Public Meetings - New Braunfels, Texas

Mayor Michael French called the New Braunfels City Council executive session to order at 5:00 p.m. on Monday, September 28, 2026, in City Hall Council Chambers. The council met in closed session to discuss the posted executive session items under the Texas Open Meetings Act, then adjourned without reconvening into open session. No votes, decisions, or public testimony occurred during the meeting. Note: The provided record includes a timestamp of 2026-09-28 13:00:00+00:00, while the agenda, minutes, and transcript all state the meeting began at 5:00 p.m.; the times below follow the agenda, minutes, and transcript. Call to Order and Roll Call - Mayor French called the meeting to order at 5:00 p.m.; City Secretary Gayle Wilkinson conducted roll call. - Seven councilmembers were present: D. Lee Edwards, Lawrence Spradley, Michael Capizzi, Toni Carter, Mary Ann Labowski, Michael French, and Nikki Shaw. At the start of roll call, Councilmember Carter was reported as not present; the final minutes list her as present. - Mayor French read the executive session items and stated that any final action or vote would be taken in open session. Executive Session Discussions - Item 1A - Litigation and data center regulation: Under Texas Government Code Section 551.071, the council deliberated pending/contemplated litigation, settlement offers, and privileged/unprivileged client information deemed confidential by Rule 1.05 of the Texas Disciplinary Rules of Professional Conduct, specifically regarding the regulation of data centers. - Item 1B - Municipal Court Judge: Under Texas Government Code Section 551.074, the council deliberated the appointment, evaluation, duties, discipline, or removal of the Municipal Court Judge. - Item 1C - City Attorney and City Manager: Under Texas Government Code Section 551.074, the council deliberated the appointment and employment of the City Attorney and City Manager, including matters related to the search and selection of candidates. Key Outcomes - The council entered closed session at 5:02 p.m. and remained in executive session for approximately 50 minutes. - The council did not reconvene into open session. - No action was taken or vote held at the meeting. - Mayor French adjourned the meeting at 5:52 p.m.

The New Braunfels Board of Adjustment held a regular meeting on September 23, 2026, at City Hall, Council Chambers, 550 Landa Street. The board considered two variance requests and one alternative sign plan. With only four members present (Brandon Mund, Andrea Ranft, Brad Porter, Adam Schneider), a unanimous vote was required for variance approvals. The public hearing was opened for each item. The first two variances were approved unanimously; the alternative sign plan failed on a 2-2 vote. Consent Calendar - Approval of the August 27, 2026 regular meeting minutes was moved, seconded, and passed unanimously (4-0). Public Comments & Testimony - Item CS26-0301: David Warmkey, District Five resident, spoke in favor of the alternative sign plan, praising the presentation and noting the benefit of removing the billboard. No opposition was voiced. Discussion Items - ZB26-0012 – Variance for Carport Front Setback (831 East Basel Street): Applicant/owners Maria and Dominic Eureste requested a variance to allow a carport to encroach 13 feet into the 25-foot front setback in the R-2 district. The carport had already been constructed. Staff reported six mailed responses in favor, none opposed. The applicants cited the narrow lot configuration (only 5 feet to side property line, no rear access) and the need for covered parking for a family of five, including an autistic child. Board members confirmed the carport fits the neighborhood character. A motion to approve was seconded and passed 4-0 (Members Ranft, Mund, Porter, Schneider all voting aye). - ZB26-0013 – Variance for Detached Carport Side Setback (586 West Mill Street): Applicant/owners Thomas and Steffanie Jones requested a variance to allow a detached carport to encroach 2 feet into the 5-foot interior side setback in the R-2 HL HD (Historic Landmark, Mill Street Historic District). Staff noted the lot was platted before 1900, the existing driveway is nonconforming, and the neighboring property (with underground parking) will never build on that side. The Historic Landmark Commission had already approved the design. Five mailed responses in favor, none opposed, including neighbor at lot 10. The board discussed the encroachment and the design. A motion to approve as submitted passed 4-0. - CS26-0301 – Alternative Sign Plan (710 North Walnut Avenue): Applicant Pax Terra LLC (represented by Max Caruana) proposed a freestanding monument sign of 138 square feet (vs. code maximum of 64 square feet) for a multi-tenant light industrial development. The site has limited frontage (260 feet) and visibility due to detention ponds. As a trade-off, the applicant agreed to remove an existing billboard on the property after its lease expires in 2031 (within 60 days). Staff recommended approval with that condition. Board discussion focused on the sign's size (28+ feet long, 6 feet tall) and whether the extra area was used more for the development branding than tenant identification. A motion to approve with staff conditions was seconded. The roll call vote: Member Ranft – no, Chair Mund – aye, Member Porter – aye, Member Schneider – no. The motion failed 2-2 (simple majority requires 3 votes out of 4). The alternative sign plan is therefore denied. Key Outcomes - Approved: ZB26-0012 (variance for carport front setback) – unanimous 4-0. - Approved: ZB26-0013 (variance for carport side setback) – unanimous 4-0. - Denied: CS26-0301 (alternative sign plan) – motion failed 2-2. The sign plan is not approved, and the property reverts to standard sign regulations. The board will discuss options with staff after the meeting.

The New Braunfels Economic Development Corporation (NBEDC) held a regular meeting on September 15, 2026, at City Hall. Key topics included a proposed Comal River Master Plan, an update on the Mayfair community development, a proposed contract extension for the 210 S. Castell project, approval of a lease for public park access, and an extension of a feasibility period for a land purchase. The board also heard public comments and entered executive session for economic development negotiations. Public Comments & Testimony - David Warmke (District 5 resident) criticized the EDC's transparency and reporting, stating that the annual report was "sloppy" and that the diversion of sales and property taxes to the EDC represents 50% of property tax collections. He questioned the justification for the EDC's budget and suggested reducing the sales tax allocation. - Julie King (resident) commented on the 210 S. Castell project amendment, questioning the need for additional consideration for a five-year extension and referencing the Coal Street drainage project. - Tiffany Kelly (resident, Green Courtyard) expressed opposition to exercising the feasibility period extension for the Bartels/Voges property, arguing the purchase price is overvalued and recommending the EDC sell both the original 16 acres and the additional 6.7 acres. - David Warmke (resident) again spoke during Item E, urging the board to "pull the plug" on the property and sell it to return funds to the general fund and put the land back on tax rolls. Discussion Items - Comal River Master Plan (Item 6.A): Scott McClelland, Assistant Director of Transportation & Construction Services, presented a proposal to develop a comprehensive master plan for the Comal River. The plan would address five priorities: continuous public realm improvements (parks, restrooms, accessibility), in-river improvements (modifying dams, accessible entry/exit, river walls), stronger connections to downtown and adjacent districts, making the river a year-round attraction, and reinforcing the river's identity and branding. No action was taken; staff will proceed to develop a request for qualifications and return for funding approval. - Mayfair Community Development Update (Item 6.B): BJ Jones, CFO of Southstar at Mayfair Developer, LLC, provided an update on the 1,900-acre master-planned development. Key points: Costco opened spring 2026; Mayfair Elementary is in year two; major middle school under construction; over 1,400 lots developed; 35+ miles of trails and 300 acres of parks planned; sales tax projections from Costco and future commercial tenants. Future park concepts include Fairway Park Phase II, a dog park, pocket parks, and a community park with pickleball, basketball, and accessible playgrounds. No action taken. - Proposed Amendment to Contract with 210 S. Castell, LLC (Item 6.C): Jeff Jewell, Economic & Community Development Director, presented a request to extend the performance deadlines for the redevelopment of the former Producers Co-op site by five years (to 2031). The project, which received a $4.5 million incentive tied to construction completion, has been delayed due to the loss of a potential anchor tenant, softening tenant demand, rising construction costs, and redesign of the public market space. No incentives have been paid. Mike Myers, project sponsor, confirmed delays and requested the extension. The board discussed the need for an update on the consideration and possible increased valuation. No action taken; staff will bring back a formal amendment at a future meeting. - Five-Year Lease for Trail and Park Access (Item 6.D): Jeff Bransford, Parks & Recreation Assistant Director, presented a five-year, no-cost lease agreement between the City and EDC to allow primitive public access to the 130-acre Northwest Park property (purchased in 2024 with EDC assistance) before full development. The lease will connect to the Alligator Creek Corridor trail network. The board approved the lease unanimously after opening and closing public comment (none offered). - Exercise of Third and Final Feasibility Period Extension (Item 6.E): Jeff Jewell presented three options: cancel, extend, or initiate purchase of 6.688 acres adjacent to 16 acres already owned by the EDC. The board discussed the need for public input and direction from City Council. After public comments opposing the extension, Director Hammonds moved to extend the feasibility period while pursuing a public process, seconded by Director Austin. The motion passed unanimously. - Proposed Land Purchase (Item 6.F): This item was not discussed because the subject matter was addressed in the previous item (6.E). No action was taken. Key Outcomes - Approval of August 13, 2026, minutes (Item 3): Unanimous approval. - Approval of five-year lease with City of New Braunfels for Northwest Park trail access (Item 6.D): Motion by Director Carden, second by Director Campos; passed unanimously. - Exercise of third and final feasibility period extension for Bartels/Voges purchase contract (Item 6.E): Motion by Director Hammonds, second by Director Austin; passed unanimously. - No action on Comal River Master Plan; staff to develop RFQ and return for funding. - No action on 210 S. Castell amendment; staff to prepare formal amendment for future meeting. - No action on Mayfair update; informational only. Executive Session The board convened in executive session at 6:17 PM to discuss economic development negotiations for eight named projects per Texas Government Code Section 551.087. The board returned to open session at 6:36 PM with no action taken.

The New Braunfels City Council convened on Monday, September 14, 2026, at 6:00 PM in City Hall Council Chambers. Mayor Pro Tem Michael Capizzi presided in the absence of Mayor Michael French. The council adopted the FY 2027 budget and tax rate, discussed funding for the Park at Dogwood affordable housing project, held a public hearing on impact fee audits, approved revisions to drought stage designations, and authorized an eminent domain process. Proclamations & Recognitions - The council recognized athletes from the Texas Amateur Athletic Federation State Finals Summer Games. Johnny Perez presented the Athlete of the Year award to Evelyn Vasquez. - Proclamations were issued for Deaf Awareness Month, Constitution Week (accepted by the Daughters of the American Revolution), and National Hunger Action Month (accepted by the New Braunfels Food Bank). Consent Calendar - Items A-E, G, I, J, and K were approved unanimously in one motion. - Item F (River North Transit LLC contract modification) was pulled by David Warmke. Garry Ford corrected the total cost from $1,717,821 to $1,312,449. Questions were raised on funding sources and cost per service hour. The item was approved unanimously. - Item H (NBEDC annual administrative services contract, not to exceed $455,386) was pulled by David Warmke. Tiffany Kelly urged improved staff professionalism and strengthened meeting packet accuracy. The item was approved, with Councilmember Nikki Shaw opposed. Public Comments & Testimony - Esther Sandoval (Resident, D3): Urged the council to expand board and commission appointment pools beyond familiar names, implement term limits, and adopt transparent evaluation criteria. - Jim Holster (Resident): Criticized tax abatements, Sunday construction noise, and green space loss associated with a new apartment development. - Anonymous (Texas Privacy Coalition): Presented a transparency audit of the NBPD Flock ALPR system, giving an F grade for failure to disclose contracts, costs, and audit logs, and noting 4,550 hotlist hits. - Debbie Flume (Resident): Requested a five-year operating and financial sustainability plan for the Headwaters at the Comal project, citing over $18 million in documented public capital commitments. - David Warmke (Resident, D5): Discussed the ADM Mill redevelopment process, contrasting developer openness with what he described as typical bureaucratic secrecy, and raised traffic impact concerns. Discussion Items - Drought Stage Ordinance (Item 2A): Ryan Kelso (NBU CEO) presented the first reading adding drought stages 4 and 5 and modifying watering frequency. An error in the prior posting was acknowledged. The first reading passed 5-2 (Councilmembers Carter and Shaw opposed). - Park at Dogwood (Item 2B): Jeff Jewell (ECD Director) presented a resolution recommending NBU waive up to $500,000 in impact fees for a 76-unit, 100% affordable housing project ($22.3M total cost). Supporters urged action to address housing needs for low-income residents. Opponents argued against using NBU ratepayers as a subsidy source. Council moved to 'deny as written' and directed staff to research funding through the EDC and other avenues. The motion passed unanimously. - Impact Fee Financial Audit (Item 2C): Public hearing. Becky Wiatrek (Finance) and Lupe Garcia (Whitley Penn) presented the audit showing $15.8 million in roadway impact fees collected and $7.5 million expended. No action was taken. - FY 2027 Budget & Tax Rate (Items 2D, 2E, 2F): Jared Werner (Asst. City Manager) presented the final adoption. The tax rate was set at $0.415613 per $100 (the no-new-revenue rate), resulting in a $13 annual increase for the average homestead. The budget includes a 3% COLA for staff and 25 new positions. All three items were approved unanimously. - Parking Restrictions (Item 2G): Garry Ford (TCS Director) presented the first reading of an ordinance prohibiting parking on select streets near Long Creek High School to manage event traffic. Approved unanimously. - NBU Eminent Domain (Item 2J): NBU staff (Mike Short, Bruce Haby) requested a resolution authorizing condemnation of a 0.74-acre easement. Council discussed construction timelines and community impacts. Resolution approved unanimously. - Curb Management Study (Items 2H & 2I): Phase 1 findings were presented. Phase 2 contract modification ($68,000) with Kimley-Horn was approved unanimously. Key Outcomes - Adopted: FY 2027 Operating Budget, 2026 Ad Valorem Tax Rates, Tax Revenue Ratification (Unanimous). - Adopted: Drought Stage Ordinance First Reading (5-2). - Denied/Redirected: Park at Dogwood NBU fee waiver request denied; staff directed to EDC for alternative funding (Unanimous). - Adopted: NBU Eminent Domain Resolution (Unanimous). - Adopted: Curb Management Study Phase 2 Contract (Unanimous). - Adopted: Long Creek High School Parking Restrictions First Reading (Unanimous). - Heard (No Action): Impact Fee Financial Audit, Curb Management Study Phase 1. - The meeting adjourned at 10:12 p.m. following an executive session on economic development (Project Sherpa) and personnel matters (City Attorney/City Manager search).

The New Braunfels City Council convened in executive session on Monday, September 14, 2026, at 5:00 PM in the City Hall Council Chambers. Mayor Pro Tem Michael Capizzi presided in the absence of Mayor Michael French. Six council members were present: D. Lee Edwards, Lawrence Spradley, Michael Capizzi, Toni Carter, Mary Ann Labowski, and Nikki Shaw. The meeting adjourned into closed session at 5:02 PM and concluded at 5:33 PM without reconvening into open session. No votes or formal actions were taken. Executive Session Items - Project Sherpa (Economic Development): The council deliberated issues regarding economic development negotiations under Texas Government Code Section 551.087, specifically related to a project codenamed "Project Sherpa." - Personnel Matters (City Attorney and City Manager): The council deliberated the appointment and employment of a City Attorney and City Manager, including the search and selection of candidates, under Texas Government Code Section 551.074. Key Outcomes - No action was taken in open session following the executive session. The council did not reconvene into open session, and no votes or directives were recorded.

On September 10, 2026, at 6:00 p.m., the New Braunfels City Council held a special regular meeting to conduct public hearings on the FY 2027 Operating Budget and proposed tax rate, and to approve the first readings of the budget and tax rate ordinances. The meeting was called to order by Mayor Michael French and adjourned at 6:41 p.m. All seven council members were present. Public Comments & Testimony - Jim Holster (District 3) raised concerns about school resource officer (SRO) coverage, stating that not all schools have dedicated SROs and urging the council to address school safety. He noted recent school shootings and suggested the city consider additional measures. - Richard Meyer (795 Laurel Lane) commented that his street (Laurel Lane) was recently repaved but did not appear to need it, and suggested the city conduct more careful reviews of public works projects to save money. Discussion Items - FY 2027 Operating Budget: Jared Werner (Finance) presented an overview of the proposed budget, highlighting a 2.1% growth in total property value (including new value), the first decline in existing values since FY 2011 (a reduction of $126 million), and a proposed tax rate equal to the no-new-revenue rate of $0.415613 per $100 valuation. The budget includes a 3% cost-of-living adjustment for all employees, step increases for eligible sworn personnel, and 23.25 new full-time equivalent positions (including two school resource officers, two emergency dispatchers, a detective, and others). Recurring revenues ($117.6M) meet or exceed recurring expenditures ($117.4M), maintaining structural balance. Council discussed traffic calming funding and the ability to supplement in-house work with third-party contractors. - Proposed Tax Rate: Werner explained that the proposed rate of $0.415613 consists of $0.193921 for debt service and $0.221692 for operations and maintenance. The average homestead property owner would see a $13 annual increase (about $1.08 per month). The rate is the no-new-revenue rate, meaning it generates the same property tax revenue from properties on the rolls both this year and last. Council noted that 15 of 26 benchmark cities are proposing tax rate increases for FY 2027, while New Braunfels' rate remains 19.5% below the average of those cities. - Taxpayer Impact Statement Clarification: Werner acknowledged that the FY 2027 taxpayer impact statement uses taxable values, while the FY 2026 statement used market values, causing potential confusion when comparing. The city committed to fixing this in future documents and will note the discrepancy at the September 14 meeting. - School Resource Officer Coverage: Police Chief Flores clarified that the city's contract with NBISD includes both dedicated SROs and roving officers funded by the school district to ensure no campus is left unprotected. Council members noted that two additional SRO positions were added to the budget through scenario one. Key Outcomes - Approved (unanimous): First reading of Ordinance 2026-50 adopting the FY 2027 Operating Budget and Plan of Municipal Services, including the budget order. Motion by Mayor Pro Tem Capizzi, seconded by Councilmember Edwards. - Approved (unanimous): First reading of Ordinance 2026-51 levying a property tax rate of $0.415613 per $100 of assessed taxable valuation, comprised of $0.193921 for debt service and $0.221692 for operations and maintenance. Motion by Mayor Pro Tem Capizzi, seconded by Councilmember Labowski. A roll call vote confirmed all ayes. - The final adoption of the FY 2027 budget and 2026 tax rate will take place on September 14, 2026, at 6:00 p.m. at 550 Landa Street.

On September 8, 2026, the New Braunfels City Council held a special meeting from 5:00 p.m. to 7:03 p.m. to discuss and provide direction on the FY 2027 Operating Budget and Plan of Municipal Services. City Manager Robert Camareno, Jared Werner, and Jordan Matney presented updated budget scenarios and answered council questions. The council directed staff to move forward with the scenario that was presented (Scenario One) for adoption on September 14. Public Comments & Testimony - David Warmke spoke during the workshop (specific comments not detailed in minutes). - A member of the public praised the data-rich discussion, then raised concerns about the Hotel Occupancy Tax (HOT) grant process, stating that the requirement to prove hotel stays makes it difficult for arts and heritage groups to access funds. The speaker also noted that sales tax revenue diversions to TIRZ districts ($2.6 million) and 4B ($12 million) reduce the city's general fund and could force higher property tax rates. City Manager Camareno responded that HOT tax uses are limited by local code and state law. Discussion Items The workshop centered on the FY 2027 budget. Key discussions included: - Budget Overview: The proposed tax rate is set at the no-new-revenue rate, as property values have seen the lowest growth in 15 years. The budget includes $13 million in strategic initiatives (up from $12.1 million), a 3% cost-of-living adjustment (COLA) for all employees plus step increases for sworn personnel, and 25 new positions (23.5 FTEs). Health insurance contributions increase after nine years. The city maintains a AA bond rating. - Tiered COLA Proposal: Mayor Michael French asked staff to model a tiered COLA: 3.5% for employees earning $0–$80,000 (514 employees), 3% for $80,001–$110,000 (38 employees), and 2.5% for over $110,000 (37 employees). Staff found this would fit within the existing 3% COLA funding but would result in non-uniform employees receiving a higher percentage than uniformed police and fire. Councilmembers Spradley, Labowski, Shaw, and Edwards expressed opposition or caution, citing potential morale issues, compression, and the need for research. Mayor French stated his aim was to find savings for unfunded non-discretionary items. Councilmember Carter noted the budget process is two-way and suggested starting earlier in 2027. - Non-Essential Spending Reductions: Mayor French requested analysis of 1%, 2%, and 3% cuts to non-personnel budgets in the City Manager, Communications, HR, Finance, and IT departments. A 1% cut would save $22,165. Staff noted limited contingency in the general fund (76% of costs are employee-related). - Overtime: Fire, Police, and Public Works had the highest overtime. Fire deployments are reimbursed. Police are under budget for FY 2026. Public Works overtime increased due to weather and special events. Staff are developing a mass gathering ordinance to address cost recovery. - Contracts and Consultants: Mayor French asked about reducing outside consultants. Councilmember Edwards noted council often mandates studies. Staff agreed to compile a comprehensive contract inventory. - Software Licenses: Mayor French sought a breakdown of IT spending. Staff showed enterprise software costs and said they audit for duplicate subscriptions. - Fleet Replacement: Almost all of the $2 million tax note for vehicles goes to public safety. Only two non-public safety vehicles (2015 models) are on the replacement list. - Retiree Health Insurance Premiums: Staff proposed phasing a 25% increase over two years (12.5% per year) to ease the burden on fixed-income retirees. Councilmember Labowski expressed sympathy, while Councilmember Shaw warned against deferring costs and setting a new precedent. No alternative direction was given, so the phase-in remains the staff recommendation. - TIRZ and Revenue Diversions: Councilmember Carter suggested reviewing Tax Increment Reinvestment Zones to understand their impact on the general fund. The city manager agreed this was a useful conversation. - Future Challenges: City Manager Camareno noted that FY 2028 may be even more challenging due to legislative constraints and rising costs. Key Outcomes - The council informally agreed to proceed with Scenario One (no-new-revenue tax rate, 3% COLA, and the funded initiatives list) for the upcoming public hearing and adoption. - Mayor French indicated he would email additional savings ideas (totaling $187,000 from three questions) but no changes were made at this meeting. - The public hearing for the tax rate and proposed budget was announced for Thursday, September 10, 2026, at 6:00 p.m. - Final adoption is scheduled for Monday, September 14, 2026, at 6:00 p.m. - No formal vote was taken; direction was given by consensus.

The New Braunfels Planning Commission met on Tuesday, September 1, 2026, at 6:00 PM at City Hall. The nine-member commission chaired by Jerry Sonier considered three main agenda items: an appeal of building design standards for a car dealership, a zoning request for manufactured homes at an RV resort, and a request to rezone a single-family home to operate a short-term rental (STR). The meeting adjourned at 7:22 PM. Consent Calendar - Minutes: The Commission unanimously approved the minutes from the August 4, 2026 regular meeting (9-0-0). - Citizen's Communications: No individuals spoke on non-agenda items. Public Comments & Testimony - Item CS26-0278 (Dealership Appeal): No members of the public spoke for or against the item. - Item SUP26-256 (Manufactured Homes at Sun Retreats): One speaker, Curtis Yankee, a resident of the Highland Grove neighborhood, spoke in opposition. He expressed concerns about the cumulative impact of land use decisions in the area, including a nearby homeless shelter, and the potential for future expansion beyond the 10 proposed manufactured homes affecting property values and neighborhood character. - Item SUP26-261 (Short-Term Rental at 839 Oasis): No members of the public spoke for or against the item. Discussion Items Item CS26-0278: Appeal of Building Design Standards for VW Dealership Staff planner Colton Barker recommended approval of an appeal to deviate from the city's non-residential articulation standards for a proposed Volkswagen dealership at 283 IH-35 South. The code requires a facade offset depth of 3 feet 3 inches, while the applicant proposed a shallower depth. A discrepancy exists in the record: staff documentation stated the requested depth was 1 foot 6 inches, while the applicant testified the depth was 1 foot 9 inches. Staff noted all other articulation requirements were met. Applicant Wes Studdard and architect Shawn Willis explained that Volkswagen's corporate design mandates a prefabricated white frame with a glass backdrop, which naturally provides visual depth. The garage portion of the building will comply fully with the articulation standards. The Commission discussed the project timeline and design before making a motion. Item SUP26-256: Rezoning for Manufactured Homes at Sun Retreats Texas Hill Country The applicant, Sun Communities Operating Limited Partnership, sought a rezoning of 11.44 acres from C-3 Commercial to C-3 SUP to permit manufactured homes at 141 Rueckle Road. The property is an RV park where manufactured homes were historically present but had lost their legal non-conforming status after being removed for longer than 12 months. Staff planner Mary Lovell recommended denial, citing inconsistencies with the Envision New Braunfels comprehensive plan regarding preserving commercial corridors, but offered conditions for approval including a maximum of 10 homes and screening fences. The applicant explained that after a December 2025 pre-application meeting with city staff where no concerns were raised, they ordered and delivered 10 manufactured homes at a cost of $1.2 million. Three permits were issued and later revoked. The applicant stated their goal was to restore a previous use, not expand it. Commissioners debated the situation, expressing sympathy for the applicant and acknowledging a breakdown in communication, while also voicing concerns about setting a precedent for residential development on commercial land. A motion was made to limit the SUP to the three homes that had been previously permitted. Item SUP26-261: Rezoning for Short-Term Rental at 839 Oasis Street The applicant, Yesica Monrreal on behalf of 839 Oasis St LLC, requested rezoning of a 0.17-acre residential lot from R-2 (Single-Family and Two-Family District) to C-O SUP (Commercial Office District with Special Use Overlay) to allow a short-term rental (STR) at 839 Oasis Street. Staff recommended denial, citing the property's location mid-block in an intact residential neighborhood. The nearest STR is 700 feet away and zoned industrial. Staff offered conditions to maintain residential character if approved. The applicant stated the property has been vacant for 1.5 years after a long-term tenant left, creating a financial strain. She intended to use the home as a family vacation property and retirement home, generating income through STR bookings, and highlighted plans for strict guest screening. Commissioners acknowledged the applicant's hardship but emphasized the importance of maintaining zoning consistency and neighborhood character, noting the current real estate market does not justify a zoning change that could open the door for more STRs in residential areas. Key Outcomes - CS26-0278 (Dealership Appeal): Approved (9-0-0). The appeal to reduce the required facade articulation depth was granted as recommended by staff. The deviation applies to the specific building and does not run with the land. - SUP26-256 (Manufactured Homes): Approved with Conditions, Recommendation to City Council (5-4-0). The motion by Commissioner Taylor, seconded by Commissioner Nolte, limits the Special Use Overlay to the three manufactured homes that previously received permits. Commissioners Nolte, Taylor, Mathis, Henry, and Chair Sonier voted in favor. Commissioners Allen, Allsup, Rudy, and Brasier opposed. City Council will make the final decision. - SUP26-261 (Short-Term Rental): Denied, Recommendation to City Council (9-0-0). The Commission voted unanimously to recommend denial of the rezoning request. The final decision by the City Council is scheduled for September 28, 2026.

The New Braunfels Board of Adjustment held its regular meeting on Thursday, August 27, 2026, at 6:00 PM in City Hall. The board reviewed three items: an alternative sign plan for a large American flag, a setback variance for an accessory storage building, and a height variance for a combined garage and accessory dwelling unit. Consent Calendar - The board unanimously approved the minutes from the June 25, 2026 regular meeting (5-0-0). Public Comments & Testimony - Citizens' Communication: No members of the public addressed the board. - CS26-0262 (Alternative Sign Plan): Two individuals spoke in favor, including David Warne (District 5) and property owner Kent Black. No opposition was expressed. - ZB26-0009 (Setback Variance): Neighbor Damon Spears spoke in favor of the storage building request. No opposition was expressed. - ZB26-0010 (Height Variance): Neighbor Larry Hensley spoke in favor, noting the need for storage in the neighborhood. No opposition was expressed. Discussion Items CS26-0262: Alternative Sign Plan for an American Flag The board considered a request by 24/7 Design to allow an official American flag to exceed the standard maximum size of 40 square feet. The proposed flag is 96 square feet on a 60-foot pole at 936 Loop 337 (C-1B General Business District). Planner Colton Barker recommended approval on the conditions that only an official U.S. flag exceed the size limit and that an abandoned sign pole be removed. Applicant Mark Stewart stated the 60-foot height was necessary for visibility above power lines. The board discussed federal lighting requirements and clarified that while C-1B allows the pole height, C-1 does not. ZB26-0009: Variance for Corner Side Setback Encroachment The board reviewed a request by Gregory and Roxanne Williams for a variance to allow an accessory storage building to fully encroach into the 25-foot corner side setback at 307 North Guenther Avenue (R-2 HL Historic Landmark District). Planner Mary Lovell noted the request was modified from a previous garage proposal due to traffic safety concerns. Board members expressed strong reservations about placing a permanent structure directly on the property line. A suggestion to shift the building inward was discussed, but no formal motion was made. ZB26-0010: Variance for Detached Accessory Structure Height The board considered a request by Jana and Frederic Proff to allow a detached two-story garage and accessory dwelling unit to exceed the height of the 12-foot main dwelling by 10 feet 1 inch at 31 Guada Coma Drive (R-1A-6.6). Planner Mary Lovell explained lot coverage restrictions require a combined structure. The applicant detailed the prohibitive cost of raising the existing roof (estimated at $80,000) and the privacy-oriented window design. The board noted the city's draft Land Development Ordinance proposes a uniform 35-foot height cap, which would render this variance unnecessary in the future. Key Outcomes - CS26-0262 (Alternative Sign Plan): Approved (5-0-0). Motion by Member Ranft, seconded by Member Quidley. Approved with staff conditions (including removing the abandoned sign pole) and an additional requirement that only the official United States flag be flown. - ZB26-0009 (Setback Variance): Denied (0-0-0). The item failed due to the lack of a formal motion, stemming from board concerns about building directly on the property line. - ZB26-0010 (Height Variance): Approved (5-0-0). Motion by Member Reichenau, seconded by Member Quidley. An initial motion with a condition to restrict the main dwelling height failed to receive a second, and the variance was approved as requested. - Executive Session: The board did not convene. The meeting adjourned at 6:58 PM.