PRESENTER: Presenter
Applicant: Justin Holliday
Owner: Gruene Texas 90, LLC
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SUBJECT: Title
PZ25-0071 Public hearing and recommendation to City Council to rezone approximately 4 acres out of the J M Veramendi Survey, Abstract 2, from R-2 AH (Single-Family and Two-Family District with Airport Hazard Overlay) to C-4A AH (Resort Commercial District with Airport Hazard Overlay), currently addressed at 1251 Ervendberg Avenue
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 4
BACKGROUND INFORMATION:
Case No: PZ25-0071
Applicant:
Justin Holliday
210-865-0401 | justin@nar-ventures.com
Owner:
Gruene Texas 90, LLC
210-373-6578 | cody@gruenetexas.com
Staff Contact:
Amanda Mushinski, CNU-A, AICP-Candidate
(830) 221-4056 | amushinski@newbraunfels.gov
The subject property is approximately 4 acres on the southwest side of Ervendberg Avenue, a local road, and is situated approximately 600 feet northwest of the intersection of Ervendberg Avenue and Gruene Road. It is surrounded by R-3L AH, R-2 AH, MU-A AH, and C-4 AH zoning. Adjacent land uses consist of single-family residences, duplexes, and resort properties.
ISSUE:
The proposed zoning change will allow for development under C-4A zoning which is intended to be developed as resort commercial property to serve tourists, vacationing public, conference center attendees, sports related programs, and support service facilities including garden office, retail and specialty shops.
COMPREHENSIVE PLAN REFERENCE:
C-4A would be consistent with the following actions from Envision New Braunfels:
• Action 1.14: Ensure regulations do not unintentionally inhibit the provision of a variety of flexible and innovative lodging options and attractions.
• Action 3.6: Pro actively provide a regulatory environment that remains business and resident friendly.
• Action 3.22: Encourage venues within walking distance of neighborhoods and schools.
Future Land Use Plan: The subject property is located within the New Braunfels Sub Area, near an existing Tourist Center and a future Market Center.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☐Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
Economic Mobility - Objective: Incentivize mixed-use developments and redevelopments in targeted locations to create a built environment with integrated housing, commercial centers, and opportunities for improved connectivity.
• This rezoning supports the expansion of resort commercial uses adjacent to residential and mixed-use areas. It promotes walkable access to commercial amenities and tourist attractions, aligning with the goal of encouraging integrated, mixed-use environments.
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.
• The C-4A district is intended to serve tourists, conference attendees, and support services. This directly aligns with the Confluence strategy, which includes tourism, hospitality, and event-based industries as key economic drivers for New Braunfels.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
Approval. The request aligns with surrounding zoning and land uses, including nearby residential and tourist accommodations, and supports expansion of resort commercial activity in a key area of the city. The location provides walkable access to nearby attractions and is appropriate for uses intended to serve visitors and the local community. Rezoning to C-4A AH will allow for development consistent with the area’s character and tourism-oriented economy.
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 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. 3.4-15 (C-4A) 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>