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Meeting Minutes
Planning Commission
Wednesday,September 7,2016 5:30 PM Council Chambers
I. Call to Order, Roll Call
A quorum was established with Commissioner Hovda absent.
II. Approval of Minutes
1. 16-1061 Regular Meeting Minutes of August 24, 2016
A Motion to approve item "1",was made by Commissioner Crull and seconded
by Vice Chairman Villarreal.The motion passed.
III. Public Hearing Agenda Items
A. Plats
New Plats
Julio Dimas,Assistant Director of Development Services,read items"3,4, 5
and 6" into record as shown below. Mr. Dimas stated the plats satisfy all
requirements of the Unified Development Code(UDC)and State Law;the
Technical Review Committee recommends approval.
After Staff's presentation,Chairman Ramirez opened the public hearing. With
no one coming forward,the public hearing was closed. A motion to approve
items"3,4, 5 and 6"was made Commissioner Dibble and seconded by
Commissioner Crull. The motion passed.
2. 16-1046 0716087-PO37 (16-22000035)
PADRE ISLAND- CC SECTION 4, BLK 221, LOTS 13A, 13B & 13C
(REPLAT-0.22 ACRES)
Located west of Padre Island Drive (Park Road 22) and north of Encantada
Avenue.
3. 16-1047 0616068-PO30 (16-22000028)
NORTHWEST CROSSING UNIT 8 (FINAL- 11.84 ACRES)
Located west of Rand Morgan (F.M. 2292)and south of Leopard Street.
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4. 16-1048 0716086-PO36 (16-22000034)
ISLAND BAY TOWNHOMES PUD (FINAL-0.23 ACRES)
Located east of Aquarius Street and south of Padre Island Drive (Park Road
22)
5. 16-1049 0816094-PO39 (16-22000037)
CAYO DEL OSO SUBDIVISION, SECTION 1 (FINAL-23.41 ACRES)
Located south of Oso Parkway and east of Rodd Field Road.
6. 16-1052 0716082-NP049 (16-21000035)
WILDCAT INDUSTRIAL PARK, BLOCK 2, LOTS 4, 5, 6, 7, & 9
(FINAL - 20.865 ACRES)
Located west of Southern Minerals Road and south of Leopard Street.
Time Extensions
7. 16-1053 0315040-NP034 (15-21000014)
FLOUR BLUFF ESTATES, BLOCK J, LOT 8A (FINAL REPLAT - 1.02
ACRES)
Located east of Waldron Road between Admiral Drive and Recreation
Drive.
Mr. Dimas read item "7" into record as shown above. He informed the
Commission that the plat was originally approved on February 24,2016. This
is the first time extension request for the project.The applicant is requesting a
six month time extension as an easement closure needs to be recorded before
the plat can be filed.
After Staff's presentation,Chairman Ramirez opened the public hearing. With
no one coming forward,the public hearing was closed. A motion to approve
item"7"was made by Commissioner Baugh and seconded by Vice Chairman
Villarreal. The motion passed.
8. 16-1054 0115003-P001 (15-22000001)
KING'S CROSSING UNIT 13, BLOCK 2, LOT 2 (FINAL - 2.13 ACRES)
Located south of Yorktown Boulevard and west of Loire Boulevard.
Mr. Dimas read item "8" into record as shown above. He informed the
Commission that the plat was originally approved on February 11,2015. This
is the third time extension request for the project.The applicant is requesting a
six month time extension as the subject property was in the process of being
conveyed to a new entity. The conveyance is complete and the plat will be
submitted for recordation soon.
After Staff's presentation,Chairman Ramirez opened the public hearing. With
no one coming forward,the public hearing was closed. A motion to approve
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item"8"was made by Commissioner Dibble and seconded by Vice Chairman
Villarreal. The motion passed.
09. 16-1055 0116005-NP004 (16-21000002)
KALER ADDITION, BLOCK 3-B, LOT H-2R (REPLAT - 0.35 ACRE)
Located south of Interstate Highway 37and west of Savage Lane.
Mr. Dimas read item "9" into record as shown above. He informed the
Commission that the plat was originally approved on February 24,2016. This
is the first time extension request for the project.The applicant is requesting a
six month time extension as the loan processing has not been finalized for the
future development.
After Staff's presentation,Chairman Ramirez opened the public hearing. With
no one coming forward,the public hearing was closed. For the record,
Commissioner Hastings abstained from voting on item"9".
A motion to approve item "9"was made by Commissioner Crull and seconded
by Commissioner Baugh. The motion passed.
B. Zoning
New Zoning
10. 16-1056 Case No. 0916-01 -Coastal Bend Grace House, Inc.: A change of
zoning from the "CN-1" Neighborhood Commercial 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 10329 Kingsbury
Drive, described as Lot 4, Block 3, Hill Country Estates, located on the
southeast corner of Kingsbury Drive and McKinzie Road.
Annika Yankee, Development Services,read item"10"into record as shown
above. Ms.Yankee presented several aerial views of the subject property. She
stated the purpose of the rezoning request is for a social service use. The
applicant is proposing a transitional housing facility. A transitional housing
facility is not considered a neighborhood commercial use.
The proposed transitional housing facility is designed for 10 women,a
director,and a staff assistant.The program lasts for 9 months per resident
with extensive programming. Each room will be occupied by two residents.
The subject property is currently vacant. North of the subject property,across
Kingsbury Drive,is also vacant land zoned "RS-TF" Two-family District.South
of the subject property is another vacant lot zoned"CN-1" Neighborhood
Commercial District. East of the subject property is a low density residential
use also zoned "RS-TF"Two-family District.West of the subject property is
Tuloso-Midway High School zoned "RS-6"Single-Family 6 District which is a
public/semi-public use.
Ms.Yankee informed the Commission that no notices were returned in favor or
opposition.Staff feels that the social service use is less intense than some of
the heavier uses permitted in the General Commercial Districts or
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Neighborhood Commercial Districts.A transitional housing facility is more like
a residential use than a commercial use and is appropriately located on the
fringe of a neighborhood and on an arterial street among other commercial
sites.General Commercial uses are not appropriate at this location due to
insufficient street capacity(intersection of arterial and local streets)and
adjacent to single-family uses.Staff recommends denial of the change of
zoning from the"CN-1" Neighborhood Commercial District to the"CG-1/SP"
General Commercial District with a Special Permit and,in lieu thereof,approval
of the"CN-1/SP" Neighborhood Commercial District with a Special Permit
subject to the following conditions:
1. Uses:
The only uses authorized by this Special Permit other than uses permitted in
the base zoning district is a transitional housing facility,a social service.The
facility shall not exceed the 10 beds. For the purposes of this section,a
transitional housing facility is defined as a project that is designed to provide
housing and appropriate supportive services to residents to facilitate their
movement to independent living.Outreach support services are only for
residents and shall be provided before 9pm.A single or two-family use is also
permitted.
2. Fencing:
The property shall be required to have an 8-foot tall wood screening fence on
east side of property from the face of the building to the rear property line and
a 6-foot tall minimum wood screening fence along the rear property line.
3.Security:
The transitional housing facility located on the Property shall be monitored by
staff at all times.
4. Landscaping:
Landscape requirements for the Property shall be in compliance with
multi-family standards as outlined in the UDC.Shrubs should be planted on the
eastern property line from the face of the building to the front yard setback to
screen from visiting traffic.
5. Building Design:
The exterior fagade of the building(s)shall compliment the style of dwellings
on Kingsbury Drive in terms of materials and the building shall resemble a
single-family dwelling.
6. Lighting:
Freestanding light poles on the Property shall not exceed 15 feet in height. The
Owner shall comply with all other UDC lighting requirements.
7. Time Limit:
In accordance with the UDC,this Special Permit shall be deemed to have
expired within 12 months of this ordinance unless a complete building permit
has been submitted and the Special Permit shall expire if the allowed use is
discontinued for more than six consecutive months.
Upon inquiry from Commissioner Dibble,Ms.Yankee noted that a transitional
housing facility is not a post-or alternative incarceration facility,which would
not be allowed.
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After Staff's presentation concluded,Chairman Ramirez opened the public
hearing. The applicant, Keith Lawrence,addressed the Commissioners'
questions. He informed them that the current Coastal Bend Grace House,
consisting of four beds,has been operating for three years in the surrounding
area of the subject property. He said their current facility is leased and the
subject property was donated to them in 2014. He then went into detail
regarding the application process for acceptance into the faith-based program.
Mr. Lawrence stated that Grace House is not a detox facility and a drug test is
required prior to moving in. Grace House does not accept applications from
women who have been convicted of a violent/sex crime, nor does it accept
applications from individuals who are on any kind of psychotropic
medications. Grace House has strict rules with regards to curfew that the
women must abide by in order to remain in the program. The women are not
allowed to leave the property with out supervision.The women are supervised
24 hours a day and all communication that goes in or out of the facility is
closely monitored. He also mentioned that he has met with the Superintendent
of Tuloso-Midway Independent School District, Dr.Suzanne Nelson,to explain
what Grace House entails and she is supportive of the project.
Anson Nash at 56 Virginia Hills,addressed the Commission. Mr. Nash is the
Executive Director of the Corpus Christi Baptist Association and has close
relations with Grace House. He explained how Grace House originated in San
Antonio,Texas,and how they wanted to expand their organization in Corpus
Christi. He stated Grace House has a high success rate and is beneficial to
women who are looking to better themselves once released from a correctional
institution. He asked the Commission to consider Staffs recommendation.
Mark Padilla at 10317 Kingsbury Drive,Maria Vela at 10302 Kingsbury Drive,
Juan Guerra at 10318 Kingsbury Drive and Kris Orona at 10310 Kingsbury
Drive addressed the Commission and all oppose the change of zoning request
for the proposed transitional housing facility.They each have a concern for
safety,especially in such close proximity to a school.
With no one else coming forward,the public hearing was closed. A motion to
approve item"10" per Staffs recommendation was made by Commissioner
Lippincott and seconded by Commissioner Dibble.The motion passed with
Commissioner Hastings voting"no".
Continued Zoning
11. 16-1000 Case No. 0816-02 -Christus Spohn Health System Corporation: A
change of zoning from the "RM-3" Multifamily 3 District, "ON" Office
District, "CR-1" Resort Commercial District, "CG-2" General
Commercial District and "CG-2/SP" General Commercial District with a
Special Permit for a Helipad to the "Cl" Intensive Commercial District.
The property to be rezoned is described as being a 22.46-acre tract of
land encompassing Blocks I, IX, X, and XI, Ocean View Subdivision,
Lot 4, Block I IA, Ocean View Addition, and Blocks A and B, Bay Front
Terrace Addition, and portions of abutting rights-of-way on Ocean
Drive, Ayers Street, Santa Fe Street, Second Street, Third Street,
Elizabeth Street, and Morgan Avenue, located between Ocean Drive
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and Santa Fe Street and between Morgan Avenue and Ayers Street.
Ms.Yankee read item "11"into record as shown above. She explained that
this case was continued from the August 24,2016 Planning Commission
meeting to allow the applicant more time to further examine Staffs
recommendation. Staff recommendation is denial of the change of zoning
request to the"Cl"Intensive Commercial District and approval of:
Tract 1: "CR-1/SP" Resort Commercial District with a Special Permit allowing a
10-foot minimum setback on Elizabeth Street and Ayers Street.
Tract 2: "CG-2/SP"General Commercial District with a Special Permit allowing
a 15-foot setback on Santa Fe Street,a 10-foot minimum setback on Elizabeth
Street and Ayers Street,and a zero-foot setback on Third Street.
After Staff's presentation Chairman Ramirez opened the public hearing. To
help clarify questions regarding right-of-way and setback concerns,the
applicant,Chip Urban at 2725 Swantner,addressed the Commission. With no
one else coming forward,Chairman Ramirez closed the public hearing. A
motion was made by Vice Chairman Villarreal to approve Staff's
recommendation for item "11"as stated in the written report. The motion was
seconded by Commissioner Baugh and the motion passed.
IV. Director's Report
Dan McGinn,Interim Director of Development Services,updated the
Commission on City Council action items which occurred on September 06,
2016. He informed the Commission that Plan CC is scheduled for the first
reading at City Council on September 20,2016 and for the second reading on
September 27,2016. He also updated the Commission on the Urban
Transportation Plan amendment regarding Oso Parkway which is planned for
another presentation in October.
V. Items to be Scheduled
None.
VI. Adjournment
There being no further business to discuss,Chairman Ramirez adjourned the
meeting at 7:00 p.m.
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