PRESENTER: Presenter
Applicants: KB Homes and Killen, Griffin & Farrimond, PLLC
Owner: Alice Schwanz
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SUBJECT: Title
PZ25-0466 Public hearing and recommendation to City Council requested by KB Homes and Killen, Griffin & Farrimond, PLLC, on behalf of Alice Schwanz, of approximately 38 acres out of the R Perez Survey 28, Abstract 460, and the J Stark Survey 277, Abstract 530, from R-1 (Single Family District) and APD (Agricultural/Pre-Development District) to R-1A-6.6 (Single Family Residential District), located northwest of the property currently addressed at 2815 State Highway 46 West.
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DEPARTMENT: Neighborhood and Community Planning
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COUNCIL DISTRICTS IMPACTED: 3
BACKGROUND INFORMATION:
Case No: PZ25-0466
Applicants:
KB Homes & Killen, Griffen & Farrimond, PLLC
(210) 960-2750 | ashley@kgftx.com
Owner:
Alice Schwanz
(830) 609-7689 | hugoalice@axsto.net
Staff Contact:
Amanda Mushinski, AICP, CNU-A
(830) 221-4056 | amushinski@newbraunfels.gov
The subject property is approximately 38 acres on the southwest side of State Highway 46 West, an existing principal arterial, approximately ¼ mile northwest of the intersection of State Highway 46 West and Hueco Springs Loop Road, and ½ mile northwest of T Bar M Camps & Retreats. The subject property is bordered by the Mission Hills Ranch Planned Development (PD), R-1, and APD zoning. Adjacent land uses consist of vacant land and a residential neighborhood.
ISSUE:
In Spring 2025, the applicant submitted a request to rezone the subject property to R-1A-5.5, Single-Family Residential District. Following the May 2025 Planning Commission meeting, the applicant withdrew their original request and subsequently submitted an application for R-1A-6.6 zoning. Both zoning districts allow for single-family detached residential development, however the new request requires larger minimum lot sizes of 6,600 square feet. This difference does not change the overall consistency of the proposal with the Comprehensive Plan or the surrounding zoning pattern. Rather, it reflects the applicant’s intent to pursue a less intensive zoning district while remaining aligned with the Comprehensive Plan.
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. Currently, a Level 1 TIA Report is required based on preliminary development information and the applicant’s requested zoning district. The TIA will analyze how the development will affect the surrounding roads and identify necessary improvements to maintain traffic operations, safety, and access in accordance with city and state requirements.
Additionally, the subject property includes the extension of the Minor Collector, Old Mission Lane, to State Highway 46 in accordance with the adopted Throughfare Plan. Assessment and mitigation of impacts to State Highway 46 West and the area neighborhoods shall be provided in the TIA and/or in accordance with a Thoroughfare Plan Design and Area Transportation Plan. As presented in the 2025 Thoroughfare Plan Update, city staff have initiated analysis and design of a plan to address existing concerns and anticipated operational changes to traffic resulting from the Old Mission Lane thoroughfare extension. The plan will be finalized in conjunction with the developer and residents in the surrounding neighborhoods and implemented when the extension is made by the developer.
Drainage: Per adopted ordinance, if a drainage study is required, it will be conducted as part of the Public Infrastructure Construction Plan approval process and/or the Building Permit stage, as applicable.
COMPREHENSIVE PLAN REFERENCE:
R-1A-6.6 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 3.13: Cultivate an environment where a healthy mix of different housing products at a range of sizes, affordability, densities, amenities, and price points can be provided across the community as well as within individual developments.
Future Land Use Plan: The subject property is located within the Hoffman Lane Sub Area, along a Transitional Mixed-Use Corridor, near an existing Employment Center and a Future Market Center.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☐Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
• Economic Mobility - Output: Increase the number of new affordable housing units produced each fiscal year.
FISCAL IMPACT:
The proposed rezoning supports the recommendations of the Land Use Fiscal Analysis (LUFA) by encouraging fiscally responsible development patterns. The LUFA emphasizes the importance of infill development in areas already served by existing infrastructure, as it increases revenue without placing significant strain on city services or requiring major new infrastructure investments. Additional development opportunities allowed by this proposed rezoning can contribute to long-term fiscal health by potentially generating net positive revenue per acre, reducing future budget burdens, and supporting the continued provision of more affordable housing options.
Recommendation
RECOMMENDATION:
Approval. The requested R-1A-6.6 zoning would allow for single-family residential development that is compatible with adjacent zoning districts and surrounding built-environment patterns, while incorporating compatible minimum lot size standards. This zoning approach supports orderly development by balancing additional housing opportunities with neighborhood compatibility and appropriate transitions between uses on an infill site. Additionally, it promotes fiscally responsible development that aligns with adopted policy direction and long-range planning goals. All of these factors make the request consistent with the Comprehensive Plan, Land Use Fiscal Analysis, and Strategic Plan.
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.
Mailed notification as required by state statute:
Public hearing notices were sent to 63 owners of property within 200 feet of the request. As of the date this agenda was posted, a supermajority vote of City Council is not required to approve the applicant’s request.
Resource Links:
• Chapter 144, Sec. 3.3-1 (R-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. 3.4-1 (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. 3.4-2 (R-1A-6.6) 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>