PRESENTER: Presenter
Matthew Simmont, AICP Planning Manager
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SUBJECT: Title
Public hearing and first reading of an ordinance to rezone approximately 0.1 acres out of the Church of Christ Subdivision, Block 1, Lot 1, and the Alyssa Way Subdivision, Block 1, Lot 1, from R-1 (Single-Family District) to C-1B (General Business District), located at the northeast corner of Alyssa Way and the State Highway 46 West intersection.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 3
BACKGROUND INFORMATION:
Case No: PZ25-0105
Applicant:
Shannon Mattingly
(830) 643-9453 | smattingly@drennergroup.com
Owner:
McKynna Massey
(210) 308-6288 | mmassey@askdag.com
Staff Contact:
Amanda Mushinski, CNU-A, AICP-Candidate
(830) 221-4056 | amushinski@newbraunfels.gov
The subject area is approximately 0.1 of an acre on the south side of Alyssa Way, approximately 300 feet northeast of the intersection of Alyssa Way, a proposed minor arterial, and State Hwy 46, an existing principal arterial, approximately 300 feet southwest of Fire Station 4, and approximately 800 feet south of Oak Run Middle School. It is bordered by R-1, R-2, C-1, C-1A, and C-1B zoning. Adjacent land uses include undeveloped property, Oak Run Middle School, Fire Station 4, and commercial properties.
ISSUE:
The subject area represents small portions of 2 existing platted lots, the majority of which are zoned C-1. The applicant is requesting to rezone to C-1B to ensure the entire property allows commercial use. The C-1B district allows a variety of office, retail and service uses and is typically situated at major intersections to support higher traffic volumes generated by commercial activity. The proposed zoning will allow for consistent development standards across the entire site.
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.
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.
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 Veramendi Sub Area, along a Transitional Mixed-Use Corridor, near existing Civic and Education Centers, and near a future Market Center.
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:
The Land Use Fiscal Analysis (LUFA) recommends prioritizing infill projects that add people and buildings in areas with existing infrastructure. This will increase tax revenue without significant impacts on services and infrastructure costs and distribute cost burdens across more property owners. An increase in development opportunities from rezoning will allow net positive revenue per acre.
Recommendation
RECOMMENDATION:
Approval. The subject area is part of a larger tract zoned for commercial use, and this request will align the zoning across the entire site. The location at a major intersection and adjacent to commercial, civic, and educational uses makes it suitable for the requested zoning. The proposed change will support cohesive site development and is compatible with the surrounding area.
The Planning Commission held a public hearing on May 6, 2025, and unanimously recommended approval of the applicant’s request (8-0-0).
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 6 properties within 200 feet of the request. As of the date this agenda was posted, the city has received no responses in opposition.
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. 3.4-14 (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>