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HomeMy WebLinkAboutMinutes Planning Commission - 11/06/1991 MINUTES PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL NOVEMBER 6, 1991 - 6 :30 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Mike Karm, Vice Chairman Ralph Hall Elizabeth Hoelscher Alma Meinrath Jake Sanchez William Sanderson Lamont Taylor MEMBERS ABSENT: Ro Wickham STAFF PRESENT: Brandol M. Harvey, AIA, AICP Director of Planning and Development Marcia Cooper, Recording Secretary Michael Gunning, Senior Planner Faryce Goode-Macon, City Planner Ruben Perez, Assistant City Attorney CALL TO ORDER Chairman Mims called the meeting to order at 6 :32 p.m. , and described the procedure to be followed. PUBLIC HEARING NEW ZONINGS Medical Care International, Inc. : 1191-1 REQUEST: From "AB" Professional Office District to "B- 4" General Business District on Lots 5, 15, 16, and portions of Lots 11, 12, 13, and 14, Block 8, Bayview Addition, located on the northeast corner of Morgan and Santa Fe Streets . Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to develop the property with a parking lot. The property is currently occupied by undeveloped land. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the South Central Area Development Plan. The applicant is requesting "B-4" General Business District to install a 99 space parking lot to serve overflow parking needs to SCANNED Planning Commission Meeting November 6, 1991 Page 2 be generated by the proposed expansion of medical offices south of Morgan Street. The parking lot is needed to comply with parking requirements . The requested "B-4" District permits uses that would be disruptive to the surrounding office and residential uses, i.e. , auto sales lots, auto repair garages, bars, etc. The South Central Area Development Plan recommends that the area develop with low to mid-rise office or service uses . These non-residential uses should not detract from the existing residential character. Both the non- residential and the residential uses should complement each other. The requested "B-4" District does not comply with the Plan's recommendations . Besides the permitted uses, the "B-4" District permits unlimited height and unlimited number and size of freestanding signs, provided the freestanding signs are located a minimum of twenty (20) feet from the street right-of-way line. A "B-4" District would be inappropriate to the area, and it conflicts with the South Central Area Development Plan's recommended land use. A stand-alone parking lot is permitted in "B-1" Neighborhood Business District. "B-i" District would not be as impactive to the surrounding office and residential uses as the requested "B-4" District because it limits the height of buildings to 3 stories, the same as the current "AB" Professional Office District, and also limits the number and size of the freestanding signs to 1 40 square foot, 20 foot tall freestanding sign per premise. A "B-1" District on the subject site would be a logical extension of business zoning to the south, however, it should not be allowed to extend west of Santa Fe Street into an area that is predominantly residential and bordered by local streets . Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Eighteen notices were mailed, two were returned in favor and none in opposition. Staff recommends denial of "B-4" General Business District, and in lieu thereof approval of "B-1" Neighborhood Business District. Mr. Sam Allen, 509 Lawrence Street, appeared representing the owner and seller of the subject property. He stated that the property is under contract for sale, subject to allowing parking on the property. He was of the opinion that the area is in transition, and pointed out "B-4" zoned property in the area occupied by Spohn Hospital, related facilities, and parking areas . Mr. Allen explained that South Texas Surgicare, located at the corner of 3rd and Elizabeth Streets will construct a large • Planning Commission Meeting November 6 , 1991 Page 3 expansion of their facility, which will require more parking. The subject property is the closest location to accommodate their parking. The applicant requested "B-4" zoning because a portion of the property they own is zoned "B-4" , and "B-4" abuts their property. Mr. Jim Polkinghorn, Project Architect, appeared and reviewed the project proposed for South Texas Surgicare. He also informed the Commission how the subject property will be developed. Mr. Bill McCracken, the owner's representative, appeared and stated that he would answer any questions from the Commission. Mr. Clyde Jackson, 1225 3rd Street appeared and stated that he owns property that abuts the subject property. He explained that he was not opposed to the proposed parking lot, provided there is a fence on the sides that abut residential property. Mr. McCracken explained that they intend to fence the entire property, and possibly install some gates . It is also possible that the gates may be locked at night. Commissioner Sanchez asked if "B-1 " would be acceptable to the applicant, to which Mr. McCracken responded that it would be acceptable. The public hearing was declared closed. Motion by Sanchez, seconded by Hall, 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-1" Neighborhood Business District be approved. Motion passed with Hall, Hoelscher, Meinrath, Sanchez, Sanderson, Taylor, Karm and Mims voting aye, and Wickham being absent. Mr. Robert Harris : 1191-2 REQUEST: From "R-1B" One-family Dwelling District to "B-1" Neighborhood Business District on Lot 3, Block 8, Gardendale No. 2, located on the south side of Curtis Clark Drive, approximately 166 feet east of Everhart Road. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to develop a parking lot for the adjacent shopping center. The property is currently occupied by a single-family residence. Planning Commission Meeting November 6, 1991 Page 4 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 "B-1" Neighborhood Business District to develop a parking lot to serve the adjacent retail center. The existing residence on the subject property will be removed. The subject property is zoned and developed as a single-family residential lot which abuts other single-family lots in an area predominantly developed with single-family uses . Its sole access is from a local residential street, Curtis Clark Drive. The City' s adopted policy statements indicate commercial uses should have direct access to an arterial . The subject property does not comply with that policy. The integrity of the surrounding single-family neighborhood is at a fragile point due to the bordering retail uses to the west and northwest along Everhart Road, and north of Williams Drive to the east along South Staples Street. The widening of Williams Drive to four lanes, and its connection to Corona Drive one block to the north, will create added pressure to expand commercial uses into the neighborhood. The proximity of these commercial uses are disruptive to the neighborhood' s stability. Approval of the subject property as another non-residential use would continue the "domino effect" started in 1983 with the granting of the Special Permit for a parking lot on Lot 3, located on Bonner Drive to serve Kiko' s Restaurant. The difference between the Special Permit approved on Lot 3 and the subject property is that the Policy Statements and the Southside Area Development Plan had not been adopted by the City Council at the time Lot 3 was originally considered ( 1983 ) . The adopted Policy Statements and Area Development Plans now provide direction for making zoning decision. The Southside Area Development Plan recommends the area to remain low-density residential. The requested "B-i" District with the proposed parking lot is not consistent with the adopted area development plan. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Sixteen notices were mailed, three were returned in favor plus one in favor from the owner of the property, and none in opposition. Staff recommends denial. Mr. Robert Harris, the applicant, appeared and stated that the shopping center is now full with tenants, and they are experiencing a parking problem. The tenants are asking for parking for Planning Commission Meeting November 6, 1991 Page 5 themselves, thereby freeing up more parking spaces for customers . They have the option to purchase the subject property subject to rezoning, after which the house will be removed, and sold. Mr. Harris continued that Staff has indicated that they would like to have a buffer, and added that if the zoning is granted, it will afford an opportunity to provide a buffer, and not have a residence abut the shopping center on the side where the bar is located. Mr. Harris pointed out that Kiko' s restaurant was granted a special permit for a parking lot that is 3 lots deep, and they are only requesting a change of zoning on one lot. He concluded by stating that without the additional parking, he was not sure he could keep the tenants . Mr. Jim Boller, 5922 Parkland, appeared and handed out maps of the area. He noted that Staff indicated that there were no returns in opposition to their request. He reviewed the zoning on the map he handed out, and was of the opinion that the proposed parking lot would provide a buffer from the shopping center. They propose to install landscaping and erect a fence along the areas abutting residential uses . Mr. Boller commented that the request is reasonable based on other zoning that has been granted, and that there is not opposition to the request. No one appeared in opposition, and the public hearing was declared closed. Commissioner Sanderson was of the opinion that a parking lot would be a good use to buffer residential use from commercial use. He wondered if the applicant would accept a special permit. Mr. Harris responded that he will not build anything other than a parking lot, and if a special permit would accommodate that, he would accept it. Motion by Sanderson, seconded by Meinrath, that this application for "B-1" Neighborhood Business District be forwarded to the City Council with the recommendation that it be denied, and in lieu thereof approve a special permit for a parking lot, with a fence along the back, prohibiting access from Curtis Clark Drive, and that directional lighting be addressed. Mr. Harvey pointed out that a parking lot is not a typical buffering tool because there can be traffic to and from the parking lot during the day and night. He noted that a screening fence along the sides abutting residential property would be automatically required through the ordinance, and that, additionally, prohibiting access to Curtis Clark would mitigate the impact on the neighborhood. The Commission could consider Planning Commission Meeting November 6, 1991 Page 6 requiring more landscaping, a different type of screening fence than the standard screening fence, and one that would block headlights better. Commissioner Hoelscher noted that there is a viable neighborhood in the vicinity, and mistakes were made in the past when special permits were issued. Commissioner Sanchez concurred with Commissioner Hoelscher, adding that he could not vote for the motion. He stated that although he would like to help the applicant, he felt that the protection of the residential area is more important. Mr. Boller indicated that it would be difficult to gain access to the subject property from Everhart, and requested that the curb cut to the property from Curtis Clark remain in place. Commissioner Sanderson amended his motion, adding that no other curb cuts be allowed on the subject property. Commissioner Meinrath seconded the amended motion. Motion fails with Meinrath and Sanderson voting aye, Hall, Hoelscher, Sanchez, Taylor, Karm and Mims voting nay, and Wickham being absent. Motion by Taylor, 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 Hall, Hoelscher, Meinrath, Sanchez, Taylor, Karm and Mims voting aye, Sanderson voting nay, and Wickham being absent. The meeting recessed at 7 :32 p.m. , and reconvened at 7 :38 p.m. Oso Growers, Inc. : 1191-3 REQUEST: From "R-1B" One-family Dwelling District to "F-R" Farm-Rural District on Lot 7, Section 38, Flour Bluff and Encinal Farm and Garden Tracts, located on the south side of Ramfield Road, approximately 630 feet west of Flour Bluff Drive. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to continue and expand his wholesale nursery operation. The property is currently occupied by a single-family residence and a wholesale nursery operation. • Planning Commission Meeting November 6, 1991 Page 7 Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the Flour Bluff Plan. The applicant is requesting a change of zoning to "F-R" Farm- Rural District to expand the existing wholesale nursery business . The business has been at this location for approximately 4 years . The existing "R-1B" One-family Dwelling District permits nurseries as a main use but does not permit a wholesale nursery. In order for the applicant to continue both uses, the property must be rezoned to "F-R" District. The subject property is located adjacent to a single-family development to the east and farm land to the other three (3 ) sides . The properties to the northwest, across Ramfield Road, are active livestock ranches . The adjacent properties to the south and west are used for passive grazing. The subject property's use and proposed expansion will not adversely impact the surrounding area. The subject property has 660 feet of frontage along Ramfield Road and a lot area of 20 acres . Given this amount of land, the expansion of the greenhouses should not affect the residential properties to the east. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file) . Twenty notices were mailed, one was returned in favor and none in opposition. Staff recommends approval. Mr. Bill Talley, the applicant, appeared and stated that they desire to expand the business and want to comply with City zoning. Mr. W. T. Talley, 985 Crossbill, appeared and concurred with the previous speaker. No one appeared in opposition, and the public hearing was declared closed. Motion by Karm, seconded by Sanchez, that this application .for "F-R" Farm-Rural District be forwarded to the City Council with the recommendation that it . be approved. Motion passed with Hall, Hoelscher, Meinrath, Sanchez, Sanderson, Taylor, Karm and Mims voting aye, and Wickham being absent. Mr. Walter Wisznia, Trustee: 1191-4 REQUEST: From "R-1B" One-family Dwelling District to "B-4" General Business District on the north 1,000 feet out of Lots 3, 4, and 5, Block 11, Planning Commission Meeting November 6, 1991 Page 8 Flour Bluff and Encinal Farm and Garden Tracts, located on the east side of Saratoga Boulevard, approximately 1,700 feet east of South Staples Street. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to develop a 3 story, 200,000 square foot medical office complex. The property is currently undeveloped land. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and read from the Southside Area Development Plan. The subject property is located across Saratoga Boulevard from the future Spohn Hospital Southside and the Bent Tree residential subdivision. The applicant' s proposal for a 200, 000 square foot medical office building does not require "B-4" District. The medical office would require 1,000 parking spaces . If developed as a 1-story structure with at grade parking, the building and the parking area would encompass approximately 14 acres . If the square footage is in a three-story structure and the parking is at grade, the building and the parking area would encompass approximately 11 acres . The area of request encompasses approximately 36 .4 acres or approximately 2 .5 times more area than needed for the medical office building. The Southside Area Development Plan recommends the area of request develop as neighborhood commercial and high-density residential. Across Saratoga Boulevard from the subject property and along the west side of the Bent Tree Subdivision, there is an open drainage ditch that is to be extended south across Saratoga Boulevard into the subject property. The proposed ditch will physically separate Lot 5 from the remaining area. The Southside Area Development Plan recommends that the area east of the extended drainage ditch, which includes Lot 5, develop with high-density residential uses . The area west of the ditch is recommended to develop with neighborhood commercial uses . The Plan recommends low-density residential development south of the subject property. The requested "B-4" District does not comply with the Southside Area Development Plan's land use recommendation. The area recommended for neighborhood commercial contains approximately 21 . 3 or seven acres more than what is needed even if the entire 200,000 square feet complex is built at grade. A "B-i" Neighborhood Business District and recommended acreage would allow this development plus room for future expansion. A "B-i" District limits the height of a building to 3 stories, not to exceed 35 feet, but does not limit the amount of square footage. Provided any proposed building does not exceed 3 stories, the building may Planning Commission Meeting' November 6 , 1991 Page 9 contain as much in area as needed provided there is sufficient parking to comply with the City' s regulations . "B-1" District limits the premise to one 40 square foot, 20 foot tall freestanding sign; but allows unlimited wall signs . The Southside Area Development Plan called for Saratoga Boulevard to be improved at a higher street capacity ( 6 lanes ) than is actually happening (4 lanes with a center left turn) . The ability of Saratoga to handle higher traffic volumes than the Plan called for is now at a greater deficiency. The area recommended for high-density residential contains _ approximately 15 . 1 acres . This area may be physically separated from the remaining property by the open drainage ditch extension recommended in the Master Drainage Plan. The zoning district which is consistent with the Plan's land use designation is "A-2" Apartment House District. "A-2" District will have direct access to an arterial and will act as a buffer between the arterial to the north and the low-density residential to the south. Mr. Gunning read to the Commission the pros and cons of this. application from the Staff Report (copy on file) . Four notices were mailed, one was received in favor from the applicant, and several letters were returned indicating that they are in favor of the medical complex proposed, and in opposition to apartments being allowed. Staff recommends denial of "B-4" General Business District, and in lieu thereof, approval of "B-1" Neighborhood Business District on Lots 3 and 4 and "A-2" Apartment House District on Lot 5 . This complies with the adopted plan, better complements the capacity of Saratoga, still allows substantially more development than the current zoning and more development than the applicant states as his objectives . Mr. Perez clarified for those people who indicated opposition to apartments, that apartments are permitted in "AB" and "B-1" Districts . Mr. Harvey stated that a number of letters were received from people who are under the misunderstanding that apartments would generate more traffic and wastewater than "B-1" , "B-3" or "B-4" . He informed the Commission that as far as impact to the infrastructure is concerned, commercial uses will generate more traffic, wastewater, etc. than apartments . Mr. Gunning stated that from notices turned in at the meeting, three were returned from outside the 200' notification area in Planning Commission Meeting November 6, 1991 Page 10 favor, and one letter was returned opposed to apartments, but in favor of medical offices . Mr. Harvey noted that a number of letters returned mentioned that the developer is proposing "AB" or "B-3" zoning. Based on information Staff has received,. the types of uses being proposed can be located in "B-1" zoning, and do not require "B-3" or "B-4" . Mr. Walter Wisznia, 3401 Ocean Drive, and Architect for Driscoll Foundation introduced Mr. T.S . Scibienski, Chairman of the Board of Governors of Driscoll Children's Hospital to make the presentation. Mr. Scibienski appeared and stated that they are planning a medical mall. They have been working with Spohn Hospital for some time, and they are planning a joint health venture at the Spohn South location, and are proposing a pediatric center in the Spohn South Center. He informed the Commission of the history of the existing Driscoll's Children Hospital, and stated that they wish to bring health care to the south side of Corpus Christi . the proposed development will be a retail area, accommodating medical needs such as optometrists, hearing aids, counselling, home medical equipment and rentals, medical laboratories, psychiatrist, etc. He emphasized that they are not building an office building, rather they are building a medical mall. Mr. Wisznia appeared again and stated that Driscoll purchased 65 acres on Saratoga Boulevard. They met with Staff, and Staff has convinced them that they can live with "B-1" zoning, and they are willing to accept "B-1" zoning, but cannot accept "A-2" zoning along Saratoga. He was of the opinion that single-family residences will not be built on the "R-1B" zoned property adjacent to them. The subject property is 1700 feet deep, and they are seeking rezoning on 1050 feet, and would use the other approximate 700 feet as a buffer to the "R-1B" zoning behind them.- He requested "B-1" zoning on the entire 36 acres under consideration. Mr. Harvey addressed Mr. Wisznia, stating that they had discussed the possibility of a bank and a restaurant along Saratoga Street, and questioned if that is still a possibility. Mr. Wisznia replied in the affirmative. Mr. Ralph Cobb, Cobb-Lundquist Realtors, appeared in favor, and commended the City for having an Area Development Plan, but was of the opinion that the plan should allow some flexibility. He stated that when Spohn Hospital build their hospital across the street, it will bring in other development, such as a medical mall . • Planning Commission Meeting November 6, 1991 Page 11 He felt that the applicant should be given the same privilege that Spohn has, and that "B-1" zoning should be approved on the total 36 acres, regardless that the plan for the City does not call for it. He strongly recommended that the zoning be granted as requested. Mr. John Foster, 5910 Vandemere, and President of the Bent Tree Home Owners' Association appeared and asked the residents of the Bent Tree Subdivision to stand. Approximately 18 persons responded. Mr. Foster stated that they have a problem with zoning that would allow apartments, and agreed that the proposed development looks excellent, and would enhance the area. He felt that there must be a way to allow the development, but restrict apartments from developing. Commissioner Hoelscher asked Mr. Foster why are they opposed . to apartments . Mr. Foster replied that apartments will generate more traffic in the evenings and nights than medical offices, and that apartments tend to deteriorate more rapidly than residential areas . Mr. Wisznia spoke on behalf of the Driscoll Foundation, and stated that they have no plans to build apartments . Mr. Harvey stated that the Area Development Plan calls for high density residential, which would allowhome ownership projects such as Country Club Town Homes; it does not dictate apartments for rent. Mr. Harvey asked Mr. Foster if they would be in opposition to a restaurant or retail type uses, because "B-1" allows a lot of uses . Mr. Foster responded that their main concern is apartments, and the proposed zoning would allow them even though the developer' s plan does not call for them. They do not want apartments on the subject property; they would like to restrict it to the proposed use. Mr. Sanderson-commented that the developers have a tremendous impact on the community, and have a lot of credibility, and felt that they will put in a development, take care of it, and not let it deteriorate. Mr. Robert Gonzalez appeared and stated that he has no objection to the proposed facility, but they want buildings and businesses that fit into the area. He was of the opinion that the tract is large, and the allowed uses should be spelled out. He felt that that can be accomplished, and it should be done. Planning Commission Meeting November 6, 1991 Page 12 Commissioner Hall asked Mr. Wisznia to reaffirm that the subject 36± acres will be under the control of the Driscoll Foundation and Driscoll Hospital . , Mr. Wisznia concurred, and added that Bent Tree will be lucky to have Spohn Hospital next to them. Mr. Ed Prichard, attorney, 1500 Texas Plaza, appeared in opposition representing Shell Management Company. He stated that his clients are not opposed to a medical mall in this area, but rather they think it would better complement Spohn Hospital at a different location. His clients are opposed to this particular application, because they don't think it is good planning. He pointed out other "B-4" zoning in the vicinity. He stated that the Padres Staples, Sunrise and Moore Plaza area comprise approximately 101 acres, and compared it to approximately 200 acres already zoned "B-4" or which could be zoned "B-4" that could accommodate the proposed development. He suggested that the proposed development should not be developed in the middle of the block because it will guarantee that other properties will go commercial . Mr. Prichard continued that if it is 8-10 acres that is needed for the development, then there is property already zoned "B-4" in that area that could accommodate it. He requested that the application be denied, and that Driscoll Foundation be a good citizen, and develop in that area, but not on property where the Area Development Plan does not call for it. In answer to questions from Commissioner Sanchez, Mr. Prichard indicated that the property across the street from the subject property is not owned by Spohn Hospital, but is under contract with Spohn Hospital; that is clients are in favor of a medical mall, but not in favor of the Planning Commission or City Council changing the Area Development Plan to such a degree; and that he represents Shell Land Management Co. , but does not represent Mr. Hunt. Vice Chairman Karm asked Mr. Prichard if his group has any vacant "B-4" property for sale. Mr. Prichard replied in the affirmative. Commissioner Hoelscher asked Mr. Prichard why is his client so concerned about the change. Mr. Prichard responded that the change amounts to spot zoning, and there has been no change to the Comprehensive Plan. • Planning Commission Meeting November 6, 1991 Page 13 Vice Chairman Karm was in favor of the request, stating that he could not see stopping commercial from going down Saratoga. He added that he would like to see- a -good plan with landscaping, and a project that would be kept up for many years . Mr. Scibienski appeared again and stated that they had talked with Shell Land Management twice regarding purchase of land, but they decided that they wanted to be opposite to Spohn Hospital . He added that they have already purchased the property. Mr. Larry Starr, Houston, appeared in opposition, and concurred with the previous speaker. He stated that he would be in favor of "B-1" zoning. Ms . Nancy Large appeared and stated that she was in opposition to apartments . In answer to a question from Mr. Harvey, Mr. Wisznia indicated that Driscoll Foundation has a contract to purchase the subject property. Commissioner Sanchez asked if Driscoll foundation will provide any services at the subject site. Mr. Scibienski stated that they are in negotiations with Spohn Hospital, and if successful, they will establish an urgent care center at Spohn Hospital. The medical mall will furnish ancillary services or supplies that mothersorbabies might need. They are dedicating the development to health related facilities, and might have a pre-natal care unit in the future. Commissioner Taylor stated that the Bent Tree residents appreciate the overall concept of the plan, and Staff is concerned with zoning to protect the neighborhood. He asked if the applicant would be opposed to a special permit. Mr. Scibienski replied that they would be. He outlined the progress of development and evolution of the facility located on South Alameda Street. - The public hearing was declared closed. Commissioner Hoelscher commented that if this request is approved, it would be a major change to the Comprehensive Plan. She suggested that tabling the application might be in order to review it further. Mr. Harvey stated that it would be a variation of the Comprehensive Plan. The applicant is requesting "B-4" on 36 acres . • Planning Commission Meeting November 6, 1991 Page 14 If "B-1" zoning is granted, it would be a modification to the Plan, and not a drastic change. He continued that the Plan calls for "B- 1" and multi-family dwelling for several reasons . "B-1" generally fits in with the neighborhood more than "B-4" . In this case, the Comprehensive Plan calls for a rather large area for "B-1" , but the applicant is asking for even more "B-1" acreage. The positive side is that if a special permit is granted, the location of the uses on the site could be controlled, allowable uses could be mitigated, and some uses not allowed at all . Commissioner Hall was of the opinion that it' would not be too much of a deviation from the Southside Area Development Plan to grant "B-1" on the entire requested tract. He stated that the Driscoll Foundation will control the entire tract, and what they are proposing is something that the community and the Commission should encourage. Commissioner Sanchez disagreed that "B-1" zoning would be a minor deviation from the Comprehensive Plan. Major effort has been made to indicate in the Plan that commercial development locate at major arterials . He felt that it is proposed to spot zone the middle of the area, to force the whole area to go commercial . He added that the concept is good, and there is room for it in Corpus Christi, but did not agree with the location. He pointed out that the applicants do not own the land, and therefore, the Commission should not feel obliged to vote for "B-1" . Motion by Sanchez that this application for "B-4" General Business District be forwarded to the City Council with the recommendation that it be denied. Motion failed for lack of a second. Motion by Karm, seconded by Sanderson, 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-1" Neighborhood Business District be approved. Motion passed with Hall, Hoelscher, Meinrath, Sanderson, Taylor, Karm and Mims voting aye, Sanchez voting nay, and Wickham being absent. Mr. Perez indicated that letters received in opposition to apartments will be treated as opposition to the request, and will impact the vote required to pass it at City Council . The meeting recessed at 9 : 27 p.m. , and reconvened at 9 :34 p.m. NEW PLATS Consideration of plats as described on attached addendum. Planning Commission Meeting November 6, 1991 Page 15 AMENDMENT TO SOUTHSIDE AREA DEVELOPMENT PLAN SECTION OF STREET NETWORK TO INCLUDE A STREET CONNECTING WILLIAMS DRIVE TO SOUTH PADRE ISLAND DRIVE IN ALIGNMENT WITH BETTY JEAN DRIVE Mr. Harvey reminded the Commission that they held a work session on this subject, where they were presented with all the details, and had an opportunity to ask questions . He stated that although this is a public hearing to amend the Transportation Plan to include that segment of Betty Jean Drive between Williams and South Padre Island Drive through the Blanche Moore Tract, there was no public in attendance so he would forego a lengthy presentation. It appears that the segment is needed to use Williams to get to Staples and Everhart. The City Council has asked that the Comprehensive Plan be amended to include this segment. No one appeared in favor or in opposition, and the public hearing was declared closed. Mr. Perez commented that the Urban Transportation Plan controls the streets in the City, and is referred to in the Platting Ordinance. The Plan needs to be amended to keep it up to date. Motion by Hall, seconded by Sanderson that the Southside Area Development Plan be amended as presented by Staff . Motion tied with Hall, Meinrath, Sanderson and Mims voting aye, Hoelscher, Sanchez, Taylor and Karm voting nay, with Wickham being absent. Substantial discussion ensued regarding using the vote on this Transportation Plan amendment to send a message to City Council, that in the opinion of the Planning Commission, the City Council did not take appropriate and necessary actions to prevent traffic problems in the past at the Blanch Moore Tract. Motion by Hall, seconded by Sanderson that the Southside Area Development Plan be amended as presented by Staff . Motion passed with Hall, Meinrath, Sanderson, Taylor, Karm and Mims voting aye, Hoelscher and Sanchez voting nay, and Wickham being absent. DISCUSSION ITEM Discussion on Historic Preservation Plan - An Element of the Comprehensive Plan Motion by Sanderson, seconded by Karm, that this item be tabled for two weeks . Motion passed with Hall, Hoelscher, Meinrath, Sanchez, Sanderson, Taylor, Karm and Mims voting aye, with Wickham- being absent. Planning Commission Meeting November 6, 1991 Page 16 OTHER MATTERS Mr. Harvey reported City Council action on the following zoning applications: Heart of Corpus Christi's "VISION" document - Adopted 991-5 Linda Yarborough - Approved Special Permit for flea market 1091-1 A&J Construction - Modified by Special Permit 1091-2 Aqua Park - Accepted Planning Commission's Recommendation 1091-3 Steven Maloney - Denied MATTERS NOT SCHEDULED None. EXCUSED ABSENCE None. * * * * * * * * * * * * Vice Chairman Karm expressed concern that comments made by Planning Commission members at Planning Commission meetings are taken out of context by the public when quoting them at City Council meetings . Mr. Harvey stated that the City Council understands that the public, in their zealousness to make their presentation, sometimes slant things . * . * * * * * * * * * * * APPROVAL OF MINUTES Commissioner Sanderson made a correction to the Minutes of October 23, 1991 as follows: Page 5, 2nd line should read "Sanderson and Wickham voting nay, and Hoelscher being absent" . Motion by Sanderson, seconded by Taylor, that the minutes of the regular meeting of October 23, 1991 be approved as corrected. Motion passed with Wickham being absent. Planning Commission Meeting November 6, 1991 Page 17 ADJOURNMENT The meeting adjourned at 10 :20 P.M. gJ op . randol M. Hary-y Marcia Cooper Director of Planning and D: velopment Recording Secretary Executive Secretary to Planning Planning Commission Meeting November 6 , 1991 • Page 18 NEW PLATS Addendum to minutes of consideration of plats . 1 . 109153-P28 Gardendale No. 2 , Block 2, Lot 19A (Final replat - 0 . 176 acre) Located west of Betty Jean Drive between Curtis Clark Drive and Williams Road Owner - Pedro Arteaga and Dolores Arteaga Engineer - Voss & Voss 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 Hall, seconded by Taylor, that this plat be approved as submitted. Motion passed with Hall, Hoelscher, Meinrath, Sanchez, Sanderson, Taylor, and Mims voting aye, Karm out of the Council Chambers and Wickham being absent . 2 . 109154-P29 Lexington Subdivision, Block 3, Lot 26B (Final replat - 0 . 179 acres ) Located south of Milo Street and west of Richter Street Owner - Antonio Beiro Engineer - Voss & Voss 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 Sanderson, seconded by Taylor, that this plat be approved as submitted. Motion passed with Hall, Hoelscher, Meinrath, Sanchez, Sanderson, Taylor, and Mims voting aye, Karm out of the Council Chambers and Wickham being absent. 3 . 109157-NP27 J.C. Russell Farm Block, Block 4, Lots 3 & 4 (Preliminary - 33 .5± acres ) Located between North Padre Island Drive (State Highway 358) and Flato Road north of Bear Lane • Planning Commission Meeting November 6, 1991 Page 19 Owner - Katherine K. Yarborough Engineer - Urban Engineering 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 Hall, seconded by Taylor, that this plat be approved as submitted. Motion passed with Hall, Hoelscher, Meinrath, Sanchez, Sanderson, Taylor, and Mims voting aye, Karm out of the Council Chambers and Wickham being absent. 4 . 109158-NP28 J.C. Russell Farm Blocks, Block 4 , Lot 3 (Final - 14 .41 acres ) ` Located east of North Padre Island Drive (State Highway 358 ) north of Bear Lane Owner - Katherine K. Yarborough Engineer - Urban Engineering 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 Hall, seconded by Sanderson, that this plat be approved as submitted. Motion passed with Hall, Hoelscher, Meinrath, Sanchez, Sanderson, Taylor, and Mims voting aye, Karm out of the Council Chambers and Wickham being absent. (E:151MC)