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Action Items
A. Consider an Ordinance of the Town of Northlake, Texas, to amend the Pecan Square Mixed-Use Planned Development (MPD) Zoning, Ordinance No. 17-0413E, to revise the landscaping, setback, and fencing details along FM 407 and Cleveland-Gibbs Road for the approximately 160.374-acre tract of land situated in the A. McDonald Survey, Abstract No. 785, and generally located south of FM 407 at Faught Road. HP Gibbs, LP is the owner/applicant. Case # PD-23-003.
B. Consider an Ordinance of the Town of Northlake, Texas, to amend the Pecan Square Mixed-Use Planned Development (MPD) Zoning, Ordinance No. 17-0413C, to revise the landscaping, setback, and fencing details along FM 407 and Cleveland-Gibbs Road for the approximately 635.5-acre tract of land situated in the F.W. Thornton Survey, Abstract No. 1244, and the A. McDonald Survey, Abstract No. 785, and generally located west of Cleveland-Gibbs Road between FM 407 and Mulkey Lane. HP Gibbs, LP is the owner/applicant. Case # PD-23-004.
Staff stated that Action Items A. and B. are proposed amendments to the Pecan Square planned development. When Pecan Square was initially zoned, it was under three separate tracts of ownership, two of which include frontage on 407. Staff explained that within the planned development there were specific landscape setbacks and sidewalk requirements along Cleveland-Gibbs and FM 407.
Staff stated that TXDOT has plans to expand FM 407, which will require more right-of-way than originally anticipated. The additional ROW will need to come from the south side of 407 because of a water line on the north side. Staff explained that the Planning & Zoning Commission have concerns regarding the proximity of the shared use path.
Staff and Council requested alternatives of where the shared use path could potentially be set back further from the road and could include landscaping, trees and solid fencing.
Applicant has requested this item be continued as the Town works with TXDOT.
Council stated that there have been two meetings with TXDOT and Hillwood. Council confirmed that the water line is the main issue. Council stated that a plan is underway that will accommodate the Town’s requests and concerns to minimize the impact.
Staff explained the “Green Ribbon Landscaping Program” will commence once the project is nearing completion.
Council expressed concerns with who would be responsible for the irrigation, landscaping and sidewalk maintenance.
Staff stated the water line can be moved, but for the FM 407 project to move forward quickly and at less expense to the town, this was the more reasonable option.
Council expressed concerns about lighting and safety on the walkways along FM 407.
a. Public Hearing
To view the Public Hearing, navigate to Item 5.A. and 5.B. Click here.
b. Consider Approval
A motion was made to table Items A. and B. until the October 12th Town Council Meeting.
Approved by Council.
C. Consider an Ordinance of the Town of Northlake, Texas, to amend the Canyon Falls Mixed-Use Planned Development (MPD) Zoning, Ordinance No. 15-0326, to revise the boundaries of the zoning district, the development plan and certain development standards for that certain 58.094-acre tract of land located west of Cleveland-Gibbs Road and IH 35W and approximately 700 feet north of Westbridge Drive. NASH Canyon Falls LLC is the owner. Centurion American is the applicant/developer. McAdams is the planner. Case # PD-23-002.
Staff explained that this is a portion of the Canyon Falls planned development. Current zoning calls for mixed-use and mixed-use residential. This would allow for a mix of commercial uses, up to 300 residential units, and will be maxed out with the development of Livano Canyon Falls apartments on FM 1171.
Staff stated that this amendment proposes to provide for approximately 100 single family homes with the same standard as the adjacent Canyon Falls homes, will provide for 7.36-acres of commercial use between realigned Cleveland-Gibbs Road and I-35W, and will provide for up to 120 townhomes as a buffer between the single-family detached homes, major thoroughfares and commercial areas.
Staff explained that the P&Z considered the MPD amendment at the September 19, 2023 meeting with these conditions:
- The masonry screening wall will match the existing height and design of the adjacent Canyon Falls screening wall.
- A minimum 10’ construction easement with a 5’ maintenance easement to replace the existing wood fencing on adjacent property with the masonry screening wall.
- Provide shade trees along the east-west thoroughfare.
- Strike request to waive median spacing requirements of Engineering Design Manual (EDM).
Applicant stated that the project encompasses 58-acres. Applicant explained the intent in how the parcel would be designed; to create a diverse, high-quality housing option and to be thoughtful in how the land use is planned.
Applicant presented existing and proposed land-use maps and compared the two plans, where mixed-use and mixed-use residential have decreased and high-density residential has increased.
Applicant presented a detailed concept plan to Council, stating that Phase II will begin when existing gas wells are plugged. The proposal includes 100 single family lots and 118 proposed townhomes with the building up in density closer to the highway, which will provide a gradual transition. Applicant stated that the plan also includes 2.57-acres of open space.
Applicant stated that the proposed alignment of Cleveland-Gibbs Road will help with circulation in the area. The proposed bridge over I35W will eventually tie into the Denton Creek thoroughfare.
Applicant explained that the masonry screening would be a continuation of the existing screening wall. Wood fencing would separate single family lots and town homes.
Applicant reviewed the steps necessary to construct the proposed 6’ masonry screening wall and the proposed grading and drainage patterns. A proposed playground and dog park were also reviewed along with a map detailing how the existing trail system will connect to the proposed development.
Single family lot size was reviewed, comparing the proposed lot detail and the existing Canyon Falls plat. All dimensional requirements in the Planned Development will be maintained. A new use was introduced with the addition of townhomes. Applicant reviewed lot sizes and setbacks, highlighting that the units would have views into the street and open spaces.
Applicant reviewed development standards, stating that the property will have its own HOA. Amenity areas will be included and Cleveland-Gibbs will be improved along with the addition of a proposed collector road.
Resident feedback was conducted through neighborhood meetings and property owner surveys. The first meeting was conducted in early September where developer gave an overview of the entire development to neighboring residents. 28 surveys were mailed to neighbors who directly back the proposed development.
Another meeting was held on September 27th for adjacent property owners, which allowed for all residents that back the proposed development to ask questions, express concerns and better understand the proposal. Applicant presented and discussed survey questions and FAQs from the residents in the adjacent neighborhood.
Council expressed concerns over sacrificing high-density housing over commercial uses and traffic.
Council questioned whether the HOA would be integrated with the Flower Mound development and whether residents would have access to pool amenities.
Council stated that residents expressed that they did not want three story apartments adjacent to their neighborhood, nor do they want the traffic apartments would generate. Residents expressed that a residential development is preferable to a commercial project on the east side of Cleveland-Gibbs.
Applicant addressed traffic concerns and timeline, stating that with approval, dirt work could take place late next year with residents occupying homes mid-year 2025.
Council clarified that if this property is not developed as residential, the property owner has the option to look for commercial developers.
a. Public Hearing
To view the Public Hearing, navigate to Item 6. Click here.
b. Consider approval
The Town Council convened into Executive Session.
Applicant revised their plans to include 40-foot lots and additional commercial.
A motion was made to table this item until the October 12th Town Council meeting.
Approved by Council.
D. Consider an Ordinance of the Town of Northlake, Texas, amending the Adopted Budget for Fiscal Year October 1, 2022, through September 30, 2023; providing that expenditure for the said fiscal year shall be made in accordance with the said Amended Budget.
Staff explained that this is a clean-up amendment. It accounts for all changes during the year. These changes fall under three categories:
- Timing of expenses across multiple fiscal years
- The need for expedited replacement of assets
- Changes in accounting
Staff stated that the total budget amendment is $1,567,300, presented a summary of projects and described how they will be funded.
Approved by Council.
The Town Council convened into Executive Session with no anticipated action items.
Meeting was adjourned.
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