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HomeMy WebLinkAbout1971-02-02 Minutes Regular Meeting Planning and Zoning Commission February 2, 1971 CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 8: 12 P.M. in the Council Chambers of Euless City Hall , with Chairman Leonard Weber presiding. Members present are listed as follows : Messrs. Harry Arth, Richard Leggett and Weber. (Absent: Messrs. Glenn Walker, Bill Tench, E. E. Keplinger and Jack Cline. Mr. Cline advised the Office of the City Secretary earlier in the day that he would be absent because of a death in the family.) Also present were City Inspector Jack Bullard, City Manager C. J. Griggs and Recording Secretary Florence Murr. VISITORS Visitors present are listed as follows : Messrs. Mike Allen, Jim Kollaer, Edward R. Van Sant and Bob Spies. APPROVAL OF MINUTES Mr. Arth moved to approve minutes of the regular meeting dated January 19, 1971 as written. Mr. Leggett second- ed the motion, and the vote is as follows : Ayes : Messrs. Arth, Leggett and Weber Nays: None Chairman Weber declared the motion carried. II . PUBLIC HEARING: ZONING CASE 209, REQUEST OF KEN GOOD & ASSOCIATES FOR RE-ZONING FOUR TRACTS AS SHOWN ON PRELIMINARY PLAT OF LAKEWOOD ADDITION, FROM "R-1" SINGLE FAMILY DWELLING DISTRICT, AS FOLLOWS : TRACT ONE: "R-2" TWO FAMILY DWELLING, TRACT TWO: "PD" PLANNED DEVELOPMENT, TRACT THREE: "R-3" MULTI-FAMILY, AND TRACT FOUR: "C-2" COMMUNITY BUSINESS Chairman Weber opened the Public Hearing on Zoning Case No. 209, to consider the request for rezoning four tracts as (Page Two, Minutes of Regular Meeting, Planning and Zoning Commission, February 2, 1971) shown on the Preliminary Plat of Lakewood Addition, from "R-1" Single Family Dwelling District to the following classifications : Tract One: "R-2" Two Family Dwelling District, Tract Two: "PD" Planned Development District, Tract Three: "R-3" Multiple Family Dwelling District, and Tract Four: "C-2" Community Business District. Chairman Weber recognized Mr. Mike Allen, who stated that he represents Perspecta Development Corporation, which owns the land East of the creek, and Good & Associates , Trustee for a Joint Venture which owns the land West of the creek. Mr. Allen advised that the plan for the property in question is based upon a graduated land-use concept, with "C-2" zoning proposed for the western area which is adjacent to F.M.157, then moving eastward, a tract zoned "R-3", a Planned Development District and a tract zoned "R-2", all of which will serve as a buffer for the single family residences proposed for the area East of the subject property. Mr. Allen stated that Tract 4 comprises 16.029 acres -- that "C-2" Community Business District zoning is requested because the owners are of the opinion it is a good retail and office loca- tion, with approximately 1100 feet abutting F.M.157. Mr. Allen advised that F.M.157 carrys lots of traffic at this time and is to be improved to a five (5) lane major thoroughfare. Mr. Allen commented that the highway frontage to the North, near the intersection of 157 and 121A, will not ever be a highly desirable local commercial area because of the traffic problem, in their opinion, but the property in question is a desirable neighborhood retail and office area for the City of Euless. Mr. Allen stated that he and his associates are of the opinion Cummings Road will undoubtedly be a major collector street -- a major ingress and egress road for all resi- dential areas within Lakewood Addition, as well as those to the East and to the South. Mr. Allen called attention to the pro- posed route of Cummings Road, extending through Tract 4. He advised that a retail and shopping facility is proposed for the triangular portion of the tract, which consists of approximately nine (9) acres, commenting that it will not be a convenience center, but a fairly large neighborhood shop- ping center. He commented that his proposed development will house from 410 to 420 families, and they can reach this location easier than the shop- ping area at Harwood and F.M.157. Mr. Allen stated that he and his associ- ates consider the northern portion of Tract 4 ideal for an office development, with emphasis on professional , medical and dental facilities. Mr. Allen presented a drawing depicting the type or architecture which is proposed -- basically a cluster concept. lbw (Page Three, Minutes of Regular Meeting, Planning and Zoning Commission, February 2, 1971) Mr. Allen advised that Tract 3 contains approximately 10.699 acres -- that "R-3" zoning is requested because he and his associates are of the opinion this is proper zoning next to a high quality shopping area. Mr. Allen called attention to a twelve (12) acre lake, located primarily on the tract North of Lakewood Addition, with a small portion being on the subject property. He stated that the creek, which extends from the lake southward through his property has beautiful trees, which will be left in their natural state -- and he considers this area ideal for recreational facilities -- also the tree-lined creek provides visual insulation from this "R-3" District and the Planned Development which is proposed for Tract Two, located on the East. Mr. Allen stated that Tract 2 consists of 11 .85 net acres and presented a scale drawing showing building spacing for the proposed Planned Development, location of the lake, creek, pools and community building. Mr. Allen indicated that a cluster type apartment development is proposed, with a density of 11 .5 units per net acre,-- that clusters of buildings look inward on courtyards -- that they want to give the development a random look -- that they propose one story flats and two story studios, with no exterior stairways. He commented that they are try- ing to establish a good family type multi-family development, designed so the units can be sold, if desired, as condominiums -- that the maximum ground coverage would be 20% of the net site area. There are two (2) pools in the plan, a community building of approximately 1 ,550 square feet, three designated play ground areas, with room for others. Mr. Allen advised that all units are designed in clusters, looking in on courtyards or are over- looking the creek and lake. Mr. Allen advised that 58% of the net site area is in open space and the recreation building. Tract 1 , which is proposed for Two- Family Dwellings,consists of 4.19 acres. Mr. Allen stated that this type of residence is popular in all areas -- that they offer a higher degree of privacy than can be obtained in multi-family developments, and they are particularly popular near schools. Mr. Allen called attention to the elementary school site located at the Northwest corner of Cummings Road and the proposed street running North and South through Lakewood Addition. He advised that this site has been purchased by the local School District, and they have offered to sell two (2) acres located at the Southeast corner of the site to the City of Euless for a park site. Mr. Allen stated that twelve (12) lots are proposed for the "R-2" area, with twenty-four (24) units having a density of 5.7 units per acre. He stated that a quality type development is proposed, superior to the two-family developments he has seen in the City of Euless -- that buildings will range from 2300 to 3000 square feet. (Page Four, Minutes of Regular Meeting, Planning and Zoning Commission, February 2, 1971) Mr. Allen presented photographs of duplex units which have been built in Dallas and Tyler, to illustrate the type of architecture,style and quality proposed. Mr. Allen called attention to Tract 6, where they propose construction of single family dwellings, but is not pertinent to this zoning case. Mr. Allen commented that he and his associates are of the opinion their request is based on logical zoning for the area, with retail and office area on the West -- that existing single family developments to the East and South are buffered by a single family area or the school site, with exception of one lot, which is located across Cummings Road. He stated that no buildings are proposed for one hundred (100) feet in that area, which offers adequate protection. Mr. Allen presented architectural ren- derings of buildings designed for the Planned Development District and commented that they are very close to what the buildings will actually look like, however, the building materials have not been defined. Replying to Mr. Arth's question, Mr. Allen stated that the lake exists now. Mr. Arth asked if a road is proposed between the subject property and the Walter Fitch property. Mr. Allen replied negatively. A dis- cussion revealed that right-of-way has been dedicated; however, owners of the subject property are of the opinion the right-of-way should be abandoned and Cummings Road should be extended through their property to F.M. 157, as indicated on their plans. Mr. Allen stated it is his firm's responsibility to contact Mr. Fitch to see if he is willing to abandon the right-of-way; however, they have been unable to discuss it with him to date. Mr. Allen stated further that, if Mr. Fitch is unwilling to abandon the existing right-of-way, the street will be extended straight into F.M.157. Mr. Bullard advised that the City Council has approved the street shown on Mr. Allen's plans providing he (Mr. Allen) obtains the necessary papers to abandon the right-of-way which has already been dedicated. Mr. Arth inquired concerning the status of development of Lots 1 , 2 and 3 on the West side of Donley Drive. Mr. Bob Spies, representing the Developers of Green Hills Park advised that these lots are not built on because of the way the creek is -- that they feel the creek should be improved before any- thing is done with them -- that his firm placed money in escrow with the City for improvement of the creek several years ago, but nothing has been done about it to date. (Page Five, Minutes of Regular Meeting, Planning and Zoning Commission, February 2, 1971) Mr. Arth expressed concern about the depth of Tract 4, for which commercial zoning is requested. Responding to a question, Mr. Allen ad- vised that the North section of the tract, from F.M.157 Eastward is five hundred (500) feet, and the lower section extends over eleven hundred (1100) feet. Mr. Arth stated that he is fearful Mr. Fitch might come in later and request "C-2" zoning for the entire depth of his tract, if this is approved. He asked Mr. Allen if he would consider "C-2" zoning for a depth of five hundred (500) feet all the way down. Mr. Allen replied that they would con- sider it, if it was an"absolute must". Chairman Weber expressed concern with the proposed re-routing of Cummings Road, which is designated as an East- West collector street. Mr. Allen explained that the extension of Cummings Road, as originally planned, intersects F.M. 157 at a steep incline -- that he and his associates are of the opinion it would be better, from the safety standpoint, to move the intersection northward approxi- mately five hundred (500) feet, where the property grade and highway grade are approximately the same. Mr. Allen commented that he is of the opinion Mr. Fitch will agree because the road at the top of the hill does not do anything for his property. Chairman Weber asked if there were others who desired to speak for this zoning request. There being none, he called for opponents. There was no response from the audience. Mr. Leggett asked if any roads are pro- posed to the North. Mr. Allen traced the proposed extension of the street located East of the school site, extending northward and curv- ing in a westerly direction North of the lake to intersect Cheek-Sparger Road. Chairman Weber declared the Public Hear- ing closed. Members of the Commission discussed the zoning case privately. Chairman Weber advised Mr. Allen that, based on plans submitted tonight, he is of the opinion it is only fair to advise that the Planning and Zoning Commission would disapprove the request; (Page Six, Minutes of Regular Meeting, Planning and Zoning Commission, February 2, 1971) he is willing to table this item and allow Mr. Allen to present revised plans at the next regular Planning and Zoning Commission meeting. Chair- man Weber advised that they (Planning and Zoning Commission) will go along with "C-2" zoning for a depth of five hundred (500) feet providing it comes to the existing Cummings Road -- that the Commission is of the opinion Cummings should be a straight street if it is to be a collector street. Mr. Allen stated that, in his opinion, the location of the street is not a zoning matter. Chairman Weber advised that it will be when he comes back in for Final Plat approval . Mr. Arth stated that they are not saying the road can't curve -- that this is a matter to be decided by the Commis- sion, Council and the developer -- that all Mr. Allen would need is one (1) negative vote, and he would vote negatively because he is of the opinion that eleven hundred (1100) feet is too deep an incursion into "R-1" zoning. Chairman Weber stated that he will re- consider about the location of the street -- if the commercial boundary line comes straight down, and the split does not bother development, it will be all right. Mr. Allen stated it will be necessary to talk with the owners of the property concerning a change. Mr. Allen commented that they wanted to avoid a strip retail area. Mr. Arth stated that Mr. Allen is to be commended -- that he has a good plan. Mr. Bullard asked Mr. Allen if he was aware of density requirements in "R-3" Districts. Mr. Allen replied negatively, and Mr. Bullard advised Mr. Allen of maximum density requirements for each of the three multi-family categories. Someone suggested that, possibly, Mr. Allen should request "R-4" zoning rather than "R-3". Mr. Arth stated that, in his opinion, "R-4" will not jeopardize the plan. Chairman Weber inquired concerning the City's plans for improvement of the creek in this area. Mr. Bullard stated that some money was placed in escrow with the City for a share in the cost for improving a portion of the creek, and the owner of the property on the other side of the creek was also supposed to help pay for the improvements. However, tiv this work was not to be done until the property on the other side of the creek (Walter Fitch property) was developed. (Page Seven, Minutes of Regular Meeting, Planning and Zoning Commission, February 2, 1971) Chairman Weber suggested that Mr. Allen make every effort to contact Mr. Fitch and get an answer as to what he will do about the street right-of-way. Mr. Arth moved to table Zoning Case No. 209 until the next meeting of the Planning and Zoning Commission, which will be held on February 16, 1971 . Mr. Leggett seconded the motion, and the vote is as follows : Ayes : Messrs. Arth, Leggett and Weber Nays : None Chairman Weber declared the motion carried. III . ADJOURNMENT The meeting was adjourned at 9:20 P.M. APPROVED: ATTEST: Chairman Secretary fsm