HomeMy WebLinkAboutMinutesOwner Bobby Sells approached the Commission and presented a letter from the Foxfire Homeowners
Association in favor of the proposed replat.
Commissioner Hall closed the public hearing.
Commissioner Smith moved to recommend approval of the final amending plat of lots 6 and 7, block 1
of Foxfire Phase One as .submitted. Commissioner Garner seconded the motion which passed
unopposed (6 - 0).
AGENDA ITEM N0. 6: Consideration of a final plat of the Lacour Subdivision .Phase One
totaling 9.533 acres located along the south side of Harvey Road just east of the existing Taco
Belt site. (96-209)
Assistant City Engineer Morgan. presented the staff:report and informed the Commission that the final
plat includes a 4.339 acre lot along State Highway 30, which includes .562 acres of future Kyle Street
right-of-way and the 20' Wolf Pen Creek. dedication area, a 5.1 acre area of Wolf Pen Creek dedications
and 0.94 acres of Kyle Street right-of--way adjacent to the Reserve Tract. Wolf Pen Creek runs through
the property and. by ordinance, property dedication is required if the developer chooses not to develop
the .park area at this time. This .dedication is being made into' two parts with this plat... The first being
the dedication as-shown of the 5.1 acres, and the second will come by separate instrument from. the
buyer of lot 1. Due to prior arrangements between the buyer and seller, the applicant has requested that
the City obtain the 20' minimum reserve area from the owner of lot 1 with the site development of that
lot. During the CIP Advisory Committee. process, the extension of Kyle south through this property
was discussed and recommended. Staff would recommend this extension as well. Since the Kyle
extension is not on the City's thoroughfare plan, .staff has worked on a development .agreement with
Lacour that accommodates the City's need for the Kyle extension.. The development agreement was
approved by Council at their March 14, 1996 meeting. Staff recommended approval` of the final plat
with the Presubmission Conference comments.
Greg Taggart of the Municipal. Development Group informed the Commission that: the final plat was
previously approved with the condition of a .development agreement. This plat is a good step forward
in turning non productive land. into a productive. use.
Commissioner Lightfoot moved to recommend approval of the final plat of the Lacour Subdivision
Phase One with staff recommendations: Commissioner Gribou seconded the motion which passed
unopposed (6 - 0).
AGENDA ITEM N0.7: Other business.
Commissioner Hall suggested an after hours phone number to reach a staff member after 5:00 p.m. in
case a Commissioner has a problem attending the meeting. .The after hours number could be to talk
with a staffmember abouthow many Commissioners will be present at the meeting.
P & Z Minutes March 21, 1996 .Page 6 of 7
PRESUBMISSION CONFERENCE REPORT
March 8, 1996
TO: Dick LaCour, Louisiana Treated Lumber
2401 Fountainview, Suite 1000, Houston, TX 77057
Gregory K, :Taggart, Municipal Development Group
203..-Holleman Drive East, College Station, TX 77840
FROM: Project Review Committ
Jane Kee, City Plann r
Kent Laza, City. Engine
Charles Smith, P&Z Re r entative
Others Attending
Natalie Thomas, Planning Technician
Tony Michalsky,:Electrical Operations Coordinator
Laverne .Akin, G.T.E. Representative
George McLean, 'CSISD Representative
SUBJECT: Final Plat - LaCour Subdivision Phase I; proposed subdivision of approximately
9.533 acres located along the'south side of Harvey Road 1200' southeast of the
intersection of Harvey .Road and Texas Avenue divided into one lot and one Wolf
Pen Creek dedication area. (96-209)
A Presubmission Conference meeting was .held Wednesday, March 6, 1996 to discuss the above
mentioned final plat. The following is a list of ordinance requirements identified by the
Presubmission Conference. This list does not relieve the applicant of total compliance with
all current ordinance requirements.
Ordinance Requirements:.
.Clearly distinguish the plat boundary.
Ensure that the proposed 0.562 acre road right-of--way will lineup with the existing Kyle.
_ Use the same wording .that was used in the South Creek Phase One final plat for the
University Commons Apartments for the Wolf Pen Creek dedication area totaling 5.100
acres.
_ Correct the acreage on the reserve tract and the right-of--way on same tract.
PRC Report
LaCozir Final Plat
Case #96--209
Page 2 of 2
Comments/Concerns:
The developer. is responsible for the costs associated with utility pole relocation.
.Coordinate electrical service details with Electrical Operations Coordinator Tony
Michalsky at (409) 764-3660.
_ The 20' underground: electrical easement. shown on the final plat should be changed to a
20' public utility. easement. Coordinate telephone service details with G.T.E.
Representative Laverne Akin at (409). 821-4723.
SUBMIT 13 COPIES OF THE REVISED FINAL .PLAT BY WEDNESDAY, MARCH 13,
1996 TO BE INCLUDED IN THE PLANNNG AND ZONING. COMMISSION PACKETS
FOR THE MEETING OF THURSDAY, MARCR 21, 1996. THE CITY .COUNCIL WII,L
CONSIDER .THE FINAL PLAT. ON THURSDAY, APRIL 11, 1996. BOTH MEETINGS
WII,L BE HELD AT 7:00 P.M. IN THE COUNCIL ROOM OF THE COLLEGE STATION
CITY HALL LOCATED AT 1101 TEXAS AVENUE SOUTH.
^ommissioner Garner moved to approve the preliminary plat for Pebble Hills Estates Phases One and
Two as revised and to grant the requested variance to not install the pedestrian access ways.
Commissioner Parker seconded the motion which passed unopposed (5 - 0).
AGENDA ITEM NO. 4: .Consideration of a parking lot plan for a retail .development on
lot 1 of the Lacour Subdivision totaling 3.5 acres located on the southeast corner of the future
Kyle Avenue and Harvey Road intersection. (96-419)
City Planner Kee informed the Commission that the Design Review Board recommended approval of
the proposed site plan with several conditions that are outlined in their report. On Tuesday, September
17, 1996, the Zoning Board of Adjustment granted a variance request to allow compact car parking.
With .respect to the grading plan, the proposed gravel surface needs to be changed to reflect an all`
weather surface. As of this afternoon, there were a few slopes near the rear. of the building toward the ~l
creek that did not meet the minimum 3:1 slope required by the Design Review Board. Staff feels
comfortable allowing the applicant to .lower the parking area'to maintain those minimum slopes as long ~'
as all ordinance requirements are met. Staff recommended that if the necessary slopes are not met and a ~
retaining wall. is xequired, that the Commission grant the approval authority of the retaining wall to the
' Design Review Board in the interest of time.
Applicant Greg Taggart with the Municipal Development Group informed the Commission. that he is
representing the owner of the property,'. SCC Development, Inc. He stated that the .main reason for
requesting to fill within the minimum reservation area is to allow'the necessary parking area to function.
It made more sense for the property owner to.taper the fill across the minimum reservation area and not
construct a retaining wall across the length of the property. Mr. Taggart stated that there are a few
changes that need to be made to the grading plan including a sealcoat over the proposed crushed rock
vehicular access to the creek. The owner has also agreed to hydromulch the disturbed' areas and
maintain the trees within the minimum reservation area for a minimum of one year.
Commissioner Lightfoot moved to approve the site plan for the retail development on lot 1 of the
Lacour Subdivision with all staff and Design Review Board recommendations including providing an all
weather driving surface for the. vehicular access to the creek and hydromulching all disturbed areas and
maintaining' the trees within the minimum reservation area for a minimum of one year. Commissioner
Parker secondedthe motion.
Commissioner Massey moved to amend the motion to grant the Design Review Board the discretion to
approve a retaining wall if the engineering solution discussed between the applicant and staff is not
workable. Commissioner Parker seconded the amendment which passed unopposed (5 - 0).
The motion to approve the site plan as amended passed unopposed (5 - 0).
AGENDA ITEM NO. 5: Consideration of a sidewalk variance request for the Pebble
Creek Phase Six Subdivision. (96-228)
Graduate Civil Engineer Homeyer informed the Commission that the applicant is requesting a variance
to the City's sidewalk standard. The applicant is proposing to construct amachine-laid monolithic
concrete curb and gutter section that will include the sidewalk on all streets where sidewalk is required.
P & Z Minutes September 19, 1996 Page 2 of 6
WOLF PEN CREEK DESIGN REVIEW BOARD REPORT
September 10, .1996
TO: Fred Heyne SCCDevelopment, Inc..
2121 Sage, Suite 380, Houston; TX 77056
Gregory K. Taggart, Municipal Development Group
203 Holleman Drive East, College Station, TX 77840
FROM: Design Review Board
Jane. Kee,. City Pl ` er
Veronica Morgan, As ant City Engineer
Charles Smith, P&Z Representative
David Brochu, DRB Chairman
Kay Henryson, DRB Member
Robert Mooney; DRB Member
Bill Trainor, DRB Member
Others Attending.
Natalie Thomas, Planning Technici ''
Shirley Volk, Development Coordinator
Laverne Akin; GTE Representative
SUBJECT: Parking Lot Plan - ..Lot One o. f the LaCour Subdivision; proposed retail
development.: totaling 3,5 acres and two commercial buildings to be located on the
southeast cornea of the future. Kyle Avenue. and Highway 30 .intersection. The
applicant is also proposing some improvements within the minimum reservation
area.. (96-419)
A Design Review Board meeting was held Thursday,. September 5, 1.996 to discuss the above
mentioned parking lot plan, Over the past few weeks the developer of this property has worked
with staff and two Design Review Board members regarding his desire to fill within the minimum
reservation area (NIRA). The developer presented the idea;of removing all trees within the MRA,
filling with a maximum slope of 4:1 and replanting new trees. The Board must approve. all fill.
The. master plan calls for 4;1 slopes with a 10' wide hike and bike trail located within the MRA.
Thee Board .has discretion to allow a greater slope where appropriate or necessary. An alternative
to the.. fill is for the developer to provide a retaining wall and leave the MRA in its natural
condition. The developer is also requesting to use the incentives for .property dedication. The
developer has yet to dedicate the property but is required to do so as part of a development
agreement. Incentives being requested are the reduced rear setback .and the allowance for
counting landscaping in the dedication area. .The master plan shows a lake at .some point in this
area which ultimately may eliminate.. some of the vegetation in the floodway area.
DRB Report
Lot 1, Lacour
Case #96-419
Page 2 of 6
The developer is also requesting to use. the compact. car space incentive that may be given for
creek orientation. TheeBoard must decide whether the site plan and buildings, as proposed, are
oriented to the creek and thus should receive the incentives associated with thaf.
Staff recommended that the Board require the developer to hydomulch or sod to reestablish grass
and to be responsible for a minimum one year maintenance of all.. MRA vegetation if the Board
approves this plan. This particular issue was not discussed during the Board meeting; however,
this recommendation was included in the notes distributed to the attendees of the Board meeting
on September 5, 1996.
Ms. Henryson moved to allow a maximum 3: l slope (versus the required 4:1 slope) within the 20'
minimum reservation area that includes the. trail system. Chairman Brochu seconded the motion
which passed unopposed (6 - 0); Commissioner Smith left the meetingprior to a final vote on the
project.
The Board reached a majority consensus to .allow the proposed pylon sign with the condition that
there is a 2' to 3' berm and some. evergreen plantings. under the sign .along Harvey Road. The
Board felt that. the pylon sign is acceptable at this location due it's frontage along Harvey Road
and the commercial nature of the area.
Chairman Brochu moved to recommend approval of the.. proposed site plan with the following list
of conditions and comments. Ms. Henryson seconded the motion which passed unopposed (6 -
0); Commissioner Smith left the: meeting. prior to a final vote on the project.
CONDITIONS OF AFPROVAL
The~nal grading and drainage plan and report must be submitted and reviewed for approval
prior to final approval of the site and landscaping. plan. If the final. grading and. drainage
plan changes the site plan significantly, the site and landscaping plan must come back before
the Design Review Board and .the Planning' & Zoning Commission for further review and
approval The following is a .list of ordinance requirements and comments.. identifred by the
Design Review Board. This list does not relieve the applicant of total :compliance with all
current ordinance requirements
Ordinance Requirements:
Site Plan Related
Show the location of .all lighting in the. parking lot as well as exterior building/security
lighting. The DRB had no problem with the. light.. poles and fixtures submitted at the
meeting that are approximately 25° in height.
DRB Report
Lot 1, Lacour
Case #96-419
Page 3 of 6
CONDITIONS OF APPROVAL
Ordinance Requirements (cont.Z
Site Plan Related
_ The Design Review Board felt it more. appropriate for the Zoning Board of Adjustment to
consider a variance to the minimum parking. space size requirements in this case. The
Board supports the use of compact car spaces in this instance but feels uncomfortable
determining that this project is oriented sufficiently toward the creek to be allowed the
incentive. The Board is concerned about setting. a precedent for future projects by
accepting this particular site plan as meeting the criteria for creek orientation. Ultimately
..the Planning and Zoning Commission has the authority to grant the use of any incentives
in the Wolf Pen Creek district upon recommendation of the Design Review Board. This
request for variance will be considered by the Zoning Board. of Adjustment on Tuesday,
September 17, 1996.
_ Dumpsters and .service areas are not allowed within 20' of the. minimum reservation area.
The Board agreed to allow the. loading dock and the. dumpster location for the Office Max
building to be located within this area with the necessary screening. The applicant agreed
to remove. the location of the :dumpster closest to, Kyle Avenue .from the site plan to be
considered at a later date when the: building is reviewed by the Design Review Board. The
loading dock and dumpster location for the Office. Max building must have a screening
wall .similar in texture and color to the building. ..Additional landscaping should also be
installed around the dumpster wall to provide a more ei~ective screen. Show both
screening walls on the site .plan and note color, -materials. and texture including the
additional landscaping (preferably evergreen).
_ Pedestrian access. to the creek should` be located closer to the Kyle Avenue extension
where it .can be adequately lit,. landscaped. and provide a more inviting entrance to the
creek as well as tieinto..the sidewalk along Kyle.
Sidewalks are required along the future Kyle Avenue extension. The sidewalk required
along the Harvey Road frontage may be constructed with this development or addressed
as part of°the amended development agreement to be .constructed at a future date (the
developer is responsible for the cost of this sidewalk).
_ Correct the side street setback line along the Kyle Avenue frontage.
The proposed bollards. at the end of the Kyle Avenue extension must meet the Wolf Pen
Creek standards as referenced in the Master Plan.
DRB Report
Lot 1, Lacour
Case #96-419
Page 4 of 6
CONDITIONS OF APPROVAL
Ordinance Requirements. (cont.
Srte Plan Related
_ All pedestrian and vehicular. access must be contained within public easements and shown
on .the site plan.. (The pedestrian access must meet the minimum Americans with
Disabilities .Act standards
_ The proposed hike/bike trail must be lA' wide and meet ADA requirements. The future
hike/bike trail on the site plan does not match the location on the .grading plan (must be
within minimum reservation area). The applicant is not required. to construct the 10' walk;
however,: the design must take the walkinto consideration and .grade it into the fill so that
the maximum slopes of 3:1 can be met within the MRA.
.Show how the 10' walk will relate to the proposed landscaping within the MRA and how
it will tie into the old Sneakers site.
_ Show water meter locations. (Attach the water and sewer use/size table including the
minimum and maximum demands.).
_ Sewer services (of 6" or greater). must enter the sanitary sewer line at a manhole.
_ All utility services will be underground. Show the location of the padmounted
transformers and the required screening.
Ensure that the mechanicaUutility hardware will be effectively screened.
Landscape Plan Related:
The proposed 5' tall, 5 gallon red tipped photnias placed 7' - 8' apart are not adequate
screening, The developer can use heartier shrubs placed closer together to .achieve an
effective screen.
Note the type and size of all planting materials.
Place trees in some of the interior parking islands.. A combination of trees and pavers can
be used in the islands.
_ The tree plantings along Kyle Avenue do not necessarily have to be placed in a row. The
proposed trees could be clumped. together to blend in more with the park area.
DRB Report
i Lot 1, Lacour
Case #96-419
Page S of 6
CONDITIONS OF APPROVAL
Ordinance Requirements coot ~
Landscape. Plan Related
_ Provide a more effective screening of the parking area along Harvey Road. The applicant
agreed to the use of a combination of a 2' - 3' berm with plantings.
_ Within the 20' minimum. reservation area, .provide plant. materials that are indigenous to
Wolf Pen Creek.
Grading Plan Related.•
_ Note the top of curb elevations along both the Taco Bell and Sneakers sites.
_ Show the location of the adjacent Sneakers parking lot. and retaining wall so that staff can
review the transitioning between the two areas.
_ Submit. the grade study for the Kyle Street extension as required by the development
agreement prior to pouring anything on site.
_ Vehicular access to the creek must be designed with the. future street and bridge in mind.
_ Submit grading information .from the. bollards down to the creek to show that the
proposed pedestrian and vehicular access is physically possible.
_ The proposed vehicular access drive as shownmust meet all weather standards.
_ Floodplain elevation shown does not. appear to match 1992 FEMA. Developer needs to
.:complete MT2 forms for FEMA.
_ Show how the water will enter Wolf Pen Creek from the proposed parking. lot.
_ The location of the proposed headwall. and 36" storm drain is .poor.. Redesign will be
necessary to prevent creating erosion problems at that location.
_ On the site grading plan,: show a cross section of the 20' MRA fill.
Non-Site Plan Related.•
_ Show type of building materials for durability and maintainability.
No outside storage of merchandise is allowed in the WPC district.
. .
,' , DRB Report
Lot 1, Lacour
Case #96--419
Page. 6 of 6
Comments:
_ Coordinate' electrical service requirements with Electrical Operations Coordinator Tony
Michalsky at (409)' 764-3660.
_ Coordinate telephone service details with G.T.E. Representative... Laverne Akin at (409)
821-4723.
Coordinate natural gas service details with Lone Star Gas Representative Don Fazzino at
(409) 776-0627.
SUBMIT 10 COPIES OF THE REVISED SITE, LANDSCAPING AND GRADING &
DRAINAGE PLANS BY TUESDAY, SEPTEMBER 10, 1996 TO BE INCLUDED IN THE
PACKETS FOR THE PLANNING AND ZONING COMMISSION ON THURSDAY,
SEPTEMBER 19, 1996 AT 7:00 P.M. IN THE CITY HALL COUNCIL ROOM, 1101 TEXAS
AVENUE SOUTH..
~..
WOLF PEN CREEK DESIGN REVIEW BOARD REPORT
March 7, 1997
TO: Presley Bottoms, SCC Development, Inc.
2121 .Sage, Suite 380, Houston, TX 77056
.Karen Patterson, The Barker Sign Company
2906 Greenhouse Road,. Houston, TX 77084-4414
Stephen Ritchey, Thompson Nelson & Ritchey, Inc.
7660 Woodway, Suite 580, H uston, TX 77063-1528
FROM: Design Review Board
Jane Kee, City Plann
Kent Laza, City Engin er
David Brochu, DRB an
Kay Henryson DRB ember
Robert Mooney, DRB Member
George McLean, DRB Member
James Massey, P&Z Representative
Others Attending.
Natalie Ruiz, Planning Technician
Shirley Volk, bevelopment Coordinator
Laverne.Akin, GTE Representative
Tony Michalsky, Electrical Operations Coordinator
SUBJECT: Sate Changes -Office Max Development; proposed change to the building closest
to the Kyle: extension including additional parking on lot one of .the Lacour
Subdivision, 410 Harvey Road:. (96-419)
A Design Review Board meeting was held 'Wednesday, March 5, 1997 to discuss the above
mentioned .changes to the Office 1VIax/Copy Max. site including a dumpster location for the second
building. 1VIr. Bottoms explained' that awnings were also planned over the door ways along the
rear of the building. The tenant names will 'be placed on the face of the awning in a color to
compliment the awning. and the building.
The Board reached a consensus that the proposed changes to the size of the building and the
additional. parking were acceptable including the proposed. dumpster location along the rear of the
property with the condition that it be .screened on three sides. with a .screening wall and
landscaping similar to that of the dumpster for the Office Max building. The Board agreed that
the awnings along the rear of the building will improve the appearance and breakup the long wall
facing Kyle. Thee color of the awnings must be harmonious :with the colors of the building and the
size of the lettering is restricted to the. face of the awning..
SUBMIT 4 SETS OF CONSTRUCTION DOCUMENTS WITH THE REVISED SITE AND
LANDSCAPE PLANS ATTACHED TO CONTINUE WITH PHASE II OF THE BUILDING
PERMIT PROCESS. COORDINATE PLAN REVIEW WITH DEVELOPMENT
.COORDINATOR SHIRLEY VOLK OR PLANNING TECHNICIAN NATALIE RUIZ AT
(409) 764-3570.
~~~. CITY OF COLLEGE STATION
`~ PLANNING DIVISION
POST OFFICE BOX 9960. 1101 TEXAS AVENUE
COLLEGE STATION, TEXAS 77842-9960
(409) 7643570
i~'OLT', PEN CREEK DESIGN REVIEW BOARD 12EPORT
February 10, 1997
TO: Fred Heyne, SCC .Development, Inca
2121 Sage, Suite 380, Houston, TX 77056
Karen Patterson, The Barker Sign Company
2906 Greenhouse Road, H uston, T 77084-4414
FROM: Design Review_Board '
Jane Kee, .City Pla
Steve Homeyer, Grad to ivil Engineer
David Brochu, DRB C . an
Kay Henryson, DRB Member
..Robert Mooney,. DRB Member
George McLean, DRB Member
Others Attending
Natalie Ruiz, Planning Technician
SUBJECT: Sign Changes -Office Max Development; proposed change to the background
color of the previously approved freestanding s>,gn for the Office Max building
currently being built on lot one of the Lacour Subdivision, 410 Harvey Road.
(96-419)
A Design Review Board meeting was .held Tuesday, February 4, 1997 to discuss the above
mentioned freestanding sign changes. Ms. Patterson of The Barker Sign Company explained that
the corporate specifications for all Office Max signs call for a yellow background. The sign
approved for the College Station Office Max was .mistakenly shown to have a white background.
Office Max has requested that the standard yellow background be allowed at this location.
Several members of the Board agreed that the. proposed yellow color is not "harmonious" or
"restrained" as required in the: Wolf Pen Creek zoning district. There were concessions made
granting the pylon sign because of the property's orientation to Harvey Road and the surrounding
commercial development. Ms. Henryson moved to deny .the proposed change to the Office Max
sign and recommend that white or the "Pueblo" color shown be used as the background for all
three tenants on the pylon. sign. The lettering colors and styles may change as -long as the
background is kept the same. Mr. Brochu seconded the motion' which passed (5 0 1 - 0); Mr.
McLean abstained from voting.
COORDINATE THE FUTURE SCHEDULING OF THIS REQUEST BEFORE THE
PLANNING AND ZONING COMMISSION WITH PLANNING TECHNICIAN NATALIE
RUIZ AT (409} 764=3570.
Ta: greg taggaat
v
1
DRB Report ~'
Lot 1, Latour
Case #96-419
Page ~ ~f 6
From: 6roap~ise FAX Ga texay
~. ~_
._
CONDITIONS OF APPROVAL
Ordinance Itcgairetnents !cont..
Landscape Plan Related
5-1D-96 3:rps p. 6 of
~~
~I~~~a~~
Provide a more .effective screening of the .parking .area along Harvey Road. The
applicant agreed to the use of a combination of a 2' - 3' berm with plantings.
_v Within the ZO' minimum reservation area, provide plant materials that are indigeaons to
Wolf Pen Creek.
Grading Plan Related: ~ ~1~~- ~-- ~ .
~ 0 5 ~~
Note the top of curb a evations along both the aco Bell and Sneakers sites. ~'
~!, ~ ~ _~ Show the location. of the adjacent Sneakers parking lot and retaining wall so that staff can/,
Q _ review th tr si ' " ,b 1 ~ een the two axeas. v ~~..%%
', ~~ ~~" ~ +itiit g d study .for .the Kyle Street extension as required by the development
P ~" ~`~ reement rior to urin an m on site.
~~ O _/
~~ ~ _~
1~
~ ~~Q, 3 ~/
J.A'- ~ -
Vehicular access to the creek must be designed with the future street and bridge in mind. ,/
Submit grading information from the bollards down to the creek to show that the /
proposed pedestrian and vehicular access is physically possible.
The proposed vehicular access drive as shown must meet all weather standards.
~ ~ ro ~- e ~~ Floodplain elevation shown does not appear to match 1992 FEMA. Developer needs to
~- ®~ complete M'T2 forms for FEMA. S~~Q,~-a ~-~ Es ~:
~~~~
i~
- ~ Show how the water will enter Wolf Pen Creek from the proposed parking lot. `~
_/ The location of the proposed headwall and 36y storm drain is poor. Redesign will be f
!, ~ necessary to prevent creating erosion. problems ax that location.
~~ ~p V t?n the site grading plan, show a cross section of the 20' MRA fill../r
Non-Site Plan. Related:
Show type of building materials for durability and maintainability.
_ No outside storage of merchandise is allowed in the WPC district.
09/10/96 15:38 TX/RX N0.2810 P.006