PRESENTER: Presenter
Applicant: James Ingalls, P.E., INK Civil
Owner: Parc Haus NB, LLC
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SUBJECT: Title
PZ25-0101 Public hearing and recommendation to City Council 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 would allow for a broad range of office and retail uses. This district should generally be characterized by retail nodes located at the intersection of major collectors or thoroughfares to accommodate high traffic volumes generated by general retail uses.
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:
N/A
Recommendation
RECOMMENDATION:
Approval. While the site is not at an intersection, it lies along a high-traffic expressway and is surrounded by a mix of residential, commercial, and institutional uses. Consolidating the zoning to C-1B will support a consistent regulatory framework and facilitate future office or retail development in a location well-suited for such activity. The request is compatible with surrounding zoning and land uses and is appropriate given the property’s visibility and access along a major corridor.
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>