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HomeMy WebLinkAboutMinutes Planning Commission - 03/25/1991 MINUTES REGULAR PLANNING COMMISSION MEETING COUNCIL CHAMBERS - CITY HALL MARCH 25, 1991 - 6:30 P.M. MEMBERS PRESENT: Shirley Mims, Chairman Mike Karm, Vice Chairman Bobby Canales Alma Meinrath William Sanderson Ro Wickham MEMBERS ABSENT: Ralph Hall Jake Sanchez Lamont Taylor STAFF PRESENT: Brandol M. Harvey, Director of Planning & Development Michael Gunning, Senior Planner Lorraine Del Alto, Recording Secretary Ruben Perez,Assistant City Attorney Ezequiel Elizondo, Director of Housing & Community Development Cris Gorham, Asst. Director of Housing & Community Development Hector Vallejo, Program Manager JoAnn Dominguez, Administrative Assistant Nelda Pella, Recording Secretary CALL TO ORDER Chairman Mims called the meeting to order and described the procedure to be followed. PUBLIC HEARING Mr. Jose Natividad Martinez: 392-3 REQUEST: From"I-2"Light Industrial District to"R-1C" One-family Dwelling District on Lots 24 and 25, Block 21, Chamberlain Subdivision, located on the north side of Mary Street, approximately 175 feet east of 10th Street. Mr. Gunning described the land use and zoning in the surrounding area, and stated that the applicant is requesting a zoning change to construct a single-family residence. The property is currently undeveloped land. Mr. Gunning summarized the Staff Report, and informed the Commission of applicable Policy Statements, and quoted from the South Central Area Development Plan. The applicant is requesting a change of zoning to a 'R-1C" One-family Dwelling District to construct a house for his residence. SCANNED Planning Commission Meeting March 25, 1992 Page 2 The subject property is located in an "I-2" Light Industrial District which does not permit residences. The predominant use on the property's block is single-family residential with some multiple-family structures and only one (1) nonresidential use, a City gas control valve facility. Therefore, the development of a single- family residence on the property would not be adversely impacted by the existing surrounding uses. In September, 1982, two (2) lots east of the subject property, were granted a Special Permit for a single-family residence. This was done prior to the formulation or adoption of the Comprehensive Plan. The subject property's block has been predominantly residential since the 1960s, based on aerial photo archives, and no industrial uses have expanded into this block. The City's Policy Statements indicate that, in general, "each neighborhood of the City shall be protected..." The South Central Area Development Plan calls for the area to transition into industrial uses commensurate under the current zoning. The,block (Block 21) containing the subject property was zoned for commercial uses in 1942 and for light industrial uses in 1948. In 1974, the industrial districts were amended to discontinue residential uses, thereby making the existing residences nonconforming. The property has remained residential with no intrusion from industrial uses, and therefore, should be considered for possible rezoning to a residential district. The extension of the"A-2"Apartment House District from the south onto the block seems logical. The"A-2"District requires a minimum lot size of 6,000 square feet. The entire block has been subdivided into 25 foot wide lots, and if an owner owns two (2) contiguous lots, the total area would be 5,900 square feet, still less than required in the"A-2" District,but more than the required 4,500 square feet in an"R-1C"District. However, the Zoning Ordinance exempts properties that were platted prior to July, 1971, with less than 6,000 square feet but more than 5,000 square feet. Therefore, the applicant would be permitted to construct a dwelling unit. A fundamental question is, "should the Comprehensive Plan be deviated from?" If a residential zoning district is deemed appropriate for the subject lots, then it would also be appropriate to plan for residential uses for the remainder of the Block 21;and Block 2 located to the southwest across Mary Street. This would provide a residential enclave rather than isolated residential uses next door to industrially zoned properties. The "A-2" District on the blocks to the south is the appropriate district for rezoning these industrial zoned blocks in that it would be a logical extension of the"A-2" district and it permits both single-family and multiple-family uses. If the "A-2" District is approved, Staff will initiate rezoning of the aforementioned Blocks 21 and 2. Mr.Gunning read to the Commission the pros and cons of this application from the Staff Report(Copy on file). Staff recommends denial of the"R-1C" District, and in lieu thereof, approval of an "A-2" District only if the Planning Commission also recommends modifying the South Central Area land use policies and rezoning the remainder of Block 21 and Block 2 to "A-2". Twenty-three notices were mailed, of which none were returned in favor or opposition. No one appeared in favor or in opposition, and the public hearing was declared closed. There was some discussion as to whether rezoning of the other areas would delay the action on the applicant's request. Motion by Karm, seconded by Wickham, that this application for "R-1C" District be denied, in lieu thereof,approval of an"A-2"District with the recommendation that the City initiate a change of zoning to"A-2" on the remainder of Blocks 21 and Block 2. Motion passed with Canales,Meinrath,Sanderson,Wickham,Karm and Minis voting aye, and Hall, Sanchez and Taylor being absent. Planning Commission Meeting March 25, 1992 Page 3 TABLED ZONING 1) 192-5 Bishop Rene H. Gracida: "B-4" to "I-2" Located on the northwest corner of Morgan and Virginia Avenues. Motion by Sanderson,seconded by Wickham, that this application be removed from the table. Motion passed unanimously. Mr. Gunning stated that on March 11, 1992,the Planning Commission tabled this case in order to allow Staff and the applicant's representative to develop a site plan with acceptable conditions for a possible Special Permit. A site plan, presented to the Planning Commission, indicates a 24 foot wide stage at the north end of the subject property with hedges along the perimeter of the property. The following three (3) conditions were proposed: 1. USE: The only use authorized by this Special Permit other than the basic "B-4" General Business District is church-sponsored outside live entertainment use with one (1) permanent outdoor stage. 2. FLOOR AREA: The permanent outdoor stage may not exceed a total floor area of 600 square feet. 3. HOURS OF OPERATION: The outside live entertainment use is limited to the hours between 10:00 a.m.and 12:00 midnight. The use may only operate Friday,Saturday and Sunday from June 1 through September 1. Any outside live entertainment that does not comply with the aforementioned limitations shall be considered a Promotional Event and shall comply with the conditions set forth in Section 27A-2 of the City of Corpus Christi Zoning Ordinance, as amended. Staff remains of the opinion that the proposed use and associated noise and traffic is inappropriate with residences close to the subject property. Father Eduardo Garcia appeared representing the applicant. He stated that they are in favor of the site plan and conditions and asked the Commission to consider a Special Permit. No one else appeared in favor or in opposition, and the public hearing was declared closed. Motion by Meinrath,seconded by Canales that this applicant be granted a Special Permit for an outside entertainment use with the following conditions: 1. USE: The only use authorized by this Special Permit other than the basic "B-4" General Business District is church-sponsored outside live entertainment use with one (1) permanent outdoor stage. 2. FLOOR AREA: The permanent outdoor stage may not exceed a total floor area of 600 square feet. 3. HOURS OF OPERATION: The outside live entertainment use is limited to the hours between 10:00 a.m. and 12:00 midnight. The use may only operate Friday,Saturday and Sunday from June 1 through September 1. Any outside live entertainment that does not comply with the aforementioned limitations shall be considered a Promotional Event and shall comply with the conditions set forth in Section 27A-2 of the City of Corpus Christi Zoning Ordinance, as amended. • Planning Commission Meeting March 25, 1992 Page 4 Motion passed with Canales, Meinrath, Sanderson, Wickham,Karm, and Mims voting aye, and Hall, Sanchez and Taylor being absent. COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM (CDBG1 Chairman Mims opened the public hearing for the FY92 Community Development Block Grant (CDBG) Program. She requested that the organization's main representative limit their comments to five minutes and each succeeding representative limit their comments to three minutes. Chairman Mims asked staff to make their presentation. Mr.Elizondo addressed the Commission and the public stating that a total of$4,705,000 is available for the City's FY92 CDBG Program which consists of the FY92 allocation of $4,055,000 in combination with $650,000 of program income. He stated requests for FY92 CDBG funds totaled$11,337,707. He briefly outlined the eligibility criteria adopted by the City Council that requires that no CDBG funds be authorized to applicant agencies for the support of operating expenses; that no capital grants will be made without sufficient evidence of the fmancial capacity of the applying agency to operate the program; and priority will be given to those applying agencies that make substantial new capital contributions to the project for which they are seeking funds. Based on these guidelines, staff's recommendations are as follows. Laguna Madre Park - $10,000; Handicap Accessibility- $72,000; Hudson Park - $60,000; Broadmoor Senior Center - $40,000; Westside Little League - $50,000; Wynn Seale Phase II - $552,000; City Hall ADA Compliance -$20,000; Corpus Christi Museum ADA Compliance = $7,700;Sidbury House ADA Compliance - $7,700;CDBG Cleanup Project-$40,000;Demolition Relocation-$100,000;Code Enforcement-$70,000;Ada Wilson Children's Center $54,000; Boys & Girls Club of Corpus Christi - $90,900; Coastal Bend Alcohol & Drug Rehab. Center - $40,000; Corpus Christi Metro Ministries - $50,400; Nueces County Community Action Agency - $237,000; Tract 16 Neighborhood Council - $20,000; Tract 17/18 Neighborhood Council - $20,000; Women's Shelter of Corpus Christi Area-$300,000;Emergency Repair Grant Program-$700,000;Rehabilitation Services - $654,000; Rental Rehabilitation Match Program - $100,000; Single Family Rehab. Loan Program - $1,000,000; Comprehensive Planning - $50,000; Preservation Plan Update Phase II-A CLGC = $9,300; and General Administration - $350,000 for a total of$4,705,000. Chairman Mims called for public comments. Betty Hable, representing the Nueces County Mental Health and Mental Retardation Community, requested that funding for,the Youth Services Center for emotionally disturbed youth and their families be reconsidered. Hilda Tagle, Judge, County Court at Law No. 3, spoke in support of the Youth Services Center. Chairman Mims announced that this was a public hearing to allow the Commission to hear comments from the public and Staff; and the Commission will be making their recommendations at a Special Planning Commission meeting on April 1, 1992. Mike Griffith, Director, Nueces County Juvenile Department, spoke about juvenile crime in this community and the lack of resources for emotionally disturbed youth. He expressed his support for the Youth Services Center and urged the Commission to reconsider Staff's recommendation. Planning Commission Meeting March 25, 1992 Page 5 Robert Garcia, Director of Special Education for CCISD, expressed support for the Youth Services Center. Jackie Martin, 822 Adel, also spoke in favor of funding for a Youth Service Center. T.D. Higginbotham, Chairman of the Board of Ada Wilson Children's Center for Rehabilitation, representing the Board of Directors, asked for reconsideration of their funding request. He explained that the funds were need to replace badly deteriorated equipment, replace dining room furniture and for ADA modifications to automated doors. Mr. Higginbotham introduced residence members of the facility. Mrs. Hope Trevino, Westside Little League, gave a brief history of the League and asked the Commission to reconsider Staff's recommendation of partial funding of their request. Vilma Luna,Member of the Board of Directors for the Boys& Girls Club of Corpus Christi,asked that the Commission support Staff's recommendation which would enable the Club to complete six of the proposed projects. She stated that the additional funds needed would be sought from the private sector. In response to a question, she stated first priority would be given to a new commercial kitchen which would enable the Club to provide an after school food program that would service 250 kids per day and second priority is a new sand volleyball court and shade structures around the swimming pool. John Longoria, Director, Boys & Girls Club, addressed specific questions from the Commission regarding the Boys & Girls Club proposal submitted. In response to a question from Commissioner Karm as to whether the exhaust fans were funded last year;Mr.Elizondo replied that the exhaust fans for the gymnasium were not funded last year,the improvements funded in FY91 included a new airlock; renovating the existing boy's locker room into a girl's locker room; adding a new boy's locker room; and a new gas heater for the gymnasium. There was further discussion on the uses of the gymnasium and the proposed uses of a new commercial kitchen. Philip Rosenstein, President, Flour Bluff ARP Chapter, speaking in behalf of John De La Garza, Assistant State Director of ARP for this area, expressed support for the Emergency Repair Grant Program. Joe Martinez, Executive Director, Nueces County Community Action Agency, briefly described their Head Start Program and their plans to expand; he requested that their request be funded. Discussion followed comparing the Agency's last year's request with their current request and Staff gave a status report on that project. Florence Adams,President,Nueces County Community Action Agency and a retired teacher,also spoke in favor of NCCAA's request. Olivia Flores,Site Counselor,Zavala Senior Center,described the poor condition of the existing Center and expressed her support for the construction of a new facility. There was a lengthy discussion between the Commission and Staff regarding the present condition of the Center and the feasibility of investing more dollars into the sinking building. Planning Commission Meeting March 25, 1992 Page 6 The meeting was recessed for 15 minutes. Joe West,Project Administrator, Coastal Bend Alcohol and Drug Rehabilitation Center, explained the scope of the proposed rehabilitation project and the impact it will have on the number of people they will be able to help. Assisted by Bill Holland, the architect for the project, he displayed the proposed floor plans for the Center. Reverend Claudell Smith, Chairman, Tract 16 Neighborhood Council, asked that their request be reconsidered. He stated that their facility is shared with the Nueces County Community Action Agency. He described the uses of their present facility and stated that it is inadequate. He recognized a number of Tract 16 Council supporters from the audience. Reverend C.E. Richardson, Sr., Tract 16, asked the Commission to consider their $51,200 request. Discussion followed on the possibility of relocating the NCCAA to another location. Gwen Bryant, 5029 Merganser, Member of the Park and Recreation Advisory Committee, expressed support for the South Bluff Park Restrooms improvements,which were not recommended by Staff. She stated that the Advisory Committee considers South Bluff Park a higher priority project and she requested that Staff's recommendation of funding improvements to Hudson Park be transferred to South Bluff Park. In response to a question from the Commission as to whether or not this could be done; Mr.Elizondo responded that it was at the Commission's discretion if this was the recommendation that the Commission wanted to forward. Esmeralda Castellanos,Tract 17/18 Neighborhood Council,requested that their request be reconsidered. She gave a brief description of the Council's services and the current condition of their facility. Sandra Larson,Executive Director,Women's Shelter of the Corpus Christi Area,explained the Shelter Program and provided statistical data regarding services. Mrs.Larson described the inadequacies in the current facilities and the objective of the proposed project. Mrs.Larson then introduced a number of the Shelter's staff and Board of Director from the audience. The Commission asked several questions regarding the Shelter's clientele and their proposal for construction of a new building. There being no more comments from the audience, the public hearing was closed. Chairman Mims stated that the Commission will be meeting on April 1, 1992 to formulate their recommendation to the City Council. She asked Commissioners to contact Staff before next weeks meeting with any questions so that Staff will be prepared at the meeting. Discussion followed on the refined CDBG proposal process and Commissioners expressed their satisfaction with the results. Commissioner Meinrath questioned if the Single Family Rehabilitation Program was mandated to be funded at Staff's recommended $1,000,000 level; Mr. Elizondo responded that it was not, but advised the Commission to be aware of the present list of over 300 families waiting to be assisted (Single Family and Emergency Repairs). Y • Planning Commission Meeting March 25, 1992 Page 7 Chairman Mims urged the Commission to look at the whole picture when considering taking money from one project to fund another project because of the impact it may have because some projects may be related. Chairman Mims questioned if the Comprehension Plan would be completed this year; and Mr.Harvey responded that this should be the last year. - OTHER MATTERS Mr. Brandol Harvey stated the following City Council action: C292-4 Lady Lex: Approved as recommended by Staff and Planning Commission. EXCUSED ABSENCES None for the regular meeting of March 11, 1992. APPROVAL OF MINUTES It was moved and seconded that the minutes of the regular meeting of March 11, 1992 be approved as submitted. ADJOURNMENT Meeting was adjourned at 10:30 p.m. hitithL021,21, Cl/IUIC.IQ Brandol M. Harvey Lo raine Del Alto Director of Planning Re rding Secretary Executive Secretary to Planning Commission Nelda Pena Recording Secretary (E:MINUTES.11) Planning Commission Meeting March 25, 1992 Page 8 NEW PLATS 029213-P6 SAN JUAN ADDITION, BLOCK 1, LOT 27B (FINAL REPLAT - 0.140 ACRE) Located west of the intersection of Simon Drive and Stock Drive. Owner - Emma G. Segovia Engineer - David A. Pyle 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. The public hearing was declared closed. Motion by Sanderson,seconded by Karm,that this plat be approved as submitted. Motion passed with Canales, Meinrath, Sanderson, Wickham, Karm and Mims voting aye, and Hall, Sanchez and Taylor being absent. 029214-P7 SOLAR ESTATES UNIT 5 (PRELIMINARY- 73.226 ACRES) Located between Interstate Highway 37 and Leopard Street east of Rand Morgan Road. Owner - Evelyn June Moore, Individually Independent Executor of the Estate of Billy R. Moore. Engineer - Maverick Engineering Mr.Gunning stated that there are no conditions remaining on this plat,and Staff recommends approval as submitted. Mr. Dennis Lang, Maverick Engineering, representing the applicant, appeared before the Planning Commission stating that they are in favor of this plat. He asked the Commission to consider approving this plat. No one else appeared in favor or in opposition. The public hearing was declared closed. Motion by Karm,seconded by Sanderson,that this plat be approved as submitted. Motion passed with Canales, Meinrath, Sanderson, Wickham, Karm and Minis voting aye, and Hall, Sanchez and Taylor being absent. Planning Commission Meeting March 25, 1992 Page 9 029215-NP8; SOLAR ESTATES UNIT 5, BLOCK 8. LOT 17 (FINAL - 2.56 ACRES) Located south of Interstate Highway 37 east of Rang Morgan Road. Owner - Evelyn June Moore, Independent Executor of the Estate of Billy R. Moore. Engineer - Maverick Engineering Mr.Gunning stated that there are no conditions remaining on this plat,and Staff recommends approval as submitted. Mr. Dennis Lang, Maverick Engineering, representing the applicant, appeared before the Planning Commission stating that they are in favor of this plat. He asked the Commission to consider approving this plat. Noone else appeared in favor or in opposition. The public hearing was declared closed. Motion by Sanderson, seconded by Meinrath, that this plat be approved as submitted. Motion passed with Canales, Meinrath,Sanderson,Wickham, Karm and Mims voting aye, and Hall, Sanchez and Taylor being absent. • 039217-NP9 MOORE PLAZA. BLOCK 3, LOTS 15, 16 AND 17 (FINAL REPLAT - 8.27 ACRES) Located south of South Padre Island Drive (State Highway 358) and east of Blanche D.Moore Drive. Owner - The Estate of Blanche D. Moore, Deceased dba M.E.P. Joint Venture 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. The public hearing was declared closed. Motion by Karm, seconded by Canales that this plat be approved as submitted. Motion passed with Canales, Meinrath, Sanderson, Wickham, Karm and Mims voting aye, and Hall, Sanchez and Taylor being absent. j Planning Commission Meeting March 25, 1992 Page 10 039218-NP10 MT. VERNON SUBDIVISION UNIT 1, LOTS D3 & D4 (FINAL REPLAT - 3.18 ACRES) Located north of South Padre Island Drive (State Highway 358) between Prinston Drive and Holmes Drive. Owner - American National Bank, South 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. The public hearing was declared closed. Motion by Sanderson, seconded by Meinrath that this plat be approved as submitted. Motion passed with Canales, Meinrath,Sanderson,Wickham, Karm and Mims voting aye, and Hall,Sanchez and Taylor being absent.