Item 6 - Staff ReportCase No.
ZA25-0066
S T A F F R E P O R T
January 2, 2026
CASE NO: ZA25-0066
PROJECT: Zoning Change and Development Plan for Jane’s Place
EXECUTIVE
SUMMARY: Coleigh Homes on behalf of Todd Bush, are requesting approval of a Zoning
Change and Development Plan for Jane’s Place, on property described as Lot 1,
Janes Creek Addition, Tracts 3, 3C, 3C02, and 3D, J Childress Survey Abstract
No. 253, City of Southlake, Tarrant County, Texas, and located at 1318-1364 N.
Peytonville Avenue. Current Zoning: “AG” Agricultural District and “SF-1A” Single
Family Residential District. Requested Zoning: “RPUD” Residential Planned Unit
Development District. SPIN Neighborhood #5.
DETAILS: The project is located on the western side of N. Peytonville Avenue, south of Post
Oak Trail, and north of the Cross Timber Hils Addition coming off Woodbrook
Lane. The purpose of this request is to seek approval of an approximately 22-acre
development with 15 single family residential lots. The lots will range in size from a
minimum of approximately 45,454 square feet to a maximum of approximately
65,479 square feet.
Site Data Summary
Existing Zoning AG, SF-1A
Existing Land Use Low Density Residential
Proposed Zoning RPUD
Proposed Land Use Low Density Residential
Gross Acreage 22.27 acres
Minimum Lot Area 1.0 acre
Minimum Lot Width 100 ft
Open Space Required (10%) 97,008 sf
Open Space Provided 102,128 sf
Number of Residential Lots 15
Number of Open Space Lots 2
Residential Density 1.48
Department of Planning & Development Services
Case No.
ZA25-0066
Proposed RPUD Development Regulations
Minimum Front Yard Setback 40 ft
Minimum Side Yard Setback 20 ft
Minimum Rear Yard Setback 40 ft
Maximum Lot Coverage 40%
Accessory Structure Lot Coverage ≤ 2,000 sf
Minimum House Floor Area 5,500 sf
VARIANCES
REQUESTED: A variance is being requested to waive the requirement per Section 5.03.K.1 of the
Subdivision Ordinance that the existing dead-end street located in the Cross-
Timber Hills Addition, specifically Wood Creek Lane, will not be connected to this
development.
The applicant is requesting a variance to waive the requirement per Section 5.06
of the Subdivision Ordinance to construct sidewalks along the internal street
frontages as well as along N. Peytonville Avenue.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval for a Zoning Change and Development Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 3, dated January 2, 2026
(D) Surrounding Property Owners Map & Responses
SPIN Meeting Report
Corridor Planning Committee Report
PowerPoint Presentation
Plans
Narrative
Development Regulations
STAFF CONTACT: Ryan Firestone (817) 748-8127
Dennis Killough (817) 748-8072
Case No. Attachment A
ZA25-0066 Page 1
BACKGROUND INFORMATION
OWNER: Todd Bush
APPLICANT: Coleigh Homes
PROPERTY SITUATION: 1318-1364 N. Peytonville Avenue
PROPERTY DESCRIPTION: Lot 1, Janes Creek Addition, Tracts 3, 3C, 3C02, and 3D, J Childress
Survey Abstract No. 253
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District, “SF-1A” Single Family Residential District
PROPOSED ZONING: “RPUD” Residential Planned Unit Development
HISTORY: -The properties were annexed into the city in 1956 (Ordinance No. 50).
-A zoning change from “AG” Agricultural District to “SF-1A” Single Family
Residential District for 1354 N. Peytonville Avenue was approved by the
City Council on June 18, 1991.
-A Preliminary Plat was approved by the City Council on June 4, 1991, at
1354 N. Peytonville Avenue.
-A Final Plat was approved by the City Council on June 18. 1991, at 1354
N. Peytonville Avenue.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Low Density Residential”.
Low Density Residential Purpose and Definition: 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. 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.
Mobility & Master Thoroughfare Plan
The property is bounded by N. Peytonville Avenue to the East. N.
Peytonville Avenue is designated as a C2U, 2-lane undivided collector with
70 ft. of right of way.
Case No. Attachment A
ZA25-0066 Page 2
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan calls for a 5 to 8 ft. sidewalk along N.
Peytonville Avenue. Per the Subdivision Ordinance, a minimum 5 ft.
sidewalk is required along residential streets. The applicant is proposing
that no sidewalks be required along the residential street frontage or within
the Open Space.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The development will have one access onto N. Peytonville Avenue. The
proposed development does not exceed the traffic threshold criteria and
will not exceed 1000 or more vehicles in a day and will not exceed more
than 100 or more vehicles in a peak hour.
TREE PRESERVATION: If the development were proposed as traditional zoning it would comply
with the existing tree cover preservation requirements of the Tree
Preservation Ordinance. There is 68.38% of existing tree cover within the
development and under traditional zoning 40% of the existing tree cover is
required to be preserved. A total of 37.8% of existing tree cover is
proposed to be removed and 60.7% is proposed to be preserved.
UTILITIES: An existing 12” waterline is located within N. Peytonville Ave. to the east,
and a 6” waterline is located within Wood Creek Ln to the southwest. The
proposed development will connect a new 8” waterline to both the 6” and
12” waterlines to complete a looped system. An existing 10” sanitary
sewer line is located at the northwest corner of the property. A new 8”
sanitary sewer line will be routed along the new roadway for the proposed
development and connect to the existing 10” sanitary sewer line.
DRAINAGE: The property drains from the southeast to the northwest and ultimately into
the Higgins Branch Creek. The proposed drainage will capture runoff in a
storm drain system that outlets into an existing pond and then into the
Higgins Branch Creek. The Developer and the City are working together to
evaluate whether a future City Draiange project can be included with this
development. In addition, discharge of post development runoff must have
no adverse impact on downstream properties and must meet the
provisions of Ordinance No. 605.
CITIZEN INPUT: The following meetings were held to discuss the development:
A Corridor Planning Committee Meeting was held on June 23, 2025. The
report is included in the packet.
A SPIN Meeting was held on August 12, 2025. The report is included in the
packet.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 3, dated January 2,
2025.
Case No. Attachment B
ZA25-0066 Page 1
Case No. Attachment C
ZA25-0066 Page 1
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA25-0066 Review No.: Three Date of Review: 01/02/26
Project Name: Zoning Change and Development Plan – Jane’s Place
APPLICANT: Property Owner:
Torin Johnson and Jerry Statham Todd Busch
Coleigh Homes
817-713-0510
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/22/25 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 RYAN FIRESTONE AT (817) 748-8127.
1. A variance will be required for the dead-end street located in the Cross-Timber Hills Addition
Neighborhood that is supposed to be connected to the property you are developing. (Section
5.03.K.1, Subdivision Ordinance No. 483, as amended) A variance has been requested.
2. Provide sidewalks and/or trails in compliance with Subdivision Ordinance No. 483, as amended
and the Master Pathways Plan. A variance has been requested.
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 585-E. There is 68.38% of existing tree cover within the
development and under traditional zoning 40% of the existing tree cover is required to be preserved. A
total of 37.8% of existing tree cover is proposed to be removed and 60.7% 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.
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*
Case No. Attachment C
ZA25-0066 Page 2
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 Ordinance 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.
Public Works/Engineering Review
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
Case No. Attachment C
ZA25-0066 Page 3
E-mail: sendy@ci.southlake.tx.us
DRAINAGE COMMENTS:
* With the submittal of the civil construction plans for the Public Works Construction Permit, be sure
to update the Intensity Values to the most current version of the ISWM manual (9.76 for Tc-
10min).
* Please be aware that there is a large amount of runoff that flows from Peytonville through the
proposed Lot 1 in existing conditions. A drainage easement along the northern lot lines of Lots 1-
5 may be required to be dedicated to allow for future drainage improvements by the City. It may
also be an option the City would cost participate in upsizing the culvert that crosses below
Peytonville near the street intersection and connecting it to the proposed storm system.
* Drainage is a hot topic in this area. Please be prepared to discuss the proposed drainage design
in this area and any plans to help mitigate the drainage flow through Lot 1.
UTILITY COMMENTS:
* The minimum radius for both an 8” water and sanitary sewer shall be 200’. The radius of the
water and sewer pipes shall be shown on the civil construction plans when submitted for
permitting.
Case No. Attachment C
ZA25-0066 Page 4
Fire Department Review
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
GENERAL COMMENTS (INFORMATIONAL):
An automatic fire sprinkler system shall be installed in all residential structures that exceed 6,000
square feet, excluding porches and patios.
FIRE HYDRANT COMMENTS (INFORMATIONAL):
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinklered homes. (Hydrant overspacing was corrected)
Hydrants are required at intersecting streets and at intermediate locations between.
FIRE LANE COMMENTS (INFORMATIONAL):
Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot
outside turn radius.
Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for
approved turnaround.
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter
(IFC 503.1.1) of the structure on a "hose-lay" basis for un-sprinklered structures.
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, and be able to
support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW; IFC 503.2.3) A
vertical clearance of 14 feet must also be provided.
General Informational Comments
* No review of proposed signs is intended with this development plan. A separate building permit is
required prior to construction of any signs.
* Building permit(s) are required prior to commencement of any work.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
*
Case No. Attachment C
ZA25-0066 Page 5
* 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.
* All conditions of this zoning approval continue with any future requests related to the property.
* Denotes Informational Comment
Case No. Attachment D
ZA25-0066 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 LANGSTON, PATRICK SF1-A 1535 OAK LN 2.882871962 NR
2 MCGAHA PROTECTION
TRUST
SF1-A 1400 POST OAK
TRL
0.001647028 NR
3 ASKEW, GLENN SF1-A 1350 POST OAK
TRL
1.297857122 NR
4 MURDOCK, RICHARD SF1-A 1545 OAK LN 0.257354913 NR
5 HODKINSON MARK ALLEN SF1-A 1201 CYPRESS
CREEK CIR
1.090707416 NR
6 CARNAHAN, NANCY SF1-A 1435 N
PEYTONVILLE AVE
0.005103611 NR
7 ZAIS, THOMAS SF1-A 1241 CYPRESS
CREEK CIR
0.868975927 NR
8 CHATKUPT, PATRICK SF1-A 1351 POST OAK
TRL
1.312264679 NR
9 TRAYNOR, PAUL A SF1-A 1425 N
PEYTONVILLE AVE
0.381945086 NR
10 JANES PEYTONVILLE LLC SF1-A 1352 POST OAK
TRL
1.012466391 NR
11 ELLERMEYER, WILLIAM SF1-A 1338 FOREST LN 1.223637088 NR
12 BRADLEY, RANDOLPH J SF1-A 1375 N
PEYTONVILLE AVE
0.567256133 NR
13 STARKEL, MURRAY P SF1-A 1355 N
PEYTONVILLE AVE
0.535744471 NR
Case No. Attachment D
ZA25-0066 Page 2
14 PRESLEY, JASON SF1-A 1335 FOREST LN 0.940962193 NR
15 BLISS, JAMES D SF1-A 1337 FOREST LN 0.486065228 NR
16 BOITMANN, PAUL G AG 1325 N
PEYTONVILLE AVE
0.710181416 NR
17 BOITMANN, PAUL G AG 1315 N
PEYTONVILLE AVE
0.174706545 NR
18 CAUDAL, ANDREW SF1-A 1342 LAKEVIEW DR 0.175057067 NR
19 PORTER, PAUL SF1-A 1345 LAKEVIEW DR 1.03000443 NR
20 BURGESS, GLEN B AG 1253 N
PEYTONVILLE AVE
0.903516313 NR
21 KALAL, ALEXANDER SF1-A 1213 CROSS
TIMBER DR
1.023119561 NR
22 ROSSER, TIMOTHY SF1-A 1211 CROSS
TIMBER DR
0.765490802 NR
23 GREER, CHRISTOPHER SF1-A 1212 CROSS
TIMBER DR
1.224193055 NR
24 ALFORD, STEPHEN C SF1-A 1213 WOOD CREEK
LN
1.113732368 NR
25 ZEIGLER, JOHN W SF1-A 1332 HIDDEN GLEN
CT
0.99123938 NR
26 AROLFO, JOHNNIE SF1-A 1334 HIDDEN GLEN
CT
0.931785362 NR
27 ROBERTSON FAMILY TRUST SF1-A 1336 HIDDEN GLEN
CT
0.620642916 NR
28 SUN, YI SF1-A 1210 CROSS
TIMBER DR
0.44805615 NR
29 MCCALL, DANIEL SF1-A 1211 WOOD CREEK
LN
0.221721169 NR
30 WHITT, GARY SF1-A 1225 N
PEYTONVILLE AVE
0.086122898 NR
31 MITCHELL, MARK E SF1-A 1825 SLEEPY
HOLLOW TRL
4.367683187 NR
32 SEIPEL, HENRY S RPUD 1600 KINGS CT 1.17464006 NR
33 HANAZONOTAMAYA INC SF1-A 1281 CYPRESS
CREEK CIR
1.23535195 NR
34 GAMBLE, RON H SF1-A 1347 LAKEVIEW DR 1.755278223 NR
35 OLIVO, RYAN SF1-A 1210 WOOD CREEK
LN
1.059345444 NR
36 HANLE, W SCOTT SF1-A 1339 HIDDEN GLEN
CT
0.911481783 NR
37 ROBINSON, DONNA B SF1-A 1209 CROSS
TIMBER DR
1.121900064 NR
38 WOODS, JASON SF1-A 1335 HIDDEN GLEN
CT
0.982222702 NR
39 PRINCE, MARK SF1-A 1209 WOOD CREEK
LN
1.208267257 NR
40 SUPERINTENDENT OF
CARROLL ISD
NR
41 SUPERINTENDENT OF
GRAPEVINE COLLEYVILLE
ISD
NR
42 SUPERINTENDENT OF NR
Case No. Attachment D
ZA25-0066 Page 3
NORTHWEST ISD
43 SUPERINTENDENT OF
KELLER ISD
NR
1000 JANES PEYTONVILLE LLC AG 1330 N
PEYTONVILLE AVE
5.313341912
1001 JANES PEYTONVILLE LLC SF1-A 1354 N
PEYTONVILLE AVE
1.751083542
1002 JANES PEYTONVILLE LLC AG 1318 N
PEYTONVILLE AVE
8.61265225
1003 JANES PEYTONVILLE LLC AG 1360 N
PEYTONVILLE AVE
5.007619409
1004 JANES PEYTONVILLE LLC AG 1364 N
PEYTONVILLE AVE
1.771943773
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: 43
Responses Received
within 300’: 0