Minutes P&Z 02/23/2006MINUTES OF A REGULAR SESSION
FOR THE
PLANNING 8 ZONING COMMISSION
TOWN OF TROPHY CLUB
23 FEBRUARY 2006
The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a
Regular Session meeting 23 February 2006, at 7:00 pm in the Board Room of the Trophy
Club Administration Building, 100 Municipal Drive, Trophy Club, Texas 76262.
COMMISSIONERS ATTENDANCE:
Chairman Hill present
Vice Chairman Stephens present
Commissioner Ashby absent
Comrr~issioner Moss present
Commissioner Reed present
Commissioner Sheridan present, arrived at 6:03 pm
Commissioner Stamos present
STAFF AND GUESTS PRESENT:
Kerin C. Fleck
Karen Mitchell
Patricia Adams
Roger Unger
Beth Ann Gregory
Randy Briggs
Don Allen
Jim Wiegert
Kyle Salzman
Planning & Zoning Coordinator
Planning Consultant
Town Attorney
Interim Town Manager
Community Development Director
Public Safety Director
DR Horton
Carter & Burgess, arrived at 6:l 1 pm
Carter & Burgess, arrived at 6:l 1 pm
A.l CALL TO ORDER AND ANNOUNCE A QUORUM.
Chairman Hill called the meeting to order at 6:02 pm, and announced a quorum was
present. Commissioner Ashby will be delayed. Mr. Unger, Ms. Gregory and Ms. Adams
will have to leave at some point during the meeting.
Chairman Hill introduced the agenda item and gave a summary of the format of the
meeting for the benefit of the audience.
B.l DISCUSSION OF AN APPLICATION FROM CARTER & BURGESS ON BEHALF OF D.R.
HORTON REQUES'I'ING A CHANGE OF ZONING ON CERTAIN 'TRACTS OF LAND
CONSISTING OF APPROXIMATELY 697.4 ACRES 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-
N:\kfleck\Private\PLANNlNG & ZONING\MEETINGS\MINUTES\2006\002 FEB\02232006 REG SESS.doc
Page 1
Planning & Zoning Commission
Regular Session Meeting
23 February 2006
12 - SINGLE FAMILY RESIDENTIAL AND 218.3 ACRES R-15 - SINGLE FAMILY
RESIDENTIAL, TO PD PLANNED DEVELOPMENT NO. 27, THE HIGHLANDS AT TROPHY
CLUB, WITH SPECIFIC DISCUSSION RELATIVE TO THE FOLLOWING:
A. PRESENTATION BY TOWN PLANNER REGARDING DENSITY ANALYSIS AND
DISCUSSION BY COMMISSION REGARDING SAME.
Karen Mitchell addressed the Commission. The applicant has submitted a
new density calculation for this proposed Planned Development.
Previously, the density was 3.3 units per acre, based on gross, the new
submittal is 2.82 units per acre. In the Town's current Subdivision
Regulations, "Density" is defined as "the number of dwelling units per gross
acre of subdivision, excluding any areas that are nonresiden.l.ial in use".
This is how the Town density has been calculated in .the past. There are
two methods the planning industry uses to calculate density: gross and
net. Gross includes all rights-of-way, parkland dedication, floodplain and
flowage easements, whereas net does not.
The chart entitled Trophy Club Zoning District / Lot Type Proposed by DR
Horton was prepared by staff to compare the proposed lot types to the
closest comparable zoning district in the Town. R-FV was compared to
the Lot Types 6 & 7 in the developer's proposal. Approximately 25.39% of
the lots would be 8,400 square feet or larger (480 lots), and 74.59% would
be 7,200 square feet or smaller (1,4.10 lots).
The Comprehensive Land Use Plan currently calls for low density
residential, defined as 3 units per acre, in the proposed zone change
area.
Don Allen addressed the Commission and gave a brief overview of the
proposed revisions. On the Concept Plan, there is a graphic
representation of the types of lots along Trophy Club Drive. The density
has been reduced.
Mr. Allen presented photos of existing products to tie them to the
proposed lot types and also presented a neighborhood Concept Plan for
Neighborhood 3 and 5.
The Commission was given copies of the Neighborhood Concept Plans for
3&5 and a packet of the proposed Lot Type Regulations. Mr. Allen stated
each neighborhood the maximum lot number sets the lot count for each
neighborhood, however, he may not be able to reach the maximum for
each neighborhood. He acknowledged staff's summation is accurate, in
that there are significantly more lots in the middle range of their lot sizes
than the Town currer~lly has. The lot minimum criteria do not differ greatly
from the Town's requirements.
N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\002 FEB\02232006 REG SESS.doc [6/16/06 11:16:55 AM]
Page 2
Planning 8 Zoning Commission
Regular Session Meeting
23 February 2006
B. DENSITY
1. OVERALL DENSITY
2. INDIVIDUAL NEIGHBORHOOD DENSITY
(a) NEIGHBORHOOD 1 - Gross density of 4.0 units per acre.
Mr. Allen stated that Horton would commit to front
entry with mews for any development along Trophy
Club Drive. They tried to move the more dense areas,
(Neighborhoods 1,5 & 8) further away from the golf
course and existing residents. Also, Neighborhood 1 is
next to the future High School site and it makes more
economic sense for smaller lots next to the High School.
(b) NEIGHBORHOOD 2 - Gross density of 3.1 units per acre.
Mr. Allen stated larger lots would face Trophy Club
Drive. No comments from the Commissioners.
(c) NEIGHBORHOOD 3 - Gross density of 3.0 units per acre.
Commissioner Stamos inquired about the total lot count
for the neighborhood. Mr. Allen reiterated that Horton
may not be able to reach the overall land plan lot
count. Only the maximum lot count has been
designated in .the proposed PD.
(d) NEIGHBORHOOD 4 - Gross density of 2.9 units per acre.
Mr. Allen stated the small peninsula to the south is
slated to be all 12,000 square foot lots, assuming Horton
can acquire all of the approvals necessary to develop
that piece. Commissioner Reed inquired about the
total lots. Mr. Allen stated the way the PD was written,
Horton has obligated the bigger lot sizes with a
minimum, and the smaller lot sizes have been capped
with a maximum.
(e) NEIGHBORHOOD 5 - Gross density of 3.0 units per acre.
There were no comments from-the Commissioners.
(f) NEIGHBORHOOD 6 - Gross density of 2.6 units per acre.
There were no corr~ments from the Commissioners.
(g) NEIGHBORHOOD 7 - Gross density of 1.7 units per acre.
Mr. Allen stated this neighborhood has a park planned
N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\002 FEB\02232006 REG SESS.doc [6/16/06 11 :16:55 AM]
Page 3
Planning & Zoning Commission
Regular Session Meeting
23 February 2006
in the northeast corner. Horton is working with staff on
the details of that park plan. There were no comments
.from the Commissioners.
(h) NEIGHBORHOOD 8 - Gross density of 3.3 units per acre.
There were no comments from the Commissioners.
(I) NEIGHBORHOOD 9 - Gross density of 2.8 units per acre.
Mr. Allen stated that the lots in Neighborhood 9 would
be larger than the lots in The Lakes of Trophy Club,
which they abut.
C. LOT REGULATIONS
1. LOT TYPE 1 - Ms. Fleck stated that in all of the districts,
A (2) (c) ( 1 ) - Garage sales are prohibited, should be removed.
Mr. Allen agreed to do so. Chairman Hill inquired about the
wording of the "side yard" provision. Ms. Fleck stated that is
common language throughout the Town's Zoning Ordinance,
it is used regularly and she does not recommend it be
removed.
Mr. Allen clarified for the Commission that the minimum width
and depth allows Horton more flexibility with the layout of the
land.
In response to Corr~rr~issioner Sheridan's comments, Mr. Allen
stated he could go to a 20 ft side yard adjacent to a side
street.
The Commission discussed garage requirements. Mr. Allen
stated he would bring garage requirement provisions before
the Commission at the next workshop.
2. LOT TYPE 2 - No comments from the Commission.
3. LOT TYPE 3 - No comments from the Commission.
4. LOT TYPE 4 - Vice Chairman Stephens asked Police Chief
Briggs what he thought of the ten (1 0) ft side yards for this
district. Chief Briggs stated that the building code allows this
type of side yard. Ms. Fleck stated there are several areas in
Town that have a ten (10) ft side yard.
N:\kfleck\Private\PLANNlNG & ZONING\MEETINGS\MINUTES\2006\002 FEB\02232006 REG SESS.doc [6/16/06 11:16:55 AM]
Page 4
Planning & Zoning Commission
Regular Session Meeting
23 February 2006
5. LOT TYPE 5 - Chairman Moss expressed his concern over the
fifty (50) ft front width of this lot type.
Commissioner Sheridan stated that he would like to see
variable front building lines. For example, varied front set
backs, two to three feet, i.e. 20, 22, 24 or 22, 25, every third lot
would enhance the streetscape of the higher density lots. Mr.
Allen said that was a great idea, they have done that in other
subdivisions, and he would be willing to incorporate that
change into the next draft.
6. LOT TYPE 6 - No comments from the Commission.
7. LOT TYPE 7 - Mr. Allen said he would limit 3 units per structure
for this town home product. Commissioner Stamos expressed
his concern over the placement of this product in
Neighborhood 1, the highest density neighborhood. Vice
Chairman Stephens agreed. Commissioner S heridan asked to
see a concept plan of the neighborhood that ends up with
lot type 7, if it is moved, Mr. Allen agreed. Commissioner
Sheridan asked Mr. Allen to look at the minimum floor area of
1,000 sq. ft. and the possibility of an increase to the provision.
Chairman Hill inquired about sidewalks in front of the
Townhomes, Mr. Allen confirmed. Mr. Allen confirmed that
this product would be served by alleys.
The Corr~missioners gave closing comments to Mr. Allen. Ms. Fleck
addressed the topics for the next agenda.
C.l ADJOURNMENT.
Chairman Hill adjourned the meeting at approximately 8:01 pm.
N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\002 FEB\02232006 REG SESS.doc [6/16/06 11:16:55 AM]
Page 5
Planning 8, Zoning Commission
Regular Session Meeting
23 February 2006
N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\002 FEB\02232006 REG SESS.doc [6/16/06 11:16:55 AM]
Page 6