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Item 13Case No. ZA17-077 S T A F F R E P O R T October 13, 2017 CASE NO: ZA17-077 PROJECT: Preliminary Plat for Crescent Heights EXECUTIVE SUMMARY: Hat Creek Development is requesting approval of a Preliminary Plat for Crescent Heights to develop 57 residential lots on property described as Tracts 3H, 3H1, 3J, 3J1, 3J1A, 3J1B, 3J1C and 3J2, Little Berry G. Hall Survey, Abstract No. 686, City of Southlake, Tarrant County, Texas, Lots 1R1 and 2, Block 1, Owens Addition, an addition to the City of Southlake, Tarrant County, Texas; and Lots 5, 6, 7 and 8, L.B.G. Hall No. 686 Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 720 through 1120 W. Southlake Blvd. and 250 through 330 Shady Oaks Dr., Southlake, Texas. Current Zoning: "R-PUD" Residential Planned Unit Development District". SPIN #6. REQUEST DETAILS: The property is generally located north of W. Southlake Blvd. and west of Shady Oaks Dr. and is bounded to the west by the Ginger Creek Addition , to the north by the SouthRidge Lakes, Phase II Addition and to the southeast by the Shady Oaks Offices. The applicant is requesting approval of a Preliminary Plat for Crescent Heights that complies with the underlying zoning on the property. On June 6, 2017, City Council approved a Zoning Change and Development Plan from “AG” Agricultural District and “SF-1A” Single Family Residential District to “R-PUD” Residential Planned Unit Development for Crescent Heights, a gated residential subdivision consisting of 57 residential lots and 11 open space lots on approximately 57.95 acres. Site Data Summary Existing Zoning “R-PUD Land Use Designation Low Density Residential Gross/Net Acreage (Private Streets) 57.95 Dwelling Units/Residential Lots 57 Gross Density 0.98 du/acre Net Density (Private Streets) 0.98 du/acre Open Space % 20.55% Lot Area Range 22,023 SF to 65,458 SF Average Lot Area 29,459 SF The “R-PUD” district follows the uses and regulations in the “SF-20A” Single Family Residential District (except for the five lots with existing homes that will follow the “SF- 1A” Single Family Residential District) as noted in the table below: Department of Planning & Development Services Case No. ZA17-077 Regulation SF-20A Approved R-PUD Front Yard Setback 35’ 35’ Side Yard Setback 15’ (15’ for side yard adjacent to street on reverse frontage lots 15’ (25’ for side yard adjacent to street on reverse frontage lots) Rear Yard Setback 40’ (35’ for lots fronting on a cul-de-sac) 40’ (35’ for lots fronting on a cul-de- sac except abutting SouthRidge Lakes and as shown – no 2- story portion of a home within 50’ of SouthRidge Lakes) Maximum Lot Coverage 30% 45% Minimum Lot Area 20,000 SF 22,000 SF Lot Width 100’ 100’ Lot Depth 125’ 125’ Maximum Height 35’ and 2 ½ stories 35’ and 2 ½ stories Minimum Floor Area 1,800 SF 4,000 SF Maximum Density 2.18 du/acre 0.98 du/acre The Preliminary Plat and subsequent Final Plat(s) must comply with the underlying “R- PUD” zoning. The Preliminary Plat proposes two phases as shown. The exact phase line must follow lot boundaries and show the actual exten t of streets and utilities to be constructed with the each phase. Detailed plans showing how drainage, detention and utilities will be addressed will be required prior to approval of a Final Plat for each phase. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider approval of a Preliminary Plat ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plat Review Summary No. 2, dated October 12, 2017 (D) Surrounding Property Owners Map and Responses (E) Full Size Plans (for Commission and Council Members Only) Link to PowerPoint Presentation Link to Preliminary Plat and Plans Link to TIA Link to Consultant’s Review of TIA Link to Corridor Planning Committee Report Link to SPIN meeting Report STAFF CONTACT: Ken Baker (817)748-8067 Richard Schell (817)748-8602 Case No. Attachment A ZA17-077 Page 1 BACKGROUND INFORMATION APPLICANT: Hat Creek Development OWNERS: James R. Stacy, Sr., et. al., Crestone Group, Ltd., Rhonda and Larry Highberger, Randall W. Stacy, Ronald and Barbara Stacy and Roy J. Stacy Est. PROPERTY LOCATION: Generally located north of W. Southlake Blvd. and west of Shady Oaks Dr . PROPERTY DESCRIPTION: Tracts 3H, 3H1, 3J, 3J1, 3J1A, 3J1B, 3J1C and 3J2, Little Berry G. Hall Survey, Abstract No. 686, City of Southlake, Tarrant County, Texas, Lots 1 R1 and 2, Block 1, Owens Addition, an addition to the City of Southlake, Tarrant County, Texas, and Lots 5, 6, 7 and 8, L.B.G. Hall No. 686 Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 720 through 1120 W. Southlake B lvd. and 250 through 330 Shady Oaks Dr., Southlake, Texas. LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “R-PUD” Residential Planned Unit Development District HISTORY: - The property was annexed into the City in 1956 and given the “AG” Agricultural District zoning designation. - A preliminary plat (ZA93-020) for Lot 1, Block 1, Owens Addition was approved June 1, 1993. - A final plat (ZA93-021) for Lot 1, Block 1, Owens Addition was approved June 1, 1993. - A plat revision (ZA98-039) for Lots 1R and 2, Block 1, Owens Addition was approved May 19, 1998. - A Land Use Plan amendment, Zoning Change and Development Plan (ZA13- 092) for Glenmore that proposed sixty-one (61) residential lots and four (4) open space lots on approximately 3 9.512 acres were withdrawn at the August 7, 2014 Planning and Zoning Commission meeting at the appl icant’s request. - A Zoning Change and Concept Plan (ZA14 -111) for Glenmore from “AG” Agricultural District to “SF-1A” Single Family Residential District and a Preliminary Plat (ZA14-112) for Glenmore on Lot 1R1, Block 1, Owens Addition, consisting of 16 residential lots and 3 open space lots on approximately 19.519 acres, were approved January 20, 2015. - A Land Use Plan amendment (CP15-002) and Zoning Change and Development Plan (ZA15-105) for Glenmore that proposed fifty four (54) residential lots and ten (10) open space lots on approximately 49.59 acres was denied by City Council at 1st reading (6-0) on February 2, 2016. - A Zoning Change and Development Plan (ZA17-016) for Crescent Heights with fifty seven (57) residential lots and eleven (11) open space lots on Case No. Attachment A ZA17-077 Page 2 approximately 57.95 acres was approved by City Council on June 6, 2017. SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan The site is designated “Low Density Residential”, which specifies single family detached dwellings at a net density of one or fewer dwelling units per acre. The approved “R-PUD” zoning is consistent with this designation. Mobility & Master Thoroughfare Plan The Mobility and Master Thoroughfare Plan shows W. Southlake Blvd. to be a Farm-to-Market road with 130’ of right of way and Shady Oaks Dr.to be a two lane undivided collector with 60’ of right of way. Adequate right of way is shown to be dedicated on the plans. Pathways Master Plan & Sidewalk Plan The Pathways Master Plan shows the existing 6’ sidewalk along the north side of Southlake Blvd. A <8’ sidewalk is shown on the Pathways Plan along Shady Oaks Dr. A 5’ sidewalk is to be constructed across the Stacy prop erties at the time of new home construction and a crosswalk across Shady Oaks to the east is required per the approved Zoning Change and Development Plan for Crescent Heights. Major Corridors Urban Design Plan The property is in the “Estate Residential” zone in the Major Corridors Urban Design Plan. The following recommendations pertain to the “Estate Residential” zone in the plan. Case No. Attachment A ZA17-077 Page 3 TRANSPORTATION ASSESSMENT: Existing Area Road Network and Conditions The development shows one street access onto Shady Oaks Dr. Shady Oaks Dr. is currently a two lane undivided collector. The traffic counts for the portion of Shady Oaks adjacent to the proposed development are below: Shady Oaks Dr. (Between F.M. 1709 and E. Highland St.) 24hr North Bound (2,104) South Bound (2,015) AM Peak AM (335) 7:30 – 8:30 AM Peak AM (196) 7:45 – 8:45 AM PM Peak PM (202) 3:00 – 4:00 PM Peak PM (266) 3:45 – 4:45 PM * Based on the 2015 City of Southlake Traffic Count Report Traffic Impact Use Lots Vtpd* AM- IN AM- OUT PM- IN PM- OUT Single Family Residential (210) Added 52 498 10 30 34 19 Existing 5 48 1 3 3 2 Total 57 546 11 33 37 21 * Vehicle Trips Per Day * AM-In, AM-Out, PM-In and PM-Out are peak hour of generator on a weekday * Based on the ITE: Trip Generation Manual, 7th Edition A Traffic Impact Analysis (TIA) was provided with the Zoning Change and Development Plan. Link to TIA The consultant has provided a preliminary review of the TIA. Link to Consultant’s Preliminary Review of TIA WATER & SEWER: The property will be served by an existing 20” water line in W. Southlake Blvd. and an existing 12” water line in Shady Oaks Dr. Sanitary sewer for the development will connect to an existing 8” sewer line that runs north and south along the western property line. DRAINAGE: Drainage on the property is generally to the southwest portion of the property to an existing culvert that runs under F.M. 1709. TREE PRESERVATION: The previously approved Tree Conservation Analysis shows that there is Case No. Attachment A ZA17-077 Page 4 approximately 24.63% existing tree cover on the site. If the case was a request for a straight zoning change, Tree Preservation Ordinance No. 585-D would require that a minimum of 60% of the existing canopy be preserved. For property sought to be zoned R-PUD, the City Council shall consider the application for a Tree Conservation Analysis or Plan in conjunction with the corresponding development application . The approved Tree Conservation Analysis shows approximately 65% of the existing tree cover. A Tree Conservation Plan that conforms to the approved Tree Conservation Analyysis will be required to be submitted with the application for a Final Plat on each phase. CITIZEN INPUT: The following meetings were held to discuss the development: A SPIN meeting for this project was held by the applicant on February 28, 2017. A link to the report is provided. Link to SPIN Report A 2035 Corridor Planning Committee meeting was held on October 26, 2016. A link to the report is provided. Link to Corridor Planning Committee Report STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated October 12, 2017. Case No. Attachment B ZA17-077 Page 1 Case No. ZA17-077 Page 6 PLAT REVIEW SUMMARY Case No.: ZA17-077 Review No.: Two Date of Review: 10/12/17 Project Name: Preliminary Plat – Crescent Heights APPLICANT: Kosse Maykus ENGINEER: Keith Hamilton Hat Creek Development Hamilton Duffy, PC P.O. Box 92747 8241 Mid-Cities Blvd. Southlake, TX 92747 North Richland Hills, TX 76182 Phone: (817) 329-3111 Phone: (817) 268-0408 E-mail: kosse@maykus.com E-mail: khamilton@hamiltonduffy.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/02/17 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT RICHARD SCHELL AT (817) 748-8602. 1. The Preliminary Plat must conform to the underlying zoning district. 2. A Preliminary Plat that conforms to the Crescent Heights R-PUD district zoning must be processed and approved and then a Final Plat (or Plat Revision) processed and recorded prior to the conveyance of any lots or the issuance of any building permits. Portions of the property are already platted as Lots 1R1 and 2, Block 1, Owens Addition, so either a Plat Revision will be the final recorded plat or a Plat Vacation must be processed and recorded prior to approval and recording of a Final Plat. 3. Add the City case number ZA17-077" to the civil plans. 4. Portions of lots cannot be platted. Revise the pha sing line to follow lot boundaries and to show the actual extent of streets and utilities to be constructed with the first phase. Please divide the OS 1 open space into two lots based on the phase line and number the additional lot accordingly. Detailed plans showing how drainage, detention and utilities will be addressed will be required prior to approval of a Final Plat for each phase. 5. Revise the title block as follows a. Remove the words “a replat of” from the title block. 6. Please move the lot and block numbers for OS9, OS10 and OS11 so that they are legible. 7. Please make the following change to the legal description: a. In the second call after the beginning call, the distance in the legal description is 336.88’ and the distance on the plat is shown to be 1967.76’ 8. Show and label all easements shown on the approved Development Plan and civil plans. Remove the 10’ U.E shown on the plat and instead show a 70’ (wider at the entrance and cul-de-sacs) Emergency Access, Pedestrian Access, Drainage and Utility Eas ement as shown on the Development Plan. Also Case No. ZA17-077 Page 7 add the 20’ Tree Preservation Easement and the 10’ Fence and Landscape Easement along the north property boundary. Provide a Pedestrian Access Easement for the sidewalk connection shown from F.M. 1709 to the cul-de-sac and for all other sidewalks within the development that are not in the Emergency Access, Pedestrian Access, Drainage and Utility Easement. Change the A.E. (Access Easement) to an Emergency Access Easement for the emergency access to F.M. 1709. Prov ide a Pedestrian Access Easement along Shady Oaks Dr. as shown on the Development Plan. 9. Lots 20 and 21, Block A, do meet the minimum requirements for buffer lots adjacent to “SF-1A” zoned property (Subdivision Ordinance No. 483, Section 8.01, F and G). Th e minimum required lot area is 30,000 square feet and the minimum required width at the rear lot line is 125’. Lot 37, Block A, does not meet the 125’ minimum required lot width at the rear property line (124.99’ is shown). 10. The lot and block numbers of the open space lots in Note #7 do not match the numbers on the face of the plat. 11. The density for Phase 1 in the quantitative land use schedule is incorrect. The correct density is 1.04 du/ac. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATON COMMENTS: 1. Please submit a Tree Conservation Analysis that is compliant with the approved Development Plan showing the phasing line. A detailed Tree Conservation Plan will be required with the submittal of the Final Plan. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Alex Ayala, P.E. Civil Engineer Phone: (817) 748-8274 E-mail: aayala@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. The submittal does not show the phasing line following lot lines as shown on the approved Development Plan, so a thorough review not possible. Detailed plans showing how drainage, detention and utilities will be addressed will be required prior to approval of a Final Plat for each phase. Case No. Attachment C ZA17-016 Page 1 3. Preliminary plat provided for review does not show truncation of easements along easternmo st property line belonging to Crestone Group, LTD. 4. Provide preliminary water, sewer, drainage and grading plans for this development showing truncation of public infrastructure along easternmost property line belonging to Crestone Group, LTD. 5. Existing sanitary sewer main is located along creek located west of Crestone Group, LTD. An easement from the property owner shall be required before construction since this project will be truncated along the easternmost property line belonging to Crestone Group, L TD. Fire Department Review Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The gated entry must be equipped with an Opticom or KS-2 switch for opening the gate electronically, as well as a means for manual opening of the gate. Ensure that the emergency access only entrance off of Southlake Boulevard is designed for all -weather conditions and able to support 85,000 lbs. GVW. FIRE HYDRANT COMMENTS: Hydrants maximum spacing for R-3 Occupancies is 400 feet for subdivisions that contain any un - sprinkled homes. (Hydrants shown on plan are not sufficient, some in excess of 400 feet) Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. (Hydrants required at both entrances into the subdivision, at Shady Oaks Drive and at the end of the emergency access road at Private Road C, and every 400 feet in between). Community Service/Parks Department Review 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: Residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every forty (40) dwelling units. If fee payment is approved by City Council in lieu of land dedication, residential park dedication fees in the amount of $6250 per dwelling unit x 52 dwelling units. Case No. Attachment C ZA17-016 Page 2 ============= The following should be informational comments only ==================== * In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is base d on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. * A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off-site sewer extensions, off-site drainage and utility easements and impact fees. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * The City Council approved the Zoning Change and Development Plan for Crescent Heights (ZA17 - 016) on June 6, 2017. The motion for approval is included be low for reference. June 6, 2017; Approved at 2nd reading (5-1) subject to the Staff Report dated May 30, 2017 and Development Plan Review Summary No. 5 dated May 30, 2017, as noted and subject to the following:  Accepting the revisions to the exhibits, de velopment plan and Residential Planned Unit Development District Regulations since first reading as outlined in the staff report and presented this evening;  The wood fence along the north property line will be a stained (on both sides) cedar eight foot wood fence;  All sidewalks located internal to the development will be located within a pedestrian access easement and pedestrian access gates as shown on the development plan will be required to remain open in perpetuity;  Construct a marked pedestrian crosswalk per City standards and the Lee Engineering letter dated June 5, 2017 between the street identified as “private street A” on the development plan and the future Marq Champions Club’s southern-most driveway. An ADA ramp connection from the existing sidewalks on both sides to the crosswalk shall be provided. The crosswalk will be located on the north side of these two drives and installed prior to the issuance of a certificate of occupancy for the first home.  Require a pedestrian access easement across the Stacy properties along Shady Oaks.  Require a five foot sidewalk to be constructed across the Stacy properties at the time of new home construction. The sidewalk across the lot will be installed prior to the issuance of a certificate of occupancy for the home.  With the oversight of a qualified, independent engineer, the applicant has agreed to establish elevation points for the north ponds located in Timber Lake and Stone Lakes subdivision (just south of FM 1709) in which the development drains prior to construction commencing on the site.  Further noting that the applicant has agreed to return these ponds to these established elevation points prior to the City fully accepting the public infrastructure Case No. Attachment C ZA17-016 Page 3 improvements; and noting that both the initial establis hment of elevation points and the final measurement of elevation points will be conducted and supervised by an independent qualified engineer;  Noting that the applicant retains the right to request the early release of lots per an approved developer’s agreement.  Noting the amenities related to the Crescent oval park such as the kiosk, sidewalks, landscaping will be constructed prior to the issuance of a certificate of occupancy on the first home, and noting Council is approving the playground as presented this evening if the applicant or HOA desires to construct a playground at a later date;  Noting that the retention ponds located on the south portion of the property – south of the 6 foot masonry subdivision wall along FM 1709 will be installed and functi onal (including fountains and lighting) prior to the acceptance of the public infrastructure improvements by the City.  Noting at the mail kiosk, the parallel parking will not be approved but rather front, angled parking of six spaces is approved and allow ing a slight reduction in open space to accommodate the parking change;  Noting the applicant’s agreement with regard to Lot 49, that it will be a one story residence. * Denotes Informational Comment Case No. Attachment D ZA17-077 Page 1 SURROUNDING PROPERTY OWNERS Crescent Heights SPO # Owner Zoning Physical Address Acreage Response 1. HOU, HONGJU SF20A 301 STERLING CT 0.52 NR 2. DAVIDSON, GLENN SF20A 303 STERLING CT 0.52 NR 3. ZIA, SAIYED SF20A 305 STERLING CT 0.54 NR 4. GILLEN, CARL B SF20A 304 BLANCO CIR 0.48 NR 5. RONCK, KEITH P SF20A 307 STERLING CT 0.50 NR 6. SIMONS, CHRISTOPHER J SF20A 306 BLANCO CIR 0.46 NR 7. ROOSMA, JOHN SF20A 314 BLANCO CIR 0.46 NR 8. MIRITELLO FAMILY REVOCABLE LIV SF20A 312 BLANCO CIR 0.47 NR 9. FLYNN, LARRY D SF20A 304 STERLING CT 0.47 NR 10. STACY, JAMES R RPUD 1000 W SOUTHLAKE BLVD 1.13 NR 11. HYDE, JOHN RPUD 100 REGENT CT 0.42 NR 12. BIGLEY, ROBERT W RPUD 101 REGENT CT 0.34 NR 13. STONE LAKES SUBDIV HOMEOWNERS RPUD 1100 STRATFORD DR 0.31 NR Case No. Attachment D ZA17-077 Page 2 14. JEON, JUNHA RPUD 101 WOODGLEN CT 0.60 NR 15. HALL, MARK A RPUD 103 WOODGLEN CT 0.36 NR 16. SMITH, STEPHEN E RPUD 105 WOODGLEN CT 0.35 NR 17. FEDERAL NATIONAL MTG ASSN RPUD 107 WOODGLEN CT 0.54 NR 18. HALE, COAVERT T RPUD 102 SPRINGBROOK CT 0.50 NR 19. PETERSON, ROBERT RPUD 100 SPRINGBROOK CT 0.49 NR 20. ALLMOND FAMILY TRUST RPUD 109 WOODGLEN CT 0.44 NR 21. BRIAND, JOHN RPUD 103 REGENT CT 0.42 NR 22. NICK, JEFFREY A RPUD 100 WOODGLEN CT 0.54 NR 23. THOMPSON, HUGH A SF20A 313 BLANCO CIR 0.46 NR 24. KENEFICK, TERRENCE SF20A 315 BLANCO CIR 0.47 NR 25. BRETT, KEVIN SF20A 307 BLANCO CIR 0.53 NR 26. POLITO, JONATHAN A SF20A 309 BLANCO CIR 0.48 NR 27. BAKER, JOSEPH R SF20A 311 BLANCO CIR 0.46 NR 28. HAHN, CHARLES SF20A 317 BLANCO CIR 0.59 NR 29. SALES FAMILY REVOCABLE LIVING SF20A 319 BLANCO CIR 0.50 NR 30. NORMAN, KYLE B SF20A 320 BLANCO CIR 0.56 NR 31. BANK OF THE OZARKS SP1 600 W SOUTHLAKE BLVD 1.05 NR 32. CRESTSTONE GROUP LTD RPUD 1100 W SOUTHLAKE BLVD 0.69 NR 33. SOUTHLAKE, CITY OF CS 379 SHADY OAKS DR 1.35 NR 34. SOUTHLAKE, CITY OF CS 315 SHADY OAKS DR 5.15 NR 35. SOUTHLAKE, CITY OF CS 285 SHADY OAKS DR 7.14 NR 36. SOUTHLAKE, CITY OF CS 379 SHADY OAKS DR 2.88 NR 37. MEEKS, SCOTT J SF20A 308 BLANCO CIR 0.63 NR 38. WEST, GUNNAR SF20A 306 STERLING CT 0.58 NR 39. FULTON, WILLIAM SF20A 302 STERLING CT 0.47 NR 40. DONG, XIAOYI SF20A 316 BLANCO CIR 0.46 NR 41. STENGLE, ERIC J SF20A 318 BLANCO CIR 0.46 NR 42. PYRAMIDS HOSPITALITY INV LP SP1 620 W SOUTHLAKE BLVD 0.99 NR 43. PYRAMIDS HOSPITALITY INV LP SP1 640 W SOUTHLAKE BLVD 1.14 NR 44. ENERGY VAULT A47 LLC SP1 660 W SOUTHLAKE BLVD 0.86 NR 45. STIEFEL, RICHARD M SF20A 310 BLANCO CIR 0.48 NR 46. SOUTHLAKE OAKS LLC C2 500 W SOUTHLAKE BLVD 2.27 NR 47. SOUTHLAKE, CITY OF CS 275 SHADY OAKS DR 3.88 NR 48. STACY, J R RPUD 250 SHADY OAKS DR 9.98 NR 49. CRESTSTONE GROUP LTD RPUD 1100 W SOUTHLAKE BLVD 3.32 NR 50. CHIU, HUI-TANG SF20A 300 STERLING CT 0.59 NR 51. LEMEIN, GREGG D SF20A 1200 BRAZOS DR 0.50 NR 52. SECORD, ALAN SF1-A 950 GINGER CT 1.31 NR 53. SCHNEIDER, STEVE SF1-A 150 GINGER CT 1.21 NR 54. HESS, PAUL J SF1-A 250 GINGER CT 1.04 NR 55. SCHINER, CHRISTOPHER SF1-A 350 GINGER CT 1.04 NR 56. DYER, JOHN P SF1-A 550 GINGER CT 0.99 NR 57. DHANANI, ASIF M SF1-A 450 GINGER CT 1.03 NR 58. CRESTSTONE GROUP LTD RPUD 1110 W SOUTHLAKE BLVD 0.52 NR 59. CRESTSTONE GROUP LTD RPUD 1110 W SOUTHLAKE BLVD 0.31 NR 60. MASSEY, NICHOLAS J SF1-A 850 GINGER CT 1.42 NR 61. LOWE, TOMMY ROY SF1-A 750 GINGER CT 1.35 NR 62. CRESTSTONE GROUP LTD RPUD 1120 W SOUTHLAKE BLVD 2.34 NR 63. STACY, JAMES R RPUD 980 W SOUTHLAKE BLVD 9.09 NR Case No. Attachment D ZA17-077 Page 3 64. CUNNIGHAM, CHARLES S SF1-A 650 GINGER CT 1.30 NR 65. CRESTSTONE GROUP LTD RPUD 1110 W SOUTHLAKE BLVD 2.60 NR 66. SMITH, JOE V AG 803 W SOUTHLAKE BLVD 0.85 O 67. TIMBER LAKE RES ASSOC INC RPUD 100 TIMBER LAKE PL 2.82 NR 68. WM REAL ESTATE LTD RPUD 1001 W SOUTHLAKE BLVD 1.28 NR 69. WAYLAND, MARCUS D AG 817 W SOUTHLAKE BLVD 1.82 NR 70. STONE LAKES SUBDIV HOMEOWNERS RPUD 1000 STRATFORD DR 0.86 NR 71. STACY, JAMES R RPUD 800 W SOUTHLAKE BLVD 19.46 NR 72. HIGHBERGER, RHONDA RPUD 310 SHADY OAKS DR 1.02 NR 73. STACY, RANDALL W RPUD 300 SHADY OAKS DR 1.01 NR 74. JAMES, RHONDA SF1-A 430 SHADY OAKS DR 3.22 NR 75. STACY, RONALD T RPUD 330 SHADY OAKS DR 1.04 NR 76. STACY, ROY J EST RPUD 320 SHADY OAKS DR 5.43 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Sixty-seven (67) Responses Received Within 200’: One (1) Case No. Attachment D ZA17-077 Page 4