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Item 9 - Staff Report Case No. ZA26-0064 Department of Planning & Development Services S T A F F R E P O R T October 2, 2026 CASE NO: ZA26-0064 PROJECT: Preliminary Plat for The Runway EXECUTIVE SUMMARY: Spry Surveyors, on behalf of Chad Ray with Project Holy Grail, LLC and Project Breezeway, LLC , is requesting approval of a Preliminary Plat for The Runway on property described as Lots 2, 25, and 26, O.W. Knight No. 899 Addition, and Tract 1A05, J.W. Hale Survey Abstract No. 803, and located at 940-944 S. Carroll Avenue and 1000-1040 Breeze Way. Current Zoning: “SF -20A” Single Family Residential District. Applicant: David Lewis, Spry Surveyors. Property Owner: Chad Ray, Tribest. SPIN Neighborhood #9. DETAILS: The purpose of this request is to seek a pproval for a Preliminary Plat to subdivide the 3.47-acre property into 6 single-family residential lots, located on the southwest side of S. Carroll Avenue. Currently, Lot 6 does not conform with the approved Development Plan as the building line setback along Breeze Way is shown as 15 feet rather than the required 35 feet. Additionally, the approved Development Plan requires 9.5 feet on both the north and south sides of the street. Only the 9.5-foot easement is shown along the north side of the street. The applicant is requesting approval of a reduction to a 25’ Building Line along S. Carroll Ave. and a 15’ Building Line along Breeze Way . Building lines along all streets are required a minimum front yard setback unless the boundary is defined as a rear lot boundary, which requires a minimum rear yard setback. A reduction can be granted per Section 4 – Definitions of “Yards” Exhibit, Zoning Ordinance No. 480, as amended. The applicant is requesting a reduction for the side yard building lines adjacent to a street. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Approval of a Preliminary Plat ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Preliminary Plat Review Summary No. 1, dated October 2, 2026 (D) Surrounding Property Owners Map PowerPoint Presentation Narrative Item 9 Case No. ZA26-0064 Preliminary Plat and Plans STAFF CONTACT: Dennis Killough (817) 748-8072 Ryan Firestone (817) 748-8127 Case No. Attachment A ZA26-0064 Page 1 BACKGROUND INFORMATION OWNER: Project Holy Grail, LLC and Project Breezeway, LLC - Chad Ray, Tribest APPLICANT: David Lewis, Spry Surveyors PROPERTY SITUATION: 940-944 S. Carroll Avenue and 1000-1040 Breeze Way LEGAL DESCRIPTION: Lots 2, 25, and 26 O.W. Knight #899 Addition and Tract 1A05, J.W. Hale Survey Abstract No. 803 LAND USE CATEGORY: Medium Density Residential CURRENT 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 “SF-20A” Single Family Residential District (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. A Zoning Change and Development Plan for “SF-20A” Single Family Residential District (ZA26-0022) was approved by City Council on June 2, 2026. 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 Case No. Attachment A ZA26-0064 Page 2 Master Thoroughfare Plan designates S. Carroll Ave as an “A4D” 88’ 4- lane divided arterial road. 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 majority of Lot 3, and all of Lots 4-6 will be designed to route drainage flow toward the new roadway and into the proposed underground detention/storm pipe system. The underground detention/storm system will route drainage flow to the existing storm system within N. Carroll Ave. 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, Wyndsor 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. The proposed development will significantly reduce the amount of runoff onto the Wyndsor Creek lots. STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 1, dated October 2, 2026. Case No. Attachment B ZA26-0064 Page 3 Case No. ZA26-0060 Page 4 PRELIMINARY PLAT REVIEW SUMMARY Case No.: ZA26-0064 Review No.: One Date of Review: 10/02/26 Project Name: Preliminary Plat – The Runway_________________________ APPLICANT: Spry Surveyors OWNER David Lewis Chad Ray 8241 Mi-Cities Blvd, Suite #102 1455 Bent Creek Dr North Richland Hills, TX Southlake, TX CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/10/26 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, No. 483, as amended, Sections 3.01, 3.02, & 8.01 1. Place the City case number ZA26-0064" in the lower right-hand corner of the plat. 2. Revise the title block as follows: (Preliminary Plat, subdivision name, city, county and state, survey name & abstract number, total gross acreage, number of lots, date of preparation) Preliminary Plat The Runway Southlake, Tarrant County, Texas Lot 2, 25, and 26, O.W. Knight No. 899 Addition, and Tract 1A05, J.W. Hale Abstract 803 3.470 acres 6 lots September, 2026 Also a reference to unplatted Tract 1A05, in the J.W. Hale Abstract No. 803 is missing from the title block and in the metes & bounds of the owner’s certificate/dedication. 3. The following changes are needed regarding the legal description: a. Correct the discrepancy between metes & bounds description and the graphic label on face of the plat for the call leaving the southwesterly ROW of S. Carroll along the easterly line of subject tract and westerly ROW of Breeze Way. Metes and Bounds call is “THENCE South 45° 36’ 31” West – 41.76’…” and the graphic label is N 45° 42’ 01” E, 41.59’. b. Label the common lot boundary dimensions between Lot 2 and Lot 3 4. Add the following notes to the face of the plat (where applicable): Case No. ZA26-0060 Page 5 a. The Landscape Easements are dedicated to and maintained by the Home Owners Association. b. All detention/retention easements and structures shall be maintained by the Home Owners Association. c. Driveway Access to Breeze Way and S Carroll Avenue from Lot 6 is prohibited 5. 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 centerline of Breeze Way and S. Carroll Ave. along with R.O.W dimensions 6. The following changes are needed regarding the proposed lotting: a. Building lines along all streets are required a minimum front yard setback unless the boundary is defined as a rear lot boundary, which requires a minimum rear yard setback. Lot 6 requires a 35-foot setback along all streets. Label the building line along Breeze Way. The applicant is requesting a reduction to a 25’ Building Line along S. Carroll Ave. and a 15’ Building Line along Breeze Way (A reduction may be granted per Section 4 – Definitions of “Yards” Exhibit, Zoning Ordinance No. 480, as amended). 7. Preliminary water, sewer and drainage plans are required with this submittal and have not been submitted for review. Staff does not recommend approval of this plat without submittal and review of the required plans. __________________________________________________________________________________ Tree Conservation/Landscape Review Case No. ZA26-0064 Review No. One Dated: September 23, 2026 Number of Pages: 2_ Project Name: The Runway – 940 -1040 Breezeway (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 September 15, 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: * The submitted Tree Conservation Plan conforms with the Zoning and Development Plan approved Tree Conservation Plan. There is 19.44% of existing tree cover and without the granted variance a minimum of 70% would be required to be preserved. A total of 45%.35% of existing tree cover is Case No. ZA26-0060 Page 6 proposed to be preserved. A variance to reduce the tree preservation requirement from 70% to 45% was granted and asked for increased tree removal mitigation. 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. * 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: 9/23/2026 Case No. ZA26-0064 Preliminary Plat Project Name: 940-1000 Breeze Way Case No. ZA26-0060 Page 7 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: 9/15/2026 It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: 1. Please provide preliminary Grading and Drainage Plans, as well as a Utility Plan for this submittal. 2. Per CC approval for the Zoning Case, it was required to have 9.5’ on all sides of the 31’public street ROW street. Only the easement along the north side is shown. Show the required easement along boundaries of the street ROW including the turn-around. Sidewalks will be required along street frontages including the turn-around portions. Label the pedestrian and utility easement as “pedestrian access and utility easement”. DRAINAGE COMMENTS: 3. Cross lot drainage shall be located within a closed system (swale, pipe, etc.) and shall be located within a private drainage easement. It appears that the drainage flow for Lot 4 drains on to Lot 3. It is recommended that a lot line swale be designed to route drainage flow toward the street rather than onto Lot 3, however, if this cannot be done due to site constraints then the cross lot drainage shall be located within a closed system and be located within a private drainage easement. 4. Per the Deputy Director of Public Works, the underground detention storm pipe can be located within the public right-of-way and can be considered as a public pipe if the pipe is a continuous length of 48” RCP, rather than having a 48”- reducing down to an 18”-and then back to a 48” as currently shown (possibly moving the storm further north and the sewer further south). If this cannot be accomplished, then the underground detention system shall be a private improvement, be moved out of the right-of-way, and be located within a drainage easement. UTILITY COMMENTS: * The existing 8" water line identified for abandonment contains a TCEQ -regulated sampling station. This station cannot simply be removed; TCEQ must be consulted, and a relocation plan must be developed and approved prior to abandoning the line or removing the sampling station. ___________________________________________________________________________________ Fire Department Review Case No. ZA26-0064 Review No. 1 Dated: 09/29/2026 Number of Pages: 1 Project Name: 1040 Breeze Way Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-8181 =========================================================================== Case No. ZA26-0060 Page 8 The following comments are based on the review of plans received on 09/15//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. =========================================================================== INFORMATIONAL 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. Hydrants required at maximum spacing for R -3 Occupancies is 400 feet for subdivisions with un - sprinklered homes. Hydrants are required at intersecting streets and at intermediate locations between. Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb. (Standard street width) If fire apparatus access is required further than 150 feet from the public street, an approved turn -around must be provided for fire apparatus. (IFC Appendix D, amended) This approved turn -around must be placed at a point where the apparatus will not be required to back -up more than 150 feet to turn around and exit the property. ============= The following should be informational comments only ==================== * 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. * Because portions of the property are already platted of record, a Plat Revision approval will be needed in place the recording plat document. * Park dedication fees: Park dedication fees shall be paid in accordance with the City of Southlake Subdivision Ordinance and applicable city fee schedule prior to recording/as required by the city. (Sub. Ord. No. 483, Sec. 7) * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * The Zoning Change and Development Plan case ZA26-0022 was approved subject to the following conditions: Plan Option 2 with 6 single family residential lots with an approximate average lot area of 22,435 square feet, a full public street with a 31 foot R.O.W. and 9.5 foot pedestrian access and utility Case No. ZA26-0060 Page 9 easement, an HOA is required for storm drainage and landscaping, the storm drainage system must meet city standards, and granting a variance to reduce tree preservation requirement from 70% to 45% asking for increased tree mitigation. * Denotes Informational Comment Case No. Attachment D ZA26-0040 Page 10 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1 SETU, AMIYA & APARAJITA, RICHA SF1-A 4301 SADDLEBACK LN 0.30 NR 2 SADDLEBACK ACRES LP SF1-A 4306 SADDLEBACK LN 0.24 NR 3 SADDLEBACK ACRES LP SF1-A 4302 SADDLEBACK LN 0.05 NR 4 WHIPKEY, JENNIFER & STEVEN SF1-A 4300 SADDLEBACK LN 0.16 NR 5 SADDLEBACK ACRES LP SF1-A 4250 SADDLEBACK LN 0.40 NR 6 SADDLEBACK ACRES LP SF1-A 4251 SADDLEBACK LN 0.56 NR 7 PISANI, DEAN C & JACQUELINE S TRS D J PISANI FAMILY TRUST RE5 300 W BOB JONES RD 0.07 NR 8 PANTHER FORT WORTH 100 LLC SF1-A 4200 RAINEY CT 0.62 NR 9 EMMER, DANIEL P SF1-A 345 W BOB JONES RD 3.06 NR 10 PANTHER FORT WORTH 100 LLC SF1-A 4204 RAINEY CT 0.80 NR 11 MAYKUS CUSTOM HOMES INC SF1-A 4209 RAINEY CT 0.96 NR 12 SOUTHLAKE, CITY OF AG 0.98 NR 13 PANTHER FORT WORTH 100 LLC SF1-A 4208 RAINEY CT 0.98 NR 14 SOUTHLAKE, CITY OF AG 3901 N WHITE CHAPEL BLVD 0.66 NR 15 NAVARRO, ISRAEL SF1-A 100 KING RANCH RD 0.59 NR 16 BAKER, KIMBERLEY A & PATRICK A SF1-A 104 KING RANCH RD 0.68 NR 17 JOHNSON, DUSTIN & JENNIFER SF1-A 108 KING RANCH RD 0.70 NR Case No. Attachment D ZA26-0040 Page 11 18 PONUGOTI, PRAVEEN & PONNAMANANI, VASAVI SF1-A 300 KING RANCH RD 0.59 NR 19 INBAR, ELAD & ANNA REVOCABLE TRUST SF1-A 304 KING RANCH RD 0.48 NR 20 PHALEN, DAVID JOSEPH & CANNOVA-PHALEN, GINA LISA SF1-A 200 KING RANCH RD 0.73 NR 21 DUNCAN, PAUL B & COLE, JAMIE L TRS DUNCAN TRUST SF1-A 204 KING RANCH RD 0.66 NR 22 CARDINALI, ERIC & DEBORA SF1-A 208 KING RANCH RD 0.62 NR 23 VAZHAPPILLY, DONBOSCO A TR VAZHAPPILLY FAMILY TRUST SF1-A 308 KING RANCH RD 0.05 NR 24 MILANI, JOHN C & CHRISTEN AG 500 W BOB JONES RD 9.88 NR 25 CHEN, ERIC & KAISARINE SF1-A 4304 SADDLEBACK LN 0.95 NR 26 LEGACY LIMITED, LLC AG 4060 N WHITE CHAPEL BLVD 0.97 NR 27 SUPERINTENDENT OF CARROLL ISD NR 28 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 29 SUPERINTENDENT OF NORTHWEST ISD NR 30 SUPERINTENDENT OF KELLER ISD NR 1000 MAHONE, MATTHEW J & LEIGH ANNE SF1-A 4000 N WHITE CHAPEL BLVD 9.50 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty-four (24) Responses Received : None