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HomeMy WebLinkAbout1971-10-05 Regular Meeting Planning and Zoning Commission October 5, 1971 CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 8:00 P.M. in the Council Chambers of Euless City Hall , with Chairman Leonard Weber presiding. Members pre- sent are listed, as follows : Messrs. Harry Arth, Richard Leggett, Robert Johnson, Jack Cline, Herman Wallace, Turner Gauntt and Leonard Weber. Also present were City Inspector Jack Bullard and Recording Secretary Florence Murr. VISITORS Visitors present are listed as follows : Messrs. David L. Phillips, Rodger Burson, Bill Skipping, Earl G. Hawkins, Robert McMillan, Wendell Wall , F. 0. Dunaway, Jerry Remillard, John R. Goodman, E. Marraccini , Victor Bufo, Bill Johnson, J. D. Casey, M. B. Simpson, David M. Sherer, Craig Evans, Rex R. Kitchen, Cecil L. Stevens, Travis L. Lisenbee, William V. Martin, Jr. , Hugh M. Waite, Jim Householder, Dave Finney, Charles Billman, Joel Nolen, Don Roper, Bobby Gonzales, Ray Olds and Charles Belew; Mesdms. D. K. Gibeau, David Kirk, Bernice Dunaway, Lisa Lane, Doris Remillard, Jan Bufo, Arlene Stevens, Bob Chesbo, James A. Smith, Robert W. Forsythe, Patsy Lisenbee, Wanda Waite, Lynn Matthews, Linda Johnson and Grace Parker; Messrs. and Mesdms. James D. Patterson, Tom Christman and Al Bell . APPROVAL OF MINUTES Mr. Leggett moved to approve minutes of the regular meeting dated September 21 , 1971 , as written. Mr. Gauntt seconded the motion, and the vote is as follows: Ayes: Messrs. Arth, Leggett, Johnson, Cline, Wallace and Gauntt Nays : None Chairman Weber declared the motion carried. L (Page Two, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971) II . PUBLIC HEARING: ZONING CASE 215 REQUEST OF CLAUDE R. MCCLENNAHAN FOR REZONING TRACT 4-A, BLOCK 3, WILSHIRE VILLAGE SECTION 7, FROM "R-5" MULTI -FAMILY, AND A PORTION OF TRACT 4, T. JASPER SURVEY, ABSTRACT 861 , FROM "R-1" SINGLE FAMILY TO "C-1" NEIGHBORHOOD BUSI - NESS DISTRICT(PROPERTY LOCATED AT SOUTHWEST CORNER OF SPUR 350 AND WILSHIRE DRIVE) Chairman Weber opened the Public Hearing on Zoning Case No. 215 and recognized Mr. David M. Sherer, representative for Claude R. McClennahan, Inc. located at 2001 McKinney, Dallas, Texas. Mr. Sherer advised that the property in question consists of approximately 30 acres located on the Southwest corner of Spur 350 and Wilshire Drive, but the zoning request excludes a 100 ft. strip extending the width of the tract at its Southern boundary, abutting residences on Kynette Drive. Mr. Sherer presented a vicinity map and a drawing of the proposed development. He advised that the tract has 1 ,000 ft. frontage on Spur 350 and a depth of approximately 1200 ft. will be utilized as neighborhood business and office district, and the remain- ing 100 ft. abutting duplexes and single family dwellings is planned for a greenbelt. Mr. Sherer advised that the Developer proposes to dedicate a 50 ft. thoroughfare, extending Sierra from Kynette Drive to Wilshire Drive. Mr. Sherer pointed out that ingress and egress is proposed for four points on Wilshire and two on Spur 350. Replying to a question from Mr. Arth, Mr. Sherer advised that they do not have firm plans or leases because most people will not talk seriously until zoning has been obtained and finance people will not talk to them at all . Mr. Gauntt asked why the Developer pro- poses to extend Sierra. Mr. Sherer replied that this is not necessary; however, they are of the opinion it will be advantageous to have good circulation. Mr. Arth asked what assurance the City has that the area to the South will be a greenbelt. Mr. Sherer replied that they propose to dedicate it for a greenbelt, if possible, or they can deed restrict it or whatever has to be done legally -- that he is of the opinion the City At- torney will help them regarding that matter. (Page Three, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) Chairman Weber called for other pro- ponents. There being none, he called for opposition to the zoning request. Replying to a question from the audience, Mr. Arth read the list of Uses Permitted in Neighborhood Business Districts, advising that high-rise apartments or any type of residences can be con- structed there. Mr. Earl Hawkins inquired concerning the difference in this zoning request and the previous one (Zoning Case 208) . Chairman Weber replied that, basically, there is no difference. Mr. Weber commented that this type of zoning does allow construction of apartments, and it is not inconceivable that it be brought into the 236 Program which can be high density apartments or lower income -- that the City will have no control , if the property is zoned Mr. Shearer expressed a desire for the minutes to reflect that low income apartments will not be constructed on the property in question. Chairman Weber advised that the City cannot enforce deed restrictions and suggested that the Developer might consider a Planned Development. Mr. Shearer stated that he would con- sider anything suggested; however, he did not know what is required in a Planned Development District. Mr. Bullard explained that the plan must show office buildings, retail sales, greenbelt and anything proposed for the development -- that placement of buildings must be shown, parking area must be designated and maximum height of buildings must be stipulated. He stated that everything proposed must be shown in the key -- that the arrangement of the buildings could be changed later, if necessary, and the building height can be lower but not higher than the height stipulated in the preliminary plan. Mr. Cecil Stevens, 1806 Kynette, expressed concern that traffic around the school will be increased if Sierra is extend- ed. Mr. Bullard commented that, in his opinion, this would not affect traffic in the vicinity of the school be- cause vehicles can travel South on Wilshire to Kynette at this time. Mr. Kitchen stated that he opposes this zoning request -- that citizens need to make up their minds whether they want more businesses or more people -- that they have no choice on the East ttibrio side because of the new airport, and in his opinion, land in the other areas should be saved for families. (Page Four, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) In reply to a question from Chairman Weber, Mr. Shearer stated that he is receptive to Planned Development if he understands what it is. Mr. Bullard again explained require- ments for Planned Development. Mr. Gauntt expressed concern that Sierra will be an emptying point out of Eastcliff, stating that he does not consider Eastcliff or Kynette proper streets for thoroughfare traffic -- that Wilshire is, but the other streets offer no protection for the children, and he is opposed to the extension of Sierra. In reply to a question from Chairman Weber, Mr. Shearer advised that he is willing to accept Planned Develop- ment Zoning, if approved, and acknowledged that proposed usage will include nothing in excess of or less than uses permitted in "C-1" Neighbor- hood Business Districts. Mr. Cline moved to close the Public Hear- ing on Zoning Case No. 215, postponing a decision by the Board until the next regular meeting, at which time additional plans for the Planned De- velopment will be presented by Claude R. McClennahan. Mr. Leggett seconded the motion, and the vote is as follows : Ayes : Messrs. Cline, Leggett , Wallace and Johnson Nays : Messrs. Arth and Gauntt Chairman Weber declared the motion carried and the Public Hearing on Zoning Case No. 215 closed. III . PUBLIC HEARING: ZONING CASE NO. 216 REQUEST OF MR. BILL SKIPPING FOR RE- ZONING APPROXIMATELY 4.78 ACRES IN J.P.HALFORD SURVEY, ABSTRACT 711 (TRACT 1 , CRIPPLE CREEK ADDITION) , FROM "C-2" COMMUNITY BUSINESS DISTRICT TO "PD" PLANNED DEVELOPMENT (PROPERTY LOCATED EAST OF NORTH ECTOR AND NORTH OF SPUR 350) Chairman Weber opened the Public Hearing on Zoning Case No. 216 and recognized Mr. Rodger Burson of Burson and Hendricks Architects, representing Mr. Bill Skipping. fty (Page Five, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) Mr. Burson presented plans proposed for the site and the Architect's drawing of a seven-story office building. He explained that a change of zoning is required because of the height of the proposed structure -- that "C-2" zoning restrictions limits heights to 60 feet or four (4) stories, and 105 feet is needed. Mr. Burson advised that the proposed structure will contain 18,000 feet on the ground floor and 15,000 feet on each additional floor -- that adequate parking facilities have been pro- vided and it is possible that they will have some type of retail sales on the first floor of the building. He stated that the plan for retail sales may be withdrawn and the height of the building lowered, if plans do not go well . Mr. Bullard advised that the plan should specify use of the building as an office building with retail sales on the ground floor--that it can be reduced but not added to, and the height can be decreased but not increased. Mr. Burson stated that the proposed structure will be located across the street from the Municipal Complex, South of the new Texas Power & Light Company Building -- that entrances are proposed from the Service Road and from Ector Drive. Chairman Weber called for other pro- ponents in this request. There being none, he called for opponents. Mrs. Grace Parker, 307 Primrose, ex- pressed concern that the proposed structure will increase traffic around Midway Park Elementary School and Euless Junior High School . Mr. Arth explained that most of the traffic will be generated after the children are in school In the morning and around 5:00 o'clock P.M. , after the children have gone home -- that he foresees no problems in this area. Chairman Weber declared the Public Hearing on Zoning Case 216 closed. Mr. Arth moved to recommend approval of the zoning requested in Zoning Case No. 216. Mr. Cline seconded the motion, and the vote is as follows : Ayes: Messrs. Johnson, Arth, Leggett, Cline, Wallace and Gauntt Nays: None Chairman Weber declared the motion carried. (Page Six, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) IV. PUBLIC HEARING: ZONING CASE NO. 217, REQUEST OF MAIN DEVELOPMENT COMPANY, INC. FOR REZONING 6.23 ACRES IN THE SOLOMON HUITT SURVEY, ABSTRACT 705, FROM "R-1 " SINGLE FAMILY DWELLING DISTRICT TO "R-3" LOW DENSITY MULTI - FAMILY DWELLING DISTRICT (PROPERTY LOCATED EAST OF AND ADJACENT TO SOMERSET PLACE ADDITION, SECOND INSTALL- MENT) Chairman Weber opened the Public Hear- ing on Zoning Case No. 217 and recognized Mr. Hugh Waite, co-owner of Main Development Company, Inc. Mr. Waite identified the subject property on the Official Zoning Map, pointing out that property to the East is zoned "R-5" High Density Multiple Family and "L-1" Limited Industrial District -- that the requested zoning is recommended by the Future Land Use Map which was adopted by the Euless City Council , to buffer existing single family dwellings to the West (Somerset Place Addition). Mr. Waite stated that he is of the opinion the single family residents need a proper buffer -- that he tries to comply with the Master Plan, and that land values in this area have reached a point where he is unable (as Developer) to buy the land from the corporation and develop it into single family dwellings. Mr. Waite commented that he and his associates should have rezoned the subject property some time back, however, they did not know what the land usage would be and the Master Plan encouraged them to take this step. He stated that they can crowd forty (40) houses into the development if the zoning remains "R-1". In reply to a question from Mr. Waite, Chairman Weber advised that street plans will be considered with the build- ing plans. Mr. Waite advised that he proposes a superior development for the subject property -- that he has upgraded the area in recent years, increasing the size of single family dwellings from 1 ,000 square feet to 1600 square feet, and he proposes to continue this trend. Mr. Waite referred to International Village, a Planned Development to the North of the subject property, stat- ing that its First Installment, including the street layout, water, sewer and drainage, has been approved by the Euless City Council . He called at- tention to International Drive, which extends from the southern boundary of the Planned Development northward to Midway Drive, Mr. Waite stated that he proposes to extend Sixpence Lane into the subject property; however, it will not be extended to International Drive, and it will be a private street; therefore, there should be no major increase in traffic. (Page Seven, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) Mr. Waite said his construction plans are not definite -- that, possibly, they will be condominiums -- depending on how well that type of development works out in Sotogrande Addition -- that they want something desirable which will sell for from $25,000 to $30,000 -- that the tract will not be developed until 1973. He advised that the area will accommodate approximately 70 units and presented a photograph of row-type units to show what can be done. He indicated that first class apartments will be constructed if condominiums are not feasible. Mr. Waite advised that he is aware some residents of Somerset Place are concerned about the streets and increased traffic which may be created by the proposed development. He stated that, in his opinion, the streets should be worked out by the Engineers -- that the street layout will have to be resolved by the Planning and Zoning Commission, Engineers and the City Council . Chairman Weber called for proponents of this zoning request, and recognized Mr. Victor Bufo, 208 Primrose. Mr. Bufo advised that he works part- time as a salesman for Mr. Waite and is confident that Mr. Waite will build according to the Master Plan -- that he is favorable toward condo- miniums -- that he has seen them in the State of California. Replying to a question, Chairman Weber defined the City's classifications of multi-family dwellings, as follows : "R-3" Low Density, Maximum of 12 units per acre "R-4" Medium Density, Maximum of 16 units per acre "R-5" High Density, Maximum of 24 units per acre. Mr. James A. Smith, 207 Rambling Lane, stated that he is of the opinion they can take Mr. Waite's word -- that this is what he will build. Mrs. Patsy Lisenbee, 210 Rambling Lane, advised that she is of the opinion Mr. Waite builds a good home -- that after the property is rezoned he will have the authority to build what he pleases; however, she and her husband feel that Mr. Waite will build ac- ceptable apartments. She did express concern regarding the potential traffic problem on Sixpence. Chairman Weber advised that the City is concerned about traffic patterns, school zones, etc. -- that the plans will have to be reviewed by the Planning and Zoning Commission and serious consideration will be given to them at that time. Chairman Weber called for other proponents. There being no one who desired to speak in behalf of the request, he called for opponents. (Page Eight, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) Mr. Tom Christman, 503 Newport Way, stated that he is not present to question Mr. Waite's honesty or character; however, he represents ninety-eight (98) families, who oppose this rezoning request. Mr. Christman read from the petition, as follows : "We, the undersigned, being residents of the Somerset Estates, and being adversely affected by the rezoning of the 6.23 acres in the Solomon Huitt Survey, Abstract 705, Tarrant County, Texas from "R-1" Single Family Dwelling District to "R-3" Low Density Multiple Family Dwelling District, do request and petition the Planning and Zoning Commission of Euless, to reject and turn down the rezoning of the above described property. The primary objections to the proposed rezoning being: 1 . Traffic circulation. 2. Devaluation of property. " Mr. Christman advised that, in addition to the reasons stated in the petition, they oppose the zoning request be- cause Mr. Waite has made it clear that he made no guarantees concerning the development. Mr. Christman stated that Sixpence is a fifty (50) foot street and, if there is no other access street the excess traffic created by from 72 to 75 families will create a hazardous condition. He commented that International Drive can accommodate vehicles traveling only from the East, therefore, traffic from the other direction must move through their area. Mr. Christman stated that he would not have purchased his home if the property had been zoned for apartments at that time. Mr. Christman presented two petitions advising that one contained signatures of sixty-six (66) families, and the other contained signatures of thirty-two (32) families, for consideration of the Planning and Zoning Commission and the City Council . Mr. Jim Householder, 501 Newport Way, stated that he travels off Spur 350 down to Newport, and three (3) people have been hit this year -- that two stop signs have been erected; however, he does not consider this a good way to control the flow or speed of traffic -- that he considers conditions will be worse with 72 additional families. Mr. James Patterson, 407 Towncreek, ad- vised that the subject property is adjacent to his and he anticipates junk cars, boats, etc. will be in his back door. Mr. Dave Finney, 311 Primrose, stated he would like see the final plans for the property. Mrs. Lynn Matthews, 315 Rambling Court, advised that her backyard will be facing the apartments -- that she asked what would be there at the time she purchased her home and Mr. Bufo advised her it would be single family. (Page Nine, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) Mrs. Grace Parker, 307 Primrose, asked why the rezoning is being requested at this time if the property is not to be developed until 1973. Chairman Weber explained that considerable time is required for architectural planning, funding and getting a project of this nature off the ground. Mr. Al Bell stated that it is conceivable that Sixpence will be extended not only through the "R-3" District but also through the "R-5" District to the East, which would create traffic from more than 72 families. Mr. Householder referred to Mr. Waite's remark that it is not economically feasible to develop the property for single family dwellings and asked if we are to be the last homeowners in Euless. Chairman Weber advised that considerable amount of land was lost to the new airport, and the City will become land- locked -- that there is a need to attract businesses, apartments or condominiums to lighten the load for the taxpayers. Mr. Joel Nolen, 308 Rambling Court, asked if, in the event of Mr. Waite's death and the zoning of the property to "R-3", the property could be developed in any other manner. Chairman Weber replied that the developer could construct anything under "R-3" restrictions, or he could go higher -- to "R-2" or Mr. Nolen asked if the Board could request a Planned Development. Chairman Weber replied affirmatively. In reply to her question, Mrs. Linda Johnson of 310 Carter was advised that a fence would be required around the development. Mr. Matthews , 305 Rambling Court commented that he is more concerned with what is on the other side of the fence. Mr. Bullard advised that buildings must be twenty-five (25) feet from the boundaries and that this area can be used for parking. Mrs. Bernice Dunaway stated that she and her husband bought their home two weeks ago -- that they bought it because it is single family. She asked if the City has segregated areas for apart- ments or if they can be built anywhere. Chairman Weber explained that the City paid for a Master Plan -- that the Land Planner made recommendations for the (Page Ten, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) location of various districts. In Mr. Waite's rebuttal , he advised that devaluation has never been known in Euless -- that if "R-1" zoning is re- quired, they will have to construct smaller homes, with four (4) or possibly more to the acre -- that a seven (7) foot fence will be erected around the proposed development -- that there will be no 235's -- that the City of Euless ' control is very strong and whatever goes in must be right. Mr. Christman stated that all of the things Mr. Waite points out are possibilities, but citizens of the area do not feel they can trust the property values or their children to possibilities -- that they came to this meeting in mass protest of this rezoning request, and they leave the decision to the Board. Chairman Weber declared the Public Hearing on Zoning Case 217 closed. Mr. Gauntt stated that, in his opinion, if Mr. Waite does exactly what he says he is going to do, it will enhance neighboring properties -- that condominiums are very nice places to live in and they command a very nice price. A lengthy discussion ensued. The traffic pattern was discussed, and it was pointed out that minimum requirements for single family districts permit 1100 square feet in a residence. Members of the Council asked Mr. Waite if he would like to change his request to Planned Development. Mr. Waite replied that "R-3" is the zoning recommended by the Future Land Use Map. After a discussion of the pros and cons of Planned Developments, Mr. Waite requested that the Planning and Zoning Commission vote on the rezoning as requested -- "R-3" Low Density Multiple Family, stating that he will take his chances with the City Council . Mr. Arth moved to recommend approval of the rezoning to "R-3" Multi-Family Dwelling District, in the best of the interest of the City of Euless and because that zoning classification is re- flected in the Master Plan. The motion died for lack of a second. Mr. Gauntt moved to deny the request for rezoning in Zoning Case No. 217. Mr. Leggett seconded the motion, and the vote is as follows : Ayes : Messrs. Gauntt, Johnson, Leggett and Weber Nays : Messrs. Arth and Wallace Abstained: Mr. Cline Chairman Weber declared the motion carried. (Page Eleven, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) V. RESOLUTION NO. 191 : CALLING PUBLIC HEARING ON ZONING CASE NO. 219, REQUEST OF MR. OTIS W. MILLER FOR REZONING 7.68 ACRES IN A. M. DOWNING SURVEY FROM "R-1" TO "R-5" MULTI-FAMILY (PROPERTY LOCATED NORTH OF S .H.183, WEST OF AND ADJACENT TO TERRY DAVIS SUBDIVISION) Mr. Arth moved to approve Resolution No. 191 , setting October 19, 1971 , as the date for Public Hearing on Zoning Case No. 219. Mr. Gauntt seconded the motion, and the vote is as follows : Ayes: Messrs. Arth, Gauntt, Leggett, Johnson, Cline and Wallace Nays: None Chairman Weber declared the motion carried. VI . PUBLIC HEARING: ZONING CASE 218, REQUEST OF MR. DAVID BELEW FOR RE- ZONING APPROXIMATELY 65.4045 ACRES IN THE A. BRADFORD SURVEY, ABSTRACT 152, FROM "R-1" SINGLE FAMILY TO "I-1" LIGHT INDUSTRIAL (PROPERTY LOCATED NORTH OF S .H.183, APPROXI - MATELY 500 FEET WEST OF MINTERS CHAPEL ROAD) Chairman Weber recognized Mr. Ray Olds, Architect, representing Mr. Belew in his request for rezoning. Mr. Olds presented a vicinity map, point- ing out that the subject property is North of S.H. 183, West of the proposed extension of Highway 360, astraddle of Airline Boulevard, which will be ex- tended to Midway Drive. Mr. Olds advised that the City's Future Land Use Map recommends Commercial Zoning for the southern portion of the tract and Industrial Zoning for the remainder to the North. Mr. Olds stated that he is of the opinion Limited Industrial Zoning would not be suitable because of restrictions on the height of structures -- they are envisioning some office warehouse of single story and some office space with potential height of five (5) to ten (10) stories, depending on the impact of the new airport, with something commercial -- possibly a motel , which might be more than two stories, on the southern portion. (Page Twelve, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) Mr. Olds presented a map, which was reproduced from a portion of a larger map prepared for the Council of Governments by the F.A.A. Mr. Olds discussed height standards recommended for the area by the map. Mr. Olds stated that they do not propose to go beyond the elevation set as a hazard elevation. Mr. Arth asked if the height restriction is the only objection to "L-1" Limited Industrial Zoning. Mr. Olds replied negatively, stating that they propose more office show-room type of development, with some commercial or retail along the front. Mr. Arth stated he would recommend that Members of the Commission become familiar with the difference between Light and Limited Industrial restrictions. He asked Mr. Olds if plans are definite. Mr. Olds replied negatively, stating that they are trying to decide what is the best to do first -- that they do not want a warehouse type development -- that in six months or a year, with considerable expenditure, they could furnish a Planned Development -- that they are talking about a thirty or forty million dollar project -- that they feel they are in the center of an industrial area and are trying to do some- thing better than warehousing -- that they propose a motel or some type of retail or commercial on the front extending down to Spur 350 and behind that, a series of office buildings which may vary in height from two or three stories and one or two high-rise, and with an office show-room type develop- ment next to the airport. Mr. Gauntt commented that the Board should consider the high-rise construction near O'Hare Airport -- that, in his opinion, it would be advantageous to the City of Euless to allow this company to develop the subject property -- that they are going to settle somewhere, possibly in Grapevine if not in Euless. Chairman Weber stated that he does not object to the high-rise buildings -- that it is the scope -- that many un- desirable land uses are permitted in Light Industrial Districts. Mr. Olds stated that they do not object to eliminating some of these usages -- that they would accept "I-1" Light Industrial Zoning, with a Specific Use Permit. As there was no one else, who desired to speak concerning this zoning request, Chairman Weber closed the Public Hearing on Zoning Case No. 218. Mr. Arth moved to recommend approval of rezoning the property in Zoning Case No. 218, from "R-1" Single Family to "1-1" Light Industrial , with a Specific Use Permit restricting usage of the property to uses permitted in "L-1" Limited Industrial Districts. (Page Thirteen, Minutes of Regular Meeting, Planning and Zoning Commission, October 5, 1971 ) Mr. Leggett seconded the motion, and the vote is as follows : Ayes: Messrs. Arth, Leggett, Johnson, Cline, Wallace and Gauntt Nays: None Chairman Weber declared the motion carried. VII . ADJOURNMENT The meeting was adjourned at 11 :47 P.M. APPROVED: ATTEST: Chairman Secretary fsm