Planning & Zoning - Regular Meeting

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One second. Nothing. I'm not too excited.

Notice of a public meeting of the planning and zoning commission of the city of Brownsville pursuant to chapter 551 title 5 of the Texas Government Code, the Texas Open Meetings Act. Notice is hereby given that the planning and zoning commission of the city of Brownsville, Texas, has scheduled a regular meeting on Thursday, April 2nd, 2026 at 5:30 p.m. in the commission chambers on the second floor of the Brownsville City Hall Old Federal Building located at 101 East Elizabeth Street, Brownsville, Cameron County, Texas, 78520. Roll call. Daniel Elen, David Benort, Amalia Benson, Eliza Vasquez, Ida Rodriguez,

Cesar Rodriguez, Bob Torres, Pledge of Allegiance. Approval of the minutes for the regular meeting on March 5th, 2026.

Everyone has had an opportunity to review the minutes. I'll entertain a motion. Move to approve. Second. Second. We have a first and second motion. All those in favor? I. All those opposed? Motion carries. Updates and comments.

H I just want an announcement to make or an invitation to make. uh we will be hosting here in Brownsville next next week on Friday and on Saturday a meeting of planners and some city managers and city leaders of cities across South Texas. So from Corpus Christi to Laredo to the valley and I want to extend an invitation for any of you if you want to attend. So Debbie is going to email you I will email you the program uh take a look at at it. uh you can join at any point uh because it's going to be the full Friday and Saturday morning and if you're interested just reply me back and we will accommodate that. Do you have any question? Okay. Friday is more about your typical conference with sessions and Friday is Saturday is more about uh site visits. So one will be about economic development and another about affordable housing. encourage those who can to attend. Uh the calendar looks very impressive.

I said I would encourage uh commissioners to attend if possible. Okay.

Presentation on the downtown renaissance master plan. Update will be provided by the planning and redevelopment director and the downtown manager.

Good afternoon. planning and zoning commission. My name is Alan Garces for those that don't know me. Last time I was here feels like a year ago. I don't know if that's the case or not, but basically that point in time was to let the commission know that we were starting on the downtown master plan and what that was going to entail. Here today before you, I am providing an update on what I've been doing alongside Mr. Danad and Mr. Martins Vega and their team uh throughout this process that we've been uh doing since August of last year. Right. we're coming around almost for that that year to where we actually will adopt this plan. But basically what I wanted to share to you uh today was what we've been doing these last few months. So the the plan for today is to basically you know review uh the things that we've been discussing get uh feedback from the commission about how we can move forward before we actually release the actual document out and adopt it. That's the study area for those who haven't been familiar. I know we typically think about um the downtown core is kind of where we're at right now as downtown, but we want to have a larger study area and build characteristic areas and frameworks based off this whole study area to a bigger uh broader downtown. Right. So, of course, part of this process is uh you know much driven by community involvement. I would say most of it is a community involvement. Um, like I mentioned earlier, we did start in August of 2025 where we had our kickoff tour and our open house where we announced to the public that we were in undertaking this downtown plan. And now we're actually towards the finalization part of this plan where we're working on receiving that final document from our consultants on, you know, based on everything we've heard, our different type of stakeholder meetings, different um meetings with the plan and zoning commission, uh, historic preservation council and city commission. We've met with different types of stakeholders, whether they're are nonprofits, our property owners, our artists, uh

different types of of stakeholders for downtown. We've met with them, had several different opportunities for them to provide feedback, what they want to see in downtown, what are we doing that's good, and what what can we improve upon, right? So, right now, we're in that adoption phase. We are still working on getting that that documented drafted, but I I will definitely share that document when it becomes available to you. This is actually more of a just an update presentation. I'm going to come back again um in May to share the document with y'all and and request feedback of that documentation so that we can do some, you know, minor tweaking and adjustments if necessary. So, overall, this is basically what we've done in the past. We actually had an open house uh last month uh where we sent over 3,100 letters to property owners in downtown letting them know that we're getting together for an open house to discuss what we've been seeing from our different types of stakeholders and and what their feedback has been for downtown. Right. So, we had that open house. We had over 200 people come to that open house. we had to actually break it up into sessions um just so that we can fill the have enough space for the room um for those visitors and and those property owners to talk to us and share with what what are their thoughts. So we had different types of tableing and events. We had uh over 730 responses to our online survey and um they actually the the website is still up so people are still able to provide feedback even up until right now. So this is some of the engagement that we've done. We've tried to uh engage the community where they're at already as opposed to having your typical town hall setting. We did have those as well, but we also went to farmers markets. We hosted ad first Friday. We went to um pumpkin patches. We went to more professional settings with engineers and architects. U but we've met with different non stakeholders as I mentioned like our nonprofits um our religious institutions. we've met uh even with our youth advisory board, right? To get different types of feedback from different types of members of the our community that the downtown

serves, right? So, we've we've met with different folks in in downtown to get their feedback on how we want to shape the future of downtown for the next 20 plus years. So, this is what basically kind of reiterating what I what I just mentioned about, you know, who we what we did this past month. I know it's not it's February. I'm thinking it's still March. in in February, we did have different types of our last engagement opportunities uh where we did table at Storm Breedtofest. We also had that that landowner meeting that I mentioned and uh we had our last update to commission uh in March as well. And um I'm I'm actually very excited about this and to share this with y'all because I don't think people realize how fast the city is moving on some of these projects. So I'm I'm wanted to dive in onto that these next couple of slides. So, as I mentioned earlier, um that commercial core gray area is typically what you think of uh is of what we've saw, right? What people think about when they think of downtown Brownsville, your Elizabeth, your Washington, your Adams, but we're thinking bigger picture here, bigger scale for the entire downtown community. And we're looking at different character areas that have come out of this, right? So, this study area, those are where this the 3100 property owners got those letters from. So everyone there should have had that opportunity to participate one way or the other. And what we've been seeing here is that you have your art, we're seeing your, you know, the arts and culture district kind of with the MIDI kind of bleeding into the commercial core. Uh but you also have the the connection and gateway um you know area for UTRGV and TSC. Um and of course we have the switchart and area that's um you know an area that of the city that that we really want to u improve upon and look to do something there as well. So this is basically the the different types of frameworks and characteristic areas of the downtown that we've seen and what came of this actually was also a discussion um with Valley Baptist and our health department our health directors about uh creating a medical district um which I know you guys are familiar with that as well

where we are looking to create that connection that corridor to promote more medical uses along Jefferson um is basically showing on this map here to promote you know uses that that um collaborate and support Valley Baptist and promote different types of uses to to help Valley Baptist along the Jefferson uh corridor area. So that was able uh we were able to to move that forward and this is one of those things that we're kind of working in tandem with the plan not even having to wait before it gets adopted. So one of the things that we talked about a lot as you can imagine is parking. I mean I don't know why we had to because parking is the best downtown and we don't have any problems but here we are right. So, one of the biggest concerns that we uh had downtown um discussions and uh comments and feedback was, you know, the issue with tra with parking in downtown when there whether it's events or at nighttime or or what have you. Um this is a key priority for the city. I I'm happy to report that the city has funding available um for a parking structure and through this process the city is looking at areas um in the downtown core to um talk to property owners about getting their property so we can build a parking structure. So this is something that we've working through our capital improvements plan, our property improvement project plan. Basically saying this is set aside funding for our next um couple of years so that by 2030 we have a parking structure. Right? So that's something that we've already discussed with commission um and we're actively looking at parking structures at park areas to to locate them in. Right. So we're actively moving on that. We're also looking at our current parking lots, how we can uh work around uh the situations that we have there, whether they're employee parking, how maybe we can work a little bit better uh with the public about parking in in those parking lots and maybe having our employees park a little bit further out. So, we are are currently looking at the

parking situation in downtown um whether it's on street or off streetet or parking lots. Um, we've also at every town hall or every community engagement that we did, um, we were we were talking about a trolley. Someone brought up a trolley that at some point, you know, we had a trolley downtown and and we need to bring that back. So, we've actually, um, discussed that opportunity with multimotal department and we're act we're actively looking at uh, reservicing the the trolley and activating that online. We do have somewhat of a pilot program through the BTX shuttle connect. I'm not sure if you guys are familiar with that, but on on Thursday through through Saturday, they have a BTX connect shuttle that works 7:00 p.m. to about midnight that offers free services through the downtown core. And what we heard the feedback that we heard from that that it needs to be expanded throughout the day, possibly uh allowing u people to use it, you know, to go to the zoo and then come back on during the day and visit the core. So, we we're proposing different stops and a different route for the for that trolley and the BTX connect as well. So, we are actively looking at uh parking solutions like I mentioned the offshoot parking. We're we're talking about a parking ride and we're also actively looking at uh fixing our our trolley and getting one of those operational uh as as well as the parking structure. One of the projects that I'm actually really excited about that I'm currently working on actually um is another pedestrian type access in downtown. This is uh an alley project that I'm working on um to activate a pedestrian corridor from the parking garage on 14th Street all the way to Market Square and from Market Square to um 9inth Street. Basically activating that alley, making it more pedestrian. I'm not sure if you guys are familiar with that area. It's basically the alley behind Dodichi's and uh 956 coffee. Um and basically having you know that area activated uh so that people can walk through there with

lighting and and it's the only alley that we have um that has these uh utilities underground, right? So we're we want to take advantage of that. Um you know, put some murals out there, put some artwork on there. The a lot of the properties that are there between 14 and 13 the city owns. So, we're able to, you know, work on that and basically get that area activated to have a walking area from um the 14th Street to Market Square uh for events, for shopping, for nightlife, whatever the case may be. But we are actively looking to activate that area. I actually had a uh a walkthrough this morning uh with a couple of u designers who submitted their RFI pro through who submitted uh their proposals through the RFI process. But the idea is to to create um a safe space for people to walk from the garage to Market Square. So see here are some of the bigger uh projects that we are looking at. I will say that there's been two projects that have been omitted because they're not ready for the public just yet, but those will be shared with the commission at the at the May meeting that I mentioned earlier because they're a little bit more uh under under wraps. But those will be shared uh with the commission before because they're just not ready for the public just yet. So, the things that we've been hearing a lot through the the feedback in in downtown through the engagements and and the surveys was let's focus on on the little things first. Let's uh get the low hanging fruit first before we focus on the big picture stuff. So, they want um downtown to have more shade, have consistent lighting, uh work on the cleanliness and the the the the optics of downtown. Let's try to power wash a little bit more. Let's see if we can get those gum removals there, the aesthetics of downtown, you know, because that livens it up just a little bit more before we can actually start worrying about, you know, bigger picture stuff. Um, so what we've been hearing is let's just fix our benches. Let's get some new trash cans. I mean, they're they're always overflowing. There's flies everywhere. We got sometimes we

unfortunately we have dumpster diving. So, uh, again, I'm happy to report that we do have funding set aside to now work on working on getting new trash cans and benches. And that's something that we've actively already are looking at. We've had different types of samples of trash cans or different type of samples for benches and the community actually voted on which ones they wanted to see. So we have our top two ready to go and we're taking those to commission within the next couple of months. Um you know so we can purchase those and install them by end of the year as well. Again the trolley as I mentioned that's that's been one of the biggest uh concerns or one of the biggest wants of the community was to activate that alley again. So we want that's a picture of the one we got. So we're trying to locate that and service it so we can get it operational. Right now we are mostly relying on the BTX connect while we get the trolley on system going. One of the things that we also heard a lot was we need to um give some TLC to Washington Park and um I'm also happy to say that this is something that Fest is actively working on with the city. Uh I will say that there isn't necessarily an actual umou yet. there isn't some sort of plans of of what's happening with Washington Park, but there are plans already with Sora Fest and the city to work together to u make some renovations and some upgrades to um Washington Park that serves kind of like the nexus coming from from the zoo coming from the expressway you see Washington Park then you potentially kind of turn into to the core area but it's kind of like what we want to you know have a big like aha welcome to the core right so this is one of the things that we definitely heard a lot when when talking to our community and this is one of the more bigger bigger projects. Um you know I I will give credit to Daniel because this is one of the things that he is actively working on. We work together on this project to to see what else we can do for downtown on how we can you know big picture stuff right this is not something that we could we can do within a year by end of year. This is something that we're looking at probably 10 years

down the road. Um hopefully sooner. Uh but I know that this is probably something my daughter will enjoy and what we're looking to do at Adams. Um obviously it's just through traffic and parking on site just like any other street. Uh but we are looking at possibly um making that more of a pedestrian uh friendly shared uh street area. It'll it's the that street that's butts um market square headed towards the university. all of all that atoms basically making a corridor that's uh pedestrian friendly for um very very light traffic like whether it's a trolley or maybe um a small type of ambulance or firefighters uh uh shuttle but nothing that is actively going through. So that basically means that you want outside seating, some some renovations, you want a little bit more of a pedestrian flow with scooters or in like a small small scale vehicle. But the idea is that you have people walking, you have people eating outside in the pastel which you see in most of you know some European countries. Um but basically that what this is what we've um talked about with our community and they're they're really excited about the opportunity to have something like this um you know in downtown and it's something that um we've actually do see happening. We we through this process like I mentioned it's it's a capital improvement process and what that means is that now that we have big ideas or projects in the pipeline we can set aside you know okay the community wanted this let's put funding aside for it. We've already actively done that for trash cans for parking and for other situations but now this is kind of what we're we're in the direction that we're headed in. And lastly, this is uh more on the policy side where we're working with developers, we're working um with with Martin's team, and we're also working um with our store preservation office to u have a little bit more living in the downtown core because people need to live here, then we need people to shop here and dine here, etc. So, we're trying to figure out how we can

accommodate types of living arrangements in the core. uh because right now you're you're you're mostly seeing buildings built to the lot line uh when we can potentially have you know different types of uh building um layouts to accommodate living in the core. So this is kind of the example of what we want to see for infield development in downtown for some of these buildings that the property owner may not want to have any type of commercial use or we have you know a developer who wants to have um residential type of uses in downtown. This is the type of example that we would you know recommend and show that towards them so that they can have this type of use there. We do currently have u residential uses in downtown. We've had some motel and of course in Hardin and Lammano that we've got online, but we need to see more of that in downtown. And this is kind of how we promote that. More residential uses downtown is what we need um to to help support downtown and the uses around it. That's it for me. I'm done speaking for now. I don't have anything else to say. I I'm very appreciative of of the opportunity to work on this plan and work for for my downtown. Uh we have a great team here and uh I'm really thankful that they helped us out um helped me out throughout this process and I'm available for any questions at this time.

Alan, uh one of the areas you called it Amigoland Shipyard. It's a switchyard area. It's basically where the the rail yard went through. Um that's one of the projects that's actually a little bit more um on the on the under wraps because we are actively looking at renovations in that area. Okay. Uh because there are several acres there that is not being utilized right now where those older warehouses are and it's it would make a great green space for us. Agreed. Agreed. Uh I'm happy to share with you uh our next uh drawings and and plans with you because we are actively looking at that. And the garage are you talking about uh a multi-level structure.

Okay. And so what you said you had some good feedback from the BXT uh BTX shuttle. Do you have numbers on how many riders they're averaging on a weekend? I don't have that at my moment, but I can definitely provide that to you. I think what we we the the data we can get from from multimodal. I think my my feedback was from the community is like it's it's nice, it's great, but we need to see it throughout the day. We need to see more hours, more expansion, different uh day days throughout the week as well. Thank you. We appreciate your presentation. Thank you. Appreciate it.

Items for individual consideration. consideration and action to grant a subdivision waiver for Old Lake subdivision, Brownie Estates subdivision, Barentos Estates subdivision, and Tres Campana's Ranch subdivision. All located in the extr territorial jurisdiction of the city of Brownsville from the municipal platting process and solely proceeding with Cameron County jurisdiction.

Thank you. Uh my name is Sam Nunes, senior planner here working out of the planning uh department and that this is going to be a tough you know follow through be just such a great presentation my uh colleague there Alan but we're proceeding with these items here uh having to do with subdivision waiverss uh the first one being old lake subdivision which is located as mentioned in the extr territorial jurisdiction uh this subdivision is propo proposed for four lots meant for single family residential uses As we can see the surrounding area is mostly undeveloped or vacant land with scattered single family uh residential uses throughout. Next one mentioned is Brownie estate subdivision which is also located in the ETJ or extr territorial jurisdiction. This particular subdivision is proposing seven lots again for single family residential. This is also along Bokeh Chica and uh North Brownie Avenue and it is also surrounded mostly by undeveloped land or vacant with some single family uh subdivisions already platted there or other single family lots that are individual.

Yes, ma'am. Brownie, does that go all the way to near the landfill? Landfill. Actually, I don't think it uh we would have that information, Mr. Martin is it? Yes, it it does extend uh further north. Okay. Uh close to the landfill. It actually dead ends. So, is that a county road? Because close to the landfill, that road is really bad. Yes, this is a county road because all of these properties are in the ETJ. Therefore, the roadways would be either in the county or within state jurisdiction. So, this part of this part of the road is decent.

It would be county. But it's in better shape than what's closer to the landfill. Um I I I I don't have that information about the condition of the roadway. I just have a concern because closer to the landfill, it's really bad. I mean, a lot of potholes. It's undrivable. Yeah, cuz this one right here is coming off of you have Bog Chica right there. that area is a little better than I know what area you're talking about and it's it's a mess over there, but this road particularly is is drivable.

And just I guess to clarify your concern, whenever they move forward with the platting process for any new plat, the developer has to propose adequate access for the subdivision. So if it's in bad shape, the county similar to the as to what we do as a municipality, they would ask them to resurface.

This next uh plat is proposed for a total of four lots again for single family residential. It will be known as Barentos Estate Subdivision. It is with within our extr territorial jurisdiction. Um, as we could see, mo it's mostly undeveloped uh with some single family residential throughout. Further west of this property is uh some city limits that are currently zoned for R1 for single family residential. And lastly, Tres Campana subdivision is also proposed for five uh single lots for resident single family residential. There are currently two lots being proposed there that ha would have one existing single family structure on the east portion of this parcel and the other three would be vacant and ready for a single family residential once the plat is completed. What's mostly surrounds it is either undeveloped or agricultural land and some scattered single family residential uses. Planning Department is recommending approval of all of these items one through five on the agenda.

Major street major street is that near can't tell where that is. Uh as per map it's FM421 in Korea road. Uh we did not provide a more further or more broad map. So it's behi it's it's behind the encampment the BIS encampment which I don't they haven't used for years. So it's just the red part. It is just the red part. Yes. That is what they're proposing to carry forward with the county's plotting process. Do we need a motion for just one through five? And then you're going to do six separately.

Yes. Uh uh item number six is a se separate lighting permit item. I'll make a motion to approve one through five. Seconded. We have a motion to approve items for consideration 1 through five. All those in favor? I. All those opposed. Motion carries.

Thank you. Consideration and action to grant a special lighting permit for the upgrade of parking lot illumination facilities for Northtown Plaza located at 3457 Old Highway 77, Brownsville, Texas 78520. Thank you. As mentioned, this is a special lighting permit request uh being made by an existing big office or big uh box retail known as Northtown Plaza. This property is within a regional center district uh designation and it currently fronts old highway 77 and Ruben MTOS Boulevard. Again, the reason behind the permit request for this special lighting is to replace existing parking lot lighting fixtures. And what's been cited is that they simply want to increase safety at night for visibility um and also to provide visibility to the uh clients or people who come do business here. They've also cited some energy uh cost savings as a result of getting this approved for the light fixture replacement. This is the zoning map showing showing the location there in red. Uh most of what surrounds it immediately adjacent to this property is also RC regional center district. Uh further south we have an R3 multifamily or transitional residential district. Uh west of this there is corridor commercial R3 district and also an R1 single family uh district uh northwest of this property as per our UDC or unified development code uh we do have a section that regulates uh for this requirement for the lighting as per or section 4.67 67 subp part E loud correlated color temperatures. Uh this regulates the

Kelvin that have to do with the the hue or the color of the light once it starts reach reaching those Kelvin as per uh subsection 4.6.7 K2. Uh this also uh regulates the lumens that they're able to propose through the lighting. And the lumens has to do with what's visible to the human eye, how bright it appears. And that threshold or that uh maximum amount would be five lumens per square foot of hardscape. Once uh a developer, you know, is proposing different lightings, uh there is a section that gives this board authority to issue a special uh permit or special lighting permit to anyone seeking to replace these lights that would uh meet with these thresholds as per the UDC. The planning and how it reads is that the planning and zoning commission may grant this permit if upon review the commission believes that the proposed lighting will not create unwanted glare, sky glow or light trespassing. And this also applies to parking structures. This is just a quick reference uh to differentiate between the lumens and the Kelvin. Lumens is again is what the human eye perceives and the Kelvin has to do with the shade of the light ranging from red orange to blue once you start re reaching ranges from 1500 to upwards of 7500 Kelvin. Specific to what they're proposing with these light fixtures um the replacement is for an existing 400 watt metal halate fixtures. They will be now putting LED fixtures that will produce up to 37 lumens each. Uh again, this is for the

Northtown Plaza, which is a 3.47 acre of parking area where these lighting fixtures would illuminate. Uh they are proposing upgrades that would result in a total of 20% below the permitted threshold as per our UDC uh per the square footage and 56% reduction in energy. since they're switching to LED technology. Uh this upgrade will provide an average of 4 foot candles or four lumens per square feet of illuminance on the pavement surface and a cool white temperature of approximately 4,000 Kelvin. All fixtures and optics will be aimed downward uh to the parking surface, preventing direct glare except when looking directly at the fixtures. This is a display or an exhibit of those areas that would be illuminated through the fixtures. This is a heat map showing the current condition and then the difference that the new lighting fixtures would make. The proposed upgrade is in compliance with our UDC in terms of the allowed total in initial lumens per site on the hardscaped area method. An illuminance of four uh foot candles or four lumens per square foot will be the result of the upgrade falling under one lumen per square foot short of the maximum permissible luminance of the unified development code which is five lumen. So, they're proposing a lighting uh plan that would produce four lumens, which is below our threshold. The proposal, however, uh would upgrade it up to 4,000 Kelvin, which exceeds the established color temperature we have as per UDC, which is 3,000 Kelvin by 1,000 Kelvin. uh in the lighting the Kelvin measure it

only measures the color temperature again which describes the appearance of the light's color ranging from warm yellow to cool. So the proposed color temperature would most closely resemble a white light at night. This is simply a display of of where they would be in range of those Kelvin. So it would be a warm or a bright white light that they would be proposing through those lighting fixtures. Staff is recommending approval to grant the special lighting permit to upgrade the parking lot lighting fixtures of Northtown Plaza as per the submitted summary report and phototric study.

Questions? This is similar to what we approved a few months ago for Sunrise Mall. Yes. Um the special lighting permit is actually quite new. Uh that first time we presented it was actually the very first case. This would be the second, but it's very similar. Yes. I'll make a motion to approve as per staff's recommendation. I'll second. We have a first and second motion to approve. All those in favor? I. All those opposed? Motion carries. Thank you.

Public hearing and action on ordinance number 235-2026-004 to reszone from residential single family R1 to residential transition R3 to allow a multif family development for a 0.87 87 acre tract of land out of the north 1450 acres of the south 24.03 03 acres of block 115 Elhardin subdivision shares 19 and 27 of the Espirit Santo Grant Cameron County Texas located at 105 Robinddale Roadsville Texas 78521.

Thank you. Uh good afternoon uh chairwoman and commissioners. This request is to reszone from residential single family R1 to residential transition R3 uh for a multif family development for six units. Uh the property is Frontier Robinale Road. Um, if you recall last month, uh, this item was tabled. Um, and we did have one neighborhood resident express their concern that this, uh, development would change the character of the neighborhood. The physical sign on the property, uh, it remained, um, as required by state law. We also resent notices to property to 33 property owners within a 200t radius and received no written opposition to the request. The surrounding zoning is R1 single family in all directions. The closest non-S single family use or zoning district is north of Solid Drive along Robale Road. It's corridor commercial um and that's more than 400 ft away from the subject property. The area is developed in all directions by single family subdivisions. It's predominantly one-story single family homes on individual lots in all directions. A better image. Um the future land use plan designates the subject property as within the transition central district. Uh this district is primarily for single family use uh with an average density of two dwelling units per acre on a variety of lot sizes to encourage the formation of distinct neighborhoods. The applicant submitted a draft site plan of the development. It consists of six twostory detached units on the 87 acre property. Uh the property is unsubdivided, so it would be subject to subdivision requirements and would need to be recorded prior to obtaining a building permit. Uh but just as a reminder, we are not voting on the site plan or the design. We are voting on the on the request to reszone to R3. Staff's concern with the the reszoning request to R3 is the potential impacts that it could have to the neighborhood. Um as it

is, this site plan is subject to change. Uh, for example, the UDC does not allow a u an entrance off Robinale Road or residential driveway, excuse me, off Robinddale Road. It has an 80 foot ride ofway and is a collector street. Also, on this site plan, it shows an entrance and exit uh to the north and south. If you go back to the aerial image, there's a single family home on both sides. Uh so while it is entirely feasible that the developer will acquire the properties and build access to those roads in the event that it does not the reasonzoning to R3 stays with the property and this is where our concern with the department is is that if for whatever reason the development doesn't happen according to site plan or the property sold the property could be used to its maximum potential in an R3 zone. So staff is recommending denial of the resoning request. It is our opinion that the uh proposed use is not compatible with the surrounding area. Our primary concern going back to the zoning map is that this would constitute a spot zone because we're going from an R1 to straight to an R3 with no other R3 uses in the immediate area. Again, staff is uh maintaining our um request to deny the resoning request. Um there is a couple residents that would like to speak on the item and the applicant is available as well. Ladies and gentlemen, if you would like to comment on this uh project, if you'll step forward. I can put this for you.

Okay. Oh, okay. You can show it to them. You just can't put the USB, but you can take it up there to them. Okay.

Okay. Well, Philip Foreign Culacudio. Stone houses. corridor.

Where does So even with the modifications he's talking about right now, it would still need to be an R3. Correct. And also just to point out they would have to comply with res residential adjacency standards which as per their current uh site plan is not in compliance.

But he's talking about in my understanding he's talking about a culde-sac and doing some uh single family lots. Well, he's still proposing uh the change to multif family to R3 single family use, not single family. They made it sub.

The reason why they would have to change to an R3 zoning regardless of subdividing into single lots is because of the lot size. The current parcel, it's unplatted and it's only 087 acres. Depending on how many lots you want to put in, that's going to determine the size of each lot. In the R1 district, it's required to have a 5,000 square foot lot. In R3, it reduces it down to 3,000. So, it would still be uh let's say a high density uh just that the only difference would be that it would be on the on their own uh lots. Why why would they not be able to just go from R1 to R2?

What's that? Would they not be able to get away with maybe something on a smaller scale in in an R2? Well, if they're able to have uh lots that are 5,000 square ft in R1, R2 also brings it or increases the the density and reduces the lot size to the 3,000 square foot threshold. only in R1 the lots would be 5,000 square feet, right? And that's what they're trying to avoid. They want smaller lots. Can you walk me through the the residency uh resident adjacency requirements you were just speaking about, Martine, that they would have to do to bring it up to to par?

Residential adjacency requirements whenever a nons single family use a butts single family. Uh first of all the the main requirement is that there has to be a separation of 15 ft of from the proposed structure to the property line. That would be the first thing. Uh the second thing would be to have um a privacy wall uh surrounding the the development. Uh in in this case I well at least the front it is a block wall. I don't know what the sides and the rear are, but if they're also block walls, they would uh fulfill that particular requirement of the residential agency standards.

So, if we were to approve this to the R3 and then they they would then have to meet the requirements you're talking about to then develop the site, right? Or upon developing the site, right? But they would have an that gives them a higher density, right? That gives them a higher density. And walk us through the access again.

Oh, right. So the access as per code uh of property and that's why all of these subdivisions were designed with streets branching from Robinddale to have the their access points to every single property off of a local street. Robin though because it's a collector and it's higher speed and because there's higher traffic flow it's designated as a collector and therefore due to safety concerns the code does not allow direct access from Robin. The only person that could override that particular requirement would be the um the engineer um the city engineer. they would have to review it and if they believe it will not c cause uh safety concerns at that particular location then perhaps they may wave it. However, you still have to consider that Renata Drive and Megali Circle, they're relatively close to what would be a proposed entrance to that to that property. Um, once it gets developed because right now the access that exists is just exist, let's say physically, it doesn't exist on paper because not since it's an unplatted parcel, not until they platted will they have a designated access point. So worst case scenario would be we make it in R3 and then they're the engineer doesn't grant access for this particular development. So then that would just leave it in R3 and then we wouldn't get these units and then we're left with with a spot zone. Is that inaccurate?

Yes, potentially. Well, they would only be able to develop or continue the single family use under the current zoning because right now a single family home exists on the property. U they would have to leave the home as is. Let's say in the future they decide to expand the home. Let's or let's say that the change doesn't go through, the use remains the same being a single family home and they decide to expand the structure within the next 5 years, they would be subject to the platting process because um I'm sorry, I correct myself. We did pass an ordinance in December that um doesn't require them to plat if the single family use is going to remain. So that would be basically the the only way out for that or the only option for this particular property. So just for my clarification so I understand correctly the way the code is the way everything stands right now there's only the one entrance they cannot do what they're asking to do. Is that is that the mean?

Right. because they're going to be subject to platting. And once uh the platting process starts, they're going to be subject to assigning a legitimate access point. And that during that review is when uh let's say the first red flag is going to come up about the access coming off of Robin, which is a collector. So any if we if we granted R3 any new development or even I think you mentioned even mean the expansion of the existing structure you're it's going to lead to an engineer is going to have to approve.

Well no that's why I corrected myself on the existing structure. If they remain as a single family we did pass the ordinance back in December where they didn't have to go through the platform. Okay. So, so if we went to R3, either this residential development or any development new would need to get the the engineers approval for the new for the entry point,

right? Using, let's say, the hypothetical scenario that this parcel was completely vacant and someone wanted to build a new house uh on on it, they would have to get that uh let's say waiver or approval from the city engineer. No, because of that. That's why I was saying in the hypothetical scenario that this was a vacant property that there's never been a single family use that that's when it triggers. But here, because of the ordinance that was adopted in December, if this house were to burn down and you wanted to rebuild it, we would have to let you rebuild it as is without having to plant. Single family. Just single family. That's the only courtesy that the subdivision, I'm sorry, that the ordinance provides. Yes.

So, really, the only thing they can do with this is single family potentially. Yes. legally

unless an engineer approves. Excuse me. Unless an engineer gives them what they need for the to do anything else,

right? And a lot of the problem arises because for whatever reason, this property was never platted. Everything else platted around it. And you know, there was designated access points created for each property easements, but not for this one. Yeah. And I think I'll be honest, that's why I saw this as somewhat of a unique case looking at it is because it's not part of the residential fabric. It just it just isn't right. It for whatever reason it got kind of built around all the homes around it don't actually face it on any 360 degrees, right? They all face the other way. So, it is unique in that way. And that's why I was kind of leaning towards, you know, why don't we recognize that this is a unique situation and allow for a different kind of development because I don't think it fundamentally changes the character of the single family around it. Now, this new issue around the engineer on the road, I think does raise some some question. I don't know about how the rest of you feel, but that's that does raise new questions for me. accesses problem. As you say, none of the other houses, and this is a collector street, none of the other houses have direct access to Robinale.

Correct.

Is there any one else in the audience would like to address this? you'll come forward and state your name.

Good afternoon. My name is Merc Lander. I am a next neighbor of this project and I'm very concerned because for our opinion it change the environment of the area because it's they are multif family even if the house are big but the lots will be small and many people many cards the rubing I guess we are talking hearing about the problem for the access But for our concern as a honors neighbors is the change the environment of the community. If you see all the around that is a big area has the same smooth the same type of lots not the same houses but they are still to be a single family. I think so in the lot could be three similar lots that you can see around and for us multifamilies right there as a bubble because it's a bubble around the area it's not a good thing for our property for our asset for our living that's the thing that I want to say

thank you. Thank you. Yes, ma'am. If you'll come forward.

Good afternoon. I wanted to present myself. I am Jessica. I'm a real estate agent. I've been a property manager for over 10 years. I just want to propose these five units that maintain the residential style home. I believe it gives more opportunity to families. It's not a big development. It's a small project that we want to invest in the community. Um, I just want to say I'm committed in doing something well planned and based on this property, I believe it's its best use. Uh, we were mentioning that maybe we could add a gate uh to have a more control entrance. I want to thank you for your consideration. Thank you. So, Martin, could they could they change this and maybe do three single family lots with a shared entrance?

Well, once you start proposing multiple lots, that means you're going to have to go through the planning process. If you go through the platinum process that triggers all of the requirements including setting utilities access points and that's where u again the red flag directly accessing from a collector arises and therefore we would have to seek the approval or blessing from the city engineer. Was there anyone else in the audience that wanted to address this topic? I'll entertain a motion to close public hearing.

I'll make a motion to close public hearing. We have a first and a second motion to close public hearing. All those in favor? I. All those opposed? Motion carries. Commissioners have any additional questions? There would be yeah a single family like a one family per unit but you know by that definition not the the density is what all triggers the multif family. Well, and just to clarify, as per code definition, any

any parcel that has three units or more on the same uh or that harbors three or more units or uh living or residences, it's considered multif family because it's one parcel. No. Well, we call it uh multif family because of the definition in the code. It's very similar to uh let's say a parcel that holds 10 duplexes. People call it it's a duplex development. No, it's a multif family development because there's more than the three units per perc. Yes. I I don't mean to belabor the point, but I really want to make sure I understand the impact of the decision I'm making. And so I want to ask if we were to take it to an R3 and again the road issue does not resolve itself. The engineer does not grant the new road. What is the negative impact to the property moving forward from there? I mean, at that point, are we just talking inertia? Like the owner stuck? He would be stuck, right? Even with the zoning designation, it wouldn't be able to move forward because we still have to consider the site review process. And during the site review process, that's also one of the elements that's going to be reviewed. So yeah, it would it would take it back to let's say the single family use.

Are there any specific impact concerns that the staff has or is this more of zoning pattern consistency? You repeat the question.

Yeah. So what specific impact right if we move this from R1 to R3 material tangible impact of doing that versus we're just trying to maintain pattern consistency on zoning. Well that would be the main impact. It would create a precedent where basically other developers will see that it's okay to spot zone in other single family um neighborhoods. Would they be able to put three units on that without it triggering anything being an issue instead of the five that they're trying to do?

No, because it would still be multif family. It still goes to multi. So even downsizing the amount of units it that's right. So, anything three or more and I'm thinking that anything below three or below five is not u um let's say uh it won't generate the revenue perhaps that they're seeking. Yeah.

So, it doesn't make it feasible. It it would u I mean that that that would be the the situation that anything below or anything that's even at three is considered multif family. I think just so the commission kind of knows where I'm at and for the record, I think what I'm hearing is it's it's a parcel that really lacks a direct residential interface. It sits on a collector roadway. Uh it's really functionally separated from the surrounding neighborhood. So I still think the unique situation maintains. I think the engineer situation is the road and the engineer uh needing to approve it is a concern but I think one that resolves itself further down in the process. Um but I think that make this property uh we have to you know it's not breaking its pattern as much as we're recognizing a unique condition. It's already different.

Not I'll entertain a motion.

I motion uh to grant the request for a reszone from R1 to R3. We have a first. We have a second motion. I'll second that motion. We have a first and second motion. All those in favor? I. Can we just go by one by one for the record?

I uh nay. Well, I'm opposed to it, right? Okay. What was that tonight? I She said I

come back. All right. This is a tough situation, but I think because it's a unique property, um I'm going to vote I. I will also vote I and also because there was no written opposition. So, um I will vote I. just so I understand we all bull eye. We got four eyes so far. Am I correct?

Have we're still going to have the bump about the axis ingress egress. Correct. Yeah. They can work that out. Right. Right. They would have to work that out with the and it still needs to go to city commissioners. I'll vote I also

we have enough motion carries. Public hearing and action on ordinance number 235-2026-00005 to reszone from residential single family R1 to residential transition R3 to allow a multif family development for lots 28 29 30 31 32 and 33 Dream Brownsville subdivision Cameron County Texas located at Bethlehem Drive Brownsville Texas 78526

uh yes so this request is to reszone uh from residential single family R1 to residential transition R3 for a multif family development. Uh this case was not presented to the planning and zoning commission. It was actually tabled at the developer's request. Um we did, if you recall at that meeting, we did have one neighbor express concern. However, it was related to a different development that was not part of the developer uh development. Um we kept the uh the public notice sign not notifying property owners that there's a public hearing. We also resent um we also resent mailout notices to 31 property owners in a 200 foot radius and received zero opposition to the request. The surrounding area is zoned residential single family to the north, east, and west. Um there is a residential transition to the south. It is a multif family apartment complex. The property is located just north of Ruben Torres Boulevard. Uh just south of that again there's a multif family development. Uh and then to the west is a single family development. There's a better uh image of it. It's at kind of the end of a culde-sac. It is developed now. The street does exist. This is just an older aerial image. This is a proposed rendering of what the duplexes will look like. And the developer provided a site plan. Um so this is 29 units in total. Um that's um 14 duplexes and one single unit for a total of 29 units across four combined lots uh with the entrance coming off uh Bethlehem Drive. The uh developer also provided a property owners association clause that specifically states that lots 28 through 33 could be used for multif family uses. Uh this includes multi-story apartment complexes or duplexes. Um while the city does not enforce uh deed restrictions or um property owners association clauses, uh this proactively addresses residents concerns and land use predictability. Right? So whenever somebody purchases a

lot in that subdivision, there is that clause that they're made aware that those lots 28 through 33 could be used for multi-story developments, multif family including duplex uses. It is uh the department's opinion that this addresses incompat incompatibility issues and uh property owner concerns in the future uh being that people know what they're buying themselves into. This would not be considered a spot zone uh because there is an R3 district immediately to the south. Um there also um you know as Mr. Vega mentioned earlier with these uh residential adjacency requirements, a solid uh 6 to 8 foot masonary wall would be required as part of the construction to separate the R3 zoning district from the R1 zoning district to the west. The future land use plan designates the subject property as a transition central district and staff is recommending approval of the resoning request.

I'm just curious, was that on the subdivision plat? It was an amendment. and it's officially recorded with the county.

Ladies and gentlemen, this is open for public hearing. If someone would like to address this, if you'll come forward, if you'll just state your name, please. foreignch. for I

Okay. Gracias. Can someone spend some time with her to explain after the meeting how what's going to happen? Come forward. Yes, sir. up here on behalf of Kappa Homes. We're the developer and I don't know if um for the benefit of the neighbor to the back if I might speak in Spanish or should I address whichever you prefer.

Okay. zone oak. It's been approved oak and that's being developed on that vacant lot. I'm going to switch. I want to thank the commission. Um I'm here to address any questions that you guys might have. Uh we did originally have 99 lots approved for this particular 20acre plat. it was already to be platted and we decided to redevelop it. Uh because we didn't think that the area was fit for 5,000 square foot mini homes, we wanted to build a little bit larger homes. Uh we we u designed our subdivision in a matter um that would take into account um what we wanted to build at the very back. Now, to be truthful, we did not request the R3 when we first platted. We were always aware we would have to come back and present everything uh to the city. Um but we did develop and we have a letter that we presented also to um the planning and zoning team about uh from our engineer Ambiotech where we actually left all the infrastructure in place uh ready for those lots in the back to be able to connect directly into that. Furthermore, we have a 42 foot wide street which allows if you can imagine

that allows um easily four cars to be going two cars each direction. We we actually have live pictures if anybody wanted to see of 18 two 18-wheers and two cars on that street. Now, that's never going to happen, but it's just to illustrate the fact that we actually did take that into account from the very beginning. So, if you guys have any questions, I'm happy to try to answer them. Anyone have any questions?

Hi, my name is Eva Paredes. I just wanted to clarify some information. Um she she does live on the Monte Crystal. So that's the where the red line is, right?

Um so it's um she's referring to yes the construction and that they remove you know that she called the Monte um and that's where started bringing the the water. So that's her concern. So she is in the correct um you know she lives behind that that proposed land line that they're going to do. So, um she is concerned about, you know, future um what that's going to bring because she noticed that construction on Dana Road affected her area significantly. Um um so yeah, so I just wanted to clarify because I think he felt it felt to me that um he was saying that it did not pertain to that area, but it does because she lives right there on the Monte Crisisto Road.

Okay. Just wanted to clarify. Thank you. Does anybody have questions for the developer? Yeah. So, I think maybe what is happening is you guys uh added dirt, right, to raise your elevations.

We um I think it'd be easier if I could show you a picture. So we we widened there was an existing irrigation ditch um on our property uh that was that had a width of approximately I believe it was under 30 ft. So it was like 20 ft. We actually widened that donated that city that u that to the city and expanded that ditch uh by over 75 ft and and we did that obviously because it benefits the project. We raised the whole land above 21.5. So, we're very high up on the on for flood zone X trying to give give our residents, you know, the benefit of not having to have pay insurance. But also, I think I would point out and I'm very proud of this. Um, as you know, Kingsway right across the road from Dana suffers a lot from from from flooding. So we provided not the required flood uh detention, we provided more than nine times uh that required flood detention for the area. So we brought that to a place where the city really needed it. U and and again it benefited us but it also benefited all our neighbors because we brought that in to that part. And let me yeah I can show you that picture. you can there there's a whole file but uh there's more pictures of what the project looked initially and and what it is now. Um there's another copy here if you want to share on this side

in any in any case the city approved the drainage for the subdivision.

Correct. Because as Mr. Reos mentions um it complied with the minimum requirement. In this case, they did go above and beyond providing additional volume to alleviate some of the flat flooding problems that that occur in the area. Is there anything the city can do that would help with her issue? Because I think what happens is all that water is going to just keep flowing off the backside of that property, right? The the elevated property.

I understand that. But is there anything that drainage wise that would help them out or is that a question for another department? Well, it the question is for another department, but just something to point out or something to consider. There's still the site review process. Whenever they build on these lots because of the size, the combined size, they will be required to alleviate or to uh propose all of the runoff towards the the street towards Bethlehem Drive. the the drainage or the runoff cannot incline or slope to the rear into other properties. Aside from that, as we mentioned, as part of the residential adency requirements, they're required to put a block wall. So, there's going to be a block wall along that rear property line. Um this again would be a question more for engineering and if approved tonight it would move to city commission and at city commission engineering uh does uh present themselves. They they're in attendance of the meeting for any concerns that appear during the meeting related to flooding. So, if it does get approved tonight, I would encourage the the the neighbor to also attend city commission and express her concerns there. That way, the city engineer can directly address the their concern. And and also just to provide additional context, it would be similar to a situation we had last year on Denn Road with traditional estates. It wasn't so much traditional states for a long time had suffered uh flooding problems uh and they were concerned that the proposed subdivision across the street to the

south of Denon was going to increase that issue. Um but again it perhaps it's a little bit of a difficult uh topic to discuss or technical but in this in that situation in the same way as it is in this situation there's uh two completely different runoff directions. one goes to the east and one goes to the west because of the way that it's designed to drain this at least this proposed subdivision on Bethlehem drive it drains towards Dana and the other subdivision well it should drain to the to the west

I'm intimately intimately um I know my neighbor's project because it's in our interest so if I could I can answer what I know and the fact is the neighboring lot um is bigger than ours we're 20 acres are about 40 acres. They're raising currently they're bringing in dump trucks which was one of the concerns from our last meeting. They they're bringing in a lot of fill because they're trying to raise that. So that will they will be giving that land gradient so that it's right now it is true that it's kind of accumulates water towards the back. Again, this is not our land. This is our neighbors land. But in their project, they are connecting into Dana. And I think Martin, you know, that they've just they've been ripping up Dana right now because they're putting in um RC, you know, very very large um reinforced concrete pipes to connect to the uh drainage district. It's a very large canal, Martine. I don't know the one that's a little bit farther north,

right? It's a North Main drain canal. But again, that's not our land. I just know a little bit about the project. Could the developer real quick just could you speak to the um so the only access point for the entire development is Bethlehem,

right? And so do did you account especially for the traffic concerns there given that's quite a bit of a few units we're going to be putting there at the end. Um the the I don't know if you still have a a copy, but I can send you. The original project that was approved for us had uh 99 lots with a street that was 30 30 foot wide or something. Right now we have a 42 foot wide. So we went even wider than what we had approved. And the units that we currently have plus the units is still 10 under what we had before. So we didn't only account for it. We actually built even wider to to to uh take that into consideration.

Thank you. Any other questions? If not, I'll entertain a motion to close public hearing. I'll make a motion to close close public hearing. I second. Second. We have a first and second motion to close public hearing. All those in favor? I I All those opposed? Motion carries. What is the wish of the commission? As per staff's recommendation and the HOA notifying, make a motion that we approve this. I'll second. We have a first and a second motion to approve. All those in favor? I.

All those opposed? Motion carries. I just wanted to make sure that the residents that had the concern heard what he said about going to city and bringing up those concerns because I think that block wall that they're going to put up might help with that issue. Um and then yeah, just raise it and and make sure the city engineer understands your concerns. They can help you out. Okay.

And also just to point out the city commission meeting is on April 21st uh which is uh two Tuesdays from now. Public hearing and action an ordinance number 235-2026-007 to reszone from residential estate RE to commercial corridor CC to allow an HVAC office and warehouse for 4.526 acres of land gross more or less out of block 180 Elhardin subdivision Cameron County Texas located at 2500 Dr. for Hugh Emerson Road, Brownsville, Texas 78526.

Thank you. As mentioned, this property is currently zoned a residential estate and is requesting a change of zone to a corridor commercial district. The purpose uh behind that request is to establish an HVAC office and warehouse use and currently this property fronts Dr. Hugh Emerson Road. We did send a notice of this public hearing both for this PNZ meeting and the city commission meeting that will come uh later this month. As per state law, we also put a physical sign at the property letting the neighbors there know about this public hearing. This is a buffer map showing the uh the radius where we send 31 mail outs to the property owners there. We received zero written letters in opposition in return. This is the zoning map showing the different zoning districts that surround uh this property. South is actually outside of city limits, but north is an R1 single family district. uh west is R3 for transitional uh residential district. Uh RE is also on the east side or the east boundary of this property. And as we can see on the northeast there is a light industrial district and a corridor commercial district. Further east is also an R1 and an R3 uh both for R1 single family residential and R3 for transitional uh district. This is an overall map showing what the uses that surround it. It's either undeveloped. There are scattered single family uses, but immediately uh east and west of this property are some religious land uses uh for churches that congregate there.

This is a map showing the ride of way uh that immediately abuts this property there at Ruben M Torres. It is dedicated for a 120 ft of ride rightway width. And sorry to interject. Yes, I apologize for the um wrong street name. We'll make that correction. It's Dr. Hugh Emerson. Sorry, that is Dr. Hugh, correct? Thank you.

This is a rendering, a 3D rendering of what that HVAC office or warehouse would be. uh the store or the use would have a storefront or office as you immediately go in and the warehouse component would be for storage of inventory only. So within the corridor commercial district there isn't any workshop activity that is permitted. No assembly is permitted either. Uh it can't be used as a salvage yard uh or storage of raw materials or parts. it could only store uh inventory that is ready to be sold or transported to another site. So very similar to how many of our Walmarts or uh supermarkets work where they have their front uh retail and then they have a large uh storage component in the rear. This is a proposed site plan that came in prior to the reszone request. When staff analyzed the request, we found that it was consistent with the comprehensive plan and the future land use plan for this area. So therefore, staff is recommending approval to reszone the res from residential estate to corridor commercial district. Anyone in the audience that would like to speak on this topic?

Make a motion to close public hearing. We have a first second motion to close public hearing. All those in favor? I. All those opposed? Motion carries. Do we have additional questions, comments? I'll make a motion to approve as per staff's recommendation. Seconded. We have a first second motion to approve. All those in favor? I. All those opposed. Motion carries. I'll make a motion to adjourn today's meeting. We have a first and second motion to adjourn today's meeting. All those in favor? I

I. All those opposed. Motion carries. 658 meeting adjourned. Thank you. Heat. Heat.