HomeMy WebLinkAboutMinutes Planning Commission - 08/07/2019 w 1201 Leopard Street
City of Corpus Christi
Corpus Christi,TX 78401
cctexas.com
Meeting Minutes
Planning Commission
Wednesday,August 7,2019 5:30 PM Council Chambers
Persons with disabilities who plan to attend this meeting and who may need
auxiliary aids or services are requested to contact Gilbert Garza, at 361-826-8454
or GilbertGa@cctexas.com, no later than 48 hours prior to this meeting so that
appropriate arrangements can be made.
I. Call to Order, Roll Call
Vice Chairman Crull called the meeting to order at 5:30 p.m.and a quorum
was established with no absences.
II. Opening Statement
III. Discussion and Possible Action Regarding the Election of Officers: Chairman &
Vice Chairman
A motion was made by Commissioner Hovda nominating Vice Chairman Crull
as Chairman and the motion was seconded by Commissioner Baugh. The
motion was passed.
A motion was made by Commissioner Hovda nominating Commissioner Baugh
as Vice Chairman and the motion was seconded by Commissioner Dibble. The
motion passed.
IV. Approval of Absences: Chairman Villarreal and Commissioners Williams and
Zarghouni
A motion was made by Vice Chairman Baugh and seconded by Commissioner
Hovda to approve the absences listed above.The motion passed.
V. Approval of Minutes
1. 19-1072 Regular Meeting Minutes of July 24, 2019
A motion to approve item "1"was made by Vice Chairman Baugh and
seconded by Commissioner Zarghouni.The motion passed.
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VI. Discussion and Possible Action Regarding the Appointment of a Planning
Commission Representative to the Advisory Committee for the Westside Area
Development Plan Update.
Commissioner Hovda volunteered to serve as the committee representative
and Commissioner Schroeder volunteered to serve as the alternate
representative.A motion was made by Commissioner Hovda and seconded by
Commissioner Dibble to approve the committee representatives.The motion
passed.
VII. Consent Public Hearing: (Items A & B) - Discussion and Possible Action
Chairman Crull informed the Commission that items "3&7"would be pulled
from the Consent agenda and heard separately. Chairman Crull asked Staff to
present the Consent Agenda, items VILA&VILB,except for items "3&7".Greg
Collins, Development Services,read New Plat item"2"into the record as
shown below. He stated that upon satisfaction of the remaining
conditions/comments in the Plat Review Comments document,the plat will
satisfy all requirements of the UDC and State Law;the Technical Review
Committee recommends conditional approval. New plat item "4",satisfies all
requirements of the UDC and State Law;the Technical Review Committee
recommends approval.Time Extension item "5"satisfies all requirements of
the UDC and Staff recommends approval.Staff also recommends approval of
the UDC text amendments for item "6"as stated in Staff's agenda memo.
After Staff's presentation,Chairman Crull opened the public hearing for the
Consent items.With no one coming forward,the public hearing was closed.A
motion to approve Staff's recommendation as presented for items "2,4,5&6"
was made by Vice Chairman Baugh and seconded by Commissioner Williams.
The motion passed.
A. New Plats
2. 19-1075 19PL1060 -CONDITIONAL
WOODSIDE SUBDIVISION (FINAL - 9.10 ACRES)
Located north of Leopard Street and east of McKinzie Road.
3. 19-1076 19PL1053 -CONDITIONAL
ANNAVILLE BAPTIST CHURCH, BLOCK 1, LOTS 1 AND 2 (REPLAT -
4.24 ACRES)
Located south of Leopard Street and west of Violet Road.
Mr.Collins read New Plat item "3" into the record as shown above. He stated
that upon satisfaction of the remaining conditions/comments in the Plat Review
Comments document,the plat will satisfy all requirements of the UDC and
State Law;the Technical Review Committee recommends conditional
approval.After Staff's presentation,Chairman Crull opened the public hearing.
With no one coming forward,the public hearing was closed.A motion to
approve Staff's recommendation as presented for item"3"was made by Vice
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Chairman Baugh and seconded by Commissioner Hovda.The motion passed
with Commissioner York abstaining.
4. 19-1073 19PL1029
CREEKWAY SUBDIVISION, BLOCK 3, LOTS 2, 3, 4, 5, 6, 7, & 8
(REPLAT - 0.89 ACRES)
Located south of Cedar Pass and east of Everhart Road.
Time Extension
5. 19-1079 18PL1069
SANDY CREEK UNIT 5 (FINAL - 8.451 ACRES)
Located south of Holly Road and east of Rodd Field Road.
B. Text Amendments
6. 19-1081 Ordinance amending the Unified Development Code regarding
Industrialized Housing, Landmark Designations, Zoning Board of
Adjustment Board Rules, and Building Material Requirements (State
House Bill Mandates).
7. 19-1082 Ordinance amending the Unified Development Code regarding side yard
setbacks, definitions, sidewalks, administrative adjustments, and the
following land uses: Car Washes, Vehicle Sales and Services,
Aggregate Storage, Crematoriums, Above Ground Fuel Storage Tanks,
Townhomes, and Accessory Buildings.
The Commission decided to forego the full presentation for item"7"as shown
above and went straight to Commissioner comments/questions.Commissioner
Dibble's points of concern were for Sections 13, 14 and 15 of the proposed
ordinances regarding sidewalks and sidewalk waivers. He asked what the
appeal process would be for a developer when their waiver request is denied.
He felt that the language in the ordinance is too ambiguous which can lead to
broad interpretation. He would like these sections pulled from the proposed
ordinance to be incorporated with the broader UDC evaluation being done by
the consultants.
Nina Nixon-Mendez, Director of Development Services,responded to
Commissioner Dibble's comments.She stated the reason they are bringing
forth these ordinances is because the Planning Commission directed Staff to
stream-line the waiver process.Staff drafted specific exceptions that would
allow administrative approval of waivers without Planning Commission
consideration.She stated that a stakeholder meeting was held on July 31,2019
in which feedback was obtained and incorporated into the proposed
ordinance.She stated Staff can certainly pull these sections out for further
evaluation and move forward with the remainder of the ordinances.
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After Commissioner comments/questions concluded,Chairman Crull opened
the public hearing.Judy Teldge at 3554 Sant Fe Street,addressed the
Commission.She wanted the Commission to keep in mind that stakeholders,
relative to any amendment process,also includes the"user".She is an
involved Corpus Christi citizen who works with people with disabilities and
senior citizens who utilize sidewalks not just for exercise such as bicycling.
Murf Hudson with Urban Engineering addressed the Commission. He asked the
Commission to consider pulling these sections to give stakeholders another
opportunity to meet with Staff and come to a consensus regarding the
language before it is adopted. He felt that some of the language is in direct
conflict with City ordinance and it has not been fully vetted by stakeholders. He
stated that he does not agree with Section 8.2.2.13 regarding rural street
standards. He also takes issue with Section 8.2.2.G Cash in lieu of Construction
of Sidewalk.
Bart Braselton with Braselton Development at 5337 Yorktown Boulevard,
addressed the Commission on behalf of the Coastal Bend Home Builders
Association (CBHBA)and the UDC Task Force in which he serves as Chairman.
He mentioned the stakeholder meetings that were held for the UDC evaluation
with the consultants and said the CBHBA provided detailed comments for
amendments during those meetings. He said they provided good ideas and
spent a great amount of time on the comments. He reiterated Mr. Hudson's
comments and would like the Commission to consider pulling these sections
from consideration. He felt that these sections are lengthy and have not been
simplified.
With no one else coming forward,the public hearing was closed.A motion
was made by Commissioner Schroeder to approve item "7"except for the
language in Sections 13, 14 and 15 to be handled by the consultants for future
text amendments.The motion was seconded by Commissioner Hovda and the
motion passed.
VIII. Public Hearing: (Items C, D & E) - Discussion and Possible Action
C. Urban Transportation Plan Amendment
8. 19-1097 Amendment to the City's Urban Transportation Plan to remove the future
extension of Carroll Lane on the south/east side of the Kostoryz/Carroll
Ditch between Wickersham Drive and Kostoryz Road.
Annika Yankee, Planning Department, presented item "8"for the record as
shown above.Corpus Christi Independent School District(CCISD) is proposing
a new high school at the northeast corner of Saratoga Boulevard and Kostoryz
Road and is requesting this amendment to the City's UTP. For purposes of
analysis,staff reviewed a subject area of one-square mile between Holly Road
on the north,Saratoga Boulevard on the south,Weber Road on the east,and
Kostoryz Road on the west. These streets are the"arterial"streets on the
perimeter of the area. The transportation plan attempts to create a grid of
streets to serve local traffic within this one square-mile area by placing smaller
"collector"streets between the larger"arterial"streets. Ms.Yankee pointed
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out that the Strategic Plan for Active Mobility calls for an off-road bike trail
along the Kostoryz/Carroll Ditch (not included in the subject amendment).
Ms.Yankee informed the Commission that CCISD provided a Traffic Impact
Analysis to support their request. The Traffic Impact Analysis finds no
significant impact to traffic if Carroll Lane between Wickersham Drive and
Kostoryz Road is not constructed. The Traffic Impact Analysis also points out
that eliminating the intersection of Carroll Lane with Kostoryz Road provides
more justification for a traffic signal north of the ditch at the intersection of
Masterson Drive/Carroll Lane and Kostoryz Road,which is an intersection that
would serve Galvan Elementary School.Staff recommends approval of the
proposed transportation plan amendments for the following reasons:
The proposed amendments:
• Maintain an adequate and efficient street network for proposed land uses.
• Do not eliminate the potential for an off-road multi-use trail along the
Kostoryz/Carroll Ditch in accordance with the Strategic Plan for Active Mobility:
Phase 1 Bicycle Mobility.
The Transportation Advisory Commission also recommends approval of the
proposed amendment with the condition to keep bike or non-vehicular access
to the school.
After Staff's presentation,Chairman Crull opened the floor for Commissioner
comments/questions.Chairman Crull asked if there is sufficient queuing for an
on-site parent drop-off area.Commissioner Schroeder questioned the TIA's
assertion that there is no significant impact. He also expressed concern for an
increase in traffic volume due to future infill of multifamily development in the
area. Discussion also took place regarding levels of service.After
Commissioner comments/questions concluded, Chairman Crull opened the
public hearing.Civil Engineer for the project,Chip Urban with Urban
Engineering,addressed the Commission to answer Commissioner questions.
He stated that they did not assist with the TIA but helped CCISD with the
proposed amendment. He further explained that it would require minimal
effort to make a right-turn exiting the campus onto Kostoryz Road coupled with
another right-turn onto Masterson Drive to gain access to the neighborhoods
north and northeast of the proposed site.With no one else coming forward,the
public hearing was closed.A motion was made by Commissioner Dibble to
approve Staff's recommendation as presented for item"8".The motion was
seconded by Commissioner Baugh and the motion passed with Commissioner
York abstaining.
D. New Plat
9. 19-1077 19PL1065 -CONDITIONAL
MARY CARROLL HIGH SCHOOL TRACT, BLOCK 1, LOT 1 (FINAL -
32.69 ACRES)
Located east of Kostoryz Road and north of Saratoga Boulevard.
Mr.Collins read New Plat item "9" into the record as shown above. He stated
that upon satisfaction of the remaining conditions/comments in the Plat Review
Comments document,the plat will satisfy all requirements of the UDC and
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State Law;the Technical Review Committee recommends conditional
approval.After Staff's presentation,Chairman Crull opened the public hearing.
With no one coming forward,the public hearing was closed.A motion to
approve Staff's recommendation as presented for item"9"was made by Vice
Chairman Baugh and seconded by Commissioner Zarghouni. The motion
passed with Commissioner York abstaining.
E. Presentation
10. 19®1080 City of Corpus Christi Public Improvement District (PID) Policy
Keren Costanzo, Planning Department, presented item"10"for the record as
shown above.She informed the Commission that during the City Council
meeting on May 14,2019,Council directed staff to prepare a Public
Improvement District(PID) policy for Council's consideration.The purpose of
this PID policy is to outline the issues to be addressed before the City Council
can support the establishment of a PID.This Policy outlines such things as
petition requirements,qualified costs,financing criteria, information
disclosures to property owners,and the determination of annual plans of
services,budgets and assessments.
Ms.Costanzo proceeded to give background information and explained that
PIDs are created by petition of a majority of property owners in the proposed
district to finance enhanced amenities,services,and/or public improvements;
PIDs must provide public benefit(improvements in a gated community would
not qualify). PIDs are a special district authorized and governed by Texas local
Government Code Chapter 372.The City or County can create a PID,but the
City must authorize the creation of a PID within City limits or the Extra
Territorial Jurisdiction (ETJ). Elected officials would serve as the governing
body(review PID assessments and budget).The revenues would come from
special assessments on properties in a district,either a fixed amount or a rate.
Ms.Costanzo presented a slide which demonstrated a flow chart of the PID
process which may take 9 to 12 months from project introduction to project
close.The process can be complicated as it involves expertise,resources and
a variety of participants. She also compared ten other Texas cities which
either use PIDs or have a PID policy and their components.She went into
detail describing the components of the PID policy intended for Corpus Christi.
Staff recommends approval of the resolution adopting the PID policy with the
Bond Counsel recommendations.
After Staff's presentation,Chairman Crull opened the floor for Commissioner
comments/questions.Chairman Crull asked questions regarding revenue
bonds, bond rating and provisions for additional fees.Commissioner Dibble
asked if any community outreach took place for stakeholder input.Staff stated
an email was distributed to stakeholders on August 2,2019 regarding today's
public hearing in order to give an opportunity for feedback.Staff expressed
that additional time for stakeholder input would have been ideal,but Staff was
asked by City Council to produce a draft in an expedited time frame.
Commissioner Dibble was disappointed that not enough time was given for
community outreach and stated that he is uncomfortable with making a
recommendation on this item without stakeholder input. Commissioner
Schroeder asked what the difference is between a PID and the Tax
Incremental Reinvestment Zone(TIRZ). He felt that the public has a hard time
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understanding these types of policies when they are initiated and suggested
they would be better communicated in laymen's terms which would help with
utilization.
After Commissioner comments/questions concluded,Chairman Crull opened
the public hearing. Bart Braselton with Braselton Development addressed the
Commission and stated that the size of Corpus Christi needs to be considered
relative to the size of the other cities that are utilizing PIDs;the complexity of
the policy as it is written. He felt that the policy may get adopted but will never
be used. He discussed how the issuance of bonds are rare in Corpus Christi
and stated the policy needs more evaluation with respect to the market.Judy
Teldge at 3554 Santa Fe Street addressed the Commission and asked how this
tool for redevelopment can incorporate affordable housing(smaller
development).With no one else coming forward,the public hearing was
closed.A motion was made by Commissioner Hovda recommending that Staff
be given more time to obtain community input before moving forward with the
adoption of the PID policy.The motion was seconded by Commissioner Dibble
and the motion passed.
IX. Director's Report
None.
X. Items to be Scheduled
None.
XI. Adjournment
There being no further business to discuss,Chairman Crull adjourned the
meeting at 7:20 p.m.
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