Item 9 - ZCP HawkwoodCase No.
ZA19-0005
S T A F F R E P O R T
February 15, 2019
CASE NO: ZA19-0005
PROJECT: Zoning Change and Concept Plan for Hawkwood
EXECUTIVE
SUMMARY: Hat Creek Development is requesting approval of a Zoning Change and Concept
Plan for Hawkwood on property described as Lots 1R and 2R, Block 1, Baker
Estates Addition Southlake, Tarrant County, Texas, and located at 610 and 620
S. Peytonville Avenue, Southlake, Texas. The current zoning is “SF-1A” Single
Family Residential District and “RE-5” Residential Estate District. The requested
zoning is “SF-20A” Single Family Residential District. SPIN Neighborhood #10.
DETAILS: The subject property is located on the west side of S. Peytonville Avenue
approximately 525 feet south of the intersection of S. Peytonville Avenue and W.
Southlake Blvd.
On October 2, 2018, City Council denied a previous Zoning Change and Concept
Plan application to develop this property as a 14-lot residential gated subdivision.
The applicant has removed the private street/gate component and reduced the
number of lots from 14 to 11. Please see attached narrative describing the
proposed changes, as well as the proposed open space maintenance plan.
The applicant is requesting approval of a Zoning Change and Concept Plan from
“SF-1A” Single Family Residential District and “RE-5” Residential Estate District
to “SF-20A” Single Family Residential District to allow construction of an 11 lot
residential subdivision on 9.8 acres. The lot sizes range from 32,033 sq. ft. to
38,255 sq. ft. with an average lot size of 34,505 sq. ft. The gross density proposed
is 1.12 du/acre. The development will include a drainage easement for the
existing creek and relocation of the existing pond to the west in order to be
located along the drainage easement and provide retention capacity. A copy of
the drainage plan is provided in the packet and staff will present the proposed
drainage plan as part of the presentation. The proposed concept plan indicates
a 6 foot masonry wall along S. Peytonville at the subdivision entry and 6 foot
ornamental fence to be replaced or repaired along the north, south and western
boundaries. The proposed plan also indicates a 5 foot sidewalk will be
constructed along Peytonville.
Case No.
ZA19-0005
Site Data Summary
Existing Zoning “AG” and “RE-5”
Proposed Zoning “SF-20A”
Land Use Designation Medium Density Residential
Gross Acreage 9.8 acres
Dwelling Units/Residential Lots 11
Density 1.12 du/acre
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated February 15, 2019
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
• Presentation
• Narrative
• Plans
• SPIN Report
• Corridor Committee Meeting Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA19-0005 Page 1
BACKGROUND INFORMATION
APPLICANT: Kosse Maykus, Hat Creek Development
PROPERTY SITUATION: 610 and 620 S. Peytonville Avenue
LEGAL DESCRIPTION: Lots 1R and 2R, Block 1, Baker Estates Addition
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential District and “RE-5” Residential Estate
District
REQUESTED ZONING: “SF-20A” Single Family Residential District
HISTORY: The property was given the “AG” Agricultural zoning designation with the
adoption of the City’s Zoning Ordinance in 1987.
January 4, 1994; City Council approved a zoning change of 4.08 acres of
the proposed Lot 2, Baker Estates from “AG” Agricultural District to “SF-
1A” Single Family Residential District. (ZA93-104)
January 20, 1994, the Planning and Zoning Commission approved a Final
Plat for Lot 1 and Lot 2, Block 1, Baker Estates. (ZA93-129)
March 1994: a building permit was issued for the construction of a new
residence on the property.
July 15, 1997; City Council approved a plat revision for 2 lots for Baker
Estates. (ZA97-071)
August 5, 1997; City Council approved a zoning change for Lot 2, Block
1, Baker Estates from “SF-1A” Single Family Residential District to “RE-
5” Residential Estate District. (ZA97-080)
October 2, 2018; City Council denied a zoning change and concept plan
for a 14-lot “SF-20A” residential subdivision. (ZA18-0033)
SOUTHLAKE 2035
PLAN: The underlying land use
designation is Medium Density
Residential. The request to
change the zoning to “SF-20A”
Single Family Residential District
is consistent with this land use
designation.
Case No. Attachment A
ZA19-0005 Page 2
PATHWAYS
MASTER PLAN: The Pathway Master Plan for this
property requires a 5-foot sidewalk
along the west side of S. Peytonville
Avenue and an 8-foot sidewalk on
the east side of S. Peytonville
Avenue. No sidewalks currently exist
on the west side of S. Peytonville
Avenue north of Elks Lane (from W.
Continental Blvd. to Elks Lane) to W.
Southlake Blvd. The 8-foot sidewalk
on the east side of S. Peytonville
Avenue has been constructed from Boardwalk Avenue north to W.
Southlake Blvd.
WATER & SEWER: This site is currently serviced by an existing water force main along S.
Peytonville Avenue. There is an existing 8” sewer line located along the
north property line and a 6” sewer line located on the east side of S.
Peytonville Avenue.
DRAINAGE COMMENTS: Drainage is generally to the south on the western and north portion of the
lot and west at the southeast portion of the property. Also, water flows
onto the property from the east. An existing creek is located within the
subdivision draining to the south through the property. A preliminary
drainage plan is included in the packet.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site will have one access drive directly onto S. Peytonville Avenue, a
2-lane undivided 70-foot collector. The proposed development is located
on S. Peytonville Avenue between W. Southlake Blvd. and W. Continental
Blvd.
S. Peytonville Avenue (51)
(between W. Continental Blvd. and Stonebury Drive)
24hr North Bound (2,214) South Bound (1,998)
AM Peak AM (387) 7:00 AM –8:00 AM Peak AM (202) 7:15 AM– 8:15 AM
PM Peak PM (227) 3:00 PM – 4:00 PM Peak PM (209) 1:00 PM – 2:00 PM * Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for this project.
TREE PRESERVATION: The proposed tree preservation complies with the Existing Tree Cover
Preservation Requirements of the Tree Preservation Ordinance. There is
44.24% of existing tree cover on the site and a minimum of 50% of the
tree cover is required to be preserved. The applicant is proposing to
preserve 54.4% of the existing tree cover.
CITIZEN INPUT: A SPIN meeting was held for this project on February 12, 2019.
A 2035 Corridor Planning Committee meeting was held on January 24,
2019.
Case No. Attachment A
ZA19-0005 Page 3
STAFF COMMENTS: Attached is Review Summary No. 2, dated February 15, 2019.
Case No. Attachment B
ZA19-0005 Page 1
Case No. Attachment C
ZA19-0005 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA19-0005 Review No.: Two Date of Review: 02/15/19
Project Name: Zoning Change and Concept Plan – Hawk Wood
APPLICANT: Hat Creek Development DESIGN: Sage Group, Inc.
Kosse Maykus Curtis Young
PO Box 92747 1130 N. Carroll Ave., Ste 200
Southlake, Texas 76092 Southlake, Texas 76092
Phone: 817-329-3111 Phone: 817-424-2626
Email: kosse@maykus.com Email: cyoung@sage-dfw.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 2/4/19 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. Provide net acreage less Peytonville right of way and subdivision right of way.
• All development must comply with the underlying zoning district regulations.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* The proposed existing tree cover preservation complies with the Existing Tree Cover
Preservation Requirements of the Tree Preservation Ordinance. There is 44.24% of existing
tree cover on the property and a minimum of 50% of the existing tree cover is required to be
preserved. 54.40% of the existing tree cover is proposed to be preserved.
* 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
ZA19-0005 Page 2
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.
* 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.
1. It is preferred to modify proposed sidewalk crossing to be perpendicular of Boardwalk Ave. while
also being parallel with South Peytonville Ave.
EASEMENTS:
Storm sewer lines proposed to run along the rear of the lots will require a private drainage
easement and will need to be privately maintained.
SANITARY SEWER COMMENTS:
1. Is there an alternative sanitary sewer route such as tie-in to sewer line by Peytonville avenue?
Staff would like to preserve the existing trees if possible. Please analyze if alternate options are
available.
DRAINAGE COMMENTS:
1. Limits of 1% floodplain boundaries shall be shown and contained within a dedicated drainage
easement at the time of submittal of the final plat and civil set.
2. Differences between pre- and post- development runoff shall be captured in detention pond(s).
Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm events.
Describe how increased runoff from site is being detained. Access easements are needed for
maintenance of detention ponds. If tract does not detain, development will need to provide
Case No. Attachment C
ZA19-0005 Page 3
hydraulic and hydrology supporting documents up to the critical drainage infrastructure at the
time of the civil set showing that downstream/upstream properties are not negatively affected by
the development.
3. Easements outside of right of way shall be required for proposed storm sewer. Ordinance #605
defines easement requirements for storm sewer:
30” RCP and under - 15’ easement
42” – 54” RCP - 20’ easement
60” – 66” RCP - 25’ easement
72” – 102” RCP - 30’ easement
Over 102” RCP – 3.5 times diameter
4. Provide a storm sewer junction box by lot 1 to provide a maintenance access point.
* Provide inlet at the end of pavement of proposed street to intercept runoff before entering
adjacent property.
* Property drains into a Critical Drainage Structure #19 and requires a fee to be paid prior to
beginning construction ($417.61/Acre).
* Discharge of post development runoff must have no adverse impact on upstream & downstream
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
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.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* 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.
*=Denotes informational comment.
Case No. Attachment C
ZA19-0005 Page 4
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
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.
* 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.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0005 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. ROGERS, DENNIS P SF20A 1420 PARK PL 0.48 NR
2. EADS, JIMMIE D SF20A 1417 PARK PL 0.47 NR
3. LIU, JIE SF20A 1419 PARK PL 0.47 NR
4. CONTARDI, LISA A SF20A 610 BOARDWALK AVE 0.46 NR
5. ELAM, THOMAS E SF20A 612 BOARDWALK AVE 0.47 NR
6. RIVERA, JAY S SF20A 611 BOARDWALK AVE 0.67 NR
7. MCDERMOTT, KARL SF20A 607 STONEBURY DR 0.52 NR
8. SWACKER, ROBERT N SF20A 605 STONEBURY DR 0.73 NR
9. YOUNG, KEITH W SF20A 515 STONEBURY DR 0.48 NR
10. WOODS, SCOTT A SF20A 517 STONEBURY DR 0.70 NR
11. HARRY, GLEN SF20A 519 STONEBURY DR 0.68 NR
12. CROWN, STACIE S SF20A 604 STONEBURY DR 0.55 NR
13. MURRAY, THOMAS J SF20A 516 STONEBURY DR 0.61 NR
14. RABELER, HILARY SF20A 602 STONEBURY DR 0.48 NR
15. CHAND, ELIZABETH SF20A 521 STONEBURY DR 0.50 NR
16. HUBIK, JOSEPH P SF20A 603 STONEBURY DR 0.67 NR
17. SOUTHLAKE WOODS LP SF20A 601 STONEBURY DR 0.20 NR
18. NYHOFF, DOUGLAS G SF1-A 670 S PEYTONVILLE AVE 2.56 NR
19. MCKELVEY, THOMAS R SF1-A 690 S PEYTONVILLE AVE 3.37 NR
20. KAHN, MAYIER SF20A 1801 NATIVE DANCER PL 0.96 NR
21. CARTER, WILLIAM MICHAEL SF20A 1808 NATIVE DANCER PL 0.86 NR
22. RAMAMURTHY, G SF20A 1800 NATIVE DANCER PL 0.96 NR
23. COCANOUGHER, ROBERT RE5 620 S PEYTONVILLE AVE 6.04 NR
24. COCANOUGHER, ROBERT SF1-A 610 S PEYTONVILLE AVE 3.70 NR
25. JONES, HARRISON J SF20A 610 INDIAN PAINTBRUSH WAY 1.05 NR
26. LI, YUEH-HUA SF20A 1804 NATIVE DANCER PL 1.00 NR
27. GADDAM, SRIKANTH SF20A 608 INDIAN PAINTBRUSH WAY 1.00 O
Case No. Attachment D
ZA19-0005 Page 2
28. VINEYARD, BRYAN C SF20A 604 INDIAN PAINTBRUSH WAY 0.56 NR
29. FRITZ, MARK RICHARD SF20A 600 INDIAN PAINTBRUSH WAY 0.54 NR
30. IVEY, BRIAN SF20A 524 INDIAN PAINTBRUSH WAY 0.50 NR
31. MORRISON, SCOTT SF1-A 655 S PEYTONVILLE AVE 1.00 NR
32. NAOMI JONES LIV TRUST SF1-A 701 S PEYTONVILLE AVE 13.99 NR
33. Superintendent of Carroll ISD NR
34. Superintendent of Grapevine
Colleyville ISD
NR
35. Superintendent of Northwest ISD NR
36. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: Thirty-six (36)
Responses Received within 200’: One (1) – opposed
See attached response form
Case No. Attachment D
ZA19-0005 Page 3