PRESENTER: Presenter
Applicant: Levi Wintz
Owners: Kuehler Road Ltd. & Coco Lane Ltd.
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SUBJECT: Title
DCP26-147 Public hearing and recommendation to City Council to rezone approximately 4 acres out of the John Thompson Survey Number 21, Abstract 608, and 1.14 acres out of the Coco Subdivision, Lot 1, at the request of Levi Wintz, on behalf of Kuehler Road Ltd. & Coco Lane Ltd., from R-2 (Single-Family and Two-Family District) to the Kuehler Court Planned Development District (KCPD), currently addressed at 1842 Kuehler Avenue.
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DEPARTMENT: Neighborhood & Community Planning
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COUNCIL DISTRICTS IMPACTED: 6
BACKGROUND INFORMATION:
Case No: DCP26-147
Applicant:
Levi Wintz, The Wintz Company
(208) 596-7690
Owners:
Kuehler Road Ltd. & Coco Lane Ltd.
(208) 596-7690
Staff Contact:
Mary Lovell, AICP, CNU-A, Senior Planner
(830) 221-4051 | mlovell@newbraunfels.gov
The overall subject property is approximately 5.1 acres comprised of two parcels located near the corner of Kuehler Avenue and Coco Lane, approximately one tenth of a mile from Camp Comal and about one half of a mile from the intersection of South Seguin Avenue and IH-35. The subject property is bordered by residences to the north, east and west, with 13 acres of undeveloped land to the south. Surrounding zoning is R-2 in all directions.
The Planned Development (PD) District allows development flexibility that creates opportunities for high-quality design and ensures compatibility with surrounding development. It allows applicants to create a design and establish standards that often go over and above typical zoning requirements to result in creative and innovative designs. As part of the request, in accordance with the adopted PD procedures the applicant submitted a Concept Plan and accompanying Development Standards that establish the framework for future development of the property.
If approved, a follow-up Detail Plan will be required for review and approval by the Planning Commission prior to issuance of building permits. The property must also be platted in accordance with the city’s applicable subdivision platting standards prior to development.
ISSUE:
The applicant is requesting a PD consisting of a maximum of 42 single-family residential units on small, platted lots with development standards that are specific to the project. The development standards are intended to support smaller setbacks, shared open space, and clustered parking areas for efficient use of space. The applicant is proposing to utilize permeable paving materials for the internal drive areas to reduce stormwater runoff, increase groundwater infiltration, and minimize the heat island effect.
The applicant further states that the request is intended to create a development pattern that is compatible with the character and density of the surrounding residential neighborhoods, which consist of detached single-family homes.
Under the current R-2 zoning district, it is estimated that the property could be developed with up to 26 duplexes (52 dwelling units), with the potential for an additional 26 accessory dwelling units (ADUs), for a total maximum yield of 78 dwelling units, subject to meeting all standard development requirements. The proposed PD would limit the site to single-family residences only at a lower overall density and intensity than could occur under the current zoning regulations on the property.
Traffic Impact Analysis (TIA): Per adopted ordinance, if a TIA is required, it will be conducted at the Subdivision Platting and/or Building Permit stage, as applicable.
Drainage: Per adopted ordinance, if a drainage study is required, it will be conducted with the Public Infrastructure Construction Plan approval process and/or Building Permit stage, as applicable.
COMPREHENSIVE PLAN REFERENCE:
The request aligns with the following goals and policies of 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 3.3: Balance commercial centers with stable neighborhoods.
• Action 3.6: Pro actively provide a regulatory framework that remains business and resident friendly.
• 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 3.16: Review and revise regulations that inadvertently inhibit creative housing options or workforce housing alternatives.
• Action 3.30: Encourage and incentivize workforce/affordable housing to attract new workforce entrants and young families.
Future Land Use Plan: The subject property is located within the Dunlap Subarea near an existing outdoor recreation center and near a scenic river corridor.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☒Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☒Community Well-Being ☐N/A
• Economic Mobility - Increase the number of new affordable housing units produced each fiscal year.
• Enhanced Connectivity - Implement improved local and regional public transportation services to connect the community to employment, education, healthcare, recreation and other destinations.
• Community Well-Being -Develop capital and staffing investments that improve safety, reduce heat islands, and encourage transportation modes that support healthier lifestyles and exercise such as biking, walking and running.
FISCAL IMPACT:
The Land Use Fiscal Analysis (LUFA) recommends prioritizing infill and contiguous development patterns that utilize existing infrastructure and public services efficiently. The subject property is surrounded by existing residential development and located within an area that can be served by existing infrastructure. The proposed PD would allow additional housing opportunities at a lower development intensity than allowed under the existing zoning district.
Recommendation
RECOMMENDATION:
The request provides the following benefits compared to development under the existing R-2 zoning district:
• lower intensity than could otherwise be permitted by right,
• a cottage-style addition to the community that offers common open space areas that promote neighborly living on individually owned lots,
• development that is compatible with the surrounding neighborhood,
• community housing type variety, and
• reduced impervious cover.
Staff recommends approval of the Kuehler Court Planned Development due to its consistency with the goals of Envision New Braunfels, the Strategic Plan and the Land Use Fiscal Analysis (LUFA), which encourage infill development, a variety of housing products and efficient use of the existing infrastructure and land.
If approved, staff recommends that the applicant specify the base zoning district of R-1A-6.6 (Single-Family District) and include it within the Development Standards exhibit to comply with the requirements of Section 144-3.5-3, which states that the regulations of the underlying base zoning district shall apply unless specifically modified by the PD.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 34 properties within 200 feet of the request. As of the date this agenda was posted, one response in favor and one response in opposition has been received.
Code of Ordinances Sec. 144-2.1 Changes and Zoning Amendments:
(b) Considerations for approving or denying a zoning change. In making a determination regarding a requested zoning change, the planning commission and the city council shall consider the following factors:
(1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned, and their relationship to the general area and to the city as a whole;
(2) Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers, and other utilities to the area;
(3) How other areas designated for similar development will be, or are likely to be, affected if the proposed amendment is approved;
(4) Any other factors that will substantially affect the public health, safety, morals, or general welfare; and
(5) Whether the request is consistent with the comprehensive plan.
Resource Links:
• Chapter 144, Sec. 3.3-2 (R-2) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI>
• 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>