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I • CASE NO.: \' FOROFR~r~w DATE SUBMITTED: lo-~t4 TIME: (D ~ (){o CITY OF COLI.EGE STATIO Home o/Tam A&M UniL-ersiry• STAFF: t.D COMPREHENSIVE PLAN AMENDMENT APPLICATION (Check all applicable) ~ Related to Community Character 0 Related to Transportation 0 Related to Other MINIMUM SUB MITT AL REQUIREMENTS: ~ $1 , 165 Comprehensive Plan Amendment Application Fee. ~ Application completed in full. This application form provided by the City of College Station must be used and may not be adjusted or altered. Please attach pages if additional information is provided. ~ Two (2) copies of a fully dimensioned map on 24" X 36" paper showing (if applicable): a. Land affected; b. Present zoning of property and zoning classification of all abutting property; c. Current Concept Map and Future Land Use and Character Map classifications and proposed classifications; d. Current Concept Map and Future Land Use and Character Map classifications of all abutting property; e. Current and proposed thoroughfare alignments; f. Currently planned utility infrastructure and proposed utility infrastructure; g. General location and address of property; and h. Total acres of property. Date of Optional Preapplication Conference April 30, 2014 ~~~~~~------------------- NAME OF PROJECT Holleman & Rock Prairie Road ADDRESS LEGAL DESCRIPTION (Lot, Block, Subdivision) Lot 1, Block One -Jackson Estates, Phase One GENERAL LOCATION OF PROPERTY, IF NOT PLATTED: lsw Comer of Holleman & Rock Prairie Road TOT AL ACREAGE 14.48 ---------------------~~~~-------- APPLICANT I PROJECT MANAGER'S INFORMATION (Primary contact for the project): E-mail rabon@rmengineer.com Name RME Consulting Engineers (clo Rabon Metcalf) Street Address PO Box 9253 ---------------------------------~ City College Station State TX Zip Code _7_78_4_2 ____ _ Phone Number (979) 764-0704 ---------------Fax Number (979) 764-0704 10/10 Page 1of3 I ' PROPERTY OWNER'S INFORMATION: Name JH Driving Range LLC E-mail ------------ Street Address 3751 Rock Prairie Road West City College Station State TX Zip Code 77845 ----------------- Phone Number Fax Number ANSWER ALL OF THE FOLLOWING: 1. What specific element of the Comprehensive Plan (for example, Land Use and Character designation, Thoroughfare Plan Context Class, or thoroughfare alignment) and at what specific location (if applicable) is requested to be amended? 'Land Use and Character Designation 2. What is the amendment request? Restricted Suburban to Suburban Commercial 3. Explain the reason for this amendment. A Suburban Commercial land use classification would allow for rezoning to a permit a commercial convenience store development. 4. Identify the conditions that have changed to warrant this change to the existing Comprehensive Plan. The subject area is "sandwichedH between the existing Jackson Hole Driving Range (to the west) and the Rolling Ridge Manufactured Home community (to the east and northeast). Currently the land to the north (and across from Rock Prairie Road West) is undeveloped and heavily wooded. Also there is 670 LF of undeveloped and heavily wooded area to the south (contained within the Jackson Estates, Ph 1 Subdivision). 5. Explain why the existing element of the Comprehensive Plan in question is no longer appropriate. Suburban Commercial would be ideal at the Hhard" comer of Rock Prairie Road West and Holleman Drive. Also this type of development is a compatible fit for transitional uses between the surrounding existing developments (i.e. driving range -manufactured home community). 6. How does the requeste·d amendment further the goals and objectives of the Comprehensive Plan? Existing land features help to provide a desirable Suburban Commercial development. These desirable conditions are as follows: (1) The existing creek traverse parallel to Holleman Drive. This natural feature will provide an approximate 120 LF buffer with the "adjacent" manufactured home community. (2) USAGE restrictions will minimize disturbance to the existing tributary. (3) These natural features will minimize the intensify of the Suburban Commercial development. (4) The "light" commercial uses (i.e. Jackson Hole Driving Range & this subject area) will provide a reasonable transitional use to the Restricted Residential on the north side of Rock Prairie Road West. 10/10 Page 2of 3 . . .. 7. What other information are you providing to support the proposed amendment (for example, transportation impact study)? !Same as C-Omment #6. The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are true, correct, and complete. IF THIS APPL/CATION IS FILED BY ANYONE OTHER THAN THE OWNER OF THE PROPERTY, this application must be accompanied by a power of attorney statement from the owner. If there is more than one owner, all owners must sign the application or the power of attorney. If the owner is a company, the application must be accompanied by proof of authority for the company's representative to sign the app/icafon on its beh . 10/10 Print Form Page 3 of 3 Secretary of state !P.O. Box 13697 '!Austin, TX 78711-3697 FAX: 5121463-5709 Filing Fee: $300 Certificate of Formation . __ l.i_'.'1it!d ... ~~-~ili~ -~~':'1PClll_Y . __ '"'"L=: -"""·:;.__ . .....:. -=-···.....:·;.;..::··_· =---·--_··· -----_·.:....·--··-'· · ..... ·-~····__.;.;.-....;;.;-: ·I Filed in the Office of the ,j Secretary of State of Texas :! Filing#: 801229868 0211212010 ; Document #: 294638960002 =i ·i Image Generated Electronically · i for Web Filing '! ·~i I -=-=-=~-~-=-=·-=~-~-==============::=:=:===::==~"="~~-=-====~~=;;:;=========================~' Article 1 -Entity Name and Type :I ·:he filing entity being formed is a limited liability company.-The name of the entity is: ==========,! ·I ~-~-i .}H Driving Range LLC :i i .-. ----------~Art,...-,i-cl,...e~2,..._-=R-e-g~ist_e_re--=d~A,...g_e_n_t_a-nd..,.....,,,R_e_g~iste_re_d_Offi_1_c_e ___________ i -------------------------------------------------,.------------------------------------..,.! ~-~.': initi~~~~ agent is an orga_~~on (cann~t be -~!!!e8_11Y_~~ a~~2 by the_ ~e of: ·i ~a~~nal R~_glstered Agents, Inc. ________ ·-------------~! OR I H'"! 'i ·~ r.:s-:-fhe initial registered agent is an individual resident of the state whose name Is set forth below: i .""-,.-_ T-_ h_e_b_u_s-in_e_ss ........... ad_d_r-ess_o_f_t-he-reg-ist_e_i:e __ -~-a-g-en_t_a_n_d_th_e_reg-ist_e_red--.--o""'ffi,...ce-~-C!d_r_ess--is-: ----------~: =-==-===~--===-::_::::~-=-==-=-~·=====-=-=-=-==-! ~.:.reet Address: T6055 Space Center, Suite 235 Houston TX 77062 j ;~ .,._ ___________ ........... __ c_o_n_s_e_n_t _of_R_e_g_i_ste_re_d_A_g_e_nt ______________ ~! ~i:. A _ A COj)Y .of !he conse.n~ of re.Qistere.d a~.e.n~ i~ ~~C?.h~· _ i OR l ~-~~---~-~~-~~-------~~-~-~-~----~-~-~--i p]B:.Th.~ consent of~~-~i~~f.ed ~gen~ is mai!:lt~n~.~ythe entity. _._ .. --"-_;! -----'A_rt_i_c_le_3 __ ._::_(3o~emi11g.Aut~°.~ty .. ~---__ .'.\ ~A. The limited liability company is to be managed by managers. ·! I OR t . I 1.-::_ ~-The limited liability company will ~ot ha_Y.e managers. Management of the com~~my is !_e5e!Yed ~o _the members. l {.he names and addresses of the governing persons are set forth below: ! fitnager 1: Chad Jackson jTitle: Manager l :~.krress: 2731 San Felipe College Station TX, USA . 77845··· ...... . . .. . .. ..... .. . J k-.... : ........ : _ ... : .... : ...... : ~· ... : •..• :·:·.: :: .. ::·:-~j~~~::~ ~··~~P._()S~ .. :. :::: ...................... __ . .. ... ~ _ .. _ .. _ . ! foe purpose for which the company is organized is for the transaction of any and all lawful business for which limited '! liability companies may be organized under the Texas Business Organizations Code. I 'f ) ____ _ .: .... ' Supplemental Provisions / Information ;~e attached addendum, if any, is inc;orporated herein by reference.] -- ., :i ' i i i j ! ] i I i '~ ______ .......,,.:. ... ·.·.---· ·-,..-.·~---~~-'-'-~'-"--~~~~~~~~~~-=---~---~-~.__.-~J : - CITY OF COLLEGE STATION COMPREHENSIVE PLAN AMENDMENT FOR Holleman Drive & Rock Prairie Road 14-00900154 REQUEST: Restricted Suburban to Suburban Commercial SCALE: Approximately 2.2 acres LOCATION: 3751 Rock Prairie Road West, generally located at the southwest corner of Rock Prairie Road West and Holleman Drive South. APPLICANT: Rabon Metcalf, PE , RME Consulting Engineers PROJECT MANAGER: Jennifer Prochazka, AICP , Principal Planner jprochazka@cstx.gov RECOMMENDATION: Staff recommends approval of the Future Land Use & Character amendment. Planning & Zoning Commission Page 1 of 9 August?,2014 )> l:l c-(C tll c ::J (J) :::!. -::J -..,J<C "NQo ON ..... 0 """::J :s-(C 0 0 3 3 u;· (J) 5· ::J l:l tll (C co N 0 -co DEVELOPMENT REVIEW COMP PLAN AMENDMENT I )> -0 c -ca m c ::J rJl :!. -:::i --.i ce ~Qo O N __. 0 ~::J s· ca 0 0 3 3 (ii" rJl a· ::J -0 Q) ca CD (;.) 0 -CD 'N ~ " " "' ' ' ' " ""' " ,, "' ' '" " " '" " " " "-, " '" ' " ', " " '" ' ""' ' ""' '"' ' " " on mg R Rural E Estate RS Restricted Suburban GS General Suburban R-16 Single Family Residential D Duplex T Townhouse \ ',, / / . / / / /,// ""' // / / c / c// / / '· / / / //./ \ J~OK@0WEST~ES "' / ' ' ' ' ' ' ' ' / / / ' / / ' / / ' / R-4 Multi-Famliy BPI R-6 High Density Multi-Family NAP MHP Manufactured Home Park C-3 0 Office M-1 SC Suburban Commercial M-2 GC General Commercial C-U Cl Commercial-Industrial R&D ' BP Business Park P-MUD / / / / '.,·,,. Business Park Industrial Natural Areas Protected Light Commercial Ught Industrial Heavy Industrial College and University Research and Development Planned Mixed-Use Development HOLLEMAN & ROCK PRAIRIE RD DEVELOPMENT REVI EW 11 I !Case: 14-154 POD WPC NG -1 NG-2 NG -3 ov ROD KO ..• ~ ... / ",. / 200FT Notification Planned Developmenl District Wolf Pen Creek Dev. Corridor Core Northgate Trans~ional Northgate Residential Northgate Corridor Overlay Redevelopment District Krenek Ta Overlay COMP PLAN AM ENDMENT )> l:J c§ iii c ::J en :!. -:::i -.J co ~Qo ON __. 0 .j>. ::J ::J co 0 0 3 3 en en 6" ::J l:J Ill co CD .j>. 0 -CD NOTIFICATIONS Advertised Commission Hearing Date: Advertised Council Hearing Dates: August 7, 2014 August25, 2014 The following neighborhood organizations that are registered with the City of College Station's Neighborhood Services have received a courtesy letter of notification of this public hearing: Contacts in support: Contacts in opposition : Inquiry contacts: NIA None as of date of staff report None as of date of staff report One as of date of staff report ADJACENT LAND USES Direction Comprehensive Plan Zoning RS Restricted Restricted Suburban Suburban and North and Urban unzoned property in the ET J South Restricted Suburban R Rural East Urban Unzoned property in the ET J West Restricted Suburban R Rural DEVELOPMENT HISTORY Annexation: Zoning: 2008 A-0 Agricultural Open upon annexation (2008) District renamed to R Rural (2013) Land Use Vacant and manufactured home park Vacant Manufactured home park Driving Range Final Plat: Site development: Part of Lot 1, Block One, Jackson Estates (2010) Undeveloped REVIEW CRITERIA 1. Changed or changing conditions in the subject area or the City: The subject property and surrounding area are designated as Restricted Suburban on the Comprehensive Plan Future Land Use and Character Map. The applicant has requested the proposed amendment as a step toward permitting a convenience store development on approximately 2.2 acres located at the corner of Holleman Drive South (future minor arterial) and Rock Prairie Road West (future major collector). Planning & Zoning Commission August?,2014 Page 5 of 9 The subject property is a portion of the Jackson Estates subdivision that platted prior to the development of the Jackson Hole Driving Range in 2011 . Driving ranges are permitted uses in the R Rural district and so a Comprehensive Plan amendment and rezoning were not required for that type of commercial development. The subject property is the remaining undeveloped portion of Jackson Hole Estates. With just over 300 feet of frontage along Rock Prairie Road West, Restricted Suburban (medium-density single-family) may not be appropriate on the subject property located between the commercial use (driving range) and a major intersection. 2. Scope of the request: The request is to amend the Comprehensive Plan Future Land Use and Character Map designation for approximately 2.2 acres from Restricted Suburban to Suburban Commercial. This amendment will allow for a small commercial development between an existing driving range and the intersection of a future major collector and future minor arterial. The proposed land use is more intense than the surrounding land uses to the north, west, and south , but is less intense than the existing urban development across Holleman Drive South to the east. 3. Availability of adequate information: A Suburban Commercial designation allows for future development of low intensity commercial uses. Properties in this area are served by Bryan Texas Utilities (electric) and Wellborn Special Utility District (water). These entities have indicated ability to serve the proposed land use. There is no sewer service in this area , requiring the use of an on-site septic system. Staff can determine trips generated by the proposed land use to assess impact. In addition, Staff has traffic counts on Holleman Drive from 2010. The current land use designation is Restricted Suburban with no improvements, generating no vehicles per day (VPD). The proposed Suburban Commercial designation may generate approximately 880 VPD. Using 6% growth rate, staff estimates the current traffic on Holleman Drive South to be approximately 5,300 VPD. Holleman Drive South has a capacity of 10,000 VPD in the current configuration . Based on the trips generated by the site, no further traffic impact analysis would be required . 4. Consistency with the goals and strategies set forth in the Plan: The goal for College Station's Future Land Use and Character is to create a community with strong , unique neighborhoods, protected rural areas, special districts, distinct corridors, and a protected and enhanced natural environment. Relevant Strategies identified in the Plan to achieve this goal include: • Establish and protect distinct boundaries between various character areas: o The proposed land use and character designation provides a transition from the Urban property to the west to the Restricted Suburban property to the east. Additionally, the subject property, located between a major intersection and a commercially developed property may not be suitable for Restricted Suburban use. • Provide a diversified economy generating quality, stable, full-time jobs; bolstering the sales and property tax base ; and contributing to a high quality of life: Planning & Zoning Commission August ?,2014 Page 6 of 9 o The proposed land use amendment may generate jobs to stimulate the local economy, bolster sales and the tax base. 5. Consideration of the Future Land Use & Character and/or Thoroughfare Plans: The subject property is currently designated as Restricted Suburban on the Comprehensive Plan Future Land Use and Character Map. The proposed amendment is to Suburban Commercial. Restricted Suburban: intended for areas that should have a moderate level of development activities. These areas will tend to consist of medium-density single-family residential lots (average 8,000 square feet) when clustered around open space, or larger lot sizes when not clustered. Suburban Commercial: intended for concentrations of commercial activities that cater primarily to nearby residents versus the larger community or region. Generally, these areas tend to be small in size and located adjacent to major roads (arterials and collectors). Design of these structures is compatible in size, roof type and pitch, architecture, and lot coverage with the surrounding single-family residential use. Holleman Drive South is designated a 4-lane major collector (General Suburban context) and Rock Prairie Road West is designated a 2-lane major collector (Restricted Suburban context) on the City 's Thoroughfare Plan . Both roadways are currently built to a 2-lane rural section. 6. Compatibility with the surrounding area: The proposed amendment to Suburban Commercial would allow for future light commercial development at the southwest corner of Holleman Drive South and Rock Prairie Road West. Properties located to the east across Holleman Drive South are designated as Urban on the Future Land Use and Character Map and developed as a manufactured home park in the ET J. The City does not have zoning or land use control in the ET J. Adjacent to the west is the Jackson Hole Driving Range -developed as a permitted use in the R Rural zoning district, leaving just a little over 300 feet along Rock Prairie Road West for future development. To the north, across Rock Prairie Road West, a Preliminary Plan was recently approved for Mission Ranch , a Restricted Suburban development. The proposed amendment is compatible as a transitional use on a small remainder of property at a major intersection. 7. Impacts on infrastructure including water, wastewater, drainage, and the transportation network: Water service will be provided by the Wellborn Special Utilities District via existing 12-inch water lines located along Rock Prairie Road West and Holleman Drive South. A fire flow analysis meeting the minimum requirements of the BCS Unified Design Guidelines will need to be submitted and approved prior to a final plat being Planning & Zoning Commission August?,2014 Page 7 of 9 forwarded to the Planning & Zoning Commission. There are currently no existing sanitary sewer mains available to serve this property, so an On-Site Sewage Facility (septic system) will be required to sewer the lot. The septic system must be installed and maintained in accordance with Brazos County Health Department regulations. Drainage is generally to the south within the Hope's Creek Drainage Basin . There is no FEMA regulated floodplain identified on the tract. The development will be required to comply with the City's drainage ordinance. Staff estimates the current traffic on Holleman Drive South to be approximately 5,300 VPD. Holleman Drive South has a capacity of 10,000 VPD in its current configuration. Based on the trips generated by the site, no further traffic impact analysis would be required. 8. Impact on the City's ability to provide, fund, and maintain services: The proposed land use amendment will not negatively impact the City's ability to provide, fund, and maintain services. 9. Impact on environmentally sensitive and natural areas: The subject property is located with in the Hope's Creek draining basin . There is no FEMA regulated floodplain identified on the property. 10. Contribution to the overall direction and character of the community as captured in the Plan's vision and goals: The goal for College Station's Future Land Use and Character is to create a community with strong, unique neighborhoods, protected rural areas, special districts, distinct corridors, and a protected and enhanced natural environment. The proposed amendment from Restricted Suburban to Suburban Commercial on acres 2.2 acres neither furthers , nor limits the general goals of the Comprehensive Plan . STAFF RECOMMENDATION Staff recommends approval of the Land Use and Community Character amendment. SUPPORTING MATERIALS 1. Application Planning & Zoning Commission August 7, 2014 Page 8 of 9 MEMORANDUM DATE: July 7, 2014 TO: Rabon Metcalf, RME Consulting Engineers, via; rabon@rmengineer.com FROM : Jennifer Prochazka, AICP, Principal Planner SUBJECT: HOLLEMAN & ROCK PRAIRIE ROAD (COMP) Staff reviewed the above-mentioned Comprehensive Plan Amendment as requested. The following page is a list of staff review comments detailing items that need to be addressed. __ One (1) 24"x36" copy of the revised Comprehensive Plan Amendment map Upon receipt of the required documents for the Planning & Zoning meeting, your project will be considered formally filed with the City of College Station. Please note that this application will expire in 90 days from the date of this memo, if the applicant has not provided written response comments and revised documents to the Administrator that seek to address the staff review comments contained herein. If all comments have not been addressed your project will not be scheduled for a Planning & Zoning Commission meeting. Your project may be placed on a future agenda once all the revisions have been made. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.gov/pz If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff review comments PC: JH Driving Range LLC, via USPS; 3751 Rock Prairie Road West, College Station TX, 77845 P&DS Project No. 14-00900154 Planning & .Development Services P.O. BOX 9%0 • 1101 TEXAS AVENUE · COLLEGE STAllON ·TEXAS · 77842 TEL. 979.764.3570 ·FAX. 979.764.3496 cstx.gov/devservices STAFF REVIEW COMMENTS N0.1 Project: HOLLEMAN & ROCK PRAIRIE ROAD (COMP) -14-00900154 PLANNING 1. The metes & bounds provided do not close. 2. Labels on map provided should be amended to state "future land use designation" in lieu of "land use." 3. Existing and proposed utility infrastructure should be included on the map. Roadway condition/infrastructure, water, sewer, electric, hydrants, etc. 4. Property to the north across Rock Prairie Road is zoned RS Restricted Suburban. Reviewed by: Jennifer Prochazka Date: June 30, 2014 ENGINEERING COMMENTS NO. 1 1. Provide confirmation from Wellborn SUD that they intend to serve this tract and that there is adequate capacity to support the proposed land use. 2. FYl. .. As previously discussed, there may be floodplain/floodway on the site which may significantly affect the development of this tract. This will need to be evaluated further with site development. Reviewed by: Erika Bridges Date: 6/30/14 MEMORANDUM DATE: June 18, 2014 TO: Rabon Metcalf, RME Consulting Engineers, via ; rabon@rmengineer.com FROM: Jennifer Prochazka, AICP, Principal Planner SUBJECT: HOLLEMAN & ROCK PRAIRIE ROAD (COMP) Thank you for the submittal of your Comprehensive Plan Amendment application . Erika Bridges, Graduate Civil Engineer, and I have been assigned to review this project. It is anticipated that the review will be completed and any staff comments returned to you on or before Wednesday, July 2, 2014. If you have questions in the meantime, please feel free to contact us . PC: JH Driving Range LLC, via USPS; 3751 Rock Prairie Road West, College Station TX, 77845 P&DS Project No. 14-00900154 Planning & Development Services P.O. BOX 9960 • 11 01 TEXAS AVENUE · COLLEGE STATION ·TEXAS • 77842 TEL. 9797 64.3570 ·FAX. 979.764.3496 csb<.gov/devservices NOTICE OF PUBLIC HEARING: The College Station Planning and Zoning Commission will hold a public hearing to consider a COMPREHENSIVE LAND USE PLAN AMENDMENT from Restricted Suburban to Suburban Commercial for approximately 2.2 acres for the property located at 3751 Rock Prairie Road West, and more generally located at the southwest corner of Holleman Drive South and Rock Prairie Road West. The hearing will be held in the Council Chambers of the College Station City Hall, 1101 Texas Avenue at the 7:00 p.m. meeting of the Commission on Thursday, August 7, 2014. For additional information, please contact Jennifer Prochazka, Project Manager, at 979.764.3570. Any request for sign interpretive services for the hearing impaired must be made 48 hours before the meeting. To make arrangements call 979.764.3541 or (TDD) 1.800.735.2989. 7-21-2014 LEGAL NOTICE DATE TO BE PUBLISHED: MONDAY JULY 21 , 2014 BILL TO : Brittany Caldwell City of College Station P.O. Box 9960 College Station , TX 77842 NOTICE OF PUBLIC HEARING: ONLY The College Station Planning and Zoning Commission will hold a public hearing to consider a COMPREHENSIVE LAND USE PLAN AMENDMENT from Restricted Suburban to Suburban Commercial for approximately 2.2 acres for the property located at 3751 Rock Prairie Road West, and more generally located at the southwest corner of Holleman Drive South and Rock Prairie Road West. The hearing will be held in the Council Chambers of the College Station City Hall, 1101 Texas Avenue at the 7:00 p.m. meeting of the Commission on Thursday, August 7, 2014 . For additional information, please contact Jennifer Prochazka, Project Manager, at 979.764.3570. Any request for sign interpretive services for the hearing impaired must be made 48 hours before the meeting. To make arrangements call 979. 764 .3541 or (TDD) 1.800.735.2989. NOTICE OF PUBLIC HEARING: The College Station Planning and Zoning Commission will hold a public hearing to consider a COMPREHENSIVE LAND USE PLAN AMENDMENT from Restricted Suburban to Suburban Commercial for approximately 2.2 acres for the property located at 3751 Rock Prairie Road West, and more generally located at the southwest corner of Holleman Drive South and Rock Prairie Road West. The hearing will be held in the Council Chambers of the College Station City Hall, 1101 Texas Avenue at the 7:00 p.m. meeting of the Commission on Thursday, August 7, 2014. For additional information, please contact Jennifer Prochazka, Project Manager, at 979. 764.3570. Any request for sign interpretive services for the hearing impaired must be made 48 hours before the meeting. To make arrangements call 979.764.3541 or (TDD) 1.800.735.2989. 7-21 -2014 LEGAL NOTICE DATE TO BE PUBLISHED: MONDAY JULY 21 , 2014 BILL TO : Brittany Caldwell City of College Station P.O. Box 9960 College Station, TX 77842 NOTICE OF PUBLIC HEARING: ONLY The College Station Planning and Zoning Commission will hold a public hearing to consider a COMPREHENSIVE LAND USE PLAN AMENDMENT from Restricted Suburban to Suburban Commercial forAthe property located at 3751 Rock Prairie Road West. flH)OflJXJ~JtA Wf; -'ll. -· ... ---J ;;:!.,,Z.. ill be held in the Council Chambers of the College Station City Hall, 1101 Texas Aven e at the 7:00 p.m. meeting of the Commission on Thursday, August 7, 2014 . For dditional information, please contact Jennifer Prochazka, Project Manager, at 979.76 .3570. Any r uest for sign interpretive services for the hearing impaired must be made 48 hour before the meeting. To make arrangements call 979 .764.3541 or (TDD) 1.8 0.735 .2989 . HOLLEMAN & ROCK PRAIRIE RD DEVELOPMENT REVIEW Case: 14-154 COMP PLAN AMENDMENT R E RS GS R -16 D T Rural Estate Restricted Suburban General Suburban Single Family Residential Duplex Townhouse R-4 R-6 MHP 0 SC GC Cl BP vr DEVELOPMENT REVIEW / \ J~~wEST~ES Multi-Famliy High Density Multi-Family Manufactured Home Park Office Suburban Commercial General Commercial Commercial-Industrial Business Park BPI NAP C-3 M-1 M-2 C -U R&D P-MUD Business Park Industrial Natural Areas Protected Light Commercial Light Industrial Heavy Industrial College and University Research and Development Planned Mixed-Use Development HOLLEMAN & ROCK PRAIRIE RD Case: 14-154 POD WPC NG-1 NG -2 NG -3 ov ROD KO -200FT Notification Planned Development District Wolf Pen Creek Dev. Corridor Core Northgate Transitional Northgate Residential Northgate Corridor Overlay Redevelopment District Krenek Tap Overlay COMP PLAN AMENDMENT COMPREHENSIVE PLAN AMENDMENT FOR Holleman Drive & Rock Prairie Road 14-00900154 AERIAL: This item is a request to amend the Comprehensive Plan -future land use and character map for the City. The property is located at the southwest corner of Rock Prairie Road West and Holleman Drive South -and is 2.2 acres in size. LUP SLIDE: The current Future Land Use and Character designation is Restricted Suburban ... the applicant is requesting an amendment to Suburban commercial The property is a portion of the Jackson Estates subdivision that platted prior to the development of the Jackson Hole Driving Range in 2011 . Driving ranges are permitted uses in the R Rural district and so a Comprehensive Plan amendment and rezoning were not required for that type of commercial development. What remains now, is just over 300 feet of frontage along Rock Prairie Road West designated as Restricted Suburban (medium-density single-family) BUT located between the commercial use (driving range) and a major intersection. Rock Prairie Road West is..d.e~tee a foture"'l trajor colleeteF BMI Holleman Drive South ~aM....- designated a futur · · on the City's Thoroughfare Plan. ~..,..,'"""'""", The proposed amendment to Suburban Commercial would allow for future light commercial development at the southwest corner of Holleman Drive South and Rock Prairie Road West. Properties located to the east across Holleman Drive South are designated as Urban on the Future Land Use and Character Map and developed as a manufactured home park in the ET J. The City does not have zoning or land use control in the ET J. Adjacent to the west is the Jackson Hole Driving Range -developed as a permitted use in the R Rural zoning district, leaving just a little over 300 feet along Rock Prairie Road West for future development. To the north, across Rock Prairie Road West, a Preliminary Plan was recently approved for Mission Ranch , a Restricted Suburban development. The proposed amendment is compatible as a transitional use on a small remainder of property at a major intersection. I have received a couple of inquiry phone calls on th is request -generally with questions about the future development. \O-gto ~ 'o-q?:> sf * ~\ \ 0. \-\ 0 l-e -6r\-.e-~tL(\ Company, Inc. 2011 J ANUARY M T W T I 6 8!~~:::;;::::::::::::::::::::::::::::::::::;::::::::;::::::::::::::::;;;:;;::::;;::::::::::;:~~~""'""'"":r-~~~~L.~~-" ..... .----~~~~~~~~~~~~~_J 9 10 II 12 13 14 I 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 31 FEBRUARY M T W T I 2 3 6 8 9 10 II 12 13 14 lS 16 17 18 19 20 21 22 23 24 2S 26 27 28 M ARCH M T W T I 2 3 S 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 31 A PRIL M T W T 6 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 M AY M T W T F 2 4 6 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 2S 26 27 28 2 J UNE M T W T F I 2 3 8 9 10 II 12 13 14 IS 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 J ULY M T W T 4 6 2 9 10 ll 12 13 14 lS 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 31 A UGUST M T W T I 2 3 6 8 9 JO 11 12 13 14 lS 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 31 S EPTEMBER M T W T I 2 6 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 O CTOBER M T W T 2 I 8 9 10 11 12 13 14 lS 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 31 N OVEMBER T W T 2 3 8 9 10 11 12 13 JS 16 17 18 19 20 21 22 23 24 2S 26 27 28 29 30 D ECEMBER M T W T 4 11 12 18 19 2S 26 I 6 8 13 14 IS 20 21 22 27 28 29 F 2 9 10 16 17 23 24 30 31 Crrv OF CmLEGE STJ\TJON Home of7exas A&M University• FOR OFFICE USE ONLY CASE NO.: IY -lS4 DATE susMinEo: 01 I r1 I\ Y TIME: \"· 30 STAFF: _.._f\ ...... ~-"-------- PLANNING & DEVELOPMENT SERVICES TRANSMITTAL LETTER Please check one of the options below to clearly define the purpose of your submittal. D New Project Submittal D Incomplete Project Submittal -documents needed to complete an application. Case No.: !H Existing Project Submittal. Case No.: \ ~ -0\ 00 (SY --------- Project Name \..\l)\~effio.x\ ~ \ZDG\l \?Y-CA\ re g_d We are transmitting the following for Planning & Development Services to review and comment (check all that apply): ,81 Comprehensive Plan Amendment D Rezoning Application D Conditional Use Permit D Preliminary Plan D Final Plat D Development Plat D Site Plan D Special District Site Plan D Special District Building I Sign D Landscape Plan D Non-Residential Architectural Standards D Irrigation Plan D Variance Request D Development Permit D Development Exaction Appeal D FEMA CLOMA/CLOMR/LOMA/LOMR D Grading Plan D Other -Please specify below INFRASTRUCTURE AND ENGINEERING DOCUMENTS All infrastructure documents must be submitted as a complete set. The following are included in the complete set: D Comprehensive Plan Amendment D Waterline Construction Documents D TxDOT Driveway Permit D Sewerline Construction Documents D TxDOT Utility Permit D Street Construction Documents D Drainage Letter or Report D Easement Application D Fire Flow Analysis D Other -Please specify Special Instructions: 10/10 Print Form MEMORANDUM DATE: July 7, 2014 TO : Rabon Metcalf, RME Consulting Engineers, via; rabon@rmengineer.com FROM: Jennifer Prochazka, AICP, Principal Planner SUBJECT: HOLLEMAN & ROCK PRAIRIE ROAD (COMP} Staff reviewed the above-mentioned Comprehensive Plan Amendment as requested. The following page is a list of staff review comments detailing items that need to be addressed. _X_ One (1) 24"x36" copy of the revised Comprehensive Plan Amendment map Upon receipt of the required documents for the Planning & Zoning meeting, your project will be considered formally filed with the City of College Station. Please note that this application will expire in 90 days from the date of this memo, if the applicant has not provided written response comments and revised documents to the Administrator that seek to address the staff review comments contained herein. If all comments have not been addressed your project will not be scheduled for a Planning & Zoning Commission meeting. Your project may be placed on a future agenda once all the revisions have been made. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http:ljwww.cstx.gov/pz If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff review comments PC: JH Driving Range LLC, via USPS; 3751 Rock Prairie Road West, College Station TX, 77845 P&DS Project No. 14-00900154 Planning & Development Services P.O. BOX 9960 • 1101 TEXAS AVENUE · COLLEGE STATION ·TEXAS • 77842 Ti;"! <17<1 71'-.'1 :t<;70 . PAY <17<1 71'-.'1 :\'1<11'-. • STAFF REVIEW COMMENTS NO. 1 Project: HOLLEMAN & ROCK PRAIRIE ROAD (COMP)-14-00900154 PLANNING 1. The metes & bounds provided do not close. Revised accordingly. 2. Labels on map provided should be amended to state "future land use designation" in lieu of "land use." Revised accordingly. 3. Existing and proposed utility infrastructure should be included on the map. Roadway condition/infrastructure, water, sewer, electric, hydrants, etc. See General Note for discussion of these items. 4. Property to the north across Rock Prairie Road is zoned RS Restricted Suburban. Revised accordingly. Reviewed by: Jennifer Prochazka Date: June 30, 2014 ENGINEERING COMMENTS NO. 1 1. Provide confirmation from Wellborn SUD that they intend to serve this tract and that there is adequate capacity to support the proposed land use. Emailed Steven Cast (Wellborn SUD}. 2. FYl...As previously discussed, there may be floodplain/floodway on the site which may significantly affect the development of this tract. This will need to be evaluated further with site development. Understood. Reviewed by: Erika Bridges Date: 6/30/14 Staff Initials! gb PRE-APPLICATION CON FERENCE PAC Date: 4/30/14 Time:l3:001 Drawings/Plans due by Date:~ 4/21/14 I Time: 10:00 (Drawings are due y Mon ay at 10am;~nday is a holiday then they areue by the pervious Fri ay at10am) Main Contact:/ Rabon Metcalf Phone Number:l"--__ 9_7_9_-7_6_4_-0_7_0_4 __ ~ E-mail Address: l"--______ ra_b_o_n_@_r_m_e_n_g_in_e_e_r.c_o_m ______ ~ Others E-mail Address Project address, location or legal description: Lot 1 Block 1 Jackson Estates Southwest Corner of Holleman Dr & Rock Prairie Number of acres in development: Type of development (retail, apts, single-family, restaurant, etc.): I Comp Plan and rezoning request Building Total Square Footage: City Staff Present: D Jenifer Paz D Morgan Hester D Teresa Rogers D Jason Schubert D Jennifer Prochazka D Kelli Schlicher D Molly Hitchcock D Lance Simms Others in Attendance: Contact:! (~ ibif&JXl 1) J <?vili~~ F ? 2) 3) 4) D Venessa Garza D Bridgette George D Chris Haver D Alan Gibbs D Carol Cotter D Danielle Singh D Erika Bridges D Gilbert Martinez 0SamWeido D Eric Horton D Jerry Duffy D Steve Smith D Raymond Olson D Eric Dotson D D D I (applicant) on following issues: COMPREHENSIVE PLAN: I {) O / __l_,n / I n J !,. I_ 1/ I_ t. V) Future Land Use and Character Designation: K._CV}\ Y '_LAw __ \_V_J lt\,-YJ_l/t_r _V_L_~{------------~ Growth Area ? D Yes j2(No ";st;ng Land U<e I b\~ C,QJ.ryl ( \)'{1..1 V\\~l\~~~-Y\l}V _______ _ Proposed Land Use: I ~ V 0WQ; Amendment Required? r es D No Proposed Zoning: Overlay? D Yes p No Amendment Required ? D Yes D No PLATTING: 6~::d 'o No j ~~W Parkland Dedication Fe~}~R~~&~q~}~re~ Vf\ry'~: -1~0-~~D-Y-s+---D----t5 : ~.-----------------------, Impact Fees Required ? Sidewalks Required: D Yes D No Easements Required: D Yes D No T-Fare Plan/Street Requirements: D Yes D No $ J '-------------------------' Site Plan Building: NRA: Access/Driveways: Parking: Landscaping: Streetscaping: Dumpster: Lighting: Specific Use of Standards: Possible Variance/ Waiver Requests: Signs: Misc.: TIA: Bike, Pedestrian & Greenway Requirements: INFRASTRUCTURE: Water: Sanita<y Sewe" I ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~__J Drainage/Dentention: Fire Flow Report: Electrical: Impact Fees: Miscellaneous: Sprinkler: Fire Lanes: Miscellaneous: Print Form ~ ' • ' f r f ~ ~ z_ F --Ni -r; ~ b ~ ;:: ~ ~ i . J \J fl' .-s-,, N l :\) 3 §;> --p -0 ~ ~ ~ L. -0 ~· t ~ 1 ~ f -=\ -~ ~ J --------z UJ ( E ~ ~ ~ ;.{ t f -~ ~ ~ f ~ ~ z:.._ p) :::T . ~ C7' s;; ~ ~ ~ ~ v " \) J:. __J PRE-APPLICATION CONFERENCE Date of :PAC:~."\ Lo {fl Time: \'.LO Submittal Deadli.ne (Monday, 10 am}: 0 ' ?h.Jq · l":Iain Contact: dkJtW( ~.\ack'.-~bYl Phone Number: fA lg1 ; ~3 Others: · ----'-------------Phone Nuinber: -------- Project Locanon/Legal description (including# of acres):, _________ _ City Staff Present: D Deborah Grace-Rosier D Brittany Caldwell D Nicole Padilla D Amber Carter &f Beth Boerboom D Bridgette George D Jennifer Prochazka D Llndsay Kramer o'' Crissy Hartl D Jason Schubert D Matt Robinson . D Lauren Hovde ~Matthew Eilgemeier D C?Iol Cotter D Josh N orlon · \121"~rika Bridges ~Molly Hitchcock D Lance Simms D Bob Cowell ~d.Se,, G-UL(n>- • D Venessa Garza D Eric Dotson .J2{Steve Smith D Jerry Duffey D Brent Read D Sam Weide D Gi).bert Martinez " D Weldon Davis ;1 R_{; x La.. ad I Others in. attendance:,_.B'""'('.LU,""'=+-\------,------.,-------------· ~ Contact (applicant) on following issues: 1) ~ +t-wifl c~~ wifh CSU ~ Ve.rify kh>s ·rs lSTU arey...., 2) __ ~----------------------,---- ~---------------------------- ~--------------------,.---------t . COMPREHENSIVE PLAN (Amendment required 0 Yes 0No) Existing Land Use: _________ _ Pro::p~~d: ________ _ T-Fare Plan/Street:--------.,....-----------------1' ZONING (Amendment required 0 Yes 0No) Existing Zoning: A -c) Proposed:--'--------- PLATTING cRequired:@yes 0 No Type: j:>p...-FP· Parkland Dedication Review I Fees: <Required: D Yes D No) ______ _ Before Jan. 2008: SF $556 I MF $452 After Jan. 2008: SF $900 I MF $731 SITE PLAN Access I Driveways: __.1Wo'--"'-==--<~lrf=---'-....Ll.µ~<J-.>.1.L-""-'----=.:...<...oa..£.._L_...L..--.L..:....:::.:....:.....---'-'-'~~~ NRAS: '7,q .~ .e_d parking: () v.ed <-- Landscaping; h.<.fJ.ef J-81Yw sca.J)J2-= f.e.Bu1~~15-7..S · I I Screening/Buffering: 7. (p j ~ St~~ Auz ;Aj Streetscaping: ---------------------- Dumpster: ______________________ _ Lighting: -~__....,__,,, (_.:...O_.=.a ...... L<......,.,c...__./C.L-\ f\..___,,5=--/)_ e_='-='-'-B ....... c..---..tA~:X.-=--8=tfM.da.-"'=-~""""'-"rd...._$ _____ _ f Easements: ----------------------- Sigris: ________________________ _ Possible Variance Requests:------------------ /.o a cr<s ~ ;275 yd . . ) , /1-1,f/] /('1 (.I W' . . '1. 5 -r+ fd cf.t.rh' cafc, --r/~Jrii.tvLt--·cxd= dtrh'MJ . ~ I frMntb dttr ?P ,.._,/ ~"nhi rfiiv Ff>· Ef>-fl Can b-e_ ~Dffle_d . UC by V/.df1-ac,,.f'flRL FIRE F.ire.Lanes: (~(Ai r.W i£ bulld~ (11,<IY-l. .-fh.Q/l 150 ±+ :fiom . coa..d Fire Hy<liant: ~ ~ ce~ u.irw· al: -FP INFRASTRCTURE" Water: !.A)ellh:xil k4srder ! Br<. £-loc>J re1uir.fm.pyrts Electrical: _B=-<-TI-"'U'-'--_________ _____; ________ _ Impact Fees: ____________________ _ Miscellaneous: -------------------- Article 6. Use Regulations Section 6.3 Specific Use Standards 6-6 8. Minimum setback requirements shall be as follows: Fuel pumps 50 feet 25 feet 25 feet 25 feet Canopies 40 feet 15 feet 15 feet 15 feet 9. Storage tanks must be located below grade. H. Golf Course or Driving Range 1. All driving ranges shall be a minimum of ten (10) acres and have a minimum field size of 275 yards. 2. Driving ranges are classified as commercial enterprises and must comply with Section 7.6, Buffer Requirements. 3. For driving ranges, all balls must remain on the property through proper orientation of the tee boxes, adequate buffering or screening, and barrier nets. 4. No building, structure, or outdoor activity of a driving range shall be located within 100 feet of residentially-zoned property. 5. All ground-level lighting of a driving range's landing area shall be directed away from adjacent properties and screening shall be provided with plantings, berms, or other means to limit nuisances associated with lighting and resulting glare. I. Government Facilities and Utilities Activities not wholly contained within a building shall not be located within 100 feet of a single-family residential use unless buffered by a 25 foot buffer yard and a six-foot privacy fence, in accordance with Section 7 .6, Buffer Requirements. J, Health Club I Sports Facility (Outdoor) In all Northgate Zoning Districts, outdoor health clubs/sports facilities shall only be allowed on roof tops. K. Manufactured Homes 1. The placement of an individual manufactured home where permitted or the replacement of an existing manufactured home shall be subject to obtaining a Location Permit issued by the Building Official and Administrator. The application for such a permit shall be accompanied by a location plan including the following information: a. Location plan showing the dimension of the site, required setback lines, the placement of the manufactured home, the designated parking, and any existing structures on the same or adjoining lots; b. A signed and dated application, requesting permission to locate the structure on the lot; and c. A legal description of the location of the property within the City. 2. All manufactured homes shall be skirted with brick, vinyl, or other solid skirting materials within four (4) months of occupancy of the lot. 3. All trailer hitches and other devices designed to aid in the transport of the manufactured homes must be removed within four (4) months of occupancy of the lot. L. Mobile Home A mobile home, alter the effective date of this UDO, may not be located within the corporate limits of College Station for residential dwelling. A mobile home legally located within the corporate limits of College Station may continue to be used as a residential dwelling, but shall not be relocated or enlarged. A mobile home may be replaced by a manufactured home. Unified Development Ordinance 7/30/09 City of College Station, Texas Braz.os CAD -Property Details https://propaccess.trueautomation.com/ClientDB/Property.aspx?cid=6 ... 2of2 Improvement I Building . .. Improvement #1 : COMMERCIAL State Code: _ T~s w~~urrent 8o31T'4>ti~_ns: Taxes w!o Exemptions: F1 Living Area: 960.0 sqft Value: $11,222.75 $11,222.77 -.. - $51,890 Type MA OP OP Description MAIN AREA OPEN PORCH OPEN PORCH Class CD Exterior Wall Year Built SOFT • - Improvement #2: COMMERCIAL State Code: F1 Living Area: sqft 2011 960.0 2011 2011 Value: 40.0 40.0 $32,320 Land # Type Description Acres Sqft .Eff Front Eff Depth . Market Value Prod. Value .. 1 2 COMtv1ERCIAL 5.4800 238708.80 0.00 0.00 $156,730 $0 --- 2 9 >=5ACRES 9.0100 392475.60 0.00 0.00 $257,690 $0 Roll Value History Year 2014 2013 2012 2011 Improvements Land Market Ag Valuation Appraised llVA HS Cap ' Assessed Nl'A $85,710 $84,210 $0 Nl'A $318,780 $414,420 $414,410 Deed History -{Last 3 Deed Transactions) 0 0 0 Nl'A Nl'A 404,490 $0 498,630 414,410 $0 $0 Nl'A $404,490 $498,630 .. -- $414,410 # Deed Date 1 Type Description Grantor Grantee Deed Volume Page Number --.. ~ - 1 8/31/201012:00:00 AM WD WARRANTY DEED JACKSON CHAD A . JH DRIVING RANGE 9816 -· ·--. -. 2 8/4/2010 12:00:00 AM PLAT PLAT FILED JACKSON CHAD A · JACKSON CHAD A · 9762 Questions Please Call (979) 774-4100 120 01071482 159 01068403 Website wrsion: 1.2.2.2 Database last updated on: 2119/2014 8:56 PM © 2014 True Automation, Inc. All Righ1s Reserved. Privacy Notice This site only suppor1s Internet Explorer 6+, Netscape 7+ and Firefox 1.5+. 2/25/201 4 3 :0 l PM Brazos CAD -Property Details https://propaccess.trueautomation.com/ClientDB/Property.aspx?cid=6 ... 1 of2 Brazos CAD Property Search Results > 357214 JH DRIVING RANGE LLC for Year 2012 Property Account Property ID: Geographic ID: 357214 348330-0101-0010 Real Legal Description: JACKSON ESTATI::S PH 1, BLOCK 1, LOT 1 Agent Code: Type: Property Use Code: PS Property Use Description: Small Office Location Address: 3751 ROCK PRAIRIE RD W TX Mapsco: Neighborhood: Neighborhood CD: C-W;COMMERCIAL J24000.C Map ID: Owner Name: JH DRIVING RANGE LLC C>Nner ID: Mailing Address: DBA JACKSON HOLE DRIVING RANGE % ONnership: 3751 ROCK PRAIRIE RD W COLLEGE STAllON, TX 77845-6357 Values (+)Improvement Hornesite Value: + (+)Improvement Non-Homesite Value: + (+)Land Homesite Value: ( +) Land Non-Homesite Value: (+)Agricultural Market Valuation: (+)limber Market Valuation: (=)Market Value: + + + + (-) Ag or limber Use Value Reduction: - {=)Appraised Value: (-)HS Cap: (=) Assessed Value: Taxing Jurisdiction ONner: JH DRIVING RANGE LLC % OMlership: 100.0000000000% Total Value: $498,630 $0 $84,210 $0 Exemptions: $414,420 Ag / lirroer Use Value $0 $0 $0 $0 $498,630 $0 $498,630 $0 $498,630 558-190 250284 100. 0000000000% Entity Description 1 Tax Rate Appraised Value Taxable Value Estimated Tax C2 CITY OF COLL. STAT. CAD G1 S2 - APPRAISAL DISTRICT BRAZOS COUNTY -COLLEGE STAllON ISO -ZRFND Z REFUND ENllTY Total Tax Rate: --. -0.430687 $498,630 $498,630 $2,147.53 -0.000000 $498,630 $498,630 $0.00 .. 0.485000 $498,630 $498,630 $2,418.35 ·-- 1.335033 $498,630 $498,630 $6,656.87 0.000000 $498,630 $498,630 $0.00 2.250720 2/25/2014 3:01 PM Scale: 1 Inch = 300 Feet Area: 15.170 Acres (660,794.90 Square Feet) (The map does not close and the acreage may be incorrect.) 14-154 COMPREHENSIVE PLAN JACKSON ESTATES PH 1 BLK 1LT1 ACRES 2.20 Area: 15.170 Acres (660,794.90 Square Feet) DOES NOT CLOSE 6-19-2014 BR (The map does not close and the acreage may be incorrect.) Perimeter: 4308.477 Feet Gap= 428 .073 (South 61 ° 44' 34" East) i. so2°46'55"E 563 .06' 5. N26°16'23"W 170.97' 9. N61 °03'3l"E 185 .04' 13 . Nl9°16'53"W 280.82' 2. S6 l 0 00'0 l "W 511.96' 6. N62°26'54"E 278.14' 10. N47°56'02"E Chl07.25' Rad500.00' L 3. S60°38'37"W 164.39' 7. N28°56'29"W 723.98' 11 . so2°46'55"E 412.16' 4. S6l0 39'19"W 50.54' 8. N61 °03'3l"E 579.14' 12. S70°43'07"W 280.82' GAP error cannot be greater than 0.10 (See SOP for Exceptions)