HomeMy WebLinkAboutComprehensive City Plan 1960-1985COMPREHENSIVE
E U LESS,
CITY PLAN
TEXAS
1960E U L E S S T E X A S
1985
Economic Base And Environment
Land Use
Major Thoroughfares And Highways
Land Subdivision Control
Zoning
Storm Drainage
Plan Administration And Capital
Improvements Accomplishment
THE CITY PLANNING COMMISSION
CALDWELL AND CALDWELL
P L A N N E R S H 0 U S T 0 N- T Y L E R
W I S E N BAKER, FIX AND ASSOC.
C O N S U L T I N G E N G I N E E R S
CITY OFFICIALS OF
THE CITY OF EULESS, TEXAS
CITY COUNCIL
J. S. Anderson Mayor
Billy L. Byers Alderman
Bobby Fuller Alderman
H. M. Huffman Alderman
Billy F. Owens Alderman
Roy F. Braswell Alderman
CITY SECRETARY
W. E. Flippo
PLANNING AND ZONING COMMISSION
Warren Fuller
J. A. Horton
Edward A. Smith
Al Simmons
Dan Peters
THE COMPREHENSIVE CITY PLAN
EULESS, TEXAS
1960 - 1985
TABLE OF CONTENTS
Page
No.
List of Plates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv
Listof Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v
Foreword . . . . . . . v1
INTRODUCTION:
WhyPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1
The Comprehensive Plan - Its Nature and
Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . .
1
ECONOMIC BASE AND ENVIRONMENT:
Location and Regional Influences • • • • • • • • • • • • • • . • • •
4
GrowthHistory . . . • • • • • . • • • • • . • • • • • • • • . • • • • • •
6
Residential Development . • • • • • • • • • • • • . • • • • • •
8
Commercial Development • . . . . . . . • • • • . • • • . . .
8
Industrial Development . . . • • • • . • • . • • • • • • • • •
10
PhysicalAssets . • . • . • . • . . • . . . . . • • . . . • . . . . • • •
10
Educational and Cultural . . . . . . . . . . . . . . . . . . . .
12
Spiritual . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
12
Entertainment and Recreation . . • _ • • • _ • • . . . . . .
12
Transportation • . • • • • • • . . • • • . . • . • . _ • . . • • .
12
Utilities, Fuel and Power . . . . • • • • • . _ • • . • • . • .
13
Hostelries and Tourist Facilities . • • . • • • . . . . . . .
14
Land Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
14
Basic Economy and Employment . . • . • • . • . . • . . . . . . .
14
Regional Factors •••••• .........................
15
Employment . . . . . . . . . . . . . . . . . . . . . . . . . . . .
16
Conclusions • . • • • • • • • • • . . • • _ • • • • • • • • • • • •
17
i
Table of Contents (Continued):
Page
No.
POPULATION ................................... 29
Population Growth, Fort Worth Metropolitan
Area............................... 20
Population Forecast, Euless • . . • • . . • • • • • . • • • . 23
Population Planning . • • . . . • • • . • . • . • • • • • • . • • • • • • 28
Population Density• •.........••••.•_•..••..... 29
Present Density . . . . . . . • . • • . • • • • • • • • • • . • . 30
Future Density . • • . • • • • • • • • • . • • • • • • • . • • . . 33
Distribution of Population • • • • • • • • • • • • • • • • • • • • • • . 36
Present Distribution• . • . . • • • • • . • • • . • • • • • • • • 36
Future Distribution . . • • • • • • • . . • • _ • • . • • • . • • 36
LANDUSE ..................................... 40
Land Use Survey • • • • • • • • • . • • • • • • • • • • • • • • . 40
Pattern of Uses • • . • • . • • • • • • • • • • . • • • • . • • • • 41
Future Land Use Requirements • • • . • . • • • • • . • • • • • • • 44
Relationship of Population to Land Use • • • • • • • • • • 44
Residential . • _ • • • . • • • . • . . • • • • • • • • • • • • • • • 44
Residential, Two -Family • . . • . • • • • • • • • • • • • • • 47
Residential, Multi -Family • • • • . • • • • • . • • • • • • • . 47
Commercial . . . . . • . . • • • • • _ • . • • . • • • . . . • • . 47
Parks and Recreational Areas • • • . • • • • • • • • . • • • 48
Public and Semi -Public Areas • • • . • • • • • • • • • • • • 48
Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
Future Land Use Plan • • • _ • • • • . . • • • • • • • • • • • • • • • 49
MAJOR THOROUGHFARES AND HIGHWAYS . . • • • • • • • • • . • . 53
Requirements for an Adequate Thoroughfare System • • • • . 54
Objectives of Thoroughfare Planning . . . . . • • • • • • • • • • . 54
Types of Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Major Thoroughfares . . . . . _ • • • • . • . • • • • • . • • • 56
Collector Streets • • • . • • • • . . • • • • • • • . • _ • • . • . 56
Residential Streets . . . . . • _ • • • . . • • • • • • • • . • • • 57
Existing Street and Highway Layout . . . . . . . . . . . . . • . . 57
Right-of-way Widths and Roadway Improvements . . . . 59
Major Traffic Routings • . • • . . . . . . . . . . . . . . . . . 60
Proposed Major Thoroughfare and Highway System . . . . . • 61
Proposed Street Cross -Sections . . . . • • • • • • • • • • • 63
Regional Highway System . . . . . . . . . . • • . • • • • • • 66
East-West Major Thoroughfares . . . . • • • • . • • • • • • 69
ii
Table of Contents (Continued):
Page
No.
MAJOR THOROUGHFARES AND HIGHWAYS (Continued):
North -South Major Thoroughfares . . . . . . . . . . . . . 70
Collector Streets . . . . . . . . . . • • • • • • • • • • • • • • 71
Traffic Control . . . . . . . . . . . . • . • • • • • • • • • • . • • • • 73
Achievement of the Thoroughfare Plan . . . . . . . • • • • • • 74
STORM DRAINAGE:
Purpose of Drainage Plan . . . . . . . . . . • • • • • • . • • • • • 76
Watersheds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
Storm Sewers and Channels . . . . . . . . • • • • • • • • • • • • • 78
Flood Peaks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
Flooding of Land Adjacent to Creeks . . . . . . . . . . . • • . • 86
Future Bridges . . . . . . . . . • • • • • • • • • • • • • • • • • • • • 86
Recommendations . . . . . . . . . • . • • • • . • • • • . • . • • • • 86
LAND SUBDIVISION CONTROL . . . . . . . . . . . . . . . . • • • • • • 88
Objectives of Subdivision Control . . . . . . . . . . . . . . . . • 88
Recommended Land Subdivision Control
Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
ZONING...................................... 91
Objectives of Zoning . . . . . . . . . . . . . . . . . . . . . . . . . 91
History of Zoning in Euless . . . . . . . . . . . . . • • • • • • • • 92
Recommended Zoning for Euless . . . . . . • • • • • • • • • • • 93
Report on Zoning Ordinance - Hurst, Texas . . . . . . 94
Proposed Zoning District Map . . . . . . . • . • • • • • • • • • • 99
PLAN ADMINISTRATION . . . . . . . . • • • • • • • • • • • • • . • • • • 102
Adoption of the Plan . . . . . . . . . . • • • • • • • • • • • • • • • • 103
Citizen Support and Publicity . . . . . . . . . . . . . . • • • • • . 104
Planning Progress Reports . . . . . . . • . • • . • • • • • • • • . 104
Planning Agency Membership . . . . . . . . . . . . . . • . • • • . 105
Planning, A Continuing Process . . . . . . . . . . . . . . • . • . 105
Capital Improvement Programming . . . . . . . . . . . . . . . 106
iii
Table of Contents (Continued):
Page
No.
MAJOR THOROUGHFARES AND HIGHWAYS ( Continued):
North -South Major Thoroughfares . . . . . . . . . . • • • 70
Collector Streets . . . . . . • . • • • • • • • • • • • • • • • • 71
Traffic Control . . . . . . . . • • • • • • • • • • • • • • • • • • • • • 73
Achievement of the Thoroughfare Plan . . . • • • • . • • • • • 74
STORM DRAINAGE:
Purpose of Drainage Plan . . . . . • . . . • • • • • • • • • • • • • 76
Watersheds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
Storm Sewers and Channels . . . . . . . . • • • • • • • • • . • • • 78
FloodPeaks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
Flooding of Land Adjacent to Creeks . . . . . . . • • . • • • • • 86
Future Bridges . . . . . . • . • • • • • • • • • • • • • • • • • • • • • 86
Recommendations. . . . . . • • • • . • • • • . • • . • • • • • • • • 86
LAND SUBDIVISION CONTROL . . . . . . . . . . . • . • • • • • • • • • 88
Objectives of Subdivision Control . . . . . . . . . . • • • • • • • 88
Recommended Land Subdivision Control
Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
ZONING ...................................... 91
Objectives of Zoning . . . . . . . . . . . . . . . . . . . . . . . . . 91
History of Zoning in Euless . . . . . . . . . • • • • • • • • • • • • 92
Recommended Zoning for Euless . . . . • • • • • • • • • • • • • 93
Report on Zoning Ordinance - Hurst, Texas . . . . . . 94
Proposed Zoning District Map . . . . . . . . . • • • • • • • • • • 99
PLAN ADMINISTRATION . . . . . • • . • • • • • • • • • • • • . . • • • • 102
Adoption of the Plan . . . . . . . . . . . . . . . . . . . . . . • • • • 103
Citizen Support and Publicity . . . . . . . . . . • . • • • • • • • . 104
Planning Progress Reports . . . . . . . • • • • . • • • • • • • • • 104
Planning Agency Membership . . . . . . . . . . . . • . • . • • • . 105
Planning, A Continuing Process . . . . . . • . • • • . • • • • • • 105
Capital Improvement Programming . . . . . . • • • • • • • • • 106
iii
LIST OF PLATES
Page
No.
1.
Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7
2.
Growth of Population . . . . . . . . . . . . . . . . . . . . . . . . . . .
25
3.
Growth of Population . . . . . . . . . . . . . . . . . . . . . . . . . . .
27
4.
Population Density - 1960 . . . . . . . . . . . . . . . . . . . . . .
31
5.
Population Density - 1985 . . . . . . . . . . . . . . . . . . . . . .
35
6.
Population Distribution - 1960 . . . . . . . . . . . . . . . . . . .
37
7.
Population Distribution - 1985 . . . . . . . . . . . . . . . . . . .
38
8.
Present Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
42
9.
Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
50
10.
A Typical Neighborhood . . . . . . . . . . . . . . . . . . . . . . . . .
58
11.
Major Thoroughfares . . . . . . . . . . . . . . . . . . . . . . . . . .
62
12.
Recommended Street Gross Sections . . . . . . . . . . . . . . . .
64
13.
Highway System in Fort Worth Area . . . . . . . . . . . . . . . .
67
14.
Typical Street Transition Details . . . . . . . . . . . . . . . . . . .
75
15.
Storm Drainage Plan . . . . . . . . . . . . . . . . . . . . . . . . . . .
77
16.
Proposed Zoning Map . . . . . . . . . . . . . . . . . . . . . . . . . .
100
Ps•A
LIST OF TABLES
Page
No.
1. Building Permits from 1954 to 1959 . . . . . . . . . . . . . . . . 9
2. Industrial Employment, November, 1959 . . . . . . . . . . • . . 11
3. Population Growths and Trends, Tarrant County
Municipalities 1950-1957; 1957 - 1967 . . . . . . . . . . . . . . 22
4. Comparative Population and State and County Ranking
of Tarrant County Municipalities, 1950- 1960 . . . . . . . . . 24
5. Present Population Densities by Survey Areas . . . . . . . . . . 32
6. Present and Projected Population Densities . . . . . . . . . . . 34
7. Existing Land Use (In Acres) 1960, by Study Areas . . . . . . 43
8. Future Land Use (In Acres) By Study Areas . . . . . . . . . . . 45
9. Present and Estimated Future Land Use Areas
and Ratios to Population . . . . . . . . . . . . . . . . . . . . . . . 46
10. Proposed Cross -Sections for Major Thoroughfares
and Collector Streets . . . . . . . . . . . . • . • • • • • • • • • • • 65
11. Creek Channels and Bridge Sizes Required for
25-Year Frequency Floods . . . . . . . . • . . . . . . . . • • • • 82
v
Foreword
THE COMPREHENSIVE CITY PLAN
EULESS, TEXAS
1960 - 1985
FOREWORD
The presentation of this Comprehensive City Plan for Euless is
the culmination of more than eighteen months of study and creative
effort by the City Planning Commission with the assistance of its
planning consultants. Prompted by recent years of intensive physical
growth and population increase, resulting from the general urbaniza-
tion of the entire Dallas - Fort Worth metropolitan area of which the
Euless - Hurst community is an integral part, the City's Governmental
Authorities deemed it advisable in 1959 to initiate the formulation of a
practical guide to which future urban land use and physical development
might take place in an orderly manner.
There being no general metropolitan area plan to guide the
phenomenal growth that has been steadily experienced in post World
War II years in the Dallas - Fort Worth area, the majority of the smaller
urban communities situated between the two large cities such as Irving,
Arlington, Hurst, Bedford, Grapevine, Euless, Haltom City, Grand
Prairie, the several communities on the outer periphery of the area as
Mesquite, Garland and others, have set about the preparation of individual
long-range community development plans. Some of these planning projects
have been coordinated with each other and some have not. Fortunately,
both the municipalities of Euless and Hurst used considerable foresight
in their desire to formulate a growth pattern as a guide to the future
development of the immediate area in which they are located at the same
time. Thus, the City Plans for Euless and Hurst have been prepared
with the assistance of the same consultants with a view of coordinating
the principal elements of land use control and long-range planning stan-
dards through which community facilities may be fitted to adequately
serve both the present population and that which will likely be present
in the area during the next twenty-five years. Planning for future
physical growth of any urban community is a necessary function and
prime responsibility of municipal government. Authorities in Euless
are to be commended for their recognition of these responsibilities,
their vision and their determination in directing that this Comprehensive
City Plan- be developed.
vi
It is well to remind ourselves that however mature and complete
the Comprehensive Plan might be, it should not be regarded as the end
of planning in Euless. The Plan, as here presented, should constitute
merely the beginning of planning for a greatly expanded community,
because the processes of urban development, the various technological
changes in urban living, communications, transportation, and the indus -
trialization of the entire metropolitan area will naturally bring about
changing growth patterns. Through the constant employment and admin-
istration of recognized urban planning principles and recommendations
contained in this Comprehensive Plan, along with the adaptation of the
planning standards to the particular development trends and conditions
as they come about in future years, orderly urban development may be
achieved in the expansive area into which Euless will grow. The Plan
brings together the related elements of urban development that should
provide a desirable framework upon which the future Euless will be
built. These elements should prove to be a coordinated program of land
development that will create an environment of convenience and desira-
bility for its present and future citizens.
The following phases of community planning have been authorized
by the Governmental Authorities of Euless and have been included in this
Comprehensive Plan Report:
PREPARATION OF BASE CITY MAP
ECONOMIC BASE STUDIES,
POPULATION DISTRIBUTION, DENSITY, LONG-RANGE FORECASTS
LAND USE STUDIES
MAJOR THOROUGHFARES AND HIGHWAYS
STORM DRAINAGE
LAND SUBDIVISION CONTROL
ZONING
PLAN ADMINISTRATION
Previously accomplished by the consultants were recommended
subdivision control rules and regulations compiled in separate booklet
form. This document was presented to the Planning Commission for its
study and review and use in consideration of approval of subdivision
plats as they came before the Planning Commission in accordance with
the requirements established by State statutes.
vii
Introduction
THE COMPREHENSIVE CITY PLAN
EULESS, TEXAS
1960 - 1985
INTRODUCTION
Why Plan?
Much concern has developed over the years relative to the "decay"
and "blight" of sections of older urban communities and the need for
correction and prevention of such adverse conditions. Abundant evidence
is found in nearly all established communities of congestion, overcrowding,
improper utilization of land, lack of circulatory systems, inadequate and
ill -provided community facilities, high taxation and shifting population
which cause this urban deterioration. Then there is the more recent
contagion of "urban sprawl', the springing up of new "bedroom" com-
munities within and adjacent to large cities engendered by such condi-
tions and resulting from uncontrolled and unrelated land use development,
causing, in turn, instability of land and property values and expensive
installation of community facilities and services. How can these con-
ditions be overcome, yet not stifle a community's growth, but still pro-
mote orderly and desirable urban growth? Advance urban planning, with
the application of recognized principles and standards of urban develop-
ment, coupled with the administration of proper land use and development
controls commensurate with the character of the community and the needs
of its people, is the answer.
The Comprehensive Plan - Its Nature and Objectives
The Comprehensive City Plan for Euless is, in the simplest of
terms, an overall practical plan for the most beneficial use of the land
area which the City will ultimately utiI.ize to provide for the necessities,
conveniences and amenities of the people who will inhabit the area. The
Plan is made up of the various recognized elements of urban development
that lend themselves to long-range planning, which are organized and
documented into an instrument that can be followed, over the years, in
guiding future physical development of the community in an orderly manner.
(1)
2
The Plan, as presented in these subsequent chapters, is a written report
incorporating generai.ly accepted planning standards and known principles
of urban design, supplemented by supporting data and illustrations in the
form of maps, charts and sketches. The Plan is the official instrument
of the practice known as comprehensive urban planning which is, under
State enabling statutes, the responsibility of a Municipality under the
direction of its official Planning Commission.
The real objective of the Comprehensive Plan for Euless is the
creation of an efficient, desirable and economically sound community
in which its citizens may live, work and play - the best physical
environment possible that can be adapted to the desires of the people,
the character of the City, and the community's economic stability and
resources. This overall objective can result in six significant achieve-
ments as follows:
1. Conservation, stabilization and enhancement of both
public and private property values;
2. Assurance that capital improvements made by the City,
County, State and Federal agencies will be permanent rather than sub-
jected to obsolescence, thus resulting in extended long-range economy;
3. Development of a long-range public land acquisition
program that will result in economic savings in land procurement;
4. Reduction of differences and uncoordinated efforts of
public agencies in development of community facilities having over-
lapping functions, thereby resulting in reduced public land use re-
quirements;
5. Reduction of duplication of administrative effort and
competition for available public funds and resources;
6. Assurance of desirable development of the physical form
of the City and elimination of "urban sprawl's through land subdivision
control and zoning, resulting in protection and insurance of sound in-
vestments in private and public properties and improvements.
The success that Euless may realize in the control and guidance
of future development lies in the effective use to which the Comprehen-
sive Plan is put. As is true with any law, ordinance or regulation of
any kind, no matter how well the Plan has been prepared, its value can
be only as good as its administration. It is therefore incumbent upon
the governing authorities of the City of Euless to utilize the Plan and
its incorporated controls throughout the coming years.
3
The Plan should never become static, but should remain flexible and
subject to adjustments periodically to properly adapt it to changes and
trends of urban development and characteristics as experienced in the
future years of the City's growth processes,
Economic Base And
Environment
0
ECONOMIC BASE AND ENVIRONMENT
LOCATION AND REGIONAL INFLUENCES
A distinct national trend of urbanization is clearly evidenced in
America. Suburban communities and satellite municipalities adjacent
to and within the sphere of influence of large metropolitan areas, such
as the Euless - Hurst community in the Fort Worth - Dallas metropoli-
tan area, cannot help growing in future years. The recent 1960 census
provides fresh evidence of the dynamics of a free society and the
traditional mobility of the American people. It has been pointed out that
20% of our national population, or 35 million people, change their resi-
dence each year and that people are moving from rural areas to urban
centers in response to better working opportunities.
In a study by the Committee for Economic Development it was
pointed out that urbanization of our nation's population has been in
process for more than a century. In 1850, 15% of our population lived
in urban places. By 1900, this proportion reached 40% and, by 1920,
increased to 50%. Today the astounding ratio of two out of three
Americans live in urban areas. Moreover, there has been a continuous
exodus of people from the older sectors of the central cities to the outer
fringes of the metropolitan areas and, in most sections of the country
(the Dallas - Fort Worth area included) there has been a larger increase
in the suburban areas surrounding the central cities than in the core
cities proper. The recent census showed an aggregate rise of only 8%
in central cities of metropolitan areas in the past decade as opposed to
14% during the preceding decade; but, conversely, population in fringe
cities of the metropolitan areas increased 50% in the past ten years over
the 35% during the 1940-1950 decade. Of the population growth in
metropolitan areas since 1950, 80% has been found in the suburban
residential communities.
Predictions have been made recently that the time is rapidly
approaching when the great majority of our nation's metropolitan
population will reside outside the central cities - in urban areas such
as is represented by the Euless - Hurst community.
Euless' present role and its ultimate position in the Fort Worth -
Dallas urban complex is best exemplified in a recent editorial in the
nationally -circulated Architectural Forum, January, 1961.
In this article the question was posed as to who, outside of Texas, ever
heard of Irving - the nearest municipality east of Euless.
5
The article cited. the fact that Irving ten years ago was only a hamlet
between Fort Worth and Dallas with a population of 2, 600 and since has
grown by 17 times to a 1960 population of 46, 000 with an expected
ultimate population of half a million and has begun annexing 114 square
miles of land area - more than the big city neighbor, Dallas.
This phenomenon, according to the editorial-, is an example of the
development of suburban communities, still at the apex of. the American
effort toward spacious living and working in superior surroundings.
But, it was pointed out that such suburban communities cannot go it
alone and that, irretrievably, they have become an integral part of
something even larger than their own ideas, which is to say they are
a part of the metropolitan -suburban complex of today. Every suburban
community must, from here on out, sharply define its role not only to the
central city to which it is most closely related., but to its relationship
with its neighbors and to the total metropolitan area. It was also opined
in the editorial that in the cruel days of international competion that lie
ahead, the freedom of choice and action that American suburbs have
uniquely enjoyed must make room for real efficiency in order to accom-
modate the industrialization that is every -spreading.
Thus we have related here not only the view and opinion expressed
by one planner, but the collective concepts of suburban and satellite
community development trends attendant throughout America as they are
shared by almost all urban planners of our day. These development
trends are so numerous all around Euless - not only in Irving's case,
but in Arlington, Hurst, Garland, Mesquite, Richland Hills, Carrollton,
Farmer's Branch, and in Euless itself - that we can, without difficulty,
conceive of the future growth processes with which Euless will surely
be confronted.
Euless, immediately adjacent to the City of Hurst, north of
Arlington and west of Irving, is a relatively new northeast Tarrant
County municipality incorporated in 1954 and one of these several
independent urban communities lying between the large Cities of Dallas
and Fort Worth that are experiencing the "mushrooming" population
and extensive physical expansion. This marked increase in the tempo
of mid -city urbanization is attributable to the fabulous growth of the
Dallas - Fort Worth metropolitan area, one of the fourteen large
so-called "interurbias" of the United States - the term "interurbia"
having been advanced by some planning authorities as the "merging of
cities." Euless, in similarity to such other mid -city communities as
Hurst, Irving, Arlington., Grand Prairie, Haltom City, Richland Hills
and Bedford, is considered a "satellite" community as differentiated
from the "central" type city as characterized by Denton, Fort Worth or
Dallas in that it is a part of and is influenced by the economic develop-
ment of a much larger urban complex.
C
All of these municipalities, in addition to others lying in the outer
periphery of the Dallas - Fort. Worth area, are convenient and desirable
places of residence for people who commute to work in the industrial
and commercial centers of employment in the two larger cities and to
the industrial. plants at Arlington and Grand Prairie, nearby Amon Carter
Field (formerly Fort Worth International Airport), the Menasc.o Plant
near Euless and the Bell Helicopter Plant adjacent to Hurst.
Plate 1, following, indicates the position of Euless in the Dallas -
Fort Worth metropolitan area and its relationship to other area muni-
cipalities and major highway network. Euless' geographical position
in the path of the tremendous growth potential and "merging" of the two
large metropolises is indicative enough to practically insure its con-
tinued growth throughout the next two decades or more.
GROWTH HISTORY
To find the "pulse beat" of the Community, we must have the
answer to several basic questions - Why is Euless here? - Where is
it going? - What will it be like in 25 years ?
Prior to 1954, Euless, like Hurst, was a small village consisting
of scattered residences and a few small commercial enterprises along
each side of State Highway 183, which was at the time the north connec-
tion between the cities of Fort Worth and Dallas. Euless remained in
this village form until shortly after 1956 and, like most other northeast
Tarrant County villages and municipalities, it had perhaps been founded
upon an agrarian economy, most of the land in the north and east parts
of Tarrant County having been devoted mainly to agricultural production
of one type or another.
Progress in urban growth in the Euless -Hurst area before the
middle 1950's was slow due to several factors, one of the primary ones
being the lack of adequate access over highway facilities (only State
Highway 183 being available) to the employment centers in Dallas and
Fort Worth. In the past five years the construction of the Dallas - Fort
Worth Turnpike some four miles to the south of.' Euless, the improve-
ments to F. M. Highway 157 from Euless south to a. connection with
the Turnpike and Arlington, in addition to the recent improvements to
State Highway 183, have alleviated this situation somewhat. More
important, however, is the fact that only since 1953 has the intensive
urbanization and industrialization of the area between Fort Worth and
Dallas occured.
CALDWELL AND CALDWELL
F. L A N N E R S
THE COMPREHENSIVE
LOCATION MAP
EULESS, TEXAS
PLATE
H O U S T O N- T Y L E R
WISENBAKER, FIX AND ASSOC.
CONSULTING ENGINEERS
CITY P L A N
The population of Euless during the early 1950's consisted of 250
people, some of whom commuted to places of employment in nearby
towns and cities. The latter years of the past decade produced the
nearby area industrial development and the expansion of operations at
Amon Carter Field (formerly Fort Worth International Airport) and
brought about a stimulated development of medium- to=low-cost resi-
dences and an influx of population who are employed principally at the
Airport, Bell Helicopter Assembly Plant at Hurst, the industrial com-
plex of the Great Southwest Corporation and the General Motors Plant
at Arlingtcn, in additirn to the recently constructed Menasco Plant just
south of Euless and the several small industrial plants to the south of
State Highway 183 in Hurst. Continued development of these principal
places of employment in the mid -Fort Worth - Dallas area has provid-
ed the impetus to the selection of the Euless -Hurst area as a conven-
ient place of residence from which workers can commute to these
centers of employment, and certainly to the large industrial complexes
in Dallas and Fort Worth.
Residential Development
During the latter 1950's many new residences in the medium and
low price range were built in the Euless area. The land use survey
conducted by the consultants in 1959 and 1960 disclosed 1381 dwelling
units which housed an estimated population of about 5110 (including the
Community of Tarrant but excluding all other incorporated communities).
The 1960 census showed a population of 4236 persons. A census con-
ducted by the City d Euless showed the population to be 5, 492 persons
as of August 1, 1961. Up until 1961 there had been no multi -family or
rental housing units built in Euless. It will be safe to say that practi-
cally 10010 of the residences in Euless are of single family ownership
and classification. Table 1, following, lists the historical increase in
residential building permits between the years 1954 and 1961 inclusive.
The table indicates clearly that Euless is developing extremely rapidly
with the increase from 40 permits in 1954 to 443 in 1961.
Commercial Development
Commercial development in Euless consisted of a few service -
type establishments along both sides of State Highway 183. These
establishments were principally automobile service stations, eating
establishments and a few limited retail outlets.
of
BUILDING PERMITS FROM 1954 TO 1961
Total
Price Range
Year
$ 8, 000-
'$10, 000-
$12, 000-
Over
Permits
$10, 000
$12, 000
$16, 000
$16, 000
1954
40
21
15
14
1955
43
15
18
10
1956
51
20
15
16
1957
184
100
50
34
1958
311
250
55
6
1959
345
245
75
25
1960
207
156
36
9
6
1961
443
370
51
2
20
Source: City of Euless, February, 1962
10
The limited commercial development in Euless up to the present is quite
evident, the reason being the nearness of the central business district
of. Fort Worth and the retail centers in nearby Haltom City, North
Richland Hills and Hurst and the central business districts of Dallas,
Irving and Arlington. These larger central commercial districts can
be reached in a very short driving time of 15-45 minutes from any resi-
dence in Euless. Practically no figures are obtainable for retail busi-
ness conduct in Euless because of its small size and its lack of rank
prior to the 1960 census. It is doubtful that the 1960 census will exhibit
any pertinent data relative to commercial business conducted in the
Euless municipality.
Industrial Development
The City of Euless is also without industrial development up until
this time. As mentioned previously, the major industrial development
other than that attributable to Dallas and Fort Worth are the few indus-
trial enterprises that are located between State Highway 183 and the
Rock Island Railroad within the corporate limits of Hurst, the Bell
Helicopter Plant across the highway from Hurst, Amon Carter Field
just east of Euless and the Menasco Plant south of Euless. These
particular installations are the largest employment centers in the
immediate vicinity of. Euless. Table 2 lists the major industrial enter-
prises in the Euless -Hurst area, the number of employees as of the
close of 1959 and the approximate annual payrolls in those industries.
Many residents of Euless, however, are conceded to have employment
in the larger cities of Dallas and Fort Worth and the industrial complexes
at Grand Prairie and Arlington.
PHYSICAL ASSETS
Euless, although only a small residential community today, is, by
virtue of its situation in a metropolitan complex, equipped with or con-
venient to more than the normal assets necessary for its cultural,
spiritual. and physical growth.
11
TABLE 2
INDUSTRIAL EMPLOYMENT, NOVEMBER, 1959
No, of
Approximate
Industry
Employees
Annual Payroll
Amon Carter Field
2,337
$ 21, 943, 841
Bell Helicopter Corp.
2,900
18, 500, 000
Menasco Mfg. Co.
350
Z,500,000
Anchor Metals, Inc.
120
600,000
Big 11311 Welding
35
180,000
Tri-Tronics
39
140, 000
Western Builders Supply
18
100,000
Boyles Galvanizing Co.
35
125,000
Red-D-Go Concrete Co.
30
125,000
**Allied Van Lines
13
83,000
Trinity Forge, Inc.
17
80, 000
Henry Metals, Inc.
13
60,000
Hurst Mfg. Co.
15
52, 000
Sal Tex Refinery
12
47,000
Anadite, Inc.
65
X
v.ye 5, 000 drivers work through this
plant but are
paid through home
office located elsewhere.
(X) Withheld to avoid disclosure.
Source: Hurst - Euless Chamber of
Commerce,
November, 1959.
12
Educational and Cultural
Educational facilities in the Euless area are of a public nature and
are provided by the Hurst - Euless - Bedford Independent School District.
This system contains one combined junior -senior high school, a junior
high school in Euless, nine elementary schools for white students and
one school for colored students. No institutions of higher learning are
located in the Euless - Hurst area. Large colleges and universities
are located in nearby Dallas, Fort Worth, Arlington and, to the north,
at Denton, Texas.
Spiritual
The Euless - Hurst area is replete with churches of almost all
denominations, numbering some 25, most of which are of the small,
neighborhood category as regards congregational membership and size
of plant facilities. Larger churches in Dallas, Fort Worth and nearby
municipalities are accessible to and available for Euless residents.
Entertainment and Recreation
Euless, as is the case with most small communities, is not well
equipped with local entertainment facilities. However, local entertain-
ment is afforded during the school year in activities connected with and
sponsored by the public schools. Midway Park and swimming pool
provide an outlet for recreational activities of Euless residents. Six
Flags Over Texas, a large entertainment institution of national signifi-
cance, is only a short distance from Euless. Cultural, entertainment
and recreational facilities and activities of varied nature and wide
choice are available within 30 to 40 minutes' automobile drive time of
any residence in Euless. Outdoors, large-scale water and natural-
istic park facilities are readily accessible at Lake Arlington to the
south, Lake Grapevine to the north, Lake Dallas to the northeast and
the several lakes in the Fort Worth region.
Transportation
Major transportation media exist in the vast network of State
highways and County roads in the Euless - Hurst area.
13
Although the community is served by the joint track facility to the south
paralleling State Highway 183 over which the Rock Island, Burlington and
Frisco Railroad lines operate to form connections with 10 trunkline
railroads with 16 rail outlets from the Dallas - Fort Worth area and
more than 800 regularly scheduled freight trains weekly.
The principal ingress and egress route for motor traffic exists in
the through east -west State four -lane divided Highway 183 which is the
northern direct connection between Fort Worth and Dallas and which,
will connect with the new north -south State Loop 217 just east of Hurst
which is to circle the Fort Worth metropolitan area. The north -south
access route is F. M. Highway 157 which traverses central Euless and
extends from Grapevine to the north to Arlington -Mansfield to the south
with an interchange facility at its intersection with the Fort Worth - Dallas
Turnpike four miles to the south of Euless. The recent completion of
the expressway -type State Highway 360 (Watson School Road) links the
Euless - Amon Carter Field area with the Great Southwest Corporation
industrial complex in northeast Arlington, the General Motors Assembly
Plant in east Arlington and the aircraft plants in Grand Prairie. North
Euless is additionally webbed with minor County roads which extend into
outlying rural areas to the north of Hurst and Euless.
Transit service for passenger traffic is afforded by an interstate
bus line operating over State Highway 183 with daily stops numbering
about 12. Motor freight is handled by some 20 common truck carrier
lines operating over the principal highways above mentioned. Allied
Truck Lines operates a freight terminal on F. M. Highway 157 just
south of Euless.
Air transportation is one of Euless' most valuable physical assets.
Amon Carter Field adjoins the southeast boundary of Euless and is one
of the fine, outstanding air terminal facilities of the State. Principal
terminal and maintenance facilities of American and Central Airlines
are located at the Field, both of which employ considerable ground and
flight personnel, many of whom reside in the Euless area. Regularly
scheduled flights to and from Amon Carter Field with nationwide, trans-
continental and worldwide air route connections are made by American,
Delta, Braniff, Continental, Central and Trans -Texas Airlines.
Utilities, Fuel and Power
Euless is provided with water and sanitary sewerage service through
the facilities of private enterprise, the Municipal Service Company of
Texas which has its well production, storage facilities and disposal plant
in Euless in addition to a vast network of distribution and collection lines.
14
Industrial and domestic fuel is natural gas and is supplied to the
Euless area by the vast system of the Lone Star Gas Company.
Electric power is furnished by the Texas Power & Light Company
from nearby power generating plants.
Hostelries and Tourist Facilities
Euless has, in addition to several. smaller tourist courts and
motels, the outstanding Western Hills Inn, a modern 150-room auto -
hotel facility on a beautifully landscaped tract at the intersection of
State Highway 185 and F. M. Highway 157. This facility is one of the
Dallas - Fort Worth metropolitan area's finest hostelries and offers
the finest of accommodations for the entire Euless - Hurst - Arlington
area's visitors.
Land Area
Land area is any municipality's most valuable asset. Although
Euless' expansion to the south and southeast is virtually cut off by strip
annexation of Fort Worth and that City's Amon Carter Field, and to the
west by Hurst and Bedford, Euless has a wealth of land area in which
to expand to the north. The developed area of Euless constitutes 1252
gross acres, but the ''holding area'' or total area into which Euless can
ultimately expand during the next 25 years of the planning period is
estimated to be around 10, 000 gross acres or approximately eight times
its present area. The land area available for urban development is
gently rolling in topography and well drained by the numerous tributaries
of the Trinity River which finger into the area from the south, and Big
Bear Greek on the northeast. How well Euless utilizes this potential
land area for urban development is the principal. matter with which this
City Plan is concerned.
BASIC ECONOMY AND EMPLOYMENT
A review of an urban community's economic base and employment
is basic to any rational projection of its future growth and expansion which,
of course, is the underlying factor that encourages comprehensive planning
for orderly and desirable physical development.
15
Such basic economic factors as industrial employment, retail and
wholesale trade, labor force and buying power are essential in the study
of community's reason for being, what can be expected of it in the future
and what the possible limitations to its growth. are. Ordinarily, data
relative to these factors for cities are obtainable from research tabula-
tions compiled by such agencies as the Texas Employment Commission,
the University of Texas Bureau of Business Research, the Bureau of
the Census, the Bureau of Agricultural Economics, the United States
Department of Commerce and Sales Management Ma.gazine's "Survey of
Buying Power. " However, since Euless during the past decade was of
less than 5, 000 population with an infinitesimal amount of retail trade,
no wholesale trade and no industrial activity within itself, this informa-
tion is not available. Since Euless is a part of a larger urban region it
is proper to consider the economic factors and influences of this larger
urban complex that will tend to provide a reasonable basis for determining
the future growth potentials of the Euless community.
Regional Factors
The Bureau of. the Census has designated, among a number of
others, the Fort Worth Metropolitan Area as a standard metropolitan
area for the purposes of identifying large concentrations of population
in and around cities of 50, 000 or more. The Fort Worth Metropolitan
Area, according to the Bureau, includes all of Tarrant County; there-
fore, it includes Euless. Moreover, Euless, like Hurst, Arlington,
Irving, Richland Hills and others, is situated between two such standard
metropolitan areas, Dallas and Tarrant Counties, which are, in turn,
two of the largest metropolitan areas in the Southwest section of the
United States. This combined metropolitan complex is the center of
manufacturing, wholesale and retail distribution, governmental service,
education and culture for a trade area extending over 100 miles in every
direction. This area contains a population of nearly two million people.
The regions buying power at the close of 1959 approached 21.-
billion dollars and retail sales amounted to more than l-�' billion dollars.
It has been reported that the region experienced an increase in retail
sales in excess of 500% during the past decade - 50% more increase
than the national average. Mid-1961 reports, as a result of the 1960
Census, are expected to show additional increases in retail sales and
buying power for the region as a whole.
16
Employment
Employment of citizens residing in urban communities is the basis
for the local economy and for the region in which they are located.
Euless contributes to the labor force of. the Fort Worth metropolitan
area although its specific contribution in actual number of workers is not
known. Fairly accurate figures could have been determined by sampling
methods in the area had planning operational expense permitted. However,
it is considered important here only to cite generally the context of the
Tarrant County labor force as a whole. Near the close of. 1959, accord-
ing to estimates prepared by the Texas Employment Commission in
cooperation with the U. S. Bureau of Labor Statistics, the Tarrant
County labor force totaled 226, 100, the categorical breakdown of which
is as follows
Unemployed
11, 500
Agriculture
7, 600
Manufacturing
53, 500
Construction
12, 000
Trades
52,400
Other Industries
89, 100
A quite comprehensive report on "Population and Growth Trends
of the Fort Worth Metropolitan Area, 1850-2000" was prepared in 1958
by the Fort Worth National Bank and the Texas Electric Service Company
containing valuable information and factual data relating to the Fort
Worth (Tarrant County) Metropolitan Area. It was pointed out in that
report that aircraft manufacturing exerts a strong influence upon the
area's labor market and that this category of manufacturing comprises
about half of the manufacturing employment in Tarrant County. How-
ever, it was also cited that the remainder of the area's industry is
widely diversified.
Late records of local Euless employment as to category and
distribution are not available; however, a survey was made by the
Texas Employment Commission in 1958 of the entire Dallas - Fort
Worth metropolitan region. This survey revealed that 755 Euless -
Hurst residents worked in Dallas County. Out of. the 4, 215 workers
in the Euless - Hurst area, 82% or 3, 460 worked in Tarrant County.
Moreover, 25. 3% or 1, 065 worked in the confines of. the Euless - Hurst
area.
Indications from that survey, and from other sources investigated
by the consultants, are that Euless resident workers are well distributed
in employment in the industries in the immediate Euless - Hurst area, in
Dallas County and in the Fort Worth (Tarrant County) industrial complex.
17
This simply means that the average resident in Euless proper is of the
commuter type and likely will continue to be inasmuch as the type of
physical development expected in the Euless - Hurst area will be pre-
dominantly residential. The employment of the resident population will
be in the expanding industrial plants and new enterprises that are sure
to find locations in the mid -Fort Worth - Dallas region.
The importance of the labor force in the future of Euless can be
summarized and pointed up in the following considerations:
The .labor force is composed of two distinct types of
employment- (a) basic employment, which category consists of
people employed in providing goods or services for export to the
population outside the limits of a community; and (B) service
employment, which is made up of people who are engaged in pro-
viding services and goods for those employed in basic industries
within the local community. It is generally conceded from
national averages that one person employed in a basic job will,
in turn, generate employment for one and one-half to two per-
sons in a service industry. An example would be that the addition
of 100 basic jobs to a community would create the need for
approximately 200 service jobs. These persons, including their
dependents, would equal between 600 and 700 persons added to
the population. The Menasco Plant is a typical example of a
basic employment center. Employment in the Western Hills
Inn would be a typical example of service employment.
It is, therefore, important to consider the potential industrial
development of the entire region between Fort Worth and Dallas because
many of the basic workers in those potential industries and the expan-
sion of the present industries in the area will contribute to the resident
population of the Euless Community proper.
Conclusions
1. Euless is in a geographic position to realize an increasing
population that will be generated by the expanding economy of the local
Euless - Hurst area and the much larger Fort Worth - Dallas metropolitan
region, thus increasing its contribution to the regional labor force.
2. Euless is situated in a metropolitan area with a tremen-
dous economic potential in retail and wholesale sales, manufacturing
and buying power.
3. Future growth of Euless will be dependent upon the in-
fluences exerted by two metropolitan areas between which it is situated.
In
4. Adequate new highway connections to the Great Southwest
Corporation industrial. complex in northeast Arlington will have an im-
portant impact upon the population growth of Euless. Potential employ-
ment in the GSC area, as estimated by officials of that corporation and
pointed out in the Arlington City Plan revisions, 1959, will approach
140, 000 persons in 15 to 20 years. It can be expected that many of these
people, plus their dependents, will reside in the Euless Community.
5. Although Euless is now equipped with adequate trans-
portation facilities, it is expected that future development of State and
Federal. highways in the area will provide more adequate connections to
the employment centers in the Fort Worth metropolitan area, thus
stimulating a greater population growth in the Euless Community.
6. The future physical development of the Euless Commun-
ity will be predominantly residential, with a limited commercial and
industrial development. Commercial development will likely be in the
form of residential shopping centers dispersed throughout the future
planning area.
7. The planning, or "holding'', area of Euless is sufficient
to accommodate a population many times that presently situated in the
Community.
8. Physical expansion will require a well -organized muni-
cipal government and will ultimately dictate the necessity for a stable
tax base and revenue producing functions with which to provide many of
the urban services and public improvements necessary for a convenient
and desirable urban environment.
Population
19
POPULATION
The number of people that will reside in the Euless Community
will determine the quantities of land to be allocated for such necessary
developments as residences, shopping centers, schools, parks, public
buildings, utilities and other facilities. Distribution and density of
population will determine the scope, capacity and location of major
thoroughfares and highways, public utilities and the various buildings
and other facilities of a public nature that will be needed. The determi-
nation of population distribution and density will also define the amount
of commercial, public and semi-public land uses that will be required
by the population, and where these various categories of land use should
be positioned in the overall urban structure to best serve the population.
Before any projections or proposals can be made for land usage
and for community facilities such as major thoroughfares, utilities and
other services, along with zoning controls and subdivision regulations,
it will be important to make a. reasonable survey of the present living
habits of the people in the Euless area together with arriving at a
rational projection of future population as based upon known criteria and
methods of population forecasting.
The Euless Plan, as presented in this report, is designed as a
guide to the future development of Euless for the next two or more
decades. It is the purpose of this chapter to analyze the present pop-
ulation trends of growth and then to estimate the future population so
that the probable land use needs may be proportioned to serve the
expected population growth. These factors are determined from the
application of known relationships between land needed for urban pur-
poses and the number of people residing in the community. When
certain conclusions are rationalized as to the amount and desired dis-
tribution and density of the population it will be possible to intelligently
determine the various physical elements needed so as to produce the
desired urban pattern..
Although a reasonable projection of future population is important
in the overall planning procedure of the development of a comprehensive
City Plan, the ultimate success and accuracy of forecasts are uncertain
because so many unseen and unpredictable factors can materially in-
fluence population growth rates. Some of these factors are prolonged
economic recessions or depressions of a national or regional scale;
"tight money" markets and prohibitive interest rates on mortgage loans
that control the barometer of home building; international wars; major
shifts in population; economic changes of a. local nature brought about by
the influx or exodus of industry, large-scale layoffs of industrial workers
due to cancellation of defense contracts or overproduction of manufactured
products; improved technological processes: and automation, among others.
20
Reasonably accurate population forecasts can, however, be made
on the basis of a. study of past growth trends, current trends in land
development, population migration, birth rates, local population shifts,
and the conomic potential of the community, the area and the region in
which a municipality is located. From these factors conclusions may be
drawn relating to the gain or loss in population in certain areas of the
developed community; the general areas into which expansion and in-
creased population will likely occur; the desired density of population
to be encouraged in keeping with the known living habits of the people;
the characteristics of the community as revealed in the present study
areas; and the future distribution of population over the planning area.
Population Growth, Fort Worth Metropolitan Area
In studying Euless' prospective population growth, it is considered
important to also study the Fort Worth Metropolitan Area (Tarrant
County) growth over the past years since Euless, along with 32 other
County municipalities, makes up the Area. In 1958, an extensive study
and comprehensive report was compiled by the Fort Worth National
Bank and the Texas Electric Service Company entitled, "Population
and Growth Trends of the Fort Worth Metropolitan Area, 1850-2000".
Certain information, factors of growth and observations contained in
that report are thought to be appropriate of mention herein as a rational
approach to projecting population for the local Euless Community.
Certain information revealed by the 1960 Census will naturally alter
some of the figures quoted in that report and the discussions to follow
will take into account these changes.
In the summary of the population trend report above cited, the
following observations were made:
1. During the 1940-1950 decade, the population of the Fort
Worth Metropolitan Area increased 60. 2 percent, a growth appreciably
higher than the State or national average.
2. Since 1950, the Fort Worth .Metropolitan Area has grown
56. 6 percent; from 361, 253 inhabitants in 1950 to 565, 600 in 1957.
(Latest 1960 figures for the Fort Worth Metropolitan Area were not
available at time of City Plan writing. )
3. By 1970, the population of the Fort Worth Metropolitan
Area will reach an estimated 900, 000, an increase of 43 percent. By
the year 2000, the population may reach 2, 000, 000 persons.
21
4. Thirteen distinct municipalities have incorporated in
Tarrant County since 1950. Euless is one of these, incorporated in
1954. Of the thirteen, ten are located in the northeast quadrant of the
County. It is anticipated that each will continue to record large gains
in population in the future.
5. Direction of growth within the city limits of Fort Worth
is away from the city core to the peripheral areas, primarily to the
east and, in a lesser degree, to the south.
It was also pointed out in that report that although the Fort Worth
Metropolitan Area had grown 56. 6 percent, the City of Fort Worth itself
during the same period (1950-19.57) had grown 39.2 percent. The slowing
down of growth in the City of Fort Worth has been offset by the consolida-
tion in the fringe areas of the City. This is further borne out by the
recent 1960 Census figures which indicate that the percentage of increase
in Fort Worth proper over the decade was 27. 8 percent (somewhat less
than 39.2 percent as estimated), but the percentage of increase of the
suburban municipalities was considerably greater than estimated for
1957 as covered by that report - especially in Hurst and Euless.
Table 3 is, for the most part, an extraction from the Fort Worth
National Bank - Texas Electric Service Population and Growth Trends
report, with only minor percentage changes having been made by the
consultants to correct apparent errors found in the table. This table
records the population of Tarrant County municipalities between the
years 1950 and 1957, the 1957 population figures being estimates by
various city officials, utilities companies and local sources. In addition,
the table, in Column 2, indicates the year of incorporation of each of the
municipalities listed. Column 6 represents the estimated increases in
population to 1967 as made by Booz, Allen and Hamilton in January, 1958;
Column 7 represents the percentage of increase for each city in the
ten-year period between 1957 and 1967 as based upon the Column 6
projections.
Reviewing this table, the greatest percentages of growth were
estimated to be in Richland Hills - 7, 400%, Hurst - 3, 6.50%, North
Richland Hills - 1, 328. 6%, Westworth - 656. 1%, Arlington - 446%,
Smithfield - 433.4%, and Euless - 400%, in that order. All. of these
municipalities, except Westworth, are in the east and northeast parts
of the County.
Also, reviewing this table, in the estimated percentages of increase,
Column 7, as based upon the Booz, Allen and Hamilton forecast of popu-
lation 19.57-1967, Euless is shown as having the greatest estimated per-
centage population increase_ , 300%, followed by Hurst with 200% and
Arlington with 185. 7%.
TABLE 3
POPULATION GROWTH AND TRENDS, TARRANT COUNTY MUNICIPALITIES 1950-1957; 1957-1967
Percent
Estimate
Percent
Year
Population_
Increase
for
Increase
Municipality
Incorp.
1950
1957*
1950-19.57
1967 -r 1957-1967" *
Fort Worth
1873
278, 778
388,138
39. 216
540,000
39. lo/o
Arlington
1878
7,692
42,000
446. 0
120, 000
185. 7'
Azle
1956
800
2, 160
170. 0
3,200
48. 2
Bedford
1954
1,500
1,770
18. 0
3,000
69. 5
Benbrook
1947
617
3,000
386.2
8,000
166. 7
Colleyville
1956
100
400
300. 0
800
100. 0
Crowley
1951
535
700
30. 8
1,400
100. 0
Dalworthington Gardens
1949
267
420
57. 3
750
78. 6
Edgecliff
1951
250
400
60. 0
900
125, 0
EULESS
1954
300
1,500
400. 0
6, 000(1)
300. 0
Everman
1945
500
700
40. 0
1, 200
71. 4
Forest Hill
1946
1,519
3,200
I M 7
5,000
56. 3
Grapevine
1906
1,824
3,200
75.4
5,600
75. 0
Haltom City
1944
5,760
19,100
231.6
38,000
98. 9
Hurst
1952
200
7,500
3650. 0
22, 500
200. 0
Keller
1955
660
1, 000
51. 5
Kennedale
1957
1,046
1, 500
43. 4
2, 500
66. 7
Lake Worth Village
1949
2, 351
4,000
70. 1
6, 500
62. 5
Mansfield
1890
964
1, 550
60.8
2,500
61. 3
North Richland Hills
1951
350
5,000
13280 6
11,250
125. 0
Pantego
1949
646
750
16. 1
1, 000
33. 4
Richland Hills
1950
100
7,500
7400. 0
91000
20. 0
River Oaks
1941
7,097
9,500
33. 9
10,450
10. 0
Saginaw
1949
561
900
60.4
1,500
66.7
Saginaw Park
1957
1,000
1,700
70. 0
Sansom Park Village
1949
1,611
4,200
160.7
6,000
42.8
Smithfield
1955
300
1,600
433.4
2, 500
56. 3
Southlake
1956
150
350
133.4
500
42. 9
Westover Hills
1937
266
350
31.6
400
14. 3
Westlake
1956
100
150
500 0
300
100, 0
Westworth
1941
529
4,000
656.1
6,000
50. 0
White Settlement
1941
10,827
12, 000
10. 8
13,000
8. 3
Estimates from city
officials, utilities
and local sources.
'c Projections estimated by Booz, Allen and Hamilton, January, 1958.
(1) The 1960 census population
was 4,
236. A census conducted by the
City of Euless showed a population of 5, 492 persons
as of
August 1, 1962.
Although the projection
Booz, Allen
and Hamilton for Euless was optimistic
and predicted greater
growth
for Euless than any other city in
Tarrant County,
the population they
projected for 1967 has
been almost reached by the
end of 1961.
Source: Population and Growth Trends of the Fort Worth Metropolitan Area, 1850-2000, Prepared by the Fort Worth National
Bank and the Texas Electric Service Company, June, 1958.
23
Table 4 ha.s been prepared by the consultants to indicate the com-
parative growth of Tarrant County municipalities between 1950 and 1960,
using the latest revised Census figures. The table indicates in Column 4
the amount of population change in number of persons. Column 5 repre-
sents the percentage of change, the remaining columns indicate the State
and County rank of each city in 1950 and 1960. It is readily apparent that
the intensity of growth. in Tarrant County is centered in the Euless -.Hurst
area, Hurst having the greatest gain of 4, 983% and Euless being second
with 1, 312%. Hurst ranks as the 100th Texas municipality and the 5th in
Tarrant County, while Euless ranks 211th in Texas and is the 9th largest
municipality in Tarrant County.
Population Forecast, Euless
The hazards and inconsistencies of forecasting population were
pointed out in the introductory paragraphs of this chapter. Projecting
the population for satellite residential communities is even more diffi-
cult than predicting population for central cities because of a wider
variety of influences that may be exerted by an area of region of metro-
politan area magnitude, in .Euless' case, the influences of two major
metropolitan areas.
Several methods of population forecasting are usually resorted
to in estimating future population for municipalities. None of the
recognized methods, however, can be expected to be infallible.
The simplest method of population forecasting is the extension of
past population curves as based upon the last known data on a straight--
line basis. This method does not, however, take into account such
considerations and factors as in -migration, population shifts, future
economic and social conditions, influences exerted by regional economic
growth and activity, or other outside factors beyond the control of the
municipality.
Another widely used method of forecasting, which is con.sidered
a bit more reliable, consists of deriving an estimate of future popula-
tion through successive steps from estimates of larger geographical
areas. Because of the erratic and explosive growth of the Fort Worth -
Dallas metropolitan region, as opposed to that of the State of Texas, the
Southwest and the United States, estimates by this method would not be
reasonable for Euless and other municipalities situated in the mid -Fort
Worth - Dallas region.
TABLE 4
COMPARATIVE
POPULATION AND STATE AND COUNTY RANKING
OF TARRANT COUNTY
MUNICIPALITIES, 1950 -
1960
1950
1960
1950
1960
1950
1960
Pop.
%
State
State
County
County
Municipality
Census
Census
Change
Change
Rank
Rank
Rank
Rank
Fort Worth
278,778
356, 268
+77, 490
+ 27. 8%
4
4
1
1
Arlington
7,692
44,775
+37, 083
+482. 1
92
24
3
1
Azle
2,969
278
15
Bedford
2,706
295
17
Benbrook
617
3,254
+ 2, 637
+427. 4
558
258
13
13
Colleyville
1,491
426
19
Crowley
583
654
25
Dalworthington Gardens
267
430
+ 163
+ 61.0
687
704
17
26
Edgecliff
339
752
27
*(2, 062)
EULESS
300
t' 4, 236
+ 3,936
+1, 312. 0
**Zl l
**9
Everman
451
1, 076
+ 625
+138. 6
625
512
16
21
Forest Hill
1,519
3, 221
+ 1,702
+112. 0
362
259
9
14
Grapevine
1,824
2, 821
+ 997
+ 54.7
320
283
7
16
Haltom City
5,760
23, 133
+17, 373
+301. 6
133
46
5
3
Hurst
200
10,165
+ 9,965
+4, 983. 0
100
5
Keller
827
576
24
Kennedale
1,046
1, 521
+ 475
+ 45.4
451
418
10
18
Lake Worth Village
2,351
3,833
+ 1,482
+ 63. 0
266
223
6
11
Mansfield
964
1, 375
+ 411
+ 42.6
465
438
11
20
North Richland Hills
8,662
118
6
Pantego
646
238
- 408
- 63.2
549
798
12
29
Richland Hills
7,804
126
8
River Oaks
7,097
8,444
+ 1,347
+ 19.0
105
122
4
7
Saginaw
561
1, 001
+ 440
+ 78.4
583
533
14
23
Sansom Park Village
1,611
4,175
+ 2, 564
+159. 2
350
212
8
10
Southlake
13 023
524
22
Westover Hills
266
307
+ 41
+ 15.4
688
772
18
28
Westlake
112
835
30
Westworth
529
3,321
+ 2, 792
+546. 7
598
253
15
12
White Settlement
10, 827
1 1, 513
+ 686
+ 6. 3
65
89
2
4
Census Bureau First Preliminary Count
Census Bureau Revised Preliminary Count
Source: ''Comparative
Population of Texas Municipalities
- 1959, 1960'';
Texas Town &
City; Texas
Municipal League; February, 1961.
26
A third method of forecasting is the development of a future popu-
lation curve for Euless similar to the population curves of the other
Fort Worth - Dallas region municipalities whose populations, at one
time, were about the same as Euless' is at present. Since most of the
municipalities in the area have experienced spectacular growth patterns
at one time or another during their lifetime, such a method does not
seem appropriate to apply to Euless.
It has been decided by the consultants that the best, logical
approach to forecasting the future population for Euless is to employ
a combination of straight-line methods based upon past growth rates
and an average -per -year increase rate, due to consideration being given
to the geography of the Euless area, the availability of raw land area
into which Euless might expand and the economic potentials of the region.
Plate 2 depicts the growth curves of the larger geographical areas,
the United States, Texas, Tarrant County and Euless. The curve for
the Tarrant County future population growth has as its source the Freese
and Nichols, consulting engineers, curve as contained in their Fort Worth
Water Supply Study, 1956. The curves of the United States and Texas
were derived from the Bureau of Business R esearch of the University of
Texas. The population projection curve for Euless was derived from
Plate 3, which is discussed below.
Plate 3 indicates the projected population curve for Euless. It is
based upon the following assumptions and with the various considerations
outlined in the introductory paragraphs above.
The solid line at the beginning of the curve between 1950 and 1959
represents the historical growth of Euless. In 1959, it was estimated
that Euless had a population of 3, 780. In 1960, the Federal Census
(corrected figure) lists the population at 4, 236. A census by the City of
Euless showed the population to be 5, 492 persons as of August 1, 1961.
The future curve has been projected from 1961 to 1965 at a rate of in-
crease of 1, 800 persons per year for an increase of 131% in the next four
years. It is felt that after 1965 the territory into which Hurst is expect-
ed to expand will begin to reach absorption to the extent that more new
growth will shift to Euless which has more potential area for expansion
than does Hurst. The Euless increase between the years 1965 to 1970
is predicted at the rate of 2, 500 persons per year, or an increase of
12, 600 persons for a plus of 99% to 1970. Beyond 1970, an increase
rate of 2, 000 persons per year is predicted, Euless to reach an ulti-
mate population in 1985 or 55, 280 persons for an increase between
1970 and 1985 of 11916. Sometime during that fifteen -year period, it is
expected that the Hurst planning area will have been completely absorbed
with urban development and that the greater potential planning area of
Euless will feel the impact of a faster and more concentrated urban
development.
75000
65 000
60 000
55 000
50 000
45 000
35 000
30 000
20 000
WlroT.z.0
IrexoTomol
G ...
0
0
0)
A 55 300
YEAR
POPULATION
1950
250
1953
250
1955
1000
1957
I500
1959
3780 EST.
1960
4236
1961
5492
I
I
�T
25300
v
12 700
to 0
� 0
0)
92
� ODD 000 00i 00i 0
0) 0) 0) 01 0) 01 0
•t �
CALDWELL AND CALDWELL
P L A N N E R S HOUS TON -TYL ER
WISENBAKER FIX AND ASSOC.
CO NS U L T I NG ENGINEERS
THE CO M PEESIV E CITY PLAN
ULESS, TEXAS
PLATE 3
28
It should be pointed out, however, that these rates of projected
increase could very well be exceeded if a. more accelerated rate of
industrialization of the mid. -Fort Worth - Dallas area. takes place than
is now anticipated. Even though such rates of increase were to be
exceeded, the obvious effects upon the Euless Community would not be
c
detrimental since there is ample land area to the northeast in which to
expand. The only serious implication of faster rates of growth would
be the timing of the supply of public improvements and services which,
of course, would have to be stepped up. How well. Euless can accommo-
date future growth will. depend upon policies of the City government as
to the establishment of a sound program of financing based upon a good
tax base and revenue from all. possible sources, enabling the City to
provide the thoroughfares, parks and other public facilities that will. be
required to service these additional people and the physical urban
development that they will generate,
POPULATION PLANNING
Before the universal practice of urban planning, American muni-
cipalities gave little thought to controlling the character and direction
of urban growth. For the most part, urban communities grew rather
haphazardly, the urban development being determined more or less by
topography; natural and man-made barriers such as highways, rail-
roads and water areas; the uncontrolled development of commercial
and industrial centers and the activities of real estate developers to
suit their own interests without regard to the general. welfare of the
community as a whole.
Euless is in an excellent position to benefit from proper population
planning so that its land uses in the future may be established according
to the community's population needs. It will. be possible to determine
more desirable locations and size of future commercial centers and the
general locations for residential areas along with such necessities of a
public nature as major thoroughfares and highways, parks, schools and
public buildings. Through sound planning and recognition of the proper
relationship of improvements to future land uses, all uses can be directed
to a balanced, integrated and efficient urban pattern.
There are three principles which should be applied in planning
population distribution and density. These are as follows.
M
1. Population should be arranged in a relatively even pattern
around a common center, usually a central. business district, to facilitate
convenience in movement, to allow for the economic provision of utilities
and services, and to provide continuity, alignment and capacity design of
arterial. streets.
2. Residential development should be encouraged to be con-
tinuous and as compact as possible to obtain this desired pattern, there-
by avoiding large vacant land tracts and partially developed subdivisions.
3. Density of population should be controlled by encouraging
the platting of large enough residential. lots to permit plenty of light, air
and living space for residents. High density of population results from
building residencies and apartments on small lots which, of course,
means overcrowding and ultimate blighting of high density neighborhoods.
It is conceded that in Euless it is relatively impossible to attain
the ideal pattern of urban development because there is no concentrated
central business district. The presence of State Highway 183 traversing
the community from east to west will virtually wind up in ribbon develop-
ment of commercial. uses along each side of the highway, thus causing the
residential areas to develop to both sides of this highway. Other than the
present residential development to the south of the highway, the great
majority of the desirable land area in which residential construction can
take place is to the northeast of the highway for a considerable distance.
There is little likelihood that a concentrated central. business district
will develop in Euless because the demand for such a district will be
precluded due to the previously mentioned convenient accessibility of the
Euless Community to the larger commercial centers in Fort Worth,
Dallas, Arlington, Irving and Hurst. Commercial development will
probably be in the form of neighborhood shopping centers which should
be at convenient locations throughout the residential areas to the north
of the east• -west State Highway 183, part of which will soon become an
expressway type facility.
POPULATION DENSITY
The setting up of desirable densities of population in the residential
community is, of course, one of the prime principles of urban planning.
In projecting the most desirable densities for future development, it is
important to examine the present densities and thus properly relate future
desirable densities to the character of the city and to the living habits of
its citizens.
30
Present Density
PIa.te 4 shows the population densities found in the developed area
of Euless, excluding all other incorporated communities, as of 1961, by
survey areas. The heaviest concentrations of population were found in
Survey_ Areas 2, 3 and 9. By far the heaviest density of population,
12. 28 persons per acre and 3. 32 dwelling units per acre, was found in
Area 2. Areas 3 and 9 had .98 and 1. 15 dwelling units per acre and
3.65 and 4. 27 persons per acre respectively. None of these densities
is considered at all heavy. The acreage, number of dwelling units,
present estimated population and densities in each survey area are
tabulated in Table .5.
In computing these densities, the entire Euless planning area was
divided into 28 Survey Areas. These are listed in Column 1 of the table.
In Column 2 the gross acreage of each area is shown with the total
acreage in the planning area amounting to 10, 146 acres. Column 3
indicates the total dwel.ling units in each of the survey areas, the tabu-
lation indicating that there were 1, 305 dwelling units. The estimated
total, population for each of the survey areas is tabulated in Column 4
which shows a total of 4, 829 persons in the planning area. Column 5
indicates the dwelling units per acre in each of the survey areas.
Persons per acre by survey areas is shown in Column 6.
Reviewing the table, it can be seen that by far the greatest popu-
lation exists in Area 2, there being, at the time of the preparation of
the City .Plan, 1, 487 persons residing on 121 acres in 402 dwelling
units for an average of 3. 32 dwelling units per acre, or a density of
12. 28 persons per acre. The next highest density is in Area 3 in which
there is an estimated 169 acres with 167 dwelling units, 618 persons
and 0. 98 dwelling units per acre for a density of. 3. 65 persons per acre.
The third highest density is in Area 9 whi.ch contains 173 acres, 200
dwelling units with an estimated popul.ation of 740 and 1. 15 dwelling
units per acre for a density of 4. 27 persons per acre. The fourth
heaviest density found in the present .Eul.ess developed area is in Area
7 in which there are 173 acres, 111 dwelling units and a total population
of 411 which figures to be 0. 64 dwelling units per acre or a density of
2..37 persons per acre.
Other survey areas containing population in 1960 were Areas 1,
4, 5, 6, 8, 10, 11, 14, and 22. All these areas had very sparse
population ranging from densities of 2. 06 persons per acre in Area 6
downward to the lowest of 0. 04 persons per acre in Area 22.
DWELLING
UNITS
PERSONS
PER
ACRE
PER ACRE
LESS
THAN 1 Q
LESS THAN 3.7
1 2 I
3.7 7.4
2 3 ®
7.4 11.1
MORE
THAN 3 ®
MORE THAN 11.1
N 0��
o I000' :000'
CALDWELL AND CALDWELL
P L A N N E R S H 0 U S T 0 N T Y L E R
WISINBAKER, FIX AND ASSOC
C 0 N S U L T I N G E N G I N E E R S
THE COMPREHENSIVE CITY PLAN
POPULATION DENSITY - 1960
EULESS, TEXAS
PLATE 4
32
TABLE 5
PRESENT POPULATION DENSITIES BY SURVEY AREAS
Area
Total
Estimated
Dwelling
Survey
in
Dwelling
Total
Units
Persons
Area
Acres
Units
Population
Per Acre
Per Acre
1
389
77
286
0.19
0.73
2
121
402
1,487
3..32
12.28
3
169
167
618
0.98
3.65
4
176
18
67
0.10
0.38
5
164
86
318
0.52
1.93
6
143
80
296
0.56
2.06
7
173
111
411
0.64
2.37
8
129
79
292
0.61
2.26
9
173
200
740
1. 15
4.27
10
96
9
33
0.93
0.34
11
151
58
215
0.38
1.42
12
118
-
-
-
-
13
355
-
-
-
-
14
558
9
33
0.16
0.06
15
176
-
-
-
-
16
45.5
-
-
-
-
17
283
-
-
-
-
18
503
-
-
-
-
19
553
-
-
-
-
20
661
-
-
-
-
21
691
-
-
-
-
22
760
9
33
0.01
0.04
23
632
-
-
-
-
24
658
-
-
-
-
2.5
689
-
-
-
-
26
.525
-
-
-
-
27
335
-
-
-
-
2 8
310
-
-
-
-
Totals
10, 146
1, 305
4,829
' D
Source: Land Use Survey by Consultants.
Dwelling units, estimated population and densities are shown for
urbanized areas only and do not consider sparse scattered rural units
or population.
Densities are calculated on basis of gross acreage.
33
Future Density
Table 6 indicates the present and projected population densities
by survey areas to 1985 in both dwelling units per acre and total popu-
lation for each survey area.
Plate .5 shows by survey areas the densities in dwelling units and
persons per acre to the year 1985.
Survey Area. 2 will remain the highest density survey area in 1985
with a density of 3. 30 dwelling units per acre and should contain a
population of 1, 400 persons in 1985. The second highest density area
is expected to continue to be Area 9 with 3, 14 dwelling units per acre
and a population of 1, 900 in 1985. The third highest density area will
be Survey Area 10 with a density of 3. 04 dwelling units per acre and a
population of. 1, 020.
Other residential survey areas range in lower densities, gradually
reducing, as they normally should, around the fringes of the planning
area, with the lighter densities indicated in Survey Areas 17, 18, 19,
20, 21, 23, 24, 25 and 26.
Survey Areas 11, 12 and 28 are projected as industrial areas,
therefore, they are not expected to contain any appreciable residential
population by 1985 provided proper zoning regulations are directed to-
ward prohibition of residences in industrial zones, which regulations
are recognized, modern over which serve and protect industrial areas
for maximum desirable development.
In summation, it can be ascertained by comparison of Plates .5
and 7 and Tables 5 and 6, that Euless' 10, 146 acres future planning
area can very readily contain the 1985 projected population of 55, 320
at moderate average overall densities of .5.45 persons per gross acre
and 1. 56 dwelling units per gross acre. The net result will be a com-
munity having residences with liberal yards, streets, and open areas
for plentiful light and air.
34
TABLE 6
PRESENT AND PROJECTED POPULATION DENS.I.TIES
Survey
Dwelling
Units
Area
Per Acre
Population
1960
1985
1960
1985
1
0. 19
2.56
286
3, 480
2
3. 32
3. 30
1, 487
1, 400
3
0. 98
2.87
618
1, 700
4
0. 10
2.73
67
1, 680
5
0.52
2.72
318
1,560
6
0.56
2.16
296
1, 080
7
0. 64
2.48
411
1, 500
8
0. 67
2.10
292
950
9
1. 15
3.14
740
1, 900
10
0. 09
3.04
33
1, 020
11
0. 38
Industrial
215
Industrial
12
-
Industrial
-
Industrial
13
-
2.09
-
2,600
14
0. 16
2. 03
33
3, 960
15
-
2.89
0
1, 780
16
-
2.11
-
3,360
17
-
1. 00
-
990
18
-
1.00
-
1,760
19
-
0. 98
-
1, 900
20
-
0. 99
-
2, 300
21
-
1.28
-
3, 100
22
0. 01
2.00
.33
5, 320
23
-
1.24
-
2., 760
24
-
1.00
-
2, 300
25
-
0.99
-
2, 400
26
-
0.98
-
1, 800
27
-
2.20
-
2,600
28
-
Industrial
-
Industrial
Totals
4,829
55,320
Source: Estimated by Consultants from Land Use Survey.
DWELLING
UNITS
PERSONS
PEA
ACRE
PER ACRE
LESS
THAN
i
LESS THAN 3.7
1
2
3.7 7.4
2
3 ®
7.4 11.1
MORE
THAN
3 ®
MORE THAN 11.1
WISENBAKER, FIX AND ASSOC
C 0 N S U L T I N G E N G I N E E R S
THE COMPREHENSIVE CITY PLAN
POPULATION DENSITY - 1985
EULESS, TEXAS
PLATE 5
36
DISTRIBUTION OF POPULATION
The distribution of population throughout the planning area coin-
cides with the densities which are present today and as projected in
1985.
Present Distribution
The 1960 distribution of population in Euless is shown on Plate 6.
This is shown by dots, each dot representing 20 persons. The distri-
bution was determined from the estimated population of 4, 829 in the
overall planning area as shown on Table 5 at the close of 1959. The
population was estimated from data gathered in the land use survey
made by the consultants in which the number of dwelling units was
counted and corrected to the 1960 total. This figures out to be about
3.5 persons per dwelling unit, a satisfactory average for the Euless
area which compares favorably with that of Hurst and Arlington, both
of which were previously surveyed and city plans were prepared by the
planning consultant.
A review of Plate 6 reveals that the heaviest concentration of pop-
ulation in the Euless area is within the recently platted subdivisions and
is very well scattered. The heaviest population distribution, of course,
is in the large subdivision just to the south of the old Dallas - Harwood
Road and immediately adjacent to the Euless - Grapevine Road, or the
north extension of Main Street. The remainder of the population is
sparsely scattered and contained in various small subdivisions to the
south of State Highway 183, with a few dispersed residential units north
of State Highway 183.
Future Distribution
Plate 7 shows the future distribution of population to 1985 through-
out the potential Euless planning area. As on Plate 6, each dot repre-
sents 20 persons. The shaded areas will contain no population; these
areas are school and park lands, projected commercial districts,
industrial areas, and projected airport expansion.
�ARIIIIOIM ROAD
CHEEK S.OARGER RDA
z \
/ . I O Wff 2
, y,
cc
I O L-______-__� WI
9 \ _ AREENGLA� ROAD _ , 1
(OLDc DAL"S H RWO DI ROAD I — L
i - }E.,.. 6/Iy �ILimlls Q
r— FnFORD-E LESS { - - TT I
(sue._ \ �,� - � �11 ---- � I of
pp i I
RQAD 'i ••� • r i u r-----^-�
STATE- HWY. 183rr _n,
-�
i z `\ l I ` • � • , �'1
2 __ i • • • • ' O 'CARTERAMON
I
\ �� 1 ••. Eittt c i + �\ FIELD I
r m•• HE ROAD
PIPE I
C�
PE D �,-r--
IITEE R
_ I
f �I NORTH
CALDWELL AND CALDWELL
P L A N N E R S HOUSTO H TYLER
WISENBAKER, FIX AND ASSOC
C 0 N S U L T I N G E H G I N E E R S
EACH DOT REPRESENTS 20 PERSONS THE COMPREHENSIVE CITY PLAN
NON POPULATED AREAS POPULATION DISTRIBUTION - 1960
EULESS, TEXAS
PLATE 6
EACH DOT REPRESENTS 20 PERSONS
EEI NON POPULATED AREAS
C 0 N S U L T I N G E N G I N E E N 5
THE COMPREHENSIVE CITY PLAN
POPULATION DISTRIBUTION - 1985
EULESS, TEXAS
PLATE 7
39
The distribution of population is based on an average lot size of
70' by 1201, the prevalent lot size in the Euless - Hurst area. This
rate of distribution will produce an acceptable moderate density for
modern residential, neighborhoods as characterized by those presently
in the Euless area.
Plate 7 indicates that all. the present vacant areas appearing on
Plate 6 will be ultimately filled up and that the distribution of popula-
tion as shown will accommodate all of the 1985 projected population of
approximately 55, 000 people as was shown on Plate 3. Generally, the
greatest expansion of the Euless area will be to the north and east with
some to the far southwest between Pipe Line Road and State Highway
183, but with the major expansion north of State Highway 183. It is not
contemplated that any of the present residential areas in Euless will
decrease in population to any appreciable extent. This is because of
the apparent absence of influences which might cause blight or a change
of land use in any of the present areas. Also of consideration is the fact
that most residential construction in the Euless area is new and has a
life expectancy of at 20 years or more. It is possible that some of the
presently developed areas will increase to greater densities than have
been projected on Plates 4 and 5. This will simply mean, however,
that the future estimated population in 1985 of 55, 000 might be contained
in considerably less area, perhaps, than is shown on Plate 7.
Lard Use
M
LAND USE
The land use element of planning is perhaps the most important
of all elements in a long-range urban planning program for any city
because the future land use pattern represents the framework upon which
all of the various community facilities will. be designed and provided.
The intent and purpose of land use planning is to consolidate and bring
together those land uses which are compatible with each other and to
separate those which are not. The objective of land use planning is the
promotion and advancement of the most appropriate utilization of the
land upon which the future city will be developed. Proper classification
of urban uses is the basis of land use planning. Land use planning also
has a very significant legal position in that it is the very foundation upon
which a comprehensive zoning ordinance may be formulated and imple-
mented to control land use requirements of urban communities. The
State of Texas enabling legislation permitting planning and zoning
practices in municipalities very clearly implies that for a community
to exercise its planning and zoning powers it must give "reasonable
consideration to the character of each district and its particular uses".
The development of an efficient land use plan, protected by the imple-
mentation and administration of land use controls such as zoning and
land subdivision regulations, represents the only means by which
physical development may take place to insure an orderly, efficient
and desirable urban community.
Land Use Survey
Requisite to land use planning is an inventory of the present land
uses within the Euless area including both the developed area and the
area into which the ultimate City will develop. The compilation of such
an inventory, together with an analysis of the same, is one of the pri-
mary instruments of plan presentation, implementation and adminis-
tration. Intelligent planning of major arterial. throughfares, parks,
schools, public buildings, utilities and other desirable physical features
that are necessary for urban living is dependent upon a knowledge of the
character and extent of the existing and proposed land uses.
In 1959, at the beginning of planning operations, the consultants
made a survey of the Euless area., lot by lot, to determine the usage
that is being made of the land in the developed area and throughout the
potential planning area. This primary survey was supplemented by
another survey conducted in 1960 to determine the additional develop-
ment that had taken place in the rapid expansion of the Euless Community.
Each and every parcel of land in Euless was visited to determine and
record the specific use being made of it.
41
The land use data obtained in the field was recorded on a lot and block
map of the City in color symbols, each color representing such separate
land use classifications as single-family residential.-,, commercial; light
and heavy industrial.-, public and semi. -public uses su.ch as schools, parks,
churches and public buildings`, railroads; highways; streets and vacant
land areas.
Plate 8 shows, by appropriate symbols listed in the lower left-hand
corner legend, the present ]and use in Euless as transferred from the
colored work map.
Pattern of Uses
Examination of Plate 8 reveals that the general pattern of land
usage in Euless is a patchwork of principally residential, development
that has occurred in platted subdivisions which are, in many cases,
separated from each other by tracts of vacant. land. A scattering of
commercial. usage is noted along State Highway 183. Immediately
apparent is the fact that there is no concentrated central business dis-
trict as found in municipalities of Euless' size, this being the result,
as was previously pointed out, of the presence of many surrounding
municipalities which are larger and have greater concentrations of
commercial development.
Table 7 lists, by survey areas, the existing land uses in Euless,
in acres, as of 1960. The major classifications of land usage consist
of residential, commercial; schools, parks and public and semi-public
buildings such as churches and municipal buildings; industrial; streets;
vacant land; platted but undeveloped land and the total acreage in the
developed area. Actual. urban development exists i.n Survey Areas 1
through 11 and, in addition, Survey Areas 13, 14, and 22. The table
shows the total. acreage of each use in each area with the totals in each
category.
Streets, county roads and highways occupy 458 acres; 479 acres are
vacant land areas, that is, areas that have been subdivided but are yet
undeveloped. Residential usage comprises 23.5 acres, considerably out of
proportion to that. of streets. Usually these uses average about the same.
The wide difference can be attributed to the wide and long ri.ght-of-way of
State Highway 183 and the various county roads in the City area. Com-
mercial development occupi.es only 15 acres, whi..le schools take up 51
acres, parks 20 acres, public and semi-publ.i.c uses 8 acres and indus-
trial land about one acre. Very little relationship of one use to another
exists because the City has been developed principally in isolated resi-
dential. subdivisions. The most desi.ra.ble pattern of urban development
is a concentrated one, decreasing in density outward in an even pattern
from a centralized core,
RESIDENTIAL
COMMERCIAL
® INDUSTRIAL
PUBLIC & SEMI PUBLIC
P PARKS
S SCHOOL
n N O R T H
o laoo' t000'
CALDWELL AND CALDWELL
P L A 11 N E R S 11 0 U S T 0 N T Y L E R
WISENBAKER, FIX AND ASSOC
C 0 H S U L T I H G E H G I N E E R S
THE COMPREHENSIVE CITY PLAN
PRESENT LAND USE
EULESS, TEXAS
PLATE 8
TABLE 7
EXISTING
LAND USE (IN ACRES) 1960,
BY STUDY
AREAS
'
Public,
Streets
Survey
Resi- Commer-
Semi-
Indus-
and
Area
dential
cial
Schools
Parks
Public
trial
Roads
1
6. 0
23.4
2
87.4
31.0
3
35. 3
4.6
20. 1
1.6
16.4
4
4.2
2.3
0. 6
2. 6
6.4
5
8.5
1.3
0. 3
29.5
6
15.0
1.7
0.2
0.5
15.5
7
14.1
1.8
1.5
0.2
24. 0
8
8.5
2.5
2.0
7. 9
9
35.4
0.7
1.3
38. 0
10
2.3
3.8
1. 9
11
14.5
20.4
12
13. 8
13
35. 6
19. 7
14
2.2
17. 8
15
0. 6
16
6. 0
17
8.2
18
23. 6
19
24.4
20
21. 3
21
15. 0
22
2. 2
10. 0
20. 9
23
14.2
24
9. 7
25
11.6
26
11. 3
27
4. 1
28
21.7
Totals
235.6
14.9
51.5
20. 1
7.9
0.8
458.3
Source: Estimated by
Consultants.
Note:
Vacant land is land subdivided
but not built upon.
Undeveloped land is raw land.
Unde-
Vacant
veloped
Total
46. 0
313.6
389
2. 6
121
1.4
89.6
169
159. 9
176
16. 5
107. 9
164
40.5
69. 6
143
72. 3
59. 1
173
31.5
76. 6
129
79. 5
18. 1
173
88.0
96
3. 9
112. 2
151
7. 9
96. 3
118
299.7
355
76. 1
461.9
558
175.4
176
449.0
455
274. 8
283
479.4
503
528. 6
553
639.7
661
676. 0
691
101.2
625.7
760
617.8
632
648.3
658
677.4
689
513.7
525
330. 9
335
288.3
310
47 9. 4 8, 877.5 10, 146
FUTURE LAND USE REQUIREMENTS
Relationship of Population to Land Use
In any urban community, there is a. close and definite relationship
between the amount of land used for various purposes and the population.
It is, of course, obvious that as a city grows in population it will have
more dwelling units and will require more land for residential purposes.
Similarly, as a. city grows there will. be required more commercial,
park and school lands and industrial development as well. as land areas
for other categories of uses, such as streets and highways and utility
rights -of -way. The relationship is normally expressed in the number
of acres of land for each categorical. use for every 100 persons expected
to reside in the community.
The relationship of land use and population that has been discussed
in the preceding chapters will come into use in this section of the Euless
City Plan in determining the requirements for future land allocations.
Through use of these relationships, along with other factors revealed in
the economic base and characteristics study of Euless and the area and
region in which it is situated, it is possible to make a rational determi-
nation of the future land areas that will be needed to serve adequately the
projected 55, 000 persons expected to live in .Euless by 1985.
The results of these forecasts are shown first by Table 8 which
lists, by survey areas, the necessary allocations of land acreage for
residential, commercial, schools, parks, public and semi-public uses,
industrial uses and streets. Then, in Table 9, the present and estimated
future land use areas and ratios to the population are indicated. This
latter table also indicates the amount of vacant land that will be utilized
for the various urban purposes.
Residential
Most of the present land area occupied by residential use in Euless
is of the single-family nature, there being no recorded two-family or
multi-£ami.ly residential construction. The existing density of single--
family residential usage in Euless is 4. 88 acres per 100 persons. It is
expected that in the future this density will approximate 11. 20 acres per
100 persons, indicating that 2, 563 acres of land now vacant within the
developed area will be utilized and an additional estimated acreage of
3, 387 will be needed for single-family construction to house the 5.5, 000
inhabitants expected by 1985.
TABLE 8
FUTURE LAND USE (IN ACRES) BY SURVEY AREA
Public,
Survey
Resi-
Commer-
Semi- Indus -
Area
dential
cial
Schools Parks
Public trial.
1
268
10
8
2
87
1
2
3
84
12
22
4
4
97
26
1
6
5
86
32
3
6
73
26
2 1
7
97
26
2
3
8
42
41
9
3
9
121
2
5
10
65
4
2
11
-
12
13
223
46
14
362
20
10
15
117
10
16
295
13
10
17
169
15
10
18
344
5
10
19
376
10
10
20
397
20
10
21
463 i
15
10
22
517
10
10
23
421
20
10
24
439
20
10
25
462
20
10
26
348
10
10
27
241
28
Totals 6, 194 364 182
Source: Estimated by Consultants.
Note: Areas rounded to the nearest whole acre.
128
100
6
10
11
3
10
9
10
F
10
10
10
11
50
12
10
13
10
15
10
12
10
13
10
13
10
10
7
267
182
188
496
Streets
Total
103
389
31
121
47
169
46
176
43
164
41
143
45
173
34
129
45
173
25
96
23
151
18
118
80
355
145
558
46
176
118
455
74
283
124
503
136
553
172
661
180
691
198
760
159
632
166
658
174
689
137
525
87
335
43
310
2,540 10, 146
TABLE 9
PRESENT AND ESTIMATED FUTURE LAND USE AREAS
AND RATIOS TO POPULATION
Est.
Existing
Future
Esti-
Existing
Density
Density
mated
Use Category
Devel-
Acres
Acres
Acres
oped
/100
/100
Needed
Area
Persons
Persons
in Future
Single Family Residential
235.6
4.88
11.20
6, 194
Commercial
14.9
0.29
0. 66
364
Schools
51.5
1.06
0. 33
182
Parks and Playgrounds
20. 1
0.39
0. 33
182
Public and Semi -Public
7. 9
0.014
0.34
188
Industrial
0.8
0. 001
0. 90
496
Streets
458.3
9.49
4.59
2,540
Totals 789. 1 16. 34 18. 34 10, 146
Present Population, Euless Area --- 4, 829 Estimated by Consultants (1960 Census 4, 236)
Projected Population, Euless Area --- 55, 320.
Future
Minimum
Density
Future
Acres
Land
/100
Area
Persons
Acres
5. 00
2, 766
0.20
ill
0. 33
182
0. 33
182
0.34
188
0.90
496
3. 30
1, 825
10.40 5, 753
EN
It is expected that new residences will continue to be of the single-family
type and will be constructed in well -planned subdivisions in much the
same manner as those that have been developed in the past few years of
Euless' growth. A density of 5 acres per 100 persons is sufficient so
the 2, 766 acres would be sufficient for this use in place of the 6, 194
acres expected to be used.
Residential, Two -Family
Although not listed in the table, there will. probably be a limited
amount of two-family residential areas required by 1985. It is not
contemplated that there would be more than a density of 0. 03 acres per
100 persons needed, which would mean that probably not more than 16
or 17 acres total would be required for this type development. The
modern trend of demand for rental dwelling units is now toward
efficiency apartments in ''garden apartment'' groups or group housing
units rather than two-family units (duplexes). It is possible that this
usage should be located along the back sides of the commercial districts
to each side of State Highway 183 and other commercial areas to form
a transition between the commercial uses and the single-family dwelling
uses.
Residential, Multi -Family
This category of land usage is not found in Euless as of the pub-
lication of this City Plan report. The demand for such uses may arise
in Euless between now and 1985 and a probable density of 0. 12 acres
per 100 persons would be appropriate. This would call for a total
acreage of something like 66 acres of land needed for this uage by 1985.
This type of usage probably would be in the form of garden apartments or
multi -family medium density units or group housing. Such districts
would also be located along the edges of commercial districts as a proper
transition between commercial uses and two-family or single-family uses.
Commercial
The existing 14. 9 acres of commercial usage in Euless is quite
small, representing a density of 0. 29 acres per 100 persons. The
estimated future density is expected to be 0. 66 acres per 100 persons.
M
An estimated 364 acres will be used for commercial. purposes in the
future. The expected major expansion of commercial usage should
be guided to dispersed locations and development should be in the form
of neighborhood shopping centers. Only 0.20 acres per 100 persons
or 111 is necessary for this use.
Parks and Recreational Areas
Euless will need considerably more land for park and recrea-
tional purposes to bring park areas anywhere near an acceptable
standard. The desirable standard is one acre of park land per each
100 persons in an urban community. It is not contemplated, however,
that Euless could possibly reach this desirable maximum. There are
presently 20. 1 acres of park lands at a density of 0. 39. In the future
it is contemplated that 0. 33 would be an appropriate ratio per 100
persons which would require 182 acres of future park area.
Public and Semi -Public Areas
Euless now has 7.9 acres of land area in public and semi-public
uses other than for schools and parks, such as the City Hall, fire
station, and churches. This is a density of 0. 014 acres per 100
persons. The future needs for such uses are estimated to be 0. 34
acres per 100 persons or a total of 188 acres. Also a total of 409
acres, or 0. 74 acres per 100 persons, will be required for the
extention of Amon Carter Field. The total public and semi-public land
use will be 1. 08 acres per 100 persons.
Streets
Euless presently has 458. 3 acres in roads, streets, and high-
ways, or a density of 9. 49 acres per 100 persons. It is felt that the
future density devoted to streets and highways will not be nearly so
much and would be 4.59 acres per 100 persons requiring an estimated
land area of 2, 540 acres. Most of this acreage will be in residential
streets and major thoroughfares. Future expressway development
could materially increase this acreage requirement. A normal density
is 3. 3 acres per 100 persons and would require only 1, 825 acres.
Industrial
The forecast for industrial properties is shown in Table 8 to be
496 acres or a density of 0. 90. This is perhaps the most fluid of all
land uses in any municipality. It is questionable at this time as to
whether any large land area in the Euless community will be devoted
to industry because of the great quantity of land area that exists between
State Highway 183 - Pipe Line Road and C. R. I. & P. Railroad, which
area is beyond the limits of Euless and under first reading of annexa-
tion by the City of Fort Worth. It is very difficult to determine the
amount of industrial land that actually should be allocated in any
municipality, because the influx of one or two large industries that,
under current conditions, could require very large tracts of land would
conceivably upset any estimated acreage allocation. Again, it is stated
that the planning consultants expect that future Euless development will
be, as it has been in the past, principally residential in nature with
such public land areas as have been previously described. However, a
future density of 0. 90 acres per 100 persons is projected on Table 8 in-
dicating an acreage requirement of 496 thus providing Euless with in-
dustrial sites for light industry.
FUTURE LAND USE PLAN
The Future Land Use Plan for Euless is the foundation of all the
other planning elements which will follow in the Comprehensive City
Plan because it is the framework and guide for development that will
take place over the future years. All, community service facilities of a
public nature will be designed to serve these future land uses. The
Future Land Use Plan recognizes the present land usage and projects
the future land areas that will be required to support the anticipated
population in 1985 or 55, 000 persons. The Plan is shown on Plate 9.
The Future Land Use Plan has been projected upon land area re-
quirements and calculations as set out in the preceding section of this
chapter on land use, particularly in Tables 8 and 9. It may be seen that
the great majority of the land area in the future planning area of Euless
is to be single-family residential. The central commercial area will be,
as the pattern has been set, along both sides of. State Highway 183 be-
tween F. M. Highway 157 and projecting eastward from Main Street with
some additions to cover present usage elsewhere.
B�DFORD
c
C
RESIDENTIAL
COMMERCIAL
®
INDUSTRIAL
f
PUBLIC & SEMI PUBLIC
P
PARK
S
SCHOOL
MA10R THOROUGHFARES
NORTH
o Iaoo• a000'
CALOWELL AND CALDWELL
P L A N N E R S 11 0 U S T O N T Y L E R
WISENBAKER, FIX AND ASSOC
C 0 N S U L T I H G E N G I N E E R S
THE COMPREHENSIVE CITY PLAN
FUTURE
EULESS, TEXAS
PLATE
r r
� r
z z
0 0
�D C1 U
51
The present commercial uses along each side of State Highway 183
are recognized and, although strip or ribbon type commercial develop-
ment is not desirable for several reasons, these uses must be considered
and the area as shown on the Future Land Use Plan will likely become
commercialized. The reasons for the undesirability of ribbon type
commercial development are:
I. Heavy traffic flow along the major thoroughfares upon
which commercial uses front is difficult to control because of the many
turning movements required for ingress and egress. This, however,
can be alleviated in Euless' case by establishing service roads parallel-
ing the major traffic lanes of State Highway 183, as has been done through
the Hurst area.
2. Such an arrangement is not conducive to adequate off--
street parking facilities.
3. It is a recognized and established fact that "strung out"
retail business establishments are less attractive and do not invite the
volume of trade as do closely grouped businesses surrounded by adequate
off-street parking facilities such as are found in the larger modern
shopping centers.
Strip commercial development along all major thoroughfares and
highways should be discouraged in the future and the Future Land Use
Plan, as projected, attempts to eliminate this practice. The question
always arises as to the impractibility of developing residential areas
adjacent to major thoroughfares, prompting the concept that such frontage
is only good for commercial or industrial usage. There are, actually,
many ways in which suitable residential areas may be developed adjacent
to major traffic arteries. Some of these are shown on the typical neigh-
borhood sketch which is included in a later chapter of this report relating
to the functions of the -, ari ous types of street in the City street system.
Outlying commercial areas are shown principally at the intersections
of the proposed major thoroughfares. These commercial districts would
be of the neighborhood shopping center type and would actually be designed
by the developers. However, it is proposed that they would be held to
these particular locations which are approximately one mile apart. Such
an arrangement follows the neighborhood concept which is later explained
and exhibited on a typical sketch. Shapes and sizes of site areas for
commercial shopping centers, as well as for parks and schools, are
relative and will be dependent upon future development proposals by the
land subdividers and the various public agencies that will have the re-
sponsibility of providing such .facilities.
52
The major thoroughfares and highways shown on this Plan are
coordinated with the Major Thoroughfare and Highway Plan which is to
follow in a subsequent chapter of this City Plan report. Only the major
thoroughfares and major highways are shown and the .Future Land Use
Plan does not indicate the collector streets which will be discussed in
the appropriate chapter. The purpose of delineating the major thorough-
fares on the Future Land Use Plan is to indicate the ideal neighborhood
concept. These neighborhoods are approximately one mile square in
area which is a desirable standard and, at densities of. 10 to 15 people
per acre, each neighborhood would have a holding capacity of around
6, 500 to 10, 000 people or more. Each neighborhood should have as its
relative center a combined neighborhood park -elementary school to
serve as a community center in addition to serving its proper function
as an educational and recreational facility. Through such an arrange-
ment, young children need not be required to cross heavy traffic
thoroughfares to reach their school and play area facilities. Walking
distances of one-half to three-quarters of a mile are undesirable and
hazardous. The majority of streets in each neighborhood will be minor
residential service streets with occasional collector streets to pick up
and feed traffic. from the area into the major thoroughfares along the
perimeter of these ideal. neighborhoods.
Industrial land use should be confined to Planning Survey Areas
11, 12 and 28 which land areas are to each side and adjacent to State
Highway 183. Although the area south and between Pipe Line Road and
the Railroad is not in the City of Euless, it is the most favorable loca-
tion for industrial uses in the Euless - Hurst area. Euless will derive
much benefit from any development in that area and the residential
usage in other areas of Euless proper would house the workers who
would be employed in industrial establishments located in this pros-
pective area..
The overall concept of the Future Land Use Plan for .Euless,
insofar as possible, consolidates all, categories of land uses into
orderly groups without forming areas of inappropriate land uses any-
where to the extent that they would be objectionable to adjacent uses.
This Plan, it is believed, should assure a. desirable and efficient
urban development that can be promoted over the future years under
positive and concerted .land use controls by the City Planning Com-
mission under the governing powers of the Municipal Government.
This can be done through adequate zoning and land subdivision regu-
lations. The City will find that, under appropriate regulations, the
land developers will most likely be agreeable to cooperative objectives
of development for the betterment of the community and for the pro-
motion of good neighborhood environments - an attribute which will
enhance the values of their particular developments.
Major Thoroughfares And
Highways
53
MAJOR THOROUGHFARES AND HIGHWAYS
This chapter contains a study of the existing and proposed arrange-
ment of traffic circulatory arteries in the Euless Community, The
objectives of this study are to provide adequate vehicle access to all
parts of Euless to permit -movement of the maximum number of vehicles
while maintaining the important factors of economy and safety, to
accomplish the development of a first-class major thoroughfare system
to adequately serve both the present and future land uses of the Euless
urban area, and to connect the City properly with the planned thorough-
fares of neighboring Hurst and Arlington.
The principles of thoroughfare planning and their effective use in
solving the problems of automotive circulation are contained in explana-
tory matter and in sketches exhibited as a part of this chapter. These
may be used as a guide in administering the development of the thorough-
fare system over the future years or in revising it to meet changing
conditions which might occur throughout the future years of Euless urban
area development,
In order to determine the adaptability of present facilities to an
acceptable and adequate thoroughfare plan, it was necessary to generally
study the existing street and highway system of the area. Each street,
highway and County road within the ultimate planning area was observed
for its adequacy and possible utilization in the overall system.
The final section of this chapter relates and explains the proposed
major thoroughfare system recommended for Euless. Each proposed
major and collector street is located and calculated to function properly
in the overall plan and the routing and recommended improvements to
each facility, as may be required to achieve the overall plan, are dis-
cussed in detail. The thoroughfare plan, when used with the suggested
typical, cross-section drawing which also is included, will graphically
indicate the requirements for any road or street and its particular loca-
tion within the Euless planning area,
The recommendations contained in this chapter have been coordi-
nated with other features of the Euless City Plan. The selection of each
street and road in the circulatory system and the adaptation of related
design standards has been influenced by population density, land use and
development, the nature and composition of traffic, and the feasibility of
construction and right-of-way procurement. Each street in the system
will have a specific function to perform, and if it ultimately fulfills its
intended function the objective of the planning effort will have been
achieved.
54
REQUIREMENTS FOR AN ADEQUATE THOROUGHFARE SYSTEM
A major thoroughfare system in any modern urban community can
be very simply classified as a form of communication and represents
the framework to which all physical development of the community is
to be fitted. Streets and highways in today's automotive era represents
the principal means of movement of people and goods. The streets and
highways that comprise this system are the carriers in this circulatory
system and are the structural members of the framework. The capacity
and function of each street is determined by size, condition, routing and
the land usage to be served. An adequate thoroughfare system consumes
large quantities of urban land and requires great amounts of an area's
income to construct and maintain. It must, therefore, be understood
as being basically established to serve one purpose - movement of people
and goods between all parts of, the developed community through, into
and out of the urban area to other communities.
The universal use of the automobile in today's urban community
has resulted in traffic: -handling Is becoming one of the most critical and
imposing problems with which the urban government must contend. All
municipalities, regardless of size, are now experiencing the difficulty
of accommodating automotive vehicular movement on facilities that were
never designed to carry the present loads of traffic. Automotive move-
ment also has serious implications on all forms of structural develop-
ment in the urban community. People in urban communities now rely
on transportation by private car for every purpose, even the shortest
movements. A recent study in a major urban area indicated that 20%
of all trips made by automobile were less than one mile in length. There
are no present indications that such modes of short movements will
diminish, rather, they can be expected to increase. It is readily
apparent, then, that the problem of accommodating the ever increasing
numbers of.' vehicles and integrating their use compatibly into an urban
living environment is a major problem which ca.n be solved only through
advance planning in its proper perspective.
OBJECTIVES OF THOROUGHFARE PLANNING
Since efficient and safe transportation of people and goods in, through
and out of the City constitutes one of the most important elements in the
growth of any urban community, prime consideration must be directed to-
ward developing a system of major and secondary thoroughfares that will
be properly integrated with the State and Federal highway systems so that
efficient wide -area movement is assured.
55
This is particularly true in the instance of Euless because much of the
movement is through the City and from the City over highways to con-
nect with the major employment centers in the area. There are several
mediums that should be exploited to the fullest extent possible in planning
a thoroughfare system so as to achieve such an objective. These are as
follows
1. Provision of direct, continuous routes for each trip
from its place of origin to its destination;
2. Design of alignment, grades and surfacing to permit
high-speed but safe functional. movement for each type of facility;
3. Adequate width and number of moving traffic lanes to
prevent congestion and insure free traffic flow;
4. Provision of grade separations at major intersections
where justified and minimization of cross traffic between these points,
both to allow speed and to increase safety on major thoroughfares;
5. Design and location of residential streets which will
discourage through traffic, eliminate speed and preserve the amenities
of a desirable residential neighborhood.
The composite of these objectives in the design of a major circu-
latory system would produce the ideal arrangement. It will not be
possible or feasible to accomplish all of these five major objectives in
the design of the thoroughfare system for the Euless area. It will,
therefore, be necessary to strike a feasible compromise between the
optimum and the necessary. Such factors as existing development,
availability of right-of-way for widening existing streets and roads, cost
of construction and terrain features often will indicate traffic artery
patterns. A thorough analysis of these and other factors in relation to
the most desirable pattern must be made.
To provide a straight-line route from each home to each place of
work, shopping or entertainment is, of course, not feasible. However,
by studying the land use patterns of the Euless area in relation to the
desired lines of travel, a satisfactory practical system of circulatory
thoroughfares can be achieved. The design of streets and highways is
a highly developed art and science and the planner must bear in mind
the basic factors of traffic generation and concentrated destination areas.
The fifth objective outlined herein is the most essential in the
concept of modern urban community development. Theoretically, the
function of the residential street is the opposite to that of the thorough-
fare.
56
Too often, street layouts in urban communities are based upon con-
venience to the motorist with little consideration to other members of
society or to the amenities of the residential areas of the community.
The preservation of quiet, peaceful and desirable neighborhood environ-
ment for wholesome urban living has developed the concept that residen-
tial streets should be devoid of fast, through traffic., the heavier loads
being routed over fewer streets of more functional design. This is being
achieved by designing subdivisions with long, curvilinear block patterns,
thus eliminating many cross streets, avoiding excessive pavement
widths within the subdivisions and establishing a circulatory system
using three basic types of. streets. These three types of streets are
discussed in detail in the following paragraphs.
TYPES OF STREETS
The required circulatory system for any urban community is
divided into three major classifications of streets. Any traffic carrier
should function in one of these categories
Major Thoroughfares
Major thoroughfares include freeways, expressways and major
through streets. The principal characteristics of these streets include
relatively continuous straight alignment; two, and preferably four,
divided moving traffic lanes; controlled access with all cross traffic
handled by either grade separations, signals or other traffic control
devices➢ restricted parallel parking; prohibited diagonal parking; and
permanent pavement designed to withstand heavy traffic loads and con-
centrated traffic flow.
Collector Streets
Collector streets are not usually as continuous in length, as
straight in alignment, or as wide in pavement or right-of-way as major
thoroughfares and highways and are located internally or are designed
to connect two or more neighborhoods.
57
These streets serve to collect traffic from the neighborhoods and dis-
tribute it to the major traffic arteries. Collector streets generally
have two traffic lanes and, as a. rule, parallel parking is permitted at
the curbs. Collector streets should be so planned as to prevent them
from being utilized as major through streets. This can be accomplished
by varying the alignment, limiting permissable speed and using traffic
control. devices. Within a concentrated business district, streets not
used. for through traffic should be similar in. design to collector streets.
Residential Streets
The general objectives of residential. street design were discussed
in a previous paragraph. These streets serve as access ways from
residences to collector streets. If subdivisions are developed with such
a view, desirable and peaceful neighborhoods can be developed and main-
tained.
An ideal neighborhood unit concept, utilizing the street layout
system according to proper street functions related here, is shown on
Plate 10. The various elements of the neighborhood concept were dis -
cussed earlier in this Plan under Land Use. This concept envisions no
residences facing the major thoroughfares. Protective planting is shown
on expressways or freeway type facilities to reduce noise from heavy
traffic and to provide for the privacy of individual abutting residences.
Consolidation of commercial land uses at the intersections of major
thoroughfares eliminates high concentrations of traffic within neighbor-
hoods, Collector streets intersect major streets at intermediate points,
reducing major intersection congestion and crossing hazards.
EXISTING STREET AND HIGHWAY LAYOUT
In the first chapter of this City Plan. Report, in the discussion of
the Euless growth history, it was pointed out that the village grew up
alongside State Highway 183. Later development has seen the village
expand toward the south and north along Main Street and its north exten-
sion, Euless -Grapevine Road. Still later development has occurred
along F. M. Highway 157, both to the south and to the north of State
Highway 183.
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M A J 0 R THOROUGHFARES
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qw-w w COLLECTOR STREET
0000 LOCAL STREET
C 0 M M E R C I A L
PLATE 10
59
The major latter-day development has been in the nature of residential
subdivisions near these three princi.pa.l thoroughfares, these subdivisions
being more or less scattered and unrelated insofa.r as a, definite street
pattern is concerned. A review of the planning area base map reveals
very clearly that: there is no established pattern other than the present
County roads', State Highway 183, whose axis is east and west through
the center of the present developed area of Euless; F. M. Highway 157
north and south; and the above -mentioned Main Street - Euless -Grape-
vine Road. Pipe Line Road extends east and west and is a. principal
connection between Euless and Hurst, State Highway 183 is the primary
connection. between the two m,-micipalit.ies and serves as the major access
route between these municipalities and Dallas and Fort Worth. The
Bedford -Euless Road paralleling Pipe Line Road to the north is the second
most important east -west tborougbfare which connects Euless with the
Bedford -Hurst urban. communities. Most of the streets and County roads
other than State Highway 183 are narrow in both right-of-way and pave-
ment. Many of the recently constructed streets in the various residential
subdivisions are of adequate pavement types. However, many of these
streets will not fit into the overall scheme of the major thoroughfare
and highway system, except for short distances. Some of them will be
utilized as segments of collector streets in the overall circulatory
system.
The pattern of residential streets does not indicate that there has
been adequate control of the overall planning of. the Euless developed
area. There seems to be no continuity in the street system, although
the general. site layouts of individual subdivisions possess many features
of good, modern residential subdivision design. Moreover, the resi-
dential areas that have been developed have made no provisions for
major thoroughfare extensions that would adequately serve the overall
circulation needs of the Euless area. or connect properly with other
major streets of the various municipalities between Dallas and Fort
Wo rth,
Right -of --Way Widths and Roadway Improvements
Existing right-of-way widths on present City streets and on County
roads will effectively limit the number of moving traffic: lanes that can
be provided along any given route, It is extremely difficult to widen an
existing facility, particularly in an area that has been structurally
developed. Most rights -of -way of County roads which a number of the
proposed thoroughfares will traverse are narrow in rights -of -way,
ranging between 40 and 50 feet in width.
Is
It is important, then, that adequate right-of-way be acquired in vacant
or sparsely developed areas well in. advance of the actual needs. Most
of the City streets are of 50-foot: width in right-of-wav and, of course,
have lesser widths of pavement. Most of the street cross -sections are
of the "country" type, that is, road surfacing with side ditches for
drainage. Curb and gutter exists principally in the newly developed,
scattered residential subdivisions. The State and Federal. highways
have the better type of pavement and are wider in paved surface and
right- of -way.
Major Traffic Routings
By far the heaviest traffic volumes are through Euless over State
Highway 183. This facility has been recently improved by the Texas
Highway Department both in surfacing and in channelization of traffic
through the provision of a median strip with left -turn lanes at major
road and street intersections. The next heaviest east west traffic flow
is over Pipe Line Road, which extends between Euless and Hurst and
continues westward to a connection with Highway 121 through North
Richland Hills. Lesser amounts of traffic are noticeable over the
Bedford -Euless Road, also an east -west connection between Euless and
Bedford and Hurst and on westward to North Richland Hills.
The major north -south traffic routing is over F. M. Highway 157
and the Main Street - Euless -Grapevine Road, both of which. extend
north and south through the developed Euless area.. F. M. Highway 157
is, of course, the major connection between Euless and Arlington to the
south and Grapevine. State Highway 360, a. newly developed expressway
type facility which extends southward from State Highway 183 along the
west property line of Amon Carter Field, is the principal connection
between the Euless area and the Great Southwest Corporation industrial
complex and the General Motors Plant in Arlington, and the aircraft
industries in Grand Prairie. All of these facilities are of great im-
portance in the consideration of a circulatory system for the future.
Several basic factors are of primary consideration in the pro-
vision of a. major thoroughfare and highway system for Euless, and
these are as follows:
1. Establishment of administrative procedures and respon-
sibilities to assure safe and. efficient use of existing streets and County
roads in the area�
61
Z. Adoption of adequate standards of service for respective
streets in the system, such standards to govern the selection of design
details for the various elements of each street;
3. Provision of traffic control. devices as may be required
within each street in the network to assure maximum efficiency of
operation and maximum. safety for the motoring public;
4. Assurance of effective service to the various land uses
to provide for orderly community development, properly classifying
streets as to type and function, with each type of street in the system
to serve through traffic movement or access to varying but distinct
degrees.
PROPOSED MAJOR THOROUGHFARE AND HIGHWAY SYSTEM
The recommended major thoroughfare and highway system for
Euless is exhibited on Plate 11. The proposed system is composed of
six major east -west thoroughfares which traverse, in the main, State
highways and present County roads. For the most part, collector
streets are provided at intermediate distances between these principal
east -west thoroughfares. All of the east -west thoroughfares proposed
connect with those which have been projected in the Comprehensive
Plan for Hurst as recently prepared by the consultants. The system is
composed also of seven north -south major thoroughfares and, likewise,
these principal. thoroughfares traverse present highways and County
roads and, in some instances, are routed over segments of present City
streets. In a similar manner, as in the case of east -west thoroughfares,
collector streets extend for shorter distances and over less straight
alignments at intermediate distances between the major thoroughfares.
The major thoroughfare plan indicates the present rights -of -way
of highways and streets that are adequate in width and as proposed.
Inadequate rights -of -way are shown by a separate symbol. Grade
separations indicated are principally underpasses or overpasses at
major thoroughfare intersections with the proposed new expressway
type highways and C. R. 1. & P. Railroad. To be noted on the plan are
the designated right-of-way widths for each of :the major and collector
streets, together with a notation as to the particular roadway design
section that is recommended for each facility.
IV
EXISTING PROPOSEDW
ADEQUATE R.O.W. 00000
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NOTE: SECTION NUMBERS REFER TO RECOMMENDED
STREET CROSS SECTIONS.
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CALDWELL AND CALDWELL
P L A H N E R S H 0 U S T O N T Y L E R
WISIN BAKER, FIX AND ASSOC
C 0 N S U L T I H G E N G I N E E R S
THE COMPREHENSIVE CITY PLAN
MAJOR THOROUGHFARES
EULESS, TEXAS
PLATE 11
63
Proposed Street Cross -Sections
Plate 12 indicates the recommended design cross -sections for each
type of street proposed on the major thoroughfare and circulatory system
plan. Adequate design standards must be adopted for the roadway ele-
ments of each of the street types which will provide the intended level of
service in terms of capacity, operating speed and safety. These design
standards wi.11 produce necessary controls for the orderly development
of streets in new areas and provide the basis for a coordinated program
of upgrading certain existing streets and County roads which are now
substandard. Table 10 is a quick reference for cross-section design
standards for each of the streets proposed in the major street system
and, when correlated with Plates 11 and 12, will serve as a guide for
progressive development of the major thoroughfare system as proposed
for development over the future years of Euless's urban development.
Generally, under normal operating conditions, a major street
with two moving lanes and restricted parking at the curbs will handle
approximately 7, 500 vehicles in an average 24-hour period, with a
corresponding two-way peak hour volume of 750 vehicles. If volumes
are in excess of these amounts, provision should be made for a wider
facility. In Euless, other than on State Highways 183 and 360, present
and expected volumes of traffic are not sufficient to warrant more than
four moving traffic lanes. Pipe Line Road, as it extends through the
Hurst area, has in excess of 3, 500 cars per 24-hour period, which is
a traffic load of about one -fifth the maximum capacity of the proposed
four -lane pavement width without parking accommodations.
Streets comprising the major thoroughfare and highway system
should have a minimum of two moving lanes at Least 11 feet wide, but
preferably 12 feet in width. if parking is allowed at the curbs an additional
lane of 8 feet, and preferably 10 feet, is required on each side for parallel
parking only, making the total pavement width 36 feet minimum, but
preferably 44 feet. This Latter width will ultimately permit four moving
lanes of 11 feet each with no parking provisions. This type street can be
easily developed in a 60-foot right-of-way through already developed land
areas, but can be constructed in a 50-foot right. -of -way in extreme cases
where widening is impossible or prohibitive.
The design of streets in residential areas is opposite to that of major
thoroughfares or collector streets from the standpoint of pavement width,
thickness of pavement and right-of-way requirements. A pavement width
of 30 feet, face-to-face of curbs, is satisfactory and will provide two 9-foot
parallel parking lanes and one 12-foot moving traffic .lane. A residential
street with a pavement width of 30 feet and curvilinear alignment will suc-
cessfully protect an area from fast, heavy traffic and, at the same time,
will provide adequate circulation for the local traffic for which it is intended.
RECOMMENDED STREET CROSS - SECTIONS
I COLLECTOR STREET
:0'R/Y! `I
2 LOCAL BUSINESS STREET
® 4 4
3 MAJOR
BUSINESS
STREET
4 MAJOR STREET
5 MAJOR STREET
6 BASIC RESIDENTIAL STREET
8 0' R/W
100' R/W
2 MOVING LANES
2 PARKING LANES
4 MOVING LANES
4 MOVING LANES
2 PARKING LANES
4 MOVING LANES
6 MOVING LANES
2 PARKING LANES
I MOVING LANES
Gil
PROPOSED CROSS -SECTIONS FOR MAJOR THOROUGHFARES
AND COLLECTOR STREETS
Major Thoroughfares
Collector Streets
Highways
State Highway 183
Proposed State Highway Spur 350
Proposed State Highway 121
State Highway 360 - Harwood -
Old Dallas Road
F. M. Highway 157
Main St. - Euless -Grapevine Rd.
Trigg -Euless Road
Martin Schmaltz Road
Bedford -Arlington Road
Keller Drive
Carbon Road
Cheek Sparger Estelle Road
Greenglade Rd. - Old Dallas
Harwood Road
Pipe Line Road
Jackson Road
Maxon- Cummi.ngs Rd. (C)
Cummings Rd. (C) (East of
Jackson Rd.)
Bedford -Euless - Midway Rd. (C)
Schumac Lane - Toplea (C)
Bluebonnet (C)
Hurst -Pipe Line Road (C)
Simmons-Ector (C)
All other collector streets
Recommended
Right -of -Way Traffic Lanes Section*
150,
4 ML (NP)
THD
350'
4 ML (NP)
THD
350'
4 ML (NP)
THD
200' min.
4 ML (NP)
THD
100,
4 ML (NP)
THD
100'
4 ML (NP)
4
60,
4 ML (NP)
2
100,
4 ML (NP)
4
100,
4 ML (NP)
4
100,
4 ML (NP)
4
100!
4 ML (NP)
4
100,
4 ML (NP)
4
100`
4 ML (NP)
4
100,
4 ML (NP)
4
60,
4 ML (NP)
2
100,
4 ML
4
60,
2 ML
2
60,
2 ML
2
60,
2 ML
2
60,
2 ML
2
60,
2 ML
2
60,
2 ML
2
60E
2 .ML
2
60,
2 ML
2
'Cross -section type number correlated with Plate .12.
ML Moving lanes of traffic
(NP) No parking to be allowed along curb
THD Texas Highway Department design
(C) Collector Street
N. N.
Regional Highway System
Plate 13 is included in this Plan report to show the relationship of
the Euless -Hurst urban community to the major highway system that now
exists in the Fort Worth area in addition to those proposed, now under
construction, or in the planning stage. With the completion of 1-820
which extends through the westernmost portion of Hurst and encircles
the City of Fort Worth; the relocation of State Highway 121 and Spur
Highway 350 into the center of Euless and to a connection with the
present State Highway 183; in addition to the present State Highway 183,
the Fort Worth -Dallas Turnpike, and State Highway 360, Euless will
ultimately be provided with adequate highway connections to the Fort
Worth metropolitan area and the remainder of North Texas and Oklahoma.
Ultimate development of these highways will certainly have a stimulating
effect toward progressive urban development in the Euless urban plan-
ning area. These highways are discussed in the following paragraphs.
State Highway 183: State Highway 183 will continue to be a prin-
cipal and most direct means of access for local traffic between the
cities of Fort. Worth and Dallas and will continue to carry heavy traffic
volumes. It is fortunate for Euless that recent improvements to this
road have facilitated the movement of increasingly heavier traffic flows -
such improvements have certainly minimized congestion along each side
of the highway through Euless. Even greater relief of the heavy east --
west traffic over this highway will be forthcoming with the construction
of the proposed expressway type highway 121 and its connecting Spur
350 to intersect State Highway 183 near Main Street. East of the inter-
section of Highway 183 with State Highway intersection, a. slight reloca-
tion and lowering of the highway by the Texas Highway Department to
permit extensions of the north - south and northwest - southwest Amon
Carter Airport runways some 2, 000 geet toward the north. Proper
traffic controls and grade separations at the points of intersection of
future major thoroughfares and this highway will be essential to provide
safety for local traffic crossing the highway.
Interstate 820 - Relocated Highway 121- The most vital future
highway for access and direct relationship of the Euless -Hurst area
to metropolitan Fort Worth is the proposed 1-820 from which will branch
the relocation of State Highway 121. 1t is expected that this latter high-
way will be developed to expressway standards and, by having a definite
plan for major thoroughfares in the north -south direction, Euless can
have properly designed interchanges provided by the State Highway
Department at the points of intersection of the principal north -south
thoroughfares.
WISE CDUNT Y D ENTON coumrY
I 1 ---r_ L-"!RI[z;E;R 01R
P + Freeways, existing
and under construction
0o Proposed Freeways
a
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CANTERLI
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P L A N N E A 5 N 0 V 5 T 0 M T Y L E P
WISINBAKIR, fIX AND ASSOC.
C 0 H S U LT I N6 EN6INE ERS
THE COMPREHENSIVE CITY PLAN
HIGHWAY SYSTEM - FT. WORTH AREA
EULESS, TEXAS
PLATE 13
It is extremely necessary that the City of Euless crystallize its major
thoroughfare plan and obtain the general approval of the same by the
Texas Highway Department so that these interchanges may be assured
for the future. The development of this loop highway and branching
Highway 121 will provide the Euless - Hurst area with the access that
has long been needed for better connections to the major employment
centers in Fort Worth.
Proposed State Highway 121 Relocation: The Texas Highway
Department is now in the planning stage of relocating State Highway 121,
the proposed alignment of which is shown on Plate 11 as traversing the
present Bedford -Euless Road to a point approximately a half -mile east
of Bedford -Arlington Road. From this point it is proposed that the
route will angle off to the northeast to a connection with State Highway
114 and other highways east of Grapevine. A right-of-way of 350 feet
is proposed for this new facility in which there will be constructed an
expressway type roadway with interchanges and grade separations at
projected major urban thoroughfares. Here again, it is imperative
that Euless work closely with the Texas Highway Department to reach
agreement on proper integration of the urban thoroughfare system and
the proposed highway facility.
Proposed State Highway Spur 350: As a continuing facility and to
provide a connection between the relocated State Highway 121 and State
Highway 183 in Euless, an expressway Spur is proposed between the
above mentioned angle point to an intersection with State 183 at or just
west of the intersection of Main Street with State Highway 183. Such a
facility will require an interchange or grade separation with F. M.
Road 157 and certainly adequate traffic control facilities at its inter-
section with State Highway 183 and Main Street.
F. M. Highway 157e This State highway has recently been im-
proved and is a facility that directly connects the Euless -Hurst area
and the Arlington industrial centers of employment in which many
present and future residents of Euless will be employed. Access to this
highway, which is a north -south facility, is now over State Highway 183.,
Pipe Line Road; Greenglade Road; Cheek Sparger Road and Carbon Road
and, in the future, the proposed State Highway 121 and Spur 350.
State Highway 360: State Highway 360, which is an expressway
type facility, is available to the Euless area for access to the east
Arlington industrial plants, particularly the Great Southwest Corpora-
tion industrial area in northeast Arlington, the General Motors Plant in
east Arlington and the aircraft industries in Grand Prairie.
Access to this highway will be over Pipe Line Road, Spur 350 and State
Highway 183. This highway also provides the Arlington and Grand
Prairie area with a connection to Amon Carter Field.
East-West Major Thoroughfares
In addition to State Highway 183, the Euless major thoroughfare
plan indicates five major east -west thoroughfares, all of which will.
extend over present. County roads at least for major distances with
some extensions through presently undeveloped areas.
K. House - Anderson Road: The southernmost east -west thorough-
fare proposed in the Euless Plan is the K. House - Anderson Road which
will traverse parts of the present County road. It will extend between
F. M. Highway 157 and the southern extension of Keller Drive.
Pipe Line Road: This facility will be one of the principal links
between Euless and Hurst. Improvements are now being made to the
road as it extends through the Hurst Community. It also will be the
principal access route for an expected industrial area in the southern
part of the Euless Community. It will extend eastward to a connection
with State Highway 360 and will be an accessway to Amon Carter Field.
This facility is recommended as a Section 2 type cross-section in a
60vfoot right-of-way. Present width of Pipe Line Road is approximately
50 feet and it will., of course, require widening to 60 feet.
Greenglade (Old Dallas -Harwood) Road. Proposed as a 100-foot
right-of-way Section 4 type improvement is the Greenglade, sometimes
called Old Dallas -Harwood, Road which will also be a valuable east -west
connection between Euless, Bedford and Hurst and thence to an ultimate
intersection with the proposed relocated State Highway 121. This
facility will traverse, for the most part, the present right-of-way which
will necessarily require widening.
Cheek Sparger - Estelle Road: This future facility is proposed as
a 100-foot right of way Section 4 type improvement. It will connect the
east Euless area with Bedford and the proposed State Highway 121, at
which intersection a. future interchange is proposed.
70
Carbon Road: This facility will be the approximate north limits
of the future Euless planning area. It will extend across the entire
north area of Euless connecting north Euless with the Cities of Smith-
field, Colleyvil.le, and Bedford. It is projected to traverse present
County road right-of-way which should be widened to 100 feet to permit
the development of a Section 4 type roadway.
North -South Major Thoroughfares
In addition to State Highway 360 and F. M. Highway 157 which have
been previously discussed under State and Federal Highways, there are
proposed six major north -south thoroughfares, all of which will extend
over parts of present County roads and over some segments of existing
Euless streets.
Trigg -Euless Road: This is the easternmost north -south thorough-
fare proposed on the major thoroughfare plan. It is recommended that it
be developed as a Section 4 100-foot right-of-way facility. The Amon
Carter Field north -south runways extensions north of State Highway 183,
will govern the southern alignment and point of intersection of this street
with Highway 183.
Jackson Road. This street begins at Highway 183 and should have
an eventual connection with the proposed State Highway 121 north of
Euless. It is proposed as a Section 4 type roadway facility in a 100
foot. right -of -way.
Main Street - Eu.l.ess -Grapevine Road: One of the principal north --
south major thoroughfares traversing the present developed part of
Euless is the present Main Street. It is proposed to extend over the
present Euless Grapevine Road to a possible north connection with
proposed relocated State Highway 121. It is recommended as a 60-foot
right-of-way Section 2 type improvement between Pipe Line Road and
Greenglade Road. South of Pipe Line Road it is proposed that it be
widened to 100 feet of right-of-way with a Section 4 improvement. The
portion north. of Greenglade Road is also recommended for 100 feet of
right-of-way and Section 4 type roadway improvement.
F. M. Highway 157. Although this facility was previously dis-
cussed under the regional highway system, it is again stated here that
it will continue to be one of the principal north -south major thoroughfares.
71
It is recommended that the facility ultimately be improved to urban
standards wherein the side ditches would be eliminated and curb and
gutter installed on a Type 4 cross-section in a 100-foot right-of-way.
This facility will be the principal. connection between the central portion
of Arlington, Euless and Grapevine.
Martin Schmaltz Road; This facility would extend over part of the
Martin Schmaltz Road and southward on a. fairly straight alignment to the
K. House - Anderson Road. It is proposed as a 100-foot right-of-way
facility with. a Section 4 type roadway improvement.
Bedford -Arlington Road. This road will be another principal con-
nection between the probable industrial area to the south of State Highway
183 and southward to central Arlington and will also connect Euless with
the relocated State Highway 121 to the north. It is proposed as a 100
foot right-of-way Section 4 type facility. Grade separations are pro-
posed on this facility at its intersection with the C. R. I. & P. Railroad
and proposed State Highway 121.
Keller Drive. Keller Drive is the westernmost north -south major
thoroughfare proposed on the Plan. It would connect the east -west K.
House - Anderson Road with the western developed area of Euless, to
an eventual connection with the proposed relocated State Highway 121.
It is proposed as a 100-foot right-of-way Section 4 type roadway improve-
ment. A grade separation or interchange will be required at its inter-
section with Proposed State Highway 121.
Brown Trail: Although this major street is in Hurst, it is indi-
cated on the Euless thoroughfare plan to show how it would be integrated
into the Euless circulatory system since it is the easternmost Hurst
thoroughfare. Due to the present development on each side of its right--
of-way, it will of necessity have to be confined to a 60®foot right-of-way
with Section 2 roadway.
Collector Streets
The major thoroughfare plan exhibited on Plate 11 indicates a total
of seven north -south collector streets located at intermediate distances
between the major north -south thoroughfares. In an east -west direction,
the plan indicates a need for five collector streets.
72
The northernmost east -west collector street would be located
between Carbon Road and Cheek Sparger - Estelle Road. Its right-of--
way should be 60 feet wide with Section 2 roadway.
The second east -west collector street would extend over portions
of Cummings Road and a connection to Maxon Road and thence to a
southwesterly intersection with Keller Drive and Greenglade Road.
This facility is proposed as a 60-foot right-of-way with a Section 2 type
roadway.
Another collector street routed east and west but at an intermediate
point between the Greenglade Road and the Bedford - Euless Road would
traverse part of the old Bedford - Euless County Road right-of-way and
would connect with the present Midway Street. Its total route would con-
nect with the proposed Highway 121 on the west. It would have an east
extension beyond Jackson Road. It should have 60 feet of right-of-way
with Section 2 type roadway.
Another east -west collector street is proposed between the
proposed Highway 121 and Pipe Line Road to traverse parts of Schumac
Lane to a connection with Toplea Street. It would extend between F. M.
Highway 157 and Keller Drive. It is also recommended as a 60-foot
right-of-way Section 2 type roadway.
Two short east -west collector streets are recommended to connect
several major streets between Pipe Line Road and K. House - Anderson
Road. One of these, extending between Brown Trail and Highway 183,
will follow Bluebonnet Road. The other to the present Hurst - Pipe Line
Road and is located between K. House - Anderson Road and State High-
way 183. Both these secondary major streets should be Section 2 road-
way types in 60 feet of right-of-way.
The principal north -south collector streets are similarly recom-
mended as 60-foot. right-of-way, Section 2 type roadway trafficways.
As in the instance of east -west collector streets, they are located, for
the most part, equidistant between the major north -south thoroughfares.
The westernmost collector street is a very short one and would
extend between Pipe Line Road and Highway 183 between Keller Drive
and Bedford - Arlington Road.
Between Martin Schmaltz Road and Bedford - Arlington Road, the
Plan indicates a collector street that would extend from State Highway
183 north to connect with proposed State Highway 121.
73
Between F. M. Highway 157 and Martin Schmaltz Road there is
proposed a collector street which will extend in a northeasterly direction
for Martin Schmaltz Road about one-half mile to Pipe Line Road then
meandering north to a connection with proposed State Highway 121.
Midway between F. M. Highway 157 and Main Street extending north from
Pipe Line Road across Highway Spur 350 and over present. Simmons and
Ector Streets is a suggested. collector street through the heart of present
Euless.
Another north -south collector street proposed on the Plan would be
located between Main Street and Jackson Road. It would follow Dickey
Street on the south and would connect with the present Fuller Wiser Road,
and would extend from Pipe Line Road north to Carbon Road.
Two other north -south collector streets are proposed to serve northeast
Euless, one between Jackson Road and Trigg - Euless Toad and the other
about one-half mile east of Trigg Road between Trigg and the Dallas -
Tarrant County Line.
Many of the streets, major thoroughfares and collector streets
are shown as extending through presently undeveloped land. It is very
important that the City of Euless consider official. adoption of this Major
Thoroughfare Plan so that it will be pos sibl.e to have rights -of -way for
these important facil.ities dedicated to public: use by land developers as
plats are presented to the Planning Commission for approval. This can
be accomplished through adequate enforcement of the recommended sub-
division rules and regulations. By having the plan to refer to in advance
of development, future subdividers may be made aware of the necessity
for extension of the major streets as proposed and for continuity of
adequate extensions so that an orderly and adequate circulatory system
may be achieved throughout the coming years. The routings through
vacant land areas as shown on the Plan are relative, the exact locations
to be dependent upon the designs submitted by the future land developers.
TRAFFIC CONTROL
Maximum efficiency and safety in the use of existing streets can
be achieved through the installation of modern traffic control devices.
Some of these controls are as follows:
1. Traffic signals properly located and timed in accordance
with varying traffic demands to assure continuous safe and efficient
traffic flow;
74
2. Parking regulations to prohibit or limit parking in
specified areas of congestion, either all day or at peak hours;
3. Parking regulations to prohibit diagonal parking on
major thoroughfares and in business areas;
4. Redesign of critical. intersections with provisions for
channelization and additional traffic lanes to assure that intersections
capacities are at least equal to the capacities of the arteries between
the intersections. Plate 14 indicates typical channelization for left
turns and typical pavement transition details.
Detailed traffic studies by competent traffic consultants should
be made at such times as future traffic demands ,justify special con-
sideration and attention. On designated highway routes the City will
find the Texas Highway Department cooperative in assisting in the
design of intersections where special channelization and traffic control
is necessary. The City will, of course, assume the responsibility of
provision of adequate traffic controls at intersections of major thorough-
fares that do not follow designated highway routings.
ACHIEVEMENT OF THE THOROUGHFARE PLAN
For the successful achievement of the proposed Major Thorough-
fare and Highway Plan, it will be necessary that the City of Euless
obtain a general agreement on the basic recommendations by all the
public agencies concerned. The various political units involved in the
development of the overall Plan are, besides the City of Euless itself,
the City of Bedford, the City of Hurst., the City of Arlington, Tarrant
County and the Texas Highway Department. Every effort must be made
to utilize the existing facilities to their maximum capacity and efficiency.
The design standards to be followed in planning the major thorough-
fare and highway system for Euless must be adjusted to existing con-
ditions and practical economic considerations in the presently developed
areas. By following the Plan and by using subdivision regulations to their
maximum efficiency, sufficient right-of-way can be obtained in outlying
areas that are now undeveloped. This will permit the orderly development
of the major thoroughfare system of the highest standards requiring rights --
of -way to be dedicated at the time the areas are being subdivided. By
having a planned major thoroughfare system in advance of development in
outlying areas, it will. be possible to coordinate and integrate the system
with future State and Federal highwayprojects throughout the planning area.
75
TYPICAL TRANSITION DETAILS
I
Iso• Iso•
I
Too, I '( 170• .
A O.W. LINE `�,
I ~
W
.... .. in' MIN
I
TRAFFIC CHANNELIZATION
to, TO 100, RIGHT • OF • WAY TRANSITION
E-fl COMMERCIAL
R, 0. W. LIXE
I I
� I
r
I IIr 11 II��I IIj—l�,II r___—_
�--.—J �.l L—!� AFAATMEOS IOF IUSA` I i LJ
I
M[ff, ICN00L OP
t
AAU
Nele: Id' PnTlnt She Uld 8e EStended To Intersection II Non
Resi denllSl Use Tor■Inntes L.
IS Thnn 300, Frd® Inter
set Ilan AS Shorn le Black O
30' TO dd' PAYING TRANSITION
PLATE 14
Storm Drainage
0
STORM DRAINAGE
PURPOSE OF DRAINAGE PLAN
Prevention of future flood damage within the areas to be developed
as a present or future part of the City of Euless is a problem whose
solution is vital. to the future growth and development of the City. There-
fore it is necessary to plan in advance what flood prevention structures
will be needed after the development has been done so adequate pro-
visions can be made in the planning of new developments to allow for the
construction of such flood prevention structures when they become
necessary. It is also desirable and economical to know in advance of
bridge construction the size of future drainage channel to be constructed
to avoid having to remove existing bridges and rebuild adequate bridges
at a later date.
WATERSHEDS
The planning area for Euless lies within the watershed of the West
Fork of the Trinity River as Euless is located a short distance to the
north of the river. The various watersheds within the planning area are
indicated on Plate 15. Most of the area within the present City Limits
is drained by four relatively small creeks which all drain to the south.
The drainage problems within these four watersheds are relatively
minor.
The westernmost watershed is shown on Plate 15 as watershed
"C". The creek is known as Sulphur Branch and includes the main
stream and one tributary. The main stream has a total watershed of
2, 400 acres or 3. 75 square miles. Of this 2, .114 acres are in Bedford
and only 286 acres are actually within Euless. The tributary joins the
main stream below Euless. It has a total watershed of 411 acres of
which 204 acres are in Bedford and 207 acres are in Euless.
The next stream is known as Hurricane Creek and is identified on
Plate 1.5 as watershed I'D". It has several tributaries which join the
main stream within Euless City Limits. The total watershed of this
stream is 3, 020 acres or 4.72 square miles. Of this, 1, 646 acres, or
a little more than one half, are in Bedford and 1, 374 acres are inEul.ess.
LEGEND:
240' Top Width of Proposed Channel
Creek Channels to be Paved
Divide Between Creek Watersheds
---- Divide Between Sub -Watersheds
A-9 Watershed Number
N 0 A T II
o Iaoo' Toao'
CALDWELL AND CALDWELL
P L A N H E N 5 H 0 U 5 T 0 N T Y L E N
WISENBAKER, FIX AND ASSOC
C 0 N S U L T I N G E N G I N E E R S
THE COMPREHENSIVE CITY PLAN
STORM DRAINAGE PLAN
EULESS, TEXAS
PLATE 15
The next watershed is identified on Plate 1.5 as watershed "E".
This watershed contains 1, 050 acres or 1. 64 square miles. It is
almost wholly within Euless. The fourth, or easternmost watershed
draining to the south, is identified on Plate 15 as watershed 'IF". It
contains 461 acres or 0. 72 square miles, all of which is within the
Euless planning area.
While the drainage problems within these four watersheds are
relatively minor, there will be major drainage problems in developing
certain areas in the north and eastern parts of the Euless planning area.
This area is drained by Big Bear Creek, a very large creek, and its
tributaries. One of these tributaries, Little Bear Creek, is quite large
in itself. At Highway 183, Big Bear Creek has a total watershed of
49, 700 acres or 77. 66 square miles. Only a small part of this water-
shed is within the Euless planning area as the watershed is more than
20 miles long. It extends west of. Keller. The creek heads on Blue
Mound on the Fort Worth - Haslet Highway. An extremely large
channel will be required for Big Bear Creek to prevent flooding of the
surrounding area.
The watershed of one tributary to Big Bear Creek lies wholly
within the Euless planning area. This creek flows from west to east
north of and approximately parallel to Highway 183. Its watershed has
been designated on Plate 15 as watershed ''A''. Its watershed contains
1, 660 acres or 2. 59 square miles. This small watershed does not
contain any major problems.
North of this stream is Little Bear Creek whose watershed has
been identified on Plate 15 as the "LBI' watershed. Little Bear Creek
has a watershed of 14, 400 acres or 22. 50 square miles. The water-
shed is about 11. 4 miles long as this stream heads ,just east of U. S.
Highway 377 between Watuga and Keller. Of the total watershed, only
about 1, 500 acres are within the Euless planning area.
STORM SEWERS AND CHANNELS
Some means has to be provided to carry off storm runoff flows
without flooding. In general, lots and other small areas are drained
into streets. The streets are sometimes drained directly into water-
courses or streams. On many streets, the amount of water collecting
within a street is greater than the amount of water that can flow in the
street without flooding it.
79
In these cases, it is necessary to provide some means of carrying the
excess flow. This usually consists of storm sewer pipe or an open
drainage channel. It is difficult to maintain small earthen channels as
they tend to become choked with weeds. They soon develop small,
stagnant pools and usually will soon create a mosquito hazard unless
they are paved. We recommend that all open drainage channels in
Euless be paved to prevent these problems. Small channels should be
paved as the surrounding areas are developed and large channels should
be paved whenever the surrounding development makes the paving
economically feasible.
We strongly recommend that the City of Euless and its Planning
Commission adopt standard rules for the construction of storm sewer
within areas of new development to prevent local flooding problems. The
City of Fort Worth requires all new subdivisions to be equipped with
complete storm sewers and drainage channels. The cost of all storm
sewer pipes 36 inches in size and less is paid for completely by the
developer of the land. Fort Worth participates in the cost of all
drainage channels and all storm sewer pipe larger than 36 inch, with
the developer paying a sum equal to the cost of 36 inch pipe and the
City paying all additional costs. It is suggested that the City of. Euless
adopt a similar policy to avoid flooding problems from inadequate
drainage facilities.
If such a policy is adopted, it will be necessary to know in advance
of approving of any subdivision plats where open channels will be re-
quired so that the proper easements can be provided in the original
plans. The choice between installing a storm sewer pipe and construct-
ing paved open channel is a matter of economics of construction and land
costs. The City of Fort Worth has adopted the policy of requiring that
any open channel be at least 7 feet deep, 4 feet wide at the bottom, with
2:1 side slopes, and with the bottom and sides paved to the calculated
depth of the flow corresponding to a 25-year frequency flood. The min-
imum depth of 7 feet may not be essential in all channels, but we con-
sider it advisable. Floods of larger frequency than 25 years will result
in greater depths of flow. It is usually impossible to predict with
accuracy the depth of storm sewer pipes draining into a channel and it
is necessary to construct the channels with sufficient depth that the storm
sewers can discharge into the channel.
The minimum size channel. acceptable has a top width of 32 feet.
The City of Fort Worth requires developers to provide channel ease-
ments at least 20 feet wider than any open channel.. Five feet of this
width is reserved on one side of the channel for working room for
maintainence purposes while a minimum of 1.5 feet is reserved on the
other side of the channel for access and mainta.inence purposes. In
line with this policy for the major city in this area, we recommend that
the City of Euless adopt a. policy of requiring easements at least 20 feet
wider than the width of the top of the channel but not less than 60 feet
wide for any channel.
-9
Since the channels require very wide easements, not only con-
struction costs but also land costs must be considered in the economic
study of whether to install a pipe or an open channel. Because these
land costs vary, no hard and fast rule can be given for the maximum
size storm sewer pipe that is economical. Generally speaking, even on
fairly lost cost land, a 42 inch storm sewer pipe will be cheaper than
an open channel. Generally, even on high cost land, a 60 inch pipe
will be more expensive than an open channel. Only in the cases where
the flows require 48 or 54 inch pipe will there be much question about
whether a pipe should be installed or an open channel constructed.
FLOOD PEAKS
It will be necessary to know before approving of a plat for land
subdivisions whether an open channel will be required across the land
being subdivided, and if so, the width of easement required for the
channel. For this purpose, this plan has included a study of the storm
flows within the planning area of Euless. We have used the topographic
maps quadrangles prepared by the United States Geological Survey to
determine the area, length, and general slope of each watershed and
sub -watershed within the planning area. This, as previously mentioned,
are shown on Plate 15. From these data so obtained, we have calculated
the size of flood peaks to be carried by all open storm drainage channels.
To be able to make these calculations, it was necessary to make
certain assumptions. The drainage structure design standards of the
City of Fort Worth require that design for flows in streets and storm
sewers be made for 5-year frequency floods but that open channels be
designed for 25-year frequency floods. We recommend that Euless
adopt a similar policy, so we have calculated the 25 year frequency
floods. As areas are developed, the intensity of flood peaks will. in-
crease considerably. Much of rain falling on grass or farmland will
soak into the ground and only a relatively small portion of the water
will run off to the creek.. Almost all of the rainfall falling on roofs,
paved streets, parking lots, and driveways will run off so the amount
of runoff will increase considerably as the area develops with buildings
and pavement. The rate of runoff through a windy, brushy, natural
creek channel. is relatively slow. Providing straight, clean, even --
grade, man-made channels will increase the speed of runoff tremen-
dously, often more than doubling the rate of flow. This has a tremen-
dous effect on the size of the flood peaks to be carried down the channel.
Paving the earthen channels also will increase the rate of flow tremen-
dously over the rate of flow in an unpaved channel. Since we anticipate
that the entire area of the watersheds will be ultimately entirely
developed, we have calculated the anticipated runoffs from developed
areas. Since we anticipate that the entire length of all creek channels
will eventually be put on an even grade and the channel paved, we have
also included this in our calculations.
The flows calculated from these assumptions are given in Table
11 for each watershed and sub -watershed. These flows are several
times what the present. day 25-year frequency flood flow now is with
much of the watersheds undeveloped and with the natural creek channels.
While it may be many years before the 25 -yeas frequency flows approach
those given in this table, the City of. Euless should at least require ease-
ments to accomodate the channel widths given in this table in all. future
land developments in this area.
Plate 15 shows all open creek channels that will. be required in
the future in the Euless planning areas. In some cases it may be
desirable to install a pipe in lieu of some of the minimum size channels,
or it may be desirable in some cases to lengthen minimum width
channels to reduce length of pipe required. Table 11 shows the esti-
mated width of all channels both at the bottom and the top, and the width
of right-of-way required for the construction and maintenance of these
creek channels, It also lists the anticipated water depth in the channel
with a 25-year frequency flow and the recommended channel depth.
The flows and water depths given are only approximate because the anti-
cipated grades were calculated from the topographic map. As the
channels are constructed, the actual grade may vary slightly from the
grade used in the calculations.
It would not be feasible nor financially possible for the City of
Euless to begin atthis time to construct and pave all the creek channels
shown in this Plan. The purpose of preparing this plan at this time is
to enable the City of Euless to take the proper steps to insure reserva-
tion of the proper easement so that these channels can be constructed
in the future when there is a need for such construction. Not all of the
channels will, be constructed at one time; the construction will be in
sections where development is occurin.g at that time. In the first
stages of development, for at least the major creek channels, the first
construction will be only the straightening of the alignment and grade
of the channels. When the development in each watershed reaches the
point where the earthen channels do not have sufficient flow capacity,
they should then be paved. Straightening of the alignment and grade of
the creek channels must be done as a City project; work of this sort by
land developers usually is not satisfactory because usually the work has
to extend through several Land developments and a single land developer
has no, control over what is done outside the property he controls.
M
][ABLE NO. I
CREEK CHANNELS AND BRIDGE SIZES REQUIRED
FOR 35-YEAR FREQUENCY FLOODS
l "All Group
onp
Water-
Time of
25-Yr.
abed
Conc.
Flow
_ _ lmidtby
_I7eot
l]opt6
_ IreoL'
No.
Acres
Min.
CF8
Bottom
Top
ROW Il{}W
'Flow
Channel
A-1
1'470
24
3,}08
4
44
65
8,2
10
A-2
1,148
23
Z,620 '
4
44
65
6,0
10
A-3
1'020
2Z
2'390
4
44
65
. 6.6
10
A-4
714
]q
1'780
4
44
65
6,3
lO
A-5
36
12
185
-
-
-
-
-
A-6
428
17
1,110 /
4
44
65
4.9
10
A-7
107
15
288
4
32
60
2.5
7
A-8
132
16
351
4
3%
60
2.6
7
A-q
%7
ll
81
-
-
-
-
-
A-10
71
14
191
4
32
60
2,2
7
A-11
71
13
201
4
92
60
Z.1
7
A-l2
57
lZ
164
-
-
-
-
\ -
2. //l,I511[lroup - Little Bear Craalc
LB-1
14'400
96
LB-2
147
lZ
LB-3
14,000
ql
LB-4
125
13
LB-5
177
14
LB-6
�
'13'300
87
LB-7
' 277
14
LB-8
185
13
LB-9
140
13
LB-l0
`
12'900
82
' 18,000
�
200
240
'
260
>
6.1
Y
10
` 4Z6
, 4
33
60
2.3
7
17,500
200
240
260
6.0
10
364
. 4 |
32
60
2.3
7
488
4 i
32
60
Z.8
�
7
16,700
3O0
240
260
6,0
lO
762
4
32
60
3.8
7
528
4
32
60
3.0
7
398
4
32
60
Z,6
7
l6,l80
.
200
Z40
260
5.8 �
10
Table No. 11 ( Continued)-.
3. "BB'I Group - Big Bear Creek
Water-
Time of
25-Yr. .
shed
Conc.
Flow
No.
Acres
Mina
CFS
BB-1
49,700
121
49,700
BB-2
1, 660
26
3,650
BB-3
49,600
119
49,600
BB-4
46, 900
117
46,900
BB-5
45, 100
114
45,100
BB-6
44,700
112
50, 000
BB-7
44,500
110
49,800
BB-8
44,500
110
49,800
BB-9
15
10
46
BB-10
29, 900
108
33, 500
BB- 11
28, 800
101
36, 100
BB-12
751
22
1,760
BB- 13
588
21
1,411
BB-14
1, 030
22
2,430
BB- 15
1, 630
25
3,660
BB-16
56
17
146
BB-17
1, 930
28
4, 150
BB-18
2, 100
30
4,300
BB-19
514
19
1,290
Widths
- Feet
Depth
- Feet
Bottom
Top
ROW
Flow
Channel
200
260
280
12. 1
15
10
50
70
6. 9
10
200
260
280
12.1
15
200
260
280
11.9
15
200
260
280
11.3
15
200
260
280
12.3
15
200
250
270
9.0
12.5
200
250
270
9.0
12.5
200
250
270
9.5
12.5
200
250
270
10.4
12.5
4
44
65
5. 1
10
4
44
65
4.8
10
10
50
70
5. 8
10
20
60
80
5.6
10
20
60
80
6.9
10
20
60
80
7.6
10
10
50
70
3.7
10
4. "C" Group - Sulphur Branch
C- 1
411
13
1, 170
4
32
60
3. 9
7
C-2
2, 400
24
5, 530
20
60
80
6.6
10
C-3
204
12
610
4
32
60
2.7
7
C-4
2, 1'14
22
4,970
20
60
80
6. 0
10
( Continued)
E1!
Table No. 11 (Continued):
5. "D" Group - Hurricane Creek
Water-
Time of
25-Yr.
shed
Conc.
Flow
No.
Acres
Min.
CFS
D- 1
3, 020
23
6,950
D-2
2,810
21
6,750
D-3
274
14
782
D-4
73
12
194
D-5
1,630
18
4, 160
D-6
1,270
17
3,300
D-7
1, 100
14
3, 040
D-8
92
13
261
D-9
362
16
960
D- 10
92
13
263
D-11
693
15
1,870
D- 12
2,480
21
6, 090
Widths -
Feet
Depth
- Feet
Bottom
Top
ROW
Flow
Channel
20
60
80
8.0
10
20
60
80
8.0
10
4
32
60
3.3
7
10
50
70
8. 1
10
10
50
70
6. 8
10
4
44
65
6. 8
10
4
32
60
2. 1
7
4
44
65
5.2
10
4
32
60
2. 1
7
4
44
65
5.2
10
20
60
80
8.0
10
6. ''E" Group
E- 1
1, 050
19
2,630
10
50
70
5.7
10
E-2
153
14
419
4
32
60
3. 1
7
E-3
740
17
1, 920
4
44
65
5. 6
10
E-4
144
12
419
4
32
60
2.9
7
E-5
367
15
1, 010
4
44
65
5. 0
10
E-6
102
12
297
4
32
65
2.2
7
E-7
73
12
210
-
-
-
-
-
E-8
71
12
203
-
-
-
-
-
E-9
403
15
1, 090
4
44
65
5. 0
10
E-10
60
12
176
-
-
-
-
-
E-11
110
12
318
4
32
60
2.5
7
E-12
110
14
436
4
32
60
2.8
7
E- 13
232
16
616
4
32
60
3.4
7
E- 14
163
14
448
4
32
60
2.4
7
( Continued)
E'f
Table No. 11 (Concluded):
7. "F" Group
Water-
Time of
25-Yr.
shed
Conc.
Flow
Widths
- Fe11 et
Depth
,
- Feet
No.
Acres
Min.
CFS
Bottom
Top
ROW„.
Flow
Channel.
F-1
461
15
1,250
10
50
70
3. 6
10
F-2
346
14
986
4
32
60
4. 1
7
F-3
227
12
660
4
32
60
3. 1
7
F-4
79
12
229
4
32
60
1.8
7
FLOODING OF LAND ADJACENT TO CREEKS
The flows given in Table 11 are based on 25-year frequency
floods which are to be contained entirely within the channels. Some
flooding may occur on low land adjacent to the creek channels when
floods of greater frequency occur. To prevent such flooding, we
recommend that the City of Euless adopt a policy of not permitting
permanent building construction on any land less than 5 feet above
the top of the creek channel with no floor line less than 10 feet above
the top of the creek channel. This precaution should be especially
observed along the channels of Big Bear and Little Bear Creeks be-
cause their extremely large watersheds are capable of producing
extremely large flood peaks. It is not practical to judge safe building
elevations from observations of past flood levels because information
as to the heighth of past flood levels is quite often inaccurate; many
cases the observers of past flood levels have not seen flood peaks with
a frequency of greater than 25 years; and the flood peaks will be much
greater in the future after the watersheds are more fully developed and
the creek channels straightened and paved.
FUTURE BRIDGES
Another problem facing the City of Euless is the construction of
bridges over the various streams. Since the widths and depths of all
channels that will be required within the planning area of Euless, the
length and heighth of any bridge to be constructed in the future needed
to span the proposed channels will be known. This will avoid the
possibility of a bridge being constructed too short or too low and having
to be replaced in the future.
RECOMMENDATIONS
The various recommendations in this section of this Master Plan
Report are summarized as follows
(1) We recommend that the City of Euless adopt standard
rules requiring the construction of storm sewer and/or other drainage
structures within all new subdivisions.
(2) We recommend that the City of Euless adopt the present
policy used by the City of Fort Worth which requires land developers to
pay the entire cost of all storm sewers within a subdivision that require
a 36 inch or smaller pipe, and that the Land developers be required to
pay a sum equal to the cost of a 36 inch pipe where a larger pipe or open
drainage channel. is required, with the City of Euless paying the difference
between this sum and the actual cost.
(3) We recommend that water carrying capacity of streets
and storm sewers be adequate for a 5-year frequency flood.
(4) We recommend that all open drainage channels have a
water carrying capacity adequate for a 25-year frequency flood with
the minimum channel size to be not less than 4 feet wide at the bottom,
7 feet deep, and with 2a 1 side slopes, with the channel to be paved for
the depth of the 25-year frequency flood peak.
(5) We recommend that the City of Euless require ease-
ments in all new subdivisions where open channels are to be required,
as shown on Plate 15. The easement for the right-of-way should allow
at least 5 feet working room on one side of the channel, 15 feet access
and working room on the other side of the channel, and should be not
less than 60 feet wide. The list of suggested easement widths is given
in Table 11.
(6) We recommend that the City of Euless prohibit building
construction on any land that is less than 5 feet above the top of the
proposed creek channels and prohibit construction of buildings with a
floor line less than 10 feet above the top of the creek channel.
(7) We recommend that the length and heighth of all
bridges to be constructed within the Euless planning area in the future
be adequate to allow construction of the channel below the bridge as
listed in Table 11.
Zoning
91
ZONING
The most valuable instrument through which Euless may control
future development toward an orderly and desirable land use pattern is
the enactment and judicious administration of an adequate zoning ordi-
nance consistent with the expected type of urban development and in
keeping with the characteristics of the Community and the living habits
of the population. Little education is needed by the citizens of Euless
relative to zoning mechanics and the values to be derived from good
zoning practices, for there are, in nearby municipalities, many good
zoning ordinances in effective operation in both Dallas and Fort Worth
and in Arlington and nearby Hurst as well as in other municipalities in
this general area of the State.
It is deemed advisable here to only relate in brief the objectives
of zoning as a guide to the ultimate achievement in developing a suitable
zoning ordinance with provisions for its proper administration to guide
the future development of the Euless urban area. It must be stated here
that the City of Euless is only empowered under present State zoning
enabling legislation to zone within its municipal boundaries.
OBJECTIVES OF ZONING
It is universally recognized in zoning practice that there are three
primary objectives in zoning. These are:
1. To direct the growth of the municipality in an orderly
pattern of land usage;
2. To protect the inherent values of residential, commercial
and industrial properties;
3. To provide for reasonable expansion of all desirable
and compatible land uses in the community,
Where are other related objectives of zoning, some of these being
as follows:
1. To conserve the value of property throughout the city;
92
2. To promote the health, safety, convenience and welfare
of the citizens;
3. To insure adequate open space surrounding residences,
including reasonable spacing between structures and setbacks from
streets;
4. To provide convenient locations for neighborhood
shopping districts;
5. To establish ample areas for industrial development;
6. To reduce congestion in the streets by requiring off--
street parking, loading and unloading facilities for motor vehicles;
7. To provide harmonious locations for the types of
residential structures desired by the citizens;
8. To permit the location of churches, schools, recrea-
tional areas, parks, public and semi-public buildings and other uses of
land on convenient sites;
9> To encourage the design and development of desirable
residential neighborhoods.
HISTORY OF ZONING IN ELT LESS
When Euless began its stimulated growth processes during the
mid-1950's, the City's governing officials recognized the need for land
use control whereupon a temporary zoning ordinance was prepared in
1955 as Ordinance No. 33. This Ordinance was well prepared and
served generally- its intended purpose as a temporary land use and
development control for a small urban village pending the future formu-
lation of a comprehensive land use and urban development plan. It was
admirably definitive in nature and terminology and contained the custo-
mary zoning regulations, definitions, penal clause, saving clause and
provisions for proper administration by the Zoning Board of Adjustment,
and was, in its overall concept, consistent in the context of the State of
Texas Zoning Enabling Act as recorded in Chapter 283, Acts of the
Regular Session of the Legislature, 1927, Act 1011a to 1011j, Revised
Civil Statutes as amended.
93
The Ordinance provided for three zoning districts, namely:
District "A" - Single Family Dwelling District
District "B" - Local Business District
District "C" - Commercial District
In addition to defining the permissable land uses under these zoning
district classifications, the Ordinance provided for the customary regu-
lations governing type and character of construction of buildings and
other structures in such districts; the percentage of lot that could be
occupied; the size of yards and open spaces; height of buildings; density
of population; location and use of buildings, structures and land for
residences and commercial purposes. The Ordinance further provided
for the preparation of a zoning district map delineating these three zoning
districts as an integral part of the Ordinance.
Unfortunately, however, this Ordinance was not, in the opinion of
the consultants, based upon an adequate, preconceived land use plan
such as that presented as a part of this Comprehensive City Plan and as
the Zoning Enabling Act requires. The technical provisions of the zoning
Ordinance are not, in the opinion of the consultants, sufficiently com-
prehensive in the allocation of permissible use districts consistent with
the demands for present day urban development in satellite urban com-
munities. Moreover, the ordinance does not provide for a number of
other recognized zoning regulations, particularly those which will
govern off-street parking of automobiles - a major concern to munici-
palities of all sizes in the present automobile era.. Now that a compre-
hensive land use plan has been developed to guide the future growth and
development of the Euless urban area, it is necessary to formulate a
comprehensive zoning ordinance which will more adequately regulate
and permit the types of development that are expected to occur in the
Euless area.
RECOMMENDED ZONING FOR EULESS
In the consultants ° studies and preparation of the Comprehensive
City Plan for the adjoining City of Hurst, a study was made of that
City's Zoning Ordinance which has been in force since September, 1957.
A comprehensive review was made and it was found that, with certain
exceptions, that Ordinance, styled Ordinance No. 100, was, in general,
an adequate and appropriate control consistent with the requirements of
land use development anticipated for the Hurst area. It is believed that
this Ordinance would be suitable for use by the City of Euless with cer-
tain revisions as will be pointed out subsequently in this report.
In the opinion of the planning consultants, a homogenous urban develop-
ment should and can be achieved throughout the future years in the
Euless -Hurst area through the use of uniform land use controls. It is,
therefore, recommended that the City of Euless consider the adoption
of an ordinance similar to that in force in the City of Hurst, with con-
sideration of such revisions as are pointed out in the following excerpt
from the consultants' zoning report:
Report on Zoning Ordinance - Hurst, Texas
PURPOSE AND SCOPE OF REPORT
''As a part of the duties involved in the preparation of a
Comprehensive City Plan for the guidance of future development
of Hurst over the next 25 years, the planning consultants were
authorized to review the present Zoning Ordinance under which
the City of Hurst has been operating in its land development
control since its enactment the 24th day of September, 1957.
The purpose of this review is to determine the adequacy of the
technical provisions of the Ordinance to properly govern the
development of the land area into which the City may ultimately
expand in consonance with the projected future land use plan as
developed in the Comprehensive City Plan for Hurst, the major
elements of which have been completed and submitted to the
City Planning and Zoning Commission by the consultants. No
references are made in this report as to legal form of the
Ordinance nor to legal status of provisions in respect to the
Texas Planning and Zoning .Enabling Act, these aspects of the
Ordinance being recognized as the authoritative duties and
responsibilities of the City Attorney.
Section 1. Definitions
"This section of the report appears to be fairly compre-
hensive and contains, for the most part, the usual definitions
appropriate, applicable to, and necessary for interpretation of
the Ordinance; however, we note that there are several land
uses common to urban communities which are not listed or
properly identified. These are listed as follows:
1. .Beauty parlor or salon
2. Kindergarten
W
3. Children's nursery
4. Mobile home park (although trailer cabin or trailer
camp is included). This definition should be brought
up-to-date in keeping with present day terminology
and planning requirements.
5. Categorical breakdown of the term street
6. Easement or right-of-way for utilities
7. Institutions.
USE DISTRICTS
Section 7. Districts R- 1 and R- 1-A. First and Second Dwelling
House Districts
111. Apparently the principal difference between these two
single-family dwelling districts is the minimum floor area
stipulation of dwelling structures, 800 square feet in R-1 and
650 square feet in R-1-A. Since there is stipulated a difference
in floor area requirements, we are of the opinion that there should
be, likewise, a differential in minimum lot -size requirements.
We are also of the opinion that these two single-family districts
should be set up in the Ordinance separately in order to properly
adhere to the Enabling Act which states, in part, that 'All such
regulations shall be uniform for each class or kind of building
throughout each district, but the regulations in one district may
differ from those in other districts'.
112. There should be required a minimum of one off-street
parking space for each automobile in family ownership on each
and every single-family dwelling lot or site. The Ordinance as
now written merely permits one private garage with space for
not more than one motor vehicle for each 2, 000 square feet of
lot area. Many urban families now have as many as two and
sometimes more than two automobiles per family. The off-street
parking regulations require one space for one vehicle per family
unit.
113. We recommend that consideration be given toward
eliminating in 10d the allowance of cows and poultry in the
Ordinance entirely.
114. Front yard minimum, in our opinion, should be 25 feet
in lieu of the present provision of 'need not be more than 25 feet'.
97
Off-street parking space should be set up on a basis of sales
floor space in the building.
Section 12. District C-3, Highway Business District
"In stipulating this use as a separate and distinct business
district, it is possibly assumed all land area, abutting State,
County, or highways, not zoned for industrial or general business
usage, will be zoned for highway business. We question the
advisability of separate highway business in the Ordinance. In
our opinion, commercial districts should be characterized by
concentrated areas in strategic locations in order to serve the
distribution of population and not stripped along major highways
in a ribbon -type development. it is questionable as to whether
or not there would be any necessity in differentiating between
types of business appropriate for local business and highway
business.
Section 13. District C-P, Planned Business District
"This seems to be a fairly comprehensive provision for
planned business district development containing a reversionary
clause wherein a, time limitation is set up for commencement of
development within a specified time. We are of the opinion, how-
ever, that the time of commencing construction should be deter-
mined and set by the Planning and Zoning Commission after study
of the planned commercial district of each specific development,
such time limitation depending upon the type of construction and
magnitude of proposed development. A time limitation for com-
pletion of construction should be agreed upon mutually by the
developer or proponents, and the Planning and Zoning Commission
in accordance with the above considerations. Provisions should
be made for the issuance of a certificate of occupancy to be issued
by the City after construction has been completed and before
occupancy of the building can be made.
"Stipulation should also be inserted in the general conditions
relative to the furnishing, by proponents, of detailed economic
analysis and market analysis, of the particular urban area that
the development is designed to serve.
Sections 14 and 15
''The categorical uses enumerated in these two sections
seem to be fairly comprehensive.
It is recommended, however, that a. review be made of these
particular categories to insure that the uses listed properly fit
each district, more particularly whether or not the uses listed
under light industry are more applicable to heavy industry.
Section 22. Off -Street Parking and Loading Regulations
"It is recommended that a very careful study be directed
toward the provisions set out in these off-street parking and
loading regulations. In our opinion, consideration should be
given toward designating parking spaces in accordance with
categorical listing of business uses, particularly in subsection
6. We believe the present off-street parking requirements
established in the Ordinance to be below a recognized minimum
in most instances.
Section 31. Filing Fee
"It is recommended that consideration be given to in-
creasing the filing fee for all appeals and applications for zoning
changes to $35. 00 per application in lieu of. $10. 00 as now
stipulated.
GENERAL
"The general observations of the consultants with regard
to the present Zoning Ordinance in Hurst is that the Ordinance
is, for the most part, fairly comprehensive and in keeping with
good zoning practices. The Ordinance, as now written, would in
general be adequate for land use control of the future urban
development of Hurst provided, however, that the spirit of the
Ordinance is maintained and the integrity of the projected land
use plan is properly effectuated. The success of. the Zoning
Ordinance as an effective land use control_. will depend upon the
adequacy and capabilities of the zoning administrators or building
inspector and the complete cooperation of the Zoning Board of
Adjustment, the Planning and Zoning Commission, and the City
Council in applying the Ordinance to the land use planning
principles and projections that have been established in the
Master City Plan for Hurst,
"It is recommended in the administration of the Ordinance
that careful attention, thoroughness and progressive procedure
be maintained in keeping up-to-date the Zoning District Map which
has been prepared in consonance with. the Ordinance as written.
99
Each zoning change, as enacted by the City Council, should be
in the form of an ordinance. It is recommended that the ordinance
number, ordinance code, time of final enactment, and such other
information as would be pertinent to the zoning change be inserted
in the proper places provided upon the Zoning District Map. The
new Zoning District Map has been previously prepared and sub-
mitted by the consultants to the Planning Commission for pro-
cesses of adoption.
''There are perhaps certain considerations that have been
developed by the Planning and Zoning Commission relative to
provisions of the present zoning ordinance that are difficult to
interpret or enforce. These have not been brought to the attention
of the consultants. It is our recommendation that these particu-
larly troublesome provisions be listed, and at the proper time
and at the discretion of the Planning and Zoning Commission, the
consultants would be in a position to discuss these provisions or
to make specific recommendations as to modification to such
questionable provisions.
"The various recommendations that are contained herein
should be discussed in detail with the Planning and Zoning
Commission if and when such recommendations may be con-
sidered worthy of further discussion. "
PROPOSED ZONING DISTRICT MAP
Employing the zoning district designation as set out in the Hurst
Zoning Ordinance, Plate 16 has been prepared and represents a recom-
mended Zoning District Map for the City of Euless. In preparing this
proposed Zoning District Map recognition was given to present struc-
tural development and land usage,. No attempt has been made to zone
any commercial districts other than those in which there is a decided
nucleus of existing commercial uses. It is the recommendation of the
consultants that such future outlying shopping districts as are actually
needed in the future be rezoned from present indicated residential usage
at such time as development proposals are made by land developers in
accordance with the needs of the planning neighborhoods and future land
use projections as set out on the Future Land Use Plan, Plate 9 and
in Tables 8 and 9.
L1
�J
R - I
SINGLL rAMILI Ula I h I b I
R 2
TWO FAMILY DISTRICT
R 3
APARTMENT DISTRICT
-
C-1
LOCAL BUSINESS DISTRICT
C-2
GENERAL BUSINESS DISTRICT
:3-!t:`•''.iT':: c-a nibnneT Duaincaa u i a inioi
CP PLANNED BUSINESS DISTRICT
® M - I LIGHT INDUSTRIAL DISTRICT
® M - 2 HEAVY INDUSTRIAL DISTRICT
n lvu�unnu�, u� n � nv v�
C 0 N S U L T I N G E N G I N E E N S
THE COMPREHENSIVE CITY PLAN
PROPOSED ZONING MAP
EULESS, TEXAS
PLATE 16
j
101
Other land uses, particularly those of an industrial nature, may be
required in the future; however, it is the opinion of the consultants
that such rezoning should be considered only after careful study of the
development proposals as are presented to the Planning Commission
during the future years.
Should the City of Euless favorably consider the preparation of
a similar zoning ordinance to that recommended above, it is recom-
mended that such an ordinance be prepared by the City Attorney with
due consideration of the comments and recommendations as contained
in the consultants' report on the Hurst Zoning Ordinance, with such
assistance from the consultants that the City may deem advisable,
Plan Administration And
Capital Improvements
102
PLAN ADMINISTRATION
Although urban planning for future development of a, municipality
is the responsibility and function of the City Government through its
Planning and Zoning Commission, there are many public agencies,
civic groups, individual citizens, land developers and industrial and
commercial enterprises that contribute valuable assistance in the
overall development of the City through their daily activities and
investments in city building. All of them expend funds and contribute
ideas and energies toward the physical development of the overall
physical aspects of the Community. The Euless -.Hurst Chamber of
Commerce, Tarrant County Commissioners Court, Euless -Hurst --
Bedford Independent School District and various agencies of the Federal
Government are all engaged in some measure in providing improve-
ments that contribute to the urban community development. The
Planning and Zoning Commission is, as it should be, the coordinating
agency to furnish the necessary assistance and advice so that the
efforts and funds of all such progressive forces may be intelligently
coordinated toward the accomplishment of the objectives and proposals
advanced by the Comprehensive City Plan.
Successful administration and implementation of the City Plan
will depend upon the highest possible degree of cooperation and
coordination of the thinking and planning of these many individuals,
groups and agencies and the various departments of the City Govern-
ment. Too, there must always be an effective and harmonious rela-
tionship and a coordinated operative program and attitude at all times
between the City Council and the City Planning and Zoning Commission.
The Comprehensive City Plan for Euless has been prepared by
the Planning and Zoning Commission with the assistance of its con-
sultants as the official working tool and guide through which the Com-
mission may effectively carry out its duties and functions as the
Municipality's planning agency. The City Plan represents a medium
through which the future development of Euless may be directed toward
an orderly, convenient, efficient and desirable place in which its
citizens may live, work and play.
103
ADOPTION OF THE PLAN
The Comprehensive City Plan for Euless, being the guide through
which the Planning and Zoning Commission will function, should, there-
fore, be adopted as an official instrument of that agency and should be
kept up-to-date and in accord with local conditions and economic situa-
tions throughout the future years. It is the responsibility of the
Planning and Zoning Commission to keep the City Council informed
relative to the various planning principles, the major recommended
improvements that are needed and the mechanics of the various control
procedures that are involved in the structure of the Comprehensive
Plan. Should any of the elements of the Plan become out of scale with
development trends or the economic situation in the Community, those
elements should be adjusted and the Planning Commission should be
authorized by the City Council to bring the Plan up-to-date. It is
recommended that the Plan be revaluated every five years and revised,
according to requirements, by the Planning Commission as authorized
by the City Council.
The Planning and Zoning Commission, being the statutory planning
agency, should always be in readiness to fulfill its responsibilities as
such to the City Council and to the various departmental staffs of the
Euless Municipal Government. The City Council is the only authorized
legislative body; therefore, it will have the power to determine the
program of accomplishments of the Plan and the capital improvements
that must be made throughout the future years in keeping with the recom-
mendations of the City Plan. It is responsible for setting up the policies
of the government and making determinations as to the revenue -producing
policies and resources. The City Council should always seek the advice
and recommendations of the Planning and Zoning Commission before
granting any changes in the basic land use pattern of the urban structure
or establishing policies carrying out recommended improvement, projects
of a capital nature that will affect the overall community development.
-`
The City Plan is a coordinated instrument of related improvement
elements and controls. If, for any reason, one element is partially or
i
wholly ignored by the City Council without consideration of the implica-
tions upon other related elements of the Plan and without first consulting
Ueffectiveness
the Planning and Zoning Commission, the purpose, integrity and
of the Planning and Zoning Commission as the official
planning agency will then be lost and the Plan will become obsolete and,
in time, worthless as a guide to orderly and harmonious urban develop-
ment.
104
CITIZEN SUPPORT AND PUBLICITY
Successful accomplishment of the Plan and ultimate benefits to be
derived from the Plan throughout the future years of Euless' development
will depend upon the enthusiasm and support given the Plan by all of the
citizens in the Community. The public should be kept informed of any
public improvement program and certainly they must be made cognizant
of the Plan's objectives and proposals, how the improvements can be
accomplished, the advantages that will accrue and the manner in which
all improvements, both public and private, will fit into the overall urban
structure that the City Plan seeks to promote. Unless the public is well
informed and made familiar with the intent and objectives of the Plan,
it is likely that the pressure of minor groups and selfish interests may
exert adverse influences that will severely damage and, in some
instances, completely destroy the effect of the value of the long-range
development Plan.
The City Plan should be kept in circulation and made available to
the public. The planning principles and standards being followed by the
Planning and Zoning Commission must be made known to the public
through all of the available local media of public enlightenment. This
may be accomplished through discussions and lectures before civic
groups by members of the Planning and Zoning Commission and City
Officials. The local and area newspapers should be encouraged to
publish articles and editorials regarding the various programs as they
come up for accomplishment. The same procedure may be followed
for the local radio stations and available television outlets. Ultimate
support of the Plan may be developed in the minds of the younger
citizens of the Euless area through the teaching of primary planning
courses and the conducting of competitive programs of written editorials
and essays on planning in the school system as a part of the educational
curriculum. This medium of education in urban planning is most im-
portant, because it is likely that the major portion of the improvements
and the objectives to be achieved by the City Plan ultimately will be
carried out over the years by these young citizens as they mature and
take their places in the Community society as adult citizens.
' r PLANNING PROGRESS REPORTS
It is recommended that the Planning and Zoning Commission publish
regular reports, not only to the City Council but to the public of the pro-
gress the City is making toward accomplishment of the various elements
of the Community's Development Plan.
105
The Planning and Zoning Commission may advance the objectives of
the Plan by always being in readiness to enlighten developers on the
aspects of good planning principles and objectives that the City Plan
seeks to encourage. This can be accomplished effectively through the
intelligent and judicious administration of the zoning ordinance and land
subdivision control regulations. Careful and impartial administration
of these control regulations will provide the most effective medium
through which the Plan may be executed over the next two or more
decades.
PLANNING AGENCY MEMBERSHIP
In order to perform effectively the planning administrative
functions entrusted to it by the citizens of the Community through its
elected City Council and as provided for under the enabling statutes
of the State of Texas, the Planning Commission should always be
composed of members having highest qualities of leadership, vision
and integrity so that the Commission may command the greatest respect
of the citizens of the Community. The Planning Commission should
always be free of political influences and pressures so that it may
impartially administer the planning principles and standards and the
land use control regulations. The same qualities of leadership and
integrity hold true in the case of the appointments to membership on
the Zoning Board of Adjustment.
PLANNING, A CONTINUING PROCESS
It is well to point out that urban planning is a continuing process.
The development of this City Plan for Euless is only a beginning to
the planning effort to 'be made by the Municipality throughout the coming
years. Through proper utilization of the Plan, the City will have a
framework upon which to build the future Euless Community. However,
the mere fact that Euless now has a Comprehensive Plan as a guide for
future development is not enough in itself. Diligent and continuous
effort and determination must be expended'by the City Government,
the Planning Agency, the City governmental staffs and all of the Euless
citizens in seeing to it that the Plan is put to use and that the integrity
of the Plan is protected throughout the future years.