Loading...
10-07-2014 (Planning & Zoning) Agenda Packet Planning & Commission CIF . (7 \\\\ ‘)%r .r(rfr:(F1-1- -''Z'*<ett r - /LC,iir-'" . .,dF. e_;ice^f:oritaw: f f • ;7 LI rraIIy `f ,r\ �i *47115";--ty,COLORAO0 k- kit October 7, 2014 Regular Business Meeting Page 1 of 54 t Wylie Planning and Zoning L . Commission r 1887. 7�r NOTICE OF '-NIT OF sF.xi'F MEETING Regular Meeting Agenda Tuesday, October 7, 2014 — 6:30 p.m. Wylie Municipal Complex — Council Chambers 300 Country Club Road, Building #100 Ron Smith Chairman Dennis Larson Vice Chairman Diane Culver Commissioner David Williams Commissioner Mike McCrossin Commissioner Randy Owens Commissioner Jerry Stiller Commissioner Renae 011ie Planning Director Charles Lee Senior Planner Jasen Haskins Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.wylietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wylietexas.gov. The Chair and Commissioners request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. The Wylie 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 972.516.6020. Hearing impaired devices are available from the City Secretary prior to each meeting. CALL TO ORDER Announce the presence of a Quorum. INVOCATION & PLEDGE OF ALLEGIANCE CITIZENS COMMENTS ON NON-AGENDA ITEMS Residents may address Commissioners regarding an item that is not listed on the Agenda. Residents must provide their name and address. The Commission requests that comments be limited to three (3) minutes. In addition, the Commissioners are not allowed to converse, deliberate or take action on any matter presented during citizen participation. Page 2 of 54 October 7,2014 Wylie Planning and Zoning Regular Meeting Agenda Page 2 of 2 CONSENT AGENDA 1. Consider and act upon approval of the Minutes from September 2, 2014, Regular Meeting. REGULAR AGENDA Regular Hearing 1. Consider and act upon approval of a Site Plan for Century Business Park, Block C, Lot 1R-A developing a 6,900 square foot one story retail/warehouse facility, located at 1303 Century Way. Public Hearing 1. Hold a Public Hearing, and consider a recommendation to the City Council regarding amendments to: Article 3 (Residential Standards), Article 5 (Use Regulations) of the City of Wylie Zoning Ordinance No. 2001-48, and amending the zoning from Single-Family 10/24 (SF-10/24) to Single-Family Estate District (SF-ED) as amended, related to Low- Density Residential Districts. (ZC 2014-07) 2. Hold a Public Hearing, and consider a recommendation to the City Council regarding change in zoning from Townhouse (TH) to Planned Development (PD-TH. Proposed single-family attached dwellings on separate lots, generally located at the southeast corner of Westgate Way and Fleming Street. (ZC 2014-08) ADJOURNMENT CERTIFICATION I certf that this Notice of Meeting was posted on this 3rd day of October, 2014 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wylie website: www.wylietexas.gov. Carole Ehrlich,City Secretary Date Notice Removed Page 3 of 54 This page is intentionally blank Page 4 of 54 Wylie Planning and Zoning _Mc Commission CITY OF WYLIE Minutes Wylie Planning & Zoning Commission Tuesday September 2, 2014—6:00 pm Wylie Municipal Complex—Room 230 Conference Room 300 Country Club Road, Building 100 CALL TO ORDER Chairman Ron Smith called the meeting to order at 6:03PM. Commissioners present were: Commissioner Diane Culver, Commissioner Randy Owens, Commissioner Dennis Larson and Commissioner Jerry Stiller. Commissioner David Williams arrived late and Commissioner Mike McCrossin was absent. Staff present was Renae' 011ie, Planning Director, Jasen Haskins, Planner, Chris Hoisted, City Engineer, and Mary Bradley, Administrative Assistant. Chairman Smith and the Commissioners welcomed newly appointed Commissioner Stiller. INVOCATION & PLEDGE OF ALLEGIANCE Commissioner Culver gave the invocation and Commissioner Owens led the Pledge of Allegiance. CITIZENS COMMENTS Chairman Smith opened the Citizens Participation. With no one approaching the Commissioners, Chairman Smith closed the Citizens Participation. CONSENT ITEMS 1. Consider and act upon approval of the Minutes from the August 19, 2014, Regular Meeting. Board Action A motion was made by Commissioner Culver, and seconded by Commissioner Owens to approve the minutes as submitted. Motion carried 5 — 0. Commissioner Williams arrived after the vote. Minutes September 2,2014 Wylie Planning and Zoning Board Page 1 of 2 Page 5 of 54 REGULAR AGENDA Regular Hearing Item 1 Consider and act upon a Site Plan for Red Door Dance Academy, Block B Lot 1 of Hooper Business Park, generally located at northeast corner of Hooper Road and Security Court. Staff Presentation Mr. Haskins stated that the applicant is proposing to develop a single-story commercial building of 5,761 square feet for a dance studio. The Use is classified as a Personal Service Use, and is allowed by-right within the Light Industrial District. The property totals 0.75 acres. A sixty foot NTMWD easement runs along the south side of the property. The applicant did receive approval from NTMWD to develop concrete parking over the easement. However, due to the easement, trees, as part of the landscaping requirement along street frontage will be moved to other areas on the property. On the east side of the property is another utility easement, hindering trees being planted in that area as well. Overall, the basic landscaping design standards are met or exceeded on the property. Board Action A motion was made by Commissioner Culver, and seconded by Commissioner Owens, to approve the Site Plan for Red Door Dance Academy. Motion carried 6—0. ADJOURNMENT A motion was made by Commissioner Culver, and seconded by Commissioner Owens, to adjourn the meeting at 6:10PM. All Commissioners were in consensus. Ron Smith, Chairman ATTEST: Mary Bradley,Administrative Assistant Minutes September 2,2014 Wylie Planning and Zoning Board Page 2 of 2 Page 6 of 54 OF WI, `ti''`�,,.,,. r woe., Wylie Planning & Zoning 04%." .r' AGENDA REPORT 4,p G7 Meeting Date: October 7, 2014 Item Number: 1 Department: Planning Prepared By: Jasen Haskins Subdivision: Century Business Park Date Prepared: September 29, 2014 Zoning District: PD-2003-19 Site Plan, Landscape Plan, Exhibits: Elevations Subject Consider and act upon approval of a Site Plan for Century Business Park, Block C, Lot 1R-A developing a 6,900 square foot one story retail/warehouse facility, located at 1303 Century Way. Recommendation Motion to recommend approval of a Site Plan for Century Business Park, Block C, Lot 1R-A developing a 6,900 square foot one sto retail facility, located at 1303 Century Way. Discussion Owner: Chris Tilton Applicant: Bryan Rodgers,Better Design Resources The property totals 0.6954 acres and will create a single commercial lot for a retail/warehouse use. The subject property is part of PD 2003-19 that was created to allow the Dickie's restaurant on the northeast corner of FM544 and Century Way. At the time, the PD was necessary to allow the restaurant to have a drive- though. That condition is the only difference between the PD and the base zoning. Therefore the proposed use is allowed by right within the PD. The applicant has provided for all required site, elevation, and landscape requirements and included a larger than required front landscape buffer and joint access with the existing business. Staff Recommends approval subject to additions and alterations as required by the City Engineering Department. Approved By Initial Date Department Director RO 09/29/14 Page 1 of 1 Page 7 of 54 q.1 = T M . VD /C Wru, _ ,. W V \ r0, 'O"Guy„+fla5,. U C.':. / yr ` WfnM1I.r4C1fl45<d mllrnm✓Y` ,up ./� Ae„gyp fil,ll W r- Lot 1R Elock C . . , � Century Business Park `� �m e "" "" "' L O k o r�' ® �� = 1 Vol. 2014, Pg. 100, CCMR `, s rn at /yy \e • 1 Dui % % /—�/J �T�^ c7 ?"IY 4 x/ \ r a % f T I+I C/1 _ bMl, N ,,,, SITE = F� DI-t1'/'s Barbecue Fib \ / a 7 1�[ Ilm:l%l' i F ' W • H r ; Go O� 2.0 • : ��la E- v. sv'� � � / \ �e N2° O ' '' ��X1' e.,rwe,,,::s wp,s.sec�m w / \ Cr) LP,. O , ,o 8 w F r a ` y ` 1 -. s 15� O O CP�A� �� :FH \ �� O O 1C0 9 p co I . r �-- •I: - "" 0 e a 0 VICINITY MAP , � r P \ e p, I17/ w O T� I r,�rlire1 a ...�* • +�" } �� `� : . 10 l' 0 to NOT TO SCALE d ` , r _ SAW G T B FILL N A P. r P I Y OF WYk IE _. : . 2 (51 W 9 ' _ r _ • STo �rE1 AIL 'STD 05-R' II II .— sr ` , O �w PO . 0 I III � A\%e W 7i1 a. ca '•� . } r 1 111 I 2k �� r ` 111 R25' 1 . . . . . 6 -A 1II ® HC -I o 0 0 0 o e , W y , •.AI - - - T_ ii -,� I\.:ctevX 0 I • r \ \ 1 \ Pri±?4 111114 R25 I TA r _�-- i i ;. "F NAB ,' i 114 ', 1 , w 114 Tix.: // ; �\ FIRE HYDRANT LOCATIONSL.71.ilSITE i III I , N 1 111 +._. 1-- ® He 6,900 5F 5 RY SLOG o1 IIl I 13 , I Ill I r ON 30,291 Sq.F . or 6954 Acre o o SYNOPSIS: 1 II 1 U a \\ c o , GROUND UP CONSTRUCTION OF A 6,900 SF 1 :.: q 0 Lot IR-A, Block C \ :-, n 1 SINGLE-STORY FACILITY ON A 30,291 SF (.6954 AG) 1 St :•:• Cn Century Business Park I-` 1 1 LOT LOCATED ON LOT IR-A, BLOCK C OF THE j � :_:. m Vol. 2014, Pg. 100, CCMR — \� `a CENTURY BUSINESS PARK, LOCATED AT 1303 CENTURY oo n � m FINISHED FLOOR ELEVATION = 504.50 `, N rt WAY, CITY OF WYLIE, COLLIN COUNTY, STATE OF TEXAS p 0 \ O 1 — 15098. \ 0 \ ch 11 it. co Oo �` BEING rn L LOT R-A, C, CENTURY BUSINESS PARK, i • • •: :13':'•&1:5G: ETBACic =-:-:::-:-:-: AN ADDITION TO THE CITY OF WYLIE, COLLIN COUNTY, W , ppit TEXAS, ACCORDING TO THE PLAT THEREOF RECORDED H (( II I 1J : - 568.3 2'15"W 236.56' \� IN VOLUME 2014, PAGE 100 OF THE MAP RECORDS OF \` COLLIN COUNTY, TEXAS. E- , T i p I 11 BUILDING/SITE DESIGN: C i "`' I 1 BRYAN ROGERS, SETTER DESIGN RESOURCES LLC O ci, l i N T I �`, P.O. BOX 1454, WYLIE, TX 15098 U p j U 1 `, PH: 214-7-i3-6460 FAX: 912-429-0224 _Z Qi CIVIL ENGINEERING: " !U'a Lot 2, Stock C �`\ CARTER CLARK, P.E., CLARK ENGINEERING O 0" i ti"0 I Century Business Park \ P. O. BOX 961, CANTON, TX 15103 p„{ U 1 - () I Vol. F, Pg. 692, CCMR �0�; ,w PH: 903-880- 1931 i� � I ' vU; kip H U I �0>Ul/ aU.� RPLS: I U JOHN GLAS, RPLS, GLAS SURVEYING < 1 le �0/ ,e . 2114 FM 1563, WOLFE CITY, TX 15496 / I 0 ; PH: 903-496- 2084 p„I w / ael rJ O / 0 ,;, a0) 05 SURVEY TECHNICIAN: Z > 1 1 . �� RANDY SMITH, LONESTAR FIELD COMPANY Ho 1 0-1 e �0 / Q `, PH: 214-801-5966 i J �o U /J /1 ry ZONED: PD 2003- 19 (BASED ORIGINALLY UPON BC, I / NOW CC COMMERCIAL COORIDOR ZONING) S I T Ft AN PROPOSED USE: GENERAL MERCHANDISE/WAREHOUSE >s SCALE: 1: 20 PARKING REQUIREMENTS: 6,-43 SF TOTAL 1,843 SF RETAIL e 1: 200 SF = 9 443 SF OFC e 1: I00 SF = 4 Z Z 4,500 SF WAREHOUSE e 1: 1,000 SF = 5 U PARKING REQUIRED = 18 INCLUDING 1 HC re) PARKING PROPOSED = 21 INCLUDING 2 HC SPACES o M LANDSCAPING REQUIREMENTS: TOTAL LOT = 30,291 SF WITH 108 LF FRONTAGE REQUIRED LANDSCAPING = 10% REQUIRED LANDSCAPING = 3,029 SF LANDSCAPING PROVIDED = 3,16- SF REQUIRED TREES PER LF FRONTAGE: 1 TREE/40LF, 1 FLOWERING TREE/20LF TREES ARE NOT ALLOWED ON EASEMENTS LANDSCAPING DESIGN QU I N S FLOWERING TREES e 1: 20 = 5 DRAWING REV: ELEMENT BABE STANDARD DESIRABLE LANDSCAPING IN Y A AT LEAST 20% OF SITE SHALL BE LANDSCAPED IN NS, CR CC, N A LANDSCAPING THAT F' C--PEDS THE MMIM:A1 BY la FOR: I I N U I l�l N REQUIRED YARDS t BG DISTRICTS; IC%OF SITE N CR t CC DISTRICTS FOR SINGLE Y B. LANDSCAPING IN SIDE t REAR YARD NOT OTHERWISE C E I T 1Rsr \ A i-ir_B. L of 100,0Z0 aF OR MORE: 1IN CF SITE T LI t . DISTRCTS. REQUIRED. 1303 I V V y CONSTRUCTION Y B. LANDSCAPING IS REQUIRED 0 THE FRONT YARD. NA C. LANDSCAPING IS REQUIRED IN THE SIDE AND REAR YARDSNOT A 1/ PG ELEMENT BASE STANDARD DESIR PLF ADJACENT TO, OR ACROSS THE STREET FROM RESIDENTIAL LOT 1R-A BLOCK C CENTURY BUSINESS PARK DRAWN BY: 56 BLDG Y A ENTRANCES AND/OR FACADES ORIENTED TO THE STREET. N A P4 Deis FRONT YARD LINE. LANDSCAPINGOF NA A SITE PLANS REQUIRING MORE THAN 12 SPACES REQUIRED TO Y A LANDSCAPNG lot MORE IN EXCESS OF 50 SF/SPACE. f PLACEMENT NA-B. BLDG FOOTPRINTS NO GREATER THIN! 20,000 SF IN N9 t CR Y a MDIVID:JAL BUILDINGS W/FOOTPRMTS • • 10000 SF. PARKING LOTS HAVE 50 SF OF LANDSCAPING PER SPACE. N B. PARKING LOTS WITH NO SPACE FURTHER THAN 40 FEET Bryan D. Rogers DISTRICTS. Y C. FRONT FACADE ORIENTED TO THE STREET. Y B. NO PARKING SPACE FURTHER THAN 60'FROM LANDSCAPED FROM A LANDSCAPED AREA rY g NA C. MULTIPLE BLDGS PLACED TO CREATE PLAZAS, COURTYARDS, AREAS ON SITE. N C. LANDSCAPED PEDESTRIAN CONNECTION TO MAIN LAND56 PARKING Y A TO EXTENT POSSIBLE,PED AREAS P RKING TO SIDE CTII AYS.L REAR OF BLDG IN N A SITE PLAN WITH NO PARKING IN FRONT OF THE BLDG. NA C. PARKING ISLANDS 12WS ATTENDS OR LONGER SHALL HAVE E. OWNER / APPLICANT: DATE: PLACEMENT NS,CR CC, t BG DISTRICTS, N B. BLDG WITH NO MORE THAN ONE ROW PARKING N FRONT. NA D. ALL PARKING ROWS SHALL HAVE LANDSCAPED AREAS AT I. LANDSCAPING SHALL BE INSTALLED PER CITY OF WYLIE NA B. PARKING SPACES AT LEAST 10'FROM RESIDENTIAL LOT LINE. LEAST EVERY 12 SPACES. CHRIS TILTON, GETSET PROPERTIES 09-25-2014 ORDINANCE, ARTICLE �, SECTION 1.1. S6 ACCESS Y A MINIMUM WIDTH DRIVE OF 24', TURNING RADIUS OF 25'. Y 'A COMBINED ACCESS POINTS WITH ADJACENT TRACTS. VISUAL NA A REaJIR£D SCREENING IN STRIP AT LEAST 5'WIDE, PLANTS 3' IN DRIVES 7 B. ACCESS DRIVE AT LEAST 150'FROM INTERSECTION. N BTS GREATER THAN . DIRECT WINECTiON BETWEEN BLDGS t STREET. SCREENING HEIGHT WHEN PLANTED, INCLUDE ONE FLOWERING TREE FOR EVERY -10I LEGEND TRAIL, WYLIE, TX 15098 NA 0 SHALL HAVE SEPARATED MEDIAEN, OR BE SEPARATED AT LANDCAPING OF I •A 20 LINEAR LEAST 50% OF REQUIRED FRONT YARD DEVELOPED AS N A USE OF ROCK WALLS OR OTHER NATURAL LANDSCAPE PH: 91 2—811-0555 SHEET 2. LARGE TREES, FLOWERING TREES, AND EVERGREENS P.LEAST ND FROM EACH OTHERTREATMENT ST FRONTAGES LANDSCAPED BUFFER A BUFFER, 10' IN WIDTH. FEATURES. Y �D. LANDSCAPED TREATMENT CF ENTRANCES. Y -B. 1REE9 REQUIRED IN B;�FER IN GROVES OR BELTS ON A 30' - Y B. INCREASE IN MIN WIDTH OF LANDSCAPE BUFFER BY 20%. USED, SHALL BE SELECTED FROM CITY OF WYLIE SUGGESTED 56 LOCATION OF SVC 7 A SVC t LOADING AREAS SHALL NOT BE VISIBLE FROM A N A NOT VISIBLE FROM PUBLIC STREET BUT PROVIDE MASONRY 40'SPACING. N C. PROVISION OF SPECIAL BENCHES, PEDESTRIAN LIGHTING, I LOADING AREAS PUBLIC STREET OR ADJACENT RESD LOT. SCREENING. Y -C. REQUIRED TREES AT LEAST 3' N CALIPER OTHER STREETSCAPE ELEMENTS. PROJECT MANAGER: Y B. DEVELOPMENTS UNABLE TO MEET THE ABOVE ARE REQUIRED Y D. AT LEAST 4'MEANDLKING CONCRETE WALKWAY ON SPECIE LIST. TO HAVE MASONRY SCREENING WALLS W/GATES. PERIMk'tM WHEN ADJACENT TO THOROUGHFARE. BRYAN ROGERS, BETTER DESIGN RESOURCES LLC OF P.O. BOX 1454, WYLIE, TX 15098 PH: 214-113-6460 FAX: 912-429-02 24 V1 OO 0 o o U 5r-- W 5 p M o w (^lam, W ; _} - IL- -in-71- rr--.- e rf--pp rr-ar rr i- �J > H a �� f �=r W SIIIItt■IIInflnIIIIfRVIIMM i.I■ In.aa kafl LfIIIIIIWLJWLf■ -- -- -_ --�- _ l - -=. _ ;.=r==============================w1 l .======M=======M=================�� T AUTO UC PARTS -_ AUIO&JR1�'I(F14Rf5 _.m=============================Wl IKE ll IM �A l ��3i�i'1. ia�.:a.ir .a.al�-�'�iii �a.'�� 0wattre Wilm .i_ MIME FilIn 5 I I I l I f I 1 I I I I I f I 1 I I I I I f I I I 1 I I I 1 I I I 1 I I I 1 I I I I I I I I I l I I I I I I I l I f I I f - �p :�� .'—� l I 1 I 1 I 1 1 I 1 I 1 I 1 I 1 ) 1 1 I I I I I I I I I I I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I l I l I l I I I l I I f I I I l I I f I I I I l I I I I I I 1 1 1 1 1 1 1 1 1 I 1 . nit lin_lniNS'�®i�� I I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 01 7r 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I - n o _ n s—yb_ n r� � Oa._ � . .s•. o�0�'ro as �0��..0.. F. acrap a.l�..am.IS. ar:v..o.r a.1 .1�1 y.t.i�^..i1� r. �ioi flielMOINIMMOMMI � � .ii® cM1 I I I I I ( 1 I I I I I I I I I I I I I I I I I I I I I I I I I I .9 -IN _ I I I I 1 I I I I 1 I I I I I ill I I N I ■�-lt --1� �� I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I - en 11 I 1 I 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 _1,J -1 1 I 1 I 1 1 1 1 1 I 1 I III I I III ^ I I I I I I I I I l I I l I l I I l I I l I l I l I l I l I l I l �•I l I l I l I I I l I l I l I l I l I l I l I l I l I l I l I l I l I I I I I I I I I I I I I ( f I I I l l l - '_ - ilia. 0 wu x d. ��NNI•I• ■ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 III 1 I 1 I I r N ri0 r 1 po .-n .......��IIMI=IMIIMIENIMMI ,. 1 I I 1 1 - I , 1 , 1 I I 1 I 1 I 1 1 I 1 - 1303 =, ' j .,.�.�1!R 1303 0 1 I I I I I 1 I I I I I I I 1 I I I I I I I 1 I I I I I I I I 1 I N ������ I I I I - I I 1 I I I III I I I I I c I r.� ''a I I I I I f 1 1 III I l I l III l ����� _ I I I I I I I I I 1 I I x f I f I 1 I 1 I I I I I f I 1 �7g] =- .. - ® I. I. I 1 III J����t'. 130 1 .,I I 1 - 1 - 4-I 'L .._,1 I 1-. 1,...T,..1.....T,..-.._t-"-P�e m i 1-- - I I 1� 1 L I IL IJ_I L�J _ O I I I 1 I 1 I 1 1 1 1 1Me r I I ���Sii. I 1 I I I I I I I I I I I I I I I I t I I I ) I . r, �+� 9 �m�rmmmm�m�rm������r������������� 0 I I L I ' 1 1 1 1 1 1 1 1 1 I 1 ?- 1 1 1 1 1 1 1 1 1 1 l 1 1 I 1 1 1 1 1 1 1 1 1 I 1 I 1 1 1 1 1 1 I I 1 1 1 1 1 1 I 1 I 1 1 1 1 1 1 •• - a"i ` - 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1, PP ^ � ,. l I t l I - 1 1 1 1 1 1 1 1 1 1 l 1 r ! I I I I l I I 1 I I I 1 1 1 I 1 1 1 1 I 1 I I I I 1 1 11 I I I I I 1 1 1 C. ri� i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I l 1 l I 1 l 1 1 1 1 11 1"I'� a '' I I 1 1 1 1 1 I I 1 1 1 1 I I 1 1 1 1 1 1 1 1 1 1 1 I I I 1 1 1 1 1 1 1 1 1 I I f I I I I - - °I- "� - c�a . ' r I L I I I I 1 I I I I I I I I I I I I I I I I I 1 1 I 1 I 1 1 1 - I I I I I I I I 1 ... I I 1-�. I 1 1 I 1 1 1 1 1 .k -I I I I - I -' \ V - - 1 l I 1 1 I 1 1 I I I 1 1 1 1 I I I ! I I I I I I I I I I L / 9'- 12" 10' ii2'f3' 2 I'-5" / 161- 10" / 13'-5" / 19'- IZ" / 4' / 12' / 4'� / 4' 12' 4' / 44'- I I" / / 94'- 11" - / 20' / / 20' / aim mo 4' ARTICULATION 4' ARTICULATION / 114'- 11" / / 64'- l 1" / NO DTI I s_ LEv4TIO\ WEST El I vATFON SCALE: 1/S" = ILO" SCALE: 1/3" = 1'-0" oc 0 tn W H H 'T. sit.. 6 1— a - - _ _ , , co W4,�- IIIII 1 1 I I I I I 1 1 1 I I 1 I I I I 1 I I I I I I I I I I I I I I I 1 I I I 1 I I I I I I I I I I I 1 I I -1 1 - 1 1 - 1 1 1 I 1 1 1 - 1 1 1 1 1- 1 - 1 1 [ I 1 1 1 1 Ill . . I . I . , . , . , . , . I . , . , . , . I . . . , . , - f f I I l I l I f f I I l l I [ ! I I I l I [ I I I l l I l I I f I I l I I I l l -- - - 1 I I I 1 I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I III I 1 I 1 1 1 I 1 I 1 1 1 1 1 1 1 I 1 1 1 1 1 I 1 I 1 I 1 I 1 1 1 1 1 I I I 1 I 1 1 1 '< U 1- — ---- 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 vi 4 ' _ I I -� I 1 I I I ��------.--__- 1 I 1 1 1 1 I I 1 I I I IIIIIIIII I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I f"1-"--F' ' H ' I I I I 11 I I 1 I 1 I I 1 I I 1 1 I 1 I I 11. L I I I I I I I L I I I I I 11. L I L I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 I I 1 I l I l I 1 1 1 I l I I I 1 1 1 I l I I I l I l I l I I I 1 1 1 I l I ! I I I I l l (j-- `I�/; _I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l - F+1 eCH - I I I I J I I ] I I I I J I I I I I I I 1 1 1 1 1 1 1 I 1 ! I ] I I I I I I I I I I I I I l I ] I l I l I l I ] I l I �- I l I l I l I I l I 1 1 1 1 I l ! I I I I f I I I I f 1 1 1 1 1 1 1 1 1 1 1 1 1 f I I l I l I l f l l l 7 1 1 1 I I I I I I I I I 7 I I I I I I I I 1 I I I I 1 I 1 1 I I I 1 I ) l I I I J I l ( -, _ I I I I I I I I I I 1 1 1 I 1 I I I I I I I I I I I I I I I I I 1 I I I - �� ------------------------------------------------------------------------------------ L l l l l l l 11 1 I I I L l l l l l l l l l l l l l l l l l l l l J l l l l l i l I I t I 1 1 I 1 I I I I I I I I I I I I II I I I I III l 1 l 1 1 1 I I I _ al• `•in: �I•MI�����I•I•MI���I•���=====�MI��M II IIIIIII111 [ 1111111IIIIIIIIIIIlI111111I II1 III I I IIIIIII [ II1I111111111II [ II111IIIIII [ II _- _ IIIIIIII I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I 1 1 I 1 I L 1 L I 1 1 1 1 L I 1 1 J I J I 1 I I 1 J I J I II I 11 I J 1 II I I I I I I I I I T 1 0 W imeola ���� I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I I I I I I I I I I I I I I I I I I l l 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I l I l 1 ! 1 1 1 1 1 1 1 1 1 I I L I I I I I I I L I 1 1 1 1 1 1 L I I I I I I 11 1 11 I I I 11 I I I I l l l I l I E -1 L 1 L 1 1 1 1 1 1 1 L 1 1 I 1 1 1 1 L 1 1 r 1 11 1 1 I 1 I 1 I J 1 1 I 1 I 1 I J 1 1 I 1 1 1 1 1 l l 1 1 1 1 1 J L I I I I I 1 1 1 1 1 1 I I I I I l 1 1 1 1 1 1 1 1 ) I I I I I I I I ' l I l 1 1 1 l I l I l 1 1 1 l I l I l 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 l 1 1 1 1 1 1 1 l 1 1 1 l I I l I l I I 1 1 I I f I I I 1 1 l I I l I I l I l I l I I I 1 1 l I I I I 1 I I I 1 1 ( - - . -_ - I I I I 1 I I I I I I I 1 I I I I I I I I I I I I J I I I I I I I I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I IIIII I ============================ _ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I 1 I 1 1 I I I I 1 I 1 I I I I I 1 I 1 1 1 I I I 1 I 1 1 1 I I I 1 I I I I ��NE=MIUMMIMI��NE�M���rn�����MI•MM - I I I 1 1 1 1 1 1 1 1 1 II l4 - 1'- 11111111111111111111111111111111111111 - I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 �=���������� 1 1 I I I 1 1 11 1 1 1 1 1 ( -( ' JIB I I I I - _ I I I _ _. I I I I a: - - -- 7 __ �-��� I I r I 1 I I -I I I I �.: r--7 .-i _ I I I I . -� I I I I I L _I '..I I ...I I I I I I I 1 I 1 I 1 I I „ I 1 1 I I I l .. 1 . l .I . I I I I I . I I _ ! I I I I I . I I !. _'y.. .. .. .y ',-_. „6'. :.. :'. -.. r_ - 111AA � I' l I 1 1 1 1 1 1 I I 1 1 1 1 1 1 1 1 1 1 I l l l l l I ' I I I I I I I I I I I I I I 1 1 ! 11 1 1 1 I 1 ! 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 I 1 1 1 1-.. -1 I I I 1 1` I -1 I 1 1 1 r I 1 1 1 1 1 1 I l 1 1 1 1 I 1 1 1 1 1 I. 1 1 1 1 1 11 _ I- 1"�"1 - 11.��1♦�������1♦�������r - - --<' - _ :. _-i1�������"11 - -. .'__ t-: ��I�Il ll�fff—f P1�l�l1�1..�L�fP1�ll�l. �11�IIrI�P'_'!,-•cJ�'1 _ ., �rll"R CIA—P1�11r- .r O _. - m 111 .. "P 1911�1 It-11I • 11— H U 4< SO L TH LFVA I ION r45T EL vATIO \ SCALE: 1/S" = I'-0" SCALE: 1/0" = 1'-0" H Z W U M C SOT 5 : re) 1. 20% STONE IS REQUIRED ON BLDG FACE (WEST). 4. DIMENSIONS SHOWN ARE FINISH DIMENSIONS. PROPOSED BLDG FACE = 1,556 SF ( 100%) REQUIRED STONE = 311 SF ( 20%) 5. 1/2" EXPANSIONS JOINTS SHALL BE SET IN BRICK STONE PROVIDED ON BLDG FRONTAGE FACE (WEST) = 400 SF APPROXIMATELY 20' O.G. VERIFY SPECIFIC LOCATIONS WITH ( 22%). AN ADDITONAL 624 SF STONE IS PROVIDED ON CONSTRUCTION MANAGER PRIOR TO INSTALLATION. REMAINDER OF BLDG ARTICULATION, FOR A TOTAL OF 1,024 SF STONE PROVIDED. 6. CONSTRUCTION MUST COMPLY WITH: 2012 INTERNATIONAL BUILDING CODE (IBC) 2. 25% OF BLDG FRONTAGE IS REQUIRED TO BE OFFSET 4'. 2012 INTERNATIONAL MECHANICAL CODE (IMC) DRAWING REV: BLDG FRONTAGE = 64' 2012 INTERNATIONAL PLUMBING CODE (IPC A.tal I I T CT AL D ' 5I \ E � I1 \TS FOR: REQUIRED ARTICULATION = 16' 2012 INTERNATIONAL FIRE CODE (IFC) 1� 1 CONCEPTUAL ELEMENT BASE STANDARD DESIRABLE � PROVIDED ARTICULATION = 20' ON THE FRONT (WEST) FACE 2011 NATIONAL ELECTRIC CODE (NEC) BUILDING Y A BLDGS CONSTRUCTED OF BRICK.WITH AT LEAST 20% STONE Y A USE OF TWO COMPLEMENTARY PRIMARY FACADE MATERIALS ON FRONT FACADE IN NS, cly CC, BG,LI, a HI DISTRICTS. TILT MATERIALS TO HELP ACHIEVE FACADE ARTICULATION, VISUAL DRAWN BY: AND 20' ON THE LEFT (NORTH) FACE FOR A TOTAL OF 40'. 2009 INTERNATIONAL ENERGY CONSERVATION CODE (I EGG) WALL CONSTRUCTION IS RRAISSIBLE IN LI a HI SPECIFIED VARIETY, 4/OR ARCHITECTURAL DETAILING. NA B. ROOFS WITH PITCH GREATER THAN 2:12 USE SPECIFIED Y B. COPY SAME STYLE ENTIRE BLOCK Bryan D. Rogers TEXAS ACCESSIBILITY STANDARDS ROOFING MATERIALS. Y C. BLPGS SHOULD COPY ARCHITECTURAL STYLES AND DETAILS, 3. WALL TIES TO BE INSTALLED PER IBC 2104. 1.3 8 2109.6.3. 1. CITY OF WYL IE ORDINANCES 4 AMENDMENTS. DESIGN THEMES, BLDG MATLS, t COLORS OF THE SURROUNDING DATE: NEW DEVELOPMENT CONTEXT WITHIN 200' OF A CORNER THE MAXIMUM VERTICAL DISTANCE BETWEEN TIES SHALL NOT BUUILDILATION, Y VARIATION INN T MASSING EXCEED FAGADWIDTHT LEAST O2F I TO 2 FACADEITHHOUT Y FACING APPLICATION OFLIC BASE STANDARDS TO FACADES NOT T. 09-11-2014 EXCEED 24" AND THE MAXIMUM HORIZONTAL DISTANCE SHALL 1- LOW-E DOUBLE PANE TEMPERED GLASS, 1/4" CLEAR INNER, 1/2" FORM t MASSING OFFSET AT LEAST 4'. Y B. USE OF ARCHITECTURAL DETAILING t/OR MATERIALS TO Y B. ENTRANCES MUST BE EMPHASIZED WITH ARCHITECTURAL PROVIDE VARIETY IN VISUAL APPEARANCE. NOT EXCEED 36". ADDITIONAL TIES SHALL BE INSTALLED AT GAP, 1/4" SOLAR-GRAY TINTED EXTERIOR, AL FRAME WITH FINISH ELEMENTS. SHEET Y C. GROUND FLOOR FACADES IN NS,CR, t CC DISTRICTS ALL OPENINGS, SPACED NOT MORE THAN 36" APART AROUND DEFINED BY OWNER, TYP ALL GLASS. ALL GLASS TO MEET OR REQUIRED SPECIFIED FEATURES ALONG 60144OF LENGTH. �/� �1 ARCHITECTURAL NA A BLDGS IN THE NS a CR DISTRICTS SHALL BE ARCH ITECTUALLY NA A. BLDG,' WITH PITCH L ROOFS MEETING MINIMUM REQUIREMENT THE PERIMETER AND WITHIN 12 INCHES OF THE OPENING. EXCEED IBC 2012, SECTION 2403. COMPATIBILITY COMPATIBLE WITH SURROUNDING NEIGHBORHOODS. OF RESIDENTIAL DEVELOPMENT. NA B. BLDGS IN CG DISTRICT ADJACENT OR WITHIN 200' OF NA B. BLDGS WITH HIP ROOF SECTIONS, DORMERS OR TWO OR RESIDENTIAL AREAS SHALL BE ARCHITECTURALLY COMPATIBLE. MORE GABLE ROOF SECTIONS AT RIGHT ANGLES TO EA OTHER OF This page is intentionally blank Page 10 of 54 i °F wax Wylie Planning and Zoning '= ek, Commission ♦♦pp138p _.17.4. AGENDA REPORT Meeting Date: October 7,2014 Item Number: 1 Department: Planning McMillen Estates &McMillen Prepared By: Renae' 011ie Subdivision: Farms Date Prepared: September 24, 2014 Zoning District: SF-10/24 Draft Ordinance,Use Exhibits: Comparison Subject Hold a Public Hearing, and consider a recommendation to the City Council regarding amendments to: Article 3 (Residential Standards), Article 5 (Use Regulations) of the City of Wylie Zoning Ordinance No. 2001-48, and amending the zoning from Single-Family 10/24 (SF-10/24)to Single-Family Estate District(SF-ED) as amended, related to Low-Density Residential Districts. (ZC 2014-07) Recommendation Motion to recommend approval to the City Council regarding amendments to: Article 3 (Residential Standards), Article 5 (Use Regulations) of the City of Wylie Zoning Ordinance No. 2001-48, and amending the zoning from Single-Family 10/24 (SF-10/24) to Single-Family Estate District(SF-ED) as amended, related to Low-Density Residential Districts. (ZC 2014-07) Discussion A stated goal of the Comprehensive Land Use Plan is to maintain and build upon Wylie's unique small town sense of community and identity. Therefore the subject amendment is offered in an effort to implement the 2012 Comprehensive Master Plan OBJECTIVE 3.00: Protect land that will integrate with the agricultural flavor and rural character of Wylie. These areas should contain single-family dwellings on a minimum of 1 acre lots. Exhibit A illustrates the changes to Article 3 to create the Estate District (SF-ED). The proposed change will replace the current zoning district of SF-1A/30 and replace it with Single-Family - Estate District. The primary difference between the proposed SF-ED and SF-1A/30 zoning is the raising of livestock on the property and the allotment of animals per acre. Staff is recommending that the raising of animals for non-commercial purposes be limited to equine species only. The raising of animals for commercial purposes is limited to cows and horses only and allowed only on properties 10 acres or greater. Staff conducted research to compare what currently exists in the subject area to determine the status of conformity. Of the twenty(20)properties in the subject area, an average of 14% is not in conformance with current zoning district SF-10/24. Other findings include: - 35%of the dwellings are less than the required 2,400 s.f. - All lots exceed the minimum lot size of 10,000 s.f. of SF-10/24 District - 38%are not in conformance with current zoning regulations for AG-30 District. - Ten of the twenty dwelling units are less than 3,000 s.f. - Six are less than the required minimum 2 acres in lot size. - 50%of the dwelling units do not meet the minimum 3,000 s.f as required by SF-lA/30 District - Only one lot is less than the required 1 acre minimum of SF-1A/30 - 35%(7 lots)have ag exemption designation listed on CCAD Page 1 of 2 Page 11 of 54 Page 2 of 2 In an effort to inform property owners within the subject area, a letter was mailed to all property owners as shown by current tax records of Collin County Appraisal District (CCAD). The letter outlined the intent of staff and asked for input of each owner, and specifically asked: I do ( ), I do not( ), have livestock on my property. I am ( ), I am not( ), interested in agricultural use for my property. Of the 20 owners in the subject area, 2 responded that they do not currently have livestock, but would like agricultural uses on their property. One property owner responded that they do not currently have livestock and does not wish to have agricultural uses on their property. Two property owners responded that they do currently have livestock on their property and would like to continue agricultural uses on their property. Primary concerns we received from owners in the subject area,were the type of animals allowed,the number, and offensive smells. The City Code of Ordinance defines livestock as: Livestock means a horse, stallion, mare, gelding, filly, colt, mule,jenny,jack,jennet, hog, sheep, goat or a head of any species of cattle. Notification/Responses: Forty-Three (43) notifications were mailed to property owners within the 200' notification buffer, as required by State Law, with two written response forms received favoring the request, and two opposing the request at the time of posting. Approved By Initial Date Department Director RO 09/29/14 Page 12 of 54 .rrr L m ' L- lCw'3 ° a�= i�ririi�iert�iA' inu ►1:i1' r lb,i stR171i—fA t,h' .-.,](1. isir iil ■iiiiiili.j n 1im►j . w +� t� `�� Itliil.iliill � I-- I1011ii*1fit1 n -AO i' a Itillllilll 1` "...minulk p 111I1rninl Q 111:32 ma illniniUniti[l % *QI Iflr �r1 i " ..� �J �n l irn.14 1, X im" Ea Hu 1 nmm lrr inimi�tmn t #1din 11. rI I I "mil i IiiliV°1111111iini ftl a. PIWIlifil "c _ .i IIi II111lII.n.11f f 11111i1 11�linuniummetAfini.nxrx .. *r" - fl3ni u m i ui�n! ion Subject putrim _FEI�� ll�il f �XlII III -- ) - d II Ilia ! Gitlin 14 i I$i$ f �. Properly ulli _[ *�1���� 1n ! 1 � ` .. 11 11 111it�r� /IIi1i. 1..... . :.K rllll111111III lants ,-,-,AmliiiIIIim - 0 go, E. iiillimirmninin - `� f !nil' �- IlllYlil I! I11II11hf i d. ... ^um 11111111111. * ran'"►� .�� .. � '" �GM 11 �r i1 Ur- �1� Owl j :1Ir"�lr iUifiita ��i�� 1 ���. ri , ri1111ii1 0 ■ 11111114 li ..... MVO C jilt 1 mil 111111 Ng "mal wail :-,_.: iii J' �C a R�linair ❑NF :::1=-: �� , ��- .674 �r ' _ . i ___ _ . _: : :„2._-: .. ---_-._=-_ _..- lim -iv .„. '`tii� p�i ill Lze.), __1::lir-tialk . •• IIIi11 ©11nii is E 1111111111i' A 1tifita:11.11011711ri = ImEriiipinzhin = 1.....; ,..."7-FA471" itri r !i ii i L1 I r6�t,annum ow- i ,E " 4[1/ i t i� - 1111111110111111111,1• �Ililll WWI Vila !ill Iii _ orn�� I TT,11lnniiliii lfir iAilYiii n Cs ---muitrungamill....• atualiam • , D i . -iiiiiiiiihisintik.41.411 jitige ___ V/ unmarmv aBa�a itiiiitllmi�itlij E1111101111,11/11/ ©2 [iii iiii itI1�'�r B! d_ IIIIIIunIIT iinow milinlimin 6iMiiiiiiiiiirunml=�. rr�1. I I11i E IiiUt P I" - 1i111 "Al Cr LOCATION MAP ZONING CASE #2014-07 Page 13 of 54 Zoning Ordinance Zoning Ordinance CmO WYE E ARTICLE 3 RESIDENTIAL DISTRICT REGULATIONS 2 Section 3.1 Low-Density Residential Districts 2 A. Agricultural District(AG/30) Error!Bookmark not defined. B. Single Family-1 AcreEstate District(SF-ED1A/30) 2 Section 3.2 Medium-Density Residential Districts Error!Bookmark not defined. A. Single Family-20 District(SF-20/26).Error!Bookmark not defined. B. Single Family-10 District(SF-10/24).Error!Bookmark not defined. Section 3.3 High-Density Residential Districts Error!Bookmark not defined. A. Townhouse District(TH) Error!Bookmark not defined. B. Multifamily District(MF) Error!Bookmark not defined. C. Manufactured Home District(MH) Error!Bookmark not defined. Section 3.4 Residential Design Standards Error!Bookmark not defined. A. Desirable Design Attributes Error!Bookmark not defined. B. Purpose of New Residential Design Standards...Error!Bookmark not defined. C. Design Standards Review Error!Bookmark not defined. a.Land Design Requirements Error!Bookmark not defined. b.Street and Sidewalk Requirements Error!Bookmark not defined. c.Architectural Requirements Error!Bookmark not defined. D. Land Design Standards—New Residential Requirements Error! Bookmark not defined. E. Street and Sidewalk Standards—New Residential RequirementsError! Bookmark not defined. F. Architectural Standards—New Residential Requirements Error! Bookmark not defined. ARTICLE 3: RESIDENTIAL DISTRICT REGULATIONS Page 14 of 54 1 Zoning Ordinance Zoning Ordinance Cm r WYLIE ARTICLE 3 RESIDENTIAL DISTRICT REGULATIONS SECTION 3.1 LOW-DENSITY RESIDENTIAL DISTRICTS The Comprehensive Master Plan calls for the establishment of low-density residential areas throughout Wylie in order to preserve and replicate the rural environment. These districts provide for very low density residential development and agricultural uses which will preserve the rural amenities and character. B. Single Family-,Estate District SF-ED Formatted:Font:12 pt 1. Purpose: SF-44130ED is a single family residential district for detached houses on individual lots and requiring a minimum lot size of 1 acre. The cultivation of agricultural crops and livestock are allowed but no livestock is allowed. 2. Permitted Uses: See Use Chart in Article 5,Section 5.1. 3. Development Standards: Following are the yard, lot and space requirements for the Single Family—1 AcrcEstate District,including density,height,lot and unit size. Figure 3-2-Single Family 1 Acre District(SF 1A/30)Estate District(SF-ED) Lot Size Lot Area(sq.ft.) Minimum 1 acre 43,560 sq.ft. Lot Width(feet) 150100 Lot width of corner Lots(feet) 175 Lot Depth(feet) 200 Lot Depth of Double Front Lots(feet) 200 Dwelling Regulations Minimum Square Footage 344001 900 Design Standards Level of Achievement See Section 3.4 Residential Design Standards Yard Requirements—Main Structures Front Yard(feet) 9050 Side Yard(feet) 20 Side Yard of Corner Lots(feet) 40 Side Yard of allowable nonresidential use(feet) 30 Rear Yard(feet) 50 Rear Yard Double Front Lots(feet) 50 Lot Coverage 45% Height of Structures Main Structure(feet) 40 Accessory Structure(feet) 20 4. Additional Provisions: ARTICLE 3: RESIDENTIAL DISTRICT REGULATIONS Page 15 of 54 Zoning Ordinance Zoning Ordinance CITY OF WYLIE a. Refer to additional requirements in Article 7,General Development Regulations. b_A minimum separation of-1-0k)-50 feet between agricultural buildings and dwelling units on the same lot shall be maintained. Formatted:Font:Italic j c. A minimum separation of 100 feet between agricultural buildings and a dwelling unit on a separate lot shall be maintained,if the agricultural building is used for the raising of animals,otherwise the separation is 50 feet, Formatted:Font:Italic b d.Agricultural buildings for the purpose of this provision means those buildings used of for the raising of crops or animals, or for the storage of agricultural equipment, supplies,or products. e e.A minimum setback of 100 feet from the property line shall be provided for any agricultural building. f. No more than two livestock can be maintained per acre of lot area. g. Jivestock animals are limited exclusively to horses and other equine species, cattle, Formatted:Font:(Default)Times New Roman, 12 pt,Font color:Auto,Not Small caps,Pattern: llamas,sheep and goats. Swine and fowl are expressly prohibited. Domestic animals Clear are allowed consistent with the Code of Ordinances. Other types of animals which — Formatted:Font:(Default)Times New Roman, introduce an unusual disturbance to the community or adjoining property owners 12 pt,Font color:Auto,Not Small caps,Pattern: shall not be maintained. Clear h. Accessory structures,in the Estate District,except garages,must be located behind the Formatted:Font:(Default)Times New Roman, 12 pt,Font color:Auto,Not Small caps,Pattern: main dwelling in the rear yard. Clear Non Enclosed attached patio cov although an addition t„ and pa..t of♦he mai., 'l \ Formatted:Indent:Left: 0.5",Numbered+ structure, shall be exempt from the rear yard setback requirements above. Patio \ Level:1+Numbering Style:a,b,c,...+Start at:1+Alignment:Left+Aligned at: 0.75"+ covers shall be allowed to extend into the r ar setback no closer than 10 feet from the I Indent at: 1" rear property line provided maximum lot coverage is not exceeded. II�\ Formatted:Font:(Default)Times New Roman, 12 pt,Font color:Auto,Not Small caps,Pattern: Clear \ r Formatted:Font:(Default)Times New Roman, 12 pt,Font color:Auto,Not Small caps,Pattern: Clear 14 Formatted:Font:(Default)Times New Roman, 12 pt,Font color:Auto,Not Small caps,Pattern: Clear l Formatted:Indent:First line: 0" A. Agricultural&Animal-Related Uses 3. Animal Production Page 16 of 54 Zoning Ordinance Zoning Ordinance CITY OF WYLIE a. Definition: Animal production means an area used for the raising of animals and the development of animal products on a commercial basis. Typical uses include cattle and sheep ranching,dairy farming,fish farming,and the raising of poultry and swine. b. Additional Provisions: All-per-mitted-AG/30 distfiEt$Districts: (1) Site must be surrounded by agricultural or industrial zoning or a major arterial on all sides. (2) This use shall not be operated on an area less than 5 acres. (3) The area used for large animals shall comply with the land/animal ratio requirements of the City of Wylie Health Code. (4) The area used for the production of animals shall be set back from the front, side and rear property line a minimum of 100 feet. (5) The area used for the production of large animals, which includes but are not limited to pigs, cows, sheep, goats, and horses, shall not be located closer than one-half of a mile to any residential zoning district,and one-quarter of a mile to any commercial zoning district. (6) Structures may be erected for a private stable,pen,barn,shed or silo for raising, treating, and storing products raised on the premises. A dwelling unit is also permitted. ,SF-ED Districts", . / Formatted:Font:Times New Roman,Bold,Not] Small caps (1) Site must be surrounded by Agricultural or Estate District zoning or a major Formatted:Tab stops:Not at 0.75" arterial on all sides. Formatted:Font:Times New Roman,Bold,Not] (2) This use shall not be operated on an area less than 10 acres. Small caps (3) Equine species only. Swine and poultry prohibited. Formatted:Numbered+Level:1+ Numbering Style:1,2,3,...+Start at:1+ (4) The area used for the production of animals shall be set back from the front and Alignment:Left+Aligned at: 0.75"+Indent rear property line a minimum 150 feet,and from the side property line a minimum at: 1"of 75 feet. (5) Structures may be erected for a private stable,pen,barn, shed or silo for raising, treating, and storing products raised on the premises as an accessory structure only,and may not exceed 2%of the lot area. J. Accessory Uses 1. Accessory Agricultural Buildings a. Definition: Accessory agricultural buildings means buildings used for agricultural purposes, including farming, dairying, horticulture, floriculture, animal and poultry husbandry. b. Additional Provisions: AG District: ARTICLE 5: USE REGULATIONS ARTICLE 5: USE REGULATIONS Page 17 of 54 Zoning Ordinance Zoning Ordinance Crry*F WYLIE i. Accessory agricultural buildings used for raising animals shall only be permitted on sites of 5 acres or more. ii. The area used for the production of animals shall be set back from the front, side and rear property line a minimum of 100 feet. iii. The area used for the production of large animals, including but not limited to pigs,cows,sheep, goats, and horses, shall be located at least one-half of a mile away from any residential zoning district, one-quarter of a mile from any commercial zoning district. ,SF-ED District: Formatted:Font:Times New Roman i. Accessory agricultural buildings used for raising animals shall only be Formatted:Style4,Indent:Left: 0.75 Hanging: 0.5",Space Before: 3 pt,Tab stops: permitted on sites of 5 acres or more. 1.25",Left+Not at 0.75' Formatted:Font:Times New Roman Page 18 of 54 Want Dwelling Lot Lot Ag Have AG Complete Address Acreage Sq. Ft. Width Depth Exempt Livestock Uses Legal Description 1345 Country Club Rd I Wylie, TX MCMILLEN ESTATES, LOT 2-10A& 2-10B, 3.0 75098 3.00 3436 237 468 ACRES 1355 Fm 1378 I Wylie,TX 75098 1.41 2203 203 284 N Y MCMILLEN ESTATES, LOT 1-9 1710 McMillen Rd I Wylie,TX 75098 1.10 2449 169 284 MCMILLEN ESTATES, LOT 1-8 1720 McMillen Rd I Wylie,TX 75098 1.10 1799 169 284 MCMILLEN ESTATES, LOT 1-7 1730 Mcmillen Rd I Wylie,TX 75098 2.73 3440 169 563 MCMILLEN ESTATES, LOT 1-6 1740 Mcmillen Rd I Wylie,TX 75098 2.18 1932 169 563 MCMILLEN ESTATES, LOT 1-5 1750 Mcmillen Rd I Wylie,TX 75098 2.18 1956 169 563 N Y MCMILLEN ESTATES, LOT 1-4 1760 Mcmillen Rd I Wylie,TX 75098 1.10 3212 169 284 N Y MCMILLEN ESTATES, LOT 1-3 1770 Mcmillen Rd I Wylie,TX 75098 2.17 1965 89 563 MCMILLEN ESTATES, LOT 1-2B 1780 Mcmillen Rd I Wylie,TX 75098 2.17 2439 90 563 MCMILLEN ESTATES, LOT 1-2A 179�Mcmillen Rd I Wylie,TX 75098 1.10 2424 157 284 N N MCMILLEN ESTATES, LOT 1-1 131c§ Fm 1378 I Wylie,TX 75098 10.03 4446 279 1567 y MCMILLEN FARMS, LOT S, 10.032 ACRES Wylie,TX 10.03 Vacant 279 1567 y MCMILLEN FARMS, LOT 4, 10.032 ACRES Wylie,TX 10.03 Vacant 279 1567 y MCMILLEN FARMS, LOT 6, 10.032 ACRES 1335 Fm 1378 I Wylie,TX 75098 10.03 2384 279 1567 Y Y MCMILLEN FARMS, LOT 3, 10.032 ACRES 1810 Mcmillen Rd I Wylie,TX 75098 10.03 2382 260 1679 y Y Y MCMILLEN FARMS, LOT 7, 10.03 ACRES 1820 Mcmillen Rd I Wylie,TX 75098 10.03 3058 260 1679 y MCMILLEN FARMS, LOT 8, 10.03 ACRES 1830 Mcmillen Rd I Wylie,TX 75098 0.62 3058 145 MCMILLEN FARMS, LOT 9, .6201 ACRES Open Ag McMillen Rd 9.41 Land 260 1679 y MCMILLEN FARMS, LOT 9-9, 9.4099 ACRES 2300 McMillen Rd I Wylie,TX 75098 45.95 Equestrian 550 1640 y MCMILLEN FARMS, LOT 10, 45.947 ACRES TOTAL LOTS 20 AG/30 Lot Less than 2 acres 6 30% Dwelling Less than 3,000s.f. 10 50% Lot Width Less than 200' 9 45% Lot Depth Less than 300' 6 30% Ag Exempt 7 35% 38% SF-1A/30 SF-ED Lot Less than 1 acres 1 5% Lot Less than 1 acres 1 5% Dwelling Less than 3,000 s.f. 10 50% Dwelling Less than 3,000 s.f. 1 5% Lot Width Less than 150' 2 10% Lot Width Less than 100' 2 10% Lot Depth Less than 200' 1 5% Lot Depth Less than 200' 1 5% Ag Exempt 7 35% Ag Exempt 7 35% 21% m SF-10/24 m Lot Less than 10,000sf 0 0% N o Dwelling Less than 2,400 s.f. 7 35% 0, Lot Width Less than 75' 0 0% .4. Lot Depth Less than 100' 0 0% Ag Exempt 7 35% 14% SF-10/19 Less than 10,000 sf 0 0% Dwelling Less than 1,900 s.f. 1 5% Lot Width Less than 75' 1 5% Lot Depth Less than 100' 0 0% Ag Exempt 7 35% 9% SF-1 Less than 10,000 sf 0 0% Less than 1,800 s.f. 1 5% Less than 60 width 0 0% Less than 100'depth 0 0% Ag Exempt 7 35% 8% te, CITY OF WYLIE a Zoning Ordinance FIGURE 5-3 LAND USE TABLES JPERMITTED USES Formatted:Font:9 pt j Low-Density Residential Medium-Density Residential --(Formatted:Font:9 pt AG/30 S Al 2n SF-20/26 SF-10/24 .A.Agricultural&Animal Related Formatted:Font:9 pt PROPOSED SF-ED I Al. Animal Boarding Kennel with Outside Pens S —(Formatted:Font:9 pt I 2. Animal Boarding/Kennel without Outside Pens S —(Formatted:Font:9 pt I ‘3. Animal Production P* P* —(Formatted:Font:9 pt I i4. Commercial Greenhouse or Nursery P* —i Formatted:Font:9 pt I ‘5. Crop Production P* P* —[Formatted:Font:9 pt I A6. Stable(Commercial) S —(Formatted:Font:9 pt Page 21 of 54 Pe_ CITY OF WYLIE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential B.Residential&Lodging AG/30 SF 1 30 SF-20/26 SF-10/24 PROPOSED SF-ED Formatted:Font:9 pt j 1. Assisted Living Apartment 2. Bed&Breakfast Inn S S S 3. Boarding or Rooming House 4. Hotel or Motel 5. Manufactured Home P* P* P* P* 6. Manufactured Home Park 7. Multifamily Dwelling 8. Single Family Dwelling, Attached 9. Single Family Dwelling, Detached P P P P Page 22 of 54 7 CITY OF WYLIE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential C.Institutional& AG/30 SF IA 30 SF-20/26 SF-10/24 Community Service PROPOSED SF-ED Formatted:Font:9 pt 1. Cemetery or S S S S Mausoleum 2. Church/House of P* P* P* P* Worship 3. Civic Center 4. College or University S S 5. Cultural Arts Facility 6. Day Care Facility S S S S 7. Group Home P* P* P* P* 8. Hospital or Sanitarium 9. Library 10. Mortuary or Funeral Home 11.Nursing,Convalescent Home or Hospice 12.School(Public or P* P* P* P* Private)Elementary 13.School(Public or P* P* P* P* Private)Secondary 14.School,Business 15.School,Technical or Trade Page 23 of 54 CITY OFW IE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential D. Office AG/30 SLR'�"^ SF-20/26 SF-10/24 `PROPOSED SF-ED Formatted:Font:9 pt 1.Financial Institution(with drive-thru) 2. Financial Institution(without drive-thru) 3. Financial Institution,Alternative 4. General Office 5. Medical Clinic Page 24 of 54 7 CITY OF WYLIE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential E.Recreational,Entertainment&Amusement AG/30 SF-1-A{-30 SF-20/26 SF-10/24 PROPOSED SF-ED Formatted:Font:9 pt 1. Commercial Amusement or Recreation(Low- Density Inside) 2. Commercial Amusement or Recreation(High- Density Inside) 3. Commercial Amusement or Recreation(Outside) 4. Community Park,Recreation Center,or Golf P P P P Course(Public) 5. Country Club or Golf Course(Private) P P P P 6. Golf Driving Range S S S S 7. Health Club 8. Neighborhood Park or Playground P P P P 9. Sexually-Oriented Business 10. Shooting Range,Indoor 11.Theater Page 25 of 54 7 CITY OFW IE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential F.Retail,Personal Service&Commercial AG/30 SF IA/30 SF-20/26 SF-10/24 PROPOSED SF-ED Formatted:Font:9 pt 1. Animal Clinic or Hospital S 2. Automobile Rental 3. Automobile Repair,Major 4. Automobile Repair,Minor 5. Body Art Studio 6. Car Wash 7. Club or Lodge(Non-profit) 8. Contractor's Maintenance Yard 9. Dry Cleaning or Laundry,Drop-Off or Self Service 10. Cleaners(Commercial) 11. Equipment Rental 12.Food Processing 13.General Merchandise Store 14.Grocery Store 15.Home Improvement Center,Lumber,Brick,or Building Materials 16.Household Equipment&Appliance Repair 17.Motor Vehicle Fueling Station 18.Pawn Shop 19.Personal Service Use 20.Restaurant with Drive-in or Drive-through Service 21.Restaurant without Drive-in or Drive-through Service 22.Truck,Machinery&Heavy Equipment Sales, Service or Repair 23.Vehicle Display,Sales or Service Page 26 of 54 Pe_ CITY OF WYLIE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential F.RETAIL,PERSONAL Svc&COM.,CONT. AG/30 S IA!30 SF-20/26 SF-10/24 IROPOSED SF-ED -�Formatted:Font:9 pt 24. Beer&Wine Package Sales 25.Antique Shop(Inside Sales) 26.Secondhand Goods 27.Used Merchandise Resale/Consignment or Thrift Shop Page 27 of 54 7 CITY OFW IE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential G.Utility,Transportation&Public Service AG/30 SF 1A/30 SF-20/26 SF-10/24 PROPOSED SF-ED 1. Airport,Heliport or Landing Field 2. Animal Shelter 3. Commercial Bus Station,Terminal or Service Facility 4. Commercial Radio or TV Transmitting Station 5. Electric Substation or Gas Regulator Station 6. Helipad 7. Local Utilities P* P* i P* P* 8. Mounted Antenna S S S S 9. Police or Fire Station P P P P 10.Post Office S S S 11.Radio,Television or Microwave Tower S 12.Railroad Yard 13.Sewage Treatment Plant 14.Telecommunications Tower S S S S 15.Telephone Exchange without Shops or Offices 16.Transit Passenger Shelter P P P P 17.Utility or Government S Installation other than listed 18.Water Treatment Plant,Reservoir or Water Storage Page 28 of 54 7 CITY OF WYLIE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential H.Industrial&Manufacturing AG/30 SF'�"^ SF-20/26 SF-10/24 PROPOSED SF-ED 1. Asphalt or Concrete Batch Plant 2. Industrial(Inside) 3. Industrial(Outside) 4. Light Assembly&Fabrication 5. Mining S 6. Printing&Publishing 7. Salvage or Reclamation of Products(Inside) 8. Salvage or Reclamation of Products(Outside) PERMITTED USES Low-Density Residential Medium-Density Residential I I. Wholesale,Distribution&Storage AG/30 SF 1 30 SF-20/26 SF-10/24 PROPOSED SF-ED 1. Auto Auction 2. Contractor's Maintenance Yard 3. Freight Terminal 4. Landfill 5. Livestock Auction Pens or Sheds 6. Mini-warehouse(Self-storage) 7. Office Showroom/Warehouse 8. Outside Storage 9. Recycling Collection Center 10. Warehouse/Distribution Center Page 29 of 54 CITY OFW IE a Zoning Ordinance PERMITTED USES Low-Density Residential Medium-Density Residential J.Accessory Uses AG/30 SF-4A/30 SF-20/26 SF-10/24 PROPOSED SF-ED 1. Accessory Agricultural Buildings P* S 2. Accessory Community Center(Private) P* P* P* P* 3. Accessory Game Court(Private) P* P* P* P* 4. Accessory Outside Display of Merchandise 5. Accessory Outside Sales 6. Accessory Outside Storage 7. Amateur Communication Tower P* P* S S 8. Caretakers Quarters/Domestic or Security Unit S 9. Home Occupation P* P* P* P* 10.Private Stable P* P* 11.Swimming Pool(Private) P* P* P* P* PERMITTED USES Low-Density Residential Medium-Density Residential K.Temporary Uses AG/30 SF 1A.'30 SF-20/26 SF-10/24 PROPOSED SF-ED 1. Christmas Tree Sales 2. Occasional Sale/Garage Sale P P P P 3. Seasonal Sales Stand T 4. Temporary Concrete or Asphalt Batch Plant T T T 'I' 5. Temporary Construction Yard,or Construction or Sales Office 6. Temporary Crop Production p T T 1' 7. Temporary Grazing 8. Temporary Living Quarters T T 9. Traveling Show,Carnival or Circus Page 30 of 54 1 (iJi I1 ; I I j I I 1 1 51 .;•,.; zal:, a;3'sCi)s'=.,;r 'YE,4i�'./,,,.3tt<i>� iil'3,,'z ,aZ. :n,,. ..,r, �,S'ti• �,is>..3ir .,fit; ,,,s sl�zs :zS"'siv�.S::4 ,;nst;T� :<'�w',>,7?;3.>, +,�it,,.trr'i' „�'�r `2,,,,4, G£i'„� %:yz;,: ,ir�t,,..Ca�;,, ,i4:�i „1,,.<,` l.�'•:sixr °`v3at-}r,4 ¢P"<�ti`� .,y? ,w,r, ,> y{.,,g„5. ,,:3?-t`E<'";;,�,t,ts; 1;,v3 =,,,4✓„3z:{`x'y'€,xr•371.s'Ff�✓ .b;s,,i£z.=�t,.,S,�Y�'�,E,v.1l.f,,.zvt'4, tcir.) v41:14 ;,' z:'.L �SI,i;>.ilrY?tpY€',{..,,,YhY` ,t`;elr+,:,„yyf>`t;+3+4:iL�t f,{,zZ>},t5�-,..�.:�:i��i=[d,�,>S>-�,irify,r,i<.y,�i-,'>,;.,�,.,E%?�14S.ty�t i,4t`{'t,n r,sif "'y `:.f}<sr E=,,:4t?'>S..:J.r,,,�sl�s2 zr'r ? :},;s f�.=.�zt:,.,a.j=?S+°s;?:':v:+'a�C,"r,r,:f,,r.,,€:°F'zt. .•;;v }ztztsfi`f,�,sf ls2a,.•.'41:=si.✓• 4{ � % :�<F..i,ii r�' i fa,'s''..,rf,ir. ><<S1.,s,Srs,UY°.,r�, ,.;,c,%4:}Z t,r,,,,,s T,1,p`y y Ju J S,,1'S t{t 15,v'fSS .1t1itl3 ,.,,,t z,Zti''n' :.v'r, �;,I,r:�U`,�:;vi eski.},:�,,,.si€3r saf3z.S-t ;��s,.,rr,.�.fs)��t}.�.�t:�1.S.?]i�tt'�i'>.;,ts�,�;S��i ;:�f:�5 ,`,r�s,.,sf cat�'fY,�3st�' .. ,.'s vs,,s,,z3,�t,a,7rf5f<.,}�73.E:„tL,ta,y%�s=s bs>kzG a, %.J1;t{:�01<;.Ests'a:,Slt'j.c1,i4. r r F,'s?;,4',a '',it+;i YU,E ns3 �z1c ,?, z';tii a,}.i€t<}4 fs„Y•AU}S+.,>3`s,}•k =ll��.' ,t ,4I4'1 ;,€',}, l rns'i:1:: !:';!Si?)f.l r ttttf+ 3„sad;s.„s 1%tai.' r. O <,J;z.$ t:•,,4-?n; ,•-,vtv,,,,;l,•,,,, 1p,,,E pV.,#.,•1,s 4; ,,`t a, r••••• z z sj ,�. 3i,y,,fir }r,.... :,, %3 4,, j3Yp§,,;pis .€.L � 'i\ z E 41.i<f",is kS'`�=,rz 2 f rF;i�f� E �}}'s st £i.E yai f&i ( r,,,�„ is ytx,s,5x,:q.i k����...........:::...r;..::x?'w;" 14'..,....:::°����- ::�,�,���,��5,�����.;•'.A w 1,":•,:....;...:••::...:::,: rt',, ��mmrr ...::,.x:arp.. ..: ��.ra:..:.,, :II..iAm ,Y Y,,, sfIF §'3l i 3z .......,. .:w ....•"",. iN: s:i J6 :v...:: i• ,,i,''1,'. Y�53z Vf ������ ...... .....Miii:::m'r:'^,��:x Y3.S .�)�. ,,, ... .....,,nr...;..::::al:.::........ ......:::I ....,:.;...;.•p...W ..pN �,� .y�i ,,,%..:: L ;��5 "� �,�,+ "3,> klllll. ..„ .T3„ ,,v a - .. ........r.....X��m ��w ......'N •:• II .....w ...:' .4t S i., .,i,.C= �� .. � ..-.��r.,..� .....A...��.:... .. �. �.. ��i�:.....a�%iu:'yi:..i it� .r=is,: '`..,',''' i''''...; l °3,,. „Ill;::nil::::::.... ....... �'';`,iillm'......:::..%.... ...... .. .:L....".......,, :A:Am� z "IW "• ,kilt'}i - y� ,syf3i�i;,�,f r "::I",:,. r;;;...q.... .�V'mU::..,, ������ CI;�"^ 3,„ €E �?{S .4� P vY vg1... ............. .....:::I:::::Il ..x...:.x.. ...��......:r� ... � �� .....:I::::::::;;,.... ����..,........ ..:................;;: �7,€�,.Y .,,,. 7 3 ....�r�u ..�,.r.r rrr., Y nc ,a.. ..,,�..:...i.... i::�ii'r'' 'z .t :�, �� .:.x.x...:�..:::::::::'. . �� .rr.:,��,��rcan�',h..n:a::a::.':•', .........�,::.::..I ,;iiF�' 3� ,S ""�'" mu' 5 . �l' ...:.......... ::m� w.. ..... .. �,.....'r....%;,rt.. ��rclllli:: :, ��C �>t l3� Z 3„> ,�..,�a � r... : .N... Yl. ay. , ................. .. ......,,:::II::. ,..::....... ��. " ..... ...,...,;�":. . '�;IS.,I xr- t.y.v :::I; ::::::, :::....r.::..A. .. ,III ....,....1,.!..,!..H.. :,4 Qp 1 „�5„t„ IIIIII:' r w4. rM w... ....... . ....., rr::.M:'........Ir ,.....„ .... .,�� �J,x.. ....... � :..u.. YU Il o,.,,3'i•.4„ .....M...xu...... ...I........�4� ........ ........... :: ....... 2J' o d-= ^;vv>l�allll.........:...::........u.x... ".W�.. �� ����.,...;.� A1„av IL.. 3 .. .as.���.........�� �... ............. ............ ....... & ..-w... ...... 'I:;Ny:aiki Illci v'£ ,•}`2 .,c-,. Y,+t u. r..............ilA......x......:. .............. Yr .r. ,r , i x,a'i<'�to, t.,,,,,..,l:,.l.,... .......'r�.r.:..::.•-',a-'rs;.:;,:!!;..:..: ..,•�,;.:;��r' , I:.ar ..V.w si z'z sgs ;,oS'�'•„+�><,'S o:: ... .. ....::rr.. �..... ..x.x..::l,,,, rl; .::::x��l' . ' vtt ,f, Q ... ��'a.}v ::::III ........::::..........� ��... wx::,..,,, .. .......... :.. d ...........:.:,..:.. l r, � ill 'I'' i:::- � '....:....' ;,, N. 0 Z , ,..... III:::::::. - .... .. z"e ti,t„„y :::::::II.....:: JIA'A...... ��ii.....�•......:......... .. .. .� ....,,......'� Ili� LtU r ,,::,3`i t`jl,k � .i.� ..A.'i" •''� ''I: .4j,�}:.L.I'` �...,... •, .,...,—._. .�•. t'.1.'.,..... ..... �..:......... .x.....w...:.. ...:r.,,.. .....^': Y., � ii z.ti,tt fs ;u.. :rr.::::::...:::.. �. - ..::::,....x.Max;;:.... ...:a::....:I:::..., ,,,II"�� ,I...... / 1 I I l a....;lie , 1`a.... I:. ;:..::p: ����.�� :.. ... .....1 �y..... 41i, 2„tit o . ..n } �yy i E;! •a......y..:�^u'�^' ..... .II: .... ... V m......::c-n�':..��th�nu ..F '��i3" • • afi, 5,),:r,t 'M:li... ....... ��...; ...... ii .,.N. ...... T „- ,5 ....:...... �� ....... 4 it Ill„:i::' ^iixr�r EY,�ra }, ,,,,..Ir.:..:, .'., � ,.,. ;� ........ .L.....,,- ::.... ...... ..x..........,, .......... .Il...:m . ,,:��qa, �'m` Y, 7, �$ h.. �:l,f ....... ............:::I::..::I ..I:: .::, ..,..r ..:,I,•,.. .µ4 VW�..::...' ix} �� aa µ • �4�v ..............:::...:::::I:::::,.... ����..�� dx:::::.. iili '^ �::::: f V ,............... ��uJ���.... ,it^142}q i Lal .. ... ::..........:..:.... k..:....:1: �,+R:...:.. ........ .A... rc wrm� p' 5 0 —1 It,a... ... ...............::...:...:::.:..... . .. 6: ::ll .. ,x.xM:S.1 tI��?,t��?) � I I I ...........:..... w..,:.,..��.�....^...x.,..,,"W.::m„- +i27.T � t„ :::IIIII;;:ii..: .....'::::::..,,, ......... ::::d ...:.... ': rAiiiV....i j;;;�%, ;;- ,i js,:,vs . II k,,,.. .. .... ,,.........:.: ..... M ': { �s' z. ..... im r..:.., .��� ;p..,...,...rrr.....x �rr. .,,.... I I I I ®,®�� ,=rs✓,,Ez. .... • ..rc ....x� ..,.. � ;„.........A ,... , ,...., t,<„2 , £ ���..� ... ........ .. .. ....,�. �...� ! �3�T�r i 55 u::: Y ::...u.,,:,�•....:I: ". w ,Y ,fie }:f2z .4Y.: 4d::::r.....,...... r.....::..:: ::..u. ..::.:. .. :r.r.. x ., , y, .... .....:��..•.: -...�su�.'...���. e��.....' ...:nu:.p III:rC ,,Ilkll:� •s-) t l I I ,,,, .�.., ..... L::I:::..... . i!�i"'::;�4p a{� €sr.; IIII =li t r, Ru����������. ..... � ........ ...... .:Il,:::::a..~„ ... ...a L °Y zt _ _ .. ,,, . . x. g.:. s v , v ...rc. H .. ...:..::...::.... ?ion, r$;U': 0 ,, -I:m T ;,;C,f>L�.,..err...:L.. .............x... uV.........t» ....i...,..:::,, ..... ..:.71 "f ,d.,. . }E€>. �...:....... ..... ..... IIII.. .. •.:.....�� .......... ,......... II r x...:::.....:"��..., .....::...:, v €F .s. 1 1 I I [ I <4, ...m�....... m Yr °u ,......::��_ • ® f ,� L2 z3�{ ,,,- ^:':.: lillllw.... e..^ �l .. a - ;,��> :it i............ �����.���x:.,x:.....:.. ......�r'�::: .. uau..::::....�::."....... .id•� '..R f'il Y�,1 +..z , .... i 4iill .. . G^' .p...........���;:.r::. .� � .... Vol s r{.i15 f [ [ [ AV tl IL.. !:: .....Il .......... ,v iiiiii .<> ;fit v, ......................... ..,� ....,...,..... ,.....,,, :,:rc...... ......all,,... ;its. ,.. ..m..x..M ,::I::...x. .....:..:::....... ....: :..11.....:. ,,,,,,:. � k E E 1111 _ .................: N:::"::: ... � :wo..R r�f,,i:,v.}�"rt 1 D . . . ,,rzi , , ' :I: w,l.sk-: 1 z a� rk.t,5.,,r•..... ......::......::III,.:..... ., ......,..:...,u�.., x...:..:,,..::. e,.z.= ., ,.....:alll:•::ii..:.."•' '�:AM�:II ;Z?b. , u oilrt. ''... !x f1's� I I t aS }, 1 � Mr.. � ..... V J .:::::::��n����;; •_...• • 4.•;;i,z,'?}1 cX .......... I.1",...„,.. ; ,1 f •,,k,:;.....1 ,... ..�r t ::r::: ...::::::....:::I::,:: m .v {, } • :. :::III: ... .... :...... y .........� .......��.:....i { ,.. s v. .......� . .. .I..%.. ��,.. �.H.::::::::.,Iv�..:�..:..;.." ii,!:�,�p ,(,,r, c i.Y?v I I I� _ .,, ....., ..M'A...:,���,,....'::r'-.,...••• wcmx.r.:..,, ..;��::I...: :I:....�����r Y Wi n«:... ✓�;ww..rrw ;�.,>£. .....Y..... ., r> f Y ..... ...::II ..........::..�I'I:: �E�Sf') t�;.......%:::::II•• ..A...:...:.......... ....�4. ,<a I I I I ;.0 ,�. ....... ..w����� ,....w ... �➢-�'§ , � s,i �t}IIIIL..,,,.... ,...., , .:, .;..,... ..�..:......x.• ..a. '6x.'"Sii�i k.� ® d ...�w.,::u...:... ... :. :........�:: :: ... `�Iikiiiw:;�., , ,I SIP":"m.. r E�5 sz,t.� =4s,,,y 4„N:ii:... ........: :..:1:w� ....;,,,�V Wrm . M����..:". :!IX„is:i.,ll::�...,r.....:.:A.. ::f,c�4, o I I I I � s �), "'v.v.": ....xa::::.m "':'wwawwhla!a ,t f Jz'a y� L:7 .JC 1 1,,,.{s .....*'X'�ss,,... ....,w .......�....��n� ..m, ..... .,,, :, n � , :'°��mm��� ......��q .,.::+..:::..u',Y" iiiE.l...S' ....,rri#ii:::"I 'S E, I ir} � Nr..;.+5�1,,�,5 J � ����;::::��.�N�,��...... ��� H�' �?vrt x!`2;32 � � 3E t y,t "::........ ...::I::..,���:' rc-;•::".n,,„• � :,�:'p; i1a i� I I I I - � f. f +.,, ,,, nn..::::: .:a:..':.:...............:......:....„... ... �...... :i�,;�;� s'yu: ...:............. ...�..�� �� ::II;..•:::I:::..::II,,,��,x.....rr...x sirllY�d:.,.....r ::: 111 t �7J�� .x.... ''� ..... „::, ",� :....::....::... �e :lllti �' ye' sl?�h 3t • — r ...... ..... , .:!:����....;;..���.,':..'•,,, 4,.. Ualgt''f I I r' 6,6 ....m...,,rc dlll :..:........N; I I =. ..........:::r ... , .. �` �Yn .....A:' '�4 ,::m... �_gig .... ... ...:III;; °... ....ar x.x.x.x...:.... Z m rc . . :::a::, snwd iiYii # ,nrr;.......M„ ��.. ...........�� :::w:::..::::,, u,,..,,1::rW�.:... vv.. .:.........� iµ� v.. m....... .::.. ...:.........:::":w ,.•,„ .. .::::....r W , ,,, _r._r._.._.._..� Y ....m ,: I I I ..z ...............::...:::'m ,H..... ..,. n..:... .;,::,;A. ::::-�i .. 3 S,. s 4,5 ..,,,,,,,,mr::r• ,� ..x.r..p.., r: I rr... wa x..rc;..,,A ' iY 5S ... ..........L............A..... .......:::.:: ...x ....:...I �' .:'4%I% Y:S ri I�;G C ; ,m.nXR:::Fi: r.. .„I - � >f t,, .. ... :::,......x...:.., km r•':::i„.......:......:!...............,:!..„ :::I:::'I:x,. I I I I to v : ..... Ti" • � �-.1 �, IIL. ::II........ .al.......:::::. �..�.��� :..:..,...........:.....,.. f r....::::.:::::w .L.I,,.• k i ,���}s y4��t.,�� Ili�..:::I.. �� IIII ii iS::: ::...:- N Yk..� II: ii;4:) 1, • • I � ,s..tr {�r II ::A..::..... „.. ..".....„-.....:...........i.. ............. :::::: .:' .. :::, :y� y I I I I .} � ..:: ::....M... ...::.....:alll: ,..:...... ....::......r wx ......�k..:::: ..:: .: ';r� � I �iG. ,vt.. um ::::....n::.....rc��....::::f: ..:rr..:.....:. ...:•����..:::::..... �:.... ''w'•'• �§'t E+3„•, o }�1 ,.t�� :::: , rr hx S:i:MW ::w::::: r: ::1: rc�,,� , . I ! e r°, ,, :" . ������rc::::::..:. ......::: ........:.:.I: ..�a II::::. .%.::: 3 t .,c f,csz, 1 I I . I ..� 4r...:: rc ,33= ...:..... :::::i::::.. .. F.....: I::I::II:^.:.d.. .£t,Fi Y, d,:nl � I I ........u��r...^ 7ryd ,,�....::::.......::::Iw' ..y:.. ..:...:: mx,v,,t'St�z,3.) y :a:llir.A e ! ..:.....::mn��,...........w�, w :II:'. �� s?=-, — • I _ i D I I , ,✓ ::: : :::II:::: Nr : _ "✓I _ �C }), r.....::...s .. ... ,fAN N4. Y'X..�::...: .. ' i>}: F+- ! 2�.:::::: ... ::I::..::Illle.:n,.... .•.,. ...:....::...::VN:,.rr::,, ':eX:rii �_� — : f Ti c r . .."'Hum:Uv �m ��,� :.. ..... ........ .....:.... ...x.........:;..1: ,.` 3 ? *�,r E,.:::::::::: ....:....... m ... .......:!!III. ... ..::III:: f..... �uArrx s'L. zr3 r. • L..--i all :•;•,,;,1•11..'!'1'..':'.'.•••.• n . :: �� . • r.....1:: ::::I: f�'u^: :' .��..�I I II > ........ ::::.:.. . :: ' ;;p��!°.: M::.m mmS..„Q I � rumai:: . :"::' .. . .. 0 51J ICI IV i ::::: ..:: ......::::: . I :Laa.r3 . .... :::::::::.............. ..........:.........I.. : iin 13 n• III xf= I Ill:....wx::::::::::... n.....::..::::1...... ::I:::mlll:: ..x �4i ,_ r ..,x :: : ma .."��m�s ..:.. w, i „z4F,x r,�, ..... �..... 4 k. r .:. ...;.x..:ft ...::M :m� 4 ::iire::i.... r ..:::,, .. mxA. .i ilia.::F:':: t<SSR ,. YvmI ` © I .,,�qE FF n ,.. ..."Y. .0 .. ,.... ....:.,. , .ei "'.....R�.�`' a(4,:},5.; r�JY`,';,f�'ri`1 flv i t5,",rr.%- :✓7{'y •>3'€,1't,"'J =;S2 a3••�- 2..-,j„.f, f:•},� £'.r '>-;' ,:E.,;, . '``" ,„ .£ s,,�,i„ir,.l gym.}j.{s,,st`,,i „", < 3'f„ �Gi-� .,ti zs,lJ?, {V> S p{k{'S1,,,,,:: Coun4 Club Road 33.f,��s„E�>z.���t,��3�'Y�'r��z���3tY�f,}��=��xtrtE�<„�, .,�,<��r,����i,E�,����,,��;�.,�t,,, � €.;�:}5`t?�},��sE;,x,: t� }s5.vt�;a„tr�s i„F,rt�;f✓.r=t�,z„�t„<,>,",:s,�,.,7.�.�<...zi.�i1?� Wrsi>,�c�<.Ys=s.,.,lc�;i�3�i.�,.,,3,t�asr�.i.��,:.f5,.:f k3.frit��i'�€:'' a...Iii .,,,,,,::!....11 ' ^ � 1 S € 3,33vr`� �<}f`4>F'kiY,�l'�'`'.S{tif3'3;'?'�trS�s;Y:'1YiL)4'i�'��rz�� f4€� C``' .' ,y rv,•.k a'r uvk {vs 7,:•,,P)v}fs';J:,'1'''t;=sY`;3z,i � ✓k{�3,4, 'ff;; ,yss\}.�4;b I a a �+I _Y;2(., '? ::r t? , •w.'' 3 lz r2s',<isw &> .53,24SS,�i s �s 4t "�y f.: 5S}; (((\\\ ;},�:��k k�,3��Fzri a?:'„4a�:t a,`�sxts^n:9S, �;<tFve:4 azsszm, III ,,,.iii { `�u I - I e9 nC WF�V '� �_i I.._.._.._.. i ..j.._._..L:._.._ _.I :� ..._..�..W._ 1 PUBLIC COMMENT FORM. (Please type or use black ink) Department of Planning 300 Country Club Road Building 100 Wylie,Texas 75098 V I am FOR the requested zoning as explained on the attached public notice for Zoning Case#2014-07. lam AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2014-07. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 7,2014,6:30 pm Municipal Complex,300 Country Club Road,Building 100,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 28,2014,6:00 pm Municipal Complex,300 Country Club Road,Building 100,Wylie,Texas Name: amitt Fw.4 r (please print) Address: �3 J�" PM 16 7$ Signature: m omTW\ gidee-, Date: I"1 l COMMENTS: fe pa roil G 5eof - 611 Frop,+rr+ -err/wi 3-vies avid 4r ark H 41! re relvor 6 7 (lam? . Addlfsol, 1� P ux aa4�� his ce e Io .f( . r ru p.�r+ p�,�-do s�wl e J6-� �rs -aril E0��r Page 35 of 54 PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 300 Country Club Road Building 100 Wylie,Texas 75098 r/ I am FOR the requested zoning as explained on the attached public notice for Zoning Case#2014-07. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2014-07. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 7,2014,6:30 pm Municipal Complex,300 Country Club Road,Building 100,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 28,2014,6:00 pm Municipal Complex,300 Country Club Road,Building'100,Wylie,Texas Name: Jo fit. c.3O b A Al (please print) Address: I$tC) Nl eMJI(Cst Td. i,) be., reica,g Signature: Date: 22> _gee. zo COMMENTS: vvks %s et-it) At to /AiktDpeitc rites IL Lo kit Ivy feAtee4 4b vat*:t g o,'of !d 410 4- dose he 4 ave. 6e.t e cc +era. xf f1Le �✓ c ,•�e•�f pro 1r ;&&ts /,recLef( t' o 'i /tv of 1st)r sale oppor A., x nie ey avovjce l c.t o ttJr L'OK s 41a�a�:erg d t i..t.'s 1.0 erll zoo 017,101,6Ye tk o c.c .�� 1<.� a.l�e,� 111/4,S _ Page 36 of 54 PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 300 Country Club Road Building I00 Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case#2014-07. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2014-07. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 7,2014,6:30 pm Municipal Complex,300 Country Club Road,Building 100,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 28,2014,6:00 pm Municipal Complex,300 Country Club Road,Building 100, Wylie,Texas Name: aT( In<<-11 CE ((a( (please print) Address: . l J-O M C Signature: . Date: /+! COMMENTS: Iny concern i 5 10-1-I- -> ome It , /ln r se , a.Ac) #1 + G.7e'tt-ICE ct, & ±kt air is_ ! Wa.n+ -fin lag ht 4-e) .51.4- 0 u.-f- 5t e i. .i AU.+ ha:LL,n L. .,wi_fh .6 cryiz-rrn •4", ce-Ireach/ have a -Pit., problem a- ; t J 6 , Page 37 of 54 PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 300 Country Club Road Building 100 Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case#2014-07. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2014-07. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 7,2014,6:30 pm Municipal Complex,300 Country Club Road,Building 100,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 28,2014,6:00 pm Municipal Complex,300 Country Club Road,Building 100, Wylie,Texas Name:E G A 4 ) Qc,Q T k c--S (please print) Address: 6 13 1 e a L) ar— Wy1iG, fx —7C) Signature:Date: 7 p ,� 6 //I/ COMMENTS: Page 38 of 54 4.4, OF tyke r -F Wylie Planning and Zoning h Commission M:ra wiy $� BSyF AGENDA REPORT Public Hearing Meeting Date: October 7, 2014 Item Number: 2 Department: Planning Prepared By: Renae' 011ie Date Prepared: 09/26/*2014 Zoning Case Number 2014-08 Location Map, Exhibits, Notification List/Map and Exhibits: Responses Subject Hold a Public Hearing, and consider a recommendation to the City Council regarding change in zoning from Townhouse (TH) to Planned Development (PD-TH. Proposed single-family attached dwellings on separate lots, generally located at the southeast corner of Westgate Way and Fleming Street. (ZC 2014-08) Recommendation Motion to recommend approval to the City Council regarding change in zoning from Townhouse (TH) to Planned Development (PD-TH. Proposed single-family attached dwellings on separate lots, generally located at the southeast corner of Westgate Way and Fleming Street. (ZC 2014-08) Discussion Owner: L.M.B. Partnership.Ltd. Applicant: Friendship Properties,LLC The applicant is requesting to change the zoning on the subject property to allow for some flexibility in the development standards within the Townhouse District. The subject property totals approximately 10 acres in size and shall be developed in accordance with attached planned development conditions (Exhibit "B") to create a residential development of single family-attached dwelling of varied densities. The PD specifies varied lot sizes with the minimum lot size allowed being 2,300 s.f. with dwelling sizes ranging from a minimum of 1,400 s.f. to 2,250 s.f., with no more than 20% of the units being less than 1,500 s.f. Maximum number of lots not to exceed 105 lots. 41%of the units will be rear-entry,with 59%being front entry. Section I General Conditions of the PD compares the current development standards with standards being proposed. Primary changes are in lot size, dwelling size, and setbacks. Of note, the proposal request side yard setbacks of 5 feet for corner lots as opposed to 15 feet, a 15' rear yard in lieu of 25. The front yard setback remains the same at 20'. Enhanced architectural standards include: 1. Balconies on the 2nd floor of all townhomes that have a rear entry garage. 2. Upgraded cedar door for all front entry garages 3. No more than 20%of the units shall contain less than 1,500 s.f. (min. allowed by current zoning is 1,200 s.f.) Page 1 of 2 Page 39 of 54 Page 2 of 2 The applicant is proposing 15' alleys as opposed to the required 20' wide alleys. In addition,the PD Conditions call for 26 feet wide streets in lieu of the standard width of 31 feet. The City Engineer and Fire Chief recommend the standard 31' ROW to be maintained. In addition, the Fire department recommends that parking is restricted to one side of the street only. This is to allow a safe maneuvering of emergency vehicles if cars are parked on the street. The applicant is proposing guest parking spaces along the east-west collector Street. Staff would recommend that these spaces be parallel and placed outside of the public right-of-way of the street instead of head in. Fees in lieu of dedication will be applied based on current parkland fees as of August 2014. Notification/Responses: Fifty-Six(56)notifications were mailed;with no responses returned favoring the request and one response opposing the request at the time of posting. Approved By Initial Date Department Director RO 09/29/14 Page 40 of 54 __. .rrr itr• 40 lin Mina 1r V "I- \,4.00.21 .0inicall !1.1,1•01 il.g .iior rj ii we-, *** .Ws - 4( viii; ma Et- Eifilikb.f_ Amon mina 101 — >��l*II.I .r P� 11111 Iert ■r L I Om I III Ir 4� MillFEE nn ty1j��0I I I■ Subject ��1 � 1 i URsV�s� : Property Q --.%nag:t PICC 2 ela �il .ii ..all G trl rllaj �ii i ill 1 • �llll `�1Qi �"I � riirljliif R �i mmnlll� c v�'��.,min'm �' 1 111111111:°�: :Er '�I�1fIII111,11.mur ` m 4.duninini am r1111111I11n1 MI ♦Ft nki # n I1�IUI>[iikiiin ukiv iv IIHH111III iiii '■:r °C:j �j * 1I111IIII1f11111111I11llllllllrr Z 1111EI11111111]�]�®I�, �� IVn1um ti iIII111II1 mmIll; (Ill _ 10 r. -- � erf ..1 iii 15 IIIMM:41.-. i 11.- 4 .0.N,, i, , p• L........I1pprif relpsummuntio iIllllil �1 y''[hi�illtlriillIlllllU,fl • L iv 1 */ :1=..1 ;Litimulkosarge-0 . Nrip, ,f114, z_1 E aii ya �� LIAR:, R"...�1 - y 0 1l� 1llu iltp.- B ,/O ,..� ,'� il im II rukto1 'No ems I 111 am:Re fiffetel/fr, ,e.a. 111111tril Ilk Itiii 4,4,(...A a I • �>II11Ili�1 .5544 ii, me,kw :11". NI '- --1.-- 111111pr fillilklita ri-i7011 i _Pram ..k1047 l�� o ------:_-_-___37 . 0 4°�� 5 1fIIi1111I11[i nuiw•miini. B 1_ il ii , "A4 i 11l d` nt" [1111� 1 i ...a Ii,1 I1111II11111 IIIIH[ innII 11I111 nn u mI n Iiilhi[IIflhImun n■ :G N.n: I ■ fin r r rr r f rr rr rrr � r- e}. r r w� AI �11 �11 �1�'G ■oilll Jtr 1 r 1rr ....ir 7 1MMMMM Nil Nil NI c ■ -- v Alanis Drive DJ H-- o- II►llllIiiiii:Illllllil ________ :Vrir;iiiiil iiiitip:iiiir z - I �� ll■■■■ ! 11 ilr IIIlI11I11`lot �11lli muumuu ; sue' .fir 0�ullilllll ► "'`t�� a .+Ilii�ii ;MIMIC �r G##�''�" 4. �iI11__ •' . 1. LOCATION MAP ZONING CASE #2014-08 Page 41 of 54 EXHIBIT "C" LEGAL DESCRIPTION ZONING CASE No. 2014-08 Ewing a trace of 3141d JIM-Sited) in hhe E.C. Davidson Burry. Abstract No- 366, City of Wylie, Collin County, Texas and being part of an 11,A148 acre tract of land described on Exhibit A aS Trait II conveyed CO 14_fe- — Partnership, L d. by deed recorded in fume 5159, Page 1104, and being part CE a 0,071 acre tract of land described on Exhibit A. conveyed to L,li,B. Partnership, Ltd, by deed recorded in Volume 5159. Rage 31 L I F Deed Records, Collin County, Texas and being Est particularly described as folly: Regiming at a 1/2 inch iron rod fund on the nOemh right-Of-wayr lire of Dallas Area sapid Tr. i$1- 0100 foot R,O.W, for the southeast core: of amid OPO7L acre tract and the sou thweret corner of Westgate Hollow i t iorr, an addition to the City of Wylie. according. to the plat thereof recorded in cabinet 0, Page 333, Map Records, Collin County, Texas; Thence, .south 97 degrees 13 minutes 32 seconds West, along the north right-of-way line of Da21 3 .,rep R4P1d Transit 1100 foot R.4.W.. k . the south Line of said 0,071 acre tract and the south Lire _f said 11.3L40 acre tract, a distance of 5:97.46 feet to a capped 1/2 inch iron rod found at the intersection of the north right-of-way l i s of Dallas Area Rapid. Transit (100 tooe R-O-s.] and the ease right-of-way line of Westgate Wady {65 foot R-C', ,} for the southwest carer of said 11,1148 acre tract; Thence, northerly, along the east right-of-way line of westgace way 165 feet R.0.W) and the west 1 i'reee Of said L1,3140 acre tract the foLl owing NOrth 03 degrees 15 minutes 0.9 seconds. West, a distance of 98 .12 feet to a sapped 3/2 inch trOn rod found for thm beginning of a curve to the right nswina a central angle of 39 degrees 58 elinut+is 13 seconds. a radius of S17,50 feet and chord which Beare North 16 degrees 43 minutes Se sew East, a distance of 353,74 feet; Along said curve to the right, an arc diatanme of 361-01 Beet to a capped 1/2 ink iron rod found for the teginnlhg of reverse curve to the left having a central agile of 26 degrees D5 mirxutet 04 seconds, a radius of 592.90 Feet and a chord which bears North 23 degrees 40 minutcs 32 seconds East, a distance of 262.90 feet; Along said curve to the left, an arc distance of 285..19 feet to a Capped 5l0 inoh Amin rod tnurd for the winning.. of reverse Curve to the right having a central angle of 21 degrees 90 minutes 4Th seconds, a radius of 517.50 feet and a clod which Bears North 21 degrees 1 B miff]tee 04 seconds East. A .d iatanee Of 191.59 feet; Along said curve to the right, an arc distance of 192-70 Zaet tO a capped 1)2 inch iron rod found for the end at said Curve CO the right; North 31 degrees 58 minutes Oe seconds East, a distance of 147.63 feet Co in "X" set in cOnCVeter for tha moat westerly eOuthwllt cosecs: of said Weetgata f=1o114w Addition; Page 6 of 7 Page 42 of 54 Thy*r South 58 degrees Oa minutes 13 irecor ds East, along the aouther'iy line of said Westgete Hollow Addition, a distance of 93 .93 feet to an °I° found 0.in concrete for the beginning of a curve CO Ch,e left having a central angle of 30 degrees 43 minutes 4e Se , a radius of 367-5D feet and a chord which bears South 13 degreell 22 rinutee 09 seconds Bast, a distance of 194.75 feet„ Tier sorizheas terly along the southerly line of said Westgate 1 G011c4 Addition and said cures to the left, an arc distance of 197.Li fees to an °X' found In concrete for rber on the *Alt lire or said 0.071 acre tract and a re-entrant corner of said Wn3COate Hallow Addit i4rs:: Thence, South 01 degrees 5B minutes 14 1400r $ Meet, along the east line Of said L-b7-a. Partnerah4p, Ltd. 0.071 acre tract and the west line of said Westgate Hollow Addition, * distance of 647,77 E CO the Point of Beginning and containing a gross area of 4 9 r 444 square feet or: /.0- 65. acres of land.; less 9,717 square feet of Land Conte in ed right-of-way easement a, regime e r resulting in a net area cf 4281,707 squire Eteer or 9.842 acres of land- E The Company i prohibited from; irlri - i ig the area or quantity Of the land described herein. Any statement in the above legal description of the area or quantity oe land is not a! representation that such are* or gtsantity- is correct, but is matte only for informations' and/or ident i f ira t iOn purposes and does not override It 2 Of Schedule B hereof, Page 7 of 7 Page 43 of 54 EXHIBIT "B" CONDITIONS FOR PLANNED DEVELOPMENT ZONING CASE No. 2014-08 I. GENERAL CONDITIONS: a. This planned Development shall not affect any regulations within the Code of Ordinances, except as specifically provided herein. b. All regulations of the Townhome District(TH) set forth in Article 3, Section 3.3 of the Comprehensive Zoning Ordinance (adopted as of January 8, 2008) are hereby replaced with the following: Figure B.1 - Townhome (TH) Zoning Analysis Zoning Item I Ordinance I Requested I Note Lot Area(sq.ft.) 3,000 2,300 End Lot (sq.ft.) 3,500 2,600 Lot Width (ft) 30 23 at building line End Lot (ft.) 45 26 at building line Lot Depth (ft.) 100 no change Lot Depth Double Front (ft.) 120 100 average Front Yard (ft.) 20 20 front entry lot 15 rear entry lot Side Yard Interior Lots (ft.) 0 int. 5 ext no change Maintain 45' sight triangle Side Yard Corner Lots (ft.) 15 5 Rear Yard (ft.) 25 15 front entry lot 20 rear entry lot Rear Yard Double Front (ft.) 45 25 Coverage (%) 60 67 Tabulations Acres 9.63 Units 104 Units 1 Acre 10.8 Front Entry 62 Rear Entry 42 Page 1 of 7 Page 44 of 54 II. SPECIAL CONDITIONS: 1. Maximum number of Townhome residential lots not to exceed 105 lots. 2. No trees on the property are defined as protected within the City's Tree Preservation Plan. 3. H.O.A. shall be established to maintain wall and other community features. 4. Average lot size shall be 2,600 square feet. Of that, 51% shall be 2,300 square feet, 27% shall 2,600 square feet and 22% shall be between 2,600 and 3,900 square feet. 5. Streets shall be 26 feet wide. 6. Alley width shall be 15 feet. 7. Garages will be a mix of 41%rear-entry and 59% front entry as outlined in Exhibit"A". 8. No Parkland to be dedicated. Fees in lieu of dedication based on current parkland fees as of August 2014. Page 2 of 7 Page 45 of 54 III. DESIGN STANDARDS: 1. Architectural Standards: a. Building Bulk and Articulation In order to avoid large blank facades, variations in the elevation of residential facades facing a public street shall be provided in both the vertical and horizontal dimensions. At least 25 percent of the façade shall be offset a minimum of 1 feet either protruding from or recessed back from the remainder of the facade. b. House Numbers All Townhome residential units shall have a front stone wall plaque with resident address beside the main entry of the dwelling unit. c. Exterior Facade Material All Townhome residential units shall have a minimum of eighty (80)percent of any exterior façade facing a public street to be composed of kiln-fired brick, stone or masonry stucco. Any exterior façade facing an ally shall be kiln-fired brick on the first story of the structure with the remainder being either kiln-fired brick or hardy board or similar composite masonry material if approved by the Building Official as having the same durability as masonry or stone and when offset at least six(6) inches from the first floor exterior wall. Wood and vinyl siding shall not be used for exterior walls. d. Exterior Facade—Porches Each Townhome residential units shall have a combined total covered front or side entry of a minimum of 50 square feet of floor area. e. Exterior Facade—Balconies To enhance livable outdoor space, balconies shall be added to the exterior on the second floor of all Townhome residential units that have rear-entry garages. f. Exterior Structure—Height Structures shall be a maximum of 40 feet in height to allow for 3-story floor plans. 2. Repetition of Residential Unit Designs—Front Elevations Each building within the Planned Development shall contain between two (2) and five (5) individually platted attached residential units. No building shall contain two identical street elevation designs within the same building. No two buildings sitting side by side shall be identical to either neighboring building. Identical or nearly identical street elevation design means little or no variation in the articulation of the façade. It does not mean similar colors, materials or small details. Page 3 of 7 Page 46 of 54 Figure B.2—Example of Proposed Front Elevation Designs 1.--- . ______ , L c 4 , - plIII k ,i R1.-71' 4:n : „.1 RI 0 - ,, 7=1:.,,i 7-L., 1 n .;.i po ,__t A DO,4 -ir_ ,L,,_1 6 a4 Figure B.3—Example of Proposed Front Elevation Designs .s} ; 11 off Y I` ) , M : .• : 3. Garage Entry Each Townhome residential unit shall have a two car garage and shall be a minimum of 400 square feet. Front entry lots as noted in Exhibit"A" shall have garage doors located on the primary street elevation on a Townhome unit with an upgraded cedar door. The primary street would be the addressed street front. Garages may face the street on a corner side yard. Page 4 of 7 Page 47 of 54 Figure B.4 —Example of Cedar Front Garage Door ;, f Y 4; 1, ' i 'S _ .'' :, Rear entry lots as noted in Exhibit"A" shall have standard garage doors located on the back of the Townhome unit. Figure B.5 —Example of Proposed Rear Entry Garage Elevation Designs /1----------- - Ill III ���� lllllllllllllllllllllllf lllllllllllllllllllllllii IIIdII iIIII111111I IIIIIIIIIIIIIIIIIIIIIIIIiii 4f:// L-- -__ _ GRAN NINAVANIM 4. Dwelling Size Each Townhome residential unit shall range in square footage from 1,400 to 2,250 square feet. No more than 20% of the units shall contain less than 1,500 square feet. Page 5 of 7 Page 48 of 54 $ xa } ..v., iNoo ....7e Tabulations Zoning Analysis g i i 4 ,n_µ.. Acres 9.63 Zoning Item J Ordinance I Requested I Note ' • ° ' F Units 104 Let Area(sq.ft.) 3,000 2,300 o o ` } �" .,.,„... Site - : . revisions : Units f Acre 10.8 End Lot (sq.ft.) 3,500 2,600 '"-" Lot Width (ft) 30 23 at building line ....... M`'R . =� •. , '�'? LL Front Entry 62 End Lot (ft.) 45 26 at building line w, ....„.., • : Rear Entry 42 Lot Depth (ft.) 100 no change bw..b,'. a w 1 ' z fi ` I, gal Lot Depth Double Front (ft.) 120 100 average sc. . iI` F ��� w Front Yard (ft.) 20 20 front entry lot • . e pU` 3 .. .,_ " 15 rear entry lot py:. k i - KWOnrvtVHk Side Yard Interior Lots (ft.) 0 int. 5 ext no change Maintain 45' sight triangle c •"�' a Side Yard Corner Lots (ft.) 15 5 `.� N,ti". r _ Rear Yard (ft.) 25 15 front entry lot Area Map I " 20 rear entry lot Rear Yard Double Front (ft.) 45 25 overage (%) 60 67 c 3k(' oo,s N. 3 3 Q N h i . . 3 , arsr4 a II II y1 II i II i j I i /1 / \ � T 1� II I I I I I 1 / / tei . 0 I 1 I I I I / / / / / ' 1 - - +- - -► , 1 I I I / , / / / / / � � kik=..) -I- I 1 1 I I I I 1 1 / / / / EIL - I I / / / / , / , `�/ iJLI / / / ipIteN -I- - - 1111 / / / / /II II / / / ' / / / / \. iillt / / / �' / / / / / 9� \ : II1 I 6 I 9 . ' �� \ // \- \/-n / / / // / ter _ _ \ o / ) 1 a R. R. I �' m \ / o -- / / / / / / \' —Tap ira-�— a 1 G4 n to \7N r / 1 I / / / / r / / l 1 r --!` / �� `.� : fe P _ 1 II I ( {� I I i2 i \ �/\ / / / , l r / / / r I t 1 7' l� i„Li ."- ;-' i 1 `U , s o I / / l l r / I t / r / 7 ` ' -, / iti"'_.,,. ,:-���• u� 1 — — — _ _ 7 _ I i s I . \ �� \ \ , / � ' ` / / r1 / r I / t P: s I ® I / I \ •e / r / a 1 I _ I 1 I I I C - . `/ // _ �l 1 / 1 1 r ! J 1 /r l / / 10 ! r ti ` Ill _/1 / 1 / / t / / // / /�' vil` 1 _ _ 1 1 1 I I I \ I , � _ r I ! r l ,/ / / / / _ _- - - - - - - _ - -1 I T I 1 r - -1 e t / l y- _ _ / rt / / / / // / - - - - - - - 1 kiI I I I I ; I` - - 1 _ _ - L I 1 ` - - / / / / �\ ,� . / V) 1 _ / Ull ' ' / , / /I I '1 1 , _ , / veil I I 10 I i I I 1 1 0 1 r- — - _\ _ C" / , / / / ' W I _ J I I - I I I I -_ / / / / / / o ooi II � I I Il 1 1 I I I I I � �� // / o — 1 I H I I I H '' // �/ Y U N I I I I I I it l I I r - I I ../ ' N ( I 1 I I I . _ COI � - 1 L - I TiHr 0-1 1 I u ® V.I 1 -I I 6r - -1 I -I r -1 r -1 r — rt- � 0 /� I I I i I 0 r - 7 -1 1 - . . . •� i- - — i 1 I 1 `� 1 I I IL I I I I I I I I I I � �� � � � y� 0 Il _ _ _ _ - - 1l — 1- —I I— —I I— —I I- -I u I I i I I . ®° \ U 1 - 1 1 1 1 1 I 1 1 1 I I 1 1 I I 1 1 I r I -I I I -, \ "' I 1 1 1 1 1 1 I I I 1 I 1 I I I 1 1 I IL. - - - - - - __ - -I _ J ' J L - � J L - � J L - � -J I 1 1 I \ - ` _ -- 1 I 1 1 1 I I I I 1 I 1- -1 ki I - _ _ _ - - - 1 I I 1 1 I I I I 1 I I i I I U -I- - - D I I I I I I I I I I I L _ 7 J 11 I I I I I I I i I I I i I I -1- - - I I I 1 1 I I I I 1 I i -1 Iiiil I I I I I 1 1 I I I I 1 _ _ -I LL J J L J J I I I 11 I l o25 creekwood drive -I� - — — — - I I- - —I I I I garland, texas 75044 I 1 1ki 4 I I I I I 972 530 4872 I _ _ - - i — J _ 0 _ 0 I I I I I www.creative-architect.com - - - - LC t c I I I scott@cr-ar.com e al 2014798 ^„" O' 5' 50' 100' 200'iipt , I,,,,,, .,�, n L a n september 16 2014 notyh O copyright 2014 creative architects \/ ® w v — 1 I crJ' G rfC n r` �. v`r n >.w C /s rI a .cd, Q i - iC /C • �/ rrl �� U j ] ,f` G-, I .yr„'q� r.iyr+.✓@ ��/, ri J� f1l � ` �/ M � _ 6C- `r /� ' i 7 rf ',./ j ' a MIN r 7-� I r€ Q / 9 1v CI D CO �y Cl- ra P/ .�., I� J% /C «1 ,. xt:fs rr„,,.< ;i, z a�,.,, 4~ �- CI /` '/` ,k in — `1.r`. .;.i:`rf>eiti•z-;•,^;rt0. r? ;.:r'. =t#n >,�� :�` .:. „.,>.,, ..�,�1,von , c D st3 t lS1z}st 33„E w>'...fZ,.,. % h(E, Et, �j�,).t} •r':'tS.i,,,,Y^, ,.a 1�•t�'G,F., n..tns: "r:2<,, '�} 4 ::t(�l'�'*'i','lrY:,,'*4.> ,..„,,,,,-,,,,,,,,,,pre, Fa SF t. f � / 4,:«�?;sz"�t;:al` ,'.1;,?,fr;ir. ,;; '�'e!•` .g3i, ?,,r ., `v:,s-F„^lgsrs..?! ;e F;s�z€r��;tt E.z'¢si'• z„<a?tfl .7" r {/.�I/�! ('! d>> f`tt3}S;,'?.x ,£ f¢az,4t,FE , ?,Z?zE 'F" ;�" ngS.,,x; z£, t :r,z ,, if 1^"1 ,:,Z.t�,, %i, ..3.sr s4;�r�E,:??a ,:vg •,�,`�-sue '•°rt,z."iv;2�:hs;ff ES, E?,•4if'€ ;iryF„a s? w ,,;, C :`,12„b, '12..^ `1v:,art.<7:4:�Ir,�x€Zt}s. E rzt*.j,' i,€,,<•c„7•r< f.. .,C'.a ,r.},•'nE,,aS., ,.$. , ;; ;x it t� x:3,,. :,i •G•o-d;..<,,.`F'`23:.?:tif;.'.:E,,z, >.1€f�., ,,.,�=kc ti,^Ss>rr,4. ,tz4tf1`, .:,3i''..,. ez'tlegtr., .•ram`,"m-w, 05ek • ,z„� 3t,^ei`„x,£:4 ot! .rc, a ' : ,yS''>:t' .'z,'�;,>s., ,-.'1' .€„ ,..a>,s<z,>,c,.. {zEn3'i?�:i�k,l..\s ;%;s<'s3{; .,3 5i, .^f,,r1.s< <zii�;,zt.,�- <j<. .ic„.=-t t t sg'.'l `t ra`,'„Z'i tt=, 'p' 1 „•£5',x =;,.,,s.<:za?,+tt.;a3y4',,F�:zf h'ix'3r: :;rt';`t,i0 yt;�`�„5,, `rill (;fiz Y•�;.'c ,;2,i,'.'-'r'%4+fsFsiy't�:,i' �.ftf;� s�'i•t �.` & ::�';t"°:5€`, ,j� n<' �^.� :'n. S;^{ E;t,�,t..,;<l'.2;}l`'i=a:,, .,,`,.�: � 's:,}�r`•,.'(1= E vi„kA " "`ex,�E°�s,` � �`. ri,. �`'�f ,.vt, �XZir?:.i tz�E,: tS��S:.�;�3rr, <ik-R,,, i'.FS'S.,,zi rz�,�, ,'°�;t n,el` =i%:; =,�,11 °S3`f"4 to s .;;;�c<,. ,2 '.F /° .l:c r.. ,,.. srt:( x, ,,,2{', 'in,..,11 �>.,.zi,, �.� .,t;,,<^,i"�ti.s x�<>'t>'.,•. t11..,at1 Aac•� �'''E:`;'f'„' ;.tir P�,z+;c' ,'<'�' ,�xi%,;< .,z<?ui-`!, az st,;.^,•.S�:;i, ,E"..R,t„�a�,.-,a°'1.;r:,,sR:, a4 .F l�E. ...+s,t aF 5 €„ <y+,}.,1•�? ,S. r 5.. : ,Fair 'f F24 ✓: �, fr T,£,'t�„1�17,<,.1 r,xz3({ r,4,t.,,F,,.?`}.,';,�.x,r,ar z: �f CL COO; v =,, 1,, .t»� ; 3.<,�3:�, iu4;a ,�sr::• r,lsva, '.i„.;c"'fts• i..zkc;'�4v''�' `f•:av f,..r 2.1, (:4%'t-Eg.,,,,s. ;Sr.,,� S _r .�;L2,,, t.E ' r..,,.,04„'.54:t ,'r .' =...z, 'tc> ' ..p.41 t.€ .t. 4 . R�trs`t„^,''=-z„`.z•,\'0, 1,.,:,?,rw ^ts,.?,:g:"„ _ Q 1 >.is„ •z,f}' � n,z.,. ,t4tf;'4 ,,?'rr'S, g, r2it:<.•;i'.,�z :,s;. >�,,,;, r.,",;. .'., Iz,. 55'�,r ,t, / >"{,• 5.,�;gf;r .l ¢„�i s,�, x,'�§'';°�: ;S^. -:ir u<4 c. .t;{4z1.z .'e .:..,, 'S,:\'�;": S ;�.�.. .:{e 4r,1`sr,�^t,`4"2 `R,`iti`S. >, r 4 ,,*.,.=r..: ESz' 3<.., aa+.. `'};.., ,'.. x lA ``R> s, 4 ,>tZk,, .t,,, .,aSa, =„ra,3, f23.1.€�3;5a'^, '� � >' t'ss^,',,..4'<r,,s.4 ts:^t ,4 z+?'' z.?s>< i,'. :"�5.. ,`�4�<s'�•r;�fF <'•tr.r� ,t'. >lR`: ,>�'s \_ ,>�5 +1<,. pi i.P � ,':):fi� ''.3„ r: � .7+ ,f..�,?f 'ail t: `,f<F^C i'n: ,.}t. '2( ,z 55 ..�+ >� '<�-5' t= �drr^ .=�sa= ,.1 r .t.r .,`�„'S;a�. ar5a'? ,5-, c`F-„`., :�z,. .z �,4;.i ,fi�,? �'•:.5, ..4,;^ ,i+:..�:, 2xr's prE, a`t..`R'`� `1,�? t^'::}< ..f.E`vR'r.�, 3fi „ .:Z k• 'a, i% ,s.4t�,?i '.1.. i,r „u zs\�, nti i.: a, a"�',., } id'.z,rz ,y. i.�f32. t yi =''£$\.0 cEi'..>R, ,siii., „ ;�\ tzk.''" »t 2" i 1 Al. ,�€' :`,', .t'„a, „:<t ,+'>'i3•'•'''I' ;`£f :.:f�.s'1lirl. a.z;.:' ^?n:" >.,;'?-E #;, ,;:t,,,�':.: „t>rr ,,�.y:.;#�s.1<,lfs.�x..i:x�.+. �r"�;. ;,'{;'S, �« .z, .+;; �„ ,3.d=,as 4,t ';£F, S'1;�� :s" '.�, d>Si.+ c?i.3„ 'a'�i.? .:,x .'>. z'.t t> �`h';.>�:? rw3,w� .,s;. s :��,v> .:'�1tx.aiF; Its"t ,: ' x�,,,.t., :z,F. :;ate« <<>\ ,.F, a{:.,,;, „?fin'+ ,..F. I ta, :.;,' 2`s ,. :z,. .. �,,. #>, 5�, zk ..,t„.::� a2E: rz:?zz51i..<z>, ..�;,..r 5{° ,�k,..q�,;:. --.i�`t,,��L'?, :£iiT,u�€,., ,-r�;,,E ,:s.f< t�t„ ,'R:z, � 1^ �,.. ?`t, (i`>3�e'<?.ta,i R�>i „st,,. f}'•. ,;�'(iG•i3�. ,C.% i,%, 3 r`;�`' ,4,� ,3„ b�< .,?i?i s ;r9' .s.>1 t i1, si" `4T` •,.4i`• E.0 n r.,'z t;^ .,s,.r3. 'r.t.' T,RS=< .,z'.4"`fiS,,1.. } �E.€;*�., x�t;r zt,r>o 2.:�;E Xi" '.,El., i �izi'r' .s22 7a' .E �. ,.ts r r`;:E�� ,?{,.rF, aE�'`S,' ;,.�;t�; ` >.Lr. 3;<,<;"�;; T.,,.�>; .,.at,w' ,4.•j,}.� .?> +€:,.,ts'.a'r„fit„t, i:;':���4, .1:.z.;�a .r-,1,;.s'rs r:. „:_zx..,,^s;�'.,1.%4.t�:z„ l.: ;<s:t c3,^Eit; :'.tikxrf--,:.ask, •.,s ir,,�� %£,r�4,, ,R,z,�''{< .s e�„t,1,,,;,zrr, x2 "`$ :"r,. ,.n,."t.,1,1,,.{E: P #�r i�Ep`c, srn;,rs ,n.i Rt. 4,.,r:,i�...s�Rs~^S{� 'h�� >=3=, ,tr,' �.(-„-z�i,:„£4'}.:;�Itr,t„zr, ?.1 �,, ,2.. �-1 .�,^° ,htE,:*i-:.=1f,. .r,`-'tl,x.rs3''i;`!'iz,S'E t.Si "f r xakz,.s.,,st�,�.�.s': 4„Z .,<. ,>r .F£, �,. Yf•E -sz;,>?lac.;'!,`� I — a,'3 ,s4frz,z,l.,s,?t:• ;'E4<,,, z,>.?.x.,'r3'f,:`�ltz.z'.;zv'z'?zlkz�s2,:t3: �,;'€.E >.,f :2r<9r£,;•°iF�tr`ts`r E;h,>itt=3.t%i£S., ,�,tc°�}'i1'>i3,'�;z'je',1.;av,°'�.,•r ,;.4s'r: C4 r,'.,,,2:2, S:#3r,.t- <,, Ec:,3�,t�„w.w,w>A:.:q......4•;:.. .. '#,E';.x.,v.(1?..r(c%.rs.awg, %nLv2`,t;m,t.:r'1<ntt=crt' 154%...x„4a ,,.E,2:=,?n' ,`.1.s?„E ,.d:�S;st ;r...;,�s:, <'\ .;:`?; 4„1,,., ;, .,......,,,,I„I„ .... ..,.v,.. .... ri 21r.,,.,r-.,,iiS£rZ'€s„,n F}iz.r„^ 4 .:, It;= 'z'.` '` i?�,4,,�sf'"rs`�,., is � V••. :'a`.... '..1>i.',St rzraz#f'3'8 .;;;,'r "i>"�<�S<;` ,-§f<,^? izlzz?. 25,,�, Alga •€III ��'s�°R`r: :�� to. ` ':e:i.:^.,F.o .t;:� #45, r: .. . ............. ..:•:::...- w "'�::"�';;•, fiM ... �:tztcsze#4i'z'rstst}if>E,£,;;�,s,3,,4 tti�,r,i<4.>„� ,fr€� ' E .,.f.y,.zt>"1'}i Z•... ,,,r"..... ... . ..... ............................ :::: IiiirNliii ri.43��'3`•'S�" raN.++le,'€r `>.: •••••mnt....:�pfi,,,A.m r i=. x, .:. ,,,.e.. .... ................. ....,...r..:..i.......11ii:...,. '::�V������::a�l'x:;y..,.,� i r *'is'o 'l^,F.r ,,r„ 3 rrx.. rr...............yr...,y... ........����..:::::.......,..';,,,;•«^r•„ 'f>� �s „Sj,t ;.q; .,i, 1 r wwn'N ....... ,,,,;IIII,,,,, ,,,,, ;',• ,•,.•.. ..,,. ,,,,:� f «3:f£....... ...ti.,,: .. ii..„ „ 4 ':'::rWii '"'�P[t ``t,.,rxrxi,i i.�S:.>2 u, . 4., .,. ....mm ... ��.�� ...,I ;a.• 1. g-S'vE, a, ,4 z>n.,i.sv.., ....... .......... „ ,,.... .......,,,,,,,,„ ..,II ...��.. ,,...;;...... ' .;l.,.N., R ,.,Z ., .>r3t,., ,,,r.+ro.. ..... .. .....:.. .... wh��r zs x r 4e; G >a .., ,,....1 <,.,^ 14 E ........... .... Jw ,......:"::....... .. .,, ,... .. .. ...n. IP.:.:”:::::m::.: y lt,c4'sa`s .. � .`,,,.i. .< ,;,..r.„r,,., � ,2,4 � .. .. ...., '�� ........vW......,1 �� Xitr...,a ,rrr.'i%',rr" .5,,,,�-.>,z,,�>2, C`i ,„ . ., , .. r.•rx E t n�������......����� .. �� „''$"m.. .. .......... ........ 1 „1s.0 t n,.,r C 1 ,, f,,S i,��.•E,.M..+.i�?{ .A. ���.., ...x!.s� ,,...� .... .......................... „,,,,, ... � v .... ....� ... ... ::... nllirryM,'.' s S« �?Rf r.E, •I"a , { ;,,,,rs.�:Gi r4 � ����„ .. „u,xKx, ,, ,,,II,,,I 4... r '� ^" 3 55.,;�=St'f;�'z�,»sr<z c .,� <,..m,£>:, �,a:�S ............... .... m'i..v+• ii� •rs st,3.,c„E ,.?`..z .. 1 J�> „ ��... ....... ..,.....':".a:::::...„:::::::!!:::::.....,....:' ...... ,,,I,,,,, .. KIIII arl,;� i.iS :me E4d. , ,,�` r„ .w ................... ,'III,,,,,,, ,,..... ....... .......... .,, �...,,........,.. !If,w 3 '^l i .< ,s.... r„ + 3 rr ............. ...:::.. .. ..,,,,,,,..,,,,,........,,,,....P ,���rc ......... ..... ....,. ......... µ.. " �t:�P:s� •. ,sM. �. .,4,., .�.<. , ....... ............ .... Ni .. ... i ........... ...... .. ... .. "... �'i,:u „i„M'A.:i ,4, W.. . r . .i:,,;\t £,,,. >„,. ..... „,,...::....I ,,,,,,, ... ,,,,,, q^ t aSZ«s. ,•(t#+4>Ra,,, .•�. ,,.i, 3 2(,v,s,. „C 3jft, ... � r� ........ .... � .............. ,,,,,,,,,,,, ,,.;;:.,, 4. ,n E 4t. ,i>z'>,ba.t ...,.S�, �� .. ...... ....................... „ w„ � ��' n.)Ef „S,}•Eik, �� . :,x E„ ..\ ,.r, .,, ra s ...... � ����� .. ,b, ��� ��...:: ...... .............„....,,,,,,, ��lll' ,>fi}1r'1�`st�-''rt, >,Ss,Fz .,b,i,,.,oz2E l z;-.4't`3 Ets t. ..z; .„;:;',......,,,..x ... .. ...............wm... ....... : `w .. ... ..uuulW......,wwr. !!:r' :.:..A 9=t1 <rwsl4it'o-ft„s ,.,2v i t, , .,:.,.^2.r 1,.�'2z t.�,s<5$ , 5, .. .,w.. .. ........................:...����..,.....�.......,,.. ...... �r........ ..,::,a.....,,,.........,,...x,,,, ..:...:,,., .......,,,,, a'4;>.pz,,,<,. s:>, `n .:.',541,,.s.f t.,. ,1za'�,} ,1::- IIIIIIII ������� II ....... �..,..�� �r...... ......... ............ 1,t .,�r,..,„qf 2t J i w I i ..:........ ...... iw... II iiY.'md.��l •,1;, �S:,S<4>,f-,,.,Si;,�• .,,,4,ay,=,,,``S`.a t, .. le u,,y,,,,III,,,,,,yW�rryln � �,' , .....;...��,,....::. A... t • .,t>;, .,i.. >5. «usr,d ..zo"£ w:.����ll ������... ......r- ..... � ... ..... ........ ..::. .." ..�,' d ...:?A.��. '��i9'r?'. 'f's�, ;ez2or�:. ,�. 4,. .> ,r, rc ..,,,A'�•ii:,,..... r, 2. Y+Sti, 1.t..^>: c,>,.r) uwuA. .. r II,II„ ...0........ ...k :. } .yt .,..r i4 .>,`r3 >{.,,, w. ... ,,, .. ... N. r..... .S . — x. �, it r ,,,, ,,,,,, i rc mu. ,x�l.. ;z. „S,n., ����. .. ���..%YrcMr ii! mil ii..,,..ni .. ����...��.. ....„Il,,,...ni .... ii,,,,,,,,,, ,,,,,, �I .. ,,";:'A'.:... it{>4(,,,fSE t�/.,,,r,Sls� f,f c;>a .E. .. �r..,,r ..........:::mn',...,,,,................ ,.....M..,,,.... I ..,,,,, � r���.. m.... >v.�',•,:v,a �•::-„m ,L, z�. 'i°}� ri ,t 4, r�.r., ....,,...�� ... .......... ....x;.... ... �. ...,,,Ille� .. �s3 tt„ is"�, at„>, t '..<, .,`1 ,1 , a„,..... ��.... ��......���.. ... '...........��... ,,,,aw �� ���„ W .. .....::.... Iu4. :x r'i..�'• ;`,�3t:�3" s'SREa -^.,:v,. ;,f':E.>ES,;,. ,,5+,. 2 ea +...,, ,,,,,„ ..... ....... ...m,....,,��.mr ..... ... ... ...Mv „mM......A... -,t ,f„ .,},o;+z. { E,2 , „_,„o,z s r t..S ........ ... ....................... ... .... .,uu ...Any M f z( f7.,>::'iz?, xa i . , <r i .,t .. :... ... ...:...' ry? ,3 .t.xl« .,> ,, . . ,. .. .................r...... •. rsml��. r...... ....,, ',,-��; :Hum::,;,If . •<,r� q.,,., s .„ ,ri �i1,,c.. a v..... ,,,,,, t„ 'M,,,,, FF< ifs, . of>.s t.v- .. .� 1 t. .... ........... .,,,,a... ��.....,,..,,r .,, .. 'nllVll..........rP..... .::M 1 r eit, ,,4-.,,S t r C,,,, ,r S .... rr rr.rr. .. .. ... ������� �� ':.. ,...; ."fnu"����.'. n,.� r ,s:.. 3 ,':,,rt„,, h 3:,,.., 2,.Z. :f s ,.. ..m�����...............��� x��.�� ���.. .................................r ........... nl�p,. ���� ,,, rc..'�ra::V�"N �.n,; c.,•s,.. .r -„�s a.,,.r;S:+:,l.,fw t.,cv,+.,t4 ... ... ......... ... .. .. ��� w..���� � .�.. y...« ,� ,;. 1, I?`� .'l,sC t ..�s,`,S, ,,.il r t „ .. .... .... �,,,,,,,,,,,,,,,, ..:: I,,,,,,..,,M•...nrr r ,,, ..;r' i..,m����Ilri..... .$trz .r, t..s.,.,, ,,.r},, n,;,,..<;,4, .,,r F. �� rrrr. .......�� ...... v ...... .. .... ��.... Il,.........,.......,,,,,,,, ..... •1t,`,,. .t,.. .s t`„7f.,: „z,.«i ,. ^.,,., r:„ £'.L ,�s ..I u '.� ���•..... � ................ .......���� ........un .. ...,, r ........ , III,,::�' £ .3r a2�z�,'.3a4 .,..:>..T„\.,C, >,;.a.<l�, x .,.i; ...'�........ ������.�����... .... i............. v......I.. .....WM"W.,,,,,.........::.,,.... ...... r-r, ",:,"I .;1,t L <, ,i, t s „avE s.sv >�.� I ,,, I 0.0 � ,.. ><�, l `>ii r .4,+.> ;E.",.,,,, i.,, ..:., .e�F .,,,,,,,,, ..............:...:::... u�................ ....un....u.......,, .. ............ �� .� ,......,...,. .•t•:,� ;`f<f�o,. .. ,�S,.r,,l�.'t,`„x t,, Ei>. ......... ........... .:^... ....... ........M�M�Mw» . .....II,M,, r. ....,,'!.'.'. ,4rc ,.1�€:�:�';.Z,.if t. ..... a x r\ ,.,fS.,E, r , i r ... ,.. ..... .. i i i ii... „x....................... ... � rW V'!, ...'..A t}� i`1;f1,,,k,t, i ., i'x..,,,e ..s z,< ,a., „ III ... ��� a ...x,,, .. m ..,..... �:.... ... i`1,. SS t .S2 r�>r`ti` ,S„ ,. „c. ,r, l,{ II ...P II��.,,IIIIII,..,,, III — a1 „l r.,,2 i.,-zt z,r n . .... II ,,, .. .... .. ,,,. ., :. .............. mmrr4 .S,r, � r,b r.t,. =:ESna.z.,, ,T,,, ... ... ..:""...........a��... r .. ,,;4,,,,...,..„,„„. „,„ {'r,<g,,, z s �,. , c ��� � rx,,,, ..,, � ..����. .....,,, ... „ �� ����.. '...............II,,,,,,,,t,Ya .S. �zei: '.;.,., i, ,2 ..... ...........mrr. ....IIIII ... .......... ,,..............��.�� # I >. `jrf S ,s ,,, ... ..... . ..... rrrr... ....:.... ...... ..a. .....,,,,,,,,,,Im, ...r..&�+�r -..,,...,...... �.�... n,.. ..., , N Cl .:.,, I.... ��� . .. ,,.. ......... ... .... ...... .. ... .............�����..IINx�'+ ......,, ";,r. • S,l� �?�� .i � o. F �.,rl d,,,,r,t<,..zr................ .. ............ rrr......��Illlro w..�� ................., ....IIm u,,................... .. �:�'...'.... a' ,, „ �l�iill�':-:::: lt5-a<.to, ;€: ,-# z _ ,. ,r,,,l K.'t\zf`�„Z"•, .....,,,,, .... .... „,,,, .. .. ,, ...........,I,,,.. � �..,..II..: ...:„A,.. ,...,MV,M�'"li:y " z..m,r,f`1'�,s;is,' 4,'t;<,E c ... ,. r,,r.e, ,.,xoE„t ... .....::...... .......... .u.. ....,..,.. .....,,.. ...... ����������� ........ R.«,........ .. ... ... ^z,t,<,a „i;€ J ,. .,i .,,r .. .......... .. ........ ...r.. .. ,,, .,n.w.:. u...M;,,l ::�I�ouu „sti',r`:2,E'rsrY t,u<a,,;:,, „...... IIIII „ .... v..... ...... ... .... ,:;y 4#b, rl ,, , ft z. ,� t .......III ........����............. �� ......... � �����.��� ........,,,,,, ...... .....M,,,,,, ...............,...,.. is �u III ,....;... ,,....... aN„ ... ,.k„1 ."' s<a;` ,"<z"",.s= .,rrs „ nfa ,,.a, •,IIIII •-SI'w,,�. 'A,,..::::.!.,`,,,'' ' , ,,. 3Z„,,�o v....., �...... .. .... ...........� ..........�.......;..... d, ...., ..... ......... ..,,..... W ..,o '..:%::' >�}.tt.:�.2z;7fr1 is iz'<E., r ,,.,,,,,,,k.•s....,!b'N,��. to<. <,\r.,...,i !,}.t>f,. ,z. E. i .. .. ...,,iN .. %#t:(x,S ;1,;,`, .,s ., fin . w^fill e l a,.,.z,,,,�'• ^"r,Eg ,., .> ,,,,,,, ,,,II,,, ....................... III„ � ....w..._.,.,w,,,.,...... ...;;........ .::::.•.. � � .�...:.. 'ar, 5.., z r,.;„<,�s,f„{,r.2,s ... attir,,>4„�'fUohS O .F:;,,'tit „ z .. .. ..S,E..., ., ., �.,,, ,£. 4V � .. ... ..,,N...,.... jA<, f; ii . >,...t<,. r,i C,., t. .. �� ��......V V ..���. ... I ... „ ... .. ............i ::3,lry.:'zy. .. ,S .x. ..t`�, t,!\n ................ ......... " �-'.,ttl,E ..1. 't�v lw,r ,tt+f5.e r2'!2:«..,, „. s.,..,..,t},,�,»�„ ...,.'n'°' .... � ............. ��r. ':e' ::.'w�;,,... .,sz,:.,,r .t,f,,.E.>Y 4. i...,35,, +, ,«rrza, .... .... ....ma.... clA,,pu'.w>:".?:y22•' 4; ,. ,. ,S<„f,n, . , ......... „IIII .. ������ ..,...M,,.I ..,,,I,.....a ���.. .. ram...... .....'..a„'....,���. III E?%.1::£,�..E O r, ,. ., {. ,5. vv µYrc �ul�u., ' , s ,,.,w'� •ai S v,,,,.,,.. F,. ......... Nv.. ...� ,II ..... ,,,A, �,r}�.u?: ,�`l+<it;,;vi..z„ .�.,. S�,z,t t. ..,rs „ ... .. ..r.... .................. ........:. ��.�� ,tig4A 'oto s 5„s:f r '. .,_lz , ,#'e,>.rx•,t,5,1, ,............................����........... ���.. ,.... '.......�,� ��. .ft''syxs3z,S;>,??:'€t'2 l0 ,.' r +11,t>rs :,Y,M1I,., ,zr,Y.S ,�����.. ...ii � .....���....::. ..ii ....#..A......... ...... M� �.t`4} Sr4.. ,,E.r.-�,t.,t,,, F.., . <:>,.,.,,2s..,s„ m.. ......... .. .. , , ,,rr••::,,,l,,...........m .... a •.t 4 ...S r.., $.i,^„., r, ,,,,, ..... .. .. ^E•2, r r,:sv. to-,r .,.,:.,,..�,e.;a4c r, .,,..„ �. .. r ... •............. ��m.w ,w. c o, r2 ,E.E .>},.,,,,.n, .. ......... ...,,,��.;....,, .... m ,'� .,,r'......,I ...:... ..:... . ., r.`:..-'r-•,r t .,z,.......... 0 ... .,.>,^^,,., .,.,� ..E,t..',,r„ ., .4„ . .. .rr�� .....,�„��......... ....... .... �.. . ... . „ .,..� .."k, 'lt<i..szR.., s {+.r,,;. ..4E r,sF1, , �s. ull°'"Nflr mmn,,,, ,,,,, ,,,,,,,, .. • „ ,. ,€,„ ..t?.ri. ...... .. � II,I������.... ..;..m„II......:...:......m .:• ....,......,,, ..nrr. ,•:.5,`r,.;;^; ,,...^„ ,,,,,�Z�s",T.3. r<„ ,,.. ,,,,, i iNrS....iiiu rr.....W 4 iirm,rr .....I i.. „, .. .. ..%:II:::M... ww�Y� � .x ,,,r.,�, .2<. „s., ,^..,.3., ,w....... ... ...... ......... ���..��........,,md ...,,........ ....rc��� .wu 4u.... ,,,,..;........ ..II .aKii,. ,,,ne(, :\.,..31 Sz.+ns<t�?,za, � ...,II,,, �......... � ................. ,,.... ��...a n„ ... :::.,... ; wnV:W'� r „5»t.s +•� , r. „a v,:`„>�.z r, r............. ... ... uy, ,,, .. ..... V I,��r... ......:.. 5,.ir,\, �°•*';3a (0 �.i r E. .£', �., s,., ..., ....�� ...,,..,,. r nmwrraw,,...s ... Iw. x::ii.., rS a. ,,t<„r. ,Si.h.„ t .S,, +,.3• mf¢... ...... ... ...... ........... ........................... .... ........ ...... ...:. � ��t '?lE, ., .., n..., ,. S':,.�,.rr,., ,........ ...... ........ ���...... .. .. ���„I ....... �........;;...,::.... III,.... ... �;nll F,r Ei43.,{z<,aYs, ..�.«,. .. ,S.< i +< iz. ,4n�. '; �����.•..... ,,, �� �..,......... �� � ...... art=;. .,.4,r,s;-oi t ,.,, ,,,., i, w :V „ ,,, :...v:..... ,..,,,,,..,....................... II ..Hill! „f, .1, ,.zvr> ,zr, , .,<,Z,r. .t< .t)r)t ,i, rrr ........... ....mA....... .. .... ii Y............ µµJT' .... ...' ..V.'..': .,:l5 ww , ., ) rlEi, „< �� ,,.... .......,, ......... ....... ............., .... ... ,,..,..... .�Y"� �� „ ,,,4...., tir:,`,1:'iC.s".,'z\ ,,,rt .. f,,r,i.«R.r .<,..,, ,,,.., e2�., r, ... �...... ���� .. m��� � rc... Y .,.... ��...e ..,,,,,, w wW ,,,A...... ....... .::w.a. � i. ,.Z,.R,'S-t�.e,+>t,;e;?.nr.> ,y,:,,tir,; t,z E .,�„ -. <,�S q a 1,t.i„5.�t fi..,E.. ...............................dV ........ ,,, ..•.,•,•,•. ..V, ...........•.. ,,,..W (;'S:,•R,£„.��,> .:.k `„'S,^.` 3,,.'Fi�:,z-r,. ,.,.ft,}(. F,:,,4mt;``;3tt r,F,F.,, ... ...r ����,� .... ....::.....M%.%XM'M ) ?'��t,. Z 0 i„ ..,5 „ ,. 2,, t, , e. ..ei,.,,, �;;;�..Kx ° I.S :.,.< er.:„r>.+,..:t, l , \ ,t>h ... ............. I ...III' ��....... r,���,. ...,,,,,,,,,,,. u�'II, I...' �-'„€:' { E '..:*-"I'''''')'-' .,R. "tt a .i ,.K, a.- ., r +. ,,,,,,,,,,, ,,,, .. 3.. S�2"t E z .€ ,i t.., t... , ;E>„ . .. ,. .. ...iN I„ .,,,,,,,... .......................... .........Ywk......1..... .,,,,,,,III �..rlllllll; ;,4 .(><yt .�,. , ,t� „.,,,.,.nit vas,r„ .�'.„ ,0,+4.> c., a. ................rrx.... .....,,I. ,w ,,,, ...,a��...... .. ...,............,,, .. ,,..,, ..,,,,,......... .... .., 'try„" ^.{;�<, '.= t.„.,iv.x. cS..,rE.,,.,.� ,.,.��r,,E;1°�4.a „rt.,}<,,. „ „ ...k... ,,, s .��� ,,,,,,,,, l,�a;; ."ra.:. 5:.,,�t"„ '.'i=Ti+'<fAFEs"-„ a .S , ,>... E. .,z1,, ,.,,, r, .E .,?.,,t, ........................ .........:.�������� rcw .... y..,rt:.;,:�?_;':^:.t.;,-.E 1., t, a r , „zw. srs,.ca,, s �� .. '.,....."... wN.n ,� \„ , �.,� t, r 4., a.,. .� t...�.strt'>,, w:... ��������� ��„u rll,,,,,;,,,, ,,,,,,,, ,,,,II,,,,.:�� ....rr:... �u.. ���.�� A,..p.... ����� �....'" 4i•,z„r,,, +�t-n..,.,fit,' .;., .r,,, 5 i.z� ..x,. ,+r,a-.tr, �..t,,,^s,. �w. ,, w „ I .......... .....���.........,,..;........ r .... r.,r.,:^`is` ,Ei,,,, O E,,,.,.,tf,,.i, , i:.r s„ t .. „,, , , „tt.,z. 2, as c.<, .. .r.. rrr „m,�d' 3°a,E,E, 1r<:- ,s".,. z.t/r t tr,,,,, 4r ,.„ .» -«f€,c,.Ri,.,fs„,.s rn,,..,,'., rr �a. ,mmr nllr I..� �r .. 'J zf S.,'«� ;,rtl,a r rift. ,,, � k r .€ ., f ,,,,,I,, '.................:............... . .. .3,. .,'t1 „£.r. �,�:., ,.z„t<,. t.;,n.. �w:,,,..•.,,,,,,. ... ......rM,;:...: ,,rr+'t, .a','S,, «e'k„?`. `rt 3.< ,�!r.R, ,a1=>�+., ,,t,s� ,,,.,, .r,?,r.,..:.., t •E,.r, . n,�nll� ...,...,, .. � � .......::•• ..:�:� ',t, >12.Z'€;r 'e�t<,<'; z"r,. ,5,.�2., , , +, r,z 5 .<s.});•f t w. ,,, ,,,,,,,,,,, ,,,,,, ,,, €� II ..::........ :d'�':, 2t> :.;; � ,t, •,•a=r..,,..,„,uSi..�,., ,,,R f., «gin 3>•;.,,E•(.4,gSs, .£,.,a,f.i«2fza,..-, , rr ,,,,,, x ... Y �����u�lll .. ,,,, :.:%c.i: ss ,+ie=zcr>=r-<,,r3.,. ik.S l-.,,iz,,,...« l,,ri„ .l t.a ^;ei?,>,S.s s:lnt,rz,,,l.�,n z.,,�, 'w,,, ,,,,,,,,,,,,I .... ...,.......II ,w.....,. W„.,.:L.,..Atlll�r ,,!��:IIEMI�. zti:,"t r .;ft.•a54.1,i',ei\.' zSxI _� '. {.,.;.:,,{,,,.kt>„<;sty i. ,1,.,• vs3,�Ss ..E£<,t ,.,,l>,i.},.,t,R.,a, , ,,,, .,II 1� Y!,A;'!'' �;;, s,?art j ,5,,., f! 4 sr„.,:, ,.,r,{,i'rz„SE';a 3,3.ai`pil..>s,1`S.Rr3 , , ,....,,... ,,,,nlll WrA......... ....., .a:4in t'l`." .l, .:;:;:K „r ,\, •^�.'.t kF, r,.>„ .,,,ts,r.x,`t,C4,p Ci{'tr>. v 'II::....II,IIII ^Y. . ,F=S yCt?<x�i„£L,;' a, r ,Er .^,Vak i.,r^,r...t,z"i, .f'S cf.. .. ,t..,,.E, ,,,, .r.T),,r, s .... ..Ir, tz'.;Es ,,E£:rf:' r,z ,,,III..........::......:. \ F, }„5.:, £:..�„tE r..;.Et,.... .� .t. „t.,,,,vi,.sN,..:r, sb.E.,.Ss;.s:,(,E3 S, .... ... r. , .r, ,. ,,.:i, r > r,. „r-> ,. < a . ,,,,,, ,,,,III :::::..... �e-.... •o4;;;•Zr`;t.i R;10.':z.4.f,,, •(/] t. ,1 t r. .,..,zE,r,...5, I i .. III ` i# r...RS z�.,. ,, .,. „ t,>. ,t x>,ft.,,ft,€�t. Ft,,, ... ..,,,,,,III„r, t4.. 5 r,, .,4,. ,, , a t„ .x.,, t .t,;4,,,,. ,,.x 01,:.)„rs,>r R f z w Illlu.. „ ,� : :.,..... s i,.,E t•a, .�, >.or,.; ,..w' , a. fix,,,, 1 ,f :.Fr 1o24,E, s, ..,r:, w' mm. r"::::-.... hr ,2:x.. ., ra ,>, "�, = sr,s,tst Ret S E, �mar il`fl� ,;,,,I,,,Illiil„":::.::rY• s,r.aF.. ,-., 1.t .. .2,ss.r„ ai,i,•<F k r-.. ,t,:<„ ...............�..,IIII,,,,,...�.....,,,, �.....,.... ��...,,�' ..„.. .......,,,Ir;�� S. =il ,^,1s� _ C7 �, ,""r;k-'ri",,,..-s ,r1v ',,,,,.>r-:». .2 rz,,,,t,,t,,.,,:.,•,,es1.�>�„ "+-,.,,,...... I ,A,,,,....., ��. ..,... s,;, ss":#..>t, „ ",3i,< a �,.�..s„ , h., u+t.. *,>3,,:+EE`if.t,t^E�'4\.,..€,��>, - ...,,.. .......������.....,II,,,I,,,II„ ��u...„� ,`stfi<f„ ':'I`,f G ,Gt ti.S, z. �� -�� ,e<.,.: ,, s=„'r,c¢.t, zt>r;r„a ,S i... ,,,;,,�..,,,,,,,, ...,,, ,r,z�(i�, ;,iz?r�',,. ' ,. ..,�q za.',r. ,E.:a`t:<... .,,.rr.'1„F2t=g�t3se:f�vF�r.. ............I,,,,..... wi.. ... r;"i� .. a... _.,?z S E yr ,., .i,a .#+.br ��,.... k............................ yr;;,. $ai'i}, p, ,,t'r; t n z,.;.,,. ..,� ;E2<,.,.., xEv +.z;t c.1,z�?tt W...... .. ".ukar,, ,,x,,,^..�„;....::' ,r�..;.�`�t�-,'«l�; 5��a;�=siE2,. C�IL., , :.>•,. ,z 3,. sus„ Ke. 1'� ra3,5, s z;; u... ........ .....MA .:..;»r r;, �. �i+. ,a e.,.,,> .. � 2 „t ',Sr "''� ��.��.. ................ i-:: '?�'oi 3t`rt» wve 4?t?r v,t,,,,,r-,.t r.,,n, < -„i„ ) ,diP.......11l!!!!,,, ''^Nw .r„ „„ „s, cfj,,,.,`,'=4s- %,<,5;• • >t ?, 4 ao;,:sga,'�.., *12,5..sr },, ff '.3,ritT E4a, ,.... ......... :...........III,,,:.... tt? ,�rrt,,4,r s��;a,�s'.• T.`. ,x ., szsst c. ws. ,.....::II,II,,, �'%�%fL., E,;.^. ^;;2's;#,r t2;�`.; �,.) ,r.,� #, ..a z« £i. }r,..> ,. >< n't x:.irs�, a;r:E ......:. *sS,n.,>�.( t-t,.n,3 . • ,, „ 2, ,i 3, , � � :z >, .�, .4. iii ..... ......... IVa!I.'!M'''''' "i }, S \\ µ..... ......... 'nit # �tE.E:,a ,. ;„1,s.i r:. -:.).E^,F,w:;;;;��. ...��, vEm�,:- ,lyllullw ,., ^,Sirr S`,rIt So 1.,, ` , .„ Fim , ..,,,................"".•:•„...... Fa1,3 ,,f}tFZ..1 i„qP,,, ;13,i4', O L Y, •,=o .E,..„a a z ,..E,,..e • ai n<, t ,r,t3 � ......... ail;; .4,:>„»„ s„�`s:�;�;4.,,, „S x,S' . v ,r.>., ..xx1,>,t„1..,..'s* , ,:�,s...i„,.. 3r1,>3�?, ���...,,,,�� � ,,,!"",';;;,p,,...' S;i`P .<l,7�,4,1,,, s}, a `il: „ j�5' ,:,.cr,� it",,, t 2 >.-Rf,,.,3,Stl,�).rr,Sz 4.......,,d:::. ......... IIIIiV €.. ,�.:::;5^�,1„fi+2> \'K', >..I ,< •=I 1, ���������..11,,,,,,,, ' Py. • .a, 3 , ',`Far.•>d,t;£},r,E�.£S,z,� . .,,,'R,.4,P.z rs.,,;;,r ,tits ,,,,,, ,,,,,IIIII.,......�, ..�u1 ,,, iz3., �; S S .,} G 2,21,,,,i,,, F:.444'1',.5:1`4r.. ........::.. �...,.M....;�„ wx.... 3.�J�#: 1z.�a- z, z C',3 \ ., ,`7,>, i s ,r .:.,t}S„•;.:»h >�„h,„ 5,:">SS,...,,5„ b s$,,�E,,, k:, }:vS,?,«, �"`,t,;:y;;,tott„1, .4'0 ,2<.a»,,2r:0,,o A,•-Ecrr., V , I,r,.,-,uR.+. ,}, ., r,,. ,.>t.;E.z.,. v>t?..;�,`.'•>�€E;.;a, x ,I„ .. ' S,,�S ,^%�4f-r Y; s nz 4„ .�,vt,s<,S,t ,.(, .,,. ,.:?r.,},sE •f2 tizv,x£y vw mm •,;11Ill z,,,ti ,t.," tiE ;.ts, €:;,E,3? :`t'r-?.:Et A„'B, ,s�. 'i,x :r,z,• ,,,,�::f rt.iz4u[;Ei�,'x.,. J / illt, k:n, ,r.t„'e,s, ,¢,t.. ,.:se t>t., rs,;.�3f,,,,;;Z1=,,,:a., cl�tt."s€i: 2:s3?zv. .. z.3':"4iS:yersc ,rr z:ir ,r2: _``�� , •t x ,,��r, .fie sT�? ,?,,.r„ z fit, t: „ ,,,,,I„ -,.,,,,.' ,,,,,,, .,-: ,, n4,,, c, ^,t r t,;`�. ,,Ss �S,ii�F it}:S:Rp w.................... .... ......'16;,:.., ,0.,' r 3=:.G .. 1,.:.� rr z., r .z,. ,u,s..,a,,,}3,,. ',r.,t.E r r (;`1C+1 ,s+z-, •',,,.$4,�, n .� .�>;,,ak.r2,r�..e2.r„ n,4v�,'r.\t.:. a z�2. .:.fz.Cc#eF1';• ``������� .... =.xzl" =kv}al(� C`:3 li 0 .., �,�: .a;�,,yt,,.•<; ,r s, ,,z,,,.,,i t.�,`'^-�� '.�r a3n5"�z,<,z�.,�•r E41 ���, �'::,:,:,�,,,,, iiiiii.... •>;5.,& : ,.rz a�"i;,. <�>;�?� r r1 --�'... aa,tzi' �':'`.s",:,.<,>�2r r j, '`\`+,:�:•3 :...:.:..: t G .s si..,j+:'`z'}"'r ye ozYtt, 4,.a.�iE z;;3„s,,r?-,,, A...r,,,. 2v��#;�<�i��#"fv,,�`;#„ Ea'�' z O .sic•„ ;,s� .44, '.f':.` ,''. .;},i>m•.. ',:e.'s: l,„.:::::ms;\.f fr 3.,;.' t 1 tr.. tit����................ „ y O d _ `t,.t.RSa rjY ,3/r;='a.,`?R'ie k>`>,�232f',rs'h'%a, ��� ..��Ilu F<t«'{:•:i�`,f,�'4.>3''. ..fi. r4.0 t 8;r,,, ,4 :a:=„2,.."Ff<ce?t. :.,,,,,:;::l„ :::.4'r'n ;\.21D',t ';S2,,ai t,, '� (z 1 �-?,,,,i.;E:2.,r..>zn:•„» .\{,,\,,}�q,4r,,z?�,-a, ���Iluu ..,#E?:.;,1?s�zz ,„E.>�•, iv I. .,14 >„,,,.,"t3 R ..„,,. s.t`•h:,<:::=c i r4`.......I,,,,n, iEr,,, .. „,„„ hjkt 4„,„„..; G ,s.- ;};tr^•}}�, .is';`'� ��:`-2.t;:z,.t�t,,3,,>�i;, ,?tg,,.r <.��t�r,t;3, r,�`=-r<, • 1 s3,ii 1T;j ,r.$t�,.-z1:�sa .f� ..z`11ti�,{., ,�„ ,l' fr„,eC %.1 1'zTz. `,'€f.,i 2 �Z`2" :ciSF z"35h)! ,4' l"23,< C i *i , „ „f$,t 4`'E},'1 , 15W ••p°ti:::�'. i?+Z?i,?,'` -iR i.+. Q en M r G 4,E ..,,. 6..Qn;4;i v,: ',a<•,t.Z,0ss,=¢ .. r<:lzr. ,f"„,:,4:t'r:t€t. ,,!! -"i. w �'t> <.,st;:r .€���z, „`=;sf,, ,l`f2>£1., ,.k„,.5trS'^ is„�:ss,. :2\t, 6' t1�'3': .�iT�*-'.`.j„i't',.t:..i<l• `.n,3.'. S,i.S,t;c;{g hr'tfi, 4iiS`Si1'Y; t^'t.?E'.s"'t`s8i2zE„^::z'ii�:•,:Rixi,y Sl M � I^t m-!' � i,l? r�S,sr,€r`2��.'F;. .,yt,4i; „<lS�,�1?zi.k•3,rt?+ fi�ii4>.'+E"f,•l?9, f• O a f�ir . _ 5 2Ft, , . £4 *, r , r / o .a•'< <ta ,:<1 }: >z,5z;.i:^`s:z ;';'fsrs,',q ti<;`;i'z,' i. =;t?, ,,s Esi 4'aSvz€,< G- G ]]��\`RE. �o). ?�`. ,s' '4,,.s .zz ,5, ,1,,,{ S,' T ;4,,, "4`:4:i:::::::::.'1:::',',' '>la f• C '`ti`I:e.,.N :e',i`f«`: `Erz`}t4:, '<�s<<,`'25rs<i.'551 ;,tt,,?c:}�z`is:sYiE"``.rf' ;s:;;{:�, -�i4r� ,-yOG- r sn U' "s^s'iiS;i':.?§,'.4,z;. ��gi„ `:.�4.f'=?sz#2" "xtalSi'�l .;�'sxX�� ?Eis"'„ti .Fs? i1IG i ti `._ , ;� 4},,t`I� ;<,t{�'E}r.'tx; .,...tr„,t,.iE:r.<z 1, n;tkNi J `.:�p. `it:s) ,f4„.v,,m�z..f� , ^ ..",',4,iht11,i',:C StC IG l� :':'%Z�3;::= "i' 'i?is E'4`tz�4j?£�`j„i�",:rS:r>:,,izEs'`.tr.`E? tz2{xft zlv�y: Y4;"%t 4 .,5'� J' G — ' l;si ?f£'' .i2'?{};;`I;.:`t"s%Ei{>`i�t.z< ':[f3'>s:i.1 ��;Ss '. ='%ta ,n r'z ? O r� .y- �.s. '�E {F€;33e:. s?,�?'r>t'z`zar,?4i':�{:isf ,,jl,..„„:s;F-0,, .:5�,z',i,y ,. <.:„�; r-, p '�z E^Rk::z4''f}ft;"Ti,)(4w, :;':4,,n''i: VAT%:«e�`` Es' t(� d / 6 .``; i;.i32tsT t. ..,,rts, ;: `'i'`s'=F��,S,452t x:,}.€t`f•: „ 4p w >`'zzLrr=,z'tn���;yy:,',; ;•<,c,`e;S`Z 4}jF?;>F' , �/ �^3 7 G r r'1 �`��...?'1i.2' :fi4"'4{?, S,i 342"Rye{h�b�2', \ G OG, 7 rn 00 x,x;::Szj aif3".,�'',.'.':,z 1z`; — Silf ak GG M Gr _ 111, o ri /G ' , ,. . . C`a ?pG '^ �a Jo a Cr r€ cG n G r' ri c c ' /J a I rn o V,/ ro o Ck of G--, Elli G cC ,r•. i fi C: PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 300 Country Club Road Building 100 Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case#2014-08. 1 1 am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2014-08. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 7,2014,6:30 pm Municipal Complex,300 Country Club Road,Building 100,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 28,2014,6:00 pm Municipal Complex,300 Country Club Road,Building 100, Wylie,Texas Name: Gjti Lô c \.-rTt) (please print L Address: 5U\print Aov D C. I icoq Signature: JDate: //251( [ L1 COMMENTS: 1,1 --. c-L-11 L_a_ 5e,....A. CIP--%41.-i%-g;) CA-nn---(1 0.-4.- 4..Lr LA, C. -71---, ✓1l tbi-.,r- G ve-L S G9ti 1. A-v r e- t-vt.. r-J c.,yj ") _ 61--J k -� , - �Z. , J--�L. 1 A s tom; & ,,,, ,J. G,\.kl,, , 1 ,,l Page 54 of 54