MEET

CITY OF WESTLAKE AGENDA City Council Regular Meeting Tuesday, February 03, 2026, at 6:00 PM The Lodge at Westlake Adventure Park 5490 Kingfisher Blvd. Westlake, Florida 33470 Live Broadcasting: https://cityofwestlake.my.webex.com Meeting ID: 2632 888 9851 | Password: hello or United States Toll: +1-650-479-3208 CITY COUNCIL: JohnPaul O’Connor, Mayor Greg Langowski, Vice Mayor Gary Werner, Council Member – Seat 1 Erik Gleason, Council Member – Seat 2 Charlotte Leonard, Council Member – Seat 3 CITY STAFF: Zoie P. Burgess, CMC, Acting City Manager Odet Izquierdo, Acting City Clerk Donald J. Doody, Esq., City Attorney Osniel Leon, AICP, Planning and Zoning Suzanne Dombrowski, P.E., ENV SP, Engineering [TENTATIVE: SUBJECT TO REVISION] 1

City Council Regular Meeting Agenda February 03, 2026 Page 2 of 3 CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE ADDITIONS, DELETIONS OR MODIFICATIONS, AND APPROVAL OF AGENDA PUBLIC COMMENTS This section of the agenda allows for comments from the public to speak. Each speaker will be given a total of three (3) minutes to comment. A public comment card should be completed and returned to the City Clerk. When you are called to speak, please go to the podium, and prior to addressing Council, state your name and address for the record. All public comments will be noted and may receive a response if necessary. Any follow-up will be handled by staff later. CONSENT AGENDA This section of the agenda consists of routine or administrative items that require final approval by the City Council and may be approved in its entirety by a single motion. There will be no discussion of these items unless a Council Member requests such, in which event, the item will be removed from the Consent Agenda and considered on a future agenda. A. Monthly Financial Report - December PRESENTATIONS/PROCLAMATIONS A. Proclamation 2026-03 - American Heart Health Month B. Proclamation 2026-04 - Declaring February Black History Month PUBLIC HEARING - QUASI JUDICIAL A. SPR-2025-04: The applicant is requesting approval of a Site Plan Review for a proposed motor vehicle repair use known as Mavis Tires & Brakes – City of Westlake on Parcel A within the Publix at Westlake Plaza development. Parcel A is located on the east side of the Publix at Westlake Plaza site and abuts the north side of Parcel B. The proposed development consists of a 5,636-square-foot building. Submitted By: Planning and Zoning PUBLIC HEARING A. SECOND READING – Ordinance 2026-01 – An Ordinance Amending the City’s Land Development Code to Establish Procedures for Reasonable Accommodation and the Review and Approval of Certified Recovery Residences Submitted By: Administration ORDINANCE 2026-01 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WESTLAKE, FLORIDA, AMENDING THE CITY’S LAND DEVELOPMENT CODE BY CREATING SECTION _________ ENTITLED “REASONABLE ACCOMMODATION”; PROVIDING FOR INTENT, PURPOSE AND 2

City Council Regular Meeting Agenda February 03, 2026 Page 3 of 3 DEFINITIONS; PROVIDING FOR THE ESTABLISHMENT OF PROCEDURES FOR THE REVIEW AND APPROVAL OF CERTIFIED RECOVERY RESIDENCES; PROVIDING FOR REASONABLE ACCOMMODATION TO CONFORM WITH LEGISLATION; PROVIDING FOR SEVERABILITY; PROVIDING FOR CODIFICATION; PROVIDING FOR CONFLICTS; AND PROVIDING FOR AN EFFECTIVE DATE. UNFINISHED BUSINESS A. MINUTES_City Council Regular Meeting - 11.04.2025 DRAFT NEW BUSINESS CITY COUNCIL COMMENTS A. Councilwoman Charlotte Leonard B. Councilman Erik Gleason C. Councilman Gary Werner D. Vice Mayor Greg Langowski E. Mayor JohnPaul O'Connor REPORT - STAFF REPORT - CITY ATTORNEY REPORT - CITY MANAGER PUBLIC COMMENTS This section of the agenda allows for comments from the public to speak. Each speaker will be given a total of three (3) minutes to comment. A public comment card should be completed and returned to the City Clerk. When you are called to speak, please go to the podium, and prior to addressing Council, state your name and address for the record. All public comments will be noted and may receive a response if necessary. Any follow-up will be handled by staff later. ADJOURNMENT Next Meeting (Subject to Change or be Cancelled): March 3, 2026 NOTICE: If a person, firm or corporation decides to appeal any decision made by the City Council with respect to any matter considered at this meeting, you will need a record of the proceedings, and you may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. (The above notice is required by State Law. Anyone desiring a verbatim transcript shall have the responsibility, at his own cost, to arrange for the transcript). The City of Westlake does not prepare or provide such verbatim record. In accordance with the Americans with Disabilities Act, persons who need an accommodation in order to attend or participate in this meeting should contact the City Clerk at (561) 530-5880 at least three (3) business days prior to the meeting in order to request such assistance. AGENDA POSTED: January 23, 2026 3

File Attachments for Item: A. Monthly Financial Report - December 4

MEMORANDUM TO: Members of the City Council, City of Westlake FROM: Lucus McDonald, Accounting Supervisor CC: Stephen Bloom, Vice President Finance DATE: January 18, 2026 SUBJECT: December 2025 Financial Report Please find attached the December 2025 financial report. During your review, please keep in mind that the goal is for revenue to meet or exceed the year-to-date budget and for expenditures to be at or below the year-to-date budget. An overview of the City’s funds is provided below. Should you have any questions or require additional information, please contact Lucus McDonald at lucus.mcdonald@inframark.com. General Fund  Total Revenues through December were approximately 72.7% of the annual budget. Collections of the FY2026 Ad Valorem Tax and Special Assessments were approximately 89.8% and 91.3%, respectively.  Total Expenditures and Contingency through December were approximately 12.9% of the annual budget. Special Revenue Fund – Housing Assistance Program  Total Revenues through December were approximately 95.6% of the annual budget, which was a result of a higher than anticipated rate of construction and donations on commercial permits. A donation of $1,500 per Single Family Residence building permit is paid into the Housing Assistance Program. Special Revenue Fund – Comprehensive Planning Services  Total Revenues through December were approximately 9% of the annual budget.  Total Expenditures through December were approximately 15.3% of the annual budget. 5

City of Westlake Financial Report December 31, 2025 6

FINANCIAL STATEMENTS Page # Balance Sheet …………………….……………………………………………………………………………………………………………………………… 1 Statement of Revenues, Expenditures and Changes in Fund Balance General Fund …………………………………………………………………………………………………………………………………………………………………………………………………………………………………………………… 2 - 5 Special Revenue Fund (Housing Assistance Program) …………………… 6 Special Revenue Fund (Comprehensive Planning Services) ……………… 7 - 8 SUPPORTING SCHEDULES Cash and Investment Report ……………………………………………………………………………………………………………………………………………………… 9 Table of Contents 7

City of Westlake Financial Statements December 31, 2025 8

CITY OF WESTLAKE Balance Sheet December 31, 2025 Governmental Funds ACCOUNT DESCRIPTION GENERAL FUND SPECIAL REVENUE FUND - HOUSING ASSISTANCE PROGRAM SPECIAL REVENUE FUND - COMPREHENSIVE PLANNING SVCS TOTAL ASSETS Cash - Checking Account 2,699,083$ -$ -$ 2,699,083$ Cash Restricted for Donated Funds 238,671 - - 238,671 Assessments Receivable 38,548 - - 38,548 Due From Other Districts 13,939 - 552 14,491 Due From Other Funds 2,387,451 272 - 2,387,723 Investments: Money Market Account 13,160,575 1,442,836 - 14,603,411 Other - 3,290,176 - 3,290,176 Prepaid Items 5,383 - - 5,383 Deposits 666 - - 666 Mortgages Receivable - 1,811,058 - 1,811,058 TOTAL ASSETS 18,544,316$ 6,544,342$ 552$ 25,089,210$ LIABILITIES Accounts Payable 442,572$ -$ 4,118$ 446,690$ Accrued Expenses 136,700 2,587 - 139,287 DBPR surcharge 4,857 - - 4,857 DCA surcharge 7,129 - - 7,129 Impact Fees 665 - - 665 Unearned Revenue 394,306 - - 394,306 Due To Developer - - 93,801 93,801 Due To Other Gov'tl Units 506 - - 506 Deferred Revenue-Developer Submittals (Minto) - - 43,475 43,475 Due To Other Funds - - 2,387,723 2,387,723 Deferred Inflow of Resources 38,548 - - 38,548 TOTAL LIABILITIES 1,025,283 2,587 2,529,117 3,556,987 FUND BALANCES Nonspendable: Prepaid Items 5,383 - - 5,383 Deposits 666 - - 666 Restricted for: Special Revenue - 6,541,755 - 6,541,755 Unassigned: 17,512,984 - (2,528,565) 14,984,419 TOTAL FUND BALANCES 17,519,033$ 6,541,755$ (2,528,565)$ 21,532,223$ TOTAL LIABILITIES & FUND BALANCES 18,544,316$ 6,544,342$ 552$ 25,089,210$1 9

CITY OF WESTLAKE General Fund ANNUAL ADOPTED YEAR TO DATE YEAR TO DATE VARIANCE ($) ACCOUNT DESCRIPTION BUDGET BUDGET ACTUAL FAV(UNFAV) REVENUES Interest - Investments -$ -$ 78,396$ 78,396$ Ad Valorem Taxes 7,525,730 6,985,090 6,759,194 (225,896) Ad Valorem Taxes - Discounts (301,000) (301,000) (270,569) 30,431 Discretionary Sales Surtaxes 605,400 151,350 - (151,350) FPL Franchise 487,100 121,772 167,986 46,214 Gas 82,000 20,503 20,191 (312) Solid Waste 42,300 10,575 9,556 (1,019) Electricity 621,400 155,353 203,486 48,133 Water 198,900 49,725 33,739 (15,986) Gas 182,500 45,628 41,696 (3,932) Communication Services Taxes 159,800 39,947 49,655 9,708 Occupational Licenses 37,300 9,328 8,906 (422) Building Permits - - 4,248 4,248 Building Permits - Surcharge - - 11 11 Building Permits - Admin Fee 99,200 24,797 28,630 3,833 State Revenue Sharing Proceeds 102,800 25,697 25,529 (168) Alcoholic Beverage License 1,100 275 - (275) Other Public Safety Chrgs/Fees 9,400 2,353 2,644 291 Garbage/Solid Waste Revenue 233,400 58,350 7,733 (50,617) Penalties - - 179 179 Other Operating Revenues 10,200 2,550 2,300 (250) Special Events - - 4,050 4,050 Event Sponsors - - 1,482 1,482 Judgements and Fines - - 583 583 Special Assmnts- Tax Collector 948,700 875,407 866,163 (9,244) Special Assmnts- Discounts (37,900) (36,970) (34,675) 2,295 Other Miscellaneous Revenues - - 360 360 Lien Search Fee 12,500 3,122 3,040 (82) TOTAL REVENUES 11,020,830 8,243,852 8,014,513 (229,339) Statement of Revenues, Expenditures and Changes in Fund Balances For the Period Ending December 31, 20252 10

CITY OF WESTLAKE General Fund ANNUAL ADOPTED YEAR TO DATE YEAR TO DATE VARIANCE ($) ACCOUNT DESCRIPTION BUDGET BUDGET ACTUAL FAV(UNFAV) Statement of Revenues, Expenditures and Changes in Fund Balances For the Period Ending December 31, 2025 EXPENDITURES Legislative Mayor/Council Stipend 60,000 15,000 15,000 - FICA Taxes 4,600 1,150 1,148 2 ProfServ-Legislative Expense 75,000 18,750 4,000 14,750 Telephone, Cable & Internet Service 4,700 1,172 1,850 (678) Lease - Building 176,000 43,997 - 43,997 Public Officials Insurance 5,500 5,500 4,662 838 Misc-Event Expense 254,000 40,000 9,363 30,637 Council Expenses 80,000 19,997 10,433 9,564 Dues, Licenses, Subscriptions 15,000 10,000 9,776 224 Total Legislative 674,800 155,566 56,232 99,334 City Manager Contracts-City Manager 258,500 64,622 64,650 (28) Misc-Public Relations 50,000 12,500 3,190 9,310 Office Supplies 12,200 3,047 1,019 2,028 Dues, Licenses, Subscriptions 2,700 1,317 810 507 Total City Manager 323,400 81,486 69,669 11,817 City Clerk ProfServ-Web Site Maintenance 7,600 1,903 1,525 378 Contracts-City Clerk 233,100 58,275 58,275 - Postage and Freight 1,900 478 33 445 Printing 12,500 3,122 - 3,122 Legal Advertising 17,500 4,375 4,059 316 Miscellaneous Expenses 12,500 3,122 10,253 (7,131) Office Supplies 2,900 725 459 266 Dues, Licenses, Subscriptions 35,600 4,648 4,044 604 Total City Clerk 323,600 76,648 78,648 (2,000) Finance Auditing Services 8,100 - - - Contracts-Finance 108,100 27,028 27,025 3 Total Finance 116,200 27,028 27,025 33 11

CITY OF WESTLAKE General Fund ANNUAL ADOPTED YEAR TO DATE YEAR TO DATE VARIANCE ($) ACCOUNT DESCRIPTION BUDGET BUDGET ACTUAL FAV(UNFAV) Statement of Revenues, Expenditures and Changes in Fund Balances For the Period Ending December 31, 2025 Legal Counsel ProfServ-Legal Services 101,500 25,378 27,664 (2,286) ProfServ-Legal Litigation 122,600 30,647 1,295 29,352 Total Legal Counsel 224,100 56,025 28,959 27,066 Other Administrative Services ProfServ-Info Technology 85,300 20,700 23,879 (3,179) Contracts-Admin. Service 456,500 114,122 114,125 (3) Misc-Assessment Collection Cost 9,500 8,766 3,369 5,397 General Government 150,000 37,500 - 37,500 Total Other Administrative Services 701,300 181,088 141,373 39,715 Facility Services Telephone, Cable & Internet Service 9,200 2,300 1,717 583 Lease - Building 25,000 6,253 - 6,253 Insurance (Liab,Auto,Property) 13,900 10,900 9,465 1,435 Miscellaneous Services 1,500 375 1,685 (1,310) Cleaning Services 14,300 3,572 3,503 69 Principal-Capital Lease 16,700 4,172 6,599 (2,427) Interest-Capital Lease 2,800 703 2,265 (1,562) Total Facility Services 83,400 28,275 25,234 3,041 Community Services Contracts-Solid Waste 1,360,400 340,097 359,357 (19,260) Contracts-Sheriff 1,398,600 349,650 322,186 27,464 Electricity 253,800 63,450 33,195 30,255 R&M-Community Maintenance 31,200 7,800 2,600 5,200 Operating Supplies 58,600 14,650 - 14,650 Roadway Services 13,600 3,400 - 3,400 Total Community Services 3,116,200 779,047 717,338 61,709 Capital Expenditures & Projects Capital Improvements 50,000 - - - Cap Outlay - Equipment 25,000 - - - Total Capital Expenditures & Projects 75,000 - - -4 12

CITY OF WESTLAKE General Fund ANNUAL ADOPTED YEAR TO DATE YEAR TO DATE VARIANCE ($) ACCOUNT DESCRIPTION BUDGET BUDGET ACTUAL FAV(UNFAV) Statement of Revenues, Expenditures and Changes in Fund Balances For the Period Ending December 31, 2025 Reserves Misc-Contingency 280,700 70,172 1,842 68,330 1st Quarter Operating Reserves 1,473,400 368,353 - 368,353 Reserve - Capital Projects 1,500,000 375,000 - 375,000 Total Reserves 3,254,100 813,525 1,842 811,683 TOTAL EXPENDITURES & RESERVES 8,892,100 2,198,688 1,146,320 1,052,368 Excess (deficiency) of revenues Over (under) expenditures 2,128,730 6,045,164 6,868,193 823,029 OTHER FINANCING SOURCES (USES) Grants and Aids (50,000) (12,497) - 12,497 Contribution to (Use of) Fund Balance 2,078,730 - - - TOTAL FINANCING SOURCES (USES) 2,028,730 (12,497) - 12,497 Net change in fund balance 2,078,730$ 6,032,667$ 6,868,193$ 835,526$ FUND BALANCE, BEGINNING (OCT 1, 2025) 10,650,840 10,650,840 10,650,840 FUND BALANCE, ENDING 12,729,570$ 16,683,507$ 17,519,033$5 13

CITY OF WESTLAKE Special Revenue Fund - Housing Assistance Program ANNUAL ADOPTED YEAR TO DATE YEAR TO DATE VARIANCE ($) ACCOUNT DESCRIPTION BUDGET BUDGET ACTUAL FAV(UNFAV) REVENUES Interest - Investments -$ -$ 13,099$ 13,099$ Dividends - - 30,681 30,681 Donations 300,000 75,000 234,000 159,000 TOTAL REVENUES 300,000 75,000 277,780 202,780 EXPENDITURES Legislative Telephone, Cable & Internet Service - - (272) 272 Total Legislative - - (272) 272 Public Assistance Misc-Admin Fee (%) 21,000 5,250 - 5,250 Assistance Program 279,000 69,750 - 69,750 Total Public Assistance 300,000 75,000 - 75,000 TOTAL EXPENDITURES 300,000 75,000 (272) 75,272 Excess (deficiency) of revenues Over (under) expenditures - - 278,052 278,052 Net change in fund balance -$ -$ 278,052$ 278,052$ FUND BALANCE, BEGINNING (OCT 1, 2025) 6,263,703 6,263,703 6,263,703 FUND BALANCE, ENDING 6,263,703$ 6,263,703$ 6,541,755$ Statement of Revenues, Expenditures and Changes in Fund Balances For the Period Ending December 31, 20256 14

CITY OF WESTLAKE Special Revenue Fund - Comprehensive Planning Svcs ANNUAL ADOPTED YEAR TO DATE YEAR TO DATE VARIANCE ($) ACCOUNT DESCRIPTION BUDGET BUDGET ACTUAL FAV(UNFAV) REVENUES Interest - Investments -$ -$ -$ -$ Building Permits 2,268,800 567,197 185,132 (382,065) Reinspection Fees - - 50 50 Building Permits - Surcharge 6,000 1,500 1,310 (190) Other Building Permit Fees 30,000 7,500 23,400 15,900 Building Permits - Admin Fee 147,100 36,778 40,507 3,729 Engineering Permits 261,200 65,297 11,036 (54,261) Planning & Zoning Permits 336,800 84,197 12,410 (71,787) TOTAL REVENUES 3,049,900 762,469 273,845 (488,624) Statement of Revenues, Expenditures and Changes in Fund Balances For the Period Ending December 31, 20257 15

CITY OF WESTLAKE Special Revenue Fund - Comprehensive Planning Svcs ANNUAL ADOPTED YEAR TO DATE YEAR TO DATE VARIANCE ($) ACCOUNT DESCRIPTION BUDGET BUDGET ACTUAL FAV(UNFAV) Statement of Revenues, Expenditures and Changes in Fund Balances For the Period Ending December 31, 2025 EXPENDITURES Comprehensive Planning ProfServ-Engineering 261,200 65,297 71,931 (6,634) ProfServ-Info Technology 327,400 81,853 33,844 48,009 ProfServ-Legal Services 42,300 10,575 6,900 3,675 ProfServ-Planning/Zoning Board 336,800 84,197 85,365 (1,168) ProfServ-Compliance Service 186,500 46,622 32,400 14,222 ProfServ-Building Permits 1,738,800 434,700 216,940 217,760 Special Magistrate 30,000 7,500 - 7,500 Telephone, Cable & Internet Service 5,300 1,322 272 1,050 Lease - Building 24,000 6,000 - 6,000 Printing 1,000 250 - 250 Miscellaneous Services 3,000 750 387 363 Misc-Admin Fee (%) 33,800 8,447 8,450 (3) Billing Service Fees 41,200 10,303 6,586 3,717 Office Supplies 900 225 - 225 Cleaning Services 12,800 3,197 3,640 (443) Principal-Capital Lease 4,200 1,050 209 841 Interest-Capital Lease 700 175 74 101 Total Comprehensive Planning 3,049,900 762,463 466,998 295,465 TOTAL EXPENDITURES 3,049,900 762,463 466,998 295,465 Excess (deficiency) of revenues Over (under) expenditures - 6 (193,153) (193,159) Net change in fund balance -$ 6$ (193,153)$ (193,159)$ FUND BALANCE, BEGINNING (OCT 1, 2025) (2,335,412) (2,312,693) (2,335,412) FUND BALANCE, ENDING (2,335,412)$ (2,312,687)$ (2,528,565)$8 16

City of Westlake Supporting Schedule December 31, 2025 17

CITY OF WESTLAKE All Funds GENERAL FUND Account Name Bank Name Investment Type Yield Balance Checking Account - Operating BankUnited Checking Account Money Market BankUnited MMA Subtotal SPECIAL REVENUE FUND Money Market BankUnited MMA Government Checking Valley Bank Checking Account Brokerage Account Valley Bank Government Fund Class A $20,831,341 $4,733,012 $1,371,608 $71,228 $3,290,176 $16,098,329 $2,699,083 $13,399,246 Cash and Investment Report December 31, 2025 n/a 3.60% 3.60% 3.81% 3.58% Subtotal Total9 18

File Attachments for Item: A. Proclamation 2026-03 - American Heart Health Month 19

PROCLAMATION 2026-03 Proclamation DECLARING FEBRUARY 2026 AMERICAN HEART HEALTH MONTH WHEREAS, cardiovascular disease affects men, women, and children of every age and race in the United States and continues to be the leading cause of death nationwide, accounting for more deaths each year than all forms of cancer combined; and WHEREAS, recent national data indicate that deaths related to heart disease and stroke have increased in recent years, reversing decades of prior improvement and underscoring the ongoing public health urgency surrounding cardiovascular disease prevention and treatment; and WHEREAS, cardiovascular disease imposes a significant economic burden on the nation, accounting for hundreds of billions of dollars annually in healthcare expenditures and lost productivity, with projected costs expected to exceed one trillion dollars per year by the mid-2030s if current trends continue; and WHEREAS, despite improvements in awareness and treatment, disparities persist, with women and minority populations experiencing higher risks, delayed diagnosis, and less favorable outcomes, and cardiovascular disease remains the leading cause of death among women and a leading cause of maternal mortality in the United States; and WHEREAS, women experience unique cardiovascular risks throughout their lives, and as life stages evolve—from adolescence through adulthood, motherhood, and later years—so too do the factors influencing heart health; NOW, THEREFORE, I, JohnPaul O’Connor, Mayor of the City of Westlake, do hereby proclaim February 2026, as: American Heart Health Month in the City of Westlake. IN WITNESS WHEREOF, I have hereunto set my hand and caused the seal of the City of Westlake, Florida to be affixed this 3rd day of February 2026. ____________________________________ JohnPaul O’Connor, Mayor ATTEST: Odet Izquierdo, Acting City Clerk 20

File Attachments for Item: B. Proclamation 2026-04 - Declaring February Black History Month 21

PROCLAMATION 2026-04 Proclamation DECLARING FEBRUARY 2026 BLACK HISTORY MONTH WHEREAS, in 1976, Black History Month was formally adopted to honor and affirm the importance of Black history throughout our American experience, which dates thousands of years and includes some of the greatest, most advanced, and innovative societies that we can all draw inspiration from; and WHEREAS, since 1976, every American president has designated February as Black History Month and endorsed a specific theme; and WHEREAS, because of their determination, hard work, and perseverance, African Americans have made valuable and lasting contributions to our county and our state, achieving exceptional success in all aspects of society, including business, education, politics, science, athletics and the arts; and WHEREAS, this observance presents a special opportunity to become more knowledgeable about black heritage and to honor the many black leaders who have played a part in the progress of our community; NOW, THEREFORE, I, JohnPaul O’Connor, Mayor of the City of Westlake, do hereby proclaim February 2026, as: Black History Month in the City of Westlake. IN WITNESS WHEREOF, I have hereunto set my hand and caused the seal of the City of Westlake, Florida to be affixed this 3rd day of February 2026. ____________________________________ JohnPaul O’Connor, Mayor ATTEST: Odet Izquierdo Acting City Clerk 22

File Attachments for Item: A. SPR-2025-04: The applicant is requesting approval of a Site Plan Review for a proposed motor vehicle repair use known as Mavis Tires & Brakes – City of Westlake on Parcel A within the Publix at Westlake Plaza development. Parcel A is located on the east side of the Publix at Westlake Plaza site and abuts the north side of Parcel B. The proposed development consists of a 5,636-square-foot building. Submitted By: Planning and Zoning 23

Meeting Agenda Item Coversheet MEETING DATE: 2/3/2026 Submitted By: Planning and Zoning SUBJECT: This will be the name of the Item as it will appear on the Agenda SPR-2025-04: The applicant is requesting approval of a Site Plan Review for a proposed motor vehicle repair use known as Mavis Tires & Brakes – City of Westlake on Parcel A within the Publix at Westlake Plaza development. Parcel A is located on the east side of the Publix at Westlake Plaza site and abuts the north side of Parcel B. The proposed development consists of a 5,636-square-foot building. STAFF RECOMMENDATION: (MOTION READY) Motion to Approve with Conditions - SPR-2025-04 - Site Plan Review for motor vehicle repair use known as Mavis Tires & Brakes – City of Westlake. SUMMARY and/or JUSTIFICATION: The applicant is requesting approval of a Site Plan for Parcel A within the Publix at Westlake Plaza development. The proposed Site Plan includes a 5,636-square-foot building for a motor vehicle repair use containing six (6) service bays. The project includes aesthetic enhancements such as paver walkways that provide pedestrian connectivity to adjacent parcels and maintain the cohesive design theme of the overall development. The subject application is part of the Publix at Westlake Plaza project, which encompasses approximately 20.321 acres and 129,700 square feet of commercial development within the Mixed Use (MU) Zoning District. Parcel A is an outparcel within the larger Publix at Westlake Plaza master development and does not represent a standalone development site. The applicant has elected to contribute one percent (1%) of the building construction cost to the City of Westlake Art Acquisition Fund, pursuant to Chapter 103-7, Art in Public Places (AIPP) of the City Code. SELECT, if applicable AGREEMENT: BUDGET: STAFF REPORT: X PROCLAMATION: EXHIBIT(S): X OTHER: IDENTIFY EACH ATTACHMENT. For example, an agreement may have 2 exhibits, identify the agreement and Exhibit A and Exbibit B Agenda Item Sheet Staff Report Eng Approval Letter Application Justification Statement Letter of Authorization Survey Civil Plans Landscape Plan Floor Plan Elevation Plans Traffic Statement Drainage Statement SELECT, if applicable RESOLUTION: ORDINANCE: 24

IDENTIFY FULL RESOLUTION OR ORDINANCE TITLE (if Item is not a Resolution or Ordinance, please erase all default text from this field’s textbox and leave blank) Please keep text indented. FISCAL IMPACT (if any): $ 25

1 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review PETITION DESCRIPTION PETITION NUMBER: SPR-2025-04 Mavis Tires & Brakes – City of Westlake (Publix at Westlake Plaza - Parcel A) OWNER: PUBLIX SUPER MARKETS INC APPLICANT: Bohler Engineering ADDRESS: 16725 Persimmon Blvd. West Westlake, FL 33470 PCN: Portion of 77-40-43-01-24-001-0000 REQUEST: The applicant is requesting approval of a Site Plan Review for a proposed motor vehicle repair use known as Mavis Tires & Brakes – City of Westlake on Parcel A within the Publix at Westlake Plaza development. Parcel A is located on the east side of the Publix at Westlake Plaza site and abuts the north side of Parcel B. The proposed development consists of a 5,636-square-foot building. SUMMARY The applicant is requesting approval of a Site Plan for Parcel A within the Publix at Westlake Plaza development. The proposed Site Plan includes a 5,636-square-foot building for a motor vehicle repair use containing six (6) service bays. The project includes aesthetic enhancements such as paver walkways that provide pedestrian connectivity to adjacent parcels and maintain the cohesive design theme of the overall development. The subject application is part of the Publix at Westlake Plaza project, which encompasses approximately 20.321 acres and 129,700 square feet of commercial development within the Mixed Use (MU) Zoning District. Parcel A is an outparcel within the larger Publix at Westlake Plaza master development and does not represent a standalone development site. The applicant has elected to contribute one percent (1%) of the building construction cost to the City of Westlake Art Acquisition Fund, pursuant to Chapter 103-7, Art in Public Places (AIPP) of the City Code. STAFF RECOMMENDATION Based upon the facts and findings contained herein, application meets all applicable City of Westlake Land Development Regulations. The Planning and Zoning and Engineering Departments recommend the following conditions: 1. The applicant shall contribute one percent (1%) of the building construction cost for Parcel A to the City of Westlake Art Acquisition Fund prior to building permit issuance. 2. The applicant shall ensure that no overnight parking of customer or service vehicles occurs on the premises. City of Westlake Planning and Zoning Department – Staff Report City Council Meeting 02/03/2026 26

2 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review PETITION FACTS a. Total Gross Site Area: 1.11 acres (Outparcel A) b. Building Data: 5,636 sq.ft Mavis Tires and Brakes – City of Westlake c. Land Use and Zoning Existing Land Use: Vacant Future Land Use: Downtown Mixed Use Zoning: Mixed Use BACKGROUND The subject application requests site plan approval for a motor vehicle repair use on Parcel A (Outparcel), which consists of approximately 1.11 acres and is part of the larger 20.321-acre Publix at Westlake Plaza development, totaling 129,700 square feet of commercial development. The overall development was originally approved by the City Council on November 9, 2020, under the original Master Plan of Pod G South, known as Publix at Westlake Plaza (Resolution 2020-03). • On November 9, 2020, the City Council also approved a concurrent site plan application for Publix Grocery Store Phase One located in Parcel E (Resolution 2020-34). Phase One is now constructed containing 48,367 sq. ft Publix grocery store with a drive through pharmacy and a 1,400 sq. ft. liquor store and included an attached 9,600 sq. ft. inline retail/office/medical building; and a plaza landscaping plan in the Mixed Use Zoning District. • On January 8, 2024, the City Council approved to relocate previously approved outparcel uses and include Phase Two at Westlake Plaza (Parcel D). Parcel C and Parcel B were amended to include uses as shown below. Publix at Westlake Plaza 27

3 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review • On June 6, 2024, the City Council approved a bank drive-through with a 1,956-square-foot building and dual drive-through lanes on Parcel C, subject to two conditions of approval. • On May 8, 2025, Parcel D received approval for a Minor Site Plan Modification to remove the electric vehicle (EV) charging stations. • On September 24, 2025, Parcel D received approval for a Minor Site Plan Modification to remove one (1) handicap parking space on the north side of the Planet Fitness building. • On January 6, 2026, the City Council postponed SPR-2025-04 per applicant requested to the February 3rd, 2026 City Council meeting STAFF ANALYSIS The applicant is requesting Site Plan approval for a Motor Vehicle Repair use located in Parcel A (1.11 acres) within the Westlake Plaza. The proposed use includes the following structures and site improvements: • 5,636 sq.ft building for a Motor Vehicle Repair use with 6 bays. • Accessways to Parcel A from Town Center Parkway, Persimmon Blvd and Seminole Pratt Whitney Road through a pedestrian connection between parcels with decorative paver crosswalks. • Sidewalk connecting multimodal pathway. • Two (2) LSEV/Golf Cart Parking. • One (1) Loading Area. • Bicycle Rack. Parcel A 1.11 acres-with a 5,750 Sq.Ft Retail (Tire Store) (Approved on 01/08/2024) Parcel B 1.05 acres-with a 4,000 Sq. Ft. Fast Food with Drive Thru Parcel C Completed 1.12 acres- with a 5,500 Sq. Ft. Bank with Drive Thru Parcel D (Phase Two) Completed 6.45 acres- with 25,000 Sq. Ft. Physical Fitness, Massage Therapy & Spa; 6,000 Sq. Ft. inline retail/office/medical building; 3,024 Sq. Ft. Fast Food with Drive Through Parcel E (Phase One) Completed 8.72 acres- with a 48,367 sq. ft Publix grocery store with a drive thru pharmacy and a 1,400 sq. ft. liquor store; and, 9,600 sq. ft. inline retail/office/medical building D E C B A Phase II Phase I 28

4 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review Proposed Site within Publix at Westlake Plaza Proposed Site Plan Mavis Tires & Brakes Golf Cart Parking Loading Area 5,636 sq.ft building Bicycle Rack 29

5 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review The following table presents compliance with applicable zoning code: Zoning District: Mixed Used REQUIRED BY CODE PROPOSED COMMENTS Setbacks Front Main Structure 20’ 62.5’ In compliance Rear Main Structure 10’ 24.7’ In compliance Side Yard - South Main Structure 10’ 80.7’ In compliance Street Side Yard - North Main Structure 20’ 107.2’ In compliance Lot Coverage Max Lot Coverage 45% Parcel A: 11.66% In compliance Building Height 120 ft. max 24.4 ft. In compliance Parking 1 space per 300 square feet, plus 1 space per service bay for repair and 1 space per 2 bays for car wash = 27 spaces Parcel A: 29 spaces LSEV/Golf Cart - 2 space ADA - 2 space Overall Total: 29 In compliance Sidewalks Pedestrian walkways must be a minimum of 5 ft. wide 5’ + In compliance Minimum Pervious / Open Space Minimum 25% 48.6% In compliance Bike Racks 5% of parking is required. Total: 1 Parcel A: 1 space In compliance 30

6 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review Accessways and Connecting Sidewalks The commercial Plaza Master Site Plan provides six (6) points of vehicular access to the site, three (3) from Town Center Parkway (West) from the north, and three (3) from Persimmon Boulevard West, from the south. The western most access point on both Town Center Parkway and Persimmon Boulevard West are intended to primarily support the service and delivery functions of the plaza. Applicant is also proposing two (2) connecting sidewalks from Rural Parkway Easement to plaza, as well as, two (2) internal sidewalks. 31

7 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review Proposed Architectural Elevations The proposed development features a coordinated palette of exterior materials consistent with the overall design of the Westlake Plaza development. Architectural elements include clear anodized aluminum storefront systems, painted hollow metal doors in Alabaster White, aluminum-and-glass overhead doors, and Hardie Reveal panels with aluminum accent stripes. Metal roof coping and aluminum cornice elements are designed to complement the overall color scheme, while gutters, downspouts, and lintels utilize standard mill or painted finishes. Exterior concrete block surfaces are finished in Alabaster White and Puritan Gray. All materials will be installed in accordance with manufacturer specifications to ensure uniformity and long-term durability. The east elevation includes glazing with spandrel glass. South Elevation North Elevation West Elevations East Elevations (Seminole Pratt Whitney RD) 32

8 | P a g e City of Westlake – Staff Report – SPR-2025 – 04 Mavis Tires & Brakes - City of Westlake Site Plan Review Landscape The preliminary landscape plan has been reviewed and is in compliance with City Code. Additional comments and actions might be forthcoming at time of full landscape permit review. Drainage Per the submitted drainage statement. It is proposed that the site will be located on outparcel A which will drain to the offsite dry detention area located to the west of Master Development. Per the approved permitted plan outparcel A is 1.11 acres. The offsite dry detention area, which serves 18.46 acres and has maximum impervious area of 85% includes 4.03 acres of impervious area using the assumption that 61.72% of the commercial use area will be impervious. Traffic The total trips projected for this application do not exceed the approved trips for Westlake per the Development Order. Therefore, the proposed Site Plan Application is in compliance with the Westlake Development Order. Fire Rescue The subject application was reviewed by the Palm Beach County Fire Department and provided no objections. FINAL REMARKS SPR-2025-04 will be heard by the City Council on February 3, 2026. The public hearing was advertised in compliance with the City’s code. The subject application was reviewed by the City of Westlake Staff (Planning and Zoning, Engineering), Seminole Improvement District (SID) and Palm Beach County Fire Rescue. Please see enclosed letter from City Engineer. 33

DATE: 8/1/2025 APPLICATION NUMBER: SPR-2025-04 (PL202500020) DESCRIPTION: Mavis – Westlake APPLICANT: Bohler Engineering FL, LLC OWNER: Publix Super Markets, Inc. REQUEST: Site Plan Review LOCATION: Westlake, FL STAFF REVIEW: RECOMMENDATION OF APPROVAL The Engineering Department recommends approval of the plans submitted on 07-30-2025 with the following note. 1. A separate landscape permit shall be sought. A full landscape plan and irrigation plan is required to be submitted with this package. Additional landscape and irrigation comments may be forthcoming. Applicant Response: Please refer to the attached landscape permit correspondence with Suzanne Dombrowski on 07/23/2025. City Response: The appropriate required landscape buffer material shall be planned for the southern buffer. This can be addressed at time of landscape permit application. Additional landscape and irrigation comments may be forthcoming at time of landscape permit application. At site plan review level, this comment is satisfied. The following documents were reviewed by the Engineering Department as part of this resubmittal package: 1) 01 City of Westlake C&R Letter, dated 7/29/25 2) 02 Application DSS, dated 7/29/25 3) 03 Master Plan (DSS), dated 5/25/25 4) 04 Location of ADA Stalls Correspondence, dated 7/11/25 5) 05 Mavis Statement of Operations Signed, dated 7/15/25 6) 06 Architectural Plans, dated 7/15/25 7) 07 City of Westlake Correspondence LSEV, dated 7/17/25 8) 08 Landscape Permit Correspondence, dated 7/23/25 9) 09 Landscape DSS, dated 7/27/25 10) 10 Civil Plan Set DSS, dated 7/29/25 CITY OF WESTLAKE Engineering Department 4001 Seminole Pratt Whitney Road Westlake, Florida 33470 Phone: (561) 530-5880 www.westlakegov.com 34

This letter has been prepared by the following individual, in association with their consultants and subconsultants: Suzanne Dombrowski, P.E. Chen Moore and Associates Tel: 561.746.6900 x 1035 Email: sdombrowski@chenmoore.com 35

The estimated building cost: $1,060,000. The estimated site cost: $375,000.36

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