PRESENTER: Presenter
Applicant: Killen, Griffin & Farrimond PLLC, James B. Griffin
Owner: Matthew T. Goles
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SUBJECT: Title
SUP23-265 Public hearing and recommendation to City Council to rezone 0.38 acres out of New City Block 4071, Schneider Addition, Lots 7 & 8, from SND-1 (Special Neighborhood District-1) to R-3L (Multifamily Low-Density District) currently addressed at 605 South Santa Clara Avenue.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 1
BACKGROUND INFORMATION:
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Case No: |
SUP23-265 |
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Applicant: |
Killen, Griffin & Farrimond PLLC |
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James B. Griffin |
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10101 Reunion Place, Suite 250 |
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San Antonio, TX 78216 |
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(210) 960-2750 | james@kgftx.com |
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Owner: |
Matthew T. Goles |
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739 Encino Dr |
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New Braunfels, TX 78130 |
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Staff Contact: |
Amanda Mushinski |
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(830) 221-4056 | amushinski@newbraunfels.gov |
The subject property is 0.38 acres (approximately 16,700 square feet) located on the northeast corner of Butcher St and S. Santa Clara Ave, approximately 400 feet northwest of the intersection of Business 35 and S Santa Clara Ave, and approximately ¼ mile northeast of the intersection of S Walnut Ave and Business 35.
In August and September of 2023, the applicant originally requested a change in zoning from SND-1 (Special Neighborhood District-1) to R-3L SUP (Multifamily Low-Density District with a Special Use Permit for Multifamily).
The SUP was necessary at the time because the proposed R-3L base zoning allows a maximum of 12 units per acre or 4.5 units for the subject property in its current configuration. The R-3L base zoning also requires the setback from the one- or two-family property line to be at least 20 feet plus one foot for each foot of building height over 20 feet.
The applicant’s original submittal indicated the purpose of the change in zoning with the SUP was to allow for the construction of a multifamily development consisting of 8 units and relief from the residential setback requirement.
The applicant has revised their request to change the base zoning district only from SND-1 (Special Neighborhood District-1) to R-3L (Multifamily Low-Density District), with the intention of constructing a maximum of four units.
Surrounding Zoning and Land Use:
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Across Butcher St: SND-1 |
Single-Family Residences |
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South |
Across Santa Clara Ave: SND-1 |
Single-Family Residences |
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East |
SND-1 |
Multifamily and Single-Family Residences |
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West |
Across Butcher St: SND-1 |
Single-Family Residences |
ISSUE:
The applicant’s submittal indicates the purpose of the change in zoning is to allow for the construction of a small multifamily development.
R-3L would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 1.6: Incentivize infill development and redevelopment to take advantage of existing infrastructure.
• 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 3.30: Encourage and incentivize workforce/affordable housing to attract new workforce entrants and young families.
• Action 3.31: Adopt policies and ordinances supportive of workforce housing, creating opportunities that make an investment in workforce housing more feasible for private and nonprofit developers.
Future Land Use Plan: The subject property is located within the New Braunfels Sub Area, within the Transitional Mixed-Use Corridor, near existing Civic, Education, Employment, and Tourist Centers, and proposed Market Centers.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
The subject property is near residential and commercial uses and Business 35. The property is well situated to provide a missing middle housing option such as a duplex, triplex, and quadplex. Therefore, staff recommends approval of the base zone change from SND-1 to R-3L.
The applicant requested a postponement during the August 1, 2023, Planning Commission meeting. The Planning Commission approved postponing the item to the September 6, 2023, Planning Commission Meeting (6-0-0).
The applicant requested a postponement during the September 6, 2023, Planning Commission meeting. The Planning Commission approved postponing the item to the October 4, 2023, Planning Commission Meeting (8-0-0).
Mailed notification as required by state statute:
Public hearing notices were sent to 25 owners of property within 200 feet of the request. To date, the city has received responses representing 30% in opposition.
The opposition represents 20% or more of the notification area. Pursuant to state statute, a ¾ majority of the City Council (6 votes) will be required to approve the applicant’s request unless the opposition changes.
Resource Links:
• Chapter 144, Sec. 3.8 (SND-1) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.8SPDI>
• Chapter 144, Sec. 3.4-4 (R-3L) 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