PRESENTER: Presenter
Christopher J. Looney, AICP, Planning Director
Applicant: James Ingalls, P.E.
Owner: HAW Properties 1863, LLC (Audrey Raley)
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SUBJECT: Title
Public hearing and first reading of an ordinance regarding a proposed rezoning requested by James Ingalls of INK Civil, on behalf of Audrey Raley of HAW Properties 1863, LLC, of approximately 0.75 of an acre out of the L. Salinas Survey No. 458 Abstract No. 531, from APD (Agricultural Predevelopment District) to C-1A (Neighborhood Commercial District), currently addressed as 160 FM 1863
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DEPARTMENT: Neighborhood and Community Planning
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COUNCIL DISTRICTS IMPACTED: 3
BACKGROUND INFORMATION:
Case Number: PZ25-0333
Applicant: James Ingalls, P.E, plats@ink-civil.com
Owner: HAW Properties 1863, LLC, Audrey Raley, audreyraley@gmail.com
Staff Contact: Mary Lovell, (830) 221-4051, mlovell@newbraunfels.gov
The subject property is approximately 700 feet southwest of the intersection of SH 46 West and FM 1863. The immediate surrounding zoning is APD (Agricultural Predevelopment District) with R-1 (Single-Family District) across FM 1863, and various different commercial zoning districts surrounding, including at the aforementioned highway intersection. Nearby land uses include residences, undeveloped land, a school to the west, and the Mission Valley Bowling Club to the northeast.
ISSUE:
The applicant requests a zoning change to allow for the proposed development of an optometry office that is currently operating in the nearby Oak Run Point Shopping Center on State Highway 46. Currently, the subject property is developed with a house.
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.
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.
COMPREHENSIVE PLAN REFERENCE:
C-1A at this location is 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 2.33: Encourage vertical growth and development of key areas to take advantage of infrastructure capacity, maintain the core, and discourage sprawl.
• Action 3.1: Plan for a healthy jobs/ housing balance.
• Action 3.3: Balance commercial centers with stable neighborhoods.
Future Land Use Plan: The subject property is located within Hoffman Lane Sub Area, near an existing Education Center, as well as a Future Market Center expected at the corner of State Highway 46 and FM 1863.
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: Develop a cohesive framework for economic development incentives that encourage a built environment that results in enhanced walkability, mixed housing types, and the co-location of commercial and residential uses.
• 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.
FISCAL IMPACT:
The proposed rezoning request is in alignment with the following recommendations and strategies of the Land Use Fiscal Analysis:
• Provide a mix of uses and building types, heights, and sizes in a more walkable context to produce more value and fiscal productivity.
• Prioritize infill projects that add people and buildings in areas with existing infrastructure. This will increase revenue to provide service delivery without significant impacts on infrastructure costs and distribute cost burdens across more home/business owners.
RECOMMENDATION:
C-1A at this location aligns with Envision New Braunfels, the Strategic Plan, and the Land Use Fiscal Analysis, therefore staff recommends approval.
The Planning Commission held a public hearing on October 8, 2025 and unanimously recommended approval of the applicant’s request (8-0-0).
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 4 properties within 200 feet of the request. To date, staff has received no responses in opposition.
Resource Links:
• 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. 3.4-12 (C-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>