Agenda Packet P&Z 12/11/2014Planning & Zoning Commission
Trophy Club Entities
Meeting Agenda
100 Municipal Drive
Trophy Club, Texas 76262
Svore Municipal Building Boardroom7:00 PMThursday, December 11, 2014
CALL TO ORDER AND ANNOUNCE A QUORUM
1.2014-1679-T Consider and take appropriate action regarding the November 6, 2014
Planning and Zoning Commission meeting minutes.
MeetingMinutes 11062014.pdfAttachments:
REGULAR SESSION
2.2014-1680-T Discussion and recommendation regarding a request for approval of a Site
Plan for Lot 2, Block 1, Trophy Club Village Centre, Trophy Club, TX.
Staff Report - PZ- 121114 - MOB Phase 2.pdf
PD-27 Village Center Regulations.pdf
Attachments:
3.2014-1681-T Discussion and recommendation regarding a request for approval of a
Preliminary Plat for Wonderland Plaza Addition, Block A (4.52 acres), being
situated in the Joseph Henry Survey, Abstract No. 529, Town of Trophy Club,
Denton County, Texas, and being located in Planned Development No. 27.
Staff Report - PZ 121114 - Wonderland Plaza Addition.pdfAttachments:
4.2014-1682-T Discussion and recommendation regarding a request for approval of a Final
Plat for Wonderland Plaza Addition, Block A (4.52 acres), being situated in the
Joseph Henry Survey, Abstract No. 529, Town of Trophy Club, Denton County,
Texas, and being located in Planned Development No. 27.
5.2014-1683-T Discussion and recommendation regarding a request for approval of a Site
Plan of proposed Lots 1 and 2, Block A, Wonderland Plaza Addition, Trophy
Club, TX.
Staff Report - PZ- 121114 - Wonderland Plaza.pdf
PD-27 Village Center Regulations.pdf
Attachments:
6.2014-1364-T Future Agenda Items and questions or discussion of current and future items.
ADJOURN
Planning and Zoning Commission Page 1 of 42 Meeting Date: December 11, 2014
December 11, 2014Planning & Zoning Commission Meeting Agenda
*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.
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 December 8, 2014 by 5:00 P.M.
in accordance with Chapter 551, Texas Government Code.
Matt Jones
Senior Planner
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 42 Meeting Date: December 11, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-1679-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:12/8/2014 Planning & Zoning Commission
On agenda:Final action:12/11/2014
Title:Consider and take appropriate action regarding the November 6, 2014 Planning and Zoning
Commission meeting minutes.
Attachments:MeetingMinutes 11062014.pdf
Action ByDate Action ResultVer.
Consider and take appropriate action regarding the November 6, 2014 Planning and Zoning Commission
meeting minutes.
Planning and Zoning Commission Page 3 of 42 Meeting Date: December 11, 2014
Trophy Club Entities 100 Municipal Drive
Trophy Club, Texas 76262
Meeting Minutes
Planning & Zoning Commission
______________________________________________________________________
November 6, 2014 7:03 P.M. Svore Municipal Building Boardroom
______________________________________________________________________
STATE OF TEXAS §
COUNTY OF DENTON §
PLANNING AND ZONING COMMISSIONERS PRESENT:
Dennis Sheridan Chairman
Larry Vowell Vice Chairman
Brent Card Commissioner
Jon Mills Commissioner
LuAnne Oldham Commissioner
Susan Ross Commissioner
PLANNING AND ZONING COMMISSIONERS ABSENT:
Richard Senelly Commissioner
STAFF PRESENT:
Matt Jones Senior Planner
Robbie Killingsworth Recording Secretary
APPLICANT(S) PRESENT:
Brandon Davidson Corwin Engineering
Chip Boyd Standard Pacific
RESIDENT(S) REQUESTING TO SPEAK:
Robert Hoch, 245 Oak Hill Drive, Trophy Club, TX 76262: Agenda Item #1611
Erich Smith, 243 Oak Hill Drive, Trophy Club, TX 76262: Agenda Item #1611
CALL TO ORDER AND ANNOUNCE A QUORUM
Chairman Sheridan called the November 6, 2014, Planning and Zoning Commission meeting to order at
7:03 p.m. and announced a quorum present (6 members).
REGULAR SESSION
8. Discussion regarding procedural guidelines of the Planning and Zoning
Commission meetings.
Planning and Zoning Commission and Staff review procedural guidelines.
1. Consider and take appropriate action regarding the October 2, 2014 Planning and Zoning
Commission meeting minutes.
Chairman Sheridan asked for corrections or comments on the October 2, 2014, Planning and Zoning
Commission meeting minutes. Staff reports misprint has been updated.
Planning and Zoning Commission Page 4 of 42 Meeting Date: December 11, 2014
November 6, 2014 Minutes Page 2 of 5
Chairman Sheridan asked for a motion.
Motion made by Commissioner Oldham, seconded by Commissioner Ross, to accept the October 2, 2014
Planning and Zoning Commission meeting minutes as recorded and amended. Motion passed with the
following votes:
AYE: 5 - Vice Chairman Vowell, Commissioner Card, Commissioner Mills, Commissioner
Oldham, Commissioner Ross
ABSTAIN: 1 - Chairman Sheridan
PUBLIC HEARING
2. Conduct a public hearing regarding a request for approval of a zoning change
from “CR” - Commercial Recreation to “PD- 27” - Planned Development 27.
Located at the 2100 Block of Veranda Avenue and more accurately described
as The Highlands at Trophy Club, Neighborhood 4, The Isle of Turnberry, Lots
1-14.
CONVENE INTO PUBLIC HEARING - START TIME - 7:15 P.M.
Chip Boyd, Vice President of Land Development, Standard Pacific Homes, presented a brief overview of
requested zoning change.
Chairman Sheridan asked for staff report. Staff recommends approval.
Robert Hoch, 245 Oak Hill Drive, Trophy Club, TX 76262. I live directly across the golf course from the
larger of the 0.63 acres. My concern is trees and drainage. Trophy Club used to be a tree city. Now it is
a developer’s heaven. Planning and Zoning is not perceived as being tough to deal with. The developers
get whatever they want. The drainage, if you’ve been there, is dreadful. There is stagnant wat er. It has
been there for months. The West Nile threat did not seem to bother anybody. The M.U.D. ran out of the
little mosquito biscuits that I was going to put in there. The Planning and Zoning should be responsible
for the tree remediation. There were lots of trees that are now gone. I’ve looked at the plat where it
shows all the trees that are supposedly going to be planted. I will believe it when I see it. The developer
should be required to plant large diameter live oak trees at the edge of the property wherever it abuts the
golf course for one thing, and replace in kind the trees that they destroyed. The staff report says it does
not have a negative impact on surrounding property owners and does not represent a substantial
increase of density to the overall development. Nobody contacted me. I am a property owner. 14 going
to 16 is a substantial increase.
Erich Smith, 243 Oak Hill Drive, Trophy Club, TX 76262, directly across the Number 10 fairway from the
new development. I think Bob stated all of our concerns quite well. I think the biggest thing is that even
before the Highlands was developed there was a nice treed area, wildlife was plentiful. Now it is a
bulldozed piece of dirt. We are only asking that some of the effort be made to put trees back after they
have decided where they are going to build houses and everything else so that it does add to the beauty
of the neighborhood, like we have had before. The second thing is we didn’t discuss it, it was not even
posted, when the developer came and made this statement, there are two more lots. It would be nice to
see the plot up there [on overhead monitor] and show where the two new lots are going, where the
common areas are and where the land swap took place just so we understand each other. I cannot say I
have any big objections to the 0.6 acres they want to add to the plot. I think Bob’s statement… that it is
right now a mess for drainage. As everybody knows a mistake was made years ago when we came in
there and the developers put in parts of the Highland along the 14th and 15th holes. We ended up with
streets higher than the golf course. And now, all of a sudden, we have a drainage problem and we
cannot drain the golf course. We do not want the same situation happening when we put in the Isle of
Turnberry over here and we end up with a development that is higher and we are not going to be able to
Planning and Zoning Commission Page 5 of 42 Meeting Date: December 11, 2014
November 6, 2014 Minutes Page 3 of 5
drain part of the golf course back into the creek because it is higher than the surrounding area. Those
are my concerns. Hopefully you will take those into consideration. Thank you.
Commissioners and staff discussed tree mitigation.
Response by Chip Boyd, Vice President of Land Development, Standard Pacific Homes.
Robert Hoch, 245 Oak Hill Drive, Trophy Club, TX 76262, discussed the removal of trees.
Staff discussed proposed plat viewed on overhead monitor.
Response by Chip Boyd, Vice President of Land Development, Standard Pacific Homes.
Robert Hoch, 245 Oak Hill Drive, Trophy Club, TX 76262, asked about stagnant water drainage.
3. Conduct a public hearing regarding a request for approval of an amendment
to PD- 27 - Planned Development 27- The Highlands at Trophy Club. The
purpose of this request is to add additional acreage (0.638 acres) to
Neighborhood 4, The Isle of Turnberry.
No requests to speak at this time. No questions or comments from the Commissioners.
4. Conduct a public hearing regarding a request for approval of a residential
replat for The Highlands at Trophy Club, Neighborhood 4, The Isle of
Turnberry, Lots 1-16, Block A, and Common areas 1-4, an addition to the
Town of Trophy Club, Denton County, Texas. Located at the 2100 Block of
Veranda Avenue.
No requests to speak at this time. No questions or comments from the Commissioners.
RECONVENE TO REGULAR SESSION - STOP TIME - 7:33 P.M.
REGULAR SESSION
REGULAR SESSION - START TIME - 7:34 P.M.
5. Discussion and recommendation regarding a request for approval of a zoning
change from “CR” - Commercial Recreation to “PD- 27” - Planned
Development 27. Located at the 2100 Block of Veranda Avenue and more
accurately described as The Highlands at Trophy Club, Neighborhood 4, The
Isle of Turnberry, Lots 1-14.
Chairman Sheridan asked for questions or comments from Commissioners to applicant. Response was
given by applicant.
Chairman Sheridan asked for a motion.
Motion made by Vice Chairman Vowell, seconded by Commissioner Mills to approve a zoning change
from “CR” - Commercial Recreation to “PD- 27” – Planned Development 27. Located at the 2100 Block of
Veranda Avenue and more accurately described as The Highlands at Trophy Club, Neighborhood 4, T he
Isle of Turnberry, Lots 1-14. Motion passed unanimously.
Planning and Zoning Commission Page 6 of 42 Meeting Date: December 11, 2014
November 6, 2014 Minutes Page 4 of 5
6. Discussion and recommendation regarding a request for approval of an
amendment to PD- 27 - Planned Development 27- The Highlands at Trophy
Club. The purpose of this request is to add additional acreage (0.638 acres) to
Neighborhood 4, The Isle of Turnberry.
Chairman Sheridan asked for questions or comments from Commissioners to applicant. No questions or
comments from the Commissioners.
Chairman Sheridan asked for a motion.
Motion made by Commissioner Oldham, seconded by Vice Chairman Vowell to approve an amendment
to PD- 27 - Planned Development 27- The Highlands at Trophy Club. The purpose of this request is to
add additional acreage (0.638 acres) to Neighborhood 4, The Isle of Turnberry. Motion passed
unanimously.
7. Discussion and Recommendation regarding a request for approval of a
residential replat for The Highlands at Trophy Club, Neighborhood 4, The Isle
of Turnberry, Lots 1-16, Block A, and Common areas 1-4, an addition to the
Town of Trophy Club, Denton County, Texas. Located at the 2100 Block of
Veranda Avenue.
Chairman Sheridan asked for questions or comments from Commissioners. Commissioners question lot
numbers.
Response by staff.
Response by Chip Boyd, Vice President of Land Development, Standard Pacific Homes and Brandon
Davidson, Corwin Engineering.
Chairman Sheridan asked for a motion.
Motion made by Commissioner Oldham, seconded by Commissioner Ross to approve residential replat
for The Highlands at Trophy Club, Neighborhood 4, The Isle of Turnberry, Lots 1-16, Block A, and
Common areas 1-4, an addition to the Town of Trophy Club, Denton County, Texas. Located at the 2100
Block of Veranda Avenue with the following stipulations:
in engineer’s notation remove reference to a Lot 16
correct nomenclature to reflect the lots as they do appear on the depiction, Lots 1 through 8
inclusive, Lot 9R1, Lot 9R2, Lots 10 through 15 inclusive, including title block
Commissioners are trying to eliminate any reference to an unidentified lot. Motion passed unanimously.
Commissioners continue discussion on the following items:
drainage during construction
tree mitigation [tree count]
utility easement
Response by Chip Boyd, Vice President of Land Development, Standard Pacific Homes and Brandon
Davidson, Corwin Engineering.
Response by staff.
Planning and Zoning Commission Page 7 of 42 Meeting Date: December 11, 2014
November 6, 2014 Minutes Page 5 of 5
9. Future Agenda Items and questions or discussion of current and future items.
Volunteer Dinner Announcement
Tentative development schedule for Village Center Medical Office Building- Phase 2
Tentative development schedule for Village Center, Montessori school and
retail/restaurant development
Status update on PD-30 development
ADJOURN
Chairman Sheridan asked for a motion.
Motion made by Vice Chairman Vowell, seconded by Commissioner Card to adjourn. Motion carried
unanimously. Meeting adjourned at 8:07 p.m.
___________________________________ ___________________________________
Dennis Sheridan, Chairman Matt Jones, Senior Planner
Planning and Zoning Commission Community Development
Town of Trophy Club, Texas Town of Trophy Club, Texas
Planning and Zoning Commission Page 8 of 42 Meeting Date: December 11, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:22014-1680-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:12/8/2014 Planning & Zoning Commission
On agenda:Final action:12/11/2014
Title:Discussion and recommendation regarding a request for approval of a Site Plan for Lot 2, Block 1,
Trophy Club Village Centre, Trophy Club, TX.
Attachments:Staff Report - PZ- 121114 - MOB Phase 2.pdf
PD-27 Village Center Regulations.pdf
Action ByDate Action ResultVer.
Discussion and recommendation regarding a request for approval of a Site Plan for Lot 2, Block 1, Trophy
Club Village Centre, Trophy Club, TX.
Planning and Zoning Commission Page 9 of 42 Meeting Date: December 11, 2014
STAFF REPORT
Planning and Zoning Commission
December 11, 2014
SP-14-030- MOB Phase 2
SUBJECT:
Consider and take appropriate action regarding a request for approval of a Site
Plan for Lot 2, Block 1, Trophy Club Village Centre, Trophy Club, TX.
REQUEST:
The applicant ClayMoore Engineering, on behalf of CHC Development, is requesting
approval of a Site Plan for Trophy Club MOB Phase 2, being approximately 1.24 acres,
to include a one-story office building, being approximately 8,711 s.f.
LOCATION:
The subject property is located along the Southwest corner of Bobcat Boulevard and
Parkview Drive.
ZONING:
The subject property is zoned Planned Development No. 27 (PD-27). The “Village
Center” portion of the ordinance applies to the property, which provides local
neighborhood shopping and personal service needs of the surrounding area, to
accommodate general retail shopping and to accommodate low intensity businesses or
professional offices that are designed and sited to be compatible with nearby residential
uses and which primarily provide services to residents of the community.
HISTORY:
The zoning for PD-27 was approved by the Town Council on May 8, 2006. The concept
plan of the original PD document was approved on January 22, 2007.
CURRENT CONDITIONS:
The subject property is currently undeveloped. Phase 1 of the project is in the process of
being constructed. The adjacent properties include Byron Nelson High School to the
north, Independence Park East to the south and east, and Medlin Middle School to the
west.
Planning and Zoning Commission Page 10 of 42 Meeting Date: December 11, 2014
COMPREHENSIVE LAND USE PLAN:
The Comprehensive Land Use Plan designates this area as commercial. This request
conforms to the Comprehensive Plan.
THOROUGHFARE PLAN:
The proposed request appears to be compatible with the Town’s Thoroughfare Plan.
STAFF REVIEW:
The applicant is proposing to construct a one-story office building being approximately
8,711 s.f.
Buffers
PD-27 and Section 7.03 of the Town of Trophy Club Ordinance requires that the
front setback area contain landscaping to screen the parking areas. Along Bobcat
Boulevard the applicant is proposing trees, including 3 Chinese Pistache, 4
Chinkapin Oaks, and 4 Burr Oaks. Adjacent to Parkview Drive the applicant is
proposing trees including 6 Chinkapin Oaks. Along Medlin Middle School
driveway, trees proposed include 4 Chinkapin Oaks and 4 Burr Oaks. These
proposed trees will be 2.5” inches in caliper. Shrubs shall be provided between
the trees such that a screen of a minimum of three feet in height shall screen the
parking areas.
Tree Mitigation
There are no trees located on the property.
Building Elevations
PD-27 requires all principal and accessory buildings and structures to be of
exterior fire resistant construction having a minimum of eighty (80) percent of the
total exterior walls, excluding doors and windows, constructed of brick, stone,
cast stone, stucco or split face concrete block.
The applicant's plans call for a combination of stucco and brick with a concrete
tile roof. An “Expression Line” (brick course) has been provided along the top of
the first floor plate as required by the “Village Center” portion of PD-27.
STAFF RECOMMENDATION:
The applicant is requesting overall Site Plan approval for Phase 2 of the project. The
development proposed by the applicant is appropriate for the PD-27 zoning district. The
site plan has been reviewed for compliance with the Development Standards of PD-27 as
well as the Town of Trophy Club Comprehensive Zoning Ordinance, and Staff is
recommending approval.
Planning and Zoning Commission Page 11 of 42 Meeting Date: December 11, 2014
Attachments: Exhibit “A” - Application
Exhibit “B” - Site Plan
PD-27 Village Center Development Standards
Planning and Zoning Commission Page 12 of 42 Meeting Date: December 11, 2014
Exhibit “A”
Planning and Zoning Commission Page 13 of 42 Meeting Date: December 11, 2014
Exhibit “B”
Planning and Zoning Commission Page 14 of 42 Meeting Date: December 11, 2014
J. Village Center:
1. Permitted Uses:
a. Bakery
b. Bank
c. Barber or beauty salon
d. Bookstores
e. Cafes with or without patio
f. Community Facilities to include libraries
g. Day Care
h. Day spa (hair salon, facial treatment, massages)
i. Dry cleaning and laundry (pickup/drop-off only)
j. Financial institutions
k. Florist (no outdoor storage)
l. Furniture sales (no outside sales or display)
m. Kindergarten
n. Municipal facilities to include Fire, Police, and EMS
o. Pet services including veterinarian (without outdoor kennels)
p. Professional and administrative offices
q. Religious Institutions
r. Restaurants
s. Schools, Private or Public
t. Specialty Shops
2. Architectural and Site Design Standards:
These design standards shall apply to all Permitted Uses except Day
Care, Kindergarten, Schools (Private or Public), and Religious
Institutions. These uses shall meet the Town of Trophy Club design
requirements.
Planning and Zoning Commission Page 15 of 42 Meeting Date: December 11, 2014
a. Building Walls and Roofs
1) An expression line shall delineate divisions between floors
of all buildings, and a cornice shall delineate the tops of
facades that do not utilize a pitched roof.
2) All buildings shall be designed such that no mechanical
equipment (HVAC, etc.) and satellite dishes are visible
from the public right-of-way or open space, whether the
equipment is located on the ground, exterior walls or the
roof. To screen rooftop mechanical equipment, other
appurtenances, and flat or built-up roofs, all structures
having a 6,000 square feet or less footprint shall be
constructed with a pitched roof. Those structures having a
footprint greater than 6,000 square feet shall be
constructed with either a pitched or parapet roof system
enclosed on all sides.
3) Mansard roofs and flat membrane-type roofs that are
visible from ground level are prohibited.
4) For retail storefronts, a transom, display window area and
bulkhead at the base shall be utilized.
5) Ground floor retail building plate heights should provide for
at least fourteen feet (14’) in height.
6) Generally, windows shall be oriented vertically.
Planning and Zoning Commission Page 16 of 42 Meeting Date: December 11, 2014
7) Columns and piers generally shall be spaced no farther
apart than they are tall.
8) Transparency:
i. Each floor of any building façade facing a park,
plaza or street shall contain transparent windows
covering from fifteen percent (15%) to seventy-five
percent (75%) of the façade area.
ii. In order to provide clear views of merchandise and
to provide natural surveillance of exterior street
spaces, the ground-floor along the retail storefront
facade shall have transparent storefront windows
covering no less than fifty percent (50%) of the
façade area.
iii. Entryways recessed at least four feet (4’).
b. Permitted Finishes:
1) At least eighty percent (80%) of the exterior of all new
buildings (excluding doors and windows) shall be finished
in one or more of the following materials:
i. Brick, stone, cast stone, or stucco.
ii. Split face concrete block, poured-in-place concrete,
and tilt-wall concrete. It is the intent that any use of
concrete products shall have an integrated color
and be textured or patterned. Tilt-wall concrete
structures shall include reveals, punch-outs, or
other similar surface characteristics to enhance the
façade on at least twenty percent (20%) of each
façade.
iii. Side facades and rear facades shall be of finished
quality and of the same color and materials that
blend with the front of the building. Rear facades
may be painted tilt-wall or painted block matching
the same color of the rest of the building if the rear
façade faces an alley or is not viewable from a
public street or right-of-way.
Planning and Zoning Commission Page 17 of 42 Meeting Date: December 11, 2014
2) To improve the pedestrian orientation, the ground floor of
commercial/retail buildings shall utilize a combination of
the following, unless otherwise approved by the Town:
i. Corbelling, molding, string coursing, ornamentation,
changes in material and color, or other sculpturing
of the base;
ii. Recessed windows or other techniques to
distinguish the windows in the façade such as
arches, pediments and mullions; and
iii. Entryways recessed at least four feet (4’).
3) The utilization of repetitive storefronts for “architectural”
consistency is discouraged in order to maintain an
interesting street experience; although the utilization of
common architectural elements shall be considered to
facilitate a certain level of functional continuity.
c. Building Orientation and Pedestrian Site Design:
1) Any building (excluding parking garages and other
accessory buildings) viewed from a public right-of-way or
public open space shall either face such right-of-way or
open space, or shall have a façade facing such area in
keeping with the character of the front façade, including
the utilization of similar fenestration and materials.
2) Pedestrian Elements
To improve the walkability and access of commercial and
retail areas, the following are encouraged in the site design
of a project:
i. Patio/café seating areas
ii. Bicycle racks
iii. Continuous walkways linking stores
vi. Shade provided by building orientation, canopies
and/or trees
vii. Decorative Trash receptacles
Planning and Zoning Commission Page 18 of 42 Meeting Date: December 11, 2014
3) Parking Lot and Building Frontage Landscaping and
Design
i. A minimum of fifteen (15) square feet of
landscaping including tree islands for each parking
space shall be provided within the paved
boundaries of the parking lot, with the landscaped
areas protected by raised curbs except where
wheel stops are utilized at the front of parking
spaces along a landscaped median between
parking bays, and pavement no closer than three
feet (3’) from the trunk of trees.
ii. Landscaped islands of a minimum of five feet (5’) in
width and extending the entire length of the parking
stall generally shall be located at the terminus of all
parking rows and shall contain at least one three
inch (3”) caliper tree consistent with the Tree List in
Section VI – Development and Design Standards.
iii. Parking spaces shall be a minimum depth of 18
feet and a minimum width of 9 feet; to encourage
better shade patterns, parking bays shall be
separated by a minimum five foot (5’) wide
landscaped median (See illustration below), with
three inch (3”) caliper shade trees planted every
thirty feet and wheel stops placed so as to allow the
front of vehicles to encroach over the landscaped
median without hitting the trees.
Planning and Zoning Commission Page 19 of 42 Meeting Date: December 11, 2014
iv. Foundation plantings are required for buildings or
groups of buildings greater than 40,000 square feet
and where the front building facade does not abut a
public sidewalk, including a 3.0 inch caliper shade
tree for every 10,000 square feet of gross building
area consistent with the Tree List as set forth in
Section VI. Small ornamental trees are permitted
on a ratio of 4 to 1 instead of 3.0 inch caliper shade
trees. This is intended to enhance the pedestrian
experience in front of larger buildings and to break
up large impervious surfaces between parking
areas and the building. Foundation planting trees
shall be planted within approximately 30 feet of the
front façade and are required in addition to any
street trees required herein. Tree grates shall be
utilized for trees planted less than four (4) feet back
of curb. Tree spacing shall not impede sign
visibility or pedestrian safety but shall be placed so
as to provide an effective shade environment in
front of the building.
d. Loading Areas and Trash Receptacles:
1) Loading and service areas shall be located at the side of or
in the rear of buildings. Every effort should be made to
reduce the need for segregated loading and service areas
by ensuring that deliveries are made off-hours. Such uses
as grocery stores, however, may require a loading dock
area. Where tractor/semi-trailer delivery may conflict with
Planning and Zoning Commission Page 20 of 42 Meeting Date: December 11, 2014
land uses on or adjacent to the site, then the following
standards shall be followed:
i. Loading and service areas shall be located at the
side or rear of buildings.
ii. Off-street loading areas shall be screened from
view of any street public open space or adjacent
property.
iii. Loading areas shall be enclosed on three sides by
a wall or other screening device not less than 10
feet in height.
iv. Loading areas shall not be located closer than 50’
to any residential lot, unless wholly within an
enclosed building.
v. Screening materials shall be comprised of a wall
that has a similar finish to the primary structure, or
a combination of trees and shrubs that will result in
solid screening within 2 years.
vi. However, when adjacent to a residentially zoned
district a screening wall with landscaping shall be
used.
2. Trash/Recycling Receptacles:
i. Commercial trash/recycling containers shall be
located on the side or rear of the building and
screened from public view.
ii. Such containers shall be located at least 50’ away
from adjacent residential property lines.
iii. Such containers shall be screened on 4 sides,
using an enclosure that is 7’ tall or of a height that
is a minimum of 1’ above the top of the container,
whichever is taller. Screening shall be comprised of
brick, stone, reinforced concrete, or other similar
masonry materials that have a similar finish to the
primary finish; and all fence posts shall be rust-
protected metal, concrete based masonry or
concrete pillars.
Planning and Zoning Commission Page 21 of 42 Meeting Date: December 11, 2014
iv. 6” concrete filled steel pipes shall be located to
protect the enclosure from truck operations.
v. Such container enclosures shall have steel gates
and tie-backs to secure them in an open position,
and fasteners to keep them closed.
vi. Screening shall be maintained at all times.
e. Signage
1) General: Signs shall be flat against the façade, projecting
from the façade or ground monument mounted. No signs
shall project above the façade unless approved as part of
a site plan as a “landmark sign” such as a theater marquee
or other special sign located in an prominent location and
intended to provide a special character to the district and
orientation to visitors.
2) Lighting: Signs shall generally be externally lit. Only
individual letters and symbols may be internally lit. Neon
signs shall be prohibited.
3) Finish Materials: Materials shall complement the
architecture of the building, and may include wood—
painted or natural; metal—copper, brass, galvanized steel;
painted canvas; paint; engraving directly on façade
surface; and brick or stone for monument signs.
4) Wall Signs:
i. One and a half (1.5) square feet of signage is
permitted for each linear foot of the primary facade
of the building, excluding wing walls. (E.g. a 100’
long building façade would allow for 150 square
feet of wall sign area on the building.)
ii. Only one building façade with a primary entrance
may be used to calculate wall signage.
iii. Wall signs may be placed on any face of the
building except if adjacent to a residential lot.
iv. Maximum area of any single sign mounted
perpendicular to a given façade shall not exceed 10
square feet unless it protrudes above the top of the
facade.
Planning and Zoning Commission Page 22 of 42 Meeting Date: December 11, 2014
v. Protruding or hanging signs shall maintain a
minimum clear height of eight (8) feet above the
sidewalk.
5) Monument Signs:
i. Monument signs up to eight (8) feet in height are
the only permanent freestanding signs allowed.
ii. Maximum area of a monument sign shall be 96
square feet per sign face. Monument signs may
have only two (2) sign faces.
iii. If a Commercial Neighborhood extends over 1000
linear feet, then one monument sign per 500’ of
frontage is permitted. (E.g. a site with 1,000’ or
more of frontage may have two (2) monument
signs, a site with 1,500’ or more may have three (3)
signs, etc.).
iv. The structure of monument signs shall be
constructed of materials and colors utilized on the
primary building’s façade.
v. Monument signs must be spaced a minimum of two
hundred fifty feet (250’) apart, unless approved
otherwise at Detailed Site Plan.
6) Parking: Retail and office uses shall meet the Town’s
parking standards at the time of development.
Planning and Zoning Commission Page 23 of 42 Meeting Date: December 11, 2014
K. RESTAURANT DESIGN GUIDELINES – VILLAGE CENTER
PURPOSE
The Highlands at Trophy Club has many desirable aesthetic qualities and neighborhoods with
unique character. These attributes are closely guarded and nurtured to protect the community
and ensure design excellence. The Restaurant Design Guidelines – Village Center is intended to
be responsive to developers while promoting good design. These guidelines are applicable to all
restaurant types as they are structured to respond to the varying conditions and constraints
inherent to individual sites within Village Center.
DESIGN GUIDELINES
These guidelines are intended to address exterior elements of restaurant design to help promote
cohesive design and enable comprehensive review of all new buildings. All proposals should be
in accordance with the zoning ordinance and PD-27 architectural and site design standards, as
well as adhere to the requirements stated in this guideline in the following five areas: Site
Design, Architecture, Landscape Design, Lighting, and Signage/Corporate Identification.
Site Design
The components of a restaurant to be considered in site design include, but are not limited to:
Primary structure, entry and associated outdoor waiting area
Outdoor dining
Service, utility infrastructure, refuse and storage area
Pedestrian and vehicular circulation systems, and parking
Drive through windows and associated equipment and stacking lanes
Primary Structure, Entry and Associated Outdoor Waiting Area: All development proposals
should show evidence of coordination with the site plan requirements as shown in the Town of
Trophy Club Zoning Ordinance, Chapter 13, Article V, Supplementary District Regulations and
the Architectural and Site Design Standards required in PD-27, Village Center. Development
proposals should show evidence of coordination with contextual influences of neighboring
properties in regard to building setbacks, orientation, and relationship of structures to each other
and to the street. The layout of the site should respect and build upon the arrangement of
buildings, open spaces and landscape elements of adjacent sites.
Where a common setback from the street is evident, new buildings should respect the
established setback. Variation is allowed if the resulting arrangement of buildings defines a
useful public space such as a plaza or open space.
Building entries should be convenient to parking, but also seek and develop shared vehicular
access points with adjoining sites where feasible, and seek and develop pedestrian linkages
between adjacent properties.
Outdoor Dining: Outdoor dining areas are encouraged in Tract 2, oriented toward Northwest
Park. Outdoor dining areas should be located away from neighboring residential areas and other
sensitive uses.
Planning and Zoning Commission Page 24 of 42 Meeting Date: December 11, 2014
Service, Utility Infrastructure, and Refuse Area:
The clustering of service and refuse areas is encouraged where adjacency of similar uses
would allow such areas.
Service areas and refuse enclosures should be screened from public view and screened from
adjacent sites.
Identify the location of utility infrastructure facilities early in the design process. When
possible, locate utility cabinets, switching cabinets, transformers, cable boxes,
communications infrastructure, backflow preventors, irrigation control boxes and other
similar above ground utilities in locations that do not conflict with featured views, outdoor
dining areas and circulation patterns. Utility cabinets should not be located within parking
lot landscape islands or in highly visible locations within the right-of-way. Utilities should
be screened to the extent allowable by operation requirements.
Pedestrian and Vehicular Circulation Systems, and Parking: Site design shall accommodate a
logical and safe vehicular and pedestrian circulation pattern that minimizes conflicts. Links for
pedestrians should be direct and avoid circuitous routes that are not easily understood.
Drive Through Windows and Associated Equipment and Stacking Lanes:
Drive-through windows, menu boards and associated stacking lanes should be carefully
located to minimize the impacts on neighboring residential areas and should be adequately
screened from the street, from public view, and from the view of adjacent sites.
Drive-through elements should be architecturally integrated into the building, rather than
appearing to be applied or “stuck on” to the building.
Drive-through window circulation shall provide a minimum stacking distance of 100 feet to
provide adequate length of stacking that does not interfere with the movement of traffic or
pedestrians on or off-site.
A facility with a separate ordering point and pick-up window shall provide stacking space for
at least three (3) vehicles in advance of each ordering point and stacking space for at least
two (2) vehicles between each ordering point and pick-up window.
Entrances to drive-up lanes shall be at least 50 feet from driveways entering a public street.
The minimum width of each drive-through lane shall be 12 feet. The entrance to the lane and
the direction of traffic flow shall be clearly designated by signs, or pavement marking, or
raised curbs.
When residential adjacency exists, drive-through windows are not permitted.
Architecture
Each building will be evaluated with regard to the guidelines below to achieve a final building of
good proportion and scale.
Buildings that derive their image predominantly from applied treatments that express
corporate identity are discouraged. A building should conform to the Village Center
Architectural and Site Design Standards first.
Awnings may be used on street level windows and doors and should be functional and
provide maximum shade to the window area. Awnings are to be made of predominately
natural or natural-appearing fabric or canopies. Awnings should not be internally lit. The
bottom of an awning must be placed below the top of the window, but above the door.
Planning and Zoning Commission Page 25 of 42 Meeting Date: December 11, 2014
If a tract is divided into pad sites that will support more than one restaurant, the restaurants
should share similar design characteristics and design vocabulary. Precise replication is not
necessary or desirable, but consideration should be given to similar color, material, and
texture found within the architecture of the buildings.
Shading for outdoor dining should be architecturally integrated with the main structure.
Landscape Design
The landscape design of the site should contribute to the overall appearance and function of the
site and streetscape.
Landscape should blend with the dominant existing or planned streetscape and character of
the area.
Landscaping should be provided at the base of buildings to anchor them to the surrounding
environment and soften the structure. In-ground landscaping should comprise the majority of
the landscaping requirement and be maximized to provide shade and to reduce heat build-up
and glare. Raised planters are acceptable when designed to accentuate the architecture and/or
create pedestrian seating areas.
Landscaping should be placed to maximize screening from neighboring residential areas.
Dense landscaping and architectural treatments should be used in combination to screen
unattractive views and features such as storage areas, trash enclosures, utility cabinets, and
other similar elements.
The use of mature trees is encouraged to provide an immediate impact especially when used
in buffering adjacent uses.
Proper maintenance and timely replacement of plant material is expected and required by
ordinance.
Lighting
Site lighting and architectural lighting of restaurants should provide the user with illumination
levels appropriate for the designed activity (i.e., parking, walking, outdoor dining). Illumination
levels should also be reasonably uniform throughout the site and absent of glare.
A lighting design and plan is required. The lighting plan must include, but is not limited to:
type of lighting equipment, lamp source and wattage, fixture locations, mounting height,
shielding, mounting details, photometric data including point-by-point horizontal
illuminance at ground level and uniformity ration, etc. (per consultant). All illumination of
the site, including architectural lighting, should be taken into account in the lighting plan.
Avoid competing light levels and maintain balanced light levels on-site and between
adjacent properties. The exterior lighting design must take into account the background
lighting levels, lighting from other sources, and characteristics of the surrounding area.
Signage/Corporate Identification
Restaurant signage plans should reflect a balance between providing adequate signage for
business identification while protecting the visual aesthetics of Trophy Club’s streetscapes.
Treatments used to achieve business identity such as awnings, paint, or signage should be
used judiciously and should not be the dominant architectural feature.
All signage should be architecturally integrated with their surroundings in terms of size,
shape, color, texture, and lighting so as to not visually compete with the architectural of the
Planning and Zoning Commission Page 26 of 42 Meeting Date: December 11, 2014
building and site. Signs should be integrated such that they become a natural part of the
building façade.
When multiple restaurants share one site, signs should be integrated as one unit to create
shared identity for the property to the extent permitted by the ordinance or be located and/or
designed as a package.
Building design should anticipate signage, providing logical sign areas and allowing
flexibility for new users (if applicable).
Repetitious signage information on the same building façade should be avoided.
Signs composed of individual letters are encouraged. Back lit or indirectly lit individual
letters are generally desirable. Visible raceways and transformers for individual letters are
discouraged.
Planning and Zoning Commission Page 27 of 42 Meeting Date: December 11, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-1681-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:12/8/2014 Planning & Zoning Commission
On agenda:Final action:12/11/2014
Title:Discussion and recommendation regarding a request for approval of a Preliminary Plat for
Wonderland Plaza Addition, Block A (4.52 acres), being situated in the Joseph Henry Survey,
Abstract No. 529, Town of Trophy Club, Denton County, Texas, and being located in Planned
Development No. 27.
Attachments:Staff Report - PZ 121114 - Wonderland Plaza Addition.pdf
Action ByDate Action ResultVer.
Discussion and recommendation regarding a request for approval of a Preliminary Plat for Wonderland Plaza
Addition, Block A (4.52 acres), being situated in the Joseph Henry Survey, Abstract No. 529, Town of Trophy
Club, Denton County, Texas, and being located in Planned Development No. 27.
Planning and Zoning Commission Page 28 of 42 Meeting Date: December 11, 2014
STAFF REPORT
Planning and Zoning Commission
December 11, 2014
PP-14-025 – Wonderland Plaza Addition, Lot 1 & 2, Block A
FP-14-061 – Wonderland Plaza Addition, Lot 1 & 2, Block A
SUBJECT:
Discussion and recommendation regarding a request for approval of a Preliminary
Plat and Final Plat for Wonderland Plaza Addition, Block A (4.52 acres), being
situated in the Joseph Henry Survey, Abstract No. 529, Town of Trophy Club,
Denton County, Texas, and being located in Planned Development No. 27.
REQUEST:
The applicant Homeyer Engineering, on behalf of SAVI Management Co., is requesting
approval of a Preliminary Plat and Final Plat for Wonderland Plaza Addition, Block A.
LOCATION:
The subject property is located on the south side of Bobcat Boulevard and is between
Parkview Drive and the LDS Church.
ZONING:
The subject property is zoned Planned Development No. 27 (PD-27), which was
approved by the Town Council on May 8, 2006.
CURRENT CONDITIONS:
The subject property is currently undeveloped. The adjacent properties include Byron
Nelson High School to the north, the LDS Church to the east, and Independence Park
East to the south and west.
COMPREHENSIVE LAND USE PLAN:
The Comprehensive Land Use Plan designates this area as commercial. This request
conforms to the Comprehensive Plan.
THOROUGHFARE PLAN:
The proposed request appears to be compatible with the Town’s Thoroughfare Plan.
Planning and Zoning Commission Page 29 of 42 Meeting Date: December 11, 2014
STAFF REVIEW:
The Preliminary Plat and Final Plat are being addressed as one review but separate
motions should be made to approve each plat. Both the preliminary and final plats were
reviewed in accordance with the approved subdivision regulations as well as the
approved development standards set forth in PD-27.
STAFF RECOMMENDATION:
The preliminary plat and final plat has been reviewed for compliance with the Town’s
Subdivision Ordinance, as well as the Development Standards for PD-27. Staff
recommends approval as requested.
Attachments: Exhibit “A” - Preliminary Plat Application
Exhibit “B” - Final Plat Application
Exhibit “C” - Preliminary Plat
Exhibit “D” - Final Plat
Planning and Zoning Commission Page 30 of 42 Meeting Date: December 11, 2014
Exhibit “A”
Planning and Zoning Commission Page 31 of 42 Meeting Date: December 11, 2014
Exhibit “B”
Planning and Zoning Commission Page 32 of 42 Meeting Date: December 11, 2014
Exhibit “C”
Planning and Zoning Commission Page 33 of 42 Meeting Date: December 11, 2014
Exhibit “D”
Planning and Zoning Commission Page 34 of 42 Meeting Date: December 11, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-1682-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:12/8/2014 Planning & Zoning Commission
On agenda:Final action:
Title:Discussion and recommendation regarding a request for approval of a Final Plat for Wonderland
Plaza Addition, Block A (4.52 acres), being situated in the Joseph Henry Survey, Abstract No. 529,
Town of Trophy Club, Denton County, Texas, and being located in Planned Development No. 27.
Attachments:
Action ByDate Action ResultVer.
Discussion and recommendation regarding a request for approval of a Final Plat for Wonderland Plaza
Addition, Block A (4.52 acres), being situated in the Joseph Henry Survey, Abstract No. 529, Town of Trophy
Club, Denton County, Texas, and being located in Planned Development No. 27.
Planning and Zoning Commission Page 35 of 42 Meeting Date: December 11, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-1683-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:12/8/2014 Planning & Zoning Commission
On agenda:Final action:12/11/2014
Title:Discussion and recommendation regarding a request for approval of a Site Plan of proposed Lots 1
and 2, Block A, Wonderland Plaza Addition, Trophy Club, TX.
Attachments:Staff Report - PZ- 121114 - Wonderland Plaza.pdf
PD-27 Village Center Regulations.pdf
Action ByDate Action ResultVer.
Discussion and recommendation regarding a request for approval of a Site Plan of proposed Lots 1 and 2,
Block A, Wonderland Plaza Addition, Trophy Club, TX.
Planning and Zoning Commission Page 36 of 42 Meeting Date: December 11, 2014
STAFF REPORT
Planning and Zoning Commission
December 11, 2014
SP-14-029- Wonderland Plaza
SUBJECT:
Discussion and recommendation regarding a request for approval of a Site Plan of
proposed Lots 1 and 2, Block A, Wonderland Plaza Addition, Trophy Club, TX.
REQUEST:
The applicant Homeyer Engineering, on behalf of SAVI Management Co., is requesting
approval of a Site Plan for Wonderland Plaza, being approximately 4.516 acres, to
include an approximately 18,000 s.f. Montessori school and approximately 17,272 s.f. of
restaurant and retail space.
LOCATION:
The subject property is located on the south side of Bobcat Boulevard and is between
Parkview Drive and the LDS Church.
ZONING:
The subject property is zoned Planned Development No. 27 (PD-27). The “Village
Center” portion of the ordinance applies to the property, which provides local
neighborhood shopping and personal service needs of the surrounding area, to
accommodate general retail shopping and to accommodate low intensity businesses or
professional offices that are designed and sited to be compatible with nearby residential
uses and which primarily provide services to residents of the community.
HISTORY:
The zoning for PD-27 was approved by the Town Council on May 8, 2006. The concept
plan of the original PD document was approved on January 22, 2007.
CURRENT CONDITIONS:
The subject property is currently undeveloped. The adjacent properties include Byron
Nelson High School to the north, the LDS Church to the east, and Independence Park
East to the south and west.
Planning and Zoning Commission Page 37 of 42 Meeting Date: December 11, 2014
COMPREHENSIVE LAND USE PLAN:
The Comprehensive Land Use Plan designates this area as commercial. This request
conforms to the Comprehensive Plan.
THOROUGHFARE PLAN:
The proposed request appears to be compatible with the Town’s Thoroughfare Plan.
STAFF REVIEW:
The applicant is proposing to construct an approximately 18,000 s.f. Montessori school
and approximately 17,272 s.f. of restaurant and retail space.
Buffers
PD-27 and Section 7.03 of the Town of Trophy Club Ordinance requires that the
front setback area contain landscaping to screen the parking areas. Adjacent to
Bobcat Boulevard the applicant is proposing a mix of trees and shrubs to create a
screening buffer, to include 7 Cedar Elms and 72 Dwarf Yaupon Hollies These
proposed trees will be 3 inches in caliper and will meet the Town requirements.
The shrubs shall be provided between the trees and will be 30” at the time of
planting such that a screen of a minimum of three feet in height shall screen the
parking areas at the maturity of the plantings.
Landscaped parking end caps and medians have been provided by the applicant in
order to soften the impact of the required parking for the development.
Tree Mitigation
There are no trees located on the property.
Building Elevations
PD-27 requires all principal and accessory buildings and structures to be of
exterior fire resistant construction having a minimum of eighty (80) percent of the
total exterior walls, excluding doors and windows, constructed of brick, stone,
cast stone, stucco or split face concrete block.
The applicant's plans call for a combination of stucco and synthetic stone with a
concrete tile roof that meets the minimum requirements of the PD-27
development standards. The dumpster enclosure will match the building materials
of the main structures.
STAFF RECOMMENDATION:
The applicant is requesting overall Site Plan approval for the project. The development
proposed by the applicant is appropriate for the PD-27 zoning district. The site plan has
been reviewed for compliance with the Development Standards of PD-27 as well as the
Town of Trophy Club Comprehensive Zoning Ordinance, and Staff is recommending
approval with the following conditions:
• Landscape strips be added where 2 rows of head-in parking face each
other per the PD-27 Village Center Development Standards.
Planning and Zoning Commission Page 38 of 42 Meeting Date: December 11, 2014
Attachments: Exhibit “A” - Application
Exhibit “B” - Site Plan
PD-27 Village Center Development Standards
Planning and Zoning Commission Page 39 of 42 Meeting Date: December 11, 2014
Exhibit “A”
Planning and Zoning Commission Page 40 of 42 Meeting Date: December 11, 2014
Exhibit “B”
Planning and Zoning Commission Page 41 of 42 Meeting Date: December 11, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-1364-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:8/15/2014 Planning & Zoning Commission
On agenda:Final action:12/11/2014
Title:Future Agenda Items and questions or discussion of current and future items.
Attachments:
Action ByDate Action ResultVer.
Future Agenda Items and questions or discussion of current and future items.
Planning and Zoning Commission Page 42 of 42 Meeting Date: December 11, 2014