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Item 6D13 SOUTHLAI<,,E CITY OF Department of Planning & Development Services STAFF REPORT October 27, 2010 CASE NO: ZA10 -052 PROJECT: Zoning Change and Concept Plan for 2555 Florence Road EXECUTIVE SUMMARY: Randi and Patrick Worsham are requesting approval of a zoning change and concept plan from "SF -1A" Single Family Residential District and "AG" Agricultural District to "SF -2" Single Family Residential District for two properties located at 2527 and 2555 Florence Rd. and totaling approximately 4.657 acres. REQUEST: The applicants are requesting approval of a zoning change and concept plan to allow two adjacent properties they own to be combined into one residential lot. There is currently one dwelling unit on the western lot. The applicants are proposing to construct a new principal residence on the property and to bring the existing structure into compliance with Zoning Ordinance No. 480 by converting it to an accessory structure that does not meet the definition of a dwelling unit or by obtaining approval of a Special Exception Use permit for a family quarters from the Zoning Board of Adjustment. The existing structure currently does not meet minimum side yard setback for the SF -1 A zoning on the lot, which is twenty (20) feet, but the structure will comply with the minimum required setback if the SF -2 zoning is approved and the associated plat revision is approved and filed. The structure must also comply with all other regulations in Zoning Ord. No. 480. These conditions are not required to be met in order to rezone the property, but they must be met before a Certificate of Occupancy will be issued for the new residence. ACTION NEEDED: 1) Conduct a public hearing 2) Consider 2nd reading approval of a zoning change and concept plan. ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information — Link to PowerPoint Revised Concept Plan Review Summary No. 1 dated October 27, 2010 Surrounding Property Owners Map and Responses Ord. No. 480 -599 Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Ken Baker (817) 748 -8067 Richard Schell (817) 748 -8602 Case No. ZA10 -052 :ive] 2 Well] 0137101 ;181 VLyy r el I [a] 0 OWNER/APPLICANT: Randi and Patrick Worsham PROPERTY SITUATION: 2527 and 2555 Florence Rd. LEGAL DESCRIPTION: Lot 1, Block 1, Charles W. Halfman Addition and Tract 9D6, J.J. Freshour Survey, Abstract No. 521 LAND USE CATEGORY: Low Density Residential CURRENT ZONING: "SF -1A" Single Family Residential District and "AG" Agricultural Zoning District REQUESTED ZONING: "SF -2" Single - Family Residential District HISTORY: -A plat showing for Lot 1, Block 1, Charles W. Halfman Addition was filed December 21, 1984. -A warranty deed conveying Tract 9D6, J.J. Freshour Survey to Charles and Gretchen Halfman was filed January 5, 1988. -The existing home with approximately 1,603 of livable floor area was built in 1985 and renovated in 2005 (Source: Southlake Building Permits and Tarrant Appraisal District). PLAN: The underlying land use designation is Low Density Residential. The request to change the zoning to "SF -2" Single Family Residential District is consistent with this land use designation. TRANSPORTATION ASSESSMENT: The proposed concept plan shows one residential lot. There is currently one existing residence on the two properties. Before a Certificate of Occupancy will be issued for the new residence, the existing structure must be converted to an accessory building that conforms to the regulations in Zoning Ord. No. 480 or a Special Exception Use permit for a family quarters must be approved by the Zoning Board of Adjustment. Therefore, there will not be a significant increase in the number of trips to and from the property. PATHWAYS MASTER PLAN: The Southlake 2030 West Sector Plan that was recently approved by City Council calls for a sidewalk to be constructed along Florence Road. The subject property is exempt from the sidewalk requirement because sidewalks do not exist on both sides of the lot and the lot is not located within 1500' of a public or private school on the same side of the street. WATER & SEWER: This site is serviced by a 12" water line along Florence Road. City sewer is not available, so the site is served by a private septic system. TREE PRESERVATION: Twenty -five trees in the proposed building footprint are labeled as being marginal on the Tree Conservation Plan. » e 1 01 0110 C� _Wke l 011 010 COMMISSION: October 7, 2010; Approved (7 -0), subject to Revised Concept Plan Review Summary No. 1 dated September 29, 2010. Case No. Attachment A ZA10 -052 Page 1 CITY COUNCIL: October 19, 2010; Approved on consent (6 -0), subject to Revised Concept Plan Review Summary No. 1 dated September 29, 2010. STAFF COMMENTS: Revised Concept Plan Review Summary No. 1 dated October 27, 2010 is attached. Case No. Attachment A ZA10 -052 Page 2 Vicinity Map 2527 and 2555 Florence Rd. o�� 0 0 o N W E S 500 1,000 Case No. ZA10 -052 Attachment B Page 1 Plans and Support Information Link to PowerPoint Presentation 'Y 6F 11'� H OF SOUVILAMB r. _ 1 0INT OF MINNINC b Case No. ZA09 -052 Concept Plan P.R.T.6.T. I I - -- -- ---- PWMNC RO " - W or 0 s " 1 LI" anus 1 4O D.L. I I I I 1 I I I =e E V cac spae><ar r � 4 4 ! 1 _ 'L o• I MOW I ; l I COT BlOpt t R R � 4.666 ACRAS N CA& S 69 1 m P.R_TtT. to - to I 3' r r 6" MIN I I !Leas kw&a tram I T !?tee. r as E�£ay r �� 1R NPL S Tp I ! yf IF POSSIBLE I p1;�D PAD WE I EXbT1NG Is, sTllttQ 1 l� FRAUE I - REMENCE I I I s a mug I I I 1 2 .® .3' Fl.E 386 -t M 32 .. -..-. -. — — — — idt[ T- 13 MME 4 %WLR; &; - eou WEST 2$7.45 u'c++z ru�mcpn. I —_. ... . »..........— Im[+ie LA3604 Ui[! --- ----- . ._...»�---- - - - --- — - - - - - -- I I LOT 9. EE.00K 1 I LQT 16 OCJt I HLI.StD� ESTATES I�ISDE ESTATES I VOL 389» 18 PC 6 PA TZ-T. VOL W -161. PC. 6 PA.T.QT. Attachment C Page 1 REVISED CONCEPT PLAN REVIEW SUMMARY Case No.: ZA10 -052 Revised Review No.: One Date of Review: 10/27/10 Project Name: Concept Plan — Worsham Addition OWNER/APPLICANT: Patrick and Randi Worsham 2555 Florence Rd. Southlake, TX 76092 Phone: (817) 939 -7203 E -mail: randi0930(d)me.com SURVEYOR: Charles B. Hooks 1028 N. Sylvania Ave. Fort Worth, TX 76111 Phone: (817) 834 -3477 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/17/10 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 RICHARD SCHELL AT (817) 748 -8602 OR DENNIS KILLOUGH AT (817) 748 -8072. 1. Place the City case number "ZA10 -052" in the lower right corner for ease of reference. 2. Please sign the Property Owner Acknowledgements in the application. 3. Revise the title block as follows: a. Correct the current description to "...and Tract 9D6, J.J. Freshour Survey, Abstract No. 521..." 4. The following changes are needed with regard to the legal description: a. In the second call after the beginning call, the bearing doesn't match the bearing in the line table on the face of the plat. The chart has N00'25'28 "W and the owner's dedication has N00'25'28 "E. 5. Label the adjacent properties and properties across adjoining R.O.W.'s with owner's name, existing zoning, and land use map designation ( "L.U.D.= ") 6. Show and label all minimum building setback lines in accordance with the underlying zoning and /or any applicable overlay district. 7. Label the types of surfacing (i.e., asphalt, concrete, brick, turfing or gravel) to be used at various locations. Case No. Attachment D ZA10 -052 Page 1 Tree Conservation /Landscape Review Keith Martin Landscape Administrator kmartinAci. south lake.tx.us (817) 748 -8229 II: 7= I Lois] 011�= I WIT ICa701 Eels] LyiILyil= 101 k &-1 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. Informational Comments: Prior to occupancy of any new residential structure, the existing dwelling unit must be brought into conformance with Zoning Ord. No. 480 as amended. This could be accomplished by converting it to an accessory building that does not meet the definition of a dwelling unit or by obtaining approval of an Special Exception Use permit for a family quarters. Or, the structure could be removed. A letter of understanding from the property to the Building Official must be received prior to issuance of a building permit. All mechanical equipment must be screened of view right -of -ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. 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. Denotes Informational Comment Case No. Attachment D ZA10 -052 Page 2 Surrounding Property Owners 2527 and 2555 Florence Rd. FLORENCE RD SPO # 1. Owner M Pekowski, Raymond Etux Linda SF1 -A M Land Use Low Density Residential Acreage 3.80 Response NR 2. Worsham, Patrick A Etux Randi SF1 -A Low Density Residential 3.96 NR 3. Thornton, William Etux Cynthia SF1 -A Low Density Residential 1.43 NR 4. Almendinger, John & Elizabeth SF1 -A Low Density Residential 1.37 NR 5. Knight, Stacy Leigh SF1 -A Low Density Residential 1.05 NR 6. Spence, Sam Ed Etux Margie AG Low Density Residential 4.72 F 7. Corley, Braxton AG Low Density Residential, 100 -Year Flood Plain 4.65 NR 8. Worsham, Patriack A & Randi AG Low Density Residential 0.81 NR Responses: F: In Favor O: Opposed To U: Undecided Notices Sent: Responses Received Attached Eight (8) One (1) - Attached NR: No Response Case No. Attachment E ZA10 -052 Page 1 �jLi Vv iv V0. ica iviaigie oWtonua 61l461�I5yL Notification Response Form ZA10 -052 Thursday, October 7 2010 — 6.30 PM Spence, Sara Ed Etux Margie 2605 Florence Rd Southlake Tx, 75092 A 521 313 p.z PLEASE PROVIDE COMPLETED FORMS VIA MAIL,,FAX OR HAND DELWEI Y BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby =�Dr opposed to undecided about (circle or underline ones the proposed ,Zoning Change and Concept Plan referenced above. Space for comments regarding your position: Signature y Date: Additional Signature: Date: �� -s Printed Names , D- � 'ne Must be property owner(s) whose name(a) are printed at tai. p`. Otherwise contact the N Department. One forrrrper property. Phone Number (optional): Rz '� Case No. Attachment E ZA10 -052 Page 2 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480 -599 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 1, BLOCK 1, CHARLES W. HALFMAN ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS AND TRACT 9D6, J.J. FRESHOUR SURVEY, ABSTRACT NO. 521, SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING APPROXIMATELY 4.657 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "SF -1A" SINGLE FAMILY RESIDENTIAL DISTRICT AND "AG" AGRICULTURAL DISTRICT TO "SF -2" 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, Case No. Attachment F ZA10 -052 Page 1 WHEREAS, the hereinafter described property is currently zoned as "SF -1 A" Single Family Residential District and "AG" Agricultural District under the City's Comprehensive Zoning Ordinance; and, 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 Case No. Attachment F ZA10 -052 Page 2 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 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 1, Block 1, Worsham Addition, being a revision of Lot 1, Case No. Attachment F ZA10 -052 Page 3 Block 1, Charles W. Halfman Addition, an addition to the City of Southlake, Tarrant County, Texas and Tract 9D6, J.J. Freshour Survey, Abstract No. 521, Southlake, Tarrant County, Texas being approximately 4.657 acres, and more fully and completely described in Exhibit "A" from "SF -1A" Single Family Residential District and "AG Agricultural District to "SF -2" 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: 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 Case No. Attachment F ZA10 -052 Page 4 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. 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 Case No. Attachment F ZA10 -052 Page 5 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. 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 1 st reading the 19th day of October, 2010. MAYOR ATTEST: CITY SECRETARY Case No. Attachment F ZA10 -052 Page 6 PASSED AND APPROVED on the 2 nd reading the day of November, 2010. MAYOR ATTEST: CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. Attachment F ZA10 -052 Page 7 EXHIBIT "A" Being described as Lot 1, Block 1, Worsham Addition, being a revision of Lot 1, Block 1, Charles W. Halfman Addition, an addition to the City of Southlake, Tarrant County, Texas and Tract 9D6, J.J. Freshour Survey, Abstract No. 521, Southlake, Tarrant County, Texas being approximately 4.657 acres, and more fully and completely described below: STATE OF TEXAS COUNTY OF TARRAAIT WHEREAS WE, PATRICK ALLEN AND RAM WOKS ARE THE SOLE OWNERS OF A TRACT OF LAND SITLATEO N THE J.J. FRESHOUR SURVEY, ABSTRACT ! *. 521. TARRANT COUNTY, TEXAS, BEING LOT 1, BOCK 1, CHARLES W. FALFIJAN ADDITION, AN ADDITFOAI TO THE CITY OF SO]THLAKE, TARRART COUMY. TEXAS, ACCOWNG TO PLAT RECORDED IN VOLUME M- 1 RO, PACE 57, DECO RECORD'S, TARRANT COUNTY, TEXAS. AND A TRACT Of LAND TOGETHER DESCRIBED INI DECO RECORDED IN COUNTY CLERKS NO. D205098265. DEED RECORDS. TARRANT COUN Y, TEXAS, AND UORE PARTCULARLY BRIBED AS FOLLOWS: BEGINNING AT AN X FOUND AT THE SOUTHEAST INTERSECTION OF LODESTAR DRiVE AND FLORENCE ROAD FOR THE NORTHMT CORNER OF TRACT BEING DESCRIBED. SAID POINT BEING THE NRTHVEST CORNER OF' LOT 1, BLOCK 1. CHARLES W. HAL nAAM AD11*N; THENCE EAST 226.00 FEET ALA THE SOUTH LINE OF FLORENCE ROAD TO NORTREAST CMER OF 9N0 LOT 1, BLACK 1, CHARLES W. HALF MAN ACTION, THENCE NORTH 00 DEGREES 25 MINUTES 26 SECOND'S EAST 5,00 FEET TO THE NORTHIZEST CORNER OF OF TRACT BEING OESCRMEO; THENCE EAST 61.45 FEET TO THE NORTHEAST CORNER OF TRACT BEING DESCRIBED; THENCE SOUTH 00 DEGREES 25 MINUTES 28 SECONDS FAST 32.00 FEET TO THE N MWEST CODER OF LOT 1, CLOCK 1, GREWERION ADDITION. AN ADOMOn TO THE CITY OF UXIMAKE, TARRANT COUNTY, n%&S, ACCORDING TO PLAT RECORDED Pa CABINET A. SLIDE 169, PLAT RECORDS, TARRANT CO UNFY. TEXAS, AN CONTINUING ALONG THE WEST LINE OF SAID LOT 1, BLOCK 1, BREKRION ADD N" 709.70 F'EE'T IN ALL TO A 3 4* PIN FOUND W THE NTH LINE Of LOT 11, BLOCK 1, HILLSIDE ESTATES. AN � IN TAB COUNTY, TEXAS, A+CCGRDN0 TO PLAT RECORDED M VOLUME M °101, PAS S, PLAT RECORM TARRANT COUNTY, TEXAS. FOR TK SOUTHEAST CORNIER OF TRACT BEING DESCRIOEO, SAID POINT DENG THE SOUITHKST COLLIER OF SAID LOT 1, BLOCK 1, BREWERTON ADDITION; THENCE WEST 287.45 FEET ALONG THE NORTH LINE OF SAID BLOCK 1, KLL VOE ESTATES TO A 1/2 RON PITT FOUND IN THE FAST LINE Of LODESTAR DRIVE FOR THE SOUTHWEST CORNETT OF TRACT OCRs* DESCRIBED, SAID POINT BEING TI4E MORTHINEST CMER OF LOT D. SAS} BLOCK 1. HILLSIDE ESTATES; THENCE NORTH 00 DEGREES 25 MINUTES 28 SECONDS WEST 704,70 FEET ALONG THE EAST L NE OF SAID LODESTAR DRIVE TO THE POW OF BEGRIMING AND CONTA WNW 4,657 ACRES OF LAW, WRE OR LESS Case No. Attachment F ZA10 -052 Page 8 EXHIBIT "B" Reserved for approved concept plan Case No. Attachment F ZA10 -052 Page 9