Agenda Packet P&Z 08/19/2010Planning & Zoning Commission
Trophy Club Entities
Meeting Agenda
100 Municipal Drive
Trophy Club, Texas 76262
Svore Municipal Building Boardroom7:00 PMThursday, August 19, 2010
Call To Order and announce a quorum.
Approval of Minutes
1.2010-410-T Review and approve minutes of the July 15, 2010 Planning and Zoning Commission
meeting.
MeetingMinutes 071510.pdfAttachments:
REGULAR SESSION
2.2010-438-T Discussion and Recommendation regarding a request for approval of a Final Plat for
Neighborhood 8, Phase 1 (20.175 acres) located in The Highlands at Trophy Club at
the northeast corner of Trophy Club Drive and Trophy Park Drive. Applicant: Jacobs
on behalf of Lennar Homes of Texas. (FP-10-032)
Staff Report - PZ 081910 - NH 8.pdf
Application.pdf
Engineer Approval - Early Grading - NH 8.pdf
Engineer Approval - Const Plans - NH 8 Ph 1.pdf
Attachments:
3.2010-439-T Discussion and Recommendation regarding a request for approval of a Final Plat for
Waters Edge at Hogan's Glen, Phase XX (XXXX acres) located in Planned
Development No. 22 (PD-22). Applicant: Jacobs on behalf of BDMR Development,
LLC (FP-09-029)
Staff Report - PZ 081910 - WEHG.pdf
Waters Edge@Hogan's Glenn Ph-2a 08-16-10-Final.pdf
Application.pdf
Attachments:
Adjourn
*THE BOARD MAY CONVENE INTO EXECUTIVE SESSION TO DISCUSS POSTED
ITEMS AS ALLOWED BY THE TEXAS OPEN MEETINGS ACT, TEXAS LOCAL
GOVERNMENT CODE 551.071.
Notice is hereby given that a quorum of the Town Council may be in attendance at
this meeting.
Planning and Zoning Commission Page 1 of 27 Meeting Date: August 19, 2010
August 19, 2010Planning & Zoning Commission Meeting Agenda
CERTIFICATION
I certify that the above notice was posted on the front window of the Svore Municipal
Building, 100 Municipal Drive, Trophy Club, Texas, on August 16, 2010, by 5:00 P.M.
in accordance with Chapter 551, Texas Government Code.
Carolyn Huggins
Community Development Director
If you plan to attend this public meeting and have a disability that requires special
needs, please contact the Town Secretary’s Office at 682-831-4600, 48 hours in
advance and reasonable accommodations will be made to assist you.
I certify that the attached notice and agenda of items to be considered by this Board
was removed by me from the front window of the Svore Municipal Building, 100
Municipal Drive, Trophy Club, Texas, on the __________ day of
______________________, 2010.
________________________________, Title: ___________________________
Planning and Zoning Commission Page 2 of 27 Meeting Date: August 19, 2010
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12010-410-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:7/28/2010 Planning & Zoning Commission
On agenda:Final action:8/19/2010
Title:Review and approve minutes of the July 15, 2010 Planning and Zoning Commission meeting.
Attachments:MeetingMinutes 071510.pdf
Action ByDate Action ResultVer.
Planning and Zoning Commission Page 3 of 27 Meeting Date: August 19, 2010
File #: 2010-410-T, Version: 1
Title
Review and approve minutes of the July 15, 2010 Planning and Zoning Commission meeting.
Planning and Zoning Commission Page 4 of 27 Meeting Date: August 19, 2010
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Meeting Minutes
Planning & Zoning Commission
7:00 PM Svore Municipal Building BoardroomThursday, July 15, 2010
Call To Order and announce a quorum.
COUNCIL MEMBERS:
Vice Chair James Stephens, Commissioner Mike Davidson,
Commissioner Dennis Sheridan, Commissioner Dale Forest, Chairman
Gene Hill, and Commissioner Clayton Reed
Present:6 -
STAFF AND GUESTS PRESENT:
Carolyn Huggins, Community Development Director
Karen Thiessen, Representing Walgreens Co.
Becky Escott, Representing Encana Oil & Gas Company
Bill Rose, Town Council
Approval of Minutes
2010-358-T1.Review and approve minutes of the June 17, 2010 Planning and Zoning Commission
meeting.
A motion was made by Vice Chair Stephens, seconded by Commissioner
Davidson, that this Agenda Item be Approved. The motion CARRIED by the
following vote:
Aye:Vice Chair Stephens, Commissioner Davidson, Commissioner Sheridan,
Commissioner Forest, and Chairman Hill
5 -
Abstain:Commissioner Reed1 -
PUBLIC HEARING
Planning and Zoning Commission Page 5 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
2010-361-T2.Public Hearing regarding a request to amend Ordinance No. 2000-14P&Z amending
Ordinance No. 99-17 P&Z, Planned Development No. 21 to allow Outdoor Display of
propane for Walgreens. Applicant: Karen Thiessen, Gardere Wynne Sewell LLP on
behalf of Walgreen Co. (PD-AMD-10-035)
Chairman Hill opened the public hearing and asked Ms. Huggins for a staff report.
Ms. Huggins stated that the Walgreens on Trophy Lake Drive, which is part of PD-21,
is requesting permission to keep propane on display on the sidewalk of the store. The
development standards for PD-21 only allow outdoor display of merchandise by Tom
Thumb. The Tom Thumb store was designed for outdoor display – with large front
patios and a large covered foyer area.
Ms. Huggins stated that Walgreens has a wide sidewalk. The building inspector
measured the sidewalks in front of the Walgreens store and found that with two
cabinets placed on the walkway, there does leave enough room for ADA standards to
be met. ADA standards require 32” minimum for an accessible route, the Walgreens
sidewalk from cabinet to stone column allows 33.5”. The building inspector
measured the size of the cabinets as 80” length, 27” depth, and 71.5” height. – for
one cabinet. Walgreens has two cabinets on the sidewalk. The distance from the
nearest cabinet to the front door is approximately 43 feet. Each cabinet holds 36
tanks. There are two cabinets so there are 72 tanks total on the sidewalk. The fire
chief has reviewed the request and has no objection.
Staff has also reviewed the request and has no objection, however, staff asks for a
stipulation that no more than two cabinets of the size currently on the walkway be
allowed.
Chairman Hill asked the applicant for comments. She had none at this time. There
were no others wishing to speak. Chairman Hill closed the public hearing.
This Agenda ItemReferred to the Town Council, due back on 8/2/2010
Planning and Zoning Commission Page 6 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
2010-364-T3.Public Hearing regarding a request for approval of a Specific Use Permit to allow
beer and wine sales for off-premise consumption only. Applicant: Karen Thiessen,
Gardere Wynne Sewell LLP on behalf of Walgreen Co. (PD-AMD-10-035)
Chairman Hill opened the public hearing and asked Ms. Huggins for a staff report.
Ms. Huggins stated that Walgreens is requesting a specific use permit to be allowed
to sell beer and wine for off-premises consumption only. Town ordinances require
that certain conditions be met to grant an SUP of this type.
The building must be in compliance with all codes and ordinances. Walgreens does
appear to be in compliance with all Town codes and ordinances.
The store cannot be located within 300-ft. of a church, public or private school, or
private hospital. Walgreens is not within 300-ft. of any of those types of
establishments. The nearest facility of this type is a church and it is approximately
1,000 ft. away.
Walgreens has spoken to Police Chief Kniffen and satisfied all public safety
requirements and concerns, including the requirement that store employees selling
beer and wine to customers must be over the age of 21. Walgreens has indicated
that all employees handling beer and wine sales will be over that age.
As required by ordinance, notice of public hearing was placed in the newspaper and
all property owners within 200-ft. were notified of this request. Staff has not had any
comments in support or opposition to this request.
Staff has no opposition to this request and recommends approval.
Ms. Thiessen, on behalf of Walgreens, stated that she is available and happy to
answer questions on behalf of Walgreens.
There were no others wishing to speak and Chairman Hill closed the public hearing.
Chairman Hill moved the public hearing to the end of the agenda to accommodate
the Walgreens representative.
This Agenda ItemReferred to the Town Council, due back on 8/2/2010
REGULAR SESSION
Planning and Zoning Commission Page 7 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
2010-362-T5.Consider and take appropriate action regarding an Ordinance amending Ordinance
No. 2000-14 P&Z amending Ordinance No. 99-17 P&Z, the same being Planned
Development No. 21, in order to allow Outdoor Display of propane by Walgreens.
Applicant: Karen Thiessen, Gardere Wynne Sewell LLP on behalf of Walgreen Co.
(PD-AMD-10-035)
Chairman Hill called for questions and discussion.
Commissioner Davidson asked if this is an exception. Ms. Huggins responded that it
is not an exception but an addition to the PD. The request would change the planned
development document regulations to allow outdoor display of propane for the
Walgreens store. It is already allowed for the Tom Thumb store. It doesn’t mean that
any other tenant in PD-21 would be allowed to have outdoor display of propane. This
request is specifically for Walgreens.
Commissioner Sheridan asked if the PD change request stays with the property or
with the business. Ms. Huggins stated that the PD amendment request is specific for
Walgreens. The SUP request, however, stays with the property.
Commissioner Sheridan stated that he is in favor of this request, but he does not
want open language to allow automated outside sales of propane. Chairman Hill
clarified that the propane sales would take place in the store. The language “for sale
inside the store” was included in the title, but not clarified in the suggested language
for the motion.
There was no further discussion and Chairman Hill called for a motion.
Motion to recommend approval to the Town Council for a request to amend
Ordinance No. 99-17 P&Z, Planned Development No. 21 to allow outdoor
display of propane, for sale inside the store, at Walgreen #06047, 541 Trophy
Lake Dr. with the stipulation that no more than two cabinets (approximate size
80” length, 27” depth and 71.5” height) allowed.
Aye:Vice Chair Stephens, Commissioner Davidson, Commissioner Sheridan,
Commissioner Forest, Chairman Hill, and Commissioner Reed
6 -
2010-363-T6.Consider and take appropriate action regarding a request for approval of a Specific
Use Permit to allow beer and wine sales for off-premise consumption only. Applicant:
Karen Thiessen, Gardere Wynne Sewell LLP on behalf of Walgreen Co.
(PD-AMD-10-035)
Chairman Hill called for questions and discussion.
There were no questions or discussion and Chairman Hill called for a motion.
Motion to recommend approval to the Town Council for a request for a Specific
Use Permit to allow beer and wine sales for off-premise consumption only at
Walgreen #06047, 541 Trophy Lake Dr.
Aye:Vice Chair Stephens, Commissioner Davidson, Commissioner Sheridan,
Commissioner Forest, Chairman Hill, and Commissioner Reed
6 -
PUBLIC HEARING AND DISCUSSION
Planning and Zoning Commission Page 8 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
2010-274-T4.Public Hearing and Discussion to Consider changes to the Town of Trophy Club
Code of Ordinances, Chapter 5-General Land Use, Article VI-Oil and Gas Well
Manual, affecting the noise decibel level/distance allowed during fracing of a gas well;
and amending definitions or other miscellaneous items of the Gas Well Manual and
Town Ordinances related to this request as deemed necessary. (AMD-10-007)
Chairman Hill opened the public hearing and asked Ms. Huggins for staff comments.
On behalf of Staff, Ms. Huggins thanked Encana Oil & Gas Company for attending
the Planning and Zoning Commission meeting this evening.
Ms. Huggins stated that this is a continuation of the public hearing from last month
and staff asks that at the end of this evening the Commission close the public hearing
and come back in a month or two to further discuss this matter. Gas well information
has been pulled from storage. There are several boxes and staff needs more time to
go through the information in those containers. Then, at some point in the future, we
can resume a public hearing and/or proceed with a recommendation to Council.
Ms. Huggins reminded the Commissioners where the six well sites are located:
Well Site 2H, Neighborhood 1
Well Site 8H, Neighborhood 2
Well site 7H, Neighborhood 6
Well Sites 3H and 15H, Neighborhood 7
Well Site 4H, Neighborhood 8
Ms. Huggins stated that the discussion of this matter is to consider whether or not a
change in the gas well manual is needed regarding the decibel noise level during
refracing operations, and whether or not the decibel level allowed by Trophy Club is
adequate protection for the residential lots adjacent to a gas well.
Chairman Hill welcomed the Encana representatives and invited Becky Escott to
come forward. Ms. Escott, Community Relations Coordinator, Encana Oil & Gas
(USA), Inc. stated that she has technical experts with her and introduced them as:
Oleg Tolmachev, Group Lead, Completions
Doug Love, Completions Coordinator
Steve Rogers, Geologist, North Texas Development Team
John Keil, Group Lead, Environmental
Ms. Escott stated that Encana is one of the largest natural gas companies in North
American, headquartered out of Calgary, Alberta, Canada, with U.S. headquarters in
Denver, Colorado. The North Texas Barnett Shale operations are run out of a Dallas,
Texas, office. At the end of 2009, oil assets were split off.
Encana’s U.S. operations are primarily in Colorado, Wyoming, Louisiana, Texas,
Pennsylvania, and Michigan. They are the fifth largest gas producer in the State of
Texas.
Specific to Trophy Club, they have 1,740 gross acres. They have drilled 18 wells on
seven pad locations. There are two to five wellheads per location. All wells were
drilled from 2003 to 2005. Trophy Club 1H, near the high school, has been plugged
and the land reclaimed.
Currently, there are 15 wells in Trophy Club, producing 1.4 million cubic feet of
natural gas per day, and producing approximately 1,400 barrels per day of water.
For an average Barnett Shale lease that is below average gas production and above
average water production. The life of a well in this area is approximately 20 to 30
Planning and Zoning Commission Page 9 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
years.
Refracing is basically the same thing as the initial frac operation. The duration and
the time on location is typically shorter than the initial operation because the
infrastructure is already in place. Similar equipment is utilized. Fracing is done in
between the perforations already fraced to try to produce more gas. The impact to
the residents is similar to the initial fracing operations. A refrac is only considered if
one of two conditions is present: (1) the well is located in a geologically good
producing area, or (2) the well was under stimulated originally (usually the case in
older wells, but not recently as technology has advanced).
Ms. Escott stated that Encana currently does not have plans to refrac the Trophy
Club wells due to the high amount of water and the low gas production of the wells.
She stated that a refrac would produce more water and still not very much gas. Their
current economic structure does not have a program that would justify it.
Ms. Escott stated that reclamation starts when drilling and completions on a pad site
are finished and the pad is reduced to approximately 2-acres for the production
phase. During this phase, Encana employees and contractors are on the site
regularly to maintain the equipment, monitor the production rates or flow of gas, and
remove produced water. At this point, Encana replaces and re-seeds the native soil
around the edges. After a well ceases production, Encana will clean up and restore
the well site to its pre-existing condition. Reclamation activities can include soil
replacement and compacting, and reseeding of the natural prairie grasses.
Vice Chairman Stephens stated that the Commission has concerns regarding sound.
Although Encana says that they don’t plan to refrac, if that did happen, what type of
sound reduction barriers would Encana provide because most gasoline engines go
over 100 decibels and Trophy Club ordinances call for 80 or below. Ms. Escott
stated that Encana uses different types of sound mitigation. They use sound
blankets and sound walls and they put mufflers on engines. Doug Love, Encana,
stated that it depends on how much horsepower is used and these are big diesel
engines. He stated that they typically put up tarp – there are a series of poles with
tarp stretched between them -- and that is a conventional sound barrier used in the
Barnett Shale. He stated that if a decibel level is a little more stringent in a housing
addition then they will use two of those. He stated that they have typically been able
to meet most considerations with those types of devices. He stated that some
vendors are using hospital caliber mufflers on the diesel engines to allow more urban
type operations. He stated that they are pretty quiet relative to what they used to do
back out in the far reaches. Vice Chairman Stephens asked how many diesel
engines are typical in a refracing process. Mr. Love responded 12 to 14 of the big
ones and maybe half a dozen smaller engines. Vice Chairman Stephens responded,
“So, significant noise.” Mr. Love responded, “Yes Sir”.
Commissioner Reed asked if they could put a decibel level on “significant”. Mr. Love
stated that typically they run in the 80 to 85 db range. Mr. Reed asked if that would
be at 300-ft. to meet Trophy Club requirements? Mr. Love responded that it would be
at that range. Commissioner Sheridan asked if that would be with or without the
poles and sound barrier. Mr. Love responded that it would be with the sound
barriers. Ms. Escott stated that they drill in other neighborhoods similar to Trophy
Club, and even in a retirement community, so they are used to, and are comfortable
with, meeting sound requirements.
Vice Chairman Stephens asked for an explanation of flow back. Mr. Love stated on a
newly drilled well they will frac the well and they set a series of bridge plugs. When
they start to “bring that on”, in the Barnett Shale, mostly water is produced to begin
with so the water has to be flowed back off the formation before the gas starts
coming back in. That’s the initial flow back. Flow back crews are kept on location for
Planning and Zoning Commission Page 10 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
roughly two weeks. Then the well is turned over to production. At that point, a
pumper will watch over it. During the flow back phase it may produce sand or a
significant quantity of water so there is a lot of hands-on and tuning-in to what that
well is doing during that phase.
Vice Chairman Stephens asked how noisy is flow back? Mr. Love responded that it
is not noisy at all. If it were done in West Texas they would use a different type of
tank, but locally it goes through a series of separators, the gas is being sold so they
are not going to release the gas to the atmosphere, so they are catching water and
catching gas and it is all going its appropriate way. Pressure drops are what creates
sound. Any kind of pressure drop would be contained.
Vice Chairman Stephens stated that the Commission had heard there could be
hissing noise during flow back. Mr. Love stated that hissing might result from water
on the wells and they had to open them up to atmosphere. He stated that if there is
flow back to an open top tank there would be a hissing noise.
Commissioner Reed added – “So you get to a point you start making some gas, so
you switch the flow through a water knock out” – Mr. Love interjected, “Absolutely” –
Commissioner Reed continued, “You collect the water and then the gas comes out
separately, so you shouldn’t even hear a hissing sound”. Mr. Love stated, “No sir.
We are to the point, environmentally, in these urban settings, we are highly
incentivized to capture that gas.” He stated that the gas busters of days gone by and
knocking it through a choke and going to open top pit is not happening.
Vice Chairman Stephens asked what kinds of chemicals are being used in the fracing
process. Mr. Love stated they have a biocide – the equivalent of Clorox bleach. A lot
of times in fracture operations they are pulling water out of streams, rivers, ponds and
basically if it’s wet they’ll pump it, but a lot of these things have a biogenic compound
to it and may have bacteria. They are using a biocide to knock out the bacteria. The
reason for that is if they pump anaerobic bacteria down into the formation it will create
a slime and one of the offshoots of that is hydrogen sulfide, so they try to make sure
that gets killed before it goes in the hole. Mr. Love stated that it’s fairly benign. In
days gone by some biocides were used that were pretty aggressive, but in this day
and age, relatively speaking, they are very green.
Vice Chairman Stephens asked if the water table is being contaminated. Mr. Love
stated that they work far below the aquifer. The highest thing they might contact
would be the Marble Falls that sits at 5,500-ft. He stated that if they can’t keep their
frac energy deep and the fracing is coming up high, they are wasting a lot of money,
they are not making gas, they are not getting the frac efficiency that they are after.
He stated that their work is contained well over a mile below where the aquifer sits.
Commissioner Reed stated that when a well is initially drilled it goes through the fresh
water sands and pipe is set through there and sealed so it is cemented off
completely. Ms. Escott added that they have a proven process in place to protect the
ground water. There is steel piping and cement casing and a very true and tested
process to protect the ground water. In the State of Texas, and the Railroad
Commission testified to this last week, there has never been a case of ground water
contamination due to fracing operations. Mr. Love stated that the Railroad
Commission has required that for the last 50 years or so. Commissioner Reed stated
that there is a lot going on in Pennsylvania right now regarding this issue and testing
throughout the country to see what is in the atmosphere around wells. He stated that
people don’t believe it, but so far all of the testing that has been done hasn’t found
anything toxic about the atmosphere around gas producing wells. Ms. Escott stated
that the mixture they use to frac a well is approximately 98% water and sand.
Commissioner Sheridan stated that he wants to speak in terms of general safety.
Planning and Zoning Commission Page 11 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
The current Trophy Club requirement is 80 db at 300-ft., which was based on a time
when Trophy Club regulations required 250-ft. from wellhead to residential property
line. The regulations now allow a habitable structure to be placed 200-ft. from a
wellhead. Mr. Sheridan asked if Encana currently has wells 200-ft. from a residence.
Ms. Escott wasn’t sure, but would follow up with Ms. Huggins. Commissioner
Sheridan stated that the Commission interest is in protecting people who live as close
as 200-ft. to a gas wellhead. What needs to be put in place for five to ten years down
the road if fracing does occur? What would Encana advise is the proper decibel
level? The sound barriers would have to be on Encana’s property and what should
be the allowed decibel level at the location of the sound barriers to properly protect
the occupants at the location of the habitable structure? Should it be 80 db at 200-ft?
Or, should it be a certain decibel level at the sound barrier location? Steve Rogers,
Geologist, stated that it should be feasible to have the sound barrier at 300-ft. on
Encana’s property as most well sites are two acres. Commissioner Sheridan,
however, countered that it could also be feasible, under the current Trophy Club
regulations, to place a habitable structure as close as 200-ft. from a wellhead so the
acreage distance may not always apply depending on the locations of the wellheads
on the two acre site. The wellheads are not always centered on the pad site.
Commissioner Reed asked if enough sound barriers can be put up to get the decibel
level down to 80 with a habitable structure 200-ft. away from the wellhead?
Commissioner Davidson stated that he believes some of the pad sites are less than
one acre and the wellheads are offset towards the residences. The distance is, in his
opinion, alarmingly close to the residents. If there are 12-14 large diesel engines and
half a dozen smaller ones all contained in this site, it will be very crowded in there,
and it seems that there will need to be at least double sound deadening techniques.
Commissioner Reed asked if Encana can get the sound decibel level down to 80 at
200-ft. or less. Mr. Love stated that within current economic limits and current
equipment capabilities they could get to 80 db, but that’s about it. He stated that it
will be Encana’s responsibility to meet Trophy Club’s noise regulations.
Commissioner Sheridan asked if Encana acknowledges that if the gas manual is
changed they are required to follow it. Ms. Escott responded, “Absolutely.”
Commissioner Sheridan stated that the SUP doesn’t set a precedent that would
supersede Encana following the gas well ordinance as amended in the future. Ms.
Escott stated that for all Encana’s operations in the Town of Trophy Club they would
follow the ordinances as written. Commissioner Sheridan stated, “The idea of inviting
you here is to have a two way conversation. I don’t think anybody up here is trying to
say we want 80 db at 100-ft. We want to hear that it is feasible, reasonable, and we
are protecting our homeowners.”
Mr. Love stated that it will be tremendously expensive to meet too restrictive of a
distance/sound barrier. OSHA requires Encana to keep with the 80 db threshold.
John Keil, Group Lead Environment, Encana, stated that Encana takes safety very
seriously. When a fracing operation is done they make sure that their employees
hearing is protected according to the standards set by OSHA which is designed to
protect their hearing. He stated that they would never engage in any type of activity
that would subject the public to a standard that they wouldn’t allow their own
employees to be faced with. At 80 db they would have to find a way to ensure that
the property owner’s noise levels are not going to be in excess of 80 db using the
OSHA standard. If Trophy Club decides that they want to lower that standard to
below 80, Encana might have a difficult time, if not impossible, to make that happen.
Encana would encourage the Commission to consider what is reasonable and
practical to achieve while still ensuring that the residents are not going to be impacted
by Encana’s operations. If they have to take measures to make sure that the decibel
level is not above 80 db at the property line, that is what they will do.
Planning and Zoning Commission Page 12 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
That concluded the first round of questions by the Commissioners. Chairman Hill
gave each Commissioner a second round of questions, answers and discussion with
the Encana experts, which lasted approximately another 45 minutes, discussing such
things as the cost to Encana to increase the sound barrier, the height of the sound
barriers (very tall – 40-ft.), whether or not the sound barriers can withstand weather
(wind, rain, hail), and quantity of water used during drilling/fracing. Commissioner
Davidson asked where all the water from the well goes? Mr. Love stated that the
water is trucked to a salt water disposal well close to Paradise, Texas. Commissioner
Reed asked some technical questions about the process of fracing. Councilman
Rose asked to speak and made a couple of comments and asked a couple of
questions of Encana. Mr. Davidson mentioned Mr. Rose’s comments from the last
Planning and Zoning Commission meeting. Mr. Rose, in that meeting, had brought
up Fort Worth’s ordinance and that they will be drilling within 200-ft. of houses and so
Encana will gain experience in having to deal with sound barriers close to homes in
the City of Fort Worth. Commissioner Reed asked questions about the production
level of the wells. They are low producers and in Mr. Reed’s opinion it might not be
economically worth it to Encana to ever refrac Trophy Club wells. Mr. Love stated
that the wells in Trophy Club could currently be considered exactly those types of
wells in these economic times. Commissioner Reed asked for the length of time for a
refracing operation. Mr. Love responded that it would be approximately one long day.
Ms. Escott stated that refracing operations are significantly shorter than initial fracing
operations. Commissioner Sheridan asked Encana a number of questions that came
up at the last Planning & Zoning Commission:
• Is there any possibility that there will be further drilling in Trophy Club?
Ms. Escott stated there is a possibility that Encana or some other gas company could
drill in Trophy Club, but Encana’s current plans do not include drilling in Trophy Club.
• Is there full disclosure of the chemicals used in fracing. Ms. Escott responded
that there is full disclosure to the State.
• Trophy Club has a noise ordinance and no fracing can occur overnight. Ms.
Escott responded that Trophy Club’s regulations allow work from 7 a.m. to 6 p.m.
• Who inspects the work, well, drilling, etc., from the Railroad Commission? Mr.
Love responded that the Railroad Commission inspectors are on-site during certain
operations; they are very active inspectors.
• Under “Safety and Environmental Requirements” of the Gas Well Manual, it
states, “Each producing well shall be equipped with an automated valve that closes
the well in the event of an abnormal change in operating pressure. All wellheads shall
contain an emergency shut off valve to the well distribution line.” Based on recent
events in the Gulf, does this occur at the time that the wellhead is created? Or, is
there a periodic update for automated valves. John Keil responded that there are
automatic shut-off valves that are monitored back at Operations. He stated that there
is also a computerized asset management inventory system that tracks every piece
of equipment that is out at locations, and a preventive maintenance program that is
designed to check equipment according to a specific schedule for that type of
equipment to ensure that it is functioning properly and it is verified by the operators
and subject to a preventive maintenance schedule.
• Does Encana own the well sites? Ms. Escott responded that they do not own the
land. They lease the minerals. She stated that they enter into a special lease with
the land owner that dictates Encana’s operations. Commissioner Sheridan stated
that if Encana gives up their lease on the land the land owner could lease the land to
another gas well operator and the Commission should think in terms of other
operators than just Encana.
Commissioner Sheridan and Vice Chairman Stephens asked for information
regarding any fines that Encana has faced from OSHA or the Railroad Commission,
or other (EPA) regulatory agencies. Mr. Kyle responded that they will have to
research that information. He stated that compliance is the minimum standard at
which they operate. He stated they also have a document referred to as their
Planning and Zoning Commission Page 13 of 27 Meeting Date: August 19, 2010
July 15, 2010Planning & Zoning Commission Meeting Minutes
“environmental constitution” which can be presented to Trophy Club, which
summarizes where the Corporation stands with respect to health and safety and the
environmental principles of how they operate.
Chairman Hill thanked Encana for their attendance and for the information given to
the Commission. He closed the public hearing and explained that this item would be
brought back before the Planning and Zoning Commission in the future after further
review and research.
This Agenda ItemDiscussion only - No action taken
Adjourn
This meeting adjourned.
8:40 p.m.
_________________________________________
Gene Hill, Chairman
_________________________________________
Carolyn Huggins, Community Development Director
Planning and Zoning Commission Page 14 of 27 Meeting Date: August 19, 2010
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12010-438-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:8/14/2010 Planning & Zoning Commission
On agenda:Final action:8/19/2010
Title:Discussion and Recommendation regarding a request for approval of a Final Plat for Neighborhood 8,
Phase 1 (20.175 acres) located in The Highlands at Trophy Club at the northeast corner of Trophy
Club Drive and Trophy Park Drive. Applicant: Jacobs on behalf of Lennar Homes of Texas. (FP-10-
032)
Attachments:Staff Report - PZ 081910 - NH 8.pdf
Application.pdf
Engineer Approval - Early Grading - NH 8.pdf
Engineer Approval - Const Plans - NH 8 Ph 1.pdf
Action ByDate Action ResultVer.
Planning and Zoning Commission Page 15 of 27 Meeting Date: August 19, 2010
File #: 2010-438-T, Version: 1
Title
Discussion and Recommendation regarding a request for approval of a Final Plat for Neighborhood 8, Phase 1 (20.175
acres) located in The Highlands at Trophy Club at the northeast corner of Trophy Club Drive and Trophy Park Drive.
Applicant: Jacobs on behalf of Lennar Homes of Texas. (FP-10-032)
Planning and Zoning Commission Page 16 of 27 Meeting Date: August 19, 2010
PLANNING & ZONING COMMISSION
STAFF REPORT
August 19, 2010
Case No. FP-10-032
Final Plat
Lots 1-19, Block A; Lots 1-22, Block B
Lots 1-13, Block C; Lots 1-6, Block D
Lots 1-14, Block F
Lot 1, Block J, Open Space
The Highlands at Trophy Club
Neighborhood 8, Phase 1
SUBJECT: Discussion and Recommendation regarding a request for
approval of a Final Plat for Neighborhood 8, Phase 1
(20.175 acres) located in The Highlands at Trophy Club at
the northeast corner of Trophy Club Drive and Trophy Park
Drive. Applicant: Jacobs on behalf of Lennar Homes of
Texas. (FP-10-032)
REQUEST: Consider a recommendation of approval of the Final Plat of Lots
1-19, Block A; Lots 1-22, Block B; Lots 1-13, Block C; Lots 1-6, Block D, Lots 1-
14, Block F; and Lot 1, Block J of The Highlands at Trophy Club Neighborhood 8,
Phase I Addition, containing 74 residential lots and one (1) Open Space Lot
totaling 20.175 acres of land.
LOCATION: At the northeast intersection of Trophy Club Drive and Trophy
Park Drive.
ZONING:
“PD-27”: All residential lots are “Type 5” Lots
Front Yard: 15’
Side Yard (adj. to street): 10’
Side Yard: 5’
Rear Yard: 20’
Minimum house size: 1800 sf
HISTORY: This property is currently vacant. A preliminary plat was
approved for The Highlands at Trophy Club Neighborhood 8 on May 17, 2010.
The zoning of PD-27 was approved by the Town Council on May 8, 2006,
Ordinance No. 2006-11 P&Z, and amended and replaced in its entirety on April
Planning and Zoning Commission Page 17 of 27 Meeting Date: August 19, 2010
2, 2007 by Ordinance No. 2007-15 P&Z, and has had several amendments since
that time.
REVIEW: Although some lots appear to be less than 50-ft. in width, the
applicant’s engineer has confirmed that all lot widths are 50-ft. at the front
building line as required by Town regulations.
The Town Engineer has approved the Grading plans for Neighborhood 8, Phases
1 and 2 and the construction plans for Neighborhood 8, Phase 1. (memos
attached)
RECOMMENDATION: The final plat has been reviewed for compliance with
the Town’s Subdivision Ordinance, with the approved preliminary plat, and with
the Development Standards as set forth in Ordinance No. 2007-15. The final plat
of Neighborhood 8, Phase 1 appears to meet the Town’s regulations for plat
approval and staff recommends approval.
PLANNING AND ZONING COMMISSION ACTION: The decision of the
Planning and Zoning Commission shall be a recommendation of approval or
denial to the Town Council for the Final Plat of Neighborhood 8, Phase 1.
ch
Attachments: Application
Town Engineer Approvals (2-Memos)
Plat
Planning and Zoning Commission Page 18 of 27 Meeting Date: August 19, 2010
P
l
a
n
n
i
n
g
a
n
d
Z
o
n
i
n
g
C
o
m
m
i
s
s
i
o
n
P
a
g
e
1
9
o
f
2
7
M
e
e
t
i
n
g
D
a
t
e
:
A
u
g
u
s
t
1
9
,
2
0
1
0
P
l
a
n
n
i
n
g
a
n
d
Z
o
n
i
n
g
C
o
m
m
i
s
s
i
o
n
P
a
g
e
2
0
o
f
2
7
M
e
e
t
i
n
g
D
a
t
e
:
A
u
g
u
s
t
1
9
,
2
0
1
0
P
l
a
n
n
i
n
g
a
n
d
Z
o
n
i
n
g
C
o
m
m
i
s
s
i
o
n
P
a
g
e
2
1
o
f
2
7
M
e
e
t
i
n
g
D
a
t
e
:
A
u
g
u
s
t
1
9
,
2
0
1
0
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12010-439-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:8/14/2010 Planning & Zoning Commission
On agenda:Final action:8/19/2010
Title:Discussion and Recommendation regarding a request for approval of a Final Plat for Waters Edge at
Hogan's Glen, Phase XX (XXXX acres) located in Planned Development No. 22 (PD-22). Applicant:
Jacobs on behalf of BDMR Development, LLC (FP-09-029)
Attachments:Staff Report - PZ 081910 - WEHG.pdf
Waters Edge@Hogan's Glenn Ph-2a 08-16-10-Final.pdf
Application.pdf
Action ByDate Action ResultVer.
Planning and Zoning Commission Page 22 of 27 Meeting Date: August 19, 2010
File #: 2010-439-T, Version: 1
Title
Discussion and Recommendation regarding a request for approval of a Final Plat for Waters Edge at Hogan's Glen,
Phase XX (XXXX acres) located in Planned Development No. 22 (PD-22). Applicant: Jacobs on behalf of BDMR
Development, LLC (FP-09-029)
Planning and Zoning Commission Page 23 of 27 Meeting Date: August 19, 2010
PLANNING & ZONING COMMISSION
STAFF REPORT
August 19, 2010
Case No. FP-09-029
Final Plat
Lots 1-27, Block L
Waters Edge at Hogan’s Glen
Phase 2A
SUBJECT: Discussion and Recommendation regarding a request for
approval of a Final Plat for Waters Edge at Hogan’s Glen,
Phase 2A (13.616 acres) located in Planned Development
No. 22. Applicant: Jacobs on behalf of BDMR
Development, LLC (FP-09-029)
REQUEST: Consider a recommendation of approval of the Final Plat of Lots 1-
27, Block L, Waters Edge at Hogan’s Glen, Phase 2A, a 27-lot residential
subdivision containing 13.616 acres of land located out of the M. Medlin Survey,
Abstract No. 832 in the Town of Trophy Club, Denton County, Texas.
LOCATION: Property is located north of the existing Hogan’s Drive and
approximately 700 feet southwest of Indian Creek Drive.
ZONING:
“PD-22” The regulations for Estate Lots are:
Front Yard: 25’
Side Yard (adj. to street): 15’
Side Yard: 5’
Rear Yard: 20’
Minimum Lot size: 15,000 sf
Minimum Lot depth: 115’
Minimum Lot width: 90’
Minimum house size: 3,500 sf
HISTORY: This property is currently vacant. A preliminary plat was approved
for Waters Edge at Hogan’s Glen on December 3, 2007. The zoning of Planned
Development No. 22 (PD-22) was approved by the Town Council on May 2,
2000. The proposal is a new phase of PD-22.
Planning and Zoning Commission Page 24 of 27 Meeting Date: August 19, 2010
REVIEW AND STAFF RECOMMENDATION: The Town Engineer has
approved the construction plans with a stipulation that a retaining wall design,
which is an integral part of the road design, is outstanding (memo attached).
The final plat has been reviewed for compliance with the Town’s Subdivision
Ordinance, the approved preliminary plat, as well as the Development Standards
as set forth in Ordinance No. 2000-09 P&Z. The proposed development indicates
27 single family residential lots ranging in size of 15,000 sq. ft. to 29,815 sq. ft.
This plat also delineates a temporary turn around easement on the north side of
Hogan’s Drive that will be abandoned during the platting process of Phase 2B to
the north. In reviewing this final plat, it appears to comply with the approved
preliminary plat as well as the development standards approved in PD 22 for
Estate Lots.
PLANNING AND ZONING COMMISSION ACTION: The decision of the
Planning and Zoning Commission shall be a recommendation of approval or
denial to the Town Council for the Final Plat of Waters Edge at Hogan’s Glen,
Phase 2A.
ch
Attachments: Application
Plat (hard copy only)
Planning and Zoning Commission Page 25 of 27 Meeting Date: August 19, 2010
TEAGUE NALL AND PERKINS Consulting Engineers
1100 MACON STREET
FORT WORTH, TEXAS 76102
817-336-5773 FAX 817-336-2813
PLAN REVIEW
To: Town of Trophy Club
From: Tom Rutledge
Date: August 16, 2010
Re: Waters Edge @ Hogan’s Glenn Phase 2a - Construction Plans: FINAL
1. The construction plans for the public improvements have been reviewed for compliance.
All the comments have been cleared for construction with the exception of one item.
Retaining Wall Details – The walls details are part of the public improvements have been
reviewed. Comments are considered minor and revised plans are pending.
Planning and Zoning Commission Page 26 of 27 Meeting Date: August 19, 2010
P
l
a
n
n
i
n
g
a
n
d
Z
o
n
i
n
g
C
o
m
m
i
s
s
i
o
n
P
a
g
e
2
7
o
f
2
7
M
e
e
t
i
n
g
D
a
t
e
:
A
u
g
u
s
t
1
9
,
2
0
1
0