Item 4H - Staff Report CI"T`Y OF Item 4H
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
October 12, 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 approval 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.
The preliminary plat conforms to the approved Development Plan.
ACTION NEEDED: 1) Consider Approval of a Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Preliminary Plat Review Summary No. 2, dated October 8, 2026
(D) Surrounding Property Owners Map
PowerPoint Presentation
Narrative
Preliminary Plat and Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Case No.
ZA26-0064
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 public road off of Breeze Way. The Master
Case No. Attachment A
ZA26-0064 Pagel
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 public road 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.
PLANNING AND ZONING
COMMISSION ACTION: October 8, 2026;Approved (6-0)subject to the Staff Report dated October
8, 2026.
STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 2, dated October 8,
2026.
Case No. Attachment A
ZA26-0064 Page 2
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PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA26-0064 Review No.: Two Date of Review: 10/08/26
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
10/08/26 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BYTHE 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. 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
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The following comments are based on the review of plans received on September 15, 2026. Comments
designated with a numbermay be incorporated into the formal review to be considered by eitherthe 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 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
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.
Case No.
ZA26-0064 Page 4
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 Minimum percentage of the
the entire site 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
Case No.
ZA26-0064 Page 5
Public Works/Engineering Review
Review No. 1 Date: 10/08/2026
Case No. ZA26-0064 Preliminary Plat
Project Name: 940-1000 Breeze Way
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: 10/08/2026
It is the applicant's responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
1. 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:
2. 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.
3. 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.
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.
Case No.
ZA26-0064 Page 6
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
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The following comments are based on the review of plans received on 09115112026. 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.
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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.
Case No.
ZA26-0064 Page 7
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
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.
ZA26-0064 Page 8
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
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SPO# Owner Zoning Physical Address Acreage Response
1 SAHIHI MASON SF1-A 880 S CARROLL AVE 1.05 NR
2 KAKARALA SRINIVAS RPUD 610 LORRAINE DR 0.13 NR
3 HINDS JOHN J RPUD 1100 LONGFORD CIR 0.22 NR
4 HENNUM ALEXANDER SF30 920 S CARROLL AVE 0.98 NR
5 BUCHARDT FAMILY TRUST RPUD 612 LORRAINE DR 0.29 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 0.29 NR
9 HARDEN FAMILY TRUST RPUD 812 LONGFORD DR 0.04 NR
10 JASON AND AMY WERTH RPUD 813 LONGFORD DR 0.27 NR
REVOCABLE
11 COMPAGNONE CHARLES RPUD 700 LORRAINE DR 0.15 NR
12 ZAVALA GEORFFINO JULIO RPUD 810 LONGFORD DR 0.04 NR
13 WILSON LONNIE L RPUD 811 LONGFORD DR 0.28 NR
14 DAWSON RODNEY 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 1.04 NR
17 ERIC AND CHELSIE PYLAND RPUD 1200 SARAH PARK TRL 0.55 NR
REVOCA
Case No. Attachment D
ZA26-0064 Page 9
18 THE CANDACE J MILLER RPUD 1202 SARAH PARK TRL 0.63 NR
SEPARATE
19 SAMARAKKODY FAMILY LIVING RPUD 806 LONGFORD DR 0.01 NR
TRUS
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 0.00 NR
27 EDWIN SHIRIN RPUD 608 LORRAINE DR 0.37 NR
28 LEE MIRIAM RPUD 609 LORRAINE DR 0.38 NR
29 KAY TYSON L RPUD 613 LORRAINE DR 0.38 NR
30 FISCHER ALLISON RPUD 1107 LONGFORD CIR 0.30 NR
31 JOHNSON OLIRAN RPUD 702 LORRAINE DR 0.38 NR
32 CHARLES ANNETTE RPUD 803 LONGFORD DR 0.29 NR
33 SMITH PAUL RPUD 1206 SARAH PARK TRL 0.38 NR
34 PRENIKA ERGYS RPUD 1104 LONGFORD CIR 0.27 NR
35 JAREMKO THOMAS J RPUD 1102 LONGFORD CIR 0.39 NR
36 SUPERINTENDENT OF CARROLL NR
ISD
37 SUPERINTENDENT OF NR
GRAPEVINE COLLEYVILLE ISD
38 SUPERINTENDENT OF NR
NORTHWEST ISD
39 SUPERINTENDENT OF KELLER ISD NR
1000 1000 BREEZEWAY LP SF20A 1040 BREEZE WAY 0.47
1001 PROJECT HOLY GRAIL LLC SF20A 940 S CARROLL AVE 2.15
1002 PROJECT HOLY GRAIL LLC RPUD 944 S CARROLL AVE 0.36
1003 PROJECT BREEZEWAY LLC SF20A 1000 BREEZE WAY 0.48
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Forty-two (42)
Responses Received: 1 received outside of the 300' buffer in opposition
Case No. Attachment D
ZA26-0064 Page 10