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File #: 21-239    Name:
Type: Ordinance Status: Individual Item Ready
File created: 3/2/2021 In control: City Council
On agenda: 3/22/2021 Final action:
Title: Public hearing and first reading of an ordinance regarding a proposed revision to the Town Creek Planned Development (TCPD) concept plan and development standards, on approximately 66 acres located at North Academy and North Walnut Avenues.
Attachments: 1. Aerial Map, 2. Land Use Maps, 3. Current & Proposed Exhibits, 4. Notification & Responses, 5. PC Draft Minutes, 6. Ordinance TC CP
Date Ver.Action ByActionResultAction DetailsMeeting DetailsVideo
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Presenter

Presenter

Christopher J. Looney, AICP, Planning and Development Services Director

Contact Info

clooney@nbtexas.org

 

Subject Header

SUBJECT:

Title

Public hearing and first reading of an ordinance regarding a proposed revision to the Town Creek Planned Development (TCPD) concept plan and development standards, on approximately 66 acres located at North Academy and North Walnut Avenues.

 

Body

BACKGROUND / RATIONALE:

Case No.:                                          PZ20-0332

 

Council District:                     1

 

Applicant:                                          Chris Van Heerde, P.E.

                                                               HMT Engineering & Surveying

                                                                290 S. Castell Avenue

                                                               New Braunfels, TX 78130

                                                               (830) 625-8555                     plats@hmtnb.com

                                                               

Owner:                                          TC Town Creek Texas LP

                                                               David Wolters, General Partner

                                                               979 N. Academy Avenue

                                                               New Braunfels, TX 78130

                                                               (512) 633-2245                     david@towncreektexas.com

 

Staff Contact:                      Holly Mullins

                                                               (830) 221-4054                     hmullins@nbtexas.org

 

Town Creek is a 66-acre mixed use development located on Walnut Avenue between the Dry Comal Creek and Union Pacific Railroad tracks. The developer’s planned development zoning was approved in 2006 to create a unique, walkable community with a range of housing and business opportunities.

 

Street Network Revisions

The proposed TCPD concept plan revision includes the addition of one new Neighborhood Connector street and two alleys (highlighted on Attachment 3) to accommodate residential development in Phase 4.

 

Fredericksburg Road

The TCPD concept plan currently includes an extension of Fredericksburg Road from North Academy Avenue across the railroad tracks to Landa Street. The applicant’s original request included removal of the Fredericksburg Road extension from the City’s Regional Transportation Plan and from the concept plan. The applicant stated Union Pacific Railroad (UPRR) has not approved an at-grade crossing on Fredericksburg Road, and cited logistical constraints to constructing an over- or underpass. Following discussion at the Planning Commission meeting, and staff’s recommendation that the extension remain on the Transportation Plan with further evaluation of the design requirements and constraints, the applicant withdrew this portion of their request.

 

ISSUE:

The addition of one Neighborhood Connector street and two alleys is consistent with existing development patterns in Town Creek and with the TCPD intent to create a walkable community with alley-loaded residences. It is supported by the Envision New Braunfels Comprehensive Plan Action 7.11 to allow for smaller/narrower streets and lot size variety within individual subdivisions.

 

FISCAL IMPACT:

N/A

 

Recommendation

COMMITTEE RECOMMENDATION:

The Planning Commission held a public hearing on March 2, 2021 and recommended approval of the proposed revision to add a Neighborhood Connector street and alleys, without the removal of Fredericksburg Road. (8-0-0 with Commissioner Gibson absent)

 

STAFF RECOMMENDATION:

Staff recommends approval of the additional Neighborhood Connector street and alleys in Phase 4 of Town Creek.

 

Notification:

Public hearing notices were sent to 100 owners of property inside Town Creek and within 200 feet of the request. To date, the City has received three responses in favor (#15, 91, 96) and 23 in objection, representing 9% of the notification area. Objection was primarily in response to the removal of the Fredericksburg Road extension.

 

Attachments:

1.                     Aerial Map

2.                     Land Use Maps (Zoning, Existing Land Use, Future Land Use)

3.                     Current and Proposed Concept Plan Exhibits B & C

4.                     Notification Map & Responses

5.                     Ordinance