New Braunfels City Council Regular Meeting - October 26, 2026

The New Braunfels City Council met on Monday, October 26, 2026, at 6:00 PM in City Hall Council Chambers. The meeting included proclamations, public comments, consent agenda approvals, several rezoning cases, presentations on the Northwest Park Master Plan and roadway impact fees, and direction on future fee collection. Notable decisions included denial of a rezoning for manufactured homes, approval of two short-term rental overlay requests, and direction to adopt a 100% maximum roadway impact fee (Option A).

Consent Calendar

• Approved routine items A, B, C, D, E, G, H, I, J, K (minutes, vehicle purchases, annual expenditures, contract renewals, interlocal agreement, investment policy).
• Item F (Quickbase software subscription) was pulled and later approved with a contingency to verify HIPAA compliance.

Public Comments & Testimony

• Esther Sandoval (resident) expressed concern about the city's increasing debt, noting it rose from $265 million in 2020 to over $400 million by September 2025. She questioned the ability to take on more debt without property tax increases and called for a presentation before the May 2027 bond election.
• Jim Holster (District 3 resident) complained about excessive construction noise from a development near Oakwood Estates, with activity starting before 6 AM and continuing until 10 PM, seven days a week. He requested a district meeting, site visit, and ordinance revisions for noise restrictions.
• Sharon Gorham (resident) described constant jackhammering and construction noise from a detention pond project behind her home, calling it unreasonable and asking for Sundays off.
• Kyle Brant (resident) reported noise levels of 85–90 decibels from 6 AM to 9 PM, seven days a week, due to the Linden Ranch apartment development. He requested three changes: no Sunday construction, 7 AM–7 PM cutoff, and restricted hours for exceptionally disruptive equipment. He also questioned zoning and drainage approvals.
• Bob King (District 1 resident) proposed requiring all future EDC borrowing to be non-recourse to the city to protect taxpayers. He argued that EDC spending (projected $11 million deficit in FY27) should be funded by revenue bonds secured by EDC revenues, not general obligation bonds.
• Charles Kinley (resident) and Brenda Bernard (Wasser Ranch resident) opposed the secondary park access via Pater and Ulster Streets, citing safety concerns, lack of traffic control, and potential flooding. They requested a traffic impact analysis and exploration of alternative access options.
• Lane (District 2 resident) urged dropping the Flock license plate reader contract, noting over 745,000 vehicle sightings and 2,900 hot list hits with no public results. He questioned the value and privacy implications.
• Lee Brown (District 1 resident) criticized a fire lieutenant's public social media posts calling for elimination of Muslims and Christians, asking the city to conduct a thorough investigation and enforce conduct standards.
• Jessica Fisher (resident) defended the fire lieutenant's First Amendment rights, arguing personal opinions should not be disciplined unless they violate policy. She urged reinstatement.
• Mary Fox (ETJ resident) called for consistent standards across all groups and urged letting the fire chief handle the matter.
• Bruce Brandt (Williams Way resident) echoed noise complaints and requested immediate action to restrict construction hours.
• David Warmkey (District 5) praised the Northwest Park plan but raised drainage concerns at the secondary access.
• Jonathan Alorda (District 4) supported the master plan and noted traffic concerns are separate from park design.
• Destin Singleton (Parks Board member) reported a 7-0 vote recommending adoption of the Northwest Park Master Plan.
• Other speakers on the Northwest Park expressed support for trails, the master plan, and requested continued community engagement.

Discussion Items

• Barbarosa Road / Saur Lane Improvements – Right-of-Way Acquisition (Item 2A): The council approved an expenditure of up to $3.1 million for 14 remaining parcels, bringing total acquisition costs to $4.55 million (up 214% from initial estimate due to increased parcels and land appreciation). Councilmember Carter criticized the 54% cost increase. The city will be reimbursed $260,000 by NBU for utility easements. Approved unanimously.
• Roadway Impact Fee Study Update (Item 2B): The council adopted the 2026 Roadway Impact Fee Study, including land use assumptions, capital improvement plan, and maximum assessable fee. The study is required every five years under Chapter 395 of the Texas Local Government Code. The vote was unanimous (required two-thirds).
• Rezoning for Manufactured Homes – Sun Communities (Item 2C): Denied. The applicant sought to rezone 11.44 acres from C-3 to C-3 SUP to allow 10 manufactured homes. Councilmembers Carter, Capizzi, Shaw, Spradley, and Mayor French voted to deny; Edwards voted in favor. The council also directed staff to enforce code compliance on the property.
• Rezoning for Commercial Office – 1283 SH 46 South (Item 2D): Approved unanimously to rezone 2.6 acres from R-2 AH and APD AH to C-O AH. The applicant plans to open a counseling and well-being services office.
• Rezoning for Short-Term Rental – 242 E Austin Street (Item 2E): Approved unanimously to rezone 0.16 acres from C-1 to C-1 SUP for a short-term rental. The applicant agreed to pave the driveway and add a pool fence.
• Rezoning for Short-Term Rental – 1064 Comal Avenue (Item 2F): Approved unanimously to rezone 0.21 acres from C-3 to C-3 SUP for a short-term rental.
• Northwest Park Master Plan (Item 3A): Presentation only. Staff presented the long-term vision for the 145-acre park, with an estimated full build-out cost of $56.2 million. The master plan includes trails, natural play areas, a prairie restoration, and a secondary access behind homes. Public comment raised concerns about access via Pater/Ulster, parking, and maintenance costs. No action taken; a future adoption hearing is scheduled for November 9.
• Entertainment/Tour Bus Permit Ordinance (Item 3B): Councilmember Carter moved this item to the November 9 meeting for further discussion with staff.
• Roadway Impact Fee Collected Fee and Effective Date (Item 3C): After debate, the council directed staff to proceed with Option A – collecting 100% of the maximum assessable fee in all service areas, with an effective date of April 1, 2027. Councilmembers Carter, Capizzi, Shaw, and Spraley voted for Option A; Edwards voted for Option C (which would allow incentives for desirable development). The motion carried 4-1.

Key Outcomes

• Consent Agenda approved (except item F, approved separately with HIPAA contingency).
• Barbarosa Road right-of-way acquisition approved – up to $3.1 million.
• Roadway Impact Fee Study adopted – effective immediately.
• Sun Communities rezoning denied – code compliance directed.
• Rezoning for office (1283 SH 46) approved.
• Short-term rental overlays for 242 E Austin St and 1064 Comal Ave approved.
• Direction given to set roadway impact fee at 100% maximum, effective April 1, 2027.
• No action on Northwest Park Master Plan or entertainment bus ordinance (continued to Nov 9).
• Meeting adjourned at 11:33 PM without entering executive session.