PRESENTER: Presenter
Matthew Simmont, AICP Planning Manager
Body
SUBJECT: Title
Public hearing and first reading of an ordinance to rezone approximately 7 acres out of the J Thompson Survey 21, Abstract 608, from R-1 (Single-Family District) to R-1A-4 (Single-Family Small Lot Residential District), currently addressed at 2911 Morningside Dr.
Header
DEPARTMENT: Planning and Development Services
Body
COUNCIL DISTRICTS IMPACTED: 1 & 6
BACKGROUND INFORMATION:
|
Case No: |
PZ24-0206 |
|
Applicant: |
Jacob Kondo |
|
|
10814 Jollyville Rd |
|
|
Austin, TX 78759 |
|
|
(737) 787-7705 | jacob.kondo@kimley-horn.com |
|
Owner: |
Alvin Nunez |
|
|
2911 Morningside Dr |
|
|
New Braunfels, TX 78130 |
|
|
(830) 822-7018 |
|
Staff Contact: |
Amanda Mushinski, CNU-A |
|
|
(830) 221-4056 | amushinski@newbraunfels.gov |
The subject property is approximately 7 acres in size located on the southeast side of Morningside Dr, approximately 75 feet southwest of the intersection of S Water Ln and Morningside Dr, and less than ½ of a mile from the intersection of S Water Ln and IH 35. The applicant is requesting a change in zoning from R-1 (Single-Family District) to R-1A-4 (Single-Family Small Lot Residential District).
Surrounding Zoning and Land Use:
|
North |
R-1 |
Single Family Residences |
|
South |
R-1 & R-1A-4 |
Single Family Residence & Single-Family Development Under Construction |
|
East |
R-1 |
Single Family Residences |
|
West |
Across Morningside Dr: Gardens of Evergreen PDD & R-2 |
Single Family Residences |
ISSUE:
The submitted application indicates that the proposed zoning change is intended to allow for development under the R-1A-4 zoning district which allows for development of primarily detached, single-family residences and customary accessory uses on lots at least 4,000 square feet in size.
COMPREHENSIVE PLAN REFERENCE
R-1A-4 would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 3.1: Plan for healthy jobs/housing balance.
• Action 3.13: Cultivate an environment where a healthy mix of different housing products at a range of sizes, affordability, densities, amenities, and price points can be provided across the community as well as within individual developments.
Future Land Use Plan: The subject property is located within the Walnut Spring Sub Area, near a proposed Employment Center.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☐Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
• Economic Mobility - Output: Increase the number of new affordable housing units produced each fiscal year.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
Staff recommends approval of the zoning change from R-1 to R-1A-4. The request supports balanced and fiscally responsible land use by enabling smaller, more affordable, diverse housing options complementing the surrounding residential uses. The property’s proximity to a proposed Employment Center makes it ideal for providing housing close to job opportunities, aligning with the strategic goals to increase affordable housing and support economic mobility.
The Planning Commission held a public hearing on August 7, 2024, and unanimously recommended approval (7-0-0).
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 69 properties within 200 feet of the request. As of the agenda posting date, the city has received responses representing 3% in opposition.
Resource Links:
• Chapter 144, Sec. 3.3-1 (R-1) 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. 3.4-2 (R-1A-4) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987>