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HomeMy WebLinkAboutMinutes Planning Commission - 06/15/1994 V MINUTES PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL JUNE 15, 1994 - 6:30 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Lamont Taylor, Vice Chairman Michael Bertuzzi Robert Canales Laurie Cook Ralph Hall Alma Meinrath Sylvia Perez Richard Serna STAFF PRESENT: Brandol M. Harvey, AIA, AICP, Director of Planning and Development Marcia Cooper, Recording Secretary Miguel Saldafla. City Planner Norbert Hart, Assistant City Attorney Carl Crull, Director, Engineering Services CALL TO ORDER Chairman Mims called the meeting to order at 6:30 p.m. , and described the procedure to be followed. PUBLIC HEARING NEW ZONING Harry Williams: 694-2 REQUEST: From "12-1B" One-family Dwelling District to "B-1" Neighborhood Business District on Colonia Hidalgo, Block 6, Lot 14C, located on the south side of West Point Road, approximately 100 feet west of Barrera Drive. 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 for a furniture and appliance resale business. The property is currently undeveloped. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the Westside Area Development Plan. The applicant is proposing to open a used furniture/appliance sales business. He requires a "B-1" District on the subject lot in order to develop the property in conjunction with the adjacent SCANNED Net Planning Commission Meeting June 15, 1994 Page 2 "B-1" zoned lots. The "B-1" District permits repair of furniture and appliances to be sold, but does not permit outside storage. The subject property fronts on an arterial street (West Point Road) and has no direct access to local residential streets, consistent with the Corpus Christi Policy Statements. Furniture and appliance stores usually involve use of large trucks, which makes the subject property's arterial access and proximity to a freeway (South Padre Island Drive) a plus. A "B-1" District on the site would be an extension of the adjacent "B-1" District to the east and west. Although rezoning the subject property increases the number of lots zoned "B-1" District, but could reduce the number of vacant commercial lots when developed. The "B-1" District is also the least intensive business considered compatible when adjacent to single-family residences. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Twenty six notices were mailed, one was returned in favor and two in opposition. Staff recommends approval. Mr. Harry Williams, the applicant, appeared and informed the Commission that if the zoning is granted, he would develop the property immediately. He noted that properties to the east and west are zoned "B-1", and the subject property would not be attractive for single-family development. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Canales, seconded by Cook, and passed unanimously that this application for "B-1" Neighborhood Business District be forwarded to the City Council with the recommendation that it be approved. Gabe Lozano, Jr. : 694-3 REQUEST: From "R-1B" One-family Dwelling District to "AB" Professional Office District on Phillips Addition, Block A, Lot 14, located on the east side of Cleo Street, approximately 70 feet north of Baldwin Boulevard. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to "AB" Professional Office District to improve the V 181. Planning Commission Meeting June 15, 1994 Page 3 property to be used as a parking lot for the adjacent insurance office. The property is currently used as a parking lot. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the Westside Area Development Plan. The proposed parking lot is a continuation of the primary office use and parking area adjacent to the south. Since the primary use (Lozano Insurance) , zoned an "AB" District, is adjacent, the new parking would be considered an expansion of the existing premise. The requested "AB" District would permit the parking expansion and would be a more appropriate zoning district for this area in that it affords more protection to the surrounding residences than other non-residential district. The subject property fronts on a local residential street (Cleo Street) , and is directly across the street from a funeral home which is zoned "B-1" Neighborhood Business District. Expansion of the "AB" District onto the subject property would not adversely impact the surrounding uses. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Twenty notices were mailed, none were returned in favor or in opposition. Staff recommends approval. Mr. Gabe Lozano, Jr. , the applicant, appeared and stated that he wishes to have the property rezoned for employee parking. He indicated that Mr. Victor Gonzales, at 2618 Cleo is in favor of the request. No one appeared in opposition, and the public hearing was declared closed. Motion by Hall, seconded by Taylor, that this application for "AB" Professional Office District be forwarded to the City Council with the recommendation that it be approved. Motion passed unanimously. Sunrise Clock Shovue, Inc. : 694-4 REQUEST: From "R-1B" One-family Dwelling District to "B-1" Neighborhood Business District on Alameda Park, Block 6, Lots 33 and 34, located on the east side of Everhart Road, approximately 250 feet south of Avalon Street. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a \, r/ Planning Commission Meeting June 15, 1994 Page 4 zoning change to "B-1" Neighborhood Business District to operate a clock repair and retail sales shop. The subject lots are currently occupied by a single-family residence. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements. The applicant is requesting a "B-1" Neighborhood Business District on Lots 33 and 34 in order to operate a clock repair and sales business. He intends to convert the existing residence on Lot 34 into the clock business. The residence on Lot 33 would remain as a rental dwelling unit and held for future expansion or additional parking. In March 1986, on Lots 33 and 34, the City Council denied an "AB" Professional Office District request and granted a Special Permit for offices with a condition that both properties share a common driveway. The redevelopment never occurred and the Special Permit expired. The neighborhood has not gone through any major land use changes since these properties were attempted to be rezoned, although the traffic volume on Everhart has increased. The subject properties have direct access to a major arterial street (Everhart Road) and no direct access to a local residential street. They are adjacent to single-family residences to the south and east. Across Everhart Road, the residences side onto the street, The closest business district is along Avalon Street, 252 feet north of the subject property. Allowing the business zoning to occur along this portion of Everhart Road almost ensures that the remaining lots on the blockface would be stripped out with commercial zoning for small businesses. The net effect of transition to business uses is increased traffic and left turns on Everhart Road, creating a higher amount of traffic flow conflict between commercial driveways and travel lanes. This blockface is under pressure to convert to commercial zoning, therefore, any change to a non-residential district would accelerate the domino effect. To protect the area and reduce the potential of another blockface being commercially stripped, Staff recommends denial. Mr. Joel Ferris, the applicant, appeared and stated that he has a small family-oriented business, with not much in and out trade, therefore, he would not be increasing the traffic on Everhart Road. His business would be similar to a residence with a sign in the front. He clarified that he would be selling and repairing clocks. Mr. Ferris added that he purchased Lot 33, and he will purchase Lot 34 if the rezoning is granted. Mr. Fred Dickinson, 4659 Everhart Road, Suite 215, appeared in favor, stating that he is the listed agent for the property. He (110 140 Planning Commission Meeting June 15, 1994 Page 5 was of the opinion that the trend is to change that side of Everhart in that block to business. He noted that one side of Everhart in that area is residential, therefore, traffic would not be as much. He asked that the request be recommended for approval. No one appeared in opposition, and the public hearing was declared closed. In response to a question from Chairman Mims, Mr. Harvey indicated that Staff is in the process of determining if American Carpet Cleaners is a legal nonconforming commercial use or a home occupation use, and if it is a home occupation use, whether it meets the criteria or not. He added that the use appears to be commercial, and noted that it is not a grandfathered use. Commissioner Hall stated that he is opposed to the rezoning because of the residences across Everhart from the subject property, which would be impacted; it would create a domino effect with a lot of small businesses having traffic coming and going on Everhart, creating traffic congestion. In answer to a question from Commissioner Cook, Mr. Harvey responded that there are four traffic lanes on this portion of Everhart. Commissioner Perez concurred with Commissioner Hall's comments. In answer to a question from Vice Chairman Taylor, Mr. Gunning stated that the previous special permit on the subject properties expired, because one condition of the special permit was to replat the two lots into one. Motion by Perez, seconded by Hall, that this application for "B-1" Neighborhood Business District be forwarded to the City Council with the recommendation that it be denied. Motion passed with Bertuzzi, Cook, Hall, Meinrath, Perez, Serna, Taylor and Mime voting aye, and Canales voting nay. NEW PLATS Consideration of plate as described on attached addendum. COMPREHENSIVE PLAN Mr. Payne presented a memorandum with a list of proposed changes to the draft Southeast Area Development Plan. He indicated that only two major areas of the plan are still unresolved; land use in the Spohn Neighborhood, and the connection of Third Street with Santa Fe Drive. \. 'S Planning Commission Meeting June 15, 1994 Page 6 Commissioner Hall commended Staff on the proposed revisions, but disagreed with the proposed land use on the property located east of Ennis Joslin Road, and between Pelican Bay Subdivision and McArdle Road. He suggested that Staff consider a residential land use for this property. Staff responded that they would look at the property, however, the proponent for the property has already indicated that he would strongly oppose any change to land use or zoning. Discussion continued on the Ennis Joslin property, and Staff agreed to provide more detail at the next Planning Commission meeting. Ms. Gloria Perez, 1317 7th Street, appeared and stated that she was pleased with the Plan, so far, and would be discussing it with their neighborhood association. The public hearing was declared closed. OTHER MATTERS Mr. Harvey informed the Commission of the following City Council action: - Second and Final Reading of Ordinance annexing a 7.65 acre tract of land comprised of public and railroad right-of-way. - Proposed amendments to billboard regulations • C394-2 City of Corpus Christi Mr. Harvey stated that the above items are still tabled by the City Council, but it is expected that all three items will be on the City Council's agenda of June 28th for completion, and the billboard regulation will probably be on the agenda of June 21st as a first reading. Staff has had two meetings with the billboard industry. The draft regulations were as explicit as possible in bringing Corpus Christi's standards to be the same as the State's. In meeting with the billboard industry, Staff feels that they have arrived at several alternatives to present to City Council for them to choose the level of regulation they desire. MATTERS NOT SCHEDULED Chairman Mims informed the Commission that she received a letter from the City Secretary advising her that the following terms expire in July 1994: Michael Bertuzzi Alma Meinrath Shirley Mims ii+ Planning Commission Meeting June 15, 1994 Page 7 Chairman Mims explained that Commissioners Bertuzzi and Meinrath are eligible for reappointment, and both Commissioners indicated their desire to be reappointed. Chairman Mims indicated that she will send a letter to the City Secretary to that effect. She also stated that if Commissioners know of anyone who is interested in serving on the Planning Commission to invite them to submit a resume to the City Secretary' s Office. Mr. Harvey reminded the Commission that Staff had brought to them the Transportation Plan amendment which basically reiterated a number of things that were in Area Development Plans which were adopted by resolution, with some minor changes. Staff will add to the package that will go to City Council, but exactly as the Planning Commission approved it. APPROVAL OF MINUTES Motion by Taylor, seconded by Canales, and passed unanimously that the minutes of June 1, 1994 be approved. Mr. Harvey stated that the Spohn Area Neighborhood Association suggested a correction to the May 4, 1994 minutes. Mr. Payne explained that the May 4, 1994 minutes, under Comprehensive Plan, indicated that he had met with the Spohn Area Neighborhood Association, which is incorrect. The residents of that neighborhood would like that changed. Chairman Mims advised Staff to place an item on the agenda for the next regular meeting to correct the May 4, 1994 minutes. ADJOURNMENT The meeting adjourned at 8:17 P.M. Hrandol M. Harvey, AIA, AIC Marcia Cooper Director of Planning and Development Recording Secretary Executive Secretary to Planning Commission re. .i Planning Commission Meeting June 15, 1994 Page 8 NEW PLATS Addendum to minutes of consideration of plate. 1. 059462-P23 Perry' s Estates, Block 1, Lots 26-37 (Final - 3 .860 acres) Located east of Dove Lane and south of Graham Road Owner - H.E. Savoy Engineer - Bass & Welsh Mr. Gunning stated that the original submission of a preliminary and final plat were withdrawn and resubmitted as one final plat. There were no conditions remaining on this plat. The owner has agreed to extend sewer to all lots, and Staff recommends approval of the plat as submitted. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Cook, seconded by Canales, and passed unanimously that this plat be approved. 2 . 069468-NP43 Huntington Park Unit 2 (Preliminary - 48* acres) Located southwest of the intersection of Saratoga Boulevard (State Highway 357) with South Staples Street (FM 2444) Owner - Hunt Enterprises, Ltd. Engineer - Urban Mr. Gunning stated that there were no conditions remaining on this plat, and Staff recommends approval as submitted. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Taylor, seconded by Canales, and passed unanimously that this plat be approved. 3 . 069469-NP44 Huntington Park Unit 2, Block 1, Lots 1, 2 & 3 (Final - 9.458 acres) Located southwest of the intersection of Saratoga Boulevard (State Highway 357) with South Staples Street (FM 2444) Owner - Hunt Enterprises, Ltd. Engineer - Urban V Planning Commission Meeting June 15, 1994 Page 9 Mr. Gunning stated that there were no conditions remaining on this plat, and Staff recommends approval as submitted. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Cook, seconded by Perez, and passed unanimously that this plat be approved. (H482MC)