Item 6ACity of Southlake
Department of Planning
S T A F F R E P O R T
December 20, 2006
ZA06-131
CASE NO:
Zoning Change and Development Plan for Estancia at Southlake
PROJECT:
REQUEST: On behalf of Ernest E. Taylor, Tejas Capital Partners is requesting approval of a zoning change
and development plan from “AG” Agricultural to “R-PUD” Residential Planned Unit
Development district. The property is a 7.97 acre tract located at 579 N. Kimball Avenue. The
proposed development consists of 13 residential lots and 3 open space lots. The proposed
residential density is 1.63 (gross) with an open space percentage of 34.88% (2.78 acres) and
average lot size of 12,376 sq. ft.
The following information was requested by City Council at the first reading of this item:
Item Comments
1.Increase the setbacks along Kimball Avenue The applicant has made all the building setbacks off Kimball Avenue 25’
on Lot 1, Block 1, and Lot 7, Block 2
2.Detailed plan showing the proposed grading The applicant has provided a plan showing existing grades and a cross
on Lot 6, Block 1 section through the site showing existing and proposed grades, including the
retaining wall along the eastern edge of the property.
3.Redesign the entry median on Estancia Ct. to The applicant has split the median so as to provide for the required access.
accommodate driveway access to Lot 1, Block
1 and Lot 7, Block 2
4.Fence design along the north and south The applicant has designated the north and south property lines as wrought
property lines to be wrought iron iron fences on the revised development plan dated December 12, 2006.
5.Increase the distance between the proposed The applicant has moved the street stub so that the distance from the street
street stub to the north and Kimball Avenue stub to Kimball Avenue increased from 155’ to 175’
A revised development plan and detailed grading plan for Lot 6, Block 1 are included in this staff
report and the Council packet. (see Attachment C)
1. Conduct public hearing
ACTION NEEDED:
2. Consider second reading for zoning change and development plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Development Plan Review Summary No. 3, dated November 3, 2006
(D)
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Ordinance No. 480-509
(H) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Jay Narayana (748-8072)
Case No.
ZA06-131
BACKGROUND INFORMATION
OWNER: Ernest E. Taylor
APPLICANT: Tejas Capital Partners
PROPERTY SITUATION: 579 N. Kimball Avenue
LEGAL DESCRIPTION: Tract 5A4, situated in the Samuel Freeman Survey, Abstract No. 525
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “R-PUD” Residential Planned Unit Development District
HISTORY: There is no development history on this property.
TRANSPORTATION
Existing Roadway Network
ASSESSMENT:
The proposed development will have its main access from North Kimball
Avenue and is proposing a secondary street stub to undeveloped property to the
north.
Mobility and Master Thoroughfare Plan
The functional classification for this segment of North Kimball Avenue is a 4-
lane Divided Arterial (A4D) with an 88’ R.O.W. The street typology is a
Boulevard.
Traffic Analysis
The traffic impact of the proposed development is as follows:
Use VTPD* AM AM PM PM
IN OUT IN OUT
Residential (14 units) 134 3 8 9 5
*VTPD = Vehicle Trips Per Day
The traffic impact of the proposed development on N. Kimball Avenue is
expected to be minimal and is not expected to change the existing level of
service.
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COMPREHENSIVE PLAN
ANALYSIS: The 2005 Future Land Use Plan designation for the property is Medium Density
Residential. A significant area along the eastern edge of the property,
specifically along the drainage creek has been identified in the Environmental
Resource Protection Map as a priority area for preservation. The proposed
development preserves this area as common open space with natural trails as
pedestrian amenities.
2005 Future Land Use Plan Designation Environmental Resource Protection Map
PATHWAYS
MASTER PLAN: The Pathways Master Plan identifies a sidewalk (<8’ wide) along North Kimball
Avenue. In addition, a multi-use trail has been identified to connect to the
Corps of Engineers’ property to the north east of the site (#66 on the map
below). The proposed development has identified a natural trail connection to
this future trail.
2005 Master Pathways Plan
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WATER & SEWER: There is an existing 12” water line and a 12” sanitary sewer in Kimball Avenue
that will serve this development.
DRAINAGE ANALYSIS: Drainage from this site is generally to the east to an existing creek along the
back of the subdivision. The applicant is proposing to make improvements
to the creek to improve drainage in the area. Staff recommends minimizing
the impact on the existing natural drainage creek through the use of best
management practices.
TREE PRESERVATION: The property has a significant number of high quality trees along the drainage
creek and around the pond. Although approximately 2.7 acres is proposed to
be preserved as open space, development of lots 6 and 7 will encroach into
environmentally sensitive areas requiring significant grading and removal of
high quality trees. Staff recommends reconfiguring the development so as to
minimize the impact on the environmentally sensitive areas encompassed by lots
6 and 7.
The vegetation around the existing pond, along the creek and on the east side of
the creek is very dense. To be used as a park the vegetation within these areas
will need to be selectively thinned and maintained. These areas are currently
almost inaccessible.
P&Z ACTION: October 19, 2006; Approved (5-0) to table until the November 9, 2006
meeting.
November 9, 2006; Approved (4-1) subject to Zoning and Development Plan
Review Summary No. 3, dated November 3, 2006; regulations proposed; and,
the applicant’s willingness to add a well in order to add water to the pond.
COUNCIL ACTION: December 5, 2006; Approved (6-1) subject to applicant’s agreement to further
study the setbacks on Lot 1, Block 1, and Lot 7, Block 2, on Kimball Avenue
to set back further from the improved right-of-way; requiring the applicant to
provide the trail; requiring that the pond be improved with fountains and
landscaping; requiring the applicant to bring back wall along the creek and any
improvements along the creek area and stating that Council is not approving the
gabion system; requiring the plan to be as shown on the Development Features
rendering showing a median break between Lots 1 and 7 at the entrance to the
development; requiring applicant to protect the trees along the backs of Lots 6
and 7, Block 1; requiring wrought iron fencing along the north and south
property lines in addition to those areas already depicted; requiring applicant to
review moving the stub location at the end of Estancia approximately 20 feet to
the east; requiring applicant to bring back a diagram of Lot 6; and subject to
Development Plan Review Summary No. 3, dated November 3, 2006.
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STAFF COMMENTS: Attached is a Zoning & Development Plan Review Summary No. 3, dated
November 3, 2006.
N:\Community Development\MEMO\2006cases\06-131ZDP.doc
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Case No. Attachment B
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ZONING AND DEVELOPMENT PLAN REVIEW SUMMARY
ZA06-131Three11/03/06
Case No.: Review No.: Date of Review:
Zoning & Development Plan - Estancia at Southlake
Project Name:
APPLICANT: DEVELOPER:
Sage Group Tejas Capital Partners
8445 Freeport Parkway Ste 660
Irving TX 75063
Phone: 972-929-8443 Phone:
Fax: Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/27/06 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 JAY NARAYANA AT (817) 748-8070.
1. The minimum width required for a one-way divided roadway is 21’ without parking on either side.
Please change plans to reflect this. All access and fire protection requirements are subject to City Fire
Marshal approval. Contact David Barnes, Fire Marshal, at (817) 748-8233 if you have any questions
regarding this requirement.
INFORMATIONAL COMMENTS
A fully corrected plan that includes all associated support plans/documents and conditions of
*
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped “approved” by the Planning Department.
* All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
development run-off.
65
* It appears that this property lies within the LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* 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 development 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.
Case No. Attachment D
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Case NoReview No.Dated: Number of Pages:
. ZA06-131 1_ 11/03/06 1 ___
ZA06-132
Project Name:
Estancia at Southlake
Comments due to the Planning Department
_8/24/06
ContactPhone:Fax:
: Julie Dove 817-748-8026 817-748-8027__
===========================================================================
The following comments are based on the review of plans received on 8/17/06 . Comments designated
with a number may be incorporated into the formal review to be considered by either the Planning and
Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City
Council. It is the applicant’s responsibility to contact the department representative shown above and
make modifications as required by the comment.
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Park Board comments or recommendations:
No comments
Land/park dedication requirements:
Requires payment of park dedication fees in the amount of $1500 per dwelling unit
14 lots x $1500 = $21,000
Pathway Comments:
No comments
Other informational comments?
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Case No. ZA06-131 Review No. 2 Dated: 11/03/06 Number of 1
Pages:
Project Name: Estancia at Southlake -- Zoning Change & Development Plan
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748-8100 Fax(817) 748-8077
:
Email: ctaylor@ci.southlake.tx.us
The following comments are based on the review of plans received on 10/4/2006. It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
1. Provide all necessary easements for water, sewer and drainage.
2. The limits of the existing creek shall be located in a drainage easement. Label the proposed ‘Drainage
Easement’ on the plat.
* The curb return radius at the intersection of Kimball Avenue and Estancia Court shall be 30’ minimum.
* Use the City of Southlake GPS monuments whenever possible.
DRAINAGE COMMENTS:
1. What Drainage Area # is the remaining on-site drainage area (7.97 acres – 3.5 acres – 0.62 acre = 3.85
acres) shown on the Preliminary Drainage Plan? Where are the corresponding existing and proposed
calculations for the 3.85 acres?
* The 100 year floodplain shall be tied down on the final plat. Minimum FFEs shall be noted on the final
plat for all lots adjacent to the floodplain.
* Proposed driveway culverts must be sized by an engineer and submitted for approval to the City
Engineer.
* This property drains into Critical Drainage Structure #14 and requires a fee to be paid prior to
beginning construction ($222.80/acre).
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* Submit Civil construction plans to Public Works Administration. Ensure that plans conform to the most
recent construction plan checklist, standard details and general notes which are located on the City’s website
under Public Works~Engineering Design Standards.
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082
to connect to the City’s sewer, water or storm sewer system.
* A Developer’s Agreement will be required for this development and must be approved by the City Council
prior to any construction of public infrastructure. Construction plans for these improvements must be
approved by Public Works prior to placing the Developer’s Agreement on the City Council agenda for
consideration.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
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* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
*=Denotes informational comment.
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Case No Review No.Dated: Number of Pages:
. 06-131 Three November 2, 2006 1
Project Name:
Estancia at Southlake (Zoning Change – Development Plan)
Comments due to the Planning Department:
November 3, 2006_____
ContactPhone:Fax:
: Keith Martin (817) 748-8229 (817) 481-5713
===========================================================================
The following comments are based on the review of plans received on October 2, 2006 . Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z
or City Council. It is the applicant’s responsibility to contact the department representative shown above
and make modifications as required by the comment.
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TREE CONSERVATION COMMENTS:
1. The applicant has combined the previously shown Lots 6 and 7, into one single lot which is shown as
Lot 6 on the current submitted Development Plan. Although the topography elevation of Lot 6 is low
compared to the other lots within the proposed development, the combining of the lots should help
preserve existing trees along the creek and within the south portion of Lot 6, adjacent to the proposed
retention pond. Lot 6 will still need a considerable amount of fill dirt placed on it to provide a level area
to build a house but retention walls will more than likely need to be utilized in order to preserve the
existing trees within the east and south portion of the lot.
* Denotes recommendations.
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Surrounding Property Owners
Estancia at Southlake
Owner Zoning Land Use Acreage
1.Kimball Road LP I-1 Mixed Use 1.610
2.TXU Electric Delivery Co CS Public / Semi-Public 2.547
3.St. Laurence Episcopal Church CS Public / Semi-Public 5.354
4.Babaria, Amit & Gordhanbhai SF-1A Low Density Residential 1.031
5.James, David SF-1A Low Density Residential 0.961
6.Hillman, Luther AG Medium Density Residential 3.940
7.Taylor, Earnest AG Medium Density Residential 8.105
8.Episcopal Diocese of Ft. Worth AG Medium Density Residential 1.026
9.Peterson, Robbie Joan SF-1A Low Density Residential 0.515
10.Williams, Cleda SF-1A Low Density Residential 0.918
11.Germany, Karen & Brent SF-1A Low Density Residential 0.911
12.Scheibel, Tracy SF-1A Low Density Residential 1.038
13.Scheibel, Tracy SF-1A Low Density Residential 0.498
14.Azamar, Peter SF-1A Low Density Residential 0.666
15.Oates, Richard & Cindy SF-1A Low Density Residential 1.398
16.Azamar, Peter SF-1A Low Density Residential 0.380
17.Azamar, Peter SF-1A Low Density Residential 0.338
18.Gateway Church NR-PUD Mixed Use 6.614
19.Lela T Boyd Dynasty Trust AG Mixed Use 14.820
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Surrounding Property Owner Responses
Estancia at Southlake
Notices Sent: Sixteen (16)
Responses Receive: Three (3)
DFW International Airport, letter received October 19, 2006 (please see attached)
support
Mrs. Boyd, 600 N. Kimball Ave, letter in received November 29, 2006.
support
Lou Hillman, 603 N. Kimball Ave, letter in received November 29, 2006.
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CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-509
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 5A4, SITUATED IN THE SAMUEL
FREEMAN SURVEY, ABSTRACT NO. 525, BEING APPROXIMATELY 7.97
ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT
“A” FROM “AG” AGRICULTURAL DISTRICT TO “R-PUD” RESIDENTIAL
PLANNED UNIT DEVELOPMENT DISTRICT WITH “SF-20A” SINGLE
FAMILY RESIDENTIAL DISTRICT USES, AS DEPICTED ON THE APPROVED
DEVELOPMENT PLAN, INCLUDING “PUD” DEVELOPMENT STANDARDS,
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
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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 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
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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 Tract 5A4, situated in the Samuel Freeman Survey, Abstract No. 525, being
approximately 7.97 acres, and more fully and completely described in exhibit “A” from “AG”
Agricultural District to “R-PUD” Residential Planned Unit Development District with “SF-
20A” Single Family Residential District uses as depicted on the approved Development Plan,
including “R-PUD” development standards, attached hereto and incorporated herein as Exhibit
“B”, and subject to the following specific conditions:
1.
SECTION 2.
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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.
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.
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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 or its
caption and penalty together with a notice setting out the time and place for a public hearing thereon at least
fifteen (15) days before the second reading of this ordinance, and if 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.
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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 5th day of December, 2006.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the ____ day of _________, 2006.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
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_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
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EXHIBIT “A”
Being Tract 5A4, situated in the Samuel Freeman Survey, Abstract No. 525, being approximately 7.97 acres.
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EXHIBIT “B”
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PROPOSED “R-PUD” USES & REGULATIONS
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