will be retained .
BU I LDING PERMIT
APP LI CATION
DATE: September 20, 1983
PROJECT: College Station Business Center
APPLICANT: Management Compa~
ENGINEERING COMMENT REV. 2
Texas Land
A. See remarks of July 26, 1983
Item -Submit required material
Item 2 Pl ans submitted -see comments i.n red on ST-1 and ST-2;
ABS is not an exceptable product for sanitary sewer lines in the
City of College Station. PCT, PVC -DR26 or less, or ductile
iron thickness Class 52 are exceptable products. Submit details
and specifications for approval .
Item 3 - A property description must be prepared, sealed and signed
by a registered land surveyor or a public land surveyor and
presented as an original docuemtn. This will become a part of all
easement documents
Item 4 -OK
Item 5 There is apparently no 25 foot utility easement along
Longmire Drive. A separate instrument must be prepared for it also.
Item 6 -OK
Item 7 -See comments for Item ~
Item 8 -OK
Item 9 -Dedication of the 25 foot utility easement will accomplish
this requirement -See Item 5
Item 10 -Details must be added to the construction drawings for clarity .
Item 11 -OK
Item 12-Must be complied with.
1 f
ADDITIONAL 10-FOOT UTILITY EASEMENT
Field note description of a 3,936.65 square foot (0.0904 Acre) tract
of land out of Lot 2, Block 12, Southwood -Section 26, College Station,
Brazos County, Texas and being more particularly described below :
COMMENCING at the Northeasterly corner of the aforementioned Lot 2,
also being the Southwesterly corner of Longmire Drive (70' R.O.W.) and
its intersection with F.M. 2818.
THENCE, N 43° 29' 55" W, along the southerly right-of-way line
of Longmire Drive, a distance of 10.00 feet to a point;
THENCE, S 46° 22' 47" W, a distance of 25.00 feet to a point,
said point being on the southerly line of an existing 25-foot util i ty
easem which parallels the aforementioned Longmire Drive, THE PLACE
BEGINNING.; ·
THENCE, continuing in a S 46° 22' 47" W direction, along the
westerly line of an existin.§ 10-foot utility easement which parallels
the aforementioned F.M. 2818, a distance of 393.29 feet to a point fo r
corner, said corner being the Southeasterly corner of the herein
described tract; ·
THENCE, N 45° 52 ' 48" W, a distance of 10.01 feet to a point
for corner ;
THENCE, N 46° 22' 47" E, a distance of 393.66 feet to a point
for corner, said corner being the Northwesterly corner of the herein
described tract;
THENCE, S 43° 29' 55" E, a distance of 10.00 feet to a point,
THE PLACE OF BEGINNING and containing 3,936.65 square feet of land.
'.
ADDITIONAL 10-FOOT UTILITY 'EASEMENT
3,936.65 Square Foot Tract
College Station, Brazos County, Texas ~'"~~ ~~OF f~~ ~~~ ........ ~ .... ~
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Texas Registration No. 337ll~ .-.=---.""'
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' I
15-FOOT WATER LINE EASEMENT
Field note description of a 5,647.50 squ'are foot (0.1296 Acre) tract
of land out of Lot 2, Block 12, Southwood-Section 26, College Station,
Brazos County, Texas and being more particularly described below:
COMMENCING at the Northeasterly corner of the aforementioned
Lot 2, also being the Southwesterly corner of Longmire Drive (70' R.O.W.)
and its intersection with F.M. 2818.
THENCE, N 43° 29' 55 11 W, along the southerly right-of-way line
of Longmire Drive, a distance of 185.75 feet to a point;
THENCE, S 46° 22' 47" W, a distance of 25.00 feet to a point,
.._, said point being on the southerly line of an existing 25-foot utjlitt... ~ easement which parallels the aforementioned Longmire Drive,.,BE PlACt' • llF BEGINNING; · -· , .
THENCE, continuing in a S 46° 22' 47 11 W direction, a dis1tance of
369.00 feet to a point for corner, said corner being the Southeasterly
corner of the herein described tract;
THENCE, N 43° 37' 13 11 W, a distance of 26.25 feet to a point for
corner;
THENCE, N 46° 22' 47 11 E, a distance of 10.00 feet to a point
for corner;
THENCE, S 43° 37 1 13 11 E, a distance of 11..25 feet to a point
for corner;
THENCE, N 46° 22' 47 11 E, a distance of 359.00 feet to a point
for corner, said corner being the Northwesterly corner of the herein
described tract;
THENCE, S 43° 29' 55 11 E, a distance of 15.00 feet to a point,
THE PLACE OF BEGINNING and containing 5,647.50 square feet of land .
...
15-FOOT WATER LINE EASEMENT
5,647.50 Square Foot Tract
College Station, Brazos County, Texas
I .
I
I
•
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AGENDA ITEM NO. 4: 86-105: A public hearing on the question of
rezoning a 5.21 acre tract located at the northwest corner of the
intersection of F.M.2818 and Long•ire Drive (The College Station
Business Center), from C-1 General Co•mercial to C-2 Commercial
Industrial. Applicant is The College Station Business Center, Ltd.
Mr. Callaway briefly sununarized the staff report and the request, reminding the
Commissioners that the subject tract is developed as an office/warehouse/retail
facility with commercial uses, commercial vacant land, and apartments adjacent to the
tract. He pointed out that the area is reflected as commercial op the adopted Land
Use Plan, but additionally informed the Commission that there is no differentiation
made between various commercial zoning districts, although obviously some commercial
uses would be more appropriate than others, with some C-2 uses actually being more
appropriate in areas planned for industrial use.
He informed the Commission that the Zoning Official has advised that several
potential tenants have not been able to locate in this facility as C-1 uses and
additionally, that several building permits or utility connection requests have been
denied to applicants in this center in the past.
He then pointed out that staff has some concern with respect to locating a C-2 zoning
district adjacent to any type of residential area, adding that a review of the City's
plan, policies, and previous zoning action in locating C-2 district areas provides
the following: The residential development policies included in the plan recommend
the use of multi-family developments as buffers around intensive development (the
adjacent apartments are high density in nature, located in an R-6 district which is
the City's highest density multi-family district and as such should be suitable as an
appropriate use adjacent to any of the City's C-level districts), and C-2 districts
have been established adjacent to multi-family districts in the area south of
Southwood Valley.
He went on to explain that the existing development on this site should serve to
limit outdoor activities which might be permitted in the C-2 district which might not
be appropriate in this location, further explaining that most of the site is
encumbered by buildings, fire lanes and parking spaces required by ordinance and
that existing driveway widths and radii would make maneuvering large trucks into the
site difficult.
He concluded by stating that staff recommends approval of this requst because both
the current and requested zoning are in compliance with the land use plan, the
proposed C-2 area is well buffered from any low density residential area and approval
of this request will minimize the building permit and utility connection problems,
thus allowing more latitude in tenant availability.
Discussion followed concerning the various businesses which have been denied tenancy
in this facility as well as a discussion of the uses which may be undesirable, with
Mr. Callaway reminding the Commissioners that existing site development may restrict
the uses.
The public hearing was opened. Joe Orsak, representing the owner/applicant as
manager of the property reiterated Mr. Callaway's statement that several requests
for tenancy have been refused because the uses fall under C-2 uses, and this request
has been submitted to allow the diversification of uses required to have a successful
• business. He offered to answer any questions.
No one else spoke. The public hearing was closed.
P&Z Minutes 3-6-86 Page 4
•
•
•
Mr. Brochu made a motion to approve this request as submitted; Mrs. Stallings seconded
the motion .
Mr. MacGilvray asked if the existing infrastructure could handle the possible impact
of some C-2 uses and Mr. Callaway referred to the report from the Engineering
Department which indicated that all infrastructure was adequate with the exception
that there could be some restriction due to the existing driveway widths and radii
which would make maneuvering large trucks into the site difficult. He added that any
change to the existing site development would require additional review by the City
prior to approval.
Votes on the motion to approve the request were cast with th~ motion carrying by a
unanimous decision (7-0).
AGENDA ITEM NO. 5: 86-102: Reconsideration of the question of
rezoning Lot 2 Lakeview Acres located on the north side of Millers
Lane approximately 400 feet east of Texas Avenue from R-1 Single
Family Residential to C-1 General Co••ercial. Applicant is W. C.
Lipsey, Trustee. (Item tabled at •eeting on 2-20-86.)
Mr. Wendler made a motion to take this item off the table. Mrs. Stallings seconded
the motion which carried unanimously (7-0).
Mr. Callaway briefly reviewed the staff report, concluding by stating that he has not
been contacted by either the applicant or the adjacent neighbors, but that he noticed
that both the applicant's representative and the immediate adjacent neighbor, Mr.
Jordan, are in the audience .
Mr. MacGilvray referred to a confidential memo from the City Attorney, and stated
that he does not completely understand the memo.
Mr. Kaiser asked if anyone in the audience would like to come forward to explain any
additional developments which may have taken place since the last meeting when this
item was tabled. Switzer Deason, a partner in ownership of this tract came forward
as representing the applicant and explained that a meeting has been held with the 2
local residents who had opposed this request, but no compromise had been reached and
the applicant still prefers C-1 zoning on the tract. He reiterated staff's
recommendation of approval of the request because it is in compliance with the Land
Use Plan and is also consistent with area zoning patterns/action, with the buffer
area to be established to the east as previously planned. He pointed out that any
buffering on this tract would reduce the depth of the tract and hinder the type of
development desired. He further pointed out that the tract to the north on which
work in the flood plain had been done without a permit is not under consideration,
nor is it a part of this rezoning request.
Mr. Kaiser asked if there is no change being made in this request and Mr. Deason
replied that is correct, adding that while a neighbor has indicated a buffer in
addition to the required fence is preferred if the tract in question is zoned C-1,
the width of a buffer to comply with his wishes has never been agreed upon with the
applicant.
Mr. MacGilvray pointed out that the desired buffer would preserve the existing trees,
and the drip line of those trees could probably be used to make the determination of
the width of the buffer. Mr. Deason stated that Mr. Jordan's house is approximately
500 feet from the property line, and is so situated that he cannot see the property
line from the house, therefore he (Mr. Deason) does not believe the buffer should be
P&Z Minutes 3-6-86 Page 5
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CITY OF C(ILU Gt
S TATION-CfMETfRY
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TEXAS AVE.----------
+=============================================================+
ITEM NO. CP1SE NO.. 8:3--418 ~3C?'1LE: 1 "=600'
+=============================================================+
TYPE OF CASE ~ PARKING LOT PLAN
+=============================================================+
COLLEGE STATION BUSINESS CENTER (l ocated at t h e inter-
section of Longmire -F.M. 2818 & Val l ey View Dr .)
+=============================================================+
I~
PARKING AREA REVIEW APPLICATION
P&Z Case No. Date Received --~__,~'-~-'-+-h~Z"""":3 __ _
Applicant PETER C. PARCIANY Phone 713-660-8200
Address of Applicant 6906 .·ATWELL, SUITE 121, HOUSTON, TEXAS 77081
Owner TEXAS LAND AND PROPERTY MANAGEMENT, INC. Address 10427 PERRIN BEITEt-.
SAN ANTONIO, TEXAS 78217
Architect, Engineer or Designer PETER CORBIN PARCIANY, ARCHITECT
Address 6906 ATWELL, SUITE 121, HOUSTON, TEXAS 77081 Ph 713-660-8200
one----------
Name of Project COLLEGE STATION BUSINESS CENTER
Location INTERSECTION OF FM 2818 AND LONGMIRE DRIVE, COLLEGE STATION, TEXAS
No. of parking spaces required 197.21 ------
No. of parking spaces provided 223 __ __._ __ _
(NONE) Variances Requested: ------------------------------
THE APPLICANT CERTIFIES THE ABOVE INFORMATION TO BE TRUE AND CORRECT
Signature of applicant, owner or agent
CITY OF CO LL[G ~
STATION-Cfll1 ETfRY
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TEXAS AVE.---------
+=============================================================+
ITEM NO. CASE NO. 83-418 SCALE: 1"=600'
+=============================================================+
TYPE OF CASE: PARKING LOT PLAN
+=============================================================+
COLLEGE STATION BUSI NESS CENTER <located at the inter-
section of Longmire -F.M. 2818 & Valley View Dr.)
+=============================================================+