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Agenda Packet P&Z 03/02/2006Planning & Zoning Commission Page 1 of 83 March 2, 2006 Town of Trophy Club Planning & Zoning Commission Regular Session Agenda 100 Municipal Drive Trophy Club, Texas 76262 Thursday, March 2, 2006 7:00 P.M. A.1 Call to order and announce a quorum. B.1 Consider: A zone change request for an approximate 1.751 acre tract of land located generally to the east of the Municipal Utility District Wastewater Treatment Plant Facility and south of the Town's northeastern city limit, and being part of the Mary Medlin Survey, A-832 from its current zoning of R-12 - Single Family Residential to CR Commercial Recreation. Applicant: Beck Properties. (ZCA.06.008) B.2 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. Lot Regulations (Continued from February 23, 2006) 1. Lot Type 1 2. Lot Type 2 3. Lot Type 3 4. Lot Type 4 5. Lot Type 5 6. Lot Type 6 7. Lot Type 7 B. Parks 1. Northeast Location 2. Northwest Location C.1 Discuss and take appropriate action relative to: a. B.1 D.1 Adjournment. Planning & Zoning Commission Page 2 of 83 March 2, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 3-2-2006 Subject: Agenda Item No.A.1 Call to order and announce a quorum. (kcf) Planning & Zoning Commission Page 3 of 83 March 2, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 3-2-2006 Subject: Agenda Item No.B.1 Consider: A zone change request for an approximate 1.751 acre tract of land located generally to the east of the Municipal Utility District Wastewater Treatment Plant Facility and south of the Town's northeastern city limit, and being part of the Mary Medlin Survey, A-832 from its current zoning of R-12 - Single Family Residential to CR Commercial Recreation. Applicant: Beck Properties. (ZCA.06.008) Purpose: To conduct a public hearing relative to a request for zone change of an approximate 1.751 acre tract of land located generally to the east of the Municipal Utility District Wastewater Treatment Plant Facility and south of the Town's northeastern city limit, and being part of the Mary Medlin Survey, A-832, from its current zoning of R-12 - Single Family Residential to CR Commercial Recreation. Existing Condition of the Property: The property is currently zoned R-12 Single Family Residential and abuts the Treatment Plan on the plant’s eastern boundary. Staff Findings: The Country Club’s maintenance facility is currently located within the Waters Edge zoning district. In anticipation of future build-out, the facility is being relocated just east of the Wastewater Treatment Plant. (kcf) Planning & Zoning Commission Page 4 of 83 March 2, 2006 Planning & Zoning Commission Page 5 of 83 March 2, 2006 TOWN OF TROPHY CLUB, TEXAS ORDINANCE NO. 2006 – __ P&Z AN ORDINANCE OF THE TOWN OF TROPHY CLUB, TEXAS, AMENDING ORDINANCE NO. 2000-06 P&Z OF THE TOWN, THE SAME BEING THE COMPREHENSIVE ZONING ORDINANCE, AND AMENDING THE OFFICIAL ZONING MAP OF THE TOWN BY CHANGING THE ZONING ON A CERTAIN TRACT OF LAND DESCRIBED AS A 1.751 ACRE TRACT OF LAND, LOCATED GENERALLY TO THE EAST OF THE MUNICPAL UTILITY DISTRICT WASTEWATER TREATMENT PLANT FACILITY AND SOUTH OF THE TOWN’S NORTHEASTERN CITY LIMIT, AND BEING PART OF THE MARY MEDLIN SURVEY, A-832 WITHIN THE TOWN AND MORE SPECIFICALLY DESCRIBED IN EXHIBIT “A” ENTITLED “FIELD NOTES” AND EXHIBIT “B” ENTITLED “EAST MAINTENANCE FACILITY” A COPY OF WHICH IS ATTACHED HERETO AND INCORPORATED HEREIN, FROM ITS ZONING DESIGNATION OF R-12 SINGLE FAMILY RESIDENTIAL TO CR – COMMERCIAL RECREATION; PROVIDING THAT SUCH TRACT OF LAND SHALL BE USED IN ACCORDANCE WITH THE REQUIREMENTS OF THE COMPREHENSIVE ZONING ORDINANCE AND ALL OTHER APPLICABLE ORDINANCES OF THE TOWN; PROVIDING THAT THE ZONING MAP SHALL REFLECT THE CR ZONING FOR SUCH 1.751 ACRE TRACT; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A CUMULATIVE REPEALER CLAUSE; PROVIDING FOR SAVINGS; PROVIDING A PENALTY NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED EACH DAY DURING OR ON WHICH A VIOLATION OCCURS OR CONTINUES; PROVIDING FOR PUBLICATION; PROVIDING FOR ENGROSSMENT AND ENROLLMENT; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Town Council of the Town of Trophy Club, Texas (the “Town”), is authorized and empowered by law, in accordance with Chapter 212 of the Texas Local Government Code, to regulate the subdivision of land and property development within the Town; WHEREAS, the owner of the tract of land (the “Land”), described as a 1. 751 acre tract of land currently zoned R-12 Single Family Residential, said tract being more specifically described in Exhibit “A” attached hereto and incorporated herein, filed an application with the Town Planning and Zoning Commission requesting a change in zoning of the Land into “CR”, Commercial Recreation and an amendment to the official Zoning District Map of the Town in accordance with Ordinance No. 2000-06 P&Z of the Town (the “Comprehensive Zoning Ordinance”); and Planning & Zoning Commission Page 6 of 83 March 2, 2006 WHEREAS, all legal notices, requirements and conditions having been complied with, the case to rezone the Land came before the Planning and Zoning Commission; and WHEREAS, after public notices were given in compliance with State law and public hearings were conducted, and after considering the information submitted at those public hearings and all other relevant information and materials, the Planning and Zoning Commission of the Town has recommended to the Town Council the adoption of the amendments to Comprehensive Zoning Ordinance No. 2000-06 P&Z as set forth in this Ordinance; and WHEREAS, after complying with all legal notices, requirements, and conditions, a public hearing was held before Town Council at which the Town Council considered, among other things, the character of the land and its suitability for particular uses, with a view of encouraging the most appropriate use of land in the Town, and does hereby find that the rezoning approved hereby accomplishes such objectives; NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF TROPHY CLUB, TEXAS: SECTION 1. INCORPORATION OF PREMISES The above and foregoing premises are true and correct and are incorporated herein and made a part hereof for all purposes. SECTION 2. FINDINGS After due deliberations and consideration of the recommendation of the Planning and Zoning Commission and the information and other materials received at the public hearing, the Town Council has concluded that the adoption of this Ordinance is in the best interests of the Town of Trophy Club, Texas, and of the public health, safety and welfare. SECTION 3. REZONING Ordinance No. 2000-06 P&Z of the Town of Trophy Club, Texas, the same being the Town's Comprehensive Zoning Ordinance, is hereby amended in the following particulars, and all other articles, chapters, sections, paragraphs, sentences, phrases and words are not amended but are hereby ratified and affirmed: A. The zoning on the Land, being a 1.751 acre tract of land described in Exhibit “A” attached hereto and incorporated herein, heretofore zoned R-12 Single Family Residential, is hereby changed to “CR” Commercial Recreation, in accordance with the requirements of all applicable parts of the Comprehensive Zoning Ordinance, and all other applicable ordinances, rules and regulations of the Town. Planning & Zoning Commission Page 7 of 83 March 2, 2006 SECTION 4. ZONING MAP The Planning and Zoning Coordinator is hereby directed to mark and indicate on the official Zoning District Map of the Town the zoning change herein made. SECTION 5. SEVERABILITY If any section, article, paragraph, sentence, clause, phrase or word in this Ordinance or application thereof to any person or circumstance is held invalid or unconstitutional by a Court of competent jurisdiction, such holding shall not affect the validity of the remaining portions of this Ordinance, and the Town Council hereby declares it would have passed such remaining portions of this Ordinance despite such invalidity, which remaining portions shall remain in full force and effect. SECTION 6. CUMULATIVE REPEALER That this Ordinance shall be cumulative of all other Ordinances and shall not repeal any of the provisions of such Ordinances except for those instances where there are direct conflicts with the provisions of this Ordinance. SECTION 7. SAVINGS All rights and remedies of the Town of Trophy Club, Texas, are expressly saved as to any and all violations of the provisions of any other Ordinance affecting regulations governing and regulating the zoning, platting, and subdivision of land which have secured at the time of the effective date of this Ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such Ordinances same shall not be affected by this Ordinance but may be prosecuted until final disposition by the courts. SECTION 9. PENALTY It shall be unlawful for any person to violate any provision of this Ordinance, and any person violating or failing to comply with any provision hereof shall be fined, upon conviction, in an amount not more than Two Thousand Dollars ($2,000.00), and a separate offense shall be deemed committed each day during or on which a violation occurs or continues. Planning & Zoning Commission Page 8 of 83 March 2, 2006 SECTION 10. PUBLICATION The Town Secretary of the Town of Trophy Club is hereby directed to publish the Caption, Penalty and Effective Date of this Ordinance as required by Section 52.011 of the Texas Local Government Code. SECTION 11. ENGROSSMENT AND ENROLLMENT The Town Secretary of the Town of Trophy Club is hereby directed to engross and enroll this Ordinance by copying the exact Caption, Penalty and Effective Date in the minutes of the Town Council and by filing this Ordinance in the ordinance records of the Town. SECTION 12. EFFECTIVE DATE. This Ordinance shall become effective from and after its date of adoption and publication as provided by law, and it is so ordained. PASSED AND APPROVED by the Town Council of the Town of Trophy Club, Texas, this 20th day of March, 2006. Mayor Town of Trophy Club, Texas Effective Date: [SEAL] ATTEST: Town Secretary Town of Trophy Club, Texas APPROVED TO AS FORM: Planning & Zoning Commission Page 9 of 83 March 2, 2006 Town Attorney Town of Trophy Club, Texas Planning & Zoning Commission Page 10 of 83 March 2, 2006 Planning & Zoning Commission Page 11 of 83 March 2, 2006 Planning & Zoning Commission Page 12 of 83 March 2, 2006 Planning & Zoning Commission Page 13 of 83 March 2, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 3-2-2006 Subject: Agenda Item No.B.2 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. Lot Regulations (Continued from February 23, 2006) 1. Lot Type 1 2. Lot Type 2 3. Lot Type 3 4. Lot Type 4 5. Lot Type 5 6. Lot Type 6 7. Lot Type 7 B. Parks 1. Northeast Location 2. Northwest Location (kcf) Planning & Zoning Commission Page 14 of 83 March 2, 2006 STAFF REPORT ZCA.05.007 Q: What calculation have we used in the past to determine density – i.e., do we count open space as part of the total area. A: The Town of Trophy Club currently defines density in its subdivision ordinance as “the number of dwelling units per gross acre of subdivision, excluding any areas that are nonresidential in use.” It is assumed that this is how densities have been used in the past as well as currently. Q: What is the basis for the planning principles of including open space in the land mass used to calculate density. A: As far as planning principles with respect to density calculations, residential density is typically measured in one of two ways, “net” or “gross”. Gross density can be defined as the numerical value obtained by dividing the total number of dwelling units in a development by the gross area of the tract of land (in acres) within a development. This would include rights-of-way of streets, dedicated park land, dedicated open space, and designated floodplain areas; the result being the number of dwelling units per gross acre of land. Net density can be defined as the numerical value obtained by dividing the total number of dwelling units in a development by the area of the actual tract of land (in acres) upon which the dwelling units are proposed to be located and including common open space and associated recreational facilities within the area; the result being the number of dwelling units per net residential acre of land. Net density calculations exclude rights-of-way of streets, dedicated parkland, dedicated open space, and designated floodplain areas. Density is a confusing and often misunderstood principal that is used to measure development within a municipality. Understanding density requires the ability to visualize all aspects of a development and weigh the pros and cons of the individual developments. As illustrated, density cannot be uniformly applied to every development. Due to the varying possibilities on every piece of property, no single development should be used as a benchmark for other developments. Planning & Zoning Commission Page 15 of 83 March 2, 2006 Instead, municipal officials should consider what will be most beneficial to the city while also answering the questions of: 1. Is this the appropriate land use for the property? 2. Is this in conformance with the Comprehensive Plan? 3. Is this in the best interest of the community’s health, safety and welfare? 4. Is this decision arbitrary, discriminatory, or capricious? Planning & Zoning Commission Page 16 of 83 March 2, 2006 Neighborhood Density Summary – as prepared by applicant, Carter & Burgess Neighborhood Density Summary Neighborhood Gross Acreage Acreage (Net of Flowage Esmnt) Maximum Lot Count Maximum Gross Density Maximum Net Density 1 83.3 70.9 335 4.0 4.7 2 60.5 60.5 190 3.1 3.1 3 59 57.8 175 3.0 3.0 4 88.7 73.4 255 2.9 3.5 5 85.6 67.6 255 3.0 3.8 6 85.1 77.1 220 2.6 2.9 7 133.5 79.6 225 1.7 2.8 8 52.5 43.1 175 3.3 4.1 9 21.5 21.5 60 2.8 2.8 Total 669.7 551.5 1,890 2.82 3.43 Projected Lots Summary - as prepared by applicant, Carter & Burgess Projected Lot Summary Type 1 2 3 4 5 6 7 Min SF 12,000 10,000 8,400 7,200 6,000 4,400 2,500 NH 1 - - - Min 25 Max 75 Max 135 Max 100 2 - Min 15 - Max 175 - - - 3 - Min 60 - Max 115 - - - 4 Min 5 Min 25 Min 110 - Max 115 - - 5 - - Min 65 Min 30 Max 75 Max 85 - 6 - Min 40 - Max 180 - - - 7 - - Min 100 Min 25 Max 100 - - 8 - - - Min 20 Max 65 Max 90 - 9 Min 15 Max 45 - - - - - Planning & Zoning Commission Page 17 of 83 March 2, 2006 Neighborhood Summaries (Gross Acres) - as prepared by Town. Planning & Zoning Commission Page 18 of 83 March 2, 2006 Comparison of Trophy Club Zoning District vs. Lot Types Proposed by DR Horton - as prepared by staff. Planning & Zoning Commission Page 19 of 83 March 2, 2006 Planning & Zoning Commission Page 20 of 83 March 2, 2006 Summary of Current Minimum Zoning Requirements by Subdivision - as prepared by staff. Planning & Zoning Commission Page 21 of 83 March 2, 2006 Summary of Proposed Lot Type Regulations - as prepared by Applicant. Summary of Lot Type Regulations Lot Type Min. Square Footage Typical Dimensions Min. Width Min. Depth Yard Setbacks Min. Dwelling Square Footage Front Side Rear Golf Others 1 12,000 s.f. 100’ x 120’ 90’ 110’ 25’ 10’ 20’ 2,500 s.f 2,000 s.f. 2 10,000 s.f. 80’ x 125 80’ 110’ 25’ 7.5’ 20’ 2,500 s.f 2,000 s.f. 3 8,400 s.f. 70’ x 120’ 70’ 110’ 25’ 6’ 20’ 2,000 s.f. 1,800 s.f. 4 7,200 s.f. 60’ x 120’ 60’ 100’ 25’ 5’ 20’ 2,000 s.f. 1,650 s.f. 5 6,000 s.f. 50’ x 120’ 50’ 100’ 20’* 5’ 20’** 1,500 s.f. 6 4,400 s.f. 40’ x 110’ 40’ 100’ 20’* 5’ 20’** 1,200 s.f. 7 2,500 s.f. 25’ x 100’ 25’ 100’ 10’ 0’ 10’ 1,000 s.f. * 15’ if alley served ** 15’ if not alley served Planning & Zoning Commission Page 22 of 83 March 2, 2006 The following list had bee compiled from various PD regulations throughout the Town, specifically relating to garages and construction regulations. Garages: 1. Garage doors shall be a minimum of twenty feet from the front property line. (14) 2. All garage doors shall be recessed a minimum of eighteen inches from the face of the structure. (14) 3. All garage doors shall be single bay width and constructed of wood panel face material with a painted or stained surface that complements the color of the principal structure. (14) 4. There shall be two garage spaces constructed with each principal structure, no more, no less. (14) 5. Parking of vehicles is allowed in common area where provided. (14) 6. On-street parking is restricted to approved deliveries, pick up or short time guests or invitees. Parking in driveways behind the front building setback line is permitted. (14) 7. All garage doors facing a street shall be recessed a minimum of eighteen inches from the face of the structure. (14) 8. An attached garage structure, which is provided in additional to the required two-car garage may face any street only if the garage sits back at least fifty feet from the front property line of the residential lot. (17) 9. All wall surfaces above garage doors shall be masonry to match the residence. 10. Only one bay of a three car garage may face the street if the face of said garage is located a minimum of 45 feet from the front building line. All two car garages will face the side or rear of the lot. (15/MR) 11. Garages shall not face any public dedicated ROW for all lots 9,000 square feet or greater. No more than two contiguous lots may have front entry garages. Attached garages are not permitted to face any side street. Detached garages shall be constructed in accordance with the Comprehensive Zoning Ordinance. (12) Planning & Zoning Commission Page 23 of 83 March 2, 2006 Construction Regulations: 1. No projections of any type visible from the street or golf course shall be placed or permitted to remain above the roof of any residential building with the exception of chimneys and vent stacks. 2. Each residential structure shall have installed on the outside wall thereof a service riser conduit. No such conduit shall be visible from public streets of Common Properties. Planning & Zoning Commission Page 24 of 83 March 2, 2006 THE HIGHLANDS AT TROPHY CLUB PLANNED DEVELOPMENT DISTRICT TOWN OF TROPHY CLUB, TEXAS Developer: D. R. Horton 4500 Mercantile Drive, Suite 104 Fort Worth, Texas 76137 (687) 647-3350 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 Planning & Zoning Commission Page 25 of 83 March 2, 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 - 19 V. Neighborhood Regulations 20 - 33 VI. Development and Design Standards 34 - 40 VII. Park and Open Space Requirements 41 EXHIBITS A. Concept Plan B. Street Type Exhibits C. Park Concept Plans D. Pathway Plan Planning & Zoning Commission Page 26 of 83 March 2, 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 Page 27 of 83 March 2, 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 Page 28 of 83 March 2, 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 Page 29 of 83 March 2, 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 Page 30 of 83 March 2, 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) Garage sales are prohibited. 2) 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 Page 31 of 83 March 2, 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: 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: 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: 15 feet minimum Lot Width: 90 feet minimum; measured at front Lot Width Adjacent to Side Street: 100 feet building minimum (measured at building line) line Lot Depth: 110 feet minimum Lot Depth (corner or cul-de-sac lot): 100 feet minimum Planning & Zoning Commission Page 32 of 83 March 2, 2006 B. 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) Garage sales are prohibited. 2) 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 Page 33 of 83 March 2, 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: 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: 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 Planning & Zoning Commission Page 34 of 83 March 2, 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) Garage sales are prohibited. 2) 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. Planning & Zoning Commission Page 35 of 83 March 2, 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 1,800 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 Planning & Zoning Commission Page 36 of 83 March 2, 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) Garage sales are prohibited. 2) 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 Page 37 of 83 March 2, 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 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: 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 Page 38 of 83 March 2, 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) Garage sales are prohibited. 2) 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 Front Yard: 20 feet minimum (15 feet if alley served) Rear Yard: 15 feet minimum (20 feet if alley served) Planning & Zoning Commission Page 39 of 83 March 2, 2006 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 Planning & Zoning Commission Page 40 of 83 March 2, 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) Garage sales are prohibited. 2) 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) Planning & Zoning Commission Page 41 of 83 March 2, 2006 Side Yard: 5 feet minimum 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 Planning & Zoning Commission Page 42 of 83 March 2, 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) Garage sales are prohibited. 2) 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: 1,000 square feet Front Yard: 10 feet minimum Planning & Zoning Commission Page 43 of 83 March 2, 2006 Rear Yard: 10 feet minimum (20 feet if alley served) 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 Pl a n n i n g & Z o n i n g C o m m i s s i o n P a g e 4 4 o f 8 3 Ma r c h 2 , 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 F o o t a g e F r o n t S i d e R e 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 0 0 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 ’ 2 0 ’ 2, 5 0 0 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 ’ 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 5 ’ 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 ’ * 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 ’ 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 0 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 Page 45 of 83 March 2, 2006 V. NEIGHBORHOOD REGULATIONS A. Neighborhood 1: Neighborhood 1 should include the following four (4) lot types: • Lot Type 4 shall be required along Trophy Club Drive and represent a minimum of 25 lots. • Lot Type 5 shall not exceed 75 lots. • Lot Type 6 shall not exceed 135 lots. • Lot Type 7 shall not exceed 100 lots. Maximum Number of Lots: 335 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 represent a minimum of 15 lots. • Lot Type 4 shall not exceed 175 lots. Maximum Number of Lots: 190 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 60 Type 2 lots are required. • Lot Type 4 shall not exceed 115 lots. Maximum Number of Lots: 175 Planning & Zoning Commission Page 46 of 83 March 2, 2006 D. Neighborhood 4: Neighborhood 4 should include the following four (4) lot types: • Lot Type 1 shall represent a minimum of 5 lots. • Lot Type 2 shall represent a minimum of 25 lots. • Lot Type 3 shall represent a minimum of 110 lots. • Lot Type 5 shall not exceed 115 lots. Lots backing to the golf course shall have a minimum width of seventy (70) feet. Maximum Number of Lots: 255 E. Neighborhood 5: Neighborhood 5 should include the following four (4) lot types: • Lot Type 3 shall represent a minimum of 65 lots. • Lot Type 4 shall be required along Trophy Club Drive and shall represent a minimum of 30 lots. • Lot Type 5 shall not exceed 75 lots. • Lot Type 6 shall not exceed 85 lots. Maximum Number of Lots: 255 F. Neighborhood 6: Neighborhood 6 should include the following two (2) lot types: • Lot Type 2 shall represent a minimum of 40 lots. • Lot Type 4 shall not exceed 180 lots. Maximum Number of Lots: 220 Planning & Zoning Commission Page 47 of 83 March 2, 2006 G. Neighborhood 7: Neighborhood 7 should include the following three (3) lot types: • Lot Type 3 shall represent a minimum of 100 lots. • Lot Type 4 shall represent a minimum of 25 lots. • Lot Type 5 shall not exceed 100 lots. Maximum Number of Lots: 225 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 a minimum of 20 lots. • Lot Type 5 shall not exceed 65 lots. • Lot Type 6 shall not exceed 90 lots. Maximum Number of Lots: 175 I. Neighborhood 9: Neighborhood 9 should include the following two (2) lot types: • Lot Type 1 shall represent a minimum of 15 lots. • Lot Type 2 shall not exceed 45 lots. Maximum Number of Lots: 60 Pl a n n i n g & Z o n i n g C o m m i s s i o n P a g e 4 8 o f 8 3 Ma r c h 2 , 2 0 0 6 TA B L E N O . 5 - 1 Ne i g h b o r h o o d D e n s i t y S u m m a r y Ne i g h b o r h o o d Gr o s s Ac r e a g e Ac r e a g e ( N e t o f Fl o w a g e E s m n t ) Ma x i m u m L o t Co u n t Ma x i m u m G r o s s De n s i t y Ma x i m u m N e t De n s i t y 1 8 3 . 3 7 0 . 9 3 3 5 4 . 0 4 . 7 2 6 0 . 5 6 0 . 5 1 9 0 3 . 1 3 . 1 3 5 9 5 7 . 8 1 7 5 3 . 0 3 . 0 4 8 8 . 7 7 3 . 4 2 5 5 2 . 9 3 . 5 5 8 5 . 6 6 7 . 6 2 5 5 3 . 0 3 . 8 6 8 5 . 1 7 7 . 1 2 2 0 2 . 6 2 . 9 7 1 3 3 . 5 7 9 . 6 2 2 5 1 . 7 2 . 8 8 5 2 . 5 4 3 . 1 1 7 5 3 . 3 4 . 1 9 2 1 . 5 2 1 . 5 6 0 2 . 8 2 . 8 To t a l 6 6 9 . 7 5 5 1 . 5 1 , 8 9 0 2 . 8 2 3 . 4 3 Pl a n n i n g & Z o n i n g C o m m i s s i o n P a g e 4 9 o f 8 3 Ma r c h 2 , 2 0 0 6 TA B L E N O . 5 - 2 Pr o j e c t e d L o t 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 NH 1 - - - M i n 2 5 M a x 7 5 M a x 1 3 5 M a x 1 0 0 2 - M i n 1 5 - M a x 1 7 5 - - - 3 - M i n 6 0 - M a x 1 1 5 - - - 4 Mi n 5 M i n 2 5 M i n 1 1 0 - M a x 1 1 5 - - 5 - - M i n 6 5 M i n 3 0 M a x 7 5 M a x 8 5 - 6 - M i n 4 0 - M a x 1 8 0 - - - 7 - - M i n 1 0 0 M i n 2 5 M a x 1 0 0 - - 8 - - - M i n 2 0 M a x 6 5 M a x 9 0 - 9 Mi n 1 5 M a x 4 5 - - - - - Planning & Zoning Commission Page 50 of 83 March 2, 2006 J. Village Center: 1. Permitted Uses: Alphabetize 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 Page 51 of 83 March 2, 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 Page 52 of 83 March 2, 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 Page 53 of 83 March 2, 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 Page 54 of 83 March 2, 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 Page 55 of 83 March 2, 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 Page 56 of 83 March 2, 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 Page 57 of 83 March 2, 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 Page 58 of 83 March 2, 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 Page 59 of 83 March 2, 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: N/A 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 Page 60 of 83 March 2, 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: N/A 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: 15’ Minimum Centerline Radius for Curves: N/A 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. 6. 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: N/A Minimum Tangent between Reverse Curves: 0’ Curb Radii: 10’ Parking: No parking allowed. Planning & Zoning Commission Page 61 of 83 March 2, 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 P a g e 6 2 o f 8 3 Ma r c h 2 , 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 ' - - 5 0 ' Lo c a l T w o - W a y C o u r t 30 4 0 ' 2 7 ' 10 ' ( o n e s i d e on l y ) 25 ' - - 5 0 ' Lo c a l O n e - W a y C o u r t 30 3 5 ' 2 4 ' * * 4 ' ( o n e s i d e o n l y ) 1 5 ' - - 5 0 ' Re s i d e n t i a l A l l e y - 1 7 ' 1 2 ' 2 . 5 ' 1 0 ' - - 0 ' 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 . Planning & Zoning Commission Page 63 of 83 March 2, 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 Page 64 of 83 March 2, 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 Page 65 of 83 March 2, 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. Planning & Zoning Commission Page 66 of 83 March 2, 2006 VII. PARK AND OPEN SPACE REQUIREMENTS The Highlands at Trophy Club Planned Development District contains approximately 118-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 two public park sites shall be dedicated to the Town. The park sites shall be a minimum 7-acres and the total park dedication shall be a minimum of 20-acres. A park site is proposed in Neighborhood 7 and in 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 trail system consists of a 7' trail pathway through the flowage easement and will connect the proposed park sites. Park benches and other improvements will be placed 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. Planning & Zoning Commission Page 67 of 83 March 2, 2006 EXHIBIT A Concept Plan Planning & Zoning Commission Page 68 of 83 March 2, 2006 Planning & Zoning Commission Page 69 of 83 March 2, 2006 EXHIBIT B Street Type Exhibits Planning & Zoning Commission Page 70 of 83 March 2, 2006 Planning & Zoning Commission Page 71 of 83 March 2, 2006 Planning & Zoning Commission Page 72 of 83 March 2, 2006 Planning & Zoning Commission Page 73 of 83 March 2, 2006 Planning & Zoning Commission Page 74 of 83 March 2, 2006 Planning & Zoning Commission Page 75 of 83 March 2, 2006 Planning & Zoning Commission Page 76 of 83 March 2, 2006 Planning & Zoning Commission Page 77 of 83 March 2, 2006 EXHIBIT C Park Concept Plans Planning & Zoning Commission Page 78 of 83 March 2, 2006 Planning & Zoning Commission Page 79 of 83 March 2, 2006 Planning & Zoning Commission Page 80 of 83 March 2, 2006 EXHIBIT D Pathway Plan Planning & Zoning Commission Page 81 of 83 March 2, 2006 Planning & Zoning Commission Page 82 of 83 March 2, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 3-2-2006 Subject: Agenda Item No.C.1 Discuss and take appropriate action relative to: a. B.1 (kcf) Planning & Zoning Commission Page 83 of 83 March 2, 2006 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 3-2-2006 Subject: Agenda Item No.D.1 Adjournment. (kcf)