Agenda Packet P&Z 03/22/2006Planning & Zoning Commission Meeting Page 1 of 94
March 22, 2006
Town of Trophy Club
Planning & Zoning Commission
Public Hearing & Regular Session Agenda
100 Municipal Drive
Trophy Club, Texas 76262
Wednesday, March 22, 2006
7:00 P.M.
A.1 Call to order and announce a quorum.
B.1 Consider:
A zone change request for an approximate 1.767 acre tract of land located generally to
the north of the Municipal Utility District Wastewater Treatment Plan 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.06.009)
C.1 Discuss and take appropriate action relative to:
A. Agenda Item B.1
C.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. Density
1. Overall Density
2. Individual Neighborhood Density
B. Lot Regulations -
1. Lot Types 1-7
C. Parks
1. Northeast Location
2. Northwest Location
D. Village Center
1. Permitted Uses
2. Architectural & Site Design Standards
E. Future Meeting Schedule
C.3 Review and approve minutes.
A. 23 February 2006
B. 2 March 2006
D.1 Adjournment.
Planning & Zoning Commission Meeting Page 2 of 94
March 22, 2006
PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 3-22-2006
Subject: Agenda Item No.A.1
Call to order and announce a quorum.
(kcf)
Planning & Zoning Commission Meeting Page 3 of 94
March 22, 2006
PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 3-22-2006
Subject: Agenda Item No.B.1
Consider:
A zone change request for an approximate 1.767 acre tract of land located generally
to the north of the Municipal Utility District Wastewater Treatment Plan 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.06.009)
Purpose: To conduct a public hearing relative to a request for zone change of an approximate
1.767 acre tract of land located generally to the north 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 northern boundary.
Staff Findings: This is the second Country Club maintenance facility relocation site, as
mentioned by Scott Beck at the Commission’s 2 March 2006 public hearing. The current site is
currently located within the Waters Edge zoning district. In anticipation of future build-out, the
facility is being relocated just north of the Wastewater Treatment Plant.
(kcf)
Planning & Zoning Commission Meeting Page 4 of 94
March 22, 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 1.767 ACRE TRACT OF LAND, LOCATED
GENERALLY TO THE NORTH 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 1.767 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. 767 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 Meeting Page 5 of 94
March 22, 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 1.767 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 Meeting Page 6 of 94
March 22, 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 Meeting Page 7 of 94
March 22, 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 17th day of April, 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 Meeting Page 8 of 94
March 22, 2006
Town Attorney
Town of Trophy Club, Texas
Planning & Zoning Commission Meeting Page 9 of 94
March 22, 2006
Planning & Zoning Commission Meeting Page 10 of 94
March 22, 2006
Planning & Zoning Commission Meeting Page 11 of 94
March 22, 2006
PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 3-22-2006
Subject: Agenda Item No.C.1
Discuss and take appropriate action relative to:
A. Agenda Item B.1
Refer to agenda item B.1
(kcf)
Planning & Zoning Commission Meeting Page 12 of 94
March 22, 2006
PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 3-22-2006
Subject: Agenda Item No.C.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. Density
1. Overall Density
2. Individual Neighborhood Density
B. Lot Regulations -
1. Lot Types 1-7
C. Parks
1. Northeast Location
2. Northwest Location
D. Village Center
1. Permitted Uses
2. Architectural & Site Design Standards
E. Future Meeting Schedule
Traffic will not be discussed this meeting. The applicant has requested the Traffic Impact
Analysis, (TIA) be on the 6 April 2006 agenda.
Your backup contains the lot type revisions Mr. Allen handed out to the Commission at the 2
March 2006 meeting. The remainder of the information is the same.
(kcf)
Planning & Zoning Commission Meeting Page 13 of 94
March 22, 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 Meeting Page 14 of 94
March 22, 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 Meeting Page 15 of 94
March 22, 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 Meeting Page 16 of 94
March 22, 2006
Neighborhood Summaries (Gross Acres) - as prepared by Town.
Planning & Zoning Commission Meeting Page 17 of 94
March 22, 2006
Comparison of Trophy Club Zoning District vs. Lot Types Proposed by DR Horton -
as prepared by staff. ***REVISED 2 MARCH 2006***
Planning & Zoning Commission Meeting Page 18 of 94
March 22, 2006
Summary of Current Minimum Zoning Requirements by Subdivision - as prepared
by staff.
Planning & Zoning Commission Meeting Page 19 of 94
March 22, 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 Meeting Page 20 of 94
March 22, 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 Meeting Page 21 of 94
March 22, 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 Meeting Page 22 of 94
March 22, 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
Revised: March 2, 2006
Planning & Zoning Commission Meeting Page 23 of 94
March 22, 2006
THE HIGHLANDS AT TROPHY CLUB
PLANNED DEVELOPMENT DISTRICT
TOWN OF TROPHY CLUB, TEXAS
TABLE OF CONTENTS
Pages
I. Project Location 1
II. Purpose and Intent 2
III. Definitions 3 - 4
IV. Lot Type Regulations 5 - 21
V. Neighborhood Regulations 22 - 35
VI. Development and Design Standards 36 - 42
VII. Park and Open Space Requirements 43
EXHIBITS
A. Concept Plan
B. Street Type Exhibits
C. Park Concept Plans
D. Pathway Plan
Planning & Zoning Commission Meeting Page 24 of 94
March 22, 2006
I. PROJECT LOCATION
Trophy Club Village consists of approximately 697.4 acres of land generally to the north of
Oakmont Drive, Oak Hill Drive and the Quorum Condominiums, east of The Lakes Subdivision
and Parkview Drive, south of the Corps of Engineer’s property, and west of the Town’s eastern
town limit.
Planning & Zoning Commission Meeting Page 25 of 94
March 22, 2006
II. PURPOSE AND INTENT
A. Purpose and Intent: The purpose of the district is to create a master planned
community featuring a mixture of housing types and commercial uses in a
manner that will encourage sustainable neighborhoods and attract investment to
the area.
1. The purpose of this district is:
a. To provide development and land use flexibility within the
framework of a Planned Development zoning district.
2. The intent of this district is:
a. To design streets and buildings which will contribute to creating
safe neighborhoods.
b. To provide an attractive environment for pedestrians which include
such things as buildings framing public space, street trees, lighting
and canopies that will attract pedestrians.
d. To contribute to the definition and use of public parks and plazas.
3. The Highlands at Trophy Club PD is intended to provide the community
with a mixture of housing types in a pattern and amount that will
encourage sustainable neighborhoods and development.
4. The Highlands at Trophy Club Concept Plan delineates the boundaries of
the respective neighborhood areas (Exhibit A). The General Urban
Design Standards shall apply to the entire Highlands at Trophy Club
District unless indicated otherwise. Housing mix, street types, building
types and frontage standards for any particular area shall be controlled by
the neighborhood areas delineated on the plan.
B. Applicability: This Ordinance shall apply to all development within the PD
boundaries. Unless otherwise stated herein, all ordinances of the Town shall
apply to The Highlands at Trophy Club.
Planning & Zoning Commission Meeting Page 26 of 94
March 22, 2006
III. DEFINITIONS
Accessory Building: A subordinate building or structure of masonry and/or wood
construction that is detached from the main building and customarily incidental to the
principal building.
Block: A continuous street edge along any one side, between any intersections with a
Street, Mews, or Court.
Court: A street with buildings fronting across the street from a central green or open
space.
Covered Front Porch: An area of at least 60 S.F. covered by the main roof or an
architectural extension.
Gifts to the Street: Building enhancements that improve the feel and experience of the
street, including porches, stoops, bay windows, balconies, masonry clad chimneys,
attached pergolas and colonnades.
Green: A publicly accessible space with turf and landscaping fronted by buildings either
directly or across the street.
Landmark Sign: A sign intended to be an attractive feature in a development. It may
extend above the roof line, but no more than 5 feet. It may include a Marquee Sign, and
must be approved by the Planning and Zoning Commission.
Marquee Sign: Any permanent roof-like structure projecting beyond a building or
extending along and projecting beyond the wall of the building, generally designed and
constructed to provide protection from the weather. A marquee sign shall only announce
existing or future entertainment events or attractions and shall have a copy area of no
more than 90 square feet.
Kiosk Sign: A sign that contains individual panels and that is generally used to provide
direction to residential subdivisions from major thoroughfares or to provide direction to
schools, amenities, information centers, community facilities and neighborhoods within a
residential subdivision.
The Highlands at Trophy Club Concept Plan (Exhibit A): The graphic plan for The
Highlands at Trophy Club that establishes and delineates the respective PD sub-districts
such as the Village Center and other Neighborhoods.
Public Open Space: Whether maintained by the school district through a joint use
agreement, private association or public improvement district, publicly accessible parks,
greens, squares, courtyards, plazas, parkways, medians, commons and tot lots, shall
constitute Public Open Space.
Pull Through Garage: A garage that is sited at the rear of a lot and behind the principal
structure that requires a driveway adjacent to the principal structure to connect the
garage with the street fronting the principal structure.
Shall: A term requiring compliance.
Planning & Zoning Commission Meeting Page 27 of 94
March 22, 2006
Shared Parking: Parking areas that provide parking for multiple commercial sites or
pads.
Should: A term encouraging compliance.
Side Street: A street that principally is fronted by the side of a residential or commercial
building on a corner lot and may facilitate alley ingress/egress.
Transparency: Windows, glass doors and other clear façade treatments that provide a
sense of openness to a structure.
“Zero” Lot Line: The utilization of a side yard minimum lot dimension that enables the
opposing side façade to act as a privacy wall for the subject residence.
Planning & Zoning Commission Meeting Page 28 of 94
March 22, 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)1) Any use not expressly permitted or allowed by permit
herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Planning & Zoning Commission Meeting Page 29 of 94
March 22, 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 25 feet minimum (No rear yard shall face
any street without approval from the
Planning and Zoning Commission; provided,
however, that this requirement shall not
apply where the rear yard of a lot abuts a
street which is contiguous to the perimeter
of the Town.)
Side Yard: 10 feet minimum; provided that the distance
between buildings and structures on
contiguous lots remains a minimum 20 feet,
the width of the side yard on one side may
be reduced to not less than 5 feet.
Side Yard Adjacent to Street: 15 20 feet minimum
Lot Width: 90 feet minimum;
(measured at the front building line)
Lot Width Adjacent to Side Street: 100 feet building minimum
(measured at the front building line)
line
Lot Depth: 110 feet minimum
Lot Depth (corner or cul-de-sac lot): 100 feet minimum
Planning & Zoning Commission Meeting Page 30 of 94
March 22, 2006
Garage: May not face front street unless set
back at least 30 feet from main
façade; may not face side street
unless set back 50 feet from side
street.
Planning & Zoning Commission Meeting Page 31 of 94
March 22, 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)1) Any use not expressly permitted or allowed by permit
herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot Size: 10,000 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed thirty-five percent (35%) of the total
lot area. Swimming pools and spas shall
not be included in determining maximum
building coverage.
Planning & Zoning Commission Meeting Page 32 of 94
March 22, 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 25 feet minimum (No rear yard shall face
any street without approval from the
Planning and Zoning Commission; provided,
however, that this requirement shall not
apply where the rear yard of a lot abuts a
street which is contiguous to the perimeter
of the Town.)
Side Yard: 7.5 feet minimum; provided that the
distance between buildings remains a
minimum of 15 feet, the width of the side
yard on one side may be reduced to not
less than 5 feet
Side Yard Adjacent to Street: 15 feet minimum
Lot Width: 80 feet minimum (measured at the
front building line)
Lot Width Adjacent to Side Street: 90 feet minimum (measured at the
front building line)
Lot Depth: 110 feet minimum
Lot depth (corner or cul-de-sac lot): 100 feet minimum
Garage: May not face front street unless set
back at least 30 feet from main
façade; may not face side street
unless set back 50 feet from side
street.
Planning & Zoning Commission Meeting Page 33 of 94
March 22, 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)1) Any use not expressly permitted or allowed by permit
herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot size: 8,400 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed forty percent (40%) of the total lot
area. Swimming pools and spas shall not
be included in determining maximum
building coverage.
Planning & Zoning Commission Meeting Page 34 of 94
March 22, 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
Garage: May face front or side street.
Garage doors facing a street must
have one of the following:
1) Two (2) separate bays
2) Covered by 4’ Porte-cochere
3) Set back 10’ minimum from main
façade
4) Architectural enhancements to
garage doors, which can include
two-tone paint, decorative hardware,
decorative windows, or panel
detailing.
A minimum of 15% of each of the four (4) will be used
Planning & Zoning Commission Meeting Page 35 of 94
March 22, 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)1) Any use not expressly permitted or allowed by permit
herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot Size: 7,200 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed forty percent (40%) of the total lot
area. Swimming pools and spas shall not
be included in determining maximum
building coverage.
Planning & Zoning Commission Meeting Page 36 of 94
March 22, 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: Shall be a minimum of 25% relatively equal
number of lots with 20 foot, 23 foot, and 26
foot minimum front yards. The minimum
front building line for each lot shall be
shown on the Final Plat for the subdivision,
to create a variety of front yards on each
street.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
Garages: May face front or side street.
Garage doors facing a street must
have one of the following:
• Two (2) separate bays
• Covered by 4’ Porte-cochere
• Set back 10’ minimum from main
façade
Architectural enhancements to
garage doors, which can include
two-tone paint, decorative hardware,
Planning & Zoning Commission Meeting Page 37 of 94
March 22, 2006
decorative windows, or panel
detailing.
Planning & Zoning Commission Meeting Page 38 of 94
March 22, 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)1) Any use not expressly permitted or allowed by permit
herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot Size: 6,000 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed fifty percent (50%) of the total lot
area. Swimming pools and spas shall not
be included in determining maximum
building coverage.
Minimum Floor Area: 1,500 square feet
Front Yard: Shall be a relatively equal number of lots
with 20 foot, 23 foot, and 26 foot minimum
front yards. The minimum front building line
Planning & Zoning Commission Meeting Page 39 of 94
March 22, 2006
for each lot shall be shown on the Final Plat
for the subdivision, to create a variety of
front yards on each street.20 feet minimum
(15 feet if alley served)
Rear Yard: 15 feet minimum (20 feet if alley served)
Side Yard: 5 feet minimum
Side Yard Adjacent to Street: 15 feet minimum
Lot Width: 50 feet minimum (measured at front
building line)
Lot Width Adjacent to Side Street: 60 feet minimum (measured at front
building line)
Lot Depth: 100 feet minimum
Lot Depth (corner or cul-de-sac lot): 85 feet minimum
Garages: Must face a residential alley unless
approved otherwise on the Site Plan.
Planning & Zoning Commission Meeting Page 40 of 94
March 22, 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 Meeting Page 41 of 94
March 22, 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
Garages: Must face a residential alley unless approved otherwise on the Site Plan.
Planning & Zoning Commission Meeting Page 42 of 94
March 22, 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: 1,0001,350 square feet
Front Yard: 10 feet minimum
Planning & Zoning Commission Meeting Page 43 of 94
March 22, 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
Length of Structures: Maximum three (3) units per
structure.
Garages: Must face a residential alley unless
approved otherwise on the Site Plan.
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Planning & Zoning Commission Meeting Page 45 of 94
March 22, 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 Meeting Page 46 of 94
March 22, 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 Meeting Page 47 of 94
March 22, 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
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Planning & Zoning Commission Meeting Page 50 of 94
March 22, 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 Meeting Page 51 of 94
March 22, 2006
2. Architectural and Site Design Standards:
a. Building Walls and Roofs
1) An expression line shall delineate divisions between floors
of all buildings, and a cornice shall delineate the tops of
facades that do not utilize a pitched roof.
2) All buildings shall be designed such that no mechanical
equipment (HVAC, etc.) and satellite dishes are visible
from the public right-of-way or open space, whether the
equipment is located on the ground, exterior walls or the
roof. To screen rooftop mechanical equipment, other
appurtenances, and flat or built-up roofs, all structures
having a 6,000 square feet or less footprint shall be
constructed with a pitched roof. Those structures having a
footprint greater than 6,000 square feet shall be
constructed with either a pitched or parapet roof system
enclosed on all sides.
3) Mansard roofs and flat membrane-type roofs that are
visible from ground level are prohibited.
4) For retail storefronts, a transom, display window area and
bulkhead at the base shall be utilized.
Planning & Zoning Commission Meeting Page 52 of 94
March 22, 2006
5) Ground floor retail building plate heights should provide for
at least fourteen feet (14’) in height.
6) Generally, windows shall be oriented vertically.
7) Columns and piers generally shall be spaced no farther
apart than they are tall.
8) Transparency:
i. Each floor of any building façade facing a park,
plaza or street shall contain transparent windows
covering from fifteen percent (15%) to seventy-five
percent (75%) of the façade area.
ii. In order to provide clear views of merchandise and
to provide natural surveillance of exterior street
spaces, the ground-floor along the retail storefront
facade shall have transparent storefront windows
covering no less than fifty percent (50%) of the
façade area.
iii. Entryways recessed at least four feet (4’).
b. Permitted Finishes:
1) At least eighty percent (80%) of the exterior of all new
buildings (excluding doors and windows) shall be finished
in one or more of the following materials:
i. Brick, stone, cast stone, or stucco.
ii. Split face concrete block, poured-in-place concrete,
and tilt-wall concrete. It is the intent that any use of
concrete products shall have an integrated color
and be textured or patterned. Tilt-wall concrete
structures shall include reveals, punch-outs, or
other similar surface characteristics to enhance the
façade on at least twenty percent (20%) of each
façade.
iii. Side facades and rear facades shall be of finished
quality and of the same color and materials that
blend with the front of the building. Rear facades
may be painted tilt-wall or painted block matching
the same color of the rest of the building if the rear
façade faces an alley or is not viewable from a
public street or right-of-way.
Planning & Zoning Commission Meeting Page 53 of 94
March 22, 2006
2) To improve the pedestrian orientation, the ground floor of
commercial/retail buildings shall utilize a combination of
the following, unless otherwise approved by the Town:
i. Corbelling, molding, string coursing, ornamentation,
changes in material and color, or other sculpturing
of the base;
ii. Recessed windows or other techniques to
distinguish the windows in the façade such as
arches, pediments and mullions; and
iii. Entryways recessed at least four feet (4’).
3) The utilization of repetitive storefronts for “architectural”
consistency is discouraged in order to maintain an
interesting street experience; although the utilization of
common architectural elements shall be considered to
facilitate a certain level of functional continuity.
c. Building Orientation and Pedestrian Site Design:
1) Any building (excluding parking garages and other
accessory buildings) viewed from a public right-of-way or
public open space shall either face such right-of-way or
open space, or shall have a façade facing such area in
keeping with the character of the front façade, including
the utilization of similar fenestration and materials.
2) Pedestrian Elements
To improve the walkability and access of commercial and
retail areas, the following are encouraged in the site design
of a project:
i. Patio/café seating areas
ii. Pedestrian plazas/kiosk areas
iii. Drinking fountains
iv. Water features with sitting areas
v. Bicycle racks
vi. Continuous walkways linking stores
vii. Shade provided by building orientation, canopies
and/or trees
viii. Decorative Trash receptacles
Planning & Zoning Commission Meeting Page 54 of 94
March 22, 2006
3) Parking Lot and Building Frontage Landscaping and
Design
i. A minimum of fifteen (15) square feet of
landscaping including tree islands for each parking
space shall be provided within the paved
boundaries of the parking lot, with the landscaped
areas protected by raised curbs except where
wheel stops are utilized at the front of parking
spaces along a landscaped median between
parking bays, and pavement no closer than three
feet (3’) from the trunk of trees.
ii. Landscaped islands of a minimum of five feet (5’) in
width and extending the entire length of the parking
stall generally shall be located at the terminus of all
parking rows and shall contain at least one three
inch (3”) caliper tree consistent with the Tree List in
Section VI – Development and Design Standards.
iii. Parking spaces shall be a minimum depth of 18
feet and a minimum width of 9 feet; to encourage
better shade patterns, parking bays shall be
separated by a minimum five foot (5’) wide
landscaped median (See illustration below), with
three inch (3”) caliper shade trees planted every
thirty feet and wheel stops placed so as to allow the
front of vehicles to encroach over the landscaped
median without hitting the trees.
Planning & Zoning Commission Meeting Page 55 of 94
March 22, 2006
iv. Foundation plantings are required for buildings or
groups of buildings greater than 40,000 square feet
and where the front building facade does not abut a
public sidewalk, including a 3.0 inch caliper shade
tree for every 10,000 square feet of gross building
area consistent with the Tree List above. Small
ornamental trees are permitted on a ratio of 4 to 1
instead of 3.0 inch caliper shade trees. This is
intended to enhance the pedestrian experience in
front of larger buildings and to break up large
impervious surfaces between parking areas and the
building. Foundation planting trees shall be planted
within approximately 30 feet of the front façade and
are required in addition to any street trees required
herein. Tree grates shall be utilized for trees
planted less than four (4) feet back of curb. Tree
spacing shall not impede sign visibility or
pedestrian safety but shall be placed so as to
provide an effective shade environment in front of
the building.
d. Loading Areas and Trash Receptacles:
1) Loading and service areas shall be located at the side of or
in the rear of buildings. Every effort should be made to
reduce the need for segregated loading and service areas
by ensuring that deliveries are made off-hours. Such uses
as grocery stores, however, may require a loading dock
area. Where tractor/semi-trailer delivery may conflict with
land uses on or adjacent to the site, then the following
standards shall be followed:
i. Loading and service areas shall be located at the
side or rear of buildings.
ii. Off-street loading areas shall be screened from
view of any street public open space or adjacent
property.
iii. Loading areas shall be enclosed on three sides by
a wall or other screening device not less than 10
feet in height.
iv. Loading areas shall not be located closer than 50’
to any single family lot, unless wholly within an
enclosed building.
Planning & Zoning Commission Meeting Page 56 of 94
March 22, 2006
v. Screening materials shall be comprised of a wall
that has a similar finish to the primary structure, or
a combination of trees and shrubs that will result in
solid screening within 2 years.
vi. However, when adjacent to a residentially zoned
district a screening wall with landscaping shall be
used.
2. Trash/Recycling Receptacles:
i. Commercial trash/recycling containers shall be
located on the side or rear of the building and
screened from public view.
ii. Such containers shall be located at least 50’ away
from adjacent residential property lines.
iii. Such containers shall be screened on 4 sides,
using an enclosure that is 7’ tall or of a height that
is a minimum of 1’ above the top of the container,
whichever is taller. Screening shall be comprised of
brick, stone, reinforced concrete, or other similar
masonry materials that have a similar finish to the
primary finish; and all fence posts shall be rust-
protected metal, concrete based masonry or
concrete pillars.
iv. 6” concrete filled steel pipes shall be located to
protect the enclosure from truck operations.
v. Such container enclosures shall have steel gates
and tie-backs to secure them in an open position,
and fasteners to keep them closed.
vi. Screening shall be maintained at all times.
e. Signage
1) General: Signs shall be flat against the façade, projecting
from the façade or ground monument mounted. No signs
shall project above the façade unless approved as part of
a site plan as a “landmark sign” such as a theater marquee
or other special sign located in an prominent location and
Planning & Zoning Commission Meeting Page 57 of 94
March 22, 2006
intended to provide a special character to the district and
orientation to visitors.
2) Lighting: Signs shall generally be externally lit. Only
individual letters and symbols may be internally lit. Neon
signs shall be prohibited.
3) Finish Materials: Materials shall complement the
architecture of the building, and may include wood—
painted or natural; metal—copper, brass, galvanized steel;
painted canvas; paint; engraving directly on façade
surface; and brick or stone for monument signs.
4) Wall Signs:
i. One and a half (1.5) square feet of signage is
permitted for each linear foot of the primary facade
of the building, excluding wing walls. (E.g. a 100’
long building façade would allow for 150 square
feet of wall sign area on the building.)
ii. Only one building façade with a primary entrance
may be used to calculate wall signage.
iii. Wall signs may be placed on any face of the
building.
iv. Maximum area of any single sign mounted
perpendicular to a given façade shall not exceed 10
square feet unless it protrudes above the top of the
facade.
v. Protruding or hanging signs shall maintain a
minimum clear height of eight (8) feet above the
sidewalk.
5) Monument Signs:
i. Monument signs up to eight (8) feet in height are
the only permanent freestanding signs allowed.
ii. Maximum area of a monument sign shall be 96
square feet per sign face. Monument signs may
have only two (2) sign faces.
iii. If a Commercial Neighborhood extends over 1000
linear feet, then one monument sign per 500’ of
frontage is permitted. (E.g. a site with 1,000’ or
more of frontage may have two (2) monument
signs, a site with 1,500’ or more may have three (3)
signs, etc.).
Planning & Zoning Commission Meeting Page 58 of 94
March 22, 2006
iv. The structure of monument signs shall be
constructed of materials and colors utilized on the
primary building’s façade.
v. Monument signs must be spaced a minimum of two
hundred fifty feet (250’) apart, unless approved
otherwise at Detailed Site Plan.
6) Parking: Retail and office uses shall meet the Town’s
parking standards at the time of development.
Planning & Zoning Commission Meeting Page 59 of 94
March 22, 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 Meeting Page 60 of 94
March 22, 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 Meeting Page 61 of 94
March 22, 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.
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Planning & Zoning Commission Meeting Page 63 of 94
March 22, 2006
B. Accessory Structures: All development within The Highlands at Trophy Club
Planned Development District shall comply with Section 35 of the Town of
Trophy Club Zoning Ordinance in effect at the time of Town Council approval of
this ordinance.
Nothing in this ordinance shall be construed as preventing any Architectural
Control Committee with jurisdiction over any neighborhood from further restricting
permission, location, and type of any accessory structure.
C. Screening and Fences: All development within The Highlands at Trophy Club
Planned Development District shall comply with Section 45 of the Town of
Trophy Club Zoning Ordinance in effect at the time of Town Council approval of
this ordinance, with the following modifications:
1. Fencing on corner lots facing side streets shall be enhanced wooden
fences (board-on-board or other design, with a top cap). All enhanced
fencing within any neighborhood shall be consistent, and shall be
approved with the Detailed Site Plan.
2. Fencing facing open space, parks, floodplain, or flowage easement shall
be open as required by Town Ordinance, with the exceptions of the
following that may be solid wood fencing:
a) Facing gas well sites.
b) Facing active use park areas (ball fields, swim center,
neighborhood center, etc.)
c) Facing other areas specifically approved at the time of Detailed
Site Plan.
D. Landscape Standards: All development within The Highlands at Trophy Club
Planned Development District shall comply with Section 47 of the Town of Trophy
Club Zoning Ordinance in effect at the time of Town Council approval of this
ordinance.
1. Additional Requirements:
a. The median within Trophy Club Drive shall have trees spaced at
fifty foot (50’) intervals.
b. Common areas adjacent to streets shall have trees spaced at fifty
foot (50’) intervals.
Planning & Zoning Commission Meeting Page 64 of 94
March 22, 2006
2. Tree Requirements:
A minimum of one (1) tree per 30’ of lot front yard width is required. Lot
Type 2 shall have a minimum of two (2) trees. Trees are allowed in the
parkway. Trees shall be a minimum 3” caliper and be one of the trees
listed below to count toward tree requirements.
Tree List
Bald Cypress
Bradford Pear
Cedar Elm
Chinese Pistachio
Homestead Elm
Lace Bark Elm
“Little Gem” Magnolia
Live Oak
October Glory Maple
Southern Magnolia
Texas Red Oak
E. Off-Street Parking Requirements: All development within The Highlands at
Trophy Club Planned Development District shall comply with Section 48 of the
Town of Trophy Club Zoning Ordinance.
F. Residential Architectural Standards:
1. Gifts to the Street: All buildings shall utilize at least three (3) of the
following design features to provide visual relief along the front of the
residence:
Architectural garage doors
Architectural pillars or posts
Bay window, a minimum 24” projection
Cast stone accents
Covered front porches
Cupolas or turrets
Dormers
Gables
Garage door not facing street
Metal roof accents
Multiple types of masonry materials
Recessed entries, a minimum of three (3) feet deep
8:12 Primary roof pitch
At least 20 percent of the houses constructed within each phase of the
Planned Development Site Plan shall have a covered front porch.
Buildings on corner lots shall be constructed with a Gift to the Street on
both the front and side street elevations.
Planning & Zoning Commission Meeting Page 65 of 94
March 22, 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.
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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.
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EXHIBIT A
Concept Plan
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EXHIBIT B
Street Type Exhibits
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EXHIBIT C
Park Concept Plans
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EXHIBIT D
Pathway Plan
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March 22, 2006
PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 3-22-2006
Subject: Agenda Item No.C.3
Review and approve minutes.
A. 23 February 2006
B. 2 March 2006
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Planning & Zoning Commission Meeting Page 83 of 94
March 22, 2006
MINUTES OF A REGULAR SESSION
FOR THE
PLANNING & ZONING COMMISSION
TOWN OF TROPHY CLUB
23 FEBRUARY 2006
The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a
Regular Session meeting 23 February 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 absent
Commissioner Moss present
Commissioner Reed present
Commissioner Sheridan present, arrived at 6:03 pm
Commissioner Stamos present
STAFF AND GUESTS PRESENT:
Kerin C. Fleck Planning & Zoning Coordinator
Karen Mitchell Planning Consultant
Patricia Adams Town Attorney
Roger Unger Interim Town Manager
Beth Ann Gregory Community Development Director
Randy Briggs Public Safety Director
Don Allen DR Horton
Jim Wiegert Carter & Burgess, arrived at 6:11 pm
Kyle Salzman Carter & Burgess, arrived at 6:11 pm
A.1 CALL TO ORDER AND ANNOUNCE A QUORUM.
Chairman Hill called the meeting to order at 6:02 pm, and announced a quorum
was present. Commissioner Ashby will be delayed. Mr. Unger, Ms. Gregory and
Ms. Adams will have to leave at some point during the meeting.
Chairman Hill introduced the agenda item and gave a summary of the format of the
meeting for the benefit of the audience.
B.1 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
Planning & Zoning Commission Meeting Page 84 of 94
March 22, 2006
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. PRESENTATION BY TOWN PLANNER REGARDING DENSITY ANALYSIS AND
DISCUSSION BY COMMISSION REGARDING SAME.
Karen Mitchell addressed the Commission. The applicant has submitted a
new density calculation for this proposed Planned Development.
Previously, the density was 3.3 units per acre, based on gross, the new
submittal is 2.82 units per acre. In the Town’s current Subdivision
Regulations, “Density” is defined as “the number of dwelling units per gross
acre of subdivision, excluding any areas that are nonresidential in use”.
This is how the Town density has been calculated in the past. There are
two methods the planning industry uses to calculate density: gross and
net. Gross includes all rights-of-way, parkland dedication, floodplain and
flowage easements, whereas net does not.
The chart entitled Trophy Club Zoning District / Lot Type Proposed by DR
Horton was prepared by staff to compare the proposed lot types to the
closest comparable zoning district in the Town. R-FV was compared to
the Lot Types 6 & 7 in the developer’s proposal. Approximately 25.39% of
the lots would be 8,400 square feet or larger (480 lots), and 74.59% would
be 7,200 square feet or smaller (1,410 lots).
The Comprehensive Land Use Plan currently calls for low density
residential, defined as 3 units per acre, in the proposed zone change
area.
Don Allen addressed the Commission and gave a brief overview of the
proposed revisions. On the Concept Plan, there is a graphic
representation of the types of lots along Trophy Club Drive. The density
has been reduced.
Mr. Allen presented photos of existing products to tie them to the
proposed lot types and also presented a neighborhood Concept Plan for
Neighborhood 3 and 5.
The Commission was given copies of the Neighborhood Concept Plans for
3&5 and a packet of the proposed Lot Type Regulations. Mr. Allen stated
each neighborhood the maximum lot number sets the lot count for each
neighborhood, however, he may not be able to reach the maximum for
each neighborhood. He acknowledged staff’s summation is accurate, in
that there are significantly more lots in the middle range of their lot sizes
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March 22, 2006
than the Town currently has. The lot minimum criteria do not differ greatly
from the Town’s requirements.
B. DENSITY
1. OVERALL DENSITY
2. INDIVIDUAL NEIGHBORHOOD DENSITY
(a) NEIGHBORHOOD 1 – Gross density of 4.0 units per acre.
Mr. Allen stated that Horton would commit to front
entry with mews for any development along Trophy
Club Drive. They tried to move the more dense areas,
(Neighborhoods 1,5 & 8) further away from the golf
course and existing residents. Also, Neighborhood 1 is
next to the future High School site and it makes more
economic sense for smaller lots next to the High School.
(b) NEIGHBORHOOD 2 – Gross density of 3.1 units per acre.
Mr. Allen stated larger lots would face Trophy Club
Drive. No comments from the Commissioners.
(c) NEIGHBORHOOD 3 - Gross density of 3.0 units per acre.
Commissioner Stamos inquired about the total lot count
for the neighborhood. Mr. Allen reiterated that Horton
may not be able to reach the overall land plan lot
count. Only the maximum lot count has been
designated in the proposed PD.
(d) NEIGHBORHOOD 4 - Gross density of 2.9 units per acre.
Mr. Allen stated the small peninsula to the south is
slated to be all 12,000 square foot lots, assuming Horton
can acquire all of the approvals necessary to develop
that piece. Commissioner Reed inquired about the
total lots. Mr. Allen stated the way the PD was written,
Horton has obligated the bigger lot sizes with a
minimum, and the smaller lot sizes have been capped
with a maximum.
(e) NEIGHBORHOOD 5 - Gross density of 3.0 units per acre.
There were no comments from the Commissioners.
(f) NEIGHBORHOOD 6 – Gross density of 2.6 units per acre.
There were no comments from the Commissioners.
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March 22, 2006
(g) NEIGHBORHOOD 7 - Gross density of 1.7 units per acre.
Mr. Allen stated this neighborhood has a park planned
in the northeast corner. Horton is working with staff on
the details of that park plan. There were no comments
from the Commissioners.
(h) NEIGHBORHOOD 8 - Gross density of 3.3 units per acre.
There were no comments from the Commissioners.
(i) NEIGHBORHOOD 9 – Gross density of 2.8 units per acre.
Mr. Allen stated that the lots in Neighborhood 9 would
be larger than the lots in The Lakes of Trophy Club,
which they abut.
C. LOT REGULATIONS
1. LOT TYPE 1 – Ms. Fleck stated that in all of the districts,
A(2)(c)(1) – Garage sales are prohibited, should be removed.
Mr. Allen agreed to do so. Chairman Hill inquired about the
wording of the “side yard” provision. Ms. Fleck stated that is
common language throughout the Town’s Zoning Ordinance,
it is used regularly and she does not recommend it be
removed.
Mr. Allen clarified for the Commission that the minimum width
and depth allows Horton more flexibility with the layout of the
land.
In response to Commissioner Sheridan’s comments, Mr. Allen
stated he could go to a 20 ft side yard adjacent to a side
street.
The Commission discussed garage requirements. Mr. Allen
stated he would bring garage requirement provisions before
the Commission at the next workshop.
2. LOT TYPE 2 – No comments from the Commission.
3. LOT TYPE 3 – No comments from the Commission.
4. LOT TYPE 4 – Vice Chairman Stephens asked Police Chief
Briggs what he thought of the ten (10) ft side yards for this
district. Chief Briggs stated that the building code allows this
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March 22, 2006
type of side yard. Ms. Fleck stated there are several areas in
Town that have a ten (10) ft side yard.
5. LOT TYPE 5 – Chairman Moss expressed his concern over the
fifty (50) ft front width of this lot type.
Commissioner Sheridan stated that he would like to see
variable front building lines. For example, varied front set
backs, two to three feet, i.e. 20, 22, 24 or 22, 25, every third lot
would enhance the streetscape of the higher density lots. Mr.
Allen said that was a great idea, they have done that in other
subdivisions, and he would be willing to incorporate that
change into the next draft.
6. LOT TYPE 6 – No comments from the Commission.
7. LOT TYPE 7 – Mr. Allen said he would limit 3 units per structure
for this townhome product. Commissioner Stamos expressed
his concern over the placement of this product in
Neighborhood 1, the highest density neighborhood. Vice
Chairman Stephens agreed. Commissioner Sheridan asked to
see a concept plan of the neighborhood that ends up with
lot type 7, if it is moved, Mr. Allen agreed. Commissioner
Sheridan asked Mr. Allen to look at the minimum floor area of
1,000 sq. ft. and the possibility of an increase to the provision.
Chairman Hill inquired about sidewalks in front of the
Townhomes, Mr. Allen confirmed. Mr. Allen confirmed that
this product would be served by alleys.
The Commissioners gave closing comments to Mr. Allen. Ms. Fleck
addressed the topics for the next agenda.
C.1 ADJOURNMENT.
Chairman Hill adjourned the meeting at approximately 8:01 pm.
________________________________________
Gene Hill, Chairman
(SEAL)
____________________________________________
Kerin C. Fleck, Planning & Zoning Coordinator
Planning & Zoning Commission Meeting Page 88 of 94
March 22, 2006
MINUTES OF A
PUBLIC HEARING & REGULAR SESSION
FOR THE
TOWN OF TROPHY CLUB
PLANNING AND ZONING COMMISSION
2 MARCH 2005
The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a Public
Hearing and a Regular Session on 2 March 2006, at 7:00 pm in the Boardroom of the
Trophy Club Administration Building, 100 Municipal Drive, Trophy Club, Texas 76262.
COMMISSIONERS ATTENDANCE:
Chairman Hill present
Vice Chairman Stephens present
Commissioner Ashby absent
Commissioner Moss present
Commissioner Reed present
Commissioner Sheridan present
Commissioner Stamos present
STAFF AND GUESTS PRESENT:
Kerin C. Fleck Planning & Zoning Coordinator
Adam Adams Parks and Recreation Director
Scott Beck Applicant, Beck Properties
Don Allen Applicant, DR Horton
Jim Wiegert Applicant, Carter & Burgess
Kyle Salzman Applicant, Carter & Burgess
A.1 CALL TO ORDER AND ANNOUNCE A QUORUM.
Chairman Hill called the meeting to order at 7:07 pm, announced a quorum was
present and explained the format of the meeting for the benefit of the audience.
PUBLIC HEARING
A motion was made to open the public hearing.
Motion: Stephens
Second: Stamos
Ayes: Hill, Moss, Reed, Sheridan
Nays: None
Action: Approved, 6-0
Motion carried.
Chairman Hill read the following caption into the record.
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March 22, 2006
B.1 CONSIDER:
A. 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)
Scott Beck addressed the Commission and introduced the item. Within
the second phase of Hogan’s Glen, the Country Club has a golf
maintenance facility that they have been using for 20-25 years. In order
to facilitate the future build-out of Hogan’s Glen the facility needs to be
moved. Beck Properties is requesting it be moved to an area that will not
impact future residential development, so they have selected a spot east
of the Wastewater Treatment Plant. Also, next month they will bring
forward an additional site to the north of the Treatment Plant. To the east
of the tract there are trees that will create a natural buffer, and the
extension of Indian Creek Drive will be to the east of the tree buffer. The
north side of the property is perpetual flowage easement that cannot be
developed. Currently the Country Club has approximately 15 acres with
different facilities sporadically placed on the property. Beck Properties is
attempting to consolidate their needs into two tracts, this 1.751 acre tract
and the upcoming zone change request of approximately 2.08 acres.
There were no requests to speak from the public. Chairman Hill skipped to
agenda item C.1.
REGULAR SESSION
C.1 Discuss and take appropriate action relative to:
A. Agenda Item B.1
A motion was made to recommend approval of the zone change request.
Motion: Stamos
Second: Reed
Ayes: Hill, Moss, Sheridan, Stephens
Nays: None
Action: Approved, 6-0
Motion carried.
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March 22, 2006
A motion was made to close the public hearing:
Motion: Stephens
Second: Reed
Ayes: Hill, Moss, Sheridan, Stamos
Nays: None
Action: Approved, 6-0
Motion carried.
Chairman Hill read the following caption into the record.
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:
Don Allen addressed the Commission and began to present the changes made
by the applicant since the last P&Z workshop meeting on 23 February.
Mr. Allen gave a brief presentation of the items revised in their application. The
Concept Plan is generally the same, two mews have been added along Trophy
Club Drive. The Park configurations have been slightly revised to reflect what will
be discussed later on during the meeting. Mr. Allen showed land plan
configurations for Eagle’s Ridge Phase III and Water’s Edge at Hogan’s Glen in
order to illustrate larger lots on the east side of town. Ms. Fleck asked Mr. Allen to
keep his discussion focused on the Highlands at Trophy Club.
Mr. Allen introduced Concept Plans for Neighborhood 3 and 5. The Townhouse
product has been relocated to Neighborhood 5, in the north center, (relocated
east approximately 1,500 feet). The desire is to integrate the Townhome product
within the neighborhood so that it is not on Trophy Club Drive and incorporate
open space close by.
Mr. Allen went briefly went through the changes made to the proposed lot type
regulations as a result of comments from the Commission at the previous
meeting.
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March 22, 2006
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
A summary of those changes are:
Delete garage sales as a use for Lot Types 1-7
Added garage requirements for each lot type
Lot Type 1 – Increased rear yard from 20 feet to 25 feet
Lot Type 1 – Increased side yard adjacent to a side street from 15
feet to 20 feet
Lot Type 2 – Increased rear yard from 20 feet to 25 feet
Lot Type 4 – Revised front yard set back to a varied 20 foot, 23 foot
and 26 foot minimum
Lot Type 5 - Revised front yard set back to a varied 20 foot, 23 foot
and 26 foot minimum
Lot Type 7 – Increased minimum floor area from 1,000 square feet to
1,350 square feet
Lot Type 7 – Added “Length of Structures” provision to a maximum
of 3 units per structure
B. PARKS
1. NORTHEAST LOCATION
2. NORTHWEST LOCATION
C. PATHWAY PLAN
Mr. Allen moved on to Parks and Open Space and the Pathway Plan. The
Pathway Plan is proposed with two items: the blue trail indicated the areas that
would connect through the parks and utilize the existing flowage easement
wherever possible and the red trail indicates the areas that would follow the
Town sidewalks, but with six foot width where connecting to the park trails. The
pathway system has been discussed with staff. Adam Adams briefly addressed
this topic, stating the plan appears to be a valid plan, the six foot (6’) sidewalks
are such that would encourage a user to move off the street. Mr. Adams
suggested connecting to trails in Marshall Creek Park, however, he has not yet
spoken with the applicant about this modification.
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March 22, 2006
Regarding the cost of construction, Mr. Allen stated their proposal for the
Pathway Plan is that the trails in each neighborhood are constructed as the
neighborhoods develop. If for some reason Horton does not remain to develop
the entire subdivision to build-out, the system would still be constructed as each
neighborhood builds-out. Commissioner Stamos suggested the Commission
look at the timing of the construction of the pathway system. Commissioner
Sheridan stated that he would like the Police Department to comment of the
pathways at some point in the future. Mr. Allen stated he anticipates the
sidewalks to go in when the streets are built. Commissioner Sheridan asked if
the Town is adequately covered if the sidewalks are damaged by each builder.
Relevant to parks, the applicant is proposing to satisfy the parkland dedication
requirements with three park locations. The first area is to the east of the middle
school. In speaking with staff, Carter and Burgess has arranged a plan to the
east and the north of the current Town pool, extending north to the intersection
of Trophy Club Drive and Marshall Creek Road. The proposed acreage is
approximately thirteen (13) acres and would be able to accommodate a
Recreation Center plus several full size and junior size sports fields. A second site
is in the northeast corner of town and is approximately twenty (20) acres in size.
The site can accommodate several sports fields as well. Eight acres would be
active use acres with ball fields, and the rest are passive park areas. The site
also contains a flowage easement to the east, but is heavily covered by trees
which would remain. The third location is a site that the Town is currently utilizing
for active parkland, Beck Park located to the east of the Tom Thumb shopping
center and to the south of Trophy Club Drive. D.R. Horton would like to be able
to dedicate that land in order to meet the parkland requirements. Ms. Fleck
stated that all of the pathway and parkland dedication would require Town
Council approval.
Mr. Adams addressed the Commission. The Town currently has a three to one
(3:1) parkland dedication ratio for areas in a floodplain or flowage easement.
Because floodplain is optimal land for sports fields, Mr. Adams is bringing forth
an appeal clause in the Parkland Dedication Ordinance before the Town
Council at their 6 March 2006 meeting. The clause would allow Council to credit
floodplain land at a one to one (1:1) ratio. The proposed northwest park is in a
good location, in close proximity to the future high school as well as Beck and
Medlin. The land would be able to be lit, as it would not abut residential. There
is enough land for a future pool to be added close to the exiting pool, and there
is also enough land to expand parking for the site, which would be necessary.
The proposed northeast park is still up in the air as far as field usage. Mr. Adams
said that he is pleased with the overall park sites.
Commissioner Stamos inquired about the responsibility of the actual
improvements to the parkland. Mr. Allen stated that D.R. Horton would only be
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March 22, 2006
responsible for the dedication of the land and not the improvements. Mr. Adams
said the Parkland Ordinance speaks to the usability of the dedicated land. Both
sites are mostly flat and would not require much in the way of site preparation.
The Commission gave closing comments to Mr. Allen. Commissioners Stamos
and Reed spoke about the difference in the proposed lot sizes compared to the
Town’s current lot type inventory. The Commission gave a general consensus
that the lot types proposed for Eagle’s Ridge Phase III and Water’s Edge at
Hogan’s Glen do not count as a “credit” for larger lots from D.R. Horton. Mr.
Allen again stated that he is proposing maximum lot counts. Commissioner
Stamos then suggested that Mr. Allen come forward with individual Site Plans in
order to determine just how many lots would be in each neighborhood. Mr.
Allen said that the Site Plans would most likely change from now until such time
that a specific neighborhood was developed.
Commissioner Moss stated that he still has concerns about proposed Lot Type 5
and the fifty-foot (50’) lot width. He asked Mr. Allen to look at a lot width of sixty-
five feet (65’) and a depth of ninety feet (90’). The total square footage would
still be six thousand (6,000). Mr. Allen said he would need to study that and get
back to the Commission.
Commissioner Sheridan said that he would like to see distinctive architectural
requirements added, such as eight-foot (8’) front doors, wood windows,
percentage of stone, etc for the smaller lots. He also asked Mr. Allen to consider
revising the minimum floor area of the Townhome product. Mr. Allen agreed to
do so.
D.1 ADJOURNMENT
Chairman Hill adjourned the meeting at approximately 8:36 pm.
______________________________________
Gene Hill, Chairman
(SEAL)
____________________________________________
Kerin C. Fleck, Planning & Zoning Coordinator
Planning & Zoning Commission Meeting Page 94 of 94
March 22, 2006
PLANNING AND ZONING COMMISSION
MEMORANDUM
From: The Office of the Planning and Zoning Coordinator Date: 3-22-2006
Subject: Agenda Item No.D.1
Adjournment.
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