Stone Creek Development Update -

Tim Marroquin has pulled the rezoning request IN FULL.  It will not be going before the City Council, and if he ever brings it back it would need to start back at the beginning of the process.  This is GREAT news.

Also, the planning commission will soon be recommending expanding the notification zone to 300 ft from 200 ft.  So, if it comes forward again at a later date, we would have more people in the notification zone.

Best Regards,

November 8th - City Council Meeting

It appears that the Stone Creek Apartments rezoning request will not be heard at the November 8th City Council Meeting.  Here is the published agenda from the City of New Braunfels website.  Anything is possible though.  If new information becomes available it will be posted.  In the meantime, please call or email the City Council to let your voices known.

http://www.ci.new-braunfels.tx.us/archives/30/CC%20Agenda%2011-08-10.pdf

Planning Commission Meeting Results

Tonight the Planning Commission voted against the proposed Stone Creek Development by a vote of 5 to 4.

The proposal now will be sent to the City Council with a negative recommendation  at the next regular meeting on November 8th.  Please remember to be there and be heard.

November 8th - Save the date!!!!

In His Own Words....

Stone Creek Development

New Braunteis, Texas

New Braunfels Local Residents

FM 1044 at 1-35

New Braunfels, Texas

August 3l, 2010

Ref: Proposed Zoning of 19 Acres on FM 1044 at 1-35

As you may know, I recently applied for and then withdrew a request for rezoning 18 acres on FM 1044 because of raised concerns with the proposed development. After the City sent out rezoning notices, I sent you a letter describing our development, stating our intentions and invited your input, comments and concerns but did not get a response. Then, just before the rezoning hearing, a couple of area residents scared and convinced property owners that this development was going to be bad for the neighborhood for multiple reasons.

Although legitimate concerns were raised, they were exaggerated and extorted. Accusations regarding traffic, drainage, and type of development were made that changed the context of this development and caused many, like you, to doubt the integrity of the development and those behind it. This is all wrong. First of all, this development will not noticeably affect the surrounding neighborhoods any more than any other development on these 19 acres. Whether this land is developed half commercial, half residential as the City's Future Land Use Plan suggest, or the whole parcel is developed into residential, there will be traffic, drainage and other issues that will need to be addressed.

We have addressed all these concerns and I would like to share them with you.  Our group, including the original land owner of several generations, a respected local quality homebuilder, and myself, a design/build developer, want to design and build a high quality and integrated residential community that caters to smaller patio/garden homes, and apartment homes that require little or no home and yard maintenance.

After reviewing our plans and referring to the City's Future land Use Plan, City Planning recommended utilizing the City's "Mixed Use Development" rezoning classification. This is where residential, recreational, and even commercial/retail are mixed and planned in close proximity in a master-planned community modeled for convenience and comfort. Mixed-use development in itself is the "State of the Art" in community planning making this development special. The apartment homes component of this development will be the highest caliber of apartments available in New Braunfels.

Essentially all of our residential traffic will conveniently be coming from and going to 1-35 without having to go through or between anyones neighborhood south on FM 1044. The few area residents I referred to earlier were not one of the surrounding property owners that received the City's rezoning notice or my follow up letter divulging all our intentions. They took it upon themselves to go door to door scaring everyone into believing that we were going to put low income, government assisted, section 8 property apartments, and/or bring bad element to the neighborhood. They convinced many to object to the development based on that and other false information. This is simply not the case and I have to set the record straight with facts, not fiction.

Let me first simply describe what we actually are proposing in the context of a planned community. You can refer to the attached planned layout of our proposed development. A small commercial/retail strip is planned along FM 1044 logically just across from Interstate Plaza/Lowes at the north end of our property. At the other southern end of our property along Fm 1044 we have planned a small community of patio/garden homes. Between the commercial strip and the patio homes will be one building, the clubhouse/office and gated entrance for the exclusive apartment homes. There will be no apartment home buildings on FM 1044. The clubhouse/business office will be a beautifully landscaped and designed building representing the finest apartment home community between Austin and San Antonio. That is our aim and intention. I have designed, built, own, and operate a high-end "Class A" property now with the amenities I describe to you.

The patio/garden homes are for the high-end market. The upscale apartment homes are also aimed at a higher-end market of singles and professionals. Typically they are in transition and lease

temporarily for 6-24 months with all the amenities of home, and then some. The gated community of apartment homes will have real control of entry and exit from the community with security cameras on both. Amenities include all those that an upscale single-family home or neighborhood would have like a garden tub in the master bedroom suite, walk in closets, a patio with storage closet, a swimming pool and children's small water park, a walking /jogging trail around the inside of the complex, a club house with an exercise equipment room, a entertaining living area inside and outside, separate business office for tenants, a conference/media room, and more. Park, ponds, and pedestrian walkways and plenty of open green space will be integrated to create a first class and highly desirable community. Fiber optic will be integrated throughout the complex providing the very best Internet, satellite TV, and future technological integration. Honestly, does this sound like a bad element to you? It's not and it never will be because it is being designed to cater to an upper class market that demands this type of compact residence.

This development will not compromise or affect the value of homes in the surrounding neighborhoods but will compliment it. We help build these neighborhoods and homes around here and own lots and homes as well! We would not intentionally develop anything detrimental to your or our own property. The inflated concerns about traffic, drainage and even bringing "bad element" to the neighborhood are false. There is no bad element here and I can address the other important concerns with facts, not assumptions.

So please give us an opportunity to talk to you personally and show you our plans. I will share with you details including traffic assessments, drainage plans, and privacy fencing between our residential communities. I would also like to talk to you about your own personal concerns and questions but can only do so if you call me or e-mail me at At your convenience, I can either come by or, if you like, have you come by our offices with others to review our plans and answer your questions. My intention is to give you facts so that you can make an informed decision and I trnst that you will make a fair decision in whether to support or oppose this community development.

Sincerely,

Tim Marroquin/Project Manager

timarroquin@swbell.net

(409) 728-5516

STOP THE STONE CREEK DEVELOPMENT

Artist rendering of proposed development

OCTOBER 12TH - SAVE THE DATE

On October 12th at 6:00pm, The New Braunfels City Planning Commission will be hearing from Tim Marroquin on his proposal regarding the "Stone Creek Development" (MULTI STORY - APARTMENT COMPLEX) before the planning commission once again for approval.  According to Holly Mullins, NB Planning Department, the only change from the previous time this proposal was brought before the planning commission in August was that Marroquin is using the "Special Use Permit" process instead of the "Zoning Change from R1/R2 to MU-A"  

We MUST make a strong showing voicing our dis-approval of this project.  So, remember to save the date and see you there on October 12th. 

SEPT 7th PLANNING COMMISSION MEETING

According to Holly Mullins at the New Braunfels City Planning Department, Tim Marroquin, representing the "Stone Creek Development" is not on the Planning Commission Meeting Agenda for September 7th. 

Check back for future updates.  The earliest that this can now be heard by the planning commission will be in October.  Notifications will be sent out to those with property 200 feet or less from the development and must be posted along FM1044.  But for now, enjoy your Labor Day Weekend!!! 

Stop the Stone Creek Apartments

(FM 1044 @ Loma Verde Dr)

Meeting Held with Developer

Today at 3:15 there was a meeting with Tim Marroquin in the City Planner's Office regarding the proposed Stone Creek Development.

Marroquin advised us that the plans call for 192 apartment units, one, two, and three stories in height situated on 10 acres of the 18.8 acre parcel. The remaining 8.8 acres would be developed into the commercial strip with loft apartments on the northern end of the property and townhomes located on the southern edge of the property, south of the Loma Verde Drive intersection. He advised that there would be ample walks and greenbelts throughout the property.

We brought up several issues that such a development would have on us. Discussed were the impact on property values; increased traffic concerns; potential increase in crime; as well as drainage concerns. The high-density of the proposed total number of units was also discussed.

We advised him that we do not want apartments or apartment homes as a part of the development and that we would continue to oppose and challenge any change in the zoning if that were the case.

City should call public meeting to discuss flooding issues

Doug Toney is editor and publisher of the Herald-Zeitung.

Posted: Sunday, August 8, 2010 12:00 am | Updated: 9:18 am, Sun Aug 8, 2010.

By Doug Toney Herald-Zeitung Publisher | 0 comments

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Why is such a meeting needed? For starters, to get answers to these four questions:

Are the city's standards for ensuring that new construction does not contribute to the flooding of adjacent and downstream properties inadequate?

Is the city's ability to inspect projects to ensure that city standards are met inadequate or inept?

Is it a combination of these problems?

And if not, then what is the problem?

Let's consider Landa Park.

During the June 9 flood, Panther Canyon lost all five bridges.

The wading pool, one of the most popular and historic features of Landa Park, remains closed and a date when it might reopen, if ever, seems to be un

Preliminary inspections indicate that about seven feet of rock underneath the bridge and road washed out.

The channel between the bridge and wading pool is at least six feet deep.

That's a heck of washout, considering that channel was probably no more than 24 inches deep before the flood.

The damage and debris seems worse than during the 1998 or 2002 floods. Yes, those of us who have been here for these floods

Drive to the new HEB's parking lot at Loop 337 and Highway 46. Stand in the parking lot and look east toward New Braunfels High School. You will see the detention pond at the end of the parking lot. Look at the pond's drainpipe. The drainpipe from that detention pond goes under Highway 46 and goes into that concrete structure between the access road and Loop 337.

From that drain structure, the water appears to go under Loop 337 and open up into what eventually becomes Panther Canyon. If you drive over there you can see where the drainpipe comes out.

Did this development's drainage system contribute to the velocity and volume of the water that extensively damaged Landa Par

If so, what can be done?

Also consider what's occurred on the bace development.

Residents who live along the back part of the long-established neighborhood of Hunters Creek, especially those closest to the WestPointe development, say they have suddenly developed extensive flooding issues.

These residents say the first flooding began this past September when a rain that previously would not have caused severe flooding, resulted in their neighborhood being inundated with high velocity flooding.

In June, the run off from the WestPointe development, which is behind where HEB leases, turned into virtual raging streams, with water reaching way beyond what had been previously adequate drainage easements in the neighborhood.

Across town, residents in some of the neighborhoods near I-35 apparently also are complaining about floodwaters on streets and in yards and homes where they said they had never seen it flood before.

Have the acres and acres of new motels, parking lots and other construction along the interstate contributed to these new flooding issues in nearby neighborhoods?

Four of the seven councilors have some sort of connection to either residential or commercial construction or development. The mayor has a title company. Councilors Sandy Nolte and Mike Ybarra sell real estate and councilor Steven Digges has a plumbing business. Mentioning this fact should not be construed as an insinuation that some sort of chicanery is involved.

What this fact does provide, however, is another reason why allowing citizens to question the city manager and city engineer and others directly could go a long way to clear the air for residents who are frustrated with what they say has been very little information and/or ambiguous answers.

City manager Morrison apparently has told some councilors he would conduct some neighborhood meetings sometime in the future to address these concerns. That's not enough now.

A citywide meeting would ensure that residents from all the affected neighborhoods could hear the same answers from the same officials at the same time.

And, finally, a citywide meeting also would allow the public to determine whether "I don't

Let's find out the real problem or problems and who or what is responsible and then let's get it fixed.

Update: The city will be having a meeting regarding drainage on August 30th at 6:00 pm at the New Braunfels Civic Center.

Planning Commission Meeting - Project Withdrawn

Thanks everyone for the large turnout at the Planning Commission meeting tonight. After Tim Marroquin, project sponsor made his brief presentation, several local property owner's from both Loma Verde and Mockingbird Heights subdivisions made our case before the planning commissioners. Even before all homeowner's were able to speak - Tim Marroquin withdrew the project from consideration from the board tonight.

As a side note, we must stay informed and united in keeping abreast of this issue. Jay Patrick, a resident of Mockingbird Heights will be a co-contributor to this blog in matters concerning this issue in the future.

It would be nice to keep this blog active as a community message board concerning issues that might arise or even as a way we might make our subdivision(s) safer for all.

Your Comments

Please use section to reply with your comments.

Meeting is Tonight

Hope to see all residents of the Loma Verde Subdivision at the Planning Commission meeting tonight at 6:00 pm. This item is #2 on the published meeting agenda. There will be an update to the blog with information presented and or obtained from the meeting. So please check back.

Also, if you are opposed to this action - please leave a comment on the blog. This blog can also used as a public record of opposition to this project.

Thanks.

Loma Verde Homeowner

Contact Information Page

A "Contact" page set up on the right listing either links, email addresses or phone numbers if you desire to contact either your elected officials, planning commission, developer, architect firm or property management company listed on the original letter.

If you desire to leave a comment on this blog, please feel free to do so.

Current Zoning Map

Traffic Flow - Current Zoning Map

Note: Secondary traffic flow shown (in yellow) from the proposed development
Loma Verde - Larkspur - Hollyhock - Gardenia

Can we afford to have the additional traffic generated from this size of a development use this route to travel to and from Walnut Street or for that matter, Wal-Mart?

Letter Requesting Zoning Change

Click on Letter to Read

Notice of Public Hearing regarding Re-Zoning

When: August 3, 2010 - 6:00 PM

Where: Council Chambers
424 S. Casteel St.
New Braunfels, TX

Stone Creek Development

Artist Rendering of Development (7-1-10)

The Issue - Proposed Zoning Change

On July 1st, the New Braunfels City Council and Planning Commission were presented with a written proposal, regarding the undeveloped 18.8 Acre Parcel located on FM-1044 directly across from Loma Verde Drive and the Loma Verde Subdivision. (see above) This proposal requests that the current zoning be changed from R-1 / R-2 to MU-A. (Residential Single and Two Family District to multi-use "Low Intensity Mixed Use District).

The purpose of this blog is to keep the public and homeowner's affected by this action informed of this matter relating to it's effect upon the traffic concerns, property development, etc.

Information that is obtained from the City, residents, or outside sources can be shared in this format along with concerns.

A meeting has been set for bringing this proposal in front of the Planning Commission. You are highly encouraged to attend if possible.

• Date: August 3, 2010
• Time: 6:00 pm
• Where: City Council Chambers, 424 S. Casteel St.

Email and Phone Numbers of the Planning Commission and City Council Members, are listed under the "Contact" page. You are encouraged to contact them. The only way that we will have any voice in ensuring that whatever action is taken is by being fully informed during this process.

Documents that are public record that have been obtained from the City Planning Office regarding this matter will be posted to this site. It is further understanding that this information will also be posted to the City's website for review prior to the date of the meeting.

Comments to this blog are welcome.