Presenter/Contact
Presenter
Matt Greene, Planner
Contact Info
(830) 221-4053 - mgreene@nbtexas.org
Subject Header
SUBJECT:
Title
Public hearing and recommendation to City Council regarding a proposed rezoning to apply a Special Use Permit on 50.533 acres out of the Orilla Russell League Survey, No. 2, Abstract No. 485, located on the south side of Orion Drive and east of the Union Pacific Rail Road, to allow a manufactured home community in the “M-1A” Light Industrial District.
(Applicant requests to postpone this item to August 6, 2019 meeting.)
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BACKGROUND / RATIONALE:
Case No.: SUP19-121
Council District: 4
Applicant: Moeller & Associates (James Ingalls, P.E.)
2021 SH 46 W
Suite 105
New Braunfels TX, 78132
(281) 358-7127
Owners: Kenneth Schmidt
10312 Habersang Ln.
New Braunfels, TX 78132
Staff Contact: Matt Greene, Planner
(830) 221-4053
mgreene@nbtexas.org
This item was postponed from the Planning Commission’s June 4, 2019 regular meeting. The applicant is requesting an additional postponement to the August 6, 2019 Planning Commission regular meeting to consider an amended application for a Type 2 Special Use Permit including a site plan and development standards.
The subject property is comprised of 50.53 acres located on the south side of Orion Drive adjacent to and east of the Union Pacific Rail Road and is zoned “M-1A” Light Industrial District. The property is currently undeveloped and used for agricultural purposes.
This Type 1 Special Use Permit (SUP) request is to allow a manufactured home community in the M-1A District. Manufactured home communities are only allowed in the “B-1B” Manufactured Home Park District and are subject to the development standards identified in Appendix B of the City of New Braunfels Code of Ordinances (see Attachment 6). No details for the proposed development have been provided other than the intended use.
As of the date of this Planning Commission meeting, the M-1A District allows some residential uses, but does not allow manufactured homes. The applicant could have applied for a rezoning to the aforementioned B-1B, or an SUP; an SUP allows for conditions to make a proposed use potentially more compatible in specific locations.
At a January 2019 City Council/Planning Commission Joint Workshop, staff received direction to address issues presented by historic cumulative zoning practices where some residential uses are allowed in our industrial districts. In April of this year, City Council directed staff to proceed with the various steps recommended in accordance with the Comprehensive Plan. Initial steps in this long-range planning project are underway.
Surrounding Zoning and Land Use:
North - Across Orion Dr., APD and Wasser Ranch PD / Undeveloped
South - M-1A / New Braunfels Distribution Center subdivision, undeveloped
East - M-1A and APD / Single-family dwellings, two-family dwelling and undeveloped
West - Across UPRR tracks, M-1A and outside of city limits / Undeveloped
Floodplain:
No portion of the subject property is located within the 100-year floodplain.
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 subject property is located in an area that is primarily undeveloped, industrially-zoned land, with nearby industrial uses and single-family homes.);
§ 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 adequacy of public facilities and utilities to serve the property is evaluated by each provider at the platting and permitting stages. Additional residential would add enrollment to area schools.);
§ How other areas designated for similar development will be affected (The addition of residential uses adjacent to industrially zoned properties can negatively impact the viability of nonresidential development and would introduce houses in a future industrial area creating future conflicts between property owners. However, a manufactured home community would provide an opportunity for more workforce housing.);
§ Any other factors that will substantially affect the public health, safety, morals, or general welfare. (The use of this property as a manufactured home community will be subject to the supplemental standards as required in Appendix B of the City of New Braunfels Code of Ordinances); and
§ Whether the request is consistent with the Comprehensive Plan. (The subject property is near existing and future Employment Centers within the Oak Creek Sub Area.)
ADDRESSES A NEED/ISSUE IN A CITY PLAN OR COUNCIL PRIORITY:
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City Plan/Council Priority: Envision New Braunfels Comprehensive Plan |
Action 1.3: Encourage balanced and fiscally responsible land use patterns. Action 1.8: Concentrate future investment in industrial and employment centers near existing and emerging hubs, such as the airport; and along existing high capacity transportation networks, such as IH-35. Action 3.1: Plan for healthy jobs/housing balance. Action 3.5: Implement and continue to update the Economic Development Strategic Plan. 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 3.30: Encourage and incentivize workforce/affordable housing to attract new workforce entrants and young families. |
FISCAL IMPACT:
N/A
STAFF RECOMMENDATION:
Staff recommends granting the applicant’s requested postponement. More detail on a Type 2 SUP will allow opportunities for potential conditions that could ameliorate negative impacts and land use conflicts.
Notification:
Public hearing notices were sent to 11 owners of property within 200 feet of the request. The City has received no responses in favor and 9 opposed from numbers 1, 2, 3, 4, 6, 8, 9 and 10 and an additional 21 responses in opposition from outside the 200-foot notification area.
ATTACHMENTS:
1. Aerial Maps
2. Application
3. Land Use Maps (Zoning, Existing Land Use, Existing Centers and Future Land Use)
4. Notification List, Notification Map and Notification Response
5. Photographs
6. Ordinances:
- Sec. 3.4-18 M-1A
- Sec. 3.6 Special Use Permits
- Appendix B - Mobile Home Communities