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 rezoning of approximately 25.98 acres consisting of Lot 4B, Moeller Subdivision, Unit 3, addressed as 381 W. Klein Road from “APD” Agricultural / Pre-Development District to “White Wing Enclave” Planned Development District, with a Concept Plan.
Body
BACKGROUND / RATIONALE:
Case No.: PZ-17-026
Council District: 2
Applicant: Allen Hoover, P.E.
Pape-Dawson Engineers, Inc.
2000 NW Loop 410
San Antonio, TX 78213
(210) 375-9000
Owners: Delores Ann O’Dell
381 W. Klein Road
New Braunfels, TX 78130
Staff Contact: Matthew Simmont, Planner
(830) 221-4058
msimmont@nbtexas.org
The subject property is approximately 26 acres in area with approximately 315 feet of frontage along W. Klein Road located along the edge of the city limits southeast of the intersection of W. Klein Road and Wise Owl. The subject property is currently occupied by a single-family dwelling and two accessory structures related to the current agricultural use of the property.
A request for rezoning of this property from “APD” Agricultural / Pre-Development to “ZH-A” Zero Lot Line Home District was denied by City Council on May 22, 2017. During the same meeting, City Council also discussed the applicant’s option to consider requesting a planned development district that could result in more thoughtful development of the acreage.
A planned development district is a free-standing zoning district designed to provide for the development of land as an integral unit for single or mixed uses in accordance with a City Council approved plan that may vary from the established regulations of other zoning districts. It is the intent in such a district to insure compliance with good zoning practices while allowing certain desirable departures from the strict provisions of specific zoning classifications.
The base zoning for the proposed “White Wing Enclave” Planned Development District” (WWEPD) is “R-1A-6.6” Single-Family District. The proposed residential development standards are slightly different than those of the standard R-1A-6.6 District. The variations between the R-1A-6.6 zoning district standards and the proposed PD Development Standards are the minimum lot width, minimum lot area and the minimum front and rear setbacks (see the comparison table in the report). The WWEPD also proposes to include minimum requirements for the houses including minimum square footage, minimum masonry and aesthetic features as well as landscaping requirements, which are not required in the R-1A-6.6 District.
The following table compares R-1A-6.6 district zoning standards (proposed base zoning district) with those proposed by the applicant for the Planned Development; the differences are shown in bold. More detail is included in the submitted Development Standards (Attachment 4).
|
Standard |
R-1A-6.6 |
WWEPD |
|
Minimum Lot Width |
60 feet |
50 feet; Lots abutting White Wing Subdivision, Phases 1 & 2 will have a minimum lot width of 60 feet |
|
Minimum Lot Frontage (irregular lots, i.e. cul-de-sac) |
36 feet |
36 feet |
|
Minimum Lot Area: |
6,600 sq. ft. interior 7,000 sq. ft. corner |
5,250 sq. ft. interior 5,775 sq. ft. corner |
|
Minimum Lot Depth |
100 feet |
105 feet |
|
Maximum Building Height |
35 feet |
35 feet |
|
Front Setback Minimum |
25 feet |
20 feet |
|
Rear Setback Minimum |
20 feet |
15 feet |
|
Side Setback Minimum |
Internal Lots - 5 Feet Corner Lots - The minimum 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 minimum 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 10 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. |
|
Minimum Dwelling Area |
None |
1,100 square feet |
|
Garages/Parking |
Minimum 2 off-street parking spaces |
Minimum 2-car garage |
|
Building Elevation Requirements |
None |
Each home must have a different elevation from the home on either side of it and directly across the street. |
|
Minimum Masonry Requirements |
None |
All houses will be constructed with front and side elevations 100% masonry on the first floor. Masonry products shall include hard fired brick, stone, decorative concrete block, concrete pre-cast or tilt wall panel, three step hard coat stucco, fiber cement, glass blocks, or tiles. |
|
Minimum Landscaping |
None |
Two 1.5-inch caliper trees per residential lot |
|
Number of Lots |
104 (estimated when accounting for easements, streets and drainage) |
109 |
|
Maximum Density |
4.0 dwelling units per acre (estimated when accounting for easements, streets and drainage) |
4.2 units per acre |
General Information:
Size:
Approximately 26 acres
Surrounding Zoning and Land Use:
North - Across W. Klein Road, R-1A-6.6 and R-2A / Whispering Valley Subdivision, single-family development
South - APD / Single-family residences and utilities
East - R-1A-6.6 and outside City Limits / White Wing Subdivision and single-family residences
West - APD / Single-family residences and agricultural
Comprehensive Plan/ Future Land Use Designation:
Residential Low-Density
Floodplain:
No portion of the property is located within the 1% annual chance flood zone (100-year flood plain).
Regional Transportation Plan:
The property has frontage on W. Klein Road which is designated as a 120-foot wide Minor Arterial. The widening of W. Klein Road from S. Walnut Avenue to FM 1044 has been approved as a City bond project. Plans for the project are 95% complete and the City is in the process of right-of-way and easement acquisition. It is anticipated the project will go out to bid this summer with construction beginning in the Fall. Platting of the property will require up to 30 feet of right-of-way dedication.
Hike and Bike Trails Plan:
The City’s Hike and Bike Trails Plan includes an off-street trail along W. Klein Road. The proposed trail will be incorporated into widening projects as a 10 foot wide shared use path on the north side of the roadway.
Improvement(s):
Single-family dwelling and two accessory buildings
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 proposed use of the property for single-family development and the proposed development standards are generally compatible with the neighboring single family developments. Surrounding developed subdivisions are zoned R-1A 6.6 - some have 60 foot minimum lot widths while others are larger. This being the case, the applicant plans to include 60-foot wide lots where abutting existing similar size lots in the residential development to the east.);
• 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 zoning change is in accordance with the Future Land Use Plan designation of the property. The adequacy of public facilities and utilities to serve the additional demand is evaluated by each provider. NBISD and utility providers have been notified of the proposed development.);
• How other areas designated for similar development will be affected (Continued suburban style single-family detached residential development of the large vacant tracts along Klein Road will contribute to increased traffic and utility demands. The forthcoming widening of the larger segment of Klein Road will contribute to congestion relief in the area, but lower residential densities, with some small neighborhood commercial, may be a preferable scenario for future development of nearby tracts, particularly northeast of Walnut Avenue.);
• 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. Drainage, utility and traffic impact issues will be reviewed and addressed through the platting process.); and
• Whether the request is consistent with the Comprehensive Plan (The proposed zoning is consistent with the Future Land Use Plan designation of Low Density Residential and with several objectives of the Comprehensive Plan.)
ADDRESSES A NEED/ISSUE IN A CITY PLAN OR COUNCIL PRIORITY:
|
Yes |
City Plan/Council Priority: 2006 Comprehensive Plan Pros and Cons Based on Policies Plan |
Pros: Object 1A: Evaluate proposed zone changes to maintain land use compatibility, as well as the integration of mixed land uses as a component of achieving better places to live. The proposed Planned Development District is a single-family residential district, consistent with the Future Land Use Plan designation of “Low Density Residential” and compatible with surrounding land uses. The proposed zoning is consistent with the existing and developing neighborhoods in the area. Goal 17: Provide sufficient housing opportunities to meet the future needs and demands for people of all income levels in New Braunfels. Rezoning from “APD” will allow development of additional single-family housing in this growing area of the city. Cons: Residential development will result in increased traffic on the two lane portion of W. Klein Road. |
FISCAL IMPACT:
N/A
Recommendation
COMMITTEE RECOMMENDATION:
The Planning Commission recommended approval of the requested Planned Development at their public hearing on July 5, 2017 (9-0-0).
STAFF RECOMMENDATION:
Staff recommends approval of the “White Wing Enclave” Planned Development District (WWEPD) Concept Plan and Development Standards, as the proposed use of the property for single-family development is generally compatible with the surrounding residential neighborhoods and land uses, and is consistent with the Future Land Use designation of the property as Residential Low Density. The proposed WWEPD also includes additional development standards that exceed current minimum City standards, such as:
• tree planting requirements,
• garage size minimums,
• residential masonry standards,
• elevation variety, etc.
All of these additional quality standards should ameliorate any negative impacts of smaller home and lot sizes while allowing opportunities for variety of housing options and choices in the community.
Since zoning changes are discretionary and the request is for a planned development district, City Council may require the inclusion of additional development standards or conditions to ensure quality development and compatibility with the neighborhood.
Notification:
Public hearing notices were sent to 29 owners of property located within 200 feet. The Planning Division has received three responses in favor (# 23, 24, 25) and three in opposition (# 27, 28, 29) representing 25% of the notification area.
ATTACHMENTS:
1. Aerial, Floodplain and Regional Transportation Plan Map
2. Application
3. Proposed Concept Plan & Development Standards
4. Zoning & Land Use Maps
5. Notification & Responses
6. Photograph
7. Code Sections (3.5 PD’s, 3.4-1 APD, 3.4-2 R-1A-6.6)
8. Draft Planning Commission Meeting Minutes
9. Ordinance