PRESENTER: Presenter
Matt Greene, Senior Planner
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SUBJECT: Title
Public hearing and recommendation to City Council regarding proposed amendments to the Mayfair Development and Design Control Document (DDCD) and Master Framework Plan.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: N/A - Outside City Limits
BACKGROUND INFORMATION:
Case #: PZ23-0465
Applicant/Owner: Southstar at Mayfair Developer, LLC
Chip Mills, Senior Vice President
2055 Central Plaza
Suite 110
Box 195
New Braunfels, TX 78130
(225) 270-5951 | chip@southstartx.com
Staff Contact: Matt Greene
(830) 221-4053 | mgreene@newbraunfels.gov
Mayfair is an 1,880-acre mixed-use development adjacent to City Limits in the ETJ in Comal County. It is situated east of FM 1102, west of FM 1101, south of Woods Path and Watson Lane East, and north of Kohlenberg Road, on both the east and west sides of IH 35 on the north end of New Braunfels. The development is subject to a Development Agreement entered into between the City and Southstar at Mayfair, LP, approved by the City Council on June 28, 2021, and recorded with the Comal County Clerk on February 9, 2022 (see Resource Link)
The Mayfair Development Agreement includes design standards, applications, processes and improvements unique to this development. City Council direction on the unique standards of this development were to be a model for future code changes and development inside the city limits, and to implement Envision New Braunfels. It also adopted the Master Framework Plan which established the broad development framework for the project including the location of land uses, parks, schools, utility corridors, major roadways, activity nodes, project boundaries and other items shown on the Master Framework Plan. One of the exhibits to the Development Agreement is the Development and Design Control Document (DDCD) that is the primary document regarding the design standards, processes and applications to which all development activity is reviewed and governed (see Resource Link).
ISSUE:
DDCD proposed amendments:
The applicant is proposing amendments to the DDCD that includes some minor corrections such as syntax errors as well as the following:
• Add “Light Industrial” to non-residential land use category - Light Industrial, Manufacturing and Wholesale Trade.
• Add “Micro-distillery” to existing land use of Micro-brewery.
• Add row for “Warehouse/office and storage/distribution center, light manufacturing, and bottling to provide clarity on land use category within L-IND.
• Add additional building design standards to L-IND building standards for primary facades facing public streets.
• Add “light industrial uses” to maximum parking ratios to provide flexibility within land use that encompasses more land and greater shared parking opportunities.
Master Framework Plan proposed amendments:
The applicant is also proposing amendments to the Master Framework Plan that includes the following adjustments:
• Removal of 4.5 acres from the Mayfair project boundaries. The acreage is situated within 3 different parcels: two along IH 35 frontage road on the north and southern sides of Street A, and at the corner of IH 35 northbound frontage road and Kohlenberg Road. These 4.5 acres were acquired by TXDOT for additional right-of-way needs.
• Land use revision to 8 acres (two 4-acre parcels) previously designated as Mixed Density Residential to Neighborhood Commercial at the northeast and northwest corners of the intersection of Street A and Street B. The applicant states this revision to the land use will create more walkable retail with a high concentration of residential property. The addition of neighborhood retail provides the opportunity for food, retail and services for guests to the park and those traveling along Streets A and B as well as nearby residents.
• Land use revision to 3.74 acres from Recreation Center to Neighborhood Commercial. The applicant states this land use revision will allow for complimentary uses that add the opportunity for walkable low-impact retail (coffee shops), services (childcare) and office adjacent to the community amenity and walkable to many within the community. It does not impact the requirement for two 5-acre parcels designated for Recreation Center within the DDCD.
• Re-routing of LCRA easement to accommodate overhead regional grid stabilization line. Previously contemplated to be located along IH 35 frontage, LCRA has moved the location of the 100-foot overhead easement to parallel the existing gas line easement bisecting the eastern side of the Mayfair project. This will result in a combined total easement width of 200 feet, providing for expanded trail and recreation opportunities for Mayfair residents and the public.
• Removal of the communications tower currently located on Mixed Density Residential (50’ X 50’ easement). The existing tower is proposed to be removed and replaced at another location within the development. A new location is not shown on the Amended Master Framework Plan as a final location has not yet been determined, but a location near the community park along Kohlenberg Rd. is being considered. The new tower location will be in compliance with City and Mayfair DDCD regulations. The applicant states moving the communications tower away from residential land uses improves quality of living experience, while introducing new tower/technology adjacent to utility easements.
• Relocation of the proposed middle school to be adjacent to the elementary school and conversion of the previous middle school/high school site to MXD and Mixed Density Residential. The applicant states Comal ISD canceled the purchase contract of the previous high school and middle school site and wanted to move the middle school adjacent to the elementary school. The CISD board voted to approve the relocation and purchase of the middle school site in October 2023.
• Update the Framework Plan to reflect the disannexation of 8 acres out of the city limits and into Comal County WID #3. There were small slivers of land adjacent to IH 35 that were officially disannexed from the city in October 2023.
Below is a summary of acreage modifications to the Master Framework Plan for land uses as a result of the proposed modifications to the Master Framework Plan referenced above:
|
Land Use |
Current Acreage |
Proposed Acreage |
Deviation |
|
Mixed Residential Density |
882.26 ac. |
870.81 ac. |
- 12.16 ac. |
|
Mixed Use |
123.42 ac. |
179.17 ac. |
+ 55.75 ac. |
|
Neighborhood Commercial |
16.68 ac. |
28.45 ac. |
+ 11.77 ac. |
|
Flex Commercial |
53.19 ac. |
68.83 ac. |
+ 15.64 ac. |
|
Light Industrial |
160.40 ac. |
160.15 ac. |
- 0.25 ac. |
|
Middle School |
117.27 ac. |
37.12 ac. |
- 80.15 ac. |
|
Elementary School |
36.00 ac. |
30.71 ac. |
- 5.29 ac. |
|
Recreation Center |
12.52 ac. |
12.24 ac. |
- 0.28 ac. |
|
Fire Station |
2.52 ac. |
2.55 ac. |
+ 0.03 ac. |
|
Transformer Station |
9.20 ac. |
5.00 ac. |
- 4.2 ac. |
|
Temporary WWTP |
2.80 ac. |
2.91 ac. |
+ 0.11 ac. |
|
Community Parks |
120.49 ac. |
112.93 ac. |
- 7.56 ac. |
|
Greenbelts/Conservation/ Parks/Trails |
135.49 ac. |
135.38 ac. |
- 0.11 ac. |
|
Natural Area/Easement |
76.91 ac. |
96.67 ac. |
+ 9.91 ac. |
|
Major ROW |
138.85 ac. |
136.94 ac. |
- 1.91 ac. |
The Mayfair Sector 3 Plan is on the Commission’s agenda for this meeting as well. The plans is in compliance with proposed amendments to the DDCD and Master Framework Plan.
Sector Plans are the first step in the development process following the Master Framework Plan. A sector plan is a more detailed plan of neighborhood structure typically a minimum of 100 acres, outlining land use and intensity, internal connectivity, major and minor roadways, major accessways and parks. A sector plan is required to be in compliance with the Master Framework Plan and development standards that are set out in the DDCD.
FISCAL IMPACT:
The Mayfair development is subject Limited Purpose Annexation per the Development Agreement for Comal County Water Improvement District #3. The city will collect sales and use tax revenues from property within the development.
Recommendation
RECOMMENDATION:
Staff recommends approval of the proposed amendments to the Mayfair DDCD and Master Framework Plan as the amendments are in accordance with the Development Agreement and general purpose and intent of the Mayfair development, and with Envision New Braunfels.
Mailed notification as required by the development agreement for Comal County Water Improvement District #3:
Public hearing notices were sent to 79 owners of property within the Mayfair development or within 200 feet of the request. To date the city has received no responses in favor and 1 opposed from number 42.
Resource Links:
• Fully Executed Development Agreement for Comal County Water Improvement District No. 3: <https://www.newbraunfels.gov/DocumentCenter/View/26101/Fully-Executed-Mayfair-Development-Agreement-CONB-2-9-22?bidId=>
• Current Mayfair Development and Design Control Document (DDCD): <https://www.newbraunfels.gov/DocumentCenter/View/26102/Mayfair-Amended-DDCD-02-17-22_Final-Version?bidId=>
• Current Mayfair Master Framework Plan: <https://www.newbraunfels.gov/DocumentCenter/View/26097/Mayfair-Framework-Plan?bidId=>