PRESENTER: Presenter
Applicant: Austin Brasher
Owner: Johnny Valente
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SUBJECT: Title
PZ24-0327 Public hearing and recommendation to City Council 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:
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Case No: |
PZ24-0327 |
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Applicant: |
Austin Brasher |
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4925 Greenville Ave #915 |
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Dallas, TX 75206 |
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(972) 322-6518 | abrasher@arcomurray.com |
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Owner: |
Johnny Valente |
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13042 I-10 |
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Marion, TX 78124 |
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(210) 429-7529 | johnny@johnnysbackyardsa.com |
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Staff Contact: |
Amanda Mushinski, CNU-A |
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(830) 221-4056 | amushinski@newbraunfels.gov |
The subject property is approximately 12 acres in size, located on the southeast side of IH 35, an existing interstate, and the northeast side of Doeppenschmidt Rd, an existing minor collector, and approximately ¾ of a mile southwest of the intersection of IH 35 and Solms Rd
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)
Surrounding Zoning and Land Use:
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North |
Across IH 35: M-1 |
Vacant land, Single Family Residence, Cement Company |
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South |
APD |
NB AJAX Soccer Club |
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East |
M-1A |
Oil & Natural Gas Company |
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West |
C-1B |
Tree of Life Church |
ISSUE:
The submitted application indicates that the proposed zone 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, within IH 35 and Transitional Mixed-Use Corridors, near existing Civic, Tourist, and Outdoor Recreation Centers. The subject property is within a proposed 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 strongly support the proposed change, as the area includes nearby industrial and commercial properties, such as an oil and natural gas company to the east and M-1 zoning across IH 35 to the north. This makes the zone change consistent with the established development patterns of the area. Furthermore, the property is designated as a proposed Employment Center in the Future Land Use Plan, and the M-1A zoning perfectly 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 of the zone change request.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 10 properties within 200 feet of the request. To date, the city has received no responses.
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>