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 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.
Traffic Impact Analysis (TIA): Per adopted ordinance, if a TIA is required, it will be conducted at the Subdivision Platting and/or Building Permit stage, as applicable.
Drainage: Per adopted ordinance, if a drainage study is required, it will be conducted with the Public Infrastructure Construction Plan approval process and/or Building Permit stage, as applicable.
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:
The proposed M-1A zoning would allow for light industrial uses that generally produce higher property valuations and tax revenues compared to undeveloped land. These uses typically support employment opportunities and align with the City’s economic development strategies.
The Land Use Fiscal Analysis (LUFA) recommended action is to prioritize infill projects that add people and buildings in areas with existing infrastructure. This will increase revenue without significant impacts on services and infrastructure costs and distribute service delivery cost burdens across more property owners. An increase in development opportunities from rezoning will allow net positive revenue per acre.
Recommendation
RECOMMENDATION:
The Planning Commission held a public hearing on May 6, 2025, and unanimously recommended approval of the applicant’s request (8-0).
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. 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 a response representing 39% in opposition.
Opposition represents 20% or more of the notification area. Pursuant to state statute, a ¾ majority of City Council (6 votes) will be required to approve the applicant’s request unless that opposition changes.
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>