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HomeMy WebLinkAboutMinutes Planning Commission - 01/15/1992 MINUTES REGULAR PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL JANUARY 15, 1992 - 6:30 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Ralph Hall William Sanderson Alma Meinrath Lamont Taylor Ro Wickham MEMBERS ABSENT: Elizabeth Hoelscher Mike Karm, Vice Chairman Jake Sanchez STAFF PRESENT: Miguel Saldana, City Planner Michael Gunning,Senior City Planner Ruben Perez, Assistant City Attorney Lorraine Del Alto, Recording Secretary CALL TO ORDER Chairman Mims called the meeting to order and described the procedure to be followed. PUBLIC HEARING NEW ZONINGS Mr. William A. Lennox: 192-1 REQUEST: From"B-4"General Business District to"T-1A"Travel Trailer Park District on Lots 21 through 33, Block 1, Holliday Harbor, located on the northwest corner of Laguna Shores Road and Yorktown Boulevard. Mr.Saldana described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to operate a 43-space travel trailer park. The property is currently an enclosed boat storage facility. Mr. Saldana summarized the Staff report, informing the Commission of applicable Policy Statements, and quoted from the Flour Bluff Area Development Plan. The applicant is requesting a change of zoning to a"T-1A"Travel Trailer Park District to operate a 43- space RV park. The existing boat storage facility will remain and become nonconforming if the rezoning is granted. The applicant is aware of the nonconforming regulations and how it affects the storage facility. SCANNED Planning Commission Minutes January 15, 1992 Page 2 The "T-1A" District regulations require that the park have an area of not less than three (3) acres and frontage along a public street of not less than 100 feet. The subject property has an area of 3.05 acres and frontage on a public street of 200 feet along Yorktown Boulevard and 665 feet along Laguna Shores Drive. The "T-1A" District permits a maximum of 25 travel trailer spaces per gross acre. The subject property could have up to a maximum of 76 travel trailers. The applicant proposes to have 43 travel trailers. The proposed project complies with the minimum standards set forth in the Zoning Ordinance. Other requirements that the applicant must comply with include providing a recreation area of not less than eight (8) percent of the site area or a minimum of 10,644 square feet and a screening fence along the public rights-of-way. The subject property has direct access to two (2) arterial streets, however, these streets have not been improved to arterial standards. Therefore, the streets cannot handle large volumes of traffic. The existing"B-4" General Business District could develop with high-intensity uses which could generate high volumes of daily traffic. The proposed travel trailer park will be predominantly a seasonal use and traffic generation should be moderate. The travel trailer park is in the proximity of the Laguna Madre and a bait shop with marina and is located between a developed mobile home subdivision on the west and vacant "B-4" District property. The proposed travel trailer park will not adversely impact the surrounding area. Mr. Saldana read to the Commission the pros and cons of this application from the Staff Report (copy on file). Thirty-three notices were mailed, four (4) were returned in favor and four (4) were returned in opposition. Staff recommends approval. Mr. William A. Lennox, the applicant,302 Naval Air Station Drive, appeared before the Commission in favor of this zoning change. He explained to the Commissioners the difference between a travel trailer park and a mobile home park. He stated that they plan to enhance this area by putting in any landscaping that is required. He asked the Commissioners to consider this application. Mr.Saldana stated that the Landscape Ordinance exempts"T-1A","T-1B" and"T-1C"District from the Landscape Ordinance. The applicant would have to provide screening since the "T-1A" District does require screening from the public rights-of-way. Commissioner Hall asked if the zoning application was approved would the applicant proceed with the RV trailer park. The applicant replied that he would continue with the RV Trailer Park. No one appeared in opposition. The public hearing was declared closed. Motion by Taylor, seconded by Wickham that this application for "B-4" General Business District to "T-1A" Travel Trailer Park District be approved. Motion passed with Hall, Meinrath, Sanderson, Taylor, Wickham and Mims voting aye and Hoelscher, Sanchez and Karm being absent. Planning Commission Minutes January 15, 1992 Page 3 Mr. Wilson Pickering: 192-2 REQUEST: From"R-1A" One-family Dwelling District to"R-2"Multiple Dwelling District on Lot 1,Block 15, Waverly Estates Unit 3, located on the east corner of Waverly and Hinman Drives. Mr. Saldana described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to continue using the additional unit with full kitchen facilities for the applicant's parent. Mr. Saldana summarized the Staff Report, informing the Commission of applicable Policy Statements. The applicant is requesting"R-2" Multiple Dwelling District to continue using the additional unit with full kitchen facilities for the applicant's parent. This property has a history of violations regarding establishment of additional dwelling units and renting them out. The applicant is requesting a change of zoning to an "R-2" Multiple Dwelling District to continue using the second dwelling unit on the subject property. The second unit is currently occupied by his mother. The Building Division directed the applicant to remove the kitchen from the second unit in order to comply with the Zoning Ordinance. The subject property is located in an area zoned "R-1A" One-family Dwelling District and developed with single-family residences. The "R-1A" District permits only one (1) dwelling unit per lot. The lots within the Waverly Estates Addition Unit 3 have an average size of approximately 7,800 square feet and the subject property has a lot size of 8,900 square feet. The allowance of another unit on the subject property would double the density permitted in the surrounding area. This request could also be the catalyst to the"domino effect" in the area. Other properties in the area have large backyards which could accommodate a second unit for "relatives". The inherent problem with these"family units", "parents units", or"granny flats" is knowing when the unit is occupied by the "relatives" and not rented out to other individuals. The Zoning Ordinance cannot distinguish violations based on whether the additional dwelling unit is occupied by a relative. This request for the "R-2" District is inappropriate in this area which has been developed for single- family residences. The applicant was cited in 1987 for having three (3) units on the subject property. The applicant attempted to rezone the property in 1987 and was denied by both the Planning Commission and City Council. Therefore, the applicant has been aware that the subject property may only contain one (1) unit and not two (2) units as is currently the case. Mr.Saldana read to the Commission the pros and cons of this application from the Staff Report (copy on file). Eighteen notices were mailed, two (2) were returned in favor, of which one was in favor for a Special Permit; and five (5) were returned in opposition. Six letters were received in opposition from property owners located outside of the 200 foot radius area. Based on the amount of opposition received to date, the 20% rule at the City Council will be in effect. Mr.Wilson Pickering,the applicant,325 Waverly,appeared before the Planning Commission requesting that if this zoning change is not approved, will the Commission grant him a Special Permit. Planning Commission Minutes January 15, 1992 Page 4 Mr. William McCord, 5808 Hinman, appeared before the Commission in opposition to this zoning application. He stated that the traffic is congested in this area and with an approved zoning change the applicant may be able to rent his apartment, which would provide more traffic within the area. He asked the Commission to consider denying this application. Mr. Leon McBride, 5805 Hinman, appeared before the Commission in opposition to this zoning application. He stated that this area should remain a family neighborhood and not be turned into an apartment use area. Mr.Pickering,the applicant,reappeared before the Commission stating that there is only one apartment with a kitchen area. He also requested if the Planning Commission would consider a Special Permit for this application. Commissioner Hall asked the applicant if he obtained a building permit to construct the apartment. Mr. Pickering replied yes, he did obtain a building permit. Commissioner Taylor asked if the applicant was in compliance with the Zoning Ordinance. Mr.Saldana replied no,the applicant received a letter from the Building Inspections Department stating he had to remove one of the kitchens from one of the two units in this area. The public hearing was declared closed. Motion by Wickham, seconded by Hall that this application for "R-1A" One-family Dwelling District to"R-2"Multiple Dwelling District be denied. Motion passed with Hall,Meinrath,Sanderson,Taylor,Wickham and Mims voting aye and Hoelscher, Sanchez and Karm being absent. Mr. Bill R. Brady: 192-3 REQUEST: From"A-1" Apartment House District to "B-4" General Business District on Lots 5A and 5B, Block 1, Alameda Estates, located on the east side of Eldon Drive, approximately 525 feet north of South Alameda Street. Mr. Saldana described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to develop a single story mini-warehouse facility. Mr. Saldana summarized the Staff Report, informing the Commission of applicable Policy Statements. The applicant is requesting a change of zoning to a "B-4" General Business District to build a public mini-storage facility. The facility will contain one story units totalling approximately 15,000 square feet. The subject property is located in the middle of a residential area with its only access to a local residential street. It abuts single-family zoning on two(2)sides and apartment zoning on the other two(2) sides. The immediate surrounding area is developed with residential uses. Development in a "B-4" District adjacent along the side and rear lot lines to a residential district require a ten (10) foot setback and a six (6) foot tall screening fence. However, this setback and screening fence will not mitigate the impact on the surrounding residences from the increased traffic. Planning Commission Minutes January 15, 1992 Page 5 A mini-storage facility in a"B-4" District is limited to 300 square feet per storage room. Therefore, a 15,000 square foot storage facility would contain approximately 50 storage units. The number of storage rooms could be higher if some of the rooms are less than the 300 square foot maximum. Some of the existing storage facilities within the City have units starting at 30 square feet and are open seven (7) days a week. A"B-4" District not only permits mini-storage facilities, but other incompatible uses such as bars, auto repair facilities, auto sales lots and other uses which are inappropriate in this area. The Corpus Christi Policy Statements indicate that high-intensity commercial uses should have direct access to an arterial. The traffic from the commercial use should not traverse a residential area. The subject property's sole access is from a local residential street. Therefore, the traffic from this property will traverse the residential area. Mr. Saldana read to the Commission the pros and cons of this application from the Staff Report (copy on file). Twenty-three (23) notices were mailed, two (2) were returned in favor of which one was the property owner and six (6) were returned in opposition. Two (2) were returned in opposition from property owners located outside of the 200 foot radius area. Based on the amount of opposition received to date, the 20% rule for the City Council will be in effect. Mr.Jack Kelso, representing the applicants, appeared before the Commission presenting photographs of mini-warehouse storage units located close to residential areas. He stated that there would not be too much traffic within this area. He asked the Commission to consider approving this application. Mr.Randy Burns,434 Sharon Drive, appeared before the Commission in opposition to this application. He stated that if this application is approved he felt that his property value would decrease and he did not want to face a security fence from the storage unit. The traffic would be congested and some people would probably drive through the residential streets to get to these storage units. He asked the Commission to consider denying this application. Mr. T.A. Wall, 422 Sharon Drive, appeared before the Commission in opposition to this application. He stated that a flood plain has created within this area and felt that this storage unit would probably not help this situation. He added that adding the storage units would decrease the property values within this area. He asked the Commission to consider denying this application. Mr. Kenneth Sparks, 442 Sharon Drive, appeared before the Commission in opposition to this zoning change. He stated that this area already has traffic congestion and would like to keep businesses out of this area as much as possible. He asked the Commission to consider denying this application. Mr. John Bell, 13750 Primavera Street, appeared before the Commission in opposition to this zoning change. He stated that he was a former resident in this area and felt that mini-warehouse storage units would be inconsistent with the residential district in this area. He asked the Commission to consider denying this application. Mrs. Donald Bodine, 430 Sharon Drive, appeared before the Commission in opposition to this application. She feels that the traffic and the noise that would be created from a mini-warehouse storage unit would conflict with the residential area. She asked the Commission to consider denying this application. Planning Commission Minutes January 15, 1992 Page 6 Mr. Ron Reumuth, 406 Eldon Drive, appeared before the Commission in opposition to this zoning change. He stated that there is a traffic congestion within this area and the property values would decline if more businesses would be constructed. He added that the storage units would have to be built several feet up and this would create more damage to the neighbors during rain. He asked the Commission to recommend denial to this zoning application. The public hearing was declared closed. Commissioner Hall stated that there are some security measures that a mini-warehouse storage unit would have to meet. He felt that this would not be appropriate within a residential area. Motion by Taylor, seconded by Hall that this application for "A-1" Apartment House District to "B-4" General Business District be denied. Motion passed with Hall, Meinrath, Sanderson, Taylor, Wickham and Mims voting aye and Hoelscher, Sanchez and Karm being absent. Mr. Chris Cooper: 192-4CS REQUEST: Conditional Sign Permit on Lots 1, 2 & 3, Block 1, Ocean View, located on the southwest corner of Morgan Avenue and Ocean Drive. Mr. Saldana stated that the applicant withdrew his request for a Conditional Sign Permit. TABLED ZONING Mr. W.G. Bates: 1291-1 REQUEST: From "B-1" Neighborhood Business District to "B-4" General Business District on all of Block 59, Brooklyn Addition, located on the west corner of Burleson Avenue and Timon Boulevard. Mr.Saldaiia stated that the applicant is requesting that the case remain tabled until the next regularly scheduled meeting of January 29, 1992. OTHER MATTERS A. Appointment of two Commissioners to Planning Commission/Transportation Advisory Joint Sub- Committee Chairman Mims stated that the Transportation Advisory Joint Sub-Committee would like two appointed Planning Commissioners to serve on this committee. There was some discussion as to what the Planning Commission/Transportation Advisory Joint Sub- Committee is accountable for. Commissioner Hall volunteered to serve on this committee. Planning Commission Minutes January 15, 1992 Page 7 Chairman Mims stated that only one Commissioner will be appointed at this time. Commissioner Hall will attend one of their meetings and report back to the Commission. B. Mr. Saldana reported City Council action on the following zoning applications: 1091-4 (Zelda Clary) - The City Council denied the "I-2" request and granted a Special Permit for a lawn care service. 1191-4(Walter Wisznia) - The City Council approved Planning Commission recommendation for"B-1" District on the entire property. MATTERS NOT SCHEDULED None. EXCUSED ABSENCES Shirley Mims absence for the regularly scheduled meeting of December 18, 1991 is unexcused. APPROVAL OF MINUTES Motion by Hall, seconded by Sanderson,that the minutes of the regular meeting of December 18, 1991 be approved. Motion passed with Hall, Meinrath, Sanderson, Taylor, Wickham and Mims voting aye and Hoelscher, Sanchez and Karm being absent. ADJOURNMENT Meeting was adjourned at 8:10 p.m. n ii4g 6'3tiL C / � Ma(_Al-Q . Brandol M. Harvey / I L rraine Del Alto Director of Planning Recording Secretary Executive Secretary to Planning Commission (E:MINUTES.10) • Planning Commission Minutes January 15, 1992 Page 8 NEW PLATS 129165-NP32 INTERSTATE INDUSTRIAL COMPLEX, BLOCK 5, LOT 5 (FINAL- 4.834 ACRES) Located north of Leopard Street and east of Corn Products Road. Owner - Hillcrest Building Project Engineer - Voss & Voss Engineering Mr. Gunning stated that there are thirteen conditions remaining on this plat, and the engineer did not submit a corrected plat as required by Ordinance. Several attempts were made to contact the engineer, and messages were left with his Staff advising him of the requirements or a written request for postponement, otherwise Staff would have no alternative but to recommend denial. Staff recommends denial. No one appeared in favor or in opposition and the public hearing was declared closed. There was some discussion on the procedures for tabling and resubmission of a plat. Mr. Gunning advised that procedural amendments to the Platting Ordinance do not allow conditional approval of plats as in the past. Also, the Commission must take action on the plat within thirty (30) days of the submission date, or the plat would be deemed approved as per State Law. Motion by Taylor, seconded by Hall, that this plat be denied as Staff recommended. Motion passed with Hall,Meinrath,Sanderson,Taylor,Wickham and Mims voting aye,and Hoelscher,Sanchez and Karm being absent.