Item 6CCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
November 11, 2014
CASE NO: ZA14-117
PROJECT: Zoning Change and Concept Plan for Lot 1, Combe-Yetman Addition
EXECUTIVE
SUMMARY: Daniel Combe is requesting approval of a Zoning Change and Concept Plan for Lot 1,
Combe-Yetman Addition on property described as Tracts 8A5 and 8A8B, Thomas M.
Hood Survey, Abstract No. 706, City of Southlake, Tarrant County, Texas and located
at 339 W. Highland St., Southlake, Texas. Current Zoning: "AG" Agriculutural District.
Requested Zoning: "SF-1A" Single Family Residential District. SPIN Neighborhood # 7.
REQUEST: The applicant is requesting approval of a Zoning Change and Concept Plan for Lot 1,
Combe-Yetman Addition from "AG" Agricultural District to "SF-1A" Single Family
Residential District to construct a new home on a one acre lot.
A Preliminary Plat (ZA14-127) will be presented with the 2nd reading of this item. The
applicant purchased a portion of the existing Tract 8A8, Thomas M. Hood Survey,
Abstract No. 706 so that his property would comply with the minimum required lot area
in the SF-1A zoning district and the requirement for a minimum one acre for a septic
system. Since the property was conveyed by a metes and bounds description, a
Preliminary Plat that includes the entire parent tract must be processed and approved
prior to a Final Plat being approved and recorded for Lot 1 as it is shown on the
Concept Plan. Lot 2 as depicted on the Preliminary Plat shares common ownership
with the tract to the west. A Zoning Change and Concept Plan along with a Preliminary
Plat must be processed and approved prior to a Final plat being approved and filed on
that property. Or, a one lot plat showing could be processed instead of a Preliminary
Plat and Final Plat if the property is platted as a single lot.
VARIANCE
REQUEST: Driveway Ordinance No. 634, Section 5.3(a) prohibits circular driveways on arterial and
collector thoroughfares. The applicant is requesting a variance to allow the circular
driveway as shown on the concept plan.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider 2nd reading approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — Link to PowerPoint
(D) Revised Concept Plan Review Summary No. 2 dated October 22, 2014
(E) Surrounding Property Owners Map and Responses
Case No.
ZA14-117
(F) Ordinance No. 480-681
(G) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA14-117
OWNER:
APPLICANT:
PROPERTY SITUATION
I4MICIA0Q**] N1i9Eel kA
LAND USE CATEGORY:
CURRENT ZONING:
REQUESTED ZONING
I:I RI to] Zvi
SOUTHLAKE 2030
PLAN:
MASTER
THOROUGHFARE PLAN
PATHWAYS
MASTER PLAN
TRANSPORTATION
ASSESSMENT:
BACKGROUND INFORMATION
Daniel Combe
Daniel Combe
339 W. Highland St.
Tracts 8A5 and 8A813, Thomas M. Hood Survey, Abstract No. 706
Low Density Residential
"AG" Agricultural Zoning District
"SF-1A" Single -Family Residential District
- The property was annexed into the City in 1956.
- The property was given the "AG" Agricultural District zoning designation with
the adoption of Zoning Ordinance No. 480 and the official zoning map on
September 19, 2014.
The underlying land use designation is Low Density Residential. The request to
change the zoning to "SF-1A" Single Family Residential District is consistent
with this land use designation.
The 2030 Master Thoroughfare Plans shows W. Highland St.to be a two-lane
undivided collector with 70' of right of way. The applicant is dedicating a right of
way easement dimensioned from the existing tract boundary to 35' from the
centerline.
The 2030 Pathways Master Plan shows a <8' sidewalk along the south side of
W. Highland St. The applicant will not be required to install a sidewalk since
the lot is being platted as a single lot of record.
Existing Area Road Network and Conditions
The Concept Plan shows a circular driveway onto W. Highland St. East
Highland St. is currently a two lane undivided roadway.
* Based on the 2013 City of Southlake Traffic Count Report
Traffic Impact
Case No.
ZA14-117
Single Family Detached 1 1 1 10 1 0 1 1 1 1 1 0
* Vehicle Trips Per Day
* AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
WATER & SEWER: This site is currently serviced by a 12" water line in W. Highland St. City sewer
is not available, so the site will be served by a private septic system.
DRAINAGE COMMENTS: Drainage is generally from west to east on the property.
TREE PRESERVATION: The proposed lots must comply with the existing tree canopy preservation
regulations of the Tree Preservation Ordinance No. 585-D. There is existing
tree canopy on approximately 15.5% of the site, so 70% of the existing tree
canopy is required to be preserved by the ordinance. The applicant is
proposing to preserve approximately 98% of the existing tree canopy.
PLANNING AND ZONING
COMMISSION ACTION: October 23, 2014; Approved (7-0) subject to the Revised Concept Plan Review
Summary No. 2 dated October 22, 2014, subject to the staff report dated
October 22, 2014 and granting the variance request for the circular drive as
presented.
CITY COUNCIL ACTION: November 4, 2014; Approved on consent at 1st reading (6-0).
STAFF COMMENTS: Revised Concept Plan Review Summary No. 2 dated October 22, 2014 is
attached.
Case No. Attachment A
ZA14-093 Page 1
Vicinity Map
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ZA14-117
5 Zoning Change and
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Case No.
ZA14-117
Attachment B
Page 1
CONCEPT PLAN
LOT 8
RIDE WITH PRIDE INC. T.M. HOOD NO. 706 ADDITION
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Case No. Attachment C
ZA14-117 Page 1
PRELIMINARY PLAT
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Case No. Attachment C
ZA14-117 Page 2
VARIANCE REQUEST LETTER
Case No: ZA14-117
APPLICANTS: Dan and Jill Combe
Received
PROJECT SITE: 339 W Highland St
Current Residence: 339 W Highland St Southlake TX 76092 OCT 17 2014
Email: Combe@Ebby.com Phone: (817)800-0007
To City of Southlake,
C 6CILE
We, Dan and Jill Combe are requesting a variance to:
Driveway Ordinance No 634, Section 5.3(a) prohibits circular driveways on arterial and collector
thoroughfares. We are requesting a variance to allow the circular driveway as shown on the concept
plan for the following reasons:
a) In an effort to preserve two (2) Fifty -Year -Old Elm trees, by circling around the perimeter of
the drip lines of the two trees with a circular driveway.
b) A Non -Circular Driveway for this 1-acre lot presents an undue hardship and safety hazard (in
backing out on Highland), for the safety of our family and Carroll ISD Students in Busses.
c) Comparable properties with similar lot widths have already been granted circular driveways
d) Fed Ex and UPS Trucks making deliveries currently park on Highland, blocking traffic, as they
are unable to turn around with steep drainage ditches on both sides. Passers-by are forced
to come to a complete stop, then wait for passing traffic and cross the median to circle
around delivery vehicles.
Respectfully,
Dan Combe
Jill Combe
Case No. Attachment C
ZA14-117 Page 3
:tea\C•1��_�I I!5`fl
REVISED CONCEPT PLAN REVIEW SUMMARY
Review No.: Two
Project Name: Concept Plan — Lot 1, Combe-Yetman Addition
APPLICANT: Daniel Combe
339 W. Highland St.
Southlake, TX 76092
Phone: (817) 800-0007
Date of Review: 10/22/14
SURVEYOR: Bill Hooks
Loyd Bransom Surveyors, Inc.
1028 N. Sylvania Ave.
Fort Worth, TX 76111
Phone: (817) 834-3477
E-mail: survey1968@swbell.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
10/13/14 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL.
IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD
SCHELLAT (817) 748-8602.
Because the plat is for a single lot, the City will not require a right of way dedication that is greaterthan
the dedication required for a local street, which is 50' full width. Since the dimension from the
centerline to the existing tract boundary is greater than 25', no additional right of way dedication will be
required with this plat. The applicant has dedicated a right of way easement in the area that is shown
as right of way dedication on the plat (dimensioned 35' from centerline). Please change the right of
way easement to a pedestrian access, drainage and utility easement
2. Also, please dimension the 40' front building line from the P.A.D.U.E and not from the property line to
prevent future nonconforming conditions.
3. Circular drives are allowed on residential lots not fronting on arterial or collector thoroughfares.
City Council approval of a variance will be required to allow the circular driveway as shown on the
Concept Plan. A variance request letter has been submitted.
4. Fire lanes shall be provided when any portion of the facility or any portion of an exterior wall of the
first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility. The distance may be increased to
250 feet for a building with a fire sprinkler system. The driveway as shown on the plan must be at
least 10' in width, able to support 85,000 lbs. and have a minimum 30' inside turning radius at the
street connections and internally. All dead-end fire lanes in excess of 150 feet in length shall be
provided with approved provisions for turning around of fire apparatus (see attached exhibit).
5. The following changes are needed with regard to easements:
a. Where adjacent property is unplatted or platted showing a 5' U.E., provide a 5' U.E.
along the property line; if adjacent property is platted and shows no easement, provide
a 10' U.E. along the interior of the property line.
The following should be informational comments only
No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
Case No. Attachment D
ZA14-117 Page 1
All mechanical equipment must be screened of view from 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.
The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected concept plan 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.
Denotes Informational Comment
Case No. Attachment D
ZA14-117 Page 2
Surrounding Property Owners
339 W. Highland St.
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Owner
Zoning
Address
Acreage
Response
1.
Seebeck, Robert E Etux Marilyn
AG
480 W HIGHLAND ST
0.58
NR
2.
Combe, Daniel Etux Jill
AG
339 W HIGHLAND ST
0.71
NR
3.
Yetman, Bert M Etux Helga B
SF1-A
459 W HIGHLAND ST
4.94
NR
4.
Williamson, Ray C
SF1-A
465 W HIGHLAND ST
2.60
NR
5.
Yetman, Bert M Etux Helga B
AG
345 W HIGHLAND ST
1.37
NR
6.
Campbell, Jose
AG
335 W HIGHLAND ST
0.73
NR
7.
Campbell, Jose
AG
335 W HIGHLAND ST
0.13
NR
8.
Campbell, Jose
AG
335 W HIGHLAND ST
1.20
NR
9.
Riordan Capital Properties Lp
SF1-A
1112 LINNEA LN
0.95
NR
10.
Solleti, Anil & Shilpa Karra
SF1-A
1108 LINNEA LN
0.97
NR
11.
Riordan Capital Properties Lp
SF1-A
1104 LINNEA LN
0.99
NR
12.
Davis, Stephen A Etux Kathleen
RPUD
300 W HIGHLAND ST
1.00
NR
13.
Ride With Pride Inc
RPUD
340 W HIGHLAND ST
0.49
NR
14.
Terra -Highland Oaks Llc
RPUD
320 W HIGHLAND ST
0.48
F
15.
Terra/Highland Oaks Llc
RPUD
310 W HIGHLAND ST
0.47
F
16.
Seebeck, Robert E Etux Marilyn
AG
488 W HIGHLAND ST
1.38
NR
17.
Ride With Pride Inc
AG
400 W HIGHLAND ST
0.90
F
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Seventeen (17)
Responses Received: Two (2) - Attached
Case No. Attachment E
ZA14-117 Page 1
Notification Response Form
ZA14-117
Meeting Date: October 23, 2014 at 6:30 PM
Terra/Highland Oaks Llc
395 W Northwest Pkwy Ste 300
Southlake Tx 76092
Direct questions and mail responses to:
City of Southlake
Planning & Development Services
Notification Response
1400 Main St; Ste 310
Southlake, TX 76092
Phone: (817)748-8621
Fax: (817)748-8077
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favo 0 opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Concept Plan referenced above.
Space for comments regarding your position:
Signature:
Additional Signature:
Printed Name(s): t- -y L
Must be property owner(s) whose names) are 1
-v Date: Z � /f
Date:
top. Otherwise contact the Planning Department. One torm per property.
Phone Number (optional): %
z.
Case No. Attachment E
ZA14-117 Page 2
Notification Response Form
ZA14-117
Meeting Date: October 23, 2014 at 6:30 PM
Ride With Pride Inc
480 W Highland St
Southlake Tx 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
In favor of� opposed to undecided about
(circle or underline one)
the proposed Zoning Change and Concept Plan referenced above.
Space for comments regarding your position:
Signature: &ol- L Date:
Additional Signature:
Date:
Printed Name(s): borcc, , L-. 13(—A- -,\
Must he property owner(s) whose name(s) are printed at top. Otherwise contact the Planning Department. One form per property.
Phone Number (optional):
Case No. Attachment E
ZA14-117 Page 3
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-681
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 TRACTS
8A5 AND 8A8B, THOMAS M. HOOD SURVEY, ABSTRACT NO.706,
CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING
APPROXIMATELY 1.0 ACRE, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "AG"
AGRICULTURAL DISTRICT TO "SF-1A" SINGLE FAMILY
RESIDENTIAL DISTRICT AS DEPICTED ON THE APPROVED
CONCEPT PLAN ATTACHED HERETO AND INCORPORATED
HEREIN AS EXHIBIT "B", SUBJECT TO THE SPECIFIC
REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING
THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT
THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE
DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN
MADE; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR
VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE;
PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER;
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9
of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "AG" Agricultural
Case No. Attachment F
ZA14-117 Page 1
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
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
Case No. Attachment F
ZA14-117 Page 2
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 Tracts 8A5 and 8A8B, Thomas M. Hood Survey, Abstract No.
706, City of Southlake, Tarrant County, Texas , being approximately 1.0 acre, and
more fully and completely described in Exhibit "A" from "AG" Agricultural District to
"SF-1A" Single Family Residential District as depicted on the approved Concept
Plan attached hereto and incorporated herein as Exhibit "B", and subject to the
Case No. Attachment F
ZA14-117 Page 3
following conditions:
1. City Council action at 1st reading:
November 4, 2014; Approved on consent at 1st reading (6-0).
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are
not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both present
conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen
congestion in the streets; to provide adequate light and air; to prevent over -crowding of land; to
avoid undue concentration of population; and to facilitate the adequate provision of transportation,
water, sewerage, drainage and surface water, parks and other commercial needs and development
of the community. They have been made after a full and complete hearing with reasonable
consideration among other things of the character of the district and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the most
appropriate use of land throughout the community.
Case No. Attachment F
ZA14-117 Page 4
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if
the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
declared to be invalid, the same shall not affect the validity of the zoning of the balance of said
tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
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ordinance in its entirety on the City website together with a notice setting out the time and place for
a public hearing thereon at least ten (10) days before the second reading of this ordinance, and it
this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of
its provisions, then the City Secretary shall additionally publish this ordinance in the official City
newspaper one time within ten (10) days after passage of this ordinance, as required by Section
3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the 41" day of November, 2014.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2014.
MAYOR
ATTEST:
CITY SECRETARY
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APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
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EXHIBIT "A"
Being described as Tracts 8A5 and 8A8B, Thomas M. Hood Survey, Abstract No. 706, City of
Southlake, Tarrant County, Texas , being approximately 1.0 acre, and more fully and
completely described below:
Reserved for metes and bounds description
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EXHIBIT "B"
Reserved for approved concept plan
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