Big developments to change area in north New Braunfels. - Express News

[tmathis]

Web Posted: 02072007 10:56 PM CST

Roger Croteau
Express-News

NEW BRAUNFELS — The intersection of Interstate 35 and FM 306 is near some light manufacturing but mostly surrounded by farm fields.

That is about to change.

The highway crossroads in north New Braunfels is poised to become the next major commercial center on the San Antonio-Austin corridor, with three major shopping complexes totaling more than 2 million square feet now in the planning stages.

The New Braunfels City Council on Wednesday discussed forming a Tax Increment Reinvestment Zone to help move the projects off the drawing board. It took no action, but after a two-hour executive session, council members said they support creating the district.

‘‘I think we are all in favor of the tax district,’‘ said Councilwoman Beth Sokolyk. ‘‘It is an excellent economic incentive. But at the same time we want to make sure we are in agreement and understand all the implications so that we do it right.’‘

In a reinvestment zone, developers spend the money up front to build the infrastructure needed to support the project, and then get repaid through a rebate of the sales or property taxes generated by the project.

In this case, the zone would pay to extend FM 306 about a mile east of Interstate 35 and solve a serious drainage problem there. City officials declined to say how much money the project would have to raise, but one source familiar with the proposal said it is more than $25 million.

On the west side of Interstate 35 and north of FM 306, a 500,000-square-foot shopping center is planned, anchored by a new H-E-B grocery store. The city already has approved $535,000 in industrial development sales tax funds to improve drainage at that site.

However, the grocery can’t be built without more drainage work to move water from it and from the planned 265-acre Creekside development east of Interstate 35 to nearby Alligator Creek.

Creekside, a project of NewQuest Properties, would have more than a million square feet of retail, restaurants, a movie theater, medical office park, amphitheater, hotel and apartments.

And just south of Creekside is the planned Canyon Crossings Development, which could be from 40 to 70 acres and include 400,000 to 800,000 square feet of retail and restaurant space, said Mark Wheeler, a partner in developer Surecap Village Partners.

‘‘The good news is the retailers are coming to New Braunfels,’‘ Wheeler told the City Council on Wednesday. ‘‘With three centers competing, you guys have so much leverage right now. Use it, because when developers compete, the community wins.’‘

Wheeler said Canyon Crossings is negotiating with Target, Staples, Office Max, Wachovia Bank, Red Robin, Academy and several other retailers, but has no signed agreements yet.

‘‘They are all playing the centers against each other,’‘ he said.

Councilwoman Kathleen Krueger said the council wants to move cautiously in forming the zones.

‘‘The taxpayers were at the heart of the discussion,’‘ she said. ‘‘We want to proceed carefully because this will affect not just this one property but public policy into the future.’‘

[Mopacs]

Wow, thats some serious development. Is there a sufficient population in New Braunfels to draw from? I'm guessing part of the trade area will include the Canyon Lake communities, as well as portions of San Marcos and even Seguin? Also, I would imagine some of the existing retailers in the heart of New Braunfels could relocate to the new centers... Target in particular.

[jordan]

With the heavy traffic, on 35 between Austin & San Antonio. It will draw a lot of people. Even if you look within a 15 mil radius of the area. I think that kind of development, is feasable

[NBTX11]

Believe me there is sufficient population in NB to draw on. Comal county is absolutely booming right now. Houses are going in by the hundreds if not thousands.

[Mopacs]

The urban gap between Austin and San Antonio continues to shrink, with New Braunfels growing to the north, and San Marcos growing southward.

[Trae]

How large is New Braunfels now? About 60-70K?

[Mopacs]

The latest Census estimates from 2005 reports New Braunfels' population at approx 47,000. That doesn't include population within the city's ETJ or adjacent unincorporated areas.

[NBTX11]

^^So the answer the question, it is now probably around 55K. Possibly closing in on 60K.

[Mopacs]

Originally Posted by NBTX11

^^So the answer the question, it is now probably around 55K. Possibly closing in on 60K.

I think you're definitely right about that. Where are most of the new housing developments going in... east, west, northside, etc.?

[Trae]

I think most are northward. When I was in Schlitterbahn a little while back, most of the new home signs were facing north.

[NBTX11]

Originally Posted by Trae

I think most are northward. When I was in Schlitterbahn a little while back, most of the new home signs were facing north.

Every side of town has developments going in. On the north side by FM306 there are developments, on the east/southeast side by FM 725 and county line road there are huge developments. There are more developments on the West side near Hwy 46 going towards Boerne, that are going in. Basically everywhere, there are new housing going in.

[Trae]

Of course new housing is going in everywhere, but there are always certain sides of places that go further out than others. Like in Houston, the north and west sides (especially west) sprawl out more than everywhere house. Housing and developments are going in everywhere, though.