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HomeMy WebLinkAboutMinutes Planning Commission - 07/03/1991 MINUTES REGULAR PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL JULY 3, 1991 - 6:30 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Lamont Taylor, Vice. Chairman Ralph Hall William Sanderson Elizabeth Hoelscher Mike Karm Jake Sanchez William Sanderson Ro Wickham MEMBERS ABSENT: Alma Meinrath STAFF PRESENT: Michael Gunning, Senior City Planner Robert Payne, Senior City Planner Ruben Perez, Assistant City Attorney Lorraine San Miguel, Recording Secretary CALL TO ORDER Chairman Mims called the meeting to order and described the procedure to be followed. PUBLIC HEARING NEW ZONINGS Mr. Manuel N. Cantu, Jr.: 691-5 REQUEST: From "AB" Professional Office District to "B-1" Neighborhood Business District on Lot 9,Phillips 66 Subdivision,located on the north side of Baldwin Boulevard, approximately 175 feet west of Cleo Street. Mr. Gunning described the land use and zoning in the surrounding area, and stated that Mr. Manuel N. Cantu is requesting a zoning change to provide additional parking for a funeral home. Mr. Gunning summarized the Staff Report, informing the Commission of applicable Policy Statements, and quoted from the Westside Arca Development Plan. SCANNED • Planning Commission Meeting July 3, 1991 Page 2 The applicant is requesting a "B-1"Neighborhood Business District on the subject property to provide additional parking for the funeral home located two(2)lots to the east. The applicant owns the subject property (Lot 9), and the adjacent properties to the east-Lot 10,which contains a floral shop,and Lot 11 which contains a funeral home. The "B-1" district would also give the applicant one (1) consistent zoning classification on his entire property. The subject property is currently adjacent to a "B-1" District on three (3) sides and backs up to an "R-1B" One-family Dwelling District on the fourth side. The commercially and residentially zoned properties are separated by an alley. The subject property has direct access to Baldwin Boulevard, an arterial street. The traffic generated from the subject property can access Cleo Street, a local residential street, if it is incorporated with the properties to the east which are already zoned and developed with "B-1" District uses. Expansion of the "B-1" District onto the subject property would not adversely impact the area. The adopted Westside Area Development Plan recommends the subject property to develop with general commercial uses. The requested "B-1" District and the proposed parking lot use are within the intent of a general commercial designation. Any development on the subject property would trigger the landscape ordinance which improves the appearance of the property. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file). Thirteen notices were mailed, six were returned in favor and none in opposition. Staff recommends approval. Mr. Manuel N. Cantu, the applicant, appeared and asked the Commission to consider his application for zoning change. Commissioner Sanchez asked Staff if the recommended zoning is required to have a screening fence. Mr. Gunning responded that in his opinion it would be required, however he would have to verify this with the Building Division. Mr. Cantu reappeared and stated that when he was granted a Special Permit in the 1980s, he was not required to put up a screening fence. Mr. Cantu since then has constructed a 50 foot screening fence next to the funeral home. Commissioner Sanchez asked staff to investigate whether a screening fence is required for this application. Mr. Gunning responded that the Building Division, as a matter of practice, has not required screening fences along public rights-of-way, including alleys. Commissioner Hall stated that to fence the alley in this area would deny the "R-1B" lots access to this alley, which is a public right-of-way use. He also stated that unless it was required by City Ordinance, he felt that it should not be required to put a screen fence in this area. Commissioner Hoelscher asked if there were any Landscaping requirements. Planning Commission Meeting July 3, 1991 Page 3 Mr. Gunning responded that the applicant would have to meet Landscape requirements for this property, but since the applicant is proposing additional parking only, the entire lot would become the street yard and the applicant would have to landscape 15% of the street yard. Motion by Karm, seconded by Hall, that this application for "B-1" Neighborhood Business District be forwarded to the City Council with the recommendation that it be approved. Motion passed with Hall, Hoelscher, Karm, Sanchez, Sanderson, Wickham, Taylor and Mims voting aye, and Meinrath being absent. Aqua Park, Inc.: 691-6 REQUEST: "B-4" General Business District to "I-2" Light Industrial District on Lots 1 through 12, Block 87, Brooklyn Subdivision, located between Bridgeport and Coastal Avenues and between Seagull and E. Causeway Boulevards. Mr. Gunning described the land use and zoning in the surrounding area, and stated that Aqua Park, Inc. is requesting a zoning change to develop an open-amusement center which will contain go-carts, bumper boats and children's play area and enclosed amusements such as video arcades. Mr. Gunning summarized the Staff Report,informing the Commission of applicable Policy Statements, and quoted from the North Central Area Development Plan. The applicant is requesting an "I-2" Light Industrial District in order to develop an outside family entertainment center. The center is proposed to contain a go-cart track, bumper boats for adults and children and a children's play area. The existing "B-4" General Business District does not permit such use. The North Central Area Development Plan (NCADP) designated the subject property and the surrounding area as a support commercial area. As a support commercial area, it is to contain mixed commercial and limited residential uses and parking facilities. The NCADP further states that zoning districts that minimize potential hazardous uses should be encouraged. An"I-2" District is contrary to the plan's intent. An "I-2" District permits obnoxious uses such as the blending of insecticides, fungicides and disinfectants; manufacture of concrete products; furniture manufacture; carbon paper and inked ribbons manufacture; open storage, etc. These types of uses are not compatible with a tourist-intensive environment nor supports or serves the arca along the beach. Therefore, an "I-2" District is not appropriate. An open amusement center is a use that may support the Corpus Christi Beach area by attracting visitors to and from the Texas State Aquarium and Corpus Christi Beach Village. The North Central Area Development Plan states that development which provides a wide variety of visitor-serving uses and complements the Aquarium should be encouraged. The proposed open amusement center can be such a use if appropriate mitigating conditions are met. Because the proposed open amusement center is in an area that contains some residences and the surrounding"B-2"District zoning permits residential uses,there arc concerns related to the entertainment park's operation. One concern is the potential noise level generated by the proposed go-carts. To reduce this noise impact, the Staff recommends that the track locate no closer than five (5) feet from the property line and that the motorized vehicles are equipped with a silent type muffler such as referenced in materials provided by the applicant. Based on noise level information also provided by the applicant,Staff deduced if the track is set back live (5) feet from the property line, a person is standing across the street (50 foot right-of-way), the noise level Planning Commission Meeting July 3, 1991 Page 4 at that point from a go-cart with a silent muffler would be less than the noise level generated by traffic on the surrounding streets. However, a person walking next to the proposed go-cart track may be subjected to high noise levels. With the track set back five (5)feet from the right-of-way and hedges provided in the setback area, the noise would be reduced to an acceptable level. The hedges would not only serve to reduce the potential noise impact, they would also serve as an aesthetic amenity. Another concern is that the subject property is bordered by two (2) streets, Causeway Boulevard and Bridgeport Avenue, which the North Central Arca Development Plan designates as scenic corridors. The Plan recommends special treatment along these corridors. One special treatment is a landscaping strip with palm trees every fifty(50) feet. Staff further recommends that the landscaped strip have a minimum width of five (5) feet and contain evergreen hedges to obtain a height 6-8 feet and are planted every five (5) feet to provide some screening for the go-cart track. The landscaped strip also will further reduce noise from the go-carts. Mr. Gunning read to the Commission the pros and cons of this application from the Staff Report (copy on file). Ten notices were mailed, one was returned in opposition and none in favor. Staff recommends denial of the "I-2" District, and in lieu thereof, approval of a special permit for an outside amusement park subject to the site plan and the following conditions: 1. USE: The only use authorized by this Special Permit other than the basic "B-4" District uses, is an outside amusement park provided that none of the outside amusement rides exceed a height of(10) feet • or a noise level of 80 dBA at the property line and be located no closer than 65 feet to Coastal Avenue or five (5) feet to Seagull Boulevard, Bridgeport Avenue, and Causeway Boulevard rights-of-way. 2. PARKING: Provide shared parking at a rate of 1.33 parking spaces for each 1,000 square feet of combined floor area or area devoted to open amusements which includes up to 4,000 square feet of"B- 4" District uses. Any"B-4" District use over 4,000 square feet in area shall meet normal "B-4" District parking requirements. 3. TRACK SURFACE: The surface of any track used by motorized vehicles must be of a non-dust producing surface and must be set back a minimum of five (5) feet from any property line. 4. LANDSCAPING: All landscaping must comply with the requirements contained in Article 27B "Landscape Requirements" and as a minimum, the property must provide the following: a. Along the scenic corridors (Causeway Boulevard and Bridgeport Avenue frontages), the following landscaping must be provided: i. A five (5) foot wide landscaped area which consists of living or non-living permeable landscape material or combination of both, excluding driveway approaches. ii. Palm trees with a minimum trunk height of nine (9) feet must be planted every fifty (50) feet on center, excluding visibility triangles and driveway approaches. iii. Evergreen, flowering shrubs which obtain a height of 6-8 feet upon maturity, must be planted every five (5) feet on center, excluding visibility triangles and driveway approaches. Planning Commission Meeting July 3, 1991 Page 5 b. Along the Seagull Boulevard frontage not landscaped per parking area requirements, the following landscaping must be followed: i. A five (5) foot wide landscaped area which consists of living or non-living permeable landscaped material or combination of both, excluding driveway approaches. ii. Evergreen, flowering shrubs must be planted every ten (10) feet on center, excluding visibility triangles and driveway approaches. 5. SCENIC CORRIDOR HEIGHT LIMITATIONS: The height of any structure shall not exceed one (1) foot for every one(1) foot setback as measured from the scenic corridors (Causeway Boulevard and Bridgeport Avenue rights-of-way) up to maximum setback of fifty (50) feet, except that no structure or parking or fences may be located within five (5) feet of the rights-of-way. 6. DRIVEWAY: One driveway approach with a maximum width of thirty (30) feet may be permitted along each scenic corridor (Causeway Boulevard and along Bridgeport Avenue). 7. LIGHTING: All site and parking lot lighting must be shielded and directed downward and away from the surrounding properties and public rights-of-way so as to reduce glare. Mr. Al Harden, the applicant, appeared and presented to the Commission an Environmental Noise Analysis. Commissioner Karm asked Mr. Harden if he had an alternative plan for the landscaping required in this area. Mr. Harden replied that he did not have an alternative plan, but is willing to meet any requirements for this case. Commissioner Hoelscher asked Staff if they were requiring the applicant to have more landscaping than other applicants normally have. Mr. Gunning replied that the additional landscape requirements are based on the North Central Area Development Plan's landscaping recommendation for scenic and view corridors, which palm trees are one of the recommendations in this plan. Commissioner Wickham asked Staff if there is a minimum height requirement for palm trees in the Landscape Ordinance concerning this case. Mr. Gunning replied in the negative. He further stated that the landscape requirements for this property would depend on how the property was developed and where the structures were located to determine streetyards. Mr. Perez stated that the Landscape Ordinance does not address scenic corridors. He stated the only way the Commission can impose the additional landscape requirements, arc to incorporate specific streets that require a certain height for palms trees, as part of the Landscape Ordinance. Planning Commission Meeting July 3, 199[ Page 6 There was some discussion concerning the landscaping requirements, height of palm trees and noise level concerning this case. There was also discussion on requirements for "B-4" zoning district. Mr. Stern Feinberg, Best Western Sandy Shores, 3200 Surfside Boulevard, appeared before the Commission and stated that he is in favor of this application. He asked the Commission to consider this zoning change. The public hearing was declared closed. Mr. Bob Payne described the North Central Area Development Plan in accordance to landscape requirements for this case. Commissioner Sanchez stated there was not a clear scenic view from Causeway Boulevard to the Beach. Mr. Payne replied that the intent was to beautify the scenic corridor area. He also stated that landscaping this area would provide a better view than the heavy industrial area. Commissioner Sanderson commented on the landscaping requirements for this case. He felt that the Commission should try everything possible to approve this case. Commissioner Taylor stated that the applicant needs to follow the Landscape Ordinance. He stated that the applicant and Staff would be able to provide a solution concerning the landscaping for this case. Commissioner Wickham stated that the applicant should meet with Staff and provide a landscape plan that may be followed according to the Landscape Ordinance. Commissioner Karm stated that the Commission should determine a solution for the applicant to complete his project. Commissioner Hoelscher commented that the landscaping is an important issue for this area. She also asked if the industrial areas had to provide any landscaping. Mr. Gunning replied that the industrial areas inside the City Limits would be subjected to the Landscape Ordinance whenever they initiate new construction, but at this time they are grandfathered. There was some discussion as to what type of plant materials would he allowed in a"B-4" District. The distribution of landscaping was also discussed. Commissioner Mims reopened the public hearing to ask Mr. Harden some questions concerning the landscaping of this property. There was some further discussion on what landscaping is required for this area and what the applicant's intentions were as far as landscaping. Commissioner Hall asked Mr. Harden how long would it take him to present a landscaping site plan. Mr. Harden replied he was not sure how long it would take for him to provide a site plan. There was some discussion on whether the applicant would agree to the conditions presented by Staff. The Commissioners reviewed and discussed each condition further with the applicant. . Planning Commission Meeting July 3, 1991 Page 7 At this time the public hearing was declared closed. Motion by Karm, seconded by Sanchez that this application for "I-2" Light Industrial Business District be forwarded to the City Council with the recommendation that it be denied, and in lieu thereof that a special permit be granted with the following conditions: 1. USE: The only use authorized by this Special Permit other than the basic "B-4" District uses, is an outside amusement park provided that none of the outside amusement rides exceed a height of twenty (20) feet. 2. PARKING: Each amusement use must provide shared parking at a rate of 1.33 parking spaces for each 1,000 square feet of floor arca or site area for that use. 3. TRACK SURFACE: The surface of any track used by motorized vehicles must be of a non-dust producing surface and must be set back a minimum of five (5) feet from any property line. 4. LANDSCAPING: All landscaping must comply with the requirements contained in Article 27B "Landscape Requirements" for a "B-4" District and as a minimum, the property must provide the following: a. Along the scenic corridors(Causeway Boulevard and Bridgeport Avenue),Coastal Avenue and Seagull Boulevard, a five (5) foot wide landscaped area which consists of living or non-living permeable landscape material or combination of both, excluding driveway approaches. b. Along Bridgeport Avenue, palm trees must be planted every fifty(50) feet on center,excluding visibility triangles and driveway approaches. 5. SCENIC CORRIDOR HEIGHT LIMITATIONS: The height of any structure shall not exceed one (1) foot for every one (1) foot setback as remeasured from the Causeway Boulevard and Bridgeport Avenue rights-of-way up to maximum setback of fifty(50) feet, except that no structure may be located within five (5) feet of the rights-of-way. 6. DRIVEWAY: One driveway approach with a maximum width of thirty (30) feet may be permitted along each scenic corridor (Causeway Boulevard and along Bridgeport Avenue). 7. LIGHTING: All site and parking lot lighting must be shielded and directed downward and away from the surrounding properties and public rights-of-way so as to reduce glare. Motion passed with Hall,Hoelscher,Karm,Sanchez,Sanderson,Wickham,Taylor and Mims voting aye, and Meinrath being absent. ' Planning Commission Meeting July 3, 1991 Page 8 WATERFRONT MANAGEMENT DISTRICT DESIGN PLAN (VISION) Mr. Bob Payne stated that in May 1991, the City Council adopted South Central Area Development Plan. The Plan policies recommends the Heart of Corpus Christi, Inc. to formulate urban design guidelines for Heart's "target" area. The primary purpose of the proposed Water Front Management District Design Plan (Vision) is to recommend public improvements such as the design of street furniture,side walk paving materials, and lighting standards. Mr.Payne also stated that the guidelines have been submitted by the Waterfront Design Group, and the Heart of Corpus Christi, Inc. is recommending this plan before the Planning Commission. Mr. Payne commented that a representative from the Heart of Corpus Christi,Inc.was not available at the time. Commissioner Mims asked Mr. Payne if Mr. Kevin Walker would be able to attend the next regular scheduled meeting to present his report to the Planning Commission. Mr. Payne replied that he would advise Mr. Walker to be present at the next regularly scheduled meeting. Motion by Sanderson and seconded by Hall, that this discussion and action on the Waterfront Management District Design Plan (Vision), implementing the adopted South Central Area Development Plan be tabled until the next regularly scheduled meeting on July 17, 1991. Motion passed with Hall, Hoelscher, Karm, Sanchez, Sanderson, Wickham, Taylor and Mims voting aye, and Meinrath being absent. OTHER MATTERS Mr. Gunning reported on City Council action taken on the following zoning cases: Case 591-1,Nichols Southside Pharmacy, Inc., Special Permit for Wholesale Auto Sales was approved by City Council; Case 591-2, Kenneth Gunderland,Special Permit was approved by City Council as recommended by Planning Commission and Staff; Case 691-1, Kathy Khashee, was denied as recommended by Planning Commission and Staff; Case 691-3, Frank and Sandra Alvarez, was tabled for thirty days, as requested by the applicants; Case 391-1, Transamerica E and I Trading Corporation,Special Permit was approved as per the site plan as recommended by Planning Commission and Staff. MATTERS NOT SCHEDULED Commissioner Mims congratulated Commissioner Taylor on the presidency of the Chamber of Commerce. She also reported that the Planning Commissioners need to have their financial statements turned in by July 26, 1991 at 4:45 p.m. EXCUSED ABSENCES Commissioners Wickham,Taylor,Hoelscher,Karm and Sanchez were unexcused for the meeting of June 19, 1991. Commissioner Taylor was excused for the June 5, 1991 meeting. Planning Commission Meeting July 3, 1991. Page 9 APPROVAL OF MINUTES Motion by Hoelscher, seconded by Sanderson, that the minutes of the regular meeting of June 5, 1991 be approved as written. Motion passed with Hall,Hoelscher,Karm,Sanderson,Sanchez,Wickham,Taylor and Mims voting aye and Mcinrath being absent. ADJOURNMENT Meeting was adjourned at 8:50 p.m. /pioill‘friluv:ti /0/7 Okk , ate`` l 4.r--(2) Brandol M. Harvey L� rains, San Miguel Director of Planning Recording Secretary Executive Secretary to Planning Commission (E:MINUTES6) is5y1118 79,20 / 4): . .?_, / 41) Q P3 ',''s•-•,a._ vt...? .4) • I 41 ct-&.) 01 05P 1441 3 C:5 4? c4-4- 19 •94, -V eZi.---taff°