Item 14 - Staff ReportCase No.
ZA26-0050
S T A F F R E P O R T
July 31, 2026
CASE NO: ZA26-0050
PROJECT: Preliminary Plat for Jane’s Place
EXECUTIVE
SUMMARY: Torin Johnson of Coleigh Homes is requesting approval of a Preliminary Plat for
Jane’s Place, on property described as Tract 1, Jane’s Creek Addition, and Tracts
3, 3C, 3D, and 3C02, J. Childress Survey Abstract No. 253 and located at 1318-
1364 N. Peytonville Avenue, Southlake, Texas. Current Zoning: “R-PUD”
Residential Planned Unit Development District. SPIN Neighborhood #5.
REQUEST
DETAILS: The applicant is requesting approval of a Preliminary Plat for the Jane’s Place. The
plat consists of fourteen single-family residential lots and 2 open space lots on
approximately 22.37 acres. The lots area range from approximately 43,886 square
feet to a maximum of 87,243 square feet.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Preliminary Plat Review Summary No. 1, dated July 31, 2026
(D) Surrounding Property Owners Map and Responses
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Department of Planning & Development Services
Item 14
Case No. Attachment A
ZA26-0050 Page 1
BACKGROUND INFORMATION
APPLICANT: Torin Johnson, Coleigh Homes
OWNERS: Todd Bush
PROPERTY LOCATION: 1318-1364 N. Peytonville Avenue
PROPERTY
DESCRIPTION: Tract 1, Jane’s Creek Addition, and Tracts 3, 3C, 3D, and 3C02, J. Childress
Survey Abstract No. 253
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “R-PUD” Residential Planned Unit Development District
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.
- A Zoning Change and Development Plan (ZA25-0066) was approved by
City Council on March 3, 2026.
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
Case No. Attachment A
ZA26-0050 Page 2
Avenue is designated as a C2U, 2-lane undivided collector with 70 ft. of right
of way.
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. City Council required an escrow of funds for future
sidewalks along N. Peytonville only.
TRANSPORTATION
ASSESSMENT: Existing 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.
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.
STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 1, dated July 31, 2026.
Case No. Attachment B
ZA26-0050 Page 1
Case No.
ZA26-0050 Page 4
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA26-0050 Review No.: One Date of Review: 07/31/26
Project Name: Preliminary Plat - Jane’s Place
APPLICANT: PROPERTY OWNER:
Torin Johnson Todd Bush
Coleigh Homes
2903 Peninsula Drive
Grapevine, TX 76051
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/09/26 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT 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.
The following changes are needed according to the Subdivision Ordinance, as amended, Sections 3.01,
3.02, & 8.01
1. Place the City case number ZA26-0050" in the lower right-hand corner of the plat.
According to Subdivision Ordinance, Section 3.02.D items to be included on the plat:
1. The following changes are needed with regard to adjacent properties within 200' to include
properties across any adjacent R.O.W.:
a. Lots to the east of the property need to be shown on the plat
b. Label existing zoning and Land Use Designation (LUD = ) on all adjacent properties.
2. Add the following notes to the face of the plat (where applicable):
a. The Private 10' Wall and Landscape Easement is dedicated to and maintained by the
Homeowners Association.
b. All common open space lots are to be private common open areas dedicated to and
maintained by the Homeowners Association.
c. Correct note #1 to say, “This property lies…” and show and label the floodplains floodway
on the plat.
3. Show and label the existing R.O.W. with dimensions, i.e., public streets, highways, alleys, private
street/drives, railroads, etc. Also provide dimensional centerline references to existing or
approved street intersections on the perimeter of the subdivision or within 200 feet of the
perimeter.
a. Show the full R.O.W. for N. Peytonville Avenue. R.O.W. dedication must be provided
for N. Peytonville Avenue meeting the City’s Mobility Plan such that a total R.O.W. for
a 70’ collector street is provided (min. 35’ from established street center line).
Case No.
ZA26-0050 Page 5
4. Please label the width of the private street and radius of the cul-de-sac on the plat.
5. The drainage easement that runs through lots 11-14 needs to be shown and labeled on the plat.
6. The following changes are needed regarding the proposed lotting: (scaled dimensions OK for
PP; Label all lots and blocks with numbers in consecutive order; Label all front building
setback lines, especially at any breakpoints or discontinuation);
a. Add lot numbers to all open space areas (ex: Lot 1X) and include in the title block.
7. Please confirm that the detention area will not exceed the 25% provided. If it is, then clarify what
percentage of the open space that will be detention area and the additional capacity being
provided over what is required for this development.
8. Provide a quantitative land use schedule in accordance with the following format:
Quantitative Land Use Schedule Phase Existing
Land
Use
Existing
Zoning
Propose
d Zoning
Number
of Units
Gross
Acreage
Density-DU
/Gross
Acreage
Open
Space
Area / %
__________________________________________________________________________________
Tree Conservation/Landscape Review
Case No. ZA26-0050 Review No. One Dated: July 9, 2026 Number of Pages: 2_
Project Name: Jane’s Place (Preliminary Plat)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
===============================================================================
The following comments are based on the review of plans received on May 21, 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. Upon submittal of the approved Development Plan with the single cul-de-sac street the Tree
Conservation Plan was not revised to match the Development Plan. On the resubmitted Tree
Conservation Plan provide only the following three (3) existing tree cover preservation calculations. Show
the existing trees within the proposed street right-of-way because they will need to be shown on the Tree
Case No. Attachment C
ZA26-0050 Page 1
Protection Plan submitted for construction, but as per the Tree Preservation Ordinance 585-E they shall
be excluded from the minimum percentage of existing tree cover to be preserved.
Total Existing Tree Cover: Sq.Ft. - %
Tree Cover To Be Removed: Sq. Ft. - %
Tree Cover To Be Preserved: Sq.Ft. - %
* 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
ZA26-0050 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.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
__________________________________________________________________________________
Public Works/Engineering Review
Review No. 1 Date: 07/24/2026
Case No. ZA26-0050 Preliminary Plat
Project Name: Janes Place
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: 07/09/2026
It is the applicant’s responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
1. Provide a note specifying that Lot X is an access, drainage and utility easement.
2. Note 1 on the Preliminary Plat states that the property is solely located within FEMA Zone X,
however, there is also Shaded X and a small area of Zone AE. Please revise Note 1 to reflect he
correct FEMA information.
3. The Preliminary Plat shows a sanitary sewer easement within the North Open Space and
Detention Area, however, the Civil plans show the sewer line to be within Lot X. Verify whether
the sanitary sewer along the roadway bend is located outside of Lot X. If it is within Lot X, then a
separate sanitary sewer easement is not required since Lot X is a Access, Drainage and Utility
Easement.
4. Please show the FEMA floodplain on the Preliminary Plat.
5. Sidewalk along the N. Peytonville street frontage is required, however, per approval of City
Council an escrow fee is allowed to be provided.
DRAINAGE COMMENTS:
Case No. Attachment C
ZA26-0050 Page 3
6. If the City oversize participation project is not able to move forward, due to unforeseen
constraints, how will the existing drainage that flows over Lot 1 and possibly Lot 2 be addressed?
It is recommended that at this time, a drainage easement be added to Lots 1 and possibly 2 on
the preliminary plat with a note that states the easement can be modified by an amended plat
with the submittal of a drainage study.
* Please be aware that detention/retention ponds shall be designed to provide 1-foot of freeboard
above the 100-year water surface area, as defined in the Storm Drain Policy, Ordinance 605.
UTILITY COMMENTS:
* Please be aware that the minimum radius for 8” PVC is 200’.
___________________________________________________________________________________
Fire Department Review
Case No. ZA26-0050 Review No. 1 Dated: 07/12/2026 Number of Pages: 1
Project Name: 1354 N Peytonville Ave – Jane’s Place
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-8181
===========================================================================
The following comments are based on the review of plans received on 07/10/2026. Comments may be
incorporated into the formal review to be considered by either the Planning and Zoning Commission or
City Council. It is the applicant’s responsibility to contact the department representative shown above
and make modifications as required by the comment.
===========================================================================
GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in all residential structures that exceed 6,000 square
feet, excluding porches and patios.
The entry appears to be designed to accommodate gated access, if requested and approved by city
council, the gate must be equipped with an Opticom or KS-2 switch for opening the gate electronically,
as well as a means for manual opening.
To facilitate emergency response, R-3 occupancies should be addressed on the street fronting the
property.
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinklered homes and 600 feet for subdivisions that are completely sprinklered.
Hydrants are required at intersecting streets and at intermediate locations between at distances indicated
above.
Hydrant needs to be located as close as possible to dead end area of cul-de-sac. (Relocate hydrant to
the dead end of the cul-de-sac.)
FIRE LANE COMMENTS:
Case No. Attachment C
ZA26-0050 Page 4
Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb. (Standard
street width)
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.
Lorenzo Chahvez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
============= The following should be informational comments only ====================
* A variance to provide sidewalks and/or trails in compliance with the Subdivision Ordinance No.
483 as amended and the Master Pathways Plan was approved under the R-PUD Zoning
Regulations.
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off-site sewer extensions, off-site drainage and utility easements and
impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* A Final Plat will need to be processed as a Plat Revision due to a portion of the property already
being platted known as Lot 1, Jane’s Creek Addition. Alternatively, a plat vacation for Lot 1, Jane’s
Creek Addition could be processed prior to a Final Plat application.
* Denotes Informational Comment
Case No. Attachment D
ZA26-0050 Page 1
SURROUNDING PROPERTY OWNERS
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
Case No. Attachment D
ZA26-0050 Page 2
13 STARKEL, MURRAY P SF1-A 1355 N
PEYTONVILLE AVE
0.535744471 NR
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
Case No. Attachment D
ZA26-0050 Page 3
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 NORTHWEST
ISD
NR
43 SUPERINTENDENT OF KELLER ISD NR
1000 JANES PEYTONVILLE LLC AG 1330 N
PEYTONVILLE AVE
5.313341912 U
1001 JANES PEYTONVILLE LLC SF1-A 1354 N
PEYTONVILLE AVE
1.751083542 U
1002 JANES PEYTONVILLE LLC AG 1318 N
PEYTONVILLE AVE
8.61265225 U
1003 JANES PEYTONVILLE LLC AG 1360 N
PEYTONVILLE AVE
5.007619409 U
1004 JANES PEYTONVILLE LLC AG 1364 N
PEYTONVILLE AVE
1.771943773 U
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices sent: Forty-Two (42)
Responses received: None