Item 6 - Land Use Plan Amendment Exhibits1
Overview: the property at 1100 Raven Bend Court (1100
RBC) is a 1986 ranch style house with 4 beds and 3 baths
2
Overview: we are very early in the process to re-plat our property at 1100
Raven Bend Court from 1 acre to 2 x ~0.5 acre properties
1100 Raven Bend Court replat process and status
SPIN Land Use
Plan, DRC
Land Use
Plan, P&Z
Topographic
surveys and
concept plan
Zoning,
DRC Zoning P&Z
Land Use and Zoning, City
Council #1
Land Use and Zoning, City
Council #2
Re-plat, DRC Re-plat, P&Z Re-plat, City
Council #1
Re-plat, City
Council #2
We are here!
3
Overview:Raven Bend Court is located at the hard right turn on North
Peytonville, between the Sr. High and Dove road
Raven Bend location
Raven Bend
neighborhood
4
Overview:for scale…1100 RBC is roughly the size and shape
of a football field –40 yards deep and 120 yards wide.
N
5
Section1-1: Completed Table 1: Future Land Use Map Amendment and
Table 2: Land Use Mix (if applicable).
6
Section 1-1 (con’t): Completed Table 1: Future Land Use Map
Amendment and Table 2: Land Use Mix (if applicable).
7
Section 1-2: Map that clearly indicates the boundary of the proposed
change and includes the land use designation of all surrounding properties
Boundary of proposed change
Low density
(Cross Timbers, SF1A)
Medium Density
(South Ridge Lakes, SF20)
Medium Density
(Shady Oaks, SF20)Medium Density
(Shady Oaks, RPUD)
Low density
(Raven Bend, SF1A)
8
Section 1-3: A letter that includes subsections a-g
Please reference the letter included as part of the submittal package, titled
“03-2022.07.20-LUP Letter, Section 1-3_v3-DRAFT”
9
Appendix of figures
10
Figure 1 from section 1-3(b)
Erosion and flooding from Shady Oaks development
11
Figure 2 from section 1-3(b)
Flooding from Shady Oaks development
12
Figure 3 from section 1-3(c): the current state of 1100 RBC is costing
Southlake $100K+ over the next 10 years, instead of generating $700K+
Re-plat business case
Current state
Current storm drainage solution Coordinated storm drainage
solution
Coordinated storm drainage
solution + re-plat
TAD value
assessment $435,0001 $840,2232 $3,768,4783
Approx. revenue to
Southlake over the
next 10 years4
1.Based on 2021 value as won in previous protest2.Proposed TAD assessment for 20223.Proposed TAD assessment for 2022 for bordering properties in Shady Oaks, representing 1 and 2 improved homes (respectively) on the existing 1100 RBC site4.Assumes 2% of assessed price goes to the City of Southlake and Carroll ISD and average annual basis increase of 4.5%
$87K $206K
$926K
-$119K +$720K
10 year tax revenue to Southlake
13
Figure 4 from section 1-3(d): A re-platted 1100 RBC has 8 feet more
spacing than the current Raven Bend corner-to-corner home density
Concern #1 –neighborhood density (units = feet)
150
82
43
83
5433
113
115
55
43
99
87
RBC (ex-1100
RBC)
150
82
43
83
54
33
113
115
55
43
99
79
1100 RBC re-
plat
87
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Figure 5 from section 1-3(d): :Raven Bend is largely surrounded by
medium-density (or more dense) land use neighborhoods
Concern #3 –adjacent neighborhood density
Key takeaways
▪Raven Bend is surrounded on 3.75
sides by medium-density or more-
dense land use (e.g. RPUD in
Shady Oaks)
▪Cross Timbers is low density;
however, it only borders ~100 feet of
Raven Bend and is separated by
Peytonville (a large-collector
throughway)
Raven Bend
Shady Oaks
(medium)
Southridge Lakes
(medium)
Shady Oaks
(RPUD)
Cross Timbers
(low)
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Appendix
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The Kearneys have been trying to make capital improvements to their
property and Raven Bend (to the benefit of all neighbors) since 2015
Kearney proposed property improvements
Re-plat to breakup
property into 2 x ~0.5 acre properties
1
Renovation of the
original house
2 Backyard improvements
3
Sewer connection for
both propertiesSewer connection for
both properties
4
Sidewalks on all sides of properties
5
Monument and entry way improvements
6
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Unfortunately, massive erosion and flooding from a developer caused the
Kearneys to spend 7 years in litigation…
Issues with developer
Property line
Initial erosion, filling in east-west swale 12”+ of sediment in east-west swale
River of water from detention pond and under wall
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The Kearney’s spent 7 years in litigation with the developer
and won a near-unanimous verdict on the 2 main charges1
Developer litigation outcome (Tarrant County Cause No. 096-293017-17)1
Code/ ordinances Jury charge Verdict
1.Texas Water Code 11.086
2.Southlake Code of Ordinances, Sec.
9.5-65(g)
Did the Shady Oaks Defendants divert
or impound the natural flow of surface
water or permit a diversion or
impounding to continue in a manner that
damaged Plaintiff’s property?
Yes
Was the diversion or impoundment, or
permitting the diversion of impoundment
to continue, intentional?
Yes
Texas Water Code 11.086
No person may divert or impound the
natural flow of surface waters in this
state, or permit a diversion
or impounding by him to continue, in a
manner that damages the property of
another by the overflow of the
water diverted or impounded.
Southlake Code of Ordinances, Sec. 9.5-65(g)
Diversion or impoundment: All drainage systems shall be designed to prevent the
diversion or impoundment of the natural flow of surface water in a manner that
damages the property of another by the flow of the water diverted or impounded.
The director of public works shall place in each developer's agreement a
provision requiring the developer to comply with all applicable laws, including, but
not limited to, section 1(1)086, Texas Water Code. In addition, the director of
public works shall place on each plat that receives final approval, a statement that
reads as follows:
Compliance with the provisions of the city's storm drainage policy does not relieve
a person of the responsibility of complying with all other applicable laws,
including, but not limited to, section 1(1)086, Texas Water Code.
1.Since the Kearneys received a verdict in their favor in February-2022, the Kearneys have settled with the
defendant
Point 1: a portion of the re-plat funds will
be used to offset inflation of construction
materials since lawsuit bids were created.
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The City is in-work on a capital project that can partially alleviate issues on
the Kearney property (once in-work modifications)
Southlake capital project overview
Point 2: a portion of the re-plat funds will
be used to tie the engineered solution into
the City capital project.
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Proceeds from the re-platted Kearney property will be re-invested in 5 initiatives
Re-plat re-investment plan
1.Offset the increase in construction costs (inflation of materials and labor)
associated with remediation of flooding
2.Tie #1 into City of Southlake Capital project
3.Sidewalks on all public-facing sides of the new and existing property
4.Upgrade communal Raven Bend Court entry way and monument
5.Potential to invest in other jointly-derived communal Raven Bend Court
upgrades (e.g. street signs, street lighting, etc.)
3 4
Safety concern due to
proximity of pedestrians and traffic
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We have sought concerns from our neighbors –what other
concerns do you have/ see?
Concern Concern detail Explanation
1.Neighborhood density
The current Raven Bend neighborhood
is zone low-density and by re-platting
1100 RBC, is would create discontinuity
in neighborhood appearance
The re-platted 1100 RBC has 8 feet
more corner-to-corner separation than
the current neighborhood (ex-1100
RBC)
2.Neighborhood covenants Do covenants allow for re-platting?
Yes, and any re-platting attempts would
follow the democratic process outlined in
the covenants
3.Adjacent neighborhood density
Allowing a move from low-density to
medium-density will create a mismatch
with adjacent neighborhoods
Raven Bend is surrounded on 3.75
sides by medium-density or more-dense
land use (e.g. RPUD in Shady Oaks)
4.Sidewalks Southlake residents love sidewalks!
Absolutely planning for sidewalks on all
public-facing sides of the re-platted
properties (per re-plat requirements)
5.Home design The new home will not match the current
homes in Raven Bend Court
We will design the new house (and
update our current house) using a
colonial or ranch style façade
6.Tree conservation Developing a new lot would require
removal of trees
We plan to repurpose ~25% of the trees
as lumber in the construction of our
home. We have planted more than 20
trees (nellie stevens) on the re-platted
land to date and have a plan to plant
50+ more trees.
7.??
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Southlake Capital Improvement Project (CIP) analysis
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Inlet 1 is responsible for ~200K sq. ft. (or 4.74 acres)
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Inlet 2 is responsible for ~25K sq. ft. (or 0.57 acres)
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Inlet #1:
4.74 acres
(206,608 sq. ft.)
Inlet #2:
0.57 acres
(25,184 sq. ft.)
Inlet #2 is the same size as inlet #1, when it is responsible for 10-15% the
volume of water