PRESENTER: Presenter
Christopher J. Looney, AICP, Planning and Development Services Director
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SUBJECT: Title
Approval of the second and final reading of an ordinance regarding the proposed rezoning of approximately 6 acres out of New Braunfels Town Center at Creekside Phase 4, Lot 1, from M-1Ar75 AH & M-1Ar60 AH (Light Industrial District with Restrictions, Airport Overlay) to M-1Ar75 AH SUP & M-1Ar60 AH SUP (Light Industrial District with Restrictions, Airport Overlay with a Special Use Permit for Multifamily), located north of the intersection of Creekside Crossing and Sophie Lane.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 4
BACKGROUND INFORMATION:
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Case No: |
SUP23-229 |
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Applicant: |
HMT Engineering & Surveying (Matt Wells) 290 S Castell Ave. Ste. 100 New Braunfels, TX 78130 (830) 625-8555 | plats@hmtnb.com |
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Owner: |
A-L 95 Creekside Town Center, L.P. (John Leonard) 8827 W. Sam Houston Parkway N, Suite 200 Houston, TX 77040 (713) 828-8912 | jleonard@newquest.com |
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Staff Contact: |
Mary Lovell (830) 221-4051| mlovell@newbraunfels.gov |
The City Council held a public hearing on July 24, 2023 and unanimously approved the first reading of the ordinance (7-0-0).
The subject property is approximately 6 acres in area located north of the intersection of Creekside Crossing and Sophie Lane, approximately 0.5 miles south of the intersection of FM 306 (Creekside Crossing) and I-35 North. It is adjacent to an existing multifamily development to the east as well as a large commercial center, the New Braunfels Town Center at Creekside, to the north. The subject property is also located within the Creekside Town Center Tax Increment Reinvestment Zone (TIRZ) #1. A 365,000 square-foot, 128 bed, full-service hospital is located less than a quarter-mile from the subject property across Sophie Lane.
The applicant is requesting a change in zoning from M-1Ar75 AH & M-1Ar60 AH (Light Industrial District with Restrictions, Airport Overlay) to M-1Ar75 AH SUP & M-1Ar60 AH SUP (Light Industrial District with Restrictions, Airport Overlay with a Special Use Permit for Multifamily).
Surrounding Zoning and Land Use:
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North |
M1-A, MU-B |
Commercial |
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South |
M-1A, PD |
Open, Institution (Resolute Baptist Hospital) |
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East |
M-1A |
High Density Residential |
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West |
PD, M-1A |
Open |
ISSUE:
The applicant proposes the construction of a multifamily development consisting of 5-story multifamily buildings with approximately 397 units and a 6-story parking garage that will be directly adjacent to the main multifamily residential structures. The multifamily development also proposes to include an open space courtyard, a pool, clubhouse and several first floor live/work units.
The development standards under the current zoning limit building height to 35 feet and density at 24 units per acre. In the lot coverage section of the development standards, it states that the minimum total yard area requirements shall be 40 percent of the total lot or tract. In addition, the development standards also state that there shall be a minimum of 10 to 20 feet between structures, depending on the orientation of the buildings.
The applicant’s submittal indicates the purpose for the Special Use Permit request is to allow for a multifamily development with building height up to 75 feet, a density of up to 60 units per acre, removal of the lot coverage requirement and to allow no minimum distance between the main structures and a parking garage.
Since the Planning Commission public hearing held on July 5, 2023, the applicant has provided information regarding proposed on-site parking spaces to serve the multifamily development. The applicant proposes providing 1.64 parking spaces per dwelling unit for a total of 653 spaces. Under current standards, one-bedroom units require 1.5 parking spaces per unit and two-bedroom units require 2 parking spaces per unit. The proposed development consists of 242 one-bedroom units and 155 two-bedroom units and would require 673 parking spaces under current standards. Therefore, the proposed 653 parking spaces is a decrease of 20 parking spaces compared to the parking spaces required under current standards.
The applicant’s requested SUP 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.
Future Land Use Plan: The subject property is located within the Oak Creek Subarea and within existing Civic, Education, Employment, Market, Medical and Tourist Center Areas.
If approved, in addition to compliance with all building, fire, drainage, traffic, driveway, landscaping, etc. codes, the development will also need to comply with Federal Aviation Administration laws due to proximity to the airport.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
Staff recommends approval with the following conditions:
1. Maximum building height of 75 feet.
2. Maximum density of 60 units per acre.
3. No minimum yard area requirement.
4. No minimum separation distance between structures outside of what is required in the building/fire codes.
5. Minimum required on-site parking is 1.64 spaces per dwelling unit.
6. No minimum front, side or rear building setback requirements.
The Planning Commission held a public hearing on July 5, 2023, and unanimously recommended approval (6-0-0).
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 14 properties within 200 feet of the request. To date, the city has received no responses from surrounding owners.
Resource Links:
• Chapter 144, Sec. 3.4-18 (M-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> <%3chttps://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987%3e>
• Chapter 144, Sec. 3.6 (SUP) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.6SPUSPE> <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.6SPUSPE>