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HomeMy WebLinkAboutMinutes City Council - 10/06/1969 - JointMINUTES OF THE JOINT MEETING OF THE CITY COUNCIL AND PLANNING COMMISSION SOLOMON COLES JUNIOR HIGH SCHOOL OCTOBER 6, 1969 - 7:30 P.M. CITY COUNCIL MEMBERS PRESENT: Jack R. Blackmon, Mayor Gabe Lozano, Sr., Mayor Pro Tem Dick Bradley, Jr. Eduardo E. de Ases Ken McDaniel W. J. Roberts Ronnie Sizemore OTHERS PRESENT: PUBLIC HEARING COMMISSION MEMBERS PRESENT: Ralph Emmord, Chairman O. J. Beck, Jr. Vaughn Bowen John Waller Refugio S. Garza COMMISSION MEMBERS ABSENT: Henry J. Annen Philip Castaneda, Vice Chairman David M. Coover George Gaines R. Marvin Townsend, City Manager T. Ray Kring, City Secretary Bill Read, Assistant to the Mayor Archie Walker, Assistant City Manager Jack McDaniel, Director of Public Works Bob Coffin, Assistant City Attorney William Anderson, Director of Planning Earl C. Goetsch, Senior City Planner AIC Larry H. Wenger, Senior City Planner James A. Cooper, Senior City Planner Edward J. Shaw, City Planner Ron Stubing, Neighborhood Improvement Director * * * * * * * * * * * * * * * TO: ALL PROPERTY OWNERS AND PERSONS APPEARING AS OWNERS ON THE 1969 CITY OF CORPUS CHRISTI TAX ROLLS IN THE FOLLOWING SUBDIVISIONS: You are hereby notified that a joint public hearing will be held by the City Council and the Planning Commission of the City of Corpus Christi, Texas, at 7:30 P.M., Monday, October 6, 1969, at Solomon Coles Junior High School, 924 Winnebago Street, for consideration of changes in zoning affecting the following properties: All of Colonia Mexicana Subdivision; North Broadway Subdivision; Bluff Addition, Blocks 36, 37, 49 thru 57, 64 thru 69, 71, 72, & 76; Old Bayview Cemetery; Parker Addition; Salt Lake; Breslau Subdivision; Salt Lake Tract; Diaz Subdivision; Clarkson Subdivision; Hidalgo Subdivision; Craven Heights, Annex "A"; Craven Heights, Block 1; T. C. Ayers Park; Leathers Housing Projects #1 & 2; and City -owned property and Police operation; including all of that area bounded by West Broadway Street on the north and northeast; by I.H. #37 on the south and southeast; and on the west by the west boundary of Leathers Housing Projects #1 & 2; and along the centerline of the Salt Flats drainage ease- ment; all of said properties being located within the corporate limits of the City of Corpus Christi, Texas, and being commonly known as the Washington -Coles area. This map may be examined in the Planning Department Office, 2nd Floor Utilities Building, 302 South Shoreline, Corpus Christi, Texas, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. • • CITY COUNCIL & PLANNING COMMISSION JOINT MEETING 2 October 6, 1969 Mayor Blackmon called the meeting to order and noted that all members of the City Council were present and five members of the Planning Commission, which constitutes a quorum. Mayor Blackmon explained that this joint public hearing was an official meeting of each body which was made possible by recent Charter amendment, whereby such official meeting can be held in various parts of the City providing this convenience to the citizens of the area in- volved and, also because only one public hearing is necessary rather than a required separate hearing by each body. This particular zoning change proposal for the Washington -Coles area was initiated by action of the City Council and was basically prepared by the Planning Staff. The Council shall await recommendation from the Planning Commission before taking final action. He explained the procedure to be followed and called on the City Manager to explain the history and background of this zoning proposal. Mr. Townsend described the subject area as being generally bounded by I,H. #37, West Broadway Street, and Leathers Housing Centers #1 & 2, stating that this zoning proposal is in conjunction with efforts for the general upgrading of this older section of the City. He stated older areas of cities deteriorate over the years and that there has been a tendency to zone these areas industrial, which usually includes a broad mixture of uses, so that not many nonconforming uses will be created. However, it is felt that these older sections of the city must be preserved or they will lose their value and become undesirable places to live. He pointed out some of the activities for upgrading this section that have been taking place --the Hillcrest Code Enforcement Area which is located nearby and is now being upgraded under a federal grant; the North Side Manor which is a rent supplement project recently completed; and various neighborhood improvement programs being sponsored by private capital. He explained that at one time this area was involved in an urban renewal project which was never consumated and which left the upgrading of this area at a standstill for several years. In preparing this study, the Staff has attempted to envision the type of land use that would be the moat logical and make the neighborhood a better place to live. He pointed out the school building (Coles Junior High) in which r • CITY COUNCIL & PLANNING COMMISSION JOINT MEETING - 3 - October 6, 1969 the meeting was being held as being renovated and remodeled recently by the School District; street improvements and closings that are being proposed by the City in this area, such as the closing of one block of Lake Street between N. Alameda and Sam Rankin and realigning the off- set of Winnebago Street at Sam Rankin. He then turned the meeting over to James Cooper, Senior City Planner, to present the zoning proposals for the area. Mr. Cooper related by use of various slides -_an aerial photograph, land use, existing zoning of project area and surrounding areas, and the proposed zoning for the project area. He explained that the project area includes approximately 162 acres of which 70 percent is involved in public ownership, such as schools, police facilities, Ayers Park; with semi-public uses such as the Leathers Housing Centers #1 & 2, the North Side Manor, a rent supplement project; and the City Street and Transit operations. Out of the entire area, only some 48 acres are privately owned. He pointed out business and industrial uses and explained that there are very few industrial uses now in existence, even though 60 percent of the ares is zoned for that use. 39 percent is zoned for "A-2", not including streets and the Freeway. 102 acres are subject to this zoning proposal. Mr. Cooper explained that after these facts were carefully reviewed, the Staff felt this proposal is a zoning plan that will be logical and usable at the same time, which is orientated with the existing zoning as near as possible. He pointed out some 6acres owned by Josephine Sparks that is now being used by the City Street Construction Yard and zoned industrial, which is proposed for apartment zoning. The Chairman of the Commission has received a letter from Miss Sparks requesting that this industrial use be recognized. Mr. Cooper pointed out that apartment zoning ("A-2") is proposed along the Freeway frontage as a continuation of the existing apartment zoning. Some hotels and rooming houses are located along this frontage and the staff thought these uses would fit into the "A-2" zoning district. In reply to questions concerning density under apartment zoning, Mr. Cooper stated that under "A-2" the density is one unit per 750 square feet of land area or more,while under "A-1" zoning the density is 1500 square feet per unit. He pointed out that in this area there are many lots with more than one dwelling, which helped the Staff to determine the apartment zoning proposed. CITY COUNCIL & PLANNING COMMISSION JOINT MEETING October 6, 1969 - 4 - • Mayor Blackmon asked why "A-2" zoning is proposed for the property along the Freeway used by the Lone Star Fish and Oyster Company. The Staff pointed out that this had been discussed with the occupants and they have bought another site and will be moving from that location. The Mayor then asked for questions or comments from the Planning Commission, Chairman Emmord asked what effect this proposed zoning would have on the area. It was explained that it would add an incentive for property owners to improve their premises by repair or rebuilding. The present "I-2" zoning permits many uses which are undesirable, and under this zoning there is no way to protect the residential owners from such undesirable uses coming in next door to their homes. Under this plan, the uses that are there have been recognized and the proposal will tend to preserve the residential character of the area and give the owners the protection they need. The Director of Planning pointed out that this zoning proposal if adopted, will not affect the existing uses. If the zoning is different than the use, such use will merely become nonconforming --the present use will not be affected. It may continue as long as it is kept in repair. However, if repair entails more than 50% of the dwelling or structure, it cannot be repaired under a nonconforming use. Delbert Bowen, realtor and appraiser, asked how many square feet will be required to build a house on a single lot, pointing out that many lots in this area have 25 -foot frontage. Mr. Anderson stated that if lots are under separate ownership, even though they are less than the standard size lot, a single-family house can be built on them. If side and rear lot requirements are too restrictive, the owner may apply to the Board of Adjustment for a variance, Mr. Bowen then asked if row - type housing would be permitted on these lots, and Mr. Anderson replied that they could be permitted. Phil Dudley, representing C.C. Transfer Company, asked what was proposed for those areas presently in streets and if the Southern Pacific Railroad trackage could be closed off. The City Manager stated that this is a problem of general concern for everyone, including the Staff. It is hoped there might be a way that this trackage could be removed. Ifit is being used and necessary, then hopefully the owners will improve the property so that it will no longer be an eyesore and a health problem in the area. • • CITY COUNCIL & PLANNING COMMISSION JOINT MEETING October 6, 1969 - 5 - Abe Block, 3802 Denver, asked that "A-1" and "A-2" zoning be ex- plained, The Staff explained that the difference is density --square footage per land area. "A-1" permits some 29 units per acre while "A-2" permits some 58 units per acre. The Planning Director pointed out that in an apartment district a single-family dwelling may be constructed, which requires 6,000 square feet per unit, as well as a duplex, tri-plex, or four_plex. Joe McManus, realtor, appeared on behalf of owners of property (Breslau's) bounded by North Staples, North Alameda, Chipito, and Ramirez Streets and asked; (1) if townhouses could be built in an "A-1" district, and the Planning Director replied that they could (if approved by Special Permit); (2) what about existing uses that might fall into a business category. If a City Inspector felt they were not up to standard, would the property owner be allowed to bring his structure up to standard or would he lose his livelihood? The Planning Director pointed out that when zoning is changed from that of the existing use, it becomes a nonconform- ing use which may be repaired if it is not more than 50 percent deterio- rated or destroyed. The City Manager pointed out that this was simply a zoning hearing which will encourage property owners to improve their property with the knowledge that their neighbors will not be able to place an undesirable use next door. Attorney Jim Prendergast, Chairman of the Advisory Board for the Carmelite Sisters, asked if apartment zoning would permit the construction of a retirement or nursing home. Mr. Anderson pointed out that hospital -s are permitted in the "A-2" district. It was asked if the City Transit property would become a noncon- forming use. The City Manager stated that the City has approved resources to improve this area with the relocation of Winnebago Street and the con- struction of sidewalks along North Alameda, Some of the area will be put into greenway adjacent to the school property. The City Manager read a letter from Mrs. James Scott, President of OPUS, which commended the City Council and City Staff for their efforts to upgrade the zoning in the Coles School area, stating that "in this instance the Council action merits the praise of all thinking citizens • • CITY COUNCIL & PLANNING COMMISSION JOINT MEETING October 6, 1969 6 of Corpus Christi." He also stated that a letter had been received from Dr. McIver Furman, Chairman of the Board of the Community Development Corporation of Corpus Christi, expressing the Board's support for the rezoning of the Coles area. They felt this would result in making this area a more livable portion of the City and help eradicate slums and deteriorated areas of the city. The Mayor pointed out that the letter received from Miss Sparks indicated that she was in favor of the general intent of the proposal to upgrade this area, but felt that at the present time industrial zoning is more feasible for her property due to its location. At such time as bonds are voted to cover the Salt Flats Ditch and the City Street Main- tenance Yard is abandoned, then consideration could be given to apart- ment zoning for her property. Mr. Herbert Whitney appeared as a member of the Executive Board of the Community Development Corporation of Corpus Christi, and Mr. D.C.Brown, President of the Community Development Corporation, and both expressed their support for this zoning proposal. It was explained by Mr. Whitney that this is a non-profit organization with no federal or public money involved and they were proud to relate that this organization helped to bring about the construction of the North Side Manor Project. He expressed hope that the Commission and Council saw fit to approve this proposal. The following persons appeared in favor of this proposal and com- mended the Council for their efforts to upgrade this area: L.E. Bennett, 234 Westgate, Chairman of the Advisory Board of North Side Manor Project; Homer Johnson, 1732 Kennedy; Paul Koepke, Koepke & Clower Realtors; Isaac Madison, 2745 Guadalupe, appearing on behalf of his Lodge (and asked those lodge members present to stand); Rev. C. Owens, Pastor of St. Paul's Methodist Church;&John M. Olsen, Architect, Rev. E. Grant of St. Matthew's Baptist Church stated that his members were very much in support of this zoning proposal and asked that those present stand (some 30 people). Mrs. Scott stated that OPUS members were in favor of the project and asked those members present to stand. The Mayor then asked for those in opposition to speak. Mrs. E.C. Leftwich, owner of property at 910 Parker, questioned the advantages CITY COUNCIL & PLANNING COMMISSION ,JOINT MEETING October 6, 1969 - 7 - • offered property owners by changing the zoning from industrial to resi- dential and asked how they would be affected. Mayor Blackmon stated that this proposal is intended to protect property owners in the area as pre- viously explained. She felt that block ownership would not benefit from this change and that commercial property is more valuable than residential. Delbert Bowen appeared in opposition stating that this proposal was entirely too restrictive and property owners would be hurt if this were adopted, even though they are unaware of this now. He pointed out as an example Corpus Christi Beach on which zoning was upgraded a few years ago and nothing has been built since that time of any magnitude with the exception of Sandy Shores Motel. He felt that any building or structure over 15 years old could be marked substandard by City Hall and a permit to repair denied under the proposed zoning. Lonnie King, 1510 Ramirez Street, stated that he appreciated what the City Council had in mind, he is always in favor of improving, but "the days of the individual are gone because no one is able to do anything individually; a person is not able to pour a lot of money into his lot because he doesn't have it." give property owners more freedom. Mrs. Leatha Dansby, 1802 Darcey, spoke in opposition. She felt that most people attending this hearing and living in this area are renters He felt the present zoning would and upgrading subsidized by The City the area would only raise their rent, which would not be the government, and they could not afford to pay more rent. Manager pointed out that all property owners within the notification area were notified of this hearing and it appeared that over half of those were present and in favor of this proposal. Oscar Carson, 929 Parker, asked if the City could do something about Broadway the stink created by the large cess pool operation (moo Plant) which is so bad people living in this area are unable to eat dinner, especially on windy days when it is from the north. The Mayor said they would take this into consideration. Abe Block asked if a person owned two lots 25' x 100' side by side that are presently vacant, could a single-family dwelling be built on these two lots even though land area was less than the 6,000 sq. ft.require- ment. The Planning Director replied that it could be done since those • • CITY COUNCIL & PLANNING COMMISSION JOINT MEETING October 6, 1969 - 8 - lots were platted prior to this requirement being adopted by the City, as long as the minimum setback requirements are met, Mrs. Myrna Holder from Robstown, Texas, property owner within the area, spoke in opposition stating that she felt the property owners themselves should decide this question by vote. She felt block owner- ship would not benefit from this proposal. Homer Johnson, 1722 Kennedy, stated that he felt this proposal for upgrading the area is forecast for a hundred years hence but what about the people now? Raul Rodriguez, 362 Baker Drive, said he would like to get business zoning for his property. Ed Schroeder, property owner in the area, asked if this proposal would affect the fire district. The City Manager stated that this would not be affected. Mrs. J. N. Bluntzer, property owner in the area, spoke in opposition stating that she had strong feelings about trying to make this area a residential area --she felt that industrial uses were best fitted for this area and was generally opposed to government sponsored housing. The Mayor pointed out that the North Side Manor Project came about because those who owned the property (private ownership) could not or would not improve it. He was asked if FHA was not government financing. The Mayor replied that one is a rent supplement type of government financing while the other is federal assistance in financing individual homes. He felt that FHA financing was instrumental in assisting the individual to emerge from the depression years as a home owner. Mrs. Annie Bohman, 2100 Van Loan, stated that she and her sister owned rent property in this area, and she had heard that they would be required to tear down their houses and build new ones. If this rumor is not true, she would be in favor of the proposal. The Mayor stated that he had known Mrs. Bohman for many years and could say that she takes care of her prop- erty, that if everyone did as she, "we would have no problems." Mrs. Martha Gaertner, 445 Chase, asked if the zoning were changed, would it change the use that is there now, or can everything that is there remain as long as it is kept up. She was assured that as long as • • CITY COUNCIL & PLANNING COMMISSION JOINT MEETING October 6, 1969 9 the present use is not over 507. deteriorated, it is allowed to remain even though the zoning is changed --it merely becomes a nonconforming use. In concluding remarks the City Manager emphasized that this is a zoning question only --it does not involve existing buildings or structures. The Mayor expressed his thanks for the nice remarks made about the City and stated that if anyone wished to comment further, they may send a postcard or letter to the City Council. * * * * * * * * * * * * * * * The meeting adjourned at 9:15 P.M.