Item 7B - Staff Report 13 CI"T`Y OF Item 713
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
June 8, 2026
CASE NO: ZA26-0035
PROJECT: Zoning Change and Concept Plan for 3095 Johnson Road
EXECUTIVE
SUMMARY: Curtis Young is requesting approval of a Zoning Change and Concept Plan for
3095 Johnson Road on property described as a portion of Lot 16,J.G.Allen No. 18
Addition and located at 3095 Johnson Road. Current Zoning: "CS" Community
Service. Requested Zoning: "SF-1A" Single Family Residential District. SPIN
Neighborhood #11.
DETAILS: The purpose of this request is to obtain approval of a Zoning Change and Concept
Plan for a portion of the property located at 3095 Johnson Road to allow the
development of four new single-family residential lots on approximately 4.518
acres, in conjunction with Comprehensive Plan Amendment CP26-0006. The
subject property is the northern portion of the lot that is also the site of Florence
Elementary School. The northern 4.5 acres are being sold by Keller ISD and no
changes are proposed to Florence Elementary School.
Site Data Summary
Existing Zoning CS
Existing Land Use Public/Semi-Public
Proposed Land Use Low Density Residential
Propose Zoning SF-1 A
Number of Residential Lots 4
Gross Acreage 4.518 acres
ACTION NEEDED: 1) Consider 11t Reading Approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated May 15, 2026
(D) Surrounding Property Owners Map
Property Owner Responses
Ordinance No 480-848
PowerPoint Presentation
Plans
Project Narrative
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Case No.
ZA26-0035
BACKGROUND INFORMATION
OWNER: Keller ISD
APPLICANT: Curtis Young
PROPERTY SITUATION: 3095 Johnson Road
LEGAL DESCRIPTION: Lot 16, J.G. Allen No. 18
LAND USE CATEGORY: Public/Semi-Public
CURRENT ZONING: "CS" Community Service District
PROPOSED ZONING: "SF-1A" Single Family Residential District
HISTORY:
- The original Florence Elementary school was constructed in 1975.
- The property was annexed into the City in 1988.
- City Council placed the "CS" zoning on the property with the adoption of
the Comprehensive Zoning Ordinance No. 480 on September 19, 1989.
- City Council approved a Concept Plan for an addition to the school on
May 5, 1998. (ZA98-028)
- A Plat Showing (ZA12-033) was approved by City Council on May 8,
2012.
- A Site Plan for Florence Elementary School (ZA20-0023) to construct a
new school to replace the existing school was approved by City Council on
May 5, 2020.
- A complete rebuild of Florence Elementary School was completed in
2021.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is Public/Semi-Public.
Purpose and Definition:
Public/Semi-Public areas are suitable for a wide range of public, civic, and
religious uses, such as government offices and facilities, public and private
schools, churches and related facilities (including parsonage and parochial
schools), cemeteries, and Public Parks/Open Space uses in conjunction
with these developments.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan designates Johnson Road as a 70-foot
(C2U) undivided collector.
Case No. Attachment A
ZA26-0035 Page 2
Sidewalks exist along Johnson Road and Harrell Drive adjacent to the
subject property.
TREE PRESERVATION: 93.94% of the existing tree canopy is proposed to be preserved. 6.06% of
the tree canopy is proposed to be altered.
UTILITIES: The property is served by a 16-inch water line main along Harrell Drive,
connected by a valve gate on Johnson Road and an 8-inch sanitary sewer
line along Harrell Drive.
DRAINAGE: Drainage generally flows from east to west.
PLANNING AND ZONING
COMMISSION ACTION: May 21, 2026; Approved (5-0) subject to the Staff Report dated May 15,
2026, and subject to the Concept Plan Review Summary No. 2, dated May
15, 2026, noting they must provide a comprehensive drainage study and
stormwater retention/detention data and have the project engineer present
for City Council.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated May 15, 2026.
Case No. Attachment A
ZA26-0035 Page 3
Vicinity Map
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Case No. Attachment B
ZA26-0035 Page 4
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA26-0035 Review No.: Two Date of Review: 05/15/26
Project Name: Zoning Change and Concept Plan — 3095 Johnson Road
APPLICANT: Sage Group, Inc. PROPERTY OWNER: Keller Independent
School District
Curtis Young Keller Independent School District
1130 N. Carroll Avenue #200 350 Keller Parkway
Southlake, TX 76092 Keller, TX 76248
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
04/13/26 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. Staff recommend that the future driveway for Lot 2 aligns with Overland Trail.
2. Upon Zoning and Concept Plan approval, prior to development, a Plat Revision of Lot 16 will
be required before construction begins.
Tree Conservation/Landscape Review
Case No. ZA26-0035 Review No. One Dated: April 21, 2026 Number of Pages: 1
Project Name: 3095 Johnson Road (Zoning/Development Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
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The following comments are based on the review of plans received on April 13, 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.
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TREE CONSERVATION COMNMENTS:
The submitted Tree Conservation Plan complies with the existing tree cover preservation
requirements of the Tree Preservation Ordinance 585-E.There is 10.77%of existing tree cover on
the property and a minimum of 70% of the existing tree cover is required to be preserved. A total
of 93.94% of the existing tree cover is proposed to be preserved, 1.20% is proposed as
marginal/borderline, and 4.86% 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
Case No. Attachment C
ZA26-0035 Page 5
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 Minimum percentage of the
the entire site existing tree cover to be
reserved*
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.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
GENERAL COMMENTS:
1. The proposed design will require private drainage easements to allow for cross lot drainage.
2. The preferred sanitary sewer location for the northeast lot would be off the sewer line within
Johnson. If elevations cannot be met then the proposed layout is acceptable.
* Onsite Detention is not being proposed for this development. Proof that detention is not
necessary and the proposed improvements will not cause adverse impacts will be required to be
submitted with construction plan submittal.
* Ensure that the proposed driveways can comply with the Driveway Ordinance.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
Case No. Attachment C
ZA26-0035 Page 6
INFORMATIONAL COMMENTS:
The residences must be located within 1000 feet of a fire hydrant, measured as the hose
would be laid, or an additional hydrant will be required.
An automatic fire sprinkler system shall be installed in all residential structures that exceed
6,000 square feet, excluding porches and patios.
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the
perimeter of buildings on a "hose-lay" basis for un-sprinkled buildings and 250 feet for
sprinklered buildings.
To facilitate emergency response, R-3 occupancies should be addressed on the street fronting
the property.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez(a ci.southlake.tx.us
General Informational Comments
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.
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.
Mail delivery method and mailbox location must be coordinated with the United States Postal
Service.
Denotes Informational Comment
Case No. Attachment C
ZA26-0035 Page 7
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
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SPO# Owner Zoning Physical Address Acreage Response
1 WILSON, CARL R SF20B 604 OVERLAND TRL 0.05 NR
2 VANIKIOTIS, NICHOLAS SF20B 605 OVERLAND TRL 0.05 NR
3 RYAN,JIMMY D SF20B 604 CIMARRON TRL 0.04 NR
4 JOHNSON, KIRSTEN AG 300 TIMBER TRL 0.29 NR
5 VANDERHULE, GEORGE F SF20B 600 CIMARRON TRL 0.52 NR
6 ROGER AND LORI ZEDICHER SF20B 601 OVERLAND TRL 0.53 NR
FAMILY
7 TRIDENT REALTY INVESTMENTS SF20B 600 OVERLAND TRL 0.53 O
ATL
8 OGLES, MARGARET SF20B 601 CIMARRON TRL 0.15 NR
9 MIKHAIL, EMAD SF1-A 3165 JOHNSON RD 0.25 NR*
10 SOUTH LAKE CITY OF CS 3045 JOHNSON RD 6.02 NR
11 SQUYRES, JAKE SF30 3155 JOHNSON RD 0.74 NR
12 SCHEIDT,JONATHAN J ` SF1-A ` 240 HARRELL DR ` 0.75 U
13 YONKMAN, BONITA SF1-A 230 HARRELL DR 0.64 NR
14 POOLE, LOI K SF1-A 220 HARRELL DR 0.65 NR
15 SCOTTI,JOHN SF1-A 210 HARRELL DR 0.64 NR
16 KAUCHER, MICHAEL NORMAN SF1-A 200 HARRELL DR 0.64 NR
17 ANSON, RICHARD SF1-A 3110 GRAY LN 0.49 NR
Case No. Attachment D
ZA26-0035 Page 8
18 BEEMAN AND KARPATI FAMILY SF1-A 127 VERMILION CT 0.001 NR
LIVI
19 BROWN,JAM ES SF1-A 128 VERMILION CT 0.97 NR
20 GARY AND FRANCES JONES SF1-A 201 HARRELL DR 1.56 NR
REVOCAB
21 CARDONA, EDGAR SF1-A 124 VERMILION CT 0.28 NR
22 CASTLEBERRY,JANINE SF1-A 151 HARRELL DR 0.03 NR
23 CRONIN, LAURA SF1-A 3160JOHNSON RD 2.04 NR
24 HUFFSTUTLER, ANDREA SF1-A 3150JOHNSON RD 1.99 NR
25 COX,JAMES EARL SF20A 2904 BRISTOL GLEN 0.70 NR
26 MATASSA, ALEJANDRO SF20B 605 CIMARRON TRL 0.51 NR
27 BRYSON, DALE SF20A 2903 BRISTOL GLEN 0.47 NR
28 BRAMLETT, RODERICK SF1-A 435 N PEARSON LN 1.69 NR
29 SANDLIN, MOLLY SF1-A 123 VERMILION CT 1.02 NR
30 SEAN AND LINDSAY ANTONIELLO SF1-A 120 VERMILION CT 1.01 NR
RE
31 BOROUGHS, TERRY J SF1-A 3200 GRAY LN 1.12 NR
327REPr WINSLOW, GREGORY M AG 333 N PEARSON LN 2.03 O
33 MORRISON, LYLE SF1-A 3111 GRAY LN 1.10 NR
34 DTR TRUST AG 407 N PEARSON LN 1.02 NR
35 BAUER, MARK AG 345 N PEARSON LN 2.03 NR
36 DTR TRUST AG 1.01 NR
37 WHITTLESEY, KAREN ANN AG 419 N PEARSON LN 2.10 NR
38 ZEMAITIS, STEVE AG 425 N PEARSON LN 1.83 NR
39 DESILVA, KEVIN SF1-A 135 N PEARSON LN 1.53 NR
40 LANGLEY,TREVOR SF1-A 3185 JOHNSON RD 1.15 NR
41 SUPERINTENDENT OF CARROLL NR
ISD
42 SUPERINTENDENT OF GRAPEVINE NR
COLLEYVILLE ISD
43 SUPERINTENDENT OF NR
NORTHWEST ISD
44 SUPERINTENDENT OF KELLER ISD ` ` NR
1000 KELLER, ISD ` CS ` 3095 JOHNSON RD ` 13.90
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Forty-five (45)
Written Responses Received: Opposed: 2 (Two) Undecided: 1 (One)
*Emad Mikhail spoke in opposition at the Planning and Zoning Commission public hearing.
Case No. Attachment D
ZA26-0035 Page 9