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HomeMy WebLinkAbout83-550 07-26-1983RESOLUTION NO. 83 -550 WHEREAS, the City of Euless, pursuant to its statutory authority, has heretofore established a Comprehensive General Future Land Use Plan for such city for the purpose of lessening congestion on the streets and thoroughfares thereof; to secure safety to its citizens; to promote the health and general welfare of its populace; to provide adequate light and air; to prevent the overcrowding of land; to avoid the undo con- centration of its population; to facilitate the adequate pro - vision of transportation, water, sewerage, schools, parks and other public requirements of its citizens; and WHEREAS, the City of Euless desires to amend such Com- prehensive General Future Land Use Plan to provide a more current plan for its citizens and the owners of property within the city with consideration of all of the factors enumerated above; and WHEREAS, after public hearings and the recommendation of the Planning and Zoning Commission of the city, the Euless City Council does desire to establish a new Comprehensive General Future Land Use Plan for the City of Euless, Texas; NOW, THEREFORE, be it resolved by the City Council of the City of Euless, Texas, in regular meeting duly convened that the attached Comprehensive General Future Land Use Plan be, and the same is, hereby adopted a comprehensive general future land use plan of the city for the benefit of its citizens and the owners of property therein so as to provide and encourage the most appropriate use of land thoroughout the City of Euless toward the purpose of lessening congestion upon its streets; securing the safety, health and general welfare of its citizens; provid- ing adequate light and air; preventing the overcrowding of land; the undo concentration of its population; and to facili- tate for its citizens the most adequate provision of trans- portation, water, sewerage, schools, parks and other public requirements. ADOPTED by the City Council of the City of Euless, Texas, at a regularly scheduled meeting on this the 26th day of July, 1983; by a vote of ayes, Q nays and o abstentions. APPROVED: Harold Samuels, Mayor ATTEST: 0 Kay Ra;�,�iey, City retary City of Euless, Texas General Future Land Use Plan 1983 Kay Rainey -City Secretary MAP 11 GENERAL FUTURE LAND USE MAP, 1983 LEGEND ❑ SINGLE FAMILY RESIDENTIAL ® MULTI - FAMILY RESIDENTIAL III COMMERCIAL ▪ INDUSTRIAL ■ PUBLIC 81 QUASI- PUBLIC "'1 SPECIAL DISTRICT THIS MAP MAS FORMULATED BY THE PLANNING 8 ZONING COMMISSION AND WAS OFFICIALLY ADOPTED BY THE CITY COUNCIL AS A GUIDE TO LAND USE DECISIONS. THIS MAP IS NOT A ZONING MAP AND SHOULD NOT BE CONSTRUED TO REPRE- SENT EXISTING ZONING. ATTEST. AIRPORT PRO ✓E RV( MAYOR - HAROLD D. SAMUELS CITY SECRETARY -KAY RAINEY JULY 26. 1983 DATE FINAL READING AMERICAN RESOLUTION NO. 83-550 WHEREAS, the City of Euless, pursuant to its statutory authority, has heretofore established a Comprehensive General Future Land Use Plan for such City for the purpose of lessening congestion on the streets and thoroughfares thereof; to secure safety to its citizens; to promote the health and general welfare of its populace; to provide adequate light and air; to prevent the overcrowding of land; to avoid the undo concentration of its population; to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements of its citizens; and WHEREAS, the City of Euless desires to amend such Comprehensive General Future Land Use Plan to provide a more current plan for its citizens and the owners of property within the city with consideration of all of the factors enumerated above; and WHEREAS, after public hearings and the recommendation of the Planning and Zoning Commission of the City, the Euless City Council does desire to establish a new Comprehensive General Future Land Use Plan for the City of Euless, Texas; NOW, THEREFORE, be it resolved by the City Council of the City of Euless, Texas, in regular meeting duly convened that the attached Comprehensive General Future Land Use Plan be, and the same is, hereby adopted a comprehensive general future land use plan of the City for the benefit of its citizens and the owners of proper- ty therein so as to provide and encourage the most appropriate use of land throughout the City of Euless toward the purpose of lessening congestion upon its streets; securing the safety, health and general welfare of its citizens; providing ade- quate light and air; preventing the overcrowding of land; the undo concentration of its population; and to facilitate for its citizens the most adequate provision of transpor- tation, water, sewerage, schools, parks and other public requirements. ADOPTED by the City Council of the City of Euless, Texas, at a regularly scheduled meeting on this the 26th day of July, 1983; by a vote of 5 ayes, 0 nays and 0 abstentions. APPROVED: Harold Samuels, Mayor ATTEST: Kay Rainey, City Secretary Harold D. Samuels Willie Mae McCormick Robert Pippin Bob Eden Glenn Walker Ron Sternfels CITY COUNCIL Mayor Mayor- Pro -Tem PLANNING & ZONING COMMISSION John Deithloff Chairman Bob Williamson Vice- Chairman Norma Runyon Secretary Sam Cotten John Lynch Carl Tyson Robert McMillon CITY STAFF W. M. Sustaire City Manager Kay Rainey City Secretary James Knight Director of Public Works Mark Sweeney Senior Planner Rod Tyler Senior Planner Felix Wong Planner Jeff Acus Graphic Artist TABLE OF CONTENTS I. INTRODUCTION 1 TASK 1 PURPOSE 1 PROCESS 1 II. GENERAL LAND USE CLASSIFICATIONS 3 III. EXISTING GENERAL LAND USE PROPORTIONS 4 IV. POPULATION PROJECTIONS 6 V. ENVIRONMENTAL FACTORS 9 WATERWAYS AND FLOODPLAINS 9 SOILS AND SLOPES 11 AIRCRAFT NOISE ZONES 14 VI. MAN -MADE FACTORS 16 THOROUGHFARE SYSTEM 16 WATER & SEWER SYSTEMS 19 VII. MARKET TRENDS & ZONING 22 VIII. MAJOR DEVELOPMENTS 26 IX. FUTURE LAND USE CONCEPT 29 P & Z COMMISSION DIRECTIVES 29 FUTURE LAND USE PROPORTIONS & ULTIMATE POPULATION 32 SPECIAL DISTRICTS 34 X. SUB -AREA PLANNING & LAND USE MANAGEMENT 35 XI. REFERENCES 37 ILLUSTRATIONS TABLE 1 PLANNING PROCESS 2 TABLE 2 GENERAL LAND USE CLASSIFICATIONS 3 FIG. 1 EXISTING GENERAL LAND USE PROPORTIONS 4 MAP 1 EXISTING GENERAL LAND USE, 1983 5 FIG. 2 POPULATION PROJECTIONS 8 MAP 2 WATERWAYS & FLOOD HAZARD AREAS 10 MAP 3 DEGREE OF SOIL LIMITATIONS ON DEVELOPMENT 13 MAP 4 AIRCRAFT SOUND EXPOSURE 15 MAP 5 EXISTING & PROPOSED THOROUGHFARE SYSTEM 17 TABLE 3 STREET CLASSIFICATIONS 18 MAP 6 MASTER DEVELOPMENT PLAN FOR CITY OF EULESS WATER SYSTEM, 1983 20 MAP 7 EULESS WASTEWATER COLLECTION SYSTEM, 1983 21 FIG. 3 RECENT GROWTH TRENDS 1978 -1983 23 MAP 8 PLATTING TRENDS IN EULESS 1978 -1983 24 MAP 9 EXISTING ZONING, 1983 25 MAP 10 PROPOSED & DEVELOPING PROJECTS AFFECTING THE CITY OF EULESS 28 MAP 11 GENERAL FUTURE LAND USE MAP, 1983 31 TABLE 4 CALCULATIONS FOR ULTIMATE POPULATION 33 TORNIO I. INTRODUCTION TASK 1. The City of Euless has undertaken the important task of preparing a Future Land Use Plan which is the first component of the Overall Comprehensive Plan. With City Council approval, the Planning & Zoning Commission formulated a new Future Land Use Plan for the City of Euless. The Planning Staff assisted the P & Z Commission throughout the entire process. PURPOSE A Future Land Use Plan is an official document intended to guide Euless' growth and development in an orderly, compatible and efficient manner. The plan itself is not a legal document, such as a zoning or subdivision ordinance. It is, however, used to verify ordinances, establish general land development policies and to guide future land use decisions. The Future Land Use Plan should not be something that is made once and then followed in total to its ultimate completion. The plan should be revised as the information, direction, and decisions on which it is based change. PROCESS The land use planning process involves a series of steps with each one relating to the other. The following flow chart (Table 1) illustrates these fundamental steps: AIMS piwor MEM 2. TABLE 1: PLANNING PROCESS CITY COUNCIL MANDATE Planning process initiated by the elected officials of the Community. DATA COLLECTION & ANALYSIS Major Planning Elements Analyzed: (1) Existing Land Use (6) Thoroughfare System (2) Population Projections (7) Water & Sewer Systems (3) Waterways & Floodplains (8) Market Trends (4) Soils & Slopes (9) Existing Zoning (5) Aircraft Noise (10) Major Developments FIRST P&Z COMMISSION WORK SESSION Detailed discussion and review of planning elements with an emphasis on Land Use Proportions. SECOND P &Z COMMISSION WORK SESSION Land Use Proportions and Guidelines established. CITY COUNCIL UPDATED ON PROGRESS OF P &Z COMMISSION THIRD P &Z COMMISSION WORK SESSION Formulation of the P & Z Recommended Future Land Use (F.L.U.) Plan. JOINT CITY COUNCIL AND P &Z WORK SESSION Proposed F.L.U. Plan presented to City Council for review & changes. F.L.U. RESOLUTION P & Z officially recommends that the City Council adopt the revised F.L.U. Plan. OFFICIAL ADOPTION OF F.L.U. PLAN City Council Officially Adopts F.L.U. Plan in a Public Hearing. SUB -AREA CONCEPT PLANS Detailed extensions of the F.L.U. Plan that address particular geographic areas within the planning jurisdiction. LAND MANAGEMENT Implementation of F.L.U. and Sub -area Concept Plans: — Revision of Zoning & Subdivision Ordinances. — Formulation of Future Capital Improvement Programs. 3. II. GENERAL LAND USE CLASSIFICATIONS Table 2 shows a listing of the land use classifications utilized in the Future Land Use Plan. The number of land use classifications were kept to a minimum in an effort to simplify the planning process and to create a plan that is general in nature. Each classification contains a range of similar land uses which will allow the decision makers greater flexibility in plan implementation. The general nature of the plan will also give it greater relevancy in the years to come. TABLE 2 GENERAL LAND USE CLASSIFICATIONS 1. Single Family Residential — up to 9 dwelling units per acre (single family detached & attached, duplex and alike). 2. Multi - Family Residential — greater than 9 dwelling units per acre (apart- ments, townhouses, condominiums and alike). 3. Commercial — 4. Industrial — retail stores, restaurants, consumer service and commercial recreation facilities, hotels, banks, professional and business offices, medical and law offices. industrial plants engaged in processing, fabrica- tion and assembly. Wholesale establishments and warehouses. 5. Public & Quasi - Public — schools, churches, public buildings, parks, recreational facilities and open space. 6. Vacant — undeveloped land. 4. III. EXISTING GENERAL LAND USE PROPORTIONS The existing general land use proportions illustrate the amount of developed land that is occupied by each land use classification. These proportions are derived from the 1983 Land Use Windshield Survey conducted by the Planning Department (Refer to Map 1 on page 5). It should be noted that these proportions represent percentages of developed land only. Vacant land is not included in the calculations. Figure'1 il- lustrates that the existing land use in 1983 is made up of mostly (58 %) single fatmily units. Only a very small share (2 %) is industrial. Commercial and multi- family propor- tions are approximately the same (10% and 13% respectively). FIG. 1 EXISTING GENERAL LAND USE PROPORTIONS FOR EULESS (1983 DEVELOPED LAND AREA ONLY) 60 50 Z 40 30 cc 20 a LEGEND LAND USES SINGLE FAMILY /DUPLEX (58 %) MULTI - FAMILY (13 %) COMMERCIAL (10 %) INDUSTRIAL (2 %) PUBLIC & QUASI- PUBLIC (17 %) 1 1 1 1 1 1 1 1 1 1 1 MAP EXISTING GENERAL LAND USE , 1983 LEGEND SINGLE FAMILY RESIDENTIAL ▪ MULTI - FAMILY RESIDENTIAL • COMMERCIAL ® INDUSTRIAL • PUBLIC 81 QUASI- PUBLIC I I VACANT i I 1 1 1 ASH AIRPORT PROPERTY 6. IV. POPULATION PROJECTIONS Euless, Texas has experienced considerable population growth in the past few years. It is assumed that the City will continue to grow as a result of its centralized location, proximity to D /FW Airport, housing opportunities, and quality of life. Population pro- jections are required to determine approximately how much demand this new population trend will put on future land use. The methods considered most appropriate for projecting Euless' population were Cohort Migration - Survival, Ratio Trend and Trend Extrapolation. The Cohort Migration - Survival Method projects the components of population change - births, deaths, and migration, by age and sex groups (cohorts). The method adjusts cohort population figures from the last census forward towards the projec- tion years (i.e. 1985, 1990, 1995, and 2000) with separate adjustments made for each of the three major components of population change. In this study, it was assumed that the 1980 -1982 migration rate would set an upper limit on projections for Euless and that the City would follow approximately the same birth and death rates as those of the Dallas/Fort Worth SMSA. Each cohort group from the 1980 Census was aged forward towards the projection years by using death rates. Births and migration that occurred during the projection period (e.g. 1980 -1985 or 1985 -1990, etc.) were added to the cohorts to generate the final population projections. The Ratio Trend Method assumes that the increasing ratio of the City's population to the combined population of Dallas and Tarrant Counties will prevail in the projection period. This ratio was applied to population projections of Dallas and Tarrant Coun- ties to forecast Euless' population. The Trend Extrapolation Methods extend past growth patterns into the future to pro- vide population projections. Under the Linear Extrapolation Method, the City popula- tion was projected on a straight line basis. Annual increments used for the 7. projection were derived from the average population change observed in the past few years. The second Trend Extrapolation Method, the Exponential Growth Method, projected the population by using past annual growth rates. The future population of Euless grows at a geometric rate under the exponential growth method. Results from all of these methods form a range of projected populations for each projection year. In Figure 2 on page 8, each of the four bar charts between projection years represents the result of a projection method. The height of the bar charts represents the range of projected populations previously mentioned. For 1985 and 1990, the results of all four methods come within close range of each other. For 1995 and 2000, there are considerable differences among the projections. In situations like these, the selection of final projection figures depends heavily on certain basic assumptions about the City's growth patterns. Based on the assumption that the growth rate will remain high at least until 1990, the projected figures of 29,800 and 36,900 were accepted as the most reliable for 1985 and 1990, respectively. It is anticipated that shortly after 1990 most major tracts of vacant land within the City will have been developed out. This will result in a slower growth rate for the remainder of the century. By 1995 the population was, therefore, projected to be at the lower mid -range level of 42,400. At year 2000, Euless' population was projected to be 45,000; the lowest level on the population range for that projection date. This figure closely approximates the North Central Texas Council of Government's population projection for the City. FIG. 2 POPULATION PROJECTIONS 42,384 8. 44,982 24,002 20,000 1980 LEGEND V/. 1985 1990 COHORT MIGRATION - SURVIVAL METHOD RATIO TREND METHOD ® LINEAR EXTRAPOLATION METHOD 17 EXPONENTIAL GROWTH METHOD NCTCOG /1. STAFF RECOMMENDED POPULATION PROJECTIONS 1995 2000 Source: Euless Department of Planning & Development 3/15/83 9. V. ENVIRONMENTAL FACTORS WATERWAYS & FLOODPLAINS As valuable natural resources, waterways and floodplains are areas that are worth preserving. These areas, however, should be accommodated for another more important reason — the prevention of damage to property and loss of life from flood hazards. The flood hazard areas ( floodplains), as identified by the Department of Housing and Urban Development, Federal Insurance Administration (FIA), Tarrant County, were therefore included in the planning process (Refer to Map 2 on page 10). The FIA strongly urges that no residential, commercial, industrial or public facilities should be allowed within the 100 year floodplain in order to limit the exposure of persons or property to the hazard of flooding. This policy is supported by the City's Subdivision Ordinance. Land within the flood prone areas should be given highest priority for nonstructural recreation or open space uses. The 1976 Park & Recreation Master Plan for Euless advocates this concept by proposing the acquisition of land within the floodplain for a linkage park system. Transportation services should not be located within the flood prone areas unless the roadway surface elevation is greater than the 100 year floodplain. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 MAP 2 WATERWAYS a FLOOD HAZARD AREAS LEGEND ,pJ' WATERWAYS /CREEKS sss SPECIAL FLOOD HAZARD AREAS *PIPELINE £ i 'AIRPORT PROPERTY ,I x ce O 11. SOILS AND SLOPES Soil is a major environmental factor that directly affects a community's development. Soil limitations to development were clearly identified from information obtained from the Soil Survey of Tarrant County, published by the U.S. Department of Agriculture Soil Conservation Service (Refer to Map 3 on page 13). Various soils or ground surface materials within the City of Euless are divided into five categories: slight, moderate, severe, water, and urbanized. The categorizations reflect the characteristics of top soils and ground materials that limit use. The soil proportions that have been taken into consideration are: shrink -swell potential, moisture content, permeability, corrosivity, clayey texture, depth to bedrock, and high water table or flooding. The following is a definition of each category used in the analysis: Slight Contains areas with slight limitations. Soil properties are generally favorable for the intended urban land uses. Moderate Areas of this classification are only reasonably suitable for urban land uses. Certain unfavorable soil properties may be overcome through appropriate planning, careful design, good management and limited expense. Severe Areas of this classification are unfavorable for development. Adapting these sites to the intended land uses may be accomplished only with special design, increased maintenance and great expense. Water -- Bodies of water such as ponds and lakes. Urbanized Areas of extensive paving. Construction has altered the soils so that identification is not practical in these areas. 12. This soil analysis will help identify the areas suitable for urban growth and will assist in determing the type of urban land uses that are appropriate to particular soils. Generally, where the soil is identified as slight, residential uses are most appropriate. As the soils become progressively worse, densities or uses must change from residential to more intensive uses like commercial or industrial to offset the added development costs. However, since most of the City's soils fall within the "severe" category, it would be extremely impractical if the general guide previously discussed were strictly followed. Soils, therefore, must be looked at only as one of the many components to be considered during the planning process. Similar to soils, slopes can also be a severe constraint on development requiring costly site preparations. Fortunately, there are only a few undeveloped areas within Euless where there are steep slopes. Most of these areas are found near creeks or drainage areas. Low density residential development is the most adaptable land use to sloping land. This is because single family units require less parking and site coverage than does multi - family housing or commercial development. 1 1 1 1 1 1 1 1 MAP 3 DEGREE OF SOIL LIMITATIONS ON DEVELOPMENT LEGEND Mil SLIGHT MODERATE NI SEVERE WATER URBANIZED I 1 AIRPORT PROPERTY 14. AIRCRAFT NOISE ZONES Two of the factors that have strongly influenced development decisions in Euless during the past decade are its proximity to the Dallas /Fort Worth Airport and the im- pact of aircraft noise. While Euless has benefited from its closeness to the airport, the noise from aircraft has also become a constraint on development. Almost half of the City is affected by the aircraft noise impact zones (Refer to Map 4 on page 15). The area of special concern (Zone "B ") lies to the east of Fuller -Wiser Road. The North Central Texas Council of Governments has provided the following brief description of aircraft noise impact zones and constraints on development within these areas: Zone "A" — Zone of Minimal Effect — Few activities will be affected by aircraft sounds except for especially sound - sensitive activities (such as auditoriums, chur- ches, schools, hospitals, and theatres) in areas closest to the airport. Sound control should be considered in the building design of such activities. Also in areas closest to the airport, open air activities may be disrupted. Detailed studies by qualified per- sonnel are recommended for outdoor amphitheatres and like places of public assembly. Otherwise, so far as aircraft sound is concerned, generally all uses may be acceptable. Zone "B" — Middle Zone of Effect — Activities where uninterrupted communication is essential should consider sound exposure in design. Generally, residential development is not considered a suitable use although multi - family developments where sound control features have been incorporated in building design might be considered. Open -air activities and outdoor living must consider aircraft sound. The construction of auditoriums, schools, churches, hospitals, theatres, and like ac- tivities should be avoided within this zone where possible. The following types of uses may be considered without any special sound treatment except when near Zone "C "`: livestock farming and animal breeding; golf courses; riding stables; water -based recreational areas; and cemeteries. The following types of uses may be considered only if sound treatment is included in building design: multi - family apartments, dormitories, group quarters, orphanages, retirement homes, etc.; transient lodging, e.g., motels and hotels; office buildings, personal, business and professional services; retail commercial, movie theatres, 15. restaurants; and noise - sensitive types of manufacturing and communication uses. In locations close to the Zone "C" boundary, consideration should be given to the limitations set forth in the following paragraph. Zone "C" — Zone of Greatest Effect — This area, which lies entirely within the air- port, should be reserved for activities that can tolerate a high level of sound exposure such as some agricultural, industrial and commercial uses. Sound - sensitive ac- tivities such as schools, offices, hospitals, churches, and like activities should not be constructed in this area. No residential developments of any type are recommended. All regularly occupied structures should consider sound control in design. MAP 4 AIRCRAFT SOUND EXPOSURE LEGEND ❑ ZONE A 85 to 100 Decibels ❑ ZONE B 100 to 115 Decibels • ZONE C 115 & Above Decibels 5 PIPELINE x ASH HARWOOD S.H. 183 16. VI. MAN-MADE FACTORS THOROUGHFARE SYSTEM Thoroughfares are generally thought of as passageways between an origin and a destination. They are often barriers that separate land uses; however, thoroughfares can also unify land uses into corridors of activity. A well designed circulation system is responsive to land use, serving both the neighborhoods and the community as a whole. Land use is a key and a vital function that fits hand -in -glove with the thoroughfare system. Commercial land uses, the highest generators of traffic, usually locate along freeways and major arterials that provide them with high visibility and good access. This, however, can result in what is commonly called "Strip Commercial Develop- ment" which in turn generates major traffic problems. The "Nodal Concept ", which is the concentration of commercial development at major intersections, is considered a more appropriate pattern of development from both a traffic and visual perspective. Higher density residential developments should generally be located between the major nodes of commercial activity. Lower density residential land uses are usually located adjacent to low trafficked streets (locals) that lead into collectors and minor arterials. Map 5 on page 17 shows the existing and proposed major thoroughfares in Euless, while Table 3 on page 18 provides definitions of the various street classifications. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 MAP 5 EXISTING & PROPOSED THOROUGHFARE SYSTEM LEGEND FREEWAYS MAJOR ARTERIALS MINOR ARTERIALS ---- COLLECTOR STREETS LOCAL STREETS PROPOSED STREETS NEE SP ASH it 71 1 HARWOOD f� AIRPORT PR*RTY 1 Q 'I S. H. 83 1' 1 q PIPEJNE k V Function and Type of Facility Design Features Freeways Provide regional and metropolitan continuity and unity. Limited access; no grade crossings; no traffic stops. Major Arterials Provide unity throughout contigu- ous urban area. Usually form boun- daries for neighborhoods. Minor ac- cess control; channelized intersec- tions; parking generally prohibited. Minor Arterials Main feeder streets. Signals where needed; stop signs on side streets. Occasionally form boundaries for neighborhoods. Collector Streets Main interior streets. Stop signs on side streets. Primarily accesses ma- jor and minor arterial streets. Local Streets Cul -de -sac Local service streets. Non - conducive to through traffic. Primarily accesses collector streets. Street open at only one end with provision for a turn around at the other. Should access only local streets and collectors. 1 1 Spacing 1 1 1 1 1 1 1 1 1 1 1 TABLE 3 STREET CLASSIFICATIONS Variable; related regional pattern population and dustrial centers. 1 -1/2 to 2 miles 3/4 to 1 mile 1/4 to 1/2 mile at blocks Minimum Widths R.O.W. Pavement to 200' -300' Varies; 12' per of lane; 8' -10' shoul- in- ders both sides of each roadway; 8' -60' median strip. only wherever prac- tical Desirable Maximum Design Grades Speeds Other Features 3% 55 mph Depressed, at grade, or elevated. Preferably depressed, through urban areas. Require intensive land- scaping, service roads, or adequate rear lot building setback line (75') where service roads are not provided. 100' -150' 84' maximum for 4% 4 lanes and med- ian strip or 12' free turn lane. 80' Max. of 66' (four 12' moving lanes and one 12' free turn lane or med- ian strip). 5% 60' 36' -48' (Two -four 7 -1/2% 12' traffic lanes). 50' 30' (one 12' traf- 10% fic lane and two 9' parking lanes). 50' 30' -36' (100' dia. (120 dia.) turn - around). 35 -50 mph Require 3' wide detached side- walks in urban areas, planting strips (5' -10' wide or more) and adequate building set -back lines (preferably 30') for buildings, fronting on street; 60' for buildings backing on street. Residential curb cuts pro- hibited; commercial curb cuts limited. 30-40 mph Require 3' wide detached side- walks, planting strips between side walks and curb (5' to 10' or more) and adequate building set -back lines (preferably 30'). Residential curb cuts prohibited; commercial cuts limited. 30 mph Require at least 3' wide detached sidewalks; vertical curbs; planting strips are desirable; building setback lines 25' from right -of -way. Restric- tions on all curb cuts. 30 mph Sidewalks at least 3' in width for densities greater than 1 d.u. /acre, and curbs and gutters. No limits on curb cuts. 10% Should not have a length greater than 600 feet. No limits on curb cuts. 00 19. WATER & SEWER SYSTEMS Adequate water and sewer (sanitary and storm) systems are absolute necessities to the growth of any community. They can dictate the location and intensity of develop- ment. Extension of water and sewer facilities is essential before any large scale, moderate density development can occur. Presently, water supply and sewage treatment are under the care and authority of the Trinity River Authority (T.R.A.). The City has the responsibilities of water distribution, and sewage and storm water collection. A recent review of the existing systems shows that the City is generally well prepared to meet the increasing demand for ser- vices from both existing and future land uses. However, there are a few minor defi- ciencies within the water and sewer systems, as well as areas of the City, that are under serviced. Implementation of the 1983 Water System and Wastewater Collec- tion Plans (Refer to Map 6 & 7 on pages 20 & 21) will correct these deficiencies and allow the City to adequately service a population of 74,000. MAP 6 MASTER DEVELOPMENT PLAN FOR CITY OF EULESS WATER SYSTEM, 1983 LEGEND EXISTING G EXISTING ® EXISTING mm EXISTING • EXISTING • EXISTING WATER LINE PALUXY WELL TRINITY WELL PUMP STATION GROUND STORAGE RESERVOIR ELEVATED STORAGE RESERVOIR O PROPOSED ELEVATED STORAGE RESERVOIR EXISTING 2° WATER LINES TO BE RE- PLACED AS REQUIRED SERVICE AREA LIMITS - - -- FUTURE WATER DISTRIBUTION LINES IIid a 32 prot.,Not heid, f ifaokw., 45 AIRPORT PROPERTY 34 4T - F 49 36 0 1 I I 1 1 1 1 1 1 1 1 1 1 1 1 MAP 7 EULESS WASTEWATER COLLECTION SYSTEM, 1983 LEGEND -o- EXISTING SEWER LINE -0-EXISTING METERING STATION - EXISTING LIFT STATION -- PROPOSED SEWER LINE AIRPORT PROPERTY 34 48 4 • 49 1. N 35 22. VII. MARKET TRENDS & ZONING To be effective, the Future Land Use Plan has to take into consideration the market trends and current zoning that influence the development of the City. Platting activity, which reflects the development patterns that are occurring within the community, can be viewed as an indicator of market trends. Between 1918 and 1983 roughly 700 acres of land were platted for single family development as compared to 102 acres of multi - family housing (Refer to Figure 3 on page 23). Most of this residential platting took place north of S.H. 183. The majority of the commercial and industrial development occurred south of Airport Freeway (Refer to Map 8 on page 24). Zoning has been identified as one of the major forces that influences the organization and uses of land within the City. Over half of the City is currently zoned R -1 Single Family (Refer to Map 9 on page 25). A large percentage of this single family zoning is located north of S.H. 183. This quadrant of the City also holds the highest proportion of multi - family zoning; the area south of the freeway has the majority of commercial and industrial zoning. It should be noted that there will be locations where the planned land uses conflict with existing zoning. Generally, this indicates that the present zoning does not permit the highest and best use of the property as determined by the market and the proposed land use plan. For example, vacant properties adjacent to a major intersection that are still zoned R -1 Single Family would be better suited for commercial development. It is assumed that the demand for smaller, moderate density single family housing and housing for single member households will continue to increase in the future. A large percentage of the vacant areas within the City currently zoned for R -1 Single Family will be developed to meet this growing demand. ACRES PLATTED 700 600 500 400 300 200 100 23. FIG. 3 RECENT GROWTH TRENDS 1978 -83 LEGEND LAND USES SINGLE FAMILY /DUPLEX (698.5 ACRES) MULTI - FAMILY (102.4 ACRES) COMMERCIAL (75.2 ACRES) INDUSTRIAL (9.4 ACRES) Source: Euless Department of Planning & Development (Final Plats 1978-83) 3/15/83 MAP 8 PLATTING TRENDS IN EULESS N 1978 -1983 (FINAL PLATS ONLY) LEGEND 0 SINGLE FAMILY ▪ MULTI - FAMILY - COMMERCIAL ▪ INDUSTRIAL z 2 L. 83SIM 8311113 1 1 1 1 I I 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 MAP 9 EXISTING ZONING, 1983 LEGEND Fl SINGLE FAMILY DETACHED DISTRICT El DUPLEX DISTRICT Ei MULTI- FAMILY DWELLING DISTRICT 12 unit /AC IN MULTI - FAMILY DWELLING DISTRICT 16 unit /AC MULTI - FAMILY DWELLING DISTRICT 24unit /AC Li MOBILE HOME DISTRICT NEIGHBORHOOD BUSINESS DISTRICT "COMMUNITY BUSINESS DISTRICT "LIMITED INDUSTRIAL DISTRICT LIGHT INDUSTRIAL DISTRICT "HEAVY INDUSTRIAL DISTRICT L COMMUNITY UNIT DEVELOPMENT ® PLANNED DEVELOPMENT SPECIFIC USE PERMIT • AIRPORT PROPERTY 26. VIII. MAJOR DEVELOPMENTS The growth and development of Euless is greatly affected by major real estate pro- jects located within or adjacent to the City. In order for a Future Land Use Plan to be viable and realistic, it must take these major projects into account. A brief summary of some of the major developments is provided below (Refer to Map 10 on page 28 for locations): Villages of Bear Creek — A planned 700 acre, mixed use development by the Triland Corporation. This is the largest project ever proposed for the City of Euless. Initial plans indicate the possible development of a regional shopping mall, office buildings, multi - family housing and a greenbelt system. The extension of S.H. 360, American Blvd., and Cheek Sparger Road are pivotal to the success of tbis planned development. Softball World — A planned 15 acre recreation facility for family and nationwide tour- nament participation. It will entail four (4) softball diamonds with games to be broad- cast on Cable TV. Several spin -off financial benefits to Euless restaurants, hotels, and shopping centers are possible. Centreport — Construction is presently underway on this 1,280 acre, mixed use pro- ject located at the south end of the D /FW Airport in Fort Worth. The project will feature apartment and industrial developments along with high -rise office and hotel buildings. The Centreport development will compete directly with the Triland project for new businesses and residents. American Airlines — The recently completed world headquarters along with the ex- isting reservation and flight attendant training center makes this a major employ- ment node. Although not located in the City of Euless, the growth of American Airlines is a major force that attracts new residents to the community. 27. DIFW Airport — D /FW Airport continues to have a tremendous impact on the City of Euless. Everything from property values to land uses and the environment have been affected by the airport. Development has been partially limited by the aircraft noise zones and by the fact that one -third of the City's total land area falls within the air- port. However, Euless' close proximity to D /FW Airport makes it an attractive location for new businesses. Post Oak Village — A proposed apartment, retail and industrial development located in Fort Worth that will extend along Euless' southern boundary from F.M. 157 to S.H. 360. The extensive amount of multi - family housing that is planned for the project will increase traffic on Euless streets and tax City services. Rock Island Transit Line — The Cities of Dallas and Fort Worth are in the process of purchasing the old Rock Island Railroad line south of Euless for a mass transit route. Plans call for the eventual development of a transit terminal near D /FW Airport. This would give the City of Euless ideal access to both downtown Dallas and Fort Worth and other major employment centers. There are numerous other developments that are not specifically mentioned here, but are identified on Map 10. MAP 10 PROPOSED et DEVELOPING PROJECTS co AFFECTING THE CITY OF EULESS INE. H E B NOSP'TAL EXPANSION S H 183 3 z VILLAGES OF BEAR CREEK niFw AIRP ORT ;AMER1 GN AIRLINES> A A HE 1:31.1.RTER Ti TRANSIT LINE 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 /MEIN 29. IX. FUTURE LAND USE CONCEPT P & Z COMMISSION DIRECTIVES After three planning work sessions and a review of all basic data, the P &Z Commis- sion compiled a series of major land use directives. They are summarized as follows: (1) Promote the development of single family housing while protecting the ex- isting single family neighborhoods from encroachment by incompatible land uses. (2) Expand the City's tax base by increasing the amount of quality commercial and industrial land uses. (3) Maintain an adequate level of park, recreational, school, and governmental facilities within each quadrant of the City. (4) Locate commercial and industrial land uses adjacent to major thoroughfares, emphasizing nodal development over strip development. (5) Locate residential land uses on soils suitable for development and outside of flood prone areas. (6) Take into account the market forces that shape the growth and develop- ment of the City. (7) Give existing zoning partial consideration as one of the major forces that influence the organization and use of land within the City. (8) Designate flood prone areas for future open space (public & private) as pro- ,.., posed by the 1976 Park & Recreation Master Plan. (9) Discourage the development of single family housing within the area located in Zone "B" Noise Level, as proposed by the North Central Texas Council of Governments. (10) Evaluate the impact that major real estate developments will have on the growth and infrastructure of the City. (11) Encourage the development of compatible land uses along areas bordering adjacent communities. These guidelines served as the foundation for the development of the General Future Land Use Map (Refer to Map 11 on page 31). MAP 11 GENERAL FUTURE LAND USE MAP, 1983 LEGEND ❑ SINGLE FAMILY RESIDENTIAL ▪ MULTI - FAMILY RESIDENTIAL IN COMMERCIAL ▪ INDUSTRIAL ® PUBLIC 81 QUASI- PUBLIC LA SPECIAL DISTRICT THIS MAP WAS FORMULATED BY THE PLANNING 8 ZONING COMMISSION AND WAS OFFICIALLY ADOPTED BY THE CITY COUNCIL AS A GUIDE TO LAND USE DECISIONS. THIS MAP IS NOT A ZONING MAP AND SHOULD NOT BE CONSTRUED TO REPRE- SENT EXISTING ZONING. MAYOR - HAROLD D. SAMUELS ATTEST: CITY SECRETARY -KAY RAINEY JULY 26. 1983 DATE FINAL READING AIRPORT PROPERTY 1 l l l l l l l l 1 1 l 1 1 1 32. FUTURE LAND USE PROPORTIONS & ULTIMATE POPULATION Based on the General Future Land Use Map, the future land use proportions of Euless are as follows: Land Use Classifications Percentage Single Family Residential 49% Multi - Family Residential 14% Commercial 20% Industrial 6% Public & Quasi - Public 11% The future land use proportions can be utilized to project the City's ultimate popula- tion. This entails the transformation of future single family and multi - family acreages to the number of dwelling units per housing type by using existing residential den- sities (dwelling units per acre). The total number of dwelling units was then multiplied by the average household size to generate the ultimate population. (See Table 4 on page 33 for calculations). 33. TABLE 4 CALCULATIONS FOR ULTIMATE POPULATION Land Use Proportions x Total City Acreages = Land Use Acreages S.F. 49% x 6,860 ac. _ M.F. 14% Land Use Acreages 3,361 ac. 960 ac. x Residential Densities' = Number of Dwelling Units 4.2 du. /ac. 14,116 du. S.F. 3,361 ac. x M.F. 960 ac. 19.3 du. /ac. 18,528 du. Number of Dwelling Units x Average Household Size2 = Population Holding Capacities S.F. 14,116 du. x 2.7 pop /du. _ M.F. 18,528 du. TOTAL POPULATION HOLDING CAPACITY = 38,113 + 50,025 = 88,138 ULTIMATE POPULATION OF EULESS = 88,000 Note: 1. Estimated by the Euless Planning Department .- 2. 1980 Census of Population 38,113 50,025 34. SPECIAL DISTRICTS There are four areas on the Future Land Use Map that have been identified by the P &Z Commission as special districts: Bell Ranch Terrace (S.H. 183 & F.M. 157), the southwest quadrant of the intersection of S.H. 10 & F.M. 157, the area east of Fuller - Wiser Road, and the Westpark Way Office Corridor (Refer to Map 11 on page 31 for locations). These areas are special from the perspective of location, size and the unique circumstances surrounding them. The P &Z Commission recognizes the potential for innovative design and development of these sites. Bell Ranch Terrace, which covers 100 acres, is unique in that it is a large tract of land divided into numerous separate parcels, each individually owned. This has made public improvements to the site unfeasible. At present, efforts are being made to assemble the majority of the parcels under single ownership. The property's high visibility and central location make it an ideal site for a planned, mixed use development. The southwest quadrant of the intersection of S.H. 10 & F.M. 157 has the potential of developing into a family recreation and entertainment district. This is evidenced by the development of the 15 acre Softball World Complex. A project of this type will often attract similar or complementary land uses, such as restaurants, bowling alleys, motels, and other recreational facilities. The area east of Fuller -Wiser Road is the site for the proposed Triland project, Villages of Bear Creek. This development, which encompasses 1 /10th of the City's total land area, will be a planned community similar in concept to "Las Colinas" in Irving. The area east of Fuller -Wiser Road is also entirely within Zone "B" Aircraft Noise Level which will restrict residential development within the proposed project. If Villages of Bear Creek is fully developed, it will greatly enhance the City's identity throughout the Metroplex. The Westpark Way Office Corridor which is located along both sides of the northern section of Westpark Way is developing into the professional /medical district of Euless. This is largely due to its proximity to H.E.B. Hospital. The present expansion of the hospital will further the development of medical offices along both Westpark Way and the S.H. 183 service road. 35. X. SUB-AREA PLANNING & LAND USE MANAGEMENT The General Future Land Use (F.L.U.) Plan is utilized in guiding decisions in the legislative, executive, and judicial branches of government, as well as private investment decisions. It also serves as a point of departure for follow -on planning and land management activities. After the official adoption of the F.L.U. Plan, the planning process should shift attention to sub -area or sector plans. Sub -area plans are detailed extensions of the F.L.U. Plan. These plans address urban design alternatives and issues associated with the compatibility of various land uses. The perimeters of these plans usually coincide with those of existing definable geographic areas such as neighborhoods (Westpark Way Estates), urban transition areas (S.H. 10 Commercial Strip) and special development districts (Bell Ranch Terrace). The F.L.U. and Sub -area Plans delineate what is considered the most desirable and practical development scenarios for the community. Land Use Management, which is the next step in the planning process, provides the methods for assuring compliance and implementation of these plans. One of the more common land management tools is the zoning ordinance. The enactment and amendment of a zoning ordinance should be guided by the contents of the plan. The Standard State Zoning Enabling Act of the 1920's stated that zoning "should be in accordance with a comprehensive plan." Developers are required to make their proposals comply with the plan, as well as the zoning requirements of the city, or be denied permission to develop. In addition, the daily administration of the zoning process can be utilized to reflect policies and directions set forth in the Land Use Plan. 36 Subdivision regulations, like the zoning ordinance, can also be designed and administered in such a way as to deal with the forces that shape land use in the City. It therefore becomes another tool for effectuating the recommendations of the plan. Capital improvement programs have also been traditionally thought of as implementation devices. To bring about the desired land use patterns, the local government must design and program public improvement projects in accordance to their land use policies. Priorities will need to be developed for future capital improvements. Other studies on revenue sources, as well as the costs and benefits of major projects, are crucial to the implementation process. 37. XI. REFERENCES American Planning Association & The International City Management Association. The practice of Local Government Planning. Washington D.C., 1979. Chapin, F. Stuart, Jr., and Kaiser Urban Land Use Planning, 3rd Edition University of Illinois Press, 1979. City of Arlington, Planning Department Summary: 1980 Land Use Plan Colorado Division of Planning, Department of Local Affairs Comprehensive Planning — A Manual For Colorado Planners and Land -Use Administrators. Denver, Colorado, January, 1977. Greenberg, Krueckeberg and Michaelson. Local Population and Employment Projection Techniques. New Brunswick, N.J.: Center for Urban Policy Research, Rutgers University, 1978. H -E -B Independent School District (Carl B. Jones, Ed.D., Director of Support Services) Knowlton - English- Flowers, Inc. Master Development Plan for the City of Euless Water System, March, 1983. Fort Worth, Texas. Krueckeberg, Donald A. and Silvers. Urban Planning Analysis: Methods and Models. New York: John Wiley and Sons, 1974. North Central Texas Council of Governments. Airport Environs Land Use Guidelines. Arlington, Texas, 1971. 38. Oppenheim, Norbert. Applied Models in Urban Regional Analysis. Prentice -Hall, Inc., Englewood Cliffs, N.J., 1980. Owen Ayres & Associates, Inc. Comprehensive Planning Study - Interim Report, 1983 City of Richland Hills, Texas. Schrickel, Rollins and Associates, Inc. Park Plan for the City of Euless, May, 1976. Arlington, Texas. Shryock and Siegel. The Methods and Materials of Demography. U.S. Department of Commerce, Bureau of the Census, 1980 The University of Texas at Arlington - CIRP, 1980. (Dr. Ard Anjomani). Land Use Analysis and Planning for the City of McKinney, Texas. The University of Texas at Arlington - SAED, 1982. (R. Gene Brooks, Assoc. Professor). Regional Environmental Analysis of District "0". Fort Worth, Texas. The Urban Land Institute. Volume II Management and Control of Growth. Washington, D.C., 1975.