HomeMy WebLinkAboutOrdinance 15240ORDINANCE NO ~ ~rV`~
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING
ORDINANCE, ORDINANCE NO 13896, AS AMENDED, SAME BEING AN
ORDINANCE REGULATING AND RESTRICTING THE LOCATION AND
USE OF BUILDINGS, STRUCTURES, AND LAND FOR TRADE,
INDUSTRY, RESIDENCE OR OTHER PURPOSES, THE HEIGHT, NUMBER
OF STORIES AND SIZE OF BUILDINGS AND OTHER STRUCTURES, THE
SIZE OF YARDS AND OTHER OPEN SPACES, OFF-STREET PARKING
AND LOADING, AND THE DENSITY OF POPULATION, AND FOR SUCH
PURPOSES DIVIDING THE MiJNICIPALITY INTO DISTRICTS OF SUCH
NUMBER, SHAPE AND AREA AS MAY BE DEEMED BEST SUITED TO
CARRY OUT THESE REGULATIONS AND SHOWING SUCH DISTRICTS
AND THE BOUNDARIES THEREOF UPON "DISTRICT MAPS",
PROVIDING FOR INTERPRETATION, PURPOSE AND CONFLICT,
PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL
ORDINANCES, PROVIDING A SAVINGS CLAUSE, PROVIDING A
SEVERABII.ITY CLAUSE, PROVIDING A PENALTY CLAUSE,
PROVIDING FOR PUBLICATION AND NAMING AN EFFECTIVE DATE
ZC-02-104 Westernmost 350 feet of G Shields Survey, Abstract 955, Tract 1D
From "A-S" One-Family to "A-5/HC" One-Family/Historic
and Cultural Landmark.
(2900 Block of Crestline Road -Van Zandt Cottage)
ZC-02-178 Block 22, Lots 11A, 11B, 12A & 128, Riverside Addition.
From "E" Neighborhood Commercial to "J" Medium Industrial
(NEC of Riverside Drive and East Fourth Street)
ZC-02-182 Being a tract in the R.R. Ramey Survey, Abstract 1341, City of Fort
Worth, Tarrant County, Texas conveyed to Mike A. Myers, Trustee,
recorded in Volume 5593, Page 696, of the Deed Records of Tarrant
County, Texas, and being more particularly described as follows with
bearings related to the legal described in the Deed recorded in Volume
10165, Page 1200 of said Deed Records,
Beginning at a point S89°05'54"W 55 O1 feet from the most easterly
northeast corner of Eastbrook Addition, recorded in Volume 388-128,
Page 55, of the Plat Records of Tarrant County, Texas,
THENCE S89°05'54"W, at 5.01 feet passing a 3/8" iron rod found at the
northeast corner of Lot 13, Block 9 of said Eastbrook Addition, and
ZC-02-182 (Continued)
continuing for a total distance of 513 89 feet to an '/i' iron rod marked
"Beasley RPLS 4050" set at the southeast corner of Lot 14, Block 9,
Eastbrook Addition recorded in Volume 388-151, Page 95 of said Plat
Records,
THENCE N00°54'06"W, a distance of 843 91 feet to a point for a corner;
THENCE N89°05'54"E, a distance of 145 00 feet to a point for a corner;
THENCE N00°54'06"W, a distance of 3.26 feet to a point for a corner;
THENCE N89°05'54"E, a distance of 150 00 feet to a point for a corner;
THENCE S 11 °46'43"W, a distance of 205 00 feet to a point for a corner;
THENCE S00°54'06"E, a distance of 29.58 feet to a point for a corner;
THENCE S78°21'40"E, a distance of 140 10 feet to a point for a corner;
being the point of curve of a non tangent curve to the left, of which the
radius point lies S78°21'40"E, a radial distance of 493 00 feet, and has a
107 69 feet that bears SOS°22'07"W,
THENCE southerly along said arc, through a central angle of 12°32'27", a
distance of 107.91 feet to a point for a corner;
THENCE S00°54'06"E, a distance of 355 13 feet to a point for a corner;
THENCE N89°05'54"E, a distance of 140 84 feet to a point for a corner;
THENCE S00°00'41 "E, a distance of 125 02 feet to the POINT OF
BEGINNING and containing 7 098 acres, more or less.
From "A-7.5" One-Family to "A-S" One-Family
(2500 Block of Cooks Lane)
ZC-02-183 Block 7, Lot 1-A-R1, Factory Place Addition
From CR" Low Density Multi-Family and "E" Neighborhood
Commercial to "G" Intensive Commercial
(4500 West Vickery Boulevard)
2
ZC-02-184 TRACT 1
BEING a tract of land situated in the A.B Howerton Survey, Abstract No.
677, City of Fort Worth, Tarrant County, Texas, being a portion of a tract
of land as described in RTC Texas Special Warranty Deed with Vendor's
Lien to Sealed Bid DFW, L.P recorded in Volume 11789, Page 393 of the
Deed Records of Tarrant County, Texas (DRTCT) and being more
particularly described as follows.
BEGINNING at a'/z" rebar found at the intersection of the southeasterly
hne of State Highway No 10 (Variable width R.O W., adjoining R.O W
per Volume 1386, Page 525, DRTCT), with the southwesterly lme of Lake
Crest Lane (50' R.O W per Cabinet A, Slide 6758 of the Plat Records of
Tarrant County, Texas (PRTCT));
THENCE along the west lme of said Lake Crest Lane, as follows.
S 22 degrees 41'00" E, a distance of 34 84 feet to a'/2" rebar found
at the point of curvature of a circular curve to the right, having a
radius of 225 00 feet;
Southeasterly, along said circular curve to the right, having a
central angle of 17 degrees 57' 36", an arc distance of 70.53 feet
and chord that bears S 13 degrees 42' 12" E, 70.24 feet to a'/2"
rebar found at the point of tangency;
S 04 degrees 43'24"E, a distance of 335.86 feet to a'/2" rebar
found at the northeast corner of Lot 26, Block 4 of the final of Lots
1-10, Block 1, Lots 1-8, Block 2, Lots 1-25 & 26X, Block 3, Lots
1-26, Block 4, Lots 1-36, Block 5, Lots 1-35, Block 6 and Lots 1-
22, Block 7, Lakeview Addition (hereafter referred to as Lakeview
Addition), an addition to the City of Fort Worth, Tarrant County,
Texas as recorded in Cabinet A, Slide 6758, DRTCT,
THENCE departing the west lme of said Lake Crest Trail, along
the north line of said Lakeview Addition and the north of a tract of
land as described in deed to Lennar Homes of Texas Land and
Construction, Ltd., recorded in Volume 14246, Page 299, DRTCT,
as follows.
S 85 degrees 17'39" W, a distance of 157 11 feet to a l/2" rebar
found,
S 71 degrees 47'46" W, a distance of 312.48 feet to a l/2" rebar
found,
3
ZC-02-184 (Continued)
S 82 degrees 23'45" W, a distance of 182.76 feet to a'/2" rebar
capped set at the northwest corner of Lot 26X, Block 3 of said
Lakeview Addition, from which a'h" rebar found bears S 82
degrees 23'45" W, 0 44 feet and a 1" rebar found bears S O1
degrees 30' S3" E, 1963.91 feet;
THENCE N O1 degrees 30'53" W, along the west line of said Sealed Bid
DFW, L.P tract and the east line of a tract of land (Parcel "J" First Tract)
as described in deed to Bell Helicopter Textron, Inc., recorded in Volume
7231, Page 1786, DRTCT, a distance of 325.22 feet to a 5/8" rebar found
in the southeasterly line of said State Highway No. 10, at the northwest
corner of said Sealed Bid DFW, L.P tract;
THENCE N 67 degrees 19'00" E (Reference Bearing), along the
southeasterly line of said State Highway No. 10 and the north line of said
Sealed Bid DFW, L.P tract, a distance of 634.51 feet to the POINT OF
BEGINNING and containing 240,919 square feet or 5.531 acres of land.
TRACT 2
BEING a tract of land situated in the A.B Howerton Survey, Abstract No.
677, City of Fort Worth, Tarrant County, Texas being a portion of a tract
of land as described in RTC Texas Special Warranty Deed with Vendor's
Lien to Sealed Bid DFW, L.P ,recorded in Volume 11789, Page 393 of
the Deed Records of Tarrant County, Texas (DRTCT) and being more
particularly described as follows.
BEGINNING at a 1/2" rebar found at the intersection of the southeasterly
line of State Highway No 10 (Variable width R.O W ,adjoining R.O W
per Volume 1386, Page 525, DRTCT), with the northeasterly line of Lake
Crest Lane (50' R.O W per Cabinet A, Slide 6758 of the Plat Records of
Tarrant County, Texas (PRTCT));
THENCE N 67 degrees 19'00" E (Reference Beanng), along the
southeasterly line of said State Highway No. 10 and the north line of said
Sealed Bid DFW, L.P tract, a distance of 471 80 feet to a l/2" rebar found
at the intersection of the southeasterly line of State Highway No. 10, with
the southwesterly line of Lake Hill Lane (50' R.O W per Cabinet A, Slide
6758, PRTCT),
THENCE departing the southeasterly line of said State Highway No. 10
and the north line of said Sealed Bid DFW, L.P tract, along the west line
of said Lake Hill Lane, as follows.
4
ZC-02-184 (Continued)
S 22 degrees 41'00" E, a distance of 352.64 feet to a'/2" rebar
found at point of curvature of a circular curve to the right, having
a radius of 225 00 feet;
Southeasterly, along said circular curve to the right, having a
central angle of 23 degrees 05'29", an arc distance of 90.68 feet
and a chord that bears S 11 degrees 08' 16" E, 90 07 feet to a'/z"
rebar found at the point of tangency;
S 00 degrees 24'29" W, a distance of 317.31 feet to a'/z" rebar
found at the northeast corner of Lot 10, Block 1 of the final plat of
Lots 1-10, Block 1, Lots 1-8, block 2, Lots 1-25 & 26X, Block 3,
Lots 1-26, Block 4, Lots 1-36, Block 5, Lost 1-35, Block 6 and
Lots 1-22, Block 7, Lakeview Addition (hereafter referred to as
Lakeview Addition), an addition to the City of Fort Worth, Tarrant
County, Texas as recorded in Cabinet A, Slide 6758, DRTCT,
THENCE departing the west line of said Lake Hill Lane, along the north
of a tract of land as described in deed to Lennar Homes of Texas Land and
Construction, Ltd., recorded m Volume 14246, Page 299, DRTCT, as
follows.
N 67 degrees 30'48" W, along the north line of said Lakeview
Addition, a distance of 97.39 feet to a'/z" rebar found,
N 40 degrees 50'55" W, along the north line of said Lakeview
Addition, at a distance of 45.90 feet departing the north line of said
Lakeview Addition, continuing a total distance of 189 OS feet to a
'/z" rebar found,
S 85 degrees 15'53" W, a distance of 134 09 feet to a'/z" rebar
found,
S 65 degrees 24'01" W, at a distance of 131.59 feet passing a'h"
rebar capped set at an angle point in the north line of said
Lakeview Addition, continuing along the north line of said
Lakeview Addition, a total distance of 191.23 feet to a'h" rebar
found in the east line of said Lake Crest Lane, at the northwest
corner of Lot 1, Block 1 of said Lakeview Addition,
THENCE departing the north line of said Lennar tract, along the east line
of said Lake Crest Lane, as follows"
5
ZC-02-184 (Continued)
N 04 degrees 43'24" W, a distance of 335 88 feet to a l/2" rebar
found at the point of curvature of a circular curve to the left,
having a radius of 275 00 feet;
Northwesterly, along said circular curve to the left, having a
central angle of 17 degrees 57'36", an arc distance of 86.20 feet
and a chord that bears n 13 degrees 42' 12" W, 85 85 feet to a'/2"
rebar found at the point of tangency;
N 22 degrees 41'00" W, a distance of 34 84 feet to the POINT OF
BEGINNING and containing 270,518 square feet or 6.210 acres of
land.
TRACT 3
BEING a tract of land situated in the A.B Howerton Survey, Abstract No.
677, City of Fort Worth, Tarrant County, Texas, being a portion of a tract
of land as described in RTC Texas Special Warranty Deed with Vendor's
Lien to Sealed Bid DFW, L.P ,recorded in Volume 11789, Page 393 of
the Deed Records of Tarrant County, Texas (DRTCT) and being more
particularly described as follows.
BEGINNING at a l/2" rebar found at the intersection of the southeasterly
line of State Highway No. 10 (Variable width R.O W ,adjoining R.O W
per Volume 1386, Page 525, DRTCT), with the northeasterly line of Lake
Hill Lane (50' R.O W per Cabinet A, Slide 6758 of the Plat Records of
Tarrant County, Texas (PRTCT)),
THENCE N 67 degrees 19'00" E (Reference Bearing), along the
southeasterly line of said State Highway No. 10 and the north line of said
Sealed Bid DFW, L.P tract, a distance of 115 00 feet to the most northerly
northeast corner of the herein described tract of land, from which a
concrete monument found bears N 67 degrees 19'00" E, 22.12 feet;
THENCE S 22 degrees 41'00" E, departing the southeasterly line of said
State Highway No. 10 and the north line of said Sealed Bid DFW, L.P
tract, traversing said Sealed Bid DFW, L.P tract, a distance of 226.21 feet
to the north line of a 100 foot wide easement and right of way as set out to
The Phoenix Construction Company, recorded in Volume 422, Page 610,
DRTCT,
THENCE N 85 degrees 16'24" E, traversing said Sealed Bid DFW, L.P
tract along the north line of said The Phoenix Construction Company 100
foot wide easement and right of way, a distance of 87.36 feet to a point m
6
ZC-02-184 (Continued)
the east line of said Sealed Bid DFW, L.P tract, from which a 1" rebar
found at the northeast corner of said Sealed Bid DFW, L.P tract, the
northwest corner of Lot 1, Block 1 of Valley Vista Addition, an addition
to the City of Fort Worth, Tarrant County, Texas as recorded in Volume
388-190, Page 77, PRTCT and the northwest corner of a tract of land as
described in Special Warranty Deed to Hunter Ferrell Associates, L.P
recorded in Volume 12622, Page 1929, DRTCT bears N 00 degrees
24' 15" E, 283 82 feet;
THENCE S 00 degrees 24' 15" W, along the east line of said Sealed Bid,
DFW, L.P tract, a distance of 656.24 feet to a'/z" rebar found, from which
a 1" rebar found bears S 00 degrees 24' 15" W, 1183.50 feet;
THENCE N 67 degrees 30'48" W, departing the east line of said Sealed
Bid, DFW, L.P tract, along the north line of a tract of land as described in
deed to Lennar Homes of Texas Land and Construction, Ltd., recorded in
Volume 14246, Page 299, DRTCT, at a distance of 6 71 feet passing a'/z"
rebar capped set at the northeast corner of Lot 8, Block 2 of the final plat
of Lots 1-10, Block 1, Lots 1-8, Block 2, Lots 1-25 & 26X, Block 3, Lots
1-26, Block 4, Lots 1-36, Block 5, Lots 1-35, Block 6 and Lots 1-22,
Block 7, Lakeview Addition, an addition the City of Fort Worth, Tarrant
County, Texas and recorded in Cabinet A, Slide 6758, PRTCT, continuing
along the north line of said Lennar tract and the north line of said Lot 8,
Block 2, a total distance of 135 04 feet to a'h" rebar found in the east line
of said Lake Hill Lane, at the northwest corner of said Lot 8, Block 2,
THENCE departing the north line of said Lennar tract, along the east line
of said Lake Hill Lane, as follows.
N 00 degrees 24'29" E, a distance of 337.59 feet to a'/z" rebar
found at the point of curvature of a circular curve to the left,
having a radius of 275 00 feet;
Northwesterly, along said circular curve to the left, having a
central angle of 23 degrees 05'29", an arc distance of 1i0 83 feet
and having a chord that bears N 11 degrees 08' 16" W, 110.08 feet
to a'/z" rebar found at the point of tangency;
N 22 degrees 41'00" W, a distance of 342.64 feet tc the POINT
OF BEGINNING and containing 110,559 square feet or 2.538
acres of land, of which approximately 0 072 acres along the east
line of the above described property appears to lie within an area of
possible conflict.
7
ZC-02-184 (Continued)
From "PD 226" Planned Development/Specific Use for sand and gravel
mining/retaining the existing "C" Medium Density Multi-Family and "F"
General Commercial uses subject to conditions to "A-S" One-Family
(1400 East Hurst Boulevard)
ZC-02-187 Block 89R, Lot 1R, Fort Worth Original Town
From "J" Medium Industrial to "H" Central Business
Block 89R, Lot 2R, Fort Worth Original Town
From "J/HC" Medium Industrial/Historic and Cultural Landmark to
"H/HC" Central Business/Historic and Cultural Landmark
(400-600 Block of East 4a' Street)
ZC-02-188 Block 4, Lots 20 and 21B, Bankhead Estates Addition
From "E" Neighborhood Commercial and "I" Light Industrial to "CR"
Low Density Multi-Family
(3600 Block of Williams Road)
ZC-02-190 TRACT A
BEGINNIlVG at a point in the south right-o-way line of DART Railtrans
existing 150 foot wide right-of-way and the same being the northeast
corner f a tract of land located in the A.S Trimble Survey, Abstract No
1528 conveyed to Tarrant Acquisition Ltd. As recorded in Volume 15507,
Page 71, Deed Records, Tarrant County, Texas, said point also being the
northeast corner of this tract;
THENCE along the east line of said Tarrant Acquisition Ltd. Tract and the
westerly line of a previous City of Fort Worth Zoning Case # Z-99-025 the
following:
S00°22'04"W, 378.38 feet to a point;
SOS°29'30"W, 159 96 feet to a point;
S09°23'47"W, 68.37 feet to a point;
S00°49' 34"W, 419 82 feet to a point for .the southeast corner of this tract;
THENCE along the south line of said Tarrant Acquisition Ltd. Tract and
the said westerly line of #Z-99-025, N89°51'20"W, 575 07 feet to a point;
8
ZC-02-190 (Continued)
THENCE continuing along the south line of said Tarrant Acquisition Ltd.
Tract, N00°09'59"E, 996 81 feet to the northwest corner of this tract, said
corner being in the south line of the aforesaid DART Railtrans 150 foot
wide right-of-way;
THENCE easterly, along said south right-of-way line with anon-tangent
curve to the right having a radius of 5,640 83 feet, a central angle of
03°37'56", a chord beanng N85°27'31"E, and an arc length of 357 60 feet
to a point;
THENCE continuing easterly along said south nght-of-way hne with a
non-tangent curve to the nght having a radius of 5,640 83 feet, a central
angle of 06°10'06", a chord beanng S89°43'33"E, and an arc distance of
607.28 feet to the POINT OF BEGINNING and containing 22.301 acres
of land.
From "AG"Agricultural to "A-S" One-Family
TRACT B
BEGINNING at a point in the south right-of-way line of DART Railtrans
150 foot wide right-o-way, same being the northwest corner of a tract of
land in the A.S Trimble Survey, Abstract No. 1528 conveyed to
Riverbend Investment Ltd. As recorded in Volume 13681, Paage 387,
Deed Records, Tarrant County, Texas said point also being northwest
corner of this tract;
THENCE along saidright-o-way line with anon-tangent curve to the right
having a radius of 5,640 83 feet, a central angle of OS°58'27", a chord
bearng N80°35'50"E, and an arc length of 588 16 feet to a point for the
northeast corner of this tract;
THENCE departing said south nght-of-way line and along the west line of
a tract of land tract of land located in the A.S Trimble Survey, Abstract
No 1528 conveyed to Tarrant Acquisition Ltd. As recorded in Volume
15507, Page 71, Deed Records, Tarrant County, Texas, S00°09'59"W,
996 81 feet to a point for a corner, said point being the southwest corner of
said Tarrant Acquisition Ltd Tract;
THENCE along the south line of said Tarrant Acquisition Ltd. Tract,
S89°48'51"E, 356.29 feet to a point;
9
ZC-02-190 (Continued)
THENCE continuing along the south line of said Tarrant Acquisition Ltd.
Tract, S89°51'20"E, 97 67 feet to a point for the most southerly northeast
corner of thins tract;
THENCE along the westerly line of a previous City of Fort Worth Zoning
Case #Z-99-025, S00°11'00"W, 63149 feet to the southeast corner of this
tract, said point being in the north right-of-way line of Trinity Boulevard
(a variable width right-of-way),
THENCE along said north right-of-way line N89°49'00"W, 147 feet to a
point;
THENCE continuing westerly along said north nght-of-way line with a
curve to the left having a radius of 2,042.73 feet, a central angle of
13°13'31", a chord bearing S83°34' 15"W, and an arc length of 471.51
feet to a point for the most southerly southwest cornet of this tract;
THENCE leaving said north right-of-way line of Trinity Boulevard,
N00°11'00"E, 581.27 feet to a point;
THENCE westerly along anon-tangent curve to the left having a central
angle of 07°17'07", a radius of 4,550 83 feet, a chord bearing
S78°07' 18"W, and an arc length of 578 65 feet to a point, said being in the
west line of said Riverbend Investment Ltd. Tract;
THENCE along the west line of said Riverbend Investment Ltd. Tract,
N00°12'09"E, a distance of 1,124 09 feet to the POINT OF BEGINNING
and containing 21 735 acres of land.
From "PD-224" Planned Development for all existing categories ("I"
Light Industrial and "IP" Industrial Park for subject property) plus sand
and gravel mining subject to conditions to "A-S" One-Family
TRACT C
BEGINNING at a point in the north right-of-way line of Trinity Boulevard
(a variable width right-of-way), said point also being the southeast corner
of a tract located m th A.S Trimble Survey, Abstract No 1528 conveyed
to Riverbend Investment Ltd. As recorded in Volume 13681, Page 387,
Deed Records, Tarrant County, Texas,
THENCE along the west line of said Riverbend Investment Ltd. Tract,
N00°12'09"E, 679.61 feet to a point for the northwest corner of this tract;
10
ZC-02-190 (Continued)
THENCE easterly, leaving said west line along anon-tangent curve to the
right having a radius of 4,550 83 feet a central angle of 07°17'07", a chord
bearing N78°07' 18"E, and arc length of 578.65 feet to a point for the
northeast corner of this tract;
THENCE 800°11'00"W, 581.27 feet to a point for the southeast corner of
this tract, said point also being in the north right-of-way lme of said
Trinity Boulevard,
THENCE westerly, along said north right-of-way line and with anon-
tangent curve to the left having a radius of 2,042.73 feet, a central angle of
12°32'38", a chord bearing 870°41' 10"W, and an arc length of 447.22
feet to a point;
THENCE continuing along said north right-of-way line S64°20'44"W, a
distance of 161 09 feet to the POINT OF BEGINNING and containing
8.092 acres of land.
From "PD-224" Planned Development for all existing categories ("1"
Light Industrial & "IP" Industrial Park for subject property) plus sand
and gravel mining subject to conditions to "E" Neighborhood
Commercial
(8200-8300 Block of Trinity Boulevard)
ZC-02-191 Block 2, Post Oak Village
From "F" General Commercial to "C" Medium Density Multi-Family
(3800 Block of Post Oak Boulevard)
ZC-02-192 Block 71, Lot 2, Original Town of Fort Worth
From "J/DD"Medium Industrial/Demolition Delay to "J/HSE" Medium
Industrial /Highly Significant Endangered
(801 Grove Street)
ZC-02-193 Block 4, Lot 8, Coventry Hills
From "AR" One-Family Restricted to "CF" Community Facilities
(8562 Corral Circle)
11
ZC-02-194 A tract of land out of the S.K. Smith Survey, Abstract No. 1417, and the
Edmund Little Survey, Abstract No 954, in the City of Fort Worth,
Tarrant County, Texas being more particularly described by metes and
bounds as follows.
COMMENCING at a point lying 2,777.95 feet South and 332.48 feet East
of the northwest corner of said S.K. Smith Survey, at the southwest corner
of the intersection of Brennan Avenue and Cold Springs Road,
THENCE South 10 degrees 02 minutes 00 seconds West along the west
right-of-way line of Cold Springs Road, 880 40 feet to the northwest
corner of the intersection of Cold Springs Road and Northside Drive;
THENCE southwesterly along the north right-of-way line of Northside
Drive and along the arc of a curve to the left, having a radius of 624.36
feet and a chord bearing and length of South 81 degrees 16 minutes 48
seconds West, 423 64 feet, an arc distance of 432.22 feet to a point;
THENCE North 61 degrees 37 minutes 00 seconds West, 46 60 feet to a
point on the west right-of-way line of Northside Drive;
THENCE South 26 degrees 08 minutes 00 seconds West along the west
right-of-way line of Northside Drive, at 56.33 feet passing found City
Monument No. 90191 at the southernmost corner of Lot 2, Block 1,
Brennan Avenue Service Center, an Addition to the City of Fort Worth,
Tarrant County, Texas according to the plat recorded in Cabinet A, Slide
835, Plat Records, Tarrant County, Texas, in a11400 0 feet to a point;
THENCE South 63 degrees 52 minutes 00 seconds East, 68.0 feet to a
point on the west right-of-way line of Northside Drive,
THENCE South 26 degrees 08 minutes 00 seconds West along the west
right-of-way line of Northside Drive, 103 14 feet to the intersection of the
west right-of-way line of Northside Drive with the centerline of the Trinity
River;
THENCE South 76 degrees 24 minutes 00 seconds East along the
centerline of the Trinity River, 196 83 feet to the intersection of the east
right-of-way of Northside Drive and the centerline of Trinity River and the
Point of Beginning;
THENCE North 26 degrees 08 minutes 00 seconds East (Basis of
Bearings) along the east right -of-way line of Northside Drive passing a
'/s" steel rod. set for reference at 176.25 feet, in a11216 93 feet to a set'h"
steel rod,
12
ZC-02-194 (Continued)
THENCE South 63 degrees 52 minutes 00 seconds East, 70 0 feet to a set
1/2 "steel rod on the east nght-of-way line of Northside Drive;
THENCE North 13 degrees 28 minutes.00 seconds East along the east
right-of-way line of Northside Drive 205 15 feet to a set'h" steel rod at the
beginning of a curve to the right;
THENCE northeasterly along the south right-of-way line of Northside
Dnve and along the arc of a curve to the nght, having a radius of 384.36
feet and a chord bearing and length of North 66 degrees 18 minutes 00
seconds East, 495 83 feet, an arc distance of 538.90 feet to a set'h" steel
rod,
THENCE South 33 degrees 20 minutes 00 seconds West, passing a'/2"
steel rod set for reference at 583 66 feet, in a11746 00 feet to a point in the
centerline of Tnnity River;
THENCE North 76 degrees 24 minutes 00 seconds West along the
centerline of Tnnity River, 257 47 feet6 to the Point of Beginning, and
containing 4 105 acres of land.
From "0-2" Floodplain (Inactive district) to "PD/SU" Planned
Development/Specific Use for all uses in "E" Neighborhood Commercial
plus hotel/motel within 1000 feet of a residential district with accessory
use for restaurant/bar Site plan waived.
(1500 East Northside Drive)
ZC-02-195 Block 7, Lots 4B, SB, 6-8, 25-28 & 29R, Fields Welch Addition and
Block 6, Lots 1-6, 39-42, 44, 56 & 57, Terrell's Subdivision.
From "D" High Density Multi-Family to "CF" Community Facilities
(1000-1200 Block of Dashwood Street)
ZC-02-196 Block 17, Lot 7, 8, 9 and 10, Van Zandt's 2°a Filing
From "CF" Community Facilities and "E" Neighborhood Commercial to
"MU-1 "Low Intensity Mixed-Use
(2925 & 2929 West 5a' Street)
13
ZC-02-197 Being 2.826 acres of land situated in the J.M.C. LYNCH SURVEY,
ABSTRACT NO 955, city of Fort Worth, Tarrant County, Texas and
being all that certain tract of land conveyed to O.P Leonard, Jr and
Nancy A. Leonard by deed recorded in Volume 9346, Page 1166, Deed
Records, Tarrant County, Texas, said 2.826 acres being more particularly
described by metes and bounds as follows.
BEGINNING at a P.K. mail found at the Northwest corner of said
Leonard tract and the Southwest corner of a tract of land conveyed to
Footwear Management Company, Texas, said nail being in the East line of
Foch Street (60' R.O W );
THENCE N90°00'00"E along the common line of said Leonard and
Footwear tracts, 241 10 feet to a'/s" iron set with Fulton Surveying, Inc.
cap at the Northeast corner of said Leonard tract and the Southeast corner
of said Footwear tract, said iron being in the West line of Lot 1, Block 1,
SEVENTH STREET STATION, an Addition to the City of Fort Worth,
Tarrant County, Texas, according to the Plat recorded m Cabinet A, Slide
4265, Plat Records, Tarrant County, Texas,
THENCE along the common line of said Leonard tract and said Lot 1 as
follows.
S00°00'00"E, 307 00 feet to a 5/8" iron found,
N90°00'00"E, 127.60 feet to a'/s" iron set with Fulton Surveying, Inc.
cap;
S00°00'00"E, 130.80 feet to a'/2" iron found at the most Easterly
Southeast corner of said Leonard tract m the North line of Lot 2, Block 1,
JUSTIN ADDITION, an Addition to the City of Fort Worth, Tarant
County, Texas, according to the Plat recorded in Volume 388-121, Page
92, Plat Records, Tarrant County, Texas,
THENCE along the common line of said Leonard tract and said Lot 2 as
follows.
N90°00'00"W, 82.05 feet to a'/2" iron set with Fulton Surveying, Inc. cap,
S00°00'00"W, 3 05 feet to a 5/8" iron found at the most Southerly
Southeast corner of said Leonard tract and the Northeast corner of Lot 3,
Block 1, JUSTIN ADDITION, an Addition to the City of Fort Worth,
Tarrant County, Texas, according to the Plat recorded in Cabinet B, Slide
427, Plat Records, Tarrant County, Texas,
14
ZC-02-197 (Continued)
THENCE N90°00'00"W, along the common line of said Leonard tract and
said Lot 3, 286 65 feet to a'/z" iron set with Fulton Surveying, Inc. cap at
the Southwest corner of said Leonard tract in the east
THENCE N00°00'00"W, along the East line of said Foch Street, 440 85
feet to the POINT OF BEGINNING and containing 2.826 acres of land.
From "J" Medium Industrial to "MU-2"High Intensity Mixed-Use
(821 Foch Street)
ZC-02-198 TRACT 1
Part of the H. Holbrook Survey, Abstract No 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a '/2" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west right-of-way line of Chapel Creek
Boulevard, and then run N 44°30'01" W 4,086 81 feet to a 5/8" iron rod
with plastic cap stamped "TNP" set in the north line of said Chapel Creek
tract and the south line of Westpoint Boulevard.
Thence S 71°56'22" E, along the said north line of Chapel Creek tract and
the said south line of Westpoint Boulevard, 318 10 feet.
Thence S 18°03'38" W, 109 63 feet.
Thence N 75°46'32" W, 318.82 feet.
Thence N 18°03'38" E, 130 96 feet to the place of beginning and
containing 0 878 of an acre.
From "E" Neighborhood Commercial to "A-S" One-Family
TRACT 2
Part of the H. Holbrook Survey, Abstract No. 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
15
ZC-02-198 (Continued)
Commencing at a 1/z" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded m volume 9658, page 1352 of the
said Deed Records, m the west right-of-way line of Chapel Creek
Boulevard, and then run N 40°09'55" W 3,576.38 feet to the northwest
and beginning corner of the tract being described and m the north line of
said Chapel Creek tract and the south line of Westpoint Boulevard.
Thence along the said north line of Chapel Creek tract and the said south
line of Westpoint Boulevard the following:
S71°56'22"E, 528.75 feet to a'/z" iron rod found for the beginning of a
curve to the left having a radius of i 160 00 feet;
Along said curve, an arc length of 219 11 feet and a long chord of
S77°21'02"E, 218.78 to a'/z" iron rod found at it's end and the beginning
of a curve to the right having a radius of 990.00 feet;
Along said curve, an arc length of 106 00 feet and a long chord of
S79°41'39"E, 105.95 feet to a 'h" iron rod found at it's end and the
beginning of a curve to the left having a radius of 610 00 feet;
Along said curve, an arc length of 75 73 feet to a'/z" iron rod found at it's
end, the long chord of said 75 73 feet arc is S80°01'59"E, 75 68 feet;
S83°44'22"E, 200 00 feet to the beginning of a curve to the right having a
radius of 90 00 feet; and
Along said curve, an arc length of 134.94 feet to a l/2" iron rod found at the
intersection of the said south line of Westpoint Boulevard and the said
west line of Chapel Creek tract, the long chord of said 134.94 feet arc is
S40°47' 11"E 122.65 feet.
Thence along the east line of said Chapel Creek tract and the said west line.
of Chapel Creek Boulevard the following:
Along a curve to the right having a radius of 2096.16 feet, an arc length of
573 83 feet, the long chord of said 573.83 feet arc is SS°40'32"E 572.04
feet.
Thence S 76°28'55" W, 379 77 feet.
Thence N 21 °53' 15" W, 218 66 feet.
Thence N 90°00'00" W, 779 68 feet.
16
ZC-02-198 (Continued)
Thence N 00°00'00" E, 813 67 feet to the place of beginning and
containing 19 001 acres.
From "E" Neighborhood Commercial to "A-S" One-Family
TRACT 3
Part of the H. Holbrook Survey, Abstract No 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a '/z" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west nght-of-way line of Chapel Creek
Boulevard, and then run N 30°48' 14" W, 2,101 73 feet to the northeast
and beginning corner of the tract being described, and being m the east
line of said Chapel Creek tract and the west line of Chapel Creek
Boulevard.
Thence along the east line of said Chapel Creek tract and the said west line
of Chapel Creek Boulevard the following:
Along a curve to the nght having a radius of 2096 16 feet, an arc length of
136.05 feet, the long chord of said 136.03 feet arc is S15°22'39"E 136 OS
feet.
Thence S 85°16'55" W, 377 11 feet.
Thence N 21°53' 15" W, 79 10 feet.
Thence N 76°28'55" E, 379 77 feet to the place of beginning and
containing 0.917 of an acre.
From "C" Medium Density Multi-Family to "A-S" One-Family
TRACT 4
Part of the H. Holbrook Survey, Abstract No. 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
17
ZC-02-198 (Continued)
Commencing at a '/2" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, m the west right-of-way line of Chapel Creek
Boulevard, and then run N 40°09'55" W 3,576.38 feet to the northeast and
beginning corner of the tract being described and being m the north line of
said Chapel Creek tract and the south line of Westpoint Boulevard.
Thence S 00°00'00" W, 819 67 feet.
Thence N 90°00'00" W, 294 87 feet.
Thence N 71°56'22" W, 378.87 feet.
Thence S 51°53'42" W, 132.48 feet.
Thence S 04°40' 19" E, 45 85 feet.
Thence S 80°34'48" W, 139.39 feet.
Thence N 18°03'38" E, 950 69 feet.
Thence S 75°46'32" E, 318 82 feet.
Thence N 18°03'38" E, 109 63 feet to the said north line of Chapel Creek
tract and the said south line of Westpoint Boulevard.
Thence S 71°56'22" E, along the said north line of Chapel Creek tract and
the said south line of Westpoint Boulevard, 268.56 feet to the place of
beginning and containing 13 810 acres.
From "C" Medium Density Multi-Family to "A-S" One-Family
TRACT 5
Part of the H. Holbrook Survey, Abstract No. 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a '/z" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west right-of-way line of Chapel Creek
18
ZC-02-198 (Continued)
Boulevard, and then run N 64°53'41" W, 3,654 64 feet to a 5/8" iron rod
with plastic cap set for the southwest and beginning corner of the tract
being described.
Thence N 18°03'38" E, 353.35 feet.
Thence N 80°34'48" E, 139.39 feet.
Thence S 04°40' 19" E, 452.85 feet.
Thence N71°56'22" W, 298 66 feet to the place of beginning and
containing 1.933 acres.
From "R-1 "Zero Lot Line /Cluster Residential to "A-S" One-Family
TRACT 6
Part of the H. Holbrook Survey, Abstract No. 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Lirruted Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a '/2" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west right-of-way line of Chapel Creek
Boulevard, and then run S 81°55'57" W, 2,403 69 feet to the southwest
and beginning corner of the tract being described.
Thence N 89°02'37" W, 209 09 feet.
Thence N 00°57'23" E, 210 00 feet to the beginning of a curve to the right
having a radius of 3,163 08 feet.
Thence along said curve, an arc length of 189.24 feet, the long chord of
said 189.24 feet arc is N O1°20'29" E, 189.21 feet.
Thence S 74°33'22" E, 107 04 feet.
Thence S 14°40' 18" E, 386 73 feet to the place of beginning and
containing 1.376 acres.
From "E" Neighborhood Commercial to "A-S" One-Family
19
ZC-02-198 (Continued)
TRACT 7
Part of the H. Holbrook Survey, Abstract No. 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a '/2" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west right-of-way line of Chapel Creek
Boulevard, and then run S 81 °55' S7" W, 2,403.69 feet to the southwest
and beginning corner of the tract being described.
Thence N 14°40' 18" W, 386 73 feet.
Thence N 82°32'33" E, 172.84 feet.
Thence N 90°00'00" E, 406.01 feet.
Thence S 62°42' 36" E, 213.51 feet.
Thence S 15°05'43" E, 322.35 feet.
Thence N 89°02'37" W, 753.24 feet to the place of beginning and
containing 6.690 acres.
From "C" Medium Density Multi-Family to "A-S" One-Family
TRACT 8
Part of the H. Holbrook Survey, Abstract No 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a 'h" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west right-of-way line of Chapel Creek
Boulevard, and then run S 71°05'49" W, 1,112.12 feet to the southeast
and beginning corner of the tract being described.
Thence N 88°57'54" W, 574 12 feet
20
ZC-02-198 (Continued)
Thence N 15°05'43" W, 322.35 feet.
Thence N 62°42'36" W, 213.51 feet.
Thence N 90°00'00" W, 406 O1 feet.
Thence S 82°32'33" W, 172.84 feet.
Thence N 74°33'22" W, 107 04 feet to the beginning of a curve to the
right having a radius of 3,163 80 feet.
fihence along said curve, an arc length of 722.38 feet, the long chord of
said 722.38 feet arc is N 09°35'46" E, 720 81 feet.
Thence N 90°00'00" E, 86 81 feet.
Thence N 73°01'24" E, 147 42 feet.
Thence S 85°30'45" E, 1,188 64 feet. ,
Thence N 55°21'03" E, 449.38 feet to the said east line of Chapel Creek
tract and the said west line of Chapel Creek Boulevard.
Thence S 34°38'57" E, along the said east line of Chapel Creek tract and
the said west line of Chapel Creek Boulevard, 357.34 feet.
Thence S 55°22'00" W, 243 12 feet.
Thence N 89°02'37" W, 397.37 feet.
Thence S 00°57'28" W, 280 00 feet.
Thence S 89°02'37" E, 18 93 feet.
Thence S 00°41'02" W, 400 00 feet.
Thence S 89°02'37" E, 15 00 feet.
Thence S 00°57'23" W, 235 79 feet to the place of beginning and
containing 33 986 acres.
From "B" Two-Family to "A-S" One-Family
21
ZC-02-198 (Continued)
TRACT 9
Part of the H. Holbrook Survey, Abstract No. 647, situated in the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a '/2" found for the easterly northeast corner of said
Chapel Creek tract and the north corner of the tract described in the deed
to Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west right-of-way line of Chapel Creek
Boulevard, and then run S 71°0$'49" W, 1,112.12 feet to the southwest
and beginning corner of the tract being described.
Thence N 00°57'23" E, 235 79 feet.
Thence N 89°02'37" W, 15 00 feet.
Thence N 00°41'02" E, 400 00 feet.
Thence N 89°02'37" W, 18.93 feet.
Thence N 00°57'28" E, 280 00 feet.
Thence S 89°02'37" E, 397.37 feet.
Thence N 55°22'00" E, 243.25 feet to the east line of Chapel Creek tract
and the west line of Chapel Creek Boulevard. ,
Thence S 34°38'57" E, along the said east line of Chapel Creek tract and
the said west line of Chapel Creek Boulevard, 160 96 feet.
Thence S 49°52'59" W, 380.30 feet.
Thence S 24°OS' 17" W, 438.21 feet.
Thence S O 1 °01' S 8" W, 273 90 feet.
Thence N 88°58'02" W, 87 85 feet.
22
ZC-02-198 (Continued)
Thence N 88°57'54" W, 106 02 feet to the place of beginning and
containing 7 438 acres
From "B" Two-Family to "A-S" One-Family
TRACT 10
Part of the H. Holbrook Survey, Abstract No 647, situated m the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded m
volume 11029, page 1159 of the Tarrant County Deed Records.
Begmmng at a '/2" found for the easterly northeast corner of said Chapel
Creek tract and the north corner of the tract described m the deed to
Comanche Properties, Ltd., recorded in volume 9658, page 1352 of the
said Deed Records, in the west right-of-way line of Chapel Creek
Boulevard.
Thence S 00° 16' S7" E, 379.30 feet.
Thence N 88°58'02" W, 491.23 feet.
Thence NO1°01'56" E, 171.57 feet.
Thence N 36°32'36" E, 541 98 feet to the east line of said Chapel Creek
tract and the west line of said Chapel Creek Boulevard.
Thence S 34°38'57" E, along the said east line of Chapel Creek tract and
the said west line of Chapel Creek Boulevard, 287.53 feet to the place of
beginning and containing 4 781 acres.
From "E" Neighborhood Commercial to "A-S" One-Family
TRACT 11
Part of the H.Holbrook Survey, Abstract No 647, situated m the City of
Fort Worth in Tarrant County, Texas, and embracing a portion of the tract
described in the deed to Chapel Creek Limited Partnership, recorded in
volume 11029, page 1159 of the Tarrant County Deed Records.
Commencing at a 'h inch iron rod found for the easterly northeast corner
of said Chapel Creek tract and the north corner of the tract described in the
deed to Comanche Properties, Ltd., recorded in volume 9658, page 1352
of said Deed Records, m the west right-of-way line of Chapel Creek
23
ZC-02-198 (Continued)
Boulevard, and then run N43°34'48"W, 2081 78 feet to the place of
beginning; which is the beginning of anon-tangent curve to the right
whose radius is 2855 00 feet and whose long chord bears N83°42'26"W,
229 09 feet;
Thence along said curve in a westerly direction through a central angle of
04°35'55", a distance of 229 15 feet;
Thence N09°OS' 37"E, 162.51 feet;
Thence S80°54'23"E, 134.91 feet;
Thence S54°44'46"E, 93 68 feet;
Thence S03°59'36"W, 110 45 feet to the place of beginning and
containing 0 771 of an acre.
From "A-S" One-Family to "CF" Community Facilities
(10500-11000 Block of Westpoint Boulevard)
ZC-02-199 Block 3, Lot 3, Hulen Bend
From "C" Medium Density Multi-Family to "PD/SU" Planned
Development/ Specific Use for Senior Retirement Apartments
(See SP-02-016)
(6300 Granbury Cut -off Road)
SECTION 2.
That the zoning regulations .and districts, as herein established, have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety,
morals and general welfare of the community They have been designed to lessen
congestion in the streets, to secure safety from fire, panic, flood and other dangers, to
provide adequate light and air; to prevent overcrowding of land, to avoid undue
concentration of population, to facilitate the adequate provisions of transportation, water,
sewerage, parks and other public requirements. They have been made after full and
complete public hearing with reasonable consideration, among other things, of the
character of the district and rts peculiar suitability for the particular uses and with a view
of conserving the value of a building and encouraging the most appropriate use of land
throughout the community
24
SECTION 3.
That this ordinance shall be cumulative of all other ordinances of the City of Fort Worth
affecting zoning and shall not repeal any of the provisions of such ordinances, except in
those instances where provisions of such ordinances are in direct conflict with the
provisions of this ordinance.
SECTION 4.
That. all rights or remedies of the City of Fort Worth, Texas, are expressly saved as to any
and all violations of Ordinance Nos. 3011, 13896 or any amendments thereto that have
accrued at the time of the effective date of this ordinance; and as to such accrued
violations, and all pending litigation, both civil or criminal, same shall not be affected by
this ordinance but may be prosecuted until final disposition by the courts.
SECTION 5.
It is hereby declared to be the intention of the City Council that the sections, paragraphs,
sentences, clauses and phrases of this ordinance are severable, and if any phrase, clause,
sentence, paragraph or section of this ordinance shall be declared void, ineffective or
unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such voidness, ineffectiveness or unconstitutionality shall not affect any of the remaining
phrases, clauses, sentences, paragraphs or sections of this ordinance, since the same
would have been enacted by the City Council without the incorporation herein of any
such void, ineffective or unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 6.
That any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance
shall be fined not more than Two Thousand Dollars ($2000 00) for each offense. Each
day that a violation is permitted to exist shall constitute a separate offense.
25
SECTION 7.
That the City Secretary of the City of Fort Worth, Texas is hereby directed to publish this
ordinance for two (2) days m the official newspaper of the City of Fort Worth, Texas, as
authorized by V T C.A. Local Government Code Subsection 52.013
SECTION 8.
That this ordinance shall take effect upon adoption and publication as required by law
AP VED AS TO FORM AND LEGALITY:
~.
Assistant City Attorney
Adopted. ~ ~~ ~ 2--
Effective: ~ ~ 6 ~ba
26