M E M O R A N D U M. Tom Elgin, Community Development Manager

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1 M E M O R A N U M Meeting ate: September 6, 211 Item No. H-1 To: From: Subject: an O Leary, City Manager Tom Elgin, Community evelopment Manager PUBLIC HEARING: Consider an ordinance approving a planned development amendment for Cottages at Lyndhurst, a proposed senior independent living development, located on a 3.5-acre lot, on the southwest corner of avis Boulevard (FM 1938) and Lyndhurst Way, at 8745 avis Boulevard, being Lot 1, Block G, Estates of Lyndhurst, and zoned P-R (Planned evelopment Retail). Brickstone evelopment, LP, owner/applicant/developer. Adams Engineering, engineer. (Z-11-3) Action Requested: Property escription: Property Owner/ Applicant/ eveloper: Engineer: Current Zoning: Background: Conduct a public hearing and consider an ordinance approving a planned development amendment for a proposed senior independent living development named the Cottages at Lyndhurst. A 3.5-acre lot, being Lot 1, Block G, Estates of Lyndhurst, at 8745 avis Boulevard Brickstone evelopment, LP. Adams Engineering P-R (Planned evelopment - Retail) The City Council approved a zoning change for Estates of Lyndhurst on November 16, 24 (Ordinance No. 1231) for Page 1 of 1

2 sixty-nine (69) residential lots, three (3) open space lots, and one (1) retail lot. This zoning change established the building setbacks, lots size and dimensions, and permitted uses for this development. On June 12, 26, a final plat was filed at Tarrant County for the Estates of Lyndhurst development. A copy of Ordinance No and the approved zoning exhibit are enclosed with this packet. Prior P Amendment Request: City Council recently tabled a previous planned development amendment request on this retail lot for a proposed assisted living facility consisting of ninety (9) units at their July 19, 211 regular meeting. It involved an amendment to a few of the existing development standards such as a reduction to the minimum lot size, reduction to the building setback lines, and waiving a required masonry screening wall. This prior planned development request is scheduled to be on tonight s agenda as Old Business Item G-1 upon which the applicant has requested to withdraw this application. The applicant has since met with adjacent properties including the Estates of Lyndhurst HOA regarding a revised proposal for this property and submitted a new planned development amendment to allow a senior independent living development named the Cottages at Lyndhurst which is up for City Council s consideration on tonight s agenda. Analysis: The purpose of this planned development amendment is to add an additional set of development standards for the retail lot for the sole purpose of developing a senior independent living development. These new set of development standards will be utilized only if site plan and final plat applications are submitted for the construction of the senior independent living development. Otherwise, the current retail development standards will be utilized for any use that is listed as a permitted use on the Retail (R) zoning district use chart within the Unified evelopment Code (UC). The Planning and Zoning Commission considered this planned development amendment request at their August 8, 211 meeting and recommended approval with conditions. The applicant has since made revisions to the concept plan proposal based on input from the public hearing and recommendation by the Planning and Zoning Commission. The proposed changes will be indicated in bold, green text and the revised exhibits are enclosed with this packet as Exhibit A. A copy of the original version that was presented to the Planning and Zoning Commission on August 8, 211 is also included under Staff Attachment for reference. Page 2 of 1

3 Proposed Use: The proposed senior independent living use is a modification of the listed Retirement Home/Nursing Home, a permitted use in the P-R zoning district (Ordinance No. 1231) for the Estates of Lyndhurst. A Nursing Home/Retirement Home is defined in the UC as a home or living quarters where elderly or handicapped persons are provided with lodging, meals and nursing care. The applicant is proposing to develop a private and gated townhome development for seniors, consisting of eight (8) buildings, each containing living units. There will be a total of twenty (2) living units that are age-restricted to 55 and older. No care or meals will be provided to the homeowners. Each unit will have its own two (2) car garage and be platted on a separate lot. The applicant has also limited the maximum height of the buildings to one (1) story in height. The applicant has revised the concept plan since the Planning and Zoning Commission meeting from four (4) buildings with twenty-one (21) living units to eight (8) buildings with twenty (2) living units. The common meeting space for the tenants was also removed from the concept plan. The revised concept plan is within Exhibit A which is enclosed with this packet. Minimum Lot Size: The proposed minimum lot size for the senior independent living development is twenty-five thousand (2,5) square feet for each lot. This minimum lot size is only if this property is developed as senior independent living. If this property develops as a retail use, then the original minimum lot size of 156,696 square feet for the existing planned development will be utilized. Minimum welling Unit Size: The Planning and Zoning Commission recommended that the minimum dwelling unit be one thousand eight hundred (1,8) square feet at their August 8, 211 meeting. The proposed planned development will meet this minimum dwelling unit size recommendation. Building Setbacks: Ordinance No states that the minimum building setback when adjacent to a single family district is sixty feet (6 ). This regulation matches the current UC standard for building setbacks for non-residential uses when adjacent to residential uses or zoning. The property to the south of the Estates of Lyndhurst retail lot is currently zoned SF-L (Single Family-Low ensity 36, square foot minimum) and a sixty-foot (6 ) building setback is required along the south property line. In addition, the properties to the west of this retail lot are currently zoned P-PH (Planned evelopment Patio Homes) and a sixty-foot (6 ) building setback is also required along the west Page 3 of 1

4 property line. As part of the proposed development standards for the senior independent living development, the applicant proposes to reduce the building setbacks along the west and south property lines of the retail lot from sixty feet (6 ) to twelve feet (12 ) along the west property line and twenty feet (2 ) along the south property line. There are no other building setbacks that are proposed to be changed. This building setback reduction is only if this property is developed as senior independent living. If this property develops as a retail use, then the original building setback lines as stated for the existing planned development (Ordinance No. 1231) will be utilized. Screening: Parking: Access Section 9.8 (B) of the UC requires a masonry screening wall when a non-residential development is constructed adjacent to a single-family residential use. Along the west property line, this development will utilize the existing six-foot (6 ) masonry screening wall that has been constructed for the Estates of Lyndhurst residential development. The applicant is proposing to install a six-foot (6 ) masonry screening wall along the south property line. The property to the south is currently zoned as SF-L. The applicant is also proposing a masonry and wrought iron combination screening wall along the frontage of avis Boulevard. Photos of the proposed walls are included with this packet. The UC requires two (2) enclosed parking spaces located on the same lot as the main structure as stated in Section 8.4 (A.9.a.4) under Planned evelopment Standards for Townhouses. The proposed development will have two (2) car garages for each unit (a total of 2 units) as well as two (2) additional parking spaces in front of each garage. The applicant is also proposing three (3) parking spaces for visitors for a total of eighty-three (83) parking spaces to serve this development. The Planning and Zoning Commission recommended that a minimum of two (2) parking spaces be required in the driveway in front of each dwelling unit s garage and an additional thirty two (32) parking spaces be provided onsite for visitors at their August 8, 211 meeting. The parking layout of the concept plan has been revised since the Planning and Zoning Commission meeting from two (2) car garages for each unit (21 units total) and eleven (11) visitor parking spaces for a total of fifty-three (53) parking spaces to four (4) spaces per unit (2 units total) and three (3) visitor parking spaces for a total of eighty-three (83) parking spaces. The revised concept plan is within Exhibit A which is enclosed with this packet. Page 4 of 1

5 Easement: As part of the planned development amendment request, the applicant is proposing to construct a thirty-one foot (31 ) mutual access drive that will be privately owned and maintained by the property owner s association. This access drive matches the typical residential street design in accordance with the City s esign and Technical Construction Standards (TCS) and will be recorded as a separate lot and block as part of the Estates of Lyndhurst replat when the applicant subdivides the one (1) retail lot into twenty (2) living unit lots and two (2) open space lots. Since this development is proposed to be private and gated, the applicant is providing an access gate at the entrance with Opticom system and Knox box to meet Fire protection requirements. The access drive will terminate at the south property and will not connect to the adjacent property to the south. If this property develops as a retail use, then a cross access connection to the adjacent property to the south will be provided as stated in the existing planned development (Ordinance No. 1231). The applicant has revised the mutual access drive in the concept plan since the Planning and Zoning Commission meeting from a twenty-four foot (24 ) mutual access drive to serve four (4) buildings with twenty-one (21) living units to a thirty-one foot (31 ) mutual access drive serving eight (8) buildings with twenty (2) living units. The revised concept plan is within Exhibit A which is enclosed with this packet. Landscaping & Tree Preservation: The proposed development standards for the senior independent living development indicate there would be no landscape buffers along the west and south property lines. Section 9.2 (F.1.c) of the UC states that a thirty-foot (3 ) landscape buffer is required when adjacent to single-family residential zoning or uses. The thirty-foot (3 ) landscape buffers along avis Boulevard and Lyndhurst Way would remain the same as the existing planned development. This landscape buffer removal is only if this property is developed as senior independent living. If this property develops as a retail use, then the original landscape buffers and planting requirements as stated in the existing planned development (Ordinance No. 1231) will be utilized. Site Lighting: All lighting requirements established in the UC will be met at the time of Site Plan and a Photometric Plan will be submitted as part of the Site Plan package. Page 5 of 1

6 rainage & Utilities: All drainage and utility requirements will be met at the time of Site Plan application. Photo examples of the proposed detention facilities are included with this packet. Existing Roadway Access: Lyndhurst Way, a two (2) lane concrete local street accessed from avis Boulevard (FM 1938), a six-lane divided arterial street. Surrounding Zoning & Land Uses: Public Input: Board Review: North: Milestone Park, undeveloped City parkland South: Single-family residence zoned SF-L East: Rolling Wood residential subdivision zoned P-SF-12 (Planned evelopment-single Family-12, squarefoot minimum); undeveloped land zoned SF-L West: Estates of Lyndhurst residential subdivision zoned P- PH (Planned evelopment-patio Homes) Zoning change applications require public hearing notification letters to be sent out ten (1) days prior to the Planning and Zoning Commission meeting to all property owners within two hundred feet (2 ) of the subject site. A public hearing notice sign was also posted on the site. Thirty-one (31) property owners were sent letters of this public hearing. In addition, the Rolling Wood HOA and the Estates of Lyndhurst HOA were both sent letters of this public hearing. Notification of a Public Hearing was published in the local newspaper (Fort Worth Star-Telegram) fifteen (15) days prior to the scheduled City Council meeting date. Staff has received one (1) walk-in from the public requesting information about this planned development request as of August 3, 211. In addition, there were six (6) individuals who spoke at the Planning and Zoning Commission public hearing on August 8, 211. The Planning and Zoning Commission conducted a public hearing and considered this planned development amendment on August 8, 211 and recommended approval (4-1) with the following conditions: 1. A minimum dwelling unit size of 1,8 square feet shall be required. 2. A minimum of two (2) parking spaces shall be required in the driveway in front of each dwelling unit s garage. An additional thirty two (32) parking spaces shall be provided on-site for visitors. Page 6 of 1

7 Summary: The applicant has met the requirements of the UC for this planned development amendment application and is requesting an amendment to the existing planned development to add an additional set of development standards for the retail lot for the sole purpose of developing a senior independent living development. The details of the development standards are outlined in the attached Exhibit A as provided by the applicant. If this property develops as a retail use, then the original landscape buffers and planting requirements as stated in the existing planned development (Ordinance No. 1231) will be utilized. A detailed site plan and construction plans will be submitted for review by the City before any permits can be issued. Section 8.2 (.1.e) of the UC states that when considering a zoning change request, the Planning and Zoning Commission and City Council shall consider the following factors: 1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole, and in compliance with the Future Land Use Plan. 2) Whether the proposed change is in accord with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings. 3) The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development. 4) The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change. 5) How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved. 6) Any other factors which will substantially affect the health, safety, morals, or general welfare. Supporting ocuments: Supporting documents include: Planning and Zoning Commission Meeting Minutes (August 8, 211) Proposed Ordinance o Exhibit A Page 7 of 1

8 Applicant s Letter and Proposed evelopment Standards Chart (revised August 26, 211) Concept Plan (Black & White) for the Cottages at Lyndhurst - (revised August 26, 211) Concept Plan (Color) for the Cottages at Lyndhurst - (revised August 26, 211) Aerial with Concept Plan Overlay for the Cottages at Lyndhurst - (revised August 26, 211) Photo examples of screening wall and detention facilities. Staff Attachments o Ordinance No o Approved Zoning Exhibit (Approved November 18, 24) o Planned evelopment Exhibits as presented to Planning and Zoning Commission on August 8, 211 Property Maps o Zoning Map (Aerial dated March, 211) o Aerial View (Aerial dated March, 211) Recommended Actions: City Council has the following options when considering a planned development amendment application: 1. Approve as submitted with conditions; 2. Approve with additional condition(s); 3. Tabling the agenda item to a specific date with clarification of intent and purpose; or 4. enial. Staff Recommendation: Staff forwards this planned development amendment application for City Council consideration as submitted in the attached Exhibit A with the following conditions: 1. A minimum dwelling unit size of 1,8 square feet shall be required. 2. A minimum of two (2) parking spaces shall be required in the driveway in front of each dwelling unit s garage. An additional thirty two (32) parking spaces shall be provided on-site for visitors. Page 8 of 1

9 Minutes of the Planning and Zoning Commission August 8, 211 Page 9 of 1 1. Consider a recommendation for a variance to the City of Keller Unified evelopment Code, Article 8, Zoning/istricts, Section 8.4 (C.4.c.1.d), Old Town Keller Overlay istrict, esign Standards-Main Street Subdistrict, Signage Requirements, for Bottlecap Alley, a 2,64 square-foot restaurant, located on a.9-acre lot on the west side of South Main Street (U.S. Highway 377), approximately 6 feet south of Keller Parkway (FM 179), at 148 and 148A South Main Street, being Lots 15 and 16, Block 3, Original Town of Keller, and zoned R-OTK (Retail-Old Town Keller Overlay istrict). Norma Steward, owner. Westex Café Ltd., applicant/developer. (Case No. UC-11-1) oug Mconald, Planner II gave an overview of the project and staff s recommendation. Mr. Larry Marshall, Wastex Café Ltd. was present to address the Planning and Zoning Commission and answer questions. No discussion was held on this agenda item. an Truby motioned to approve Item E-1 as submitted with the following conditions: 1. The variance request to allow the Bottlecap Alley s projecting sign on the east side of the building to be eleven feet (11 ) in sign height shall be allowed. 2. The variance request to allow the Bottlecap Alley s projecting sign on the east side of the building to be three feet (3 ) in sign width shall be allowed. Carol Blevins seconded and the motion carried unanimously (6 ; Cox absent). 2. PUBLIC HEARING: Consider a recommendation of a Planned evelopment Amendment for Estates of Lyndhurst retail site for the Cottages at Lyndhurst, a proposed senior independent living development, located on a 3.5-acre tract of land, being Lot 1, Block G, Estates of Lyndhurst, located on the southwest corner of avis Boulevard (FM 1938) and Lyndhurst Way, at 8745 avis Boulevard, and zoned P-R (Planned evelopment-retail). Brickstone evelopment, LP, owner/applicant/developer. Adams Engineering, engineer. (Case No. Z-11-3) Commissioner Jackie Black recues herself from consideration of this agenda Item E-2. avid Hawkins, Senior Planner gave an overview of the project and staff s recommendation. Mr. Phil Chaffins, Brickstone evelopment, LP was present to address the Planning and Zoning Commission. Jay Brown opened the public hearing on Item E-2. Mr. Jim Humphrey, 99 Nottingham Road, Keller, Texas; Mr. Gary Swank, 929 Glenhurst Road, Keller, Texas; Mr. John Rainey, 924 Glenhurst Road, Keller, Texas; and Mr. Bryan Bernard, 91 Glenhurst Road, Keller, Texas spoke in opposition of the project and were concerned with the site access, project phasing, potential increase in traffic, screening, setbacks, visitor parking, age and renter restrictions, landscaping, project density, the need for a traffic signal on avis Boulevard, trash locations, and building height. Ms. Beverly White, 916 Glenhurst Road, Keller, Texas and Mr. Matthew May, representing 8789 avis Boulevard, Keller, Texas, spoke in favor of the project. John Hoffmann motioned to close to the public hearing for Item E-2. Carol Blevins seconded and the motion carried unanimously (5 ; Black abstain, Cox absent). iscussion was held regarding parking, minimum square footage of dwelling units, age and renter restrictions, site density, parking along Lyndhurst Way, trash pickup locations, and Page 9 of 1

10 Minutes of the Planning and Zoning Commission August 8, 211 Page 3 of 1 entry gate stacking. Carol Blevins motioned to deny Item E-2 as presented. John Hoffmann seconded and the motion failed (2 3; Black abstain, Cox absent) with the following vote: Ayes: Nays: John Hoffmann, Carol Blevins Jay Brown, Leslie Sagar, an Truby iscussion was held regarding parking and minimum square footage of dwelling units. Leslie Sagar motioned to approve Item E-2 as presented with the following conditions: 3. A minimum dwelling unit size of 1,8 square feet shall be required. 4. A minimum of two (2) parking spaces shall be required in the driveway in front of each dwelling unit s garage. An additional thirty two (32) parking spaces shall be provided onsite for visitors. an Truby seconded and the motion carried (4 1; Black abstain, Cox absent) with the following vote: Ayes: Nays: John Hoffmann, Jay Brown, Leslie Sagar, an Truby Carol Blevins F. ISCUSSION 1. Presentation and iscussion on the Katy Road Overlay istrict Project. avid Hawkins, Senior Planner gave an overview of the project and presented staff s recommendation and the public comments received at the Katy Road Overlay istrict Public Input Meeting on July 21, 211. The Commission had no comments regarding proposed uses along the Katy Road Overlay istrict. iscussion was held regarding pavement requirements for heavy load vehicles, outside storage screening, dumpster screening, landscape buffers, signage, lighting, and drainage. G. AJOURN Chairman Brown adjourned the meeting at 9:58 p.m. Jay Brown - Chairman Page 1 of 1

11 ORINANCE NO. AN ORINANCE OF THE CITY COUNCIL OF THE CITY OF KELLER, TEXAS, AMENING THE UNIFIE EVELOPMENT COE OF THE CITY OF KELLER, TEXAS, BY AMENING THE ZONING MAP AN AMENING A PLANNE EVELOPMENT FOR COTTAGES AT LYNHURST, A PROPOSE SENIOR INEPENENT LIVING EVELOPMENT, LOCATE ON A 3.5-ACRE LOT, ON THE SOUTHWEST CORNER OF AVIS BOULEVAR (FM 1938) AN LYNHURST WAY, AT 8745 AVIS BOULEVAR, BEING LOT 1, BLOCK G, ESTATES OF LYNHURST, AN ZONE P-R (PLANNE EVELOPMENT RETAIL), IN THE CITY OF KELLER, TEXAS; PROVIING A PENALTY AN AUTHORIZING PUBLICATION. WHEREAS, Brickstone evelopment, owner/applicant/ developer has submitted a planned development amendment request (Z-11-3) which has been reviewed by the City Staff; and WHEREAS, WHEREAS, WHEREAS, WHEREAS, notice of a hearing before the Planning and Zoning Commission was sent to real property owners within two hundred feet (2 ) of the property herein described at least ten (1) days before such hearing; and notice of a public hearing before the City Council was published in a newspaper of general circulation in Keller at least fifteen (15) days before such hearing; and public hearings to change the zoning on the property herein described were held before the Planning and Zoning Commission and the City Council, and the Planning and Zoning Commission has heretofore made a recommendation to approve the planned development amendment with conditions; and the City Council is of the opinion that the planned development amendment herein effectuated furthers the purpose of zoning as set forth in the Unified evelopment Code and is in the best interest of the citizens of the City of Keller. 1

12 NOW, THEREFORE, BE IT ORAINE BY THE CITY COUNCIL OF THE CITY OF KELLER, TEXAS: Section 1: Section 2: THAT, the above findings are hereby found to be true and correct and are incorporated herein in their entirety. THAT, the Unified evelopment Code of the City of Keller, Texas, and the accompanying Zoning Map are hereby amended by amending a planned development for Cottages at Lyndhurst, a proposed senior independent living development, located on a 3.5-acre lot, on the southwest corner of avis Boulevard (FM 1938) and Lyndhurst Way, at 8745 avis Boulevard, being Lot 1, Block G, Estates of Lyndhurst, and zoned P-R (Planned evelopment Retail), in the City of Keller, Tarrant County, Texas, with the proposal attached hereto as Exhibit A, and incorporated herein, as if fully set forth with the following conditions: 1. A minimum dwelling unit size of 1,8 square feet shall be required. 2. A minimum of two (2) parking spaces shall be required in the driveway in front of each dwelling unit s garage. An additional thirty-two (32) parking spaces shall be provided on-site for visitors. Section 3: THAT, any person, firm or corporation violating any of the provisions of this Ordinance, as read together with the Comprehensive Zoning Ordinance and accompanying map thereto, shall be guilty of a misdemeanor and upon final conviction therefore shall be fined in a sum not to exceed Two Thousand ollars ($2,.). Each and every day such violation continues shall constitute a separate offense and shall be punishable as such hereunder. Section 4: THAT, the City Secretary is hereby authorized and directed to cause publication of the descriptive caption and penalty clause hereof as an alternative method of publication provided by law. 2

13 AN IT IS SO ORAINE. Passed and approved by a vote of to on this the 6th day of September, 211. CITY OF KELLER, TEXAS ATTEST: BY: P.H. McGrail, Mayor Sheila Stephens, City Secretary Approved as to Form and Legality: L. Stanton Lowry, City Attorney 3

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31 S UTILITY CABINET UTILITY CABINET 22" OAK TREE 2" OAK TREE 24" OAK TREE 22" OAK TREE 2" ASPEN TREE 22" OAK TREE ' 16" OAK TREE H Y FH 7' " OAK TREE 12" OAK TREE 2" ELM TREE 16" OAK TREE 24" OAK TREE 2' " OAK TREE LP " ELM TREE 14" OAK TREE UG GAS UG RP " OAK TREE 14" OAK TREE UG BP TELEPHONE RISER 14" OAK TREE " OAK TREE TELEPHONE RISER TELEPHONE RISER FH 24" OAK TREE H Y UG BP L STREET Lyndhurst Way 16. T ' UTILITY ESMT ' R3' FH EXISTING SIEWALK 2+ W-1 86' F-F FFE= BUILING LINE 32' FUTURE CLUB- HOUSE ETENTION PON W/ WATERFALL FEATURE LOT 1 PROPOSE SIEWALK FM 1938 (avis Blvd.) FHW-3 FP= FP= EXISTING SCREENWALL LOT 21 BUILING LINE LOT 22 LOT 2 LOT 2 PROPOSE MASONRY FENCE LOT 3 LOT 4 3' 15' UTILITY ESMT. FP= FP= BLOCK A LOT 19 LOT 23 7' 5 LOT 5 BUILING LINE LOT 18 LOT 7 LOT FH 18. FP= LOT 17 LOT 8 LOT 9 LOT FP= C C 8 7 FP= PROPOSE BUILING LINE 12' LOT 16 LOT 15 LOT 14 24' 7' LOT 13 LOT 12 PROPOSE BUILING LINE LOT 11 CONCRETE EMBANKMENT 6' 12' R.O.W. 9 FH FP= ALVIN ALE KOENIG & WIFE, LYNA LOU KOENIG VOLUME 399, PAGE 231.R.T.C.T. ZONE: SF-L ET TREET 1 FP= Conceptual Site Plan Cottages at Lyndhurst July 26, 211 GRAPHIC SCALE 3 6 FEET 91 S. Kimball Avenue Southlake, Texas 7692 (817)

32 S UTILITY CABINET UTILITY CABINET H Y FH LP UG GAS UG RP UG BP TELEPHONE RISER TELEPHONE RISER TELEPHONE RISER H Y FH UG BP L STREET Lyndhurst Way 16. T FH 2+ W-1 86' F-F FFE= FHW-3 FP= FM 1938 (avis Blvd.) FP= FP= BLOCK A FP= FH 18. FP= FP= C C 8 7 FP= CONCRETE EMBANKMENT 6' 12' R.O.W. 9 FH FP= ET TREET FP= 64.6 GRAPHIC SCALE Conceptual Site Plan Cottages at Lyndhurst July 26, FEET 91 S. Kimball Avenue Southlake, Texas 7692 (817)

33 S UTILITY CABINET UTILITY CABINET 22" OAK TREE 2" OAK TREE 24" OAK TREE 22" OAK TREE 2" ASPEN TREE 22" OAK TREE ' 16" OAK TREE H Y FH 7' " OAK TREE 12" OAK TREE 2" ELM TREE 16" OAK TREE 24" OAK TREE 2' " OAK TREE LP " ELM TREE 14" OAK TREE UG GAS UG RP " OAK TREE 14" OAK TREE UG BP TELEPHONE RISER 14" OAK TREE " OAK TREE TELEPHONE RISER TELEPHONE RISER FH 24" OAK TREE H Y UG BP L STREET Lyndhurst Way 16. T ' UTILITY ESMT ' R3' FH EXISTING SIEWALK 2+ W-1 86' F-F FFE= BUILING LINE 32' FUTURE CLUB- HOUSE ETENTION PON W/ WATERFALL FEATURE LOT 1 PROPOSE SIEWALK FM 1938 (avis Blvd.) FHW-3 FP= FP= EXISTING SCREENWALL LOT 21 BUILING LINE LOT 22 LOT 2 LOT 2 PROPOSE MASONRY FENCE LOT 3 LOT 4 3' 15' UTILITY ESMT. FP= FP= BLOCK A LOT 19 LOT 23 7' 5 LOT 5 BUILING LINE LOT 18 LOT 7 LOT FH 18. FP= LOT 17 LOT 8 LOT 9 LOT FP= C C 8 7 FP= PROPOSE BUILING LINE 12' LOT 16 LOT 15 LOT 14 24' 7' LOT 13 LOT 12 PROPOSE BUILING LINE LOT 11 CONCRETE EMBANKMENT 6' 12' R.O.W. 9 FH FP= ALVIN ALE KOENIG & WIFE, LYNA LOU KOENIG VOLUME 399, PAGE 231.R.T.C.T. ZONE: SF-L ET TREET 1 FP= Conceptual Site Plan Cottages at Lyndhurst July 26, 211 GRAPHIC SCALE 3 6 FEET 91 S. Kimball Avenue Southlake, Texas 7692 (817)

34 COP AVIS BLV 8816 SF-L CREEK R LYNHURST WAY GLENHURST R NOTTINGHAM R PH 937 COTSWOL CT ROLLING WOO LN VOLTERRA WAY R 34 SF TRAILWOO CT ± 8717 The Cottages at Lyndhurst P Amendment (Z-11-3) 8745 avis Blvd Aerial dated: March, 211

35 CREEK R LYNHURST WAY AVIS BLV 913 NOTTINGHAM R ROLLING WOO LN ± 2856 The Cottages at Lyndhurst P Amendment (Z-11-3) 8745 avis Blvd Aerial dated: March, 211