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HomeMy WebLinkAboutMinutes Planning Commission - 10/22/2003 ‘10 1110 Planning Commission Minutes October 22,2003 Commissioners Present: David Berlanga,Chairman Shirley Minis,Vice Chairman Neill F.Amsler Michael Pusley Eloy H.Salazar Richard Smith Bryan Stone Robert Zamora Commissioner Absent: Elizabeth Chu Richter Staff Present: Michael N. Gunning, AICP, Assistant Director of Development Services/Director of Planning Lucinda Beal,Recording Secretary Joseph F.Harney,Assistant City Attorney Miguel S.Saldada,AICP,City Planner Faryce Goode-Macon,City Planner Bob Payne,AICP,Senior Planner Scott Dunakey,City Planner Mic Raasch,AICP,City Planner CALL TO ORDER Chairman Berlanga declared a quorum and called the meeting to order at 5:30 p.m. PUBLIC HEARING AGENDA ITEMS PLATS Continued Plats Chairman Berlanga asked Mr.Saldafia to read Continued Plats into the record for consideration as a group. a. 090399-P56 King's Crossing Unit 19(Preliminary-27.669 Acres) Located west of the most southern terminus of Oso Parkway at the point of alignment with Cimarron Boulevard. b. 0903103-NP45 Ouail Valley Unit I.Lots IB& IC(Final-2.83 Acres Located southwest of Bobwhite Road and County Road 73. c. 0903111-NP48 Wooldridge Creek Center(Final—2.69 Acres) Located west of Patton Street south of Holly Road. SCANNED 1 - Planning Commission Minutes October 22,2003 Page 2 Mr. Saldara stated that the applicants of Continued Plats have requested a two-week continuance. Staff recommends continuance of Continued Plats. Chairman Berlanga opened the public hearing. Amy Gibson, 5461 County Road 73, stated that she was a board member of the Quail Valley Association and the architectural committee for Quail Valley. Ms. Gibson stated that the Association wanted to preserve and improve the quality of life for its residents as well as enforcing the current deed restrictions. She added that the Committee is in the process of reviewing and amending the subdivision by-laws regarding subdivision of existing lots. Ms.Gibson stated that the Association is opposed to subdivision of any lot in Quail Valley. Mr. Saldana asked whether the subdivision of lots violate the current deed restrictions to which Ms.Gibson responded that there are no provisions that prohibit subdivision of lots; however, the Association is amending the deed restrictions at this time. Public hearing was closed. Motion by Minis, seconded by Pusley, to continue Continued Plats for two weeks. Motion passed with Richter being absent and Amsler and Salazar abstaining. ********** New Plats Chairman Berlanga requested that New Plat b be read into the record for consideration. b. 1003106-P60 Gardendale Subdivision,Block 7,Lot 12A(Final—0.418 Acre) Located on the north side of Holly Road,west of Nelson Lane. Chairman Berlanga abstained from participation and left the room. Mr. Saldafia stated that Staff recommends approval as submitted. Vice Chairman Mims opened the public hearing. No one appeared in favor or opposition. Public hearing was closed. Motion by Smith, seconded by Pusley, to approve as submitted. Motion passed with Berlanga abstaining and Richter being absent. ******** ** Chairman Berlanga requested New Plats a,c,d,and e be read into the record for consideration as a group. a. 1003104-P59 Bessar Park Block 4.Lots 8&10A(Final—0.724 Acres) Located on the south side of Leming Avenue,between Denver Avenue and Santa Fe Street. c. 1003108-P61 Padre Island—Corpus Christi.Section No.4.Block 220.Lot 7R(Final—0.244 Acre) Located on the west side of Palmira Avenue,north of Encantada Avenue. a 011110Th V Planning Commission Minutes October 22,2003 Page 3 d. 1003109-P62 Padre Island—Corpus Christi,Section No.4,Block 220,Lot 8R(Final—0.283 Acre) Located on the west side of Palmira Avenue,north of Encantada Avenue. e. 1003110-P63 Padre Island—Corpus Christi.Section No.4.Block 220.Lot 9R(Final-.277 Acre) Located on the west side of Palnira Avenue,north of Encantada Avenue. Mr. Saldada stated that Staff recommends approval of New Plats a,c,d,and e as submitted. Chairman Berlanga opened the pubic hearing. No one appeared in favor or opposition. Public hearing was closed. Motion by Minis, seconded by Pusley, to approve New Plats a, c, d, and e as submitted. Motion passed with Richter being absent. f. 1003115-NP50 Island Business Center.Block B.Lots 1 &2(Final—13.528 Acres Located north of Graham Road and east of Waldron Road. Mr. Saldaiia stated that the applicant requested a two-week continuance. Chairman Berlanga opened the pubic hearing. No one appeared in favor or opposition. Public hearing was closed. Motion by Smith,seconded by Amsler,to continue New Plat f for two weeks. Motion passed with Richter being absent. Time Extensions a. King's Point Units 4&5(Preliminary—24.6 Acres) Located west of Cimarron Boulevard north of Yorktown Boulevard. Mr. Saida& stated that the applicant requested a six-month time extension to allow an opportunity to provide a sanitary sewer agreement to City staff. Chairman Berlanga opened the pubic hearing. No one appeared in favor or opposition. Public hearing was closed. Motion by Mims,seconded by Salazar,to approve a six-month time extension. Motion passed with Richter being absent. ZONING Continued Zoning John Butler: 1003-01 REQUEST: "F-R" Farm-Rural to "B-4" General Business District on property described as Flour Bluff and Encinal Farm and Garden Tracts,being 1.953 acres out of the east one-half of Lot 14,Section 21, and located north of Yorktown Boulevard and 1,700 feet east of Cimarron Road. V Planning Commission Minutes October 22,2003 Page 4 Ms. Goode-Macon stated that at the last Commission meeting, the case was continued to allow Staff an opportunity to meet with the applicant to discuss Special Permit options. A suggestion from the Commission was a Farm-Rural District with a Special Permit;however,the"F-R"District requires a 5-acre lot minimum. The subject property does not meet the requirement. After considering other alternatives, Staff suggested to the applicant a "B-1"Neighborhood District with a Special Permit for a mini-storage use. The Special Permit includes landscaping, fencing,and non-directional lighting. Ms.Goode-Macon explained that the"B-1"District signage is limited to 40 square foot for a free-standing sign and unlimited wall signage. Public hearing was opened. John Butler,6652 Yorktown,stated that he agreed with the zoning and Special Permit conditions. Public hearing was closed. Motion by Pusley,seconded by Smith,to forward a recommendation for approval of a"B-1"District with a Special Permit. Motion passed with Richer being absent. MUSTANG-PADRE AREA DEVELOPMENT PLAN Mr. Robert E. Payne, Senior Planner, provided a PowerPoint presentation of the Mustang Padre Area Development Plan. He stated that the ultimate goal was to promote development of the Mustang Padre Island area into a world-renowned tourist resort and residential community. Mr. Payne provided an overview of the process to-date. He stated that staff formed a stakeholders group which was composed of residents, business leaders, environmental interests, and other interested parties. The purpose the stakeholders group was to fmd out what the stakeholders believed were important issues that needed to be addressed in the plan. Mr.Payne stated that he has met with several boards and committees including: Park and Recreation Committee, Transportation Advisory Committee, Watershore Advisory Board, and the Nueces County Dune Protection Committee. He added that the boards and committees endorsed the plan. Mr. Payne stated that the plan requires a site plan review process for multi-family and commercial development to assure a more thorough review and would be conducted internally with staff regarding utilities, environment,planning to ensure that the development meets city requirements,plan policies,etc. Mr.Payne reviewed future land uses proposed for Mustang and Padre Island. Commercial development is provided at the intersections of existing or proposed arterial and collector streets,primarily along Park Road 22 and State Highway 361. The plan also indicates that future development must be compatible with existing residential areas on the Islands. Industrial uses are not recommended for the Mustang-Padre Island Area. Placement of overhead utilities underground is also recommended in the plan. Mr. Payne informed the Commission that there is an Island Planning Group working with the City and a consultant on updating the"B-2A"zoning district for the Island. One of the issues is urban design. The plan needs to give some overall guidance to the group. Urban design elements include prohibiting metal buildings; requiring pedestrian amenities, stricter signage controls, color guidelines; and having architectural controls, coastal themes such as Spanish,Mediterranean,Cape Cod,etc. The beach access points are located approximately 0.5 mile apart as identified on the Urban Transportation Plan adopted in March 2003. At this time, there is not a beach access point beyond Access Road 2 for approximately 10 miles northward. Mr. Payne stated that the plan identifies increasing elevation of streets intersecting Park Road 22 and • v Planning Commission Minutes October 22,2003 Page 5 Highway 361 wherever feasible. Increasing the elevation would allow for evacuation and also assist with drainage of the Island. Access Management is addressed with marginal access roads. Mr.Payne provided an example as being the access road near the Sonic Restaurant on the Island. He stated that the plan encourages marginal access roads. Mr.Payne stated that the collector on the Transportation Plan is not identified on the Mustang/Padre Plan, however, he added, for the record, that staff proposes that one collector road would suffice between Access Road 2 and the two proposed access roads to the north on the west side of the island. Public hearing was opened. Jim Urban, consultant for Urban Engineering and member of the stakeholders group, distributed information to the Commission with seven(7) comments addressing fundamental differences in the plan. The first issue was protection of non-jurisdictional wetlands and sensitive habitat. Mr. Urban questioned why only eight(8) units were allowed per acre north of the state park and west of State Highway 361 and asked whether the city wants to be in the business of regulating non-regulated wetlands or sensitive habitat sights. Mr. Urban's second issue was architectural controls. He stated that the current developments on Mustang Island are not developed with the specific themes presented. Another issue was landscaping. Mr.Urban stated that the current ordinance requires landscaping. Park dedication was addressed as a use for off-beach parking. Mr. Urban requested that the beach be identified as a park. Mother issue presented by Mr. Urban was beach access roads. He stated that the current city beach access plan proposes a beach access right-of-way width of 80 feet. This would require a dedication of 27% of a single tract or 13.5 off two adjacent tracts. The current Master Transportation Plan illustrates 60-foot right-of-ways. Mr.Urban's sixth issue addresses the road section. He stated that the plan proposes a 240-foot wide right-of-way with 140 feet of paved width. TxDOT recently adopted a five- lane section with a paved width of 70 feet for the north end of the Island. The majority of the east side of State Highway 361 is already platted and numerous utilities and developed project will make acquisition along the east side of State Highway 361. Mr. Urban added that the current and projected traffic would not warrant the proposed section. Mr.Urban's last issue addressed capital improvements. He stated that the plan fails to propose any capital improvements north of the State Park. Derek Hoak, 13525 Boryon Court,stated that he prefers the architectural controls identified in the plan. He added that there would be an improvement in land value. Pat Suder spoke on behalf of the environmental coalition. Her issues included the Oak Mott and the benefit of it for migrating birds. The Audubon society requested that the 35 acres not owned by the society be preserved and identified in the plan. Another issue was the City's agreement with the State Legislature concerning a parking lot immediately behind the seawall and north of the Holiday Inn. Ms.Suder added that the legislative act stated that the City would be allowed to prohibit vehicular traffic in front of the seawall provided that an area be created in the middle of the seawall expansion to park 300 cars and provide basic amenities. Ms. Suder stated that the plan encourages sprawl. She provided an example of traveling from Calallen to the Island and added that there is not any form of public transportation that would accommodate that route. Jack Ponton, developer on the Island and Beach Management Committee member, stated that he did not want Mustang Island to be comparable to Port Aransas and added that he did not agree with Mr. Urban's presentation. Martha Graham,property owner of Mustang Island Riding Stable,asked the Commission not to rezone her property. Carl Badilich, owner of property on Mustang Island and Packer)'Channel, expressed concern with people owning property bordering the Packery Channel and the need for a seawall.Another concern was compatible zoning for the Island. fr+ Planning Commission Minutes October 22,2003 Page 6 Treon Serbu, 14310 Playa Del Rey, expressed concern with beach access and parking. The concern was that the 60-foot right-of-way would not accommodate the parking and added that additional tracts needed to be purchased. Ro Wickamn stated that he Chaired the Island Planning Group that is reviewing the "B-2A" District. He added that there needs to be architectural controls in place. Mr.Payne stated that the he would like to respond in writing at the new Planning Commission's meeting to Mr.Urban's detailed written comments. However,Mr. Payne did want to immediately dispel Mr.Urban's assertion that the plan requires new local protection for non-jurisdictional or jurisdictional wetlands. The plan only invites development to voluntarily preserve the existing habitat of the Island by the City allowing higher density with a smaller"development foot print"in return for larger setbacks. Commissioner Smith stated that as an Island resident and a member of the stakeholders group, he believed that there is a need for architectural controls on North Padre Island. Commissioner Zamora asked for examples of island developments referenced by the public. Public hearing was closed. Motion by Mims, seconded by Smith, to continue the Mustang/Padre Island Area Development Plan to November 5,2003. Motion passed with Richter being absent. NONPUBLIC HEARING AGENDA ITEMS DISCUSSION OF THE DRAFT SOUTH CENTRAL AREA DEVELOPMENT PLAN Mr. Robert Payne, Senior Planner, stated that the downtown area has an area development plan, which is the South Central Area Development Plan. He added that the boundaries of the plan area are the Ship Channel,the Bayfront,Morgan Avenue,and the Crosstown Expressway. He informed the Commission that a stakeholders group was formed and Commissioner Amsler was a participant. Mr. Payne stated that key items identified by the stakeholders were improved infrastructure, public and private streetscape amenities, downtown residential population, transportation and transit, and financing. Liveaboards was also discussed to provide minimal livable amenities such as a store on the T-Head. A festival park was also a consideration. Mr. Payne stated that City staff believed that the Bayfront Park needed to be separated from the South Central Plan and addressed with policy statements. Staff would proceed with a specific plan for the Bayfront Park only. Mr. Payne identified items addressed by the stakeholders group such as park amenities, South Bluff park, pedestrian amenities,an amphitheater area,boat slip rental,etc. Uses include restaurant,residential,retail activities, hotel,public park and recreational uses. Commissioner Amsler stated that the plan as presented would be challenging regarding developing a residential area in the downtown area. He added that he suggested prioritizing and creating a financing avenue to implement the plan. Commissioner Amsler thanked Staff for holding stakeholders meeting and taking ideas into consideration for the plan. FUTURE SCHEDULED MEETINGS Mr.Gunning referred to the meeting schedule enclosed in the agenda packet. Planning Commission Minutes October 22,2003 Page 8 APPROVAL OF MINUTES-October 8,2003 Mr.Gunning requested an amendment. Motion by Smith,seconded by Salazar,to approve the minutes as amended. Motion passed with Richter being absent. EXCUSED ABSENCES None. OTHER MATTERS Mr.Gunning informed the Commission on the Neighborhood Initiative Program(NIP). ADJOURNMENT Motion by Pusley, seconded by Salazar,to adjourn the meeting at 9:25 p.m. Motion passed with Richter being absent. Michael N.Gunning,AICP Lucinda P.Beal Director of Planning Recording Secretary