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HomeMy WebLinkAboutMinutes Planning Commission - 03/27/2002 • itO Planning Commission Minutes March 27,2002 Commissioners Present: David Berlanga,Chairman Neill F.Amsler Michael Pusley Elizabeth Chu Richter Eloy H.Salazar Richard Smith Brooke Sween-McGloin Robert Zamora Commissioners Absent: Shirley Mims,Vice Chairman Staff Present: Michael N. Gunning,Director of Planning Lucinda P.Beal,Recording Secretary Harry J.Power,City Planner Miguel S.Saldafia,AICP,City Planner Doyle Curtis,Sr.Assistant City Attorney Mark Simon,Special Services Norbert Hart,Director of Housing and Community Development Hector Vallejo,Program Director Daniel Gallegos,Management Assistant Martha Macias,Recording Secretary CDBG Lisa Aguilar,Assistant City Attorney CALL TO ORDER Chairman Berlanga declared a quorum and called the meeting to order at 6:35 pin NON PUBLIC HEARING AGENDA ITEMS FUTURE SCHEDULED MEETINGS Mr. Gunning informed the Commission that the Annual City Board and Commission hearing on May 16. He also said that Mr.Rufus Stephens,Texas Parks and Wildlife,would make a presentation to the Commission on April 24. Commissioner Sween-McGloin asked Mr. Gunning to send an invitation to developers inviting them attend the meeting. EXCUSED ABSENCES Motion by Sween-McGloin, seconded by Richter, to approve an excused absence for Vice Chair Minis from the March 27,2002 meeting. Motion passed with Zamora and Mims being absent. Motion by Sween-McGloin, seconded by Richter, to approve an excused absence for Commission Smith from the March 20,2002 meeting. Motion passed with Zamora and Mims being absent. Motion by Amsler, seconded by Smith,to approve an excused absence for Commissioner Pusley from the March 13 and 20,2002 meeting. Motion passed with Zamora and Mims being absent. OTHER MATTERS None. SCANNED id V Planning Commission Minutes March 27,2002 Page 2 PUBLIC HEARING AGENDA ITEMS PLATS New Plats At the request of Chairman Berlanga,Mr.Power grouped plats for consideration as a group. a. 030220-P9 Aberdeen Shores.Block 4,Lot 8A&Block 5,Lot IA(Final Replat—0.722 Acre) Located southwest of the easterly end of the Purl Place cul-de-sac, being northwest of Robert Drive, and southwest of Ocean Drive. b. 030221-P10 Highland Oaks Unit 4,Block 3.Lots 2.3.&4 (Final Replat—0.424 Acre) Located southeast of St.Felicity Drive,north of St.Peter Drive. c. 030223-P11 Padre Island—Corpus Christi Section No.2.Block 73,Lot 12R (Final Replat-0.180 Acre) Located north of Seahorse Avenue and west of Aquarius Street. d. 030230-NP15 Jackson Place,Block 4.Lot 25 (Final Replat—0.231 Acre) Located north of the intersection of Leopard Street with Fleetwood Lane. e. 030232-NP16 Padre Island—Corpus Christi Section D,Block 1,Lot 41AR (Final Replat— 1.132 Acres) Located north of Granado Drive northwest of Leeward Drive,both north of White Cap Boulevard and east of South Padre Island Drive. f. 030233-NP17 Pee Wee's Pet Addition.Block 1.Lot 1 (Final—4.556 Acres) Located south of Saratoga Boulevard(S.H. 357) immediately west of the Westside Wastewater Treatment Plant located west of Greenwood Drive. Mr.Power said that staff recommends approval of the six(6)plats as submitted. Chairman Berlanga opened the public hearing. No one appeared in favor or opposition. Public hearing was closed.. Motion by Sween-McGloin, seconded Pusley , to approve the plats as submitted. Motion passed with Zamora and Minis being absent. V V Planning Commission Minutes March 27,2002 Page 3 ZONING CASES New Zoning Case Christus Spohn Health System: 0302-03 REQUEST: "A-1" Apartment-Tourist to "I-3" Industrial District on property described as Ocean View Addition,Block I,Lots 4,5 and 6,located on the west side of Ocean Drive approximately 150 feet south of Morgan Avenue. Mr. Saldana presented a computerized slide illustration of the subject property and the surrounding area. He said that the existing "B-4" District adjacent and west of the subject property is confined to an area between Morgan Avenue,Ocean Drive,Ayres Street and Third Street.This"B-4"area contains approximately 22 acres and is developed predominately with medical related uses. The"AB"District north of the subject property is occupied by the medical facility, Abdominal Surgery of South Texas. South of the subject property is"AB" District property with a special permit that is developed as a five(5)story Spohn pavilion/garage structure with a helipad on the roof. The "B2" District to the east along Ocean Drive is developed with a hotel on its north end and a high-rise condominium on its south end. Mr. Saldafia said that the applicant has requested a change of zoning from an "A-1" Apartment House District to a "1-3" Heavy Industrial District in order to construct a 5-story (98-feet from ground level) surgical building and to relocate the helipad at this site currently located at the Spohn pavilion/garage south of the subject property. The proposed building would occupy the subject property and part of the adjacent parking lot to the west. A multi-level medical facility will be constructed and connected to the north side of the existing Spohn pavilion/garage. The ground level will serve as the Emergency Department, the second and third floor will provide for 24 ICU beds each, the fourth and fifth floor will provide for 28 Telemetry Step-Down Nursing Units each, and the roof area will house the relocated helipad area. There are no proposed driveway access points from the subject property onto Ocean Drive, an arterial. All access to the subject property is proposed from Elizabeth Street during this development phase. The Zoning Ordinance requires an"I-3"District for airports and landing strips and permits a hospital with unlimited height. The applicant was required to apply for the"1-3"District that would accommodate the helipad and the proposed 5-story(98 feet)hospital. The applicant is actually seeking a change of zoning to"AB"with a Special Permit to allow a hospital with a height of 98 feet and a roof helipad. The "AB" District allows for hospitals and independent medical office uses with a maximum height of 60 feet. The proposed structure exceeds the permitted height of the"AB" District by 38-feet. The extension of the "AB"District with a special permit for a 5-story(98 feet)hospital with a roof helipad is consistent with the Southeast Area Development Plan's recommended land use and existing development pattern along Ocean Drive. In lieu of an "I-3" District, an "AB" District to allow the hospital building with a Special Permit to accommodate the additional building height and rooftop helipad is recommended. Any adverse impacts from the helipad would pertain to the noise. Since this use provides an emergency service and meets a public need, a higher level of noise tolerance is acceptable, and the flight patterns will not change from the current flight patterns onto the existing helipad. The Southeast Area Development Plan's adopted future land use map recommends the area to develop with professional office development. The "AB" District with a special permit for a 5-story (98 feet) hospital with a rooftop helipad is consistent with the Plan s recommended land uses. Staff's recommendation is for denial of the "1-3"District, and lieu thereof approve an"AB"District, with a Special Permit for a 5-story (98 feet) hospital with a roof helipad subject to a site plan and the following conditions: 1. USES: The only uses permitted by this Special Permit other than those uses permitted by right in the "AB" Professional Office District is an emergency medical helipad. The helipad must be used for medical emergency purposes only and shall be the only helipad on the hospital premises. 2. HEIGHT: The height of the hospital must not exceed a height of 98 above the first finished floor level or five (5)stories,whichever is less. 3. RESTRICTED AIRSPACE: Helicopter flight operations shall be conducted in a manner that minimizes noise during approaches and departures (takeoffs and landings) to the helipad. Overflight of Marina Del Sol *10 Planning Commission Minutes March 27,2002 Page 4 Condominium Addition,Block I,Lot 3,is prohibited lower than 500 feet from the earth's surface for so long as such property's residentially occupied in accordance with the zoning ordinance of the City of Corpus Christi. 4. TIME LIMIT: Such Special Permit shall be deemed to have expired within one (I) year of the date of this ordinance unless the property is being used as outlined in Condition #1 and in compliance with all other conditions. There were six(6)notices mailed to property owners within a 200-foot radius of which none were returned in favor and none were returned in opposition. The applicant submitted letter in support. Chairman Berlanga asked how the noise level would affect the abdominal specialist next door to the helipad. Mr. Saldaha said that a notification letter was sent to the owners of the property containing the abdominal specialist,however,they did not submit a letter in opposition to the rezoning request. Commissioner Richter asked for an explanation of the flight path. Mr. Saldaha said that from a previous zoning case, information was received that the flight path the helicopters used major thoroughfares to access the helipad. Staff's concern was how the nearby residences would be affected. Commissioner Richter said that future development of the C C Glasscock Bayfront property could develop into a condominium and be affected by the aspects of the helipad. Commissioner Pusley expressed similar concerns. Chairman Berlanga opened the public hearing. Robert Butler, Senior Vice President of Christus Spohn Health System, explained that the Pavillion houses several outpatient services. Addressing concerns of the flight path,Mr.Butler said that the helpicopter lands into the wind which is usually coming from the south. He said that the property owners of the Marina Del Sol did not object to the helipad. He said that he could not address future development of the CC Glasscock Bayfront. He explained that the approach is from the north and would remain from the north. The use of the helipad is usually only 20 times per year and usually at night. Mr. Butler added that he spoke with the abdominal specialist who did not have any objections. The City requested a letter from abdominal specialist which was drafted by Mr.Butler to close the alley, but to date the City has not received the request. Mr.Suter said that the proposed building would include six stories and that the helipad needed to be moved to be over the proposed area for the new emergency room. He explained that there needs to be a fuel containment, as required by the Federal Aviation Association, in the area, but there would not be any storage of fuel in the area. Public hearing was closed. Commissioner Richter asked if Spohn would object to the 500-feet overflight restriction. Mr. Butler said that he does not think it would be a problem. Commissioner Richter asked whether the applicant would be hindered by a condominium development. Mr.Butler said that the developer would need to work around the hospital. Commissioner Smith said that as a former pilot,he did not believe there was any problem with moving the helipad 150 feet and that he would support Staffs recommendation. Commission recommended changing the Special Permit language to reflect a six (6) story hospital, changing the height to the appropriate height restriction for six(6) stories with a helipad, and adding language to provide the same consideration for any development on the C C Glascock Bayfront property as given to the Marina Del Sol development. Commissioner Sween-McGloin's concern of potential fuel storage recommended adding another condition to prohibit fuel storage. Motion by Sween-McGloin, seconded by Richter, to forward a recommendation of denial of the "I-3" Industrial District and in lieu thereof, approval of a Special Permit with six (6) conditions. Motion passed with Smith voting"Nay";Zamora and Minis being absent and. Imo V Planning Commission Minutes March 27,2002 Page 5 U-Store of Midland,L.L.C.: 0302-04 REQUEST: "A-1" Apartment District to "B-4" General Business District Nemec Subdivision being 10,027 square feet out of Annex A, located on the south side of McArdle Road, approximately 125 feet west of Blundell Street. Mr. Saldana provided a.computerized slide illustration of the subject property and the surrounding properties. He said that the subject property is part of a "A-1" District tract, containing 3 acres. This district extends east on McArdle Road and south along Blundell Street. All"A-1"District property along Blundell Street is developed with residences. To the west is a 0.66 acre area of land zoned"B-4"and an additional 3.30 acre tract of land to the south zoned an"1-2"District,both utilized by the Borden's Milk Company.The"B-4"District property has frontage along McArdle Road while the"1-2"property fronts Ayers Street. Mr. Saldana said that the applicant has requested a change of zoning from a "A-1" Apartment House District to a"B-4" General Business District in order to develop the 0.23 acre tract of land in conjunction with the adjacent "B-4" and "1-2" District property as a self-storage facility. The entire one-story facility will contain twenty-three buildings with six (6) storage units each, totaling 138 units. Twenty-four hour access to the facility will be provided along with a caretaker on site.The subject property and the adjacent"B-4"and"I-2"District tracts are under contract by the applicant with the Borden's Milk Company. It is the applicants intent to initially develop a 4.19 acre area that will include the subject property, the 0.66 acre area of land zoned "B-4" along McArdle Road, and the 3.30 acres of land out of the "I-2"District immediately south of the subject property. The remaining 2.58 acre "I-2"District tract along Ayers Street has been reserved for future restaurant and retail development. North of the subject property across McArdle Road is single-family housing in a "R-1B" District and to the east is single- family housing in an"A-1"Apartment House District. Expanding the"B-4"District onto the subject property for a self-storage facility will be of less impact to the residential areas than the existing Borden's Milk Company. The Borden's Milk Company is classified as a more intense use due to its' manufacturing, packaging and transporting operations. Access to the subject property is along McArdle Road, a collector street that is within 300 feet of Ayers Street,an arterial. Since the subject property has residential adjacency to the east, a six(6) foot screening fence and adherence to a minimum setback of ten(10) along the east property line will be required. It is Staffs opinion that the "B-4" District can be supported since the Southeast Area Development Plan encourages commercial development for areas along Ayres Street and McArdle Road. The Southeast Area Development Plan's future land use map recommends the area to develop with commercial uses. Therefore,staff recommends approval of the rezoning request. There were 23 noticed mailed to property owners within a 200-foot radius of which one(1)was returned in opposition and none in favor. In response to Commissioner Salazar, Mr. Saldana said that the ordiance had been changed allow mini-storage units a height limit of 400-feet;however,when the units are in the"1-2"District,there is no limitation. Chairman Berlanga asked about access for Borden's tracks. Mr. Saldarla said there is access via Ayers Street and McArdle Road. Mr. Saldana explained that ministorages usually do not generate high amounts of traffic. In some instances,the hours of operation are limited. Chairman Berlanga opened the public hearing. Charles Glenn,4913 Blundell Drive, said that he was opposed to the rezoning request. He added that he believes there would be an increase in traffic if the mini-storage were devloped and that it would be a nucance. Gilbert Lundeen, 4917 Blundell Drive, said that he did not think that the ministomge would impact the neighborhood more than the Borden facility and added that he did not think that the zoning should be changed from "A-1" District since there area is surrounded by commercial. He was concerned with the type of buffer required from the mini-storage along the rear property line.. Planning Commission Minutes March 27,2002 Page 6 Larry Turner, 234 Country, Abilene, Texas, represented the applicant. He distributed photographs of the proposed development and said that the applicant was requesting a change of zoning to include the subject property into the layout of the facility. He said there would be a buffer along the rear of the property and along Ayers Street. M.r Turner estimated the traffic count would be approximately 30 cars per day with an on-site manager and added that the facility would be open 24 hours. The property would be fenced with a wrought iron and brick fencing and that an 18-wheel vehicle could not access the property. With regard to the current Bordens facility,Mr. Turner said that the Bordens Company would be relocating. The applicant plans to purchase the facility and remove the building from the property and evenutally market the property. In response to Commissioner Sween-McGloin, Mr. Turner said the subject property would be the emergency driveway portion of the development. There would not be ministorage units on the subject property. Commissioner Sween-McGloin suggested a special permit and the applicant did not object. Commissioner Pusley asked whether a solid screening fence would be required along the rear side of the property. Mr. Saldana answered in the affirmative. He added that a six-foot screening fence would be required. Commissioner Richter asked where the office would be located and expressed concern with the location of the driveway entrance. Mr.Saidada said that the applicant is in compliance with the setback. Commissioner Richter asked about the zoning of the remainder of the property. Mr. Turner said that the applicant does not plan to rezone the "1-2" District portion of the property but that the purchaser would need to rezone the property. Motion by Sween-McGloin, seconded by Amsler, to deny the "B-4" General Business request and in lieu thereof approve a special Permit to allow a 24-foot wide emergency driveway. Motion passed with Zamora and Minis being absent. Medical Square,Ltd.: 0302-05 REQUEST: "AB" Professional Office District to "B-4" General Business District Riverside Hospital Tract, Block I, Lot 2, located on the south side of Northwest Boulevard at the Wildcat Drive intersection. Mr.Saldafa provided a computerized slide illustration of the subject property and the surrounding area. He said that the subject property is the only "AB" District remaining along the Northwest Boulevard area from US Highway 77 to Wildcat Drive. Approximately 86.55 acres of`B-4"District property exist immediately north,south and east of the subject property.The"B-4"District area is predominantly developed with a mixture of uses such as a hospital,medical and non-medical offices and a variety of retail uses.Northwest of the subject property and across Northwest Boulevard is approximately 69.79 acres of land zoned a "R-1B" District and developed with a public high school. Mr. Saldarla said that the applicant has requested a change of zoning from an "AB" Professional Office District to a "BA"General Business District in order to allow a pharmacy and retail uses in conjunction with the medical and non-medical office uses existing within the facility. The property is improved with four(4) one-story buildings,totaling 13,513 square feet,and is leased to professional office use tenants.West of the subject property is a hospital and medical related uses. East of the subject property is a variety of commercial uses such as a convenience store, fast-food restaurants and retail uses. Across Northwest Boulevard to the north is a bank and shopping center. Northwest of the subject property across Northwest Boulevard is Callallen High School. The subject property has direct access to an arterial,Northwest Boulevard and should have minimal impact to the street system. The Northwest Area Development Plan recommends the corridor of the Northwest Boulevard to develop with general commercial and medical uses. The requested "B-4" District is an expansion of the adjacent "B-4" District to the east and west. The Northwest Area Development Plan's adopted future land use map recommends the area to develop with general commercial and medical uses. The requested"B-4"District is consistent with the Plan's recommended land use. Therefore,staff recommends approval of the rezoning request. iI Planning Commission Minutes March 27,2002 Page 7 There were 11 notices mailed to property owners within a 200-foot radius of which one(1)was returned in favor and none were returned in opposition. The applicant/owner also submitted a notice in favor. Chairman Berlanga said that traffic is impacted by development in the area and asked about sufficient traffic signals for the area. Mr. Saldafia said that staff does not expect conditions to become worse and added that there are traffic lights in the area. Chairman Berlanga opened the public hearing. No one appeared in favor or opposition. Public hearing was closed. Commissioner Pusley asked about the letter in opposition and expressed concern with"B-4"Distrct zoned businesses selling alcohol near the school. Mr. Saldaila said that the establishment would need to be further than 300 feet from the front door of the business to the property line of the school. Motion by Sween-McGloin, seconded by Amsler, to forward a recommendation for "B-4" General Business District. Motion passed with Zamora and Mims being absent. Meyer and Garza Properties,Ltd.: 0302-06 REQUEST: "A-1" Apartment Dstrict to "AB" Professional Office District on property described as South End,Block 1,Lot 1,mid 50 feet of east %of Lots 44,Lot M,north'of south''/:of west '/:of Lot 4-M, and Lot N, south '/: of west 'A of Lot 4, located between South Carancahua and South Tancahua Street,north of Coleman Street. Mr. Saldana presented a computerized slide illustration of the subject property and the surrounding area. The subject property is a portion of a 4.52-acre area zoned an "A-1" District and developed with a mixture of single-family residences,apartments and high-rise condominiums.West of Tract 1,across South Tancahua Street is an area containing 23.42 acres of land zoned a"A-1"District and developed with a park, single-family residences and apartment uses. Directly west of Tract I across South Tancahua Street is a 0.60-acre area zoned with a "AB" District. North of Tract 1 and 2 is 1.52 acres of"AB" District property and to the south 1.17 acres of"A-2" District property. Mr. Saldaila said that the applicant has requested a change of zoning from an "A-1" Apartment House District to an "AB" Professional Office District in order to lease Tract 1 as professional offices and to provide additional parking spaces on Tract 2. Tract 1 is located along South Tancahua Street and Tract 2 along South Carancahua Street, both being arterial streets. Tract I and 2 are adjacent to "AB" District property to the north that is developed with numerous professional offices and a private school use. To the south is property zoned with an"A-1"District where a 2-story apartment complex is located.Across South Tancahua Street from Tract 1 is an attorney's office in an"AB"District. East of Tract 2,across South Carancahua Street is a high-rise condominium. The South Central Area Development Plan recommends this area transition from residential to low and mid-rise office uses. The requested"AB"District and proposed use is consistent with the Plan's recommendation. An"AB" District on these properties would be consistent with the existing "AB" zoning and uses to the north. With Tract 1 and 2 having access to an arterial, traffic generated by the office uses would not adversely impact the surrounding properties. Therefore,Staff recommends approval of the rezoning request. There were 57 notices mailed to property owners of which one(I)was in favor and none were received in opposition. The applicant also submitted a letter supporting the request. Chairman Berlanga opened the public hearing. Bobby Jo Meyer, applicant, said that there is a four-plex on the "A-I"District property and there are no plans to change the zoning. The vacant property is needed for parking. Public hearing was closed. • 0 Planning Commission Minutes March 27,2002 Page 8 Commissioner Pusley, Commissioner Sween-McGloin, to forward a recommendation for approval of the "AB"Professional Office District. Motion passed with Zamora and Minis being absent. Island In The Son,U.M.C.: 0302-07 REQUEST: "F-R" Farm-Rural District to "AT" Apartment-Tourist District Being 4.99 acres of land out of Tracts B and C Mustang Island, located on the west side of State Highway 361, north of Packery Channel and south of Newport Pass. Mr. Saldana presented a computerized slide illustration of the subject property and the surrounding area. He said that the subject property is part of a 15.28-acre tract of land that is zoned an "F-R" District that is mostly undeveloped except for the church along located along SH 361. West and south of the subject property is a tract of land containing over 500 acres of undeveloped land zoned an"F-R"District. North and across SH 361 to the west of the subject property,there is over 1500 acres of land zoned an"R-1B" District and is part of the Mustang Island Park. Mr. Saldana said that the applicant has requested a change of zoning from an"F-R"Farm Rural District to an "AT" Apartment Tourist District in order to reduce the lot size for platting purposes. Plans for the property include platting the site to receive city water services and for future church expansions. Current structures on the property include a one-story concrete church building with 8,703 square feet and two, one-story wood frame buildings with 592 square feet and 562 square feet. The subject property is located on the west side of State Highway 361, a rural arterial, and west of Mustang Island State Park. The existing "F-R" District and proposed "AT" District permit a church use. During the 1999 and 2001 annexation proceedings for Mustang Island, staff recommended and the City Council supported an"AT"District between State Highway 361 and the Gulf of Mexico shoreline for private property. At that time, Staff indicated that condominium uses were preferred along the east side of State Highway 361 and that low density residential should be maintained on the west side of State Highway 361. It is Staffs recommendation that the "AT"Apartment Tourist District be denied and that the "RE" Residential Estate District be approved for the subject property. The "RE" District permits a church, as well as provides for low-density residential development, as supported by staff. Staff does not support the requested"AT"District,but can be supportive of the "RE" District on the west side of State Highway 361 which provides for low-density development. Staff recommends denial of the requested "AT" District and approval of a "RE" District on the subject property. Mr. Saldana reiterated that due to sensitive nature of the area, Stall has said that all areas east of State Highway 361 would contain the condos,the area west which contain wetlands and environmentally sensitive, Staff wanted to have a less intense district. The"AT"District is too intense for the area,therefore,Staff believes that the "RE"District would be more appropriate for the area and has a minimum of one acre lots. There were 12 notices mailed to property owners within 200 feet of which one(1) was received in favor and none were received in opposition. The applicant also submitted a letter in favor. Commissioner Richter asked about expansion plans for the church. Mr. Saldafa said that the applicant has more area than the church. There is room for future additions to the church also additional parking. Commissioner Richter asked how staff could encourage development with other materials. Mr. Saldaila said that if there are more than 4 required parking spaces,the parking needs to be asphalt. Public hearing opened. Goerge Rubalcabua, 3910 McKenzie, applicant engineer/representative, said that the zoning change is necessary for connection to city services. The applicant is in agreement with the staffs recommendation. Commissioner Richter encouraged expansion with other materials for parking. Public hearing was closed. Motion by Pusley, seconded by Salazar, to forward a recommendation for approval of the "RE" District. Motion passed with Richter voting"Nay"and Zamora and Mims being absent. `, rl Planning Commission Minutes March 27,2002 Page 9 FY2002 CONSOLIDATED ANNUAL ACTION PLAN Minutes are provided by Housing and Community Development Department. ADJOURNMENT Meeting regarding Items I and II portion of the agenda adjourned at 8:03 p.m. Michael N.Gunning,MCP Lucinda P.Beal Director of Planning Recording Secretary