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Home My WebLink About033819 ORD - 12/16/2025Zoning Case No. ZN8741, Creamean Troy Louis LVG Trust (District 4). Ordinance rezoning a property at or near 14861 and 14865 Granada Drive from the "RM-AT/IO" Multifamily Apartment Tourist District with the Island Overlay to the " RM-AT/IO/PUD" Multifamily Apartment Tourist District with the Island Overlay and a Planned Unit Development Overlay; providing for a penalty not to exceed $2,000 and publication. (Planning Commission and Staff recommend approval). WHEREAS, with proper notice to the public, a public hearing was held during a meeting of the Planning Commission, during which all interested persons were allowed to appear and be heard; WHEREAS, the Planning Commission has forwarded to the City Council its final report and recommendation regarding the application for an amendment to the City of Corpus Christi's Unified Development Code ("UDC") and corresponding UDC Zoning Map; WHEREAS, with proper notice to the public, a public hearing was held during a meeting of the City Council, during which all interested persons were allowed to appear and be heard; WHEREAS, the City Council has determined that this rezoning is not detrimental to the public health, safety, or general welfare of the City of Corpus Christi and its citizens; and WHEREAS, the City Council finds that this rezoning will promote the best and most orderly development of the properties affected thereby, and to be affected thereby, in the City of Corpus Christi. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CORPUS CHRISTI, TEXAS, THAT: SECTION 1. The Unified Development Code ("UDC") and corresponding UDC Zoning Map of the City of Corpus Christi, Texas, are amended by changing the zoning on the subject property in Exhibit "A", a map, being Lot 10 and Lot 11, Block 1, out of the Padre Island Section D Subdivision, from: the "RM-AT/IO" Multifamily Apartment Tourist District with the Island Overlay to the "RM-AT/lO/PUD" Multifamily Apartment Tourist District with the Island Overlay and a Planned Unit Development Overlay. The subject property is located at or near 14861 and 14865 Granada Drive. Exhibit A, a map, and Exhibit B, a Planned Unit Development Guidelines and Master Site Plan are attached to and incorporated in this ordinance. SECTION 2. The Planned Unit Development Overlay granted in Section 1 of this ordinance is subject to the Owner following the conditions listed below: 1. Planned Unit Development Guidelines and Master Site Plan: The Owners shall develop the properties in accordance with the Marina Luxe at Granada Planned Unit Development (PUD) Guidelines and Master Site Plan, attached as Exhibit B, and to the satisfaction of the Technical Review Committee (TRC). SCANNED 03381 2. Other Requirements: The conditions listed herein do not preclude compliance with other applicable UDC and Building and Fire Code Requirements. 3. Time Limit: An approved development plan shall expire 24 months after the date that the development plan was approved, unless a complete building permit application has been submitted, or if no building permit is required, a certificate of occupancy has been issued. SECTION 3. To the extent this amendment to the UDC represents a deviation from the City's Comprehensive Plan, the Comprehensive Plan is amended to conform to the UDC, as it is amended by this ordinance. SECTION 4. All ordinances or parts of ordinances specifically pertaining to the zoning of the subject property that conflict with this ordinance are hereby expressly superseded except for the Military Compatibility Area Overlay Districts. This ordinance does not amend or supersede any Military Compatibility Area Overlay Districts, which, as adopted by Ordinance #032829, remain in full force and effect. SECTION 5. A violation of this ordinance, or requirements implemented under this ordinance, constitutes an offense punishable by a fine not to exceed $2,000.00 for each offense; as provided in Article 1, Section 1.10.1 of the UDC, Article 10 of the UDC, and/or Section 1-6 of the Corpus Christi Code of Ordinances. SECTION 6. Publication shall be made in the official publication of the City of Corpus Christi as required by the City Charter. SECTION 7. This ordinance shall become effective upon publication. Introduced and voted on the 1 day of 0 , 2025. P and APPROVED on the (&A day of ( , 2025. Paulette Guajardo, M EFFECTIVE DATE Rebecca Huerta, City Secre ary Page 2 of 20 033819 Exhibit A CASE: ZN8741 SUBJECT PROPERTY WITH ZONING Subject Property R! Arartn.ntHUuse Ct_VN 1-1 Lim:edlnd usiialtHPra A -IA AL3K»n: Hsute Cisv.t 1-2 Li et lyd:nNal Dsti:: a;am se Elimet reavylnrn o,al mst-ct AL Prare:el:nai PUD P1aAn el Inn De.eao...ent AT Atartrert-T,trsl lks!'2l R•14 Dne F)m:y D.el na Dnm< 8-1 HeyttMsucd Eus,ass Dsti. 1,1B One Farniy Dael'ng O.st4x BIA NKg!boMoed Bus ss Oshtct R.IO One Farty Dn eng Dlbia B-2 eaifnnl Busness Distia R-2 Dutp'e Oh erng D.RTa B.. Banb lvarw Bac'wsa 0.0,1 RA one Fe, D. el,g, BJ Gxea4Busness [tactic!R-TH rownhousx D.e"g0lsria E-! Prmary Busness Cisrct SP 3,113 Pemrt Bd Prm art Eusnes s Ccre 0112. T-tA Tr,,NOaler Pan O srl 80 Cvp..3 lnnlu team Dess gn Dst 7-18 1. FP al Dint, TIL Maavlc,AveC Hare GW.<Ct a:a. He ,va-tt.m.al lanfmxA Oisrel Preservnm (.' ty of Corpus Christi SUBJECT PROPERTY Esri, HERE r,^^_^ H.Irprs SESIr2 !LOCATION MAP Page 3 of 20 Exhibit B MARIN.A 1 L,X1--1 AT GRA\ AiA oroposed plannec unit develo Dment (P,D) Padre Island, Corpus Christi, Texas OWNER THE TROY LOUIS CREAMEAN LIVING TRUST, TROY CREAMEAN, D.O., TRUSTEE SUBMITTED BY CROSSROADS BUILDER LLC, JOSEPH SANTARELLI, OWNER DEEP ROOTS, LLC - MIKE WHITSON, OWNER/DESIGNER LAND ENGINEERING BY BRISTER SURVEYING INC. MARINA LUXE AT GRANADA, PUG PROPOSAL - VER1.4.1 PG I Page 4 of 20 PROJECT DESCRIPTION & PURPOSE The proposed Marina Luxe at Granda consists of a townhouse development of 0.69 acres, being all of Lots 10 and 11, Padre Island Sec D, Blk 1 (Nueces Co.Property IDs: 279188, 279189). The development is a planned townhouse community that will consist of fee simple lots. The property currently is currently vacant land and is zoned Multifamily Apartment Tourist ( RM- AT). The City of Corpus Christi Future Land Use Plan designates the area as high density residential. The proposed zoning is RM-AT -10/PUD. The proposed density will be 17 units per acre. As concept rendering on cover show, the proposed groups units into three buildings - one along waterfront boundary with four units, and two 4-unit building along west side of combined 279188/ 279189 parcel. Exterior designs are yet final, but intended design is to be contemporary coastal with a blending of sleek, modern architectural elements with relaxed, nautical -inspired aesthetics and use of natural materials. The community is being thoughtfully designed to preserve and enhance the aesthetic integrity of the Padre Isle neighborhood, ensuring seamless integration with its coastal surroundings. Architectural features, such as integrated screening for trash bins, maintain a clean and visually appealing sueetscape that aligns with the community's contemporary coastal charm. To further safeguard the neighborhood's aesthetics and curb appeal, the development will establish deed restrictions and Homeowners Association (HOA) rules, enforcing standards for property maintenance, landscaping, and exterior modifications. These measures demonstrate our commitment to upholding the visual and cultural value of Padre Isle, contributing positively to the city's coastal identity and meeting the expectations of Corpus Christi's administrators and elected officials. Mr. Creamean, the owner and developer of this community is an intended full-time resident of the community and so is fully vested in its longterm care. The purpose of this Planned Unit Development is to create an innovative waterfront townhome community that combines residential living with shared recreational amenities on a compact waterfront site. The development seeks to attract residents with shared interests in waterfront recreation and upscale coastal living by providing direct water access, outdoor living features, and a distinct community identity. This PUD is necessary to accommodate the unique design features of the project, including: • 4-story townhorne structures with rooftop terraces and vegetative elements • Shared waterfront amenities including boat slips and community deck • Gated community design with ornamental fencing for aesthetic enhancement • Shared spaces with pedestrian flow • Private lawns and optional swimming pool -spa for individual units • Innovative site layout that maximizes a constrained 100' X 300' lot The proposed development cannot be accomplished through conventional zoning because it requires flexibility in: MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 2 Page 5 of 20 • Building height to accommodate 4-story townhomes with rooftop features • Setbacks to maximize use of the 100' width • Density to create a viable community within the limited dimensions • Shared amenity configuration along the waterfront COMPATIBILITY WITH PUD EVALUATION CRITERIA (3.5.4.A.1) The proposed development achieves harmony with the surrounding area through: • Strategic placement of 4-story townhomes along the western boundary of the property • Vegetative roof elements that soften rooflines and create visual interest • Ornamental fencing that enhances aesthetic appeal while screening functional elements • Architectural design that complements the coastal character of North Padre Island (3.5.4.A.2) This development aligns with the Corpus Christi Comprehensive Plan by: • Intensifying residential density in an appropriate waterfront location • Maximizing land use efficiency through vertical development • Creating distinctive housing options for residents seeking waterfront access • Enhancing the overall character and appeal of North Padre Island (3.5.4.A.3) The project contributes to a balanced community by: • Providing a unique housing type that fills a market niche for waterfront recreation enthusiasts • Creating shared amenities that foster community interaction • Establishing a distinctive residential enclave that adds diversity to housing options • Balancing private living spaces with community recreational areas (3.5,4.A.4) The development demonstrates orderly land use arrangement through: • Linear organization of townhomes that maximizes the 100-foot width • Clear delineation between private residential areas and shared amenities • Logical circulation pattern that separates vehicular and pedestrian movement • Purposeful positioning of buildings to optimize site dimensions and waterfront access (3.5.4.A.5) Our transportation system includes: • Efficiently designed internal roadway with appropriate turning radii • Dedicated pedestrian walkways connecting residences to amenities • Clear separation of vehicular and pedestrian circulation • Direct pathway access to waterfront features (3.5,4.A.6) The project will be implemented in the following phases: • Phase I: Site preparation, infrastructure, and waterfront improvements • Phase II: Construction of townhome buildings and community amenities MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 3 Page 6 of 20 • Phase III: Final landscaping and site finishing This phasing, over a construction timeline of approximately 18 months can be accommodated by existing and planned public utilities and infrastructure. COMPATIBILITY WITH SITE CRITERIA (3.5.4.B.1) The development ensures adequate public improvements through: • Presentation of Utility Plan to support estimated usages of: • Water: 4,200 gpd @ 100 gpd per capita of 3.5 persons/unit (per capital factor via 'Corpus Christi Utility Master Plan") • Wastewater: 3,360 gpd (350 gpd/unit water usage * 0.80) (factor via CCW's Winter Quarter Averaging, "WQA, December -March") • Appropriate utility connections sized for the development intensity • Stormwater management features designed for the site conditions • Enhanced pedestrian facilities along site frontages • Connection to existing public infrastructure with any necessary upgrades (3.5.4.B.2) The development minimizes off -site impacts through: • Traffic management measures at the gated entrance • Lighting design that prevents light spillover to adjacent properties • Strategic positioning along the western boundary to create separation from eastern neighbor • Screening of functional elements to maintain neighborhood aesthetics (3.5.4.B.3) The development provides recreational facilities including: • Shared boat slips for resident water access • Community waterfront deck for gathering and enjoyment • Rooftop terraces that extend outdoor living spaces • Optional swimming pool -spa configurations for individual units (3.5.4.B.4) The site and building layout maximizes the natural and built environment by: • Orienting buildings to capture waterfront views • Incorporating vegetative elements to soften building mass • Utilizing vertical design to maximize limited horizontal space • Creating a clear community identity through cohesive design elements MAR NA LUXE AT GRANADA, PUD PROPOSAL - VER 1 4.1 PG 4 Page 7 of 20 DEVELOPMENT LOCATION MAP Development Location Source: Nueces County Appraisal District (May 11, 2025) MARINA LUXE AT GRANADA, PUD PROPOSAL - VCR 1.4.1 PG 5 Page 8 of 20 ADJACENT LAND USE AND ZONING The following indicates adjacent, and surrounding, land use zoning as of the submission of this application. Development ---J Location Direction Current Land Use Zoning North of Property Vacant RM-AT 10 South of Property Waterway RM-AT 10 East of Property Medium Density Residential RM-AT 10 West of Property Vacant RM-AT 10 MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 6 Page 9 of 20 200' Surrounding Source: Nueces County Appraisal District (May 11, 2025) 35 153 MSS 0001 Prevailing Winds 101 oo ' 3N 1Ne <lmph 1-3 mph 10-15 mph (A 15-20 mph MS M*' MT' 3-5 mph 05-10 mph 20 - 30 mph > 30 mph MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 7 Page 10 of 20 PROPOSED PUD LAYOUT Ir GRANADA DR (C07000UNE--00' RA.W�_ __ _ s _ - - w t°b xx 3;3 g2 MR ggEg 4=fig-i It MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 8 Page 11 of 20 PROPOSED LOT LAYOUT The following depicts proposed layout of lots for the development AND open space analysis: ti tF h 0FWJADA DR (CEMEWYiE• OROW) c U C 7 E E 8 co Q En o -p 0c F. 0) N m � a o) n. a c 0 0 N (0 a 0 W T 0) mc o) 0) b- e). cO 0 11 MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1A.1 PG 9 Page 12 of 20 DEVIATIONS - DEVELOPMENT (UDC Section 4) REQUIREMENTS DESCRIPTION RM-AT -10 (Townhouse) (UDC TABLE 4.4.3.A. PROPOSED PUD Max. Density (units/acre) 18 17 Min. Lot Area (sf) 2,600 1,263 Min. Lot Width at Front Yard (ft) 26 20 Min. Yard Requirements (Min. in Feet) Street 10 13 Side 0 0 Rear(water) 5 10 Min. Yard (sf) 100 200 Min. Open Space (ft) 30% 10 10% 1• a a Min. Building Separation 30 Resident Parking 2 per Unit = 24 2 per Unit = 24 Shared / Guest Parking 1,600 SF 0 SF (OFF STREET ONLY) Max. Height (ft) 45 49.2 4 (54.15) In addition to planned courtyard -styled common area. PUD will incorporate open space within available street and rea lawn (or setback) areas with landscape plan demonstrating aesthetic, natural elements.. ,. Waterfront area is designated as open space and common use. Amenities include boat slips, docks. water frontage lawn space, and planned over -water shared deck. +The development is designed to be walkable and the common areas are intended for residents and guests only. 4 Top of guardrail of rooftop deck. 5 Top of penthouse mean roof height. DEVIATIONS - R.O.W. (UDC Section 8) REQUIREMENTS / ALLOWANCES DESCRIPTION Table 8.2.1,E Local Street Standards PROPOSED PUD R.O.W. 50 Street Section Width (ft) 28 33 Street Length -Hammerhead (ft) 500 max. 26 227.5 Sidewalks Required 4' width, both sides 5' wide, single side Parking Sides Allowed Two One MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1A 1 PG 10 Page 13 of 20 REQUIREMENTS/ALLOWANCES DESCRIPTION Table 8.2.LB Local Street Standards PROPOSED PUD External Access Point(s) Required (12 units) One One Parking - Open Space (off-street parking only) 1 per 10,000 sf =1 0 per 10,000 sf = 0 MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 11 Page 14 of 20 P.U.D. DEVELOPMENT GUIDELINES The following tables indicate the proposed P.U.D. Development Guidelines for each lot type within the development. Designated Home Owner Association (HOA) management will enforce guidelines to ensure compliance with the established rules of the P.U.D. and Municipal Zoning and Development code. E a.. 0 0 � J > Description Block Number Residential Lots Common Area and Access Easement Lot 1 1 Lot Numbers 12 Residential Lots Item Description Usage Non-residential structures and improvements supporting the community Building Height (Max. ft) 15 Parking Spaces (per unit) 2 3 Maintenance Lot Owner and/or HOA Landscape Per base plat determined at permitting in accordance with Corpus Christi UDC and PIPOA Improvements Allowed Residential structure(s) and supporting structure(s) typical of decks, pervious surfaces, fencing, landscaping, etc. Improvements Placement Shall not protrude into the common areas or easement(s), nor beyond the property line (whichever applicable). HOA approval required. Short-term Rental Activity (proposed inclusion under P.U.D.) Daily, weekly, and monthly rentals to be allowed within defined parameters and compliance with all HOA rules and regulations. Enforcement by HOA. ) In add'tion to planned courtyard -styled common area, PUD will incorporate open space within available street and rear lawn (or setback) areas with landscape plan demonstrating aesthetic, natural elements. Waterfront area is designated as open space and common use. Amenities include boat slips, docks, water frontage lawn space, and planned over -water shared deck. 3lncludes two garage parking spaces per unit. MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 Page 15 of 20 PG 12 Common Area Lot(s) Item Description Usage Non-residential structures and Improvements supporting the community Lot Area (sf) Min. = N/A Max. = N/A Lot Width at Front (ft) Min. = N/A Max. = N/A Min. Setback/Yard Requirements (Min. In Feet) Street — Non -corner 10 Side - Single 0 Side - Total 0 Building Height (Max. ft) 15 Building Spacing (Max. ft) per 2021 International Building Code (IBC) Landscape Requirements Per base plat determined at permitting in accordance with Corpus Christi UDC and PIPOA Maintenance Home Owner's Association (HOA) Improvement Allowed Improvement Placement Residential structure(s) and supporting structure(s) typical of decks, pervious surfaces, fencing, landscaping, etc. Shall not protrude into the common areas or easement(s), nor beyond the property line (whichever applicable). HOA approval required. MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 13 Page 16 of 20 VEHICULAR AND PEDESTRIAN ACCESS Access and egress from development as depicted: MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 14 Page 17 of 20 FIRE APPARATUS ACCESS PLAN To ensure compliance with the City of Corpus Christi's requirements for this Planned Unit Development (PUD) application, the proposed gated community incorporates comprehensive provisions for 24/7 emergency vehicle access and fire sprinkler system inspections, aligning with the Unified Development Code (UDC), 2021 International Fire Code (IFC), and Corpus Christi Fire Department (CCFD) standards. All entry gates will feature Fire Department -approved mechanism (e.g. Knox Box key vaults, siren - activated openers (e.g., Opticom) or strobe sensor) to provide emergency access for fire trucks, ambulances, and police vehicles, with a 28-foot clear gate width and roads designed to accommodate emergency vehicle turning radii. The Homeowners' Association (HOA) will maintain these systems and coordinate with CCFD to provide access protocols, ensuring no obstructions impede response times. Fire sprinkler systems in residential and common areas will be fully accessible for inspections, testing, and maintenance per NFPA 25, with the HOA facilitating scheduling with the Fire Marshal's office. The development team has engaged in pre -development meetings with the Development Services Department and fire safety personnel to convey preliminary site plans. Developers will further a dialog to ensure proper design, and the HOA's covenants, conditions, and restrictions (CC&Rs) codify ongoing responsibilities for access maintenance and coordination with local authorities. These measures ensure the community meets all safety and access requirements for a successful PUD approval. See layout plan next... MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1A:1 PG 15 Page 18 of 20 FIRE ACCESS LAYOUT in WW-g GRANADA DR (C E NTE3IJNE - EO' R.O.W) MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 Page 19 of 20 PG16 FIRE ACCESS CROSS SECTION 15 1.11 rie5r1111011RITIEll -- - -- thin MARINA LUXE AT GRANADA, PUD PROPOSAL - VER 1.4.1 PG 17 Page 20 of 20 CITY OF CORPUS CHRISTI CERTIFICATION OF FUNDS (City Charter Article IV, Sections 7 & 8) I, the Director of Financial Services of the City of Corpus Christi, Texas (or his/her duly authorized representative), hereby certify to the City Council and other appropriate officers that the money required for the current fiscal year's portion of the contract, agreement, obligation or expenditure described below is in the Treasury to the credit of the Fund specified below, from which it is to be drawn, and has not been appropriated for any other purpose. Future payments are subject to annual appropriation by the City Council. City Council Action Date: December 9, 2025 Legistar Number: 25-1791 Agenda Item: Zoning Case No. ZN8741, Creamean Troy Louis LVG Trust (District 4). Ordinance rezoning a property at or near 14861 and 14865 Granada Drive from the "RM-AT/IO" Multifamily Apartment Tourist District with the Island Overlay to the "RM-AT/IO/PUD" Multifamily Apartment Tourist District with the Island Overlay and a Planned Unit Development Overlay; providing for a penalty not to exceed $2,000 and publication. (Planning Commission and Staff recommend approval). Amount Required: $0.00 Fund Name Accounting Unit Account No. Activity No. Amount Development Services 4670-56-11200 308300 $0.00 Total $0.00 ✓ Certification Not Required Director of Financial Services Date: )2-O9)O2 J^ LocaliQ Texas/New Mexico GANNETT AFFIDAVIT OF PUBLICATION Mariah Resendez Accounts Payable City of Corpus Christi - Secretary PO Box 9277 Corpus Christi TX 78401 STATE OF WISCONSIN, COUNTY OF BROWN The Corpus Christi Caller -Times, a newspaper published in the city of Corpus Christi, Nueces County, State of Texas, generally circulated in Aransas, Bee, Brooks, Duval, Jim Hogg, Jim Wells, Kleberg, Live Oak, Nueces, Refugio, and San Patricio Counties, and personal knowledge of the facts herein state and that the notice hereto annexed was Published in said newspapers in the issue: 11/23/2025 and that the fees charged are legal. Sworn to and subscribed before on 11/23/2025 Legal Clerk Notary, tate of WI, County of Br My commission expires Publication Cost: Tax Amount: Payment Cost: Order No: Customer No: PO #: $316.86 $0.00 $316.86 11853933 1356906 THIS IS NOT AN INVOICE! Please do not use this form for payment remittance. # of Copies: 1 VICKY FELTY Notary Public State of Wisconsin PO Box 631667 Cincinnati, OH 45263-1667 NOTICE OF PUBLIC HEARING TO CONSIDER RE -ZONING APPLICATION(S) IN THE CITY OF CORPUS CHRISTI Notice is hereby given that the Corpus Christi City Council will conduct a public hearing on December 9, 2025, during a regular Council meeting which commences at 11:30 a.m. in the Council Chambers, City Hall, 1201 Leopard Street, to consider the following zoning application(s) which are on file in Department of Development Services. At said time & place of hearing, persons & parties interested may appear before the City Council: Case No. ZN8874, Pasadena Land Holdings, Inc. (District 4). Ordinance rezoning a property at or near 7801 Wooldridge Road from the "FR" =arm Rural District to the "RS-4.5" Single -Family 4.5 District; providing for a penalty not to exceed $2,000 and publication. Case No. ZN8741, Creamean Troy Louis LVG Trust (District 4). Ordinance rezoning a property at or near 14861 and 14865 Granada Drive from the "RM-AT/IO" Multifamily Apartment Tourist District with the Island Overlay to the "RM-AT/l0/PUD" Multifamily Apartment Tourist District with the Island Overlay and a Planned Unit Development Overlay; providing for a penalty not to exceed $2,000 and publication. Case No. ZN8908, Big Fish Enterprises, LLC. (District 2). Ordinance rezoning a property at or near 645 Everhart Road from the "RS-6" Single -Family 6 District to the "CN-1" Neighborhood Commercial District; providing for a penalty not to exceed $2,000 and publication. /s/ Rebecca Huerta City Secretary Page 1 of 1