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Item 6A - Staff Report Case No. ZA26-0014 Department of Planning & Development Services S T A F F R E P O R T August 10, 2026 CASE NO: ZA26-0014 PROJECT: Zoning Change and Development Plan for Bear Hollow EXECUTIVE SUMMARY: Jody Boyd is requesting approval of a Zoning Change and Development Plan for Bear Hollow on property described as Lots 1A, 1B, 2, and 3, Parkers Corner, and Tract 2A02, Jesse G. Allen Survey Abstract 18 and located at 300, 500, 504, 600, and 684 Davis Boulevard. Current Zoning: “SF-1A” Single Family Residential District and “RE-5” Single Family Residential Estate District. Requested Zoning: “RPUD” Residential Planned Unit Development. SPIN Neighborhood #11. DETAILS: The purpose of this request is to seek approval of a Zoning Change and Development Plan for a 20.97-acre single-family residential development located on the west side of Davis Boulevard, south of W. Southlake Boulevard. The applicant is requesting "R-PUD" Residential Planned Unit Development zoning. The original proposal presented to the Planning and Zoning Commission and City Council consisted of a 36-lot single-family residential development with a minimum lot size of 11,000 square feet. The first reading at City Council was tabled on May 19, 2026, and again on June 16, 2026. A revised proposal was presented to City Council on August 4, 2026, reducing the development to 34 single-family residential lots with a proposed minimum lot size of 11,200 square feet and a minimum average lot size of 13,900 square feet. This development plan provides an average lot size of 13,999 square feet, 7.39 acres (35.24%) of open space, and a gross density of 1.62 dwelling units per acre. Following the August 4, 2026, City Council meeting, the applicant submitted an alternative development plan incorporating gated access and private streets in response to the City Council discussion. The proposed entry gates are located approximately 80 feet from the Davis Boulevard curb, providing a minimum vehicle stacking distance for four cars. The alternative development plan also further reduces the number of lots from 34 to 33, increasing the average lot size to 14,648 square feet and reducing the gross density to 1.57 dwelling units per acre. Item 6A Case No. ZA26-0014 Residential Data Summary Development Plan (as presented August 4, 2026) Alternative Development Plan Existing Zoning SF-1A and RE-5 SF-1A and RE-5 Existing Land Use Mixed Use Mixed Use Proposed Land Use Mixed Use Mixed Use Proposed Zoning R-PUD R-PUD Number of Residential Lots 34 33 Average Res. Lot Size (s.f.) 13,999 14,648 Gross Density 1.62 1.57 Gross Area 20.97 ac 20.97 Open Space (Flood Plain) 4.33 ac (20.65%) 4.33 ac (20.65%) Open Space (Non- Flood Plain) 3.06 ac (14.59%) 2.83 ac (13.50%) ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider 2nd Reading Approval for a Zoning Change and Development Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Development Plan Review Summary No. 4, dated August 10, 2026 (D) Surrounding Property Owners Map and Responses PowerPoint Presentation Plans Corridor Planning Committee Report SPIN Meeting Report Ordinance 480-843 STAFF CONTACT: Dennis Killough (817) 748-8072 Ryan Firestone (817) 748-8127 Case No. Attachment A ZA26-0014 Page 1 BACKGROUND INFORMATION OWNER: Gregory G. Kuelbs APPLICANT: Jody Boyd PROPERTY SITUATION: 300, 500, 504, 600, and 684 Davis Blvd. LEGAL DESCRIPTION: Lots 1A, 1B, 2, and 3, Parkers Corner, and Tract 2A02, Jesse G. Allen Survey Abstract 18 LAND USE CATEGORY: Mixed Use, 100-Year Floodplain CURRENT ZONING: “SF-1A” Single Family Residential District and “RE-5” Single Family Residential Estate District PROPOSED ZONING: “R-PUD” Residential Planned Unit Development District HISTORY: The properties were annexed into the City in 1957 with Ord. No. 78. - A Final Plat (ZA85-036) was approved in December of 1981 for Lots 1-5, Parker’s Corner Addition. - November 19, 2024; A Zoning Change and Site Plan/Development Plan was denied by City Council for a senior living (age 62+) community for up to 210 total residences (ZA24-0051). SOUTHLAKE COMPREHENSIVE PLAN: Consolidated Future Land Use Plan The future land use designations for the site are Mixed Use and 100-Year Floodplain. Mixed Use Purpose: To provide an option for large‐scale, master‐planned, Mixed Use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium‐ to higher‐intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance‐free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi‐Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories. Floodplain Purpose and Definition: The Floodplain category illustrates Case No. Attachment A ZA26-0014 Page 2 areas designated by the August 1995 Federal Emergency Management Agency (FEMA) maps as being in the 100‐year floodplain. The “floodplain” is an expanse of natural vegetation and wildlife and should be preserved as natural open area. Within the floodplain is “floodway” that must be kept free of encroachment in order that the 100‐year flood may be carried without harmful increases in the height of flood waters. Although it is not to be encouraged, the portion of the floodplain not in the floodway may be reclaimed for development under certain circumstances if in accordance with FEMA regulations. The designated land use for areas of reclaimed floodplain is that of the immediately adjacent land use category. This designation may also include environmentally sensitive areas, habitats, or wetlands that may not be in FEMA identified floodplains. Mobility & Master Thoroughfare Plan The site plan shows two driveways onto Davis Boulevard. The Master Thoroughfare Plan designates Davis Boulevard as an “A6D” 130’ to 140’ divided arterial road. A 5-foot sidewalk currently exists along the east side of Davis Boulevard and Randoll Mill Avenue. This section of Davis Boulevard is designated to have a sidewalk of a minimum 5-foot width. The Master Pathways Plan also calls for an 8-foot multi-use trail on the western side of the property. TRANSPORTATION ASSESSMENT: Area Road and Network Conditions The site proposes two primary access points along Davis Boulevard, each aligned with planned median openings on Davis Boulevard. Case No. Attachment A ZA26-0014 Page 3 Traffic Impact: The project does not exceed the traffic threshold criteria of the Driveway Ordinance No. 634 that would require a full Traffic Impact Analysis. TREE PRESERVATION: There is 52.95% of existing tree cover. A total of 50.08% of existing tree cover is proposed to be preserved and 49.92 proposed to be removed. UTILITIES: The site is served by an 8-inch and 12-inch water line main along Davis Boulevard and by a 15-inch sewer main along creek west of the development. The preliminary utility plan shows a proposed 8-inch water line loop connecting to the existing 8-inch and 12-inch water lines, and an 8-inch sanitary sewer main. DRAINAGE: The site drains toward the creek to the west in existing conditions. The proposed development is proposing to capture the storm water within a proposed storm drain system, routing the drainage flow to two detention ponds, both located along the west side of the site. Both ponds will ultimately outfall into the existing creek. The preliminary drainage and grading plans provided establish the design intent for zoning approval. Comprehensive drainage details and final engineering plans will be required during the construction permit phase. At the time, all detention ponds shall comply with Ordinance 605, including a minimum top-of-pond elevation that provides 1-foot of freeboard above the calculated water surface elevation. PLANNING AND ZONING COMMISSION ACTION: April 7, 2026: Meeting cancelled due to lack of quorum. April 23, 2026: Approved (5-0) subject to the Staff Report dated April 17, 2026 and the Development Plan Review Summary No. 2, dated March 12, 2026, noting the applicant’s agreement to bring renderings looking from east to west and also from west to east along Davis Boulevard. CITY COUNCIL: May 19, 2026; Tabled (6-0) to the June 16, 2026 meeting. June 16, 2026; Tabled on Consent (7-0) to the August 4, 2026 meeting per the applicants request. August 4, 2026: Approved (6-1) subject to the Staff Report dated July 27, 2026, and the Development Plan Review Summary No. 3, dated July 27, 2026, noting the development is for a total of 34 single family residential lots, the minimum lot area on any residential lot shall not be less than 11,200 square feet, the average lot area for the development shall be maintained to not be less than 13,900 square feet, and the gross density shall not be less than 1.62 dwelling units per acre. CITIZEN INPUT: This item was heard at the January 28, 2026 Corridor Planning Committee. This item was heard at the March 24, 2026 SPIN Meeting. STAFF COMMENTS: Attached is Zoning Change and Development Plan Review Summary No. 4, dated August 10, 2026 Case No. Attachment B ZA26-0014 Page 1 Case No. Attachment C ZA26-0014 Page 1 DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA26-0014 Review No.: Four Date of Review: 08/10/26 Project Name: Zoning Change and Development Plan – Bear Hollow APPLICANT: Bridgerock Developments, LLC. OWNER: Jody Boyd Gregory G. Kuelbs 180 State St., Ste. 225 1831 River Oaks Dr. Southlake, TX 76092 Westlake, TX 76262 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/06/26 AND 08/06/26 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 RYAN FIRESTONE AT (817) 748-8127. 1. Consult with USPS regarding postal delivery. The USPS may require a cluster mailbox or mail kiosk. Identify a location (or locations) and a design exhibit for kiosk(s) if a structure and/or parking is proposed. Add any regulations needed to the RPUD zoning regulations. 2. The proposed private street option requires a regulation to be added to the development regulations and maintenance plan and must comply with Section 5.05 of the Subdivision Ordinance No. 483, as amended. Designate the street as a HOA lot and a private access, drainage, utility and emergency access easement. Tree Conservation/Landscape Review Case No. ZA26-0014 Review No. Four Dated: July 15, 2026 Number of Pages: 2_ Project Name: 300-684 Davis Blvd. - Bear Hollow Residential Development (Zoning/Development Plan) Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713 =============================================================================== The following comments are based on the review of plans received on July 6, 2026 . Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. =============================================================================== TREE CONSERVATION COMMENTS: * If the development were proposed as straight zoning the proposed existing tree cover preservation would comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance 585-E, but only by .08%. There is 52.95% of existing tree cover and a minimum of 50% would be required to be preserved. A total of 50.08% is proposed to be Case No. Attachment C ZA26-0014 Page 2 preserved and 49.92% is proposed to be removed. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on 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. 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. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Case No. Attachment C ZA26-0014 Page 3 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: * Existing tree credits are proposed to be taken for thirteen (13) of the required twenty-one (21) landscape canopy trees within the east bufferyard. Existing tree 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 at the time of inspection for release for home construction. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review GENERAL COMMENTS: 1. The minimum right-of-way requirement for a cul-de-sac is a 60’ radius, however, a 55’ radius with a 5’ pedestrian access easement can be provided in lieu of a 60’ radius. 2. Please be aware that any modification to the roadway pavement other than concrete will be required to maintained by the HOA. GRADING AND DRAINAGE: 3. Please be sure that the I-values are based on the most current version of the ISWM manual. The most current version lists an I-value of 8.016 for TC of 15 minutes and 9.76 for a TC of 10 minutes. * Please be aware that a drainage easement for the existing creek at the rear of the lot and the proposed ponds will be required. The easement shall be sized to contain the 100-yr storm plus 1' of freeboard. * Lots along the westernmost side of the development will require minimum finish floor elevations. * Work within the floodplain will require approval of a Floodplain Development Permit. UTILITY * The proposed sanitary sewer line within the open space lot will be required to be located within a minimum 15’ easement. * TxDOT approval will be required for sidewalk, street connection and water line connections. The waterline connections will be required to be bored, unless TxDOT approves an open cut. * The minimum radius for an 8” waterline is 200’. Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us Case No. Attachment C ZA26-0014 Page 4 Fire Department Review GENERAL COMMENTS: An automatic fire sprinkler system shall be installed in all residential structures that exceed 6,000 square feet, excluding porches and patios. If a gated entry/exit point is proposed, it must be equipped with an Opticom or KS-2 switch for opening the gate electronically, as well as a means for manual opening of the gate. FIRE HYDRANT COMMENTS: Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-sprinklered homes. (Hydrants between lot 6 and 36 are over spaced) Hydrants are required at intersecting streets and at intermediate locations between. FIRE LANE COMMENTS: Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for approved turnaround. Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb. (Standard street width) Lorenzo Chavez Fire Marshal Phone: (817) 748-8671 E-mail: lchavez@ci.southlake.tx.us Case No. Attachment C ZA26-0014 Page 5 General Informational Comments * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * Ensure all street names are unique within Southlake and the Zip Code. * Building permit(s) are required prior to commencement of any work. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * 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. * In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is 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. * A permit from TxDOT must be obtained prior to any curb cut along F.M. 1709, F.M. 1938, and S.H. 114. * The Section 5 of the Subdivision Ordinance No. 483, as amended, established criteria to ensure continuity of the City’s Street system. As such, Kuelbs Court is configured to allow extension into the adjoining tract to the north. A barricade and signage giving notice of a future through street will be required with street construction. (Section 5.01B, 5.03.K). * Denotes Informational Comment Case No. Attachment D ZA26-0014 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1 LYNBA HOLDINGS LLC AG 220 DAVIS BLVD 0.25 NR 2 LYNBA HOLDINGS LLC RE5 200 DAVIS BLVD 2.96 NR 3 AJLOUNI, RAED AG 2415 W SOUTHLAKE BLVD 0.21 NR 4 QUINONES, MICHAEL C SF1-A 109 BROCK DR 0.34 NR 5 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 324 WINDING RIDGE TRL 0.45 NR 6 VARGAS, PERRY W SF1-A 209 BROCK DR 0.97 NR 7 KAMIREDDY, NALINI TZD 420 WINDING RIDGE TRL 0.02 NR 8 CASTRO, ANDRES M TZD 424 WINDING RIDGE TRL 0.09 NR 9 MORGAN, ERIC SF1-A 303 BROCK DR 1.01 NR 10 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 451 DAVIS BLVD 0.03 NR 11 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 500 WINDING RIDGE TRL 0.44 NR 12 PAPILLARD, MARJORIE S SF1-A 319 BROCK DR 0.59 NR 13 KHAN, SAUD TZD 504 WINDING RIDGE TRL 0.09 NR Case No. Attachment D ZA26-0014 Page 2 14 SU, VAN TZD 508 WINDING RIDGE TRL 0.05 NR 15 PAPILLARD, MARJORIE S SF1-A 329 BROCK DR 0.35 NR 16 CIUNCIUSKY, ALEX TZD 512 WINDING RIDGE TRL 0.04 NR 17 CREEKSIDE LAND COMPANY LTD RPUD 2400 LOWER BROOK CT 2.78 NR 18 UPADHYAYULA, SRIRAMA TZD 516 WINDING RIDGE TRL 0.05 NR 19 VILLAS OF HIDDEN KNOLL HOA TZD 524 WINDING RIDGE TRL 0.48 NR 20 KIM, SANGTAE TZD 520 WINDING RIDGE TRL 0.06 NR 21 VILLAS OF HIDDEN KNOLL HOA TZD 528 WINDING RIDGE TRL 0.05 NR 22 VILLAS OF HIDDEN KNOLL HOA TZD 600 WINDING RIDGE TRL 0.52 NR 23 GALLEGOS, MIRIAM TZD 604 WINDING RIDGE TRL 0.11 NR 24 TIA LUNA LIVING TRUST RPUD 2401 LOWER BROOK CT 0.20 NR 25 NALLIAH, RAJAGURU TZD 608 WINDING RIDGE TRL 0.19 NR 26 MCGEE, GRANT TZD 612 WINDING RIDGE TRL 0.15 NR 27 C&T LAWNS LLC AG 2440 MICHAEL DR 0.04 NR 28 CT PLUS 4 LLC AG 2420 MICHAEL DR 0.95 NR 29 JOHNSON, GEORGE AG 2390 MICHAEL DR 1.05 NR 30 HPI SOUTHLAKE STORAGE LLC SP1 750 DAVIS BLVD 2.11 NR 31 MATHIS, JESSICA D AG 755 DAVIS BLVD 0.22 NR 32 JOSEPH PENNINGTON INC AG 864 DAVIS BLVD 0.55 NR 33 ZVONECEK, BRIAN AG 855 DAVIS BLVD 0.58 NR 34 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 512 BLUFFVIEW TER 0.59 NR 35 VILLAS OF HIDDEN KNOLL HOA TZD 610 WINDING RIDGE TRL 0.06 NR 36 BASANI, PRASAD TZD 616 WINDING RIDGE TRL 0.28 NR 37 JENAL FAMILY LIVING TRUST TZD 416 WINDING RIDGE TRL 0.27 NR 38 PRANEETHA, KRANTHI TZD 412 WINDING RIDGE TRL 0.2750654 NR 39 SAIBABA LIVING TRUST TZD 408 WINDING RIDGE TRL 0.27 NR 40 K & B PROPERTIES LP AG 2365 MICHAEL DR 0.54 NR Case No. Attachment D ZA26-0014 Page 3 41 JOSEPH PENNINGTON INC AG 860 DAVIS BLVD 1.15 NR 42 QUINN, WILLIAM AG 2435 MICHAEL DR 0.55 NR 43 C&T LAWNS LLC AG 2425 MICHAEL DR 1.11 NR 44 RBJH REAL ESTATE LLC AG 2395 MICHAEL DR 1.04 NR 45 QUINONES, MICHAEL C SF1-A 105 BROCK DR 0.48 NR 46 CREEKSIDE LAND COMPANY LTD SF1-A 250 BROCK DR 1.22 NR 47 CREEKSIDE LAND COMPANY LTD RPUD 2524 PARK GROVE LOOP 0.54 NR 48 BRENNAN, JOE RPUD 2528 PARK GROVE LOOP 0.57 NR 49 BLACK, THOMAS RPUD 2405 LOWER BROOK CT 0.39 NR 50 MCCALL, HAROLD L SF1-A 320 BROCK DR 1.11 NR 51 ARORA, RAMAN RPUD 2532 PARK GROVE LOOP 0.64 NR 52 CREEKSIDE LAND COMPANY LTD RPUD 2520 PARK GROVE LOOP 0.37 NR 53 CREEKSIDE LAND COMPANY LTD RPUD 110 STONY BROOK WAY 3.59 NR 54 SOUTHLAKE BAPTIST CHURCH INC CS 2417 W SOUTHLAKE BLVD 8.85 NR 55 SUPERINTENDENT OF CARROLL ISD NR 56 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 57 SUPERINTENDENT OF NORTHWEST ISD NR 58 SUPERINTENDENT OF KELLER ISD NR 1000 KUELBS, GREGORY G RE5 600 DAVIS BLVD 3.06 1001 KUELBS, GREGORY G RE5 300 DAVIS BLVD 6.18 1002 KUELBS, GREGORY G RE5 504 DAVIS BLVD 2.10 1003 KUELBS, GREGORY G SF1-A 684 DAVIS BLVD 5.09 1004 KUELBS, GREGORY G RE5 500 DAVIS BLVD 5.57 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Forty-four (44) Responses Received Outside 300’: Opposed: 1 (One)