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HomeMy WebLinkAbout1971-01-05 Regular Meeting Planning and Zoning Commission January 5, 1971 CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 8: 10 P. M. in the Council Chambers of Euless City Hall . In the absence of both the Chairman and Vice Chairman, Mr. Glenn Walker presided. Members present are listed as follows : Messrs. Harry Arth, Richard Leggett, Bill Tench, E. E. Keplinger and Glenn Walker. (Absent: Messrs. Leonard Weber and Jack Cline) Also present were City Inspector Jack Bullard and Recording Secretary Florence Murr. VISITORS Visitors in attendance are listed, as follows : Mesdms. Dorothy G. Blaker and Stanley Allport, Messrs. and Mesdms. Ronny Hicks, Rex R. Kitchen, John Kurecka and Cecil L. Stevens , Messrs. John B. Danna, Jr. , David Paul Patton, George T. Connell , Jr. , Joel Pitts, Justin McCarty, Jr. , Albert H. Small , Walton Friedel , Jim Frank Lemmom, R. V. Trammell , Gordon S. Swift, Frank E. Crumley and A. C. Krause. APPROVAL OF MINUTES Mr. Tench moved to approve minutes of the regular meeting dated December 15, 1970, as written. Mr. Leggett seconded the motion, and the vote is as follows : Ayes : Messrs. Tench, Leggett, Arth, Keplinger and Walker Nays : None Chairman Walker declared the motion carried. II . CONTINUATION OF PUBLIC HEARING ON ZONING CASE NO. 206, REQUEST OF MR. FRANK CRUMLEY FOR REZONING 38 ACRES IN J. MATSON SURVEY (LOCATED WEST OF TIMBERLINE ESTATES TO WEST CITY LIMITS AND ABUTTING WESTPARK WAY) Chairman Walker advised that the Public Hearing on Zoning Case No. 206 was recessed on December 15, 1970, to give the petitioner, Mr. Frank E. Crumley an opportunity to revise his request for re- zoning, and that further discussion of this matter is in order at this time. (Page Two, Minutes of Regular Meeting, Planning and Zoning Commission, January 5, 1971) Chairman Walker advised that the property in question is presently zoned "R-1" Single Family Dwelling District, and the zoning request was revised by the petitioner, Mr. Crumley, to the following: Tract 1 , consisting of approximately 30.5 acres, to "R-5" Multiple Family Dwelling District, Tract 2, consisting of approximately 7.6 acres, to "R-3" Multiple Family Dwelling District, and Tract 3, consisting of approximately 2 acres, to "C-1" Neighborhood Business District. Chairman Walker called for proponents and recognized Mr. Gordon S. Swift, Consulting Engineer, who stated that his firm has been retained by Mr. Frank Crumley and his associates to prepare a preliminary land use plan for the subject property and to prepare and process this zoning application. Mr. Swift presented bound copies of "Application of 0. S. Dobkins, J. Alex Blakley and Frank Crumley For Rezoning For A Tract Of Approximately Forty Acres Out Of The James Matson Survey, A-1080 Euless, Tarrant County, Texas", which contained the text of his pre- sentation and a map indicating the proposed land use for the area in the vicinity of the property in question. (Copy on file in Zoning Case File.) Mr. Swift advised that the Land Use Map prepared by his firm was based on Master Plans for the Cities of Euless and Bedford and called attention to the property's being bounded by two major traffic arteries, although it is rela- tively secluded from major highways and industrial activity, to the suitability of the tract for multi-family development, the need for residential develop- ments and the financial benefits multi-family developments offer municipal tax structure. Mr. Arth stated that most of Mr. Swift's arguments apply to single family developments also, and according to what he has read in the newspaper, the shift is back to single family. Mr. Arth also questioned Mr. Swift's statement that the property is near major traffic arteries, but is secluded from major highways. Mr. Swift explained that the two major traffic arteries referred to are not, in his opinion, thoroughfares but are actually collector streets, which will carry the residents out to the thorough- fares and freeways. Mr. Swift advised that he spent fifteen (15) years on the staff of the City of Fort Worth, where he served as Office Engineer -- that he has had experience in land planning and, in his opinion, you cannot take this forty acres and create an atmosphere that is conducive -- that single family people are different from those who prefer multi-family housing -- that he con- siders it good planning to build buffer zones off the thoroughfares, and in his opinion, the property in question can be developed satisfactorily, being lo- cated between the planned thoroughfares and near the multi-family area which is already planned in the City of Bedford. Mr. Swift stated that he does not be- lieve the property in question is adequate to do justice to single-family development. Mr. Swift stated that his firm has studied every square foot of this land and tried to plan something that will fit the area, and in his opinion, if this small segment is developed into single-family housing, it will soon deteriorate and go through a state of transition, which could be avoided by developing it for its highest and best use today. (Page Three, Minutes of Regular Meeting, Planning and Zoning Commission, January 5, 1971) Mr. Tench expressed concern that Raider Drive, Westpark Way and Pipeline Road would not adequately take care of the increased traffic. Mr. Swift advised that Westpark Way will be a four lane street, which will accommodate 20,000 vehicles per day -- that most of the traffic will be going in an East-West direction, and these streets will feed the traffic out to the freeways and their destination. Mr. Tench inquired about the street which is proposed to be located North of West Euless Park Site, extending from Westpark Way into the City of Bedford. Mr. Swift presented a layout of the Sears Shopping Center to be located in the City of Bedford, advising that the streets have been planned to accommodate that development. Mr. Swift stated that Shumack Lane (the street referred to by Mr. Tench) will be a six lane divided street -- that 125 or 130 acres of land was optioned by Sears, and the sale was predicated on Bedford's approval of their plans and requested zoning, and Sears now owns the land, so the plan, which includes the street, was approved by the City of Bedford. Mr. Arth stated that the City of Euless is land-locked -- that it must do the best with what it has -- that what it has is interlaced with S.H. 183, which is heavily commercial and industrial , with Spur 350 coming into the middle, and Highway 360 and the Airport on the East side. Mr. Arth advised that, in his opinion, the City will be faced with numerous ap- plications for commercial zoning along the highways buffered by Multi-family and he questions the advisability of taking the area in question, which is se- cluded from the major thoroughfares, and producing multi-family housing when it is not needed and we have acres which will have to be zoned this way. Mr. Arth stated that he, personally, would consider this a major incursion into what he believes is "R-1" Single Family. Mr. Swift stated that the raw land value placed on the subject property is $5,000.00 per acre -- that this was determined by local government -- that the school determines the land value for this area. Mr. Swift stated that this property is not developable for single-family useage, and he would not enter into a contract to assist with single-family development of it, if the owner paid that price for it, because he would lose money. Mr. Arth stated that the City of Euless has countless acres zoned for apartments, which are dormant because there is no market at this time. Mr. Crumley called attention to the location of the property, which is located adjacent to the City Limits Line, stating that the multi-family development would be away from the City. Mr. Crumley advised that Marlene Drive will dead-end at Westpark Way -- that the terrain of the property in question will not permit streets to go across, which leaves it with- out a market for residential property -- that it is not attractive from any standpoint for single-family dwellings. (Page Four, Minutes of Regular Meeting, Planning and Zoning Commission January 5, 1971) Led Mr. Tench asked Mr. Crumley how soon he would like to develop the property in question. Mr. Crumley replied that he would like to do it now, if he had the money -- that the Regional Airport is supposed to be opened in 1973 and development takes time, planning and planning ahead. In reply to a question from Chairman Walker, Mr. Crumley stated that he does not have anyone interested in the property at this time because of the zoning, but he has been told there is someone in Dallas who will buy it if it is zoned for multi-family dwellings. Mr. Keplinger asked if this proposed de- velopment would hurt the residential area located to the East. Mr. Swift advised that they have heard no objection from property owners, therefore, they are of the opinion this is a relatively compatible plan. Mr. Keplinger stated that his concern is for the undeveloped land East of Municipal Way, and he wonders if this would hinder development of it. Mr. Crumley advised that he is one of the owners of a twenty-six (26) acre tract located between Timberline Estates and the property in question. Chairman Walker asked if there were others present who desired to speak either for or against the requested zoning. There being none, he declared the Public Hearing on Zoning Case No. 206 closed. (Members of the Planning and Zoning Commission discussed, privately, the request- ed zoning.) Chairman Walker advised Mr. Crumley that Members of the Commission were in agreement to recommend that the requested zoning be denied by the City Council , however, they would offer him the oppor- tunity to revise his request, deleting all of the area East of Westpark Way, and altering his request for the remainder of Tract 1 to the following: that it be rezoned from "R-1" Single Family Dwelling District to "R-4" Multi-Family Dwelling District, with the request for Tracts 2 and 3 remaining as originally submitted. Mr. Crumley advised that he is agreeable to this revision, if he can come back later with another request, should he desire to do so. Mr. Bullard advised that a request can be submitted at a future date; however, he wanted Mr. Crumley to understand that this is his choice -- that the request for "R-3", "R-5" and "C-1" zoning can go on to the Council for a Public Hearing or he can revise his request to meet the recommendations of the Planning and Zoning Commission and go before the Council for a Public Hearing. (Page Five, Minutes of Regular Meeting, Planning and Zoning Commission January 5, 1971) Mr. Crumley agreed to revise his request for rezoning, as recommended. Chairman Walker re-opened the Public Hearing on Zoning Case No. 206, to consider the revised request of Mr. Frank E. Crumley, for rezoning Tract 1 , the western portion of a 30.5 acre tract, from "R-1" to "R-4" Multi-Family Dwelling District, Tract 2, consisting of 7.6 acres, from "R-1" to "R-3" Multi-Family Dwelling District, and Tract 3, consisting of 2 acres, from "R-1" to "C-1" Neighborhood Business District. Chairman Walker recognized Mr. Gordon Swift, who explained that Mr. Crumley has altered his request for rezoning Tract 1, using Westpark Way as the East boundary of the tract, and requesting that the Tract be rezoned from "R-1" Single Family Dwelling District to "R-4" Multiple Family. Mr. Swift stated that field notes will be provided. Mayor A. C. Krause, 204 Oak Lane, requested that Mr. Swift point out on the map the change requested. Mr. Swift responded, explaining that the area located East of Westpark Way had been deleted from the request. Chairman Walker called for proponents and opponents, respectively. There being none, the Public Hearing was closed. Mr. Tench moved to recommend approval of Mr. Crumley's request, as revised, establishing Westpark Way as the East boundary of Tract 1 , rezoning the property, as follows : Tract 1 , from "R-1" Single Family Dwelling District, to "R-4" Multiple Family Dwelling District, Tract 2, from "R-1" Single Family Dwelling District, to "R-3" Multiple Family Dwelling District, and Tract 3, from "R-1" Single Family Dwelling District, to "C-1" Neighbor- hood Business District. Mr. Leggett seconded the motion, and the vote is as follows : Ayes : Messrs. Tench, Leggett, Arth, Keplinger and Walker Nays: None Chairman Walker declared the motion carried. III . PUBLIC HEARING ON ZONING CASE 208, REQUEST OF GEORGE T. CONNELL, JR. FOR REZONING 30.040 ACRES IN T. JASPER SURVEY, FROM "R-1" TO "C-2" AND "R-4" Chairman Walker opened the Public Hearing (Page Six, Minutes of Regular Meeting, Planning and Zoning Commission, January 5, 1971) Com on Zoning Case No. 208, to consider Mr. George T. Connell 's request for re- zoning the North 624.3 feet of a 30.040 acre tract in the T. Jasper Survey, from "R-1" Single Family Dwelling District to "C-2" Community Business Dis- trict, and the South 624.3 feet of the tract from "R-1" to "R-4" Multiple Family Dwelling District. Chairman Walker recognized Mr. John Danner, Architect, who presented a colored drawing indicating the location of the site -- the northern boundary being on Spur 350. Mr. Danner advised that property located to the East of Mr. Connell 's tract is zoned for multi-family useage -- property to the South is zoned "R-2", Two Family Dwelling District, and property to the West is presently zoned "R-1", however, he is of the opinion the City's Land Use Map proposes multi-family and low density for that area. Mr. Danner advised that they propose to divide the 30 acre tract in half, with commercial property abutting Spur 350 and apartments on the remainder -- that most of their traffic will be routed down Spur 350, but there is a possibility that Sierra Drive will be extended into the development. Mr. Danner advised there are existing four-plexes fac- ing Wilshire and that the subject property backs up to existing duplexes on Kynette. Mr. Danner advised that approximately two hundred and forty (240) units are proposed for the fifteen (15) acres for which "R-4" zoning is re- quested; however, nothing definite is proposed for the commercial area. Chairman Walker asked if there were others desiring to speak for this rezoning request. There being none, he called for opponents. Citizens present expressed opposition to the requested zoning, stating that they moved into the area with the impression that it was and would remain a single-family district. They are opposed to apartments because of excessive noise, dope and domestic problems which they might create. They feel this would decrease the value of their properties and expressed concern regarding the increase in traffic, particularly in the vicinity of Wilshire Elementary School . Citizens registering opposition to the zoning request are listed as follows : Mr. and Mrs. Ronny Hicks 1804 Kynette Mr. and Mrs. Cecil L. Stevens 1806 Kynette Mr. and Mrs. Rex Kitchen 1802 Kynette Mr. and Mrs. John Kurecka 1800 Kynette Mr. and Mrs. Robert Blaker 405 Sierra Mr. and Mrs. Stanley Allport 403 Sierra Mr. Cecil Stevens presented a letter from Mr. Earl G. Hawkins, 1808 Kynette, who stated that he did not receive notice of this Public Hearing and was unable to attend, therefore, he requests permission for Mr. Stevens to cast his negative vote -- that he is not opposed to the re- quest for "C-2" zoning and would vote for duplex type apartments but nothing else. (Page Seven, Minutes of Regular Meeting, Planning and Zoning Commission, January 5, 1971) 1 (Mrs. Murr and Mr. Bullard made an effort to determine why Mr. Hawkins was not notified; however, they were unable to do so, as a legal description of his property was not available. Later it was determined that Mr. Hawkins is not listed on the current tax roll ; therefore, the notice was mailed to the developer.) Mr. Danner stated that most of the traffic created by the proposed development will be on Spur 350 -- that it can be used for both ingress and egress and they do not propose to run traffic into a school area -- that 350 will accommodate the traffic, and there is no reason to send it to the South. He commented that apartments seem to carry a stigma -- that, in his opinion, a properly designed and screened apartment development will increase the value of surrounding property -- that they propose to spend quite a bit of money in an effort to make it a nice neighborhood -- that the pro- posed development will add some traffic, children and people, but it will also add tax dollars to the community, and the subject property can be utilized to carry through the theme of single family dwellings. Chairman Walker asked if there were others who desired to speak either for or against this rezoning request. There being none, the Public Hearing was closed. In reply to a question, Mr. George T. Connell , owner of the subject property, advised that he has no specific date for development of the property -- that it will be necessary to prepare pre- liminary plans and acquire financing. (Members of the Planning and Zoning Commission discussed the case privately with Messrs. Connell and Danner.) Chairman Walker advised that Mr. Connell has requested an opportunity to reduce his request for rezoning before final action is taken by the Planning and Zoning Commission -- that some time will be required to study and plan; therefore, the Planning and Zoning Commission is in agreement to table this matter and re-convene the Public Hearing at its next regular meeting to be held on January 19, 1971 . Chairman Walker reminded interested citizens that they will not receive written notification concerning the continuation of this Public Hearing and advised that the Agenda will be prepared on Friday, January 15, 1971 , and a copy may be obtained at Euless City Hall . In a discussion which followed, Mr. Arth advised that density is a primary factor in apartment zoning and explained density requirements under various multi-family classifications. Mr. Kitchen commented that, in his opinion, the property in question would make a beautiful park. Streets and traffic were discussed briefly, and Mr. Arth stated he is of the opinion tenants in the proposed development will demand a road to the school eventually. (Page Eight, Minutes of Regular Meeting, Planning and Zoning Commission, January 5, 1971) In reply to a question from Mr. Hicks con- cerning the type of business allowed within "C-2" Community Business Districts, Mr. Bullard stated that the most you can have is a garage or service station -- that apartments are allowed under "C-2" zoning, but it is primarily for retail sales and will allow service stations and garages -- that all buildings must be of masonry construction unless other materials are approved by the City Council. Mr. Bullard explained that apartments are allowed because they are a lesser zoning. Mr. Danner commented that apartments are proposed on the Future Land Use Map. Mr. Bullard stated that this is correct, only the depth indicated on the map is less than that proposed in Mr. Connell 's request. Mr. Tench moved to close the discussion. Mr. Keplinger seconded the motion, and the vote is as follows : Ayes: Messrs. Tench, Keplinger, Leggett, Arth and Walker Nays : None Chairman Walker declared the motion carried. IV. FINAL PLAT APPROVAL, LANCE ADDITION (LOCATED ON PIPELINE ROAD, 496 FEET EAST OF RAIDER DRIVE AND SOUTH OF S.H.183) , LANCE, INC. Chairman Walker recognized Mr. R. V. Trammell of Metro Engineering, who stated that he represents Lance, Inc. in their request for approval of the Final Plat for the subject addition. Mr. Trammell stated that Lance, Inc. pro- poses to construct a dry warehouse, for storage of their product (primarily peanuts) for Distributors -- that no water and sewer connections are required. Mr. Bullard advised that water and sewer lines are located in front of the property, and Lance, Inc. will be required to pay their pro rata share of the cost of the lines before the Final Plat will be signed. He explained that this is a City requirement, regardless of whether or not the services are needed at this time. Mayor Krause inquired concerning the availability of water for fire protection to comply with the insurance code. Mr. Bullard stated that a fire hydrant is located within the required distance and is served by a six inch water line. (Page Nine, Minutes of Regular Meeting, Planning and Zoning Commission, January 5, 1971) Mr. Tench moved to recommend approval of the Final Plat for Lance Addition, as presented, providing the pro rata share for water and sewer lines is paid to the City. Mr. Keplinger seconded the motion, and the vote is as follows : Ayes : Messrs. Tench, Keplinger, Arth, Leggett and Walker Nays : None Chairman Walker declared the motion carried. V. FINAL PLAT APPROVAL FOR B & B ADDITION (LOCATED ON NORTH SIDE OF S.H.183, 1500 FEET EAST OF F.M.157) G & C PROPERTIES , INC. Chairman Walker recognized Mr. Jim Frank Lemom, who stated that he represents G & C Properties in their request for Final Plat Approval for B & B Addition. Mr. Lemom stated that the proposed structure will house a Pizza Inn. He called attention to two entrances which are proposed - one from S.H.183 and the other from Park, which is a private road. Mr. Lemom advised that the approaches will be installed above requirements of the State Highway Department, with curb and gutter. In reply to a question concerning building plans, Mr. Bullard advised that he has reviewed the plans and determined that changes must be made before a building permit is issued. Mr. Bullard advised Mr. Lemom that a profile sheet must be furnished, and that the building permit cannot be issued until the pro rata share for existing water and sewer lines is paid to the City and arrangements are made for the additional sewer extension. He also advised that the water meter will have to be moved to the back of the curb. Mr. Lemom stated that he has studied the plans and all necessary changes will be made pending approval of the plat. Mr. Leggett moved to recommend approval of the Final Plat for B & B Addition, as presented. Mr. Keplinger seconded the motion, and the vote is as follows: Ayes: Messrs. Leggett, Keplinger, Arth, Tench and Walker Nays : None Chairman Walker declared the motion carried. (Page Ten, Minutes of Regular Meeting, Planning and Zoning Commission, January 5, 1971) VI . ADJOURNMENT Chairman Walker declared the meeting adjourned at 10:30 P. M. APPROVED : ATTEST: Chairman Secretary fsm Coe