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HomeMy WebLinkAbout1980-02-19 Regular Meeting Planning and Zoning Commission February 19, 1980 CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 7:37 p.m. in the Council Chambers of Euless City Hall by Chairman Carl Tyson. Other members present were Messrs. John Deithloff, Bob Williamson, Chris Jones, and Bob Eden, and Mrs. Helen Lightbody (came in late) . Member absent was Mr. Robert McMillon. Also present were Director of Planning and Development, Kent Flynn, and Recording Secretary, Becky Null. VISITORS Visitors in attendance were Messrs. James Knight, Dick Perkins, Bruce Casburn, Mike Clinton, Ken Stiles, Walter Elliott, Rick Barnes, James Lucas, and Keith Wallace, and Mesdms. Willie Mae McCormick, James Lucas, and Terry Stewart. INVOCATION The invocation was given by Mr. Bob Williamson. APPROVAL OF MINUTES Mr. Williamson made a motion to approve the minutes of the regular meeting dated January 15, 1980, as written. Mr. Eden seconded the motion and the vote was as follows: Ayes: Messrs. Deithloff, Williamson, Tyson, Jones, and Eden Nays: None Chairman Tyson declared the motion carried. I. PUBLIC HEARING - ZONING CASE 303 - REQUEST OF BRUCE CASBURN FOR CHANGE OF ZONING FROM "PD" TO "PD" WITH NEW DEVELOPMENT PLANS FOR TOWNHOMES ON 24.987 ACRES OF LAND ON THE J. E. FIELD SURVEY, ABSTRACT 540, LOCATED ADJACENT AND WEST OF NORTH MAIN STREET AND ADJACENT AND SOUTH OF GLADE ROAD Page Two, Regular Meeting, Planning & Zoning Commission, February 19, 1980 Chairman Tyson opened the public hearing and stated the rules of a public hearing; proponents being heard first and then opponents. Mr. Dick Perkins stated he was with the engineering firm of Teague Nall and Perkins, 210 W. Sixth Street, Fort Worth, Texas, and was representing Mr. Bruce Casburn who is the current owner of this property. He explained that this concept of cluster homes did not fit under the "R-3" zoning they received at the last meeting and are, therefore, asking for a Planned Development zoning. Mr. Perkins stated that his client plans to build quality townhomes that would be individually owned. He stated there will be three dedicated streets and that they plan to name the private streets. He stated that the paving and the driveways would be a part of the homeowner's agreement. He stated that the open space area would be a part of the homeowner's association. He stated that the lot itself on which the townhome rests (approximately 22 x 50 feet) would be the portion owned by the townhouse owner and every- thing outside of that area would be open space maintained by the homeowner's association. He stated that they plan to keep the units no wider than 22 feet or no longer than 50 feet, and some could be less. He stated that if it turned out to be less, the property owner would have some green area that would be his own lot. He further stated that every unit would have a full two car garage, and that the units would be at least a story and a half and some would be two to three stories. Mr. Bruce Casburn, 4818 Crestmont Court, Arlington, Texas, stated that the concept was based on research of new housing concepts in California, Arizona, and other parts of Texas. He stated that this plan was patterned after a very high quality development in Irvine, California and that his goal was to prevent the units from appearing to be apartments. For this reason, they have avoided large paved joint-parking areas as one sees in apartment complexes. He stated that the low density, the open space configuration, and the parking solutions of the plan would project a single-family image which was their objective. Chairman Tyson read the letter from Mr. Kent Flynn to the Planning & Zoning Commission regarding Staff's review of the Development Plan and made it a part of the minutes. He also asked that the zoning summary be part of the minutes. Chairman Tyson asked Mr. Flynn if the violations of the Subdivision Regulations had been worked out. Mr. Flynn stated that the violations had been corrected with the exception of comment #4 of the letter and that Staff and developers agreed to a scale of 1"=60' and the Development Plan would have to be redrawn before going to the Council. He stated that this Development Plan had all the requirements of the Subdivision Ordinance that could be reviewed at this time and that the property will have to be platted also. C Page Three, Regular Meeting, Planning & Zoning Commission, February 19, 1980 CChairman Tyson asked if there were any more proponents. Mr. James Lucas of 1213 Greenbriar Lane, Arlington, Texas was recognized and stated that he owned property below the planned development property and above the proposed Sagepoint Addition. He stated that he was concerned about all the properties being compatible as far as streets, water and sewer when he decides to develop his property. He added that he was neither for or against the proposed zoning change. Chairman Tyson asked if there were any opponents. There being none, he declared the public hearing closed. Chairman Tyson stated that the Commission would now address the zoning standards for this particular planned develop- ment case. He stated that he understood it was the Commission's responsi- bility to set the zoning standards for this planned development zoning. He further observed from the letter that the Commission could consider this project as "Single Family Attached" and subject it to all the require- ments of Section 7-309 which is actually incorporated in our current Multi-Family zoning regulation. Mr. Flynn stated that if the Commission felt that this concept of cluster homes was indeed different from the Multi-Family, Single Family attached housing type, then the Commission could set zoning standards specifically for the individual planned develop- ment in accordance with Section 7-1105, Procedure for Establishing Standards, or approve the standards as submitted on the Development Plan. Mr. Eden asked whether this Development Plan could be deviated from if the zoning case is approved. Mr. Flynn stated that the layout of the units could not be changed in regard to the setbacks and such. Mr. Eden asked if a 20 foot setback from North Main and Glade was enough. Chairman Tyson stated that he was not sure, and that was one of the points needing to be discussed. Mr. Williamson asked if parking would be allowed on North Main and Glade. Mr. Knight stated that parking would not be allowed because both streets are major thoroughfares. Chairman Tyson asked Mr. Perkins if the no parking would cause a problem. c Page Four, Regular Meeting, Planning & Zoning Commission, February 19, 1980 Mr. Perkins stated it really would not. C He stated that the main streets in the subdivision have been widened to 37 feet to permit on-street parking for guests. After general discussion about what standards should apply to this project, Chairman Tyson suggested that the Commission consider each zoning standard according to the list prepared by Staff of seventeen standards to be set, Zoning Standards for Zoning Case #303. During discussion of zoning standards relating to building requirements, Mr. Eden stated his concern that the developer had not specified the minimum floor area. Mr. Perkins stated that each unit would have a two car garage at ground level. As an example, he stated that a 22 x 50 foot lot would have 990 square feet on the first floor. Approxi- mately 440 square feet would be utilized as a garage, which would leave 550 square feet of living space on the ground floor. He stated that the unit would have to go up a half to a full story to have a decent living area. He stated that each residence would have at least a story and a half and some would have two or three stories. Mr. Casburn stated that an 800 square foot minimum floor area would be sufficient for their needs. He stated that they proposed a maximum height of three stories. There was some question as to the number of one bedrooms, two bedrooms and three bedrooms that would be built. Mr. Eden felt that there were too many unknowns to decide at this meeting and thought it should be tabled. Mr. Deithloff stated that it should be up to the developers to decide the mix of the bedrooms because the economics may change. Chairman Tyson stated that it should be decided at this meeting and that if the mix proves to be wrong economically, the developers can come back before the Commission later. Mr. Eden stated he felt the Commission should not have to design the project for the developer by setting these standards and that there was not enough information provided by the developer and that the revised development plan had just been laid before them tonight with no time for a real review. Mr. Flynn stated that the Staff had requested the developer to list their proposals for the seventeen zoning standards on the new Development Plan and they had not done so. He suggested that if the Commission felt they did not have adequate information or time for review that they could table the zoning case. Page Five, Regular Meeting, Planning & Zoning Commission, February 19, 1980 Chairman Tyson stated that he felt the Cproblem was a good example of the need for more required lead time for submittals as requested by staff a few months ago. Mr. Flynn stated that for zoning cases, staff had a problem in that if a development plan has been submitted with a request for "PD" zoning prior to the deadline for advertising for public hearings, the staff had no choice but to place the zoning case on the agenda, even if they recommended denial because the plan could not be feasibly platted. He stated this was the case for this project, except the developer revised his development plan between the time that the public hearing was advertised and the time of the hearing tonight. Chairman Tyson stated that he was concerned that if the Commission tabled the zoning case, it would cost the developers a delay which they might not be able to afford and that if the developer would state his proposals for the zoning standards, then the Commission could respond with a recommendation tonight and the City Council would then have the final say on the standards as the ordinance stipulates. Mrs. Lightbody stated that she preferred that the developers present the information that they think they will do with staff input. Mr. Flynn stated that he will respond to questions asked, but that staff could not set the standards because according to the Ordinance it is the Commission's responsibility to recommend zoning standards to the City Council for their adoption as part of any ordinance adopting a planned development district. Mr. Perkins suggested a percentage of 30% - one bedroom, 40% - two bedrooms, and 30% three bedrooms. Mr. Perkins stated that they had given the Commission some percentages tonight and that those percentages and probably nothing else presented tonight will change in a couple of weeks. Chairman Tyson suggested that a zoning standard should be established to regulate the exterior materials of the units. After some discussion, the developer, Mr. Casburn, proposed a minimum of 50% of the ground floor would be masonry. He added that he wanted to be able to mix the use of wood and stucco and brick to create visual variety and that single family zoning did not specify any minimum masonry requirements. During discussion of regulations relating to Site Standards, Chairman Tyson noted that he felt the minimum front yard setback on North Main and Glade should be twenty-five feet rather than the twenty feet shown on the development plan. C Page Six, Regular Meeting, Planning & Zoning Commission, February 19, 1980 Mr. Deithloff stated he felt that twenty Cfeet was appropriate as shown. There was further discussion regarding Site Standards. During discussion of Traffic Standards, there was concern on the part of several Commissioners regarding parking for guests visiting the townhomes. Chairman Tyson asked where the guest parking would be. Mr. Perkins stated guest parking would be on the public streets within the project which have been made wide enough to accommodate off-street parking, i.e. , Tiffany Meadows Circle and Country Wood Circle which added up to provide approximately one guest parking space per townhome unit. Mr. Deithloff asked Mr. Flynn if the access easements were fire lanes also. Mr. Flynn stated yes and that there would not be parking allowed within the twenty foot designated width of the access easement. Mr. Williamson asked what the typical width of a private drive is. Mr. Perkins stated it was twenty-six feet. Mr. Flynn stated that nine feet was required for parking, which would require the access easements to be twenty nine feet to allow twenty feet for fire lane and nine feet for parking. Mr. Flynn also stated that the plans do meet the zoning requirements for two parking spaces per unit, however, the units that do not face onto the public roads with only private drives behind may have problems with guest parking. He further stated that the City would be responsible for keeping marked fire lanes clear of parked vehicles and that with the configuration shown on the Development Plan and human nature being to park conveniently next to one's destination, the City could have a real problem keeping some of these fire lanes clear. Chairman Tyson suggested that the developer could add some off-street head-in parking in problem areas for guest to park in. There was further discussion and final agreement that the developer show said additional parking on the Development Plan submitted to the Council for their consideration. C Page Seven, Regular Meeting, Planning & Zoning Commission, February 19, 1980 The following standards were set by the Planning & Zoning Commission for the Tiffany Meadows Planned Development: BUILDINGS 1. Maximum height is thirty-five feet. 2. Minimum living floor area is 800 square feet. 3. Maximum building area (total living area) allowed is 3350 square feet. 4. Minimum garage area is 400 square feet. 5. The number of one bedrooms is set at 30%, two bedrooms at 40% and three or more bedrooms at 30%. 6. The masonry requirement is 50% of all walls excluding windows and doors on the first floor. SITE 1. Maximum density is 11.57 units per acre. 2. Site coverage (% of total tract covered with buildings exclusive of private drives and public streets) is 59%. 3. Building spacing is a minimum of fifteen feet. 4. Minimum building setbacks are (1) Zero back lot line, (2) Twenty feet front lot line except on North Main Street and Glade Road, and (3) Twenty-five feet on North Main Street and Glade Road. 5. Minimum lot width is twenty-two feet. 6. Minimum lot depth is fifty feet. 7. Minimum lot area is 1100 square feet. 8. The percentage of open space ("green space" not including public streets and private drives) is 41%. TRAFFIC 1. Access to housing units for emergency & utilities is adequate with the addition that single garbage collection is preferred. 2. Sidewalks will be required from the front door of the units to the street or private drive. 3. Additional off-street head-in parking is recommended for guests visiting townhomes where the townhome does not front on a public street. Public street widths and private street widths should be adequate to facilitate said additional parking as the City Council may require. OTHER 1. A minimum six foot screening wall is required around the perimeter of the development with the exception of North MainStreet and Glade Road. 2. The landscaping will be decided by the developer. 3. One 200 square foot temporary development sign per ten acres will be allowed in accordance with "R-1" requirements of the Euless Sign Ordinance. Page Eight, Regular Meeting, Planning & Zoning Commission, February 19, 1980 Mr. Deithloff made a motion to approve Zoning Case #303 for Tiffany Meadows Planned Development with the zoning standards set above and subject to the comments of the Planning & Zoning letter dated February 14th, with the plans being redrawn to a 1"=60' scale. Mr. Jones seconded the motion and the vote was as follows: Ayes: Messrs. Deithloff, Jones, Tyson and Williamson Nays: Mrs. Lightbody and Mr. Eden Chairman Tyson declared the motion carried. (At approximately 10:50 p.m. , Chairman Tyson called for a 5 minute recess) . II. PUBLIC HEARING - ZONING CASE 304 - REQUEST OF CHARLES CLEGG FOR CHANGE OF ZONING FROM "C-1" NEIGHBORHOOD BUSINESS DISTRICT TO "C-2" COMMUNITY BUSINESS DISTRICT ON 2.452 ACRES OF TRACT 2B, W. G. MATTHEWS SURVEY, ABSTRACT 1052, LOCATED AT THE CORNER OF SOUTH MAIN STREET AND WHITNER DRIVE Chairman Tyson opened the public hearing and stated the rules of a public hearing; proponents being heard first, and then opponents. He further stated that although there will be a public hearing, there will be no decision because the taxes have not been paid on this property. Mr. Rick Barnes, 506 S. Mesquite, Arlington, Texas, stated that he is representing Euless Main Venture who is the owner of this property and is also the developer of the adjacent Twin Creeks Subdivision. He also stated that he is representing the purchasers of this property, Choates Enterprises, Inc. of Dallas and himself. He stated they plan to develop a commercial center which will contain approximately an 11,000 square foot retail center and a car wash. He stated they are negotiating leases for a convenience grocery store which would dispense gasoline, a coin operated laundry, and a dry cleaners. He further stated that he was asking for "C-2" zoning to accommodate all of these uses. Chairman Tyson asked about Landover Drive being developed. Mr. Barnes stated that it is being developed with Twin Creeks Estates. Mr. Flynn stated that this property will have to be platted and that any pro-ratas due will be taken care of during the platting. Page Nine, Regular Meeting, Planning & Zoning Commission, February 19, 1980 Chairman Tyson asked that the zoning summary be made a part of the minutes. Chairman Tyson asked if there were any proponents. There being none, he asked if there were any opponents. There being no opponents, Chairman Tyson declared the public hearing closed. He stated that the zoning change will resume at such time that the taxes are paid on the property. III. CONSIDER PLATTING - PRELIMINARY PLATTING OF SAGEPOINT ADDITION LOCATED WEST OF NORTH MAIN STREET, EAST OF BAZE DRIVE, AND NORTH OF BEAR CREEK ESTATES Chairman Tyson recognized Mr. Keith Wallace, 509 Parker, Euless, Texas, who stated he was with Spain-Ayres & Associates and is representing Homecraft Land Development, Inc. , a subsidiary of U. S. Homes. He stated they are submitting a plat for a subdivision which contains 150 single-family residential lots. He further stated that he has been meeting with City Staff trying to get all the problems resolved with Mr. Lucas' property to the north and Bear Creek Estates to the south. Chairman Tyson read the letter to the Commission from Mr. Flynn regarding the subject plat and made it a part of the minutes. Mr. Wallace stated that the developer objected to comment #1 and requested that they be allowed to escrow money for their half of the sewer line contiguous with their western frontage on Baze Drive rather than construct the line at this time. Chairman Tyson stated that it is City policy to require the developer to extend the utility lines to the property's boundaries and that the City did not have money to off-set the other half of the cost of the sewer line. He further stated that the developer would be refunded for the cost of half of the line when the developer adjacent to the line platted. Chairman Tyson asked Mr. Wallace if he had any problems with the other comments. Mr. Wallace stated he did not. Mr. Jones made a motion to approve the preliminary plat for Sagepoint Addition subject to the comments in the letter. Mr. Eden seconded the motion and the vote was as follows: • Page Ten, Regular Meeting, Planning & Zoning Commission, February 19, 1980 Ayes: Mrs. Lightbody, Messrs. Jones, Eden, Tyson, Williamson & Deithloff Nays: None Chairman Tyson declared the motion carried. IV. CONSIDER PLATTING - PRELIMINARY & FINAL PLATTING OF LOTS 1 & 2, BLOCK 1, THOUSAND OAKS ESTATES, LOCATED EAST OF BAZE DRIVE Mr. Flynn stated that the developer requested that the plat be tabled at this time, because he has to work out some details in estimating escrow amounts for required public improvements. He stated that the developer is having to put up an escrow with the City for the cost of public improvements and his engineer's estimates were substantially lower than our City Engineer's review. Therefore, they requested that this plat be tabled until the differences can be worked out. Mr. Eden made a motion to table the plat until the escrow amounts have been worked out. Mr. Deithloff seconded the motion and the vote was as follows: Ayes: Mrs. Lightbody, Messrs. Eden, Deithloff, Jones, Tyson & Williamson Nays: None Chairman Tyson declared the motion carried. IV. ADJOURNMENT There being no further business, the meeting adjourned at 11:30 p.m. APPRO ' 1 : , /: i Chairman C