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HomeMy WebLinkAboutMinutes Planning Commission - 06/03/1992 MINUTES PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL JUNE 3, 1992 - 6 :30 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Robert Canales Ralph Hall Jake Sanchez William Sanderson Ro Wickham MEMBERS ABSENT: Mike Karm, Vice Chairman Alma Meinrath Lamont Taylor STAFF PRESENT: Brandol M. Harvey, AIA, AICP Director of Planning & Development Marcia Cooper, Recording Secretary Michael Gunning, Senior Planner Ruben Perez, Assistant, City. Attorney CALL TO ORDER PUBLIC HEARING NEW ZONINGS Chairman Mims called the meeting to order, at 6 :35 p.m. , and described the procedure to be followed. She stated that the owners of the tabled on the agenda have asked for further tabling of that plat. Mr. Yunbae Choe: 692-1 - REQUEST: From "B-1" , Neighborhood Business District to "B-3" Business District on Block B, Casa Linda Estates Unit 4, located on the south corner of South Staples Street and Kostoryz Road. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change from "B-1" Neighborhood Business District to "B-3" Business District to convert the existing service bays for expansion of a convenience store, and relocate the bays at another location on site. The property is currently occupied by a service station with three (3) service bays. SCANNED • PlanningCommission Meeting June 3, 1992 Page 2 Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements . The applicant is requesting a change of zoning to "B-3" Business District in order to relocate and construct three ( 3 ) service bays . The applicant proposes to expand his existing convenience store into the existing service bays . The subject property has frontage along two (2) major intersecting arterials South Staples Street and Kostoryz Road. It is bordered on the southeast by multi-family dwellings zoned "A-1" and on the southwest by a two-story apartment complex and vacant retail center zoned"B-1" . Developments on the "A-1" and "B-1" properties could function as a buffer between the single-family residences to the south and the requested "B-3" District. The adopted Corpus Christi Policy Statements indicate that a desirable land use pattern buffers low-density residential areas ( "R-.1B" from higher intense. non-residential uses ( "B-'3" ) by medium-intensity uses such as allowed in an "A-1" or "B-1" District. The current sign allowance would be increased under the "B-3" District. Under the "B-1" District, the property is limited to one (1) freestanding sign per premise within the 20 foot front yard, not to exceed a height of 20 feet or total area of 40 square feet. . The "B-3" District permits unlimited signage as to height and number of freestanding signs located behind the 20 foot front yard, not to exceed 25 feet in height and 40 square feet in total area. Excessive signage and sign height could possibly be_ detrimental to the nearby residences . In July/August, the Planning Commission recommended, and City Council approved a change of zoning from "B-1" to "B-4" on a similar piece of property located at. South Alameda and Airline Road. This case involved an existing non-conforming full service station located at two (2) arterials buffered by apartments zoned "B-1" with single-family residences behind the apartments . Due to the subject property's direct access to two major arterials and surrounding "B-1" and "A-1" zoning buffer from single-family areas,_ the "B-3" District is appropriate at this location. Mr. Gunning read to the Commission the pros and cons of this application from the Staff report (copy on file) . Nine notices were mailed, none were received in favor and one in opposition from the Principal of - Ray High School. Staff recommends approval. Planning Commission Meeting June 3, 1992 Page 3 Mr. Jeff Choe, 802 Berry, and general contractor for the project, appeared and stated that they would like to remodel their service station under the new Texaco 2000 system. They will have a 1,000 - 1,500 square foot convenience store added to the gas station, and they will relocate their existing bays in order to expand the convenience store. Mr. Choe informed the Commission that Mr. Yunbae Choe is the owner and operator of the gas station. Chairman Mims asked if they plan on installing larger signs . Mr. Yunbae Choe, 3201 South Staples, and owner of the property, appeared and stated that they do not have a sign program at this time. Commissioner Canales assumed that the principal of Ray High School was concerned about students crossing the arterial street. He felt that more students will cross Staples Street to visit the convenience store, and was concerned with heavy traffic on Staples Street. Mr. Jeff Choe pointed out that if students want to visit the Circle K store, they have to cross two streets . Mr. Yunbae Choe stated that he is working with the Principal of Ray High School. He explained that students from Ray High School can only leave the campus during the lunch hour, and only if they have written permission from their parents . Mr. Harvey pointed out that "B-3" zoning allows uses that are not contemplated by the applicant, such as bars, pool halls and video arcades . That may well be the concern of the principal . The Planning Commission might consider a special permit to allow the applicant what he wants to do without allowing all the possible "B- 3" uses . The special permit would also limit signage to the base zoning allowance. Chairman Mims asked Mr. Yunbae Choe if he understood a special permit, to which he replied in the affirmative. Mr. Choe stated he did not need or intend to have additional signage. No one appeared in opposition, and the public hearing was declared closed. Mr. Harvey stated that if the Planning Commission is desirous of considering a special permit, they could take action on the intent of the special permit, and a site plan could be made ready for City Council's consideration. He added that if the applicant was granted a special permit under "B-1" zoning, he would have unlimited wall signage'. Planning Commission Meeting June 3, 1992 Page 4 Motion by Wickham, seconded by Hall, 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 that a special permit for a service station with three service bays and convenience store with. "B-1" District limitations be approved. Motion passed with Canales, Hall, Sanchez, Sanderson Wickham and Mims voting aye, and Meinrath, Taylor and Karm being absent. Scott Electric Company, Inc. : 692-2 REQUEST: From "R-1B" One-family Dwelling District to "I-2". Light Industrial District on Lots 3 and 4, Block 8, Shoreline Park, located on the south side of John Street, approximately 100 feet west of N. Port Avenue. 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 to "I-2" Light Industrial District to expand the adjacent warehouse located on Lots 5 and 6, The property is currently occupied by outside storage and parking for an adjacent electrical maintenance company. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the Westside Area Development Plan. The applicant is requestinga change of zoning to "I-2" Light Industrial District in order to expand the adjacent warehouse onto the subject property. . The subject property, Lots 3 and 4, is currently used for outside storage and parking for the adjacent commercial electrical business, warehouse and offices to the east. Additional space is needed ' for their proposed warehouse expansion onto Lots 3 and 4 . The Westside Area Development Plan recommends that the subject property develop with light industrial uses. The requested "I-2" District complies with the Area Development Plan recommended land use and is considered a logical extension of an existing business, as well as' the "I-2" zoning and uses along the North Port Avenue corridor. The site meets the minimum lot size and frontage guidelines for converting a residentially zoned property to a nonresidential use. Development of the subject property would require a screening fence along the rear and side property lines adjacent to residential zoning and compliance with the Landscape Ordinance. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Planning Commission Meeting June 3, 1992 Page 5 Twenty three notices were mailed, three were returned in favor and none in opposition. Staff recommends approval. Mr. Bryon Dryden, Ingleside, appeared for the applicant, and stated that they need space for warehouse expansion. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Canales, seconded by Sanderson that this application for "I-2" Light Industrial District be forwarded to the City Council with the recommendation that it be approved. Motion passed with ,Canales, Hall, Sanchez, Sanderson, Wickham and Mims voting aye, and Meinrath, Taylor and Karm being absent. Mr. Richard L. Garza: 692-3 REQUEST: From "R-1B" One-family Dwelling District to "AB" Professional Office District on Lot 11D, Block 9 , Gardendale Subdivision, located on the north corner of Holly Road and Burton Lane. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a change of zoning from "R-1B" One-family Dwelling District to "AB" Professional Office . District toopen an insurance office. The property is currently a vacant single-family residence. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements and quoted from the Southside Area Development Plan. The applicant is requesting a change of zoning to "AB" Professional Office District to replace the existing residential structure with an insurance office building. The residential structure is currently vacant. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements and quoted from the Southside Area Development Plan. The applicant is requesting a change of zoning to "AB" Professional Office District to replace the existing- residential structure with an insurance office building. The residential structure is currently vacant. The subject property is located at the intersection of an arterial, Holly Road, and a local residential street, Burton Lane. Planning Commission Meeting June 3, 1992 Page 6 The adjacent property to the northeast is zoned for and developed with single-family residences . The adjacent property to the northwest fronting Holly Road is zoned "AB" Professional Office District and developed with a private school. The requested "AB" District is considered an extension of this "AB" District and would not adversely impact the single-family residences to the northeast. Previous decisions by the Planning Commission and City Council have indicated that "AB" District is appropriate on properties having frontage along Holly Road between Everhart Road and South Staples Street. The subject property fronts on Holly Road within this area and is situated between an "AB" District to the northeast and an "R-2" Multiple Dwelling District to the southeast. An office developmenton. the subject property will be buffered from the adjacent residential development to the northeast by a screening fence and from the residential development to the southwest by an arterial and railroad right-.of-way. Therefore, the extension of the "AB" District onto the subject property would not adversely impact the area. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Fourteen notices were mailed, two were returned in favor and one in opposition. Staff recommends approval. Mr. Gunning added that he talked with Mr. Maxwell who submitted the notice in opposition and explained that his property was not being rezoned, but he was being notified in accordance with State Law. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Hall, seconded by Sanderson that this application for "AB" Professional Office District be forwarded to the City Council with the recommendation that it be approved. Motion approved with Canales, Hall, Sanchez, Sanderson, Wickham and Mims voting aye, and Meinrath, Taylor and Karm being absent. City of Corpus Christi: C692-4. REQUEST: From "I-2" Light Industrial District and "I-2" Light Industrial District with a "SP" Special Permit to "A-2" Apartment House District on Block 2, Chamberlain Subdivision; Block 2, Steele & Laughlin Addition; and Block 2, Morris ,& Mitchell's extension of South End Addition, bounded by Marguerite, South Alameda, Morris, and Eleventh Streets. Planning Commission Meeting June 3, 1992 Page 7 Mr. Gunning described the land use and zoning in the surrounding area, and stated that the City of Corpus Christi is considering a zoning change from "I-2" Light Industrial District and "I-2" Light Industrial District with a "SP" Special Permit for a single-family residence to "A-2" Apartment House District on Block 21, Chamberlain Subdivision and Block 2, Steele and Laughlin Addition. The purpose of this request is to protect an existing residential neighborhood from non-residential encroachments and to bring the residential uses into conformance with the Zoning Ordinance; The property is currently occupied by single-family residences and apartments . Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the South Central Area Development Plan. A zoning change to an "A-2" Apartment House District is being requested to allow the existing residences to become conforming and protects them from industrial intrusion. The "I-2" Light Industrial District on the subject property does not permit any residential or lodging uses . The predominant use on the subject property, Block 2, and Block 21, is single-family residential with some apartment buildings . The property has been predominantly residential since the 1960s, based on review of aerial photo archives . No industrial uses occur on the subject blocks . The South Central Area Development Plan recommends that Blocks 2 and 21 develop with industrial uses . The property was zoned for commercial uses in 1942 and for light industrial uses in 1948 . In 1974, the "I-2" District was amended to discontinue the allowance of residential uses, making the existing residences non-conforming. The property has remained residential with no intrusion from industrial uses, and therefore, should be considered for possible rezoning to a residential district. The extension of the "A-2" Apartment House District from the south onto the block seems logical . In May, 1992, the City Council approved a change of zoning to "A-2" Professional Office District on a lot located in the middle of Block 21, the northern block. Along with the approval of the change of zoning, the City Council directed Staff to initiate the change of zoning on the remainder of Block 21 and all of Block 2. The subject blocks, zoned "I-2" and developed residentially, are located on the southernmost edge of Area "D" designated for industrial and commercial rehabilitation programs with an intent to provide transitional buffering for residential areas to the south. Area "E" to the south was designated for maintenance and enhancement of the existing residential uses . The subject rezoning area, because of its make-up and location at the edges of Area "D" Planning Commission Meeting June 3, 1992 Page 8 and Area "E" , could be included with either objective. However, its proximity to an established residential neighborhood, zoned "A- 2" directly across Mary Street to the south and 10th Street to the west indicate that the public and neighborhood interests would be better served by including these blocks with Area "E" for neighborhood preservation. This would not be a substantive deviation from the adopted Plan. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Fifty one notices were mailed, one was returned in favor and one in opposition. Staff recommends approval. No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Sanderson, second by Wickham, that this application for "A-2" Apartment House District be forwarded to the City Council with the recommendation that it be approved. Motion passed with Canales, Hall, Sanchez, Sanderson, Wickham and Mims voting aye, and Meinrath, Taylor and Karm being absent. NEW PLATS Consideration of plats as described on attached addendum. OTHER MATTERS None. MATTERS NOT SCHEDULED Mr. Harvey informed the Commission that Application C592-4 City of Corpus Christi, which was heard at the Planning Commission meeting on May 20, 1992, is being rescheduled for public hearing at the Planning Commission meeting of June 17, 1992 . One property owner was not notified about the May 20th public hearing, due to an error on the City's tax records, hence the reason for a rehearing. EXCUSED ABSENCE Motion by Sanderson, seconded by Canales that Commissioner Sanchez be excused from the Planning Commission meeting of May 20, 1992. Motion passed with Karm, Meinrath and Taylor being absent, and Sanchez abstaining. Planning Commission Meeting June 3, 1992 Page 9 APPROVAL OF MINUTES Motion by Hall, seconded by Canales that the minutes of May 20 , 1992 be approved. Motion passed with Karm, Meinrath and Taylor being absent, and Sanchez abstaining. ADJOURNMENT The meeting adjourned at 7 :57 p.m. A-i,see/ 01,„ , Brandol M. Harvey Marcia Cooper . Director of Planning Recording Secretary Executive Secretary to Planning Commission Planning Commission Meeting June 3, 1992. Page 10 NEW PLATS Addendum to minutes of consideration of plats . 1. 059230-P11 Laughlin's Subdivision, Block 3, Lot 20D (Final - 0 ..20 acre) ,Located south of Brawner Parkway between Kostoryz Road and Carroll Lane Owner - Fausto Herrera and Cleotilde Herrera Engineer - Urban Mr. Gunning stated that there are 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 Sanchez, seconded by Sanderson and passed with Karm, Meinrath and . Taylor being absent, that this plat be approved as submitted. 2. 059231-P12 Perry's Estate, Block 1, Lot 18, (Final - 0 .32 acre) Located west of Amber Drive and south of Graham Road Owner - Samuel Lacy and Susan Lacy Engineer - Urban Mr. Gunning stated that there are 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 Canales, seconded by Wickham and passed with Karm, Meinrath and Taylor being absent, that this plat be approved as submitted. 3. 059232-P13 Willowick School Tract, Block 1, Lots 1 and 2 (Final - 22.14 acres) Located north of Aaron Drive and east of Weber Road Owner - Corpus Christi Independent School District Engineer - Urban Mr. Gunning stated that there are no conditions remaining on this plat, and Staff recommends approval as submitted. Planning Commission Meeting June 3, 1992 Page 11 No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Sanderson, seconded by Canales and passed with Karm, Meinrath and Taylor being absent, that this plat be approved as submitted. 4 . 059239-NP23 Wooldridge Creek, Unit 6, Block 8, Lot 5A (Final replat - 5 . 75 acres) Bounded by Airline Road on the east, Cimarron Boulevard on the southeast, and Misty Meadow Road on the southwest Owner - Cimarron Venture I Engineer - Urban Mr. Gunning stated that the & owner's engineer is requesting that this plat be tabled in order to allow time to address City Staff's requirements . Staff recommends approval. Motion by Sanderson, seconded by Wickham that this plat be tabled. Motion passed with Karm, Meinrath and Taylor being absent. TABLED PLAT 1. 059229-NP19 Deer Creek Subdivision, O.C.L. (Preliminary - 374 . 44 acres) Located south of South Staples Street (F.M. 2444) and east of Oso Creek Mr. Gunning stated that the owner of this plat has requested that this plat remains on the table. Mr. Perez indicated that the action has to be taken on a plat within 30 days of submission, and by the owner requesting tabling, he has created a resubmission. Motion by Sanderson, seconded by Canales, that this plat be. removed from the tabled and then be re-tabled. Motion passed with Karm, Meinrath and Taylor being absent. (E245MC)