Agenda Packet P&Z 02/02/2006Town of Trophy Club
Planning & Zoning Commission Regular Session Agenda
100 Municipal Drive
Trophy Club, Texas 76262
Thursday, February 2, 2006
7:00 P.M.
A.1 Call to order and announce a quorum.
B.1 Presentation, discussion and appropriate action relative to a request for a
Temporary Use Community Garage Sale granted by Special Privilege. (Applicant:
Maxine Kamp, Trophy Club Women's Club)
B.2 Pursuant to Texas Government Code, Annotated, Subchapter 551, Section 551.071
(a) & (b) "Consultation With Attorney", the Commission will enter into executive
session to discuss the following:
(a) Consultation with Town Attorney on a matter in which the duty of the
Attorney to the governmental body under the disciplinary rules of
professional conduct of the State Bar of Texas clearly conflict with the open
meetings act.
(1) Legal advice relative to zoning, platting, land use, conflict of interest,
open meetings, and other relevant state laws.
(2) Legal advice relative to proposed D.R. Horton zoning application and
Comprehensive Land Use Plan Amendment.
C.1 Review and approve minutes:
(A) 11 January 2006
D.1 Adjournment.
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PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 2-2-2006
Subject: Agenda Item No.A.1
Call to order and announce a quorum.
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PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 2-2-2006
Subject: Agenda Item No.B.1
Presentation, discussion and appropriate action relative to a request for a
Temporary Use Community Garage Sale Permit granted by Special Privilege.
(Applicant: Maxine Kamp, Trophy Club Women's Club)
STAFF COMMENTS:
Maxine Kamp will be at the meeting to answer any questions the Commission may have.
The event will be handled the same as in previous years. Maxine will be in contact with
Randy Briggs to discuss any DPS issues for the event.
The spring garage sale will be held Saturday, May 6th and the fall sale will occur Saturday,
October 21st. For each event, no alternate rain day is planned.
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PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 2-2-2006
Subject: Agenda Item No.B.2
Pursuant to Texas Government Code, Annotated, Subchapter 551, Section 551.071
(a) & (b) "Consultation With Attorney", the Commission will enter into executive
session to discuss the following:
(a) Consultation with Town Attorney on a matter in which the duty of the
Attorney to the governmental body under the disciplinary rules of
professional conduct of the State Bar of Texas clearly conflict with the open
meetings act.
(1) Legal advice relative to zoning, platting, land use, conflict of interest,
open meetings, and other relevant state laws.
(2) Legal advice relative to proposed D.R. Horton zoning application and
Comprehensive Land Use Plan Amendment.
STAFF COMMENTS:
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PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 2-2-2006
Subject: Agenda Item No.C.1
Review and approve minutes:
(A) 11 January 2006
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MINUTES OF A REGULAR SESSION
FOR THE
PLANNING & ZONING COMMISSION
TOWN OF TROPHY CLUB
11 JANUARY 2006
The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a
Regular Session meeting 11 January 2006, at 7:00 pm in the Board Room of the Trophy
Club Administration Building, 100 Municipal Drive, Trophy Club, Texas 76262.
COMMISSIONERS ATTENDANCE:
Chairman Hill present
Vice Chairman Stephens present
Commissioner Ashby present
Commissioner Moss present
Commissioner Reed present
Commissioner Sheridan present
Commissioner Stamos present
STAFF AND GUESTS PRESENT:
Kerin C. Fleck Planning & Zoning Coordinator
Thomas Rhodes Planning Consultant
Patricia Adams Town Attorney
Randy Briggs DPS Chief
Adam Adams Parks & Recreation Director
Beth Ann Gregory Community Development Director
Roger Unger Interim Town Manager
Tom Rutledge Town Engineer
Don Allen Applicant – D.R. Horton
Jim Wiegert Applicant – Carter & Burgess
Kyle Salzman Applicant – Carter & Burgess
Scott Beck Beck Properties
A.1 CALL TO ORDER AND ANNOUNCE A QUORUM.
Chairman Hill called the meeting to order at 7:02 pm, and announced a quorum was
present.
WORKSHOP SESSION
A.2 OPEN WORKSHOP SESSION
B.1 VIEW AND DISCUSS A PRESENTATION MADE BY THE APPLICANT, CARTER &
BURGESS ON BEHALF OF D.R. HORTON, FOR AN APPLICATION THAT WILL BE
ON THE COMMISSION'S JANUARY 19, 2006 AGENDA TO REQUEST AN
AMENDMENT TO THE TOWN'S COMPREHENSIVE LAND USE PLAN TO ADD THE
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NEW LAND USE DESIGNATION OF "TRADITIONAL NEIGHBORHOOD
DEVELOPMENT". THE APPLICANT WILL BE REQUESTING A PROPOSED
AMENDMENT TO CHANGE THE CURRENT LAND USE DESIGNATION ON THE
TOWN'S COMPREHENSIVE LAND USE MAP FOR CERTAIN TRACTS OF LAND
FROM LOW DENSITY RESIDENTIAL, ESTATE RESIDENTIAL, COMMERCIAL
RECREATIONAL, AND PARKS AND GREEN SPACE, TO THE DESIGNATION OF
TRADITIONAL NEIGHBORHOOD DEVELOPMENT.
B.2 VIEW AND DISCUSS A PRESENTATION MADE BY THE APPLICANT, CARTER &
BURGESS ON BEHALF OF D.R. HORTON, FOR AN APPLICATION THAT WILL BE
ON THE COMMISSION'S JANUARY 19, 2006 AGENDA TO REQUEST A
CHANGE IN THE EXISTING ZONING ON CERTAIN TRACTS OF LAND ON
APPROXIMATELY 697.4 ACRES CONSISTING OF CERTAIN TRACTS OF LAND
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, TROPHY CLUB VILLAGE.
Chairman Hill gave a brief introduction and outlined the format of the meeting.
Kerin Fleck addressed the Commission and summarized the revisions from the previous
application as well as additional items that will require further information from the
applicant. Those items are as follows:
The applicant has made several changes to the application:
Neighborhood Configuration has changed –
Neighborhood 1 – Same
Neighborhood 2 – Modified
Neighborhood 3 – Modified
Neighborhood 4 – Same
Neighborhood 5 – Modified
Neighborhood 6 – Modified
Neighborhood 7 – Modified
Neighborhood 8 – Relocated
Neighborhood 9 – Added
Village Center – Relocated Slightly
Mixed Use - Removed in its entirety
Elementary School Site – Removed in its entirety
Street Types have been modified and provided in a text format with details
provided in Exhibit B.
Residential Accessory Structure Requirements have been added. This text has
been taken from the Town’s Zoning Ordinance, Section 35, Accessory Structures.
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Lot Types have been summarized in a text format similar to the Town’s Zoning
Ordinance Lot Summary format. Only 7 Lot Types are proposed with this version.
Minimum lot square footages range from 2,500 (Type 7) to 12,000 (Type 1). All
multi-family uses have been removed.
Neighborhood details have been provided. The details include which lots will be
included in each neighborhood, as well as a maximum number of lots for the
area, and a breakdown of the quantity of each lot type. NOTE – some of the
quantities were not provided, though all contain the total number of lots
anticipated for each neighborhood.
The Village Center Permitted Uses have been reduced from 29 to 24 uses. Bank
and Municipal Facilities to include Fire, Police and EMS were added.
Architectural & Site Design Standards - Tree List was not provided with this
submission, though it is referenced in the text.
Comprehensive Land Use Plan - With the recent revisions made to the PD, the
TND (Traditional Neighborhood Design) land use designation is no longer the
appropriate land use designation for the Comp Plan Amendment. Staff
recommends a Mixed Use land use development instead, which would
appropriately designate the proposed commercial and residential uses.
Building Materials - The applicant will ask the Commission for a waiver to the
masonry requirements for exterior chimney surfaces. Staff added the
requirement of brick, stone or stucco for exterior chimney surfaces, however in
speaking with the applicant this morning, they have asked this item to be
removed.
Home Owner’s Association - Maintenance of all public and semi-public places
including roadway medians and parkways shall be the responsibility of the
developer/owner for a period of twelve (12) months from the time the Town
approves the installation and completion of such areas. The Town shall assume
responsibility of such areas after twelve (12) months.
Lot Types - Staff recommends adding additional use categories to each of the 7
lot types
Fences - The applicant would like to have specific fence requirements for those
areas backing onto active open space areas, as well as those areas adjacent to
gas well sites or any undesirable feature. Staff recommended the applicant
simply refer to Section 45 of the Zoning Ordinance, with the stipulation that the
Ordinance standards in effect at the time of passage of this PD would apply.
(Ordinance Attached)
Accessory Structures - The applicant has taken some sections of the Town’s
Accessory Structure requirements (section 35 of the Zoning Ordinance) and
included them in their PD proposal. Staff recommended the applicant simply
Planning & Zoning Commission 2 February 2006 Page 9 of 17
refer to Section 35 of the Zoning Ordinance, with the stipulation that the
Ordinance standards in effect at the time of passage of this PD would apply.
Beth Ann Gregory addressed the Commission and spoke of the traffic concerns raised
by the Horton Development. There have been a number of questions regarding the
impact of additional traffic on the Town’s roadways. For clarification, Ms. Gregory
outlined how the impact will be analyzed and what the developer’s responsibilities are
in relation to the process.
The developer was notified after their initial submission in October that the Town would
require a Traffic Impact Analysis (TIA) for this development. In order to help ensure that
the Town’s existing traffic counts are reflective of the current usage, the Town
contracted with an independent traffic engineering specialist to update our existing
1996 traffic study. This process includes data collection and analysis on the existing
traffic conditions in town. The project is near completion and staff anticipates having
the engineer’s findings in the next few weeks.
It should be noted that a TIA is not normally done by a developer at the zoning process.
Instead a TIA is generally conducted during the platting phase when the exact location
of the lots and interior streets are defined. However, due to the size of this project, the
developer has agreed to begin this process now.
Once the developer’s TIA is complete, the Town’s engineers in conjunction with an
independent traffic engineering firm will analyze the report and then advise the Town
whether it has been properly prepared and accurately identifies the traffic impact of
the proposed development. The developer will be responsible for paying for the
portion of the improvements required by their development.
The analysis must be done and provisions made for meeting the traffic requirements
prior to final plat approval which must precede any construction.
As far as the potential to add an additional entrance, negotiations are currently
underway with Denton County, Northwest ISD, Roanoke, Marshall Creek, Trophy Club
and D.R. Horton for the construction of an additional roadway that will run east from
Highway 377 and connect with Marshall Creek Road in Trophy Club north of Medlin
Middle School. This road has been planned for several years and $900,000 in funding
was approved in the 2004 Denton County Bond Election for this specific project. This
road will provide an additional entrance to Trophy Club serving both the new high
school and the north end of Trophy Club
Mr. Allen addressed the Commission and presented the items that had changed in their
application.
General changes are as follows: rewritten to match existing Town Ordinance format;
reduced density; Land Plan revised to address comments from residents as well as P&Z
Commission; eliminated several open spaces and parks which were disbursed
throughout the development and replaced them with larger areas northeast and
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northwest; Village Center reduced in size and uses further restricted; Public Safety
facility site included in Village Center uses.
Land Plan Changes as follows: reduced overall density; added larger lots (10,000 and
12,000); reduced number of lot types; oriented smaller lots in neighborhoods in the north
and to the east.
Changes resulting from resident concerns as follows: eliminated mixed use parcel at
southwest corner of neighborhood 9; limited lots facing Trophy Club Drive in
neighborhoods 2 and 3 to minimum 10,000 square foot lots; limited lots in neighborhood
9 to minimum lot sizes of 10,000 and 12,000 square feet; eliminated live/work units
completely; limited uses in Village Center to professional office uses.
Changes resulting from Planning & Zoning Commission concerns as follows: a traffic
study will be provided as soon as possible; added community parkland in two locations;
added pathway/trail plan; added minimum two-car garage requirement; revised tree
regulations to comply with Town Ordinances; revised fences to comply with Town
regulations with minor additional requirements.
Mr. Allen went on to address the comments made by staff and gave the Commission
and staff a copy of those responses.
In addition to the items listed above, Mr. Allen addressed the following specifically:
Street Comparisons – Applicant will resolve to satisfaction of staff/Fire Department.
NISD Future School Site – District not ready to commit to school site at this time.
C2U Minor Collector – Street Detail will be provided
Local Two Way Court – Parking allowed on one side only
Local One Way Court - Parking allowed on one side only; Width agreed upon with
staff
Non-Masonry Chimneys – Variance request
Home Owner’s Association Public & Semi Public Spaces – Maintained by developer
for 12 months
Tree List – Will be provided with next submission
Monument Sign Spacing – Applicant requested Site Plan approval of spacing less
than 250 feet apart
Pathway Plan – Conceptual plan handed out to the Commission
Northeast Park Site – Conceptual plan handed out to the Commission
The applicant has been working with staff regarding appropriate parkland
dedication.
Chairman Hill addressed the applicant and clarified a few parts of the submission. Ms.
Fleck spoke of the Comprehensive Land Use Plan amendment.
The Commissioners addressed the applicant individually.
Commissioner Reed stated the proposed Planned Development density is a substantial
departure from the Town’s current Comprehensive Land Use Plan. While the latest
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submission contains more detail than previous versions, it still lacks sufficient detail to
determine the actual number of lots in each of the neighborhoods.
Commissioner Stamos inquired about the TIA. Ms. Gregory reiterated that the Town is
conducting a traffic study to get a snapshot of existing traffic volumes within the Town.
Horton will utilize the Town’s data along with their own data to complete the TIA. Ms.
Gregory clarified that the TIA for the proposed DR Horton Planned Development would
only apply to the traffic created by their development.
Commissioner Stamos stated that he still has concerns with the Village Center located
across the street from schools. Additionally, he questioned the density and the
proposed lot sizes and requested further clarification from the applicant with the next
submission.
Vice Chairman Stephens stated he has concerns with the proposed densities as well as
future traffic concerns. He concluded his comments by stating that he needs more
information before he can make any more comments.
Commissioner Sheridan stated that the Commission as a whole has not addressed
Home Owner’s Associations. If it should get to the point of having a high density
neighborhood, as is proposed with Lot Type 7, he requested the Commission seriously
address that topic. The applicant’s request for non-masonry chimneys; there are ways
in which a masonry chimney will work and not produce warranty issues.
Commissioner Ashby thanked staff for the presentation and the history of the revised
submission to the Commission. He went on to commend DR Horton and The Lakes of
Trophy Club Homeowner’s Association for working together to address areas of
concern. He stated he too has concerns about streets as well as Town ingress and
egress and alleys.
Chairman Hill inquired about the proposed alleys and asked how many lots would be
along the alley. Mr. Allen said he was not able to address that question at this time.
Commissioner Sheridan said generally the Fire Marshal determines the length of the
alley.
Commissioner Moss requested a Detailed Concept Plan in order to better understand
the applicant’s intent.
C.1 CLOSE WORKSHOP SESSION
Chairman Hill recessed the meeting for a five-minute break at 8:54 pm.
REGULAR SESSION
C.2 OPEN REGULAR SESSION
Chairman Hill called the meeting back to order at 9:11 pm
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C.3 CITIZEN PRESENTATIONS: THIS IS AN OPPORTUNITY FOR CITIZENS TO ADDRESS THE
COMMISSION ON ANY MATTER. THE COMMISSION IS NOT PERMITTED TO TAKE
ACTION OR TO DISCUSS ANY PRESENTATIONS OR COMMENTS.
The following citizens addressed the Commission:
Wally Funk, 243 Oak Hill Drive spoke relative to the southern neighborhood extension
of Neighborhood 4 surrounded by the golf course.
Susan Kimball, 3 Avalon Drive gave her time to Greg Lamont.
Greg Lamont, 15 Avalon Drive representing The Lakes of Trophy Club Homeowner’s
Association, spoke relative the Association’s general disfavor of the proposed
Townhome product; The Association feels that Neighborhoods 1, 5, 7 and 8 should
be revised to reflect lot minimums of 8,000 sq. ft, with minimum dwelling square
footages at 1,800, and Neighborhoods 2, 3, 4, 6 and 9 should be revised to reflect lot
minimums of 10, 000 sq. ft. with golf course lot minimum of 2,500 sq. ft and the
remaining to be 2,000 sq. ft.
Larry Tatarowitz, 217 Fresh Meadow Drive spoke relative to: property values - how will
additional homes impact existing property values; building materials - how will the
homes be constructed; traffic - how will the additional traffic impact school children
and bus stop locations; proposed Marshal Creek Road exit - who pays for the road
modifications; streets - layouts and sufficient turning radius; and finally, will the Town
be required to incur any additional financial burdens?
Rick Calley, 231 Oak Hill Drive spoke relative to the south neighborhood extension of
Neighborhood 4 surrounded by the golf course.
Keith Barnes, 20 Ridgeview Drive spoke relative to maintaining the standards of
Trophy Club and receiving more detail on the types of houses.
Dave Glaser, 15 Overhill Drive spoke relative to the size of the lots and the average
square footages.
Neil Twomey, 203 Oakmont Drive spoke relative to density, lot sizes and square
footages and receiving a comprehensive breakdown of the lot sizes in each
neighborhood.
Paula Johndrow, 112 Lakeshore Drive spoke relative to density and holding off on
addressing the Village Center part of the proposed zoning.
Barbara Kadow, 322 Village Trail spoke relative the proposed density, obtaining
more information on sidewalks and in disfavor of the proposed alleys and
Townhome product.
James Dykes, 107 Carnoustie Drive spoke relative to the Hwy 377 road and
suggested a new name for the development, “Waterside at Trophy Club”.
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C.4 DISCUSS HORTON APPLICATIONS AND DIRECT STAFF AND APPLICANT ON
ADDITIONAL INFORMATION NEEDED FOR CONSIDERATION OF APPLICATION AT
JANUARY 19, 2006 COMMISSION MEETING.
Chairman Hill asked when staff would be able to receive a revised submission from the
applicant. Ms. Fleck stated it was up to the applicant, whether they wanted to
conduct another workshop, or move forward with the public hearing. Mr. Allen stated
he felt another workshop was necessary, prior to the public hearing.
Mr. Allen requested time to address some of the comments made by the residents.
Specific to the southern portion of Neighborhood 4 – the lots are proposed for a very
limited number of high-end 12,000 square foot lots. The applicant stated that they will
comply with the Town’s masonry requirements, there is just the question regarding the
chimneys. They will propose all the neighborhoods to have four-foot (4’) wide
sidewalks, with six-foot (6’) sidewalks at the trail connections. Relative to the proposed
name, the site cannot access the water of Grapevine Lake. In fact it cannot even be
seen from the perimeter of the project. Relative to the funds for 377, Mr. Allen stated
that he relies on the assurances of officials from Denton County when they say they
have allocated $900,000.00 for the road. Mr. Allen concluded his comments by stating
that he will revise the submittal according to the comments from the Commission and
residents and he requested another workshop.
Chairman Hill requested a list of nearby developments that would represent what
Horton is proposing in Trophy Club.
Commissioner Stamos requested the applicant provide the Commission with a site plan
to see more detail.
Commissioner Sheridan requested that the Commission receive a copy of the traffic
study when it is complete.
Ms. Fleck stated that staff would require approximately two weeks for review, with the
meeting the following Thursday.
Ms. Adams stated the applicant did not need to request a continuance of the public
hearing, that the hearing would be continued when the Commission met, when the
date is decided.
C.5 Adjournment.
Chairman Hill adjourned the meeting at approximately 9:49 pm.
________________________________________
Gene Hill, Chairman
Planning & Zoning Commission 2 February 2006 Page 14 of 17
(SEAL)
____________________________________________
Kerin C. Fleck, Planning & Zoning Coordinator
Planning & Zoning Commission 2 February 2006 Page 15 of 17
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PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 2-2-2006
Subject: Agenda Item No.D.1
Adjournment.
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