Presenter
Presenter
Stacy A.M. Snell, AICP, CNU-A, Planning Manager
Contact Info
ssnell@nbtexas.org
Subject Header
SUBJECT:
Title
Public hearing and first reading of an ordinance for a proposed Special Use Permit to allow a High Intensity Elderly Housing and Assisted Living Facility within Veramendi on approximately 11.2 acres of land located east of the intersection of Borchers Blvd. and Bennett Ave.
Body
BACKGROUND / RATIONALE:
Case No.: SUP20-201
Council District: Outside City Limits
Applicant: Abbey Residential Services, Inc. (c/o Jason Rogers)
1930 Stonegate Dr.
Birmingham, AL 35242
(713) 545-0492
jrogers@abbeyresidential.com
Owners: Veramendi PE-Brisbane (Peter James, CEO)
387 W. Mill St, Ste 108
New Braunfels, Texas 78130
Staff Contact: Matthew Simmont, AICP
(830) 221-4058
msimmont@nbtexas.org
The proposed Type 2 Special Use Permit (SUP) consists of approximately 11.2 acres east of the intersection of Borchers Blvd. and Bennett Ave. The subject property is within Precinct 12 of the Veramendi Project and is subject to the Veramendi Development Agreement. The Veramendi Development & Design Control Document (DDCD) requires that an assisted living facility or elderly housing use that has the physical appearance of a multi-family dwelling development may only be allowed upon consideration and approval of an SUP.
The applicant seeks to develop a multi-family housing facility intended for senior and elderly living that will also include a restaurant, bar and beauty salon for resident and guest use only. The project is proposed to include 175 independent living units, 40 assisted living units and 16 memory care units. The applicant is also requesting to raise the maximum allowable height from 45 feet to 56 feet to allow for the desired maintenance of interior ceiling height, enhancement of the building aesthetics, improved mechanical screening, and architectural interest. The attached elevations demonstrate the majority of the proposed buildings maintain the 45-foot height maximum.
MASTER FRAMEWORK AND SECTOR PLAN:
The proposed multi-family housing use at the proposed location is in compliance with the Master Framework Plan and Sector Plan 1A.
Surrounding Planning Area and Land Use:
North - Neighborhood Residential / Undeveloped
South - Park #10 / Linear Open Space Park
East - Neighborhood Residential / Undeveloped
West - Across Borchers Blvd., Neighborhood Residential / Single family residences
Determination Factors:
In making a decision on an SUP, 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 facility will provide mixed-use and housing variety with supporting accessory uses, which is compatible with the Veramendi Guiding Principles to include the development of an active and engaged community environment while providing a range of quality services and facilities. The minimal height increase demonstrated in the elevations will allow the facility to remain compatible.)
§ Whether the change is in accord with any existing or proposed public schools, streets, water supply, sanitary sewers, and other utilities to the area (NBISD was sent notice of this request. The adequacy of public facilities and utilities to serve the property is evaluated by each provider at the platting and permitting stages.);
§ How other areas designated for similar development will be affected (The proposed use and minimal height increase should not impact other areas designated for similar development.);
§ Any other factors that will substantially affect the public health, safety, morals, or general welfare (None identified. Drainage, utility and traffic impact issues will be reviewed and addressed through the platting and permitting processes.); and
§ Whether the request is consistent with the Comprehensive Plan: see below
ADDRESSES A NEED/ISSUE IN A CITY PLAN OR COUNCIL PRIORITY:
|
City Plan/Council Priority: Word Borchers Ranch Joint Venture Development Agreement Envision New Braunfels Comprehensive Plan |
Consistent Actions: Allow for continued advancement of the Veramendi project in accordance with the Development Agreement. Action 1.3: Encourage balanced and fiscally responsible land use patterns. 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. Future Land Use Plan: The subject property lies within the Veramendi Sub Area, near a Scenic River Corridor, an Existing Education Center, and a Future Market Center |
FISCAL IMPACT:
N/A
Recommendation
COMMITTEE RECOMMENDATION:
The Planning Commission held a public hearing on November 4, 2020 and recommended approval of the request (6-0-0 with Chair Edwards, and Commissioners Tubb and Gibson absent).
STAFF RECOMMENDATION:
Approval as proposed with the following conditions:
1. Accessory uses of restaurant, bar and beauty salon, or similar, for resident and guest use only are allowed.
2. Development is to be permitted in substantial compliance with the approved site plan, Exhibit ‘B’. All remaining site development standards as required by the Veramendi Development & Design Control Document remain in effect.
3. The maximum height is allowed as depicted on the elevations, Exhibit ‘C’.
Notification:
Public hearing notices were sent to 5 owners of property within 200 feet. The City has received no responses.
RESOURCE LINKS:
• Veramendi Development Agreement, Development & Design Control Document (DDCD), and Sector Plan 1A: <http://www.nbtexas.org/1385/Learn-about-Veramendi%20>
ATTACHMENTS:
1. Aerial Map
2. Request Letter
3. Site Plan
4. Building Elevations and Exterior Palette
5. Notification List, Map and Responses
6. Planning Commission Meeting Draft Minutes
7. Ordinance