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Item 6C - Staff Report Case No. ZA26-0022 Department of Planning & Development Services S T A F F R E P O R T May 22, 2026 CASE NO: ZA26-0022 PROJECT: Zoning Change and Development Plan for Breeze Way at Carroll EXECUTIVE SUMMARY: Curtis Young on behalf of Project Holy Grail, LLC and Project Breezeway, LLC is requesting approval of a Zoning Change and Development Plan for Breeze Way at Carroll on property described as Lots 2, 25, and 26, O.W. Knight #899 Addition , and located at 940 S. Carroll Avenue and 1000 -1040 Breeze Way. Current Zoning: “SF-20A” Single Family Residential District, “R-PUD” Residential Planned Unit Development District, and “CS” Community Services District. Requested Zoning: “SF-20A” Single Family Residential District. SPIN Neighborhood #9. DETAILS: The purpose of this request is to seek Zoning Change and Development Plan approval for a 3.47-acre single-family development. The property is located on the southwest side of S. Carroll Avenue, and the requested zoning is “SF-20A” Single Family Residential District. Option 1 proposes six single-family residential lots with an average lot area of approximately 24,830 square feet. The development would result in a gross density of 1.73 dwelling units per acre and includes access provided through a private road easement. Option 2 proposes six single-family residential lots with an average lot area of approximately 20,982 square feet. The development would result in a gross density of 1.73 dwelling units per acre and includes access provided through a public road. VARIANCES REQUESTED : Option 1 only: Every lot shall abut a public street or private street meeting the requirements of the City Ordinances (Sect. 8.01A, Subd. Ord. No. 483, as amended). Additionally, new residential lots may only convert to private streets in accordance with Sect. 5.04, Subd. Ord. No. 483, as amended. The applicant proposes Lots 3 -5 to abut a private access easement. (Variance Requested) If approved the private access easement and paved surface must meet the City of Southlake Fire Department requirements for residential access. Option 2 only: Buffer lots: With the exception of lots or tracts in the Manufactured Housing district, Item 6C Case No. ZA26-0022 a minimum 30,000 square foot lots shall be required on all lots adjacent to platted property zone SF -1 or RE meeting the requirements of the City Ordinances (Sect. 8.01(G), Subd. Ord. No. 483, as amended). The applicant proposes Lots 3 and 4 to be less than 30,000 SF. Additionally, Subdivision Ordinance No. 483, Section 8.01(C), as amended, does not allow double fronted residential lots. The development plan as presented would create two double-fronted residential lots to the south of Lots 3 and 4 , where the public road abuts the rear lot boundary of two residential lots that front Sarah Park Trail a public street in Timarron, Wyndsor Creek. Both options: A variance to Tree Preservation Ordinance No. 585 -E to reduce the tree preservation requirement from 70% to 45%. Residential Data Summary (Option 1) Existing Zoning SF-20A, R-PUD, and CS Existing Land Use Medium Density Residential Proposed Land Use Medium Density Residential Proposed Zoning SF-20A Number of Residential Lots 6 Average Res. Lot Size (s.f.) 24,830 Gross Density 1.73 Gross Acreage 3.47-acres Net Acreage 3.42-acres Residential Data Summary (Option 2) Existing Zoning SF-20A, R-PUD, and CS Existing Land Use Medium Density Residential Proposed Land Use Medium Density Residential Proposed Zoning SF-20A Number of Residential Lots 6 Average Res. Lot Size (s.f.) 20,982 Gross Density 1.73 Gross Acreage 3.47-acres Net Acreage 3.42-acres Case No. ZA26-0022 ACTION NEEDED: 1) Consider 2nd Reading Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Development Plan Review Summary No. 3, dated May 22, 2026 (D) Surrounding Property Owners Map and Responses (E) Ordinance 480 -846 PowerPoint Presentation Plans Corridor Planning Committee Report SPIN Report STAFF CONTACT: Dennis Killough (817) 748-8072 Ryan Firestone (817) 748-8127 Case No. Attachment A ZA26-0022 Page 1 BACKGROUND INFORMATION OWNER: Project Holy Grail, LLC and Project Breezeway, LLC APPLICANT: Curtis Young PROPERTY SITUATION: 940 S. Carroll Ave. and 1000-1040 Breeze Way LEGAL DESCRIPTION: Lots 2, 25, and 26 O.W. Knight #899 Addition LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “SF-20A” Single Family Residential District , “R-PUD” Residential Planned Unit Development District, “CS” Community Service District PROPOSED ZONING: “SF-20A” Single Family Residential District HISTORY: 940 S. Carroll Ave was annexed into the City in 1956. 1000-1040 Breeze Way were annexed into the city in 1957. A Variance to Ordinance No. 480, Section 8.5 (c) which requires a minimum side yard setback of fifteen feet for structures constructed in the “CS” Community Service District to allow a minimum side yard of eleven feet (ZBA-185) was approved in 1993 for 940 S. Carroll Ave. A Zoning Change and Concept Plan (ZA20 -0045) was approved in 2020 for lots 25 and 26, O.W. Knight No. 899 Addition. A Plat Showing (ZA21-0002) was approved in 2021 for Lots 25 and 26, O.W. Knight No. 899 Addition. The previously existing house on Lot 25, O.W. Knight No. 899 Addition was demolished in 2021. SOUTHLAKE COMPREHENSIVE PLAN: Consolidated Future Land Use Plan The future land use designation for the site is Medium Density Residential. Mixed Use Purpose: The purpose of the Medium Density Residential land use category is to promote a neighborhood setting primarily comprised of single family detached houses. Definition: The Medium Density Residential category is suitable for any single-family detached residential development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi - Public categories. Mobility & Master Thoroughfare Plan The site plan shows a private road easement off of Breeze Way . The Master Thoroughfare Plan designates S. Carroll Ave as an “A4D” 88’ 4- lane divided arterial road. Case No. Attachment A ZA26-0022 Page 2 S. Carroll Avenue 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 eastern side of the property. TRANSPORTATION ASSESSMENT: Area Road and Network Conditions The site proposes a private road easement off of Breeze Way. 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 19.44% of existing tree cover. A total of 45.35% of existing tree cover is proposed to be preserved and 54.65% proposed to be removed. UTILITIES: The site is served by an 8-inch water line main along Breeze Way. The site is served by an 8-inch sanitary sewer line along the rear of Lots 1 and 2 . DRAINAGE: A portion of Lot 3, and all of Lots 4 -6 will be designed to route drainage flow toward the new access drive and into the proposed detention pond. The detention pond will be located along the Breeze Way frontage of Lot 6 to detain the increase in runoff. Lots 1 and 2 will follow the natural drainage path toward Breeze Way. The remaining portion of Lot 3 will follow the natural drainage path toward the west. Per the Timarron, Wyndor Creek, Phase 3 plans, the lots along the west side of Lot 3 were designed to capture the runoff from the east within a 1.5 -foot deep, 10-foot wide v-ditch. PLANNING AND ZONING COMMISSION ACTION: April 23, 2026: Approved: (5-0) subject to the Staff Report dated April 23, 2026 and the Development Plan Review Summary No. 2, dated April 17, 2026, noting approval of the variance and the applicant’s willingness and agreement to meet with the homeowners to the west of the development, in particular the ones that are on Longford (Dr.) and meet with them prior to City Council, and advise them of their drainage plans and get more information on the Timarron drainage, again, all prior to City Council. CITY COUNCIL: May 19, 2026; Approved (4 -2) subject to the Staff Report dated May 11, 2026 and subject to the Development Plan Review Summary No. 2 dated April 17, 2026, granting a variance to reduce tree preservation requirement from 70% to 45% asking for increased tree mitigation and not approving a private access easement. CITIZEN INPUT: This item was heard at the January 28, 2026 Corridor Planning Committee. A SPIN meeting was held on May 12, 2026. STAFF COMMENTS: Attached is Development Plan Review Summary No. 3, dated May 22, 2026 Case No. Attachment B ZA26-0022 Page 1 Case No. Attachment C ZA26-0022 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA26-0022 Review No.: Three Date of Review: 05/22/2026 Project Name: Zoning Change and Development Plan – Breeze Way at Carroll APPLICANT: Sage Group OWNER: Project Holy Grail LLC & Project Breezeway LLC Curtis Young Chad Ray 1130 N. Carroll Ave. Suite #200 1455 Bent Creek Dr Southlake, TX 76034 Southlake, TX 76092 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/06/26 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. For proposed Option 1 - Every lot shall abut a public street or private street meeting the requirements of the City Ordinances (Sect. 8.01A, Subd. Ord. No. 483, as amended). Additionally, new residential lots may only convert to private streets in accordance with Sect. 5.04, Subd. Ord. No. 483, as amended. The applicant proposes Lots 3 -5 to abut a private access easement. (Variance Requested) If approved the private access easement and paved surface must meet the City of Southlake Fire Department requirements for residential access. (Option 1 only) 2. For proposed Option 2 - Subdivision Ordinance No. 483 Section 8.01G requires minimum 30,000 square foot lots on all lots adjacent to platted property zoned SF -1 or RE.A variance is being requested and relates to option 2 only. 3. For proposed Option 2 - Subdivision Ordinance No. 483, Section 8.01(C), as amended, does not allow double fronted residential lots. The development plan as presented would create two double-fronted residential lots to the south of Lots 3 and 4.A variance is being requested and relates to option 2 only. 4. Restrict the driveway access of Lot 6 should to the proposed private access easement or proposed public road only. Access onto Breeze Way and S. Carroll Avenue would be prohibited. 5. Label the approximate dimension of each lot boundary. 6. Ensure that a minimum of 44’ from the established centerline of S. Carroll Avenue is shown for dedicated ROW per the City’s Master Mobility Plan, such that a minimum of 88’ of ROW for an A4D Arterial cross-section provided. Case No. Attachment C ZA26-0022 Page 2 Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: 1. The proposed existing tree cover preservation does not comply with the existing tree cover preservation requirements of the Tree Preservation Ordinance 585 -E. There is 19.44% of existing tree cover and a minimum of 70% is required to be preserved. A total of 45.35% of existing tree cover is proposed to be preserved, 17.22% is proposed as borderline, and 37.43% is proposed to be altered. 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. * 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. LANDSCAPE COMMENTS: 1. Please provide the required 10’ – B type bufferyard adjacent to S. Carroll Avenue. Provide the Bufferyard Summary Chart on the Development Plan. * Indicates informational comment. # Indicates required items comment. Case No. Attachment C ZA26-0022 Page 3 Public Works/Engineering Review Review No. 2 Date: 4/15/2026 Case No. ZA26-0022 Zoning/Development Plan Project Name: 940 S. Carroll Contact: Sandy Endy, P.E. Email: sendy@ci.southlake.tx.us Phone: (817) 748-8033 The following comments are based on the review of plans received on: 4/7/2026 It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: 1. Show and dimension the distance between the driveway for Lot 2 and the new private access drive. The new residential permit for 1000 Breeze Way shows a proposed circular driveway that may conflict with the proposed access drive. UTILITY COMMENTS: * The proposed waterline and sanitary sewer line shall be located within a dedicated easement. Fire Department Review Lorenzo Chavez Fire Marshal Phone: (817) 748-8671 E-mail: lchavez@ci.southlake.tx.us 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. (Hydrant over spaced from existing hydrants – Add hydrant an entrance of development) Hydrants are required at intersecting streets and at intermediate locations between. Case No. Attachment C ZA26-0022 Page 4 FIRE LANE COMMENTS: Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Unable to measure accurately without paving plan) Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb. (Standard street width) General Informational Comments * 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. * 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. * Contact USPS regarding mail delivery requirements and where delivery points should be located. * Please be aware that there is a permit in for Lot 2 and it appears to have been changed on this plan * Denotes Informational Comment Case No. Attachment F ZA26-0022 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1 SAHIHI, MASON SF1-A 880 S CARROLL AVE 1.05 NR 2 HINDS, JOHN J RPUD 1100 LONGFORD CIR 0.22 NR 3 KAKARALA, SRINIVAS RPUD 610 LORRAINE DR 0.08 NR 4 HENNUM, ALEXANDER SF30 920 S CARROLL AVE 0.98 NR 5 BUCHARDT FAMILY TRUST RPUD 612 LORRAINE DR 0.20 NR 6 SU, CHUNKE RPUD 815 LONGFORD DR 0.28 NR 7 LI, FENG RPUD 1105 LONGFORD CIR 0.02 NR 8 YEE, FRANK RPUD 614 LORRAINE DR 0.06 NR 9 HARDEN FAMILY TRUST RPUD 812 LONGFORD DR 0.04 NR 10 JASON AND AMY WERTH REVOCABLE RPUD 813 LONGFORD DR 0.27 NR 11 FIRST BAPTIST CHURCH SOUTHLAKE RPUD 944 S CARROLL AVE 0.36 NR 12 ZAVALA GEORFFINO, JULIO RPUD 810 LONGFORD DR 0.04 NR 13 WILSON, LONNIE L RPUD 811 LONGFORD DR 0.28 O 14 BARLETT, CHRISTOPHER RPUD 808 LONGFORD DR 0.04 NR 15 GEERTSEMA, JOHN RPUD 809 LONGFORD DR 0.33 NR 16 CARROLL, ISD RPUD 1050 S CARROLL AVE 1.02 NR Case No. Attachment F ZA26-0022 Page 2 17 ERIC AND CHELSIE PYLAND REVOCA RPUD 1200 SARAH PARK TRL 0.55 F 18 THE CANDACE J MILLER SEPARATE RPUD 1202 SARAH PARK TRL 0.63 NR 19 SAMARAKKODY FAMILY LIVING TRUS RPUD 806 LONGFORD DR 0.01 NR 20 RUTTEN, JEFFREY A RPUD 807 LONGFORD DR 0.32 NR 21 ROBINSON, CHRISTOPHER RPUD 805 LONGFORD DR 0.04 NR 22 HAY, BRIAN RPUD 1204 SARAH PARK TRL 0.13 NR 23 BRYAN, PATRICK RPUD 1201 SARAH PARK TRL 0.61 NR 24 NEIMAN, JOHN RPUD 900 JENNY TER 0.20 NR 25 BEDWELL, ADAM RPUD 902 JENNY TER 0.34 NR 26 YAN, JIAHONG RPUD 904 JENNY TER 0.002 NR 27 EDWIN, SHIRIN RPUD 608 LORRAINE DR 0.37 NR 28 FISCHER, CHRISTIAN G RPUD 1107 LONGFORD CIR 0.30 NR 29 COMPAGNONE, CHARLES RPUD 700 LORRAINE DR 0.38 NR 30 CHARLES, ANNETTE RPUD 803 LONGFORD DR 0.29 NR 31 SMITH, PAUL RPUD 1206 SARAH PARK TRL 0.38 NR 32 PRENIKA, ERGYS RPUD 1104 LONGFORD CIR 0.27 NR 33 JAREMKO, THOMAS J RPUD 1102 LONGFORD CIR 0.39 NR 34 SUPERINTENDENT OF CARROLL ISD NR 35 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 36 SUPERINTENDENT OF NORTHWEST ISD NR 37 SUPERINTENDENT OF KELLER ISD NR 1000 1000 BREEZEWAY LP SF20A 1040 BREEZE WAY 0.47 1001 FIRST BAPTIST CHURCH SOUTHLAKE CS 940 S CARROLL AVE 2.15 1002 PROJECT BREEZEWAY LLC SF20A 1000 BREEZE WAY 0.48 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Thirty-nine (39) Responses Received within 300’: In Favor: 1 Opposed: 1 Undecided: No Response: