SPIN2022-16 - 1100 Raven Bend CtQJ SOUTHLAKE
SPIN MEETING REPORT
SPIN Item Number: SPIN2022-16
City Case Number: N/A
Project Name: 1100 Raven Bend Ct.
SPIN Neighborhood: 6
Meeting Date: June 14, 2022
Meeting Location: 1400 Main Street, Southlake, TX
City Council Chambers
Total Attendance: 15
Hosts: Madeline Oujesky
Applicant Presenting: J.D. Kearney, Phone: (817) 879-7719, Email:
jdkearneyir(u)_gmail.com
City Staff Present: Madeline Oujesky, Assistant to the Director
Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthlake.com and clicking on "I Want to" and "View"
"Video on Demand" — forums are listed under SPIN by meeting date.
FORUM SUMMARY:
Property Situation: 1100 Raven Bend Ct.
An applicant is proposing to re -plat a property from 1-acre into two 0.5-acre plots and make
neighborhood improvements
Development Details:
The applicant has tried making capital improvements to their property since 2015. Massive
erosion and flooding from a developer caused the applicant 7 years in litigation. The City is in -
work on a capital project that can partially alleviate issues on the applicant's property.
Re -plat re -investment plan:
• Offset the increase in construction costs (inflation of material and labor) associated with
remediation of flooding
• Sidewalks on all public -facing sides of the new and existing property
• Upgrade communal Raven Bend Ct. entry way and monument
• Potential to invest in other jointly -derived communal Raven Bend Ct. upgrades
A re -platted 1100 RBC has 8ft more spacing than the current Raven Bend corner -to -corner
home density.
Presentation:
The property at 1100 Raven Bend Court (1100 RBC) is a 1986
ranch style house with 4 beds and 3 baths
.01 lot
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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
We are here!
. Cou ctl d'f , C rl #2 11 P - DRC Re -plat, P8Z � ncd �Cainpl #7
Raven Bend Court is located at the hard right turn on North Peytonville,
between the Sr. High and Dove road
Raven Bend location
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For scale...1100 RBC is roughly the size and shape of a
football field —
40 yards deep and 120 yards wide.
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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
REWRP 3M.)Y
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Unfortunately, massive erosion and flooding from a developer caused the
Kearneys to spend 7 years in litigation...
Issues with developer
Point 1a portion of the —plat funds will
be used to offset inflation of construction
materials since lawsuit bids were created.
The Kearney's spent 7 years in litigation with the developer
and won a near -unanimous verdict on the 2 main charges'
Developer litigation OUtCOMe (Tarrant County Cause No 09f.293017-17)'
Did the Shady Oaks Defendants divert
or impound the natural flow of surface
water or permit a diversion or Yes
1. Texas Water Code 11.006 impounding to continue in a manner that
2. Southlake Code of Ordinances, Sec. damaged Pl lntli5 property?
s.ss5(9)
Was the diversion or impoundment, or
permitting the diversion of impoundment Yes
to continue,. Intentional?
Texas Water Code 11.086
Southlake Code of Ordinances, Sec. 9.5-65(g)
No person may divert or impound the
Diversion or impoundment All drainage systems shall he designed tc preventthe
natural flow of surface waters in this
diversion or impoundment of the natural flow of surface water in a mannerthat
state, or permit a diversion
damages the property of another by the flaw of the water diverted or impounded.
or impounding by him to continue, in a
The director of public works shall place in each developer's agreement a
manner that damages the property of
provision requiring the developer to comply with all applicable laws, including, but
another by the overflow of the
not limited 1p, section 1(1)D86, Texas Water Ccde_ In addition, the directorof
water diverted or impounded.
public works shall place on each plat that receives final approval, a statement that
reads as fol lows:
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,
inducing, but not limited to, section 1(1)086, Texas Water Cotle.
. Since the Keameys received a verdict in their favor in February-2022, the Keameys have settled with the
defendant
Point 2. a pots. tthe —plot
Zoo will
be used to the the engineered solution into
the.Cify capital protect.
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
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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.)
0 _ ...._
The current state of 1100 RBC is costing Southlake $100K+ over the next 10 years,
instead of generating $700K+ of upside tax revenue
Re -plat business case E10year tax revenue toSouthlake
TAD value t $435,0001 5840,22F 83,768AM
assessmen
Approx. revenue to $926K
Southlake over the
next 18 years.
$87K $206K
We have sought concerns from our neighbors — what other
concerns do you have/ see?
1. Neight-hooddensity
iaem auex.f
2. Neighborhood covenants
3. Adjacent neighborhood density
4. Sidewalks
5. Home de sign
6. Tree conservation
7. ??
The current Raven Bend neighborhood
The re -platted 1100 RBC has 8 feet
is zone low -density and by re -platting
more comer-tc-comer separation than
11001 is would create discontinuity
the current neighborhood (ex-11DO
in neighborhood appearance
RBC)
Covenants don't allow for re -platting
Replattingwould follow the democratic
process outlined in the covenants
Allowing a move from low -density to
Raven Bend is surrounded on 375
medium4ensity will create a mismatch
sides by medium -density or mare -dense
Will adjacent neighborhoods
land use (e.g. Rl in Shady Oaks)
Absolutely planning for sidewalks on all
Southlake residents love sidewalks'
public -facing sides of the re -platted
properties (per re -plat requirements)
The new home will not i the current
We will design the new house (and
homes in Raven Bend Court
update our current house) using a
colonial or ranch style ta4 ade
We plan to repurpose -25% of the trees
as lumber in the constu lion of our
Developing a new letwculd require
home_ We have planted more than 20
removal of trees
trees (nellie Stevens) on the re -platted
land to date and have a plan to plant
5C+ more trees.
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)
__ II
87 150
82
43
83
150 54
33
82 113
115
43 55
43
99
99 79
113 83
115
33
43
55 87
We have sought concerns from our neighbors — what other
concerns do you have/ see?
The current Raven Bend neighborhood
The re -platted 1100 RBC has 8 feet
1. Neighborhood density
is zone la"enslty and by re -plats ng
1100 RBC, is mind create d seontinudy,
more comer -to -comer separation than
the current neighborhood (ex-1100
in neighborhood appearance
RBC)
2. Neighborhood covenants
Covenants don't allow for re -platting
Re -platting would follow the democratic
process outlined in the covenants
3. Adacent neighhorhoad density
Allowing a move from lowdensityto
Raven Bend Is surrounded on 3.75
(dem�l d yme bMo•}
medium -density will create a mismatch
sides by medium -densely or more -dense
wgh adjacent neighborhoods
land use (e g- RPUU in Shady Oaks)
Absolutely planning for sidewalks on all
4. Sidewalks
SmAhlake residents love sidewalks'
public -facing sides of the re -platted
properties (per re -plat requirements)
S. Hone design
The new home will not match the current We will design the new house (and
update our current house) using a
homes in Raven Bend Court
colonial orranch style fagade
We plan to repurpose --25% of the trees
as lumber in th construction of our
6. Tree conservation
Developing a new Ietwould require
home. We have planted more than 20
removal of trees
trees (nellie stevens) on We re -platted
land to date and have a plan to plant
50, mare trees
T. »_
Raven Bend is largely surrounded by medium -density (or
more dense) land use neighborhoods
Concern #3 — adjacent neighborhood density
r ^,Key takeaways
1 .� 1
1 a I Raven Bend is surrounded on 3.75
J, sides by medium -density or more-
J: nes
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
throuahwav i
SPA - SINGLE FAM! Y kES I3�FN'IAL (W n 1.1E Lot.
I— SF2gA-SINGLE FAM tY RE51DEWIAL!W, 2C. 00P Sf
l L��
® RPUD. RESIDENTIAL PLANNED UNIT EinELCPVEN-
We have sought concerns from our neighbors — what other
concerns do you have/ see?
The current Raven Bend neighborhood
The re -platted 11CO RBC has 8feet
1. Neighborhood density
Is Zone IOW -density and by re -platting
more comer-to-comerseparatlon than
1100 RBC, is would create discontinuity
the current neighborhood (ex-1100
in neighborhood appearance
RBC)
2. Neighborhood covenants
Covenants don't allow for re -platting
Re -platting would follow the democratic
process outlined in the covenants
Allowing a move from low -density to
Raven Bend is surrounded on 3.75
3. Adjaceni neighborhood density
medium -density will create a mismatch
sides by medium -density or more -dense
with adjacent neighborhoods
land use (e_g. RPDD in Shady Oaks)
Absolutely planning for sidewalks on all
4. Sidewalks
Southlake residents love sidewalks'
public -facing sides ofthe re -platted
properties (per re -plat requirements}
The new home will not match the current
We will design the new house (and
5. Homedesign
homes in Raven Bend Court
update our current house) using a
colonial orranch style fai
We plan to repurpose -25% of the trees
as lumher in the construction of our
G. Tree conservation
Developing a new lot would require
home. We have planted more than 20
removal of trees
trees (nellie stevens) on the re -platted
land to date and have a plan to plant
50+ more trees.
If you have any concerns, please don't hesitate to reach out — jdkearneyjr@gmail.com
Questions and Concerns:
Concern/Comment: We would like Raven Bend to be kept one house, 1-acre, low density. I do
not want sidewalks to be put in. We support the applicants in the flooding issues they've had —
it's been awful for them. I am opposed to the replatting.
Concern/Comment: It is very hard to find 1-acre residential lots now -a -days. We do have deed
restrictions in the neighborhood that prohibit dividing lots, so I don't know how that will be dealt
with. Our neighborhood will not feel the same if it is not kept one house, 1-acre.
Concern/Comment: I'm torn with this issue because I feel that people have the right to do what
they want with their property; however, the neighborhood has a rural feel that everyone wants to
remain intact. I feel for the applicant in their flooding issues. My concern is with subdividing the
lot — what prevents that from happening with other lots in the neighborhood. It sets a precedent
of sorts. As a taxpayer, I want to know who maintains the sidewalks if they are constructed.
C: We are waiting on a concept for the water flow after improvements that completed at the
corner of Peytonville. When Shady Oaks was proposed, there was a spacing requirement
adjacent to low density lots.
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.
Southlake Connect Results for the June 14, 2022 SPIN Town Hall Forum
8131/22, 3:05 PM
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Notification ID 2920856934160490
Notification
4
*1Mode
Live
Notification Standard
Type
Start Date Jun 13,.2022
St rt T' 13-13
.
■ 275 (2.77%) Attempted -
Confirmed
! 7967 (80.19%) Attempted
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198(1.99%) Attempted
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1425 (14.34%) Not
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70 (0.70%) Other
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Format Voice/Text
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Delivery Methods
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1. Primary SMS
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3. Primary Email
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4. Primary Mobile
5. Secondary Email
6. Secondary Mobile
Attempt Delivery Attempt Attempt Attempt Attempt Attempt Attempt Attempt Attempt Attempt Totals
7. Home Phone
Time Method 1 2 3 4 5 6 7 8 9
8. Home Phone #2
9. Business Phone
10. TTY / TTD Device
Jun.
13,
2022 Primer 2208 0 0 0 0 0 0 0 0 2217
13:19: ySMS
04
CDT
Secon
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Primer
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548
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Totals 2878 2468 1571 850 451 221 54 16 3 8512
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Attempt Attempt Attempt Attempt
Attempt Attempt
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Time Method
1
2 3
4
5
6
7
8
9
Secon
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5
16 0
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Jun
13,
2022
13.19: 2878 2468 0 0 0 0 0 0 0 5414
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Sub
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Jun
13,
2022 Primer 0 0 0 0 0 0 0 0 0 0
13:24: y SMS
04
CDT
Secon
dary 0 0 0 0 0 0 0 0 0 0
SMS
Pri mar
y 0 0 682 0 0 0 0 0 0 689
Email
Pri mar
y 0 0 637 443 0 0 0 0 0 1104
Mobile
Secon
dary 0 0 99 181 0 0 0 0 0 289
Email
Secon
dary 0 0 59 83 0 0 0 0 0 153
Mobile
Totals 2878 2468 1571 850 451 221 54 16 3 8512
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Attempt Delivery Attempt Attempt Attempt
Attempt Attempt Attempt Attempt Attempt Attempt
Totals
Time Method
1 2 3
4
5
6 7 8 9
Home
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0 0 5
3
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0 0 0 0
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0 0 21
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0 0 6
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Jun
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2022
13:24: 0 0 1571 850 0 0 0 0 0 2486
04
CDT
Sub
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Jun
13,
2022 Pri mar 0 0 0 0 0 0 0 0 0 0
13:29: y SMS
04
CDT
Secon
dary 0 0 0 0 0 0 0 0 0 0
SMS
Pri mar
y 0 0 0 0 0 0 0 0 0 0
Email
Pri mar
y 0 0 0 0 0 0 0 0 0 0
Mobile
Secon
dary 0 0 0 0 215 0 0 0 0 216
Email
Secon
dary 0 0 0 0 152 0 0 0 0 153
Mobile
Home 0 0 0 0 42 0 0 0 0 44
Phone
Home
Phone 0 0 0 0 2 0 0 0 0 3
#2
Totals 2378 2468 1571 850 451 221 54 16 3 8512
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Time Method 1 2 3 4 5 6 7 8 9
TTY/
TTD 0 0 0 0 19 0 0 0 0 19
Device
Jun
13,
2022
13.29: 0 0 0 0 451 0 0 0 0 457
04
CDT
Sub
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Jun
13,
2022 Primer 0 0 0 0 0 0 0 0 0 0
13:34: y SMS
04
CDT
Secon
dary 0 0 0 0 0 0 0 0 0 0
SMS
Primer
y 0 0 0 0 0 0 0 0 0 0
Email
Primer
y 0 0 0 0 0 0 0 0 0 0
Mobile
Secon
dary 0 0 0 0 0 0 0 0 0 0
Email
Secon
dary 0 0 0 0 0 159 0 0 0 160
Mobile
Home 0 0 0 0 0 37 32 0 0 71
Phone
Home
Phone 0 0 0 0 0 3 4 0 0 7
#2
Busine
ss 0 0 0 0 0 17 1.6 0 0 33
Phone
TTY/
TTD 0 0 0 0 0 5 2 0 0 7
Device
Totals 2378 2468 1571 850 451 221 54 16 3 8512
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Time Method 1 2 3 4 5 6 7 8 9
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13.34: 0 0 0 0 0 221 54 0 0 278
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Jun
13,
2022 Primar 0 0 0 0 0 0 0 0 0 0
13:38: y SMS
17
CDT
Secon
dary 0 0 0 0 0 0 0 0 0 0
SMS
Primer
y 0 0 0 0 0 0 0 0 0 0
Email
Pri mar
y 0 0 0 0 0 0 0 0 0 0
Mobile
Secon
dary 0 0 0 0 0 0 0 0 0 0
Email
Secon
dary 0 0 0 0 0 0 0 0 0 0
Mobile
Home 0 0 0 0 0 0 0 0 0 0
Phone
Home
Phone 0 0 0 0 0 0 0 5 0 5
#2
Busine
ss 0 0 0 0 0 0 0 10 1 11
Phone
TTV/
TTD 0 0 0 0 0 0 0 1 2 3
Device
Jun
13,
2022
13:38: 0 0 0 0 0 0 0 16 3 19
17
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Totals 2878 2468 1571 850 451 221 54 16 3 8512
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