PRESENTER: Presenter
Applicant: Killen, Griffin & Farrimond, PLLC
Owner: Brandy Worley
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SUBJECT: Title
PZ25-0394 Public hearing and recommendation to City Council, at the request of Ashley Farrimond of Killen, Griffin & Farrimond, PLLC, on behalf of Brandy Worley, to rezone approximately 6 acres out of Billie and Ed Miles Subdivision Unit 2, Block 1, Lots 1A, 1B, and 2, from C-1A (Neighborhood Commercial District) and R-3 SUP (Multifamily District with a Special Use Permit to allow bed and breakfast and retail) to C-4A (Resort Commercial District), currently addressed at 830, 832, and 870 Gruene Road
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DEPARTMENT: Neighborhood and Community Planning
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COUNCIL DISTRICTS IMPACTED: 4
BACKGROUND INFORMATION:
Case No: PZ25-0335
Applicant:
Killen, Griffin & Farrimond, PLLC
(210) 960-2750 | nuriddin@kgftx.com
Owner:
Brandy Worley
(830) 237-6028 | bworley@theoutfit-inc.com
Staff Contact:
Amanda Mushinski, AICP, CNU-A
(830) 221-4056 | amushinski@newbraunfels.gov
The ~6-acre subject tract is located on the southeast corner of the intersection of Hanz Drive and Gruene Road, approximately ¼ mile northeast of New Braunfels Fire Station 3, approximately 1/3-mile northeast of the intersection of Hanz Drive and Loop 337, and ½ mile southwest of the intersection of East Common Drive and Hanz Drive. It is bordered by the Cotton Crossing Planned Development District, as well as R-3, C-1Br47, C-1Br41, and R-2 zoning. Adjacent land uses consist of a church, commercial properties, and residential neighborhoods.
ISSUE:
The application submitted indicates that the proposed zoning change is intended to allow for development under the C-4A (Resort Commercial District) to serve tourists, vacationing public, conference center attendees, sports related programs and support service facilities including garden office, retail and specialty shops
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-4A would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 1.14: Ensure regulations do not unintentionally inhibit the provision of a variety of flexible and innovative lodging options and attractions.
• Action 3.6: Pro actively provide a regulatory environment that remains business and resident friendly.
• Action 3.22: Encourage venues within walking distance of neighborhoods and schools.
• Action 3.23: Revise local ordinances so that they do not inadvertently inhibit development of venues in close proximity to neighborhoods and schools.
• Action 4.26: Enhance community sense of place by creating spaces and facilities that reflect the community (e.g., arts and culture, community gardens).
Future Land Use Plan: The subject property is located within the New Braunfels Sub Area, near existing Civic and Employment Centers.
STRATEGIC PLAN REFERENCE:
☒Economic Mobility ☒Enhanced Connectivity ☐Community Identity
☐Organizational Excellence ☒Community Well-Being ☐N/A
• 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.
• 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.
• Economic Mobility - Output: Increase the number of new affordable housing units produced each fiscal year.
• Community Well-Being - Objective: Develop capital and staffing investments that improve safety, reduce heat islands, and encourage transportation modes that support healthier lifestyles and exercise such as biking, walking and running.
• Community Well-Being - Objective: Complete the Parks Master Plan to identify needs including strategic land acquisition, facilities, trails, and programming.
• Community Well-Being - Objective: Support the New Braunfels Youth Collaborative and other organizations to ensure middle and high school aged youth in the community can flourish intellectually, physically, and emotionally.
• Community Well-Being - Outcome: Maintain National Citizen Survey overall satisfaction for “Overall health and wellness opportunities.”
• Community Well-Being - Outcome: Maintain National Citizen Survey overall satisfaction for “Overall feeling of safety.”
• Enhanced Connectivity - Objective: Implement improved local and regional public transportation services to connect the community to employment, education, healthcare, recreational and other destinations.
FISCAL IMPACT:
The Land Use Fiscal Analysis (LUFA) recommended action is to prioritize infill projects that add people and buildings in areas with existing infrastructure. This will increase revenue to provide service delivery without significant impacts on 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:
The requested C-4A (Resort Commercial District) zoning supports New Braunfels’ long-standing identity as a destination community. New Braunfels Comprehensive Plan (Envision New Braunfels) highlights tourism as a cornerstone of the local economy and calls for fostering a variety of lodging options, attractions, and venues that reflect the character of the City. This request also advances the Strategic Plan’s Economic Mobility priority by promoting reinvestment and expanding visitor-oriented commercial opportunities that strengthen targeted industries such as hospitality and recreation. It also aligns with the Land Use Fiscal Analysis by encouraging infill development that maximizes the use of existing infrastructure and generates positive fiscal returns. The Confluence Economic Development Strategy further emphasizes proactive land use approaches to diversify the economy and support tourism as a growth sector.
In this case, the applicant seeks C-4A zoning to allow development of resort commercial uses on a site well-positioned along Gruene Road. The property’s frontage and proximity to Gruene make it an appropriate location for visitor-serving uses, while its adjacency to existing civic and commercial activity provides a natural transition from nearby residential neighborhoods. The applicant’s request leverages the site’s unique location to expand tourism opportunities in a manner that complements surrounding land uses and reinforces New Braunfels’ role as a regional and state-wide destination.
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 26 properties within 200 feet of the request. As of the date this agenda was posted, a supermajority vote of City Council is not required.
Resource Links:
• Chapter 144, Sec. 3.3-3 (R-3) 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>
• Chapter 144, Sec. 3.4-15 (C-4A) 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>