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HomeMy WebLinkAboutMinutes Planning Commission - 03/07/2007 111110 MINUTES "int REGULAR PLANNING COMMISSION MEETING Council Chambers-City Hall Wednesday—March 7,2007 5:30 P.M. COMMISSIONERS PRESENT: STAFF: R.Bryan Stone,Chairman Debbie A.Marroquin,P.E. Interim Director of Rudy Garza,Vice Chairman Development Services Fred Braselton Faryce Goode-Macon, Interim Assistant Atilano J. Huerta Director of Development Services/Planning Evon J. Kelly Juan Perales,Jr.,PE, Interim Assistant Director Johnny R. Martinez of Development Services/Special Services Michael Pusley *Arrived at 5:46 p.m. Miguel S. Saldafia,AICP, Senior City Planner John C. Tamez Dan McGinn, City Planner Mic Raasch,City Planner COMMISSIONERS ABSENT: Gary Smith,Assistant City Attorney James Skrobarczyk Gail Perry,Recording Secretary CALL TO ORDER—5:30 p.m. A quorum was declared and the meeting was called to order at 5:30 p.m. H. APPROVAL OF MINUTES February 21, 2007 Motion for approval of minutes was made by Vice-Chairman Garza and seconded by Commissioner Tamez. Motion passed unanimously with Commissioners Skrobarczyk and Pusley being absent. HI. PLATS 1. Continued Plats Miguel Saldafa read continued plat agenda items "a, b and c (shown below) into the record and stated that these items are requesting a continuance for the Planning Commission date of March 21,2007. Staff recommends approval. 1. Continued Plats a. 1006191-NP113 Rose Acres,Lots 17A-I 7E, I 8C, 18E,20A-20G,21A-21E,&22A-22E (Final Replat—4.79 Acres) Located north of FM 665 and east of FM 763. SCANNED Planning Commission Minut6 March 7,200711.10 Page 2 b. 1106198-NP118 Laguna Madre Cove,Lot IA(Final Reolat—0.27 Acre) Located south of Martha Drive, Laguna Shores Road and west of the Laguna Madre. c. 1106209-NP127 Valencia at Terra Mar(Preliminary—52.82 Acres) Located south of Holly Road and west of Cayo De Oso. Motion for approval to recommend continuance of continued agenda items"a, b and c"to the March 21, 2007 Planning Commission meeting was made by Commissioner Kelly and seconded by Commissioner Tamez. Motion passed unanimously with Commissioners Skrobarczyk and Pusley being absent. Miguel Saldana read continued plat agenda items "d through h" (shown below) into the record and stated that these items have been submitted for approval. Mr. Saldana stated that item "g"should be corrected to reflect Lots 6-9. Staff recommends approval. d. 0107012-P003 Tropic Park Annex,Block 10.Lots 5A&5B(Final— 1.245 Acres) Located east of Debra Lane and north of Caribbean Drive. e. 0207026-P005 James R. Cameron Tract,Block 1.Lot 1 (Final—2.651 Acres) Located on Up River Road east of Violet Road. f. 0207027-P006 Countiss Addition,Block 1. Lot 6(Final—0.6887 Acre) Located north of Up River Road west of Callicoatte Road. g. 0207029-NP022 Five Points Shopping Center, Block 1, Lots 6— 10(Final Replat—7.71 Acres) Located south of Teague Lane between Wildcat Drive and U.S.Highway 77. h. 0207030-NP023 Suburban Acres,Block 4. Lots 3A&3B,OCL(Final Replat—0.849 Acre) Located north of Meadow Lane,west of Callicoatte Road(FM 1694), outside city limit. Public hearing was opened. Planning Commission Minutre March 7,2007 Page 3 No one was present in favor or opposition. Public hearing was closed. Motion for approval of continued plat agenda items "d through h" was made by Commissioner Tamez and seconded by Commissioner Braselton. Motion passed unanimously with Commissioners Skrobarczyk and Pusley being absent. 2. New Plats Miguel Saldana read new plat agenda items"a, b, c and e"(shown below) into the record stating these items have been submitted for approval. Staff recommends approval. a. 0307033-P008 Bass Subdivision,Block 27,Lot 3R(Final Reolat— 1.1 I Acres) Located south of Sandra Lane, east of Airline Road and north of Saratoga Boulevard(SH 357). b. 0307034-P009 King's Crossing Unit 21, Block 1,Lot 1A,The Village at King's Crossing Unit 21 (Final Replat-6.06 Acres) Located at the southwest intersection of Cimarron Boulevard and Lens Drive. c. 0307035-P010 MER Subdivision,Block I,Lot 1 (Final— 10.00 Acres) Located east of U.S.Highway 77, north of County Road 48. e. 0307037-NP026 Graceland Subdivision(Amending— 17.59 Acres) Located north of Yorktown Boulevard and east of Rodd Field Road. Public hearing was opened. No one was present in favor or opposition. Public hearing was closed. Motion for approval of new plat agenda items"a, b, c and e"was made by Commissioner Martinez and seconded by Vice-Chairman Garza. Motion passed unanimously with Commissioners Skrobarczyk and Pusley being absent. Planning Commission Minut March 7,2007 141.0 Page 4 Miguel Saldana read new plat agenda items "d and f' (shown below) into the record and stated that the applicants' have requested a continuance to the Planning Commission meeting of March 21,2007. Staff recommends approval. d. 0307036-P011 Vista Hermosa Subdivision Phase 11(Final— 19.89 Acres) Located west of Kostoryz Road and north of Holly Road. f. 0307038-NP027 Port Morgan Crossing, Lots 1 &2 (Final—3.28 Acres) Located north of Morgan Avenue and west of Port Avenue. Motion for approval to recommend continuance of new plat agenda items"d and f'was made by Vice-Chairman Garza and seconded by Commissioner Huerta. Motion passed unanimously with Commissioners Skrobarczyk and Pusley being absent. 3. Time Extensions Miguel Saldana read agenda items "a-c" (shown below) into the record and stated that the applicants' are requesting a continuance for six months. Staff recommends approval. a. 0506091-P041 Morton Tracts(Final—8.683 Acres) Located west of Flour Bluff Drive and south of Graham Road. b. 0806158-NP089 Waldron Road Subdivision,Block 1,Lot 1 (Final—0.907 Acre) Located south of Graham Road and east of Waldron Road. c. 0906161-NP092 Gemini Subdivision Unit 2(Final— 17.483 Acres) Located north of Bear Lane and east of North Padre Island Drive(SH 358). Motion for approval of a time extension of six months for plat agenda items "a-c" was made by Commissioner Huerta and seconded by Commissioner Braselton. Motion passed unanimously with Commissioners Skrobarcyk and Pusley being absent. Planning Commission Minutey J February 21,2007 Page 5 1. New Zoning c. Case No. 0307-03 Amador Agustin Martinez: A change of zoning from a "B-1"Neighborhood Business District to a"R-I C"One-Family Dwelling District Extension to South End, Block 11, Lot 4, located east of Crosstown Expressway on the southeast intersection of Brownlee Boulevard and Coleman Street. Mic Raasch presented the above case requesting a 'R-1C" One-family Dwelling District for the purpose of developing a residence with a minimum lot width size of 45 feet. The subject property meets the minimum lot size requirement of 6,000 square feet for a "B-I" Neighborhood Business District, but with the 46 foot lot width will conform more appropriately to a"R-IC" One- family Dwelling District. The subject property is surrounded by vacant land and low density residential uses and will adhere to the future land use map for residential development. There were thirty-one notices mailed with zero received in favor and one received in opposition. Staff recommends approval. Public hearing was opened. No one was present in favor or opposition. Public hearing was closed. Motion for approval of was made by Vice-Chairman Garza and seconded by Commissioner Tamez. Motion passed unanimously with Commissioners Skrobarczyk and Pusley being absent. a. Case No. 0307-01 Johnson and Pace Incorporated: A change of zoning from a"R-1B"One- Family Dwelling District to a"B-4"GeneralBusiness District District 33.6 acres out of Lots 17, 18, 19 and 20, Section 11,Flour Bluff and Encinal Farm and Garden Tracts, located on the southeast intersection of South Staples Street and Timbergate Drive. Dan McGinn presented the above request involving approximately twenty-four(24)acres for a Wal-Mart Super Center and nine(9)acres for commercial retail development. The proposed Wal-Mart Super Center will consist of a grocery center,general retail center,garden center,and an automotive center to be open 24 hours a day/seven days a week. The subject property is vacant with low density residential,a church and mini storage facility to the west,vacant uses to the east,and to the south vacant uses consisting of a"B-1"Neighborhood Business District,and an"A-1"Apartment House District. On the northwest corner of Staples Street and Timbergate,a Gold's gym is being developed. Access to the subject property will feature two full-access driveways on South Staples Street and three full-access driveways on Timbergate Drive with Timbergate Drive pending improvement by the applicant once platted. The applicant is proposing a solid screen sound barrier for the rear property line adjacent to the residential zoned property. Staff recommends approval of this request for a"B-4"General Business District. Planning Commission Minuthli V February 21,2007 Page 6 Public hearing was opened. Erica Kizzy, 6917 Boardwalk,Corpus Christi,Texas questioned the notification area for notices. She stated she did not receive a notice and lives in Boardwalk Subdivision. Carla Frank, 6661 Bent Trail Drive, Corpus Christi,Texas stated that she lives behind the HEB plus and is opposing this zoning request. Mrs. Frank stated there will be too much traffic in this area with the HEB Plus already causing a nightmare of traffic problems. Mrs. Frank stated their residence had been built twenty years ago never anticipating that a Wal-Mart would be built near a residential area. No matter how much road work is done, it will not alleviate the problem of too much traffic in this area with the hospital, strip mall and HEB Plus. This is unfair to the residents as the houses cannot be moved,traffic is unwanted and property values will be lowered. Wal-Mart can build in another area such as further south on Staples Street so people are not forced to be their neighbors. Please consider what this will do to this area. This is your chance to do what is right. Tim Humphries, 5909 Bishops Mill Drive, Corpus Christi, Texas stated his property backs up to Cathy Street. The biggest concern is the location to the elementary and middle school. Now there will be a large business operation open 24 hours a day where there will be people hanging out near Webb Elementary. No one wants an airport looking parking lot and lighting system showing up in their backyards. The best solution for this property would be to build residential or a library in the south side of town. I was shocked to see where the location of the current library is in Parkdale. There is better use of this land. There are some other locations to look at for Wal-Mart. Traffic on Saratoga Boulevard and Staples Street is difficult to get around as it is. I am asking you to turn down this request. Michael Perez, 6001 Oriental Avenue, Corpus Christi, Texas stated his residence is located in the Boardwalk Subdivision. The notification area has been poorly run and I did not know anything about it until last Sunday when a neighbor informed me of it. All of the neighbors I spoke to were not aware of the rezoning request. Everyone agreed that this is not the location for this project and our property values will be lowered. When I purchased my home last March, I wanted a home in a high scale single family subdivision. With mixed use, it just brings property values down. This area needs to remain residential. There are already traffic problems on Staples Street and citizens are using alternate streets to obtain access into our subdivision. There have also been rumors regarding a Super Target further down Staples Street along Yorktown Boulevard. Timbergate Drive is not a major roadway and the HEB Plus is a few blocks away. Many of my neighbors could not attend but wanted to share their concerns about having Wal- Mart built in this area. Please do not approve this zoning change. James Fritts, 6001 Baltic Court, Corpus Christi, Texas stated we relocated from California, and chose this area to build a home last August. I have two grandchildren who live with me and chose the school district prior to moving here. The neighbors spoke to us and a petition has been signed from at least fifty people who are against it. Kent Schwartz, 6937 Boardwalk, Corpus Christi,Texas asked the Commission how they would consider a traffic plan for the back portion of this project. During school times,the back up of traffic in my neighborhood is several cars deep. The existing roads will not handle the increased traffic from Wal-Mart and the infrastructure is not sufficient to support 50,000 cars per month. Planning Commission Manua/el February 21,2007 Page 8 Faryce Goode-Macon stated that a current traffic count has been obtained for Staples Street and the developer will present some additional data in the presentation. The minimum standard for an arterial is 25,000 trips per day per TXDot information and the current count is at 21,000 trips per day along this section of South Staples Street. Sean Robertson, 7005 Spanish Wood Drive (behind Webb Elementary), Corpus Christi, Texas stated this is not organized development. A better idea would be to choose property down Rodd Field Road near Saratoga Boulevard for this development where there is not residential development. Along Staples Street, the zoning is very shallow and the businesses do not go very deep. This project will be going twice as deep. Scott Widick, 13541 Besetta Court, Corpus Christi, Texas stated that Wal-Mart has a record of violations ranging from sexual discrimination, substandard wages, pricing out smaller businesses, destroying the environment, vacating locations to enabling Wal-Mart to lease or sell the property,opposing competitors and unions,with 60%of their products being imported. Josie Alvarez, 6022 Baltic Court, Corpus Christi, Texas encouraged serious consideration regarding this request, to look at the congestion on the south side of the city and do a research on the zoning. This area has been set at residential zoning and let us keep it that way. I did a lot of research prior to purchasing my home. We need an area that is quiet and the neighborhood does not want businesses in this area. Tim Dowling, 8017 Villefranche, Corpus Christi, Texas stated his opposition for this case. I vote for the bond elections but I am questioning whether this store is right for this location. The answer is no. This is one of the most intensive use areas in which to place this store and there is already a HEB Plus in the area. It's difficult to travel to the HEB now because of increased traffic. If a typical traffic study was done, I would estimate there would be a 200-250% increase. I avoid this area because of the increased traffic and do not see the need to make a decision that is going to lower the property values. There is no reason to put this store in this location and with a 24 hour store there are going to be parking lot lights. I request that you exercise your moral fortitude to make this decision of no. This decision is not hard. There is no positive development in this area. Erin Lamkin, 7005 Saar Court, Corpus Christi, Texas stated opposition for the case and questioned why does Wal-Mart need three Wal-Marts in this city. This area needs a high school on the southside. Jack Cooper, 510 S. Staples Street,Corpus Christi,Texas stated opposition to the case. Mr. Cooper stated that the Planning Commission goes through years of master planning to control the development of the City. We are here for a zoning change. This area is zoned residential because the City planners planned it as a residential area. Our City has a habit of bending over to corporations. If you look at the land use along Staples Street, there is zoning that has gone commercial. Along Saratoga Boulevard, there is commercial. We do not need another zoning change so WalMart can bring in another store and bring blight and crime. WalMart has paid more fines than any corporation for pollution, sexual harassment, low wages, etc. Wal-Mart has more employees receiving Medi-caid and state health care than any other corporation in this country. We do not need another Wal-Mart. The smaller businesses will not be able to exist. Please keep this area residential. Planning Commission Mini* February 21,2007 Page 8 Stan Myers, 7006 Saar Court,Corpus Christi,Texas stated that my neighbors and I very much object to this request. At every Wal-Mart,there are homeless people in the area and we do not need the trash that accumulates around the Wal-Mart facilities. Ruben Lomas, 6030 Timbergate Drive, Corpus Christi, Texas stated opposition to the request. I have children who play on Timbergate Drive which will not be possible if this Wal-Mart is built due to increased traffic. The project should be moved to another location so as not to endanger the neighbors. Aristeo Valdemar,6029 Timbergate,Corpus Christi,Texas stated opposition to the Wal-Mart request. We have children that play on Timbergate Drive and the Wal-Mart will increase traffic. It took a couple of years finding our dream house and choosing to live in the Boardwalk Subdivision. My wife and I are opposed to this request. Jenifer Demchak, 7018 Tocken Court (Barclay Grove Subdivision), Corpus Christi, Texas stated my husband and I moved here last July. My husband is in the military and will probably be in this location for only three years. We believe this project will really hurt the resale value of our home and our twelve year old likes to go on bike rides which could not occur that if the Wal-Mart is developed. Thomas Lane, 7014 Saar Court, Corpus Christi, Texas stated that a good portion of the neighbors are going to put their homes up for sale if this rezoning goes through which will put a negative effect on the housing market. This will change the characteristics of a good wholesome neighborhood. Steve Bowling, 5745 Corsica Road., Corpus Christi, Texas stated concern for the increase in traffic. Mr.Bowling stated that one half of the neighborhood will back up to the lights. Jeff Hamilton, Engineer for Walmart, 1201 NW Rte. 281, Corpus Christi, Texas stated the seller of the property owns fifty-seven acres and Johnson and Pace are looking at purchasing thirty- four acres for this project. In November, we discussed with the City what would be required to develop this project and were informed that a rezoning would need to take place along with platting. The entire fifty-seven acres is about 2,100 square feet deep and Wal-Mart is planning to rezone 1,250 feet of it starting at Staples Street and going east. This will leave 900 feet of buffer area between the property and the Boardwalk neighborhood and Webb school. There is a nineteen acre tract to the south that will also be a buffer. The surrounding front properties will probably be restaurants. There will be traffic, drainage, landscaping and lighting issues that will need to be discussed and addressed. All the problems with developing the property will have to go through a check and balance system and will have to get TXDOT and City approval such as drainage and all the concerns that come with the property. Also being proposed for this development will be a solid screen sound barrier along the rear. A traffic engineer has been employed to perform a traffic study to provide a traffic impact analysis as advised by the City. An estimate will be generated of the total number of cars that will visit this site. The number that will be included in our report is 13,641 cars per day which is spread out over a 24 hour time period. There will be a peak time in the morning and evening. In the evening the maximum should generate six hundred cars spread out between Staples Street and Timbergate Drive. What we are proposing to do regarding improvement to the streets is to construct right turn lanes off of Staples Street into the site. On Timbergate Drive, we propose two lanes of traffic with one dedicated turn lane and a dedicated right turn lane off of Timbergate Drive and into the site. In addition, the existing signal at Timbergate Drive will be evaluated. The rain water will be calculated to determine the amount of run off to detain the water in a pond. Landscaping for this project will include landscaping on isles Planning Commission Minute February 21,2007 Page 9 and at all the entrances. Robert Gignac will be the landscape architect on the project. Regarding lighting, there will not be nuisance lighting. There will be shielding lighting which goes straight down toward the commercial building. Commissioner Huerta stated the frontyard is Staples Street and the landscaping requirement is 20%. Timbergate Drive is the side yard. The current WalMart facilities have storage containers in the back section of the developments between Thanksgiving and New Years which is not very becoming. The Wal-mart on SPID has at least fifty containers at their location during this time. Regarding transportation, traffic counts will not address the heavy trucking distribution of the products coming into the store and how that affects the road wear and congestion. Vehicles and trucks need to be addressed on how it will impact the roads. Regarding location, this is a site that fits the development. The big challenge is bringing this tremendous amount of business into this area. Commissioner Pusley stated a giant building is different than smaller buildings. The general commercial business in the area is not open 24 hours a day as Wal-Mart is. The Super Stores do not depend on local area businesses so I do not believe the traffic counts add up. Sally Aiello, Wal-Mart Public Affairs Manager, Austin, Texas stated that Wal-Mart would like the opportunity to serve the customers in this community and believe this location would support a Wal-Mart Superstore. Wal-Mart is a market leader engineering new ways to reduce waste, use of alternative energy such as wind power and taking care of storm water to protect the environment. Wal-Mart partners on a nationwide basis to publicize the fluorescent light bulb. Regarding health care and wage statistics,the average wage is$10.31 which does not include 401K matches and stock incentive plans. In Texas, there will be an increase of 400 new jobs. Wal-Mart gives$30,000 a year to local schools and charities. Ralph Cobb, 5906 Vandimar, Corpus Christi, Texas stated groceries have been discussed and Wal-Mart is the only one that can compete with the groceries and the prices of HEB. I recommend strongly developing Wal-Mart in the area and having some competition for the HEB Plus. Jeff Vinson, 7013 Trantella Court,Corpus Christi,Texas stated there is enough traffic on Corsica Drive as a thoroughfare going to Brockhampton Drive and during those peak hours with the increased traffic the children are coming and going from school. Christopher Joyce, 7001 Trantella Court, Corpus Christi, Texas stated his biggest concern is the traffic as well. There is a lot of traffic that will be generated from the Gold's Gym and from the apartment complex built on Lipes Boulevard. There is also an apartment building that was built near Montana Mike's. When I go to work, I have to use Rodd Field Road because of the traffic on Staples Street, not to mention the noise. There is no benefit to changing this to a commercial property. Faye Cobb, 5906 Vandimar, Corpus Christi, Texas stated that the main thing is that we all have to buy groceries and it should be a pleasant experience. At the HEB Plus, I have great difficulty even finding a place to park. If HEB Plus is the only one in Corpus Christi, they need to build more HEB's or have some competition and I think Wal-Mart would be great. Nelda Obay,6921 Boardwalk, Corpus Christi,Texas stated that my backyard will face the Wal-Mart traffic and the building itself. I am a single parent and saved for this house for twenty-five years. My concern is the noise level for this area. I question whether they have considered some • Planning Commission Minuti February 21,2007 Page 10 other location. My back yard neighbors are cows and it is nice and quiet. Cimarron Boulevard is my way out and you can hardly get out of that street. I do not know what the traffic is going to do. With Wal-Mart there, 1 do not know what it will do to our area and there is a lot of road rage and that is one kind of problem that needs to be taken into consideration. There are other properties to look at down Saratoga Boulevard for this project. Mary Sonja Taylor, 5906 Tapestry Drive, Corpus Christi, Texas stated that I am a single parent and want the best for our children. I am an educator and moved everything to be centrally located and as a woman like to shop. I do not mind having Wal-Mart as competition. It's just the wrong place for it. Dee Myers, 7006 Saar Court, Corpus Christi, Texas stated that her backyard would be up against the Wal-Mart building and am opposing this request. I question whether they looked at other locations and, if so, what were those locations? When they chose a location, what did they look for? Was it because of the residential area? I am very concerned about the traffic issue. Tim Humphries, 5909 Bishops Mill Drive, Corpus Christi, Texas stated regarding the 400 jobs, they will be minimized when the Wal-Mart on Everhart closes down. Regarding traffic, there will be shoppers coming from other locations such as Flour Bluff and the Island. There will be a loss in real estate. Scott Widick, 13541 Besetta Court, Corpus Christi, Texas stated even though the lighting is pointed down,that does not guarantee that it will not be seen. Name not given, questioned what the average checker or stocker made and how many hours does the average Wal-Mart worker work. Are they all eligible for health care? I do not believe a traffic study has been done and that would have been important to be done prior to getting to this point. A study needs to be done in this area. I am not opposed to Wal-Mart just at this location. Regarding the traffic, if you take the 13,000 cars that were quoted, that equates to 541 cars per hour. It is not realistic to think that many cars will be generated between 11:00 a.m. to 6:00 p.m., so if you take away those hours the numbers change to 764 per hour. The numbers are just not realistic. Lastly, I do not know why they just will not expand the store at Everhart Road and SPID. Tim Dowling, 8017 Villefranche, Corpus Christi, Texas stated the gyms are famous for generating large amounts of traffic. Regarding the landscaping addressed by the applicant, this does not address the concerns that have been addressed here this evening. This project is way too big for this area. Please deny this"B-4"request. Name not given, I am not opposed to the Wal-Mart Store as they bring jobs to our community. I prefer that it is done from another location however so as not to lower our property values, create safety issues for kids, etc. None of what the applicant is suggesting will prevent the increase of traffic flow. They cannot prevent the noise or the lighting issues they will create. Please think about your own family and values when the decision is made. Jim Fritz, 6001 Baltic Court, Corpus Christi, Texas stated that they have presented numerous problems that would need to be overcome to build this project. The small businesses have attracted local traffic which is already there. The Wal-Mart will bring other traffic. Regarding the sound wall, sound walls just put the sound somewhere else. Planning Commission Minutest e J February 21,2007 Page I I Jack Cooper, 510 S. Staples Street, Corpus Christi,Texas stated if you are making $10.00/hour,the employee would not have enough money to put in a 40IK plan nor afford the health care plan. The issue is will the problems that this development will create be worth the zoning change that you have to implement. I say no and the zoning should stay the same. Jeff Hamilton, Engineer for Walmart, 1201 NW Rte. 281, Corpus Christi, Texas stated when we met with City staff in November, City Staff was supportive of the case. A traffic study has been completed as recommended by City staff,but the report is not prepared at this time. This is not about developing Wal-Mart. It is about whether it is appropriate to put commercial property this far back in this location. Pat Conlan, 7210 Crapemyrtle, Corpus Christi, Texas stated no matter what they can do to overcome any traffic,they cannot prevent my property values from being lowered. Public hearing was closed. Commissioner Braselton stated in response to comments heard from the neighbors, no one is going to be abutting the WalMart property that are living in existing housing now at this location.. I think the big question is how deep a `B-4" General Business zoning can go on Staples Street. It is just a matter of fact that this property will become commercial on Staples Street. The staff has a method of phasing the properties out of a holding patter zoning so we get the maximum protection for the single family homes. I am concerned primarily how deep is too deep on Staples Street. I live down the street from this area and live right across the street from a'B-4"General Business District development and I understand your concern. In the interest of the growth of the southside community,this is probably going to be something that will happen down the road. Commissioner Martinez stated that he lives in Kings Crossing along Staples Street and the traffic is getting worse and worse. However, the request before us is this property adequate for a"B- 4"General Business District not whether Wal-Mart is going to be developed there. In view of that, I will be voting for this rezoning. Vice-Chairman Garza stated that he understands the neighbors concerns. The biggest positive factor I saw was that it would bring competition to HEB. I am an advocate of free trade. I do feel strongly about competition and I think competition between retail entities benefits the public. For that particular reason, I think this would be a good idea. I do question how deep makes good sense off of Staples Street. This area will develop into commercial. The zoning process initially places property into farm rural and coverts property to residential. As arterials start to develop,those properties along the arterial eventually get converted from residential to commercial. That is just the process of planning across the country. Staff works very hard to balance the concerns of the citizens and the need for community to have economic development. As needs grow, those areas see more and more traffic. The focus is what is for the greater good of the overall neighborhood growth taking the concerns of the local population into account. Often times, the development of their particular area turns out to be pretty good for the area and does not do everything to the community that they thought it would. Commissioner Pusley stated it is a fair comment that this strip of land along Staples Street will develop as commercial and it definitely will not be a residential home. The best hope for the neighbors would be a multi zoning project in the area. I am much more concerned with the depth of the project than the zoning of the "B-4" General Business District as that is the direction that area is going. Planning Commission Mimi& 1114 February 21,2007 Page 12 Commissioner Huerta stated if residential development was not in the area, in all probability Wal-Mart would not choose this location. This is a business decision. In part,the competition would be a good thing for the area. The big question is the location and that is the difficult part. If the end of Weber Road had been picked which is a primarily dead end street there probably would not have been this much opposition. Commissioner Kelly stated agreement of many of the comments heard this evening and appreciated the citizen outpour of interest regarding this request. However, it is unrealistic to believe this parcel of land is going to remain undeveloped. Something commercial will more than likely be developed there. Chairman Stone agreed to the potential increased traffic problem but believed this property will be a commercial zoned property. Motion for approval of the "B-4" General Business District was made by Commissioner Martinez and seconded by Commissioner Braselton. Motion passed with a 5-3 vote with Commissioners Huerta,Pusley and Kelly voting no and Commissioner Skrobarczyk being absent. b. Case No. 0307-02 db Ventures 11c: A change of zoning from a"B-3"Business District to a "B-4"General Business District Flour Bluff Estates,Block K, Lots 14, 15, 16, 17, 18,23,24,25,26 and 27, located north of South Padre Island Drive, between Recreation Drive and East Lakeside Drive. Mic Raasch presented the above case for the development of mixed commercial and multi- family uses. The"B-3" Business District does not allow for residential uses, therefore,the applicant is requesting a "B-4" General Business District. The subject tract is located outside of the Navy Accident Potential Zones and conforms to the Future Land Use Plan. Staff recommends approval of the change of the zoning to "B-4" General Business District in order to develop the property with commercial multi-family uses. There were fourteen notices mailed out with one received in favor and one received in opposition. . Public hearing was opened. No one was present in favor or opposition. Public hearing was closed. Motion for approval of was made by Commissioner Braselton and seconded by Commissioner Tamez. Motion passed unanimously with Commissioner Skrobarczyk being absent. d. Case No. 0307-04 Oak Properties: A change of zoning from a"F-R" Farm-Rural District to a "R-1B"One-Family Dwelling District and a"R-2"Multiple Dwelling District 25.033 acres out of Lots 23,24 and 25, Section 26,Flour Bluff and Encinal Farm and Garden Tracts, located on the north side of Slough Road and west of Cayo Del Oso. Planning Commission Minute i r/ February 21,2007 Page 13 Dan Mc Ginn presented the above case for development of 30 single-family lots, a park and one multi-family lot. The subject property and majority of the surrounding area is vacant land with Ditch 31 to the south and Cayo del Oso to the east. The future land use map supports low density residential for the subject property. There were five notices mailed out with one received in favor and zero received in opposition. Staff recommends approval. Public hearing was opened. Chip Urban,2725 Swantner Road,Corpus Christi,Texas stated that when the preliminary plat was begun,part of the plan was for a small park to be developed. Oso Parkway will also run through the subdivision. We met with the Park Department and they approved the park layout within the subdivision. In answer to Commissioner Pusley, Mr. Urban stated that this will be single family lots with Slough Road being improved. In answer to Commissioner Huerta,Mr. Urban stated that the Oso Parkway Road will not have commercial development on the water side. There will be lots improved on both sides of the road and a triangle strip along the south edge which will be park area. Public hearing was closed. Motion for approval of was made by Vice-Chairman Garza and seconded by Commissioner Martinez. Motion passed unanimously with Commissioner Braselton abstaining and Commissioner Skrobarczyk being absent. e. Case No.0307-05 Clearwire US LLC: A change of zoning from a"R-1B"One-Family Dwelling District to a`B-1"Neighborhood Business District 0.619 acres out of Tract 10, Fallins Riverside Subdivision, located on the west side of Callicoatte Road,and 400 feet south of Leopard Street Dan McGinn presented the above case bringing an existing telecommunication tower into compliance with the Ordinance. The current ordinance does not allow a cell tower over 85 feet in any residential district which was adopted in April of 1999. The tower was permitted as a public utility before the adoption of the ordinance in 1999. The surrounding land uses consist of commercial and low density residential and the request is consistent with the Future Land use Map. In addition to approval of this zoning, approval must be met by the Zoning Board of Adjustment for a Special Use Exception. Staff recommends approval. Public hearing was opened. No one was present in favor or opposition. Public hearing was closed. AttachmentW3 Planning Commission Meg Minutes MINUTES ?CC3 REGULAR PLANNING COMMISSION MEETING Council Chambers-City Hall Wednesday—March 7,2007 5:30 P.M. COMMISSIONERS PRESENT: STAFF: R.Bryan Stone, Chairman Debbie A. Marroquin,P.E. Interim Director of Rudy Garza,Vice Chairman Development Services Fred Braselton Faryce Goode-Macon, Interim Assistant Atilano J. Buena Director of Development Services/Planning Even J. Kelly Juan Perales,Jr.,PE, Interim Assistant Director Johnny R. Martinez of Development Services/Special Services Michael Pusley *Arrived at 5:46 p.m. Miguel S. Saldana,AICP, Senior City Planner John C. Tamez Dan McGinn, City Planner Mic Raasch,City Planner COMMISSIONERS ABSENT: Gary Smith,Assistant City Attorney James Skrobarczyk Gail Perry,Recording Secretary I. CALL TO ORDER—5:30 p.m. A quorum was declared and the meeting was called to order at 5:30 p.m. IL APPROVAL OF MINUTES February 21,2007 Motion for approval of minutes was made by Vice-Chairman Garza and seconded by Commissioner Tamez. Motion passed unanimously with Commissioners Skrobarczyk and Pusley being absent. III. PLATS IV. NEW ZONING a. Case No. 0307-01 Johnson and Pace Incorporated: A change of zoning from a`R-IB"One- Family Dwelling District to a`B-4"GeneralBusiness District District 33.6 acres out of Lots 17, 18, 19 and 20, Section II,Flour Bluff and Encinal Farm and Garden Tracts,located on the southeast intersection of South Staples Street and Timbergate Drive. Dan McGinn presented the above request involving approximately twenty-four(24)acres for a Wal-Mart Super Center and nine(9)acres for commercial retail development. The proposed Wal-Mart Super Center will consist of a grocery center, general retail center,garden center,and an automotive center to be open 24 hours a day/seven days a week. The subject property is vacant with low density residential,a church and mini storage facility to the west,vacant uses to the east,and to the south vacant uses consisting of a'B-1"Neighborhood Business District,and SCANNED Excerpt of PlanningCommisdinutes v March 7,2007 Page 2 an"A-1"Apartment House District. On the northwest corner of Staples Street and Timbergate,a Gold's gym is being developed. Access to the subject property will feature two full-access driveways on South Staples Street and three full-access driveways on Timbergate Drive with Timbergate Drive pending improvement by the applicant once platted. The applicant is proposing a solid screen sound barrier for the rear property line adjacent to the residential zoned property. Staff recommends approval of this request for a"B-4"General Business District. Public hearing was opened. Erica Kizzy, 6917 Boardwalk, Corpus Christi,Texas questioned the notification area for notices. She stated she did not receive a notice and lives in Boardwalk Subdivision. Carla Frank,6661 Bent Trail Drive, Corpus Christi,Texas stated that she lives behind the HEB plus and is opposing this zoning request. Mrs. Frank stated there will be too much traffic in this area with the HEB Plus already causing a nightmare of traffic problems. Mrs. Frank stated their residence had been built twenty years ago never anticipating that a Wal-Mart would be built near a residential area. No matter how much road work is done, it will not alleviate the problem of too much traffic in this area with the hospital, strip mall and HEB Plus. This is unfair to the residents as the houses cannot be moved,traffic is unwanted and property values will be lowered. Wal-Mart can build in another area such as further south on Staples Street so people are not forced to be their neighbors. Please consider what this will do to this area. This is your chance to do what is right. Tim Humphries, 5909 Bishops Mill Drive, Corpus Christi, Texas stated his property backs up to Cathy Street. The biggest concern is the location to the elementary and middle school. Now there will be a large business operation open 24 hours a day where there will be people hanging out near Webb Elementary. No one wants an airport looking parking lot and lighting system showing up in their backyards. The best solution for this property would be to build residential or a library in the south side of town. I was shocked to see where the location of the current library is in Parkdale. There is better use of this land. There are some other locations to look at for Wal-Mart. Traffic on Saratoga Boulevard and Staples Street is difficult to get around as it is. I am asking you to turn down this request. Michael Perez, 6001 Oriental Avenue, Corpus Christi, Texas stated his residence is located in the Boardwalk Subdivision. The notification area has been poorly run and I did not know anything about it until last Sunday when a neighbor informed me of it. All of the neighbors I spoke to were not aware of the rezoning request. Everyone agreed that this is not the location for this project and our property values will be lowered. When I purchased my home last March, I wanted a home in a high scale single family subdivision. With mixed use, it just brings property values down. This area needs to remain residential. There are already traffic problems on Staples Street and citizens are using alternate streets to obtain access into our subdivision. There have also been rumors regarding a Super Target further down Staples Street along Yorktown Boulevard. Timbergate Drive is not a major roadway and the HEB Plus is a few blocks away. Many of my neighbors could not attend but wanted to share their concerns about having Wal- Mart built in this area. Please do not approve this zoning change. James Fritts, 6001 Baltic Court, Corpus Christi, Texas stated we relocated from California, and chose this area to build a home last August. I have two grandchildren who live with me and chose the school district prior to moving here. The neighbors spoke to us and a petition has been signed from at least fifty people who are against it. Excerpt of Planning Commisse/linutes v March 7,2007 Page 3 Kent Schwartz, 6937 Boardwalk,Corpus Christi,Texas asked the Commission how they would consider a traffic plan for the back portion of this project. During school times,the back up of traffic in my neighborhood is several cars deep. The existing roads will not handle the increased traffic from Wal-Mart and the infrastructure is not sufficient to support 50,000 cars per month. Faryce Goode-Macon stated that a current traffic count has been obtained for Staples Street and the developer will present some additional data in the presentation. The minimum standard for an arterial is 25,000 trips per day per TXDot information and the current count is at 21,000 trips per day along this section of South Staples Street. Sean Robertson, 7005 Spanish Wood Drive (behind Webb Elementary), Corpus Christi, Texas stated this is not organized development. A better idea would be to choose property down Rodd Field Road near Saratoga Boulevard for this development where there is not residential development. Along Staples Street, the zoning is very shallow and the businesses do not go very deep. This project will be going twice as deep. Scott Widick, 13541 Besetta Court, Corpus Christi, Texas stated that Wal-Mart has a record of violations ranging from sexual discrimination, substandard wages, pricing out smaller businesses,destroying the environment, vacating locations to enabling Wal-Mart to lease or sell the property,opposing competitors and unions, with 60%of their products being imported. Josie Alvarez, 6022 Baltic Court, Corpus Christi, Texas encouraged serious consideration regarding this request, to look at the congestion on the south side of the city and do a research on the zoning. This area has been set at residential zoning and let us keep it that way. I did a lot of research prior to purchasing my home. We need an area that is quiet and the neighborhood does not want businesses in this area. Tim Dowling, 8017 Villefranche, Corpus Christi, Texas stated his opposition for this case. I vote for the bond elections but I am questioning whether this store is right for this location. The answer is no. This is one of the most intensive use areas in which to place this store and there is already a HEE Plus in the area. It's difficult to travel to the 1-IEB now because of increased traffic. If a typical traffic study was done, I would estimate there would be a 200-250% increase. I avoid this area because of the increased traffic and do not see the need to make a decision that is going to lower the property values. There is no reason to put this store in this location and with a 24 hour store there are going to be parking lot lights. I request that you exercise your moral fortitude to make this decision of no. This decision is not hard. There is no positive development in this area. Erin Lamkin, 7005 Saar Court, Corpus Christi, Texas stated opposition for the case and questioned why does Wal-Mart need three Wal-Marts in this city. This area needs a high school on the southside. Jack Cooper,510 S. Staples Street, Corpus Christi,Texas stated opposition to the case. Mr. Cooper stated that the Planning Commission goes through years of master planning to control the development of the City. We are here for a zoning change. This area is zoned residential because the City planners planned it as a residential area. Our City has a habit of bending over to corporations. If you look at the land use along Staples Street, there is zoning that has gone commercial. Along Saratoga Boulevard, there is commercial. We do not need another zoning change so WalMart can bring in another store and bring blight and crime. WalMart has paid more fines than any corporation for pollution, sexual harassment, low wages, etc. Wal-Mart has more Excerpt of Planning Commishielinutes March 7,2007 Page 4 employees receiving Medi-caid and state health care than any other corporation in this country. We do not need another Wal-Mart. The smaller businesses will not be able to exist. Please keep this area residential. Stan Myers, 7006 Saar Court,Corpus Christi,Texas stated that my neighbors and I very much object to this request. At every Wal-Mart,there are homeless people in the area and we do not need the trash that accumulates around the Wal-Mart facilities. Ruben Lomas, 6030 Timbergate Drive, Corpus Christi, Texas stated opposition to the request. 1 have children who play on Timbergate Drive which will not be possible if this Wal-Mart is built due to increased traffic. The project should be moved to another location so as not to endanger the neighbors. Aristeo Valdemar,6029 Timbergate,Corpus Christi,Texas stated opposition to the Wal-Mart request. We have children that play on Timbergate Drive and the Wal-Mart will increase traffic. It took a couple of years finding our dream house and choosing to live in the Boardwalk Subdivision. My wife and I are opposed to this request. Jenifer Demchak, 7018 Tocken Court (Barclay Grove Subdivision), Corpus Christi, Texas stated my husband and I moved here last July. My husband is in the military and will probably be in this location for only three years. We believe this project will really hurt the resale value of our home and our twelve year old likes to go on bike rides which could not occur that if the Wal-Mart is developed. Thomas Lane, 7014 Saar Court, Corpus Christi, Texas stated that a good portion of the neighbors are going to put their homes up for sale if this rezoning goes through which will put a negative effect on the housing market. This will change the characteristics of a good wholesome neighborhood. Steve Bowling, 5745 Corsica Road., Corpus Christi, Texas stated concern for the increase in traffic. Mr. Bowling stated that one half of the neighborhood will back up to the lights. Jeff Hamilton, Engineer for Walmart, 1201 NW Rte. 281, Corpus Christi, Texas stated the seller of the property owns fifty-seven acres and Johnson and Pace are looking at purchasing thirty- four acres for this project. In November, we discussed with the City what would be required to develop this project and were informed that a rezoning would need to take place along with platting. The entire fifty-seven acres is about 2,100 square feet deep and Wal-Mart is planning to rezone 1,250 feet of it starting at Staples Street and going east. This will leave 900 feet of buffer area between the property and the Boardwalk neighborhood and Webb school. There is a nineteen acre tract to the south that will also be a buffer. The surrounding front properties will probably be restaurants. There will be traffic, drainage, landscaping and lighting issues that will need to be discussed and addressed. All the problems with developing the property will have to go through a check and balance system and will have to get TXDOT and City approval such as drainage and all the concerns that come with the property. Also being proposed for this development will be a solid screen sound barrier along the rear. A traffic engineer has been employed to perform a traffic study to provide a traffic impact analysis as advised by the City. An estimate will be generated of the total number of cars that will visit this site. The number that will be included in our report is 13,641 cars per day which is spread out over a 24 hour time period. There will be a peak time in the morning and evening. In the evening the maximum should generate six hundred cars spread out between Staples Street and Timbergate Drive. What we are proposing to do regarding improvement to the streets is to construct right turn lanes off of Staples Street into the site. On • Excerpt of Planning CommisNiedinutes March 7,2007 Page 5 Timbergate Drive, we propose two lanes of traffic with one dedicated turn lane and a dedicated right turn lane off of Timbergate Drive and into the site. In addition, the existing signal at Timbergate Drive will be evaluated. The rain water will be calculated to determine the amount of run off to detain the water in a pond. Landscaping for this project will include landscaping on isles and at all the entrances. Robert Gignac will be the landscape architect on the project. Regarding lighting, there will not be nuisance lighting. There will be shielding lighting which goes straight down toward the commercial building. Commissioner Huerta stated the frontyard is Staples Street and the landscaping requirement is 20%. Timbergate Drive is the side yard. The current WalMart facilities have storage containers in the back section of the developments between Thanksgiving and New Years which is not very becoming. The Wal-mart on SPID has at least fifty containers at their location during this time. Regarding transportation, traffic counts will not address the heavy trucking distribution of the products coming into the store and how that affects the road wear and congestion. Vehicles and trucks need to be addressed on how it will impact the roads. Regarding location, this is a site that fits the development. The big challenge is bringing this tremendous amount of business into this area. Commissioner Pusley stated a giant building is different than smaller buildings. The general commercial business in the area is not open 24 hours a day as Wal-Mart is. The Super Stores do not depend on local area businesses so I do not believe the traffic counts add up. Sally Aiello, Wal-Mart Public Affairs Manager, Austin, Texas stated that Wal-Mart would like the opportunity to serve the customers in this community and believe this location would support a Wal-Mart Superstore. Wal-Mart is a market leader engineering new ways to reduce waste, use of alternative energy such as wind power and taking care of storm water to protect the environment. Wal-Mart partners on a nationwide basis to publicize the fluorescent light bulb. Regarding health care and wage statistics,the average wage is $10.31 which does not include 40IK matches and stock incentive plans. In Texas,there will be an increase of 400 new jobs. Wal-Mart gives $30,000 a year to local schools and charities. Ralph Cobb, 5906 Vandimar, Corpus Christi, Texas stated groceries have been discussed and Wal-Mart is the only one that can compete with the groceries and the prices of HEB. I recommend strongly developing Wal-Mart in the area and having some competition for the HEB Plus. Jeff Vinson, 7013 Trantella Court,Corpus Christi,Texas stated there is enough traffic on Corsica Drive as a thoroughfare going to Brockhampton Drive and during those peak hours with the increased traffic the children are coming and going from school. Christopher Joyce, 7001 Trantella Court, Corpus Christi, Texas stated his biggest concern is the traffic as well. There is a lot of traffic that will be generated from the Gold's Gym and from the apartment complex built on Lipes Boulevard. There is also an apartment building that was built near Montana Mike's. When I go to work, I have to use Rodd Field Road because of the traffic on Staples Street, not to mention the noise. There is no benefit to changing this to a commercial property. Faye Cobb, 5906 Vandimar, Corpus Christi, Texas stated that the main thing is that we all have to buy groceries and it should be a pleasant experience. At the HEB Plus, I have great difficulty even finding a place to park. If HEB Plus is the only one in Corpus Christi, they need to build more HEB's or have some competition and I think Wal-Mart would be great. Excerpt of Planning Commis1inutes V March 7,2007 Page 6 Nelda Obay, 6921 Boardwalk,Corpus Christi,Texas stated that my backyard will face the Wal-Mart traffic and the building itself. I am a single parent and saved for this house for twenty-five years. My concern is the noise level for this area. I question whether they have considered some other location. My back yard neighbors are cows and it is nice and quiet. Cimarron Boulevard is my way out and you can hardly get out of that street. I do not know what the traffic is going to do. With Wal-Mart there, I do not know what it will do to our area and there is a lot of road rage and that is one kind of problem that needs to be taken into consideration. There are other properties to look at down Saratoga Boulevard for this project. Mary Sonja Taylor, 5906 Tapestry Drive, Corpus Christi, Texas stated that I am a single parent and want the best for our children. I am an educator and moved everything to be centrally located and as a woman like to shop. I do not mind having Wal-Mart as competition. It's just the wrong place for it. Dee Myers, 7006 Saar Court, Corpus Christi, Texas stated that her backyard would be up against the Wal-Mart building and am opposing this request. I question whether they looked at other locations and, if so,what were those locations? When they chose a location, what did they look for? Was it because of the residential area? I am very concerned about the traffic issue. Tim Humphries, 5909 Bishops Mill Drive, Corpus Christi, Texas stated regarding the 400 jobs, they will be minimized when the Wal-Mart on Everhart closes down. Regarding traffic, there will be shoppers coming from other locations such as Flour Bluff and the Island. There will be a loss in real estate. Scott Widick, 13541 Besetta Court, Corpus Christi, Texas stated even though the lighting is pointed down,that does not guarantee that it will not be seen. Name not given, questioned what the average checker or stocker made and how many hours does the average Wal-Mart worker work. Are they all eligible for health care? I do not believe a traffic study has been done and that would have been important to be done prior to getting to this point. A study needs to be done in this area. I am not opposed to Wal-Mart just at this location. Regarding the traffic, if you take the 13,000 cars that were quoted, that equates to 541 cars per hour. It is not realistic to think that many cars will be generated between 11:00 a.m. to 6:00 p.m., so if you take away those hours the numbers change to 764 per hour. The numbers are just not realistic. Lastly, I do not know why they just will not expand the store at Everhart Road and SPID. Tim Dowling, 8017 Villefranche, Corpus Christi, Texas stated the gyms are famous for generating large amounts of traffic. Regarding the landscaping addressed by the applicant, this does not address the concerns that have been addressed here this evening. This project is way too big for this area. Please deny this"B-4"request. Name not given, I am not opposed to the Wal-Mart Store as they bring jobs to our community. I prefer that it is done from another location however so as not to lower our property values, create safety issues for kids, etc. None of what the applicant is suggesting will prevent the increase of traffic flow. They cannot prevent the noise or the lighting issues they will create. Please think about your own family and values when the decision is made. Jim Fritz, 6001 Baltic Court, Corpus Christi, Texas stated that they have presented numerous problems that would need to be overcome to build this project. The small businesses have attracted Excerpt of Planning CommisSaalatlinutes ged February 21,2007 Page 7 local traffic which is already there. The Wal-Mart will bring other traffic. Regarding the sound wall, sound walls just put the sound somewhere else. Jack Cooper,510 S. Staples Street,Corpus Christi,Texas stated if you are making $10.00/hour,the employee would not have enough money to put in a 401K plan nor afford the health care plan. The issue is will the problems that this development will create be worth the zoning change that you have to implement. I say no and the zoning should stay the same. Jeff Hamilton, Engineer for Walmart, 1201 NW Rte. 281, Corpus Christi, Texas stated when we met with City staff in November, City Staff was supportive of the case. A traffic study has been completed as recommended by City staff, but the report is not prepared at this time. This is not about developing Wal-Mart. It is about whether it is appropriate to put commercial property this far back in this location. Pat Conlan, 7210 Crapemyrtle, Corpus Christi, Texas stated no matter what they can do to overcome any traffic,they cannot prevent my property values from being lowered. Public hearing was closed. Commissioner Braselton stated in response to comments heard from the neighbors, no one is going to be abutting the WalMart property that are living in existing housing now at this location.. I think the big question is how deep a"8-4" General Business zoning can go on Staples Street. It is just a matter of fact that this property will become commercial on Staples Street. The staff has a method of phasing the properties out of a holding patter zoning so we get the maximum protection for the single family homes. I am concerned primarily how deep is too deep on Staples Street. I live down the street from this area and live right across the street from a "B-4"General Business District development and I understand your concern. In the interest of the growth of the southside community,this is probably going to be something that will happen down the road. Commissioner Martinez stated that he lives in Kings Crossing along Staples Street and the traffic is getting worse and worse. However,the request before us is this property adequate for a"B- 4" General Business District not whether Wal-Mart is going to be developed there. In view of that, I will be voting for this rezoning. Vice-Chairman Garza stated that he understands the neighbors concerns. The biggest positive factor I saw was that it would bring competition to HEB. I am an advocate of free trade. I do feel strongly about competition and I think competition between retail entities benefits the public. For that particular reason, I think this would be a good idea. I do question how deep makes good sense off of Staples Street. This area will develop into commercial. The zoning process initially places property into farm rural and coverts property to residential. As arterials start to develop,those properties along the arterial eventually get converted from residential to commercial. That is just the process of planning across the country. Staff works very hard to balance the concerns of the citizens and the need for community to have economic development. As needs grow, those areas see more and more traffic. The focus is what is for the greater good of the overall neighborhood growth taking the concerns of the local population into account. Often times, the development of their particular area turns out to be pretty good for the area and does not do everything to the community that they thought it would. Commissioner Pusley stated it is a fair comment that this strip of land along Staples Street will develop as commercial and it definitely will not be a residential home. The best hope for the neighbors would be a multi zoning project in the area. I am much more concerned with the depth of Excerpt of Planning Commisiks inures February 21,2007 Page 8 the project than the zoning of the "B-4" General Business District as that is the direction that area is going. Commissioner Huerta stated if residential development was not in the area, in all probability Wal-Mart would not choose this location. This is a business decision. In part,the competition would be a good thing for the area. The big question is the location and that is the difficult part. If the end of Weber Road had been picked which is a primarily dead end street there probably would not have been this much opposition. Commissioner Kelly stated agreement of many of the comments heard this evening and appreciated the citizen outpour of interest regarding this request. However, it is unrealistic to believe this parcel of land is going to remain undeveloped. Something commercial will more than likely be developed there. Chairman Stone agreed to the potential increased traffic problem but believed this property will be a commercial zoned property. Motion for approval of the `B-0" General Business District was made by Commissioner Martinez and seconded by Commissioner Braselton. Motion passed with a 5-3 vote with Commissioners Huerta, Pusley and Kelly voting no and Commissioner Skrobarczyk being absent. Planning Commission Minuted February 21,2007 Page 14 Motion for approval of was made by Commissioner Pusley and seconded by Vice-Chairman Garza. Motion passed unanimously with Commissioner Skrobarczyk being absent. VIII. DIRECTOR'S REPORT A. EXCUSED ABSENCES B. OTHER MATTERS IX. ADJOURNMENT Motion was made by Commissioner Braselton and seconded by Commissioner Tamez to adjourn the meeting at 8:36 p.m. Motion passed unanimously with Commissioner Skrobarczyk being absent. Faryce Goode-Macon Gail Perry Interim Assistant Director of Recording Secretary Development Services/Planning H-.\PLN-DIR\SHARED\WORD\Planning Commission'Minutes\2007\03.07.07.doc