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HomeMy WebLinkAboutMinutes Planning Commission - 04/23/1993 MINUTES PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL APRIL 23, 1993 - 6:30 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Lamont Taylor, Vice Chairman Robert Canales Ralph Hall Lupe Longoria Jake Sanchez MEMBERS ABSENT: Alma Meinrath STAFF PRESENT: Brandol M. Harvey, AIA, AICP Director of Planning and Development Marcia Cooper, Recording Secretary Michael Gunning, Senior Planner Norbert Hart, Assistant City Attorney CALL TO ORDER ._ Chairman Mims called the meeting to order at 6:35 P.M. , and described the procedure to be followed. PUBLIC HEARING NEW ZONINGS Mr. Manuel Z. Treviflo: 493-2 REQUEST: From "R-1B" One-family Dwelling District with a "SP" Special Permit to "AB" Professional Office District, being Woodlawn Estates, Block 3, Lot 1, located on the southwest corner of McArdle Road and Woodlawn Drive. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change from "R-1B" One-family Dwelling District with a "SP" Special Permit to "AB" Professional Office District to construct a 144 square foot storage building, increased signage, and possible meeting hall expansion. The property is currently occupied by the Del Mar Masonic Lodge meeting Hall. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements. The applicant is requesting an "AB" Professional Office District in order to add a 144 square foot storage shed and a 6 square foot wall sign, and future lodge expansion. The existing SCANNED Planning Commission Meeting April 21, 1993 Page 2 Special Permit limits the floor area to the existing 2,100 square feet. The requested "AB" District allows the requested uses, and permits a 20 square foot wall sign It also allows non-residential uses which could impose some pressure on the residential properties to the south to convert to non-residential uses. The masonic lodge does not require an "AB" District to be permitted as a matter-of- right. The least intense district that would permit a lodge is an "A-1A" Apartment House District. The subject property, with its street frontage exceeding 100 feet, would be permitted a forty (40) square foot wall-mounted or freestanding sign. The "A-1A" District also protects the residential area from more intensive non- residential uses allowed in the "AB" District. The "A-1A" District is a multi-family residential district with a building height comparable to the adjacent "R-1B" District properties. The subject property has direct access to a collector and a local residential street. One block to the west is an existing . "B-1" District developed with apartments and retail uses. ,. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (Copy on file) . Fifteen notices were mailed, two were returned in favor and none in opposition. Staff recommends denial of the "AB" Professional Office District, and in lieu thereof, approval of an "A-1A" Apartment House District. Mr. Manuel Trevino, 1037 Zarsky Street, appeared representing the Masonic Lodge. He stated that they wish to build a storage shed in which to store their equipment. The intended shed would not be covered under the existing special permit, hence this request for rezoning. In response to an inquiry, Mr. Trevino indicated he agrees with the "A-1A" zoning classification. No one appeared in opposition, and the public hearing was declared closed. Motion by Canales, seconded by Hall, that this application for "AB" Professional Office District, be forwarded to the City Council with the recommendation that it be denied, and in lieu thereof that an "A-1A" Apartment House District be approved only to build a storage shed. Discussion ensued on the motion, and Commissioner Hall withdrew his second, and Commissioner Canales amended the motion as follows: Motion by Canales that this application for "AB" Professional Office District, be forwarded to the City Council with the Planning Commission Meeting April 21, 1993 Page 3 recommendation that it be denied, and in lieu thereof that an "A- 1A" Apartment House District be approved. Motion was seconded by Hall, and passed with Canales, Hall, Longoria, Sanchez, Taylor and Mims voting aye, with Meinrath being absent. The Junior League of Corpus Christi: 493-3 REQUEST: From "A-2" Apartment House District and "B-4" General Business District to "B-5" Primary Business District on all of Lot K, Blucher Arroyo Tract, part of C.F.H. Von Blucher Home Tract, part of the original Felix A. Blucher eight-acre tract, all of the Julia A. Von Blucher home place, and part of the C.E.H. Von Blucher and George Blucher Arroyo Tracts, located on the west side of North Carrizo Street, approximately 80 feet south of Blucher Street. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change from "A-2" Apartment House District and "B-4" General Business District to "B-5" Primary Business District to convert three (3) residences into a museum, meeting halls, offices, and a security office with caretaker' s quarters. The property is currently occupied by single-family residences and offices for a non-profit organization. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the South Central Area Development Plan. The subject property contains three (3) historically significant homes, zoned "A-2", which the applicant is restoring. The southernmost house containing 800 square feet is proposed to be used as a security office and caretaker' s quarters. The center house containing 4,488 square feet is the main structure which will include the proposed museum (1,325 square feet) on the ground floor and meeting rooms and offices on the top floor. The northernmost house, 4, 156 square feet, contains offices and exhibit rooms. That portion of the property zoned "B-4" , located to the rear along the Waco Street frontage, is vacant and being used, in part, as a protected bird habitat. The subject property is located at the center of the Blucherville site developed by the von Blucher family in 1849 . The two (2) historical prominent homes on the subject property were built in 1880 and 1910. Because of the period of constructed and architectural style of the homes, the Corpus Christi Historic Site Survey has given these homes a high priority for historical Planning Commission Meeting April 21, 1993 Page 4 designation. The Preservation Plan, adopted in March 1992, identifies the Blucher Park Area as historically significant. Although the restoration of the homes is currently underway, the applicant plans to request an "HC" Historical/Cultural Landmark Preservation Overlay District, at a later date. An "HC" designation would provide more effective assurances for preserving the structure' s historical integrity. The Blucherville area is bounded by a "8-5" District on three (3) sides and an "I-3" Heavy Industrial District on the remaining side across Waco Street. The subject property is separated from the "8-5" District by a single-family residence and a flower shop to the north, a child care center to the south, and a wildlife sanctuary (Blucher Park) to the east. With the exception of the only remaining single-family residence adjacent to the north, all of the other uses are non-residential and are permitted in a "8-5" District. The applicant' s proposed uses could be accommodated in the less intensive "B-4" District, however, the predominant zoning in the area is "B-5" . There are some differences between the "B-4" and "8-5" Districts regarding uses, setbacks and parking. A "B-5" district permits light manufacturing uses not allowed in a "B-4" district and prohibits single-family and two-family dwellings that are allowed in a "B-4" district. The proposed caretaker's quarters is to be located within the security office structure. There are no required setbacks in the "8-5" District, whereas, the "B-4" District requires a twenty (20) foot front yard setback. Neither district has a height and floor area limitation. The parking requirements between the two districts vary in that the "8-5" district provides reduced parking requirements for certain uses, sometimes as much as 50% of the normal requirement. Based on information provided by the applicant, the total parking requirement for the proposed uses under the requested "B-5" district is 43 spaces as opposed to 44 spaces under "8-4" . The only proposed use with a different parking requirement is the museum, a difference of one (1) parking space. The "8-4" District would require 11 parking spaces and the "3-5" District requires 10 spaces. The parking requirement for dwelling units, offices is the same for both districts. At this point, the applicant can provide only 20 on-site parking spaces. They are awaiting approval of a joint parking agreement with Nueces County to allow them to use the County parking lot across Blucher Street for the remainder of their required parking. The County parking lot is within 300 feet of the subject property as required by ordinance. Planning Commission Meeting April 21, 1993 Page 5 Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Ten notices were mailed, one was returned in favor and none in opposition. Staff recommends approval. Ms. Karen Liedeker, 3721 Aransas, appeared representing the applicant, and stated that she would answer any questions. No one appeared in opposition, and the public hearing was declared closed. Motion by Taylor, seconded by Canales, that this application for "B-5" Primary Business District be forwarded to the City Council with the recommendation that it be approved. Motion passed with Canales, Hall, Longoria, Sanchez, Taylor and Mims voting aye, and Meinrath being absent. NEW PLATS Consideration of plats as described on attached addendum. OTHER MATTERS Mr. Harvey reminded the Planning Commission that they are required to file their financial statements with the City Secretary's Office by the end of the month. Failure to comply will result in automatic termination from the Commission. * • • * • * • a • • • * Mr. Harvey informed the Commission that Mr. Kam has been terminated from the Planning Commission due to absence from meetings. Appointments to the Commission will be on the City Council ' s agenda for May 4, 1993 . Mr. Harvey referred to a plat appeal for property located on Ocean Drive. He stated that at the time the plat and plat appeal were heard by the Planning Commission, City Staff informed the Planning Commission that all prior plats along Ocean Drive had contributed right-of-way. Subsequent to the Planning Commission's action, Planning Staff did additional research and found that was not so. Staff has discussed the matter with the applicant, and recommends that the property owner not be required to dedicate right-of-way at this time, but it will be obtained in the future. He must set back the structure in anticipation of that future right-of-way, and give the City a 3 ' easement now to construct Planning Commission Meeting April 21, 1993 Page 6 sidewalk and bikeway. He added that only the City Council can take that action in accordance with the City Charter. Commissioners discussed the appeal process. Mr. Harvey informed the Commission that Staff is suggesting to City Council to develop the policies necessary, and amend the ordinances as appropriate to give the Planning Commission the direction necessary so that the Commission can waive right-of-way based on what City Council adopts. Mr. Hart added that if Planning Commission had accepted the appeal, it would require a majority vote, and the appeal would still be forwarded to City Council. Commissioner Taylor addressed the question of equity, and Mr. Harvey responded that equity should be considered in requirements. In this case, right-of-way should have been dedicated since 1987 when the City Charter was amended to require right-of-way through the platting process. Even since 1987, property along Ocean Drive has been platted and right-of-way was not obtained, so in fairness to the subject property owner, Staff felt that it was appropriate to recommend to City Council to deviate from the Comprehensive Plan. He stressed that there is a need to establish the criteria, policies and regulations which will allow the Commission to grant waivers. In response to a question regarding a building line, Mr. Harvey explained that it is a line that should be shown on the plat to determine future right-of-way, and would prohibit a structure between the line and the existing right-of-way line. * * * * * * * * * * * MATTERS NOT SCHEDULED Mr. Harvey indicated that Staff does not expect the status of the Economic Stimulus Appropriations before the May 4, 1993 Community Development Block Grant (CDBG) public hearing before the City Council, therefore, the City Council hearing will be delayed for at least one week. It is possible that the Staff will come back to the Planning Commission on May 5th, requesting advice. Chairman Mims referred to a letter to City Council with Planning Commission's CDBG recommendations, stating that she had revised the section dealing with the Women' s Shelter, because the Commission had been very specific about funding the Women' s Shelter. She indicated that Staff assured them that that funding would come out of the Home Program, not from the Economic Stimulus package or CDBG. Planning Commission Meeting April 21, 1993 Page 7 CITY COUNCIL ACTION Mr. Harvey reported on the following City Council action: 393-2 Xclusively Yours Boutique and Salon Approved. APPROVAL OF MINUTES Motion by Taylor, seconded by Sanchez, and passed with Meinrath being absent, that the minutes of the regular meeting of April 7, 1993 be approved. ADJOURNMENT The meeting adjourned at 7:17 p.m. A r ZitA . ando M. H-rvey Marcia Cooper Director of Planning Recording Secretary Executive Secretary to Planning Commission Planning Commission Meeting April 21, 1993 Page 8 NEW PLATS Addendum to minutes of consideration of plats. 1. 049329-P13 Brighton Village Unit 5 (Preliminary - 17± acres) Located northeast of Lipes Boulevard between Brockhampton and Cimarron Boulevard Owner - Bo Cox Engineer - Urban Mr. Gunning stated that there were no conditions remaining on this plat, and Staff recommends approval as submitted. Chairman Mims questioned the park requirement, and Mr. Gunning responded that there are no existing parks in the area, and Park and Recreation Department requested that cash be paid in lieu of land donation. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Sanchez, seconded by Taylor, that this plat be approved. Motion passed with Canales, Hall, Longoria, Sanchez, Taylor and Mims voting aye, and Meinrath being absent. TIME EXTENSION 1 . 109278-NP52 Park Plaza Annex, Lots 2E through 2H (Final Replat - 3 .99 acres) Located between South Staples Street and McArdle Road, approximately 1, 000 feet west of their intersection. Owner - Roy Smith & W.M. Bevly Engineer - Bass & Welsh Mr. Gunning stated that the Commission considered this plat on November 4, 1992, which was approved. As a requirement of recordation of the plat, water, sanitary sewer, street, and storm drainage construction, as well as payment of utility fees was imposed. The owner' s engineer is requesting a six-month time extension to allow additional time to complete construction plans for approval and awarding of contracts. Staff recommends approval. Planning Commission Meeting April 21, 1993 Page 9 Commissioner Hall asked if the owner will be required to install signalization if there will be a left turn at Staples and McArdle. Mr. Gunning answered in the affirmative. Mr. Harvey added that Staff is not sure if there will be a left turn at Staples/McArdle immediately, but if the owner desires the left turn, it was Staff' s understanding that he would pay for the signalization. Motion by Hall, seconded by Sanchez, that this plat be granted a six-month time extension. Motion passed with Hall, Longoria, Sanchez, Taylor and Mime voting aye, Canales voting nay, and Meinrath being absent. (E336MC)