PRESENTER: Presenter
Applicant/Owner: Denyse & Logan Parker
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SUBJECT: Title
SUP23-284 Public hearing and recommendation to City Council to rezone 0.468 acres out of Oak Cliff Estates Subdivision, Grandview Addition, Lot 25 & Part of Lot 26, from R-3 (Multifamily District) to R-3 SUP (Multifamily District, with a Special Use Permit for Short-Term Rental of a Residence), currently addressed as 683 Floral Circle.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 3
BACKGROUND INFORMATION:
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Case No: |
SUP23-284 |
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Applicant/Owner: |
Denyse & Logan Parker |
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683 Floral Circle |
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New Braunfels, TX 78130 |
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(210) 387-7386 | laparker96@gmail.com |
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Staff Contact: |
Amanda Mushinski |
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(830) 221-4056 | amushinski@newbraunfels.gov |
The subject property is approximately 0.5 acres located on the southwest corner of Floral Ave and Floral Circle, approximately 700 feet northwest of the intersection of Floral Ave and N. Walnut Ave, and about 4 blocks west of Landa Park.
The 1960s residence is 2,451 square feet in total interior livable area with 4 bedrooms and 3 bathrooms. This Special Use Permit (SUP) application is proposed to allow the short-term rental (STR) of the existing home.
Per the Zoning Ordinance, the maximum occupancy of a STR with a total of 4 bedrooms and 3 bathrooms is 10 occupants, and the minimum off-street parking is 4 spaces. There is sufficient room to accommodate the minimum parking requirements.
Surrounding Zoning and Land Use:
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North |
Across Floral Cir: R-3 |
Single Family Residence |
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South |
Across Floral Ave: R-3 |
Single Family Residence |
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East |
Across Floral Ave: R-2 |
Single Family Residence |
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West |
R-3 |
Single Family Residence |
ISSUE:
The proposed rezoning to apply the Special Use Permit is consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land-use patterns.
• Action 1.14: Ensure regulations do not unintentionally inhibit the provisions of a variety of flexible and innovative lodging options and attractions.
Future Land Use Plan: The subject property is located within the New Braunfels Sub Area, near existing Civic, Education, Market, Outdoor Recreation, and Tourist Centers, and near a proposed Outdoor Recreation Center.
Short-term rental standards in the Zoning Ordinance help to ensure proper measures are in place to protect public health, safety, and neighboring properties. If this rezoning request is approved, short-term rental registration and online payment of hotel occupancy taxes are required. Also, the project must comply with all other City Code standards.
There is currently 1 approved short-term rental SUP and 1 active short-term rental within one-half mile of the subject property.
FISCAL IMPACT:
The property will be subject to local and state hotel occupancy tax (HOT) if approved.
Recommendation
RECOMMENDATION:
Staff recommends approval with the following conditions:
1. The residential character of the property must be maintained.
2. The property must comply with the approved site and floor plans. Any significant changes to the site plan or floor plan will require a revision to the SUP.
Mailed notification as required by state statute:
Public hearing notices were sent to 17 owners of property within 200 feet of the request. To date, the city has received responses representing 4% in opposition.
Resource Links:
• Chapter 144, Sec. 3.3-3 (R-3) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.3ZODIREPRZOPRJU221987>
• Chapter 144, Sec. 3.6 (SUP) of the City's Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeld=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.6SPUSPE>
• Chapter 144, Sec. 5.17 (Short-term Rental) of the City's Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTVDEST_S144-5.17SHTEREOC>