Minutes P&Z 11/03/20114nr.
Trophy Club Entities 100 Municipal Drive
r y Trophy Club, Texas 76262
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Meeting Minutes
` Planning & Zoning Commission
Thursday, November 3, 2011 7:00 PM Svore Municipal Building Boardroom
Call To Order and announce a quorum.
Vice Chair Stephens called the meeting to order at 7:20 p.m.
Mayor Connie White noted for the record that a quorum of the Council is present.
COMMISSION MEMBERS:
Present: 6 - Vice Chair James Stephens, Commissioner Mike Davidson,
Commissioner Dennis Sheridan, Commissioner Dale Forest,
Commissioner Clayton Reed, and Commissioner Gary Richert
Absent: 1 - Chairman Gene Hill
STAFF AND GUESTS PRESENT.
Carolyn Huggins, Community Development Director
COUNCIL PRESENT.
Mayor Connie White
Councilwoman Jeannette Tiffany
Councilwoman Margi Cantrell
Councilman Bill Rose
Approximately 45 residents in attendance
1. 2011-570-T Review and approve minutes of the October 20, 2011, Planning and
Zoning Commission meeting.
A motion was made by Commissioner Forest, seconded by Commissioner
Davidson, that this Agenda Item be Approved . The motion carried by the
following vote.
Aye: 6 - Vice Chair Stephens, Commissioner Davidson, Commissioner Sheridan,
Commissioner Forest, Commissioner Reed, and Commissioner Richert
REGULAR SESSION
2. 2011-569-T Discussion of a zoning change request for a 26.354 acre tract of land
located at the northeast corner of State Highway 114 and Trophy Club
Drive, from the current zoning of "PO" Professional Office and "CR"
Commercial Recreation to a Planned Development "PD -30" mixed use
of multi -family, retail, professional and recreational type uses.
Planning and Zoning Commission Page 1 of 7 Meeting Date: November 3, 2011
Planning & Zoning Commission Meeting Minutes November 3, 2011
Applicant: Jackson Walker, L.L.P. on behalf of JSB Properties, L.P.
The Planning and Zoning Commission reviewed Planned Development No. 30 from
Page 1 to Page 45. Suggested changes will be given to the Applicant. Review of
remainder of document and a public hearing will be held on November 17, 2011.
Suggested Changes:
Page 3
Revise "Concurrent Compliance" paragraph. Remove the word "sole" from the
second sentence. Leave second and third sentence. Remove fourth sentence: `In
the event of a conflict between any provision in this ordinance including, but not
limited to, any regulation, development standard or procedure, with any provision in a
Town ordinance or resolution, the provisions in this Ordinance shall control." P&Z
would like the 'higher standard' to control.
Page 4
No. 4 define 'noncommercial uses" (it infers residential).
When will a Concept Plan be provided?
Add "on-site restaurant" or `full service restaurant" to "Hotel" definition.
Page 5
No. 11 Live/Work Unit. No "live" units on the ground floor. Remove the allowance of
"located on the street level".
No. 15 Mews Street. No such street type anywhere else in Trophy Club. Why the
need for a new definition of street? How about `slip road"— as TC has in The
Highlands?
No. 17 - Provide definitions for "flats" and "flats with mezzanines" Commercial can
be on the ground floor, but residential should be on the 2nd floor and above only. No
ground floor residential. Be consistent throughout the document.
Provide a definition for "Property Owners Association".
Page 6
No. 23 - There should not be any 'public" secondary streets within the development.
All streets within should be private.
No. 25 — Remove extra period in 2nd line. Remove the allowance that a site plan
shall be reviewed and approved by Town Staff. P&Z and Council shall maintain
oversight.
No. 28 — Supergraphic Sign. Delete entirely. No supergraphic signs allowed in
PD -30.
No. 29 — Remove "approved by Town Staff".
No. 31— Townhome. Delete entirely. No townhomes allowed in PD -30.
No. 32 — Define "Town Staff". As written, it appears that the Town Manager can
approve any and all development associated with PD -30. Should be rewritten to
clearly indicate who are "Town Staff'
Page 7
No. 33 — what is a `pedestrian drive"?
Planning and Zoning Commission Page 2 of 7 Meeting Date: November 3, 2011
Planning & Zoning Commission Meeting Minutes November 3, 2011
A. Permitted Uses. Remove "upon the approval of the Town Staff".
1. Residential - remove all but "Hotels (full service)" and "Nursing, Rest &
Convalescent Home" Add `private" before "Nursing, Rest & Convalescent Home".
(i.e., no non-profit— everything should be for profit to provide revenue to the Town)
2. Religious and Philantropic — Delete
3. Educational — delete all. Not enough room for all of the parking that will be
needed. Could keep 'private educational tutoring".
4. Community Facilities — Add `private" before 'Auditorium, Gym". Heliport/Helipad
is ok only as a supplemental use to a business located there and must be on the top
of the building (not allowed on ground level). Municipal Admin, Public Service
Facilities should reduced to a Police substation only allowed and as a supplemental
use only. "Park, Playground, Playlots, Related Facilities" add a requirement that they
are allowed as a supplemental use only.
In the uses, no non -tax entities should be allowed.
Page 8
Community Facilities — continued.
"Public Safety Facilities" add allowed as a supplemental use only.
Add an SUP requirement for "Radio, Television, Microwave, Cellular Towers attached
to buildings"
Add `Private" before "Social, Recreational, Assembly Bldgs"
Add "as a supplemental use only" for "Utility Facilities, Office"
5. Professional and Financial Institutions
Delete "Hospital"
Delete "Extended Stay Surgery Center"
Delete "Shops" (too broad)
6. Retail
Dry Cleaners, Pick-up and Drop-off — add language to make it clear that cleaning
must be done off-site
Page 9
Retail — Continued
Commissioners questioned why the Hardware Store had a specific 'less than 50,000
square feet) notation, but no other stores were limited in sized.
"Performing Arts Center"— clarify definition. Should be "for profit" only.
"Restaurant w/Alcoholic Beverage Sales (Appropriate TABC Required) (SUP
Required) — add the word "license" after "TABC" and before "Required"
7. Recreational
Delete "Community Center (Non Profit)
Delete "Swimming Pool, Tennis Court (Non -Profit)
The rest of this category should be as a supplemental use only"
8. Mixed Uses. Too broad. Delete. Concept plan should define where uses will go
on the property.
9. Accessory Uses. Too broad. Delete. Any use accessory to any permitted use is
allowed in this planned development district provided it meets the Town's Code of
Ordinances regulating accessory structures/uses.
10. Drive-Thru Facility. Where are drive-thru facilities allowed? Should only be a
certain street and have access so that no long car lines obstruct other
businesses/flow of traffic. Bank, coffee shop, dry cleaners, restaurant — all ok as
drive-thru, but tighten up regulations so that it blends with development. Main
Planning and Zoning Commission Page 3 of 7 Meeting Date: November 3, 2011
Planning & Zoning Commission Meeting Minutes November 3, 2011
concern is traffic flow both on public streets and within the shopping center.
Be consistent with spelling throughout document. Use either `drive-thru" or
drive-through" consistently.
Page 10
a. Concept Plan. Need one NOW. Concept planned provided to date is inadequate.
b. Building Location. Use normal Town language — i.e., setbacks rather than
"building line"
c. Is the property owner responsible for maintaining these areas or will it be the
property owner "association"?
f. Remove "salt finished" from "Paving Materials".
Page 11
iv. Why is a Private License needed? Commissioners would like a "lawyer"
explanation of what this means and why it is needed for this development. Delete the
last sentence of this section, "Supplemental use areas and their specific utilization do
not require review, approval, or further licensure of any type by the Town of Trophy
Club." Commissioners want to see Town approval required.
2. Tree Preservation and Open Space. Remove "except as modified herein". This
development should meet the Tree Preservation requirements.
Page 12
c. d. e. Delete. No exceptions from Town Tree Preservation regulations.
f. Open Space. Commissioners would like to know how much open space is
proposed for this development.
iii. replace "should" with "shall".
Define 'natural" state — some "natural state" areas can look overgrown and
neglected.
Page 13
h. Sidewalks and Community Bicycle/Pedestrian Trail
i. add "Drive" to first sentence. "Minimum 6'-0" wide sidewalks shall be required along
Trophy Club `Drive' and Indian Creek Drive."
One Commissioner is against sidewalks up against a curb. He wanted grass
between curb and sidewalk. Other Commissoners disagreed.
Combine iii., iv., and v. Delete "as exclusively designed by the Owner" in iii.
Page 14
i. What is an A"Drive? Provide adequate Concept Plan that explains street types.
Be consistent with spelling of `Drive-thru" and "Drive -Through". Explain where
drive-thrus will be rather than where they will not be.
j. Property Owners Association. Add requirement that the association is responsible
for maintenance of this 26 -acre property.
b. State Highway 114 Frontage Road. Set a minimum. Coordinate this with table on
next page.
Buildings should front Indian Creek Drive and Trophy Club Drive. No services/back
of building on either of these two streets.
Page 15
Table — Line 3, Indian Creek Drive — use same format as previous two lines by
adding "Front Setback Along" [Indian Creek Drive]
Are the minimum setbacks along 114 comparable to other building setbacks in
Planning and Zoning Commission Page 4 of 7 Meeting Date: November 3, 2011
Planning & Zoning Commission Meeting Minutes November 3, 2011
Trophy Club along State Highway 114. Should be consistent.
Page 16
How tall is a story? [building code standard practice is 12 -ft.] State number of floors
AND maximum height of building; i.e., 5 floors and 60' maximum.
iii. remove `multi -family residential" from this item. Create separate item for
"multi -family" or delete MF entirely. Mixed use building should not exceed 4 stories in
height or 48' maximum.
iv. Maximum 4 stories. Revise paragraph in entirety to fit that height.
vi. Parking. Shall not be higher than adjacent building.
Page 17
Rooftop projections. Not sure if this is appropriate for the development. Further
discussion needed.
Street Trees. Add verbiage that maintenance of trees are responsibility of POA.
Page 18
ii. Parking spaces.... Second sentence, `A 2'-0" overhang from vehicles parked in
the Parking Zone is allowed into adjacent Circulation Zone." -- not where
supplemental uses reduce space/sidewalk.
d. Circulation Zone, ii. Commissioners would like 5'-0" wide clear zone dedicated for
pedestrian circulation. Make change throughout document. They want the 5 -ft. wide
clear zone to be an absolute, i.e., no encroachments. v. again, change to 5'-0"
(throughout document)
Pages 19 through 28
v. The Owner and/or Tenant is responsible for maintenance of the Supplemental
Zone. Where does this start and stop? For instance, clarify that it is from circulation
zone to building line.
2. Modification of Zones
a. delete "upon approval of Town Staff". Second sentence — clarify which
"ordinance". This PD or Town Regulations?
b. delete "upon approval of Town Staff'.
3. Indian Creek Drive with Residential Frontage. a. General. Delete `in" between
'forth' and 'herein'. No ground floor residential is allowed so this isn't needed.
The next 11 pages regulate parking. Why separate for every zone?
Consolidate%larify all parking. Add definitions of parking zones.
Page 29
7. Serviceways. — Shall not front on Indian Creek Drive, Trophy Club Drive, and
frontage road along State Highway 114.
Page 30
1. Mixed Use. a. General. Add Indian Creek Drive to this.
ii. remove `multi -family residential. Add 'if located on the second floor and above" to
second sentence, "Residential and Commercial occupancies may be located on the
same floor of the same Building "if located on the second floor and above".
iv. Delete. No townhomes allowed.
Page 31
3. Uses Allowed on Specific Frontages
i. Delete. No ground floor residential.
E. Non -Residential Building Design Guidelines. 1. General. Add Indian Creek Drive
Planning and Zoning Commission Page 5 of 7 Meeting Date: November 3, 2011
Planning & Zoning Commission Meeting Minutes November 3, 2011
to this.
Page 32
2. Structured Parking Garages. Add requirement that parking garages must have
some decorative appearance.
3. Building Locations. e. Balconies.... `private license granted herein". Need
explanation of what a private license is and how it applies in this situation.
Page 33
4. Specific Building Requirements:
a. "as defined by the building code" How is a mezzanine defined by the building
code? Commissioners would like more information.
b. what is a `non -parking building". Seems like an odd term. Add "Indian Creek
Drive to last sentence of this paragraph.
c. non -parking building?
d. Delete "at the discretion of the Property Owner". Specify what materials will be
used for storefronts, entrances, windows, entrance vestibules, etc. There are no
architectural standards in this document. Need to be added.
Page 34
i. Remove "and" from between 'Circulation' and `Zone'. Is this adequate? All roof top
equipment should be adequately screened so as to not be visible.
5. Loading and Trash Zones.
a. Delete second sentence. Clarify that all dumpster/compactors and the locations
of such shall be well hidden and clean and not facing any drive (Trophy Club Drive,
Indian Creek Drive, State Highway 114).
Pages 35 and 36
Delete or revise to reflect no multi -family or severely reduced multi -family with
increased square footage. No residential on ground floor. What is "cementitious
material"?
Pages 37 through 40
Parking Guidelines — revise to reflect revisions to elimination or severe reduction of
multi -family.
Page 40
11. Valet Parking. Clarify "approved by the Town Staff"— what process and who
does that mean? Delete `If the valet parking plan is not approved within two (2) days
of submittal, it will be deemed approved."
J. SIGNAGE AND MISCELLANEOUS -- why bold? Any significance to bolding this
section?
Pages 41 through 45 —Signage
Commissioners would rather see Town regulations used as it seems the proposed
signage for this development will create a lot of clutter.
Page 41. (b) v. 800 square feet is too big.
Page 42. (d) Banners — if span the street, control the height, i.e., so that a fire truck
can pass beneath.
Delete "Banner design is at the sole discretion of the Property Owner.
Page. 43 (i) Murals — delete `approval of Town Staff' Must be approved by P&Z and
Council.
Page 44. Kiosks. Too vague. Define where located and size. Require that kiosk
should be connected with established business? Permanent only? Should
temporary be allowed?
Page. 45 (m) Delete "Supergraphics Signs".
Planning and Zoning Commission Page 6 of 7 Meeting Date: November 3, 2011
Planning & Zoning Commission Meeting Minutes November 3, 2011
Adjourn
Referred to the Planning & Zoning Commission due back on 11/17/2011
Meeting Adjourned at 10:08 p.m.
Mayor W_We-adjourned the Council quorum.
Stephens, Vice
ta"I'Tyu
Carolyn Hugg s, Community elopment Director
Planning and Zoning Commission Page 7 of 7 Meeting Date: November 3, 2011