PRESENTER: Presenter
Applicant: Patrick W. Christensen
Owner: Karma Enterprises NB LLC
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SUBJECT: Title
PZ26-0216 Proposed rezoning requested by Patrick W. Christensen, on behalf of Karma Enterprises NB LLC, of approximately 2.7 acres out of the Bentwood Commercial Unit Three, Lot 3, from APD SUP (Agricultural/Pre-development District with a Special Use Permit to allow a retail development with specific uses) to C-1A (Neighborhood Business District), currently addressed at 2009 South Walnut Avenue.
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DEPARTMENT: Neighborhood and Community Planning
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COUNCIL DISTRICTS IMPACTED: 6
BACKGROUND INFORMATION:
Case No: PZ26-0216
Applicant:
Patrick W. Christensen
(210) 320-2540
Owner:
Karma Enterprises NB LLC
(210) 320-2540
Staff Contact:
Mary Lovell, AICP, CNU-A
(830) 221-4051 | mlovell@newbraunfels.gov
The subject property consists of approximately 2.62 acres located on the east side of South Walnut Avenue, about 350 feet north of the intersection of South Walnut Avenue and West County Line Road.
The property is bordered to the north by C-1 (Local Business District) and R-1A-6.6 (Single-Family District), to the east by R-1A-6.6 (Single-Family District), to the west by South Walnut Avenue, and to the south by APD SUP (Agricultural/Pre-development District with a Special Use Permit for a child day care, nursery, and day camp).
Adjacent land uses include a commercial shopping center to the north, a daycare and preschool to the south, and single-family homes to the east.
ISSUE:
The applicant is seeking to rezone the property from APD SUP, which currently limits the site to agricultural/pre-development uses with a narrow set of approved neighborhood commercial activities, to C-1A (Neighborhood Business District). The existing zoning, approved in 2016, allowed only a small subset of commercial uses, which the applicant states has constrained the ability to attract and retain tenants.
The applicant indicates that the limited uses have contributed to long-term vacancies within the retail center and hindered leasing efforts, despite the property’s location on a major arterial roadway. Rezoning to C-1A would allow a broader range of neighborhood-serving commercial uses that are more compatible with market demand and would reduce the need for nearby residents to travel to commercial centers farther away, thus improving traffic flows.
Staff observed at least two vacant units and a large parking area that is currently underutilized. The site’s configuration, existing building placement, and substantial separation from adjacent single-family homes, including a 50-foot drainage easement and an additional 25-foot building setback, provide adequate buffering to ensure compatibility. All site access is onto South Walnut Avenue, a multi-lane arterial, minimizing traffic circulation impacts on surrounding neighborhoods.
Traffic Impact Analysis (TIA): No new development is proposed at this time; therefore, traffic impacts will be evaluated as required during future permitting stages, if applicable.
Drainage: No new development is proposed at this time; therefore, drainage impacts will be evaluated as required during future permitting stages, if applicable.
COMPREHENSIVE PLAN REFERENCE:
C-1A would be consistent with the following actions from 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 3.1: Plan for healthy jobs/housing balance.
• Action 3.22: Encourage venues within walking distance of neighborhoods and schools.
• Action 3.3: Balance commercial centers with stable neighborhoods.
Future Land Use Plan: The property is situated within the Walnut Springs Subarea, near existing and proposed Outdoor Recreation Centers.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☒Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
• Economic Mobility: Incentivize mixed-use developments and redevelopments in targeted locations to create a built environment with integrated housing, commercial centers, and opportunities for improved connectivity.
• Enhanced Connectivity: Increase bikeway, trails, and sidewalk miles.
• Enhanced Connectivity: Increase walk and bike score. Staff observed residents who live nearby walking to and from the businesses at the retail building.
FISCAL IMPACT:
The proposed rezoning request is in alignment with the following recommendations and strategies of the Land Use Fiscal Analysis:
• Allowing a broader range of commercial uses enables the market to fill vacant or underutilized space, increasing productivity per acre and improving overall fiscal performance.
• Infill reinvestment in existing buildings leverages already-built infrastructure, reducing long-term service and maintenance costs to the City
• Expanded commercial opportunities increase taxable sales activity and property valuation, contributing to positive net revenue without requiring major public investment.
• Market flexibility reduces prolonged vacancies, which often represent lost tax revenue and inefficiencies in land utilization.
• Supporting neighborhood-scale commercial activity distributes economic benefits more evenly throughout the community, rather than concentrating growth in only a few commercial corridors.
Recommendation
RECOMMENDATION:
Staff recommends approval of the requested rezoning to C-1A (Neighborhood Business District). The proposed zoning is compatible with surrounding development patterns, aligns with the Comprehensive Plan’s goals for infill and neighborhood-serving commercial uses, and supports reinvestment in an existing commercial center without creating adverse impacts on adjacent properties.
This recommendation is based on the following considerations:
• The range of permitted uses under C-1A is appropriate for the area and consistent with nearby commercial zoning.
• The property is already served by existing infrastructure, and no additional public facility demands are anticipated at the rezoning stage.
• Rezoning is expected to improve utilization of an existing development, reinforcing broader land-use objectives without negatively affecting other similarly zoned areas.
• The site’s separation from residential properties and access along a major arterial roadway help ensure compatibility with public health, safety, and general welfare.
• The request aligns with the Envision New Braunfels Comprehensive Plan through support of infill redevelopment, balanced land use patterns, and neighborhood-serving commercial activity.
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 owners of 36 properties 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. 3.4-1 (APD) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI>
• Chapter 144, Sec. 3.6 (SUP) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.6SPUSPE>
• 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>