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More than 40 people packed a Helotes Planning and Zoning Commission Public Hearing on November 14th. More than a dozen Helotes residents voiced their opposition to a proposed commercial and residential development on Bandera Road across from the entrance to Old Town Helotes. MNO Partners, a New Braunfels-based multifamily real estate investment firm, is seeking a variance to Helotes’ zoning codes to develop a mixed-use project on 21.7 acres of three tracts of land zoned for commercial development. At issue for the commission was a discussion and action on the developer’s land use request for a Planned Unit Development (PUD), which provides for mixed-use developments.
MNO Partners appeared before the Planning and Zoning Commission after submitting a PUD application and revised conceptual plan that reflected feedback from the commission, Helotes City Council, city staff, and Helotes residents. In MNO Partners’ modified plan, the number of rental units decreased from 366 to 220 and building height went down from three stories to two stories, and the plan no longer contains spaces for food trucks. The developer increased the commercial space to 39,880 square feet, and the apartments have been changed to townhomes, duplexes, and single-family homes for rent.
Residents received MNO Partners’ revised plan with resistance. “I am strongly opposed to the planned development by MNO Partners,” said Richard Acuna, a resident who lives within 200 feet of the proposed development. “I feel it’s going to result in more traffic congestion, pedestrian accidents, crime, and trespassing into private property,” he added. Acuna also urged the commissioners not to “…settle for another high-density complex that really detracts from the charm of Old Town Helotes.”
Thirteen other residents who opposed the proposed development agreed with Acuna and expressed additional concerns about decreased property values and the strain a project of this size could place on the city’s first responders and schools. Chris Cooley, a 47-year Helotes resident, told the commission, “I can’t envision hundreds of residential units across the highway being something that benefits our historic city.”
Several residents pointed out that they need more commercial and retail businesses inside Helotes rather than spend time and money in places like La Cantera, The Rim, and cities like Boerne. These residents believe the three tracts of land should remain zoned B-3 for commercial development to bring in businesses that can add value and convenience to Helotes residents.
Longtime Helotes residents and business owners, Roy Horn, and Stan Goodson, spoke in favor of the proposed mixed-use development. “From the time the zoning was enacted, development has changed. Look at The Pearl. A new zoning is reasonable,” said Horn. “I think it’s good for Helotes, and I’m in favor of it. I feel like this is something that would complement Old Town and would bring more business to it,” added Goodson.
Following public comments and a presentation by David Morin, a partner with MNO Partners, the commissioners provided their feedback to the developer.
“My biggest concern is traffic. All the traffic has to go to Bandera Road, and there’s going to be a breaking point,” said Commissioner Buck Russell. He also pointed out the numbers shared by a concerned citizen of rental communities that already exist and are under construction within four miles of Old Town Helotes – six communities with a total of 1,358 rental units.
Commissioner Anne Carraway sought clarification on how the revised project could be profitable for MNO Partners after the developer reduced the building height and number of apartments by 146 units. “The last time you stated that you really couldn’t reduce the height or the number of units because there was no way it could be profitable,” said Carraway. Morin explained that they couldn’t reduce the number of apartments for apartment style development, however, they can increase the monthly rent for the proposed townhomes, duplexes, and single-family rental homes. “We’re actually able to get much higher rent for the larger, higher quality type of development,” Morin replied. The average monthly rent for the proposed rental units will be $1,800 for 1-bedroom units, $2,200 for 2-bedroom units, and $2,500 for 3-bedroom units, according to Morin.
“To me, the question is the location. My concern is that when we decide to make a change to zoning, we should be very careful about what we allow to change it from and to,” Commissioner Alex Blue stated. “When you look at this [proposed] development there is only a certain type of business that can fit in a small strip center. You’re not going to be able to get a bigger retail establishment or a much larger restaurant,” he added.
Commissioner Blue also pointed out the prior investment made by the city and Economic Development Corporation to attract commercial development to these properties. According to EDC Executive Director Glenn Goolsby, the city and EDC spent millions of dollars on the installation of water and sewer utilities, specifically for commercial development, not for mixed-use or residential development.
“Something like this might be really what we do actually need to continue to support Old Town and to try to develop Old Town into what we think it can be,” said Commission Jason Wightman, who was the only commissioner to vote to recommend MNO Partners’ PUD application to the city council.
“When I’m looking at a change like this or an approval, I’m looking at the needs and the preferences of the community. We have a petition of over 260 people saying they don’t want it. We have people coming here tonight who say they don’t want it. I don’t think our community needs it,” added Commissioner Carraway.
In a four-to-one Roll Call vote the commission will send its recommendation to deny the MNO Partners PUD application to Helotes City Council. The City Council ultimately decides if the PUD will be approved or denied.
MNO Partners is scheduled to go before the City Council on Thursday, December 14 for approval of its land use request for a PUD for the Trailhead at Helotes. Public comments from Helotes citizens, business owners, business representatives, property owners, and representatives of property owners and its Extraterritorial Jurisdiction (ETJ) will be accepted at the City Council meeting. Interested individuals should arrive prior to the start of the meeting to sign up in person. Written comments can also be submitted to Helotes Mayor Rich Whitehead and Council Members by emailing the City Secretary at citysec@helotes-tx.gov.