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HomeMy WebLinkAboutMinutes Planning Commission - 01/26/2022 w 1201 Leopard Street City of Corpus Christi td� � Corpus Christi,TX 78401 �I b, 4 cctexas.com Meeting Minutes Planning Commission Wednesday,January 26,2022 6:30 PM Council Chambers I. Call to Order, Roll Call The meeting was called to order and a quorum was established with Commissioners Zarghouni and Gonzalez absent. II. PUBLIC COMMENT: None. III. Approval of Absences: Dan Dibble, Michael York and Brian Mandel A motion was made by Vice Chairman Schroeder to approve the absences listed above and it was seconded by Commissioner Miller. The motion passed. IV. Approval of Minutes 1. 22-0191 Regular Meeting Minutes of January 12, 2022 A motion was made by Commissioner Miller to approve the minutes listed above and it was seconded by Commissioner Salazar-Garza. The motion passed. V. Consent Public Hearing (Items A& B): Discussion and Possible Action Chairman Dibble asked Staff to present the Consent Agenda, items "2 through 7". Mark Orozco, Development Services, read the Consent Agenda items into the record. New Plat item "2" satisfies all requirements of the UDC/State Law and the Technical Review Committee (TRC) recommends approval. Staff recommends approval for Time Extension items "3 & 4". Staff also recommends approval for New Zoning items "5, 6 & 7" as stated in Staff's report. A correction was noted for item "5". The caption for the requested change of zoning should reflect "RM-1 Multifamily District to the "RS-4.5 District". After Staff's presentation, Chairman Dibble opened the public hearing. Joe Kramer at 1820 Waldron Road, addressed the Commission in regard to New Zoning item "6" and stated he is in favor of the rezoning request. Keith Hanson at 331 Graham Road addressed the Commission in regard to item "6" and stated he is opposed to the rezoning request. Owner and Developer for item "6", Spencer Fillmore. addressed the Commission in support of his request. With no one else coming forward, the public hearing was closed. A motion was made by Vice Chairman Schroeder to approve items "2 through 7" as presented by Staff and it was seconded by Commissioner York. The motion passed. City of Corpus Christi Page 1 Printed on 211012022 Planning Commission Meeting Minutes January 26,2022 A. Plats 2. 22-0182 21 PL1142 Flour Bluff Estates No.2, Blk 9, Lot 10A& 10B (REPLAT - 0.3788 ACRE) Located along the south side of Scotland Drive, between Jane Street and Naval Air Station Time Extensions 3. 22-0183 21 PL1066 RANCHO VISTA SUBDIVISION UNIT 24 (FINAL - 13.30 ACRES) Located south of Adler Drive between Rancho Vista Boulevard and Cattlemen Drive. 4. 22-0198 19PL1084 -SECOND REQUEST TURTLE COVE CENTER UNIT 2, BLOCK 1, LOT 7R1 (REPLAT - 5.22 ACRES) Located north of Padre Island Drive (SH 358) between Flour Bluff Drive & Bullfinch Street B. New Zoning 5. 22-0187 Public Hearing - Rezoning Property at 2407 Mary Street Case No. 0122-01, Javier de la Garza: Ordinance rezoning property at or near 2407 Mary Street (located along the south side of Mary Street, north of Ruth Street, east of South Port Avenue, south of Agnes Street and west of 19th Street) from the "RS-6" Single-Family 6 District to the "RS-4.5" Single-Family 4.5 District. 6. 22-0188 Public Hearing - Rezoning Property at or near 302 Graham Road Case No. 0122-05, Land Majestic, LLC.: Ordinance rezoning property located at or near 302 Graham Road (located along the north side of Graham Road, east of Waldron Road, and west of Laguna Shores Road) from the "RM-1" Multifamily District to the "RV" Recreational Vehicle Park District. 7. 22-0189 Public Hearing - Rezoning Property at or near 7602 Yorktown Boulevard Case No. 0122-06, Jackie Homes, LLC.: Ordinance rezoning property located at or near 7602 Yorktown Boulevard (located along the north side of Yorktown Boulevard, east of Rodd Field Road, and west of Starry Road) from the "RS-4.5" Single-Family 4.5 District to the "RM-1" Multifamily District. City of Corpus Christi Page 2 Printed on 211012022 Planning Commission Meeting Minutes January 26,2022 VI. Public Hearing (Items C, D & E): Discussion and Possible Action C. Plat with a Variance (Waiver) 8. 22-0181 21 PL1150 PADRE ISLAND-CORPUS CHRISTI, ISLAND FAIRWAY ESTATES, BLK 45, LOT 13R (REPLAT - 0.402 ACRES) Located north of Whitecap Bouvard and west of South Padre Island Drive (Park Road 22). 9. 22-0184 21 PL1150 -SIDEWALK PADRE ISLAND-CORPUS CHRISTI, ISLAND FAIRWAY ESTATES, BLK 45, LOT 13R (REPLAT - 0.402 ACRES) Located north of Whitecap Bouvard and west of South Padre Island Drive (Park Road 22). Andrew Dimas, Development Services, presented items "8 & 9" for the record as shown above. He mentioned that the accompanying plat satisfies all requirements of the UDC/State Law and TRC recommends approval. He proceeded with the presentation for the sidewalk waiver. For location purposes, he presented an aerial map of the subject property. He proceeded to outline the factors in support and against the waiver. The applicant states that they do not believe the sidewalk should be required because: 1. There are currently no adjacent sidewalks along South Padre Island Drive to connect to. 2. There are open ditches along the right of way of South Padre Island Drive which would make it unsafe for pedestrian to use sidewalk 3. Waiver of sidewalk will not be detrimental to the public health, safety, or general welfare. 4. Waiver of sidewalk will not affect the adjacent property in a manner to restrict or render unfeasible development. Factors weighing against the waiver: 1. South Padre Island Drive is a TxDOT road and an A3 Arterial Street on the Urban Transportation plan. 2. The property is in the "CR-2" District" and is a lot from which a street and sidewalk network can be started. There are commercial businesses to the north and south of the property. 3. The combining of two lots into one lot affords the opportunity to begin a sidewalk network. 4. The property fronting Padre Island CC Island Fairway Estates Block 45, Lot 13R does not meet the Exemptions in UDC Section 8.2.2.0 Administrative Exemptions as the lot fronts on and is adjacent to a street designated on the MobilityCCPlan. 5. Padre/Mustang Island Area Development Plan (June 29,2021) recommends: "5.2. Create a sidewalk network that provides pedestrian connectivity among residential, City of Corpus Christi Page 3 Printed on 211012022 Planning Commission Meeting Minutes January 26,2022 retail, commercial, and recreational uses. 5.2.1. Provide safe pedestrian facilities along PR22.(p. 37). 6. The closest sidewalk, at a distance of approximately 950 feet, is on Whitecap, where it intersects with S. Padre Island Drive. Section 3.30.1 and 8.1.4 of the UDC require construction of sidewalk as part of the platting process. The UDC also states, under §8.2.2.8.1, that a waiver may be granted, in accordance with the procedures outlined in §3.8.3.D. Further UDC Section 8.2.2.0 allows for Administrative Exemptions for sidewalk construction for residential lots that meet certain provisions. However, since the property fronts on a street that is listed on the MobilityCCPlan as an Arterial, it does not qualify for an exception. Staff recommends denial of the waiver from the sidewalk construction requirement. Planning Commission may choose to follow or decline Staff's recommendation, and Planning Commission may approve, approve with conditions, or deny the waiver request. After Staffs presentation, the floor was opened for Commissioner comments/questions. Commissioner York pointed out that pedestrians rarely walk in this area (open ditch); drainage is an issue as flooding occurs in this area. He also mentioned that this area is unfortunately used as extra parking and adding a sidewalk could exacerbate issues. He said that a "cash in lieu of construction" option should be made available and he foresees this area to be improved by TXDOT. After discussion, Chairman Dibble opened the public hearing. With no one coming forward, the public hearing was closed. A motion was made by Commissioner York to approve the plat and the sidewalk waiver request, items "8 & 9", and it was seconded by Commissioner Salazar-Garza. The motion passed. D. New Zoning 10. 22-0190 Public Hearing - Rezoning Property at 2002 Ramfield Road Case No. 0122-07, The Mostaghasi Investment Fund: Ordinance rezoning property at or near 2002 Ramfield Road (located along the northside of Ramfield Road, east of Roscher Road, and west of Flour Bluff Drive) from the "FR" Farm Rural District to the "RS-22" Single-Family 22 District. Mr. Dimas presented item "10" for the record as shown above. He informed the Commission the applicant proposes to build a single-family residential subdivision with two dwelling units per acre. For location purposes, he presented an aerial map of the subject property; went over the zoning patterns and adjacent development. Mr. Dimas informed the Commission that of the four public notices mailed, two notices were returned in opposition and zero notices were returned in favor. The subject property is located in the Navy's Air Installation Compatibility Use Zones (AICUZ). The subject property is in both Accident Potential Zone 1 (APZ-1) and City of Corpus Christi Page 4 Printed on 211012022 Planning Commission Meeting Minutes January 26,2022 Accidental Potential Zone 2 (APZ-2) of Waldron Naval Outlying Landing Field (NOLF) and therefore subject to noise and overhead flights. While the APZ-1 does not allow residential uses, APZ-2 recommends lower overall density. The rezoning request is consistent with AICUZ guidelines in the APZ-2. In order to provide development options, staff is recommending denial, with an alternative of the "RE" District, which reduces overall density. The Navy recommendation is to remain consistent with the AICUZ guidelines. The subject property will have a maximum number of 11 dwelling units versus the requested 22 dwelling units. The proposed rezoning is generally consistent with the adopted Comprehensive Plan (Plan CC), compatible with the adjoining properties, and does not have a negative impact upon adjacent properties. After Staffs presentation, the floor was opened for Commissioner comments/questions. Commissioner Miller stated he would be voting in opposition to this rezoning request due to safety concerns as planes perform banking turns near this property. It was noted the applicant also owns two adjacent properties to the south and northwest of the subject property; in the future, the applicant could seek to plat all three properties into one lot. Commissioner York asked if the applicant was amenable to Staff's recommendation. Mr. Dimas stated Staff has not received a response from the applicant on the recommendation; a conceptual site plan has not been provided. After discussion concluded, the public hearing was opened. It was noted the applicant was not present at this meeting to speak on his request. The following individuals addressed the Commission in opposition of the rezoning request. Most expressed concerns for insufficient infrastructure to control excessive flooding issues. When flooding occurs, it is not safe to leave their home. They believe the Navy's recommendation should take precedence due to safety concerns and the Flour Bluff Area Development should be followed. Joe Kramer at 1820 Waldron Road Shirley Thorton at 1917 Woodcrest Drive Michelle Ewing at 1901 Caribbean Drive Randall Arnold at 4202 Waldron Road Aaron Costilla at 2020 Ramfield Road Christi Ray at 2020 Ramfield Road With no one else coming forward, the public hearing was closed. Further discussion took place regarding Staffs analysis when weighing AICUZ guidelines especially since this property is currently zoned "FR". Mr. Dimas stated that the goal is to facilitate development and provide alternatives for consideration. When considering residential development, analysis is done on a case-by-case basis for a logical compromise. Whereas compatible districts have been established for commercial development. A motion was made by Commissioner Miller to deny the rezoning request for item "10" and it was seconded by Commissioner York. A roll call vote took place and the motion passed unanimously. City of Corpus Christi Page 5 Printed on 211012022 Planning Commission Meeting Minutes January 26,2022 E. Unified Development Code Text Amendment 11. 22-0192 Ordinance adopting text amendments to the Unified Development Code (UDC) to adjust requirements for Master Preliminary Plats, platting time extensions, and setbacks for garage. Mr. Dimas informed the Commission that Text Amendment item "11"will be presented as a briefing rather than a public hearing item for consideration/action. This item will be tabled to a future date as Staff will be conducting outreach to the development community for feedback. Mr. Dimas went over the following text amendments involved with this item: 1. UDC Section 3.7.1.8: Currently places acreage limitations on master preliminary plats. Amendment: Striking the acreage limitations of master preliminary plats which would remove size limitations. 2. UDC Section 3.7.1.C: Currently requires the number of units to be listed on master preliminary plats. Amendment: Striking the number of units requirement on master preliminary plats. By eliminating this line, designers have greater flexibility in the layout of master preliminary plats and would only be required to identify the density of residential development. 3. UDC Section 3.8.5.F: Currently plats expire 6-months after approval by the Planning Commission. The UDC authorizes the Planning Commission the ability to grant 6-month time extensions of plats. Amendment: Increasing the amount of time from 6-months to 12-months of not only plat expirations but also the period of time extensions will avoid the repetitive need for the issuance of multiple time extensions. Augmenting the period to time granted by an extension will provide the sufficient time needed to complete the necessary steps after Planning Commission approval to record the plat. 4. UDC Section 5.3.2.D: Currently requires garages to be setback 20-feet from the street yard property line. Amendment: Increasing the setback from 20 to 25-feet to alleviate the ever-growing concern and multiple instances of the overhanging of vehicles into the right-of-way. After the briefing, the floor was opened for Commissioner comments/questions. Much of the discussion leaned toward the Section 5.3.2.D. Chairman Dibble brought up impervious surface/open space requirements and that the amendment would be challenging for the RS-4.5 district. Commissioner York felt the language for the amendment needs to be more specific regarding the segment "not including an alley". Further discussion took place regarding parking enforcement (Police Department)when vehicles overhang into a sidewalk. No action was taken on this item. City of Corpus Christi Page 6 Printed on 211012022 Planning Commission Meeting Minutes January 26,2022 VII. Director's Report Nina Nixon-Mendez, Assistant Director, informed the Commission on the UDC update. In September 2021, the consulting firm, Camiros was chosen to take on this project. As their base documentation, they are using an evaluation of the UDC that was done approximately three years ago for their amendment recommendations. They have also conducted outreach with numerous committees/stakeholders. They have begun drafting amendments for aspects of the Zoning portion such as buffer yards, landscaping and parking. Phase two will be concentrate on Subdivisions. She informed the Commission that Staff would like to reestablish the Development Services Technical Advisory Group to provide recommendations based on their expertise; public involvement is slated to begin in April/May. VIII. Future Agenda Items: None. IX. Adjournment There being no further business to discuss, the meeting adjourned at 8:05 p.m. City of Corpus Christi Page 7 Printed on 211012022