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Item 4E - Staff ReportCase No. ZA26-0050 S T A F F R E P O R T August 10, 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. Current Zoning: “R-PUD” Residential Planned Unit Development District. SPIN Neighborhood #5. REQUEST DETAILS: The applicant is requesting approval of a Preliminary Plat for Jane’s Place. The plat consists of fourteen single-family residential lots, two open space lots and a private street on approximately 22.37 acres. The lots range from approximately 43,886 square feet to a maximum of 87,243 square feet. The proposed Preliminary Plat is consistent with the approved Zoning and Development Plan (ZA05-0066). ACTION NEEDED: 1) Consider Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plat Review Summary No. 2, dated August 10, 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 4E Case No. Attachment A ZA26-0050 Page 1 BACKGROUND INFORMATION APPLICANT: Torin Johnson, Coleigh Homes OWNER: 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 for “R-PUD” Residential Planned Unit Development District (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 Case No. Attachment A ZA26-0050 Page 2 The property is bounded by N. Peytonville Avenue to the East. N. Peytonville 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. DRAINAGE: The site generally drains from south to north into the existing Higgins Branch Creek. The Jane’s Place development is proposing to capture the storm water within a storm drain system, routing the drainage flow to a detention pond located near the northwest of the development. The pond will ultimately outfall into the existing creek. The Developer is currently working with the City to include public drainage infrastructure within the proposed development to convey stormwater collected outside the project area. The preliminary drainage and grading plan assumes that the City project will be included in the design which will account for the drainage flow coming from N. Peytonville Ave. If the City project is unable to commence at the time of development, the proposed development will be required to account for the current drainage flow coming from N. Peytonville Ave. Comprehensive drainage details and final engineering plans will be required during the construction permit phase. At the time, all detention ponds shall comply with Ordinance 605, including a minimum top-of-pond elevation that provides 1- foot of freeboard above the calculated water surface elevation. PLANNING AND ZONING COMMISSION ACTION: August 6, 2026; Approved (7-0) subject to the Staff Report, dated July 31, 2026 and Preliminary Plat Review Summary No. 1, dated July 31, 2026, as presented. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated August 10, 2026. Case No. Attachment B ZA26-0050 Page 1 Case No. Attachment C ZA26-0050 Page 1 PLAT REVIEW SUMMARY Case No.: ZA26-0050 Review No.: Two Date of Review: 08/10/26 Project Name: Preliminary Plat - Jane’s Place APPLICANT: PROPERTY OWNER: Torin Johnson Todd Bush Coleigh Homes CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/10/26 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 According to Subdivision Ordinance, Section 3.02.D items to be included on the plat: 1. 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 under the approved RPUD development regulations for this development. 2. 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 July 9, 2006 . Comments designated with a number may be incorporated into the formal review to be considered by either the Case No. Attachment C ZA26-0050 Page 2 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 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; Case No. Attachment C ZA26-0050 Page 3 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 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. Case No. Attachment C ZA26-0050 Page 4 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: 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. Case No. Attachment C ZA26-0050 Page 5 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: 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. Easements must be provided in accordance with approved construction plans. Newly installed utilities must be underground in accordance with Section 8.05 of the Subdivision Ordinance No. 483, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Private streets must comply with Section 5.05, “Private Street Standards in Residential Subdivisions” of the Subdivisions Ordinance No. 483, as amended. Private street lot must be dedicated as a private access, utility, drainage, and emergency access easement to be maintained by the owner’s association. * 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 NR 1001 JANES PEYTONVILLE LLC SF1-A 1354 N PEYTONVILLE AVE 1.751083542 NR 1002 JANES PEYTONVILLE LLC AG 1318 N PEYTONVILLE AVE 8.61265225 NR 1003 JANES PEYTONVILLE LLC AG 1360 N PEYTONVILLE AVE 5.007619409 NR 1004 JANES PEYTONVILLE LLC AG 1364 N PEYTONVILLE AVE 1.771943773 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices sent: Forty-Two (42) Responses received: None.