Item 7 - Landmark OfficeCase No.
ZA18-0028
S T A F F R E P O R T
February 1, 2019
CASE NO: ZA18-0028
PROJECT: Site Plan for Landmark Office Expansion
EXECUTIVE
SUMMARY: Landmark General Contractors, Inc., on behalf of N. Carroll 114 Properties, LLC is
requesting approval of a Site Plan for the Landmark Office Expansion on property
described as Lot 15, Phase 1, Lake W ood Acres Addition, City of Southlake,
Tarrant County, Texas and located at 750 N. Carroll Avenue, Southlake, Texas.
Current zoning: “O-1” Office District. SPIN Neighborhood #7
DETAILS: The project is located on the west side of N. Carroll Avenue, approximately 225
feet south of SH 114 at the northwest corner of N. Carroll Avenue and Lakewood
Drive.
The purpose of this request is to seek approval of a site plan to allow the
expansion and exterior design alteration of an existing office building located on
approximately 1.3 acres. The current building is a 6,600 square foot one story
building with medical and general office use. The applicant is proposing to add
5,120 square feet to the rear (west side of the building and 475 square feet to the
front (east) side of the building and maintain the medical and general office uses.
The additions will total 5,595 square feet. The building exterior will be updated with
a new roof line on several areas of the building. The exterior will consist of brick
and stucco with a composite shingle roof and standing seam metal accent roof
areas. The parking area is proposed to be expanded from 35 parking spaces to 60
parking spaces. The existing ingress-egress drive onto N. Carroll Avenue is
proposed to be closed and a new drive added onto Lakewood Drive. Sidewalks are
proposed on the N. Carroll Avenue and Lakewood Drive.
*Variance Requested
Site Data Summary
Proposed ZA18-0028
Existing Zoning O-1
Proposed Zoning O-1
Land Use Designation Office Commercial
Gross/Net Acreage 1.364/1.364
Total Building Floor Area (Gross)
Floor Area by Use
General Office
Medical Office
12,195 sf
6,098 sf
6,097 sf
Building Ht./Number of Stories 18’-10”/1
Open Space % 35.08%
Impervious Coverage % 64.92%
Total Parking Required 63
Total Parking Provided 60*
Case No.
ZA18-0028
At the January 15, 2019 City Council meeting, the applicant requested to be
remanded back to the February 7th Planning and Zoning Commission meeting.
City Council approved the request.
VARIANCES
REQUESTED: 1) The following issue pertains to the driveways and compliance with the
Driveway Ordinance No. 634, as amended:
a. Section 5.2.c Driveways Prohibited: Commercial, mu lti-family and
service driveways shall not be permitted on a collector or local
unless the tract or lot has no other public access.
b. Variance to Driveway Ordinance No. 634, as amended, 5.2.d, to
allow an approximately 33-foot stacking depth (75 ft. is required)
on Lakewood Drive.
* Note: The existing driveway accessing N. Carroll Avenue is “non -
conforming” with the regulations of the Driveway Ordinance
regarding minimum centerline spacing (minimum 200’ from
intersection required, ±45’ provided; 250’ from existing driveway
to the north, ± 225’ provided) and stacking depth requirements.
(75’ required, ±28’ provided). Due to the proposed changes to the
site, Section 4.0 requires that the driveway be brought into
compliance. Neither the existing driveway nor a reconstructed
driveway can to be placed onto Carroll Avenue without approval
of a variance to the spacing requirements. Applicant has
proposed removal of the existing driveway and a new driveway
onto Lakewood Drive that is compliant with the spacing
requirements.
2) Section 35 of the Zoning Ordinance for off -street parking dictates 63
spaces for the site. The applicant is requesting a variance to allow a 5%
reduction to 60 parking spaces.
3) Variance to the Sidewalk and Master Pathways Plan requiring a minimum
8-foot trail/sidewalk along N. Carroll Avenue and a minimum of 2 feet of
separation from the curb. The applicant proposes to allow a 5-foot sidewalk
directly against the curb.
4) Variance to Section 43, Overlay Zones of the Zoning Ordinance, for the
required horizontal and vertical articulation for the north and south
elevations only.
5) Variance to Section 42 Bufferyards of the Zoning Ordinance, to allow
relocation of 3 canopy trees and 5 accent trees from the east bufferyard,
into the interior landscape area along the north side of the lot.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plan Review Summary No. #6, dated February 1, 2019
Case No.
ZA18-0028
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only )
Link to PowerPoint Presentation
Link Narrative and Regulations
Link Plans
Page 1 Site Plan
Pages 2-4 Building Elevations
Page 5 Tree Conservation Plan
Page 6 Landscape Plan
Pages 7-11 Civil Drawings
Page 12 Lighting Diagram
Link Queuing and Signal Warrant Study
Link to Corridor Planning Committee Report
Link to SPIN Meeting Report
Link to N. Carroll Avenue Access Evaluation March 6, 2015
Link to Southlake Carroll Lakewood Conceptual Plan 10 -2-2017
Link to Applicant’s List of Attendees at Neighborhood Meeting 1 -10-19
STAFF CONTACT: Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No. Attachment A
ZA18-0028 Page 1
BACKGROUND INFORMATION
OWNER: N. Carroll 114 Properties, LLC
APPLICANT: Landmark General Contractors, Inc.
PROPERTY SITUATION: 750 N. Carroll Avenue
LEGAL DESCRIPTION: Lot 15, Phase 1, Lake W ood Acres Addition, Southlake
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: "O-1" Office District
HISTORY: June 6, 1980; City Council approved a zoning change from “AG”
Agricultural District to “A-3” Single Family District. (ZA80-015)
July 29, 1980; City Council approved a final plat for Phases I, II, and III,
Lake Wood Acres Addition. (ZA80-015)
June 1, 1982; City Council approved a zoning change from “A -3” Single
Family to Light Commercial (ZA 82-10)
December 29, 1982; a building permit was issued for the construction of
the office building.
The O-1” Zoning District was approved with the adoption of the Zoning
Ordinance No 480 and the official Zoning Map on September 19, 1989.
October 15, 2013; City Council approved a sign variance for Sedo Cryo to
allow a sign to be placed on the North Carroll Avenue east façade for the
Sedo Cryo services located in the rear of the building (west façade).
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation
for the site is Office Commercial.
The Office Commercial category is a
commercial category designed and
intended for the exclusive use of office
and limited office-related activities. It is
established for and will be allocated to
those districts best suited for
supporting commercial activity of an
office character. It has been
established to encourage and permit general professional and business
offices of high quality and appearance, in attractive landscaped
surroundings with the types of uses and design exterior appearance so
controlled as to be generally compatible with existing and future adjacent
and surrounding residential development. Properties with this designation
may serve as a transition between established residential neighborhoods,
major roadways, and retail development. Other suitable activities are those
Case No. Attachment A
ZA18-0028 Page 2
permitted in the Public Parks/Open Space and Public/Semi-Public
categories
.
Mobility & Master Thoroughfare Plan
The property is located on N. Carroll Avenue, a 4 -lane 100-foot wide
divided arterial street.
Pathways Master Plan & Sidewalk Plan
In the City’s Comprehensive Plan, the Pathway Plan indicates a minimum
8-foot wide sidewalk on N. Carroll Avenue and a 5-foot sidewalk along
Lakewood Drive. The applicant is proposing the sidewalks on both streets
and is requesting variances to the required 8-foot sidewalk along N. Carroll
Avenue to allow a 5-foot sidewalk and to allow the sidewalk to be located at
the back of the curb (2 ft. offset required).
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
Traffic Counts
N Carroll Avenue (65)
(Between FM 1709 and SH 114)
24hr North Bound (11,458) South Bound (11,746)
AM Peak AM (821) 11:45 AM– 12:45 PM Peak AM (956) 11:30 AM – 12:30 PM
PM Peak PM (928) 12:45 – 1:45 PM Peak PM (1,199) 4:45 – 5:45 PM
* Based on the 2017 City of Southlake Traffic Count Report
Area Road Network and Conditions
The proposed development is located at the northwest corner of the N.
Carroll Avenue and Lakewood Drive intersection. The applicant is
proposing to move the current driveway access from N. Carroll Avenue, a
100-foot wide divided 4-lane arterial, to Lakewood Drive, a residential street
with a 50-foot right-of-way.
Traffic Impact
A Traffic Impact Analysis (TIA) was waived for this development as the
development did not meet the threshold for a study.
Use Area/Units Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Medical-Dental Office (720) 6,097 sf 220 12 4 7 17
General Office (710) 6,098 sf 68 9 2 2 9
* 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, 7th Edition
Due to concerns from the neighborhood during the SPIN meeting, the City
requested that the applicant provide a Queuing and Signal Warrant Study.
This study was conducted in October 2018 to determine whether a signal
light was needed for the Lake Wood Drive and N. Carroll Avenue
intersection. The consultant determined that a traffic signal is not warranted
for the intersection at this time. Refer to the Queuing and Signal Warrant
Study in the packet.
Case No. Attachment A
ZA18-0028 Page 3
Additionally, a N. Carroll Avenue Access Evaluation (Kimley Horn), dated
March 6, 2015, has been included in the packet. The
conclusions/recommendations are as follows:
• No significant congestion problem at N. Carroll Avenue &
Lakewood Drive
• Vehicle gaps are created from upstream traffic signals at SH 114
and Federal Way
• Do not implement access connections from Wild Wood Lane
• Option 2 results in fewer restrictions for Lakewood Drive
approach
• Consider implementing Option 3 if side street delay increases
along Lakewood Drive
TREE PRESERVATION: The proposed tree conservation complies with the Existing Tree Cover
Preservation Requirements of the Tree Preservation Ordinance. There is
14.56% of existing tree cover on the site and 70% of the tree cover is
required to be preserved. The applicant is proposing to preserve 72.62% of
the existing tree cover.
LANDSCAPE: The applicant is providing the required interior landscaping and bufferyards.
The full width of the required bufferyards is provided, but the canopy trees
and accent trees required within the east bufferyard have been relocated
on the site in order to accommodate for the existing overhead and
underground utilities.
UTILITIES: There is a 6-inch water line and an 8-inch sewer line that currently serve
the property from N. Carroll Avenue.
DRAINAGE: The applicant has provided an underground drainage structure in the
northeast area of the property.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN meeting was held for this project on August 28, 2018. A link to the
report is provided. Refer to SPIN Report in the packet.
A 2035 Corridor Planning Committee meeting was held on April 6, 2018. A
link to the report is provided. Refer to the Corridor Planning Committee
Report in the packet.
PLANNING AND
ZONING COMMISSION: January 3, 2019; Approved (4-3) a motion to deny.
CITY COUNCIL: January 15, 2019; Approved (7-0) on the Consent Agenda that the item be
remanded back to the Planning and Zoning Commission’s February 7,
2019 meeting.
STAFF COMMENTS: Attached is Review Summary No. #6, dated February 1, 2019.
Case No. Attachment A
ZA18-0028 Page 4
APPLICABLE
REGULATIONS:
General Development
Standards Applies Comments
Overlay Regulations Y Residential
Building Articulation Y Variance Requested-north and south
Masonry Standards Y Complies
Impervious Coverage Y Complies
Bufferyards Y Complies
Interior Landscape Y Complies
Tree Preservation Y Complies
Sidewalks Y Variance Requested
Case No. Attachment B
ZA18-0028 Page 1
Case No. Attachment C
ZA18-0028 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-0028 Review No.: Six Date of Review:2/1/19
Project Name: Site Plan – Landmark Office Expansion
APPLICANT: Landmark General Contractors, Inc. OWNER: N. Carroll Properties, LLC
Chris Lott Chris Lott
756 N. Carroll Avenue 756 N. Carroll Avenue
Southlake, TX 76092 Southlake, TX 76092
Phone: 817-424-0888 Phone: 817-691-1347
Email: clott@lgcinc.com Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/17//2018 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 following issue pertains to the driveways and compliance with the Driveway
Ordinance No. 634, as amended:
a. Section 5.2.c Driveways Prohibited: Commercial, multi-family and service
driveways shall not be permitted on a collector or local unless the tract or
lot has no other public access. Variance Requested
b. A minimum driveway stacking depth of 75 feet is required, measured from
the R.O.W. to the nearest parking stall or intersecting drive lane pavement
edge. The applicant proposes a depth of approximately 3 3 feet. Variance
Requested
* Note: The existing driveway accessing N. Carroll Avenue is “non -
conforming” with the regulations of the Driveway Ordinance
regarding minimum centerline spacing (minimum 200’ from
intersection required, ±45’ provided; 250’ from existing driveway
to the north, ± 225’ provided) and stacking depth requirements.
(75’ required, ±28’ provided). Due to the proposed changes to the
site, Section 4.0 requires that the driveway be brought into
compliance. Neither the existing driveway nor a reconstructed
driveway can to be placed onto Carroll Avenue without approval
of a variance to the spacing requirements. Applicant has
proposed removal of the existing driveway and a new driveway
onto Lakewood Drive that is compliant with the spacing
requirements.
Case No. Attachment C
ZA18-0028 Page 2
2. The parking lot requirement for the medical use is 42 spaces and the parking lot
requirement for the office use is 21 spaces. The total parking re quirement is 63
spaces. The proposed parking is 60 spaces. A variance for the parking spaces
will be required. Variance Requested
3. In the Master Pathways Plan, the required 8 ft. sidewalk width along North Carroll
Avenue is proposed as a 5 -foot sidewalk along the curb. A variance will need to be
requested to reduce the width of the sidewalk along N. Carroll Avenue. A
pedestrian access easement (P.A.E.) will be required for the areas of the N Carroll
Avenue sidewalk that are not within the right-of–way in an amended plat or by
separate easement. Variance Requested
4. The proposed sidewalk is located at the curb along N. Carroll Avenue. In the
Subdivision Ordinance No. 483, as amended, Section5.06, C. Sidewalk
Specifications, 1. Sidewalk Size and Locations: Sidewalk Size and Locations: All
sidewalks shall be at least four feet wide or in conformance with the Trail System
Master Plan, whichever is greater, and shall be located between the curb or grade
line of the public street and the ROW line or public acce ss easement if approved
by the city, no closer than two (2) feet to the curb or grade line. The City Engineer
or Building Official may alter alignment so that the sidewalk meanders within the
area between the curb and right-of-way line. In the narrative, please provide a
justification for the sidewalk to be located along the N. Carroll Avenue curb. A
variance must be requested to allow the sidewalk as shown on the site plan.
Variance Requested
5. Variance to Section 42, Bufferyards of the Zoning Ordinan ce, to allow relocation
of 3 canopy trees and 5 accent trees from the east bufferyard, into the interior
landscape area along the north side of the lot. Variance Requested
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* The proposed tree conservation complies with the Existing Tree Cover Preservation Requirements
of the Tree Preservation Ordinance. There is 14.56% of existing tree cover on the site and 70% of
the tree cover is required to be preserved. The applicant is proposing to preserve 72.62% of the
existing tree cover.
* 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.
Case No. Attachment C
ZA18-0028 Page 3
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the
entire site
Minimum percentage of the 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.
* 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. The interior landscape area seems to be incorrect. Based on 50% of the proposed floor area I
calculated 5,860 square feet instead of 6,098 square feet.
* The proposed building addition exceeds both 30% of the existing building floor area and 5,000
square feet, so both interior landscape and bufferyards landscaping are required to be provided.
The applicant is providing the required interior landscaping and bufferyards.
* The full width of the required bufferyards is provided , but the canopy trees and accent trees
required within the east bufferyard have been relocated on the site in order to accommodate for
the existing overhead and underground utilities. (Variance Requested)
Tree Preservation Ordinance 585-E; Section 12.4
A person commits an offense if the person:
a. plants any required replacement tree within an area such that the mature canopy of the tree
will interfere with existing or proposed overhead utility lines;
b. plants any required replacement tree or street tree within an area such that the mature critical
root zone of the tree will interfere with existing or proposed underground public utility lines
(including water lines, sewer lines, transmission lines or other utilities), or such that the
installation and/or maintenance of such utility lines will, in reasonable probability, require
activity in the mature critical root zone of such tree;
* Existing tree credits for interior landscape a bufferyard canopy trees and accent trees are
proposed to be taken. Existing tree credits shall only be granted if the tree/s a re in healthy
condition and all requirements of the Tree Preservation Ordinance have been met as determined
at the time of inspection for a Permanent Certificate of Occupancy.
* Indicates informational comment.
# Indicates required items comment.
______________________________________________________________________________________________________
Case No. Attachment C
ZA18-0028 Page 4
Public Works/Engineering Review
Kevin Ferrer, P.E.,
Civil Engineer
Phone: (817) 748-8274
E-mail: kferrer@ci.southlake.tx.us
GENERAL COMMENTS:
Please adjust proposed sidewalk to have a minimum 2’ separation with the back of curb. It is
preferred to have as much separation with the back of curb as possible.
* Driveway intersections shall comply with TDLR/ADA ac cessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
EASEMENTS:
Detention facilities shall be dedicated by plat as drainage eas ements. 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.
DRAINAGE COMMENTS:
1. For Post developed condition, utilize ISWM’s minimum time of concentration of 10 minutes for
commercial, or provide justification on the proposed 15 minutes as they appear high.
2. Address emergency spillway for underground detention system at the event of clogged condition.
* At the time of Civil Documents, provide performance curve of the detention pond’s outfall.
* At the time of Civil Documents submittal, provide hydrographs for each storm event, 1 -year, 10-
year, and 100-year.
INFORMATIONAL COMMENTS:
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The Environmental
Coordinator will review the SWPPP. For instructions on how to complete the review of the
SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP
shall be submitted by second review of the civil construction plans.
* 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.
Case No. Attachment C
ZA18-0028 Page 5
*=Denotes informational comment.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The required backflow protection (double check val ve) for the sprinkler system can be located on
the riser if the riser is within 100 feet of the water main, measured linearly along the length of the
pipe. If the riser is further than 100 feet from the main, the double check valve shall be in a vault.
Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a minimum of
6’X6’ if it is located on the riser. (Label riser room location to determine distance from city water
main)
FIRE LANE COMMENTS:
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius.
(Per 2015 I.F.C. Sec. 503.2.4)
_________________________________________________________________________________
Public Works Traffic Division
Stephanie Taylor
Transportation Manager
Phone: 817-748-8216
Email: staylor@ci.southlake.tx.us
TRAFFIC IMPACT ANALYSIS:
The submitted traffic study adequately addresses the concerns raised by the community with
newly collected data and analysis which follows the latest edition of the Manual on Uniform
Traffic Control Devices.
Informational Only:
If the N. Carroll Avenue driveway is closed with the approval of this site plan, it would be the
City’s intent to extend the N. Carroll Avenue me dian south to the intersection at Lakewood
Drive at a future date.
___________________________________________________________________________________
General Informational Comments
* No review of proposed signs is intended with this site plan. A separ ate building permit is required
prior to construction of any signs.
Case No. Attachment C
ZA18-0028 Page 6
* 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
* It appears that this property lies within the 65 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.
* The applicant should be aware that prior to issuance of a building permit, 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 limit ed to the following fees: Park
Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
* Mechanical Equipment Screening: All buildings must be designed such that no mechanical
equipment (HVAC, etc.) or satellite dishes shal l 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.
* Denotes Informational Comment
Case No. Attachment D
ZA18-0028 Page 1
SURROUNDING PROPERTY OWNERS
SPO # Owner Zoning Physical Address Acreage Response
1. BRAUN, STANSELL SF1-A 950 LAKE WOOD DR 1.18 O
2. POLSON, WILBERT A SF1-A 900 LAKE WOOD DR 1.22 O
3. TAPP, JAMES M SF1-A 850 LAKE WOOD DR 1.06 O
4. STANEK, A K SF1-A 800 LAKE WOOD DR 1.04 O
5. SPRINGER, WALTER SF1-A 975 LAKE WOOD DR 1.26 O
6. POLLARD, HEATHER SF1-A 1025 LAKE WOOD DR 1.11 O
7. BEAUVAIS, EDWARD CALISTE SF1-A 925 LAKE WOOD DR 1.02 O
8. AUTHENTEX DEVELOPMENT LTD O1 700 N CARROLL AVE 1.17 NR
9. DENTON, PATRICK W SF1-A 825 LAKE WOOD DR 1.31 O
10. OLIVETI, JOSEPH SF1-A 1025 WILD WOOD LN 1.01 O
11. N CARROLL 114 PROP.LLC O1 750 N CARROLL AVE 1.42 NR
12. NIMPHIUS, JAMES J SF1-A 1050 LAKE WOOD DR 1.19 NR
13. SANDERS, HOWARD O SF1-A 1000 LAKE WOOD DR 1.10 O
14. GREENWAY-CARROLL OAKS LP C3 1201 E STATE HWY 114 7.09 NR
15. MOORE, FRIEDRICH SF1-A 1050 WILD WOOD LN 0.96 NR
16. GREENWAY-CARROLL OAKS LP C2 1101 E STATE HWY 114 1.74 NR
17. KOPPERSMITH, F M SF1-A 875 LAKE WOOD DR 1.26 O
18. Superintendent of Carroll ISD 2400 N Carroll Ave NR
19. Superintendent of Grapevine
Colleyville ISD 3051 Ira E Woods Ave
NR
20. Superintendent of Northwest ISD PO Box 77070 NR
21. Superintendent of Keller ISD 350 Keller Pkwy NR
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: 20 No Response: 10
Responses Received within 200 ft: In Favor: 0 Opposed: 2 Undecided: 0
Responses Received outside 200 ft: In Favor: 0 Opposed: 35 Undecided: 0
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SURROUNDING PROPERTY OWNERS RESPONSES
Within 200 ft.
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Courtesy Notice Responses for 2-7-19 P&Z meeting
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February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested
variances for Case No: ZA18-0028, as represented in the Site Plan Review Summary dated
December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to
penetrate the residential street, Lake Wood Drive. The intr oduction of commercial vehicle traffic onto
the residential roadway will have detrimental impacts to our community. Lake Wood Drive meets the
definition of “Local Street” under Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2
of the ordinance “General Design Criteria,” Section c. “Driveways Prohibited,” clearly states that a
commercial driveway shall not be permitted on a connector or local street unless the tract or lot has no
other public access. The site in question currently has dir ect access onto North Carroll Avenue, and it
has sufficient frontage to afford the subject property flexibility to expand or relocate the existing
driveway entrance. Alternatively, the proposed development could create a “driveway common” with
the adjacent shopping center, as described under Section 3.5, “Common Access.” The insertion of a
commercial access point onto Lake Wood Drive would result in irreparable harm to our neighborhood:
it would decrease property values; it would create a safety hazard f or us and our children by mixing
unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood,
Southview and Foxborough neighborhoods; and it would create traffic backups at the exits to our low
density zoned community.
I also object to the requested variance for the reduction of available parking spaces from the
requirement of 63 down to 60. Such a reduction would increa se the likelihood that patrons to the
businesses housed within the subject property would elect to park on Lake Wood Drive, diminishing
the quaint, well treed, country appearance of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction
of sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of
visitor traffic using the Carroll exit from Hwy 114 as the primary point of access to o ur community. The
“Master Pathways Plan” was developed to ensure that all new construction efforts within our city meet
the highest standards for appearance and consistency throughout. To deviate from that plan at such a
critical location would undermine the exhaustive efforts that went into the creation of the “Master
Pathways Plan,” be a disservice to the residents of Southlake, and set a bad precedent for all future
development.
In closing, I respectfully direct the Planning and Zoning Commission’s a ttention to Ordinance No. 1173
which adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too
far into Ordinance 1173 to recognize the overarching goal of the plan is to ensure “Quality
Development”, driven by a citizen f irst sentiment throughout. I pray that the Commission thoughtfully
considers the request of residents of Lake Wood Acres, Southview and Foxborough and denies the
variances as requested in Case No: ZA18-0028.
Respectfully,
Gretchen & Andrew Whitehead
620 Southview Trail
Case No. Attachment E
ZA18-0028 Page 28
Southlake, Texas
76092
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested
variances for Case No: ZA18-0028, as represented in the Site Plan Review Summary dated
December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to
penetrate the residential street, Lake Wood Drive. The introduction of commercial vehicle traffic o nto
the residential roadway will have detrimental impacts to our community. Lake Wood Drive meets the
definition of “Local Street” under Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2
of the ordinance “General Design Criteria,” Sectio n c. “Driveways Prohibited,” clearly states that a
commercial driveway shall not be permitted on a connector or local street unless the tract or lot has no
other public access. The site in question currently has direct access onto North Carroll Avenue, an d it
has sufficient frontage to afford the subject property flexibility to expand or relocate the existing
driveway entrance. Alternatively, the proposed development could create a “driveway common” with
the adjacent shopping center, as described under S ection 3.5, “Common Access.” The insertion of a
commercial access point onto Lake Wood Drive would result in irreparable harm to our neighborhood:
it would decrease property values; it would create a safety hazard for us and our children by mixing
unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood,
Southview and Foxborough neighborhoods; and it would create traff ic backups at the exits to our low
density zoned community.
I also object to the requested variance for the reduction of available parking spaces from the
requirement of 63 down to 60. Such a reduction would increase the likelihood that patrons to the
businesses housed within the subject property would elect to park on Lake Wood Drive, diminishing
the quaint, well treed, country appearance of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction
of sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of
visitor traffic using the Carroll exit from Hwy 114 as the primary point of access to our community. The
“Master Pathways Plan” was developed to ensure that all new construction efforts within our city meet
the highest standards for appearance and consistency throughout. To deviate from that plan at such a
critical location would undermine the exhaustive efforts that went into t he creation of the “Master
Pathways Plan,” be a disservice to the residents of Southlake, and set a bad precedent for all future
development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173
which adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too
far into Ordinance 1173 to recognize the overarching goal of the plan is to ensure “Quality
Development”, driven by a citizen first sentiment throughout. I pray that the Commission thoughtfully
considers the request of residents of Lake Wood Acres, Southview and Foxborough and denies the
variances as requested in Case No: ZA18-0028.
Case No. Attachment E
ZA18-0028 Page 29
Respectfully,
John and Emily Roberson
675 South bend Trl
Southlake, Texas
Case No. Attachment E
ZA18-0028 Page 30
As a resident of Southview subdivision, I respectfully object to the approval of all the requested
variances for Case No: ZA18-0028, as represented in the Site Plan Review Summary dated
December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to
penetrate the residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto
the residential roadway will have detrimental impacts to our community. Lake Wood Drive meets the
definition of “Local Street” under Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2
of the ordinance “General Design Criteria,” Section c. “Driveways Prohibited,” clearly states that a
commercial driveway shall not be permitted on a connector or local street unless the tract or lot has no
other public access. The site in question currently has direct access onto North Carroll Avenue, and it
has sufficient frontage to afford the subject property flexibility to expand or relocate the existing
driveway entrance. Alternatively, the proposed development could create a “driveway common” with
the adjacent shopping center, as described under Section 3.5, “Common Access.” The insertion of a
commercial access point onto Lake Wood Drive would result in irrepar able harm to our neighborhood:
it would decrease property values; it would create a safety hazard for us and our children by mixing
unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood,
Southview and Foxborough neighborhoods; and it would create traffic backups at the exits to our low
density zoned community.
I also object to the requested variance for the reduction of available parking spaces from the
requirement of 63 down to 60. Such a reduction would increase the likelihood that patrons to the
businesses housed within the subject property would elect to park on Lake Wood Drive, diminishing
the quaint, well treed, country appearance of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction
of sidewalks. North Carroll Avenue is considered the entry point to Southlake, with th e majority of
visitor traffic using the Carroll exit from Hwy 114 as the primary point of access to our community. The
“Master Pathways Plan” was developed to ensure that all new construction efforts within our city meet
the highest standards for appearan ce and consistency throughout. To deviate from that plan at such a
critical location would undermine the exhaustive efforts that went into the creation of the “Master
Pathways Plan,” be a disservice to the residents of Southlake, and set a bad precedent for all future
development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173
which adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too
far into Ordinance 1173 to recognize the overarching goal of the plan is to ensure “Quality
Development”, driven by a citizen first sentiment throughout. I pray that the Commission thoughtfully
considers the request of residents of Lake Wood Acres, Southview and Foxborough and de nies the
Case No. Attachment E
ZA18-0028 Page 31
variances as requested in Case No: ZA18-0028.
Respectfully,
Bob and Barbara Idol
410 Fondren Court
Southlake, Texas
January 31, 2019
From: Hilary Hale
To: pmoos@ci.southlake.tx.us
Cc: planningandzoning@ci.southlake.tx.us; Southview Homeowners
Subject: Objection to Proposed Variance
Date: Thursday, January 31, 2019 12:16:48 PM
January 31, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the r equested variances for Case No:
ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the residential
street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway will have detrimental
impacts to our community. Lake Wood Drive meets the definition of “Local Street” under Section 2.2 Definitions of Driveway
Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,” Section c. “Driveways Prohibited,” clearly states
that a commercial driveway shall not be permitted on a connector or local street unless the tract or lot has no other public
access. The site in question currently has direct access onto North Carroll Avenue, and it has sufficient frontage to afford the
subject property flexibility to expand or relocate the existing driveway entrance. Alternatively, the proposed development
could create a “driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.”
The insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our neighborhood: it
would decrease property values; it would create a safety hazard for us and our children by mixing unfamiliar vehicle
operators with neighborhood pedestrians and bicycles as there are no sidewalks on Lake Wood Drive; it would introduce an
unwelcomed flow of commercial traffic into the Lake Wood, Southview and Foxboro ugh neighborhoods; and it would create
traffic backups at the exits to our low density zoned community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63 down to 60.
Such a reduction would increase the likelihood that patrons to the businesses housed within the subject property would elect
to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of sidewalks. North
Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic using the Carroll exit from H wy
114 as the primary point of access to our community. The “Master Pathways Plan” was developed to ensure that all new
construction efforts within our city meet the highest standards for appearance and consistency throughout. To deviate from
that plan at such a critical location would undermine the exhaustive efforts that went into the creation of the “Master
Pathways Plan,” be a disservice to the residents of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which adopts the
Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance 1173 to recognize the
overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first sentiment throughout. I pray that the
Commission thoughtfully considers the request of residents of Lake Wood Acres, Southview and Foxborough and denies the
variances as requested in Case No: ZA18-0028.
Respectfully,
Hilary Hale
900 Oasis Ct.
Southlake, Texas
Case No. Attachment E
ZA18-0028 Page 32
Case No. Attachment E
ZA18-0028 Page 33
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Ellen M. Perkett
900 Southbend Trail
Southlake, Texas 76092
Case No. Attachment E
ZA18-0028 Page 34
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents of Southview: not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcome flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Loran and Nan Naugher
870 Ownby Lane
Southlake, Texas 76092
Case No. Attachment E
ZA18-0028 Page 35
July 31, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested
variances for Case No: ZA18-0028, as represented in the Site Plan Review Summary dated
December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commer cial driveway to
penetrate the residential street, Lake Wood Drive. The introduction of commercial vehicle traffic
onto the residential roadway will have detrimental impacts to our community. Lake Wood Drive
meets the definition of “Local Street” under Sec tion 2.2 Definitions of Driveway Ordinance No:
634. Section 5.2 of the ordinance “General Design Criteria,” Section c. “Driveways Prohibited,”
clearly states that a commercial driveway shall not be permitted on a connector or local street
unless the tract or lot has no other public access. The site in question currently has direct
access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property
flexibility to expand or relocate the existing driveway entrance. Alternatively, th e proposed
development could create a “driveway common” with the adjacent shopping center, as
described under Section 3.5, “Common Access.” The insertion of a commercial access point
onto Lake Wood Drive would result in irreparable harm to our neighborhood : it would decrease
property values; it would create a safety hazard for us and our children by mixing unfamiliar
vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed fl ow of commercial traffic into the Lake
Wood, Southview and Foxborough neighborhoods; and it would create traffic backups at the
exits to our low density zoned community.
I also object to the requested variance for the reduction of available parking spaces from the
requirement of 63 down to 60. Such a reduction would increase the likelihood that patrons to
the businesses housed within the subject property would elect to park on Lake Wood Drive,
diminishing the quaint, well treed, country appearance of the e ntry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the
construction of sidewalks. North Carroll Avenue is considered the entry point to Southlake, with
the majority of visitor traffic using the Carroll exit from Hwy 114 as the primary point of access to
our community. The “Master Pathways Plan” was developed to ensure that all new construction
efforts within our city meet the highest standards for appearance and consistency throughout.
To deviate from that plan at such a critical location would undermine the exhaustive efforts that
went into the creation of the “Master Pathways Plan,” be a disservice to the residents of
Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance
No. 1173 which adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One
need not read too far into Ordinance 1173 to recognize the overarching goal of the plan is to
ensure “Quality Development”, driven by a citizen first sentiment throughout. I pray that the
Commission thoughtfully considers the request of residents of Lake Wood Acres, Southview
and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Roland Marmion
950 Southview Trail
Case No. Attachment E
ZA18-0028 Page 36
Southlake, Texas
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard f or us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Paul Dennis Brady
650 Southview Trail
Southlake, Texas
Case No. Attachment E
ZA18-0028 Page 37
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the resid ential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has suff icient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
Case No. Attachment E
ZA18-0028 Page 38
Case No. Attachment E
ZA18-0028 Page 39
Ted Harbour (additional comments)
Thank you for your consideration.
I did not put this thought in the letter but probably should have. We have had an increase in crime in our
neighborhood during the time I have lived there. Much of that is, I think, due to our proximity to 114 and
Southlake Blvd as well as Town Square. We are a very convenient neighborhood for people to wander into. We
live on the only street that connects Lakewood to Foxborough and on to Southlake Blvd. I have a well-founded
concern that a new entry from the commercial tract onto Lakewood’s entry street would significantly add to traffic
in and through our neighborhoods and an increase in crime.
As the letter points out, it is already difficult to exit from Lakewood or Southview to go north on Carroll. If the only
direct exit from Lakewood to Carroll is shared with commercial traffic, it will significantly impact accessibility for
Lakewood and Southview, as well. The parking variance is also a problem as there is insufficient parking and
congestion along Carroll just south of 114 already. I think this is in large part because the existing commercial
developments on the west side pre-existed the expansion of Carroll and, frankly, are now overbuilt for the
property. Increasing the density and allowing a commercial building to provide less parking would just
exacerbate the problem. Our three neighborhoods are certainly not “overbuilt” for our lots and it seems
inconsistent to have commercial buildings that are crowded into space that is inadequate for their property sizes
adjacent to and sharing our point of entry. We enjoy the space in Southlake and that is one of the reasons we
stay here. We enjoy the low density of our three neighborhoods and certainly don’t see a compelling reason to
allow variances in an already over-crowded commercial area.
Thank you again for your service.
Case No. Attachment E
ZA18-0028 Page 40
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
David R. Dunn
575 Southview Trail
Southlake, Texas 76092
February 1, 2019
Case No. Attachment E
ZA18-0028 Page 41
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Elizabeth R. Dunn
575 Southview Trail
Southlake, Texas 76092
January 31, 2019
Case No. Attachment E
ZA18-0028 Page 42
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Spencer Merkord
1075 Oasis Court
Southlake, Texas
Case No. Attachment E
ZA18-0028 Page 43
Case No. Attachment E
ZA18-0028 Page 44
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Kathleen Cipriano
350 Binkley Ct.
Southlake, Texas
Case No. Attachment E
ZA18-0028 Page 45
February 1, 2019
Planning and Zoning Commission
City of Southlake
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for
Case No: ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the
residential street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway
will have detrimental impacts to our community. Lake Wood Drive meets the definition of “Local Street” under
Section 2.2 Definitions of Driveway Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,”
Section c. “Driveways Prohibited,” clearly states that a commercial driveway shall not be permitted on a
connector or local street unless the tract or lot has no other public access. The site in question currently has
direct access onto North Carroll Avenue, and it has sufficient frontage to afford the subject property flexibility to
expand or relocate the existing driveway entrance. Alternatively, the proposed development could create a
“driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.” The
insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our
neighborhood: it would decrease property values; it would create a safety hazard for us and our children by
mixing unfamiliar vehicle operators with neighborhood pedestrians and bicycles as there are no sidewalks on
Lake Wood Drive; it would introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview
and Foxborough neighborhoods; and it would create traffic backups at the exits to our low density zoned
community.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63
down to 60. Such a reduction would increase the likelihood that patrons to the businesses housed within the
subject property would elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance
of the entry into our neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of
sidewalks. North Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic
using the Carroll exit from Hwy 114 as the primary point of access to our community. The “Master Pathways
Plan” was developed to ensure that all new construction efforts within our city meet the highest standards for
appearance and consistency throughout. To deviate from that plan at such a critical location would undermine
the exhaustive efforts that went into the creation of the “Master Pathways Plan,” be a disservice to the residents
of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 which
adopts the Vision, Goals and Objectives of the “Southlake 2035 Plan.” One need not read too far into Ordinance
1173 to recognize the overarching goal of the plan is to ensure “Quality Development”, driven by a citizen first
sentiment throughout. I pray that the Commission thoughtfully considers the request of residents of Lake Wood
Acres, Southview and Foxborough and denies the variances as requested in Case No: ZA18-0028.
Respectfully,
Harvey Hettick
400 Southview Trail
Southlake, Texas
Case No. Attachment E
ZA18-0028 Page 46
TO: Planning and Zoning Commission
City of Southlake
Date: February 1, 2019
Re: Case No: ZA18-0028
As a resident of Southview subdivision, I respectfully object to the approval of all the requested variances for Case No:
ZA18-0028, as represented in the Site Plan Review Summary dated December 28, 2018.
Of paramount importance to the residents Southview is not allowing a commercial driveway to penetrate the residential
street, Lake Wood Drive. The introduction of commercial vehicle traffic onto the residential roadway will have detrimental
impacts to our community, which already struggles with the increase traffic on Carroll Avenue and difficulty in exiting and
entering the subdivision. Lake Wood Drive meets the definition of “Loc al Street” under Section 2.2 Definitions of Driveway
Ordinance No: 634. Section 5.2 of the ordinance “General Design Criteria,” Section c. “Driveways Prohibited,” clearly states
that a commercial driveway shall not be permitted on a connector or local str eet unless the tract or lot has no other public
access. The site in question currently has direct access onto North Carroll Avenue, and it has sufficient frontage to afford
the subject property flexibility to expand or relocate the existing driveway entra nce. Alternatively, the proposed development
could create a “driveway common” with the adjacent shopping center, as described under Section 3.5, “Common Access.”
The insertion of a commercial access point onto Lake Wood Drive would result in irreparable harm to our neighborhood as it
would:
• decrease property values as it becomes a less desirable, busy location;
• create a safety hazard for us and our children by mixing unfamiliar vehicle operators with neighborhood
pedestrians and bicycles (there are no sidewalks on Lake Wood Drive);
• introduce an unwelcomed flow of commercial traffic into the Lake Wood, Southview and Foxborough
neighborhoods;
• create traffic backups at the exits to our low density zoned community which already struggles with increased
traffic on Carroll Ave and difficulty entering/exiting the subdivision.
I also object to the requested variance for the reduction of available parking spaces from the requirement of 63 down to
60. Such a reduction would increase the likelihood that patrons to the businesses housed within the subject property would
elect to park on Lake Wood Drive, diminishing the quaint, well treed, country appearance of the entry into our
neighborhoods.
I further object to any effort to deviate from the Master Pathways Plan as it relates to the construction of sidewalks. North
Carroll Avenue is considered the entry point to Southlake, with the majority of visitor traffic using the Carroll exit from H wy
114 as the primary point of access to our community. The “Master Pathways Plan” was developed to ensure that all new
construction efforts within our city meet the highest standards for appearance and consistency throughout. To deviate from
that plan at such a critical location would undermine the exhaustive efforts that went into the creation of the “Master
Pathways Plan,” be a disservice to the residents of Southlake, and set a bad precedent for all future development.
In closing, I respectfully direct the Planning and Zoning Commission’s attention to Ordinance No. 1173 whic h adopts the
Vision, Goals and Objectives of the “Southlake 2035 Plan.” Ordinance 1173’s overarching goal is to ensure “Quality
Development”, driven by a citizen first sentiment throughout. I sincerely hope that the Commission thoughtfully considers
the request of residents of Lake Wood Acres, Southview and Foxborough and denies the variances as requested in Case
No: ZA18-0028.
Respectfully,
The Burtea Family
625 Southbend Trail
Southlake, Texas
Case No. Attachment E
ZA18-0028 Page 47
Case No. Attachment E
ZA18-0028 Page 48
Case No. Attachment E
ZA18-0028 Page 49
Case No. Attachment E
ZA18-0028 Page 50
Case No. Attachment E
ZA18-0028 Page 51
From: Bernice <> Date: Fri, Feb 1, 2019 at 12:10 PM Subject: ZA18-0028
To: planningandzoning@ci.southlake.tx.us <planningandzoning@ci.southlake.tx.us>
Want to register my vote against allowing the proposed increase in size and drive exit into
Lakewood.
If doubling the size of the existing property is allowed, it will create a traffic problem so much
worse than it is now, and nobody seems to be able to figure out how to make it compatible with
the present zoning laws. An exit into Lakewood makes the whole neighborhood subjected to
people driving through to get out other exits and endangers many residents, including children.
Once the increased size of the building is approved, the next step will have to be how to ease the
traffic congestion and eliminate the danger to everyone in the area. How will that happen? Seems
the consultants should have foreseen the Chuys mess before it was approved. Seems there will be
limited options going forward if major sq. footage is approved.
We are looking at greed as opposed to the need to keep people safe. How can you disagree??
Sincerely,
Bernice McCauley
20 yr. resident at
900 Wildwood lane
S.L.
Case No. Attachment E
ZA18-0028 Page 52
Case No. Attachment E
ZA18-0028 Page 53
Case No. Attachment E
ZA18-0028 Page 54