PRESENTER: Presenter
Applicant: Jacob Kondo, Kimley-Horn
Owner: Alvin Nunez
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SUBJECT: Title
PZ24-0206 Public hearing and recommendation to City Council 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.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 1 & 6
BACKGROUND INFORMATION:
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Case No: |
PZ24-0206 |
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Applicant: |
Jacob Kondo |
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10814 Jollyville Rd |
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Austin, TX 78759 |
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(737) 787-7705 | jacob.kondo@kimley-horn.com |
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Owner: |
Alvin Nunez |
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2911 Morningside Dr |
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New Braunfels, TX 78130 |
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(830) 822-7018 |
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Staff Contact: |
Amanda Mushinski, CNU-A |
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(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:
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North |
R-1 |
Single Family Residences |
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South |
R-1 & R-1A-4 |
Single Family Residence & Single Family Development Under Construction |
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East |
R-1 |
Single Family Residences |
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West |
Across Morningside Dr: Gardens of Evergreen PDD & R-2 |
Single Family Residences |
ISSUE:
The submitted application indicates that the proposed zone 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.
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 and 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.
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>