PRESENTER: Presenter
Applicant: HMT Engineering
Owner: Brittany Faber
Body
SUBJECT: Title
PZ25-0023 Public hearing and recommendation to City Council to rezone approximately 4 acres out of the J M Veramendi Survey 1, Abstract 2, from R-2 (Single-Family and Two-Family District) to C-1B (General Business District), currently addressed at 415 N Hickory Ave.
Header
DEPARTMENT: Planning and Development Services
Body
COUNCIL DISTRICTS IMPACTED: 1
BACKGROUND INFORMATION:
Case No: PZ25-0023
Applicant:
HMT Engineering
(830) 625-8555 | plats@hmtnb.com
Owner:
Brittany Faber
Staff Contact:
Amanda Mushinski, CNU-A, AICP-Candidate
(830) 221-4056 | amushinski@newbraunfels.gov
The subject tract is on the southwest side of North Hickory Avenue, a local street, positioned southwest of its intersection with Eikel Street, and northwest of the Union Pacific Railroad. The approximately 4-acre property has been used as a large plant nursery since before the adoption of the city's zoning ordinance in the 1940s. While plant nurseries are considered a commercial use, they are currently permitted within the R-2 (Single-Family and Two-Family District) zoning district.
The subject property is bordered by R-2 and M-1 zoning districts. Adjacent land uses consist of an auto body repair shop, a storage facility, and residential neighborhoods.
ISSUE:
The applicant's submittal indicates that the proposed zoning change aims to facilitate development under the C-1B district, which permits a broad range of office and retail uses. This zoning district is typically intended for retail nodes situated at intersections of major collectors or thoroughfares, where high traffic volumes support general retail activity.
COMPREHENSIVE PLAN REFERENCE
The request would not 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 New Braunfels Sub Area and near an existing Outdoor Recreation Center.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☒Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☒Community Well-Being ☐N/A
The request would not be consistent with the following Strategic Plan Objectives:
• 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:
N/A
Recommendation
RECOMMENDATION:
Denial. C-1B would not align with the city's long-term land use plan. The property is situated along a local street rather than at a high-traffic intersection, making it an unsuitable location for general business uses. Rezoning to C-1B would introduce commercial activity that conflicts with adjacent residential properties, potentially disrupting neighborhood stability.
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 14 properties within 200 feet of the request. As of the date this agenda was posted, the city has received responses representing 26% in opposition.
The opposition represents 20% or more of the notification area. Pursuant to state statute, a ¾ majority of the City Council (6 votes) will be required to approve the applicant’s request unless the opposition changes.
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>