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Minutes P&Z 01/11/2006MINUTES OF A REGULAR SESSION FOR THE PLANNING & ZONING COMMISSION TOWN OF TROPHY CLUB 11 JANUARY 2006 The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a Regular Session meeting 1 1 January 2006, at 7:00 pm in the Board Room of the Trophy Club Administration Building, 106 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 Cornmissioner Stamos present STAFF AND GUESTS PRESENT: Kerin C. Fleck Thomas Rhodes Patricia Adams Randy Briggs Adam Adams Beth Ann Gregory Roger Unger Tom Rutledge Don Allen Jim Wiegert Kyle Salzman Scott Beck Planning & Zoning Coordinator Planning Consultant Town Attorney DPS Chief Parks & Recreation Director Community Development Director Interim Town Manager Town Engineer Applicant - D.R. Horton Applicant - Carter & Burgess Applicant - Carter & Burgess Beck Properties A.l CALL TO ORDER AND ANNOUNCE A QUORUM. Chairman Hill called the meeting to order at 7:02 pm, and announced a quorum was present. WORKSHOP SESSION A.2 OPEN WORKSHOP SESSION B.l VIEW AND DISCUSS A PRESENTATION MADE BY 'THE APPLICANT, CARTER & BURGESS ON BEHALF OF D.R. HORTON, FOR AN APPLICATION THAT WILL BE ON THE COMMISSION'S JANUARY 19, 2006 AGENDA TO REQUEST AN AMENDMENT TO THE TOWN'S COMPREHENSIVE LAND USE PLAN TO ADD THE N:\kfleck\Private\PLANNING 8 ZONING\MEETINGS\MINUTES\2006\001 JAN\01112006 REG SESS.doc Page 1 Planning & Zoning Commission Regular Session Meeting I I January 2006 : NEW LAND USE DESIGNATION OF "TRADITIONAL NEIGHBORHOOD DEVELOPMENT". THE APPLICANT WlLL 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, CARTER 8 BURGESS ON BEHALF OF D.R. HORTON, FOR AN APPLICATION THAT WlLL BE ON 'THE COMMISSION'S JANUARY 19, 2006 AGENDA TO REQUEST A CHANGE IN 'THE EXISCING 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. Chairman Hill gave a brief introduction and outlined the format of the meeting. Kerin Fleck addressed the Commission and summarized the revisions from the previous application as well as additional items that will require further information from the applicant. Those items are as follows: The applicant has made several changes to the application: Neighborhood Configuration has changed - Neighborhood 1 - Same Neighborhood 2 - Modified Neighborhood 3 - Modified Neighborhood 4 -Same Neighborhood 5 - Modified I\leighborhood 6 - Modified Neighborhood 7 - Modified Neighborhood 8 - Relocated Neighborhood 9 - Added Village Center - Relocated Slightly Mixed Use - Removed in its entirety Elementary School Site - Removed in its entirety Street Types have been modified and provided in a text format with details provided in Exhibit B. Residential Accessory Structure Requirements have been added. This text has been taken from the Town's Zoning Ordinance, Section 35, Accessory Structures. N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\001 JAN\01112006 REG SESS.doc [6/16/06 11:14:52 AM] Page 2 Planning & Zoning Commission Regular Session Meeting I I January 2006 Lot Types have been summarized in a text format similar to the Town's Zoning Ordinance Lot Summary format. Only 7 Lot Types are proposed with this version. Minimum lot square footages range From 2,500 (Type 7) to 12,000 (Type 1). All multi-family uses have been removed. Neighborhood details have been provided. The details include which lots will be included in each neighborhood, as well as a maximum number of lots for the area, and a breakdown of the quantity of each lot type. NOTE - some of the quantities were not provided, though all contain the total number of lots anticipated for each neighborhood. 'The Village Center Permitted Uses have been reduced from 29 to 24 uses. Bank and Municipal Facilities to include Fire, Police and EMS were added. Architectural & Site Design Standards - Tree List was not provided with this submission, though it is referenced in the text. Comprehensive Land Use Plan - With the recent revisions made to the PD, the TND (Traditional Neighborhood Design) land use designation is no longer the appropriate land use designation for the Comp Plan Amendment. Staff recommends a Mixed Use land use development instead, which would appropriately designate the proposed commercial and residential uses. Building Materials - The applicant will ask the Commission for a waiver to the masonry requirements for exterior chimney surfaces. Staff added the requirement of brick, stone or stucco for exterior chirr~ney surfaces, however in speaking with the applicant this morning, they have asked this item to be removed. Home Owner's Association - Maintenance of all public and semi-public places including roadway medians and parkways shall be the responsibility of the developer/owner for a period of twelve (12) months from the time the Town approves the installation and completion of such areas. The Town shall assume responsibility of such areas after twelve (1 2) months. Lot Types - Staff recommends adding additional use categories to each of the 7 lot types Fences - The applicant would like to have specific fence requirements for those areas backing onto active open space areas, as well as those areas adjacent to gas well sites or any undesirable feature. Staff recommended the applicant simply refer to Section 45 of the Zoning Ordinance, with the stipulation that the Ordinance standards in effect at the time of passage of this PD would apply. (Ordinance Attached) Accessory Structures - The applicant has taken some sections of the Town's Accessory Structure requirements (section 35 of the Zoning Ordinance) and included them in their PD proposal. Staff recommended the applicant simply N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\001 JAN\01112006 REG SESS.doc [6/16/06 11:14:52 AM] Page 3 Planning & Zoning Commission Regular Session Meeting I I January 2006 refer to Section 35 of the Zoning Ordinance, with the stipulation that the Ordinance standards in effect at the time of passage of this PD would apply. Beth Ann Gregory addressed the Commission and spoke of the traffic concerns raised by the Horton Development. There have been a number of ques,lions regarding the impact of additional traffic on the Town's roadways. For clarification, Ms. Gregory outlined how the impact will be analyzed and what the developer's responsibilities are in relation to the process. The developer was no,tified after their initial submission in October that the Town would require a Traffic Impact Analysis [TIA) for this development. In order to help ensure that the Town's existing traffic counts are reflective of the current usage, the Town contracted with an independent traffic engineering specialist to update our existing 1996 traffic study. This process includes data collection and analysis on the existing traffic conditions in town. The project is near completion and staff anticipates having .the engineer's findings in ,the next few weeks. It should be noted that a TIA is not normally done by a developer at the zoning process. Instead a TIA is generally conducted during the platting phase when the exact location of the lots and interior streets are defined. However, due to the size of this project, the developer has agreed to begin this process now. Once the developer's TIA is complete, the Town's engineers in conjunction with an independent traffic engineering firm will analyze the report and then advise the Town whether it has been properly prepared and accurately identifies the traffic impact of the proposed development. The developer will be responsible for paying for the portion of the improvements required by their development. The analysis must be done and provisions made for meeting the traffic requirements prior to final plat approval which must precede any construction. As far as the potential to add an additional entrance, negotiations are currently underway with Denton County, Northwest ISD, Roanoke, Marshall Creek, Trophy Club and D.R. Horton for the construction of an additional roadway that will run east from Highway 377 and connect with Marshall Creek Road in Trophy Club north of Medlin Middle School. 'This road has been planned for several years and $900,000 in funding was approved in the 2004 Denton County Bond Election for this specific project. This road will provide an additional entrance to Trophy Club serving both the new high school and the north end of Trophy Club Mr. Allen addressed the Commission and presented the items that had changed in their application. General changes are as follows: rewritten to match existing Town Ordinance format; reduced density; Land Plan revised to address comments from residents as well as P&Z Commission; eliminated several open spaces and parks which were disbursed throughout the development and replaced them with larger areas northeast and northwest; Village Center reduced in size and uses further restricted; Public Safety facility site included in Village Center uses. N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\001 JAN\01112006 REG SESS.doc [6/16/06 11:14:52 AM] Page 4 Planning 8, Zoning Commission Regular Session Meeting 1 1 January 2006 Land Plan Changes as follows: reduced overall density; added larger lots (10,000 and 12,000); reduced number of lot types; oriented smaller lots in neighborhoods in the north and to the east. Changes resulting from resident concerns as follows: eliminated mixed use parcel at southwest corner of neighborhood 9; limited lots facing Trophy Club Drive in neighborhoods 2 and 3 to minimum 10,000 square foot lots; limited lots in neighborhood 9 to minimum lot sizes of 10,000 and 12,000 square feet; eliminated livelwork units completely; limited uses in Village Center to professional office uses. Changes resulting from Planning & Zoning Commission concerns as follows: a traffic study will be provided as soon as possible; added community parkland in two locations; added pathwayltrail plan; added minimum two-car garage requirement; revised tree regulations to comply with Town Ordinances; revised fences to comply with Town regulations with minor addi.lional requirements. Mr. Allen went on to address the comments made by staff and gave the Commission and staff a copy of those responses. In addition to the items listed above, Mr. Allen addressed the following specifically: Street Comparisons - Applicant will resolve to satisfaction of stafflfire Department. NlSD Future School Site - District not ready to commit to school site at this time. C2U Minor Collector - Street Detail will be provided Local Two Way Court - Parking allowed on one side only Local One Way Court - Parking allowed on one side only; Width agreed upon with staff Non-Masonry Chimneys - Variance request Home Owner's Association Public & Semi Public Spaces - Maintained by developer for 12 months Tree List -Will be provided with next submission Monument Sign Spacing - Applicant requested Site Plan approval of spacing less than 250 feet apart Pathway Plan -Conceptual plan handed out to the Commission Northeast Park Site - Conceptual plan handed out to the Commission The applicant has been working with staff regarding appropriate parkland dedicalion. Chairman Hill addressed the applicant and clarified a few parts of the submission. Ms. Fleck spoke of the Comprehensive Land Use Plan amendment. The Commissioners addressed the applicant individually. Commissioner Reed stated the proposed Planned Development density is a substantial departure from the Town's current Comprehensive Land Use Plan. While the latest submission contains more detail than previous versions, it still lacks sufficient detail to determine the actual number of lots in each of the neighborhoods. N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\001 JAN\01112006 REG SESS.doc [6/16/06 11:14:52 AM] Page 5 Planning & Zoning Commission Regular Session Meeting I I January 2006 Commissioner Stamos inquired about the TIA. Ms. Gregory reiterated that the Town is conducting a traffic study to get a snapshot of existing traffic volumes within the Town. Horton will u.l.ilize the Town's data along with their own data to complete the TIA. Ms. Gregory clarified that the TIA for the proposed DR Horton Planned Development would only apply to the traffic created by their development. Commissioner Stamos stated that he still has concerns with the Village Center located across the street from schools. Additionally, he questioned the density and the proposed lot sizes and requested further clarification from the applicant with the next submission. Vice Chairman Stephens stated he has concerns with the proposed densities as well as future traffic concerns. He concluded his comments by stating that he needs more information before he can make any more comments. Commissioner Sheridan stated that the Commission as a whole has not addressed Home Owner's Associations. If it should get to the point of having a high density neighborhood, as is proposed with Lot Type 7, he requested the Commission seriously address that topic. The applicant's request for non-masonry chimneys; there are ways in which a masonry chimney will work and not produce warranty issues. Commissioner Ashby thanked staff for the presentation and the history of the revised submission to the Commission. He went on to commend DR Horton and The Lakes of Trophy Club Homeowner's Association for working together to address areas of concern. He stated he too has concerns about streets as well as Town ingress and egress and alleys. Chairman Hill inquired about the proposed alleys and asked how many lots would be along the alley. Mr. Allen said he was not able to address that question at this time. Commissioner Sheridan said generally the Fire Marshal determines the length of the alley. Commissioner Moss requested a Detailed Concept Plan in order to better understand the applicant's intent. C.l CLOSE WORKSHOP SESSION Chairman Hill recessed the meeting for a five-minute break at 8:54 pm. REGULAR SESSION C.2 OPEN REGULAR SESSION Chairman Hill called the meeting back to order at 9:l 1 pm C.3 CITIZEN PRESENTATIONS: THIS IS AN OPPORTUNITY FOR CI'TIZENS TO ADDRESS THE COMMISSION ON ANY MATTER. 'THE COMMISSION IS NOT PERMlllED TO TAKE ACTION OR TO DISCUSS ANY PRESENTATIONS OR COMMENTS. N:\kfleck\Private\PLANNlNG & ZONING\MEETINGS\MINUTES\2006\001 JAN\01112006 REG SESS.doc [6/16/06 11 :14:52 AM] Page 6 Planning 8, Zoning Commission Regular Session Meeting 1 1 January 2006 The following citizens addressed the Commission: Wally Funk, 243 Oak Hill Drive spoke relative to the southern neighborhood extension of Neighborhood 4 surrounded by the golf course. -Susan Kimball, 3 Avalon Drive gave her time to Greg Lamont. Greg Lamont, 15 Avalon Drive representing The Lakes of Trophy Club Homeowner's Association, spoke relative the Association's general disfavor of the proposed Townhome product; The Association feels that Neighborhoods 1, 5, 7 and 8 should be revised to reflect lot minimums of 8,000 sq. ft, with minimum dwelling square footages at 1,800, and Neighborhoods 2, 3, 4, 6 and 9 should be revised to reflect lot minimums of 10, 000 sq. ft. with golf course lot minimum of 2,500 sq. ft and the remaining to be 2,000 sq. ft. Larry Tatarowitz, 2 17 Fresh Meadow Drive spoke relative to: property values - how will additional homes impact existing property values; building materials - how will the homes be constructed; traffic - how will the additional traffic impact school children and bus stop locations; proposed Marshal Creek Road exit - who pays for the road modifications; streets - layouts and sufficient turning radius; and finally, will the Town be required to incur any additional financial burdens? Rick Calley, 23 1 Oak Hill Drive spoke relative to the south neighborhood extension of Neigt-~borhood 4 surrounded by the golf course. Keith Barnes, 20 Ridgeview Drive spoke relative to maintaining the standards of Trophy Club and receiving more detail on the types of houses. Dave Glaser, 15 Overhill Drive spoke relative to the size of the lots and the average square footages. Neil Twomey, 203 Oakmont Drive spoke relative to density, lot sizes and square footages and receiving a comprehensive breakdown of the lot sizes in each neighborhood. Paula Johndrow, 1 12 Lakeshore Drive spoke relative to density and holding off on addressing the Village Center part of the proposed zoning. Barbara Kadow, 322 Village Trail spoke relative the proposed density, obtaining more information on sidewalks and in disfavor of the proposed alleys and Townhome product. James Dykes, 107 Carnoustie Drive spoke relative to the Hwy 377 road and suggested a new name for the development, "Waterside at Trophy Club". C.4 DISCUSS HORTON APPI.ICATIONS AND DIRECT STAFF AND APPI.ICANT ON ADDITIONAL INFORMATION NEEDED FOR CONSIDERATION OF APPLICATION AT JANUARY 19,2006 COMMISSION MEETING. N:\kfleck\Private\PLANNlNG 8 ZONlNG\MEETINGS\MINUTES\2006\001 JAN\O1112006 REG SESS.doc [6/16/06 11:14:52 AM] Page 7 Planning & Zoning Commission Regular Session Meeting I I January 2006 Chairman Hill asked when staff would be able to receive a revised submission from the applicant. Ms. Fleck stated it was up to the applicant, whether they wanted to conduct another workshop, or move forward with the public hearing. Mr. Allen stated he felt another workshop was necessary, prior to the public hearing. Mr. Allen requested time to address some of the comments made by the residents. Specific to the southern portion of Neighborhood 4 - the lots are proposed for a very limited number of high-end 12,000 square foot lots. The applicant stated that they will comply with the Town's masonry requirements, there is just the question regarding the chimneys. They will propose all the neighborhoods to have four-foot (4') wide sidewalks, with six-foot (6') sidewalks at the trail connections. Relative to the proposed name, the site cannot access the water of Grapevine Lake. In fact it cannot even be seen from the perimeter of the project. Relative to the funds for 377, Mr. Allen stated that he relies on the assurances of officials from Denton County when they say they have allocated $900,000.00 for the road. Mr. Allen concluded his comments by stating that he will revise the submittal according to the comments from the Commission and residents and he requested another workshop. Chairman Hill requested a list of nearby developments that would represent what Horton is proposing in Trophy Club. Commissioner Stamos requested the applicant provide the Commission with a site plan to see more detail. Commissioner Sheridan requested that the Commission receive a copy of the traffic study when it is complete. Ms. Fleck stated that staff would require approximately two weeks for review, with the meeting the following Thursday. Ms. Adams stated the applicant did not need to request a continuance of the public hearing, that the hearing would be continued when the Commission met, when the date is decided. C.5 Adjournment. Chairman Hill adjourned the meeting at approximately 9:49 pm. N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\001 JAN\01112006 REG SESS.doc [6/16/06 11:14:52 AM] Page 8