New Braunfels: Development Standards for 1,888-Acre Mayfair Project Approved by Council
Feature Illustration: The Mayfair plan for parks and open spaces. Source: SouthStar Communities.
by Adolfo Pesquera
New Braunfels (Comal County) — City Council agreed this week to partake in a strategic partnership agreement that paves the way for Mayfair, an 1,888-acre master planned mixed-use community just beyond the city’s northern border.
The actions taken Monday adopt a development agreement with Southstar at Mayfair LP and create the Comal County Water Improvement District 3. Among other things, the agreement provides for limited purpose annexation for the purpose of collecting sales and use tax revenues.
The Texas General Land Office owns the land and solicited proposals in 2019 for its sale and development. New Braunfels-based SouthStar Communities has had it under contract since early 2020 and has been working with the city since 2019 on details of the master plan.
The Chapter 380 development agreement memorializes a structure for development of the land that includes the extension of some city services, including emergency services, solid waste collection, traffic and roadway impacts.
New Braunfels Utilities would be the provider of water and wastewater lines, and electric power transmission lines.
The New Braunfels office of Planning and Development Services will have oversight of any major or minor amendment to SouthStar’s master plan.
Mayfair, which oddly enough looks like an abstract sketch of the State of Texas map, covers an area roughly equivalent to three square miles. The properties straddle either side of Interstate 35, beginning along Kohlenberg Road to the south up to Woods Path to the north. Mayfair is so large that at maturity it would fill in most of the undeveloped gap along I-35 that separates New Braunfels from San Marcos.
The Development & Design Control Document that specifies uses for land parcels divides Mayfair into three broad categories–residential, commercial and light industrial, and civic/parkland.
The acreage portions for future development break down as follows:
882.26 acres of mixed density residential and 123.42 acres of mixed use residential
160.4 acres of light industrial; 53.19 acres of flex commercial; and 16.68 acres of neighborhood commercial
135.49 acres of greenbelts, conservation parks and a 30-mile community trail network
120.49 acres of community parks
153.27 acres for public schools (elementary, middle and high school)
138.85 acres for right-of-way for new roads
76.91 acres of natural areas and easements
12.52 acres for a recreation center
2.52 acres for a fire station
9.2 acres for a transformer station and 2.8 acres for a temporary wastewater treatment plant
SouthStar has configured the site so that it could accommodate up to 6,000 residential units of one type or another.
Construction would begin with the infrastructure and it is estimated construction activities in Mayfair will be continuous through 2036. Housing construction is projected to begin in 2023 with about 750 units.
SouthStar projects that over the duration of development its total parks and green spaces investment will be more than $12.2 million.
Pape-Dawson Engineers conducted a traffic impact study. They noted that the Texas Department of Transportation is planning major improvements along this section of I-35.
“Two-way frontage roads will be converted to one-way frontage roads. Turnaround access at Herber Road will be relocated north at Watson Lane West. The I-35 at Kohlenberg Road-Conrads Lane intersection will be converted from a partial clover leaf to a diamond intersection. Additionally, there will be ramp relocations throughout the area.”
SouthStar relied on the services of RVi, an Austin land planner, landscape architect and parks/open space design firm, in formulating its master plan.
Adolfo Pesquera (Reporter/Editor) is a veteran news journalist. He has worked for Hearst Corp., American Lawyer Media, News Corp and Freedom Communications. His work has been published in newspapers and magazines across the USA. He is a journalism graduate of UT-RGV. He writes, edits and creates digital pages for VBX.