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City of Corpus Christi
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Meeting Minutes
Planning Commission
Wednesday,June 1,2022 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 Mandel
A motion was made by Commissioner Gonzalez to approve the absence listed above
and it was seconded by Commissioner Zarghouni. The motion passed.
IV. Approval of Minutes
1. 22-0994 Regular Meeting Minutes of May 18, 2022
A motion was made by Commissioner Gonzalez to approve the minutes listed above and
it was seconded by Commissioner York. The motion passed.
V. Consent Public Hearing: Discussion and Possible Action
Chairman Dibble asked Staff to present the Consent Agenda, items "2, 3, 4 & 5".
Andrew Dimas, Development Services, read the Consent agenda into the record. New
Plat items "2, 3 & 4" satisfy all requirements of the Unified Development Code
(UDC)/State Law and the Technical Review Committee (TRC) recommends approval.
Staff also recommends approval for Time Extension item "5". 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 item "3" and it was seconded by
Commissioner Salazar-Garza. The motion passed with Commissioner York abstaining.
A motion was made by Commissioner Gonzalez to approve items "2, 4 & 5" and it was
seconded by Commissioner Salazar-Garza. The motion passed.
A. Plats
2. 22-0990 22PL1060
OSO POINTE (PRELIMINARY - 20.076 ACRES)
Located west of Flour Bluff Drive between Purdue Road and Glenoak Drive.
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3. 22-0991 22PL1052
DEL MAR TOWNHOMES PUD (FINAL - 0.476 ACRES)
Located east of Brownlee Boulevard & north of Cole Street.
4. 22-0992 22PL1071
L.A. BARNETT'S RESUBDIVISION, BLK 2, LOT 3R. 4R & 5R ( REPLAT-
0.434 ACRES)
Located on Colonial Court, west of Fairview Drive.
Time Extension
5. 22-0993 21PL1157 - 1st REQUEST
RODD PLAZA SOUTH, BLOCK 1, LOT 1 (FINAL - 1.679 ACRES)
Located east of Rodd Field Road and south of Yorktown Boulevard.
VI. Public Hearing (Item B, C & D): Discussion and Possible Action
B. Plat with a Variance (Waiver)
6. 22-0915 21 PL1129 -WASTEWATER& STREET
PADRE ISLAND NO.1, BLK 15, LOT 19BR (REPLAT- 0.357 ACRE)
Located at the intersection of Palmira Avenue & Pescadores Drive at the
northeast quadrant.
Brett Flint, Engineer V for Development Services, presented item "6" for the record as
shown above. For location purposes, Mr. Flint presented an aerial view of the subject
property and described the following waiver requests:
The first waiver request is for the construction of the wastewater line. The applicant states
that they do not believe the wastewater line should be required for the following reasons:
1. There is not an extendable wastewater main within 1,000 feet of the property being
platted which meets the definition of"reasonably accessible" as defined in UDC Section
8.2.7.B.d.
2. Existing manholes in the area are too shallow to allow an extension of wastewater
collection system meeting the requirements of the current City standards.
Wastewater service for this lot can be provided by an onsite private lift station that will
discharge through a private force main to a shallow manhole located west of Palmira
Avenue, approximately 120 feet from the property. The private force main will require a
Use Privilege License to cross City right-of-way (ROW) and easements.
Factors weighing against the first waiver request for the construction of the wastewater
line:
1. UDC Section 8.2.7.B.1.d.ii defines reasonably accessible as "Collection lines of
adequate capacity to service the proposed development are within 1,000 feet of the
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subdivision and can be extended in accordance with Subsection 8.2.7.A of this code."
There is existing infrastructure within 1000 feet of the property; however, relaxing current
City design standards would be necessary for the connection.
2. The use of an onsite private lift station will require having private infrastructure cross
City owned ROW and easements. This will require a Use Privilege License approved by
City Council.
The second waiver request is for construction of the street continuation of Pescadores
Drive and it's public improvements. This will include 150 feet of street, water line and
sidewalk. The applicant states that they do not believe the street, water and sidewalks
should be required for the following reasons:
1. The street improvements were not constructed when the subdivision was originally
developed.
2. Initial investigations indicate that there might be a building on the property at the
southwest corner of the would-be intersection of Pescadores and Park Road 22
encroaching into the ROW.
Factors weighing against the Street and Public Improvements waiver:
1. The continuation of the 8-inch water line is required as part of the platting process and
will provide water access to the lots to the east of the subject property.
2. Construction of the street provides access to the lot to the east. This lot currently has
access from a TxDOT ROW and the extension of Pescadores Street will allow alternate
access.
3. Building the street continuation on Pescadores Drive will encourage development in
the adjacent lots. And when the lot behind develops, Pescadores Drive will connect
Palmira Avenue (C-1 Collector) to South Padre Island Drive which will provide another
exit and traffic relief in the area.
4. The current neighborhood exits to SPID are Encantada Avenue and Merida Drive
which are 1,650 feet apart from each other. Recommended street spacing (block length)
should be between 1,200 - 1,600 feet. Pescadores will add another exit to the
neighborhood and reduce street spacing to less than a 1,000 feet.
5. This is a corner lot from which to begin a sidewalk network in the area. There are
undeveloped lots to the north that could install sidewalks as they develop in the future.
Also, there is a sidewalk network along both sides of Palmira to the south.
Mr. Flint proceeded to cite the UDC sections for plats requiring the construction of the
public improvements mentioned. The UDC also states, under Section 8.2.2.8.1, that a
waiver may be granted, in accordance with the waiver procedure in Section 3.8.3.D.
Staff recommends approval of the waiver request for the construction of the wastewater
line subject to a Sanitary Sewer Connection Agreement; Disapproval of the waiver
request for construction of the continuation of Pescadores Drive and its Public
Improvements. Planning Commission may choose to follow or decline Staff's
recommendation or approve with conditions.
After Staffs presentation the floor was opened for Commissioner comments/questions.
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Discussion took place regarding the Master Plans and eligibility of Trust Fund
reimbursement. After questions concluded, the public hearing was opened. Owner of the
subject property, Wade Berry at 1591 Cozamel Street, addressed the Commission in
support of his request. Engineer for the project, Murry Bass at 3054 South Alameda
Street, also addressed the Commission in support of the request. Both expressed their
concern over the street construction requirement; questioned how adjacent developments
were not responsible for the same public improvement requirement.
With no one else coming forward, the public hearing was closed. Further discussion took
place regarding the eligibility of a participation agreement or the recommendation of"fee
in lieu of construction". A motion was made by Commissioner Miller to approve the
waiver request for the construction of the wastewater line subject to a Sanitary Sewer
Connection Agreement; approve the waiver request for construction of the continuation of
Pescadores Drive and it's public improvements. The motion was seconded by
Commissioner Gonazalez. The motion passed with Commissioner York voting as
opposed.
C. Master Plan Amendment
7. 22-1022 Ordinance amending the Wastewater Collection System Master Plan for the
Allison Service Area, a public utility element of the Comprehensive Plan of the
City of Corpus Christi, by modifying the alignment of an influent line to Clarkwood
North Lift Station located at 2001 Clarkwood Road.
Nick Winkleman, Planning & Engineering Manager with Utilities Department, presented
item 7" for the record as shown above. For location purposes, Mr. Winkleman presented
an aerial map of the subject property; proceeded to give the Commission background
information for the request which would allow a new residential development to connect
into the public wastewater system. The current proposed Master Plan pipe would run
through a known environmentally contaminated area. The groundwater within this tract is
known to contain chlorobenzene and carbon tetrachloride. He also presented a map to
illustrate the proposed amendment. This ordinance amends the Master Plan by modifying
the alignment of a 12-inch wastewater collection line. The realignment is required to
avoid a known area of contamination. The revised alignment would connect to the
existing 12-inch wastewater collection line on Clarkwood. This existing line requires
replacement and upsizing to accommodate the additional flows from the development.
The new line is to be installed approximately 1,700 feet south of the original proposed
alignment.
The original alignment was intended to discharge directly into the Clarkwood North Lift
Station. The new alignment will require connection to the existing wastewater collection
line on North Clarkwood and the installation of a new manhole. Corpus Christi Water
reviewed the capacity of the lift station and found that it was able to adequately handle the
additional capacity (280,000 gallons/day). Staff recommends approval of the proposed
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amendment to the Wastewater Collection System Master Plan for the Allison Service
Area as it is a reasonable amendment that facilitates development. After Staff's
presentation, the public hearing was opened. There being none, the public hearing was
closed. A motion was made by Commissioner York to recommend approval for item 7"
and it was seconded by Commissioner Zarghouni. The motion passed.
D. Zoning
Tabled Zoning
8. 22-1017 Public Hearing - Rezoning Property at or near 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 a "RS-6" Single-Family 6 District to a "CG-2" General Commercial District.
Mr. Dimas presented item "8" for the record as shown above. On April 20, 2022,
Planning Commission requested that Development Services staff work with the applicant
to revise the applicant's request to zoning district in line with the applicant's proposed
uses and to work on a site plan with the applicant and potential conditions for a Special
Permit. The applicant amended his application to "CG-2" General Commercial District
and provided a revised site plan. He informed the Commission that of the nine public
notices mailed, three notices were returned in opposition and zero were returned in favor.
Those opposed cited a decrease in the quality of the neighboring properties and that the
development is not in character with the neighborhood.
After evaluation of case materials provided and subsequent staff analysis including land
development, surrounding uses?zoning, transportation/circulation, utilities,
Comprehensive Plan consistency and considering public input, Staff proposes denial of
the change of zoning and in lieu recommends approval of"RS-6" with a Special Permit
subject to the following conditions:
1. Use: The only use allowed on the subject property other than uses permitted in the
base zoning districts is a self-service storage facility and shall adhere to the
requirements of Section 5.2.14 of the Unified Development Code (UDC).
2. Building Design: Building facades facing property boundaries adjacent to residential
land uses shall incorporate wall plane projections or recesses having a minimum depth of
five feet and no uninterrupted length of any facade shall exceed 75-horizontal feet.
3. Buffer Yard: A 15-foot-wide buffer yard and 15-buffer yard points shall be required
along the property boundaries adjacent to residential zoning districts. Canopy trees of
2.5-inch caliper shall be planted every 30-feet on center within the buffer yard and within
the front yard setback.
4. Screening Fence: A minimum seven-foot-tall solid wood screening fence is required to
be constructed, remain in place, and maintained along the property boundaries adjacent
to residential zoning districts.
5. Lighting: All lighting shall be shielded, and pole lights shall be of the full cut-off type. All
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light fixtures within 50-feet of the property boundaries adjacent to residential zoning
districts shall be no greater than 15-feet in height.
6. Building Height: Storage buildings shall not exceed 12-feet in height.
After Staffs presentation, the floor was opened for Commissioner comments/questions.
Discussion took place regarding existing road infrastructure and the owner's plans to
construct two residential homes on two pad sites facing Violet Road (excluded from the
acreage for the storage units). Commissioner Munoz mentioned that there are other
storage facilities in the City which are also surrounded by residential neighborhoods.
After comments concluded, the public hearing was opened.
The applicant, Joe Garcia at 4220 South Padre Island Drive, addressed the Commission
in support of the request. He mentioned that the owner also plans residential construction
on the rear portion of the site so the storage units will remain in the center of the property.
He said they are amenable to the Special Permit conditions. With no one else coming
forward, the public hearing was closed. A motion was made by Commissioner York to
recommend approval for item "8" and it was seconded by Commissioner Gonzalez. The
motion passed with Commissioner Salazar-Garza opposed.
New Zoning
9. 22-1016 Public Hearing - Rezoning Property at or near 14825 Granada Drive
Case No. 0422-04, Danial Homes LLC: Ordinance rezoning property at or near
14825 Granada Drive (Located along the west side of Granada Drive, west of
Leeward Drive, and north of Whitecap Boulevard) from the "RM-AT/10"
Apartment District with an Island Overlay to the "RM-AT/10/PUD" Multifamily
Apartment Tourist District with an Island and PUD Overlay.
Mr. Dimas presented item "9" for the record as shown above. The purpose of the request
is to allow planned multifamily development consisting of five single-family residential
units. For location purposes, he presented an aerial view of the subject property. Next, he
went over zoning pattern/land use and adjacent development for the surrounding area. He
informed the Commission that of the 22 public notices mailed, zero were returned in favor
and zero notices were returned in opposition.
Mr. Dimas presented a table comparing the proposed PUD development standards and
the UDC standards for the "RM-AT/10" District. The only requested deviation includes
minimum lot width from the required 85 feet and reducing to 50 feet. He also presented a
master site plan submitted by the applicant. The PUD review criteria of UDC Section
3.5.1 is used for Staffs analysis. As this will be a condo style development, the site will
be reviewed commercially. The proposed master site plan cannot accommodate the
required landscaping, solid waste service, island overlay standards, nor meet the review
criteria of the UDC. Staff recommends denial of the change of zoning request.
After Staffs presentation, the public hearing was opened. Applicant for the request, Joe
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Garcia at 4220 South Padre Island Drive, addressed the Commission in support of the
request. He felt that the submitted master site plan will accommodate parking and
landscaping. He mentioned that at some point during Staff's analysis, Staff
recommended approval with conditions and asked if that could still be considered as an
option. It was discovered Staffs presentation in Legistar was not updated with the final
recommendation, but the Staff report provided did include Staff's correct
recommendation of denial.
With no one else coming forward, the public hearing was closed. Mr. Dimas stated that
Staffs initial recommendation will go through a phased approach, and that additional
internal analysis will occur with the Director/Assistant Director for thorough vetting/final
recommendation. He stated that the applicant plans too much density on a small lot and
reiterated it is not probable that all UDC/Building Code requirements can be achieved.
For example, the number of parking space requirements would be reduced to
accommodate landscaping requirements. Commissioner York felt that the request for a
PUD in this scenario is not being used for it's true intent. A motion was made by
Commissioner York to recommend denial for item "9" and it was seconded by
Commissioner Zarghouni. The motion passed with Chairman Dibble opposed.
VII. Director's Report: None.
VIII. Future Agenda Items: None.
IX. Adjournment
There being no further business to discuss, the meeting was adjourned at 7:00 p.m.
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