Item 14 - ZA16-055 ZCP 289 Pine Dr.13 CITY OF
S0UTHLA1<...E-
Department of Planning & Development Services
CASE NO:
PROJECT:
EXECUTIVE
SUMMARY:
DETAILS:
Case No.
ZA16-055
STAFF REPORT
July 28, 2016
ZA16-055
Zoning Change and Concept Plan for 289 Pine Dr.
Jeremy Larsen Homes is requesting approval of a Zoning Change and Concept
Plan for 289 Pine Dr. on property described as Tract 2A, Obediah W. Knight
Survey, Abstract No. 899, City of Southlake, Tarrant County, Texas, and located at
289 Pine Dr., Southlake, Texas. Current Zoning: "AG" Agricultural District.
Requested Zoning: "SF -1 A" Single Family Residential District. SPIN Neighborhood
#9.
This project is located on the east side of Pine Dr. approximately 1,100 feet south
of the intersection with S. White Chapel Blvd.
The purpose of this request is to rezone the property from "AG" Agricultural District
to "SF -1 A" Single Family Residential District to tear down the existing home and to
construct a new home on the approximately 1.102 acre property. The existing
accessory buildings on the property will also be removed.
Existing Zoning
Proposed Zoning
Land Use Designation
Gross/Net Acreage
Dwelling Units/Residential Lots
Gross Density
Net Density
289 Pine Dr.
"AG" Agricultural District
"SF -1 A" Single Family Residential District
Low Density Residential
1.102 ac./1.052 ac.
1
1.0
0.91 du/ac.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated July 28, 2016
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-719
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Plans
Page 1 - Concept Plan
Page 2 - Tree Conservation Plan
STAFF CONTACT: Ken Baker
Richard Schell
Case No.
ZA16-055
(817) 748-8067
(817) 748-8602
BACKGROUND INFORMATION
OWNER: Perry West and Elizabeth J. Cottle -West
APPLICANT: Jeremy Larsen Homes
PROPERTY SITUATION: 289 Pine Dr. approximately 1,100 feet south of the intersection with S.
White Chapel Blvd.
LEGAL DESCRIPTION: Tract 2A, Obediah W. Knight Survey, Abstract No. 899
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" — Agricultural District
PROPOSED ZONING: "SF -1A" — Single Family Residential District
HISTORY: - The existing home with approximately 1,568 square feet of floor area
was built in 1940 (Source: Tarrant Appraisal District).
- The property was annexed into the City in 1956 and given the "AG"
Agricultural District zoning designation.
SOUTH LAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use designation for the site is Low Density
Residential. The proposed development conforms to this designation.
TRANSPORTATION
ASSESSMENT:
The Low Density Residential category is for detached single-family
residential development at a net density of one or fewer dwelling units
per acre. Net density is the number of dwelling units per net acre, which
excludes acreage in all public rights-of-way. Other suitable activities are
those permitted in the Public Parks / Open Space and Public / Semi -
Public categories described previously. The Low Density Residential
category encourages the openness and rural character of the City of
Southlake.
Mobilitv & Master Thoroughfare Plan
The project is not located on a major thoroughfare.
Pathways Master Plan & Sidewalk Plan
The 2030 Pathways Master Plan shows a <8' future sidewalk extending
along the east side of Pine Dr. from S. White Chapel Blvd. to Lilac Ln. and
then east on Lilac Ln. to Byron Nelson Parkway. The property is exempt
from the sidewalk requirement since it is being platted as a single lot of
record, sidewalks are not existing on both sides of the lot, and the lot is not
located within 1,500 feet of a school on the same side of the street.
Area Road Network and Conditions
The property is located on Pine Dr., which is a local residential street. A
minimum right of way of 50' feet is required (25' from centerline). Adequate
right of way shown to be dedicated on the associated Plat Showing that is
Case No. Attachment A
ZA16-055 Page 1
being processed administratively under case number ZA16-039.
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for this development.
The new single family home will replace an existing single family home
on the property, so there will be no increase in trip generation.
TREE PRESERVATION: The site is subject to the City's Tree Preservation Ordinance No. 585-D
because it is being rezoned.
The proposed tree cover preservation complies with the Existing Tree
Cover Preservation Requirements of the Tree Preservation Ordinance. The
existing tree cover on the site is 61.1 % and the minimum existing tree cover
required to be preserved is 40%. The amount of existing tree cover
proposed to be preserved is 42.2%.
UTILITIES: A 6" water line and an 8" sewer line exist in Pine Dr. to serve the property.
DRAINAGE: Drainage on the property is generally sheet flow from north to south.
CITIZEN INPUT: A SPIN meeting was not held for this project.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated July 28, 2016.
Case No. Attachment A
ZA16-055 Page 2
Vicinity Map
289 Pine Dr.
ZA16-055
Zoning Change and Concept Plan
289 Pine Dr.
a 3301 rra 132
5
Case No. Attachment B
ZA16-055 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA16-055 Review No.: Two
Project Name: Zoning Change and Concept Plan — 289 Pine Dr.
APPLICANT: Jeremy Larson
Jeremy Larson Homes
5646 Milton St. # 630
Dallas, TX 75206
Phone: 214-402-8894
E-mail: jeremy@jeremylarsenhomes.com
Date of Review: 07/28/16
OWNER: Perry West
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/14/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT RICHARD SCHELL AT (817) 748-8602.
1. All Planning comments have been addressed.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
The proposed existing tree cover preservation complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. The existing tree cover on the site is 61.1 %
and the minimum existing tree cover required to be preserved is 40%. The amount of existing tree
cover proposed to be preserved is 42.2%.
Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree cover
that must be preserved under this section.
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
0%-20%
20.1 —40%
40.1%-60%
Minimum percentage of the
existing tree cover to be
preserved`
70%
60%
50%
Case No. Attachment C
ZA16-055 Page 1
60.1%-80% 40%
80.1%-100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning
as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do not
conflict with existing trees intended to be preserved.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Om Chhetri, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri@ci.southlake.tx.us
No comments based on submitted information.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements(a)ci.south lake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
The following should be informational comments only
* The associated plat must comply with the underlying zoning district.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* The applicant should be aware that prior to issuance of a building permit a Plat must be
processed and filed in the County Plat Records, a fully corrected concept plan, landscape plan,
irrigation plan, and building plans, must be submitted for approval and all required fees must
Case No. Attachment C
ZA16-055 Page 2
be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street
Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
Case No. Attachment C
ZA16-055 Page 3
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
I,,
— — - ! 220 2-1
'An
219 211
2W
SPO #
Owner
Property Address
Zoning
Acreage
I Response
1.
GORDON, CYNTHIA T
276 PINE DR
SF1-A
2.02
NR
2.
WILSON, JAMES K
227 PINE DR
SF1-A
2.53
NR
3.
NIEMIROWSKI, GEORGE
223 PINE DR
SF1-A
1.09
NR
4.
THOMAS, MASON
225 PINE DR
SF1-A
1.15
NR
5.
KOVARNIK, HENRY
400 PINE DR
SF1-A
0.96
F
6.
KIM, DAVID D
410 PINE DR
SF1-A
2.92
NR {
7.
WEST, PERRY
289 PINE DR
AG
0.94
NR
8.
PONDER, CAROLYN
315 PINE DR
SF1-A
1.35
NR {
9.
HEYNE, ROY J
440 PINE DR
SF1-A
0.96
NR {
10.
RYON, WES LEE
220 LILAC LN
SF1-A
1.29
NR
LHC FAMILY REVOCABLE
NR
11.
TRUST
425 PINE DR
SF1-A
1.22
{
12.
KUELBS, JOHN A
430 PINE DR
AG
5.88
NR
13.
MORAVEC, JAMES
325 PINE DR
SF1-A
3.04
NR
Responses: F: In Favor O: Opposed
To U: Undecided
NR: No Response
Case No. Attachment D
ZA16-055 Page 1
Notices Sent: Seventeen (17)
Responses Received within 200': One (1) - Attached
Case No. Attachment D
ZA16-055 Page 2
Notification Response Porn
ZA1£-055
Meeting Data: August 4, 2016 at 6:30 PM
KOVARNIK, HENRY
400 PINE DR
SOUTHLAKE, TX 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HANE? DELIVERY
BEFORE THE. START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, arehereby
in fervor of uppused to undecided about
(circle or underline one)
the proposed Zoning Change and Concept Plan referencedabove,
Spa-ce for comments regarding your position:
Signature: _r. Cute: - F
Additional Signature;
Printed Narne(s): A /Vc— v + 1
Must ba pro"Ay ownw(a) whove nPrTW*) ire prhnled e6 top. OthwvA �E DwWwMWIL OwA)llt1 per pfcwty,
Phone Number (optional):
Case No. Attachment D
ZA16-055 Page 3
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-719
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN
THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS TRACT 2A, OBEDIAH W. KNIGHT SURVEY,
ABSTRACT NO. 899, CITY OF SOUTHLAKE, TARRANT COUNTY,
TEXAS BEING APPROXIMATELY 1.102 ACRES, AND MORE
FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM
"AG" AGRICULTURAL DISTRICT TO "SF -1A" SINGLE FAMILY
RESIDENTIAL DISTRICT AS DEPICTED ON THE APPROVED
CONCEPT PLAN ATTACHED HERETO AND INCORPORATED
HEREIN AS EXHIBIT "B", SUBJECT TO THE SPECIFIC
REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL
OTHER PORTIONS OF THE ZONING ORDINANCE;
DETERMINING THAT THE PUBLIC INTEREST, MORALS AND
GENERAL WELFARE DEMAND THE ZONING CHANGES AND
AMENDMENTS HEREIN MADE; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter
9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and
to amend said ordinance and map for the purpose of promoting the public health, safety, morals
and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural
District under the City's Comprehensive Zoning Ordinance; and,
Case No. Attachment E
ZA16-055 Page 1
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using
the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and effect of
such lights on established character of the neighborhood; location, lighting and types of signs
and relation of signs to traffic control and adjacent property; street size and adequacy of width
for traffic reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this ordinance
for off-street parking facilities; location of ingress and egress points for parking and off-street
loading spaces, and protection of public health by surfacing on all parking areas to control dust;
effect on the promotion of health ad the general welfare; effect on light and air; effect on the
over -crowding of the land; effect on the concentration of population, and effect on transportation,
water, sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which existed
Case No. Attachment E
ZA16-055 Page 2
at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes
in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over -crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is
a necessity and need for the changes in zoning and has also found and determined that there
has been a change in the conditions of the property surrounding and in close proximity to the
tract or tracts of land requested for a change since the tract or tracts of land were originally
classified and therefore feels that the respective changes in zoning classification for the tract or
tracts of land are needed, are called for, and are in the best interest of the public at large, the
citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare
of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be altered,
changed and amended as shown and described below:
Being described as Tract 2A, Obediah W. Knight Survey, Abstract No. 899, City of
Southlake, Tarrant County, Texas being approximately 1. 102 acres, and more fully
and completely described in Exhibit "A" from "AG" Agricultural District to "SF -1 A"
Single Family Residential District as depicted on the approved Concept Plan
attached hereto and incorporated herein as Exhibit "B", and subject to the following
conditions:
Case No. Attachment E
ZA16-055 Page 3
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance
are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both
present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to
lessen congestion in the streets; to provide adequate light and air; to prevent over -crowding of
land; to avoid undue concentration of population; and to facilitate the adequate provision of
transportation, water, sewerage, drainage and surface water, parks and other commercial needs
and development of the community. They have been made after a full and complete hearing
with reasonable consideration among other things of the character of the district and its peculiar
suitability for the particular uses and with a view of conserving the value of buildings and
encouraging the most appropriate use of land throughout the community.
Case No. Attachment E
ZA16-055 Page 4
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that
if the validity of the zoning affecting any portion of the tract or tracts of land described herein
shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance
of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
Case No. Attachment E
ZA16-055 Page 5
ordinance in its entirety on the City website together with a notice setting out the time and place
for a public hearing thereon at least ten (10) days before the second reading of this ordinance,
and it this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation
of any of its provisions, then the City Secretary shall additionally publish this ordinance in the
official City newspaper one time within ten (10) days after passage of this ordinance, as required
by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1St reading the day of , 2016.
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the
IMAHIM]V
ATTEST:
day of
CITY SECRETARY
, 2016.
Case No. Attachment E
ZA16-055 Page 6
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
ZA16-055 Page 7
EXHIBIT "A"
Being described as Tract 2A, Obediah W. Knight Survey, Abstract No. 899, City of
Southlake, Tarrant County, Texas being approximately 1. 102 acres and being more
particularly described as follows:
Metes and Bounds Description
Wglnning at a I/Z In" iron e*4 loun4 for ,„ r I .. Ily Sohllhwrrl Cvi!"r 0 01 2192, st Prdharr-whim Addlllon, an dddlPlon to Pha
Ulf of Seuthlaka, Torrord County, Temam, acca—i ! i __g reeorded in Cabinet A, Mom 7276, Plal Ilerords, Tarrant Caunly, TaKom, and
bAlrlg It, the 00 fldhe-af-wOV llfi# of PIMA Q.:.., ,i -I i,16l-ii-.d'/}i
T7rontr Wtlll $9 doorra4 54 mimule* 0$ *mGond._ ji,a g, I1 -a Sovlh IF1a of raid Lal 2R2, of Grrahrm-ii'H Ia Addil-,On. a dimn!,Rcr of Z&9.40 furl to a
1/2 Inch Iran rad sat with a yellow cap slamaed "CBG SLrWEYIWG" for earner, zow corner being Ihs frariherly moat Nortnwosf aornrr Of Lot 10, of
Q,W, Khr9nP N0. M ,rddillah, 4n dddi?Ian to she C:ty o? 1 oul6ldbr, eG6aTding fu the plat 1hoevof hacorded iih Cdblhet A, SIIde 1874, Plot Rvuv da,
Tarronl Caunq, 4axazl
rhrnee South 015 drgrraa 23 rnAultr 45 seconds �mmt, prang the Worthsr!y amid West Ilino at could I.P'l 14, of O.W. Knight Pia._ 1199 Adelllan, o 0111113Ms
or 770,39 rerl 10 a 112 incl. lion rod Pound For comer, Bald corrnr being Ohm Soulr,aoolrerly rnatd slurthretl come, or sold Lal 51), of D.W. Knight Wo,
W55 ndClUlan.
Imus■ Soullh 1.9 drgrmra 55 mmulti 35. smrgnde Wail, arang rho WaMmrlw meal North We Wr Said Lal TD, 01 4.W, Knight NG. 899 Addlhan, pomshng at
d dlelonce ai Z53.34 foe! a 112 Inch Iran rad found 1 01- Iie 'Westerly moat Wotihlreet eo#her of said Lal l0, of O.W. Knlphl No. 899 AddlNar, and
eonr' ,utn,g a Intal distona■ a1 289_151b final to a 1/2 Inch Iran rod found for eomar, maid eomrr firing ;n said Eazt rlghl-af-way line 0f Pira 0r'nra;,
Nne@ alang mold kmmt and the South right -at -win/ 11naz at male P'in■ brlvr ttlr fallawiRq baarlagm and diztahsu:
Thrltpa Naft 011 dog—& ZS ml'n.Ltrs 46 rettril,di Wa#L 11 41aInfes at I40 -2E rwt 14 a 1/2 rrhch Iran rod INnd lar corner,
T1t#e-ej Nortli 89 4agr,9a1 'SE Rtinul&* D0 al*asRrl E4f1, 4 dr#t4R#a of 95.63 Uat l0 4 I/�R rwh Imm rad lit .i1Pi 4 y#Ilrlar tap it#mp#,d -C@6
SUIRYL"YING" for earner,
Thence Nadir 00 degraaa 23 mmutes 45 zscends Wasl, a dritenom of 29.70 foot to the Point of @aglnning and aoufalninq 48,DW square fail or 1.ID2
vrmo of 1=4.
Case No. Attachment E
ZA16-055 Page 8
EXHIBIT "B"
Reserved for approved Concept Plan
Case No. Attachment E
ZA16-055 Page 9