HomeMy WebLinkAbout04-15-13 PZ Agenda Packet
Page 1 of 2
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
AGENDA
April 15, 2013
WESTLAKE TOWN HALL
3 VILLAGE CIRCLE, 2ND FLOOR
COUNCIL CHAMBERS / MUNICIPAL COURT ROOM
Workshop Session: 5:00 p.m.
Regular Session 6:00 p.m.
Workshop Session
1. CALL TO ORDER
2. DISCUSSION REGARDING ITEMS ON THE REGULAR SESSION AGENDA.
3. ADJOURNMENT
Regular Session
1. CALL TO ORDER
2. REVIEW AND APPROVE WORKSHOP MINUTES FROM THE MEETING HELD ON
FEBRUARY 20, 2013.
3. PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 702, AMENDING THE
COMPREHENSIVE PLAN “LAND USE MAP” SPECIFICALLY, CHANGING THE PLANNED
Page 2 of 2
USE OF THE PROPERTY LOCATE IN THE PD1-2 ZONING DISTRICT FROM OFFICE AND
RETAIL USES TO MIXED-USE.
4. PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 703, AMENDING THE
PERMITTED USES AND DEVELOPMENT REGULATIONS OF PLANNING DISTRICT 1-2
(PD1-2) INCLUDING DEVELOPMENT GUIDELINES, DESIGN STANDARDS, ROADWAY
DESIGN STANDARDS, RESIDENTIAL DEVELOPMENT STANDARDS, SIGNAGE
STANDARDS, AND THE CONCEPT PLAN FOR PD1-2 TO ALLOW FOR A MIXED USE
“VILLAGE” PLANNED DEVELOPMENT ON AN 85 ACRE (APPROX.) TRACT LOCATED AT
THE NORTHEAST CORNER OF FM 1938 (DAVIS BLVD) AND SOLANA BOULEVARD.
5. ADJOURNMENT
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 3 Village Circle, Suite 202, Westlake,
Texas, 76262, on April 11, 2013, by 3:00 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code.
_____________________________________
Kelly Edwards, TRMC, Town Secretary
If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town Secretary 48
hours in advance at 817-490 -5710 and reasonable accommodations will be made to assist you.
Planning and
Zoning
Item # 1– Call to Order
Back up material has not
been provided for this item.
DISCUSSION REGARDING ITEMS ON THE REGULAR SESSION AGENDA
2. REVIEW AND APPROVE WORKSHOP MINUTES FROM THE MEETING HELD
ON FEBRUARY 20, 2013.
3. PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 702,
AMENDING THE COMPREHENSIVE PLAN “LAND USE MAP” SPECIFICALLY,
CHANGING THE PLANNED USE OF THE PROPERTY LOCATE IN THE PD1-2
ZONING DISTRICT FROM OFFICE AND RETAIL USES TO MIXED-USE.
4. PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 703,
AMENDING THE PERMITTED USES AND DEVELOPMENT REGULATIONS OF
PLANNING DISTRICT 1-2 (PD1-2) INCLUDING DEVELOPMENT
GUIDELINES, DESIGN STANDARDS, ROADWAY DESIGN STANDARDS,
RESIDENTIAL DEVELOPMENT STANDARDS, SIGNAGE STANDARDS, AND
THE CONCEPT PLAN FOR PD1-2 TO ALLOW FOR A MIXED USE “VILLAGE”
PLANNED DEVELOPMENT ON AN 85 ACRE (APPROX.) TRACT LOCATED AT
THE NORTHEAST CORNER OF FM 1938 (DAVIS BLVD) AND SOLANA
BOULEVARD.
Planning and Zoning
Item # 2 –
Discussion
regarding Regular
Session Items
Planning and
Zoning
Item # 3 – Workshop
Adjournment
Back up material has not
been provided for this item.
Planning and
Zoning
Item # 1– Call to Order
Back up material has not
been provided for this item.
P&Z Minutes
02/20/13
Page 1 of 5
MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
February 20, 2013
PRESENT: Chairman Bill Greenwood, Commissioners Walter Copeland, Allen Heath and
Wayne Stoltenberg.
ABSENT: Tim Brittan
OTHERS PRESENT: Town Manager Tom Brymer, Planning and Development Director
Eddie Edwards, Town Secretary Kelly Edwards, Town Attorney
Stan Lowry Assistant to the Town Manager Amanda DeGan, and
Public Works Director Jarrod Greenwood.
Workshop Session
1. CALL TO ORDER
Chairman Greenwood called the workshop to order at 5:10 p.m.
2. DISCUSSION REGARDING ITEMS ON THE REGULAR SESSION AGENDA.
Town Manager Brymer provided an overview of the Comp Plan land use map
amendment
Town Manager Brymer also mentioned that the property owner would be conducting
two or three design charrette meetings for the residents to the discuss design ideas and
uses for the proposed mixed use development on the corner of Highway 114 and FM
1938 Davis Boulevard.
Development Director Edwards provided an overview of the proposed revisions to
Ordinance 693.
Discussion ensued regarding the use of roofing materials, window types, garage door
types, the building lines and variation of the building lines.
P&Z Minutes
02/20/13
Page 2 of 5
Chairman Greenwood stated due to his schedule over the next several months he would
like the ability to appoint an acting chairman in his absence.
3. REPORT ON THE COMPREHENSIVE PLAN UPDATE PROCESS.
Town Manager Brymer provided an overview of the process, the Request for Proposals
and establishing a task force comprised of residents, property owners and board
members to review and update the Comprehensive Plan.
4. REPORT ON THE PLANNED WESTLAKE ACADEMY PHASE I FACILITY
IMPROVEMENTS.
Town Manager Brymer provided a handout showing the location of the proposed
buildings and the height variation new and current buildings.
5. ADJOURNMENT
Chairman Greenwood adjourned the workshop at 5:54 p.m.
Regular Session
1. CALL TO ORDER
Chairman Greenwood called the meeting to order at 6:08 p.m.
2. REVIEW AND APPROVE WORKSHOP MINUTES FROM THE MEETING HELD ON
JANUARY 22, 2013.
MOTION: Commissioner Stoltenberg made a motion to approve the minutes.
Commissioner Copeland seconded the motion. The motion carried
by a vote of 5-0.
3. REVIEW AND APPROVE THE REGULAR MINUTES FROM THE MEETING HELD
ON JANUARY 22, 2013.
MOTION: Commissioner Copeland made a motion to approve the minutes.
Commissioner Stoltenberg seconded the motion. The motion
carried by a vote of 5-0.
P&Z Minutes
02/20/13
Page 3 of 5
4. CONTINUE THE PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE
690, AMENDING THE COMPREHENSIVE PLAN “LAND USE MAP”.
Chairman Greenwood opened the Public Hearing for both items 4 and 6 on the agenda.
Planning and Development Director Edwards provided a presentation and overview of
the proposed Land Use Amendments.
Town Manager Brymer provided a presentation and overview of the proposed zoning
ordinance.
Bobby Dollack, Engineer for Consultants, Inc., provided a presentation and overview of
the proposed single family residential development.
Larry Holden, 2211 Cedar Elm Terrace, spoke in favor of the proposed residential
development
Neal McNabnay, 1815 Broken Bend, spoke in opposition of the proposed residential
development stating he appreciates the design standards which address the concerns
regarding tract housing, but is not in favor of the home sizes, lot sizes and density.
Paul Beauchamp, 1857 Broken Bend, commended the Commission on the progress
regarding this development and that he is comfortable with the decision that will be
made this evening.
Jennifer McKnight, Trophy Club MUD, does not oppose the zoning changes or residential
subdivision but stated based on prior agreements the TC MUD has issued debt to
provide service to the area.
Bea Ann Arthur, 1755 Dove Road, spoke in opposition of the proposed development
urging the Commission to take more time before making a decision and preserve our
town.
Mike Pacillio, 2209 Vaquero Estates Blvd., spoke in favor of the proposed development
stating that it is well thought out and feels proud to drive by this community and would
rather have residential instead of commercial.
Scott Bradley, 1 Paigebrooke, spoke in opposition of both items 4 and 6 of the agenda
disagreeing with the development history provided and asking if approved that lots be
reduced to sixty-five.
Jim Carter, 1005 Road Runner Road, Bartonville, provided an overview of his history
with Trophy Club and the Town of Westlake and spoke in favor of the developer.
Jeff Watson, 1 PaigeBrooke, clarified the number of homes in Vaquero, a comparison to
neighboring subdivisions.
P&Z Minutes
02/20/13
Page 4 of 5
Terry Horton, 2201 Cedar Elm Terrace, complemented the Commission on their efforts,
and likes the amenities provided to the public outside the subdivision.
MOTION: Commissioner Stoltenberg made a motion to close the public
hearing for both items 4 and 6. Commissioner Copeland
seconded the motion. The motion carried by a vote of 5-0.
MOTION: Commissioner Stoltenberg made a motion to approval Items 4 and
6 of the agenda. Commissioner Copland seconded the motion.
The motion carried by a vote of 4-1. Commissioner Heath
opposed.
The applicant has requested item #5 be pulled from the agenda for further discussion.
There will be no action taken on this item.
5. CONTINUE THE PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE
692 FOR APPROVAL OF AN ORDINANCE AMENDING THE PERMITTED USES
AND DEVELOPMENT REGULATIONS OF PLANNING DISTRICT 1-2 (PD1-2)
INCLUDING DEVELOPMENT GUIDELINES, DESIGN STANDARDS, ROADWAY
DESIGN STANDARDS, RESIDENTIAL DEVELOPMENT STANDARDS, SIGNAGE
STANDARDS, AND THE CONCEPT PLAN WITH PHASING IDENTIFIED FOR PD1-
2 TO ALLOW FOR A MIXED USE “VILLAGE” PLANNED DEVELOPMENT ON AN
85 ACRE (APPROX.) TRACT LOCATED AT THE NORTHEAST CORNER OF FM
1938 (DAVIS BLVD) AND SOLANA BOULEVARD.
Chairman Greenwood opened the Public Hearing for item 5 prior to items 4 and 6 of the
agenda.
No one addressed the Commission.
MOTION: Commissioner Stoltenberg made a motion to close the public
hearing. Commissioner Heath seconded the motion. The motion
carried by a vote of 5-0.
No Action Taken.
P&Z Minutes
02/20/13
Page 5 of 5
6. CONTINUE THE PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE
693, FOR APPROVAL OF AN ORDINANCE AMENDING THE PERMITTED USES
AND DEVELOPMENT REGULATIONS OF PLANNING DISTRICT 1-3 (PD1-3)
INCLUDING PERMITTED USE REGULATIONS AND RESIDENTIAL
DEVELOPMENT STANDARDS INCLUDING HEIGHT, LOT SIZE, BUILDING
LINES, BUILDING DESIGN, MINIMUM FLOOR AREA, LANDSCAPING,
DRAINAGE, CONCEPT PLAN, AND OTHER DEVELOPMENT STANDARDS FOR
SAID PD1-3 TO ALLOW FOR A SINGLE-FAMILY RESIDENTIAL DEVELOPMENT
ON AN 84 ACRE (APPROX.) TRACT LOCATED AT THE NORTHEAST CORNER OF
FM 1938 (DAVIS BLVD) AND DOVE ROAD.
MOTION: Listed under item 4 of the minutes.
7. DISCUSSION AND CONSIDERATION TO REGARDING THE APPOINTMENT OF
AN ACTING CHAIRMAN TO SERVE IN THE ABSENCE OF THE CHAIRMAN.
Chairman Greenwood requested this item due to his travel schedule so he could appoint
an acting Chairman in his absence.
MOTION: Commissioner Stoltenberg made a motion to approve the
Chairman to appoint an Acting Chairman in his absence.
Commissioner Copeland seconded the motion. The motion carried
by a vote of 5-0.
8. ADJOURNMENT
There being no further business to come before the Chairman Greenwood, asked for a
motion to adjourn.
MOTION: Commissioner Heath made a motion to adjourn the meeting.
Commissioner Stoltenberg seconded the motion. The motion carried by a
vote of 5-0.
Chairman Greenwood adjourned the meeting at 7:17 p.m.
APPROVED BY THE PLANNING AND ZONING COMMISSION ON THE 15TH DAY OF
APRIL, 2013.
________________________________
ATTEST: William E. Greenwood, Chairman
______________________________
Kelly Edwards, Town Secretary
Page 1 of 2
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Westlake Planning & Zoning Commission Meeting
Monday, April 15, 2013
Westlake Town Council Meeting
Monday, April 22, 2013
TOPIC: Comprehensive Plan “Land Use Map” amendment
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
DECISION POINTS
Start Date Completion Date
Timeframe: April 15, 2013 April 22, 2013
Funding: Amount - None. Status- N/A Source- N/A
.
Decision Alignment
VVM Perspective Desired Outcome
Exemplary
Governance
Operational
Processes
CF.Promote Community Health,
Safety & Welfare
Strategic Issue Outcome
Strategy Staff Action
N/A N/A N/A
Strategy Map or VVM Connection
Strategic Issue Connection
Page 2 of 2
EXECUTIVE SUMMARY
Approve an amendment to the Comprehensive Plan, Land Use map. Changing the planned use
of the property locate in the PD1-2 zoning district from Office and Retail uses to Mixed-Use.
ORGANIZATIONAL HISTORY/RECOMMENDATION
Centurion American seeks an amendment to the PD1-2 Planning Area to allow development of
an approximately 85 acre tract as a Mixed-use development. The property is currently zoned for
Office, and Retail uses. The Comprehensive Plan, Land Use map, should be amended prior to
approving a zoning amendment.
ATTACHMENTS
Exhibit: Proposed Comprehensive Plan, Land Use Map.
Ordinance 702
Page 1 of 3
TOWN OF WESTLAKE
ORDINANCE NO. 702
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS APPROVING AN AMENDMENT TO THE COMPREHENSIVE PLAN,
AMENDING THE LAND USE MAP CONTAINED WITHIN. THE CHANGES ARE
LIMITED TO THE PARCELS LOCATED WITHIN THE PD1-2 ZONING DISTRICT.
WHEREAS, the Town of Westlake, Texas is a general law Town; and
WHEREAS, on August 24, 1992, the Town Council adopted a Comprehensive Plan (the
"1992 Comprehensive Plan") for the Town; and
WHEREAS, the economic development and land use planning objectives of the Town
will be furthered by the amending of the Land Use Map; and
WHEREAS, the Planning and Zoning Commission and Town Council held public
hearings after notice of such hearing s being published in a newspaper of general circulation in
the Town, all in accordance with law; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission, the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of
the town and its citizens that the amendments (Exhibit “1”) to the Westlake Comprehensive
Plan “Land Use Map” should be approved and adopted; and
WHEREAS, the Council believes that the interests of the Town, the present and future
residents and citizens of the Town;
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That all matters stated in the findings hereinabove are found to be true and
correct and are incorporated herein by reference as if copied in their entirely.
SECTION 2: That the Town of Westlake hereby approves the Land Use Map, as shown
in Exhibit A.
SECTION 3: That this Ordinance shall be cumulative of all other Town Ordinances
and all other provisions of other Ordinances adopted by the Town which are inconsistent with
the terms or provisions of this Ordinance are hereby repealed.
SECTION 4: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
Ordinance 702
Page 2 of 3
declared legally invalid or unconstitutional by the valid judgment or decree of any court of
competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same
would have been enacted by the Town Council of the Town of Westlake without the
incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence,
paragraph or section.
SECTION 5: This ordinance shall take effect immediately from and after its passage as the
law in such case provides.
PASSED AND APPROVED ON THIS _______ DAY OF APRIL, 2013.
ATTEST: _____________________________
Laura L. Wheat, Mayor
____________________________
Kelly Edwards, Town Secretary ______________________________
Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
Ordinance 702
Page 3 of 3
Exhibit A
Page 1 of 2
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Westlake Planning & Zoning Commission Meeting
Monday, April 15, 2013
Westlake Town Council Meeting
Monday, April 22, 2013
TOPIC: Public Hearing and Consideration for Approval of an Ordinance Amending the
Permitted Uses and Development Regulations of Planning District 1-2 (PD1-2) Including
Development Guidelines, Design Standards, Roadway Design Standards, Residential
Development Standards, Signage Standards, and the Concept Plan for PD1-2 to Allow for a
Mixed Use “Village” Planned Development on an 85 Acre (approx.) Tract located at the
Northeast Corner of FM 1938 (Davis Blvd) and Solana Boulevard.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
DECISION POINTS
Start Date Completion Date
Timeframe: April 2013 April 2013
Funding: Amount - None. Status- N/A Source- N/A
.
Decision Alignment
VVM Perspective Desired Outcome
Sense of Place Financial
Stewardship
Enhance and Maintain a Sense of
Community
Strategic Issue Outcome
Strategy Staff Action
Page 2 of 2
Comprehensive
Planning and
Management of
Natural Resources
N/A SA 09D1: Ordinances
Strategy Map or VVM Connection
Strategic Issue Connection
EXECUTIVE SUMMARY
Consideration of an amend ment to the PD1-2 Planning Area regulations including new land uses
and development standards.
ORGANIZATIONAL HISTORY/RECOMMENDATION
The property is currently zoned for Office and Retail uses. The owner/applicant seeks an
amendment to the PD1-2 Planning Area to add Residential and Entertainment uses to allow
development of a mixed use Planned Development. This development will blend a wide range
of various uses (offices, governmental, retail, restaurants, business services, medical services,
entertainment establishments, conference center type meeting space, single family residential
detached homes and villas or townhomes. The proposed uses will utilize a design for a European
style village with a Texas – Spanish architectural theme, tentatively named Westlake Entrada.
The applicant advises that the estimated value of improvements on this tract, per these proposed
uses, could be approximately $500,000,000. Staff recommends approval subject to the
provisions cont ained in the staff report.
ATTACHMENTS
Click here to enter text.
1. Site Location Map
2. Staff Report
3. Ordinance Including Ordinance Exhibits
a) Legal Description of PD District
b) PD1-2 Concept Plan
c) Westlake Entrada Development Standards
d) Westlake Entrada Design Sta ndards
e) Westlake Entrada Public Roadway Standards
f) Westlake Entrada Residential Development Standards
g) Construction Phasing Plan (see Concept Plan)
Page 1 of 12
TOWN OF WESTLAKE, TX
ZONING CHANGE REQUEST
STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL
I. CASE INFORMATION
Case No. Z-03-01-13 Date: 4-7-2013
Request: Applicant is requesting approval of the following:
Zoning Amendment X (PD1-2; PD-1, Planning Area 2)
Concept Plan X
Agenda Item: Public Hearing and Consideration of an Ordinance Amending the
Permitted Uses and Development Regulations of Planning District 1-2 (PD1-2) Including
Development Guidelines, Design Standards, Residential Development Standards,
Roadway Design Standards, Signage Standards, and the Concept Plan for PD1-2 to
Allow for a Mixed Use “Village” Planned Development on an 85 Acre (approx.) Tract
Located at the Northeast Corner of FM 1938 (Davis Blvd) and Solana Boulevard.
Development Name: Westlake Entrada
Location: The subject property is an approximately 85 acre tract generally located at
the northeast Corner of FM 1938 and Solana Boulevard. (Note: legal description of the
subject property is included in the proposed ordinance, also see attached vicinity map).
Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi)
Applicant: Jeffory D. Blackard
Developer: Centurion American Development Group
Acres: 85 acres (approx.)
Proposed Use(s): A mixed use planned development that will blend a wide range of
various uses (offices, governmental, retail, restaurants, business services, medical
services, entertainment establishments, conference center type meeting space, single
family residential detached homes and villas or town homes. The development will
utilize a design for a European style village with a Texas–Spanish architectural theme
(Spanish), tentatively named Westlake Entrada.
Notice Requirements: Written notice was mailed to all property owners within 200 feet
as required by Town Ordinance. Additionally, written notice of this request was mailed
Page 2 of 12
to the Glenwyck and Vaquero HOA/s, as well as the Town of Trophy Club (note:
Trophy Club’s notice was to comply with the Memorandum of Understanding we have
with them to advise each other about development activity along the SH 114 corridor in
our respective communities.) Information, including this staff report, as well as all
materials furnished on this request, contained in the Town Council’s and/or Planning &
Zoning Commission’s agenda packets, was placed on the Town’s web site. Also, an
email blast will also be sent out to Town residents (on the Town’s email list) advising
them of this pending request for zoning.
II. STAFF REVIEW COMMENTS
1. General Information/Proposed Uses:
This agenda item is consideration of an Ordinance amending the permitted uses and
development regulations of newly established Planning Area 2 of the PD1 zoning
district (PD1-2) to allow for a mixed-use planned development at this location as well
as approve a Concept Plan for this development. The subject site is approximately 85
acres located at the northeast corner of FM 1938 (Davis Blvd) and Solana Boulevard.
Subject site is bounded on the south by Solana Boulevard, on the west by FM 1938
(Davis Blvd), on the north by SH 114, and to the east by a Solana office park
development that is part of the PD1-1 zoning district. As indicated, this site is the
newly established PD1-2 Planning Area 2 which formerly had been a part of PD-1
commonly referred to as Solana.
This proposed mixed-use planned development is tentatively named Westlake Entrada.
It will blend various uses requested which include office, governmental, retail,
restaurants, conference center type meeting space, hotel, as well as residential uses
(single family residential detached, and villas or townhomes). These proposed
permitted uses are set out in greater detail in the proposed ordinance document, would
be configured in a harmonious manner around a large water feature, plazas, an
amphitheater, towers, as well as and other common area design features and open
space. The intended design result is to achieve a unique sense of place via a European
style village, with a Texas-Spanish architectural theme, where people can gather, live,
work, entertain, shop, and recreate.
The Ordinance amending the permitted uses and development regulations of this newly
established Planning Area 2 (PD1-2) to allow for a Mixed Use Planned Development
includes:
• Development Guidelines for Planning Area 2, PD1-2
• Design Standards for Planning Area 2, PD1-2
• Residential Standards for Planning Area 2, PD1-2
Page 3 of 12
• Roadway Design Standards for Planning Area 2, PD1-2
• Concept Plan for Planning Area 2, PD1-2
2. Conformance with Comprehensive Plan:
This proposed rezoning request requires an amendment to the Land Use component of
the Town’s Comprehensive Plan to allow for mixed use as a land use at this location.
Current designation for this property on the Land Use Plan is for office-retail uses. A
mixed use designation on the Land Use Plan would continue the exiting office retail
uses, but add residential (single family and villas or town homes, but not condominiums
and apartments) and entertainment uses to the already designated office-retail uses.
3. Existing Zoning Compared to Proposed Amended Uses:
Current zoning entitlements for the PD1-2 Zoning District is for office, parking garage,
hotel, health industry related, and retail uses (note: the retail uses currently allowed are
extensive). This rezoning request is seeking, by requesting a mixed use zoning district,
to add other uses- entertainment and residential, to create a true mixed use
development.
The proposed uses in this request for PD1-2 are consistent with a mixed use planned
development designed to create a European style village (tentatively named Westlake
Entrada). The proposed uses (both existing and new) for PD1-2 include: medical
offices, office, governmental, retail, restaurants, business service establishments, hotel,
conference center type meeting space, and various residential uses. The various
residential uses proposed for PD1-2 would include single family residential
detached homes and villas or townhomes, but not apartments or condominiums.
The net effect is the addition of relatively few new uses, but the layout of the
development per the proposed design guidelines and standards for this mixed use
development would create a more unique development than the typical commercial
development that consists only of retail and office pad sites surrounded by surface
parking.
4. Concept Plan and Development Standards:
a. Concept Plan. The purpose of the Concept Plan is to provide an overall general
design layout that shows the general locations of uses as well as the location of
streets, water features, and open space areas. The Concept Plan is intended to
guide the preparation of the site plan. The site plan is a more detailed exhibit,
which will come forward for consideration for approval by the P&Z and/or Council
along with a preliminary plat at a subsequent date, if this zoning request is
approved as proposed.
Page 4 of 12
The applicant’s Concept Plan, if approved, becomes part of the proposed zoning
ordinance establishing the use and development regulations for this PD1-2
planning district. The Concept Plan shows where the mixed uses would be
located on the tract, as well as various public/common areas, plaza, conference
center, public buildings such as a Town Hall, and water features for this site. The
developer/owner has indicated willingness to also designate a fire station site on
the site plan to be submitted (if zoning is approved). All of these uses are
designed to integrate, flow together and work harmoniously as a village, or in
planning parlance, a mixed-use development.
While the applicant has indicated that they wish to make use of the site’s natural
beauty with its topographical variation (i.e. - rolling terrain), extensive
improvements will be made to it after zoning is determined. The improvements
contemplated on the site are extensive and include landscape and water features
as well as streets and other infrastructure. The applicant will, if rezoning is
approved, propose construction of these public improvements to be funded by a
public improvement district (PID). PID’s may be created under State law and
approved by the Town, but creates no financial obligation for the Town (i.e. the
Town will not be responsible for repayment of the PID bonds, rather the PID
bonds will be paid solely through assessments on the improvements inside and
only inside the development). PID’s are a commonly used tool used by
municipalities to facilitate a community development, while at the same time, not
burdening the municipality financially. There are also other public financing tools
available that may be utilized, if they are determined to be a better tool than a
PID. If another economic development tool is utilized other than a PID, it too
would be configured to place no financial liability on the Town.
b. Development Standards. The Development Standards for this Planning District
intend to establish standards to achieve the goal of a site design that creates
community with a balanced sustainable mix of uses blended as a village.
According to these Development Standards, buildings are multi-use and follow
the size, scope, scale and variety of a small European village. Further, the
Development Standards intend to promote an efficient pedestrian access
network between residential and non-residential uses. The physical relationship
between the development, adjacent properties, public streets, neighborhoods,
and the natural environment is created by:
• Site design that mimics the efficient pedestrian patterns that have evolved
in European villages
• High quality street and sidewalk-oriented environments that support
pedestrian mobility and are appropriate to the roadway context
Page 5 of 12
• Ensuring large sites are developed in a manner to support and encourage
connective, cohesive visual identity, and attractive street scenery.
Key design elements have been identified in these Development Standards
which are intended to achieve this type of development. They are: 1.) centrally
located parking areas, 2.) use of structured parking, 3.) building size and shape
variety, 4.) varied orientation of buildings to other buildings and the street, 5.)
multiple building faces (4-sided building architectural design), 6.) pedestrian
friendly environment and 7.) use of public art as well as sitting and gathering
spaces throughout. The Standards espouse being flexible enough “…for creative
building solutions, while being prescriptive enough in areas necessary to
preserve consistency throughout the development...”
Key development features identified in the Development Standards include a
plaza, amphitheater, waterfront homes, bridges and water features, chapels,
open space with trails and landscaping as in a European village (not suburban
commercial development type landscaping).
5. Proposed Design, Pace of Development, Building Size Minimums, Integration
of Uses, Density, and Setbacks:
a. Design and Integration of Uses. It should be noted that, while this is a mixed
used development in terms of land use, it is unlike almost all other mixed use
developments that staff is aware of (many of which are located in an urban core
area or seek to replicate that experience). While it does incorporate multiple
uses as many mixed use developments do, it incorporates multiple uses via the
use of the “village concept”. Multiple types of uses are designed as village,
configuring and integrating these uses in a harmonious manner around a large
water feature, plazas, an amphitheater, bell tower, chapel, public buildings, as
well as and other common area design features and open space. The outcome
of such a design approach is to integrate these uses to achieve a unique sense
of place as a European village where people can gather, live, work, entertain,
shop, and recreate. This is a very different approach to the more traditional (in
this country) Euclidian type zoning approach that has been prevalent since World
War II which sets land uses in separate districts, thus separating commercial and
residential land uses, consequently largely separating the interaction of various
population groups.
b. Density and Setbacks, Minimum Building Size, Pace of Development.
Because these multiple uses are integrated in the mixed use village-type fashion
proposed, density is dealt with differently. While this development achieves
higher density than a typical single family residential development (in many
Page 6 of 12
cases there are no building setback requirements as in a traditional zoning
districts), the visual impact of this density is different because density is impacted
positively by the presence of significant open spaces and gathering spaces into
the design (see the proposed Concept Plan), thus integrating the uses. These
open spaces, typical of a village, include water features, plazas, amphitheater,
bell tower, public art, chapel, public buildings, as well as and other common area
design features.
There are a total of 322 residential units included in this zoning request. There is
more than one type of residential use proposed: Single Family Residential
Detached, Villas , and Townhomes (fee simple owner occupied). It should be
noted that no apartments or condominiums are proposed in this rezoning
application.
In order to insure that this will be a true mixed use development and that
residential construction will not outpace or be built first in lieu of non-residential
construction, pace of development is defined in the proposed ordinance
regulating this rezoning request as follows:
• For the first year of active development (as defined from the date of the
first vertical construction building permit application for PD1-2), the
owner/developer shall be entitled to permit up to 30 Residential Units.
• From Residential Unit 31 forward, the owner/developer must demonstrate
to the Westlake Building Official that a.), for Residential Units 1-30, a ratio
of 1,500 sq. ft. of non-residential use building space has been permitted
for each Residential Unit building permitted thus far and b.) that this same
ratio will be maintained for Residential Unit 31 forward.
• The owner/developer is to maintain a database illustrating conformance to
this requirement to the Westlake Building Official and include an up-to-
date report with each new Residential Unit building permit application.
Non-residential use buildings must be substantially outwardly completed
within six (6) months of being included in the 1,500:1 Residential Unit
calculations.
Other non-residential developments often use Floor Area Ratio (FAR) to regulate
density. FAR is the ratio of a structure’s square footage to the pad site. With this
proposed Ordinance, the zoning would not utilize FAR to regulate density, but
would limit density by height restriction and lot area coverage.
Setbacks are set at “no minimum” for front, rear, and side yards to facilitate
mixed use development. Minimum residential building (single family and town
homes) sizes are set out in Exhibit 7 of the proposed Ordinance. Minimum
Page 7 of 12
building size is set at 400 sq. ft. for non-residential primary use structures to
facilitate mixed use design for the development.
c. Design Guidelines, Building Design, Lighting, Parking, and Architecture.
The Design Guidelines establish design principles for PD1-2 that shape building
design including building massing, scale and rhythm, architectural elements,
entrances, façade treatments, lighting, signage, and streetscape. Each
permanent structure must have building elevation review and approval
from the Town prior to issuance of a building permit. Additionally, only
durable materials such as clay fired brick, natural stone, granite, marble, stucco,
and manufactured stone or EIFS (when approved on a case by case basis via
the Site Plan approval process), and will be considered primary materials for
buildings in Westlake Entrada. Native Texas stone materials will be given
primary consideration in the building material selection process. Primary
materials as describe here must comprise at least 80% of each floor, excluding
windows and doors. Other building material standards are contained in the
proposed Zoning Ordinance for this request as well. Architecture will emphasis
Spanish-Mission or Spanish type architecture. Four-sided architecture is
required for all buildings. Residential and townhomes structures must have have
80% stone exterior wall materials.
No composition roofs are allowed. Roofing materials are limited to natural slate
or authentic clay tile, or have the appearance of slate or clay tile. Flat roofing
systems may me used where appropriately masked from street-level view
corridors by parapets and/or other architectural features. Standing seam metal
roofing may only be used for minor areas such as porches and patios and in
areas not generally visible.
A lighting plan must be submitted at the site plan stage. Lighting must meet
reflect Town standards established by ordinance. Limited up-lighting may be
considered in the lighting for the chapel, bell tower, and town hall. Overhead
lighting for public and private parking areas must use full shielded and/or full cut-
off fixtures.
Parking standards for a mixed-use development are set out in the proposed
Zoning Ordinance. Additionally, other Town ordinances for parking apply unless
a parking analysis for a specific use is provided at site plan application and
approved by the Town. Parking garages are permitted, however, if they are
visible from streets or adjacent property, they shall have an architecturally
finished façade compatible with surround buildings and look like a regular
Page 8 of 12
building, not a parking garage, unless approved otherwise by the Council via the
site plan process.
d. Sign Regulations. Sign regulations proposed in the Sign Standards for this
rezoning request are the same or similar to those used on Planning Districts
located in the property known as the Circle T Ranch in Planning District 3-4.
Additionally, the Design Guidelines speak to signage in this development as well.
6. Financial Impact Analysis.
Should this zoning change request be approved, infrastructure construction for the
development is the responsibility of the owner/developer. Impact of this zoning
change request on Town services has been analyzed.
Public safety services (i.e. police, fire, and EMS) have much capacity at current
levels and thus, 1.) this development would not add cost in that regard and 2.) it
would generate revenue to support existing levels of public safety service for the
remainder of the Town.
Water and sewer capacity exists to serve this development, although the developer
is responsible for the cost of installation of water and sewer infrastructure within this
development as well as any off-site water and sewer lines necessary to connect this
property to the Town’s water and sewer system.
Street infrastructure within the development would be constructed at the
developer’s cost and if the streets within the development are proposed to be
dedicated to the Town, the Town (at the time of platting and site plan consideration)
will require the developer/owner to create a home owners’ association (or similar
type organization) to be responsible for funding street maintenance costs.
Any improvement identified by the required traffic study that shows this
development creates the need for traffic signals on FM 1938 or Solana Boulevard
or any other improvements (i.e. widening) to Solana Boulevard will be the
developer’s cost responsibility and will be addressed via a development agreement
required prior to approval of the preliminary plat. Finally, costs of installation and
maintenance of any publicly accessible open space or trails within the development
will be the responsibility of the developer/owner and will be addressed by
development agreement considered prior to the preliminary plat.
7. Utilities:
Water and sewer utilities are to be provided by the Town and service is available to the
subject site. Any dedication of water and sewer easements for public lines will be dealt
Page 9 of 12
with at the time of preliminary plat approval. All on-site and off-site water and sewer
improvements necessary to serve the development are the developer’s responsibility.
8. Access/Site Boundary Streets/Thoroughfare Plan:
The subject tract is served by SH 114, FM 1938 (Davis Boulevard), and Solana
Boulevard. FM 1938 is classified as a major collector by the Town’s approved
thoroughfare plan in the Approved Comprehensive Plan, while Solana Boulevard is
classified as collector . FM 1938 was recently improved and was designed with the
capacity to serve this site. Streetscaping alongside of the site adjoining FM 1938 will
need to comport to the Town’s FM 1938 Streetscape Plan. Solana Boulevard adjoining
the south side of this tract presently is constructed only as one-half of a future 4 lane
divided (median) roadway. As such, the northern 2 lanes of Solana Boulevard will need
to be constructed adjacent to this tract to provide adequate safety, traffic movement,
access and capacity to serve this site on its south side. Solana Boulevard improvement
will be a requirement stipulated in a development agreement that will be approved at the
time of the site plan/plat approval (which will be considered at a future date). The
applicant has prepared a traffic impact analysis of their development that staff has used
as a part of making these determinations. The applicant will be required to pay a pro-
rata share of the costs for signalization of the intersection of Davis Blvd. and Solana
Blvd. when traffic levels warrant it.
Streets internal to the PD1-2 Planning District will be laid out and established through
the site plan and platting approval process at a future date, at which time determinations
will be made as to their location, capacity, and status as public or private streets. All
streets, public or private, within the development will meet the Roadway Design
Standards included in this Ordinance. If streets are to be public, they will be dedicated
by plat.
Ingress/egress points (driveways) to the site are shown on the concept plan, but will be
finalized at the time of site plan approval. Ingress/egress is shown on FM 1938 and
Solana Boulevard. There is no ingress/egress point proposed to SH 114 on the north
side of the site (this is controlled by TxDOT and involves significant utility relocation if a
driveway point were to be pursued for this location.)
9. Infrastructure(Generally)/Roadway Design Standards/Drainage:
a) Infrastructure (Generally). The applicant has submitted a Concept Plan
for the proposed use on the proposed PD1-2 site which is attached and
becomes part of the proposed zoning ordinance establishing the uses and
development regulations for this planning district. The Concept Plan
shows the general locations of internal street infrastructure, ingress/egress
Page 10 of 12
points, as well as general locations of various common areas and water
features for this site. While the developer has indicated that they wish to
make use of the site’s natural beauty with its topographical variation (i.e. -
rolling terrain), extensive improvements will be made after zoning is
determined. The improvements contemplated on the site are extensive
and include many landscape and water features as well as streets and
other infrastructure. These improvements are the developer’s
responsibility. The Town may, however, decide in the future to consider
economic development tools, as allowed by State law, for certain aspects
of site development (for example, the water feature). These economic
development tools include a public improvement district (PID) or a tax
increment reinvestment zone (TIRZ), that would be negotiated by separate
agreement. Further, these would be configured so there is no financial
obligation on the Town’s part. PID’s and TIRZ’s are a commonly used
economic development tool used in situations like this by Texas
municipalities Texas to facilitate a development while not burdening the
municipality financially.
b) Roadway Design Standards. All streets within the development,
whether private or dedicated to the Town, shall meet the Town’s
construction standards. Additionally, design standards regarding street
widths, with and without parking, for this development, would be
established by the Roadway Design Standards adopted with this
Ordinance.
c) Drainage. Storm water run-off from the site as developed must meet the
Town’s standards and likely will make use of the water feature shown on
the Concept Plan to meet those requirements.
10. Landscaping, Parking and Streetscaping Requirements:
a. Landscaping and Parking. Because a Concept Plan is general in
nature, it is not intended to show a detailed landscape plan or parking
plan. A detailed landscape plan and parking plan will be required to be
submitted at the time of site plan submittal when it is brought forward at a
later date for consideration. Landscaping for this development is also
described in the Development Standards for this development that would
be adopted with the Ordinance. Landscape standards, as proposed in this
Ordinance, would be different than in other zoning districts based on the
unique nature of this development as a village. Parking as it relates to
street design within the development is also described in the Design
Guidelines for the development that would be adopted with the Ordinance.
Page 11 of 12
Detailed parking requirements are contained in the proposed Zoning
Ordinance for this request. If a use is proposed with parking requirements
different from those in Town ordinance, a parking analysis must be
submitted with the site plan for consideration and possible approval by the
Town.
b. Streetscaping. A detailed streetscaping plan will be shown on the
site plan. The development should comport, on its FM 1938 perimeter,
with the Town’s FM 1938 Streetscape Plan. Additionally, this
development’s entire perimeter streetscape is shown in general form on the
Concept Plan (but will be developed in detail at the time of site plan
submittal) and should integrate and transition well in terms of aesthetics
with any development that occurs at the southeast corner of FM 1938 and
Solana Boulevard. The site’s perimeter streetscaping, if including
decorative walls, should include a short (not greater than 3.5 feet in height)
masonry wall along FM 1938 and Solana Boulevard (so the village is
visible from FM 1938 and Solana Boulevard). Also, streetscape design
internal to the development is established within the Design Guidelines that
would be adopted with the Ordinance.
11. Pedestrian Circulation and Trail-Sidewalk Connectivity Both Internally and
along the Site Perimeter:
Connectivity of this zoning district to the Town’s public hike/bike trail should be
contemplated by the applicant in their Site Plan submittals. Sidewalks and trails internal
to the site will need to connect, by access points, to sidewalks, trails, or pubic rights-of-
way on the perimeter of the site as well as to sidewalks or trails on adjacent tracts. All
these considerations should be finalized at the time of site plan and preliminary plat
consideration. The Concept Plan does show a pedestrian trail on their site running in a
general east-west direction connecting the Solana office park to east with FM 1938.
The trail is proposed in part to parallel the water feature at certain locations along its
route through the development. This proposal meets the trail plan in the Town’s
Comprehensive Plan.
12. Open Space/Parkland Dedication
Open space for PD1-2 shall contain 20% open space as a minimum with said open
space determined at site plan. Park land dedication fees shall be dealt with during site
plan or platting, unless otherwise agreed to by separate agreement approved by the
Town Council.
Page 12 of 12
_______________________________________________________________
III. STAFF RECOMMENDATIONS
Staff recommends approval of this zoning change request with the adoption of this
Ordinance which includes a legal description of subject site, Development
Guidelines, Design Standards, Residential Development Standards, Roadway
Design Standards, and Concept Plan for Planning Area 2, PD1-2.
Further, Staff wishes to note the items identified above that will be dealt with at
submittal of the site plan and/or preliminary plat for this development (note: this is
not the final list of site plan and platting items, only those things identified in this
report). These include:
• Dedication of water and sewer easements for public lines. All on-site and off-
site water and sewer improvements necessary to serve the development are
the developer’s responsibility.
• Solana Boulevard additional lanes on the south side of the subject tract shall
be constructed by the developer as stipulated in a development agreement to
be executed at site plan/plat approval.
• The developer shall pay, via a development agreement, a pro-rata share of
the costs for signalization, per a traffic impact study approved by the Town, of
the intersection at Davis Blvd. and Solana Blvd or any other intersections
near or on his development.
• A detailed landscape plan and parking plan must be submitted with the Site
Plans.
• A detailed streetscaping plan shall be submitted showing how it will be
integrating and transitioning well in terms of aesthetics with the development
at the southeast corner of FM 1938 and Solana Boulevard.
• Sidewalks and trails internal to the site will need to connect by access points to
sidewalks, trails, or pubic rights-of-way on the perimeter of the site as well as to
sidewalks or trails on adjacent tracts.
ORDINANCE 703
PAGE 1 OF 89
TOWN OF WESTLAKE
ORDINANCE NO. 703
PD1-2
PLANNED DEVELOPMENT 1
PLANNING AREA 2
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF
THE TOWN OF WESTLAKE, TEXAS TO AMEND THE ZONING FOR AN
APPROXIMATELY 85.9 ACRE TRACT OF LAND IDENTIFIED AS PLANNING AREA
2 OF THE PD1 PLANNED DEVELOPMENT DISTRICT (PD1-2) GENERALLY
LOCATED IN THE TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS;
AMENDING THE PERMITTED USES BY ADDING RESIDENTIAL AND
ENTERTAINMENT USES TO THE OFFICE AND RETAIL USES CURRENTLY
PERMITTED IN THE “PD1” PLANNED DEVELOPMENT DISTRICT THEREBY
CREATING A MIXED-USE “VILLAGE STYLE” ZONING DISTRICT; DEFINING
CERTAIN TERMS; DESCRIBING AND INTERPRETING THE PD CONCEPT PLAN;
REGULATING PERMITTED USES, HEIGHT, LOT SIZES, BUILDING LINES,
MINIMUM FLOOR AREA, PARKING, LANDSCAPING, DRAINAGE AND OTHER
DEVELOPMENT STANDARDS AND; PROVIDING A SAVINGS CLAUSE; A
PENALTY CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, on August 24, 1992, the Westlake Town Council adopted a Comprehensive
Plan (the "1992 Comprehensive Plan") for the Town; and
WHEREAS, on November 16, 1992, the Westlake Town Council (sometimes referred to
as the "Council") of the Town of Westlake, Texas (the "Town"), adopted a Comprehensive
Zoning Ordinance (the "Zoning Ordinance"); and
WHEREAS, the Zoning Ordinance has been amended by the Council after receiving
recommendations from the Planning and Zoning Commission (the "Commission"); and
WHEREAS, on September 15, 1997, based on the recommendations of the Commission,
the Board amended the Zoning Ordinance and the subdivision regulations by the adopting of a
Unified Development Code (the "UDC") for the Town; and
WHEREAS, the Town of Westlake’s Land Use Map contained in its Comprehensive
Plan, was substantially amended in 2004 to reflect used in zoning granted by the Town in the late
1990’s; and
WHEREAS, there is located within the corporate limits of the Town of Westlake an
approximately 85.9 acre tract of land (commonly known as Planning Area 2 of the PD1 zoning
district being the portion of the PD1 zoning district bounded by Solana Boulevard to the south,
FM 1938 “Davis Blvd.” to the west, and SH 114 to the north); and
ORDINANCE 703
PAGE 2 OF 89
WHEREAS, because of the size, location, and natural features of the Planning Area and
the Town's need for public infrastructure, amenities, and services, the Town has a critical interest
in the development of the Planning Area and is encouraging such development to the highest
possible standards of quality consistent with the Town's long-term development vision; and
WHEREAS, because of improvements to FM 1938 (Davis Blvd.), further urban growth
throughout the region, and other changed conditions that affect the region, the Town believes
there are unique and significant opportunities for new and unique mixed-use development within
the Pla nning Area that will be consistent with the Town's long-term development vision; and
WHEREAS, the suitability of the Planning Area for such planned uses can be enhanced
through modifications to the development regulations governing the Planning Area, including
modifications to the zoning, subdivision and other standards otherwise applicable under the
UDC; and
WHEREAS, the economic development and land use planning objectives of the Town
will be furthered by the amendment of PD 1-2; and
WHEREAS, the Commission held a public hearing upon the application of Centurion
American to amend the Comprehensive Plan to establish PD 1-2 and approve zoning for PD 1-2
on April 15, 2013, as well as the Town Council held a public hearing on this same application on
April 22, 2013 after written notice of such hearing having been sent to owners of real property
being within 200 feet of the property and notice being published in a newspaper of general
circulation in the Town, all in accordance with law; and
WHEREAS, upon t he recommendation of the Planning and Zoning Commission, the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of
the Town and its citizens that the amendments (Exhibit “A”) to the Westlake Code of
Ordinances should be approved and adopted; and
WHEREAS, the Council believes that the interests of the Town, the present and future
residents and citizens of the Town, and developers of land within the Town are best served by
adopting this Ordinance, which the Council has determined to be consistent with the 1992
Comprehensive Plan and its Land Use Map, Thoroughfare Plan, and Open Space Plan, all as
amended to date;
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That the recitals set forth above are hereby incorporated herein, adopted
by the Town and declared to be true and correct.
SECTION 2: That the Comprehensive Zoning Ordinance of the Town of Westlake,
Texas, Ordinance No. 202 as amended by Ordinances 588 and 691, is hereby amended by this
PD Ordinance by amending the Planned Development District PD1, Planning Area 2 (PD1-2)
within the property described in Exhibit 1 attached hereto by reference for all purposes. This
ORDINANCE 703
PAGE 3 OF 89
Planning Area will be subject to the concept plan, development standards and other regulations
attached hereto as Exhibit s 2 thru 7.
SECTION 3: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs or sections of this Ordinance since the same would have been enacted by the Town
Council of the Town of Westlake without the incorporation in this Ordinance of any such
unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 4: That all provisions of this Ordinance not hereby amended shall remain in
full force and effect.
SECTION 5: That this Ordinance shall be cumulative of all other Town Ordinances and
all other provisions of other Ordinances adopted by the Town which are inconsistent with the
terms or provisions of this Ordinance are hereby repealed.
SECTION 6: That any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for in the Code of
Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to
exceed the sum of Two-Thousand ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 7: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED BY THE TOWN COUNCIL OF THE TOWN OF
WESTLAKE, TEXAS, ON THIS 22nd DAY OF April, 2013.
_____________________________
ATTEST: Laura Wheat, Mayor
____________________________
Kelly Edwards, Town Secretary
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
ORDINANCE 703
PAGE 4 OF 89
EXHIBIT A
PD1 PLANNING AREA 2 (PD1-2)
MIXED-USE “VILLAGE” PLANNED DEVELOPMENT
Contents
ARTICLE I. GENERAL PROVISIONS ............................................................................................... 5
SECTION 1 SHORT TITLE ........................................................................................................... 5
SECTION 2 PURPOSES ................................................................................................................ 5
SECTION 3 GENERAL DEFINITIONS......................................................................................... 5
SECTION 4 APPLICABILITY OF EXISTING REGULATIONS .................................................... 7
SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS, AND SIT E PLANS. .......................... 7
ARTICLE II. USES .............................................................................................................................. 8
ARTICLE III. DEVELOPMENT STANDARDS ................................................................................. 18
SECTION 1 DENSITY ................................................................................................................ 18
SECTION 3 MINIMUM LOT WIDTH ........................................................................................ 18
SECTION 4 MAXIMUM BUILDING HEIGHT .......................................................................... 18
SECTION 5 MINIMUM BUILDING SIZE.................................................................................. 19
SECTION 7 REAR YARD SETBACKS ...................................................................................... 19
SECTION 9 SLOPE REQUIREMENTS ...................................................................................... 19
ARTICLE IV. EXHIBITS ................................................................................................................... 33
ORDINANCE 703
PAGE 5 OF 89
ARTICLE I. GENERAL PROVISIONS
SECTION 1 SHORT TITLE
This ordinance shall be known and may be cited as the "Planned Development 1, Planning Area
2 (“PD 1-2”) Village Planned Development Zoning District Ordinance.” or simply as the "PD1-2
Ordinance".
SECTION 2 PURPOSES
This PD Ordinance is adopted to establish a superior quality mixed-use development with design
features and planning elements reminiscent of a European pedestrian scaled village. The
Ordinance provides for the integration of vertical and horizontal mixed uses that allow
commercial, retail, governmental, hotel, and entertainment uses as well as Single-family
detached and Townhome residential uses on the property bounded by Solana Boulevard to the
south, FM 1938 (Davis Blvd.) to the west, and SH 114 to the north, and to provide an appropriate
transition between the intensity of the SH 114 Corridor to the north and the existing and
anticipated residential development to the south.
SECTION 3 GENERAL DEFINITIONS
For purposes of this PD Ordinance, certain numbers, abbreviations, terms, and words shall be
used, interpreted and defined as set forth in this Section. Other terms and words are defined
elsewhere in this PD Ordinance. Unless the context clearly indicates to the contrary, words used
in the present tense include the future tense, and words used in the plural include the singular.
The word "shall" will be interpreted as mandatory, and the word "may" as permissive.
Section 3.2 Words and Terms Defined
Applicable Town Ordinances means the UDC and all other ordinances, rules, and regulations
that are adopted by the Council at the time of the Adoption of this PD Ordinance and that are
applicable to development within the PD District.
Council means the Town Council of the Town of Westlake, Texas.
Commission means the Planning and Zoning Commission of the Town of Westlake, Texas.
Developer means the developer of the tract, or any portion of said tract, covered in this
Ordinance as described in the legal description for said entire tract set out in Exhibit 1 to this
Ordinance.
Floor area ratio (FAR) means the ratio of floor area to lot area. Floor area means the total area of
all floors of all buildings on a lot or unified development site measured between the outer
perimeter walls of the buildings excluding (i) area in a building or in a separate structure
(whether below- or above-grade) used for the parking of motor vehicles, (ii) courts or balconies
open to the sky, and (iii) roof area used for recreation.
ORDINANCE 703
PAGE 6 OF 89
Lot area means the gross site area excluding only (a) public roadways shown on the PD Concept
Plans, (b) public hike, bike, and equestrian trails shown on the PD Concept Plans; and (c) the
Town edge landscape zone.
Masonry means brick, stone, cast stone, concrete, glass block, split-face concrete masonry unit,
or other masonry materials approved by the Commission and/or Council.
PD Concept Plan means any one or more of the drawings attached to this PD Ordinance and
labeled "PD Concept Plan" (all of which plans are deemed part of the PD Concept Plan and this
PD Ordinance).
PD District means the Planned Development Zoning District or Planning Area established or
amended by this PD Ordinance.
PD Ordinance means this Planned Development Zoning District ordinance, including the PD
Concept Plan.
Planning Area means an area within a Planned Development zoning district, the boundaries of
which have been approved by the Town, which may have Permitted Uses and Development
Regulations that are only applicable to the Planning Area.
Residential Unit : Any Building to designed, constructed, and intended to be occupied by a
Single-Family.
Single-Family, Detached Residential Unit : A Single-Family Residential Unit that may be
conveyed with a fee-simple, platted lot and that has no common walls with another structure.
Town means the Town of Westlake, Texas or the appropriate Town staff when designated as a
reviewing agent.
Townhome: A Residential Unit attached to additional Residential Units and/or Non-Residential
Uses, that may be conveyed with a fee-simple, platted lot.
Town Manager means the Town Manager of the Town of Westlake or his/her designee.
UDC means the Town's Unified Development Code, or the development related chapters of the
Code of Ordinances as it exist at the time of the adoption of this PD Ordinance.
ORDINANCE 703
PAGE 7 OF 89
SECTION 4 APPLICABILITY OF EXISTING REGULATIONS
Section 4.1 Applicable Town Ordinances
Except to the extent provided by the PD Concept Plan and this PD Ordinance, development
within the PD1-2 Planning Area shall be governed by the Applicable Town Ordinances. In the
event of any conflict between (i) the PD Concept Plan and this PD Ordinance, and (ii) the
Applicable Town Ordinances, the terms, provisions and intent of the PD Concept Plan and this
PD Ordinance shall control.
Section 4.2 General Approval Criteria
To the extent, if any, that the Applicable Town Ordinances (and, in particular, the subdivision
regulations of the UDC) grant to the Council, the Commission, the Town Planner, or any other
Town employee or consultant, the authority to approve any aspect of development within the PD
District (including, but not limited to, preliminary or final plats or any aspect thereof or any
agreements or permits related thereto) based on conformity with the Town's Comprehensive
Plan, Open Space Plan, Thoroughfare Plan, Master Water and Sewer and Master Drainage Plans
(or with the objectives, goals or policies of such plans), then such authority shall be exercised to
the extent necessary to determine whether the aspect of development being approved is
consistent with the PD Concept Plan, this PD Ordinance, and the objectives, goals, and policies of
such plan and ordinance.
SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS
Section 5.1 PD Concept Plan
The PD Concept Plan attached to this PD Ordinance consists of drawings and documents
generally labeled as (1) "Concept Plan" and (2) “Concept Plan Key” Except as otherwise
provided by this PD Ordinance, each of these drawings and documents are a part of this PD
Ordinance, and all graphic depictions and Concept Plan details included in the Concept Plan Key
are considered "regulatory" standards. The drawing labeled "Concept Plan" identifies the general
boundaries of the PD District. The exact boundaries of the PD District are shown on the metes
and bounds description attached hereto as Exhibit 1. Any information shown on this drawing
that is outside the boundaries of the PD District is not considered part of the PD Concept Plan or
this PD Ordinance and does not bind or otherwise affect development within the PD District.
Section 5.2 PD Development Plan
If the Council requires, as a condition of establishing the PD district and approving a PD concept
plan, that PD development plans be submitted prior to submittal of a PD site plan, a PD
development plan may be prepared and submitted for the entire development at one time or for
individual phases of development. Each plan shall be submitted in 15 copies to the Town
Manager or his designee. Each PD development plan shall be accompanied by (i) a development
plan informational statement and (ii) a preliminary drainage study for the area covered by the
proposed plan. If deemed necessary by the Town Manager, the applicant for a PD development
plan shall also submit an updated traffic impact analysis prior to Commission action. A PD
development plan may be used where the developer requests or the Commission and/or Council
requires certain standards for the PD district to be specified after initial establishment of the PD
district, and constitutes an amendment to the approved PD concept plan and PD Ordinance. A
ORDINANCE 703
PAGE 8 OF 89
PD development plan includes more detailed information as to the specific land uses and their
boundaries. The purposes of a PD development plan are to allow flexibility in the development
process by deferring specification of all development standards at the time of PD district creation
and to enable developers to satisfy conditions imposed on creation of the district prior to
submittal of a PD site plan
Section 5.3 PD Site Plans
A PD site plan is mandatory and is the final step of the PD development process. The purposes
of a PD site plan are to ensure that the development of individual building lots, parcels, or tracts
within the PD district are consistent with the approved concept plan and development plan, if
any, and to ensure that the standards applicable within the PD district are met for each such lot,
parcel or tract. A PD site plan shall continue to be valid for a period of four years after it is
approved by the Commission; however, such period may be extended by the Council a PD site
plan shall terminate at the end of such four-year period (or extended period if approved by the
council) unless, within such period, a preliminary plat has been filed with the Town for all of the
land covered by such PD site plan. If a PD site plan terminates, development of the land covered
by the terminated plan cannot occur until a new PD site plan has been approved for the land as
provided by this article.
Variances to the regulations contained in this PD ordinance, may be approved by the Town
Council via a Site Plan approval if the Site Plan approval process adheres to the same
notification and public hearing process that a zoning change is required to adhere to by State law.
ARTICLE II. USES
SECTION 1 LAND USE SCHEDULE
Buildings, structures, and land within the PD1-2 Planning Area shall be used only in accordance
with the uses permitted in the following "Land Use Schedule". The symbol "X" shall mean that
the use is permitted as a principal use by right. The symbol "S" shall mean that the principal use
is permitted only after first obtaining a "Specific Use Permit" as set forth in the UDC. The
symbol "A" shall mean that this use is specifically permitted as an accessory use to a main use
(this does not exclude other land uses which are generally considered accessory to the primary
use). A blank square shall mean that the use is not allowed by right as a principal or accessory
use. The symbol “NSA” shall mean that the use was not specifically addressed in the original
1992 Zoning Ordinance Land Use Schedule referenced by the original PD1 ordinance.
ORDINANCE 703
PAGE 9 OF 89
PD1 PLANNING AREA 2 (PD1-2) – MIXED-USE DEVELOPMENT
LAND USE SCHEDULE
PERMITTED USES
X=Permitted, A=Accessory Use, S=SUP, NSA= Not Specifically Addressed in the
PD1 use table, Blank= Not Allowed, (*) Signifies Uses with special guidelines,
see section [Special Uses] PD1 PD1-2
AGRICULTURAL USES
Community Garden and/or Vineyards NSA X
Farms General (Crops) X X
Farms General (Livestock, Ranch) X X
Orchard X S
Plant Nursery (Growing) X S
Plant Nursery (Retail Sales) X S
Stables ( As a Business) S
Stables (Private Use) S S
Veterinarian (Indoor Kennels) X
Veterinarian (Outdoor Kennels)
Wind Turbines
RESIDENTIAL USES
Detached Garage (Private) NSA A
Servants/Caretakers Quarters* A A
Single-Family Attached (Townhome, Brownstone) X
Single-Family Detached X
Sport/Tennis Courts (Private) NSA A
Swimming Pool (Private) NSA A
Temporary Accommodation for Employees/Customers/Visitors* A A
INSTITUTIONAL and GOVERNMENTAL USES
ORDINANCE 703
PAGE 10 OF 89
Child Daycare (Private; 7 or more)* X S
Child Daycare (Public; 7 or more)* X X
Church or Place of Worship (with accessory uses)* X X
Civic Club X X
Clinic X X
College or University X X
Community Center (Public) X X
Data Center NSA X
Electric Transformers NSA X
Electrical Substation S S
Emergency Ambulance Service (Governmental) X X
Fire Station X X
Government Building X X
Heliport/Helistop/Vertistop S S
Hospice X S
Hospital X S
Library X X
Nursing/Convalescent Home X X
Package and Mailing Service (Private) X X
Police Station X X
Post Office (Governmental) X X
Private Streets/Alleys/Drives NSA X
Psychiatric Hospital X S
Rehabilitation Care Institution NSA S
Retirement Home X X
School, K-12 (Private) X X
School, K-12 (Public) X X
ORDINANCE 703
PAGE 11 OF 89
School, Vocational X X
Telecom, Electric, Cable and Fiber Optic Switching Station, Network Op
Center X X
Surgery Center – Overnight Stay NSA X
Use Associated with Religious Institution X X
Utility Distribution Lines (Buried)* X X1
Utility Distribution Lines (Overhead)* NSA X2
Utility Shop and Storage S S
Water and Sewer Pumping Station (above grade) X S
Water and Sewer Pumping Station (below grade) X X
Water, Sewer, Electric and Gas Meters X X
Water Storage Tank (Elevated or Ground) S S
COMMERCIAL USES
Accessory Building NSA A
Administrative, Medical, or Professional Office NSA X
Amphitheater – Public and/or Private - Over 300 seat NSA S
Amphitheater – Public and/or Private - 300 seat or less NSA X
Antenna and/or Antenna Support Structure, Commercial S S
Antenna and/or Antenna Support Structure, Non-Commercial X X
Antenna (Stealth, Commercial) X X
Antique Shop and Used Furniture X X
Aquarium, Bird and / or Pet Shop NSA X
Artisan’s Workshop Art Gallery and/or Studio NSA X
Assisted Living Facility NSA X
Athletic Fields, Public and/or Private (non lighted) NSA X
Athletic Fields, Public and/or Private (lighted) NSA S
Auto Parts Sales, Inside S X
Automobile Car Wash NSA S
ORDINANCE 703
PAGE 12 OF 89
Automobile Parking Lot/Garage (Paid and/or Free) NSA S
Automotive Repair S
Antique shop X
Bakery – Custom with onsite production X X
Ballroom NSA X
Bank, Savings and Loan, or Credit Union X X
Barber Shop and/or Beauty Salon X X
Bed and Breakfast Inn (less than 12 rooms) NSA S
Beer, Liquor & Wine Package Sales S S
Bell Tower w/ Residential, Retail, Office and other vertically-integrated
uses NSA X
Boat Slips NSA X
Bicycle / Skateboard / Scooter Shop NSA X
Blacksmith Studio NSA X
Book or Stationery Store NSA X
Boat Slips NSA X
Building Material and Hardware Sales, (inside only) X X
Business Service NSA X
Butcher Shop – (Custom Meat Market) NSA X
Camera Store NSA X
Cafeteria (Private) NSA X
Candy – Confectionary Shop NSA X
Candy Shop with onsite production NSA X
Castle with adaptive re-use for Residential or any other approved use NSA X
Cathedral with adaptive re-use for Residential or any other approved use NSA X
Caretaker’s/Guard’s Residence A X
Chapel – Wedding Event Center NSA X
Children’s Theater NSA X
ORDINANCE 703
PAGE 13 OF 89
Cigar a nd Tobacco Shop NSA X
Civic/Convention Center X X
Cloth Store X X
Cobbler / Custom Boot Maker Studio NSA X
Coliseum (Public Amphitheater) with or without attached Residential
Townhomes NSA X
Commercial Amusement, Indoor NSA X
Community Centers X X
Convenience Store X X
Country Club NSA X
Conference Center X X
Convenience Store without Gas Pumps X X
Convenience Store with Gas Pumps X S
Clothing store X
Custom Clothier with on-site Tailoring NSA X
Dance Hall NSA S
Dentist and/or Orthodontist NSA X
Department Store NSA X
Dress Maker with onsite production NSA X
Drug Store / Pharmacy / Compounding X X
Dry Cleaning & Press-Shop X X
Electronics Store and/or Hobby Shop NSA X
Farmer’s Market (Indoor and/or Outdoor) NSA S
Film Developing & Printing NSA X
Firehouse with adaptive re-use into Residential or any other approved use NSA X
Florist NSA X
Fraternal Organization, Lodge, Fraternity, or Sorority NSA S
Furniture, Home Furnishings and Appliance Store NSA X
ORDINANCE 703
PAGE 14 OF 89
Glass Blower NSA X
Grocery Store X X
Gymnastics/Dance Studio NSA X
Hardware, Sporting Goods, toys, paint, wall paper X X
Health/Fitness Center and/or Salon X X
Home Occupation (no more than 250 sq. ft) NSA X
Hospital and/or Hospice X X
Hostel (up to 40 beds) NSA S
Hotel – Major X X
Hotel penthouses higher than 735’ MSL NSA S
Hotel (Boutique or Limit Service) X S
Household Appliance Service and Repair NSA S
Household Furniture / Appliances X X
Insurance Office X X
Information processing X X
Jewelry Shop / Repair and/or Optical Goods Store X X
Laundromat NSA
Laundry/Dry Cleaning (Drop-off and pick-up only) X X
Locksmith/Security System Company X X
Massage Therapy, Licensed X X
Micro-brewery and/or Wine Production (< 30,000 sq ft) NSA S
Mobile Food Vendor NSA S
Multi-Purpose Event Center X X
Museum/Art Gallery X X
Musical Instrument Shop X X
Offices (General) X X
Parking Structure X X
ORDINANCE 703
PAGE 15 OF 89
Performing Arts Center and/or Live Theater NSA X
Personal Services X X
Photography Studio X X
Print Shop, Minor X X
Private Club NSA S
Private Recreation Center X X
Public Water Feature (Lake, Moat, Waterway) NSA X
Real Estate Sales/Leasing Office X X
Restaurant or Cafeteria (Public) X X
Restaurant, Drive In X S
Retail Stores and Shops (excluding second hand goods) X X
Retail/Service Incidental Use NSA X
Salon X X
Service Station X S
Signature Bridges NSA X
Shoe repair X X
Ski Shop X X
Small Engine Repair Shop (no outside storage or display) NSA S
Spa, Swimming Pool, Tennis Courts (Public and/or Private) X X
Stationary store X X
Telecommunications Studio with Offices X X
Temporary Building NSA A
Theater, Neighborhood (up to 6 screens) NSA X
Theater, Regional (up to 24 screens) NSA X
Transit Stop NSA X
Travel Agency NSA X
Variety Store X X
ORDINANCE 703
PAGE 16 OF 89
Vineyard NSA X
Water Taxi / Lake Cruise NSA X
Wedding Chapel NSA X
Winery and/or Wine Bar NSA S
AMUSEMENT / RECREATION
Golf Course (Public or Private) X
Park or Playground X X
Satellite Dish* X X
Non-Commercial Radio Tower S S
Recreation Facility, Health Studio X X
AUTO SERVICES
Truck/Trailer Rental X
Auto Body Repair
Auto Mechanic Repair S
Quick Lube / Oil Change X
Vehicle Maintenance (Private) X
WHOLESALE TRADE
Warehouse / Storage (inside)
Warehouse / Storage (outside)
Scrap/ Waste Recycling Collection
Gas/Chemical Bulk Storage
Light Manufacturing / Assembly S
Apparel Manufacturing
Packaging and /or Distribution
Printing, Engraving and related Reproductive Services
Distribution of Books / Other Printed Material
ORDINANCE 703
PAGE 17 OF 89
1 Including Water, sewer, electric, gas, cable, telephone, fiber optic, and other public and private
utility distribution lines located within easements approved by the Town. 2 Limited to period of construction
SECTION 2 ACCESSORY USES AND STRUCTURES
An accessory use or structure which is customarily incidental to the principal use or structure,
and is located on the same lot or tract of land, shall be permitted as an accessory use without
being separately listed as a permitted use.
SECTION 3 RESIDENTIAL TO NON-RESIDENTIAL DEVELOPMENT RATIOS
The Developer is limited to the Residential Use restrictions described in Exhibit 7 “Residential
Use Summary Table”.
Section 3.1: Pace of Residential Use Development within PD1-2:
3.1.1 For the first year of active development (as defined from the date of the first
vertical construction building permit application for PD1-2), Developer shall be
entitled to permit up to 30 Residential Units
3.1.2 From Residential Unit 31 forward, Developer must demonstrate to the Westlake
Building Official that a ratio of 1,500 sq. ft. of non-residential use building space
has been permitted for each Residential Unit building permitted.
3.1.3 Developer is to maintain a database illustrating conformance to this requirement
to the Westlake Building Official and include an up-to-date report with each new
Residential Unit building permit application. Non-residential use buildings must
be substantially outwardly completed within six-months of being included in the
1500:1 Residential Unit calculations.
SECTION 4 OTHER PRESCRIBED RESIDENTIAL USES
Section 4.1 Townhomes: The Developer may build Townhomes, as further described in Exhibit
7, with the intent that these structures mimic the varied, attached residential components found
naturally in a small European Village. Changes in massing of the structures are to be
accomplished through the variety in the number of units per building and the orientation of the
garage doors where applicable.
1. Townhomes shall be built in clusters of no less than 2 units per contiguous building and
no more than 18 units per contiguous building.
2. Townhomes shall be conveyed on a fee-simple, platted lot .
Machine Shop
Welding Shop
ORDINANCE 703
PAGE 18 OF 89
Section 4.3 Single-Family, Detached Residences: The Developer may build Residential
Single-Family, Detached Residences within PD1-2 as further described in Exhibit 7. These
Units shall be constructed on fee-simple, platted lots.
Section 4.5 Coliseum Townhomes and/or Offices: The Develo per may construct a ring of
Residential Townhomes and/or Offices along the upper edge of the Coliseum.
SECTION 5 OTHER PRESCRIBED COMMERCIAL/RETAIL USES
Section 5.1 Outdoor Display of Merchandise
1. All outside display of merchandise shall conform to the following guidelines:
a. All outside storage and/or display requires an outdoor display permit from the Town.
b. All outside display will be limited to the normal business hours.
b. A minimum clear unobstructed width of 48-inches measured from the curb shall be
maintained on the public right -of-way/sidewalk.
2. The Town reserves the right to require the removal of any merchandise displayed outside
on the public right -of-way/sidewalk that may be obtrusive, unsafe, or otherwise interfere
with pedestrian traffic.
ARTICLE III. DEVELOPMENT STANDARDS
SECTION 1 DENSITY
Section 1.1 Maximum Density and FAR: No FAR limitations are imposed by this
Ordinance. Maximum dens ity is a function of the scale, size and scope of each phase of the
Village Development as prescribed within Exhibit 3 “Westlake Entrada Development Standards”
and Exhibit 6 “Westlake Entrada Residential Development Standards” as well as the PD Concept
Pla n, the PD Site Plans, any Developer Agreement s and height restrictions established in this
Article.
SECTION 2 MINIMUM LOT SIZE: Minimum lot size is 400 sq. ft.
SECTION 3: MINIMUM LOT WIDTH: There is no minimum lot width.
SECTION 4: MAXIMUM BUILDING HEIGHT
Section 4.1 The maximum height for all structures located within PD1-2 is 735’ Mean Sea level
(MSL)
Section 4.2 The following exceptions for this rest riction may be allowed, if approved by Town
Council via the Site Plan approval process:
1. Architecturally-correct Bell Towers and Hotel Core Room Towers.
ORDINANCE 703
PAGE 19 OF 89
a. Bell Towers designed for occupancy are restricted to 220’ above grade. Architectural
Embellishments on the Bell Towers are not to exceed 25% of total Building Height.
b. Hotel Core Room Towers are not to exceed 12 Stories above grade.
c. Three-story Penthouses may be allowed above Hotel Core Room Tower story
restrictions if approved by the Town.
Section 4.3 All non-residential floor space provided on the ground floor of a mixed-use building
must have a minimum plate height of twelve (12) feet.
SECTION 5 MINIMUM BUILDING SIZE
Section 5.1 Minimum Building Sizes for Residential Units are defined in Exhibit 7.
Section 5.2 Minimum building size for any non-residential primary use structure shall be 400 sq
ft.
Section 5.3 Building size, as used in this section, shall mean heated and air-cond itioned area.
SECTION 6 FRONT YARD SETBACKS
There shall be no minimum Front Yard Setbacks.
SECTION 7 REAR YARD SETBACKS
There shall be no minimum Rear Yard Setbacks.
SECTION 8 SIDE YARD SETBACKS
There shall be no minimum Side Yard Setbacks except as to accommodate Building Code and
Fire Code regulations.
SECTION 9 GARAGE SETBACKS
Garages may be set back from the property line either a distance less than 5’ or a distance greater
than 25’ in order to avoid having vehicles parked in the driveway blocking sidewalks or
pedestrian access.
SECTION 10 SLOPE REQUIREMENTS
Section 10.1 The height of non-residential structures within the PD District shall not be limited
based on any adjacency to (i) a residential lot (whether such residential lot is located inside or
outside of the PD District), or (ii) any roadway.
Section 10.2 All structures shown on an approved Site Plan are exempt from slope -proximity
requirements.
SECTION 11 BUILDING DESIGN ELEMENTS
ORDINANCE 703
PAGE 20 OF 89
The standards and criteria contained in this Section shall be the minimum standards for all new
development. Where the regulations of this Section conflict with the Town of Westlake Zoning
Ordinance and/or Subd ivision Ordinance, the regulations of this Section shall apply.
Section 11.1 Architecture
All Permanent Structures to be erected within PD1-2 shall follow the specific Westlake Entrada
Design Guidelines submitted as Exhibit 4 to this Ordinance.
Section 11.2 Site Plan and Building Elevation Review
Each Permanent Structure shall have a final Site Plan and Building Elevation review and
approval from the Town prior to issuance of a building permit. This review and approval is to
ensure compliance wit h Specific Design Guidelines, overall fit into Westlake Entrada as it
matures as a Village, and adherence to the spirit and intent of the foundational framework of a
small, European Village. Changes that constitute a material change to the design guidelines will
be considered a zoning change and subject to the required zoning change process.
Section 11.3 Architectural Embellishments
1. Architectural embellishments not intended for human occupancy that are integral to the
architectural style of the buildings, including spires, belfries, towers, cupolas, domes, and
roof forms whose area in plan is no greater than 25% of the first floor foot print may
exceed the height limits by up to twenty (20) feet provide such changes are reflected on
the approved S ite Plan.
2. Mechanical equipment, including mechanical/elevator equipment, penthouse enclosures,
ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks,
and other similar items may extend up to twenty (20) feet above the actual building
height, provided they are completely screened from view a viewed from neighboring
property or right-of-ways, and that: 1) they are setback from all exterior walls a distance
at least equal to the vertical dimension that such item(s) extend(s) above the actual
building height, or 2) the exterior wall and roof surfaces of such items that are set back
less than the vertical dimension above the actual building are to be constructed as
architecturally integral parts of the building façade(s) or as architectural embellishments
as described above, and that such items are reflected on the approved Site Plan.
Section 11.4 Residential Exterior Wall Materials:
1. Only durable materials such as clay fired brick, natural stone, granite, marble, stucco and
EIFS or manufactured stone (when approved by Town Council) and shall be considered
primary exterior wall materials. Native Texas stone materials shall be of primary
consideration in the building material selection process.
2. Primary materials shall comprise as least eighty (80) percent of each floor, exclusive of
doors and windows. EIFS as a primary building material may only be used when
approved by the Town Council via the Site Plan approval process.
3. Only primary building materials are allowed on the first floor, exclusive of doors,
windows, and their accompanying frames. For purposes of this section, the first floor
shall be at least nine (9) feet high.
ORDINANCE 703
PAGE 21 OF 89
4. Secondary materials used on a building façade are those which comprise less than a total
of twenty (20) percent of an elevation area. Permitted secondary materials are all
primary materials, aluminum or other metal, cedar or similar quality decorative wood, or
other materials as approved by the Town Manager.
5. Four -Sided Building Design: All buildings shall be architecturally finished on all sides
with the same materials, detailing, and features.
6. Single-family detached houses and Townho mes or villas must have 80% stone exterior
wall materials.
Section 11.5 Building Entries
1. Main building entries shall be highlighted using such techniques as building articulation
and/or entry canopies so they are obvious to pedestrians and motorists.
2. Each building and separate lease space at grade along the street edge shall have a
functioning “Primary Entry” from the sidewalk. Corner entries may count as a Primary
Entry for both intersecting street fronts.
Section 11.6 Awnings, Canopies, Arcades, & Overhangs
1. Structural awnings are encouraged at the ground level to enhance articulation of the
building volumes.
2. The material of awnings and canopies shall be architectural materials that complement
the building.
3. Canopies and awnings shall respect the placement of street trees and lighting.
4. All large canopies (i.e. gas stations, banks, etc.) that require structural columns for
support shall have a minimum six (6) feet masonry or ornamental iron/steel (or other
approved material) finish measured from the finished grade. Materials used on columns
and canopies shall be complementary to the building
Section 11.7 Building Articulation
1. That portion of the building where retail or service uses take place on the first floor shall
be accentuated by including awnings or canopies, different building materials, or
architectural building features.
2. Building facades fronting both streets and driveways should have massing changes and
architectural articulation to provide visual interest and texture and reduce large areas of
undifferentiated building façade. Design articulation should not apply evenly across the
building façade, but should be grouped for greater visual impact employing changes in
volume and plane. Architectural elements including projecting volumes, windows,
balconies, loggias, canopies, pediments, and moldings that break up the mass of the
building are encouraged.
Section 11.8 Above-Grade Structured Parking
1. Where parking garages are within views of streets or adjacent property, the portion of the
parking garage that is visible shall have an architecturally finished façade compatible
with the surrounding buildings and shall look more like regular buildings than parking
structures or as approved by Town Council via the Site Plan approval process.
ORDINANCE 703
PAGE 22 OF 89
2. Entries and exits to and from parking structures shall be clearly marked for both vehicles
and pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on
sidewalks.
Section 11.9 Projections into Rights-of-Way
The following projections shall be permitted into a public easement or right-of-way, provided
that 1) no projection shall be permitted into a public easement or right -of-way of SH 114, Solana
Boulevard and FM 1938 (Davis Blvd.); 2) such projections do not extend over the traveled
portion of a roadway; 3) the property owner has assumed liability related to such projections; and
4) the property owner shall maintain such projection in a safe and non-injurious manner.
1. Ordinary building projections, including, but not limited to water tables, sills, belt
courses, pilasters, and cornices may project up to twelve (12) inches beyond a building
face or architectural projection.
2. Roof eaves may project up to thirty-six (36) inches beyond the building face or
architectural projection.
3. Architectural projections, including balconies, bays, towers, and oriels; show windows
(1st floor only); below grade vaults and areaways; and elements of a nature similar to
those listed; may project up to forty-eight (48) inches beyond the building face.
4. Canopies and/or awnings may project from the building face and may extend into rights-
of-way if a minimum sidewalk clearance and/or distance to a street tree of six (6) feet is
maintained. Additionally, they may be extended or be within eight (8) inches of the back
of curb if used to provide a covered walkway to a building entrance and as long as any
canopy/awning support is no closer than eighteen (18) inches from the back of curb.
5. Below-grade footings approved in conjunction with building permits.
6. Pedestrian Bridges shall be permitted to extend over public right -of-ways and/or private
access easements provided that a minimum vertical clearance of 14 feet from side to side,
or 17’ from the high point of an arch.
Section 11.10 Extensions into Rights-of-Way
Outdoor eating areas and outdoor display of retail items for sale may extend into rights-of-way if
a minimum sidewalk clearance and/or distance to a street tree of three (3) feet is maintained,
provided that no extensions shall be permitted into a public easement or right-of-way of SH 114,
Solana Boulevard and FM 1938 (Davis Blvd.). Additionally, a five-foot (5) clear access path
must be maintained along the edge of curb within Public Right of Way.
Section 11.11 Roofing Material
Roofing materials shall be limited to materials approved by t he adopted building code that are
either natural slate or authentic clay tile, or have the appearance of slate or clay tile when
approved by the Town. Flat roofing systems where appropriately masked from street-level view
corridors by parapets and/or other architectural features are permitted. Standing seam metal
roofing may be used only for minor areas such as porches and patios and in areas not generally
visible. No composition roofs are allowed.
Section 11.12 Roof Pitch
ORDINANCE 703
PAGE 23 OF 89
No minimum roof pitch prescribed. Roof pitches and orientation should vary to resemble a
Village that has developed or evolved over many years.
Section 11.13 Non-residential Exterior Wall Materials
Exterior wall shall be 100% masonry except for doors and windows. Brick, stone, cast stone,
and stucco are approved materials. EIFS or manufactured stone may be approved by the Town
Council via the Site Plan approval process. Siding of any type is prohibited.
Section 11.14 Gutters and Downspouts.
Gutters and down spouts shall be made of anodized metal or copper and all visible gutters to be
constructed as half-round design.
Section 11.15 Driveways and sidewalks
All driveways and sidewalks, other than common area sidewalks, shall be stamped with a
Entrada unique Cobblestone Pattern (to be approved by the Town), stained or have an exposed
aggregate finish, as allowable to conform to ADA standards.
SECTION 12 SIGNAGE
Section 12.1 Special sign standards.
1. Subdivision monument signs. Two subdivision monument signs are allo wed at each
entrance to a Single-family subdivision or multifamily development. The standards for
subdivision monument signs are as follows:
a. The signs must be monument signs (whose length exceeds height) and may be located
within roadway landscape zones (excluding visibility triangles at intersections).
b. Content is limited to the name and logo of the subdivision.
c. The maximum size of each monument sign is 40 square feet; the maximum sign area
is 24 square feet; and the maximum height is four feet, measured from the average
grade level at the base of the sign to the highest part of the sign.
d. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
e. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
f. All monument signs must have a minimum landscaped area of two square feet for each
linear foot of the horizontal length of the sign face unless otherwise approved in the
Site Plan. For purposes of landscaping, the horizontal length of double-sided signs is
the sum of the horizontal length of both sign faces.
2. Business monument signs (Type 1). Each lot is entitled to one monument sign for each
street frontage of the lot. Type 1 monument signs may only include the name and logo of
the building and/or the name and logo of business occupants; provided, however, if a
business occupant does business under more than one name, the name that does not
ORDINANCE 703
PAGE 24 OF 89
advertise products or services shall take precedence. The standards for all type 1
monument signs are as follows:
a. Signs ma y be located within roadway landscape zones.
b. Length must exceed height.
c. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
d. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
e. If the total floor area of a building is less than 20,000 square feet: (a) the maximum
monument size and maximum sign area is 20 square feet; (b) the maximum height is
four feet, measured from the average grade level at the base of the sign to the highest
part of the sign; and (c) the minimum setback is ten feet, measured from the public
right -of-way.
f. If the total floor area of a building is 20,000 square feet or more but less than 125,000
square feet: (a) the maximum monument sign size is 40 square feet; (b) the maximum
sign area is 24 square feet; (c) the maximum height is four feet, measured from the
average grade level at the base of the sign to the highest part of the sign; and (d) the
minimum setback is 15 feet, measured from the public right -of-way.
g. If the total floor area of a building is 125,000 square feet or more: (a) the maximum
monument sign size is 60 square feet; (b) the maximum sign area is 36 square feet; (c)
the maximum height is six feet, measured from the average grade level at the base of
the sign to the highest part of the sign; and (d) the minimum setback is 15 feet,
measured from the public right -of-way.
h. All monument signs must have a minimum landscaped area of two square feet for
each linear foot of the horizontal length of the sign face. For purposes of landscaping,
the horizontal length of double-sided signs is the sum of the horizontal length of both
sign faces.
3. Business monument signs (Type 2). Each building on a lot is entitled to one monument
sign for each street frontage of the lot. Type 2 monument sig ns may only include the
name and logo of the building and/or the name and logo of business occupants; provided,
however, if a business occupant does business under more than one name, the name that
does not advertise products or services shall take precedence. The standards for all type 2
monument signs are as follows:
a. Signs may be located within roadway landscape zones.
b. Length must exceed height.
c. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
d. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
e. Maximum sign size is three feet high and six feet long regardless of building size.
ORDINANCE 703
PAGE 25 OF 89
f. Each monument sign must be parallel to the street and placed no closer to the street
than the "build to line" for the applicable st reet. Where no “build to line” is
established, the PD Site Plan will regulate location.
g. The space between the sign and the building must be landscaped unless otherwise
approved on the Site Plan.
h. Signs must not significantly block the flow of pedestrians on the sidewalks.
4. Business group monument signs. The Town would like to encourage buildings to forego
erecting individual monument signs in favor of "joint" or "group" monument signs. To
further this objective, the Town encourages property owners to designate "group sign
areas" as follows:
a. A group sign area is any contiguous area (excluding streets, other rights-of-way, and
public areas) designated as such by all the owners thereof (using a metes and bounds
description). The designation can be made at any time prior to or concurrent with the
submission of a site plan for the area, and all such designations are subject to the
approval of the board. Land can be removed from any group sign area with the
consent of the board and the consent of the owner(s) of the land being removed;
provided, however, the area that remains must continue to comply with the
requirements of this subsection. Land can also be added to any group sign area with
the consent of the board and the consent of the owner(s) of the land being added;
provided, however, the expanded area must continue to comply with the requirements
of this subsection.
b. Each group sign area is entitled to one group monument sign for each primary
entrance of the group sign area. Group monument signs may only include the name
and logos of buildings and/or the name and logo of business occupants; provided,
however, if a business occupant does business under more than one name, the name
that does not advertise products or services shall take precedence. The standards for
group monument signs are as follows:
i. Signs may be located within any required front yard.
ii. Construction materials are limited to stone, cast stone brick, split face CMU used
in conjunction with, or as a border for, stone and cast stone, or other materials
approved by the board.
iii. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in
any manner approved by the board.
iv. If the total floor area of all buildings within the group sign area is 20,000 square
feet or more but less than 125,000 square feet: (a) the maximum monument sign
size is 40 square feet; (b) the maximum sign area is 24 square feet; (c) the
maximum height is four feet, measured from the average grade level at the base of
the sign to the highest part of the sign; and (d) the minimum setback is 15 feet,
measured from the public right-of-way.
v. If the total floor area of all buildings within the group sign area is 125,000 square
feet or more: (a) the maximum monument sign size is 60 square feet; (b) the
maximum sign area is 36 square feet; (c) the maximum height is six feet,
measured from the average grade level at the base of the sign to the highest part of
the sign; and (d) the minimum setback is 15 feet, measured from the public right-
of-way.
ORDINANCE 703
PAGE 26 OF 89
c. All monument signs must have a minimum landscaped area of two square feet for
each linear foot of the horizontal length of the sign face. For purposes of landscaping,
the horizontal length of double-sided signs is the sum of the horizontal length of both
sign faces.
5. Retail facade signs. Each building on a lot is entitled to facade signs attached to the
facades of the building. Facade signs may only include the name of the building and/or
the name of business occupants; and if a business occupant does business under more
than one name, the name that does not advertise products or services shall take
precedence. The standards for all business facade signs are as follows:
a. No limit on letters up to four inches high.
b. Signs can be placed on any building facade, but not above the roof line.
c. Except as provided (g) below, the maximum aggregate sign area of all signs on a
building is four percent of the aggregate area of all street facing building facades.
d. Except as provided in subsection (g) 3 below, the maximum aggregate sign area of all
signs on any one building facade is four percent of the area of the building facade.
e. The maximum aggregate sign area of all signs advertising any one business is the
lesser of (a) 180 square feet or (b) the greater of 20 square feet or four percent of the
street facing building facade occupied by such business. Each business that occupies
any portion of a street facing bu ilding facade shall be entitled, as a minimum, to one
20 square foot sign notwithstanding the aggregate limits set forth herein.
f. Signs must be architecturally consistent with the buildings to which they are attached.
6. Large retail façade signs. Each business occupant that occupies at least 25,000 square
feet of gross leasable area is entitled to facade signs attached to the facades of the
building. Facade signs may only include the name and logo of the building and/or the
name and logo of the busine ss occupant, and if a business occupant does business under
more than one name, the name that does not advertise products or services shall take
precedence. The standards for all big box retail facade signs are as follows:
a. No limit on letters up to four inches high.
b. Signs can be placed on any building facade, but not above the roof line.
c. The maximum aggregate sign area of all signs advertising one business is the lesser of
(a) 260 square feet or (b) the greater of 40 square feet or four percent of the street
facing building facade occupied by such business.
d. Signs must be architecturally consistent with the buildings to which they are attached.
7. Special project entry signs. The PD 1-2 Concept Plan identifies roadway entries into the
PD distric t. It is anticipated that these entries will be designed to include special project
entry signs which may vary from the standards set forth herein. These special project
entry signs will require commission approval as part of a PD site plan.
8. Building identification and directory signs. Each commercial building on a lot is entitled
to identification and directory signs attached to the facades of the building. Identification
and directory signs are not restricted to the name and logo of the business occupant. The
standards for all identification and directory signs are as follows:
a. No limit on letters up to four inches high.
b. Each building is entitled to one directory sign (not to exceed six square feet) at each
main building entrance.
c. Each building is entitled to one building identification sign (limited to the name of the
building) on each street facing building facade. The maximum sign area of each
ORDINANCE 703
PAGE 27 OF 89
building identification sign shall be 24 square feet. Building identification signs may
be placed above the first floor spandrel, but not above the roofline.
d. Signs can be placed on any building facade.
e. Signs must be architecturally consistent with the buildings to which they are attached.
9. Business projecting signs. Within each building each bu siness occupant with a first floor
business or an upper floor business that can be accessed directly by exterior stairs is
entitled to one projecting sign attached to the facades of the building where the entrance
is located. Projecting signs are not restricted to the name and logo of the business
occupant. The standards for all business projecting signs are as follows:
a. Signs can be placed on any building facade, but not above the first floor spandrel.
b. No sign may project more than five feet from a building facade.
c. The maximum sign area is 12 square feet; the maximum height is three feet.
d. All signs must have a minimum vertical clearance of eight feet above the sidewalk.
e. Signs are intended to be primarily graphic, and must have graphics or copy on both
sides.
10. Business awning signs. Each first floor business occupant or business occupant with a
first floor entrance within a building, which business or business entrance has an awning,
is entitled to awning signs. Awning signs will be a part of or applied to an awning which
is attached to the facades of the building. Awning signs are not restricted to the name and
logo of the business occupant. The standards for all awning signs are as follows:
a. Signs can be placed on any awning projecting from the building, but not above the
first floor spandrel.
b. The maximum sign area is eight square feet.
c. All awning signs must have a minimum vertical clearance of eight feet above the
sidewalk.
d. Signs are intended to be primarily graphic.
11. Business hanging signs. Each first floor business occupant or business occupant with a
first floor entrance within a building is entitled to one hanging sign suspended from the
canopies, colonnades or covered passages of the building. Hanging signs are not
restricted to the name and logo of the business occupant. The standards for all hanging
signs are as follows:
a. Signs can be suspended, so long as perpendicular to the building facade, from
canopies, colonnades or covered passages on any building, but not above the first
floor spandrel.
b. Signs suspended from canopies and colonnades must be centered in the canopy or
colonnade from which they are suspended; signs suspended from any covered area
between two buildings may not project more than four feet from a building facade.
c. The maximum sign area is four and one-half square feet.
d. Maximum height is 18 inches; maximum width is 36 inches; maximum thickness is
three inches.
e. All signs must have a minimum vertical clearance of eight feet above the sidewalk.
f. Signs are intended to be primarily graphic, and must have graphics or copy on both
sides.
12. Business window signs. Each first floor business occupant or business occupant with a
first floor entrance within a building is entitled to window signs painted or applied to the
ORDINANCE 703
PAGE 28 OF 89
glass surface of the first floor windows. Window signs are not restricted to the name and
logo of the business occupant. The standards for all window signs are as follows:
a. Signs can be placed on the glass surface of street facing windows, but not above the
first floor spandrel.
b. The maximum sign area is 12 square feet.
c. The maximum height of each sign is two feet.
d. Signs are intended to be primarily graphic.
13 General directional signs. Directional signs are allowed on property (whether platted or
not) adjacent to the intersection of two streets. The standards for directional signs are as
follows:
a. The sign must be a monument sign and may be located within roadway landscape
zones, within public rights-of-way (including street medians), and within any required
front yard or as approved on the Site Plan.
b. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border, for stone and cast stone, or other materials approved
by the board.
c. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
d. Content is limited to words and arrows the only purpose of which is to direct vehicle
traffic to "generic" destinations such as "Town Center", "Civic Center", "Recreation
Center", "Performing Arts Center", "Equestrian Center", "Lakeside", "Playground",
"Hospital", "Library", "Museum", "Country Club", "Sports fields", and other similar
terms that generally describe the destination.
e. The maximum sign area is eight square feet, and the maximum height is four feet,
measured from the average grade level at the base of the sign to the highest part of the
sign. There is no minimum setback.
f. There is no limit on the number of directional signs.
14. Temporary signs. A residential home builder may place temporary signs, including the
builder's name and logo, at subdivision entrances in which such builder is constructing
homes.
SECTION 13 LANDSCAPE REQUIREMENTS
Section 13.1 Landscape Requirements
The standards and criteria contained in this Section are the minimum standards for all new
development within PD1-2. All landscaping shall be reflected on the required Landscape
Plan which is to accompany the Site Plan. Where the regulations of this Section conflict with
the Town of Westlake Zoning Ordinance, the regulations of this Section shall apply.
1. Intent. It is the intent of this section to preserve and enhance the Town's highly visible
edge in order to reinforce the rural and natural qualities of the community. This zone can
facilitate positive vistas to prominent knolls and valleys while softening development
with tree massing that will establish a unique rural environment for the Town, while still
protecting view corridors along the Town’s major highways.
ORDINANCE 703
PAGE 29 OF 89
2. Compliance with the Town Edge Zone landscape requirements contained in the Town of
Westlake Code of Ordinances is amended for this PD to require a landscape zone with an
average width of 150 feet, and a minimum width of 50 feet from the State Highway 114
right -of-way.
3. Roadway Landscape Zones for Solana Blvd. and FM 1938 (Davis Blvd.) shall be a
minimum 35 feet deep. The required Landscape Plan must include landscaping along FM
1938 (Davis Blvd.) that conforms to the 2011 FM 1938 (Davis Blvd.) Landscape
Corridor Plan.
4. Wildflower planting areas along SH 114 and Solana Blvd. shall be detailed in the
Landscape Plan.
5. 60 percent of the tree plantings included in the Landscape Plan shall be a minimum
three-inch caliper, and 40 percent shall be a minimum of 2” caliper.
6. A Hike and Bike trail will be include in the Landscape Plan which provides connectivity
of the Town’s existing and planned trail system.
Section 13.2 Interior Village Landscaping Requirements
1. In conditions where paving runs all the way to the front building line as occurs in small
European villages, landscaping is not required. The Landscape Plan shall include
detailed landscaping around buildings, intersections and parking areas depicted on the
Site Plan. Plantings in large-scale containers and window boxes are encouraged if no
other landscaping is present.
2. Parking lot landscaping shall comply with Town ordinances u nless a deviation from the
Town ordinances is specifically approved by the Town Council via the Site Plan approval
process.
3. Permanent irrigation shall be provided for all required landscaping as follows:
a. Irrigation lines for perimeter landscaping identified in (1) above, shall be placed a
minimum of two and one-half (2 ½) feet from a Town sidewalk or alley. Reduction
of this requirement is subject to review and approval by the Town Engineer.
b. Trees and shrubs shall be irrigated by bubbler irrigation lines only. Other
landscaping may be irrigated by spray irrigation. Separate valves shall be provided
to turn off the spray irrigation line during periods of drought or water conservation.
c. Rain, freeze, and wind detectors shall be installed on all irrigation lines.
5. Artificial plants or turf are expressly prohibited. Drought tolerant and/or native plants
from the lists approved by the Town are required for compliance. Other species may be
proposed in the Landscape Plan.
Section 13.3 Service Equipment and Areas
ORDINANCE 703
PAGE 30 OF 89
1. Loading docks, truck parking, trash collection, trash compaction, and other service
functions shall be incorporated into the overall design of the building and be identified on
the Site Plan.
2. Transformers, HVAC equipment (if located at the ground level), lift stations, utility
meters, and other machinery, where practical, should be located at the rear of the
property.
3. Screening:
a. Service equipment and areas shall be screened so the visual impacts of these functions
are fully contained and out of view from adjacent properties and public streets..
b. Screening materials for solid waste collection and loading areas shall be the same as
the materials used for the principal building, or a six (6) foot solid masonry wall.
Trash dumpsters shall have a door, which shall generally remain closed at all times.
c. No internal screening between residential and non-residential uses is required within
the boundaries of PD1-2. Screening fences, walls, buffer zones or boundaries between
horizontally integrated and vertically integrated uses on single, adjacent and/or
adjoining lots or parcels are allowed but not required.
Section 13.4 Fencing
1. All fences shall conform to the following standards
2. Fencing is allowed between the primary facade of the building and the build-to-line.
3. Fencing is allowed to separate an outdoor eating area from the walkway if the outdoor
seating area extends into the adjacent right-of-way.
4. Fencing is restricted to wrought iron, tubular steel or similar material, or masonry and shall
conform to the following standards:
a. Fences may be built to a maximum seven feet in height. However:
i. No solid fencing greater than 3.5 feet in height may be placed within ten feet of a
right -of-way line for a roadway or open space corridor;
ii. No chain-link fences shall be allowed unless completely screened from adjacent
public areas and properties by either structures or by solid landscape screening;
iii. No solid wood fencing shall be allowed; and
iv. Fences which are greater than 25 percent solid masonry shall be considered solid
fencing.
v. Precast solid fencing shall require special approval by the Town Council.
Section 13.5 Streets and Sight Triangles
Within PD1-2 the following street design standards shall apply:
1. Sight triangles for all vehicular intersections shall be established based on the minimum
standards reflected in the UDC unless otherwise specified in the Site Plan.
2. Adequate sight distance shall be provided at all intersections throughout the development
in accordance with Town ordinances.
3. Nothing contained herein shall vary or supersede public safety requirements of the Town
of Westlake as set forth in the Uniform Fire Code and other applicable laws, rules, and
regula tions of the Town of Westlake.
SECTION 14 OUTDOOR LIGHTING STANDARDS
ORDINANCE 703
PAGE 31 OF 89
Section 14.1 Lighting Requirements
An Outdoor Lighting Plan must be submitted in conjunction with the required Site Plan.
Lighting will to the greatest extent possible reflect the lighting standards established in the Code
of Ordinances. The Outdoor Lighting Plan shall include the following:
1. Layout of the proposed fixture locations.
2. The light source.
3. The luminous area for each proposed light source with photometric in foot-candle
measurement.
4. The type and height of the light fixture or of the light source above grade.
5. The type of illumination.
Section 14.2 Up-Lighting Down-lighting
Limited up-lighting may be considered in the Lighting Plan submittal with minimum up-lighting
allowed for the Chapel, the Bell Tower and the Town Hall. Up-lighting and Down-lighting
specifications required in 13.1 shall be presented in the Lighting Plan.
Section 14.3 Parking Area Lighting
Overhead lighting for public and private parking areas shall utilize “fully-shielded” and/or “full
cut-off” fixtures. In accordance with the Town of Westlake lighting standards contained in the
Code of Ordinances and shall be included in the required Lighting Plan submittal. .
SECTION 15 PARKING STANDARDS
Section 15.1 Required parking shall be located and maintained anywhere within PD1-2, and may
also include additional overflow parking as available offsite.
Section 15.2 On-street parking and shared parking anywhere within PD1-2 may be counted
towards meeting the off-street parking requirement for any use within PD1-2 provided
appropriate Joint-Use Parking Agreements are approved and filed as required by the Town.
Section 15.3 Parking may be located in structured garages as approved by the Town.
Section 15.4 When structured garages are provided, adequate access from public rights-of-way
via private drives and/or access easements shall be made readily available.
Section 15.5 Speed bumps/humps are not permitted within a fire lane.
Section 15.6 In the case of mixed uses, uses may share parking spaces where it can be
demonstrated to the Town that the parking for two (2) or more uses occurs at alternating periods.
Such shared parking shall be established in accordance with the following provisions:
1. It shall be demonstrated as a condition precedent to consideration of shared parking
that such sharing of spaces will result in a reduction of at least ten (10) percent of the
aggregate required parking for such uses.
2. The applicant shall submit a parking analysis, prepared by a registered engineer, to
the Town approval.
ORDINANCE 703
PAGE 32 OF 89
Section 15.7 Up to seventy-five (75) percent of the parking spaces required for a theater or other
place of evening entertainment (after 5:00 P.M.), or for a church, may be provided and used
jointly by banks, offices, and similar uses not normally open, used, or operated during evening
hours.
Section 15.8 Parking spaces shall be provided in accordance with Town ordinances unless a
parking analysis is provided with a Site Plan application and is approved by the Town.
SECTION 16 UTILITY PLACEMENTS
All utility lines and shall be underground. All utility equipment shall be underground or
completely screened from view.
SECTION 17 OPEN SPACES
Section 17.1 The PD1-2 planning area shall contain a minimum of 20% Open Space which is
privately owned and publicly accessible. Open Space details shall be included in the Site Plan
submittal.
Section 17.2 Specific Features to be included in this open-space calculation include:
1. All constant -elevation water features, within free-board limits defined for storm water
detention requirements
2. Open, public Plaza and gathering areas
3. Coliseum Acreage and improvements
4. Buffers along SH 114
5. Parkways and medians on streets with on-street parking
6. Other public facilities such as walks, plazas, courts, recreational amenities, water features
and other similar uses not specifically used for vehicular access and parking.
Section 17.3 The open space may not consist of any of the fo llowing elements:
1. Vehicular parking.
2. Required parking lot tree islands.
3. Building footprints.
4. Utility yards.
5. Detention areas not treated as described above.
SECTION 18 GENERAL REQUIREMENTS
Section 18.1 Development shall reflect the attached PD Concept Plan. (Exhibit 2)
Section 18.2 Plats and/or Site Plans submitted for the development shall conform to the data
presented and approved on the Concept Plan.
1. Minor changes or corrections on the Concept Plan, the Site Plan, the Landscape Plan or
the Outdoor Lighting Plan may be authorized by the Town Manager, if such changes do
ORDINANCE 703
PAGE 33 OF 89
not constitute a zoning change that would require public hearing and consideration by
Planning and Zoning Commission and/or the Council, and the proposed changes do not:
a. Alter the uses permitted,
b. Increase the building height,
c. Change density
d. Reduce the building lines provided at the boundary of the site
e. Significantly alter any open space plans.
f. Affect quality standards.
SECTION 19 PUBLIC ROADWAYS AND STANDARDS
Roadway Design Standards will adhere to Exhibit 5 as prescribed. Roadway cross sections,
while comporting to this standard, will be examined on a case by case basis with each Site Plan
submittal and may be modified depending on adjacent uses and structures as may be approved by
the Town.
ARTICLE VI. EXHIBITS
EXHIBIT 1 Legal Description of PD1-2 District
Exhibit A1 – Graphic drawing of PD1-2.
EXHIBIT 2 PD Concept Plan
EXHIBIT 3 Westlake Entrada Development Standards
EXHIBIT 4 Westlake Entrada Design Standards
EXHIBIT 5 Westlake Entrada Public Roadway Standards
EXHIBIT 6 Westlake Entrada Residential Development Standards
EXHIBIT 7 Westlake Entrada Residential Use Summary Table
ORDINANCE 703
PAGE 34 OF 89
LEGAL DESCRIPTION
EXHIBIT 1 Legal Description of PD1-2 District
85.90 Acres
BEING a tract of land situated in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey,
Abstract No. 1958, the William Pea Survey, Abstract No. 1246 and the Joseph Henry Survey, Abstract
No. 742, Tarrant County, Texas and being a portion of Tract 2 as described in the Special Warranty Deed
to MAGUIRE PARTNERS – SOLANA LAND, L.P. as recorded in Volume 16858, Page 176 of the Deed
Records of Tarrant County, Texas and being more particularly described as follows:
BEGINNING at a 5/8 inch iron rod found with “Huitt-Zollars” cap at the southwest corner of Lot 2,
Block 1, Westlake/Southlake Park Addition No. 1, an addition to the Town of Westlake, Texas as
recorded in Volume 388-214, Page 78 of the Plat Records of Tarrant County, Texas, being on the
northeasterly right-of-way line of Kirkwood Boulevard, a variable width right -of-way as dedicated by
said Westlake/Southlake Park Addition No. 1 and being the beginning of a non-tangent curve to the left
having a central angle of 9 degrees 13 minutes 11 seconds, a radius of 1428.00 feet and being subtended
by a chord which bears North 47 degrees 49 minutes 50 seconds West a distance of 229.54 feet;
THENCE along the northeasterly right-of-way line of Kirkwood Boulevard, a variable with right-of-way,
as described in Dedication Deed to the Town of Westlake as recorded under instrument No. D208427746,
Deed Records of Tarrant County, Texas the following:
Along said curve to the left an arc distance of 229.79 feet to a ½ inch rod found with Graham cap at the
end of said curve;
North 52 degrees 30 minutes 14 seconds west a distance of 32.60 feet to ½ inch iron rod found with
Graham cup beginning of a curve to the right having a central angle of 18 degrees 54 minutes 48 seconds,
a radius of 612.00 feet and being subtended by a chord which bears North 43 degrees 02 minutes 03
seconds West a distance of 201.11 feet;
Along said curve to the right an arc distance of 202.02 feet to a ½ inch iron rod found with Graham cap at
the beginning of a compound curve to the right having a central angle of 24 degrees 06 minutes 47
seconds, a radius of 812.00 feet and being subtended by a chord which bears North 21 degrees 32 minutes
03 seconds West a distance of 339.22 feet;
Along said curve to the right an arc distance of 341.73 feet to a ½ inch iron rod found with Graham cap at
the end of a said curve;
North 09 degrees 28 minutes 39 seconds West a distance of 132.24 feet to a ½ inch iron rod found with
Graham cap at the beginning of a curve to the left having a central angle of 45 degrees 43 minutes 19
seconds, a radius of 708.00 feet and being subtended by a chord which bears North 32 degrees 20 minutes
19 seconds West a distance of 550.11 feet;
Along said curve to the left an arc distance of 564.98 feet to a ½ inch iron rod found with Graham cap at
the end of said curve;
North 55 degrees 11 minutes 58 seconds West a distance of 190.50 feet to a ½ inch iron rod found with
Graham cap;
ORDINANCE 703
PAGE 35 OF 89
North 08 degrees 56 minutes 27 seconds West a distance off 21.41 feet to a ½ inch iron rod found with
Graham cap on the easterly right -of-way line of Precinct Line Road, a variable width right -of-way, as
described in Dedication Deed to Town of Westlake as recorded under Instrument No. D20 8427746, Deed
Records of Tarrant County, Texas and being the beginning of a non-tangent curve to the left having a
central angle of 16 degrees 09 minutes 21 seconds, a radius of 1,432.50 feet and being subtended by a
chord which bears North 27 degrees 07 minutes 42 seconds East a distance of 402.59 feet;
THENCE along the easterly right-of-way line of Precinct Line Road, the following;
Along said curve to the left an arc distance of 403.92 feet to a ½ inch iron rod found with Graham cap at
the end of said curve;
North 18 degrees 47 minutes 24 seconds East a distance of 185.36 feet to a ½ inch iron rod found with
Graham cap;
North 17 degrees 03 minutes 03 seconds East a distance of 322.64 feet to a ½ inch iron rod found on the
southerly right-of-way line of State Highway 114 (a variable width ROW);
THENCE along the southerly right -of-way line of State Highway 114, the following;
North 60 degrees 06 minutes 26 seconds East a distance of 44.54 feet to a Texas Department of
Transportation brass disk in concrete found;
South 71 degrees 03 minutes 32 seconds East a distance of 254.55 feet to a point for corner from which a
Texas Department of Transportation brass disk in concrete found bears North 10 degrees 48 minutes 28
seconds West a distance of 0.43 feet;
South 77 degrees 26 minutes 06 seconds East a distance of 746.74 feet to a Texas Department of
Transportation brass disk in concrete found;
South 71 degrees 03 minutes 31 seconds East a distance of 1443.85 feet to a Texas Department of
Transportation brass disk in concrete found;
South 62 degrees 34 minutes 19 seconds East a distance of 404.34 feet to a Texas Department of
Transportation brass disk in concrete found at the beginning of a curve to the right having a central angle
of 08 degrees 19 minutes 09 seconds, a radius of 2,709.79 feet and being subtended by a chord which
bears South 58 degrees 24 minutes 45 seconds East a distance of 393.11 feet;
Along said curve to the right an arc distance of 393.45 feet to a Texas Department of Transportation brass
disk in concrete found;
South 54 degrees 15 minutes 11 seconds East a distance of 399.24 feet to a Texas Department of
Transportation brass disk in concrete found;
South 64 degrees 19 minutes 50 seconds East a distance of 56.55 feet to a 5/8 inch iron rod found with
“Huitt-Zollars” cap at the beginning of a non-tangent curve to the right having a central angle of 02
degrees 13 minutes 56 seconds, a radius of 2,754.79 feet and being subtended by a chord which bears
South 43 degrees 17 minutes 37 seconds East a distance of 107.32 feet;
Along said curve to the right n arc distance of 107.33 feet to a ½ inch rod found with “Huitt-Zollars” cap
for the northeast corner of Lot 1, Block 1, of the aforementioned Westlake/Southlake Park Addition No.
1;
THENCE departing the southerly right-of-way line of State Highway 114, North 90 degrees 00 minutes
00 seconds west along the north line of said Lot 1, Block 1, a distance of 2,132.54 feet to a 5/8 inch iron
ORDINANCE 703
PAGE 36 OF 89
rod with “Carter-Burgess” cap found for the northwest corner of said Lot 2, Block 1, Westlake/Southlake
Park Addition No. 1;
THENCE South 52 degrees 00 minutes 00 seconds West along the northwesterly line said Lot 2, Block 1,
a distance of 1000.00 feet to a 5/8 inch iron rod with “Carter & Burgess” cap found at an angle point in
the west line of Lot 2, Block 1;
THENCE along the west line of said Lot 2, Block 1, South 00 degrees 00 minutes 00 seconds East a
distance of 168.55 feet to the POINT OF BEGINNING and containing 85.90 acres of land, more or less.
ORDINANCE 703
PAGE 37 OF 89
ORDINANCE 703
PAGE 38 OF 89
Exhibit 2
ORDINANCE 703
PAGE 39 OF 89
ORDINANCE 703
PAGE 40 OF 89
ORDINANCE 703
PAGE 41 OF 8 9
ORDINANCE 703
PAGE 42 OF 89
ORDINANCE 703
PAGE 43 OF 89
ORDINANCE 703
PAGE 44 OF 89
ORDINANCE 703
PAGE 45 OF 89
ORDINANCE 703
PAGE 46 OF 89
ORDINANCE 703
PAGE 47 OF 89
ORDINANCE 703
PAGE 48 OF 89
ORDINANCE 703
PAGE 49 OF 89
ORDINANCE 703
PAGE 50 OF 89
ORDINANCE 703
PAGE 51 OF 89
ORDINANCE 703
PAGE 52 OF 89
ORDINANCE 703
PAGE 53 OF 89
ORDINANCE 703
PAGE 54 OF 89
ORDINANCE 703
PAGE 55 OF 89
ORDINANCE 703
PAGE 56 OF 89
ORDINANCE 703
PAGE 57 OF 89
ORDINANCE 703
PAGE 58 OF 89
ORDINANCE 703
PAGE 59 OF 89
ORDINANCE 703
PAGE 60 OF 89
ORDINANCE 703
PAGE 61 OF 89
ORDINANCE 703
PAGE 62 OF 89
ORDINANCE 703
PAGE 63 OF 89
ORDINANCE 703
PAGE 64 OF 89
ORDINANCE 703
PAGE 65 OF 89
ORDINANCE 703
PAGE 66 OF 89
ORDINANCE 703
PAGE 67 OF 89
ORDINANCE 703
PAGE 68 OF 89
ORDINANCE 703
PAGE 69 OF 89
ORDINANCE 703
PAGE 70 OF 89
ORDINANCE 703
PAGE 71 OF 89
ORDINANCE 703
PAGE 72 OF 89
ORDINANCE 703
PAGE 73 OF 89
ORDINANCE 703
PAGE 74 OF 89
ORDINANCE 703
PAGE 75 OF 89
ORDINANCE 703
PAGE 76 OF 89
ORDINANCE 703
PAGE 77 OF 89
ORDINANCE 703
PAGE 78 OF 89
ORDINANCE 703
PAGE 79 OF 89
ORDINANCE 703
PAGE 80 OF 89
ORDINANCE 703
PAGE 81 OF 89
ORDINANCE 703
PAGE 82 OF 89
ORDINANCE 703
PAGE 83 OF 89
ORDINANCE 703
PAGE 84 OF 89
ORDINANCE 703
PAGE 85 OF 89
ORDINANCE 703
PAGE 86 OF 89
ORDINANCE 703
PAGE 87 OF 89
ORDINANCE 703
PAGE 88 OF 89
ORDINANCE 703
PAGE 89 OF 89
Planning and
Zoning
Item # 5 – Adjournment
Back up material has not
been provided for this item.