PRESENTER: Presenter
Applicant: Mark Mott, Trustee of MLM Trust
Owner Agent: David Durham, Outpost Partners
Body
SUBJECT: Title
PZ25-0454 Public hearing and recommendation to City Council, at the request of Mark Mott, on behalf of MLM Trust, to rezone approximately 0.73 of an acre out of the Koehler Subdivision, Lot 1B, from APD (Agricultural/Pre-Development District) to M-1A (Light Industrial District), currently addressed at 190 Old Engel Road.
Header
DEPARTMENT: Neighborhood and Community Planning
Body
COUNCIL DISTRICTS IMPACTED: 1
BACKGROUND INFORMATION:
Case Number: PZ25-0454
Applicant: Mark Mott, MLM Trust
(210) 834-4815 / marklmott@gmail.com
Owner/Agent: David Durham, Outpost Partners
(361) 813-8571 / david@outpostpartners.co
Staff Contact: Mary Lovell, AICP, CNU-A
(830) 221-4051 / mlovell@newbraunfels.gov
The subject property is approximately 0.73 of an acre on the west side of Old Engel Road, approximately 400 feet south of Interstate Highway 35. The applicant is requesting a change in zoning from APD (Agricultural/Pre-development District) to M-1A (Light Industrial District).
The subject property is bordered by APD to the north, south, and west. Properties to the east are zoned APD and M-1A. Adjacent land uses consist of residential, open space, and light industrial.
ISSUE:
The property is currently being used for a welding shop. The applicant indicated that he would like to transition to a new business model consisting of light assembly and the warehouse storage of recycling containers.
COMPREHENSIVE PLAN REFERENCE:
M-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 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.
Future Land Use Plan: The subject property is located within the Oak Creek Sub Area, and near existing and future Employment Centers. The property is along the I-35 corridor.
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.
FISCAL IMPACT:
The rezoning request is in alignment with the following recommendations and strategies of the Land Use Fiscal Analysis:
• Continuing to provide a balance of high-quality small commercial buildings and businesses and larger, more autocentric businesses that draw employees and customers from a broader area is important to keeping New Braunfels’ economy healthy.
• 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.
Traffic Impact Analysis (TIA): The Traffic Impact Analysis Determination states that only a Traffic Worksheet is required.
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.
Recommendation
RECOMMENDATION:
Approval. M-1A at this location would allow development that aligns with Envision New Braunfels, the Strategic Plan, and the Land Use Fiscal Analysis.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 5 properties within 200 feet of the request. To date, no responses have been received.
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.
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. 3.4-18 (M-1A) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987>