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City of Corpus Christi
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Meeting Minutes - Final
Planning Commission
Wednesday,March 22,2023 5:30 PM Council Chambers
I. Call to Order, Roll Call:
Chairman Zarghouni called the meeting to order at 5:30 pm and a quorum was
established to conduct the meeting with Commissioners Mandel and Motaghi absent.
II. PUBLIC COMMENT: None.
III. Approval of Absences: Commissioner Mandel
A motion was made by Commissioner York to approve the absence and seconded by
Commissioner Salazar-Garza. The Vote: All Aye. The motion passed.
IV. Approval of Minutes:
1. 23-0490 Regular Meeting Minutes of March 8, 2023
A motion was made by Commissioner Salazar-Garza to approve the minutes listed
above and seconded by Commissioner Munoz. The Vote: All Aye. The motion passed.
V. Consent Public Hearing: Discussion and Possible Action (Items A, B, C)
Chairman Zarghouni stated Commissioner Hedrick would be abstaining from Item No. C
4, Water Master Plan Amendment Oso Creek Corner.
Mark Orozco, Development Services, read the Consent agenda into the record (minus
Item No. 4) as shown below; plat and time extension items "2 and 3". The plats satisfy all
requirements of the Unified Development Code (UDC)/State Law, and the Technical
Review Committee (TRC) staff recommends approval.
After Staff's presentation, Chairman Zarghouni opened the public hearing. With no one
coming forward, the public hearing was closed.
A motion was made by Commissioner York to approve the Consent Items "2 and 3" as
presented by staff and seconded by Vice Chairman Miller. The Vote: All Aye. The motion
passed.
Mark Orozco, Development Services, read Item C. 4, Water Master Plan Amendment
Oso Creek Corner, into the record as shown below. The Preliminary Plat has been
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approved.
Commissioner York asked why this was necessary if they are following the Master Plan.
Nick Winkelmann, Engineering Manager, Corpus Christi Water, stated the amendment is
required because of the location of the lines has shifted and there is an extension of the
12-inch line required. A hydraulic analysis was conducted to make sure we have the
correct fire flow and pressure needed for the development.
After Staff's presentation, Chairman Zarghouni opened the public hearing. With no one
coming forward, the public hearing was closed.
A motion was made by Vice Chairman Miller to approve Item C. 4 as presented by staff
and seconded by Commissioner Salazar-Garza. The Vote: Aye: Chairman Zarghouni,
Vice Chairman Miller, Commissioners York, Salazar-Garza, Munoz, and Lerma. Abstain:
Commissioner Hedrick. The motion passed.
A. Plats
2. 23-0472 22PL1175
COTTAGES BY THE BAY, UNIT 4 (FINAL PLAT-11.04 ACRES)
Located west of Flour Bluff Dr. and south of Purdue Rd. on the water.
B. Time Extension
3. 23-0501 22PL1053-FIRST REQUEST
OSO RANCH, UNIT 1, (FINAL 33.189 ACRES)
West of Flour Bluff Drive between Purdue Road and Glenoak Drive.
C. Water Master Plan Amendment Oso Creek Corner
4. 23-0542 Ordinance amending the Water Master Plan, a public utility element of the
Comprehensive Plan of the City of Corpus Christi, by amending water lines located at
the new development called Oso Creek Corner which is south of Yorktown
Boulevard.
VI. Public Hearing: Discussion and Possible Action (Item D)
D. Plats with a Variance: (Waiver)
Nina Nixon-Mendez, Assistant Director, read Items "5 and 6" into the record as shown
below.
Bria Whitmire, Development Services, gave the presentation for Glenoak Subdivision,
Lot 17, Final 1.02 Acres; and Glenoak Subdivision Lot 17 Sidewalk Construction Waiver:
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UDC 3.30.1.A: requires installation of improvements, or financial guarantee, during
platting; UDC 8.1.4: During platting, the "developer shall provide": "Streets, including but
not limited to pavement, curb and gutter, sidewalks ...."; UDC 8.2.2.A.4: "Sidewalks shall
connect to existing adjacent sidewalks or be designed and placed to allow connection to
future adjacent sidewalks".
Factors in support of the waiver: this portion of Glenoak Road as well as all of the
aforementioned connecting streets consist of open ditch roadway sections without any
sidewalk improvements. All properties fronting or adjacent to this section of Glenoak
Road are developed and occupied by single family residential use. Consequently,
sidewalk improvements constructed in response to this plat requirement would be
isolated and would not provide connectivity to any other sidewalks in the immediate area.
Since this area is fully developed, there will be little opportunity for the construction of
connecting sidewalk improvements in the future.
Factors against the waiver: Glenoak Drive is on the ADA Master Plan. The property is
within walking distance (approximately 850') from the Flour Bluff High School; Flour Bluff
High School actually has a sidewalk linking to Glenoak Drive. Not having sidewalks along
a Collector typically leads to pedestrians walking in roadways, an unsafe situation.
Construction of sidewalk, even unconnected sections, promotes construction of sidewalk
throughout the community.
Staff recommends disapproval of the waiver from the sidewalk construction requirement.
Commissioner Hedrick stated that on both sides of the property there are no sidewalks,
how would they install sidewalks in that open ditch style.
Ms. Whitmire stated they would just move it in closer to the property above the berm of
the ditch.
Commissioner Hedrick stated it is basically a sidewalk going nowhere, no connectivity
on both sides, and no foreseeable sidewalk.
Ms. Whitmire stated yes, not for 700-800 feet away.
Commissioner York stated for clarification, where they build the sidewalk, they would
move it in, would that be in the property or is there room in the ROW in the ditch to build a
sidewalk.
Ms. Whitmire stated this would involve Public Improvement Plans and from the survey it is
buildable. It is not one of the master line ditches, it is a residential road ditch. Without
Public Improvement Plans, it's hard to determine where the slope starts for the ditch.
Commissioner Salazar-Garza stated how long has the neighborhood been established
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without sidewalks.
Vice Chairman Miller stated that area was developed in the `40's and built out in the `40's
and the `80's.
After Staff's presentation, Chairman Zarghouni opened the public hearing. With no one
coming forward, the public hearing was closed.
Commissioner York stated this would be an opportunity to do `Cash in Lieu of and no
one is going to spend the money to build individual sidewalks.
A motion was made by Commissioner York to approve Items "5 and 6" as presented by
staff and seconded by Commissioner Munoz. The Vote: All Aye. The motion passed.
Nina Nixon-Mendez, Assistant Director, read Items 7 and 8" into the record as shown
below.
Bria Whitmire, Development Services, gave the presentation for Flour Bluff Estates,
Block B, Lot 4R, and Request for a Plat Waiver, Sidewalk Construction, Flour Bluff
Estates, Block B, Lot R.
UDC 3.30.1.A: requires installation of improvements, or financial guarantee, during
platting; UDC 8.1.4: During platting, the "developer shall provide": "Streets, including but
not limited to pavement, curb and gutter, sidewalks ...." UDC 8.2.2.A.4: "Sidewalks shall
connect to existing adjacent sidewalks or be designed and placed to allow connection to
future adjacent sidewalks".
Factors in support of waiver: From the property line to the edge of the existing road, and
with the existing infrastructure in place, there is minimal room for a sidewalk. For the
whole neighborhood along said Streets, there are no existing sidewalks. Also, for the
whole subdivision, this plat was filed years ago. The granting of said Waiver, and with
said current improvements existing on said Waldron Road, should not conflict with the
Comprehensive Plan and the purposes of said UDC.
Factors against waiver: not having sidewalks typically leads to pedestrians walking in
roadways, an unsafe situation. Construction of sidewalk, even unconnected sections,
promotes construction of sidewalk throughout the community. This portion of sidewalk
would connect to undeveloped Church property and multiple Commercial properties.
Staff recommends disapproval of the waiver from the sidewalk construction requirement.
Commissioner York stated there is curb and gutter on NAS, and it wraps around, does it
stop on the rest of Fawn, no curb?
Ms. Whitmire stated it does stop but start backs up again.
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Commissioner York asked if they would have to build a sidewalk, which would be under
the SUV, would it be sidewalk or curb and gutter, then the sidewalk.
Ms. Whitmire stated it would just be the sidewalk.
Commissioner York asked if under the SUV is it paved?
Ms. Whitmire stated it is more of a concrete pavement, a rough road in terms of
development; it's basically dirt and years of asphalt.
Commission York asked if it was a sidewalk.
Ms. Whitmire stated it is not, it would not meet ADA requirements.
Commissioner York stated the building looks like it is 10 feet off the edge of the
pavement. Is it on the property line?
Ms. Whitmire stated it is not in compliance. Ms. Whitmire asked the applicant if they were
going to tear down the building and did not receive a clear answer. It is and old structure,
built over the setback.
After Staff's presentation, Chairman Zarghouni opened the public hearing. With no one
coming forward, the public hearing was closed.
A motion was made by Commissioner York to approve Items "7 and 8" as presented by
staff and seconded by Commissioner Lerma. The Vote: All Aye. The motion passed.
5. 23-0534 23PL1005
GLENOAK SUBDIVISION, LOT 17 (FINAL-1.02 ACRES)
Located west of Debra Lane and south of Glenoak Drive.
6. 23-0540 23PL1005 Glenoak Subdivision Lot 17 Sidewalk Construction Waiver
GLENOAK SUBDIVISION, LOT 17 (FINAL-1.02 ACRES)
Located west of Debra Lane and south of Glenoak Drive.
7. 23-0538 23PL1010
FLOUR BLUFF ESTATES, BLOCK B, LOT 4R (REPLAT-0.82 ACRES)
Located north of S.P.I.D. and west of Waldron Rd.
8. 23-0539 23PL1010 Request for a Plat Waiver for Sidewalk Construction
FLOUR BLUFF ESTATES, BLOCK B, LOT 4R (REPLAT-0.82 ACRES)
Located north of S.P.I.D. and west of Waldron Rd.
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VII. New Zoning: None.
VIII. Director's Report: None.
IX. Future Agenda Items: None.
X. Adjournment:
There being no further business to discuss, the meeting adjourned at 5:52 pm
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