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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