Agenda Packet P&Z 02/06/2014 - CANCELLEDPlanning & Zoning Commission
Trophy Club Entities
Meeting Agenda
100 Municipal Drive
Trophy Club, Texas 76262
Svore Municipal Building Boardroom6:30 PMThursday, February 6, 2014
AMENDED
CALL TO ORDER AND ANNOUNCE A QUORUM
AMENDED
EXECUTIVE SESSION
1.2014-923-T 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
REGULAR SESSION
2.2014-867-T 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:
Planning and Zoning Commission Page 1 of 119 Meeting Date: February 6, 2014
February 6, 2014Planning & Zoning Commission Meeting Agenda
3.2014-857-T 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 Land
Solutions on behalf of High Trophy Development, LLC
Staff Report - PZ 020614 - NH 7 Ph 3C.pdf
Town Engineer Review and Approval.pdf
Attachments:
4.2014-868-T 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 020614 - Beck Elementary Site Plan.pdf
TNP - Town Engineer Approval.pdf
Application.pdf
Attachments:
5.2013-762-T Discussion and recommendation regarding revisions to Town Sign
Ordinance relative to political signage.
PUBLIC HEARING
6.2014-870-T 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
List of Property Owners 200-ft.pdf
Lists of Public Hearing Speakers.pdf
Property Owner Notification.pdf
Public Hearing Notice - Newspaper - January 26, 2014.pdf
Attachments:
REGULAR SESSION
7.2014-871-T 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.
8.2013-763-T Staff liaison update of current and future items; questions and/or discussion.
9.2013-764-T Items for future agendas.
Planning and Zoning Commission Page 2 of 119 Meeting Date: February 6, 2014
February 6, 2014Planning & Zoning Commission Meeting Agenda
ADJOURN
*THE BOARD MAY CONVENE INTO EXECUTIVE SESSION TO DISCUSS POSTED
ITEMS AS ALLOWED BY THE TEXAS OPEN MEETINGS ACT, TEXAS LOCAL
GOVERNMENT CODE 551.071.
Notice is hereby given that a quorum of the Town Council may be in attendance at
this meeting.
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, January 31, 2014, by
5:00 P.M. in accordance with Chapter 551, Texas Government Code.
Carolyn Huggins
Community Development Director
If you plan to attend this public meeting and have a disability that requires special
needs, please contact the Town Secretary’s Office at 682-831-4600, 48 hours in
advance and reasonable accommodations will be made to assist you.
I certify that the attached notice and agenda of items to be considered by this Board
was removed by me from the front window of the Svore Municipal Building, 100
Municipal Drive, Trophy Club, Texas, on the __________ day of
______________________, 2014.
________________________________, Title: ___________________________
Planning and Zoning Commission Page 3 of 119 Meeting Date: February 6, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-923-T Name:
Status:Type:Agenda Item Executive Session
File created:In control:2/3/2014 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title: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
Attachments:
Action ByDate Action ResultVer.
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 119 Meeting Date: February 6, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-867-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:1/21/2014 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title: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.
Attachments:2014 Staff Report - PZ - Garage Sale Request.pdf
2014 Application.pdf
Action ByDate Action ResultVer.
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.
Planning and Zoning Commission Page 5 of 119 Meeting Date: February 6, 2014
PLANNING AND ZONING
COMMISSION
February 6, 2014
SUBJECT: 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.
STAFF COMMENTS:
On behalf of the Trophy Club Women’s Club, Ms. Wick is requesting permission to hold
two community-wide garage sale events in Trophy Club in 2014.
The Women’s Club submitted a “Temporary Use Application” and after review by the
Special Event Committee it is determined that no Town permit or fee is necessary for
this event over and above the recommendation by the Planning and Zoning
Commission and approval of the Town Council.
The Spring garage sales event will be held on Saturday, May 3, 2014 and the Fall
garage sales event will occur on Saturday, October 18, 2014. No alternate rain dates
will occur.
The Trophy Club Women’s Club is requesting that the event be allowed from 7:00 a.m.
to 2:00 p.m.
As required by ordinance, the Department of Public Safety reviewed and approved the
operations of the event and the proposed locations of the garage sale sites.
Trophy Club Code of Ordinance, Chapter 13-Zoning allows a community garage sale by
special privilege upon approval by the Town Council, after recommendation by the
Planning and Zoning Commission. The ordinance stipulates that only civic organizations
or non-profit organizations shall be granted Special Privilege for a garage sale event
and that such events shall not occur more than twice annually; and each event shall be
one day in duration.
Attachment: Temporary Use Application
Police Review and Approval
Parks and Recreation Director Review and Approval
Planning and Zoning Commission Page 6 of 119 Meeting Date: February 6, 2014
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100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-857-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:1/12/2014 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title: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 Land Solutions on behalf of High Trophy Development,
LLC
Attachments:Staff Report - PZ 020614 - NH 7 Ph 3C.pdf
Town Engineer Review and Approval.pdf
Action ByDate Action ResultVer.
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 Land Solutions on behalf of High Trophy Development, LLC
Planning and Zoning Commission Page 8 of 119 Meeting Date: February 6, 2014
REQUEST: Consider a recommendation of approval of a revised Final Plat of
Neighborhood 7, Phase 3C, for the purpose of adding an easement to Lot 63,
Block L.
APPLICANT: Travis Clegg, Peloton Land Solutions on behalf of High Trophy
Development LLC
LOCATION: This property is located on the north side of Trophy Park Drive
between Chatswood Drive and Freedom Park (the dog park).
ZONING: Planned Development District No. 27 (PD-27). The 107 single family
residential lots on this plat are Lot Type 3 lots which is as required in PD-27.
LOT TYPE 3 DEVELOPMENT STANDARDS :
Minimum Lot Size: 8,400 square feet
Front Yard: 25-ft.
Rear Yard: 20-ft.
Side Yard: 5-ft.
Side Yard Adjacent to Street: 15-ft.
Minimum Lot Depth: 110-ft.
Minimum Lot Width: 70-ft. measured at Front Build Line
Minimum Lot Width adjacent to street: 80-ft. measured at Front Build Line
Minimum House Size: 1,800 sq. ft.
HISTORY: The Planning and Zoning Commission recommended approval of a
Final Plat for Neighborhood 7, Phase 3C on October 17, 2013. The Council
approved the final plat on November 4, 2013. A preconstruction meeting was
held for this project on November 11, 2013 and the project was released for
infrastructure construction to begin. As construction progressed, it was found
that service from Oncor would be needed for future electric service to a large lot
north of this neighborhood. Due to the distance from the road to the lot, Oncor is
concerned that the electric infrastructure being installed within Phase 3C may not
PLANNING & ZONING COMMISSION
STAFF REPORT
February 6, 2014
Case No. FP-13-057
Final Plat
107 Residential Lots and
4 Open Space lots; 31.487 acres
The Highlands at Trophy Club
Neighborhood 7, Phase 3C
Planning and Zoning Commission Page 9 of 119 Meeting Date: February 6, 2014
handle the load. Oncor requested Trophy Club provide access from Oncor’s
overhead lines on Corp property just east of Phase 3C which would enable
Oncor to provide future service to the large lot north of this neighborhood. The
easement on Lot 63, Block L will allow access to Oncor’s overhead line.
As the final plat has not yet been filed in Denton County, a revised final plat is
brought back before the Planning and Zoning Commission to ask for a
recommendation of approval to allow an easement to be added to the plat. The
addition of an easement on Lot 63, Block L is the only change for consideration
on this plat and the addition of an easement does not affect the infrastructure
construction documents reviewed and approved by the Town Engineer.
SUMMARY AND RECOMMENDATION: The plat recommended for approval by
the Planning and Zoning Commission on October 17, 2013, and approved by
Council on November 4, 2013, could be filed in Denton County and become a
matter of public record, and the easement needed along the northern boundary
of Lot 63, Block L could be filed by separate instrument. It is preferable,
however, that an easement be shown on a plat of record as opposed to filing by
separate instrument. The plat meets the Subdivision Rules & Regulations and
the requirements of PD-27; therefore, staff asks for a recommendation of
approval of the revised Final Plat for Neighborhood 7, Phase 3C.
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Attachments: Town Engineer Approval
Final Plat (24x36 hardcopy)
Planning and Zoning Commission Page 10 of 119 Meeting Date: February 6, 2014
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: Town of Trophy Club
From: Tom Rutledge
Date: January 24, 2014
RE: The Highlands at Trophy Club, NH 7, Phase 3C –
10’ Easement for Lot 63, Block L
The proposed 10-foot easement along the north line of Lot 63, Block L is acceptable.
Planning and Zoning Commission Page 11 of 119 Meeting Date: February 6, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-868-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:1/21/2014 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title: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.
Attachments:Staff Report - PZ 020614 - Beck Elementary Site Plan.pdf
TNP - Town Engineer Approval.pdf
Application.pdf
Action ByDate Action ResultVer.
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.
Planning and Zoning Commission Page 12 of 119 Meeting Date: February 6, 2014
SUBJECT: Discussion and recommendation regarding a request for
Site Plan approval for Samuel Beck Elementary School, 401
Parkview Drive, located in the Northwest Independent
School District (NISD), East Campus Addition. Applicant:
Rob Morse, RLK Engineering, on behalf of Northwest ISD
APPLICANT: Rob Morse
RLK Engineering
111 W. Main Street
Allen, TX 75013
OWNER: Northwest Independent School District (NISD)
2100 Texas Dr.
Justin, TX 76246
LOCATION: Beck Elementary School
401 Parkview Drive
Trophy Club, TX 76262
ZONING: “CR” Commercial Recreation
This property consists of approximately 8.64 acres of land and is located on the
west side of Parkview Drive and is platted as the Northwest Independent School
District “East Campus Addition” and is zoned “CR” Commercial Recreational
District.
To the south and east (across Parkview Drive) are residential zoning - PD-15
The “Lakes”. To the north is Town owned park property – Independence Park
West. To the west is residential in the City of Roanoke – Beck Elementary
school is on the western boundary of the Town of Trophy Club.
PLANNING & ZONING COMMISSION
STAFF REPORT
February 6, 2014
Samuel Beck Elementary School
Site Plan Approval
SP-14-026
Planning and Zoning Commission Page 13 of 119 Meeting Date: February 6, 2014
REVIEW: NISD is proposing to add 7,374 sq. ft. to its existing Samuel Beck
Elementary school and additional sidewalks along the front and back of the site.
Twelve trees (48 caliper inches) will be added to the site.
Site Plan: Currently, the buildings on the site consist of 79,999 square feet.
The proposed addition of 7,374 square foot will bring the total square footage of
buildings to 87,373 sq. ft. The expansion will include constructing a new
kitchen, expanding the dining area, adding a new art room, and adding two
music rooms to the school. The Site Plan has been reviewed and meets the
requirements of the Town’s provisions.
Landscape Plan: The Town’s requirement for Non-Vehicular Open Space is
15%. The Landscape Plan indicates the District is devoting 35% of the site to
Non-Vehicular Open Space.
A tree survey has been provided. Nine trees are being removed from the site.
Of those, 4 trees, or 30 caliper inches, are protected and must be mitigated at
1.5” for each caliper inch removed; therefore, 45 caliper inches of trees are
required to fulfill mitigation. The applicant is planning to plant twelve 4-inch
caliper trees for a total of 48 caliper inches, which meets mitigation
requirements.
Per the Town’s landscape regulations, a total of 49 trees are required on the
site, of which 25 (50%) shall be in the front yard. With the addition of 12 trees,
the site will have a total of 111 trees, of which 42 are in the front yard. The
applicant is exceeding both the required number of trees on the site as well as
the required non-vehicular open space requirements.
Building Elevations: The Elevations have been reviewed and the new exterior
will match the current façade. – “all brick accent bands and masonry are to
match existing” – which meets the requirements of the Town’s masonry
provisions. The building heights are provided and meet the Town ordinances.
Parking: No changes.
Photometrics Plan/Signage: No lighting is being removed or added. No signs
or exterior lighting is being changed; therefore, no photometrics plan or signage
plan is required.
Sheet AS002/Site Details: A new dumpster pad will be poured. The
dumpsters will be located in the southeast corner of the site and shall provide
masonry screening walls and be gated as required by Town ordinance.
SUMMARY: Staff and the Town Engineer have reviewed the Beck Elementary
School Site Plan and find that it meets the Town’s ordinances. A memo of
Planning and Zoning Commission Page 14 of 119 Meeting Date: February 6, 2014
approval from the Town Engineer for the engineering plans for this project is
included in this packet. Staff recommends approval.
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Attachments: Town Engineer Memo
Application
Site Plan – Hardcopy (24”x36”) – 11 pages
Sheet C1 – Site Plan
Sheet LP 1.01 – 1.03 Landscape Plan & Tree Survey
Sheet LP 5.01 – Landscape Details
Sheet LI 1.01 – 1.03 Irrigation Plan & Design
Sheet LI 5.01 – Irrigation Details
Sheet A201 – Exterior Elevations
Sheet AS002 – Site Details - Dumpster
Planning and Zoning Commission Page 15 of 119 Meeting Date: February 6, 2014
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: Town of Trophy Club
From: Tom Rutledge
Date: January 29, 2014
RE: Additions to Beck Elementary School – Civil Construction Plans – Final Review
Plan comments have been addressed. The site plan package is ready to proceed to P&Z and
Council.
Planning and Zoning Commission Page 16 of 119 Meeting Date: February 6, 2014
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100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12013-762-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:11/19/2013 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title:Discussion and recommendation regarding revisions to Town Sign Ordinance relative to political
signage.
Attachments:
Action ByDate Action ResultVer.
Discussion and recommendation regarding revisions to Town Sign Ordinance relative to political signage.
Planning and Zoning Commission Page 18 of 119 Meeting Date: February 6, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-870-T Name:
Status:Type:Agenda Item Public Hearing
File created:In control:1/21/2014 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title: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.
Attachments:Staff Report - PD-30 Amendment Request.pdf
REDLINE.pdf
Exhibit H - Proposed New Concept Plan.pdf
Exhibit I - Proposed New Preliminary Site Plan.pdf
List of Property Owners 200-ft.pdf
Lists of Public Hearing Speakers.pdf
Property Owner Notification.pdf
Public Hearing Notice - Newspaper - January 26, 2014.pdf
Action ByDate Action ResultVer.
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.
Planning and Zoning Commission Page 19 of 119 Meeting Date: February 6, 2014
SUBJECT: Public Hearing, Discussion and Recommendation regarding
a request for approval of amendments to Planned
Development No. 30. Applicant: JSB Properties, LP
represented by William Dahlstrom, Jackson Walker L.L.P.
APPLICANT: William Dahlstrom
Jackson Walker L.L.P.
901 Main Street, Suite 6000
Dallas, Texas 75202
ARCHITECT: Mike Twichell
Michael F. Twichell, L.P.
3624 Oak Lawn Avenue, Suite 320
Dallas, Texas 75219
OWNER: Scott Beck
JSB Properties, LP
12222 Merit Drive, Suite 120
Dallas, TX 75251
LOCATION: Northeast corner of State Highway 114 and Trophy Club
Drive
ADJACENT ZONING/EXISTING LAND USES:
North: The Estates at Hogan’s Glen (Zoned PD),
Fellowship United Methodist Church (zoned for
neighborhood services)
South: State Highway 114
East: Lake Forest Village (Zoned: R-12)
West: The Village at Trophy Club retail center
PLANNING & ZONING COMMISSION
STAFF REPORT
February 6, 2014
Case No. PD-AMD-14-04
Amendment to
Planned Development No. 30
Planning and Zoning Commission Page 20 of 119 Meeting Date: February 6, 2014
REQUEST: The applicant is requesting amendments to PD-30 as outlined
below.
EXISTING CONDITION OF THE PROPERTY: This property is currently vacant.
It is surrounded on three (3) sides with existing roadways, State Highway 114 to
the south, Trophy Club Drive to the west and Indian Creek Drive to the north.
The property is generally open and clear with several trees located in the middle
of the property. A creek is located along the eastern side of the property. Two
one-story office buildings are located on the property near the intersection of
Trophy Club Drive and Indian Creek Drive.
ZONING: The property is zoned Planned Development No. 30 (PD-30), with
mixed uses including retail, hotel, office, and retail/multi-family uses.
PROPOSED AMENDMENTS
1) Definitions, Delete No. 14 -- Remove “Hotel Residential”.
Staff Comment: “Hotel Residential” allows 20 residential units inside the
hotel. The applicant is removing this use from the PD.
2) Definitions, Add No. 28 – “Retail Ready”.
Staff Comment: This defines the type of retail/residential units allowed on
the ground floor of Buildings B4, B5 and B7. The “retail ready” units are
intended to provide flexibility of occupying a space in accordance with
market demand and allowing the use in such space to change from retail
uses to residential units in accordance with the market.
3) Definitions, Add No. 40 – “Townhouse/Townhome”.
Staff Comment: To allow 30 Townhomes in Area I. The creek located
along the east side of the property has an associated floodplain. Detailed
analysis will be required to determine the actual location of the floodplain
and any resulting impact by the proposed development. On-site mitigation
may be required. The creek will be required to be located within a public
drainage easement.
4) Permitted Uses
Remove “Hotel Residential”
Add “Townhouse/Townhome”
Remove “Public Service Facilities”
Staff Comment: Hotel Residential and Townhouse/Townhome reflect the
request above in 1) and 3). Removing “Public Service Facilities” is in
response to objection from the Planning and Zoning Commission to have
Public Service Facilities as a permitted use in PD-30.
Planning and Zoning Commission Page 21 of 119 Meeting Date: February 6, 2014
5) Modify “Maximum Height” table to allow “retail ready” on the first floor of
mixed use urban residential buildings and to set a maximum height for
Townhouses/Townhomes buildings.
Staff Comment: In addition, in other areas of the PD, it is specified that
retail ready will only be allowed in Buildings B4, B5 and B7.
6) Add “except as otherwise permitted herein” to
D. Design Standards
1. Mixed Use
a. General
ii.
to allow close horizontal adjacency of different uses.
Also Add subsection “iv”
Staff Comment: This is to allow mixed retail and residential uses on the
ground floor of Buildings B4, B5, and B7 in up to 40 retail ready units.
7) Although not reflected in this redline, “Public Safety Facilities” will be
removed from:
D. Design Standards
3. Uses Allowed on Specific Frontages
a.
i. and ii.
8) Add that balconies are not allowed in mixed use buildings fronting Trophy
Club Drive.
E. Non-Residential/Mixed Use Building Design Guidelines
3. Building Locations
e.
Staff Comment: Residential units facing Trophy Club Drive shall not have
balconies.
9) Revise:
E. Non-Residential/Mixed Use Building Design Guidelines
4. Specific Building Requirements
b., and c., and f., and associated illustrations
Staff Comment: This request is to change the requirement of a minimum to
a maximum. The current PD requires that there be a minimum of 40%
windows, storefronts, and entrances on the ground floor façade for non-
residential/mixed use buildings facing Type “A” Drive, State Highway 114
frontage road, Trophy Club Drive, Indian Creek Drive, secondary streets,
and private and mews streets. Approval of this request will change the
requirement of a minimum of 40% windows, storefronts, and entrances on
the ground floor facades to a maximum of 40% windows, storefronts, and
entrances on the ground floor facades of those non-residential/mixed use
buildings facing the above listed streets.
Planning and Zoning Commission Page 22 of 119 Meeting Date: February 6, 2014
10) Revise:
E. Non-Residential/Mixed Use Building Design Guidelines
4. Specific Building Requirements
d.
and F. Urban Residential Guidelines
3. Building Materials
Staff Comment: Allows the use of EIFS rather than stucco
11) Add the use of urban residential on the first floor in Buildings B4, B5 and B7
to “F” Urban Residential Guidelines.
12) Other Revisions to “F” Urban Residential Guidelines:
• Remove Hotel Residential Standards as those units will no longer be
allowed.
• 4. a. Add a statement that allows urban residential in a building fronting
Trophy Club Drive if the urban residential is located above the first floor.
• 4. b. Balconies are not allowed in urban residential fronting Trophy Club
Drive.
• 4. e. Limits urban residential to 250 with up to an additional 40 urban
residential units permitted on the first floors of Buildings B4, B5 and B7
provided those units are retail ready.
• Removes from the PD document the ability to request additional urban
residential by Special Use Permit (SUP).
• 4. f. Defines Phasing. Area A and B shall be simultaneously constructed
and provides for a definition of “commencement of construction” for
clarification of intent.
• 7. Townhome Residential Requirements
Staff Comment: Section 7, A through F establishes standards for
construction of the Townhomes in PD-30. Such as:
• Individually platted lots
• A maximum of 7 units per cluster
• Maximum density of 30 townhomes allowed
• Maximum height - 3 stories
• Minimum square footage of townhomes – 1,400 sq. ft. with 800 sq. ft.
minimum allowed on the second floor.
o First Floor – garage
o Second Floor – 800 sq. ft. minimum
o Third Floor – not to exceed 2nd floor
• Lot size, lot coverage and setbacks
• Design guidelines
• Parking requirements
• Trash containers
Planning and Zoning Commission Page 23 of 119 Meeting Date: February 6, 2014
Additional Staff Comment: 7. a. iv. References detached garages.
Detached garages will not be constructed for the townhomes and this
reference shall be deleted from the PD.
• Any additional redline beyond this point of the document is for formatting
adjustment only
Replace Concept Plan.
Replace Preliminary Site Plan.
SUMMARY
The application requests the above changes to Planned Development No. 30
which include:
• Allow up to 40 retail ready urban residential units on the ground floor of
Buildings B4, B5 and B7. [2, 5, 6, 11]
• Allow 30 townhomes in Area I with associated design standards and setting
height and setback requirements. [3, 4, 12]
• Remove Hotel Residential allowance, and remove ability to request additional
urban residential units by Special Use Permit. [1, 4]
• Revise miscellaneous PD regulations associated with the requested changes
[4, 6, 7, 8, 9, 10]
• New Concept Plan
• New Preliminary Site Plan
If approved, the applicant would be required to submit a final site plan for review
and approval and, at a minimum, the following items would be required for
approval of a final site plan for the entire site:
Water Model Study
Sewer Study
Drainage Study
Engineering Feasibility Study
Traffic Impact Analysis
Tree Survey
PUBLIC HEARING AND PROPERTY OWNER NOTIFICATION: As required by
ordinance, a notice of public hearing is required for an amendment to a PD. This
request was published in the Star-Telegram on Sunday, January 26, 2014 and
the 28 property owners within 200-ft. of the PD-30 property were notified of this
request.
ch
Planning and Zoning Commission Page 24 of 119 Meeting Date: February 6, 2014
EXHIBIT “B”
PLANNED DEVELOPMENT DISTRICT DEVELOPMENT STANDARDS
THE BECK PROPERTY
STATE HIGHWAY 114 AND TROPHY CLUB DRIVE
26.354 ACRES
C. MEDLIN SURVEY ABSTRACT NO. 283
TROPHY CLUB, TEXAS
Planning and Zoning Commission Page 25 of 119 Meeting Date: February 6, 2014
CONTENTS
I. GENERAL
A. Purpose
B. Applicability
C. Concurrent Compliance
D. Definitions
E. Photographs
II. DEVELOPMENT STANDARDS
A. Permitted Uses
B. Site Development
C. Streetscape Standards
D. Design Standards
E. Non-Residential Building Design Guidelines
F. Urban Residential Guidelines
G. Parking Guidelines
H. Signage, Clock Tower and Miscellaneous
I. Lighting
III. PROCEDURES
A. Summary of the Process
B. Concept Plan
C. Preliminary Site Plan
D. Site Plan
E. Façade Elevations
F. Process for Minor Modifications to the Concept Plan, Preliminary Site, Site Plan
and Façade Elevations
IV. EXHIBITS
Exhibit A – Trophy Club Drive Non-Residential Frontages
Exhibit A1 – Parallel Parking/Valet Option – Trophy Club Drive
Exhibit A2 – State Highway 114 and Indian Creek Drive Non Residential Frontages
Exhibit A3 – Parallel Parking/Valet Option – SH 114 and Indian Creek Drive
Exhibit A4 – State Highway 114, Trophy Club Drive Non-Residential Frontages
Exhibit A5 – Trophy Club Drive and Indian Creek Drive Non-Residential Frontages
Exhibit B and B1 – Secondary Street for Non-Residential Frontages
Exhibit C and C1 – Private or Mews Street
Exhibit D – Serviceway
Exhibit E – Visual Orientation
Exhibit F – Bridge Configurations Between Buildings
Exhibit G – Utilities Placement
Exhibit H – Concept Plan
Exhibit I – Preliminary Site Plan
Planning and Zoning Commission Page 26 of 119 Meeting Date: February 6, 2014
I. GENERAL CONDITIONS FOR MIXED-USE ZONING
A. PURPOSE.
PD-30 is intended to be a high quality focal point of the community. This is achieved
by promoting an efficient, homogeneous, compact land use pattern; encouraging
pedestrian activity; reducing the reliance on private automobiles within the district;
promoting a functional and attractive community through the use of urban design
principles; and allowing the developer flexibility in land use and site design.
PD-30 is to be an area with a mixture of moderately intense uses that are developed
over an identifiable core. Buildings are close to and oriented toward the street. There
is a connected street pattern, shared parking, and pedestrian amenities.
B. APPLICABILITY.
This ordinance shall establish site, building, and use standards for development
within the following legally described property (the “Property”):
Being a 26.354 Acre Overall Site in the C. Medlin Survey, Abstract No. 823, Town
of Trophy Club in Denton County, Texas. The Site is bounded to the South by State
Highway 114, to the West by Trophy Club Drive, to the North by Indian Creek Drive
and to the East by Urban Residential Development “Lake Forest Village, Phase III”.
C. CONCURRENT COMPLIANCE.
This ordinance shall apply to all development within the PD-30 boundaries. Except
as otherwise set forth herein, all regulations, development standards and procedures
of the Town shall apply to development within PD-30. The zoning ordinance of the
Town, as amended, shall remain in full force and effect, save and except as amended
by this ordinance. In the event of a conflict between any provision in this ordinance
including, but not limited to, any regulation, development standard or procedure,
with any provision in a Town ordinance or resolution, the provisions in this
Ordinance shall control. For purposes of the development standards set forth in this
ordinance, the entire Property is considered one lot.
D. DEFINITIONS.
In addition to Definitions in Chapter 13, Article II of the Town of Trophy Club
Zoning Ordinance, the following terms shall have the corresponding interpretations
and meanings:
1. “Adult Active Living” shall mean an Urban Residential facility intended
for retirees and senior citizens.
Planning and Zoning Commission Page 27 of 119 Meeting Date: February 6, 2014
2. “Building Design” shall mean the orientation, design and development
elements set forth in the Exhibits, illustrations, and images in this
Ordinance.
3. “Building Line” shall mean the nearest location of a structure measured
from the respective right-of-way, street easement or property line.
4. “Building Line-of-Vision Plane” shall mean a plane by which maximum
height is established taking into consideration line-of-vision from the
Indian Creek Drive and Trophy Club Drive.
5. “Circulation Zone” shall mean the pedestrian maneuvering areas set forth
in the Exhibits.
6. “Concept Plan” shall mean a general plan for development within the
Property that identifies land uses, ingress/egress, and densities for
development.
7. “Encroachment” means any structural or non-structural element such as a
sign, awning, canopy, terrace, or balcony that breaks the plane of a vertical
or horizontal regulatory limit, extending into a Setback, into the Public
R.O.W, or above a height limit.
8. “Façade Elevations” shall mean the elevations of structures to be
constructed on the Property.
9. “Floor Area Ratio” shall mean the ratio of all enclosed building areas
divided by the total area of the Property.
10. “Full Service Restaurant” shall mean a restaurant that provides food
services to patrons who order and are served (i.e. waiter/waitress service)
while seated indoors or outdoors and pay after eating. They may provide
this service in combination with selling alcoholic beverages, providing
takeout services, or presenting live non-theatrical entertainment.
11. “Garden Apartments” shall mean stand-alone, low density, two-story Urban
Residential buildings with the following characteristics: lack of
functionality as a component of (in terms of layout, appearance, etc.), any
larger planned grouping of buildings; low density; lack of pedestrian
circulation, active street-life, or a larger sense of community beyond that of
the individual complex itself; no integrated mixed uses; lack of building
amenities and site enhancements; and contain all surface parking.
12. “Hardscape” shall mean the impervious areas within a development that are
used for streets, drives, sidewalks, walkways, retaining walls, trails, and
other similar features.
Planning and Zoning Commission Page 28 of 119 Meeting Date: February 6, 2014
13. “Hotel (full-service)” shall mean a building with habitable rooms or suites
which are reserved for temporary lodging for guests who rent rooms or
suites on a daily basis, and with:
i. A lobby for public reception and check-in;
ii. A minimum area of 300 square feet in each guest room;
iii. On-site staff required seven (7) days a week, twenty-four (24) hours
per day;
iv. A minimum of five thousand (5,000) square feet of meeting or
conference room space;
v. No fewer than 150 rooms; and
vi. A full service restaurant (exception by SUP).
14. “Hotel Residential” shall mean a residential facility affiliated with a hotel
such that the amenities and services of the hotel are available to the
residents in the hotel residential units.
15.14. “Lot Coverage” shall mean the area of each proposed lot that is
covered by buildings.
16.15. “Maximum Building Setback” shall be the maximum distance
between the front building line and the property line or right-of-way
line along that corresponding building line.
17.16. “Minimum Building Setback” shall be the minimum distance
between the front building line and the property line or right-of-way
line along that corresponding building line.
18.17. “Mews Street”” shall mean a small street, or courtyard constructed
in accordance with Exhibit “C” and “C1”.
19.18. “Mixed Use Building or Structure” shall mean a building or
structure in which at least one of the upper floors of the building has
uses different from the ground floor.
20.19. “Mixed Use Land Use” shall mean a combination of uses
integrated either vertically within structures or horizontally throughout the
Property.
21.20. “Open Space” shall mean areas unobstructed to the sky designated
for the recreational enjoyment and/or natural beauty of the area which
serve as an amenity to the Property including, but not limited to park
areas, creekways, trails, landscape features, hardscape areas, courtyards
and drives incorporated into courtyards. Parking spaces and vehicular
pathways shall not be credited towards open space requirements.
22.21. “Parking Zone” shall mean the areas designated for parking both
on-street and off-street.
Planning and Zoning Commission Page 29 of 119 Meeting Date: February 6, 2014
23.22. “Paseo” shall mean an open space primarily dedicated for
pedestrian movement between blocks or buildings.
24.23. “Preliminary Site Plan” shall mean a preliminary detailed plan
for development within the Property that identifies building location,
parking, general landscaping, and other surface accommodations for the
site.
25.24. “Property” shall mean the tract of land described in Section I.B. herein.
26.25. “Property Owners Association” shall mean an incorporated or
unincorporated association that is designated as the representative of the
owner(s) of property in PD-30 and manages and maintains the common
areas and open spaces of the planned development.
27.26. “Public Access Area” shall mean those areas open to the public
including, but not limited to patios, courts, plazas and other similar areas.
27. “Quick Service Restaurant” shall mean a restaurant that specializes in
providing a full meal in a few minutes. Such meals often consist of a
permutation of hamburger or chicken, french fries, and a soft drink or a
milkshake.
28. “Retail-ready” shall mean space constructed at a minimum interior height
of 14 feet which may be used for nonretail uses, including Urban
Residential. Prior to the issuance of a certificate of occupancy for a retail
use in a “Retail-Ready” space, the space must comply with all building and
construction codes for retail use. The intent of “Retail-Ready” space is to
provide the flexibility of occupying a space in accordance with market
demand and allowing the use in such space to change from retail uses to
Urban Residential or Urban Residential to Retail in accordance with the
market.
28.29. “Secondary Street” shall mean an interior (public or private) street
within the development intended to provide access to development and
for circulation within the property.
29.30. “Service Area” shall mean an area which is used for employee,
delivery, and utility service access between buildings, for vehicle access
for loading and delivery, trash area and trash pick-up, for maintenance
and service vehicle access, and for routing of base building and tenant
utilities.
30.31. “Serviceway” shall be a private drive that provides access to
service areas, loading/unloading areas, and parking.
31.32. “Sign Kiosk” shall mean a kiosk structure that complies with the
provisions of this Ordinance and used only for signage purposes.
32.33. “Site Plan” shall mean a detailed plan for development within the
Planning and Zoning Commission Page 30 of 119 Meeting Date: February 6, 2014
Property that complies with the regulations of this Ordinance
33.34. “Stacked Parking” shall mean parking in which vehicles are
parked immediately in front of, behind, or adjacent to other vehicles
without each vehicle being adjacent to a maneuvering aisle or drive.
Stacked parking is permitted for valet parking only.
34.35. “Street Trees” shall mean trees required to be planted along street
frontages as set forth herein.
35.36. “SUP” shall mean Specific Use Permit as required by the
Town’s ordinances; provided however that the SUP shall have a 45-day
approval timeline from date of official submittal to consideration on a
Town Council agenda (with recommendation by the Planning and
Zoning Commission). Public hearing and property owner notification
shall be required and any expenses related to providing proper
notification shall be paid by the applicant. If the SUP is neither approved
nor denied within the 45 day period, it shall be deemed approved.
36.37. “Supplemental Uses” shall mean uses coincident with primary,
permitted uses including "patio" dining; beer, wine and mixed beverage
consumption; beverage sales, service, and consumption; entry
vestibules; entry stoops; structured canopies; patron waiting; valet stand;
bicycle racks; street furnishings; feature hardscape or landscape; water
features; and/or incidental retail display and sales, or other similar uses
approved by Town Staff.
37.38. “Supplemental Use Zones” shall mean the areas designated for
supplemental uses as described in this Ordinance.
39. “Town Staff” shall mean the Town Manager and/or his designee.
38.40. “Townhouse/Townhome” means a single-family dwelling in a row of
at least three attached units, but no more than 7, whereby each unit has its
own front and rear access to the outside. No unit shall be located over
another unit and each unit shall be separated from other units by one or more
vertical common firewalls.
39.41. “Type ‘A’ Drive” shall mean the drives identified on the Concept
Plan that are the primary pedestrian walking corridors. Buildings along
Type ‘A’ Drives shall be held to the highest standard of pedestrian-oriented
design.
40.42. “Type ‘B’ Drive” shall mean the drives identified on the Concept
Plan that are intended to primarily accommodate access to parking, service,
and other auto-oriented functions.
41.43. “Urban Residential Units” shall include, in addition to the multi-
family definition contained in the Town’s Zoning Code, flats, flats with
mezzanines, two floor units, Adult Active Living and Urban Residential
Planning and Zoning Commission Page 31 of 119 Meeting Date: February 6, 2014
Units grouped together into a single building.
42.44. “Vendor Kiosk” shall mean a small, stand-alone booth used for
marketing purposes and for the sale or rental of goods or products.
E. PHOTOGRAPHS.
All photographs included in this ordinance are for illustrations purposes only of
the features permitted by this planned development district and are not intended
to be representative of exact construction requirements.
II. DEVELOPMENT STANDARDS
A. PERMITTED USES. Within this planned development district the only uses
permitted are the following. Uses not listed in the following schedule, but are
substantially similar, may be permitted upon the approval of the Town Staff, subject
to appeal directly to the Town Council:
1. RESIDENTIAL
• Dwelling, Urban Residential Units [Garden Style Apartments are
prohibited]
• Hotels (full service)
• Hotel Residential
• Adult Active Living
• Townhouse/Townhome
2. RELIGIOUS AND PHILANTHROPIC
• Eleemosynary Institutions (CUP Required)
3. EDUCATIONAL
• Children’s Day Care Center & Kindergarten
• Junior Colleges, Colleges & Universities (limited to 20,000 sq ft or
less)
• Schools, Private Business & Professional
• Schools, Vocational, Technical & Trade
4. COMMUNITY FACILITIES
• Auditorium, Gym
• Heliport/Helipad
• Municipal Admin, Public Service Facilities
• Park, Playground, Playlots, Related Facilities
• Parking Garage
• Privately Owned & Operated Playground
• Public Safety Facilities
• Radio, Television, Microwave, Cellular towers attached to buildings
(if camouflaged so that they are not visible to the public)
• Social, Recreational, Assembly Bldgs
• Tennis, Handball, Racquet Ball Clubs
• Utility Facilities, Office
Planning and Zoning Commission Page 32 of 119 Meeting Date: February 6, 2014
5. PROFESSIONAL AND FINANCIAL INSTITUTIONS
• Accounting Office
• Admin, Executive, Editorial Office
• Architectural, Eng, Planning Office
• Attorney’s Office
• Banks and Financial Institutions
• Hospital
• Insurance Office
• Extended Stay Surgery Center
• Personal/Family Counselor
• Physician and/or Dentist
• Public Secretary
• Barber, Beauty, Styling Shops
• Health, Athletic Shops
• Medical, Dental, Chiropractic, Optometry, etc.
• Real Estate Office
• Travel Bureau or Agency
• Weight Reduction Studio
6. RETAIL
• Antique Shop
• Art Studio
• Art Supply Store
• Arts, Crafts, Hobby Shops
• Bakery Shops
• Bicycle Shop
• Beer, Wine and Liquor Sales (Off-Premise Consumption Only) (SUP
Required)
• Coffee Shop
• Confectionary Shop
• Dairy Food Shop
• Dance Studio
• Dinner theater
• Donut Shop
• Drug Store, Apothecary, Pharmacy
• Dry Cleaners, Pick-up and Drop-off [Dry cleaner plants are
prohibited]
• Duplication and Mailing Service
• Electrical Goods and Fixtures
• Fabric and Knitting Shop
• Florist
• Grocery Store
• Hardware Store (less than 50,000 square feet)
• Household Appliance Store
• Household Furnishings, Fixtures
• Ice Cream Shop
Planning and Zoning Commission Page 33 of 119 Meeting Date: February 6, 2014
• Jewelry, Watch Store
• Liquor Store (SUP Required)
• Music Store
• Tanning Salon
• Performing Arts Center
• Photograph Service & Studio
• Printing, Publishing, Engraving
• Quick Service Restaurant (SUP Required)
• Restaurant
• Restaurant w/Alcoholic Beverage Sales (Appropriate TABC
Required) (SUP Required)
• Sporting Goods Store
• Theater
• Wallpaper, Paint Store
• Wearing Apparel Store
7. RECREATIONAL
• Community Center (Non-Profit)
• Private Health Club
• Swimming Pool (Private Club)
• Swimming Pool, Tennis Court (Non-Profit)
• Tennis Court (Private)
8. MIXED USES: Mixed uses are permitted within the Property.
9. SPECIFIC USE PERMIT REQUIRED FOR CERTAIN RETAIL USES:
Any individual retail use with a ground level floor area in excess of 50,000
square feet shall require a Specific Use Permit.
10. ACCESSORY USES: Any use accessory to any permitted use is permitted
within this planned development district.
11. ANY PERMITTED USE WITH A DRIVE-THRU FACILITY. Standards
in this Ordinance shall apply.
B. SITE DEVELOPMENT.
1. General Requirements.
a. Concept Plan. A concept plan (Exhibit “H”) is incorporated with this
Ordinance.
b. Building Location. Buildings shall generally be located within the
Property as set forth in Exhibits “A”-“D”. The Building Line shall be
measured from the respective right-of-way, street easement or
property line.
c. Preliminary Site Plan - A preliminary site plan (Exhibit “I”) is
incorporated with this Ordinance.
Planning and Zoning Commission Page 34 of 119 Meeting Date: February 6, 2014
d. Maintenance of Open Space and Circulation Zones. The Property
Owners Association shall be responsible for maintaining public
access areas, open space and Circulation Zones within the Property.
e. Street Naming. All streets shall be named, with the exception of
Serviceways.
f. Gated Streets. No streets shall be gated, with the exception of
Serviceways, which can be gated or regulated by means of access
control devices.
g. Paving Materials. Hardscaped areas shall incorporate a variety of
paving materials. Bricks, pavers, stone, stained concrete, or imprinted
concrete may be used as hardscape area paving. The balance of
hardscaped areas shall be concrete (light broom, salt finished,
patterned, integrally colored). Contrasting colored pavers and
concrete and/or truncated dome pavers and stamped concrete shall be
used where required by accessibility requirements at ramps and curb
ramps.
h. Landscaping. Landscaping shall incorporate a variety of
plant types including seasonal color and native low
moisture foliage. Decomposed rock and decorative gravels will be
considered landscaping. Appendix A shall be the planting list for
landscaping within the development.
Planning and Zoning Commission Page 35 of 119 Meeting Date: February 6, 2014
i. Screening Walls/Fences. Screening Walls/Fences shall be
constructed of brick, stone, ornamental metal with evergreen
landscaping, or any other material consistent with that of the adjacent
building or a combination thereof.
j. Supplemental Uses in Public Right-of-ways and Public Easements.
i. Supplemental uses are permitted in the areas designated on
Exhibits “A”-“D”, and “G”.
ii. Supplemental use zones may occur in public right of ways,
public easements or on private property.
iii. Supplemental use areas shall only be used by adjacent tenants.
Supplemental Uses specifically exclude parking and permanent
enclosed structures.
k. Drive Type Designation. The Concept Plan for the Beck Property
Planned Development District shall establish the following drive
types:
i. Type ‘A’ Drives Established – Type ‘A’ Drives are intended to
be the primary pedestrian walking corridors. Streets and
buildings along Type ‘A’ Drives shall be held to the highest
standard of pedestrian-oriented design.
ii. Type ‘B’ Drives Established – Buildings along Type ‘B’ Drives
may be permitted to accommodate some service and vehicular
traffic including surface parking and drive-thrus.
l. Street Paving Enhancements.
i. All street types shall employ areas of enhanced paving for
speed control, to demark pedestrian crosswalks, and/or for
decorative purposes.
ii. Enhanced paving may include speed humps, pavement striping,
pavers, stone cobbles, stamped concrete, integrally colored
concrete.
Planning and Zoning Commission Page 36 of 119 Meeting Date: February 6, 2014
2. Tree Preservation and Open Space:
a. General. The provisions of the Town’s Tree Preservation Ordinance
shall apply except as modified herein.
b. Tree Preservation.
i. A tree preservation plan shall be submitted with a Site Plan.
ii. A tree preservation plan shall:
• Indicate the general location of existing tree canopies on the
property, tree caliper sizes, and tree species;
• Indicate the extent to which existing environmental features are
proposed to be altered to accommodate the proposed
development;
• Locate site plan existing trees to be preserved, if any, adjoining
a natural or man-made drainage creek; and
• Indicate the extent to which removed trees shall be mitigated
through the Town’s tree mitigation regulations.
c. Tree Removal Permit. In addition to the exceptions for a tree
removal permit under Chapter 12, Article VIII, Sec. 8.03.C of the
Planning and Zoning Commission Page 37 of 119 Meeting Date: February 6, 2014
Code of Ordinances of the Town, a tree removal permit shall not be
required for the removal of any tree within the proposed footprint of a
structure or within a drive or street.
d. Tree Replacement Standards. Any protected, specimen, historic or
majestic tree removed for which a tree removal permit is required,
shall be replaced with trees having a total caliper width equivalent to
the total caliper width removed. Tree replacement shall not be
required for any tree within the proposed footprint of a structure or
within a drive or street.
e. Applicability of Street Trees. All proposed street trees along public
and private streets and drives shall count towards the proposed tree
replacement on the property.
f. Credit for Preserved Trees. A caliper-inch per caliper-inch credit
shall be granted against tree replacement requirements for any
protected, specimen, historic or majestic tree preserved within the
Property.
g. Open Space.
i. Open space shall be at least 15% of the Property area.
ii. For purposes of calculating open space, the entire Property is
considered one lot.
iii. The design of open spaces shall meet the following criteria:
• Existing water bodies and creeks shall be preserved in a
natural and contiguous state;
• Pedestrian connectivity shall be provided in the form of
sidewalks, natural walking paths along stream and creek
corridors; and
• A variety of open spaces shall be provided including, but
not limited to, plazas, squares, playgrounds, parks and
environmental preserves.
iv. Open Space may use any combination of hardscape, landscape,
and/or water features provided, however, that parking spaces
and vehicular pathways shall not be credited towards open
space requirements.
v. Public access open areas may include amenities such as seating,
bike racks, art installations, and waste receptacles.
Planning and Zoning Commission Page 38 of 119 Meeting Date: February 6, 2014
Planning and Zoning Commission Page 39 of 119 Meeting Date: February 6, 2014
h. Public Access Area. A maximum of 50% of the required Open Space area may
be satisfied by Public Access Areas. These shall be limited to breezeways,
courtyards with café seating, and pedestrian paseos.
Planning and Zoning Commission Page 40 of 119 Meeting Date: February 6, 2014
i. Sidewalks and Community Bicycle/Pedestrian Trail.
i. Minimum 6’-0” wide sidewalks shall be required along Trophy
Club Drive and Indian Creek Drive. The sidewalk may be
located within the R.O.W or in a landscaped parkway with
street trees in the minimum setback area.
ii. A public access multi-use (bicycle/pedestrian) trail shall be
provided connecting to the nearest point on the Town of Trophy
Club’s bicycle/pedestrian trail system contiguous with
development within the Property. If the Town of Trophy
Club’s bicycle/pedestrian trail system is not contiguous to the
Property, then a connection point is not required.
iii. The multi- use (bicycle/pedestrian) trail may cross streets of all
types, at typical pedestrian crosswalks, as exclusively designed
by the Owner.
iv. The Property Owner shall plan and design the multi-use
(bicycle/pedestrian) trail to be integrated with the internal
pedestrian circulation paths.
v. The minimum width of a multi-use (bicycle/pedestrian) trail
shall be eight (8) feet of hardscape surface.
j. Design of Drive-thru Facilities. The following standards shall apply
to the design of all drive-thru facilities in the development.
i. Drive-thru lanes for commercial uses may have direct access to
interior streets and indirect access to any Type ‘A’ Drive and
the perimeter streets.
ii. Any buildings associated with a drive-thru use shall also have a
pedestrian entrance at a Type ‘A’ Drive.
iii. A minimum of five stacking spaces shall be provided if a
restaurant has one drive-thru serving station. If the restaurant
has two or more serving stations, then a minimum of two
additional stacking spaces shall be provided for the second and
subsequent serving stations.
iv. An escape lane shall be provided parallel to the drive-thru lane
extending from the beginning of the drive-thru lane to the
serving station.
v. For purposes of this planned development district, a “stacking
space” is an area measuring 8 feet by 20 feet with direct
forward access to a serving station. An escape lane shall be an
Planning and Zoning Commission Page 41 of 119 Meeting Date: February 6, 2014
area measuring a minimum of eight feet wide that provides
access around the drive-thru facility. An escape lane may be
part of a circulation aisle.
k. Property Owners Association. Prior to approval of a final plat for the
Property, a property owners association shall be established by the
owner of the Property to ensure compatibility of structures within the
Property and to provide maintenance of all common areas.
3. Setbacks.
a. Required Setbacks. Except as otherwise provided for State Highway
114 Frontage Road and Trophy Club Drive in this section, setbacks
for buildings on the Property shall be provided as set forth on the
following Setback Table:
Location Minimum setback Maximum Setback
Front Setback Along State Highway
114 Frontage Road
15’ 300’
Front Setback Along Trophy Club
Drive
15’ 100’
Indian Creek Drive 15’ 100’
Side and Rear Setbacks 0’ except along the east
boundary line which shall be 50’
None
Clock Tower. None None
b. Encroachments. Encroachments within the required setbacks are
permitted. Encroachments include architectural elements of a
structure including, but not limited to decorative trim, cornice work,
canopies, eaves, balconies, porches, steps, planters, window and door
trim, and other similar features. In no case shall any encroachment be
located over an on-street parking space or travel lane.
c. Lot Coverage, Floor Area, and Heights.
i. Maximum lot coverage. The maximum lot coverage is
100%. Open Space areas shall not be included in the lot
area for purposes of calculating lot coverage.
ii. Maximum floor area ratio. The maximum floor area ratio
(“FAR”) for all uses is 4:1 maximum.
iii. Property considered one lot. For purposes of calculating
FAR, the entire Property is considered one lot.
Planning and Zoning Commission Page 42 of 119 Meeting Date: February 6, 2014
iv. Maximum height. The maximum height for structures
within the Property shall be as set forth in the following
table (the “Maximum Height Table”):
Structure Type Maximum Number
of Stories
Maximum height
of Structure* in
Feet
1. Urban
Residential only
4 60 ft
The maximum building
height for roof peaks
and tower elements is
70’-0” from typical
finish grade to highest
part of construction.
2. Mixed Use
with Urban
Residential or
“Retail-Ready” first
floors
5 70 ft
The maximum building
height for roof peaks
and tower elements is
75’-0” from typical
finish grade to highest
part of construction.
3. Office only 6 90 ft
4. Hotel only 6
8 (SUP Required)**
90 ft
135 ft.
5. Retail/ Commercial
only
2 40 ft
The maximum building
height for roof peaks
and tower elements is
50’ -0” from typical
finish grade to highest
part of construction.
6. Mixed Use with office
or hotel
6 90 ft
7. Townhouses/
Townhomes
3 50 ft
* For purposes of this planned development district, height is the
vertical distance measured from the highest elevation at grade at the
exterior surface of the structure to the highest point of the structure.
**The SUP shall have a 45-day approval timeline from date of official
submittal to consideration on a Town Council agenda (with
recommendation by the Planning and Zoning Commission). Public
hearing and property owner notification shall be required and any
expenses related to providing proper notification shall be paid by the
applicant.
Planning and Zoning Commission Page 43 of 119 Meeting Date: February 6, 2014
v. Minimum height: The minimum height for structures
within the Property is twenty (20) feet in height.
vi. The following standards shall also apply to the height of
buildings on the Property:
1. Residential proximity. The maximum height for structures
within 150’ of residential uses adjacent to the Property shall
be 60’.
2. Maximum Height Based on Building Line-of-Vision from
Indian Creek Drive and Trophy Club Drive:
a. Except as otherwise provided herein, a building greater
than two stories may not project above the Building
Line-of-Vision Plane projecting from Indian Creek
Drive and Trophy Club Drive unless a structure is
constructed between the property line and the building
so as to block the line-of-vision in which event the
building may project above the Building Line-of-Vision
Plane.
b. Buildings two stories or less may project above the
Building Line-of-Vision Plane.
c. The Building Line-of-Vision Plane shall commence six
feet above the property line of the Property along Indian
Creek Drive and Trophy Club Drive and project upward
and inward into the Property at a 25° angle to said six
foot measurement.
d. The Building Line-of-Vision Maximum Height is
depicted below:
Planning and Zoning Commission Page 44 of 119 Meeting Date: February 6, 2014
3. Mezzanines. Mezzanines will not be counted as a floor.
4. Parking. The maximum height for all parking structures
shall be no higher than the highest adjoining building.
5. Rooftop projections. The following structures may project a
maximum of twelve (12) feet above the maximum structure
height specified in the district regulations:
a. Elevator penthouse or bulkhead.
b. Mechanical equipment room.
c. Cooling tower.
d. Ornamental cupola or dome.
e. Skylights.
f. Visual screens shall be provided and shall surround
roof mounted mechanical equipment.
g. Chimney and vent stacks.
h. Parapet wall.
Planning and Zoning Commission Page 45 of 119 Meeting Date: February 6, 2014
C. STREETSCAPE STANDARDS.
1. State Highway 114 Frontage Road, Trophy Club Drive and Indian Creek
Drive with Non-Residential Frontage.
a. General. State Highway 114 Frontage Road, Trophy Club Drive and
Indian Creek Drive shall comply with the Street Standards set forth in
Exhibits “A1”, “A2” and “A3”.
b. Any parking frontage along State Highway 114 and Trophy Club
Drive shall be screened by a 3-foot high Street Screen. Required
Street Screens shall be of either the same building material as the
principal structure on the lot or masonry or a living screen composed
of shrubs planted to be opaque at maturity. Species shall be selected
from the Planting List in Appendix A. The required Street Screen
shall be located at the edge of the R-O-W/property line along the
corresponding frontage.
c. Street Trees.
i. Street trees shall be required on all the above streets.
ii. Street trees shall be planted in the R.O.W or with the street
screen or setback area, but shall be located between the travel
lanes and parking/building.
iii. Spacing shall be an average of 40 feet on center (measured per
block face) along all streets.
iv. Street trees shall be at least three-inch (3”) caliper at the time of
planting.
v. Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall
increase the required tree spacing to an average of one tree per
60’-0” of street frontage.
vi. Street tree species shall be selected from the Planting List in
Appendix A.
d. Parking Zone.
i. Each side of the parking drive shall include (i) a Parking Zone
for use in head-in, 60 degree or 30 degree angled parking, or (ii)
optional parallel or drop-off/valet parking.
ii. Parking spaces shall be 9’-0” wide and 18’-0” deep. A 2’-0”
overhang from vehicles parked in the Parking Zone is allowed
into adjacent Circulation Zone.
Planning and Zoning Commission Page 46 of 119 Meeting Date: February 6, 2014
iii. A landscaped island shall be provided every ninth parking
space, or 81’-0” of frontage, and shall be a minimum 9 feet by
18 feet.
e. Circulation Zone.
i. The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
ii. The Circulation Zone shall have a minimum 4’-0” wide clear
zone dedicated for pedestrian circulation.
iii. Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv. Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four (4) foot wide clear zone is
maintained.
Planning and Zoning Commission Page 47 of 119 Meeting Date: February 6, 2014
v. This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
f. Supplemental Use Zone.
i. The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building).
Planning and Zoning Commission Page 48 of 119 Meeting Date: February 6, 2014
ii. The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in the following
“Modification of Zones” provided a minimum of 4’-0” wide
clear zone is established for pedestrian circulation.
iii. The Supplemental Use Zone is provided for the use of
commercial tenants for accessory “patio” dining, beer, wine and
mixed beverage consumption, beverage sales, service and
consumption, entry vestibules, entry stoops, structured
canopies, patron waiting, feature hardscape or landscape, water
features, incidental display and sales.
iv. Accessory “patio” dining, beer, wine and mixed beverage
consumption, beverage sales, service and consumption, and
patron waiting shall be separated from the Circulation Zone and
any shared public circulation to adjacent buildings by planters
or decorative fencing as designed by the Owner and/or Tenant.
Planning and Zoning Commission Page 49 of 119 Meeting Date: February 6, 2014
v. The hardscape and landscape used in the Supplemental Zone
shall be consistent with the landscape and hardscape used in the
Project. Landscape plants shall be selected from the Planting
List in Appendix A.
vi. The Owner and/or Tenant are responsible for maintenance of
the Supplemental Zone.
2. Modification of Zones.
a. At the Property Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the Circulation
Zones can be rerouted, allowing the Supplemental Use Zone to be
reconfigured where desired for any Tenant’s use. Any revision to the
parking shall meet the required parking count as established by
Ordinance. However, a minimum of 4’-0” wide clear zone shall be
provided for pedestrian circulation.
b. At the Property Owner’s discretion and upon approval of Town Staff,
parking can be redesigned and/or reconfigured so the parking area
may be used for patron drop-off/pick-up and /or valet service.
Planning and Zoning Commission Page 50 of 119 Meeting Date: February 6, 2014
3. Indian Creek Drive with Residential Frontage.
a. General. Indian Creek Drive with Urban Residential Frontage shall
comply with the Street Standards set forth in herein.
b. Street Trees. Street Trees shall be provided along Indian Creek Drive
as follows:
i. Street trees shall be required along Indian Creek Drive.
ii. Street trees shall be planted in the R.O.W or within the setback
area, but shall be located between the travel lanes and building.
iii. Spacing shall be an average of 40 feet on center (measured per
block face) along all streets.
iv. Street trees shall be at least three-inch (3”) caliper at the time of
planting.
v. Street tree species shall be selected from the Planting List in
Appendix A
vi. Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall
increase the required spacing of street trees to an average of
one tree per 60’-0” of frontage.
c. Parking Zone.
i. Each side of the parking drive shall include (i) a Parking Zone
for use in head-in, 60 degree or 30 degree angled parking, or (ii)
optional parallel or drop-off/valet parking.
ii. Parking spaces shall be 9’-0” wide and 18’-0” deep. A 2’-0”
overhang from vehicles parked in the Parking Zone is allowed
into adjacent Circulation Zone.
iii. A landscaped island shall be provided every ninth parking
space, or 81’-0” of frontage, and shall be a minimum 9 feet by
18 feet. One canopy tree (3” min. caliper size at the time of
planting) shall be required within each landscaped island.
Canopy tree species may be selected from the Planting List in
Appendix A.
Planning and Zoning Commission Page 51 of 119 Meeting Date: February 6, 2014
d. Circulation Zone.
i. The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
ii. The Circulation Zone shall have a minimum 4’-0” wide clear
zone dedicated to pedestrian circulation.
iii. Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv. Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four (4) foot wide clear zone is
maintained.
Planning and Zoning Commission Page 52 of 119 Meeting Date: February 6, 2014
v. This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
e. Supplemental Use Zone:
i. The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building).
ii. The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in the following
“Modification of Zones” provided a minimum of 4’-0” wide
clear zone is established for pedestrian circulation.
iii. The Supplemental Use Zone is provided for the use of
commercial tenants for accessory “patio” dining, mixed
beverage, beer and wine beverage service, entry vestibules, entry
stoops, structured canopies, patron waiting, feature hardscape or
landscape, water features, incidental display and sales.
iv. Accessory “patio” dining, mixed beverage, beer and wine
beverage service, and patron waiting shall be separated from the
Circulation Zone and any shared public circulation to adjacent
Planning and Zoning Commission Page 53 of 119 Meeting Date: February 6, 2014
buildings by planters or decorative fencing as designed by the
Owner and/or Tenant.
v. The hardscape and landscape used in the Supplemental Zone
shall be consistent with the landscape and hardscape used in the
Project. Landscape plants shall be selected from the Planting List
in Appendix A.
vi. The Owner and/or Tenant is responsible for maintenance of the
Supplemental Zone.
f. Modification of Zones.
i. At the Property Owner’s discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant’s use.
Any revision to the parking shall meet the required parking count
as established by Ordinance. However, a minimum of 4’-0”
wide clear zone shall be provided for pedestrian circulation.
ii. At the Property Owner’s discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
4. Secondary Street with Non-Residential Frontage.
a. General. Secondary Streets with Non-Residential Frontage shall
comply with Exhibits “B” and “B1”.
b. Parking Frontage. Any parking frontage along any Type A
Drive/Street shall be screened by a 3-foot high Street Screen.
Required Street Screens shall be of either the same building material
as the principal structure on the lot or masonry or a living screen
composed of shrubs planted to be opaque at maturity. Species shall
be selected from the Planting List in Appendix A. The required
Street Screen shall be located to screen the parking lot from the
sidewalk along that frontage.
c. Street Trees. Street Trees shall be provided along these streets as
follows
i. Street trees shall be required along all Secondary streets.
ii. Street trees shall be planted within the Circulation area between
the parking lane and building.
Planning and Zoning Commission Page 54 of 119 Meeting Date: February 6, 2014
iii. Spacing shall be an average of 40 feet on center (measured per
block face) along all streets.
iv. Street trees shall be at least three-inch (3”) caliper at the time of
planting.
v. Street tree species shall be selected from the Planting List in
Appendix A
vi. Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall
increase the required spacing of street trees to one per 100’-0”
of frontage.
d. Parking Zone.
i. Parking in this Parking Zone is limited to 90-degree or 30-
degree “head-in” parking spaces and parallel parking.
ii. Ninety-degree and 30-degree head-in parking spaces shall be
9’-0” wide and 18’-0” deep. A 2’-0” overhang from vehicles
parked in the Parking Zone is allowed into the adjacent
Circulation Zone.
iii. Parallel parking spaces shall be a minimum of 7’0” wide and
18’0” deep.
iv. A landscaped island shall be provided every ninth parking
space, or every (a) 81’-0” of frontage for “head-in” parking, or
(b) 100’0” for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e. Circulation Zone.
i. The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
ii. The Circulation Zone is dedicated to allowing pedestrian
circulation and shall be a minimum of 6’-0” wide with a 4’-0”
wide clear pedestrian zone.
iii. Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv. Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Planning and Zoning Commission Page 55 of 119 Meeting Date: February 6, 2014
Zone provided the required four (4) foot wide clear zone is
maintained.
v. This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
vi. Doors for adjacent buildings cannot swing into this zone.
f. Supplemental Use Zone.
i. The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building) as set forth in Exhibits “B” and “B1”.
ii. The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following “Modification of Zones”.
iii. The Supplemental Use Zone is provided for (a) the use of
ground floor commercial tenants for accessory “patio” dining,
mixed beverage, beer and wine beverage service, entry
vestibules, entry stoops, structured canopies, patron waiting,
feature hardscape or landscape, water features, incidental
display and sales, or (b) the use of ground floor residential for
hardscape or landscape.
iv. If used at ground floor residential uses, the resulting hardscaped
and/or landscaped yards shall be separated from the Circulation
Zone and any shared public circulation to adjacent buildings by
planters (at sidewalk level or raised) or decorative fencing as
designed by the Owner or Tenant.
v. The Owner and/or Tenant shall be responsible for maintenance
of the Supplemental Zone.
g. Modification of Zones.
i. At the Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant’s
use. Any revision to the parking shall meet the required parking
count as established by Ordinance.
ii. At the Property Owner’s discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so the
parking area may be used for temporary patron drop-off/pick-up
and /or valet service.
Planning and Zoning Commission Page 56 of 119 Meeting Date: February 6, 2014
iii. Use of parallel spaces to create supplemental use areas will
follow similar requirements as stipulated above.
5. Secondary Street with Residential Frontage.
a. General. Secondary Streets with Residential Frontage shall comply
with the standards set forth herein.
b. Parking Frontage. Any parking frontage along any Type A
Drive/Street shall be screened by a 3-foot high Street Screen.
Required Street Screens shall be of either the same building material
as the principal structure on the lot or masonry or a living screen
composed of shrubs planted to be opaque at maturity. Species shall
be selected from the Planting List in Appendix A. The required
Street Screen shall be located to screen the parking lot from the
sidewalk along that frontage.
c. Street Trees.
i. Street Trees shall be provided along these streets as follows:
a) If parking is provided immediately adjacent to the street,
one (1) Street Tree shall be provided for every eight (8)
contiguous parking spaces or fraction thereof.
b) If no parking is provided immediately adjacent to the street,
two Street Trees shall be provided for every 81’ 0” of
frontage.
c) If parallel parking is provided immediately adjacent to the
street, one Street Tree shall be provided for every 60’ 0” of
frontage.
d) For purposes of this Section, parking is not immediately
adjacent to the street if a drive aisle is located between the
street and parking.
e) Street Trees provided within a row of parking spaces shall
be located and centered in the Parking Zone landscaped
islands.
ii. Street trees shall be at least three-inch (3”) caliper at the time of
planting.
iii. Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall reduce
Planning and Zoning Commission Page 57 of 119 Meeting Date: February 6, 2014
the required spacing of landscaping islands to one per ten (10)
contiguous parking spaces, or one tree per 100’-0” of frontage.
d. Parking Zone.
i. Parking in this Parking Zone is limited to 90-degree or 30-
degree “head-in” parking spaces and parallel parking.
ii. Ninety-degree and 30-degree head-in parking spaces shall be
9’-0” wide and 18’-0” deep. A 2’-0” overhang from vehicles
parked in the Parking Zone is allowed into the adjacent
Circulation Zone.
iii. Parallel parking spaces shall be a minimum of 7’0” wide and
18’0” deep.
iv. A landscaped island shall be provided every ninth parking
space, or every (a) 81’-0” of frontage for “head-in” parking, or
(b) 100’0” for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e. Circulation Zone.
i. The Circulation Zone shall be located adjacent to the Parking
Zone and parallel to the frontage.
ii. The Circulation Zone is dedicated to allowing pedestrian
circulation.
iii. Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv. Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four (4) foot wide clear zone is
maintained.
v. This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
vi. Doors for adjacent buildings cannot swing into this zone.
vii. The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following “Modification of Zones”.
Planning and Zoning Commission Page 58 of 119 Meeting Date: February 6, 2014
f. Modification of Zones.
i. At the Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted. Any revision to the parking
shall meet the required parking count as established by
Ordinance.
ii. At the Property Owner’s discretion and upon approval of Town
Staff, parking can be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
iii. Use of parallel spaces to create supplemental use areas will
follow similar requirements as stipulated above.
6. Private Street or Mews Street with Frontage of Any Uses.
a. General. Private Street or Mews Street with Frontage of Any Uses
shall comply with the standards set forth in Exhibits “C” and “C1”.
b. Private Streets or Mews Streets provide public access by public right-
of-way or public easement.
c. Street Trees. Street Trees shall be provided along these streets as
follows:
i. If parking is provided immediately adjacent to the street, one (1)
Street Tree shall be provided for every eight (8) contiguous
parking spaces or fraction thereof.
ii. If no parking is provided immediately adjacent to the street, one
Street Tree shall be provided for every 81’ 0” of frontage.
iii. If parallel parking is provided immediately adjacent to the street,
one Street Tree shall be provided for every 60’ 0” of frontage.
iv. For purposes of this Section, parking is not immediately adjacent
to the street if a drive aisle is located between the street and
parking.
v. Street Trees provided within a row of parking spaces shall be
located and centered in the Parking Zone landscaped islands.
vi. Street trees shall be at least three-inch (3”) caliper at the time of
planting.
Planning and Zoning Commission Page 59 of 119 Meeting Date: February 6, 2014
d. Parking Zone.
i. Parking in this Parking Zone is limited to 90-degree or 30-
degree “head-in” parking spaces and parallel parking.
ii. Ninety-degree and 30-degree head-in parking spaces shall be
9’-0” wide and 18’-0” deep. A 2’-0” overhang from vehicles
parked in the Parking Zone is allowed into the adjacent
Circulation Zone.
iii. Parallel parking spaces shall be a minimum of 7’0” wide and
18’0” deep.
iv. A landscape island shall be provided every ninth parking
space, or every (a) 81’-0” of frontage for “head-in” parking, or
(b) 100’0” for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e. Circulation Zone.
i. This zone shall be located immediately adjacent to the Parking
Zone and parallel to the frontage.
ii. This zone is dedicated to allowing clear, unobstructed
pedestrian circulation.
iii. Ramps and/or steps and railings required to mitigate changes in
grade can be placed in this zone.
iv. This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
v. Doors for adjacent buildings cannot swing into this zone.
vi. The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following “Modification of Zones”.
vii. Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four foot (4’) wide clear zone is
maintained.
Planning and Zoning Commission Page 60 of 119 Meeting Date: February 6, 2014
f. Supplemental Use Zone.
i. This Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building) as set forth in Exhibits “B” and “B1”.
ii. The Supplemental Use Zone is provided for (a) the use of
ground floor commercial tenants for accessory “patio” dining,
beer and wine beverage service, entry vestibules, entry stoops,
structured canopies, patron waiting, feature hardscape or
landscape, water features, incidental display and sales, or (b) the
use of ground floor residential for hardscape or landscape.
iii. If used at ground floor residential uses, the resulting hardscaped
and/or landscaped yards shall be separated from the Circulation
Zone and any shared public circulation to adjacent buildings by
planters (at sidewalk level or raised) or decorative fencing as
designed by the Owner or Tenant.
iv. The Owner and/or Tenant shall be responsible for maintenance
of the Supplemental Zone.
g. Modification of Zones.
i. At the Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant’s
use. Any revision to the parking shall meet the required parking
count as established by Ordinance.
ii. At the Property Owner’s discretion and upon approval of Town
Staff, parking can be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
iii. Use of parallel spaces to create supplemental use areas will
follow similar requirements as stipulated above.
7. Serviceways.
a. General.
i. Serviceways shall comply with the standards set forth in Exhibit
“D”. Serviceways shall be considered as Type ‘B’ Drives for
the purposes of this Ordinance.
Planning and Zoning Commission Page 61 of 119 Meeting Date: February 6, 2014
ii. Serviceways will be on the Owner’s property and shall be used
for pedestrian circulation between buildings on the same lot, for
vehicle access to loading and trash areas, for maintenance and
service vehicle access, and for routing of base building and
tenant utilities.
iii. Serviceways may be within physical separations and setbacks as
required by building codes between uses and buildings.
iv. Private utilities, grease interceptors, vaults, fire mains and other
similar features may be located in the Serviceways.
v. Serviceways which are identified by the Fire Department for
possible use shall meet Fire Department requirements.
vi. Ground level pedestrian circulation and upper level connective
bridges between buildings may cross the Serviceways.
vii. Service Areas shall not be visible from Indian Creek, Trophy
Club Drive and SH 114.
Planning and Zoning Commission Page 62 of 119 Meeting Date: February 6, 2014
b. Base Building and Tenant Utilities.
i. Base building and tenant utilities may be routed under
serviceways whenever possible.
ii. Base building and tenant utility related equipment, taps, meters,
distribution, and similar equipment exposed to view shall be
grouped in an ordered fashion on building walls abutting the
serviceways.
D. DESIGN STANDARDS.
1. Mixed Use.
a. General. The following standards shall apply to all Type ‘A’ Drive
facades and the SH 114 Frontage Road, and Trophy Club Drive
facades.
i. Combinations of uses permitted on the Property may be
incorporated either vertically within structures or horizontally
throughout the Property. Residential uses shall not be allowed
on the ground floor except as otherwise provided herein.
Mixed-use provisions are intended to address the standards and
recommendations for the horizontal adjacency and the vertical
mixing of varying uses.
Planning and Zoning Commission Page 63 of 119 Meeting Date: February 6, 2014
ii. Close horizontal adjacency of different uses is permitted for
ground floor adjacencies for commercial and office uses.
Residential and Commercial occupancies may be located on the
same floor of the same Building, but residential uses shall not
be located on the ground floor, except as otherwise permitted
herein.
iii. Close vertical adjacency of different uses is permitted for
ground floor commercial and/or office uses with second floor
office and/or Urban Residential uses above, and second floor
office and/or Urban Residential uses with possible third floor
Urban Residential uses.
iv. Urban Residential is permitted on the first floor in Buildings B4,
B5, and B7, as shown on the Preliminary Site Plan, provided the
first floor in such buildings is Retail Ready.
2. Visual Orientation and Entrance Location for Mixed-Use Development.
a. Ground floor commercial, retail, and office uses in a mixed-use
development shall be visually oriented toward and have their primary
entrance oriented toward the street or private drive frontage.
Planning and Zoning Commission Page 64 of 119 Meeting Date: February 6, 2014
b. Upper floor office and Urban Residential uses may use ground floor
lobbies placed toward the middle or rear of buildings. These lobbies
shall be clearly visible and easily accessed from the street frontages
via public access open areas, public circulation paths between the
street frontage and structured parking internal to the block, or similar
public access patios, courts, or plazas.
c. Rear facades of buildings facing Trophy Club Drive and Indian Creek
Drive shall have a similar level of design and articulation as the front
facades of the same respective buildings.
Planning and Zoning Commission Page 65 of 119 Meeting Date: February 6, 2014
d. Visual orientation and entrance location for Mixed-Use Development
as set forth in this section shall generally comply with Exhibit “E”.
3. Uses Allowed on Specific Frontages.
a. Buildings fronting on Indian Creek Drive shall be designed to
accommodate the following:
i. Ground floor retail, office, commercial, Public Safety Facilities
and
ii. Second floor and above Urban Residential, office uses, or Public
Safety Facilities.
E. NON-RESIDENTIAL/MIXED USE BUILDING DESIGN GUIDELINES.
1. General. The following standards shall apply to all Type ‘A’ Drive
facades and the SH 114 Frontage Road, and Trophy Club Drive Facades.
a. Building design provisions are intended to address the physical
appearance of buildings within the subject area and establish certain
common design treatments, thus supporting individual buildings
relatedness to adjacent buildings.
b. Building design provisions include building’s location relative to
street rights-of-way and easements, building materials, general
requirements for glazing, shading, and encroachment, building height,
screening of equipment, loading, trash, and utilities, exterior lighting,
and the vehicular and pedestrian circulation within blocks and
between buildings, within the same block to one another, and public
pedestrian and vehicular circulation.
c. Visual orientation and entrance location for buildings shall generally
comply with the General Requirements for Mixed Use set forth in
Section II of this Ordinance.
2. Structured Parking Garages.
a. Structured parking garages shall comply with the requirements listed
below.
b. The facades of parking garages that are visible from Trophy Club
Drive, Indian Creek Drive, or from the east boundary line must be of
a similar color as the adjacent building. Screening of internal parking
garages is not required.
3. Building Locations.
a. For each façade of a building facing a street, 25% of the ground floor
Planning and Zoning Commission Page 66 of 119 Meeting Date: February 6, 2014
face shall be constructed within 6’0” maximum of the Building Line
and 50% shall be constructed within 12’0” of the Building Line. The
balance of the ground floor face is unrestricted in its proximity to the
Building Line. Area of the building face satisfying these proximity
requirements need not be continuous and can be divided per the
building designer’s discretion. These proximity requirements are set
forth in Exhibits “A”, “A1”, “A2”, “A3”, “B”, “B1”, “C” and “C1”.
b. Where setbacks from the property line are stipulated in this section,
the setback line shall be understood as the Building Line.
c. Building Façades shall have a change in plane of not less than 5’-0”
every 200’-0” of frontage or of not less than 2’-0” every 100’-0” of
frontage at the building designer’s discretion. The change in plane
shall continue at least 10’-0” before the Façade returns to its previous
position.
Planning and Zoning Commission Page 67 of 119 Meeting Date: February 6, 2014
d. Structured canopies may encroach into Supplemental Use Zones.
e. Balconies (not allowed in buildings fronting Trophy Club Drive)
projecting from the building face, framed canopies, awnings, bay
windows, decorative projections, moldings, cornices, trim, and
signage may project 6’-0” into public rights-of-way and
easements.
f. Ground floor arcades (covered walkway) with air-conditioned,
enclosed space at the second floor shall be considered as meeting the
requirements for percent of building within 6’-0” or 12’-0” of rights-
of-way and easements.
g. The requirements for percent of building within 6’-0” or 12’-0” of
right-of-ways and easements shall not apply to structures that have
building elements on facades above the second floor
4. Specific Building Requirements:
a. The ground floor shall be defined as the first occupied floor occurring
at the typical street frontage, finished sidewalk level, up to the bottom
of the second floor. Mezzanines as defined by the building code may
be allowed, but do not constitute second floors.
b. Unless otherwise dictated by applicable codes and ordinances, nNon-
residential and non-parking buildings shall have a minimum of
40% of the ground floor façade, up to 10’-0” above the typical street
frontage finished sidewalk level, comprised of windows, storefronts,
and/or entrances. This standard shall only apply to all Type ‘A’
Drive facades and the SH 114 Frontage Road, and Trophy Club Drive
facades.
Planning and Zoning Commission Page 68 of 119 Meeting Date: February 6, 2014
c. Unless otherwise dictated by applicable codes and ordinances, Nnon-
residential and non-parking buildings fronting State Highway 114
Frontage Road and Trophy Club Drive, within 400 feet of State
Highway 114 frontage road, shall have a minimum of 30% and a
maximum of 40% of their ground floor façade, up to 10’-0”
above the typical street frontage finished sidewalk level,
comprised of windows, storefronts, and/or entrances.
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d. Materials and finishes used for windows, storefronts, entrances, and
entrance vestibules shall be at the discretion of the Property Owner
and/or Tenants as long as a minimum of 85% of Type ‘A’ Drive
facades are finished in masonry (brick, stone, exterior insulating
finishing system stucco using the 3 step process, cast stone, or glass
block).
e. Variation in the size, shape, and detailing of upper floor windows is
permitted.
f. Unless otherwise dictated by applicable codes and ordinances, fFor
each building frontage on Indian Creek Drive, secondary streets,
and private and mews streets, a minimum of 30% and a
maximum of 40% of their ground floor façade, up to 10’-0”
above the typical street frontage finished sidewalk level, comprised
on windows, storefronts, and/or entrances.
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g. EIFS, traditional, synthetic or modified plaster on concrete
tilt-up panel or over sheathing is an acceptable wall surface
for wall areas and/or façades on Type ‘B’ Streets only. On
Type ‘A’ Drives, EIFS may be used for moldings, trim, and
decorative items only.
h. Roofs may be flat-roofs sloped for drainage. Parapets shall be
3’-6” minimum higher than the adjacent roof.
i. Roof top equipment shall be screened from view from a person
standing at any area of the adjoining Circulation Zone of the
respective building, and the top of the equipment shall not be
higher than the top of the parapet.
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5. Loading and Trash Zones.
a. Each Non-Residential building shall have one loading zone
10’-0” x 25’-0” and one dumpster/compactor location 10’-0”
x 25’-0”. This requirement does not apply to Urban
Residential, parking, or public access open areas. A grouping
of structures may be designated by the Owner or developer to
allow one dumpster/compactor location to accommodate said
grouping of structures.
b. The loading and trash zones may be grouped at a single building or
may be dispersed on the lot at multiple buildings. Loading and trash
may be hand-trucked within the block as required.
c. The loading and trash zones shall not be open to view from Highway
114 frontage road, Trophy Club Drive, or Indian Creek. They may
open onto Secondary Streets, Private Streets, or Mews Streets, but in
all instances the loading and trash zones shall be fully screened with
walls finished to match or complement adjacent buildings and gates.
d. The loading and trash zones may be located in buildings, structured
parking garages, and any Serviceways.
Planning and Zoning Commission Page 72 of 119 Meeting Date: February 6, 2014
F. URBAN RESIDENTIAL GUIDELINES:
1. General:
a. Urban Residential design provisions are intended to address the
physical appearance of buildings within the subject area and
establish location relative to street right-of-ways and easements,
building materials, general requirements for glazing, shading, and
encroachment, building height, screening of equipment, loading,
trash, and utilities, exterior lighting, and unit densities.
b. Visual orientation and entrance location for residential buildings shall
comply with the General Requirements for Mixed Use set forth in
Section II of this Ordinance.
c. Urban Residential Units may not be located on the ground floor
of a building except as follows:
i. Urban Residential Units may be located on the ground
floor of a building facing the creek on the east side of the
Property;
ii. Urban Residential is permitted on the first floor in Buildings
B4, B5 and B7, as shown on the Preliminary Site Plan,
provided the first floor is Retail Ready.
i.iii. Adult Active Living units may be located on the ground
floor of the east side of the Property; other locations shall
require a SUP.
d. No minimum Open Space per residential unit shall be required.
2. Building Location:
a. Building Façades shall have a change in plane of not less than 5’-0”
every 200’-0” of Façade. The change in plane shall continue at
least 10’-0” before Façade returns to its previous position.
b. Balconies projecting from the typical building face, framed canopies,
awnings, bay windows, decorative projections, moldings, cornices,
trim, and signage may project 6’-0” maximum into public right-
of-ways and public easements.
3. Building Materials: A minimum of 85% of the front facades of residential
buildings and residential building facades along Type ‘A’ street or
open space shall be finished in masonry (brick, stone, stucco using the
3 step process exterior insulating finishing system, cast stone, or glass
block).
Planning and Zoning Commission Page 73 of 119 Meeting Date: February 6, 2014
4. Hotel Residential Standards:
a. Maximum number of Hotel Residential Units: 20
b. Minimum floor area of Hotel Residential Units: 800 sf
c. Utilities and other similar services may be provided by the hotel use
with which the hotel residential use is associated.
5.4. Urban Residential Specific Requirements:
a. Urban Residential buildings may front on Indian Creek Drive or
on a pedestrian paseo/open space, but shall not front on State
Highway 114 or Trophy Club Drive unless located above the first
floor of a Mixed-Use building fronting on Trophy Club Drive.
b. Urban Residential buildings fronting on Trophy Club Drive shall not
have balconies.
b.c. Urban Residential minimum floor areas are as follows:
i. Efficiency unit –600 sf minimum
ii. One bedroom unit – 800 sf minimum
iii. Two or more bedroom units – 1,000 sf minimum. for a two (2)
bedroom unit, for each additional bedroom unit beyond two
(2), add 200 sf per bedroom
c.d. Urban Residential maximum lot coverage is 100%.
d.e. Urban Residential density: two hundred fifty (250) units; up to an
additional 40 urban residential units are permitted on the first floors of
Buildings B4, B5, and B7_ provided such additional units are Retail
Ready.
e. Urban Residential maximum density: three hundred fifty (350) units
with Specific Use Permit (SUP) required. The SUP shall have a 45-
day approval timeline from date of official submittal to
consideration on a Town Council agenda (with recommendation by
the Planning and Zoning Commission). Public hearing and property
owner notification shall be required and any expenses related to
providing proper notification shall be paid by the applicant.
f. Phasing: Area A and Area B shall be simultaneously constructed;
however, a Certificate of Occupancy shall not be issued for a building
in Area B prior to commencement of construction in Area A.
Commencement of construction shall mean that building permits have
been issued, grading and site preparation have commenced and 33.3%
Planning and Zoning Commission Page 74 of 119 Meeting Date: February 6, 2014
of the square footage of all pads within Area A have been
constructed.
i.
ii. Urban Residential Units for subsequent phases shall be
permitted on a 1:1.5, Urban Residential Units-to-
nonresidential floor area ratio, whereby one Urban
Residential Unit is equal to 1,000 sf of nonresidential
floor area.
iii. The ratio of Urban Residential Units-to-nonresidential
floor area for the maximum allowable number of
Urban Residential Units shall be no more than 1:1 (i.e.
the ratio cannot be 1:.8) provided, however, any ratio
may be used in the final phase of Urban Residential Units
for the allowable 250 units while still maintaining the
minimum 1:1 ratio.
iv. For illustration purposes only, in Phase 1, the
development of 100,000 sf of nonresidential uses would
allow the construction of 150 Urban Residential Units.
In Phase 2, the development of 150,000 sf of additional
nonresidential uses would allow the construction of an
additional 100 Urban Residential Units for a combined
total of 250 Urban Residential Units in Phases 1 and 2 in
the aggregate. In Phase 3, the development of 150,000 sf
of additional nonresidential uses would allow the
construction of an additional 100 Urban Residential Units
for a combined total of 250 Urban Residential Units in
Phases 1, 2 and 3 in the aggregate.
g. For every street frontage, Urban Residential shall be located and
designed such that 25% of the façade is located 6’20’-0” from the
edge of the sidewalk, public right-of-way or easement and an
additional 50% of the Façade is located 12’-0” from the edge of
the sidewalk, public right-of-way or easement.
7)
Townhome Residential Requirements:
a) Townhome Residential General:
i. Townhome Residential shall be single family residential units
on individually platted lots.
ii. The lots (and the dwelling unit primary pedestrian entry) must
front on a public street, vehicle access drives, pedestrian
circulation areas, or public landscaped areas.
iii. Townhome Residential garages shall be oriented to public
streets or vehicle access drives.
iv. Accessory buildings other than detached garages shall not be
allowed on lots.
Planning and Zoning Commission Page 75 of 119 Meeting Date: February 6, 2014
v. Townhome Residential lots shall be clustered into a
maximum of 7 units per cluster separated by pedestrian
circulation areas (minimum 15 feet in width) or vehicle
access drives (minimum of 35 feet in width - 25 foot drive
with 5 foot sidewalks both sides). Clustering must meet all
building/fire code requirements.
vi. Where Townhome Residential lots are clustered, individual
dwelling units shall abut one another, but must contain code
compliant fire separation walls as required by the Town
building and fire codes, centered on the common lot lines.
vii. Each Townhome Residential lot shall be served individually
by water, sewer, electric, gas, and other typical utilities.
viii. Areas for recreational, open space, and service may be platted
into one or more lots.
b) Townhome Residential maximum density: the maximum number of
Townhome/Townhouse units is 30 units.
c) Townhome Residential minimum floor areas are as follows:
i. Ground floor – 800 sf minimum inclusive of garage parking
and covered breezeways and vestibules associated with
Townhome Residential pedestrian entry/exit.
ii. Second floor – 800 sf minimum.
iii. Third floor – not to exceed second floor.
iv. Townhome Residential shall not exceed 3 stories.
v. Townhome Residential minimum total floor area – 1,400 sf.
d) Townhome Residential lot size and lot coverage:
i. Minimum lot size per dwelling shall be 1200 sf.
ii. Minimum lot width per dwelling shall be 20 feet.
iii. Minimum lot depth per dwelling shall be 60 feet.
iv. Minimum lot coverage per dwelling shall be 60%.
v. Maximum lot coverage shall be 80%.
e) Townhome Residential Setbacks:
i. Front setback
1) Front setback shall be 10 feet, dedicated to
landscaping, hardscaping, and/or driveways.
2) Decorative building elements, canopies, eaves,
covered breezeways and vestibules associated with
Townhome Residential pedestrian entry/exit,
balconies, and bay windows may project up to 6 feet
into this setback.
Planning and Zoning Commission Page 76 of 119 Meeting Date: February 6, 2014
3) No off-street parking or ancillary buildings will be
allowed within this setback.
ii. Side setback
1) Where Townhome Residential units abut adjacent
Townhome Residential units and a code compliant fire
separation wall is provided, there shall be no required
side setback.
2) Where Townhome Residential units abut public
streets, vehicle access drives, or pedestrian circulation
areas, a 10 foot set back shall be required dedicated to
landscaping and hardscaping. Decorative building
elements may project up to 5 feet into this setback
except where limited by building/fire code
requirements.
3) No off-street parking or ancillary buildings will be
allowed within this setback.
iii. Rear setback
1) The minimum rear setback shall be 5 feet.
2) No decorative building elements, eaves, covered
breezeways and vestibules associated with Townhome
Residential pedestrian entry/exit, balconies, and bay
windows may project past the lot line.
f) Townhome Residential Design Guidelines:
i. A minimum of 85% of the front and rear façade of
Townhome Residential shall be finished in masonry (brick,
stone, stucco using the 3 step process, cast stone, or glass
block).
ii. A minimum of 85% of the side façade of Townhome
Residential where abutting public streets, vehicle access
drives, or pedestrian circulation areas shall be finished in
masonry (brick, stone, stucco using the 3 step process, cast
stone, or glass block) other than as required by building/fire
codes.
iii. Exterior insulating finish system (EIFS) can be used at or
above the second floor for decorative trim, moldings, etc..
g) Townhome Residential Parking Requirements:
i. Each Townhome Residential dwelling unit shall be provided
two off-street parking spaces located within an enclosed
ground floor garage and/or an abutting driveway.
Planning and Zoning Commission Page 77 of 119 Meeting Date: February 6, 2014
ii. Double garages (side-by-side parking) or single garages
(front-to-back stacked parking) are allowed for any dwelling
unit.
iii. Garages must be sized to accommodate full size vehicles such
that parked vehicles do not project past the limits of the
garage.
iv. Townhome Residential garages shall be oriented to public
streets or vehicle access drives.
v. Each Townhome Residential unit requires one-half (0.5)
guest parking space. The total of guest parking required for
clustered Townhome Residential may be accommodated in
nearby public street parking or in designated off-street
parking areas dispersed throughout the Townhome
Residential development.
h) Townhome Residential Trash:
i. Each dwelling unit shall individually house trash in an area
not visible from adjacent units or from public drives and
protected from weather and pests.
ii. Each dwelling unit shall be allowed to place trash containers
in a designated area adjacent to the unit’s garage on
designated trash collection days.
Planning and Zoning Commission Page 78 of 119 Meeting Date: February 6, 2014
f.h. Structured parking garages may be used for required parking for
Urban Residential uses.
Planning and Zoning Commission Page 79 of 119 Meeting Date: February 6, 2014
(i)i. Roof top equipment shall be screened from view from a person
standing at the sidewalk abutting and the top of the equipment
shall not be higher than the top of the parapet.
6.5. Loading & Trash Zones for Residential:
a. Loading zones are not required for Urban Residential buildings.
b. Either one (1) dumpster location, measuring 10’-0” x 10’-0”,
shall be provided for each Urban Residential building or one (1)
compactor location shall be provided for each grouping of six (6)
Urban Residential buildings. They shall be accessed and located
along serviceways or alleys along the backs of the Urban
Residential buildings.
G. PARKING GUIDELINES:
1. Street Parking:
a. Street parking within 300’-0” of a proposed use shall be counted
toward satisfying the parking requirements for such use.
b. Street parking shall not be assigned or reserved other than as
required for accessible parking.
c. Street parking may be deleted where the Property Owner is
providing a valet drop-off/pick-up lane.
d. Parking is permitted between the façade of a building fronting on
Indian Creek Drive and the right-of-way for Indian Creek Drive.
Formatted: Bullets and Numbering
Planning and Zoning Commission Page 80 of 119 Meeting Date: February 6, 2014
2. Surface Parking. Surface parking lots within the development that
accommodate 75 or more cars within one contiguous area shall only be
permitted with a Special Site Plan (SSP) approval by Town Staff.
Applications for an SSP for a Surface Parking lot shall include a phasing
plan for development on the site that would be in compliance with the
standards in this Ordinance. A Surface Parking lot may be converted into
a building site with Site Plan approval at any time.
3. Garaged Parking:
a. Garaged parking within 300’-0” of an associated non-residential
use shall be counted toward satisfying the parking requirements
for that use. Garaged parking is considered to be shared equally
by all associated non- residential uses.
b. Garaged parking within 300’-0” of an assigned Urban
Residential unit shall be counted toward satisfying the parking
requirements for that Urban Residential unit.
c. Above-ground parking garages may be open parking structures
and shall have minimum 3-ft. exterior masonry screening walls
on all levels. Structured parking garages with open ground floor
frontages shall have minimum 3-ft. high landscape screening on
the ground floor. Post tensioning cable design shall be
prohibited on exterior facing walls, but may be used on interior
walls.
Planning and Zoning Commission Page 81 of 119 Meeting Date: February 6, 2014
d. Below grade parking garages may be used for required parking of
Urban Residential buildings.
e. Disposition of Parking within Garages:
i. Within structured garage parking, individual parking spaces
or groups of parking spaces may be reserved, assigned, and
designated for the use of specific tenants, for the use of
Urban Residential parking, for short term parking, or for
employee parking.
f. Location of Garages Relative to Streets:
i. Structured parking garages may have frontages and
vehicular access to all streets.
ii. Where structured parking garages have ground floor
frontages, decorative building components, low walls, or
landscaping approximately 3’-0” high shall be provided as
a headlight screen on the ground floor. Solid enclosed walls
of structures facing Type “A” streets, shall have exterior
masonry walls on the ground floor. All other floors shall
have exterior masonry walls, 3’-0” in height for headlight
screening.
Planning and Zoning Commission Page 82 of 119 Meeting Date: February 6, 2014
iii. Parking spaces shall be allowed at sloped garage floors or
decks per the Property Owner’s discretion.
iv. The facades of parking garages that are visible from
Trophy Club Drive, Indian Creek Drive, or from the east
boundary line must be of a similar color as the adjacent
building. Screening of internal parking garages is not
required.
v. The elevated levels of structured parking garages may
utilize bridges to provide direct pedestrian circulation
from garage levels to Non-Residential and Residential uses
as set forth in Exhibits “E” and “F”.
Planning and Zoning Commission Page 83 of 119 Meeting Date: February 6, 2014
4. Parking Ratios:
a. Parking calculations shall be based on enclosed air-conditioned
areas only. Non-Residential use areas included in Supplemental
Use Zones, exterior waiting, dining, beverage service, vestibules,
public seating in Public Access Open Areas, and structured
parking garages shall not be included in parking calculations.
b. Required Parking Ratios by Use.
i. Retail/Restaurant/Office – 1 parking space per 275 sf of
gross floor area
ii. Urban Residential – one (1) parking space per efficiency
unit and one (1) parking space per bedroom
iii. Hotel – 1 parking space per guest room plus 1 parking
space per 275 sf of gross meeting/convention floor area
iv. All other uses – 1 space per 300 sf of gross floor area.
c. Shared parking study: The applicant/property owner may submit a
request to the Town Staff for approval of a maximum of 25%
reduction of required parking based on an assessment of parking
demand by uses proposed at any time. Town Staff will evaluate
the proposal based on a parking study of any proposed
development, specific demand for the uses proposed, any
proposed parking management and/or valet parking.
5. Stacked Parking: Stacked parking is permitted within the Property
subject to compliance with the following standards:
a. Stacked Parking shall only be permitted in conjunction with a valet
parking plan.
b. Each parking space in stacked parking shall be at least 8 feet wide
by 18 feet long.
c. An area reserved for stacking spaces may not double as a
circulation driveway or maneuvering area.
Planning and Zoning Commission Page 84 of 119 Meeting Date: February 6, 2014
6. Valet Parking: Valet parking is permitted within the Property. The
following standards shall apply:
a. A valet parking plan shall be required and submitted to the Town
Staff for review and approval.
b. A valet parking plan shall require the following information:
i. A plan of the proposed pick up/drop off area,
ii. The number of spaces required.
iii. A plan of the proposed area to be used for parking including
where stacked parking is to be used;
H. SIGNAGE, CLOCK TOWER AND MISCELLANEOUS:
1) Signage:
All signs shall comply with the Town’s sign regulations except as those
regulations are modified herein. In addition to signs permitted by the Town’s
Zoning Ordinance, the following additional signs and/or revised sign definitions
and standards are permissible:
(a) General: for purposes of signage, the entire Property is considered one lot.
(b) Monument signs
i Monument signs, for the sole purpose of identifying the
development only (not tenants) (see picture to the left below) may
be located anywhere on the private property side of property lines
without setback restrictions, except for vehicular vision triangles
as set forth by the Town of Trophy Club’s Ordinances.
ii Monument signs may be lighted internally or externally and shall
comply with all applicable Town ordinances.
iii Maximum number of monument signs: 5.
iv Maximum height of monument signs along Trophy Club Drive
and Indian Creek Drive: 10’ with a Maximum effective area of
200 square feet per side.
Planning and Zoning Commission Page 85 of 119 Meeting Date: February 6, 2014
(c) Freestanding development identification signs (as shown in the picture to
the right above) – by Specific Use Permit (SUP)
i. Number of signs, location, size, and lighting shall be determined
by the SUP.
(d) Direction Signs
i. Direction signs are to direct the public to various locations within
the development such as (but not limited to) retail, office, Urban
Residential, hotel, parking lots and structured parking garages.
ii. Direction signs may be freestanding, post mounted, wall
mounted, projecting or flat mounted.
iii. Where mounted to a vertical support the directional sign size shall
not exceed 50 sf and not exceed 5’-0” in width.
Planning and Zoning Commission Page 86 of 119 Meeting Date: February 6, 2014
(e) Banners
i. Banners may be mounted to a vertical support, building,
structured parking garage, street light pole, or may span an
internal street of the PD property.
ii. Banners may display artwork, photos, and/or text that pertains to
the development district, special events, activities, exhibits,
holidays, or civic events.
iii. Maximum area: 50 square feet per side.
iv. Banner design is at the sole discretion of the Property Owner.
Planning and Zoning Commission Page 87 of 119 Meeting Date: February 6, 2014
(f) Directory Map
i. Directory maps shall identify the location of streets, tenants,
amenities, service, and features within the development.
ii. The directory map may be freestanding, post mounted, wall
mounted, kiosk mounted, projecting or flat mounted.
iii. The directory map shall not exceed 50 sf in size.
(g) Architectural Roof Signs
i. An architectural sign is a sign which may extend above or on top
of the roof top or highest point of a building roof line.
ii. Architectural Roof Signs are prohibited on frontages along
Trophy Club Drive and Indian Creek Drive.
iii. Architectural roof signs shall not exceed 150 sf, or exceed 9’-0”
in height. They shall be limited to two per building/roof.
Planning and Zoning Commission Page 88 of 119 Meeting Date: February 6, 2014
(h) Signage at Sloped Roofs
i. Tenant signage may be allowed at sloped roofs and/or parapets to
meet signage requirements of the Tenant based upon the building
Façade design.
ii. Signage shall be installed at the lower leading edge of a sloping
roof, canopy, or parapet and not extending above the top edge of
the sloping roof material.
iii. Roof signage shall not exceed one-third of the height of the
sloping roof as seen in true elevation.
(i) Projecting Blade and Hanging Signs
i. Projecting blade and hanging signs shall be allowed within the
limits of the development for the use by Tenants and Property
Owner.
Planning and Zoning Commission Page 89 of 119 Meeting Date: February 6, 2014
ii. Projecting blade and hanging signs may project a maximum of 6’-
0” into the public right-of-way or public easement, into any
Supplemental Zone, or from the face of any building. Projecting
blade signs and hanging signs are to be mounted such that their
lowest edge is at least 8’-0” above the typical finished sidewalk,
or the minimum height to meet ADA regulation.
iii. Projecting blade and hanging signs shall not exceed 50 sf.
(j) Murals
i. Murals are permitted upon approval of Town Staff.
ii. Murals may be painted or attached to the exterior building walls
of any structure.
iii. Murals may incorporate artwork, photos, and/or text that pertains
to the development district, special events, activities, exhibits,
holidays, or civic events by means easily understood by a general
audience.
Planning and Zoning Commission Page 90 of 119 Meeting Date: February 6, 2014
(k) Wall Signs
i. Only one sign and one logo shall be permitted per tenant per street
(public and private) frontage.
ii. The smallest rectangle encompassing all the letters may not exceed
30 inches in height, nor 40 feet in length nor 75% of the length of
the frontage of the demised premises.
iii. Businesses located on a corner may be permitted one sign on each
frontage.
iv. Signage shall be located on the wall surface above the storefront
windows and above the storefront awnings or canopies.
Planning and Zoning Commission Page 91 of 119 Meeting Date: February 6, 2014
v. Logos or Business marks, measured separately, may not exceed 30
SF, and may be located on the façade wall or on the business
awning over the primary entry.
(l) Sign Kiosks
i. Freestanding kiosk structures, permanent or temporary, may be
placed within public right-of-ways and/or public easements, with
the exception of vehicle vision triangles.
Planning and Zoning Commission Page 92 of 119 Meeting Date: February 6, 2014
ii. Kiosks are limited in height to 15’-0”.
iii. The total allowed signage for each kiosk in public right-of-ways
and/or public easements is 40 sf. The allowed gross vertical (not
roof) surface area for each kiosk in public right-of-ways and/or
public easements is 80 sf.
iv. The total allowed signage for each kiosk within the lot limits is 60
sf. The allowed gross vertical (not roof) surface area for each kiosk
in public right-of-ways and/or public easements is 120 sf.
v. Kiosks may incorporate directional signage, directory maps, public
service announcements, artwork, photos, and/or text that pertains
to the development district, special events, activities, exhibits,
holidays, or civic events.
vi. Kiosks may incorporate lighting and ambient audio.
vii. Kiosks installed within the lot limits are not limited in number and
may display commercial content.
2) Seasonal decorations. Seasonal decorations are permitted within the Property and
may be attached to building elevations. Decorative tree lighting is allowed year
round.
3) Existing Clock Tower. The existing clock tower, as shown on the Concept Plan,
shall remain in its current location within the Property. A new Clock Tower, of
similar size and scale of the existing Clock Tower, shall be allowed to replace the
existing Clock Tower.
4) Vendor Kiosks. Vendor kiosks are permitted on the Property subject to the
following requirements:
a. Vender kiosks are intended for pedestrian (“walk-up”) customers only.
b. During hours of operation, merchandise display and customer waiting may
extend beyond the kiosk enclosure.
c. Kiosks are to be located in or immediately adjacent to pedestrian areas with
the express intent of providing inviting and convenient casual shopping and
service opportunities suitable for an active pedestrian urban environment.
d. Merchandise display and patron waiting areas may be covered by awnings or
canopies. Merchandise display and customer waiting area may extend beyond
the kiosk enclosure in all directions (this area is to be vacated during non-
operating hours).
Planning and Zoning Commission Page 93 of 119 Meeting Date: February 6, 2014
e. During non-business hours the kiosk and all merchandise is to be fully
secured.
f. Food preparation and sales must meet applicable health ordinances.
g. Deliveries to kiosks are to be made during designated times coordinated by
the Town Manager’s Designee.
h. Kiosk may not exceed 15 feet in height exclusive of architectural and
decorative features.
i. Kiosks may not exceed 400 sq. ft in floor area.
j. Awnings or canopies, fixed or retractable, may extend in all directions beyond
the kiosk enclosure itself with specific extent to be determined on a case-by-
case basis by the Development Management.
k. Kiosk construction must meet all applicable municipal building and life safety
codes and shall be secure after business hours.
l. Kiosks may have electrical, gas, water, cable TV/data, and/or telephone
service. All utility services are to be routed underground (no overhead
wiring/cabling is allowed).
m. Permanent signage pertinent to the primary business of the kiosk tenant may
be mounted on the kiosk itself.
5) Environmental standards. Development and uses within the Property shall
comply with all Town environmental standards including, but not limited to glare,
noise, vibration, and odors.
6) Utility Placement and Routing:
(a) Utility Services shall be defined as electrical service and distribution,
telecommunications, data and cabling, electrical service for street lighting,
signal cabling and wiring, proprietary cabling, natural gas service, water,
sanitary sewer & storm sewer.
(b) Overhead utility lines are prohibited within the limits of the development.
(c) All utility lines within the limits of the development shall be placed
underground from the provider connection into each serviced building and
in general conformance with the location set forth in Exhibit “G”.
(d) Major provider electrical distribution, natural gas distribution, and water
utilities shall be routed below drive paving within public right-of-ways
and/or public easements.
Planning and Zoning Commission Page 94 of 119 Meeting Date: February 6, 2014
(e) Private utilities shall be routed through Serviceways and similar
Circulation Zones and physical building separations internal to each block.
Individual taps, meters, disconnects, and distribution should be located in
these same areas, grouped in a purposeful and planned manner, easily
accessed for reading and service, but visually screened into alcoves,
fenced enclosures, or similar areas.
(I) LIGHTING.
1) Exterior lighting shall be architecturally integrated with the building’s style, material,
and color.
2) Lighting intensities shall be controlled to ensure that excessive light spillage and glare
are not directed toward neighboring areas and motorists.
3) Pedestrian level lighting of building entrance-ways shall be provided.
4) Illuminations of portions of buildings, direct or indirect, may be used for safety or
aesthetic results.
5) Lighting shall not exceed zero foot candles at property line
III. PROCEDURES:
A) Summary of the Process:
1) PD Standards. Development of the Property shall comply with the standards set
forth in this Ordinance and with all other Town regulations not otherwise in
conflict with these planned development regulations.
2) Concept Plan. Development of the Property shall generally comply with the
Concept Plan attached hereto, including all modifications as authorized and
approved by this Ordinance.
Planning and Zoning Commission Page 95 of 119 Meeting Date: February 6, 2014
3) Preliminary Site Plan. Development of the Property shall generally comply with
the Preliminary Site Plan attached as Exhibit “I” The Preliminary Site Plan is
subject to change with staff approval after design charette process. Town Staff
shall approve a modified Preliminary Site Plan if it complies with the standards
set forth in the planned development district.
4) Site Plan and Façade Plans. Applicant shall submit a Site Plan and Façade
plans for each phase of development to Town Staff for approval. Development of
the Property shall comply with the Site Plan and Façade plans approved by the
Staff as set forth herein.
5) Phasing. Each phase of development shall comply with steps 3 and 4 of this
Section III. A.
B) Concept Plan.
a) Information to be provided on the Concept Plan shall comply with the standards set
forth in this Ordinance and all other applicable Town Ordinances and shall include:
i. the general location for proposed land uses;
ii. delineation of all undeveloped open areas except for required yards,
landscaped areas, areas unobstructed to the sky, and open recreation
facilities such as tennis courts and swimming pools;
iii. indication of maximum heights for all structures in feet and stories;
iv. location of all proposed screening between the site and adjacent property;
v. location of minimum building setbacks along the site boundaries, on
dedicated streets;
vi. approximate location of major access points and rights-of-way to be
dedicated to the Town; and
vii. indication of each phase of development if separate phases are proposed.
b) There shall be no expiration date for an approved Concept Plan.
C) Modified Preliminary Site Plan.
1) A request for a modified Preliminary Site Plan shall be submitted and may be
approved by Town Staff as set forth herein.
2) Modified Preliminary Site Plans shall contain the following information:
(a) Delineation of the Property;
(b) Proposed public rights-of-way;
Planning and Zoning Commission Page 96 of 119 Meeting Date: February 6, 2014
(c) Proposed uses;
(d) General building footprints, and locations of vehicle and pedestrian
ingress and egress;
(e) Total number of dwelling units proposed;
(f) General location of parking;
(g) General location of parks and open space with the general locations of
existing tree clusters; and,
3) Process:
(a) The Applicant shall submit the Modified Preliminary Site Plan and
general façade standards to the Town Staff.
(b) The Town Staff shall review the documents. If Town Staff determines
that the Modified Preliminary Site Plan complies with the Concept Plan
and the provisions of this planned development district, Town Staff shall
approve the Modified Preliminary Site Plan. If the Modified Preliminary
Site Plan does not comply with this Ordinance, Town Staff shall specify
the deficiencies.
(c) Town Staff shall return one copy of the Modified Preliminary Site Plan
to the Applicant with review comments which indicate the
noncompliance from this Ordinance or any non-compliance with
prevailing standards of health, safety, welfare, or infrastructure standards
of the Town.
(d) Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements, Town Staff shall approve the Modified
Preliminary Site Plan or repeat the notice of noncompliance set forth
above.
(e) The Applicant may appeal any Town Staff decision to the Planning and
Zoning Commission which shall review the Modified Preliminary Site
Plan and make a recommendation of approval to the Town Council if the
Commission determines that the Modified Preliminary Site Plan
conforms to the Concept Plan and the provisions of this planned
development district. The Town Council shall review the Modified
Preliminary Site Plan and the recommendation of the Commission, and
upon making a determination that the Modified Preliminary Site Plan
conforms to the Concept Plan and the provisions of this planned
development district Town Council shall approve the Modified
Preliminary Site Plan. No public hearing or landowner notification shall
be required for the appeal process authorized by this subsection.
(f) There shall be no expiration date for an approved Modified Preliminary
Site Plan.
Planning and Zoning Commission Page 97 of 119 Meeting Date: February 6, 2014
D) Site Plan:
1) Prior to the issuance of a building permit application for a building to be
constructed on the Property, a Site Plan shall be approved as set forth herein.
2) Site Plans shall contain the following information:
(a) Metes and Bounds of Site Plan area;
(b) Proposed Lot lines;
(c) Proposed Public Rights-of-way with curbing, sidewalk, street tree
locations and parking space indicated. The drawing shall also show the
location of existing or proposed traffic signals, location of existing or
proposed median cuts, acceleration/deceleration lanes, and turn lanes
with traffic control signage and a description of special paver treatment
if proposed.
(d) Proposed uses.
(e) Building footprints, gross area in square feet per floor and cumulative
area of all floors, number of floors above and below grade, and
proposed uses for each floor, and all locations of vehicle and pedestrian
ingress and egress to all proposed blocks and buildings and parking
areas.
(f) Total number of dwelling units proposed and the square footage of each
of the proposed dwelling units.
(g) Parking: On-street parking shown with parking counts, surface parking
shown with parking counts, garage parking shown with parking counts.
Parking Counts shall be shown by block and in total and the parking
demand shall be shown by block and in total. For purposes of
calculating parking, the entire property shall be considered one lot.
(h) Parks, Open Space and trails shall be shown with calculation of areas to
confirm compliance with these regulations. Landscape plans are not
required, but the Site Plan shall show the approximate number of
proposed trees to be planted and general locations of existing tree
clusters, providing average size and number and indication of species.
(i) Proposed and existing grading in 1’0” contour lines.
(j) Dumpster locations and proposed screening devices.
(k) Location, size and lighting of Project Identification Sign(s), Monument
Sign(s), Kiosks in public ROW’s, or other major feature readily visible
from viewpoints off-site.
3) Process:
(a) The Applicant shall submit the required number of copies of the Site Plan
to the Town Staff.
Planning and Zoning Commission Page 98 of 119 Meeting Date: February 6, 2014
(b) Town Staff shall review the documents to determine if they comply with
the Concept Plan, Preliminary Site Plan and the provisions of this
planned development district. If Town Staff determines that the Site Plan
complies with the Concept Plan, Preliminary Site Plan and the provisions
of this planned development district, Town Staff shall approve the Site
Plan. If Town Staff determines that the Site Plan does not comply with
this Ordinance, Town Staff shall specify the deficiencies.
(c) Town Staff shall return one copy of the Site Plan to the Applicant with
review comments which indicate the noncompliance from this Ordinance
or any non-compliance with prevailing standards of health, safety,
welfare, or infrastructure standards of the Town.
(d) Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements, Town Staff shall approve the Site Plan or
repeat the notice of noncompliance set forth above.
(e) The Applicant may appeal any Town Staff decision to the Planning and
Zoning Commission which shall review the Site Plan and make a
recommendation of approval to the Town Council if the Commission
determines that the Site Plan conforms to the Concept Plan, Preliminary
Site Plan, and the provisions of this planned development district. The
Town Council shall review the Site Plan and the recommendation of the
Commission, and upon making a determination that the Site Plan
conforms to the Concept Plan, Preliminary Site Plan and the provisions
of this planned development district, Town Council shall approve the
Site Plan. No public hearing or landowner notification shall be required
for the appeal process authorized in this subsection.
(f) There shall be no expiration date for an approved Modified Preliminary
Site Plan.
E) Facade Elevations:
1) Development of the Property shall comply with Façade Elevations which
substantially comply with the standards set forth herein and with all other Town
regulations not otherwise in conflict with these planned development regulations.
Façade Elevations are required to be submitted by an owner, developer or
subdivider and reviewed and approved by the Town Staff prior to the issuance of
a building permit. Façade Elevations may be submitted individually for separate
buildings rather than for all structures to be constructed on the Property.
2) Submittal requirements for Façade Elevations shall include:
(a) Data block including project name, legal description (Town, county,
state, survey and abstract, subdivision, lot and block, existing and
proposed zoning, overlay districts), gross acreage, drawing title, drawing
Planning and Zoning Commission Page 99 of 119 Meeting Date: February 6, 2014
scale, preparation/revision and submission dates, contact information
(name, address, phone, and email) of the property owner, architect,
engineer, surveyor, and landscape architect.
(b) Elevations of every side of every building shown on the Site Plan,
drawn at a scale sufficient to depict building detail. Small scale drawings
may be supplemented with large scale portions of the building façade.
(c) Location plan keying the drawings of the elevations to their location
within the site plan and the extent of the proposed façade on each
building.
(d) Identification and tabulation of ground floor areas relative to residential
or non-residential uses.
(e) Identification and area tabulation of material finishes, including areas of
glass, masonry, and EIFS. Tabulation does not include sloping roof
surfaces.
(f) Windows, window and door jamb, sill and head dimensions, balconies,
balcony rail details, finishes, and parapets.
(g) Roof in elevation or plan, as appropriate, with slopes and material
identifications.
(h) Identification and dimension of floor levels.
(i) Vertical property lines through buildings where applicable.
3) Process:
(a) The Façade Elevation submittal shall be reviewed by Town Staff for
compliance to design requirements cited in this Ordinance.
(b) Town Staff shall review the submittal and respond whether the Facade
Elevations meet the standards set forth by this Ordinance or shall specify
the deficiencies. Should Town Staff determine that the submittal
complies with this Ordinance's requirements, Town Staff shall approve
the Facade Elevations, the submittal shall be so noted "Approved", with
copies retained by Town Staff for Town records, and one (1) copy
returned each to the Property Owner and Designer. Once the Facade
Elevations has been reviewed and approved, then the Applicant may
apply for a building permit.
(c) Should Town Staff identify items that are not compliant, one copy of the
Façade Elevations shall be returned to the Property Owner with review
comments which indicate the noncompliance from this Ordinance or any
non-compliance with prevailing codes or Ordinances.
(d) Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements, Town Staff shall approve the Facade
Planning and Zoning Commission Page 100 of 119 Meeting Date: February 6, 2014
Elevations, the re-submittal shall be so noted "Approved", with copies
retained by Town Staff for Town records, and one (1) copy returned each
to the Property Owner and Applicant’s Designer.
(e) The Applicant may appeal any decision of Town Staff to the Planning
and Zoning Commission. The Planning and Zoning Commission shall
review and make a recommendation of approval to the Town Council if
the Commission determines that the Facade Elevations conform to the
Site Plan and the provisions of this planned development district. The
Town Council shall review the Façade Elevations and the
recommendation of the Commission, and upon making a determination
that, the Facade Elevations conform to the Site Plan and the provisions
of this planned development district, the Council shall approve the
Façade Elevations.
(f) Once the Site Plan and Facade Elevations have been approved,
Construction Documents and Specifications may be reviewed for
building permit in accordance with the Town's Building Code.
(g) There shall be no expiration date for an approved Facade Elevation,
other than the specified expiration periods that apply to all Preliminary
Plats and Final Plats.
F) Process for Minor Modifications to the Concept Plan, Preliminary Site Plan, Site Plan
or Facade Elevations:
1) Minor modifications to the Concept Plan, Preliminary Site Plan, Site Plan or
Façade Elevations including, but not limited to components, colors, locations,
extent, number, size, area, and detailing, may be approved administratively by
Town Staff, provided, however that Town Staff may not approve any one or more
of the following :
(a) A requested land use that is not expressly allowed under this planned
development district;
(b) A proposed modification that increases maximum densities permitted
under this planned development;
(c) A proposed modification that increases maximum heights permitted
under this planned development; and/or,
(d) A proposed modification that changes required parking count except as
otherwise specifically provided for in this ordinance.
2) Changes to accommodate the requirements of a Tenant may be considered a minor
modification provided the changes comply with this Ordinance and all applicable
codes and Ordinances.
3) Minor modifications as described above shall be incorporated into the construction
documents prepared for building permits, and considered to comply with the
approved Site Plan and Facade Elevations reviews and approvals.
Planning and Zoning Commission Page 101 of 119 Meeting Date: February 6, 2014
4) The Applicant may appeal any decision of the Town Staff to the Planning and
Zoning Commission. The Planning and Zoning Commission shall review and make
a recommendation of approval to the Town Council if the Commission determines
that the proposed modification satisfies the standards set forth in this ordinance.
The Town Council shall approve the proposed modification if the Council
determines that the modification satisfies the standards set forth in this ordinance.
Planning and Zoning Commission Page 102 of 119 Meeting Date: February 6, 2014
9980566v.29980566v.2
Planning and Zoning Commission Page 103 of 119 Meeting Date: February 6, 2014
Planning and Zoning Commission Page 104 of 119 Meeting Date: February 6, 2014
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SejAsset Management&Investment Co
C/O 7 Eleven, Inc.
1722 Routh St., #1000,One Arts Plaza
Dallas, TX 75201-2504
Jonathan Weiss
3 Spyglass Ct.
Trophy Club, TX 76262-5569
Daniel & Lori McGiboney
50 Cypress Ct.
Roanoke, TX 76262-5571
Russell W Holley
Trs Of Cyrus & Shirley C Holley 1991 Irrev Trst
692 Garden Court
Southlake, TX 76092-3502
David L & Debra L Rogerson
1 Spyglass Ct.
Trophy Club, TX 76262-5569
Ron & Julia Morgan
2 Brook Hollow Lane
Trophy Club, TX 76262-5500
Texas National Bank
3205 E. State Highway 114
Southlake, TX 76092-9174
Timothy & Ann Carne
4 Brook Hollow Lane
Trophy Club, TX 76262-5500
St2 Tc Building Lp
Attention: Scott Trickey
1123 Wade Hampton St.
Benbrook, TX 76126-3519
Beck Properties Dev I Lp
6211 Raintree Ct.
Dallas, TX 75254-8602
Joseph Spiewak
6 Brook Hollow Lane
Trophy Club, TX 76262-5500
Fellowship United Methodist Church
101 Trophy Club Dr.
Trophy Club, TX 76262-5418
Bradley Haubrich
48 Cypress Ct.
Roanoke, TX 76262-5571
Larry & Catherine Mundy
8 Brook Hollow Lane
Roanoke, TX 76262-5500
Raymond & Janice Ward
2 Michelle Ct.
Trophy Club, TX 76262-5403
Russell Bradshaw
10 Brook Hollow Lane
Trophy Club, TX 76262-5500
Michael & Dana Gilliland
1 Michelle Ct.
Roanoke, TX 76262-5403
Dendy Family Living Trust
46 Cypress Ct.
Roanoke, TX 76262-5571
Porfirio Garcia
12 Brook Hollow Lane
Trophy Club, TX 76262-5500
Diane M. Michal
7 Michelle Ct.
Trophy Club, TX 76262-5403
Robert & Ruth Tiffany
44 Cypress Ct.
Roanoke, TX 76262-5571
Robert A Ii Allsup
14 Brook Hollow Lane
Roanoke, TX 76262-5500
Richard & Linda Gray
11 Jennifer Ct.
Trophy Club, TX 76262-5402
Thomas & Eris Scott
54 Cypress Ct.
Roanoke, TX 76262-5571
Lorraine H. Lombard Trust
11 Brook Hollow Lane
Roanoke, TX 76262-5502
Deborah & William Thomas
5 Spyglass Ct.
Roanoke, TX 76262-5569
Deborah & William Grivas
52 Cypress Ct.
Trophy Club, TX 76262-5571
Town of Westlake
Attention: Tom Brymer
3 Village Cir, Suite #202
Westlake, TX 76262
Planning and Zoning Commission Page 106 of 119 Meeting Date: February 6, 2014
PLANNING AND ZONING COMMISSION MEETING
JANUARY 16, 2014
PUBLIC HEARING REQUESTS TO SPEAK:
1. Jim Parrow: 8 Brookfield Ct.
2. Larry Hoover: 1118 Berkshire Ct.
3. Pete Reincke: 3 Colonial Ct.
4. Peggy Sweeney: 51 Meadowbrook Ln.
5. Ralph Reed: 19 Hanna Ct.
6. Michelle Reed: 3 Greenhill Trl.
7. Nick Sanders: 7 Hayes Ct.
8. Sandra Sheridan: 1 Hillcrest Ct.
9. Susan Edstrom: 269 Oak Hill Ln.
10. Mike Buck: 2401 Lilyfield Dr.
11. Colleene Raymundo: 42 Cypress Ct.
12. Mike Lewis: 2550 Kensington Ln.
Jim Parrow: Good evening. My name is Jim Parrow. I live at 8 Brookfield Court here in
Trophy Club. First of all I would like to say we have received some very good
presentations this evening for Frisco, for Grapevine, and for Atlanta. The fact of the
matter is this is Trophy Club. We don’t have the infrastructure that those communities
have. And so my concern is if we add another 100 residential units above the 250 that
have been approved that is going to put an additional strain on the police, the fire, and
the educational resources available to our existing residents. There will also be a loss
of sales tax revenue if we put residential where retail is supposed to have been. So, I
am opposed to adding 100 additional units. I also see adding a municipal office as
more of a carrot to dangle in front of the city council to get their approval to concede to
the additional 100 residential units. As you may recall, the original P&Z unanimously
rejected PD-30. The Council that was sitting at that time chose to ignore the P&Z as
they did the more than 2,000 residents who signed a petition in opposition to PD-30 as
written. We all want development on that corner. We all want increased revenues from
that location. The more retail and the more commercial that goes in that location the
more revenues we will generate and the better we as citizens will be. I also noticed
there was a change from stucco to EIFS and I have to wonder why that was made. As
a residential real estate broker, we have had numerous residential properties that have
EIFS that have caused numerous problems. And I don’t know that EIFS has been so
developed, since I am not a builder, that we can avoid the problems that EIFS has
presented in the residential market. The townhome issue, I would make sure that we
know what those townhomes will look like, what they’ll be priced at, and if they’re going
to be reasonable and appropriate for this community, and will they attract townhome
purchasers. The last thing I would like to say, Mr. Beck during his presentation seemed
to affirm, based on what his banks told him, that putting residential over retail is a kind
of iffy proposition and yet he is proposing doing exactly that. So that seemed to be
somewhat contradictory. And with that I will turn it over to someone else. Thank you.
Planning and Zoning Commission Page 107 of 119 Meeting Date: February 6, 2014
Larry Hoover: I am Larry Hoover, 1118 Berkshire Court. First off, I would like the
Planning & Zoning Board to understand that the Council I was on at the time did not
ignore your decision, nor did the Council ignore the petition. We used it as leverage
successfully to reduce the request of the apartments from 1000 to 250 phased in two
pieces of 125 units each. I’m not here to say one thing or another about the
amendments. I would encourage you as an appointed board, who doesn’t have to sit
up here as an elected board subject to the political machinations of this town, that you
make the decision that is best for this town long term. Long term, this town needs a
vibrant center to stay alive. A hotel will give you the opportunity to make Trophy Club a
destination in conjunction with the golf course, where a hotel could possibly offer
packages that would include golf with the room. Deloitte has requested in the past to
Mr. Beck that the hotel be built. They currently outsource 400 rooms a week that they
can’t fill in their own facility. They would help fill up this place. There is also a big
market of young single people working over there at Deloitte and Fidelity who are
making over $90,000 a year that would fill up these apartments. I’ve heard some
people complain about the retail over at 925 Main Street in Grapevine. The average
income of a resident in 925 Main Street is $160,000 a year. Also we had the
superintendent state last year that there would be no overloading of our school district.
We are growing so fast and we have so much capacity that this school district does not
even request that people from outside the district pay a transfer fee. If you live in
Grapevine you can come to Northwest for free. So, please do what’s right long term.
Thank you.
Chairman Senelly: If you happen to be a public official and you speak tonight please let
us know that. Thank you.
Pete Reincke: Pete Reincke. 3 Colonial Court. I don’t know if I’m a public official or
not. I do sit on at least one committee. I don’t think that qualifies. I’m certainly not
elected. I’m having a little trouble. 1. I’m concerned about the additional apartments,
but this retail-ready concept -- I would like to understand more about is there restrictions
about how long it would be before you would open those up to apartments and what
experience you guys have with actually turning the apartments back into retail space.
What’s the probability of that, once it is apartments how often does it turn into
something else? Also we talked about finishes and the different requirements. it looked
real nice. Is there anything inside the PD that calls out specific requirements of those
apartments in a level of finish that we can rely on so it will attract the right kind of folks in
whatever apartments we are subject to? The town homes I thought was a really nice
change from the multi-family that was there. Same questions that the other raised
about how they are platted and is it appropriate for the town. That’s all I’ve got. Thank
you.
Peggy Sweeney: Peggy Sweeney. 51 Meadowbrook Lane. I am sure probably all or
most of us remember when the first proposal came forth. The developer was asking for
a whole lot more apartments than he got. And I see this latest proposal as trying to
creep up the number of apartments back up. Based on his comments that the
developers say their or the financiers or whoever say that there is not going to be
Planning and Zoning Commission Page 108 of 119 Meeting Date: February 6, 2014
enough foot traffic with the existing number of 250 for the apartments. Now, if my math
is correct, the difference between 250 and 350 is 100. Nice round number. Now as
previously mentioned where probably… they are aiming for occupants of these
apartments to be the young professionals over at Deloitte or single airline pilots as the
developer mentioned previously, umm, so that means that 100 extra apartments would
basically roughly, if I get my arithmetic wrong forgive me, that’s 100 extra people. I
don’t see 100 extra people making or breaking our retail development that sits on 114
with gridlock every night at 5:00 p.m. That gridlock at 5:00 p.m. is either going to make
or break the financing on this sucker. Not those extra 100 people living in those
apartments. And to finish I will repeat a comment that someone else did mention
because it is very important to me. Thank you Mr. Reed. I see the Town Hall as a
carrot there’s nothing in there about a commitment to actually do anything. And frankly
I’d bet a fair amount of money that no way on earth is he going to give up any revenue
producing acreage to give the city the property to do a town hall. It’s not going to make
him one red cent and he’s not going to do it. Thank you.
Chairman Senelly: Again, you may cover a little ground if you wish, but don’t waste
your 3 minutes on someone else’s comments. If you’ve got something to say then we
want to hear it. We don’t want you to just be repeating things. Also, we pride ourselves
here in Trophy Club in being civil to each other and we want to maintain that. Thank
you. Next.
Ralph Reed: Thank you. I’m Ralph Reed. I live at 19 Hanna Court which you might
know are similar to the townhomes, which are small lot houses. I heard something
about this being a vibrant town center. This is what we need and I agree with that. I
just wonder how a CVS on the corner is going to make this a vibrant town center. I look
at the new plat. It shows a 12,000 sq. ft. building right on the corner with one drive-in
which is CVS, Walgreen’s, some kind of drug store. I didn’t see that in Atlantic Station
or any of the other. They talked about Dillard’s, they talked about movie theaters, they
talked about a lot of things but not as a CVS as your main anchor. Just a thought for
the Council. A hundred extra apartments, that doesn’t affect the amount of retail. I
agree with a prior comment. But we have in this new plan 100,000 sq. ft. less retail
space. Now that’s less sales tax revenue for this city and one thing this city does need
is sales tax revenue. So, again, a comment, that that’s something that I see as very
very negative to this. I understand Weitzman is a great group. They do a wonderful job
of leasing. Maybe they can’t lease that much. That may be the reality of it. But all
we’ve heard here is about all these additional apartments and all the good things that
are there and not about the things that were taken away from the original plan. Maybe I
was wrong. But in looking at the plan it looked like the retail that was overlooking the
lake, I just wonder, I didn’t see any way for vehicles to get down there, and I just wonder
realistically, once it’s apartments it’ll never be retail again. The townhomes facing the
garage, the townhomes they have are on a lake, are on the river, but they face the
garage. Now I can tell you I moved into our subdivision because our house faces a
small little park. If I had to look at the back of a 5 or 6 story parking garage. I don’t want
to be the realtor who is trying to sell that space. I just wonder whether that would ever
happen. And then city hall, the plat there, I would just remind the members here and I
Planning and Zoning Commission Page 109 of 119 Meeting Date: February 6, 2014
don’t know how many of you remember but about 2 years ago the Beck’s they have a
piece of property behind the Tom Thumb Shopping Center that’s in the flood plain that
floods. We used to have base ball fields there and they kept flooding and flooding and
so they told the baseball association they couldn’t use those fields and they came to the
city council and offered a swap. We’ll give you that land it’s worthless to us but oh we’ll
give it to you, if you put up 3 electronic billboards in Trophy Club. Someone who is
willing to put up 3 electronic billboards along 114, I wonder, whose interest they have at
heart, their interest or the city of Trophy Club.
Michelle Reed: Michelle Reed. 3 Greenhill Trail. Good evening. Just a couple of
things that I wanted to make a point of is whenever I was going through the red line
document on page 51 to 52 there is a paragraph that has been marked out and is a
paragraph that I was very excited about the night whenever I walked out at Byron
Nelson High School whenever this document was discussed years ago. And it was a
ratio of how things were going to be built. A ratio of retail to residential and how that
was going to happen, and maybe I misread the red line but it’s just something that I
would ask that you guys please read again. I think that benefited us and was good for
us to have that ratio in there. So just be mindful of that. And I also just want to remind
the residents, like the previous speaker said, you know, our anchor is not going to be a
movie theater or some of these glitzy things. That’s not what’s going to happen
unfortunately in our town. And so I don’t want the residential to be deceived by pictures
that are shown about other developments around the country or even around this state.
The last thing that I want to mention is that I do not want to be the supplier of
apartments for Southlake and Westlake. That’s not why I brought my family here.
That’s not why we moved here. That’s not what our purpose was to be a part of a
community of apartments. And so, I thank you for your time and thank you for your
service.
Nick Sanders: Hi, I am Nick Sanders at 7 Hayes Court. I do want to let you know that I
do live in Hogan’s Glenn but I am outside the 200 foot notice area. Also I want to let
you know that I am an elected official on the MUD Board. I also would recognize that
this is a zoning issue tonight and not a site plan. Lots of detail questions I might have if
we were on a different subject. I like the idea of the townhomes. I think that’s a value to
this town. I actually would like to see more of those around the town or in this
development. And I like how that softened the issue for the residents that live closest to
that area or at least I think it does. I am not now, having heard the presentation about
retail ready, I am not totally opposed to retail ready. However, as I expressed in my
email to each of you, I don’t see how me as an apartment dweller living on the ground
floor would like very much that all of a sudden something converted to retail next to me,
if that were to happen. And so I’m not sure conversion back and forth would happen too
often. But it sure might happen in the early stages. If they were leasing more retail and
the opportunity was there then they might do it, but you might also lease it as
apartments very quickly ‘cause people might prefer that ground floor option. I really am
not in favor of increasing the maximum number of multi-family units. Whether they’re
called apartments or whatever they might be. And so raising it above the 250 I am not
in favor of. And it looked like that 310 to 350 which was in the presentation is a broad
Planning and Zoning Commission Page 110 of 119 Meeting Date: February 6, 2014
area and I’m not sure you’ll have the broad thing in the final PD document. I am sure it
would probably end with 350. So you can probably make that as a decision. I like the
idea of a municipal complex. Not thinking that the police department is a good place to
have patrol cars running back and forth through there. But we as a town have that as
an issue. It needs to be addressed. There’s limited space available. I think it adds to
the picture of having a retail or mixed-use development to have a municipal complex
there if it’s built appropriately. It will cost a lot of money. So whether its rent that you’re
paying and the developer builds the building or you somehow work out some
arrangement where you own the land. That would remain to be seen. But it seems like
to me that it complicates the issue for the citizens if you don’t own the land. I’m not
opposed to the balconies in apartments. I realize people are concerned about that
because of some experience that we have currently. But it seems like to me if they
overlook the area that was the water feature or whatever that might be in the town that
that would be an ok thing. Maybe ordinances could address the issues. Is that the
end? Ok thank you very much.
Sheridan: Hi. I’m Sandra Sheridan. I live at 1 Hillcrest Court. I’ve been here for 18
years. Mr. Senelly, you started out the meeting today saying that you were interested in
wanting to know what the folks here have to think. Well, we’re the folks. There’s a lot of
politics in this town. There’s a lot of political agendas. All I’m asking you guys to do is
to don’t listen to those, listen to the people. We pay the bills here. Ok. We elect the
officials. It’s our town. Ok. Mr. Beck, we started out with you a couple of years ago on
a very cold rainy winter night talking about how this was going to be a lot like The Shops
at Legacy, maybe an Angelika Theater, maybe a ZaZa Hotel. Now we’re down to
apartments. And really, retailers aren’t interested in coming here which puts another
opening for maybe more apartments. So where’s our tax money going to come from
folks. Who’s going to want us. Who are we going to have to go into hock with around
here to keep alive and to keep going. We are living here ‘cause we like it. It’s pretty.
It’s safe. It’s quiet. It’s peaceful. We are near enough a big city to go there. But we
can come home and hide and be safe and be peaceful. Let’s think about that. It’s a
quality of life issue folks. Think about it.
Susan Edstrom: Good evening Commissioners and residents. Susan Edstrom. 269
Oak Hill Drive. I didn’t come here tonight with any prepared remarks because I wanted
to hear the proposal and what other residents had to say. First, in regard to some of the
opening comments, the aging gender of this commission for me is irrelevant. What I
care about is that like the last commission this one keeps the best interests of the
residents in mind. You would have had to live under a rock during the last process to
know that apartments were unanimously viewed as a negative and we don’t wish to be
the provider of apartments for Southlake or Westlake either. They can build their own.
I’d like to know how long before retail ready is marketed as residential and what controls
you can secure for us should that go forward. I wonder if this is just another flavor of
the day request. We were told 2 years ago now is the time. We told the commission
and the council that the developer would be back for more apartments it was just a
matter of time. That time is certainly here. I work for the world’s leading travel
technology company and I can tell you the majority of young single professionals with
Planning and Zoning Commission Page 111 of 119 Meeting Date: February 6, 2014
whom I work live in the Dallas Greenville area and commute to Southlake. There is not
the night life they desire nor the lifestyle. I doubt the likes of the professionals at
Deloitte or Fidelity would be any different. There’s been a lot of talk about this within the
Facebook groups for Trophy Club. And while there are differing areas of concern and
desires and things that people like I can tell you unanimously nobody wants more
apartments. That is the one thing that you can take out of the threads on Facebook that
beyond a shadow of a doubt there are some aspects that people like, there is not a
single group on Facebook that is for or in favor of more apartments. During the
presentations last year it was mentioned that the Beck Trust had a requirement for this
center that was revenue generating. I wonder just how a town hall is revenue
generating or like others have said, it is a dangling carrot. Thank you.
Chairman Senelly: Ms. Edstrom, I believe you are a public official, is that not correct?
Susan Edstrom: No Sir. No Sir. I’m on the Shelter Board, but I’m not an elected
official.
Chairman Senelly: Thank you. Thank you very much. And who do we have next?
Mike Buck: Good evening everybody. My name is Mike Buck. I live at 2401 Lilyfield
Drive in Trophy Club here. In full disclosure, I am the chairman of the Citizens Financial
Advisory Board. I also sit on the M.U.D. Citizens Board as well, too. So my comments
are going to be somewhat rhetorical to you fine folks up here. Because I realize you are
not going to address them or answer them. .And that is, I want to kind of paint a picture
for the people that are behind here. You guys know what 2016 looks like. 2016 in this
town all the building is going to stop. The people that are coming in to this town from a
residential standpoint in both The Highlands, the PID, and the people that are going to
occupy the homes on the other side of Trophy Club by Harmony Park that building will
at that point cease. What we are going to have as a town from a revenue standpoint is
the ongoing evaluations of our property values that will hopefully throughout the years
increase in value. That is going to be our base to determine our revenue because it is
property tax.. Now putting a development at PD-30 we are naturally going to obviously
get property tax from the developer but what we really need here guys is sales tax
revenue. That is something our committee-type looks at. We look at it hard. We look
at ways in which we can partner with the town and also EDC 4B to look at opportunity
for sales tax revenue. That’s what we really need. If you look, there’s a map that a lot of
folks in this room probably have never seen. But I think it sits in the public service
conference room. It’s a map of the town of trophy Club. .And it has you know the
borders, and it has Lake Grapevine, and it has areas. And one of the things it has is a
red-out area that shows where we can actually put sales tax revenue generating
properties and we have hotels there right now. W e have a dentist office going in there.
We have PD-30 as well too. What I’m in favor of is asking you guys to do the right thing
here and look at what’s best for the town of Trophy Club, as Mr. Hoover said. But what
I would say is that adding 100 additional apartments is probably not best for the town of
Trophy Club. Looking for ways to maximize sales tax revenue in the future when this
town is eventually going to level out and we’re not going to realize revenues from new
Planning and Zoning Commission Page 112 of 119 Meeting Date: February 6, 2014
housing starts and we’re going to have to rely on the revenues from increasing property
values. That is what is going to be our basic taxation from a tax payer’s standpoint.
And that really, from what it looks like to me if we don’t bring in the sales tax revenue,
our taxes are going to go up. Also I would ask you to consider one final thing. Putting
apartments in this town, additional apartments that are not currently here, could
potentially lower the property value of certain people in this town as well too because
people might not find that attractive and as has been stated before a couple of different
times why should we build apartments for people in Southlake and Westlake when
those towns clearly do not want them there. Thank you.
Chairman Senelly: Ok. That was the last person registered. Is there anyone else here
who would like to make any comments on the proposed amendment. You are welcome
to do it.
Yes, my name is Colleene Raymundo. And I live in Hogan’s Glenn on Cypress Court.
My husband and I moved here about 4 years ago from California. We escaped
California because what is happening here tonight is what happened in California. I just
pray that you all make the right decision. And as so many of the people who touched
my heart tonight speaking they spoke from their heart and they spoke for what they
want from Trophy Club emotionally, educationally, physically, everything. Their life
depends on what happens here. And I can only tell you that I just pray that what
happened in California does not happen in Trophy Club. Thank you.
Mike Lewis. 2550 Kensington Lane. My wife and I, we met in the downtown Fort Worth
area. We lived in a retail and a multi-tenant establishment there at West 7th and
University. Real nice up-coming area. After the first wave of tenants moved out and
other tenants were moving in everything started declining really quickly so we moved
here to get some peace and I have a lot of concern about that. I’m against increasing
additional apartments in this area. I’ve seen how quickly they decline. So, those are
my thoughts.
Planning and Zoning Commission Page 113 of 119 Meeting Date: February 6, 2014
Q:\P&Z\PD-30 BECK PROPERTY\2014 - PD AMENDMENT - RESUBMITTED 01-22-14\012414 PH Notice to 200 ft
Residents - Explanation.doc
NOTICE OF PUBLIC HEARING
TOWN OF TROPHY CLUB
100 Municipal Drive
PD AMENDMENT REQUEST FOR PD-30
(PLANNED DEVELOPMENT NO. 30)
PLANNING & ZONING COMMISSION
Will hold a Public Hearing on this matter on
Thursday, February 6, 2014
TOWN COUNCIL
Will hold a Public Hearing on this matter on
Monday, February 17, 2014
TIME OF PUBLIC HEARING: 7:00 p.m.
PLACE OF PUBLIC HEARING: Svore (M.U.D.) Building -- Boardroom
100 Municipal Drive, Trophy Club, Texas 76262
A Public Hearing will be held on the above dates and times to consider a request for
an amendment to Planned Development No. 30 (PD-30), an approximate 26.4 acres
of land located generally at the northeast corner of Trophy Club Drive and State
Highway 114. The agenda for the meetings, staff reports and specific reports and
data pertaining to this request will be posted on the Town’s meeting agenda website
72 hours prior to the meeting date.
https://trophyclub.legistar.com/Calendar.aspx
To Surrounding Land Owners: Property owners in the Town of Trophy Club within
200-ft. (two hundred feet) of this property receive written notification of this request. All
interested property owners are encouraged to attend this hearing. Persons wishing
their opinion to be part of the record, but are unable to attend may send a written reply
prior to the date of the hearing to: Town of Trophy Club, Attn: Carolyn Huggins,
Planning & Zoning Department, 100 Municipal Drive, Trophy Club, Texas 76262; or by
email: chuggins@trophyclub.org; telephone: 682-831-4681
Planning and Zoning Commission Page 114 of 119 Meeting Date: February 6, 2014
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Town of Trophy Club
Department of Planning & Zoning
100 Municipal Drive
Trophy Club, Texas 76262
TO: Star-Telegram/Classifieds Dept. DATE: January 24, 2014
FROM: Carolyn Huggins PAGES: 1
RUN DATE: 1 Time/
January 26, 2014
SUBJECT: PD Amendment
TOWN OF TROPHY CLUB
Boardroom, 100 Municipal Drive
PD-30 AMENDMENTS
PLANNING & ZONING COMMISSION
Will hold a Public Hearing on this matter on
Thursday, February 6, 2014, 7:00 p.m.
TOWN COUNCIL
Will hold a Public Hearing on this matter on
Monday, February 17, 2014, 7:00 p.m.
A Public Hearing will be held on the above dates and times to consider a request for an
amendment to Planned Development No. 30 (PD-30), an approximate 26.4 acres of
land located generally at the northeast corner of Trophy Club Drive and State Highway
114. The agenda for the meetings, staff reports and specific reports and data pertaining
to this request will be posted on the Town’s meeting agenda website 72 hours prior to
the meeting date.
Planning and Zoning Commission Page 116 of 119 Meeting Date: February 6, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12014-871-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:1/21/2014 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title: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.
Attachments:
Action ByDate Action ResultVer.
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.
Planning and Zoning Commission Page 117 of 119 Meeting Date: February 6, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12013-763-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:11/19/2013 Planning & Zoning Commission
On agenda:Final action:2/6/2014
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.
(1) Holiday Inn Replat and Site Plan - 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.
(2) 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.
(3) PD-27 Village Center medical office buildings plan review under review in the Building Permit Dept. When
approved, a pre-construction meeting will be scheduled.
(4) Drees closed on The Villas (PD-22) property 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, but still about 45-60 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.
Planning and Zoning Commission Page 118 of 119 Meeting Date: February 6, 2014
100 Municipal Drive
Trophy Club, Texas 76262Trophy Club Entities
Legislation Details (With Text)
File #: Version:12013-764-T Name:
Status:Type:Agenda Item Regular Session
File created:In control:11/19/2013 Planning & Zoning Commission
On agenda:Final action:2/6/2014
Title:Items for future agendas.
Attachments:
Action ByDate Action ResultVer.
Items for future agendas.
Planning and Zoning Commission Page 119 of 119 Meeting Date: February 6, 2014