PRESENTER: Presenter
Christopher J. Looney, AICP Planning and Development Services Director
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SUBJECT: Title
Public hearing and first reading of an ordinance to rezone approximately 12 acres out of the J. Thompson Survey 21, Abstract 608, from M-1 (Light Industrial District) and APD (Agricultural/Pre-development District) to M-1A (Light Industrial District), currently addressed as 5309 IH 35 S.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 1
BACKGROUND INFORMATION:
Case No: PZ24-0327
Applicant/Owner:
Johnny Valente
(210) 429-7529 | johnny@johnnysbackyardsa.com
Staff Contact:
Amanda Mushinski, CNU-A
(830) 221-4056 | amushinski@newbraunfels.gov
The subject property is approximately 12 acres on the southeast side of IH 35, and the northeast side of Doeppenschmidt Road (an existing minor collector). The applicant is requesting a change in zoning from M-1 (Light Industrial District) and APD (Agricultural/Pre-development District) to M-1A (Light Industrial District). The tract is bordered by M-1, APD, M-1A, and C-1B districts. Adjacent land uses include vacant land, residential, a cement company, a soccer club, an oil and natural gas company, and a church.
ISSUE:
In their application, the applicant indicates that the proposed zoning change is intended to allow for development under the M-1A zoning district which allows for light manufacturing, assembling and fabrication activities, distribution, warehousing, research and development, wholesaling and service operations that do not typically depend upon frequent customer or client visits.
M-1A would be consistent with the following actions from Envision New Braunfels:
• 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 Interstate Highway 35.
• Action 3.1: Plan for healthy jobs/housing balance.
Future Land Use Plan: The subject property is located within the Oak Creek Sub Area, along a Transitional Mixed-Use Corridor, near existing Civic, Tourist, and Outdoor Recreation Centers. The subject property is within a Future Employment Center.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☐Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
• Economic Mobility - Objective: Support Confluence, the New Braunfels Chamber of Commerce Economic Development Strategic Plan, by helping to ensure a community that supports the targeted industries and increases the diversity of job opportunities in the community.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
The surrounding zoning and land use support the proposed change as the area includes nearby industrial and commercial properties. This makes the zoning change consistent with the established development patterns of the area. Furthermore, the property is designated as a Future Employment Center in the Future Land Use Plan, and the M-1A zoning aligns with this vision by encouraging the development of light manufacturing, distribution, and service operations. Given the consistency with surrounding land uses, the compatibility with adjacent zoning, and the alignment with broader strategic objectives, staff recommends approval.
The Planning Commission held a public hearing on November 6, 2024, and unanimously recommended approval (7-0-0)
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 10 properties within 200 feet of the request. As of the date this agenda was posted, the city has received responses representing 16% in opposition.
Resource Links:
• Chapter 144, Sec. 3.3-11 (M-1) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.3ZODIREPRZOPRJU221987>
• Chapter 144, Sec. 3.4-1 (APD) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987>
• Chapter 144, Sec. 3.4-18 (M-1A) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987>