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Agenda Packet P&Z 11/16/2006Planning & Zoning Commission 16 November 2006 Page 1 of 25 Town of Trophy Club Planning & Zoning Commission Public Hearing & Regular Session Agenda 100 Municipal Drive Trophy Club, Texas 76262 Thursday, November 16, 2006 7:00 P.M. A.1 Call to order and announce a quorum. B.1 Public Hearing: Consider a Replat for 20 and 22 Cypress Court, also described as Lots 12 and 11 of Block B in the Villas of Hogan's Glen. (RP-06-003) B.2 Public Hearing: Consider an amendment to the Code of Ordinances of the Town, Chapter 13, "Zoning", Article V, "Supplementary District Regulations", Section 5.03, "Accessory Structures and Uses", by revising paragraph A(1)(a), and adding a new Section "G", entitled Public Views", in order to provide screening requirements for accessory structures. (ADM-06-026) C.1 Discuss and take appropriate action relative to a request for Replat for 20 and 22 Cypress Court, also described as Lots 12 and 11 of Block B in the Villas of Hogan's Glen. (RP-06-003) C.2 Discuss and take appropriate action relative to a request for Amendment to 32 and 30 Cypress Court, also described as Lots 6 and 7 of Block B in the Villas of Hogan's Glen. (AP-06-011) C.3 Presentation, discussion and appropriate action relative to a request for Meritorious Exception to the requirements set forth in the Code of Ordinances, Chapter 5, Article 4, Section 4.06 pertaining specifically to Inflatable Signs. C.4 Discuss and take appropriate action relative to an amendment to the Code of Ordinances of the Town, Chapter 13, "Zoning", Article V, "Supplementary District Regulations", Section 5.03, “Accessory Structures and Uses”, by revising paragraph A(1)(a), and adding a new Section "G", entitled Public Views", in order to provide screening requirements for accessory structures. (ADM-06-026) C.5 Review and approve minutes. A. 21 September 2006 D.1 Adjournment. Planning & Zoning Commission 16 November 2006 Page 2 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.A.1 Call to order and announce a quorum. (kcf) Planning & Zoning Commission 16 November 2006 Page 3 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.B.1 Public Hearing: Consider a Replat for 20 and 22 Cypress Court, also described as Lots 12 and 11 of Block B in the Villas of Hogan's Glen. (RP-06-003) STAFF COMMENTS: The purpose of this Replat request is to combine both lots into one lot, and to create a ten foot (10’) utility easement along the south property line. Staff has reviewed the request and it appears to be in compliance with the Town’s standards. (kcf) Planning & Zoning Commission 16 November 2006 Page 4 of 25 Planning & Zoning Commission 16 November 2006 Page 5 of 25 Planning & Zoning Commission 16 November 2006 Page 6 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.B.2 Public Hearing: Consider an amendment to the Code of Ordinances of the Town, Chapter 13, "Zoning", Article V, "Supplementary District Regulations", Section 5.03, "Accessory Structures and Uses", by revising paragraph A(1)(a), and adding a new Section "G", entitled Public Views", in order to provide screening requirements for accessory structures. (ADM-06-026) STAFF COMMENTS: The following proposed amendment to Accessory Structure regulations is based on the Commission’s previous discussion of this item, as well as staff input. The changes are highlighted in yellow text. (kcf) Planning & Zoning Commission 16 November 2006 Page 7 of 25 Section 5.03 Accessory Structures and Uses An accessory structure shall comply in all respects with the requirements of this ordinance applicable to the main structure, and in accordance with the following: A. All residentially zoned districts shall be subject to the following regulations. 1. Permitted Accessory Structures a. Except as otherwise provided herein, and excluding pools and covers, accessory structures less than one hundred twenty (120) square feet of floor area shall not require a building permit. Storage/utility buildings, regardless of size shall require a permit on all lots abutting public and private parks or the golf course. b. The following structures and uses shall be permitted as accessory to the principal structure provided that none shall be a source of income to the owner or user of the principal single-family dwelling, i. Detached private garage in connection with any use, provided that no such garage shall face a golf course; and provided that any detached garage which faces a street be located a minimum of forty-five feet (45’) from the front property line; and provided, however, that the requirement that no such garage face any street shall not apply where the rear yard of a lot abuts a street which is contiguous to the perimeter of the Town, unless otherwise provided by ordinance. ii. Cabana, pavilion, gazebo iii. Storage/utility buildings (masonry or wood) iv. Greenhouse (as hobby, not business) v. Home workshop vi. Flag Pole less than twenty feet (20’) vii. Tennis court/Basketball court viii. Guest House ix. Swimming Pool/Hard Top Pool Cover x. All other uses and structures which are customarily accessory, and clearly incidental to the structures, and which are allowed within the applicable Zoning District. c. In all residentially zoned districts, when any of the foregoing permitted residential accessory uses are detached from the principal single-family dwelling, such accessory uses shall be located: i. Behind the front building setback; and Planning & Zoning Commission 16 November 2006 Page 8 of 25 ii. A minimum of twenty feet (20’) from any street right of way; and iii. A minimum of six feet (6’) from rear and side lot lines. d. An accessory use shall not be located within any identified easement. In addition, accessory structures permitted in these districts shall not exceed one story in height, except for storage/utility structures which shall not exceed 8 feet in height. e. Height Requirements/Screening i. Hard top pool covers shall not exceed four feet (4’) in height above the outside perimeter of the pool. ii. Accessory structures permitted in these districts shall not exceed one story in height, except for storage/utility structures which shall not exceed six feet (6’) in height. iii. Hard top pool covers located on lots abutting golf courses or public or private parks shall be screened from public and private view by the use of live screening as required by this section. Live screening shall reach a minimum height of four feet (4’) within one (1) year after the date of initial planting; provided however, that such live screening shall at no time exceed the height of an existing fence or six feet (6’) in height, whichever is less. B. Non-Residential Accessory Structures: All non-residentially zoned districts shall be subject to the following regulations. The following shall be permitted as accessory uses, provided that such use shall be located not less than twenty feet (20’) from any street right-of-way: 1. Permitted Accessory Structures and Uses in CG-Commercial District and in NS Neighborhood Service District: The following uses shall be permitted as accessory uses: a. Screened garbage storage on a concrete pad and no nearer than fifty feet (50’) to a residentially zoned district and not located between the front of the building and any street right-of-way. b. Temporary uses incidental to the primary use, provided the same is properly screened and provided they conform to the standards set forth in Section 5.01, Temporary Uses. 2. Permitted Accessory Structures and Uses in CR-Commercial District: The following structures and uses shall be permitted as accessory structures and uses. a. Cabana, pavilion, gazebo or roofed area b. All other uses and structures which are customarily accessory, and clearly incidental to the structures, and which are allowed within the applicable Zoning District. 3. Permitted Accessory Uses in GU-Governmental Use District and in PO- Professional Office District: The following uses shall be permitted as accessory, provided that none shall be a source of income to the owner or user of the principal use: a. All other uses and structures which are customarily accessory, and clearly incidental to the structures, and which are allowed within the applicable Zoning District. C. Prohibited Structures: The following structures shall be prohibited: Planning & Zoning Commission 16 November 2006 Page 9 of 25 1. Treehouses 2. Metal, vinyl or similar material structures unless otherwise provided herein. 3. Temporary structures on skids D. Location: An accessory structure, with the exception of a flag pole and signs, shall not be located in any front yard, as defined by this Article, and shall be located at least ten (10) feet from any dwelling, building or structure existing or under construction on the same lot or any adjacent lot, except swimming pools, which may be located nearer than the ten (10) feet from any dwelling existing as long as the excavation of the swimming pool does not in any way harm or endanger the existing building or dwelling. Notwithstanding the foregoing, accessory structures are only allowed if they comply with zoning regulations in the district which they are located. E. Garage Requirements: 1. A detached garage, used to meet the minimum off street parking requirement, shall be permitted as an accessory use in a residential district and shall be constructed so as to accommodate the enclosed parking of at least two (2) automobiles. 2. A detached garage, which is provided in addition to the required two (2) car garage, shall be permitted as an accessory structure in a residential district, except as otherwise specifically provided. 3. Any detached garage shall setback at least forty-five feet (45’) from the front property line of a residential lot. 4. Corner lots may have detached garages facing a side street if they set back a minimum of thirty five feet (35’) from the side street; however, no drive cuts will be allowed from any street classified as a major or minor collector street. F. Design Criteria: All accessory structures shall conform to the following design criteria: 1. The exterior surfaces of all accessory structures shall be consistent with the regulations as specified by the applicable zoning district. However, accessory structures that are normally constructed in such a manner that masonry exterior surfaces are neither practical nor appropriate are excluded from the masonry requirements, including but not be limited to gym sets, playhouses, and greenhouses. 2. Open-air structures, such as gazebos and pavilions, are permitted to be constructed with an aluminum material so long as that material resembles wood-like construction and such material has been approved by the Town’s Planning and Zoning Coordinator. G. Public Views: 1. Except as provided in Section F(1) above, all storage/utility buildings and greenhouses abutting and viewable from public and private parks or golf courses shall be either screened so that they are not visible from any of those locations, or alternatively shall be constructed of at least 80% masonry materials. In order to meet the requirements of this section, one or more of the following shall be met. Planning & Zoning Commission 16 November 2006 Page 10 of 25 a. Live/Opaque Screening i. Where allowed, an opaque fence a minimum of six feet in height, and not to exceed eight feet (8’) in height is required; or ii. Live screening not to exceed the eight feet in height, as required in Section 7.01 of this Code. b. Masonry Requirements i. Uses specified in this Section shall be constructed of at least eighty percent (80%) masonry materials. The exterior surface shall match the main structure to the greatest extent possible in materials and color. Planning & Zoning Commission 16 November 2006 Page 11 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.C.1 Discuss and take appropriate action relative to a request for Replat for 20 and 22 Cypress Court, also described as Lots 12 and 11 of Block B in the Villas of Hogan's Glen. (RP-06-003) (kcf) Planning & Zoning Commission 16 November 2006 Page 12 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.C.2 Discuss and take appropriate action relative to a request for Amendment to 32 and 30 Cypress Court, also described as Lots 6 and 7 of Block B in the Villas of Hogan's Glen. (AP-06-011) STAFF COMMENTS: The purpose for the amending plat is to relocate a utility easement on Lot 7 and to correct the minimum finished floor elevations for Lots 6 and 7. Staff has reviewed the submission and it appears to be in compliance with the Town’s adopted standards. (kcf) Planning & Zoning Commission 16 November 2006 Page 13 of 25 Planning & Zoning Commission 16 November 2006 Page 14 of 25 Planning & Zoning Commission 16 November 2006 Page 15 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.C.3 Presentation, discussion and appropriate action relative to a request for Meritorious Exception to the requirements set forth in the Code of Ordinances, Chapter 5, Article 4, Section 4.06 pertaining specifically to Inflatable Signs. STAFF COMMENTS: Lisa Escue, a local realtor is requesting a waiver to the Sign Code in order to place an inflatable sign at various open house properties. The inflatable sign is approximately eight feet (8’) in height and six feet (6’) in width. The Sign Code states that one inflatable sign be may be allowed per premise, and the size, height and duration of such sign shall be determined by the Town Council upon recommendation of the Planning & Zoning Commission. Ms. Escue is requesting the inflatable be allowed to be placed at no more than ten open house properties throughout one year’s time, and be displayed for no more than four hours. Section 4.10 of Article 4, Chapter 5 of the Code of Ordinances states the following: A. In the development of these criteria, a primary objective has been ensuring against the kind of signage that has led to low visual quality. On the other hand, another primary objective has been the guarding against signage over-control. B. It is not the intention of these criteria to discourage innovation. It is entirely conceivable that signage proposals could be made that, while clearly nonconforming to this Article and thus not allowable under these criteria, have obvious merit in not only being appropriate to the particular site or location, but also in making a positive contribution, to the visual environment. Upon request of an interested party, the Town Council, upon recommendation by the Planning and Zoning Commission, shall hear and shall seriously and fairly consider a request for a meritorious exception under this Section 4.11(B). C. In order to determine the suitability of alternate materials and methods of construction and to provide for reasonable interpretation of the provisions of this Article, the Town Council shall hear appeals with respect to any actions of the Designated Official in the interpretation and enforcement of this Article. Any such appeal shall be brought, by written application filed by an interested party, to the Planning and Zoning Administrator within ten (10) days after the action of the Designated Official which is the subject of the appeal. Enforcement of this Article shall be stayed pending such appeal. In hearing such appeals, the Planning and Zoning Commission shall review the determination of the Designated Official and, in doing so, may consider whether or not the regulations and standards of this Article will, by reason of exceptional circumstances or surroundings, constitute a practical difficulty or unnecessary hardship. The Planning and Zoning Planning & Zoning Commission 16 November 2006 Page 16 of 25 Commission shall forward a recommendation to the Town Council, who shall act on the subject of the appeal. A decision of the Council shall be final. (kcf) Planning & Zoning Commission 16 November 2006 Page 17 of 25 Planning & Zoning Commission 16 November 2006 Page 18 of 25 Planning & Zoning Commission 16 November 2006 Page 19 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.C.4 Discuss and take appropriate action relative to an amendment to the Code of Ordinances of the Town, Chapter 13, "Zoning", Article V, "Supplementary District Regulations", Section 5.03, “Accessory Structures and Uses”, by revising paragraph A(1)(a), and adding a new Section "G", entitled Public Views", in order to provide screening requirements for accessory structures. (ADM-06-026) (kcf) Planning & Zoning Commission 16 November 2006 Page 20 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.C.5 Review and approve minutes. A. 21 September 2006 (kcf) Planning & Zoning Commission 16 November 2006 Page 21 of 25 MINUTES OF A PUBLIC HEARING & REGULAR SESSION FOR THE TOWN OF TROPHY CLUB PLANNING AND ZONING COMMISSION 21 SEPTEMBER 2006 The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a Public Hearing and a Regular Session on 21 September 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 excused Commissioner Reed present Commissioner Sheridan present Commissioner Stamos excused STAFF AND GUESTS PRESENT: Kerin C. Fleck Planning & Zoning Coordinator Bob Terry Applicant, Survcon Inc. Rick Martin Applicant, Quanah Hospitality Partners, L.P. Bilal Alizai Engineer, Jones & Boyd A.1 CALL TO ORDER AND ANNOUNCE A QUORUM. 7:07pm Chairman Hill called the meeting to order at approximately 7:07 pm, announced a quorum was present and explained the format of the meeting for the benefit of the audience. PUBLIC HEARING B.1 CONSIDER AN AMENDMENT TO TOWN ORDINANCE NO. 2002-41 P&Z, THE SAME BEING PD-25, TROPHY WOOD BUSINESS CENTER FOR FINAL DETAILED SITE PLAN APPROVAL FOR TRACT 5, INCLUDING A LANDSCAPE PLAN AND PLANT LIST, BUILDING ELEVATIONS, SIGHT LINE STUDIES, CIVIL SITE PLAN, PHOTOMETRIC PLAN & LIGHT FIXTURES ILLUSTRATIONS, SIGN CRITERIA, AND DEVELOPMENT SCHEDULE. APPLICANT: DAVID JOHNSTON, QUANAH HOSPITALITY PARTNERS, LP, (SP-06-006). Rick Martin addressed the Commission and gave a brief presentation. The proposed use is a 4-story hotel with a secured corridor layout. The only way inside to get to a Planning & Zoning Commission 16 November 2006 Page 22 of 25 guest room is with a key. The process of checking in with this hotel is different from most in that one must have a valid government-issued i.d. The front elevation is two-toned stucco, with a lighter colored stucco on the top and darker colored stucco on the lower elevation, and stone accents. There is a standing seam metal roof in the color Hemlock Green. The Detailed Site Plan shows the building orientation to face north/northwest with parking and fire circulation surrounding the building. The site photometrics indicate a site with little to no spillover. The site line study was produced to show line of site from State Highway 114 and Trophy Branch. The landscape plan identifies the trees and their locations, and includes a retaining wall which will be a stone veneer wall. The signage is the typical signage of the brand. There will be one (1) monument sign located just to the east of Trophy Lake Drive, turning off from the SH114 Service Road, and the building will have three (3) wall signs on the front and side elevations. The following resident addressed the Commission. Dave Glaser, 15 Overhill Drive Chairman Hill closed the public hearing and opened the regular session. REGULAR SESSION C.1 Discuss and take appropriate action relative to: Final Plat for Tract 1, Block 1 of The Trophy Club Country Club, an approximate 289.9 acre tract of land located in the M. Medlin Survey, A-832, J. Eads Survey, A- 392, J. Henry Survey, A-528, C. Medlin Survey, A-823, J. Michael Survey, A-821, W. Medlin Survey, A-829, J. Michael Survey, A-820, N. Pea Survey, A-1045. Applicant: Bob Terry, Survcon Inc. Bob Terry addressed the Commission and spoke to the request for a “blanket easement” on the property. In May 2006, the applicant received a review letter from the Town stating that all easements be located for public utilities and drainage. After several attempts to accomplish this task, the applicant was ultimately able to determine the location of certain utilities. Therefore, the applicant is seeking permission to create a “blanket easement”, meaning wherever there is a utility line, there is an automatic easement. A motion was made to approve the Final Plat for the Trophy Club Country Club. Motion: Sheridan Second: Reed Ayes: Hill, Reed, Sheridan, Stephens, Nays: None Action: 4-0 Motion carried. This item will be forwarded to the Town Council 2 October 2006. Planning & Zoning Commission 16 November 2006 Page 23 of 25 C.2 Discuss and take appropriate action relative to an amendment to Town Ordinance No. 2002-41 P&Z, the same being PD-25, Trophy Wood Business Center for Final Detailed Site Plan approval for Tract 5, including a Landscape Plan and Plant List, Building Elevations, Sight Line Studies, Civil Site Plan, Photometric Plan & Light Fixtures Illustrations, Sign Criteria, and Development Schedule. Applicant: David Johnston, Quanah Hospitality Partners, LP, (SP-06-006). Chairman Hill inquired about the retaining wall. The wall will be seven to eight feet at the southern most corner, dropping two to three feet midpoint of the building and then it dies into grade. At approximately two to three feet, the stone veneer will stop and will be continued with concrete that matches the color of the building. The applicant provided the Commission with a sample of the roof color, “Hemlock Green”. The building elevation will be two toned. The lower portion of the elevation will be green and the upper portion of the elevation will be a lighter color. Chairman Hill inquired about the signage. There are neon tubes that are concealed by the top “lip” of the signs and do not protrude from the face of the sign. During the day, the colors of the sign are visible, during the evening, the letters are visible. Commissioner Sheridan inquired again about the retaining wall and asked if the proposed trees to be planted between the retaining wall and the property line would be detrimental to the structural integrity of the wall. Mr. Martin stated the distance between the wall and the property line was approximately five feet (5’). Commissioner Sheridan thanked the applicant for adhering to the Town’s codes and then went on to speak to Mr. Glaser’s comment about the concern over the price of stays and the type of clientele the hotel might attract. Commissioner Sheridan stated that these issues were not under the Commission’s purview. Mr. Martin voluntarily responded to Mr. Glaser’s comments. It is difficult at this time to determine where the price point of a stay will be; it is generally re-evaluated after construction. He did state the price will not be less than $200.00 and it won’t be more than $400.00. The purpose of this product is to support the independent businessman who has to travel for a living, to support employees undergoing training and those that have loved ones in the hospital, temporary out of town guests, etc. A motion was made to recommend approval of the Site Plan, with staff re-reviewing the landscaping along the southeast property line. Motion: Stephens Second: Sheridan Ayes: Hill, Reed, Sheridan, Stephens Nays: None Action: 4-0 Motion carried. Planning & Zoning Commission 16 November 2006 Page 24 of 25 This item will be forwarded to the Town Council 2 October 2006. C.3 Discuss proposed amendments to Article V entitled, "Supplementary District Regulations" of Chapter 13 entitled, "Zoning", of the Town's Code of Ordinances, specifically Article 5.03, "Accessory Structures" specifically relating to new regulations for accessory structures located on lots abutting public and private parks or the golf course. Ms. Fleck introduced the item. Staff has been asked to address the issue of accessory structures specifically on the golf course and public and private parks. Mr. Jim Aenchbacher, 108 Fresh Meadow addressed the Commission and spoke in favor of the amendment. The Commission discussed the proposed changes. Chairman Hill directed Ms. Fleck to make the revisions as discussed by the Commission and bring back at a future meeting. D.1 Adjournment. Chairman Hill adjourned the meeting at 8:08pm. Planning & Zoning Commission 16 November 2006 Page 25 of 25 PLANNING AND ZONING COMMISSION MEMORANDUM From: The Office of the Planning and Zoning Coordinator Date: 11-16-2006 Subject: Agenda Item No.D.1 Adjournment. (kcf)