Agenda Packet TC 05/08/2006 - Special Session 1
Town of Trophy Club
Town Council Public Hearing and Special Session Agenda
100 Municipal Drive
Trophy Club, Texas 76262
Monday, May 8, 2006
7:00 P.M.
A.1 Call to order and announce a quorum.
A.2 Invocation.
A.3 Pledge of allegiance to the American Flag.
Pledge of allegiance to the Texas Flag.
"Honor the Texas flag, I pledge allegiance to thee, Texas one and indivisible."
C.1 Consider:
An application from Carter & Burgess on behalf of D.R. Horton requesting a change of zoning
on certain tracts of land consisting of approximately 697.4 acres located generally to the
north of Oakmont Drive, Oak Hill Drive and the Quorum Condominiums, east of The
Lakes Subdivision and Parkview Drive, south of the Corp of Engineers property, and
west of the Town's eastern town limit from its current zoning of .02 acres MH -
Manufactured Housing, 478.9 acres R-12 - Single Family Residential and 218.3 acres R-
15 - Single Family Residential, to PD Planned Development No. 27, the Highlands at
Trophy Club.
C.2 Discuss and take appropriate action regarding C.1.
F.1 Adjourn.
2
COUNCIL MEMORANDUM
From: The Office of the Town Manager Date: 5-8-2006
Subject: Agenda Item No.A.1
Call to order and announce a quorum.
3
COUNCIL MEMORANDUM
From: The Office of the Town Manager Date: 5-8-2006
Subject: Agenda Item No.A.2
Invocation.
4
COUNCIL MEMORANDUM
From: The Office of the Town Manager Date: 5-8-2006
Subject: Agenda Item No.A.3
Pledge of allegiance to the American Flag.
Pledge of allegiance to the Texas Flag.
"Honor the Texas flag, I pledge allegiance to thee, Texas one and indivisible."
5
COUNCIL MEMORANDUM
From: The Office of the Town Manager Date: 5-8-2006
Subject: Agenda Item No.C.1
Consider:
An application from Carter & Burgess on behalf of D.R. Horton requesting a
change of zoning on certain tracts of land consisting of approximately 697.4 acres
located generally to the north of Oakmont Drive, Oak Hill Drive and the Quorum
Condominiums, east of The Lakes Subdivision and Parkview Drive, south of the
Corp of Engineers property, and west of the Town's eastern town limit from its
current zoning of .02 acres MH - Manufactured Housing, 478.9 acres R-12 - Single
Family Residential and 218.3 acres R-15 - Single Family Residential, to PD Planned
Development No. 27, the Highlands at Trophy Club.
(kcf)
Backup for this agenda item included the following:
Zone Change Application
Planning & Zoning Commission Recommendations to Town Council
Staff Report from Director of Community Development re: Streets
Staff Report from Director of Community Development re: Traffic
Innovative Traffic Solutions (ITS) Traffic Impact Analysis Review
Trophy Club Zoning Summary, including Existing Subdivisions, The Lakes and Proposed PD-27
Proposed PD-27, The Highlands at Trophy Club
6
7
PLANNING & ZONING REPORT
PURPOSE: Hold a public hearing and consider making a recommendation to
the Town Council regarding a request to change the zoning on approximately
479 acres of land zoned “R-15” Single Family Residential District, approximately
218 acres of land zoned “R-12” Single Family Residential District, approximately
25 acres of land zoned “PD-12” Lakeside, and approximately 0.2 acres of land
zoned “MH” Manufactured Home and Industrialized Housing District to “PD-27”
The Highlands at Trophy Club for a total of approximately 697.4 acres of land
located generally north of Oakmont Drive, Oak Hill Drive and the Quorum
Condominiums, east of The Lakes subdivision and Parkview Drive, south of the
Corp of Engineer’s property and west of the Town’s eastern town limit.
APPLICANT/DEVELOPER INFORMATION:
Applicant: Carter & Burgess, Inc.
7950 Elmbrook Drive
Dallas, Texas 75247
Developer: DR Horton
6751 North Freeway
Fort Worth, Texas 76131
EXISTING CONDITION OF THE PROPERTY: This property consists of
approximately 697.4 acres abutting the golf course, the Army Corp of Engineers
property and the existing developments within the Town of Trophy Club. This
vacant, undeveloped property is under single ownership and comprises a
majority of the remaining undeveloped property in the Town. Approximately
115 acres of land within the area being rezoned is classified as floodplain and/or
flowage easement. There are five (5) gas well sites located within this proposed
development.
ADJACENT ZONING/EXISTING LAND USES:
North: Outside City Limits (ETJ) / Vacant/undeveloped land (Army Corp of
Engineers property)
South: CR, R-10, R-OH, R-OHP, R-TT, PD-11, R-11 / Single family residential
dwellings, condominiums, and Trophy Club Country Club.
East: Outside City Limits (ETJ) / Vacant/undeveloped land ( Army Corp of
Engineers property)
West: PD-15 and Outside City Limits (Marshall Creek) / Single family
residential dwellings (The Lakes in Trophy Club City Limits)
8
COMPREHENSIVE PLAN ANALYSIS:
When DR Horton initially submitted its application, the Town’s Planning
Consultant and Staff were unable to determine the density based on the
information they submitted. As such, the Consultant and Staff had to make the
assumption that the applicant’s proposal was extremely dense, more so than
that recommended within the Comprehensive Land Use Map. Based on this
information, the Town’s Consultant recommended that the applicant request a
Comprehensive Plan amendment by creating a new Future Land Use category
of Mixed Use/Traditional Neighborhood Design. The applicant provided the
Town with this request. On the December 20th re-submittal to the Town, the
overall density was proposed at 3.32 units per acre (gross). However, because
the Comprehensive Land Use Map designated this property as Estate Residential
(2 units/acre) and Low Density (3 units/acre) a request to amend the
Comprehensive Plan was still warranted.
On March 2, 2006, DR Horton resubmitted its application showing a gross density
of 2.82units/acre. The Future Residential Use section of the Comprehensive Plan
not only identifies density, it also recommends maximum lot sizes; however, the
Plan allows for deviation from the lot sizes so long as the overall density does not
exceed 3 units per acre. The following language is an excerpt from the Plan:
“While the Comprehensive Land Use Plan Map had designated the majority of
future residential land area as estate or low density residential, the use of
Planned Unit Developments may be a method of providing smaller lot residential
development where appropriate. When Planned Unit Developments are
proposed provision of amenities such as common recreational areas and gated
access may be utilized. It must be understood that the residential categories
shown on the Land Use Plan are general in nature and should be considered
with a great deal of flexibility. At some locations, residential densities may be
larger or smaller than generally indicated. The function of this map is to translate
general development guidelines and not to provide area, square footage, or lot
dimensions. Although there are definitely area, square footage, and lot
dimensions relative to residential areas of this type, the particulars of these
measurements are approximately as defined in the zoning ordinance and not
the Land Use Plan. However, the goal for Planned Unit Developments is, that
even while some lot sizes may be greatly reduced, the overall density for the
total Planned Unit Development shall not exceed 3 units per acre.”
The current submittal, dated April 28, 2006, indicates a gross density of 2.3 units
per acre and net density of 2.8 units per acre. The overall density of the
development does not exceed 3 units per acre. Therefore, it is the opinion of
the Town’s Planning Consultant that the proposed development lies within the
9
density limits outlined in the Comprehensive Plan and a Comprehensive Plan
amendment is no longer warranted.
CASE ANALYSIS:
The newest submittal for The Highlands at Trophy Club, dated April 28, 2006, has
been revised pursuant to suggestions/recommendations made by the
Commission at their April 26, 2006 Public Hearing. The applicant has increased
the number of Lot Types 1 and 2 to equal 44% of the lots. The number of
townhome lots (Lot Type 5) has been increased to 171 lots, approximately 11% of
the total lot count. There has been a reduction in the total number of lots from
1,620 to 1,597 lots. The following chart illustrates the differences between the
April 17th and the April 28th submittals.
10
Th
e
H
i
g
h
l
a
n
d
s
o
f
T
r
o
p
h
y
C
l
u
b
Lo
t
C
o
u
n
t
C
o
m
p
a
r
i
s
o
n
Ce
l
l
s
s
h
a
d
e
d
i
n
G
r
e
e
n
i
n
d
i
c
a
t
e
a
n
i
n
c
r
e
a
s
e
i
n
t
h
e
n
u
m
b
e
r
o
f
l
o
t
s
/
p
e
r
c
e
n
t
a
g
e
.
Ce
l
l
s
s
h
a
d
e
d
i
n
R
e
d
i
n
d
i
c
a
t
e
a
d
e
c
r
e
a
s
e
i
n
t
h
e
n
u
m
b
e
r
o
f
l
o
t
s
/
p
e
r
c
e
n
t
a
g
e
.
Ce
l
l
s
s
h
a
d
e
d
i
n
Y
e
l
l
o
w
i
n
d
i
c
a
t
e
n
o
c
h
a
n
g
e
i
n
t
h
e
n
u
m
b
e
r
o
f
l
o
t
s
/
p
e
r
c
e
n
t
a
g
e
.
A
p
r
i
l
2
8
,
2
0
0
6
S
u
b
m
i
t
t
a
l
A
p
r
i
l
1
7
,
2
0
0
6
S
u
b
m
i
t
t
a
l
Ty
p
e
1
2
3
4
5
1
2
3
4
5
Mi
n
S
F
12
,
0
0
0
1
0
,
0
0
0
8
,
4
0
0
7
,
2
0
0
2
,
5
0
0
To
t
a
l
T
o
t
a
l
12
,
0
0
0
1
0
,
0
0
0
8
,
4
0
0
7
,
2
0
0
2
,
5
0
0
NH
1
4
14
22
17
5
21
5
21
5
4
1
4
2
2
1
7
5
-
2
6
47
11
9
-
-
17
2
17
2
6
4
7
1
1
9
-
-
3
4
14
8
-
-
-
15
2
15
9
4
1
0
4
5
1
-
-
4
72
12
0
-
-
-
19
2
19
2
7
2
1
2
0
-
-
-
5
4
29
97
90
-
22
0
22
3
4
1
3
1
1
6
9
0
-
6
34
15
1
-
-
-
18
5
18
7
2
2
1
6
5
-
-
-
7
-
-
15
0
74
-
22
4
22
4
-
-
1
5
0
7
4
-
8
-
22
-
-
17
1
19
3
20
4
-
-
-
4
5
1
5
9
9
44
-
-
-
-
44
44
4
4
-
-
-
-
Re
s
i
d
e
n
t
i
a
l
To
t
a
l
16
8
53
1
38
8
33
9
17
1
15
9
7
16
2
0
1
5
6
4
6
3
4
5
8
3
8
4
1
5
9
Pe
r
c
e
n
t
a
g
e
10
.
5
%
33
.
2
%
24
.
3
%
21
.
2
%
10
.
7
%
10
0
.
0
%
1
0
0
.
0
%
9
.
6
%
2
8
.
6
%
2
8
.
3
%
2
3
.
7
%
9
.
8
%
11
PLANNING & ZONING COMMISSION RECOMMENDATION:
The Planning & Zoning Commission, at their April 26, 2006 public hearing made a
recommendation to the Town Council to approve proposed PD-27 with the
following revisions. The applicant has agreed with the recommendations of the
Planning and Zoning Commission and has incorporated them into their submittal
dated April 28, 2006.
1. Provide the following definition for “Townhome Structure”: “A structure
containing no more than three (3) single family attached dwelling units,
each unit on a separately platted lot, which is joined to another selling
unit on one or more sides by a party wall or abutting walls.” (Section III)
2. In Neighborhood Regulations, change the wording “Neighborhood __
should include” to read “Neighborhood __ shall include”. (Sections V.A-I)
3. For the architectural features for garages on Lot Types 3 and 4, include a
minimum 6” separation between the two separate bays. (Sections IV.C.5
and IV.D.5)
4. Revise language to clarify four foot (4’) covered porte cochere as an
architectural feature for garages on Lot Types 3 and 4 or provide an
example of how this works. (Sections IV.C.5 and IV.D.5) as follows:
“Covered by a minimum 4’ deep Porte-cochere or eave.”
5. Change the wording for Front Yards on Lot Type 4 to read: “Front yard
setbacks shall vary and shall be shown on the final plat for the subdivision.
To create a variety of front yards on each street, a relatively equal
number of lots shall be platted with 20 foot, 23 foot, and 26 foot minimum
front yards.” (Section IV.D.5)
6. There is a conflict in the acreage amounts of the floodplain/flowage
easement. Table 5-1 shows 115.5 and Section VII refers to 105 acres.
Please clarify.
7. Remove the heading “Alphabetize Uses” from the list of Permitted Uses.
(Section V.J.1)
8. Add a provision regarding the caliper size of trees to the provisions in
Sections VI.D.1.a and VI.D.1.b. as follows:
VI.D.1.a - The median within Trophy Club Drive shall have trees, minimum
3” caliper, spaced at fifty foot (50’) intervals.
12
VI.D.1.b - Common areas adjacent to streets shall have trees, minimum 3”
caliper, spaced at fifty foot (50’) intervals.
9. The Commission recommends including the following additions to the
“Gifts to the Streets”, Section VI.F.1 including:
• Separate Transom windows
• Variable roof pitch
• Shutters
10. Include a new provision under Section VI.F entitled “Elevations” and add
the following language: “Single family house plans (Types 1-54) shall vary
from lot to lot. The same floor plan with same elevation shall be
separated by a minimum of three lots on the same side of the street and
by a minimum of one lot on the opposite side of the street. The same floor
plan with different elevation shall be separated by at least one lot on the
same or opposite side of the street.”
11. In Lot Type 5, include a provision that states “All townhome structures shall
be designed with the appearance of a single family residential structure.”
(Section IV.E)
12. Include a note on the Concept Plan that states “This Concept Plan shall
not constitute a detailed Site Plan. Detailed lot layouts and site planning
shall be determined at the time of preliminary platting.”
13. Remove gables as an area excluded from the masonry requirements.
(Sections VI.F.2.a.i and VI.F.2.a.ii)
14. Include a provision in Sections VI.F.2.a.i and VI.F.2.a.ii which states “For all
homes, the front and street sides shall have 100% of all exterior wall
surfaces constructed of masonry, excluding doors, windows, boxed or bay
windows, ornamental trim, dormers, areas above a roof line, area under
covered porches not extending to the first floor, and other architectural
projections.
15. Section V.J.3.iv on Page 27 makes reference to the “Tree List above”;
however, no tree list is provided except in Section VI.D.2 on Page 36, after
this reference. Revise to say “the Tree List in Section V.J.3.iv.”
13
16. The Commission also revised the lot counts to the following:
Type 12345 GrossNetGrossNet
Min SF 12,000 10,000 8,400 7,200 2,500
Total Acreage Acreage Density Density
NH
1 4 14 22 175 - 215 84.1 71.7 2.6 3.0
2 6 47 119 - 172 61.5 61.5 2.8 2.8
3 4 148 - - - 152 59.2 58.1 2.6 2.6
4 72 120 - - 192 88.7 76.9 2.2 2.5
5 4 299790 -22085.467.42.63.3
6 34 151 - - - 185 84.7 76.2 2.2 2.4
7 - - 150 74 - 224 116.8 73.3 1.9 3.1
8 - 22 - - 171 193 52.9 43.1 3.6 4.5
9 44 - - - - 44 19.2 19.2 2.3 2.3
Public Park -----N/A28.317.9N/AN/A
Residential Total 168 531 388 339 171 1597 680.8 565.3 2.3 2.8
Percentage 10.5% 33.2% 24.3% 21.2% 10.7% 100.0%----
Village Center -----N/A16.616.6N/AN/A
Total 1597 697.4 581.9 N/A N/A
Notes:
1. Net Acreage - Net of FEMA Floodplain and Flowage Easement
ZONING SUMMARY
Neighborhood Lot and Density Summary
14
STAFF REPORT
TO: Town Council
FROM: Beth Ann Gregory, Director of Community Development
MEETING DATE: MAY 8, 2006
SUBJECT: STREETS
VI. DEVELOPMENT AND DESIGN STANDARDS - Staff Comments in Italics
A. Street Types:
1. Trophy Club Drive (C4D – Major Collector, Divided, 90’ Right-of-Way).
Classification: Designed to handle the large volumes of traffic from one
area of Town to another and to serve as the major point of ingress/egress
to the Town. Direct residential driveway access is not allowed.
Meets Trophy Club Design Standards
2. Minor Collector (C2U – Minor Collector, 60’ Right-of-Way)
Classification: Designed to carry neighborhood traffic to the major
collectors. Direct residential driveway access is permitted, but not
encouraged.
Meets Trophy Club Design Standards
3. Local Street (L2U – Local Street, 50’ Right-of-Way)
Classification: Designed to provide access to residential areas.
Meets Trophy Club Design Standards
4. Local Two – Way Court, 40’ Right-of-Way.
Classification: Designed to provide access to residential areas. Use of
this street section is restricted to single loaded streets adjacent to open
space.
Meets Trophy Club Design Standards with the exception of the overall
Right-of-Way width. Because this road is adjacent to green space that
will be dedicated to the Town, a Parkway/Right-of-Way is not required on
the green space side. This configuration meets the intent of the design
standards and will allow for any needed future underground access.
5. Local One – Way Court, 35’ Right-of-Way.
Classification: Designed to provide driveway access for homes facing
Trophy Club Drive. Street is single loaded and has an open space buffer
between the street and Trophy Club Drive. Number of lots served by this
street section shall be limited to 30.
15
Trophy Club Design Standards do not address single loaded one-way
streets. However, the proposed street width does meet fire access road
requirements. Staff recommends that the required curb radii, minimum
centerline radius, and minimum tangent between curves for this type of
roadway be left to the platting process where our engineers can model
the individual applications to ensure adequate emergency access is met
in an aesthetically appealing manner. Staff also agrees that an
alternative method of paving such as Grasscrete would be an acceptable
method of achieving up to 4’ of the required roadway width for fire access
if limited to the greenspace side of the roadway where parking is not
allowed. Acknowledging potential future design improvements in this type
of product, staff recommends that the final approval on the type of
alternate surface used for this application be made during the platting
phase instead of specifying a material in the zoning ordinance. Additional
information about this type of product and its application can be found at
http://www.grasscrete.com/ or
http://www.bomanite.com/products/grasscrete.htm. The pictures below
show actual Grasscrete implementations.
16
6. Alley
Classification: Designed to provide driveway access for residential rear
entry homes. Permitted for Lot Types 5, 6, and 7 only.
Trophy Club Design Standards do not address or allow for alleys.
Residential alleys are not intended to be used as fire apparatus access
roads and are therefore not required to meet the 24’ minimum width for
fire access roads. Should alleys be allowed, staff recommends that it be
noted that all roads including alleys must be built in accordance with
Town construction standards to ensure longevity and reduce future
maintenance costs.
17
STAFF REPORT
TO: Town Council
FROM: Beth Ann Gregory, Director of Community Development
MEETING DATE: MAY 8, 2006
SUBJECT: TRAFFIC IMPACT ANALYSIS
HISTORY: Per the Town’s request, Carter & Burgess, Inc. (C&B) has performed a
Traffic Impact Analysis (TIA) for the proposed development on behalf of D.R. Horton.
The purpose of this report is to ensure that the minimum Level of Service (LOS) of the
Town’s existing roads as well as any proposed roads will be maintained as development
occurs.
In November 2005, Innovative Transportation Services, Inc. (ITS) was hired by the
Town to perform a traffic study of the Town’s main roadways and intersections.
This study identified the existing traffic conditions on our roads and
recommended a minimum LOS of “C” be set for the Town’s roadways. It was the
unanimous opinion of our engineers that this was the highest realistic LOS that
could be set and would provide for minimal congestion on the Town’s roads at
build out. On February 20, 2006, the ITS study was presented to the Town
Council for review and subsequently accepted. The criteria in the ITS study is
now the basis for any future developments and supporting traffic studies.
C&B submitted their TIA to the Town and ITS for review and approval. ITS reviewed
the study for compliance with the Town’s minimum standards. Upon review and
comment, C&B revised their TIA and submitted an updated report that was presented
the P&Z on April 6, 2006. Subsequent to that meeting, additional information has been
provided by C&B that focused on the traffic operations along Trophy Lake Drive. ITS
reviewed the additional information to again ensure that C&B was meeting the minimum
standards as set forth by the Town. The additional information and subsequent review
has resulted in the development of additional strategies for possible improvements to
the traffic operations along Trophy Lake Drive, especially at the SH-114 intersections.
This additional information entitled Summary of Roadway Level of Service is included in
this packet.
SUMMARY: If the zoning is accepted for the overall development, the developer will
submit a final plat for each phase of development or neighborhood. As part of the
submittal, the developer’s engineer will prepare detailed engineering plans and an
updated TIA with each plat. That TIA will evaluate the existing roadways and
intersections and identify any required improvements necessary to maintain the
minimum LOS. For example, some discussion has been held on what type of
improvements would be made to the Trophy Lake Drive and Trophy Club Drive
intersection. Some options mentioned have been a traffic circle or traffic signal. The
18
developer will be required to submit those proposed improvements to the Town with the
supporting documents to justify how they will best address the traffic. The P&Z and
Council will have ample opportunity to review and comment on each plat and their
proposed improvements.
The responsibility for payment of the infrastructure improvements will be outlined in the
developer’s agreement, which must also go before Town Council for approval. The
developer, not the Town, will be responsible for the installation of any additional
infrastructure and improvements to the existing infrastructure that is required for his
development.
A copy of the complete TIA is available online at
http://www.ci.trophyclub.tx.us/downloads/traffic_impact.pdf.
19
Memorandum
TO: Beth Ann Gregory – Town of Trophy Club
FROM: Scott Booth, P.E.
DATE: April 20, 2006
RE: TIA Review for The Highlands at Trophy Club
ITS has reviewed the traffic impact analysis (TIA) report for The Highlands of Trophy Club
prepared by Carter Burgess (C&B) dated March 21 and March 30, 2006 along with additional
information that has been provided per the request of Town staff. This memorandum is a
summary of the review process and our findings based on said review of the information
provided by C&B.
Summary of Review Process
ITS reviewed the initial report dated March 21, 2006. Based on our review of this report, ITS
prepared an extensive list of items that we believed need to be reviewed and/or addressed. As
part of our review and comments, ITS met with C&B and Town staff to discuss our findings and
request that additional information be provided.
The subsequent submittal of the TIA report dated March 30 addressed all of the initial comments
of ITS, with the exception of three (3) items. Subsequent emails between C&B and Town staff
provided the additional information as requested. ITS reviewed all the information that was
provided by C&B and discussed the results and analyses with Town staff on multiple occasions
prior to the P&Z meeting on April 6, 2006.
Since that meeting, C&B has provided additional information in response to comments and
requests from Town staff and P&Z Commissioners. ITS has reviewed this information and has
discussed our comments with Town staff.
Summary of TIA Report and Associated Materials
The TIA report provided by C&B examines the development at full build-out, which will occur
in seven to ten years depending upon the pace that building occurs. Although the proposed
development is consistent with Town’s land use master plan, the TIA report confirms that the
existing and proposed roadway infrastructure could support the increase in traffic resulting from
the development and still maintain the required level of service (LOS) standards as required by
the Town of Trophy Club.
20
In the course of the preparing the TIA report and associated support materials, C&B staff has
identified a number of improvements that will be necessary at sometime in the future in order to
maintain the required LOS levels. The timing and implementation of these improvements is
dependent upon the pace of development and they should be specified in the developer
agreements that will prepared upon platting the various tracts of the development. Using this
procedure, the Town of Trophy Club can reassess the traffic conditions and issues as the project
develops and determine the required improvements for each phase of the project, thereby
ensuring that appropriate and timely improvements are made based on the conditions at the time
of review.
Identified Problem Areas
From the review of the provided materials, three critical areas have been identified. They are the
SH-114 frontage roads (eastbound and westbound) at Trophy Lake Drive, Trophy Lake Drive
itself, and Trophy Lake Drive at Trophy Club Drive. As a result, particular attention has been
focused on these areas, which has included a link analysis, a queuing analysis, and standard
intersection operation analyses at study intersections.
Trophy Lake Drive at SH-114
Given that all eastbound and westbound traffic passes through the signalized intersections of SH-
114 and Trophy Lake Drive, current operations are shown to be a LOS of “F”. The result is
significant delays and long queues. The best solution for this problem is the extension of the SH-
114 mainlanes under Trophy Lake Drive. The timing of this solution is uncertain and therefore,
any additional traffic related to the new development will only exacerbate the traffic problems.
Even so, there are a number of solutions that may provide some relief to the congestion until the
mainlanes can be built. They include the addition of a southbound through lane at the westbound
frontage road and the creation of a triple left turn on the southbound approach at the eastbound
frontage road. These improvements would be subject to TxDOT approval, but can be
implemented easier and sooner the proposed mainlane extension.
Trophy Lake Drive at Trophy Club Drive
C&B has indicated that with the additional development, LOS rankings at the intersection of
Trophy Lake Drive at Trophy Club Drive do not meet Town standards. As a result, it has been
proposed the intersection be realigned and signalized to improve the LOS rankings. Another
possible option that has been discussed is the construction of a roundabout. Review of both
these options and the final decision can be done at a later time during the platting process.
21
Trophy Lake Drive
In reviewing the link and queuing analyses, it was noted that link volumes exceeded the required
LOS of “C” on one occasion, which was during the PM peak in the northbound direction
between SH-114 and the retail development. Since the retail development attracts a large portion
of the traffic on Trophy Lake Drive, the volumes north of the retail development are significantly
lower than the volumes south of development and therefore fall within the acceptable region as
defined by the Town. One possible solution that has been identified is to construct an additional
lane between SH-114 and the first retail drive. The implementation of this improvement would
be determined later, during the platting process as traffic volumes dictate and at such time that
the additional development traffic will result in a LOS ranking worse than “C”.
Conclusions
Based on our review, ITS concludes that standard, accepted engineering methodology was used
in the preparation of the TIA report and its associated analyses. The TIA report prepared by
C&B is an extensive and detailed report, especially for this stage of the development. It provides
the Town with an excellent overview of the expected traffic conditions and the likely problem
areas that will occur as the development proceeds. In its current form, this TIA and
accompanying information provide the framework upon which subsequent reviews of the traffic
and required improvements can be studied in greater detail, thereby ensuring that the identified
problem areas are examined in the future and addressed accordingly.
With any development, traffic is always an issue and it is one element that directly impacts the
residents of Trophy Club and the adjoining entities. The Highlands at Trophy Club in particular
is a large development that will result in appreciable amounts of traffic. However, with good
planning and timely implementation of identified improvements, the problems associated with
the growth can be minimized or even negated.
22
Square Footage Quantity Percentage
2,500 0 0% 0% 2,500 sq. ft. or less 100% 2,500 sq. ft. or greater
3,000 17 1% 1% 3,000 sq. ft. or less 100% 3,000 sq. ft. or greater
4,000 43 2% 2% 4,000 sq. ft. or less 99% 4,000 sq. ft. or greater
5,000 44 2% 4% 5,000 sq. ft. or less 98% 5,000 sq. ft. or greater
5,500 20 1% 5% 5,500 sq. ft. or less 96% 5,500 sq. ft. or greater
5,750 29 1% 6% 5,750 sq. ft. or less 95% 5,750 sq. ft. or greater
5,850 86 3% 9% 5,850 sq. ft. or less 94% 5,850 sq. ft. or greater
7,200 26 1% 10% 7,200 sq. ft. or less 91% 7,200 sq. ft. or greater
8,000 398 15% 25% 8,000 sq. ft. or less 90% 8,000 sq. ft. or greater
8,400 111 4% 29% 8,400 sq. ft. or less 75% 8,400 sq. ft. or greater
8,800 45 2% 31% 8,800 sq. ft. or less 71% 8,800 sq. ft. or greater
9,000 330 12% 43% 9,000 sq. ft. or less 69% 9,000 sq. ft. or greater
10,000 745 28% 71% 10,000 sq. ft. or less 57% 10,000 sq. ft. or greater
11,000 379 14% 86% 11,000 sq. ft. or less 29% 11,000 sq. ft. or greater
12,000 228 9% 94% 12,000 sq. ft. or less 14% 12,000 sq. ft. or greater
15,000 157 6% 100% 15,000 sq. ft. or less 6% 15,000 sq. ft. or greater
Total 2658 100%
Square Footage Quantity Percentage
2,500 0 0% 0% 2,500 sq. ft. or less 100% 2,500 sq. ft. or greater
3,000 0 0% 0% 3,000 sq. ft. or less 100% 3,000 sq. ft. or greater
4,000 0 0% 0% 4,000 sq. ft. or less 100% 4,000 sq. ft. or greater
5,000 0 0% 0% 5,000 sq. ft. or less 100% 5,000 sq. ft. or greater
5,500 0 0% 0% 5,500 sq. ft. or less 100% 5,500 sq. ft. or greater
5,750 0 0% 0% 5,750 sq. ft. or less 100% 5,750 sq. ft. or greater
5,850 86 25% 25% 5,850 sq. ft. or less 100% 5,850 sq. ft. or greater
7,200 0 0% 25% 7,200 sq. ft. or less 75% 7,200 sq. ft. or greater
8,000 0 0% 25% 8,000 sq. ft. or less 75% 8,000 sq. ft. or greater
8,400 0 0% 25% 8,400 sq. ft. or less 75% 8,400 sq. ft. or greater
8,800 0 0% 25% 8,800 sq. ft. or less 75% 8,800 sq. ft. or greater
9,000 112 33% 58% 9,000 sq. ft. or less 75% 9,000 sq. ft. or greater
10,000 58 17% 76% 10,000 sq. ft. or less 42% 10,000 sq. ft. or greater
11,000 0 0% 76% 11,000 sq. ft. or less 24% 11,000 sq. ft. or greater
12,000 83 24% 100% 12,000 sq. ft. or less 24% 12,000 sq. ft. or greater
15,000 0 0% 100% 15,000 sq. ft. or less 0% 15,000 sq. ft. or greater
Total 339 100%
Square Footage Quantity Percentage
2,500 171 11% 11% 2,500 sq. ft. or less 100% 2,500 sq. ft. or greater
3,000 0 0% 11% 3,000 sq. ft. or less 89% 3,000 sq. ft. or greater
4,000 0 0% 11% 4,000 sq. ft. or less 89% 4,000 sq. ft. or greater
5,000 0 0% 11% 5,000 sq. ft. or less 89% 5,000 sq. ft. or greater
5,500 0 0% 11% 5,500 sq. ft. or less 89% 5,500 sq. ft. or greater
5,750 0 0% 11% 5,750 sq. ft. or less 89% 5,750 sq. ft. or greater
5,850 0 0% 11% 5,850 sq. ft. or less 89% 5,850 sq. ft. or greater
7,200 339 21% 32% 7,200 sq. ft. or less 89% 7,200 sq. ft. or greater
8,000 0 0% 32% 8,000 sq. ft. or less 68% 8,000 sq. ft. or greater
8,400 388 24% 56% 8,400 sq. ft. or less 68% 8,400 sq. ft. or greater
8,800 0 0% 56% 8,800 sq. ft. or less 44% 8,800 sq. ft. or greater
9,000 0 0% 56% 9,000 sq. ft. or less 44% 9,000 sq. ft. or greater
10,000 531 33% 89% 10,000 sq. ft. or less 44% 10,000 sq. ft. or greater
11,000 0 0% 89% 11,000 sq. ft. or less 11% 11,000 sq. ft. or greater
12,000 168 11% 100% 12,000 sq. ft. or less 11% 12,000 sq. ft. or greater
15,000 0 0% 100% 15,000 sq. ft. or less 0% 15,000 sq. ft. or greater
Total 1597 100%
Below a Threshold Above a Threshold
Below a Threshold Above a Threshold
Horton Proposal
Percentage of Lots Percentage of Lots
Below a Threshold Above a Threshold
Lakes Homesites
Percentage of Lots Percentage of Lots
Trophy Club Zoning Summary
Existing Homesites (All Subdivisions)
Percentage of Lots Percentage of Lots
23
TOWN OF TROPHY CLUB, TEXAS
ORDINANCE NO. 2006-__P&Z
AN ORDINANCE OF THE TOWN OF TROPHY CLUB, TEXAS, AMENDING
ORDINANCE NO. 2000-06 P&Z OF THE TOWN, THE SAME BEING THE
COMPREHENSIVE ZONING ORDINANCE, AND AMENDING THE OFFICIAL
ZONING MAP OF THE TOWN BY CHANGING THE ZONING ON CERTAIN
TRACTS OF LAND DESCRIBED AS A TOTAL OF 697.4 ACRES OF LAND
LOCATED GENERALLY TO THE NORTH OF OAKMONT DRIVE, OAK HILL
DRIVE AND THE QUORUM CONDOMINIUMS, EAST OF THE LAKES
SUBDIVISION AND PARKVIEW DRIVE, SOUTH OF THE CORP OF
ENGINEERS PROPERTY, AND WEST OF THE TOWN’S EASTERN CITY
LIMIT; AND BEING MORE PARTICULARLY DESCRIBED IN EXHIBIT “A”,
(A COPY OF WHICH IS ATTACHED HERETO AND INCORPORATED
HEREIN) FROM ITS CURRENT ZONING OF .02 ACRES MH –
MANUFACTURED HOUSING, 478.9 ACRES R-12 - SINGLE FAMILY
RESIDENTIAL AND 218.3 ACRES R-15 - SINGLE FAMILY RESIDENTIAL;
AND PROVIDING A ZONE CHANGE EXHIBIT MAP, TO PD PLANNED
DEVELOPMENT NO. 27, TO BE KNOWN AS THE HIGHLANDS AT TROPHY
CLUB; PROVIDING THAT SUCH TRACT OF LAND SHALL BE USED IN
ACCORDANCE WITH THE REQUIREMENTS OF THE COMPREHENSIVE
ZONING ORDINANCE AND ALL OTHER APPLICABLE ORDINANCES OF
THE TOWN; PROVIDING THAT THE ZONING MAP SHALL REFLECT THE
PD PLANNED DEVELOPMENT NO. 27 ZONING DISTRICT FOR THE
SUBJECT PROPERTY; PROVIDING AND INCORPORATING EXHIBIT “B”,
ENTITLED “DEVELOPMENT STANDARDS”; ESTABLISHING A PROJECT
LOCATION; PROVIDING A PURPOSE AND INTENT; ESTABLISHING
APPLICABILITY; PROVIDING DEFINITIONS; PROVIDING LOT TYPE
REGULATIONS; PROVIDING A SUMMARY OF LOT TYPE REGULATIONS
FOR LOT TYPES 1-5; ESTABLISHING NEIGHBORHOOD REGULATIONS
FOR NEIGHBORHOODS 1-9; PROVIDING A NEIGHBORHOOD LOT AND
DENSITY SUMMARY; SETTING FORTH REGULATIONS FOR THE
VILLAGE CENTER, INCLUDING PERMITTED USES AND ARCHITECTURAL
AND SITE DESIGN STANDARDS; PRESCRIBING DEVELOPMENT AND
DESIGN STANDARDS INCLUDING STREET TYPES, ROADWAY
STANDARDS ACCESSORY STRUCTURES, SCREENING & FENCES,
LANDSCAPE STANDARDS, OFF-STREET PARKING REQUIREMENTS AND
RESIDENTIAL ARCHITECTURAL STANDARDS; ESTABLISHING PARKS
AND OPEN SPACE REQUIREMENTS; PROVIDING A DEVELOPMENT
SCHEDULE; PROVIDING & INCORPORATING EXHIBIT “C”, ENTITLED
“CONCEPT PLAN”; PROVIDING & INCORPORATING EXHIBIT “D”
ENTITLED “STREET TYPE EXHIBITS”; PROVIDING AND
INCORPORATING EXHIBIT “E”, ENTITLED “PARK PLAN CONCEPTS”,
DETAILING NORTHEAST AND NORTHWEST PARK CONCEPT PLANS;
PROVIDING AND INCORPORATING EXHIBIT “F”, ENTITLED “PATHWAY
PLAN”; PROVIDING FOR THE INCORPORATION OF PREMESIS;
PROVIDING FINDINGS; PROVISING REZONING; PROVIDING
APPLICABLE REGULATIONS; PROVIDING FOR A ZONING MAP
AMENDMENT; PROVIDING A CUMULATIVE REPEALER CLAUSE;
PROVIDING FOR SAVINGS; PROVIDING SEVERABILITY; PROVIDING A
24
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. (ZCA-05-007)
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 owner of the tracts of land (hereinafter referred to as “Land”),
collectively described as a 697.4 acre tract of land consisting of .02 acres currently zoned MH –
Manufactured Housing, 478.9 acres currently zoned R-12 Single Family Residential and 218.3
acres currently zoned R-15 Single Family Residential, such land being more specifically
described in Exhibit “A”, a copy of which is attached hereto and incorporated herein, filed an
application with the Town Planning & Zoning Commission requesting a change in zoning of the
Land into PD Planned Development No. 27, The Highlands at Trophy Club (hereinafter referred
to as “PD-27”). Such application further requested an amendment to the official Zoning District
Map of the Town in accordance with Ordinance No. 2000-06 P&Z of the Town (the
“Comprehensive Zoning Ordinance”); and
WHEREAS, all legal notices, requirements and conditions having been complied with,
the case to rezone the Land 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
Comprehensive Zoning Ordinance No. 2000-06 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, among
other things, proposed 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 does hereby find
that the rezoning approved hereby accomplishes 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 change in
zoning and that the proposed change is consistent with the Comprehensive Land Use Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF TROPHY CLUB, TEXAS:
25
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.
FINDINGS
After due deliberations and consideration of the recommendation of 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 in the best interests
of the Town of Trophy Club, Texas, and of the public health, safety and welfare.
SECTION 3.
REZONING
A CZO Amended 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 in the following
particulars, and all other articles, chapters, sections, paragraphs, sentences, phrases and
words are not amended but are hereby ratified and affirmed:
1. Rezoning: The zoning on the Land, more particularly described in Exhibit “A”,
attached hereto and incorporated herein, is hereby changed from “MH” Manufactured
Housing, R-12 Single Family Residential and R-15 Single Family Residential to PD
Planned Development District No. 27, consisting of approximately 697.4 acres of
land, for use in accordance with the requirements of this Ordinance and all other
applicable ordinances, rules, and regulations of the Town. Requirements of this
Ordinance are more specifically described and set forth in Exhibits “A”, “B”, “C”,
“D”, “E”, and “F”, which are attached hereto and incorporated herein for all
purposes, and shall apply to all 697.4 acres of PD Planned Development No. 27
unless otherwise specified in such Exhibits. In the event of any ambiguities or
conflicts between the written word in the Development Standards of this Ordinance
and the illustrations provided in the Exhibits to this Ordinance, the Development
Standards of this Ordinance shall control.
a. Development Standards: The development standards for this PD Planned
Development are attached hereto as Exhibit “B”, “Development Standards”, and
are incorporated herein as if copied in their entirety. Such standards and
regulations include, but are not limited to, a project location map, purpose and
intent, applicability, definitions, lot type regulations for lot types 1-5, a
summary of lot type regulations for neighborhoods 1-9, neighborhood lot and
density summary; village center regulations including but not limited to
permitted uses, architectural and site design standards; development and design
standards including but not limited to street types, Trophy Club Drive, minor
26
collector, local street, local two-way court, local one-way court, alley, roadway
standards, accessory structures, screening and fences, landscape standards, off-
street parking requirements, residential architectural standards, building
materials, garages, signage in residential areas, HVAC screening, lighting,
franchise utilities, elevations; park and open space requirements; and a
development schedule. Such Development Standards 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
within PD Planned Development No. 27.
b. Concept Plan: A concept plan for the Land, and all parts thereof, is attached
hereto as Exhibit “C”, “Concept Plan” and incorporated herein as if copied in its
entirety. Such Concept Plan shall be adhered to in carrying out the development
of the land in accordance with this Ordinance, and compliance with each and
every part of this Ordinance and such plan shall constitute a condition precedent
to the issuance of any building permit for the land within PD Planned
Development District No. 27.
c. Street Types: The street types for this PD Planned Development are attached
hereto as Exhibit “D”, “Street Types”, and are incorporated herein as if copied
in their entirety. Such street type standards shall be adhered to in carrying out
the development of the land in accordance with this Ordinance, and compliance
with each and every part this Ordinance and of such plan shall constitute a
condition precedent to the issuance of any building permit for the land within
PD Planned Development District No. 27.
d. Park Plan Concepts: The park plan concepts for this PD Planned Development
are attached hereto as Exhibit “E”, “Park Plan Concepts”, and are incorporated
herein as if copied in their entirety. Such Park Plan Concepts shall be adhered
to in carrying out the development of the land in accordance with this
Ordinance, and compliance with each and every part of this Ordinance and such
plan shall constitute a condition precedent to the issuance of any building permit
for the land within PD Planned Development District No. 27.
e. Pathway Plan: The pathway plan areas for this PD Planned Development are
attached hereto as Exhibit “F”, “Pathway Plan”, and are incorporated herein as if
copied in their entirety. Such Pathway Plan shall be adhered to in carrying out
the development of the land in accordance with this Ordinance, and compliance
with each and every part of this Ordinance and such plan shall constitute a
condition precedent to the issuance of any building permit for the land within
PD Planned Development District No. 27.
27
SECTION 4.
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 5.
ZONING MAP
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 6.
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.
SECTION 7.
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 8.
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.
28
SECTION 9.
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 10.
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 11.
ENGROSSMENT & ENROLLMENT
The Town Secretary of the Town of Trophy Club is hereby directed to engross and enroll
this Ordinance by copying the exact Caption, Penalty and Effective Date in the minutes of the
Town Council and by filing this Ordinance in the ordinance records of the Town.
SECTION 12.
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,
this 8th day of May, 2006.
Mayor
Town of Trophy Club, Texas
Effective Date: ____________________
[SEAL]
ATTEST:
Town Secretary
Town of Trophy Club, Texas
29
APPROVED TO AS FORM:
Town Attorney
Town of Trophy Club, Texas
30
PLANNED DEVELOPMENT AMENDMENT TO
COMPREHENSIVE ZONING ORDINANCE
NO. 2000-06 P&Z
FOR
THE 697.4 - ACRE TRACT
KNOWN AS
THE HIGHLANDS AT TROPHY CLUB
TROPHY CLUB,
DENTON COUNTY
TEXAS
Exhibit “A” – Legal Description
Exhibit “B” – Development Standards
Exhibit “C” – Concept Plan
Exhibit “D” – Street Type Exhibits
Exhibit “E” – Park Plan Concepts
Exhibit “F” – Pathway Plan
31
EXHIBIT “A”
LEGAL DESCRIPTION
Tract D - 608.207 acres
BEING a tract or parcel of land situated in the R. Allen Survey, Abstract number 5, the
T. Allen Survey, Abstract Number 7, the T. Allen Survey, Abstract Number 8, the R.
Allen Survey, Abstract Number 17, the T. Calloway Survey, Abstract Number 272, the J.
Eads Survey, Abstract Number 392, the J. Henry Survey, Abstract Number 529, the J.
Michael Survey, Abstract Number 820, and the W. Medlin Survey, Abstract Number
829, in the Town of Trophy Club, Denton County, Texas, and being part of “Tract 8A”
called 559.3807 acres conveyed to Beck Properties Trophy Club, L.P. by deed recorded
in Clerk File Number 93-R0087516, Deed Records, Denton County, Texas, and being
all of “Tract I” called 16.369 acres conveyed to Beck Properties Trophy Club, L.P. by
deed recorded in Clerk File Number 95-R0079125, Deed Records, Denton County,
Texas, and being more particularly described as follows:
BEGINNING at a one half inch iron rod found at the most northerly northeast corner of
Northwest Independent School District East Campus Addition, an addition to the Town
of Trophy Club recorded in Cabinet O, Slide 263, Plat records, Denton County, Texas,
in the south line of Marshall Creek Road (apparent prescriptive Right-of-Way);
THENCE North 00'01'25" East a distance of 20.00 feet to an “X” cut in concrete found
for corner at the apparent centerline of existing Marshall Creek Road, said point being
the Southwesterly corner of a tract of land conveyed to Northwest Independent School
District by deed recorded in County Clerk File No. 2004-52884, Deed Records, Denton
County, Texas, said point also being at the beginning of a curve to the right whose
chord bears South 85 28'12" East, 349.63 feet;
THENCE in a Easterly direction along the Southerly line of said Northwest Independent
School District Tract and said curve to the right having a central angle of 9’55'45", a
radius of 2020.05 feet, and an arc length of 350.07 feet to an “X” cut in concrete found
for corner at the apparent centerline of existing Marshall Creek Road;
THENCE South 77’29'04" East along the Southerly line of said Northwest Independent
School District Tract a distance of 909.47 feet to an “X” cut in concrete found for corner
at the apparent centerline of existing Marshall Creek Road at the beginning of a curve to
the right whose chord bears South 73’38'23" East, 138.36 feet;
THENCE in a Easterly direction along the Southerly line of said Northwest Independent
School District Tract and said curve to the right having a central angle of 7’41'21", a
radius of 1031.76 feet, and an arc length of 138.46 feet to an “X” cut in concrete found
for corner at the apparent centerline of existing Marshall Creek Road
32
THENCE North 10’17'45" East departing the apparent centerline of said existing
Marshall Creek Road and following the Easterly line of said Northwest Independent
School District tract, a distance of 125.56 feet to a iron rod with cap found for corner;
THENCE North 19’40'49" East a distance of 103.70 feet to a iron rod with cap found for
corner;
THENCE North 13’01'41" East a distance of 96.22 feet to a iron rod with cap found for
corner;
THENCE North 04’12'10" East a distance of 306.42 feet to a iron rod with cap found for
corner;
THENCE North 08’40'34" East a distance of 429.62 feet to a iron rod with cap found or
corner;
THENCE North 40’51'30" East a distance of 95.57 feet to a iron rod with cap found for
corner;
THENCE North 36’12'01" East a distance of 52.34 feet to a iron rod with cap found for
corner;
THENCE North 41’42'41" East a distance of 91.51 feet to a iron rod with cap found for
corner;
THENCE North 77’46'53" East a distance of 102.76 feet to a iron rod with cap found for
corner;
THENCE South 87’10'43" East a distance of 157.55 feet to a concrete monument found
for corner in the Southerly line of United States of America Tract F-540;
THENCE North 64’45'38" East along the Southerly line of said United States of America
Tract F-540, a distance of 346.42 feet to a concrete monument found for corner;
THENCE North 29’34'13" East a distance of 231.84 feet to a concrete monument found
for corner;
THENCE South 78’21'24" East a distance of 438.20 feet to a concrete monument found
for corner;
THENCE South 75’43'24" East a distance of 228.65 feet to a concrete monument found
at the southeast corner of said United States of America Tract F-540;
THENCE North 00’45'24" West along the east line of said United States of America
Tract F-540 a distance of 328.35 feet to a concrete monument found at the southwest
corner of Tract E-406-1 conveyed to the United States of America by deed, recorded in
33
Volume 425, Page 306, Deed Records, Denton County, Texas;
THENCE along the south line of said United States of America Tract E-406-1, the
following calls:
South 82’20'24" East a distance of 929.61 feet to a concrete monument found for
corner;
South 05’40'36" West a distance of 449.69 feet to a concrete monument found for
corner;
North 47’40'45" East a distance of 673.97 feet to a concrete monument found for
corner;
North 89’15'58" East a distance of 399.90 feet to a concrete monument found for
corner;
South 42 34'24" East a distance of 500.00 feet to a concrete monument found for
corner;
North 32’11'36" East a distance of 505.10 feet to a concrete monument found for corner
in the southwest corner of Tract E-406 conveyed to the United States of America by
deed recorded in Deed Records, Denton County, Texas;
THENCE along the south line of said United States of America Tract E-406, the
following calls:
North 81’59'36" East a distance of 1179.80 feet to a one half inch iron rod with cap
found for corner, from which a concrete monument found bears North 58’08'13" East a
distance of 3.93 feet;
North 63’54'36" East a distance of 949.80 feet a one half inch iron rod with cap found for
corner, from which a concrete monument found bears North 38’37'20" East a distance
of 3.75 feet;
North 21’17'06" East a distance of 1535.00 feet to a one half inch iron rod with cap
found for corner, from which a concrete monument found bears North 21’17'06" East a
distance of 135.10 feet;
THENCE South 03’23'03" East a distance of 809.63 feet to a concrete monument found
for corner;
THENCE South 82’20'24" East a distance of 129.90 feet to a concrete monument found
for corner;
THENCE South 82’22'24" East a distance of 77.70 feet to a fence corner found for
corner in the west line of a tract of land conveyed to Harold D. Shanklin by deed
34
recorded in Clerk File Number 93-R0036404, Deed Records, Denton County, Texas;
THENCE South 01’58'36" West along the Westerly line of said Shanklin tract, a
distance of 646.30 feet to a iron rod with cap found for corner;
THENCE South 87’09'20" East a distance of 170.66 feet to a iron rod with cap found for
corner;
THENCE South 00’27'13" East a distance of 1039.05 feet to a iron rod with cap found
for corner;
THENCE North 75’53'28" East a distance of 15.44 feet to a iron rod with cap found for
corner;
THENCE South 00’27'13" East a distance of 856.86 feet to a iron rod with cap found for
corner in the North line of said Marshall Creek road;
THENCE South 89’12'06" West along the apparent North line of said Marshall Creek
road a distance of 1717.11 feet to a one half inch iron rod with cap found for corner at
the apparent northeast corner of said R. Allen Survey Abstract Number 5;
THENCE South 00’38'24" East along the east line of said R. Allen Survey Abstract
Number 5 a distance of 593.60 feet to a concrete monument found for corner;
THENCE South 00’25'54" East continuing along the east line of said R. Allen Survey
Abstract Number 5 a distance of 1125.30 feet to a concrete monument found for corner
in the southeast line of a United States of America perpetual flowage easement
recorded in Volume 462, Page 422, Deed Records, Denton County, Texas;
THENCE along the southeast line of said United States of America perpetual flowage
easement, the following calls:
South 48’28'36" West a distance of 229.66 feet to a concrete monument found for
corner;
South 34’01'36" West a distance of 463.31 feet to a concrete monument found for
corner;
South 09’25'36" West a distance of 491.80 feet to a concrete monument found for
corner;
South 39’20'36" West a distance of 599.25 feet to a concrete monument found for
corner;
North 87’03'24" West a distance of 248.30 feet to a concrete monument found for
corner;
35
South 15’23'24" East a distance of 406.80 feet to a five-eighths inch iron rod found at
the northeast corner of Lot 4, Block 2 The Fourth Nine At Trophy Club, an addition to
the Town of Trophy Club recorded in Cabinet M, Slide 148, Plat Records, Denton
County, Texas;
THENCE along the east, north, and west line of said The Fourth Nine At Trophy Club,
the following calls:
South 74’36'36" West a distance of 112.82 feet to an iron rod with cap found for corner;
North 85’06'19" West a distance of 56.38 feet to an iron rod with cap found for corner;
North 73’18'22" West a distance of 63.83 feet to a 5/8 inch iron rod found for corner;
North 15’23'24" West a distance of 346.42 feet to an iron rod with cap found for corner;
North 63’32'40" West a distance of 291.35 feet to an iron rod with cap found for corner;
North 80’03'55" West a distance of 162.02 feet to an iron rod with cap found for corner;
South 67’40'19" West a distance of 279.96 feet to an iron rod with cap found for corner;
South 32’07'45" West a distance of 112.00 feet to an iron rod with cap found for corner;
South 00’33'24" East a distance of 20.00 feet to an iron rod with cap found for corner;
South 77’55'47" West a distance of 158.91 feet to an iron rod with cap found for corner;
North 64’45'24" West a distance of 363.09 feet to an iron rod with cap found for corner;
North 00’22'41" East a distance of 293.30 feet to an iron rod with cap found for corner;
North 40’17'42" East a distance of 123.57 feet to a point for corner;
North 12’49'16" East a distance of 107.20 feet to a point for corner;
North 34’52'09" East a distance of 762.50 feet to an iron rod with cap found for corner;
North 50’05'36" East a distance of 516.70 feet to an iron rod with cap found for corner;
North 11’26'32" West a distance of 220.00 feet to an iron rod with cap found for corner;
South 82’25'37" West a distance of 327.53 feet to an iron rod with cap found for corner;
North 60’48'42" West a distance of 402.83 feet to an iron rod with cap found for corner;
36
North 84’19'51" West a distance of 553.26 feet to a point for corner;
South 65’33'18" West a distance of 281.03 feet to an iron rod with cap found for corner;
South 89’26'36" West a distance of 209.85 feet to an iron rod with cap found for corner;
North 82’25'57" West a distance of 182.43 feet to an iron rod with cap found for corner;
South 79’57'31" West a distance of 156.45 feet to a five-eighths inch iron rod found for
corner;
South 62’18'10" West a distance of 479.65 feet to an iron rod with cap found for corner;
South 38’18'10" West a distance of 629.86 feet to an iron rod with cap found for corner;
South 28’48'10" West a distance of 460.00 feet to an iron rod with cap found for corner;
South 34’14'36" West a distance of 210.00 feet to an iron rod with cap found for corner;
South 38’26'58" East a distance of 87.55 feet to an iron rod with cap found for corner;
South 80’10'27" East a distance of 100.01 feet to an iron rod with cap found for corner;
North 52’50'00" East a distance of 117.45 feet to an iron rod with cap found for corner;
South 66’45'07" East a distance of 229.25 feet to an iron rod with cap found for corner;
South 21’14'03" East a distance of 489.09 feet to an iron rod with cap found for corner;
South 04’18'24" East a distance of 730.69 feet to a point for corner;
South 15’47'04" West a distance of 188.63 feet to a point for corner at the most westerly
southwest corner of Lot 1, Block 2 of said The Fourth Nine At Trophy Club in the north
line of a called 294.7047 acre tract of land conveyed to Cobblestone Texas, Inc. by
deed recorded in Clerk File Number 93-R0087511, Deed Records, Denton County,
Texas;
THENCE departing the West line of said The Fourth Nine At Trophy Club and along the
North line of said Cobblestone Texas, Inc. 294.7047 acre tract, the following calls:
South 50’29'36" West a distance of 120.90 feet to a point for corner;
South 62’14'36" West a distance of 122.55 feet to a point for corner;
South 83’14'41" West a distance of 653.82 feet to a point for corner at the most easterly
southeast corner of The Quorum Condominiums, an addition to the Town of Trophy
37
Club recorded in Cabinet C, Slide 358, Plat Records, Denton County, Texas;
THENCE along the east and north line of said The Quorum Condominiums, the
following calls:
North 34’27'24" East a distance of 117.13 feet to a point for corner;
South 85’31'04" West a distance of 761.36 feet to an iron rod with cap found for corner;
South 88’07'51" West a distance of 312.34 feet to a point for corner in the East line of
Trophy Club Drive (40 foot-wide Right-of-Way at this line) at the beginning of a non-
tangent curve to the left whose chord bears North 23’05'59" East a distance of 626.30
feet;
THENCE along the east line of said Trophy Club Drive and along said non-tangent
curve to the left having a radius of 1325.00 feet, a central angle of 27’20'29", and an arc
distance of 632.29 feet to a one-half inch iron rod found for corner;
THENCE continuing along the east line of said Trophy Club Drive, the following calls:
North 09’25'44" East a distance of 225.00 feet to an iron rod with cap found for corner at
the beginning of a tangent curve to the right whose chord bears North 28’40'43" East a
distance of 576.97 feet;
In a northeasterly direction along said tangent curve to the right having a radius of
875.00 feet, a central angle of 38’30'03", and an arc distance of 587.97 feet to an iron
rod with cap found for corner at the beginning of a reverse curve to the left whose chord
bears North 23’40'45" East a distance of 718.75 feet;
In a northeasterly direction along said reverse curve to the left having a radius of 875.00
feet, a central angle of 48’29'58", and an arc distance of 740.67 feet to an iron rod with
cap found for corner;
North 00’34'16" West a distance of 619.43 feet to a 5/8 inch iron rod found at the
northeast corner of Lakes of Trophy Club Phase 3, an addition to the Town of Trophy
Club recorded in Cabinet R, Slide 169, Plat Records, Denton County, Texas
THENCE South 89’29'08" departing the east line of said Trophy Club Drive and along
the West line of said Lakes of Trophy Club Phase 3 a distance of 1549.31 feet to an iron
rod with cap found at the northwest corner of Lakes of Trophy Club Phase 2, an addition
to the Town of Trophy Club recorded in Cabinet O, Slide 323, Plat Records, Denton
County, Texas, said point also being in the east line of Parkview Drive (variable-width
Right-of-Way);
THENCE North 00’51'47" East along the east line of said Parkview Drive a distance of
390.16 feet to an iron rod with cap found at the most westerly southwest corner of Lot 1,
38
Block 1 Trophy Club Recreation Center, an addition to the Town of Trophy Club
recorded in Clerk File No. 02-110526, Deed Records, Denton County, Texas;
THENCE along the south, east and north line of said Lot 1, Block 1 Trophy Club
Recreation Center, the following calls:
South 44’49'00" East a distance of 13.97 feet to an iron rod with cap found for corner;
North 89’30'13" East a distance of 352.38 feet to a point for corner at the beginning of a
tangent curve to left whose chord bears North 61’05'03" East a distance of 475.92 feet;
In an easterly and northeasterly direction along said tangent curve to the left having a
radius of 500.00 feet, a central angle of 56’50'20", and an arc distance of 496.01 feet to
an iron rod with cap found for corner at the beginning of a reverse curve to the right
whose chord bears North 42’24'11" East a distance of 186.06 feet;
In a northeasterly direction along said reverse curve to the right having a radius of
550.00 feet, a central angle of 19’28'36", and an arc distance of 186.96 feet to an iron
rod with cap found for corner;
North 29’37'08" West a distance of 36.96 feet to an iron rod with cap found for corner at
the beginning of a non-tangent curve to the right whose chord bears South 81’40'09"
West a distance of 270.76 feet;
In a westerly direction along said non-tangent curve to the right having a radius of
845.00 feet, a central angle of 18’26'19", and an arc distance of 271.93 feet to an iron
rod with cap found for corner;
North 89’06'42" West a distance of 568.09 feet to an iron rod with cap found for corner
in the east line of said Parkview Drive at the beginning of a non-tangent curve to the
right whose chord bears North 28’53'16" East a distance of 210.43 feet;
THENCE along the east line of said Parkview Drive, the following calls:
In a northeasterly direction along said non-tangent curve to the right having a radius of
745.99 feet, a central angle of 16’12'58", and an arc distance of 211.13 feet to an iron
rod with cap found for corner;
North 36’59'44" East a distance of 114.24 feet to a one-half inch iron rod found at the
beginning of a tangent curve to the left whose chord bears North 18’56'05" East a
distance of 514.70 feet;
Along said tangent curve to the left having a radius of 830.00 feet, a central angle of
36’07'33", and an arc distance of 523.33 feet to a 5/8 inch iron rod found for corner;
39
North 00’52'12" East a distance of 60.08 feet to a 5/8 inch iron rod found for corner at
the beginning of a tangent curve to the right whose chord bears North 5’33'24" East a
distance of 125.83 feet;
In a northerly direction along said tangent curve to the right having a radius of 770.00
feet, a central angle of 9’22'24", and an arc distance of 125.97 feet to a five-eighths inch
iron rod found for corner at the beginning of a non-tangent curve to the right whose
chord bears North 36’11'13" East a distance of 20.14 feet;
In a northeasterly direction along said non-tangent curve to the right having a radius of
2100.01 feet, a central angle of 0’32'58", and an arc distance of 20.14 feet to a point for
corner at the beginning of a non-tangent curve to the left whose chord bears North
85’28'20" West a distance of 346.33 feet;
THENCE in a westerly direction along said non-tangent curve to the left having a radius
of 2000.05 feet, a central angle of 9’56'01", and an arc distance of 346.76 to the POINT
OF BEGINNING and containing 608.207 acres, more or less, Save and Except 21.338
acres.
Tract E – 88.709 acres
BEING a tract or parcel of land situated in the R. Allen Survey, Abstract number 5, the
R. Allen Survey, Abstract Number 17, the J. Henry Survey, Abstract Number 529, the J.
Michael Survey, Abstract Number 820, and the W. Medlin Survey, Abstract Number
829, in the Town of Trophy Club, Denton County, Texas, and being part of “Tract 8C”
called 97.4335 acres conveyed to Beck Properties Trophy Club, L.P. by deed recorded
in Clerk File Number 93-R0087516, Deed Records, Denton County, Texas, and being
more particularly described as follows:
COMMENCING at the northeast corner of The Quorum Condominiums, an addition to
the Town of Trophy Club recorded in Cabinet C, Slide 358, Plat Records, Denton
County, Texas;
THENCE South 34’27'24" West along the east line of said The Quorum Condominiums
a distance of 117.12 feet to a point for corner in the north line of a tract of land
conveyed to Clubcorp Golf of Texas, L.P. by deed recorded in Clerk File Number 00-
00131448, Deed Records, Denton County, Texas;
THENCE along the north line of said Clubcorp Golf of Texas, L.P. tract, the following
calls:
North 83’14'41" East a distance of 653.82 feet to a point for corner;
North 62’14'36" East a distance of 122.55 feet to a point for corner;
40
North 50’29'36" East a distance of 120.90 feet to a point for corner at the most westerly
southwest corner of Lot 1, Block 2 The Fourth Nine At Trophy Club, an addition to the
Town of Trophy Club recorded in Cabinet M, Slide 148, Plat Records, Denton County,
Texas;
THENCE along the south line of said Lot 1, Block 2 The Fourth Nine At Trophy Club,
the following calls:
South 78’29'24" East a distance of 110.00 feet to a point for corner;
South 44’47'48" East a distance of 498.14 feet to a point for corner;
South 85 06'19" East a distance of 188.01 feet to the POINT OF BEGINNING;
THENCE 56’41'36" East continuing along the south line of said Lot 1, Block 2 The
Fourth Nine At Trophy Club a distance of 177.29 feet to a one-half inch iron rod with cap
found at the most easterly southeast corner of said Lot 1, Block 2 The Fourth Nine At
Trophy Club;
THENCE along the south and east line of said Lot 1, Block 2 The Fourth Nine At Trophy
Club, the following calls:
North 33’18'24" West a distance of 120.00 feet to an iron rod with cap found for corner;
South 56’41'36" West a distance of 80.00 feet to an iron rod with cap found for corner;
North 33’18'24" West a distance of 519.80 feet to an iron rod with cap found for corner;
North 04’18'24" West a distance of 743.13 feet to an iron rod with cap found for corner;
North 21’14'03" West a distance of 601.04 feet to an iron rod with cap found for corner;
North 68’57'37" West a distance of 175.88 feet to an iron rod with cap found at the most
northerly northeast corner of said Lot 1, Block 2, The Fourth Nine At Trophy Club;
South 55’36'30" West a distance of 267.82 feet to an iron rod with cap found at the
northwest corner of said Lot 1, Block 2, The Fourth Nine At Trophy Club;
THENCE North 66’45'10" West departing the northwest corner of said Lot 1, Block 2,
The Fourth Nine At Trophy Club a distance of 118.39 feet to an iron rod with cap found
in the south line of Lot 2, Block 2, of said The Fourth Nine At Trophy Club;
THENCE along the south and east line of said Lot 2, Block 2, The Fourth Nine At
Trophy Club, the following calls:
North 55’36'25" East a distance of 262.29 feet to an iron rod with cap found for corner;
41
North 37’16'43" East a distance of 408.19 feet to a five-eighths inch iron rod found for
corner;
North 38’09'25" East a distance of 509.37 feet to an iron rod with cap found for corner;
North 62’19'57" East a distance of 403.36 feet to an iron rod with cap found for corner;
North 89’26'36" East a distance of 110.02 feet to a point for corner at the southeast
corner of said Lot 2, Block 2, The Fourth Nine At Trophy Club;
North 00’33'24" West a distance of 250.00 feet to an iron rod with cap found at the
northeast corner of said Lot 2, Block 2, The Fourth Nine At Trophy Club;
THENCE North 89’26'36" East departing the east line of said Lot 2, Block 2, The Fourth
Nine At Trophy Club a distance of 70.00 feet to an iron rod with cap found at the
northwest corner of Lot 3, Block 2, of said The Fourth Nine At Trophy Club;
THENCE along the west and south line of said Lot 3, Block 2, The Fourth Nine At
Trophy Club, the following calls:
South 00’33'24" East a distance of 250.00 feet to an iron rod with cap found for corner;
North 89’26'36" East a distance of 940.00 feet to an iron rod with cap found for corner;
South 28’01'52" East a distance of 140.57 feet to an iron rod with cap found for corner;
South 38’36'14" West a distance of 500.16 feet to an iron rod with cap found for corner;
South 34’01'21" West a distance of 500.40 feet to an iron rod with cap found for corner;
South 05’29'13" East a distance of 206.91 feet to an iron rod with cap found for corner;
South 52 04'42" East a distance of 308.52 feet to an iron rod with cap found for corner;
South 00’22'41" West a distance of 54.87 feet to an iron rod with cap found at the
southwest corner of said Lot 3, Block 2, The Fourth Nine At Trophy Club;
South 89’37'19" East a distance of 50.00 feet to an iron rod with cap found at the
southeast corner of said Lot 3, Block 2, The Fourth Nine At Trophy Club;
THENCE South 00’22'41" West departing the south line of said Lot 3, Block 2, The
Fourth Nine At Trophy Club a distance of 90.00 feet to an iron rod with cap found at the
northeast corner of Lot 4, Block 2, of said The Fourth Nine At Trophy Club;
THENCE along the west and north line of said Lot 4, Block 2, The Fourth Nine At
42
Trophy Club, the following calls:
North 89’37'19" West a distance of 50.00 feet to an iron rod with cap found for corner;
South 00’22'41" West a distance of 54.68 feet to an iron rod with cap found for corner;
South 17’10'44" East a distance of 129.53 feet to an iron rod with cap found for corner;
South 67’49'36" West a distance of 664.92 feet to an iron rod with cap found for corner;
South 25’22'05" West a distance of 758.05 feet to an iron rod with cap found for corner;
South 33’18'20" East a distance of 251.74 feet to an iron rod with cap found at the
southwest corner of said Lot 4, Block 2, The Fourth Nine At Trophy Club in the south
line of a perpetual flowage easement recorded in Volume 464, Page 321, Deed
Records, Denton County, Texas;
North 56’41'36" East along the common boundary line between said perpetual flowage
easement tract and said Lot 4, Block 2, The Fourth Nine At Trophy Club a distance of
640.00 feet to a point at the most westerly southeast corner of said Lot 4, Block 2, The
Fourth Nine At Trophy Club in the southeast corner of a perpetual flowage easement
recorded in Volume 462, Page 422, Deed Records, Denton County, Texas from which a
concrete monument found bears North 1’18'11" East a distance of 0.86 feet;
THENCE departing the south line of said Lot 4, Block 2, The Fourth Nine At Trophy
Club and along the north line of said perpetual flowage easement tract, the following
calls:
North 75’22'36" East a distance of 120.89 feet to a point for corner from which a
concrete monument found bears North 14’54'20" West a distance of 0.74 feet;
South 78’46'24" East a distance of 393.24 feet to a concrete monument found for
corner;
North 33’08'36" East a distance of 299.10 feet to a concrete monument found for
corner;
South 74’10'24" East a distance of 958.80 feet to a concrete monument found for
corner;
South 10’12'24" East a distance of 221.55 feet to a concrete monument found for
corner;
THENCE North 58’14'36" East a distance of 105.24 feet to a point for corner in the west
line of Lot 1, Block 1, of said The Fourth Nine At Trophy Club;
43
THENCE along the west and south line of said Lot 1, Block 1, The Fourth Nine At
Trophy Club, the following calls:
South 34’59'13" East a distance of 92.19 feet to an iron rod with cap found for corner;
South 08’32'02" East a distance of 56.44 feet to an iron rod with cap found for corner;
South 40’03'13" East a distance of 34.00 feet to an iron rod with cap found for corner;
South 58’07'10" East a distance of 56.35 feet to an iron rod with cap found for corner;
South 34’59'13" East a distance of 345.32 feet to an iron rod with cap found for corner;
South 66’09'36" East a distance of 717.36 feet to an iron rod with cap found at the south
corner of said Lot 1, Block 1, The Fourth Nine At Trophy Club in the north line of said
Clubcorp Golf of Texas, L.P. tract;
THENCE along the north line of said Clubcorp Golf of Texas, L.P. tract, the following
calls:
North 67’38'33" West a distance of 1384.32 feet to an iron rod with cap found for corner;
North 62’57'33" West a distance of 641.35 feet to an iron rod with cap found for corner;
South 75’13'48" West a distance of 331.67 feet to an iron rod with cap found for corner;
South 61’56'48" West a distance of 876.80 feet to a point for corner;
North 11’01'02" West a distance of 104.10 feet to a point for corner;
North 11’54'37" East a distance of 40.71 feet to an iron rod with cap found for corner;
THENCE North 85’06'19" West a distance of 471.60 feet to the POINT OF BEGINNING
and containing 88.709 acres, more or less.
44
ZONE CHANGE EXHIBIT
45
EXHIBIT “B”
DEVELOPMENT STANDARDS
I. PROJECT LOCATION
The Highlands at Trophy Club consists of approximately 697.4 acres of land generally to the
north of Oakmont Drive, Oak Hill Drive and the Quorum Condominiums, east of The Lakes
Subdivision and Parkview Drive, south of the Corps of Engineer’s property, and west of the
Town’s eastern town limit.
46
II. PURPOSE AND INTENT
A. Purpose and Intent: The purpose of the district is to create a master planned
community featuring a mixture of housing types and commercial uses in a
manner that will encourage sustainable neighborhoods and attract investment to
the area.
1. The purpose of this district is:
a. To provide development and land use flexibility within the
framework of a Planned Development zoning district.
2. The intent of this district is:
a. To design streets and buildings which will contribute to creating
safe neighborhoods.
b. To provide an attractive environment for pedestrians which include
such things as buildings framing public space, street trees, lighting
and canopies that will attract pedestrians.
c. To contribute to the definition and use of public parks and plazas.
3. The Highlands at Trophy Club PD is intended to provide the community
with a mixture of housing types in a pattern and amount that will
encourage sustainable neighborhoods and development.
4. The Highlands at Trophy Club Concept Plan delineates the boundaries of
the respective neighborhood areas (Exhibit A). The Development and
Design Standards shall apply to the entire Highlands at Trophy Club
District unless indicated otherwise. Housing mix, street types, building
types and frontage standards for any particular area shall be controlled by
the neighborhood areas delineated on the plan.
B. Applicability: This Ordinance shall apply to all development within the PD
boundaries. Unless otherwise stated herein, all ordinances of the Town shall
apply to The Highlands at Trophy Club.
47
III. DEFINITIONS
Accessory Building: A subordinate building or structure of masonry and/or wood
construction that is detached from the main building and customarily incidental to the
principal building.
Block: A continuous street edge along any one side, between any intersections with a
Street, Mews, or Court.
Court: A street with buildings fronting across the street from a central green or open
space.
Covered Front Porch: An area of at least 60 S.F. covered by the main roof or an
architectural extension.
Gifts to the Street: Building enhancements that improve the feel and experience of the
street, including porches, stoops, bay windows, balconies, masonry clad chimneys,
attached pergolas and colonnades.
Green: A publicly accessible space with turf and landscaping fronted by buildings either
directly or across the street.
Kiosk Sign: A sign that contains individual panels and that is generally used to provide
direction to residential subdivisions from major thoroughfares or to provide direction to
schools, amenities, information centers, community facilities and neighborhoods within a
residential subdivision.
The Highlands at Trophy Club Concept Plan (Exhibit A): The graphic plan for The
Highlands at Trophy Club that establishes and delineates the respective PD sub-districts
such as the Village Center and other Neighborhoods.
Public Open Space: Whether maintained by the school district through a joint use
agreement, private association or public improvement district, publicly accessible parks,
greens, squares, courtyards, plazas, parkways, medians, commons and tot lots, shall
constitute Public Open Space.
Pull Through Garage: A garage that is sited at the rear of a lot and behind the principal
structure that requires a driveway adjacent to the principal structure to connect the
garage with the street fronting the principal structure.
Shall: A term requiring compliance.
Shared Parking: Parking areas that provide parking for multiple commercial sites or
pads.
Should: A term encouraging compliance.
Side Street: A street that principally is fronted by the side of a residential or commercial
building on a corner lot and may facilitate alley ingress/egress.
48
Transparency: Windows, glass doors and other clear façade treatments that provide a
sense of openness to a structure.
“Zero” Lot Line: The utilization of a side yard minimum lot dimension that enables the
opposing side façade to act as a privacy wall for the subject residence.
Townhome Structure: A structure containing no more than three (3) single family
attached dwelling units, each unit on a separately platted lot, which is joined to another
selling unit on one or more sides by a party wall or abutting walls.
49
IV. LOT TYPE REGULATIONS
The Highlands at Trophy Club will include a variety of lot types in order to achieve the
goals established for the district. The lot types and requirements for each shall be as
follows:
A. Lot Type 1:
1. Purpose: This lot type is designed to allow single family detached
dwellings on lots of not less than twelve thousand (12,000) square feet,
together with the allowed incidental and accessory uses.
2. Permitted Uses: Land use and structures shall comply with uses
permitted for single family residential districts in Section 13 of the Town of
Trophy Club Zoning Ordinance and in accordance with the following:
a. Accessory Uses: Accessory uses shall be permitted within Lot
Type 1 in accordance with the regulations provided in Section 35,
Accessory Structures.
b. Conditional Uses: Conditional uses may be permitted within the
Lot Type 1 in accordance with the regulations provided in Section
44, Conditional Use Permit.
c. Limitation of Uses: Any use not expressly permitted or allowed by
permit herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
50
Lot Size: 12,000 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed thirty-five percent (35%) of the total
lot area. Swimming pools and spas shall
not be included in determining maximum
building coverage.
Minimum Floor Area: The minimum square footage of a dwelling
unit, exclusive of garages, breezeways and
porches, shall be in accordance with the
following:
Type of Structure Golf Course Lots All Other Lots
One story residence 2,500 2,000
One and one half story or two
story residence
2,500* 2,000*
* Those residences with more than one (1) story shall have a minimum first floor area of 2,000
square feet. (Including garage area)
Front Yard: 25 feet minimum
Rear Yard: 25 feet minimum (No rear yard shall face
any street without approval from the
Planning and Zoning Commission; provided,
however, that this requirement shall not
apply where the rear yard of a lot abuts a
street which is contiguous to the perimeter
of the Town.)
Side Yard: 10 feet minimum; provided that the distance
between buildings and structures on
contiguous lots remains a minimum 20 feet,
the width of the side yard on one side may
be reduced to not less than 5 feet.
Side Yard Adjacent to Street: 20 feet minimum
Lot Width: 90 feet minimum; (measured at the
front building line)
Lot Width Adjacent to Side Street: 100 feet (measured at the front
building line)
Lot Depth: 110 feet minimum
Lot Depth (corner or cul-de-sac lot): 100 feet minimum
51
Garage: May not face front street unless set
back at least 30 feet from main
façade; may not face side street
unless set back 50 feet from side
street.
52
B. Lot Type 2:
1. Purpose: This lot type is designed to allow single family detached
dwellings on lots of not less than ten thousand (10,000) square feet,
together with the allowed incidental and accessory uses.
2. Permitted Uses: Land use and structures shall comply with uses
permitted for single family residential districts in Section 13 of the Town of
Trophy Club Zoning Ordinance and in accordance with the following:
a. Accessory Uses: Accessory uses shall be permitted within Lot
Type 2 in accordance with the regulations provided in Section 35,
Accessory Structures.
b. Conditional Uses: Conditional uses may be permitted within the Lot
Type 2 in accordance with the regulations provided in Section 44,
Conditional Use Permit.
c. Limitation of Uses: Any use not expressly permitted or allowed by
permit herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot Size: 10,000 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed thirty-five percent (35%) of the total
lot area. Swimming pools and spas shall
not be included in determining maximum
building coverage.
53
Minimum Floor Area: The minimum square footage of a dwelling
unit, exclusive of garages, breezeways and
porches, shall be in accordance with the
following:
Type of Structure Golf Course Lots All Other Lots
One story residence 2,250 2,000
One and one half story or
two story residence
2,250* 2,000*
* Those residences with more than one (1) story shall have a minimum first floor area of 2,000
square feet. (Including garage area)
Front Yard: 25 feet minimum
Rear Yard: 25 feet minimum (No rear yard shall face
any street without approval from the
Planning and Zoning Commission; provided,
however, that this requirement shall not
apply where the rear yard of a lot abuts a
street which is contiguous to the perimeter
of the Town.)
Side Yard: 7.5 feet minimum; provided that the
distance between buildings remains a
minimum of 15 feet, the width of the side
yard on one side may be reduced to not
less than 5 feet
Side Yard Adjacent to Street: 15 feet minimum
Lot Width: 80 feet minimum (measured at the
front building line)
Lot Width Adjacent to Side Street: 90 feet minimum (measured at the
front building line)
Lot Depth: 110 feet minimum
Lot Depth (corner or cul-de-sac lot): 100 feet minimum
Garage: May not face front street unless set
back at least 30 feet from main
façade; may not face side street
unless set back 50 feet from side
street.
54
C. Lot Type 3:
1. Purpose: This lot type is designed to allow single family detached
dwellings on lots of not less than eight thousand, four hundred (8,400)
square feet, together with the allowed incidental and accessory uses.
2. Permitted Uses: Land use and structures shall comply with uses
permitted for single family residential districts in Section 13 of the Town of
Trophy Club Zoning Ordinance and in accordance with the following:
a. Accessory Uses: Accessory uses shall be permitted within Lot
Type 3 in accordance with the regulations provided in Section 35,
Accessory Structures.
b. Conditional Uses: Conditional uses may be permitted within the Lot
Type 3 in accordance with the regulations provided in Section 44,
Conditional Use Permit.
c. Limitation of Uses: Any use not expressly permitted or allowed by
permit herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot size: 8,400 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed forty percent (40%) of the total lot
area. Swimming pools and spas shall not
be included in determining maximum
building coverage.
Minimum Floor Area: The minimum square footage of a dwelling
unit, exclusive of garages, breezeways and
porches, shall be in accordance with the
following:
55
Type of Structure Golf Course Lots All Other Lots
One story residence 2,000 1,800
One and one half story
or two story residence
2,000 1,800
Front Yard: 25 feet minimum
Rear Yard: 20 feet minimum (No rear yard shall face
any street without approval from the
Planning and Zoning Commission; provided,
however, that this requirement shall not
apply where the rear yard of a lot abuts a
street which is contiguous to the perimeter
of the Town.)
Side Yard: 6 feet minimum
Side Yard Adjacent to Street: 15 feet minimum
Lot Width: 70 feet minimum (measured at front
building line)
Lot Width Adjacent to Side Street: 80 feet minimum (measured at front
building line)
Lot Depth: 110 feet minimum
Lot Depth (corner or cul-de-sac lot): 90 feet minimum
Garage: May face front or side street.
Garage doors facing a street must
have one of the following:
1) Two (2) separate bays (minimum
of 6” separation).
2) Covered by a minimum 4’ deep
Porte-cochere or eave.
3) Set back 10’ minimum from main
façade
4) Architectural enhancements to
garage doors, which can include
decorative hardware, decorative
windows, or panel detailing.
56
D. Lot Type 4:
1. Purpose: This lot type is designed to allow single family detached
dwellings on lots of not less than seven thousand, two hundred (7,200)
square feet, together with the allowed incidental and accessory uses.
2. Permitted Uses: Land use and structures shall comply with uses
permitted for single family residential districts in Section 13 of the Town of
Trophy Club Zoning Ordinance and in accordance with the following:
a. Accessory Uses: Accessory uses shall be permitted within Lot
Type 4 in accordance with the regulations provided in Section 35,
Accessory Structures.
b. Conditional Uses: Conditional uses may be permitted within the
Lot Type 4 in accordance with the regulations provided in Section
44, Conditional Use Permit.
c. Limitation of Uses: Any use not expressly permitted or allowed by
permit herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot Size: 7,200 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed forty percent (40%) of the total lot
area. Swimming pools and spas shall not
be included in determining maximum
building coverage.
57
Minimum Floor Area: The minimum square footage of a dwelling
unit, exclusive of garages, breezeways and
porches, shall be in accordance with the
following:
Type of Structure Golf Course Lots All Other Lots
One story residence 2,000 1,650
One and one half story
or two story residence
2,000 1,800
Front Yards: Front yard setbacks shall vary and shall be
shown on the Final Plat for the subdivision.
To create a variety of front yards on each
street, a relatively equal number of lots shall
be platted with 20’, 23’, and 26’ minimum
front yards.
Rear Yard: 20 feet minimum (No rear yard shall face
any street without approval from the
Planning and Zoning Commission; provided,
however, that this requirement shall not
apply where the rear yard of a lot abuts a
street which is contiguous to the perimeter
of the Town.)
Side Yard: A minimum of five (5) feet on each side.
Side Yard Adjacent to Street: 15 feet minimum
Lot Width: 60 feet minimum (measured at front
building line)
Lot Width Adjacent to Side Street: 70 feet (measured at front building
line)
Lot Depth: 100 feet minimum
Lot Depth (corner or cul-de-sac lot): 85 feet minimum
58
Garages: May face front or side street. At
least 75% of garages shall be set
back 2’ from the main façade.
Garage doors facing a street must
have one of the following:
• Two (2) separate bays (minimum
6” separation).
• Covered by a minimum 4’ deep
Porte-cochere or eave.
• Set back 10’ minimum from main
façade
• Architectural enhancements to
garage doors, which can include
decorative hardware, decorative
windows, or panel detailing.
59
E. Lot Type 5:
1. Purpose: This lot type is designed to allow single family attached
dwellings (townhouse) on lots of not less than two thousand, five hundred
(2,500) square feet, together with the allowed incidental and accessory
uses.
2. Permitted Uses: Land use and structures shall comply with uses
permitted for single family residential districts in Section 13 of the Town of
Trophy Club Zoning Ordinance and in accordance with the following:
a. Accessory Uses: Accessory uses shall be permitted within Lot
Type 5 in accordance with the regulations provided in Section 35,
Accessory Structures.
b. Conditional Uses: Conditional uses may be permitted within the
Lot Type 5 in accordance with the regulations provided in Section
44, Conditional Use Permit.
c. Limitation of Uses: Any use not expressly permitted or allowed by
permit herein is prohibited.
3. Plan Requirements: No application for a building permit for the
construction of a building or structure shall be approved unless a plat,
meeting all the requirements of the Town of Trophy Club, has been
approved by the Town Council and recorded in the Denton County Plat
Record.
4. Height Regulations: No building shall exceed forty feet (40’) or two and
one-half (2-1/2) stories in height.
5. Area Regulations: The following minimum standards shall be required as
measured from property lines:
Lot Size: 2,500 square feet
Lot Coverage: The combined area covered by all main
buildings and accessory structures shall not
exceed seventy percent (70%) of the total
lot area. Swimming pools and spas shall
not be included in determining maximum
building coverage.
Minimum Floor Area: 1,350 square feet
60
Front Yard: Shall be 15’ or 20’ and alternate for each
townhome structure. The minimum front
building line for each lot shall be shown on
the Final plat for the Subdivision, to create a
variety of front yards on each street.
Rear Yard: 10 feet minimum (20 feet if alley served)
Side Yard: 0 feet
Side Yard Adjacent to Street: 10 feet minimum
Lot Width: 25 feet minimum
Lot Width Adjacent to Side Street: 35 feet minimum
Lot Depth: 100 feet minimum
Lot Depth (corner or cul-de-sac lot): 85 feet minimum
Spacing between Structures: 10 feet minimum
Length of Structures: Maximum three (3) units per
structure.
Appearance of Structures: All town home structures shall be
designed with the appearance of a
single family residential structure.
Garages: Must face a residential alley unless
approved otherwise on the Site Plan.
6. Screening Regulations: Lot Type 5 shall be screened from
thoroughfares. Screening materials shall be a combination of masonry,
wrought iron, and plant materials
61
TA
B
L
E
N
O
.
4
-
1
Su
m
m
a
r
y
o
f
L
o
t
T
y
p
e
R
e
g
u
l
a
t
i
o
n
s
Lo
t
Ty
p
e
Mi
n
.
Sq
u
a
r
e
Fo
o
t
a
g
e
Ty
p
i
c
a
l
Di
m
e
n
s
i
o
n
s
Mi
n
.
Wi
d
t
h
Mi
n
.
De
p
t
h
Ya
r
d
S
e
t
b
a
c
k
s
M
i
n
.
D
w
e
l
l
i
n
g
S
q
u
a
r
e
Footage
F
r
o
n
t
S
i
d
e
Si
d
e
A
d
j
a
c
e
n
t
To
S
t
r
e
e
t
Re
a
r
G
o
l
f
O
t
h
e
r
s
1
1
2
,
0
0
0
s
.
f
.
1
0
0
’
x
1
2
0
’
9
0
’
1
1
0
’
2
5
’
1
0
’
2
0
’
2
5
’
2,500 s.f 2,000 s.f.
2
1
0
,
0
0
0
s
.
f
.
8
0
’
x
1
2
5
8
0
’
1
1
0
’
2
5
’
7
.
5
’
1
5
’
2
5
’
2,500 s.f 2,000 s.f.
3
8
,
4
0
0
s
.
f
.
7
0
’
x
1
2
0
’
7
0
’
1
1
0
’
2
5
’
6
’
1
5
’
2
0
’
2
,
0
0
0
s
.
f
.
1
,
8
0
0
s
.
f
.
4
7
,
2
0
0
s
.
f
.
6
0
’
x
1
2
0
’
6
0
’
1
0
0
’
2
0
’
-
2
6
’
5
’
1
5
’
2
0
’
2
,
0
0
0
s
.
f
.
1
,
6
5
0
s
.
f
.
5
2
,
5
0
0
s
.
f
.
2
5
’
x
1
0
0
’
2
5
’
1
0
0
’
1
5
’
/
2
0
’
0
’
1
0
’
2
0
’
1
,
3
5
0
s
.
f
.
62
V. NEIGHBORHOOD REGULATIONS
A. Neighborhood 1:
Neighborhood 1 shall include the following four (4) lot types:
• Lot Types 1 and 2 shall be required along Trophy Club Drive and represent
approximately 18 lots with Lot Type 1 at the corner lots of the one-way courts
facing Trophy Club Drive.
• Lot Type 3 - Approximately 22 lots.
• Lot Type 4 - Approximately 175 lots.
Total Number of Lots: 215
B. Neighborhood 2:
Neighborhood 2 shall include the following three (3) lot types:
• Lot Types 1 and 2 shall be required along Trophy Club Drive and along the
golf course and represent approximately 53 lots with Lot Type 1 at the corner
lots of the one-way courts facing Trophy Club Drive.
• Lot Type 3 - Approximately 119 lots.
Total Number of Lots: 172
C. Neighborhood 3:
Neighborhood 3 shall include the following two (2) lot types:
• Lot Types 1 and 2 shall be required throughout the neighborhood and
represent approximately 152 lots with Lot Type 1 required at the corner lots of
the one-way courts facing Trophy Club Drive.
Total Number of Lots: 152
63
D. Neighborhood 4:
Neighborhood 4 shall include the following two (2) lot types:
• Lot Type 1 shall generally be located adjacent to the Golf Course and
represent a minimum of 72 lots.
• Lot Type 2 - Approximately 120 lots.
Total Number of Lots: 192
E. Neighborhood 5:
Neighborhood 5 shall include the following four (4) lot types:
• Lot Types 1 and 2 shall be required along Trophy Club Drive with Lot Type 1
required at the corner lots of the one-way courts facing Trophy Club Drive.
Lot Type 2 shall represent a minimum of 29 lots.
• Lot Type 3 - Approximately 97 lots.
• Lot Type 4 - Approximately 90 lots.
Total Number of Lots: 220
F. Neighborhood 6:
Neighborhood 6 shall include the following two (2) lot types:
• Lot Type 1 shall be located at the corner lots of the one-way courts facing
Trophy Club Drive and adjacent to the Golf Course between NH-4 and NH-6.
Lot Type 1 shall represent a minimum of 34 lots.
• Lot Type 2 - Approximately 151 lots.
Total Number of Lots: 185
G. Neighborhood 7:
Neighborhood 7 shall include the following two (2) lot types:
• Lot Type 3 - Approximately 150 lots.
• Lot Type 4 - Approximately 74 lots.
Total Number of Lots: 224
64
H. Neighborhood 8:
Neighborhood 8 shall include the following two (2) lot types:
• Lot Type 2 shall represent a minimum of 22 lots.
• Lot Type 5 shall represent a maximum of 171 lots.
Total Number of Lots: 193
Lot Type 5 shall be located in a private gated community. The streets and
common areas shall be private and maintained by a Homeowners Association.
I. Neighborhood 9:
Neighborhood 9 shall include the following lot type:
• Lot Type 1 - Approximately 44 lots.
Total Number of Lots: 44
The maximum number of lots permitted within the Highlands at Trophy Club PD District shall not
exceed 1,597 lots. The number of lots for any given lot type in a neighborhood can increase by
a maximum 5% but the total number of lots can not exceed 1,597 lots and the total number of
Lot Types 3-5 shall not exceed the totals listed in Table 5-1 (for each Lot Type individually). A
minimum of 168 of Lot Type 1 and a minimum of 531 of Lot Type 2 are required throughout the
Highlands of Trophy Club PD District.
65
TA
B
L
E
N
O
.
5
-
1
Ne
i
g
h
b
o
r
h
o
o
d
L
o
t
a
n
d
D
e
n
s
i
t
y
S
u
m
m
a
r
y
Ty
p
e
1
2
3
4
5
Mi
n
S
F
12
,
0
0
0
1
0
,
0
0
0
8
,
4
0
0
7
,
2
0
0
2
,
5
0
0
T
o
t
a
l
Gr
o
s
s
Ac
r
e
a
g
e
Ne
t
Ac
r
e
a
g
e
Gr
o
s
s
De
n
s
i
t
y
Net Density
NH
1
4
1
4
2
2
1
7
5
-
2
1
5
8
4
.
1
7
1
.
7
2
.
6
3
.
0
2
6
4
7
1
1
9
-
-
1
7
2
6
1
.
5
6
1
.
5
2
.
8
2
.
8
3
4
1
4
8
-
-
-
1
5
2
5
9
.
2
5
8
.
1
2
.
6
2
.
6
4
7
2
1
2
0
-
-
-
1
9
2
8
8
.
7
7
6
.
9
2
.
2
2
.
5
5
4
2
9
9
7
9
0
-
2
2
0
8
5
.
4
6
7
.
4
2
.
6
3
.
3
6
3
4
1
5
1
-
-
-
1
8
5
8
4
.
7
7
6
.
2
2
.
2
2
.
4
7
-
-
1
5
0
7
4
-
2
2
4
1
1
6
.
8
7
3
.
3
1
.
9
3
.
1
8
-
2
2
-
-
1
7
1
1
9
3
5
2
.
9
4
3
.
1
3
.
6
4
.
5
9
4
4
-
-
-
-
4
4
1
9
.
2
1
9
.
2
2
.
3
2
.
3
Pu
b
l
i
c
P
a
r
k
-
-
-
-
-
N
/
A
2
8
.
3
1
7
.
9
N
/
A
N
/
A
Re
s
i
d
e
n
t
i
a
l
T
o
t
a
l
16
8
5
3
1
3
8
8
3
3
9
1
7
1
1
,
5
9
7
6
8
0
.
8
5
6
5
.
3
2
.
3
2
.
8
Pe
r
c
e
n
t
a
g
e
10
.
5
%
3
3
.
2
%
2
4
.
3
%
2
1
.
2
%
1
0
.
7
%
1
0
0
.
0
%
-
-
-
-
Vi
l
l
a
g
e
C
e
n
t
e
r
-
-
-
-
-
N
/
A
1
6
.
6
1
6
.
6
N
/
A
N
/
A
To
t
a
l
1
,
5
9
7
6
9
7
.
4
5
8
1
.
9
N
/
A
N
/
A
No
t
e
s
:
1.
N
e
t
A
c
r
e
a
g
e
–
N
e
t
o
f
F
E
M
A
F
l
o
o
d
p
l
a
i
n
a
n
d
F
l
o
w
a
g
e
E
a
s
e
m
e
n
t
.
66
J. Village Center:
1. Permitted Uses:
a. Bakery
b. Bank
c. Barber or beauty salon
d. Bookstores
e. Cafes with or without patio
f. Community Facilities to include libraries
g. Day Care
h. Day spa (hair salon, facial treatment, massages)
i. Dry cleaning and laundry (pickup/drop-off only)
j. Financial institutions
k. Florist (no outdoor storage)
l. Furniture sales (no outside sales or display)
m. Kindergarten
n. Municipal facilities to include Fire, Police, and EMS
o. Pet services including veterinarian (without outdoor kennels)
p. Professional and administrative offices
q. Religious Institutions
r. Restaurants without drive-ins
s. Schools, Private or Public
t. Specialty Shops
2. Architectural and Site Design Standards:
These design standards shall apply to all Permitted Uses except Day
Care, Kindergarten, Schools (Private or Public), and Religious
Institutions. These uses shall meet the Town of Trophy Club design
requirements.
67
a. Building Walls and Roofs
1) An expression line shall delineate divisions between floors
of all buildings, and a cornice shall delineate the tops of
facades that do not utilize a pitched roof.
2) All buildings shall be designed such that no mechanical
equipment (HVAC, etc.) and satellite dishes are visible
from the public right-of-way or open space, whether the
equipment is located on the ground, exterior walls or the
roof. To screen rooftop mechanical equipment, other
appurtenances, and flat or built-up roofs, all structures
having a 6,000 square feet or less footprint shall be
constructed with a pitched roof. Those structures having a
footprint greater than 6,000 square feet shall be
constructed with either a pitched or parapet roof system
enclosed on all sides.
3) Mansard roofs and flat membrane-type roofs that are
visible from ground level are prohibited.
4) For retail storefronts, a transom, display window area and
bulkhead at the base shall be utilized.
5) Ground floor retail building plate heights should provide for
at least fourteen feet (14’) in height.
6) Generally, windows shall be oriented vertically.
68
7) Columns and piers generally shall be spaced no farther
apart than they are tall.
8) Transparency:
i. Each floor of any building façade facing a park,
plaza or street shall contain transparent windows
covering from fifteen percent (15%) to seventy-five
percent (75%) of the façade area.
ii. In order to provide clear views of merchandise and
to provide natural surveillance of exterior street
spaces, the ground-floor along the retail storefront
facade shall have transparent storefront windows
covering no less than fifty percent (50%) of the
façade area.
iii. Entryways recessed at least four feet (4’).
b. Permitted Finishes:
1) At least eighty percent (80%) of the exterior of all new
buildings (excluding doors and windows) shall be finished
in one or more of the following materials:
i. Brick, stone, cast stone, or stucco.
ii. Split face concrete block, poured-in-place concrete,
and tilt-wall concrete. It is the intent that any use of
concrete products shall have an integrated color
and be textured or patterned. Tilt-wall concrete
structures shall include reveals, punch-outs, or
other similar surface characteristics to enhance the
façade on at least twenty percent (20%) of each
façade.
iii. Side facades and rear facades shall be of finished
quality and of the same color and materials that
blend with the front of the building. Rear facades
may be painted tilt-wall or painted block matching
the same color of the rest of the building if the rear
façade faces an alley or is not viewable from a
public street or right-of-way.
69
2) To improve the pedestrian orientation, the ground floor of
commercial/retail buildings shall utilize a combination of
the following, unless otherwise approved by the Town:
i. Corbelling, molding, string coursing, ornamentation,
changes in material and color, or other sculpturing
of the base;
ii. Recessed windows or other techniques to
distinguish the windows in the façade such as
arches, pediments and mullions; and
iii. Entryways recessed at least four feet (4’).
3) The utilization of repetitive storefronts for “architectural”
consistency is discouraged in order to maintain an
interesting street experience; although the utilization of
common architectural elements shall be considered to
facilitate a certain level of functional continuity.
c. Building Orientation and Pedestrian Site Design:
1) Any building (excluding parking garages and other
accessory buildings) viewed from a public right-of-way or
public open space shall either face such right-of-way or
open space, or shall have a façade facing such area in
keeping with the character of the front façade, including
the utilization of similar fenestration and materials.
2) Pedestrian Elements
To improve the walkability and access of commercial and
retail areas, the following are encouraged in the site design
of a project:
i. Patio/café seating areas
ii. Bicycle racks
iii. Continuous walkways linking stores
vi. Shade provided by building orientation, canopies
and/or trees
vii. Decorative Trash receptacles
70
3) Parking Lot and Building Frontage Landscaping and
Design
i. A minimum of fifteen (15) square feet of
landscaping including tree islands for each parking
space shall be provided within the paved
boundaries of the parking lot, with the landscaped
areas protected by raised curbs except where
wheel stops are utilized at the front of parking
spaces along a landscaped median between
parking bays, and pavement no closer than three
feet (3’) from the trunk of trees.
ii. Landscaped islands of a minimum of five feet (5’) in
width and extending the entire length of the parking
stall generally shall be located at the terminus of all
parking rows and shall contain at least one three
inch (3”) caliper tree consistent with the Tree List in
Section VI – Development and Design Standards.
iii. Parking spaces shall be a minimum depth of 18
feet and a minimum width of 9 feet; to encourage
better shade patterns, parking bays shall be
separated by a minimum five foot (5’) wide
landscaped median (See illustration below), with
three inch (3”) caliper shade trees planted every
thirty feet and wheel stops placed so as to allow the
front of vehicles to encroach over the landscaped
median without hitting the trees.
71
iv. Foundation plantings are required for buildings or
groups of buildings greater than 40,000 square feet
and where the front building facade does not abut a
public sidewalk, including a 3.0 inch caliper shade
tree for every 10,000 square feet of gross building
area consistent with the Tree List as set forth in
Section VI. Small ornamental trees are permitted
on a ratio of 4 to 1 instead of 3.0 inch caliper shade
trees. This is intended to enhance the pedestrian
experience in front of larger buildings and to break
up large impervious surfaces between parking
areas and the building. Foundation planting trees
shall be planted within approximately 30 feet of the
front façade and are required in addition to any
street trees required herein. Tree grates shall be
utilized for trees planted less than four (4) feet back
of curb. Tree spacing shall not impede sign
visibility or pedestrian safety but shall be placed so
as to provide an effective shade environment in
front of the building.
d. Loading Areas and Trash Receptacles:
1) Loading and service areas shall be located at the side of or
in the rear of buildings. Every effort should be made to
reduce the need for segregated loading and service areas
by ensuring that deliveries are made off-hours. Such uses
as grocery stores, however, may require a loading dock
area. Where tractor/semi-trailer delivery may conflict with
72
land uses on or adjacent to the site, then the following
standards shall be followed:
i. Loading and service areas shall be located at the
side or rear of buildings.
ii. Off-street loading areas shall be screened from
view of any street public open space or adjacent
property.
iii. Loading areas shall be enclosed on three sides by
a wall or other screening device not less than 10
feet in height.
iv. Loading areas shall not be located closer than 50’
to any residential lot, unless wholly within an
enclosed building.
v. Screening materials shall be comprised of a wall
that has a similar finish to the primary structure, or
a combination of trees and shrubs that will result in
solid screening within 2 years.
vi. However, when adjacent to a residentially zoned
district a screening wall with landscaping shall be
used.
2. Trash/Recycling Receptacles:
i. Commercial trash/recycling containers shall be
located on the side or rear of the building and
screened from public view.
ii. Such containers shall be located at least 50’ away
from adjacent residential property lines.
73
iii. Such containers shall be screened on 4 sides,
using an enclosure that is 7’ tall or of a height that
is a minimum of 1’ above the top of the container,
whichever is taller. Screening shall be comprised of
brick, stone, reinforced concrete, or other similar
masonry materials that have a similar finish to the
primary finish; and all fence posts shall be rust-
protected metal, concrete based masonry or
concrete pillars.
iv. 6” concrete filled steel pipes shall be located to
protect the enclosure from truck operations.
v. Such container enclosures shall have steel gates
and tie-backs to secure them in an open position,
and fasteners to keep them closed.
vi. Screening shall be maintained at all times.
e. Signage
1) General: Signs shall be flat against the façade, projecting
from the façade or ground monument mounted. No signs
shall project above the façade unless approved as part of
a site plan as a “landmark sign” such as a theater marquee
or other special sign located in an prominent location and
intended to provide a special character to the district and
orientation to visitors.
2) Lighting: Signs shall generally be externally lit. Only
individual letters and symbols may be internally lit. Neon
signs shall be prohibited.
3) Finish Materials: Materials shall complement the
architecture of the building, and may include wood—
painted or natural; metal—copper, brass, galvanized steel;
painted canvas; paint; engraving directly on façade
surface; and brick or stone for monument signs.
4) Wall Signs:
i. One and a half (1.5) square feet of signage is
permitted for each linear foot of the primary facade
of the building, excluding wing walls. (E.g. a 100’
long building façade would allow for 150 square
feet of wall sign area on the building.)
74
ii. Only one building façade with a primary entrance
may be used to calculate wall signage.
iii. Wall signs may be placed on any face of the
building except if adjacent to a residential lot.
iv. Maximum area of any single sign mounted
perpendicular to a given façade shall not exceed 10
square feet unless it protrudes above the top of the
facade.
v. Protruding or hanging signs shall maintain a
minimum clear height of eight (8) feet above the
sidewalk.
5) Monument Signs:
i. Monument signs up to eight (8) feet in height are
the only permanent freestanding signs allowed.
ii. Maximum area of a monument sign shall be 96
square feet per sign face. Monument signs may
have only two (2) sign faces.
iii. If a Commercial Neighborhood extends over 1000
linear feet, then one monument sign per 500’ of
frontage is permitted. (E.g. a site with 1,000’ or
more of frontage may have two (2) monument
signs, a site with 1,500’ or more may have three (3)
signs, etc.).
iv. The structure of monument signs shall be
constructed of materials and colors utilized on the
primary building’s façade.
v. Monument signs must be spaced a minimum of two
hundred fifty feet (250’) apart, unless approved
otherwise at Detailed Site Plan.
6) Parking: Retail and office uses shall meet the Town’s
parking standards at the time of development.
75
VI. DEVELOPMENT AND DESIGN STANDARDS
A. Street Types: The following street types shall establish the criteria for streets
allowed within The Highlands at Trophy Club PD District. Section drawings for
each street type are illustrated in Exhibit B.
1. Trophy Club Drive (C4D – Major Collector, Divided, 90’ Right-of-Way).
Classification: Designed to handle the large volumes of traffic from one
area of Town to another and to serve as the major point of ingress/egress
to the Town. Direct residential driveway access is not allowed.
Public Right-of-Way Width: 90’
Design Speed: 40 m.p.h.
Pavement Width: Two (2) - 25’ B/B
Curb Radii: 30’
Minimum Centerline Radius for Curves: 700’
Minimum Tangent between Reverse Curves: 50’
Minimum Sidewalk Width: 4’
Landscape Median (Measured from Back-of-Curb): 18’ in Width
Parking: No parking allowed.
2. Minor Collector (C2U – Minor Collector, 60’ Right-of-Way)
Classification: Designed to carry neighborhood traffic to the major
collectors. Direct residential driveway access is not allowed.
Public Right-of-Way Width: 60’
Design Speed: 30 m.p.h.
Pavement Width: 41’ B/B
Curb Radii: 30’
Minimum Centerline Radius for Curves: 300’
Minimum Tangent between Reverse Curves: 50’
Minimum Sidewalk Width: 4’
Parking: Parking allowed on both sides of street.
3. Local Street (L2U – Local Street, 50’ Right-of-Way)
Classification: Designed to provide access to residential areas.
Public Right of Way Width: 50’
Design Speed: 30 m.p.h.
Pavement Width: 27’ B/B
Curb Radii: 25’
Minimum Centerline Radius for Curves: 300’
Minimum Tangent between Reverse Curves: 50’
Minimum Sidewalk Width: 4’
Parking: Allowed on both sides of street.
76
4. Local Two – Way Court, 40’ Right-of-Way.
Classification: Designed to provide access to residential areas. Use of
this street section is restricted to single loaded streets adjacent to open
space.
Public Right-of-Way Width: 40’
Design Speed: 30 m.p.h.
Pavement Width: 27’ B/B
Curb Radii: 25’
Minimum Centerline Radius for Curves: 300’
Minimum Tangent between Reverse Curves: 50’
Minimum Sidewalk Width: 4’
Parking: Allowed on one side only. Parking is prohibited on the side of
the street adjacent to open space.
5. Local One – Way Court, 35’ Right-of-Way.
Classification: Designed to provide driveway access for homes facing
Trophy Club Drive. Street is single loaded and has an open space buffer
between the street and Trophy Club Drive. Number of lots served by this
street section shall be limited to 30.
Public Right-of-Way Width: 35’
Design Speed: 20 m.p.h.
Pavement Width: 24’, or, 20’ with 4’
Hard Surface for Fire
Access
Curb Radii: TBD*
Minimum Centerline Radius for Curves: TBD*
Minimum Tangent between Reverse Curves: TBD*
Minimum Sidewalk Width: 4’
Parking: Allowed on one side only. Parking is prohibited on the side of
the street adjacent to open space.
6. Alley
Classification: Designed to provide driveway access for residential rear
entry homes. Permitted for Lot Type 5 only.
Public Right-of-Way Width: 17’
Design Speed: N/A
Pavement Width: 12’
Minimum Centerline Radius for Curves: TBD*
Minimum Tangent between Reverse Curves: TBD*
Curb Radii: TBD*
Parking: No parking allowed.
*To be determined at time of platting
77
Existing platted streets shall conform to the standards established in The
Highlands at Trophy Club Street Types when subject to redesign. However, this
will not change already-platted right-of-way.
The Town Engineer shall have the discretionary authority to consider and
approve exceptions to the Street Design Standards based on compelling
evidence of hardship on a case-by-case basis.
78
TA
B
L
E
N
O
.
6
-
1
Ro
a
d
w
a
y
S
t
a
n
d
a
r
d
s
St
r
e
e
t
T
y
p
e
De
s
i
g
n
Sp
e
e
d
*
St
r
e
e
t
RO
W
Wi
d
t
h
St
r
e
e
t
Pa
v
e
m
e
n
t
Wi
d
t
h
Pa
r
k
w
a
y
W
i
d
t
h
Cu
r
b
Re
t
u
r
n
Ra
d
i
i
Mi
n
i
m
u
m
Ce
n
t
e
r
l
i
n
e
Ra
d
i
i
Me
d
i
a
n
Wi
d
t
h
Min Tangent Between Reverse Curves
C4
D
-
M
a
j
o
r
C
o
l
l
e
c
t
o
r
40
9
0
'
2
-
2
5
'
1
1
'
3
0
'
7
0
0
'
1
8
'
5
0
'
C2
U
-
M
i
n
o
r
C
o
l
l
e
c
t
o
r
30
6
0
'
4
1
'
9
.
5
'
3
0
'
3
0
0
'
-
5
0
'
L2
U
-
L
o
c
a
l
S
t
r
e
e
t
30
5
0
'
2
7
'
1
1
.
5
'
2
5
'
3
0
0
’
-
5
0
'
Lo
c
a
l
T
w
o
-
W
a
y
C
o
u
r
t
30
4
0
'
2
7
'
11
.
5
'
(
o
n
e
s
i
d
e
on
l
y
)
25
'
3
0
0
’
-
5
0
'
Lo
c
a
l
O
n
e
-
W
a
y
C
o
u
r
t
30
3
5
'
2
4
'
*
*
10
'
(
o
n
e
s
i
d
e
on
l
y
)
TB
D
*
*
*
T
B
D
*
*
*
-
T
B
D
*
*
*
Re
s
i
d
e
n
t
i
a
l
A
l
l
e
y
-
1
7
'
1
2
'
2
.
5
'
T
B
D
*
*
*
T
B
D
*
*
*
-
T
B
D
*
*
*
No
t
e
s
:
*
D
e
s
i
g
n
S
p
e
e
d
d
o
e
s
n
o
t
i
m
p
l
y
s
p
e
e
d
l
i
m
i
t
.
S
p
e
e
d
L
i
m
i
t
s
e
t
i
n
a
c
c
o
r
d
a
n
c
e
w
i
t
h
T
o
w
n
o
r
d
i
n
a
n
c
e
.
*
*
O
r
2
0
’
w
i
t
h
4
’
H
a
r
d
Su
r
f
a
c
e
f
o
r
F
i
r
e
A
c
c
e
s
s
.
A
l
l
S
t
r
e
e
t
P
a
v
e
m
e
n
t
w
i
d
t
h
s
a
r
e
t
o
b
a
c
k
o
f
c
u
r
b
.
*
*
*
T
o
b
e
d
e
t
e
r
m
i
n
e
d
a
t
t
i
m
e
o
f
p
l
a
t
t
i
n
g
79
B. Accessory Structures: All development within The Highlands at Trophy Club
Planned Development District shall comply with Section 35 of the Town of
Trophy Club Zoning Ordinance in effect at the time of Town Council approval of
this ordinance.
Nothing in this ordinance shall be construed as preventing any Architectural
Control Committee with jurisdiction over any neighborhood from further restricting
permission, location, and type of any accessory structure.
C. Screening and Fences: All development within The Highlands at Trophy Club
Planned Development District shall comply with Section 45 of the Town of
Trophy Club Zoning Ordinance in effect at the time of Town Council approval of
this ordinance, with the following modifications:
1. Fencing on corner lots facing side streets shall be enhanced wooden
fences (board-on-board or other design, with a top cap). All enhanced
fencing within any neighborhood shall be consistent, and shall be
approved with the Detailed Site Plan.
2. Fencing facing open space, parks, floodplain, or flowage easement shall
be wrought iron (or tubular steel) as required by Town Ordinance, with the
exceptions of the following that may be solid wood fencing:
a) Facing gas well sites.
b) Facing active use park areas (ball fields, swim center,
neighborhood center, etc.)
c) Facing other areas specifically approved at the time of Detailed
Site Plan.
D. Landscape Standards: All development within The Highlands at Trophy Club
Planned Development District shall comply with Section 47 of the Town of
Trophy Club Zoning Ordinance in effect at the time of Town Council approval of
this ordinance.
1. Additional Requirements:
a. The median within Trophy Club Drive shall have trees, minimum
3” caliper, spaced at fifty foot (50’) intervals.
b. Common areas adjacent to streets shall have trees, minimum 3”
caliper, spaced at fifty foot (50’) intervals.
80
2. Tree Requirements:
A minimum of one (1) tree per 30’ of lot front yard width is required. Lot
Type 2 shall have a minimum of two (2) trees. Trees are allowed in the
parkway. Trees shall be a minimum 3” caliper and be one of the trees
listed below to count toward tree requirements.
Tree List
Bald Cypress
Bradford Pear
Cedar Elm
Chinese Pistachio
Homestead Elm
Lace Bark Elm
“Little Gem” Magnolia
Live Oak
October Glory Maple
Southern Magnolia
Texas Red Oak
E. Off-Street Parking Requirements: All development within The Highlands at
Trophy Club Planned Development District shall comply with Section 48 of the
Town of Trophy Club Zoning Ordinance.
F. Residential Architectural Standards:
1. Gifts to the Street: All buildings shall utilize at least three (3) of the
following design features to provide visual relief along the front of the
residence:
Architectural garage doors
Architectural pillars or posts
Bay window
Brick chimney on exterior wall (front of house)
Cast stone accents
Covered front porches
Cupolas or turrets
Dormers
Gables
Garage door not facing street
Metal roof accents
Multiple types of masonry materials
Recessed entries, a minimum of three (3) feet deep
8:12 Primary roof pitch
Separate transom windows
Variable roof pitch
Shutters
81
At least 20 percent of the houses constructed within each phase of the
Planned Development Site Plan shall have a covered front porch.
Buildings on corner lots shall be constructed with a Gift to the Street on
both the front and side street elevations.
2. Building Materials:
a. All residences shall be constructed primarily of masonry as set
forth below. Masonry shall be defined for The Highlands at
Trophy Club as brick, stone, and stucco. Other materials of equal
or similar characteristics may be allowed upon approval of the
Planning and Zoning Commission.
i. For one-story homes and for the first story of two-story
homes, 100% of all exterior wall surfaces shall be
constructed of masonry, excluding doors, windows, boxed
or bay windows, ornamental trim, dormers, areas under
covered porches one story in height, and other
architectural projections.
ii. For areas above the first story of two-story homes, a
minimum of 80% of all exterior wall surfaces shall be
constructed of masonry, excluding doors, windows, boxed
or bay windows, ornamental trim, dormers, areas above a
roof line, areas under covered porches not extending to
the first floor, and other architectural projections.
iii. For all homes, the front and street sides shall have 100%
of all exterior wall surfaces constructed of masonry,
excluding doors, windows, boxed or bay windows,
ornamental trim, dormers, areas above a roof line, area
under covered porches not extending to the first floor, and
other architectural projections.
b. Roofs shall be constructed of a process and of materials that shall
have a minimum installation and manufacture’s warranty of thirty
(30) years. Minimum roof pitch shall be a 6/12, except for the
roofs of sheds and porches. Seamless and standing seam metal
roofs are permitted provided that they are of architectural quality.
No wooden shingles shall be used on roofs.
3. Garages: All residential lots shall provide a two-car (or larger) garage.
The minimum dimension of two-car garages shall be 19.5’ in width and
21.5’ in depth.
Garages shall not face a golf course.
82
4. Signage in Residential Areas: Monuments signs at the entry-ways of
neighborhoods shall be allowed that conform to the monument standards
approved by the Town.
Ornamental hanging signs suspended from a decorative post shall be
allowed in lieu of monument signs for entry-ways of neighborhoods.
5. HVAC Screening: All buildings shall be designed such that mechanical
equipment (HVAC, etc.), excepting vents and stacks, is not visible from
the public right-of-way or open space, or is screened by two (2) or more
shrubs. The minimum height of shrubs at the time of installation/planting
shall be at least three feet (3’) in height.
6. Lighting: Street lights shall be installed and located as required by the
Town’s Subdivision Regulations.
Homeowner alley lighting shall be located on garage walls facing the
alley, shall be directed in a downward direction, and shall not exceed 100
watts.
Detailed typicals of streetlights shall be determined at the time of Planned
Development Detailed Site Plan.
7. Franchise Utilities: All franchise utilities shall be placed in the alley for Lot
Type 5.
8. Elevations: Single family house plans for Lot Types 1 – 4 shall vary from
lot to lot as follows:
a. The same floor plan with the same elevation shall be separated by
a minimum of three (3) lots on the same side of the street and by
a minimum of one (1) lot on the opposite side of the street.
b. The same floor plan with a different elevation shall be separated
by a minimum of one (1) lot on the same or on the opposite side of
the street.
83
VII. PARK AND OPEN SPACE REQUIREMENTS
The Highlands at Trophy Club Planned Development District contains approximately
115-acres of floodplain and flowage easement which will be dedicated to the Town and
maintained as public open space and utilized for passive uses including a trail system
with park benches. In addition to the floodplain and flowage easement area, a minimum
of three (3) public park sites shall be dedicated to the Town. The park sites within the
Highlands of Trophy Club shall be a minimum 10-acres and the total park dedication
shall be a minimum of 30-acres. A park site is proposed near Neighborhood 7 and
adjacent to the Village Center as shown on the Concept Plan. The park location, size
and configuration shall be approved by the Town with the Detailed Site Plan.
Conceptual park plans are included in Exhibit C. The existing 7-acre Beck Park shall
also be dedicated to the Town.
The Developer shall construct a trail system consisting of a 7' trail pathway through the
flowage easement that connects the proposed park sites. The Developer shall also
provide park benches and other improvements along the trail. Sidewalks internal to the
development will be used to connect the neighborhoods to the trail system. Where the
trail utilizes sidewalks within the development, the sidewalk pathway shall be at least 6'
wide. A Pathway Plan is included in Exhibit D.
Maintenance shall be provided for all public and semi-public places including roadway
medians and parkways by the Developer for 12 months.
Park Dedication Area Summary
Total Area Active Use Area Passive Use Area
Location (Acres) (Acres) (Acres)
Northwest Park Addition 13 11 2
Northeast Park 17 8 9
Beck Park 7 7
Open Space 115 115
Total: 152 26 126
84
VII. DEVELOPMENT SCHEDULE
Date Total Lots
2nd Quarter 2007 Deliver 300 Lots
2008 450
2009 600
2010 800
2011 1000
2012 1200
2013 1400
2014 1597
Home construction anticipated through the end of 2015.
85
EXHIBIT “C”
CONCEPT PLAN
• 697.4 Acre Concept Plan
• Village Center
86
87
88
EXHIBIT “D”
STREET TYPE EXHIBITS
• Trophy Club Drive – (C4D – Major Collector, Divided. 90’ Right-of-
Way)
• Minor Collector – (C2U – Minor Collector, 60’ Right-of-Way)
• Local Street – (L2U – Local Street, 50’ Right-of-Way)
• Local Two Way Court - (40’ Right-of-Way)
• Local One Way Court – (35’ Right of Way)
• Alley
89
90
91
92
93
94
95
96
97
EXHIBIT “E”
PARK CONCEPT PLANS
• Northeast Park
• Northwest Park
98
99
100
EXHIBIT “F”
PATHWAY PLAN
101
102
COUNCIL MEMORANDUM
From: The Office of the Town Manager Date: 5-8-2006
Subject: Agenda Item No.F.1
Adjourn.