Department of Planning & Development Services

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1 Department of Planning & Development Services S T A F F R E P O R T April 27, 2016 CASE NO: ZA PROJECT: REQUEST: Preliminary Plat for Saddleback Ridge Estates Spectra Land is requesting approval of a Preliminary Plat for Saddleback Ridge Estates on property described as Tracts 3, 4 and 4B, R.D. Rice Survey no. 992 and Lot 1, Block 1, Quail Oaks Addition and Tract 11, A. Robinson Survey no. 1131, an addition to the City of Southlake, Denton County, Texas and located at W Bob Jones Road and 4640 N White Chapel Boulevard, Southlake, Texas. Current Zoning: SF-1A Single Family Residential District. SPIN Neighborhood #1. Saddleback Ridge Estates was approved as a 32 lot SF-1A single family residential subdivision in June 2006 (Ordinance No ) Since that time, extensions to the Preliminary Plat (ZA06-030) have been approved by City Council nine times, and extensions to the Final Plat (ZA06-185) have been approved eight times. This Preliminary Plat varies from those approved for extension in that it proposes a private street as part of the plat. The previous plat was approved with a single public street providing access from W Bob Jones Road. The current plat carries over the overall layout of the 2006 plan, with 32 lots accessed by a single divided private street (Saddleback Lane). To address fire protection concerns relating to the proposed gated entry and proposed variance to cul-de-sac length (see next section), each home will be built with a sprinkler system. The gated entry feature is shown in attachment C. No guard house is initially planned by the developer, but space is allocated within the entry area for a future guard house. The perimeter of the development will be bounded by a 6 board on board cedar fence along the east and west sides with a 6 wrought tubular iron fence on the north (back) side of the property and a combination of dry stacked stone wall and brick pillars at the entry from W Bob Jones Road, with the remainder of the northern boundary enclosed with split rail fencing. These fence types replace the wrought iron fencing proposed with the previous plan. Within the development, a system of terraced walls will be installed to manage grade changes along the road. Other changes from the 2006 Preliminary Plat include the provision of a 5 sidewalk along both sides of Saddleback Lane, a tree conservation plan, and the provision of front platted setbacks which vary between 45 and 55 feet, depending on the lot (40 feet minimum is required in the SF-1A district). ZA

2 Proposed Preliminary Plat Zoning Land Use Designation Minimum Lot Size Maximum Density SF-1A Single Family Residential District Low Density Residential 1 acre 1 DU/acre Number of Proposed Lots 32 Number of Common Lots 4 (including street) Total Acreage Acreage of Residential Lots Gross Density Net Density of Residential Lots.76 DU/acre.92 DU/acre Existing Tree Canopy 34.4% Tree Canopy to Remain 60%-61.7% Variances Requested The original 2006 Preliminary Plat was approved with variances to allow a single point of access, cul-de-sac length in excess of maximum allowed length, and a cul-de-sac which serves in excess of 20 lots. The current submittal contains a request to allow a private street with Plat approval. Consideration of this variance cannot be applied to the previously-approved Preliminary Plat. Although the form of the plat proposed herein is substantially similar to the previously approved plat, it must be considered as a new application due to the proposal for a private street. Consequently, all variances previously granted with the 2006 application must again be requested and approved. The variances are summarized in the following requests: a. A variance from Ordinance 483, Section 5.01(C) to allow a single point of access. b. A variance from Section 5.03(I) to allow a cul-de-sac to serve more than 20 lots and exceed 1,000 feet. c. A variance from Section 5.03(J) to allow a street greater than 1,200 feet with no street stubs provided to adjoining properties. *Though they are part of City ordinance, these variances pertain to sections of the Subdivision Ordinance which allow for a certain level of discretion, with language containing should and generally rather than firm shall or must statements common in other section of Ordinance No In evaluating a variance from these sections, City Council is authorized to consider site context, topography, lot sizes, surrounding development and other factors in making a final determination of adequacy. ZA

3 d. A variance from Section 5.04(B), which does not permit private streets in new subdivisions in which fewer than 75% of the lots contain homeowner occupied structures, to allow the proposed street to be constructed as a private street. The variance request to allow a private street with Preliminary and Final Plat approval is more thoroughly analyzed in the Transportation Assessment found in Attachment A, along with considerations for variance from section 5.04(B). ACTION NEEDED: PZ ACTION: a) Conduct a public hearing b) Consider approval of Preliminary Plat At its April 7, 2016 meeting, the Planning and Zoning Commission voted 4-1 to deny the application. ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information - Link to PowerPoint Presentation (D) Variance Exhibit (E) Review Summary No. 2 April 1, 2016 (F) Surrounding Property Owners Map and Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: David Jones ( ) Ken Baker ( ) ZA

4 BACKGROUND INFORMATION OWNER: APPLICANT: PROPERTY SITUATION: LEGAL DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: REQUESTED ZONING: HISTORY: Spectra Land, LP Tom LaHoda, The LaHoda Group Constituent parcels are located at 330, 340, 350, and 360 W Bob Jones Rd and at 4640 N White Chapel Blvd Property described as Tracts 3, 4 and 4B, R.D. Rice Survey no. 992 and Lot 1, Block 1, Quail Oaks Addition and Tract 11, A. Robinson Survey no. 1131, City of Southlake, Denton County, Texas Low-Density Residential SF-1A Single-Family Residential District SF-1A Single-Family Residential District City Council approved a change of zoning from AG and RE to SF-1A on June 6, 2006 with an associated concept plan (ZA06-029). A Preliminary Plat (ZA06-030) was approved by City Council on June 6, A Final Plat (ZA06-185) was approved by the P& Z on January 18, A Preliminary Plat extension was approved until June 7, 2009 on January 15, A Final Plat extension was approved until January 19, 2009 on January 15, A Preliminary Plat extension was approved until June on November 18, A Final Plat extension was approved until January 19, 2010 on November 18, A Preliminary Plat extension was approved until June 7, 2011 on November 3, A Final Plat extension was approved until January 19, 2011 on November 3, A Preliminary Plat extension was approved until June 7, 2012 on January 4, A Final Plat extension was approved until January 19, 2012 on January 4, A Preliminary Plat extension was approved until June 7, 2013 on January 3, A Final Plat extension was approved until January 19, 2013 on January 3, A Preliminary Plat extension was approved until June 7, 2014 on January 15, A Final Plat extension was approved until January 19, 2014 on January 15, Attachment A ZA Page 1

5 A Preliminary Plat extension was approved until June 7, 2016 on January 20, A Final Plat extension was approved until January 19, 2016 on January 20, A Preliminary Plat extension was approved until June 7, 2017 on November 17, A Final Plat extension was approved until January 19, 2017 on November 17, CITIZEN INPUT: A SPIN Town Hall Forum was held February 9, The report can be found in Exhibit C. TRANSPORTATION ASSESSMENT: Sections 5.04 and 5.05 of the Subdivision Ordinance (Ordinance No. 483) regulate private streets such as the proposed Saddleback Lane. There is no provision in the Subdivision Ordinance for a residential street to be built as private; any such street must first be constructed to City standards and publically-dedicated until such time as 75% or more of the lots within the platted subdivision are owner-occupied ( 5.04A). At such time as 75% of lots within the platted subdivision are owner-occupied, a petition for previously-dedicated public streets to become private streets must be ratified by 100% of the owners within the subdivision for the street to become private. The City Council must then approve the change for the transfer to occur. The applicant requests a variance to allow initial construction of a private street (Saddleback Lane) with no dedication to the City, along with a variance from the requirement that 75% of lots within the subdivision be owner-occupied prior to petition for a private street. In its consideration of whether to grant an application for private streets, 5.04B requires the City Council to determine whether private streets would: 1. Negatively affect traffic circulation on public streets; 2. Impair access to or from properties of future developments either on-site or off-site to the subdivision; 3. Impair access to or from public facilities including schools or parks; 4. Delay the response time of emergency vehicles; 5. Replace streets shown on the adopted Thoroughfare Plan; 6. Impede or cross an existing or proposed street as shown on the City s Thoroughfare Plan or any approved Preliminary or Final Plats; 7. Disrupt an existing or proposed City public pedestrian pathway, hike and bike trail, equestrian trail, or park as shown on the City s most recent Park, Recreation and Open Space Master Plan or Trail System Master Plan; or 8. Negatively impact the continuity or sense of community in the City as a whole. The Thoroughfare Plan shows W Bob Jones Rd to be a 70 C2U Collector. An additional 30 feet of right of way for Bob Jones Rd is shown on the Preliminary Plat and will be dedicated with the Final Plat. Attachment A ZA Page 2

6 PATHWAYS MASTER PLAN: The Pathways Plan shows a future mixed use trail with a minimum 8 width running diagonally across the property between N White Chapel Blvd and W Bob Jones Road. The proposed plat indicates an 8 foot mixed use trail running across the south boundary of the property along Bob Jones Road 5 sidewalks are shown along Saddleback Lane within the development and will allow for public access from W Bob Jones Road. WATER & SEWER: Water: An 8 inch water line will be extended approximately 500 feet along the north boundary of W Bob Jones Road from an existing 12 inch water line at N White Chapel Blvd to the boundary of the property. An 8 inch water line will be extended into the subdivision along proposed Saddleback Lane. An 8 inch line will be looped back to the 12 inch line in N. White Chapel Boulevard about 1,200 feet into the subdivision. The 8 inch line will extend another 1000 feet as a dead end line with a fire hydrant at the terminus. Sanitary Sewer: Lots will be served by an 8 inch sanitary sewer line which will gravity flow to a lift station at the central eastern boundary of the subdivision and N White Chapel Boulevard. A 4 inch sanitary sewer force main will be extended from the lift station approximately 2,236 feet to the intersection of King Ranch Road and N White Chapel. Public Improvement Plans for Saddleback Ridge Estates were reviewed in conjunction with the rezoning to SF-1A (ZA06-029) and approved in To mitigate concerns with the longer cul-de-sac and gated entry, each home is proposed to be fitted with a sprinkler system. DRAINAGE ANALYSIS: TREE PRESERVATION: The southern 2/3 rd of the property drains to the east while the remaining 1/3 rd drains to the north onto Army Corps of Engineers property and ultimately to Grapevine Lake. Drainage from the Saddleback Ridge development will primarily drain to the proposed street and be piped to two on-site ponds on the east and west sides of the property. The previously-approved Preliminary and Final Plats were reviewed under Tree Preservation Ordinance No. 585-B. A 50 foot tree conservation area was shown around the perimeter of the property, but no other trees were proposed for conservation. Because the current proposal contains a major change from the original, it is now considered under Ordinance No. 585-D, which requires a tree survey and conservation plan. According to the applicant s survey, tree canopy coverage on the site is 34.4%. Under 585-D, the applicant is required to preserve at least 60% of the canopy. The applicant s Tree Conservation Plan preserves % of the existing canopy, with some trees shown as marginal. The highest concentration of existing and preserved trees lies within the northern portion of the property, which is designated as an area to be preserved on the City s 2015 Sustainability Master Plan (Ordinance No. 1104). Attachment A ZA Page 3

7 STAFF COMMENTS: Attached is Preliminary Plat Review #2, dated April 1, N:\Community Development\MEMO\2015 Cases\151 - PP - Saddleback Ridge Estates\Staff Report\CC Meeting\ZA Staff Report CC docx Attachment A ZA Page 4

8 Vicinity Map Attachment B ZA Page 1

9 Previously Approved Preliminary Plat Attachment C ZA Page 1

10 Proposed Preliminary Plat Attachment C ZA Page 2

11 Tree Conservation Plan Attachment C ZA Page 3

12 Property at existing Bob Jones Rd entrance Attachment C ZA Page 4

13 Attachment C ZA Page 5

14 Attachment C ZA Page 6

15 Attachment C ZA Page 7

16 Attachment C ZA Page 8

17 SPIN MEETING REPORT SPIN Item Number: SPIN Planning Case Number: ZA Project Name: Saddleback Ridge Estates SPIN Neighborhood: SPIN # 1 Meeting Date: February 9, 2016 Meeting Location: 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: Thirty-five (35) Host: David Alexander, Community Engagement Committee Applicant(s) Presenting: Tom LaHoda, et al 3 City Staff Present: Lorrie Fletcher, Planner I City Staff Contact: David Jones, Principal Planner or djones@ci.southlake.tx.us Town Hall Forums can be viewed in their entirety by visiting and clicking on Learn More under Video On Demand; forums are listed under SPIN by meeting date. FORUM SUMMARY Property Situation: 32-one acre lots located at W. Bob Jones Rd. and 4640 N. White Chapel Blvd. Development Details: Saddleback Ridge Estates was approved as a 32-lot SF-1A single family residential subdivision in June Since that time, extensions to the Preliminary Plat and Final Plat have been approved multiple times in order to maintain their validity. The currently proposed Preliminary Plat varies from the previously approved in that it proposes a private street as part of the plat. The previous plat was approved with a single public street accessing from W Bob Jones Road. The current plan continues the overall layout of the 2006 plan, with 32 lots accessed by a single divided street with a gated entry feature. A guard house is not initially planned, but Attachment C ZA Page 9

18 space is allocated within the entry area for a future guard house. The perimeter of the development will be bounded by a 6 board on board cedar fence along the east and west sides with a 6 wrought tubular iron fence on the north (back) side of the property and a combination of dry stacked stone wall and brick pillars at the entry from W Bob Jones Road, with the remainder of the northern boundary enclosed with split rail fencing. Average lot price estimated to be about $550,000 Exhibits presented at SPIN: Attachment C ZA Page 10

19 Attachment C ZA Page 11

20 Attachment C ZA Page 12

21 Attachment C ZA Page 13

22 QUESTIONS / CONCERNS: I am concerned about the proposed City Land Use for 5-acre minimum lots. I have no issue with 1-acre development. It sounds like the 5-acre may get nixed or may reduce to 3. I don t want to see this changed everyone should be able to have 1 acre. What about drainage? o We have no plans to alter the previously approved drainage plan. We have a comprehensive master drainage plan that is over and above what the city required. Since the original SPIN meeting, property ownership has changed. You should reach out to folks that aren t here tonight. o I have sent s I will reach out again. Meeting adjourned 6:41 P.M. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Blackboard Connect Delivery Results for February 9, 2016 SPIN Meeting Attachment C ZA Page 14

23 Attachment C ZA Page 15

24 Attachment C ZA Page 16

25 Variance Exhibit Attachment D ZA Page 1

26 PLAT REVIEW SUMMARY : ZA Review No.: Two Date of Review: 04/01/16 Project Name: Preliminary Plat Saddleback Ridge Estates APPLICANT/OWNER: Tom LaHoda LEAD: Jimmy Fechter, PLA Spectra Land, LP Adams Engineering & Development Consultants PO Box Cypress Waters Boulevard Colleyville, Texas Dallas, Texas (817) (817) jimmy.fechter@adams-engineering.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 03/21/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PRELIMINARY PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. David P. Jones, AICP djones@ci.southlake.tx.us Principal Planner Phone: (817) A Final Plat which conforms to the Preliminary Plat and underlying zoning district must be processed and recorded prior to conveyance of any lots or the issuance of any building permits. 2. The Southlake 2030 Pathways Master Plan adopted January 7, 2014 shows a future multi-use trail running diagonally across this property. A multi-use trail is intended to be no narrower than 8 in width. Staff recommends submitting an alternate plan which shows an access easement for the mixed-use trail to run across the property as shown. In lieu of an alternate plan, you must provide written justification for leaving the trail off of the proposed plat. 3. Private streets are only permitted in accordance with Ordinance No. 483, Section 5.04, which requires a street to be dedicated to the City unless and until 75% or more of the lots within the subdivision are owner-occupied. In order to build the private street as proposed, a variance is required which would allow a private street to be constructed prior to owner-occupancy of 75% or more of platted lots. The request for variance is confusingly worded and should request a variance from the requirement in Section 5.04 rather than in accordance with Section VARIANCE REQUESTED. 4. If the variance for private street is granted, the 110 private right of way (shown as lot 35) must be dedicated to a property or owners HOA as a Private Access, Emergency Access, Drainage and Utility Easement. 5. Amend sidewalk from 4 to 5. Attachment E ZA Page 1

27 Keith Martin Landscape Administrator Phone: (817) TREE CONSERVATION COMMENTS: Tree Conservation/Landscape Review 1. As on the previously approved plan, 50 Tree Preservation Buffers have been provided along the north, east, and west property boundary lines but existing trees are proposed to be removed within the Tree Preservation Buffers on Lots 11, 12, 27, and 28, for the construction of Detention/Retention ponds. The trees within designated tree preservation areas are required to be preserved during and after development of the property. 2. The hatching designating the Tree Preservation Buffer on Lots 27 and 28 is shown to be an additional 50 further into the lots. Unless an additional 50 of Tree Preservation Buffer is being proposed, keep the hatching consistent. 3. On the Tree Conservation Plan there is a note that references an SP Zoning Document for the tree preservation allowance. There is no SP Zoning Document to reference. * There is approximately 34.4% of existing tree cover on the site and 60% of that tree cover is required to be preserved. The applicant is proposing to preserve 61.7% of the existing tree cover and 1.7% of the tree cover is designated as marginal for removal. 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% % 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. Attachment E ZA Page 2

28 LANDSCAPE COMMENTS: 1. The previous council motion required that 4 inch caliper trees be provided on each lot, that the developer will provide 6 inch caliper trees within the Private Landscape Easement medians within the street right-of-way, and that Eastern Red Cedar were to be planted on the developing property adjacent to the southwest corner of Showtime Farms property (Lot 24 and Lot 25, Block 1). Please verify if these items are still proposed to be provided. * Indicates informational comment. # Indicates required items comment. Steven Anderson, P.E. Civil Engineer Phone: (817) sanderson@ci.southlake.tx.us Public Works/Engineering Review GENERAL COMMENTS: 1. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. 2. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. 3. 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. 4. The sidewalk adjacent to the 100 L.F. Masonry Wall is somewhat irregular. Staff suggests the sidewalk meander in to the right of way towards back-of-curb in a more fluid fashion as opposed to a 90º angle. Sidewalk along back-of-curb shall be 5 feet wide. * A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * 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. Attachment E ZA Page 3

29 * Any hazardous waste being discharged must be pretreated per Ordinance No * Public improvement plans were reviewed and approved in *=Denotes informational comment. Kelly Clements Assistant Fire Marshal Phone: (817) kclements@ci.southlake.tx.us GENERAL COMMENTS: Fire Department Review 1. Street name needs to be approved by the city prior to final plat. Submit proposed name and alternate name as soon as possible. 2. Developments of single family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. (Unless all dwelling units are equipped throughout with an approved automatic sprinkler system) 3. The gated entry, if approved, must be equipped with an Opticom or KS-2 switch for opening the gate electronically, as well as a means for manual opening. 4. Fire apparatus access needs to be designed and maintained to support the imposed loads of fire apparatus (A minimum of 85,000 lbs GVW). Fire access roads must be at least 31 ft. back of curb to back of curb. (Standard street width) (Plans do not indicate appropriate street widths; appear to be 24 feet wide) General Informational Comments * All sidewalks within a private lot or open space area need to be placed in a pedestrian access easement. * 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 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. * 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. * Denotes Informational Comment Attachment E ZA Page 4

30 Surrounding Property Owners SPO # Owner Zoning Land Use Acreage Response 1. BASHIR, KAMRAN & MARLA SF1-A 4488 SODA RIDGE RD NR 2. BASHIR, KAMRAN & MARLA SF1-A 4488 SODA RIDGE RD NR 3. BOWER, KEVIN R SF1-A PO BOX NR 4. CARNEY, TOM P SF1-A 4492 SODA RIDGE RD NR Attachment F ZA Page 1

31 5. EMERY, MARTIN & MINDY K SF1-A 4527 N WHITE CHAPEL BLVD NR 6. EMMER, DANIEL P SF1-A 345 W BOB JONES RD F 7. EVANS, MARZELL F TR AG 9426 BRADDOCK RD NR 8. FLYNT, JASON & LINDSAY SF1-A 4440 N WHITE CHAPEL BLVD NR 9. JONES, ANDREW & KENLYN SF1-A 4680 N WHITE CHAPEL BLVD NR 10. LAMON, CHRISTOPHER R & JANE AG 4720 N WHITE CHAPEL BLVD NR 11. LAMON, CHRISTOPHER R & JANE SF1-A 4720 N WHITE CHAPEL BLVD NR 12. LEGACY LIMITED, LLC RE TH ST NR 13. LEGACY LIMITED, LLC AG TH ST NR 14. MAHONE, MATTHEW & LEIGH ANNE SF1-A 4000 N WHITE CHAPEL BLVD NR 15. MILANI, JOHN C & CHRISTEN AG 500 W BOB JONES RD NR 16. REISING, MAX AG 7007 LISMORE CT NR 17. ROBINSON, RALPH & WILMA AG CANDLEBROOK DR NR 18. ROBINSON, RALPH & WILMA AG CANDLEBROOK DR NR 19. SHOWTIME FARMS INC AG 4500 N WHITE CHAPEL BLVD U 20. SPECTRA LAND LP SF1-A PO BOX NR 21. SPECTRA LAND LP SF1-A PO BOX NR 22. SPECTRA LAND LP SF1-A PO BOX NR 23. SPECTRA LAND LP SF1-A PO BOX NR 24. SPECTRA LAND LP SF1-A PO BOX NR 25. WHITE, THOMAS W AG 600 W BOB JONES RD O 26. Superintendent of Carroll ISD NR 27. Superintendent of Grapevine NR Colleyville ISD 28. Superintendent of Northwest ISD NR 29. Superintendent of Keller ISD NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-one (21) Surrounding Property Owner Responses Responses Received: In favor: One (1) Opposed: One (1) Undecided: One (1) Attachment F ZA Page 2

32 Attachment F ZA Page 3

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