HomeMy WebLinkAboutMinutes Planning Commission - 10/16/20191201 Leopard Street
Corpus Christi, TX 78401
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City of Corpus Christi
Meeting Minutes
Planning Commission
5:30 PM Council ChambersWednesday, October 16, 2019
Persons with disabilities who plan to attend this meeting and who may need
auxiliary aids or services are requested to contact Gilbert Garza, at 361-826-8454
or GilbertGa@cctexas.com, no later than 48 hours prior to this meeting so that
appropriate arrangements can be made.
Call to Order, Roll CallI.
Chairman Crull called the meeting to order and a quorum was established with
Commissioner Dibble absent.
Opening StatementII.
PUBLIC COMMENT: The public is invited to speak on any agenda item and any
other items that pertain to the Planning Commission. Comments are limited to 3
minutes.
III.
Approval of Absences: NoneIV.
Approval of MinutesV.
1.19-1440 Regular Meeting of October 2, 2019
A motion to approve item “1” was made by Vice Chairman Baugh and
seconded by Commissioner Hovda. The motion passed.
Consent Public Hearing: (Items A, B & C) - Discussion and Possible ActionVI.
Chairman Crull asked Staff to present the Consent Agenda, items V.A, V.B and
V.C. Michael Dice, Development Services, read Consent Agenda, items V.A
and V.B into the record. For New Plat items “2 & 3”, he stated that upon
satisfaction of the remaining conditions/comments in the Plat Review
Comments document, the plat will satisfy all requirements of the UDC and
State Law; the Technical Review Committee recommends conditional
approval. Time Extension items “4, 5, 6 & 7” satisfy all requirements of the UDC
and Staff recommends approval. Staff recommends approval for Variance
items “8 & 9”, as stated in Staff’s report, along with accompanying new plat
item “10” which satisfies all requirements of the UDC.
Andrew Dimas, Development Services, read Consent Agenda item V.C.12 into
the record. Staff recommends approval for New Zoning item “12” as stated in
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Staff’s report. Chairman Crull stated that New Zoning items “11 & 13” will be
pulled from the Consent Agenda and presented separately. After Staff’s
presentation, Chairman Crull opened the public hearing for the Consent items.
Randy West at 3040 Crest Colony Lane addressed the Commission for item “12”
and had general questions regarding the proposed use. He stated he is not
opposed to the change of zoning request and felt that a commercial use is the
best use for the property. Sheila Weeks at 237 Valerie Street addressed the
Commission for item “10” and stated that she is opposed. With no one coming
forward, the public hearing was closed.
A motion was made by Vice Chairman Baugh to approve items “2, 3, 4, 5, 7, 8
& 12 ” as presented. The motion was seconded by Commissioner Hovda and
the motion passed. A motion to approve item “6” as presented was made by
Vice Chairman Baugh and seconded by Commissioner Hovda. The motion
passed with Commissioner York abstaining. A motion to approve items “9 & 10”
as presented was made by Commissioner Schroeder. The motion was
seconded by Vice Chairman Baugh and the motion passed with Commissioner
Zarghouni abstaining.
PlatsA.
New Plats
2.19-1441 19PL1098 - CONDITIONAL
KINGS LANDING (PRELIMINARY - 446.408 ACRES)
Located west of County Road 33 and east of Digger Lane.
3.19-1442 19PL1104 - CONDITIONAL
SAENZ FAMILY TRACT, BLOCK 1, LOT 1 (FINAL - 5 ACRES)
Located south of FM 43 and west of CR 51.
Time Extensions
4.19-1443 18PL1135
DEL MAR COLLEGE WEST (FINAL - 85.34 ACRES)
Located north of Old Brownsville Road and west of Airport Road.
5.19-1444 18PL1102
THE LAKES AT NORTHWEST UNIT 2 (FINAL - 22.23 ACRES)
Located west of FM 1889 and south of Northwest Boulevard (FM 624).
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6.19-1445 18PL1077
PADRE HARBOR UNIT 1 (FINAL - 22.14 ACRES)
Located south of SH 361 and east of South Padre Island Drive (Park
Road 22).
7.19-1446 18PL1075
CAYO DEL OSO SUBDIVISION SECTION 3 (FINAL 8.55 ACRES)
Located south of Oso Parkway and east of Brooke Road.
Plats with Variances (Waivers)B.
8.19-1447 19PL1081 - SIDEWALK WAIVER
W.R. GRIFFIN BLUEBONNET, LOT 1C (FINAL - 0.26 ACRE)
Located south of Up River Road and east of McGee Ln.
Request for a Plat Waiver of Sidewalk Construction Requirement in
Section 8.1.4 and Section 8.2.2 of the UDC.
9.19-1448 19PL1093 - SIDEWALK WAIVER
FLOUR BLUFF HEIGHTS, BLOCK 6, LOT 35 (FINAL- 0.413 ACRES)
Located east of Waldron Road and south of Jester Street.
Request for a Plat Waiver of Sidewalk Construction Requirement in
Section 8.1.4 and Section 8.2.2 of the UDC.
10.19-1449 19PL1093
FLOUR BLUFF HEIGHTS, BLOCK 6, LOT 35 (FINAL- 0.413 ACRES)
Located east of Waldron Road and south of Jester Street.
New ZoningC.
11.19-1450 Public Hearing - Rezoning Property at or near 5215 Avenue A
Case No. 1019-04 - Calallen Independent School District:
Ordinance rezoning property at or near 5215 Avenue A (located along the
north side of Mountain Trail, west of Interstate 37, and east of Avenue B)
from the “RS-6” Single-Family 6 District to the “RM-1” Multifamily 1
District.
Andrew Dimas, Development Services, read item “11” into the record as
shown above the applicant is requesting a rezoning to allow for the potential
construction of a multifamily development (apartments). For location purposes,
he presented several aerial views of the subject property along with the
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Existing and Future Land Use maps. A future multifamily development is
compatible with the existing apartment complex located to the east. He
informed the Commission that of the 21 public notices that were mailed, one
notice was returned in favor of the change of zoning request and four notices
were returned in opposition. Mr. Dimas went over the history of zoning
patterns; existing land uses for the surrounding area, UDC requirements for the
rezoning as well as available municipal facilities. The proposed rezoning is
compatible with the adjoining residential properties and does not have a
negative impact upon the adjacent commercial properties. Staff recommends
approval of the change of zoning from the “RS-6” Single-Family 6 District to
the “RM-1” Multifamily 1 District. Mr. Dimas informed the Commission that the
applicant has requested to table this item to the December 4, 2019 Planning
Commission meeting. After Staff’s presentation, Chairman Crull opened the
public hearing. Representing the applicant, Murf Hudson with Urban
Engineering addressed the Commission to answer questions.
The following individuals addressed the Commission and stated their
concerns/oppositions:
Raymond Curran at 5217 Avenue C
Bill Sugarek at 5201 Northwest Trail
Myrna Rodriguez at 5217 Avenue B
Henry Yepez at 5209 Avenue B
Ansel Williams at 5222 Northwest Trail
Elizabeth Cantu at 13023 Mountain Trail
Jose Cuellar at 5122 Avenue C
The majority of comments consisted of concerns that the proposed
development does not fit the character of the surrounding area. They like the
“country” aesthetic the neighborhood provides and felt the proposed
multi-family development will reduce their standard of living/decrease
property values. They would like the zoning district to remain the same as
there is already an apartment complex nearby. They cited safety concerns and
felt that the addition of an apartment complex will result in an increase in
crime. They also stated the streets in the neighborhood are in horrible
condition and have been for many years. The deteriorating infrastructure will
not be able to withstand an increase in traffic caused by the proposed
apartment complex.
With no one else coming forward, the public hearing was closed. A motion
was made by Commissioner Williams to table item “11” to the December 4,
2019 Planning Commission meeting. The motion was seconded by Commission
Hovda and the motion passed with Commissioner York abstaining.
12.19-1451 Public Hearing - Rezoning Property at or near 3046 Holly Road
Case No. 1019-06 - Rogerio and Maria E. Lopez:
Ordinance rezoning property at or near 3046 Holly Road 3046 Holly Road
(located along the north side Holly Road, west of Kostoryz Road, and
east of Richter Street) from the “RS-6” Single-Family 6 District to the
“CN-1” Neighborhood Commercial District.
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13.19-1452 Public Hearing - Rezoning Property at or near 2212 Morris Street
Case No. 1019-01 - Ed Rachal Foundation:
Ordinance rezoning property at or near 2212 Morris Street (located along
the north side of Morris Street, west of South 19th Street, and east of 20th
Street) from the “RS-6” Single-Family 6 District to the “CI/SP” Intensive
Commercial District with a Special Permit.
Mr. Dimas read item “13” into the record as shown above. For location
purposes, he presented several aerial views of the subject property along with
the Existing and Future Land Use maps. The applicant is requesting a rezoning
to allow for the operation of a transient lodging facility for the homeless. The
proposed development will be the new Good Samaritan Mission for the
homeless with 308 beds. The shelter will be an adaptive reuse of the former
Lamar Elementary School. He informed the Commission that of the 70 public
notices that were mailed, zero notices were returned in favor of the change of
zoning request and one notice was returned in opposition.
Mr. Dimas went over the history of zoning patterns; existing land uses for the
surrounding area, UDC requirements for the rezoning as well as available
municipal facilities. He also displayed several views of preliminary site plans
submitted by the applicant to demonstrate the layout of the facility (first and
second floors). He informed the Commission there is no plan for expansion of
the building towards any street yards. Expansion will only take place on the
interior.
Based Staff recommends approval of the change of zoning from the “RS-6”
Single-Family 6 District to the “CI/SP” Intensive Commercial District with a
Special Permit and subject to the following conditions:
1.Uses: The only uses authorized by this Special Permit other than uses
permitted in the base zoning district is a Transitional Housing facility, a social
service operated to assist persons with their transition into permanent housing.
The facility shall not exceed 308 beds. No soup kitchen or public feeding shall
be allowed.
2.Intake Facilities: Adequate waiting area inside the facility must be
provided so that no perceived loitering or waiting outdoors occurs.
3.Security: The transitional housing facility located on the property shall be
monitored by facility staff at all times.
4.Landscaping: Landscape requirements for the Property shall follow the
standards outlined in the Unified Development Code (UDC). Existing trees
along Morris Street and South 19th Street shall be kept and maintained.
5.Parking: Lots 28, 29, and 30, Block 10, Pat Webb shall only be used for the
purpose of a parking lot.
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6.Time Limit: In accordance with the UDC, this Special Permit shall be
deemed to have expired within 24 months of this ordinance unless a complete
building permit application has been submitted, and the Special Permit shall
expire if the allowed use is discontinued for more than six consecutive months.
After Staff’s presentation, Chairman Crull opened the floor for Commissioner
comments/questions. Commissioner Schroeder asked what district the subject
property reverts to when the Special Permit expires. Mr. Dimas stated that
upon review of initial recommendations, Staff weighed options between the
“CI” and “CN-1” districts. He explained that the UDC does list the “CI/SP”
Intensive Commercial District with a Special Permit as the proper zoning
classification for a “Social Service Use”. However, the “CI” District also allows
uses such as bars, nightclubs, vehicle sales/service, and self-storage uses. The
“CN-1” district does not allow those uses and has a 20-foot, street-yard setback
requirement. Staff did not want to create a non-conformity since the building
does not meet current “CN-1” district standards. Staff felt that the “CI” district
would be best since it has a zero-lot line and allows flexibility if there were
plans for a future expansion. Commissioner Schroeder also asked if a “CN-1”
district with a Special Permit is an option. Mr. Dimas stated that it can be
considered as an alternative option, but the applicant prefers the “CI” district
since it will be pursuing a multi-decade lease and they would need that
flexibility.
After Commissioner comments/questions concluded, Chairman Crull opened
the public hearing. Representing the applicant, Les Daniels at 555 N.
Carancahua, addressed the Commission. He stated that it is not the intent of
the Foundation to degrade the neighborhood and they will not revert the
property to any of the allowed uses in the “CI” district. He believes the
proposed project will improve the neighborhood since the building will be
maintained. The Good Samaritan runs a strict, successful operation that will
serve the community.
The following individuals addressed the Commission and stated their
concerns/oppositions:
Angelica Corona at 411 16th Street
Arnold Tapia at 2303 Mary Street
Andres Corona 411 16th Street
Priscilla Ramirez 2504 Marguerite Street
Brandy at 1010 19th Street
Barbara Handy at 810 South 19th Street
Edward Marines at 2323 Mary Street
Michael Roberts at 2301 Comanche Street
Barbara at 2203 Marguerite Street
Jose Mendez at 5817 Crestford
Rhonda Garcia at 2203 Marguerite Street
The majority of comments consisted of concerns that placing transients in a
drug infested neighborhood is counterproductive. Their neighborhood is high
in crimes such as violence/prostitution and the homeless population is
prominent. They felt that their neighborhood is being targeted as a
poor/Mexican American demographic and is already overburdened. They also
mentioned concerns for safety, specifically children, due to the proximity to
housing projects and a church. They felt that there is a better use for this piece
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of property than a transitional facility. They said that their neighborhood is in
need of help and revitalization. For these reasons, they felt that the proposed
use will have a negative impact on the neighborhood and has no benefit.
Carrol Murphry at 6306 Wimbeldon Circle, Executive Director of the Good
Samaritan Rescue Mission, addressed the Commission. She said she has
visited the subject property and witnessed much of the same issues that the
residents of the neighborhood mentioned tonight. She stated that there is a
distinction between gangs and the homeless community. The crime that takes
place in the neighborhood is caused by gangs and not the homeless
community. She said improving the building will provide an added sense of
security since it has been closed since 2010. Since the buildings closure it has
experienced burglaries. She emphasized how the efforts of the program are
positive in assisting the homeless to find employment. Commissioner Miller
asked Ms. Murphry what the facility’s prerequisites are for accepting clients, if
people with felony convictions are accepted and if there is a curfew. Ms.
Murphry explained the prerequisites and stated that felons are accepted
(working with probation officers); the curfew is at 11 p.m. Commissioner York
asked Ms. Murphry what happens when a client is released from the program
due to the possession or influence of drugs. Ms. Murphry stated that the
services are canceled, and they are asked to leave the premises.
Commissioner Hovda stated that she will be voting against the rezoning
request and voiced her frustration with developers who do not reach out to the
community in which they will be changing. She respects the mission of the
Good Samaritan, but the neighborhood is struggling. She felt that this
neighborhood is not being served by the City and commended the citizens for
taking the time to address their concerns during a rezoning case. She hopes
that the City will take notice to help this neighborhood but allowing this facility
is not the way to do it. A motion was made by Commissioner Hovda to
recommend denial of the change of zoning request for item “13” and the
motion was seconded by Commissioner Zarghouni. A roll call vote took place
and the motion passed with all present Commissioners voting in favor.
Director's ReportVII.
Al Raymond, Director of Development Services, updated the Commission on
the engagement of the development community for the purpose of
reviewing/evaluating and improving how the City applies the trust funds. An
upcoming meeting with stakeholders will take place on October 18, 2019 and
subsequent meetings thereafter to try and meet a consensus for consistent
application of the trust fund. The Department’s goal is to bring
findings/recommendation to the Planning Commission in January of 2020 and
then to City Council consideration in February 2020. Also, a Development
Services Task Force has been created as a tool to improve community
outreach. This group will meet monthly to discuss updates, new
policies/procedures to gather information for improvement. Other efforts
include a monthly newsletter (creation of an email database) and launching to
social media sites every Monday.
Items to be ScheduledVIII.
None.
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AdjournmentIX.
There being no further business to discuss, Chairman Crull adjourned the
meeting at 7:25 p.m.
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