Presenter
Presenter
Christopher J. Looney, Director of Planning & Community Development
Contact Info
clooney@nbtexas.org
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SUBJECT:
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Public hearing and consideration of the first reading of an ordinance regarding proposed amendments to the Code of Ordinances, Chapter 144, Zoning, amending: Section 2.2, Zoning Board of Adjustment (ZBA); Section 5.1, Parking, Loading, Stacking and Vehicular Circulation; and, Section 7.1, Fee Schedule.
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BACKGROUND / RATIONALE:
Case No.: CS-17-026
Council District: All
Applicant: City of New Braunfels
Staff Contact: Matthew Simmont, Planner
(830) 221-4058
msimmont@nbtexas.org
New Braunfels' Zoning Ordinance requires all parking to be provided on the same lot or parcel of land as the structures they are intended to serve, unless a special exception is granted by the Zoning Board of Adjustment (ZBA). The ZBA may grant the exception if the criteria within the off-site parking section are met. The off-site parking section provides specific, measurable requirements without discretionary consideration. Staff reviews such requests and prepares a report detailing compliance for ZBA consideration.
Since the off-site parking standards are specific and measurable and staff is already reviewing for compliance, staff recommends the approval of such arrangements be conducted administratively, removing of the need for ZBA consideration. Administrative approval will allow for more efficient processing of such requests and reduce agenda costs associated with board meetings.
The proposed amendment also extends the proximity of the location of the off-site parking to 800 feet instead of 400 feet. Best practices for pedestrian walksheds, a 5 minute walk, is ¼ mile or 1,320 feet. The proposed distance of 800 feet equates to an approximate 3-minute walk. This should facilitate more shared parking lots in lieu of multiple small parking lots which typically have higher maintenance costs and increase voluntary compliance on non-conforming properties.
The proposed ordinance makes the following changes to Chapter 144, Zoning to streamline the process, allowing for administrative review and approval of off-site parking while protecting the public health, safety, and welfare.
• Moves Sec. 2.2-4(b), Off-site Parking ZBA Special Exception, to Sec. 5.1 Parking, Loading, Stacking and Vehicular Circulation
• Amends the Off-site Parking section to clarify the regulations, extend the distance allowed for off-site parking to 800 feet and remove the requirement for a Special Exception consideration by the ZBA.
• Adds an entry in the Section 7.1 fee schedule, shifting the $250 application fee from the Zoning Board of Adjustment.
ADDRESSES A NEED/ISSUE IN A CITY PLAN OR COUNCIL PRIORITY:
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Yes |
City Plan/Council Priority: 2006 Comprehensive Plan Pros and Cons Based on Policies Plan |
Pros: |
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Goal 6: Refine or add zoning requirements to be compatible with the community's overall intentions and the best interests of the community as a whole. Objective A: Review existing zoning ordinance and subdivision regulations and make appropriate and timely recommendations. Goal 16: Update and streamline regulations to reduce regulatory complexity, to encourage both economic development and quality of life, and to control administrative and development costs. |
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Cons: |
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None. |
FISCAL IMPACT:
None; the same fee presently charged for the Special Exception would be applied for the administrative review and authorization.
Recommendation
COMMITTEE RECOMMENDATION:
The Planning Commission will meet on October 4, 2017 to hold a public hearing on the proposed ordinance changes. Information on the discussion and recommendation will be provided during the October 9, 2017 City Council meeting.
STAFF RECOMMENDATION:
Staff recommends approval. The proposed changes will facilitate reasonable shared parking within the community. The amended regulations remove ZBA oversight and clarify guidelines for reviewing and approving alternative parking arrangements which will encourage compliance with parking standards.
Attachments:
1. Proposed changes
2. Ordinance