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Item 7ACase No. ZA18-008 S T A F F R E P O R T April 10, 2018 CASE NO: ZA18-008 PROJECT: Zoning Change and Site Plan for Urban Air Adventure Park EXECUTIVE SUMMARY: Southlake Urban Air, LLC requesting approval of a Zoning Change and Site Plan for Urban Air Adventure Park on property described as Lot 2R, Block 1, Southlake Crossing, an addition to the City of Southlake, Tarrant County, Texas and located at 2201 W. Southlake Blvd., Southlake, Texas. Current Zoning: "C- 3" General Commercial District. Proposed Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood #10. DETAILS: The property is generally located on the southeast corner of Davis Boulevard and West Southlake Boulevard in the Southlake Marketplace shopping center. The purpose of the request is to rezone Lot 2R to establish a minimum parking requirement specific for the indoor commercial amusement use proposed on the property and to include a landscape plan for the site. No changes are proposed to the exterior of the existing 60,000 square foot building. A comprehensive parking study was conducted by the applicant and a review was completed by the City of Southlake’s third-party engineering consultant (Lee Engineering). The study and review have been linked to this report. SITE DATA: Site Data Table Component Proposed Building Area (gross) 58,949 sf Parking required for proposed use under C-3 Zoning (1:100) 589 sp Proposed Parking Required for S-P-1 (1:200) 295 sp Parking Provided (includes 8 hc) 299 sp Land Area 5.55 acres Department of Planning & Development Services Case No. ZA18-008 DEVELOPMENT REGULATIONS: “S-P-1” Detailed Site Plan District for Lot 2R1, Block 1, Southlake Crossing Urban Air Adventure Park This site shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the “C-3” General Commercial uses and regulations with the following exceptions: Permitted Uses: All uses in the “C-3” General Commercial district shall be permitted. Commercial Amusement Centers where the activity is for indoor operation and activities only shall be amended to include the following additional uses: - Trampoline Park - Ropes Courses - Warrior Course - Dodgeball Courts - Tubes Playground - Rock Climbing Walls - Go Carts - Indoor Roller Coaster - Indoor Sky Diving - Birthday parties - Exercise classes - Special/corporate events - Cafe Development Regulations: We are requesting to allow the Commercial Amusement Centers use with a reduction in the required number of parking spaces. The current code requires 1 space per every 100 square feet which equates to 590 spaces. We are requesting to provide parking at a 1:200 sf ratio or 295 spaces. In order to accommodate the proposed use/parking, a zoning change is required. The change in zoning requires installation of buffer yards be installed prior to the issuance of a certificate of occupancy. We are requesting the proposed site plan be approved as submitted without the installation of required buffer yards. A Landscape Plan is provided to show how Urban Air intends to enhance the existing landscape onsite. There are no proposed changes to the exterior of the existing building. ACTION NEEDED: Consider 1st Reading for a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 3, dated March 19, 2018 (D) Surrounding Property Owners Map and Responses (E) Ordinance No. 480-741 Case No. ZA18-008 Full Size Plans (for Commission and Council members only) Link to PowerPoint Presentation Link to “S-P-1” Regulations Link to Narrative Link to Plans Link to Parking Study Link to Parking Study Review Link to 2035 Corridor Committee Meeting Summary STAFF CONTACT: Dennis Killough (817) 748-8072 Lorrie Fletcher (817) 748-8069 Case No. Attachment A ZA18-008 Page 1 BACKGROUND INFORMATION OWNER: Walmart Real Estate Bus Trust APPLICANT: Southlake Urban Air, LLC PROPERTY SITUATION: 2201 W. Southlake Blvd. LEGAL DESCRIPTION: Lot 2R, Block 1, Southlake Crossing LAND USE CATEGORY: Retail Commercial CURRENT ZONING: “C-3” General Commercial District PROPOSED ZONING: “S-P-1” Detailed Site Plan District HISTORY: - December 1984 – City Council approved a zoning change for 27 acres to be known as Southlake Crossing (Market Place) from Agricultural to Heavy Commercial. (ZA84-058) - September 1989 – City Council adopted a new zoning ordinance (No. 480) and new zoning map and reclassified the zoning for Southlake Crossing to C-3 – General Commercial District. - September 1993 – City Council approved a revised concept plan for Southlake Crossing. (ZA93-066) - January 1994 – An amended plat was processed for Lots 1R, 2R and 3R, Blk 1, Southlake Crossing Phase I. (ZA93-078) - May 2012 – Certificate of Occupancy was issued for WalMart CITIZEN INPUT: A SPIN meeting was held on March 27, 2018. No questions or concerns were raised. SOUTHLAKE 2035 PLAN: The proposed rezoning and site plan was presented to the Southlake 2035 Corridor Planning Committee and 2035 Land Use Committee January 22, 2018. Link to Meeting Report Consolidated Future Land Use Plan The 2035 future land use designation for the site is Retail Commercial which is defined in the Southlake 2035 plan as follows: “The Retail Commercial category is a lower- to medium-intensity commercial category providing for neighborhood- type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neighborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby Case No. Attachment A ZA18-008 Page 2 maintaining the character and integrity of existing neighborhoods. This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office-related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories FM1709 / FM1938 Corridor Plan The adopted plan included the following specific recommendations for Southlake Marketplace (LU6):  Continue to pursue a public/private partnership with the City, the management company, and individual property owners to improve vehicular access into the property.  Consider rezoning the property of portions of the property to allow more flexible parking requirements for possible uses compatible with the shopping area and the adjacent residential neighborhood (Southlake Woods).  If the property or properties are rezoned, aspects for improving the aesthetics of the center/parking area should be considered. Such aspects may include landscaping, provision of open space, lighting, replacement of nonconforming signs, and other signage improvements. Economic Development Master Plan The adopted plan included the following (ED19):  Improve and strengthen existing commercial centers - o Implement a system to monitor leasing activity to identify opportunities for redevelopment and/or expansion. o Create a plan for assisting property owners and/or brokers with marketing large vacancies within commercial centers. o Conduct an assessment on existing commercial centers to identify and implement solutions to challenges such as traffic and parking that discourage shopping and dining in existing commercial centers. Pathways Master Plan & Sidewalk Plan There in an existing 8’ sidewalk along Southlake Boulevard. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The development will be accessed from the existing driveways. Traffic Impact A Traffic Impact Analysis (TIA) threshold worksheet was submitted and reviewed by staff. No TIA will be required for this project. Parking Impact A comprehensive parking study was conducted by the applicant and a review was completed by the City of Southlake’s third-party engineering consultant (Lee Engineering). The study and review have been linked to Case No. Attachment A ZA18-008 Page 3 this report. LANDSCAPE & BUFFERYARD: The applicant is proposing to install new plant material within the declined interior landscape and parking lot islands as well as provide some additional vegetative screening along the south property line. Five (5) of the existing trees within parking landscape islands are proposed to be removed because they are diseased, decayed, and present the risk a failure. They are being replaced with new trees. UTILITIES: Water There is an existing 8-inch water line running directly through the subject lot that will serve this development. Sewer There is an existing 6-inch sanitary sewer line along W. Southlake Blvd. that will serve this development. PLANNING & ZONING COMMISSION: April 5, 2018; Approved (7-0) as presented, subject to the Staff Report dated March 29, 2018 and the Site Plan Review Summary No. 3, dated March 19, 2018. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated March 19, 2018. Case No. Attachment B ZA18-008 Page 1 Case No. Attachment C ZA18-008 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA18-008 Review No.: Three Date of Review: 03/19/18 Project Name: Zoning Change and Site Plan – Lot 2R, Block 1, Southlake Crossing APPLICANT: Southlake Urban Air, LLC OWNER: Walmart Real Estate Bus Trust Stephen Polozola Christopher Obenshain 317 S. Jenkins, Suite C 2001 SE 10th Street Phone: 817-729-6765 Phone: 479-204-0258 Email: Stephen@urbanairtrampolinepark.com (Michael Doggett) mdoggett@winkelmann.com Email: clobens@walmart.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/19/2018 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Lorrie Fletcher Planner Phone: (817) 748-8069 Email: lfletcher@ci.southlake.tx.us All Planning comments have been addressed. _________________________________________________________________________________ Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us LANDSCAPE & BUFFERYARD COMMENTS: * The applicant is proposing to install new plant material within the declined interior landscape and parking lot islands as well as provide some additional vegetative screening along the south property line. Five (5) of the existing trees within parking landscape islands are proposed to be removed because they are diseased, decayed, and present the risk a failure. They are being replaced with new trees. * The applicant has requested to defer the bufferyard requirements triggered by the request to rezone the development. Any request for changes in zoning to any district other than agricultural or single family residential districts shall require that all required bufferyards and associated irrigation be installed prior to the issuance of a certificate of occupancy for the proposed use. # Denotes Required Items. * Denotes informational Items. Case No. Attachment C ZA18-008 Page 2 _________________________________________________________________________________ Public Works/Engineering Review Steve Anderson, P.E. Deputy City Engineer Phone: (817) 748-8101 E-mail: sanderson@ci.southlake.tx.us GENERAL COMMENTS: See linked response from Lee Engineering regarding the submitted Parking Study. _________________________________________________________________________________ Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: No comments based on submitted information. _________________________________________________________________________________ General Informational Comments * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21, Building Color Standards for Non-Residential Buildings. * Through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. * The applicant should be aware that prior to issuance of a building permit the following may be required: a fully corrected site plan, landscape plan, irrigation plan and building plans must be submitted for approval and all required fees must be paid. This may include but not be limited Case No. Attachment C ZA18-008 Page 3 to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * Denotes Informational Comment Case No. Attachment D ZA18-008 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Owner Zoning Physical Address Acreage Response 1. 125 DAVIS LLC C3 125 DAVIS BLVD 0.85 NR 2. WILLIAMS, JACK SF20A 1915 SHOOTING STAR LN 0.46 NR 3. IQBAL, AHMED SF20A 1909 SHOOTING STAR LN 0.46 NR 4. LEONARD, KYLE SF20A 1905 SHOOTING STAR LN 0.47 NR 5. SHARMA, VIPIN SF20A 1903 SHOOTING STAR LN 0.45 NR 6. HARDER, TIMOTHY R SF20A 1912 SHOOTING STAR LN 0.43 NR 7. SPRINGS, WILLIAM A SF20A 1908 SHOOTING STAR LN 0.44 NR 8. THILL, THOMAS C SF20A 1904 SHOOTING STAR LN 0.45 NR 9. BROWN, MICHAEL SF20A 1900 SHOOTING STAR LN 0.46 NR 10. HOLIDAN INVESTMENTS INC C2 2210 W SOUTHLAKE BLVD 1.04 NR 11. COMPASS BANCSHARES INC C2 2200 W SOUTHLAKE BLVD 0.89 NR 12. 437 NORTH MAIN PARTNERS LP SP2 2300 W SOUTHLAKE BLVD 0.82 NR 13. SLM DUNHILL LLC C3 2101 W SOUTHLAKE BLVD 9.11 F 14. MCDONALDS CORP C3 2155 W SOUTHLAKE BLVD 1.10 NR 15. DB REAL ESTATE ASSETS I LLC C3 2255 W SOUTHLAKE BLVD 0.89 NR 16. WALMART REAL ESTATE BUS TRUST C3 2201 W SOUTHLAKE BLVD 5.76 NR 17. FORST, ROBERT SF20A 1916 SHOOTING STAR LN 0.61 NR 18. BIRMINGHAM, JAMES SF20A 1920 SHOOTING STAR LN 0.66 NR 19. CERQUEIRA, LUIS HENRIQUE TZD 305 WINDING RIDGE TRL 0.30 NR 20. NIED, DAVID G TZD 301 WINDING RIDGE TRL 0.30 NR 21. SLM DUNHILL LLC C3 2225 W SOUTHLAKE BLVD 2.59 NR 22. OKAFO, NNEKA TZD 300 WINDING RIDGE TRL 0.30 NR 23. AGUILAR MORALES, DEFINO TZD 304 WINDING RIDGE TRL 0.30 U 24. ASDI, AHMAD K TZD 308 WINDING RIDGE TRL 0.25 NR 25. 437 NORTH MAIN PARTNERS LP SP2 210 RANDOL MILL AVE 3.80 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-three (23) Responses Received: Two (2) – one (1) in favor and one (1) undecided Case No. Attachment D ZA18-008 Page 2 Case No. Attachment D ZA18-008 Page 3 Case No. Attachment E ZA18-008 Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-741 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 LOT 2R, BLOCK 1, SOUTHLAKE CROSSING, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 5.55 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “C-3” GENERAL COMMERCIAL DISTRICT TO “S-P-1” DETAILED SITE PLAN DISTRICT AS DEPICTED ON THE APPROVED SITE 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 “C-3” General Commercial District under the City’s Comprehensive Zoning Ordinance; and, Case No. Attachment E ZA18-008 Page 2 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 pe destrians 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 neighbor hood; 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 and 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 Case No. Attachment E ZA18-008 Page 3 invade the rights of those who bought or improved property with reference to the classification which existed 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 Lot 2R, Block 1, Southlake Crossing, an addition to the City of Southlake, Tarrant County, Texas, being approximately 5.55 acres, and more Case No. Attachment E ZA18-008 Page 4 fully and completely described in exhibit “A” from “C-3” General Commercial District to “S-P-1” Detailed Site Plan District as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit “B”, and subject to the following conditions: 1. 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 con tained 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 Case No. Attachment E ZA18-008 Page 5 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. 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 ordi nance; 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 Case No. Attachment E ZA18-008 Page 6 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 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 befor e 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 ______, 2018. _________________________________ MAYOR ATTEST: _________________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the ____ day of _____, 2018. ________________________________ MAYOR Case No. Attachment E ZA18-008 Page 7 ATTEST: ________________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: _________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ Case No. Attachment E ZA18-008 Page 8 EXHIBIT “A” Being a 5.552 Acre tract of land situated in the W.R. Eaves Survey, Abstract Number 500, Tarrant County, Texas, in the City of Southlake, being all of Lot 2R, Block 1, Southlake Crossing Phase 1, an addition to the City of Southlake according to the Plat recorded in Cabinet A, Slide 1613, Plat Records of Tarrant County, Texas, also being the same tract of land described in the deed to ABS TX Investor LP, recorded in Document Numbe r D206219063, Deed Records of Tarrant County, Texas. Case No. Attachment E ZA18-008 Page 9 EXHIBIT “B” Reserved for approved Site Plan