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Meeting Minutes
Planning Commission
Wednesday,July 13,2016 5:30 PM Council Chambers
I. Call to Order, Roll Call
Absent-Commissioner Baugh
For the record,Commissioner Hovda joined the meeting at approximately 5:50
p.m.and then left the meeting after item "10".
II. Approval of Minutes
Motion to approve item"1",was made by Commissioner Lippincott and
seconded by Commissioner Williams. The motion passed.
1. 16-0779 Regular Meeting of June 29, 2016
III. Public Hearing Agenda Items
A. Plats
New Plats
Renissa Garza Montalvo, Development Services,read item"2"into record as
shown below. Ms.Garza Montalvo stated the plat satisfies all requirements of
the Unified Development Code(UDC)and State Law; the Technical Review
Committee recommends approval.
For the record,Commissioners Braselton and Hastings abstained from voting
on item "2".
After Staff's presentation,Chairman Ramirez opened the floor for public
comment. With no one coming forward,the public hearing was closed. A
motion to approve item"2"was made by Vice Chairman Villarreal and
seconded by Commissioner Crull. The motion passed.
2. 16-0772 0516056-PO26 (16-22000024)
RANCHO VISTA SUBDIVISION UNIT 14 (FINAL - 4.83 ACRES)
Located south of Yorktown Boulevard and east of Rodd Field Road.
Ms.Garza Montalvo read items"3,4,5,6 and 7"into record as shown below.
She stated the plats satisfy all requirements of the Unified Development Code
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(UDC)and State Law;the Technical Review Committee recommends approval.
After Staff's presentation,Chairman Ramirez opened the floor for public
comment.
For item "5",Janet Freeman at 307 Meldo Park and Dan Sipes at 405 Brawner
Parkway,addressed the Commission. Both citizens wanted to know the
purpose of the project. The applicant for item"5",Chuck Urban at 2725
Swantner Street,addressed their questions. He stated the purpose is to build
two residential homes on the lots.
For item "6",James Ward with GPM Engineering at 5440 Old Brownsville Road,
addressed the Commission. He is the engineer of record for the project and
stated there are no boundary changes for the plat but they will be combining
six lots into one lot.
With no one else coming forward, Chairman Ramirez closed the public hearing.
A motion to approve items"3,4,5,6 and 7"was made Commissioner Crull and
seconded by Vice Chairman Villarreal. The motion passed.
3. 16-0773 0616063-PO28 (16-22000026)
PADRE ISLAND CC SECTION 3, BLOCK 71, LOTS 1A, 1B & 1C
(REPLAT - 0.31 ACRES)
Located south of South Padre Island Drive (Park Road 22).
4. 16-0774 0416040-PO19 (16-22000017)
THE LAKES NORTHWEST UNIT 6 (FINAL -22.18 ACRES)
Located south of Northwest Boulevard (FM 624) and north of Barber
Lane.
5. 16-0775 0116015-P009 (16-22000007)
MELDO PARK, BLOCK 3, LOTS 4A& 4B (REPLAT - 0.964 ACRE)
Located south of Brawner Parkway and west of Santa Fe Street.
6. 16-0776 0516060-NP034 (16-21000026)
CASA LINDA ESTATES UNIT 4, BLOCK 10, LOT 6R (REPLAT - 1.73
ACRES)
Located north of Texan Trail and west of Staples Street.
7. 16-0777 0616067-NP039 (16-21000029)
STURM TRACT LOT 4 (FINAL - 0.935 ACRES)
Located east of Westchester Drive and south of Leopard Street.
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B. Zoning
New Zoning
8. 16-0782 Case No. 0716-01 -The Estate of Joan Wakefield Urban: A
rezoning on Tract 1 from the "RS-6" Single-Family 6 District and "FR"
Farm Rural District to the "IL" Light Industrial District and on Tract 2
from the "RS-6" Single-Family 6 District and "FR" Farm Rural District to
the "RS-22" Single-Family 22 District. The property to be rezoned is
described as Tract 1 being 4.64 acres and Tract 2 being 23.59 acres
with both tracts being out of Lots 31 and 32, Section 39, Flour Bluff
and Encinal Farm and Garden Tracts, located on the northeast corner
of Roscher Road and Ramfield Road.
Annika Yankee, Development Services,read item"8"into record as shown
above. Ms.Yankee presented several aerial views of the subject property. The
purpose of the rezoning request on Tract 1 is to bring an existing dog kennel
with outdoor dog runs into compliance with the Unified Development Code
(UDC). The minimum zoning required for an outdoor kennel is the"IL" District.
The kennels are approximately 17,000 square feet,allowing the boarding of
approximately 225 animals.
The purpose of rezoning Tract 2 is to prepare the vacant property for future
development of single-family lots ranging in size from one to one-half acres
and to bring the zoning into closer conformity with the Navy's Air Installation
Compatibility Use Zones (AICUZ). The subject property is located in the
Accident Potential Zone(APZ) 1 and APZ-2. The applicant is agreeing to
down-zone the majority of their property to increase the land use compatibility
with the AICUZ. Rezoning Tract 2 to the"RS-22"Single-Family 22 District
substantially improves the City's compliance with the Navy recommended land
uses by limiting density to one dwelling unit per half-acre. Rezoning Tract 2 to
the minimum half-acre lot size("RS-22" District) is consistent with City
infrastructure availability as there is no current feasible access to City
wastewater and one-half acres is the minimum lot size required for on-site
waste disposal systems. Rezoning Tract 2 to the"RS-22" District also is
compliant with the APZ-2 land use guidelines.
Staff's recommendation for Tract 1 is denial of the change of zoning from the
"RS-6"Single-Family 6 District and"FR" Farm Rural District to the"IL" Light
Industrial District and,in lieu thereof,approval of the"RS-22/SP"Single-Family
22 District with a Special Permit. And for Tract 2,Staff recommends approval
of the change of zoning from the"RS-6"Single-Family 6 District and"FR"
Farm Rural District to the"RS-22"Single-Family 22 District.
Ms.Yankee noted that the dumpter on site has been relocated and one of the
conditions of the Special Permit has changed:Any dumpster located on the
property shall be located a minimum of 40 feet from Roscher Road and
Ramfield Road and shall be effectively screened from view using shrubs and/or
trees.
After Staff's presentation,Chairman Ramirez opened the floor for public
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comment. Chuck Urban at 2725 Swantner Street,addressed the Commission.
He gave a brief history of the property and explained that it was his mother's
property and upon her death it was passed on to him and other family
members. They are not proposing any new development at this time. He feels
Staff recommendation is a good compromise. He informed the Commission
that during peek seasons,the kennel boards up to 110 dogs. It was suggested
to limit the number of dogs to a maximum of 150. Mr. Urban deemed the
suggestion amenable.
Tim Legamaro at 3424 Newcastle Drive,addressed the Commission. Mr.
Legamaro is the Chairman of the Architectural Committee for the Roscher
Estates Property Owner's Association. He feels that the current issues the
area faces such as bad road conditions,flooding,septic and low water
pressure would be heightened upon new development. Mr. Legamaro is not
opposed to the kennel. He would prefer that the zoning for Tract 2 be
Residential Estate and increased to one acre minimum to retain the
neighborhoods rural quality.
Jennifer Bayer,at 2133 Whispering Oak Drive, Paul Biggins at 3448 Newcastle
Drive,William Schnellbacher at 2145 Whispering Oak Drive, Dr.Wendy
Crook-Abel at 3502 Rosedown Drive,and Kent Bayer at 2133 Whispering Oak
Drive,addressed the Commission.Ms. Bayer,Mr. Biggins,Mr.Schnellbacher,
Dr.Crook-Abel and Mr. Bayer share the same sentiments as Mr. Legamaro.
Marge Dewhim at 2210 Richland Street,addressed the Commission and she
has concerns with the number of dogs boarded at the kennel. She feels that
the number of 225 dogs is very high and can hear the dogs bark during feeding
time.
Chris Hall at 3429 New Castle drive,addressed the Commission. Mr. Hall
brought a picture of Caribbean Drive showing how badly the road floads due to
heavy rains. He said that the flooding sometimes takes a couple weeks to
recede.
With no one else coming forward,the public hearing was closed.
Commissioner Crull made a motion in support of Staff's recommendation,with
the exception of condition number one being amended to read"The only uses
authorized by this Special Permit other than uses permitted in the base zoning
district is an indoor/outdoor kennel limited to 17,000 square feet and 225
animals with a maximum of 150 dogs". Commissioner Hovda seconded the
motion. The motion passed.
9. 16-0784 Case No 0716-02 -Shaws Development Joint Venture: A rezoning
from the "RS-6" Single-Family 6 District to the "RS-4.5" Single-Family
4.5 District. The property to be rezoned is described being an
11.84-acre tract of land out of Lots 1, 8 and 9, Artemus Roberts
Subdivision, located on the west side of Rand Morgan Road between
Goodnight Loving Trail and McNorton Road.
Ms.Yankee read item "9" into record as shown above. Ms.Yankee presented
several aerial views of the subject property. The applicant is requesting a
rezoning from the"RS-6"Single-Family 6 District to the"RS-4.5"Single-Family
4.5 District to allow the development of a residential subdivision. Ms.Yankee
stated the applicant plans to develop average lot sizes of 5,000 square feet.
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The current use of the property is vacant land.The rezoning is consistent with
the Comprehensive Plan and the Northwest Area Development Plan. The
rezoning is compatible with and is a continuation of an existing development
in terms of use and density of the Northwest Crossing Subdivision. The
property to be rezoned is suited for low density residential development.Staff
recommends approval of the change of zoning from the"RS-6"Single-Family 6
District to the"RS-4.5"Single-Family 4.5 District.
After Staff's presentation concluded,Chairman Ramirez opened the public
hearing.The applicant,Chuck Urban at 2725 Swantner Street clarified
questions by Commissioners.With no one else coming forward,the public
hearing was closed. A motion to approve item"9"was made by Commissioner
Braselton and seconded by Commissioner Hovda. The motion passed.
10. 16-0785 Case No. 0716-03 -Corpus Christi Hope House, Inc: A rezoning
from the "RM-1" Multifamily 1 District to the "CG-1/SP" General
Commercial District with a Special Permit for a social service use. The
property to be rezoned is described as Lot 8 and the east 20 feet of
Lot 9, Block 38, Lindale Park Subdivision Section 4, located on the
west side of Robinson Street between Swantner Drive and Reid Drive.
For the record,Chairman Ramirez abstained from voting on item"10".
Dolores Wood, Development Services, read item "10"into record as shown
above. Ms.Wood presented several aerial views of the subject property. The
applicant is requesting a rezoning from the"RM-1"Multifamily 1 District to the
"CG-1/SP"General Commercial District with a Special Permit to continue
operation of an existing Social Service Use, Hope House,and to allow the
construction of an additional one-story residential structure of approximately
1,500 square feet at the rear of the property. Specifically,the proposed Social
Service Use is a transitional housing facility that provides a residence for
homeless women and their dependent children. The subject property currently
has three structures on site;a large two-story apartment building,a detached
garage and a wood deck. The two-story apartment building currently
accommodates up to seven women and their dependent children. The
proposed new structure may provide up to five bedrooms to accommodate
additional residents.
Hope House has existed at this location since 1992. Previous zoning
ordinances allowed the use in the multifamily zoning districts.Today the use
does not conform to the regulations of the UDC: "transient housing related to
social service programs" is not allowed in the multifamily zoning districts.
Nearly all of Robinson Street is developed with similar multifamily structures.
Staff recommendation is denial of the change of zoning from the"RM-1"
Multifamily 1 District to the"CG-1/SP" General Commercial District with a
Special Permit and,in lieu thereof,approval of the"RM-1/SP" Multifamily 1
District with a Special Permit.
Commissioner Hovda made several comments pertaining to this item. She
feels that Hope House serves a great purpose in the community and are good
neighbors by continually upgrading the property as compared to the other
adjacent multifamily buildings in the area. She feels that the reason for most
of the traffic which occurs on Robinson Street is due to it being in close
proximity to W.B. Ray High School, Lindale Recreation/Senior Center and
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Lindale Park.
After Staffs presentation,Vice Chairman Villarreal opened the public hearing.
Representing Hope House,Melissa Juarez at 2542 Sacky Drive,addressed the
Commission. She clarified that the onsite parking consists of utilizing the
driveway and in the front of the property off of the street. She informed the
Commission that the majority of the time,the residents of Hope House do not
own a vehicle and use the Regional Transportation Authority. It was also
clarified that security/staff on the premises monitors the residents through out
the evening hours and 24 hours on the weekends. Residents are not home
during the day.
Mary Albarado 3233 Ocean Drive,addressed the Commission. She is opposed
to this item because of the parking issue.Ms.Albarado is the property
owner/landlord at 652 Robinson. She informed the Commission that
staff/visitors/residents of Hope House rarely park in front of the property
because there is a stop sign at the corner. Because of this reason,cars park in
front of her property and everywhere else on the street which limits parking for
herself and her tenants/guests. Ms.Albarado feels that with the proposed
Hope House expansion,the parking issue will be intensified.
With no one else coming forward,Vice Chairman Villarreal closed the public
hearing. Commissioner Hovda made a motion to approve Staffs
recommendation for item "10". The motion was seconded by Commissioner
Crull. The motion passed.
11. 16-0786 Case No. 0716-04 -Corpus Christi Hope House, Inc: A rezoning
from the "RM-1" Multifamily 1 District to the "CG-1/SP" General
Commercial District with a Special Permit for a social service use. The
property to be rezoned is described as being the west or southwest
portion of Lot 14 and all of Lot 15, Block 38, Lindale Park Subdivision
Section 4, located on the northwest corner of Robinson Street and
Swantner Drive.
For the record,Chairman Ramirez abstained from voting on item"11".
Dolores Wood, Development Services, read item "11"into record as shown
above. Ms.Wood presented several aerial views of the subject property.The
applicant is requesting a rezoning from the"RM-1"Multifamily 1 District to the
"CG-1/SP"General Commercial District with a Special Permit to allow a Social
Service Use to continue operating.The premises currently has three structures
on site;a large two-story apartment building,an accessory structure and a
storage shed.The two-story apartment building currently accommodates up to
five women and their dependent children. One of the units in the apartment
building serves as the office and reception area. The accessory structure
referred to as the"Resource Center"building has a large meeting/classroom
with computers for a"Life Skills Training Program",an office,a food bank and,
a main laundry room. Additional storage needs are also accommodated within
the structure to store food,clothing,furniture,diapers and necessities that are
distributed to needy mothers through a program identified as the"Gabriel
Project Community Outreach Program".On site operations include
management and oversight of a second facility located at 630 Robinson Street,
which is the subject of the previous zoning change application (Case 0716-03).
The applicant intends to remodel the existing office to expand the size of the
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office, however, no additional structures are planned for this site.
The proposed rezoning with the"CG-1" General Commercial is not consistent
with the Comprehensive Plan Future Land Use Map or the policies of the
Comprehensive Plan or Southeast Area Development Plan. However,
maintaining the subject property's base zoning district of"RM-1" Multifamily 1
District and additionally granting a Special Permit for the transitional housing
facility is consistent with City plans/policies. Staff Recommendation is denial
of the change of zoning from the"RM-1"Multifamily 1 District to the"CG-1/SP"
General Commercial District with a Special Permit and,in lieu thereof,approval
of the"RM-1/SP" Multifamily 1 District with a Special Permit.
After Staff's presentation,Vice Chairman Villarreal opened the public hearing.
Mary Albarado at 3233 Ocean Drive,addressed the Commission. She clarified
that utilizing parking on Swantner Street is limited because parts of the street
have parking restrictions except for along the high school track. She also said
that besides the tenants of Hope House,there are many more guest/visitors
throughout the day. Ms.Albarado wanted to point out that she has three
opposed votes since she owns three properties within the notification area.
Ms.Yankee informed the Commission that the parking requirements in the
special permit are based on UDC requirements established under a Social
Service use.
Melissa Juarez at Sacky Drive,addressed the Commission. She stated that the
only other visitors besides staff/tenants are members of the community
seeking assistance through the"Gabriel Project"or the"Life Skills Training
Program". The classroom holds 12 seats and attendance is low. The food
bank is only open to Hope House tenants.Tenants simply walk over from 630
Robinson to obtain goods from the food bank.Ms.Juarez was unable to stsate
how many vehicle trips per day the facility receives.
With no one else coming forward,Vice Chairman Villarreal closed the public
hearing. A motion was made by Commissioner Crull to approve Staff's
recommendation for item "11". The motion was seconded by Commissioner
Braselton. Upon further discussion among the Commission regarding the
parking issue,both Commissioners Crull and Braselton retracted their
motions.
A motion was made by Commissioner Crull to table this item to the regularly
scheduled Planning Commission date of July 27,2016 in order for Staff to
address parking issues and the accessory use with the applicant.
IV. Presentations
12. 16®0787 Regional Parkway Planning and Environmental Linkages Study
Bob Leahey,with HDR and Project Manager for the Regional Parkway,
presented item"12"and gave a briefing on the status of the study. The City of
Corpus Christi and the Corpus Christi Metropolitan Planning Organization
(MPO)have been working the past several months on a Planning and
Environmental Linkages (PEL)Study of two segments of a possible future
roadway referred to as the Regional Parkway. The overall corridor could create
a second connection to North Padre Island, provide a connection to Rodd Field
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Road across Oso Creek,and ultimately connect to 1 -37 in San Patricio County
via a new Nueces River Crossing. This is a longe-range planning effort;
construction of the proposed parkway, if built,would not take place for many
years. Design and construction funding have not been identified.
The objective is to define a recommended preferred alternative to present to
the MPO Policy Board and the City of Corpus Christi. The City can then
choose to adopt a route,which could then be incorporated into the City's
Urban Transportation Plan.
No action was taken on this item.
13. 16-0788 Utility Master Plans for Areas South of Oso Creek
Dan McGinn,Interim Director of Development Services,informed the
Commission that this item will be scheduled on the Planning Commission
agenda for the next couple of meetings. The subject will be located around the
Weber corridor and London areas. No action was taken on this item.
V. Review and Formulate Recommendations on the Proposed New 20-year
Comprehensive Plan ("Plan CC -Comprehensive plan 2035")
No action was taken but it was discussed to tentatively schedule a special
meeting for August 3,2016,specifically for this item.
VI. Director's Report
Mr.McGinn updated the Commission on action items which occurred at the
July 12,2016 City Council Meeting.
VII. Items to be Scheduled
None.
VIII. Adjournment
There being no further business to discuss,Chairman Ramirez adjourned the
meeting at 8:10 p.m.
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