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Meeting Minutes
Planning Commission
Wednesday,April 5,2017 5:30 PM Council Chambers
I. Call to Order, Roll Call
Chairman Villarreal called the meeting to order and a quourm was established
with no absences.
II. Discussion and Possible Action Regarding the Appointment of a Chairman/Vice
Chairman
Julio Dimas,Interim Director of Development Services,explained the protocol
of appointing officers when a Chairman resigns.The Vice Chairman
automatically fulfills the vacant Chairman position. Vice Chairman Villarreal
will become Chairman and the Commission will take action to appoint a new
Vice Chairman. These positions will remain in affect until August when a new
term year begins and the Commission will once again take action to elect a
new Chairman/Vice Chairman. A motion was made by Commissioner Crull to
appoint Commissioner Lippincott as Vice Chairman and seconded by
Commissioner Baugh. The motion passed.
III. Approval of Minutes
1. 17-0427 Regular Meeting of March 22, 2017
A motion to approve item "1"was made by Commissioner Baugh and
seconded by Commissioner Williams. The motion passed.
IV. New Plats with Public Hearing - Discussion and Possible Action
Renissa Garza Montalvo, Development Services,read items "2,3,4,5,6,7 &8"
into record as shown below. Ms.Garza Montalvo 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 Villarreal opened the public hearing. With
no one coming forward,the public hearing was closed. A motion to approve
item"2,3,4,5,6,7&8"was made Commissioner Baugh and seconded by
Commissioner Hovda. The motion passed with Commissioner Crull voting
"no"for item"3".
2. 17-0428 17PL1013
OCEAN DRIVE ADDITION, BLOCK 2, LOT 3R (FINAL - 0.358
ACRES)
Located north of Ennis Joslin Road and north of Ocean Drive.
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3. 17-0429 17PL1010
AIRLINE ESTATES (FINAL -24.655 ACRES)
Located east of Rodd Field Road and north of Yorktown Boulevard.
4. 17-0430 17PL1033
100 SOUTH PADRE, BLOCK 3, LOTS 62A & 62B (REPLAT - 3.646
ACRES)
Located on the south of Enterprize Parkway between Opportunity
Drive and Old Brownsville Road.
5. 17-0431 0117006-NP005 (17PL1000)
ALEXA ADDITION, BLOCK 1, LOT 1 (FINAL -2.829 ACRES)
Located south of Corpus Christi Bay and north of Ocean Drive.
6. 17-0432 17PL1020
LEXINGTON INDUSTRIAL CENTER, LOTS 34A & 34B (FINAL
REPLAT -2.70 ACRES)
Located south of South Padre Island Drive (SH 358) and west of Flour
Bluff Drive.
7. 17-0433 17PL1021
SUMMER BREEZE ESTATE PHASE 2, BLOCK 1, LOTS 1 - 10
(FINAL - 18.248 ACRES)
Located west of Flour Bluff Drive and north of Yorktown Boulevard.
8. 17-0382 17PL1025
MOKRY ESTATES, LOTS 1 &2(FINAL-4.878 ACRES)
Located east of CR 33 and north of FM 43. (Outside City Limits)
Wastewater Lot/Acreage Fee Exemption Request
9. 17-0440 17PL1021
SUMMER BREEZE ESTATE PHASE 2, BLOCK 1, LOTS 1 - 10
(FINAL - 18.248 ACRES)
Located west of Flour Bluff Drive and north of Yorktown Boulevard.
Request for an exemption from Wastewater Lot/Acreage Fees in the
accordance with Section 8.5.2.G of the UDC.
Ms.Garza Montalvo read item "9" into record as shown above and presented
an aerial view of the subject property including a wastewater collection system
master plan. She informed the Commission that wastewater service is not
available in the area. Staff conferred the option to the Commission of
recommending approval to City Council for the fee exemption request. A
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motion to approve item"9"was made by Vice Chariman Lippincott and
seconded by Commissioner Baugh. The motion passed.
10. 17-0383 17PL1025
MOKRY ESTATES, LOTS 1 & 2 (FINAL -4.878 ACRES)
Located east of CR 33 and north of FM 43. (Outside City Limits).
Request for an exemption from the Wastewater Lot/Acreage Fees in
the accordance with Section 8.5.2.G of the UDC.
Ms.Garza Montalvo informed the Commission that item"10" has been
removed from the agenda and no action is needed.
V. 17-0342 Manufactured Housing for Affordable Infill Development
Annika Yankee, Development Services, presented item"V"as shown above. It
was pointed out that the presentaton is essentially the same presentation that
was brought forth to City Council. Ms.Yankee stated that the purpose of the
presentation is to identify Staffs questions/concerns regarding the concept of
allowing manufactured homes on vacant lots in designated single-family
neighborhoods. She went over the differences between site-built homes,
modular homes and manufactured homes; the codes regulating manufactured
homes. Ms.Yankee explained the zoning districts in which manufactured
homes are allowed. She informed the Commission on the details of
windstorm/construction standards;the foundation type.She provided
photographs of Lynch Street and Central Street as examples to describe
neighborhood charactor and posed the question if manufactured homes can
aethetically fit in a neighborhood. Ms.Yankee brought up the concern of the
possible effects manufactured homes can have on surrounding property
values.She finished the presentation with ideas to be considered if the
concept were to be developed into a city-wide program.
After Staff's presentation,the floor was opened for comments and discussion
by Commissioners. Commissioners displayed concerns regarding deed
restrictions, permits for repairs/remodels and inspections;windstorm
insurance. The general sentiment was one that feels the idea is premature and
needs more evaluation to answer the questions that were brought forth in the
presentation. No action was taken.
VI. New Zoning with Public Hearing - Discussion and Possible Action
11. 17-0434 Case No. 0317-04 - Kim Kitchen and Becky Kitchen: A change of
zoning from the "IL" Light Industrial District to the "IL" Light Industrial
District with a Special Permit for a cell tower. The property to be
rezoned is described as Suntide Industrial Tract, Block 2, Lot 4,
located on the east side of Suntide Road between Bearden Drive and
Barrogate Drive.
Laura Sheldon, Development Services,informed the Commission that item
"11"will not be presented today as the applicant withdrew the application.
12. 17-0435 Case No. 0317-06 - Prosperity Bank: A change of zoning from the
"RS-6" Single-Family 6 District to the "CG-2" General Commercial
District. The property to be rezoned is described as a 0.629-acre tract
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of land out of River Ridge Unit 2, Block 1, Lot 1A, as recorded in
Volume 68, Page 509, Map Records of Nueces County, Texas,
located on the west side of Hazel Bazemore Parkway(County Road
69) between Northwest Boulevard (Farm Road 624) and Riverway
Drive.
Ms.Sheldon read item"12"into record as shown above. She presented
several aerial views of the subject property and stated the purpose of the
rezoning request is to allow for the construction of a medical building.She
informed the Commission that zero public notices were returned in favor or in
opposition. The proposed rezoning is consistent with PlanCC and the
Northwest Area Development Plan.The proposed rezoning is harmonious with
the commercial growth in the surrounding area; the potential rezoning would
not have a negative impact upon the surrounding properties.Staff
recommends approval of the requested change of zoning.
After Staff's presentation,Chairman Villarreal opened the public hearing. With
no one coming forwad,the public hearing was closed. A motion to approve
item"12"was made by Vice Chairman Lippincott and seconded by
Commissioner Hastings. The motion passed.
13. 17-0436 Case No. 0417-01 - Fun Season, LLC -Series D: A change of zoning
from the "RS-6" Single-Family 6 District to the "RS-6/PUD"
Single-Family 6 District with a Planned Unit Development for a
manufactured home. The property to be rezoned is described as
Maretta Terrace, Block B, Lot 2, located on the east side of Lynch
Street, north of Baldwin Boulevard ,and south of South 19th Street.
Andrew Dimas, Development Services,read item"13"into record as shown
above. He presented several aerial views of the subject property along with a
site plan.The applicant is requesting a rezoning from the"RS-6"Single-Family
6 District to the"RS-6/PUD"Single-Family 6 District with a Planned Unit
Development(PUD)for a manufactured home. He informed the Commission
that 6 public notices were returned in opposition and one public notice was
returned in favor.Manufactured homes have not previously been allowed
outside the"R-MH"Manufactured Home District. He informed the Commission
that in comparison with the"RS-6"Single-Family District,the proposed PUD is
in compliance with regards to density,setbacks,lot size,height,open space
and driveway requirements.Mr. Dimas recited the following additional site
provisions:
1. Design Elements: The structure must be a new manufactured home.In
addition to the Master Site Plan,the structure must have engineered wood
siding, operable/traditionally sized windows,central air and heat,a three tab
shingle roof,and a permanent concrete perimeter foundation. No utility pole
shall be allowed between the street and the front face of the structure.
Additionally,the structure will be required to meet wind zone three standards.
2. Parking: The property must have a minimum of 2 standard off-street parking
spaces (9 feet wide by 18 feet long).Tandem parking is permitted.
3. Driveway:A concrete, concrete ribbon,asphalt,or gravel driveway must be
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installed.
4. Porches:A covered porch will be required over the front entrance to the
structure.
5. Landscaping: Two canopy trees as identified within the species list of the
Unified Development Code(UDC)must be installed in the front street yard and
must be at least 2.5 inches in caliper size.
The PUD aesthetic requirements help address conformity with the general
area.The manufactured home,however,does not precisely comply with the
construction methods(i.e.building codes)under which the general area
follow.Staff conferred to the Commission a recommendation to City Council
for the change of zoning request.
After Staff's presentation,Chairman Villarreal opened the public hearing.
Chairman Villarreal gave Andy Taubman,the applicant,an opportunity to speak
first in order to respond to questions.
The following citizens addressed the Commission and expressed their
opposition to the change of zoning request:
John Michael at 3117 Seafoam Drive
Caren Childers at 14330 Bluefish Street
Joe Lynch at 1133 O'Connell Street
Mike Leonard at 342 Clearview Drive
Judith at 317 Del Mar Boulevard
Garrett Dorsey 14878 Granada Drive
Cecilia Schofield at 1218 Jonnell Street
The following citizens addressed the Commission and expressed their support
for the change of zoning request:
Rolando Garza, PO Box 352
Elan Emmanuel at 6006 Newmarket Drive
Terry Ray at 7514 Dr. Hector P.Garcia Drive
Bruce Wilson at 7013 Natchez Drive
Matt Lohmeier at 121 Naples Street
Greg Hackett at 416 Delaine Drive
With no one else coming forward, Chairman Villarreal closed the public
hearing. Comments and discussion by Commissioners continued with regards
to the validity of PUD condtions if the manufactured home were to be removed
after the zoning change request was granted. It was stressed that if the
change of zoning request is granted then the decision is permanent even
though the applicant is considering this as a demonstrative project. The topic
of precedence was also clarified by legal staff, Buck Brice.It was also clarified
by Ms.Yankee that the Unified Development Code prohibits the use of a
Special Permit for manufactured homes on single family lots.
A motion to deny the change of zoning request for item"13"was made by Vice
Chairman Lippincott and seconded by Commissioner Hovda. The motion
passed with Commissioner Schroeder voting"no".
14. 17-0445 Case No. 0417-02 - Fun Season, LLC -Series C: A change of zoning
from the "RS-6" Single-Family 6 District to the "RS-6/PUD"
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Single-Family 6 District with a Planned Unit Development for a
manufactured home. The property to be rezoned is described as Flour
Bluff Center, Block 4, Lot 19, located on the east side of Central
Street, south of South Padre Island Drive (State Highway 358) and
north of Compton Road.
Andew Dimas read item"14" into record as shown above. He presented
several aerial views of the subject property along with a site plan.The
applicant is requesting a rezoning from the"RS-6"Single-Family 6 District to
the"RS-6/PUD"Single-Family 6 District with a Planned Unit Development
(PUD)for a manufactured home. He informed the Commission that 4 public
notices were returned in opposition and the four public notices returned in
favor were from the property owner,who is the applicant.Manufactured homes
have not previously been allowed outside the"R-MH"Manufactured Home
District. He informed the Commission that in comparison with the"RS-6"
Single-Family District,the proposed PUD is in compliance the with regards to
density,setbacks,lot size,height, open space and driveway requirements.Mr.
Dimas recited the following additional site provisions:
1. Design Elements: The structure must be a new manufactured home.In
addition to the Master Site Plan,the structure must have engineered wood
siding, operable/traditionally sized windows,central air and heat,a three tab
shingle roof,and a permanent concrete perimeter foundation. No utility pole
shall be allowed between the street and the front face of the structure.
2. Driveway:A concrete, concrete ribbon,asphalt,or gravel driveway must be
installed.
3. Porches:A covered porch will be required over the front entrance to the
structure.
4. Landscaping: Two canopy trees as identified within the species list of the
Unified Development Code(UDC)must be installed in the front street yard and
must be at least 2.5 inches in caliper size.
5. The structure will be required to meet wind zone three standards.
The PUD aesthetic requirements help address conformity with the general
area.The manufactured home,however,does not precisely comply with the
construction methods(i.e.building codes)under which the general area
follow.Staff conferred to the Commission a recommendation to City Council
for the change of zoning request.
After Staff's presentation,Chairman Villarreal opened the public hearing.The
following citizens addressed the Commission and expressed their opposition
to the change of zoning request:
Carmin Hill at 1233 Central Street
Buddy Seeds at 2213 Ivy Drive
Flo East at 1605 Yorktown Boulevard
Toben Hill at 1233 Central Street
Courtney Ross at 1238 Central Street
Steve Ellis at 3105 Seafoam Drive
James Skrobarczyk at 714 Oriole Street
Cecilia Schofield at 1218 Jonnell Street
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John Michael at 3117 Seafoam Drive
Garrett Dorsey 14878 Granada Drive
The following citizens addressed the Commission and expressed their support
for the change of zoning request:
Tobi Taubman at 5601 South Padre Island Drive
Rolando Garza, PO Box 352
Andy Taubman,the applicant,addressed the Commission once more and gave
some appraisal values of improvements in the neighborhoods which he has
researched by looking at the tax base. He stated that his analysis shows an
average value of$95,960 on Jonnell Street and$70,606 on Central Street. He
feels that his proposed projects are within that range. Upon hearing all the
comments in opposition he expressed that the Commission will more than
likely deny his request.
With no one else coming forward, Chairman Villarreal closed the public
hearing. A motion to deny the change of zoning request for item"14"was
made by Vice Chairman Lippincott and seconded by Commissioner Hastings.
The motion passed.
VII. Director's Report
Julio Dimas informed the Commission of a stakeholder meeting on April 13,
2017 regarding the Parking Management Study and Strategic Plan for
downtown Corpus Christi. There will be two sessions provided at 3:00 PM and
5:30 PM. He encouraged the Commission to attend.
VIII. Items to be Scheduled
None.
IX. Adjournment
There being no further business to discuss,Chairman Villarreal adjourned the
meeting at 9:00 p.m.
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