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City of Corpus Christi
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Meeting Minutes
Planning Commission
Wednesday,April 20,2022 5:30 PM Council Chambers
I. Call to Order, Roll Call
The meeting was called to order and a quorum was established with no absences.
II. PUBLIC COMMENT: None.
III. Approval of Absences: Commissioner Miller
A motion was made by Commissioner York to approve the absence listed above
and it was seconded by Commissioner Zarghouni. The motion passed.
IV. Approval of Minutes
1. 22-0728 Regular Meeting Minutes of April 6, 2022
A motion was made by Commissioner Gonzalez to approve the minutes listed above and
it was seconded by Commissioner Salazar-Garza. The motion passed.
V. Consent Public Hearing (Item A): Discussion and Possible Action
Chairman Dibble asked Staff to present the Consent Agenda, items "2 through 9".
Andrew Dimas, Development Services, read the Consent agenda into the record. New
Plat items "2 through 8" satisfy all requirements of the UDC/State Law and the Technical
Review Committee (TRC) recommends approval.
After Staffs presentation, Chairman Dibble opened the public hearing. With no one
coming forward, the public hearing was closed. A motion was made by Commissioner
Miller to approve items "1 through 8" as presented by Staff and it was seconded by
Commissioner Zarghouni. The motion passed.
A. Plats
New Plats
2. 22-0717 22PL1038
MOLINA SUBDIVISION NO. 2, BLK 8, LOT 3B (FINAL - 0.1951 ACRES)
Located north of Villarreal Drive and west of Molina Drive.
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3. 22-0718 22PL1040
BASS SUBDIVISION, BLOCK 7, LOTS 2R-3 & 2R-4 (FINAL - 0.50 ACRES)
Located east of Airline Road and south of Sandra Lane.
4. 22-0719 22PL1045
MOORLAND VIEW UNIT 2 (FINAL - 11.594 ACRES)
Located north of Yorktown Boulevard and east of Rodd Field Road.
5. 22-0724 22PL1027
WEST RIVER PLACE UNIT 2, BLOCK 2, LOTS 5-10 (FINAL - 6.347 ACRES)
Located south of Northwest Boulevard (FM 624) and west of FM 1889.
6. 22-0726 22PL1041
PATRICK GARDENS LOT 26B (FINAL - 0.138 ACRES)
Located south of Morgan Avenue and west of Cheyenne Street.
7. 22-0733 22PL1048
THE ESPLANADE UNIT 1, BLOCK 3, LOTS 2DR & 2HR (REPLAT- 11.132
ACRES)
Located at Parkway Drive and Spohn Drive, southeast of Staples Street and
Wooldridge Road.
8. 22-0734 22PL1039
WESTGATE HEIGHTS, BLOCK 10, LOT 28R (FINAL - 0.1625 ACRE)
Located North of Agnes Street, on Southland Drive
9. 22-0750 22PL1046 -CONDITIONAL
SARATOGA DOWNS UNIT 4B (FINAL - 19.70 ACRES)
Located northeast of Saratoga Boulevard & Greenwood Drive, on Lands Drive.
Mr. Dimas read item "9" into the record as shown above. He stated Staff is
recommending a conditional approval for this plat as there are Development Services
Engineering comments that need to be resolved before the plat is recorded. One
comment involves the orientation of easements (utilities vs. electrical). There is also a
portion of land that must be condemned to gain an additional access point that is needed
due to the number of proposed lots in the subdivision. After Staffs presentation, the
public hearing was opened. There being none, the public hearing was closed. A motion
was made by Commissioner Salazar-Garza to approve item "9" as presented by Staff
and it was seconded by Commissioner Munoz. The motion passed with Commissioner
York abstaining.
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VI. Public Hearing (Items B & C): Discussion and Possible Action
B. New Plats with a Variance (Waiver)
10. 22-0716 22PL1034
PADRE ISLAND-CORPUS CHRISTI PORT'S O'CALL, BLK 10, LOT 7R (REPLAT
0.21 ACRE)
Located at the intersection of Hawksnest Bay Drive and Gypsy Street.
11. 22-0720 22PL1034 -SIDEWALK
PADRE ISLAND-CORPUS CHRISTI PORT'S O'CALL, BLK 10, LOT 7R
(REPLAT 0.21 ACRE)
Located at the intersection of Hawksnest Bay Drive and Gypsy Street.
Mr. Dimas presented items "10 & 11" 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. The property is
located on the west side of Gypsy Road which is a bike boulevard on the Bicycle Mobility
Plan and a C-1 Collector on the Transportation Plan. In addition the property is adjacent
to Don and Sandy Billish Park. The sidewalk waiver is for a 100-foot long segment from
the corner of Gypsy Street/Hawksnests Bay Street to the end of the subject lot. 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 no sidewalks on that street (Gypsy Street).
Factors weighing against the waiver:
1. Gypsy Street is on the Bicycle Mobility Plan and the Transportation Plan and does not
meet the exemption for a sidewalk waiver under UDC 8.2.2.C.5.ii.
2. The sidewalk could be connected with the existing sidewalk that leads to the park
behind the property.
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 and as a Collector on the Transportation Plan it does not qualify for an
exception. Staff recommends disapproval of the waiver from the sidewalk construction
requirement. Planning Commission may choose to follow or decline Staff's
recommendation, may approve, approve with conditions, or deny the waiver request.
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After Staffs presentation, the public hearing was opened. There being none, the public
hearing was closed. Commissioner York explained his reasoning for supporting the
waiver and made a motion to approve items "10 & 11" and it was seconded by
Commissioner Miller. The motion passed.
12. 22-0722 22PL1020
FLOUR BLUFF ESTATES, BLOCK F, LOT 19 (REPLAT - 0.88 ACRES)
Located south of Waldron Road and east of Fawn Drive.
13. 22-0723 22PL1020 -SIDEWALK
FLOUR BLUFF ESTATES, BLOCK F, LOT 19 (REPLAT - 0.88 ACRES)
Located south of Waldron Road and east of Fawn Drive.
Mr. Dimas presented items "12 & 13" 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. There is an
existing sidewalk along Waldron Road which is an arterial road on the current Mobility
Plan. The sidewalk waiver is for a 75-foot segment that connects with the corner of
Waldron Road/Fawn Drive to the proposed main driveway entrance on Fawn Drive and
for another 45-foot section from the proposed driveway to the end of the Lot 19. 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. The property is zoned CG-1 and the majority of the existing sidewalks are along NAS
Drive and Waldron Road. The large residential area to the east has no sidewalks.
2. There are no destinations on either end of Fawn Drive surrounding the subject property
that generate much, if any, pedestrian traffic.
3. There are no convenience stores, gas stations, city or school bus stops, apartment
complexes or other housing developments at either end of Fawn Drive, or adjacent to or
proximate to Fawn Drive.
Factors weighing against the waiver:
1. Fawn Drive connects with Waldron Road which is an Arterial Street on the Urban
Transportation plan and is a 1-way cycle track (both sides) part of the Bicycle Mobility
Plan and does not meet the exemption per UDC 8.2.2C.5.ii.
2. Lot 19 has just been replatted and is part of a bigger development for a boat storage
that includes Lot 18,12,7,6,5,4,3,2 and 1 which combined are approximately 5.13 acres.
Lot 12 (which is next to Lot 19) could potentially have a sidewalk in the future if the
property is replated.
3. The corner Lot 19 is zoned CG-1 which is not one of the zoning districts that qualify for
a granted exception under 8.2.2.C.
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
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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
disapproval of the waiver from the sidewalk construction requirement. Planning
Commission may choose to follow or decline Staff's recommendation, may approve,
approve with conditions, or deny the waiver request.
After Staffs presentation, the public hearing was opened. The applicant, Taylor Hunt at
522 Peerman Street, addressed the Commission to support the waiver request. He
mentioned that there is a bar ditch on either side of Fawn Drive and would not want to
inhibit drainage. With no one else coming forward, the public hearing was closed. A
motion was made by Vice Chairman Schroeder to approve items "12 & 13" and it was
seconded by Commissioner Munoz. The motion passed.
C. New Zoning
14. 22-0737 Public Hearing - Rezoning Property at 4040 Violet Road
Case No. 0422-01, Robert Dominguez: Ordinance rezoning property at or near
4040 Violet Road (located along the east side of Violet Road, north of Sunny
Drive, south of Leopard Street, east of Brendel Lane and west of Leonard Drive
from the "RS-6" Single-Family 6 District to the "CR-2" Commercial Resort
District.
Mr. Dimas presented item "14" for the record as shown above. The purpose of the
request is for a commercial use (mini-storage facility). For location purposes, he
presented an aerial view of the subject property. Next, he went over the zoning
pattern/land use and adjacent development for the surrounding area. He informed the
Commission that of the 9 public notices mailed, zero were returned in favor and three
notices were returned in opposition. Mr. Dimas proceeded to explain Staffs analysis:
• The "CR-2" Commercial Resort District is not appropriate for this area given the
purpose statement for the district: Provide for a wide variety of commercial activity such
as tourist, water-oriented, retail commercial and indoor and outdoor amusement uses
which reflect the character of a resort area.
• The proposed rezoning is not consistent with the Future Land Use Map which proposes
commercial uses. The subject property is adjacent to residential uses
• The proposed rezoning is not in keeping with the character with the neighborhood.
• There are no commercial uses from Leopard Road south to the subject property.
• Rezoning warrants an amendment to the Future Land Use Map.
Staff recommends denial of the rezoning request from the "RS-6" Single-Family 6 District
to the "CR-2" Commercial Resort District. After Staff's presentation, the floor was opened
for Commissioner comments/questions. Discussion took place regarding a Special
Permit (SP) as a better option since the true intent of the "CR-2" district does not
correspond to the applicant's request. Mr. Dimas stated an SP was briefly discussed with
the applicant and they originally requested a Planned Unit Development (PUD). A PUD is
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usually ideal for master subdivision developments needing several code variances. Mr.
Dimas stated a request for a "CG-2" district would also be challenging for this type of
development due to the narrow size of the lot but with the current zoning, 30 potential
single-family units could be developed. Vice Chairman Schroeder expressed his concern
for proper buffer yards for adjacent properties.
After Commissioner questions concluded, the public hearing was opened. The applicant,
Joe Garcia at 4220 South Padre Island Drive, addressed the Commission. He gave
dimensions of the site plan and described the proposed buffer yards. He stated the size
of the property is not ideal for a residential subdivision and he felt the neighborhood is in
transition towards commercial development. He said he is amenable to a Special
Permit. Owner of the subject property, Robert Dominguez at 3822 Dunstain Street,
addressed the Commission. He has developed successful mini-storage facilities in the
past. He added that he plans to build a home for himself on the back portion of the
property (Leonard Drive) and the other half portion is intended for the mini-storage.
Moses Cortez at 4034 Violet Road addressed the Commission and expressed concerns
for traffic, flooding and safety. He asked questions on how this development could impact
his property. He also felt that a mini-storage facility is not needed in this area. With no
one else coming forward, the public hearing was closed. A motion was made by Vice
Chairman Schroeder to table this item to the May 4, 2022 Planning Commission meeting
to allow the applicant additional time to discuss other options. The motion was seconded
by Commissioner Gonzalez and the motion passed.
VII. Briefing
15. 22-0735 Master Planning & Impact Fee Study Update
Al Raymond, Director of Development Services, presenting the briefing item "15" as
shown above. Developing Our Future: Corpus Christi, is a campaign project to help the
City plan and pay for growth in a more intentional and sustainable manner.
Mr. Raymond began the presentation by giving some background of the Trust Funds and
the state of the funds today. In August 2019 City Council gave direction to re-examine the
trust funds to assess if there are other alternatives in funding infrastructure. By February
2020 a Utility Alternative Financing Study update was completed and presented to City
Council. The study recommended transitioning from trust funds to impact fees, to fund
infrastructure expansion. In July 2020 Pape-Dawson Engineers were selected as the
consultant to review and evaluate existing land use assumptions; develop comprehensive
master plans for water, wastewater, storm water, and roadway infrastructure; to provide
an impact fee study based on the new master plans. The consultant will also develop a
better funding mechanism to pay for the public improvements that serve newly developed
areas.
Mr. Raymond explained that In August 2021, City Council established a Capital
Improvement Advisory Committee (CIAC) to advise on the infrastructure master planning
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and impact fee study, as required by state law. CIAC has met on three occasions thus
far. At the meeting of January 19, 2022, the Committee had an in-depth review of Land
Use Assumptions. The next meeting will take place on May 19, 2022, on the 6th floor
Executive Conference Room at City Hall. He also gave progress updates on the following
master plans: Water, Wastewater, Stormwater and Roadway; presented a map showing
those service areas (draft).
Mr. Raymond explained the need for the project. Development in Corpus Christi has
historically occurred in areas which growth was trending. Developing a master plan for
each service will direct how to best fund the expansion of infrastructure needed when
development occurs. The current funding mechanism does not cover storm water
infrastructure, street improvements and/or street infrastructure. Additionally, the Trust
Funds do not cover expansion of treatment facilities or additional service equipment
needed to serve the increased volume of new development.
Impact fees will be considered as an alternative to the Trust Fund. Impact fees are a
one-time fee charged to developers to cover the costs associated with bringing
infrastructure to the edge of the development for new residential/commercial projects.
Impact fees ensure that the fees associated with connecting new infrastructure to existing
infrastructure are appropriate and that those who develop land, pay their fair share of the
cost to extend existing infrastructure. Impact Fees provide predictable funding for
infrastructure improvements shared by all new development. Impact fees ensure the city
maintains the expected level of service for all residents and businesses; expand a high
level of essential services such as roads, storm water, water, and wastewater which are
instrumental in making the City of Corpus Christi a great place to live, work and play.
Mr. Raymond added that this is a public process that will be vetted through many
community meetings. He provided the website address where residents and business
can provide input (www.developing-our-future-cc.com). He also informed the
Commission that CIAC meetings are open to the public and meeting times are posted.
Lastly, he described the next steps to be taken. Infrastructure Master Planning will take
place from July -August 2022; the Impact Fee Study will take place from May 2022 -
February 2023; public outreach is ongoing until January 2023. Planning Commission
consideration will take place in Spring 2023 and it will also be placed on the City Council
agenda for consideration in Spring 2023 for implementation. After Staffs presentation
the floor was opened for Commissioner comments/questions. No action was taken on
this item.
VIII. Director's Report: None.
IX. Future Agenda Items: None.
Adjournment
There being no further business to discuss, the meeting adjourned at 6:50 p.m.
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