HomeMy WebLinkAbout03-20-17 PZ Agenda Packet
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TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION
MEETING AGENDA
March 20, 2017
WESTLAKE TOWN HALL
1301 Solana Blvd.
Building 4, Suite 4202
2ND FLOOR, COUNCIL CHAMBERS
WESTLAKE, TEXAS 76262
Regular Session 6:00 p.m.
Regular Session
1. CALL TO ORDER
2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING
HELD ON FEBRUARY 13, 2017.
3. DISCUSSION AND CONSIDER A RECOMMENDATION REGARDING
AMENDMENTS TO CHAPTER 62 PLANNING, ADDING ARTICLE III,
IMPLEMENTATION OF THE COMPREHENSIVE PLAN.
4. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT
PROJECTS PER FEBRUARY 2017 REPORT.
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5. ADJOURNMENT
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1301 Solana Blvd., Bldg. 4, Ste.
4202, Westlake, Texas, 76262, March 15, 2017, by 5:00 p.m. under the Open Meetings Act, Chapter 551 of the
Texas Government Code.
_____________________________________
Tanya Morris, Assistant to the 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.
P&Z Minutes
02/13/2017
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MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
February 13, 2017
PRESENT: Chairman Tim Brittan, Commissioners Greg Goble, Ryan Groce, Michelle Lee, and
Ken Kraska.
Alternate Sharon Sanden.
ABSENT: Commissioner Liz Garvin
OTHERS PRESENT: Director of Planning Ron Ruthven, Town Secretary Kelly Edwards,
Administrative Assistant to the Town Secretary Tanya Morris,
Town Attorney Cathy Cunningham, Fire Chief Richard Whitten,
Deputy Chief John Ard, Development Coordinator/ Management
Analyst Joel Enders, Communications Manager Jon Sasser, and
Intern Nick Ford
Work Session
1. CALL TO ORDER
Chairman Brittan called the work session to order at 5:02 p.m.
2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA.
No additional discussion.
3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT
PROJECTS PER JANUARY 2017 REPORT.
Director Ruthven provided updates on the following:
Entrada: Cortez Drive/Solana Blvd construction, Cortez Drive: Block I and Block J Town
Homes and Villas, Site Plan for Block E, retail corner including Starbucks and Tower
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02/13/2017
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construction, Primrose School construction, and interior plaza to mimic European plaza
with fountain.
Granada: Phase II released for building permits and entrance construction.
Quail Hollow: Building permits for Phase I and IIa.
Project Blizzard: Joe Schneider, Hillwood Properties, 9800 Hillwood Pkwy, Fort Worth
spoke regarding the lake being dredged out to get to permit level, drying basins along
Highway 114 and Highway 170, and detention pond construction along Roanoke Road.
Traffic signalization on Dove Road/Solana Blvd and Davis Blvd (FM 1938)/Solana Blvd are
going up at the same time.
4. STANDING ITEM: DISCUSSION REGARDING COMPREHENSIVE PLAN
RELATED ISSUES AND BOARD PROFESSIONAL DEVELOPMENT.
Director Ruthven gave an update on the Builders Professional Institute Training.
5. DISCUSSION OF A PROPOSED DRAFT ORDINANCE IMPLEMENTING
DEVELOPMENT RELATED POLICIES CONTAINED IN THE 2015
COMPREHENSIVE PLAN.
Robin McCaffrey, MESA Planning, provided a presentation and overview of the item.
Discussion ensued regarding the proposed policies, applicability of these policies to the
development process, Traffic Impact Analysis, difference between current policy and the
consistency this ordinance will bring when it is implemented, and codification.
Joe Schneider, Hillwood Properties, 9800 Hillwood Pkwy, Fort Worth spoke in favor of
the implementation of comprehensive plan policies.
6. ADJOURNMENT
Chairman Brittan adjourned the work session at 5:47 p.m.
Regular Session
1. CALL TO ORDER
Chairman Brittan called the regular session to order at 6:03 p.m.
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02/13/2017
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2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING
HELD ON JANUARY 10, 2017.
MOTION: Commissioner Goble made a motion to approve the minutes.
Commissioner Lee seconded the motion. The motion carried by a
vote of 5-0.
3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING AMENDMENTS TO ORDINANCE 693 WHICH APPROVED PLANNED
DEVELOPMENT DISTRICT NUMBER PD1-3 ON 84.04 ACRES OF LAND LOCATED
AT THE NORTHEAST CORNER OF DAVIS BOULEVARD AND DOVE ROAD IN
ORDER TO AMEND TO THE APPROVED CONCEPT PLAN AND PROVIDE FOR
OTHER MINOR AMENDMENTS.
Coordinator Enders provided a presentation and overview of the item.
Discussion ensued regarding the developer meeting with residents, security gate issues,
landscaping and widening at the circle, maintenance of the area, and the construction
entrance.
Chairman Brittan opened the public hearing.
No one addressed the Commission.
Chairman Brittan closed the public hearing.
MOTION: Commissioner Lee made a motion to recommend approval of an
amendment to Ordinance 693. Commissioner Groce seconded
the motion. The motion carried by a vote of 5-0.
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02/13/2017
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4. ADJOURNMENT
There being no further business to come before the Commissioners, Chairman Brittan
asked for a motion to adjourn.
MOTION: Commissioner Kraska made a motion to adjourn the meeting.
Commissioner Lee seconded the motion. The motion carried by a
vote of 5-0.
Chairman Brittan adjourned the meeting at 6:12 p.m.
APPROVED BY THE PLANNING AND ZONING COMMISSION ON MARCH 20, 2017.
________________________________
ATTEST: Chairman, Tim Brittan
______________________________
Tanya Morris, Administrative Assistant
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estlake Planning and Zoning Commission
TYPE OF ACTION
Workshop - Discussion Item
Monday, March 20, 2017
1. TOPIC: Discussion and consider a recommendation regarding amendments to
Chapter 62 Planning, adding Article III, Implementation of the
Comprehensive Plan.
STAFF CONTACT: Ron Ruthven, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Update Development Regulations
Time Line - Start Date: February 13, 2017 Completion Date: TBD
Funding Amount: 00.00 Status - Not Funded Source - N/A
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
On March 2, 2015, the Town Council adopted the current Town of Westlake Comprehensive Plan
– Forging Westlake. Since the plan’s adoption, the plan consultant, Mesa Planning, was further
contracted to complete additional implementation elements that seek to ensure adherence and
accountability to the plan recommendations. Most recently, provisions adopting standards for the
transfer of development intensity (TDI) as recommended by the Comprehensive Plan were
approved by the Town Council on January 23, 2017 and added to Chapter 102 – Zoning in the
Westlake Code of Ordinances.
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Staff proposes additional amendments (attached) to the Code of Ordinances providing formal
consistency with the recommendations contained in the Comprehensive Plan. The purpose of the
proposed regulations is to establish uniformity with regard to the application of the 2015
Comprehensive Plan to development within Westlake and the considerations that will be taken
into account during review. Establishing these policies assures consistency in decision information
brought before Council and clarifies:
• interpretation of the Comprehensive Plan,
• application of the Comprehensive Plan to development, and
• key considerations relative to development and development impacts that must be
evaluated.
With this in mind, the primary goal of the requirements contained in the proposed ordinance is to
require development within the Town to be consistent with the Comprehensive Plan. The
Comprehensive Plan elements covered by the ordinance include:
• Thoroughfares
• Parks, Open Space and Trails
• Town Design
• Town Facilities
• Stormwater Conservation
Requirements for development consistency with the above elements would be triggered by
certain specific actions on the part of the developer as follows:
1. Thoroughfares:
a. Traffic Impact Analysis (TIA) required if:
i. Existing PD use or density change is proposed;
ii. TDI application is submitted;
iii. New change of zoning or PD amendment is proposed
b. New Roadway and/or Improvements to Existing Roadway required if:
i. TDI application that includes and intensity bonus is submitted;
ii. New development associated with change of zoning and plat submitted
iii. Existing PD use or density change is proposed;
iv. Building permits where applicable
2. Parks, Open Space and Trails, dedication/construction required if:
a. TDI application that includes and intensity bonus is submitted;
b. New development associated with change of zoning/plat submitted
c. Existing PD use or density change is proposed;
3. Town Design, compliance required if:
a. New development associated with change of zoning and plat submitted
b. Existing PD use or density change is proposed;
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c. Building permits where applicable
Town Facilities, dedication/construction required if:
a. TDI application that includes and intensity bonus is submitted;
b. New development associated with change of zoning and plat submitted
c. Existing PD use or density change is proposed;
4. Stormwater Conservation, compliance required if:
a. TDI application that includes and intensity bonus is submitted;
b. New development associated with change of zoning and plat submitted
Further details are provided in the attached ordinance draft. As with any PD zoning change or
amendment, more context specific conditions relative to each individual action by the Council may
be approved where the literal enforcement of this ordinance would be deemed unnecessary,
inappropriate, etc.
This item was presented to the Planning and Zoning Commission and the Town Council
workshops on February 13th and 23rd respectively. The attached ordinance draft contains the final
proposed codification details. Staff proposes placing the regulations in Chapter 62 – Planning
(attached) in the Code of Ordinances. Chapter 62 contains the codification language adopting the
Comprehensive Plan.
RECOMMENDATION
Staff recommends approval.
ATTACHMENTS
1. Proposed Draft Policies Ordinance.
2. Mesa Planning Town Council Presentation – February 27, 2017
3. Section 62 Planning – Westlake Code of Ordinances
Ordinance XXX
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TOWN OF WESTLAKE
ORDINANCE NO. XXX
AN ORDINANCE OF THE TOWN OF WESTLAKE AMENDING CHAPTER 62,
PLANNING ADDING ARTICLE III, IMPLEMENTATION OF THE COMPREHENSIVE
PLAN, AMENDING THE COMPREHENSIVE ZONING ORDINANCE ESTABLISHING
PROCEEDURES AND POLICIES RELATED TO APPLICANT SUBMITTAL OF, TOWN
REVIEW OF, AND PERFORMANCE STANDARDS FOR TOWN ACTION UPON; ALL
ZONING REQUESTS, PD OR OTHER REQUIRED CONCEPT PLANS, PD OR OTHER
REQUIRED DEVELOPMENT PLANS, PD OR OTHER REQUIRED SITE PLANS,
TRANSFER OF DEVELOPMENT INTENSITY APPROVALS, AND BUILDING
PERMITS; DEFINING CERTAIN TERMS; SPECIFYING POLICIES; ALLOCATING
SPECIFIED POLICIES TO THE ACTION ITEMS TO BE REVIEWED AND
CONSIDERED; PROVIDING A SAVINGS CLAUSE; AND DECLARING AN
EFFECTIVE DATE.
WHEREAS, the Town of Westlake is a general law Town; and
WHEREAS, on March 2, 2015, the Town Council adopted a Comprehensive Plan (the
Forging Westlake 2015 Comprehensive Plan); and
WHEREAS, the Forging Westlake 2015 Comprehensive Plan includes an Implementation
Plan Element that was not adopted in 2015; and
WHEREAS, the Implementation Element specifies policies, standards, and procedures
related to the review and approval of zoning requests, development proposals, development plans,
and construction permit plans; and
WHEREAS, the rapid pace of incoming development that the Town is now experiencing
makes it necessary to clearly state these policies and how they will be applied to Town growth
going forward; and
WHEREAS, the need to manage growth for the health and wellbeing of the citizens of
Westlake makes adoption of the policies, standards, and procedures stated in the Forging
Westlake 2015 Comprehensive Plan Implementation Plan Element important at this stage of
Town development; and
WHEREAS, the economic development and general planning of the Town will be
furthered by establishment of these policies, standards, and procedures; and
WHEREAS, upon 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 this amendment to the Town’s Code of Ordinances should be approved and
adopted; and
Ordinance XXX
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WHEREAS, the Council believes it is in the interests of the Town, 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 Forging
Westlake 2015 Comprehensive Plan and the intent of its various other plan elements; and
WHEREAS, upon the recommendation of the Planning Department for example, 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 should be approved and adopted.
NOW, THEREFORE, BE IT OREDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That all matters stated in the preamble are found to be true and correct and
are incorporated herein as if copied in their entirety.
SECTION 2: That Chapter 62, be amending by adding Article III, Comprehensive Plan
Implementation, Sections 62.50 through 62-57 of the Town of Westlake Code of Ordinances, as
amended, is hereby amended as follows.
Sec. 62-50 PURPOSE
The purpose of this ordinance is to establish uniformity with regard to the application of the
Forging Westlake 2015 Comprehensive Plan to development within Westlake and the
considerations that will be taken into account during review. Establishing these policies assures
consistency in decision information brought before Council and clarifies:
a. interpretation of the Comprehensive Plan,
b. application of the Comprehensive Plan to development, and
c. key considerations relative to development and development impacts that must be
evaluated.
Sec. 62.-51 DEFINITIONS
“Regulatory Policy Status” shall mean the intended effect of policy application. It is a statement
of the intended outcome relative the vision of the Comprehensive Plan.
“Application Trigger Points” shall mean the thresholds of development magnitude.
Development impact, or change in the natural and/or physical fabric of Westlake affected by
development that necessitates application of the policy.
“Consideration Requirements” shall mean required analytical data, and/or required
relationship/ impact assessment, and/or required submittal information that shall accompany a
request for zoning or submitted Concept Plan, Development Plan, Site Plan, Transfer of
Development Intensity request, or permit plan set as specified herein.
“Level of Service” (LOS) shall mean a quantitative measure of roadway operational efficiency
Ordinance XXX
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offered and/or maintained within the Town thoroughfare system, using prescribed standards and
determined by prescribed methodologies.
“Level of Service D or lower” shall mean levels of service exceeding the operational thresholds
for LOS D, LOS E, or LOS F.
“Transfer of Development Intensity” shall mean the Westlake Transfer of Development
Intensity program that allows the Town to approve the exportation of non-residential square
footage and/or residential units from one area (called a Sending District) to and importation of
said square footage and/or units to another area (called a Receiving District).
Sec. 62-52 APPLICABILITY
The requirements and policies of this ordinance are applicable to any zoning (as defined herein),
PD Concept Plan, PD Development Plan, Site Plan required by any PD or Categorical Zone,
Permit Plans, and/or any request/ application for a Transfer of Development Intensity as such
Sections of this ordinance is are associated with one of the above listed activities/ plan types in
the matrix below.
Where the matrix is blank relative to a Section, such section is not applicable. Further, “Zoning”
which triggers application of this ordinance in accordance with this Section is limited a request
for change in land use or development density through rezoning or modification of an existing
Planned Development Ordinance or Categorical Zone. Modifications of an existing Planned
Development ordinance or categorical zone that does not change land use or development density
as permitted by the current zoning is considered a “convenience modification” and does not
trigger the requirements of this ordinance.
However, to the extent that revision of an existing Concept Plan or Development Plan that has
become part of the zoning by previous approval of Council modifies any commitments of the
property owner to open space, roadways, facilities, water features, waterways shall then trigger
compliance with the submittal requirement of this ordinance that are applicable in the opinion of
the Town.
Ordinance XXX
Page 4 of 17
Sec. 62-53 THOROUGHFARES
Any zoning requests, PD or other required Concept Plan, PD or other required Development Plan,
PD or other required Site Plan, and/or Transfer of Development Intensity that requests a bonus (as
specified in Section 4) shall establish the extent to which the development proposed shall
implement the Thoroughfare Plan and/or mitigate the development’s impacts on the Thoroughfare
system available to serve it, as follows:
1. The Regulatory/ Policy Status of the Thoroughfare Plan.
The Thoroughfare Plan as presented in the Forging Westlake 2015 Comprehensive Plan is a
guiding document for matters related to the growth and development of the Town. It identifies
connections (arrow heads) and linkages (dotted or solid lines) needed to accommodate traffic
potentially generated by the total entitlements that have been approved by the Town of Westlake
as of 2015. The final alignment design of any connection indicated in the Plan is subject to
further engineer alignment studies and the manner in which the recommended connections can be
Ordinance XXX
Page 5 of 17
accomplished within any proposed development approved by the Town as part of any zoning,
concept plan, development plan, site plan, and/or Development Intensity Transfer that requests a
bonus (as specified in Section 4), as no development within the Town of Westlake can create
traffic conditions wherein the Level of Service (LOS) at intersections serving the subject
development, and/or roadways serving the subject property, is lower than LOS “D” or where the
traffic volumes on roadways leading to the development (not including Highway
114) exceed the street capacity thresholds specified below.
To determine whether a development will contribute to the advent of such conditions and to
determine the impact of such development on the transportation system, any application for
zoning, concept plan, development plan, site plan, or Development Intensity Transfer must
prepare a Traffic Impact Analysis (TIA) (in accordance with Applicability Section 4) which
reveals the traffic impacts of a development on roadways and intersections, serving that
development, in the context of other regional and local growth factors as specified below. Where
the TIA indicates that unacceptable levels of service will exist or where street threshold
capacities are exceeded and the proposed development contributes to that condition, the Town
may require the submitting/ requesting party to present on-site and/or off site roadway/
intersections improvements that will maintain an LOS of “D” or better within that portion of the
thoroughfare system serving the development and/or maintain traffic flows within subject
roadways at or below the threshold capacities specified below and further development of the
Town’s coherent Thoroughfare Plan. Proposed roadway/ intersection improvements made by the
submitting/ requesting party as a result of the required TIA (discussed below) are subject to Town
approval. Where such improvements are necessary to mitigate conditions exceeding LOS “D” or
threshold capacities, such improvements are required to be completed in conjunction with the
proposed development unless otherwise approved by the Town Council whether such
improvements are paid for by the development, prorated to the development, or publicly funded.
It is the intent of the Comprehensive Plan and this ordinance which implements the
Comprehensive Plan that the total thoroughfare system of the Town of Westlake be
accomplished with 4-four lane divided roadways whose visual character as a Regional Arterial, a
Town Arterial, or a Pastoral Collector is determined by compliance with the recommendations of
the Town Design Structure Plan of the Forging Westlake 2015 Comprehensive Plan. If roadways
wider than 4-four lane divided roadways are proposed by any submitting/ requesting party, the
reconciliation of such a proposal with the visual character of Westlake and with the smaller
roadways (located in adjacent townships) serving Westlake must be considered and addressed in
a manner that is satisfactory to the Council. Additionally, the submitting/requesting party must
demonstrate, through its TIA, that a roadway in excess of four travel lanes will better address
traffic impacts in Westlake than a more robust network of smaller roads. Where the introduction
of roadways wider than 4-four lane divided roadways is approved, the Comprehensive Plan
Thoroughfare Plan must be revised to reflect that component of the total street system.
2. Application Trigger Points.
The following street capacity and intersection thresholds shall mean that any traffic volumes
exceeding these thresholds will be considered unacceptable to the Town. Should the TIA
demonstrate that thresholds will be exceeded as a result of a proposed development, then the TIA
must recommend roadway improvements on and/or off-site which are necessary to maintain
adequate LOS and street-traffic-volumes prescribed below. The key thresholds are:
Ordinance XXX
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A. Roadways: Road improvements as portrayed by the Thoroughfare Plan shall be
implemented as needed to maintain minimum acceptable efficiency within the Town
Thoroughfare System. An LOS of D or better is defined using the following
thresholds or as calculated using methods prescribed in the Highway Capacity
Manual (HCM) and other national standards (the Town reserves the right to deem
methods to be professionally accepted):
i. 2 Lane Street: 12,000 ADT
ii. 3 Lane Street: 17,000 ADT
iii. 4 Lane Undivided Street: 24,000 ADT
iv. 4 Lane Divided Street: 32,000 ADT
v. 6 Lane Divided: 55,000 ADT
B. Intersections: Road and intersection improvements (including those portrayed by the
Thoroughfare Plan) shall be implemented as needed to maintain an intersection Level
of Service “D” or better as calculated using methods prescribed in the Highway
Capacity manual (HCM) and other national standards (the Town reserves the right to
deem methods to be professionally accepted).
If the LOS D threshold has been exceeded or such condition is imminent for any
local road segment or intersection, the Town reserves the right to identify the
necessary improvements. Necessary improvements could include lane additions or
other improvements to the failing segment and/or intersection, or improvements to
adjacent segments and/ or intersections that will have the effect of improving LOS
on the failing segment and/or intersection or providing needed travel alternatives to
failing conditions. Improvements will be consistent with the adopted Thoroughfare
Plan.
3. Plan Review/ Submittal Requirements.
The following are standards and points of consideration that the Town may consider and which
any Zoning Request, Concept Plan, Development Plan, Site Plan, and/or Transfer of
Development Intensity that requests a bonus (as specified in Section 4) must address (thorough
analysis or design) if required by the Town:
A. Any zoning request, concept plan submittal, development plan submittal, site plan
submittal, or request for Transfer of Development Intensity that requests a bonus (as
specified in Section 4) shall be accompanied by a thorough Traffic Impact Analysis (TIA)
that projects traffic volumes and corresponding levels of service (LOS) on road segments
and intersections serving the development (including the service roads of Highway 114
and 170 and Highway 114 and 170 overpasses) when other planned, zoned, and/or
approved development(s) served by those streets are considered. The TIA must also factor
in background traffic, including regional traffic flows to the extent that such flows are
manifest on the streets of Westlake and Highway 114/ Highway 170 Service Roads and
overpasses. More specifically, the required TIA must employ the following:
i. A TIA that uses an Employment Demand Model which must apply the
following employment densities:
Ordinance XXX
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Service Employment: 1 employee/ 260 square feet
Retail Employment: 1 employee/ 700 square feet
Basic Employment: 1 employee/ 750 square feet
ii. Rates published in the most recent edition of ITE Trip Generation must be
used for TIA’s using the manual estimates of trip generation.
iii. A TIA submitted to determine attainment of threshold ADT or LOS shall:
a. Factor in future traffic volumes on all roadways entering Westlake
from Keller, Southlake, Trophy Club, Roanoke, and Alliance. Such
future volumes shall fully consider current traffic counts and the
growth thereof to planning year 2035, otherwise known as
“background traffic” using the Regional Travel Demand Model or
other accepted methodology.
b. State the extent to which development within the subject site and/ or
Planned Development District in which the site is located will build
out relative to entitlement. If the TIA does not consider full use of
entitlement, then the submitting party shall state which measures will
be put in place to assure that the level of development presented will
be the highest level of development for this property and/ or Planned
Development.
c. Factor in full use of entitlement on other properties and Planned
Developments within Westlake.
d. Factor in full use of entitlements on properties abutting Westlake.
e. Factor in projected regional flows on roadways within the area of
analysis which shall include Traffic Analysis Zones in which
Westlake, Southlake, Keller, Trophy Club, Roanoke, and Alliance are
located.
f. Respond to any road segments or intersections that exceed a Level of
Service D. Where LOS D is exceeded as a result of regional flows,
such road segments and/or intersections shall be considered as
exceeding thresholds established by this Ordinance.
B. If the TIA described above reveals that threshold level of service (LOS) on a road
segment and/or intersection Roadway Level of Service (“trigger Points” described
above) have been attained, the TIA must also identify those components of the
Thoroughfare Plan and/or other roadway improvements deemed necessary to bring
the road segment and/or intersection LOS into compliance with the requirements
of the Town.
C. Any right-of-way attained by easement or dedication shall include sufficient width
to construct Town or Regional Trails as shown on the Trails Plan.
Sec. 62-54 PARKS, OPEN SPACE AND TRAILS
Any PD or other required Concept Plan, or PD or other required Development Plan, or Transfer
of Development Intensity requests which requests a bonus shall establish the extent to which the
development proposed shall implement the Parks, Open Space, and Trails Plan and/or mitigate
the development’s impacts on the Town’s ability to implement that Plan over time, as follows:
Ordinance XXX
Page 8 of 17
1. The Regulatory/ Policy Status of the Parks, Open Space and Trails Plan.
The Parks, Open Space and Trails Plan as presented in the Forging Westlake 2015
Comprehensive Plan identifies recommended public and/ or private landscapes, open areas,
landforms, waterways and key linkages between these open areas and natural features that guide
creation of a central open space corridor within the Town that preserves and protects portions of
the natural break between uplands and lowlands (the ecotone) that are not generally protected by
low FAR or low density development or development within a view corridor or view shed zone.
This connected and unbuilt landscape is the characteristic view that will remain a visual legacy of
Westlake’s pastoral/ ranch history as the Town develops commercially at a potentially urban level
of intensity. The open space area is meant to particularly protect and define the residential
portions of the Town from its commercial portions and in so doing reconcile the difference in
scale and density they each present as well as protect the residential values from commercial
encroachment.
The Parks, Open Space and Trails Plan also identifies the type and general location of public
recreational facilities necessary to serve the recreational needs of the Town’s future build-out
population as well as trail types that collectively constitute a legible and Town-wide network of
pedestrian connections linking points of trip origin to important trip destinations within Westlake
(including recreation, work, and shopping). Finally, the Trails Plan identifies the types of trail
marker, trail head, trail hub that signals movement from one trail type to another within the
system.
The location of recreation facility type (such as a community park or neighborhood park) within
the service areas shown on the Parks, Open Space and Trails Plan are general indications of
location only. Final location shall be determined as development of the Town progresses and
facility sites are acquired by purchase, donation, dedication, easement, or other agreement which
secures public use and access. Recreation Facility locations may vary from the general locations
shown in the Parks, Open Space and Trails Plan provided that the Service Areas around facility
types so located will yield a generally uniform level of public access across the residential
portions of Westlake (avoid one area being overserved and another area being underserved by
comparison).
When the recreation facility sites are acquired by any of the above listed methods, the Town may
determine that the resulting constellation of service areas provides a reasonably balanced level of
service for that facility type across the Town’s residential areas. If the resulting pattern of service
areas cannot be so distributed and alternate locations are not likely, it is more important to have
the facility availability within the Town and a less balanced distribution of service areas may
result.
The provisions of this Parks, Open Space and Trails Plan are not a part of any Planned
Development or zoning entitlement at the time of adopting the Comprehensive Plan. Therefore,
any consideration of zoning request, Concept Plan, Development Plan, Site Plan or
Transfer of Development Intensity request shall seek to include the Comprehensive Plan’s Open
Space configuration as part of such consideration.
2. Application Trigger Points.
Ordinance XXX
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Implementation of the Parks, Open Space and Trails Plan shall be advanced when any, or any
combination of, the following are part of a zoning request, Concept Plan, Development Plan, Site
Plan, Transfer of Development Intensity request or other development request submitted for
approval by the Town:
A. Location of a landmark landform as indicated on the Parks and Open Space Plan.
B. Location of a waterway, creek, water body, wetland, or flood zone.
C. Location of an opportunity to place a recreational facility so that a balanced
distribution of facility service areas across the residential portions of Westlake will
result.
D. Location of a historic or culturally significant landscape or a landscape that is
essentially important to complete preservation of the Town’s natural mosaic.
E. Connection between current or intended open space areas.
3. Plan Review/ Submittal Requirements
The following are standards and points of consideration that the Town may consider and which
any Zoning Request, Concept Plan, Development Plan, Site Plan, and/or Transfer of
Development Intensity request must address (thorough analysis or design) if required by the
Town:
A. Any zoning request, Concept Plan, Development Plan, Site Plan, Transfer of
Development Intensity request or other development request, shall indicate any
portion of the subject land area that coincides, or closely coincides, with areas
shown as open space in the Forging Westlake 2015 Comprehensive Plan
(hereinafter known as the Open Space Envelope).
B. When a Concept Plan, Development Plan, or Transfer of Development Intensity
request or other development request demonstrates that any part of the subject
property coincides, or closely coincides with any portion of the Open Space
Envelope or an Area of Sensitivity, the Town may evaluate the site plan to
determine the following:
i. Is the Open Space Envelope or any portion thereof proposed for
development?
ii. Are there alternative Open Space Envelope configurations that will
accomplish the intent of the Comprehensive Plan on, or off, the subject
property?
iii. Are any Landmark Landforms, waterways, water bodies, other special
natural features, or an Area of Sensitivity present in this portion of the
Open Space Envelope?
iv. Does a balanced arrangement of any recommended “Park Type” Service
Areas suggest that this open space location is best suited for location of a
park?
v. Is any part of the subject property located within the 100 year flood plain
after consideration of future, upstream development and is that flood plain
part of the recommended Open Space Envelope?
vi. Is there a conflict between the Parks, Open Space and Trails Plan
recommendation and the submitted plan that will prevent implementation of
the plan through alternate configurations in the future?
vii. Can the Parks, Open Space, and Trails Plan be further implemented by any
Ordinance XXX
Page 10 of 17
of the following:
a. Any public open space acquired through the TDI Incentive or other
means shall be secured by easement, or dedication or transfer of
ownership to the Town and the public shall have rights of access to the
open space. Further, any open space so acquired may be used to develop
public park facilities as shown on the Parks, Open Space and Trails Plan.
b. Any right-of-way attained by easement or dedication shall include
sufficient width to construct Town or Regional Trails as shown on the
Trails Plan.
c. Property boundary fences along any commercial property containing
public or private open space and a roadway or trail (identified on the
Thoroughfare Plan or Trails Plan) are encouraged to be open fences
wherever possible (such as an agricultural fence or open wrought iron
fence) which allows the visible ground plane to continue from road/trail
to open space without visual discontinuity created by visual disruptions
(such as opaque fences). Property boundary walls are strongly
discouraged in such locations.
d. Where the open space is secured through TDI Incentive or other means
and contains a Landmark Landform, distinctive vegetative community, or
water way/ water body, the Town shall make every effort to also secure
public access and right to build trails for public use.
Sec. 62-55 TOWN DESIGN
Any PD or other required Development Plan, PD or other required Site Plan, Permit Set, or
Transfer of Development Intensity that requests a bonus shall establish the extent to which the
development proposed shall implement the Town Design Plan and/or mitigate the development’s
impacts on the Town’s ability to implement the Town Design Plan over time, as follows:
1. The Regulatory/ Policy Status of the Town Design Structure Plan.
The Town Design Structure Plan as presented in the Forging Westlake 2015 Comprehensive Plan
identifies the form, pattern, and sequence of streetscape, public art, trail heads/ markers, public/
private premise signs, street/ way-finding signs, intersection treatment, and public gathering
spaces which define the constellation of visual experiences that work together to create a legible
Town identity. The Plan contains symbols, indicating the location of urban design elements.
The placement of symbols on the Town Design Structure Plan are meant to establish relationship
between, and sequence of, elements, not the exact location of such elements and therefore, the
plan is meant to guide Town consideration of Zoning requests, Concept Plans, Development
Plans, Site Plans, and/or Transfer of Development Intensity requests. The final placement/
arrangement of urban design elements will be determined as land use development proceeds.
Development Plans, Site Plans, Permit Plan, and/or Transfer of Development Intensity that
requests a bonus, submitted for Town approval reveal how the identified urban design elements
are implemented within a proposed POLICY development and/or project design.
The intent of the Town Design Structure Plan is that the visual character of the Town as
experienced within the public domain/ public use spaces (such as roadways and plazas) is brought
Ordinance XXX
Page 11 of 17
together by visual characteristics that promote visual continuity and a uniformly high aesthetic
standard. All improvements that constitute the public domain shall implement the surface
material, plant material, planting configuration, street standard and fixture type, landmark
creation, general forms, and patterns identified in the Town Design Structure Plan for any urban
design element associated with the street type, street relationship to another street, public space,
trail, trail relationship to another trail, trail head/ marker, or proposed premise sign location that is
manifest in a development site plan or other development request submitted to the Town for
approval.
The overarching image of the Town as promoted by the Town Design Structure Plan is a pastoral,
campus, estate community in conjunction with more urbanized development patterns in the areas
designated as Receiving Districts in Westlake’s Transfer of Development Intensity
Ordinance (TDI Ordinance). This is generally accomplished by promoting a Townscape that is
not overly subdivided by opaque walls but rather permits visual access to an uninterrupted ground
plane which provides both the foreground and terminus of views and vistas deemed essential to
Westlake by its citizens. Therefore, development that contributes to important view and vista
zones (identified in the Land Use Plan) is also part of the Townscape and should complement the
characteristics of the Townscape however possible and reasonable.
2. Application Trigger Points.
Implementation of the Town Design Structure Plan is advanced when any, or any combination of,
the following is part of a development site plan or other development requests submitted for Town
approval:
A. When any street that is a Regional Arterial, Town Arterial, or Pastoral Collector or
intersections thereof (as generally shown in the Thoroughfare Plan) is built by public
or private parties.
B. When an existing street that can be classified as a Regional Arterial, Town Arterial, or
Pastoral Collector or intersections thereof (as generally shown in the Thoroughfare
Plan) is improved or upgraded.
C. When private development landscape areas abut, or otherwise visually extend the
streetscape (such as roadway setback or buffers).
D. When a site plan implements any portion of the Parks, Open Space or Trails Plan as
discussed above in Sec. 62-53 When a premise sign is located within 30 feet of a road
right-of-way.
E. When a space within a proposed project is intended to be a public gathering space.
F. When any area of a proposed project includes or abuts the location of a portal
monument (as shown on the Town Design Structure Plan)
3. Plan Review/ Submission Requirement
The following are standards and points of consideration that the Town may consider and which
any Development Plan, Site Plan, Permit Plan, and/or Transfer of Development Intensity that
requests a bonus must address (thorough analysis or design) if required by the Town:
A. Any Development Plan, Site Plan, Permit Plan, and/or Transfer of Development
Intensity that requests a bonus, shall indicate any portion of the subject land area that
coincides, or closely coincides, with streetscapes, monument locations, or features
shown in the Forging Westlake 2015 Comprehensive Plan’s Town Design Structure
Ordinance XXX
Page 12 of 17
Plan (hereinafter known as the Urban Form Element).
B. When a Development Plan, Site Plan, Permit Plan, and/or Transfer of Development
Intensity that requests a bonus demonstrates that any part pf the subject property
coincides, or closely coincides with any portion of the Urban Form Element, the Town
shall evaluate the site plan to determine the following:
i. Is the Urban Form Element or any portion thereof proposed for implementation
within the development proposal?
ii. Are there alternative locations or configurations of the Urban Form Element
that will accomplish the intent of the Comprehensive Plan on-or-off, the
subject property?
iii. Are any major portals or points of confluence (vehicular or pedestrian),
associated with the project plan or the location of the project within the total
vehicular/ pedestrian/ open space system of Westlake (as portrayed by the
Comprehensive Plan)?
iv. Is the presented elevation view of proposed right-of-way/ trail improvements
consistent with the palettes, thematic samples, and design themes of the Town
Design Structure Plan?
v. In the event that there is a conflict between the Town Design Structure Plan
recommendations and the submitted plan, the Town shall give instruction
regarding modifications of the submittal that will make it acceptable.
Sec. 62-56 TOWN FACILITIES
Any PD or other required Development Plan, PD or other required Site Plan, Preliminary Plat or
Transfer of Development Intensity that requests a bonus shall establish the extent to which the
development proposed shall implement the Town Facilities Plan and/or mitigate the
development’s impacts on the Town’s ability to implement the Town Facilities Plan over time, as
follows:
1. The Regulatory/ Policy Status of the Facilities and Town Hall Plan.
The Facilities and Town Hall Plan as presented in the Forging Westlake 2015Comprehensive Plan
identifies Emergency Service, Service Areas (within which a 5-10-minute response time is
possible only if the street LOS of streets accessing service calls remains at D or better) and Town
Hall locations (that position the Town Hall to be more tangibly engaged with the daily activities
and experiences of Westlake’s citizens and daytime population).
The location of emergency facilities within the response time zones shown on the Facilities and
Town Hall Plan shall be determined as development of the Town progresses and sites are
selected/ acquired through the development process. Emergency facilities locations may vary
from the general locations identified in the Facilities and Town Hall Plan provided that the
coverage of the response time window is substantially consistent with that shown in the Plan.
The future location of the Town Hall may vary from the general locations shown in the Facilities
and Town Hall Plan provided that the Town Hall is positioned along the Town Arterial System, or
placed where significant use by, and/or, gathering of, the citizens of Westlake may take place.
2. Application Trigger Points.
Implementation of the Facilities and Town Hall Plan shall be advanced when any, or any
Ordinance XXX
Page 13 of 17
combination of, the following is part of a development site plan or other development requests
submitted for Town approval:
A. The subject site is located within the central portions of Emergency Service, Service
Areas as shown on the Comprehensive Plan’s Facilities and Town Hall Plan.
B. When a required response time window analysis, submitted for Town review as part
of a Zoning Request, Concept Plan, Development Plan, Site Plan, and/or Transfer of
Development Intensity request demonstrates that the target 5-10 minute response
times cannot be attained.
C. When private development increases the Town population (residents) or increases the
“residential equivalent” (as defined in the Facilities and Town Hall Plan) of
commercial square footage to a point where the equipment capability or emergency
services manpower of the Town falls below national standards (number of police or
firemen per 1,000 population…figured to include the residential population and the
population equivalent for commercial uses).
D. When a Zoning Request, Concept Plan, Development Plan, Site Plan, and/or Transfer
of Development Intensity request implements or proposes to implement any portion of
the Facilities and Town Hall Plan.
E. When a significant commercial project proposal does not include private security
measures and personnel as part of the project program.
F. When the available supply of potential sites, within the proximity of the emergency
service areas, as portrayed in the Facilities and Town Hall Plan, are limited to four
options or less.
3. Plan Review/ Development Request Processing.
The following are standards and points of consideration that the Town may consider and which
any PD or other required Development Plan, PD or other required Site Plan, Preliminary Plat or
Transfer of Development Intensity that requests a bonus must address (thorough analysis or
design) if required by the Town:
A. Any PD or other required Development Plan, PD or other required Site Plan,
Preliminary Plat or Transfer of Development Intensity that requests a bonus, shall
provide an emergency service impact analysis which include the following:
i. The current Westlake level of emergency service personnel (police and
firemen) per 1,000 population, including application of the population
equivalency which converts commercial square footage into a residential
population demand equivalent.
ii. The additional emergency service personnel required to maintain national
emergency service standards resulting from population (or population
equivalency) increases generated by this development proposal.
iii. Fire protection and/or security measures proposed with the request.
iv. Compliance with emergency service infrastructure requirement within the
proposed site plan design.
v. A Response Time Window analysis to establish the extent to which a 5-
minute response time remains attainable when considering the level of
roadway connection and other necessary emergency infrastructure available
upon completion of the proposed project.
Ordinance XXX
Page 14 of 17
B. When a PD or other required Development Plan, PD or other required Site Plan,
Preliminary Plat or Transfer of Development Intensity that requests a bonus
demonstrates that any part pf the subject property coincides, or closely coincides with
the recommended location of any emergency facility or Town Hall, the Town shall
evaluate the site plan to determine the following:
i. Is the Facilities and Town Hall Plan, or any portion thereof, proposed for
implementation within the development proposal?
ii. Are there alternative locations for emergency service facilities or Town Hall
that will accomplish the intent of the Comprehensive Plan on-or-off, the
subject property?
iii. Are there any reasons why placement of an emergency facility or Town Hall
at this location is more important to the public health, safety, and welfare than
location on another neighboring, undeveloped site?
C. The Town will make every effort to locate emergency service facilities so that the 5-
minute response time capability goal is attainable as the Town develops. Measures
taken by the Town to accomplish this policy can include:
i. Contracting with third party service providers (such as neighboring Towns)
until road connections and require infrastructure or facility sites are available.
ii. Location of temporary facilities, under agreement with property owners which
permits temporary location.
iii. Requirement of stricter fire suppression and/or security measures within
residential and/or commercial development that will allow extension of the
emergency service window.
D. The Town will evaluate its subdivision and fire code provisions periodically to assure
that development standards continue to meet the needs of current service equipment.
Such evaluations will take place at least every 5 years and be conducted by the
Town’s Fire Marshall or Fire Chief or a consultant qualified to make such
evaluations.
Sec. 62-57 STORM WATER CONSERVATION
Any PD or other Concept Plan, PD or other Development Plan, PD or other Site Plan, and /or
Transfer of Development Intensity that requests a bonus (in accordance with Section 4) shall
establish the extent to which the development proposed shall implement the Storm Water
Conservation Plan and/or mitigate the development’s impacts on the Town’s ability to implement
the Storm Water Conservation plan over time, as follows:
1. The Regulatory/ Policy Status of the Storm Water and Water Conservation Plan.
The Storm Water and Water Conservation Plan presented in the Forging Westlake 2015
Comprehensive Plan shall guide design and organizational initiatives intended to improve water
quality and promote water conservation. The Town establishes that development going forward
should take every reasonable measure to improve water quality and conserve water usage. This is
both a design and a management issue (public and private). Therefore, the Town will seek to
initiate measures as well as promote better project design aimed at less water use and/or providing
natural filtration/infiltration/pattern for storm water flows.
Ordinance XXX
Page 15 of 17
2. Application Trigger Points.
Implementation of the Storm Water and Water Conservation Plan Element of the Forging
Westlake 2015 Comprehensive Plan is advanced when any, or a combination of, the following is
part of a zoning request, concept plan, development plan, site plan, Transfer of Development
Intensity, subdivision or construction site plan submitted for Town consideration:
A. Drainage plans for any residential development/ zoning/ platting which makes broad
use of surface water management.
B. The Town considers drainage plans for any non-residential development/ zoning/
platting which makes broad use of surface water management.
C. When any portion of the Thoroughfare Plan is being implemented (filtration and bio-
swale measures shall be considered where appropriate).
D. Any improvement to development adjacent to a waterway and/or water body shall
preserve and enhance the features of the natural waterway as well as bed and bank
and characteristics, unless a reconfiguration is approved by the Town.
E. Any improvement, restoration, renovation of a waterway and/ or water body.
F. The creation of any water amenity as a development/project feature.
G. The construction of stock or private ponds.
H. The construction of any water detention or retention facility.
I. The preservation of any plant communities.
J. The Town considers any public or private extension of the Open Space Envelope
along natural waterways or as a means to preserve natural run-off patterns.
K.
3. Plan Review/ Submittal Requirements.
The following are standards and points of consideration that the Town may consider and which
any PD or other Concept Plan, PD or other Development Plan, PD or other Site Plan, and /or
Transfer of Development Intensity that requests a bonus (in accordance with Section 4) must
address (thorough analysis or design) when required by the Town:
Any a PD or other Concept Plan, PD or other Development Plan, PD or other Site Plan, and /or
Transfer of Development Intensity that requests a bonus (in accordance with Section 4)submitted
for Town consideration shall include:
A. Description of measures which will enhance water quality and promote water
conservation. These measures include a periodic system water audit and water loss
audit, management of water usage, other best management practices, and preservation
of storm water water quality.
B. Indication of any portion of the subject land area that coincides with a waterway,
major drainage way, water body, open space, a View Corridor Zone (hereinafter
known as a Water Way Association).
C. Plan of existing drainage as well as proposed drainage and shall identify any water
conservation and surface water flow management techniques/devices/ practices being
employed in the proposal.
D. When a zoning request, concept plan, development plan, site plan, Transfer of
Development Intensity, subdivision or construction site plan demonstrates that any
part of the subject property coincides, or closely coincides with any portion of a
Water Way Association, the Town shall evaluate the submittal to determine the
following:
i. Is the Water Way Association or any part of it within the development
Ordinance XXX
Page 16 of 17
proposal?
ii. Are there alternate locations or configurations of the Water Association that
will accomplish the intent of the Storm Water and Water Conservation Plan?
iii. Are there opportunities for design measures that facilitate water infiltration,
filtration such as bioswales, green parking lot features, rain gardens, deep root
native grass areas (that promote infiltration), infiltration trenches, permeable
pavement, and rain barrels and/ or cisterns?
iv. Are there opportunities for land set asides which facilitate water quality and
control water run-off such as riparian buffers, and/or creation of/ preservation
of wetlands?
v. Are there opportunities for installation of water control measures such as inlet
protection devices and storm water detention facilities?
vi. Are there opportunities to increase the surface water storage through storm
water retention facilities?
vii. Are there opportunities to preserve natural water flows through elimination of
curb and gutter?
Secs. 62-58 – 62-68 Reserved
SECTION 4: 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.
Penalty Clause, not required for all ordinances
SECTION 5: 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 Dollars ($2,000.00) or Five Hundred ($500.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
Penalty Clause, necessary when amending the Code of Ordinances
SECTION 6: That any person violating any provision of this Chapter may be issued a
citation and upon conviction thereof, the person shall be deemed guilty of a misdemeanor and
punished as provided in subsection 1-9 of the Code of Ordinance of the Town of Westlake. Each
24-hour period of violation, and each separate act or condition in violation of this Chapter, shall
constitute a separate offense.
SECTION 7: 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 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
Ordinance XXX
Page 17 of 17
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 8: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED ON THIS 27th DAY OF MARCH 2017.
_____________________________
ATTEST: Laura Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
Town Council Work Session
Comprehensive Plan Policies Implementation
Ordinance
Town Council Work Session –Feb. 27, 2017
Policies = Implementation
One of six implementation initiatives
Town Council Work Session –Feb. 27, 2017
Why This Ordinance, NOW:
1.Uniformity:Application over Town and
change in political/ administrative leadership
2.Equity: In distribution of burden
3.Clarity: Of what must be considered
4.Defensibility: Assure consistent, not
capricious
5.Protection: Of value and Quality of Life
6.Implementation: Of the Comp Plan
7.Keep Pace with Development:
Structure process for better management
Town Council Work Session –Feb. 27, 2017
Structure of the Policies Ordinance:
1.5 SECTIONS related to Policy
Areas:
•Thoroughfares
•Parks, Open Space, and Trails
•Town Design
•Town Facilities
•Storm Water Conservation
2.Land Use is addressed in the TDI
Ordinance passed earlier this
month
Town Council Work Session –Feb. 27, 2017
Each Policy Section has 3 Pieces:
1.Regulatory Policy Status: Describes
how this SECTION will be used and its relationship to
the Comp Plan intent and vision as well as its
intended relationship to a development submittal
2.Application Trigger Points:
Describes the conditions which, if manifest, require
that this set of policies be brought into the
development review process.
3.Plan Review/ Submittal
Requirements: Specifies the submittal
requirements (data, plans, etc.) and the assumptions
that should be factored in any analysis (e.g. TIA)
Town Council Work Session –Feb. 27, 2017
Sections may Apply Differently:
TYPE OF SUBMITTAL
APPLICABLE SECTION
APPLICABLE EXCEPTIONS
Town Council Work Session –Feb. 27, 2017
Thoroughfare Example
1.Regulatory Policy Status: Resolution
of guiding intent of Thoroughfare Plan at time of
development. Therefore a TIA is required to reveal
traffic impact of development and need for plan
implementation.
2.Application Trigger Points: When an
LOS D or better is indicated by TIA for streets or
intersections serving the development
3.Plan Review/ Submittal
Requirements: Scope of analysis, regional
conditions to be considered, build-out conditions to
be considered, required assumptions for determining
trip demand, and recommended remedial/mitigating
improvements.
Town Council Work Session –Feb. 27, 2017
Town Facilities Example
1.Regulatory Policy Status: Preservation
of response time capability.
2.Application Trigger Points:
A.Opportunity to activate a service area
B. Potential of losing the service area capability
C. When the new development (primarily
commercial) exceeds capability of current
equipment.
3.Plan Review/ Submittal
Requirements: An emergency services
Impact Analysis which looks at additional service
personnel required, private supplementary measures,
effect on desired response time, possible alternate
locations if this site cannot provide service.
Town Council Work Session –Feb. 27, 2017
Storm Water Conservation Example
1.Regulatory Policy Status: Continuous
initiative to improve water quality and Town will seek
to implement wherever the opportunity exists.
2.Application Trigger Points:
A.When considering any drainage plan or
development in conjunction with a waterway.
B. When implementing the Thoroughfare Plan or
considering road development/ improvement
C. When extending open space, improving/ restoring
natural systems, development of detention/ponds
3.Plan Review/ Submittal
Requirements: Application must show
efforts for water quality and conservation and
document opportunities for such initiatives.
Town Council Work Session –Feb. 27, 2017
Parks, Open Space, Trails Example
1.Regulatory Policy Status: Aimed at
view protection, natural preservation, historic continuity, and recreation needs of citizens and is a point of consideration in development review.
2.Application Trigger Points:
A.When a request engages the Comp Plan and intersects with the location of landmark landform, natural waterway, open space.
B. When the request presents opportunity to implement recreation opportunities or connect open spaces.
C. When the plan intersects with historic landscape
3.Plan Review/ Submittal Requirements: The Town must consider
opportunity, available alternative, level of loss, future opportunities preserved or foreclosed.
Town Council Work Session –Feb. 27, 2017
Town Design Example
1.Regulatory Policy Status: Limit visual
chaos, promote visual continuity, perpetuate identity.
2.Application Trigger Points:
A.When considering any Thoroughfare, Street, or Trail .
B. When improving any Thoroughfare, Street or Trail
C. When considering any space that will be used by
the public.
D. When considering any development abutting a
portal
3.Plan Review/ Submittal Requirements: The Developer must
demonstrate consideration of Town design palette, forms, textures, color, materials, streetscape, and landscape themes.
Town Council Work Session –Feb. 27, 2017
Questions
MASTER
TDI LOG
Town Council Work Session –Feb. 27, 2017
Page 1
Chapter 62 - PLANNING[1]
Footnotes:
--- (1) ---
Cross reference— Administration, ch. 2; buildings and building regulations, ch. 18; community
development, ch. 26; engineering standards, ch. 36; floods, ch. 42; manufactured homes and trailers, ch.
50; signs, ch. 70; streets, sidewalks and other public places, ch. 78; subdivisions, ch. 82; utilities, ch. 94;
vegetation, ch. 98; zoning, ch. 102.
State Law reference— Municipal zoning authority, V.T.C.A., Local Government Code § 211.001 et seq.;
municipal regulation of subdivision and property development, V.T.C.A., Local Government Code §
212.001 et seq.; municipal planning and development, V.T.C.A., Local Government Code ch. 371 et seq.;
joint municipal planning, V.T.C.A., Local Government Code § 371.041 et seq.; development corporations,
Vernon's Ann. Civ. St. art. 5190.6.
ARTICLE I. - IN GENERAL
Sec. 62-1. - Official map of town reaffirmed.
The map attached to Ordinance No. 747, adopted by the board of aldermen is hereby reaffirmed as
the official map of the town reflecting the incorporated area of the town.
(Ord. No. 289, § 1(b), 5-12-1997; Ord. No. 747, § 5, 3-2-2015)
Editor's note— Copy of such map is on file with, and available from, the town secretary's
office.
Sec. 62-2. - Thoroughfare Plan incorporated.
The thoroughfare plan attached to Ordinance No. 747, as exhibit "A," as now or hereafter amended,
is hereby adopted as a part of this section as if set out at length in this section. Copies of such thoroughfare
plan have been filed as required in the office of the town secretary and are available to the public.
(Ord. No. 343, § 1, 1-10-2000; Ord. No. 747, § 5, 3-2-2015)
Cross reference— Relationship to comprehensive plan, thoroughfare plan and open space plan,
§ 26-35.
Sec. 62-3. - Open Space Plan incorporated.
The open space plan enacted in Ordinance No. 747, as now or hereafter amended, is hereby adopted
as a part of this section as if set out at length in this section. Copies of such open space plan have been
filed as required in the office of the town secretary and are available to the public.
(Ord. No. 747, § 5, 3-2-2015)
Page 2
Cross reference— Relationship to comprehensive plan, thoroughfare plan and open space plan,
§ 26-35.
Secs. 62-4—62-30. - Reserved.
ARTICLE II. - COMPREHENSIVE PLAN[2]
Footnotes:
--- (2) ---
Cross reference— Relationship to comprehensive plan, thoroughfare plan and open space plan, § 26-
35.
Sec. 62-31. - Adoption.
The town comprehensive plan, adopted February 2015, attached to Ordinance No. 747, as exhibit "A,"
as now or hereafter amended, is hereby adopted as a part of this section as if set out at length in this
section. Copies of such comprehensive plan have been filed as required in the office of the town secretary
and are available to the public.
(Ord. No. 199, § 1, 8-24-1992; Ord. No. 747, § 5, 3-2-2015)
Sec. 62-32. - Amendment of prior plans.
Any other plan heretofore adopted by the town is hereby amended to reflect all changes, modifications,
land use assumptions, and other information contained in the comprehensive plan adopted in this article.
(Ord. No. 199, § 3, 8-24-1992; Ord. No. 747, § 5, 3-2-2015)
Development Snapshot
February 2017
DENTON COUNTY
TARRANT COUNTY
CITY OF
ROANOKE
DENTON COUNTY
TARRANT COUNTY
CITY OF
FORT WORTH
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN OF
TROPHY CLUB
CITY OF
SOUTHLAKE
1
170
114
114
377
377
170
170
114
6
5
2
3
4
MAP GUIDE
1. Primrose School Entrada
26 Arta Drive
2. Terra Bella
Residential Development
3. Carlyle Court
Residential Development
4. Quail Hollow
Residential Development
5. Granada
Residential Development
6. Project Blizzard/Schwab
Campus
Mixed-Use Development
7. Solana Parking Garage Addition
Two Parking Garages
February 2017 This map is for information purposes only.
DEVELOPMENT ACTIVITIES MAP
CITY OF
SOUTHLAKE
CITY OF
KELLER
ROAD LEGEND
Subdivision Roads
Collector/Arterial Roads
Highways
Future Traffic Signal
7
Development Activities Map Table
Project
No.
Project
Name Land Use Number of
Lots/Units Size Development Status Percent
Complete1
Estimated
Completion
1 Primrose School Commercial N/A 12,100 s.f. Under construction N/A Spring 2017
2 Terra Bella Residential 28 54.7 acres 22/28 lots currently developed or under construction 64.29% N/A
3 Carlyle Court Residential 8 10.2 acres 4/8 lots under construction 25% N/A
4 Quail Hollow Residential 92 188 acres Phase I and IIA infrastructure complete. Building permits expected soon. 0.00% N/A
5
Granada Phase I
Residential
41
85 acres
Phase I has 30/41 lots currently developed or under construction. 51.22%
N/A
Granada Phase II 43 Phase II infrastructure complete. Some building permits being reviewed. 0.00%
Project Blizzard Mix-Use N/A 73.1 acres Preliminary utility work under construction. Dam/Lake hydrology improvements under
construction N/A N/A
6
Schwab Campus Office N/A 81 acres Concept plan and site plan expected to be submitted Spring 2017. Developer
aiming for a July 2017 start date N/A N/A
7 Solana Parking
Garage Addition Office 1,126 spaces 10.32 acres Elevator work and landscaping are outstanding items. 95% March 2017
1 % Complete = (#of BP’s x 50%)/Total BP’s + (#CO’s x 50%)/Total CO’s
Planning
and Zoning
Item # 5 – Adjournment
Regular Session
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