PRESENTER: Presenter
Matthew Simmont, AICP, Planning Manager
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SUBJECT: Title
Approval of the second and final reading of an ordinance to rezone 0.255 acres out of Walnut Hills Subdivision, Lot 1, from R-2 (Single-Family and Two-Family District) to C-1A (Neighborhood Business District), currently addressed at 1417 North Walnut Avenue.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 3
BACKGROUND INFORMATION:
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Case No: |
PZ23-0336 |
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Applicant/Owner: |
Xiaohuan Huang |
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5740 Copper Vista |
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New Braunfels, TX 78132 |
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(210) 941-9252 | xiaohuanhuang@yahoo.com |
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Staff Contact: |
Amanda Mushinski |
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(830) 221-4056 | amushinski@newbraunfels.gov |
The City Council held a public hearing on October 23, 2023, and unanimously approved the first reading of the ordinance (7-0-0).
The subject property is 0.225 acres in size, located on the southwest side of N Walnut Ave, approximately 716 feet southeast of the intersection of Kerlick Ln and N Walnut Ave, and approximately 1/3 of a mile southeast of N Walnut Ave and Loop 337.
The applicant is requesting a change in zoning from R-2 (Single-Family and Two-Family District) to C-1A (Neighborhood Business District).
Surrounding Zoning and Land Use:
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North |
Across Walnut Ave: R-2 |
Commercial Property and Single-Family Residences |
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South |
R-2 |
Single-Family Residence |
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East |
R-2 |
Single-Family Residence |
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West |
C-1A |
Vacant Land |
ISSUE:
The applicant’s submittal indicates the purpose of the change in zoning is to allow for office space and a beauty/nail salon.
C-1A (Neighborhood Business District) would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 3.3: Balance commercial centers with stable neighborhoods.
Future Land Use Plan: The subject property is located within the New Braunfels Sub-Area, within the Transitional Mixed-Use Corridor, near existing Civic, Education, Employment, Market, and Outdoor Recreation Centers.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
While it is not a good planning policy to strip-zone thoroughfares as commercial, this roadway includes unique circumstances that make small-scale residential to commercial conversions appropriate, not the least of which is the dramatic topographic change and curvilinear character of Walnut Avenue only a short distance away. Therefore, staff recommends approval.
The Planning Commission held a public hearing on October 4, 2023, and unanimously recommended approval (7-0-0)
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 8 properties within 200 feet of the request. To date, 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. 3.4-12 (C-1A) 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>