Minutes P&Z 08/03/2006
MINUTES OF A PUBLIC HEARING & REGULAR SESSION FOR THE
TOWN OF TROPHY CLUB PLANNING AND ZONING COMMISSION
3 AUGUST 2006
The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a Public
Hearing and a Regular Session on 3 August 2006, 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 present
Commissioner Reed present
Commissioner Sheridan present
Commissioner Stamos present
STAFF AND GUESTS PRESENT:
Kerin C. Fleck Planning & Zoning Coordinator
Don Ragan Applicant, Fellowship Methodist Church
Jeff Platt Applicant, Taco Bueno
Travis Bousquet The Bousquet Group, with Taco Bueno
Rick Martin Applicant, Vice President of Project Development, Quanah
Hospitality Partners, LP.
Larry Stewart Land Owner
Bilal Alizai Engineer, Jones & Boyd
Brandon Emmons Town Manager
Roger Unger Finance Director
Greg Lamont Council Member
A.1 CALL TO ORDER AND ANNOUNCE A QUORUM.
Chairman Hill called the meeting to order at 7:05 pm, announced a quorum was present and
explained the format of the meeting for the benefit of the audience.
B.1 DISCUSS AND TAKE APPROPRIATE ACTION RELATIVE TO A REQUEST FOR TEMPORARY USE
PERMIT FOR A CHRISTIAN MUSIC FESTIVAL ON 9 SEPTEMBER 2006 AT 101 TROPHY CLUB
DRIVE, FELLOWSHIP METHODIST CHURCH. (APPLICANT: DON RAGAN)
Mr. Don Ragan addressed the Commission. Chairman Hill asked how many people would
attend, Mr. Ragan said as many as possible. Sound will be directed towards the street and
Planning & Zoning Commission
Public Hearing & Regular Session Meeting
3 August 2006
parking is anticipated to be located on the property across the street. Mr. Ragan will be in
contact with Beck Properties soon. Church members will go around to homeowners on Sunset
Drive to make them aware of the event. A stage will be set up next to the church. It is
anticipated that the event will go from approximately noon until 8:30 pm. Mr. Ragan will be in
touch with Sergeant Delk to discuss traffic details.
A motion was made to recommend approval of the request for Temporary Use Permit to the
Town Council.
Motion: Ashby
Second: Reed
Ayes: Hill, Ashby, Moss, Reed, Sheridan, Stamos, Stephens
Nays: None
Action: 7-0
Motion carried.
This item will be forwarded to the Town Council 21 August 2006.
B.2 PUBLIC HEARING:
A. CONSIDER AN AMENDMENT TO TOWN ORDINANCE NO. 95-20, THE SAME BEING PD-
13, THE VILLAGE AT TROPHY CLUB, TO AMEND THE LIST OF PERMITTED USES FOR TRACT 3
(VACANT LOT) TO ALLOW A RESTAURANT WITH DRIVE-THRU, APPLICANT: JEFF PLATT,
TACO BUENO, (CASE NO. PDAMD-06-022).
Mr. Jeff Platt addressed the Commission. Taco Bueno has been looking for an area around
Trophy Club and Roanoke for quite some time. They opted to go with the Trophy Club
location as opposed to the standard WAL-MART shopping facility. Taco Bueno was attracted
to Trophy Club because of its aesthetic surroundings and generally that Trophy Club is a good
city to be involved with. The site is bigger than needed and therefore they have tried to
locate the building closer to the front of the property in order to maintain a greater distance
from the residential properties located just behind this site. Landscaping and a screening
fence has been included to create a green space and a buffer. The menu board has been
moved forward as far as possible while set back enough to allow time for the orders to be
prepared. Generally, the longer the queue, the faster orders can be filled.
The following residents addressed the Commission:
Dave Glaser, 15 Overhill Drive
David White, 1118 Sunset Drive
Milton Smith, 1120 Sunset Drive
b. CONSIDER AN AMENDMENT TO TOWN ORDINANCE NO. 95-20, THE SAME BEING PD-
13, THE VILLAGE AT TROPHY CLUB, TO APPROVE A SITE PLAN AND RELATED
MODIFICATIONS FOR TRACT 3, APPLICANT: JEFF PLATT, TACO BUENO, (CASE NO. SP-
06-005).
Planning & Zoning Commission
Public Hearing & Regular Session Meeting
3 August 2006
Mr. Platt stated he originally met with Ms. Fleck and showed the standard Taco Bueno
prototype. At that time he was advised that the elevation would not work well in PD-13. They
went back to the drawing board and tried to pick up some characteristics from the
surrounding buildings in the PD and incorporate those into their elevations, (The Christina’s
tower as well as their wood lattice work has been utilized, the strip center awning curvatures
as well as the EIFS and plaster). Taco Bueno is seeking an amendment to the development
standards of PD-13 for the Austin Stone masonry requirement. In working the economics of the
site, they would not be able to make it work with the current stone requirement. The windows
specified right now do not match Taco Bueno’s color pallet, gridded panes in hunter green,
therefore they are asking for a PD amendment for mill finished windows as well. Chairman Hill
read from staff comments.
B.3 PUBLIC HEARING:
A. CONSIDER AN AMENDMENT TO TOWN ORDINANCE NO. 2002-41 P&Z, THE SAME BEING
PD-25, TROPHY WOOD BUSINESS CENTER, TO INCREASE THE BOUNDARIES OF PD-25;
AND BY AMENDING EXHIBIT "C", ENTITLED "DEVELOPMENT STANDARDS" SUBSECTION
A(1)(A) TO INCREASE THE SIZE OF TRACT 4 FROM APPROXIMATELY 1.5 ACRES TO
APPROXIMATELY 1.6 ACRES; AND BY INCREASING THE SIZE OF TRACT 5 FROM
APPROXIMATELY 2.0 ACRES TO APPROXIMATELY 2.801 ACRES, APPLICANT: DAVID
JOHNSTON, QUANAH HOSPITALITY PARTNERS, LP, (PDAMD-06-023).
Mr. Rick Martin addressed the Commission. Value Place has two properties under contract.
One is in PD-25, the other is outside the PD boundaries. They are seeking to bring the property
under the controls of PD-25.
Mr. Larry Stewart addressed the Commission. He is the general partner for the group of
investors that own the Trophy Wood Business Center. Originally, the owner of the small
triangular piece, Cy Holley, chose not to sell it to Mr. Stewart for inclusion in PD-25. However
now, Mr. Holley is doing so. The land is not platted and it is currently not zoned. It is a good fit
in a lot of ways, and therefore they are seeking to incorporate it into the boundaries of PD-25.
The tracts immediately to the east and west of Trophy Branch would increase slightly in size. As
a result, the tract on the west side would be more desirable for restaurants and the east side
would allow for more site layout possibilities. Mr. Stewart went on to say that he has always
been concerned with the site Quanah is interested in, due to the fact that it imposes on their
view corridor. The large mass of tress on the southeastern portion of the site will be thinned out
at some point in the future for the presentation of the property to the public. Additionally, by
adding the tract, Quanah is capable of building on a larger tract than what they can
presently. That means ad valorem tax revenues that will be added for the additional structure
and sales tax revenues that could potentially be generated by surrounding development.
b. CONSIDER AN AMENDMENT TO TOWN ORDINANCE NO. 2002-41 P&Z, THE SAME BEING
PD-25, TROPHY WOOD BUSINESS CENTER FOR CONCEPT PLAN APPROVAL OF TRACT 5,
APPLICANT: DAVID JOHNSTON, QUANAH HOSPITALITY PARTNERS, LP, (CP-06-002).
Mr. Martin addressed the Commission and spoke to the Concept Plan. The Concept Plan
indicates the building orientation, size and footprint and access points for the property. Mr.
Planning & Zoning Commission
Public Hearing & Regular Session Meeting
3 August 2006
Martin also showed the Commission a rendering of the elevation for the structure, (this item
was not included in the packet or handed out to the Commission).
There were no requests to speak from the public.
c. CONSIDER A REPLAT OF LOTS 1 AND 2 IN BLOCK B OF THE TROPHY WOOD BUSINESS
CENTER, APPLICANT: DAVID JOHNSTON, QUANAH HOSPITALITY PARTNERS, LP, (RP-06-
005).
Mr. Martin addressed the Commission and spoke to the Replat. The Replat is “housekeeping”
to incorporate the triangular tract of land into Lots 1 and 2, in conjunction with the
amendment to the boundaries of PD-25.
There were no requests to speak from the public.
Chairman Hill closed the public hearing.
C.1 DISCUSS AND TAKE APPROPRIATE ACTION RELATIVE TO:
A. CONSIDER AN AMENDMENT TO TOWN ORDINANCE NO. 95-20, THE SAME BEING PD-
13, THE VILLAGE AT TROPHY CLUB, TO AMEND THE LIST OF PERMITTED USES FOR TRACT 3
(VACANT LOT) TO ALLOW A RESTAURANT WITH DRIVE-THRU, APPLICANT: JEFF PLATT,
TACO BUENO, (CASE NO. PDAMD-06-022).
Commissioner Sheridan inquired about the PD requirements for Tract 2. Ms. Fleck stated the
drive thru use already allowed was limited to Tract 2 only. The request before the Commission
would only amend the use requirements for Lot 3. Commissioner Sheridan asked where the
menu board for Tract 2 was to be located. Ms. Fleck stated she did not have the location to
show the Commission, however, it was much closer to the residential properties on Sunset Drive
than the menu board location that Taco Bueno is proposing. Additionally, there was not an
additional screening wall, as is the case with Taco Bueno. Commissioner Sheridan asked that
the Commission be permitted to discuss both the use amendment and the site plan with
accompanying modifications prior to taking action on agenda item C.1a, as the site plan and
modifications would possibly impact the decision on the use amendment.
Commissioner Stamos asked who suggested moving the menu board and why. Mr. Platt
stated that staff recommended moving it further away from the residential properties.
Commissioner Stamos stated that he did not see any benefit to moving the menu board; in
fact he saw the relocation as a detriment due to the number of cars stacked in line from the
time the order is placed to the time they pay.
Vice Chairman Stephens clarified the applicability of this PD amendment to only Tract 3.
Commissioner Reed asked if Mr. Platt had an estimate on the number of customers each day.
Mr. Platt stated that there would be approximately 400-500 cars each day.
Planning & Zoning Commission
Public Hearing & Regular Session Meeting
3 August 2006
Commissioner Ashby asked if Taco Bueno had performed a demographics study of the area,
Mr. Platt confirmed. Commissioner Ashby asked if Taco Bueno had considered a restaurant
establishment without a drive-thru. Mr. Platt stated that concept had been discussed in
general, but not specifically for this site. Fifty-five to sixty percent (55%-60%) of their business is
due to drive thru sales. Mr. Platt went on to say that he does not locate restaurants in existing
shopping centers on end-caps because a drive thru use is generally not allowed on an end-
cap. Taco Bueno has been in the area since 1967. Since that time they have tried outside
dining to attract more people, but it has not been successful thus far.
There were no additional comments from the Commissioners relating to the drive thru.
Chairman Hill moved to agenda item C.1b.
b. CONSIDER AN AMENDMENT TO TOWN ORDINANCE NO. 95-20, THE SAME BEING PD-
13, THE VILLAGE AT TROPHY CLUB, TO APPROVE A SITE PLAN AND RELATED
MODIFICATIONS FOR TRACT 3, APPLICANT: JEFF PLATT, TACO BUENO, (CASE NO. SP-
06-005).
Commissioner Ashby stated he would like to see the exterior elevations with ninety percent
stone (90%) and ten percent (10%) stucco.
Commissioner Reed said there was a specific reason why the PD requires Austin Stone and he
did not see any reason to change that requirement. Commissioner Moss echoed the same
sentiment.
Vice Chairman Stephens and Commissioner Stamos stated they would not consider amending
the masonry percentage requirement.
Commissioner Sheridan said that whatever requirements Christina’s and Vinny’s has, he would
be willing to discuss that type of mix to the elevations for Taco Bueno.
Chairman Hill said that PD-13 has stringent architectural requirements put in place due to its
location at the front entrance of the Town and its close proximity to residences. He went on to
say that he would be in favor of the use, though he has concerns about traffic congestion,
especially at noon.
Chairman Hill asked for a recommendation for or against for the drive-thru use.
Commissioner Sheridan said that he was not done asking questions of the applicant. The
Commission continued with questions.
Commissioner Sheridan said he was not sure the four foot (4’) tall wall would be sufficient.
Would there be another way to accommodate the front six (6) parking spaces in the site due
to heavy traffic. Additionally, the noise of the microphone and the lighting of the menu board
is a concern. Ms. Fleck stated that a maximum decibel level could be added to the PD
requirements.
A motion was made to deny the request for amendment to PD-13 for a drive thru restaurant.
Planning & Zoning Commission
Public Hearing & Regular Session Meeting
3 August 2006
Motion: Stephens
Second: Ashby
Vice Chairman Stephens spoke to his motion. He agreed with a lot of the comments made,
he felt there are major traffic congestion problems with ingress and egress to the site, he does
not see it as a good fit with the Town, and he believes it will cause many problems for the
residents adjacent to the property, and for other citizens that use Trophy Club Drive every day.
Commissioner Ashby said that he would like to see it as a sit down restaurant without a drive-
thru.
Commissioner Sheridan said he was in favor of Taco Bueno and/or a drive thru restaurant,
there is one allowed in the development presently. This vacant lot is a commercial use; what
businesses will go in there that will not create traffic congestion?
The motion was voted on by the Commission.
Ayes: Ashby, Moss, Reed, Stephens
Nays: Hill, Sheridan, Stamos
Action: 4-3
Motion carried.
The Commission did not act on agenda item C.1b because the use amendment was denied.
Both the use request and the site plan with modifications will be forwarded to the Town
Council 21 August 2006.
C.2 DISCUSS AND TAKE APPROPRIATE ACTION RELATIVE TO:
A. AN AMENDMENT TO TOWN ORDINANCE NO. 2002-41 P&Z, THE SAME BEING PD-25,
TROPHY WOOD BUSINESS CENTER, TO INCREASE THE BOUNDARIES OF PD-25; AND BY
AMENDING EXHIBIT "C", ENTITLED "DEVELOPMENT STANDARDS" SUBSECTION A(1)(A) TO
INCREASE THE SIZE OF TRACT 4 FROM APPROXIMATELY 1.5 ACRES TO APPROXIMATELY
1.6 ACRES; AND BY INCREASING THE SIZE OF TRACT 5 FROM APPROXIMATELY 2.0
ACRES TO APPROXIMATELY 2.801 ACRES, APPLICANT: DAVID JOHNSTON, QUANAH
HOSPITALITY PARTNERS, LP, (PDAMD-06-023).
Commissioner Sheridan inquired about the Denton/Tarrant County line. There were no
comments from the rest of the Commission.
A motion was made to recommend approval of the request to amend PD-25 to increase the
boundaries of the PD.
Motion: Sheridan
Second: Stephens
Ayes: Hill, Ashby, Moss, Reed, Sheridan, Stamos, Sheridan
Planning & Zoning Commission
Public Hearing & Regular Session Meeting
3 August 2006
Nays: None
Action: 7-0
Motion carried.
b. AN AMENDMENT TO TOWN ORDINANCE NO. 2002-41 P&Z, THE SAME BEING PD-25,
TROPHY WOOD BUSINESS CENTER FOR CONCEPT PLAN APPROVAL OF TRACT 5,
APPLICANT: DAVID JOHNSTON, QUANAH HOSPITALITY PARTNERS, LP, (CP-06-002).
Mr. Martin addressed the Commission again. The hotel will be four (4) stories with one hundred
twenty-one (121) units. The front door will be oriented towards the interior of the business
development. The parking spaces exceed that of the Town’s requirements by six (6) spaces.
Tree mitigation is currently being addressed with Town staff.
A motion was made to recommend approval of the Concept Plan.
Motion: Moss
Second: Reed
Ayes: Hill, Ashby, Moss, Reed, Sheridan, Stephens
Nays: Stamos
Action: 6-1
Motion carried.
This item will be forwarded to the Town Council 21 August 2006.
c. A REPLAT OF LOTS 1 AND 2 IN BLOCK B OF THE TROPHY WOOD BUSINESS CENTER,
APPLICANT: DAVID JOHNSTON, QUANAH HOSPITALITY PARTNERS, LP, (RP-06-005).
A motion was made to approve the request for Replat.
Motion: Stephens
Second: Ashby
Ayes: Hill, Ashby, Moss, Reed, Sheridan, Stephens
Nays: Stamos
Action: 6-1
Motion carried.
D.1 ADJOURNMENT.
Chairman Hill adjourned the meeting at 8:51pm.
Planning & Zoning Commission
Public Hearing & Regular Session Meeting
3 August 2006