Item 7A - Staff Report
Case No.
ZA26-0014
Department of Planning & Development Services
S T A F F R E P O R T
May 11, 2026
CASE NO: ZA26-0014
PROJECT: Zoning Change and Development Plan for Bear Hollow EXECUTIVE
SUMMARY: Jody Boyd is requesting approval of a Zoning Change and Development Plan for
Bear Hollow on property described as Lots 1A, 1B, 2, and 3, Parkers Corner, and
Tract 2A02, Jesse G. Allen Survey Abstract 18 and located at 300, 500, 504, 600,
and 684 Davis Boulevard. Current Zoning: “SF-1A” Single Family Residential
District and “RE-5” Single Family Residential Estate District. Requested Zoning:
“RPUD” Residential Planned Unit Development. SPIN Neighborhood #11.
DETAILS: The purpose of this request is to seek Zoning Change and Development Plan
approval for a 20.97-acre single-family residential development. The property is
located on the west side of Davis Boulevard, south of W. Southlake Boulevard,
and the requested zoning is “R-PUD” Residential Planned Unit Development. The
proposal includes 36 single family residential with a proposed minimum lot area of
11,000 SF, a proposed minimum average lot area of 13,000 SF. The Development
Plan proposes an average lot area of 14,259 SF and an open space area of 6.13-
acres (29.22 %). The gross density is 1.71 dwelling units per acre.
On April 23, 2026 the Planning and Zoning Commission recommended approval
(5-0), noting the applicant’s agreement to bring renderings looking from east to
west and also west to east along Davis Boulevard.
Residential Data Summary
Existing Zoning SF-1A and RE
Existing Land Use Mixed Use
Proposed Land Use Mixed Use
Proposed Zoning R-PUD
Number of Residential
Lots
36
Average Res. Lot Size
(s.f.)
14,259
Gross Density 1.71
Gross Area 20.97 ac
Open Space (s.f.) 6.13 ac
Open Space % 29.22%
ACTION NEEDED: 1) Consider 1st Reading Approval
Item 7A
Case No.
ZA26-0014
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 2, dated March 6, 2026
(D) Surrounding Property Owners Map and Responses
(E) Ordinance 480-843
PowerPoint Presentation
Plans
Corridor Planning Committee Report
SPIN Meeting Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Case No. Attachment A
ZA26-0014 Page 1
BACKGROUND INFORMATION
OWNER: Gregory G. Kuelbs
APPLICANT: Jody Boyd
PROPERTY SITUATION: 300, 500, 504, 600, and 684 Davis Blvd.
LEGAL DESCRIPTION: Lots 1A, 1B, 2, and 3, Parkers Corner, and Tract 2A02, Jesse G. Allen
Survey Abstract 18
LAND USE CATEGORY: Mixed Use, 100-Year Floodplain
CURRENT ZONING: “SF-1A” Single Family Residential District and “RE-5” Single Family
Residential Estate District
PROPOSED ZONING: “R-PUD” Residential Planned Unit Development
HISTORY: The properties were annexed into the City in 1957 with Ord. No. 78.
- A Final Plat (ZA85-036) was approved in December of 1981 for Lots 1-5,
Parker’s Corner Addition.
- November 19, 2024; A Zoning Change and Site Plan/Development Plan
was denied by City Council for a senior living (age 62+) community for up
to 210 total residences (ZA24-0051).
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designations for the site are Mixed Use and 100-Year
Floodplain.
Mixed Use Purpose: To provide an option for large‐scale,
master‐planned, Mixed Use developments that combine land uses such as
office facilities, shopping, dining, parks, and residential uses.
Definition: The range of activities permitted, the diverse natural features,
and the varying proximity to thoroughfares of areas in the Mixed Use
category necessitates comprehensively planned and coordinated
development. New development must be compatible with and not intrusive
to existing development. Further, special attention should be placed on the
design and transition between different uses. Typically, the Mixed Use
designation is intended for medium‐ to higher‐intensity office buildings,
hotels, commercial activities, retail centers, and residential
uses. Nuisance‐free, wholly enclosed light manufacturing and assembly
uses that have no outdoor storage are permitted if designed to be
compatible with adjacent uses. Other suitable activities are those
permitted in the Public Parks/Open Space, Public/Semi‐Public, Low
Density Residential, Medium Density Residential, Retail Commercial, and
Office Commercial categories.
Floodplain Purpose and Definition: The Floodplain category illustrates
Case No. Attachment A
ZA26-0014 Page 2
areas designated by the August 1995 Federal Emergency Management
Agency (FEMA) maps as being in the 100‐year floodplain. The “floodplain”
is an expanse of natural vegetation and wildlife and should be preserved
as natural open area. Within the floodplain is “floodway” that must be kept
free of encroachment in order that the 100‐year flood may be carried
without harmful increases in the height of flood waters. Although it is not to
be encouraged, the portion of the floodplain not in the floodway may be
reclaimed for development under certain circumstances if in accordance
with FEMA regulations. The designated land use for areas of reclaimed
floodplain is that of the immediately adjacent land use category. This
designation may also include environmentally sensitive areas, habitats, or
wetlands that may not be in FEMA identified floodplains.
Mobility & Master Thoroughfare Plan
The site plan shows two driveways onto Davis Boulevard. The Master
Thoroughfare Plan designates Davis Boulevard as an “A6D” 130’ to 140’
divided arterial road.
A 5-foot sidewalk currently exists along the east side of Davis Boulevard
and Randoll Mill Avenue. This section of Davis Boulevard is designated to
have a sidewalk of a minimum 5-foot width. The Master Pathways Plan
also calls for an 8-foot multi-use trail on the western side of the property.
TRANSPORTATION
ASSESSMENT: Area Road and Network Conditions
The site proposes two primary access points along Davis Boulevard,
each aligned with planned median openings on Davis Boulevard..
Case No. Attachment A
ZA26-0014 Page 3
Traffic Impact:
The project does not exceed the traffic threshold criteria of the Driveway
Ordinance No. 634 that would require a full Traffic Impact Analysis.
TREE PRESERVATION: There is 52.95% of existing tree cover. A total of 50.51% of existing tree
cover is proposed to be preserved and 49.49 proposed to be removed.
UTILITIES: The site is served by a 6-inch water line main and by a 15-inch sewer main
along Davis Boulevard.
DRAINAGE: The project is proposing a storm drain system that outlets into the existing
creek behind the development.
PLANNING AND ZONING
COMMISSION ACTION: April 7, 2026: Meeting cancelled due to lack of quorum.
April 23, 2026: Approved: (5-0) subject to the Staff Report dated April 17,
2026 and the Development Plan Review Summary No. 2, dated March 12,
2026, noting the applicant’s agreement to bring renderings looking from
east to west and also from west to east along Davis Boulevard.
CITIZEN INPUT: This item was heard at the January 28, 2026 Corridor Planning Committee.
This item was heard at the March 24, 2026 SPIN Meeting.
STAFF COMMENTS: Attached is Zoning Change and Development Plan Review Summary
No. 2, dated March 12, 2026
Case No. Attachment B
ZA26-0014 Page 1
Case No. Attachment D
ZA26-0014 Page 1
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA26-0014 Review No.: Two Date of Review: 03/12/26
Project Name: Zoning Change and Development Plan – Bear Hollow
APPLICANT: Bridgerock Developments,
LLC.
OWNER:
Jody Boyd Gregory G. Kuelbs
180 State St., Ste. 225 1831 River Oaks Dr.
Southlake, TX 76092 Westlake, TX 76262
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
03/03/26 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.
1. Consult with USPS regarding postal delivery. The USPS may require a cluster mailbox or mail
kiosk. Identify a location (or locations) and a design exhibit for kiosk(s) if a structure and/or
parking is proposed. Add any regulations needed to the RPUD zoning regulations.
Tree Conservation/Landscape Review
Case No. ZA26-0014 Review No. Three Dated: April 2, 2026 Number of Pages: 2_
Project Name: 300-684 Davis Blvd. - Bear Hollow Residential Development (Zoning/Development Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
===============================================================================
The following comments are based on the review of plans received on March 30, 2026 . Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or
City Council. It is the applicant’s responsibility to contact the department representative shown above and
make modifications as required by the comment.
===============================================================================
TREE CONSERVATION COMMENTS:
1. The proposed masonry wall along the east side of the property will most likely conflict with
some of the existing trees proposed to be protected. Particularly within the southeast corner,
Lots 11, 12, 13, 14.
2. If the development were proposed as straight zoning the proposed existing tree cover
preservation would comply with the Existing Tree Cover Preservation Requirements of the
Tree Preservation Ordinance 585-E, but only by 1.66%. There is 52.95% of existing tree cover
and a minimum of 50% would be required to be preserved. A total of 51.66% is proposed to be
preserved and 48.34% is proposed to be removed.
Case No. Attachment D
ZA26-0014 Page 2
* 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.
* 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
Case No. Attachment D
ZA26-0014 Page 3
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.
LANDSCAPE COMMENTS:
* Existing tree credits are proposed to be taken for thirteen (13) of the required twenty-one (21)
landscape canopy trees within the east bufferyard. Existing tree credits shall only be granted if the
tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have been
met as determined at the time of inspection for release for home construction.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
GENERAL COMMENTS:
1. The minimum right-of-way requirement for a cul-de-sac is a 60’ radius, however, a 55’
radius with a 5’ pedestrian access easement can be provided in lieu of a 60’ radius.
2. Please be aware that any modification to the roadway pavement other than concrete will
be required to maintained by the HOA.
GRADING AND DRAINAGE:
3. Please be sure that the I-values are based on the most current version of the ISWM
manual.
* Please be aware that a drainage easement for the existing creek at the rear of the lot will
be required. The easement shall be sized to contain the 100-yr storm plus 1' of freeboard.
* Lots along the westernmost side of the development will require minimum finish floor
elevations.
* If detention is not being proposed for the increase in runoff, then documentation
supporting and certifying that detention is not necessary will be required prior to approval
of construction plans. Discharge of post development runoff must have no adverse impact
on downstream properties and meet the provisions of Ordinance No. 605.
* Work within the floodplain will require approval of a Floodplain Development Permit.
UTILITY
* The proposed sanitary sewer line within the open space lot will be required to be located
within a minimum 15’ easement.
* TxDOT approval will be required for sidewalk, street connection and water line
connections. The waterline connections will be required to be bored, unless TxDOT
approves an open cut.
* The minimum radius for an 8” waterline is 200’.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment D
ZA26-0014 Page 4
Fire Department Review
GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in all residential structures that exceed
6,000 square feet, excluding porches and patios.
If a gated entry/exit point is proposed, it must be equipped with an Opticom or KS-2 switch for
opening the gate electronically, as well as a means for manual opening of the gate.
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with
un-sprinklered homes. (Hydrants between lot 6 and 36 are over spaced)
Hydrants are required at intersecting streets and at intermediate locations between.
FIRE LANE COMMENTS:
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 access roads in residential subdivision must be at least 31 ft. back of curb to back of curb.
(Standard street width)
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment D
ZA26-0014 Page 5
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* Ensure all street names are unique within Southlake and the Zip Code.
* Building permit(s) are required prior to commencement of any work.
* 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.
* A permit from TxDOT must be obtained prior to any curb cut along F.M. 1709, F.M. 1938, and
S.H. 114.
* The Section 5 of the Subdivision Ordinance No. 483, as amended, established criteria to ensure
continuity of the City’s Street system. As such, Kuelbs Court is configured to allow extension into
the adjoining tract to the north. A barricade and signage giving notice of a future through street will
be required with street construction. (Section 5.01B, 5.03.K).
* Denotes Informational Comment
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Case No. Attachment D
ZA26-0014 Page 6
SPO # Owner Zoning Physical Address Acreage Response
1 LYNBA HOLDINGS LLC AG 220 DAVIS BLVD 0.25 NR
2 LYNBA HOLDINGS LLC RE5 200 DAVIS BLVD 2.96 NR
3 AJLOUNI, RAED AG
2415 W SOUTHLAKE
BLVD 0.21 NR
4 QUINONES, MICHAEL C SF1-A 109 BROCK DR 0.34 NR
5
RIDGEVIEW AT SOUTHLAKE
HOMEWON TZD
324 WINDING RIDGE
TRL 0.45 NR
6 VARGAS, PERRY W SF1-A 209 BROCK DR 0.97 NR
7 KAMIREDDY, NALINI TZD
420 WINDING RIDGE
TRL 0.02 NR
8 CASTRO, ANDRES M TZD
424 WINDING RIDGE
TRL 0.09 NR
9 MORGAN, ERIC SF1-A 303 BROCK DR 1.01 NR
10
RIDGEVIEW AT SOUTHLAKE
HOMEWON TZD 451 DAVIS BLVD 0.03 NR
11
RIDGEVIEW AT SOUTHLAKE
HOMEWON TZD
500 WINDING RIDGE
TRL 0.44 NR
12 PAPILLARD, MARJORIE S SF1-A 319 BROCK DR 0.59 NR
13 KHAN, SAUD TZD
504 WINDING RIDGE
TRL 0.09 NR
14 SU, VAN TZD
508 WINDING RIDGE
TRL 0.05 NR
Case No. Attachment D
ZA26-0014 Page 7
15 PAPILLARD, MARJORIE S SF1-A 329 BROCK DR 0.35 NR
16 CIUNCIUSKY, ALEX TZD
512 WINDING RIDGE
TRL 0.04 NR
17 CREEKSIDE LAND COMPANY LTD RPUD
2400 LOWER BROOK
CT 2.78 NR
18 UPADHYAYULA, SRIRAMA TZD
516 WINDING RIDGE
TRL 0.05 NR
19 VILLAS OF HIDDEN KNOLL HOA TZD
524 WINDING RIDGE
TRL 0.48 NR
20 KIM, SANGTAE TZD
520 WINDING RIDGE
TRL 0.06 NR
21 VILLAS OF HIDDEN KNOLL HOA TZD
528 WINDING RIDGE
TRL 0.05 NR
22 VILLAS OF HIDDEN KNOLL HOA TZD
600 WINDING RIDGE
TRL 0.52 NR
23 GALLEGOS, MIRIAM TZD
604 WINDING RIDGE
TRL 0.11 NR
24 TIA LUNA LIVING TRUST RPUD
2401 LOWER BROOK
CT 0.20 NR
25 NALLIAH, RAJAGURU TZD
608 WINDING RIDGE
TRL 0.19 NR
26 MCGEE, GRANT TZD
612 WINDING RIDGE
TRL 0.15 NR
27 C&T LAWNS LLC AG 2440 MICHAEL DR 0.04 NR
28 CT PLUS 4 LLC AG 2420 MICHAEL DR 0.95 NR
29 JOHNSON, GEORGE AG 2390 MICHAEL DR 1.05 NR
30 HPI SOUTHLAKE STORAGE LLC SP1 750 DAVIS BLVD 2.11 NR
31 MATHIS, JESSICA D AG 755 DAVIS BLVD 0.22 NR
32 JOSEPH PENNINGTON INC AG 864 DAVIS BLVD 0.55 NR
33 ZVONECEK, BRIAN AG 855 DAVIS BLVD 0.58 NR
34
RIDGEVIEW AT SOUTHLAKE
HOMEWON TZD 512 BLUFFVIEW TER 0.59 NR
35 VILLAS OF HIDDEN KNOLL HOA TZD
610 WINDING RIDGE
TRL 0.06 NR
36 BASANI, PRASAD TZD
616 WINDING RIDGE
TRL 0.28 NR
37 JENAL FAMILY LIVING TRUST TZD
416 WINDING RIDGE
TRL 0.27 NR
38 PRANEETHA, KRANTHI TZD
412 WINDING RIDGE
TRL 0.2750654 NR
39 SAIBABA LIVING TRUST TZD
408 WINDING RIDGE
TRL 0.27 NR
40 K & B PROPERTIES LP AG 2365 MICHAEL DR 0.54 NR
41 JOSEPH PENNINGTON INC AG 860 DAVIS BLVD 1.15 NR
42 QUINN, WILLIAM AG 2435 MICHAEL DR 0.55 NR
43 C&T LAWNS LLC AG 2425 MICHAEL DR 1.11 NR
Case No. Attachment D
ZA26-0014 Page 8
44 RBJH REAL ESTATE LLC AG 2395 MICHAEL DR 1.04 NR
45 QUINONES, MICHAEL C SF1-A 105 BROCK DR 0.48 NR
46 CREEKSIDE LAND COMPANY LTD SF1-A 250 BROCK DR 1.22 NR
47 CREEKSIDE LAND COMPANY LTD RPUD
2524 PARK GROVE
LOOP 0.54 NR
48 BRENNAN, JOE RPUD
2528 PARK GROVE
LOOP 0.57 NR
49 BLACK, THOMAS RPUD
2405 LOWER BROOK
CT 0.39 NR
50 MCCALL, HAROLD L SF1-A 320 BROCK DR 1.11 NR
51 ARORA, RAMAN RPUD
2532 PARK GROVE
LOOP 0.64 NR
52 CREEKSIDE LAND COMPANY LTD RPUD
2520 PARK GROVE
LOOP 0.37 NR
53 CREEKSIDE LAND COMPANY LTD RPUD
110 STONY BROOK
WAY 3.59 NR
54 SOUTHLAKE BAPTIST CHURCH INC CS
2417 W SOUTHLAKE
BLVD 8.85 NR
55
SUPERINTENDENT OF CARROLL
ISD NR
56
SUPERINTENDENT OF GRAPEVINE
COLLEYVILLE ISD NR
57
SUPERINTENDENT OF
NORTHWEST ISD NR
58 SUPERINTENDENT OF KELLER ISD NR
1000 KUELBS, GREGORY G RE5 600 DAVIS BLVD 3.06
1001 KUELBS, GREGORY G RE5 300 DAVIS BLVD 6.18
1002 KUELBS, GREGORY G RE5 504 DAVIS BLVD 2.10
1003 KUELBS, GREGORY G SF1-A 684 DAVIS BLVD 5.09
1004 KUELBS, GREGORY G RE5 500 DAVIS BLVD 5.57
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Forty-four (44)
Responses Received within 300’: In Favor: Opposed: Undecided: No Response
Case No. Attachment F
ZA26-0014 Page 1