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HomeMy WebLinkAbout1968-04-02 4by Minutes Regular Meeting of the Planning and Zoning Commission April 2, 1968 CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 7:55 P. II. , in the Council Chambers of Euless City Hall , by Chairman Len Weber. The following members were present: Messrs. Don Hastings, Jack Browne, William Tench and Richard Lande. Also present were City Inspector Jack Bullard and Recording Secretary Florence Murr. APPROVAL OF MINUTES The minutes of the regular meeting dated March 19, 1968, were approved as written. VISITORS Visitors in attendance are listed as follows: Mesdms. Anne S. Martin, Hazel Blaschke, Myrtle Hallauer and Louella J. Faulkner; Mr. and Mrs. L. W. Britton, Jr. ; Messrs. David A. Martin, S. C. Blaschke, Mickey Michand, R. H. Hallauer, D. E. McCardell , Gary D. Faulkner, George Jackson, Donald F. Gill , Harold W. Baze, Roland D. Wise, J. W. Murr, Dwayne Sitton and Hugh M. Waite. PUBLIC HEARING, ZONING CASE NO. 176, REQUESTED BY MR. TERRY DAVIS, REZONING 7.202 ACRES OUT OF A. M. OW1EN SURVEY FROM "A" RESIDENTIAL TO "A-3" MULTIPLE FAMILY DWELLING (NORTH OF HIGHWAY 183 AND SOUTH OF EAST CLIFF DRIVE) Chairman Len Weber opened the Public Hear- ing to consider Zoning Case No. 176, which is the request of Mr. Terry Davis for the rezoning of 7.202 acres out of the A, M. Downen Survey, from "A" Residential to "A-3" Multiple Family Dwelling. Chairman Weber recognized Mr. Richard Simon, who stated that he is an attorney from Fort Worth and represents the de- veloper, Mr. Terry Davis. Mr. Simon presented a plat of the apartment development which Mr. Davis proposes for the tract in question. Mr. Simon pointed out a com- mercially zoned strip, approximately three hundred (300) feet deep, which lies South of and adjacent to the apartment site, parallel to Highway 183, and advised that there is a single-family residential area North of the site -- that the tract for which zoning is sought separates the residential area from the commer- cially zoned property. Mr. Simon presented a colored sketch of the proposed development, which had been prepared by the architects, and called (Pane two, Minutes off Regular Meeting, Planning and2oning-Commission, April 2. attention to the proposed street through the apartment area to Highway 183. Mr. Simon commented that the proposed street will be a continuation of an existing street through the residential area and will give residents access to Highway 183 from the subdivision. Mr. Simon stated that the total area in question is a little over seven (7) acres net, after the street is taken off, and the site area is a total of 314.,475 square feet. Mr. Simon advised that the developer proposes to construct approximately one hundred, sixty-eight apartments, which will allow approximately 1700 square feet per unit. Mr. Simon noted that there are no density requirements in the zoning ordinance for the City of Euless-- that in the City of Fort Worth, "C" Apartment zoning, which is a lower class, requires only 800 square feet per unit and "CR" zoning, which is higher, requires 1700 square feet per unit. Mr. Simon advised that the developer proposes to con- struct the type of apartments called "Garden" type, "Town House" type or "Cluster" type. He commented that the "Cluster" type provides for individual units which take on the appearance of single-family dwellings. Mr. Simon introduced Mr. T. Z. Hamm, architect for the proposed development. Mr. Hamm stated that he observed that the adjacent subdivision is attractive and well developed, also that it is im- possible to expect it to go to the highway. Mr. Hamm advised that he considers good zoning is imperative -- that he and the developers selected "Cluster" type apartments because they were better suited for this subdivision. Mr. Hamm stated that the apartments on the ends will be split-level , in order to get more charac- ter into the development, doing away with the straight fronts -- that his firm endeavored to create more pleasing yards and landscape and to get the cars off the main street by providing off-street parking. Mr. Hamm stated that, in his opinion, traffic will be routed to the highway, rather than through the resi- dential area. Mr. Simon stated that the kind of apart- ments planned, with low density, will necessarily be fine apartments which will command a fair rental rate. He commented that he knows the Commission is not in favor of speculative zoning and, in his opinion, they can see from the amount of money which has already been expended on this project that the owner is interest- ed in going forward immediately, if the zoning is approved. Mr. Simon stated he is aware of the usual complaint from adjoining residents -- that apartments will be used by transients and will be poorly constructed. However, in his opinion, with a de- velopment of this kind, the owner will go to long-term leases of at least one year, and the City will get the kind of permanent residents that it wants. Mr. Simon commented that, in his opinion, apartments have become a way of life -- that an apartment is a home and residence and there are some people who prefer to live in apartments -- and having apartments of this kind will be for the welfare of the City, as well as having single-family residences. Mr. Simon advised that, in his opinion, there are two aspects of this zoning application which make it favorable for the change, as follows: 1 . This particular tract, being adjacent to commercial property, cannot be satisfactoryily developed for single family residences, because people do not want to have houses which are immediately adjacent to, or in the vicinity of, (Pa.e three Minutes of Re•ular Meeting. Planning. and Zonin. Commission Aril 2 1968.) commercial property. In his opinion, it would be good zoning to have apartments separating the commercial property from the single-family residences. 2. The usual argument is congestion of traffic -- ordinarily, apartments do generate traffic; however, this will do the opposite. Mr. Simon stated that, in his opinion, these apartments will not create any more traffic into the adjacent residential area; the proposed street will permit residents from the subdivision to come through the apartment area to Highway 133. Mr. Simon advised that the developer pro- poses to screen the area with a desirable, attractive screen -- perhaps a fence with landscaping in back of it, so that the residents to the North will not be presented with anything unattractive. Chairman Weber inquired concerning a break-down on the size of the units. Mr. Simon stated that the developer proposes to construct eighty-eight (88) two-bedroom apartments and eighty (80) one-bedroom apartments. In reply to a question concerning the rental fee, Mr. Hamm advised that the rent will be based on a figure of 23 cents per square foot and that the minimum square footage is approximately six hundred (600) square feet. Chairman Weber inquired concerning the exterior of the structures. Mr. Hamm advised that the buildings will be, primar- ily, of brick construction and other materials will be used for accent and effect. Chairman Weber advised that screening will be required, if this zoning is approved. Mr. Simon replied that the area will be screened in an acceptable manner. Chairman Weber commented that trash pick- up for this many families can get pretty messy without a screen, and proposed a question concerning garbage facilities for the development. Mr. Hamm stated that it is indefinite at this time; however, he pointed out a community area which, possibly, will include garbage facilities. Hr. Hamm advised that adequate pro- visions will be made -- that this type of apartments must have good maintenance. Mr. Hastings inquired if the Texas High- way Department has approved the break in the median on Highway 183, as indicated on the plans. Mr. Hamm advised that the Highway Department has been contacted in this matter; however, an answer has not been received at this time. Mr. Hamm stated that the plans also indicate a wider street, at the intersection, to ac- commodate additional traffic from the residential area. Mr. Hastings commented that he foresees a problem, if the Highway Department does not permit a turning lane. It was determined that the next turn-around is at Pipeline Road and High- way 183, and it was estimated to be a distance of three blocks West of the pro- posed street. Mr. Simon commented that there will be a need for the divided median anyway, if the commercial property is developed. in reply to a question from Hr. Tench, Hr. Hamm advised that he estimates there will be between two and three residents (Pape four. Minutes of Regular Meeting, Planning and Zoning Commission. April 2, 1968.) for each apartment. Concerning the estimated time for con- struction to start, Mr. Hamm advised that the contract has been signed and construction will be started as soon as the City's approval is obtained. Chairman Weber inquired if there were others who wished to speak concerning this zoning request. Mr. David Martin, who lives at 818 East Cliff, presented a petition signed by residents of the area, opposing this zoning or any proposed zoning from "A" Residential classification. Mr. Martin advised that he has photographs of homes in the area, which he is prepared to show at this time. Chairman Weber advised that Mr. Martin will be allowed to show the photographs; however, in his opinion, Members of the Commission are aware of the type homes in the area. Other members concurred with Chairman Weber's opinion that it is not necessary to show the photographs. Mr. Martin stated that there are beautiful trees on the tract in question, and the proposed driveway will necessitate the destruction of many of them. Mr. Martin advised further, that in his opinion, the land planner's idea of good zoning is from "A" Residential to "A-2" Duplex, then to "A-3" Apartments, and he recommends this zoning. Chairman Weber asked Mr. Martin if he would buy a home adjacent to commercial property. Mr. Martin stated that he would not, but there are other people who will . Chairman Weber stated that, sometime or other, this land will have to be utilized and he wonders which would be worse -- apartments or an expansion of the commercial development. Chairman Weber advised that all land is zoned for residential use until a change is requested -- that no one can promise that a zoning will remain the same. • Mr. George Jackson, whose address is 812 East Cliff, stated that he would just as soon see the land developed for commer- cial use as for apartments and asked why it cannot be developed into residences. Chairman Weber replied that there is no one who wants to do that, at this time. Mr. Jackson stated that he would not have bought his house if this property had been zoned for apartments or had there been apartments on it. Mr. Gary Faulkner advised that he lives at 813 East Cliff and that, in his opinion, the proposed development will create more traffic for the subdivision -- that there is no break in the median on High- way 183; therefore, the proposed street will not be accessible to East bound traffic on Highway 183, and it will be necessary for them to travel up Wilshire Drive, around through the subdivision and back down East Cliff to the apartments. Mr. Faulkner stated further that the tenants will all have children, and they will travel through the residential area to school. dr. Faulker commented that, in his (Page five, Minutes, Req_ular Meeting of Planning and Zoning Commission, April 2, 1968.) opinion, it is absurd to consider erecting $125.00 per month apartments next to $25,000.00 houses. Chairman Weber inquired if Mr. Faulkner was saying that a man does not have the right to submit a legal request for zoning. Mr. Faulkner said, "You seem to be in his favor, and I would be happy to obtain legal advice to stop the degradation of our property. There is a multitude of falicies these people have presented. Any high-class residential area must be protected. I don't know how you go about it, but I will do everything within my power financially to see that this thing is stopped by whatever means available". Chairman Weber advised that the Commission will vote when all of the evidence has been presented, so that members are aware of everything pertaining to this zoning request. Mr. Donald Gill , who resides at 1812 Greenbrier, stated that he works in the building business and is of the opinion "A-2" zoning is proper for the tract in question. Mr. Gill stated that he knows of some beautiful plans for duplexes -- that a man in Irving is building some in a neighborhood with "shacks" next door and they are very attractive. Hr. Gill stated that, in his opinion, if duplexes were put in, a street should be request- ed -- that an extension from Marlene across in front of the barber shop (on Wilshire) would alleviate the traffic problems. Hr. Gill commented that everyone in the area has beautiful homes; however, they must face it -- something is going to be constructed on the tracts in question. Mr. Harold Daze stated that he lives at 1909 Greenbrier, which is North of the proposed development and inquired concern- ing the type of screening which will be required. Chairman Weber advised that, perhaps, it will be wood fencing covered with vines; however, that the potential zoning is being considered at this time -- the other phases will come later -- that, in his opinion, the screenings required in the past have been acceptable. Mr. Daze stated that, in his opinion, the Wilshire Drive Apartments, next to the niggly Wiggly Store, are a "filthy mess". Chairman Weber advised that requirements are becoming more strict concerning minimum space, parking, screening, etc. Mr. Daze commented that ,Marlene is wider than other streets -- that they did not intend for East Cliff to be extended -- that many streets already have trouble with kids hot rodding. A gentleman in the audience commented that there are no problems now because East Cliff is not a through street. Mr. 3aze stated that he has a question concerning the property adjacent to the existing trailer park -- is it included in this? Will it give him the right to put in more trailers? Chairman Weber re- plied negatively to both questions. sMr. ^aze asked how often this zoning re- quest can be brought up. Chairman Weber replied that it could be requested as often as he wishes to pay $150.00. (Pa.e six Minutes of Regular t•ieetin. Planning and Zonin. Commission Aril 2, 1968.) lir. L. W. Britton of 814 East Cliff stated that he considers the density rather high -- that his house and the two houses South of him involve two acres of land and there may be fifteen (15) people in- volved -- that the apartments will house a minimum of three hundred, fifty (350) people on seven (7) acres. Mr. Harry Bell of 1911 Greenbrier stated that he disagrees with Mr. Simon's comment that the proposed road will not bring people into the subdivision -- that there is a back road to durst, and Grapevine Lake is North of this property, and Highway 133 is hard to get on and in his opinion, these people will travel through the subdivision to get to these areas and to the shopping center. Mr. R. N. HalLauer stated that he lives at 1913 Greenbrier -- that he has lived in apartments and, in his opinion, two hundred, fifty-eight (258) parking spaces will not accommodate four hundred (400) people -- that most of the overflow of boats, trailers and cars will be parked up and down the street. In his opinion, most couples will have one adult child, which will mean three cars. Mr. Simon stated that, in his opinion, the solution to the problem is simple, and the developer will go along with it -- that the residents in the subdivision do not want the street, so they can have the street dead end, and the apartment development can have its own streets -- that the street was planned for the benefit of the adjacent property owners -- that it does not matter to the developers. Pair. Simon stated that he is not in the real estate business; however, in his association with realtors he has never heard one say that this type of structure would change the value of a surrounding area. Mr. Simon commented that he knows of several sizable developments where the de- velopers are going to include apartments next to and adjacent to single-family dwellings -- that they do not feel that it decreases the valuation. Mr. Hamm stated that his firm will en- deavor to save every tree on the site -- that this is an asset to the site -- that the driveway was placed in the proposed location for this reason and trees will be circled and saved, if possible. Mr. Hamm stated that the owner of the tract in question had pointed out that three hundred (300) feet was zoned for com- mercial usage when he first consulted him regarding the development of this land, at which time he requested advice concerning the utilization of the property. It was decided, at that time, that a super market would set back and hurt the resi- dential area. At that time, Mr. Pavis elected to go the apartment route, in an effort to be a good neighbor -- planning to construct good apartments for the same reason. Mr. Hamm commented further that he is of the opinion the street is good planning. There was a brief discussion concerning the building line requirements and proposed set-backs, and Chairman Weber declared the Public Hearing closed. Following a discussion by Members of the Commission, Mr. Browne made the motion to recommend approval of the rezoning of (Page seven, Minutes of Regular Meeting, Planning, and Zoning Commission, April 2, 1968.) 7.202 acres out of the A. M. Downen Survey from "A" Residential to "A-3" Multiple Family Dwelling, requested by Mr. Terry Davis, providing Mr. Davis complies with all building restrictions and other criteria. Mr. Tench seconded the motion, and the vote is as follows: Ayes: Messrs. Hastings, Browne and Tench Hays: Doctor Lande Chairman Weber declared the motion carried. Chairman Weber commented that this matter will come before the City Council at a future date -- no earlier than April 23, 19 `1 -» that all property owners within two hundred feet will again be notified. Chairman Weber commented regarding that portion of the motion pertaining to building restrictions and other criteria, as follows: The feeling of the Commission is that density is excessive in this case, and will require further action. If this zoning is approved by the Council , steps will be taken to control the density -- parking will be considered -- proper location of the streets will be studied -- the opinion of the City's Engineers will be secured -- these things will come with the preliminary plat, if this de- velopment materializes. There was a brief discussion of the possibility of opening a street from Marlene to Wilshire. Mr. Dullard advised that when the property is developed, a street will probably be required. II . COMMERCIAL PERMIT i C. Gl , PARK CENTER HOSPITAL Chairman Weber recognized Hr. Chuck Dell , a representative for Park Center Hospital . Hr. Dell advised that he and his associates are desirous of obtaining a permit to construct a hospital , to be lo- cated on a ten (10) acre site out of Tract A, Kitty House Survey (South of Highway 183 and East of Raider ?rive) . Mr. Deli state' that he and his associates are aware that they will be required to submit a plat; however, this premature re- quest for a building permit has been submitted due to the time element and expense involved. They have ha:d considerable difficulty in obtaining a suitable and ac- ceptable site for the hospital and would like to have assurance that a building permit will be issued before proceeding with the engineering, as they consider there is no need for subdividing the land if they can't build on it. hr. Dell stated that the hospital building and parking facilities will be on six (6) acres of the ten (10) acre tract -- that the building plans are the same as were presented previously -- that a fifty (50) bed convalescent center, in addition to the hospital , is proposed for the future. lb, The City Inspector advised that he has studied the building plans -- that there are changes to be made and the developers have agreed to make these changes. It was pointed out that the property is pro- perly zoned. (Page eight, Minutes of Regular Meeting, Planning and Zoning Commission, April 2, 196B.) Following a brief discussion concerning traffic, Mr. Hastings made the motion to recommend approval of Commercial Permit No. 61 , Park Center Hospital , subject to the submission of a subdivision plat. Mr. Browne seconded the motion, and the vote is as follows: Ayes: Messrs. Browne, Tench and Hastings Nays: Hone Abstained: Doctor Lande Chairman Weber declared the motion carried. III . COMMERCIAL PERMIT NO. 62, MR. DWAYNE S I TTON, 113 WEST EULESS BOULEVARD Chairman Weber recognized Mr. Dwayne Sitton, who stated that he operates a welding firm at 118 West Euless Boulevard and is desirous of constructing a new building at this location, which is adjacent to Euless Lumber Company. Mr. Sitton stated that he proposes to erect a life-time aluminum building, of Mesco design, thirty (30) feet by forty (40) feet in size -- that the building will be partially brick-faced, to improve its appearance. Mr. Bullard advised that it is necessary to obtain a special permit before a metal building can be erected. Mr. Browne commented that the buildings he has seen of this type were very attractive; however, the City can probably ex- pect other metal buildings, if this one is approved. It was pointed out that the building will be similar to those housing Bell Helicopter and Pienasco. Mr. Tench made the motion to recommend ap- proval of Special Building Permit Mo. 62, providing the building of Mesco design is partially brick-faced in a manner described at this presentation. Mr. Hastings seconded the motion, and the vote is as follows: Ayes: Messrs. Tench, Hastings, Browne and Lande Nays: Hone Chairman Weber declared the motion carried. IV. ADJOURNMENT The meeting adjourned at 9:55 P. M. APPROVED* lbw ATTEST: Chairman �IGCs C j/err Secretary fsm