PRESENTER: Presenter
Applicant: Brooke Lindholm
Owner: Drake Thompson
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SUBJECT: Title
DCP24-284 Public hearing and recommendation to City Council regarding a proposed rezoning of approximately 66 acres out of the Edwardo Hernandez Survey No.454, Abstract 263, from R-1A-6.6 (Single-Family District) to Hueco Springs Ranch Planned Development District (HSRPD), currently addressed as 392 Hueco Springs Loop Rd.
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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: |
DCP24-284 |
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Applicant: |
Brooke Lindholm |
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2000 NW Loop 410 |
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San Antonio, Texas 78213 |
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(210) 375-9000 | blindholm@pape-dawson.com |
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Owner: |
Drake Thompson |
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21232 Gathering Oak, Suite 103 |
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San Antonio, Texas 78216 |
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(210) 490-1798 | dthompson@texas-homes.com |
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Staff Contact: |
Mary Lovell |
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(830) 221-4051 | mlovell@newbraunfels.gov |
The subject property is approximately 66 acres and is located less than half of a mile from the intersection of Hueco Springs Loop Road and State Highway 46.
The applicant is requesting a change in zoning on the subject property from R-1A-6.6 to a Planned Development District (PD). The planned development district is a free-standing district designed to provide for the development of land as an integral unit for single or mixed uses that may vary from the established regulations of other zoning districts. Such a district intends to ensure compliance with good zoning practices while allowing certain desirable departures from the strict provisions of specific zoning classifications.
If the rezoning is approved for the Planned Development District, a Detail Plan (similar to a site plan) will be required to be submitted to the City and approved by the Planning Commission before issuing a building permit for the construction of the development. The property will also need to be platted before obtaining a building permit.
ISSUE:
The subject property is located approximately one-half mile from State Highway 46, a state roadway with a Principal Arterial classification. The property will have direct access from Hueco Springs Loop Road, an existing Minor Arterial with a 120-foot width right-of-way requirement. A portion of the road is included in the Regional Transportation Plan and will be realigned as shown on the concept plan. At the time of the subject property’s platting, a roadway dedication of approximately 3 acres will be required.
The planned development concept plan submitted by the applicant consists of residential, commercial, parks, and open/drainage space. The applicant indicates that the planned development will have 50 acres assigned to single-family residential lots, 1.88 acres assigned to neighborhood commercial development along the frontage of Hueco Springs Road, and 3.89 acres assigned to parks. Specifically, a 1.54-acre community park, a 1.95-acre linear park, and 0.40 acres of pocket parks are planned. Approximately 10 acres of open space will also be dispersed throughout the development to ensure adequate drainage.
The residential component of the planned development proposes a maximum of 215 single-family residential lots which results in a density of 3.53 dwelling units per acre. Four-foot wide internal sidewalks are planned as well as a 6-foot wide walking path that will create a 3,225-foot linear park. Each residential lot will have a landscape requirement of planting two, 2-inch caliper trees.
As part of this rezoning request, the applicant is also requesting a maximum block length of 1600 feet to arrange the streets and blocks to allow the linear and community parkland to be sited in the center of the development.
The area planned for commercial development will follow the design standards and use allowances included in the C-1A (Neighborhood Commercial District) described in Chapter 144.
The proposed rezoning request is consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 2.1: Sustain community livability for all ages and economic backgrounds.
• 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.
• Action 3.15: Incentivize home development that is affordable and close to schools, jobs and transportation.
• Action 3.3: Balance commercial centers with stable neighborhoods.
• Action 3.6: Pro actively provide a regulatory framework that remains business and resident friendly.
Future Land Use Plan: The subject property lies within the Hoffman Lane Sub-area near existing education and employment centers and within tourist, civic center and market center areas.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☒Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☒Community Well-Being ☐N/A
• Economic Mobility: Identify and secure a mid-to-long-term leasing or ownership opportunity for a business incubator to help foster the development of new, locally grown businesses and support entrepreneurship.
• Enhanced Connectivity: Coordinate land use with strategic investments in multimodal transportation, so residents and visitors can travel safely and easily throughout the City.
• Community Well-Being: Implement services that enhance health and well-being to improve overall quality of life for residents.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
Staff recommends approval, subject to the condition of adding a requirement for a connectivity ratio. This will help offset the proposed block length maximum of 1600 feet and enhance walkability. The connectivity ratio would provide options for walkable connections to access the proposed trails and parkland by requiring additional connecting pedestrian paths. The proposed planned development aligns with the goals outlined in Envision New Braunfels, particularly in promoting balanced land use patterns and enhancing community livability. Additionally, the proposed parks and trails align with the strategic focus on community well-being. The proposed planned development, being close to other residential developments, a thriving commercial center, and major roads will help increase economic growth, improve quality of life with quality community amenities, and expand housing options.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 22 properties within 200 feet of the request. At the time of the agenda posting, the city has received responses of opposition representing 14 percent.
Resource Links:
• Chapter 144, Sec. 3.4-2 (R-1A-6.6) 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>
• Chapter 144, Sec. 3.4-12 (C-1A) 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>
• Chapter 144, Sec. 3.5 (PDD) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.5PLDEDI>