PRESENTER: Presenter
Applicant/Owner: Honorio Guajardo
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SUBJECT: Title
PZ25-0020 Public hearing and recommendation to City Council to rezone approximately 0.5 acres out of the A M Esnaurizar Survey, Abstract 20, from C-1 AH (Local Business District with Airport Hazard Overlay) to C-1B AH (General Business District with Airport Hazard Overlay), currently addressed at 1655 State Hwy 46 S.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 2
BACKGROUND INFORMATION:
Case No: PZ25-0020
Applicant/Owner:
Honorio Guajardo
guajardohonorio@yahoo.com
Staff Contact:
Amanda Mushinski, CNU-A, AICP-Candidate
(830) 221-4056 | amushinski@newbraunfels.gov
The subject property is approximately 0.5 of an acre on the northeast side of State Hwy 46 S, an existing Principal Arterial, and approximately 600 feet northwest of the intersection of State Hwy 46 S and FM 758. It is bordered by C-1 AH and MU-B AH. Adjacent land uses consist of Single-Family Residences, Vacant Land, and Commercial Properties.
ISSUE:
The applicant's submission indicates that the proposed zoning change aims to facilitate development under the C-1B district, which permits a broad range of office, retail and service uses. This zoning district is typically intended for commercial nodes situated at intersections of major collectors or arterials, where high traffic volumes support general commercial activity.
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 Dunlap Sub Area, along a Transitional Mixed-Use Corridor, and near a proposed Civic and Market 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.
• 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:
The Land Use Fiscal Analysis recommends prioritizing infill projects that add people and buildings in areas with existing infrastructure to increase tax revenue without significant impacts on services and infrastructure costs, distributing cost burdens out across more properties.
Recommendation
RECOMMENDATION:
Staff recommends approval. While C-1B is typically reserved for the intersections of major roadways rather than mid-block, C-1B at this location would offer a transition from the more intense abutting MU-B to the remaining surrounding C-1. Additionally, there are existing auto-related uses in the vicinity, which are more indicative of C-1B intensity. Finally, it should be noted that TxDOT’s long range plan for Highway 46 is for it to advance to expressway status, further intensifying land use expectations on this Transitional Mixed-Use Corridor.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 9 properties within 200 feet of the request. As of the date this agenda was posted, the city has received no responses in opposition.
Resource Links:
• Chapter 144, Sec. 3.3-7 (C-1) 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>