PRESENTER: Presenter
Jean Drew, AICP, CNU-A, Planning and Development Services Assistant Director
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SUBJECT: Title
Public hearing and first reading of an ordinance to amend Chapter 144 regarding RVs on large acreage agriculturally zoned lots.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ALL
BACKGROUND INFORMATION:
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Case No: |
ORD24-218 |
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Staff Contact: |
Amanda Mushinski, CNU-A |
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(830) 221-4056 | amushinski@newbraunfels.gov <mailto:amushinski@newbraunfels.gov> |
Under the current zoning ordinance, the use of Recreational Vehicles (RVs) as permanent residences is not permitted in APD zones. This restriction has been in place to ensure that residential structures meet building and safety codes designed for long-term habitation. However, there has been an increasing demand from New Braunfels citizens for alternative housing options, including the use of RVs in rural areas where traditional housing may not be readily available or affordable. Specifically, families who own large agricultural properties are requesting it as an option for young members of the family transitioning into independence, and for family members looking for aging in place housing. The desire for alternative options to include the use of RVs has been specifically requested by residents for consideration.
ISSUE:
The proposed ordinance amendment seeks to address the growing need for flexible housing solutions by allowing a Recreational Vehicle (RVs) on APD-zoned lots of 5 acres or more (limited to no more than one RV per lot).
Some key provisions of the amendment include a lot size requirement, where only lots that are 5 acres or larger and zoned APD will be eligible. Adequate sanitation and waste disposal systems must be in place, including a connection to a septic system or another approved waste management solution. The RV must have access to potable water and a reliable power source and must comply with all related city regulations. While RVs are not required to meet the international residential building codes, they must comply with basic health and safety standards, including fire safety requirements.
The rationale for the amendment is straightforward. It addresses housing affordability by allowing more housing options in rural areas where traditional housing may be too expensive. Additionally, it provides flexibility by offering living arrangements for individuals of all ages who may be transitioning between permanent homes or who prefer a mobile lifestyle. Moreover, it promotes land use efficiency by making effective use of large rural properties that may not be fully utilized. Because of the limited number of APD lots that are 5 acres in size or greater, this amendment should have a minimal impact on surrounding properties, while providing an affordable housing option.
The proposed ordinance amendment would be 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 3.16: 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.
• Action 3.31: Adopt policies and ordinances supportive of workforce housing, creating opportunities that make investment in workforce housing more feasible for private and nonprofit developers.
• Aging in Place concept under the Activate Neighborhoods Strategy.
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. The proposed ordinance amendment provides a balanced approach to addressing the demand for alternative housing options while ensuring that health, safety, and environmental standards are upheld. It addresses many strategies and actions in the comprehensive plan.
The Planning Commission held a public hearing on August 7, 2024, and recommended denial (5-2-0). The concern seemed to be based on public input about the proliferation of RVs, however the proposed amendment includes limitations on lot size and numbers.
Resource Links
• Chapter 144, Sec. 3.4-1 (APD) 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. 4.2 (Land Use Matrix) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIVUSRE_S144-4.2LAUSMA>