Agenda Packet P&Z 03/24/2016
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Planning and Zoning CommissionPage 1 of 234March 24, 2016
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Planning and Zoning CommissionPage 2 of 234March 24, 2016
Trophy Club Entities 100 Municipal Drive
Trophy Club, Texas 76262
Legislation Details (With Text)
File #:2016-162-T Version:1 Name:
Type:Agenda Item Status:Public Hearing
File created:3/17/2016 In control:Planning & Zoning Commission
On agenda:3/24/2016 Final action:
Title:Public hearing regarding a request to amend certain Planned Development No. 30 (PD-30) conditions
on an approximate 26.4 acres of land located generally at the northeast corner of Trophy Club Drive
and State Highway 114, bordered on the north by Indian Creek Drive and on the east by the rear
property lines of the residential lots located on Brook Hollow Drive, Case PD-AMD-16-048.
Attachments:
DateVer.Action ByActionResult
PublichearingregardingarequesttoamendcertainPlannedDevelopmentNo.30(PD-30)conditionsonanapproximate
26.4acresoflandlocatedgenerallyatthenortheastcornerofTrophyClubDriveandStateHighway114,borderedon
thenorthbyIndianCreekDriveandontheeastbytherearpropertylinesoftheresidentiallotslocatedonBrookHollow
Drive, Case PD-AMD-16-048.
Planning and Zoning CommissionPage 3 of 234March 24, 2016
Trophy Club Entities 100 Municipal Drive
Trophy Club, Texas 76262
Legislation Details (With Text)
File #:2016-163-T Version:1 Name:
Type:Agenda Item Status:Public Hearing
File created:3/17/2016 In control:Planning & Zoning Commission
On agenda:3/24/2016 Final action:
Title:Public hearing regarding a request for a Specific Use Permit for a Hotel (limited-service) on
approximately three acres located within the PD 30 zoning district located generally at the northeast
corner of Trophy Club Drive and State Highway 114, bordered on the north by Indian Creek Drive and
on the east by the rear property lines of the residential lots located on Brook Hollow Drive, Case SUP-
16-008.
Attachments:
DateVer.Action ByActionResult
PublichearingregardingarequestforaSpecificUsePermitforaHotel(limited-service)onapproximatelythreeacres
locatedwithinthePD30zoningdistrictlocatedgenerallyatthenortheastcornerofTrophyClubDriveandStateHighway
114,borderedonthenorthbyIndianCreekDriveandontheeastbytherearpropertylinesoftheresidentiallotslocated
on Brook Hollow Drive, Case SUP-16-008.
Planning and Zoning CommissionPage 4 of 234March 24, 2016
Trophy Club Entities 100 Municipal Drive
Trophy Club, Texas 76262
Legislation Details (With Text)
File #:2016-164-T Version:1 Name:
Type:Agenda Item Status:Regular Session
File created:3/17/2016 In control:Planning & Zoning Commission
On agenda:3/24/2016 Final action:
Title:Discussion and recommendation regarding a request to amend certain Planned Development No. 30
(PD-30) conditions on an approximate 26.4 acres of land located generally at the northeast corner of
Trophy Club Drive and State Highway 114, bordered on the north by Indian Creek Drive and on the
east by the rear property lines of the residential lots located on Brook Hollow Drive, Case PD-AMD-16
-048.
Attachments:Staff Report.pdf
Exhibit A.pdf
Exhibit B.pdf
Exhibit C.pdf
Exhibit D.pdf
Exhibit E.pdf
Exhibit F.pdf
Exhibit G.pdf
DateVer.Action ByActionResult
DiscussionandrecommendationregardingarequesttoamendcertainPlannedDevelopmentNo.30(PD-30)conditions
onanapproximate26.4acresoflandlocatedgenerallyatthenortheastcornerofTrophyClubDriveandStateHighway
114,borderedonthenorthbyIndianCreekDriveandontheeastbytherearpropertylinesoftheresidentiallotslocated
on Brook Hollow Drive, Case PD-AMD-16-048.
Planning and Zoning CommissionPage 5 of 234March 24, 2016
STAFF REPORT
Planning and Zoning Commission
March 24, 2016
PD-AMD-16-048: PD 30 Amendment
SUBJECT
:
Discussion and recommendation regarding a request to amend certain Planned
Development No. 30 (PD-30) conditions on an approximate 26.4 acres of land
located generally at the northeast corner of Trophy Club Drive and State Highway
114, bordered on the north by Indian Creek Drive and on the east by the rear
property lines of the residential lots located on Brook Hollow Drive.
REQUEST:
The developer, JSB Properties, Inc., represented by applicant William S. Dahlstrom, is
proposing amendments to PD 30 Ordinances 2012-04 P&Z and 2014-06 P&Z (attached).
Ordinance 2012-04 P&Z was approved by the Town Council on January 26, 2012 and
Ordinance 2014-06 P&Z, which amended Ordinance 2012-04 P&Z, was approved by the
Town Council on March 3, 2014.
In summation, the effect of the proposed amendments involves a reduction in total
multifamily (urban residential) units from 283to amaximum of 250 by eliminating
ground floor “retail ready” units, reducing the overall height of the urban residential
building from five stories to four,and eliminating efficiency units. Additionally, nine
more town home units are proposed bringing the total to 39 units. Other changes include
reconfiguring the retail buildings along SH 114 and giving the urban residential units that
front along Trophy Club Drive a “rowhouse” look. As mentioned below, a “Rowhouse”
is an attached dwelling unit that appears to beseparated from other dwelling units in a
row by some architectural feature such as a vertical, unpierced wall extending from grade
to roof. There is no limit on the number of rowhouses that may be connected to each
other.”
A Specific Use Permit (SUP) for a “limited-service hotel” is also proposed to be added
that would allow for a smaller hotel with fewer than 150 rooms and without an on-site
restaurant and reduced meeting space. A separate SUP request for a limited-service hotel
follows this item.
The preliminary platfor this development was approved by the Planning and Zoning
Commission on March 10, 2016 and will be considered by the Town Council on March
Page 1 of 9
Planning and Zoning CommissionPage 6 of 234March 24, 2016
22, 2016. The proposed preliminary site plansubmitted with this application, if
approved, will require an amendment to the preliminary plat in order to reflect the
changes to the development lot layout requested in this application.
DEVELOPMENT PURPOSE
As stated on page 3 under section I(A) in Exhibit B, “PD-30 is intended to be a high
quality focal point of the community. This is achieved by promoting an efficient,
homogeneous, compact land use pattern; encouraging pedestrian activity; reducing the
reliance on private automobiles within the district; promoting a functional and attractive
community through the use of urban design principles; and allowing the developer
flexibility in land use and site design.”
“PD-30 is to be an area with a mixture of moderately intense uses that are developed over
an identifiable core. Buildings are close to and oriented toward the street. There is a
connected street pattern, shared parking, and pedestrian amenities.”
EXISTING SITE CONDITIONS
The subject property contains 26.4 acres and is not platted. There is an existing 6,942
square foot office building located on the subject property at 100 Indian Creek Drive (the
south corner of Indian Creek Drive and Trophy Club Drive). This building scheduled for
eventual demolition. The remainder of the subject property is undeveloped.
PD 30 DEVELOPMENT CHRONOLOGY
Although currently undeveloped, the subject property contains a long history of zoning
proposals related to the approved development. The following is a general chronology:
2005 – Initial application received to rezone the property to Planned Development
District in order to develop the property for a mix of uses. The application is withdrawn.
2011 – Application received to rezone the subject property from CR-Commercial
Recreation and PO-Professional Office to PD. The proposal includes 1,000multifamily
units and with a maximum building height of 12 stories. The application is withdrawn.
2012 – Application received to rezone the subject property from CR-Commercial
Recreation and PO-Professional Office to PD. The proposal includes up to 350
multifamily units with maximum building height of eight stories and a five screen movie
The rezoning request is approved as PD 30.
theater.
2013 – First PD Amendment application received seeking to allow an increase in
multifamily units with an allowance for townhomes. Application is withdrawn.
2013 - Second PD Amendment application received seeking to allow an increase in
multifamily units with an allowance for townhomes. Application is withdrawn.
2013 – Final Site Plan application received. Application is withdrawn.
Page 2 of 9
Planning and Zoning CommissionPage 7 of 234March 24, 2016
2014 – Final Site Plan application received. Application is withdrawn.
2014 – ThirdPD Amendment application is received culminating in the development
The amendment is approved on
standards currently existing for the development.
March 3, 2014.
2014 – Fourth PD Amendment application is received seeking to increase townhomes to
a maximum of 200 units with a maximum building height along SH 114 of ten stories.
The application is withdrawn.
As shown above, only two rezoning applications were approved regarding this
development.
REQUESTSPECIFICS:
The following is a detailed breakdown of the specific amendments to the following
sections contained in Exhibit B of Ordinance 2014-06 P&Z. Page numbers mentioned
below refer to the page numbers on the attached redline of Exhibit B:
(1)
Section I(D) – Definitions related to hotels, rowhouses, retail ready uses
and specific use permits. Pages 5-8.
Number 13(v), page 5 – “Hotel (full-service)”: “exception by SUP” is
added to the “No fewer than 150 rooms” requirement.
Number 14, page 5 – “Hotel (limited-service)” definition is added as
follows:
"Hotel (limited-service)" shall mean a building with habitable rooms or
suites which are reserved for temporary lodging for guests who rent rooms
or suites on a daily basis, and with no fewer than 105 rooms and less than
2,000 square feet of meeting area. Food service is not required for limited-
service hotels.”
Number 29, page 6-7 – “Rowhouse” definition is added as follows,
replacing the definition for “Retail Ready”, which is deleted:
“Rowhouse” shall mean an attached dwelling unit that appears to be
separated from other dwelling units in a row by some architectural feature
such as a vertical, unpierced wall extending from grade to roof. There is
no limit on the number of rowhouses that may be connected to each
other.”
Number 37, page 8 – “SUP” definition is expanded to include the
following language:
“For any SUP requested per the terms of this ordinance, the Town
Council, upon therecommendation of the Planning and Zoning
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Planning and Zoning CommissionPage 8 of 234March 24, 2016
Commission, may waive any requirement regarding a request for an SUP
as stated in Chapter 14-Zoning, Section 6.02 in the Trophy Club Code of
Ordinances.”
The specific section that governs SUP’s in the Code of Ordinances
prescribes conditions for receiving and reviewing SUP applications.
Given the above amendment language, any of these conditions may be
waived as part of the SUP approval process on the part of the Commission
and Council.
(2)
Section II(A)1 –Residential permitted uses adding hotel SUP exception;
Page 9 –under “residential” “Hotels (limited service with SUP)”is added
(3)
Section II(B)3 – Lot coverage, Floor area and height: reducing urban
residential maximum height, deleting mixed-use with urban residential or
retail readyfirst floors structure type, modifying mixed use with office or
hotel structure type, modifying the maximum height based on building
line-of-vision from Indian Creek Drive and Trophy Club Drive, and
prescribing design requirements for urban residential buildings;
Subsection c. Lot Coverage, Floor Area and Heights table, page 21:
1.Urban Residential only: Maximum height is reduced from 60 to 58
feetand the maximum building height for roof peaks and tower
elements is reduced from 70 feet to 64 feet.
2.“Mixed Use with Urban Residential or Retail Ready first floors” is
deleted.
3.“Retail” is added to Mixed Use with office or hotel.
Subsection c(2)a, page 22:
“three stories” is added to the allowance for building projections above the
line of vision. The following text is added to the end of the paragraph
“Urban Residential buildings must comply with the design standards set
forth in Section II.F.4.b herein.”
(4)
Section II(D)1 –Mixed use design standards: deletion of restriction on
first floor retail ready requirements includingphasing and minimum unit
size for all floors of Building B.
Subsection a(iv), page 42: First floor retail ready requirements for Urban
Residential are deleted.This is proposed by the applicant in order to
lower the height of the Urban Residential units and provide a retail focus
on the “A” buildings shown on the preliminary site plan.
Page 4 of 9
Planning and Zoning CommissionPage 9 of 234March 24, 2016
(5)
Section II(D)3 –Uses allowed on specific frontages: deletion of this
section.
Page 45: This section, relating to mixed-use first and second floor
requirements on Indian Creek Drive is deleted.This change allows any
residential with frontage along Indian Creek Drive to not contain any
commercial use requirements.
(6)
Section II(E)2 –Structured parking garages: additional design
requirements
Subsection b, Page 46: the phrase “architecture and materials”is added to
this subsection in order to ensure that the parking garage façade matches
the Urban Residential façade.
(7)
Section II(E)4 –Specific building requirements: providing for additional
exterior wall cladding materials.
Subsection d, page 49: Additional building materials are added for front
facing facades, 85% of which must be composed of: “(brick, natural and
manmade stone, architectural-colored concrete masonry block both
smooth and split-face, cementitious plank and siding, stucco using the 3
step process, tile, cast stone, or glass block).” Cementious plank and
siding includes materials such as Hardy Plank.
(8)
Section II(F)1 –General urban residential design guidelines: deletion of
subsection c regulating ground floor location requirements for urban
residential.
Subsection c, page 52-53. This section, relating to ground floorUrban
Residential and Adult Active Living units is deleted.
(9)
Section II(F)3 –Building materials: providing for additional exterior wall
cladding materials.
Page 53: Additional building materials for 85% of the front facade are
added as follows: “A minimum of 85% of the front facades of residential
buildings and residential building facades along Type 'A' street or open
space shall be finished in masonry (brick, natural and manmade stone,
architectural-colored concrete masonry block both smooth and split-face,
cementitious plank and siding, stucco using the 3 step process, tile cast
stone, or glass block).”
(10)
Section II(F)4 –Urban residential specific requirements: providing for
additional rowhouse and townhome requirements, deletion of efficiency
units, changes to minimum unit size and maximumnumber of units and
Page 5 of 9
Planning and Zoning CommissionPage 10 of 234March 24, 2016
addition of average unit size requirements, deletion of residential phasing
requirements and addition of driveway construction and paving
requirements for buildings A-2,A-3,A-5 and A-5.
Subsection a, page 53: “townhomes/townhouses”are added to buildings
that may front on Indian Creek Drive
Subsection b, page 53: the following language is added: “Urban
Residential buildings facing Trophy Club Drive shall be designed as
rowhouses and each ground floor urbanresidential unit facing Trophy
Club Drive shall be designed as have a separate pedestrian entrance.”
Subsection d(i)(ii), page 53: “Efficiency units” are deleted and the
minimum unit size for a one bedroom unit is reduced to750 square feet
from 800 square feet.
Subsection e, page 54: the following language is added:“The average
unit size shall be 1,000 square feet.”
Subsection g and f, page 54: ground floor retail ready requirements are
deleted and phasing construction requirements for 26,300 square feet of
retail to be built simultaneous with the Urban Residential units is deleted.
Subsection h, page 54: the following languageis added: “Driveways and
public infrastructure necessary for future development in the areas
designated as Buildings A-2, A-3, A-4 and A-5 shall be constructed at the
same time as the development of Urban Residential units in Block B.”
Buildings A-2, A-3, A-4 and A-5 are retail buildings located between the
Urban Residential units and State Highway 114.
(11)
Section II(F)5(b) – Townhome maximum number increased to 39 units;
Page 55: the maximum number of Townhome units is increased from 30
to 39 units.
(12)
Section II(G) – Parking guidelines: additional requirements for garaged
parking related to urban residential units with allowances for other uses in
the development to utilize said parking, elimination of required parking
for efficiency units and meeting/convention floor area.
Subsection 3(c), page 60: the following language is added:
“Notwithstanding anything contained herein, garaged parking in Building
B shall apply to required parking for Urban Residential uses in Building
B. Such required spaces may be gated and assigned to the Urban
Residential units in Building B. Excess and guest parking in the parking
garage in Building B may be used for valet parking.”
Page 6 of 9
Planning and Zoning CommissionPage 11 of 234March 24, 2016
Subsection f(ii), page 61: the following language is added:“Parking
provided in Urban Residential garages may be used for required parking
for any other use on the Property.”
,
Subsection 4(b)iipage 62and iii, page 63: parking requirements for
Urban Residential efficiency units and Hotel gross meeting/convention
floor area space are deleted.
(13)
Section II(H)3 –Location of existingclock tower
Page 71: this section is amended as follows: “The existing clock tower,
as shown on the Concept Plan, shallmay remainin its current location
within the Property or beremoved or relocated within the Property. A new
Clock Tower, of similar size and scale of the existing Clock Tower ,and of
an architectural style compatible with surrounding structures shallmay be
allowed to replace the existing Clock Tower.”
(14)
Section II(H)7 –Addition of new sub-section titled “Design and Location
of Stormwater Retention/Detention Facilities”
Page 74. This is a staff proposed sectionand is not shown in the attached
markups. This proposed sectionprovides standards for above ground
retention facilities and restricts any detention facility to below ground only
in order to provide aesthetic standards for on-site drainage facilities.
There are currently no detention/retention requirements contained in the
PD 30 regulations. The proposed section reads as follows:
“Design and Location of Stormwater Retention/Detention Facilities.
a.Detention or retention facilities shall be utilized to reduce peak
discharges where conditions prevent conveying storm water to an
adequate discharge point. Detention or retention facilities shall be
privately maintained.
b.Location of any retention/detention facility shall be consistent with the
recommendations of the accepted flood and drainage study for the site
and shall be indicated on the final site plan and final plat.
c.Any retention/detention facility shall require the final approval of the
Town Engineer.
d.Detention facilities may only be located underground.
e.Retention facilities may be located above ground subject to the
following conditions:
Page 7 of 9
Planning and Zoning CommissionPage 12 of 234March 24, 2016
i.The property owner or property owner’s association shall properly
maintain the retention facility;
ii.Retention facilities shall provide for continuous water movement,
aeration facilities or other process approved by the Town Engineer
that is designed to prevent surface accumulation of aquatic
vegetation. Failure to prevent surface accumulation of aquatic
vegetation will result in additional water movement, aeration
facilities or other processes approved by the City being required.
iii.Retention facilities shall contribute to the overall positive aesthetic
to the community and shall be utilized as part of the usable open
space and amenities provided in the development.”
(15)
Attachment labeled as Exhibit I - Preliminary Site Plan
Attached as ExhibitC. This replaces the preliminary site plan approved
with the 2014 PD 30 ordinance amendment.
(16)
Changes to other sections of PD-30 necessitated by, associatedwith, or
resulting from the requested amendments.
These include minor changes to numbering andformatting within the
regulations as well as revisions to other related provisions in various
sections as required for consistency with approved amendments.
LEGAL NOTIFICATION RESTRICTIONS ON ORDINANCE CHANGES
The above referenced proposed detailed changes and section references were published in
the required public notice for this item as laid out above at the request of the applicant.
Therefore, no other sections may be amended as part of any action on the part of the
Planning and Zoning Commission andthe Town Council nor may any additional
conditions be added as part of any approving motion and subsequent action.
CHANGES TO PRELIMINARY SITE PLAN
The PD 30 regulations define a Preliminary Site Plan as “a preliminary detailed plan for
development within the Property that identifies building location, parking, general
landscaping, and other surface accommodations for the site”.
Although the preliminary site plan is an exhibit to the PD ordinance, the wording of the
ordinance regulations contained in Exhibit B control where any conflicts may exist. The
regulations give Town staff the authority to approve and require any modifications to the
preliminary site plan in order to ensure compliance with the PD 30 regulations.
The following is a summary ofthe changes from the current approved preliminary site
plan and the proposed preliminary site plan submitted with the ordinance amendments:
Page 8 of 9
Planning and Zoning CommissionPage 13 of 234March 24, 2016
(1)The “A” buildings along SH 114 have been increased in number from three to
five;
(2)The Urban Residential buildings have been moved slightly away from SH 114
and no longer contain any ground floor retail ready units;
(3)The Townhome layout has changed reflecting the increase from 30 tom 39
units;
(4)The hotel footprint has been reduced and the lagoon has been eliminated;
(5)All references to office have been removed and now show only retail;
(6)The internal circulation “roundabouts” have been removed.
PUBLIC NOTICE REQUIREMENT:
Per the requirements of the State of Texas and the Trophy Club Code of Ordinances, a
notice of public hearing concerning the zoning requestwas published in the Fort Worth
Star Telegram. Notice was also mailed to 39property owners within 200 feet of the
subject property. Appropriate signs were posted on the property as required by Town
ordinance. To date no correspondence has been received.
STAFF REVIEW AND SUMMARY
:
The proposed amendmentinvolves a reduction in total multifamily (urban residential)
units from 283 to a maximum of 250 by eliminating ground floor “retail ready” units,
reducing the overall height of the urban residential building from five stories to four, and
eliminating efficiency units. Additionally, nine more town home units are proposed
bringing the total to 39 units. Other changes include reconfiguring the retail buildings
along SH 114 and giving the urban residential units that front along Indian Creek Drive a
“rowhouse” look.
A Specific Use Permit (SUP)requirementfor a “limited-service hotel” is also proposed
to be added that would allow for a smaller hotel with fewer than 150 rooms and without
an on-site restaurant and reduced meeting space. A separate SUP request for a limited-
service hotel follows this item.
Given the legal notice restrictions, the request may not be approved with any additional
conditions.
Attachments: Exhibit “A” –Application and Related Attachments
Exhibit “B” – Proposed Changes (Redline) to the PD 30
regulations
Exhibit “C” –Proposed Preliminary Site Plan
Exhibit “D” –Current Preliminary Site Plan
Exhibit “E” –Ordinance 2012-04 P&Z
Exhibit “F” –Ordinance 2014-06 P&Z
Exhibit “G”– Location and Zoning Maps
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EXHIBIT "B"
PLANNED DEVELOPMENT DISTRICT DEVELOPMENT STANDARDS
THE BECK PROPERTY
STATE HIGHWAY 114 AND TROPHY CLUB DRIVE
26.354 ACRES
C. MEDLIN SURVEY ABSTRACT NO. 283
TROPHY CLUB, TEXAS
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CONTENTS
I.GENERAL
A.Purpose
B.Applicability
C.Concurrent Compliance
D.Definitions
E.Photographs
II. DEVELOPMENT STANDARDS
A.Permitted Uses
B.Site Development
C.Streetscape Standards
D.Design Standards
E.Non-Residential Building Design Guidelines
F.Urban Residential Guidelines
G.Parking Guidelines
H.Signage, Clock Tower and Miscellaneous
I.Lighting
III. PROCEDURES
A.Summary of the Process
B.Concept Plan
C.Preliminary Site Plan
D.Site Plan
E.Facade Elevations
F.Process for Minor Modifications to the Concept Plan, Preliminary Site, Site Plan
and Facade Elevations
IV. EXHIBITS
Exhibit A — Trophy Club Drive Non-Residential Frontages
Exhibit Al —Parallel Parking/Valet Option — Trophy Club Drive
Exhibit A2 — State Highway 114 and Indian Creek Drive Non Residential Frontages
Exhibit A3 — Parallel Parking/Valet Option — SH 114 and Indian Creek Drive Exhibit
A4 — StateHighway 114, Trophy Club Drive Non-Residential Frontages Exhibit A5 —
Trophy Club Drive and Indian Creek Drive Non-Residential Frontages Exhibit B and B1
— Secondary Street for Non-Residential Frontages
Exhibit C and Cl — Private or Mews Street
Exhibit D — Serviceway
Exhibit E —Visual Orientation
Exhibit F — Bridge Configurations Between Buildings
Exhibit G — Utilities Placement
Exhibit H — Concept Plan
Exhibit I —Preliminary Site Plan
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I. GENERAL CONDITIONS FOR MIXED-USE ZONING
A.PURPOSE.
PD-30 is intended to be a high quality focal point of the community. This is achieved
by promoting an efficient, homogeneous, compact land use pattern; encouraging
pedestrian activity; reducing the reliance on private automobiles within the district;
promoting afunctional and attractive community through the use of urban design
principles; and allowing the developer flexibility in land use and site design.
PD-30 is to be an area with a mixture of moderately intense uses that are developed
over an identifiable core. Buildings are close to and oriented toward the street. There is
a connected street pattern, shared parking, and pedestrian amenities.
B.APPLICABILITY.
This ordinance shall establish site, building, and use standards for development
within the following legally described property (the "Property"):
Being a 26.354 Acre Overall Site in the C. Medlin Survey, Abstract No. 823, Town of
Trophy Club in Denton County, Texas. The Site is bounded to the South by State
Highway 114, to the West by Trophy Club Drive, tothe North by Indian Creek Drive
.
and to the East by Urban Residential Development "Lake Forest Village, Phase III
C.CONCURRENT COMPLIANCE.
This ordinance shall apply to all development within the PD-30 boundaries. Except
as otherwise set forth herein, all regulations, development standards and procedures
of the Town shall apply to development within PD-30. The zoning ordinance of the
Town, as amended, shall remain in full force and effect, save and except as amended by
this ordinance. 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. For purposes of the development standards set forth in this
ordinance, the entire Property is considered one lot.
D.DEFINITIONS.
In addition to Definitions in Chapter 13, Article II of the Town of Trophy Club
Zoning Ordinance, the following terms shall have the corresponding interpretations and
meanings:
1."Adult Active Living" shall mean an Urban Residential facility
intended for retirees and senior citizens.
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2."Building Design" shall mean the orientation, design and development
elements set forth in the Exhibits, illustrations, and images in this
Ordinance.
3."Building Line" shall mean the nearest location of a structure measured
from the respective right-of-way, street easement or property line.
4."Building Line-of-Vision Plane" shall mean a plane by which maximum
height is established taking into consideration line-of-vision from the
Indian Creek Drive and Trophy Club Drive.
5."Circulation Zone" shall mean the pedestrian maneuvering areas set forth
in the Exhibits.
6."Concept Plan" shall mean a general plan for development within the
Property that identifies land uses, ingress/egress, and densities for
development.
7."Encroachment" means any structural or non-structural element such as a
sign, awning, canopy, terrace, or balcony that breaks the plane of a vertical or
horizontal regulatory limit, extending into a Setback, into the Public
R.O.W, or above a height limit
8."Facade Elevations"shall mean the elevations of structures to be
constructed on the Property.
9."Floor Area Ratio" shall mean the ratio of all enclosed building areas
divided by the total area of the Property.
10."Full Service Restaurant" shall mean a restaurant that provides food
services to patrons who order and are served (i.e. waiter/waitress service)
while seated indoors or outdoors and pay after eating. They may provide
this service in combination with selling alcoholic beverages, providing
takeout services, or presenting live non-theatrical entertainment.
11."Garden Apartments" shall mean stand-alone, low density, two-story Urban
Residential buildings with the following characteristics: lack of
functionality as a component of (in terms of layout, appearance, etc.), any
larger planned grouping of buildings; low density; lack of pedestrian
circulation, active street-life, or a larger sense of community beyond that of
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the individual complex itself; no integrated mixed uses; lack of building
amenities and site enhancements; and contain all surface parking.
12."Hardscape" shall mean the impervious areas within a development that are
used for streets, drives, sidewalks, walkways, retaining walls, trails, and
other similar features.
13."Hotel (full-service)" shall mean a building with habitable rooms or suites
which are reserved for temporary lodging for guests who rent rooms or
suites on a daily basis, and with:
i.A lobby for public reception and check-in;
ii.A minimum area of 300 square feet in each guest room;
iii.On-site staff required seven (7) days a week, twenty-four (24)
hours per day;
iv.A minimum of five thousand (5,000) square feet of meeting or
conference room space;
v.No fewer than 150 rooms (exception by SUP); and
vi.A full service restaurant (exception by SUP).
14."Hotel (limited-service)" shall mean a building with habitable rooms or suites
which are reserved for temporary lodging for guests who rent rooms or
suites on a daily basis, and with no fewer than 105 rooms and less than 2,000
square feet of meeting area. Food service is not required for limited-service
hotels.
15."Lot Coverage" shall mean the area of each proposed lot that is covered
by buildings.
156. "Maximum Building Setback" shall be the maximum distance between the
front building line and the property line or right-of-way line along that
corresponding building line.
176. "Minimum Building Setback" shall be the minimum distance between the
front building line and the property line or right-of-way line along that
corresponding building line.
187. "Mews Street' shall mean a small street, or courtyard constructed in
accordance with Exhibit "C" and "C 1".
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198. "Mixed Use Building or Structure" shall mean a building or structure in
which at least one of the upper floors of the building has uses different
from the ground floor.
2019. "Mixed Use Land Use" shall mean a combination of uses integrated either
vertically within structures or horizontally throughout the Property.
210. "Open Space"shall mean areas unobstructed to the sky designated for the
recreational enjoyment and/or natural beauty of the area which serve as an
amenity to the Property including, but not limited to park areas, creekways,
trails, landscape features, hardscape areas, courtyards and drives
incorporated into courtyards. Parking spaces and vehicular pathways shall
not be credited towards open space requirements.
221. "Parking Zone" shall mean the areas designated for parking both on-street
and off-street.
23."Paseo" shall mean an open space primarily dedicated for pedestrian
movement between blocks or buildings.
24."Preliminary Site Plan" shall mean a preliminary detailed plan for
development within the Property that identifies building location, parking,
general landscaping, and other surface accommodations for the site.
25."Property" shall mean the tract of land described in Section I.B. herein.
26."Property Owners Association" shall mean an incorporated or
unincorporated association that is designated as the representative of the
owner(s) of property in PD-30 and manages and maintains the common
areas and open spaces of the planned development.
27."Public Access Area" shall mean those areas open to the public including, but
not limited to patios, courts, plazas and other similar areas.
28."Quick Service Restaurant" shall mean a restaurant that specializes in
providing a full meal in a few minutes. Such meals often consist of a
permutation of hamburger or chicken, french fries, and a soft drink or a
milkshake.
28.29.“Rowhouse” shall mean an attached dwelling unit that appears to be
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separated from other dwelling units in a row by some architectural feature
such as a vertical, unpierced wall extending from grade to roof. There is no
limit on the number of rowhouses that may be connectedto each other.
29."Retail-ready" shall mean space constructed at a minimum interior height
of 14 feet which may be used for nonretail uses, including Urban
Residential. Prior to the issuance of a certificate of occupancy for a retail
use in a "Retail-Ready" space, thespace must comply with all building and
construction codes for retail use. The intent of "Retail-Ready" space is to
provide the flexibility of occupying a space in accordance with market
demand and allowing the use in such space to change from retail uses to
Urban Residential or Urban Residential to Retail in accordance with the
market.
30."Secondary Street" shall mean an interior (public or private) street within
the development intended to provide access to development and for
circulation within the property.
31."Service Area" shall mean an area which is used for employee, delivery,
and utility service access between buildings, for vehicle access for loading
and delivery, trash area and trash pick-up, for maintenance and service
vehicle access, and for routing of base building and tenant utilities.
32."Serviceway" shall be a private drive that provides access to service areas,
loading/unloading areas, and parking.
33."Sign Kiosk" shall mean a kiosk structure that complies with the provisions
of this Ordinance and used only for signage purposes.
34."Site Plan" shall mean a detailed plan for development within the Property
that complies with the regulations of this Ordinance.
35."Stacked Parking" shall mean parking in which vehicles are parked
immediately in front of, behind, or adjacent to other vehicles without each
vehicle being adjacent to a maneuvering aisle or drive. Stacked parking is
permitted for valet parking only.
36."Street Trees" shall mean trees required to be planted along street frontages
as set forth herein.
37."SUP"shall mean Specific Use Permit as required by the Town's
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ordinances; provided however that the SUP shall have a 45-day approval
timeline from date of official submittal to consideration on a Town Council
agenda (with recommendation by the Planning and Zoning Commission).
Public hearing and property owner notification shall be required and any
expenses related to providing proper notification shall be paid by the
applicant. If the SUP is neither approved nor denied within the 45 day
period, it shall be deemed approved.
For any SUP requested per the terms of
this ordinance, the Town Council, upon the recommendation of the Planning and
Zoning Commission, may waive any requirement regarding a request for an SUP as
stated in Chapter 14-Zoning, Section 6.02 in the Trophy Club Code of Ordinances.
38."Supplemental Uses" shall mean uses coincident with primary, permitted
uses including "patio" dining; beer, wine and mixed beverage consumption;
beverage sales, service, and consumption; entry vestibules; entry stoops;
structured canopies; patron waiting; valet stand; bicycle racks; street
furnishings; feature hardscape or landscape; water features; and/or
incidental retail display and sales, or other similar uses approved by Town
Staff.
39."Supplemental Use Zones" shall meanthe areas designated for
supplemental uses as described in this Ordinance.
40."Town Staff' shall mean the Town Manager and/or his designee.
41."Townhouse/Townhome" means a single-family dwelling in a row of at least
three attached units, but no more than 7, whereby each unit has its own front
and rear access to the outside. No unit shall be located over another unit and
each unit shall be separated from other units by one or more vertical
common firewalls.
42."Type 'A' Drive" shall mean the drives identified on theConcept Plan that
are the primary pedestrian walking corridors. Buildings along Type 'A'
Drives shall be held to the highest standard of pedestrian-oriented design.
43."Type '13' Drive" shall mean the drives identified on the Concept Plan that
are intended to primarily accommodate access to parking, service, and
other auto-oriented functions.
44."Urban Residential Units" shall include, in addition to the multi-family
definition contained in the Town's Zoning Code, flats, flats with
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mezzanines, two floor units, Adult Active Living and Urban Residential
Units grouped together into a single building.
45."Vendor Kiosk" shall mean a small, stand- alone booth used for marketing
purposes and for the sale or rental of goods or products.
E.PHOTOGRAPHS.
All photographs included in this ordinance are for illustrations purposes only of the
features permitted by this planned development district and are not intended to be
representative of exact construction requirements.
II.DEVELOPMENT STANDARDS
A. PERMITTED USES.Within this planned development district the only
uses permitted are the following. Uses not listed in the following schedule, but are
substantially similar, may be permitted upon the approval of the Town Staff, subject to
appeal directly to the Town Council:
1.RESIDENTIAL
Dwelling, Urban Residential Units \[Garden Style Apartments are
prohibited\]
Hotels (full service)
Hotels (limitedservice with SUP)
Adult Active Living
Townhouse/Townhome
2.RELIGIOUS AND PHILANTHROPIC
Eleemosynary Institutions (CUP Required)
3.EDUCATIONAL
Children's Day Care Center & Kindergarten
Junior Colleges, Colleges & Universities (limited to 20,000 sq ft or
less)
Schools, Private Business & Professional
Schools, Vocational, Technical & Trade
4.COMMUNITY FACILITIES
Auditorium, Gym
Heliport/Helipad
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Municipal Admin
Park, Playground, Playlots, Related Facilities
Parking Garage
Privately Owned & Operated Playground
Public Safety Facilities
Radio, Television, Microwave, Cellular towers attached to
buildings (if camouflaged so that they are not visible to the public)
Social, Recreational, Assembly Bldgs
Tennis, Handball, Racquet Ball Clubs
Utility Facilities, Office
5.PROFESSIONAL AND FINANCIAL INSTITUTIONS
Accounting Office
Admin, Executive, Editorial Office
Architectural, Eng, Planning Office
Attorney's Office
Banks and Financial Institutions
Hospital
Insurance Office
Extended Stay Surgery Center
Personal/Family Counselor
Physician and/or Dentist
Public Secretary
Barber, Beauty, Styling Shops
Health, Athletic Shops
Medical, Dental, Chiropractic, Optometry, etc.
Real Estate Office
Travel Bureau or Agency
Weight Reduction Studio
6.RETAIL
Antique Shop
Art Studio
Art Supply Store
Arts, Crafts, Hobby Shops
Bakery Shops
Bicycle Shop
Beer, Wine and Liquor Sales (Off-Premise Consumption Only)
(SUP Required)
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Coffee Shop
Confectionary Shop
Dairy Food Shop
Dance Studio
Dinner theater
Donut Shop
Drug Store, Apothecary, Pharmacy
Dry Cleaners, Pick-up and Drop-off \[Dry cleaner plants are
prohibited\]
Duplication and Mailing Service
Electrical Goods and Fixtures
Fabric and Knitting Shop
Florist
Grocery Store
Hardware Store (less than 50,000 square feet)
Household Appliance Store
Household Furnishings, Fixtures
Ice Cream Shop
Jewelry, Watch Store
Liquor Store (SUP Required)
Music Store
Tanning Salon
Performing Arts Center
Photograph Service & Studio
Printing, Publishing, Engraving
Quick Service Restaurant (SUP Required)
Restaurant
Restaurant w/Alcoholic Beverage Sales (Appropriate
TABC Required) (SUP Required)
Sporting Goods Store
Theater
Wallpaper, Paint Store
Wearing Apparel Store
7.RECREATIONAL
Community Center (Non-Profit)
Private Health Club
Swimming Pool (Private Club)
Swimming Pool, Tennis Court (Non-Profit)
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Tennis Court (Private)
8.MIXED USES: Mixed uses are permitted within the Property.
9.SPECIFIC USE PERMIT REQUIRED FOR CERTAIN RETAIL USES: Any
individual retail use with a ground level floor area in excess of 50,000 square
feet shall require a Specific Use Permit.
10.ACCESSORY USES: Any use accessory to any permitted use is permitted within
this planned development district.
11.ANY PERMITTED USE WITH A DRIVE-THRU FACILITY. Standards in
this Ordinance shall apply.
B.SITE DEVELOPMENT.
1.General Requirements.
a.Concept Plan.A concept plan (Exhibit "H") is incorporated with this
Ordinance.
b.Building Location.Buildings shall generally be located within the
Property as set forth in Exhibits "A"-"D". The Building Line shall be
measured from the respective right-of-way, street easement or
property line.
c.Preliminary Site Plan -A preliminary site plan (Exhibit "I") is incorporated
with this Ordinance.
d.Maintenance of Open Space and Circulation Zones.The Property Owners
Association shall be responsible for maintaining public access areas,
open space and Circulation Zones within the Property.
e.Street Naming.All streets shall be named, with the exception of
Serviceways.
f.Gated Streets.No streets shall be gated, with the exception of
Serviceways, which can be gated or regulated by means of access control
devices.
g.Paving Materials.Hardscaped areas shall incorporate a variety of
paving materials. Bricks, pavers, stone, stained concrete, or imprinted
concrete may be used as hardscape area paving. The balance of
hardscaped areas shall be concrete (light broom, salt finished,
patterned, integrally colored). Contrasting colored pavers and
concrete and/or truncated dome pavers and stamped concrete shall be used
where required by accessibility requirements at ramps and curb ramps.
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h.Landscaping. Landscaping shall incorporate a variety ofplant types
including seasonal color and native low moisture foliage. Decomposed rock
and decorative gravels will be considered landscaping. Appendix A shall be
the planting list for landscaping within the development.
i.Screening Walls/Fences.Screening Walls/Fences shall be constructed of
brick, stone, ornamental metal with evergreen landscaping, or any other
material consistent with that of the adjacentbuilding or a combination
thereof.
j.Supplemental Uses in Public Right-of-ways and Public Easements.
i.Supplemental uses are permitted in the areas designated on Exhibits
"A"-"D", and "G".
ii.Supplemental use zones may occur in public right of ways, public
easements or on private property.
iii.Supplemental use areas shall only be used by adjacent tenants.
Supplemental Uses specifically exclude parking and permanent
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enclosed structures.
k.Drive Type Designation. The Concept Plan for the Beck Property
Planned Development District shall establish the following drive types:
i.Type 'A' Drives Established -Type 'A' Drives are intended to be the
primary pedestrian walking corridors. Streets and buildings
along Type 'A' Drives shall be held to the highest standard of
pedestrian-oriented design.
ii.Type 'IV Drives Established -Buildings along Type 'IV Drives may
be permitted to accommodate some service and vehicular traffic
including surface parking and drive-thrus.
1.Street Paving Enhancements.
a.i.All street types shall employ areas of enhanced paving for
speed control, to demark pedestrian crosswalks, and/or for
decorative purposes.
b.ii.Enhanced paving may include speed humps, pavement striping,
pavers, stone cobbles, stamped concrete, integrally colored
concrete.
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2.Tree Preservation and Open Space:
i.a.General. The provisions of the Town's Tree Preservation Ordinance shall
apply except as modified herein.
ii.b.Tree Preservation.
i.A tree preservation plan shall be submitted with a Site Plan.
ii.A tree preservation plan shall:
Indicate the general location of existing tree canopies on the
property, tree caliper sizes, and tree species;
Indicate the extent to which existing environmental features are
proposed to be altered to accommodate the proposed
development;
Locate site plan existing trees to be preserved, if any, adjoining
a natural or man-made drainage creek; and
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Indicate the extent to which removed trees shall be mitigated
through the Town's tree mitigation regulations.
c. Tree Removal Permit.In addition to the exceptions for a tree removal
permit under Chapter 12, Article VIII, Sec. 8.03.0 of the Code of Ordinances
of the Town, a tree removal permit shall not be required forthe removal of
any tree within the proposed footprint of a structure or within a drive or
street.
d.Tree Replacement Standards.Any protected, specimen, historic or majestic
tree removed for which a tree removal permit is required, shall be replaced
with trees having a total caliper width equivalent to the total caliper width
removed. Tree replacement shall not be required for any tree within the
proposed footprint of a structure or within a drive or street.
e.Applicability of Street Trees.All proposed streettrees along public and
private streets and drives shall count towards the proposed tree replacement
on the property.
f.Credit for Preserved Trees.A caliper-inch per caliper-inch credit shall
be granted against tree replacement requirements for any protected,
specimen, historic or majestic tree preserved within the Property.
g.Open Space.
i.Open space shall be at least 15% of the Property area.
ii.For purposes of calculating open space, the entire Property is
considered one lot.
iii.The design of open spaces shall meet the following criteria:
Existing water bodies and creeks shall be preserved in a
natural and contiguous state;
Pedestrian connectivity shall be provided in the form of
sidewalks, natural walking paths along stream and creek
corridors; and
A variety of open spaces shall be provided including, but
not limited to, plazas, squares, playgrounds, parks and
environmental preserves.
iv. Open Space may use any combination of hardscape, landscape,
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and/or water features provided, however, that parking spaces and
vehicular pathways shall not be credited towards open space
requirements.
v.Public access open areas may include amenities such as seating, bike
racks, art installations, and waste receptacles.
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Public Access Area. A maximum of 50% of the required Open Space area may be
h.
satisfied by Public Access Areas. These shall be limited to breezeways, courtyards
with cafe seating, and pedestrian paseos.
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i. Sidewalks and Community Bicycle/Pedestrian Trail.
iv.i.Minimum 6'-0" wide sidewalks shall be required along Trophy
Club Drive and Indian Creek Drive. The sidewalk may be
located within the R.O.W or in a landscaped parkway with
street trees in the minimum setback area.
i.ii.A public access multi-use (bicycle/pedestrian) trail shall be
provided connecting to the nearest point on the Town of Trophy
Club's bicycle/pedestrian trail system contiguous with
development within the Property. If the Town of Trophy
Club's bicycle/pedestrian trail system is not contiguous to the
Property, then a connection point is not required.
ii.iii.The multi- use (bicycle/pedestrian) trail may cross streets of all
types, at typical pedestrian crosswalks, as exclusively designed by
the Owner.
iii.iv.The Property Owner shall plan and design the multi-use
(bicycle/pedestrian) trail to be integrated with the internal
pedestrian circulation paths.
iv.v.The minimum width of a multi-use (bicycle/pedestrian) trail shall
be eight (8) feet of hardscape surface.
j.Design of Drive-thru Facilities. The following standards shall apply to the
design of all drive-thru facilities in the development.
b.i.Drive-thru lanes for commercial uses may have direct access to
interior streets and indirect access to any Type 'A' Drive and
the perimeter streets.
c.ii.Any buildings associated with a drive-thru use shall also have a
pedestrian entrance at a Type 'A' Drive.
i.iii.A minimum of five stacking spaces shall be provided if a
restaurant has one drive-thru serving station. If the restaurant
has two or more serving stations, then a minimum of two
additional stacking spaces shall be provided for the second and
subsequent serving stations.
d.iv.An escape lane shall be provided parallel to the drive-thru lane
extending from the beginning of the drive-thru lane to the
serving station.
e.v.For purposes of this planned development district, a "stacking
space" is anarea measuring 8 feet by 20 feet with direct
forward access to a serving station. An escape lane shall be an
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Planning and Zoning CommissionPage 48 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |20
minimum of eight feet wide that provides
area measuring a
access around the drive-thru facility. An escape lane may be
part of a circulation aisle.
k.Property Owners Association.Prior to approval of a final plat for the
Property, a property owners association shall be established by the owner of
the Property to ensure compatibility of structures within the Property and to
provide maintenance of all common areas.
3.Setbacks.
a. Required Setbacks.Except as otherwise provided for State Highway 114
Frontage Road and Trophy Club Drive in this section, setbacks for
buildings on the Property shall be provided as set forth on the following
Setback Table:
LocationMinimum setbackMaximum Setback
15'300'
Front Setback Along State Highway
114 Frontage Road
15'100'
Front Setback Along Trophy Club
Drive
Indian Creek Drive15'100'
Side and Rear Setbacks0' except along the eastNone
boundary line which shall be 50'
Clock Tower.NoneNone
ii.b.Encroachments. Encroachments within the required setbacks are permitted.
Encroachments include architectural elements of a structure
including, but not limited to decorative trim, cornice work, canopies, eaves,
balconies, porches, steps, planters, window and door trim, and other similar
features. In no case shall any encroachment be located over an on-street
parking space or travel lane.
v.c.Lot Coverage, Floor Area, and Heights.
vi.i.Maximum lot coverage.The maximum lot coverage is
100%. Open Space areas shall not be included in the
lot area for purposes of calculating lot coverage.
vii.ii.Maximum floor area ratio. The maximum floor area ratio
("FAR") for all uses is 4:1 maximum.
1.iii.Property considered one lot.For purposes of calculating
FAR, the entire Property is considered one lot.
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March 8, 2016
Page |21
iv. Maximum height. The maximum height for structures
within the Property shall be as set forth in the following
table (the "Maximum Height Table"):
Structure TypeMaximum NumberMaximum height
of Stories
of Structure*in
Feet
1.4
Urban
6058ft
Residential only
The maximum building
height for roof peaks
and tower elements is
70'64'-0"fromtypical
finish grade to highest
part of construction.
2.MixedUse5
70 ft
with Urban
The maximum building
Residential or
height for roof peaks
'Retail-Ready" first
and tower elements is
floors
75'-0"fromtypical
finish grade to highest
part of construction.
23. Office only690 ft
34. Hotel only
6
90 ft
8 (SUP Required)**135 ft.
45.Retail/ Commercial2
40 ft
only
The maximum building
height for roof peaks
and tower elements is
50' -0" from typical
finish grade to highest
part of construction.
56. Mixed Use with retail, 690 ft
office,
or hotel
67. Townhouses/350 ft
Townhomes
* For purposes of this planned development district, height is the
vertical distance measured from the highest elevation at grade at the
exterior surface of the structure to the highest point of the structure.
**The SUP shall have a 45-day approval timeline from date of official
submittal to consideration on a Town Council agenda (with
recommendation by the Planning and Zoning Commission). Public
hearing and property owner notification shall be required and any
expenses related to providing proper notification shall be paid by the
applicant.
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Planning and Zoning CommissionPage 50 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |22
a.v.Minimum height:The minimum height for structures
within the Property is twenty (20) feet in height.
b.vi.The following standards shall also apply to the height of
buildings on the Property:
1.Residential proximity.The maximum height for structures
3.
within 150' of residential uses adjacent to the Property shall
be 60'.
2.Maximum Height Based on Building Line-of-Vision from
4.
Indian Creek Drive and Trophy Club Drive:
5.a.Except as otherwise provided herein, a building
greaterthan two stories may not project above the
Building Line-of-Vision Plane projecting from Indian
Creek Drive and three stories from Trophy Club Drive
unless a structure is constructed between the property
line and the building so as to block the line-of-vision
in which event the building may project above the
Building Line-of-Vision Plane.Urban Residential
buildings must comply with the design standards set forth
in Section II.F.4.b herein.
a.b.Buildings two stories or less may project above the
Building Line-of-Vision Plane.
6.c.The Building Line-of-Vision Plane shall commence
six feet above the property line of the Property along
Indian Creek Drive and Trophy Club Drive and project
upward and inward into the Property at a 25° angle to
said six foot measurement.
b.d.The Building Line-of-Vision Maximum Height is
depicted below:
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Planning and Zoning CommissionPage 51 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |23
i.not be counted as a floor.
3.Mezzanines.Mezzanines will
i.4.Parking.The maximum height for all parking
structures shall be no higher than the highest adjoining
building.
ii.5.Rooftop projections.The following structures may project
amaximum of twelve (12) feet above the maximum
structure height specified in the district regulations:
ii.a.Elevator penthouse or bulkhead.
iii.b.Mechanical equipment room.
iv.c.Cooling tower.
v.d.Ornamental cupola or dome.
vi.e.Skylights.
vii.f.Visual screens shall be provided and shall
surround roof mounted mechanical equipment.
viii.g.Chimney and vent stacks.
ix.h.Parapet wall.
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Planning and Zoning CommissionPage 52 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |24
C.STREETSCAPE STANDARDS.
1.State Highway 114 Frontage Road, Trophy Club Drive and Indian Creek Drive with
Non-Residential Frontage.
a. General.State Highway 114 Frontage Road, Trophy Club Drive and Indian
Creek Drive shall comply with the Street Standards set forth in Exhibits
"Al", "A2" and "A3".
b.Any parking frontage along State Highway 114 and Trophy Club
Drive shall be screened by a 3-foot high Street Screen.Required
Street Screens shall be of either the same building material as the principal
structure on the lot or masonry or a living screen composed of shrubs
planted to be opaque at maturity. Species shall be selected from the
Planting List in Appendix A. Therequired Street Screen shall be
located at the edge of the R-O-W/property line along the corresponding
frontage.
c. Street Trees.
x.i.Street trees shall be required on all the above streets.
xi.ii.Street trees shall be planted in the R.O.W or with the street screen or
setback area, but shall be located between the travel lanes and
parking/building.
xii.iii.Spacing shall be an average of 40 feet on center (measured
per block face) along all streets.
xiii.iv.Street trees shall be at least three-inch (3") caliper at the time
of planting.
xiv.v.Preservation of an existing tree, tree relocated from
elsewhere within the Property, or new tree in which such
preserved, relocated or new tree has a caliper greater than 8",
shall increase the required tree spacing to an average of one tree per
60'-0" of street frontage.
xv.vi.Street tree species shall be selected from the Planting List in
Appendix A.
d.Parking Zone.
ii.i.Each side of the parking drive shall include (i) a Parking Zone for use
in head-in, 60 degree or 30 degree angled parking, or (ii) optional
parallel or drop-off/valet parking.
iii.ii.Parking spaces shall be 9'-0" wide and 18'-0" deep. A 2'-0" overhang
from vehicles parked in the Parking Zone is allowed into adjacent
Circulation Zone.
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Planning and Zoning CommissionPage 53 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |25
iii. A landscaped island shall be provided every ninth parking
space, or 81'-0" of frontage, and shall be a minimum 9 feet by 18
feet.
e. Circulation Zone.
i.The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
v.ii.The Circulation Zone shall have a minimum 4'-0" wide clear zone
dedicated for pedestrian circulation.
vi.iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
vii.iv.Landscape walls, steps, planters, tree wells,
decorative landscape pots, site lighting, any decorative landscape
feature (fountains, waterfalls, etc.) shall be allowed in the
Circulation Zone provided the required four (4) foot wide clear zone
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Planning and Zoning CommissionPage 54 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |26
is maintained.
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Planning and Zoning CommissionPage 55 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |27
v. This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
f. Supplemental Use Zone.
i. The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building).
15838215v.4
Planning and Zoning CommissionPage 56 of 234March 24, 2016
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March 8, 2016
Page |28
a.ii.The Supplemental Use Zone shall be allowed to encroach into the
Circulation Zone per description in the following
"Modification of Zones" provided a minimum of 4'-0" wide clear
zone is established for pedestrian circulation.
b.iii.The Supplemental Use Zone is provided for the use of
commercial tenants for accessory "patio" dining, beer, wine and
mixed beverage consumption, beverage sales, service and
consumption, entry vestibules, entry stoops, structured
canopies, patron waiting, feature hardscape or landscape, water
features, incidental display and sales.
c.iv.Accessory "patio" dining, beer, wine and mixed beverage
consumption, beverage sales, service and consumption, and
patron waiting shall be separated from the Circulation Zone and any
shared public circulation to adjacent buildings by planters or
decorative fencing as designed by the Owner and/or Tenant.
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Planning and Zoning CommissionPage 57 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |29
d.v.The hardscape and landscape used in the Supplemental Zone shall be
consistent with the landscape and hardscape used in the Project.
Landscape plants shall be selected from the Planting List in
Appendix A.
i.vi.The Owner and/or Tenant are responsible for maintenance of the
Supplemental Zone.
2. Modification of Zones.
ii.a.At the Property Owner's discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the Circulation
Zones can be rerouted, allowing the Supplemental Use Zone to be
reconfigured where desired for any Tenant's use. Any revision to the
parking shall meet the required parking count as established by
Ordinance. However, a minimum of 4'-0" wide clear zone shall be provided
for pedestrian circulation.
i.b.At the Property Owner's discretion and upon approval of Town Staff,
parking can be redesigned and/or reconfigured so the parking area may
be used for patron drop-off/pick-up and /or valet service.
3. Indian Creek Drive with Residential Frontage.
a. General.Indian Creek Drive with Urban Residential Frontage shall comply
with the Street Standards set forth in herein.
b.Street Trees.Street Trees shall be provided along Indian Creek Drive as
follows:
ii.i.Street trees shall be required along Indian Creek Drive.
iii.ii.Street trees shall be planted in the R.O.W or within the setback area,
but shall be located between the travel lanes and building.
iv.iii.Spacing shall be an average of 40 feet on center (measured per block
face) along all streets.
v.iv.Street trees shall be at least three-inch (3") caliper at the time of
planting.
vi.v.Street tree species shall be selected from the Planting List in
Appendix A
ii.vi.Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
15838215v.4
Planning and Zoning CommissionPage 58 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |30
relocated or new tree has a caliper greater than 8", shall
increase the required spacing of street trees to an average of one
tree per 60'-0" of frontage.
c. Parking Zone.
iii.i.Each side of the parking drive shall include (i) a Parking Zone for use
in head-in, 60 degree or 30degree angled parking, or (ii) optional
parallel or drop-off/valet parking.
v.ii.Parking spaces shall be 9'-0" wide and 1 8'-0" deep. A 2'-0"
overhang from vehicles parked in the Parking Zone is allowed into
adjacent Circulation Zone.
iv.iii.A landscaped island shallbe provided every ninth parking
space, or 81'-0" of frontage, and shall be a minimum 9 feet by 18
feet. One canopy tree (3" min. caliper size at the time of planting)
shall be required within each landscaped island. Canopy tree
species may be selected from the Planting List in Appendix A.
d. Circulation Zone.
i.The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
i.ii.The Circulation Zone shall have a minimum 4'-0" wide clear zone
dedicated to pedestrian circulation.
ii.iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
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March 8, 2016
Page |31
iii.iv.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation Zone
provided the required four (4) foot wide clear zone is maintained.
v.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
e. Supplemental Use Zone:
vi.i.The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building).
i.ii.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in the following
15838215v.4
Planning and Zoning CommissionPage 60 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |32
"Modification of Zones" provided a minimum of 4'-0" wide
clear zone is established for pedestrian circulation.
ii.iii.The Supplemental Use Zone is provided for the use of
commercial tenants for accessory "patio" dining, mixed
beverage, beer and wine beverage service, entry vestibules, entry
stoops, structured canopies, patron waiting, feature hardscape or
landscape, water features, incidental display and sales.
vii.iv.Accessory "patio" dining, mixed beverage, beer and wine
beverage service, and patron waiting shall be separated from the
Circulation Zone and any shared public circulation to adjacent
buildings by planters or decorative fencing as designed by the
Owner and/or Tenant.
a.v.The hardscape and landscape used in the Supplemental Zone
shall be consistent with the landscape and hardscape used in the
Project. Landscape plants shall be selected from the Planting List in
Appendix A.
i.vi.The Owner and/or Tenant is responsible for maintenance of the
Supplemental Zone.
f. Modification of Zones.
ii.i.At the Property Owner's discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant's use.
Any revision to the parking shall meet the required parking count as
established by Ordinance. However, a minimum of 4'-0" wide
clear zone shall be provided for pedestrian circulation.
iii.ii.At the Property Owner's discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
4. Secondary Street with Non-Residential Frontage.
i.a.General.Secondary Streets with Non-Residential Frontage shall
comply with Exhibits "B" and "Bl".
ii.b.Parking Frontage.Any parking frontage along any Type A
Drive/Street shall be screened by a 3-foot high Street Screen.
Required Street Screens shall be of either the same building material as the
principal structure on the lot or masonry or a living screen composed of
shrubs planted to be opaque at maturity. Species shall be selected from
the Planting List in Appendix A. The required Street Screen shall be
located to screen the parking lot from the sidewalk along that frontage.
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Planning and Zoning CommissionPage 61 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |33
iii.c.Street Trees.Street Trees shall be provided along these streetsas
follows
i.Street trees shall be required along all Secondary streets.
ii.Street trees shall be planted within the Circulation area between
the parking lane and building. Spacing shall be an average of 40
feet on center (measured per block face) along allstreets.
iii.Street trees shall be at least three-inch (3") caliper at the time of
planting.
iv.Street tree species shall be selected from the Planting List in
Appendix A
v.Preservation of an existing tree, tree relocated from elsewhere
within the Property, or newtree in which such preserved,
relocated or new tree has a caliper greater than 8", shall
increase the required spacing of street trees to one per 100'-0"
of frontage.
d.Parking Zone.
i.Parking in this Parking Zone is limited to 90-degree or 30-
degree "head-in" parking spaces and parallel parking.
i.ii.Ninety-degree and 30-degree head-in parking spaces shall be 9'-
0" wide and 1 8'-0" deep. A 2'-0" overhang from vehicles
parked in the Parking Zone is allowed into the adjacent
Circulation Zone.
ii.iii.Parallel parking spaces shall be a minimum of 7'0" wide and
18'0" deep.
ii.iv.A landscaped island shall be provided every ninth parking
space, or every (a) 81'-0" of frontage for "head-in" parking, or
(b) 100'0" for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e. Circulation Zone.
a.i.The Circulation Zone shall be located closest to the Parking Zone
and parallel to the Building Line.
b.ii.The Circulation Zone is dedicated to allowing pedestrian
circulation and shall be a minimum of 6'-0" wide with a 4'-0"
wide clear pedestrian zone.
c.iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
d.iv.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the
CirculationZone provided the required four (4) foot wide clear
zone is maintained.
e.v.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
f.vi.Doors for adjacent buildings cannot swing into this zone.
f. Supplemental Use Zone.
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Planning and Zoning CommissionPage 62 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |34
a)i.The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building) as set forth in Exhibits "B" and "Bl".
b)ii.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following "Modification of Zones".
c)iii.The Supplemental Use Zone is provided for (a) the use of
ground floor commercial tenants for accessory "patio" dining,
mixed beverage, beer and wine beverage service, entry
vestibules, entry stoops, structured canopies, patron waiting,
feature hardscape or landscape, water features, incidental
display and sales, or (b) the use of ground floor residential for
hardscape or landscape.
d)iv.If used at ground floor residential uses, the resulting hardscaped
and/or landscaped yards shall be separated from the Circulation
Zone and any shared public circulation to adjacent buildings by
planters (at sidewalk level or raised)or decorative fencing as
designed by the Owner or Tenant.
e)v.The Owner and/or Tenant shall be responsible for maintenance
of the Supplemental Zone.
g. Modification of Zones.
i.At the Owner's discretion and upon approval of Town Staff, parking
may be redesignedand/or reconfigured so that the Circulation
Zones can be rerouted, allowing the Supplemental Use Zone to
be reconfigured where desired for any Tenant's use. Any
revision to the parking shall meet the required parking count as
established by Ordinance.
ii.Atthe Property Owner's discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so the
parking area may be used for temporary patron drop-off/pick-up
and /or valet service.
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Exhibit B
March 8, 2016
Page |35
iii.Use of parallel spaces to create supplementaluse areas will
follow similar requirements as stipulated above.
5.Secondary Street with Residential Frontage.
iii.a.General.Secondary Streets with Residential Frontage shall comply with the
standards set forth herein.
i.b.Parking Frontage.Any parking frontage along any Type A
Drive/Street shall be screened by a 3-foot high Street Screen.
Required Street Screens shall be of either the same building material as the
principal structure on the lot or masonry or a living screen composed of
shrubs planted to be opaque at maturity. Species shall be selected from
the Planting List in Appendix A. The required Street Screen shall be
located to screen the parking lot from the sidewalk along that frontage.
iv.c.Street Trees.
i.Street Trees shall be provided along these streetsas follows:
ii.a)If parking is provided immediately adjacent to the
street, one (1) Street Tree shall be provided for every eight
(8) contiguous parking spaces or fraction thereof.
iii.b)If no parking is provided immediately adjacent to the
street, two Street Trees shall be provided for every 81'
0" of frontage.
iv.c)If parallel parking is provided immediately adjacent to
the street, one Street Tree shall be provided for every 60' 0"
of frontage.
v.d)For purposes of this Section, parking is not
immediately adjacent to the street if a drive aisle is located
between the street and parking.
i.e)Street Trees provided within a row of parking spaces shall
be located and centered in the Parking Zone landscaped
islands.
ii.Street trees shall be at least three-inch (3") caliper at the time of
planting.
iii. Preservation of an existing tree, tree relocated from
elsewhere within the Property, or new tree in which such
preserved, relocated or new tree has a caliper greater than 8",
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Planning and Zoning CommissionPage 64 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |36
shall reduce the required spacing of landscaping islands toone per
ten (10) contiguous parking spaces, or one tree per 100'-0" of
frontage.
d.Parking Zone.
ii.i.Parking in this Parking Zone is limited to 90-degree or 30- degree
"head-in" parking spaces and parallel parking.
a.ii.Ninety-degree and 30-degree head-in parking spaces shall be 9'-0"
wide and 1 8'-0" deep. A 2'-0" overhang from vehicles parked in
the Parking Zone is allowed into the adjacent Circulation
Zone.
iii.Parallel parking spaces shall be a minimum of 7'0" wide and
18'0" deep.
b.iv.A landscaped island shall be provided every ninth parking
space, or every (a) 81'-0" of frontage for "head-in" parking, or (b)
100'0" for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e. Circulation Zone.
c.i.The Circulation Zone shall be located adjacent to the Parking
Zone and parallel to the frontage.
d.ii.The Circulation Zone is dedicated to allowing pedestrian
circulation.
e.iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
i.iv.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four (4) foot wide clear zone is
maintained.
f.v.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
g.vi.Doors for adjacent buildings cannot swing into this zone.
h.vii.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following "Modification of Zones".
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Exhibit B
March 8, 2016
Page |37
f. Modification of Zones.
i.At the Owner's discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted. Any revision to the parking
shall meet the required parking count as established by
Ordinance.
ii.At the Property Owner's discretion and upon approval of Town
Staff, parking can be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
iii.Use of parallel spaces to create supplemental use areas will follow
similar requirements as stipulated above.
6.Private Street or Mews Street with Frontage of Any Uses.
i.a.General.Private Street or Mews Street with Frontage of Any Uses shall
comply with the standards set forth in Exhibits "C" and "C 1".
i.b.Private Streets or Mews Streets provide public access by public right-of-way
or public easement.
ii.c.Street Trees.Street Trees shall be provided along these streets as follows:
i.If parking is provided immediately adjacent to the street, one (1)
Street Tree shall be provided for every eight (8) contiguous
parking spaces or fraction thereof.
ii.If no parking is provided immediately adjacent to the street, one
Street Tree shall be provided for every 81' 0" of frontage.
iii.If parallel parking is provided immediately adjacent to the street,
one Street Tree shall be provided for every 60' 0" of frontage.
iv.For purposes of this Section, parking is not immediately adjacent
to the street if a drive aisle is located between the street and
parking.
v.Street Trees provided within a row of parking spaces shall be
located and centered in the Parking Zone landscaped islands.
vi.Street trees shall be at least three-inch (3") caliper at the time of
planting.
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Planning and Zoning CommissionPage 66 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |38
d.Parking Zone.
vii.i.Parking in this Parking Zone is limited to 90-degree or 30- degree
"head-in" parking spaces and parallel parking.
ii.Ninety-degree and 30-degree head-in parking spaces shall be 9'-0"
wide and 1 8'-0" deep. A 2'-0" overhang from vehicles parked in
the Parking Zone is allowed into the adjacent Circulation
Zone.
viii.iii.Parallel parking spaces shall be a minimum of 7'0" wide and
18'0" deep.
iii.iv.A landscape island shall be provided every ninth parking
space, or every (a) 81'-0" of frontage for "head-in" parking, or (b)
100'0"for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e. Circulation Zone.
i.This zone shall be located immediately adjacent to the Parking
Zone and parallel to the frontage.
ii.This zone is dedicated to allowing clear, unobstructed
pedestrian circulation.
iii.Ramps and/or steps and railings required to mitigate changes in
grade can be placed in this zone.
iv.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
v.Doors for adjacent buildings cannot swing into this zone.
vi.The Supplemental Use Zone shall be allowed to encroach into the
Circulation Zone per description in accordance with the following
"Modification of Zones".
vii.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four foot (4') wide clear zone is
maintained.
15838215v.4
Planning and Zoning CommissionPage 67 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |39
f. Supplemental Use Zone.
viii.i.This Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building) as set forth in Exhibits "B" and "B 1".
ix.ii.The Supplemental Use Zone is provided for (a) the use
of ground floor commercial tenants for accessory "patio" dining,
beer and wine beverage service, entry vestibules, entry stoops,
structured canopies, patron waiting, feature hardscape or
landscape, water features, incidental display and sales, or (b) the
use of ground floor residential for hardscape or landscape.
x.iii.If used at ground floor residential uses, the resulting
hardscaped and/or landscaped yards shall be separated from the
Circulation Zone and any shared public circulation to adjacent
buildings by planters (at sidewalk level or raised) or decorative
fencing as designed by the Owner or Tenant.
xi.iv.The Owner and/or Tenant shall be responsible for
maintenance of the Supplemental Zone.
g. Modification of Zones.
ii.i.At the Owner's discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant's
use. Any revision to the parking shall meet the required parking
count as established by Ordinance.
iii.ii.At the Property Owner's discretion and upon approval of
Town Staff, parking can be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
iv.iii.Use of parallel spaces to create supplemental use areas
will follow similar requirements as stipulated above.
7.Serviceways.
a. General.
i. Serviceways shall comply with the standards set forth in
Exhibit "D". Serviceways shall be considered as Type `B'
Drives for the purposes of this Ordinance.
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Planning and Zoning CommissionPage 68 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |40
a.ii.Serviceways will be on the Owner's property and shall be used
for pedestrian circulation between buildings on the same lot, for
vehicle access to loading and trash areas, for maintenance and
service vehicle access, and for routing of base building and
tenant utilities.
b.iii.Serviceways maybe within physical separations and setbacks as
required by building codes between uses and buildings.
c.iv.Private utilities, grease interceptors, vaults, fire mains and other
similar features may be located in the Serviceways.
d.v.Serviceways which are identifiedby the Fire Department for
possible use shall meet Fire Department requirements.
e.vi.Ground level pedestrian circulation and upper level connective
bridges between buildings may cross the Serviceways.
f.vii.Service Areas shall not be visible from Indian Creek, Trophy
Club Drive and SH 114.
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Planning and Zoning CommissionPage 69 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |41
b.Base Building and Tenant Utilities.
g.i.Base building and tenant utilities may be routed under
serviceways whenever possible.
a.ii.Base building and tenant utility related equipment, taps, meters,
distribution, and similar equipment exposed to view shall be
grouped in an ordered fashion on building walls abutting the
serviceways.
D. DESIGN STANDARDS.
1.Mixed Use.
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Planning and Zoning CommissionPage 70 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |42
a. General. The following standards shall apply to all Type 'A' Drive facades
and the SH 114 Frontage Road, and Trophy Club Drive facades.
i. Combinations of uses permitted on the Property may
be incorporated either vertically within structures or horizontally
throughout the Property. Residential uses shall not be allowed on
the ground floor except as otherwise provided herein.
Mixed-use provisions are intended to address the standards and
recommendations for the horizontal adjacency and the vertical
mixing of varying uses.
b.ii.Close horizontal adjacency of different uses is permitted for
ground floor adjacencies for commercial, office and residential
uses as set forth herein. Residential and Commercial
occupancies may be located on the same floor of the same
Building, but residential uses shall not be located on the
ground floor, except as otherwise permitted herein.
c.iii.Close vertical adjacency of different uses is permitted for
ground floor commercial and/or office uses with second floor
office and/or Urban Residential uses above, and second floor
office and/or Urban Residential uses with possible third floor
Urban Residential uses.
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Planning and Zoning CommissionPage 71 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |43
a.iv.Urban Residential is permitted on the first floor inall floors of
Buildings B.4, B5, and B7, as shown on the Preliminary Site
Plan, subject to the following:
b.the first floor in such buildings is Retail Ready;
c.the maximum number of units, in the aggregate on the first floor
of Buildings B4, B5, and B7 is 33;
a.Such space cannot be used for Urban Residential until 24 months
after the issuance of the building permit for such space provided
the space is being marketed for retail uses; and,
d.The minimum area in an Urban Residential unit on the first floor is 1,200
square feet.
2.Visual Orientation and Entrance Location for Mixed-Use Development.
a. Ground floor commercial, office and residential uses as set forth herein
retail, in a mixed-use development shall be visually oriented toward and have
their primary entrance oriented toward the street or private drive frontage.
b.Upper floor office and Urban Residential uses may use ground floor lobbies
placed toward the middle or rear of buildings. These lobbies shall be clearly
visible and easily accessed from the street frontages via public access open
15838215v.4
Planning and Zoning CommissionPage 72 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |44
areas, public circulation paths between the street frontage and structured
parking internal to the block, or similar public access patios, courts, or plazas.
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Planning and Zoning CommissionPage 73 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |45
c. Rear facades of buildings facing Trophy Club Drive and Indian Creek Drive shall
have a similar level of design and articulation as the front facades of the same
respective buildings.
d. Visual orientation and entrance location for Mixed-Use Development
as set forth in this section shall generally comply with Exhibit "E".
3. Uses Allowed on Specific Frontages.
a. Buildings fronting on Indian Creek Drive shall be designed to
accommodate the following:
Ground floor retail, office, commercial, Public Safety Facilities and
Second floor and above Urban Residential, office uses, or Public Safety Facilities.
E. NON-RESIDENTIAL/MIXED USE BUILDING DESIGN GUIDELINES.
1.General.The following standards shall apply to all Type 'A' Drive facades and the
SH 114 Frontage Road, and Trophy Club Drive Facades.
d.a.Building design provisions are intended to address the physical
appearance of buildings within the subject area and establish certain common
design treatments, thus supporting individual buildings relatedness to adjacent
buildings.
e.b.Building design provisions include building's location relative to
street rights-of-way and easements, building materials, general requirements for
glazing, shading, and encroachment, building height, screening of equipment,
loading, trash, and utilities, exterior lighting, and the vehicular and
pedestrian circulation within blocks and between buildings, within the
same block to one another, and public pedestrian and vehicular circulation.
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Planning and Zoning CommissionPage 74 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |46
a.c.Visual orientation and entrancelocation for buildings shall generally comply
with the General Requirements for Mixed Use set forth in Section II of this
Ordinance.
2.Structured Parking Garages.
d.a. Structured parking garages shall comply with the requirements listed below.
e.b.The facades of parking garages that are visible from Trophy Club
Drive, Indian Creek Drive, or from the east boundary line must be of a
similar color, architectureand materialsas the adjacent building. Screening of
internal parking garages is not required.
3.Building Locations.
h.a.For each facade of a building facing a street, 25% of the ground floor face
shall be constructed within 6'0" maximum of the Building Line and 50% shall
be constructed within 12'0" of the Building Line The balance of the ground
floor face isunrestricted in its proximity to the Building Line. Area of the
building face satisfying these proximity requirements need not be
continuous and can be divided per the building designer's discretion.
These proximity requirements are set forth in Exhibits "A", "Al", "A2", "A3",
"B", "Bl", "C" and "Cl".
i.b.Where setbacks from the property line are stipulated in this section, the
setback line shall be understood as the Building Line
j.c.Building Facades shall have a change in plane of not less than 5'-0" every
200'-0" of frontage or of not less than 2'-0" every 100'-0" of frontage at the
building designer's discretion. The change in plane shall continue at least
10'-0" before the Facade returns to its previous position.
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Planning and Zoning CommissionPage 75 of 234March 24, 2016
-
Exhibit B
March 8, 2016
Page |47
a.d.Structured canopies may encroach into Supplemental Use Zones.
b.e.Balconies (not allowed in facades fronting Trophy Club Drive)
projecting from the building face, framed canopies, awnings, bay windows,
decorative projections, moldings, cornices, trim, and signage may
project 6'-0" into 43 rights-of-way and easements.
c.f.Ground floor arcades (covered walkway) with air-conditioned,
enclosed space at the second floor shall be considered as meeting the
requirements for percent of building within 6'-0"or 12'-0" of rights-of-way
and easements.
g. The requirements for percent of building within 6'-0" or 12'-0" of right-of-
ways and easements shall not apply to structures that have building elements
on facades above the second floor
4.
Specific Building Requirements:
a.The ground floor shall be defined as the first occupied floor occurring at the
typical street frontage, finished sidewalk level, up to the bottom of the second
floor. Mezzanines as defined by the building code may be allowed, but do not
constitute second floors.
b.Unless otherwise dictated by applicable codes and ordinances, nonresidential
and non-parking buildings shall have a minimum of 30% and a maximum
of 40% of the ground floor facade, up to 10'-0" above the typical street
frontage finished sidewalk level, comprised of windows, storefronts, and/or
entrances. This standard shall only apply to all Type 'A' Drive facades and the
SH 114 Frontage Road, and Trophy Club Drive facades.
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Planning and Zoning CommissionPage 76 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |48
mr-
Typical Non-Residential / Non-Parking StreetFrontage Opening Wall Ratio
c. Unless otherwise dictated by applicable codes and ordinances, non-
residential and non-parking buildings fronting State Highway 114 Frontage
Road and Trophy Club Drive, within 400 feet of State Highway 114
frontage road, shall have a minimum of 30% and a maximum of
40% of the ground floor facade, up to 10'-0" above the typical
street frontage finished sidewalk level, comprised of windows,
storefronts, and/or entrances.
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Planning and Zoning CommissionPage 77 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |49
c.d.Materials and finishes used for windows, storefronts, entrances, and
entrance vestibules shall be at the discretion of the Property Owner and/or
Tenants as long as a minimum of 85% of Type 'A' Drive facades are
finished in masonry (brick, natural and manmade stone, architectural-
colored concrete masonry block both smooth and split-face,
cementitious plank and siding, stuccousing the 3 step process, tile, cast
stone, or glass block).
i.e.Variation in the size, shape, and detailing of upper floor windows is
permitted.
d.f.Unless otherwise dictated by applicable codes and ordinances, for each
building frontage on Indian Creek Drive, secondary streets, and
private and mews streets, a minimum of 30% and a maximum of
40% of the ground floor facade, up to 10'-0" above the typical
street frontage finished sidewalk level, comprised on windows,
storefronts, and/or entrances.
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Planning and Zoning CommissionPage 78 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |50
O
O
Indian Creek Dr Non-Residential / Non-Parking Street Frontage
Opening Wall Ratio
Indian Creek Dr Non-Residential / Non-Parking Street
Frontage Opening/Wall Ratio
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Planning and Zoning CommissionPage 79 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |51
EIFS use is limited to top cornices, top parapets and walls,
g.
second floor and above if the application is exposed from the top. the
EIFS must be hail resistant or protected.
i.h.Roofs may be flat-roofs sloped for drainage. Parapets shall be 3'-6"
minimum higher than the adjacent roof.
ii.i.Roof top equipment shall be screened from view from a person
standing at any area of the adjoining Circulation Zone of the respective
building, and the top of the equipment shall not be higher than the top
of the parapet.
5.Loading and Trash Zones.
iii.a.Each Non-Residential building shall have one loading zone 10'
-0" x 25' -0" and one dumpster/compactor location 10'-0" x
%
250". This requirement does not apply to Urban Residential,
parking, or public access open areas. A grouping of structures
may be designated by the Owner or developer to allow one
dumpster/compactor location to accommodate said grouping of
structures.
iv.b.The loading and trash zones may be grouped at a single
building or may be dispersed on the lot at multiple buildings.
Loading and trash may be hand-trucked within the block as
required.
v.c.The loading and trash zones shall not be open to view from
Highway 114 frontage road, Trophy Club Drive, or Indian
Creek. They may open onto Secondary Streets, Private Streets,
or Mews Streets, but in all instances the loading and trash zones
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Planning and Zoning CommissionPage 80 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |52
shall be fully screened with walls finished to match or
complement adjacent buildings and gates.
d. The loading and trash zones may be located in buildings, structured
parking garages, and any Serviceways.
F.URBAN RESIDENTIAL GUIDELINES:
1.General:
a. Urban Residential design provisions are intended to address
the physical appearance of buildings within the subject
area and establish location relative to street right-of-ways
and easements, building materials, general requirements for
glazing, shading, and encroachment, building height, screening
of equipment, loading, trash, and utilities, exterior lighting, and
unit densities.
b. Visual orientation and entrance location for residential buildings
shall comply with the General Requirements for Mixed Use set
forth in Section II of this Ordinance.
c. Urban Residential Units may not be located on the ground
floor of a building except as follows:
Urban Residential Units may be located on the ground floor of a
building facing the creek on the east side of the Property;
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Planning and Zoning CommissionPage 81 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |53
Urban Residential is permitted on the first floor in Buildings B4, B5 and
B7, as shown on the Preliminary Site Plan, provided the first floor
is Retail Ready.
Adult Active Living units may be located on the ground floor of the
east side of the Property; other locations shall require a SUP.
cd. No minimum Open Space per residential unit shall be required.
2.Building Location:
i.a.Building Facades shall have a change in plane of not less than 5'-0"
every 200'-0" of Facade. The change in plane shall continue
at least 10'-0" before Facade returns to its previous position.
1)b.Balconies projecting from the typical building face, framed
canopies, awnings, bay windows, decorative projections, moldings,
cornices, trim, and signage may project 6'-0" maximum into
public rightof-ways and public easements.
3.Building Materials:A minimum of 85% of the front facades of
residential buildings and residential building facades along Type
'A' street or open space shall be finished in masonry (brick, natural
and manmade stone, architectural-colored concrete masonry block
both smooth and split-face, cementitious plank and siding, stucco
using the 3 step process, tile cast stone, or glass block).
4.Urban Residential Specific Requirements:
a. Urban Residential buildings and townhomes/townhouses
may front on Indian Creek Drive or on a pedestrian
paseo/open space, but shall not front on State Highway
114 or Trophy Club Drive unless located above the first floor
of a Mixed-Use building fronting on Trophy Club Drive.
b.Urban Residential buildings facing Trophy Club Drive shall be
designed as rowhouses and each ground floor urban residential unit
facing Trophy Club Drive shall be designed as have a separate
pedestrian entrance.
c.Urban Residential facades fronting on Trophy Club Drive
shall not have balconies.
cd. Urban Residential minimum floor areas are as follows:
2)i.Efficiency unit —600 sf minimum
3)ii.One bedroom unit — 800 750 sf minimum
4)iii.Two or more bedroom units — 1,000 sf minimum. for a
15838215v.4
Planning and Zoning CommissionPage 82 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |54
two (2) bedroom unit, for each additional bedroom unit
beyond two (2), add 200 sf per bedroom
ed.The average unit size shall be 1,000 square feet.
f. Urban Residential maximum lot coverage is 100%.
ge. Urban Residential density: two hundred fifty (250) units.
plus a cumulative total of up to an additional 33 urban residential
units are permitted on the first floors of Buildings B4, B5, and B7
provided such additional units are Retail Ready.
f. Area A and B shall be simultaneously constructed; provided,
however, a Certificate of Occupancy shall not be issued for a
building in Area B prior to issuance of Certificates of
Occupancy, which may include "shell Certificates of
Occupancy", for 26,300 SF of the building area in Area A.
h.Driveways and public infrastructure necessary for future
development in the areas designated as Buildings A-2, A-3, A-4
and A-5 shall be constructed at the same time as the development
of Urban Residential units in Block B.
5. Townhome Residential Requirements:
a. Townhome Residential General:
2)i.Townhome Residential shall be single family residential
units on individually platted lots.
3)ii.The lots (and the dwelling unit primary pedestrian entry)
must front on public street(s), vehicle access drives,
pedestrian circulation areas, or public landscaped areas.
4)iii.Townhome Residential garages shall be oriented to
public streets or vehicle access drives.
iii.iv.Accessory buildings shall not be allowed on lots.
1)v.Townhome Residential lots shall be clustered
into a maximum of 7 units per cluster separated by
pedestrian circulation areas (minimum 15 feet in
width) or vehicle access drives (minimum of 35 feet in
width - 25 foot drive with 5 foot sidewalks both sides).
Clustering must meet all building/fire code requirements.
2)vi.Where Townhome Residential lots are clustered,
individual dwelling units shall abut one another, but must
contain code compliant fire separation walls as
required by the Town building and fire codes, centered
on the common lot lines.
3)vii.Each Townhome Residential lot shall be served
individually by water, sewer, electric, gas, and other
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Planning and Zoning CommissionPage 83 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |55
typical utilities.
4)viii.Areas for recreational, open space, and service may be
platted into one or more lots.
b.Townhome Residential maximum density: the maximum number of
Townhome/Townhouse units is 30 39 units.
c.Townhome Residential minimum floor areas are as follows:
i.Ground floor - 800 sf minimum inclusive of garage parking
and covered breezeways and vestibules associated with
Townhome Residential pedestrian entry/exit.
ii.Second floor -800 sf minimum.
iii.Third floor-not to exceed second floor.
iv.Townhome Residential shall not exceed 3 stories.
v.Townhome Residential minimum total floor area -1,400 sf.
d. Townhome Residential lot size and lot coverage:
i.Minimum lot size per dwelling shall be 1200 sf.
ii.Minimum lot width per dwelling shall be 20 feet.
iii.Minimum lot depth per dwelling shall be 60 feet.
iv.Minimum lot coverage per dwelling shall be 60%.
v.Maximum lot coverage shall be 80%.
e. Townhome Residential Setbacks:
i.
Front setback
a.1)Front setback shall be a minimum of 10 feet,
dedicated to landscaping, hardscaping, and/or
driveways.
b.2)Decorative building elements, canopies, eaves,
covered breezeways and vestibules associated with
Townhome Residential pedestrian entry/exit,
balconies, and bay windows may project up to 6 feet
into this setback.
c.3)No off-street parking or ancillary buildings
will be allowedwithin this setback.
ii.Side setback
1) Where Townhome Residential units abut adjacent
Townhome Residential units and a code compliant fire
separation wall is provided, there shall be no required
side setback.
a.2)Where Townhome Residential units abut public
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Planning and Zoning CommissionPage 84 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |56
streets, vehicle access drives, or pedestrian circulation
areas, a 10 foot set back shall be required dedicated to
landscaping and hardscaping. Decorative building
elements may project up to 5 feet into this setback
except where limited by building/fire code
requirements.
b.3)No off-street parking or ancillary buildings
will be allowed within this setback.
2.iii.Rear setback
a.1)The minimum rear setback shall be 5 feet.
g.2)No decorative building elements, eaves, covered
breezeways and vestibules associated with Townhome
Residential pedestrian entry/exit, balconies, and bay
windows may project past the lot line.
f. Townhome Residential Design Guidelines:
i. A minimum of 85% of the front, side and rear
facade of Townhome Residential shall be finished in
masonry (brick, stone, stucco using the 3 step process,
cast stone, or glass block).
g. Townhome Residential Garage and Parking Requirements:
i.Each town home shall have a minimum of a single car
garage.
ii.Garages must be sized to be a minimum of ten feet (10')
by eighteen feet (18')
iii.Townhome Residential garages shall be oriented to
public streets or vehicle access drives.
iv.Each Townhome Residential unit requires one (1) guest
parking space. The total of guest parking required for
clustered Townhome Residential may be accommodated
in nearby public street parking or in designated off-street
parking areas dispersed throughout the Townhome
Residential development.
h. Townhome Residential Trash:
v.i.Each dwelling unit shall individually house trash in an area
not visible from adjacent unitsor from public drives and
protected from weather and pests.
vi.ii.Each dwelling unit shall be allowed to place trash
containers in a designated area adjacent to the unit's
garage on designated trash collection days.
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Planning and Zoning CommissionPage 85 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |57
i.A separate property owners association shall be created for the
area developed with Townhomes.
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Planning and Zoning CommissionPage 86 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |58
j. Structured parking garages may be used for required parking
for Urban Residential uses.
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Exhibit B
March 8, 2016
Page |59
k. Roof top equipment shall be screened from view from
a person standing at the sidewalk abutting and the top of
the equipment shall not be higher than the top of the
parapet.
6. Loading & Trash Zones for Residential:
iv.a.Loading zones are not required for Urban Residential buildings.
i.b.Either one (1) dumpster location, measuring 10' -0" x 10%0", shall be
provided for each Urban Residential building or one (1) compactor location
shall be provided for each grouping of six (6) Urban Residential buildings.
They shall be accessed and located along serviceways or alleys along the
backs of the Urban Residential buildings.
:
G.PARKING GUIDELINES
1.Street Parking:
a.Street parking within 300'-0" of a proposed use shall be counted toward
satisfying the parking requirements for such use.
b.Street parking shall not be assigned or reserved other than as required
for accessible parking.
c.Street parking may be deleted where the Property Owner is
providing a valet drop-off/pick-up lane.
d.Parking is permitted between the facade of a building fronting on
Indian Creek Drive and the right-of-way for Indian Creek Drive.
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Planning and Zoning CommissionPage 88 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |60
a.2.Surface Parking.Surface parking lots within the
development that accommodate 75 or more cars within one contiguous area
shall only be permitted with a Special Site Plan (SSP) approval by Town
Staff. Applications for an SSP for a Surface Parking lot shall include a phasing
plan for development on the site that would be in compliance with the standards in
this Ordinance. A Surface Parking lot may be converted into a building site with
Site Plan approval at any time.
b.3.Garaged Parking:
i.a.Garaged parking within 300'-0"of an associated non-residential use
shall be counted toward satisfying the parking requirements for that use.
Garaged parking is considered to be shared equally by all associated non-
residential uses.
ii.b.Garaged parking within 300'-0" of an assigned Urban
Residential unit shall be counted toward satisfying the parking requirements
for that Urban Residential unit.
iii.c.Notwithstanding anything contained herein, garaged parking in Building B
shall apply to required parking for Urban Residential uses in Building B.
Such required spaces may be gated and assignedto the Urban Residential
unitsin Building B. Excess and guest parking in the parking garage in
Building B may be used for valet parking.
iv.d.Above-ground parking garages may be open parking structures and
shall have minimum 3-ft. exterior masonry screening walls on all levels.
Structured parking garages with open ground floor frontages shall have
minimum 3-ft. high landscape screening on the ground floor. Post
tensioning cable design shall be prohibited onexterior facing walls,
but may be used on interior walls. Parking garages fronting on the SH 114
frontage road shall not have exposed concrete finishes and shall match the
architectural standards of the contiguous buildings.
v.e.Below grade parking garages may be used for required parking of Urban
Residential buildings.
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Planning and Zoning CommissionPage 89 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |61
vi.f.Disposition of Parking within Garages:
i.
Within structured garage parking, individual parking spaces or
groups of parking spaces may be reserved, assigned, and
designated for the use of specific tenants, for the use of
Urban Residential parking, for short term parking, or for
employee parking.
ii.Parking provided in Urban Residential garages may be used for
required parking for any other use on the Property.
vii.g.Location of Garages Relative to Streets:
i.Structured parking garages may have frontages and
vehicular access to all streets.
i.ii.Where structured parking garages have ground floor
frontages, decorative building components, low walls, or
landscaping approximately 3 '-0" high shall be provided asa
headlight screen on the ground floor. Solid enclosed walls of
structures facing Type "A" streets, shall have exterior masonry
walls on the ground floor. All other floors shall have exterior
masonry walls, 3 '-0" in height for headlight screening.
iii.Parking spaces shall be allowed at sloped garage floors or decks
per the Property Owner's discretion.
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Planning and Zoning CommissionPage 90 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |62
i.iv.The facades of parking garages that are visible from Trophy
Club Drive, Indian Creek Drive, or from the east boundary line
must be of a similar color as the adjacent building. Screening of
internal parking garages is not required.
ii.v.The elevated levels of structured parking garages may utilize
bridges to provide direct pedestrian circulation from garage
levels to Non-Residential and Residential uses as set forth in
Exhibits "E" and "F".
4. Parking Ratios:
a. Parking calculations shall be based on enclosed air-conditioned areas
only. Non-Residential use areas included in Supplemental Use Zones,
exterior waiting, dining, beverage service, vestibules, public seating in
Public Access Open Areas, and structured parking garages shall not
be included in parking calculations.
b. Required Parking Ratios by Use.
ii.i.Retail/Restaurant/Office —1 parking space per 275 sf of gross floor
area
iii.ii.Urban Residential —one (1) parking space per efficiency unit and
one (1) parking space per bedroom
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Planning and Zoning CommissionPage 91 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |63
iv.iii.Hotel — 1 parking space per guest room plus 1 parking space
per 275 sf of gross meeting/convention floor area
v.iv.All other uses — 1 space per 300 sf of gross floor area.
c. Shared parkingstudy: The applicant/property owner may submit a request to
the Town Staff for approval of a maximum of 25% reduction of required
parking based on an assessment of parking demand by uses proposed at any
time. Town Staff will evaluate the proposal based ona parking
study of any proposed development, specific demand for the uses
proposed, any proposed parking management and/or valet parking.
5.Stacked Parking:Stacked parking is permitted within the Property subject to
compliance with the following standards:
i.a.Stacked Parking shall only be permitted in conjunction with a valet parking
plan.
ii.b.Each parking space in stacked parking shall be at least 8 feet wide by 18
feet long.
iii.c.An area reserved for stacking spaces may not double as a
circulation driveway or maneuvering area.
6.Valet Parking:Valet parking is permitted within the Property. The following
standards shall apply:
ii.a.A valet parking plan shall be required and submitted to the Town Staff for
review and approval.
iii.b.A valet parking plan shall require the following information:
iv.i.A plan of the proposed pick up/drop off area,
i.ii.The number of spaces required.
v.iii.A plan of the proposed area to be used for parking including where
stacked parking is to be used;
H.
SIGNAGE, CLOCK TOWER AND MISCELLANEOUS:
1.Signage:All signs shall comply with the Town's sign regulations except
as those regulations are modified herein. In addition to signs permitted by
the Town's Zoning Ordinance, the following additional signs and/or revised sign
definitions and standards are permissible:
a.General: for purposes of signage, the entire Property is considered one lot.
b.Monument signs
i. Monument signs, for the sole purpose of identifying
the development only (not tenants) (see picture to the left below)
may be located anywhere on the private property side of property
lines without setback restrictions, except for vehicular vision
triangles as set forth by the Town of Trophy Club's Ordinances.
15838215v.4
Planning and Zoning CommissionPage 92 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |64
ii.Monument signs may be lighted internally or externally and shall
comply with all applicable Town ordinances.
iii. Maximum number of monument signs: 5.
iv. Maximum height of monument signs along Trophy Club
Drive and Indian Creek Drive: 10' with a Maximum effective
area of 200 square feet per side.
15838215v.4
Planning and Zoning CommissionPage 93 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |65
c.Freestanding development identification signs (as shown in the picture to
the right above) — by Specific Use Permit (SUP)
i.
Number of signs, location, size, and lighting shall be determined
by the SUP.
d.Direction Signs
ii.i.Direction signs are to direct the public to various locations within the
development such as (but not limited to) retail, office, Urban
Residential, hotel, parking lots and structured parking garages.
iii.ii.Directi
on signs may be freestanding, post mounted, wall mounted,
projecting or flat mounted.
iv.iii.Where
mounted to a vertical support the directional sign size shall not
exceed 50 sf and not exceed 5'-0" in width.
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Planning and Zoning CommissionPage 94 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |66
e.Banners
v.i.Banners may be mounted to a vertical support, building,
structured parking garage, street light pole, or may span an
internal street of the PD property.
vi.ii.Banners may display artwork, photos, and/or text that
pertains to the development district, special events, activities,
exhibits, holidays, or civic events.
vii.iii.Maximum area: 50 square feet per side.
viii.iv.Banner design is at the sole discretion of the Property Owner.
15838215v.4
Planning and Zoning CommissionPage 95 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |67
f.Directory Map
ix.i.Directory maps shall identify the location of streets, tenants,
amenities, service, and features within the development.
x.ii.The directory map may be freestanding, post mounted, wall
mounted, kiosk mounted, projecting or flat mounted.
xi.iii.The directory map shall not exceed 50 sf in
size.
g.Architectural Roof Signs
i.An architectural sign is a sign which may extend above or on top of
the roof top or highest point of a building roof line.
a.ii.Architectural Roof Signs are prohibited on frontages along
Trophy Club Drive and Indian Creek Drive.
b.iii.Architectural roof signs shall not exceed 150 sf, or exceed
9'-0" in height. They shall be limited to two per building/roof.
15838215v.4
Planning and Zoning CommissionPage 96 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |68
h.Signage at Sloped Roofs
e.i.Tenant signage may be allowed at sloped roofs and/or parapets to
meet signage requirements of the Tenant based upon the building
Facade design.
f.ii.Signage shall be installed at the lower leading edge of a sloping
roof, canopy, or parapet and not extending above the top edge of the
sloping roof material.
g.iii.Roof signage shall not exceed one-third of the height of
the sloping roof as seen in true elevation.
i.Projecting Blade and Hanging Signs
i. Projecting blade and hanging signs shall be allowed within
the limits of the development for the use by Tenants and Property
Owner.
15838215v.4
Planning and Zoning CommissionPage 97 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |69
h.ii.Projecting bladeand hanging signs may project a maximum of 6'-
0" into the public right-of-way or public easement, into any
Supplemental Zone, or from the face of any building. Projecting
blade signs and hanging signs are to be mounted such that their
lowest edge is at least 8'-0" above the typical fmished sidewalk, or
the minimum height to meet ADA regulation.
i.iii.Projecting blade and hanging signs shall not exceed 50 sf.
j.Murals
ii.i.Murals are permitted upon approval of Town Staff.
iii.ii.Murals may be painted or attached to the exterior building
walls of any structure.
iii.Murals may incorporate artwork, photos, and/or text that pertains to
the development district, special events, activities, exhibits,
holidays, or civic events by means easily understood by a general
audience.
15838215v.4
Planning and Zoning CommissionPage 98 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |70
k.Wall Signs
i.Only one sign and one logo shall be permitted per tenant per street
(public and private) frontage.
ii.The smallest rectangle encompassing all the letters may not exceed
30 inches in height, nor 40 feet in length nor 75% of the length of
the frontage of the demised premises.
iii.Businesses located on a corner may be permitted one sign on
each frontage.
iv.Signage shall be located on the wall surface above the storefront
windows and above the storefront awnings or canopies.
v.Logos or Business marks, measured separately, may not
exceed 30 SF, and may be located on the facade wall or on the
business awning over the primary entry.
15838215v.4
Planning and Zoning CommissionPage 99 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |71
l.Sign Kiosks
i.
Freestanding kiosk structures, permanent or temporary, may be
placed within public right-of-ways and/or public easements, with the
exception of vehicle vision triangles.
A.ii.Kiosks are limited in height to 15%0".
1.iii.The total allowed signage for each kiosk in public right-of-ways and/or
public easements is 40 sf. The allowed gross vertical (not roof) surface area
for each kiosk in public right-of-ways and/or public easements is 80 sf.
1.iv.The total allowed signage for each kiosk within the lot limits is 60 sf. The
allowed gross vertical (not roof) surface area for each kiosk in public right-
of-ways and/or public easements is 120 sf.
2.v.Kiosks may incorporate directional signage, directory maps, public service
announcements, artwork, photos, and/or text that pertains to the
development district, special events, activities, exhibits, holidays, or civic
events.
2.vi.Kiosks may incorporate lighting and ambient audio.
3.vii.Kiosks installed within the lot limits are not limited in number and may
display commercial content.
2.Seasonal decorations.Seasonal decorations are permitted within the Property and may
be attached to building elevations. Decorative tree lighting is allowed year round.
3.Existing Clock Tower.The existing clock tower, as shown on the Concept Plan, shall
may remain in its current location within the Propertyor be removed orrelocated
within the Property. A new Clock Tower, of similar size and scale of the existing Clock
Tower ,and of an architectural style compatible with surrounding structuresshall may
be allowed to replace the existing Clock Tower.
15838215v.4
Planning and Zoning CommissionPage 100 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |72
4.Vendor Kiosks.Vendor kiosks are permitted on the Property subject to the
following requirements:
1.a.Vender kiosks are intended for pedestrian ("walk-up") customers only.
2.b.During hours of operation, merchandise display and customer waiting may extend
beyond the kiosk enclosure.
3.c.Kiosks are to be located in or immediately adjacent to pedestrian areas with the
express intent of providing inviting and convenient casual shopping and service
opportunities suitable for an active pedestrian urban environment.
4.d.Merchandise display and patron waiting areas may be covered by awnings or
canopies. Merchandise display and customer waiting area may extend beyond the
kiosk enclosure in all directions (this area is to be vacated during nonoperating
hours).
1.e.During non-business hours the kiosk and all merchandise is to be
fully secured.
2.f.Food preparation and sales must meet applicable health ordinances.
Deliveries to kiosks are to be made during designated times coordinated by the
g.
Town Manager's Designee.
1.h.Kiosk may not exceed 15 feet in height exclusive of architectural
and decorative features.
2.i.Kiosks may not exceed 400 sq. ft in floor area.
J.Awnings or canopies, fixed or retractable, may extend in all directions beyond the
kiosk enclosure itself with specific extent to be determined on a case-bycase basis by
the Development Management.
k.Kiosk construction mustmeet all applicable municipal building and life safety codes
and shall be secure after business hours.
1. Kiosks may have electrical, gas, water, cable TV/data, and/or telephone
service. All utility services are to be routed underground (no overhead
wiring/cabling is allowed).
m. Permanent signage pertinent to the primary business of the kiosk tenant may be
mounted on the kiosk itself.
5.Environmental standards.Development and uses within the Property shall
comply with all Town environmental standards including, but not limited to glare, noise,
vibration, and odors.
6.Utility Placement and Routing:
15838215v.4
Planning and Zoning CommissionPage 101 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |73
a.Utility Services shall be defined as electrical service and distribution,
telecommunications, data and cabling, electrical service for street lighting, signal
cabling and wiring, proprietary cabling, natural gas service, water, sanitary sewer &
storm sewer.
b.Overhead utility lines are prohibited within the limits of the development.
c.All utility lines within the limits of the development shall be placed underground
from the provider connection into each serviced building and in general
conformance with the location set forth in Exhibit "G".
d.Major provider electrical distribution, natural gas distribution, and water utilities
shall be routed below drive paving within public right-of-ways and/or public
easements.
e.Private utilities shall be routed through Serviceways and similar
Circulation Zones and physical building separations internal to each block. Individual
taps, meters, disconnects, and distribution should be located in these same areas,
grouped in a purposeful and planned manner, easily accessed for reading and
service, but visually screened into alcoves, fenced enclosures, or similar areas.
7.LIGHTING.
a.Exterior lighting shall be architecturally integrated with the building's style,
material, and color.
b.Lighting intensities shall be controlled to ensure that excessive light spillage and
glare are not directed toward neighboring areas and motorists.
c.Pedestrian level lighting of building entrance-ways shall be provided.
d.Illuminations of portions of buildings, direct or indirect, may be used for safety or
aesthetic results.
e.Lighting shall not exceed zero foot candles at property line.
15838215v.4
Planning and Zoning CommissionPage 102 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |74
III.PROCEDURES:
A.Summary of the Process:
1.PD Standards.Development of the Propertyshall comply with the standards set
forth in this Ordinance and with all other Town regulations not otherwise in
conflict with these planned development regulations.
2.Concept Plan.Development of the Property shall generally comply with the
Concept Plan attached hereto, including all modifications as authorized and
approved by this Ordinance.
3.Preliminary Site Plan.Development of the Property shall generally comply with the
Preliminary Site Plan attached as Exhibit "I" The Preliminary Site Plan is
subject to change with staff approval after design charette process. Town Staff
shall approve a modified Preliminary Site Plan if it complies with the standards
set forth in the planned development district.
4.Site Plan and Facade Plans.Applicant shall submit a SitePlan and Facade
plans for each phase of development to Town Staff for approval. Development of
the Property shall comply with the Site Plan and Facade plans approved by the
Staff as set forth herein.
Phasing.Each phase of development shall comply with steps 3 and 4 of this
Section III. A.
B.Concept Plan.
1.Information to be provided on the Concept Plan shall comply with the standards set
forth in this Ordinance and all other applicable Town Ordinances and shall include:
a.i.the general location for proposed land uses;
b.ii.delineation of all undeveloped open areas except for required yards,
landscaped areas, areas unobstructed to the sky, and open recreation
facilities such as tennis courts and swimming pools;
c.iii.indication of maximum heights for all structures in feet and stories;
d.iv.location of all proposed screening between the site and adjacent property;
a.v.location of minimum building setbacks along the site boundaries, on
dedicated streets;
e.vi.approximate location of major access points and rights-of-way to be
dedicated to the Town; and
15838215v.4
Planning and Zoning CommissionPage 103 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |75
b.vii.indication of each phase of development if separate phases are proposed.
2.There shall be no expiration date for an approved Concept Plan.
C..
Modified Preliminary Site Plan
1.A request for a modified Preliminary Site Plan shall be submitted and may be
approved by Town Staff as set forth herein.
2.Modified Preliminary Site Plans shall contain the following information:
a.Delineation of the Property;
b.Proposed public rights-of-way;
c.Proposed uses;
d.General building footprints, and locations of vehicle and pedestrian
ingress and egress;
e.Total number of dwelling units proposed;
f.General location of parking;
g.General location of parks and open space with the general locations of
existing tree clusters; and,
3.Process:
a.The Applicant shall submit the Modified Preliminary Site Plan and
general facade standards to the Town Staff.
b.The Town Staff shall review the documents. If Town Staff determines
that the Modified Preliminary Site Plan complies with the Concept Plan and
the provisions of this planned development district,Town Staff shall
approve the Modified Preliminary Site Plan. If the Modified Preliminary
Site Plan does not comply with this Ordinance, Town Staff shall specify the
deficiencies.
c.Town Staff shall return one copy of the Modified Preliminary Site Plan to
the Applicant with review comments which indicate the
noncompliance from this Ordinance or any non-compliance with
prevailing standards of health, safety, welfare, or infrastructure standards of
the Town.
d.Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements, Town Staff shall approve the Modified
Preliminary Site Plan or repeat the notice of noncompliance set forth
above.
e.The Applicant may appeal any Town Staff decision to the Planning and
15838215v.4
Planning and Zoning CommissionPage 104 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |76
Zoning Commission which shall review the Modified Preliminary Site Plan
and make a recommendation of approval to the Town Council if the
Commission determines that the Modified Preliminary Site Plan
conforms to the Concept Plan and the provisions of this planned
development district. The Town Council shall review the Modified
Preliminary Site Plan and the recommendation of the Commission, and
upon making adetermination that the Modified Preliminary Site Plan
conforms to the Concept Plan and the provisions of this planned
development district Town Council shall approve the Modified
Preliminary Site Plan. No public hearing or landowner notification shall be
required for the appeal process authorized by this subsection.
f.There shall be no expiration date for an approved Modified Preliminary Site
Plan.
D.Site Plan:
1.Prior to the issuance of a building permit application for a building to be
constructed on the Property, a Site Plan shall be approved as set forth herein.
2.Site Plans shall contain the following information:
a.Metes and Bounds of Site Plan area;
b.Proposed Lot lines;
c.Proposed Public Rights-of-way with curbing, sidewalk, street tree
locations and parking space indicated. The drawing shall also show the
location of existing or proposed traffic signals, location of existing or
proposed median cuts, acceleration/deceleration lanes, and turn lanes
with traffic control signage and a description of special paver treatment if
proposed.
d.Proposed uses.
e.Building footprints, gross area in square feet per floor and cumulative area
of all floors, number of floors above and below grade, and
proposed uses for each floor, and all locations of vehicle and pedestrian
ingress andegress to all proposed blocks and buildings and parking
areas.
f.Total number of dwelling units proposed and the square footage of each of
the proposed dwelling units.
g.Parking: On-street parking shown with parking counts, surface parking
shown with parking counts, garage parking shown with parking counts.
Parking Counts shall be shown by block and in total and the parking
15838215v.4
Planning and Zoning CommissionPage 105 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |77
demand shall be shown by block and in total. For purposes of
calculating parking, the entire property shall be considered one lot.
h.Parks, Open Space and trails shall be shown with calculation of areas to
confirm compliance with these regulations. Landscape plans are not
required, but the Site Plan shall show the approximate number of
proposed trees to be planted and general locations of existing tree
clusters, providing average size and number and indication of species.
i.Proposed and existing grading in 1'0" contour lines.
j.Dumpster locations and proposed screening devices.
k.Location, size and lighting of Project Identification Sign(s), Monument
Sign(s), Kiosks in public ROW's, or other major feature readily visible
from viewpoints off-site.
3.Process:
a.The Applicant shall submit the required number of copies of the Site Plan
to the Town Staff.
b.Town Staff shall review the documents to determine if they comply with
the Concept Plan, Preliminary Site Plan and the provisions of this
planned development district. If Town Staff determines that the Site Plan
complies with the Concept Plan, Preliminary Site Plan and the provisions of
this planned development district, Town Staff shall approve the Site Plan.
If Town Staff determines that the Site Plan does not comply with this
Ordinance, Town Staff shall specify the deficiencies.
c.Town Staff shall return one copy of the Site Plan to the Applicant with
review comments which indicate the noncompliance from this Ordinance
or any non-compliance with prevailing standards of health, safety,
welfare, or infrastructure standards of the Town.
d.Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements, Town Staff shall approve the Site Plan or
repeat the notice of noncompliance set forth above.
e.The Applicant may appeal any Town Staff decision to the Planning and
Zoning Commission which shall review the Site Plan and make a
recommendation of approval to the Town Council if the Commission
determines that the Site Plan conforms to the Concept Plan, Preliminary
Site Plan, and the provisions of this planned development district. The
Town Council shall review the Site Plan and the recommendation of the
Commission, and upon making a determination that the Site Plan
conforms to the Concept Plan, Preliminary Site Planand the provisions of
15838215v.4
Planning and Zoning CommissionPage 106 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |78
this planned development district, Town Council shall approve the Site
Plan. No public hearing or landowner notification shall be required for the
appeal process authorized in this subsection.
f.There shall be no expiration date for anapproved Modified Preliminary
Site Plan.
E.Facade Elevations:
1.Development of the Property shall comply with Facade Elevations which
substantially comply with the standards set forth herein and with all other Town
regulations not otherwise in conflict with these planned development regulations.
Facade Elevations are required to be submitted by an owner, developer or
subdivider and reviewed and approved by the Town Staff prior to the issuance of
a building permit. Facade Elevations may be submitted individually for separate
buildings rather than for all structures to be constructed on the Property.
2.Submittal requirements for Facade Elevations shall include:
a.Data block including project name, legal description (Town, county,
state, survey and abstract, subdivision, lot and block, existing and
proposed zoning, overlay districts), gross acreage, drawing title, drawing
scale, preparation/revision and submission dates, contact information
(name, address, phone, and email) of the property owner, architect,
engineer,surveyor, and landscape architect.
b.Elevations of every side of every building shown on the Site Plan,
drawn at a scale sufficient to depict building detail Small scale drawings
may be supplemented with large scale portions of the building facade.
c.Locationplan keying the drawings of the elevations to their location
within the site plan and the extent of the proposed facade on each
building.
d.Identification and tabulation of ground floor areas relative to residential or
non-residential uses.
e.Identification and area tabulation of material fmishes, including areas of
glass, masonry, and EIFS. Tabulation does not include sloping roof
surfaces.
f.Windows, window and door jamb, sill and head dimensions, balconies,
balcony rail details, finishes, and parapets.
g.Roof in elevation or plan, as appropriate, with slopes and material
identifications.
h.Identification and dimension of floor levels.
i.Vertical property lines through buildings where applicable.
3.Process:
15838215v.4
Planning and Zoning CommissionPage 107 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |79
a.The Facade Elevation submittal shall be reviewed by Town Staff for
compliance to design requirements cited in this Ordinance.
b.Town Staff shall review the submittal and respond whether the Facade
Elevations meet the standards set forth by this Ordinance or shall specify
the deficiencies. Should Town Staff determine that the submittal
complies with this Ordinance's requirements, Town Staff shall approve
the Facade Elevations, the submittal shall be so noted "Approved", with
copies retained by Town Staff for Town records, and one (1) copy
returned each to the Property Owner and Designer. Once the Facade
Elevations has been reviewed and approved, then the Applicant may
apply for a building permit.
c.Should Town Staff identify items that are not compliant, one copy of the
Facade Elevations shall be returned to the Property Owner with review
comments which indicate the noncompliance from this Ordinance or any
non-compliance with prevailing codes or Ordinances.
d.Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements, Town Staff shall approve the Façade Elevations,
the re-submittal shall be so noted "Approved", with copies retained by
Town Staff for Town records, and one (1) copy returned each to the
Property Owner and Applicant's Designer.
e.The Applicant may appeal any decision of Town Staff to the Planning and
Zoning Commission. The Planning and Zoning Commission shall review
and make a recommendation of approval to the Town Council if the
Commission determines that the Facade Elevations conform to the Site
Plan and the provisions of this planned development district. The Town
Council shall review the Facade Elevations and the
recommendation of the Commission, and upon making a determination
that, the Facade Elevations conform to the Site Plan and the provisions
of this planned development district, the Council shall approve the
Facade Elevations.
f.Once the Site Plan and Facade Elevations have been approved,
Construction Documents and Specifications may be reviewed for
building permit in accordance with the Town's Building Code.
g.There shall be no expiration date for an approved Facade Elevation,
other than the specified expiration periods that apply to all Preliminary
Plats and Final Plats.
F.Process for Minor Modifications to the Concept Plan, Preliminary Site Plan, Site Plan or
Facade Elevations:
1.Minor modifications to the Concept Plan, Preliminary Site Plan, Site Plan
or Facade Elevations including, but not limited to components, colors,
locations, extent, number, size, area, and detailing, may be approved
administratively by Town Staff, provided, however that Town Staff may not
15838215v.4
Planning and Zoning CommissionPage 108 of 234March 24, 2016
Exhibit B
March 8, 2016
Page |80
approve any one or more of the following :
a.A requested land use that is not expressly allowed under this
planned development district;
b.A proposed modification that increases maximum densities
permitted under this planned development;
c.A proposed modification that increases maximum heights
permitted under this planned development; and/or,
d.A proposed modification that changes required parking count
except as otherwise specifically provided for in this ordinance.
2.Changes to accommodate the requirements of a Tenant may be considered a minor
modification provided the changes comply with this Ordinance and all applicable
codes and Ordinances.
3.Minor modifications as described above shall be incorporated into the construction
documents prepared for building permits, and considered to comply with
the approved Site Plan and Facade Elevations reviews and approvals.
4.The Applicant may appeal any decision of the Town Staff to the Planning
and Zoning Commission. The Planning and Zoning Commission shall review
andmake a recommendation of approval to the Town Council if the
Commission determines that the proposedmodification satisfies the standards
set forth in this ordinance. The Town Council shall approve the proposed
modification if the Council determines that the modification satisfies the
standards set forth in this ordinance.
15838215v.4
Planning and Zoning CommissionPage 109 of 234March 24, 2016
March 201624,
Exhibit C
110 234of
Page
Commission
Zoning
and
Planning
March 201624,
Exhibit D
111 234of
Page
Commission
Zoning
and
Planning
Exhibit E
Planning and Zoning CommissionPage 112 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 113 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 114 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 115 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 116 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 117 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 118 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 119 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 120 of 234March 24, 2016
Exhibit E
Planning and Zoning CommissionPage 121 of 234March 24, 2016
Exhibit E
EXHIBIT “B”
PLANNED DEVELOPMENT DISTRICT DEVELOPMENT STANDARDS
THE BECK PROPERTY
STATE HIGHWAY 114 AND TROPHY CLUB DRIVE
26.354 ACRES
C. MEDLIN SURVEY ABSTRACT NO. 283
TROPHY CLUB, TEXAS
Planning and Zoning CommissionPage Page 1 122 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
CONTENTS
I.GENERAL
A.Purpose
B.Applicability
C.Concurrent Compliance
D.Definitions
E.Photographs
II.DEVELOPMENT STANDARDS
A.PermittedUses
B.Site Development
C.Streetscape Standards
D.Design Standards
E.Non-Residential Building Design Guidelines
F.Urban Residential Guidelines
G.Parking Guidelines
H.Signage, Clock Tower and Miscellaneous
I.Lighting
III.PROCEDURES
A.Summary of the Process
B.Concept Plan
C.Preliminary Site Plan
D.Site Plan
E.Façade Elevations
F.Process for Minor Modifications to the Concept Plan, Preliminary Site, Site Plan
and Façade Elevations
IV.EXHIBITS
Exhibit A – Trophy Club Drive Non-Residential Frontages
Exhibit A1 – Parallel Parking/Valet Option – Trophy Club Drive
Exhibit A2 – State Highway 114 and Indian Creek Drive Non Residential Frontages
Exhibit A3 – Parallel Parking/Valet Option – SH 114 and Indian Creek Drive
Exhibit A4 – State Highway 114, Trophy Club Drive Non-Residential Frontages
Exhibit A5 – Trophy Club Drive and Indian Creek Drive Non-Residential Frontages
Exhibit B and B1 – Secondary Street for Non-Residential Frontages
Exhibit C and C1 – Private or Mews Street
Exhibit D – Serviceway
Exhibit E –Visual Orientation
Exhibit F – Bridge Configurations Between Buildings
Exhibit G – Utilities Placement
Exhibit H – Concept Plan
Exhibit I –Preliminary Site Plan
Planning and Zoning CommissionPage Page 2 123 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
I.GENERAL CONDITIONS FOR MIXED-USE ZONING
A.PURPOSE.
PD-30 is intended to be a high quality focal point of the community. This is achieved
by promoting an efficient, homogeneous,compact land use pattern; encouraging
pedestrian activity; reducing the reliance on private automobiles within the district;
promoting a functional and attractive community through the use of urban design
principles; and allowing the developer flexibility in land use and site design.
PD-30 is to be an area with a mixture of moderately intense uses that are developed
over an identifiable core. Buildings are close to and oriented toward the street. There
is a connected street pattern, shared parking, and pedestrian amenities.
B.APPLICABILITY.
This ordinance shall establish site, building, and use standards for development
within the following legally described property (the “Property”):
Being a 26.354 Acre Overall Site in the C. Medlin Survey, Abstract No. 823, Town
of Trophy Club in Denton County, Texas. The Site is bounded to the South by State
Highway 114, to the West by Trophy Club Drive, to the North by Indian Creek Drive
and to the East by Urban Residential Development “Lake Forest Village, Phase III”.
C.CONCURRENT COMPLIANCE.
This ordinance shall apply to all development within the PD-30 boundaries. Except
as otherwise set forth herein, all regulations, development standards and procedures
of the Town shall apply to development within PD-30. The zoning ordinance of the
Town, as amended, shall remain in full force and effect, save and except as amended
by this ordinance.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. For purposes of the development standards set forth in this
ordinance, the entire Property is considered one lot.
D.DEFINITIONS.
In addition to Definitions in Chapter 13, Article II of the Town of Trophy Club
Zoning Ordinance, the following terms shall have the corresponding interpretations
and meanings:
1.“Adult Active Living” shall mean an Urban Residential facility intended
for retirees and senior citizens.
Planning and Zoning CommissionPage Page 3 124 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
2.“Building Design” shall mean the orientation, design and development
elements set forth in the Exhibits, illustrations, and images in this
Ordinance.
3.“Building Line” shall mean the nearest location of a structure measured
from the respective right-of-way, street easement or property line.
4.“Building Line-of-Vision Plane” shall mean a plane by which maximum
height is established taking into consideration line-of-vision from the
Indian Creek Drive and Trophy Club Drive.
5.“Circulation Zone” shall mean the pedestrian maneuvering areas set forth
in the Exhibits.
6.“Concept Plan” shall mean a general plan for development within the
Property that identifies land uses, ingress/egress, and densities for
development.
7.“Encroachment” means any structural or non-structural element such as a
sign, awning, canopy, terrace, or balcony that breaks the plane of a vertical
or horizontal regulatory limit, extending into a Setback, into the Public
R.O.W, or above a height limit.
8.“Façade Elevations” shall mean the elevations of structures to be
constructed on the Property.
9.“Floor Area Ratio” shall mean the ratio of all enclosedbuilding areas
divided by the total area of the Property.
10.“Full Service Restaurant” shall mean a restaurant that provides food
services to patrons who order and are served (i.e. waiter/waitress service)
while seated indoors or outdoors and pay after eating. They may provide
this service in combination with selling alcoholic beverages, providing
takeout services, or presenting live non-theatrical entertainment.
11.“Garden Apartments” shall mean stand-alone, low density, two-story Urban
Residential buildings with the following characteristics: lack of
functionality as a component of (in terms of layout, appearance, etc.), any
larger planned grouping of buildings; low density; lack of pedestrian
circulation, active street-life, or a larger sense of community beyond that of
the individual complex itself; no integrated mixed uses; lack of building
amenities and site enhancements; and contain all surface parking.
12.“Hardscape” shall mean the impervious areas within a development that are
used for streets, drives, sidewalks, walkways, retaining walls, trails, and
other similar features.
Planning and Zoning CommissionPage Page 4 125 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
13.“Hotel (full-service)” shall mean a building with habitable rooms or suites
which are reserved for temporary lodging for guests who rent rooms or
suites on a daily basis, and with:
i.A lobby for public reception and check-in;
ii.A minimum area of 300square feet in each guest room;
iii.On-site staff required seven (7) days a week, twenty-four (24) hours
per day;
iv.A minimum of five thousand (5,000) square feet of meeting or
conference room space;
v.No fewer than 150 rooms; and
vi.A full service restaurant(exception by SUP).
14.“Hotel Residential” shall mean a residential facility affiliated with a hotel
such that the amenities and services of the hotel are available to the
residents in the hotel residential units.
15.“Lot Coverage” shall mean the area of each proposed lot that is covered by
buildings.
16.“Maximum Building Setback” shall be the maximum distance between the
front building line and the propertyline or right-of-wayline along that
corresponding building line.
17.“Minimum Building Setback” shall be the minimum distance between the
front building line and the propertyline or right-of-wayline along that
corresponding building line.
18.“Mews Street”” shall mean a small street, or courtyard constructed in
accordance with Exhibit “C” and “C1”.
19.“Mixed Use Building or Structure” shall mean a building or structure in
which at least one of the upper floors of the building has uses different
from the ground floor.
20.“Mixed Use Land Use” shall mean a combination of uses integrated either
vertically within structures or horizontally throughout the Property.
21.“Open Space” shall mean areas unobstructed to the sky designated for the
recreational enjoyment and/or natural beauty of the area which serve as an
amenityto the Property including, but not limited to park areas, creekways,
trails, landscape features, hardscape areas, courtyards and drives
incorporated into courtyards. Parking spaces and vehicular pathways shall
not be credited towards open space requirements.
22.“Parking Zone” shall mean the areas designated for parking both on-street
and off-street.
Planning and Zoning CommissionPage Page 5 126 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
23.“Paseo” shall mean an open space primarily dedicated for pedestrian
movement between blocks or buildings.
24.“Preliminary Site Plan” shall mean a preliminary detailed plan for
development within the Property that identifies building location, parking,
general landscaping, and other surface accommodations for the site.
25. “Property” shall mean the tract of land described in Section I.B. herein.
26.“Property Owners Association” shall mean an incorporated or
unincorporated association that is designated as the representative of the
owner(s) of property in PD-30 and manages and maintainsthe common
areas and open spaces of the planned development.
27.“Public Access Area” shall mean those areas open to the public including,
but not limited to patios, courts, plazas and other similar areas.
28.“Quick Service Restaurant” shall mean a restaurant that specializes in
providing a full meal in a few minutes. Such meals often consist of a
permutation of hamburger or chicken, french fries, and a soft drink or a
milkshake.
29.“Secondary Street” shall mean an interior (public or private) street within
the development intended to provide access to development and for
circulation within the property.
30.“Service Area” shall mean an area which is used for employee, delivery,
and utility service access between buildings, for vehicle access for loading
and delivery, trash area and trash pick-up, for maintenance and service
vehicle access, and for routing of base building and tenant utilities.
31.“Serviceway” shall be a private drive that provides access to service areas,
loading/unloading areas, and parking.
32.“Sign Kiosk” shall mean a kiosk structure that complies with the provisions
of this Ordinance and used only for signage purposes.
33.“Site Plan” shall mean a detailed plan for development within the Property
that complies with the regulations of this Ordinance
34.“Stacked Parking” shall mean parking in which vehicles are parked
immediately in front of, behind, or adjacent to other vehicles without each
vehicle being adjacent to a maneuvering aisle or drive. Stacked parking is
permitted for valet parking only.
35.“Street Trees” shall mean trees required to be planted along street frontages
as set forth herein.
Planning and Zoning CommissionPage Page 6 127 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
36.“SUP” shall mean Specific Use Permit as required by the Town’s
ordinances; provided however that the SUP shall have a 45-day approval
timeline from date of official submittal to consideration on a Town Council
agenda (with recommendation by the Planning and Zoning Commission).
Public hearing and property owner notification shall be required and any
expenses related to providing proper notification shall be paid by the
applicant. If the SUP is neither approved nordenied within the 45 day
period, it shall be deemed approved.
37.“Supplemental Uses” shall mean uses coincident with primary, permitted
uses including "patio" dining; beer, wine and mixed beverage consumption;
beverage sales, service, and consumption; entry vestibules; entry stoops;
structured canopies; patron waiting; valet stand; bicycle racks; street
furnishings; feature hardscape or landscape; water features; and/or
incidental retail display and sales, or other similar uses approved by Town
Staff.
38.“Supplemental Use Zones” shall mean the areas designated for
supplemental uses as described in this Ordinance.
39.“Town Staff” shall mean the Town Manager and/or his designee.
40.“Type ‘A’ Drive” shall mean the drives identified on the Concept Plan that
are the primary pedestrian walking corridors. Buildings along Type ‘A’
Drives shall be held to the highest standard of pedestrian-oriented design.
41.“Type ‘B’ Drive” shall mean the drives identified on the Concept Plan that
are intended to primarily accommodate access to parking, service, and
other auto-oriented functions.
42.“Urban Residential Units” shall include, in addition to the multi-family
definition contained in the Town’s Zoning Code, flats, flats with
mezzanines, two floor units, Adult Active Living and Urban Residential
Units grouped together into a single building.
43.“Vendor Kiosk” shall mean a small, stand alone booth used for marketing
purposes and for the sale or rental of goods or products.
E.PHOTOGRAPHS.
All photographs included in this ordinance are for illustrations purposes only of
the features permitted by this planned development district and are not intended
to be representative of exact construction requirements.
Planning and Zoning CommissionPage Page 7 128 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
II.DEVELOPMENT STANDARDS
A.PERMITTED USES. Within this planned development district the only uses
permitted are the following. Uses not listed in the following schedule, but are
substantially similar, may be permitted upon the approval of the Town Staff, subject
to appeal directly to the Town Council:
1.RESIDENTIAL
Dwelling, Urban Residential Units \[Garden Style Apartments are
prohibited\]
Hotels (full service)
Hotel Residential
Adult Active Living
2.RELIGIOUS AND PHILANTHROPIC
Eleemosynary Institutions (CUP Required)
3.EDUCATIONAL
Children’s Day Care Center & Kindergarten
Junior Colleges, Colleges & Universities (limited to20,000 sq ft or
less)
Schools, Private Business & Professional
Schools, Vocational, Technical & Trade
4.COMMUNITY FACILITIES
Auditorium, Gym
Heliport/Helipad
Municipal Admin, Public Service Facilities
Park, Playground, Playlots, Related Facilities
Parking Garage
Privately Owned & Operated Playground
Public Safety Facilities
Radio, Television, Microwave, Cellular towers attached to buildings
(if camouflaged so that they are not visible to the public)
Social, Recreational, Assembly Bldgs
Tennis, Handball, Racquet Ball Clubs
Utility Facilities, Office
5.PROFESSIONAL AND FINANCIAL INSTITUTIONS
Accounting Office
Admin, Executive, Editorial Office
Architectural, Eng, Planning Office
Attorney’s Office
Banks and Financial Institutions
Hospital
Planning and Zoning CommissionPage Page 8 129 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Insurance Office
Extended Stay Surgery Center
Personal/Family Counselor
Physician and/or Dentist
Public Secretary
Barber, Beauty, Styling Shops
Health, Athletic Shops
Medical, Dental, Chiropractic, Optometry, etc.
Real Estate Office
Travel Bureau or Agency
Weight Reduction Studio
6.RETAIL
Antique Shop
Art Studio
Art Supply Store
Arts, Crafts, Hobby Shops
Bakery Shops
Bicycle Shop
Beer, Wine and Liquor Sales (Off-Premise Consumption Only) (SUP
Required)
Coffee Shop
Confectionary Shop
Dairy Food Shop
Dance Studio
Dinner theater
Donut Shop
Drug Store, Apothecary, Pharmacy
Dry Cleaners, Pick-up and Drop-off \[Dry cleaner plants are
prohibited\]
Duplication and Mailing Service
Electrical Goods and Fixtures
Fabric and Knitting Shop
Florist
Grocery Store
Hardware Store ( less than 50,000 square feet)
Household Appliance Store
Household Furnishings, Fixtures
Ice Cream Shop
Jewelry, Watch Store
Liquor Store (SUP Required)
Music Store
Tanning Salon
Performing Arts Center
Planning and Zoning CommissionPage Page 9 130 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Photograph Service & Studio
Printing, Publishing, Engraving
Quick Service Restaurant (SUP Required)
Restaurant
Restaurant w/Alcoholic Beverage Sales (Appropriate TABC
Required) (SUP Required)
Sporting Goods Store
Theater
Wallpaper, Paint Store
Wearing Apparel Store
7.RECREATIONAL
Community Center (Non-Profit)
Private Health Club
Swimming Pool (Private Club)
Swimming Pool, Tennis Court (Non-Profit)
Tennis Court (Private)
8.MIXED USES: Mixed uses are permitted within the Property.
9.SPECIFIC USE PERMIT REQUIRED FOR CERTAIN RETAIL USES:
Any individual retail use with a ground level floor area in excess of 50,000
square feet shall require a Specific Use Permit.
10.ACCESSORY USES: Any use accessory to any permitted use is permitted
within this planned development district.
11.ANY PERMITTED USE WITH A DRIVE-THRU FACILITY. Standards
in this Ordinance shall apply.
B.SITE DEVELOPMENT.
1.General Requirements.
a.Concept Plan. A concept plan (Exhibit “H”) is incorporated with this
Ordinance.
b.Building Location. Buildings shall generally be locatedwithin the
Property as set forth in Exhibits “A”-“D”. The Building Line shall be
measured from the respective right-of-way, street easement or
property line.
c.Preliminary Site Plan - A preliminary site plan (Exhibit “I”) is
incorporated with this Ordinance.
Planning and Zoning CommissionPage Page 10 131 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
d.Maintenance of Open Space andCirculation Zones.The Property
Owners Association shall be responsible for maintaining public
access areas, open space and Circulation Zones within the Property.
e.Street Naming.All streets shall be named, with the exception of
Serviceways.
f.Gated Streets.No streets shall be gated, with the exception of
Serviceways, which can be gated or regulated by means of access
control devices.
g.Paving Materials.Hardscaped areas shall incorporate a variety of
paving materials. Bricks, pavers, stone, stained concrete, or imprinted
concrete may be used as hardscape area paving. The balance of
hardscaped areas shall be concrete (light broom, salt finished,
patterned, integrally colored). Contrasting colored pavers and
concrete and/or truncated dome pavers and stamped concrete shall be
used where required by accessibility requirements at ramps and curb
ramps.
h.Landscaping.Landscaping shall incorporate a variety of plant types
including seasonal color and native low moisture foliage.
Planning and Zoning CommissionPage Page 11 132 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Decomposed rock and decorative gravels will be considered
landscaping. Appendix A shall be the planting list for landscaping
within the development.
i.Screening Walls/Fences. Screening Walls/Fences shall be
constructed of brick, stone, ornamental metal with evergreen
landscaping, or any other material consistent with that of the adjacent
building or a combination thereof.
j.Supplemental Uses in Public Right-of-ways and Public Easements.
i.Supplemental uses are permitted in the areas designated on
Exhibits “A”-“D”, and “G”.
ii.Supplemental use zones may occur inpublic right of ways,
public easements or on private property.
iii.Supplemental use areas shall only be used by adjacent tenants.
Supplemental Uses specifically exclude parking and permanent
enclosed structures.
k.Drive Type Designation. The Concept Plan for the Beck Property
Planned Development District shall establish the following drive
types:
i.Type ‘A’ Drives Established –Type ‘A’ Drives are intended to
be the primary pedestrian walking corridors. Streets and
buildings along Type ‘A’ Drives shall be held to the highest
standard of pedestrian-oriented design.
ii.Type ‘B’ Drives Established –Buildings along Type ‘B’ Drives
may be permitted to accommodate some service and vehicular
traffic including surface parking and drive-thrus.
l.Street Paving Enhancements.
i.All street types shallemploy areas of enhanced paving for
speed control, to demark pedestrian crosswalks, and/or for
decorative purposes.
ii.Enhanced paving may include speed humps, pavement striping,
pavers, stone cobbles, stamped concrete, integrally colored
concrete.
Planning and Zoning CommissionPage Page 12 133 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
2.Tree Preservation and Open Space:
a.General. The provisions of the Town’s Tree Preservation Ordinance
shall apply except as modified herein.
b.Tree Preservation.
i.A tree preservation plan shall be submitted with a Site Plan.
ii.A tree preservation plan shall:
Indicate the general location of existing tree canopies on the
property, tree caliper sizes, and tree species;
Indicate the extent to which existing environmental features are
proposed to be altered to accommodate the proposed
development;
Locate site plan existing trees to be preserved, if any, adjoining
a natural or man-made drainage creek; and
Indicate the extent to which removed trees shallbe mitigated
through the Town’s tree mitigation regulations.
c.Tree Removal Permit. In addition to the exceptions for a tree
removal permit under Chapter 12, Article VIII, Sec. 8.03.C of the
Planning and Zoning CommissionPage Page 13 134 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Code of Ordinances of the Town, a tree removal permit shall not be
required for the removal of any treewithin the proposed footprint of a
structure or within a drive or street.
d.Tree Replacement Standards. Any protected, specimen, historic or
majestic tree removed for which a tree removal permit is required,
shall be replaced with trees having a total caliper width equivalent to
the total caliper width removed. Tree replacement shall not be
required for any tree within the proposed footprint of a structure or
within a drive or street.
e.Applicability of Street Trees. All proposed street trees along public
andprivate streets and drives shall count towards the proposed tree
replacement on the property.
f.Credit for Preserved Trees. A caliper-inch per caliper-inch credit
shall be granted against tree replacement requirements for any
protected, specimen, historic or majestic tree preserved within the
Property.
g.Open Space.
i.Open space shall be at least 15% of the Property area.
ii.For purposes of calculating open space, the entire Property is
considered one lot.
iii.The design of open spaces shall meet the following criteria:
Existing water bodies and creeks shall be preserved in a
natural and contiguous state;
Pedestrian connectivity shall be provided in the form of
sidewalks, natural walking paths along stream and creek
corridors; and
A variety of open spaces shall be provided including, but
not limited to, plazas, squares, playgrounds, parks and
environmental preserves.
iv.Open Space may use any combination of hardscape, landscape,
and/or water features provided, however, that parking spaces
and vehicular pathways shall not be credited towards open
space requirements.
v.Public access open areas may include amenities such as seating,
bike racks, art installations, and waste receptacles.
Planning and Zoning CommissionPage Page 14 135 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 15 136 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
h.
Public Access Area. A maximum of 50% of the required Open Space area may
be satisfied by Public Access Areas. These shall be limited to breezeways,
courtyards with café seating, and pedestrian paseos.
Planning and Zoning CommissionPage Page 16 137 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
i.Sidewalks and Community Bicycle/Pedestrian Trail.
i.Minimum 6’-0” wide sidewalks shall be required along Trophy
Club Drive and Indian Creek Drive. The sidewalk may be
located within the R.O.W or in a landscaped parkway with
street trees in the minimum setback area.
ii.A public access multi-use (bicycle/pedestrian) trail shall be
provided connectingto the nearest point onthe Town of Trophy
Club’s bicycle/pedestrian trail system contiguous with
development within the Property. If the Town of Trophy
Club’s bicycle/pedestrian trail system is not contiguous to the
Property, then a connection point is not required.
iii.The multi- use (bicycle/pedestrian) trail may cross streets of all
types, at typical pedestrian crosswalks, as exclusively designed
by the Owner.
iv.The Property Owner shall plan and design the multi-use
(bicycle/pedestrian) trail to be integrated with the internal
pedestrian circulation paths.
v.The minimum width of a multi-use (bicycle/pedestrian) trail
shall be eight (8) feet of hardscape surface.
j. Design of Drive-thru Facilities.The following standards shall apply
to the design of all drive-thru facilities in the development.
i.Drive-thru lanes for commercial uses may have directaccess to
interior streets and indirectaccess to any Type ‘A’ Drive and
the perimeter streets.
ii.Any buildings associated with a drive-thru use shall also have a
pedestrian entrance at a Type ‘A’ Drive.
iii.A minimum of five stacking spaces shall be provided if a
restaurant has one drive-thru serving station. If the restaurant
has two or more serving stations, then a minimum of two
additional stacking spaces shall be provided for the second and
subsequent serving stations.
iv.An escape lane shall be provided parallel to the drive-thru lane
extending from the beginning of the drive-thru lane to the
serving station.
v.For purposes of this planned development district, a “stacking
space” is an area measuring 8 feet by 20 feet with direct
forward access to a serving station. An escape lane shall be an
Planning and Zoning CommissionPage Page 17 138 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
area measuring a minimum of eight feet wide that provides
access around the drive-thru facility. An escape lane may be
part of a circulation aisle.
k. Property Owners Association. Prior to approval of a final plat for the
Property, a property owners association shall be established by the
owner of the Property to ensure compatibility of structures within the
Property and to provide maintenance of all common areas.
3.Setbacks.
a.Required Setbacks.Except as otherwise provided for State Highway
114 Frontage Road and Trophy Club Drive in this section, setbacks
for buildings on the Property shall be provided as set forth on the
following Setback Table:
LocationMinimum setbackMaximum Setback
Front Setback Along State Highway 15’300’
114 Frontage Road
Front Setback Along Trophy Club 15’100’
Drive
Indian Creek Drive15’100’
Side and Rear Setbacks0’ except along the east None
boundary line which shall be 50’
Clock Tower.NoneNone
b.Encroachments. Encroachments within the required setbacks are
permitted. Encroachments include architectural elements of a
structure including, but not limited to decorative trim, cornice work,
canopies, eaves, balconies, porches, steps, planters, window and door
trim, and other similar features. In no case shall any encroachment be
located over an on-street parking space or travel lane.
c.Lot Coverage, Floor Area, and Heights.
i.Maximum lot coverage. The maximum lot coverage is
100%. Open Space areas shall not be included in the lot
area for purposes of calculating lot coverage.
ii.Maximum floor area ratio. The maximum floor area ratio
(“FAR”) for all uses is 4:1 maximum.
iii.Property considered one lot. For purposes of calculating
FAR, the entire Property is considered one lot.
Planning and Zoning CommissionPage Page 18 139 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
iv.Maximum height. The maximum height for structures
within the Property shall be as set forth in the following
table (the “Maximum Height Table”):
Structure TypeMaximum Number Maximum height
of Storiesof Structure* in
Feet
1. Urban Residential 460 ft
only
The maximum building
height for roof peaks
and tower elements is
0” from typical
70’-
finish grade to highest
part of construction.
2. Mixed Use with 570 ft
Urban Residential
The maximum building
height for roof peaks
and tower elements is
75’-0” from typical
finish grade to highest
part of construction.
3. Office only690 ft
4. Hotel only690 ft
8 (SUP Required)**135 ft.
5. Retail/ Commercial 240 ft
only
The maximum building
height for roof peaks
and tower elements is
50’ -0” from typical
finish grade to highest
part of construction.
6. Mixed Use with office 690 ft
or hotel
* For purposes of this planned development district, height is the
vertical distance measured from the highest elevation at grade at the
exterior surface of the structure to the highest point of the structure.
**The SUP shall have a 45-day approval timeline from date of official
submittal to consideration on a Town Council agenda (with
recommendation by the Planning and Zoning Commission). Public
hearing and property owner notification shall be required and any
expenses related to providing proper notification shall be paid by the
applicant.
Planning and Zoning CommissionPage Page 19 140 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
v.Minimum height: The minimum height for structures
within the Property is twenty (20) feet in height.
vi.The following standards shall also apply to the height of
buildings on the Property:
1.Residential proximity.The maximum height for structures
within 150’ of residential uses adjacent to the Property shall
be 60’.
2.Maximum Height Based on Building Line-of-Vision from
Indian Creek Drive and Trophy Club Drive:
a.Except as otherwise provided herein, a building greater
than two stories may not project above the Building
Line-of-Vision Plane projecting from Indian Creek
Drive and Trophy Club Drive unless a structure is
constructed between the property line and the building
so as to block the line-of-vision in which event the
building may project above the Building Line-of-Vision
Plane.
b.Buildings two stories or less may project above the
Building Line-of-Vision Plane.
c.The Building Line-of-Vision Plane shall commence six
feet above the property line of the Property along Indian
Creek Drive and Trophy Club Drive and project upward
and inward into the Property at a 25° angle to said six
foot measurement.
d.The Building Line-of-Vision Maximum Height is
depicted below:
Planning and Zoning CommissionPage Page 20 141 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
3.Mezzanines. Mezzanines will not be counted as a floor.
4.Parking.The maximum height for all parking structures
shall be no higher than the highest adjoining building.
5.Rooftop projections. The following structures may project a
maximum of twelve (12) feet above the maximum structure
height specified in the district regulations:
a.Elevator penthouse or bulkhead.
b.Mechanical equipment room.
c.Cooling tower.
d.Ornamental cupola or dome.
e.Skylights.
f.Visual screens shall be provided and shall surround
roof mounted mechanical equipment.
g.Chimney and vent stacks.
h.Parapet wall.
Planning and Zoning CommissionPage Page 21 142 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
C.STREETSCAPESTANDARDS.
1.State Highway 114 Frontage Road, Trophy Club Drive and Indian Creek
Drive with Non-Residential Frontage.
a.General.State Highway 114 Frontage Road, Trophy Club Drive and
Indian Creek Drive shall comply with the Street Standards set forth in
Exhibits “A1”, “A2” and “A3”.
b.Any parking frontage along State Highway 114 and Trophy Club
Drive shall be screened by a 3-foot high Street Screen. Required
Street Screens shall be of either the same building material as the
principal structure on the lot or masonry or a living screen composed
of shrubs planted to be opaque at maturity. Species shall be selected
from the Planting List in Appendix A. The required Street Screen
shall be located at the edge of the R-O-W/property line along the
corresponding frontage.
c.Street Trees.
i.Street trees shall be required on all the above streets.
ii.Street trees shallbe planted in the R.O.W or with the street
screen or setback area, but shall be located between the travel
lanes and parking/building.
iii.Spacing shall be an average of 40 feet on center (measured per
block face) along all streets.
iv.Street trees shall be at least three-inch (3”) caliper at the time of
planting.
v.Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall
increasethe required tree spacing to an average of one tree per
60’-0” of street frontage.
vi.Street tree species shallbe selected from the Planting List in
Appendix A.
d.Parking Zone.
i.Each side of the parking drive shall include (i) a Parking Zone
for use in head-in, 60 degree or 30 degree angled parking, or (ii)
optional parallel or drop-off/valet parking.
ii.Parking spaces shall be 9’-0” wide and 18’-0” deep.A 2’-0”
overhang from vehicles parked in the Parking Zone is allowed
into adjacent Circulation Zone.
Planning and Zoning CommissionPage Page 22 143 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
iii.A landscaped island shall be provided every ninth parking
space, or 81’-0” of frontage, and shall be a minimum 9 feet by
18 feet.
e.Circulation Zone.
i.The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
ii.The Circulation Zone shall have a minimum 4’-0” wide clear
zone dedicated forpedestrian circulation.
iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four (4) foot wide clear zone is
maintained.
Planning and Zoning CommissionPage Page 23 144 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
v.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
f.Supplemental Use Zone.
i.The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building).
Planning and Zoning CommissionPage Page 24 145 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
ii.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in the following
“Modification of Zones” provided a minimum of 4’-0” wide
clear zone is established for pedestrian circulation.
iii.The Supplemental Use Zone is provided for the use of
commercialtenants for accessory “patio” dining, beer, wine and
mixed beverage consumption, beverage sales, service and
consumption, entry vestibules, entry stoops, structured
canopies, patron waiting, feature hardscape or landscape, water
features, incidental display and sales.
iv.Accessory “patio” dining, beer, wine and mixed beverage
consumption, beverage sales, service and consumption, and
patron waiting shall be separated from the Circulation Zone and
any shared public circulation to adjacent buildings by planters
or decorative fencing as designed by the Owner and/or Tenant.
Planning and Zoning CommissionPage Page 25 146 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
v.The hardscape and landscape used in the Supplemental Zone
shall be consistent with the landscape and hardscape used in the
Project. Landscape plants shallbe selected from the Planting
List in Appendix A.
vi.The Owner and/or Tenant are responsible for maintenance of
the Supplemental Zone.
2.Modification of Zones.
a.At the Property Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the Circulation
Zones can be rerouted, allowing the Supplemental Use Zone to be
reconfigured where desired for any Tenant’s use. Any revision to the
parking shall meet the required parking count as established by
Ordinance. However, a minimum of 4’-0” wide clear zoneshall be
provided for pedestrian circulation.
b.At the Property Owner’s discretion and upon approval of Town Staff,
parking can be redesigned and/or reconfigured so the parking area
may be used for patron drop-off/pick-up and /or valet service.
Planning and Zoning CommissionPage Page 26 147 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
3.Indian Creek Drive with Residential Frontage.
a.General. Indian Creek Drive withUrbanResidential Frontage shall
comply with the Street Standards set forth in herein.
b.Street Trees.Street Trees shall be provided along Indian Creek Drive
as follows:
i.Street trees shall be required along Indian Creek Drive.
ii.Street trees shallbe planted in the R.O.W or within the setback
area, but shall be located between the travel lanes and building.
iii.Spacing shall be an average of 40 feet on center (measured per
block face) along all streets.
iv.Street trees shall be at least three-inch (3”) caliper at the time of
planting.
v.Street tree species shallbe selected from the Planting List in
Appendix A
vi.Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall
increase the required spacing of street trees to an average of
one tree per 60’-0” of frontage.
c.Parking Zone.
i.Each side of the parking drive shall include (i) a Parking Zone
for use in head-in, 60 degree or 30 degree angled parking, or (ii)
optional parallel or drop-off/valet parking.
ii.Parking spaces shall be 9’-0” wide and 18’-0” deep. A 2’-0”
overhang from vehicles parked in the Parking Zone is allowed
into adjacent Circulation Zone.
iii.A landscaped island shall be provided every ninth parking
space, or 81’-0” of frontage, and shall be a minimum 9 feet by
18 feet. One canopy tree (3” min. caliper size at the time of
planting) shall be required within each landscaped island.
Canopy tree species may be selected from the Planting List in
Appendix A.
Planning and Zoning CommissionPage Page 27 148 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
d.Circulation Zone.
i.The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
ii.The Circulation Zone shall have a minimum 4’-0” wide clear
zone dedicated to pedestrian circulation.
iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four (4) foot wide clear zone is
maintained.
Planning and Zoning CommissionPage Page 28 149 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
v.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
e.Supplemental Use Zone:
i.The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building).
ii.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in the following
“Modification of Zones” provided a minimum of 4’-0” wide
clear zone is established for pedestrian circulation.
iii.The Supplemental Use Zone is provided for the use of
commercial tenants for accessory “patio” dining, mixed
beverage, beer and wine beverage service, entry vestibules, entry
stoops, structured canopies, patron waiting, feature hardscape or
landscape, water features, incidental display and sales.
iv.Accessory “patio” dining, mixed beverage, beer and wine
beverage service, and patron waiting shall be separated from the
Circulation Zone and any shared public circulation to adjacent
Planning and Zoning CommissionPage Page 29 150 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
buildings by planters or decorative fencing as designed by the
Owner and/or Tenant.
v.The hardscape and landscape used in the Supplemental Zone
shall be consistent with the landscape and hardscape used in the
Project. Landscape plants shall be selected from the Planting List
in Appendix A.
vi.The Owner and/or Tenant is responsible for maintenance of the
Supplemental Zone.
f.Modification of Zones.
i.At the Property Owner’s discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant’s use.
Any revision to the parking shall meet the required parking count
as established by Ordinance. However, a minimum of 4’-0”
wide clear zone shall be provided for pedestrian circulation.
ii.At the Property Owner’s discretion and upon approval of Town
Staff, parkingmay be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
4.Secondary Street with Non-Residential Frontage.
a.General.Secondary Streets with Non-Residential Frontage shall
comply with Exhibits “B” and “B1”.
b.Parking Frontage.Any parking frontage along any Type A
Drive/Street shall be screened by a 3-foot high Street Screen.
Required Street Screens shall be of either the same building material
as the principal structure on the lot or masonry or a living screen
composed of shrubs planted to be opaque at maturity. Species shall
be selected from the Planting List in Appendix A. The required
Street Screen shall be located to screen the parking lot from the
sidewalk along that frontage.
c.Street Trees.Street Trees shall be provided along these streets as
follows
i.Street trees shall be required along all Secondary streets.
ii.Street trees shallbe planted within the Circulation area between
the parking lane and building.
Planning and Zoning CommissionPage Page 30 151 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
iii.Spacing shall be an average of 40feet on center (measured per
block face) along all streets.
iv.Street trees shall be at least three-inch (3”) caliper at the time of
planting.
v.Street tree species shallbe selected from the Planting List in
Appendix A
vi.Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall
increase the required spacing of street trees to one per 100’-0”
of frontage.
d.Parking Zone.
i.Parking in this Parking Zone is limited to 90-degree or 30-
degree “head-in” parking spaces and parallel parking.
ii.Ninety-degree and 30-degree head-in parking spaces shall be
9’-0” wide and 18’-0” deep. A 2’-0” overhang from vehicles
parked in the Parking Zone is allowed into the adjacent
Circulation Zone.
iii.Parallel parking spaces shall be a minimum of 7’0” wide and
18’0” deep.
iv.A landscaped island shall be provided every ninth parking
space, or every (a) 81’-0” of frontage for “head-in” parking, or
(b) 100’0” for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e.Circulation Zone.
i.The Circulation Zone shall be located closest to the Parking
Zone and parallel to the Building Line.
ii.The Circulation Zone is dedicated to allowing pedestrian
circulation and shall be a minimum of 6’-0” wide with a 4’-0”
wide clear pedestrian zone.
iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Planning and Zoning CommissionPage Page 31 152 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Zone provided the required four (4) foot wide clear zone is
maintained.
v.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
vi.Doors for adjacent buildings cannot swing into this zone.
f.Supplemental Use Zone.
i.The Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building) as set forth in Exhibits “B” and “B1”.
ii.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following “Modification of Zones”.
iii.The Supplemental Use Zone is provided for (a) the use of
ground floor commercial tenants for accessory “patio” dining,
mixed beverage, beer and wine beverage service, entry
vestibules, entry stoops, structured canopies, patron waiting,
feature hardscape or landscape, water features, incidental
display and sales, or(b) the use of ground floor residential for
hardscape or landscape.
iv.If used at ground floor residential uses, the resulting hardscaped
and/or landscaped yards shall be separated from the Circulation
Zone and any shared public circulation to adjacent buildings by
planters (at sidewalk level or raised) or decorative fencing as
designed by the Owner or Tenant.
v.The Owner and/or Tenant shall be responsible for maintenance
of the Supplemental Zone.
g.Modification of Zones.
i.At the Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant’s
use. Any revision to the parking shall meet the required parking
count as established by Ordinance.
ii.At the Property Owner’s discretion and upon approval of Town
Staff, parking may be redesigned and/or reconfigured so the
parking area may be used for temporary patron drop-off/pick-up
and /or valet service.
Planning and Zoning CommissionPage Page 32 153 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
iii.Use ofparallel spaces to create supplemental use areas will
follow similar requirements as stipulated above.
5.Secondary Street with Residential Frontage.
a.General.Secondary Streets with Residential Frontage shall comply
with the standards set forth herein.
b.Parking Frontage.Any parking frontage along any Type A
Drive/Street shall be screened by a 3-foot high Street Screen.
Required Street Screens shall be of either the same building material
as the principal structure on the lot or masonry or a living screen
composed of shrubs planted to be opaque at maturity. Species shall
be selected from the Planting List in Appendix A. The required
Street Screen shall be located to screen the parking lot from the
sidewalk along that frontage.
c.Street Trees.
i.Street Trees shall be provided along these streets as follows:
a)If parking is provided immediately adjacent to the street,
one (1) Street Tree shall be provided for every eight (8)
contiguous parking spaces or fraction thereof.
b)If no parking is provided immediately adjacent to the street,
two Street Trees shall be provided for every 81’ 0” of
frontage.
c)If parallel parking is provided immediately adjacent to the
street, one Street Tree shall be provided for every 60’ 0” of
frontage.
d)For purposes of this Section, parkingis not immediately
adjacent to the street if a drive aisle is located between the
street and parking.
e)Street Trees provided within a row of parking spaces shall
be located and centered in the Parking Zone landscaped
islands.
ii.Street trees shall be at least three-inch (3”) caliperat the time of
planting.
iii.Preservation of an existing tree, tree relocated from elsewhere
within the Property, or new tree in which such preserved,
relocated or new tree has a caliper greater than 8”, shall reduce
Planning and Zoning CommissionPage Page 33 154 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
the required spacing of landscaping islands to one per ten (10)
contiguous parking spaces, or one tree per 100’-0” of frontage.
d.Parking Zone.
i.Parking in this Parking Zone is limited to 90-degree or 30-
degree “head-in” parking spaces and parallel parking.
ii.Ninety-degree and 30-degree head-in parking spaces shall be
9’-0” wide and 18’-0” deep. A 2’-0” overhang from vehicles
parked in the Parking Zone is allowed into the adjacent
Circulation Zone.
iii.Parallel parking spaces shall be a minimum of 7’0” wide and
18’0” deep.
iv.A landscaped island shall be provided every ninth parking
space, or every (a) 81’-0” of frontage for “head-in” parking, or
(b) 100’0” for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e.Circulation Zone.
i.The Circulation Zone shall be located adjacent to the Parking
Zone and parallel to the frontage.
ii.The Circulation Zone is dedicated to allowing pedestrian
circulation.
iii.Ramps and/or steps and railings required to mitigate changes in
grade may be placed in the Circulation Zone.
iv.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four (4) foot wide clear zone is
maintained.
v.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
vi.Doors for adjacent buildings cannot swing into this zone.
vii.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following “Modification of Zones”.
Planning and Zoning CommissionPage Page 34 155 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
f.Modification of Zones.
i.At the Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted. Any revision to the parking
shall meet the required parking count as established by
Ordinance.
ii.At the Property Owner’s discretion and upon approval of Town
Staff, parking can be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
iii.Use of parallel spaces to create supplemental use areas will
follow similar requirements as stipulated above.
6.Private Street or Mews Street with Frontage of Any Uses.
a.General.Private Street or Mews Street with Frontage of Any Uses
shall comply with the standards set forth in Exhibits “C” and “C1”.
b.Private Streets or Mews Streets provide public access by public right-
of-way or public easement.
c.Street Trees.Street Trees shall be provided along these streets as
follows:
i.If parking is provided immediately adjacent to the street, one (1)
Street Tree shall be provided for every eight (8) contiguous
parking spaces or fraction thereof.
ii.If no parking is provided immediately adjacent to the street, one
Street Tree shall be provided for every 81’ 0” of frontage.
iii.If parallel parking is provided immediately adjacent to the street,
one Street Tree shall be provided for every 60’ 0” of frontage.
iv.For purposes of this Section, parking is not immediately adjacent
to the street if a drive aisle is located between the street and
parking.
v.Street Trees provided within a row of parking spaces shall be
located and centered in the Parking Zone landscaped islands.
vi.Street trees shall be at least three-inch (3”) caliperat the time of
planting.
Planning and Zoning CommissionPage Page 35 156 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
d.Parking Zone.
i.Parking in this Parking Zone is limited to 90-degree or 30-
degree “head-in” parking spaces and parallel parking.
ii.Ninety-degree and 30-degree head-in parking spaces shall be
9’-0” wide and 18’-0” deep. A 2’-0” overhang from vehicles
parked in the Parking Zone is allowed into the adjacent
Circulation Zone.
iii.Parallel parking spaces shall be a minimum of 7’0” wide and
18’0” deep.
iv.A landscaped island shall be provided every ninth parking
space, or every (a) 81’-0” of frontage for “head-in” parking, or
(b) 100’0” for parallel parking. Landscape islands in this
Parking Zone shall be a minimum 9 feet by 18 feet.
e.Circulation Zone.
i.This zone shall be located immediately adjacent to the Parking
Zone and parallel to the frontage.
ii.This zone is dedicated to allowing clear, unobstructed
pedestrian circulation.
iii.Ramps and/or steps and railings required to mitigate changes in
grade can be placed in this zone.
iv.This Circulation Zone shall connect to adjacent curb ramps
leading to adjacent lots, blocks and buildings.
v.Doors for adjacent buildings cannot swing into this zone.
vi.The Supplemental Use Zone shall be allowed to encroach into
the Circulation Zone per description in accordance with the
following “Modification of Zones”.
vii.Landscape walls, steps, planters, tree wells, decorative
landscape pots, site lighting, any decorative landscape feature
(fountains, waterfalls, etc.) shall be allowed in the Circulation
Zone provided the required four foot (4’) wide clear zone is
maintained.
Planning and Zoning CommissionPage Page 36 157 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
f.Supplemental Use Zone.
i.This Supplemental Use Zone shall be located between the
Circulation Zone and the Building Line (adjacent to the
building) as set forth in Exhibits “B” and “B1”.
ii.The Supplemental Use Zone is provided for (a) the use of
ground floor commercial tenants for accessory “patio” dining,
beer and wine beverage service, entry vestibules, entry stoops,
structured canopies, patron waiting, feature hardscape or
landscape, water features, incidental display and sales, or (b) the
use of ground floor residential for hardscape or landscape.
iii.If used at ground floor residential uses, the resulting hardscaped
and/or landscaped yards shall be separated from the Circulation
Zone and any shared public circulation to adjacent buildings by
planters (at sidewalk level or raised) or decorative fencing as
designed by the Owner or Tenant.
iv.The Owner and/or Tenant shall be responsible for maintenance
of the Supplemental Zone.
g.Modification of Zones.
i.At the Owner’s discretion and upon approval of Town Staff,
parking may be redesigned and/or reconfigured so that the
Circulation Zones can be rerouted, allowing the Supplemental
Use Zone to be reconfigured where desired for any Tenant’s
use. Any revision to the parking shall meet the required parking
count as established by Ordinance.
ii.At the PropertyOwner’s discretion and upon approval of Town
Staff, parking can be redesigned and/or reconfigured so the
parking area may be used for patron drop-off/pick-up and /or
valet service.
iii.Use of parallel spaces to create supplemental use areas will
follow similar requirements as stipulated above.
7.Serviceways.
a.General.
i.Serviceways shall comply with the standards set forth in Exhibit
“D”. Serviceways shall be considered as Type ‘B’ Drives for
the purposes of this Ordinance.
Planning and Zoning CommissionPage Page 37 158 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
ii.Serviceways will be on the Owner’s property and shall be used
for pedestrian circulation between buildings on the same lot, for
vehicle access to loading and trash areas, for maintenance and
service vehicle access, and for routing of base building and
tenant utilities.
iii.Serviceways may be withinphysical separations and setbacks as
required by building codes between uses and buildings.
iv.Private utilities, grease interceptors, vaults, fire mains and other
similar features may be located in the Serviceways.
v.Serviceways which are identified by the Fire Department for
possible use shall meet Fire Department requirements.
vi.Ground level pedestrian circulation and upper level connective
bridges between buildings may cross the Serviceways.
vii.Service Areas shall not be visible from Indian Creek, Trophy
Club Drive and SH 114.
Planning and Zoning CommissionPage Page 38 159 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
b.Base Building and Tenant Utilities.
i.Base building and tenant utilities may be routed under
serviceways whenever possible.
ii.Base building and tenant utility related equipment, taps, meters,
distribution, and similar equipment exposedto view shall be
grouped in an ordered fashion on building walls abutting the
serviceways.
D.DESIGN STANDARDS.
1.Mixed Use.
a.General.The following standards shall apply to all Type ‘A’ Drive
facades and the SH 114 Frontage Road, and Trophy Club Drive
facades.
i.Combinations of uses permitted on the Property may be
incorporated either vertically within structures or horizontally
throughout the Property. Residential uses shall not be allowed
on the ground floor except as otherwise providedherein.
Mixed-use provisions are intended to address the standards and
recommendations for the horizontal adjacency and the vertical
mixing of varying uses.
Planning and Zoning CommissionPage Page 39 160 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
ii.Close horizontal adjacency of different uses is permitted for
ground floor adjacencies for commercial and office uses.
Residential and Commercial occupancies may be located on the
same floor of the same Building, but residential uses shall not
be located on the ground floor.
iii.Close vertical adjacency of different uses is permitted for
ground floor commercial and/oroffice uses with second floor
office and/or Urban Residential uses above, and second floor
office and/or Urban Residential uses with possible third floor
Urban Residential uses.
2.Visual Orientation and Entrance Location for Mixed-Use Development.
a.Ground floor commercial, retail, and office uses in a mixed-use
development shall be visually oriented toward and have their primary
entrance oriented toward the street or private drive frontage.
Planning and Zoning CommissionPage Page 40 161 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
b.Upper floor office and Urban Residential uses may use ground floor
lobbies placed toward the middle or rear of buildings. These lobbies
shall be clearly visible and easily accessed from the street frontages
via public access open areas, public circulation paths between the
street frontage and structured parking internal to the block, or similar
public access patios, courts, or plazas.
c.Rear facades of buildings facing Trophy Club Drive and Indian Creek
Drive shall have a similar level of design and articulation as the front
facades of the same respective buildings.
Planning and Zoning CommissionPage Page 41 162 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
d.Visual orientation and entrance location for Mixed-Use Development
as set forth in this section shall generally comply with Exhibit “E”.
3.Uses Allowed on Specific Frontages.
a.Buildings fronting on Indian Creek Drive shall be designed to
accommodate the following:
i.Ground floor retail, office, commercial, and
ii.Second floor and above Urban Residential or office uses.
E.NON-RESIDENTIAL/MIXED USE BUILDING DESIGN GUIDELINES.
1.General.The following standards shall apply to all Type ‘A’ Drive
facades and the SH 114 Frontage Road, and Trophy Club Drive Facades.
a.Building design provisions are intended to address the physical
appearance of buildings within the subject area and establish certain
common design treatments, thus supporting individual buildings
relatedness to adjacent buildings.
b.Building design provisions include building’s location relative to
street rights-of-way and easements, building materials, general
requirements for glazing, shading, and encroachment, building height,
screening of equipment, loading, trash, and utilities, exterior lighting,
and the vehicular and pedestrian circulation within blocks and
between buildings, within the same block to one another, and public
pedestrian and vehicular circulation.
c.Visual orientation and entrance location for buildings shall generally
comply with the General Requirements for Mixed Use set forth in
Section II of this Ordinance.
2.Structured Parking Garages.
a.Structured parkinggarages shall comply with the requirements listed
below.
b.The facades of parking garages that are visible from Trophy Club
Drive, Indian Creek Drive, or from the east boundary line must be of
a similar color as the adjacent building. Screening of internal parking
garages is not required.
Planning and Zoning CommissionPage Page 42 163 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
3.Building Locations.
a.For each façade of a building facing a street, 25% of the ground floor
face shall be constructed within 6’0” maximum of the Building Line
and 50% shall be constructed within 12’0” of the Building Line. The
balance of the ground floor face is unrestricted in its proximity to the
Building Line. Area of the building face satisfying these proximity
requirements need not be continuous and can be divided per the
building designer’s discretion. These proximity requirements are set
forth in Exhibits “A”, “A1”, “A2”, “A3”, “B”, “B1”, “C” and “C1”.
b.Where setbacks from the property line are stipulated in this section,
the setback line shall be understood as the Building Line.
c.Building Façades shall have a change in plane of not less than 5’-0”
every 200’-0” of frontage or of not less than 2’-0” every 100’-0” of
frontage at the building designer’s discretion. The change in plane
shall continue at least 10’-0” before the Façade returns to its previous
position.
Planning and Zoning CommissionPage Page 43 164 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
d.Structured canopies may encroach into Supplemental Use Zones.
e.Balconies projecting from the building face, framed canopies,
awnings, bay windows, decorative projections, moldings, cornices,
trim, and signage may project 6’-0” into public rights-of-way and
easements.
f.Ground floor arcades (covered walkway) with air-conditioned,
enclosed space at the second floor shall be considered as meeting the
requirements for percent of building within 6’-0” or 12’-0” of rights-
of-way and easements.
g.The requirements for percent of building within 6’-0” or 12’-0” of
right-of-ways and easements shall not apply to structures that have
building elements on facades above the second floor
4.Specific Building Requirements:
a.The ground floor shall be defined as the first occupied floor occurring
at the typical street frontage, finished sidewalk level, up to the bottom
of the second floor. Mezzanines as defined by the building code may
be allowed, but do not constitute second floors.
b.Non-residential and non-parking buildings shall have a minimum of
40% of the ground floor façade, up to 10’-0” above the typicalstreet
frontage finished sidewalk level, comprised of windows, storefronts,
and/or entrances. This standard shall only apply to all Type ‘A’
Drive facades and the SH 114 Frontage Road, and Trophy Club Drive
facades.
Planning and Zoning CommissionPage Page 44 165 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
c.Non-residential and non-parking buildings fronting State Highway
114 Frontage Road and Trophy Club Drive, within 400 feet of State
Highway 114 frontage road, shall have a minimum of 30% of their
ground floor façade, up to 10’-0” above the typical street frontage
finished sidewalk level, comprised of windows, storefronts, and/or
entrances.
d.Materials and finishes used for windows, storefronts, entrances, and
entrance vestibules shall be at the discretion of the Property Owner
and/or Tenants as long as a minimum of 85% of Type ‘A’ Drive
facades are finished in masonry (brick, stone, stucco using the 3 step
process, cast stone, or glass block).
e.Variation in the size, shape, and detailing of upper floor windows is
permitted.
f.For each building frontage on Indian Creek Drive, secondary streets,
and private and mews streets, a minimum of 30% of their ground
floor façade, up to 10’-0” above the typical street frontage finished
sidewalk level, comprised on windows, storefronts, and/or entrances.
Planning and Zoning CommissionPage Page 45 166 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
g.EIFS, traditional, synthetic or modified plaster on concrete tilt-up
panel or over sheathing is an acceptable wall surface for wall areas
and/or façades on Type ‘B’ Streets only. On Type ‘A’ Drives, EIFS
may be used for moldings, trim, and decorative items only.
h.Roofs may be flat-roofs sloped for drainage. Parapets shall be 3’-6”
minimum higher than the adjacent roof.
i.Roof top equipment shall be screened from view from a person
standing at any area of the adjoining Circulation Zone of the
respective building, and the top of the equipment shall not be higher
than the top of the parapet.
5.Loading and Trash Zones.
a.Each Non-Residential building shall have one loading zone 10’-0” x
25’-0” and one dumpster/compactor location 10’-0” x 25’-0”. This
requirement does not apply toUrban Residential, parking, or public
access open areas. A grouping of structures may be designated by the
Planning and Zoning CommissionPage Page 46 167 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Owner or developer to allow one dumpster/compactor location to
accommodate said grouping of structures.
b.The loading and trash zones may be grouped at a single building or
may be dispersed on the lot at multiple buildings. Loading and trash
may be hand-trucked within the block as required.
c.The loading and trash zones shall not be open to view from Highway
114 frontage road, Trophy Club Drive, or Indian Creek. They may
open onto Secondary Streets, Private Streets, or Mews Streets, but in
all instances the loading and trash zones shall be fully screened with
walls finished to match or complement adjacent buildings and gates.
d.The loading and trash zones may be located in buildings, structured
parking garages, and any Serviceways.
F.URBAN RESIDENTIAL GUIDELINES:
1)General:
(a)Urban Residentialdesign provisions are intended to address the physical
appearance of buildings within the subject area and establish location
relative to street right-of-ways and easements, building materials, general
requirements for glazing, shading, and encroachment, building height,
screening of equipment, loading, trash, and utilities, exterior lighting, and
unit densities.
(b)Visual orientation and entrance location for residential buildings shall
comply with the General Requirements for Mixed Use set forth in Section
II of this Ordinance.
(c)Urban Residential Units may not be located on the ground floor of a
building except as follows:
Planning and Zoning CommissionPage Page 47 168 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
i.Urban Residential Units may be located on the ground floor of a
building facing the creek on the east side of the Property; and
ii.Adult Active Living units may be located on the ground floor of the
east side of the Property; other locations shall require a SUP.
(d)No minimum Open Space per residential unit shall be required.
2)Building Location:
(a)Building Façades shall have a change in plane of not less than 5’-0” every
200’-0” of Façade. The change in plane shall continue at least 10’-0”
before Façade returns to its previous position.
(b)Balconies projecting from the typical building face, framed canopies,
awnings, bay windows, decorative projections, moldings, cornices, trim,
and signage may project 6’-0” maximum into public right-of-ways and
public easements.
3)Building Materials: A minimum of 85% of the front facades of residential
buildings and residential building facades along Type ‘A’ street or open space
shall be finished in masonry (brick, stone, stucco using the 3 step process, cast
stone, or glass block).
4)Hotel Residential Standards:
a)Maximum number of Hotel Residential Units: 20
b)Minimum floor area of Hotel Residential Units: 800 sf
c)Utilities and other similar services may be provided by the hotel use with
which the hotel residential use is associated.
5)Urban Residential Specific Requirements:
(a)Urban Residential buildings may front onIndian Creek Driveor on a
pedestrian paseo/open space, but shall not front on State Highway 114 or
Trophy Club Drive.
(b)Urban Residential minimum floor areas are as follows:
i.Efficiency unit –600sf minimum
ii.One bedroom unit – 800 sf minimum
iii.Two or more bedroom units – 1,000 sf minimum.for a two (2) bedroom
unit, for each additional bedroom unit beyond two (2), add 200 sf per
bedroom
(c)Urban Residential maximum lot coverage is 100%.
Planning and Zoning CommissionPage Page 48 169 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(d)Urban Residential density: two hundred fifty (250) units
(e)Urban Residential maximum density: three hundred fifty (350) units with
Specific Use Permit (SUP) required. The SUP shall have a 45-day
approval timeline from date of official submittal to consideration on a
Town Councilagenda (with recommendation by the Planning and Zoning
Commission). Public hearing and property owner notification shall be
required and any expenses related to providing proper notification shall be
paid by the applicant.
(f)Phasing. The issuance of building permits for Urban Residential units
shall be in accordance with the following schedule:
i.Urban Residential Units for Phase 1 shall be permitted on a 1.5:1,
Urban Residential Units-to-nonresidential floor area ratio, whereby
one Urban Residential Unit isequal to 1,000 sf of nonresidential
floor area.
ii.Urban Residential Units for subsequent phases shall be permitted
on a 1:1.5, Urban Residential Units-to-nonresidential floor area
ratio, whereby one Urban Residential Unit is equal to 1,000 sf of
nonresidential floor area.
iii.The ratio of Urban Residential Units-to-nonresidential floor area
for the maximum allowable number of Urban Residential Units
shall be no more than 1:1 (i.e. the ratio cannot be 1:.8) provided,
however, any ratio may be used in the final phase of Urban
Residential Units for the allowable 250 units while still
maintaining the minimum 1:1 ratio.
iv.For illustration purposes only, in Phase 1, the development of
100,000 sf of nonresidential uses would allow the construction of
150 Urban ResidentialUnits. In Phase 2, the development of
150,000 sf of additional nonresidential uses would allow the
construction of an additional 100 Urban Residential Units for a
combined total of 250 Urban Residential Units in Phases 1 and 2 in
the aggregate. In Phase3, the development of 150,000 sf of
additional nonresidential uses would allow the construction of an
additional 100 Urban Residential Units for a combined total of 250
Urban Residential Units in Phases 1, 2 and 3 in the aggregate.
(g)For every street frontage, Urban Residential shall be located and designed
such that 25% of the façade is located 6’-0” from the edge of the sidewalk,
public right-of-way or easement and an additional 50% of the Façade is
located 12’-0” from the edge of the sidewalk, public right-of-way or
easement.
Planning and Zoning CommissionPage Page 49 170 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(h)Structured parking garages may be used for required parking for Urban
Residential uses.
Planning and Zoning CommissionPage Page 50 171 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(i)Roof top equipment shall be screened from view from a person standing at
the sidewalk abutting and the top of the equipment shall not be higher than
the top of the parapet.
6)Loading & Trash Zones for Residential:
(a)Loading zones are not required for Urban Residential buildings.
(b)Either one (1) dumpster location, measuring 10’-0” x 10’-0”, shall be
provided for each Urban Residential building or one (1) compactor
location shall be provided for each grouping of six (6) Urban Residential
buildings. They shall be accessed and located along serviceways or alleys
along the backs of the Urban Residential buildings.
G) PARKING GUIDELINES:
1)Street Parking:
Street parking within 300’-0” of a proposed use shall be counted toward
(a)
satisfying the parking requirements for such use.
Street parking shall not be assigned or reserved other than as required for
(b)
accessible parking.
Street parking may be deleted where the Property Owner is providing a
(c)
valet drop-off/pick-up lane.
Parking is permitted between the façade of a building fronting on Indian
(d)
Creek Drive and the right-of-way for Indian Creek Drive.
Planning and Zoning CommissionPage Page 51 172 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
2)Surface Parking. Surface parking lots within the development that accommodate
75 or more cars within one contiguous area shall only be permitted with a Special
Site Plan (SSP) approval by Town Staff. Applications for an SSP for a Surface
Parking lot shall include a phasing plan for development on the site that would be
in compliance with the standards in this Ordinance. A Surface Parking lot may be
converted into a building site with Site Plan approval at any time.
3)Garaged Parking:
Garaged parking within 300’-0” of an associated non-residential use shall
(a)
be counted toward satisfying the parking requirements for that use.
Garaged parking is considered to be shared equally by all associated non-
residential uses.
Garaged parking within 300’-0” of an assigned Urban Residential unit
(b)
shall be counted toward satisfying the parking requirements for that Urban
Residential unit.
Above-ground parking garages may be open parking structures and shall
(c)
have minimum 3-ft. exterior masonry screening walls on all levels.
Structured parking garages with open groundfloor frontages shall have
minimum 3-ft. high landscape screening on the ground floor. Post
tensioning cable design shall be prohibited on exterior facing walls, but
may be used on interior walls.
Planning and Zoning CommissionPage Page 52 173 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Below grade parking garages may be used for required parking of Urban
(d)
Residential buildings.
Disposition of Parking withinGarages:
(e)
i.Within structured garage parking, individual parking spaces or
groups of parking spaces may be reserved, assigned, and
designated for the use of specific tenants, for the useof Urban
Residential parking, for short term parking, or for employee
parking.
Location of Garages Relative to Streets:
(f)
i.Structured parking garages may have frontages and vehicular
access to all streets.
ii.Where structured parking garages have ground floor frontages,
decorative building components, low walls, or landscaping
approximately 3’-0” high shallbe provided as a headlight screen
on the ground floor. Solid enclosed walls of structures facing Type
“A” streets, shall have exterior masonry walls on the ground floor.
All other floors shall have exterior masonry walls, 3’-0” in height
for headlight screening.
Planning and Zoning CommissionPage Page 53 174 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
iii.Parking spaces shall be allowed at sloped garage floors or decks
per the Property Owner’s discretion.
iv.The facades of parking garages that are visible from Trophy Club
Drive, Indian Creek Drive, or from the east boundary line must be
of a similar color as the adjacent building. Screening of internal
parking garages is not required.
v.The elevated levels of structured parking garages may utilize
bridges to provide direct pedestrian circulation from garage levels
to Non-Residential and Residential uses as set forth in Exhibits “E”
and “F”.
Planning and Zoning CommissionPage Page 54 175 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
4)Parking Ratios:
Parking calculations shall be based on enclosed air-conditioned areas only.
(a)
Non-Residential use areas included in Supplemental Use Zones, exterior
waiting, dining, beverage service, vestibules, public seating in Public
Access Open Areas, and structured parking garages shall not be included
in parking calculations.
Required Parking Ratios by Use.
(b)
iRetail/Restaurant/Office –1 parking space per 275 sf of gross floor
area
iiUrban Residential –one (1) parking space per efficiency unit and
one (1) parking space per bedroom
iiiHotel –1 parking space per guest room plus1 parking space per
275 sf of gross meeting/convention floor area
ivAll other uses – 1 space per 300 sf of gross floor area.
Shared parking study: The applicant/property owner may submit a request
(c)
to the Town Staff for approval of a maximum of 25% reduction of
required parking based on an assessment of parking demand by uses
proposed at any time. Town Staff will evaluate the proposal based on a
parking study of any proposed development, specific demand for the uses
proposed, any proposed parking management and/or valet parking.
5) Stacked Parking: Stacked parking is permitted within the Property subject to
compliance with the following standards:
(a)Stacked Parking shall only be permitted in conjunction with a valet
parking plan.
Planning and Zoning CommissionPage Page 55 176 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(b)Each parking space in stackedparking shall be at least 8 feet wide by 18
feet long.
(c)An area reserved for stacking spaces may not double as a circulation
driveway or maneuvering area.
6)Valet Parking: Valet parking is permitted within the Property. The following
standards shall apply:
A valet parking plan shall be required and submitted to the Town Staff for
(a)
review and approval.
A valet parking plan shall require the following information:
(b)
i.A plan of the proposed pick up/drop off area,
ii.The number of spaces required.
iii.A plan of theproposed area to be used for parking including where
stacked parking is to be used;
H)SIGNAGE, CLOCK TOWER AND MISCELLANEOUS
:
1)Signage:
All signs shall comply with the Town’s sign regulations except as those
regulations are modified herein. In addition to signs permitted by the Town’s
Zoning Ordinance, the following additional signs and/or revised sign definitions
and standards are permissible:
(a)General: for purposes of signage, the entire Property is considered one lot.
(b)Monument signs
iMonument signs, for the sole purpose of identifying the
development only (not tenants) (see picture to the left below) may
be located anywhere on the private property side of property lines
without setback restrictions, except for vehicular vision triangles
as set forth by the Town of Trophy Club’s Ordinances.
iiMonument signs may be lighted internally or externally and shall
comply with all applicable Town ordinances.
iiiMaximum number of monument signs: 5.
ivMaximum height of monument signs along Trophy Club Drive
and Indian Creek Drive: 10’ with a Maximum effective area of
200 square feet per side.
Planning and Zoning CommissionPage Page 56 177 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(c)Freestanding development identification signs (as shown in the picture to
the right above) – by Specific Use Permit (SUP)
i.Number of signs, location, size, and lighting shall bedetermined
by the SUP.
(d)Direction Signs
i.Direction signs are to direct the public to various locations within
the development such as (but not limited to) retail, office, Urban
Residential, hotel, parking lots and structured parking garages.
ii.Direction signs may be freestanding, post mounted, wall
mounted, projecting or flat mounted.
iii.Where mounted to a vertical support the directional sign size shall
not exceed 50 sf and not exceed 5’-0” in width.
Planning and Zoning CommissionPage Page 57 178 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(e)Banners
i.Banners may be mounted to a vertical support, building,
structured parking garage, street light pole, or may span an
internal street of the PD property.
ii.Banners may display artwork, photos, and/or text that pertains to
the development district, special events, activities, exhibits,
holidays, or civic events.
iii.Maximum area: 50 square feet per side.
iv.Banner design is at the sole discretion of the Property Owner.
Planning and Zoning CommissionPage Page 58 179 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(f)Directory Map
i.Directory maps shall identify the location of streets, tenants,
amenities, service, and features within the development.
ii.The directory map may be freestanding, post mounted, wall
mounted, kiosk mounted, projecting or flat mounted.
iii.The directory map shall not exceed 50 sf in size.
(g)Architectural Roof Signs
i.An architectural sign is a sign which may extend above or on top
of the roof top or highest point of a building roof line.
ii.Architectural Roof Signs are prohibited on frontages along
Trophy Club Drive and Indian Creek Drive.
iii.Architectural roof signs shall not exceed 150 sf, or exceed 9’-0”
in height. They shall be limited to two per building/roof.
Planning and Zoning CommissionPage Page 59 180 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(h)Signage at Sloped Roofs
i.Tenant signage may be allowed at sloped roofs and/or parapets to
meet signage requirements of the Tenant based upon the building
Façade design.
ii.Signage shall be installed at the lower leading edge of a sloping
roof, canopy, or parapet and not extending above the top edge of
the sloping roof material.
iii.Roof signage shall not exceed one-third of the height of the
sloping roof as seen in true elevation.
(i)Projecting Blade and Hanging Signs
i.Projecting blade andhanging signs shall be allowed within the
limits of the development for the use by Tenants and Property
Owner.
Planning and Zoning CommissionPage Page 60 181 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
ii.Projecting blade and hanging signs may project a maximum of 6’-
0” into the public right-of-way or public easement, into any
Supplemental Zone, or from the face of any building. Projecting
blade signs and hanging signs are to be mounted such that their
lowest edge is at least 8’-0” above the typical finished sidewalk,
or the minimum height to meet ADA regulation.
iii.Projecting blade and hanging signs shall not exceed 50 sf.
(j)Murals
i.Murals are permitted upon approval of Town Staff.
ii.Murals may be painted or attached to the exterior building walls
of any structure.
iii.Murals may incorporate artwork, photos, and/or text that pertains
to the development district, special events, activities, exhibits,
holidays, or civic events by means easily understood by a general
audience.
Planning and Zoning CommissionPage Page 61 182 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(k)Wall Signs
i.Only one sign and one logo shall be permitted per tenant per street
(public and private) frontage.
ii.The smallest rectangle encompassing all the letters may not exceed
30 inches in height, nor 40 feet in length nor 75% of the length of
the frontage of the demised premises.
iii.Businesses located on a corner may be permitted one sign on each
frontage.
iv.Signage shall be locatedon the wall surface above the storefront
windows and above the storefront awnings or canopies.
Planning and Zoning CommissionPage Page 62 183 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
v.Logos or Business marks, measured separately, may not exceed 30
SF, and may be located on the façade wall or on the business
awning over the primary entry.
(l)Sign Kiosks
i.Freestanding kiosk structures, permanent or temporary, may be
placed within public right-of-ways and/or public easements, with
the exception of vehicle vision triangles.
Planning and Zoning CommissionPage Page 63 184 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
ii.Kiosks are limited in height to 15’-0”.
iii.The total allowed signage for each kiosk in public right-of-ways
and/or public easements is 40 sf. The allowed gross vertical (not
roof) surface area for each kiosk in public right-of-ways and/or
public easements is 80 sf.
iv.The total allowed signage for each kiosk within the lot limits is 60
sf. The allowed gross vertical (not roof) surface area for each kiosk
in public right-of-ways and/or public easements is 120 sf.
v.Kiosks may incorporate directional signage, directory maps, public
service announcements, artwork, photos, and/or text that pertains
to the development district, special events, activities, exhibits,
holidays, or civic events.
vi.Kiosks may incorporate lighting and ambient audio.
vii.Kiosks installed within the lot limits are not limited in number and
may display commercial content.
2)Seasonal decorations. Seasonal decorations are permitted within the Property and
may beattached to building elevations. Decorative tree lighting is allowed year
round.
3)Existing Clock Tower. The existing clock tower, as shown on the Concept Plan,
shall remain in its current location within the Property. A new Clock Tower, of
similar size and scale of the existing Clock Tower, shall be allowed to replace the
existing Clock Tower.
4)Vendor Kiosks. Vendor kiosks are permitted on the Property subject to the
following requirements:
r
a.Vender kiosks ae intended for pedestrian (“walk-up”) customers only.
b.During hours of operation, merchandise display and customer waiting may
extend beyond the kiosk enclosure.
c.Kiosks are to be located in or immediately adjacent topedestrian areas with
the express intent of providing inviting and convenient casual shopping and
service opportunities suitable for an active pedestrian urban environment.
d.Merchandise display and patron waiting areas may be covered by awnings or
canopies. Merchandise display and customer waiting area may extend beyond
the kiosk enclosure in all directions (this area is to be vacated during non-
operating hours).
Planning and Zoning CommissionPage Page 64 185 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
e.During non-business hours the kiosk and all merchandise is to be fully
secured.
f.Food preparation and sales must meet applicable health ordinances.
g.Deliveries to kiosks are to be made during designated times coordinated by
the Town Manager’s Designee.
h.Kiosk may not exceed 15 feet in height exclusive of architectural and
decorative features.
i.Kiosks may not exceed 400 sq. ft in floor area.
j.Awnings or canopies, fixed or retractable, may extend in all directions beyond
the kiosk enclosure itself with specific extent to be determined on a case-by-
case basis by the Development Management.
k.Kiosk construction must meet all applicable municipal building and life safety
codes and shall be secure after business hours.
l.Kiosks may have electrical, gas, water, cable TV/data, and/or telephone
service. All utility services are to be routed underground (no overhead
wiring/cabling is allowed).
m.Permanent signage pertinent to the primary business of the kiosk tenant may
be mounted on the kiosk itself.
5)Environmental standards. Development and uses within the Property shall
comply with all Town environmental standards including, but not limited to glare,
noise, vibration, and odors.
6)Utility Placement and Routing:
(a)Utility Services shall be defined as electrical service and distribution,
telecommunications, data and cabling, electrical service for street lighting,
signal cabling and wiring, proprietary cabling, natural gas service, water,
sanitary sewer & storm sewer.
(b)Overhead utility lines are prohibited within the limits of the development.
(c)All utility lines within the limits of the development shall be placed
underground from the provider connection into each serviced building and
in general conformance with the location set forth in Exhibit “G”.
(d)Major provider electrical distribution, natural gas distribution, and water
utilities shall be routed below drive paving within public right-of-ways
and/or public easements.
Planning and Zoning CommissionPage Page 65 186 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(e)Private utilities shall be routed through Serviceways and similar
Circulation Zones and physical building separations internal to each block.
Individual taps, meters, disconnects, and distribution should be located in
these same areas, grouped in a purposeful and planned manner, easily
accessed for reading and service, but visually screened into alcoves,
fenced enclosures, or similar areas.
(I)LIGHTING.
1)Exterior lightingshall be architecturally integrated with the building’s style, material,
and color.
2)Lighting intensities shall be controlled to ensure that excessive light spillage and glare
are not directed toward neighboring areas and motorists.
3)Pedestrian level lighting of building entrance-ways shall be provided.
4)Illuminations of portions of buildings, direct or indirect, may be used for safety or
aesthetic results.
5)Lighting shall not exceed zero foot candles at property line
III.PROCEDURES:
A) Summary of the Process:
PD Standards.
1)Development of the Property shall comply with the standards set
forth in this Ordinance and with all other Town regulations not otherwise in
conflict with these planned development regulations.
Concept Plan.
2)Development of the Property shall generally comply with the
Concept Plan attached hereto, including all modifications as authorized and
approved by this Ordinance.
Planning and Zoning CommissionPage Page 66 187 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Preliminary Site Plan.
3)Development of the Property shall generally comply with
the Preliminary Site Plan attachedas Exhibit “I” The PreliminarySite Plan is
subject to change with staff approval after design charette process. Town Staff
shall approve a modified Preliminary Site Plan if it complies with the standards
set forth in the planned development district.
Site Plan and Façade Plans.
4)Applicant shall submit a Site Plan and Façade
plans for each phase of development to Town Staff for approval. Development of
the Property shall comply with the Site Plan and Façade plans approved by the
Staff as set forth herein.
Phasing.
5)Each phase of development shall comply with steps 3 and 4 of this
Section III. A.
B)Concept Plan
.
a)Information to be provided on the Concept Plan shall comply with the standards set
forth in this Ordinance and all other applicable Town Ordinances and shall include:
i.the general location for proposed land uses;
ii.delineation of all undeveloped open areas except for required yards,
landscaped areas, areas unobstructed to the sky, and open recreation
facilities such as tennis courts and swimming pools;
iii.indication of maximum heights for all structures in feet and stories;
iv.location of all proposed screening between the site and adjacent property;
v.location of minimum building setbacks along the site boundaries, on
dedicated streets;
vi.approximate location of major access points and rights-of-way to be
dedicated to the Town; and
vii.indication of each phase of development if separate phases are proposed.
b)There shall be no expiration date for an approved Concept Plan.
C)Modified Preliminary Site Plan.
1) A request for a modified Preliminary Site Plan shall be submitted and may be
approved by Town Staff as set forth herein.
2) Modified Preliminary Site Plans shall contain the following information:
(a)Delineation of the Property;
(b)Proposed public rights-of-way;
Planning and Zoning CommissionPage Page 67 188 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(c)Proposed uses;
(d)General building footprints, and locations of vehicle and pedestrian
ingress and egress;
(e)Total number of dwelling units proposed;
(f)General location of parking;
(g)General location of parks and open space with the general locations of
existing tree clusters; and,
3) Process:
The Applicant shall submit the Modified Preliminary Site Plan and
(a)
general façade standards to the Town Staff.
The Town Staff shall review the documents. If Town Staff determines
(b)
that the Modified Preliminary Site Plan complies with the Concept Plan
and the provisions of this planned development district, Town Staff shall
approve the ModifiedPreliminary Site Plan. If the Modified Preliminary
Site Plan does not comply with this Ordinance, Town Staff shall specify
the deficiencies.
Town Staff shall return one copy of the Modified Preliminary Site Plan
(c)
to the Applicant with review comments which indicate the
noncompliance from this Ordinance or any non-compliance with
prevailing standards of health, safety, welfare, or infrastructure standards
of the Town.
Town Staff shall review the re-submittal and respond whether all
(d)
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements,Town Staff shall approve the Modified
Preliminary Site Plan or repeat the notice of noncompliance set forth
above.
The Applicant may appeal any Town Staff decision to the Planning and
(e)
Zoning Commission which shall review the Modified Preliminary Site
Plan and make a recommendation of approval to the Town Council if the
Commission determines that the Modified Preliminary Site Plan
conforms to the Concept Plan and the provisions of this planned
development district. The Town Council shall review the Modified
Preliminary Site Plan and therecommendation of the Commission, and
upon making a determination that the Modified Preliminary Site Plan
conforms to the Concept Plan and the provisions of this planned
development district Town Council shall approve the Modified
Preliminary Site Plan. No public hearing or landowner notification shall
be required for the appeal process authorized by this subsection.
There shall be no expiration date for an approved Modified Preliminary
(f)
Site Plan.
Planning and Zoning CommissionPage Page 68 189 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
D) Site Plan:
1)Prior to the issuanceof a buildingpermit application for a building to be
constructed on the Property, a Site Plan shall be approved as set forth herein.
2) Site Plans shall contain the following information:
(a) Metes and Bounds of SitePlan area;
(b) Proposed Lot lines;
(c)Proposed Public Rights-of-way with curbing, sidewalk, street tree
locations and parking space indicated. The drawing shall also show the
location of existing or proposed traffic signals, location of existing or
proposed median cuts, acceleration/deceleration lanes, and turn lanes
with traffic control signage and a description of special paver treatment
if proposed.
(d) Proposed uses.
(e)Building footprints, gross area in square feet per floor and cumulative
area of all floors, number of floors above and below grade, and
proposed uses for each floor, and all locations of vehicle and pedestrian
ingress and egress to all proposed blocks and buildings and parking
areas.
(f)Total number of dwelling units proposed and the square footage of each
of the proposed dwelling units.
(g) Parking: On-street parking shown with parking counts, surface parking
shown with parking counts, garage parking shown with parking counts.
Parking Counts shall be shown by block and in total and the parking
demand shall be shown by block and in total. For purposes of
calculating parking, the entire property shall be considered one lot.
(h)Parks, Open Space and trails shall be shown with calculation of areas to
confirm compliance with these regulations. Landscape plans are not
required, but the Site Plan shall show the approximate number of
proposed trees to be planted andgeneral locations of existing tree
clusters, providing average size and number and indication of species.
(i)Proposed and existing grading in 1’0” contour lines.
(j)Dumpster locations and proposed screening devices.
(k)Location, size and lighting of Project Identification Sign(s), Monument
Sign(s), Kiosks in public ROW’s, or other major feature readily visible
from viewpoints off-site.
3) Process:
(a)The Applicant shall submit the required number of copies of the Site Plan
to the Town Staff.
Planning and Zoning CommissionPage Page 69 190 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
(b)Town Staff shall review the documents to determine if they comply with
the Concept Plan, Preliminary Site Plan and the provisions of this
planned development district. If Town Staff determines that the SitePlan
complies with the Concept Plan, Preliminary Site Plan and the provisions
of this planned development district, Town Staff shall approve the Site
Plan. If Town Staff determines that the Site Plan does not comply with
this Ordinance, Town Staff shall specify the deficiencies.
(c)Town Staff shall return one copy of the Site Plan to the Applicant with
review comments which indicate the noncompliance from this Ordinance
or any non-compliance with prevailing standards of health, safety,
welfare, or infrastructure standards of the Town.
(d)Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements,Town Staff shall approve the SitePlan or
repeat the notice of noncompliance set forth above.
(e)The Applicant may appeal any Town Staff decision to the Planning and
Zoning Commission which shall review the Site Plan and make a
recommendation of approval to the Town Council if the Commission
determines that the Site Plan conforms to the Concept Plan, Preliminary
Site Plan, and the provisions of this planned development district. The
Town Council shall review the Site Plan and the recommendation of the
Commission, and upon making a determination that the Site Plan
conforms to the Concept Plan, Preliminary Site Plan and the provisions
of this planned development district, Town Council shall approve the
Site Plan. No public hearing or landowner notification shall be required
for the appeal process authorized in this subsection.
(f)There shall be no expiration date for an approved Modified Preliminary
Site Plan.
E) Facade Elevations:
1)Development of the Property shall comply with Façade Elevations which
substantially comply with the standards set forth herein and with all other Town
regulations not otherwise in conflict with these planned development regulations.
Façade Elevations are required to be submitted by an owner, developer or
subdivider and reviewed and approved by the Town Staff prior to the issuance of
a building permit. Façade Elevations may be submitted individually for separate
buildings rather than for all structures to be constructed on the Property.
2)Submittal requirements for Façade Elevations shall include:
(a)Data block including project name, legal description (Town, county,
state, survey and abstract, subdivision, lot and block, existing and
proposed zoning, overlay districts), gross acreage, drawing title, drawing
Planning and Zoning CommissionPage Page 70 191 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
scale, preparation/revision and submission dates, contact information
(name, address, phone, and email) of the property owner, architect,
engineer, surveyor, and landscape architect.
(b)Elevations of every side of every building shown on the Site Plan,
drawn at a scale sufficient to depict building detail. Small scale drawings
may be supplemented with large scale portions of the building façade.
(c)Location plan keying the drawings of the elevations to their location
within the site plan and the extent of the proposedfaçade on each
building.
(d)Identification and tabulation of ground floor areas relative to residential
or non-residential uses.
(e)Identification and area tabulation of material finishes, including areas of
glass, masonry, and EIFS. Tabulation does not include sloping roof
surfaces.
(f)Windows, window and door jamb, sill and head dimensions, balconies,
balcony rail details, finishes, and parapets.
(g)Roof in elevation or plan, as appropriate, with slopes and material
identifications.
(h)Identification and dimension of floor levels.
(i)Vertical property lines through buildings where applicable.
3)Process:
The Façade Elevation submittal shall be reviewed by Town Staff for
(a)
compliance to design requirements cited in this Ordinance.
Town Staff shall review the submittal and respond whether the Facade
(b)
Elevations meet the standards set forth by this Ordinance or shall specify
the deficiencies. Should Town Staff determine that the submittal
complies with this Ordinance's requirements, Town Staff shall approve
the Facade Elevations, the submittal shall be so noted "Approved", with
copies retained by Town Staff for Town records, and one (1) copy
returned each to the Property Owner and Designer. Once the Facade
Elevations has been reviewed and approved, then the Applicant may
apply for abuilding permit.
Should Town Staff identify items that are not compliant, one copy of the
(c)
Façade Elevations shall be returned to the Property Owner with review
comments which indicate the noncompliance from this Ordinance or any
non-compliance with prevailing codes or Ordinances.
Town Staff shall review the re-submittal and respond whether all
(d)
deviations, previously noted, have been clarified and/or corrected.
Should Town Staff determine that the re-submittal complies with this
Ordinance's requirements, Town Staff shall approve the Facade
Planning and Zoning CommissionPage Page 71 192 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Elevations, the re-submittal shall be so noted "Approved", with copies
retained by Town Staff for Town records, and one (1) copy returned each
to the Property Owner and Applicant’s Designer.
The Applicant may appeal any decision of Town Staff to the Planning
(e)
and Zoning Commission. The Planning and Zoning Commission shall
review and make a recommendation of approval to the Town Council if
the Commission determines that the Facade Elevations conform to the
Site Plan and the provisions of this planned development district. The
Town Council shall review the Façade Elevations and the
recommendation of the Commission, and upon making a determination
that, the Facade Elevations conform to the Site Plan and the provisions
of this planned development district, the Council shall approve the
Façade Elevations.
Once the Site Plan and Facade Elevations have been approved,
(f)
Construction Documents and Specifications may be reviewed for
building permit in accordance with the Town's Building Code.
There shall be no expiration date for an approved Facade Elevation,
(g)
other than the specified expiration periods that apply to all Preliminary
Plats and Final Plats.
F)Process for Minor Modifications to the Concept Plan, Preliminary Site Plan, Site Plan
or Facade Elevations:
1)Minor modifications to the Concept Plan, Preliminary Site Plan, Site Plan or
Façade Elevations including, but not limited to components, colors, locations,
extent, number, size, area, and detailing, may be approved administratively by
Town Staff, provided, however that Town Staff may not approve any one or more
of the following :
(a)A requested land use that is not expressly allowed under this planned
development district;
(b)A proposed modification that increases maximum densities permitted
under this planned development;
(c)A proposed modification that increases maximum heights permitted
under this planned development; and/or,
(d) A proposed modification that changes required parking count except as
otherwise specifically provided for in this ordinance.
2)Changes to accommodate the requirements of a Tenant may be considered a minor
modification provided the changes comply with this Ordinance and all applicable
codes and Ordinances.
3)Minor modifications as described above shall be incorporated into the construction
documents prepared for building permits, and considered to comply with the
approved Site Plan and Facade Elevations reviews and approvals.
Planning and Zoning CommissionPage Page 72 193 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
4)The Applicant may appeal any decision of the Town Staff to the Planning and
Zoning Commission. The Planning and Zoning Commission shall review and make
a recommendation of approval to the Town Council if the Commission determines
that the proposed modification satisfies the standards set forth in this ordinance.
The Town Council shall approve the proposed modification if the Council
determines that the modification satisfies the standards set forth in this ordinance.
Planning and Zoning CommissionPage Page 73 194 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
IV.EXHIBITS:
Planning and Zoning CommissionPage Page 74 195 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 75 196 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 76 197 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 77 198 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 78 199 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 79 200 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 80 201 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 81 202 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 82 203 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 83 204 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 84 205 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 85 206 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Planning and Zoning CommissionPage Page 86 207 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
EXHIBIT H
CONCEPT PLAN
Planning and Zoning CommissionPage Page 87 208 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit I
Exhibit E
Preliminary Site Plan
Planning and Zoning CommissionPage 209 of 234March 24, 2016
Exhibit E
Appendix A
Planting List
The following lists contain all species recommended for use in the Beck Property Planned
Development. It contains native and acceptable adapted species. Other species that are drought
tolerant and adaptive may be used for planting within the development.
C
/STL
ANOPYTREET REE IST
Common NameBotanical Name
Live Oak Quercus virginiana
Red Oak Quercus shumardi
Bald Cypress Taxodium distichum
Sweetgum Liquidambar styraciflua
Cedar Elm Ulmus crassifolia
Ulmus parvifolia
Lacebark Elm
Bigtooth Maple Acer grandidentatum
Caddo Maple Acer saccharum 'Caddo'
Texas Ash Fraxinus velutina Rio Grande
Bur Oak Quercus macrocarpa
Chinquapin Oak Quercus muhlenbergii
Escarpment Live Oak Quercus fusiformis
Ginkgo
Ginkgo biloba
OTL
RNAMENTAL REE IST
Common NameBotanical Name
Yaupon Holly Ilex vomatoria
Crape Myrtle Lagerstromia indica
Deciduous Yaupon Ilex decidua
Southern Crabapple Malus app.
Chinese Pistache Pistacia chinensis
Mexican Plum Prunus Mexicana
Wax Myrtle Myrica carifera
Chitalpa Chitalpatashkentensis
Ilex decidua
Deciduous Holly
Desert Willow
Chilopsis linearis
Eve’s Necklace Sophora affinis
SL
HRUBS IST
Common NameBotanical Name
Dwarf Nandina Nandina domestica nana
Dwarf Burford Holly Ilex cornuta burfordi nana
Abelia Grandiflora Abelia grandiflora
Barberry Barberry spp.
Yucca (Red, Yellow or Soft Tip)Hesperaloe parviflora
Texas Sage Leucophyllum frutescans
Indian Hawthorn Raphiolepsis indica
Dwarf Crape Myrtle Lagerstromia indica nana
Planning and Zoning CommissionPage Page 89 210 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit E
Dwarf Yaupon Holly Ilex vomitorria nana
Pampas Grass Cortaderia selloana
Black-Eyed Susan
Rudbeckia hirta
Dwarf Wax Myrtle Myrica pusilla
Needlepoint Holly Ilex cornuta 'Needle Point'
Knockout Rose Rosa 'Knock Out'
Rosemary Rosmarinus officinalis
GC/VL
ROUND OVERINES IST
Common NameBotanical Name
Asian Jasmine Trachelosperum Asiaticum
Big Blue Liriope Lirope muscari
Mondograss Ophiopogon japonicus
Purple Winter Creeper Euonymum coloratus
Santolina Santolina virens
Trumpet Vine Campsis radicans
Virginia Creeper Parthenocissus quinquifolia
Lady Banks Rose Rosa banksiaw lutea
Confederate Jasmine Trachelospermum jasminoides
Crossvine Bignonia capreolata
Evergreen Wisteria Millettia reticulata
Lantana ‘New Gold’Lantanacamara 'New Gold'
Liriope ‘Silver Dragon’Liriopemuscari 'Silver Dragon'
Prostrate Rosemary Rosmarinus officinalis prostrata
Sweet Autumn Clematis Clematis terniflora
OGL
RNAMENTAL RASSES IST
Common NameBotanical Name
Dwarf Fountain Grass ‘Little Bunny’Pennisetum alopecuroides'Little Bunny'
Dwarf Maiden Grass Miscanthus sinensis 'Adagio'
Fountain Grass Pennisetum alopecuroides
Inland Seaoats Chasmanthium latifolium
Maiden Grass Miscanthus sinensis 'Gracillimus'
Mexican Feather Grass Stipa tenuissima
Muhly Grass Muhlenbergia capillaris
Weeping Lovegrass
Eragrostis curvula
T
URF
Common NameBotanical Name
BermudaCynodon dactylon
St. Augustine
Stenotaphrum secondatum
Zoysia
Zoysia tenuifolia
These plantings may be placed in Civic/Open Spaces or used to meet the landscaping
requirements of the Ordinance. The applicant shall select drought tolerant, low maintenance, and
adaptable shrubs and ground cover based on the placement on the site subject to approval by the
Town. There are no restrictions on annual flowers.
Planning and Zoning CommissionPage Page 90 211 of 234March 24, 2016
Exhibit "B" - PD No. 30
Ordinance No. 2012-04
Exhibit I
Exhibit E
Preliminary Site Plan
Planning and Zoning CommissionPage 212 of 234March 24, 2016
2016
24,
March
Exhibit E
of 234
213
Page
Commission
Zoning
and
Planning
March 201624,
Exhibit E
Page 234of 214
Commission
Zoning
and
Planning
Exhibit F
Planning and Zoning CommissionPage 215 of 234March 24, 2016
Exhibit F
Planning and Zoning CommissionPage 216 of 234March 24, 2016
Exhibit F
Planning and Zoning CommissionPage 217 of 234March 24, 2016
Exhibit F
Planning and Zoning CommissionPage 218 of 234March 24, 2016
Exhibit F
Planning and Zoning CommissionPage 219 of 234March 24, 2016
Exhibit F
Planning and Zoning CommissionPage 220 of 234March 24, 2016
2016
24,
March
Subject Property
Location Map
Exhibit G
234
of
221
Page
4
1
Town of Westlake
1
H
S
Commission
Zoning
and
Planning
2016
24,
March
Zoning Map
Exhibit G
234
of
222
Page
Town of Westlake
Subject Property
Town Boundary
Trophy Club
Commission
Zoning
and
Planning
Trophy Club Entities 100 Municipal Drive
Trophy Club, Texas 76262
Legislation Details (With Text)
File #:2016-165-T Version:1 Name:
Type:Agenda Item Status:Regular Session
File created:3/17/2016 In control:Planning & Zoning Commission
On agenda:3/24/2016 Final action:
Title:Discussion and recommendation regarding a request for a Specific Use Permit for a Hotel (limited-
service) on approximately three acres located within the PD 30 zoning district located generally at the
northeast corner of Trophy Club Drive and State Highway 114, bordered on the north by Indian Creek
Drive and on the east by the rear property lines of the residential lots located on Brook Hollow Drive,
Case SUP-16-008.
Attachments:Staff Report.pdf
Exhibit A.pdf
Exhibit B.pdf
Exhibit C.pdf
DateVer.Action ByActionResult
DiscussionandrecommendationregardingarequestforaSpecificUsePermitforaHotel(limited-service)on
approximatelythreeacreslocatedwithinthePD30zoningdistrictlocatedgenerallyatthenortheastcornerofTrophy
ClubDriveandStateHighway114,borderedonthenorthbyIndianCreekDriveandontheeastbytherearproperty
lines of the residential lots located on Brook Hollow Drive, Case SUP-16-008.
Planning and Zoning CommissionPage 223 of 234March 24, 2016
STAFF REPORT
Planning and Zoning Commission
March 24, 2016
SUP-16-008: SUP for Limited Service Hotel in PD 30
SUBJECT
:
Discussion and recommendation regarding a request for a Specific Use Permit for a
Hotel (limited-service) on approximately three acres located within the PD 30
zoning district located generally at the northeast corner of Trophy Club Drive and
State Highway 114, bordered on the north by Indian Creek Drive and on the east by
the rear property lines of the residential lots located on Brook Hollow Drive
REQUEST:
The applicant, JSB Properties, Inc., represented by applicant William S. Dahlstrom, is
requesting a Specific Use Permit (SUP) for a Hotel (limited-service) on an approximately
three acre site as indicated on the attachedpreliminary site plan. This SUP may only be
approved provided the PD 30 amendment preceding this item on the agenda is approved
granting the ability obtain said SUP.
The PD 30 amendments that precede this item include the addition of the following
definition:
"Hotel (limited-service)" shall mean a building with habitable rooms or suites which are
reserved for temporary lodging for guests who rent rooms or suites on a daily basis, and
with no fewer than 105 rooms and less than 2,000 square feet of meeting area. Food
service is not required for limited-service hotels.
The amendments further allow a Hotel (limited-service) through the approval of an SUP.
Per the details shown on the preliminary site plan, the proposed hotel contains the
following details:
Name: Hyatt Hotel
Rooms: 115 Rooms
Conference/Meeting Space: 5,000 square feet
No other hotel details were provided by the applicant.
Page 1 of 2
Planning and Zoning CommissionPage 224 of 234March 24, 2016
SPECIFIC USE PERMIT WAIVER
As part of the PD 30 amendments considered on the previous item, the following
provision was added with regard to an SUP within PD 30:
For any SUP requested per the terms of this ordinance, the Town Council, upon the
recommendation of the Planning and Zoning Commission, may waive any requirement
regarding a request for anSUP as stated in Chapter 14-Zoning in the Trophy Club Code
of Ordinances.
The specific section that governs SUP’s (attached)in the Code of Ordinances prescribes
conditions for receiving and reviewing SUP applications. Given the above amendment
language, any of these conditions may be waived as part of the SUP approval process on
the part of the Commission and Council.
PUBLIC NOTICE REQUIREMENT:
Per the requirements of the State of Texas and the Trophy Club Code of Ordinances, a
notice of public hearing concerning the SUP request was published in the Fort Worth Star
Telegram. Notice was also mailed to 39property owners within 200 feet of the subject
property in conjunction with the PD 30 amendment request. To date no correspondence
has been received.
STAFF REVIEW AND SUMMARY
:
The proposed SUP involves the approval of limited-service Hyatt Hotel that contains 115
rooms with 5,000 square feet of meeting/conference space. This SUP may only be
granted if the PD 30 amendments allowing the SUP approval are approved as requested
prior to consideration of this item.
Attachments: Exhibit “A” – Application and Related Attachments
Exhibit “B”– Proposed Preliminary Site Plan
Exhibit “C” –Specific Use Permits, Code of Ordinances
Page 2 of 2
Planning and Zoning CommissionPage 225 of 234March 24, 2016
Exhibit A
Planning and Zoning CommissionPage 226 of 234March 24, 2016
Exhibit A
Planning and Zoning CommissionPage 227 of 234March 24, 2016
Exhibit A
Planning and Zoning CommissionPage 228 of 234March 24, 2016
Exhibit A
Planning and Zoning CommissionPage 229 of 234March 24, 2016
2016
24,
March
Exhibit B
234
of
230
Page
Commission
Zoning
and
Planning
Exhibit C
TrophyClubCodeofOrdinancesChapter14: Zoning
(i)Effectofissuanceofapermitforaconditionaluse.Theissuanceofapermitfora
conditional useshall not authorizethe establishment or extension of any use northe development,
construction,reconstruction,alterationormovingofanybuildingorstructure,butshallmerely
authorizethepreparation,filingandprocessingofapplicationsforanypermitsorapprovals
whichmayberequiredbythecodesandordinancesofthetown,including,butnotlimitedto,a
building permit,a certificate ofoccupancy and subdivisionapproval.
(j)Period ofvalidity.
(1)Aconditionalusepermitshallexpireone(1)yearafterthedateofissuanceifthe
permit holder hasfailedtoeither:
(A)Obtaina buildingpermitandbeginthe erection or alterationofthestructurefor
whichthepermitwasissued; or
(B)Obtain an occupancy permitforthestructureand commence a use.
(2)Uponwritten application,thetown councilmaygrant one (1) additional extensionfor
aperiodnottoexceedone(1)year.Thewrittenapplicationshallcontainadetailed
statementexplainingallreasonsthattherequestedextensionhasbecomenecessary.
Thetown councilmaygrantsuchextensionwithoutrequiringthe applicanttocomply
withthenoticeandhearingprovisionsofthisordinance.Ifanyadditionalextensions
arerequested,thenoticeandhearingprovisionsofthisordinancegoverningthe
issuance ofa conditionaluse permitshallberequired.
(Ordinance98-29,sec.XLIV,adopted12/1/98;Ordinance2000-06,sec.XLIV,adopted3/21/00;
Ordinance2001-08,sec.III, adopted4/16/01; 2006 Code, ch. 13,sec. 6.01)
Sec. 14.02.302Specific usepermit
(a)Purpose.Thespecificusepermitprocedureisdesignedtoprovidetheplanningandzoning
commissionandthetowncouncilwithanopportunityfordiscretionaryreviewofrequeststo
establishorconstructusesorstructureswhichmaybenecessaryordesirablefor,orwhichhave
thepotentialforadeleteriousimpactuponthehealth,safetyandwelfareofthepublic,forthe
purposeofdeterminingwhethertheproposedlocationoftheuseorstructureisappropriateand
whetheritwillbedesignedandlocatedsoastoprovide,minimizeormitigateanypotentially
adverseeffectsuponthecommunityortheotherpropertiesinitsvicinity.Thediscretionary
specificusepermitprocedureisdesignedtoenabletheplanningandzoningcommissionandthe
towncounciltoimposeconditionsuponsuchusesandstructuresthataredesignedtoavoid,
minimizeormitigatepotentiallyadverseeffectsuponthecommunityorotherpropertiesinthe
vicinityoftheproposeduseorstructure,andtodenyrequestsforspecificusepermitswhenitis
apparentthataproposeduseorstructurewillormayoccasionallyharmthecommunityorcause
substantialinjurytothevalue,lawfuluse,andreasonableenjoymentofotherpropertiesinthe
vicinity ofthe proposed use orstructure.
(b)Authorizedspecificuses.Thefollowingusesandstructuresmaybeestablishedor
constructedonlyupontheissuanceofaspecificusepermitinaccordancewiththeprovisionsof
this ordinance.
(1)Gas and oilwell drilling and production.
14-142
Planning and Zoning CommissionPage 231 of 234March 24, 2016
Exhibit C
TrophyClubCodeofOrdinancesChapter14: Zoning
(2)Children’sday carecenter,unlessotherwisespecifically allowed.
(c)Application.Anapplicationforspecificusepermitmaybefiledbytheownerof,orother
personhavingacontractualorpossessoryinterestin,thesubjectproperty.Anyapplicationfiled
byapersonwhoisnottheownerofthepropertyforwhichthespecificusepermitissoughtshall
be accompanied by evidence oftheconsentofthe owner.
(d)Permitapplication.Anapplicationfor aspecificusepermit,alongwiththepermitfee,shall
befiledwiththeplanningandzoningcoordinator,whoshallforwardacopytotheplanningand
zoning commission.Theapplicationshallcontainthefollowinginformation:
(1)Applicant’sname, address,phone numberandtheirinterestinthesubjectproperty.
(2)Owner’sname,addressandphonenumber,ifdifferentfromtheapplicant,aswellas
the owner’ssigned consenttothefiling oftheapplication.
(3)Zoning classification and presentuseofthesubjectproperty.
(4)A description oftheproposedspecific use.
(5)Anapplicationforsiteplanapproval,whichshallbeinaccordancewithsection
14.02.259,Site PlanRequirements.
(6)Adetailedexplanationofwhytheproposedusewillnotcausesubstantialinjuryto
thevalue, use orenjoyment ofthepropertyintheneighborhood.
(7)Astatementastohowtheproposedspecificuseistobedesigned,arrangedand
operatedinordertoensurethatdevelopmentanduseofneighboringpropertyin
accordancewiththeapplicabledistrictregulationswillnotbepreventedormade
unlikely,andthatthevalue,useandreasonableenjoymentofsuchpropertywillnot
be prevented ormade unlikely,\[sic\] and thatthevalue, use and reasonable enjoyment
ofsuch propertywill not beimpairedoradversely affected.
(8)Anidentificationofanypotentiallyadverseeffectsthatmaybeassociatedwiththe
proposedspecificuse, and ofthemeansproposedbytheapplicanttoavoid,minimize
ormitigatesucheffects.
(9)Suchadditionaltermsandconditionsincludingdesignstandardsastheplanningand
zoningcommissionandthetowncouncildeemnecessarytopreservethevalueand
characteroftheaffectedproperty and neighboring properties.
(e)Consideration ofspecificuse permitapplication.In considering an applicationfor a specific
usepermit,theplanningandzoningcommissionandthetowncouncilshalltakeinto
considerationthefollowingfactors:
(1)Whethertheproposedsiteplanwilladequatelyprovideforsafetyfromfirehazards
and haveeffectivemeasures offire control.
(2)Whetherthe proposedsiteplanprovides adequatedrainage.
14-143
Planning and Zoning CommissionPage 232 of 234March 24, 2016
Exhibit C
TrophyClubCodeofOrdinancesChapter14: Zoning
(3)Whethertheproposedspecificusewillhavenoise-producingelementsthatarenot
sufficiently controlled.
(4)Whethertheglareofvehicularandstationarylightsiscompatiblewiththe
established characterofsurroundinglanduses.
(5)Whetherthelocation,lighting and type ofsigns and therelationship ofsignstotraffic
controlisappropriateforthesite.
(6)Whethersuchsignswill have an adverseeffect on adjacentproperties.
(7)Whethertheproposedspecificusewilladverselyaffectthepublicatthesiteandthe
areaimmediatelysurroundingthespecific use.
(8)Whethertheproposedusewillhaveanysubstantialorundueadverseeffectupon
adjacentproperty,thecharacteroftheneighborhood,trafficconditions,parking,
utilityfacilitiesandothermattersaffectingthepublic,health,safetyandgeneral
welfare.
(9)Whethertheproposedusewillbeconstructed,arrangedandoperatedsoasnotto
dominatetheimmediatevicinityortointerferewiththedevelopmentanduseof
neighboringpropertyinaccordancewiththeapplicabledistrictregulations.In
determiningwhethertheproposedspecificusewillsodominatetheimmediate
neighborhood, considerationshallbegivento:
(A)Thelocation,natureandheightofbuildings,structures,wallsandfencesonthe
site;and
(B)The nature andextentoflandscaping and screening on thesite.
(10)Whethertheproposeduseotherwisecomplieswithallapplicableregulationsofthis
ordinance,includinglotsizerequirements,bulkregulations,uselimitationsand
performancestandards.
(11)Whethertheproposeduseatthespecifiedlocationwillcontributetoorpromotethe
welfareor convenienceofthe public.
(12)Whetheroff-streetparkingandloadingareaswillbeprovidedinaccordancewiththe
standardssetoutinsection14.02.353,Off-StreetParkingRequirements,andsection
14.02.354,Off-StreetLoadingRequirements,andsuchadditionalareaswillbe
screenedfromanyadjoiningresidentialusesandlocatedsoastoprotectsuch
residentialusesfrom anyinjuriouseffect.
(13)Whetheradequateaccessroadsorentranceandexitdriveswillbeprovidedandwill
bedesignedsoastopreventtraffichazardsandtominimizetrafficcongestionin
publicstreets and alleys.
(14)Whethertheproposedusewillbeservedadequatelybyessentialpublicfacilitiesand
servicessuchashighways,streets,parkingspaces,policeandfireprotection,
drainagestructures,refuse disposal,waterandsewers andschools;orthatthepersons
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Exhibit C
TrophyClubCodeofOrdinancesChapter14: Zoning
oragenciesresponsiblefortheestablishmentoftheproposedusewillprovide
adequatelyforsuchservices.
(15)Whethertheproposedusewillresultinthedestruction,lossordamageofany
natural,scenic orhistoricfeatureofsignificantimportance.
(f)Conditionsandrestrictions.Inconsideringaspecificusepermitapplication,theplanning
andzoningcommissionmayrecommend,andthetowncouncilmayimpose,suchconditions,
safeguards andrestrictionsuponthe premises benefited bythespecific use asmay be necessaryto
avoid,minimize,ormitigateanypotentiallyinjuriouseffectofsuchspecificuseuponother
propertyintheneighborhood,andtocarryoutthegeneralpurposeandintentofthisordinance.
Such conditionsshall beset outintheordinance approvingthespecificusepermit.
(g)Affidavitofcompliancewithconditions.Wheneveranyspecificusepermitauthorized
pursuanttothissectionismadesubjecttoconditionstobemetbytheapplicant,theapplicant
shall,uponmeetingsuchconditions,fileanaffidavitwiththeplanningandzoningcoordinatorso
stating.
(h)Effectofissuanceofapermitforaspecificuse.Theissuanceofapermitforaspecificuse
shallnotauthorizetheestablishmentorextensionofanyusenorthedevelopment,construction,
reconstruction,alterationormovingofanybuildingorstructure,butshallmerelyauthorizethe
preparation,filingandprocessingofapplicationsforanypermitsorapprovalswhichmaybe
requiredbythecodesandordinancesofthetown,includingbutnotlimitedto,abuildingpermit,
a certificateof occupancy and subdivision approval.
(i)Periodofvalidity.Specificusepermitsareconditionalzonechangesgrantedby
amendmenttothecomprehensivezoningordinance.Intheeventthattheusegrantedbythe
specificusepermitlapsesforaperiodofsix(6)monthsormore,thepermitshallbecomevoid.
Theapplicantmaychoosetoreinitiatethespecificusepermitapprovalprocedure,includingall
feesrequiredintheprocess.
(Ordinance2000-06,sec.XLIV,adopted3/21/00;Ordinance2003-10,sec.III,adopted8/4/03;
2006Code,ch. 13,sec. 6.02)
Secs. 14.02.303–14.02.350Reserved
Division 7. DevelopmentandDesignStandards
Sec. 14.02.351Fencing, retainingwallsandscreening
(a)Purpose.Inordertoencouragethemostappropriate useofland and toconserveandprotect
the privacy and value of adjacent permitted uses,regulationsare prescribed hereinforthelocation
andtypeofvariousscreeningdevicesandretainingwallstobeusedwhenrequiredorallowedin
thevariouszoning districtsorinthissectioninaccordancewiththefollowingstandards.Nofence
shall beconstructedinviolation ofany oftheregulations containedherein.
(b)Fences.
(1)Permitrequirement.Itshallbeunlawfulforanyperson,corporation,partnershipor
otherlegalentitytoplace,constructorhaveconstructedanytypeofnewfence
withouthavingfirstsecuredapermitfortheplacementorconstructionofthesame
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