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Minutes P&Z 11/28/2005 NOTICE OF A *WORKSHOP AND *REGULAR SESSION FOR THE PLANNING AND ZONING COMMISSION TOWN OF TROPHY CLUB LOCATION: 100 MUNICIPAL DRIVE, TROPHY CLUB, TEXAS Monday, November 28, 2005 7:00 P.M. The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a Public Hearing and a Regular Session on 28 November 2005, at 7:00 pm in the Boardroom of the Trophy Club Administration Building, 100 Municipal Drive, Trophy Club, Texas 76262. COMMISSIONERS ATTENDANCE: Chairman Hill present Vice Chairman Stephens present Commissioner Ashby present Commissioner Moss excused Commissioner Reed present Commissioner Sheridan present Commissioner Stamos present STAFF AND GUESTS PRESENT: Kerin C. Fleck Planning & Zoning Coordinator Thomas Rhodes Planning Consultant Patricia Adams Town Attorney Roger Unger Interim Town Manager Randy Briggs DPS Chief Adam Adams Parks and Recreation Director Tom Rutledge Town Engineer Don Allen Applicant, DR Horton Steve Toplitz Applicant, DR Horton Jim Wiegert Applicant, Carter & Burgess Kyle Salzman Applicant, Carter & Burgess Dennis Wilson Townscape Scott Beck Beck Properties A.1 CALL TO ORDER AND ANNOUNCE A QUORUM. Chairman Hill called the meeting to order at 7pm and welcomed Commissioner Bob Ashby to the Planning & Zoning Commission. Chairman Hill gave a brief introduction and explained the format of the meeting for the benefit of the audience. A.2 OPEN WORKSHOP SESSION B.1 VIEW AND DISCUSS A PRESENTATION MADE BY THE APPLICANT, D.R. HORTON, FOR AN APPLICATION THAT WILL BE ON THE COMMISSION'S DECEMBER 8, 2005 AGENDA TO REQUEST AN AMENDMENT TO THE TOWN'S COMPREHENSIVE LAND USE PLAN TO ADD THE NEW LAND USE DESIGNATION OF "TRADITIONAL NEIGHBORHOOD DEVELOPMENT". THE APPLICANT WILL BE REQUESTING A PROPOSED AMENDMENT TO CHANGE THE CURRENT LAND USE DESIGNATION ON THE TOWN'S COMPREHENSIVE LAND USE MAP FOR CERTAIN TRACTS OF LAND FROM LOW DENSITY RESIDENTIAL, ESTATE RESIDENTIAL, COMMERCIAL RECREATIONAL, AND PARKS AND GREEN SPACE, TO THE DESIGNATION OF TRADITIONAL NEIGHBORHOOD DEVELOPMENT. B.2 VIEW AND DISCUSS A PRESENTATION MADE BY THE APPLICANT, D.R. HORTON, FOR AN APPLICATION THAT WILL BE ON THE COMMISSION'S DECEMBER 8, 2005 AGENDA TO REQUEST A CHANGE IN THE EXISTING ZONING ON CERTAIN TRACTS OF LAND ON APPROXIMATELY 697.4 ACRES CONSISTING OF CERTAIN TRACTS OF LAND LOCATED GENERALLY TO THE NORTH OF OAKMONT DRIVE, OAK HILL DRIVE AND THE QUORUM CONDOMINIUMS, EAST OF THE LAKES SUBDIVISION AND PARKVIEW DRIVE, SOUTH OF THE CORP OF ENGINEERS PROPERTY, AND WEST OF THE TOWN'S EASTERN TOWN LIMIT FROM ITS CURRENT ZONING OF .02 ACRES MH - MANUFACTURED HOUSING, 478.9 ACRES R-12 - SINGLE FAMILY RESIDENTIAL AND 218.3 ACRES R-15 - SINGLE FAMILY RESIDENTIAL, TO PD PLANNED DEVELOPMENT NO. 27, TROPHY CLUB VILLAGE. Don Allen, Director of Land Acquisition and Development of the DFW West Division addressed the Commission and gave an overview of the DR Horton Company, and explained the focus of the company is homebuilding related. DR Horton is the largest homebuilder in the country, building a range from starter homes to high-end luxury homes as well as home products in between. Mr. Allen showed example pictures of homes built in Keller and Colleyville that would be similar to the products proposed to be built in Trophy Club. Also shown were Townhomes in Las Colinas, and rear alley entry homes built in Frisco. The Trophy Club vision for Townhomes would be a high-end luxury home for the person who does not want a yard to maintain. Mr. Allen stated that Trophy Club is unique in that it has a large parcel of land in the center of the DFW Metroplex that has great possibility to create something special. Coppell, Grapevine, Flower Mound Colleyville and Southlake are very close to build out. There is a large market of people who have purchased homes in the last 10 –15 years who are ready to move on, but there is no market for that particular buyer. Horton would like to deliver a product and a community that will be a market for that buyer. Mr. Allen concluded his comments by stating the plan has parks, open space and greenways integrated, as that is not only desirable but it is a necessity for potential homebuyers and creating excitement in the marketplace. Dennis Wilson addressed the Commission and began his presentation. The concept plan will be divided into eight neighborhoods focused around green spaces. The Village Center area will become a walkable area, integrated possibly with the future high school’s auditorium and library. The area would include retail businesses on the bottom floor with loft apartments above, providing a “live/work” environment. A water walkway would tie into open spaces. Mr. Wilson showed a concept rendering of high school amenities blending in with walkable retail, streets, open plazas and municipal facilities. Another component of the proposal is narrow streets in order to slow traffic. Mr. Wilson showed slides depicting examples of the proposed house types. Chairman Hill stated the Commission was looking for more information about what type of zoning the applicant was seeking. Mr. Wilson stated they did not present the details of the proposed zoning this evening, but they are proposing a form-based code, which is a compilation of open space and a variety of types of units. It is highly detailed as far as architectural standards, streetscapes, open space requirements, etc. Vice Chairman Stephens stated he would like to hear information about lot sizes and more specifically about the type of zoning the applicant is requesting. Mr. Wilson responded that there was a great amount of detail provided in the chart that is included in the proposed zoning ordinance. There are lot sizes and types that relate to home types. Take those groups from the chart, refer to Exhibit 4 and each neighborhood has minimum and maximum lot types. In most cases, there is a maximum of thirty percent (30%). In the Village Center, it is allowed at one hundred percent (100%). The idea is to mandate a mixture of lot type uses. In all other districts, at least 20% needs to be large lots; neighborhoods 4, 6, 7and 8 don’t allow Type 3 residential. Vice Chairman Stephens asked Mr. Wilson what a large lot was considered. Mr. Wilson stated they range from a 50’ to 70’ wide. Vice Chairman Stephens inquired about small lots and Mr. Wilson stated those lots could be down to 25 to 50 feet wide, depending on the lot type. Commissioner Sheridan asked for clarification on Lot Type 3 prohibited from certain neighborhoods. He went on to clarify that on page 24 of the packet, it states that there is a 30% maximum of Type 3 in neighborhood 8. Mr. Wilson stated that there should not be a maximum because there should not be a Type 3 in neighborhood 8. Commissioner Sheridan said he has concerns with parking, the “anti pedestrian” mindset, density and the number of units. He requested the maximum percentages be converted into units and densities. Commissioner Sheridan stated he would like the verbiage to match that of the Town’s Ordinance as much as possible, and he would like to see apartments broken out from Townhomes. Vice Chairman Stephens relayed his concerns about traffic. He would like to see specific information about traffic. Commissioner Stamos stated he is very concerned with open space, parks, landscaping, etc. He went on to ask the applicant how many acres of open space, exclusive of flowage easements was in the proposal. Mr. Wilson was unable to provide that information, but stated that he would be able to get that information to the Commission in the future. Commissioner Ashby stated that in the past, developer’s have provided great detail with their zoning packages. The proposed PD for The Village is lacking detail throughout the entire submission. Commissioner Reed echoed Commissioner Ashby’s remarks. In the past when the Commission has completed a review of a development, they have known exactly what will be built. In this instance, it is unclear what the applicant is proposing. More detail must be provided. Commissioner Reed went on to state that the Town has had a long-standing requirement of 3 units per acre (upi). This request proposes 4.68 upi, which is an increase of 50% greater density. Chairman Hill impressed upon the applicant the need for additional information, including but not limited to the items brought up by the Commission this evening. C.1 CLOSE WORKSHOP SESSION Chairman Hill closed the workshop session and recessed the meeting at approximately 8:05 pm to allow for a short break. C.2 OPEN REGULAR SESSION Chairman Hill re-opened the meeting at approximately 8:15 pm and covered the format of the citizens presentation once again. C.3 CITIZEN PRESENTATIONS: THIS IS AN OPPORTUNITY FOR CITIZENS TO ADDRESS THE COMMISSION ON ANY MATTER. THE COMMISSION IS NOT PERMITTED TO TAKE ACTION OR TO DISCUSS ANY PRESENTATIONS OR COMMENTS. The following residents addressed the Commission: James Dykes, Precinct 400 Chairman of the Republican Party – 107 Carnoustie Drive Wanda Brewster – 222 Fresh Meadow Drive Norman Patton - 212 Oakmont Drive Eric Cox – 107 Lakeside Drive Keith Barnes – 20 Ridgewood Drive Greg Lamont – 15 Avalon Drive Ed Olinsky – 307 Lakewood Drive Larry Tatarowicz – 217 Fresh Meadow Drive Grant Waldrop – 8 Winstead Court Charles Boedeker – 1118 Trophy Club Drive Amy Diesch – 12 Meadow Ridge Drive Keith Wolfe – 17 Lakeview Drive Neil Twomey – 203 Oakmont Drive C.4 DISCUSS HORTON APPLICATIONS AND DIRECT STAFF AND APPLICANT ON ADDITIONAL INFORMATION NEEDED FOR CONSIDERATION OF APPLICATION AT DECEMBER 8 COMMISSION MEETING. Chairman Hill clarified one item brought up during citizen presentations. The Planning & Zoning Commission met with the Town Council in a joint meeting in early September, when a very general overview of the development plan for Trophy Club was presented by DR Horton. The Planning & Zoning Commission has not had any other meetings with DR Horton. Tonight’s meeting is the first since September 2005. Vice Chairman Stephens had no comments at this time. Commissioner Stamos stated the applicant should to take the Commission’s comments seriously and re-work the plan. Commissioner Sheridan asked when the Commission could expect to see a Traffic Impact Analysis (TIA). Ms. Gregory stated that the Town engineer has requested a TIA be conducted for the proposed development, but will most likely occur at the time of platting. Ms. Mitchell stated that because the Village is a planned development, the Commission could request the TIA to be done before platting, in order to allow the Commission to review it with the PD documents for the public hearing. Commissioner Sheridan said he would like to request the TIA to be done prior to platting. Mr. Unger spoke to the MUD boundaries per Commissioner Sheridan’s request. Commissioner Sheridan addressed the following: page 20 - B(2)a – would ask this be changed to have the Commission and Town Council approve any deviation from parking requirements, rather than the Town Manager doing so; page 10 – objects to magnolias any where near a traffic visibility; breakout Townhomes from the apartments; asked that density be a line item from each neighborhood; 100% masonry anywhere facing a street, and Commissioner Sheridan does not consider hardie plank to be a masonry product. In conclusion, Trophy Club is a suburban town. If the applicant is seeking to bring in an urban development, much more dialog will be necessary. Commissioner Ashby addressed the applicant and suggested zoning a section at a time, taking small steps, instead of trying to tackle 700 acres at once. Chairman Hill gave concluding comments to the applicant. Ms. Fleck stated that the PD submission currently contains all of the components required under the Zoning Ordinances, and therefore a public hearing was scheduled for 8 December 2005. Chairman Hill thanked the citizens for attending the meeting. C.5 ADJOURNMENT. Chairman Hill adjourned the meeting at approximately 9:00 pm.