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Item 7B - Staff Report 7B Case No. ZA24-0053 S T A F F R E P O R T September 124, 2024 CASE NO: ZA24-0053 PROJECT: Zoning Change and Concept Plan for 1393 Brown Ln. EXECUTIVE SUMMARY: Jared Stroebel, on behalf of Sohail Pirzada , is requesting approval of a Zoning Change and Concept Plan, on property described as Tract 1G04, J. Childress Survey Abstract No. 253, City of Southlake, Tarrant County, Texas, and located at 1393 Brown Ln. Current Zoning: “AG” Agricultural District Requested Zoning: “SF1-A” Single Family Residential District SPIN District #5 DETAILS: The purpose of this request is to seek approval of a Zoning Change and Concept Plan to build a new residential home. VARIANCE REQUESTED: A variance is requested to allow the lot to not front public street meeting the minimum City Street standards as required by Subdivision Ordinance No. 483, as amended, Sections 8.01 and 5.04. Access to the property is via a private unimproved road. If a variance is approved, access and fire protection must meet the minimum Fire Department standards. ACTION NEEDED: 1) Consider 1st Reading ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Concept Plan Review Summary No. 2 dated September 11, 2024. (D) Surrounding Property Owners Map & Responses (E) Ordinance No. 480-822 Link to PowerPoint Presentation Link to Narrative Link to Plans STAFF CONTACT: Morgan Barclay (817) 748-8127 Dennis Killough (817) 748-8072 Department of Planning & Development Services 7B Case No. ZA24-0053 Page 1 BACKGROUND INFORMATION OWNER: Sohail Pirzada APPLICANT: Jared Stroebel PROPERTY SITUATION: 1393 Brown Ln PROPERTY DESCRIPTION: Tract 1G04, J. Childress Survey Abstract 253 LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “AG” Agricultural District. PROPOSED ZONING: “SF1-A” Single Family Residential District HISTORY: The property was annexed into the city in 1987 with Ord. No. 385. The original home was built prior to 1998. An accessory building permit was issued in February of 1998. SOUTHLAKE COMPREHENSIVE PLAN: Consolidated Future Land Use Plan The future land use designation for the site is “Low Density Residential”. The purpose of the Low Density Residential land use category is to provide for and to protect low intensity detached single ‐family residential development that promotes the openness and rural ch aracter of Southlake. 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 rights‐of‐way, easement, and lots designated for public or private streets. Other suitable activities are those permitted in the Public Parks / Open Space and Public / Semi‐Public categories. The Low Density Residential category encourages the openness and rural character of the City of Southlake. Mobility & Master Thoroughfare Plan Brown Ln is a private road and does not require a sidewalk. 7B Case No. ZA24-0053 Page 2 UTILITIES: There is an existing 2” water line located along Brown Ln. There is currently no access to sewer. The applicant is proposing a private septic system. PLANNING AND ZONING COMMISSION: September 19, 2024; APPROVED (6 -0) subject to Staff Report dated September 13, 2024, and subject to Concept Plan Review Summary No. 2 dated September 11, 2024, and noting approval of the variance requested to allow the lot to not front public street meeting the minimum City Street standards as required by Subdivision Ordinance No. 483, as amended, Sections 8.01 and 5.04 but meeting the minimum fire protections standards. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2 dated September 11, 2024. 7B Case No. Attachment C ZA24-0053 Page 1 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA24-0053 Review No.: Two Date of Review: 09/11/2024 Project Name: Concept Plan – 1393 Brown Ln APPLICANT: Owner: HCE Sohail Pirzada Jared Stroebel 1393 Brown Ln, Southlake, Tx 76092 3540 E. Broad St., Suite 120 -251, Mansfield, Tx 76063 Phone: 254-485-8101 Phone: 214-437-8128 Email: Jared@HCETex.com Email: Sohail@midcitiespsychiatry.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/12/2024 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 MORGAN BARCLAY at 817 -748-8127. 1. Place the City case number “ZA24-0053" in the lower right corner for ease of reference. 2. Provide a small-scale location map. 3. Show, label and dimension the width of any easements on or adjacent to the site, if any. 4. Show and label all minimum building setback lines in accordance with the requested SF1 -A zoning (40’ front and rear and 20’ on sides). 5. A sufficient Fire Access turn around will be provided and dedicated as such. 6. Sewer is not available at the location currently. As such a septic system shall be installed per Tarrant County Health requirements. 7. All residential lots must front on a public street meeting the minimum City street standards per the Subdivision Ordinance No. 483, as amended, Sections 8.01 and 5.04. (A variance is requested. If a variance is approved, access and fire protection must meet the minimum Fire Department standards.) 7B Case No. Attachment C ZA24-0053 Page 2 Tree Conservation/Landscape Review TREE CONSERVATION COMMENTS: 1. Please submit a Tree Conservation Plan which conforms to the Tree Conservation Plan submittal requirements outlined within the Tree Preservation Ordinance 585 -E. Clearly delineate which existing trees will be preserved and which existing trees will need to be removed. Provide the existing tree cover calculations on the Tree Conservation Plan. The existing tree cover calculations consist of the total percentage of existing tree cover on the property, the total percentage of existing tree cover proposed to be removed, and the total percentage of existing tree cover proposed to be preserved. Information required for Tree Conservation Plan: i. Identification of Critical Environmental Features of the site: A. All individually protected trees B. Existing streams, drainage creeks, ponds, and other water bodies (if any) ii. Tree Survey or alternative to a tree survey iii. 2-foot contour map of the site iv. Protected trees within the tree preservation area including tree size and type v. Critical Root Zones of groups of trees vi. Critical Root Zones for individual trees required for site plans only vii. Boundaries of any tree preservation areas as identified in the ERP Map viii. Identification of areas of environmental constraints not suitable for development ix. Identification of areas of minimal environmental constraints that are suitable for development x. Areas of encroachment into Critical Environmental Features identified on the site xi. Clear delineation, for each protected tree, of whether the tree will be preserved after the proposed development is constructed, altered due to proposed improvements, or could potentially be saved based upon site specific conditions xii. Stream/Creek buffers, if any xiii. Detailed site plan of all proposed improvements. (All proposed improvements shall be required to be shown only at the site plan stage for all development. Preliminary plats shall, however, show building setbacks and general location of buildings and infrastructure.) xiv. Setbacks, building lines, and buffer yards xv. The names, addresses and telephone numbers of those persons or entities who own the property and those persons or entities filing the application xvi. Such additional information as the Administrative Official may reasonably require given the particular characteristics of the property. * 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. 7B Case No. Attachment C ZA24-0053 Page 3 Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 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. E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 7B Case No. Attachment C ZA24-0053 Page 4 Public Works/Engineering Review GENERAL COMMENTS: * If the existing water meter is not being utilized it will be required to be abandoned. * The existing 2” water line will need to be upsized to an 8” waterline. Similar to what was accepted for 1390 Brown Lane, an At-Risk letter can be provided, stating that the property owner understands that the certificate of occupancy won’t be issued until the waterline is completed within Brown Lane, in order to proceed with building permit approval if the waterline plans have not been submitted and/or approved for construction. * A grading plan will be required to be submitted with the building permit. It is strongly suggested to avoid cross lot drainage as much as possible and route drainage toward the street where possible. Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us 7B Case No. Attachment C ZA24-0053 Page 5 Fire Department Review GENERAL COMMENTS: An automatic fire sprinkler system shall be installed in all residential structures that exceed 6,000 square feet, excluding porches and patios. Also, provide sidewall sprinkler heads on the garage walls that are contiguous to interior conditioned space. The residence must be located within 1000 feet of a fire hydrant, measured as the hose would be laid, or an additional hydrant will be required. Fire apparatus access, private street, needs to be an all-weather surface, asphalt or concrete, a minimum of 10 feet wide and able to support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW) A vertical clearance of 14 feet must also be provided. Lorenzo Chavez Fire Inspector Phone: (817) 748-8671 E-mail: LChavez@ci.southlake.tx.us 7B Case No. Attachment C ZA24-0053 Page 6 General Informational Comments * The Development Review Committee (DRC) has determined this pre -submittal is sufficient for formal submittal to the Planning and Zoning Commission subject to completing the changes noted above. The applicant should be aware that a formal submittal for the next scheduled Planning and Zoning Commission meeting must be received at the City by 5:00 p.m. on 9/3/2024. A pdf of each plan must be submitted. If not received before the deadline, the item will be moved to a later P&Z agenda. If any significant changes, other than those noted above are made to the submittal, the plan could be withheld from processing until a later meeting or remanded back to the Development Review Committee for review. * 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 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 to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * In addition to the City of Southlake impact fees, please be aware that 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. * Percolation tests and a septic system feasibility analysis must be submitted prior to filing a plat, unless waived by the City Engineer. The total number of lots or lot configuration may require adjustment based on any potential problems indicated. * Denotes Informational Comment 7B Case No. Attachment C ZA24-0053 Page 7 SURROUNDING PROPERTY OWNERS MAP & RESPONSES 7B Case No. Attachment C ZA24-0053 Page 8 7B Case No. Attachment C ZA24-0053 Page 9 SPO # Owner Zoning Physical Address Acreage Response 1 FOUR PEAKS-RM INC RPUD 1316 BILTMORE DR 0.009544943 NR 2 MAXEDON, STEFANIE AG 1441 BROWN LN 1.242270908 NR 3 CHEN, BEI BEI AG 1440 BROWN LN 0.661711942 NR 4 RUIZ, FREDERICK RPUD 1313 BILTMORE DR 0.175627255 NR 5 SPADINE, MARY RPUD 1309 BILTMORE DR 0.646791953 NR 6 WESTWYCK HILLS HOA INC RPUD 1300 BILTMORE DR 0.458175919 NR 7 FALL, TIERNO AG 1390 BROWN LN 1.377075251 NR 8 ROZELL, SCOTT RPUD 1305 BILTMORE DR 0.583662034 NR 9 TENG, MARK RPUD 1808 BEAM DR 0.084624708 NR 10 WESTWYCK HILLS LTD RPUD 1301 BILTMORE DR 0.130426956 NR 11 JORDAN, DUDLEY RPUD 1820 BEAM DR 0.630315374 NR 12 OLIVARES, ADRIANA RPUD 1824 BEAM DR 0.669500233 NR 13 BROWNING, MICHAEL RPUD 1828 BEAM DR 0.588282501 NR 14 WESTWYCK HILLS HOA INC RPUD 1850 BEAM DR 0.07945692 NR 15 FOUR PEAKS-RM INC RPUD 1317 BILTMORE DR 0.079680138 NR 16 HICKS, TOMMY LEWIS RPUD 1804 BEAM DR 0.661816646 NR 17 SEABURN FAMILY TRUST RPUD 1308 FANNING ST 0.962929926 NR 18 WHITES, ROBBY RPUD 1312 FANNING ST 0.819510143 NR 19 WENTZ, KEVIN L RPUD 1316 FANNING ST 0.884124483 NR 20 HAGAN, MICHAEL RPUD 1259 BOLTON CT 0.612329609 NR 21 MCKAMIE, SAMMY RPUD 1825 BEAM DR 0.528053581 NR 22 PATEL, KIRTESH RPUD 1821 BEAM DR 0.62759042 NR 23 ROGERS, DAVID RPUD 1257 BILTMORE DR 0.894819732 NR 24 DTN LIVING TRUST RPUD 1258 BOLTON CT 0.760262867 NR 25 STEFFEN, TIMOTHY SF1-A 1483 BROWN LN 2.126623184 NR 26 ECKERT, LEE S RPUD 1318 FANNING ST 0.930943365 NR 27 HAND, TREVOR RPUD 1577 RANDOL MILL AVE 1.560695411 NR 28 SCOTT SANDLIN HOMES LTD AG 1480 BROWN LN 2.796840074 NR 1000 CLINTSMAN, BRYAN AG 1393 BROWN LN 1.95043945 U Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Thirty-One (31) Responses Received within 300’: In Favor: Opposed: Undecided: No Response: 7B Case No. Attachment E ZA24-0053 Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-822 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 1G04, J. CHILDRESS SURVEY ABSTRACT NO. 253, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, AND LOCATED A 1393 BROWN LN., AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “AG” AGRICULTURAL DISTICT TO “SF1-A” SIGNLE 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 “SF1-A” Single Family Residential District under the City’s Comprehensive Zoning Ordinance; and, 7B Case No. Attachment E ZA24-0053 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 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 7B Case No. Attachment E ZA24-0053 Page 3 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 1G04, J. Childress Survey Abstract No. 253, City of Southlake, Tarrant County, Texas, and located at 1393 Brown Ln., and more fully and completely described in Exhibit “A” from “AG” Agricultural District to “SF1-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 7B Case No. Attachment E ZA24-0053 Page 4 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 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. SECTION 5. 7B Case No. Attachment E ZA24-0053 Page 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 ordinance in its entirety on the City website together with a notice setting out the time and place 7B Case No. Attachment E ZA24-0053 Page 6 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 _____, 2024. _________________________________ MAYOR ATTEST: _________________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the _____ day of _______, 2024. ________________________________ MAYOR ATTEST: ________________________________ CITY SECRETARY 7B Case No. Attachment E ZA24-0053 Page 7 APPROVED AS TO FORM AND LEGALITY: _________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ 7B Case No. Attachment E ZA24-0053 Page 8 EXHIBIT “A” Being described Tract 1G04, J. Childress Survey Abstract No. 253, and located at 1393 Brown Ln. Metes and Bounds Description 7B Case No. Attachment E ZA24-0053 Page 9 EXHIBIT “B” Reserved for approved Concept Plan