Agenda Packet P&Z 04/17/2014Planning & Zoning Commission
Trophy Club Entities
Meeting Agenda
100 Municipal Drive
Trophy Club, Texas 76262
Svore Municipal Building Boardroom7:00 PMThursday, April 17, 2014
CALL TO ORDER AND ANNOUNCE A QUORUM
1.2014-971-T Review and approve the minutes of the February 20, 2014 Planning and
Zoning Commission meeting.
MeetingMinutes 022014.pdfAttachments:
REGULAR SESSION
2.2014-1066-T Discussion and recommendation regarding a request for approval of a Final Plat for
Canterbury Hills, Phase 3 (20.716 acres) located out of the M. Medlin Survey, Abstract
No. 832 in the Town of Trophy Club, Denton County, Texas.
Staff Report - PZ 041714 - CH Ph 3.pdf
Application.pdf
Town Engineer Approval - CH, Ph 3.pdf
Mr. West Letter - CH Ph 3.pdf
Lots to Purchase.pdf
Responsive Letter to MUD Attorney.pdf
Attachments:
3.2014-1092-T Discussion and recommendation regarding a request for approval of a change to the
signage for Dr. Crumpton's medical office building, 301 Trophy Branch Drive, Lot 2R-1,
Block B, Trophy Wood Business Center. Applicant: Curt Horak, Priority Signs and
Graphics on behalf of David L. Crumpton
Staff Report - PZ 041714 - Signage - Dr Crumpton.pdfAttachments:
4.2014-970-T Staff liaison update of current and future items; questions and/or discussion.
5.2014-969-T Items for future agendas.
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.
Planning and Zoning Commission Page 1 of 35 Meeting Date: April 17, 2014
April 17, 2014Planning & Zoning Commission Meeting Agenda
Notice is hereby given that a quorum of the Town Council may be in attendance at
this meeting.
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 Friday, April 11, 2014 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
______________________, 2014.
________________________________, Title: ___________________________
Planning and Zoning Commission Page 2 of 35 Meeting Date: April 17, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-971-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:2/26/2014 Planning & Zoning Commission
On agenda:Final action:4/17/2014
Title:Review and approve the minutes of the February 20, 2014 Planning and Zoning Commission meeting.
Attachments:MeetingMinutes 022014.pdf
Action ByDate Action ResultVer.
Review and approve the minutes of the February 20, 2014 Planning and Zoning Commission meeting.
Planning and Zoning Commission Page 3 of 35 Meeting Date: April 17, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Meeting Minutes
Planning & Zoning Commission
6:30 PM Svore Municipal Building BoardroomThursday, February 20, 2014
CALL TO ORDER AND ANNOUNCE A QUORUM
Chairman Senelly called the February 20, 2014, Planning and Zoning Commission
meeting to order at 6:30 p.m. and announced a quorum present (7 members).
Chairman Richard Senelly, Commissioner Fred Allen, Commissioner Mark
Sadley, Commissioner Dennis Sheridan, Commissioner Garrett Reed,
Commissioner Brent Card, and Vice Chair Larry Vowell
Present:7 -
STAFF PRESENT:
Community Development Director (and Staff Liaison) Carolyn Huggins
Fire Chief Danny Thomas
Building Official Pat Cooke
Town Attorney Patricia Adams
Recording Secretary Robbie Killingsworth
Town Engineer Tom Rutledge
Chairman Senelly announced that this evening's meeting is being videotaped and will
be available on the Town website as soon as possible – should be up on the site by
Friday evening. He explained that there is a public hearing in association with the
PD-30 item on the agenda and that the Commission will be going through some other
cases first and then get to the public hearing and consideration of PD-30.
The Chairman then convened the Commission into Executive Session and asked
everyone but the Commissioners, Staff Liaison, and Town Attorney to leave the room.
EXECUTIVE SESSION
2014-923-T1.Pursuant to Texas Government Code, Annotated, Subchapter 551,
Section 551.071 (1) and (2) "Consultation with Attorney", the Council
will enter into executive session as authorized by Section 551.071 to
discuss the following:
(A) Consultation with Town Attorney on a matter in which the duty of
the Attorney to the Governmental Body under the Disciplinary
Rules of Professional Conduct of the State Bar of Texas
clearly conflict with the Open Meetings Act [§551.071 (2)].
(1) Legal Advice relative to zoning authority, discretion and
authority of Planning and Zoning Commission, and
pending zoning applications
Planning and Zoning Commission Page 4 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
CONVENE INTO REGULAR SESSION
At 7:00 p.m., Chairman Senelly reconvened into Regular Session the February 20,
2014, Planning and Zoning Commission meeting with a quorum of 7 members
present.
APPROVAL OF MINUTES
2014-866-T2.Review and approve the minutes of the December 18, 2013 Planning and
Zoning Commission meeting.
MeetingMinutes 121813.pdfAttachments:
A motion was made by Commissioner Allen, seconded by Vice Chair Vowell,
that this Agenda Item be Approved. The motion carried by the following vote.
Aye:Chairman Senelly, Commissioner Allen, Commissioner Sadley,
Commissioner Sheridan, Commissioner Reed, Commissioner Card, and
Vice Chair Vowell
7 -
2014-869-T3.Review and approve the minutes of the January 16, 2014 Planning and
Zoning Commission meeting.
MeetingMinutes 011614.pdfAttachments:
A motion was made by Commissioner Sadley, seconded by Commissioner
Sheridan, that this Agenda Item be Approved. The motion carried by the
following vote.
Aye:Chairman Senelly, Commissioner Sadley, Commissioner Sheridan,
Commissioner Reed, Commissioner Card, and Vice Chair Vowell
6 -
Abstain:Commissioner Allen1 -
2014-867-T4.Discussion and Recommendation regarding granting a Special Privilege
Request to the Trophy Club Women’s Club to hold two Community Garage
Sale Events in 2014. Applicant: Heather Wick on behalf of Trophy Club
Women’s Club.
2014 Staff Report - PZ - Garage Sale Request.pdf
2014 Application.pdf
Attachments:
A motion was made by Commissioner Sheridan, seconded by Commissioner
Allen, that this Agenda Item be Recommended for Approval to the Town
Council, on 03/03/2014. The motion carried by the following vote.
Aye:Chairman Senelly, Commissioner Allen, Commissioner Sadley,
Commissioner Sheridan, Commissioner Reed, Commissioner Card, and
Vice Chair Vowell
7 -
2014-857-T5.Discussion and recommendation regarding a revised Final Plat of Neighborhood 7,
Phase 3C, of The Highlands at Trophy Club, an approximate 31.487 acre tract of
land, consisting of 107 residential lots and 4 open space lots. Applicant: Peloton
Planning and Zoning Commission Page 5 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
Land Solutions on behalf of High Trophy Development, LLC
Staff Report - PZ 022014 - NH 7 Ph 3C.pdf
Town Engineer Review and Approval.pdf
Attachments:
A motion was made by Commissioner Sheridan, seconded by Commissioner
Allen, that this Agenda Item be Recommended for Approval to the Town
Council, on 03/03/2014. The motion carried by the following vote.
Aye:Chairman Senelly, Commissioner Allen, Commissioner Sadley,
Commissioner Sheridan, Commissioner Reed, Commissioner Card, and
Vice Chair Vowell
7 -
2014-868-T6.Discussion and recommendation regarding a request for Site Plan
approval for Samuel Beck Elementary School, 401 Parkview Drive, Lot 3,
Block 1, Northwest Independent School District East Campus Addition.
Applicant: Rob Morse, RLK Engineering on behalf of Northwest ISD.
Staff Report - PZ 022014 - Beck Elementary Site Plan.pdf
TNP - Town Engineer Approval.pdf
Application.pdf
Attachments:
Rob Morse, RLK Engineering, Applicant, on behalf of Northwest IDS, for Phase 2
renovations and additions to Samuel Beck Elementary School. Last year, Phase 1
was approved and classrooms were added to expand the overall capacity of the
school. Also, drives were added to help with circulation and parking was added.
With Phase 2, an addition is being added to accommodate the current population
size. Food prep and dining/cafeteria are being added as well as music rooms and art
rooms. The building is about 80,000 sq. ft. and about 7,500 sq. ft. is being added.
There will not be any changes to the drives or flow of circulation around the site. This
is a straight building addition with some utility connections along the site. The
elevations will be consistent with what is currently on the site. The dumpster pad will
be removed and rebuilt; some sidewalks in the front; the asphalt hardscape play
surface in the back will be replaced. Construction will start soon and the addition will
be ready for the 2014 Fall start of school.
There were a few questions from the commissioners, including questions regarding
student population, future expansion capability of the site and NISD plans for future
expansion, and whether or not the students are from the Town of Trophy Club or from
neighboring cities (none of which are site plan approval related questions).
A motion was made by Commissioner Allen, seconded by Commissioner
Sheridan, that this Agenda Item be Recommended for Approval to the Town
Council, on 03/03/2014. The motion carried by the following vote.
Aye:Chairman Senelly, Commissioner Allen, Commissioner Sadley,
Commissioner Sheridan, Commissioner Reed, Commissioner Card, and
Vice Chair Vowell
7 -
2013-762-T7.Discussion and recommendation regarding revisions to Town Sign
Ordinance relative to political signage.
Staff Report - PZ - 022014.pdf
Article IV - Sign Regulations - Redline.pdf
City Comparison Chart - Political Signage.pdf
Attachments:
Summary of discussion:
Ms. Huggins passed out a revised sign ordinance with three additional changes that
were new to the P&Z Commission:
Planning and Zoning Commission Page 6 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
(1) A slightly different definition of “sign walker” then they had previously seen; and,
(2) (3) On pages 15 and 16, changing the streets where directional signs are
allowed.
Commissioner Sheridan stated that he could only support the request for additional
authority for the Code Officer to remove signs immediately and that is the only
change he is in favor of because Trophy Club is a small town with traditions of
politics, including standing on the corner and handing out leaflets and cards, and he
does not want to see that go away.
He stated that since the right-of-way varies throughout the Town, he felt that an 11-ft.
right-of-way is hard to do and shouldn’t be done and that if directional signs are
allowed at 3-ft. the political signs should be allowed at 3-ft. off the curb as well. He
cited the Town code for visibility triangles at intersections and stated that he didn’t
feel a special code was needed for political signs. He doesn’t want more regulations
and bureaucracy.
Mr. Reed stated he agrees with everything Dennis said. He also stated that he does
not want to get last minute changes. He doesn’t want changes presented at
meetings and he will continue to harp on that.
Mr. Allen stated that he shares Garret’s concern with getting a last minute document
and not having time to review it. He stated that he would support a 1-ft. right-of-way,
but does not support 11-ft. right of way.
Chairman Senelly went over the major changes to the sign ordinance and then asked
Ms. Huggins to go over the new changes presented tonight versus the document the
Commission has had for review over the past 3 weeks. She stated the three items
above. Chairman Senelly asked the Commission if they could support moving
forward with reviewing the ordinance this evening with those three additional
changes.
There was additional objection to prohibiting sign walkers and to disallowing signs in
the right-of-way.
There was discussion by several commissioners regarding the right-of-way and
several felt that prohibiting signs 11-ft. off the curb is prohibitive.
Chairman Senelly: We are hearing that Commissioners generally feel that this
right-of-way issue, which you can’t necessarily see on the ground, could become a
point of contention if a sign is placed and how would a code enforcement officer know
where that right-of-way is without bringing out a surveyor. The right-of-way, for
example in the plat approved tonight, is 50-ft. wide. It’s not 11-ft. or 8.5-ft.; it is 50-ft.
and it contains all of the public improvements that service those lots – the road, the
water, and any other underground utilities that may pass through there – drainage – it
just so happens that once you have the road in that between the curb and the outer
limits of that right-of-way it varies between 8.5-ft. to 12-ft. of additional property
outside the roadway. That constitutes the rest of that 50-ft. right-of-way, for example,
the plat approved tonight. I do think it is a difficult judgment issue for anyone to go
out and look at a sign and say it is or is not necessarily in the right-of-way.
Commissioner Reed: Regarding documents not being prepared. I am capable of
comprehending what is brought before us, but I am asking that when something is
given to this body to review, we should be given ample time to review it and I’ve been
asking for that since we’ve become a group.
Chairman Senelly: None of us wants to be surprised and I know that staff tries their
best to get everything to us in a timely fashion.
Planning and Zoning Commission Page 7 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
Commissioner Sadley: with the 11-ft. setback, would an alternate to that, in
residential only, since we aren’t pro-active with code enforcement, can we say that in
residential areas that setback doesn’t apply? Or change it to 3-ft.? leave 11-ft. for
commercial only?
A motion was made by Commissioner Sheridan, seconded by Commissioner
Allen, that this Agenda Item be Recommended for Approval with the following
stipulations:
Make only the following changes to the sign ordinance:
(1) allow the removal of the 24-hour notice from the current ordinances;
(2) allow the changes to where directional signs are allowed as shown on
pages 15 and 16;
(3) allow signs in the right-of-way of residential areas with no restriction on
distance; and
(4) none of these changes be effective until after the current election season,
which would make the effective date past the May election and/or runoff.
This item will be considered by the Town Council on March 3, 2014. The
motion carried by the following vote:
Aye:Chairman Senelly, Commissioner Allen, Commissioner Sadley,
Commissioner Sheridan, Commissioner Reed, Commissioner Card, and
Vice Chair Vowell
7 -
PUBLIC HEARING
2014-870-T8.Public Hearing regarding a request for approval of amendments to Planned
Development No. 30. Applicant: JSB Properties, LP represented by Bill
Dahlstrom, Jackson Walker L.L.P.
Staff Report - PD-30 Amendment Request.pdf
REDLINE.pdf
Exhibit H - Proposed New Concept Plan.pdf
Exhibit I - Proposed New Preliminary Site Plan.pdf
Lists of Public Hearing Speakers.pdf
Public Hearing Notice - Newspaper - Rescheduled - PD-30.pdf
Public Hearing Notice - Residents.pdf
Attachments:
Chairman Senelly asked the applicant to come forward.
Mike Twichell, Architect, came forward to give a presentation. He introduced Bill
Dahlstrom with Jackson Walker, and Mike Picillio, with North American Properties
who is the owner/developer of the apartments. Mr. Beck is not in attendance this
evening.
Mr. Twichell stated that they want to do the townhomes and the Commission was
supportive of townhomes at the last meeting. Twichell stated that they have, as
requested, added development standards for the townhomes into the document. He
showed designs for the typical firewalls for townhomes that meet all codes (fire and
building).
Mr. Twichell discussed what retail-ready means and what that means in terms of
plumbing for each retail/apartment unit. He also discussed the firewalls necessary
between retail units and apartment units. Balconies will not be allowed facing Trophy
Planning and Zoning Commission Page 8 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
Club Drive. He explained that the 40% maximum windows for ground floor retail are
to meet new energy codes.
The Commissioners and the applicants then discussed retail and multi-family in Area
B and also Area A, with the applicants explaining that the ground floor retail ready
units, which can be converted to residential units, will be located on the ground floor
of Buildings B4, B5, and B7. The applicants are asking for an additional 40
residential units for a total of 290 residential units in PD-30.
Commissioner Sheridan questioned the minimum size of the apartments as there is a
600 sq. ft. minimum efficiency apartment allowed by the original PD-30 regulations.
Mr. Twichell confirmed that they are planning to have some efficiency apartments.
Chairman Senelly opened the Public Hearing.
Jim Parrow, 8 Brookfield Ct., is in favor of completing PD-30 but wants it’s done with
retail and commercial to the max; townhomes and the minimum of rental units. He
had a concern regarding phasing. He is not in favor of the wording for phasing,
noting that “he can build 250 apartment units by site prepping, permitting and
prepping pads with no further construction of any retail facilities.” Mr. Parrow stated
that there used to be ratios and in the previous definition there was the term
“development” for non-residential and “construction” for residential. He is wondering
if “development” means getting permits, site prep and pads and meanwhile 250
apartments can be built and put people in and collect rents on. He would like
“development” clarified. He also had a concern about the maximum of 40 total
additional apartment units. He would like it clarified that there are 40 units total
additional, not 40 units per each ground floor of buildings B4, B5 and B7. Mr.
Parrow’s three minutes were up at this point and he asked for additional time, but the
Planning & Zoning Commission does not allow time to be given from one person to
another. Mr. Parrow stated that his last concern regarded 40-ft. maximum about the
frontage.
Larry Mundy, Lot 119. He stated that when he figures the square footage, 350
apartments above the first floor would have been all 600 sq. ft. He made a
comparison to buying a coat at Macy’s. He thinks “retail-ready” is an absurd term
that means residential ready. He thinks that if the units are going to have sewer lines
for potential retail use maybe it ought to be required in the ordinance. He is most
disappointed by the loss of the FAR formula. That was a compromise that helped get
PD-30 to where it was two years ago because it said that a certain amount of
commercial space that was sales tax producing was going to be built before
apartments. That’s gone. Everybody loves the townhouses. In the ordinance they
are to be separately platted but there is no requirement they be separately conveyed.
There is no guarantee they will be individually owned. They are not urban residential
so they are not subject to any requirement that anything else be built anywhere on
the 26 acres first. They can start to be developed the day after this ordinance
passes. “In view of the history and just logically,” Mr. Mundy thinks that’s, “pretty
goofy”. He stated that at least they are not garden apartments.
Robert Hoch, 245 Oak Hill Drive. He stated that he would like to commend Planning
and Zoning on their patience on this issue. “We need the retail.” (he repeated that
sentence 3 times) If I were developing it and I put in a bunch of retail ready that I
could use as apartments if I couldn’t market them, I could price them where I couldn’t
market them and they would be apartments. I can live with townhomes, I just can’t
live with retail ready apartments. We need retail. Thank you.
Rhylan Rowe, 404 Skyline Drive. Been a Trophy Club resident since 2004. For the
record, I offered to yield my time to Mr. Parrow out of courtesy. I’ve seen it done.
I’ve watched this video while multi-tasking at work from the last meeting so who
Planning and Zoning Commission Page 9 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
knows if I remember it correctly or mixing it up with the Council meeting, but if I’d
known ahead of time that it was a rules violation obviously wouldn’t have done it. I
actually didn’t plan on saying anything. I emailed you guys earlier today and I don’t
want to beat you down with repeating everything there, but since my name was on
the orange card I guess I’d just like to emphasize that the character of these
proposed changes all de-emphasize the retail proportion of the development. What
the gentleman just said before me is spot on, that is how we arrived at where we are
today, so just consider that and keep that in mind. I think that there are market forces
here at work that are telling us what the realities are about how this is going to get
developed as planned and that you consider that. Thank you for your service.
Roland Desjardins, 9 Fair Green Dr. I’ve been in this community over 33 years. Not
many of you can say that, I suspect. Some of you can. Back when I moved into this
community, there was a vision that Ben Hogan had when he wanted to build this club
and what this community meant. I’m here to tell you today that vision is long gone.
This community is not anything like what Ben Hogan envisioned or even the original
developers of this Town envisioned. It’s evolved. And, there’s been good and bad
parts of it. I’m here 33 years because I’ve loved living in this community. But I’ve
heard a lot of promises from different organizations about what they want to do and
quite honestly this organization is doing exactly what they should be doing -- trying to
maximize their benefits. Financially they want what they can get out of it. For us as a
community, we want what we can get out of it and that’s not what these people want.
They don’t want that for what we want as a community. The fact of the matter is,
asking for additional apartments when it should be retail and nothing else is
maximizing their benefit and not us. Retail is what benefits this community; what
draws people to this community to buy homes. Saying that you are going to do retail
and then putting apartments in, do you really want apartments in our downtown area?
Do you really? I don’t. And, I have no assurances from this organization that it will
ever happen the way they are claiming it will. Thank you for your time.
Pearl Ford, 2 Spring Creek Ct., Trophy Club resident 33 years and 6 months. I do
want to thank the Commissioners for the time that they’ve put into this effort to look at
all of these pieces of paper and changes and so on. All I ask is that when you make
your decision, please, please, make your decision based on what is good for the
entire community not for some few that have vested interests or special projects of
their own. Thank you.
Chairman Senelly closed the public hearing.
to the Town Council due back on 03/04/2014
CLOSE PUBLIC HEARING AND RECONVENE INTO REGULAR SESSION
2014-871-T9.Discussion and recommendation regarding a request for approval of
amendments to Planned Development No. 30. Applicant: JSB Properties,
LP represented by Bill Dahlstrom, Jackson Walker L.L.P.
Chairman Senelly asked for comments and discussion from the Commissioners.
The commissioners and applicants discussed PD-30 for approximately two hours.
Chairman Senelly then asked the audience if anyone wished to speak regarding the
discussion that had taken place.
The following came forward:
Dave Abdulky, 16 Panorama Trail, It looks like there is compromise here. I think
that’s definitely been displayed. Exactly what that is, obviously you guys have to
decide what we are and aren’t willing to do, and then Council after that, but it’s a
Planning and Zoning Commission Page 10 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
promising sign to see this. I think everybody here knows it benefits our whole
community to have this done so let’s do what we can to get through this process and
get it rolling. Thank you.
Jarod King, 106 Panorama Ct., If we have 33 ground floor retail ready units, put some
kind of working in there where basically if we rent them out retail, once retail, they can
never go to apartments.
Chairman Senelly: I think as a practical matter that’s true anyway. Thank you.
Jim Parrow, 8 Brookfield Ct., Item 9 on specific building requirements for store fronts,
doors and ground floor facades, the previous document showed a minimum of 40 sq.
ft. and the current one shows a maximum of 40 sq. ft. That appears to me, based on
the retailers I’ve talked to, to be non-desirable for a retail location. If you look at the
original PD document approved in January 2012, it shows storefronts that were 60 to
80, sometimes ceiling to floor, glass depending on what the building was being used
for.
Chairman Senelly: We’ll ask our applicant to respond on the change from the
minimum to the maximum.
Mike Twichell: It’s very simple. The new energy code does not allow more than 40%.
Jim Parrow: For retail?
Mike Twichell: For anything.
Jim Parrow: Ok, well if there is a code that prohibits it, that’s different from what was
submitted originally.
Mike Twichell: It’s a whole new world.
Chairman Senelly: We keep changing building codes as time goes on…
Jim Parrow: Energy efficiency. Fair enough.
No others asked to speak.
After additional Commission discussion and staff input, Commissioner Sadley made
the following motion, seconded by Chairman Senelly, to approve the requested
PD-30 amendments with the following stipulations:
(1) Maximum 33 additional retail ready apartments that must be marketed for retail
for 18 months from issuance of a building permit.
(2) If the 33 units are residential, they shall be a minimum of 1,200 sq. ft.
(3) There shall be a separate POA for the Townhomes.
(4) Phasing: retail/apartments Certificate of Occupancy issued at the same time
(5) 85% masonry required on the front, rear and sides of townhomes.
The vote was 3 for the motion to approve (Sadley, Vowell, Senelly) and 4 against.
The motion failed.
The discussion continued for approximately 30 additional minutes.
A motion was made by Commissioner Allen, seconded by Vice Chair Vowell,
that this Agenda Item be Recommended for Approval with the following
stipulations:
1) 33 apartments allowed on the ground floor of buildings B4, B5 and B7.
Thirty-three (33) additional maximum for a total of 283 apartments allowed in
PD-30. The ground floor units shall be made retail-ready and shall be marketed
as retail for a period of two (2) years; the two (2) year timeframe to commence
at time of building permit issuance.
2) The 33 ground floor apartments shall be a minimum of 1,200 sq. ft.
3) Townhomes design standards: 7. F) i. and ii. Combine to state that a
minimum of 85% of the front, side and rear façade of Townhome Residential
shall be finished in masonry (brick, stone, cast stone, or glass block). This
adds a requirement of 85% masonry to the sides of the buildings and removes
stucco using the 3 step process as a masonry option. Keep 7. F) iii. which
allows EIFS at or above the second floor for decorative trim, moldings, etc.
Planning and Zoning Commission Page 11 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
4) Parking Garage – no exposed concrete facing State Highway 114; exterior
side(s) facing State Highway 114 shall meet architectural standards of adjacent
hotel or office
5) Separate POA for Townhomes
6) Remove public facilities, municipal facilities and public safety facilities as
permitted uses.
7) Phasing: Area A and B shall be built simultaneously. Apartments cannot
be occupied until the retail is finished.
The vote was 4 for the motion to approve (Sadley, Vowell, Senelly, Allen) and 3
against (Reed, Sheridan, Card). The motion passed and the Town Council will
hear this request on March 3, 2014.
Aye:Chairman Senelly, Commissioner Allen, Commissioner Sadley, and Vice
Chair Vowell
4 -
No:Commissioner Sheridan, Commissioner Reed, and Commissioner Card3 -
2013-763-T10.Staff liaison update of current and future items; questions and/or discussion.
Ms. Huggins gave the following report:
Projects underway, previously approved by P&Z and Council:
Early last month (early January) Certificate of Occupancy issued to Church of Jesus
Christ of Latter Day Saints at the corner of Bobcat Blvd. and Trophy Club Drive.
Tom Thumb fuel station is shooting for end of February for completion.
The Church at Trophy Lakes (at the roundabout) is projecting completion by end of
March.
Projects-Status, previously approved by P&Z and Council:
Villas of Hogan’s Glen, Phase II (PD-22) Final Plat - Recommended for approval by
the Planning & Zoning Commission on October 3, 2013 and approved by Council on
October 21, 2013. Drees Custom Homes purchased The Villas property from Mr.
Beck, and is in the process of finalizing documents to complete a revised
Subdivider's Agreement to take to Council for their approval. Then, a pre-construction
meeting will be held and infrastructure construction will begin. (Still about 45 days
out.) Parkland dedication for The Villas has been fulfilled -- Mr. Beck transferred the
property from his company to the Town and the Deed transfer has been filed in
Denton County.
Medical Office Buildings (PD-27) Village Center Site Plan - Recommended for
approval by the Planning & Zoning Commission on November 21, 2013, and
approved by Council on December 16, 2013. Building permit plan review comments
sent to owner. They will revise the plans and resubmit for final review. The owners
are close to moving forward with construction of the first building on this property
after suffering a temporary setback when they lost their original dentist tenant to a
building in Southlake. Fortunately, they have found a new dentist tenant, who is also
in the process of buying a home here in Trophy Club. Look for a permit to be issued
in about a month’s time for this project.
Holiday Inn Replat and Site Plan (PD-25) - Recommended for approval by the
Planning & Zoning Commission on December 18, 2013 and approved by Council on
December 30, 2013. Council approved Developer's Agreement on January 20, 2014.
Early grading is taking place. Building Permit plans are under review. When plans
are approved, a pre-construction meeting will be scheduled.
Planning and Zoning Commission Page 12 of 35 Meeting Date: April 17, 2014
February 20, 2014Planning & Zoning Commission Meeting Minutes
Projects under staff review that P&Z should see on an agenda in the near future:
Homewood Suites submitted a preliminary plat, final plat and site plan which has
been distributed to staff to begin review.
Canterbury Hills, Phase 3 engineer has been sent the 1st round of comments for the
final plat and infrastructure construction plans. Staff is waiting on a submittal of the
revised plans.
Staff met with the engineer who is generating plans for platting of the “Montessori
School” property in PD-27 Village Center. Staff anticipates receiving that submittal
soon.
2013-764-T11.Items for future agendas.
None at this time.
ADJOURN
Chairman Senelly adjourned the meeting at 10:40 p.m.
_________________________________________
Richard Senelly, Chairman
_________________________________________
Carolyn Huggins, Community Development Director
Planning and Zoning Commission Page 13 of 35 Meeting Date: April 17, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-1066-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:3/25/2014 Planning & Zoning Commission
On agenda:Final action:4/17/2014
Title:Discussion and recommendation regarding a request for approval of a Final Plat for Canterbury Hills,
Phase 3 (20.716 acres) located out of the M. Medlin Survey, Abstract No. 832 in the Town of Trophy
Club, Denton County, Texas.
Attachments:Staff Report - PZ 041714 - CH Ph 3.pdf
Application.pdf
Town Engineer Approval - CH, Ph 3.pdf
Mr. West Letter - CH Ph 3.pdf
Lots to Purchase.pdf
Responsive Letter to MUD Attorney.pdf
Action ByDate Action ResultVer.
Discussion and recommendation regarding a request for approval of a Final Plat for Canterbury Hills, Phase 3 (20.716
acres) located out of the M. Medlin Survey, Abstract No. 832 in the Town of Trophy Club, Denton County, Texas.
Planning and Zoning Commission Page 14 of 35 Meeting Date: April 17, 2014
PLANNING AND ZONING COMMISSION
April 17, 2014
STAFF REPORT
Canterbury Hills, Phase 3
Final Plat
51 Residential Lots
REQUEST: Discussion and recommendation regarding approval of a Final Plat
of Canterbury Hills, Phase 3, consisting of Lots 1-16 and Lot 20, Block B; Lots 1-
9, Block C; and Lots 3-17 and 19-28, Block F, being a 20.716 acre tract of land
located out of the M. Medlin Survey, Abstract No. 832 in the Town of Trophy
Club, Denton County, Texas. Applicant: Lauren Gilstrap, Jacobs Engineering
Group, Inc. on behalf of BDMR Development, LLC.
LOCATION: Canterbury Hills, Phase 3, will be located to the west of Eagles
Ridge subdivision and is a continuation and final phase of Canterbury Hills
subdivision.
ZONING:
Planned Development No. 31 (PD-31). The regulations for PD-31 residential lots
are:
Front Yard: 25-ft.
Side Yard (adjacent to street): 20-ft.
Side Yard: 10-ft.
Rear Yard: 20-ft.
Minimum Lot size: 12,000 sq. ft.
Minimum Lot depth: 110-ft.
Minimum Lot depth for cul-de-sac or corner lot: 100-ft.
Minimum Lot width: 90-ft.
Minimum Lot width adjacent to street: 110-ft.
Minimum house size: 2,800 sq. ft.
Maximum lot coverage: 40%
HISTORY: This property is currently vacant. A preliminary plat for Canterbury
Hills (Phases 1 & 2) was approved by the Town Council on December 3, 2007.
Planning and Zoning Commission Page 15 of 35 Meeting Date: April 17, 2014
PRELIMINARY PLAT
Planning and Zoning Commission Page 16 of 35 Meeting Date: April 17, 2014
PRELIMINARY PLAT (continued)
REVIEW: This plat represents the final phase of the Canterbury Hills subdivision
in the northeast area of the Town. Two previous phases, Canterbury Hills,
Phase 1B and Phase 2, were approved by Council on October 15, 2012, and
were constructed together.
The Town Engineer has reviewed and approved the infrastructure documents for
Canterbury Hills, Phase 3 (memo attached).
On March 25, 2014, the Municipal Utility District attorney, Bob West, sent a letter
to the Town of Trophy Club requesting notification of the date this plat would be
heard by the Planning and Zoning Commission so that the MUD would have an
opportunity to address the Commission. The MUD purchased an approximately
4-acre tract of land (diagram attached) north of the current wastewater treatment
plant. The MUD desires a road easement through Lot 7, Block F so that if the
MUD finds they do not need this land to expand the treatment plant, they can
develop the land as residential property in the future. The access requested by
the MUD is not required by the Subdivision Rules and Regulations as
development of Canterbury Hills, Phase 3 does not cut off public access to the
MUD owned property. Access to the MUD owned property is possible via an
existing roadway easement off of Junction Way; therefore, the development of
Phase 3 pursuant to the Final Plat does not deny access to the MUD property.
Planning and Zoning Commission Page 17 of 35 Meeting Date: April 17, 2014
Also, Mr. West indicates that the Town intended to have a walking trail in the
area where Lot 7, Block F and the MUD’s property adjoin. Town records do not
indicate any approval of a plan or requirement of a plan for a walking trail
extending west across Phase 3.
While the Town appreciates the request and desire of the MUD for the Town to
require the Final Plat for Phase 3 to include a right-of-way or easement for
access from the north end of Indian Creek Drive and Sheldon Drive extending
west to the east boundary of the District’s 3.996 acre tract, the Developer has
satisfied all regulatory requirements; therefore, the Town has no legal authority to
require the Developer to dedicate an easement or right-of-way access to the
MUD property.
Homeowners Association
This neighborhood will have a Homeowners Association which will own and
maintain all common areas.
Tree Survey
The builder shall be required to submit a tree survey for each lot to be developed,
which must outline the builder’s plans to preserve as many trees as possible on
the lot, less the trees required to be removed for the pad. A note for this
requirement has been added to the plat.
FINAL PLAT
Planning and Zoning Commission Page 18 of 35 Meeting Date: April 17, 2014
SUMMARY: When considering approval of a plat, the approving authority must
approve the plat if it meets all requirements of the applicable regulations. All
regulatory compliance issues with the Final Plat for Canterbury Hills, Phase 3
have been identified, and the Developer has made corrections to bring the final
Plat submission into full compliance with Town regulations. Therefore, staff
requests the Planning and Zoning Commission recommend approval of the Final
Plat of Canterbury Hills, Phase 3.
ch
Attachments: Application
Town Engineer Memo of Approval
Mr. West (MUD) Letter
Diagram of Lots Purchased by MUD
Town Attorney Response to MUD Attorney
Preliminary Plat – one page – 18x24
Final Plat – two pages – 24x36
Planning and Zoning Commission Page 19 of 35 Meeting Date: April 17, 2014
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Fort Worth1100 Macon StreetFort Worth, Texas 76102817.336.5773 Dallas17304 Preston Road, Suite 1340Dallas, Texas 75252214.461.9867
Denton1517 Centre Place Drive, Suite 320Denton, Texas 76205940.383.4177 Sherman200 North Travis Street, Suite 500Sherman, Texas 75090903.870.1089
Registered by the Texas Board of Professional Engineers, No. F-230 Registered by the Texas Board of Professional Surveyors, No. 100116-00
engineers
surveyors
landscape architects
www.tnpinc.com
PLAN REVIEW
To:
From: Tom Rutledge
Town of Trophy Club
Date: March 25, 2014
RE: Canterbury Hills, Phase III – Final Review
Plan comments have been addressed. The plans and plat are ready to proceed to P&Z and
Council.
Planning and Zoning Commission Page 21 of 35 Meeting Date: April 17, 2014
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Planning and Zoning Commission Page 24 of 35 Meeting Date: April 17, 2014
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100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-1092-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:4/11/2014 Planning & Zoning Commission
On agenda:Final action:4/17/2014
Title:Discussion and recommendation regarding a request for approval of a change to the signage for Dr.
Crumpton's medical office building, 301 Trophy Branch Drive, Lot 2R-1, Block B, Trophy Wood
Business Center. Applicant: Curt Horak, Priority Signs and Graphics on behalf of David L. Crumpton
Attachments:Staff Report - PZ 041714 - Signage - Dr Crumpton.pdf
Action ByDate Action ResultVer.
Discussion and recommendation regarding a request for approval of a change to the signage for Dr. Crumpton's medical
office building, 301 Trophy Branch Drive, Lot 2R-1, Block B, Trophy Wood Business Center. Applicant: Curt Horak,
Priority Signs and Graphics on behalf of David L. Crumpton
Planning and Zoning Commission Page 27 of 35 Meeting Date: April 17, 2014
PLANNING AND ZONING COMMISSION
April 17, 2014
STAFF REPORT
Signage
Dr. Crumpton Medical Building
301 Trophy Branch Drive
REQUEST: Discussion and recommendation to allow a change to the signage
for Dr. Crumpton’s medical office building located at 301 Trophy Branch Drive.
LOCATION: Northwest corner of Trophy Branch Drive and
State Highway 114
REVIEW: The applicant is constructing a single story medical office building for
a total of approximately 5,990 square feet of multi-use lease space proposed for
medical and/or dental offices. The structure will receive final inspection and a
certificate of occupancy in the next month.
When the site plan for this site came before P&Z and Council in September
2013, the applicant asked the Planning and Zoning Commission and Town
Council for larger than allowed wall signage since a monument sign is not
feasible on this site along State Highway 114 as there are easements along the
frontage road of the site and a monument sign is not allowed in an easement.
P&Z and Council granted the following signage:
North Elevation: Signage in compliance with Town regulations.
East Elevation: Signage to exceed copy height by 4 inches.
South Elevation: Signage to exceed copy height by 4 inches.
Planning and Zoning Commission Page 28 of 35 Meeting Date: April 17, 2014
North and East Elevation signage approved (hardcopy included in packet):
South and West Elevation signage approved (hardcopy included in packet):
Planning and Zoning Commission Page 29 of 35 Meeting Date: April 17, 2014
The applicant is asking for the following changes:
• North Elevation
o Site Plan 40 sq ft. max (2’ Tall x 10’ Wide)
o Proposed 30 sq ft (38.1” T x 111” W Oval)
• East Elevation
o Site Plan 40 sq ft max (2’ 10” T x 13’ 8” Wide)
o Proposed 65 sq ft. (56.5” T x 165” Wide)
• South Elevation
o Site Plan 40 sq ft max (2’ 10” T x 13’ 8” Wide)
o Proposed 65 sq ft. (56.5” T x 165” Wide)
No signage has been approved nor is requested on the west elevation.
North Elevation: from rectangular sign to oval sign, 10 sq. ft. less than
approved by P&Z and Council (hardcopy included in packet)
Planning and Zoning Commission Page 30 of 35 Meeting Date: April 17, 2014
East Elevation: from rectangular sign to oval sign, 25 sq. ft. more than
approved by P&Z and Council (hardcopy included in packet)
Planning and Zoning Commission Page 31 of 35 Meeting Date: April 17, 2014
South Elevation: from rectangular sign to oval sign, 25 sq. ft. less than
approved by P&Z and Council (hardcopy included in packet)
STAFF FINDINGS: The applicant is requesting minor changes to the signage
plan approved by P&Z and Council in September 2013. Other than in overall
size, the proposed (new) signage conforms in all other ways to the Town’s
regulations for wall signs (for instance, location on the wall, maximum and
minimum copy heights, and copy depth), therefore, staff recommends approval.
ch
Attachments: Hardcopy of Elevation Signage approved in Sept 2013
Hardcopy of proposed new Elevation Signage
Planning and Zoning Commission Page 32 of 35 Meeting Date: April 17, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-970-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:2/26/2014 Planning & Zoning Commission
On agenda:Final action:4/17/2014
Title:Staff liaison update of current and future items; questions and/or discussion.
Attachments:
Action ByDate Action ResultVer.
Staff liaison update of current and future items; questions and/or discussion.
Projects underway, previously approved by P&Z and Council:
Tom Thumb fuel station is open for business. Ribbon cutting ceremony held on Wednesday, April 9 at 11 a.m.
The Church at Trophy Lakes (at the roundabout) is projecting completion approximately at the end of April.
On March 17, Council approved a request by the Church to allow two temporary trailers to remain on site until
June 15, 2014, for use by the day care business in the church.
Medical Office Buildings (PD-27) Village Center Site Plan - Recommended for approval by the Planning &
Zoning Commission on November 21, 2013, and approved by Council on December 16, 2013. UPDATE:
Building permit issued 3/21/14 and project is under construction.
Holiday Inn Replat and Site Plan (PD-25) - Recommended for approval by the Planning & Zoning Commission
on December 18, 2013 and approved by Council on December 30, 2013. Council approved Developer's
Agreement on January 20, 2014. Early grading is complete. The building permit was issued on Friday, April 4,
2013.
Projects-Status, previously approved by P&Z and Council:
Villas of Hogan’s Glen, Phase II (PD-22) Final Plat - Recommended for approval by the Planning & Zoning
Commission on October 3, 2013 and approved by Council on October 21, 2013. Drees Custom Homes
purchased The Villas property from Mr. Beck. Negotiates with an adjacent property owner have caused a shift
of 12-ft. to the west of the subdivision and Drees has submitted a revised Final Plat for review. Once staff
review is complete, the plat will be brought back before the Planning and Zoning Commission and Town
Council for approval.
PD-30 approved by Council on January 16, 2014. The final document will be avalable to P&Z and Council
when attorneys for both sides have finished review.
Projects under staff review that P&Z should see on an agenda in the near future:
Homewood Suites under review of preliminary plat, final plat and site plan.
Waters Edge at Hogan's Glen, Phase 3 final plat under review.
Planning and Zoning Commission Page 33 of 35 Meeting Date: April 17, 2014
File #:2014-970-T,Version:1
“Montessori School” property in PD-27 Village Center under review.
Planning and Zoning Commission Page 34 of 35 Meeting Date: April 17, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-969-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:2/26/2014 Planning & Zoning Commission
On agenda:Final action:4/17/2014
Title:Items for future agendas.
Attachments:
Action ByDate Action ResultVer.
Items for future agendas.
Planning and Zoning Commission Page 35 of 35 Meeting Date: April 17, 2014