PRESENTER: Presenter
Applicant/Owner: LC Robbins
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SUBJECT: Title
PZ25-0095 Public hearing and recommendation to City Council to rezone approximately 3.5 acres out of the J M Veramendi Survey, Abstract 2, from R-2 (Single-Family and Two-Family District) to M-1A (Light Industrial District), currently addressed at 556 Krueger Canyon
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 1
BACKGROUND INFORMATION:
Case No: PZ25-0095
Applicant/Owner:
LC Robbins
(210) 421-6040 | bel@lcrtotaltransport.com
Staff Contact:
Amanda Mushinski, CNU-A, AICP-Candidate
(830) 221-4056 | amushinski@newbraunfels.gov
The subject property is comprised of approximately 3.5 acres out of a 6.8-acre tract on the northeast side of Krueger Canyon. The remaining 3.2 acres of the owner’s property is located outside of the City. The property is situated approximately 850 feet northwest of the intersection of Krueger Canyon and FM 482, an existing minor arterial, and approximately 500 feet northwest of Solms Park.
The subject property is bordered by M-2A (with an SUP to allow outdoor music) and R-2 zoning. Adjacent land uses consist of vacant land, an industrial park, a sports complex, and a residence.
ISSUE:
The proposed zoning change to Light Industrial District (M-1A) would allow for the conduct of light manufacturing, assembling and fabrication activities, distribution, and for warehousing, research and development, wholesaling and service operations that do not typically depend upon frequent customer or client visits.
COMPREHENSIVE PLAN REFERENCE:
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, near existing Employment, Tourist, and Outdoor Recreation Centers, and near a future Civic 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:
Staff recommends approval. The property is located near a minor arterial (FM 482) and is surrounded by a mix of residential, vacant, and industrial uses. A portion of the property, as well as the area directly across the street, lies outside city limits, further supporting the appropriateness of a light industrial zoning at this location.
The M-1A District allows for light manufacturing, warehousing, and distribution uses that typically do not generate frequent customer traffic. The request is compatible with adjacent land uses and zoning.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 2 properties within 200 feet of the request. As of the date this agenda was posted, the city has received no responses.
Resource Links:
• Chapter 144, Sec. 3.3-2 (R-2) 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. 3.4-18 (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>