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Item 8Case No. ZA19-0025 S T A F F R E P O R T February 14, 2019 CASE NO: ZA19-0025 PROJECT: Zoning Change and Site Plan for Timberlake Office EXECUTIVE SUMMARY: On behalf of SR3 Properties, LLC, Kirkman Engineering is requesting approval of a Zoning Change and Site Plan for Timberlake Office on property described as Tract 1, J.T. Bailey Survey, Abstract No. 97, City of Southlake, Tarrant County, Texas and located at 803 W. Southlake Blvd., Southlake, Texas. Current Zoning: "AG" Agricultural District. Proposed Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood #10. DETAILS: The property is generally located west of the southwest intersection of W. Southlake Blvd. and Timber Lake Place. The purpose of this request is to seek approval of a Zoning Change and Site Plan for the construction of an approximately 9,913 square foot single-story office building. The proposed “S-P-1” Detailed Site Plan District allows for all “O-1” Office District uses with exception to medical office uses which includes but is not limited to chiropractors, dentists, optometrists, physicians, podiatrists, psychiatrists and psychologists. The property is currently vacant and unplatted with an “AG” Agricultural District zoning. An appropriate plat that conforms to the underlying zoning district will be required to be processed, approved and recorded prior to the issuance of any building permits for the proposed project. Due to the location of the property, it is subject to FM 1709 Corridor Overlay Zone requirements as well as Residential Adjacency standards. The applicant is requesting an “S-P-1” Detailed Site Plan District zoning to accommodate specific regulations for the proposed building setbacks, parking, driveway access, tree preservation and landscaping. The current Future Comprehensive Land Use Plan designation for this property is Medium Density Residential. The applicant has filed a request to amend the Comprehensive Land Use Plan Map to maintain the Medium Density Residential designation, however, allowing a site-specific office commercial use under City case CP20-0001 to accommodate the associated zoning change and site plan request. VARIANCE REQUEST: Driveway – variance to Driveway Ordinance No. 634, Section 5.2 (Table Two), the minimum storage length for this site is 38 feet. The applicant is proposing a stacking depth of approximately 36 feet. Case No. ZA19-0025 The following is the site data summary as proposed: Timberlake Office Component Existing Proposed O-1 District Zoning AG S-P-1 with limited O-1 uses - Land Use Medium Density Residential Medium Density Residential allowing site specific Office Commercial uses - Floor Area - 9,913 sf - Impervious Coverage - Max 75% Max 65% Required Parking - 36 spaces 38 spaces Tree Preservation 45.1% canopy 13% canopy preserved (1 – 24” Oak) 50% canopy under straight zoning is required ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 3, dated February 12, 2020 (D) Surrounding Property Owners Map and Responses Full Size Plans (for Commission and Council members only) Presentation S-P-1 Regulations and Variance Request Document Plans SPIN Report Corridor Committee Report STAFF CONTACT: Dennis Killough (817) 748-8072 Lorrie Fletcher (817) 748-8069 Case No. Attachment A ZA19-0025 Page 1 BACKGROUND INFORMATION OWNER: SR3 Properties, LLC APPLICANT: Kirkman Engineering PROPERTY SITUATION: 803 W. Southlake Blvd. LEGAL DESCRIPTION: Tract 1, J.T. Bailey Survey, Abstract No. 97 LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “AG” Agricultural District PROPOSED ZONING: “S-P-1” Detailed Site Plan District HISTORY: -The property was annexed in 1956. -The property is currently unplatted and vacant. Prior to demolition, there was a structure that was used for taxidermy. SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan The underlying land use designation is Medium Density Residential. The purpose of the Medium Density Residential land use category is to promote a neighborhood setting primarily comprised of single-family detached houses. The Medium Density Residential category is suitable for any single-family detached residential development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi- Public categories. The proposed zoning change and site plan is not consistent with this designation. The applicant has filed an application (CP20-0001) to amend the land use plan map requesting to maintain the Medium Density Residential land use designation and allow a site-specific Office Commercial use to accommodate the proposed project. Mobility and Master Thoroughfare Plan The Master Thoroughfare Plan recommends W. Southlake Blvd. to be a 6-lane divided arterial street with 130 feet to 140 feet of right-of-way. Adequate right-of-way has been established for this roadway. Pathways Master Plan & Sidewalk Plan There are existing sidewalks along W. Southlake Blvd. adjacent to the site. TRANSPORTATION ASSESSMENT: There are two existing access drives onto this property. The proposed site plan eliminates the eastern access drive and utilizes the western access drive as a common access easement/driveway that will serve the subject property and the property adjacent to the west. Due to the existing Case No. Attachment A ZA19-0025 Page 2 median on W. Southlake Blvd. the access to both properties will be a forced right-in right-out. A TIA was not required for the proposed development. Eastbound West Southlake Blvd. (18E) (between Shady Oaks and Southridge Lakes) 24hr East Bound (26,433) AM Peak AM (2,928) 7 AM– 8 AM PM Peak PM (1,722) 1 PM – 2 PM * Based on the 2017 City of Southlake Traffic Count Report Use Sq Ft Vtpd* AM- IN AM- OUT PM- IN PM- OUT General Office (710) 9,913 109 14 2 3 12 * 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 TREE PRESERVATION: The total existing tree cover on the property is 45.1%, and under traditional zoning a minimum of 50% of the existing tree cover would be required to be preserved. The applicant is proposing to preserve one (1) 24-inch Oak tree equaling 13% of the existing tree cover. The applicant is proposing to mitigate the removal of approximately two- hundred-eleven inches (211”) by payment into the Reforestation Fund or planting trees on the adjacent Timberlake Subdivision HOA property. CITIZEN INPUT/ BOARD REVIEW: A SPIN meeting was held February 26, 2019. A 2035 Corridor Committee meeting was held January 24, 2019. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated February 12, 2020. The criteria for the City Council to grant a variance to Driveway Ordinance 634 are below: Driveway Ordinance No. 634: 8.2 VARIANCES AND APPEALS: Any applicant who desires a variance or elimination of the requirements herein, or who desires to appeal a decision of the Director regarding modifications to this ordinance, shall file a written appeal to the Director for consideration by the City Council. The City Council shall have the authority to grant a variance to this ordinance. In granting any variance, the City Council shall determine that a literal enforcement of the regulations herein will create an unnecessary hardship or practical difficulty on the applicant, that the situation causing unnecessary hardship or practical difficulty is unique to the affected property and is not self-imposed, that the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties, and that the granting of the variance will be in harmony with the spirit and purpose of this ordinance. The decision of the City Council shall be final. Case No. Attachment A ZA19-0025 Page 3 General Development Standards Applies? Comments Overlay Regulations Yes The property is subject to the requirements of FM1709 Corridor Overlay and Residential Adjacency Standards Building Articulation Yes Elevations submitted with a Site Plan are subject to the building articulation requirements. Building Setbacks Yes An “S-P-1” regulation has been added to reduce the required building setbacks on the south and east property boundaries. Impervious Coverage Yes An “S-P-1” regulation has been added to allow a maximum 75% impervious coverage. Bufferyards Yes An “S-P-1” regulation has been added to allow reduced bufferyards along the north and west boundaries as proposed. Interior Landscape Yes An “S-P-1” regulation has been added to allow the submitted Landscape Plan as proposed. Tree Preservation Yes A Tree Conservation Plan has been submitted with the zoning request proposing 13% tree preservation. Sidewalks Yes There are existing sidewalks along FM 1709 adjacent to the site. Trash Receptacle Yes An “S-P-1” regulation has been added to allow reduced setback of 10’ for trash receptacle adjacent to residential property. Case No. Attachment B ZA19-0025 Page 1 Case No. Attachment C ZA19-0025 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA19-0025 Review No.: Three Date of Review: 2/12/20 Project Name: Zoning Change & Site Plan – Timberlake Office APPLICANT: Kirkman Engineering OWNER: SR3 Properties, LLC Jonathan Schindler Steve Barber 5200 SH 121 1333 Corporate Dr., Ste 264 Colleyville, TX 76034 Irving, TX Phone: 817-488-4960 Phone: 469-436-8881 Email: jonathan.schindler@trustke.com Email: steve@sr3systems.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/3/20 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 Lorrie Fletcher Planner Phone: (817) 748-8069 Email:lfletcher@ci.southlake.tx.us 1. A Common Access Easement agreement with the property owner to the west must be filed and recorded prior to the issuance of any building permits. Driveway/Right of Way: 2. The minimum driveway stacking depth is 38 feet. The stacking depth shown on the submitted site plan is 36 feet. A variance has been requested. * Please be aware when submitting for a building permit, any variation from the approved site plan, elevations and associated plans may require a zoning change. * Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be considered a masonry material when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS –exterior insulation and finish systems, hardi plank, or other materials of similar characteristics) shall not be considered a masonry material. • Staff recommends providing a materials sample board. • All development must comply with the underlying zoning district regulations. Case No. Attachment C ZA19-0025 Page 2 Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: The development is proposed under an S-P-1 Detailed Site Plan District. 1. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. * The applicant is proposing to mitigate the removal of approximately two-hundred-eleven inches (211”) by payment into the Reforestation Fund or planting trees on the adjacent Timberlake Subdivision HOA property in order to off-set the preservation requirements of a standard or traditional zoning district. * If the development were proposed as traditional zoning, the proposed existing tree cover preservation would not comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance 585-E. The total existing tree cover on the property is 45.1%, and under traditional zoning a minimum of 50% of the existing tree cover would be required to be preserved. The applicant is proposing to preserve one (1) tree equaling 13% of the existing tree cover. Case No. Attachment C ZA19-0025 Page 3 * For standard or traditional zoning districts, as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on 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 width of the north bufferyard has been reduced. Ensure that trees are not planted within an area that the mature canopy of the tree/s will interfere with existing or proposed overhead utility lines, and the critical root zone areas will not interfere with existing or proposed underground public utility lines. * A variance is requested to reduce the width of the required 20’ – M north bufferyard to a 10’ – M bufferyard. If the full required 20’ wide bufferyard were provided the site would not meet the required interior landscape area requirements. * The applicant is requesting a variance to the bufferyard regulation to reduce the width of the required north bufferyard from twenty feet (20’) to ten feet (10’), and that the provide d parking be placed within the bufferyard area as shown. Under straight zoning the full width of the required bufferyard shall be provided and parking facilities shall not be provided within any portion of the bufferyard. USE OF BUFFERYARDS – A bufferyard may be used for passive recreation, such as pedestrian bike, or equestrian trails, provided that: (a) no plant material is eliminated; (b) the total width of the bufferyard is maintained; and (c) all other regulations of the Zoning Ordinance are met. In no event shall the following uses be permitted in a bufferyard: playfields, stables, swimming pools, tennis courts or similar facilities, accessory buildings, parking facilities, or trash Case No. Attachment C ZA19-0025 Page 4 dumpsters. * A variance is requested based on site constraints, that only four (4) of the required ten (10) interior landscape trees be provided within the interior landscape area. * Existing tree credits for three (3) required accent trees are proposed to be taken for the preservation of a 24” Bur Oak in the southeast corner of the south bufferyard. Landscape Ordinance 544-B EXISTING TREE CREDITS: Credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have been met as determined by the Landscape Administrator at the time of inspection for a Permanent Certificate of Occupancy. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Kevin Ferrer, P.E. Civil Engineer Phone: (817) 748-8089 E-mail: kferrer@ci.southlake.tx.us GENERAL COMMENTS: * This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. * Street intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Construction within FM 1709/1938/SH 114 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval. EASEMENTS: * Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement. * Water and sanitary sewer cannot cross property lines without being in an easement or right of way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. * Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’ minimum and located on one lot – not centered on the property line. A 20’ easement is required if both storm sewer and sanitary sewer will be located within the easement. Case No. Attachment C ZA19-0025 Page 5 * Detention ponds shall be dedicated by plat as drainage easements. The following note shall be added to the plat: Compliance with the provisions of the city’s Storm Drainage Policy does not relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086, Texas Water Code. * The proposed sanitary sewer line shall be in a dedicated easement prior to construction. Proposed easements shall be dedicated by plat. WATER COMMENTS: * The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. A 1” inch meter must have a 1” tap, etc. * Water meters and fire hydrants shall be located in an easement or right of way. * All water line stubs must have 2 joints past the valve with a 2” blow-off per the City’s details. * Fire line will need to have a gate valve. SANITARY SEWER COMMENTS: * Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by building inspections prior to burial. * Sanitary sewer in easements or right of way shall be constructed to City standards. DRAINAGE COMMENTS: * Differences between pre- and post- development runoff shall be captured in detention pond(s). Capacity will need to be verified with civil plans for proposed direct tie-in along FM 1709’s storm sewer system. Analysis will also need to provide that the proposed runoff does not cause adverse impacts via zone of influence methodology. * Provide inlet at the end of pavement of proposed street to intercept runoff before entering adjacent property. * Discharge of post development runoff must have no adverse impact on downstream and upstream properties and meet the provisions of Ordinance No. 605. INFORMATIONAL COMMENTS: * Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website: http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * 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 Case No. Attachment C ZA19-0025 Page 6 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. * Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. * A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH 114. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. * A right of way permit shall be obtained from the Public Works Operations Department (817) 748- 8082 to connect to the City’s sewer, water or storm sewer system. * A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. Traffic Review Stephanie Taylor Transportation Manager Phone: (817) 748-8216 E-mail: staylor@ci.southlake.tx.us Site Plan: 1. Designate a connection point to the shared driveway from the lot to the west of this site. 2. The provided driveway stacking depth of 36’ does not meet the minimum of 38’ in the City of Southlake Driveway Ordinance. Fire Department Review Kelly Clements Case No. Attachment C ZA19-0025 Page 7 Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler systems 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 since the FDC does not appear to be located near where the proposed fire line enters the building) (Underground vault is indicated on the plans) FIRE LANE COMMENTS: Fire apparatus access, fire lanes, need to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW) Fire lanes not indicated on submitted plans, missing site plan) Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2018 I.F.C. Sec. 503.2.4) GENERAL INFORMATIONAL COMMENTS: * A SPIN meeting was held for this project on February 26, 2019. * The purpose of the Medium Density Residential land use category is to promote a neighborhood setting primarily comprised of single-family detached houses. The Medium Density Residential category is suitable for any single-family detached residential development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories. * An appropriate plat that conforms to the underlying zoning district must be processed, approved and recorded prior to the issuance of any building permits. Please note there is a separate submittal schedule for plat applications. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * All mechanical equipment must be screened of view from rights of way and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. Case No. Attachment C ZA19-0025 Page 8 * 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 based 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be considered a masonry material when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS –exterior insulation and finish systems, hardi plank, or other materials of similar characteristics) shall not be considered a masonry material. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21, Building Color Standards for Non-Residential Buildings. * The applicant should be aware that prior to issuance of a building permit a Plat must be processed and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * A letter of permission from the adjacent property owner(s) on the west must be obtained prior to issuance of a building permit for the construction of any off-site pavement and a permit from TxDOT must be obtained prior to any curb cut along F.M. 1709. * Denotes Informational Comment Case No. Attachment D ZA19-0025 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES Owner's Name Zoning Physical Address Acreage Response 1. JEON, JUNHA RPUD 101 WOODGLEN CT 0.60 NR 2. NICK, JEFFREY A RPUD 100 WOODGLEN CT 0.54 NR 3. REED, CRAIG RPUD 201 TIMBER LAKE WAY 0.49 NR 4. SR3 PROPERTIES LLC AG 803 W SOUTHLAKE BLVD 0.85 NR 5. TIMBER LAKE RES ASSOC INC RPUD 100 TIMBER LAKE PL 2.82 NR 6. WAYLAND, MARCUS D AG 817 W SOUTHLAKE BLVD 1.82 NR 7. FLAHERTY, BRIAN K RPUD 910 STRATFORD DR 0.58 NR 8. HEINS, KATHERINE A RPUD 912 STRATFORD DR 0.49 NR 9. 1709 SHADY OAKS SOUTHLAKE LLC RPUD 817 PARK VISTA CIR 0.71 NR 10. 1709 SHADY OAKS SOUTHLAKE LLC RPUD 908 STACY DR 6.69 NR 11. 1709 SHADY OAKS SOUTHLAKE LLC RPUD 813 PARK VISTA CIR 0.63 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Nine (9) Responses received: None (0)