HomeMy WebLinkAboutMinutes City Council - 10/08/1968 - Joint44
MINUTES OF THE JOINT MEETING OF THE
PLANNING COMMISSION AND CITY COUNCIL
CROSSLEY ELEMENTARY SCHOOL
OCTOBER 8, 1968 - 7:00 P.M.
COMMISSION MEMBERS PRESENT:
S. S. Bowling, Chairman
Philip Castaneda, Vice Chairman
Henry J. Annen
O. J. Beck, Jr.
Vaughn Bowen
Ralph Emmord
Ira E. Hayley, Sr.
Leo L. Lopez
COMMISSION MEMBERS ABSENT:
David M. Coover
OTHERS PRESENT:
PUBLIC HEARING
CITY COUNCIL MEMBERS PRESENT:
Jack R. Blackmon, Mayor
Ronnie Sizemore, Mayor Pro Tem
Dick Bradley, Jr.
Dr. P. Jimenez, Jr.
Gabe Lozano, Sr.
Ken McDaniel
W. J. Roberts
R. Marvin Townsend, City Manager
T. Ray Kring, City Secretary
Wm. Anderson, Director of Planning
Jack McDaniel, Director of Public Works
Earl C. Goetsch, Senior City Planner AIC
Larry H. Wenger, Senior City Planner
Edward J. Shaw, City Planner
Paul E. Martin, City Planner
Thomas D. McDowell, Assistant City Attorney
James K. Lontos, City Engineer
Milton Stallings, Rehabilitation Coordinator
Lonnie Kubala, Seniior. Property Advisor
Fred Youngman, Inspector,. Rehabilitation Division
Charles Bolden, Office of Economic Opportunity
TO: ALL PROPERTY OWNERS AND PERSONS APPEARING AS OWNERS
ON THE 1968 CITY OF CORPUS CHRISTI TAX ROLLS IN THE FOL-
LOWING SUBDIVISIONS:
Your are hereby notified that a joint public hearing will be held by the
Planning Commission and the City Council of the City of Corpus Christi,
Texas, at 7:00 P. M. Tuesday, October 8, 1968, at Crossley Elementary
School, 2512 Koepke Street, for consideration of changes in zoning af-
fecting the following properties: All of Bay View Cemetery, R. F.
Cummings, Citizens, Craven Heights, F. L. French, J. G. Hatch,
Highlands, Hillcrest Addition, Kennedy Place, Kennedy Place Annex,
Nueces Bay Heights, Nueces Bay Heights Extension, Shoreline Park,
Sunnyside, Sunset Place and West Broadway Addition; Block 3, Nelson
Addition No. 2; Blocks 3 & 8, Palm Park Addition; being commonly
known as the Hillcrest Area, including approximately all of that area
bounded by Nueces Bay Boulevard on the west, by West Broadway on
the north, by Leathers Center Housing Project on the east, and by I. H.
#37 on the south; all of said properties being located within the corpo-
rate limits of the City of Corpus Christi, Texas. This map may be
examined in the Office of the Director of Planning, Second Floor, City
Hall, 302 South Shoreline, Corpus Christi, Texas, between the hours
of 8:00 A. M. and 5:00 P. M. , Monday through Friday.
Mayor Blackmon called the meeting to order and noted that both the City Council
and Planning Commission had quorums present. He stated that this was the Council's
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October 8, 1968
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first official meeting away from the City Hall, which was authorized in recent Charter
amendments. It was his hope that this type of meeting would become successful as
the Council proposed to do this from time to time. He gave a brief explanation of the
procedure in processing zoning changes as required under State Law and City Charter,
stating that the Council felt it would be more convenient for everyone to hold a joint
hearing with the Planning Commission in this particular case.
The Mayor explained in detail how this request for rezoning of the Hillcrest area
was initiated by the City, stating that a formal application was made on March 28, 1968
for federal fund assistance for the Hillcrest area under the Code Enforcement Program.
By applying for this, the City agreed to make this a model community by eliminating
all substandard dwellings, or bringing them up to minimum standards within a period
of three years after approval of the application. He then gave a brief review of work
to be done in the area if the application is approved. He explained that to accomplish
these aims and to receive approval of the Federal Government, it is required that an
area be zoned predominately for single family and that the land use be compatible with
the needs of the area, which means certain necessary rezoning in this area. If the
application is approved the Federal Government will furnish 66 2/3 % of funds required
to accomplish the results and will furnish direct loans to property owners of this area
for only 3% interest. In addition, direct grants will be made to those families meeting
certain criteria, depending on income, etc. This will offer the property owners an
opportunity to recondition their properties at a minimum cost. He pointed out that
several meetings had been held with area property owners and City staff in prepara-
tion of this plan. The Mayor then called on the Director of Planning and members of
the Staff to explain the project more in detail.
Mr. Anderson stated that he would like to separate the thinking concerning the
Code Enforcement Program as just described from the planning and zoning question.
The Hillcrest area was zoned at the time the original Zoning Ordinance was adopted
by the City in 1937. At that time, this area was developing and FHA was new, and
most of the controls were through deed restrictions. Thirty years ago when the
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Planning Commission decided to zone this area, it was requested to set up zoning
districts to correspond with deed restrictions. Much of the area was zoned for
duplexes and apartments; however, when the area developed there were largely
single-family dwellings - one house to a lot. But because of the permission to
build apartments and duplexes through zoning, there were some of these scattered
throughout the neighborhood. It is generally considered for a good and stable neigh-
borhood that the various types of uses should be grouped together for securing
better loans on the properties, which are established by FHA loan procedures.
These multiple -family dwellings scattered throughout the neighborhood have tended
to lower the value of the properties. Also, on several occasions, certain amend-
ments have been made to the zoning map in Hillcrest. With this in mind, the Plan-
ning Commission was asked to consider a rezoning of the area, First, it was
necessary to prepare a land use map of the entire area. A comparison was then
made of the zoning, and it was found that most of the area was used differently from
the zoning. An objective look was then taken at the zoning and a new zoning plan
was made which was intended to stabilize, upgrade and enhance the neighborhood.
In making such a study, individual properties are de-emphasized in favor of the
plan as a whole. however, if property owners differ with suggestions as to how
the properties should be zoned, their comments tvillcbewelcorted.
Color slides were presented by the Staff and Mr. Anderson pointed out the
various land uses in the area, emphasizing the scattered duplexes and apartments -
one or two structures in each block. The predominant land use in the Hillcrest
area is single-family residential and the predominant use along Port Avenue is
industrial, with some scattered commercial uses. A elide was also shown indi-
cating the existing zoning;with the last slide showing the suggested zoning as pro-
posed in the plan. He explained that in setting up the boundary line between residen-
tial zoning, most industrial zoning is one block in depth along Port Avenue, apart-
ment zoning two blocks in depth along the Freeway and one block in depth along
Nueces Bay Boulevard and West Broadway. It is proposed that two lots in depth
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October 8, 1968
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fronting on Port Avenue for the first five blocks from West Broadway remain indus-
trial with single family zoning proposed for the rest of these blocks. In Block 6,
south of West Broadway, approximately one half is proposed for apartment zoning
with the other half remaining industrial zoning. The next two blocks along Port are
proposed to remain industrial zoning with the remainder of this strip fronting on
Lexington Avenue zoned industrial and single family. With the exception of these outer
perimeters, the remainder of the Hillcrest area will be zoned predominantly single
family. In this zoning plan there will be quite a number of duplexes and several apart-
ments that will not be a permitted use in the suggested zoning. These uses will be-
come nonconforming uses, which have special privileges and can.continue as long as
the same use remains. However, in case of fire or other damag'e,if it is damaged
more than 50%, it cannot be rebuilt, Mr. Anderson pointed out that large maps were
displayed on the walls for property owners to examine.
Mr. Townsend emphasized that the question before the Council and Commission
was simply that of zoning at this public hearing, explaining that the Code Enforce-
ment application.as reviewed/by the Mayor was still in Washington andtd'iere was no
definite assurance as to when or if it would be acted upon. The City recommends
that the Hillcrest area be zoned predominantly single family whether the Code En-
forcement Program is approved or denied, The City Manager 'said lit was hoped
that .:'the :.delibenations .would bewith this clear in! mind.. The Mayor then asked
for comments that property owners desired to make regarding this plan.
Mrs. Virginia Ganem, 1924 Buffalo, owner of Lot 1, Block 3, Craven Heights,
explained that her property is now zoned for business but she resides in a single-
family residence on the property. However, she plans to retire in three years
and would like to open a dress shop in her residence - could she do this under the
proposed apartment zoning on her property? Mr. Anderson stated that at the time
the study was made, the existing use was taken into consideration - future ambi-
tions of property owners were not known - and she could not operate a dress shop
in her home under apartment zoning.
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Mr. Anderson was then asked about churches - what zoning category they fall
into. He pointed out that churches were permitted in any zoning district - there is
no restriction on the location of a church.
Mr. Homer Johnson, retired Principal of Crossley Elementary School and
owner of Lot 4, Block 2, Citizens Addition, spoke in favor of the proposed zoning
plan,stating that it would "mean decency to these people that have not had this chance, "
pointing out that most houses in the area are deteriorating and in need of repair. He
felt that any humanitarian would be for it.
Mrs. R. D. Campbell, owner of Lots 19 & 20, Block 3, Nueces Bay Heights,
(located at the corner of Koepke and Palm Drive) asked more explanation on how
the houses could be financed and the borrowing ability. The City Manager again
emphasized that at this time the subject was strictly that of zoning, not the Code
Enforcement Program. When and if this application is approved, more details
will be forthcoming, concerning this matter.
The Mayor asked for a show of hands of how many people in the audience had
attended meetings of the property owners in Hillcrest with the City staff regarding
these problems and a number of people indicated that they had attended.
Bernice Leonard, 2214 Lexington Avenue, stated that she was concerned with
the area surrounding and adjacent to the Hillcrest area on which various tank farms
are located and asked if this would affect insurance rates. The Planning Director
stated that the area to which she was referring was beyond the boundaries of discus-
sion and would not be affected by the proposed zoning. Mr. Townsend stated that
as far as insurance rates were concerned, there would be no change.
In discussing the proposed uses along the outer perimeter of the Hillcrest
area, it was felt that a buffer between residences andindustry would he desirable.
The Planning Director felt that parking lots, provided they were properlyscreened
and landscaped, could rriake a buffer between residential. and':tndustrial,u'ses; The
City ma y-wa'nt.to.suggest to 'industry that a fence be constructed, or some type: of
shield,,to protect the view frornresidential areas
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October 8, 1968
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It was asked what would happen to structures that were originally single-
family residences but were not converted into apartments, when this plan is
adopted. The Planning Director stated that such structures could still be used
for apartments but they would become a nonconforming use.
Dr. Wm. Carline spoke in favor stating that he would like to see the Hillcrest
area zoned single family and perhaps in the future a price set on the home that
could be built in the area.
Lynn Smith, owner of Lot 1, Block 22, Nueces Bay Heights Annex(Northeast
corner of Noakes and Nueces Bay Boulevard); Mable Berkley; Mrs. R. C. Mayfield,
2818 Hulbirt; Coach John Thomas; Eleanor Dodson, 1702 Palm Drive; Mrs. Mary
Meador, 1909 Van Loan; all appeared in favor generally commending the City for
their efforts to upgrade this area and working with neighborhood groups.
Mr. R. O. McClain, property owner next to the old Bay View Cemetery on
which apartments are now located, asked if this proposed change would affect this
use. The Mayor replied that the zoning would change but the use would remain
nonconforming as long as the property was used for apartments. Helen Henry,
2817 Moore, asked if a nonconforming apartment structure could be remodeled
and the use continued for apartments.
It was explained that if a nonconforming use is sold to another property
owner, the same use may be continued by the new owner; however, if this use is
interrupted for a period of time (one year), it cannot be resumed.
Mr. Milton Stallings, City Rehabilitation Coordinator, explained further
that if a nonconforming use is delapidated or damaged by fire or storm more than
50% , the owner will not be allowed to rebuild the structure for a nonconforming
use - it will revert to the zoning that is adopted with this plan. However, if less
than 50% repair is needed, this is considered mantenance and the nonconforming
use can remain.
Mr. Pete Burgess stated that he was the owner of Lots 17 through 20,
Block 25, Sunset Place (located at the southeast corner of Moore Street and
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October 8, 1968
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Nueces Bay Boulevard across from the Southwestern Refinery parking lot). He
explained that Lots 19 and 20 are presently zoned for business and he wants them
to remain business since he plans to build a drive-in type grocery store on this
entire area. He asked how these properties would be affected. It was pointed out
that they were proposed for "A-1" apartment zoning and a business would not be
permitted under this classification. It was asked if the sale of alcoholic beverages
could be prohibited if a business is permitted at this location. Mr. Burgess re-
plied that no alcoholic beverages would be sold at his store when it was constructed.
Mrs. Willie Mae Knox, 3006 Hulbirt, reported weeds and lack of drainage
on a vacant lot at 3008 John Street, stating that she had called the City several
times but no one had come out to clean it up. The Mayor pointed out that these
lots were being condemned for taxes and the City was aware of this situation.
Mrs. Roy Bohman, 2100 Van Loan, complained of adjacent properties being
dirty and unkept and felt that the drainage in the area should certainly be investi-
gated by the City. It was her opinion that regardless of how much rennovation is
done to the homes, if they aren't kept up and kept clean, they will become a slum
area again. There were also complaints from other property owners in the area
regarding certain properties that were dirty and unkept.
Mrs. Mary Whitely, 1903 Peabody; Rev. T. M. Bruton, Retired Methodist
Minister from 1302 Palm Drive; and Mrs. Herman Biggs, all stated that the area
needed drainage, sidewalks and streets very badly. Several other property owners
concurred with these statements.
Mr. Townsend pointed out that in the 1967 bond election, money was included
for the City's share of the proposed Code Enforcement Program; however, it was
Specified that if the project was not approved, the available funds would still be
used for drainage and streets in the Hillcrest area. One way or another, the
streets and drainage will be improved.
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Mr. George Stein, 1301 Stillman, asked if anything could be done about a person
operating an automobile repair business in his garage, pointing out that the garage had
to be expanded to accommodate the increase in business. Six to eight cars are usually
parked around the house, which creates a nuisance. He stated that this violation had
been reported to the City but nothing had been done. The Mayor asked for the address
of this violation, and Mr. Stein stated that it was 1302 Stillman. The Mayor assured
Mr. Stein that this matter would be taken care of in the near future.
Mr. D. W. Grant stated that he holds mortgages on several properties in the
HiUnrest area and he was concerned with the lack of recreational areas for the chil-
dren living in the area, pointing out that in his opinion the provision of adequate parks
was of vital concern. Mr. Preston Pullam, 1421 Stillman, also inquired about parks
concurring with Mr. Grant's remarks.
Ms, Pullam also stated that he was concerned with the Mary McCloud Bethune
Day Nursery which had acquired "AB" zoning for the operation of a day nursery on
Lots 5, 6, 7, 8, 9, 10, 11 8z 12, Block 8, Nueces Bay Heights .Addition, but it had not
been constructed. This nursery is planned for construction at a later date, and it
is hoped that "AB" zoning would remain on this property.
The Planning Director explained that all properties must be zoned for some-
thing, and parks may be located in all zoning districts, that parks can be added
anywhere land can be aibtained.
Mr, Townsend stated that the Staff is well aware of the need for parks in this
area and is looking into the matter, further explaining that if the Code Enforcement
Program is approved, there is a provision for additional parks. However, he
emphasized that zoning was the question at this hearing.
Mattie King Flowers asked that on the assumption that people borrow money
under this program to bring their properties up to standard, can they again borrow
money on this basis when their properties become deteriorated at a later date.
She questioned that these homes could remain in first-class condition after they
are remodeled because of the economic problems in this community. It was pointed
Joint Council -Planning
Commission Meeting
October 8, 1968
Page 9
out that the City would do everything within .its power with citizens support to bring
property values back up to where they were - it will work only if it has the support
of the people in the area, not by the local or federal government alone.
Reverend Jenkins stated that he is presently pastor of the Hillcrest Church of
Christi located at 2624 Buffalo (formerly Hilcrest Assembly of God Church) and ex-
plained how they had expanded over the years, acquiring additional properties as
needed. He stated that in 1958 they obtained a permit and zoning for a day nursery
and wondered if they could continue this nursery with the proposed zoning plan. The
Mayor pointed out that the nursery is an accessory use to the church and will be
permitted.
A Dr. Green stated that he owns property in the Hillcrest area and wanted to
put in a small neighborhood business center and asked if he would be able to do this
under the new zoning plan. The Mayor replied that he would not be able to construct
a business in a residentially zoned area. The City Manager pointed out that he
should contact the Staff and they would •vwrk with him and possibly find a solution
to his problem, since he had not pinpointed the exact location for this center.
Mr. Jack Solka, Architect, asked that Mr. Anderson explain the work being
done by a New Life Neighborhood Group for lowincome-housing. Mr. Anderson ex-
plained that three: chur;ches(the"Church of the Good`Shepherd, Parkway Presbyterian
Qhuroh..and Eirist.Prasbyterian Church) haye formed a non --profit organization and
proposed to take five houses in the Hillcrest area,borrowing s' fficient money from :the
Community Develophent Corporation to rehabilitate these houses and`make them
suitable for a home. The Federal Housing Administration was contacted for ap=
praisals and commitment on loans for a 25 -year mortgage. These houses have been
rehabilitated under private contract and are being sold to individuals who will be
able to benefit from long-term low interest loans with low monthly payments. The
Corporation is now buying eight more houses in Hillcrest. Itis hoped that this will
set an example:.and other non-profit corporations will be formed.
Mr. Mike Kendrick, attorney, stated that he represented Southwestern Refinery,
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Commission Meeting
October 8, 1968
Page 10
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which owns a parking lot located on Lots.1, 2, 3, 17, 18, 19 & 20, Block 5, Sunset
Place Addition. This property is presently zoned for business but proposed for
apartment zoning under this plan. His client wants this property to remain business
and explained that Lots 4 & 16 have also been acquired by his client. He filed a
written request with the Mayor on behalf of his client.
Mr. Lonnie King stated that he owned several properties in the Hillcrest area
and he was in opposition to the proposed zoning plan since he could see no way except
that taxes would go up if these improvements are made, further stating that "there is
not, nor will there ever be, a rich black man in Corpus Christi - they are all struggl-
ing, poor people and are not financially able to upgrade their properties - no extra
jobs have been mentioned, which we all need; we don't need to take on an indebtedness
that we cannot pay."
Mrs. Floyd stated that she owned six lots in Hillcrest with a large home located
in the center, which was rented as apartments. She asked how this would help her
and if she could build apartments on the other lots. The City Manager stated that
everyone should improve their home as best they can regardless of how it is zoned,
and she would still be able to keep the building for apartments.
It was pointed out that the off -ramp of the Freeway does not allow easy access
to the Hillcrest area. The Mayor stated that he had nothing to do with the planning
of the Freeway, but it is hoped that future planning will be improved in the light and
knowledge gained at this meeting.
One interested citizen stated that he was unable to work and had mo income,
and wondered how he would ultl be able to repair his home. The Mayor stated that he
might be able to qualify for a grant under the Code Program if it is approved.
Mr. Chester Williams stated that he lived in the Hillcrest area and had a
great deal of trouble getting to town, that a traffic light was badly needed at Port
and Winnebago Street. The Mayor stated that he appreciated this being called to
his attention.
Mrs. Emmit Stewart, 1807 Van Loan, felt that those persons who approved
Joint Council -Planning
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Page 11
this program were not fully aware of the facts. The main trouble in this area is
landlords. Portions of old houses in this area are rented for about $65 a month.
These persons could buy a house in another part of town with payments no more
than that amount. She added that if nothing could be done to improve the area, she
planned to move out.
The City Manager emphasized that this hearing was strictly for zoning, point-
ing out that the size of project undertaken depends on the amount of money approved
for the Code Enforcement Program. He assured the people that something would be
done about the drainage and streets either as a part of the project or by the City
alone.
Mayor Blackmon asked for a show of hands favoring meetings of this kind
being held in the area rather than at City Hall, and over 75% of the people indicated
that they were in favor of this type of meeting.
It was asked what the ADC (Harland Bartholomew) Report had planned for the
Hillcrest area, and Mr, Anderson stated that their plan of land use was similar to
that recommended at this meeting.
The public hearing closed at 9: 10 P. M.
* * , * * o r• * * . * :k *
Following the public hearing, the Commission went into executive session.
After discussion, motion by Beck, seconded by Lopez and passed unanimously
that the zoning plan for Hillcrest be approved in principle, but prior to making
a final recommendation to the City Council, they wished to review some of the
suggestions for revisions.
The meeting adjourned at 9:30 P.M.