Presenter
Presenter
Christopher J. Looney, Planning and Community Development Director
Contact Info
clooney@nbtexas.org
Subject Header
SUBJECT:
Title
Public hearing and consideration of the first reading of an ordinance regarding a proposed amendment to the Parkridge Estates Planned Development District Concept Plan and related Development Standards on property comprising 49.52 acres located on the south side of W. County Line Road between North Ranch Estates Boulevard and Cornerstone Drive.
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BACKGROUND / RATIONALE:
Case No.: PZ-17-025
Council District: 2
Applicant: EBIB, LLC
Becky Hill, Agent
PO Box 311240
New Braunfels, TX 78131
(830) 625-8933
Staff Contact: Benjamin Campbell, Planner
(830) 221-4056
bcampbell@nbtexas.org
The 49.52 acre subject property is located on the south side of W. County Line Road between North Ranch Estates Boulevard and Cornerstone Drive and is zoned “Parkridge Estates” Planned Development District (PREPD). The base zoning is “R-1A-6.6” Single-Family District. The property was rezoned to PREPD from C-1 and R-1A-6.6 on January 26, 2015. A detail plan was approved by the Planning Commission on January 6, 2015. A subsequent amendment to the development standards amending the minimum lot widths and depths for lots on a cul-de-sac or street knuckle was approved by City Council on April 11, 2016.
Parkridge Estates contains 3 units. The plats for Units 1 and 2 are recorded with the County Clerk; The Unit 3 plat is approved but not yet recorded. Infrastructure construction is complete for Unit 1 and home building has commenced. Infrastructure construction is currently underway on Unit 2. Parkridge Estates will have 204 residential lots overall: Unit 1 has 82, Unit 2 has 61 and Unit 3 will have 61.
A master plan for the subdivision and plats for Units 1, 2 and 3 were approved by the Planning Commission in 2006 under the subdivision name Castle Ridge II.
With this subject request, the only proposed change to this PD is a reduction in the minimum living area (per house) from 1,600 square feet to 1,500 square feet. No other changes are proposed to the Development Standards, the use or layout of the development. The change request will enable the homebuilder, DR Horton, to build a smaller home than is currently allowed per the PD. Minimum living area is not a standard required by the current Zoning Ordinance.
Standards:
The following table lists the existing standards for Parkridge Estates that compare to the R-1A-6.6 Zoning District, the base zoning. The proposed change is shown in red.
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Standard |
R-1A-6.6 |
PREPD |
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Minimum Lot Width (interior lots) |
60 feet |
60 feet (with the exception of cul-de-sac & street knuckle lots measured at the front building line as 47 feet minimum) |
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Minimum Lot Width (corner lots) |
70 feet |
60 feet |
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Minimum Lot Area (interior lot) |
6,600 square feet |
6,000 square feet |
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Minimum Lot Area (corner lot) |
7,000 square feet |
6,000 square feet |
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Minimum Lot Depth |
100 feet |
100 feet (with the exception of cul-de-sac & street knuckle lots measured from the midpoint of front and rear lot lines as 86 feet minimum) |
|
Front Setback Minimum |
25 feet |
20 feet |
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Rear Setback Minimum |
20 feet |
20 feet |
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Side Setback Minimum |
Internal Lots - 5 Feet Corner Lots - The side setback adjacent to the street for corner lots where the rear lines of the corner lot coincides with the rear lot line of the adjacent lot is 15 feet. The minimum side setback adjacent to the street for corner lots where the rear line of the corner lot coincides with the side lot line of the adjacent lot is 25 feet. |
Internal Lots - 5 Feet Corner Lots - The side setback adjacent to the street for corner lots where the rear lines of the corner lot coincides with the rear lot line of the adjacent lot is 15 feet. The minimum side setback adjacent to the street for corner lots where the rear line of the corner lot coincides with the side lot line of the adjacent lot is 20 feet. Fences on corner lots will not extend more than one-half (1/2) the distance of the total lot length to insure adequate line of sight for safety. |
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Fences |
No fence or wall shall be constructed in any required front yard, except fences and walls no taller than 36 inches unless the fence is at least 50% open, in which case the fence may be 4-½ feet tall. |
No fence or wall shall be constructed in any required front yard, except fences and walls no taller than 36 inches unless the fence is at least 50% open, in which case the fence may be 4-½ feet tall. Fences on corner lots will not extend more than one-half (1/2) the distance of the total lot length to insure adequate line of sight for safety. |
|
Maximum Building Height |
35 feet |
35 feet |
|
Max Building Cover (per lot) |
2,772 square feet (based on 6,600 square foot lot and minimum setback standards) |
3,750 square feet |
|
Minimum Living Area (per house) |
n/a |
1,500 square feet |
|
Minimum Garage Size |
n/a |
2 cars |
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Masonry Requirements |
n/a |
All houses will be constructed using 100% masonry (i.e. brick, rock and/or stucco) and any masonry product referenced in 5.21-4(a), Chapter 144, Zoning, City of New Braunfels Code of Ordinances. |
|
Elevation Conflict |
n/a |
The same elevation cannot be built within two lots of each other as illustrated in the Elevation Conflict Exhibit (pg. 5 of Development Standards). This does not apply to the floor plan - only the elevation. |
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Minimum Landscaping Requirements |
n/a |
Planting of two 2-Inch Caliper Trees, three 5-gallon shrubs, and five 1-gallon shrubs per lot in the front yard. |
General Information:
Size:
49.52 acres
Surrounding Zoning and Land Use:
North (across W. County Line Road) - C-1 / Residential - single-family residences
East - R-1A-6.6 / Residential - single-family residences
Southeast - Dove Crossing PD / Residential - single-family residences
South - R-1A-6.6 / Residential - single-family residences & drainage
West - R-1A-6.6 & C-O / Residential - single-family residences
Comprehensive Plan / Future Land Use Designation:
Low Density Residential
Floodplain:
No portion of the property is within the 1% annual chance flood zone.
Regional Transportation Plan:
County Line Road is designated as a 120-foot-wide Minor Arterial on the City’s Regional Transportation Plan; the current right-of-way width is 80 feet. The development is not required to dedicate any further right-of-way for W. County Line Road under the current, approved master plan.
The Concept Plan is in compliance with the City’s Hike and Bike Trails Plan as there are no existing or proposed trails on or adjacent to the property.
Improvement(s):
Residential Neighborhood
Determination Factors:
In making a decision on zoning, the following factors are to be considered:
• Whether the permitted uses will be appropriate in the immediate area, and their relationship to the area and to the City as a whole (The single-family use of the property is consistent with the adjacent and nearby single-family residential developments. Parkridge Estates is an infill housing development and serves to connect the adjacent street stubs to one another. The proposed change to the PREPD will have a minimal impact on the subject property and on the surrounding area: the number of lots will remain the same.);
• Whether the change is in accord with any existing or proposed public schools, streets, water supply, sanitary sewers, and other utilities to the area (The proposed amendment to the PREPD will not negatively affect public schools, streets, water supply, sanitary sewers and other utilities as there will be no increase in density or alteration of the street layout from what has already been approved.);
• How other areas designated for similar development will be affected (There should be no effect on other areas designated for similar development.);
• Any other factors that will substantially affect the public health, safety, morals, or general welfare (There should be no other factors that will substantially affect the public health, safety, morals or general welfare.); and
• Whether the request is consistent with the Comprehensive Plan. (The request is consistent with the Future Land Use Plan designation of the property as Residential Low Density.)
ADDRESSES A NEED/ISSUE IN A CITY PLAN OR COUNCIL PRIORITY:
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Yes |
City Plan/Council Priority: 2006 Comprehensive Plan Pros and Cons Based on Policies Plan |
Pros: |
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Goal 17: Provide sufficient housing opportunities to meet the future needs and demands for people of all income levels in New Braunfels. |
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Objective I Encourage a range of housing opportunities, including varied lot sizes and housing choices. |
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The Planned Development provides alternative lot size and setback standards as compared to the R-1A-6.6 Zoning District standards. The proposed change to the minimum living area will allow for smaller houses, providing an increased variety of housing choices. |
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Cons: |
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None. |
FISCAL IMPACT:
N/A
Recommendation
COMMITTEE RECOMMENDATION:
On July 5, 2017, the Planning Commission held a public hearing and recommended approval of the proposed change to “Parkridge Estates” Planned Development District to City Council. (9-0-0)
STAFF RECOMMENDATION:
Staff recommends approval of the amendment to the “Parkridge Estates” Planned Development District (PREPD) Development Standards as the proposed change will maintain the use of the property as single-family residential with negligible impact on the existing PREPD neighborhood or on the surrounding neighborhoods.
Notification:
Public hearing notices were sent to 197 property owners (representing 348 lots or parcels) located inside the neighborhood and within 200 feet of it. Notice was also sent to the New Braunfels Independent School District. Staff has received seven responses in favor (#1, 2, 4, 6, 155, 158 & 197) representing 42% of the notified area and five responses in objection (#27, 88, 123, 150 & 170) representing 1% of the notified area.
Attachments:
1. Aerial & Regional Transportation Plan Map
2. Application & Proposed Development Standards
3. Existing Concept Plan Map
4. Zoning, Existing Land Use and Future Land Use Plan Maps
5. Notification & Map
6. Photograph of Subject Property
7. Sec. 3.5 Planned Development Districts
8. Draft Minutes from the July 5, 2017 Planning Commission Meeting
9. Ordinance