05 C14-2024-0079 - Spec's Wines, Spirits & Finer Foods; District 10 Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET (34,081 sq. ft.) ZONING TO: CS-1-CO-NP CASE: C14-2024-0079 - Spec's Wines, Spirits & Finer Food DISTRICT: 10 ZONING FROM: GR-V-NP ADDRESS: 1500 West 35th Street SITE AREA: 0.7824 acres PROPERTY OWNER: Mascot LLC (Lee Cherney) AGENT: Aus-Tex Building Consultants, LLC (Jourdan Brightman) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant commercial-liquor sales – conditional overlay – neighborhood plan (CS-1-CO-NP) combined district zoning. The conditional overlay will prohibit the following uses: Adult-Oriented Business Agriculture Sales And Services Automotive Rentals Automotive Repair Services Automotive Sales Automotive Washing (of any type) Bail Bonds Services Campgrounds Cocktail Lounge Commercial Blood Plasma Center Construction Sales & Services Convenience Storage Drop-Off Recycling Collection Facility Equipment Repair Services PLANNING COMMISSION ACTION / RECOMMENDATION: August 27, 2024: CITY COUNCIL ACTION: Equipment Sales Funeral Services Hotel/Motel Kennels Laundry Services Outdoor Entertainment Pawn Shop Services Pedicab Storage & Dispatch Service Station Vehicle Storage Custom Manufacturing Limited Warehousing & Distribution Community Garden Urban Farm C14-2023-0079 2 ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 0.78 acres, developed with a vacant commercial building, has access to West 35th Street (level 2), Crawford Avenue (level 1), West 38th Street (level 3) and Mills Avenue (level 1), and is currently zoned community commercial – vertical mixed use building - neighborhood plan (GR-V-NP) combining district. The property has commercial/office buildings and the shoal creek trail (GR-V, GO and P) to the north. To the south there are offices, retail, parking lots, and a public building (GO-CO-NP, LR-CO- NP, LR-NP and P-NP). There are medical offices and a Seiders Oaks Park (GO-V-NP and P-NP) to the east. To the west are multiple financial service, retail and commercial buildings (GR-V-NP and GR-MU-CO-NP). Please refer to Exhibits A (Zoning Map) and B (Aerial View). Staff is recommending the commercial-liquor sales – conditional overlay – neighborhood plan (CS-1-CO-NP) combined district zoning for a Spec’s Wines, Spirits and Finer Foods to take the place of the vacant grocery store. There applicant has worked with the neighborhood to prohibit several uses on the site, staff is in agreement with the prohibited uses proposed. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The commercial-liquor sales district is intended predominately for commercial and industrial activities of a service nature which typically have operating characteristics or traffic service requirements generally incompatible with residential environments, and specifically includes liquor sales as a permitted use. The conditional overlay combining district may be applied in combination with any base district. the district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. The neighborhood plan district denotes a tract located within the boundaries of an adopted neighborhood plan. Zoning should allow for reasonable use of the property. 2. Staff recommends the applicant’s request because the lot meets the intent of the CS-1 district as it is accessible on major traffic ways. A rezoning would allow for the use of a vacant building with a conditional overlay with prohibited uses. C14-2023-0079 3 EXISTING ZONING AND LAND USES: Site North ZONING GR-V-NP GR-V and GO P GO-CO-NP LR-CO-NP and LR-NP P-NP GO-V-NP P-NP GR-V-NP GR-MU-CO-NP South East West LAND USES Vacant Commercial Building Commercial Buildings and Offices Shoal Creek Trail Parking Offices and Retail Public Building Medical Seiders Oaks Park Financial Services Retail and Commercial Austin High School SCENIC ROADWAY: No O Henry Middle School NEIGHBORHOOD PLANNING AREA: Central Austin (Windsor Road) WATERSHED: Shoal Creek (Urban) CAPITOL VIEW CORRIDOR: No SCHOOLS: Austin Independent School District Bryker Woods Elementary School COMMUNITY REGISTRY LIST: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bryker Woods Neighborhood Association Bull Creek Road Coalition Central West Austin Neighborhood Plan Contact Team Friends of Austin Neighborhood Homeless Neighborhood Association Neighborhood Empowerment Foundation AREA CASE HISTORIES: NUMBER C14-2022-0010 - 3402 Kerbey Lane COMMISSION To Grant LO-NP (03/22/2022) REQUEST NO-NP to GO-NP North Austin Neighborhood Alliance Preservation Austin Ridgelea Neighborhood Assn. Rosedale Neighborhood Assn. SELTexas Shoal Creek Conservancy Sierra Club Austin Regional Group West Austin Neighborhood Group C14-2015-0023 - Parandian Rezoning SF3-NP to LR-MU-NP The applicant withdrew the case on August 17, 2015 CITY COUNCIL Approved LO-NP as Planning Commission Recommended (04/21/2022) The applicant withdrew the case on August 17, 2015 C14-2023-0079 4 RELATED CASES: C14-2008-0003 - Windsor Road Neighborhood Planning Area Vertical Mixed Use Building (V) Zoning Opt-in/Opt-Out Process. C14-2008-0004 - Rosedale Neighborhood Planning Area Vertical Mixed Use Building (V) Zoning Opt-in/Opt-Out Process. ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 1500 W 35TH STREET. C14-2024-0079. Central West Austin Combined Neighborhood Plan (Windsor Road). FLUM: Mixed Use. Project: Spec's Wines, Spirits & Finer Foods. 0.7824 acres from GR-V-NP to CS-1-CO. Existing: supermarket food sales (vacant). Proposed: liquor sales. Yes Complete Community Measures * Y Imagine Austin Decision Guidelines Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: Y Y Y Y Y Y  0.01 miles to 35th/38th Activity Corridor Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station.  0.01 miles to bus stop along W 35th St Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane.  Sidewalk and unprotected bike lane present along W 35th St Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university.  0.2 miles to Bryker Woods Elementary School Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail.  0.3 miles to Seider Springs Greenbelt Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.)  0.3 miles to Ascension Seton Medical Center (Hospital, Emergency Room, and other medical service) located along W 35th St Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, C14-2023-0079 5 triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone Number of “Yes’s” 7 Drainage: The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental: The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Shoal Creek Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. C14-2023-0079 6 At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. % of Gross Site Area % of Gross Site Area with Transfers 50% 60% Development Classification Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 55% 60% 80% 60% 70% 90% Fire: There are no comments. PARD – Planning & Design Review: As of January 1, 2024, new commercial non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. Site Plan: Site plans will be required for any new development other than single-family or duplex residential. Any development which occurs in an SF-6 or less restrictive zoning district which is located 540-feet or less from property in an SF-5 or more restrictive zoning district will be subject to compatibility development regulations. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Liquor sales is a conditional use, and will require additional approval from the Land Use Commission at the time of site plan submittal. Austin Transportation Department – Engineering Review: The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for W 38th ST. It is recommended that 58 feet of right-of-way from the existing centerline should be dedicated for according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. C14-2023-0079 7 The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Crawford Ave. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 72 feet of right-of-way for W 35th St. It is recommended that 36 feet of right-of-way from the existing centerline should be dedicated for according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Mills Ave. It is recommended that 29 feet of right-of-way from the existing centerline should be dedicated for according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. Existing Street Characteristics: Name ASMP Classification Existing ROW Existing Pavement Sidewalks ASMP Required ROW Bicycle Route Capital Metro (within ¼ mile) W 38th St Level 3 Crawford Ave Level 1 W 35th St Level 2 Mills Ave Level 1 116’ 58’ 72’ 58’ 83’ 60’ 76’ 66’ 62’ 29’ 43 29’ Yes Yes Yes Yes No Yes Yes Yes yes No No Yes Austin Water Utility: No comments on zoning change. FYI: The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required by the land use. The water and wastewater utility plan must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. Depending on the development plans submitted, water and or wastewater service extension requests may be required. C14-2023-0079 8 All new development within the proposed project will be subject to City Code Chapter 25-9 and any future amendments relating to reclaimed water connections, water benchmarking, and mandatory onsite water reuse. All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter Correspondence from Interested Parties ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( SF-3 ( ( ( ( ( ( W 39TH ST ( SF-3 S O D N O C ( ( ( SF-3 E MILIE LN D UPLE XE S SF-3 2 8 0 - 7 8 D U PLE X E S ( ( ( ( H T A P S E T E P ( ( R I D G E L E SF-3 ( SF-3 ( A D R ( ( B U L L C R E E K R D 68-185 ( ( ( ( D V L B K E E R C L A O H S ( SF-3 SF-3 ( D V L B T N O M K A O ( ( ( ( ( ( SF-3 ( ( W 38TH ST ( ( ( ( ( ( ( ( ( ( ( ( W 37TH ST ( ( SF-3 ( ( ( SF-3 ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3 ( ( ( E V A N O T W A L MF-2 81-179 SF-3 ( MF-2 ( 72-276 81-179 82-50 72-276 GR OFFICES ( SF-3 ( ( ( W 36TH ST ( ( ( SF-3 ( ( ( ( ( ( ( ( MF-3 LR C14-2008-0004 ( W 35TH ST T TIS N E D S T GIF ( C 2 3 4 1-0 P-0 S 9 7-3 6 LO-NP S T N E M T R A P A CS ( ( ( ( ( 79-001 CS-H 54-54 T N S O S R E F F JE E R S CS 82-194 GR C L E A N S T A. CS-V C14-2008-0004 ( LO 72-116 72-119 CS-V C14-2008-0004 CS SHOPPING C EN TER CS-V C14-05-0103 CS-1-CO 85-115 2008-0004 C14-2008-0004 CS-V G U R D R. T S H S A R W A C ART C14-2008-0003 CS-NP DRIVE-INN S P-8 8-1 PAR KIN G 9 0 C S CS-NP C14-2008-0003 E V P 72-97 GO OFFC. BLDG. LR S P - 0 2 - 0 3 CS-1-CO C14-2023-0125 GR 9 0 C CS P O LD W AIL T E R E S T 38T H S T LR 73-164 67-44 N Y L E B R E K LR Y LT A E R ( AIL T E R ( LR ( GR-V C14-2008-0004 C14-2008-0004 AIL T E R D 9 9 3 1-0 0 P- S N O L A S GR 77-111 CS-1-V C14-2008-0004 GR-V LR C A R D E V D A R O F W A R C P BEAUTY\SALON ( ( ( SF-3-NP ( ( ( ( ( LO-NP ( ( ( ( ( E V AIR A ( ( L C SIN ( ( SF-3 ( ( ( ( ( C14-87-76 MF-3 APTS. ( 45 1-1 4-7 1 C ( APTS. MF-3 7 0 2-1 7 MF-3 SF-3 ( ( ( ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( E V Y A E S M A R ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( E V E A L A D E S O R ( ( ( SF-3 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( X E L P U D ( ( ( SF-3 ( ( ( ( ( W 41S T S T D U P ( LE X ( ( D T R E N R U B SF-3 ( ( ( ( 8 4 0 - 2 8 FLORIST ( ( ( ( ( ( ( ( D U PLE X ( SF-3 S E X LE P U D D U PLE X SF-3 ( R E EID S E S AV 6 2 2-1 7 MF-2 APTS. ( MF-2 00-2224 ( ( ( ( SF-3 86-037 S. T P A E N AV APTS. MF-4 O S R E T E P 74-168 73-113 MF-3 74-168 ( ( SF-3 ( ( W 39TH H ( 4 1-7 6 W 40T ( ( H S T ( ( ( X LE P U D ( ( ( ( ALF ST ( ( ( ( N WIS L E L G KIN R PA 69-0 ( MF-4 5 7 ( SF-3 ( ( MF-4-CO C14-00-2224 00-2224 87-082 70-113 ( ( ( ( ( SF-3 ( ( ( ( ( ( ( ( ( SF-3 ( ( ( ( L R T A W A K N O T W 3 5 T H S T C T O F GR-V-NP CS-CO-NP C14-2021-0137 LO-NP GR-NP C14-2008-0003 SP-06-0430C W A VIE N E C14-00-2233 L G NO-MU-NP LR-NP NO-NP ( 88-39 C 4 2 2 8-0 P-9 S ( NO-MU-CO-NP C14-03-0161 C14-2019-0163 ( LO-NP 03-0161 75-68 ( 82-1 69-27 3 9 A E B ( LR-CO-NP N Y L E B R E K 77-161 Y T U LINIC C 90-18 C14-2022-0010 62-39 ( C 03 4 P-02-0 S ( GR-MU-CO-NP ( C14-96-0069 ( C14-2008-0003 9 6-6 9 ( 4 6 LO-NP ( 87-1 MF-3-NP FC. O SF-3-NP ( 9 70-1 ( LR-NP 8 9 6-0 E 8 V S A LR-CO-NP MIL L 9 3 1 6-0 0 0 6 - 0 1 3 9 MF-2-NP C14-06-0139 C14-06-0020 GO-CO-NP GO-CO-NP P-NP SCHOOL ! ! C14-2008-0003 ! ! ! ! ! ! GR-V-NP ! ! ! 96-0069 ! ! ! E V S A L MIL ! ! P-NP L PITA S O N H TIO BILITA A H E R GO-V-NP P83-002 CP73-38 SF-3-NP MEDICAL OFFICES/FACILITIES ( ( ( 72-17 N Y L E AIL B ( ( ( ( ( SF-3 84-010 84-192 ( ( SF-3 ( ( W 39T C14-2017-0152 GR H ST SH O P PIN G C ENTE R 76-40 GR-V O FFIC E LO LO-V C14-2008-0004 74-96 LO CS-1-V 87-147 CP74-53 LR-V W 38TH ST GR O FFIC E 72-206 GR-V C14-2008-0004 CS-V C14-2008-0004 G KIN R PA ( ( ( ( ( ( ( ( TOWN C14-2008-0004 LR ( ! ! ! ! ( ( LR-NP ( ! C14-2008-0003 LR-NP ! ! ! ! ! ! ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( R R D E K Y R B ( SF-3-NP ( ( ( ( ( ( ( T N S O S R E F F JE ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( W 33R D S T ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( R D L L I H C R U H C ( ( ( ( ( W 3 2 N ( D S ( T ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( ( ( SF-3-NP ( ( ( ( SF-3-NP ( ( ( ( SF-3-NP ( ( ( ( ( ( ( ( ( ( ( ( SF-3-NP ( ( ( ( SF-3-NP ( ( ( W 31S ( ( T S T ( ( ( ( ( ( ( ( ( ( ( D LV RIS B R A H ( ( ( ( ( ( ( SF-3-NP ( ( ( ( ( W 30T ( H S T ( ( ( ( SF-3-NP ( ( ( SF-3-NP ( ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY 87-082 C14-2008-0003 GO-V-NP SETON HOSPITAL COMPLEX C14-2008-0003 PUD-NP C814-92-0006.02 SP-02-0122D SP07-0057C P80-33 C814-92-0006 CS-NP CS-V-NP W 37T H S T CS-V-NP G KIN R PA CS-NP 61-36 H ELIP O RT PA R KIN G SP94-204C H EALT CLINIC H CS-NP PA R KIN G CS-NP AIL T E R M E DIC AL O S P-99-0282 C F FIC E S GO-NP SP-99-0282C SP-97-0490CS W 33R D S T BAILEY PARK 70-224 Y W K L P A DIC E M 9 4 3-1 9 SP-01-0357C PARKING GO-V-NP 87-082 C14-2008-0003 GO-MU-V-NP CS-V-NP W 35T H S C14-2008-0003 CS-V-NP T D CS-V-NP LV R B A P-NP M A N L G KIN R PA Y W K L P A DIC E M R O LT A E R B A L CS-NP C14-2008-0003 CS-V-NP ( C14-2007-0262 CS-V-CO-NP ( ( CS-1-V-NP R E T 39 7-0 Z8 R E VIC R E S C. F F D O Y R E L RIN L A G P CS-V-NP A P-NP ( LO-NP ( 3 0 8-00 0 20 C14-04-0021 CS-V-CO-NP CS-CO-NP O FFIC E LO-NP CS-1-CO-NP C14-2007-0262 R EST. CS-CO-NP ( MF-2-NP LO-CO-NP ( ( W 34T SP-04-1004C GO-NP 81-53 ( H ST S E FIC F O 83-36 ( GR-NP O FFIC E S CS-NP PA R KIN G GO-CO-NP CS-1-NP N Y L E AIL B D V L B K E E R C L A O H S P-NP SP-02-0189D 87-082 UNDEV 81-75 ( W 3 1 S T S T MF-4-NP 67-76 81-53 SP92-313C SP92-313C P-NP SF-3-NP P81-80 W 32N GR-CO-NP T D S ( ZONING SF-3-NP ( ( ZONING CASE#: C14-2024-0079 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 5/6/2024 Exhibit AExhibit BCity of Austin - Planning Department 6310 Wilhelmina Delco Drive Austin, TX 78752 Via Electronic Submittal Re: Re-zoning request for 1500 W 35th St, Austin, TX 78703 (the “Property”) City of Austin Planning Department: As representatives of the owner of the above stated Property, we respectfully submit an application for rezoning. The Property is located at 1500 W 35th St, Austin, TX 78703 and is currently zoned as GR-V-NP and we are requesting to rezone the property to CS-1-CO-NP. The purpose of the rezoning is to allow for spirit sales, no on-site consumption. The Property is within a neighborhood plan, and we have met with the neighborhood association and have come up with conditional use restrictions for the property as follows: Adult-oriented business, agriculture sales and services, automotive rentals, automotive repair services, automotive sales, automotive washing (of any type), bail bonds services, campgrounds, cocktail lounge, commercial blood plasma center, construction sales & services, convenience storage, drop-off recycling collection facility, equipment repair services, equipment sales, funeral services, hotel/motel, kennels, laundry services, outdoor entertainment, pawn shop services, pedicab storage & dispatch, service station, vehicle storage, custom manufacturing, limited warehousing & distribution, community garden & urban farm. The surrounding zoning is GO-V-NP to the east, LR-NP, GR-MU-CO-NP, GR-V-NP to the south & the west, and GR-V, LR, & GO to the north. If you have any questions regarding this request or need additional information, please feel free to contact me at any time. Cheers, Jourdan Ashley Aus-Tex Building Consultants, LLC Exhibit C