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HomeMy WebLinkAboutMinutes Planning Commission - 05/06/1992 MINUTES PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL MAY 6, 1992 - 6 :32 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Robert Canales Ralph Hall Jake Sanchez Alma Meinrath William Sanderson Lamont Taylor Ro Wickham MEMBERS ABSENT: Mike Karm, Vice Chairman STAFF PRESENT: Brandol M. Harvey, AIA, AICP Director of Planning & Development Marcia Cooper, Recording Secretary Ruben Perez, Assistant City Attorney Harry Power, City Planner Miguel Saldana, City Planner David Seiler, City Traffic Engineer CALL TO ORDER Chairman Mims called the meeting to order, and described the procedure to be followed. PUBLIC HEARING NEW ZONING CMS, A Texas Partnership: 592-1 REQUEST: From "I-2" Light Industrial District to "B-4" General Business District on 1 . 189 acres of land out of a 5 . 70 acre tract of land out of Block 20, J.C. Russell Farm Blocks, and out of a 30 . 11 acre tract out of the original Tom Whelan Tract, located on the east side of Navigation Boulevard, approximately 290 feet north of Savage Lane. Mr. Saldana described the land use and zoning in the surrounding area, and stated that the applicant is requesting a change of zoning to construct a two to three story motel. The property is currently undeveloped. SCANNED Planning Commission Meeting May 6, 1992 Page 2 Mr. Saldana summarized the Staff Report informing the Commission of applicable Policy Statements, and quoted from the Westside Area Development Plan. The applicant is requesting a change of zoning to "B-4" General Business District to construct a motel. The subject ' property has direct access to an arterial, Navigation Boulevard, and is bordered by "I-2" Light Industrial District on three (3) sides and "B-4" General Business District on the fourth side. Although the Westside Area Development Plan recommends that the area develop with light industrial uses, a motel use .would not necessarily be inconsistent with the Plan's recommendation. Caution should be exercised, however, in allowing lodging uses in any industrial district to insure that the use is not adversely impacted by the industrial activity, including nighttime hours, and other associated industrial characteristics, such as high pressured gas lines . The requested "B-4" District would be a logical extension of the adjacent "B-4" District to the west. The proposed lodging use complements the existing motels and surrounding industrial uses . However, "B-4" District also permits residential uses which are not appropriate in light industrial areas . "B-3" Business District is identical to "B-4" District except that it does not permit residential uses . Therefore, "B-3" District on the subject property would be the most appropriate to allow theproposed motel and other commercial' uses while prohibiting single-family or multi- family uses . Seven notices were mailed, none were returned in favor or in opposition. Staff recommends denial of "B-4" General Business District and in lieu thereof approval of "B-3" Business District. Mr. Tim Clower appeared for the applicant and concurred with Staff's recommendation. He added that the area is developing commercially as the hub for Northwest Corpus Christi, and it needs another hotel. Motion by Sanderson, seconded by Canales, that this application for "B-4" General Business District be forwarded to the City Council with the recommendation that it be denied, and in lieu thereof that "B-3" Business District be approved. Motion passed with Karm being absent. NEW PLATS Consideration of plats as described on attached addendum. Planning Commission Meeting May 6, 1992 Page 3 OTHER MATTERS Mr. Harvey informed the Commission of the following City Council action: Application 192-5 - Bishop Rene H. Gracida Special Permit as recommended by Planning Commission and Staff . Application 392-3 - Jose N. Martinez As recommended by Planning Commission and Staff. MATTERS NOT SCHEDULED Commissioner Hall stated that he met with the Transportation Advisory Committee's sub-committee to consider traffic system impact requirements . The sub-committee is studying whether to recommend to the Traffic Advisory Board and Planning Commission, for their recommendation to the City Council, that the City enact an ordinance requiring developers of certain size properties and. under certain circumstances to perform a traffic system impact study during the zoning and platting process . He gave the Commission a brief history of what the sub-committee has done to date. * * * * * * * * * * * * Chairman Mims asked what was the outcome of the City Council's public hearing on Community Development Block Grant Funds, and Mr. Harvey replied that he did not have a report. EXCUSED ABSENCE None. APPROVAL OF MINUTES Motion by Sanderson, seconded by Taylor, and passed with Sanchez abstaining, and Karm being absent, that the minutes of April 22, 1992 be approved. ADJOURNMENT The meeting adjourned at 7:57 p.m. Planning Commission Meeting May 6, 1992 Page 4 At^-7C1.4-24) cr , (242.6,124,,- Brandol M. Harvey 1 -" Marcia Cooper Director of Planning Recording Secretary Executive Secretary to Planning Commission Planning Commission Meeting May 6, 1992 Page 5 NEW PLATS Addendum to minutes of consideration of plats . 1 . 049223-NP13 Park Plaza Annex, Lots 2E, 2F, 2G, 2H, and 2I (Preliminary - 3 . 92 acres) Located between South Staples Street and McArdle Road, approximately 1, 000 feet west of the intersection of those two streets . Owner - Roy Smith, W.M. Bevly, and William Wilson Engineer - Bass and Welsh Mr. Power stated that Staff is recommending denial of this plat because it is not consistent with Comprehensive Plan Policy Statements regarding Transportation and the adopted Corpus Christi Urban Transportation Plan. Mr. Harvey stated that one of the temptations is to use the Comprehensive Plan to require dedication so as property is platted, it meets the required roadway. On the other hand, streets are not established that are not part of the highway plan, and which would contradict and impose confusion and unsafe conditions . The Comprehensive Plan does not call for the proposed street section, but the developer is willing to establish it. The Policy Statements state that more intersections should not be created than necessary, and large tracts should be allowed to develop around intersections . When segments are added to the Transportation Plan, traffic might be encouraged to travel through neighborhoods, and that might be the situation on this plat. Mr. David Seiler, City Traffic Engineer, appeared and stated that the City recognizes a need for improved traffic circulation, and new and improved street connections between South Staples Street and McArdle Road serving traffic to Padre Staples Mall, and south of McArdle Street. He stated that in the early 1980's, City Staff was of the opinion that the ideal location would be an extension of Mustang Trail from South Staples Street to South Padre Island Drive , or a more limited Mustang Trail extension between South Staples Street and McArdle Road. Due to controversy related to the proposed Mustang Trail Extension bisecting Lions and Mt. Vernon parks from the adjacent residential subdivision, and the impact of an ultimate extension of Mustang Trail through the Blanche Moore tract, the City Council instructed City Staff to remove this project from the City's Street Capital Improvement Planning Commission Meeting May 6, 1992 Page 6 Program in 1987, and the proposed street extension was subsequently removed from the Urban Transportation Plan. Despite the need for an improved Staples to McArdle connection, however, the Staff does not feel that the proposed Park Plaza Annex Street connection would be the proper location and would not benefit area traffic flow. Mr. Seiler stated that there were three areas of concern. The first area of concern is the close proximity of the newstreet connections at McArdle and . Staples with the McArdle/Staples intersection with regard to signalization. Mr. Seiler indicated that there is little or no doubt that the new intersection with McArdle would require signalization and that signalization of the new Staples Street intersection ultimately would be necessary. The critical minimum distance between adjacent signalized intersections is 1,000 feet, and the distance between South Staples Street and the proposed intersection with McArdle would be approximately 800 feet, and between the McArdle/South Staples intersectionand the proposed intersection on South Staples Street would be approximately 900 feet. Therefore, there is insufficient distance to allow for servicing of through traffic flow and severe congestion would likely develop, even with signal coordination. He pointed out examples of congestion along Staples between South Padre Island Drive and the Moore Plaza/HEB signalized driveway, and along Everhart between South Padre Island Drive and Corona as the result of short . spaced adjacent signalized intersections. The second area of concern is the impact that would be added to the traffic flowthrough the adjacent Park Plaza and. Meadowbrook neighborhoods. Some of the neighborhood streets which are designed to carry 300-400 vehicles per day are now carrying in excess of 1100 vehicles per day. Mr. Seiler also noted that it is bad street planning to develop a street system generating sufficient traffic demand which would prompt signalization directly in line with and slightly offset with residential streets . The third area of concern was congestion which would occur on South Staples Street, combined with traffic movement, into commercial driveways . Mr. Seiler referred to the large number of commercial driveways with heavy turning movements which already exist along the south side of Staples very close to the proposed street connection. Mr. Seiler continued that. Staff recognized the value of the street connection to increase the marketability of the subject plat property, as well as the benefit to Padre Staples Planning Commission Meeting May 6, 1992 Page 7 Mall, but felt that the proposed street connection would not be ideally located. Mr. Seiler indicated that the proposed street connection has more long term disadvantages than the immediate advantages which would be realized, and felt that the street connection would be likely used predominantly as a short cut to avoid the Staples/McArdle intersection. He added that the proposed street was reviewed by the Transportation Advisory Board, and although a quorum was not present, the four members in attendance expressed concern, and concurred with Staff's recommendation. Mr. Nick Welsh, 439 Peerman, and engineer for the subject plat appeared and stated that he was not sure if traffic signalization would be required immediately, or if it will ever be required at the proposed street intersections . He cited areas where minor streets intersect major streets in commercial areas, such as this, and where stop signs work quite well. The proposed intersection at McArdle Street would be approximately 850 feet from the existing South Staples/ McArdle Street intersection, and the proposed intersection on Staples Street would be approximately 1000 feet from the existing South Staples/McArdle intersection. Mr. Welsh pointed out that the area is almost fully developed, and there will not be a lot more localized traffic, and was of the opinion that there will not be a large increase in traffic. He also felt that the proposed road would help traffic congestion in the area. Mr. Welch addressed Mustang Trail, stating that the proposed road is independent of Mustang Trail. He also noted that he is in opposition to two conditions of the plat involving geometricdesign, but could work with Staff in resolving these. Commissioner Sanchez was of the opinion that the proposed street would be used as a short-cut. Commissioner Sanderson was of the opinion that the proposed road way would not increase traffic, and would not have a tremendous impact in the area. He felt that the proposed street would be beneficial, but was concerned about signalization, especially on McArdle Street. Chairman Mims commented that the property located behind the Cinema is zoned "B-4" , and could accommodate fast food stores. Planning Commission Meeting May 6, 1992 Page 8 Commissioner Wickham was in favor of the proposed street, but was concerned about another traffic light, which he felt would compound the problem in the area. Mr. Roy Smith, 7967 Wooldridge Road, and one of the owners of Padre Staples Mall, appeared in favor and stated that he has tried to keep the Padre Staples Mall modern and accessible, and felt that the proposed street would be an asset. Mr. Ramey Bean, realtor, appeared in favor, and felt that the proposed road would not increase traffic tremendously in the neighborhood. He was also of the opinion that it would not create congestion to install lights on McArdle and Staples . The public hearing was declared closed. Commissioner Hall stated that the probability of a new traffic light at McArdle and the proposed street does not overly concern him, and he is not too concerned that there will be a 5th traffic light on Staples between McArdle and Everhart. He had no doubt that traffic lights at the proposed intersections would have to be installed as safety features. Chairman Mims stated that she could not support the plat, because she felt that the proposed street would create major traffic problems and become a major thoroughfare. Commissioner Sanderson - disagreed, adding that Padre .Staples Mall has been a good neighbor to the community, and what is proposed is a better "band-aid" than the "band-aid" installed at Moore Plaza. He felt that the proposed road has merit. Commissioner Canales. stated that something has to be done to remedy the traffic problem, but felt that the proposed plan will not solve the problem. He concurred with Staff's recommendation. Motion by Taylor, seconded by Wickham, that this plat be denied. Motion passed with Canales, Hall, Meinrath, Sanchez, Taylor, Wickham and Mims voting aye, Sanderson voting nay, and Karm being absent. Planning Commission Meeting May 6, 1992 Page 9. 2. 049224-NP14 Paul Court' Subdivision, Block 2, Lot 3B (Final replat - 0. 23 acre) Located north of Caldwell, Street between San Rankin Street and North Alameda Street Owner - Corpus Christi Independent. Street District Engineer - Bass & Welsh Mr. Power stated that there are no conditions remaining on this plat, and Staff recommends approval as submitted. No one appeared in favor or inopposition, and the public hearing was declared closed. Motion by Taylor, seconded by Sanchez, and passed with Karm being absent, and Sanderson out of the Council Chambers, that this plat be approved as submitted. 3 . 049225-NP15 Water Beach Addition, Block 2, Lot 2A (Final replat - 0.17 acre) Located east of Water. Street between John Sartain Street and William Street Owner = Ameritrust Texas, N.A. Engineer - Urban Engineering Mr. Power 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 Canales, and passed with Karm beingabsent, that this plat be approved as submitted. 4 . 049226-NP16 . Wooldridge Creek Unit 9, Block 2, Lot 2 (Final - 4 . 325 acres) Located west of Cimmaron Boulevard between Wooldridge Road and Misty Meadows Road ' Owner - The Bank of Corpus Christi Engineer = Maverick Engineering Mr. Power stated that, there are no conditions remaining on this plat, and Staff recommends approval as submitted. Planning Commission Meeting May 6, 1992 Page 10 No one appeared in favor or in opposition, and the public hearing was declared closed. Motion by Taylor, seconded by Canales, and passed with Karm being absent, that this plat be approved as submitted. (E232MC)