Loading...
03-22-2021 (Zoning Board of Adjustment) Agenda Packet Zoning of Ad • us men s F „ r_( , ,. Ike(� I 1 —Ta "" �� r JI \; 1 I I -'4,filf r Ni•Ir j fit' sp)-;r„r " � 1 «r d oA Y .�,» 1 CCMLORA 1O � sti. 4A RAt Ach, l r4y. ir 1 G1, 7 A arc Special Called Meeting Wylie Zoning Board of Adjustment Special Called 4. Meeting March 22, 2021 - 6:30 PM [ tj Council Chambers -300 Country Club Road, Building#100,Wylie, Texas 75098 % %' CALL TO ORDER COMMENTS ON NON-AGENDA ITEMS Any member of the public may address the Board regarding an item that is not listed on the Agenda. Members of the public must fill out a form prior to the meeting in order to speak. The Board requests that comments be limited to three minutes for an individual, six minutes for a group.In addition, the Board is not allowed to converse, deliberate or take action on any matter presented during citizen participation. CONSENT AGENDA All matters listed under the Consent Agenda are considered to be routine by the Zoning Board of Adjustment and will be enacted by one motion. There will not be separate discussion of these items.If discussion is desired, that item will be removed from the Consent Agenda and will be considered separately. A. Consider and act upon approval of the Minutes for the January 18, 2021 Meeting. REGULAR AGENDA 1. Hold a Public Hearing to consider and act upon a request by Fidelmar Miralrio for a variance to Section 2.5.C.2.C(4) of the Zoning Ordinance to allow for a reduction in the required side setbacks for an accessory structure from 15' to 3' at 600 Gateway Bend. ZBA 2021-03 2. Hold a Public Hearing to consider and act upon a request by Cary Albert for a variance to Sections 4.3.E.1(a), 4.3.E.4(a) and Figure 5-3 of the Zoning Ordinance to allow for a reduction in the required landscaping and parking for a new development located at 2588 W FM 544. ZBA 2021-04 WORK SESSION RECONVENE INTO REGULAR SESSION EXECUTIVE SESSION RECONVENE INTO OPEN SESSION Take any action as a result from Executive Session. ADJOURNMENT CERTIFICATION I certify that this Notice of Meeting was posted on March 19, 2021 at 5:00 p.m. on the outside bulletin board at Wylie City Hall, 300 Country Club Road, Building 100, Wylie, Texas, a place convenient and readily accessible to the public at all times. Stephanie Storm, City Secretary Date Notice Removed 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. If during the course of the meeting covered by this notice, the Zoning Board of Adjustment should determine that a closed or executive meeting or session of the Board or a consultation with the attorney for the City should be held or is required,then such closed or executive meeting or session or consultation with attorney as authorized by the Texas Open Meetings Act, Texas Government Code § 551.001 et. seq., will be held by the Zoning Board of Adjustment at the date, hour and place given in this notice as the Zoning Board of Adjustment may conveniently meet in such closed or executive meeting or session or consult with the attorney for the City concerning any and all subjects and for any and all purposes permitted by the Act, including,but not limited to,the following sanctions and purposes: Texas Government Code Section: § 551.071 —Private consultation with an attorney for the City. This page is intentionally blank ' Zoning Board of Adjustment 11 Minutes Regular Meeting January 18, 2021 — 6:30 p.m. Wylie Municipal Complex—Council Chambers 300 Country Club Road, Bldg. 100 Wylie, TX 75098 CALL TO ORDER Announce the presence of a Quorum. Jasen Haskins, Planning Manager called the meeting to order at 6:30PM. and announced a quorum was present. Due to lack of Chair a motion was required for Interim Chair. A motion was made by Board Member Andrew Wight, seconded by Board Member Richard Covington to nominate Board Member Shaun Chronister as Interim Chair. A vote was taken and carried unanimously. Board Members in attendance; Chair Shaun Chronister, Board Member Lance Kiser, Board Member Richard Covington, and Board Member Andrew Wight. Board Members absent: Board Member Byron Betler, and Board Member Robert Blair. Staff present were Mr. Jasen Haskins, Planning Manager, Mr. Kevin Molina, Senior Planner and Ms. Mary Bradley, Administrative Assistant II. CITIZENS COMMENTS ON NON-AGENDA ITEMS No one approached the Board Members. CONSENT AGENDA All matters listed under the Consent Agenda are considered to be routine by the Board and will be enacted by one motion. There will not be separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and will be considered separately. A. Consider and act upon approval of the Minutes for the November 16, 2020 Meeting. Board Action A motion was made by Board Member Wight, and seconded by Board Member Covington, to approve the minutes as submitted. A vote was taken and carried 4— 0. REGULAR AGENDA Minutes January 18,2021 Zoning Board of Adjustment Page 1 Public Hearing 1. Hold a Public Hearing to consider and act upon a request by Tulsi Grocers for a variance to Section 5.F.14 of the Zoning Ordinance to allow for a reduction in the required parking for a Grocery Store located at 2811 W. FM 544. ZBA 2021-01. Staff Comments Mr. Molina addressed the Board Members stating that the property is located at 2811 W FM 544 and is currently zoned Commercial Corridor. The applicant is requesting a variance to the parking requirements. In 2017 the Planning and Zoning approved a site plan for the property, as the intention was to develop Office and General Merchandise, with 16 parking spaces. The applicant is desiring to open a ethnic grocery store, and requesting a reduction in required parking spaces of 20 to 16 parking spaces. The parking requirements for a grocery store is one parking space per 300 square feet. The applicant has submitted a revised floor plan that shows a total occupancy area of 5,462 square feet with 4,064 square feet of sales space and 1,398 square feet of area for office, storage and preparation of food items. Public comment forms were mailed to 12 property owners. Four comment forms were received, three were in opposition and one in favor of the request. Public Comments Chair Chronister opened the public hearing asking anyone present wishing to address Board Members to come forward. Board Member Wight questioned the applicant regarding a comment form returned from the adjacent property owner expressing concern of joint access. Mr. Kevin Patel, 1503 Astoria Drive, Allen, approached the Board Members, representing the applicant for the request, stating that the property owners on both sides were approached and assured of no joint access due to landscaping blocking the access. The grocery store will have four employees, with two working in the morning and two working in the evening. Chair Chronister closed the public hearing. Board Discussion Board Member Wight stated that the proposed grocery store is small and is similar to the Aldi Grocery Market down the street, and the requested parking spaces seems adequate. Board Action Minutes January 18,2021 Zoning Board of Adjustment Page 2 A motion was made by Board Member Wight, and seconded by Board Member Covington, to grant the variance to Section 5.F.14 of the Zoning Ordinance to allow for a reduction in the required parking for a Grocery Store and approve the revised Site Plan and Floor Plan. Property located at 2811 W. FM 544. ZBA 2021-01. A vote was taken and carried 4 - 0. 2. Hold a Public Hearing to consider and act upon a request by the City of Wylie for a variance to Section 7.9.B.3.b of the Zoning Ordinance to allow for an exemption to the noise sound level standards for the use of an emergency generator. Property located 3200 McMillan Road. ZBA 2021-02. Staff Comments Mr. Molina approached the Board Members stating that the property is located at 3200 McMillan Road and is currently zoned Planned Development Ordinance 1999-32. The applicant is City of Wylie, and the use is a Fire Station. The City of Wylie is requesting a variance to the maximum permissible sound pressure levels allowed when adjacent to a residential area. An emergency generator is proposed to be installed and only to be used during testing or power outage scenarios. A hardship may exist as the generator will be seldomly used and can be of great benefit to the life and safety of the citizens of Wylie. Public Comment forms were mailed to 14 property owners. No comment forms were received in favor or in opposition of the request. Public Comments Chair Chronister opened the public hearing asking anyone present wishing to address Board Members to come forward. Fire Chief Brandon Blythe approached the Board Members, stating that the Zoning Ordinance does not mention public safety equipment or structures, just exempts public safety vehicles during times of emergency. The emergency generator will be tested on Monday morning at 10:00AM and the duration of the test is approximately one hour, in addition to any emergency power outage scenarios. Chair Chronister closed the Public Hearing. Board Action A motion was made by Board Member Covington, and seconded by Board Member Wight to grant the variance to Section 7.9.B.3.b of the Zoning Ordinance to allow for an exemption to the noise sound level standards for the use of an emergency generator. A vote was taken and carried 4- 0. Minutes January 18,2021 Zoning Board of Adjustment Page 3 ADJOURNMENT A motion was made by Board Member Covington and seconded by Board Member Kiser, to adjourn the meeting at 6:54PM. A vote was taken and carried 4 —0. Shaun Chronister, Chair ATTEST: Mary Bradley Minutes January 18,2021 Zoning Board of Adjustment Page 4 Wylie Zoning Board of r )1 Adjustment o EE AGENDA REPORT Meeting Date: March 22, 2021 Item Number: 1 Department: Planning Case Number: 2021-03 Prepared By: Kevin Molina Project Location: 600 Gateway Bend Date Prepared: February 09, 2021 Subdivision Name: Westgate Phase 1 Locator Map, Site Plans, Exhibits: Notification Map, Comments Subject Hold a Public Hearing to consider and act upon a request by Fidelmar Miralrio for a variance to Section 2.5.C.2.C(4) of the Zoning Ordinance to allow for a reduction in the required side setbacks for an accessory structure from 15' to 3' at 600 Gateway Bend. ZBA 2021-03 Discussion Applicant: Fidelmar Miralrio Owner: Fidelmar Miralrio The subject property is located at 600 Gateway Bend and is currently zoned SF 10/24. The property owner is requesting for a side setback reduction in lieu of the required 15' requirement in order to be allowed to finish a build on a new accessory structure that measures 16' X 22'. Work on the new structure was started without a city permit. A permit cannot be granted without the proper variances and or compliance with the Zoning Ordinance. In review of the variance case, staff discovered that a 5' utility easement is located on the property. Should the side setback variance request be granted, staff's recommendation is for it to be limited to a max 5'. The 5' distance would keep the structure outside of the utility easement. The applicant is aware of staff's recommendation and has built the structure at a distance of 5'. A unique circumstance may be apparent as the property is located on a corner lot. The intent of the 15' side setback requirement, for accessory structures on the side of the main structure, is to avoid having structures adjacent to, and directly between, neighboring homes. The proposed accessory structure will not be located adjacent to a neighboring home and is placed outside of the visibility triangle for vehicular visibility. The accessory structure meets all other requirements of the zoning ordinance, including height and overall size. Public comment forms were mailed to eight-teen (18) property owners within 200 feet of this request, as required by State Law. At the time of posting two comments were returned in favor and none in opposition of the request. The Board shall not grant a variance to the development code which: (1) Permits a land use not allowed in the zoning district in which the property is located; or (2) Is in the public right-of-way or on public property; or (3) Alters any definition of the development code; or Page 1 of 2 Page 2 of 2 ZBOA 2021-03 (4) Is other than the minimum variance that will afford relief with the least modification possible to the requirements of the development code; or (5) Is based on physical conditions or circumstances of the property so general or recurring in nature as to reasonably make practicable the formulation of a general regulation to be adopted as an amendment to the development code; or (6) Is based exclusively on findings of personal or financial hardship. In order to grant a variance to the development code the Board shall find that all the following have been satisfied: (1) That there are unique physical circumstances or conditions of the lot, or other exceptional physical condition particular to the affected property; (2) That because of these unique physical circumstances or conditions, the property cannot be reasonably developed or used in compliance with the provisions of the development code; (3) That due to such unique physical circumstances or conditions, the strict application of the development code would create a demonstrated hardship; (4) That the demonstrable hardship is not self-imposed; (5) That the variance if granted will not adversely affect the proposed development or use of adjacent property or neighborhood; (6) That the variance, if granted will not change the character of the zoning district in which the property is located; (7) That the variance, if granted is in keeping with the intent of the development code; and (8) That the variance, if granted, will not adversely affect the health, safety or welfare of the citizens of Wylie. Approved By Initial Date Department Director JH March 10, 2021 Locator Map 0� 11,�^1w,,,' 1' '6VNW'aW, ,1'.„ r .w m,1, a1 „�I IIIIII'I' / Oa III 'IIII' "I, 'll'V M'iWIIIIN'�,' IN a"»m',MYI� Tt00W 1„wll'I�Il,711�1� �,,,Iv ,III��� n'VIII, ,h11 I,w, 8, ') hw a6 W 1„d'r„ �m,,, u 'N,,, „„m„11,'„I ol„ I 1„ "�"I'm", ,I uo/� „N1 "„v " N' ''l,rl7 'I I, au,,, I, qN',,,,;,/,,, b uum ml» 1 %i a"'1' mlm000r v,,,,, .-,,a.., 1,1 �Illu' 1i1 "',J, ,u1u'�1, a„y„ r„" +P II rh'u /i` P"' N 'Y,,,, I„ u,'I ',nj 1NNq„, rJ W,W,I„ ri' J "1'i II Y il, v h'„ ��1 mP Nl"""' IIWWWIIIII11110NIIIIN A"Na ur '9 d "uiiiilll I',.'. N,6, N,l „ ,11 d„ vi I�I'�I�" I���I�� tl III d' 'I i��,,, 1 I 1l t rlwu „ d" 'l��405 'vl,I, u Idill, I I IIu, I, r a' 9, ""',111,,,,111,,,,,iiiiil, r Y I"�� ��I,'�'' ' 1 ro I' ,rills q° JV IIN� "'���'um��' �I �I�'�VN I u I Iyl6 M „''r n�" I dIIVm IlmumN��� I' 'I I SIN' IU f/ I,,, � „u „�i Nr^ I' 'I',v' I 1" 1 I ',V d' I Y 1 � N11 II' ml 1'w'1 i I,� 'u^'� III dN,,, I lu 1m' N, ml 1 N' II I W /VI I diV ,,, 1 m,,,u IIII Y,^ III�1111,,, II Vh II ^al„o IP jjj1,IW' 1s,,„, uuuuu� I„ �1,,,,,, II'I 6h p r')M � �I� 'Il mi, � IV „ , V muuu,,, „'f 1 I , II 171'"lA'p„ N'll' w 111 I g11i'I ,N°1'lrt')'N'M'VmN 1 1p1 11111 „ Au,,, I,,, I, hu„ V I,, lull �i / WI 111 YI "IIIV'JI1„1'i "u6,,,IY4°iii�il��uIIIIV N I,,,'NI11p,Q,,, 1„ II„ N,, „'m, IIIIIIIy"'Nlu u N, „I "W'II V4, r l/ r ulljWl«, uWi "moW r' 6,,,,1lui N II lu I V ulllll' III' m„IYr ^N^; 'I lu �u'', -w N'NI :'a"' dNld6 V Y II ^ulwV IIII I,e id"Iu� m,ouuum ,VIII M' L °i� a II I';A'AN I'1 „W' lil6 a mtl' I' u„ uiiiiiP" Nuu w^,III'yyl r,� gym,,,,, vI'^ ",v�,6yl ''i'° I 1 8N I6,,,, N ��1 u w V whNlll"' "N I' Y 6' IIINIIIIIIII ' "r'i3'I 1,v', „° k N1 d 1 A III II unu 1 "il' w' R11„�,,,,'N',1 Ir' 'llV"I �� :21' 1„" IN,,, u,,u I„ I111 �,V' „IIII„" a uuN„ mWllll w» � mlll I,N h,l�l P 'l r �'da L m Y u 6 „6 I, n,h i11 Yl ^qpl" ""4, 1tl'6 I fur° u� u �1'NI„' I Mule VI II I,, ',Y,,� m" N u�ulif „ „„o „�' 1,, iV' ^"i" �' d'1 ^!�/,"�w' p I I I 1, 11IW' I I 11 MINI II ''I I ,I'"' u" 11" ',Irtm"""", NI I, ,�;1 wulllllllll '1 V II N u,,, I,,,,,y„ h N d V� N III^ CP 1 I1 IIII „I NI"m "„I„ m^ m„ I, „, ru„o,j1 WI V II 'u+ I n1,I,' y,"', Ilr y'y mo„ I'' y41111u6klumv a I' ull) 'Y, w W'N""" 1' I 11 '11�1 I r „um I, i 1y„' u,u' � u' d11, "�' lunluml'IiiiVlidlii,,,,,, III'^ 1, I'II 1 I �"1FMwl ,';I'll I� „1,,,,, Im ^IY,1 1 IN M',1, 1 NJ' III n I II '1 1 r'� "�,' n, II � 1 �A 6, I II I Im11 Iw,W 1;, "I u I IIY f '' �I11N „md I, �' w�, III!' I II1 u 11 p,ll ,6,,"�II h� MMI C,,,,, �' I 1 I6' Id' I'III i',,, ¢ "I' I �' .I 9„' P I�' Ilmd II / ,u„ dY' ^I I '',", I,, 1 III NI u1 �muuuuuumiiiillV' oI i ' I v Y I„I, um / "d u l I I "'IW I u' V I hull u,1 sill '1 � I 1 II r w'1' u �I II r�l11Wu1,W' I„ v, � Y I 1' 1 11 I✓/� '""""''' l' I' 11111111IIII I, I uuuN u ✓ N,� N ro mll I,V �� �" II I" I „Mm 1 I� 4i 1,I� u II" I I Im'r v" 1 ��yy u II I„�W� IN I'',11V1 ll IYI6 1 1,1, III,,, �iVllll„u "III W I� '�6, N N u �� ,,, IV '„I�,,,d II d 1j1llll Yu,, I J uuIIIICICIY11" N v' N�,1,,, w I ln,,,�,11, 6" / �, 1111u II,' VII I� „,I" vN II III,,,,, II '' ,,,, 'I'' '" �N "1,P ,III ' Iul ''„ N W��,� "n II,°Nill� wr' '�@u' ' '''"� I, uNuN^' V I II 1 @v'I �c"nr 'vllluu� II NI I 'luw�� ' 111 a I I u �I 6V� lulr"lro^I Ilvu lllolll�l�1 w n,^;, m ,,,,,,,IIIIIIN Ills IIII WI I I I'IY„ ul �II 4 I 1''u r u 1�' ' � / �TMd'� mid „nmuuuull II'" I �I Illd 11 „ ; ',',',';'lll',NI 'jy111N u,,,,, '11 'I w I',r "'4,u pill ' � ds1 I�s IVu y� " '" 'm' '�' nWIlu 111 umNw uuuuuuun �rl�lll II' II I� uuh� �I�p IIII"I Yo� Ills I;�llvl II, lV I lu+° 1I6 � °MCI IIINNI 'ryr V' 1 ru 1,,, 111„11 pu�IIII N61 mN I, WI „1,d „ 1111 NIV r,� V f W1J"'i „ 40 'q I,I', ",1'' VIII luu1,"�" p„ull,v, „Itl %I II„ ''uN, ew; 408 'dlu„N, NWI„ ',,,m8' IIIVI II w 'v„ p' ulh tali„ m„,II uu I" o,l I% °\, L G uuiuuuumillVl � l w I I W1V IIII lu J d l„ 11 J „IN' u ll d'I uup" , o I„m m' „u1 I I NY,,, a„ I1'N'I 1 I,,,,uuuull1.,, ul '1, „l„ 1 1, d„'IA I uuuuuum � IV, o dl u� r„ II n'" a a, I rl 6n„ I,,, u,I 1 I °1 'P°6 �11uj, m' Idyl II I III ' „I,1 V" II�IVM „I llu' Np I II ''pll �IIu" N u „o, '" oP, "dW 1 ,V I, vl u' 1 q H w, „1 III ' I' I h 111111 �1 I'I lhl�� N II��I h l III „' I' to li'W' Oi d !, ir9'V 1'I I I l o I I u' IIu I i1o, n I'I" II l � r/ 'N,,, 1I u / I P/ '5 °�pp '% um, 4,I uuuuuuull � u,l al, II I "'V''mb,,,,, II'n'M,,,II u a uu, / uVuu^^ II a Il, I', „d, W �11 'IV, al w I�, III Ild r o 'II NI1 I,V " "M'A'A,,,,N puuu ^I'a, „u V11 „i'i''u'0o1� N,,,I, � .'�. "p' IYlplll" II II N' ry,,,, ,/ „I, u1, y, Vu a„f' INu N ',r, d,�„y,,m" 'N',p "tl'16 I'll I, ulll v,''Jm„ M / V,I °�,h I" 1ryIuIVuW'M'M'MI Im „1 u„ J V m 1' I'u" MyI',JI,I';,'I �l,l, 1u,,,,11I,'161N " ,,II „IN h, uI a yu"ufi, Vn v'W "4Nm ruler „1 11;' " uWI �'Nl,,q'w„ 'Y V, 'aPu �Y'" ''i� "III,,, 1 6P, ul,dl, „u 4o. 'll,l'rl""' "p1,u m1 Il������ry�,, a„M" a1 1 IhQ V,IV lull „ u 1r1a, „ u„ r„ """I ry II �hll„ d 11„ 1, '; u," I,"„ 8,u I'"iVm WlNryll uol '611P1 „gVln'API uu' 'III^I ''r y� pl 1dlNl '1611dl� del "Illy 11Ir y w,,,,,lll YI mull I�1 , r „u„ N In u1I % ',1', m„ „ ,9, III l,ii u,P '111',, „11, �i� m, "III „IIII ',lu, 1 Y, I ''w VI I,' m 116''I ��1' �j;6,duy uuu n uN,kN"i11,N",;,,uoll ul'v i',9P „N gym �Iw r/p �,,W,,,"in6, a, Nlui �mdViili III 'n, '„1,,, j 1NIiii"P, mu ','VI„� J,' III �,,,, d,I'V�III ''W ,,,,el i,il /rr I' I,,,, IiiiuuuVlll r"IIII A61A V",uV,,u6 V r uMuu^ I �,, IA'W „I 'Iw �,1,,, Z {Nqr lIl n 1V" wr ulllll u„ „ ' A,,,N"',Is, NI 1 V (N lllllyy N ",li' liiiiiiudu, ::,,I!,, Illlll,^,u V r/i ''7w 'ullili, lii,,, �,,, Nlh I'l1,11' ^I y''' „I ro ,"m WWNWIW rllr uw "IIp II' I'IIII � �IOW "�I'� IIINII pia„r1nl''""IiiII IWI h �, 'il IIIp�IIIIIIIIIII o,,,,YI ,11 „ III II uuu IIIIV„ „)I IoVN @^ VIII Mumnn,w IIIMNpllll ,If" "p"' "d" dl by n ,,,', I m1 'I� IWIWNIW INIIIIIuullNd,I�I ,1„„, 1�,"I `'/i I �NIII IV aryl 'I ll� llu VIII���mNul�l all ,,,W'' II� %Vuglfl6 i� a +,d mul,k '40 w I'111 �ul ��� IIIIIIi ,,,,,,,^ 1,1 ullll I,,, 'hull I" ,r uuuuuum upmI% 11 ,, a„��Idrj11 „ J �, r ^,rt,,,� r /�� M �i�,�,, „„ 1 1 duu°,m '�I w, m A 1 m, "' R '1111iy!„ W116111 uN,,,,llNu,, I11,11"1 "61' �/G,,''h1Viiilip NIU 1'' nmamMnu ,a"' r/ ,INluuu�°1•lull 11 u�rvl rl 11'lluiiNl'�l ply ,,IIIIIII ndlm'iiiiili�Iulll lil�r, r^ „i '° ,r„ ril jl „m glll'N, a o19,' V , m,,, il' Ir,„,NN, �' N '1 y'm � uN; //r1111 '1iy I, lmiihIlY i'lI1' ' 'I "p u,,,," „1, WV N'd"gip ';� I r, 'u , 00V„0,I,I'I11'„1,1,,I IVY"'1 ,1 I 111, 0d w'1 ' V1,„ru1'881,1'6 �7N1 leoO' 111� a Y " a,,,,,,l,,;'Id9u,11, 1 d,u,,,,° ",,,III,,,,, nr"II,,JV �� ru/,duulllgl pI'uf o ry 0IN „G�u it "'m' ,�4Y'/' ww: 'iw. 10041002m•00C387,' �plmllluu�lllllll IIIIIIIIIIIIII�I^�5%"'IIII 1 Iglu IIIYII11111/ ,,a.m" ^ ,f�,rur J / �� 16��,1 02 ,d1020,1� r „ w .1�1014 1012 1010 �, II �1, /, IIII NI I'VW1Nmll'r„ ,,,,ill 'k'�1, „/% 7,11'„ IG. �� ;° m 511, 55' +NN 1 ql,! l/„ Y"1 /dliuil l,' f II '1,, 'VN',�� p ii�,i" � '"N" �,I,r,�'dm�N11 W'Il�"Y'n�'�rl' 'II"'n'^''uo, IIV„ i,1 �' �� IV""'W N N, s �'"°I 'V ( �I 11 " '�li'' "II 11 Vuw V r^Y�' Ir N 'III' �C'� I ,,u '.a wn", ,°P w 0VI'! rn ll dl Ipm I f VV'Y1 N4. I t IVV Irpl,,b p'y „' wNm q}`y� "„,,,,,'"' 1,,q,41 'ul„„,,,/ %f� .AI."1 ,„„,„'„ ',,,,WG aV;" (w, '.ir n�',�m'I,v"„ „NY I 'If,l/ r Ills ,i wf"i, ' 1'F 17 'rmrw, IiiIIW'YIlu'a l 1N "r f�/ .if',.'',„„, III MANCHE�+T f, ,,,;,„% ;, dl'A jl,,,, ELl MIEN'G'F RY YN1R W, .41 S E"" '//r/% 1 //'r/r' / / ��"'/, a I' ll dW11p���Im m 9 m' "Nm N m„ R D R, 4r/'' ',gr'�'.',iy y1p p, +',I, Illui „1,,,,, y„1„ �„ " "'I'II �1i', !'I IN,p , ,ml N mdl%I'uI11W u1,''l' ' 'm ,plus" ''''iffiN „ g 1drliii1Yl�,, 1'„ uluy f' III, ,-)C,i F-V Qm,.>b L , hl 11 11 r 1I,I ",u^ii „"„ys„ dh1N' 116" NI,,i,l, uu9lh,1* .� g1,,I,i,,, a,'; i 11,If�1 NW' d udY wM,l1,l ,� ' � Y"' 1111114' 6��16 u,Rrlll'I IiV" wu I�111N�P'rNlTlu'pl'^dp11uy1Ytl�mil �1r1v�J'W'a,l 'll;',; p pp�1,1,lll°1 1 I 1 , ml7000i11,11180w 1 'y uuVIUIINN„, I1023 102 w 10 ,l „1' +vI r III1001 ✓ Ili i N, u" W'„ ,I'm „4111C �Y,VI I,,,,�I!w 'fo!,''id'r N„h,u'11. '' 4,,, INu all" 1,P Nr,,,,, „y 385 �vul,,W!!!',luu,, id„ li u,"p°w u h I,dd '1 pw„ I,1 m1n'1W4i I'd,,,1IV 1 1 u,p„ „If ,IN1,1 ilh "t,,rixrNrll ',,or,,, II„N'lnm,,, 'VI,I"r „iRll I,A '1'' pWI "w 'I Nl,l» '1 ullllllly, Il m urI "T �„,,,,J'V %+,o ,,,r„NY'MVI6,�Ioi""ni'�"rllililluo�w8��ii 11Irl� Wp'1� V 1i��'NYVI u'IWm'l4uw �,ull a„, 1�iI,II,,I,W"�lu„luJlllu„l�lllll "Ip,,WYu; , I;rr'1;,;' �u r , y I"w,�»,u �,,,,,, liul"ud,';i' y,ll, ", u 1 i, ,„, y1„„' J, a , 1 , ; q',11„1 W uu,,,, n rl' dI„ �r„ �f k' ',! r / y „� V, II „1, ul lupllfkP 'V, uml uu,m»ih 11u,„"„mw 7„'„Y u4,,, m ,J/ N rr m'd'"" 1 I,I' N, m,o,,,ll,ui,l m L. W p+ 11,1,1, 1", 1ru N „i' Jvy', lie, 1, )r G, 1° ,n r + �r 1, iu�ll'u a 111�11„'' w'��„ Id. I I y, i 1 i u,,,W I V" ! 1 1;d�'I' "Ism ui�,'' o INI p r" r"'„l„1 m „'14', o r9 I„,'' 1ll'lil'I,'11146',I llo 11, Illr'I',1,,,,rP,u1�N 1W1 Ir li q W i ( „r l, b�`� rr 7Jw I al'hl '�,' 1pjN Nh, lllld II II'll„,Ikf Ill,d'III III„ tl"111 I�ir'vi;;xulV� � dlI miym� p I f�' p�^w' 'P , y„ luu'�, J, „p 1 I„ .dN; Y„NII m, ',l I`,,, 'h 61yu "4auu (' yy, a „' y� i W%B /%;,,, , irr,,,,,,,/rr ry,n",,, ROWN„;mST II �� r/� - ,,e r/°!Yr ,,,,,. ;l,, ,WNW III r. ,Jn,,,,,, r,m "-+ muufvw'1mW%oriflt,,� I, /l//%;, i��„r % umrirrvpvnrw�a,aXt,:r, 6, ,,,,,,//'" r ,) , �Vr6`,'7' P 1 Jai 1 r' �" e�lrf�utie� r'r✓'y' 'ry I I ,r,m„f�l,mllypwl rl " dw �F r„rr/ � r �/7r1 u� 'm,IV 4 W",w», 1191 f f�, �u I' f/, 'w,;" 'rr 'VI!, 1 a b; pi/� f�roJ J%,/%r/ I J�; 4m k' ,., /, , na., / v, 1, I! N���/J� ���iv �1J� l�/mY � 'a,� w' s�' „NV;"u„u, „r,r°Ild 'ply, p'i, liiil 1;J� 1 „'y pl00 lr' 04''u',o" „r�„ id,,,I,11 uJ 1, Jd ',;,,,W VIIII m '� N 6%' I,p�, 1C '4 �/L u„ HM 1i Nrljvll i0d ,u, I!,,,,,„b Ill„WJNr161jJ11R'wr,l, m 111 V1 a, a1 Y ,r ,' �, a1 A 1'upum II°d "N"rmN, a""� i1llU '�i! '.i � I N', r'Nliu," �` �I, NIW N'vmW'0 //l�'�;,I,,,I „dhuu�" iil 1 � If R, fled y,V,lu luw,1 ,,,,, /°a/ IuNuu"11Wa,l„I iv,1 n^ r p ' „1 I44 r� 20 ^r „wuli II, uS,;hyp, ,I,"Idil :% 1I1WIurN ""'W,NP, ,1,, M, V 'p�� Iio'70w II,� u111, a""I peel ,1 war„,„ % I, w: J, 6,1,6,,Ww,„6I, ,,"Ir„mh ,u„II'I„NNVumiill„M'IN, %rll' ,an, w ,,, 70 1 7w4 70 Oil 5 'iV N�ul802' nb "um rc N,oullf, r 1IIu �, y, 1 ul„v1,y„1�I "V1iuu„IINu III,%Mi,'91„ 61,E � k / 'll err 604 .w w' r'VWu I, �,%,1, 'r IJ a y„IN ',,,,,IV,,,,,,,,,W"�NI ryYJ'I II II NJY���;,1�lp,,,,,,,,iNIII1Wly r/ ��r 1 �„ W , .r,y,,,, / rh ,,,ro," N r', $�1» 111, / I p ;I,rVkWd „ ,,uNYIY,,,d,"�,,,YN;X,j'I',"4 WI,,u,,,ml'",,,u,,,,d I, d^,,"N'I ,//� Iw I' ,, G, 6,,, �W r W"' 1 di 111, �. ,1, Po NII,,, Ire 'I,' J, "'",k,nn1 Nuu „W le,+ u„ 'y¢p', "'M'Y'1, ''„, 'fdu 91 �i Iu,1l,IIV 'NIi1,i J„ �� N"'Ib' M 1Vm,111 "(1'' 6,1, W,/ , rr t o M,, �, "ry 6 h�n dlm,,,a''W 25' �uu'I lh l,l l lhill ll;p', �,r m „" ,,,•� R" " IB,,,um 511,,, ly,l„ 1,,,„IIII 1� In ,I,1 I l,,I„' I' � ro mr""„»+,,,oJd d�,'IuV„ r'^H"�•vr-�r - ulI( 'u III, 4,1, IVl III 'WN�,I aL I„H„�ud jIJ'1 „Nu@I' dy u„ ',u4, o�I IiN,,,,,,,, ,4„ 16 �11" ' rY"„Nk,,,,,,mrl UIr1 �lWur' 11vy,1, ly m' J „11N, 1, /„ v„ G AT E1NAY'B N Dg�� ',' a ,,,,,, �N4 r" 'm,,,,q �d"�" J IN," ul',u,1 fl''„uN1,,,, 1VVu",IWi„u, VN,� / r' ""~ ,w'of m d4, VIIII ��°r "„m N, d V,4� VV' yw r1 IIIIM'i,', �� 1V„6 iJ av �, ,.w v,,mr„ „,,J W „„1, 'nd;a IN,I, NIIIIIIIVIVI',W'ar ul' NI,% N h C�" IP" �'1' »,,,,N,m'1' '""uup^,'11,,, rulNl�li ll�lll �� Grr 1 i u, ,",II' r I f „!,'", ',,' „,, IN'„1 ''',,,, r, ', 1 11, lm' ,20. y,,,u, N, iu ^1 „Nul„ii IIII,II I„ / ',m n",W",a / ,, 1' uumW 0 8hN„ V, m� 211�" � 'm", IUNINI dV1 V, � » u,J v1I; �yl' �,,, , m, �u1"d I, ,I 1 1I"' wm, III I'1'P 11,',,W" 'w,,,,, 1g I,,,,,'N ,WIIII""1r�,dr4111�oi111II11,l III 111u4:4 l u„ 1 ,,,, PP,' V'll„ �r uuu N:", fm,,, ,ul 1W„u"I u,a ,,, IIIIW,,,, �V,1,,,,',M,, III, � uu 1?1 I9um% 1a„I' ' Vr Q' uullNh �,,I „4YA oim, hl P"' IIu 1'Yi1l YIN um�„ luuo Vo,,oq 1 p 114444 'N / W r 40� " II rryI r 8, „ m W „"IIu "^' „ ul„IIVV�„ 11II„ '„6WWid1��11,,,111111NNNN1,,,,,,,,,,NhI,J 'mm,,,,,,, „01 00 I,,,,,d, a 70"II,I'707 1,,, 703 � N'i' Il,•w mi (n,f Nr,, •.03„V" 801 .mm hwM i }° 4"» 'lwu ur1""111A'i,"", k"I,,, 1 ,�' Iliiim'.A 11r, 'i Nr' w• 41 7Q ao P ^61"1„r'llU ,lr u,lr ' m„11,',,, IIVI",lu 204' N I,glu,N,,,,Y,, „du6d "WNN'uii", i 1 �l'o `®pW u 4 ,�Ill,u, l�ul, ✓f ,' rr y,. ,Nn uulNul„I, I�WI�'11VuiIlrl, W W M V,l, „�i��RYW m' (� "°1y11,,JMdm Y'km r„Il, /,iy 11 I,,p, /�I„U i",' VI in IW Y'yI„u Ir; a,, „ iiiiiiul lll4 "dr 11 " ,IWI y',,' "«v JIV, u,MNuuu ,NgN;' uum�Iliiii ' '/ni 'I ' (, 'I� 1l,�lll �'I„ ViiiimW!iu,� ',� 6hul,li,yl„"�,�11 °„", IIW ., ..J .✓ 'i1, u1' 'm ynu �',',Y 1,,;jp,' a,,,, �j m,,,,uN"'1M 1 11 II", „ , �w, 508 1 lr ittt , �, r„ ', ">" Al1efy',m' R °',r °,��,,, +I "N',"a; � , 7'ur A:'1 ,b ,'% // iVk w 4,n' po,„uyiul"u'p% ,y U" 1 ' ;y„lei m„ a NIr"' mw 1 r' 'i,"w W,,,,, " �,,,r /�, N �MpJ'�rN,� 11,, „II °I Puu'u i', " ' "II° ,, mII�IIN 1', . . rr ,NfI'"„N l 1,Q .9rk1"",4xi1�1„ 1, N '%/�,'�C�+�T� a�p,,ur„" ° pMi IlI'I, „. 1 III �111 „vYi%,,,I 11 4 d,uNur N '�+m' IIm9,,,, I,,,IN .w NVuu i"I ''',"R'uVJ"I' ;„ s"1 it @,I IIIQ uNui'N ,1j1„ „I„' a"r'O° 111„f 4„ qli '^ 70wY,�l, +a,,,A/i �' .1 w1, 804 N,V1Y1�„, „I„n l ,u l'" ,,, d,pi14'u' r,'m'„'IN V�Nw�'' ��i�R 1,/%Sv,,I,' w lu" Imr;ul'w d r ,,, 02 Y"'�" ,N uuu P�l / „'vN„814' ', •0: .w. Ilwb:a Iu",YW'°,�IIIIIVI�',,I�IPI' R'W a"V'105 Ir V ;45554, "1iIw i /;, jr,,, r, r '1/ 1,ry 1 ,,,VI'lll, "DI r "Y' Q, , f !la 'Mrr"n' 61o1 r rllr �',I„ r,, ,I��„C'Pfc ,1'�' ,yI( ,w m '� Illvml N'u I,i', , I�'p �,RI�', dnlm�I lVl,dVm 1,,7Nfiu„I, 11. 1'yN,'II1 '�Na, auVu 111 dra""1,if/' Mr„pIi„ I� �u�'1 pry, duu" ?w70:I�pIx 7 4rt�;,, 1h�WR'B r !"d'Nw, ,h,NIIIIIIN"u IdV drWNliiiu�,�'iVVN� gIP9'lI,YI,IJIII„d' ,411111 Cie !loot""' �,�,,, �qo lr /I 1 WN" ' „I WII@uPN,,,% i1,Yii�� 1 w 'i Q°l', w: I"i mleu,, „rl' I ,,,, rr�I ,ta«„»w,vu, „r v+,y�uy, „I„d'wrJ,n» 'r N .', ,°,y 1111'541 nIi11i�' M" ,,II, wom' x 15,, 1,"1NNIW10 � 1rr NICKELVILLE LN xr.,,i'ff' „ » , lu „ ,,, 1 a°, in N,',,r' �;soi, Ha, 11 "I I, 'lµ 4,r, Irf / / m, y;, /ri�>i,' wr �.a, 'O 'IIpV°�I' „ ",m� vI„ y;, 'Ir�l N,,,� 4/,rrml'M u� ""r I, IIiII',"I1F %fie a, ii''RI, ° .u,V, 1„`H. r,U';, 'PIN'' "/ Jd4,1^1I����1� ,» ur ill' "" "l 1,�J�I' r �I;, 11 I,u,1, y V lul,,,mmwm,,,�`, �_ ) "I1mN ��"f,l' T „i"1 WM1WI'P' 'w»%ri 1I1,I,,,I„iVvu w11 Ij �Iv' y 4,INI�ui, j/,,g1I11 /r1�"","relllmV�l 1 'V''Id'M,,,,,uuuum 4 „I, '�m�i � y'N' gY,WNd,lp .'IW ra HIJi ,11,1 it, rM, M 1 j 1 jl i4/ "w Q rflr M �1,,X,hl u,i,ll ��uu�ull,�a (l� 2001' i N,um'IX6WI'I ' p N ,,, '"'' " 0II ',, W",�"„ 1 V 18 um I! "I" ,r lihu, J,51, wu 1WN1„� 'II IIIIIM I11", ) ^1,iV,,1 "„,� ,. „yy YI��N,,, 'id d,,, p u'N V�lup„n Y III"y,W //r�, �r "(3 yr „V%r *III"'5141 ',i�'`.,uiuV�VWI,dl�' 1,a{Y d avd, 'd' " k "I�r,„"II'I11Pr"u„ °'uiu'^INvmraM'M,,;u, i'�i w ��yN I of,IV„ L�,,,'1 II ,� ,uh I'p "1"' 1,11, ',,,,w 'VI 1I„ 1„ ' ,'1 "M, d 7w5YI�WIIYi„' 'C l,, u 1 �r,,11, a 'V "'KKNUW,,,IuJIIQ%au,e lmsu ���„.1.14 'u1 „'1"INIII yP,,, a5w6`' 6,y1 IIIIpp��&��1„W,NpI"P,,,, N 1iIl1(„1" �P,uuul Il' aw rN aIIN'wy sum „ , ~ill ,'I yl 1,"', I11 7 m ,f:d`, "J,; ,, ,I vv, IN 17"�> vim, pl , I»11i „1'wT yG',�/,�d, ',y 1„ w' OIII 7m4 '1NI 1'1 i'�r 11 m ! N,,,,, w•1116 d k' Q „'I' IMg„ WW4000 �Nu 1,N', 7,l'4,p "8,41 11�0%m 7 J �/1/ A„01 9 a o'lN,x,Vr, IIII 1,,, ' m" ' " i n I W wI' l„„I LY' ,PE ,,, ,N '�1y1,„,- N1INIl1a' Il„ »��"� I. p. /711 NNI„iu, „„,,,,p 5",,,lNm1i r11 it'll., u'Im ,r ' d, mle,tlu" ,uu p1i 1 " d,mm'I" RSO ,'NII'I,� ""I I'i 1 gNVillo ''Pou' m Tiq' 1° %/,'/ 9116Vu P„W r, „JI ^,I p 11 m,,,,, Jil ,9X I Q, N S'., aM „dh, "W 13' ,,,// �y p uINVNII Nil " ///, „1;i ",a N ,II' 1 Y„ r uup, I, I,,;„y114 sr ,,,,,,W 15 r"i;;1�, 1 V1 „,, 111";, 'u ,"u 'rl1; 11VI1111;q'd, 1' T,%�r,". CIR11RIr,,,iJ11d, �IqI N'' C,4"I„ „IN IaNm, ,rl" !��u�' r, '1 , o „6U '„,1, 515)1 v"I ,,,,W"15 '71,N„m. ",111' m1NN1 m y 1 N111,, 1 111 11,' 1uu , ,� /e,i'' r i pu Ir rw �,IM;p1�1,Ilii 11155111NN lW, ii,ma,' � u' 1',1 'Y'lww,,�� p 51 u i anww u�,q",auy"°'°,,wIN,,,, I,N „, I;"" ,0,,,,„ m,r, ,4 "'N'�,uu" 1 h 1i,(i rlr1 n LL1,, W@I112'i1,01 1); r i Z 45 1Wk'+ " `r, Z, r, 1l) 'W11 ,, "or ,511 e I' w 14518 '° ""d, li5111 YNYIyII l,IdlI , „1I' „ I'I 'VIIII,,,,^w, 00 I d ,r,I m, 1i V,,,, ,' 1, �llh�m�, 507 �W, n1� m"i„ uw' w j'"IIN`G, ' , w,rl Q, 112 1y' 16", ,VI Nm,' V' 14 /,1, 1d',viV 1fi,' w '^'muilru,,'% ou,, W4 k6T„ p„%, I1, "1 ,.id 1 p"I 1 II „' w N^ w'M mu,im II'll w �" „), ; a'ro, I, im, „ 'N+V,,,, uN '�, m„ " "'IWfu,l�, d,u,,luleP50 41YirI',"Pep v l�-� I m!' 1 iZ "r p ouluumN, ','� p, d1, NI"N �, 41 ' ap,.' u, /i, I,„ I' 1,,6NN"N' �'1 I 1' Nuu, uN„ ul„ W' , ;r' mN m 1N I, ;Nr wYIIY ml� I,wuu wa, /r II f r111� _I mrr" '�� 1 1 lll� '„1, p1ldid' 01'� 'IIYI uuu ' I, dr �/i I' r ,1! v" N w W NN'u01m ,"'1 gginni/g,i X,mini I f„,4, J w 1,,, �,� gii1,I kuu1,� "d1 1 '",Y ouuuuuu I' Yr III "m, �'"„ IJ :W' , ',"',�lu�,'1a a,111,W 1 'INN'wnr:P, Q '' I' V I111111NN1 r 1m, w I, MA'" 0 1, ,�« N „» �, ✓, 14WrH'i "VNIIII,„urn1. Wull6 INS Art n, r r d 8„W1 al, N,ll" w: wa rIf h 'Wei1 uN�� mr J� �� Mw 1mN G 1�•� I , ",Ir ,r/ , 1,1 I11unnnx, d 1, VV14 •Iu�,711Nr �' fVNb l �� uh61n�Y"�' xp dm„�ji w ",l un � / ;��k�wN' i1u,,,l,ur, "*'4"' 1 "fY;,,,,, � 4u' w�,'„l w �,W ",, « ,, ,m 7w 3"Pow II IiiRNN 'I Y'lYl d, „ d4�„)1 'wiu r '� 'Olh, d" w"ili�ll�l%„ df�, °prt^' n '1114u'r 7i '(/ 1 '' p,bJ w. w '"o,l I'' �,� I04,�„�ap' „11�V ''''''������ u'�N, 50N ill V Ir" r' li y- Iirl N"', �707„ ,{ p �1 mir ,, q w• 1 ry'I 1 ) ', w uh,, a!ll„,a1 Q•1„IWa u,, u,,,, Ill, "�R(t'.��'�" 11 d'"WNdp,J1i „%" m µ,, ';,,W "I,G, -N, %r�'luulidl, uuum, /5i 111p"yIN''°l.'m 1,�1 ,,,M' P' III ur, 1 4 i JVW, / '^'W'N,All /)1 104,," V1 rl ,1w4 a 6, 1"","pw, gdl,uu P, 11a 111111, W „N , � ur IN1N 610 „IIII m ' ' I m I ' 'a II,NII " a d � a,1u 'Ad,r/ 1111, ��,umrlrnj� '¢' V „IV 'li„ N o/ ,]ly„ CI,, • ,'ulaa i, "mN MI IIII 1j I r1�i111r1, awl '11m'Ml, "m'w „W" I,IlU1Wwm'w1r;1, uu111r' JV'm, 01118Iw I,,,,,,uM'N 11 I' s^ I, 'v 1 ,II' WESTGATE PHASE I (CWY), BLK 18, LOT\ , ���������� Subject Property tr-If 1 I I 4 'l '-o 1 �l Si�-- 1 N 0 112.5 225 450 675 900 Feet WYI I I' Y ,� I l /,�„ 'lr'A 1 I I I I I I I I I I I I 0I IIIIIIII01 llllllp luu ll'I'IP'II'i',I' 110011ti00 AS11, ,,, IIII dill1 111 II11111 I0 II IIIIIIIIIIIIIIIIIIIIII0 llll0000iiiiiiiiiiiiiiiiiiiiillllllllllllll�V ll� �llll ll � iiiiiiiiiiiiiiiiiiiiii IIIII IIIIIII II�I�^IIIY,iiiillllm II (IIII ol'i'Ijllllillluulluu Ilii00001111111101111111' Q, 'V�'IIH��II�IIII I9111!I, 1111'101010011 I'll I'l �������I�I�„II� ,1IIII����m IIIIN �i f�ulll,'I/VaYrIP°I°pq�Y, lImlI,l�l�m�„l,lm�lIIINI,IINIII"IYYI�„Io„ ' ml ,s %/IIIII� VIp:IVI,I^,I!,IIiIlIIipIuI„l �I� I M�l NWI„'IllI'iu�,u^�V'"I"iI1I1II1IM<, �J�;s I I � ''I lil,y,diu1l�1,� ��,V„IIIo1I6 010110 f1„�1�II'G,��I1„�/�I�,�,,',4�' I �II�III ''uol^l°il"il4V�n�h"ll"llllll I.I�I.IIdIkIIIdI II'IIuII.dIVIIlI�,II,I,I!IpIpIIVI„II1I1„YIh„ IIIIII���I IIIIIIIIIIpI� Ij�I m I��d� l'rV�II„II„ HI � VI 1.1.1.111.11 gm4pluVIIVV a p4VVm„i000,10;IVIll11001lillll010000l�01000lili u di6gWV VIINIpsid1111111111111111�n 1111 III' IIII��!�V lld�lulu,ul„IAVIVIV6dnumu4mmVhull„II IIII1111111111111 111111111Nulll1IIII uululluuuuuululm11111111111111111111111111010000111011000000101000 111,1 h lor Emill 1lliiuu �11 VIVIV"Ipp�ryullmm p IIIltl��li II1IjNImIlu„IIl�IuII'I m�„l)1mu,fluu' 1101111010101101001001000101110101011101011 lulumilumlmul �mml(updlu mlpJl"ms,,,m�IIy11111111„I,W,IlNpi/ iillq9 lVI�I!� 'ill ''I�''i �,"V'IIullIlIl';WlIIlIw�'llIimIIi'IIiI'l,�,l�llIlIllIi„lo_�„.I�YLIV.Ill,vlll'^lllI �YlIlYi, b1I�II 1,yyIu1I',urp llil puuoV,l III V', Y::II,I�� liiii9 m1�1m91181N ' M�lillllllllliiipi IIIIII,I�'' .. IIIII�� %� V' ; ;I IIYI II ' i IIIIIII 11 m,,,,,lglp000 ',I iii'V''1i,il1lllllpuiiiiupp;;; illll'iIII,I l,un, 111111 IIu �Itlry lI! IN I VII,;IidVlimN00011010 l � 11111111111 OM" 111000 i 111 � ^IIIV mlVuuVViIViI VVm III IIIII IIIIIIIIII11111111111111W MMMMN�IuVllrlllllu 1111111 ml � iilN�,NM'A II uuu uuu ll!!I�I�IIIN�uIl11l NON 001110100010 II I'INMI IIIII II lulullllllulllllll Iu IIIUVIVIIWWIVI',�IIi�I,dIVl�ll'I""" u� IIII1111111111111 ul IIIIIII �� a Ipuul II IIII ,ml'Ilpll�� 000000 111111111111 ulI,il,�6 tl,VI �V�'U!!�1QIYi',I„II IIIui�luIIIIIIIIVIuIpA,II00000000 �IIIp0IduVl00l,l!I0 1uII00IIolIIoIoIo H111III I11 WI„1010111„IIIIIII IIIIIP IIII 1110000111111111111111111 100100000011111100000000001100 !Ilp "' Illlii' 1 Itlll, IIIIII, IIIII IIIII 111 IV'dl" 0,0111,L09NNuVmlumlVu,plP���", or„Nuu,,r^uo II o�p,,,,,^^^„ u'IrNINIiI,R°IIVI10'uIIIVP,I;pI^,III III,I'iJm, p;'I+"lu,u1,1,0°Vililll„r011 11IIIIVI, „I uoouodhillmuuuuuuum 11'il;iiijiiillllliilllllllliijiiiiii!!II muliimiupu"" lllllllk..,T ,,,,,,III „ 11101 1111111111' rr,r„uuuuun,,,,,,,,,,muuuuu,,,,;; Iiiiiimuuuuuuuuuu,,,,,, 00101041"rivl ‘v\voil h001 ......IPin ryliilN11111111111111111111111 IIVIIIVIu, o 11111010Ipll, 1,1,1,111 lu�� Il�Nlfl1IiYll;p111m111iVIIIIINI IudllYlcll ..I )fS 1i mw,u rpi�illui'f;��l'jju u1u1„; . , I��I'flIi�;l��lli��NlIwilUl�lIrI,oVWIaVII„vfllj....��iIl.iIl.lI,�!o�tl^�IHYIlII.IiI,Il,W'IIl'IIIu N�MIi„IVmIIIOIIP",ITI�IlIIInodf �WIpiIo';I ,��.�"I�IVII�IIIII1V.IV„"u�.V1wIrpI�llIryll1�I1pIlI4.�.I,1tl u�IlI1U'llI,V,lIlo;o u'816lllru' allIilll��v�l1�� l B �4��w1l�wu„' jlllllly' g61��,,udwii, ,w���i�i�ib��!i�f,ll�lo����I�"l�uuIlI�Imll�ili ....„��ou.,mwIV�, II�SI lIlll�I�110 ,i!,"�I.',o���uI.mI��!IuInMiIIilIll"5IIl� ImlI �l lliulIplIlu,Wl,V,i0'WNi�0uP„1uI'VNII hIIIII�II1�0IVIl'1i0iIi1IiI0IINIih0, �0V0IluIl0If0I0 'flI'III m1111111011000000 0 HIIllIyIi�llll�,V,Vr�m' Va Il,pm pjj UIiill11 V I'.�flll 11 ,llii�iiioiiidww„ iilll!'111' I"I'll 1�1i; l,t1:11;,IIIIIIiIII1 gVl1YV6ulN� Il ml"„d'llliliy'.0 .V�w.� 0 rI 1111,1 Illlllll ���!!V!!IVIIIH;;H ��llV l au „I >1111jIMid'�GuU"IV II,1,I1'a000,puuuuVplll111111111ll1u:,,,ll,,,^I�Vii��� II'I yv,,,,,I�IINV� it ill ,1��I "'Lmllu,gpo Iluii'jlYi!;�0'i�pl� Illlwll'„,,,,I,V III mI;�IIV �I J mhl ' ������ w'llulllull IWIIIIIIIiiliiiiiiiiiiili`uilil'il ix'I'llllllll'I�?'!�I,�,�p ullr�pw II "II, 111111111111 ,wlm�, IWiIII��iN!�df' p!I IIIV�II"Q'll1l�l1ll�l IIIIIII IIIII ' wV ,11101VIVVIVIIIVWIwfflp,�uuwll, roM tlVIIIIV, I u,H'M'wdaloll�lmr�li�,�hl '�' owVI111'I;pl alsul�,�°r ww�uwr ";III�Mu I;IIPG'iil1'V,�!I''I I' � 00 m/I IIII!!VP ,,;''IIIIIViiliiiiiliiiiiillglr 1",,;111/1111,111VIII'1u,,,,. �Wlnwwww,u�VO ��I olow,,l l,v.~�IIIIIId�6�I�NuuIVIo�oIpVV� NII 1111111111111111111111111111111111111o11111 ,ww1111111111111 Bulking Una G.M. Control Plarcenant " Orainailo Eaocrnont 1)114Inapia 4 Emancrd, Electric Transformer • . Fance Peet LEGEND OF ABBREVIATIONS AND SYMBOLS I.P.F. • Iran Pipe Found I.R.F. - iron Rod Found I.R.S. - Iron Rod Sat M.E. Plaintaniuka Eascmcnt R.O. ( ) . Record Dago RAJ. P.e.E. P.O,S.E. - Public Access Einserrient Publk OPm Spoca Easement Right of Way - Retaining Weil 5.E u.E. Scum, Emornmt - Utltity Easornont - Railroad 71 RatahlroaHulI . 0...hood Eloark 15' ALLEY . 5.25' X 15.5' TRANSFORMER E5MT:''' IRF 86. 1/2° IRF- -0 k LOT 2-RV 0 0 0 0 25' B.L. 7.7' , . . lg. 5 2.0 LOT 3-R BLOCK 18 26.5' TWO STORY BRICK S 8959' 34* W 71.77' la IRF i•MIRINMOOMIMOMPI. I/2° . ••• " •(S 89 IRF :1•1 4 CM 1/2'l IR GATEWAY BEND (50' R.0.04.) Addrasel 600 GATEWAY Damp G.F. lip.. 1157I25-F702 Datc' 02/25/05 0a.vatId only with signabon In black Jeffrey W. Herron,' Registered Prisfasedonal Land Surveyor do hereby lore that the map Awn hereon accurately roprons the property as determined bY an m.tha.-pround sunray made larti my direct Reps end correctly shows the bpurdary tons and dlnienalons of the property hereon. There are no visible conflict*, or protruslora, inept as Mean cnd said property has acmes to a public roadway. All easements and eight -of- that the surveyor has laiowledga of err has bean advisad of oid thoseliouai wit the roferenced plat of record cry sham or noted bera01, Ths.straty Is for the nectolive use of title aaml301Yr lho moriliolia earnpoty end the hereon caned purchaser, z easements. monied In Volum, Pap 46, Volurne 997, Pop 21, DRCCT, has no effect on this lot. 1111. Lot Is Oman cso being located In Zane 'X' by Rood blooray.o Rota nap No. 46008C4470 G, dated January IR, tcm. 11 t• nut it.... holm located In a Special Flood Cloarcrd Aron Inundated by 100-Tar Flood. LEGAL DESCRIPTION ACCEPTED irt(i6d Pt% 40 Purchaser 1.07 3R, IN BLOCK IS OP lIESTGATS, PHASE I. RIPHSED, AN ADDITION TO THE CITY OF vita, 'COLLIN COUNTY, TEXAS ACCORDING TO THE REVISED HAP THEREOF RECORDED IN VOLUME 0, PAGE 167 OF THE HAP RECORDS OF COLLIN COUNTY, TEXAS. Scatee I*. 2CY Tato 1.126 JS roe romooden orU out overt ro• omen taderd ewes" I. job pi, 602FPOI A.L.S. LAND carrels 40 .4504 TATE WRINGS ROAD P 200, ARUNGTON, TX. 76016 - P140 (617)4715-11802, FAXI: (B17)478.6662, IIETROn (817)516-R22S iSURVEYING Notification Map MI A N HI ESTE R 1003 1001 38 BI RMI N 1 8 1 701 IEISTQATE 3 I 604 607 18044 614 000 11011111 11111111I nhlilir flhlw11/1IIw11/1 W11 IIIIIIIflflIIIIi»j ROW 4 W BROWN ST 602 Ittit, 4114* CS 4 8 do 4 GATEWAY B N D 6oa ry ry +- ym 601 BI RMI NGHAM ELEMENTARY SCHOOL a a 205 MOCKINGBIRD. 1 1 ! 721 r re 1/ IDolve way Etrj S;C„HUPBACH 1t.„„„„„„„„I 203 ''STATES , ., Aney -..,,,,,, WESTtAT ,1, 612 I I 610 ( . , 1 I 608 II 606 I , I 8 I N CIK E.:Et...VI IL... IL... E IL... N 604• 602 WESTGATE PHASE I (CWY), BLK 18, LOT h 111111111 III 111111111 III 111111111 III 11111111., 200 Foot Notifcation Buffer 0 45 90 180 270 Subject Property 360 Feet 1 PUBLIC COMMENT FORM (Please type or use black ink) Planning I.)epartment 300 Country Club Roud Building 100 Wylie. Texas 75098 1 i.trn FOR the reque,sted expli.tined on the attached public notice for ZBA Case 42021-03. .111:1 AGAINST the requested vari....trice as explained on the attache(' public no CC COr (....:ase 42021-03. Date, Location Sz. Time of Planning Sr. Zoning (11:ommission rneeting, Name: 07ICaSe Address: Signature: COMMENTS: onday, February 15, 2021 at 6.30 prn Municipal (:.omplex, .300 country Club Rid, Building 100, Wylie, Texas Q.30(,E.;).s,1.--It- (CLL.? 6)1 tAS_CL ryiet k..k,c- c 0 kiA,%Ce CL4t. e r , GO.) Planning Department 300 Country Club Road Building 100 Wylie, Texas 75098 PUBLIC COMMENT FORM (Please type or use black ink) 1 am FOR the requested variance as explained on the attached public notice for ZBA Case #2021-03. lam AGAINST the requested variance as explained on the attached public notice for ZBA Case #2021-03. Date, Location & Time of Planning & Zoning Commission meeting: COMMENTS: Monday, February 15, 2021 at 6:30 pm Municipal Complex, 300 Country Club Road, Building 100, Wylie, Texas Name: ( .zp/esF/li�Z:'�%Y� (please print) Address: / 0 1 % r 14,// ii ', 714- 7509 ' Signature: LsZ,('1 Date: "FI L ‘,1 r -//OL) ©AJ 4 24, 5 ‹÷orlit ( e„.1 )0-- te A „A o 2/ -- t7 3 `/ idinagitottr the ht2 me i at' 1toCln fA--71-6;- y .A i3a,'M f c%si , This page is intentionally blank I I r�I,:: Y0 OE Meeting Date: Department: Prepared By: Date Prepared: Subject March 22, 2021 Planning Kevin Molina February 09, 2021 Wylie Zoning Board of Adjustment AGENDA REPORT Item Number: Case Number: Project Location: Subdivision Name: Exhibits: 2 2021-04 2588 W FM 544 Woodbridge Centre Locator Map, Site Plans, Notification Map, Comments Hold a Public Hearing to consider and act upon a request by Cary Albert for a variance to Sections 4.3.E.1(a), 4.3.E.4(a) and Figure 5-3 of the Zoning Ordinance to allow for a reduction in the required landscaping and parking for a new development located at 2588 W FM 544. ZBA 2021-04 Discussion Applicant: Cary Albert Owner: CSD Woodbridge LLC The subject property is located at 2588 W FM 544 and is currently zoned Planned Development 2003-01. The applicant is requesting three variances to allow for the development of a 10,000 sq.ft retail/restaurant structure on 0.974 acres of land. The applicant has applied for the variances due to TXDOT acquiring an approximate 13' width of the street frontage for the future widening of FM 544. The variance to section 4.3.E.1(a) is requesting a reduction of the required 10' landscaped street buffer to allow for a minimum width of 1.5' with a maximum width of 11.09'. The variance to section 4.3.E1(a) is requesting a reduction to the 20% landscaped area requirement to 15%. The last variance to Figure 5-3 of the zoning ordinance is requesting a reduction in the parking requirements from 37 parking spaces to 35 parking spaces. The Woodbridge Centre shopping center has a reciprocal easement agreement that allows for the entire site to provide shared parking. A similar parking variance was approved in 2016 for the existing IHOP development located west from the subject property. Public comment forms were mailed to nine (9) property owners within 200 feet of this request, as required by State Law. At the time of posting one comment was returned in favor and one comment form was returned in opposition of the request. The Board shall not grant a variance to the development code which: (1) Permits a land use not allowed in the zoning district in which the property is located; or (2) Is in the public right-of-way or on public property; or (3) Alters any definition of the development code; or Page 1 of 2 Page 2 of 2 ZBOA 2021-04 (4) Is other than the minimum variance that will afford relief with the least modification possible to the requirements of the development code; or (5) Is based on physical conditions or circumstances of the property so general or recurring in nature as to reasonably make practicable the formulation of a general regulation to be adopted as an amendment to the development code; or (6) Is based exclusively on findings of personal or financial hardship. In order to grant a variance to the development code the Board shall find that all the following have been satisfied: (1) That there are unique physical circumstances or conditions of the lot, or other exceptional physical condition particular to the affected property; (2) That because of these unique physical circumstances or conditions, the property cannot be reasonably developed or used in compliance with the provisions of the development code; (3) That due to such unique physical circumstances or conditions, the strict application of the development code would create a demonstrated hardship; (4) That the demonstrable hardship is not self-imposed; (5) That the variance if granted will not adversely affect the proposed development or use of adjacent property or neighborhood; (6) That the variance, if granted will not change the character of the zoning district in which the property is located; (7) That the variance, if granted is in keeping with the intent of the development code; and (8) That the variance, if granted, will not adversely affect the health, safety or welfare of the citizens of Wylie. Approved By Department Director Initial JH Date March 10, 2021 Locator Map ral �Id I wy "IIII rx' ou„:,,'2:1° uopiliiilNNh,'I'i,lll;' P' m w uuP „muu 1111111111111111, "'i'"" Imm++ awWi'� it ' Y ^V,W,,„r,„ ' I�, IVVII � mm^ , ,PV,6C ii W „ "'4qp mm 41' s r /%j �„I, m,,,,,m „�I�II �� III'.I. N'I ���� G d; "It' �2104 „2100 I'' 'I' , IIIIVI • Ii,INu ��'il�i IMll Elul III 2 2110 �iiii 2108 2106 2 02 iy" �" 2124,2122,62120 ��^VI2;118111 �211,2 14I,� 1 2Wm! , jnlh'Imllo,m' ^��I'ro����RR14° ��III�PIIII�b °V1�� , S�S' �� ''' ����1v '6 m, ,,At I'ui�m�m �' I m„uV 'u m` �V J'� �� �/G 'YN m;,.MMud7 Tf ;,Y� ,EWSB„URYDR "Im' I�dII1'"I"�;,P2�,,,, 1p ,M�,wpW 21 wsIII111n"�m1�mV�,,„P%"�1 „/Y grl :ui,o l wI �mmY 'v ,(,„PN���A4 Nm�18ull'�l�1' IM'IVlj^r I N ,1" �,, l"'ov.uuWlo 2100 ,_:� 78 + 21282221�1ra,,,mm4,„m821041 1 d"/2114 2'122 2120 2115, 211 / It Ar Nrl2110I10 Of / M;)).'„' ^,'�,CEN'TR�AL PARK^'DR77,�/o. 0,::,:,'-,:::: dy,u�1,/rp�" » 114'44140 41,14,1,,, „n ", ,' '4 WIIII1e,,,M'M'('< ,111I10Y „//i nr, /a/y ail%rm�!ai 1 apWpmlp r, / a"r 111111HIII,V11,1,11m ru,1111111111111191' dr ",1, 1 141IW46 WI AI001,1,,,m VO,m„d101'7 oieim „„ 6,lul umWu Y , uu dd"µ,�'I'u'�'NVWiIV„ugM1Md Mumyw m „buV11� „al I^I J "d�Po d,ul'�'Il,uq,�IVj ,^„�I�m� i, uiol I„'1I ��II" � �,��� liiilf�ullllll �AII'q„v „ ,4e WOODBRIDGE CENTRE PHASE I ADDITIN ( Subject Property 0 120 240 480 720 960 Feet R; r J F. M. HIGHWAY 544 1 4000 r e, BLOCK B LOT ACRES B I�ZI 25 ACRES VICINITY MAP NTS Lean -43 Exls ng Er. �wran, qynnPqsa e ee �g cP9 (4,4,2.� Floor Area Ratio: Height 20 aoo Parl<rng Provided Total: (Snared Parvng Allowed per Dev. Agreement) c.o FrvOINFFR ARCHITECT. sic) sca -= (17z) E62-4471 eov(4s9)742 N s OWNEROPFR. C(IRWFYOR- NOT TH1 IS NOT A CONSTRUCTION DOCUMENT TH1 DOCU ENT IS FOR CONCEPTUAL PLMNING PURPOSES ONLY CROSS CONS LLTBNISG SITE EXHIBIT Albert Retail - \6 v ie III SCSD-FINYELL, LTD Cite of Wylie, Texas SE o„o (l M +JI,,i,,,"rgINEuu O'IAW 111,111ilu'Nnnx 1;„„1„ pol'�Il���,r11 !r'I, V,IV 111,10hl il�l'I. iu�ll , ryl u9, IIIIIIIIIIIIIII 1111111111111111 lolu'll r„d;;0m!pl I,NI I � Iun�� Ihll p nM 11111111010 ' INN 11m .iIrfrN,rr ,y roe;qulo�vVNaI�f4�» u'iuw� lll�'imm�mjijii"1r�;1 r>arr � "i uuuum INu/ Y .,uuw.m m Nm Xd� U .Vu 11" W �IyVVuiuuprvyr SI I nA, ill, [�'U) IANCQt�STRM NATCH e1�1aY5°f TM ei N13)!I tiuROAo'WOW B�N��ww�ulumm�^,r„ ^�PY"�rvlul ilI��ddp10111iu;lk6, upll. I;,,; i 1'n!9Z/y�0G)ffl IIIlll%0dn N11Y,kArif1,4801(liVNlIONN4kl,�rl;9pNlY�im miim � rmrOM�ai�� 0,1 IEI , ir" iff IIIIIII °1N110°Ilull�lllll E m 11111111111111111111111111111111111111,11 RAW �m lllml'rylll�� WIW �II umlllllll„ uN �1„ � 11111 ry11,1,1lll11VUVuuuuuuuuuuuuVVVVuuu04111ul III I 111 � IIIIIIIIIIIIIIIIIIII �Illlllllllllllgiiiiii"11,,,,....II I ����II�IIIIII ��wll II EN IlrrL 0 a hIIIII r�mllly ml;�lplllll'gp°� II w�Elwy& re ^"IuuVl fl'�I . ,,I;r1uuuuuiuliu AN LEGEND gPROPOSED NEW,PAVENEN1 , Ex1 ST IGEA 126ANS W Nrr..A INNEOIANS --- PROPOSED SI DEVILS -0 0ERECT ION OF TRAFFIC ®Texos Deportment of Tronsporlotloi © 2020 FM 544 AT FM 1378 PROJECT LAYOUT SCALE, 1'=100' SHEET 2 OF 2 Notification Map VH a PARKSIDE 1 IHOP WOODBRI DGE CENTRE PHASE 1 - KROGER 544 809 809 809 809 809 807 COLLIN COLLEGE CAMPUS 809 WY LI I„ HIGH SCHOOL WOODBRIDGE CENTRE PHASE I ADDITION III iii 200 Foot Notifcation Buffer III, 0 55 110 220 330 Subject Property 440 Feet 1 R; PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 300 Country Club Road Building 100 Wylie, Texas 75098 I am FOR the requested variance as explained on the attached public notice for ZBA Case #2021-04.. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case #2021-04. Date, Location & Time of Planning & Zoning Commission meeting: Name: Address: Signature: Date: Monday, February 15, 2021 at 6:30 pm Municipal Complex, 300 Country Club Road, Building 100, Wylie, Texas p Lt' To 5coo_/y1I�,etett-- ��� PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 300 Country Club Road Building 100 Wylie, Texas 75098 I am FOR the requested variance as explained on the attached public notice for ZBA Case #2021-04. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case #2021-04.. Date, Location & Time of Planning & Zoning Commission meeting: COMMENTS: Name Address Signature: Date: t• • liunW Monday, March 15, 2021 at 6:30 pm Municipal Complex, 300 Country Club Road, Building 100, Wylie, Texas (please print) ilses