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 PROPOSED ZONING DISTRICT CAUSES STIR ON ISLAND
By LOGAN HAWKES
Port Isabel-South Padre PARADE
The South Padre Island Planning and Zoning Commission played host to an overflow crowd of concerned citizens last week as residents, developers, and business officials crowded into city hall chambers Thursday afternoon to participate in a public hearing over a measure that would recommend a new zoning district on the Island, effectively limiting construction in that zone to three story residential buildings, and to hear from developers who were asking the Commission for support of the proposed Laguna Galleries & Marina Resort complex on Gulf Blvd.
While local businessman and developer Lance Mullins' resort development presentation and call for support dominated the first part of the meeting, it was a proposed new zoning district that captured the attention of the large crowd that had assembled, forcing city workers to open up a partition to allow for an overflow crowd. About 120 people had come to hear about how a proposed new district would affect their property.
City attorney Paul Cunningham was quick to point out to the crowd that Thursday's meeting would not affect zoning changes on the Island.
“There's not going to be any change in the zoning ordinances that comes out of this meeting. Only the Board of Aldermen have that authority. This is simply a public hearing designed to help this commission develop a recommendation on the issue to take back to the (aldermen) Board,” Cunningham told the crowd. 
But the crowd had come to express their confusion and in hopes of understanding how such a new district would affect their homes, businesses, and property values.
The issue involves the development of a new zoning district on the Island that would, effectively, limit height construction of residential dwellings within the new district's boundaries. It could also limit new construction to single family dwellings and limit the development of condo and multi-family developments within the district's boundaries.
The measure, which in one form or another has been employed by many communities across the nation, is designed to limit population density in a specific residential area. The zoning requirements of the proposed district would also help to eliminate homeowners getting “surrounded by multi-story, multi-family developments”, a measure that limits the view for homeowners and makes access more difficult.
But citizens both for and against the measure wanted to voice their concerns to the Commission and to ask their questions, resulting in occasional crossfire from the Commission table to property owners in attendance. At one point, frustrated that those wanting to make comment would not follow the proper procedure, one commissioner called for the presence of a law enforcement officer to help control the crowd.
That incident happened when a question was fired from the floor to the commission, who repeatedly had told those wanting to speak that they must come to the podium at the front of the chamber and state their name and address for the record. The property owner who asked the question argued that the commission could hear her question from the floor of the chamber, at which time an officer was called to the room. The incident, however, was diffused when the property owner approached the podium and complied with the rules of order.
Another citizen, Dennis Sanchez, who said he represented a client that might be affected by the creation of this new district, spoke against the measure.
“My client purchased three lots a few years back with the intent of developing multi-family structures as an investment project. If this district were to be imposed on his property, he would not only lose that opportunity to develop, he would be stuck with three lots he doesn't want. Given the state of the economy, development capital is tight right now, so he probably won't develop the property for another year or two. Under this district zoning, he wouldn't be able to at all,” Sanchez said.
Sanchez requested the commission - and aldermen - consider extending a development grace period, “maybe two years” to give investors the chance to complete development plans before the proposed new district rules took effect.
But other comments from the audience were offered in support of the idea of a special district. Property owner Davis Rankin told commissioners an ordinance limited population density is “overdue”, and that he favors the creation of the new district.
Others wanted to know more about where such a district would be located and whether their property would be involved.
“We need to know what areas are going to be involved. You're asking us to give input (in the hearing) on something we don't know anything about,” said Doyle Wells.
Local developer and real estate broker Troy Giles said he also needed more information.
“I'm not saying I'm against this district idea. Maybe I am just confused. How do you meet requirements for more landscaping, open areas and parks if you simply limit the height of a building…” he asked.
The measure will now go before the Board of Aldermen along with minutes of the hearing and the P&Z Commission's recommendation.
In the other hot issue of the day, developers of the Laguna Galleries & Marina Resort were on hand to provide an update to the Commission on development progress. The multi-million dollar resort development includes a planned four-star hotel and spa, a high-rise condominium center, a full service marina, a boardwalk for retail shops and open area to accommodate large crowds and outdoor venues.
Architect Sam Listi and Developer Lance Mullins, among others, presented artist drawings and offered a recap on progress of the project that would stretch from Whiting Street to Amberjack Street on Laguna Blvd. Mullins wanted a general vote of approval from the Commission that they favored the project before he completes his investment financing for the project.
The board was reluctant to offer more than a general consensus that the project was a favorable one without knowing more information and seeing more detailed development plans. Mullins argued that final plans would not be ready for some time and that he would expect there could be many changes as the project develops. He said he intends to submit those plans “at the appropriate time before development”, but was seeking a general agreement from the Commission so that he could take that information forward to banks and investors.
“This could help speed the process of tying down the elements needed to reach the final planning stage and to get the appropriate plan before you for consideration,” he said.
The Commission agreed the project, at this point, was generally considered favorable to the community, but failed to provide any official development approval until a required detailed plan is submitted for official review.
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