HomeMy WebLinkAbout93-833 11-23-1993RESOLUTION NO. 93 -833
A RESOLUTION ADOPTING THE 1993 CITY OF EULESS
COMPREHENSIVE LAND DEVELOPMENT PLAN FOR THE
CITY OF EULESS, TEXAS.
WHEREAS, in order to effectively plan for infrastructure and to
deliver city services adequately to serve the citizenry of the City
of Euless, a master plan that describes the future development of
the City is required; and,
WHEREAS, pursuant: to Section 211.004 of the Texas Local. Government
Code, Cities using zoning powers to regulate land use must do so in
accordance with a comprehensive plan; and,
WHEREAS, pursuant to the Euless City Charter, it is the
responsibility of the Planning and Zoning Commission to develop and
recommend a comprehensive plan to guide the future development of
the City; and,
WHEREAS, development patterns and community wants and needs have
changed since the adoption of the "1983 City of Euless General
Future Land Use Plan "; and,
WHEREAS, the City has reassessed and developed goals, objectives
and policies to guide the future development of the City of Euless;
and,
WHEREAS, it is the opinion of the Planning and Zoning Commission
that the attached document entitled "City of Euless Comprehensive
Land Development Plan, 1993" represents the best application of
these goals /objectives and policies on the physical development of
the City.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EULESS THAT the
"1993 Comprehensive Land Development Plan" developed for the City
of Euless, Texas, and endorsed by the City's Planning and Zoning
Commission, hereby be adopted and become the primary document to
base all land use decisions on.
APPROVED AND ADOPTED at a regular meeting of the City Council of
the City of Euless, Texas on the 23rd day of November, 1993, by a
vote of 6 ayes, 0 nays, and 0 abstentions.
ATTEST:
usan Cr m, CMC
City Secretary
cea
Mary L
Mayor
Saleh,
COMPREHENSIVE LAND DEVELOPMENT PLAN
November 1993
COMPREHENSIVE
LAND DEVELOPMENT
PLAN
November 1993
THE
CITY
CITY OF EULESS, TEXAS
COMPREHENSIVE LAND DEVELOPMENT PLAN
CITY COUNCIL
Mary Lib Saleh - Mayor
Bobby Baker Mayor Pro-Tem
Frank Douglass
Henry Boatright
Charlie Miller
Todd Smith
PLANNING AND ZONING COMMISSION
Ronald A Young- Chairman
John Deithloff
Jack Hill
Billy F. Owens
Carl Tyson
George W. Zahn
Joy Baldwin
STAFF
Tom Hart - City Manager
Joe Hennig - Assistant City Manager
Susan Crim - City Secretary
Randy Byers - Director of Public Works & Development
Rod Tyler, AICP - City Planner
Prepared by:
THE CITY COUNCIL
AND
PLANNING AND ZONING COMMISSION OF
THE CITY OF EULESS
Assisted by:
PLANNING RESOURCES GROUP
November 1993
Acknowledgements
Planning Resources Group wishes to thank the City Council, Planning and Zoning Commission, City
staff, and citizens of Euless for allowing us to present this Comprehensive Land Development Plan to
the community. Special appreciation is given to Mr. Harold D. Samuels, past mayor, Mr. Peter Staks,
past council member, and Mr. J. C. Jones, past Planning and Zoning Commission vice chairman for
their guidance and direction. In addition, the City staff, in particular Mr. Rod Tyler, AICP, City
Planner, and Mr. Joe Hennig, Assistant City Manager, provided significant assistance in the
completion of the plan. It is our sincere desire that this document will be a useful tool to the citizens
of Euless for many years to come.
This document represents the culmination of field studies, analyses, and requirements regarding the
nature of future development in the City of Euless. The document provides an inventory of existing
land use, a statement of goals and objectives, an analysis of demographic conditions, and a
description of long range plans for land uses within the limits of the City of Euless.
It is important to note that it is only a plan. It does not represent law or imply legal restrictions upon
property, not in itself. However, the Comprehensive Land Development Plan does provide the
governing body and policy advisory bodies of the City of Euless with guidelines, policies and
standards from which to base decisions regarding zoning, platting, and establishment of capital
improvements programs. The authority of this document lies in the fact that it is a foundation upon
which development decisions should be made. Texas law states in Section 211.004 of the
Government Code that zoning regulations must be adopted in accordance with a comprehensive plan.
Therefore, for this document to be a viable tool, methods of implementing the plans contained herein
are required. These implementation methods are generally found in the Subdivision Regulations and
Zoning Ordinances of the City. Upon the completion of the revisions to these documents, the City
will have adequate tools to control, guide, and shape the physical development of the community.
1
Table Of Contents
City of Euless Comprehensive Land Development Platt
Description Page
Acknowledgements
Table Of Contents ii
List Of Tables iv
List Of Figures iv
Executive Summary
Summary of Land Use Policies Relative to Goals and Objectives 1
Summary of Land Use Policies Relative to Physical Impacts 2
Summary of Land Use Policies Relative to Flood Plains and Flood
Prone Areas 2
Summary of Land Use Policies Relative to Areas Impacted
by Existing and Future Environmental Elements 3
Summary of Land Use Policies Relative to Urban Form Principles 3
Summary of Implementation Policies 4
Demographics
Methodology 5
Historical Population 5
Demographic Characteristics 5
Potential Impacts on Land Use 6
Residential Units 9
Future Population 9
Anticipated Holding Capacity 12
Existing Land Use
Existing Land Use Characteristics 14
Low Density Residential / Single Family 16
High Density Residential 1 Multi -family 19
Commercial Land Use 19
Industrial / Manufacturing Land Use 20
Public and Quasi Public Land Use 21
Vacant / Undeveloped Land 23
11
Description Page
Plans
Introduction 24
Land Development Plan 25
Influence of Goals and Objectives on the Land Development Plan 27
Influence of Physical Elements on the Land Development Plan 29
Urban Form Applications 40
Implementation
General 43
Adopted Policies 44
Checklists, Forms, and Applications 44
Ordinances 45
Appendix A - Goals, Objectives, & Policies 47
iii
List of Tables
Table No. Description Page
1 Analysis of 1990 Population Demographics According to Race Percentage 7
2 Age Distribution for the City of Euless 8
3 Housing Unit Breakdown 10
4 Population Projections for the City of Euless 11
5 1990 Existing Land Use for the City of Euless 15
6 Existing Parks 22
7 Future Land Use 25
List of Figures
pure No. Description Page
1 1990 Distribution of the City of Euless Population By Race 7
2 1990 Age Distribution for The City of Euless 8
3 Housing Unit Breakdown for the City of Euless 10
4 Population Projections for the City of Euless 11
5 Existing Land Use Map 17
6 Viable Neighborhoods 18
7 Land Use Map 26
8 Neighborhood Concept 33
9 Thoroughfares 35
10 Flood Prone Areas 37
11 Significant Aircraft Noise 39
iv
Comprehensive Land Development Plan Euless, Texas
Executive Summary
This Comprehensive Land Development Plan was initiated by the City Council. It
was prompted, in part, by recognition of the changing economic conditions occurring
in the Metroplex. In addition, previous planning documents had become out of date
and local officials realized the need to establish a fresh approach toward solving
complex development related problems facing the community.
The text, tables, charts, and figures contained herein provide an inventory,
description, analysis, policies and plans regarding the Comprehensive Land
Development Plan for the City of Euless. This executive summary has deliberately
been placed at the front of this document in order to emphasize the conclusions and
requirements of the planning efforts described in detail in the text of this report.
Summary of Land Use Policies Relative to Goals and Objectives
1. It shall be the policy of the City to utilize the goals, objectives, and policies as
the foundation of authority pertaining to future land development in Euless. (p. 25)
2. It shall be the policy of the City, that upon the occasion that the "highest and
best" use of a parcel of land appears to be in conflict with the Comprehensive Land
Development Plan map, sound planning principles as contained in the goals and
objectives shall be used as a guide to determine appropriate land use. (p. 25)
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Comprehensive Land Development Plan Euless, Texas
Summary of Land Use Policies Relative to Physical Impacts
3. Commercial Corridor and Nodal Development: It is the policy of the City of
Euless to encourage commercial uses to develop in corridor patterns along freeways
and/or thoroughfares or in a nodal pattern at the intersection of two thoroughfares.
The existence of three major thoroughfares within the City limits of Euless, State
Ilighways, 121, 183 and 360 dictate a strong "corridor" urban form development. (p.
29-31)
4. Strip Commercial Controls: It is the policy of the City to regulate development
such that commercial development occurring in "corridor form" does not assume the
characteristics of "strip commercial" development. Commercial parcels in corridor
development should not have lot depths that exceed 300 or 400 feet. Deeper
development will likely create possible conflicts in land uses and produce potential
land -locked properties as the parcel develops incrementally. (p. 30)
5.h Intense Commercial Nodes: It is the policy of the City to encourage the
development of two locations which are especially well suited for high intense
commercial activity. The first site is located at the north west intersection of S.H.
183 and S.H. 360; and the second site represents an expanded node located adjacent
to S.H. 121 and bounded by Mid Cities Blvd., Glade Rd., and Heritage Lane. (p. 31)
Summary of Land Use Policies Relative to Flood Plains and Flood Prone Areas
6. Linear Parks and Open Space Linkages:_ The City of Euless recognizes that
flood prone areas provide an excellent opportunity for linear parks and open space
linkages between parks. This plan incorporates these flood prone areas into the park
system. In some locations the area available is great enough to allow more than just
a linear linkage. In these locations other recreational facilities, both active and
passive will be provided. (p. 37)
7. Utilization of Drainage Channels Between Subdivisions: In areas where
narrow drainage channels exist between subdivisions, the City will encourage
innovative treatment to make drainage ways aesthetic as well as functional.
Walkways and landscaping may be applied as space allows. These drainage
channels and linear green space may also serve as a buffer or screen between
differing or incompatible land uses. (p. 37)
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Comprehensive Land Development Plan Euless, Texas
Summary of Land Use Policies Relative to Areas Impacted by Existing and Future Environmental
Elements
8. Existing Significant Aircraft Noise Areas: It shall continue to be the policy of
the City to require land uses located east of Fuller -Wiser Rd. to be subject to the
following requirements: (p. 39)
a) Noise Attenuation techniques applied to all noise sensitive land uses;
b) Avigation easements executed prior to any construction or use of
property; and
c) The construction of single family dwelling units are prohibited.
9. Expanded Significant Aircraft Noise Area: It shall be the policy of the City to
require land uses located west of Fuller -Wiser Rd. and east of Euless Main St. to be
subject to the following restrictions: (p. 39)
a) Noise Attenuation techniques applied to all new single family and other
noise sensitive uses;
b) Avigation easements executed prior to any construction or use of
property ; and
c) No prohibition of single family units in this area for developments that
are preexisting and are not fully developed.
Summary of Land Use Policies Relative to Urban Form Principals
10. Utilization of Neighborhood Concept: It is the City's policy that the
neighborhood concept is the general guide relative to planning principles for
development. The concept places primary emphasis on creating neighborhoods that
buffer the impacts of elements from outside the neighborhood system. Its primary
characteristic is the integrity of residential development and promotes the use of land
uses of varying intensity as buffers and transitions. (p. 32)
11. Urban Form South of S.H. 183: Because tliis area is essentially "built -out",
the City requires that the following considerations be observed:
a) Where ever possible, drainage areas will be utilized for open spaces,
green areas, pathways, and linkages to other park facilities.
b) Appropriate landscaping and sloping of channels shall be required.
c) Commercial nodes and corridors will be identified and established at the
time of zoning and re -development.
d) Buffering and screening is required of new commercial and industrial
development along common borders of less intensive uses.
Page 3
Comprehensive Land Development Plan Euless, Texas
e) Land use regulations, as established by the U.S. I-Iwy 10 Overlay District
shall be observed. (p. 41)
12. Urban Form North of S.H. 183: It is the City's policy to guide future
development, in undeveloped areas, in accordance with planning principles relative
to corridor and nodal commercial development and the development of the
neighborhood concept. (p.42)
Summary of Implementation Policies
13. Conformance with the Plan: The City requires conformance with the
Comprehensive Land Development Plan. All zoning requests are to be measured for
compatibility with the Plan. Staff reports written on platting and zoning issues shall
include commentary on the conformance with the request with the Plan. Non-
conformance with the Comprehensive Land Development Plan may be sufficient
grounds for denial or a negative recommendation of the request. The Planning and
Zoning Commission shall provide its own comments on the conformance of any
issue. (p. 44)
14. Maintenance of the Plan: The City hereby adopts a policy to have a written
staff review of the Plan annually. The Planning and Zoning Commission shall
conduct an annual planning retreat to review staff comments, consider changes
occurring in the community, and monitor their impacts on the condition of the Plan.
The results of these efforts will be to recominend that the Plan be either maintained
in its current condition for one more year or that it, or a portion there of, be revised to
comply with current development goals and objectives being observed by the City.
(p. 44)
15. Checklists, Forms, and Applications:. Checklists, forms, and applications are
the basic "hands on" tools that assist the administrator in determining compliance
with adopted City plans and policies. All checklists, forms, and applications that
relate to land use development shall be revised periodically to include verbiage
requiring compliance with the Comprehensive Land Development Plan. (p. 44)
Page 4
Comprehensive Land Development Plan Euless. Texas
Demographics
Methodology
The data gathered to determine the demographic characteristics of the City of
Euless utilized the 1990 U.S. Census. This source provided information on total
population, as well as breakdowns according to age, sex, and racial characteristics.
In addition, the 1990 Census provided information regarding housing units as well as
occupancy and vacancy characteristics.
Historical Population
In 1915, the population of Euless was 25 persons. This number grew to 40 citizens by
the year 1940. The City incorporated in 1954 and adopted a council-manager form of
government. In 1960, the population reached 4,263 persons. In 1970 Euless had
grown to 19,316 persons. The final census for 1980 found the city population at
24,002 persons.
Demographic Characteristics
According to the 1990 U.S. Census the City of Euless has a total population of 38,149
persons. The most recent estimate (January 1, 1993) places the city's population at
38,900.1 The racial characteristics of the City is shown on Table 1. Analysis of
1City of Euless Land Use Assumptions & Living Unit Equivalents February, 1993 Planning and Engineering
Department,
Page 5
Comprehensive Land Development Plan Euless, Texas
1990 Population Demographics According to Race Percentage and Figure 1,
Distribution of the City of Euless Population by Race. The majority of the population
in the City of Euless is white, accounting for 86.5% of the City. This is followed by
Asian / Pacific Islanders which account for 5.1% and Black which accounts for 4.6%.
The remaining 3.8% is divided among American Indian / Eskimo 1 Aleut, and Other.
Persons of Hispanic origin (of any race) account for 7.9% of the City of Euless.
Potential Impact on Land Uses
The demographic characteristics of the City of Euless provided an understanding of
potential habitation trends. From those characteristics a profile of a typical resident
may be developed. This profile should be considered as land use types are analyzed.
The distribution of population by age is provided in Table 2, Age Distribution for the
City of Euless and Figure 2. Age Distribution for the City of Euless on page 8. The
Census data indicates that the there are almost an even number of males and
females in the City of Euless. The number of females is 19,203 while male residents
number 18,946 persons. The typical profile of a Euless resident would indicate that
the resident is a white female who is 30 years of age. The resident lives in a single
family dwelling unit, and consistent with the young age of the resident, school age
children reside within the dwelling.
This profile is consistent with land use goals and objectives that encourage
residential land uses for families, typically single family. The demographic
characteristics also indicate a large quantity of people in the "first home" category,
approximately 11% between the ages of 18 and 24 and an unknown quantity between
25 and 30. This would utilize multi -family land uses. In addition these two
population groups, young families and "first home" buyers, also require adequate
recreation opportunities which are integrated within parks, green belts, and open
spaces.
It is important to notc that, regardless of the profile developed for Euless from
demographic data, impacts on land uses within Euless are subject to regional
influences of the Metroplex. Major thoroughfares provide easy access to Euless,
which enable population and employment centers in Arlington, Bedford, Collcyville,
and Grapevine to utilize residential as well as commercial opportunities in the City.
Page 6
Comprehensive Land Development Plan Euless. Texas
Table 1
Analysis of 1990 Population Demographics According to Race Percentage
Race Percentage
White 86.5%
Black 4.6%
American Indian / Eskimo / Aleut 0.5%
Asian / Pacific Islander 5.1%
Other 3.3%
TOTAL 100%
Hispanic (of any race)* 7.9%
* The 7.9% of Hispanic population is not included when summing up the total
percentages for the City because a member of any race can also be of Hispanic Origin.
Source: 1990 U.S. Census
Asian/Pacific Islander Other
American Indian, Eskimo, Aluet.
Black
Figure 1
1990 Distribution of the City of Euless Population By Race
White
Page 7
Comprehensive Land Development Plan Euless, Texas
Age
Group
85-over
75-85 yrs
65-75 yrs
60-65 yrs
55-65 yrs
45-55 yrs
25-45 yrs
20-25 yrs
18-20 yrs
16-18 yrs
5-16 yrs
0-5 yrs
Table 2
Age Distribution for the City of Euless
Age Population Percentage of Population
0 -5 yrs. 3,371 9%
5 - 16 yrs. 5,620 15%
16 - 18 yrs. 882 2%
18 - 20 yrs. 1,449 4%
21 - 25 yrs. 2,711 7%
25 - 45 yrs. 16,336 43%
45 - 55 yrs 3,912 10%
55 - 60 yrs. 1,373 3%
60-65yrs. 971 2%
65 - 75 yrs. 1,046 3%
75 - 85 yrs. 361 1%
Over 85 vrs. 117 <1 %
Total Population 38,149 100%
Source: 1990 U.S. Census
•
0
5000 10000 15000 20000
Population
Figure 2
1990 Age Distribution for The City of Euless
Page 8
Comprehensive Land Development Plan Euless, Texas
Residential Units
Future Population
A summary of the housing unit types is shown in Table 3, Summary of Housing Unit.
This summary of housing units is presented graphically on Figure 3, Housing Unit
Breakdown for the City of Euless. The majority of housing in the City of Euless is
single family (one unit) detached housing which accounts for 43% of the total housing
units within the City. Also included in the low density category is single family
attached which accounts for approximately 8% of the total housing units in Euless.
Low density residential housing accounts for a slight majority of the housing units in
the city with 52%, while high density or multi -family housing accounts for 48% of the
total number of housing unit within the City. This is consistent with the demographics
of the City as described earlier.
The 1990 U.S. Census indicated that there is a 90% occupancy rate overall in the City
of Euless. Of the single family housing units the occupancy rate is just below 97%
while the multi -family housing occupancy rate is approximately 87%. According to the
Census there are an average of 2.46 persons per household in Euless. Of these
households the majority are married couple families accounting for 52% while female
headed households account for approximately 10%. The remaining households are
made up of "non -family units" or persons living alone or in group quarters.
It is important to include analysis of future population when planning the future land
use of a city in order to provide for the future needs of a community. The future
population projections for the City of Euless are sunnmarized in Table 4, Population
Projections for the City of Euless, and are graphically presented in Figure 4,
Population Projections for the City of Euless.
Population figures, for Euless, have been estimated on increments of ten year
periods, beginning with year 2000. A twenty (20) year planning period is typical
when planning for future development of a city. Table 4 has included year 2020 in
the estimate since the actual twenty year period will occur between years 2010 and
2020. I-Iowever, anything beyond twenty (20) years becomes difficult to forecast
because of the dynamics of economics, politics, and culture.
Page 9
Comprehensive Land Development Plan Euless, Texas
Table 3
Housing Unit Breakdown
Structure Type # of
Dwelling Units
% of
Total
Single Family / Low Density Residential
1 Unit Detached 7,330 43%
1 Unit Attached 1,300 8%
Mobile/Modular Homes 209 1%
Sub Total 8,839 52%
Multi -family / High Density Residential
2 to 4 Unit Structures 1,504 9%
5 to 9 Unit Structures 1,843 10%
10 Plus Unit Structures 4.931 29%
Sub Total 8,278 48%
TOTAL 17,117 100%
Source: 1990 U.S. Census
Higher Density Residential Uses
10 Units or More
5-9 Unit Structure
Low Density Residential Uses
1 Unit Detached
2-4 Unit Structure 1 Unit Attached
Mobile/Modular Home
Figure 3
Housing Unit Breakdown for the City of Euless
Page 10
Comprehensive Land Development Plein Euless. Texas
70,000
60,000 —
50,000 —
Population _
40,000 —
Year
Table 4
Population Projections for the City of Euless
Population Growth Rate
1950 150
1960 4,263 39.75%
1970 19,316 16.31%
1980 24,002 2.20%
1990 38,149 4.74%
2000 44,700 1.60%
2010 49,500 1.03%
2020 52,700 0.63%
Source: City of Euless Population Forecasts - 1950 to Holding Capacity
Department of Development & Operations 11/23/92 Developed from
NCTCOG 1986 Population / Employment forecast.
Anticipated Holding Capacity = 69,000
Projected Population
38,149
30,000 —
20,000 —
Historic Population
10,000
0
1950 1970 1990 2010 2020
Years
Figure 4
Population Projections for the City of Euless
Page 11
Comprehensive Land Development Plan Euless, Texas
Future population growth within the City of Euless is greatly influenced by the
dynamics of the Metroplex and particularly the Mid -Cities area. It is probable that
population growth rates will vary significantly as unforeseen factors are introduced or
eliminated from the Metroplex dynamic. Similarly, as economic development
occurs within the Mid -Cities area, the City of Euless will continue to capture a
portion of that growth. This is especially so as available residential land continues to
be absorbed in adjacent communities.
Particularly significant for the City of Euless is the fact that a substantial quantity of
developable land is planned to be used for multi -family purposes. Multi -family uses
are being discouraged in adjoining communities. This opens a viable market for this
high density use within the City of Euless. Combined with the fact that adjacent
communities are experiencing an occupancy rate near 95% for multi -family, the
likelihood of increased population is good.
Anticipated Holding Capacity
In order to obtain projected population estimates for the future of the City, it was
necessary to determine the "anticipated holding capacity" Tlus is the tens used to
describe the total number of persons that could reside in the City in the event that all
available residential land has been developed and is occupied. It is the amount of
people that the land will hold.
The following methodology was used in developing the anticipated holding capacity.
The percentage of residential land area for single family and multi -family was
obtained from the future land development map. An average persons per acres
multiplier for single family of 12.0 and a multiplier of 36.6 for multi -family were
utilized to establish the a total possible population for the City of Euless. The
resulting anticipated holding capacity is approximately 69,000 persons. Using a
computer trends program to project future population, taking into consideration the
holding capacity of 69,000 persons, it is anticipated that this holding capacity will
not be reached until sometime between the years 2040 and 2050. As mentioned
Page 12
Comprehensive Land Development Plan Euless. Texas
earlier, the Comprehensive Plan gcnerally covers a time horizon of twenty years.
Therefore, projections made this far into the future may not be realistic. It is
important to update population projections periodically.
Page 13
Comprehensive Land Development Plan Euless. Texas
Existing Land Use
Existing Land Use Characteristics
Before planning for the future, it is important to have a sense of the present condition
within a city. One of the efforts that is undertaken in the first phase of the planning
process is the gathering of data on existing conditions.
Existing land use represents how the land is currently being used. Often, an analysis
of current land use will provide the analyst with an understanding of development
trends that have been and are being established. This analysis also provides City
officials with an opportunity to correct trends that may be detrimental to future
development and to initiate policies that will encourage development in accordance
with goals and objectives desirable to the City.
Existing land use was provided by the Department of Planning and Engineering for
the City of Euless. The City of Euless maintains detailed land use data on its
Geographic Information System (GIS). This data was originally obtained by using
aerial photos, plat records, building permit records and on the ground surveys.
Systematic updates of this data provides detailed information of each land parcel
that can easily be manipulated, tallied and mapped.
In analyzing the existing land use for the Comprehensive Land Development Plan,
land uses have been grouped in the following categories.
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Comprehensive Land Development Plan Euless. Texas
• Single Family (Low Density)
• Multi -Family (High Density)
• Commercial Office / Retail
• Industrial / Manufacturing
• Churches
• City Facilities
• Schools
• Parks and Open Space
• Vacant
The number of acres for each of these uses as well as the percentages each
represents are included in Table 5, Existing Land Use. Percentage of developed
land is provided as well as a break down of area percentages including the area of
Euless, utilized by the Dallas Fort Worth International Airport (D/FW), and the
percentage of land in Euless not including the DFW Airport.
Table 5
1990 Existing Land Use for the City of Euless
Land Use Sum % of Dev. Percent
Description Acres Area w/DFW w/out DFW
Low Density 1,979 57.2% 19.4% 28.7%
(single family)
High Density 458 13.2% 4.5% 6.6%
(multi -family)
Commercial 337 9.8% 3.3% 4.9%
Industrial/Manufacturing 178 5.1% 1.7% 2.6%
Schools 186 5.4% 1.8% 2.7%
City Facilities 38 1.1% 0.4% 0.6%
Park & Open Space 220 6.4% 2.2% 3.2%
Churches 56 1.6% 0.5% 0.8%
Hospital 6 0.2% 0.1% 0.1%
TOTAL DEV. AREA 3458 100%
Right -of -Way 1,243 12.2% 18.0%
Vacant Land 2,197 --- 21.6% 31.8%
Dallas Fort Worth 3,295 --- 32.3%
International Ai rport
CITY TOTALS 10,194 100% 100%
AIRPORT 3,295 32.3%
NON AIRPORT 67.7% 6,900
Source: City of Euless Department of Planning and Engineering
Page]5
Comprehensive Land Development Plan Euless, Texas
Low Density Residential / Single family
Single Family or low density residential includes both single family attached and
detached, as well as modular homes and duplex style housing. This type of
development accounts for 28.7%, of the City of Euless. Figure 5, Existing Land Use
Map, indicates the existing development of land uses within the City of Euless. As
shown on the Existing Land Use Map there is a limited amount of land available for
future single family residential.
The existing low density residential land use in Euless is generally located in well
defined neighborhoods. These neighborhoods generally conform to the "neighborhood
concept" defined in the future land use section of this document. An example of a
neighborhood is the area bounded by Harwood Road on the north, N. Main Street on
the east, S.H. 183 on the south, and N. Industrial Blvd on the west. This
neighborhood is almost completely built out. There arc a few remaining vacant
tracts of land along the borders which would be appropriate for commercial
development. The low density residential land in this neighborhood is limited to the
interior of the neighborhood. Midway Park Elementary School, Euless Junior High
School and Trinity High School are located ill this neighborhood as well a City park
and the City Hall Complex.
While the neighborhood concept principles address more than just residential land
uses its primary function is to protect these uses from other more intense uses. It is
important to note that the City of Euless has several well defined neighborhoods
which function according to the principles of the neighborhood concept. The various
neighborhoods which are defined by the major arterials surrounding them are shown
on Figure 6, Viable Neighborhoods.
Some of these neighborhoods have developed fully while others exhibit some of the
characteristics of the concept but have yet to develop completely. If measures
encouraging development in accordance with the neighborhood concept are followed,
development should occur accordingly.
Page.16
• •
40 • • 71
•-
• • 4 ::
1993 Existing Land Use
▪ •
0 Single Family (Low Density)
D Single Family Attached & Duplex (Medium Density)
• Mobile Homes (Medium Density)
• Multi -Family (High Density)
IN Commercial Office Retail
• Industrial Manufacturing
• Church
• School
• City & Other Semi -Public Facilities
• Parks & Open Space
0 D/FW Airport
• Right Of Way
El Vacant
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Planning & Engineering
COMPREHENSIVE LAND DEVELOPMENT PLAN
VIABLE NEIGHBORHOODS
LEGEND
Denotes probable boundaries of viable
neighborhoods
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Figure 6
CITY OF EULESS
Comprehensive Land Development Plan
A/ Existing Street
Planned Land Use
Low Density Residential
n High Density Residential
n Churches
n Retail / Commercial
Industrial / Manufacturing
® Parks / Open Space
n ROW
Schools & City Facilities
?�
T H E[ CITY Of
EtrILESS
Planning & Engineering
COMPREHENSIVE LAND DEVELOPMENT PLAN
LEGEND
LAND USE MAP
1,4m. Dcnsit' Residential
High Density Residential
Commercial
Industrial
l'u bile
Quasi - Public
Parks & Open Space
Ipestet . • W. Pipeline Rd. _
A._,.1am
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Figure 7
Comnrehensive Land Development Plaii Euless. Texas
High Density Residential / Multi -family
Multi -Family or high density residential is comprised of a combination of
apartments, condos, townhouses, 3-plex and 4-plex housing. High density residential
uses account for 6.6% of the City of Euless and are distributed throughout the City.
The majority of the high density residential land use is located on the eastern side of
the City adjacent to the property utilized by the Dallas Fort Worth International
Airport (D/FW) along S.H. 360. There is also a substantial amount of vacant land in
this area which would be appropriate for future high density residential development.
In addition, there are several multi -family tracts located in the western portion of the
City adjacent to S.H. 183 as well as along S.H. 10.
These areas buffer the low density residential development from the commercial uses
located along the highways. The neighborhood bounded by S.H. 10 on the northwest,
N. Main Street on the east, Pipeline Road on the south, and S. Industrial Blvd. (S.H.
157) on the west is an example of this buffering technique particularly at the
intersection of Industrial Blvd and S.H. 10. There is a node of commercial
development located on the corner. Multi -family land use buffers the low density
residential land use which is located in the interior of the neighborhood.
Commercial Land Use
Cominercial land uses within the City of Euless consist of retail stores, restaurants,
consumer service and commercial recreation facilities, hotels, banks, professional
and business offices, and medical and law offices. The majority of commercial land
uses in the City of Euless are concentrated in the southern portion of the City. Much
of the existing commercial land use has developed along the corridors of major
thoroughfares in the City. For example, the corridor adjacent to S.H. 10 (W. Euless
Blvd) supports a substantial amount of commercial development along it. A second
concentration of commercial development occurs along Main Street north of S.H. 183
to Harwood Road. This areas has also developed in a "corridor commercial" pattern,
as defined in the future land use section of this document.
In addition to the corridor pattern of development, commercial land uses also tend to
develop in a "nodal" pattern at the intersections of major thoroughfares. This is the
case at the intersection of Main Street and Harwood Road. Commercial uses have
also developed in a nodal form at the intersection of S. Industrial Blvd. and S.H. 10.
Page19
Comprehensive Land Development Plan Euless. Texas
These node and corridor patterns are a part of the neighborhood concept principles
which recommend appropriate locations for various land uses including commercial
land uses. Typically these uses are located at the intersections of the major
thoroughfares of this neighborhood unit. The intersection of S.H. 183 and Euless
Main Street supports a larger commercial node (areas of commercial development at
the intersections of thoroughfares) while the intersection of the smaller arterials such
as Harwood and N. Main support smaller nodes of commercial development.
Another example of an area that exhibits characteristics of the neighborhood concept
is the area bounded by Mid -Cities Blvd. on the north, N. Industrial Blvd. on the west,
Harwood Road on the south and N. Main Street on the east. This area is served by
two schools and Bob Eden Park. There is a very limited quantity of commercial
development in this neighborhood at the present time. However, there is available
land at the intersections of the bounding thoroughfares for future commercial land
uses. While the neighborhood concepts primary function is to protect residential land
uses from more intense land uses it also provides principles for locating these more
intense land uses. Again, if measures encouraging development in accordance with
the neighborhood concept are followed, development should occur accordingly
providing protection for all land uses.
Industrial / Manufacturing Land Use
Industrial and Manufacturing land uses account for 178 acres of land within the City
of Euless. This is approximately 2.6% of the City not including that land which is
utilized by the Dallas / Fort Worth International Airport (D/FW). Planning principles
indicate that these types of uses should be located adjacent to thoroughfares,
railroads, and other transportation facilities. Due to the high percentage of right-of-
way (18%) within the City of Euless there is a substantial amount of land available
for this type of higher intensity land use. The majority of industrial / manufacturing
land use is located just southeast of S.H. 10. Included in this area currently are an
International Business Park, an Airport Business Park, and Baccarac Industrial Park.
There is a substantial amount of vacant land in this area available for future
industrial development. In addition there are several large tracts of industrial /
manufacturing development just west of S.H. 121.
Page20
Comprehensive Lana Development Plan Euless, Texas
Public and Quasi Public Land Use
Public and Quasi Public land uses include schools, churches, public buildings, parks,
recreational facilities and open space. These uses account for 506 acres of land
within the City. Of that total, 186 acres are utilized by schools, thirty-eight (38)
acres for city facilities, 220 acres are parks and open space, fifty-six (56) acres are
made up by churches, and six(6) acres are used by hospitals.
Schools- There are ten schools serving the community of Euless which are located
within the City limits. These include; Bear Creek Elementary, Lakewood
Elementary, North Euless Elementary, Midway Park Elementary, South Euless
Elementary, Oakwood Terrace Elementary, Wilshire Elementary, Central Junior
High, Euless Junior High, and Trinity High School. The locations of these
educational facilities are indicated on the Land Use Plan. In most cases they are
located within neighborhoods. Either in the interior as in the case of the elementary
schools, or on the exterior boundary which provides easier access and traffic
circulation for junior high schools and the High School.
City Facilities- City facilities account for thirty-eight (38) acres of land within the
City of Euless. The largest portion of this type of land use is utilized by the City
Hall Complex which includes the library, the City's administrative offices, the police
facilities, and maintenance facilities for the City. There is additional land available
in this area for the future development of an expanded City Facilities Campus to
include facilities for economic development activities and special community event.
The other city facilities, which are located at various sites throughout the City,
include, pump stations and fire stations.
Churches- There are fifty-six (56) acres utilized by churches in the City of Euless.
There are twenty approximately (20) churches located throughout the City.
Parks and Open Space- In June of 1988 the City of Euless updated their Park Plan
which indicates that there are 220 acres of parks, recreational facilities, and open
space within the City of Euless. The existing parks include twelve (12) parks with
various facilities provided at each. Table 6, Existing Parks is an inventory of
existing parks.
Page21
Comprehensive Land Development Plan Euless. Texas
Name
Village of Bear Creek
(40 acres)
areas,
Wilshire Park
(4 acres)
shade
Midway Park
(22 acres)
Westpark
(21 acres)
Lakewood
(2 acres)
South Euless
(5 acres)
J.A. Carr
(5 acres)
Kiddie Carr
(4 acres)
Table 6
Existing Parks
Location Facilities
Fuller -Wiser Rd.
at Ash Lane
315 Sierra Drive
615 N. Main St.
& Midway Dr.
600 Westpark Way
1600 Donley Dr.
600 S. Main St.
508 Simmons Dr.
800 Pauline
nature and jogging trails,
soccer fields, picnic
amphitheater.
swimming pool, picnic
grounds, playground,
trees, landscaping.
ball fields, tennis courts,
playground, picnic areas,
pool, shade trees, 26,000
sq. ft. recreation center.
ball/soccer field, picnic
area, natural areas.
play ground, picnic area,
tennis courts, shade trees.
pool, picnic arca, "Old
North Main Bridge",
playground, tennis
courts.
parks and recreation
offices, recreation center,
walking and jogging
trails, picnic area,
playground, shade trees,
gazebo and rose garden.
pavilion, shade trees,
greenhouse, growing
nursery.
Harwood Soccer Fields Ilarwood Rd. east at nine soccer fields
(30 acres) Minters Chapel Rd.
McCormick 2190 Joyce Ct. gazebo, picnic area, hike
(12 acres) and bike trail.
Bear Creek
(47 acres)
Blessing Branch
2050 N. Industrial Blvd. flag football fields, ball
field, play grounds
walking and jogging
track.
408 E. Denton playground area.
Source: Euless Park Plan - 1988 Update
Page22
Comprehensive Land Development Plan Euless, Texas
Vacant / Undeveloped Land
There are 2,197 acres of undeveloped land within the City of Euless. This accounts
for for approximately 32% of the land area within the City not including the DFW
airport property. While the interior of the neighborhoods are essentially built out with
low density residential development the boundary areas, or the land along the edges
of these established neighborhood units in many area have yet to develop. For
example much of the land adjacent to S.H. 10 in the southwestern portion of the City
is vacant at the present time. In addition there is a substantial amount of
undeveloped land adjacent to the airport property along the eastern boundary of the
City. Finally there is a large amount of vacant land adjacent to S.H. 121 both on the
east and west sides in the northern portion of the City.
Due to the location of the majority of the vacant land within Euless near high
intensity uses such as major roadways and the airport special consideration will need
to be given to appropriate development in order to help ensure compatible land uses.
For example, the vacant land along the boundaries of neighborhood units in most
cases would support commercial uses. The more intense commercial uses could be
located at the intersections of major arterials while less intense commercial uses
could be located along corridors, at the intersections of smaller thoroughfares, and
between the high intensity uses at major intersections and the residential uses in the
interior.
In addition, a significant amount of the vacant land in the City of Euless is located
within flood prone areas. The Federal Emergency Management Administration
(FEMA) has indicated, on the "FIRM" map for Euless, that approximately 1,027
acres are located within designated flood plain area. Of this total amount
approximately 260 acres are in the actual floodway. Because of the limitations
which impact development under and flood prone conditions, a significant amount of
this land will likely remain in its natural state to be utilized as open space or linear
parkways.
Page23
Comprehensive Land Development Plan Euless, Texas
Introduction
Plans
When planning for the future development of a city there are several factor which
must be taken into consideration. The first factor, as well as the most important, are
the goals and objectives developed by the citizens and city leaders. These factors
indicate in what direction the people who live in Euless would like their City to
grow. In addition, these goals and objectives provide a vision of the future, a picture
of the City of Euless at ultimate development. This picture takes the form of a
Future Land Use Map which indicates generally how all the land in the city will be
utilized. At the beginning of this planning effort several workshops were held to
facilitate the development of specific goals, objectives and policies for the City of
Euless. These goals, objectives, and policies have been incorporated into the future
land use plan in many areas. They have also been included in this document as
Appendix A, and will not be addressed in detail here.
The second factor considered when preparing a future land use plan are physical
elements that impact the city. Physical factors include both man made and naturally
occurring elements of a city such as airports, major roadways, and flood plain or
flood prone areas.
The third factor considered when preparing a future land use plan are general
planning principles. These planning principles assist in forming the patterns and
locations of land use within a City that will become the "Urban Form" of Euless.
The principles utilized by the Euless Plan include, "nodal" and "corridor"
Page 24
Comprehensive Land Development Plan Euless, Texas
development as well as the "neighborhood concept". These principles where first
introduced in the Existing Land Use portion of this report. At that time these
principles were used to analyze existing conditions and potential areas of future
development in the City. These concepts will be introduced in greater detail in the
following sections.
Land Development Plan
Figure 7, Land Development Plan Map, reflects the future pattern of land uses for the
City of Euless. Tlus plan is developed in conjunction with and in accordance with
the goals, objectives, and policies as developed during the planning process. The
percentage of land use type proposed in the Land Development Plan are shown on
Table 7 , Future Land Use.
Table 7
Future Land Use
Land Use Tvue Percentage of City
Low Density Residential 29%
(single family)
High Density 9%
(multi -family)
Commercial 10%
Industrial 27%
Public 2%
Quasi Public <1%
Parks and Open Space 10%
Right-of-way 12%
TOTAL 100%
The Land Development Plan Map is a bubble style map. The double black lines
enclosing each bubble of color represent the general limits of the land use
recommended for that general location. These lines do not represent streets. In
addition, this Plan does not indicate zoning. Unlike a zoning map the edges of the
colored areas do not follow exact districts or property lines. These areas are general
guidelines for future development, not exact area dimensions or locations. The
colors used on this map are standard land use colors and are described in the legend
of the map.
Page 25
Comprehensive Land Development Plan Euless, Texas
Figure 7, The Land Use Map,
Page 26
Comprehensive Land Development Plan Euless. Texas
The Land Development Plan Map indicates that all of the land area within Euless
will be developed according to the land use categories indicated on the map.
However, due to topgraphic features of the land, economic factors, and market
dynamics, it is probable that some areas within the City will not develop, but shall
remain vacant.
Influence of Goals and Objectives on the Land Development Plan
The importance of establishing goals and objectives is generally three fold: 1) They
provide a verbal statement of intended direction; 2) They provide a "recipe" for
developing the Land Development Plan map; and 3) They establish a policy that
may be used as authority when land development action does not appear to agree
with the Land Development Plan map.
Often the ultimate guide for proposed development is assumed to be the Land
Development Plan map. However, this is not necessarily a valid assumption. Land
use principles, as interpreted by the goals and objectives, should always be
considered, regardless of what the Land Development Plan map indicates. In cases
where it appears that the most appropriate use of the land is not in agreement with
what is shown on the Land Development Plan map, the guiding principles of the
goals and objectives should be considered. This does not compromise the Land
Development Plan map; but rather it emphasizes the importance of basing future
development on sound planning principles. The Land Development Plan has been
developed using the goals and objectives as a guide. So inconsistencies in the map
and the goals and objectives should be a rare occurrence.
The goals and objectives for the City of Euless are reflected in the Land
Development Plan in several areas. Although all of the goals and objectives,
provided in Appendix A, are important, there are a few which are particularly
significant to the development of the Land Development Plan. Several of these
goals were specific as to the placement of land uses on the Comprehensive Land
Development Plan map.
Goal A.1: We want Euless to have an arrangement of land uses that preserves the
character of our natural environmental assets and utilizes these assets to their
maximum potential.
Page 27
Comprehensive Land Development Plan Euless. Texas
This goal along with its objectives and policies encourages the use of green belts and
linkages between proposed and existing parks and green spaces. The Land
Development Plan requires linear parkways along existing creek and floodways and
the area east of S.H. 360.
Goal A.2: We want Euless to have an arrangement of land uses that minimize exposure
to incompatible man-made and natural environmental impacts.
This goal and its objectives and policies addressed the physical location of land uses
and the impacts these would have on each other as well as that of adjacent natural
envirotunental impacts. For example, this goal directed the type of development that
is expected to occur in the area of the City that is significantly impacted by aircraft
noise.
Goal B.1: We want our residential neighborhoods to be the most predominate land
use within the City of Euless.
Goal B.4: We want our residential neighborhoods to be safe and comfortable places
to raise families which provide for the needs of the residents of the neighborhood.
These two goals specify the importance of monitoring the amount of land which is
proposed for development in order to maintain residential land as the predominant
user of land. As well as the importance of following the neighborhood concept. This
helps protect the integrity of neighborhoods.
Goal C.1: We want our areas of commercial development to be located such that they
provide the greatest opportunity for long term economic success.
This goal provides the bases for the use of the two planning principles which dictate
the location of commercial development. The Corridor and Nodal urban forms,
which locate commercial land uses along thoroughfare corridors and in nodes at the
intersection of two thoroughfares.
Goal D.1: We want our industrial areas to be located such that there is good access to
transportation facilities.
This goal was particularly influenced by established land use patterns and has led to
the placement of proposed industrial developments along major thoroughfares on the
Comprehensive Land Development map. In addition, significant prior investments
have been made in some of these areas.
Page. 28
Comprehensive Land Development Plan Euless, Texas
Goal E.I: We want our parks, open space, and recreational facilities to provide a
variety of parks, open space, and recreation facilities compatible with the
environment and designed to serve the needs of the citizenry.
This goal provides a spacing of neighborhood parks, community oriented parks, green
belts, and linkage parks throughout the City. In addition a substantial quantity of
acres are located within flood prone areas. These flood prone areas have been
utilized as linkage parks to link other parks, residential areas and other land use to
one another.
Influence of Physical Elements on the Land Development Plan
There are many physical elements which may impact the development of future land
uses within the City of Euless. Of these elements there are three which have
significant impact on the Land Use Plan in the City of Euless. These elements are;
1) the location of major freeways and thoroughfares, 2) the location of flood plains
and flood prone areas, and 3) the location of areas impacted by existing and future
enviromnental elements.
Impacts of Major Freeways and Thoroughfares
Euless has a extensive system of freeways and major thoroughfares within its city
limits. A freeway represents a man-made barrier that requires special attention and
treatment. This is due, in part, to the more intense uses such as commercial and
industrial as well as higher intensity residential uses which typically develop
adjacent to and near a freeway or other major thoroughfare. There are several
planning principles which address land use patterns adjacent to major freeways and
thoroughfares. Market forces often direct commercial uses to develop in a corridor
pattern along a freeway or thoroughfare or in a nodal pattern at the intersection of
two thoroughfares. These are known as "Corridor and Nodal Development
Principles" These two patterns of commercial development are included in a third
planning principle called the "Neighborhood Concept" This concept provides
recommendations for appropriate locations for all land uses within a city to
maximize the success of each and limit the incompatibilities between different uses.
Corridor Development Form:. Corridor development locates commercial
uses along an arterial. High intensity commercial uses are located near the
intersections of major arterials and less intense uses lie along the arterial
between. However, it is important to limit commercial development along
the corridor to depths not exceeding 300 to 400 feet. Deeper development
Page 29
Comprehensive Land Development Plan Euless. Texas
may create possible conflicts in land uses and potentially land -lock some
properties leaving them without frontage or visibility from the adjacent
thoroughfare.
The existence of major thoroughfares within the City limits of Euless, S.H.'s,
121, 183, 360, S.H. 10 (Texas 10), and F.M. 157 dictate a strong "corridor"
urban form development. While existing development has occurred in a
corridor pattern it is important to keep corridor planning principles in mind
as future development occurs. If numerous small commercial properties are
allowed to develop along the arterial corridor, the City may wish to
implement some sort of control over the character of this development.
Uncontrolled, it is possible that these areas tnay develop into what is
characterized as strip commercial development. For this reason, the
following characteristics of strip commercial should be avoided.
1. Shallow lots, usually between 100 and 200 feet deep,
2. Numerous small ownerships,
3. Numerous curb cuts for entrances,
4. Numerous stnall buildings with no architectural unity,
5. Little or no landscaping in and around parking lots,
6. Limited parking usually restricted to the front setback area or
along the street,
7. The lack of landscaping or other buffers, especially in the rear,
with the adjacent residential areas exposed to a blighting
influence.
8. Numerous signs, usually pole signs, that have no uniformity
regarding type, size, height, and / or placement
Figure 7, The Land Development Map, indicates generally where various
land uses may be located as the City continues to develop. As the Plan
indicates there are several areas where corridor development currently exists
and will continue to develop in the future. The Land adjacent to S.H. 10 (W.
Euless Road) is an example of corridor development. In addition
commercial land use patterns form a corridor along S.H. 183 especially on
the southern side of the roadway. Other factors, such as access, also impact
where this pattern of land uses will develop. As shown on the Plan in areas
where there is litnited access, such as along S.H. 360, commercial land uses
are limited to patterns of nodal development at the intersections of SH 360
and other major thoroughfares. This is also the case with smaller
thoroughfares such as North Main Street and Mid Cities Blvd.
Page 30
Comprehensive Land Development Plan Euless, Texas
The Nodal Development Form: The nodal form consists of commercial land
which generally develops around intersections of major thoroughfares, and,
at tunes, around intersections of collectors with arterials. High intensity
commercial uses are typically located at the intersection of arterial streets.
Less intense commercial uses such as professional office may then be
located between the high intense commercial uses and the residential uses
located in the interior of the neighborhood. Buffering and landscaping
should be incorporated at locations where uses of different intensities have
common boundaries. The character and quantity of buffering and
landscaping should be dependent upon the degree of incompatibility of the
land uses.
Commercial uses that are more intense and require deeper parcels than that
required by corridor commercial are well suited to their node locations.
Shopping centers, large office parks, and mall developments are desirable
uses of land. Locating commercial enterprises in accordance with this
principle increases their opportunity for economic success by providing
maximum visibility and access to the traveling public.
The Land Use Plan indicates several possible locations for commercial
nodes within the City of Euless. These vary in size and expected intensity.
However, two locations are especially well suited for high intense
conunercial activity. The first site is located at the north west intersection
of S.H. 183 and S.H. 360. The volume of traffic generated by these two
freeways assures that potential visitation to this site will be significant.
The second site represents an expanded node created by S.H. 121 and Cheek
Sparger and Mid Cities Blvd. thoroughfares. This site also demonstrates a
potential for very high traffic volumes. The physical location of the site is
such that very high visibility is provided from S.H. 121, which is at a higher
elevation than the node site. In addition, this site already has access from
the freeway by means of on and off ramps.
Both of these sites contain an excess of one hundred acres. Each is located
on a major freeway. And the traffic volumes and number of households
located in the vicinity of the sites make them appropriate for large scale
commercial development.
By utilizing the "nodal" and "corridor" patterns of commercial development
the City may direct commercial land uses to the most appropriate locations
Page 31
Comprehensive Land Development Plan Euless. Texas
for future success and at the same time protect uses such as residential,
which are more sensitive to the impacts of major thoroughfares.
The Neighborhood Concent: The neighborhood concept as shown in Figure
8, The Neighborhood Concept, is a well established and widely used
practice in urban land use planning. Development, in accordance with the
neighborhood concept, helps to create quality spaces in which people may
live. The concept places primary emphasis on creating neighborhoods that
buffer the impacts of elements from outside the neighborhood system. Its
primary characteristic is the use of land uses of varying intensity as buffers
and transitions. At locations where uses of different intensities have
common boundaries, landscape buffering and screening with walls or fences
or a combination of buffering and screening should be used. The character
and quantity of buffering and screening should be dependent upon the degree
of incompatibility of the land use. Using the neighborhood concept, cities
are able to create neighborhoods that function properly provided a balanced
and quiet pedestrian oriented place, which includes services and facilities
that serve the needs of those who live there.
Streets
The neighborhood is built upon a skeleton of sorts which is made up of
streets. There are three types of streets which serve different functions
as indicated on Figure 9, Thoroughfares. The first street type is the
arterial street. Arterials normally define the limits of a neighborhood.
They are typically located on the periphery of neighborhoods. Under
ideal situations a limited number of access points, that facilitate
traffic movement, are located along the roadway between
intersections with an arterial. Arterial streets provide for traffic
circulation throughout the City and are typically four (4) to six (6)
lanes in width, with or without medians, The purpose of the arterial is
to carry large volumes of traffic across or through the City as quickly
and unimpeded as possible. Examples of arterial streets in the City of
Euless included Mid Cities Blvd. N. Main Street, Industrial Blvd., and
State Highways 121, 183, and 360. These types of streets provide the
boundaries or edges of a typical neighborhood.
Page 32
Transitions from higher to lesser intense uses should be
considered whenerver possible
Subdivision perimeter walls and fences should be installed at the time of
constuctionof the subdivision and combined with landscaping.
Neighborhood parks should be located in the interior of the
neighborhood, and accessed by a collector street
Limited number of points of access to Arterials assits in
controlling traffic along arterials
cdium Dcnsity
Re dm�i
Flood plains may often be used as linear
parks that provides access to the main park.
Under most circumstances, commercial
uses sho
not occur at intersections of collectors streets.
Perimeter walls around additions buffer residential uses
from noise as well as visually screen the use.
Medium density residential land uses should be located such
that access is provided from collector or local.
"T" intersections provide greater safety for localstreet
intersections
Screening between incompatible uses can be accomplished with
landscaping, walls, fences, or a combination thereof.
Unless commercial property is to be used for shopping center site, the
property should not exceed 300 or 400 feet in depth.
Commercial Land Uses should be located along major arterials. High
traffic intersections are typically well suited
Arterial streets located at periphery of neighborhoods. Purpose is to carry traffic
through the community and not through neighborhoods
Access to commercial property should be restricted when at all possible, to arterial
streets.
Open areas, drainage channels, and linear parks provide an excellent buffer between
incompatible uses
High density residential land uses should be located such that access is provided from
arterial or collector streets. Local streets should not normally carry the majority of
high density traffic.
Collector streets provide access to arterials and are designed to discourage through
traffic. Purpose is to collect traffic within the neighborhood and carry it to the
arterial.
Single family residential lots should never front on to arterial streets, even if it
requires double frontage type lots.
School locations should provide for high schools and colleges to be located
along arterials. Middle schools may be located along arterials, but preferably
along collectors. Primary schools should be located in the interior of the
neighborhood and along a collector street.
uld
Figure 8
THE NEIGHBORHOOD CONCEPT
Comprehensive Land Development Plan Euless. Texas
The second type of street is the collector. Collector streets are
curvilinear and are typically two (2) to four (4) lanes wide. Planning
principles recommend that collector streets not bisect the
neighborhood thereby discouraging through traffic. Collector streets
serve the neighborhood by leading traffic from local streets to the
arterials. The purpose of the collector street is to get people into and
out of the neighborhood. Examples of collector streets in Euless
include Midway Drive, Ector Drive, Ash Lane and Fuller Wiser Road.
The third street type is the local street. Local streets are generally
short, curvilinear and are often characterized by loops and cul-de-sacs.
These streets provide direct access to residences and feed the
collector street system. Local streets should not access directly onto
arterials if possible, and any local streets with through traffic potential
should be discouraged. The purpose of local streets is to get people to
the collectors, and for travel within the neighborhood.
Land Use
The well designed neighborhood concept considers the location of
different land uses within and on the periphery of the neighborhood.
Low density housing should typically be located in the interior of the
neighborhood close to the schools, parks, and other community
facilities. Moderate and high density housing may be located near the
periphery and on collector streets. High density and moderate density
land residential land uses may be used as a buffer between
commercial and low density residential. Cotninercial land use within
a neighborhood should be limited to retail sales of goods and personal
services primarily for persons residing in the adjacent residential
areas. These commercial uses are located on the periphery of the
neighborhood at intersections of arterial streets or in a corridor pattern
along the arterial. The purpose for these land use arrangements is to
provide a transition of intensities. Tlus transition provides protection
for the more sensitive land uses, such as single family residential,
located in the interior of the neighborhood. Where transitions between
land uses are abrupt, the use of buffer yards and screening is required.
Such buffers are to provide protection to the less intensive land use.
Page 34
NORTH
Not to Scale
Planning & Engineering
COMPREHENSIVE LAND DEVELOPMENT PLAN
LEGEND
THOROUGHFARES
Denotes Freeway / Expressway System
Denotes Major Arterial
MENEM" Denotes Minor Arterial
Denotes Collector Street
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Comprehensive Land Development Plan Euless. Texas
General Criteria
Additionally, the following general criteria regarding streets should be
incorporated into neighborhood planning. The use of collector streets
for through traffic should be discouraged. The number of entrances to
the neighborhood from arterial streets should be limited.
Additional criteria for lot design should also be considered. Lots
adjacent to arterial streets and corners should be deeper and wider
with larger rear and side yard setbacks to facilitate sight distance at
street intersections. Low density residential lots should not have
direct access to adjacent arterial streets. This would create safety
hazards to the residents and impede traffic flows on the arterial.
In addition it is recommended that appropriate screening be utilized at
locations where incompatible land uses are adjacent to one another.
While a transition of uses is ideal in most cases, it is not always
possible. In cases where the placement of incompatible uses adjacent
to one another is unavoidable, other forms of protections such as
screening and buffering with fences, walls and landscaping is
recommended.
Typically, large neighborhoods should also provide for the location of
schools and community facilities such as parks and recreational
centers within the area, providing easy access for the residential
areas. These characteristics and criteria as well as those mentioned
previously function collectively to protect the integrity of the
neighborhood from external pressures and to enhance it's identity.
Impacts of Flood Plains and Flood Prone Areas
'The Euless Park Plan - 1988 Update", as adopted and future revisions, shall be the
guide for development of open spaces and parks. consistent with that document, the
Land Development Plan encourages the utilization of land located within flood plain
and flood prone areas. These is a substantial quantity of land identified as being
located in these area, as shown on Figure 10, Flood Prone Areas. The severe
limitation of possible land use for flood plain and flood prone areas due to potential
damage to improvements makes these low -laying areas excellent opportunities for
establishing linear parks and open space linkages between parks.
Page 36
T H Er-1c I T Y 0 F
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Planning & Engineering
NORTH ==s
Not to Scale
- •-.
COMPREHENSIVE LAND DEVELOPMENT PLAN
LEGEND
FLOOD PRONE AREAS
Denotes Zone A (100 yr. Flood)
Denotes Floodway
Source: FEMA/FIRM maps. Community No. 480593,
Effective Date: April 3, 1985
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Figure 10
Comprehensive Land Development Plan Euless. Texas
However, this opportunity itself is limited by existing development that has occurred
within Euless. Potential linear parks and linkages along Fuller Branch, Boyd Brand,
and Hurricane Creek will need to be retro-fitted to existing development. However,
much of Little Bear Creek and the flood plain area located east of S.H. 360 has not
been severely lirnited by development and can still be developed with appropriate
open spaces.
The Land Development Plan encourages the use of flood plain and flood prone areas
as natural areas. And in accordance with the policy established in the Euless Park
Plan, appropriate areas within the Little Bear Creek corridor shall be developed with
both passive and active park facilities. In addition there are some sites within the
Boyd Branch corridor that may be developed with jogging, hiking, walking and
biking trails.
Along much of the Boyd Branch, Fuller Branch, and Hurricane Creek corridors
available land to be used for linear parks and open space linkages is limited to
narrow drainage ways located between subdivisions. In these cases, the City shall
encourage landscaping treatment of existing drainage ways to make them aesthetic
as well as functional. Available space will obviously limit the treatment of these
drainage ways, but where ever possible landscaping and pathways shall be
incorporated.
Areas Impacted By Existing and Future Environmental Elements
During the process of developing goals and objectives the issue of protection of
sensitive land used from environmental impacts was raised. One of the goals of the
City of Euless is to protect single family residential and other sensitive land used
from noise producing land uses.
Existing Significant Aircraft Noise Areas:
The operation of Dallas/Fort Worth International Airport (D/FW) generates
significant noise levels that require special attention. These noise levels equal or
exceed the 65 ldn level, as shown on Figure 11, Significant Aircraft Noise Map. To
minimize adverse impacts of noise generated by D/FW in the area generally located
east of Fuller Wiser Rd, the City of Euless will continue to subject land use
development to the following requirements, which have been referred to as a "hard"
application of land development policy within the significant aircraft noise area.
Page 38
;
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Planning & Engineering
F
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--------- _
••••.•
COMPREHENSIVE LAND DEVELOPMENT PLAN
SIGNIFICANT AIRCRAFT NOISE
LEGEND
•
•
•
Denotes significant aircraft noise area (65LDN)
Existing as of Oct. 1993
Denotes significant aircraft noise area (65LDN)
with proposed 16/34W runway addition
Denotes boundary of. area for "soft" application
of land developoment policy
------ -77 -
111,
Denotes boundary of area for "hard" ipplicatign
,-,
— of land developoment :,Policy
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Scource: NCTCOG (1970) and DFW EIS
Figure 11
Comprehensive Land Development Plan Euless, Texas
a) Adequate Noise Attenuation techniques are required to be applied
to all noise sensitive uses;
b) The construction of single family dwelling units is prohibited;
c) An avigation easement shall be executed prior to commencement of
any construction or use of any property within this area.
Expanded Significant Aircraft Noise Area:
With the potential of a new air carrier runway (16/34W) proposed to align with
Fuller -Wiser Rd and be situated only 1/4 mile north of Glade Rd., a significant
number of existing single family dwellings and other noise sensitive uses will
experience significant aircraft noise, vibration, and increased volume of aircraft
pollutants. These single family dwellings and other uses are generally located
between Fuller -Wiser Rd. and Euless Main St / North Main St. This area is an older
and more established with development than the area east of Fuller -Wiser Rd. In
addition, there is an absence of a reasonable redevelopment plan for the area.
Therefore, the additional development requirements for this area arc somewhat
different from the area east of Fuller -Wiser Rd. The City of Euless will subject land
use development within this area to the following requirements, which has been
referred tp as a "soft" application of land development policy within the significant
aircraft noise area.
a) Adequate noise attenuation techniques is required for all new single
family and other noise sensitive areas;
b) An avigation easement shall be executed prior to commencement of
any constriction or use of any property within this area; and,
c) No prohibition for single family units in this area for developments
that are preexisting and not fully developed.
Urban Form Applications
Urban form in Euless varies from the southern portion of the City to the northern
portion: from the older development to the newer. Because of the uniqueness of
various portions of the City, which are caused by a transition in age, density, and
urban pattern, the approach to future development should also be unique to the
different areas.
The land use within the area located south of S.H. 183 is essentially established.
However, this does not mean that development will not continue to occur. Future
Page 40
Comprehensive Land Development Plan Euless. Texas
development within this area will generally be re -development. The features
normally planned and gained when undeveloped land is developed will need be
retro-fitted as re -development occurs.
By comparison, much of the area located north of S.H. 183 remains undeveloped and
can therefore be guided as new development occurs. Since Cities do not develop in
well defined blocks, but rather sporadically across the City in response to the market,
it is obvious that some patterns of urban form, which is characteristic of the area
south of U.S. Hwy 183, also occurs north of the Hwy. So it is apparent that the City
will guide development by either applying planning principles to newly undeveloped
land or by retro-fitting existing re -developing land as is appropriate.
Urban Form South of S.H. 183: The area of the City located south of S.H. 183 is
densely developed. Its form is primarily that of a corridor pattern with well defined
but non-functioning neighborhoods.
The neighborhoods, although well defined by arterial streets, lack many of the
features normally preferred in a typical neighborhood. This area is characterized,
generally, by strip commercial development, which is located sporadically along
Euless Blvd. (S.H. 10). Very little transition occurs from the higher intense land uses
along the perimeter of the neighborhood to the lower intense land uses located in the
interior. Single family residential uses are at times located adjacent to commercial
uses with little or no transition or buffering by space or landscaping. Multi -family
uses are located in the interior and do not effectively function as a buffer or transition
use. The interior of the neighborhoods lacks the primary educational facilities and
open spaces that would typically serve that neighborhood.
In addition, the thoroughfare system serving these neighborhoods, generally do not
function as collectors and local streets, which limit the access within the
neighborhood and control access onto the major arterials. Parallel local streets
traverse the neighborhood, each accessing the arterial and providing points of access
into and through the area.
Future development within these neighborhoods will, in fact, be re -development. As
this redevelopment occurs, the City will retro-fit the neighborhoods with the features
typically present in well functioning neighborhoods. Actions that will be taken to
accomplish this include:
a. Drainage areas will be utilized, where ever possible, as open
spaces, green areas, pathways, and linkages to other parks.
Page 41
Comprehensive Land Development Plan Euless, Texas
b. Appropriate landscaping and shaping will be conducted on drainage
channels.
c. Commercial nodes and corridors will be identified and controlled at
the time of zoning and re -development.
d. Buffering and screening will be required of commercial and
industrial uses where common borders exists with less intense land
uses.
e. Land uses and area regulations will continue to be controlled with
the Texas 10 zoning District.
Urban Form North of S.H. 183: Although much of this area has been developed,
there is a significant amount of land available for future development. Most of this
land area lies in portions of the City that demonstrate particular development
problems. These problems include unavailability of utilities or streets, low lying land
that has been designated as being located in flood prone areas, or noise sensitive
areas impacted by D/F\V. As these areas develop, they will need to address
particular issues relative to their location. However, it is the City's policy to guide
future development in accordance with the planning principles relative to corridor
and node commercial development and the development of the neighborhood .
Page 42
Comprehensive Land Development Plan Euless, Texas
General
Implementation
An important step in the Land Development Plan development process is the
implementation of the plans that have been developed. There are numerous methods
and tools that may be used to implement a plan. Some of these include, but may not
be limited to the following:
1. adopted policies
2. checklists, guidelines, and forms
3. ordinances
4. programs
5. maps
The Land Development Plan is usually implemented by utilizing a combination of
these methods. One method may adequately implement one portion of the plan; or it
may require a number of methods to implement a portion. The following material
addresses the different implementation methods and provides a description of how
they are to be used in the implementation of the Euless Land Development Plan.
Page 43
Comprehensive Land Development Plan Euless, Texas
Adopted Policies
Adopted policies are often credited with a great amount of authority. The staff and
officials of many cities consider adopted policies as only one step short of law. In
general, official policies provide the city staff, Planning and Zoning Commission,
and the City Council with specific guidelines regarding development issues. The
City of Euless has developed goals, objectives and policies which are included in
this document as Appendix A. These policies will assist the staff, appointed and
elected officials in following through with the goals and objectives of the City.
Additional Policies
In addition to the policies included in Appendix A, the following policies, as adopted
herein provide day to day guidance regarding land use issues:
1. Conformance with the Plan: The City establishes a policy requiring
conformance with the Land Development Plan. All zoning requests will be
measured for compatibility with the Plan. Staff reports written on platting and
zoning issues shall include commentary on the conformance with the request
with the Plan. Non-conformance with the Land Development Plan may be
sufficient grounds for denial or a negative recommendation of the request. The
Planning and Zoning Commission shall provide its own comments on the
conformance of any issue.
2. Maintenance of the Plan: The City adopts a policy to have a written staff
review of the Plan annually. Items to be addressed should include, conformance
with current development trends, number of zoning requests granted that did not
confonn to the Land Development Plan, recommendations of the Plan that are
being implemented or have been implemented. The results of the report will be
to recommend that the Plan be either maintained in its current condition for one
more year or that it, or a portion thereof, be revised to comply with current
development goals and objectives being observed by the City.
Checklists, Forms, and Applications
Checklists, forms, and applications are the basic `Bands on" tools that assist the
administrator in determining compliance with adopted City plans and policies. All
checklists, forms, and applications that relate to land use development shall be
periodically revised to include verbiage requiring compliance with the Land
Development Plan.
Page 44
Comprehensive Land Development Plan Euless. Texas
Ordinances
Ordinances are recognized as municipal law and are binding as such. There are two
documents that should be adopted in ordinance form that are the primary
implementation tools for the Land Development Plan: 1) the Zoning Ordinance and
2) Subdivision Regulations. The City of Euless has incorporated these two
development documents into their Unified Development Code (UDC)
Zoning Ordinances:
The basic purpose of the Zoning Ordinance is to carry out the land use policies and
recommendations as contained in the Land Development Plan. Specifically, the
Zoning Ordinance classifies and regulates the use of land, buildings, and structures
within the corporate limits of the City. The ordinance is divided into two (2)
elements that are dependent on each other: 1) the zoning text and 2) the zoning
map. The zoning text tells us how the land may be used. The zoning map tells us
where it may be used in the manner described in the zoning text.
Zoning decisions should always consider the comprehensive land development plan.
The comprehensive land development plan provides decision makers with guidance
as to the appropriate zoning district for property located within the City. Decision
makers should consider whether the zoning request is in compliance with the
comprehensive land development plan.
It is important to note that since the comprehensive land development plan map
indicates land use in a general manner, it will not necessarily show specific
information on specific properties. But it will provides guidance regarding land use
principles and expected development trends.
In addition to providing guidance to decision makers regarding rezoning requests, the
comprehensive land development plan will provide the City with authority to initiate
rezoning of property. As long as the appropriate procedures of "due process" are
observed, the City may initiate zoning to bring property into compliance with the
adopted comprehensive land development plan.
Subdivision Regulations:
Subdivision Regulations are intended to guide the development of future platting of
land within the corporate limits of the City. How the land is used can not be a issue
in the approval of plats. That is a zoning issue. However, subdivisions may be
required to comply with the general layout of streets, placement of collectors and
Page 45
Comprehensive Land Development Plan Euless. Texas
arterials, and the general urban form principles as provided in the Land Development
Plan. Each plat should be reviewed by the planning staff and addressed by the
Planning and Zoning Commission and the City Council regarding this compliance.
Non-compliance with the Land Development Plan may constitute a position contrary
to the health, welfare, and general safety of the residents of the community.
Language in the subdivision regulations should be reviewed to confirm that
compliance with the Land Development Plan is required.
Page 46
APPENDIX - Goals, Objectives, & Policies
Page 1
CITY OF EULESS
LAND USE GOALS
Spring 1993
A GENERAL LAND USE GOALS
GOAL A.1: preserve the character of our natural environmental assets
and utilizes these assets to their maximum potential.
GOAL A.2: minimize exposure to incompatible man-made and natural
environmental impacts.
GOAL A.3: land uses that are balanced to satisfy long term demand.
GOAL A.4: land uses located to maximize their opportunity for economic
success and enhancement of property values.
GOAL A.5: land uses that are coordinated with area communities and agencies
regarding land development issues and maintain an up -to
date Comprehensive Land Development Plan.
B GOALS RELATED TO RESIDENTIAL LAND USES
GOAL B.1: Residential be the most predominate land use within the City of Euless.
GOAL B.2:
GOAL B.3:
GOAL B.4:
variety of housing types and price ranges, located in
appropriate areas, and designed to maintain their value over
the long term.
well maintained, landscaped, and protected from blighting
influences.
safe and comfortable places to raise families which provide
for the needs of the residents of the neighborhood.
C GOALS RELATED TO COMMERCIAL LAND USES
GOAL C.1:
GOAL C.2:
GOAL C.3:
located such that they provide the greatest opportunity for
long term economic success
safe, aesthetically pleasing, comfortable, and convenient
places to do business.
diverse and innovative providing a wide variety of sites that
are suitable for various commercial developments.
CITY OF EULESS
LAND USE GOALS
Spring 1993
D GOALS RELATING TO INDUSTRIAL LAND USES
GOAL D.1: located such that there is good access to transportation
facilities
GOAL D.2: a variety of sites that provide for the needs of various
intensities of industrial land uses.
GOAL D.3: well buffered from incompatible land uses and not located
in environmentally sensitive areas.
GOAL D.4: safe, aesthetically pleasing, and comfortable places to work.
E LAND USE GOALS RELATING TO PARKS AND OPEN SPACES
GOAL E.1:
provide a variety of parks, open spaces, and recreation
facilities compatible with the environment and designed to
serve the needs of the citizenry.
GOAL E.2: preserve environmentally sensitive areas for wildlife
habitats and passive natural areas.
F GOALS RELATING TO THOROUGHFARES AND TRANSPORTATION SYSTEI1
GOAL F.1:
provide a balanced transportation system capable of moving
both people and goods in an expeditious, economical and
environmentally responsible manner.
GOAL F.2: provide major and minor arterials and major collectors that
are safe, functional and aesthetically pleasing.
G LAND USE GOALS RELATING TO PUBLIC FACH ITIES
GOAL G.1: provide the Citizen with adequate facilities and staff to
serve the community
A GENERAL LAND USE GOALS
GOAL A.1 : We want Euless to have an arrangement of land uses that:
preserves the character of our natural environmental assets
and utilizes these assets to their maximum potential.
Objective: To develop proper controls that require consideration of
land features such as slope, topography, and flood plain
when proposing new developments.
Objective: To encourage the preservation of land which exhibits
environmental assets to be kept in its natural state for the
enjoyment of the citizens of Euless.
Policy: The City will maintain zoning requirements and
subdivision regulations that encourage the
consideration of environmental assets relative to
slope, flood plain, and topography.
Policy: The City will consider the environmental impacts
of new development and will enforce existing
environmental regulations.
Policy: The City will adopt and enforce park land
dedication regulations which encourage the
utilization of land exhibiting natural environmental
assets such as wildlife habitats, flood plain, tree
stands, and topography to be preserved.
Policy: The City will require new developers to provide
landscaping to lessen the impact of development
on the community.
GOAL A.2 We want Euless to have an arrangement of land uses that:
minimize exposure to incompatible man—made and natural
environmental impacts.
Objective: To develop and follow guidelines which set forth
regulations regarding development adjacent to man-made
and natural environmental effects such as major
thoroughfares, airports, flood plains and flood ways.
Policy: The City will maintain zoning ordinances and
subdivision regulations where necessary to protect
land uses which are sensitive to the impacts caused
by man-made and natural environmental
pressures.
Policy: The City will avoid locating land uses that are
sensitive to noise, vibration, dust, odor, glare,
flooding and other environmental conditions within
areas that will experience such effects.
Policy: The City will avoid locating land uses that produce
excessive noise, vibration, odors, glare and other
negative environmental effects in areas that will be
detrimental to existing uses.
GOAL A.3 We want Euless to have an arrangement of land uses that:
are balanced to satisfy long term demand.
Objective: To evaluate conditions within the City of Euless and its
environs and determine the proper balance of land uses
which are beneficial to the City.
Objective: To encourage proportional development of land uses.
Policy: The City will review and revise zoning, where
necessary, in order to achieve the balance of land
uses indicated by the Comprehensive Land
Development Plan.
Policy: The City will not approve applications for zoning
changes which are inconsistent with the
Comprehensive Land Development Plan.
GOAL A.4 We want Euless to have an arrangement of land uses that:
are located to maximize their opportunity for economic
success and enhancement of property values.
Objective: To encourage new development to occur in areas that are
best suited for each individual type of land use.
Policy: The City will review future zoning requests with
consideration to their compliance with the planning
principles, included in the Comprehensive Land
Development Plan, in order to encourage the
development of future land uses in appropriate
locations.
GOAL A.5 We want Euless to have an arrangement of land uses that:
are coordinated with area communities and agencies
regarding land development issues and maintain an up -to
date Comprehensive Land Development Plan.
Objective: To encourage cooperation and planning with adjacent cities
and other agencies which impact the City of Euless and
consider the impact of these plans on the future of Euless.
Policy: The City will maintain an open channel between
adjacent communities and area agencies advising
them of our plans and bring cognizance of theirs.
Policy: If conflicts arise between Euless and another
agency we will communicate these conflicts to the
city leaders and work towards minimum negative
impact on all participants effected.
Policy: The City will review and update its Comprehensive
Land Development Plan not less than once every
five (5) years and shall consider the effects of
area agency plans on the City of Euless.
B GOALS RELATED TO RESIDENTIAL LAND USES
GOAL B.1 We want our residential neighborhoods to be:
the most predominate land use within the City of Euless.
Objective: To maintain the appropriate ratio of residential land use to
other land uses as indicated in the Comprehensive Land
Development Plan.
Policy: The City will monitor the amount of land
developed and/or zoned for residential purposes
and not approve those proposals that will disrupt
the general ratio of the ultimate residential
densities as shown in the Comprehensive Land
Development Plan.
GOAL B.2 We want our residential neighborhoods to include:
a variety of housing types and price ranges, located in
appropriate areas, and designed to maintain their value over
the long term.
Objective: To maintain a balance in housing types and price range.
Objective: To maintain design standards that provide for the
needs of the citizens and inhibit the encroachment
of blighting influences.
Objective: To develop standards for a variety of housing
types which will encourage appropriate location
and help maintain value.
Objective: To maintain standards for upper density housing
that encourages a quality that is of the highest
in the metroplex.
Policy: The City will monitor and compare housing types
and price ranges with area communities and will
adjust zoning and regulations as necessary to
maintain an appropriate balance.
Policy: The City will continue to refine and update
applications, checklists and procedures to insure
development controls are adequate to retain long
term property values and quality of life.
Policy: The City will require on -site inspection of all new
residential construction. Building permits will be
issued only after applicants have demonstrated that
appropriate information and actions relative to site
preparation either have been or will be provided to
the City.
Policy: The City will continue to enforce current
ordinances and regulations and adopt new
ordinances and regulations that better assist in
controlling street and yard parking, signage, refuse
and nuisance elements, animal control, clean up
and removal of junk, and elimination of
dilapidated and unsafe living units.
Policy: The City will periodically evaluate its
neighborhoods and identify conditions that lead to
deteriorating property values and take steps to
correct.
GOAL B.3 We want our residential neighborhoods to be:
well maintained, landscaped, and protected from blighting
influences.
Objective: To minimize adjacency of incompatible land uses and
provide buffers between dissimilar uses.
Objective: To establish and maintain development controls and
regulations which enhance residential neighborhoods with
the use of landscaping, buffering, and screening.
Objective: To encourage planning and engineering designs of future
development that provides appropriate amenities.
Objective: To encourage architectural treatment of residential building
design to promote compatible residential housing.
Objective: To provide older residential neighborhoods with
opportunities for restoration, renewal, and improvements.
Policy: The City will review and evaluate existing
landscaping requirements to assure all new
residential developments are adequately
landscaped.
Policy: The City will require all developments to set aside
their fare share of public / common open space, or
funds in lieu of land, to be used by that
nei ghborhood.
Policy: The City will require that adequate landscaping
and screening be provided when such will protect
and/or enhance the value and aesthetics of the
development and/or surrounding properties.
Policy: The City will avoid locating incompatible land use
adjacent to one another.
Policy: The City will develop and enforce regulations
which require that residential land uses to be
buffered from higher intensity uses such as
commercial, and industrial land uses, as well as
other physical impacts such as thoroughfares.
Policy: The City will identify areas of the City to be
targeted for restoration, renewal, and improvement
and will develop alternatives that will lead to
improved residential quality.
GOAL B.4 We want our residential neighborhoods to be:
safe and comfortable places to raise families which provide
for the needs of the residents of the neighborhood.
Objective: To encourage the philosophies provided in the
Comprehensive Land Development Plan which relate to the
"neighborhood unit concept".
Objective: To encourage new residential developments to be
pedestrian oriented, with linkage greenways serving as
pedestrian ways to parks and schools.
Policy: The City will not approve plats or site plans which
do not conform to the recommendations of the
Comprehensive Land Development Plans in
regards to the "neighborhood unit concept".
Policy: Where reasonable - residential neighborhoods are
linked to other residential neighborhoods to
provide for pedestrian movements without having
to divert onto major roadways.
Policy: The City will review thoroughfare and street
alignment for all proposed developments and will
discourage high volume traffic and substantial
amounts of "through" traffic in residential
neighborhoods.
Policy: The City will not approve applications which do
not include amenities to serve the neighborhood.
Policy: The City will maintain checklists and evaluation
forms used by the Planning and Zoning
Commission on all development requests so that
they require future residential proposals to
consider compatibility with the Comprehensive
Land Development Plan.
7
C GOALS RELATED TO COMMERCIAL LAND USES
GOAL C.1 We want our areas of commercial developments to be:
located such that they provide the greatest opportunity for
long term economic success
Objective: To encourage the location of commercial land uses along
freeways and major corridors and other areas which are
highly visible.
Objective: To encourage development of commercial land uses in a
nodal pattern around the intersections of arterials.
Policy: The City will review existing zoning and initiate
rezoning on areas which do not conform to the
general guidelines for commercial development as
per the Comprehensive Land Development Plan.
Policy: The City will, when reviewing applications for
commercial development, not approve applications
which are not consistent to the principals for
locating commercial uses as demonstrated in the
Comprehensive Land Development Plan
GOAL C.2 We want our areas of commercial developments to be:
safe, aesthetically pleasing, comfortable, and convenient
places to do business.
Objective: To encourage commercial development to occur so that it is
complementary and compatible with surrounding land uses.
Objective: To promote a commitment to long-range planning for
commercial land uses.
Policy: The City will periodically review and revise
development regulations so they best support the
implementation of the Comprehensive Land
Development Plan.
Policy: The City will discourage the zoning or commercial
usage of land that has the potential of becoming
undesirable strip commercial development, which
is characterized by a combination of the following
problems:
a. Shall.w Tots, usually less than l00 to 200 feet deep,
b. Numerous small ownerships,
c. Numerous curb cuts for entrances,
d. Numerous small buildings with no architectural unity,
e. Little or no landscaping in and around the parking lot,
f. Limited parking typically located in along the street
Policy: The City will maintain checklists and evaluation
forms used by the Planning and Zoning
Commission on all development requests so that
they require future commercial proposals to
consider compatibility with the Comprehensive
Land Development Plan.
GOAL C.3 We want our areas of commercial developments to bc:
diverse and innovative providing a wide variety of sites that
are suitable for various commercial developments.
Objective: To encourage the development of large scale, high quality
business developments on the City's large tracts of planned
commercial property.
Objective: To encourage the development of a large upscale mall that
serves as a commercial shopping hub for the Metroplex
area.
Objective: To encourage smaller service type businesses to locate such
that they are accessible to residential neighborhoods.
Objective: To encourage conservation, restoration and redevelopment
of commercial areas.
Policy: The City will maintain an inventory of all large
available tracts for commercial use by size,
location, opportunity, access, utilities etc.
Policy: The City will periodic review the Development
Codes to ensure that adequate quality control
measures are adequate.
Policy: The City will review tax abatement incentives for
possible city-wide implementation,
Policy: The City will maintain user fees and impact fees
that are equitable.
Policy: The City will analyze existing commercial
developments, which are vacant at the present
time, and will prepare recommendations regarding
future restoration or redevelopment of these
facilities.
Policy: The City will encourage public and/or private
initiatives for restoration and redevelopment of
existing commercial facilities.
D GOALS RELATING TO INDUSTRIAL LAND USES
GOAL D.1 We want our industrial areas to be:
located such that there is good access to transportation
facilities
Objective: To promote the use of of land adjacent to freeways,
highways, and railroad right-of-ways as the most desirable
location for industrial land uses.
Objective: To encourage industrial land uses to develop within
designated industrial districts identified by the
Comprehensive Land Development Plan.
Policy: The City will review existing zoning and initiate
rezoning on areas which do not conform to the
general guidelines for industrial development as
per the Comprehensive Land Development Plan.
Policy: The City will, when reviewing applications for
industrial development, not approve those which
do not comply with the principles for locating
industrial uses as demonstrated in the adopted
Comprehensive Land Development Plan.
GOAL D.2 We want our industrial areas to include:
a variety of sites that provide for the needs of various
intensities of industrial land uses.
Objective: To examine the needs of industry representatives and
provide interested developers with an inventory of possible
sites and their amenities.
Objective: To encourage industrial land uses to develop within
designated industrial districts identified by the
Comprehensive Land Development Plan.
Policy: The City will coordinate, whenever possible,
industrial development activity with public and
private economic development authorities,
Policy: The City will create and maintain an inventory of
potential locations for future industrial
development.
GOAL D.3 We want our industrial areas to be:
well buffered from incompatible land uses and not located
in environmentally sensitive areas_
Objective: To discourage the locating of industrial land uses in flood
plains and other environmentally sensitive areas.
Policy: The City will utilize zoning to encourage industrial
development be buffered by commercial properties
or major roadways so as not to abut residential
areas or other incompatible land use.
Policy: The City will encourage the use of buffers in areas
where industrial uses abut residential land uses.
Preference will be given to natural buffers.
GOAL D.4 We want our industrial areas to be:
safe, aesthetically pleasing, and comfortable places to work_
Objective: To encourage industrial development to occur so that it is
complementary and compatible with surrounding land uses.
Objective: To promote a commitment to long-range planning for
industrial land uses.
Policy: The City will review, revise and refine the zoning
ordinances and subdivision regulations to enable
City officials to comply with the adopted
Comprehensive Land Development Plan.
Policy: The City will not approve all industrial
development applications which do not comply
with the intent of the adopted Comprehensive Land
Development Plan.
Policy: The City will maintain checklists and evaluation
forms being used by the Planning and Zoning
Commission on all requests for rezoning and
platting so that they require future industrial
proposals to consider compatibility with the
Comprehensive Land Development Plan.
Policy: The City will develop, adopt and enforce
performance standards relative to industrial land
uses.
E LAND USE GOALS RELATING TO PARKS AND OPEN SPACES
GOAL E.1 We want our parks, open spaces, and recreational facilities to:
provide a variety of parks, open spaces, and recreation
facilities compatible with the environment and designed to
serve the needs of the citizenry.
Objective: To develop a system of neighborhood parks for use by the
neighborhood in which they are located.
Objective: To develop large community oriented parks in areas that
can support the more intensive use.
Objective: To provide for green belts and linkage parks to link other
parks, residential areas and other land uses to one another.
Objective: To encourage the development of open space vistas and
medians along major corridors to convey the feeling of
open space in the urban environment.
Policy: The City will require park, recreation and open
space dedication to occur during the development
process, more specifically, at the time of platting.
Policy: The City will seek out and encourage donations
from private sources and/or individuals who have
an interest in the development of the parks and
recreation services of Euless.
Policy: The City will seek Federal and State grant funds
for acquisition of future park land.
Policy: The City will utilize existing park resources as per
the Park and Recreation Master Plan.
Policy: The City will use its judicial authority to serve,
protect and maintain the park and recreation
system. In addition the city will set and enforce
regulations of conduct in City owned parks.
Policy: The City will encourage cooperation between the
City and the public school system to allow joint
use of facilities whenever feasible and agreeable to
all parties.
GOAL E.2 We waat our parks, open space and recreational facilities to:
preserve environmentally sensitive areas for wildlife
habitats and passive natural areas.
Objective: To encourage the use of areas within the city which are of
an environmentally sensitive nature to be utilized in their
natural state.
Policy: The City will review, revise and enforce
appropriate ordinances to help ensure the
protection of environmentally sensitive areas from
development.
Policy: The City will coordinate flood plain and flood
sensitive areas with parkland dedication efforts and
green belt linkage plans as presented in the
Comprehensive Land Development Plan and the
Park and Leisure Services Master Plan.
F GOALS RELATING TO THOROUGHFARES AND TRANSPORTATI(
GOAL F.1 We want ow- thoroughfares and transportation systems to:
provide a balanced transportation system capable of moving
both people and goods in an expeditious, economical and
environmentally responsible manner.
Objective: To encourage and participate in the development of a
thoroughfare system based upon the principles of functional
classification and design.
Objective: To improve the overall traffic circulation based on the
needs of residential, commercial, and recreational uses and
avoid traffic impacts on residential areas.
Policy: The City will consider the Thoroughfare Plan
when making land use decisions that may be
affected by traffic.
Policy: The City will periodically review the
Thoroughfare Plan to evaluate its consistency with
current growth philosophies.
GOAL F.2 We want our thoroughfares and transportation systems to:
provide major and minor arterials and major collectors that
are safe, functional and aesthetically pleasing.
Objective: To encourage the development of future thoroughfares
which conform to the Thoroughfare Plan and the
Comprehensive Land Development Plan.
Objective: To develop roadways that are properly designed and
constructed to carry the volume and type of traffic
anticipated.
Objective: To develop a distant visual quality along major corridors
that provides for visual continuity, and are aesthetically
pleasing.
Objective: To provide adequate design of vehicular and pedestrian
ways to ensure they move traffic in a safe and efficient
manner.
Policy: The City will not approve plats or site plans where
the street system, pedestrian ways, or drive access
are not adequately designed for safe efficient
traffic movement.
Policy: The City will not approve plats or site plans which
have not provided adequate landscaping, buffering,
or other visual streetscape amenities along city
streets.
Policy: The City will encourage the designs of
neighborhood street systems to have a limited
number of access streets intersecting on arterial or
major collector streets.
Policy: The City will provide and enforce regulations
which control designs of street intersections,
length of cul-de-sacs, dead-end streets and
looping streets.
Policy: The City will include provisions in the
subdivision regulations, design standards, and
zoning ordinances that will provide for
handicapped, aged, and alternative means of
transportation such as bicycling and walking.
Policy: The City will not approve any plat or site plan that
directly conflicts with the intent of the
Thoroughfare Plan and the Comprehensive Land
Development Plan.
G LAND USE GOALS RELATING TO PUBLIC FACILITIES
GOAL G.1 We want the public facilities within the City of Euless to:
provide the Citizen with adequate facilities and staff to
serve the community in the areas of :
Fire protection
City government
Educational development
Cultural growth
Health care
Police service
Civil defense
Recreational activities
Community assembly
Streets & Drainage
Objective: To provide a coordinated plan addressing the future
community facility needs in appropriate priority and
sequencing.
Objective: To promote and encourage a spirit of cooperation between
taxing entities to provide facilities necessary to maintain
minimal duplication.
Objective: To minimize public and private expenditure while not
compromising commitment to efficient, quality service.
Policy: The city will utilize the standards for
implementation of community facilities as
delineated in the Comprehensive Land
Development Plan when evaluating future
community facilities projects.
Policy: The City will include community facilities as a
portion of the Capital Improvements Program as
adopted by the City and as are consistent with
needs and demands.
Policy: The City will encourage input from representatives
of the appropriate City agencies, County agencies,
utility companies, and school districts regarding
the development of future community facilities and
public buildings.