PRESENTER: Presenter
Jean Drew, AICP, CNU-A, Planning and Development Services Assistant Director
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SUBJECT: Title
Public hearing and first reading of an ordinance to rezone approximately 6 acres out of the Behrendt Subdivision, Lots 1, 2, and 3, from C-3 AH (Commercial Airport Hazard Overlay District), M-1 AH (Light Industrial Airport Hazard Overlay District), and R-2 AH (Single-Family and Two-Family Airport Hazard Overlay District) to M-1A AH (Light Industrial Airport Hazard Overlay District), currently addressed at 1983 & 1993 Post Road
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: 5
BACKGROUND INFORMATION:
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Case No: |
PZ23-0481 |
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Applicant: |
Harry B. Jewett, P. E. |
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307 W Rhapsody Dr |
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San Antonio, TX 78216 |
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(210) 737-3417 | hjewett@hja.bz |
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Owner: |
Margie S. Behrendt |
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1993 Post Rd |
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New Braunfels, TX 78130 |
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(830) 660-1744 |
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Staff Contact: |
Amanda Mushinski |
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(830) 221-4056 | amushinski@newbraunfels.gov |
The subject property comprises approximately 6 acres at the northeast intersection of Post Road and IH 35 North Access Road, northeast of the Kayden Office Park. The applicant is requesting a change in zoning from C-3 AH (Commercial Airport Hazard Overlay District), M-1 AH (Light Industrial Airport Hazard Overlay District), and R-2 AH (Single-Family and Two-Family Airport Hazard Overlay District) to M-1A AH (Light Industrial Airport Hazard Overlay District).
Surrounding Zoning and Land Use:
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North |
Heather Glen PD AH |
Drainage Easement |
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South |
R-2 AH & Across Post Rd: C-3 AH |
Residential Property & Commercial Property |
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East |
C-3 AH & M-1 AH |
Undeveloped Land |
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West |
C-3 SUP AH & R-2 AH |
Office Park (Kayden Park) & Residential Property |
ISSUE:
M-1A allows light manufacturing, assembly, fabrication, distribution, warehousing, research and development, wholesaling, and service operations. Notably, these activities do not typically involve frequent customer or client visits.
M-1A at this location would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 1.8: Concentrate future investment in industrial and employment centers near existing and emerging hubs, such as the airport; and along existing high-capacity transportation networks, such as Interstate Highway 35.
• Action 3.1: Plan for healthy jobs/housing balance.
Future Land Use Plan: The subject property is located within the Oak Creek Sub Area, along a Transitional Mixed-Use Corridor and the IH 35 Corridor, near an existing Market Center, and future Employment Centers.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
Approval. Located at the intersection of the IH 35 Access Road and Post Road, an existing Minor Collector, the property benefits from key accessibility, reinforcing its significance in the broader transportation infrastructure. Additionally, its placement along a Transitional Mixed-Use Corridor complements the city's vision for diversified land use, promoting a harmonious blend of residential, commercial, and light industrial uses. The proposed M-1A zoning ensures consistency with surrounding zoning districts and land uses, marked by a light industrial approach with M-1 and C-3 to the south, east, and west, harmonizing both commercial and industrial uses and contributing to the overall balanced development of the area.
The Planning Commission held a public hearing on January 3, 2024, and unanimously recommended approval (7-0-0).
Mailed notification as required by state statute:
Public hearing notices were sent to 5 owners of property within 200 feet of the request. As of the agenda posting date, the city has received no responses in opposition.
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. 3.3-9 (C-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. 3.3-11 (M-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. 3.4-18 (M-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 5.20 (Airport Hazard Zoning District) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTVDEST_S144-5.20AIHAZODI>