HomeMy WebLinkAboutMinutes Planning Commission - 08/09/2023 w 1201 Leopard Street
City of Corpus Christi
Corpus Christi,TX 78401
cctexas.com
Meeting Minutes - Final
Planning Commission
Wednesday,August 9,2023 5:30 PM Council Chambers
I. Call to Order, Roll Call
Vice Chairman Miller called the meeting to order at 5:30 pm and a quorum was
established to conduct the meeting with Commissioner Motaghi absent.
Present 7- Board Member Brian Mandel, Board Member Cynthia Garza, Board Member Justin
Hedrick, Board Member Billy A. Lerma,Vice Chair Michael Miller, Board Member
Michael York,and Board Member Mike Munoz
Absent 2- Advisory Non voting Ben Polack,and Board Member Jahvid Motaghi
II. DISCUSSION AND POSSIBLE ACTION: Election of Officers-Chairman and Vice
Chairman
Vice Chairman Miller opened nominations for Chairman.
Commissioner York nominated Vice Chairman Miller for Chairman.
There were no other nominations.
Vice Chairman Miller closed nominations.
The Vote: Vice Chairman Miller as Chairman: All Aye.
Chairman Miller opened nominations for Vice Chairman.
Commissioner Mandel nominated Commissioner York for Vice Chairman.
There were no other nominations.
Chairman Miller closed nominations.
The Vote: Commissioner York as Vice Chairman: All Aye.
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III. PUBLIC COMMENT: Citizens will be allowed to attend and make public
comments in person at City Planning Commission meetings. The public is
invited to speak on any agenda item and any other items that pertain to the
Planning Commission. Comments are limited to three minutes. If you choose to
speak during this period, you will not be allowed to speak again when the
specific item is being considered in order of the agenda. Electronic media that
you would like to use may only be introduced into the City system IF approved
by the City's Information Technology (IT) Department at least 24 hours prior to
the Meeting. Please contact IT at 826-3211 to coordinate.
Garrett Dorsey, 2037 Sunnycrest, stated we always talk about pro-growth, pro-business,
and he wanted to talk about pro-housing. The UDC, zoning, and overlays are there for
guidelines and to give us a pathway. The UDC is helping to bring revitalization to Corpus
Christi and to think outside the box and base decisions on the need of housing.
IV. Approval of Absences: None.
V. Approval of Minutes: July 26, 2023
1. 23-1326 Regular Meeting Minutes of July 26, 2023
Attachments: 7-26-23 Planning Commission DRAFT Meeting Minutes
A motion was made by Commissioner Munoz to approve the minutes listed above and
seconded by Commissioner Salazar-Garza. The Vote: All Aye. The motion passed.
VI. Public Hearing Discussion and Possible Action: Kamil Taras, FY 23-24 Capital
Improvement Program Budget
2. 23-1298 Public Hearing: CIP Budget
Attachments: Agenda Memo Aug 9 FY 2023-2024 Capital Budget-Ranning
Commission
Kamil Taras, proposed FY23-24 Capital Improvement Program Budget.
Kamil Taras approached Commissioners and stated he has not received any questions
or comments regarding the CIP and requested a motion for approval.
Chairman Miller opened the Public Hearing. Seeing no one to speak, Commissioner
Miller closed the Public Hearing.
Commissioner York moved to approve the Capital Improvement Program Budget as
presented and Commissioner Mandel seconded. The Vote: All Aye.
VII. Consent Public Hearing: Discussion and Possible Action (Items A, B, and C)
Chairman Miller stated Commissioner Hedrick was abstaining from Item No. 5 (Oso
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Creek corner Phase 1) on the Consent Agenda.
Commissioner York asked to pull Item No. 8 (Zoning Case No. 0823-02, Thanksgiving
Homes) from the Consent Agenda.
Commissioner York asked for detail information on Item No. 7 (Zoning Case No.
0723-04, Eldon Sunrise).
Mark Orozco, Development Services, read Consent Agenda A and B for Plats and Time
Extension: Items No. 3, 4, and 6 into the record as shown below. The plats satisfy all
requirements of the Unified Development Code (UDC)/State Law, and the Technical
Review Committee (TRC) staff recommends approval.
Commissioner York asked about the time extension; is it a year or six months.
Assistant Director Nixon-Mendez stated the UDC is for 12 months; we are acting on the
applicant's request.
Chairman Miller opened the Public Hearing for Items 3, 4, and 6. Seeing no one to
speak, Chairman Miller closed the Public Hearing.
A motion was made by Commissioner Salazar-Garza to approve Items No. 3, 4, and 6
as presented and was seconded by Commissioner York. The Vote: All Aye. The motion
passed.
Mark Orozco, Development Services, read Consent Agenda A-5 (Oso Creek Corner
Phase 1) into the record as shown below. Staff recommends approval.
Commissioner York asked about a portion of the right-of-way is listed as 80 feet and
measured as 60 feet. One label is incorrect.
Assistant Director Nixon-Mendez stated we have met with the applicant and the
presentation meets the spirit of the ordinance with the additional pedestrian easement
designation; the street section includes the five-foot and eight-foot sidewalk that was
requested by the Planning Commission and they are recommending approval. It is 80
feet at the intersection of Yorktown.
Mark Orozco stated the label is along the center line per the UTP.
Vice Chairman Miller opened the Public Hearing for Item No. 5. Seeing no one to speak,
the Public Hearing was closed.
A motion was made by Commissioner York to approve Item No. 5 as presented with one
correction to the right-of-way label for Oso Parkway as discussed and seconded by
Commissioner Salazar-Garza. The Vote: Aye: Chairman Miller, Vice Chairman York,
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Commissioners Salazar-Garza, Mandel, Munoz, and Lerma. Abstain: Commissioner
Hedrick. The motion passed.
Elena Buentello, Development Services, read Consent Item C-Zoning: Item No. 7 and 8
into the record as shown below. Staff recommends approval.
Item No. 7:
The proposed request, while inconsistent with the Future Land Use Map element, is
consistent with other elements of Plan CC (The City of Corpus Christi Comprehensive
Plan)
The Everhart Road commercial corridor extends from Holly Road to Alameda Street. The
subject property is only parcel zoned "RS-6" Single-Family 6 district along that corridor.
The other properties are zoned for commercial uses.
The east side of Everhart Road is lined with residential structures dating to the
mid-1950s that have been converted for commercial use as a result of an increased
traffic flow that have made their initial use undesirable. While it is not the case for the
west side of Everhart road, the commercial structures make-up has also attributed to the
low desirability for residential use on the opposite side of the road. The transition from
residential use to commercial use began in the early 1980s.
Plan CC (The City of Corpus Christi Comprehensive Plan) addresses the type of
commercial activities that may abut a residential district as well as their scale. The
reuse the approximately 1,400-square-foot residential structure for a real estate office
fits. This one-story structure is sited approximately 50 feet away from the rear property
line with 5-foot side setbacks; which limits the kind of activities that can take place in the
rear yard. The possibility for nuisance is reduced and the scale is not imposing.
Should the site be cleared to make way for a new development permitted in the "CN-1"
Neighborhood Commercial District such as a restaurant, an automated car wash, or a
limited vehicle service use, the development footprint is limited in height, size, and
nuisances such as noise generation must abide by the Municode regulations.
The proposed use is compatible with the nearby uses and district and will not have any
adverse impact on the surrounding neighborhood. The FLUM's (Future Land Use Map)
designation of Medium-Density Residential use contradicts Goal 1 of Element 7 Future
Land Use, Zoning, and Urban Design that states that development patterns should be
one where orderly growth is encouraged and the proper location of land uses based on
compatibility, locational needs, and characteristics of each use is promoted. Granting the
applicant's request will close a gap and reinforce the development pattern of the area.
The property meets the minimum bulk requirements for commercial development except
that the existing structure will require conversion for a commercial use and any other
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reconfiguration and requirements that may accompany such use such as parking and
landscaping.
An office use for the subject property would require a minimum of 3 parking spaces. The
options are for parking to be provided at the street yard. Parking in the rear will require a
shared access agreement with neighboring properties.
Commissioner York asked what is in between along Everhart.
Chairman Miller said next door to the Selena Boutique.
Chairman Miller opened the Public Hearing. Seeing no one to speak, Chairman Miller
closed the Public Hearing.
A motion was made by Commissioner Salazar-Garza to approve Items No. 7 as
presented and was seconded by Commissioner Munoz. The Vote: All Aye. The motion
passed.
Item No. 8:
The proposed rezoning is consistent with the FLUM (Future Land Use Map) element and
others of the City of Corpus Christi Comprehensive Plan and meets several criteria for a
PUD (Planned Unit Development).
Thanksgiving Homes, an affiliate of the Corpus Christi Housing Authority (CCHA),
selects infill lots, particularly those that may have been problematic over time, for
residential development to increase home ownership across a selected group of the
population to help with the housing needs of the community.
The subject property is the former site of the Lozano Elementary School which was
closed for some time and has been cleared for development. It is situated within a large
"RS-6" Single-Family 6 District south of Baldwin Boulevard and east of Osage Street. It
is part of an old subdivision and neighborhood with medium-density residential uses.
The applicant is requesting a Planned Unit Development Overlay over the current base
zoning district to allow some flexibility in the subdivision and development standards
prescribed by the UDC (Unified Development Code). The flexed standards, while they
will allow the block to contain more lots, will still produce a medium-density development.
The Westside Area Development Plan, drafted in 1995, designated the neighborhood of
the development as a target area that should facilitate single-family developments
through the incentive of reduced subdivision and development standards.
The applicant has proposed deviations to the items suggested by the plan and requested
additional modifications such as the minimum lot width, impervious surface coverage,
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open space requirements, and other site elements.
The westside area is mostly built out and the applicant's proposal is a great opportunity
to renew interest in an area in need of restoration. The proposed Planned Unit
Development mirrors the goals of Plan CC's (City of Corpus Christi Comprehensive
Plan) orderly development by siting land uses based on characteristics, compatibility,
and locational needs to accommodate growth and the need and challenges for housing.
One of the vision themes in the Westside Area Development Plan being drafted is the
restoration and rebuilding of older neighborhoods. Such is the site.
The PUD (Planned Unit Development) is appropriate where sited and compatible with
the surrounding uses and districts. Plan CC (The City of Corpus Christi Comprehensive
Plan) encourages interconnected developments. The infrastructures to support the PUD
(Planned Unit Development) are already in place, and where lacking, is provided within
the development. The nearest park that does not require the crossing of major roadways
is within a one-mile radius southeast of the subject property. The development includes a
private park. The site is serviced by the Corpus Christi Regional Transportation Authority
(CCRTA) and is near planned mobility infrastructures.
Commissioner York asked about the improvements; a 32-foot street for on street parking
on both sides, but the site plan doesn't show room for on street parking. Why are they
doing an extra four feet.
Ms. Buentello stated it was reviewed by TRC.
Assistant Director Nixon-Mendez stated the applicant would be able to address that
issue. The cross section does show 8.5 feet planned on-street parking on each side.
Ms. Buentello stated portions of this site also have an increased street frontage.
Commissioner York asked about the lots on the end; do they have a smaller driveway.
Does this fit the design of a 20-foot setback for the garage.
Ms. Buentello stated they did not ask for a deviation.
Commissioner Salazar-Garza asked how long the property has been vacant.
Assistant Director Nixon-Mendez stated that the school district demolishes the vacant
school buildings to discourage vagrancy; we have had this type of infill development on
vacant school tracts and former parkland sites.
Commissioner Salazar-Garza stated in District 1 they do not have a lot of green space.
Chairman Miller opened the Public Hearing.
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Public Speakers: Israel Suarez, 633 Osage; Gloria Suarez, 613 Osage; Garrett Dorsey,
702 Osage; Josephine Garcia, 661 Osage; Ernestina Segura, 671 Rosewood; Rosie
Garcia, 669 Rosewood.
Summary of comments: questions on the Notice of Public Hearing; what is RS-6;
development should mimic the surrounding neighborhood; 30 houses is too many for the
small lot; will demean the neighborhood because of trash, crime, parking; not enough
room for emergency vehicles; houses too close together; grilling and fire concerns;
environmental concerns; make it a nature park instead of houses.
Commissioner York stated Planning Commission is a recommending body for zoning.
Many of these concerns will be addressed at the next stage of platting and development
permitting.
Gary Allsup, Corpus Christi Housing Development, 4242 Gulf Breeze, stated
Thanksgiving Homes is a not-profit affiliate of the Housing Authority and builds single
family homes across the city. This is the second attempt at a small subdivision. The
houses have quite a bit of space especially in the front yard. As far as safety,
Thanksgiving Homes is happy to make sure whatever needs to happen, will happen.
Each of these homes has a two-parking driveway. There probably will be people parking
on the street. These homes are not projects or apartments. They are not rental projects
either. Thanksgiving Homes builds these and offers for sale to the public. Thanksgiving
Homes keeps 25-30% of the homes; it's a mixture of single-family homeowners and
rentals; a combination of both. As far as trash, it will be no different than any other
subdivision. Homeowners will take care of their property. Safety issues with the road will
be addressed if needed.
Commissioner York asked if they would be open to restricting access to Osage to
discourage parking on Osage.
Mr. Allsup stated there will be a fence along the back, and access to parking on Osage
would not be advantageous.
Commissioner Lerma stated we should require anyone who builds a fence cannot put a
back gate on their fence for parking to make it fair across the city.
Chairman Miller stated the difference is this is a PUD and it's already a deviation from
the design standards from base zoning which is RS-6. On PUDs all bets are off, it's like a
special permit. Things should be universal across the board.
Commissioner Lerma stated we have 4.5 acre lots.
Chairman Miller the base zoning is RS-6 which is 6,000 square foot lots.
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Mr. Allsup stated the majority of these cases will be individual homeowners. They are for
sale for residents of our community; any extra requirements will affect a future homeowner
and what they can do on their property.
Chairman Miller said it is helpful for people to have access to gates to weed-eat. Part of
the deviation is the 70% coverage of the street as opposed to 50% and asked what the
driveway length is.
Some are 25 some are 30-35. Minimum of 25 feet.
Chairman Miller stated there isn't going to be a lot of room for on-street parking. Most are
piano keyed down the street.
Driveways will be up against each other but there is not a line there.
Commissioner Salazar-Garza asked if there was a sidewalk on Osage Street.
Yes, there is.
Commissioner Salazar-Garza asked about a street at the Del Mar development.
Mr. Allsup stated they did not build a street on Del Mar. The driveways are as close to
each other as they can be, but they are not shared driveways. They are set up to sell as
single owner residencies. Homes will often times be $25,000-35,000 cheaper; owner
occupied, will not sell to developers. Thanksgiving Homes will be a landlord to a third of
the homes in the future and will be engaged in the upkeep of the homes. The property is
owned by the Corpus Christi Housing Authority.
Chairman Miller stated the street width design standards is 28 feet, back-to-back. As far
as preserving for nature, this is private property. Most issues will be worked out at the
permit level. Planning Commission will only make a recommendation to City Council.
Residents will be notified of the date the zoning will go to City Council. We do have a
need for affordable housing.
Commissioner York stated it is common that these configurations that plats will say no
driveway access is allowed onto the side streets; is that in this PUD.
Bria Whitmire stated per the UDC they are not allowed to have a second driveway in the
rear. The layout is locked in. The driveway requirements remain.
A motion was made by Commissioner Lerma to approve Item No. 8 as presented and
was seconded by Commissioner York. The Vote: All Aye. The motion passed.
A. Plats
3. 23-1267 PL7947
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Planning Commission Meeting Minutes 'Final August S.3O33
HOLIDAY ADDITION BLK. 1 LOTS 1 R AND 2R AND UNITS 2 THRU 9
Located St. Hwy. 358and Paul Jones Ave.
Attachments:
PL7947 230407-PLAT PLAT(2)- Reviewed-Approved Re ort
230407-PLAT PLAT_M_�10)
4' 23-1C268 23PL1065
AZALI ESTATES UNIT 1A BLOCK 5 LOT 28R, 29R, 30R (COMMERCIAL
REPLAT-1 1.80 ACRES)
Located north of Yorktown Blvd. and east of Karo Gt.
Attachments:
Azali Estates Unit 1 Blk. 5 Lots 28R, 29R, 30R(2)
5. 23-1332 PL7995
OSO CREEK CORNER PHASE 1 (FI NAL-1 03.02 ACRES)
Located south of Yorktown Blvd between Starry Road and Oso Creek.
Attachments:
PL7995 Oso Creek Corner TRC comments.R1
PL7995 OSO CREEK Plat Phase 1 - FINAL PLAT 8.3.23.Rl
B. Time Extension
6. 23-1[8}3 23PL1O53-GEC[}NOREQUEGT-OMONTH EXTENSION
OSO RANCH UNIT 1 (FINAL-33.189)
Located west ofFlour Bluff Drive between Purdue Road and G|enoakDrive.
Attachments: 22PL 053 Oso Ranch Unit 1 Time Extensi
22PL1053 Oso Ranch Unit 1 (Final 33.189 AQ)-PLAT EXT NSION
02-20230731
Conditional Approved Plat 6- 5-22
C. Zoning
7. 23->302 Zoning Case No. O723-O4. Eldon Sunrise (District 2). Ordinance rezoning
property at or near 4922 Everhart from the ''RG-O^ Single-Family O District to the
"CN-1^ Neighborhood Commercial District; Providing for a penalty not to exceed
$2.00Oand publication. (Staff recommends approva|).
Attachments: 0723-04 Eldon Sunrise LL
0723-04 Eldon Sunrise LLC PowerPoint Presentation
8. 23-1331 Zoning Case No. O823-O2. Thanksgiving Homes, (District 1). Ordinance
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Planning Commission Meeting Minutes 'Final August S.3O33
rezoning property edornear O5O Osage Street from the ^RG-O^ Single-FamilyO
District to the "RS-6/PUD" Single-Family O District with a Planned Unit
Development. Providing for apenalty not bzexceed $2.00Oand publication.
(Staff recommends approva|).
Attachments: 0823-02 Thanksgiving Homes Staff Report
0823-02 Thanksgiving Home PowerPoint Presentation
Yf|||. Director's Report
Assistant Director Nixon-Mendez stated the following:
^ The next Planning Commission meeting will be held inthe City Hall 6th Floor
Conference room August 23
^ City Council meetings inSeptember will beinthe RTA building
^ The Capital Improvement Advisory Committee calendar was distributed; with Public
Hearing dates and other projects, vvithpropoaedinnpaotfeea. Theaenneedngaareopen
to the public and information is available on our website
- The Development Services Task Force meeting will be held August 18 at 9:00 am in
the City Hall 6th floor conference room
|X Future Agenda Items
None.
X. Adjournment
There being nofurther business todiscuss, the meeting adjourned atO:41 pm.
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