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Item 7 - Staff ReportCase No. ZA26-0070 S T A F F R E P O R T October 16, 2026 CASE NO: ZA26-0070 PROJECT: Preliminary Plat for Bear Hollow EXECUTIVE SUMMARY: Jody Boyd of BridgeRock Development, LLC is requesting approval of a Preliminary Plat on behalf of Gregory G. Kuelbs for Bear Hollow on property described as Lots 1A, 1B, 2, and 3, Parkers Corner, and Tract 2A02, Jesse G. Allen Survey Abstract 18 and located at 300, 500, 504, 600, and 684 Davis Boulevard. Current Zoning: “RPUD” Residential Planned Unit Development. SPIN Neighborhood #11. DETAILS: The purpose of this request is to seek approval of a Preliminary Plat to subdivide 20.98 acres to create a 33-lot single-family residential development. The preliminary plat is consistent with the approved Development plan and recently adopted zoning (ZA26-0014). 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 16, 2026 (D) Surrounding Property Owners Map and Responses PowerPoint Presentation Plans STAFF CONTACT: Dennis Killough (817) 748-8072 Destiny Woods (817) 748-8281 Department of Planning & Development Services Item 7 Case No. Attachment A ZA26-0070 Page 1 BACKGROUND INFORMATION OWNER: Gregory G. Kuelbs APPLICANT: Jody Boyd PROPERTY SITUATION: 300, 500, 504, 600, and 684 Davis Blvd. LEGAL DESCRIPTION: Lots 1A, 1B, 2, and 3, Parkers Corner, and Tract 2A02, Jesse G. Allen Survey Abstract 18 LAND USE CATEGORY: Mixed Use, 100-Year Floodplain CURRENT ZONING: “R-PUD” Residential Planned Unit Development District HISTORY: - The properties were annexed into the City in 1957 with Ord. No. 78. - A Final Plat (ZA85-036) was approved in December of 1981 for Lots 1-5, Parker’s Corner Addition. - November 19, 2024; A Zoning Change and Site Plan/Development Plan was denied by City Council for a senior living (age 62+) community for up to 210 total residences (ZA24-0051). - August 18, 2026; A Zoning Change and Development Plan was approved by City Council for a 33-lot single-family residential development. (ZA26-0014). Approved subject to the Staff Report dated August 10, 2026, and the Development Plan Review Summary No. 4, dated August 10, 2026, with Option 2 as the approval, with gated private streets as presented on the development plan. SOUTHLAKE COMPREHENSIVE PLAN: Consolidated Future Land Use Plan The future land use designations for the site are Mixed Use and 100- Year Floodplain. Mixed Use Purpose: To provide an option for large‐scale, master‐ planned, Mixed Use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium‐ to higher‐ intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance‐free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities Case No. Attachment A ZA26-0070 Page 2 are those permitted in the Public Parks/Open Space, Public/Semi‐ Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories. Floodplain Purpose and Definition: The Floodplain category illustrates areas designated by the August 1995 Federal Emergency Management Agency (FEMA) maps as being in the 100‐year floodplain. The “floodplain” is an expanse of natural vegetation and wildlife and should be preserved as natural open area. Within the floodplain is “floodway” that must be kept free of encroachment in order that the 100‐ year flood may be carried without harmful increases in the height of flood waters. Although it is not to be encouraged, the portion of the floodplain not in the floodway may be reclaimed for development under certain circumstances if in accordance with FEMA regulations. The designated land use for areas of reclaimed floodplain is that of the immediately adjacent land use category. This designation may also include environmentally sensitive areas, habitats, or wetlands that may not be in FEMA identified floodplains. Mobility & Master Thoroughfare Plan The site plan shows two driveways onto Davis Boulevard. The Master Thoroughfare Plan designates Davis Boulevard as an “A6D” 130’ to 140’ divided arterial road. A 5-foot sidewalk currently exists along the east side of Davis Boulevard and Randoll Mill Avenue. This section of Davis Boulevard 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 western side of the Case No. Attachment A ZA26-0070 Page 3 property. TRANSPORTATION ASSESSMENT: Area Road and Network Conditions The site proposes two primary access points along Davis Boulevard, each aligned with planned median openings on Davis Boulevard. 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 52.95% of existing tree cover. A total of 50.08% of existing tree cover is proposed to be preserved and 49.92 proposed to be removed. UTILITIES: The site is served by an 8-inch and 12-inch water line main along Davis Boulevard and by a 15-inch sewer main along creek west of the development. The preliminary utility plan shows a proposed 8-inch water line loop connecting to the existing 8-inch and 12-inch water lines, and an 8-inch sanitary sewer main. DRAINAGE: The site drains toward the creek to the west in existing conditions. The proposed development is proposing to capture the storm water within a proposed storm drain system, routing the drainage flow to two detention ponds, both located along the west side of the site. Both ponds will ultimately outfall into the existing creek. The preliminary drainage and grading plans provided establish the design intent for zoning approval. 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. STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 1, dated October 16, 2026. Case No. Attachment B ZA26-0070 Page 1 Case No. ZA26-0070 Page 1 PRELIMINARY PLAT REVIEW SUMMARY Case No.: ZA26-0070 Review No.: One Date of Review: 10/16/26 Project Name: Preliminary Plat – Bear Hollow APPLICANT: SURVEYOR/ENGINEER: Jody Boyd - Bridge Rock Developments, LLC Westwood Professional Services, Inc 180 State St., Ste 225 500 W 7th St., Ste 1300 Southlake, Tx 76092 Fort Worth, Tx 76102 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/24/26 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 DESTINY WOODS AT (817) 748-8281. The following changes are needed according to the Subdivision Ordinance, as amended, Sections 3.01, 3.02, & 8.01 1. All lots must comply with the City of Southlake Zoning Ordinance. This subdivision must comply with the approved RPUD Zoning and Development Plan under case number ZA26-0014 and Ordinance number 480-843 approved subject to the Staff Report dated August 10, 2026, and the Development Plan Review Summary No. 4, dated August 10, 2026, with Option 2 as the approval, with gated private streets as presented on the development plan: a. Private gated streets are required per the approved development plan and must comply with section 5.05 of the Subdivision Ordinance No. 483. b. Private Streets must be in a separate lot maintained by the Home Owners Association and designated as private access easement, drainage, utility, and emergency access easement. 2. Either a Plat Revision or a Plat Vacation and a Final Plat will be required for final recording plat since part of the lot is already platted 3. Place the City case number ZA20-0070" in the lower right-hand corner of the plat. Remove “CP- XX-XXX and PP-XX-XXX”. According to Subdivision Ordinance, Section 3.02.D items to be included on the plat: 1. Label the POB on the face of the plat. 2. The following changes are needed with regard to adjacent properties within 200' to include properties across any adjacent R.O.W.: Case No. ZA26-0070 Page 2 a. Show and label the lot lines lot & block numbers, street names, and existing easements, and subdivision name and plat record (volume & page) (or cabinet & slide, or cabinet & page) for all platted properties within 200 feet of this property. b. Label existing zoning and Land Use Designation (LUD = ) on all adjacent properties. 3. Note on the survey if the 36x14 metal building on Tract 1 and the Wood Barn on Tract 2 are being removed. Under the new zoning and subdivision these structures are nonconforming and should be removed. 4. Add the following notes to the face of the plat: a. If any common landscape areas or walls are to be put in a private Home Owners Association Landscape and Wall Easement, show and label on the plat and provide a provided stating “All Landscape and Wall Easements are to be dedicated to and maintained by the Home Owners Association.” b. All common open space lots are to be maintained by the Home Owners Association. 5. The following changes are needed regarding the proposed lotting: a. Label all building setback lines b. Provide points on each curve that marks the beginning of the new dimension. It is unclear where dimensions start and end. c. Label lot areas in square feet. All lot areas, width and depth must comply with the approved RPUD zoning regulations. 6. Easements must be provided in accordance with the approved development plan and construction plans and must ensure adequate water, sewer, drainage and franchise utilities are provided for each lot. 7. Provide sidewalks and trails in accordance with the Sections 5.06, Subdivision Ordinance No. 483, as amended, and the approved Development Plan. A 5’ wide sidewalk is required along the west boundary of Davis Boulevard and an 8’ wide trail is required within the western open space Lot 5X. If not in a public ROW these pathways must be in a pedestrian access easement. The western portion of Lot 5X was noted to be entirely in a Pedestrian Access Easement per the approved development plan. Delineate the boundaries of this easement on the plat. All lots are required a minimum 5’ sidewalk prior to final inspection of any residential structure. 8. Revise the quantitative land use schedule to read “R-PUD” under the “existing Zoning” category. Case No. ZA26-0070 Page 3 Tree Conservation/Landscape Review No Comments. Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us Public Works/Engineering Review Review No. 1 Date: 10/9/2026 Case No. ZA26-0070 Preliminary Plat Project Name: Bear Hollow 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: 9/30/2026 It is the applicant’s responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: 1. Private Streets will need to be labeled as an easement (private access, emergency access, pedestrian, drainage and utility easement). * Please be aware that any modification to the roadway pavement other than concrete will be required to maintained by the HOA. GRADING AND DRAINAGE: 2. Please be sure that the I-values are based on the most current version of the ISWM manual. The most current version lists an I-value of 8.016 for TC of 15 minutes and 9.76 for a TC of 10 minutes. * Please be aware that a drainage easement for the existing creek at the rear of the lot and the proposed ponds will be required. The easement shall be sized to contain the 100-yr storm plus 1' of freeboard. * Lots along the westernmost side of the development will require minimum finish floor elevations. * Work within the floodplain will require approval of a Floodplain Development Permit. UTILITY * TxDOT approval will be required for sidewalk, street connection and water line connections. The waterline connections will be required to be bored, unless TxDOT approves an open cut. Case No. ZA26-0070 Page 4 * The minimum radius for an 8” waterline is 200’. Fire Department Review No Comments. Lorenzo Chavez Fire Marshal Phone: (817) 748-8671 E-mail: lchavez@ci.southlake.tx.us The following should be informational comments only * Provide sidewalks and/or trails in compliance with the approved development plan and Subdivision Ordinance No. 483, as amended and the Master Pathways Plan. * Staff recommends any proposed landscape / bufferyard areas are included in areas designated as common area. * A Final Plat and 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. * Denotes Informational Comment Case No. Attachment E ZA26-0070 Page 3 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1 LYNBA HOLDINGS LLC AG 220 DAVIS BLVD 0.25 NR 2 LYNBA HOLDINGS LLC RE5 200 DAVIS BLVD 2.96 NR 3 AJLOUNI RAED AG 2415 W SOUTHLAKE BLVD 0.21 NR 4 QUINONES MICHAEL C SF1-A 109 BROCK DR 0.34 NR 5 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 324 WINDING RIDGE TRL 0.45 NR 6 VARGAS PERRY W SF1-A 209 BROCK DR 0.97 NR 7 KAMIREDDY NALINI TZD 420 WINDING RIDGE TRL 0.02 NR 8 CASTRO ANDRES M TZD 424 WINDING RIDGE TRL 0.09 NR 9 MORGAN ERIC SF1-A 303 BROCK DR 1.01 NR 10 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 451 DAVIS BLVD 0.03 NR 11 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 500 WINDING RIDGE TRL 0.44 NR 12 PAPILLARD MARJORIE S SF1-A 319 BROCK DR 0.59 NR 13 KHAN SAUD TZD 504 WINDING RIDGE TRL 0.09 NR Case No. Attachment E ZA26-0070 Page 3 14 SU VAN TZD 508 WINDING RIDGE TRL 0.05 NR 15 PAPILLARD MARJORIE S SF1-A 329 BROCK DR 0.35 NR 16 CIUNCIUSKY ALEX TZD 512 WINDING RIDGE TRL 0.04 NR 17 CREEKSIDE LAND COMPANY LTD RPUD 2400 LOWER BROOK CT 2.78 NR 18 UPADHYAYULA SRIRAMA TZD 516 WINDING RIDGE TRL 0.05 NR 19 VILLAS OF HIDDEN KNOLL HOA TZD 524 WINDING RIDGE TRL 0.48 NR 20 KIM SANGTAE TZD 520 WINDING RIDGE TRL 0.06 NR 21 VILLAS OF HIDDEN KNOLL HOA TZD 528 WINDING RIDGE TRL 0.05 NR 22 VILLAS OF HIDDEN KNOLL HOA TZD 600 WINDING RIDGE TRL 0.52 NR 23 GALLEGOS MIRIAM TZD 604 WINDING RIDGE TRL 0.11 NR 24 DWYER JAMES J RPUD 2401 LOWER BROOK CT 0.20 NR 25 NALLIAH RAJAGURU TZD 608 WINDING RIDGE TRL 0.19 NR 26 MCGEE GRANT TZD 612 WINDING RIDGE TRL 0.15 NR 27 C&T LAWNS LLC AG 2440 MICHAEL DR 0.04 NR 28 CT PLUS 4 LLC AG 2420 MICHAEL DR 0.95 NR 29 JOHNSON GEORGE AG 2390 MICHAEL DR 1.05 NR 30 HPI SOUTHLAKE STORAGE LLC SP1 750 DAVIS BLVD 2.11 NR 31 MATHIS JESSICA D AG 755 DAVIS BLVD 0.22 NR 32 JOSEPH PENNINGTON INC AG 864 DAVIS BLVD 0.55 NR 33 ZVONECEK BRIAN AG 855 DAVIS BLVD 0.58 NR 34 RIDGEVIEW AT SOUTHLAKE HOMEWON TZD 512 BLUFFVIEW TER 0.59 NR 35 VILLAS OF HIDDEN KNOLL HOA TZD 610 WINDING RIDGE TRL 0.06 NR 36 BASANI PRASAD TZD 616 WINDING RIDGE TRL 0.28 NR 37 JENAL FAMILY LIVING TRUST TZD 416 WINDING RIDGE TRL 0.27 NR 38 PRANEETHA KRANTHI TZD 412 WINDING RIDGE TRL 0.28 NR 39 SAIBABA LIVING TRUST TZD 408 WINDING RIDGE TRL 0.27 NR 40 K & B PROPERTIES LP AG 2365 MICHAEL DR 0.54 NR 41 JOSEPH PENNINGTON INC AG 860 DAVIS BLVD 1.15 NR Case No. Attachment E ZA26-0070 Page 3 42 QUINN WILLIAM AG 2435 MICHAEL DR 0.55 NR 43 C&T LAWNS LLC AG 2425 MICHAEL DR 1.11 NR 44 RBJH REAL ESTATE LLC AG 2395 MICHAEL DR 1.04 NR 45 QUINONES MICHAEL C SF1-A 105 BROCK DR 0.48 NR 46 CREEKSIDE LAND COMPANY LTD SF1-A 250 BROCK DR 1.22 NR 47 CREEKSIDE LAND COMPANY LTD RPUD 2524 PARK GROVE LOOP 0.54 NR 48 BRENNAN JOE RPUD 2528 PARK GROVE LOOP 0.57 NR 49 BLACK THOMAS RPUD 2405 LOWER BROOK CT 0.39 NR 50 MCCALL HAROLD L SF1-A 320 BROCK DR 1.11 NR 51 ARORA RAMAN RPUD 2532 PARK GROVE LOOP 0.64 NR 52 CREEKSIDE LAND COMPANY LTD RPUD 2520 PARK GROVE LOOP 0.37 NR 53 CREEKSIDE LAND COMPANY LTD RPUD 110 STONY BROOK WAY 3.59 NR 54 SOUTHLAKE BAPTIST CHURCH INC CS 2417 W SOUTHLAKE BLVD 8.85 NR 55 SUPERINTENDENT OF CARROLL ISD NR 56 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 57 SUPERINTENDENT OF NORTHWEST ISD NR 58 SUPERINTENDENT OF KELLER ISD NR 1000 KUELBS GREGORY G RE5 600 DAVIS BLVD 3.06 1001 KUELBS GREGORY G RE5 300 DAVIS BLVD 6.18 1002 KUELBS GREGORY G RE5 504 DAVIS BLVD 2.10 1003 KUELBS GREGORY G SF1-A 684 DAVIS BLVD 5.09 1004 KUELBS GREGORY G RE5 500 DAVIS BLVD 5.57 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Forty Four (44) Responses received: None (0) Notifications are sent to property owners immediately adjoining the area covered by the proposed replat and extending 200 feet from that area, provided the property is located within the original subdivision.