Planning Commission · 5:30 PM · Council Chambers
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Journalist
HighHigh significance — major decision, large financial impact, or broad community effectItem #12 (File 26-1216, ZN9151) passed despite a staff recommendation of denial — the clearest anomaly on the agenda. The same applicant, MVR Construction, Co. Co Inc., has two Greenwood Drive rezonings moving in opposite directions on the same street in District 3, which is the pattern worth reporting.
Resident
HighHigh significance — major decision, large financial impact, or broad community effectIf you live along Greenwood Drive in District 3, the character of your block is changing in both directions. Item #12 rezones property at or near 6201 Greenwood Drive from single-family to neighborhood commercial over a staff recommendation of denial, while item #11 at or near 5514 Greenwood Drive converts commercial land back to single-family with a PUD overlay.
Developer
MediumMedium significance — notable action worth trackingSeven plats covering roughly 100 acres cleared the Commission, concentrated in the Rand Morgan Road corridor in District 1 and the Graham Road/Waldron Road area in District 4 — confirmation of where entitlement activity is absorbing capacity. The Beachfront Construction Certificate in item #2 sets the practical standard for coastal single-family work: one-for-one dune replacement plus revegetation.
Lobbyist
MediumMedium significance — notable action worth trackingThe Commission stage is closed on both Greenwood Drive rezonings and the FY 2027 CIP; the live venue is now City Council. The most contestable record is item #12, where the Commission passed a rezoning over a staff recommendation of denial — a divergence that gives both proponents and opponents something to work with at Council.
32 items(10 procedural hidden)
(e.g., Approved, Denied, Held)
(e.g., Hearing Closed, Corrected, Referred)
AI-generated summaries. Click to expand for original text.
#1The Planning Commission shall be responsible to and act as an advisory body to City Council; shall review and make recommendations to City Council regarding the adoption/implementation of a comprehens
#IIThe Planning Commission will recess to convene the Beach Dune Committee meeting. After the adjournment of the Beach Dune Committee, the Planning Commission meeting will resume.
#IIIConvene Beach Dune Committee (Planning Commission)
#VIApproval of Absences: Vice Chairman Munoz (3.18.2026 meeting)
#1Draft meeting minutes of the Beach Dune Committee for its March 18, 2026 meeting.
#VIIIConsent Public Hearing Discussion and Possible Action (Item A)
#APublic Hearing - Beachfront Construction Certificate for a property located at or near 106 Beach View Drive.
#2Request by EMMBH LLC for a Small-Scale Beachfront Construction Certificate (Case No. BD9253) to install a 287-cubic-yard compensatory dune with 5,090 square feet of dune vegetation, mitigating dune impacts from construction of a single-family structure under a 2021-approved certificate. Staff recommends approval.
#XIAdjournment of Beach Dune Committee
#XIIReconvene Planning Commission Meeting
#XIVApproval of Absences: Commissioner Teichelman (7.22.2026 meeting)
#3Draft minutes from the July 22, 2026 meeting presented for review and approval.
#XVIDiscussion and Possible Action: Election of Chairman and Vice Chairman
#XVIIConsent Public Hearing: Discussion and Possible Action (Item B & C)
#23Untitled
#BPlats
#4Preliminary plat approval request for Royal Oak South Unit 2 and Unit 3, a 47.15-acre subdivision in District 1 located at 1621 Rand Morgan Road, west of Rand Morgan Road and south of Swedish Oak Drive.
#5Consideration of a replat (PL9328) of Northwest Estates Lots 1A & 1B, Block 9, comprising 4.21 acres located at 14702 Northwest Boulevard in District 1.
#6Consideration of the final plat PL9247 for Graham Road Commercial Center, Lots 1, 2, & 3, Block 1, comprising 2.25 acres in District 4 near 449 Graham Road.
#7Consideration of the final plat PL9248 for Graham Road Commercial Center, Lots 1 & 2, Block 2, comprising 2.25 acres in District 4 near 401 Graham Road.
#8Final plat approval for Royal Oak South Unit 2, a 22.15-acre subdivision in District 1 located at 1621 Rand Morgan Road, west of Rand Morgan Road and south of Swedish Oak Drive.
#9Final plat approval for Royal Oak South Unit 3, a 22.15-acre subdivision in District 1 located at 1621 Rand Morgan Road, west of Rand Morgan Road and south of Swedish Oak Drive.
#CPlat-TIme Extension
#10Final plat approval for Graham Estates, a 20.00-acre subdivision generally located at 801 Graham Road, south of Graham Road, north of Don Patricio, and west of Waldron Road.
#XVIIIPublic Hearing: Discussion and Possible Action (Item D)
#11Zoning Case No. ZN9079 requests rezoning of property at or near 5514 Greenwood Drive from "CG-2" General Commercial District to "RS-4.5/PUD" Single-Family 4.5 District with a Planned Unit Development Overlay. Staff recommends approval, with a penalty not to exceed $2,000 for violations.
#12Ordinance for Zoning Case No. ZN9151 requested by MVR Construction Co Inc. to rezone property at or near 6201 Greenwood Drive in District 3 from "RS-6" Single-Family 6 District to "CN-1" Neighborhood Commercial District with a Special Permit. Staff recommends denial.
#XIXPresentation: Budget Department
#13Presentation of the proposed FY 2027 Capital Improvement Program (CIP) Budget to the City Council.
#XXDirector's Report
#XXIFuture Agenda Items
#42Persons with disabilities who plan to attend this meeting and who may need auxiliary aids or services are requested to contact Jessica Martinez, at 361-826-3202 or jessicam2@corpuschristtx.gov, no lat
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