Item 7A - Staff Report13 CITY OF Item 7A
SOUTHLAI<,,E
Department of Planning & Development Services
STAFF REPORT
January 26, 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, and Tracts 3, 3C, 3CO2, 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 development will have one
primary vehicular entry from N. Peytonville Avenue with a resident -only gated
access point. 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 Gross
0.67 DU/Ac.
Case No.
ZA25-0066
VARIANCES
REQUESTED
ACTION NEEDED:
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
The following variances are requested under the Residential Planned Unit
Development Regulations:
A variance is being requested to waive the requirement per Section 5.03.K.1 ofthe
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.
Private streets are not permitted in new residential subdivisions (Section 5.04
Subdivision Ordinance No. 483, as amended). A variance has been request has
been added to the RPUD Development Regulations. If approved as requested,
private streets are subject to the requirements of 5.05, Subdivision Ordinance No.
483, as amended.
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.
Allow residential Lot Coverage of 40%.
Allow detention area to exceed 25% of open space area if a storm water oversizing
agreement is reached.
1) Consider 11t Reading Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Revised Development Plan Review Summary No. 4, dated January
26, 2026
STAFF CONTACT:
(D) Surrounding Property Owners Map & Responses
Ordinance No. 480-840
SPIN Meeting Report
Corridor Planning Committee Report
PowerPoint Presentation
Plans
Narrative
Development Reaulations
Ryan Firestone (817) 748-8127
Dennis Killough (817) 748-8072
Case No.
ZA25-0066
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, 3CO2, and 3D, J Childress
Survey Abstract No. 253
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "AG" Agricultural District, "SF-1X 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-1 A" 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 Thorou_phfare Plan
The property is bounded by N. Peytonville Avenue to the East. N.
Peytonville Avenue is designated as a C2U, 2-lane undivided collectorwith
70 ft. of right of way.
Case No. Attachment A
ZA25-0066 Page 1
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 38.4% of existing tree cover is
proposed to be removed and 61.6% 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 Drainage 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.
PLANNING AND
ZONING COMMISSION: January 8, 2026; Denied (4-2) subject to the Staff Report dated January 8,
2026, and subject to Development Plan Review Summary No. 3, dated
January 8, 2026, noting the following:
• Noting that the only real concerns that we have are with respect to
the drainage as presented and that more information is needed
Case No. Attachment A
ZA25-0066 Page 2
with regard to the actual numbers on retention/detention and the
flow of the water.
• Noting specifically that there were no comments on lot size or the
development other than the entrance and absent drainage, there
was good feedback.
Noting that there is concern about the eventual outlet and the
length of the piping as well as the drainage on the westernmost
portion of the property.
STAFF COMMENTS: Attached is Revised Development Plan Review Summary No. 4, dated
January 26, 2025.
Case No.
ZA25-0066
Attachment A
Page 3
Vicinity Map
13181 13301 13541 1360, 1364 N. Peytonville Avenue
15 4604 "
1795 14 ,
` 1825 .a; 1450 %' 2� 0 260
1400 CYPRESS CREEK
1535
b
1545 �, 6.,
..,
1350 — 1201 T'
1241
Wit, 142t
1364 i351 a
352.
f
38 _ 1375r
1360;�' 1330
1337 425
LU
- • 9 .LU
1342 �
1345 ' - 1253
133$'` 1211
1210,
1347' FiIDTJEN . O f,1211
t . ,r " mar OQ ':-
1 ' •..12 0 C 1709
LU
12 1337 11335 r x 1209` 1 CO 1205
r_
`.
L 101
43 1� p 41 8 12 v
.. 1.. 134 433
0 000.04 0.0
Miles
ZA25-0066
r.
m
�r milt/
Case No.
ZA25-0066
Attachment B
Page 1
Case No.: ZA25-0066
REVISED DEVELOPMENT PLAN REVIEW SUMMARY
Review No.: Four
Project Name: Zoning Change and Development Plan — Jane's Place
APPLICANT:
Torin Johnson and Jerry Statham
Coleigh Homes
817-713-0510
Property Owner:
Todd Busch
Date of Review: 01/26/26
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
1/23/26 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.
Dead-end streets are not permitted. A street ROW dedication located in the Cross -Timber Hills
Addition Neighborhood that is supposed to be connected to the property being developed.
(Section 5.03.K.1, Subdivision Ordinance No. 483, as amended). A variance has been request
has been added to the RPUD Development Regulations.
2. Provide sidewalks and/or trails in compliance with Subdivision Ordinance No. 483, as amended
and the Master Pathways Plan. A variance has been request has been added to the RPUD
Development Regulations.
3. Private streets are not permitted in new residential subdivisions (Section 5.04 Subdivision
Ordinance No. 483, as amended). A variance has been request has been added to the RPUD
Development Regulations. If approved as requested, private streets are subject to the
requirements of 5.05, Subdivision Ordinance No. 483, as amended.
4. Correct the density calculation to correctly reflect both gross residential density and net residential
density (Dwelling Units/Gross Acres & Dwelling Units/Net Acres — less all street ROW/access
easement area).
5. Ensure plan reflects right-of-way dedication in accordance with the City's Master Mobility Plan for
N. Peytonville Avenue that requires a minimum 70' wide ROW (min. 35' from both sides of the
established centerline). Dedication will be required as part of the subdivision platting.
6. Verify mail delivery service with the Postmaster. If individualized home delivery is not to be
provided, show the location of the neighborhood mailbox. If a structure is proposed, provide an
architectural rendering.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
Case No. Attachment C
ZA25-0066 Page 1
* 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*
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.
Case No. Attachment C
ZA25-0066 Page 2
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
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 3
Fire Department Review
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez@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 4
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, Roadway, 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 C
ZA25-0066 Page 5
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
�vPres�«ex ae _ _
i--------------------------m------------------------- ns
SPO #
Owner
Zoning
Physical Address
Acreage
Response
1
LANGSTON, PATRICK
SF1-A
1535 OAK LN
2.882871962
O
2
MCGAHA PROTECTION
SF1-A
1400 POST OAK
0.001647028
NR
TRUST
TRL
3
ASKEW, GLENN
SF1-A
1350 POST OAK
1.297857122
NR
TRL
4
MURDOCK, RICHARD
SF1-A
1545 OAK LN
0.257354913
NR
5
HODKINSON MARK ALLEN
SF1-A
1201 CYPRESS
1.090707416
NR
CREEK CIR
6
CARNAHAN, NANCY
SF1-A
1435 N
0.005103611
NR
PEYTONVILLE AVE
7
ZAIS, THOMAS
SF1-A
1241 CYPRESS
0.868975927
NR
CREEK CIR
8
CHATKUPT, PATRICK
SF1-A
1351 POST OAK
1.312264679
NR
TRL
9
TRAYNOR, PAUL A
SF1-A
1425 N
0.381945086
NR
PEYTONVILLE AVE
10
JANES PEYTONVILLE LLC
SF1-A
1352 POST OAK
1.012466391
NR
TRL
11
ELLERMEYER, WILLIAM
SF1-A
1338 FOREST LN
1.223637088
NR
12
BRADLEY, RANDOLPH J
SF1-A
1375 N
0.567256133
NR
PEYTONVILLE AVE
13
STARKEL, MURRAY P
SF1-A
1355 N
0.535744471
NR
PEYTONVILLE AVE
Case No. Attachment D
ZA25-0066 Page 1
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
0.710181416
NR
PEYTONVILLE AVE
17
BOITMANN, PAUL G
AG
1315 N
0.174706545
NR
PEYTONVILLE AVE
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
0.903516313
NR
PEYTONVILLE AVE
21
KALAL, ALEXANDER
SF1-A
1213 CROSS
1.023119561
NR
TIMBER DR
22
ROSSER, TIMOTHY
SF1-A
1211 CROSS
0.765490802
NR
TIMBER DR
23
GREER, CHRISTOPHER
SF1-A
1212 CROSS
1.224193055
NR
TIMBER DR
24
ALFORD, STEPHEN C
SF1-A
1213 WOOD CREEK
1.113732368
NR
LN
25
ZEIGLER, JOHN W
SF1-A
1332 HIDDEN GLEN
0.99123938
NR
CT
26
AROLFO, JOHNNIE
SF1-A
1334 HIDDEN GLEN
0.931785362
NR
CT
27
ROBERTSON FAMILY TRUST
SF1-A
1336 HIDDEN GLEN
0.620642916
NR
CT
28
SUN, YI
SF1-A
1210 CROSS
0.44805615
NR
TIMBER DR
29
MCCALL, DANIEL
SF1-A
1211 WOOD CREEK
0.221721169
NR
LN
30
WHITT, GARY
SF1-A
1225 N
0.086122898
NR
PEYTONVILLE AVE
31
MITCHELL, MARK E
SF1-A
1825 SLEEPY
4.367683187
NR
HOLLOW TRL
32
SEIPEL, HENRY S
RPUD
1600 KINGS CT
1.17464006
NR
33
HANAZONOTAMAYA INC
SF1-A
1281 CYPRESS
1.23535195
O
CREEK CIR
34
GAMBLE, RON H
SF1-A
1347 LAKEVIEW DR
1.755278223
NR
35
OLIVO, RYAN
SF1-A
1210 WOOD CREEK
1.059345444
NR
LN
36
HANLE, W SCOTT
SF1-A
1339 HIDDEN GLEN
0.911481783
NR
CT
37
ROBINSON, DONNA B
SF1-A
1209 CROSS
1.121900064
NR
TIMBER DR
38
WOODS, JASON
SF1-A
1335 HIDDEN GLEN
0.982222702
NR
CT
39
PRINCE, MARK
SF1-A
1209 WOOD CREEK
1.208267257
NR
LN
40
SUPERINTENDENT OF
NR
CARROLL ISD
41
SUPERINTENDENT OF
NR
GRAPEVINE COLLEYVILLE
ISD
42
SUPERINTENDENT OF
NR
Case No. Attachment D
ZA25-0066 Page 2
NORTHWEST ISD
43
SUPERINTENDENT OF
NR
KELLER ISD
1000
JANES PEYTONVILLE LLC
AG
1330 N
5.313341912
PEYTONVILLE AVE
1001
JANES PEYTONVILLE LLC
SF1-A
1354 N
1.751083542
PEYTONVILLE AVE
1002
JANES PEYTONVILLE LLC
AG
1318 N
8.61265225
PEYTONVILLE AVE
1003
JANES PEYTONVILLE LLC
AG
1360 N
5.007619409
PEYTONVILLE AVE
1004
JANES PEYTONVILLE LLC
AG
1364 N
1.771943773
PEYTONVILLE AVE
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: 43
Responses Received within 300':
In Favor: 0 Opposed: 2 Undecided: 0
Case No. Attachment D
ZA25-0066 Page 3