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HomeMy WebLinkAboutMinutes Planning Commission - 05/04/2005 (0141Sze. ry �s o to 1/04 1 aria L-3 Ei MINUTES a [yC/1)-�7t:<; VEf) REGULAR PLANNING COMMISSION MEETING In G fql iyS Council Chambers-City Hall - Wednesday—May 4,2005 oP ,, t 1^ 5:30 P.M. �` COMMISSIONERS PRESENT: STAFF PRESENT: David Berlanga,Chairman Michael N.Gunning,AICP,Assistant Director Bryan Stone,Vice Chairman of Development Services Rudy Garza Mary Frances Teniente,PE,Assistant Director Fred Braselton of Development Services, Shirley Mims Priscilla San Miguel,Recording Secretary Eloy H. Salazar Faryce Goode-Macon, Senior City Planner Robert Zamora left at 6:15 p.m. Miguel Saldana,City Planner COMMISSIONERS ABSENT: Richard Smith Michael Pusley Si usted quiere dirigirse ala comision y su ingles es limitado,habra un interprete de espanol a ingles en la junta para ayudarle. CALL TO ORDER A quorum was declared and the meeting was called to order at 5:35 p.m. APPROVAL OF MINUTES Motion by Commissioner Mims, seconded by Vice Chairman Stone to approve the April 20, 2005 minutes. The motions passed unanimously with Smith and Pusley absent. PRESENTATION OF STATE HIGHWAY 358(S.P-LD)—SAFETY IMPROVEMENT AND CONGESTION MANAGEMENT PROJECT Craig Clark, District Engineer for TXDOT Corpus Christi and Mr. Eddie Sanchez, Vice President of Transportation for Turner, Collie and Braden (TCB) acting as Lead Consultant for the project. Mr. Clark provided graphics of the subject highway, the surrounding area and also made a brief presentation regarding plans for upcoming meetings. The report and tape recording are on file. He indicated that an effort is currently being made to contact public and business property owners' for input on the possible improvement of South Padre Island Drive. In the presentation, Mr. Clark referred to the background of the project indicating that in the 1980's ramp reversals were proposed, operational improvement have been made over the years, traffic and congestion continues to increase and that the major transportation corridor and key economic center have been recognized. The project's goals are to improve safety, operations and address traffic congestion. Mr. Clark and Mr. Sanchez both spoke on the following issues: • Crosstown Project • South Padre Island Drive Conditions Today SCANNED • Accident Study on South Padre Island Drive from 1999-2001 • Improvements Approach • South Padre Island Drive—Post Crosstown V 411110 Minutes-Planning Commission Meeting May 4,2005 Page 2 • Ramp Change Concept • Auxiliary Lane—Ramp • Project Conceptual Plan Kostoryz to West of Everhart • Possible Parking,Signage and Landscape Effects • Analysis,Available Funding and Schedule Mr.Clark concluded the presentation be stating that they are committed to improving current conditions on this corridor. The project planned from West of Kostoryz to Staples area will maximize safety,iiup,oved mobility and address congestion,some problems and conditions. Mr. Clark also indicated that the ultimate project will not reduce traffic volumes and will not solve all traffic problems on South Padre Island Drive. There is 5.5 million committed in 2006 to begin the first phase of the project. The MPO programmed this money with Metropolitan Mobility Funds and the Ramp Project on South Padre Island Drive. The MPO Transportation Improvement Plan has identified this as a Category 2 Project which means that it will be a source for additional funding as available to bring in the other phases of the project. Due to funding and its availability,a phased approach will be used for this project. The 5.5 million will be used for a section on the north side due to the least amount of right-of-way impact in the 2006-2007 time frame. The next phase could begin in 2008-2009 dependent upon the cost,fund availability and options selected on Staples Street and Airline Road and possibly take the section east to Nile Road. In response to Chairman Berlanga's question,Mr. Clark stated that because TXDOT had previously approached City Council,opposition was to be expected and it would continue to move forward. The reasons for the project are valid and committed. Chairman Berlanga stated that the City is moving forward. He would like TXDOT to see long range plans with this project to improve the city. In response to Commissioner Mims questions,Mr.Clark stated that TXDOT is looking at the responsibility of the signal lights. As the corridor carries more traffic,TXDOT will be more involved with the signalization along the corridor and attempt to add the intelligence the system can bring to get efficiencies out of the intersections. Close coordination will be needed to work with the City and the traffic personnel to better sequence the flow of traffic on the arterials to and across the frontage roads and get the gaps where needed. There is lots of work involved in that area. Chairman Berlanga stated that the City has a large congestion problem and would like to see it remedied. Corpus Christi has been short changed at the expense of the rest of the state. In response to Commissioner Braselton's question of the maximum amount of right-of-way on the south side, Mr.Clark indicated that the worst case would be about 15 feet. He also stated that the main concern of business owner's in opposition would be construction time with problems and longer term after construction. Mr. Clark indicated that the corridor has reached a level of traffic where people make the decision to shop by the condition of traffic in that area. The affect on business will be more than how much traffic is driving by but the route of how to reach a particular business. PLATS 1. Continued Plats 411011 Minutes-Planning Commission Meeting May 4,2005 Page 3 Miguel Saldana read plats"a thru d"(shown below)into the record and stated the applicants' representatives were requesting a continuance of two weeks. Staff recommended a continuance of two weeks. a. 0205012-P05 Brighton Park Baptist Church,Lot 1 (Final—6.67 Acres) Located south of Brooke Road and east of Airline Road. b. 0205028-NP16 Boat Hole Marina,Block 1,Lot 1 (Final—6.664 Acres) Located between Skipper Lane and Jester Street west of the Laguna Madre. c. 0405054-P26 Flour Bluff Center,Block 2,Lots 24A& 25A (Final Replat—0320 Acre) Located north of O'Neill Street west of Stone Street,both south of South Padre Island Drive(SH 358). d. 0405056-P28 South Fork Unit 4 (Final—12.48 Acres) Located north of Brooke Road east of Rodd Field Road. A public hearing was opened. No one appeared to be in favor or in opposition. The public hearing was closed. Motion by Commissioner Mims, seconded by Commissioner Braselton to recommend a continuance to the May 18th hearing. The motion passed unanimously with Pusley and Smith being absent. Miguel Saldana read plat"e"into the record and stated Staff recommended approval. e. 0405058-NP30 Cedar Grove Subdivision,Block 3,Lot 5 (Final-333 Acres) Located north of Holly Road west of Greenwood Drive. A public hearing was opened. No one appeared to be in favor or in opposition. The public hearing was closed. Motion by Commissioner Braselton, seconded by Commissioner Garza to recommend approval. The motion passed unanimously with Pusley and Smith being absent. 2. New Plats Miguel Saldana read plat"a"into the record and stated the applicants'representatives were requesting a continuance until June 15,2005. Staff recommended a continuance until June 15,2005. a. 0505063-P29 Manhattan Estates Unit 1 (Final-26.121 Acre) Located west of Airline Road,between Brooke and Slough Roads. A public hearing was opened. No one appeared to be in favor or in opposition. The public hearing was closed. Motion by Commissioner Mims, seconded by Commissioner Garza to recommend a continuance to the June 15th hearing. The motion passed unanimously with Pusley and Smith being absent. Miguel Saldana read plat"b,d,f"(shown below)into the record and stated Staff recommended approval. Ali Minutes-Planning Commission Meeting May 4,2005 Page 4 b. 0505064-P30 Needmore Ranch-Mustang Island,Lots 1 & 2 (Final-13.485 Acres) Located between State Highway 361 and Corpus Christi Bay, approximately 7 miles north of South Padre Island Drive(Park Road 22). d. 0505066-NP35 Bent Tree Unit 2,Block 6,Lots 9A& 10A (Final Replat—7.842 Acres) Located west of Airline Road,north of Saratoga Boulevard. f. 0505068-NP37 Padre Island No.1,Block 2,Lots 5B&6B (Final Replat—0.898 Acre) Located between South Padre Island Drive(PR 22)and Ambrosia Street,north of Commodores Drive. A public hearing was opened for the above referenced plats. No one appeared to be in favor or in opposition. The public hearing was closed. Motion by Vice Chairman Stone, seconded by Commissioner Salazar to approve. The motion passed unanimously with Pusley and Smith being absent. Miguel Saldana read plats "c, e" (shown below) into the record and stated the applicants' representatives were requesting a continuance of two weeks. Staff recommended a continuance of two weeks. c. 0505065-P31 Oak Terrace Unit 2,Block 4,Lot 11 (Final Replat—2.07 Acre) Located north of Graham Road,between Flour Bluff Drive and Waldron Road. e. 0505067-NP36 Kitty Hawk Subdivision (Preliminary—350 Acres) Located south of FM2444,east of County Road 41A. A public hearing was opened for the above referenced plats. No one appeared to be in favor or in opposition. The public hearing was closed. Motion by Commissioner Braselton, seconded by Commissioner Garza to recommend a continuance to the May 181h hearing. The motion passed unanimously with Pusley and Smith being absent. 3. Time Extensions Miguel Saldana read plats "a, b" (shown below) into the record and stated that the applicants' representatives have requested time extensions of six months. Staff recommended time extensions of six months. a. 040437-NP13 Cullen Place,Blocks B2A &B2B(Final—4.33 Acres) Located east of Airline Road between Alameda Street and Belmeade Drive. b. 0804153-P83 Padre Island—Corpus Christi Section No.4,Block 191.Lot IA(Final—0.221 Located south of Cruiser Street west of South Padre Island Drive(Park Road 22). ' v J Minutes-Planning Commission Meeting May 4,2005 Page 5 A public hearing was opened for the above referenced plats. No one appeared to be in favor or in opposition. The public hearing was closed. Motion by Commissioner Mims, seconded by Vice Chairman Stone to approve a time extension of six months. The motion passed unanimously with Pusley and Smith being absent. ZONING 1. New Zoning a. Case No.0505-01 Staples Development,LLC: "F-R"Farm-Rural District to a"R-1B"One-family Dwelling District,resulting in a land use change from agriculture use to a low-density residential use. Being 117.04 acres out of Flour Bluff and Encinal Farm and Garden Tracts, Section 20,a portion of Lots 19-22 and all of Lots 27-30,and Section 21,a portion of Lots 6 and 7,located along Airline Road,400 feet south of County Road 26-A(Brooks Road)and west of Airline Road and Rodd Field Road. Request: Change of zoning from "F-R" Farm-Rural District to "R-IB" One-Family Dwelling District Excerpts from Zoning Report Legal Description/Location: Being 117.04 acres out of Flour Bluff and Encina[Farm and Garden Tracts, Section 20, a portion of Lots 19-22 and all of Lots 27-30, located along Airline Road, 400 feet south of County Road26-A (Brooks Road) and west of Airline Road and Rodd Field Road intersection. Purpose of Request: Development of a single-family subdivision with approximately 849 units. Area Development Plan: Southside— The future land use map recommends single-family development. Department Comments:Property northeast of the subject property is part of the overall development and was recommended for a change of zoning to "A-2"Apartment House District and "B-1"Neighborhood Business District by the Planning Commission on April 20, 2005. Staff Recommendation: Approval Mrs. Goode-Macon provided graphics of the subject property and the surrounding area. The zoning report and tape recording are on file. Mrs. Goode-Macon stated that the subject site is located west of Airline Road and is approximately 117 acres. Planning Commission reviewed a change of zoning, two weeks ago, that is located northeast of the subject property for Tracts 1 and 2 to allow for a commercial strip adjacent to the low-density dwellings for that area. The subject property is estimated to accommodate 849 units. The land requires platting. A specific site plan was not submitted. The future land use map recommends single-family development. Staff is recommending approval of the "R-1B" One-Family Dwelling District which is consistent with the South Side Area Development plan. Twenty notices were mailed and none returned in favor or in opposition. The public hearing was opened. ' V Minutes-Planning Commission Meeting May 4,2005 Page 6 The public hearing was closed. A motion was made by Commissioner Braselton and seconded by Commissioner Salazar to approve the "R-IB" One-Family Dwelling District. The motion passed unanimously with Pusley and Smith being absent. b. Case No.0505-02 Sterling M.Love: "R-1B"One-family Dwelling District to a"B-I"Neighborhood Business District,resulting in a land use change from low-density residential use to neighborhood business use. Sterling Corners,Block 1,Lot 4,located along South Staples Street and 500 feet north of South Staples Street and Lipes Boulevard intersection. Request: Change of zoning from"R-1B"One-Family Dwelling District to"B-1"Neighborhood Business District Excerpts from Zoning Report Legal Description/Location: Sterling Corners, Block I, Lot 4, located along South Staples Street and 500 feet north of South Staples Street and Lipes Boulevard intersection. Purpose of Request: Development of office, retail and restaurant uses. Area Development Plan: Southside— The future land use map is not supportive of the requested "B-I"Neighborhood Business District for the entire subject property. Low-density residential is recommended for the northern third of the subject site. Department Comments: With the rezoning of the property to the west as a "R-2"District and to the east as a "B-I"District, consideration for a neighborhood business district could be supported for a portion of the subject property along the south with the remaining portion to the north retaining the existing low-density residential classification as outlined by the Plan. Staff Recommendation: Denial of the "B-I"Neighborhood Business District for the entire subject property, and in lieu thereof retain the "R-IB"One-Family Dwelling District on Tract I and approve the "B-I"Neighborhood Business District on Tract 2. Mrs.Goode-Macon provided graphics of the subject property and the surrounding area. The zoning report and tape are on file. Mrs.Goode-Macon stated that the Planning Commission previously reviewed the strip along South Staples Street between Lipes and Timbergate extension to the north several months ago fpr a small lot zoning change. The owner is requesting a change of zoning on 4.5 acres along this corridor to extend the existing"B-1"to the south for the entire length of the subject property. Planning Commission reviewed a zoning change across South Staples street from the subject property which was changed to a "B-1"District along Corsica Road. The future land use map recommends low-density residential for the subject property,with a"B-1"District extending no further than where the physician office is at this time. Staff is recommending the subject property be retained as an"R-IB"for Tract I,which would be an extension of an"R-1B"District to the west. Staff views it as a concession for the fact that Cross Ridge Drive located further to the west could be extended along the rear property that is undeveloped. Staff also recommended that Tract 2 be changed to a"B-1"District which would be aligned with the property to the east,which is Corsica Drive. The applicant plans to have four lots which is being recommended as a"B- 1"District for Tract 2 to accommodate the office and dental use requested. Tract 1 does not accommodate what the prospective buyer is needing for a restaurant and retail office use. Staff's recommendation for Tract 1 does not meet with the applicant's future developments plan. Staff ' � V Minutes-Planning Commission Meeting May 4,2005 Page 7 recommends retaining Tract 1 as"R-1B"District with Tract 2 being"B-1"District. There were 17 notices mailed with one in favor and none in opposition. Mr. Gunning stated that there is concern of the communication of how development is occurring along the arterial sections that are predominantly underdeveloped,mostly South Staples,Cimmaron, Airline and Rodd Field Roads. Mr.Gunning also stated that he was not opposed to retail development, just how it is configured and put in its place. Under current City Ordinances,the only way to develop a mixed use design is to require a site plan in order to determine that all physical parts mix together and the access points are well controlled and under a planned development. In the future,under the Unified Development Code, Staff hopes to obtain a Site Plan Review Process. Due to the history of the subject property,it has been under review for a few years because of the drainage issues. Staff feels that the property north of the subject property can be developed as residential or multi-family. In response to Chairman Berlanga's question,Mr.Gunning indicated that the by Platting for Cross Ridge Drive is shown as a dead end street and the ordinance also states that when the property adjacent is developed,it is to extend the street and connect to another street. There are no plans that state the street needs to be extended to Staples street. The adjacent property owner to the southwest intends to extend the road and bring south tying it into Lipes Boulevard. The minimal requirement is to extend that local street. Mrs.Teniente stated that the approved preliminary plat indicates the extension back to Lipes Boulevard,but recently the submittal has shown a cul-de-sac extending into that property and not connecting to Staples Street. In response to Vice Chairman Stone's question,Mrs.Teniente stated that the Gray Estate is the owner of the entire area. The Sterling Love developer began purchasing pieces of land from Gray Estate. The applicant has submitted a revised preliminary plan from Lipes Boulevard to the rear indicating residential and a large retirement community adjacent to Lipes. Mr.Gunning stated that the preliminary plat indicated that the property would be residential, which is valid for a period of one year. The applicant would need to follow through with that or amend the preliminary plat. In response to Vice Chairman Stone's question,Mr.Gunning stated that when Mr.Love originally developed the initial corner on Lipes Boulevard and Staples Street,he did a very good job. He also stated that Staff would look at utilizing a marginal access road with a narrow pavement to pull traffic off the main arterial and let them utilize an access road smaller than the width of a local street. In response to Vice Chairman Stone's statement of placing medians for crossing,Mrs.Goode- Macon stated that it is not acceptable planning practice to strip out a corridor mid-block with commercial due to traffic point conflicts. Commercial development should be localized along 2-arterial roadways for a maximum lineal distance of 2,000 feet. Mrs.Tentiente stated that the typical median is 16 feet where there would be adequate room to carve out the fourth lane,but with an additional 4 feet of raised concrete median,to eliminate a thin concrete median strip. This particular section of Staples Street is under TXDOT jurisdiction with access management restrictions on this tract. The main function of an arterial street is to manage capacity. In response to Commissioner Salazar's question of recommending an"AB"District,Mrs.Goode- Macon stated that the applicant does not desire an"AB"District or changing lots location between prospective buyers since the sale is pending. Mr. Gunning stated that Mr.Love has very specific ideas for development of the subject property. 410/ V1 Minutes-Planning Commission Meeting May 4,2005 Page 8 Public hearing was opened. Sterling M.Love,7109 South Staples,stated that the subject property is too narrow and has a depth of 214 feet which he feels could not accommodate a residential apartment complex. In response to Commissioner Salazar's question of accepting an"AB"District in lieu of a"B-1" District,Mr.Love indicated that a prospective buyer wanted to build a nice,upscale steak house at subject property which the"B-1"District would permit. Randy Beam,5866 South Staples,representing Dr. Daewood's dental practice,stated that the company representing the retirement facility from Cincinnati or St. Louis only needed a portion of the property,but platted the entire tract as an"R-2"District and filed a preliminary plat for the remaining portion that was not needed as an"AB"District on the end of the location. The highway department has only granted Mr.Love 2 driveways on the subject property. In response to Chairman Berlanga's question,Mr.Beam stated that all surrounding professional offices should recognize that there will be a need to provide cross over agreements. Mrs.Goode-Macon indicated that the Tract 2 recommended for a"B-1"District aligns with Lots 4a,5, and 6 for the proposed office uses. Tract 1 recommendation as an"AB"District does not meet the applicant's needs for the proposed retail/restaurant uses. The public hearing was closed. Commissioner Braselton stated that he supports the"B-1"District for the subject property. Motion was made by Commissioner Braselton,seconded by Commissioner Salazar to approve "B-1"Neighborhood Business District for the subject property. The motion passes unanimously with Pusley and Smith being absent. VI. AMENDMENT TO THE 1983 SANITARY SEWER MASTER PLAN: AN ELEMENT OF THE CORPUS CHRISTI COMPREHENSIVE PLAN—public hearing and possible action Mrs.Teniente stated that the Sanitary Sewer Master Plan depicts a section of sanitary sewer line that extends from Airline Road to the east across Rodd Field Road a 20 acre tract of land that is proposed to be platted as part of Grey Stone Unit 1 triggered the need for this amendment,. Along Airline Road is a major trunk line that is in the process of starting construction. It is a large gravity line that will extend south along Airline and ultimately go down Rodd Field and south of Yorktown to provide sanitary sewer south of Yorktown and bring it up to the lift station located in the Vineyards Subdivision. The Grey Stone Subdivision is proposing to extend a gravity line from that new trunk line on Airline Road to the east. Currently there is a 15 inch gravity line that extends from Airline Road across Rodd Field to the east on the 1983 Sanitary Sewer Master Plan. The proposed amendment is to change a portion of that 15 inch to a trunk line. The line along Airline Road is at a specific depth and cannot extend to the east and cover the entire area and therefore the extension needs to an 18 inch line. Staff is designating the segment between Airline and Rodd Field Road to be a trunk line at 18 inches. This would assist the developer with his reimbursement and promote the development of his residential subdivision. Chairman Berlanga opened public hearing. Public hearing was closed. Motion was made by Commissioner Mims, seconded by Commissioner Salazar to approve the amendment. The motion passed unanimously with Pusley and Smith being absent. L► tirl Minutes-Planning Commission Meeting May 4,2005 Page 9 VII. DEFERMENT AGREEMENT: PUBLIC SIDEWALKS LOS VIENTOS AT TERRA MAR UNIT 1 Mrs.Teniente stated that Los Vientos at Terra Mar is located south of Wooldridge and approximately one to two miles away from Rodd Field Road. The developer is seeking to defer the sidewalk improvements within the subdivision. The intent is to protect the sidewalks and not construct them as part of the street improvements. The sidewalks would be constructed as part of the residential unit when the builders begin construction.. Consistent with Planning Commissions recommendation in previous discussions regarding subject matter,the deferment agreement has provisions that require the developer to construct the sidewalks and have them inspected and accepted before the certificate of occupancy is released for each lot. The deferment in this particular case is for a two year period. The 110%amount was for$80,300.00. Chairman Berlanga opened public hearing. Public hearing was closed. Motion was made by Commissioner Braselton, seconded by Vice Chairman Stone to approve the deferment and within the motion find reasonable cause to not tear up sidewalks for the residents. The motion passed unanimously with Pusley and Smith being absent. VII. DIRECTOR'S REPORT A. FUTURE SCHEDULED MEETINGS Planning Commission Retreat location B. EXCUSED ABSENCES C. OTHER MATTERS Staff will prepare a resolution for former Commissioner Neill Amsler and Commissioner Elizabeth Richter. XIII. ADJOURNMENT Motion was made to adjourn the meeting at 7:27 p.m. POSTING STATEMENT: This agenda was posted on the City's official bulletin board in the Leopard Street entry foyer, 1201 Leopard Street at AM/PM on ,2005. Michael N.Gunning Priscilla San Miguel Assistant Director of Recording Secretary Development Services Development Services H:\PLN-DIR\SHARED\WORD\PLANNING COMMISSIONAGENDAS@005\042005 AGENDA.DOC