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Home My WebLink AboutZoning Board of Adjustment-Agenda Packets-12/8/2010 (2)City of Colleyville City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www. Colleyville. com x',141' iii. --_7} - ~ ~ t Meeting Agenda Wednesday, December 8, 2010 7:00 PM City Council Chambers Zoning Board of Adjustment _~~~~ ~~ City of Colleyville ~~ _ ~ "~ Meeting Agenda ~.:,., Zoning Board of Adjustment City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www.colleyville.com Wednesday, December 8, 2010 7:00 PM City Council Chambers 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES June 8, 2010 5. SWEARING IN OF RE-APPOINTED AND NEWLY APPOINTED MEMBERS Tracy Doyle, Place 1 Skip Reynolds, Place 2 Jim Gotcher, Place 3 Eric Hulet, Alternate 1 John Okray, Alternate 2 6. ELECTION OF OFFICERS Chairman Vice-Chairman Recording Secretary 7. PUBLIC HEARING AGENDA ITEMS 7a Case VC10-005 - Request for a variance to .the side setback requirements of Chapter 3 of the Land Development Code on Lot 1, Block 1 of the Fisher Addition located at 5513 Montclair Drive 7b Case VC10-006 - Request for a variance to the side setback requirements of Chapter 3 of the Land Development Code on Lot 1, Block 1 of the Couch Potatoe Farm Addition located at 1700 Oak Knoll Drive 8. AILDJOU I hereb r`e`ify the abo a agenda was posted on the bulletin boards at City Hall on Frid y December 3, 10 by 5:00 p.m. Amy Shelley, Planning and Zoning Assistant City of Colleyville Page 1 Printed on 12/2/2010 City of Colleyville City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www. Colleyville. com 1~~ ~ ~; ti'\.~ Minutes -Draft Tuesday, June 8, 2010 7:00 PM City Council Chambers Zoning Board of Adjustment Clt of Colle V~~~e 100 Main Street r7~+ ~:~ .:. v y ~a~~y~~I Colleyville, Texas 76034 Minutes -Draft 817.503.1000 vrww. co l l e yv i l l e. co m Zoning Board of Adjustment Tuesday, June 8, 2010 7:00 PM City Council Chambers 1. CALL TO ORDER The Zoning Board of Adjustments meeting of the City of Colleyville was called to order by Vice Chairman Moore at 7:06 p.m. 2. ROLL CALL Present: Board members Jim Gotcher, Skip Reynolds, Ed Moore and Tracy Doyle (Alternate 2) Absent: Board members Kevin Sams, Dee McNosky and Bruce Mayhew (Alternate 1) Staff present: Ron Ruthven, Marty Wieder and Amy Shelley 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES Board member Reynolds moved to approve the March 9, 2010 meeting minutes as written. Board member Doyle seconded. The motion carried by the following vote: Aye: 4 -Gotcher, Reynolds, Moore, Doyle, Alt. 2 Absent: 3 -Sams, McNosky, Mayhew, Alt. 1 5. AGENDA ITEMS 5a Case VC10-003 -PUBLIC HEARING -Request for a variance to the parking regulations of Chapter 3 of the Land Development Code on Lot 8A, Block 1 of the Thompson Terrace Addition located at 5117 Colleyville Boulevard Ron Ruthven presented the case and briefed the Board members. Board member Gotcher questioned staff if any correspondence had been received since the packets and notices were delivered. Ron Ruthven replied no. Norman Gibson, the applicant and property owner, came forward to present the request and brief the Board members. City of Colleyville Page 1 Printed on 6/9/2010 Zoning Board of Adjustment Minutes -Draft June 8, 2010 Vice Chairman Moore opened the public hearing at 7:14 p.m. There being no one wishing to speak, the public hearing was closed at 7:15 p.m. Board member Reynolds moved to approve case VC10-003 as presented. Board member Gotcher seconded. The motion carried by the following vote: Aye: 4 -Gotcher, Reynolds, Moore, Doyle, Alt. 2 Absent: 3 -Sams, McNosky, Mayhew, Alt. 1 6. ADJOURNMENT The meeting adjourned at 7:16 p.m. I hereby certify the above agenda was posted on the bulletin boards at City Hall on Thursday, May 27, 2010 by 5:00 p.m. Amy Shelley, Planning and Zoning Assistant City of Colleyville Page 2 Printed on 6/9/2010 ;_it ' <ry City of Colleyville a ,~ 100 M in Street - Colleyville, Texas 76034 ,~«~ Agenda Briefing 817.503.1000 www.colleyville.com File Number: File Type: Case Status: Board Public Hearing Version: 1 Requester: Community Development Department Agenda Date: 12/08/2010 Agenda No.: 7a Controlling Body: Zoning Board of Adjustment Final Action: File Name: Case VC10-005 -Request for a variance to the side setback requirements of Chapter 3 of the Land Development Code on Lot 1, Block 1 of the Fisher Addition located at 5513 Montclair Drive Attachments: Location and Zoning Map Notification List Application Applicant's Request Exhibit Provided by Applicant History of Legislative File Version: Date: Acting Body: Action Text: 12/08/2010 Zoning Board of Adjustment Title Case VC10-005 -Request for a variance to the side setback requirements of Chapter 3 of the Land Development Code on Lot 1, Block 1 of the Fisher Addition located at 5513 Montclair Drive Explanation Dr. Don Enty, the applicant and property owner, of 5513 Montclair Drive, is requesting a variance to construct a new single family residence over the allowed side yard setback to encroach on the setback for Ruth Road by 12 feet, which would leave the home 3 feet from the property line. Currently on the property is an existing home, which the applicant will tear down and build a new home with a valid building permit. The side yard setback allowed by Chapter 3 -Land Use in the Land Development Code is 15 feet. Section 3.24.G -Schedule of District Regulations of the Land Development Code restricts the side yard setback to 15 feet. The designated zoning of this property is R40-Single Family Residential zoning district and the established building line setbacks are as follows: Front Yard: 40 feet Side Yard: 15 feet Rear Yard: 25 feet Ruth Road is an unpaved road and there are no plans in the future for this road to be paved. -- City of Colleyville Page 1 Printed on 12/3/2010 Agenda Briefing Continued Public Notification. Staff mailed notices to 21 property owners within 200 feet of the site. As of this writing, staff has received no written response in acknowledgement of the variance request. Summary. The Land Development Code specifically outlines the side yard setback for each zoning district therefore staff does not recognize a hardship. Recommendation Denial City of Colleyville Page 2 Printed on 12/3/2010 Location and Zoning Map ~~~- 20't 5712 5 210~J 211 2201 2207 -- ~~ 5708 ~; 2011 570 55 2304 5608 56x5 2~a~ 2so8 R2o 609 5604 2309 5f 5600 5601 2104 Site R20 E _ 5x02 5607 5512 5593 5600 - 5605 5508 __ 550G 5504 Rao - 5511 5509 5504 55a2 5502. 5500 550.E ~ ,,500 5507 Notification List OWNER NAME OWNER ADDR OWNER CITY OWNER STATE OWNER ZIP SITUS ADDR Jackson, Robert S Etux Nancy L 4305 Eaton Cir Colleyville TX 76034 005605 Montclair Dr Antonetti, Alfredo Etux Ruby 2300 Mulberry Ct Colleyville TX 76034 002300 Mulberry Ct Volosen, Mircea Etux Natalia 5604 Montclair Dr Colleyville TX 76034 005604 Montclair Dr Stites, Robert W Etux Carla G 2309 Mulberry Ct Colleyville TX 76034 002309 Mulberry Ct Schwalenberg, Richard P 2301 Mulberry Ct Colleyville TX 76034 002301 Mulberry Ct Lemmon, S Craig Etux Dierdre C 2305 Mulberry Ct Colleyville TX 76034 002305 Mulberry Ct Pence, Steve & Deborah 5601 Montclair Dr Colleyville TX 76034 002104 Ruth Rd Pence, Stephen 5601 Montclair Dr Colleyville TX 76034 005601 Montclair Dr Pakis, David William 6920 Desert Highlands Dr Fort Worth TX 76132 005600 Montclair Dr Cartus Financial Corporation 40 Apple Ridge Rd Danbury CT 06810 005602 Sycamore Dr Cox, Laetitia R 5512 Montclair Dr Colleyville TX 76034 005512 Montclair Dr Enty, Don & Diana, applicant 5513 Montclair Dr Colleyville TX 76034 005513 Montclair Dr Burrough, Charles M 5600 Sycamore Dr Colleyville TX 76034 005600 Sycamore Dr Brewster, Keith W PO Box 1685 Colleyville TX 76034 005508 Montclair Dr Primrose, Randall Etux Natalie 5506 Sycamore Dr Colleyville TX 76034 005506 Sycamore Dr O'Brien, Peter M & Donna M 5509 Montclair Dr Colleyville TX 76034 005509 Montclair Dr Lugger, Jerry Etux Catherine 5504 Montclair Dr Colleyville TX 76034 005504 Montclair Dr Erickson, Eric Swen Etux Jill 5504 Sycamore Dr Colleyville TX 76034 005504 Sycamore Dr McCurry, Thomas E Sr 5500 Montclair Dr Colleyville TX 76034 005502 Montclair Dr Blythe, Gwendolyn Etvir Richar 5502 Sycamore Dr Colleyville TX 76034 005502 Sycamore Dr Rollins, John H 5501 Montclair Dr Colleyville TX 76034 005501 Montclair Dr Public hearing notices mailed on Monday, November 22, 2010 by Amy Shelley COLLEYsVILLE ~ Community Development Services Application City ofColleyville I00 Main Street Colleyville TX 76034 817,503.1050 ^ Zoning Change ^ Preliminary Plat ~(/]~Zoning Variance (ZBA) ^ Special Use Permit ^ Finat Plat ^ Sign Variance (SBA} ^ Planned Unit Development ~ Minor Plat ^ Sidewalk /General Waiver ^ Site ~ Landscape Plan ^ Amended Plat ^ Interpretation Appeal Project Name: Project Address (Location): 55t 3_ M0~7~,CLA t R ~ tt Legal Description: rL O ( f ~ LO C. GC ~ ~ Jh Ptr~' r"1~~+'i'16Y1 Proposed Number of Lots: ~ Gross Acres: ~ • ~ ~ s Neighborhood District: Existing Zoning: ~° ~ O Proposed Zoning: ~. " ~ Existing Use: ~ 1 ll C-I L _ K - S t i7F~roposed Use: S ~ n 1 i~ Aat3lication Requirements: The applicant is required to wbmil wfflcient information that describes and justifies the proposal. See o ro riots checlc~st and fee schedule for minlmum r utementa. Incam lets a Icattons wUt not be rocessed. Applicant; ~DC'~ ~l C ~ ""~'' ~ j Company: Address: ~J'S (3 Md1T>ECt_.!~- (R, Tel:~l"7 5~{'SiFS~~ax: City: ~ULLEY~VILL E Stater ZIP: 7i~3 Email: ,4pplieant's Status: (checkorreJ ,,Ca'Owner ^ Representative ^ Tenant ~ Prospective Buyer Property Owner: 3 AM _t Company: Address: Tel: Fax: City: State: ZIP: Email: Ownership Status: (check are) ^ Individual ^ Trust ^ Partnership ^ Corporation For Dep entat Use Onty SIGNATURE Of APPU N IQ7~N OR TYPE NAME) ~ l o _ O Case ~~ SIGNATURE: Date: ~~ " 2 ~ l~~ 7otoi Fee(s): ~~ .~ SIGNATURE OF PROPER W R SI NAND PRINT OR TYPE NAME) Receipt ~: SIGNATURE: Date 5utmdtted: ~ °~'~` ~O (Letter of aulh mtion requU s other than properly owner) ~~~ ~~ ~~ Accepted By: The property owns u slg p ~ on or submit a uotarized letter of authorization. t a, (~ .~ Public Hearing Date: t Rev: 12(09 rFirv' ~tlF C'E_>K CiF T WbRK PH`)NE 817 528 7889 D O ~. ~ L, V r~~ October 19, 2010 Ron Ruthson City of Colleyville rI'itle Planning and Zoning Colleyville, `Texas 76034 Dear Ron, After much deliberation over the abandonment of Ruth Road, it has become apparent that very little movement has taken place to resolve this issue. Because of the slow progress, I have decided to take a new approach and move my entire home back I$ feet to ac- commodate the back side of Ruth Road. In doing this , it will cause the back corner of the garage to violent the 10 foot easement on the north side of the property. The back corner of the garage will be approximately 2 to 3 feet oEI' the corner while the front will be be- yond 10 feet. Enclosed is a plot plan of this encroachment for 5513 Montclair Drive. Please consider this as my formal request for violation of the easement, and wish to have this incursion permitted by the City of Colleyville. I will be happy to present this to the Planning and Zon- ing Board if it requires a formal presentation. Also, I am still inter- ested in the abandonment of Ruth Road. This too could be ad- dressed at the same time. Don Enty MD Exhibit Provided by Applicant _„~,r.~...,... ~;. l R-- . ~, ~' Cit of Colle ville City Hal' '~ J y 100 Main Street ~~ Colleyville, Texas 76034 -'~a.;F Agenda Briefing 817.503.1000 www.colleyville.com File Number: File Type: Case Status: Board Public Hearing Version: 1 Requester: Community Development Department Agenda Date: 12/08/2010 Agenda No.: 7b Controlling Body: Zoning Board of Adjustment Final Action: File Name: Case VC10-006 -Request for a variance to the side setback requirements of Chapter 3 of the Land Development Code on Lot 1, Block 1 of the Couch Potatoe Farm Addition located at 1700 Oak Knoll Drive Attachments: Location and Zoning Map Notification List Letters of Support Application Applicant's Request Survey Site Exhibit Provided by Applicant Exhibit Provided by Applicant Photos Provided by Applicant History of Legislative File Version: Date: Acting Body: Action Text: 1 12/08/2010 Zoning Board of Adjustment Title Case VC10-006 -Request for a variance to the side setback requirements of Chapter 3 of the Land Development Code on Lot 1, Block 1 of the Couch Potatoe Farm Addition located at 1700 Oak Knoll Drive Explanation Catherine and Michael Neece, the applicants and property owners, of 1700 Oak Knoll Drive, are requesting a variance to construct a bay window which would encroach into the 15 feet side yard setback. When the home was originally built, it was done so as to not conform with the side yard setback requirements. Therefore as is exists today, it creates a legal non-conforming side yard that is less than the 15 feet of what is required by Chapter 3 -Land Use in the Land Development Code. Section 3.24.G -Schedule of District Regulations of the Land Development Code restricts the side yard in an R40 Zoning District to be 15 feet. The designated zoning of this property is in the R40-Single Family Residential zoning district and the established building line setbacks are as follows: Front Yard: 40 feet Side Yard: 15 feet City of Colleyville Page 1 Printed on 12/3/2010 Agenda Briefing Continued Rear Yard: 25 feet Public Notification. Staff mailed notices to 11 property owners within 200 feet of the site. As of this writing, staff has received two letters of support regarding this variance request. Summary. The Land Development Code specifically outlines the side yard as well as the building line setbacks for each zoning district. The site plan submitted does not indicate the encroachment into the side yard. The Land Development Code does not allow the expansion of any legal non-conformity therefore; staff does not recognize a hardship with this request. Recommendation Denial City of Colleyville Page 2 Printed on 12/3/2010 Location and Zoning Map 4604 ____ _ ------_.1-1_~. ,- -_s.Z. d50fl '1809 1805 R40 ~ 4600 177 R40 "18'(7 Site .- 16fl0 ~i bfl8 ~ 700 'i 704 ~ R40 ~ 11304 L, 1`--~-..~ '`-~--~~ -__~ 1708 1712 1609 ".~~ 1804 ~ 1701 R40 ~ 1 X309 ~ ~ 1804 g t 1 ~1~~ ~ ~ ~ _~~~ R40 ~\~ -_-~~_ ~ ~ 1h01 ~ ` ~ ~„~ 804 ~~ Notification List OWNER NAME OWNER ADDR OWNER CITY OWNER STATE OWNER ZIP SITUS ADDR Cowley, Thomas C Etux Norma K 4604 Behrens Rd Colleyville TX 76034 004604 Behrens Rd Abitz, William C Etux Molly D 1711 Tyler St Colleyville TX 76034 001711 Tyler St Walker, Deborah L 4600 Behrens Rd Colleyville TX 76034 004600 Behrens Rd Arnett, John Etux Danielle 1708 Oak Knoll Dr Colleyville TX 76034 001708 Oak Knoll Dr Calvert, Jim & Diane 1704 Oak Knoll Dr Colleyville TX 76034 001704 Oak Knoll Dr Neece, Michael Etux Catherine, applicant 1700 Oak Knoll Dr Colleyville TX 76034 001700 Oak Knoll Dr Chamy, W Joseph Etux Judy A 1608 Oak Knoll Dr Colleyville TX 76034 001608 Oak Knoll Dr McOmber, Roger B Etux Rebecca 1609 Oak Knoll Dr Colleyville TX 76034 001609 Oak Knoll Dr Mojonnet, Yves H Etux Patricia 1615 Oak Knoll Dr Colleyville TX 76034 001615 Oak Knoll Dr Gabel, Larry Etux Linda 1701 Oak Knoll Dr Colleyville TX 76034. 0017010ak Knoll Dr Sandlin, Terry L Etux Melissa 5137 Davis Blvd North Richland Hills TX 76180 001801 Oak Knoll Dr Public hearing notices were mailed by Amy Shelley on Monday, November 22, 2010 NEB Letters of Support November 7, 2010 To Whom It May Concern: I, We have been informed of the proposed remodel of the master bedroom at 1700 Oak Knoll Dr. and find that this remodel will NOT effect our quality of living, our privacy or PmP~Y• rely, ,.,,~~ .. ~ ~~ ~ p,~1c /~K o/l ~.~. N~~C ~ November 7, 2010 To Whom It May Concern: i, VVe have been informed of the proposed remodel of the master bedroom at 1700 Oak Knoll Dr. and find that this remodel will NOT effect our quality of living, our privacy or PmPeL'tY• Sincerejly .~~ / ~ ~~v' °7'~~? ~ ~ f ' ~iv ~ ~ . 4~j !r ~~ ~....-~ "~ ...1~~~~~ C /l~1/r~r' /C;,~'Lv C ~~r /c' I~,~c ~t~r r.~Y `,,~ r .~- L..... co><..~~Li..E Community Development Services - ~ Application City of Colleyviile i 00 Main Street Colleyviile 7'X 76034 817.503.1050 ^ Zoning Change ^ Preliminary Plat ~ Zonirig Variance (iBA) ^ Special Use Permit ^ Final Plat ~ ^ Sign Variance (SBA) ^ Planned Unit Development ^ Minor Plat ^ Sidewalk /General Waiver ^ Site 8~ Landscape Plan ^ Amended Plat ^ Interpretation Appeal Project Name: IV f~ ~~~ Project Address (Loc latio~ ,n): ~ ~O b Q /~~ ,~,` ` ~~~,N, O l/~~1..~ ,,,.b~ . Legal Description: lA;~ ~ . ~ ~.. ~ UJw~- ~ W'CU-~~ ~Q~~'1.1 Proposed Number of Lots: Gross Acres: Existing Zoning: Proposed Zoning: Neighbofiood District: Existing Use: Proposed Use: Application Requirements: The applicant is required to su~nit sufficient information that describes and justifies the proposal. See aogrowtate eheckhst taxi fee schedule for tnMimutn reauiretnerth. htetunolete anoftcaHore will not ba oroeeaaed_ Appiicant: ~,A~,~t~~Nti~~ iC,l-I?I&t, r~ ~GC~ Company: Address: i7~0 ~fkK- kNUw f~sB-. Tel: g17-a(o7-y 7y7 i Sl7- 312 -~.~~ 2. City: ~A~I ~~V i ~(2 ~ State: TX ZIP: 7(~ 0 34 Email: Property Owner: Company: Address: Tel: Fax: City: State: ZIP: Email: Ownership Status: (check one) ^ Individual ^ Trust ^ Partnership O Corporation SIGNATURE OF APPLICANT (SIGN AND PRtPii OR TYPE NAME) ~ ~~ f~~f /~~~/y~y Case #. It e, ~ b~'VIJ~ ~,I a ~j_ ~- f~ ~ ~ ~~ SIGNATURE: • ~tlLVU.il~~~~ Dote: Total Fee(sl: _~ SIGNATURE OF PROPERTY OWNER {SIGN AND PRINT OR TYPE NAME) Receipt #:~~1~• t~/°l.. Jf SIGNATURE: Dote Submitted: ~ ~ ~ ~~ {Letter of suthorfzafion required if signature is other than property owner) • Accepted By: The property owner must afeo the application or submit a notarized letter of authorization. (tJ P~btc Hearing Date: Rev:l2/09 Applicant's Status: (check avee)Owner ^ Representative O Tenant ^ Prospective Bvyer S~~ ~' t~~~L Applicant's Request ~~~~ VARIANCE OR APPEAL APPLICATION 7EXA4 City of Coffeyville loo Ivtain street Coffeyville TX ?6034 817.503.1050 Please answer the following questions as completely as possible. Failure to outline fully the situation by answering these questions could cause unnecessary delay in evaluating your appeal. Additions{ pages may be attached if necessary. Have you applied for a building permit't Yes ^ No Have you filed an appeal or petition on this property before? ~ No O Yes 1. Completely describe the variance you are requesting. _ __~~ ~ __A ~(~; Q (i~~GI 2. Do similar conditions exist in the area9 6cplain. ______N ~__ _ __ 3. Describe how the unique conditions or circumstances do not result from your actions. 4. Is there anyway to do what you want without this request? _.----__-__________----~E~_..__.__~TT RGr~~I ._---.--_-_-- Acknowledgments I certiy that the above iniomration is correct and complete to the best of my knowledge and ability and that I am naw or will be fully prepared to present the above proposal at the Zoning Board of Adjustment hearing. I understand that in the event that I am not present or represented at the public hearing, the Board shall have the power to dismiss this proposal either at the call of the case or after the hearing, and that such dismissal shall constitute a denial. I reserve the right to withdraw this proposal at any time upon written request filed with the Community Development Department, and such withdrawal shall immediately stop all proceedings. I understand the filing fee is not refundable upon withdrawal of the proposal after public notice. I understand that if the request is approved, I must obtain a building permit from. the City before any work is started on the properly, and that the Boa s action does not constitute the approval of a building permit. Applicants Initials _ Date j(- ~- /l7 13 Attached to Variance Application- NEECE ^' 1700 Oak Knoll Dr., Colleyville, 7?(. 1. We, Michael and Catherine Neece, homeowners of 1700 Oak Knoll Or. are seeking to remodel the master bedroom which includes adding 77 sq. feet to make a bay window area for sitting. The existine residence constructed in 1993 by a prior owner violates the fifteen foot building setback established by the R-40 Zoning by 5 ft. Of the 77 sq. ft. of the proposed bay window addition, only 27 sq. ft. sits between the 10 ft.-15 ft. area. The remaining 50 sq. ft. would be in compliance with R-40 Zoning. The addition of this area is requested to upgrade the master bedroom to current market standards. The expansion of this area is not possible without the 27 sq. ft. of the proposed bay window. It is important to note that NO PART of this remodel would come any closer to the property line than the house already is and that the proposed remodel area is located in the backyard. Z. NA 3. The circumstances of our home at 1700 Oak Knoll Dr. being "non-compliant" were not of our doing nor were we informed of this non-compliance when we purchased the home from the original homeowners in 2003. This home was originally built in 1993 by the grand-daughter of Evelyn Couch who owned all the land in our subdivision-"Couch Potato Farm." It is unclear to us as to why it would have past inspection in 1993 if the R-4U Zoning regulation was in effect. This proposed remodel would in no wav effect any of our nehthbors in any way. Their privacy and their property would have absolutely no impact from this enhancement. Letters from each neighbor from the North, East and West sides of our home are attached to this appliption as proof of their approval of the remodel project. The addition of the 77 sq. ft. would greatly enhance the value of our home as well as bring much needed work to our community. 4. There is no way to do this project without this request. Kindest Regards, l ~~;~l,E?~k.~,,, i~~ ~ Michael/Catherine Neece ~ 1700 Oak Knoll Dr. Colleyville TX 76034 817-267-4747 ~fa~ Survey -~p_ ~~+ ~rT~~t~.aF~I~.'JY ~'L .. ~a.~Y~•y~w+~~~-•~FRh 1jZ Ir. t n • r+nr. t•sxr. 1 1 t ------- -- -.. ---...,' - ---- - r I 1 I 1 + I 1 I ~ LOT 1 ' BLK 1 1 , 1 1 t 1 1 I r„ ' ~ la, 1 .. ' r+ , t :.. ,': „~ t : r,I f• ., ~. l rB A.. 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