This is the most substantive Planning & Zoning meeting of 2026. Five action items cover commercial rezonings along the Bankhead Highway corridor, a school signage permit, and two major items for the Clearion residential development — both a PD/CL rezoning and a preliminary plat. Note: the posted agenda incorrectly labels Item 4/9 as "Beall-Dean Ranch Development" — this is a scrivener's error acknowledged in the packet. The 81.706-acre PD/CL rezoning is actually for the Clearion subdivision.
The Havins Subdivision (Item 6) returns for a second attempt after council denied it in March — but with a new zoning class, a new intended tenant (an optometrist's office instead of golf cart sales), and a staff recommendation to approve. Bar-Ko (Item 8) moves forward with commercial rezoning for the confirmed Tractor Supply site. And Trinity Christian Academy (Item 7) seeks a digital sign SUP, with staff recommending the same conditions applied to the Willow Springs Oak sign last month. Staff recommends approval on all items.
How P&Z works: The commission is advisory to City Council. Its recommendations are forwarded to council, which holds final authority. A 3/4 supermajority council vote is required to override a P&Z denial. Contact: Chelsea Kirkland, City Planner — 817-441-7108 x100 or ckirkland@willowpark.org.
| Property | 6603 E Bankhead Hwy (corner of FM 5 and E Bankhead Hwy) |
| Size | 0.80 acres |
| Parker CAD ID | #9527 — Havins Subdivision, Block 1, Lot 7 |
| Applicant | Eddie Joe Eades (property owner) |
| Current Zoning | R-1 Single-Family Residential |
| Requested | LR — Local Retail District |
| Intended Use | Optometrist's office (per staff briefing) |
| Staff Rec. | Approve |
This property sits at the northeast corner of FM 5 and East Bankhead Highway, surrounded by legal nonconforming commercial businesses on all sides except the north and east. The 0.80-acre lot currently contains a single-family home built in 2002.
This is the third time this property has appeared in the zoning process this year. At the March 17 P&Z meeting, the commission approved a "C" Commercial rezoning request (motion by Chandler, second by Gomez — not unanimous, with only three commissioners present). At the March 24 City Council meeting, council denied that request 4-0, saying blanket commercial zoning was too broad. Council directed the applicant to come back with a Specific Use Permit (SUP).
The applicant has chosen a different path: "LR" Local Retail instead of the SUP council suggested. Under Willow Park's code (§14.06.013), LR is limited to retail sales plus Office District uses — narrower than "C" Commercial but still a permanent rezoning rather than a use-specific permit.
According to the staff briefing, the original buyer — Aledo Golf Carts — has fallen through. After losing that buyer following the council denial, Mr. Eades now has an optometrist's office as the intended use. Mr. Eades cannot attend the meeting but his daughter will be present for questions. City staff recommends approval.
P&Z already approved a broader rezoning for this property last month, so approval here seems likely. But the question for commissioners is whether to follow through on council's stated preference for an SUP — or whether the narrower LR classification is close enough. If P&Z recommends LR and council wanted an SUP, that tension will play out again at the council docket. The change in intended tenant (optometrist vs. golf carts) may also shift the conversation.
| Property | 4954 E I-20 Service Road South, Willow Park, TX 76087 |
| Size | 4.392 acres |
| Parker CAD ID | #96818 — Lot 2, Block 1, Trinity Church Properties Subdivision |
| Request | SUP to convert existing pole sign to Electronic, Informative Digital Message Sign |
| Staff Rec. | Approve with conditions (sign changes once daily at off hours) |
Trinity Christian Academy is a private Pre-K through 12th grade Christian school founded in 1993, located on the south side of Interstate 20. The school enrolls approximately 520 students with a 12:1 student-to-teacher ratio.
TCA is seeking an SUP to replace its existing static pole sign with an electronic digital message sign for informational content — school events, schedules, and announcements. The height of the sign is not changing. Staff recommends approval with the same condition applied to the Willow Springs Oak Shopping Center digital sign approved by P&Z on March 17 and by council 4-0 on March 24: sign content changes once daily during off hours.
Straightforward item with clear precedent from last month. Unless commissioners have concerns about sign brightness on the I-20 corridor, expect a quick approval.
| Property | E Bankhead Hwy at Willow Bend Drive (James Oxer Survey, Abstract 1029) |
| Size | 7.290 acres (two lots: Lot 1 at 5.145 ac, Lot 2 at 2.058 ac) |
| Owner | Bar-Ko Land Company LLC (2121 McClendon Rd, Weatherford) |
| Current Zoning | R-1 Single-Family Residential |
| Requested | C — Commercial District (CIII) |
| Intended Use | Tractor Supply retail store + future commercial frontage (per staff briefing) |
| Staff Rec. | Approve |
The staff briefing is direct: the proposed development is a "Tractor Supply Retail Store and TBD" future commercial frontage. The preliminary plat included in the packet is formally titled "Tractor Supply Addition" with two lots: Lot 1 (5.145 acres, the Tractor Supply store) and Lot 2 (2.058 acres, future commercial frontage). Staff describes the request as "consistent with the evolving commercial character of E Bankhead Hwy."
This property was annexed into Willow Park at the April 14 council meeting, just one week ago. A notable detail from the plat: sewer service will initially use on-site septic systems until the public sewer main is extended to the property.
Two things worth noting. First, the speed: from annexation hearing to P&Z rezoning in one week. The commission should verify the formal annexation ordinance was adopted before acting — under Texas law, a parcel must be within the city before it can receive city zoning. Second, the zoning class: this is blanket "C" Commercial, the same broad classification council denied for the Havins property one month ago. Here, with a known tenant and a larger parcel in a more commercial area, the dynamics are different — but the contrast is worth watching.
The posted agenda labels this item as "Beall-Dean Ranch Development." This is a scrivener's error acknowledged in the packet. The 81.706-acre PD/CL rezoning is actually for the Clearion residential subdivision. The corrected public hearing notice identifies this as "the Residential Development also known as Clearion."
| Size | 81.706 acres (three parcels combined) |
| Parker CAD IDs | #106134, #47776, and #62893 |
| Surveys | W. Franklin Survey, Abstract No. 468; A. McCarver Survey, Abstract No. 910 |
| Developer | Clearion Development Properties |
| Current Zoning | R-1 Single-Family Residential |
| Requested | PD/CL — Planned Development / Clearion District |
| Max Lots | 241 |
| Base Zoning | R-5 Single-Family Medium Density (with PD modifications) |
| Staff Rec. | Approve |
This is the zoning step for the Clearion subdivision annexed on March 24 (Ordinance 935-26, 4-0). The Developer's Agreement was approved by council in February 2025. The PD/CL designation creates a customized zoning framework using the city's R-5 district as the base with specific modifications.
Cottage Homesites: Up to 69 lots. Min 5,000 SF lot, 40' width, 1,800 SF min dwelling.
Executive Homesites: Up to 67 lots. Min 6,000 SF lot, 50' width, 1,850 SF min dwelling.
Estate Homesites: Up to 67 lots. Min 7,200 SF lot, 60' width, 2,000 SF min dwelling.
Signature Homesites: Up to 20 lots. Min 10,000 SF lot, 80' width, 2,000 SF min dwelling.
Luxury Homesites: Up to 18 lots. Min 19,800 SF lot, 120' width, 2,200 SF min dwelling.
All lot types: 65% max lot coverage (vs. 45% R-5), 2.5-story / 36' max height (vs. 2-story / 30' R-5), 5' side setbacks (vs. 10' R-5).
Masonry: Minimum 85% overall (brick, natural stone, cast stone). HardiBoard allowed for up to 50%; above 50% requires an SUP.
Design variety: Each home needs at least four architectural elements. Cottage/Executive/Estate lots cannot repeat the same plan + elevation within three lots on either side. Signature/Luxury require five intervening homes of differing appearance.
Roofing: Min 6:12 pitch, 30-year architectural shingles. Garages: Minimum two-car; front-entry permitted.
Park dedication: Approximately 16.5 acres on the western portion, conveyed to the city as a public park.
Trails: 6,000 LF of 10' concrete trail plus a meandering dirt bike path through the park area.
Parking & restroom: Min 10 concrete stalls near the park, plus a permanent restroom facility built by the developer.
J.D. Towles Blvd: Divided median entry from the south with bike lanes on both sides. Street trees at 4" diameter minimum.
Royal View Drive: Emergency-only gated access — no through traffic for Clearion residents.
Verde Road: The existing stub-out will not connect into Clearion. Clearion lots will be platted adjacent to it.
HOA: Required for all common areas and amenities.
The key trade-offs vs. base R-5 zoning: Clearion gets smaller lots (5,000 SF min vs. 9,000 SF), higher lot coverage (65% vs. 45%), taller buildings (2.5 stories vs. 2), and tighter side setbacks (5' vs. 10'). In exchange, the city gets a 16.5-acre public park, extensive trails, 85% masonry standards, strict design variety rules, and bike infrastructure. Commissioners should weigh whether those community benefits justify the density increases. Watch for public comment from neighbors regarding the Royal View Drive emergency access and the Verde Road dead-end decision. The developer has a presentation prepared.
Approval of the prior meeting's minutes. The March 17 meeting had just three commissioners present (Jared Fowler, Michael Chandler, Ever Gomez) — barely making quorum. That meeting approved the Havins C Commercial rezoning (not unanimously), the Willow Springs Oak digital sign SUP, and the Beall-Dean Ranch 317-acre preliminary plat. Read our full March 17 P&Z recap →
| Location | Western Willow Park — adjoining Crown Road, north of The Shops |
| Developer | Clearion Development Properties |
| Dev. Agreement | Approved by City Council on February 10, 2025 |
| Annexation | 61.4 acres approved March 24, 2026 as Ordinance 935-26 (4-0) |
This is the companion item to the PD/CL rezoning above. While Item 9 establishes the zoning rules, this preliminary plat establishes the physical layout — street network, individual lot boundaries, utility routing, easements, and the park dedication footprint. The conceptual plan in the PD standards shows Cottage lots clustered in the eastern portion, transitioning to larger Luxury and Signature lots on the western edge near the park.
Access from Crown Road and an extension of J.D. Towles Blvd from the south (with divided median entry and bike lanes). The connection to Royal View Drive is emergency-only with a locked gate.
Commissioners should examine street connectivity, exact park dedication boundaries, utility routing, and stormwater detention. The PD standards require a Traffic Impact Analysis at final plat — but the commission may want preliminary traffic assumptions now, especially for Crown Road capacity.
Under Texas Local Government Code Chapter 211, the Planning & Zoning Commission serves in an advisory role to the City Council. Its recommendations are forwarded to council, which holds final authority. A 3/4 supermajority council vote is required to override a P&Z denial.
All four public hearings must be opened and closed by the commission chair before the corresponding action item can be voted on. For zoning changes, any property owner within 200 feet is entitled to notice. If written protests are received from 20% or more of notified property owners, a 3/4 supermajority is required at council even if P&Z recommends approval.
