Item 18Case No.
ZA21-0053
S T A F F R E P O R T
July 30, 2021
CASE NO: ZA21-0053
PROJECT: Zoning Change and Development Plan for Ferguson Place
EXECUTIVE
SUMMARY: On behalf of Lonesome Dove Holdings, Inc., Hat Creek Development is
requesting approval of a Zoning Change and Development Plan for Ferguson
Place on property described as Tracts 1B4E and 1B4H, Leonard Lincoln Survey,
Abstract No. 981, City of Southlake, Tarrant County, Texas, and located at 2589
and 2593 Lonesome Dove Rd., Southlake, Texas. Current Zoning: “AG”
Agricultural District. Proposed Zoning: "R-PUD" Residential Planned Unit
Development District. SPIN Neighborhood #2.
DETAILS: The project is generally located on the east side of Lonesome Dove Rd.
approximately 2,300’ north of the intersection with E. Dove Rd.
The purpose of this request is to rezone two tracts from “AG” Agriculture District
to "R-PUD" Residential Planned Unit Development District for the creation of two
residential lots that would become part of a 30-lot subdivision in the City of
Grapevine called “Ferguson Place”. The subdivision proposes street connections
to S. Gravel Circle and to Lonesome Dove Rd. The entire subdivision would be
in the Carroll Independent School District and students would attend Johnson
Elementary, Durham Intermediate and Carroll Middle Schools.
A comparison of the proposed “R-PUD” regulations to the base “SF-20A” zoning
regulations is below:
Regulation SF-20-A R-PUD Regulation
Min. Lot Area 20,000 s.f. 11,780 s.f.
Min. Lot Width 100’ 88’
Front Yard 35’ 35’
Side Yard 15’ side and 35’ front on
street side 15’ side and street side
Rear Yard 40’
35’ on cul-de-sac lot 30’
Min. Floor Area 1,800 sq. ft. 2,500 sq. ft.
Max. Lot Coverage 30% 35%
Case No.
ZA21-0053
VARIANCE
REQUESTED: The applicant is requesting a variance to Zoning Ordinance No. 480, Section
30.11 – Common Open Space, from a minimum of 10%, to no open space.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Development Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 2, dated July 29, 2021
(D) Surrounding Property Owners Map & Responses
Half Size Plans (for Commission and Council members only)
Presentation
Land Use Narrative
R-PUD Regulations
Plans
SPIN Report
2035 Corridor Planning Committee Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA21-0053 Page 1
BACKGROUND INFORMATION
OWNER: Lonesome Dove Holdings, Inc.
APPLICANT: Hat Creek Development
PROPERTY SITUATION: 2589 and 2593 Lonesome Dove Rd., generally located on the east side
of Lonesome Dove Rd. approximately 2,300’ north of the intersection with
E. Dove Rd.
LEGAL DESCRIPTION: Tracts 1B4E and 1B4H, Leonard Lincoln Survey, Abstract No. 981
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “SF-1A” Single Family Residential District.
HISTORY: - The property was annexed into the City in
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is Low Density
Residential.
Purpose: The purpose of the Low Density Residential land use category
is to provide for and to protect low intensity detached single-family
residential development that promotes the openness and rural character
of Southlake.
Definition (this definition was updated by passage of Ordinance No.
1186 on February 20, 2018): The Low Density Residential category is
for detached single-family residential development at a net density of one
or fewer dwelling units per acre. Net density is the number of dwelling
units per net acre, which excludes acreage in all rights-of-way, easement,
and lots designated for public or private streets. Other suitable activities
are those permitted in the Public Parks / Open Space and Public / Semi-
Public categories. The Low Density Residential category encourages the
openness and rural character of the City of Southlake.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan has no recommendations for Lonesome
Dove Rd. A 5’ minimum sidewalk is required along Lonesome Dove Rd.
and the internal street and the 5’ sidewalk is shown on the plans.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The Master Thoroughfare Plan shows Lonesome Dove Rd. to be a local
residential street, which requires a minimum 50’ right of way. The
subdivision proposes street connections to S. Gravel Circle and to
Lonesome Dove Rd.
TREE PRESERVATION: There is 21.29% of existing tree cover on the site and a minimum of 60%
of the existing tree cover would be required to be preserved if the request
Case No. Attachment A
ZA21-0053 Page 2
was to a straight zoning district. There is 61.17% of the existing tree cover
proposed to be preserved, and 38.83% proposed to be removed.
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.
UTILITIES: The development proposes to connect to the existing 8” water line in
Lonesome Dove Rd. and to an existing 6” water line in S. Gravel Circle.
Sewer is proposed to connect to an existing 8” line in S. Gravel Circle.
The project requires coordination with the City of Grapevine, City of
Southlake, and the developers, including an interlocal agreement.
DRAINAGE: Drainage is generally sheet flow from west to east across the property.
CITIZEN INPUT: A SPIN meeting for this project was held on May 25, 2021.
A 2035 Corridor Planning Committee was held on June 2, 2021.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 2, dated July 29,
2021.
Case No. Attachment B
ZA21-0053 Page 1
Case No. Attachment C
ZA21-0053 Page 1
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA21-0053 Review No.: Two Date of Review: 07/29/21
Project Name: Development Plan – Ferguson Place
APPLICANT: Kosse Maykus OWNER: Mike Ferguson
Hat Creek Development Lonesome Dove Holdings, Inc.
P.O. Box 92747 62 Main St. Ste. 310
Southlake, TX 76092 Colleyville, TX 76034
Phone: (817) 991-8182 Phone: (817) 485-1117
E-mail: kosse@maykus.com E-mail: mike@fnalegal.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/19/21 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 RICHARD SCHELL AT (817) 748-8602.
1. An appropriate plat(s) that conforms to the underlying zoning district must be processed,
approved and recorded with the County prior to the conveyance of any portion of the property.
2. The 2035 Land Use Plan designation is Low Density Residential, which requires a net density
of one or fewer units per acre. Please provide a justification letter of the proposed lots as
shown.
3. Place the City case number “ZA21-0053" in the lower right corner of the civil plans for ease of
reference.
4. A 5’ sidewalk is required along Lonesome Dove Rd. and the internal street and the 5’ sidewalk
is shown on the plans.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* The proposed existing tree cover preservation complies with the Existing Tree Cover
Preservation Requirements of the Tree Preservation Ordinance. There is 21.29% of existing
tree cover on the site and a minimum of 60% of the existing tree cover is required to be
preserved. There is 61.17% of the existing tree cover proposed to be preserved, and 38.83%
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.
Case No. Attachment C
ZA21-0053 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.
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
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 Ordinan ce 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.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA21-0053 Page 3
Public Works/Engineering Review
Kevin Taylor, P.E.
Civil Engineer
Phone: (817) 748-8101
E-mail: ktaylor@ci.southlake.tx.us
GENERAL COMMENTS:
1. The project requires coordination with the City of Grapevine, City of Southlake, and the
developers, including an interlocal agreement. This will ensure all parties will be informed of
concerns, roles, and responsibilities. Proposed concept improvements are not approved and
may require additional modification depending on discussion with City of Grapevine. Further
discussion among all parties will be necessary. Reemphasizing for this coordination to occur.
GRADING PLAN COMMENTS:
• Provide a grading plan (to be provided when preliminary plans are submitted).
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
FIRE LANE COMMENTS:
Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for approved
turnaround. (Plans do not indicate approved dimensions)
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinkled homes. (Add and/or relocate hydrants as necessary to meet the requirements)
Case No. Attachment C
ZA21-0053 Page 4
General Informational Comments
* A SPIN meeting was held on July 27, 2021.
* A 2035 Corridor Planning Committee was held on June 2, 2021.
* 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.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0053 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1. CURRENT OWNER RPUD 1309 MCCRAE TRL 0.46 NR
2. KNIGHT, RICHARD RPUD 2508 OGOLLALA CT 0.38 NR
3. HORDIES, MICHAEL RPUD 2506 OGOLLALA CT 0.33 NR
4. WITT TIMOTHY A & MELISSA A LIV RPUD 2500 OGOLLALA CT 0.34 NR
5. LONESOME DOVE HOLDINGS INC AG 2593 LONESOME DOVE AVE 0.56 nr
6. LONESOME DOVE HOLDINGS INC AG 2589 LONESOME DOVE AVE 0.46 NR
7. LONESOME DOVE BAPTIST CHURCH CS 2380 LONESOME DOVE AVE 6.71 NR
8. JACKSON, THOMAS L RPUD 2502 OGOLLALA CT 0.40 NR
9. LEATHERWOOD, JAMES RPUD 2504 OGOLLALA CT 0.47 NR
10. LONESOME DOVE BAPTIST CHURCH CS 2384 LONESOME DOVE AVE 3.88 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Eight (8)
Responses Received: None (0)