Item 7A - NarrativeHawkwood
Southlake, Texas Zoning Narrative –4 FEB 2019
Hat Creek Development, Developer Sage Group, Inc., Land Planner
Statement of Planning Objectives
Hawkwood is a proposed residential neighborhood to be developed by Hat Creek
Development, and is located on the west side of S. Peytonville Ave., just south of Carroll
Senior High School, across from Boardwalk Ave. The approximately 10 acre property is
designated as “Medium-Density Residential” on the City of Southlake Future Land Use
Plan, and our proposal is entirely consistent with those requirements.
The property is currently zoned RE and SF-1A, and we are requesting a change to the
same zoning the adjacent existing developments have (to our North, East and West), SF-
20A, to accommodate the project. However, in an effort to be entirely compatible with
those neighboring developments, we have enlarged our lots (to an average of over 34,500
s.f.) and aligned the lot lines to match those in the adjacent development lots, as shown
on the zoning “Concept Plan.”
The existing, unoccupied single-family home on the property will be removed.
The proposed plan, with ¾ acre plus lots, will fit in well with the neighborhood. Quality
and compatibility with the adjacent residential, as well as the rest of Southlake is
essential, and we have designed this proposal with those goals in mind. In addition to the
compatible lot layout, we will make sure the common boundary remains attractive by:
1) installing a new 6’ iron fence, or repairing the existing one, and 2) retaining or planting
quality shade trees in the rear yards of our lots, as a landscaped buffer. The residences
planned for Hawkwood will be very upscale, with selling prices estimated to start at
around $1.5 million, and will add value to the surrounding neighborhoods.
In addition to a desire for a compatible development, our investigation and conversations
with the adjacent neighbors have revealed concerns regarding existing drainage and how
this development might impact the drainage issues they have been dealing with . We have
studied the situation and believe this is one area where our development can measura bly
improve those conditions, by installing remedies to the insufficient or incomplete facilities
of those prior developments. The existing and fully developed storm drainage has been
carefully analyzed, and will be designed to meet all city regulations and, of course, do
nothing to adversely affect any neighboring properties. There will be a pond constructed
along the drainage swale bisecting the property, to provide detention and a requested
“evening out” of the existing outflow onto the property to the south.
To encourage pedestrian activity in the neighborhood, sidewalks will be built along the
front of each lot, and along the Peytonville frontage.
The scale and orientation of the development has been designed to have an inviting visual
flow with the existing neighborhoods and surrounding uses. The design criteria of the
homes will create high quality designed homes in keeping with both the immediate
neighborhood and Southlake as a whole.
Development Schedule
Hawkwood will be developed in one phase, with development commencing upon the
successful completion of the zoning and platting and the subsequent approval of the final
plat and engineering plans. Construction of homes is anticipated to start immediately
upon completion of the subdivision’s infrastructure.
Economic Development Information
Hawkwood will have a total of eleven (11) homes, each with an estimated minimum
average value upon completion of $1,500,000, resulting in an overall tax base of over
$16,500,000. At the current tax rates, the total taxes generated from the development
are projected to be approximately $300,000 annually, with over $75,000 generated
directly for the City at buildout.
Hawkwood
Southlake, Texas Open Space Management Plan –4 FEB 2019
Hat Creek Development, Developer Sage Group, Inc., Land Planner
Open Space Management Plan
The walls and open space easement areas along the S. Peytonville Ave. frontage, and the
lake and open space areas within the landscape easement along the drainage swale shall
be maintained by a Homeowners Association (HOA), to be established for the
development. All other areas shall be the responsibility of the individual property owners,
including the front yards and required streetscape and rear bufferyard trees of the
residential lots. All property owners shall be required to be a member of the HOA. Dues
assessments, required for the maintenance of the landscape easement areas and other
HOA activities, shall be mandatory.
The HOA, through a resident Board of Directors, shall be responsible for the maintenance
and operation of the protected open space within the development, either directly or
through a third-party management company. No full-time employees are contemplated to
be necessary. The expenses required to maintain the walls and landscape areas at a
quality level shall be estimated annually by the HOA Board, and dues shall be determined
and assessed on each property owner in an equitable fashion at such a rate as necessary
to maintain such a level of quality. The annual expenses for such open space mainten ance
are initially estimated to be $16,500, or approximately $1,500 for each of the HOA
homeowners. Authority to enforce these requirements, and to place a lien on the
property if such dues are not paid, shall be in the form of written Deed Restrictions and
Covenants, agreed to by all property owners in the HOA at purchase, and shall run with
the land.
Provisions shall be made, in the HOA bylaws and Deed Restrictions, that in the unlikely
event the HOA fails to maintain all or a portion of the protected o pen space in reasonable
order and condition, the City of Southlake may, but is not required to, assume
responsibility for its maintenance and take corrective action, including the provision of
extended maintenance. The costs of such maintenance may be charged to the HOA or
individual property owners that make up the HOA, and may include administrative costs
and penalties which shall become a lien on all property in the development.