PRESENTER: Presenter
Jean Drew, AICP, CNU-A, Planning and Development Services Assistant Director
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SUBJECT: Title
Public hearing and first reading of an ordinance to rezone approximately 5.3 acres out of City Block 5089, Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, & 13, from R-2 (Single-Family and Two-Family District) to C-O (Commercial Office District), currently addressed as 511 E North St.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 5
BACKGROUND INFORMATION:
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Case No: |
PZ24-0190 |
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Applicant: |
Katherine Crowe & TJ Grossi |
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1404 Gruene Rd |
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New Braunfels, TX 78130 |
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(830) 327-1234 | katherine@schumannconsulting.org | tj@schumannconsulting.org |
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Owner: |
Rock Haus Foundation (Comal IDD) |
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511 E North St |
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New Braunfels, TX 78130 |
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(830) 358-7071 | info@rockhausfoundation.org |
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Staff Contact: |
Amanda Mushinski, CNU-A |
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(830) 221-4056 | amushinski@newbraunfels.gov |
The subject property, approximately 5.3 acres in size, is situated at the northeast corner of the intersection of N Veramendi Ave and E North St, an existing minor collector, as well as at the southeast corner of the intersection of Gruene Rd, an existing minor collector, and N Veramendi Ave. It is approximately two blocks northwest of the Comal County Fair Grounds.
The property is currently home to the Rock Haus Foundation, a local nonprofit organization dedicated to supporting individuals of all ages with intellectual and developmental disabilities (IDD) in Comal County.
Surrounding Zoning and Land Use:
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North |
Across Gruene Rd: R-2 |
Utilities |
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South |
Across North St: R-2 |
Single Family Residences |
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East |
R-2 |
Single Family Residences |
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West |
Across Veramendi Ave: R-2 |
Single Family Residences |
ISSUE:
The current zoning on the property is R-2 (Single-Family and Two-Family District), and the existing non-residential uses on the property are considered legal non-conforming. The applicant is seeking a zoning change to C-O (Commercial Office District) to allow for expansion of the current campus while continuing to provide essential resources to the local IDD community. C-O zoning allows for the development of professional offices and residential use. This type of zoning encourages the adaptive reuse of buildings or new office developments of the highest character in areas that are compatible and sensitive to the surroundings and ensure historic integrity.
COMPREHENSIVE PLAN REFERENCE:
C-O at this location would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 1.6: Incentivize infill development and redevelopment to take advantage of existing infrastructure.
• Action 2.1: Sustain community livability for all ages and economic backgrounds.
• Action 2.31: Encourage youth amenities that keep families in town.
• Action 3.1: Plan for healthy jobs/housing balance.
• Action 3.3: Balance commercial centers with stable neighborhoods.
• Action 3.32: Prepare children/future workforce entrants for a work environment characterized by fast-paced change and innovation.
• Action 3.35: Support local non-profits whose mission includes the goals of Envision New Braunfels.
• Action 3.39: Encourage state officials and local education providers to enhance opportunities and classes for non-college bound students.
• Action 3.41: Foster talent through education for all ages and job training programs.
• Action 3.43: Create and support new and strengthen existing structure for connecting workforce opportunities to all students.
Future Land Use Plan: The subject property is located within the New Braunfels Sub Area, near existing Medical, Outdoor Recreation, Tourist, and Education Centers.
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.
• 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.
• Economic Mobility - Output: Increase the number of new affordable housing units produced each fiscal year.
• Community Well-Being - Objective: Develop capital and staffing investments that improve safety, reduce heat islands, and encourage transportation modes that support healthier lifestyles and exercise such as biking, walking and running.
• Enhanced Connectivity - Objective: Implement improved local and regional public transportation services to connect the community to employment, education, healthcare, recreational and other destinations.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
Staff recommends approval. The proposed C-O zoning supports balanced, fiscally responsible land use and promotes a harmonious mix of uses. It facilitates economic mobility by fostering diverse job opportunities and enhances community well-being through improved transportation and local services. It enables the expansion of the foundation's campus to offer essential resources to the local IDD community, promoting economic mobility and community well-being. The location at the intersection of minor collector streets makes it ideal for neighborhood-scale commercial activities, providing essential services to nearby residents without the impact of large-scale commercial, therefore enhancing the overall livability and vitality of the area. The proposed C-O zoning would provide necessary commercial and community services while preserving the residential character of the surrounding area. This change supports local economic growth, enhances livability for all ages and abilities, and complements surrounding residential uses.
The Planning Commission held a public hearing on August 7, 2024, and recommended approval (6-1-0).
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 36 properties within 200 feet of the request. As of the date this agenda was posted, the city has received responses representing 22% in opposition.
The opposition represents 20% or more of the notification area. Pursuant to state statute, a ¾ majority of the City Council (6 votes) will be required to approve the applicant’s request unless the 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. 3.4-17 (C-O) 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>