New Braunfels Board of Adjustment Regular Meeting - September 30, 2025

The New Braunfels Board of Adjustment held a regular meeting on September 30, 2025, at City Hall. The board appointed a temporary chair, elected a member to the Land Development Ordinance (LDO) Citizens Advisory Committee, and unanimously approved three requests: two variances for residential properties and one alternative sign plan for a commercial development.

Consent Calendar

• Approval of Minutes: The Board unanimously approved the minutes from the August 28, 2025, regular meeting. (Motion by Member Ranft, seconded by Member Bray; 5-0).

Public Comments & Testimony

• Item ZB25-0015 (1055 Booneville Ave): No members of the public spoke during the public hearing. Staff reported receiving eight written responses in favor and one in opposition.
• Item ZB25-0016 (291 S. East Ave): No members of the public spoke during the public hearing. Staff reported receiving two written responses in favor and none in opposition.
• Item CS25-0313 (1317U SH-46 South): One member of the public spoke in favor of the alternative sign plan. No one spoke in opposition.

Discussion Items

• Appointment to LDO Citizens Advisory Committee: Christopher Looney provided an update on the LDO rewrite project, which is nearing a consolidated draft. The board appointed Member Maurice Lewis as its representative to the committee. (Motion by Member Reichenau, seconded by Member Ranft; 5-0).
• Item ZB25-0015: Variance for Rear Setback at 1055 Booneville Avenue:
  • Request: Allow a main dwelling to encroach 15 feet into the 20-foot rear setback (R-2 District), resulting in a 5-foot effective setback.
  • Applicant Position: Owners Karlis Ecrums and architect Lex Pegues stated the current structure is deteriorated and already encroaches on property lines. They argued the variance is necessary to build a single-story, age-in-place home with a central courtyard, given the lot's shallow depth (100 feet) and front-yard trees they wish to preserve.
  • Board Deliberation: Members noted the neighborhood has a history of similar variances and found the hardship justification of lot constraints and aging-in-place goals compelling.
  • Outcome: Approved (5-0).
• Item ZB25-0016: Variance for Parking Surface Material at 291 S. East Avenue:
  • Request: Allow permeable basalt gravel ("Texas Black Star Gravel") for a driveway and parking area instead of required concrete or asphalt.
  • Applicant Position: J.P. Gips, the applicant, requested the variance to protect the root systems of mature oak trees on the property. A concrete apron would remain at the street right-of-way.
  • Board Deliberation: Staff noted the draft LDO may allow such permeable materials. The City Engineer supported the concept provided the gravel does not extend into the street and a concrete apron is installed. The board agreed preserving the trees justified the variance.
  • Outcome: Approved (5-0).
• Item CS25-0313: Alternative Sign Plan at 1317U SH-46 South:
  • Request: An alternative sign plan by Executive Signs Enterprises on behalf of The First National Bank of Sonora to install one freestanding multi-tenant monument sign (proposed at 36.5 ft tall, ~438 sq ft) to serve four lots of the Cap Rock Commercial development.
  • Applicant Position: Terry Tschirhart and Nika Smith argued the current inability to offer prospective tenants adequate signage was hindering lot sales and development. They requested a larger sign to provide visibility along SH-46.
  • City Staff Recommendation: Staff recommended approval with a reduced sign height of 32 feet, sign copy area of 275 square feet, and a masonry base not exceeding 5 feet.
  • Board Deliberation: The board discussed the need for the sign as a marketing tool versus the character of the corridor and the requirement that the sign be built promptly. The board included conditions to restrict further freestanding signage on the lots and required construction within six months of a building permit.
  • Outcome: Approved with conditions (5-0).

Key Outcomes

• Appointment: Member Maurice Lewis was appointed to the LDO Citizens Advisory Committee.
• Item ZB25-0015 (1055 Booneville Ave): Variance approved (5-0).
• Item ZB25-0016 (291 S. East Ave): Variance approved (5-0).
• Item CS25-0313 (1317U SH-46 South): Alternative sign plan approved with conditions (5-0).
  • Overall sign height not to exceed 32 feet.
  • Sign copy area not to exceed 275 square feet.
  • Masonry base not to exceed 5 feet in height.
  • Sign must be constructed within six months of building permit issuance.
  • No other freestanding signage allowed on lots 1, 2, 3, or 901 of the Cap Rock Commercial plat.