ORD 2016-11 P&ZTOWN OF TROPHY CLUB, TEXAS
ORDINANCE NO. 2016-11 P&Z
AN ORDINANCE OF THE TOWN OF TROPHY CLUB, TEXAS,
AMENDING ORDINANCE NO. 2014-06 P&Z WHICH SUCH
ORDINANCE AMENDED ORDINANCE NO. 2012-04 P&Z, KNOWN AS
PD PLANNED DEVELOPMENT NO. 30, AND ALSO KNOWN AS THE
SHOPS AT TROPHY CLUB, DESCRIBED ON EXHIBIT "A" HERETO,
THE SAME HAVING AMENDED ORDINANCE NO. 2000-06 P&Z OF
THE TOWN, THE COMPREHENSIVE ZONING ORDINANCE, AND
HAVING AMENDED THE OFFICIAL ZONING MAP OF THE TOWN, BY
ADOPTING THIS ORDINANCE PROVIDING VARIOUS AMENDMENTS
TO EXHIBIT "B" OF ORDINANCE NO. 2014-06 ENTITLED "PLANNED
DEVELOPMENT DISTRICT DEVELOPMENT STANDARDS", WITH
AMENDMENTS AND ADDITIONS TO SECTION I, ENTITLED
"GENERAL" AND SECTION II, ENTITLED "DEVELOPMENT
STANDARDS" AS MORE SPECIFICALLY SET FORTH IN EXHIBIT "B",
ATTACHED HERETO AND INCORPORATED HEREIN, AND
AMENDING ORDINANCE NO. 2000-06 THE COMPREHENSIVE
ZONING ORDINANCE AND THE OFFICIAL ZONING MAP, AND
REPLACING EXHIBIT "I" OF ORDINANCE NO. 2012-04 P&Z WITH
THE ATTACHED EXHIBIT "C" ENTITLED PRELIMINARY SITE PLAN;
PROVIDING FOR THE INCORPORATION OF PREMISES; PROVIDING
FOR AMENDMENTS; PROVIDING APPLICABLE REGULATIONS;
PROVIDING A ZONING MAP AMENDMENT; PROVIDING A
CUMULATIVE REPEALER CLAUSE; PROVIDING A SAVINGS
CLAUSE; PROVIDING SEVERABILITY; PROVIDING A PENALTY NOT
TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00)
FOR EACH OFFENSE AND A SEPARATE OFFENSE SHALL BE
DEEMED COMMITTED EACH DAY DURING OR ON WHICH A
VIOLATION OCCURS OR CONTINUES; PROVIDING FOR
PUBLICATION; PROVIDING FOR ENGROSSMENT AND
ENROLLMENT; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Town of Trophy Club (hereinafter referred to as "Town") is a
Home Rule Municipality acting under its Charter adopted by the electorate pursuant to
Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local
Government Code; and
WHEREAS, the Town previously approved Ordinance No. 2014-06 P&Z
amending Exhibit "B" on March 3, 2014 as the Developer determined it necessary to
request various amendments ; and
WHEREAS, Exhibit "B", entitled "Planned Development District Development
Standards" to Ordinance No. 2012-04 P&Z sets forth definitions, development
standards, procedures and exhibits, each of which collectively and individually regulate
the use and development of land within PD -30; and
WHEREAS, the requested amendments to Exhibit "B" are specifically set forth
in the amended Exhibit "B", a copy of which is attached hereto and incorporated
herein; and
WHEREAS, Exhibit "I" of Ordinance 2012-04 P&Z is hereby replaced by the
amended Exhibit "C", a copy of which is attached hereto and incorporated herein; and
WHEREAS, all legal notices, requirements and conditions having been complied
with, the case to amend Exhibit "B" and replace Exhibit "I" to PD No. 30 came before
the Planning and Zoning Commission; and
WHEREAS, after public notices were given in compliance with State law and
public hearings were conducted, and after considering the information submitted at
those public hearings and all other relevant information and materials, the Planning and
Zoning Commission of the Town has recommended to the Town Council the adoption of
the amendments to Exhibit "B" of Ordinance No. 2014-06 P&Z and replacement of
Exhibit "I" of Ordinance No. 2012-04 P&Z as set forth in this Ordinance; and
WHEREAS, after complying with all legal notices, requirements, and conditions,
a public hearing was held before Town Council at which the Town Council considered
the proposed amendments and considered, among other things, the impact of the
proposed amendments on density, the character of the land and its suitability for
particular uses, with a view of encouraging the most appropriate use of land in the
Town, and the Council does hereby find that the adoption of the amendments to Exhibit
"B" and "C" as set forth in this Ordinance hereby accomplish such objectives; and
WHEREAS, the Town Council has determined that the proposed standards
provide appropriate regulatory requirements to control future residential and non-
residential developments in accordance with the Town's Comprehensive Land Use
Plan; and
WHEREAS, the Town Council has determined that there is a necessity for the
amendments to Ordinance No. 2014-06 P&Z, and the Town Council has also
determined that this Ordinance should be adopted, that the proposed changes
amending Exhibit "B" and "C" are consistent with the Comprehensive Land Use Plan,
and that the terms of this Ordinance shall replace those terms contained in Exhibit "B"
to Ordinance No. 2014-06 P&Z and Exhibit "C" to Ordinance No. 2012-06 P&Z in their
entirety as specifically set forth herein and that all terms of Ordinance No. 2014-06 P&Z
and Ordinance No. 2012-06 P&Z not expressly amended hereby shall continue in full
force and effect;
ORD 2016-11 P&Z Page 2 of 11
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF TROPHY CLUB, TEXAS:
SECTION 1.
INCORPORATION OF PREMISES
The above and foregoing premises are true and correct and are incorporated
herein and made a part hereof for all purposes.
SECTION 2.
AMENDMENTS
2.01 After due deliberations and consideration of the recommendation of approval
made by the Planning and Zoning Commission and the information and other materials
received at the public hearing, the Town Council has concluded that the adoption of this
Ordinance and amendment is consistent with the Comprehensive Land Use Plan and
general zoning of the Town and is in the best interests of the Town of Trophy Club,
Texas, and of the public health, safety and welfare. Therefore, Ordinance No. 2014-06,
the same being PD No. 30 is hereby amended in accordance with this Ordinance and
as more particularly set forth in Exhibit "B" and "C", a copy of which is attached
hereto and incorporated herein.
A. The following Sections of Exhibit "B" entitled "Planned Development District
Development Standards" are specifically amended:
(1) Section I(D) — Definitions related to hotels, rowhouses, retail ready uses
and specific use permits.
Number 13(iv) — "Hotel (full-service)": "exception by SUP is added to "a
minimum of five thousand (5,000) square feet of meeting or conference
room space requirement".
Number 13(v),— "Hotel (full-service)": "exception by SUP" is added to the
"No fewer than 150 rooms" requirement.
Number 14,— "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 150 rooms nor
less than 2,000 square feet of meeting area. Select food service shall be
required for limited -service hotels. The following shall be required.
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)
ORD 2016-11 P&Z Page 3 of 11
hours per day;
Number 29,— "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.
(2) Section II(A)1 — Residential permitted uses adding hotel SUP exception;
under "residential" "Hotels (limited service with SUP)" is added.
(3) Section II(B)1(1)iii — Street paving enhancements; the following section is
added:
"A minimum of two enhanced paving features as defined in this section
shall be installed within the road that runs between the apartment property
and the hotel property, with the specific intent of calming traffic."
(4) Section II(B)3 — Lot coverage, Floor area and height: reducing urban
residential maximum height, deleting mixed-use with urban residential or
retail ready first 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:
1. Urban Residential only: Maximum height is reduced from 60 to 58 feet
and the maximum building height for roof peaks and rooftop
projections 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:
"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."
ORD 2016-11 P&Z Page 4 of 11
(5) Section II(D)1 — Mixed use design standards: deletion of restriction on first
floor retail ready requirements including phasing and minimum unit size for
all floors of Building B.
Subsection a(iv): 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.
(6) Section II(D)3 — Uses allowed on specific frontages: deletion of this
section.
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.
(7) Section II(E)2 — Structured parking garages: additional design
requirements
Subsection b: the phrase "architecture and materials" is added to this
subsection in order to ensure that the parking garage fagade matches the
Urban Residential fagade.
(8) Section II(E)4 — Specific building requirements: providing for additional
exterior wall cladding materials.
Subsection d Additional building materials are added for front facing
facades, 85% of which must be composed of: "masonry (brick, natural
and manmade stone, architectural -colored concrete masonry block
both smooth and split -face, stucco using the 3 step process, tile, cast
stone, or glass block). (Cementious plank and siding may be utilized in
recessed areas only not visible from the street)." Cementious plank and
siding includes materials such as Hardy Plank.
(9) Section II(F)1 — General urban residential design guidelines: deletion of
subsection c regulating ground floor location requirements for urban
residential.
Subsection c: This section, relating to ground floor Urban Residential and
Adult Active Living units is deleted.
ORD 2016-11 P&Z Page 5 of 11
(10) Section II(F)3 — Building materials: providing for additional exterior wall
cladding materials.
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, stucco using the 3 step process, tile, cast stone, or glass
block). (Cementious plank and siding may be utilized in recessed areas
only not visible from the street)."
(11) Section II(F)4 and 5 — Urban residential and townhome specific
requirements: providing for additional rowhouse and townhome
requirements, deletion of efficiency units, changes to minimum unit size
and maximum number of units and 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-4,
and A-5, and addition of gate requirements for the road accessing the
townhomes.
Subsection a: "town homes/town houses" are added to buildings that may
front on Indian Creek Drive
Subsection b:, the following language is added:
"Urban Residential buildings facing Trophy Club Drive shall be designed
as rowhouses, as defined in this ordinance, and each ground floor urban
residential unit facing Trophy Club Drive shall be designed to have a
separate pedestrian entrance. There shall be no limit on the number of
rowhouses that may be connected to each other. Each individual
rowhouse shall be separated by a minimum two foot offset per unit
elevation. Balconies shall be allowed on units facing Trophy Club Drive at
two locations for a maximum total of 12 balconies."
Subsection c: the following language is added to the beginning of the
sentence: "Except where provided herein.."
Subsection d(i)(ii): "Efficiency units" are deleted and the minimum unit
size for a one bedroom unit is reduced to 750 square feet from 800 square
feet.
Subsection e: the following language is added: "The average unit size
shall be 1,000 square feet."
ORD 2016-11 P&Z Page 6 of 11
Subsection g and f: 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: the following language is 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.
Subsection 5(a)ix: the following language is added:
"Prior to the issuance of any building permit authorizing construction of
any Townhome allowed by this ordinance, bollards shall be installed at the
end of the main road providing access to the Townhomes that is nearest
to Indian Creek Drive. Said bollards shall be spaced to accommodate
passage by a standard golf cart, and meet all requirements of the Town's
fire code and shall require the final approval of the Fire Chief and Town
Manager."
(12) Section II(F)5(b) — Townhome maximum number increased to 39 units
with a staggered layout to read as follows:
"Townhome Residential maximum density: the maximum number of
Townhome/Townhouse units is 39 staggered units."
(13) 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): 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."
Subsection f(ii): the following language is added: "Parking provided in
Urban Residential may be used for required parking for any other use on
the Property."
ORD 2016-11 P&Z Page 7 of 11
Subsection 4(b)ii and iii: parking requirements for Urban Residential
efficiency units and Hotel gross meeting/convention floor area space are
deleted.
(14) Section II(H)3 — Location of existing clock tower
this section is amended as follows: "The existing clock tower, as shown
on the Concept Plan, shaff may remain in its current location within the
Property or be rem 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 &haf4 may be
allowed to replace the existing Clock Tower."
(15) Section II(H)8— Addition of new sub -section titled "Design and Location of
Stormwater Detention Facilities"
This proposed section provides standards for above ground detention
facilities in order to provide minimum standards for on-site drainage
facilities. There are currently no detention requirements contained in the
PD 30 regulations. The proposed section reads as follows:
"Design and Location of Stormwater Detention Facilities.
a. Detention or facilities shall be utilized to reduce peak discharges where
conditions prevent conveying storm water to an adequate discharge
point. Detention facilities shall be privately maintained.
b. Location of any 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 detention facility shall require the final approval of the Town
Engineer.
d. The wall facing Indian Creek Drive shall be consistent with the exhibits
shown below. (Exhibits provided in the attached Exhibit "8')
e. Where wrought iron fences are present surrounding the detention area,
these fences shall be screened with a living screen with a minimum
height of 42 inches, excluding access gates."
(16) Attachment labeled as Exhibit I - Preliminary Site Plan
Attached as Exhibit C. This replaces the preliminary site plan approved
with the 2014 PD 30 ordinance amendment.
ORD 2016-11 P&Z Page 8 of 11
(17) Changes to other sections of PD -30 necessitated by, associated with, or
resulting from the requested amendments.
These include minor changes to numbering and formatting within the
regulations as well as revisions to other related provisions in various
sections as required for consistency with approved amendments.
2.02 Amendment to CZO — Exhibit "B" Development Standards: Ordinance No.
2000-06 P&Z of the Town of Trophy Club, Texas, the same being the Town's
Comprehensive Zoning Ordinance, is hereby amended to reflect the development
standards set forth in Exhibit "B" and all other articles, chapters, sections, paragraphs,
sentences, phrases and words are not amended but are hereby ratified and affirmed:
The development standards for this PD Planned Development are attached hereto as
Exhibit "B", "Planned Development District Development Standards", and are
incorporated herein as if copied in their entirety. Such standards and regulations
include, but are not limited to, General Conditions, Development Standards,
Procedures, and Exhibits. Such Planned Development District Development Standards
as amended hereby shall be adhered to in carrying out the development of the Land in
accordance with this Ordinance, and shall individually and collectively constitute
conditions precedent to the granting of any building permit or Certificate of Occupancy
for all structures and Land within PD Planned Development No. 30.
SECTION 3.
APPLICABLE REGULATIONS
In all respects, the Land shall be subject to the applicable regulations contained
in the Comprehensive Zoning Ordinance and all other applicable and pertinent
ordinances and regulations of the Town.
SECTION 4.
ZONING MAP AMENDMENT
The Planning and Zoning Coordinator is hereby directed to mark and indicate on
the official Zoning District Map of the Town the zoning change herein made.
SECTION 5.
CUMULATIVE REPEALER
That this Ordinance shall be cumulative of all other Ordinances and shall not
repeal any of the provisions of such Ordinances except for those instances where there
are direct conflicts with the provisions of this Ordinance.
ORD 2016-11 P&Z Page 9 of 11
SECTION 6.
SAVINGS
All rights and remedies of the Town of Trophy Club, Texas, are expressly saved
as to any and all violations of the provisions of any other Ordinance affecting regulations
governing and regulating the zoning, platting, and subdivision of land which have
secured at the time of the effective date of this Ordinance; and, as to such accrued
violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such Ordinances same shall not be affected by this Ordinance but may be
prosecuted until final disposition by the courts.
SECTION 7.
SEVERABILITY
If any section, article, paragraph, sentence, clause, phrase or word in this
Ordinance or application thereof to any person or circumstance is held invalid or
unconstitutional by a Court of competent jurisdiction, such holding shall not affect the
validity of the remaining portions of this Ordinance, and the Town Council hereby
declares it would have passed such remaining portions of this Ordinance despite such
invalidity, which remaining portions shall remain in full force and effect.
SECTION 8.
PENALTY
It shall be unlawful for any person to violate any provision of this Ordinance, and
any person violating or failing to comply with any provision hereof shall be fined, upon
conviction, in an amount not more than Two Thousand Dollars ($2,000.00), and a
separate offense shall be deemed committed each day or part of a day during or on
which a violation occurs or continues.
SECTION 9.
PUBLICATION
The Town Secretary of the Town of Trophy Club is hereby directed to publish the
Caption, Penalty and Effective Date of this Ordinance as required by Section 52.011 of
the Texas Local Government Code and Town Charter.
SECTION 10.
ENGROSSMENT & ENROLLMENT
The Town Secretary of the Town of Trophy Club is hereby directed to engross
and enroll this Ordinance in accordance with the home rule charter and procedures of
the Town.
ORD 2016-11 P&Z Page 10 of 11
SECTION 11.
EFFECTIVE DATE
This Ordinance shall become effective from and after its date of adoption and
publication as provided by law, and it is so ordained.
PASSED AND APPROVED by the Town Council of the Town of Trophy Club,
Texas on this 29th day of March 2016.
ATTEST:
d �amq irx�
olly Fimb s, Town Secretary
Town of Trophy Club, Texas
APPROVED TO AS FORM:
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Patricia A. Adams , Town Attorney
Town of Trophy Club, Texas
C. Nick Sanders, Mayor
Town of Trophy Club, Texas
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ORD 2016-11 P&Z Page 11 of 11
March 29, 2016
Page|1
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
March 29, 2016
Page|2
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 A1—Parallel Parking/Valet Option —Trophy Club Drive
Exhibit A2 —SH114 and Indian Creek Drive Non-ResidentialFrontages
Exhibit A3 —Parallel Parking/Valet Option —SH114 &Indian Creek Drive
Exhibit A4 —SH114, Trophy Club Drive Non-Residential Frontages
Exhibit A5 —Trophy Club Drive &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
March 29, 2016
Page|3
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 thefollowing 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 purposesof 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:
March 29, 2016
Page|4
1."Adult Active Living" shall mean an Urban Residential facility intended
for retirees and senior citizens.
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 the individual complex itself; no integrated mixed uses; lack of building
amenities and site enhancements; and contain all surface parking.
March 29, 2016
Page|5
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(exception by SUP);
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, whichare reserved for temporary lodging for guests who rent
rooms or suites on a daily basis, and with no fewer than 150rooms nor
less than 2,000 square feet of meeting area. Select food service shall
berequired for limited-service hotels.The following shall be required:
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;
15."Lot Coverage" shall mean the area of each proposed lot that is covered
by buildings.
16."Maximum Building Setback" shallbe the maximum distance between
the front building line and the property line or right-of-way line along that
corresponding building line.
17."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.
March 29, 2016
Page|6
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 oneof 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 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.
22."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.
29.“Rowhouse” shall mean an attached dwelling unitthat appears to be
separatedfrom other dwelling units in a row by some architectural
feature such as a vertical, unpierced wall extending from grade to roof.
March 29, 2016
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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 areaand 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
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-dayperiod, it shall be deemed approved.
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 similaruses
approved by Town Staff.
39."Supplemental Use Zones" shall mean the areas designated for
supplemental uses as described in this Ordinance.
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40."Town Staff' shall mean the Town Manager and/or his designee.
41."Townhouse/Townhome" means a single-family dwellingin 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 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.
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
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
marketingpurposes 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.
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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 (limited service 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
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 Buildings
Tennis, Handball, Racquet Ball Clubs
Utility Facilities, Office
5. PROFESSIONAL AND FINANCIAL INSTITUTIONS
Accounting Office
Admin, Executive, Editorial Office
Architectural, Engineering, Planning Office
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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)
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 CreamShop
Jewelry, Watch Store
Liquor Store (SUP Required)
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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)
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.
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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 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 DrivesEstablished -Buildings along Type 'IV 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 shall employ 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.
March 29, 2016
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iii.A minimum of two enhanced paving features as definedin this
section shall be installed within the road that runs between the
apartment property and the hotel property, with the specific
intent of calming traffic.
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
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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 Section 10.02.243of the Town’s Code of
Ordinances, a tree removal permit shall not be required for the
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 street trees 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.
March 29, 2016
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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.
March 29, 2016
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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 cafe seating, and
pedestrian paseos.
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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 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.
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 direct access
to interior streets and indirect access to any Type 'A' Drive and
the perimeterstreets.
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.
March 29, 2016
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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
anaminimum of eight feet wide that provides
rea 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:
MinimumMaximum
LocationsetbackSetback
Front Setback Along SH114Frontage Road15'300'
Front Setback Along Trophy ClubDrive15'100'
Indian Creek Drive15'100'
0' except along
the east
Side and Rear Setbacksboundary line None
which shall be
50'
Clock TowerNoneNone
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.
March 29, 2016
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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.
iv.Maximum height.The maximum height for structures within
the Property shall be as set forth in the following table (the
"Maximum Height Table"):
Maximum
NumberMaximum Height
Structure Typeof StoriesofStructure*inFeet
1.UrbanResidential 458ft
onlyThe maximum building
height for roof peaksand
rooftop projectionsis
64'-0"fromtypicalfinish
grade to highestpart of
construction.
2.Office only690 ft
3.Hotel only690 ft
8 (SUP Required)**135 ft.
4.Retail/Commercial240 ft
OnlyThe maximum building
height for roof peaks
and tower elements is
50'-0" from typicalfinish
grade to highestpart of
construction.
5.Mixed Use with 690 ft
retail, office,or
hotel
6.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.
March 29, 2016
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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 TrophyClub Drive:
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.
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:
March 29, 2016
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not be counted as a floor.
3.Mezzanines.Mezzanines will
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.
March 29, 2016
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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
Driveshall 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 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.
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
increase the required tree spacing to an average of one tree
per 60'-0" of street frontage.
vi.Street tree species shall be 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.
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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.
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 for 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) footwide clear zone is
maintained.
March 29, 2016
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iv.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).
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.
March 29, 2016
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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.
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.
March 29, 2016
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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 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
zone shall 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.
3.IndianCreek 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:
i.Street trees shall be required along Indian Creek Drive.
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.
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 shall be selected from the Planting List in
Appendix A.
vi.Preservation of an existing tree, tree relocated from elsewhere
March 29, 2016
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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.
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.
March 29, 2016
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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:
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.
March 29, 2016
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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
adjacentbuildings 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 Ownerand/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, 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.
a.General.Secondary Streets with Non-Residential Frontage shall
comply with Exhibits "B" and "Bl".
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
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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 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
all streets.
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 new tree in which such preserved,
relocated or new tree has a caliper greater than 8", shall
increase therequired 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 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.
iv.A landscaped island shall be provided everyninth 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.
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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
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 UseZone.
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".
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.
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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.
iii.Use of parallel spaces to create supplemental use areas will
follow similar requirements as stipulated above.
5.SecondaryStreet 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 AppendixA. 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.
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c)If parallel parking isprovided immediately adjacent to the
street, one Street Tree shall be provided for every 60' 0"
of frontage.
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.
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", shall
reduce 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 1 8'-0" deep. A 2'-0" overhangfrom 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.
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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".
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 "C 1".
b.Private Streets or Mews Streets provide public access by public
right-of-way or public easement.
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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.
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 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.
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.
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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.
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 "B 1".
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.
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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 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 stipulatedabove.
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.
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 within physical 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 SH114.
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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 exposed to 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
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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
andrecommendations for the horizontal adjacency and the
vertical mixing of varying uses.
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.
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.
iv.Urban Residential is permitted on all floors of Buildings B.
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 bevisually oriented
toward and have their primary entrance oriented toward the street
or private drive frontage.
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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.
d. Visual orientation and entrance location for Mixed-Use
Developmentas set forth in this section shall generally comply with
Exhibit "E".
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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.Buildingdesign 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 parking garages 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
similar color, architectureand materials as the adjacent building.
Screening of internal parking garages is not required.
3.Building Locations.
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 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", "Al", "A2", "A3", "B", "Bl", "C" and "Cl".
b.Where setbacks from the property line are stipulated in this section,
the setback line shall be understood as the Building Line.
-
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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.
d.Structured canopies may encroach into Supplemental Use Zones.
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.
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.
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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.
Typical Non-Residential / Non-Parking Street Frontage Opening Wall Ratio
c. Unless otherwise dictated by applicable codes and ordinances,
nonresidential 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
typicalstreet frontage finished sidewalk level, comprised of
windows, storefronts, and/or entrances.
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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, stucco using the 3 step process, tile, cast stone, or
glass block).(Cementious plank and siding may be utilized in
recessed areas only not visible from the street).
e.Variation in the size, shape, and detailing of upper floor windows is
permitted.
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
of40% of the ground floor facade, up to 10'-0" above the typical
street frontage finished sidewalk level, comprised on windows,
storefronts, and/or entrances.
Indian Creek DriveNon-Residential/Non-Parking Street Frontage Opening Wall
Ratio
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Indian Creek DriveNon-Residential / Non-Parking Street Frontage Opening/
Wall Ratio
EIFS use is limited to top cornices, top parapets and walls, second
g.
floor and above if the application is exposed from the top. The EIFS
must be hail resistant or protected.
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 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.
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
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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 trashzones 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.No minimum Open Space per residential unit shall be required.
2. Building Location.
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.
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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
rights-of-way 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,
stucco using the 3 step process, tile, cast stone, or glass block).
(Cementious plank and siding may be utilized in recessed areas only not
visible from the street).
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 SH114.
b. Urban Residential buildings facing Trophy Club Drive shall be
designed as rowhouses, as defined in this ordinance,and each
ground floor urban residential unit facing Trophy Club Drive shall be
designed tohave a separate pedestrian entrance.There shall be
no limit on the number of rowhouses that may be connected to
each other. Each individual rowhouse shall be separated by a
minimum two foot offset per unit elevation. Balconies shall be
allowed on units facing Trophy Club Drive at two locations for a
maximum total of 12 balconies.
c.Except where provided herein, Urban Residential facades fronting
on Trophy Club Drive shall not have balconies.
d.Urban Residential minimum floor areas are as follows:
i.One bedroom unit —750sf minimum
ii.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.
e.The average unit size shall be 1,000 square feet.
f.Urban Residential maximum lot coverage is 100%.
g.Urban Residential density: two hundred fifty (250) units.
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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:
i.Townhome Residential shall be single family residential units
on individually platted lots.
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.
iii.Townhome Residential garages shall be oriented to public
streets or vehicle access drives.
iv.Accessory buildings shall not be allowed on lots.
v.Townhome Residential lots shall be clustered into a maximum
of7 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.
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.
viii.Each Townhome Residential lot shall be served individually by
water, sewer, electric, gas, and other typical utilities.
ix.Areas for recreational, open spaceand service may be platted
into one or more lots.Prior to the issuance of any building
permit authorizing constructionof any Townhome allowed by
this ordinance, bollards shall be installed at the end of the
main road providing access to the Townhomes that is nearest
to Indian Creek Drive.Said bollards shall be spaced to
accommodate passage by a standard golf cart, and meet all
requirements of the Town’s fire code and shall require the final
approval of the Fire Chief and Town Manager.
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b.Townhome Residential maximum density: the maximum number of
Townhome/Townhouse units is 39staggered 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
1)Front setback shall be a minimum of10 feet, dedicatedto
landscaping, hardscaping, and/or driveways.
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.
3)No off-street parking or ancillary buildings will be allowed
within this setback.
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ii.Side setback
1) Where Townhome Residential units abut adjacent
Townhome Residential units and a code compliant fire
separation wall is provided, there shall beno required
side setback.
2)Where Townhome Residential units abut public 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.
3)No off-street parking or ancillary buildings will be allowed
within this setback.
iii.Rear setback
1)The minimum rear setback shall be 5 feet.
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:
A minimum of 85% of the front, side and rearfacade 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
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areas dispersed throughout the TownhomeResidential
development.
h.Townhome Residential Trash:
i.Each dwelling unit shall individually house trash in an area not
visible from adjacent units or from public drives and protected
from weather and pests.
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.
i.A separate property owners association shall be created for the
area developed with Townhomes.
j. Structured parking garages may be used for required parking for
Urban Residential uses.
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k.Roof top equipment shall be screened from view froma person
standing at the sidewalkabutting 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 andlocated
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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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.GaragedParking.
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.
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.
c.Notwithstanding anything contained herein, garaged parkingin
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.
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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 on exterior
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.
e.Below grade parking garages may be used for required parking of
Urban Residential buildings.
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-termparking, or for employee
parking.
ii.Parking provided in Urban Residential may be used for
required parking for any other use on the Property.
g.Location of Garages Relative to Streets:
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 shall be 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
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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.
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".
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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.
i.Retail/Restaurant/Office —1 parking space per 275 sf of
gross floor area
ii.Urban Residential —one (1) parking space per bedroom
iii.Hotel —1 parking space per guest room
iv.All other uses —1 spaceper 300 sf of gross floor area
c.Shared parking study: 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 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.
b.Each parking space in stacked parking 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.A valet parking plan shall be required and submitted to the Town
Staff for review and approval.
b.A valet parking plan shall require the following information:
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i.A plan of the proposed pick up/drop off area,
ii.The number of spaces required.
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.
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.
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c.Freestanding development identification signs (as shown in the
pictureto the right above) —by Specific Use Permit (SUP)
Number of signs, location, size, and lighting shall be determinedby
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.
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.
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iii.Maximum area: 50 square feet per side.
iv.Banner design is at the sole discretion of the Property Owner.
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 insize.
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.
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h.Signage at Sloped Roofs.
i.Tenant signage may be allowed at sloped roofs and/or
parapets to meet signage requirementsof the Tenant based
upon the building Facade 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 ofthe 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.
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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.
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.
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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.
l.Sign Kiosks.
i.
Freestanding kiosk structures, permanent or temporary, may
be placed within public right-of-ways and/or public easements,
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with the exception of vehicle vision triangles.
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.
m.Seasonal decorations.Seasonal decorations are permitted within
the Property and may be attached to building elevations.
Decorative tree lighting is allowed year round.
n.Existing Clock Tower.The existing clock tower, as shown on the
Concept Plan, may remain in its current location within the Property
or be relocated within the Property. A new Clock Tower, of similar
size and scale of the existing Clock Towerand of an architectural
style compatible with surrounding structuresmay be allowed to
replace the existing Clock Tower.
o.Vendor Kiosks.Vendor kiosks are permitted on the Property
subject to the following requirements:
i.Vender kiosks are intended for pedestrian ("walk-up")
customers only.
ii.During hours of operation, merchandise display and customer
waiting may extend beyond the kiosk enclosure.
iii.Kiosks are to be located in or immediately adjacent to
pedestrian areas with the express intent of providing inviting
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and convenient casual shopping and service opportunities
suitable for an active pedestrian urban environment.
iv.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).
v.During non-business hours the kiosk and all merchandise is to
be fully secured.
vi.Food preparation and sales must meet applicable health
ordinances.
vii.Deliveries to kiosks are to be made during designated times
coordinated by the Town Manager's Designee.
viii.Kiosk may not exceed 15 feet in height exclusive of
architectural and decorative features.
ix.Kiosks may not exceed 400 sq. ft in floor area.
x.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.
xi.Kiosk construction must meet all applicable municipal building
and life safety codes and shall be secure after business hours.
xii.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 isallowed).
xiii.Permanent signage pertinent to the primary business of the
kiosk tenant may be mounted on the kiosk itself.
2.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.
3.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
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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.
I.LIGHTING.
1.Exterior lighting shall 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.
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J.DESIGN AND LOCATION OF STORMWATER DETENTION FACILITIES.
1.Detention facilities shall be utilized to reduce peak discharges where
conditions prevent conveying storm water to an adequate discharge
point. Detention facilities shall be privately maintained.
2.Location of any detention facility shall be consistent with the
recommendations of theaccepted flood and drainage study for the site
and shall be indicated on the final site plan and final plat.
3.Any detention facility shall require the finalapproval of the Town
Engineer.
4.The wall facing Indian Creek Drive shall be consistent with theexhibits
shown below:
5.Where wrought iron fences are present surrounding the detention area,
these fences shall be screened with a living screen with a minimum
height of 42 inches, excluding access gates.
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Detention Area Wall Exhibiton Indian Creek
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Detention Area Wall Exhibit on all other sides not on Indian Creek
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III.PROCEDURES
A.Summary of the Process.
1.PD Standards.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.
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 approvea 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 Site Plan and
Façade plans for each phase of development to Town Staff for approval.
Development ofthe Property shall comply with the Site Plan and Facade
plans approved by theStaff as set forth herein.
5.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:
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;
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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.
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:
i.Delineation of the Property;
ii.Proposed public rights-of-way;
iii.Proposed uses;
iv.General building footprints, and locations of vehicle and pedestrian
ingress and egress;
v.Total number of dwelling units proposed;
vi.General location of parking;
vii.General location of parks and open space with the general
locations of existing tree clusters; and,
3.Process:
i.The Applicant shall submit the Modified Preliminary Site Plan and
general facade standards to the Town Staff.
ii.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.
iii.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
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prevailing standards of health, safety, welfare, or infrastructure
standards of the Town.
iv.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.
v.The Applicant may appeal any Town Staff decision to the Planning
and Zoning Commission, whichshall 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 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.
vi.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:
i.Metes and Bounds of Site Plan area;
ii.Proposed Lot lines;
iii.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.
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iv.Proposed uses.
v.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.
vi.Total number of dwelling units proposed and the square footage of
each of the proposed dwelling units.
vii.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.
viii.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.
ix.Proposed and existing grading in 1'0" contour lines.
x.Dumpster locations and proposed screening devices.
xi.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.
i.The Applicant shall submit the required number of copies of the
Site Plan to the Town Staff.
ii.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.
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iii.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.
iv.Town Staff shall review the re-submittal and respond whether all
deviations, previously noted, have been clarifiedand/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.
v.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.
vi.There shall be no expiration date for an approved 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
ratherthan for all structures to be constructed on the Property.
2.Submittal requirements for Facade Elevations shall include:
i.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,
drawingscale, preparation/revision and submission dates, contact
information (name, address, phone, and email) of the property
owner, architect, engineer, surveyor, and landscape architect.
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ii.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.
iii.Location plan keying the drawings of the elevations to their location
within the site plan and the extent of the proposed facade on each
building.
iv.Identification and tabulation of ground floor areas relative to
residential or non-residential uses.
v.Identification and area tabulation of material finishes, including
areas of glass, masonry, and EIFS. Tabulation does not include
sloping roof surfaces.
vi.Windows, window and door jamb, sill and head dimensions,
balconies, balcony rail details, finishes, and parapets.
vii.Roof in elevation or plan, as appropriate, with slopes and material
identifications.
viii.Identification and dimension of floor levels.
ix.Vertical property lines through buildings where applicable.
3.Process.
i.The Facade Elevation submittal shall be reviewed by Town Staff for
compliance to design requirements cited in this Ordinance.
ii.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.
iii.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.
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iv.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
FaçadeElevations, 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.
v.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 therecommendation 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.
vi.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.
vii.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 approve any one or more of the following:
i.A requested land use that is not expressly allowed under this
planned development district;
ii.A proposed modification that increases maximum densities
permitted under this planned development;
iii.A proposed modification that increases maximum heights permitted
under this planned development; and/or,
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iv.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 allapplicable 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 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.