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HomeMy WebLinkAboutMinutes Planning Commission - 08/24/1994 • `• MINUTES PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL AUGUST 24, 1994 - 6:30 P.M. MEMBERS PRESENT: Lamont Taylor, Chairman Robert Canales, Vice Chairman Michael Bertuzzi Ralph Hall Danny Noyola Sylvia Perez Richard Serna MEMBERS ABSENT: Laurie Cook Alma Meinrath STAFF PRESENT: Brandol M. Harvey, AIA, AICP, Director of Planning and Development Marcia Cooper, Recording Secretary Michael Gunning, Sr. Planner Norbert Hart, Assistant City Attorney CALL TO ORDER Chairman Taylor called the meeting to order at 6:30 p.m. , and described the procedure to be followed. PUBLIC HEARING NEW ZONINGS Jairo A. Puente., M.D. : 894-6 REQUEST: From "R-1B" One-family Dwelling District to "B-4" General Business District on 24.75 acres out of Section 9, Bohemian Colony Lands, located along Saratoga Boulevard and Carroll Lane between Weber and Kostoryz Roads. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to "B-4" General Business District to develop a medical center complex. The property is currently undeveloped. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the Southside Area Development Plan. The applicant is proposing a multi-phase development of a 24.75 acre tract for a medical complex, rehabilitation center, retail shops, hotel and athletic club. The property is undeveloped, except for a single-family residence on Saratoga Boulevard at the west property line. SCANNED Planning Commission Meeting August 24, 1994 Page 2 The subject property is an "L" shaped tract that wraps around The Most Precious Blood Catholic Church located on the northwest corner of Saratoga Boulevard and Carroll Lane. It has approximately 1,300 feet of frontage along Saratoga Boulevard and 480 feet on the planned extension of Carroll Lane. Properties adjacent to the west and north are zoned "R-1B" One-family Dwelling District and undeveloped. Caddy-corner to the northwest is a developed single-family subdivision, also zoned "R-1B" . To the east is The Most Precious Blood Church, zoned "R-1B", and an undeveloped "I-2" Light Industrial District tract that backs up to the single-family residences on the north. To the south across Saratoga Boulevard from the subject property is an "I-2" District mixed development that contains a plumbing business, multi-family, single-family, and mobile home uses. Saratoga Boulevard is an arterial street and Carroll Lane a collector. The applicant stated that Phase I includes a 35, 000 square foot medical complex for urgent and primary care with a specialist and diagnostic center, a backpain center, an industrial sports medicine clinic, and retail shops fronting on Saratoga Boulevard. Phase II includes a hotel (10, 000 square feet) , a skilled nursing facility (10,000 square feet) , and medical office building (20, 000 square feet) . An athletic club (30, 000 square feet) , day rehabilitation center (10,000 square feet) , athletic field and running track are proposed in the final phase. A timeframe for development was not available. Development of the subject property requires platting. At that time, dedication of right-of-way and construction of the Carroll Lane extension east of the church tying Saratoga Boulevard into Norchester Drive to the northeast and a 60 foot dedication on the northwest corner for a proposed collector street paralleling the Carroll Lane Drainage Ditch will be required. This would extend Carroll Lane from the north at Holly Road to the subject property and properties to the west. Initially, the applicant plans to develop the front portion of the tract along Saratoga Boulevard for Phase I. Phase II, which includes the medical offices, hotel and nursing facilities, is proposed in the center of the subject property. Phase III, the athletic club, fields and track, are to be located in the rear. A private street is planned for internal access, with public access being from Saratoga Boulevard and the Carroll Lane extension. Although the medical and medical related uses can be accommodated in an "AB" Professional Office District, the proposed retail uses require a "B-1" Neighborhood Business District and the hotel, athletic club and track require a "B-3" Business District or a "13-4" General Business District. The depth of the subject property extends 1,300 feet north from Saratoga Boulevard, adjacent to a large undeveloped "R-1B" zoned tract at the corner of a 0 Planning Commission Meeting August 24, 1994 Page 3 developed single-family subdivision. The extension of the Carroll Lane collector along the east boundary of the subject property to Norchester Drive could draw nonresidential traffic through a residential neighborhood. It is reasonable to assume that general business or light industrial types of development would continue to occur in the Saratoga Boulevard corridor, thereby, further increasing traffic on Carroll Lane. The requested "B-4" District is appropriate, given the subject property' s direct access to an arterial and proposed collector, the planned mixed development and its size. However, a "B-4" District on the area located behind the Church would permit locating general business uses close to an existing low-density residential subdivision. This proximity of "8-4" and "R-1B" Districts should be minimized. An "AB" District on the rear portion of the subject property that fronts the proposed Carroll Lane extension would serve as a transition use to buffer the "8-4" uses from existing single-family residences. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Nine notices were mailed, two were returned in favor and one in opposition. Staff recommends approval of a "8-4" District on 21.37 acres, excepting the rear 3.38 acres extending 307 feet west of the Carroll Lane extension, an "AB" District. Mr. Ralph Bennett, Bennett/Solka Architects, appeared for the applicant, and reaffirmed Staff's description of the project which will be constructed in three phases. He pointed out the proposed dedicated right-of-way adjacent to the drainage easement, and dedication of the street right-of-way. He concurred with Staff' s recommendation. Dr. Jairo A. Puentes, the applicant, appeared and stated that they plan to develop the subject property in order to relocate their present clinic. Their growth has been intense over the last 2 years, and they eventually want to expand to 10 doctors to provide quality service on an out-patient basis. They will not have a hospital or surgical units. Dr. Puentes continued, stating that they will develop the property environmentally friendly. In addition to their present services, they are in the process of developing a primary care center and provide specialized care. They will also expand into sports medicine. Dr. Puentes indicated that they have received the support of the Church, and plan to support and be helpful to the community. v .I Planning Commission Meeting August 24, 1994 Page 4 Mr. Al Kucera, 4936 Hakel, appealed in favor. He stated that the development will enhance the neighborhood and the subject property will be used properly. He concurred with Staff's recommendation. Mr. Bill Ward, real estate agent, appeared representing the owner of the property. He stated that Mr. Brendesky was concerned about who would purchase the property and support the church, and felt that the proposed development will. The public hearing was declared closed. Vice Chairman Canales inquired how long will it be before ground is broken, to which Mr. Bennett replied within 6 months. In answer to a question from Commissioner Perez, Mr. Harvey indicated that a through street will be dedicated as right-of-way along the drainageway, to connect to Carroll Lane extending from Holly Road to Rostoryz. Mr. Bennett replied to a question from Commissioner Perez, and stated that the proposed hotel would be no higher than two stories, and will be used by patients and their families. Dr. Puentes added that some of his patients come from out of town and cannot return home the same day. The proposed hotel will be a convenience to them. Dr. Puentes added that he wanted to make service cost effective. Commissioner Perez indicated her support for the request. In answer to a question from Commissioner Serna regarding the fence, Mr. Bennett stated that they have not planned that far, and added that the Church is important to them, and they will satisfy the Church's needs. Their intent is to be a good neighbor. Mr. Bennett answered a question from Commissioner Perez, and stated that the development will be phased over a 6-7 year period. Motion by Perez, seconded by Canales, that this application for "B-4" General Business District be forwarded to the City Council with the recommendation that Staff' s recommendation be approved. Motion passed with Bertuzzi, Hall, Noyola, Perez, Serna, Canales and Taylor voting aye, and Cook and Meinrath being absent. it Planning Commission Meeting August 24, 1994 Page 5 Diamond Shamrock, Inc. : 894-7 REQUEST: From "A-1" Apartment House District to "B-1" Neighborhood Business District on a 0 .703 acre parcel of land out of the Flour Bluff and Encinal Farm and Garden Tracts, Section 48, Lot 24, located on the southwest corner of Graham and Waldron Roads. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to "B-1" Neighborhood Business District to construct a convenience store with the sale of gasoline. The property is currently undeveloped and contains 0.703 acres. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the Flour Bluff Area Development Plan. The subject property is located at the intersection of a collector, Graham Road, and an arterial, Waldron Road. Waldron Road is currently under construction which will widen to a 4-lane road. The adjacent property to the south and west remain undeveloped and are zoned "A-1" Apartment House District. The Flour Bluff Area Development Plan recommends this area to develop with medium- density residential. A "B-1" District on the subject property would act as a transition area between the medium-density residential and the major intersection. Uses permitted in the "B- 1" District are those that are compatible with residential development. A convenience store with fuel pumps is a use that is appropriate near residential areas. Location of the subject site at the intersection of two (2) major roads is well suited for the proposed use. Development of the subject property requires compliance with standards set when a commercial use is adjacent to a residential zoning district, such as standard screening fences and additional building setbacks. The proposed development must also comply with the landscape regulations. With the aforementioned requirements, the commercial development of the subject property should have minimal impact on the adjacent residentially zoned properties. The requested "B-1" District is consistent with the adopted Flour Bluff Area Development Plan which recommends this area develop with neighborhood commercial. Mr. Gunning read to the Commission the pros and cons of this application from the Staff report (copy on file) . .. 'S Planning Commission Meeting August 24, 1994 Page 6 Two notices were mailed, none were returned in favor or in opposition. Staff recommends approval. Mr. Tim Clower appeared representing the applicant. He stated that the remaining acreage will probably be developed with single- family or multi-family residential development. No one appeared in opposition, and the public hearing was declared closed. Motion by Canales, seconded by Perez, that this application for "8-1" Neighborhood Business District be forwarded to the City Council with the recommendation that it be approved. Motion passed with 8ertuzzi, Hall, Noyola, Perez, Serna, Canales and Taylor voting aye, Cook and Meinrath being absent. Greater Midwest Enterprises, Inc. : 894-8 REQUEST: From "B-2A" Barrier Island Business District to "8-3" Business District on Padre Island No. 1, Block 14, Lots 11A through 15A, located on South Padre Island Drive (Park Road 22) across from Nueces County Park between Marquesa and Merida Drives. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to "B-3" Business District to develop a small boat repair shop, boat storage, boat wash, and sales. The property is 1.8 acres and consists of a vacant retail building and vacant lots. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements. The subject site consists of five (5) contiguous platted lots of 15, 000 square feet each that have a combined frontage along S. Padre Island Drive (Park Road 22) of 250 feet. Lots 11A and 12A are occupied by a 4, 000 square foot one-story building previously known as JITO's, and used for retail sales. The remaining three lots 13A through 15A, are vacant. The adjacent zoning is "8-2A" in all directions and the adjacent land use is undeveloped. One (1) block to the west is an "R-2" zoned subdivision partially developed with duplexes fronting on Cruiser Street. The applicant proposes to use the subject property for boat sales, retail sales, boat repairs, boat wash and rental of boat storage units not associated with the boat sales. The initial rental storage units will be one story and constructed in phases based on demand. Ultimately, the applicant plans to construct a 3- story elevator-type storage structure to accommodate up to 100 _ V V Planning Commission Meeting August 24, 1994 Page 7 boats. The applicant has indicated -there is a demand for boat rental storage units on the Island based on the number of boats he has observed stored within the subdivision, along the public right- of-way, and on vacant lots. The proposed boat repair garage is scheduled for construction in Fall 1994, and includes two bays in a 30' x 30' structure. The existing structure (JITO's) is to be used for an office, parts shop, and retail sales. The "B-2A" Barrier Island District does not permit boat repair, storage, and boat wash uses. Boat sales and storage associated with sales is allowed. The "B-2A" District was designed to provide " . . . for a wide variety of businesses, commercial and indoor/outdoor amusement uses which reflect the character of a resort area. . . This district prohibits outdoor storage of any goods. " This district also establishes strict landscaping requirements and use restrictions on the 20 foot front yard setback. Excluding driveways, 100% of the front yard must be landscaped and none of this area may be used for structures or parking. The proposed uses are consistent with Island and marina-type uses and with promoting economic development. Screening fences, landscaping, use restrictions or other measures can be used to minimize any adverse visual impact to adjacent properties and the Park Road. The Park Road serves as the Island's primary scenic corridor and access. The requested "B-3" District does not require as extensive landscaping as the 9B-2A" District. A "8-3" District is inappropriate in that it allows a wider variety of uses and increased signage. A Special Permit could accommodate the proposed uses as well as require compliance to the "B-2A" setbacks, landscaping, and standard screening fences where appropriate. Mr. Gunning read to the Commission the pros and cons of this application from the Staff report (copy on file) . Ten notices were mailed. None were returned in favor or in opposition. Staff recommends denial of the 14B-3" District, and in lieu thereof, approval of a Special Permit for enclosed boat storage units, boat wash, and boat repair subject to the following five (5) conditions: 1) USE: The only uses authorized by this Special Permit other than the basic "8-2A" Barrier Island Business District uses, are enclosed boat storage units, boat wash, and boat repair. All boats not associated with a boat sales business must be stored in an enclosed unit. Outside storage of boats not associated with a boat sales 'S Planning Commission Meeting August 24, 1994 Page 8 business is not permitted. -The boat repair facility is limited to two (2) repair bays. 2) LANDSCAPING: Landscaping must be provided in accordance with Article 27B, Landscape Requirements, for the "B-2A" District as if new construction. All plant material must be kept in a healthy, growing condition at all times. All landscaping must be installed prior to the issuance of a certificate of occupancy. 3) SCREENING: A standard screening fence with a minimum height of six (6) feet must be placed along the north, south, and west property lines. The screening fence may not be located within the street yard. A building wall may be substituted for the screening fence. The screening fence must be installed prior to the issuance of a certificate of occupancy. 4) SPEAKERS: Outside paging, speakers, or telephone bells are prohibited. 5) LIGHTING: All security lighting must be directional lighting and directed away from the residential area. Mr. Jim Sambol, the owner of the property appeared and stated that they have received endorsement from the Padre Isles Property Owners Association for his project. The project will be developed in phases, and will be completed in approximately 2 years. Commissioner Hall asked Mr. Sambol if he was familiar with Staff's recommendation. Mr. Sambol replied in the negative, and Commissioner Hall explained Staff' s recommendation. Mr. Sambol indicated that he would accept a Special Permit. No one appeared in opposition, and the public hearing was declared closed. Motion by Hall, seconded by Canales that this application for "B-3" Business District be forwarded to the City Council with the recommendation that it be denied, and in lieu thereof grant a Special Permit in accordance with Staff's recommendation. Motion passed with Bertuzzi, Hall, Noyola, Perez, Serna, Canales and Taylor voting aye, and Cook and Meinrath being absent. 4110 V Planning Commission Meeting August 24, 1994 Page 9 NEW PLATS Consideration of plats as described on attached addendum. OTHER MATTERS Mr. Harvey informed the Commission of the following City Council action: 794-3 - Doddridge Associates Joint Venture Denial. 794-4 - Calvary First Baptist Church Approved as recommended by Planning Commission. 794-5 - Snappy Lube Center and Truck Rental Approved as recommended by Planning Commission. C894-4 - City of Corpus Christi Denial. MATTERS NOT SCHEDULED Mr. Harvey reminded the Commission about the Planning Conference which will be held in El Paso October 5-8, 1994. He added that the City can send two Commissioners to the Short Course training, which is part of that conference, and highly recommended. Chairman Taylor concurred that the Short Course is an intensive training for Planning Commissioners, and highly recommended. APPROVAL OF MINUTES Motion by Canales, seconded by Hall, and passed with Cook and Meinrath being absent, that the minutes of August 10, 1994 be approved. ADJOURNMENT The meeting adjourned at 7:35 p.m. /h � ran or M. H rvey, IA, A CP Marcia Cooper J Director of Planning and D elopment Recording Secretary Executive Secretary to Planning Commission Ns? .a Planning Commission Meeting August 24, 1994 Page 10 NEW PLATS Addendum to minutes of consideration of plats. 1. 089489-P35 Creekway Subdivision, Block 2, Lots 50A & 51A (Final replat - 0.476 acre) Located west of Prairie Drive, south of Dellwood Street Owner - Gerald R. Brock Engineer - Shearer, Plog & Associates Mr. Gunning stated that Staff recommends that this plat be tabled for two weeks, pending City Council's action on an easement closure. Motion by Hall, seconded by Perez, and passed with Cook and Meinrath being absent, that this plat be tabled until brought forward by the applicant or Staff. Commissioner Noyola requested that plat No. 089493-P37 be pulled, and acted on separately. Mr. Gunning stated that there were no conditions remaining on the following plats, and Staff recommends approval as submitted. 2. 089487-P34 Barclay Grove Unit 2 (Final - 16 .852 acres) Located north and south of Lipes Boulevard, east of South Staples Street (FM 2444) Owner - Shell Development Joint Venture Engineer - Urban 3 . 089491-P36 The Lakes Unit 8A (Final - 27. 64 acres) Located west of The Lakes Unit 5B and south of Cedar Ridge Subdivision Owner - Henry L. Tucker Engineer - Shearer, Plog & Associates, Inc. 4. 089496-NP60 Barclay Townhomes, Block 1, Lot 1 (Final - 2.686 acres) Located north of Lipes Boulevard and east of South Staples Street (FM 2444) Owner - Shell Development Joint Venture Engineer - Urban 4 Planning Commission Meeting August 24, 1994 Page 11 5 . 089499-NP61 - Rina Estates Unit 1 - O.C.L. (Final replat - 53.98 acres) Located south of South Staples Street (FM 2444) between the Oso Creek and County Road 41. Owner - King Estates, Inc. Engineer - Shearer, Plog & Associates, Inc. 6 . 0894100-NP62 Mariners Watch, Block 1, Lota 1-26, Tracts A, B & C - O.C.L. (Final replat - 12 .97 acres) Located on Mustang Island between SH 361 and the Gulf of Mexico, approximately 7-1/2 miles south of Port Aransas, Texas Owner - Charles R. Goodrich, Jr. Engineer - J.L. Brundett, Jr. 7. 0894101-NP63 Saratoga Place, Block 8, Lots 1C & 2A (Amending Plat) (Final Replat - 0.843 acres) Located north of South Padre Island Drive (SH 358) between South Bay Addition and the Cayo Del Oso Owner - Bob Black Engineer - Voss & Voss No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Canales, seconded by Noyola, and passed with Cook and Meinrath being absent that the above plat be approved as submitted. 8. 089493-P37 Molina Subdivision, Block 1, Lot 5A (Final replat - 0.195 acre) Located west of Molina Drive between Horne Road and Bloomington Street Owner - Apolonio Galvan III Engineer - David A. Pyle Commissioner Noyola indicated that he had no questions on this plat. Mr. Gunning stated that there were no conditions remaining on this plat, and Staff recommends approval as submitted. Planning Commission Meeting August 24, 1994 Page 12 No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Noyola, seconded by Perez, and passed with Cook and Meinrath being absent, that this plat be approved as submitted. (H512MC)