PD132-AG 940614~ ~ AGENDA REQUEST FORM
th ^ ;~eautif~ F~ure
CITY COUNCIL MEETING: June 14, 1994 ITEM
ITEM CAPTION:
PUBLIC HEARING:
PD-132, MacArthur Park Addition, zoning change request from C
(Commercial) to PD-SF-9, (Planned Development-Single Family-9),
located along the east and west side of MacArthur Boulevard and along
the north side of Denton Creek, at the request of Vista Properties,
nc. .
CiTY
TITLE: Director of Planning & Comm. Services INITIALS~
STAFF COMMENTS:
Date of P&Z Meeting: May 19, 1994
Decision of P&Z Commission: Approval (5-0) with Commissioners
Wheeler, Thompson, Tunnell, Redford and Hildebrand voting in favor.
None opposed. Commissioner Meador was absent.
STAFF RECOMMENDATION Approval ~ Denial
EXPLANATION:
The following conditions apply:
1. Uniform height and material of fencing on the northern property
line;
2. curb lines be defined on the face of the plat; and
3. details with respect to the Hike & Bike Trail be worked out prior
to Council hearing the case.
BUDGET AMT.$ AMT. EST.$ +/- BUD:$
FINANCIAL CO~ENTS:~;~
FINANCIAL REVIE CITY MANAGER REVIEW:
Agenda Request Form - Revised 1/94
Pul 'goklcm'od' papcr in printcr ~
~~~~,,~ AGENDA REQUEST FORM
The ~ VA'th ^ ~i~tiful F~
PUBLIC HE~N~ ~
located ~lon~ the e~st ~nd ~st side off ~ac~hur Boulevard and
the north side of Denton Creek, at the request of Vista Properties,
Inc. ~
SUBMITTED BY: Gary L. Sieb
TITLE: Director of Planning & Comm. Services INITIALS~
ST~F CO~E~S:
Date of P&Z Meeting: May 19, 1994
Decision of P&Z Commission: ~pprova] f~-n% with Co~issioners
Wheeler, Thompson, Tunnell, Re~Iord and H~ldebrand voting in favor.
None opposed. Commissioner Meador was absent.
STAFF RECOMMENDATION Approval X Denial
EXPLANATION:
h~T~h; following conditions apply:
Uniform height and material of fencing on the northern property
line;
curb lines be defined on the face of the plat; and
details with respect to the Hike & Bike Trail be worked out prior
to Council hearing the case.
,,_
C-C, '- o,~',~'
FINANCIAL REVIE CITY ~NAGER REVIEW
~mda R~u~t Fo~ - Rev[s~ 1/94
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE PD-132, MacArthur Park Addition
P & Z HEARING DATE: May 19, 1994 (last heard by C.P.C. on March 24, 1994 as
ZC-552)
C. C. HEARING DATE: June 14, 1994 (last heard by C.C. on April 12, 1994)
LOCATION: Located at the north side of Denton Creek, along the east and west
side of MacArthur Boulevard
SIZE OF AREA: Tract 1:7.759 acres, and showing 17 lots
Tract 2:14.47 acres showing 35 lots--for a total of 22.22 acres of
land and 52 single family lots
CURRENT (C) Commercial
ZONING:
REQUEST: Consideration and approval of a zoning change from (C)
Commercial to PD-SF-9 (Planned Dev.-Single Family 9).
APPLICANT: Vista Properties Inc. Carter and Burgess
(owner) (engr/planner)
5950 Berkshire Lane 7950 Elmbrook Dr.
Suite 400 Suite 250
Dallas, TX 75225 Dallas, TX 75247-4951
360-1526 638-0145
HISTORY: When this parcel of land was annexed, it came into the City with
an Agricultural zoning classification, until permanent zoning
comparable to that granted by the disannexing entity was
established, which was commercial zoning. On April 12, and after
Item 5
considerable conversation regarding the preservation of trees, the
need for a tree survey, the importance of employing an arborist,
and the question of the zoning classification requested, Council
referred the case back to Planning Commission to consider as a
PD.
TRANSPORTATION: The two parcels are bound by MacArthur Blvd., a primary six-lane
divided (P6D) thoroughfare within a 120' r.o.w., which tapers
down to a 110' r.o.w., and is built to construction standards.
SURROUNDING LAND USE & ZONING:
North - Vacant; (LI) and (HC) zoning
South - Vacant; (A), (SF) and (C) zoning
East - Vacant; (A) zoning
West Vacant; (HC) zoning
COMPREHENSIVE PLAN:
The area north of Denton Creek was not incorporated into the
Coppell City limits until 1989, after having been disannexed by the
City of Lewisville, therefore, this area is not included in the
comprehensive plan.
ANALYSIS: The developer believes the physical characteristics of this property
are best suited to a single family user. Staff, Commission, and
others involved in this case generally agree that single-family use
far outweighs the possible commercial development which could
occur based on existing zoning.
At the April 12 Council hearing a great deal of time was spent on
the proper zoning for this parcel, how best to preserve the existing
trees, and other details regarding the application. Council referred
the case back to Commission for consideration of more restrictive
zoning. That generally translates into a PD application, and the
applicant has submitted the attached Planned Development. The
density remains as originally submitted (52 lots), the site plan
addresses several concerns regarding easement inclusion, drainage
provision, and landscape elements (see attached landscape exhibit).
Also included is a plan for preserving as many trees on the site as
possible, and a detailed analysis and tree survey are included with
the application. It can easily be seen that this developer has taken
pains to preserve as many specimen trees as possible, and staff
commends the work undertaken to date.
For the most part, staff supports this zoning application. Of minor
concern is final resolution of the location of the hike-bike trail
which has been requested by the Park Board and Board staff.
Because the details of the trail's location have not been formalized,
resolution of that concern will be discussed at the public hearing.
In sum, the applicant has addressed all issues discussed at both
Planning Commission and City Council meetings. A
recommendation for approval has already been obtained from
Commission and staff, this re-application is more detailed than the
original one, and development activity resulting from residential
uses is much more sensitive to environmental issues than is
commercial development. The MUD issues is behind us, the
land-locked Parks of Coppell, J.V. tract has been included in this
development plan, and approval is in order.
ALTERNATIVES: 1) Approve the zoning change.
2) Deny the zoning change.
ATTACHMENTS: 1) Zoning exhibit.
2) Landscape Concept Plan
3) Tree Survey
4) Arborist Report
SHADE MASTERS,
ARLINGTON, TEXAS 76094 i~. ~-~
817-261-4233
,i MAY i 0 1994
April 19 1994 ' ~"
Mr. Skip Hynek
MSH Investments, Inc.
18124 Peppy Place
Dallas, Texas 75252
Dear Mr. Hynek:
In accordance with your request for arboricultural consultat-
ion this report presents basic tree protection guidelines
and a preliminary review of indigenous trees in a pre-
construction status located on two tracts of land that are
planned for residential housing.
Site review: April 14-15, 1994
Project: MacArthur Park
MacArthur Blvd. ~ Denton Creek, Coppell, Texas
Tree species: (A) dominant
Red Oak (Quercus shumardii)
Cottonwood (Populus deltoides)
Pecan (Carya illinoensis)
Bur Oak (Quercus macrocarpa)
Green Ash (Fraxinus pennsylvanica)
American Elm (Ulmus americana)
Cedar Elm (Ulmus crassifolia)
Bols d'Arc (Maclura pomifera)
(B) subordinate/young
Honey Locust (Gleditsia triacanthos)
Mesquite (Prosopis glandulosa)
Hercules-Club (Zanthoxylum clava-herculis)
Hackberry/Sugarberry (Celtis laevigata)
Chinaberry (Melia azedarach)
Gum Bumelia (Bumelia lanuginosa)
These land tracts are heavily wooded with very large trees of
predominantly Oak, Ash, Elm, and Cottonwood. Many are well-
formed specimens in fair to very good condition for wooded and
open-wooded sites. There are the typical problems of vines,
deadwood, low limbs, and, in some trees mistletoe. A very large
Cottonwood located at the southern most tip of Tract Two, has
sustained the removal of 99% of trunk bark by nutria or beavers.
This tree is not expected to survive the summer.
Page Two
MSH/MacArthur Park
April 19, 1994
Subordinant invader species of trees, vines and shrubs are
thriving since agricultural grazing and mowing have been dis-
continued, making large areas impenetrable to man or vehicle.
Residential use of this land has the potential to retain a
significantly greater quantity of these stately trees as assets
to the community, compared with commercial development that
typically requires large structures and expansive areas of parking.
Large-scale tree removal would occur and massive root injury
to remaining trees is probable. Perhaps the only survivors
would be found at the perimeter of the property.
Any development of wooded property carries a risk of damage to
the root systems of trees with attendant stress, decline and
tree death. Compromises in favor of trees are not always possible,
acceptable nor always failsafe with regard to assuring tree
survival. However, pre-construction planning, in conjunction
with tree preservation guidelines, can significantly reduce
soil disturbances and soil compaction that contribute to root
failure and tree death.
The root system is perhaps the most important structure of the
tree, and the most frequently offended. Roots not only provide
anchorage but large and small roots interact with the soil
chemistry and microbes to obtain oxygen, nitrogen, minerals,
and water. Aside from obvious root loss due to trenching and
grade cuts, soil fill and soil compaction alter the drainage
and oxygen-carrying capacities of soils and directly affect
root survival in a less obvious manner. The critical root mass
of a mature tree occupies the upper 12"-18" of most soil profiles
and the root system may spread to a distance 1 to 1½ times the
height of the tree.
Tree species vary in sensitivity to significant changes in their
root zone environments and physical loss of roots. Other vari-
ables are age, health, climatic and soil moisture conditions,
increased wind and sun exposure, increased reflected heat from
paving and walls, restriction of surface and subsurface
drainage.
The tree species list on Page One, places the dominant size
species in order to sensitivity to construction injury with
Red Oak being the most sensitive and Bois d'Arc the most
tolerant of this group.
An effective land development plan to preserve large indigenous
trees is a coordinated effort by a team composed of the owner/
developer, landscape architect/land planner, consulting arborist,
engineering, and a soil testing laboratory.
Page Three
MSH/MacArthur Park
April 19, 1994
Phase I has designed the street alignment to minimize the loss
of large trees and Phase II will entail detailed engineering in
conjunction with assessing the conditions of health and
survivability of trees adjacent to grade cuts for streets and
utilities. Trees that will sustain root cuts that will make
them unstable and candidates for wind-throw, will be recommend-
ed for removal. However, acceptable alternatives to root-damaging
procedures will be explored as a team planning effort. Such
options as may be considered are, but notlimited to, location
and design of sidewalks, modification of curb designs and locat-
ions, types of paving and required depth of the prepared sub-
grade, potential for streets as drainage vehicles versus storm
drains, location of buried utility easements, boring under root
systems, coordinating the locations of service taps, inlets and
outlets, utility pedestals, street lighting, driveway aprons,
fire hydrants, and cut and fill requirements for site drainage.
Options for land clearing techniques are also an integral part
of site protection planning.
At this stage, some land clearing will have to occur inorder to
evaluate tree conditions and provide access for surveyors and,
later, tree maintenance crews.
Phase III finalizes the pre-construction tree health management
recommemdations with implementation of pruning for road and
equipment clearance, deadwood and hazard limb removal, tree
fertilization, and remedial grade work to remove soil covering
the root flare structures that define the natural grade of a
woody plant. Additionally, determine the need for and implement
installation of barrier fencing and apply woodchip mulch to
protect root zones from dessication.
Selected trees will require borer control sprays on a monthly
basis to reduce the potential for infestation of and vascular
damage by woodboring insects that are attracted to trees stress-
ed from root loss and physiological drought.
In summary, please refer to the Tree SurYey and Tree Sur~e~
Glossary as an example of how each tree will be reviewed in
the field with appropriate recommendations. Ex]mibi~s I & II
outline planning and implementation formats and general tree
protection guidelines. As pre-development information is forth-
coming some aspects of tree-related recommendations are subject
to refinement.
Page Four
MSH/MacArthur Park
April 19, 1994
We look forward to the opportunity to work with you on this
interesting project and will be available to respond to
questions and concerns that may arise in your early stages
of planning.
Sincerely,
Consulting Arborist
Shade Masters, Inc.
GSR/bg
EXHIBIT I
PLANNING & IMPLEMENTATION
PHASE I PLANNING
-preliminary site/tree plan
-access clearing
PHASE II PLANNING
-tree survey.., tag and assess tree health & conditions
-determine areas for construction staging, storage, parking
-review alternative construction designs/techniques
-finalize engineering & trees to remove
PHASE III PLANNING & PRE-CONSTRUCTION ACTION -finalize tree care recommendations/specs
-bid and implement pre-construction tree health management...
prune, fertilize, fencing, woodchips, selected tree removals,
and borer control
-establish a plan for tree watering during drought
-prepare a HARDHATS FOR TREES* program for contractors, builders
and homeowners
-tree protection signage on-site
-pre-construction meeting with city and contractors, landscape
architect, developer, consulting arborist...HARDHATS FOR TREES*
PHASE IV CONSTRUCTION ACTION
-monitor root disturbances/repairs
-monitor tree responses.., soil moisture.., site protection
-arborist confers with developer/owner as required
* a program designed to make contractors, builders, owners, etc.
aware of the sensitivity of trees to site disturbance activities
and why certain procedures have been employed; obtain their
cooperation with the tree protection program
EXHIBIT II
TREE PROTECTION GUIDELINES-GENERAL
A. determine the condition and health of a tree subject to grade
cuts, fill, compaction, etc .... will it survive?
B. 6' hgt. chainlink fence installed at 'the dripline perimeter
(minimum)... full enclosure may not be required
C. mulch should be spread under the dripline to a thickness of 3"
for trees subject to soil compaction and drought
D. supplemental tree watering may be required to maintain proper
soil moisture conditions
E. soil boring under trees versus bypass trenching, at a minimum
depth of 3 feet for buried utility lines.., borer pits start
at either side of the dripline
F. bypass trenching minimum distance from trunk...
trunk diameter 18" trench distance 14'
24" 16'
30" 18'
36" 20'
42" 22'
G. large trees sustaining root loss from grade cuts or trenching
within 8 feet of the trunk may be subject to wind-throw and
should be viewed as a potential liability.., root loss may also
impose considerable stress and decline resulting in a hazard
H. pruning of trees subject to root loss may require compensating
removal of live growth of approximately 10-15%... sanitation
pruning to remove weak and deadwood should also be performed...
provide working clearances'for construction equipment and other
structures to prevent limb breakage... National Arborist
Association standards shall apply, unless otherwise noted
I. fertilization/soil aeration recommendations shall be determined
based upon soil reports, tree species, time of year, and health
of the tree(s)
J. remedial grade change.., remove soil covering root flares
K. borer control sprays ... apply Lindane insecticide at 21-30 day
intervals during the months of March thru November
SHADE MASTERS,
P.O. BOX 13533
ARLINGTON, TEXAS 76094
817-261-4233
Tree Survey Glossary
A Tree Survey is used in the review of trees for the determination
health conditions, tree health management programs and to serve
as an inventory. In conjunction with specifications this survey
can be used in the procurement of bids from competent arborists.
CAL ... inches of trunk diameter for transplantable trees; trees
under 5" cal. are measured at 6" above grade; trees 5" and
larger are measured at 12" above grade
DBH ... inches of trunk diameter measured at 4½' above grade (dia-
meter breast height)
FEED ...soil injection under high pressure of a suspension mix of
a slow-release fertilizer; soil aeration is a valued
benefit of this procedure
INVIGORATE ... soil injection under high pressure of a soluable
quick acting but short-term macro and/or micronutirent
fertilizer as a stimulant for trees under stress, soil
compaction, construction damaged, or deficient in nutrients
PRUNE ... indicates recommendation for removal of live growth and/or
deadwood for a specific purpose, ie. sanitation, clearance
of structures, structural improvement, hazard reduction, etc.
GRADE ... indicates that the natural grade of the tree has been
covered with soil or the tree has been planted too deeply;
carefully remove soil fill to expose root flares; a tree
well may result
GIRD RT ... need to remove encircling root(s) at the base of tree...
such a root will constrict trunk or root flare tissues
and impair vascular conductivity of water & nutrients to
the root system
SCAR ... treat damage on trunk, root flare or limb caused by insects,
disease, lightning, animals, or mechanical objects
INSECT ... foliar, limb or trunk infestations that are or could be
injurious
DISEASE ... fungal or bacterial infections
(blank space) ... field notes ~larifying recommendations
REMOVE ... cut tree or shrub to grade level
STUMP ... grind or cut stump to below grade level
SHADE MASTERS, ,NC. CLIENT: HacArthur Park
P.O. BOX 13533
ARLINGTON, TEXAS76094 TREE OWNER: MSH Investments, Inc.
817-261-4233
ADDRESS: MacArthur Blvd. ~ Denton
Creek~ Coppell, Texas
TREE SURVEV ... Tract IT (sample) DATE: April 1994
SITE DIAGRAM - ."~-'"V-".'~.~.
/
~- ·
uNIVE~T I
SHADE MASTERS,
P.O. BOX 13533
ARLINGTON, TEXAS 76094
817-261 ~233
G. Sandy Rose, ASCA
Consulting Arborist
Educational Background:
BS Botany/Biology, Baldwin-Wallace College, Berea, Ohio
Shade Masters, Inc. - Arlington, Texas President
Senior Arborist
Arboriculture/Horticulture:
Experiences, over 35 years, include the care and installation
of shade and ornamental trees, shrubbery, turf, groundcovers,
flowers, fruit and nut trees on projects dealing with parks,
municipal, commercial, and residential properties.
Consulting:
ARBORICULTURE/URBAN PORESTRY
-diagnosis of plant health disorders
-tree surveys
-maintenance programs
-pre and post-construction tree protection programs
-inspection of maintenance and tree installations
-field supervision/project administration
-tree species recommendations
NATIVE TREE RESOURCES
-inventories of indigenous shade and ornamental trees
-selection for relocation transplanting
-planting specifications
APPRAISAL & LITIGATION
-tree and landscape loss appraisals
-expert witness testimony in legal proceedings
PROFESSIONAL AFFILIATIONS:
American Society of Consulting Arborists (ASCA)
International Society of Arboriculture (ISA)
Texas Chapter ISA -Charter Member
-President 1981-82
National Arborist Association (past)
Treescape Dallas (past)
Dallas/Fort Worth Urban Forestry Council (past)
Councilmember Reitman filed a Conflict of Interest with the City Secretary and abstained from
discussion or voting on this item.
EXECUTIVE SESSION (Closed to the Public)
Section 551.071, Texas Government Code - Consultation with City Attorney.
Mayor Morton convened into Executive Session at 8:44 p.m. as allowed under the above-stated
article. Mayor Morton adjourned the Executive Session at 8:48 p.m. and opened the Regular
Session, continuing with Item 12.
REGULAR SESSION (Open to the Public)
Gary Sieb, Director of Planning and Community Services made a presentation to the Council.
Mayor Morton opened the Public Hearing and asked for those persons wishing to speak against
this proposal. There were none. He then asked for those persons wishing to speak in favor of
this proposal. Again, there were none. Frank Stitch, 607 Hood Drive, made a statement to the
Council regarding hike and bike trails. Truman Edminster, with Carter & Burgess, 7950
Elmbrook, Dallas, addressed the Council on behalf of the Applicant. Mayor Pro Tern Robertson
moved to close the Public Hearing and approve the zoning change from C (Commercial) to PD-
SF-9 located along the east and west side of MacArthur Boulevard, north side of Denton Creek.
Councilmember Watson seconded the motion; the motion carried 5-0 with Mayor Pro Tern
Robertson and Councilmembers Alexander, Stahly, Watson, and Sheehan voting in favor of the
motion. Councilmember Reitman rejoined the Council after the vote.
13. To consider approval of MacArthur Park Addition, Preliminary Plat, located
along the east and west side of MacArthur Boulevard and along the north side
of Denton Creek, at the request of Vista Properties, Inc.
Councilmember Reitman filed a Conflict of Interest with the City Secretary and abstained from
discussion or voting on this item. Gary Sieb, Director of Planning and Community Services,
made a presentation to the Council. Truman Edminster, with Carter & Burgess, 7950
Elmbrook, Dallas, addressed the Council on behalf of the Applicant. Dennis Winzeler with
Vista Properties, 5950 Berkshire Lane, Dallas, spoke to Council regarding a bike trail on
property owned by Vista Properties. Mike Whitted, 600 DeForest, expressed concern regarding
some aspects of the hike and bike trail.
EXECUTIVE SESSION (Closed to the Public)
Section 551.071, Texas Government Code - Consultation with City Attorney.
Mayor Morton convened into Executive Session at 9:12 p.m. as allowed under the above-stated
article. Mayor Morton adjourned the Executive Session at 9:17 p.m. and opened the Regular
Session.
REGULAR SESSION (Open to the Public)
At this time Council took a short break in the meeting and thereafter resumed continuing with
Item 13.
After lengthy discussion, Councilmember Watson moved to approve MacArthur Park Addition,
CM061494
Page 5 of
Council for budgeted items not to exceed the sum of fifteen thousand
dollars ($15,000.00), and to approve change orders not to exceed fifteen
thousand dollars ($15,000.00) without approval of the City Council;
providing a repealing clause; providing a severability clause; and
providing an effective date; and authorizing the Mayor to sign.
Item 8 L was pulled for further consideration.
Items 8 A, B, C, D, E, F, G, H, I, J, K, M, N, O and P --
Mayor Pro Tem Robertson moved to approve Items 8 A through K and M through P.
Councilmember Watson seconded the motion; the motion carried 6-0 with Mayor Pro Tem
Robertson and Councilmembers Alexander, Stahly, Watson, Reitman, and Sheehan voting in
favor of the motion.
Item 8 L --
Gary Sieb, Director of Planning and Community Services, made a presentation to the Council.
Walter Finninger, representing Blockbuster Video, 3608 Cedar Lane, Farmers Branch, addressed
the Council regarding the design of the sign in question. Jack Milner, pan-owner of Blockbuster
Video also made a presentation to the Council. After lengthy discussion, Mayor Pro Tern
Robertson moved to approve Blockbuster Video request of the sign ordinance and allow a
variance of the sign to fill between the pillars on each side of the building of approximately 40
feet and to reduce the tom-ticket emblem in the center to a 50-square foot maximum.
Councilmember Sheehan seconded the motion; the motion carded 5-1 with Mayor Pro Tern
Robertson and Councilmembers Alexander, Stahly, Watson, and Sheehan voting in favor of the
motion, and Councilmember Reitman voting against the motion.
9. Discussion and consideration of appointing a Councilmember as Liaison to the
Cable Review Board.
Councilmember Watson moved to appoint Councilmember Reitman to serve on the Cable
Review Board. Councilmember Stahly seconded the motion; the motion carried 6-0 with Mayor
Pro Tem Robertson and Councilmembers Alexander, Stahly, Watson, Reitman, and Sheehan
voting in favor of the motion.
10. Presentation by Judge Marian Moseley on state of our Court.
Judge Marian Moseley addressed the Council regarding the status of the Court activities for the
past year.
11. Consideration and appointment of citizen to the Housing Task Force.
Councilmember Stahly moved to appoint Chuck Sturges and Patrick Keenan to the Housing Task
Force. Councilmember Reitman seconded the motion; the motion carded 6-0 with Mayor Pro
Tem Robertson and Councilmembers Alexander, Stahly, Watson, Reitman, and Sheehan voting
in favor of the motion.
12. PUBLIC HEARING:
To consider approval of a zoning change request from C (Commercial) to
PD-SF-9, (Planned Development-Single Family-9), PD-132, MacArthur Park
Addition, located along the east and west side of MacArthur Boulevard and
along the north side of Denton Creek, at the request of Vista Properties, Inc.
CM061494
Page 4 of
TRACT 1
FIELD NOTES
BEING · ?. 7 5 9acm ~'ac~ ot land Ntuatecl In the Wllam Triml~ Survey, Abstract No.
1791, Dalai Counly, Text, ~1 ~ $x)~io~ o~ ~ ~ ~'~c~ o~ ~ mm
IcJc)N~on lo the Cly M Ll~Mvli, TexM. M reoon:led In C4M~l F, PIgi 271, Dlnlon
(~ R.O.W.);
THeE ~ ~'~'18' ~ ~.~ ~ ~ ~ ~ ~.~ ~;
~d ~ ~ 07'07'15" ~ ~1.~ ~
THE~E ~ ~ ~ ~, ~ ~ ~ ~
~ ~18'~ W~367.0~; ' ;~
7.759~ ~ ~, ~e ~ ~.
TRACT 2
FIELD NOTES
BEING · 14.477 acr~ Uacl o~ land tituatecl In ~ Wlllam Triml~e Sun~y, ~
BEGINNI~ ~ ~ ~t ~w ~ ~ 2, ~ ~ ~ ~ ~,
~ ~ ~ ~ ~ ~, T~, ~ r~ ~ F, P~ 271,
(1~' R.O.W.);
THENCE ~ ~'12' ~L 875.~ ~, ~ I ~ ~ ~ ~ntedi~ of ~
~ ~'15'14' E~t, ~.01 ~;
~ 14'~'~' W~ 175~ ~;
~ 1~'!4' ~ 74.~ ~;
~. ~.57 ~
~ r~ ~ 1~.~ ~, ~ ~ ~ ~d ~ N~ ~'51'~'
THENCE ~ ~ ~, ~ ~ ~, ~ ~ ~ ~~
r~ht~f-w~ ~, ~ I ~t~ dir~, ~h I ~ a~ ~ ~' 16'15'.
dista~ ~ 1~.71 ~. ~ ~ ~ o~ ~ ~;
THENCE N~ ~'27' Wes~ ~ ~ ~t;
THENCE ~ 01'51'~' W~t, ~1 ~ ~! to ~ ~NT ~ BEGINNING ~