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Home My WebLink AboutPlanning and Zoning Commission-Agenda Packets-7/22/2013 City of Colleyville City Hall Planning and Zoning 100 Main Street Colleyville, Texas 76034 Commission 817. 503.1000 www.colleyville.com Minutes Monday, June 24, 2013City Council Chambers CALL TO MEETING TO ORDER The Planning and Zoning Commission meeting of the City of Colleyville was called to order by Chairman Byerly on June 24, 2013 at 7:00p.m. Roll Call Present: Commissioners Larry Knox, Dave Dudziak, David Wheelwright, David Phelps, and Jeff Byerly Absent: Commissioner Don Davisand Jim Gotcher Staff Present:Ron Ruthven, Darren Cain, Taci Wrisley, Rob McKeown, and Cathy Cunningham (City Attorney) INVOCATION The invocation was given by Chairman Byerly 1.APPROVAL OF MINUTES Commissioner Dudziak moved to approve the June 10, 2013 meeting minutes as corrected. Commissioner Knox seconded. The motion to approve as corrected carried with the following vote: Aye: 5 -Knox, Dudziak, Wheelwright, Phelps,and Byerly 2.CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON THE AGENDA AS A PUBLIC HEARING ITEM There were no citizen comments/presentations regarding items not on the agenda. 3.REGULAR AGENDA ITEMS 3aApproval of a preliminary plat for 12.0 acres on Tracts 3, 3E and 3F, of Abstract 936 of the Joseph M Looney Survey and Lot 1, Block 1, of the Bone Addition, located at 5008 and 5100 Bluebonnet Drive, Case PC12-021. Darren Cain presented the case and briefed the Commission. City of Colleyville Page 1 Planning and Zoning Commission MinutesJune 24, 2013 Bret Pedigo, on behalf of the applicant, came forward and briefed the Commission. Commissioner Dudziak questioned Mr. Pedigo regarding plans for a sidewalk along Bluebonnet Drive. Mr. Pedigo replied as part of their commitment to the City Council, they would be constructing a sidewalk along Bluebonnet Drive. Commissioner Phelps made a motionto approve Case PC12-021. Commissioner Wheelwright seconded. The motion to approve carried with the following vote: Aye: 5 -Knox, Dudziak, Wheelwright, Phelps,and Byerly 4.PUBLIC HEARING AGENDA ITEMS 4aRequest for a replat on Lot 2R1,Block 1, of the Pleasant Oaks Estates Addition located at 511 Shelton Drive, Case PC13-005. Darren Cain presented the case and briefed the Commission. Chairman Byerly opened the public hearing at 7:08 p.m. Gary Quinn, the applicant, came forward and briefed the Commission. There being no one else wishing to speak, the public hearing was closed at 7:09 p.m. Commissioner Wheelwright made a motion to approve Case PC13- 005. Commissioner Dudziak seconded. The motion to approve carried with the following vote: Aye: 5 -Knox, Dudziak, Wheelwright, Phelps,and Byerly 5.ADJOURNMENT The meeting adjourned at 7:10 p.m. The minutes were written and prepared by: City of Colleyville Page 2 Planning and Zoning Commission MinutesJune 24, 2013 Taci Wrisley Planning and Zoning Assistant The meeting minutes were approved on July 22, 2013 by a vote of________. City of Colleyville Page 3 Location and Zoning Map 6100 6101 6115 R-30 R-30 R-20 6000 R-20 6005 6101 5917 R-40 5918 R-40 6001 R-40 R-40 6095 516 700 704 612 608 R-20 R-20 AG R-30 AG R-30 701 605609 601 R-40 R-40 Aerial 6095 612 608 AG AG 1007 1005 1003 909 5606 1001 5609 R-20 5607 5604 5615 5600 5605 1008 1008 1008 5603 56015609 AG CHURCH ST 1100 5520 5601 1009 PUD-C 1109 5510 5505 CC-1 CC-1 5501 5500 5408 5505 5413 Text 1201 5300 CC-2 5401 CC-1 CC-1 5311 CC-1 5200 AG 5309 5301 1221 5307 5303 1104 5232 PUD-C 1105 CPO 5301 5204 16 5199 PUD-C CC-1 5209 14 PUD-R PUD-R 5200 R-20 5141 1108 1100 5520 1109 5510 1007 5500 5408 5413 5401 5300 5311 Location and Zoning Map 110110136200 CHANTAL LN 901813 R-40 R-40 508 6113 715 6112715 6108 6109 R-40 R-40 R-40 R-20 R-40 R-20 6104 6105 715 SubjectProperty 6101 6100 60286032 6004 708 60005917 600860206024716 6016 720712 724 704 6012 5935 LOCKLEY WAY 5928 5912 59315913 727 5924 60216025 6005 6021 613 715 5927 711 719 723 5922 5921 5923 816 5920 5908 5909 6017 R-20 R-20 5918 59175919 5916 716 R-20 712 R-20 724 720 5914 59135915 5912 6013 5905 5904 5910 5909 5911 TAPPEN SHIRE 5908 727 610 LAURA LN 59055906 5907 5904 6009 R-20 R-20 715 711 5902 5901 5903 719 5900 5900 816 5846 584758495901 5844 6008 PUD-R PUD-R 6005 5842 5843 5845 5840 712 716 720 5800 5812 5838 58395841 5836 5813 DUNS TEW PATH 6001 5816 5834 58355837 5832 58305808 58315833 5828 5809711707 5812 715 5829 719 5824 816 5825 5820 5804 5808 R-40 5805 R-40 5821 5803 5816 708 708 5804 708 5815 5812 5800 5811 5801 712 580858045807 5801 716 5800 5996 5997816 5714 5705 701 705 5704 5708 5712 801 805 5701707 5700 5700 1121 1217 5617 5616 5613 R-40 R-40 5612 5608 5608 5613729 56095612 5608 1117 5604 5609 ôóõ 56055608 5600 5604 5600 5600 709 5605 56015604 5600 PUD-R PUD-R R-30 5516 R-30 5601 5522 5525 5521 5529 5514 5518 5509 5513 5505 5512 5616 5514 909 907 Aerial Looking North LOCKLEY WAY Subject Property TAPPEN SHIRE LAURA LN DUNS TEW PATH Location Map Subject Property GLADE RD. Aerial 00 2704 2806 27122802 2708 2810 2900 IGHGROVE CT H 01 2705 2713 2807 2709 2901 2809 5 Subject Property 5009 2800 5 2900 2712 5 5005 5 2908 2904 2900 2808 2804 2800 2712 2708 2704 2700 Statement of Planning Objectives Supplemental Sidewalk System Map Subject Property GLADE RD. Location and Zoning Map 6009 6008 6004 6008 6009 715 R-40 R-20 6005 6004 6004 6005 6000 6001 6000 708 6000 716 6001 720712 704 LOCKLEY WAY 600 500 5912 6021 609 613 715 711 605 719 5909 723 5908 601 6017 5905 716 712 606 724 720 5904 604 5904 R-20 6013 EN SHIRE P 5901 610 Subject 5900 5900 R-20 6009 715 711 Property 719 605 5817 613 6095816 8 5816 6005 712 716 720 5813 5812 DUNS TEW PATH 5812 6001 5809 1 5808 5808 711 707 715 719 2 5805 5804 8 5804 5803 708 708 5804 708 35801 5800 5800 712 L.D. Lockett 716 701 705 609 501 801 707 509 605 601 5700 5609 413 R-40 5608 5608 5613 729 5604 5605 5604 5605 5600 5600 5600 709 5600 5601 R-30 5601 5516 Aerial 6009 6008 6004 6008 6009 715 6005 6004 6004 6005 6000 6001 6000 708 6000 716 6001 720712 704 LOCKLEY WAY 600 500 5912 6021 609 613 715 711 605 719 5909 723 5908 601 6017 5905 716 712 606 724 720 5904 604 5904 6013 EN SHIRE P 5901 610 Subject 5900 5900 6009 715 711 Property 719 605 5817 613 6095816 8 5816 6005 712 716 720 5813 5812 DUNS TEW PATH 5812 6001 5809 1 5808 5808 711 707 715 719 2 5805 5804 8 5804 5803 708 708 5804 708 35801 5800 5800 712 L.D. Lockett 716 701 705 609 501 801 707 509 605 601 5700 5609 413 5608 5608 5613 729 5604 5605 5604 5605 5600 5600 5600 709 5600 5601 5601 5516 Applicant's Request Date: July 18, 2013 To: City Staff, Planning & Zoning Commission & City Council From: Bryan Holland, Director of Acquisition & Development Re: Preliminary Plat for Country Way Addition and Requested Vari Dear Staff, P&Z Commissioners & Council Members: We have been working with staff and the surrounding property own successfully plat the property for five new residential homes. constraints regarding drainage, street design and utility locati We are confident that these issues can be resolved through coord on behalf of the city and ourselves. If this can occur, we can manageable, allow for the redevelopment of a beautiful area of t amount of taxable revenue over what is currently existing. First off, what we are requesting . . . 1.A professional engineer designed rural street section t development standards that eliminates traditional standup curve on each side of the road. This street section is indicated on the plans submitted. 2.That sanitary sewer is allowed to be constructed under the improved roadway as opposed behind curve. a.With a rural street design this is necessary to allow room for t also allow for the preservation of some very old oak trees in th 3.A slight variance to lot widths in the current zone (R20) from a width to . a.The lots greatly exceed minimum depth and overall square footage 4.A variance from the sidewalk requirement installation a.With a rural street design there is little room for sidewalk and preservation of the country feel and some very old oak trees in To better understand our proposed design criteria and requested street section, we would like to first look historically at this. 1.The properties surrounding Country Way were initially platted so Texas because at the time, Colleyville did not have the ability 2.When the property was initially platted, the owners created a th access the properties instead of a traditional public right-of-way because the city of Colleyville did not have the services available to maintain a 3.Since that time, the surrounding owners on Country Way have owne ingress/egress easement at their expense. Applicant's Request 4.The existing ingress/egress easement does not meet city standard 5.Historically, the County Way properties have received drainage f west as indicated on the submitted Preliminary Drainage Map. Th these surrounding properties which historically sheet flowed on 6.Twenty plus years ago, The Oaks development north of the Country which, according to the property owners on Country Way, helped t historic flow across the Country Way properties. In other words 7.Some 6-7 years ago, the City of Colleyville approved the develop Covington Addition, directly to the west of the Country Way prop even though the undeveloped and developed flows from the Covingt approximately the same, the developed flows are concentrated, ch one point on the Country Way property. This increases the veloc opposed to the property sheet flowing across several hundred fee unmanageable situation. In other words, this made the drainage 8.According to the professional engineer of record on this project did and was allowed to do (by concentrating its flows), is techn been required to work with the downstream property owner to secu then determine how to get the redirected and concentrated water location) to Point B (bar ditch in L.D. Lockett) without adverse did not occur. 9.The resulting affect is an unmanageable drainage situation which properties along Country Way, making it difficult for them to se causing diminished property values. How do we propose to solve these issues? 1.The existing property owners along Country Way have agreed to de allow for -of-way. 2.In order to manage the drainage and solve the problem created by are proposing to create a professional engineer designed rural s that can effectively and cost efficiently handle the water flow The subject site collects runoff from adjacent single family dev Specifically, runoff from the western property is discharge froman outlet structure at a point along the adjoining property line, see preliminary engineering f This created a concentrated point discharge to the subject site that The current owner has noted flooding issues after the constructi observer prior. In order to properly mitigate this concentrated Lockett with creating future erosive conditions, a non-typical r use of storm sewer conduit from the existing discharge point to issue onto the City and potential compound drainage issues for t Applicant's Request properties north of L.D. Lockett. The current section will mana existing flooding conditions along the western property line for residents. Further, the open channel convey water to L.D. Lockett more efficiently without creating another concentrated discharge Therefore this roadway section alternative addresses the existin future potential problems for someone else to manage. This desig approved by the City Engineer prior to construction. 3.Construct the new sanitary sewer under the new improved roadway. recently on other projects currently under construction in Colle addition, with a rural street section, the areas behind curb are and the handling of drainage. 4.Sidewalk does not lend itself to a rural street section and ther street section to allow for the construction of sidewalk. In addition, there is not existing sidewalk either on Country Way or L.D. Lockett and therefore it along Country Way) and lead to nowhere. We are requesting a var We respectfully request that you review our proposed development to build some beautiful new homes in Colleyville and make a prob This proposed course of action will limit interruption to existing residents a and mitigate drainage issues without creating a burden for the C If you have questions or concerns regarding this memorandum or o not hesitate to contact me. Cordially, Graham Hart, Ltd. Bryan Holland Director or Acquisitions & Development Location and Zoning Map 4211 4205 4209 4201 CityofHurst 4207 4113 4205 4201 4109 4104 4125 PUD-C PUD-C 4105 4121 4117 4101 4100 132 120 CC-3 CC-3 128 ACUFF LN 107 4013 4105 121 4012 4009 PUD-C PUD-C 4008 4005 4007 133 129 CN CN 125 4004 4003 4001 PUD-R PUD-R 4001 4000 4001 3919 3914 3913 200 124128 120 116 108112 104 SubjectProperty 3910 218 3907 100 210 3906 Cheek-SpargerRoad 219 215 3912 127 123 PUD-C PUD-C PUD-C PUD-C 3917 121 119 105 3901 3901 R-20 204 R-20 124128134 3801 200 CN CN 300 100 123 110 114 118104 202 206 210 214 3805 133 127 3809 203 106 125 PUD-R PUD-R 3725 108 111 115 3720 304 207300 211 208212 204 116200 112 3721 119 203 3726 GREENBRIAR LN 3716 3716 3717 3721 3722 3717 3716 3717 3716 3717 3712 3713 208 3717 3718 3713 2003712 3713 204 3712 3713 3708 WOODBINE DR 3709 212 3709 3708 3709 37133708 3709 3714 3704 3705 3705 3704 37083705 3709 3704 3705 3708 3709 3708 R-15 R-15 3700 37013701 3700 3701 3704 3700 3701 3705 3704 3705 3704 BRIARWICK LN 3616 3700 3701 3617 3700 3701 3700 3617 3616 301 213 209 205 3612 201 3616 3615 3616 3613 3615 3613 3616 R-20R-40 R-20R-40 Buffer Map 120132 128 ACUFF LN 107 4105 121 4007 133 129 125 4003 4001 3919 200 128 124 120 116 108112 104 3907 100 127 123 121 119 105 3901 124128 100 123 110 114 118104 202 206 127 106 125 3725 108 111 115 3720 207 200 116 112 1193721 203 GREENBRIAR LN 3716 3716 3717 3721 3716 3717 3712 3713 208 200 204 3712 3713 3708 WOODBINE DR 3709 212 3713 3708 3709 3704 3705 3708 Notification List Owner NameOwner AddressOwner CityOwner StateOwner ZipSitus Address Wallace, David A Etux Cynthia104 Greenbriar LnColleyville TX76034104 Greenbriar Ln Brand, Donald R121 Cheek Sparger RdColleyville TX76034121 Cheek Sparger Rd Bevill, James H Etux Claudia M119 Cheek Sparger RdColleyville TX76034119 Cheek Sparger Rd Blue Star Land Lp1 Cowboys PkwyIrving TX750633901 Colleyville Blvd Harris, D Keith108 Cheek Sparger RdColleyville TX76034108 Cheek Sparger Rd Hahn, Edward & Doris Est7500 Windswept TrlColleyville TX76034100 Cheek Sparger Rd Callaway, Curtis L & Trisha124 Felps CtColleyville TX76034124 Felps Ct Morrison, Pamela M710 Whispering Wood CirSouthlake TX76092123 Felps Ct Guest, Elizabeth V106 Greenbriar LnColleyville TX76034106 Greenbriar Ln Uhlenhaker, Ronnie RPO Box 1705Colleyville TX76034105 CHEEK-SPARGER RD Davila, Michael Etux Jennifer100 Greenbriar LnColleyville TX76034100 Greenbriar Ln Skinner, Edna Etvir Floyd D110 W Greenbriar LnColleyville TX76034110 W Greenbriar Ln Rhodes, Gregory Etux Frances114 W Greenbriar LnColleyville TX76034114 W Greenbriar Ln Howell, Dean G104 Cheek Sparger RdColleyville TX76034104 Cheek Sparger Rd Chatsworth Enterprises Llc4413 Bowman DrColleyville TX76034112 Cheek Sparger Rd Burns, Edward H7713 Lexus DrFort WorthTX76137120 Cheek Sparger Rd Woodbriar Estates HOA412 Woodbriar CourtColleyvilleTX76034Courtesy Notice Mark Howe, Applicant6617 Precinct Line Road, Suite 200North Richland HillsTX76182Applicant Public Hearing notices were mailed Friday, June 21, 2013 by Taci Wrisley Aerial 116 112 108 104 100 Cheek-SpargerRoad 119 105 100 110 104 106 Statement of Planning Objectives ORDINANCE O-13-xxxx AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, BY AMENDING THE OFFICIAL ZONING MAP AND CHANGING THE ZONINGON1.94ACRES ON LOT 1, BLOCK 1 OF THE SAN BAR SQUARE ADDITION SURVEY, LOCATED AT 105CHEEK- SPARGER ROADFROM THE PUD-C-PLANNED UNIT DEVELOPMENT COMMERCIALZONING DISTRICT TO THE PUD-R-PLANNED UNIT DEVELOPMENT RESIDENTIALZONING DISTRICT;PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE WHEREAS,the City of Colleyville has received an application for arezoning under Case No. ZC13-008; and WHEREAS,the City of Colleyville deems it necessary, for the purpose of promoting the health, safety, morals, or general welfare of the City to enact a new zoning ordinance; and WHEREAS,the City Council has appointed a Planning and Zoning Commission to recommend the boundaries of the various original zoning districts and appropriate regulations be enforced therein and to recommend a new zoning ordinance; and WHEREAS, the Planning and Zoning Commission has divided the City into districts and has prepared regulations pertaining to such districts in accordance with a comprehensive plan designed to lessen congestion in the streets; to secure safety from fire, panic, and other dangers; to promote health, general welfare; to provide adequate light and air; to prevent the overcrowding ofland; to avoid undue concentration of population; to facilitate the adequate provision of transportation, water, sewerage, schools, parksand other public requirements; and WHEREAS, the Planning and Zoning Commission, has given reasonable consideration, among other things, to the character of the districts and their peculiar suitability for particular uses, with a view to conserving the value of buildings and encouraging the most appropriate use of land throughout the City; and WHEREAS,the Planning and Zoning Commission of the City of Colleyville and the City of Colleyville City Council, in compliance with the Charter of the City of Colleyville, and State Law with reference Ordinance O-13-xxxx Page 2of 6 to changes to zoning classifications under the Zoning Ordinance Regulations and Zoning Map, having given the requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all the property owners generally, and to the persons interested and situated in the affected area and in the vicinity thereof, the governing body of the City of Colleyville is of the opinion that said change in zoning should be made. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEYVILLE, TEXAS: Sec. 1.THAT all the foregoing premises and findings are found to be true and correct and are incorporated into the body of this ordinance as if copied in their entirety. THAT the Comprehensive Zoning Ordinance of the City of Sec. 2. Colleyville, Texas, be, and the same is hereby amended by changing the zoning on 1.94acres on Lot 1, Block 1 of the San Bar Square Addition Survey, located at 105 Cheek-Sparger Road from the PUD-C-Planned Unit Development Commercialzoning district to the PUD-R-Planned Unit Development Residential zoning district, as depicted in the attached Exhibit “A”and “C”, and asdescribed in Exhibit “B”. Sec. 3.THAT the Official Zoning Map of the City of Colleyville be amended to incorporate the zoning change approved herein. Sec. 4.THAT the above described tract of land shall be subject to the following conditions: 1. GENERAL a. The purpose of this PUD-R is for a single-family residential development of detached dwelling units, constructed at a gross maximum density of 4.6dwelling units per acre. b. This development shall be generally consistent with the Statement of Planning Objectives, Exhibit “B”. c.The proposed development is subject to all the regulations contained in the Land Development Code, except as amended by this Ordinance. Ordinance O-13-xxxx Page 3of 6 2. DEVELOPMENTPLANAND PLATTING a.The development shall be generally consistent with the conceptual site plan, Exhibit “C”,which shall not be considered the preliminary plat. The actual street and lot arrangement may differ from that shown on the conceptual site planto accommodate topographic, drainage,or other conditions. b.The developer shall submit and receive approval from the City, a preliminary and final plat, approved as a single phase, in accordance with the requirements of the Land Development Code prior to development of this PUDR. 3. PERMITTED USES a.Single-family residences, detached b.Common open space areas 4. RESIDENTIAL LOT REQUIREMENTS AND SETBACKS a.Residential lot requirements and setbacks shall comply with the following provisions: 1.All lots shall be a minimum of 50 feet in width as measured at the building setback line. 2.The minimum lot size shall be 5,072square feet, with and average lot size of 5,785square feet. 3.The minimum lot depth shall be 119feet, except for lots whichfront the cul-de-sac. 4.Front Yard Setbacks: a.For lots that have a J-Swing garage: 10 feet b.For lots that have a front entrygarage: 20 feet 5.Minimum Rear Yard Setback:10 feet 6.Minimum Side Yard Setbacks: a.10 feet between structures; One (1) footand Ordinance O-13-xxxx Page 4of 6 nine (9) feet, or five (5) feet each sideproperty line. 7.Maximum Lot coverage: 65percent 5. RESIDENTIAL DESIGN REQUIREMENTS The following requirements shall apply to all homes constructed in this development: a.Homes maybe both single and two-story construction. b.Two-story homes on lots 5-9 mayhave balconies and verandasconstructed on the second floor. 6. OPEN SPACE a.This development shall provide a minimum of 14.24 percentcommon open space, which shall be configured as shown on Exhibit“C”.All open space areas shall be landscaped and maintained by the HOA. b.There shall be a dry retention basin constructed in open space lot 4a, located to the east of lot 4. c.No more than 50% of the open space area may be utilized for detention. 7. SCREENING AND TREES a.Awood screening fence, not to exceed six (6) feet in height, shall be constructed at the property lines adjacent to other residential properties to the east and south.A six foot wrought ironfence may be constructed adjacent to the open space lot 4a. b.A variable height screening fence, constructed of a combination of brick, stone, and wrought iron will be constructed along the north and west portion of the property adjacent to Cheek-Sparger road and San Bar Lane. The screening shallbe continuous along the boundary with the exception of entry road right-of-way. Sec. 5.THAT the above described tract of land shall be used only in the manner and for the purposes provided by the Comprehensive Ordinance O-13-xxxx Page 5of 6 Zoning Ordinance of the City of Colleyville as heretofore amended, and as amended herein. Sec. 6.THAT any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance of the City of Colleyville, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. THAT if any section, paragraph, subdivision, clause, phrase or Sec. 7. provision of this ordinance shall be judged invalid or unconstitutional, the same shall not affect the validity of this as a whole or any portion thereof other than that ordinance portion so decided to be invalid or unconstitutional. Sec. 8.THAT in addition to and accumulative of all other penalties, the City shall have the right to seek injunctive relief for any and all violations of this ordinance. Sec. 9.THAT it has been found that there has been a change in conditions in the above described property, it is now necessary that it be given the above zoning classification in order to permit its proper development and in order to protect the public interest, comfort and general welfare, and requires that this ordinance shall take effect immediately from and after its passage. AND IT IS SO ORDERED. th The first reading and public hearing being conducted on the 20day of August2013. rd The second reading and public hearing being conducted on the 3day of September 2013. PASSED AND APPROVED by the City Council of the City of Colleyville, Texas, on this the ________ day of _________________________ 2013. ATTEST:CITY OF COLLEYVILLE Ordinance O-13-xxxx Page 6of 6 Amy ShelleyDavid Kelly City SecretaryMayor APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney Exhibit “A”–Location and Zoning Map Exhibit B –Statement of Planning Objectives Exhibit B–Statement of Planning Objectives (Cont.) Exhibit B–Statement of Planning Objectives (Cont.) Exhibit C–Conceptual Site Plan