Zoning and Platting Commission Recommendation Recommendation Number: 20240806-012 Bird Safe Buildings Date: August 6, 2024 Subject: Bird-friendly design and building solutions WHEREAS, the Zoning and Platting Commission was given a presentation about Bird Safe Design by Heidi Trudell, Bird Safe Design Specialist with support from Travis Audubon; and WHEREAS, the core principles of Imagine Austin include the integration of nature into the city and sustainably managed environmental resources; and WHEREAS, the City of Austin was named a Bird City in February 2023; and WHEREAS, each year, nearly two billion birds travel through the State of Texas, and WHEREAS, over 400 species of birds reside or migrate through Travis County every spring and fall. Both endangered species and species of concern utilize the Central Flyway and geological way finders of the Balcones Escarpment and Colorado River during their migration; and WHEREAS, the hills of Austin and Travis County are home to the endangered Golden- cheeked Warbler; and WHEREAS, the City of Austin benefits from the annual $1.8 billion generated from bird tourism in Texas; and WHEREAS, birds colliding with poorly designed buildings results in up to 2 million birds dying in the US every year; and WHEREAS, more than 30 cities have adopted bird-safe design practices into their code and/or practices. However, no city in Texas has yet to adopt these design practices, which means Austin could lead the way; and WHEREAS, turning off non-essential lights helps to reduce bird-building collisions as well as additional benefits reducing electricity consumption, costs, and pollution associated with power production; and WHEREAS, habitat loss for nesting and wintering birds also has a negative impact; and WHEREAS, the loss of insects due to the use of pesticides diminishes food supply for birds. NOW, THEREFORE, BE IT RESOLVED that the Zoning and Platting Commission recommends the City of Austin take the following actions: 1. Strive to be the FIRST city in Texas to be a bird-safe design city. 2. Require all new construction or remodels of both low-rise and high-rise buildings to utilize, at a minimum, bird-friendly glass and downcast, Dark Skies lighting. 3. Use Hotel Occupancy Tax revenues to promote bird tourism by making grants available to fund the addition costs associated with bird-friendly building designs. 4. Continue the “Lights Out” policy in which non-essential lighting in City buildings is turned off between 11:00 PM to 6:00 AM during the spring and fall migration periods. 5. …
ZONING AND PLATTING COMMISSION REGULAR MEETING MINUTES TUESDAY, AUGUST 6, 2024 The Zoning and Platting Commission convened in a regular called meeting on Tuesday August 6, 2024, at Austin City Hall, Boards and Commissions Room, 1101, 301 W. Second Street, Austin, TX. Chair Smith called the Zoning and Platting Commission meeting to order at 6:01 p.m. Board Members/Commissioners in Attendance: Hank Smith Betsy Greenberg David Fouts Board Members/Commissioners in Attendance Remotely: Scott Boone William Floyd Ryan Puzycki Carrie Thompson Board Members/Commissioners absent: Alejandra Flores Lonny Stern 2 vacancies on the dais PUBLIC COMMUNICATION: GENERAL None. APPROVAL OF MINUTES Approve the minutes of the Zoning and Platting Commission regular called meeting on July 16, 2024. The minutes from the meeting of July 16, 2024, were approved on the consent agenda on Commissioner Fouts’ motion, Commissioner Puzycki’s second on a 7-0 vote. Commissioners Flores and Stern were absent. 1 PUBLIC HEARINGS 2. Rezoning: C14-2024-0087 - 12104 Jekel Circle; District 6 12104 Jekel Circle, Rattan Creek Watershed Location: Owner/Applicant: JLCC Interests, LLC (Michael Jordan Scott) Agent: Request: Staff Rec.: Staff: Industry ATX (Michael Winningham) LI-CO to CS Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department The motion to approve Staff’s recommendation of CS for C14-2024-0087 - 12104 Jekel Circle located at 12104 Jekel Circle was approved on the consent agenda on Commissioner Fouts’ motion, Commissioner Puzycki’s second on a 7-0 vote. Commissioners Flores and Stern were absent. C14-2024-0057 - 2100 Patsy Parkway; District 2 2100 Patsy Parkway, Onion Creek and South Boggy Creek Watersheds 3. Rezoning: Location: Owner/Applicant: Steve Cisneros Agent: Request: Staff Rec.: Staff: Drenner Group (Leah Bojo) SF-2 to MF-3 Recommended Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department The motion to approve Staff’s recommendation of MF-3 for C14-2024-0057 - 2100 Patsy Parkway located at 2100 Patsy Parkway was approved on the consent agenda on Commissioner Fouts’ motion, Commissioner Puzycki’s second on a 7-0 vote. Commissioners Flores and Stern were absent. C14-2024-0093 - 7901 Persimmon Trail; District 5 7901 Persimmon, South Boggy Creek Watershed 4. Rezoning: Location: Owner/Applicant: Shane Hauptli and Carol Short Agent: Request: Staff Rec.: Staff: Keepers Land Planning (Ricca Keepers) MH to SF-3 Recommended Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Planning Department The motion to approve Staff’s recommendation of SF-3 for C14-2024-0093 - 7901 Persimmon Trail located at 7901 Persimmon Trail was approved on the consent agenda on Commissioner Fouts’ motion, Commissioner Puzycki’s second on a 6-1 vote. Vice Chair Greenberg voted nay. …
ZONING CHANGE REVIEW SHEET TO: SF-3 DISTRICT: 5 CASE: C14-2024-0089 (7900 Persimmon Trail) ADDRESS: 7900 Persimmon Trail ZONING FROM: MH SITE AREA: .2441 acres (10,633.93 sq. ft.) PROPERTY OWNER: Anna Cecilia Berry AGENT: Texas Permitting Solutions (Shae Willard) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMEDATION: Staff recommends SF-3, Family Residence District, zoning. See the Basis of Recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: July 16, 2024: CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is an undeveloped lot within the Greenleaf Estates subdivision. The Greenleaf Estates and the Brownleaf Estates, the adjacent subdivision to the north, are manufactured home subdivisions and were zoned mobile home residence (MH) district in the mid-1980s. Some of the lots contain one or more manufactured homes, and other lots have single family residence or two-family residence uses. In this case, the applicant has requested SF-3 zoning to build a single-family residence. Staff is recommending the Family Residence (SF-3) district zoning. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. C14-2023-0000 2 The Family residence (SF-3) district is the designation for a moderate density single- family residential use and a duplex use on a lot that is a minimum of 5,750 square feet. An SF-3 district designation may be applied to a use in an existing single-family neighborhood with moderate sized lots or to new development of family housing on lots that are 5,750 square feet or more. Up to three units are permitted under single- family residential development standards. Zoning changes should promote compatibility with adjacent and nearby uses. 2. The staff supports the applicant’s request because the property is located in an area that is developed with a mixture of manufactured homes, single family residences, and two-family residences. The SF-3 zoning district would be compatible and consistent with the surrounding uses and there are existing SF-3 and SF-2-CO zoned properties located to the north and east that are currently developed with single- family residential uses. In addition, many of the manufactured homes in this area have been enclosed with framed facades making it difficult to recognize them as manufactured homes and not single family structures. LAND USES Undeveloped Manufactured Home, Single-Family Residences Undeveloped Undeveloped, Single-Family Residences Manufactured Home MH ZONING MH, SF-2-CO EXISTING ZONING AND LAND USES: Site North MH, SF-3 South MH East …
ZONING CHANGE REVIEW SHEET DISTRICT: 2 TO: GR-MU-V-DB90 CASE: C14-2024-0047– 8501 S. 1st Street ADDRESS: 8501 South 1st Street ZONING FROM: DR SITE AREA: 7.459 acres PROPERTY OWNER: Mae Katherine Rich Clay AGENT: Drenner Group PC (Leah Bojo) CASE MANAGER: Marcelle Boudreaux (512-974-8094, marcelle.boudreaux@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant community commercial – mixed use – vertical mixed use building – density bonus 90 (GR-MU-V-DB90) combining district zoning. ZONING AND PLATTING COMMISSION ACTION/ RECOMMENDATION: July 16, 2024: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: In December 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, Ordinance No. 20240229-073, was enacted to create the “DB90” combining district, which amended City Code Title 25 (Land Development) to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. C14-2024-0047 Page 2 CASE MANAGER COMMENTS: The subject rezoning area is approximately 7.459 acres and is developed with a modest industrial warehouse and four single-family residential buildings but is primarily undeveloped. The rezoning area is situated at the east side of S. 1st Street, just north of the intersection with Ralph Ablanedo Drive and less than half a mile north of its intersection with Slaughter Lane. S. 1st Street is a level 3 mobility corridor, and the site is located equidistant walking distance two stops for Cap Metro bus route 10, with high frequency access to downtown. This portion of S. 1st Street is identified as an Imagine Austin Corridor, with growth and new development focused along such corridors per the plan. Development on the east side of S. 1st Street is mostly undeveloped to the immediate north (DR) and further north a vacant Construction sales and service use (MF-4-CO). There is a Religious facility use and Childcare service use to the south (IP-CO). To the east is a Fire station and Police station, with access from Ralph Ablanedo Drive (P). Across S. 1st Street to the west is Single family residential use and Multifamily residential (SF-2; MF-2-CO). Please refer to Exhibits A (Zoning Map), A-1 (Aerial View). The Applicant proposes to rezone the property to the community commercial – mixed use – vertical mixed use building – density bonus 90 (GR-MU-V-DB90) combining district for a mixed use development that will …
May 16, 2024 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM 5301 Southwest Parkway, Building 2, Suite 100 PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Ryan Taylor Street Address City State ZIP Code Work Phone E-Mail Address Case Name Case Number Variance Case Information Austin, TX 78735 (512)-646-2237 ryan.taylor@kimley-horn.com 290 Parmer Industrial - 2 SP-2023-0401C Address or Location 10095 E US HWY-290 SVRD Environmental Reviewer Name David Michael Environmental Resource Management Reviewer Name N/A Applicable Ordinance Watershed Name Watershed Classification Watershed Protection Ordinance Gilleland Creek ☐Urban ☐ Suburban ☐Water Supply Suburban ☐Water Supply Rural ☐ Barton Springs Zone City of Austin | Environmental Commission Variance Application Guide 1 May 16, 2024 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment ☐ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone ☐ Yes ☐ No Distance to Nearest Classified Waterway 373’ Water and Wastewater service to be provided by City of Austin The variance request is as follows: Request 25-8-341 - to allow cut exceeding eight (8) feet on Lot 3 of this development. This lot proposes 62,889 square feet of cut over 8 feet with a maximum depth of 15 feet. Impervious cover Existing Existing Proposed Proposed Overall Lot 3 Overall Lot 3 square footage: ____0____ _0____ 1,525,471 682,585 acreage: percentage: ____0____ __0____ 35.02 15.67 ____0____ __0____ 54.7 72.3 Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The overall 290 Parmer Industrial development is a 64.04 Acre industrial warehouse development located at 10095 E US 290 SVRD EB, Austin, Texas 78653. The 290 Parmer Industrial – 2 site is Lot 3 (21.67 acres) of this development. The existing site is currently undeveloped. Elevation on the site varies from 583 at the Southwest corner down to 511 at the Northeast corner. The existing site has small trees and vegetation, particularly in the Critical Water Quality Zone; but does not include any heritage trees. Approximately 7.80 Acres of the property is in a Critical Water Quality zone and 3.47 Acres of the property is in the 100-year floodplain. City of Austin | Environmental Commission Variance Application Guide 2 May 16, 2024 Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) FINDINGS OF FACT The proposed site …
MEMORANDUM ****************************************************************************** 06/21/2024 David Michael Development Services Department Hank Smith, Chair Zoning and Platting Commission Members SP-2023-0401C - 290 Parmer Industrial Environmental Commission Recommendation TO: FROM: DATE: RE: ****************************************************************************** The motion to approve the requested variances failed to receive the minimum necessary Environmental Commission votes. Consequently, no motion was approved by the Environmental Commission for the 290 Parmer Industrial variance requests (item number 4, June 5, 2024, Environmental Commission meeting) and the variances are presented with no recommendation. The motion to recommend the requested variances with conditions failed on Commissioner Bristol’s motion, Commissioner Sullivan’s second on a 4-3 vote. Those voting aye were Commissioners Nickells, Qureshi, Einhorn, and Sullivan. Those voting nay were Commissioners Bristol, Brimer, and Krueger. Commissioner Bedford abstained. Commissioners Cofer and Schiera were absent.
290 PARMER INDUSTRIAL - 2 10095 E US 290 HWY SP-2023-0401C David Michael Environmental Review Specialist Senior Development Services Department PROPERTY DATA • Gilleland Creek Watershed • Suburban Watershed Classification, Desired Development Zone • Austin Full Purpose • Council District 1 • Not located over Edwards Aquifer Recharge Zone LOCATION Site Location Austin ETJ Austin City Limits Edwards Aquifer Recharge Zone Edwards Aquifer Contributing Zone LOCATION LOCATION View from south looking west View from south looking north LOCATION 2 ft elevation contour lines Critical Water Quality Zones VARIANCE REQUESTS 1. Request to vary LDC 25-8-341 to allow cut up to 15 feet. 2. Request to vary LDC 25-8-342 to allow fill up to 16 feet. GRADING VARIANCE FINDINGS IN SUMMARY • Variances for grading have been granted for similar projects. • Grading is a design decision, but the project provides greater environmental protection with increased landscaping. • The project does not create a significant probability of harmful environmental consequences. • The variance will result in water quality that is at least equal to the water quality achievable without the variance. STAFF DETERMINATION AND CONDITIONS The required landscape plan will be supplemented with the establishment of managed native wildflower meadows on the graded slopes, an increase in the amount of tree canopy and other vegetative cover, and larger tree sizes planted. • +14,000 sq. ft. wildflower seeding & management area • 50 additional shade trees • +250 additional shade tree inches (larger sizes) • +150 additional small tree inches (larger sizes) APPLICANT PRESENTATION
ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: June 5, 2024 NAME & NUMBER OF PROJECT: 290 Parmer Industrial – 2 SP-2023-0401C NAME OF APPLICANT OR ORGANIZATION: Ryan Taylor, Kimley-Horn and Associates, Inc. LOCATION: 10095 E US 290 Hwy Service Road EB Austin, Texas COUNCIL DISTRICT: Council District 1 ENVIRONMENTAL REVIEW STAFF: WATERSHED: REQUEST: David Michael Environmental Review Specialist Senior Development Services Department 512-974-2263 david.michael@austintexas.gov Gilleland Creek Watershed Suburban Watershed Classification Desired Development Zone Variance request is as follows: Request to vary from LDC 25-8-341 to allow cut up to 15 feet Request to vary from LDC 25-8-342 to allow fill up to 16 feet STAFF RECOMMENDATION: Staff recommends these variances, having determined the findings of fact to have been met. The required landscape plan will be supplemented with an increase in the amount of tree canopy and other vegetative cover, larger tree sizes planted, and establishment of managed native wildflower meadows on the graded slopes: • 50 Additional shade trees • +250 additional shade tree inches (larger sizes) • +150 additional small tree inches (larger sizes) • +14,000 sq. ft. wildflower seeding & management area Page 2 of 2 STAFF CONDITION: Development Services Department Staff Recommendations Concerning Required Findings Project Name: 290 Parmer Industrial - 2 SP-2023-0401C Ordinance Standard: Watershed Protection Ordinance Variance Request: Request to vary from LDC 25-8-341 to allow cut up to 15 feet A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. The requirement will deprive the applicant of a privilege or the safety of property given to owners of other similarly situated property with approximately contemporaneous development; Yes. The use of the proposed warehouses requires extensive areas of uniform finished floor elevations as is typical for shipping and receiving facilities. Cut in the existing grades over eight feet is needed to allow for the level finished-floor elevations and level loading docks, to maintain drives at minimal grades necessary for truck maneuverability, and to allow ADA access. The site plan proposes two warehouses with truck courts on a 21.6-acre lot that has no natural occurring slopes over 15 percent, requiring cut up to 14.2 feet in depth, and fill up to 15.2 feet in depth. The Land Use Commission has frequently approved variances for cut and fill over eight feet in depth for warehouse projects in the Desired Development Zone. Examples of similar projects include: Applied Materials Logistics Service Center, …
REGULAR MEETING of the ZONING AND PLATTING COMMISSION TUESDAY, JULY 16, 2024, 6 PM AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS Some members of the Zoning and Platting Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live Public comment will be allowed in-person or remotely via telephone. Speakers may only register to speak on an item once either in-person or remotely. Registration no later than 2 PM the day of the meeting is required for remote participation by telephone. For more information on public comment, please see the agenda section “Speaker Registration”. Please contact Nicole Corona, Staff Liaison, for questions regarding speaker registration at nicole.corona@austintexas.gov or by phone at 512-974-3146. CURRENT BOARD MEMBERS/COMMISSIONERS: Hank Smith – Chair (District 8) Betsy Greenberg – Vice-Chair (District 6) Carrie Thompson – Secretary (District 10) David Fouts (District 2) Lonny Stern (District 3) Ryan Puzycki (District 7) District 4 -Vacant District 9 -Vacant EXECUTIVE SESSION (No public discussion) The Zoning and Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this agenda. The commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071 CALL TO ORDER PUBLIC COMMUNICATION: GENERAL AGENDA The first fours speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES Alejandra Flores – Parliamentarian (District 5) William D. Floyd (Mayor’s Representative) Scott Boone (District 1) 1. Approve the minutes of the Zoning and Platting Commission regular meeting on July 2, 2024. PUBLIC HEARINGS 2. Rezoning: Location: Owner/Applicant: Anna Cecilia Berry Agent: Request: Staff Rec.: Staff: C14-2024-0089 - 7900 Persimmon Trail; District 5 7900 Persimmon, South Boggy Creek Texas Permitting Solutions (Shae Willard) MH to SF-3 Recommended Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Planning Department C14-2024-0047 - 8501 S. 1st Street; District 2 8501 South 1st Street, South Boggy Creek 3. Rezoning: Location: Owner/Applicant: Mae Katherine Rich Clay Agent: Request: Staff Rec.: Staff: Drenner Group PC (Leah Bojo) DR to GR-MU-V-DB90 Recommended Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department 4. Environmental Variance: Location: SP-2023-0401C - 290 Parmer Industrial – 2 10095 E US 290 Hwy Service Road EB …
REGULAR MEETING of the ZONING AND PLATTING COMMISSION TUESDAY, JULY 16, 2024, 6 PM AUSTIN CITY HALL, COUNCIL CHAMBERS, ROOM 1001 301 WEST 2ND STREET AUSTIN, TEXAS the Zoning and Platting Commission may be participating by Some members of videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch- atxn-live Public comment will be allowed in-person or remotely via telephone. Speakers may only register to speak on an item once either in-person or remotely. Registration no later than 2 PM the day of the meeting is required for remote participation by telephone. For more information on public comment, please see the agenda section “Speaker Registration”. Please contact Nicole Corona, Staff Liaison, for questions regarding speaker registration at nicole.corona@austintexas.gov or by phone at 512-974-3146. CURRENT BOARD MEMBERS/COMMISSIONERS: Hank Smith – Chair (District 8) Betsy Greenberg – Vice-Chair (District 6) Carrie Thompson – Secretary (District 10) David Fouts (District 2) Lonny Stern (District 3) Ryan Puzycki (District 7) District 4 -Vacant District 9 -Vacant Alejandra Flores – Parliamentarian (District 5) William D. Floyd (Mayor’s Representative) Scott Boone (District 1) EXECUTIVE SESSION (No public discussion) The Zoning and Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this agenda. The commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071 AGENDA REVISED CALL TO ORDER PUBLIC COMMUNICATION: GENERAL Executive Liaison: Joi Harden, 512-974-1617 Staff Liaison: Nicole Corona, 512-974-3146 Attorney: AJ Urteaga, 512-974-2386 The first fours speakers signed up prior to the meeting being called to order will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on July 2, 2024. PUBLIC HEARINGS 2. Rezoning: Location: Owner/Applicant: Anna Cecilia Berry Agent: Request: Staff Rec.: Staff: C14-2024-0089 - 7900 Persimmon Trail; District 5 7900 Persimmon, South Boggy Creek Texas Permitting Solutions (Shae Willard) MH to SF-3 Recommended Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Planning Department C14-2024-0047 - 8501 S. 1st Street; District 2 8501 South 1st Street, South Boggy Creek 3. Rezoning: Location: Owner/Applicant: Mae Katherine Rich Clay Agent: Request: Staff Rec.: Staff: Drenner Group PC (Leah Bojo) DR to GR-MU-V-DB90 Recommended Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department SP-2023-0401C - 290 …
1. ZONING AND PLATTING COMMISSION REGULAR MEETING MINUTES TUESDAY, JULY 2, 2024 The Zoning and Platting Commission convened in a regular meeting on Tuesday, July 2, 2024, at Austin City Hall, Board and Commissions Room, Room 1101, 301 W. 2nd Street, in Austin, Texas. Chair Smith called the Zoning and Platting Commission Meeting to order at 6:01 p.m. Commissioners in Attendance: Hank Smith Betsy Greenberg Alejandra Flores Lonny Stern Commissioners in Attendance Remotely: Scott Boone David Fouts William D. Floyd Ryan Puzycki Carrie Thompson 2 vacancies on the dais. PUBLIC COMMUNICATION: GENERAL None. APPROVAL OF MINUTES PUBLIC HEARINGS 1 Approve the minutes of the Zoning and Platting Commission meeting on June 18, 2024. The minutes from the meeting of 06/18/2024 were approved on the consent agenda on Commissioner Stern’s motion, Vice Chair Greenberg’s second on a 9-0 vote. Two vacancies on the dais. C14-2024-0054 - 8200 & 8300 North MoPac; District 10 8200 and 8300 North MoPac Expressway, Shoal Creek 2. Rezoning: Location: Owner/Applicant OP 8200 MoPac Property, LLC & OP 8300 MoPac Property, LLC Agent: Request: Staff Rec.: Staff: Drenner Group, PC (Amanda Swor) LO and LR to GR-MU-V-DB90 Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department The motion to approve the Neighborhood’s postponement request to the August 6, 2024 meeting was approved on the consent agenda on Commissioner Stern’s motion, Vice Chair Greenberg’s second on a 9-0 vote. Two vacancies on the dais. C14-2024-0083 - 11910 Research Blvd.; District 10 11910 Research Boulevard, Walnut Creek 3. Rezoning: Location: Owner/Applicant Sovereign Commercial (Harry Scott) Agent: Request: Staff Rec.: Staff: Metcalfe, Wolff, Stuart & Williams (Katherine Nicely) GR to CS-CO Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department The motion to approve Staff’s recommendation of CS-CO for C14-2024-0083 - 11910 Research Blvd. located at 11910 Research Boulevard with an additional condition to prohibit access to Arabian Trail unless required by Staff in the site plan review process was approved on the consent agenda on Commissioner Stern’s motion, Vice Chair Greenberg’s second on a 9-0 vote. Two vacancies on the dais. C14-2023-0155 - 2103 Oak Valley Rd; District 5 2103 Oak Valley Road, Slaughter Creek Watershed 4. Rezoning: Location: Owner/Applicant Eddie & Leila Mayfield Agent: Request: Staff Rec.: Staff: Keepers Land Planning (Ricca Keepers) I-RR to SF-3 Staff Recommendation SF-1-CO Cynthia Hadri, 512-974-7620, cynthia.hadri@austintexas.gov Planning Department The motion to approve an indefinite postponement request from the Applicant was approved on the consent agenda …
7/16/24, 9:21 AM ZAP Commissions Hearing on July 16 - SP-2023-0401C - Corona, Nicole - Outlook ZAP Commissions Hearing on July 16 - SP-2023-0401C Madere, Pamela Mon 7/15/2024 7:58 PM To: Guerrero, Gabriel <Gabriel.Guerrero@austintexas.gov>; Corona, Nicole <Nicole.Corona@austintexas.gov>; Garcia, Ella <Ella.Garcia@austintexas.gov> External Email - Exercise Caution Pls provide to the ZAP Commissioners. Thanks. From: Ma Harriss Sent: Monday, July 15, 2024 10:52 AM To: Gabriel.Guerrero@aus ntexas.gov Cc: Madere, Pamela Subject: SP-2023-0401C Caution: **External Email. Mr. Guerro – I am the Chief Financial Officer of the Butler Family Interests which, un l December 2022, owned the site immediately adjacent to the west of the applicant’s site. During our ownership, we worked closely with Provident 290 on the various easements and other en tlements necessary for the development of their site. We support the above project and the cut and fill variances requested. Let me know if you have any ques ons. Ma William M. "Ma " Harriss Chief Financial Officer Butler Family Interests Please note our new office loca on and my new e-mail address Please note that effec ve 1/1/2022, I have gone to semi-re rement status. I am typically working Mondays and Wednesdays and some Fridays. I will try to respond to e-mails and phone calls as I receive them, but there may be some delay. CONFIDENTIAL INFORMATION: The informa on contained in this transmi al and accompanying documents is protected by both state and federal law. This informa on is intended only for the use of the individual or en ty named above. If you are not the intended recipient, you are hereby no fied that any disclosure, copying, distribu on or ac on taken in reliance on the contents of this transmi al is strictly prohibited. If you have received this transmi al in error, please no fy the sender immediately to arrange for return or destruc on of these documents. about:blank?windowId=SecondaryReadingPane7 1/2 7/16/24, 9:21 AM ZAP Commissions Hearing on July 16 - SP-2023-0401C - Corona, Nicole - Outlook The authorized recipient of this informa on is prohibited from disclosing this informa on to any other party except as may be permi ed by law, and is required to destroy the informa on a er its intended purpose has been fulfilled, unless otherwise permi ed by law. CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". …
ZONING AND PLATTING COMMISSION REGULAR MEETING MINUTES TUESDAY, JULY 16, 2024 The Zoning and Platting Commission convened in a regular meeting on Tuesday July 16, 2024, at Austin City Hall, Council Chambers, Room 1001, 301 W. Second Street, Austin, TX. Chair Smith called the Zoning and Platting Commission meeting to order at 6:01 p.m. Board Members/Commissioners in Attendance: Hank Smith Betsy Greenberg Alejandra Flores Ryan Puzycki Board Members/Commissioners in Attendance Remotely: David Fouts Carrie Thompson Board Members/Commissioners absent: Scoot Boone William Floyd Lonny Stern 2 vacancies on the dais. PUBLIC COMMUNICATION: GENERAL None. APPROVAL OF MINUTES 1. Approve the minutes of the Zoning and Platting Commission regular meeting on July 2, 2024. The minutes from the meeting of 07/02/2024 were approved on the consent agenda on Commissioner Flores’ motion, Commissioner Puzycki’s second on a 6-0 vote. Commissioners Boone, Floyd, and Stern were absent. 1 PUBLIC HEARINGS 2. Rezoning: Location: Owner/Applicant: Anna Cecilia Berry Agent: Request: Staff Rec.: Staff: C14-2024-0089 - 7900 Persimmon Trail; District 5 7900 Persimmon, South Boggy Creek Texas Permitting Solutions (Shae Willard) MH to SF-3 Recommended Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Planning Department The motion to approve a postponement to August 6, 2024, was approved on the consent agenda on Commissioner Flores’ motion, Commissioner Puzycki’s second on a 6-0 vote. Commissioners Boone, Floyd, and Stern were absent. C14-2024-0047 - 8501 S. 1st Street; District 2 8501 South 1st Street, South Boggy Creek 3. Rezoning: Location: Owner/Applicant: Mae Katherine Rich Clay Agent: Request: Staff Rec.: Staff: Drenner Group PC (Leah Bojo) DR to GR-MU-V-DB90 Recommended Marcelle Boudreaux, 512-974-8094, marcelle.boudreaux@austintexas.gov Planning Department 4. Environmental Variance: Location: The motion to approve Staff’s recommendation of GR-MU-V-DB90 for C14-2024-0047 - 8501 S. 1st Street located at 8501 South 1st Street was approved on the consent agenda on Commissioner Flores’ motion, Commissioner Puzycki’s second on a 6-0 vote. Commissioners Boone, Floyd, and Stern were absent. SP-2023-0401C - 290 Parmer Industrial – 2 10095 E US 290 Hwy Service Road EB Austin, Texas, Gilleland Creek Watershed Owner/Applicant: Ryan Taylor, Kimley-Horn and Associates, Inc. Request: Variance request is as follows: Request to vary from LDC 25-8-341 to allow cut up to 15 feet Request to vary from LDC 25-8-342 to allow fill up to 16 feet Recommended David Michael, 512-974-2263, david.michael@austintexas.gov Development Sevices Department Staff Rec.: Staff: The public hearing was closed on Commissioner Flores’ motion, Commissioner Greenberg’s second on a 6-0 vote. Commissioners Boone, Floyd, …
ZONING & PLATTING COMMISSION AGENDA Tuesday, July 2, 2024 The Zoning and Platting Commission will convene at 6:00 PM on Tuesday, July 2, 2024, at Austin City Hall, Board and Commissions Room, Room 1101 301 W. 2nd Street, Austin, TX. Some members of the Zoning and Platting Commission may be participating by videoconference. The meeting may be viewed online at: http://www.austintexas.gov/page/watch-atxn-live Hank Smith – Chair (District 8) Betsy Greenberg – Vice-Chair (District 6) Carrie Thompson – Secretary (District 10) Scott Boone (District 1) David Fouts (District 2) Lonny Stern (District 3) Ryan Puzycki (District 7) District 4 -Vacant District 9 -Vacant Alejandra Flores – Parliamentarian (District 5) William D. Floyd (Mayor’s Representative) EXECUTIVE SESSION (No public discussion) The Zoning & Platting Commission will announce it will go into Executive Session, if necessary, pursuant to Chapter 551 of the Texas Government Code, to receive advice from Legal Counsel on matters specifically listed on this agenda. The commission may not conduct a closed meeting without the approval of the city attorney. Private Consultation with Attorney – Section 551.071 PUBLIC COMMUNICATION APPROVAL OF MINUTES The first four (4) speakers signed up prior to the speaker registration deadline will each be allowed a three-minute allotment to address their concerns regarding items not posted on the agenda. 1. Approve the minutes of the Zoning and Platting Commission regular meeting on June 18. PUBLIC HEARINGS Executive Liaison: Joi Harden, 512-974-1617 Staff Liaison: Nicole Corona, 512-974-3146 Attorney: AJ Urteaga, 512-974-2386 C14-2024-0054 - 8200 & 8300 North MoPac; District 10 8200 and 8300 North MoPac Expressway, Shoal Creek 2. Rezoning: Location: Owner/Applicant: OP 8200 MoPac Property, LLC & OP 8300 MoPac Property, LLC Agent: Request: Staff Rec.: Staff: Drenner Group, PC (Amanda Swor) LO and LR to GR-MU-V-DB90 Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department C14-2024-0083 - 11910 Research Blvd.; District 10 11910 Research Boulevard, Walnut Creek 3. Rezoning: Location: Owner/Applicant: Sovereign Commercial (Harry Scott) Agent: Request: Staff Rec.: Staff: Metcalfe, Wolff, Stuart & Williams (Katherine Nicely) GR to CS-CO Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department C14-2023-0155 - 2103 Oak Valley Rd; District 5 2103 Oak Valley Road, Slaughter Creek Watershed 4. Rezoning: Location: Owner/Applicant: Eddie & Leila Mayfield Agent: Request: Staff Rec.: Staff: Keepers Land Planning (Ricca Keepers) I-RR to SF-3 Staff Recommendation SF-1-CO Cynthia Hadri, 512-974-7620, cynthia.hadri@austintexas.gov Planning Department COMMITTEE AND WORKING GROUPS REPORTS 5. Codes and Ordinances Joint Committee – Update pertaining to recommendations …
ZONING CHANGE REVIEW SHEET DISTRICT: 10 TO: GR-MU-V-DB90 CASE: C14-2024-0054 (8200 & 8300 North MoPac) ADDRESS: 8200 & 8300 North MoPac Expressway ZONING FROM: LO, LR SITE AREA: 12.26 acres PROPERTY OWNER: OP 8200 MoPac Property, LLC & OP 8300 MoPac Property, LLC AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends GR-MU-V-DB90, Community Commercial-Mixed Use-Vertical Mixed Use Building-Density Bonus 90 Combining District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: July 2, 2024 CITY COUNCIL ACTION: ORDINANCE NUMBER: 2 ISSUES: In December of 2023, Ordinance No. 20220609-080, Ordinance No. 20221201-056 and Ordinance No. 20221201-055 were invalidated. On March 11, 2024, the City Council approved Ordinance No. 20240229-073 to create the “DB90” combining district, which amended City Land Development Code - Title 25 to create a new zoning district for a density bonus program that grants 30 feet in height above the base zoning district, to a maximum of 90 feet, and modifies site development regulations including compatibility standards. Subsequently, the applicant submitted this new rezoning application to request the -DB90 combining district. CASE MANAGER COMMENTS: The property in question is a 12.26 acre tract of land that is developed with an office complex that has LO zoning, with footprint areas of LR zoning. The lot to the south, across Steck Avenue, contains a vacant restaurant use (Luby’s) that is zoned MF-6. To the north, there are MF-2 and LO zoned lots that are developed with multifamily (Bent Tree Apartments) and office (The Woods II) uses. The land to the west is developed with residential condos (The Arbors) zoned LO. In this application, the property owner is requesting to rezone these lots to GR-MU-V-DB90 zoning to allow for a phased redevelopment of the existing surface parking and office uses. The applicant states that their intent is to support residential, office, and retail uses and allow for participation in the DB90 program. (Please see Applicant’s Request Letter – Exhibit C). A development utilizing the “density bonus 90” incentives is permitted with a base GR district and must include an affordability component for residential use in order to obtain incentives, including height maximum of 90 feet in the GR district (60 feet maximum in the base district plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. …
ZONING CHANGE REVIEW SHEET CASE: C14-2024-0083 (11910 Research Blvd) DISTRICT: 10 ADDRESS: 11910 Research Boulevard ZONING FROM: GR TO: CS-CO* *On June 24, 2024, the applicant added a conditional overlay (CO) to this rezoning request (please see Applicant’s Amendment Request Letter – Exhibit D). SITE AREA: 1.003 acres PROPERTY OWNER: Sovereign Commercial (Harry Scott) APPLICANT/AGENT: Metcalfe, Wolff, Stuart & Williams (Katherine Nicely) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends CS-CO, General Commercial Services-Conditional Overlay Combining District, zoning. The conditional overlay adopts the conditions proposed by the applicant to: 1) Prohibit the following uses on the Property: Agricultural Sales and Services Building Maintenance Services Campground Commercial Blood Plasma Construction Sales and Services Convenience Storage Electronic Prototype Assembly Electronic Testing Equipment Repair Services Equipment Sales Adult Oriented Business Food Preparation Kennels Laundry Services Monument Retail Sales Plant Nursery Vehicle Storage Veterinary Services Custom Manufacturing Indoor Crop Production Maintenance and Service Facilities 2) Make the following uses conditional uses on the Property: Transitional Housing Transportation Terminal ZONING AND PLATTING COMMISSION ACTION/RECOMMENDATION: July 2, 2024: CITY COUNCIL ACTION: ORDINANCE NUMBER: C14-2024-0083 ISSUES: N/A CASE MANAGER COMMENTS: The site under consideration is a 1-acre lot zoned GR that is developed with a former restaurant use (Catfish Parlor) that accesses the southbound frontage road for Research Boulevard/U.S. Highway 183. To the north, along Research Boulevard there is right-of-way area zoned LO and an Automotive Sales use (Covert Automotive) zoned GR-CO. The lots to the south are zoned GR and are developed with Automotive Repair (Pep Boys) and a Pawn Shop use (Top Cash Pawn). The properties to the east contain a buffer area zoned LO, SF-3 and single-family residences across Arabian Trail that are zoned SF-2. In this request, the applicant is asking for a rezoning to CS-CO to redevelop this property with a Limited Warehousing and Distribution use (please see the Applicant’s Request Letter - Exhibit C). After discussions with adjacent neighbors, the applicant is proposing a conditional overlay with this rezoning request (please see Applicant’s Amendment Letter – Exhibit D). The staff recommends CS-CO, General Commercial-Conditional Overlay Combining District, zoning. The property in question meets the definition of the CS base district as it fronts onto a major arterial roadway, Research Boulevard/US. Highway 183. This lot is located .25 miles from Jollyville Road Activity Corridor, as designated by the Imagine Austin Comprehensive Plan. There are public transportation options available as there …
ZONING CHANGE REVIEW SHEET DISTRICT: 5 ZONING TO: SF-3 CASE: C14-2023-0155 ZONING FROM: I-RR ADDRESS: 2103 Oak Valley Road SITE AREA: 0.92 acres (40,075 sq. ft.) PROPERTY OWNER: Eddie & Leila Mayfield AGENT: Keepers Land Planning (Ricca Keepers) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to recommend Single-Family Residence (Large Lot) – Conditional Overlay (SF-1-CO) combined district zoning. The conditional overlay will: 1) Limit the property to the following development standards: Maximum height - 30 feet or 2 stories Maximum dwelling unit(s) – two (2) 2) Prohibit the following uses: Duplex Residential [L. STERN; A. FLORES - 2ND] (9-0) TWO VACANCIES ON THE DIAS ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: July 2, 2024: May 21, 2024: APPROVED THE APPLICANT’S REQUEST FOR A POSTPONEMENT TO JULY 2, 2024. April 2, 2024: APPROVED THE APPLICANT’S REQUEST FOR A POSTPONEMENT TO MAY 21, 2024. CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A [A. FLORES; B. GREENBERG-2ND] (8-0) TWO VACANCIES ON THE DIAS C14-2023-0155 2 CASE MANAGER COMMENTS: The property in question is 0.92 acres, developed with one single family residence, has access to Oak Valley Road (level 1), and is designated interim-rural residence (I-RR). The property has single family residences (I-RR & I-SF-2) to the west, hotel-motel (ETJ) to the south, commercial and bars (ETJ) to the north, south, and east and mobile home residences (I-RR) to the north. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant and owner agree with the staff’s recommendation and are seeking a permanent zoning to allow the use of a bed and breakfast on the property. Staff is recommending single- family residence (large lot) (SF-1) zoning district because there are environmental constraints on the site that would need to limit the impervious cover and building coverage of future development. Per the Watershed Protection Department, there are significant flood risks to private properties and homes downstream of this location. The additional impervious cover on this lot would, in part with other development/redevelopment in the area, exacerbate this flood risk. Based upon the city of Austin’s regulatory floodplain map, the existing building on the property at 2103 Oak Valley Road encroaches in the 100-year floodplain. If the owner proposed to construct additional buildings south of the current building location, they would be well within the 100-year floodplain and would be at significant risk of flooding. The …
1. ZONING AND PLATTING COMMISSION REGULAR MEETING MINUTES TUESDAY, JUNE 18, 2024 The Zoning and Platting Commission convened in a regular meeting on Tuesday, June 18, 2024, at Austin City Hall, Board and Commissions Room, Room 1101, 301 W. 2nd Street, in Austin, Texas. Chair Smith called the Zoning and Platting Commission Meeting to order at 6:00 p.m. Commissioners in Attendance: Hank Smith Betsy Greenberg Alejandra Flores Lonny Stern Commissioners in Attendance Remotely: Scott Boone David Fouts William D. Floyd Ryan Puzycki Carrie Thompson 2 vacancies on the dais. PUBLIC COMMUNICATION: GENERAL None. APPROVAL OF MINUTES PUBLIC HEARINGS 1 Approve the minutes of the Zoning and Platting Commission meeting on June 4, 2024. The minutes from the meeting of 06/04/2024 were approved on the consent agenda on Commissioner Stern’s motion, Vice Chair Greenberg’s second on a 9-0 vote. Two vacancies on the dais. C14-2024-0014 - 15328 FM 1825 Road; District 7 15328 FM 1825 Road, Harris Branch 2. Rezoning: Location: Owner/Applicant: De Souza Investments LLC (Aline De Souza) Request: Staff Rec.: Staff: I-SF-2 to GR Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department The motion to grant Staff’s recommendation of GR for C14-2024-0014 - 15328 FM 1825 Road located at 15328 FM 1825 Road was approved on the consent agenda on Commissioner Stern’s motion, Vice Chair Greenberg’s second on a 9-0 vote. Two vacancies on the dais. C14-2024-0068 - We Are Blood; District 10 4303 Marathon Boulevard, Waller Creek 3. Rezoning: Location: Owner/Applicant: We Are Blood (Arlin Hall, CFO) Agent: Request: Staff Rec.: Staff: Winstead PC (Micah King) SF-3 to GO-MU Recommended Sherri Sirwaitis, 512-974-3057, sherri.sirwaitis@austintexas.gov Planning Department The motion to grant Staff’s recommendation of GO-MU for C14-2024-0068 - We Are Blood located at 4303 Marathon Boulevard was approved on the consent agenda on Commissioner Stern’s motion, Vice Chair Greenberg’s second on a 9-0 vote. Two vacancies on the dais. 4. Rezoning: Location: C14-2023-0140 - Northeast Service Center; District 1 8301 & 8001 1/2 Johnny Morris Road, Decker Creek and Walnut Creek Owner/Applicant: City of Austin Agent: Request: Staff Rec.: Staff: Christopher Mills Financial Services (Christopher Mills) I-RR to P Recommended Beverly Villela, 512-978-0740, beverly.villela@austintexas.gov Planning Department 2 The motion to grant Staff’s recommendation of P for C14-2023-0140 - Northeast Service Center located at 8301 & 8001 1/2 Johnny Morris Road was approved on the consent agenda on Commissioner Stern’s motion, Vice Chair Greenberg’s second on a 9-0 vote. Two vacancies …
= D'-R A R B r ='A u a'=H A oR u I; r+ g?HrHi6 HE; €=.E:;i; Hea Elffsila E: =fIII=s Ei icrf ;i; ==8E [g$;€E *$ E $B Ir Er E [$ s*1iE I lri gtBlFET 83"+ .$$?$*: lei,aIf;Eil[fgi*EEEi [l + iiriEe pt i* $i;; E [rrE+[ E: +laa[E B!H 5(D(DX .) [a oq X =De 4 A Dl ,+ 5a) EEFT E'H =8 ts a' 5a' :i+&X 'i' iE c [ fi -A-YSY.ED? toa 3 F*==fi =' +^a I5 a E. ^. 9 \Y ! -+-- I +- r. -VD-'-.DJ oo X \J-i+=- ^-.-l. I r. 3 F='r - tt O a ts- .,3 t--. =5 odl w- o .)t3 ^!9tD o-XrJ *sZ' ;:(DrD 'i (, P e = a dr 5. Oa I E r-'O -l o ="O k -l'O L^l = O ='6. '" - - E'= 3.o-=ri 3?EP#3?'?v PJ^^JJ.e=x=.E-5e,'B !rt 55 " 3 *,'i9>-qE Eigiligqg E t:E1r1;qE E ^Y+9^9U-EE sE 8;Eas A "3+3+qE*E = eBfi€9.6=rl X ;faa[ESar aFf;ta; ?A A c sf ircx;[ ? qE [;g a ilfi E 5 o'X;q* e d. ilE 3}A1EB;i il?rrtElS= ;5=.^ - 6!3R5.d=(!S. ta = Z = t- 5 (, rJ,+) v= 3: F 9Ex o 5a=^Y u ) 'i -.1 fn- !)' b.;8;r 3 - I Y 1='3.* ! 5 @ ri v..J ^< ='u o >'B 3 ,'-- +wi.*iil a - Deailn c, 0=.";o ;sH+ ,_v- a -i^=9 X EH il ; BF :l -. 0q \) (D + :j *3 = U @ ts (D +-t (D o' +- d 2a e (\ cs q G \ N t--$ tb N. N) R q \ *+ %6.la ,a\b o G\ -. \ o o oo p (D o FJ pn 3 (D a(D o o L.) ID Y \ \ \ -.) I o ^ \ *0 (, tq N .l' l* -N R. l\o IN N oo 3o2z qD 3 tDtD (ri < t.)030:* \.ra'f urE H€Y(, \o{5 t: (D !r oe \..) [..J b.J5 N 0q o O O 0e !, I (JJ UI -I QOY 5H B F'E { i+a-o:a:1 n. x -.-tr:i r 3 5 5O-X;ri d Flrl ro a= a=Ae3p^5*9 :36oiil v^-u^x?33H=0 ,^-34-.t* A-r^)a (D - \r d I = p;(D'-Fl -P3ra:= :a= or9aa ^d-J-t-:labxr.)- U6-v(9s6B-a'xe iHE 8 TS in*o'(l=' {.?9BTe --'-N*+n Li^,n !]- - -V='UA ct.'--'-E-- (D>r+!L5 y t 3 B'a'i itX +3.=a aQE qE q 6 E.a =591 6 …
