Item 6 - ZA16-066 SPCITY OF
S0UTHLA1<,.,.,E
Department of Planning & Development Services
STAFF REPORT
September 16, 2016
CASE NO: ZA16-066
PROJECT: Site Plan for Carroll Medical Office Building
EXECUTIVE
SUMMARY: Rochester Group on behalf of TennBay Real Estate Investments is requesting
approval of a Site Plan for a medical office building on property described as
Lot 2R, Block 1, Chivers Park, an addition to the City of Southlake, Tarrant
County, Texas and located at 1210 N Carroll Avenue, Southlake, Texas.
Current Zoning: "O-1" Office District. SPIN Neighborhood #3.
DETAILS: The purpose of the proposed site plan is to construct an approximately 9,000
square foot single -story medical office
building with 54 off-street parking
spaces.
Site Data Summary
Existing Zoning
0-1
Land Use Designation
Mixed Use
Gross Project Acreage
1.27 Acres
Total Building Floor Area
9,000 sq ft
Building Height
Approx 32 feet
Number of Stories
Single story
Open Space %
44%
Impervious Coverage % (Allowed/Shown)
65%/56%
Total Parking Required (1:3 bleacher seats)
60
Total Parking Spaces Provided
54 (Variance Requested)
VARIANCES
REQUESTED: The following variances are being requested in relation to the proposed
development:
1) Variance to parking requirements under Zoning Ordinance No. 480,
Section 43.9.b: Parking for a medical use is required at a minimum rate
of 1 space per 150 square feet (Sec. 35.6.b.6.b). Council is authorized
to grant a variance of up to fifteen percent (15%) of minimum required
off-street parking spaces. To qualify for any variance over ten percent
(10%) to the off-street parking requirements, an applicant shall
demonstrate the adequacy of the provided parking through a parking
study or analysis. The applicant is requesting a ten percent (10%)
variance to the minimum required off-street parking.
Case No.
ZA16-066
2) Variance to tree conservation requirement under Tree Preservation
Ordinance No. 585-D, Section 7.2: A Tree Conservation Plan shall be
approved if it will preserve existing tree cover in accordance with the
percentage requirements established in Table 2.0.
Percentage of existing tree cover
on the entire site
0%-20%
Minimum percentage of the existing
tree cover to be preserved
70%
20.1%-40% 60%
40.1%-60% 50%
60.1%-80% 40%
80.1%-100% 30%
The applicant is requesting a variance to allow preservation of 51% of
the existing tree canopy coverage on the site.
3) Variance to driveway storage requirement under Driveway
Ordinance No. 634, Section 5.2.d. The driveway for any multi -family,
commercial or industrial property that connects to a major street facility
or collector or local street shall extend onto private property from the
right-of-way line before intersecting any internal circulation drive or
parking space. For any driveway which serves between 50 and 199
parking spaces, a minimum storage length of 75 feet must be provided.
The applicant is requesting a variance to allow 46.6 feet of stacking
space.
4) Variance to driveway spacing requirement under Driveway
Ordinance No. 634, Table Two. Commercial driveways which connect
to any street classified as an Arterial shall provide 250 feet of spacing
between the centerline of any existing driveway and the centerline of the
proposed driveway. The applicant requests variances to allow driveway
centerline spacing of 233 feet and 115 feet from existing driveways
along N Carroll Ave.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. # 2, dated September 16, 2016
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Narrative
Link to Plans
Page 1 - Site Plan
Page 2 - Tree Conservation Plan
Page 3 - Landscape Plan
Page 4-7 - Elevations
Page 8 - Variance Exhibit
Link to SPIN meetinq Report
Case No.
ZA16-066
STAFF CONTACT: Dennis Killough (817) 748-8072
David Jones (817) 748-8070
Case No.
ZA16-066
BACKGROUND INFORMATION
OWNER: TennBay Real Estate Investments, LLC
APPLICANT: Rochester Group
PROPERTY SITUATION: 1210 N Carroll Avenue, Southlake, Texas
LEGAL DESCRIPTION: Lot 2R, Block 1, Chivers Park, an addition to the City of Southlake,
Tarrant County, Texas
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: "O-1" — Office District
HISTORY: - Zoning change was approved from "AG" agricultural district to "LC"
light commercial district in April 1985 under Zoning Ordinance No.
261, as amended;
- "R-1" retail one district was approved on the property in April of 1989
under Zoning Ordinance No. 334, as amended;
- The subdivision plat for Lots 1, 2 & 3, Block 1 Chivers Park was
approved on June 20, 1989 and recorded in the County January 11,
1990;
- "0-1" office district zoning was placed upon Lot 2 and "CS" community
service district was placed on Lot 3 with the adoption of Zoning
Ordinance No. 480 and the official zoning map in September of 1989;
- Zoning Change and Site Plan from "CS" Community Service District to
"0-1" Office District for the development of one (1) dental office
building of approximately 4,578 sq ft in size and one (1) pad site for a
future professional office building of approximately 5,952 sq. ft. was
approved April 7, 2009 (ZA08-066).
An amended plat to adjust the common boundary of Lots 2 & 3 to
match the zoning boundary was processed in conjunction with ZA08-
034 was approved administratively.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The Southlake 2030 Consolidated Future Land Use Plan designates the
subject property as Mixed Use. The Future Land Use Plan defines
Mixed Use as an area intended for medium- to higher-intensitv office
buildinas, 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.
Case No. Attachment A
ZA16-066 Page 1
Mobilitv Master Plan
The proposed project is accessed by N Carroll Avenue which is shown
as an Arterial road with an 88' cross section. Right of way was originally
dedicated with the Chivers Park plat.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed project does not exceed the threshold to require a formal
Transportation Impact Assessment.
24hr Northbound (2,650) Southbound (3,423)
AM Peak AM (277) 7:45 AM- 8:45 AM Peak AM (407) 7:30-8:30 AM
PM Peak PM (345) 5:45 - 6:45 PM Peak PM (395) 2:45 - 3:45 PM
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
Medical -Dental Office (720) 9000 1 325.2 1 22 1 11 16 24
* 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, 7't` Edition
TREE PRESERVATION: The site does not meet the requirements of the Tree Preservation
Ordinance, as amended, because less than 60% of the existing canopy
has been preserved. The applicant is requesting a variance from
Ordinance No. 585-D.
UTILITIES: A 12" water line exists on the west side of N Carroll Ave. A proposed 12"
sanitary sewer line running north of E Highland Street to a point south of
Whispering Lane is included in the FY2017 City Budget but has not
been scheduled for construction. In the interim, the applicant is
proposing an on-site sewage facility.
DRAINAGE: An on-site detention facility is shown on the site plan which will manage
the collection and outfall of stormwater runoff from the development.
CITIZEN INPUT: A SPIN meeting was held for this project on August 23, 2016. A link to
the report is provided. Link to SPIN Report
STAFF COMMENTS: Attached is Review Summary No. # 2, dated September 16, 2016.
Variance Approval Criteria for Zoning Ordinance No. 480, as amended,
Section 43:
Variances - At the time of review of any required Concept Plan or
Site Plan, the City Council may grant variances to the
development regulations set forth in this Section and to Section
35.6, "Number of Off -Street Parking Spaces Required." A parking
space variance can only be at the request of the Owner/Applicant
and cannot be required by the City Council as a part of their
Case No. Attachment A
ZA16-066 Page 2
approval of any Concept Plan, Site Plan, Developer's Agreement
or by any other means. The City Council shall be limited to
granting a variance to no more than fifteen percent (15%) of the
required number of off-street parking spaces. (As amended by
Ordinance No. 480-000)
1. To receive a variance, the applicant must demonstrate one
of the following:
(a) A variance will reduce the impact of the project on
surrounding residential properties; or
(b) Compliance with this ordinance would impair the
architectural design or creativity of the project; or
(c) A variance is necessary to assure compatibility with
surrounding developed properties; or
(d) The proposed construction is an addition to an
existing project that does not meet the requirements
of this ordinance.
Variance Approval Criteria for Tree Preservation Ordinance No. 585-D,
Article 15.2:
Variances — The City Council may authorize a variance to any
provision of this Ordinance following a recommendation from the
Planning and Zoning Commission. A request for a variance to any
provision in this Ordinance shall be accompanied by a Tree
Conservation Analysis or Tree Conservation Plan as outlined in
Article 6, or other documentation requested by the Administrative
Official, and the following factors shall be considered in evaluating
the variance request:
Whether a literal enforcement of the Ordinance will
create an undue hardship or an unreasonable
practical difficulty on the applicant;
ii. Whether the situation causing the unnecessary
hardship or practical difficulty is unique to the
property and is not self-imposed;
iii. Whether a reasonable accommodation or
alternative solution can be made to accomplish the
desired activity without the alteration of the tree;
iv. Whether the variance will injure or be wholly
compatible with the use and future or existing
development of adjacent properties;
V. Whether the increased development costs caused
by preserving the tree create an undue hardship on
Case No. Attachment A
ZA16-066 Page 3
the development of the site;
vi. Whether there is any identified adverse effect of the
alteration or preservation on erosion, soil moisture
retention, flow of surface water, and drainage
systems;
vii. Whether there is any substantial impact to the
buffering of residential areas from the noise, glare,
and visual effects of non-residential uses;
viii. The costs versus the benefits of relocating required
utility service infrastructure and easements based
on preservation or alteration of protected trees;
ix. Whether the proposed tree replacement procedures
adequately mitigate the alteration of the tree;
X. Whether the alteration adversely affects the public
health, safety or welfare; and
A. Whether the granting of the variance will be in
harmony with the spirit and purpose of this
Ordinance to the greatest degree reasonably
possible.
Variance Approval Criteria for Driveway Ordinance No. 634, Article 8.2:
Variances — The City Council shall have the authority to grant a
variance to this ordinance. In granting any variance, the City
Council shall determine that a literal enforcement of the
regulations herein will create an unnecessary hardship or practical
difficulty on the applicant, that the situation causing unnecessary
hardship or practical difficulty is unique to the affected property
and is not self-imposed, that the variance will not injure and will be
wholly compatible with the use and permitted development of
adjacent properties, and that the granting of the variance will be in
harmony with the spirit and purpose of this ordinance. The
decision of the City Council shall be final.
Case No. Attachment A
ZA16-066 Page 4
General
Development
Applies?
Comments
Standards
Overlay Regulations
Yes
Subject to Non -Residential Overlay Standards (Section 43,
Yes
Article IV)
Required on all sides visible from Right of Way (Section
Building Articulation
Yes
43.19.d. 1.c) Requirement Met
Required on all sides of building (Section 43.19.d.1.a)
Masonry Standards
Yes
Requirement Met
Not to exceed 65% of total lot area (Section 18.5.1)
Impervious Coverage
Yes
Requirement Met
Type `A' on North, South, West sides; Type `E' on East side
Bufferyards
Yes
(Section 42, Tables One and Two) Requirement Met
Subject to requirements of Landscape Ordinance No. 544-B
Interior Landscape
Yes
(Section 3.3) Requirement Met
Required to preserve 60% of existing tree canopy (Ord. 585-D,
Tree Preservation
Section 7.2) Requirement Not Met — Variance Requested
Sidewalk 5-8' in width required per Master Pathways Plan and
Sidewalks
Yes
Subdivision Ord. No. 483, as amended (Sec. 5.06.13.1)
Requirement Met
Case No. Attachment A
ZA16-066 Page 5
VICINITY MAP
Case No.
ZA16-066
ZA1 6-066
Site Plan
260 520
1,04,0
eet
Attachment B
Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-066 Review No.: Two
Project Name: Site Plan — 1210 N Carroll Avenue Medical Office Building
APPLICANT: Michael Prince
Rochester Group
500 E 4th Street, Suite 175
Fort Worth, Texas 76102
Phone: 813-770-7527
Email:
Date of Review: 09/16/16
OWNER: Jerry Crenshaw
TennBay Real Estate Investments, LLC
500 E 4th Street, Suite 175
Fort Worth, Texas 76102
Phone: 682-316-2071
Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/06/16 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
David Jones, AICP
Principal Planner
Phone: (817) 748-8070
Email: diones(a-)ci.south lake. tx.us
Per Zoning Ordinance No. 480, Section 35.6, "Number of Off -Street Parking Spaces
Required," doctor's offices or medical clinics shall be parked at a minimum rate of 1 space per
each 150 square feet of floor area. Based on the 9,000 square feet of floor area proposed,
minimum parking required is 60 spaces. A variance has been requested.
2. Per Driveway Ordinance No. 634, Section 5.2.d, the driveway for any multi -family, commercial
or industrial property that connects to a major street facility or collector or local street shall
extend onto private property from the right-of-way line before intersecting any internal
circulation drive or parking space. For any driveway which serves between 50 and 199 parking
spaces, a minimum storage length of 75 feet must be provided. The Site Plan shows 46.6 feet
of stacking space. A variance has been requested.
3. Per Driveway Ordinance No. 634, Table Two, commercial driveways which connect to any
street classified as an Arterial shall provide 250 feet of spacing between the centerline of any
existing driveway and the centerline of the proposed driveway. The Site Plan shows driveway
centerline spacing of 233 feet from the existing driveway to the north and 115 feet from the
approved driveway to the south. A variance has been requested.
Public Works Review
Email: ochhetri(a)ci.southlake.tx.us
Om Chhetri, PE
Civil Engineer
Phone: (817) 748-8089
GENERAL COMMENTS:
This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
Case No. Attachment C
ZA16-066 Page 1
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:
httr)://www.citvofsouthlake.com/index.asiDx?NID=266
EASEMENTS:
1. Detention ponds shall be dedicated 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.
Proposed dumpster encroaches an existing 15' utility easement. An encroachment agreement
signed by the city and franchise utility companies is required prior to final acceptance of the
project.
SANITARY SEWER COMMENTS:
A private septic system has been proposed to accommodate the proposed development as
City's sanitary sewer is not available to the site. As part of City's Capital Improvement
Program, a sewer main is planned that may serve the property in the future. The sewer main
may be constructed by end of 2017 subject to the City Council approving funds during the FY
2017 budget.
Dry sewer pipe system shall be installed for future use.
DRAINAGE COMMENTS:
1. Detailed drainage calculation will be verified during review of construction plans.
Verify size, shape, and/or location of the detention pond (as depicted on the site plan). Any
changes to size, shape, and/or location of the proposed pond(s) may require a revision to the
concept/site/development plan and may need to be approved by the Planning and Zoning
Commission and the City Council.
Proposed driveway culvert must be sized by an engineer and submitted for approval to the
City Engineer.
Calculations will be required to verify capacity of proposed inlets and the existing ditch.
Storm sewers collecting runoff from offsite areas and public right of way are considered public
and shall be a minimum of 18" RCP and constructed to City standards.
Property drains into a Critical Drainage Structure #9 and requires a fee to be paid prior to
beginning construction ($278.14/Acre).
Case No. Attachment C
ZA16-066 Page 2
* 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:
httr)://www.citvofsouthlake.com/PubIicWorks/engineeringdesign.asi)
* 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 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.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. The proposed Tree Conservation does not comply with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. There is 35.6% of existing tree cover on
the site and 60% of the tree cover is required to be preserved. Only 51% of the existing tree
cover is proposed to be preserved. A variance has been requested.
2. There is a Tree Mitigation Requirement calculation chart provided on the Tree Conservation
Plan which proposes fifty-four inches (54") of tree removal mitigation trees to be planted.
Neither the Tree Conservation Plan nor the Landscape Plan reflects the proposed planting of
the mitigation trees.
3. There is a Tree Preservation Credits Calculations provided on the Tree Conservation Plan.
What is it for? Credits for the preservation of existing trees may be taken for required interior
landscape or bufferyard plantings but it is not reflected on the Landscape Plan.
Case No. Attachment C
ZA16-066 Page 3
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 that must be preserved under this section.
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.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S -P-1 Site Plan, S -P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall
consider the application for a Conservation Analysis or Plan in conjunction with the
corresponding development application (as established in Table 1.0). The Planning and
Zoning Commission shall review the application and make a recommendation to the City
Council regarding the application. The City Council shall approve the Plan or Analysis if the
Council finds that the Plan or Analysis provides for the:
placement of building pads, parking areas, driveways, streets, and utility easements so
as to maximize the preservation of environmental features of the property including
mature tree stands, natural creeks and ponds, and significant grades;
maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer
residential areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
V. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to
this Ordinance.
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
Case No. Attachment C
ZA16-066 Page 4
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:
Indicates informational comment.
# Indicates required items comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements(a�ci.south lake.tx.us
No Comments Based on Submitted Information.
Community Services Review
Peter Kao
Construction Manager
Phone: (817) 748-8607
E-mail: pkao(a)ci.south lake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if
requesting fee payments or fee credits. Please contact the Community Services Department at (817)
748-8607 for further details.
Land/park dedication requirements:
Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1)
acre of park land for every fifty (50) non-residential gross acres of development.
If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication
fees in the amount of $8000 per gross acre x 1.27 acres= $10,160.00 will be required. Fees will be
collected with the approved developer's agreement or prior to any permit being issued.
Pathway Comments:
Provide identified crosswalk and pathway connection from building to sidewalk along N. Carroll Ave.
Case No. Attachment C
ZA16-066 Page 5
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 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.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall,
stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be
considered a masonry material when applied using a 3 -step process over diamond metal lath
mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco
finish with equal or greater strength and durability specifications. Synthetic products (e.g.,
EIFS —exterior insulation and finish systems, hardi plank, or other materials of similar
characteristics) shall not be considered a masonry material.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non -Residential Buildings.
Case No. Attachment C
ZA16-066 Page 6
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Notices Sent: Ten (10)
Responses Received within 200': None
Case No. Attachment D
ZA16-066 Page 1
Owner
Zoning
Address
Acreage
Response
1.
1201 N CARROLL LLC
SP1
1201 N CARROLL AVE
0.871
NR
2.
ABIDING GRACE LUTHERN CHURCH
CS
1000 E HIGHLAND ST
3.378
NR
3.
MOSS, BRAD
01
1210 N CARROLL AVE
1.266
NR
4.
BOWERS, A G
SP1
1200 N CARROLL AVE
0.911
NR
5.
CARROLL, ISD
CS
1301 N CARROLL AVE
14.143
NR
6.
1280 NORTH CARROLL LLC
CS
1280 N CARROLL AVE
4.663
NR
7.
SUPERINTENDENT OF CARROLL ISD
NR
8.
GRAPEVINE COLLEYVILLE ISD
NR
9.
KELLER ISD
NR
10.
NORTHWEST ISD
NR
Notices Sent: Ten (10)
Responses Received within 200': None
Case No. Attachment D
ZA16-066 Page 1