PRESENTER: Presenter
Applicant: Colum Malcolmson
Owners: Gladys Timmermann Koepp, Cheryl Timmermann Fonda
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SUBJECT: Title
PZ25-0457 Public hearing and recommendation to City Council, at the request of Colum Malcolmson, on behalf of Gladys Timmermann Koepp, Cheryl Timmermann Fonda, to rezone approximately 4 acres out of the Timmermann Subdivision, Lots AAR, ABR, from R-2 AH (Single-Family and Two-Family Airport Hazard Overlay District) to M-1A AH (Light Industrial Airport Hazard Overlay District), currently addressed at 1239 Barbarosa Road and 1255 Saur Lane.
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DEPARTMENT: Neighborhood and Community Planning
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COUNCIL DISTRICTS IMPACTED: 2, 5
BACKGROUND INFORMATION:
Case Number: PZ25-0457
Applicant: Colum Malcolmson
(512) 644-9962 / colum@themalcolmsongroup.com,
Owners: Gladys Timmermann Koepp
(830) 832-7560 / gladysk1413@hotmail.com
Cheryl Timmermann Fonda
(830) 660-5183 / cherylfonda54@yahoo.com
Staff Contact: Mary Lovell, AICP, CNU-A
(830) 221-4051 / mlovell@newbraunfels.gov
The approximate 4-acre subject property is located on the northeast side of Barbarosa Road and Saur Lane (a principal arterial), approximately 1000 feet northwest of the New Braunfels National Airport. The property consists of a portion of a 15.3 acre tract, the majority of which lies outside of the city limits. The applicant is requesting a change in zoning from R-2 AH (Single-Family and Two-Family Airport Hazard Overlay District) to M-1A AH (Light Industrial Airport Hazard Overlay District).
The subject property is bordered by areas outside the city limits to the northeast and southwest. Adjacent properties are zoned R-2 and are developed with single-family residences on large lots.
The subject property is located within the Horizontal Zone of the Airport Hazard Overlay Zone. The overlay limits building height to 150 feet or 801 feet above mean sea level. The proposed M-1A zoning district allows a maximum building height of 120 feet, which is more restrictive and complies with the overlay standards.
ISSUE:
The submitted application indicates that the proposed zoning change is intended to allow for light industrial development.
Traffic Impact Analysis (TIA): Per adopted ordinance, a Level 1 Traffic Impact Report is required 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.
Utilities: As part of the routine intake review process, the water provider for the subject site, NBU (New Braunfels Utilities), reviewed the proposed zoning change request and has responded with no comments.
Barbarosa Road / Saur Lane Road Widening: The Barbarosa Road and Saur Lane Road Widening Project, located between FM 1101 and Saur Lane, is currently in final design with right-of-way acquisition underway. The roadway is proposed to be expanded to a four-lane major urban collector with continuous bicycle and pedestrian facilities. This planned improvement will enhance access, circulation, and transportation capacity for the subject property and is well-suited to support proposed light industrial use.
COMPREHENSIVE PLAN REFERENCE:
The M-1A zoning district 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 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 a healthy jobs/ housing balance.
• Action 3.3: Balance commercial centers with stable neighborhoods.
• Action 6.2: Protect the airport from incompatible land use encroachment.
Future Land Use Plan: The subject property is located within the Oak Creek Subarea, near a Future Employment Center at the intersection of Barbarosa Road and FM 1101, as well as a Future Market Center at the intersection of Saur Lane and Saengerhalle Road.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☐Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
• Economic Mobility: 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: 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.
AIRPORT MASTER PLAN COMPATIBILITY ANALYSIS REFERENCE:
• The proposed M-1A zoning district is consistent with the policies and intent of the New Braunfels Regional Airport Master Plan.
• The Master Plan emphasizes the importance of protecting the airport from incompatible land uses and avoiding encroachment that could negatively impact current or future airport operations.
• Light industrial uses, such as those allowed in M-1A zoning, are generally considered compatible with airport environments due to their lower sensitivity to noise and limited concentrations of people that may be impacted by nearby airport activity.
• The Master Plan notes that surrounding land use decisions beyond the airport boundary can directly affect the airport’s long term viability and expansion potential.
• M-1A zoning supports employment-oriented development while minimizing land use conflicts with airport operations and is therefore consistent with the Master Plan’s goal of preserving the airport and supporting its continued operation and economic contribution to the community.
FISCAL IMPACT:
The proposed rezoning request is in alignment with the following recommendations and strategies of the Land Use Fiscal Analysis:
• Infill projects that add people and buildings in areas with existing infrastructure increase tax revenue without significant impacts on services and infrastructure costs and distribute cost burdens across more property owners. An increase in development opportunities from rezoning will allow net positive revenue per acre.
Recommendation
RECOMMENDATION:
Approval. M-1A allows light industrial uses that are consistent with Envision New Braunfels, the Strategic Plan, the Land Use Fiscal Analysis and the Airport Master Plan. In addition, the Barbarosa Road / Saur Lane Road Widening Project will improve roadway capacity and access in the area, further supporting the proposed rezoning request.
Code of Ordinances Sec. 144-2.1 Changes and Zoning Amendments:
(b) Considerations for approving or denying a zoning change. In making a determination regarding a requested zoning change, the planning commission and the city council shall consider the following factors:
(1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned, and their relationship to the general area and to the city as a whole;
(2) Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers, and other utilities to the area;
(3) How other areas designated for similar development will be, or are likely to be, affected if the proposed amendment is approved;
(4) Any other factors that will substantially affect the public health, safety, morals, or general welfare; and
(5) Whether the request is consistent with the comprehensive plan.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 5 properties within 200 feet of the request. As of the date this agenda was posted, there was one response returned in opposition.
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>
• 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>
• Chapter 144, Sec. 5.20 (AH) of the City’s Code Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTVDEST_S144-5.20AIHAZODI>