HomeMy WebLinkAbout2021-02-16-G01 Fox Valley Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: February 16, 2021
AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from A-1
Agricultural District to R-2 One & Two Family Residential District and
R-2 One & Two Family Residential District / PD-1 Planned
Development Overlay District [Fox Valley]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of
approximately 56.95 acres of property from A-1 to R-2 and R-2/PD-1.
The property is located south of NW Meredith Drive and west of N.
Warrior Lane.
The applicant requests that 30-acres of the property be rezoned from A-1
to R-2 and 26-acres of the property be rezoned from A-1 to R-2/PD-1.
The applicant has submitted consent from 56.99% of adjoining property
owners within 250-feet of the area proposed to be rezoned to R-2. The
applicant has submitted consent from 53.98% of adjoining property
owners within 250-feet of the area proposed to be rezoned R-2/PD-1. A
rezoning sign was placed on the property on February 2nd and notices
were mailed to adjoining property owners. Staff has received no
correspondence regarding this request.
The concept plan submitted with the application indicates 148 single
family residential lots. A total of 62 lots are shown to comply with the
standard R-2 requirements. The remaining 86 lots are proposed to be the
R-2/PD-1 lots that would be subject to the requirements of the planned
development overlay. The applicant has requested the minimum lot
width, minimum lot size, and minimum side yard setback be reduced for
the propsoed R-2/PD-1 lots to 7,000 square feet in area, 55-feet in width,
and 10-feet total side yard. Specific portions related to the R-2/PD-1 lots
have been included in the Planned Development including landscaping
requirements, vinyl siding requirements, square footage minimums, and
other architectural related requirements.
Public sanitary sewer and water main would serve the proposed
development. All streets shown on the concept plan would be public
streets. The required amount of parkland for the number of lots shown is
2.88-acres. Outlot Z is shown to be parkland and is 2.46-acres n area.
The applicant would have to propose and alternative measure to satisfy
the remaining balance of parkland required.
G1
The Comprehensive Plan identifies the subject property as Single
Family Residential. Single Family Residential is defined as traditional
forms of single-family housing with lot sizes ranging from 8,000 square
feet to 0.50-acres in area, with an average density of 2 to 4 units per acre.
The proposed density of this project would be 2.6 units per acre.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on February 9, 2021 and
recommended approval:
Approval of a Rezoning Related to a Change from A-1 (Agricultural District) to R-2 (One
and Two Family Residential) and R-2 (One and Two Family Residential)/ PD-1 (Planned
Development Overlay)
Senior City Planner, Andy Kass, introduced the request for approval of a rezoning for a single
family residential subdivision as submitted by the applicant, Element 119. The subject property is
generally located south of NW Meredith Drive and west of N. Warrior Lane, containing
approximately 56.95 acres. The applicant has submitted consent from 56.99 % of property
owners. Notification was sent to adjacent property owners February 1st, 2021 and signs regarding
the rezoning were posted on the property February 2nd, 2021. To date staff has not had any
correspondence for or against the rezoning.
Mr. Kass explained that the submitted concept plan identified 148 single family lots built over the
course of three phases. 62 of these lots would be zoned R-2, while the remaining 86 lots would
have a zoning of R-2/PD-1, allowing for alterations to the lot sizing and set back requirements.
The request would create a minimum 7,000 square foot lot with reduced lot widths and side yard
setbacks within the planned development area. Concessions regarding elevations, size and
landscaping for these lots. A number of public street extensions would occur as part of the
development and a 10 foot wide trail will be required along the south side of NW Hillside
Boulevard. Public utilities will serve the development and Stormwater detention is anticipated in
Outlots W, X, and Y. Outlot Z has been identified as parkland dedication.
Mr. Kass addressed the grey area in the center of the map, explaining that the applicant was not
looking to purchase that land at this time as this is a possible school location in the future. In the
event that the school does not located here, there are additional plans for filling in the area with
additional single family development.
At this time staff would recommend approval of the rezoning.
Commissioner Koshy questioned if the circles at the top of the map were anticipated cul-
de-sacs. Mr. Kass advised that the identified circles were required temporary turnarounds
for emergency vehicles and snow plows.
Commissioner Hoifeldt questioned if the Boulevard would be divided. Mr. Kass advised
that the boulevard designation was not going to be divided.
Commissioner Streit questioned if the proposed planned development was similar to
other requests in the past. Mr. Kass advised that these lots were larger than more recent
requests and more in line with early requests for smaller lot development in the Spring
Crest and Stratford developments.
Commissioner Broderick moved to approve the rezoning related to a change from A-1
(Agricultural District) to R-2 (One and Two Family Residential) and R-2 (One and Two Family
Residential)/ PD-1 (Planned Development Overlay). Commissioner Streit seconded the motion.
Ayes: Streit, Koshy, Broderick, Ward, and Hoifeldt. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Staff believes the proposed rezoning request is
consistent with the Comprehensive Plan and recommends approval of the
rezoning request.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Planned Development
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: February 4, 2021
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Fox Valley – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: February 5, 2021
MEETING DATE: February 9, 2021
GENERAL INFORMATION
Applicant: Element 119
Owner:
William Fox Farm Company
Owner’s Representative:
Jared Murray, PE – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a single-family residential subdivision.
Location and Size: Property is generally located south of NW Meredith
Drive and west of N. Warrior Lane, containing
approximately 56.95-acres.
AREA MAP
ABOVE LEFT: Concept plan of the development identifying the area proposed to be rezoned. The area outlined in BLUE is the area
proposed to be rezoned.
February 5, 2021
2 of 4
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Single Family
Residential
A-1 (Agricultural District)
North Undeveloped /
Existing Acreage
Single Family
Residential
A-1 (Agricultural District)
South Future Ashley Acres
Neighborhood
Single Family
Residential
R-2 (One & Two Family Residential
District)
East Undeveloped /
Existing Acreage
Undefined / City of
Clive
A-1 (Agricultural District) / Dallas County
/ City of Clive
West Waukee Northwest
High School
Single Family
Residential
A-1 (Agricultural District)
BACKGROUND
The subject property is located south of NW Meredith Drive and west of N. Warrior Lane. The property is
approximately 56.95-acres in area and is currently in agricultural use. The applicant and property owner request that 30-
acres of the property be rezoned from A-1 to R-2 and 26-acres be rezoned from A-1 to R-2/PD-1.
The applicant has submitted consent from 56.99% of property owners within 250-feet of the area proposed to be
rezoned R-2. In addition, the applicant has submitted consent from 53.98% of property owners within 250-feet of the
area proposed to be rezoned R-2/PD-1. Notification to adjacent property owners was mailed on February 1, 2021. The
rezoning sign was placed on the property by the February 2, 2021 deadline. Staff has not received any correspondence
regarding this request.
ZONING AREAS
ABOVE LEFT: Concept plan of the development identifying the areas proposed to be rezoned. The area shaded yellow is proposed
to be rezoned to R-2. The area shaded in orange is proposed to be rezoned R-2/PD-1.
February 5, 2021
3 of 4
PROJECT DESCRIPTION
The concept plan provided shows 148 single family lots to be developed over the course of three phases. A total of 62
lots are shown within the area proposed to be zoned R-2. All proposed lots within the R-2 district comply with the
standard R-2 district requirements. The remaining 86 lots are proposed to be smaller lots that are subject to
requirements of the Planned Development. Tables 1 and 2 below summarize the standards for the R-2 and proposed R-
2/PD-1 districts. Landscape buffers will be required along the north and south sides of NW Hillside Boulevard and on
the west side of N. Warrior Lane.
Table 1: Standard R-2 requirements.
Category Standard R-2 (minimum)
Lot Area 8,000 square feet per
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Table 2: Proposed R-2/PD-1 requirements.
Category Standard R-2/PD-1 (minimum)
Lot Area 7,000 square feet per
Lot Width 55 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 10 feet (total)
All proposed lots within the Planned Development Overlay area meet or exceed the minimums proposed for lot width,
area, and depth. In addition to the relaxed bulk regulations, the Planned Development Agreement requires the following
provisions for these lots when developed:
Minimum two car garage;
Minimum of 1,100 square feet for a single story home and 1,400 square feet for a two story home;
Adjacent lots cannot share the same building elevation;
Minimum of 25% stone, brick, or stucco on the front of the home facing the public street;
Specific requirements for the use of vinyl siding (4-inch traditional profile, trim elements to be at least 3.5-inch
wide, and the requirement to incorporate decorative materials onto front facades)
Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development.
A number of public street extensions would occur as part of this development. Two main collector streets would
provide primary access in and out of the development. NW Alderleaf Drive is shown to be extended from the Ashley
Acres development to the south and NW Hillside Boulevard connects to N. Warrior Lane and will be extended to the
west. All other streets shown will be considered local streets. A 10-foot-wide trail will be required along the south side
of NW Hillside Boulevard.
Public sanitary sewer and water main will serve the proposed development. Stormwater detention will be provided in
Outlots W, X, and Y which will be owned and maintained by a homeowners association.
February 5, 2021
4 of 4
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 2.88-acres. Outlot Z is shown in the southwest corner of the development and is 2.46-acres in area. The
applicant has proposed to satisfy the remaining balance of parkland with a fee in lieu of additional land dedication.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential in the Imagine Waukee 2040: Comprehensive Plan. Single Family
Residential is defined as traditional forms of single family housing with lot sizes ranging from 8,000 square feet to 0.50-acres
in area with an average density of 2 to 4 units per acre. The proposed density of the project would be approximately 2.6
units per acre. In addition, the proposed concept demonstrates a variety of lots sizes for homes to be built upon. The
development will also provide varying price points for homebuyers.
STAFF RECOMMENDATION
The proposed zoning district is generally consistent with the land uses identified in the Comprehensive Plan. Based on
the conformance with the Comprehensive Plan staff recommends approval of the rezoning for Fox Valley.
AREA 'A'30.91 ACCITY OF WAUKEECORPORATELIMITSCIVIL DESIGN ADVANTAGE2007.381FOX VALLEY
ENGINEER: JMM TECH: CWO
REVISIONS DATE
WAUKEE, IOWA11 FIRST SUBMITTAL 12/07/2020
R-2 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111ADJACENT OWNERSHIP - AREA 'A'OWNERZONING REZONING DESCRIPTIONVICINITY MAP WAUKEE, IOWAMEREDITH DRIVEU AVENUE
WARRIOR LANEAPPLICANT
CITY OF WAUKEECORPORATE LIMITSSITECITY OF WAUKEECORPORATE LIMITSSECOND SUBMITTAL 01/05/2020
N. WARRIOR LANE
CITY OF WAUKEECORPORATELIMITSAREA 'A'26.91 ACCIVIL DESIGN ADVANTAGE2007.381FOX VALLEY
ENGINEER: JMM TECH: CWO
REVISIONS DATE
WAUKEE, IOWA11 FIRST SUBMITTAL 12/07/2020
R-2/PD-1 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111ADJACENT OWNERSHIP - AREA 'A'ZONING REZONING DESCRIPTIONOWNERVICINITY MAP WAUKEE, IOWAMEREDITH DRIVEU AVENUE
WARRIOR LANEAPPLICANT
CITY OF WAUKEECORPORATE LIMITSSITECITY OF WAUKEECORPORATE LIMITSSECOND SUBMITTAL 01/05/2020
N. WARRIOR LANE
ORDINANCE NO.
AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY
OF WAUKEE, IOWA BY AMENDING THE ZONING FROM A-1
(AGRICULTURAL DISTRICT) TO R-2 (ONE AND TWO FAMILY
RESIDENTIAL DISTRICT) AND PD-1 (PLANNED DEVELOPMENT
OVERLAY) FOR CERTAIN PROPERTY [FOX VALLEY]
BE IT ORDAINED by the Council of the City of Waukee:
Section 1. Section 160.02 of Chapter 169, Waukee Municipal Code, Zoning
Ordinance of the City, adopting the Official Zoning Map, is hereby amended by
amending the PD-1 (Planned Development Overlay District) for property legally
described as follows:
A PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER AND
A PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, ALL
IN SECTION 21, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH
PRINCIPAL MERIDIAN IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA
AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER
OF THE NORTHEAST QUARTER; THENCE SOUTH 89°34'14" EAST ALONG THE
NORTH LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER, 1315.16 FEET TO THE NORTHEAST CORNER OF SAID SOUTHWEST
QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 89°29'36" EAST
ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER, 1315.16 FEET TO THE EAST LINE OF SAID
SOUTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH
00°12'02" EAST ALONG SAID EAST LINE, 307.09 FEET; THENCE NORTH
89°41'47" WEST, 52.26 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE
SOUTHERLY WHOSE RADIUS IS 600.00 FEET, WHOSE ARC LENGTH IS 256.11
FEET AND WHOSE CHORD BEARS SOUTH 78°04'31" WEST, 254.17 FEET;
THENCE WESTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE
RADIUS IS 500.00 FEET, WHOSE ARC LENGTH IS 213.43 FEET AND WHOSE
CHORD BEARS SOUTH 78°04'31" WEST, 211.81 FEET; THENCE NORTH
89°41'47" WEST, 19.64 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE
SOUTHERLY WHOSE RADIUS IS 500.00 FEET, WHOSE ARC LENGTH IS 158.12
FEET AND WHOSE CHORD BEARS SOUTH 81°14'39" WEST, 157.46 FEET;
THENCE SOUTH 72°11'04" WEST, 45.00 FEET; THENCE WESTERLY ALONG A
CURVE CONCAVE NORTHERLY WHOSE RADIUS IS 500.00 FEET, WHOSE ARC
LENGTH IS 158.12 FEET AND WHOSE CHORD BEARS SOUTH 81°14'39" WEST,
157.46 FEET; THENCE NORTH 89°41'47" WEST, 1747.09 FEET THE WEST LINE
OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE
NORTH 00°16'44" WEST ALONG SAID WEST LINE, 476.94 FEET TO THE POINT
OF BEGINNING AND CONTAINING 26.91 ACRES (1,172,246 SQUARE FEET).
THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
Section 2. Planned Development Agreement. Attached hereto as Exhibit A is
the Planned Development Agreement which shall define the minimum standards
and requirements of the PD-1 [Planned Development Overlay District] pertaining
to the above legally described property.
Section 3. Repealer. All ordinances or parts of ordinances in conflict with the
provisions of this ordinance are hereby repealed.
Section 4. Severability Clause. If any section, provision or part of this
ordinance shall be adjudged invalid or unconstitutional, such adjudication shall not affect
the validity of the ordinance as a whole or any section, provision, or part thereof not
adjudged invalid or unconstitutional.
Section 5. Effective Date. This ordinance shall be in effect upon its final
passage, approval and publication as provided by law.
Passed by the Council this _____ day of __________, 2021, and approved this ____ day of
_____________, 2021.
Courtney Clarke, Mayor
Attest:
Rebecca D. Schuett, City Clerk
Exhibit A
Fox Valley – Small Lot Single Family Residential
Development
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON _____________________, 2021
TABLE OF CONTENTS
FOX VALLEY SMALL LOT SINGLE FAMILY RESIDENTIAL
PLANNED DEVELOPMENT
• Rezoning Request
• Exhibit B – Waukee PD Form
• Exhibit C – Property Legal Description
• Exhibit D – Rezoning Map
• Exhibit E – Conceptual Development Plan
Exhibit B | FOX VALLEY SMALL LOT SINGLE FAMILY RESIDENTIAL –
PLANNED DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
• The subject property is located within a portion of the Fox Valley Development
which is generally located south of NW Meredith Drive and west of N. Warrior
Lane.
• The proposed Planned Development is an approximately 26.91 acre parcel of
property that is located within the larger Fox Valley Residential Development.
The proposed Planned Development calls for the development of 86 single
family residential lots.
• The existing zoning of the Property is A-1 (Agricultural District)
• The proposed underlying zoning of the Property will be R-2 (One and Two Family
Residential District) with the Planned Development Overlay (PD-1) defining the
allowable uses, bulk regulations and restrictions.
Item 2 Location, Size, Legal Description
• See Attached: Exhibit C – Legal Description
Exhibit D – Rezoning Map
Item 3 Conceptual Development Plan
• See Attached: Exhibit E – Conceptual Development Plan
• Exhibit E represents a conceptual development plan showing proposed
development of 86 single family lots in addition to the larger Fox Valley
development.
Item 4 Building Design Standards, including height, materials, sections and other
information required to describe the project
Building design and site standards for the project shall be consistent with the
Waukee Code of Ordinances as well as the additional design characteristics as
follows:
1. Each single family home shall include a minimum of a two-car attached
garage.
2. Each single family home shall require a minimum of 25% stone, brick or
stucco on the front street facing elevation of the home.
3. Adjoining lots cannot consist of the same elevation.
4. Vinyl siding shall be permitted utilizing Royal Crest Double 4-inch (102
mm) Traditional Profile or reasonable equivalent.
5. All trim elements surrounding windows and doors shall be a minimum of
3½ inches in width.
6. Front elevations shall incorporate other decorative material elements
such as Board and Batten, Half Rounds, or Shake.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights,
and other design standards specific to the Project
Single Family Residential
All lots and homes shall be consistent with the R-2 One and Two Family
Residential District requirements with the following exceptions and
modifications as specified below:
1. Density. Five (5) Dwelling Units/Acre maximum
2. Minimum Floor Area. 1,100 square feet – single story & 1,400 square feet –
two story
3. Front Yard. Thirty (30) feet minimum
4. Side Yards. Total of ten (10) feet – minimum of five (5) feet on each side
5. Rear Yards. Thirty (30) feet minimum
6. Minimum Lot Size. 7,000 square feet
7. Minimum Lot Width. Fifty-five (55) feet
Item 6 Uses of Property – Including Principal Permitted Uses and Accessory
Uses
Those uses and accessory uses only as permitted within the R-2 (Single
Family Residential) Zoning District.
Item 7 Open Space, Landscape and Buffer Regulations
1. Minimum open space and landscaping shall be as described within the City of
Waukee Code of Ordinances in addition to provisions as specified below:
a. A minimum of two (2) trees and two (2) shrubs shall be planted on each
lot at the time of individual lot development and prior to issuance of a
Certificate of Occupancy.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
A PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER AND
A PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, ALL
IN SECTION 21, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH
PRINCIPAL MERIDIAN IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA
AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER
OF THE NORTHEAST QUARTER; THENCE SOUTH 89°34'14" EAST ALONG THE
NORTH LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER, 1315.16 FEET TO THE NORTHEAST CORNER OF SAID SOUTHWEST
QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 89°29'36" EAST
ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER, 1315.16 FEET TO THE EAST LINE OF SAID
SOUTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH
00°12'02" EAST ALONG SAID EAST LINE, 307.09 FEET; THENCE NORTH
89°41'47" WEST, 52.26 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE
SOUTHERLY WHOSE RADIUS IS 600.00 FEET, WHOSE ARC LENGTH IS 256.11
FEET AND WHOSE CHORD BEARS SOUTH 78°04'31" WEST, 254.17 FEET;
THENCE WESTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE
RADIUS IS 500.00 FEET, WHOSE ARC LENGTH IS 213.43 FEET AND WHOSE
CHORD BEARS SOUTH 78°04'31" WEST, 211.81 FEET; THENCE NORTH
89°41'47" WEST, 19.64 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE
SOUTHERLY WHOSE RADIUS IS 500.00 FEET, WHOSE ARC LENGTH IS 158.12
FEET AND WHOSE CHORD BEARS SOUTH 81°14'39" WEST, 157.46 FEET;
THENCE SOUTH 72°11'04" WEST, 45.00 FEET; THENCE WESTERLY ALONG A
CURVE CONCAVE NORTHERLY WHOSE RADIUS IS 500.00 FEET, WHOSE ARC
LENGTH IS 158.12 FEET AND WHOSE CHORD BEARS SOUTH 81°14'39" WEST,
157.46 FEET; THENCE NORTH 89°41'47" WEST, 1747.09 FEET THE WEST LINE
OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE
NORTH 00°16'44" WEST ALONG SAID WEST LINE, 476.94 FEET TO THE POINT
OF BEGINNING AND CONTAINING 26.91 ACRES (1,172,246 SQUARE FEET).
THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN