HomeMy WebLinkAbout11.10.2025 PandZ Agenda Packet
In an effort of transparency, this meeting will be viewable to the public via Live Stream and recorded
and available for playback. In an effort of meeting efficiency, any individual wishing to speak during
citizen comments or during public hearings must submit a speaker request form and provide to the
Recording Secretary.
NOTE: As authorized by Section 551.071 of the Texas Government Code, the Planning and Zoning
Commission may enter into closed Executive Session for the purpose of seeking confidential legal
advice from the Town Attorney on any agenda item listed herein.
A. CALL REGULAR MEETING TO ORDER AND ANNOUNCE A QUORUM PRESENT
B. PLEDGES OF ALLEGIANCE
C. CITIZEN COMMENTS
D. APPROVAL OF MINUTES
D.1. Consider and act to approve the Planning and Zoning Commission September 2, 2025 Regular Meeting Minutes
E. PUBLIC HEARING AND ACTION ITEM
E.1. Hold a public hearing to discuss, consider and act on text amendments related to certain performance standards
for approximately 85.9 acres of land in PD, Planned Development District 1-2 (“PD 1-2”), commonly referred to as
Entrada, by adding “repository” as a land use permitted by-right; providing a definition and certain performance
standards for a repository; providing a penalty; providing a cumulative clause; providing a severability clause;
providing a savings clause; authorizing publication; and establishing an effective date. The property is generally
located on the south side of State Highway 114, to the east of Davis Boulevard, and to the north of Solana
Boulevard.
E.2. Hold public hearing, discuss, consider and provide a recommendation to the Town Council on a request from
Marquis Group to rezone approximately 25 acres of land located at 4110 and 4120 Aspen Lane and currently
zoned as R-5, country residential district to the TC, town center form-based development district (town center
edge zone). ZC No. 2025-01
F. COMMISSION ANNOUNCEMENTS
G. STAFF ANNOUNCEMENTS
H. REVIEW MEETING CALENDAR TO ADD, AMEND OR CANCEL MEETINGS AS NEEDED
I. EXECUTIVE SESSION
Planning & Zoning Commission
Town of Westlake
Council Chamber, 1500 Solana Blvd
Building 7, Suite 7100 Westlake, TX 76262
Monday, November 10, 2025, 5:00 PM
Agenda
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The Planning and Zoning Commission will conduct a closed session pursuant to Section 551.071 of the
Texas Government Code, for the purpose of seeking confidential legal advice from the Town Attorney
for the following:
J. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS
K. ADJOURNMENT
I certify that the above notice was posted on the bulletin board at Town of Westlake, Town Hall,
located at 1500 Solana Blvd., Building 7, Suite 7100, Westlake, TX 76262, in compliance with the
Texas Open Meetings Act, Chapter 551 of the Texas Government Code.
Recording Secretary
Disabilities Notice: If you plan to attend the meeting and have a disability that requires special needs,
please contact the Town Secretary's Office 48 hours in advance at Ph. 817-490-5711 and reasonable
accommodations will be made to assist you.
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In an effort of transparency, this meeting will be viewable to the public via Live Stream and recorded
and available for playback. In an effort of meeting efficiency, any individual wishing to speak during
citizen comments or during public hearings must submit a speaker request form and provide to the
Recording Secretary.
NOTE: As authorized by Section 551.071 of the Texas Government Code, the Planning and Zoning
Commission may enter into closed Executive Session for the purpose of seeking confidential legal
advice from the Town Attorney on any agenda item listed herein.
A.CALL REGULAR MEETING TO ORDER AND ANNOUNCE A QUORUM PRESENT
Chair Coffey called the meeting to order at 5:00 PM and announced a quorum present.
Commissioner Konz-Alt was absent.
B.PLEDGES OF ALLEGIANCE
Chair Coffey led the Pledges of Allegiance.
C.APPROVAL OF MINUTES
C.1. Consider and act to approve the Planning and Zoning Commission June 11, 2025
Regular Meeting Minutes
Motion to approve the June 11, 2025 minutes by Commissioner Ricci and Motion Second by
Commissioner Didarali. Chair Coffey called for the vote. Motion approved.
COMMISSIONER KONZ-ALT WAS ABSENT.
D.CITIZEN COMMENTS
There was no one to speak at this time.
E.PUBLIC HEARINGS AND ACTION ITEMS
E.1. Hold a public hearing to discuss, consider and act on a request for a specific use
permit and a site plan to allow for a water and sewage pumping station that is located
above grade, located at 16150 Roanoke Road, legally described as Tract 7F,
Abstract 648, Huff, William Survey, HUFF, Town of Westlake, Tarrant County, Texas,
zoned as PD3-9, Circle T Planning Area No. 9 – North Commercial Planned
Development Zoning District (SUP Case No. 2025-01).
Planning & Zoning Commission
Town of Westlake
Council Chamber, 1500 Solana Blvd
Building 7, Suite 7100 Westlake, TX 76262
Tuesday, September 2, 2025, 5:00 PM
Meeting Minutes - Final
Page 3 of 24
Deputy Town Manager Jason Alexander presented the item. The Trinity River Association ("TRA") is
seeking a specific use permit and a stile plan approval to allow for a water and sewage pumping
station that may be referred to as the Cade Branch Lift Station, to be built and operated. The station
will be used to move sewage and wastewater from a lower elevation to a higher elevation. The
design of the proposed Cade Branch Lift Station would meet heightened standards for architecture
and landscape as well as the future development envisioned and proposed for the surrounding area.
Chair Coffey opened the public hearing at 5:09 PM and closed the public hearing at 5:09 PM.
Discussion held. Motion to approve by Commissioner Wilkinson and Motion Second by
Commissioner Huggins. Chair Coffey called for a vote. The motion passed.
COMMISSIONER KONZ-ALT WAS ABSENT.
E.2. Hold a public hearing to discuss, consider and act on text amendments related to
certain performance standards for approximately 85.9 acres of land in PD, Planned
Development District 1-2 (“PD 1-2”), commonly referred to as Entrada, relating to
architecture and other aesthetic matters found in Ordinance 703 and in the Entrada
Design Guidelines. The property is generally located on the south side of State
Highway 114, to the east of Davis Boulevard, and to the north of Solana Boulevard.
Deputy Town Manager Jason Alexander presented the item. The proposed text amendments are
consistent with recent amendments to other land development regulations and rules in the Unified
Development Code. Further, the proposed text amendments are coordinated to ensure that they can
be interpreted and administered as a complete set of provisions for regulating and guiding
development within Entrada. It should be noted that the proposed text amendments were prepared
by the Developer in collaboration with the Office of the Town Manager and the Department of
Planning and Development.
Chair Coffey opened the public hearing at 5:24 PM and closed the public hearing at 5:24 PM.
Discussion held. Motion to approve by Commissioner Didarali and Motion Second by Commissioner
Gupta. The motion passed.
COMMISSIONER KONZ-ALT WAS ABSENT.
F. COMMISSION ANNOUNCEMENTS
There were no Commission announcements.
G. STAFF ANNOUNCEMENTS
Deputy Town Manager Jason Alexander announced that the Town hired a new Building Official,
Serena Smith, and that Lew Oliver was visiting soon to conduct a Master Plan for the remaining land
in Entrada.
H. REVIEW MEETING CALENDAR TO ADD, AMEND OR CANCEL MEETINGS AS
NEEDED
Staff will reach out to the Commissioners when a meeting is needed.
I. ADJOURNMENT
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Chair Coffey adjourned the meeting at 5:27 PM.
I certify that the above notice was posted on the bulletin board at Town of Westlake, Town Hall,
located at 1500 Solana Blvd., Building 7, Suite 7100, Westlake, TX 76262, in compliance with the
Texas Open Meetings Act, Chapter 551 of the Texas Government Code.
Recording Secretary
Disabilities Notice: If you plan to attend the meeting and have a disability that requires special needs,
please contact the Town Secretary's Office 48 hours in advance at Ph. 817-490-5711 and reasonable
accommodations will be made to assist you.
_________________________
ATTEST:
______________________________
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Date: November 10, 2025
AGENDA ITEM NO: E.1.
From: Cole Davenport Planning and Dev
Item Name: Hold a public hearing to discuss, consider and act on text amendments related to certain
performance standards for approximately 85.9 acres of land in PD, Planned Development District 1-2
(“PD 1-2”), commonly referred to as Entrada, by adding “repository” as a land use permitted by-right;
providing a definition and certain performance standards for a repository; providing a penalty;
providing a cumulative clause; providing a severability clause; providing a savings clause; authorizing
publication; and establishing an effective date. The property is generally located on the south side of
State Highway 114, to the east of Davis Boulevard, and to the north of Solana Boulevard.
Attachments:
1. Exhibit A - Draft Amendments to the PD, Planned Development District 1-2 Ordinance
2. Entrada Development Plan (04-2025)
Summary:
The request to amend the text for PD, Planned Development District 1-2 (the “PD 1-2 Ordinance”) is
consistent with the Strategic Plan and the vision for development patterns in Entrada that are of an
elevated quality and that will deliver a robust tax base. The text amendments provide a definition for
a Repository, restrict the location of such uses, and ensure that the operation and the aesthetics of
such facility are consistent with those established for the Entrada development. The Department of
Planning and Development recommends approval.
Background:
This is a request to amend the text for the “PD 1-2 Ordinance” to allow a “Repository” as a permitted
principal use in certain locations. The previous Town Council granted a Specific Use Permit (“SUP”)
for a “Residential Repository” on September 27, 2021 by Ordinance No. 940. The provisions in
Ordinance No. 940 stipulated that the “SUP shall automatically revoke and expire upon the
occurrence” of several specific circumstances, including if “[t]he use authorized by the SUP is
abandoned for more than six consecutive months after either the expiration of the building permit, or,
after the issuance of a certificate of occupancy.” The project has been abandoned, and with the
renewed interest in developing in Entrada, and reinforcing provisions for architecture, landscape
architecture, and land use to realize the full potential of Entrada, the use is not only appropriate for
the development and should be permitted as a matter of right; however, additional standards are
needed for the use to safeguard the economic and the visual quality of Entrada.
This project was previously issued building permits, and began construction, however the
construction has since halted, and the previously issued permits have expired. New building plans
are required prior to resuming construction on site.
Planning & Zoning Commission
AGENDA ITEM REPORT
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The proposed text amendment to the PD 1-2 Ordinance --- as shown in the draft ordinance ---
primarily focuses on allowing the previously mentioned use of a repository by-right, while also
establishing specific performance standards to ensure compatibility with existing and future land uses
in the immediate environs.
The draft text amendments to the PD 1-2 provide a definition for “Repository”; restrict the location of
a Repository to Block C within Entrada (i.e., the intersection of Aragon Drive and Tarragona Drive);
and add additional performance standards intended to ensure that the operation of such
establishment will be compatible with the elevated standards for architecture and landscape
architecture (i.e., as amended by Ordinance No. 1033), will not adversely impact the livability of the
area, and ensuring that motor vehicles, recreational vehicles, small boats, and other related items are
appropriately parked and stored.
The proposed amendments to the text of the PD 1-2 Ordinance are consistent with the vision for
development in Entrada and the recent amendments to other land development regulations and rules
found in the PD 1-2 Ordinance.
Fiscal Impact:
N/A.
Legal Review:
Planning and Zoning Commission:
Department of Planning and Development Recommendation:
The Department of Planning and Development recommends approval of the text amendments to the
PD 1-2 Ordinance as presented.
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ORDINANCE NO. __________
the Town of Westlake, Texas (the “Town”) is a general law municipality;
and
, the Town Council of the Town (the “Town Council”) finds it necessary for
the public health, safety, and welfare for development to occur in a controlled and orderly manner
in accordance with the Town’s Comprehensive Plan; and
the Town Council adopted Ordinance 703 on April 22, 2013 establishing PD
1-2 to provide specific rules and regulations for developing an approximately 85-acre tract of land
that is generally located to the south of State Highway 114, to the east Davis Boulevard and to the
north of Solana Boulevard; and
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WHEREAS, the Planning and Zoning Commission met on May 6, 2025 and reviewed and
considered the proposed text amendments to PD 1-2 and provided a recommendation to the Town
Council; and
WHEREAS, the Planning and Zoning Commission and the Town Council of the Town, in
compliance with the laws of the State of Texas with reference to amendments to PD 1-2 have given
the requisite public hearing notices by publication and, after holding due meetings in accordance
with the Texas Open Meetings Act, is of the general opinion that PD 1-2 should be amended; and
WHEREAS, the Planning and Zoning Commission held a public hearing on November
10, 2025, and reviewed and considered the proposed text amendments to certain provisions as set
forth in PD 1-2, and provided a recommendation to the Town Council; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission provided
on November 10, 2025, the Town Council believes that, in the interests of the Town and its present
and future residents, the developer, and the builder, adopting this Ordinance will help to accelerate
the completion of Entrada as well as advance the economic development and physical development
of the Town; and
WHEREAS, both the Planning and Zoning Commission and the Town Council recognize
the need to add clarity to provisions of PD 1-2 established pursuant to Ordinance 703, as amended
subsequently by Ordinances 830, 918, 934, 959, 994, 997, 1001, and 1022 for the implementation
of specific development vision and goals for Entrada.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
WESTLAKE, TEXAS:
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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 Section 3.2 of Article I as provided in Ordinance 703, and amended by
Ordinance 852, Ordinance 935, and Ordinance 1022, that is entitled “Words and Terms Defined”,
shall be hereby amended to include a new definition for “Repository” as provided below:
Repository: An establishment containing separate, secured storage areas
principally used for the storage of motor vehicles, recreational vehicles, small
boats, et cetera. This establishment primarily caters to the needs of adjacent
and nearby residents and retail sales of any motor vehicles, recreational
vehicles, small boats, and other related items is expressly prohibited. The
storage of all vehicles and other related items shall comply with all applicable
life safety codes, including without limitation the fire code.
SECTION 4: That the “Land Use Schedule”, found in Section 1 of Article II of Ordinance
703, and amended by Ordinance 852, Ordinance 935, and Ordinance 1022 that is entitled “Uses”,
shall be hereby amended to include the commercial use entitled “Repository” as a principal use in
the Mixed-use Development Land Use Schedule which shall be permitted by-right within PD 1-2,
as follows, in alphabetical order under the section of the table entitled “Commercial Uses”:
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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]
PD 1 PD 1-2
COMMERCIAL USES
Repository* X
SECTION 5: That a new Section 4.5 that is entitled “Repository”, be added to Section 1
of Article II of Ordinance No. 703, and amended by Ordinance 852, Ordinance 935, and Ordinance
1022, be hereby provided as follows:
Section 4.5 Repository: Repositories are permitted by-right in PD 1-2, subject
to the following additional standards:
1. The repository shall be expressly restricted to the boundaries of
Block C and generally located at the northeastern corner of the intersection
Aragon Drive and Tarragona Drive, as shown on the Development Plan that
is attached hereto as EXHIBIT “A—1”.
2. The repository shall be managed by a single property owner or
a property owner’s association, if platted as a commercial condominium.
3. All building designs and building signage shall comply with the
applicable provisions established in this Ordinance, as amended, and with the
Westlake Entrada Design Guidelines, as amended.
4. All motor vehicles, recreational vehicles, small boats, and other
related items shall be parked and stored in a manner that will protect and will
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preserve the aesthetic quality of the area and shall not hinder access to the
area to the satisfaction of the Town Manager or his / her designee. No vehicle,
boat, or related items shall either be parked or stored in a state of disrepair or
constitute a safety hazard.
SECTION 6: That this Ordinance shall be cumulative of all other Ordinances adopted by
the Town of Westlake and all provisions of other Ordinances as adopted by the Town of Westlake
which are inconsistent with the provisions or terms of this Ordinance are hereby repealed.
SECTION 7: 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) for each offense. Each day that a violation is permitted to exist
shall constitute a separate offense.
SECTION 8: This Ordinance shall take effect immediately from and after its passage as
the law in such case provides.
SECTION 9: It is hereby declared to be the intention of the Town Council of the Town of
Westlake, 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,
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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.
This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
TH DAY OF NOVEMBER 2025.
_____________________________
Mayor
Town Secretary
Town Attorney
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Date: November 10, 2025
AGENDA ITEM NO: E.2.
From: Jason Alexander, Deputy Town Manager Planning and Dev
Item Name: Hold public hearing, discuss, consider and provide a recommendation to the Town
Council on a request from Marquis Group to rezone approximately 25 acres of land located at 4110
and 4120 Aspen Lane and currently zoned as R-5, country residential district to the TC, town center
form-based development district (town center edge zone). ZC No. 2025-01
Attachments:
1. Application for Change in Zoning
2. Project Description Hertendaal
Summary:
This is a request from the Marquis Group to change the zoning for approximately 25 acres of land
located at 4110 and 4120 Aspen Lane from the R-5, country residential district to the TC, Town
Center Form-Based Development District. The requested change in zoning reinforces established
land uses and development patterns on the property and in the surrounding area --- single-family
residential detached --- and is consistent with the Strategic Plan and the vision for development and
growth. The Department of Planning and Development recommends approval of the change in
zoning request as presented.
Background:
The Town Center Form-Based Development District --- adopted by the Town Council on June 17,
2025 by Ordinance No. 1024 --- is a form-based development district that is further divided into three
(3) town center zones: town center edge, town center core, and town center civic. The town center
zones may be applied throughout the Town of Westlake --- and are intended to encourage and to
reinforce existing and future development patterns that are of an elevated visual quality, that will
sustain a robust tax base, and that will afford a premium quality of life to residents, businesses, and
visitors alike. The emphasis of the TC, Town Center Form-Based Development District is on the
delivery of a predictable set of building regulations and building rules that guide and direct
development and growth in the Town of Westlake at the intersection of architecture, landscape
architecture, land use, and infrastructure.
The TC, Town Center Form-Based Development District is further divided into three (3) town center
zones that may be applied throughout the Town of Westlake:
• Town center edge zones (i.e., primarily detached single-family residential).
• Town center core zones (i.e., mixed-use activity).
Planning & Zoning Commission
AGENDA ITEM REPORT
Page 15 of 24
• Town center civic zones (i.e., institutional and public activity)
The requested change in zoning is for the town center edge zone. In addition to single-family
residential detached units --- other permitted building functions (i.e., uses) --- include community
gardens, home occupations, and private gardens.
This change in zoning request is appropriate for the property and the surrounding area as the
development patterns in the surrounding area consist predominately of single-family residential
detached units --- with the sole exception of the Vaquero Country Club.
The provisions under the TC, Town Center Form-Based Development District for the town center
edge zones requires that each single-family residential detached unit provide a minimum habitable
space of 4,000 square feet. Further, the provisions under the TC, Town Center Form-Based
Development District establish minimum requirements for architecture (e.g., building walls, openings,
roofs, and attachments), landscape architecture, and parking (i.e., a minimum of 2.0 assigned
parking spaces for each unit).
Finally, the provisions of the TC, Town Center Form-Based Development District regulate (i.e., limit)
the following elements:
• Building height --- principal buildings cannot exceed two (2) stories in height.
• Lot coverage --- lot coverage cannot exceed 60 percent.
• Signage --- is limited to an address sign; but a monument sign may be located at the entrance
to the residential development.
As the proposed development is for three (3) or more acres of land, a regulating plan is required that
requires review and recommendation from the Planning and Zoning Commission and approval by the
Town Council. A development agreement is also required for all development projects pursuant to
the proposed TC, Town Center Form-Based Development District. In accordance with applicable law,
the development agreement may provide further considerations for site design, infrastructure, and
other development elements.
The regulating plan and development agreement will further ensure that the proposed development
complies with the vision set forth by the Strategic Plan, is consistent with established development
patterns in the area, and reflects the elevated standards for aesthetic and visual quality.
The requested change of zoning reflects the vision and the goals of the Strategic Plan and is
consistent with the established development patterns in the area.
Fiscal Impact:
N/A.
Legal Review:
Planning and Zoning Commission:
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Department of Planning and Development Recommendation:
The Department of Planning and Development recommends approval change of zoning request from
R-5, country residential district to the TC, Town Center Form-Based Development District (town
center edge zone).
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