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 7 acres out of the J M Veramendi Survey, Abstract 2, from R-2 (Single-Family and Two-Family District), R-2 SUP (Single-Family and Two-Family District with an SUP to allow Commercial Uses), and C-1B (General Business District) to C-1B (General Business District), currently addressed at 2944 and 2956 Loop 337.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 3
BACKGROUND INFORMATION:
Case No: PZ25-0101
Applicant:
James Ingalls, P.E., INK Civil
(830) 358-7127 | plats@ink-civil.com
Owner:
Parc Haus NB, LLC
(972) 385-4130 | basilk@providentrealty.net
Staff Contact:
Amanda Mushinski, CNU-A, AICP-Candidate
(830) 221-4056 | amushinski@newbraunfels.gov
The subject property is approximately 7 acres on the northwest side of Loop 337, an existing expressway, approximately ¼ mile southwest of the intersection of Loop 337 and Oak Run Pkwy, an existing minor collector, and approximately ½ mile southwest of the WestPointe Village H-E-B. It is bordered by R-1, R-2, C-1A, and C-1B zoning. Approximately 8.5 acres of the 15.5-acre parent tract is located outside of New Braunfels City Limits. Adjacent land uses consist of a residential neighborhood, a church, commercial properties, and a drainage easement.
ISSUE:
The proposed zoning would allow for a broad range of retail and service uses. This district should generally be characterized by commercial nodes at the intersections of major collectors or arterials to accommodate high traffic volumes generated by such uses.
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:
C-1B would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 3.1: Plan for healthy jobs/housing balance.
• Action 3.3: Balance commercial centers with stable neighborhoods.
• Action 3.6: Pro actively provide a regulatory framework that remains business and resident friendly.
Future Land Use Plan: The subject property is located within the Hoffman Lane Sub Area, along a Transitional Mixed-Use Corridor, near existing Education, Market, and Outdoor Recreation Centers.
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 Land Use Fiscal Analysis (LUFA) recommends prioritizing infill projects that add people and buildings in areas with existing infrastructure. This will 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. While the site is not at an intersection, it lies along a high-traffic expressway surrounded by a mix of residential, commercial, and institutional uses, with C-1B existing to the north. Consolidating the zoning to C-1B will support a consistent regulatory framework. And the site’s visibility and access can facilitate future retail, office or service uses in a location suited for such activity.
The Planning Commission held a public hearing on May 6, 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. As of the date this agenda was posted, the city has received no responses.
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. 3.4-13 (C-1B) 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>