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HomeMy WebLinkAbout1975-12-02 Regular Meeting Planning and Zoning Commission December 2, 1975 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 by Chairman Pippin. Other members present were Messrs. Carl Tyson, Robert Johnson, Troy Fuller, Dick Wells, and Mrs. Helen Lightbody. (Absent was Mr. Carl Maas.) Also present were Director of Planning and Development, Lynn Shackelford and Recording Secretary, Becky Gunter. VISITORS Visitors in attendance were as follows: Messrs. Dwain Cornstubble, James Schurend, Thomas Houston, Chuck Mahoney, Jimmie A. Chandler, James D. Harrison, Marland Ernest, Ron Reinmiller, Tom Dougherty, Bob Eden, Harold Samuels, Peter Parsinen, Harold Wright, Robert B. Olsen, Fred Stovall , B.J. Reaves, David C. Hughes, Jr. , Walter Elliott, Jr„ John R. Horton, William K. Houp, Richard Benz, R.T. Reinmiller, Archie M. McElveen, Ralph Stephens, R. Ace Avakian, P.J. Dennehy, D.E. Cozby, Jim Hickerson, Allen R. Duchasne, Raymond W. Cronshey, Bill Pasteur, Glenn Walker, W.M. Sustaire, Jack M. Bullard; and Mesdms. Ralph Stephens, A.M. McElveen, Sally Benz, Willie Mae McCormick, Donna Stovall , W.B. Vandeventer, Inez Morrison, Debbie Morrison, Alice Ernest, James D. Harrison, Virginia Chandler, Virgie Mahoney, Troy Fuller, Edna Pasteur, and Don Miracle. INVOCATION The invocation was given by Mr. Carl Tyson. APPROVAL OF MINUTES Mr. Wells asked what the result was of the motion made in the October 7, 1975 meeting requesting Mr. Shackelford to confer with Mr. Collins and request that he change the zoning from C-2 to C-1 . Mr. Shackelford stated that he had conferred with Mr. Collins who was not receptive to the change. L (Page Two, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Wells made a motion to approve the minutes of the regular meeting dated October 7, 1975, as written. Mr. Johnson seconded the motion and the ,,, vote is as follows: Ayes: Messrs. Wells, Johnson, Pippin, Tyson, Fuller; and ;Mrs. Lightbody Nays: None Chairman Pippin declared the motion carried. PUBLIC HEARING - ZONING CASE NO. 248 REQUEST OF B.J. REAVES FOR CHANGE OF ZONING FROM "R-1" SINGLE FAMILY DWELLING DISTRICT TO "PD" PLANNED DEVELOPMENT ON TRACT 1 AND 2, LEVI FRANKLIN SURVEY, ABSTRACT A-513; AND TRACT 1 , GEORGE LINNEY SURVEY A-939. (PROPERTY LOCATED NORTH OF LITTLE BEAR CREEK AND WEST OF NORTH MAIN STREET) Chairman Pippin reminded those in atten- dance of the rules of a Public Hearing; proponents will be heard first, next opponents, and then all questions which must be directed through the Commission. Chairman Pippin opened the Public Hearing. Mr. Elliott stated he is with Elliott & Hughes, Inc. located at 1004 West Euless Blvd. and is representing Mr. B.J. Reaves requesting favorable consideration for the change of zoning., Mr. Elliott stated that the property was purchased by Mr. Reaves in the early 1970's for development but there were several problems that needed to be taken care of before the property would be ready for development. These problems are as follows: (1 ) the one-way bridge on North Main, (2) the City had not negotiated with TRA for sanitary sewage, and (3) there was no water supply to the property. Mr. Elliott stated that these problems have been solved by (1) the new four lane bridge across Little Bear Creek, (2) the negotiation with TRA for sanitary sewage, and (3) the purchase by the City of property for a water station which makes the property ready for development. Mr. Elliott stated the property has been sold twice since the original owner, Mr. Reaves being the third owner. Mr. Elliott then presented the history of the property from the time Mr. George Morrison first acquired it. L (Page Three, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Elliott stated that Mr. Reaves has been building in the City of Euless since the early 1950' s. Since that time Mr. Reaves has built approximately 2,000 homes with an average cost of $25,000.00. Mr. Elliott at this time introduced Mr. B.J. Reaves. Mr. Reaves stated he is with Reaves Royal Homes located at 729 Bedford Euless Road and resides at 416 Billy Creek Circle, Hurst, Texas. Mr. Reaves stated he considers the Bear Creek Development the most challenging of all of his previous developments as it is the largest. The development will take five to seven years to complete with an estimated value of $30,000,000.00. Mr. Reaves stated arrangements have been made for the funds for the project and he is ready to begin development immediately starting with Phase 1 . Mr. Reaves now introduced Mr. Bob Horton, president of John R. Horton, Architect located at 3908 South Freeway in Fort Worth. Mr. Horton stated that an extensive amount of study was required in considering the best land use giving careful con- sideration to adjoining property owners. Mr. Horton stated there are eight phases in the development, each of which was planned with the entire property in mind. The first two phases are single family dwelling with 69 units in Phase 1 and 46 units along with a small retail sales shop and service station in Phase 2. Mr. Horton called upon Mr. Elliott to present slides of previous homes in Billy Creek Estates in Hurst, Bedford Heights in Bedford, and Royal Oaks Estates in Euless built by Mr. Reaves to show the style of homes that are to be built in the Bear Creek Development. Mr. Elliott pointed out that none of the homes shown are alike and none in the future are planned to be duplicated. Mr. Elliott stated the single family homes have a 1 ,800 square foot minimum and range in price from $50,000.00 to $75,000.00. Phase 1 is located on 27.72 acres with an estimated cost of $4,500,000.00. The single family homes in Phase 2 are located on 15.51 acres with an estimated cost of $3,000,000.00. The retail shops in Phase 2 are located on .51 acres with 3,600 square feet; the estimated cost is $175,000.00. The service station is located on .88 acres with 2,400 square feet; the estimated cost is $150,000.00. (Page Four, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Elliott stated Phase 3, which is immediately North of Trailwood Addition, includes a club house, a nine hole golf course, six tennis courts and a swimming pool . It is located on 68.31 acres and has an estimated cost of $1 ,500,000.00. Mr. Elliott stated he feels that Phase 3 will add to the entire development. Mr. Elliott stated that Phase 4 consists of fourteen luxury duplexes with a total estimated cost of $600,000.00. There will be from 1 ,300 to 1 ,500 square feet per unit located on a total of 3.23 acres. Mr. Elliott stated that Phase 5 is designated for multi-family dwelling consisting of 436 units on 20.52 acres with a total estimated cost of $7,000,000.00. Phase 6, which is also multi- family dwelling, consists of 120 units on 8 acres with an estimated cost of $2,250,000.00. Mr. Elliott stated that Phase 7 consists of a shopping center located on 12.04 acres and has 100,400 square feet. There are 506 parking spaces and the estimated cost is $2,500,000.00. Mr. Elliott stated that Phase 8 will be an office complex located on 10.38 acres with an estimated cost of $7,000,000.00. The complex will be 80 feet high and have 188,800 square feet. There will be a pedestrian walk way leading, up to and around the building. Mr. Elliott stated there will be a total of 685 living units, an average of 4. 10 units per acre. The completed develop- ment will be located on 167 acres and will have an approximate construction cost of $30,000,000.00. Construction will begin immediately and will be completed by 1981 . Mr. Elliott stated the property is located between zone A and B of the Airport Noise Zone. However, the noise level is not high. It is also at a focal point between Highway 121 and Spur 360, which will eventually be developed. Mr. Elliott stated that Little Bear Creek runs through the property and sometimes floods due to branches and other items blocking the flow. The drainage problem will be taken care of in compliance with the City Flood Ordinance and section 1910.3 of the Federal Insurance Administration. Mr. Elliott at this time showed slides of the property, pointing out the trees along North Main that are well over 100 years old. Plans are made to work with property owners and the City of Euless to save the trees. Mr. Elliott stated they are here tonight requesting a change of zoning and preliminary plat approval . He hopes to have the construction phases of Phase 1 by the next Planning & Zoning Commission meeting. L (Page Five, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Elliott stated Phases 3 and 4 will be started at the same time. The golf course and other facilities in Phase 3 will be private, by membership only. Membership will not be limited only to the Bear Creek Development residents. Chairman Pippin asked if the Hurst-Euless- Bedford School District had been advised of the development. Mr. Elliott stated the development is not in the Hurst-Euless-Bedford School District, it is in the Grapevine School District. He requested Grapevine School District to readjust the boundaries to allow the property to be in the Hurst-Euless-Bedford School District but was informed that this would be impossible. Chairman Pippin asked Mr. Shackelford to comment on paragraph 6 of the City Engineer's letter. Paragraph 6 of the City Engineer's letter is as follows: 6. We understand the location of Cheek Sparger Road has been fixed at the West City Limits along Highway 157 and near the East City Limits along the proposed extension of Highway 360. These two locations have been fixed by the Texas Highway Department. We want to be sure that the Commission and the Council understands that if these plans are approved, then we are fixing the location of Cheek Sparger in this area. The question in our minds should be then is this the best location for all involved. To my knowledge no detail engineering study has been performed to determine the most desirable and economic location of Cheek Sparger. It is our recommendation that such a study be performed before we firmly fix its location. Mr. Shackelford stated the City Manager, Mr. Sustaire, has worked many hours concerning this problem and he could best answer any questions. Mr. Tyson asked Mr. Sustaire what the State Highway Department's plans are for the road. Mr. Sustaire stated the State Highway Department is suffering insufficient funds and will be unable to build in this area for twelve to fifteen years. The street will have to remain a City street until that time. The City controls the route of the street and the State controls the outlets onto Highway 157 and Highway 360. This route was chosen over the alternate route through Trailwood Addition as the Right-Of-Way will be cheaper. Mr. Elliott stated 120 feet of ROW will be dedicated but if Cheek Sparger Road is not developed, they will want the extra 40 feet back. L • (Page Six; Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Elliott stated he does not feel compliance with paragraph 4 of the City Engineer' s letter will be reasonable. He requests a change from the 1920 foot radius required by the City Code to an 1100 foot radius. Paragraph 4 of the City Engineer' s letter is as follows: 4. We note that proposed Cheek Sparger Road provides for a street curvature steeper than what is required by City Code. The City Code requires that all major thoroughfares have a minimum radius of curvature at the centerline of the street of nineteen hundred twenty (1920) feet. Mr. Tyson asked Mr. Elliott to point out the difference between the 1920 foot and the 1100 foot radius. Mr. Elliott stated there would be only a slight difference; there would be a little flatter grade. Mr. Elliott stated that Cheek Sparger Road will go South and then West after it leaves the property being platted to a point East of 157 to match the State Highway Department's location of Cheek Sparger Road at 157. Cheek Sparger Road will not go under the bridge on Highway 157, but will be located close to the South end of the bridge. The R.O.W. for Cheek Sparger Road will be the responsibility of the City of Euless. Mr. Wells asked Mr. Shackelford if a "PD" zoning permitted bending of the rules associated with regular zoning rules. Mr. Shackelford stated this was so, that Trailwood Addition is an example. Mr. Sustaire stated that after meeting with the State Highway Department, they had agreed to allow down to an 832 foot radius due to the curvatures and speed limit. Mr. Tyson asked what the speed limit will be. Mr. Sustaire stated the speed limit has been set at 45 mph. Mr. Tyson asked if the City or the State sets the speed limits. Mr. Sustaire stated the State sets the speed limits unless the City assumes maintenance responsibilities. Mr. Tyson asked how many exits from ;the office building there will be onto Bear Creek Blvd. Mr. Elliott stated there will be three exits. • (Page Seven, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Elliott stated the City Ordinance calls for at least an 80 foot R.O.W. with a 48 foot street in Commercial areas. He further stated their plans to have an 80 foot R.O.W. on Bear Creek Blvd. down 200 feet from North Main and then taper off to a 60 foot R.O.W. through the residential area. Mr. Shackelford stated a 41 foot street could be put in and if later it was decided it was inadequate, an extra seven feet could be put in. However, it would be less expensive to build the larger street in the beginning. Mr. Elliott stated there will be a traffic light at the corner of North Main Street and Cheek Sparger Road and if needed, one can be put in at the corner of North Main Street and Bear Creek Blvd. Mr. Johnson asked Mr. Sustaire if the City had the funds to put in the traffic light if needed. Mr. Sustaire stated it does not. Mr. Elliott stated that with an 80 foot R.O.W. there should be no parking in the streets. Mr. Shackelford stated only the Police Chief had the authority to put up "No Parking" signs. Mr. Elliott stated if the driveways of the houses came in off the side streets, it would discourage street parking. If this was done, there would only be eight houses that the architect would have to change. Mr. Elliott stated Bear Creek Blvd. will be the same width and type street as Sotogrande Blvd. and Monterrey Blvd. Even with cars parked on both sides of the street, there is plenty of room to get through. Mr. Wells stated there would be more traffic on Bear Creek Blvd. than on Sotogrande Blvd. due to the office parking. Mr. Elliott stated Sotogrande is a large complex and handles a large amount of traffic. Mr. Johnson pointed out that the traffic on Sotogrande Blvd. is not all at the same time as it would be on Bear Creek Blvd. due to the morning and evening rush hours to the office building. Mr. Elliott stated he would put in a 48 foot street back to back provided he would be allowed to put in a 75 foot R.O.W. , taking ten feet off the apartment complex. Mr. Johnson asked if this would not cause a problem with the water and sewer. Mr. Elliott stated it would not as it would be the same width behind the curb as a 60 foot R.O.W. with a 41 foot street. (Page Eight, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Tyson stated that several of the proposed street names in the development already have similar names in other parts of the City. There is a Reaves Court now existing and a proposed Reaves Drive. Mrs. McCormick stated that there is also an existing McCormick Court and a proposed McCormick Drive. Mr. Elliott stated that this had been pointed out to him and the names will be changed. Mr. Tyson asked what type of drainage easements will be used. Mr. Elliott stated that Little Bear Creek will be an open channel 120 feet wide at the bottom and 200 feet across the top. It will have earthen sides and be from ten to fourteen feet deep. There will be above ground concrete lined drainage channels. There will also be underground drainage designed on a ten year flood frequency. Mr. Tyson asked if there would be a maintenance agreement on the open channels. Mr. Elliott stated they would comply with whatever the rules required. Mr. Tyson asked Mr. Bullard if a maintenance agreement will be required on the channel in the golf course. Mr. Bullard stated a maintenance agreement will be required. Mr. Hughes stated the channel in the green area will be designed with concrete on the bottom and a five year flood frequency with an overflow into an earthen channel . Mr. Wells asked if the residential area backed up to the office parking lot. Mr. Elliott stated it does not. It goes to the center of the drainage ditch which will be the homeowner' s responsibility to maintain. Mr. Bullard stated that in accordance with City regulations, open drainage channels with concrete liners designed on a five year flood frequency do not require a maintenance agreement. Open drain- age channels without concrete liners do require maintenance agreements. Little Bear Creek is a major drainage channel and the City will have to maintain it. The City will not clean and straighten it until it is dedicated to the City. Mr. Elliott stated the material taken out of the golf course will be used to fill in the residential areas. (Page Nine, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Elliott requested the City to accompany them when they approach the Water Quality Board to ask permission to clean, drain, widen and straighten the channel of Little Bear Creek. Mr. Tyson asked what effect filling in the North side of the property will have on the South side of the property. Mr. Elliott stated the channel on the South side of the property will be improved to take care of it. Mr. Shackelford stated that according to section 1910.3 of the Federal Insurance Administration, nothing can be done to raise the flood level , only to lower it. Mr. Elliott stated they will run through the hydraulics to find what needs to be done to lower the flood level on the South side of the property and then proceed as needed. Mr. Tyson asked Mr. Elliott if he was aware of the side yard requirements between Phase 1 and Phase 8. Mr. Elliott stated he was aware of the screening requirements and plans to have a six feet high screening wall of a permanent fixture. Mr. Wells stated there was an error in paragraph 12 of the City Engineer's letter.. Paragraph 12 of the City Engineer's letter is as follows: 12. The developer should be required to pay his pro rata share for the 16 inch water feeder main located in North Main Street. We recommend his pro rata share be based on the cost of a 10 inch size in lieu of a 16 inch. Mr. Wells stated the second sentence should read, "We recommend his pro rata share be based on half the cost of a 10 inch size in lieu of a 16 inch." Mr. Bullard stated the City will pay for the oversizing difference between an 8 inch and a 12 inch water line as stated in paragraph 10 of the City Engineer's letter. However, the change from the 6 inch water line shown on the plat to the 8 inch will be the expense of the developer. Paragraph 10 of the City Engineer' s letter is as follows: 10. The Euless Water System Master Plan shows a proposed 12 inch '; water line to parallel the West boundary line of this development. For this reason, we recommend the proposed 8 inch line shown in Field Doss Road be changed to a 12 inch line and the City pay for the difference in cost. (Page Ten, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Tyson asked who will own the duplexes in Phase 4. • Mr. Elliott stated Mr. Reaves plans to keep them but if they are sold, they will all be sold together. Mr. Tyson pointed out that there is only one pool shown in Phase 5. Mr. Elliott stated the pool will be an olympic type pool to accomodate the 436 units. He further stated there are three pools in the development; one in Phase 5, one in Phase 6, and one in Phase 3 which will be private but not limited to this addition. Mr. Elliott stated that landscaping and fencing will be used to fulfill the screening requirements between Phases 5 and 7. Mr. Wells asked if the Commission could require the developer to widen North Main. Mr. Shackelford stated the City Council will have to determine the design of North Main but the Planning and Zoning Commission can make recommendations to the Council . Chairman Pippin recognized the opposition to the Zoning Case. Mr. J.D. Harrison of 503 Trailwood stated he felt the overall plan was good but he is concerned with the drainage problem. He asked the Commission if they have read the Corps of Engineers' survey on water drainage of Bear Creek. The Commission stated they have not. Mr. Harrison stated that the survey warns against urbanization of the property located in Phase 3 as it is in the flood zone. Mr. Harrison stated the Trinity River Authority had come in surveying on the, property and chopped down trees which had fallen into the creek and caused dams. He further stated that he and his neighbor, Chuck Mahoney of 1905 Cripple Creek, are the ones most effected as they are the ones that have the most problems with flooding. He stated that in 1973 his yard was flooded ten feet up his sidewalk and Mr. Mahoney' s yard was flooded twice twenty feet up into the yard. Mr. Harrison stated the areas he is con- cerned with. They are (1 ) Mr. Reaves does not know for sure if he will be granted permission from the Water Quality Board to improve the drainage channel ; (2) who is going to maintain the drain area in the channel if permission is granted; (3) some kind of control should be enforced to stop the motorcycles on the property as the noise is considerable; (4) the problem of dumping. Concrete trucks have been seen dumping concrete onto the property; and (5) since the City is putting in a public golf course in the Southern part of town, will the City be able to support both golf courses. (Page Eleven, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Thomas Houston of 1915 North Main asked what would happen if the economic condition changes and it is not economically feasible for Mr. Reaves to develop as planned and decides to build all apart- ments. What will keep the City from letting him develop the apartments in Phase 5 before developing Phase 1 . It has been estimated that another 1 ,000 houses will be built in the Hurst-Euless-Bedford area, and if all of the property in Euless has been used for apartments, they will have to be built in Bedford or Hurst. Mr. Shackelford stated in a Planned Development the construction has to be done in accordance with the phasing sequence on which the Planned Development was approved. Mr. Tyson asked if Phase 3 were not developed, will it take away any property from the other phases. Mr. Elliott stated it would not; the development of Phase 3 will be beneficial to all of the other phases. When people come in to see the plans before buying a house, they will be able to see what is located on all of the surrounding property. Mr. Elliott stated it will cost several thousand dollars to lease the computer needed to run the survey to get the golf course drainage channel relocated. Mr. Harold Wright of 208 Shenandoah asked how Mr. Reaves plans to do any developing if the dirt from Phase 3 is to be used in the other phases. Mr. Elliott stated the channel in Phase 3 will be started concurrently with the other developments. Work will begin at the bridge at bridge level and go South. Mr. Wells asked who will be paying for the improvement to the channel on the other side of Mr. Reaves' property. Mr. Hughes stated if Mr. Grinnan does not agree to pay for it, then it will be the City' s responsibility to pay it. Mr. Wells asked if the City would agree to pay for the improvement if Mr. Grinnan does not. Chairman Pippin stated it would be the decision of the City Council as the Planning & Zoning Commission has no authorization for a cash outlay. Mr. Tyson asked if Mr. Elliott would agree to Paragraph 1 of the City Engineer' s letter. Paragraph 1 of the City Engineer's letter is as follows: (Page Twelve, Regular Meeting, Planning & Zoning Commission, December 2, 1975) 1 . We would suggest that a certification statement similiar to that shown below be added to the plans cover sheet: I certify that the construction plans for Bear Creek Estates in Euless, located in Tarrant County, Texas, were prepared by me or under my direction on , and I further certify that these construction plans were prepared in strict accodrance with the design criteria set forth in Chapter 10, Section 1910 of the Federal Insurance Administrations' Code of Federal Regulation, dated April 1 , 1973. REGISTERED PROFESSIONAL ENGINEER WALTER ELLIOTT 1004 West Euless Blvd. Euless, Texas 76039 (Seal ) Mr. Tyson asked what kind of liability is incurred when Mr. Elliott signs the certification statement. Mr. Hughes stated that no professional liability for flooding is incurred, just that the construction plans were prepared according to Federal Insurance Administration requirements. Mr. Tyson asked what would happen if a gross error were made causing Trailwood Addition to flood. Mr. Elliott stated that no error is fore- seen and if nothing is done to improve the channel , Trailwood Addition will flood anyway. Mr. DeWayne Cornstubble of 300 Shenandoah stated if Trailwood Addition is going to flood anyway, he prefers tp take his chances as it is now without any changes. Mr. Elliott pointed out that he had stated Trailwood Addition would flood anyway only if nothing was done to improve the channel . Mr. Harrison asked what would be done with the dirt from Phase 3 if it is not needed in the residential areas. Mr. Elliott stated the extra dirt will either be sold or used on the golf course or other parts of the property. Mr. Cornstubble stated if dirt is taken out of Phase 3 and not taken out all the way to Trinity River, there will be a lake on the property when it rains. Mr. Harrison pointed out that Mr. Elliott had stated that cultivation would start at the bridge at bridge level and Mr. Elliott had made no indications of building a swimming pool in Phase 3 and leaving it. • (Page Thirteen, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Reaves stated he lives on a creek and understands the problem and any development done will help alleviate the flooding problem. Mr. Wells asked if any excavation work done has to be approved by the Corps of Engineers or anyone else. Mr. Elliott stated it does not but it has to comply with the Federal Insurance Administration Act, section 1910.3. The Federal Insurance Administration is anxious to reduce the possibility of flooding because insurance is paid out when a house floods. Mr. Elliott stated they will be working with the Corps of Engineers as they have made surveys of the area and are therefore familiar with it. Chairman Pippin asked Mr. Harrison if he was aware of the Ordinance the City adopted about a year ago in compliance with HUD for low cost flood insurance. Mr. Harrison stated he had a copy of the insurance plan with him. Chairman Pippin asked Mr. Harrison if he was aware that at that time a map was drawn up and submitted to HUD which shows a significant portion of Trailwood Addition in the flood zone. With the improvement of the creek, flooding of the area will decrease. Also, as the property to the East and West is developed, the Planning & Zoning Commission will act accordingly recognizing the situation. Mr. Harrison stated the fill in dirt in the residential areas will cause an excessive run off into Phase 3. Mr. Hughes stated that by the time the water from the residential areas got down to Phase 3, the water in the creek would have gone into the Trinity River. Mr. Johnson stated the maintenance of the Phase 3 channel will be a joint effort of the City and the owner. Mr. Elliott stated Phase 3 will begin in January of 1978. Mr. Fuller stated the HUD plan does not agree with the Corps of Engineers' study. Mr. Elliott stated they will do what is needed and if they disagree with the Corps of Engineers on an item, they will not hesitate to tell them. Mr. Johnson stated that what Mr. Reaves plans to do will in no way hurt the property but will definitely help. Mr. Shackelford stated copies of the flood plan insurance can be picked up in his office. (Page Fourteen, Regular Meeting, Planning & Zoning Commission, December 2, 1975) Mr. Wright asked Mr. Reaves if they were already committed to build the golf course; will it be one of the selling features. Mr. Reaves stated the golf course is one of the selling features and they are therefore committed to build it. Mr. Fuller asked if they would be committed to HUD. Mr. Reaves stated they will not be as they will not be using any HUD or FHA money. Mr. Harold Samuels of 209 Shenandoah expressed his appreciation for Mr. Reaves trying to save the trees by moving the TRA sewer line further North. Mr. Samuels asked Mr. Reaves if he had considered donating the Western edge of Phase 3 for a public park site. Mr. Reaves stated he had not been formally requested to build a park in the development but will definitely consider it. Chairman Pippin asked if there were any more questions. He then declared the Public Hearing closed. Mr. Wells made a motion to recommend approval of Zoning Case No. 248, request of B.J. Reaves for change of zoning from "R-1" Single Family Dwelling District to "PD" Planned Development on Tract 1 and 2, Levi Franklin Survey, Abstract A-513; and Tract 1 , George Linney Survey A-939 subject to the following conditions: (1) All items of the City Engineer's letter, with exception to numbers three and four, be complied with, (2) The street names, Reaves Drive and McCormick Drive, be changed not to conflict with other City streets, (3) The City Engineer be advised of excavation plans for Bear Creek for compliance with the Federal Insurance Administration, section 1910.3, (4) The development schedule be submitted with the final plat and be adhered to according to the provisions of the schedule presented. Mr. Johnson seconded the motion. Mr. Tyson inquired if Mr. Wells' motion included Paragraph 7 of the City Engineer' s letter. Paragraph 7 of the City Engineer' s letter is as follows: 7. The preliminary plans do not indicate what the proposed street improvements are to be, if any, along North Main Street from the vicinity of Little Bear Creek Bridge, North to the developers North property line. In the past, in some instances at least, the developer has been allowed to build half streets in situations (Page Fifteen, Regular Meeting, Planning & Zoning Commission, December 2, 1975) like this. Our experience with half streets has not been satisfactory. It is our recommendation that the City either escrow the developers pro rata share of the proposed improved North Main Street or add additional City funds and improve North Main Street. The ultimate design for North Main is a 61 foot (face to face) wide street in an 80 foot R.O.W. Mr. Wells stated that paragraph 7 pertains to the improvement of North Main Street and this would be an item to be approved by the Council . Mr. Tyson asked if, according to Mr. Wells' motion, Mr. Reaves would be allowed to have the 60 foot R.O.W. on Bear Creek Blvd. as he requested rather than the 80 foot R.O.W. needed to comply with the City Code as specified in paragraph 3 of the City Engineer' s letter. Paragraph 3 of the City Engineer's letter is as follows: 3. Bear Creek Drive provides for a 60 foot R.O.W. If Tracts A and C are to be zoned commercial then Bear Creek Drive should provide for an 80 foot R.O.W. West along Tracts A and C to be in compliance with the existing City Code. Mr. Wells stated he sees no advantage in having an 80 foot R.O.W. in the short distance required to have it by the City Code. Mr. Tyson inquired if Mr. Wells' motion included paragraph 6 of the City Engineer' s letter. Paragraph 6 of the City Engineer's letter is as follows: 6. We understand the location of Cheek Sparger Road has been fixed at the West City Limits along Highway 157 and near the East City Limits along the proposed extension of Highway 360. These two locations have been fixed by the Texas Highway Department. We want to be sure that the Commission and the Council understands that if these plans are approved, then we are fixing the location of Cheek Sparger in this area. The question in our minds should be then is this the best location for all involved. To my knowledge no detail engineering study has been performed to determine the most desirable and economic location of Cheek Sparger. It is our recommendation that such a study be performed before we firmly fix its location. Mr. Wells stated that he does not agree with paragraph 6 of the City Engineer's letter. Mr. Tyson stated that Mr. Wells' motion did not exclude paragraph 6 of the City Engineer' s letter. Mr. Wells stated he would amend his motion to include paragraph 6 in the conditions. (Page Sixteen, Regular Meeting, Planning & Zoning Commission, December 2, 1975) The vote on Mr. Wells' motion and amend- ment is as follows: Ayes: Messrs. Wells, Johnson, Pippin, Tyson, Fuller; and Mrs. Lightbody Nays: None Chairman Pippin declared the motion carried. II . PRELIMINARY PLAT APPROVAL OF BEAR CREEK ESTATES ADDITION Mr. Johnson made a motion to approve the preliminary plat of Bear Creek Estates Addition subject to the same conditions listed in the zoning approval . Mr. Fuller seconded the motion and the vote is as follows: Ayes: Messrs. Johnson, Fuller, Wells, Pippin, Tyson; and Mrs. Lightbody Nays: None Chairman Pippin declared the motion carried. III . ADJOURNMENT The meeting adjourned at 11 :30 p.m. APPROVED: /(-C -e/1 I WI 1/// Chairman