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Minutes P&Z 03/02/2006MINUTES OF A PUBI.IC HEARING & REGULAR SESSION FOR THE TOWN OF TROPHY CLUB PLANNING AND ZONING COMMISSION 2 MARCH 2005 The Planning and Zoning Commission of the Town of Trophy Club, Texas met in a Public Hearing and a Regular Session on 2 March 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 absent Commissioner Moss present Commissioner Reed present Commissioner Sheridan present Commissioner Stamos present STAFF AND GUESTS PRESENT: Kerin C. Fleck Planning & Zoning Coordinator Adam Adams Parks and Recreation Director Scott Beck Applicant, Beck Properties Don Allen Applicant, DR Horton Jim Wiegert Applicant, Carter & Burgess Kyle Salzman Applicant, Carter & Burgess A.l CALL TO ORDER AND ANNOUNCE A QUORUM. Chairman Hill called the mee.l.ing to order at 7:07 pm, announced a quorum was present and explained the format of the meeting for the benefit of the audience. PUBI.IC HEARING A motion was made to open the public hearing. Motion: Stephens Second: Stamos Ayes: Hill, Moss, Reed, Sheridan Nays: - None Action: Approved, 6-0 Motion carried. Chairman Hill read the following caption into the record. B.l CONSIDER: Planning & Zoning Commission PuMic Hearing & Regular Session Meeting 2 March 2006 A. A ZONE CHANGE REQUEST FOR AN APPROXIMATE 1.751 ACRE TRACT OF LAND LOCA'CED GENERALLY TO 'CHE EAST OF 'CHE MUNICIPAL UTILITY DISTRICT WASTEWATER TREATMENT PLANT FACILITY AND SOUTH OF THE TOWN'S NORTHEASTERN CITY LIMIT, AND BEING PART OF THE MARY MEDLIN SURVEY, A-832 FROM ITS CURRENT ZONING OF R-12 - SINGLE FAMILY RESIDENTIAL TO CR COMMERCIAL RECREATION. APPLICANT: BECK PROPERTIES. (ZCA.06.008) Scott Beck addressed the Commission and introduced the item. Within the second phase of Hogan's Glen, the Country Club has a golf maintenance facility that they have been using for 20-25 years. In order to facilitate the future build-out of Hogan's Glen the facility needs to be moved. Beck Properties is requesting it be moved to an area that will not impact future residential development, so they have selected a spot east of the Wastewater Treatment Plant. Also, next month they will bring forward an additional site to the north of the Treatment Plant. To the east of the tract there are trees that will create a natural buffer, and the extension of Indian Creek Drive will be to the east of the tree buffer. The north side of the property is perpetual flowage easement that cannot be developed. Currently the Country Club has approximately 15 acres with different facilities sporadically placed on the property. Beck Properties is attempl.ing to consolidate their needs into two tracts, this 1.751 acre tract and the upcoming zone change request of approximately 2.08 acres. There were no requests to speak from the public. Chairman Hill skipped to agenda item C.1. REGULAR SESSION C.l Dlscuss and take approprlate action relatlve to: A. Agenda Item B.l A motion was made to recommend approval of the zone change request. Motion: Stamos Second: Reed Ayes: Hill, Moss, Sheridan, Stephens Nays: None Action: Approved, 6-0 Motion carried. A motion was made to close the public hearing: Motion: Stephens Second: Reed Ayes: Hill, Moss, Sheridan, Stamos Nays: None Action: Approved, 6-0 Motion carded. N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\003 MAR\03022006 PH & REG SESS I .doc [6/ 1 6/06 1 1 :17:20 AM] Planning & Zoning Commission Public Hearing & Regular Session Meeting 2 March 2006 Chairman Hill read the following caption into the record. B.2 DISCUSSION OF AN APPLICA'TION'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- 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: Don Allen addressed the Commission and began to present the changes made by the applicant since the last P&Z workshop meeting on 23 February. Mr. Allen gave a brief presenta.l.ion of the items revised in their application. 'The Concept Plan is generally the same, two mews have been added along Trophy Club Drive. The Park configurations have been slightly revised to reflect what will be discussed later on during the meeting. Mr. Allen showed land plan configurations for Eagle's Ridge Phase Ill and Water's Edge at Hogan's Glen in order to illustrate larger lots on the east side of town. Ms. Fleck asked Mr. Allen to keep his discussion focused on the Highlands at Trophy Club. Mr. Allen introduced Concept Plans for Neighborhood 3 and 5. The Townhouse product has been relocated to Neighborhood 5, in the north center, (relocated east approximately 1,500 feet). The desire is to integrate the Townhome product within the neighborhood so that it is not on Trophy Club Drive and incorporate open space close by. Mr. Allen went briefly went through the changes made to the proposed lot type regulations as a result of comments from the Commission at the previous meeting. A. LOT REGULATIONS (CONTINUED FROM FEBRUARY 23,2006) 1. LOTTYPE1 2. LOTTYPE2 3. LOTTYPE3 4. LOTTYPE4 5. LOTTYPE5 6. LOTTYPE 6 7. LOTTYPE7 A summary of those changes are: 0:- Delete garage sales as a use for Lot Types 1-7 0:- Added garage requirements for each lot type 0:- Lot Type 1 - Increased rear yard from 20 feet to 25 feel N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\003 MAR\03022006 PH 8 REG SESS I .doc [6/16/06 1 1 :17:20 AM] Planning 8, Zoning Commission Public Hearing 8, Regular Session Meeting 2 March 2006 *:* Lot Type 1 - lncreased side yard adjacent to a side street from 15 feet to 20 feet *:* Lot Type 2 - lncreased rear yard from 20 feet to 25 feet *:* Lot Type 4 - Revised front yard set back to a varied 20 foot, 23 foot and 26 foot minimum *:* Lot Type 5 - Revised Front yard set back to a varied 20 foot, 23 foot and 26 foot minimum *:* Lot Type 7 - lncreased minimum floor area from 1,000 square feet to 1,350 square feet *:* Lot Type 7 - Added "Length of Structures" provision to a maximum of 3 units per structure B. PARKS 1. NORTH EAST LOCATION 2. NORTHWEST LOCATION C. PATHWAY PLAN Mr. Allen moved on to Parks and Open Space and the Pathway Plan. The Pathway Plan is proposed with two items: the blue trail indicated the areas that would connect through the parks and utilize the existing flowage easement wherever possible and the red trail indicates the areas that would follow the Town sidewalks, but with six foot width where connecting to the park trails. 'The pathway system has been discussed with staff. Adam Adams briefly addressed this topic, stating the plan appears to be a valid plan, the six foot (6') sidewalks are such that would encourage a user to move off the street. Mr. Adams suggested connecting to trails in Marshall Creek Park, however, he has not yet spoken with the applicant about this modification. Regarding the cost of construction, Mr. Allen stated their proposal for the Pathway Plan is that the trails in each neighborhood are constructed as the neighborhoods develop. If for some reason Horton does not remain to develop the entire subdivision to build-out, the system would still be constructed as each neighborhood builds-out. Commissioner Stamos suggested the Commission look at the timing of the construction of the pathway system. Commissioner Sheridan stated that he would like the Police Department to comment of the pathways at some point in the future. Mr. Allen stated he anticipates the sidewalks to go in when the streets are built. Commissioner Sheridan asked if the Town is adequately covered if the sidewalks are damaged by each builder. Relevant to parks, the applicant is proposing to satisfy the parkland dedication requirements with three park locations. The first area is to the east of the middle school. In speaking with staff, Carter and Burgess has arranged a plan to the east and the north of the current Town pool, extending north to the intersection of Trophy Club Drive and Marshall Creek Road. The proposed acreage is approximately thirteen (1 3) acres and would be able to accommodate a Recreation Center plus several full size and junior size sports fields. A second site is in the northeast corner of town and is approximately twenty (20) acres in size. The site can accommodate several sports fields as well. Eight acres would be active use acres with ball fields, and the rest are passive park areas. N:\kfleck\Privote\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\003 MAR\03022006 PH 8 REG SESS 1 .doc [6/16/06 1 1 :17:20 AM] Planning & Zoning Commission Public Hearing & Regular Session Meeting 2 March 2006 The site also contains a flowage easement to the east, but is heavily covered by trees which would remain. The third location is a site that the Town is currently utilizing for active parkland, Beck Park located to the east of the Tom Thumb shopping center and to the south of Trophy Club Drive. D.R. Horton would like to be able to dedicate that land in order to meet the parkland requirements. Ms. Fleck stated that all of the pathway and parkland dedication would require Town Council approval. Mr. Adams addressed the Commission. The Town currently has a three to one (3:l) parkland dedication ratio for areas in a floodplain or flowage easement. Because floodplain is optimal land for sports fields, Mr. Adams is bringing forth an appeal clause in the Parkland Dedication Ordinance before the Town Council at their 6 March 2006 meeting. The clause would allow Council to credit floodplain land at a one to one (1 :1) ratio. The proposed northwest park is in a good location, in close proximity to the future high school as well as Beck and Medlin. The land would be able to be lit, as it would not abut residential. There is enough land for a future pool to be added close to the exiting pool, and there is also enough land to expand parking for the site, which would be necessary. The proposed northeast park is still up in the air as far as field usage. Mr. Adams said that he is pleased with the overall park sites. Commissioner Stamos inquired about the responsibility of the actual improvements to the parkland. Mr. Allen stated that D.R. Horton would only be responsible for the dedication of the land and not the improvements. Mr. Adams said the Parkland Ordinance speaks to the usability of the dedicated land. Both sites are mostly flat and would not require much in the way of site preparation. The Commission gave closing comments to Mr. Allen. Commissioners Stamos and Reed spoke about the difference in the proposed lot sizes compared to the Town's current lot type inventory. The Commission gave a general consensus that the lot types proposed for Eagle's Ridge Phase Ill and Water's Edge at Hogan's Glen do not count as a "credit" for larger lots from D.R. Horton. Mr. Allen again stated that he is proposing maximum lot counts. Commissioner Stamos then suggested that Mr. Allen come forward with individual Site Plans in order to determine just how many lots would be in each neighborhood. Mr. Allen said that the Site Plans would most likely change from now until such time that a specific neighborhood was developed. Commissioner Moss stated that he still has concerns about proposed Lot Type 5 and the fifty-foot (50') lot width. He asked Mr. Allen to look at a lot width of sixty-five feet (65') and a depth of ninety feet (90'). The total square footage would still be six thousand (6,000). Mr. Allen said he would need to study that and get back to the Commission. Commissioner Sheridan said that he would like to see distinctive architectural requirements added, such as eight-foot (8') front doors, wood windows, percentage of stone, etc for the smaller lots. He also asked Mr. Allen to consider revising the minimum floor area of the Townhome product. Mr. Allen agreed to do so. D.l ADJOURNMENT Chairman Hill adjourned the meeting at approximately 8:36 pm. N:\kfleck\Private\PLANNlNG 8 ZONING\MEETINGS\MINUTES\2006\003 MAR\03022006 PH 8 REG SESS 1 .doc [6/16/06 1 1 : 1 7:20 AM] Planning & Zoning Commission Public Hearing & Regular Session Meeting 2 March 2006 N:\kfleck\Private\PLANNlNG ZONING\MEETINGS\MINUTES\2006\003 MAR\03022006 PH 8 REG SESS 1 .doc [6/16/06 1 1 :17:20 AM] 6