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Agenda Packet P&Z 04/06/2006Planning & Zoning Commission Meeting Page 1 of 77 April 6, 2006 Town of Trophy Club Planning & Zoning Commission Public Hearing & Regular Session Agenda 100 Municipal Drive Trophy Club, Texas 76262 Thursday, April 6, 2006 7:00 P.M. A.1 Call to order and announce a quorum. B.1 Discuss and take appropriate action relative to: A request for Replat of lots 1353-R and 1354 of Section Eleven, more particularly described as 31 Meadowbrook Lane and 33 Meadowbrook Lane. Applicant: Anton Merieter (RP-06-004) C.1 Discuss and take appropriate action relative to: A. Agenda Item B.1 C.2 Receive update from Planning Consultant relative to the request for Zone Change from Carter & Burgess on behalf of D.R. Horton as it relates to the Town's Comprehensive Land Use Plan, and discussion of same. C.3 Discussion of an application from Carter & Burgess on behalf of D.R. Horton requesting a change of zoning on certain tracts of land consisting of approximately 697.4 acres located generally to the north of Oakmont Drive, Oak Hill Drive and the Quorum Condominiums, east of The Lakes Subdivision and Parkview Drive, south of the Corp of Engineers property, and west of the Town's eastern town limit from its current zoning of .02 acres MH - Manufactured Housing, 478.9 acres R-12 - Single Family Residential and 218.3 acres R-15 - Single Family Residential, to PD Planned Development No. 27, the Highlands at Trophy Club, with specific discussion relative to the following: A. Streets B. Traffic C. Density D. Lot Regulations E. Parks F. Village Center D.1 Adjournment. Planning & Zoning Commission Meeting Page 2 of 77 April 6, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 4-6-2006 Subject: Agenda Item No.A.1 Call to order and announce a quorum. (kcf) Planning & Zoning Commission Meeting Page 3 of 77 April 6, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 4-6-2006 Subject: Agenda Item No.B.1 Discuss and take appropriate action relative to: A request for Replat of lots 1353-R and 1354 of Section Eleven, more particularly described as 31 Meadowbrook Lane and 33 Meadowbrook Lane. Applicant: Anton Merieter (RP-06-004) STAFF COMMENTS: The property of owner of lot 1354 (33 Meadowbrook Lane) is seeking a Replat in order to gain an additional 60’x83’ area directly off their rear yard. This small portion of land currently is part of lot 1353 – R (31 Meadowbrook Lane). Twenty-three property owners within 200 feet of the subject properties were notified. As of the end of business, Thursday, March 30, 2006, two property owners contacted staff to inquire about the notice of Replat. All review comments have been addressed and the Replat appears to meet the Town’s requirements. Staff recommends approval. Planning & Zoning Commission Meeting Page 4 of 77 April 6, 2006 Property Owner Notification Numbers indicated on detail indicate address. Joseph J Pelligrini 23 Meadowbrook Lane Trophy Club, Texas 76262 Dellanne W Bowles 25 Meadowbrook Lane Trophy Club, Texas 76262 Kerry P & Carlene J Altom 27 Meadowbrook Lane Trophy Club, Texas 76262 Linda G Kilgore 29 Meadowbrook Lane Trophy Club, Texas 76262 Richard & Bernadette Senelly 35 Meadowbrook Lane Trophy Club, Texas 76262 Terry L & Patsy A Carter 39 Meadowbrook Lane Trophy Club, Texas 76262 Gary C Dick PO Box 952 Roanoke, Texas 76262 Huey A Thomas 26 Meadowbrook Lane Trophy Club, Texas 76262 Wayne B Petersen 28 Meadowbrook Lane Trophy Club, Texas 76262 Clifton E Miller 30 Meadowbrook Lane Trophy Club, Texas 76262 Michael G Lawrence 32 Meadowbrook Lane Trophy Club, Texas 76262 David & Joan Scott 35 Timberline Drive Trophy Club, Texas 76262 Russell Heller 33 Timberline Drive Trophy Club, Texas 76262 Paul R Holmes 31 Timberline Drive Trophy Club, Texas 76262 Charles M Hebert 29 Timberline Drive Trophy Club, Texas 76262 Jimmy S & Mary Beth Allen 27 Timberline Drive Trophy Club, Texas 76262 Ernest L Vest, Jr. 25 Timberline Drive Roanoke, Texas 76262 Clayton R Reed 23 Timberline Drive Trophy Club, Texas 76262 Charles N Harris 22 Timberline Drive Trophy Club, Texas 76262 Russell J Hawkins 20 Timberline Drive Trophy Club, Texas 76262 Roger & Vicki Reach 18 Timberline Drive Trophy Club, Texas 76262 Ricky D Knight 37 Meadowbrook Lane Trophy Club, Texas 76262 ClubCorp Golf of Texas 3030 LBJ Freeway, Suite 1140 Dallas, Texas 75234 Planning & Zoning Commission Meeting Page 5 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 6 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 7 of 77 April 6, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 4-6-2006 Subject: Agenda Item No.C.1 Discuss and take appropriate action relative to: A. Agenda Item B.1 (kcf) Planning & Zoning Commission Meeting Page 8 of 77 April 6, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 4-6-2006 Subject: Agenda Item No.C.2 Receive update from Planning Consultant relative to the request for Zone Change from Carter & Burgess on behalf of D.R. Horton as it relates to the Town's Comprehensive Land Use Plan, and discussion of same. See attached Memo. (kcf) Planning & Zoning Commission Meeting Page 9 of 77 April 6, 2006 MEMORANDUM To: Kerin Fleck, Planning and Zoning Coordinator From: Karen K. Mitchell, Planning Consultant Date: March 28, 2006 RE: DR Horton Comprehensive Plan Amendment When DR Horton initially submitted their application, we were unable to determine the density based on the information they submitted. As such, we had to make the assumption that their proposal was extremely dense, more so than that recommended within the Comprehensive Land Use Map. Based on this information, we recommended that they request a Comprehensive Plan amendment by creating a new Future Land Use category of Traditional Neighborhood Design, (TND). The applicant provided the Town with this request. On the December 20th re-submittal to the Town, their overall density was proposed at 3.32 units per acre (gross). However, because the Comprehensive Land Use Map designated this property as Estate Residential (2 units/acre) and Low Density (3 units/acre) a request to amend the Comprehensive Plan was still warranted. On March 2, 2006, DR Horton revised their application showing a gross density of 2.82units/acre. The Future Residential Use section of the Comprehensive Plan not only identifies density, it also recommends maximum lot sizes; however, the Plan allows for deviation from the lot sizes so long as the overall density does not exceed 3 units per acre. The following language is an excerpt from the Plan: “While the Comprehensive Land Use Plan Map had designated the majority of future residential land area as estate or low density residential, the use of Planned Unit Developments may be a method of providing smaller lot residential development where appropriate. When Planned Unit Developments are proposed provision of amenities such as common recreational areas and gated access may be utilized. It must be understood that the residential categories shown on the Land Use Plan are general in nature and should be considered with a great deal of flexibility. At some locations, residential densities may be larger or smaller than generally indicated. The function of this map is to translate general development guidelines and not to provide area, square footage, or lot dimensions. Although there are definitely area, square footage, and lot dimensions relative to residential areas of this type, the particulars of these measurements are approximately as defined in the zoning ordinance and not Planning & Zoning Commission Meeting Page 10 of 77 April 6, 2006 the Land Use Plan. However, the goal for Planned Unit Developments is, that even while some lot sizes may be greatly reduced, the overall density for the total Planned Unit Development shall not exceed 3 units per acre.” Therefore, based on the revision dated March 2, 2006 along with the above stated language, it is our opinion that a Comprehensive Plan amendment is no longer warranted. Planning & Zoning Commission Meeting Page 11 of 77 April 6, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 4-6-2006 Subject: Agenda Item No.C.3 Discussion of an application from Carter & Burgess on behalf of D.R. Horton requesting a change of zoning on certain tracts of land consisting of approximately 697.4 acres located generally to the north of Oakmont Drive, Oak Hill Drive and the Quorum Condominiums, east of The Lakes Subdivision and Parkview Drive, south of the Corp of Engineers property, and west of the Town's eastern town limit from its current zoning of .02 acres MH - Manufactured Housing, 478.9 acres R-12 - Single Family Residential and 218.3 acres R-15 - Single Family Residential, to PD Planned Development No. 27, the Highlands at Trophy Club, with specific discussion relative to the following: A. Streets B. Traffic C. Density D. Lot Regulations E. Parks F. Village Center (kcf) Planning & Zoning Commission Meeting Page 12 of 77 April 6, 2006 STAFF REPORT ZCA.05.007 Planning & Zoning Department: The following chart depicts the revised lot and density breakdown. MINIMUM SF 12,000 10,000 8,400 7,200 6,000 4,400 2,500 TOTAL GROSS ACREAGE NET ACREAGE GROSS DENSITY NET DENSITY Neighborhood 1 - - - 24 128 106 - 258 83.1 70.7 3.1 3.6 Neighborhood 2 - 50 - 130 - - - 180 60.8 60.8 3.0 3.0 Neighborhood 3 - 105 - 59 - - - 164 59.0 57.9 2.8 2.8 Neighborhood 4 10 45 100 - 88 - - 243 88.7 76.9 2.7 3.2 Neighborhood 5 - - 77 40 42 - 116 275 85.1 67.1 3.2 4.1 Neighborhood 6 - 110 - 79 - - - 189 85.6 77.1 2.2 2.5 Neighborhood 7 - - 147 15 66 - - 228 116.6 73.1 1.9 3.1 Neighborhood 8 - - - 49 20 72 - 141 52.6 42.8 2.7 3.3 Neighborhood 9 44 - - - - - - 44 19.2 19.2 2.3 2.3 Public Park - - - - - - - 1722 30.1 19.7 - N/A Total Residential 54 310 324 396 344 178 116 100.0 680.8 - - 3.0 Percentage 3.1% 18.0% 18.8 23.0 20.0 10.3 6.7 N/A - - - - Village Center - - - - - - - N/A 16.6 16.6 N/A N/A TOTAL 1722 697.4 581.9 2.5 3.0 As discussed at the March 22 meeting, the applicant has made the following revisions: • Garage requirements have been added to each lot type • Franchise Utility locations designated for lot types 5, 6 and 7 • Beck Park has been added for proposed Park Dedication, in addition to the Northeast and Northwest sites already presented. Staff suggests the following: • For lot type 7, add the following language: Architectural Feature: Each structure shall be designed to have the appearance of a single-family residential structure. • Incorporate examples of the architectural styles of the single-family residential structures. Specifically related to the Traffic Impact Analysis, the Town has hired an independent, third party, Innovative Transportation Solutions Inc. (ITS), to review the TIA from Carter & Burgess. Both the ITS Review of the Traffic Impact Analysis and the Carter & Burgess TIA are provided with this packet, as a separate drop in and a separate download on the Town’s website. Planning & Zoning Commission Meeting Page 13 of 77 April 6, 2006 Community Development Department: Development And Design Standards - Staff Comments in Italics A. Street Types: 1. Trophy Club Drive (C4D – Major Collector, Divided, 90’ Right-of-Way). Classification: Designed to handle the large volumes of traffic from one area of Town to another and to serve as the major point of ingress/egress to the Town. Direct residential driveway access is not allowed. Meets Trophy Club Design Standards 2. Minor Collector (C2U – Minor Collector, 60’ Right-of-Way) Classification: Designed to carry neighborhood traffic to the major collectors. Direct residential driveway access is permitted, but not encouraged. Meets Trophy Club Design Standards 3. Local Street (L2U – Local Street, 50’ Right-of-Way) Classification: Designed to provide access to residential areas. Meets Trophy Club Design Standards 4. Local Two – Way Court, 40’ Right-of-Way. Classification: Designed to provide access to residential areas. Use of this street section is restricted to single loaded streets adjacent to open space. Meets Trophy Club Design Standards with the exception of the overall Right-of-Way width. Because this road is adjacent to green space that will be dedicated to the Town, a Parkway/Right-of-Way is not required on the green space side. This configuration meets the intent of the design standards and will allow for any needed future underground access. 5. Local One – Way Court, 35’ Right-of-Way. Classification: Designed to provide driveway access for homes facing Trophy Club Drive. Street is single loaded and has an open space buffer between the street and Trophy Club Drive. Number of lots served by this street section shall be limited to 30. Trophy Club Design Standards do not address single loaded one-way streets. However, the proposed street width does meet fire access road requirements. Staff recommends that the required curb radii, minimum centerline radius, and minimum tangent between curves for this type of roadway be left to the platting process where our engineers can model Planning & Zoning Commission Meeting Page 14 of 77 April 6, 2006 the individual applications to ensure adequate emergency access is met in an aesthetically appealing manner. Staff also agrees that an alternative method of paving such as Grasscrete would be an acceptable method of achieving up to 4’ of the required roadway width for fire access if limited to the greenspace side of the roadway where parking is not allowed. Acknowledging potential future design improvements in this type of product, staff recommends that the final approval on the type of alternate surface used for this application be made during the platting phase instead of specifying a material in the zoning ordinance. Additional information about this type of product and its application can be found at http://www.grasscrete.com/ or http://www.bomanite.com/products/grasscrete.htm. The following two pictures show actual Grasscrete implementations. Planning & Zoning Commission Meeting Page 15 of 77 April 6, 2006 6. Alley Classification: Designed to provide driveway access for residential rear entry homes. Permitted for Lot Types 5, 6, and 7 only. Trophy Club Design Standards do not address or allow for alleys. Residential alleys are not intended to be used as fire apparatus access roads and are therefore not required to meet the 24’ minimum width for fire access roads. Should alleys be allowed, staff recommends that it be noted that all roads including alleys must be built in accordance with Town construction standards to ensure longevity and reduce future maintenance costs. Planning & Zoning Commission Meeting Page 16 of 77 April 6, 2006 THE HIGHLANDS AT TROPHY CLUB PLANNED DEVELOPMENT DISTRICT TOWN OF TROPHY CLUB, TEXAS Developer: D. R. Horton 6751 North Freeway Fort Worth, Texas 76131 (817) 230-0800 Contact: Mr. Don Allen Applicant: Carter & Burgess, Inc. 7950 Elmbrook Drive Dallas, Texas 75247 (214) 638-0145 Contact: Mr. Jim Wiegert, P.E. Project No.: 022529010 Submitted: September 17, 2005 Revised: October 20, 2005 Revised: November 11, 2005 Revised: December 20, 2005 Revised: February 6, 2006 Revised: March 2, 2006 Revised: March 29, 2006 Planning & Zoning Commission Meeting Page 17 of 77 April 6, 2006 THE HIGHLANDS AT TROPHY CLUB PLANNED DEVELOPMENT DISTRICT TOWN OF TROPHY CLUB, TEXAS TABLE OF CONTENTS Pages I. Project Location 1 II. Purpose and Intent 2 III. Definitions 3 - 4 IV. Lot Type Regulations 5 - 21 V. Neighborhood Regulations 22 - 34 VI. Development and Design Standards 35 - 41 VII. Park and Open Space Requirements 42 VIII. Development Schedule 42 EXHIBITS A. Concept Plan B. Street Type Exhibits C. Park Concept Plans D. Pathway Plan Planning & Zoning Commission Meeting Page 18 of 77 April 6, 2006 I. PROJECT LOCATION Trophy Club Village consists of approximately 697.4 acres of land generally to the north of Oakmont Drive, Oak Hill Drive and the Quorum Condominiums, east of The Lakes Subdivision and Parkview Drive, south of the Corps of Engineer’s property, and west of the Town’s eastern town limit. Planning & Zoning Commission Meeting Page 19 of 77 April 6, 2006 II. PURPOSE AND INTENT A. Purpose and Intent: The purpose of the district is to create a master planned community featuring a mixture of housing types and commercial uses in a manner that will encourage sustainable neighborhoods and attract investment to the area. 1. The purpose of this district is: a. To provide development and land use flexibility within the framework of a Planned Development zoning district. 2. The intent of this district is: a. To design streets and buildings which will contribute to creating safe neighborhoods. b. To provide an attractive environment for pedestrians which include such things as buildings framing public space, street trees, lighting and canopies that will attract pedestrians. d. To contribute to the definition and use of public parks and plazas. 3. The Highlands at Trophy Club PD is intended to provide the community with a mixture of housing types in a pattern and amount that will encourage sustainable neighborhoods and development. 4. The Highlands at Trophy Club Concept Plan delineates the boundaries of the respective neighborhood areas (Exhibit A). The General Urban Design Standards shall apply to the entire Highlands at Trophy Club District unless indicated otherwise. Housing mix, street types, building types and frontage standards for any particular area shall be controlled by the neighborhood areas delineated on the plan. B. Applicability: This Ordinance shall apply to all development within the PD boundaries. Unless otherwise stated herein, all ordinances of the Town shall apply to The Highlands at Trophy Club. Planning & Zoning Commission Meeting Page 20 of 77 April 6, 2006 III. DEFINITIONS Accessory Building: A subordinate building or structure of masonry and/or wood construction that is detached from the main building and customarily incidental to the principal building. Block: A continuous street edge along any one side, between any intersections with a Street, Mews, or Court. Court: A street with buildings fronting across the street from a central green or open space. Covered Front Porch: An area of at least 60 S.F. covered by the main roof or an architectural extension. Gifts to the Street: Building enhancements that improve the feel and experience of the street, including porches, stoops, bay windows, balconies, masonry clad chimneys, attached pergolas and colonnades. Green: A publicly accessible space with turf and landscaping fronted by buildings either directly or across the street. Landmark Sign: A sign intended to be an attractive feature in a development. It may extend above the roof line, but no more than 5 feet. It may include a Marquee Sign, and must be approved by the Planning and Zoning Commission. Marquee Sign: Any permanent roof-like structure projecting beyond a building or extending along and projecting beyond the wall of the building, generally designed and constructed to provide protection from the weather. A marquee sign shall only announce existing or future entertainment events or attractions and shall have a copy area of no more than 90 square feet. Kiosk Sign: A sign that contains individual panels and that is generally used to provide direction to residential subdivisions from major thoroughfares or to provide direction to schools, amenities, information centers, community facilities and neighborhoods within a residential subdivision. The Highlands at Trophy Club Concept Plan (Exhibit A): The graphic plan for The Highlands at Trophy Club that establishes and delineates the respective PD sub-districts such as the Village Center and other Neighborhoods. Public Open Space: Whether maintained by the school district through a joint use agreement, private association or public improvement district, publicly accessible parks, greens, squares, courtyards, plazas, parkways, medians, commons and tot lots, shall constitute Public Open Space. Pull Through Garage: A garage that is sited at the rear of a lot and behind the principal structure that requires a driveway adjacent to the principal structure to connect the garage with the street fronting the principal structure. Shall: A term requiring compliance. Planning & Zoning Commission Meeting Page 21 of 77 April 6, 2006 Shared Parking: Parking areas that provide parking for multiple commercial sites or pads. Should: A term encouraging compliance. Side Street: A street that principally is fronted by the side of a residential or commercial building on a corner lot and may facilitate alley ingress/egress. Transparency: Windows, glass doors and other clear façade treatments that provide a sense of openness to a structure. “Zero” Lot Line: The utilization of a side yard minimum lot dimension that enables the opposing side façade to act as a privacy wall for the subject residence. Planning & Zoning Commission Meeting Page 22 of 77 April 6, 2006 IV. LOT TYPE REGULATIONS The Highlands at Trophy Club will include a variety of lot types in order to achieve the goals established for the district. The lot types and requirements for each shall be as follows: A. Lot Type 1: 1. Purpose: This lot type is designed to allow single family detached dwellings on lots of not less than twelve thousand (12,000) square feet, together with the allowed incidental and accessory uses. 2. Permitted Uses: Land use and structures shall comply with uses permitted for single family residential districts in Section 13 of the Town of Trophy Club Zoning Ordinance and in accordance with the following: a. Accessory Uses: Accessory uses shall be permitted within Lot Type 1 in accordance with the regulations provided in Section 35, Accessory Structures. b. Conditional Uses: Conditional uses may be permitted within the Lot Type 1 in accordance with the regulations provided in Section 44, Conditional Use Permit. c. Limitation of Uses: 1) Any use not expressly permitted or allowed by permit herein is prohibited. 3. Plan Requirements: No application for a building permit for the construction of a building or structure shall be approved unless a plat, meeting all the requirements of the Town of Trophy Club, has been approved by the Town Council and recorded in the Denton County Plat Record. 4. Height Regulations: No building shall exceed forty feet (40’) or two and one-half (2-1/2) stories in height. 5. Area Regulations: The following minimum standards shall be required as measured from property lines: Planning & Zoning Commission Meeting Page 23 of 77 April 6, 2006 Lot Size: 12,000 square feet Lot Coverage: The combined area covered by all main buildings and accessory structures shall not exceed thirty-five percent (35%) of the total lot area. Swimming pools and spas shall not be included in determining maximum building coverage. Minimum Floor Area: The minimum square footage of a dwelling unit, exclusive of garages, breezeways and porches, shall be in accordance with the following: Type of Structure Golf Course Lots All Other Lots One story residence 2,500 2,000 One and one half story or two story residence 2,500* 2,000* * Those residences with more than one (1) story shall have a minimum first floor area of 2,000 square feet. (Including garage area) Front Yard: 25 feet minimum Rear Yard: 25 feet minimum (No rear yard shall face any street without approval from the Planning and Zoning Commission; provided, however, that this requirement shall not apply where the rear yard of a lot abuts a street which is contiguous to the perimeter of the Town.) Side Yard: 10 feet minimum; provided that the distance between buildings and structures on contiguous lots remains a minimum 20 feet, the width of the side yard on one side may be reduced to not less than 5 feet. Side Yard Adjacent to Street: 20 feet minimum Lot Width: 90 feet minimum; (measured at the front building line) Lot Width Adjacent to Side Street: 100 feet (measured at the front building line) Lot Depth: 110 feet minimum Lot Depth (corner or cul-de-sac lot): 100 feet minimum Planning & Zoning Commission Meeting Page 24 of 77 April 6, 2006 Garage: May not face front street unless set back at least 30 feet from main façade; may not face side street unless set back 50 feet from side street. Planning & Zoning Commission Meeting Page 25 of 77 April 6, 2006 . Lot Type 2: 1. Purpose: This lot type is designed to allow single family detached dwellings on lots of not less than ten thousand (10,000) square feet, together with the allowed incidental and accessory uses. 2. Permitted Uses: Land use and structures shall comply with uses permitted for single family residential districts in Section 13 of the Town of Trophy Club Zoning Ordinance and in accordance with the following: a. Accessory Uses: Accessory uses shall be permitted within Lot Type 2 in accordance with the regulations provided in Section 35, Accessory Structures. b. Conditional Uses: Conditional uses may be permitted within the Lot Type 2 in accordance with the regulations provided in Section 44, Conditional Use Permit. d. Limitation of Uses: 1) Any use not expressly permitted or allowed by permit herein is prohibited. 3. Plan Requirements: No application for a building permit for the construction of a building or structure shall be approved unless a plat, meeting all the requirements of the Town of Trophy Club, has been approved by the Town Council and recorded in the Denton County Plat Record. 4. Height Regulations: No building shall exceed forty feet (40’) or two and one-half (2-1/2) stories in height. 5. Area Regulations: The following minimum standards shall be required as measured from property lines: Lot Size: 10,000 square feet Lot Coverage: The combined area covered by all main buildings and accessory structures shall not exceed thirty-five percent (35%) of the total lot area. Swimming pools and spas shall not be included in determining maximum building coverage. Planning & Zoning Commission Meeting Page 26 of 77 April 6, 2006 Minimum Floor Area: The minimum square footage of a dwelling unit, exclusive of garages, breezeways and porches, shall be in accordance with the following: Type of Structure Golf Course Lots All Other Lots One story residence 2,250 2,000 One and one half story or two story residence 2,250* 2,000* * Those residences with more than one (1) story shall have a minimum first floor area of 2,000 square feet. (Including garage area) Front Yard: 25 feet minimum Rear Yard: 25 feet minimum (No rear yard shall face any street without approval from the Planning and Zoning Commission; provided, however, that this requirement shall not apply where the rear yard of a lot abuts a street which is contiguous to the perimeter of the Town.) Side Yard: 7.5 feet minimum; provided that the distance between buildings remains a minimum of 15 feet, the width of the side yard on one side may be reduced to not less than 5 feet Side Yard Adjacent to Street: 15 feet minimum Lot Width: 80 feet minimum (measured at the front building line) Lot Width Adjacent to Side Street: 90 feet minimum (measured at the front building line) Lot Depth: 110 feet minimum Lot Depth (corner or cul-de-sac lot): 100 feet minimum Garage: May not face front street unless set back at least 30 feet from main façade; may not face side street unless set back 50 feet from side street. Planning & Zoning Commission Meeting Page 27 of 77 April 6, 2006 C. Lot Type 3: 1. Purpose: This lot type is designed to allow single family detached dwellings on lots of not less than eight thousand, four hundred (8,400) square feet, together with the allowed incidental and accessory uses. 2. Permitted Uses: Land use and structures shall comply with uses permitted for single family residential districts in Section 13 of the Town of Trophy Club Zoning Ordinance and in accordance with the following: a. Accessory Uses: Accessory uses shall be permitted within Lot Type 3 in accordance with the regulations provided in Section 35, Accessory Structures. b. Conditional Uses: Conditional uses may be permitted within the Lot Type 3 in accordance with the regulations provided in Section 44, Conditional Use Permit. e. Limitation of Uses: 1) Any use not expressly permitted or allowed by permit herein is prohibited. 3. Plan Requirements: No application for a building permit for the construction of a building or structure shall be approved unless a plat, meeting all the requirements of the Town of Trophy Club, has been approved by the Town Council and recorded in the Denton County Plat Record. 4. Height Regulations: No building shall exceed forty feet (40’) or two and one-half (2-1/2) stories in height. 5. Area Regulations: The following minimum standards shall be required as measured from property lines: Lot size: 8,400 square feet Lot Coverage: The combined area covered by all main buildings and accessory structures shall not exceed forty percent (40%) of the total lot area. Swimming pools and spas shall not be included in determining maximum building coverage. Minimum Floor Area: The minimum square footage of a dwelling unit, exclusive of garages, breezeways and porches, shall be in accordance with the following: Type of Structure Golf Course Lots All Other Lots One story residence 2,000 1,800 Planning & Zoning Commission Meeting Page 28 of 77 April 6, 2006 One and one half story or two story residence 2,000 1,800 Front Yard: 25 feet minimum Rear Yard: 20 feet minimum (No rear yard shall face any street without approval from the Planning and Zoning Commission; provided, however, that this requirement shall not apply where the rear yard of a lot abuts a street which is contiguous to the perimeter of the Town.) Side Yard: 6 feet minimum Side Yard Adjacent to Street: 15 feet minimum Lot Width: 70 feet minimum (measured at front building line) Lot Width Adjacent to Side Street: 80 feet minimum (measured at front building line) Lot Depth: 110 feet minimum Lot Depth (corner or cul-de-sac lot): 90 feet minimum Garage: May face front or side street. Garage doors facing a street must have one of the following: 1) Two (2) separate bays 2) Covered by 4’ Porte-cochere 3) Set back 10’ minimum from main façade 4) Architectural enhancements to garage doors, which can include two-tone paint, decorative hardware, decorative windows, or panel detailing. Planning & Zoning Commission Meeting Page 29 of 77 April 6, 2006 D. Lot Type 4: 1. Purpose: This lot type is designed to allow single family detached dwellings on lots of not less than seven thousand, two hundred (7,200) square feet, together with the allowed incidental and accessory uses. 2. Permitted Uses: Land use and structures shall comply with uses permitted for single family residential districts in Section 13 of the Town of Trophy Club Zoning Ordinance and in accordance with the following: a. Accessory Uses: Accessory uses shall be permitted within Lot Type 4 in accordance with the regulations provided in Section 35, Accessory Structures. b. Conditional Uses: Conditional uses may be permitted within the Lot Type 4 in accordance with the regulations provided in Section 44, Conditional Use Permit. f. Limitation of Uses: 1) Any use not expressly permitted or allowed by permit herein is prohibited. 3. Plan Requirements: No application for a building permit for the construction of a building or structure shall be approved unless a plat, meeting all the requirements of the Town of Trophy Club, has been approved by the Town Council and recorded in the Denton County Plat Record. 4. Height Regulations: No building shall exceed forty feet (40’) or two and one-half (2-1/2) stories in height. 5. Area Regulations: The following minimum standards shall be required as measured from property lines: Lot Size: 7,200 square feet Lot Coverage: The combined area covered by all main buildings and accessory structures shall not exceed forty percent (40%) of the total lot area. Swimming pools and spas shall not be included in determining maximum building coverage. Planning & Zoning Commission Meeting Page 30 of 77 April 6, 2006 Minimum Floor Area: The minimum square footage of a dwelling unit, exclusive of garages, breezeways and porches, shall be in accordance with the following: Type of Structure Golf Course Lots All Other Lots One story residence 2,000 1,650 One and one half story or two story residence 2,000 1,800 Front Yards: Shall be a minimum of 25% relatively equal number of lots with 20 foot, 23 foot, and 26 foot minimum front yards. The minimum front building line for each lot shall be shown on the Final Plat for the subdivision, to create a variety of front yards on each street. Rear Yard: 20 feet minimum (No rear yard shall face any street without approval from the Planning and Zoning Commission; provided, however, that this requirement shall not apply where the rear yard of a lot abuts a street which is contiguous to the perimeter of the Town.) Side Yard: A minimum of five (5) feet on each side. Side Yard Adjacent to Street: 15 feet minimum Lot Width: 60 feet minimum (measured at front building line) Lot Width Adjacent to Side Street: 70 feet (measured at front building line) Lot Depth: 100 feet minimum Lot Depth (corner or cul-de-sac lot): 85 feet minimum Planning & Zoning Commission Meeting Page 31 of 77 April 6, 2006 Garages: May face front or side street. Garage doors facing a street must have one of the following: • Two (2) separate bays • Covered by 4’ Porte-cochere • Set back 10’ minimum from main façade • Architectural enhancements to garage doors, which can include two-tone paint, decorative hardware, decorative windows, or panel detailing. Planning & Zoning Commission Meeting Page 32 of 77 April 6, 2006 E. Lot Type 5: 1. Purpose: This lot type is designed to allow single family detached dwellings on lots of not less than six thousand (6,000) square feet, together with the allowed incidental and accessory uses. 2. Permitted Uses: Land use and structures shall comply with uses permitted for single family residential districts in Section 13 of the Town of Trophy Club Zoning Ordinance and in accordance with the following: a. Accessory Uses: Accessory uses shall be permitted within Lot Type 5 in accordance with the regulations provided in Section 35, Accessory Structures. b. Conditional Uses: Conditional uses may be permitted within the Lot Type 5 in accordance with the regulations provided in Section 44, Conditional Use Permit. g. Limitation of Uses: 1) Any use not expressly permitted or allowed by permit herein is prohibited. 3. Plan Requirements: No application for a building permit for the construction of a building or structure shall be approved unless a plat, meeting all the requirements of the Town of Trophy Club, has been approved by the Town Council and recorded in the Denton County Plat Record. 4. Height Regulations: No building shall exceed forty feet (40’) or two and one-half (2-1/2) stories in height. 5. Area Regulations: The following minimum standards shall be required as measured from property lines: Lot Size: 6,000 square feet Lot Coverage: The combined area covered by all main buildings and accessory structures shall not exceed fifty percent (50%) of the total lot area. Swimming pools and spas shall not be included in determining maximum building coverage. Minimum Floor Area: 1,500 square feet Planning & Zoning Commission Meeting Page 33 of 77 April 6, 2006 Front Yards: Shall be a relatively equal number of lots with 20 foot, 23 foot, and 26 foot minimum front yards. The minimum front building line for each lot shall be shown on the Final Plat for the subdivision, to create a variety of front yards on each street. Rear Yard: 15 feet minimum (20 feet if alley served) Side Yard: 5 feet minimum Side Yard Adjacent to Street: 15 feet minimum Lot Width: 50 feet minimum (measured at front building line) Lot Width Adjacent to Side Street: 60 feet minimum (measured at front building line) Lot Depth: 100 feet minimum Lot Depth (corner or cul-de-sac lot): 85 feet minimum Garages: Must face a residential alley unless approved otherwise on the Site Plan. Planning & Zoning Commission Meeting Page 34 of 77 April 6, 2006 F. Lot Type 6: 1. Purpose: This lot type is designed to allow single family detached dwellings on lots of not less than four thousand, four hundred (4,400) square feet, together with the allowed incidental and accessory uses. 2. Permitted Uses: Land use and structures shall comply with uses permitted for single family residential districts in Section 13 of the Town of Trophy Club Zoning Ordinance and in accordance with the following: a. Accessory Uses: Accessory uses shall be permitted within Lot Type 6 in accordance with the regulations provided in Section 35, Accessory Structures. b. Conditional Uses: Conditional uses may be permitted within the Lot Type 6 in accordance with the regulations provided in Section 44, Conditional Use Permit. h. Limitation of Uses: 1) Any use not expressly permitted or allowed by permit herein is prohibited. 3. Plan Requirements: No application for a building permit for the construction of a building or structure shall be approved unless a plat, meeting all the requirements of the Town of Trophy Club, has been approved by the Town Council and recorded in the Denton County Plat Record. 4. Height Regulations: No building shall exceed forty feet (40’) or two and one-half (2-1/2) stories in height. 5. Area Regulations: The following minimum standards shall be required as measured from property lines: Lot Size: 4,400 square feet Lot Coverage: The combined area covered by all main buildings and accessory structures shall not exceed sixty percent (60%) of the total lot area. Swimming pools and spas shall not be included in determining maximum building coverage. Minimum Floor Area: 1,200 square feet Front Yard: 20 feet minimum (15 feet if alley served) Rear Yard: 15 feet minimum (20 feet if alley served) Side Yard: 5 feet minimum Planning & Zoning Commission Meeting Page 35 of 77 April 6, 2006 Side Yard Adjacent to Street: 10 feet minimum Lot Width: 40 feet minimum (measured at front building line) Lot Width Adjacent to Side Street: 45 feet minimum (measured at front building line) Lot Depth: 100 feet minimum Lot Depth (corner or cul-de-sac lot): 85 feet minimum Garages: Must face a residential alley unless approved otherwise on the Site Plan. Planning & Zoning Commission Meeting Page 36 of 77 April 6, 2006 G. Lot Type 7: 1. Purpose: This lot type is designed to allow single family attached dwellings (townhouse) on lots of not less than two thousand, five hundred (2,500) square feet, together with the allowed incidental and accessory uses. 2. Permitted Uses: Land use and structures shall comply with uses permitted for single family residential districts in Section 13 of the Town of Trophy Club Zoning Ordinance and in accordance with the following: a. Accessory Uses: Accessory uses shall be permitted within Lot Type 7 in accordance with the regulations provided in Section 35, Accessory Structures. b. Conditional Uses: Conditional uses may be permitted within the Lot Type 7 in accordance with the regulations provided in Section 44, Conditional Use Permit. i. Limitation of Uses: 1) Any use not expressly permitted or allowed by permit herein is prohibited. 3. Plan Requirements: No application for a building permit for the construction of a building or structure shall be approved unless a plat, meeting all the requirements of the Town of Trophy Club, has been approved by the Town Council and recorded in the Denton County Plat Record. 4. Height Regulations: No building shall exceed forty feet (40’) or two and one-half (2-1/2) stories in height. 5. Area Regulations: The following minimum standards shall be required as measured from property lines: Lot Size: 2,500 square feet Lot Coverage: The combined area covered by all main buildings and accessory structures shall not exceed seventy percent (70%) of the total lot area. Swimming pools and spas shall not be included in determining maximum building coverage. Minimum Floor Area: 1,350 square feet Front Yard: 10 feet minimum Rear Yard: 10 feet minimum (20 feet if alley served) Planning & Zoning Commission Meeting Page 37 of 77 April 6, 2006 Side Yard: 0 feet Side Yard Adjacent to Street: 10 feet minimum Lot Width: 25 feet minimum Lot Width Adjacent to Side Street: 35 feet minimum Lot Depth: 100 feet minimum Lot Depth (corner or cul-de-sac lot): 85 feet minimum Spacing between Structures: 10 feet minimum Length of Structures: Maximum three (3) units per structure. Garages: Must face a residential alley unless approved otherwise on the Site Plan. Pl a n n i n g & Z o n i n g C o m m i s s i o n M e e t i n g P a g e 3 8 o f 7 7 Ap r i l 6 , 2 0 0 6 TA B L E N O . 4 - 1 Su m m a r y o f L o t T y p e R e g u l a t i o n s Lo t Ty p e Mi n . Sq u a r e Fo o t a g e Ty p i c a l Di m e n s i o n s Mi n . Wi d t h Mi n . De p t h Ya r d S e t b a c k s M i n . D w e l l i n g S q u a r e Footage F r o n t S i d e Si d e A d j a c e n t To S t r e e t Re a r G o l f O t h e r s 1 1 2 , 0 0 0 s . f . 1 0 0 ’ x 1 2 0 ’ 9 0 ’ 1 1 0 ’ 2 5 ’ 1 0 ’ 2 0 ’ 2 5 ’ 2,500 s.f 2,000 s.f. 2 1 0 , 0 0 0 s . f . 8 0 ’ x 1 2 5 8 0 ’ 1 1 0 ’ 2 5 ’ 7 . 5 ’ 1 5 ’ 2 5 ’ 2,500 s.f 2,000 s.f. 3 8 , 4 0 0 s . f . 7 0 ’ x 1 2 0 ’ 7 0 ’ 1 1 0 ’ 2 5 ’ 6 ’ 1 5 ’ 2 0 ’ 2 , 0 0 0 s . f . 1 , 8 0 0 s . f . 4 7 , 2 0 0 s . f . 6 0 ’ x 1 2 0 ’ 6 0 ’ 1 0 0 ’ 2 0 ’ - 2 6 ’ 5 ’ 1 5 ’ 2 0 ’ 2 , 0 0 0 s . f . 1 , 6 5 0 s . f . 5 6 , 0 0 0 s . f . 5 0 ’ x 1 2 0 ’ 5 0 ’ 1 0 0 ’ 2 0 ’ - 2 6 ’ * 5 ’ 1 5 ’ 2 0 ’ * * 1 , 5 0 0 s . f . 6 4 , 4 0 0 s . f . 4 0 ’ x 1 1 0 ’ 4 0 ’ 1 0 0 ’ 2 0 ’ * 5 ’ 1 0 ’ 2 0 ’ * * 1 , 2 0 0 s . f . 7 2 , 5 0 0 s . f . 2 5 ’ x 1 0 0 ’ 2 5 ’ 1 0 0 ’ 1 0 ’ 0 ’ 1 0 ’ 1 0 ’ 1 , 3 5 0 s . f . * 1 5 ’ i f a l l e y s e r v e d ** 1 5 ’ i f n o t a l l e y s e r v e d Planning & Zoning Commission Meeting Page 39 of 77 April 6, 2006 V. NEIGHBORHOOD REGULATIONS A. Neighborhood 1: Neighborhood 1 should include the following three (3) lot types: • Lot Type 4 shall be required along Trophy Club Drive and represent approximately 24 lots. • Lot Type 5 - Approximately 128 lots. • Lot Type 6 – Approximately 106 lots. Total Number of Lots: 258 B. Neighborhood 2: Neighborhood 2 should include the following two (2) lot types: • Lot Type 2 shall be required along Trophy Club Drive south of Marshall Creek Road and along the golf course. A minimum of 50 Type 2 lots are required. • Lot Type 4 - Approximately 130 lots. Total Number of Lots: 180 C. Neighborhood 3: Neighborhood 3 should include the following two (2) lot types: • Lot Type 2 shall be required along Trophy Club Drive and along the golf course. A minimum of 105 Type 2 lots are required. • Lot Type 4 – Approximately 59 lots. Total Number of Lots: 164 Planning & Zoning Commission Meeting Page 40 of 77 April 6, 2006 D. Neighborhood 4: Neighborhood 4 should include the following four (4) lot types: • Lot Type 1 shall represent a minimum of 10 lots. • Lot Type 2 shall represent a minimum of 45 lots. • Lot Type 3 - Approximately 100 lots. • Lot Type 5 - Approximately 88 lots. Lots backing to the golf course shall have a minimum width of seventy (70) feet. Total Number of Lots: 243 E. Neighborhood 5: Neighborhood 5 should include the following four (4) lot types: • Lot Type 3 - Approximately 77 lots. • Lot Type 4 shall be required along Trophy Club Drive and shall represent approximately 40 lots. • Lot Type 5 - Approximately 42 lots. • Lot Type 7 shall not exceed 116 lots. Total Number of Lots: 275 F. Neighborhood 6: Neighborhood 6 should include the following two (2) lot types: • Lot Type 2 shall represent a minimum of 110 lots. • Lot Type 4 - Approximately 79 lots. Total Number of Lots: 189 Planning & Zoning Commission Meeting Page 41 of 77 April 6, 2006 G. Neighborhood 7: Neighborhood 7 should include the following three (3) lot types: • Lot Type 3 – Approximately 147 lots. • Lot Type 4 - Approximately 15 lots. • Lot Type 5 - Approximately 66 lots. Total Number of Lots: 228 H. Neighborhood 8: Neighborhood 8 should include the following three (3) lot types: • Lot Type 4 shall be required along Trophy Club Drive and represent approximately 49 lots. • Lot Type 5 – Approximately 20 lots. • Lot Type 6 – Approximately 72 lots. Total Number of Lots: 141 I. Neighborhood 9: Neighborhood 9 should include the following lot type: • Lot Type 1 - Approximately 44 lots. Total Number of Lots: 44 The maximum number of lots permitted within the Highlands at Trophy Club PD District shall not exceed 1,722 lots. The number of lots for any given lot type in a neighborhood can increase by a maximum 5% but the total number of lots can not exceed the 1,722 lot maximum. Pl a n n i n g & Z o n i n g C o m m i s s i o n M e e t i n g P a g e 4 2 o f 7 7 Ap r i l 6 , 2 0 0 6 TA B L E N O . 5 - 1 Ne i g h b o r h o o d L o t a n d D e n s i t y S u m m a r y Ty p e 1 2 3 4 5 6 7 Mi n S F 12 , 0 0 0 1 0 , 0 0 0 8 , 4 0 0 7 , 2 0 0 6 , 0 0 0 4 , 4 0 0 2 , 5 0 0 T o t a l Gr o s s Ac r e a g e Net Ac r e a g e Gross Density Net Density NH 1 - - - 2 4 1 2 8 1 0 6 - 2 5 8 8 3 . 1 7 0 . 7 3 . 1 3 . 6 2 - 5 0 - 1 3 0 - - - 1 8 0 6 0 . 8 6 0 . 8 3 . 0 3 . 0 3 - 1 0 5 - 5 9 - - - 1 6 4 5 9 . 0 5 7 . 9 2 . 8 2 . 8 4 1 0 4 5 1 0 0 - 8 8 - - 2 4 3 8 8 . 7 7 6 . 9 2 . 7 3 . 2 5 - - 7 7 4 0 4 2 - 1 1 6 2 7 5 8 5 . 1 6 7 . 1 3 . 2 4 . 1 6 - 1 1 0 - 7 9 - - - 1 8 9 8 5 . 6 7 7 . 1 2 . 2 2 . 5 7 - - 1 4 7 1 5 6 6 - - 2 2 8 1 1 6 . 6 7 3 . 1 2 . 0 3 . 1 8 - - - 4 9 2 0 7 2 - 1 4 1 5 2 . 6 4 2 . 8 2 . 7 3 . 3 9 4 4 - - - - - - 4 4 1 9 . 2 1 9 . 2 2 . 3 2 . 3 Pu b l i c P a r k - - - - - - - N / A 3 0 . 1 1 9 . 7 N / A N / A Re s i d e n t i a l T o t a l 54 3 1 0 3 2 4 3 9 6 3 4 4 1 7 8 1 1 6 1 , 7 2 2 6 8 0 . 8 5 6 5 . 3 2 . 5 3 . 0 Pe r c e n t a g e 3. 1 % 1 8 . 0 % 1 8 . 8 % 2 3 . 0 % 2 0 . 0 % 1 0 . 3 % 6 . 7 % 1 0 0 . 0 % - - - - Vi l l a g e C e n t e r - - - - - - - N / A 1 6 . 6 1 6 . 6 N / A N / A To t a l 1 , 7 2 2 6 9 7 . 4 5 8 1 . 9 N / A N / A Planning & Zoning Commission Meeting Page 43 of 77 April 6, 2006 J. Village Center: 1. Permitted Uses: a. Professional and administrative offices b. Bakery c. Bank d. Bookstores e. Financial institutions f. Cafes with or without patio g. Restaurants without drive-ins h. Florist (no outdoor storage) i. Day spa (hair salon, facial treatment, massages) j. Barber or beauty salon k. Pet services including veterinarian (without outdoor kennels) l. Dry cleaning and laundry (pickup/drop-off only) m. Furniture sales (no outside sales or display) n. Specialty Shops o. Day Care p. Kindergarten q. Schools, Private or Public r. Religious Institutions s. Community Facilities to include libraries t. Municipal facilities to include Fire, Police, and EMS Planning & Zoning Commission Meeting Page 44 of 77 April 6, 2006 2. Architectural and Site Design Standards: a. Building Walls and Roofs 1) An expression line shall delineate divisions between floors of all buildings, and a cornice shall delineate the tops of facades that do not utilize a pitched roof. 2) All buildings shall be designed such that no mechanical equipment (HVAC, etc.) and satellite dishes are visible from the public right-of-way or open space, whether the equipment is located on the ground, exterior walls or the roof. To screen rooftop mechanical equipment, other appurtenances, and flat or built-up roofs, all structures having a 6,000 square feet or less footprint shall be constructed with a pitched roof. Those structures having a footprint greater than 6,000 square feet shall be constructed with either a pitched or parapet roof system enclosed on all sides. 3) Mansard roofs and flat membrane-type roofs that are visible from ground level are prohibited. 4) For retail storefronts, a transom, display window area and bulkhead at the base shall be utilized. Planning & Zoning Commission Meeting Page 45 of 77 April 6, 2006 5) Ground floor retail building plate heights should provide for at least fourteen feet (14’) in height. 6) Generally, windows shall be oriented vertically. 7) Columns and piers generally shall be spaced no farther apart than they are tall. 8) Transparency: i. Each floor of any building façade facing a park, plaza or street shall contain transparent windows covering from fifteen percent (15%) to seventy-five percent (75%) of the façade area. ii. In order to provide clear views of merchandise and to provide natural surveillance of exterior street spaces, the ground-floor along the retail storefront facade shall have transparent storefront windows covering no less than fifty percent (50%) of the façade area. iii. Entryways recessed at least four feet (4’). b. Permitted Finishes: 1) At least eighty percent (80%) of the exterior of all new buildings (excluding doors and windows) shall be finished in one or more of the following materials: i. Brick, stone, cast stone, or stucco. ii. Split face concrete block, poured-in-place concrete, and tilt-wall concrete. It is the intent that any use of concrete products shall have an integrated color and be textured or patterned. Tilt-wall concrete structures shall include reveals, punch-outs, or other similar surface characteristics to enhance the façade on at least twenty percent (20%) of each façade. iii. Side facades and rear facades shall be of finished quality and of the same color and materials that blend with the front of the building. Rear facades may be painted tilt-wall or painted block matching the same color of the rest of the building if the rear façade faces an alley or is not viewable from a public street or right-of-way. Planning & Zoning Commission Meeting Page 46 of 77 April 6, 2006 2) To improve the pedestrian orientation, the ground floor of commercial/retail buildings shall utilize a combination of the following, unless otherwise approved by the Town: i. Corbelling, molding, string coursing, ornamentation, changes in material and color, or other sculpturing of the base; ii. Recessed windows or other techniques to distinguish the windows in the façade such as arches, pediments and mullions; and iii. Entryways recessed at least four feet (4’). 3) The utilization of repetitive storefronts for “architectural” consistency is discouraged in order to maintain an interesting street experience; although the utilization of common architectural elements shall be considered to facilitate a certain level of functional continuity. c. Building Orientation and Pedestrian Site Design: 1) Any building (excluding parking garages and other accessory buildings) viewed from a public right-of-way or public open space shall either face such right-of-way or open space, or shall have a façade facing such area in keeping with the character of the front façade, including the utilization of similar fenestration and materials. 2) Pedestrian Elements To improve the walkability and access of commercial and retail areas, the following are encouraged in the site design of a project: i. Patio/café seating areas ii. Pedestrian plazas/kiosk areas iii. Drinking fountains iv. Water features with sitting areas v. Bicycle racks vi. Continuous walkways linking stores vii. Shade provided by building orientation, canopies and/or trees viii. Decorative Trash receptacles Planning & Zoning Commission Meeting Page 47 of 77 April 6, 2006 3) Parking Lot and Building Frontage Landscaping and Design i. A minimum of fifteen (15) square feet of landscaping including tree islands for each parking space shall be provided within the paved boundaries of the parking lot, with the landscaped areas protected by raised curbs except where wheel stops are utilized at the front of parking spaces along a landscaped median between parking bays, and pavement no closer than three feet (3’) from the trunk of trees. ii. Landscaped islands of a minimum of five feet (5’) in width and extending the entire length of the parking stall generally shall be located at the terminus of all parking rows and shall contain at least one three inch (3”) caliper tree consistent with the Tree List in Section VI – Development and Design Standards. iii. Parking spaces shall be a minimum depth of 18 feet and a minimum width of 9 feet; to encourage better shade patterns, parking bays shall be separated by a minimum five foot (5’) wide landscaped median (See illustration below), with three inch (3”) caliper shade trees planted every thirty feet and wheel stops placed so as to allow the front of vehicles to encroach over the landscaped median without hitting the trees. Planning & Zoning Commission Meeting Page 48 of 77 April 6, 2006 iv. Foundation plantings are required for buildings or groups of buildings greater than 40,000 square feet and where the front building facade does not abut a public sidewalk, including a 3.0 inch caliper shade tree for every 10,000 square feet of gross building area consistent with the Tree List above. Small ornamental trees are permitted on a ratio of 4 to 1 instead of 3.0 inch caliper shade trees. This is intended to enhance the pedestrian experience in front of larger buildings and to break up large impervious surfaces between parking areas and the building. Foundation planting trees shall be planted within approximately 30 feet of the front façade and are required in addition to any street trees required herein. Tree grates shall be utilized for trees planted less than four (4) feet back of curb. Tree spacing shall not impede sign visibility or pedestrian safety but shall be placed so as to provide an effective shade environment in front of the building. d. Loading Areas and Trash Receptacles: 1) Loading and service areas shall be located at the side of or in the rear of buildings. Every effort should be made to reduce the need for segregated loading and service areas by ensuring that deliveries are made off-hours. Such uses as grocery stores, however, may require a loading dock area. Where tractor/semi-trailer delivery may conflict with land uses on or adjacent to the site, then the following standards shall be followed: i. Loading and service areas shall be located at the side or rear of buildings. ii. Off-street loading areas shall be screened from view of any street public open space or adjacent property. iii. Loading areas shall be enclosed on three sides by a wall or other screening device not less than 10 feet in height. iv. Loading areas shall not be located closer than 50’ to any single family lot, unless wholly within an enclosed building. Planning & Zoning Commission Meeting Page 49 of 77 April 6, 2006 v. Screening materials shall be comprised of a wall that has a similar finish to the primary structure, or a combination of trees and shrubs that will result in solid screening within 2 years. vi. However, when adjacent to a residentially zoned district a screening wall with landscaping shall be used. 2. Trash/Recycling Receptacles: i. Commercial trash/recycling containers shall be located on the side or rear of the building and screened from public view. ii. Such containers shall be located at least 50’ away from adjacent residential property lines. iii. Such containers shall be screened on 4 sides, using an enclosure that is 7’ tall or of a height that is a minimum of 1’ above the top of the container, whichever is taller. Screening shall be comprised of brick, stone, reinforced concrete, or other similar masonry materials that have a similar finish to the primary finish; and all fence posts shall be rust- protected metal, concrete based masonry or concrete pillars. iv. 6” concrete filled steel pipes shall be located to protect the enclosure from truck operations. v. Such container enclosures shall have steel gates and tie-backs to secure them in an open position, and fasteners to keep them closed. vi. Screening shall be maintained at all times. e. Signage 1) General: Signs shall be flat against the façade, projecting from the façade or ground monument mounted. No signs shall project above the façade unless approved as part of a site plan as a “landmark sign” such as a theater marquee or other special sign located in an prominent location and Planning & Zoning Commission Meeting Page 50 of 77 April 6, 2006 intended to provide a special character to the district and orientation to visitors. 2) Lighting: Signs shall generally be externally lit. Only individual letters and symbols may be internally lit. Neon signs shall be prohibited. 3) Finish Materials: Materials shall complement the architecture of the building, and may include wood— painted or natural; metal—copper, brass, galvanized steel; painted canvas; paint; engraving directly on façade surface; and brick or stone for monument signs. 4) Wall Signs: i. One and a half (1.5) square feet of signage is permitted for each linear foot of the primary facade of the building, excluding wing walls. (E.g. a 100’ long building façade would allow for 150 square feet of wall sign area on the building.) ii. Only one building façade with a primary entrance may be used to calculate wall signage. iii. Wall signs may be placed on any face of the building. iv. Maximum area of any single sign mounted perpendicular to a given façade shall not exceed 10 square feet unless it protrudes above the top of the facade. v. Protruding or hanging signs shall maintain a minimum clear height of eight (8) feet above the sidewalk. 5) Monument Signs: i. Monument signs up to eight (8) feet in height are the only permanent freestanding signs allowed. ii. Maximum area of a monument sign shall be 96 square feet per sign face. Monument signs may have only two (2) sign faces. iii. If a Commercial Neighborhood extends over 1000 linear feet, then one monument sign per 500’ of frontage is permitted. (E.g. a site with 1,000’ or more of frontage may have two (2) monument signs, a site with 1,500’ or more may have three (3) signs, etc.). Planning & Zoning Commission Meeting Page 51 of 77 April 6, 2006 iv. The structure of monument signs shall be constructed of materials and colors utilized on the primary building’s façade. v. Monument signs must be spaced a minimum of two hundred fifty feet (250’) apart, unless approved otherwise at Detailed Site Plan. 6) Parking: Retail and office uses shall meet the Town’s parking standards at the time of development. Planning & Zoning Commission Meeting Page 52 of 77 April 6, 2006 VI. DEVELOPMENT AND DESIGN STANDARDS A. Street Types: The following street types shall establish the criteria for streets allowed within The Highlands at Trophy Club PD District. Section drawings for each street type are illustrated in Exhibit B. 1. Trophy Club Drive (C4D – Major Collector, Divided, 90’ Right-of-Way). Classification: Designed to handle the large volumes of traffic from one area of Town to another and to serve as the major point of ingress/egress to the Town. Direct residential driveway access is not allowed. Public Right-of-Way Width: 90’ Design Speed: 40 m.p.h. Pavement Width: Two (2) - 25’ B/B Curb Radii: 30’ Minimum Centerline Radius for Curves: 700’ Minimum Tangent between Reverse Curves: 50’ Minimum Sidewalk Width: 4’ Landscape Median (Measured from Back-of-Curb): 18’ in Width Parking: No parking allowed. 2. Minor Collector (C2U – Minor Collector, 60’ Right-of-Way) Classification: Designed to carry neighborhood traffic to the major collectors. Direct residential driveway access is permitted, but not encouraged. Public Right-of-Way Width: 60’ Design Speed: 30 m.p.h. Pavement Width: 41’ B/B Curb Radii: 30’ Minimum Centerline Radius for Curves: 300’ Minimum Tangent between Reverse Curves: 50’ Minimum Sidewalk Width: 4’ Parking: Parking allowed on both sides of street. 3. Local Street (L2U – Local Street, 50’ Right-of-Way) Classification: Designed to provide access to residential areas. Public Right of Way Width: 50’ Design Speed: 30 m.p.h. Pavement Width: 27’ B/B Curb Radii: 25’ Minimum Centerline Radius for Curves: 300’ Minimum Tangent between Reverse Curves: 50’ Minimum Sidewalk Width: 4’ Parking: Allowed on both sides of street. 4. Local Two – Way Court, 40’ Right-of-Way. Planning & Zoning Commission Meeting Page 53 of 77 April 6, 2006 Classification: Designed to provide access to residential areas. Use of this street section is restricted to single loaded streets adjacent to open space. Public Right-of-Way Width: 40’ Design Speed: 30 m.p.h. Pavement Width: 27’ B/B Curb Radii: 25’ Minimum Centerline Radius for Curves: 300’ Minimum Tangent between Reverse Curves: 50’ Minimum Sidewalk Width: 4’ Parking: Allowed on one side only. Parking is prohibited on the side of the street adjacent to open space. 5. Local One – Way Court, 35’ Right-of-Way. Classification: Designed to provide driveway access for homes facing Trophy Club Drive. Street is single loaded and has an open space buffer between the street and Trophy Club Drive. Number of lots served by this street section shall be limited to 30. Public Right-of-Way Width: 35’ Design Speed: 20 m.p.h. Pavement Width: 24’, or, 20’ with 4’ Hard Surface for Fire Access Curb Radii: TBD* Minimum Centerline Radius for Curves: TBD* Minimum Tangent between Reverse Curves: TBD* Minimum Sidewalk Width: 4’ Parking: Allowed on one side only. Parking is prohibited on the side of the street adjacent to open space. 6.7. Alley Classification: Designed to provide driveway access for residential rear entry homes. Permitted for Lot Types 5, 6, and 7 only. Public Right-of-Way Width: 17’ Design Speed: N/A Pavement Width: 12’ Minimum Centerline Radius for Curves: TBD* Minimum Tangent between Reverse Curves: TBD* Curb Radii: TBD* Parking: No parking allowed. *To be determined at time of platting Planning & Zoning Commission Meeting Page 54 of 77 April 6, 2006 Existing platted streets shall conform to the standards established in The Highlands at Trophy Club Street Types when subject to redesign. However, this will not change already-platted right-of-way. The Town Engineer shall have the discretionary authority to consider and approve exceptions to the Street Design Standards based on compelling evidence of hardship on a case-by-case basis. Pl a n n i n g & Z o n i n g C o m m i s s i o n M e e t i n g P a g e 5 5 o f 7 7 Ap r i l 6 , 2 0 0 6 TA B L E N O . 6 - 1 Ro a d w a y S t a n d a r d s St r e e t T y p e De s i g n Sp e e d * St r e e t RO W Wi d t h St r e e t Pa v e m e n t Wi d t h Pa r k w a y W i d t h Cu r b Re t u r n Ra d i i Mi n i m u m Ce n t e r l i n e Ra d i i Me d i a n Wi d t h Min Tangent Between Reverse Curves C4 D - M a j o r C o l l e c t o r 40 9 0 ' 2 - 2 5 ' 1 1 ' 3 0 ' 7 0 0 ' 1 8 ' 5 0 ' C2 U - M i n o r C o l l e c t o r 30 6 0 ' 4 1 ' 9 . 5 ' 3 0 ' 3 0 0 ' - 5 0 ' L2 U - L o c a l S t r e e t 30 5 0 ' 2 7 ' 1 1 . 5 ' 2 5 ' 3 0 0 ’ - 5 0 ' Lo c a l T w o - W a y C o u r t 30 4 0 ' 2 7 ' 11 . 5 ' ( o n e s i d e on l y ) 25 ' 3 0 0 ’ - 5 0 ' Lo c a l O n e - W a y C o u r t 30 3 5 ' 2 4 ' * * 10 ' ( o n e s i d e on l y ) TB D * * * T B D * * * - T B D * * * Re s i d e n t i a l A l l e y - 1 7 ' 1 2 ' 2 . 5 ' T B D * * * T B D * * * - T B D * * * No t e s : * D e s i g n S p e e d d o e s n o t i m p l y s p e e d l i m i t . S p e e d L i m i t s e t i n a c c o r d a n c e w i t h T o w n o r d i n a n c e . * * O r 2 0 ’ w i t h 4 ’ H a r d Su r f a c e f o r F i r e A c c e s s . A l l S t r e e t P a v e m e n t w i d t h s a r e t o b a c k o f c u r b . * * * T o b e d e t e r m i n e d a t t i m e o f p l a t t i n g Planning & Zoning Commission Meeting Page 56 of 77 April 6, 2006 B. Accessory Structures: All development within The Highlands at Trophy Club Planned Development District shall comply with Section 35 of the Town of Trophy Club Zoning Ordinance in effect at the time of Town Council approval of this ordinance. Nothing in this ordinance shall be construed as preventing any Architectural Control Committee with jurisdiction over any neighborhood from further restricting permission, location, and type of any accessory structure. C. Screening and Fences: All development within The Highlands at Trophy Club Planned Development District shall comply with Section 45 of the Town of Trophy Club Zoning Ordinance in effect at the time of Town Council approval of this ordinance, with the following modifications: 1. Fencing on corner lots facing side streets shall be enhanced wooden fences (board-on-board or other design, with a top cap). All enhanced fencing within any neighborhood shall be consistent, and shall be approved with the Detailed Site Plan. 2. Fencing facing open space, parks, floodplain, or flowage easement shall be open as required by Town Ordinance, with the exceptions of the following that may be solid wood fencing: a) Facing gas well sites. b) Facing active use park areas (ball fields, swim center, neighborhood center, etc.) c) Facing other areas specifically approved at the time of Detailed Site Plan. D. Landscape Standards: All development within The Highlands at Trophy Club Planned Development District shall comply with Section 47 of the Town of Trophy Club Zoning Ordinance in effect at the time of Town Council approval of this ordinance. 1. Additional Requirements: a. The median within Trophy Club Drive shall have trees spaced at fifty foot (50’) intervals. b. Common areas adjacent to streets shall have trees spaced at fifty foot (50’) intervals. Planning & Zoning Commission Meeting Page 57 of 77 April 6, 2006 2. Tree Requirements: A minimum of one (1) tree per 30’ of lot front yard width is required. Lot Type 2 shall have a minimum of two (2) trees. Trees are allowed in the parkway. Trees shall be a minimum 3” caliper and be one of the trees listed below to count toward tree requirements. Tree List Bald Cypress Bradford Pear Cedar Elm Chinese Pistachio Homestead Elm Lace Bark Elm “Little Gem” Magnolia Live Oak October Glory Maple Southern Magnolia Texas Red Oak E. Off-Street Parking Requirements: All development within The Highlands at Trophy Club Planned Development District shall comply with Section 48 of the Town of Trophy Club Zoning Ordinance. F. Residential Architectural Standards: 1. Gifts to the Street: All buildings shall utilize at least three (3) of the following design features to provide visual relief along the front of the residence: Architectural garage doors Architectural pillars or posts Bay window, a minimum 24” projection Cast stone accents Covered front porches Cupolas or turrets Dormers Gables Garage door not facing street Metal roof accents Multiple types of masonry materials Recessed entries, a minimum of three (3) feet deep 8:12 Primary roof pitch At least 20 percent of the houses constructed within each phase of the Planned Development Site Plan shall have a covered front porch. Buildings on corner lots shall be constructed with a Gift to the Street on both the front and side street elevations. Planning & Zoning Commission Meeting Page 58 of 77 April 6, 2006 2. Building Materials: All principal buildings and structures shall be of fire resistant construction having at least 80% of the total exterior walls, excluding doors, windows and porches, constructed of brick, stone or stucco. Other materials of equal or similar characteristics may be allowed upon approval of the Planning & Zoning Commission. Roofs shall be constructed of a process and of materials that shall have a minimum installation and manufacture’s warranty of thirty (30) years. Minimum roof pitch shall be a 6/12, except for the roofs of sheds and porches. Seamless and standing seam metal roofs are permitted provided that they are of architectural quality. No wooden shingles shall be used on roofs. 3. Garages: All residential lots shall provide a two-car garage. The minimum dimension of two-car garages shall be 19.5’ in width and 21.5’ in depth. Garages shall not face a golf course. 4. Signage in Residential Areas: Monuments signs at the entry-ways of neighborhoods shall be allowed that conform to the monument standards approved by the Town. Ornamental hanging signs suspended from a decorative post shall be allowed in lieu of monument signs for entry-ways of neighborhoods. 5. HVAC Screening: All buildings shall be designed such that mechanical equipment (HVAC, etc.), excepting vents and stacks, is not visible from the public right-of-way or open space, or is screened by two (2) or more shrubs. The minimum height of shrubs at the time of installation/planting shall be at least three feet (3’) in height. 6. Lighting: Street lights shall be installed and located as required by the Town’s Subdivision Regulations. Homeowner alley lighting shall be located on garage walls facing the alley, shall be directed in a downward direction, and shall not exceed 100 watts. Detailed typicals of street lights shall be determined at the time of Planned Development Detailed Site Plan. 7.8. Franchise Utilities: All franchise utilities shall be placed in the alley for Lot Types 5, 6, and 7. Planning & Zoning Commission Meeting Page 59 of 77 April 6, 2006 VII. PARK AND OPEN SPACE REQUIREMENTS The Highlands at Trophy Club Planned Development District contains approximately 105-acres of floodplain and flowage easement which will be dedicated to the Town and maintained as public open space and utilized for passive uses including a trail system with park benches. In addition to the floodplain and flowage easement area, a minimum of three (3) public park sites shall be dedicated to the Town. The park sites within the Highlands of Trophy Club shall be a minimum 10-acres and the total park dedication shall be a minimum of 30-acres. A park site is proposed near Neighborhood 7 and adjacent to the Village Center a shown on the Concept Plan. The park location, size and configuration shall be approved by the Town with the Detailed Site Plan. Conceptual park plans are included in Exhibit C. The existing 7-acre Beck Park shall also be dedicated to the Town. The Developer shall construct a trail system consisting of a 7' trail pathway through the flowage easement that connects the proposed park sites. The Developer shall also provide park benches and other improvements along the trail. Sidewalks internal to the development will be used to connect the neighborhoods to the trail system. Where the trail utilizes sidewalks within the development, the sidewalk pathway shall be at least 6' wide. A Pathway Plan is included in Exhibit D. Maintenance shall be provided for all public and semi-public places including roadway medians and parkways by the Developer for 12 months. Park Dedication Area Summary Total Area Active Use Area Passive Use Area Location (Acres) (Acres) (Acres) Northwest Park Addition 13 11 2 Northeast Park 17 8 9 Beck Park 7 7 Open Space 105 105 Total: 142 26 116 VIII. Development Schedule Date Total Lots 2nd Quarter 2007 Deliver 300 Lots 2008 400 2009 600 2010 900 2011 1200 2012 1500 2013 1722 Planning & Zoning Commission Meeting Page 60 of 77 April 6, 2006 EXHIBIT A Concept Plan Planning & Zoning Commission Meeting Page 61 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 62 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 63 of 77 April 6, 2006 EXHIBIT B Street Type Exhibits Planning & Zoning Commission Meeting Page 64 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 65 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 66 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 67 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 68 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 69 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 70 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 71 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 72 of 77 April 6, 2006 EXHIBIT C Park Concept Plans Planning & Zoning Commission Meeting Page 73 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 74 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 75 of 77 April 6, 2006 EXHIBIT D Pathway Plan Planning & Zoning Commission Meeting Page 76 of 77 April 6, 2006 Planning & Zoning Commission Meeting Page 77 of 77 April 6, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 4-6-2006 Subject: Agenda Item No.D.1 Adjournment. 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