HomeMy WebLinkAboutMinutes Planning Commission - 03/06/2019 w 1201 Leopard Street
City of Corpus Christi
Corpus Christi,TX 78401
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Meeting Minutes
Planning Commission
Wednesday,March 6,2019 5:30 PM Council Chambers
I. Call to Order, Roll Call
Chairman Villarreal called the meeting to order at 5:30 p.m.and a quorum was
established with Commissioner Hovda absent.
II. Opening Statement
III. Approval of Absences: Commissioner Ezell
A motion was made by Commissioner Baugh and seconded by Vice Chairman
Crull to approve the absence listed above. The motion passed.
IV. Approval of Minutes
1. 19-0350 Regular Meeting Mintutes of February 20, 2019
A motion to approve item "1"was made by Commissioner Baugh and
seconded by Commissioner Zarghouni.The motion passed.
V. Consent Public Hearing: (Items A through D) -Discussion and Possible Action
Chairman Villarreal asked Commissioners if they would like any Consent items
pulled to be heard separately. Commissioner Crull stated he did not want to
remove any items from the Consent Public Hearing but had questions on items
"8 &9".
Chairman Villarreal asked Staff to present the Consent Agenda,items V.A.
through D., numbered 2 through 10.Greg Collins, Development Services,read
Consent Public Hearing items "2 through 10"into the record as shown below.
Mr.Collins stated Staff recommends approval for Waiver item "2". New Plat
items"3,4, 5,6&7", upon satisfaction of the reaminaing conditions and
comments in the Plat Review Comments document,will satisfy all
requirements of the Unified Development Code(UDC)and State Law;the
Technical Review Committee recommends conditional approval.Staff also
recommends approval for Urban Transportation Plan Amendment items"8 &
9"and Wastewater Master Plan Amendment item "10"as stated in Staff's
report.
After Staff's presentation,Chairman Villarreal opened the public hearing.
Gilbert and Erika Cuellar at 6733 Sandra Lane addressed the Commission for
plat item"3"and wanted to know the purpose of the plat and if the plat will
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affect their property.With no one else coming forward,the public hearing was
closed. A motion to approve Staff's recommendation for items"2 through 10"
was made Commissioner Schroeder and seconded by Commissioner Baugh.
The motion passed.
A. Plat with Variance (Waiver)
2. 19-0352 18PL1122 -SIDEWALK WAIVER
BASS SUBDIVISION, BLK 7, LOTS 2R-1 AND 2R-2 (REPLAT - 0.50
ACRES)
Located east of Airline Road and north of Saratoga Boulevard.
Request for a Plat Waiver of Sidewalk Construction Requirement in
Section 8.1.4 and Section 8.2.2 of the UDC.
3. 19-0351 18PL1122
BASS SUBDIVISION, BLK 7, LOTS 2R-1 AND 2R-2 (REPLAT - 0.50
ACRES)
Located east of Airline Road and north of Saratoga Boulevard.
B. New Plats Without Variances (Waiver)
4. 19-0361 18PL1138
TULOSO RESERVE (PRELIMINARY - 21.56 ACRES)
Located south of Leopard Street and east of Rand Morgan Road.
5. 19-0360 18PL1110
MEDICAL CENTER SUBDIVISION, BLOCK 3, LOTS 1 & 2 (REPLAT -
20.16 ACRES)
Located west of 19th Street and north of Morgan Avenue.
6. 19-0362 18PL1123
PADRE HARBOR UNIT 2 (FINAL - 25.24 ACRES)
Located south of Hwy 361 and east of South Padre Island Drive (Park
Road 22).
7. 19-0363 18PL1124
PADRE HARBOR UNIT 3 (FINAL - 60.9 ACRES)
Located south of Hwy 361 and east of South Padre Island Drive (Park
Road 22).
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C. Comprehensive Plan
8. 19-0145 Urban Transportation Plan Amendment - Removal of Oso Parkway &
Brezina Road Between SH 286 and the Future Extension of Yorktown
Boulevard.
9. 19-0356 Urban Transportation Plan Amendment -Addition of Regional Parkway
between Park Road 22 and State Highway 286.
D. Master Plan
10. 19-0355 Wastewater Collection System Master Plan Amendment for OSO W.R.P.
Service Area Sub Basin SPA 30 for Azali Estates.
VI. Public Hearing: (Item E) -Discussion and Possible Action
E. New Zoning
11. 19-0357 Public Hearing - Rezoning Property at or near 5813 and 6001 Old
Brownsville Road
Case No. 0319-01 -Greer Evans and Halai Trust:
Ordinance rezoning property at or near 5813 and 6001 Old Brownsville
Road (located on the east side of Old Brownsville Road, north of
Saratoga Boulevard (State Highway 357), and south of South Padre
Island Drive (State Highway 368)) from the "FR" Farm Rural District and
the "RS-6" Single-Family 6 District to the "IL" Light Industrial District.
Andrew Dimas, Development Services,read item"11"into the record as
shown above. He presented several aerial views of the subject property along
with the Existing and Future Land Use maps.The subject property is vacant,
and the purpose of the request is to allow for the construction of a light
industrial park. He informed the Commission that of the 15 public notices
mailed,zero notices were returned in opposition of the change of zoning
request and one was returned in favor. Mr. Dimas went over the history of
zoning patterns for the surrounding area, UDC requirements(buffer
yards/setbacks)and the allowed uses with the rezoning. He also listed the
municipal facilities available to the subject property.
Mr. Dimas provided another map illustrating that the subject property is in one
of the Navy's Air Installation Compatible Use Zone(AICUZ).The subject
property is approximately 9,300 feet away from the end of runway 13. Roughly,
the southern half of the subject property is located within Accident Potential
Zone 2 (APZ-2)of the AICUZ map.Staff is recommending the use of the"IC"
Industrial Compatible District which will limit the uses related to the
congregating of people and also limit the size of buildings to a specific Floor
Area Ratio(FAR).The compatible districts were created to prohibit uses that
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congregate large groups of people,unscreened outdoor storage, or uses that
create nuisance factors of dust,odor and noise associated with certain
business and manufacturing uses.The"IC" District prohibits assembly,
overnight accommodations,and fuel storage.The"IC" District also limits size
of retail,office,and restaurants.
Based on the factors mentioned above,Staff recommends denial of the change
of zoning request and,in lieu thereof,approval of the"IC"Industrial
Compatible District.After Staff's presentation,Chairman Villarreal opened the
public hearing. Representing the owner,Greer Evans,Austin,Texas,
addressed the Commission. He expressed his objection to Staff's
recommendation and felt that rezoning the entire property to the"IC"district is
not suitable and would prefer the option to split the zoning in half.With no one
else coming forward,the public hearing was closed. Discussion took place
among the Commissioners regarding the option of splitting the property into
two tracts.A motion was made by Vice Chairman Crull to recommend that the
portion of property located within the APZ-2 of the AICUZ map be rezoned to
the"IC" District(Tract 1)and the remainder of the property(Tract 2)be
rezoned to the"IL" District.Commissioner Dibble seconded,and the motion
passed.
VII. Briefings
12. 19-0354 Changes to Process for Staff Review of Plats
Mr.Collins presented item "12"for the record.To improve efficiency and
workflow,Staff plans to implement changes to the process for Staff review of
plats. Currently, Planning Commission meetings and Technical Review
Committee(TRC)meetings occur on alternate weeks. Staff plans to change
the dates of TRC meetings(and accordingly,the plat application deadline for
submittal for the TRC meeting)so that TRC meetings and Planning Commission
meetings occur on the same week. The rationale for this approach is that the
culmination of work related to TRC review and Planning Commission
preparation fall on the same week. By changing the TRC calendar,the work
will be distributed evenly which will enhance Staff efficiency.
Another proposed change to the process is to allow plats to have two(2)
revisions during the TRC review process.After the second revision,the plat is
then scheduled for Planning Commission,with a recommendation of approval,
conditional approval (or conditional denial),or denial. Conditions would be
listed in the TRC Comments. After Planning Commission's meeting and
conditional approval,an applicant would submit the revised plat satisfying
those conditions,and the conditionally approved plat would then be
administratively approved by Staff.Mr. Collins provided a flow chart of the
revised process and a revised calendar.It was noted that this change was
discussed with the Home Builders Association and are they are supportive of
the new concept. No action was taken on this item.
13. 19-0353 Flood Hazard Prevention Code - Higher Standards
Yvette Dodd, Development Services, presented item "13"and informed the
Commission that this item was originally presented at the July 11,2018
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meeting.It was also presented at City Council (seconding reading)on
September 11,2018 but was tabled for further information.City Council asked
Staff to provide further outreach to the Builders Association for the potential of
increasing freeboard requirements.
Ms. Dodd explained the City is a participant in the voluntary Community Rating
System program (which provides points for going above and beyond the
minimum standards. The points offer different class ratings which results in
premium discounts for insurance that are in the Special Flood Hazard Areas.
Adopting higher standards promotes public health/safety and general welfare
by minimizing public/private losses due to flood conditions.The City is
currently a Class 7 community and provides a 15%discount to Special Flood
Hazard Areas flood insurance premiums. A Class 6 provides a 20%discount
and a Class 5 provides a 25%discount to flood insurance premiums.
Ms. Dodd further explained the proposed higher standards for the Limit of
Moderate Wave Action (LiMWA),freeboard and non-conversion agreement.
The UMWA is a newly created zone and municipalities have the option to
adopt the UMWA(not mandatory). UMWA is an area directly behind a velocity
zone and is anticipated to have a wave height of 1.5 feet to 3 feet.
Development within this zone would have to meet velocity zone standards
which would require the structure to be elevated with piers, pilings,or
columns without the use of structural fill.Adopting the UMWA is considered a
higher standard and would provide an additional 500 CRS points. The number
of properties impacted by UMWA are 1,836(13,142 acres). UMWA was created
to also help with erosion and scour.
Ms. Dodd stated the City is also proposing one foot of freeboard. For example,
if the base flood elevation for your lot is 10'then the construction requirement
will be 11'. In a 2018 Texas survey for higher standards that included
freeboard,333 communities participated and 86%have adopted freeboard
ranging from one foot to four feet. In reviewing 518 elevation certificates for
single-family structures constructed on the island from 2000 to current we found
that:
o 235 or 45%of the structures were constructed with 1'or greater of
freeboard.
o 274 or 54%of the structures had less than 1'of freeboard or were built at
minimum compliance.
o 9 structures were constructed below base flood elevation
Ms. Dodd continued with a slide which gave examples with the amount of
incurred insurance savings if freeboarding was utilized and explained why
freeboarding is important to the City.She mentioned that the cost of fill was
discussed during outreach with the Builders Association.The average cost for
1' of fill on a 2,000 square foot single-family home is$5,000. Elevating an
additional 1'to 2'would be an average cost of$7,500.This average is based
upon the feedback from local builders.A 2,000 square foot slab-on grade home
with 1' of elevation has an average foundation cost of$13,000($8,000 for
foundation and$5,000 for 1'of elevation). For split level foundations,a 2,000
square foot single-family home has an average foundation cost of$10,000.A
2,000 square foot pier and beam,single-family home with decorative fagade
has an average foundation cost of$10,000.
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Ms. Dodd explained the last higher standard which is a Non-Conversion
Agreement that is used when a community determines that areas below the
first floor could convert to a non-conforming use. For example,a remodel of
structure was executed after a Certificate of Occupancy was issued and
without a permit.The agreement places the owner on notice that the structure
must comply with Flood Plain Construction standards.The agreement is signed
by owner when applying for a Certificate of Occupancy once structure has
passed final inspections. The agreement states the owner will not convert or
alter an approved structure. Enclosing the area would require a permit and
can only be used for parking,access or storage.The agreement is filed with
the recorded property deed.Ms. Dodd mentioned the amount of outreach that
has been done to date and the feedback was favorable for the adoption of the
higher standards.
After Staffs presentation,the floor was opened for questions/discussion by
Commissioners. No action was taken on this item.
VIII. Director's Report
Nina Nixon-Mendez, Director of Development Services informed the
Commission on an upcoming an open-door meeting for the public to voice
their ideas Thursday,March 21 at 5:00 p.m.at the Lindale Senior Center,3135
Swantner Street.Community planning consultants, Kendig Keast Collaborative
will be on-hand to present a draft evaluation.
IX. Items to be Scheduled
None.
X. Adjournment
There being no further business to discuss,Chairman Villarreal adjourned the
meeting at 6:40 p.m.
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