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02-05-1996 (Planning & Zoning) Agenda Packet AGENDA PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX February 5, 1996 6:30 pm CALL TO ORDER ACTION ITEM 1. Consider approval of the Minutes from the January 15, 1996 Regular Business Meeting. 2. Consider a request for a variance from Mr. & Mrs. James Edge from the City of Wylie's Subdivision Regulations requiring construction of a sidewalk for property located at 913 Stone Road, and further described as Lot 3, Block A of the Mill Creek Estates Subdivision. CITIZEN PARTICIPATION ADJOURNMENT Posted Friday, February 2, 1996 at 5:00 p.m. 'THE WYUE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170. Planning & Zoning Commission #1 Action Item Re: Approval of the Minutes from the January 15, 1996 Regular Business Meeting February 5, 1996 Consider approval of the Minutes of the January 15, 1996 Regular Business Meeting. Note any changes or additions which need to be made. MINUTES The Planning and Zoning Commission met in a regular Business Meeting on January 15, 1996, at 6:35 p.m. in the Council Chambers of the Wylie Municipal Complex, located at 2000 Hwy. 78 North, Wylie, Texas 75098. A quorum was present and a notice was posted in the time and manner required by law. COMMISSION MEMBERS PRESENT: Chairman,Bart Peddicord, Rich Eckman, Cecilia Wood John Crowe, Stuart Allison and Tim Owen. ABSENT: Steve Ahrens -unexcused STAFF MEMBERS PRESENT: Director of Community Development - Mike Phillips and Secretary-Rebecca Rogers. ACTION ITEMS ITEM NO. 1: Consider approval of the Minutes from November 20, 1995 Regular Business Meeting. A motion was made by Rich Eckman and seconded by Cecilia Wood to approve the minutes as submitted. Motion carried, all in favor(6 votes). ITEM NO. 2: Consider a request for interpretation as to the zoning classification into which "Batch Plant (Permanent)" should be placed. Mike Phillips,Director of Community Development, stated that a determination is needed as to what zoning classification to place the category of"Batch Plant (Permanent)". Stuart Allison asked when the site at 1502 Kirby(FM 544)was vacated,Mr. Phillips responded that he had heard it was in 1989. Cecilia Wood asked Mr. Phillips if he had contacted Air Quality Control or the EPA in regards to requirements or any citations that Bodin Concrete may have received. Mr. Phillips responded that he had contacted TNRCC and had in fact received some mail regarding two exemptions that batch plants can receive. George Marra at TNRCC in Fort Worth indicated that TNRCC did not have any problems with Bodin Concrete Co., Inc. Rich Eckman asked what falls under Batch Plant - Temporary which Mr. Phillips responded Temporary consisted of subdivision development, etc. Stuart Allison asked when the batch plant was first built and when was it annexed into the city, Mr. Phillips replied that area was annexed into the city 1959 and judging by the age of the buildings and the offices,looked to be built in the 1980's. This building has always been used as a Batch Plant. Mr. Eckman asked if staff had checked with surrounding cities to see in what zoning classification they have batch plants in. Mr. Phillips replied that most of the other cities, if they have the use listed, have it in their Industrial zoning, two cities treat it as a Planned Development and Ms. Wood stated that Garland has their Batch Plant(Hooper Concrete)in an Industrial-2 zoning. Industrial -2 is Garland's heavy industrial. John Crowe voiced concerns that this might blow up into a obnoxious nuisance like Griffin Industries. Mr. Phillips replied that TNRCC indicated that there should not be a problem with dust due to the regulations and exemptions. Bodin Concrete is required to have their dust 1 abatement equipment in place before they can receive their license to operate. Only gravel and sand are to be stored externally. Ms. Wood asked what the zoning was for the adjoining property and Mr. Phillips replied that the Post Office is B-2, the other side of FM 544 is Industrial and directly behind the batch plant is zoned 1000 ft. of SF-A and Planned Development with no specific use attached to it. Chairman Peddicord requested staffs opinion and Mr. Phillips recommended SUP in Industrial zoning. The SUP affords the P&Z Commission to review it in 18 months to see if it has caused any problems and then grant the use on a permanent basis. Chairman Peddicord asked if there was a reason why we would consider a SUP instead of permanent due to the number of years they have been in business in Rowlett without any problems. Mr. Phillips replied that SUP would allow for review 18 months and that if the company was up to par then it could be renewed. Mr. Eckman stated that a business may not want to invest that much money into a temporary SUP. Chairman Peddicord added that if it were a business that had problems and complaints that it might be a different situation,but felt it would be unrealistic to have a company move here at great expense and then possibly be told they can no longer operate their business in 18 months. Chairman Peddicord asked if there would be any reason that we couldn't grant them a permanent situation in stead of temporary. Mr. Phillips stated that this would not be a problem at all, but if it was a reputable company then there shouldn't be a problem with a review in 18 months and it would further strengthen their position in the community. Ms. Wood stated that if Bodin Concrete knew small town politics that they might not be comfortable with that type of situation. Mr. Eckman also stated that Bodin Concrete is governed by federal agencies and that he would recommend that it be placed into Industrial. Chairman Peddicord asked if the Commission was here to make a recommendation to let Bodin Concrete go in there. Mr. Phillips stated that it was to determine what zoning classification "Batch Plant-Permanent" should be placed and make recommendation to City Council. There was concern among several members in regards to granting a SUP to a company that has been in business as long as Bodin Concrete had with their good track record, that they might not want to move here only to have to close up shop in 18 months. The property in question is currently zoned Industrial. John Crowe felt that there should be some stipulations in Industrial due to a possible public outcry. Mr. Eckman stated that temporary is specifically for the development of a subdivision and the permanent would be in Industrial. Stuart Allison asked if Bodin was relocating the entire company. Mr. Richard Kelly of 4548 Chaha, Garland Texas, Vice President of Bodin Concrete stated that the Bodin Concrete's corporate office would be relocating to Wylie and still maintain the other two plants in Rockwall and Rowlett. Mr. Allison asked if the site on FM 544 was previously a temporary or permanent batch plant. Mr. Kelly replied that the site in question was originally a permanent batch plant operated by Eagle Ready Mix and prior to Eagle, operated by Century Ready Mix. Mr. Allison voiced concern with that type of business in the same area as a subdivision. The City already has a problem with several industries in the area and the TNRCC has shown a lack of interest with these problems. Mr. Kelly stated that they have plants in Rockwall and Rowlett and that they have no problems with dust, etc, no complaints from either of the cities. The TNRCC has just renewed their 15 year license and keeps close tabs on them. Mr. Allison questioned the type of fencing requirements in Rowlett and Rockwall and Mr. Kelly replied that they have none but that Bodin Concrete does have a six foot chain link fence in place. Mr. Crowe stated that he would recommend that it be permitted on a temporary basis- 18 month SUP,to see if there is a dust problem. Mr. Kelly stated that this type of investment involved in a move of this type would make him hesitant about 2 moving into Wylie on a temporary basis. Bodin runs a clean operation, can be checked with TNRCC. Ms. Wood stated that she felt that this would be good for the City of Wylie,we need to be business friendly. Mr. Allison questioned whether any other site had been considered and Mr. Kelly responded that they had not,that the previous batch plant site was the only area they had considered. Ms. Wood questioned that if everything passes through City Council would Bodin Concrete definitely move their corporate office into Wylie. Mr. Kelly responded that they definitely would move into Wylie. A motion was made by Rich Eckman, seconded by Cecilia Wood, to recommend to City Council to place "Batch Plant -Permanent" classification into regular Industrial zoning. 4 in favor, 2 opposed (John Crowe, Stuart Allison). Motion passed. Will go before City Council on January 23, 1996. PUBLIC HEARING ITEM NO. 1: Hold Public Hearing and consider approval of a zone change from SF-3 to B-2, initiated by the City of Wylie for Conley Equipment Company, located at 300 E. Marble and further described as Lot 1, Block 36, out of the Railroad Addition. Rich Eckman asked if this issue hadn't been addressed several years ago and Mr. Phillips replied that it had but the reason that this has come up now is because Conley Equipment Company submitted plans for an addition to their existing building. During Plan Review, it was discovered that the zoning was SF-3 and thus the zone change request was initiated. Apparently no one noticed this zoning when this building was built in 1993. Rich Eckman mentioned that the Brake& Muffler shop had come before the board and told them that in changing their zoning would make them equal to the other businesses in the surrounding area. Cecilia Wood stated that she thought these businesses had obtained SUP's. Chairman Peddicord that these SUP's had fallen through the cracks and did not get reviewed. Mr. Phillips felt that it was probably never questioned because the business seems appropriate for the area, considering the surrounding businesses. John Crowe asked the reason for B-2 instead of B-1 and Mr. Phillips replied that it was due to the outside sales. Chairman Peddicord closed the Public Hearing, no one in attendance. A motion was made by John Crowe, seconded by Rich Eckman to recommend to City Council to change the zoning from SF-3 to B-2 at 300 E. Marble, further described as Lot 1, Block 36 out of Railroad Addition. All in favor (6), motion carried. DISCUSSION ITEM ITEM NO. 1: Review Ordinance#92-7 that was enacted in June of 1992 which established procedures and requirements for Site Plan review by the Planning and Zoning Commission. Mr. Phillips feels that staff(along with Hogan Corporation) can do a thorough job in reviewing site plans, but does not intend to change the ordinance. Mr. Phillips questioned the Exxon station site plan and the extra requirement of land and this did go before the Commission. Mr. Phillips did not 3 really understand why this ordinance has not been in use, except maybe through the interpretation of Section 29.A2 which covers applicability. Rich Eckman stated that he felt there was safety having P&Z review the site plans, it gives us another set of eyes. It also allows the Commission members to be aware of what's happening in the city and not seem like they don't know what's going on when questioned. Makes good business sense. General consensus was that the P & Z Commission will review all site plans as set forth in Ordinance# 92-7. Mr. Phillips stated that a Development Manual was in the making to be handed out that could include this requirement. CITIZEN PARTICIPATION No citizens present. ADJOURNMENT ADJOURN: A motion was made to adjourn by John Crowe, seconded by Tim Owen. Motion carried, all in favor(6 votes). Chairman Peddicord adjourned the meeting. Respectfully submitted, Bart Peddicord, Chairman Rebecca Rogers, Secretary 4 Planning & Zoning Commission #2 Action Item Re: Request for a variance from the Subdivision Regulations for elimination of a sidewalk February 5, 1996 Chapter 5.05 of the Wylie Subdivision Regulations requires the construction of a sidewalk "for all lots adjoining dedicated streets, along major thoroughfares where lots do not adjoin the street, along power line easements and in other areas where pedestrian walkways are necessary". Mr. and Mrs. James Edge are currently in the process of constructing a home at 913 Stone Road in the newly developed Mill Creek Estates Addition. They are requesting a temporary exclusion from the Subdivision Regulations requiring a city sidewalk for this property. Lots surrounding their property are not yet developed and they feel, aesthetically, a sidewalk in front of a house in an undeveloped area is unappealing. The Edges agree to construct the sidewalk in unison with the construction of sidewalks of either one of their neighbors. According to Chapters 1.04 and 1.08 of the Wylie Subdivision Regulations, the Planning and Zoning Commission is vested with the authority to grant variances from these regulations and may approve variances to these regulations. Chuck & Donna Edge 401 Fleming , 01502 - Wylie, Texas 7509B (214) 442-5146 January 4 , 1996 Planning & Zoning Board City of Wylie 2000 North Highway 78 Wylie, Texas 75098 We would like the Planning & Zoning Board to consider granting a temporary exclusion to the sub-division ordinance requiring a city sidewalk for the property at 913 Stone Road. This development consists of two plus acre tracts that are undeveloped. The position of the houses, determined by city ordinances , lot restrictions and owner preference' are not yet decided and the layout of a connecting sidewalk is not definitive. Also , the intention of the developer ' Richard Nance , Was to establish a spacious, country-like setting for homeowners milling to build larger and ultimately more expensive homes. Our reasoning for requesting a temporary exclusion is multi- faceted. For our own perceptions of aesthetics, a sidewalk in front of a home in an undeveloped area is unappealing. We anticipate that others possess this same viewpoint and further development could be prolonged. Lastly, the plans for thc improvement of Stone Road have not been completed. Easements , sidewalks , etc . may require reconstruction. We feel that it would not be economical for the City of Wylie to replace a sidewalk that is , at this time, useless to the surrounding public because of this future construction. If we are grantud a temporary exclusion to the sidewalk sub- division ordinance, we agree to construct a sidewalk , in accord* with city specifications, in unison with the construction of a sidewalk of either one of our neighbors. We appreciate your consideration of this temporary exclusion and look forward to your prudent and equitable decision . Tly, �7 JaMs R. "Chuck" Edge IVO �;A ' 11 1)c -,a E d _j c-, Y Jr-SR822v� �, ... JuZB$:61 0 • mat' E 1 Oy',42* h •/� Ti' 74' 74' f 74• 74• 74• rnoo rnro "sa.ov ; 3 S P C on hag'„1.2on 9Z2 927 904' 928 E1"`430 932 934 9362 IN. S(P1 p R y � r---4•,..,; \ 2 A LdT 1 '1. LOT 2 = LOT 3 ". LOT 4 - tor 3; LOT 6 LOT 7 t_ tor 6 LOT D ,4 LOT 10:i''. O- .N•011 GE 5 3' O -\ tie ..� O� "a '\n� B - A f• PP ' s • e \ 37' 74• 74' C B4_ 74' roan ., 1v� S 88 22 pV 0� ; n"o 20'ALLEY r-e h 32. 'V LOT 13 • a 1,` (1- + x7r Tour )aao' mar irdd •.. ., •, nwv r. O 00"-, 0.598 AC. {L�, LOT / LOT iD 0 hia ,� �. !7 9 '" tar 16: LOT 17: tens Id IDT I3 LOT 14 ' LOT iJ for fa LOT ti 22' 00' E ��•• j4<' ry" 4 �`'�. :. //F\ i►, �• t: 92/ _ 9?_3 p?5 927 93/ q33 9359T; A J50 RO 6600' r W ..?2' P 0 LOT 14 'rr me AMP roc nm I ADO' MOO ram me �1 �� er 7 V 0.614 AC. Cam!! ra'a.nr,.r • "1�Er10'�'' Q 20. s--u- + ter,. 'O°t HE4THERWOOD DR,VE s0• ROW NE4THE er;� F c \ • OD a..r aC �4. s. :/ LOT 12 radix 1M[.o ran LOT A / 4c \ q,,• 1.673 AC 29 ,, -or- k _- 0.619 ACr , �. • /s y 9` 93o >3� r mercer r 1ea A 1 try. �!• A• L07 8 (� 4. ` t. 1.317 AC �. LOT 11 LOT 10 LOT 9 ..., ,,/, A 0.`OT AC. I . _; 1.922 AC. / 2.06o AC. // 1.614 AC. " 1.260 AC. "p1 '� / : jp0rr 100; 00" W N 12 39' 05" E / . J's \ '4 q� .‘„.......1.... " + JJ N• J 50' ROW 50.00' , / / \ \ ,� ~KC MONO i i \ rnm 1 z ros \ \ i arm True• rmn _2 �(g r rrecO i AVOW r rrsno i soon ` - r/cane r /MOW I xis • 1 \� / - - - _ _ �. ._ - -'q,�ai iwwer earrr�a(0r9 a®a-- 1• :or'"'ui VMS.rim "/ ,C , r Idd'av •-'iIM \ / r a}� �/T'� -"G s esn+�r.4e�,r df mac+ � x ow.wor o wum werwr � Tar •N87y.-T-R �'.y •r \ \c�4C� mod' + / i : ^ 1 • .'� BLOCK A I LOT 7 / � 2.036 AC. • 7 5 5 5 IN I it fI,; .._ W LOT 1 LOT 2 LOT 3 `' •,r oars r 04.17 • R r N Y 3.130 AC. LOT 4 LOT 5 / U 2.210 AC. 2.210 AC. 2.210 AC. T.210 Ac. O •.) a _ s /^ t "RECO Ln p�/c-, La ' � Z LOT 6 V.4 • • 1.630 AC. it\C n A CHAIRMAN I 1�A aM " ~ ., N 1'32' 00. E 15.00. 5.00 L LOT t 0,.., � 90/ 9�7 a ruArer UK _flu' un ! C)n�j swat C: id/A PROV rears MOW r0aoo• so•nn•o• , , - : t/rw N 88 28' 00" W •• •••868.47' •• OW '!'iFY4�TASEr" aaoo - .•. POINT OF BEGINNING N 1' 32' 00" ESTONE STREETF.M. 544/STONE STREET 90' ROW •, 45.00' Omwm raw nor?r■a Or rr0rr r"m1n r►ceAY01 N 88 28' CO' W 494.31' LESS • •'-�� �> Slit INTERIOR BOUNDARY STATE Of TEXAS x COUNTY OF COLON x TANGENT CALLS SURVEYORS CERIBTCATE T-4 S 48'26'Jr E 1.00' T-5 N 47 11.08'E 7.14' KNOW ALL MIN BY THESE PRESENTS T-6 S 4246'32"E 7.00' n.,d this h on actuol:Ind accurate rurvq CURVE DATA That L Omdd J.Surdukan,do henrby codify that 1 PmPe aced under m pia.: NOW.THEREFORE.KNOW ALL MEN BY TM of the lad and that the monuments Mown thereon sere praPMjM P1 Iho 7hat Rprd Nonce oM 8e June No. A 10J8' 10'06 A '2S 37.04' a pwtatan. i o�,"p pktup ry a rrcula60nr of 0 C10' P n Commhdon of 4'4Y .C•1nty7� as HILL CRE nd ESTATES, an Dp• R 337.28' R 467.30 �1+)t �Icate to fee simple.t0 11N public u� 7• 224.6d T• 110.39• Oavl u�� /�/Ae ��a~' L-224.6B' L�217.1 D' d J.Swdukan b!k Surveyor I4613 NTTNESS MY HAND o<Wylls.TAW Bde L fTO CENTER - 'Or W C-11 C-10 STATE OF TEXAS X '�'•-�'• 43'04" A.Jr 16.43' A. 18'22'CO" COUNTY OF'COLLIN x 9.00 R•387.28• 'R•40.00' ''r I T. 04.41' T• 6.47' BEFORE me. tho undeni0ned. a Notary Pub& M and for sold County and State. on NH day prwndh. '� L•238.74' L• 12.8Y appeared David J. Surdukon,In+awn to rm wren be the ren who«name lesubscN p bed to the f0, lbmp .TO CFNIEN Instrument and ocknowledDed to me that M totem/led ,/�/17d the some for the purpowr and considemdcnn tMwrin ' . r• +Y w /// TO srseed and 1n If*ccpacty therein stated. /k 1 - .--•-_-- ....,., ...n v+h000000000 STATE OF.7.ASw x;, ..... [---^-'-^`----=^~^-�- -- F~7 _. --'------- l " °^ rj IN ArA sit of loll 1.5 Jim Lp 113, minimum distance of 350 feet from the point of intersection. From that point the pavemen ,idth may be decreased to four lane with provision of an appropriate transition in paving width. If property abutting only one side of the proposed thoroughfare is to be developed, then three full lanes will be constructed, including left turn lane and transition. This provision will not require widening an existing intersection that already provides four through lanes. F. Access from Residential Subdivisions or Additions. Residential lots must have a minimum frontage of 24 feet on a dedicated street, except where varied through approval of a Planned Residential Development. Where subdivisions or additions are platted so that the front yards of single-family residential lots are adjacent to a dedicated roadway, the owner shall provide at his sole expense one of the following types of treatment: (1) For thoroughfares designated Type A, B+, C, or D (in the Comprehensive Plan), no residential lot shall have direct access to the thoroughfare unless a service road is provided adjacent to the thoroughfare. (2) For thoroughfares designated Type E, lots may have direct driveway access to the street provided that the following development standards are complied with: (a) A minimum lot width of 100 feet. (b) A minimum front yard setback of 50 feet. (c) A circular driveway shall be provided with a minimum of six off-street paved parking spaces. (3) For streets designated Type F or G,lots may have direct access to the street if other requirements of the Thoroughfare Plan are met. 5.05 Sidewalks and Bikeways A. Sidewalks. Sidewalks shall be constructed in accordance with the Thoroughfare Plan of the City of Wylie for all lots adjoining dedicated streets,along major thoroughfares where lots do not adjoin the street, along power line easements and in other areas where pedestrian walkways are necessary. Sidewalk construction may be delayed until development of lots, but in locations not adjacent to lots and across bridges and culverts, the sidewalk shall be constructed with the other improvements to the subdivision or addition. Sidewalks adjacent to screening walls shall generally be placed against the screening walls to the subdivision or addition. Routing to clear poles, trees or other obstacles shall be subject to approval by the City Engineer. -44- B. To guide the future growth and development of the City in accordance with the Comprehensh 'Ian. C. To ensure safety from fire, flood, and other dangers, and to prevent overcrowding of the land and undue congestion of population. D. To guide public and private development in order to provide adequate and efficient transportation, water, sewerage, drainage, and other public requirements and facilities. E. To provide for the circulation of traffic and pedestrians required for the beneficial use of land and buildings and to avoid congestion throughout the City. F. To establish reasonable standards of design and procedures-for platting and replatting to further the orderly layout and use of land, and to ensure proper legal descriptions and monumenting of platted land. G. To ensure that adequate public facilities and services are available and will have sufficient capacity to serve the proposed subdivision or addition and that the community will be required to bear no more than its fair share of the cost of providing the facilities and services. H. To prevent the pollution of streams and ponds; to ensure the adequacy of drainage facilities; to safeguard the water table, and to encourage the wise use and management of natural resources, and enhance the stability and beauty of the community and the value of and land. I. To provide for open spaces through the most efficient design and layout of the land. J. To remedy the problems associated with inappropriately platted lands, including premature subdivision, incomplete subdivision and scattered subdivision. 1.04 Authority A. In addition to its other responsibilities, the Planning&Zoning Commission of the City of Wylie (hereinafter "Commission") is vested with the authority to review, approve, conditionally approve and disapprove applications for the platting or subdivision of land, including land studies, conveyance plats, preliminary plats, final plats, amended plats, replats,and vacation of plats. The Commission may grant variances from these regulations pursuant to the provision of Section 1.10. Acceptance for all major subdivisions shall be subject to final approval by the City Council. -2- 1.08 Variance A. General. W. .e the Commission finds that unrea iable hardships or difficulties may result from strict compliance with these regulations and/or the purpose of these regulations may be served to a greater extent by an alternative proposal, it may approve variances to these subdivision regulations so that substantial justice may be done and the public interest secured; provided that the variance shall not have the effect of nullifying the intent and purpose of these regulations; and further provided the Commission shall not approve variances unless it shall make findings based upon the evidence presented to it in each specific case that: (I) The granting of the variance will not be detrimental to the public safety, health, or welfare or injurious to other property, and; • (2) The conditions upon which the request for a variance is based are unique to the property for which the variance is sought and are not applicable generally to other property, and; (3) Because of the particular physical surroundings,shape or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations is carried out, and; (4) The variance will not in any manner vary the provisions of the Zoning Ordinance or Comprehensive Plan, except that those documents may be amended in the manner prescribed by law. B. Criteria for Variances From Development Exactions. Where the Commission finds that the imposition of any development exaction pursuant to these regulations exceeds reasonable benefit to the property owner or is so excessive as to constitute confiscation of the tract to be platted, it may approve variances to such requirements, so as to prevent such excess. C. Conditions. In approving variances, the Commission may require such conditions as will, in its judgment, secure substantially the purposes described in Section 13. D. Procedures. (1) A petition for a variance shall be submitted in writing by the property owner at the time when the conveyance plat, preliminary plat or final plat is filed for the consideration of the Commission. The petition shall state fully the grounds for the application and all of the facts relied upon by the petitioner. -4- Lot 11 - - 2.060 Acres S 88' 28' 00" E 200.00' 30' Drainage & Utility Ettsement I I 1 I 1 . rN ^-1 Co lj 0 I � 11� I ° z Lcd 2.210 Acres Lol. 1 I 2.210 Acres i I 7.6' --I I 7.5' W I I I I DJ I I 0• 1 III III o) I IA _ a 1 I I CO For Survey T' I I C.7u 913 Stotts Road I I I �? 26 ' . r.S, . . . it 1 I • I I I I I ill III 25' BUILDING "� LINE_ 20' utility Easement I I yr P.P. N 88' 28' OO" W 200.00' . tir "4' STONE ROAD ( F.M. 544 ) PROPERTY DESCRIPTION !icing Lot 3, Nock,-1, of Mil! ('reek Estates, an Addition to the City (,f!File, Collin County, Terri, according lu the Plat thereof iecordccl in Cabinet I, Page 625, of the Map Records of Collin County, Texas, .Ill of the subJcct p,np erty lies within Zone "A' (arras determined to be otuslde of the 500-your flood zone) according to the blood Insurance Rule .tl,,p Community Panel A'unrhrr 48085C0420 E, dated April 2, 1991. SURVEYOR'S (:HRTIFICATE I. Donald J. ,Jackson do hereby certify that this survey was mode on the ground and correctly shows the boundary lines with dimensions of rite land indicated herenn, correctly shows the luca an of all s1ruelures and tither noticeable improvements and visible items on the subject r'rol,rrly, correctly show.'the locution of ull allays'4ireets, easements, and other matters of record of which t have been advised affecting the subject property, and c.rrept oc shown, there are ith visible easetti C{lr—y1irlvK'alls, or conflicts on subject property. i na . ac on r sir ro ono n urveyor o. JACKSON & ASSOCIATES LAND SURVEYORS 2000 W. F.M. IIICHWAY NO. 544 WYLIE, TEXAS 77098 (21.1)442-4045 .I0F3 NO SCALE — DATE, DRAWN fly' (:U' NO. 262-95—13o 1 1" = 50' — --'