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Item 6 - ZA15-141 Abiding Grace Church Staff Report Department of Planning & Development Services S T A F F R E P O R T June 3, 2016 CASE NO:ZA15-141 PROJECT:Site Plan for Abiding Grace Church EXECUTIVE SUMMARY: ClayMoore Engineering, representing Abiding Grace Lutheran Church, is requesting approval of a Site Plan for the expansion of the existing church worship building and parking lot on property described as Lot 3R, Block 1 of the Chivers Park Addition andTract 4H of the Absolom H. Chivers Survey Abstract No. 299, located at 1000 through 1060 East Highland Street. SPIN Neighborhood #3 DETAILS: ClayMoore Engineering is requesting approval of a Site Plan for the expansion of the existing church worship building and parking lot. The existing site contains four (4) buildings, including the existing main worship building, offices and classrooms on the former Highland Meadows Montessori school site. The full build-out of all the buildings will total 37,717 square feet in three buildings. A 2,806 square foot office building east of the existing worship building will be removed for the expansion of the main worship building. The building site plan and elevations are shown in Attachment C, pages 3-5.The proposed building elevations comply with the building articulation requirement. The development will occur in phases with the parking lot being the first phase and the remaining improvements will be determined on the congregation needs and funding. The Church is seeking to expand the current parking lot to accommodate an increase in membership. There are currently 25 parking spaces and the Phase I parking lot will provide a total of 92 parking spaces as shown in Attachment C, page 8. Additional parking lot expansion to the north will occur when the worship center is expanded in the future for a total of 172 parking spaces as shown in the site plan in Attachment C, page 3.. There are currently four (4) driveways accessing E. Highland Street. The applicant proposes removing one existing driveway in the proposed site plan. No change to the zoning is being requested. The site currently zoned "CS" Community Service District. VARIANCES: The applicant is requesting variances for the following: Stacking Depth: The applicant is seeking a variance to the Driveway Ordinance No. 634 for the driveway stacking depth. The required stacking depth is seventy-five (75) feet and the requested variance is to allow an approximately sixty-eight (58) foot stacking depth for Driveway #1 (west), an approximately fifty-nine (59) foot stacking depth for Driveway #2 (middle), and an approximately ten (10) foot stacking depth on existing Driveway #3 (east). Case No. ZA15-141 Driveway Spacing: The applicant is requesting a variance to the driveway centerline spacing. The required driveway spacing on E. Highland Street (future E. Kirkwood Blvd.) is 250 feet. The variance request is to allow a 245-foot driveway spacing between Driveways #1 (west) and #2 (middle), an approximately 136-foot driveway spacing between Driveways #2 (middle) and #3 (east), and an approximately 46-foot driveway spacing between Driveway #3 (east) to the driveway of the approved adjacent Kirkwood Crossing development to the east. Tree Preservation: The applicant is requesting a variance to the Tree Preservation Ordinance. There is approximately 44% of existing tree cover on the site and 50% of the tree cover is required to be preserved. The Tree Conservation Plans shows that 55% of the existing tree cover is to be removed and 45% is to be preserved. The applicant has indicated that tree mitigation will be used to meet the requirement. ACTION NEEDED:Conduct a Public Hearing 1) Consider Approval of a Site Plan 2) ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information – Link to PowerPoint Presentation (D) Site Plan Review Summary No. 3, dated June 3, 2016 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission only) STAFF CONTACT: Dennis Killough (817) 748-8072 Patty Moos (817) 748-8269 Case No. ZA15-141 BACKGROUND INFORMATION OWNERS: Abiding Grace Lutheran Church APPLICANT: ClayMoore Engineering PROPERTY SITUATION: 1000 through 1060 East Highland Street LEGAL DESCRIPTION: Lot 3R, Block 1 of the Chivers Park Addition andTract 4H of the Absolom H. Chivers Survey Abstract No. 299,Southlake, Texas LAND USE CATEGORY: Mixed Use CURRENT ZONING: "CS" Community Service District HISTORY: June 1989; A final plat was approved for Lots 1-3 Chivers Park Addition. 1992; A Specific Use Permit was approved for the Highland Meadow Montessori School for a trailer, Case was withdrawn. (ZA92-015) June 1994; A concept plan was approved for the Highland Meadow Montessori School. (ZA94-037) November 2005; A revised concept plan was approved for a 8,262 sq. ft. multi-use facility building for the Highland Meadow Montessori School. (ZA05-114) TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions The proposed site plan has existing direct access onto E. Highland Street with access to the westbound E. SH114 Access road to the west and N. Carroll Avenue to the east. Traffic Impact E. Highland Street (32) (between SH 114 & N. Carroll Avenue) 24hr East Bound (EB) (20) West Bound (WB) (283) AM Peak A.M. (4) 10:15 – 11:15 Peak A.M. (50) 7:15 – 8:15 PM Peak P.M. (4) 3:45 – 4:45 Peak P.M. (51) 3:00 - 4:00 * Traffic counts based on the 2014City of Southlake Traffic Count Report VtpdAM-PM- Use Sq. Ft. AM-IN PM-IN * OUT OUT Church (560) weekday 37,717 344 15 13 13 12 Church (560) Sunday 37,717 1,382 Peak Hour: 222 Peak Hour: 222 * Vehicle Trips Per Day * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual TREE PRESERVATION: This proposal is subject to Tree Preservation Ordinance 585-D due to the expansion being considered a “new project” under Section 20.3 of the Tree Preservation Ordinance 585-D. It appears that the proposed existing tree cover preservation does not comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance 585-D. Case No. Attachment A ZA15-141 Page 1 There is approximately 44% of existing tree cover on the site and 50% of the tree cover is required to be preserved. The Tree Conservation Plans shows that 55% of the existing tree cover is to be removed and 45% is to be preserved. A variance to the Tree Preservation Ordinance is being requested by the applicant. SOUTHLAKE 2030: Consolidated Future Land Use The Southlake 2030 Consolidate Future Land Use Plan designates this area as Mixed Use. Typically, the Mixed Use designation is intended for medium- to higher-intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance-free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi- Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories. This category is intended to preserve and promote quality, high- intensity retail centers along the SH114 corridor that provide convenient shopping for Southlake residents and to attract residents of neighboring communities. Pathways / Sidewalk Plan A multi-use trail is required along the future E. Kirkwood Boulevard. The 2030 Sidewalk Plan requires an 8-foot wide or greater concrete trail. SPIN: A SPIN meeting has not been scheduled by the applicant. STAFF COMMENTS : The Site Plan Review Summary No. 3, dated June 1, 2016 is located in Attachment D. \\\\SLKSV1057\\THLocal\\Community Development\\MEMO\\2015 Cases\\141 - SP - Abiding Grace Lutheran Case No. Attachment A ZA15-141 Page 2 Case No. Attachment B ZA15-141 Page 1 Plans and Support Information Existing Plan Case No. Attachment C ZA15-141 Page 1 Narrative Case No. Attachment C ZA15-141 Page 2 Proposed Site Plan Case No. Attachment C ZA15-141 Page 3 Proposed Building Elevations The proposed worship center addition meets the required vertical and horizontal articulation. Case No. Attachment C ZA15-141 Page 4 Proposed Building Elevations The proposed worship center addition meets the required vertical and horizontal articulation. Case No. Attachment C ZA15-141 Page 5 Proposed Landscape Plan Case No. Attachment C ZA15-141 Page 6 Tree Preservation Plan Case No. Attachment C ZA15-141 Page 7 Phase I – Parking Lot Expansion 92 Total Parking Spaces Case No. Attachment C ZA15-141 Page 8 Site Photographs View north to existing worship building View north to center driveway View northwest to east buildings Case No. Attachment C ZA15-141 Page 9 View north into site playground View south to worship building View north to existing building east of worship building Case No. Attachment C ZA15-141 Page 10 Site Plan Review Summary ZA15-141Three6/1/2016 Case No.: Review No.: Date of Review: Project Name: Site Plan for Abiding Grace Lutheran Church APPLICANT: ClayMoore Engineering OWNER: Abiding Grace Lutheran Church Clay Christy Tim Draney 1903 Central Drive Ste. 406 1060 East Highland St. Bedford, TX 76034 Southlake, TX 76092 Phone: (817) 281-0572 Phone: (908) 432-9588 Email: clay@claymooreeng.com Email: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 5/23/2016 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Patty Moos Planner I Phone: (817) 748-8269 Email: pmoos@ci.southlake.tx.us 1. The tract of land (east) and the platted lot (west) are required to be platted by a Plat Revision into one lot prior to issuance of a construction permit. 2. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as amended. Insure the following labels and/or requirements are provided: a. Show and label the distances between proposed driveway centerlines. If driveways do not meet the minimum spacing distance(s), a variance to the Driveway Ordinance will be required. The variance request is to allow a 244-foot driveway spacing between Driveways #1 and #2, an approximately 130-foot driveway spacing between Driveways #2 and #3, and an approximately 46-foot driveway to the approved adjacent Kirkwood Crossing A variance has been requested. development to the east. b. Label the distances to the nearest existing off-site driveway centerlines in both directions of the site (See Driveway Ord. 634 § 5 for spacing requirements). The approximately46-foot distance to the proposed driveway centerline to the east will need to be shown on the site plan. c. If driveways do not meet the minimum stacking depth a variance to the Driveway Ordinance ). will be required. Stacking depth is measured from the right-of way (not the street edgeA A variance has variance will be required for the driveway stacking depth for all driveways. been requested. 3. With the right-of- way dedication along E. Highland Avenue, an encroachment agreement may With this site plan and the be required for the portion of the east parking lot within the ROW. platting of the property, it is recommended for these affected parking spaces be removed from the site plan. Case No. Attachment D ZA15-141 Page 1 4. Indicate the property lines with a more defined line including the internal property line between the platted lot and the tract lot. 5. On the site plan, provide the metes and bounds labels on the property lines. 6. The south bufferyard is required to be a minimum of 10 ft. The landscape plan indicates an area east of Drive #2 as less than 10 ft. 7. Indicate the south 10-E bufferyard on the Site Plan. 8. On the landscape plan, locate the proposed south property line in the correct location and in a darker line to match the other property lines. Replace the darker existing south property lines. 9. On the Site Data Summary Chart, indicate the Phase I and Phase 2 titles as what is in each phase- Phase I- Parking Lot expansion and Phase II- Worship building expansion. 10. On the Site Data Summary Chart, indicate what is included in the Proposed Floor Area and Proposed Floor Area by Use. Informational Comments The following are recommendations and observations by staff where your application may benefit and does not represent a requirement. 1. A material sample board may more clearly represent the materials being used on the building being proposed. This may be useful during the Planning & Zoning Commission meeting and City Council meetings. 2. Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. The use of synthetic products (e.g., EIFS – exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480-PPP) 3. Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from any rights-of-way as defined in Section 43.19.d. This shall include equipment on the roof, on the ground or otherwise attached to the building or located on the site. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building’s design and ensures that such equipment is not visible from ROW as defined in Section 43.19.d.. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. ____________________________________________________________________________________ Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: Case No. Attachment D ZA15-141 Page 2 1. The Existing Tree Cover Preservation Calculations are not provided on the submitted Tree Conservation Plan. 2. It looks as though the proposed existing tree cover preservation does not comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance 585-D. Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover The applicant is requesting a variance to the tree that must be preserved under this section. preservation ordinance. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on Minimum percentage of the the entire site existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. 3. The proposed sidewalk within the right-of-way cuts through approximately five (5) trees that are shown to be preserved. Redesign the sidewalk to avoid the alteration of the existing trees. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: 1. All of the bufferyard lengths seem to be incorrect and there are no lot line dimensions provided. The length of the bufferyards must reflect the entire length of the property line they are adjacent too. The only reduction in the length that may be taken is when a bufferyard crosses an access drive. The width of that access drive may be deducted from the total length of the required bufferyard. 2. Correct the “Required” bufferyard plant material to reflect the correct bufferyard types and lengths. 3. The entire south bufferyard must be at least 10’ in width. Average width of 15’ and then a section of the bufferyard is 5’, does not meet the minimum 10’ width requirement. 4. Existing trees within the right-of-way are proposed to be used for existing tree credits for required trees planted within the south bufferyard. Trees within the right-of-way may not be counted toward Case No. Attachment D ZA15-141 Page 3 existing tree credits for required landscaping. Existing trees which are within fifty feet (50’) of the property line (and on the property) and have a minimum of fifty percent (50%) of the drip line within the bufferyard area shall be granted credits toward reducing the required plantings as set forth in the Landscape Ordinance. 5. On the Landscape Plan remove the trees that are proposed to be removed. Leave the trees that are proposed to remain. 6. The interior landscape calculations show that fifty (50) accent trees are being “Provided”. Fifty (50) accent trees are not shown to be provided within the landscape design. Note: This proposal is subject to compliance with the Tree Preservation Ordinance 585-D based on this being a “new project” as described in Section 20.3. * Indicates informational comment. # Indicates required items comment. ____________________________________________________________________________________ Public Works/Engineering Review Om Chhetri, P.E., CFM Civil Engineer Phone: (817) 748-8101 E-mail: ochhetri@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. In Traffic Impact Analysis threshold worksheet verify the calculation and reference edition number for criteria # 3 (9.11*37.717 = 344*AM or PM factor*Ingress factor). 3. Existing driveway shall meet the Driveway Ordinance. Refer ordinance No. 634 for design criteria on spacing between driveways (including service driveways) and stacking depth, proximity to property lines etc. A variance shall be requested if any of the criteria is not met. 4. The parking spaces in the dedicated ROW are not allowed. * Street intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: http://www.cityofsouthlake.com/index.aspx?NID=266 EASEMENTS: Case No. Attachment D ZA15-141 Page 4 5. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’ minimum and located on one lot – not centered on the property line. A 20’ easement is required if both storm sewer and sanitary sewer will be located within the easement. 6. Detention ponds shall be dedicated by plat as drainage easements. The following note shall be added to the plat: Compliance with the provisions of the city’s Storm Drainage Policy does not relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086, Texas Water Code. 7. A drainage easement shall be required for the detention pond/s. A letter of permission from the property owner to the west to accept the point source outfall from the pond 8. The proposed water/sanitary sewer/storm sewer line shall be in a dedicated easement prior to construction. Proposed easements shall be dedicated by plat. * Water and sanitary sewer cannot cross property lines without being in an easement or right of way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. SEWER AND WATER COMMENTS: * The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. A one inch meter must have a one inch tap, etc. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. DRAINAGE COMMENTS: 1. Detailed drainage calculation will be verified during the review of civil construction plans. * Property drains into a Critical Drainage Structure #9 and requires a fee to be paid prior to beginning construction ($278.14/Acre). * Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. INFORMATIONAL COMMENTS: * Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website: http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre-construction, construction and post-construction erosion control measures. * A right of way permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City’s sewer, water or storm sewer system. * A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these Case No. Attachment D ZA15-141 Page 5 improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. _________________________________________________________________________________ Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler system can be located on the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5’X5’ if the double check is not located on the riser, or a minimum of 6’X6’ if it is on the riser. FIRE LANE COMMENTS: Fire apparatus access needs to be provided within 250 feet of all exterior portions of the perimeter of buildings on a “hose-lay” basis for sprinkled buildings. Fire apparatus access needs to be an all- weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW) (Additional Fire Lane striping may be required to obtain proper coverage). _________________________________________________________________________________ Community Service/Parks Department Review Peter Kao Construction Manager 817-748-8607 E-mail: pkao@ci.southlake.tx.us No comments. _________________________________________________________________________________ General Informational Comments * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. Case No. Attachment D ZA15-141 Page 6 * Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. The use of synthetic products (e.g., EIFS – exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480-PPP) * Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from any rights-of-way as defined in Section 43.19.d. This shall include equipment on the roof, on the ground or otherwise attached to the building or located on the site. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building’s design and ensures that such equipment is not visible from ROW as defined in Section 43.19.d.. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. 65 * It appears that this property lies within the LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * The applicant should be aware that prior to issuance of a building permit a Plat must be processed and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * Denotes Informational Comment Case No. Attachment D ZA15-141 Page 7 Surrounding Property Owners Abiding Grace Church SPO # Owner Property Address Zoning Acreage Response VARKLAN LLC 850 E STATE 114 HWY SP1 1.63 1. NR WMB VENTURES LLC 1170 N CARROLL AVE SP1 0.70 2. NR THOMAS, GERALD 1190 N CARROLL AVE SP1 0.78 3. NR 1201 N CARROLL LLC 1201 N CARROLL AVE SP1 0.87 4. NR ABIDING GRACE LUTHERN 5. NR CHURCH 1000 E HIGHLAND ST CS 3.38 HIGHLAND GROUP JV 1320 N CARROLL AVE C3 1.47 6. NR MOSS, BRAD 1210 N CARROLL AVE O1 1.27 7. NR BOWERS, A G 1170 N CARROLL AVE SP1 0.91 8. NR ABIDING GRACE LUTHERN 9. NR CHURCH 1020 E HIGHLAND ST CS 0.81 CARROLL, ISD 1101 N CARROLL AVE CS 4.63 10. NR CARROLL, ISD 1301 N CARROLL AVE CS 14.14 11. NR 1280 NORTH CARROLL LLC 1280 N CARROLL AVE CS 4.66 12. NR VARKLAN LLC 950 E STATE 114 HWY SP1 5.36 13. NR HIGHLAND GROUP JV 1000 N CARROLL AVE C3 11.94 14. NR Superintendent of Carroll 15. ISD Superintendent of 16. Grapevine Colleyville ISD Superintendent of 17. Northwest ISD Superintendent of Keller ISD 18. Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Letters Sent: Fourteen (14) Responses Received: None to date Case No. Attachment E ZA15-141 Page 1 Surrounding Property Owner Responses None to date Case No. Attachment F ZA15-141 Page 1