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HomeMy WebLinkAbout1996-11-19 PLANNING AND ZONING COMMISSION NOVEMBER 19, 1996 MINUTES The Pre-Commission meeting of the Planning and Zoning Commission was called to order by Chairman Ronald Young at 5:30 p.m., in the downstairs Administration Building Conference Room. Six members of the Planning and Zoning Commission were in attendance. PLANNING AND ZONING COMMISSION CONSIDERATION OF SCHEDULED ITEMS - COUNCIL CHAMBERS. Chairman Ronald Young called the Planning and Zoning Commission meeting to order at 7:00 p.m. for the consideration of scheduled items. He stated there were six members of the Planning and Zoning Commission present. Commissioner Zahn was absent. Furthermore, the agenda for this meeting had been properly posted in accordance with applicable law. MEMBERS & STAFF PRESENT MEMBERS ABSENT Chairman Ronald Young George Zahn Keith Eggers Robert McMillon Nancy Bright Joy Shuler Billy Owens Bo Bass, Deputy Director of Development Rod Tyler, City Planner Andrea Baxter, Assistant City Engineer Barbara Chambers, Development Office Supervisor Donna Brown, Development Office Technician Carl Tyson, Council Member VISITORS PRESENT: Joel Goldstein Walter Elliott Robert Jebavy Doug Loudenslager Michael Galligan Bill Pasteur Cecelia and Felipe De La Mora PLANNING AND ZONING COMMISSION MEETING - PAGE TWO NOVEMBER 19, 1996 PLEDGE OF ALLEGIANCE AND INVOCATION: The Pledge of Allegiance was given by Commissioner Eggers and the invocation was given by Commissioner McMillon. APPROVAL OF MINUTES Commissioner Shuler made the motion to approve the minutes of the November 5, 1996, Planning and Zoning Commission meeting and the November 5, 1996, Capital Improvements Advisory Committee meeting minutes as presented. The motion was seconded by Commissioner McMillon. The vote was as follows: Ayes: Commissioners Owens, Eggers, Shuler, Bright, McMillon, Young Nays: None The motion carried. REGULAR AGENDA ITEM I. CONTINUATION OF PUBLIC HEARING - SPECIFIC USE PERMIT - #96- �, 38-SUP - ZONE SYSTEMS (TABLED FROM 11-5-96) Request of Skip Ogle, for Sprint Spectrum, PCS, for a proposed 130' communication tower within the PD 621 Zoning District located at 2019 W. Airport Freeway, J.I. Case Addition, Block 1, Lot 1 Rod Tyler, Planning Services Manager, stated this request was tabled at the previous Planning and Zoning Commission meeting. Mr. Ogle had fax the Commissioners a letter requesting to table consideration of the referenced SUP. The letter stated they had pursued antenna placement on an existing building located west of the request site. Chairman Young stated there had been a Public Hearing opened and closed at the previous P&Z meeting. There was no one present to speak regarding this matter and Chairman Young withdrew the case. ITEM II. PUBLIC HEARING - SPECIFIC USE PERMIT - #96-31-SUP - FOR A USED CAR LOT Request of Felipe De La Mora, for a proposed lot for used car sales within the C-2 (Community Business District) located at 840 S. Industrial Blvd., Kwik Change Addition, Block 1, Lot 1 PLANNING AND ZONING COMMISSION MEETING - PAGE THREE NOVEMBER 19, 1996 NNW Rod Tyler, Planning Services Manager, introduced Specific Use Permit#96-31-SUP and gave the location. He stated the Development Review Committee had reviewed the request and found that some of the conditions for approval had not been adequately addressed and therefore, recommended denial. The property is currently zoned C-2 and the applicant wished to install a car lot on the southern portion of the parcel. In order for the Commission to recommend approval to the City Council, the thirteen Permit Evaluation Criteria must be satisfied. Chairman Ron Young explained the rules governing a Public Hearing and then opened the Public Hearing. Cecelia De La Mora stated she and her husband Felipe had started the Pro-Active, Inc., approximately three years ago. She stated it was a full service automotive shop and they have given quality service to their patrons. They would like the opportunity to expand to allow for productive business during the slower periods of the year. She stated the automotive division would allow them to sell good condition used cars. There would be 11 vehicles for sale on the used car lot. Chairman Young asked for any proponents or opponents that would like to speak. There being none, he closed the Public Hearing. Commissioner Shuler had questions regarding Bo Bass' letter of November 15, 1996, to the P&Z Commissioners referencing the right-of-way acquisition on FM 157 and the applicant not responding to the request. Mr. Tyler stated FM 157 is planned for widening and the applicant was asked to contact the highway department and show the proposed right-of-way lines to see what the overall impact would be on this development. The applicant choose not to show it on the drawing. Commissioner McMillon felt the site was too small for an addition to the business. He had concerns approving used car sales on a major entry way into the City. He stated he agreed with the staff's recommendation and he felt this request was not the highest and best use for the property. Commissioner Eggers stated he had visited the applicant's location and the area that has been determined "the grassy area" has vehicles parked in the area. He felt as business increased, the entire grassy area would be turned into a parking lot. His other concern was the 55 gallon drums that are stored behind the building with oil, filters or some other chemicals causing stains. Chairman Young stated he had expressed his concerns and opposition with a used car lot on Hwy. 10 at the last request. He stated he still maintains that he is not in favor of re-cycling buildings for developments of this type. He stated based on the Permit PLANNING AND ZONING COMMISSION MEETING - PAGE FOUR NOVEMBER 19, 1996 Evaluation Criteria, he concurred with City Staff based on Items #1 and #2 - Zoning District Compliance and Location and Configuration of Land Use. He also stated his opposition based on Item #5 - Safe and Convenient Traffic Circulation. Commissioner Owens stated he was proud of the applicants for taking an existing building and improving it. He made reference to the wrecker service already being in business and negotiating an easement on the south side of the building. The staff agreed at the time there would be a drainage ditch on the side which would have been the place for this applicant to expand to make a separate business. He stated he could not disagree with staff's recommendation, but he could not disagree with a small business within the city trying to do something that would elevate portions of the City that have not developed. Commissioner Owens stated he would like to see restaurants and other businesses develop in the area, however, there is a wrecker service and sheet metal union and across the street is a used car lot in Fort Worth. He stated he would not go against the staff's recommendation, however, he would abstain from voting. Commissioner McMillon made the motion to deny Specific Use Permit#96-31-SUP based on City Staff's recommendation that the request does not meet the Permit Evaluation Criteria as outlined in City standards in Items #1, #2, #3, #5, #9, #11. Commissioner Eggers seconded the motion. The vote was as follows: Ayes: Commissioners McMillon, Eggers, Shuler, Bright, Young Nays: None Abstentions: Commissioner Owens The motion carried. ITEM III. PUBLIC HEARING - ZONING CHANGE FROM L-1 TO PD - #96-21-ZC Request of Bill Pasteur, with Quadrangle Development Company, for a change in zoning on 5.43 acres from its present zoning of L-1 (Limited Industrial) district to PD (Planned Development) for small lot single family development (5.13 units per acre) generally located East of International Drive at Sixpence Lane Rod Tyler, Planning Services Manager, presented the zoning change to the Commissioners and gave the general location. He stated the Development Review Committee had reviewed the case and recommended approval. He stated this area shows on the Comprehensive Land Development Plan as low density residential. The property to the north is zoned I-1 and to the east and south is zoned L-1 and to the west is R-1. According to the UDC, the City Council may modify or wave the minimum .1111. PLANNING AND ZONING COMMISSION MEETING - PAGE FIVE NOVEMBER 19, 1996 development standards in consideration for superior site development standards. According to the plans submitted by the applicant, the proposed development will comply with all the R-1 L (Single Family Limited Dwelling District) with the exception of the maximum density permitted and the minimum lot width. In excess of the R-1 L standards, the applicant has committed to more landscaping on the entry way and individual lots, irrigating all common open spaces and focal points. He stated the Development Review Committee thought the standards proposed by the applicant appear to be superior to the R1-L standards. Chairman Young explained the rules and procedures for conducting a Public Hearing and then opened the Public Hearing. Walter Elliott, P.E., Elliott& Hughes, represented Quadrangle Development Company and Mr. Bill Pasteur. He stated Mr. Pasteur was the President of Quadrangle Development Company in Euless. He informed the Commissioners they were requesting a zoning change. Mr. Elliott stated the site plan was inter-related in the overall picture of the request. Mr. Bill Pasteur, President Quadrangle Development Company, stated his company had been active for more than 25 years in the City of Euless. Mr. Pasteur's partner in this development is Mr. J.B. Sandlin. Mr. Pasteur stated Quadrangle Development had developed several subdivisions in the City of Euless. He stated his concerns regarding the property remaining Limited Industrial. He stated the surrounding property is in the same set of circumstances and he did not feel it could be marketed as Limited Industrial. Mr. Pasteur introduced Mr. Marvin Smith as the builder for the subdivision. He explained the property is unproductive and has been on the tax rolls for$200,000 and upon building out the five acres could produce approximately $4,000,000 in ad valorem tax. The subdivision should take about one year to complete and the families that would purchase the homes would have an average income of $45,000 per year. Mr. Pasteur explained the amenities that would be offered in the subdivision. Chairman Young asked for any opponents to the request to speak before the Commissioners. Mr. Joe Goldstein, University Texas at Arlington, represented Dr. Leven Van Reet whose property is adjacent to the proposed subdivision and is also zoned Limited Industrial. On behalf of Dr. Van Reet, he stated his client and Mr. Pasteur had discussed the cost of the masonry wall that would be required. He stated he was both for and against the project because of the cost. He stated the masonry wall would be approximately 1,000 linear feet of wall when Dr. Van Reet constructs his development. He stated Dr. Van Reet does not support the request, but also does not oppose it. PLANNING AND ZONING COMMISSION MEETING - PAGE SIX NOVEMBER 19, 1996 Mr. Mike Galley, 406 Emerson, had questions regarding the proposed subdivision and the houses being one story or two story. He was informed the R1-L zoning allowed two story homes to be built. Mr. Pasteur stated they would be allowed to build two story home, however, the odds are greater for one story homes to be built. He stated the lots were 117' deep and if a two story home was built, they would not be right up on the adjoining lots or homes. He stated that he and Dr. Van Reet had been in contact for the past six months. He stated it had only been in the last few days that he learned of Dr. Van Reet's concern regarding the masonry wall. Mr. Pasteur stated, at this point, he did not know if the masonry wall was even a applicable situation with Dr. Van Reet. There being no further proponents or opponents, Chairman Young closed the Public Hearing for discussion among the Commissioners. Commissioner Eggers stated he felt the proposed development was an appropriate use for the property. He stated he would have liked for the property to be larger. Commissioner Bright stated she felt the zoning was the best use for the property and proposed homes looked very nice. Commissioner McMillon stated he concurred with the other Commissioners that the property needed to be developed with housing. He also stated the lot was a small linear lot that did not lend itself to much flexibility. Commissioner Shuler stated she was pleased the zoning request was for R1-L instead of L1 because she would rather see single family homes instead of industrial. Commissioner Owens stated he felt the zoning request was an appropriate use. Chairman Young stated he was in agreement with the Planned Development approach to the property. He stated the use is consistent with the recommendation to City Council for the Comprehensive Land Use Development Plan. He asked Mr. Pasteur questions concerning the development standards on the PD Narrative. He stated the narrative states they would be developing according to R1-L standards with the following exceptions: An increased density - they want lots that are a foot narrower than called for - 49' instead of 50' lots. Chairman Young asked if they planned on maintaining R1-L lots area of 5,500 sq. ft. outside the access easement or was it included in the easement. It was determined after discussion among the Commissioners that several lots were below the minimum 5,500 sq. ft. lots if the street was not included in the calculations. Chairman Young stated he wanted the Commissioners to be aware, if anything happened in the future where the City took over the street and the easement was right-of-way, there would be a lot of substandard lots according to the R1-L standards in the subdivision. Commissioner Owens made the motion to recommend approval for the Zoning Case#96- 21-ZC request from L1 to PD. The motion was seconded by Commissioner Shuler. The vote was as follows: PLANNING AND ZONING COMMISSION MEETING - PAGE SEVEN NOVEMBER 19, 1996 AISIO Ayes: Commissioner Owens, Shuler, McMillon, Bright, Young, Eggers Nays: None The motion carried. ITEM IV. PUBLIC HEARING - SPECIFIC USE PERMIT - #96-37-SUP - (PD, PRIVATE STREETS GATED DEVELOPMENT) Request of Bill Pasteur, with Quadrangle Development Company, for a Specific Use Permit for Single Family homes in a Planned Development District having limited access and served by private streets. Rod Tyler, Planning Services Manager, stated this case had the same applicant as the Zoning Case which was Mr. Bill Pasteur. The Specific Use Permit request is to allow for private streets, gated community and the execution of a planned development. This property had been recommended for approval to Planned Development and in order to execute the Planned Development, the applicant had submitted a Specific Use Permit. The two cases came before the Planning and Zoning Commission simultaneously. The Development Review Committee had reviewed the case and found it to be consistent with the Specific Use Permit Evaluation Criteria standards and therefore, recommended approval. Chairman Young explained the rules and procedures for conducting a Public Hearing and then opened the Public Hearing. Mr. Bill Pasteur, President Quadrangle Development Company, stated he hoped the Commissioners would approval the SUP because the PD would not be helpful without the SUP. He stated he would be available for any further questions. Chairman Young asked for any opponents to the request to speak before the Commissioners. Mr. Joe Goldstein, University Texas at Arlington, represented Dr. Leven Van Reet whose property is adjacent to the proposed subdivision and is also zoned Limited Industrial. He stated he would restated his views on behalf of Dr. Van Reet. He stated he was both for and against the project because of the cost of the masonry wall. Mr. Mike Galley, 406 Emerson, had questions regarding the proposed subdivision and were the houses one story or two story. He was informed the R1-L zoning allowed two story homes to be built. He also had questions regarding what type of fencing would be constructed behind his property. Mr. Pasteur informed him there would be no additional PLANNING AND ZONING COMMISSION MEETING - PAGE EIGHT NOVEMBER 19, 1996 fence constructed behind his existing fence. There being no further proponents or opponents, Chairman Young closed the Public Hearing for discussion among the Commissioners. Commissioner Eggers asked for clarification on the average square footage of the homes. The homes will be approximately 1600 - 1900 square feet in size and range in price from $130,000 to $140,000. The developer will not build sidewalks, but the builder will construct the 4' sidewalks as the homes are built. Paul Kruckemeyer, City Engineer, stated he had done a preliminary study on the drainage issues with Mr. Pasteur and Mr. Elliott. He stated the type of partnership agreement between Mr. Pasteur and Dr. Van Reet has been worked out so that Dr. Van Reet is allowing the discharge of water across his property in a temporary easement due to the fact he is not sure what his development will be. The City would prefer the drainage to be in a piped system, but Mr. Kruckemeyer stated the City is aware that would restrict the development of Dr. Van Reet's property and could possibly hinder the sale of the subdivision. He stated the Engineering Department had agreed to the temporary situation with the full understanding by all parties, that the underground system will be extended at such time that Dr. Van Reet's property will develop. He stated Mr. Elliott had done a good job of providing a workable system that will not cause any erosive conditions or negative impacts to Dr. Van Reet's property. Mr. Kruckemeyer also stated the island at the entry way of the subdivision was a tight situation for the fire trucks but stated in a gated community there would be less traffic and felt a fire truck could negotiate the turn at the island. He stated with care and diligence on the part of the drivers the fire trucks could make the turn. He stated the applicant had already modified the island on two other occasions at the request of the Fire Department. Chairman Young asked for the minimum distance the Fire Department would back a truck up in a dead end fire lane. Without a representative from the Fire Department it was determined to be 150'. The distance from the gate to the far side of the cul-de-sac was less than 150'. There was discussion among the Commissioners and they concurred that the development would be an enhancement to the City. The Commissioner encouraged the developer to work with the City staff to make the island a little smaller to accommodate the fire trucks. However, the Commissioners stated they like the looks of the landscaped island in the development. Commissioner McMillon stated he would like to see restrictions on building single story homes. PLANNING AND ZONING COMMISSION MEETING - PAGE NINE NOVEMBER 19, 1996 Commissioner Shuler stated she felt the applicant had done a great job with such a small piece of property and she had some concerns with the island in the cul-de-sac. She wanted to go on record stating that the City's Fire Department did have a problem with the island at the entry. The applicant stated they had removed the landscaped island in the cul-de-sac to accommodate the Fire Department. They also had added a concrete secondary access to the south of the development at the Fire Department's request. Commissioner Owens stated since the R1-L standards had been outlined in the UDC, the Commissioners have seen the standards applied to the developers. He felt the trade-offs were more than the City had gotten before from smaller acreage developments. Chairman Young reviewed some of the concerns expressed including sidewalks, the two story homes being built adjacent to one story homes, the entry island, and street lighting. Chairman Young entertained a motion to address some of the concerns. Commissioner Owens made the motion to recommend approval of #96-37-SUP as presented on the Site Plan and for the concerns and objections of the Fire Department as well as other concerns be sent to the City Council for review. Commissioner Bright seconded the motion. Commissioner Eggers stated one of his concerns was the 4 to 5.1 units per acre and giving the builder the authority to build 2 1/2 story homes on all of the lots. He felt this would be an eyesore. He asked that the builder be encouraged to limit Lots 1-13 to be single story. Commissioner McMillon also agreed that he hoped the developer would agree to limit the construction of homes to one story structures on these lots. Chairman Young restated there were no additional stipulations in the motion however, the Commission was counting on the good graces of the Development team to work with the adjacent neighborhood to limit two story houses being built adjacent to the established neighborhood, to work with City Staff and Fire Department to tweak the entry island a little more and to provide more interior street lighting at mid block and the far end of the cul-de-sac. The vote was as follows: Ayes: Commissioners Owens, Bright, Shuler, McMillon, Young, Eggers Nays: None The motion carried. PLANNING AND ZONING COMMISSION MEETING - PAGE TEN NOVEMBER 19, 1996 ITEM V. PLAT VACATION - #P-96-09 - OAKWOOD ACRES Request of Brad Forslund, for Oak Park Apartments, to vacate a plat of record known as Ray Shelton Subdivision, Lot A-R, as filed in Volume 388- 47, Page 841 of the Plat Records of Tarrant County, Texas Rod Tyler, Planning Services Manager, stated the plat vacation had been reviewed by the Development Review Committee on November 12, 1996 and they recommended approval. Commissioner McMillon made the motion to approve Plat Vacation #P-96-09 and the motion was seconded by Commissioner Eggers. The vote was as follows: Ayes: Commissioners McMillon, Eggers, Owens, Shuler, Bright, Young Nays: None The motion carried. ADJOURNMENT: There being no further business, the meeting adjourned at 8:55 P.M. ,. <"_� / /7 2G Chairman Ro : d Y••ng Da - bac\p&z1111996mn.pz wr