HomeMy WebLinkAboutS-0144-K ApplicationCity of Little Rock
Planning and Development
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Annexation
$
Board of Adjustment
$
Cond Use Permit/T U P
$
Final Plat
$
Planned Unit Dev
$�
Preliminary Plat
$
Special Use Permit
$
Rezoning
$
Site Plans
$
Street Name Change 300; §!q r
Street Name Signs Try .. AJ/O
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Public Hearing Sign
Number -at a
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File No
Location _ )'yr•
Applicant
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By
CIVIL ENGINEERING DIVISION
FINAL PLAT FILING APPROVAL.
FINAL PLAT NAME: TOWNE OAKS LOT 14R
INSPECTOR REPORT
I have made a final inspection of the improvements and find that:
All improvements shown on construction drawings for the development are constructed and in conformance
with City requirements/standards.
Certain Improvements remain uncompleted and a punch list has been prepared and sent.
Engineering Specialist Date:__
ADDRESSING SPECIALIST REPORT
I have reviewed the plat and find that the street names and street configuration are acceptable.
Addressing Specialist Date:
TRAFFIC ENGINEER REPORT
I have reviewed the plat and find that:
All streetlight installation, striping, signage and other traffic improvements have been constructed and are in
conformance with City requirements/standards.
street signs should be ordered and billed to developer. Work orders have been prepared for signage.
Certain improvements remain uncompleted and a punch list has been prepared and sent.
Approved engineering drawings for streetlight system have been received and approved. Applicant is
responsible to furnish as -built drawings once streetlights have been installed.
Traffic Engineer
Date:
CIVIL ENGINEER REPORT
A�?&OUFV 1--1 i ti Th-47
I have reviewed the file for this matter and find that: ] Ac,�.Fsr �� [Z �;,., ,.F� W� W A46 kee.rs
The maintenance bond has been submitted and it is the proper type and amount.
Financial assurance for the uncompleted improvements listed above has been received.
As -built drainage plans in electronic form have been submitted.
All other requirements for final plat approval have been satisfied. �/ Wis—
SURVEYOR
Effective: March 19, 2015
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FINAL PLAT OF LOT MR, �'�'�
TOWNE OAKS ADDITION, CITY OF LITTLE ROCK,
PULASKI COUNTY, ARKANSAS FP
From: Edwards, Micah 8
To: pert brown
Subject: RE: Plat Review - Lot 14R, Town Oaks Addition
Date: Thursday, March 19, 2015 8:40:23 AM
Attachments: 1.1-183 2015-03-18 Enal Plat Review . F
Centerpoint has no objection to the proposed plat that is attached. Please let me know if you need
more information, and I apologize on behalf of CNP that it took so long to get you an answer;
honestly at the moment we are a bit short handed.
If you need anything in the future please do not hesitate to contact me.
Thanks,
Micah Edwards
Engineer II
Southern Gas Operations I Arkansas/Oklahoma Region
401 W. Capitol Ave, Suite 600 1 Little Rock, AR 72201
Direct:501-377-4849 1 Fax:501-377-4733 1 Mobile:501-258-4373
CenterPeint
Energy
From: Robert Brown [mailto:rbrown@dci-Ir.com]
Sent: Wednesday, March 18, 2015 9:01 AM
To: Edwards, Micah B
Subject: RE: Plat Review - Lot 14R, Town Oaks Addition
Thank you,
Robert M. Brown
■
O: 501.221.7880
C: 501.804.7881
From: Edwards, Micah B [mmilto:mica h.edwards@Cent oir� •ntEneray.com]
Sent: Wednesday, March 18, 2015 9:00 AM
To: Robert Brown
Subject: RE: Plat Review - Lot 14R, Town Oaks Addition
Robert,
I have received your email and your voicemail. Please give me some time to review the plat and I
will get you a response as soon as I can.
Thanks,
Micah Edwards
Engineer II
Southern Gas Operations I Arkansas/Oklahoma Region
401 W. Capitol Ave, Suite 600 1 Little Rock, AR 72201
Direct:501-377-4849 1 Fax:501-377-4733 1 Mobile:501-258-4373
CenlerPoint
Energy
From: Robert Brown [ it r w - ]
Sent: Wednesday, March 18, 2015 8:47 AM
To: Edwards, Micah B
Subject: Plat Review - Lot 14R, Town Oaks Addition
I sent this plat to Vernon McNulty on March 11 and have not had any response. I also sent a reminder
email on Monday and left a voice mail this morning with no response. Mr. Nick Timberlake gave me
your name this morning as the contact person for this area so I am forwarding the proposed replat to
you for review and approval.
This property is located on the north side of Rodney Parham Road, just west of Reservoir Road, and
adjacent to the Walgreen's drug store. We are replatting this property as part of a building setback
variance requirement and to make an additional right-of-way dedication along Rodney Parham. The
gas main we located is running along the north edge of Rodney Parham, currently within an existing
easement. After the plat is recorded, the gas line will lie within public right-of-way.
Please review and call me if you have any questions. I need to receive your statement of approval by
email or letter as soon as possible.
Thank you for your assistance.
Robert M. Brown
■ a
Development Consultants Inc.
2200 North Rodney Parham Road, Suite220
Little Rock, Arkansas 72212
0: 501.221.7880
C: 501,804.7881
***** This email is from an external sender outside of the CenterPoint Energy network. Be
cautious about clicking links or opening attachments from unknown sources. *****
From: Vincent Hotho
To: Robert B[Own
Cc: James, Donna
Subject: RE: Lot 14R, Towne Oaks Addition - Final Plat Review
Date: Wednesday, March 18, 2015 2:34:42 PM
Robert,
LRW has no objection to this plat. Sewer service is available to the property.
S. Vincent Hotho, P.E.
Engineering Supervisor
Little Rock Wastewater Utility
Ofc: 501.688.1452
M bl: 501.442.6042
From: Robert Brown [mailto:rbrown@dci-Ir.com]
Sent: Wednesday, March 18, 2015 1:37 PM
To: Vincent Hotho
Subject: Lot 14R, Towne Oaks Addition - Final Plat Review
I had our surveyor take a look at that easement area again and we agree, the 10 foot easement is
already there. Attached is another copy for your review, showing utilities, and the amended easement.
Thank you,
Robert M. Brown
■
Development Consultants Inc.
2200 North Rodney Parham Road, Suite220
Little Rock, Arkansas 72212
0: 501,221.7880
C: 501.804.7881
From: Daniel Tull
To: Robert Brown
Subject: RE: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building Setback
Date: Tuesday, March 17, 2015 1:24:45 PM
CAW approved with no comments
Thank You
Central Arkansas Water
Daniel Tull, Engineering Technician
daniel.tWIIPcar .com
501-377-1245
From: Robert Brown [mailto:rbrown@dci-Ir.com]
Sent: Wednesday, March 11, 2015 2:41 PM
To: Vincent Hotho; Daniel Tull; KEATHLEY, CHRIS; NEUMEIER, BERNARD; McNully, Vernon W.
Cc: Craig Lofton; Moore, Monte; James, Donna
Subject: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building Setback
Attached for your use are copies of the proposed replat of Lot 14, Towne Oaks Addition (with and
without utilities), for the proposed development of Natural Grocers (site plan also included). This
property is located on Rodney Parham Road, just west of Reservoir Road and adjacent to the
Walgreen's site. The development is currently under consideration for a building setback variance,
which requires a replat to amend the existing platted building setback at the front of the lot.
All utilities we located appear to be within existing easements of record, as shown and referenced in
notes on the plat drawings. Please review and respond with your approval as soon as possible. Please
call me to discuss if you have any questions or other issues.
Thank you for your prompt response.
Robert M. Brown
C:
Development Consultants Inc.
2200 North Rodney Parham Road, Suite220
Little Rock, Arkansas 72212
O: 501.221.7880
C: 501.804.7881
From: KEATHLEY CHRIS
To: RoberL Brown
Cc: KEATHLEY. CHRIS; GMLEY. ]OHM CURTIS; FINCH. BARRETTA
Subject: FW: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building Setback
Date: Monday, March 16, 2015 3:57:45 PM
Attachments: 14-183 2015.03-I I Final Pia( - Wtth Utilities-odf
14-183 2015.03.11 Final Plat Review Coov,o�f
14-183 ?015-03-09 BOA Variance Plan.odF
AT&T approves the proposed attached final plat of Lot 14R Towne Oaks addition in the City of Little
Rock. CK
Chris Keathley
Lead 05P Ping & Eng bsgn
501.373.6594 0
501,615.5823 C
From: Robert Brown [mailto:rbrown@dci-Ir.com]
Sent: Wednesday, March 11, 2015 2:41 PM
To: Vincent Hotho; Daniel Tull; KEATHLEY, CHRIS; NEUMEIER, BERNARD; McNully, Vernon W.
Cc: Craig Lofton; Moore, Monte; James, Donna
Subject: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building Setback
Attached for your use are copies of the proposed replat of Lot 14, Towne Oaks Addition (with and
without utilities), for the proposed development of Natural Grocers (site plan also included). This
property is located on Rodney Parham Road, just west of Reservoir Road and adjacent to the
Walgreen's site. The development is currently under consideration for a building setback variance,
which requires a replat to amend the existing platted building setback at the front of the lot.
All utilities we located appear to be within existing easements of record, as shown and referenced in
notes on the plat drawings. Please review and respond with your approval as soon as possible. Please
call me to discuss if you have any questions or other issues.
Thank you for your prompt response.
Robert M. Brown
■
■
Development Consultants Inc.
2200 North Rodney Parham Road, Suite220
Little Rock, Arkansas 72212
O: 501.221.7880
C: 501.804.7881
From: NELIMEIER._BERNAR
To: Robert Brown
Cc: Craia Lofton; David Meyer
Subject: RE: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building Setback
Date: Friday, March 13, 2015 12:34:38 PM
Entergy approves of the Plat with the understanding that the overhead electrical line
on the northwest property line will be buried prior to the construction of the new
building.
Thanks
Bernard Neumeier
Region Engineering Supervisor
Entergy Arkansas Inc.
Sent via the Samsung GALAXY S(R4, an AT&T 4G LTE smartphone
-------- Original message --------
From: Robert Brown <rbrown@dci-Ir.com>
Date:03/13/2015 9:03 AM (GMT-06:00)
To: "NEUMEIER, BERNARD" <BNEUMEI@entergy.com>
Cc: Craig Lofton <clofton@equityventurescd.com>, David Meyer
<DMeyer@equityventurescd.com>
Subject: RE: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building
Setback
While we work toward the solution on re -arranging the OHE service to an underground arrangement,
could you please complete your review and approval of the plat? I have attached an updated copy of
the plat and a preliminary utility plan for your reference, with the understanding that the electrical
service situation will be changing.
Robert M. Brown
it
O: 501.221.7880
C: 501.804.7881
From: NEUMEIER, BERNARD [mailto:BNEUMEI@entergy.com]
Sent: Thursday, March 12, 2015 3:18 PM
To: Robert Brown
Cc: Craig Lofton; Moore, Monte; James, Donna; Vincent Hotho; Daniel Tull; KEATHLEY, CHRIS; McNully,
Vernon W.; Drew Westlake; NEUMEIER, BERNARD
Subject: RE: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building Setback
Robert,
There is an existing overhead power line extending along the NW property line of this lot. As
indicated by the proposed structure on the plan it will be extremely close to the power line which
will be a problem.
There are National Electrical Safety Code (NESC) requirements about how close a structure/building
can be to electrical power lines — minimum of 7.0 feet horizontal distance based on the most
recent version of the code.
In addition, there is an OSHA requirement (crane law) that no worker, device such as a crane/cable,
scaffold etc. can be within 10 feet of an energized power line. The wall of the new building
appears to be within 6 feet of the power line.
It appears that the location of the proposed building might need to be reconsidered to enable
adherence to code and OSHA clearance requirements.
Thanks,
coBetnatd Cffeumetet
Region Engineering Supervisor
Entergy Arkansas, Inc.
8-721-5158
501-954-5158
501-954-5175 fax
501-733-0045 cell
The new 2013 Service Standards are issued in an electronic format on the Entergy web
page (www.entergy.com). The link is:
Arkansas: http:lJwvyw.gntergy-arkansas.com//your_business/buiider.aspxx
From: Robert Brown [mailto:rbrownftdcf-lr.com]
Sent: Wednesday, March 11, 2015 2:41 PM
To: Vincent Hotho; Daniel Tull; KEATHLEY, CHRIS; NEUMEIER, BERNARD; McNully, Vernon W.
Cc: Craig Lofton; Moore, Monte; James, Donna
Subject: Final Plat of Lot 14R, Towne Oaks Addition - Natural Grocers Building Setback
EXTERNAL SENDER. DO NOT click links if sender is unknown.
DO NOT provide your user ID or password.
Attached for your use are copies of the proposed replat of Lot 14, Towne Oaks Addition (with and
without utilities), for the proposed development of Natural Grocers (site plan also included). This
property is located on Rodney Parham Road, just west of Reservoir Road and adjacent to the
Walgreen's site. The development is currently under consideration for a building setback variance,
which requires a replat to amend the existing platted building setback at the front of the lot.
All utilities we located appear to be within existing easements of record, as shown and referenced in
notes on the plat drawings. Please review and respond with your approval as soon as possible. Please
call me to discuss if you have any questions or other issues.
Thank you for your prompt response.
LICENSE AGREEMENT
THIS LICENSE AGREEMENT (the "Agreement") is made and entered into this
16 day of July , 2015, by and between WALGREEN CO., an Illinois
corporation ("Walgreens") and EVC LITTLE ROCK, LLC, an Arkansas limited liability
company, (the "Parcel B Owner").
RECITALS
A. Queensgate Associates, a Pennsylvania limited partnership (the "Parcel A
Owner") is the owner of the Parcel A (defined below). The Parcel A Owner is the
owner of that certain real property situated in the City of Little Rock, County of
Pulaski, State of Arkansas, more particularly described on Exhibit "A" attached
hereto and incorporated herein by this reference ("Parcel A").
B. Walgreens is the tenant of the Parcel A.
C. The Parcel B Owner is or has the binding right to become the owner of that
certain real property situated in the City of Little Rock, County of Pulaski, State of
Arkansas, more particularly described on Exhibit "A-1" attached hereto and
incorporated herein by this reference ("Parcel B").
C. Parcel B as shown on Exhibit "B" (the "Natural Grocers Parcel") is intended to be
leased by Parcel B Owner to Vitamin Cottage Natural Food Markets, Inc.
("Natural Grocers").
D. The parties hereto desire to impose certain easements upon the Parcels, and to
establish certain covenants, conditions and restrictions with respect to said
Parcels, for the mutual and reciprocal benefit and complement of Parcel A and
Parcel B and the present and future owners and occupants thereof, on the terms
and conditions hereinafter set forth.
NOW, THEREFORE, in consideration of the above premises and of the covenants
herein contained, Walgreens and the Parcel B Owner hereby covenant and agree that
the Parcels and all present and future owners and occupants of the Parcels shall be and
hereby are subject to the terms, covenants, easements, restrictions and conditions
hereinafter set forth in this Agreement, so that said Parcels shall be maintained, kept,
sold and used in full compliance with and subject to this Agreement and, in connection
therewith, the parties hereto on behalf of themselves and their respective successors
and assigns covenant and agree as follows:
AGREEMENTS
Definitions. For purposes hereof:
Little Rock, AR
Store #10364
(a) The term "Owner" or "Owners" shall mean the Parcel A Owner (as
to Parcel A) and the Parcel B Owner (as to Parcel B) and any and all
successors or assigns of such persons as the owner or owners of fee
simple title to all or any portion of the real property covered hereby,
whether by sale, assignment, inheritance, operation of law, trustee's sale,
foreclosure, or otherwise, but not including the holder of any lien or
encumbrance on such real property.
(b) The term "Parcel" or "Parcels" shall mean each separately
identified parcel of real property now constituting a part of the real property
subjected to this Agreement as legally described on Exhibit "A" and Exhibit
"A-V and identified on the Site Plan (defined hereinbelow), that is, Parcel
A and Parcel B, and any future subdivisions thereof.
(c) The term "Permittees" shall mean the tenant(s) or occupant(s) of a
Parcel, and the respective employees, agents, contractors, customers,
invitees and licensees of (i) the Owner of such Parcel, and/or (ii) such
tenant(s) or occupant(s).
(d) The term "Common Area" shall mean those portions of Parcel A
and Parcel B that are outside of exterior walls of buildings or other
structures from time to time located on the Parcels, and which are either
unimproved, or are improved as (without limitation) parking areas,
landscaped areas, driveways (but excluding any drive-thru facility and
trash corral), roadways, walkways, light standards, curbing, paving,
entrances, exits and other similar exterior site improvements.
(e) The term "Walgreen" or "Walgreens" shall mean Walgreen Co., an
Illinois corporation (or any of its affiliates, subsidiaries, successors or
assigns).
(f) The term "Walgreen Lease" or "Walgreens Lease" shall mean that
lease of Parcel A from the Parcel A Owner as landlord to Walgreen as
tenant, and any amendments, extensions or replacements thereof. If
there are any conflicts between the term of this Agreement and the
Walgreens Lease, then the Walgreens Lease shall control as to the
relationship and responsibilities of the Parcel A Owner and Walgreens.
(g) The term "Site Plan" shall mean that site plan of the Parcels
attached hereto as Exhibit "B" and by reference made a part hereof.
Except as may be otherwise provided in this Agreement, the Site Plan is
for identification purposes only.
(h) The term "Driveway" shall mean that driveway and related driveway
improvements, paving, curbing, entrances and exits, in the location on the
Parcels as shown on the Site Plan.
1►•
Little Rock, AR
Store #10364
(i) The term "Natural Grocers" shall mean Vitamin Cottage Natural
Food Markets, Inc. (or any of its affiliates, subsidiaries, successors or
assigns). Natural Grocers shall be deemed a third party beneficiary to this
Agreement.
Q) The term "Natural Grocers Lease" shall mean that lease of Parcel B
from the Parcel B Owner as landlord to Natural Grocers as tenant, and
any amendments, extensions or replacements thereof.
2. Easements.
2.1 Grant of Easements. Subject to any express conditions, limitations
or reservations contained herein, the Owners hereby grant, establish, covenant
and agree that the Parcels, and all Owners and Permittees of the Parcels, as
applicable, shall be benefited and burdened by the following nonexclusive,
perpetual easements which are hereby imposed upon the Parcels and all present
and future Owners and Permittees of the Parcels:
(a) A reciprocal easement for reasonable access, ingress and egress
over the paved driveways, roadways and walkways as presently or
hereafter constructed and constituting a part of the Common Area of
Parcel B and the Common Area of Parcel A including, without limitation,
the Driveway, so as to provide for the passage of motor vehicles and
pedestrians between all portions of the Common Area of such Parcels
intended for such purposes, and to and from all abutting streets or rights
of way furnishing access to such Parcels as shown on the site plan
attached as Exhibit "B".
2.2 Indemnification. Each party having rights with respect to an easement
granted hereunder shall indemnify, defend, and hold the Owner whose Parcel is
subject to the easement (including Walgreen, in the case of the Owner of Parcel
A and Natural Grocers in the case of the Owner of Parcel B) harmless from and
against all claims, liabilities and expenses (including reasonable attorneys' fees)
relating to accidents, injuries, loss, or damage of or to any person or property
arising from the negligent, intentional or willful acts or omissions of such party, its
contractors, employees, agents, or others acting on behalf of such party.
2.3 Access Opening. The opening(s) and access point(s) contemplated
between the Parcels for use of the Driveway, is/are shown on the Site Plan and
such opening(s) and access point(s) between the Parcels for use of the
Driveway, as contemplated pursuant to paragraph 2.1(a) above, are hereinafter
called the "Access Opening." The Access Opening shall be constructed by the
Parcel B Owner, at its sole and exclusive expense, but subject to Walgreens'
prior written consent. The Access Opening shall in no event be blocked, closed,
altered, changed or removed and shall at all times remain in place as shown on
the Site Plan except in the event Walgreens is no longer the Tenant or not an
owner of the Parcel A, then the Access Opening shall be closed and returned to
3
Little Rock, AR
Store #10364
its original condition at the Parcel B Owner's sole cost and expense. There shall
be maintained between the Access Opening a smooth and level grade transition
to allow the use of the Driveway for pedestrian and vehicular ingress and egress
as set forth in paragraph 2.1 above. Except with respect to the Access Opening,
each party shall be permitted to maintain a fence, curbing, landscaping or other
improvements along the boundary line of its Parcel,
3. Maintenance.
3.1 General. Each party shall maintain the their respective Parcels in a
clean and neat condition and shall take such measures as are necessary to
control grass, weeds, blowing dust, dirt, litter or debris.
3.2 Buildings and Appurtenances Thereto.
(a) Each party covenants to keep and maintain, at its sole cost and
expense, the building(s) located from time to time on its respective Parcel
in good order, condition and repair. Once constructed, in the event of any
damage to or destruction of a building on any Parcel, the Owner of such
Parcel shall (except in connection with the Parcel A, then Walgreens
Lease dictates the responsibility) at its sole cost and expense, with due
diligence either (i) repair, restore and rebuild such building to its condition
prior to such damage or destruction (or with such changes as shall not
conflict with this Agreement), or (ii) demolish and remove all portions of
such damaged or destroyed building then remaining, including the debris
resulting therefrom, and otherwise clean and restore the area affected by
such casualty to a level, graded condition. Nothing contained in
subparagraph 3.2(ii) shall be deemed to allow an Owner to avoid a more
stringent obligation for repair, restoration and rebuilding contained in a
lease or other written agreement between an Owner and such Owner's
Permittee.
3.3 Common Area. Each party of a Parcel covenants at all times during
the term hereof to operate and maintain or cause to be operated and maintained
at its expense all Common Area located on its Parcel in good order, condition
and repair. Following the construction of improvements thereon, maintenance of
Common Area shall include, without limitation, maintaining and repairing all
sidewalks and the surface of the parking and roadway areas, removing all
papers, debris and other refuse from and periodically sweeping all parking and
road areas to the extent necessary to maintain the same in a clean, safe and
orderly condition, maintaining and keeping lit appropriate lighting fixtures for the
adequate lighting of parking areas and roadways, including the Driveways, during
normal business hours, maintaining marking, directional signs, lines and striping
as needed, maintaining landscaping, maintaining signage in good condition and
repair, and performing any and all such other duties as are necessary to maintain
such Common Area in a clean, safe and orderly condition. Except as otherwise
expressly provided in this Agreement, once constructed, in the event of any
4
Little Rock, AR
Store #10364
damage to or destruction of all or a portion of the Common Area on any Parcel,
the Owner of such Parcel shall, at its sole cost and expense, with due diligence
repair, restore and rebuild such Common Area to its condition prior to such
damage or destruction (or with such changes as shall not conflict with this
Agreement). Each party reserves the right to alter, modify, reconfigure, relocate
and/or remove the Common Areas or building areas on its Parcel, except as may
otherwise be provided in this Agreement to the contrary, and subject to the
following additional conditions: (i) as to Parcel A, during the continuance of the
Walgreen Lease, the express written consent of Walgreen shall be required; (ii)
the reciprocal easements between the Parcels pursuant to paragraph 2.1 shall
not be closed or materially impaired; (iii) the Driveway and ingress and egress
thereto, and to and from the Parcels and adjacent streets and roads, shall not be
so altered, modified, relocated, blocked and/or removed without the express
written consent of all Owners, Walgreen (during the continuance of the Walgreen
Lease), and Natural Grocers (during the continuance of the Natural Grocers
Lease); (iv) the same shall not violate any of the provisions and easements
granted in paragraph 2.
4. Construction of Im rovements. Every building (including its appurtenant
Common Area improvements), now or in the future constructed on Parcel A or
Parcel B shall be constructed, operated and maintained so that the same is in
compliance with all applicable governmental requirements. Except as may be
shown on the Site Plan, there shall be no changes in the grade elevations within
the Parcels which exceed five percent (5%), and the Parcels shall each be
suitably paved and drained. The Driveway shall be constructed and completed by
the Parcel B Owner at the same time as the Parcel B Owner develops Parcel B
for Natural Grocers under the Natural Grocers Lease (in accordance with plans
consistent with the Driveway as shown on Exhibit B). Automobile traffic aisles
shall run in directions shown on the Site Plan.
During any such period when construction is occurring or any other work,
restoration, repair or maintenance on a Parcel is undertaken while a business is
then operating on an adjacent Parcel, the Owner or party of that Parcel upon
which such work is being so conducted shall erect reasonable barriers on its
Parcel (regardless of whether required under applicable law) for safety purposes,
reasonably sufficient to restrict encroachment into the construction area by
unauthorized vehicles and pedestrians; such barriers, however, subject to the
applicable provisions of Sections 2.3, 2.4(a) and 3.3(c) above.
5. Restrictions.
5.1 General. Each Parcel shall be used for lawful purposes in
conformance with all restrictions imposed by all applicable governmental laws,
ordinances, codes, and regulations, and no use or operation shall be made,
conducted or permitted on or with respect to all or any portion of a Parcel which
is illegal. In addition to the foregoing, throughout the term of this Agreement, it is
expressly agreed that neither all nor any portion of Parcel B, shall be used,
5
Little Rock, AR
Store #10364
directly or indirectly, for purposes of a cocktail lounge, bar, any other
establishment that sells alcoholic beverages for on -premises consumption,
(except that the following shall not be a violation of the foregoing: sales incidental
to the primary business of a tenant in connection with a restaurant whereby the
gross sales of alcoholic beverages for on -premises consumption shall not exceed
ten percent of said tenant's total gross sales), disco, bowling alley, pool hall,
billiard parlor, skating rink, roller rink, laser tag or similar facility, amusement
arcade, a theater of any kind, adult book store, adult theatre, adult amusement
facility, any facility selling or displaying pornographic materials or having such
displays, a second hand, odd lot, closeout, or liquidation store, the operation of a
so-called "dollar" or similar store which sells and/or advertises the sale of any
products then also typically sold in a Walgreens drug store at a specific price
point or below a specific deeply -discounted price level (e.g., a "dollar" or "99V"
store), auction house, flea market, educational or training facility (including,
without limitation, a beauty school, barber college, school or other facility catering
primarily to students or trainees rather than customers), gymnasium, sport or
health club or spa, blood bank, massage or tattoo parlor, funeral home, sleeping
quarters or lodging, the outdoor housing or raising of animals, the sale, leasing or
storage of automobiles, boats or other vehicles, any industrial use (including,
without limitation, any manufacturing, smelting, rendering, brewing, refining,
chemical manufacturing or processing, or other manufacturing uses), any mining
or mineral exploration or development, a car wash, a carnival, amusement park
or circus, an assembly hall, banquet hall, auditorium or other place of public
assembly, off track betting establishment, bingo hall, any use involving the use,
storage, disposal or handling on Parcel B of hazardous materials or underground
storage tanks, any use which may materially or adversely affect the water and
sewer services supplied to Parcel A, a church, temple, synagogue, mosque, or
the like, any facility for the sale of paraphernalia for use with illicit drugs, office
use (except incidental to a retail use and except as otherwise permitted under
Section 5.2 below), or any use which creates a nuisance.
5.2 Additional Parcel B Restrictions. Throughout the term of this Agreement,
it is expressly agreed that neither all nor any portion of Parcel B, shall be used,
directly or indirectly, for any one or more of the following purposes: (i) the
operation of a drug store or a so-called prescription pharmacy or prescription
ordering, processing or delivery facility, whether or not a pharmacist is present at
such facility, or for any other purpose requiring a qualified pharmacist or other
person authorized by law to dispense medicinal drugs, directly or indirectly, for a
fee or remuneration of any kind; (ii) the operation of a medical diagnostic lab
and/or the provision of treatment services (other than as part of a medical,
dental, physician, surgical or chiropractic office[s], which office[s] shall not be
restricted by this subsection [ii]); (iii) the sale of so-called health and/or beauty
aids and/or drug sundries; (iv) the operation of a business in which alcoholic
beverages shall be sold for consumption off the premises; (v) the operation of a
business in which photofinishing services (including, without limitation, digital
photographic processing or printing, or the sale of any other imaging services,
processes or goods) or photographic film are offered for sale; (vi) the operation of
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a business in which greeting cards and/or gift wrap are offered for sale; and/or
(vii) the operation of a business in which prepackaged food items for off premises
consumption are offered for sale except that the following shall not be a violation
of this subsection (vii): sales incidental to the primary business of a tenant in an
area not to exceed ten percent (10%) of said tenant's sales area or 150 square
feet, whichever is less. For purposes hereof "contiguous" shall mean property
that is either adjoining Parcel A or separated from Parcel A only by a public or
private street, alley or right-of-way.
Notwithstanding the foregoing, for so long as Natural Grocers is open and
operating a Natural Grocers retail store on Parcel B, Natural Grocers' use of
Parcel B for the following purposes shall be deemed not to violate this Covenant:
the operation of a natural food grocery store selling foods, vitamins and
supplements including the wholesale and retail sale of natural whole and
prepared foods; canned goods and groceries; frozen and fresh vegetables,
meats, and sandwiches; dairy products; products of massage therapists; health
and beauty aids; books and other reading materials; kiosks carrying the product of
third party vendors; the right to have lectures on various subjects; and the right to
carry products customarily carried by large wholesale and retail natural food
stores such as Whole Foods and the Vitamin Shoppe, and in conjunction with the
operation of a natural food grocery store, Natural Grocers may also offer a juice
bar, delicatessen, coffee bar, and bakery department (all of the foregoing, the
"Permitted Use"). As part of its Permitted Use, Natural Grocers shall be permitted
to engage in more than the incidental sale of so-called health and/or beauty aids
and/or drug sundries, as well as the sale of prepackaged food items for off
premises consumption. Walgreens consent to the use of Parcel B for the
Permitted Use by a user other than Natural Grocers shall not be unreasonably
withheld, conditioned, or delayed in the exercise of Walgreens's reasonable
business judgment, it being agreed that it shall not be deemed unreasonable for
Walgreens to withhold or deny its consent to any such proposed user if, in
Walgreens's reasonable and good faith opinion such proposed use would
adversely impact Walgreens's business operations.
5.3 ❑rive-Throughs; No -Standing. No facility on a Parcel for vehicular
drive -up or drive -through in which the stopping or standing of motor vehicles in
line at a location for dropoff and/or pickup is intended (as, for example, at a
restaurant, car wash or bank) shall be assigned, constructed, used or operated in
any manner such that motor vehicles in line at such facility stop or stand onto
another Parcel and/or the Driveway, or otherwise interfere with the normal
pattern and flow of pedestrian or vehicular traffic on and across another Parcel
and/or the Driveway, or between Parcels, or from any Parcel to and from
adjacent public roadways. In addition, the stopping or standing of motor vehicles
at a location for drop off and/or pick up of passengers (e.g. valet parking) or for
the making of deliveries, shall not be operated in any manner such that motor
vehicles shall stop or stand on another Parcel and/or the Driveway.
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6. Conditions and Effective Date. This Agreement is conditioned upon and shall
have no force or effect until EVC or its successors or assigns shall have obtained fee
simple ownership of Parcel B. Upon satisfaction of said condition (the "Effective Date"),
the Parcel B Owner shall promptly sign this Agreement and send a copy to the Parcel A
Owner, Walgreen and Natural Grocers. In the event the Effective Date fails to occur on
or before December 31, 2015, then this Agreement shall terminate without further
notice, unless said deadline is extended by written amendment signed by all parties.
7. Taxes and Assessments. Each party shall pay all taxes, assessments, or
charges of any type levied or made by any governmental body or agency with respect to
its Parcel.
8. No Rights in Public: No Implied Easements. Nothing contained herein shall be
construed as creating any rights in the general public or as dedicating for public use any
portion of Parcel A or Parcel B. No easements, except (i) those expressly set forth in
paragraph 2, and/or (ii) an easement over Parcel A so as to enable the construction of
the Driveway and other improvements required for the initial development for Natural
Grocers by the Parcel B Owner, shall be implied by this Agreement; in that regard, and
without limiting the foregoing, no easements for parking, signage, drainage or utilities
are granted or implied. The parking areas within each Parcel shall be for the exclusive
use of the Permittee(s) therein, such Permittees customers, employees, invitees,
successors, assigns and sublessees. Each respective Owner and their Permittees shall
have the right hereunder to erect and/or remove signage, from time to time, adjacent to
such exclusive spaces indicating such parking exclusivity, and are hereby authorized to
enforce such exclusive parking right through towing and other means.
9. Remedies and Enforcement.
9.1 All Legal and E uitable Remedies Available. In the event of a breach or
threatened breach by any party of any of the terms, covenants, restrictions or
conditions hereof, the other party and during the continuance of their respective
leases, Natural Grocers and Walgreen shall be entitled forthwith to full and
adequate relief by injunction and/or all such other available legal and equitable
remedies from the consequences of such breach, including payment of any
amounts due and/or specific performance. Walgreen shall have the right, but not
the obligation, to enforce this Agreement on behalf of the Owner of Parcel A,
and/or to cure a breach or default hereunder by the Owner of Parcel A, which
enforcement or cure shall be accepted by the other Owner(s) as if effected by the
Owner of Parcel A. Natural Grocers shall have the right, but not the obligation, to
enforce this Agreement on behalf of the Owner of Parcel B, and/or to cure a
breach or default hereunder by the Owner of Parcel B, which enforcement or
cure shall be accepted by the other Owner(s) as if effected by the Owner of
Parcel B.
9.2 Self -Help. In addition to all other remedies available at law or in equity,
upon the failure of a defaulting Owner or party to cure a breach of this Agreement
within thirty (30) days following written notice thereof by an Owner or Walgreen
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or Natural Grocers (unless, with respect to any such breach the nature of which
cannot reasonably be cured within such 30-day period, the defaulting Owner
commences such cure within such 30-day period and thereafter diligently
prosecutes such cure to completion), Walgreen, Natural Grocers or any Owner
shall have the right to perform such obligation contained in this Agreement on
behalf of such defaulting Owner and be reimbursed by such defaulting Owner
upon demand for the reasonable costs thereof together with interest at the prime
rate charged from time to time by Bank of America, N.A. (its successors or
assigns), plus two percent (2%) (not to exceed the maximum rate of interest
allowed by law). Notwithstanding the foregoing, in the event of (i) an emergency,
(ii) blockage or material impairment of the easement rights, and/or (iii) the
unauthorized parking of vehicles on Parcel A or Parcel B, an Owner or Walgreen
or Natural Grocers may immediately cure the same and be reimbursed by the
other Owner upon demand for the reasonable cost thereof together with interest
at the prime rate, plus two percent (2%), as above described.
9.3 Lien Rights. Any claim for reimbursement, including interest as aforesaid,
and all costs and expenses including reasonable attorneys' fees awarded to any
Owner (or to Walgreen or Natural Grocers in connection with the exercise of its
rights set forth in paragraphs 9.1 and/or 9.2 above) in enforcing any payment in
any suit or proceeding under this Agreement shall be assessed against the
defaulting Owner in favor of the prevailing party and shall constitute a lien (the
"Assessment Lien") against the Parcel of the defaulting Owner until paid,
effective upon the recording of a notice of lien with respect thereto in the Office of
the County Recorder of Pulaski County, Arkansas, provided, however, that any
such Assessment Lien shall be subject and subordinate to (i) liens for taxes and
other public charges which by applicable law are expressly made superior, (ii) all
liens recorded in the Office of the County Recorder of Pulaski County, Arkansas
prior to the date of recordation of said notice of lien, and (iii) all leases entered
into, whether or not recorded, prior to the date of recordation of said notice of
lien. All liens recorded subsequent to the recordation of the notice of lien
described herein shall be junior and subordinate to the Assessment Lien. Upon
the timely curing by the defaulting Owner of any default for which a notice of lien
was recorded, the party recording same shall record an appropriate release of
such notice of lien and Assessment Lien.
9.4 Remedies Cumulative. The remedies specified herein shall be
cumulative and in addition to all other remedies permitted at law or in equity.
9.5 No Termination For Breach. Notwithstanding the foregoing to the
contrary, no breach hereunder shall entitle any Owner to cancel, rescind, or
otherwise terminate this Agreement. No breach hereunder shall defeat or render
invalid the lien of any mortgage or deed of trust upon any Parcel made in good
faith for value, but the easements, covenants, conditions and restrictions hereof
shall be binding upon and effective against any Owner of such Parcel covered
hereby whose title thereto is acquired by foreclosure, trustee's sale, or otherwise.
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Store #10364
9.6 Irreparable Harm. In the event of a violation or threat thereof of any of
the provisions of paragraphs 2 and/or 5 of this Agreement, each Owner agrees
that such violation or threat thereof shall cause the nondefaulting Owner and/or
its Permittees to suffer irreparable harm and such nondefaulting Owner and its
Permittees shall have no adequate remedy at law. As a result, in the event of a
violation or threat thereof of any of the provisions of paragraphs 2 and/or 5 of this
Agreement, the nondefaulting Owner, Walgreen, or Natural Grocers, in addition
to all remedies available at law or otherwise under this Agreement, shall be
entitled to injunctive or other equitable relief to enjoin a violation or threat thereof
of paragraphs 2 and/or 5 of this Agreement.
10. Term. The easements, covenants, conditions and restrictions contained in this
Agreement shall be effective commencing on the Effective Date and shall remain in full
force and effect thereafter in perpetuity, unless: (a) this Agreement is modified,
amended, canceled or terminated by the written consent of all then record Owners of
Parcel A and Parcel B in accordance with paragraph 11.2 hereof; or (b) Walgreen
Lease is no longer in effect and Walgreen is not the owner of Parcel B.
11. Miscellaneous.
11.1 Attorneys' Fees. In the event a party (including Walgreen) institutes
any legal action or proceeding for the enforcement of any right or obligation
herein contained, the prevailing parry after a final adjudication (including appeals)
shall be entitled to recover its costs and reasonable attorneys' fees incurred in
the preparation and prosecution of such action or proceeding.
11.2 Amendment.
(a) The parties agree that the provisions of this Agreement may be
modified or amended, in whole or in part, or terminated, only by the written
consent of all record Owners of Parcel A and Parcel B, evidenced by a
document that has been fully executed and acknowledged by all such
record Owners.
(b) Notwithstanding subparagraph 11.2(a) above to the contrary, no
termination of this Agreement, and no modification or amendment of this
Agreement shall be made nor shall the same be effective unless the same
has been expressly consented to in writing by Walgreen (during the
continuance of the Walgreen Lease) and by Natural Grocers (during the
continuance of the Natural Grocers Lease).
11.3 Consents. Wherever in this Agreement the consent or approval of an
Owner is required, unless otherwise expressly provided herein, such consent or
approval shall not be unreasonably withheld, conditioned or delayed. Any
request for consent or approval shall: (a) be in writing; (b) specify the section
hereof which requires that such notice be given or that such consent or approval
be obtained; and (c) be accompanied by such background data as is reasonably
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Store #10364
necessary to make an informed decision thereon. The consent of an Owner or
Walgreen or Natural Grocers under this Agreement, to be effective, must be
given, denied or conditioned expressly and in writing. During the continuance of
the Walgreen Lease, any consent by the Owner of Parcel A, to be effective, shall
also require the consent of Walgreen. Any consent of Walgreen may be given,
denied or conditioned by Walgreen in Walgreen's sole and absolute discretion.
During the continuance of the Natural Grocers Lease, any consent by the Owner
of Parcel B, to be effective, shall also require the consent of Natural Grocers.
Any consent of Natural Grocers may be given, denied or conditioned by them in
their sole and absolute discretion.
11.4 No Waiver. No waiver of any default of any obligation by any party
hereto shall be implied from any omission by the other party to take any action
with respect to such default.
11.5 No Agency. Nothing in this Agreement shall be deemed or construed by
either party or by any third person to create the relationship of principal and
agent or of limited or general partners or of joint venturers or of any other
association between the parties.
11.6 Covenants to Run with Land. It is intended that each of the
easements, covenants, conditions, restrictions, rights and obligations set forth
herein shall run with the land and create equitable servitudes in favor of the real
property benefited thereby, shall bind every Owner and/or every other person or
entity now or hereafter having any fee, leasehold or other interest therein and
shall inure to the benefit of the respective parties and their successors, assigns,
heirs, and personal representatives.
11.7 Grantee's Acceptance. The grantee of any Parcel or any portion
thereof, by acceptance of a deed conveying title thereto or the execution of a
contract for the purchase thereof, whether from an original party or from a
subsequent owner of such Parcel, shall accept such deed or contract upon and
subject to each and all of the easements, covenants, conditions, restrictions and
obligations contained herein. By such acceptance, any such grantee shall for
himself and his successors, assigns, heirs, and personal representatives,
covenant, consent, and agree to and with the other party, to keep, observe,
comply with, and perform the obligations and agreements set forth herein with
respect to the property so acquired by such grantee.
11.8 Severability. Each provision of this Agreement and the application thereof
to Parcel A and Parcel B is hereby declared to be independent of and severable
from the remainder of this Agreement. If any provision contained herein shall be
held to be invalid or to be unenforceable or not to run with the land, such holding
shall not affect the validity or enforceability of the remainder of this Agreement.
In the event the validity or enforceability of any provision of this Agreement is
held to be dependent upon the existence of a specific legal description, the
parties agree to promptly cause such legal description to be prepared.
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Store #10364
Ownership of both Parcels by the same person or entity shall not terminate this
Agreement nor in any manner affect or impair the validity or enforceability of this
Agreement.
11.9 Time of Essence. Time is of the essence of this Agreement.
11.10 Entire Agreement. This Agreement contains the complete understanding
and agreement of the parties hereto with respect to all matters referred to herein,
and all prior representations, negotiations, and understandings are superseded
hereby.
11.11 Notices. Notices or other communication hereunder shall be in writing
and shall be sent certified or registered mail, return receipt requested, or by other
national overnight courier company, or personal delivery. Notice shall be
deemed given upon receipt or refusal to accept delivery. Each Owner, ,Natural
Grocers and Walgreen may change from time to time their respective address for
notice hereunder by like notice to the other Owner, Natural Grocers and
Walgreen. Notice given by any Owner hereunder to be effective shall also
simultaneously be delivered to Walgreen, (during the continuance of the
Walgreen Lease) and Natural Grocers (during the continuance of the Natural
Grocers Lease). The notice addresses of the Parcel A Owner, the Parcel B
Owner, Natural Grocers and Walgreen are as follows:
Wal Teens/Parcel A Tenant: Walgreen Co.
Attn: Community & Real Estate Law Dept.
104 Wilmot Rd., MS #1420
Deerfield, IL 60015
Re: Store #10364
Parcel A Owner: Queensgate Associates
8605 Cameron Street, Suite 326
Silver Springs, MD 20910
Attn: Michael Arkin, Managing Member
Parcel B Owner: EVC Little Rock, LLC
37 Martin Lane
Englewood, CO 80113
EVC Little Rock, LLC
Attn: Luke R. Spellmeier
3501 SW Fairlawn Rd., Suite 200
Topeka, KS 66614
Natural Grocers: Vitamin Cottage Natural Food Markets, Inc.
12612 W. Alameda Parkway
Lakewood, CO 80228
Attn: Kemper Isely
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Store #10364
11.12 Governing -Law. The laws of the State in which the Parcels are located
shall govern the interpretation, validity, performance, and enforcement of this
Agreement.
11.13 Estoppel Certificates. Each Owner, within thirty (30) business days of
its receipt of a written request from the other Owner(s) or Walgreen or Natural
Grocers, shall from time to time provide the requesting Owner or Walgreen or
Natural Grocers, a certificate binding upon such Owner stating: (a) to the best of
such Owner's knowledge, whether any party to this Agreement is in default or
violation of this Agreement and if so identifying such default or violation; and (b)
that this Agreement is in full force and effect and identifying any amendments to
the Agreement as of the date of such certificate,
11.14 Bankruptcy. In the event of any bankruptcy affecting any Owner or
occupant of any Parcel, the parties agree that this Agreement shall, to the
maximum extent permitted by law, be considered an agreement that runs with
the land and that is not rejectable, in whole or in part, by the bankrupt person or
entity.
11.15 Mortgage Subordination. Any mortgage or deed of trust affecting any
portion of any Parcel shall at all times be expressly made subject and
subordinate to the terms of this Agreement, whether by a supplemental consent
appended to this Agreement or else by separate agreement, and any party
foreclosing any such mortgage or deed of trust, or acquiring title by deed in lieu
of foreclosure or trustee sale, shall acquire title subject to all the terms and
conditions of this Agreement.
11.16 Counterparts. This Agreement may be executed in several counterparts,
each of which may be deemed an original, and all of such counterparts together
shall constitute one and the same Agreement.
SIGNATURES APPEAR ON FOLLOWING PAGE
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Store #10364
IN WITNESS WHEREOF, the parties have executed this Agreement as of the
date first written above.
WALG7EECO.
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Witness
Witness
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14
Little Rock, AR
Store #10364
IN WITNESS WHEREOF, the parties have executed this Agreement as of the
date first written above.
15
Little Rock, AR
Store #10364
EVC LITTLE ROCK, LLC
an ansas limited liability company
By:
Its:
.D
Witness
CONSENT OF QUEENSGATE ASSOCIATES
The undersigned, Queensgate Associates, a Pennsylvania limited partnership as
owner of Parcel A as defined in the License Agreement, hereby consents to the License
Agreement, to which this Consent of Queensgate Associates is attached.
Executed as of the day of July, 2015.
QUEENSGATE ASSOCIATES
By:
Title
Exhibit "A" - Legal Description of Parcel A
Exhibit "A-1" - Legal Description of Parcel B
Witness
Witness
Exhibit "B" - Site Plan. Identify Parcels A and B, the Driveway and
Access Opening
16
Little Rock, AR
Store #10364
Exhibit "A"
Legal Description of Parcel A
Lot 15, Towne Oaks Addition to the City -of Little Rock, Pulaski County, Arkansas as
filed for record in plat book 38, page 62, and Lot 16A, Towne Oaks Addition to the City
of Little Rock, Pulaski County, Arkansas as filed for record in plat book 39, page 21,
and Lot 16R, Towne Oaks Addition to the City of Little Rock, Pulaski County, Arkansas
as filed for record in plat book 39, page 71, being more particularly described as
follows:
Beginning at the NE Corner of said Lot 16R, being on the west right-of-way line of
Reservoir Road; thence S 02°27'42" W along said west right-of-way line, a distance of
165.28 feet to the NE Corner of said Lot 16A; thence S 02"34'56" W along said west
right-of-way line, a distance of 218.82 feet; thence along said west right-of-way line on a
curve to the right having a Radius of 30.00 feet, an Arc Length of 54.60 feet and a
Chord that bears S 54°43'01" W, a distance of 47.37 feet to the north right-of-way line of
Rodney Parham Road; thence N 73008'54" W along said north right-of-way line, a
distance of 96.52 feet; thence N 80043'54" W along said north right-of-way line, a
distance of 24.90 feet to the SE Corner of said Lot 15; thence N 80°43'54" W along said
north right-of-way line, a distance of 50.80 feet; thence N 73"08'54" W along said north
right-of-way line, a distance of 59.20 feet to the SW Corner of said Lot 15; thence N
20°23'51" E along the west line of said Lot 15, a distance of 254.28 feet to the NW
Corner of said Lot 15; thence N 74°51'10" W along the south line of said Lot 16R, a
distance of 66.69 feet to the SW Corner of said Lot 16R; thence N 06058'05" E along
the west line of said Lot 16R, a distance of 120.08 feet to NW Corner of said Lot 16R;
thence S 84057'51" E along the north line of said Lot 16R, a distance of 241.47 feet to
THE POINT OF BEGINNING, containing 2.12 Acres (92,488 sq. ft.) more or less.
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Little Rock, AR
Store #10364
Exhibit "A-1"
Legal Description of Parcel B
Lot 14, Towne Oaks Addition to the City of Little Rock, Pulaski County, Arkansas, as
shown on Plat of record in Plat Book 39, Page 4, records of Pulaski County, Arkansas.
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Store #10364
Exhibit "B"
Site Plan
SEE ATTACHED
The attached site plan is for general informational purposes only. Except for the Driveway and
Access Opening located on Parcel A and Parcel B, all improvements shown on Parcel B, such
as buildings, parking spaces, drive aisles and the like are for illustrative purposes only and
subject to the provisions of this Agreement are not intended to be relied upon and are not
intended to constitute representations, warranties or covenants as to the size and nature of the
improvements to be constructed (or that any improvements will be constructed) or as to the
identity or nature of any occupants thereof.
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Little Rock, AR
Store #10364
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LITTLE ROCK, AR 72227
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