learning document. It tells us how to use the money we receive. But even more than that, it directs our work to accomplish a common goal. The city makes a budget to decide how to spend money on things like parks, police, water, and roads. But why is a budget important? because it helps make sure the city has enough Honey. Okay. So, it's 5:30 and I'll go ahead and call this meeting to order. >> Jessica, would you go ahead please read the call? >> Yes, ma'am. Um, Madame Chair Salazar Garza >> here. >> Vice Chair Mandel >> here. >> Commissioner Miller >> here. >> Commissioner Munoz. >> Commissioner Hedrickk >> here. Commissioner Bud is absent today. Commissioner Kantu >> here. >> Commissioner Tyelman >> here. >> Commissioner Tyki >> here. >> We have a quorum present to conduct the meeting. >> Thank you. Can you go ahead and read us the rules of public comment, please? >> Yes. Citizens will be allowed to attend and make public comments in person at the city planning commission's meeting. The public is invited to speak on any agenda item and any other items that pertain to the planning commission. Comment comments are limited to three minutes. If you choose to speak during this period, you will not be allowed to speak again when the specified item is being considered in order of the agenda. >> Thank you. At this time, I'll go ahead and open up the public comment. If anybody would like to come and speak on anything other than tonight's agenda, please come forward. If not, then I'll go ahead and close the public comment and move on to approval of absences for uh Vice Chair Mandel for 8205. I move that we approve the absence of Commissioner Mandel. >> Second. >> I have a motion and a second. All those in favor say I. >> I. >> All those opposed. Motion passes. Moving on to the approval of minutes for August 20 2025. >> I'll move that we approve the uh minutes from the August 20th, 2025 meeting. >> I second it. >> I have a motion and a second. All those in favor say I. >> I. >> All those opposed. Motion passes. Moving on to consent public hearing and discussion for possible action A, B, and C. And what I will do tonight is go with um items 2, three, four, five, six, and seven. And we will come back to item six. So right now I'd like to uh ask uh Mr. Andrew to move on forward. >> Okay. Thank you. Thank you, Madam Chair. Uh just before we start, any recusals or uh anyone need to abstain? Okay, just double checking. All righty. So, beginning with item two under plats, we have PL8866, a replat bank park plaza. Item number three, replat and Oasis Gardens unit 2. Item number four, a final plat for Laughlin subdivision. of these three plats. They have been reviewed by the technical review committee and deemed in line with both the unified development code and Texas local government code. The technical review committee and staff recommend approval. Item number five under PL time extensions is PL21015. This is a preliminary for the Pin Oak Terminal. Uh a little bit of backstory on that one. This is I believe their first official time request extension. This was a a very long special permit that we did a number of years ago near the airport. Extending the plat does help keep the SP alive. So that's not to bias your decision. I would just say it's it uh gives the ability to check a couple of boxes if you so choose to approve the time extension. Staff of course is recommending approval. Then under letter C for zoning item number seven, zoning case ZN8853 Eduardo Gonzalez in district 3. This is a request at 4921 Castor Road from the RS6 single family 6 district to the CG1 general commercial district. The purpose of the request is for a used car lot. That being said, after staff reviewed the case and uh had a discussion with the applicant, which they they were in agreement with to settle for the CN1 district with a special permit. Now, the way it works is whenever somebody applies, as some of you have been applicants in the past before, uh we take into account the surrounding neighborhood, CG1 opens the door to many other uses like bars, nightclubs, mini storage. This is a fairly small lot. So even if we grant the CG1, it it becomes more of an issue of building permits and opening the door to higher commercial level businesses. So the compromise would be uh it's next to the new proposed fire station on Castor in between a home and a uh small strip corn strip center at the corner of Castor and SPID. We thought CN1 would reduce the type of businesses. Still checks the box. The SP will let them have their used car lot. It also will reduce the buffer yards that they're required to have because it's a smaller lot. When you go for CG, it's going to kick in 15t buffer yards. This will bring it down to 10. So, it gives them a little bit of breathing room. Doesn't require the big high walls because there's not going to be any type of noise generator like a nightclub or uh after hours restaurant may have. So, they were in agreement with the CN1 SP uh recommendation by staff. So, that is what we're recommending on number seven. And of course, that concludes tonight's agenda. Uh consent agenda, I should say. There any questions? Be happy to address them. >> Okay. Thank you, Andrew. Commissioners, do we have any questions for staff >> on any of these items? >> On number seven, can Yes, sir. Can you pull up the list of uh items that were the special permit uh restrictions? >> Sure. Uh let's see. Let me about six or seven different things y'all put on there. [Applause] Oh, I got it. No worries. Uh alrighty let's move to our conditions. Okay. So your uh buffer to start with number one the use of course will be the basony district. So everything allowed in your CN1. Those are very small restaurants that are under I believe 3,000 square feet. Of course that's probably about the size of the lot. It's a very small lot. Uh it allows uh your offices, medical uses. Of course, one of the few things it does not allow is uh car dealerships does not allow paint body shops. Does not allow anything more anything more going to that heavier level of commercial use. Parking is uh these some of these are repeats that you will see in the UDC. The reason we put them in a special permit, I like to call it the belt and suspenders method, is not only yes, it'll be listed in the UDC, but for the applicant, it's clearly outlined that these are the sections of the UDC that will be applicable. So don't be surprised if you get a landscape comment or a parking comment or your dumpster requirements. While they are standard requirements, again, I call it belt and suspenders because we're reiterating. So parking, landscaping, and dumpsters, those are standard comments out of the UDC. hours of operation. I thought I'd fix that typo, but it says uh shall be prohibited after 7 pm. That means no selling of cars after 7 p.m. Of course, we understand that cars get dropped off, cars get delivered. There are provisions in the UDC that allow for that. The one thing you cannot do is park your 18-wheeler on the street and offload. I do have comments certain dealerships do that on SPID, but that's a texttop problem, not my problem. uh there is a time limit that's standard that says if you do not initiate your project within a year your SP just expires meaning you're not showing forward very similar to a plat you're not showing forward progress we move on you move on we wish you the best and item number five is the buffer yards what I was talking about we reduced it from 15 ft which is standard in general commercial districts down to 10 which is allowed in the uh neighborhood commercial district and then if you have any noise generators, you would have to put up the fence or the larger wall. In this case, we didn't see anything on the plans, uh, preliminary plans or site plan that said, "Yes, I'm going to have a paint and body shop. I'm going to have anything that makes noise." Again, hence the reason for a special permit. We're putting putting very specific limitations on you're not going to have that paint and body shop. You're only going to have the uh car dealership that you're seeking to have. And that pretty much wraps up the conditions for the SP. If there any questions, happy to address them. >> So, can they work on cars there at all or only sell cars? So, they couldn't do an oil change or >> you can do an oil change and the reason for that is there are two types of what we call vehicle service sales and service um uses. The light vehicle sales and service which is outlined in section 1.1 of the UDC says I can do batteries, belts, oil plugs, uh I'm sorry, spark plugs, oil changes, I can flush my radiator, anything that's light maintenance. If I want to do transmission repair, engine repair, if I want to get into paint and body shop, rust proofing, undercoating, excuse me, uh, anything that's a higher level, I'm required to have general commercial and even some cases light industrial. So, this would only allow probably oil changes. So, think of your uh Take Five oil, Minute Man oil, which I think they just changed their name, but that is about the threshold that you're allowed to do in CN1. The applicant did not mention any of those uses. Of course, what you may see today and what you may see 5 years from now are two different things. Nevertheless, the CN1 district already allows that. >> Okay. And did we get any uh notices back from any of the neighbors in the buffer zone for this one? >> We did not next door. So just for a point of reference, this Castor's Road between Mardle and SP uh numbers four and 13 are existing and number seven are existing single family homes. Number eight is a vacant lot. Number 10 is the new fire station. Nine is a vacant lot. Uh, and then you see the the subject property. As you can see, there's not going to be a lot of room. So, we as staff start to look at kind of the big picture. That's always one of the messages I wear on my wrist is remember the big picture is it's such a small lot. The odds of one of those higher uses like a paint and body shop. Even if they tried, they the market simply wouldn't support it on such a tight space. >> Okay. Appreciate it. >> No problem. >> One question, Andrew. Um, when the city receives a notice of a proposed uh zoning change, do they ever respond favorably or uh infavorably? >> No, we do not respond. >> Okay. But do you send a letter anyway >> by and I'm glad, you know, actually it's funny. I'm glad you asked that. So, if you remember the quick briefing I did last go around, uh if when you get into the weeds of the bill about public notifications where it expanded the 60% rule, it kept the 200 foot uh buffer area. What for whatever reason, I guess the state in their infinite wisdom left a line that said rights of way have to stay in the notification area. One of the longest standing discussions I've had with partners and state agencies is why do we include the right of way? the city gets a notice, we crumple it. Sometimes we we uh you know don't even stamp it. It goes to the meter room, comes right back. So what's the point is that the state statute says I specifically have to. But we do not respond. >> Okay. I just I remember back when we were evaluating the zoning change at the corner of Alama and Texan Trail for the Quick Quack. Yes, I very lovingly remember that case >> and the dascese was was in that notification range and they were not allowed to respond but whenever I called the principal of St. Patrick's school they had definite concerns and uh so I'm just kind of curious. I'm thinking of you know things that might impact the operations of a fire department or a police substation or something like that. So >> hopefully they'll get a discount if they choose to go there. I'm sure that'll a bright spot. >> All right, cool. That's all I had. >> Thank you, sir. >> Okay, any other questions for staff? >> If not, then I'll go ahead and open up the public comment for items two through or two, three, four, five, and seven. If anybody would like to come and speak on uh these items, please come forward. >> Please state your name. My name is Michael Parker. I live in uh Flower Bluff in on Glenn Oak. And uh I think that's item seven, but I don't I'm not sure. >> Sorry, we're we're doing we're not doing item six. It's up next. >> We're doing what? Ma'am, >> that'll be the next item. You'll have to speak on >> Oh, okay. Sorry. >> Hold that thought. You can be the first one. Yeah. >> Okay. So, um, if I have no one coming to speak on these items and I'll go ahead and close the public comment and entertain a motion. >> I'll make a motion that we uh approve the consent agenda with the exception of item six as presented by staff. >> I second it. >> I have a motion and a second. All those in favor say I. >> I. >> I. >> All those opposed. Motion passes. Moving on to item uh six. Um, I guess Andrew, you go ahead and >> Yes, ma'am. >> speak on item six. Okay, just uh two quick housekeeping. We're uh updating the format on Oh, that one's not mine. I know we had had internal staff discussions about uh updating the format. I thought they had uh put the surprise on me. Okay, so forget that one. And please excuse my voice. I'm uh dealing with a cold. So if I have to take a sip of my savior, Dr. Pepper, which is a few doctors that I trust. U please bear with me. So, starting with tonight's item number six, uh the project is called Corpus Project LLC. It is located in district 4 on the eastern side of Flower Bluff, uh at the corner, essentially corner two streets, Glenn Oak and Lagona Shores. The request is from the single family 6 district to both the RM1 multif family district and CN1 neighborhood commercial district. to kind of show where that dividing line is. The larger track that you see on Glenn Oak is to serve as the commercial area for uh hopefully a four or five tenant commercial shopping center. The other lots as they are on the culdesac would be the majority of where your potential apartments could be located might be townous, might be duplexes. Uh they did indicate the RM1 district after some discussion with staff. There was some plary discussions of a higher threshold, but we talked about, you know, trying to fit into the character of the neighborhood, maybe establishing that lower threshold of RM1, which is the lowest apartment district we have at 22 units an acre. Now, as a preface, 22 units an acre always sounds like this big scary number. It doesn't mean that 22 acres will be built by the time we factor in landscaping and parking. And if there's notoriously there's areas of the bluff that have flood plane and wet flood planes and wetlands you address all those as long and including up to and including storm water quality management uh that number tends to dwindle down. No, I'm preaching the choir but it's always helpful for the audience just to hear that so it's not just this big scary uh 22 units an acre number. Moving along of the proposed use which we consider a mixed use both commercial and residential. It is in the Flower Bluff area development plan. Of course, uh the the main future land use map is calling for high density residential. So that can take you up all the way to 36 units an acre. Again, taking into account character of the neighborhood is a quieter part of the bluff. So that is why we recommended the RM1 district. Why? Uh that also includes the level of traffic you will see in commercial subdivision, commercial properties. Having 36 units an acre, I can tell you probably generates as much traffic as a Walgreens or an HB in some cases depending on the part of the city you're in. So, uh again, scaling down to CN1 neighborhood commercial and having that lower threshold of apartments is something we did take into account as part of our staff analysis. Looking around at adjacent land uses, uh we do have vacant to the north, we have vacant to the south, you have Laguna Shores to the east, some single family homes, uh that are on the other side of Laguna Shores at eastern bound lane and to the west you have low density residential and then more lowdensity residential as you cross Deborah Lane. Of the 25 notices we sent out thus far, we've received officially six in opposition. I know a few more came in tonight. So, it has probably grown from 11.4% to probably either uh 12 maybe just into the low 13% threshold uh zero in favor. So, the staff analysis first and foremost we look to the Flower Bluff area development plan. We know that our uh citizens in Flower Bluff are very passionate about that area development plan. So that is why we take hold and that is the first box we check. We visit and send out notices to our uh citizenry as well as visit with folks from the school district and send them a notice as well. Also it's required by state law so they are fully aware. So the proposed reasonzoning is consistent with the comp plan. The one inconsistency is the entire land use is called out for highdensity residential. Now again we as staff have to take a look at the big picture. That's my motto for planning is always look at the big picture is that 36 units an acre which high density residential allows that high threshold is a lot of traffic. So part of our analysis discussions with the applicant to scale that down back to a combination of neighborhood commercial and RM1 which is the lowest threshold for apartments which again could be town homes does allow duplexes. It doesn't inherently mean you will build 22 units an acre of apartments and you can build single family homes in that same zoning district. So keeping that in mind that is the one inconsistency of the many many tenants that are established by the flower bluff ADP. All other boxes have been checked. All other lights are green. Now the requested districts are compatible with president uh present zoning and conforming with a majority of the nearby properties. Uh the neighborhood scale commercial just as I mentioned how we kind of came up with the background and how we arrived at our approval recommendation. Uh sometimes what you see in the slides is the very 30,000 high-level view. As much as uh my staff tells me, I have a tendency to get way into the weeds and want to tell the entire story, but I think that's important for planning commission to get that full picture. So you you do see that this is not a flippant decision that we make with any zoning case. We do spend a lot of time visiting with our applicants to ensure that they have successful projects. you know, we never want to set anybody up for failure and of course we want to see growth in all parts of the city and including Flower Bluff. So, that is the uh conclusion of our staff presentation. I'd be happy to address any questions that you may have. >> Couple of questions. Um >> there's a couple of lots that are not included in the reszone. What's going on there? >> Let's go back. So, those are owned by separate uh owners. And um do you know what the width is of you know the or the so we got this culde-sac right? >> Sure. >> And then how deep are those lots on either side? >> So those are RS6 lots. So they would be have to be at a minimum 50 ft wide by code and more than likely at least 150 ft deep if not more. >> Okay. So, we're probably looking at 330 ft wide or so. Um, I'm trying to envision in my head what that would look like cuz obviously um in RM1 they're capped at what height? 45 ft. >> 45 ft. Now, keep in mind that doesn't inherently mean this uh like I say with the density question, we have a protect Exactly. You got the hypotenuse. >> Exactly. I got to measure for the hypotenuse. So for the audience, that means that for every foot I go up above 12 feet. So on that 13th and up, I must set 2 ft off of the property line shared with a single family home. That is our insurance policy to make sure that no one's balcony is going to be peeking into anyone's backyard. Right? So, while the code will say yes, you can go up to 45 ft on those smaller sections that are closer to Laguna Shores, the code will prevent a four-story building because they simply don't have enough setback space. >> And Matt, uh, the CN1 is that entire uh, largest rectangle? >> Yes. >> Or is it also that little kickoff there to the side? >> From the map that I saw, it was the largest rectangle. They did not include the rest of it. Is going to be your apartments. Now, uh, I'm not a designer, nor do we ever give really get into design advice to our customers because it gets into a liability issue, but nevertheless, I envision you're going to see probably duplexes on those smaller parcels that are between privately owned lots and Laguna Shores. Uh, more than likely, they'll be one story if I had to guess. And then the rest is where you may see higher density of town homes and you use parking as your buffer so you're not getting too close to the single family homes. And you didn't get any responses from the owners of lots 21, 22, and 23. >> I I know three responses came in today just in the audience. Uh the last count that was uh as of 455 was at 6. So unless they're in the audience, I did not personally see any responses >> cuz I didn't I didn't get a chance to get out to Flower Bluff to take a look at those three lots this morning uh because I had to run to Rockport pretty early. But um I was curious if those are built out at this point. >> That is a good question. I don't believe There we go. They are not built out. >> That's a that's a recent satellite image >> here is is a late 2024 aerial. >> Okay. All right. Those are my questions. Thank you. >> Thank you, sir. >> Andrew, I've got a question as far as the frontage and the distance. So, the amount of frontage you have between uh those two items, those you you just switched the map on me. Oh, I'm sorry. >> Between numbers um 11 and 18, what is the total frontage there on uh Glenn Oak? >> 11 and 18 that I do not know. Uh if I had to guess the the frontage, you mean how much width they they take up. So on 11 uh let's see other 50 foot lots probably 150 ft 150 ft on number 11 number 18 is probably closer to 200 and that's just what's in the bubble it's going to be another 50 ft for number 18 of the entirety of Glen Oak that they take up if if that was your question. >> Okay. And then on the back side on the south side of that property is there a body of water there? Now, that is an excellent question and I know that that came up in some of the uh comments from uh folks sending in their their notices. So, there are two stages when it comes to any property development. I call it two sides of the same coin. Zoning sets the land use. Uh if you remember our planning and zoning 101's, zoning will set the land use, what you can and can't do on properties. Platting, which is the next half, is how you subdivide, how you combine lots, separate as part of that process. So this will most definitely require a replat to delete most of these dividing lines. Will come what's called a storm water quality management plan. In that plan, they have to identify how all storm water will be mitigated on site. No drainage can leech onto another property owner. Uh that includes how much fill they can bring in. That includes if it's in a flood plane area in which there has to be minimum standards to the height in which a structure has to be built to uh as far as giving ground clearance. Other things that come into that plan are wetlands and they if it is a jurisdictional wetland they have to get clearance from the army corps to determine a is it or is it not jurisdictional two if it is can I build in it. >> Right? I have in 18 years I have not seen the Army Corps grant too many construction projects inside a wetland minus dune walkovers on uh uh Mustang Island because there there is no occupiable space. No one's living there. You're getting your golf cart and driving to the beach. But outside of that, I have never seen a habitable structure built into a flood plane or in this or not a flood plane, I'm sorry, a wetland. >> Right. Okay. So what we decide today regardless of either way there still are other steps that they property owners will have to go through. >> So just as the the first three items tonight you will see the plat you can ask 100 questions we I'm more than happy to keep PC in the loop as we get closer on this project. Uh I know the applicant is present here tonight if you have questions for him but uh knowing the bluff it is it is a peninsula. It does have these kind of small historical Rsaka lakes that uh fill and then dry over time depending on the storm event. So I know that's going to be a significant item of discussion as we get into the platting process. >> Okay, great. Thank you. >> You bet. >> Andrew, I got a question. >> Yes, sir. >> Okay. um on 21, 22, and 23 of those lots. So, we're we're if if we were to change this reszoning that these these individuals that are on there, they'll have to conform to what we decide or what? >> Nope, not at all. They are not touched. 21, 22, and 23 will retain their RS6 zoning. They are not part of uh and that's just so everybody can see. Uh 21, 22, and 23 are outside of the request. They will remain RS6. What what in your opinion what differences does that make when you when from a building standpoint? You mentioned earlier about it being t more than likely being town homes in those particular areas. Are these individuals for consistency of um building, >> right? How does that how does you know how does that thing go with the overall appearance of that particular street? So again, I have to preface. I'm not a designer, but uh what I would foresee is to work around parking requirements to work around and I shouldn't say workaround to be able to meet what the UDC sets. So if if I'm building a single family home, I have to provide two parking spaces. I have to provide a couple of trees in the front yard, my height restrictions, how wide the lot is. when it comes to your lots that are between uh your your HIMD between a single family zoning on the east. So, let's take the section adjacent to lot 21 in between that lot and Laguna Shores. So, I have number seven to the north of me, 21 to the west of me, and a road to the east of me, and of course, a road to the south. I'm hemmed in on four sides, which means I can't build the tallest structure in the world because I'll have to meet on two sides that separation of one to two setback. If I build it too tall, I have to conform to parking spaces. And because I'm apartment zoning, I have to create 30% of my front yard as landscaping area. Even though we're in drought restriction, you still have to turn it in on the plan. So, I still can't build in that area. The only way to make that work is I'm going to have to build something smaller that I can still market, which is going to be in the realm of a duplex or a smaller town home. So, I can put the garage on the first floor if I have to build up. Let's say just hypothetical, there is a wetland I have to deal with. I'm going to have to build up. I can put an open carport on the first floor and then put one floor of habitation. I'll still be able to meet the one to two setback, but I'm not going to be able to stuff units essentially in layman's terms. I can't put 15 apartment units in that one spot. The code won't let me. >> I guess the the question I have is more than likely if these these folks had bought this I don't even I meant the length of time that they have owned these particular lots when they purchased them they wanted to put a single family inside on something like that. They're just too small of a lot to be able to do. >> Right. So let's go back to our aerial McNeely Street is what we call paper street. And so MC that is a a very common issue in Flower Bluff. The his the very brief history that I'll tell you is until 1995 when a state law changed anytime the city annexed an area uh we were not required until '95 to put in utilities. You didn't have to put in a road. You didn't have to put in water. You didn't have to put waste water even to plat. That changed 95. And then even furthermore, as state legislative sessions happen, uh, more and more requirements to prevent colonia, everybody knows what a colonia is. You go and plat land out in the boonies and you cut up lots, you sell them off, but you have no utilities. To prevent that from happening inside city limits, the state said a municipality is required to say you have to have water, wastewater, and a means of access to all platted lots. Period. McNeely Street being a paper street is in order for me to build on 21, 22 or 23, I have to build the street to get to those lots and I have to install water and wastewater before day one of pulling a building permit. So, I'm going to have to spend literally thousands of dollars before I overturn one shovel's worth of dirt, including all the civil engineering costs and design. So, it's it's quite it has to be almost a passion project that you absolutely love this site and you want your forever dream home there because you you're going to be into the red far before you start to build anything. >> Got it. Okay. Appreciate it. >> You bet. >> Is any of this area in the Akus? >> That was the first thing I checked. No, thank goodness. >> Figured you have a slide on it if it was. I believe >> or I would owe Ben mini apology. >> And uh if they do get RM1, they can still build single family which um >> absolutely >> would that be like RS4.5 then >> depending on how you divide up the lot. So u if they want to sell them fe simple yes it would have to follow the same off the top of my head it is 6,000 square ft. So I can have a platted RM1 lot to build a single family home. Minimum lot size is almost identical to RS6. >> So if we granted them RM1, they couldn't turn around and build an RS4.5. >> No. >> In this or an RSC 3 in the future >> does not allow you. And then even the RS3 question, this would have to be at least 5 acres and I believe it is at I had this dogeared is 9.87 acres. Now one of the internal discussions and this is not to pull Buck into this discussion but we haven't gotten to it yet as far as UDC requirements defining what is unplatted. So, yes, the state legislature gave us this grenade that says if it's unplatted, uh, you have you are able to build your RS3 lots. They did not define what unplatted means. So, I've been getting many an email from other municipalities saying, "Hey, do you guys have a definition of what is unplatted, but we haven't gotten there yet." uh there was no intent or anything expressed to us as staff that this applicant wanted to take it down that road because again if you have to deal with any other outstanding issues that's going to add to the cost but nevertheless uh no this is not an RS3 potential scenario and if they try to go smaller the minimum lot size for RM1 is 6,000 square feet. >> Thank you. >> Bad. >> All right. >> I have one more question. >> Yes, sir. Um, is McNell Road? >> Yes. >> McNeely Road built? >> McNeely McNell or Mc >> But it's a it's a paper street. It has >> It is a paper street. Has not been built. >> Okay, got it. >> Excuse me. >> Any other questions, Commissioner? If not, then at this time I'll go ahead and open up the public comment >> for um item number six. If anybody would like to come and speak, please state your name. And >> I did sign up and I am representing the applicant. My name is Ken Brown. Okay. >> I think I can answer some of your questions or at least give you some more information. Um, >> is it okay if you go after the others that are coming in to sign up? >> Sure. >> That that >> it's always advisable because maybe they have some concerns that you might be able to address. It's traditional that the applicant goes. >> Okay. Thank you. >> Thank you. Okay, please come up. >> For one thing, I request that some of you guys drive out there and take a look at this property. >> Please state your name, sir. >> Oh. Oh, Michael Parker. >> Okay. >> And I live at at in the 200 block of Glenn Oak uh since uh 1990. But anyway, across the street is a redheaded duck pond and it w used to be under uh the state birding wildlife area or something. I don't know if they still are involved with that. under that. When you get to the middle of that uh redheaded duck pond, there's a there's a big drainage pipe into the property that that uh is being requested to be reszoned. I I I hope that you guys don't do this. I have uh uh this came up about 5 to 10 years ago and there was a a organizer person that lived on the corner of Glenn Oak and Dre Deborah and there was a lot of people and they all came and they all were against it except for the three or four guys that owned that place uh owned that property. But that inside that property there's a big lake and it's maybe not as deep as the redheaded duck pond but it's been there for years. That's a water catchment area and I live a half a mile from Lagona Shores and therefore my insurance on flood insurance is uh you know they they come in say you're in flood zone one whatever. But anyway, they just changed me to a higher level so I don't have to pay as quite as much insurance because uh these areas catch all this water even though we haven't had any. If you drive by the redheaded duck pond, there's a lot of a lot of water there and there's a lot of bird a lot of birds out there. So, uh, but the other thing is that road isn't designed for anybody. I mean, there's a lot of kids that that go to that school and to Flower Bluff schools and stuff. There's nowhere for them to walk. I mean, it's just uh it's just not a good place to develop. And so, really, go out and take a look before you guys, you know, let them come in and fill this in. And always remember about Harvey what happened in Houston. Fill up those bayus and they flood. So thanks a lot. Bye-bye. >> Thank you sir. Anyone else like to come and speak? >> Hello. My name is Andrew Hill. I've been a citizen of Corpus Christie for 48 years and my family of I and I have lived adjacent to the property in question since 2009. My neighbors and I have had a unique opportunity to observe the property very closely due to our houses's construction. The three of uh three of us, three of our houses live in we live in secondstory stilt houses with decks that overlook the property. Our main doors look out toward the land. So, every time we go outside, we are looking at this property. For at least 16 years, my neighbors and I have become more familiar with this land than anyone else. I'm opposed to the zoning change. The most important thing to say about it, it is that it is a natural low-lying wetland. The pond never dries up. Drainage from our properties drains to a pond on the land. During major storms, the pond can swell to many times its normal size. It actually the pond swells. Uh it covers halfway through my backyard. Um the excess runoff then flows to and replenishes Redhead Pond which is a protected wildlife sanctuary. Developing this land with roads and multif family housing will deprive Redhead Pond of a major source of water causing it to go dry much more often. This will endanger lots of wildlife in our area. Some of the wildlife that I have personally seen are sandill cranes, caracaro birds, rosettes, spoon bills, great herand, owls, hawks, many species of duck, hummingbirds sandpipers deer havalina, coyotes, bobcats, blue crabs, fiddler crabs, and seagrasses. Um, I wanted to play this little clip for you. Let's see. Those are sandill cranes. Sandill cranes. Uh I took that clip from my house in November 2024. Uh, sand hill cranes spend the summer in Yellowstone National Park and they go all the way up to Canada. They come all the way down to South Texas and Mexico and many of them spend weeks in that little pond behind our houses. Uh, they come to the pond every year. I think they like the pond because it's quiet and secluded and it seems like a place that they can rest to continue their journey. If you reszone this property, you destroy another habitat for migratory birds in Corpus Christi. We pride ourselves on being the birdiest city in America. If we keep destroying natural habitat like this property, we lose that title and deservedly so. Please do not allow this resoning to happen. Thank you. >> Thank you. Anyone else? >> So, my name is Lori Meredith. I live at the 121 Galen Oak. I'm lot number 11. I kind of get the double whammy cuz I have two property lines coming up against the commercial. I have been attempting to get speed bumps put on Glenn Oak since September of 22. They did a survey. 1,400 vehicles are on our street every day and 85% of those travel 48 miles an hour or more. I've been attempting to get speed bumps that our that street just cannot support that many cars. There's already way too many people speeding. There's already too much traffic. The school's right there. I'm also very concerned, as everyone else is, about the water. I'm scared that all this rain and all the water runoff, if they backfill all that and there's no perus area, all that water is just going to come and flood out Glenn Oak. Ever since they've raised Lagona shores, we already have trouble down by Williams at the corner of Lagona and Glenn Oak. It floods and then the other side floods across from Redhead Pond and I'm stuck in the middle. It's totally flooded to Lagona and then totally flooded to Deborah. And if they take away what little bit of retention pond there is now, it's going to flood out that whole street. I mean, I it it'll be very sad to see that little area turn commercial. It just cannot handle it. I understand wanting to do residential, multifamily, but it's the commercial that's very, very frightening for that little area. It's a already too busy, too many people. I can't even get the speed bumps that we're supposed to get. I've been fighting that since September of 22. It would be a shame to put in commercial in that area. I definitely oppose. >> Thank you, ma'am. Anyone else like to come and speak? >> My name is Kenneth Carr. I'm lot number seven. Um on Laguna Shores, 2810 Laguna Shores. For the record, I am opposed. Uh I'd like you to see the map unless you already have a copy in front of you. Uh is that possible? I mean, I can see it on here. Thank you. The um this particular area is unique in a lot of ways and that's why it's still undeveloped. Flower Bluff is not just a copy stamp place. Uh these particular low areas are FEMA zoned. The new zone is AE which is a mandatory elevation of building that's 10 ft at the road and gradually ends up 9 ft. So, I know he said platting and and storm water mitigation came later, but just to not encourage this type of thing. The reasonzoning does just that. The the original uh people that platt had it platted that way uh didn't understand how low it was in the flooding. And the flooding um I know firsthand I have really nice videos of it. Even storms that didn't make big headlines are a big thing in this particular area because the uh like um Al Alberto last summer the new road is was built intentionally two feet higher in front of this piece of property and Alberto had no problem breaching that waves and all. So right there you're talking two feet. FEMA says you got to build 10 feet. And so putting this type of structure or idea uh in place um like say the zoning I guess doesn't matter but the actual ideas that they have on building it don't make a lot of sense. You know my house is 12 feet off the ground. windstorm insisted. Sounded kind of radical to me, but I'm really happy it's there because I've had waterfront property most of the time and I'm on the wrong side of the street. The other thing was when they put this road in, I went to the planning commission and told them that this particular property is a huge runoff zone. Uh she they someone said that Flower Bluff is a peninsula and it is. Um, the bluff actually starts on the back side of this property. Prior to that, it's just low wetland. The pond they're talking about is just a a sign of how low the property is. It never does. My property is one foot above sea level. One foot. My driveway now goes uphill because the road's 2 feet. So, what happens is when it rains, it doesn't have to be a storm. All these areas behind it from Waldron drain to the Laguna Madre. Naturally, they're going to find a way. Van Galen ditch is a cool idea, but it doesn't have the capacity. So, this water just runs down. It used to run and wash the sand over the road. Now, it just packs against it. They didn't put any conduits. when I talked to him about putting conduits, storm water conduits under the road, um, former councilman Greg Smith took me aside afterwards and said, "Show me on the map." And I did. But unfortunately, the project was too far along. Putting big storm conduits under the road was going to make it classified as a bridge and that exceeded the budget for the improvements. >> Thank you, sir. >> My time's up. >> Yes, sir. >> Okay, just 30 more seconds to say two things. Number one, uh, commercial insurance down there is is expensive enough to deter the restaurant they were going to put in. And finally, there, despite what your maps show, there's no sewer service. The sewer lines under the road are pressurized. >> Okay. >> Thank you. >> Okay. Thank you. Anyone else? >> Hello. >> Hello. Charles Stubblefield. I have property four on the map. Um uh this is this happened this whole thing came up about 10 plus years ago and they try to develop it and again like was mentioned that they were against it for all the reasons you've just heard. Um the sewer line that he made reference to uh it's under high pressure. None of us can tap into it. Uh so if this project were to move ahead, they would have to have infrastructure. Uh you mentioned this paper road that if anybody did anything, they would have to bring in the infrastructure. You can't tap into this high pressure line. It services um because we're low, it has to have pressure to push it on. So I don't know who is uh who did the research on the access to the uh access to sewer water but it's not available to us. Um so that would have to be come into play with it. And we had a property over on the other end of Glenn Oak before and we were told if we were to um we had a 20acre piece. If we were to divide it in half, we'd have to pay $65,000 in infrastructure to divide that line. This is so much more here. Uh that paper road uh if anybody builds, that's one of the requirements I understand if you just mentioned that you would have to do all the uh services. Uh because there are none available right now. Uh we have city water we do not have. And one of the other things is the size of the water tap that's going down Glenn Oak and Lagona Shores. Um, that would be another thing. Uh, this is this is just such a nature area. I grew up I'm 100% flower bluff bluff rat through and through. Uh, my dad was a commercial fisherman. We watched tourism take over. Uh, it got him out of his job. Uh fortunately he um retired in his 80s as the oldest fisherman in the bluff. Uh my grandparents lived on the peninsula of the naval air base before it was built. Um Nickerbacher was their home after that. Um this is just a part this this commercial part. It's not in the bluff planning. I know in your notes you mentioned that's the one thing that the commercial part was not a part of the uh bluff development plan. It's it's not I have several maps. Future land use uh a zoning map and uh Bluff existing land use commercial property is not uh a part of the the Bluff plan. a strip store that again, you just need to come out there and see what it is. For you to pass that to be allowed the commercial part is is I'm sorry. We are we definitely against it, but I feel like there needs to be more uh insight into what this this area really is about. Thank you. >> Thank you, ma'am. Anyone else like to come and speak? Hello, John Devilfield and Bot 4. My concern is since they have redone lagonish shores and raised it, when Alberto came, everything from the lagoon that was trash from the island came over the road and into my lot. I spent a week or two picking them up. 2x4s, fence posts, fishing stuff, all kinds of stuff. So when it floods, it doesn't drain to the lagoon. It comes back up. So everything is coming off the bluff, the higher side Deborah Street down into this area where you're wanting to redo. It also our part of our property and the map. It shows you can see where seawater intrudes. So I have a portion of my lot that won't grow grass. It's just it's just dead and it goes across. And every time the water there's a storm, the water rises from the lagoon and then comes through the culvert that water's supposed to go out into the pond and then back around to our side and then what it can funnel back out once everything's gone and water slowly goes back out. So I don't see how adding more development is going to help that. We're just we're just going to get flooded even more. So that was my main concern. Thank you. >> All right. Thank you, sir. Anyone else like to come and speak? >> Uh, Randall White, lot 15. Um, 2007 is when I bought this lot, my forever home. And, uh, this is why. Oh my god, I can't get it to play now. This is what I see every day when I go out of the house. This is where they want to build a park. That's Thank you. Thank you, sir. Anyone else like to come and speak? No one else uh would you like to come and speak now? >> Once again, my name is Ken Brown. Uh I'm here representing the applicant. Um do you have my presentation? Um, so we've been working on this case since May. Uh, we did have a pre-developing with staff that included public works, drainage, u every department. Uh, and so all of these issues about drainage and roadways and utilities, those were brought up in those meetings and and have been made aware to us. And we have um designed a plat and it'll be a two lot plat one commercial one for the residential and we will be submitting that if the zoning goes. Um if you'd go to the next slide. Uh so approximately 7.7 acres is is the residential request. Uh 2.12 acres is the commercial. Uh we would anticipate or we intend to build duplexes uh 26 of them uh which is 52 units which is about three units per acre which is very low density. Uh on the commercial it would be uh a strip uh commercial. Um, but we would anticipate getting somewhere in the range of 8,000 square ft, maybe four four users in there, local service sort of commercial uses. Um, and and that's what we went through with the staff as far as coming up with the recommendation. We we knew what we generally wanted to do, but we worked with staff as to what we requested. And I think staff went over why we're requesting this this zoning based district. Uh it it does allow duplexes. Uh it does allow much more intensity. That is not our intent because we have a lot of design concerns and they have been brought up. There is a pond there. There is there is flood plane. Uh there are drainage issues. Uh if you would go to the site plan. So this is what we expect it would look like. Um after taking in consideration of the staff's comments and the design constraints under your udc um we then brought this to the flower bluff citizens council and all of these issues were brought up again and u we do have their recommendation of support and Joe Kramer was going to be here tonight. I don't see them. But um the issues of streets, you know, there there is rough proportionality. We will have to pay a prorat a share for improvement of streets and sidewalks uh along the perimeter streets. Um we are aware of the pond. It won't obviously won't be touched and as a matter of fact, the owner is going to build his house on the other side of that pond. So he he intends to live in that same area also. Um, we did meet with the council person, uh, and she brought up the issue of the commercial and if we could put up a there's a certain type of fence, I think it's an 8ft fence to provide protection, uh, for the existing single family. Um, so we we will be in the platting stage complying with your drainage ordinance and and all of your other utility ordinances. Um, all these issues were brought up at the pre-development uh meeting and our engineer has has addressed them. Um, I will say the redheaded duck pond was brought up at the citizens council meeting also and they were sort of excited about it because they say the death of that pond is saltwater and there has been developments in areas like that where you take our drainage of fresh water and put it into the pond and and back out the salt water that that makes that pond uh even more viable. We're aware of these issues. None of I mean I just met some of these people earlier uh and I am not going to say they know this area better than anybody but we are aware of the issues and we did meet with the citizens council and they did have suggestions about how how to work with this. They were excited about bringing school age kids to the school that could walk there. Uh and so um as your staff said this is the land use component of it. uh all those other issues are are are really addressed at platting. Um we are proposing a very low density residential uh development with what we consider a modest amount of service local uh commercial and um if you have any questions I'd be more than happy to answer them. Uh we are aware of those outlots that are not a part of the zoning case and they will remain. Uh it isn't through lack of trying. um you know, it it took a lot um a lot of work to get all the owners to sell that we did. And so um we're not done and we hope that maybe they will uh join in on it, but if they don't, we will design around them and and be compatible with what they're they eventually do with their property. >> So if you have any questions, um I would be more than happy to answer them. As I said, we are aware of these issues. They will be addressed. Um, and we we look forward to being a good neighbor. >> All right. >> Thank you. >> Thank you. >> I do have one question for the applicant. >> Yes. >> Those three lots, are they owned by one person or three separate people? >> Three separate people that I know of in I think one of them we we haven't even been able to get a hold of. Uh, everyone that we were able to get a hold of was willing to sell. And so we would >> just going to agree on a price or what, >> right? Well, first is just getting a hold of them, but uh I >> I think they will be a part of the the project ultimately. >> Okay. >> They they have no immediate plans of doing anything with the pro property. >> Okay. Any other questions for the developer commissioners? >> Thank you. >> None. Let me ask you something. I want to ask you something. Yeah. Okay. So this pond that's there, is this commercial building that you're trying to develop here, is that going to affect it in any way? Because you're saying that the develop I mean the owner is going to go ahead and build himself a house. >> Mhm. >> In that area. Um >> the Yeah. And this developing is how is it going to is it going to affect the pond in any way? >> The pond is on the other side of Glen Oak to the >> Yeah. So we are going completely the other way. nature. And >> for clarity, there's two ponds. There's there's Redhead Pond, which is a protect. We're not building on that pond, >> but there is a a title pond >> on the >> on the property, but from what I saw, if you can go back to the presentation, >> right, we would call those uh the right fish and wildlife call those freshwater emergent that only exist when there's precipitation or title. that this area right here in red I would assume indicates a lower elevation flood plane. What's going on with the red? >> The red is >> the red area. The red is the on the wetland map would or I'm sorry the flood plane map would be considered freshwater emergent which only fills periodically as either tidal action due to a storm or natural drainoff with rainfall precipitation but it is not a consistent pond. So the fish and wildlife recognize that as only occurring in the is in the event of a storm. >> Okay. >> Okay. I just bring this up because in our area out here and not just in this area but all over the city of Corpus Christie, people seem to have an issue with um drainage. >> Yes, ma'am. >> Especially with new development >> and new development versus existing development and with that sometimes, you know, the developer has to accommodate >> the older development that's been there so that the water doesn't flush down. >> We absolutely do have to per your code. >> Yeah. Yeah. That's That's required. It's not an option. >> Okay. >> Right. Yeah. Yes. >> All right. >> Can I ask you a question? >> Uh I think I'll >> go ahead. >> So go ahead, Madam Chair. So sorry. >> Well, at this time, no. Um we don't take any other Well, I guess he can come right down. >> He's already spoken. >> Oh, he's already spoke. Okay. Sorry. At this time, we can't. Uh any others would like to come and speak on on this item? If not, then I'll go ahead and close a public comment and entertain a motion or other questions for staff. >> I just had uh one comment uh or two comments. Um first comment is um I can corroborate his story. I did get a phone call earlier today from Joe Kramer with the Flower Bluff Citizens Council. And for those that don't know, Flower Bluff Citizens Council is a is not a you know, they're an organized group, but it's not a a city sanctioned group by any means, but but it is a group of residents in Flower Bluff. And they did confirm that they did meet with the applicant and um and did uh or at least whichever ones met with them did agree with the development itself. And the other thing that I wanted to let everybody know is that this is a zoning case and our our purview as as this body is to look at it and look at the area development plan and determine if it's an appropriate u change of use from what it currently is because it's important to point out that though this is not developed right now, it is currently um zoned RS6 and it could be developed at any time right now with a 6,000 ft lots. Um, so we have to and and I was a a member of the and this was a couple years ago, but I was a member uh the planning commission member of the Flower Bluff area development plan in developing this plan. And um I also want to point out that CN1 is the lowest commercial zoning district that we have in the UDC. Correct, Andrew? Um, so you're looking at um doctor's offices, you're looking at an all-state office, you're looking at maybe a lawyer's office. Um, not no bars, restaurants, anything like that. Um, and all of your concerns are extremely valid with regards to sewer, with regards to drainage, with regards to all of the things that many of you have cited. Unfortunately though for us, those aren't things that we are considering right now. Those are things that happen during the planning phase and whenever they go to construction and um apply for building permits and things like that. That's when all that gets worked out. So, the job that's in front of us today is to look at this piece of property and say, is this um appropriate to have this form of zoning on the CN1 side? Um because it's a lower um >> density >> a lower a lower um not density but um uh intensity. Thank you. Um you know you have to consider that uh the high density uh RM1 um is or 22 units per acre. But I can tell you right now as somebody in the construction business and looking at this piece of property, you're not going to be able to build an apartment complex there. It's not going to happen. Um, so I am going to be voting for this, but I just wanted to make sure that y'all knew why I'm voting for this because there's only certain things that are within our purview on a zoning case. >> That's correct. And being the fact that we are planning commissioners, this is all we can do. And whatever comes out of this, then you can go ahead and take it up to the city council because they will have to vote on this as well. We're just a recommending board. So therefore, whatever we decide, you still take it up. It still has to go to the to the city council for vote. So at this time, I'll ask any of the commissioners for a motion. >> I'll make a motion to approve. >> I'll second. >> I have a motion and a second. All those in favor say I. >> I. >> All those opposed. Motion passes. Okay. Um now moving on to uh director's report. >> Uh thank you madam chair. There is no report for tonight. >> Okay. No future agenda items as well. >> There is ongoing discussion about the UDC amendments. That's that's going to be coming soon. Um there are some amendments coming up. Uh I see I bet trying to hide in the back. uh a uh amendments coming up on fees and so we want to partner those together so we can hit you with a larger glove at the same time instead of uh two punches but that'll be coming up soon and I want to give a shout out to vet and a shout out to Andrew Deus because I wasn't able to do it yesterday and Buck you are not a posos [Laughter] okay with that meeting's adjourned thank