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HomeMy WebLinkAbout1979-08-21 Regular Meeting Planning and Zoning Commission August 21 , 1979 CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 7:35 p.m. in the Council Chambers of Euless City Hall by Chairman Neal Adams. Other members present were Messrs. John Deithloff, Bob Eden, Carl Tyson, Bob Williamson, and Mrs. Helen Lightbody. Absent was Mr. Chris Jones. Also present were Director of Planning and Development Kent Flynn and recording secretary Barbara Kellar. VISITORS Visitors in attendance were Messrs. Tommy Barnes, Benny Hill , Henry O'Neal , John Tabor, Larry Keele, Russell Hurt, Don Jackson, Robert L. Koshman, Aubrey Good, Rick Barnes, Joe Howell , Gordon Swift and Mesdms. Sherry Thomas, Linda Barnes, Evelyn Watson, Helen Miller, Ann Barton, Lillian Fuchs, Ethel Schutz, Kathy Hill , Brenda 4110 O'Neal , Linda Pool , Dorothy O'David, and Sue Eichelberger. INVOCATION The invocation was given by Mr. Tyson. APPROVAL OF MINUTES Mr. Eden made a motion to approve the minutes of the regular meeting dated August 7, 1979, with the exception of the third paragraph of page nine, where there is a typographical error. Mrs. Lightbody seconded the motion and the vote was as follows: Ayes: Messrs. Williamson, Tyson, Adams, Eden, Deithloff, and Mrs. Lightbody. Nays: None Chairman Adams declared the motion carried. t (Page Two, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) I . PUBLIC HEARING - ZONING CASE 292. REQUEST OF ROBERT KOSHMAN REPRE- SENTING FIDELITY UNION LIFE INSURANCE COMPANY FOR CHANGE OF ZONING FROM "C-1" NEIGHBORHOOD BUSINESS TO "R-5" MULTI-FAMILY DWELLING ON BLOCK 3, OAK FOREST ADDITION LOCATED AT THE NORTH- WEST CORNER OF NORTH MAIN STREET AND FAIR OAKS BOULEVARD. Chairman Adams stated the rules of a public hearing; proponents will be heard first, and then opponents. He opened the public hearing. Mr. Robert Koshman of 1705 Oak Meadows, Irving, Texas, stated he represents Fidelity Union Life Insurance Company on the aforementioned property and that he requested the change of zoning. His preliminary layout shows less than nineteen and one-half units to the acre. He was open for suggestions from the public as to the location of an ingress and egress on the property. His plan showed no entrance on Main Street at present. He stated he will probably locate seventy-five feet from the back of any property line, which will be designated as parking and fire lanes on that side. Buildings may be turned in an east- west direction so there are no windows on the end of any building facing west. He stated that normally a six-foot stockade fence is put in. They will be medium luxury type units , one-half having fireplaces, one-half having no fireplaces. All will have washer-dryer connections, no efficiency units. The one bedroom unit is designed for a couple. Chairman Adams stated that the layout would be effective when the plat comes back in. The only ingress and egress, as he understood it, would be on Fair Oaks, at the far west end of the project.. There would be no ingress/egress out of this project next to these homes. Mr. Koshman stated that is the way it ( shows now. He said the Fire Department may want an entrance on North Main. He can arrange the building differently on North Main and put an entrance or exit on it. Chairman Adams stated these things will be discussed when the plat is brought in, concerning platting of the property. Mr. Deithloff inquired what the rental is on a monthly basis. Mr. Koshman stated that the smaller unit at six hundred sixty-five square feet, one bedroom without fireplace, will rent for approximately $280 per month plus electricity. (Page Three, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mr. Deithloff inquired if Mr. Koshman brought an architectural drawing with him. Mr. Koshman stated that he had brought a drawing and that he uses a sixteen unit building because it gives more spaciousness between buildings. He referred to the drawing, showing stucco on top and face brick on bottom of the building. Mr. Deithloff inquired if this end elevation with no windows is what Mr. Koshman had mentioned as possibly facing west. Mr. Koshman stated this is correct, that he will be glad to have no windows on the end and to face all buildings west. There are also no stairways or doors on the end of their buildings. Mr. Tyson inquired when Mr. Koshman expects to start construction. Mr. Koshman stated he expects to start construction in ninety to one hundred and twenty days. Mr. Tyson inquired if Mr. Koshman represents Fidelity Union Life, who is the owner of the property. 1110 Mr. Koshman stated that was correct. Mr. Tyson inquired if Fidelity Union Life would be the builders and owners of the project. Mr. Koshman stated that the project will go into the names of Thomes and Shipley, who will buy the property from Fidelity Union, and at that time, will transfer the name to Thomes and Shipley. Mr. Tyson inquired if Thomes and Shipley were the builders of the apartments directly east of the project. Mr. Koshman stated this was correct, that they had built the two hundred thirty-two unit project, Oakwood Acres. Mr. Adams inquired if there were any other proponents; there being none, he inquired if there were any opponents. Mr. Henry E. O'Neal of 1308 Roundtree, Lot 9, stated that he is opposed to the zoning change, and that he passed around a petition in the immediate neighborhood, in a three-block area. He stated that he did not want apartments behind his home because the neighborhood has already been established as a single-family district, and apartments would cause it to deteriorate. He stated that in any area (Page Four, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) where apartments have been for five to fifteen years, the area has deteriorated to a degree. He also believes it would overcrowd the schools, and that there would be an increase in traffic, especially with the only exit being off Fair Oaks. Fair Oaks is already well used because it is an easy access off Main Street. He stated it could expose the neighborhood to a high risk crime and disturbance area. Mr. O'Neal works for an airline at night and sleeps during the day. He presented the petition to the commission for their review. Mr. Eden inquired if Mr. O'Neal preferred that the property be zoned C-1 rather than R-5. Mr. O'Neal stated this was correct. The majority of fellow neighbors prefer to have a small neighborhood business than a high concentration of apartments. Chairman Adams inquired if Mr. O'Neal is aware of what is included in C-1 zoning. Mr. O'Neal stated he had a fairly good idea of what is included in the ordinance. Chairman Adams stated that this property will develop at some point in time and will not always remain vacant. Any of the C-1 uses could be put in that tract and will create heavy traffic. 1111) He stated there could be a business that will be open day and night, creating noise and traffic. He asked if Mr. O'Neal is aware of that fact. Mr. O'Neal stated he is aware that a business could create noise and traffic. Mr. Benny Hill of 1300 Roundtree, Block 3, stated that R-5 zoning already exists to the left, across the street. If zoning is changed, he will have apartments to the left and right, behind him. He stated that there are enough apartments on the east side of Main Street and that there should be a thoroughfare separating an apartment area from a housing area. Mr. Tyson asked Mr. Hill if he preferred C-1 to R-5 zoning. Mr. Hill stated he would like to see new businesses in this area. Mr. Tyson stated that traffic will be generated by Mr. Hill 's property. He asked Mr. Hill how he felt about neighborhood businesses generating traffic. Mr. Hill stated that business traffic would go in and out and not tarry long. (Page Five, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mr. Deithloff asked Mr. Hill if he is aware of the type businesses listed. Mr. Hill stated he had received the letter listing proposed business uses in the mail . Chairman Adams stated that a fast-food type business must prevail on advertising, including lighted signs. He read the items specifically allowed in C-1 zoning, and stated that if it were to develop C-1 , there may be a street through the project. He stated that the same height requirements apply in C-1 and R-5, and that there could be a two-story office building built. Mr. Deithloff stated that the data tabulation sheet shows 17% of the building coverage and that in a commercial business, building coverage could be as high as fifty to sixty percent, with regard to square footage. Sherry Thomas of 306 Fair Oaks, stated she is opposed to the zoning change and asked if a two-story building would necessarily be built under C-1 . Chairman Adams stated that two and one-half stories is the maximum height in C-1 zoning. Mrs. Thomas inquired if the building could be kept to one story if it were zoned C-1 . Chairman Adams stated that the building could not be kept to one story. This type of stipulation could not be added to the plat if the plat is in compliance with the ordinance. He further stated that the Commission would have control only if the project is developed in a Planned Development type zone. Mrs. Thomas inquired as to the possibility of a shopping center development in that area. Chairman Adams stated that it depends on who owns the property and who will develop it. He stated that there are stipulations and controls in the ordinances, but they are maximum limits, and if ordinance requirements are met, the Commission has no control . Mrs. Thomas stated she would like the neighborhood to remain as quiet and country as possible and that she would like to keep homes separated from apartments by Main Street. Chairman Adams stated that the land has previously been zoned an R-5 tract, and there is no control over that tract. 4C; (Page Six, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mr. Tyson asked Mrs. Thomas if she preferred C-1 zoning over R-5 zoning. Mrs. Thomas stated she would like to attract nice shopping centers. Evelyn Watson of 1304 Cedar Ridge Terrace, stated she is opposed to multi-family dwelling in the proposed area because a business does not operate on a twenty-four hour schedule, as an apartment complex does. She further stated that when Main Street was enlarged, her street became the thoroughfare. She further asked if all the children living in these five hundred to six hundred unit apartments go to Lakewood Elementary School . Chairman Adams stated that is correct. Mrs. Watson stated she had watched the proposed apartment site burn four times in five years, and that the same sign "Future Home of Shopping Center" is always replaced. She further asked where the garbage areas at the apartments will be located. Chairman Adams stated that the garbage placement areas can be controlled, and if the design remains as is , they will be placed in the northeast corner because the ingress/egress is only 1100 on the east side of the project, and garbage trucks will need to go straight in and out. Mrs. Watson asked who will be responsible for keeping the areas between apartments and houses clean. Chairman Adams stated this would be the project owner's responsibility. Mrs. Watson inquired as to the rights of the area residents regarding garbage, litter, etc. Chairman Adams stated that Staff people are responsive to that type of situation. Mrs. Watson stated that vandalism always occurs at apartment dwellings. She would not be able to leave her doors unlocked if apartments were built near her. Larry Keele, 1309 Roundtree, stated he is opposed to the apartment project because of so many people in so little area. He would rather see it zoned C-1 than R-5 and that he was not aware of this zoning change request until a few days before the meeting. (Page Seven, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) John Tabor of 1306 Roundtree, living directly behind the property in question, stated that he is opposed to R-5 zoning because the residents of that area, due to their age and families, live a slow, relaxed lifestyle. Apartment dwellers do not seem to be deeply rooted in a community, and are very noisy. Linda Pool of 212 Roundtree, stated she lives around the corner from the property in question, and that she is opposed to the zoning change because she can see only disadvantages. There will be an increase in traffic and enrollment in schools, but there are advantages to C-1 zoning, where stores, restaurants, and shopping centers are needed. Don Jackson of 515 Eldoro Drive, Arlington, Texas, stated he represents United Memorial Christian Church, and that the Church Board has not had an opportunity to make their decision in opposition or in favor of the change. He stated that crime, traffic, and drainage are major factors to consider. He wanted to know what assurances the church would have regarding drainage, security, fencing, and trash clean-up. Chairman Adams stated that when platting is considered, drainage would be a key issue, but that drainage would be a problem whether it is developed as C-1 or R-5. Mr. Jackson stated he would rather see business rather than apartments because nineteen and three-tenths units per acre on seven to eight acres is a lot of people, and the neighborhood is already congested. Mr. Tyson asked Mr. Jackson if the property the church is located on is marked with a "C". Mr. Jackson stated that was correct. Mr. Tyson asked if the church had any plans for this property other than church. Mr. Jackson stated they had no plans except for church, and that there is a building program in the planning stage now. Wilson Hurt of 210 Roundtree, stated he is opposed to apartments because, after a few years, maintenance is not kept up on apartments. He would rather see commercial business to help the neighborhood and not apartments to hinder it. Sue Eichelberger of 214 Roundtree, stated she is opposed to apartments for the same reasons as everyone else, { (Page Eight, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) and that her family looked for a long time to find a quiet, safe place to live. Chairman Adams asked how long they had lived in their home. Mrs. Eichelberger stated they had lived there two and one-half years. Chairman Adams inquired if she was aware that the property was zoned R-5 when she bought the home. Mrs. Eichelberger stated she was not aware of the R-5 zoning but was aware of the sign stating "Future Home of Shopping Center", and that she would not mind a shopping center. Lillian Fuchs of 300 Roundtree stated she is opposed to apartments because she lives in a quiet neighborhood. She wants Euless to remain small , and she feels safe now. Mrs. Robert Miller of 1313 Roundtree stated that she is opposed to apartments because they usually run down. Chairman Adams inquired if Mr. Koshman 1110 had any remarks regarding the comments made by the opposition. Mr. Koshman stated he appreciated the homeowner's points of view, but that this project, trafficwise, should be no problem. He stated there are no three-bedroom units in the apartments and will be an all-adult complex. He stated that this project will probably pay $13,000 to $14,000 yearly to the school budget. Chairman Adams stated that, under present ordinances, if changed to R-5, there can be no stipulation, such as west wall having no windows, etc. The Commission cannot stipulate on the project nor add stipulations to approval of the plat. He stated that if Mr. Koshman came in under Planned Development, the Commission can stipulate. Mr. Koshman stated he did not come in under Planned Development because he would have to do his engineering first. The Commission could only turn the project down or pass it, and if the Commission turned it down, the engineering expense would be for nothing. Chairman Adams asked Mr. Koshman if he is willing to come in with Planned Development type zoning. Mr. Koshman stated that this is satisfactory. IC; (Page Nine, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Co' Chairman Adams stated that if Mr. Koshman would come in under Planned Development, the stipulations, such as no windows, location of garbage, etc. could be tied down. Mr. Eden asked Mr. Koshman if he is the builder of this project. Mr. Koshman stated that he is not the builder, but is associated with him. Chairman Adams asked if Mr. Koshman's company presently owns the land. Mr. Koshman stated he represents Fidelity Union Life Insurance. Chairman Adams asked if the project would be sold to Thomes and Shipley, who would build the project. Mr. Koshman stated that this is correct. Chairman Adams asked if Fidelity Union would still be involved in the project after the sale. Mr. Koshman stated that Fidelity Union 11D will not be involved after the sale. Mr. Williamson inquired as to the number of two-bedroom versus one-bedroom apartments. Mr. Koshman stated that the number is on the list the members have. Chairman Adams closed the public hearing and opened it for discussion among Commission members. Mr. Eden asked Chairman Adams to confirm that there could be twenty-four or twenty-five units if it is zoned R-5. Chairman Adams stated that there could be twenty-four units per acre, but that if Mr. Koshman comes in under Planned Development, the number could be restricted to nineteen. He asked that the data furnished by the Staff, the site plan and the location plat, be made a part of the minutes of the meeting. Mr. Tyson stated he would like more discussion on the zoning and land use information. Chairman Adams asked Mr. Flynn if he had more data with regard to land use information. (Page Ten, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mr. Flynn stated it would have to be verbal . North of Airport Freeway, there are existing nine hundred and thirty multi-family units (including apartments to be built in Oakwood Acres, Phase II) , representing twenty-one percent of multi-family units in Euless. South of Airport Freeway and east of FN 157, there are sixteen- hundred and seventy-six units, representing thirty-eight percent of total multi-family units in Euless. Everything west of 157 represents eighteen-hundred and seventy-three units, or forty-one percent of total multi-family units in Euless. Total number of multi-family units at present is forty-four hundred and seventy-nine units. There are five hundred and twenty-six acres presently zoned; three hundred and twenty-one are vacant; two hundred and five are used for multi-family. The occupied multi-family land acreage represents fourteen percent of the total residential zoned area in Euless, including single-family. The population of these two hundred and five acres (fourteen percent) houses forty-five percent of the population or ten-thousand, nine hundred and seventy-six people. Euless has forty-five percent of its population in apartments. If Euless' population is projected to the total ultimate population, and if the City completely develops according to the present zoning map, there will be sixty-six thousand, six hundred and seven people. If the zoning map changes to reflect current multi-family development in Euless, forty-five percent of all the existing vacant residential land will be multi-family, and fifty-five percent will be single-family. If this occurs, then the total ultimate population will be ninety-thousand, five hundred and ninety- ") five when the City is completely developed. Chairman Adams asked Mr. Flynn how the number of units per acre is arrived at in an R-1 tract. Mr. Flynn stated that in figuring densities for single-family and multi-family districts, the average existing density was used for future density. He added that there is numerous C-2 zoning and very little C-1 zoning in Euless. Mr. Eden stated he had a problem with density. If houses backing up to vacant land is zoned, people need to know what it is zoned. If it is not zoned, there is no problem. He stated that, in his opinion, the density is too heavy and is therefore hesitant to change zoning. Chairman Adams asked if Mr. Eden would be opposed to nineteen units per acre. Mr. Eden stated he is opposed because the property was zoned C-1 when single-family residents moved in. Chairman Adams stated he was concerned about apartment projects on North Main Street and their effect on schools. He stated that he talked to the school administration, who told him that C (Page Eleven, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) apartment complexes do not generate that much increase in school enrollment, and therefore do not have that much effect on the school system. He stated that traffic is a problem in changing from C-1 to R-5 zoning, but that in this case, there will be little traffic going north whether it is C-1 or R-5. He stated that traffic will usually go in from Main Street and go out on Main Street and not through the neighborhood. Mr. Deithloff stated that he liked to see figures because they help him make up his mind, and that forty-five percent of the total population being in apartments is too high for this size City. Mr. Tyson stated that there is a noise problem in the east part of Euless with the airport and that the area closer to noise traffic will develop into apartments. He stated that that area would be shut off to single-family dwellings in the future and that, in his opinion, apartments should be farther east and north of the location in question. Chairman Adams stated that the forty-five percent referred to previously does not include land north and east, closer to the airport. Mr. Flynn stated that the forty-five 41) percent figure pertains only to existing occupied housing. It represents the percentage of the total population living now in apartments in Euless. Mr. Tyson stated that sixty percent of the land already zoned multi-family is undeveloped. Three hundred and twenty-one acres are readily available for multi-family use. He stated that the Commission has no control over density on this project. If R-5 zoning is approved, it will remain that way. He added that he did not think the Fire Marshall had seen this plan, and there could be a problem with the Fire Department entering and exiting. Chairman Adams stated that the project would probably require some access on Main Street. Mr. Tyson stated that this area was temporarily zoned in 1968 and permanently zoned in 1979, and this is a change from what it was when people built their homes. Chairman Adams entertained a motion. Mr. Eden made a motion recommending to the City Council that this zoning be denied. Mr. Tyson seconded the motion. C (Page Twelve, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Chairman Adams called for a vote on the motion and second. The vote on Mr. Eden's motion is as follows: Ayes: Messrs. Eden, Adams, Deithloff, Tyson, Williamson and Mrs. Lightbody. Nays: None Chairman Adams declared the motion carried and granted a five-minute recess. II . CONSIDER PLATTING - PRELIMINARY PLATTING OF NORTHILL ESTATES, 532 LOTS LOCATED SOUTH OF GLADE ROAD, EAST OF NORTH MAIN STREET, AND WEST OF FULLER-WISER ROAD. Mr. Joe Howell , President of U. S. Development Corporation, 7008 Candlestick Court, Fort Worth, introduced , Mr. Gordon Swift, engineer for the development from Fort Worth. Mr. Swift of 309 West 7th Street, Fort Worth, stated that their plan is for a single-family development at this location. He stated that they have attempted to design a develop- ment that provides a street system that honors the drainage system and that respects access from the bordering streets. Chairman Adams stated that the Commission has a letter from Mr. Flynn regarding the thoroughfare policy of the City and asked Mr. Flynn to read the letter. Mr. Flynn read the letter from the Development Review Committee regarding the Development Policy Concerning Construction of Thoroughfares and Collector Streets. He stated that the letter is background information as to what has been done in the past regarding this policy and indicates what ordinances these policies are based on. Chairman Adams reviewed the letter from Mr. Flynn and the Development Review Committee dated August 16, 1979, and reviewed each item of the letter. Item 1 refers to the pro-rata cost of the paving, curb, gutter and drainage on the border streets. Mr. Swift stated that they are in agreement with the policy regarding the cost of curb, gutter, and pavement, N (Page Thirteen, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) but they are not clear as to the assessment for the drainage structures. He stated that he does not understand how the cost of drainage can be assessed uniformly. He added that they have not been assessed on drainage previously, and his only objection to Item 1 is the drainage. Mr. Swift reviewed each item of the letter as follows: Item 2 - They concur that Cheek-Sparger Road is a major thoroughfare, and they want the alignment there, but they would like to recommend that the City pay for the cost of installing the street. He stated that this is a new policy, but they would like to have the street constructed. He stated that this has been designated a State Highway project on the Urban Systems Program. He added that the State is using a portion of state and federal dollars to build a portion of the road in the western part of the county and if the City does not get the federal money to help complete it, they may not have the completed portion through Euless. He stated that Cheek-Sparger Road was moved north and included in this development. He stated that he is working with Mr. Flynn, and they have agreed on the alignment. He stated that his client, Mr. Howell , is in agreement with the established policy and is willing to pay for paving one-half of a residential street on all of the 41) border streets, including Cheek-Sparger Road. Item 3 - This item regards constructing a concrete sidewalk through large blocks. Mr. Swift stated that their question is whether the residents will want this type of sidewalk and if they need it enough to pay for it. He stated that they agree it is a good policy if there is a desire for the sidewalks and if there is enough traffic for a park or school to require it. He stated that this cost is something that will be passed on to the buyer, but the developer will concur with this item. Item 4a- This item deals with the streets that intersect North Main Street and Fuller-Wiser Road. He stated that they have intentionally put side lots on these streets because there should not be any driveways that enter collector streets. He stated that rear yard frontage gives a poor appearance and since the homeowners fence in their backyards, the City will have to maintain the parkways. He stated that on a side lot, the property owners have the responsibility of maintaining the parkways. Item 4b- This item deals with the length of a cul-de-sac. Mr. Swift stated that they are working with Mr. Flynn and have reached a solution to resolve this problem. The ordinance requires C ® (Page Fourteen, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) a sixty-foot radius on a cul-de-sac, and they are requesting approval of a fifty-foot cul-de-sac. He stated that they are requesting consideration concerning a collector street going through the development. He further stated that they have designed it to discourage through traffic in the sub- division. They do not want to construct another collector street through the development as this will cause additional through traffic. Item 5 - Mr. Swift stated that they will design all drainage and inlets in accordance with the City's design criteria. Item 6 - This item is the same as Item 1 which was previously discussed. Item 7 - This item relates to a proposed water tank. Mr. Swift stated that the developer does not want to include this because he does not think there is any advantage for the development, and it could be a detriment to the development if it is located at this site. Items 8 and 9 - The developer concurs with these two items. Item 10- There is no problem with this item. 41) Item 11- This item deals with a number of different technical aspects, and Mr. Swift is working with Mr. Flynn on these situations. Mr. Swift stated that they are requesting approval of the plat and not requiring the developer to adhere to the restriction of Item 1 , the cost of the drainage on the border streets, and on Item 2 regarding cost distribution on Cheek-Sparger Road, the developer will ask the Council to allow him to pay for portions of the street only. He further stated that the developer is also asking the Commission not to add cost to the homes by requiring sidewalks through the development. They are also requesting a fifty-foot cul-de-sac rather than the required sixty-foot cul-de-sac, which has been allowed in past developments. He stated that the location of the proposed water tank is a technical question, and if necessary to be located on their property, they will concur after discussing possible alternatives. Chairman Adams stated that the comments by the Staff state that all the connections should have two valves and inquired if Mr. Swift concurred with these comments. Mr. Swift stated that they will comply with this. Chairman Adams reviewed Mr. Swift's it comments as follows: (Page Fifteen, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) 010 Item 1 - The drainage construction is g presently a part of the City ordinance and would have to be resolved by the City Council . Items 2a and 2b - These items are part of the ordinance and would have to be resolved by the City Council . Item 3 - This item is part of the City's ordinance and would have to be resolved by the City Council . Item 4a- This item relates to stubbing of the streets. Chairman Adams stated that there are six on North Main Street and eight on Fuller-Wiser Road and three proposed on Cheek-Sparger Road. He stated that, in reviewing the Wood Hill plat, they have proposed three entrances into Cheek-Sparger Road that connect Cheek-Sparger Road and Fuller-Wiser Road. The major concern is the number of entrances into the three major thoroughfares. Another concern is driveways into thoroughfares, and the Commission would like to arrive at a solution to eliminate some of the entrances into these three thoroughfares. Item 4b- The Commission has previously recommended changing a sixty- foot cul-de-sac to a fifty-foot cul-de-sac. Chairman Adams stated that the thirty-seven foot collector street could be resolved by the Commission. 41) Item 7 - The Commission could recommend that this item be resolved between the developer and the Staff before the plat goes to the Council . The other items within the letter are agreeable to the developer. Mr. Williamson stated that Item 9 read northwest and should read northeast. Mr. Tyson asked Mr. Howell where U. S. Development Corporation had developments. Mr. Howell stated that they had developed Candle Ridge and West Point in Fort Worth and Park Lake in Grand Prairie. Mrs. Lightbody inquired as to the size homes to be constructed in the development. Mr. Howell stated that the lots will have sixty-five foot frontages and twelve hundred and fifty square feet to eighteen hundred square feet homes. (Page Sixteen, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mr. Tyson stated that he is concerned about the number of street entrances on North Main Street because they could impose an undue hazard on traffic, particularly with people in the neighborhood trying to get out onto the street. He stated that Wood Hill Addition has some entrances onto thoroughfares, but there is a greater distance between the intersections, and there are some collector streets. He stated that Northill does not have the collector streets. Another concern he has is that the proposed water tower site is not located on the plat. Chairman Adams stated that the proposed elevated water tower could be a stipulation in the motion that can be discussed with the Staff prior to the Council meeting. He stated that he concurs with Mr. Tyson in that if the water tower is relocated, it will change the configuration of the plat. Mr. Tyson stated that he would like to see the street configuration change because there is a need to plan for future development in that part of Euless. Chairman Adams stated that there is additional traffic on North Main Street since Glade Road is an entrance into the airport. Mr. Tyson inquired if Fuller-Wiser Road 41) is a collector street or a thoroughfare street from Harwood Road north. Mr. Flynn stated that Fuller-Wiser Road is a collector street from Harwood Road north and a thoroughfare street from Harwood Road south. Mr. Tyson stated that the traffic on Fuller-Wiser Road could increase and the number of intersections into Fuller-Wiser Road concerns him. Mr. Swift stated that Fuller-Wiser Road is designed as a collector street, and a collector street connects all minor streets to feed them to a thoroughfare street. If the rear lot frontage is put on North Main Street, they would be required to build a screening fence, the cost being added to the cost of the homes and thus would be passed on to the homeowner. He stated that traffic coming from this subdivision will go into North Main Street whether it is at one point or several points. He added that if it is distributed properly, the design will be able to take care of the property for many years without having collecting points and creating a focal point of traffic problems in a specific area. Chairman Adams stated that a very high percentage of people that purchase a home will install some type of fence. He further stated that the traffic flow problem may be eliminated with six (Page Seventeen, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Cie cuts into North Main Street, but other problems may be created. He stated that five or six intersections in a major thoroughfare creates traffic problems, and two or three intersections creates danger of accidents at the intersections. He stated that this problem will need to be resolved because if the number of intersections is changed, the configuration of the preliminary plat will be changed. Mr. Tyson inquired if Mr. Swift had designed this development with the lots backing up to North Main Street. Mr. Swift stated that this was correct and that they had changed the design because they feel that a problem is created if the traffic is concentrated or distributed. Mr. Tyson inquired if Mr. Swift thought that the best way to deal with the traffic problem is to disperse the traffic in three hundred foot increments rather than build a collector street to concentrate the traffic into one central location. Mr. Swift stated that he thought this was the best way to deal with traffic. Mr. Tyson stated that he did not understand and know which one is the best, as the Commission reviewed two plats, each one ID being designed differently. His concern is the safety of the people involved in the traffic, and he stated that he would like the opinion of the Traffic Safety Coordinator. Chairman Adams stated that this was reviewed by the Development Review Committee, which includes the Traffic Safety Department. Mr. Eden stated that there are several developments on North Main Street that have streets enteringNorth Main P Street, and there does not appear a problem. to be Mr. Tyson stated there is a problem on h 1 North Main Street because some of the fences obstruct the view when entering North Main Street. Chairman Adams stated that this would not be a problem because these homes will face the interior streets and not North Main Street. The front yards will eliminate any fences. Mr. Tyson stated that the side yard fences on North Main Street are a problem. Chairman Adams stated the problem will be the same either way the lots are facing. (Page Eighteen, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mr. Eden stated that, in his opinion, there would not be a traffic problem if there are several entrances onto a street rather than just one or two. Chairman Adams asked Mr. Swift if he had a copy of the City Engineer' s letter . Mr. Swift replied affirmatively and that they will comply with the letter. Chairman Adams inquired if there was any other discussion. He reviewed the letter and recommendations of the Development Review Committee. Mr. Flynn stated that in comment number 4b the Development Review Committee is advising the Commission of the ordinance. He stated that it is their recommendation that the street length is excessive of the ordinance requirement by more than fifty percent, and they recommend that the street length be corrected. He stated that the plat shows six hundred and fifty feet, and the ordinance stipulates a maximum of four hundred feet on cul-de-sacs or dead-end streets. Chairman Adams inquired if Street "Q" is a dead-end street. 41) Mr. Flynn stated that it was a dead-end street, and they are recommending that that be changed. He stated that most of the cul-de-sacs in Euless are fifty feet and the Wilshire Village Square plat was approved with fifty-foot cul-de-sacs. The Development Review Committee is merely advising the Commission that the ordinance states that cul-de-sacs must be sixty feet. He stated that the Fire Department feels that fifty feet is adequate. Mr. Eden stated that if sixty feet is required in the ordinance, the ordinance cannot be violated. Chairman Adams stated that in the past, the Commission recommended fifty-foot cul-de-sacs and the Council concurred. In his opinion, the Commission can recommend approval as the plat stands, with the idea that the problems would be resolved, that the final plat will have to be presented, and if there are any substantial changes in the configuration of the layout, the Commission will have input on the config- uration at that time. Mr. Flynn stated that on the comment regarding the storage tank, the site as indicated is shown on the Water Master Plan, and a stub-out is provided on the water line on North Main Street as per the engineering plans. He stated that these plans are provided to (Page Nineteen, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) the developers when they bring in their plans. He is pointing out this comment because any preliminary plat that is approved without the location on it may give people the impression that they do not have to put a site there. He stated that it is his recommendation that the site does need to comply with the Water Master Plan. Chairman Adams inquired if there could be a problem if the Commission were to approve the plat with the idea that the location of the storage tank would be worked out with the Staff prior to it being presented to the Council . Mr. Flynn stated that it would be acceptable if the location corresponds to that shown on City Engineering plans and within this platted property. Chairman Adams stated that the options at present are to deny the plat, approve it, or to table the decision for further study. Mr. Eden moved to recommend approval of the preliminary plat as presented, to include the recommendation of the Development Review Committee letter dated August 16, 1979 and the City Engineer's letter dated August 16, 1979, and that the cul-de-sacs be considered for fifty-foot radius. Chairman Adams stated that the Commission needs to make a decision on the layout as to whether or not a major collector street will be required or to accept the cuts in North Main Street and Fuller-Wiser Road. He stated that it is not up the Staff and must be resolved immediately. Mr. Eden stated that he did not see anything wrong with the cuts as they are indicated on the plat. Chairman Adams asked if Mr. Eden's motion is to eliminate these two items. Mr. Eden stated that this was correct. Chairman Adams stated that the next item for discussion was the second comment in item 4b regarding the cul-de-sacs in excess of four hundred feet. Mr. Eden stated that the cul-de-sacs will have to be worked out to conform to city ordinance. Chairman Adams inquired about the four hundred-foot length on cul-de-sacs. CO (Page Twenty, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mr. Flynn stated that he believes it is based on dead-end streets not being in excess of a certain length to meet fire codes. He stated that he would review the ordinance, which states that cul-de-sacs are allowed if they do not exceed four hundred feet. According to the ordinance, a cul-de-sac is a form of a dead-end street, which is allowed. He stated that they could provide alternate solutions by connecting Street "Q" with either Street "J" or Street "V" in order to eliminate a dead- end street. He stated that the Commission can recommend approval subject to connecting two streets to eliminate a dead-end street. Mr. Eden stated that either one of the suggestions is acceptable to his motion and to make it "either/or". Chairman Adams stated that the next item for discussion was item 7, the water storage tank. Mr. Eden stated that the Water Master Plan has a water storage tank located at that location and, in his opinion, that is where it is to be located. He stated that he would recommend that the City Attorney be consulted concerning any assessment or the legality of assessment on drainage structures. Chairman Adams restated the motion for the Commission, which is to recommend approval of the plat subject to the letters of the Development Review Committee and the City Engineer; with the exceptions that item 4a will not be a stipulation to this motion; that the cul-de-sacs be fifty feet; that the third item on item 46 regarding a collector street be eliminated and would not be a stipulation to this plat; that the four hundred foot length be solved by tying Street "Q" to Street "J" or Street "V". Further, the motion is to concur with the location of the proposed water storage tank as recommended by the City Staff. Lastly, the legalities gal ties of the drainage problem would be worked out with the City Attorney prior to presentation to the Council . Mr. Deithloff seconded the motion. Mrs. Lightbody inquired if the Commission is in approval of item 3 regarding the sidewalks. Chairman Adams stated that the Commission is bound on that item because it is in the ordinance, and that it will need to be resolved by the City Council . Mr. Tyson inquired as to the number of blocks referred to in item 3. Mr. Swift stated that there are five blocks. (Page Twenty-one, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) C Chairman Adams stated that Mr. Swift's comments are well taken since the homeowner would have to pay for the side- walks. He further stated that if there were a school nearby, he would be in favor of the sidewalks, but he would like to recommend that the Council not require them. He inquired as to the purpose of the ordinance requiring these sidewalks. Mr. Flynn stated that he assumes the purpose is to have a set length on blocks so that a developer does not have i blocks that are endless. He stated that a block can exceed one thousand feet if pedestrian traffic is provided for with a midblock sidewalk. Chairman Adams stated that it is required that all lots have sidewalks on the front. Mr. Eden stated that he hates to get into the City Council 's business, but he will amend his motion to recommend that the City Council consider deleting item 3 as a stipulation to the plat. Mr. Deithloff seconded the amendment. Mr. Tyson stated that he still has questions concerning the safety of the street layout. CChairman Adams stated that the Commission is aware of the concern, as it is recommending plats to the Council with comments that have been made. Mr. Flynn stated that the Staff did make some recommendations because this street layout did not seem suitable based on their review. He stated that the Traffic Safety Coordinator was involved in the review and generated his own letter, specifying his reasons. He stated that one thing he was concerned with was that this plan causes hazardous traffic intersections requiring an inordinate need for traffic regulatory devices. He added that the Development Review Committee, which includes the City Engineer, Director of Public Works, Administrative Assistant, Director of Planning and Development, Fire Marshall , and Traffic Safety Coordinator looked at all issues including maintenance of parkways versus the cost of traffic regulatory devices and the resulting recommendation points out their concern and dissatisfaction. He stated that the decision is the Commission's. Chairman Adams called for a vote on the motion, amendments and second. The vote on Mr. Eden's motion is as follows: Ayes: Messrs. Eden, Deithloff, Adams, and Williamson Nays: None Abstain: Mrs. Lightbody and Mr. Tyson. Cie Chairman Adams declared the motion carried. I (Page Twenty-two, Regular Meeting, Planning & Zoning Commission, August 21 , 1979) Mrs. Lightbody stated that she is not opposed, but she does not feel that she sufficiently understands what the developers are attempting to do. Mr. Tyson stated that he feels he is unprepared and that it is his own fault because he was not prepared on the traffic safety issue. Mr. Eden stated that he would like to see plans come in a little more complete than what these were, and there seemed to be a lack of communication or preparation on this plat. III . INFORMATION ON PLAT REVIEW Chairman Adams inquired if the Staff has the comparative information regarding the amount of time needed by the Staff for review of plats. Mr. Flynn stated that the Staff intended to have this information prepared, but because the Northill plat was submitted so late, the Staff did not have time to work up this information. IV. ADJOURNMENT There being no further business, the meeting adjourned at 10:45 p.m. 1 1 CO;ji