PRESENTER: Presenter
Applicant/Owner: Kahlig Enterprises, Inc.
Body
SUBJECT: Title
CS26-0278 Public hearing and consideration of a request by Kahlig Enterprises, Inc. for an appeal of Section 144-5.22, Non - Residential and Multifamily Design Standards, to allow for a deviation from the articulation requirements for a proposed automobile dealership at 283 IH-35 South in the "C-3" Commercial District.
Header
DEPARTMENT: Neighborhood & Community Planning
Body
COUNCIL DISTRICTS IMPACTED: 6
BACKGROUND INFORMATION:
Case #: CS26-0278
Applicant/Owner: Kahlig Enterprises, Inc.
351 IH-35 S
New Braunfels, TX 78130
Staff Contact: Colton Barker, Planner
(830) 221 - 4274
CBarker@newbraunfels.gov
The subject property is a nearly five‑acre site along the IH‑35 frontage road, is zoned C‑3 (Commercial District), and is currently developed with a vacant automobile dealership. The applicant is in the process of redeveloping the property with a new/different automobile dealership, which is allowed in C-3. The applicant’s requested appeal of building‑design standards does not involve changes to land use, building height, density, setbacks, access, parking design, life‑safety requirements, or any other site‑development standard.
Under Section 144‑5.22 of the Code of Ordinances, non‑residential buildings with façades facing public roadways must meet building‑articulation standards, including the horizontal articulation standards outlined under Section 3(c)(1). These standards are intended to reduce perceived building mass, introduce human scale elements, and create visual interest through façade offsets and variation in wall planes. This ordinance was adopted by City Council following construction of commercial structures that did not fit the architectural character desired by our residents.
The proposed dealership building fronts IH‑35 and is therefore subject to these articulation requirements. The showroom façade is approximately 166 feet in length with an average height of 21 feet 9 inches. The standards require that no portion of a façade may extend more than three times its average height, 65 feet 3 inches, without a perpendicular offset. Each offset must have a minimum depth equal to 15% of the average height (3 feet 3 inches) and a minimum length equal to 10% of the façade (16 feet 7 inches).
The Service Department façade (155 feet in length) meets these requirements. The Showroom façade, however, incorporates horizontal offsets of 1 foot 6 inches, which meets the required spacing but does not meet the required depth. The applicant is therefore requesting relief of 1 foot 9 inches from the prescribed 3‑foot‑3‑inch minimum offset depth so the showroom may retain the proposed design.
ISSUE:
The applicant has indicated that the project is required to adhere to the design standards that are set forth within the Volkswagen Design Criteria Document and have been created to maintain a consistent and uniform brand message to consumers.
Zoning Section 144‑5.22‑3(c)(1) requires horizontal articulation at a depth of roughly 3 feet 3 inches for every 65 feet 3 inches of building length, with each articulation spanning at least 16 feet 7 inches. While the applicant’s proposed design includes articulation at the correct intervals, the depth meets only 1 foot 6 inches, resulting in a deficiency of 1 foot 9 inches.
The appeal concerns only the articulation depth. All other requirements, spacing, modulation, subdivision of façade segments, building entry features, and architectural detailing, remain compliant and provide architectural rhythm and visual separation consistent with the purpose and intent of the ordinance.
The applicant states that the additional required depth would not produce a meaningful or perceptible visual improvement due to the highway-oriented context of the site along IH-35. The façade will primarily be viewed across automobile display areas from the frontage road environment, where distance, viewing speed, and scale minimize the distinction between offsets of 1 foot 6 inches and 3 feet 3 inches. The reduced offset still produces shadow lines, modulation, and façade rhythm intended by the standard.
Granting the appeal would not impact adjacent properties, encroach into easements, alter access patterns, or affect public infrastructure. The request is limited solely to articulation depth on the proposed showroom façade.
COMPREHENSIVE PLAN REFERENCE:
The request aligns with the following goals and policies of 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 3.6: Pro actively provide a regulatory environment that remains business and resident friendly.
• Action 8.10: Capitalize on geographic location.
STRATEGIC PLAN REFERENCE:
The request aligns with the following goals and policies of the Strategic Plan:
YES Economic Mobility N/A Enhanced Connectivity YES Community Identity
N/A Organizational Excellence N/A Community Well-Being
• Economic Mobility - Objective: Incentivize mixed-use developments and redevelopments in targeted locations to create a built environment with integrated housing, commercial centers, and opportunities for improved connectivity.
• Community Identity - Objective: Safeguard the character, integrity, and stability of neighborhoods.
FISCAL IMPACT:
N/A
RECOMMENDATION:
Staff recommends approval of the requested appeal to allow horizontal façade articulation at a minimum depth of 1 foot 6 inches in lieu of the required 3 feet 3 inches specified in Section 144‑5.22‑3(c)(1)(ii), as requested by the applicant.
The proposed design satisfies all other applicable articulation standards, including spacing, subdivision of façade segments, fenestration, entry features, and architectural detailing. The reduced offset depth maintains the ordinance’s visual intent, providing building modulation, shadow lines, and architectural variation, while accommodating the brand specific design framework required for the dealership. Given the site’s high-speed roadway-oriented context and viewing distance from IH‑35 based on typical modern automobile dealership merchandise placement, the reduced offset depth is not anticipated to materially affect the perception of building mass or overall façade character.
The request is limited solely to articulation depth and does not create impacts to adjacent properties, access, easements, public infrastructure, or the surrounding development pattern. The relief is narrow and context appropriate while preserving the substantive purpose of the City’s adopted design standards.
RESOURCE LINKS:
§ 144-5.22 Non-residential and multifamily design standards
<https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTVDEST_S144-5.22NSIMUDEST>