Public Meetings - New Braunfels, Texas

The New Braunfels City Council met in executive session on Monday, May 11, 2026, at 5:02 p.m. to discuss pending litigation and legal matters regarding a conflict between the city charter and the Texas Constitution on majority and plurality voting requirements for mayoral elections, and to deliberate the removal of the City Attorney. After a closed session from 5:04 to 5:59 p.m., the council reconvened in open session at 5:59 p.m. Following presentations, public testimony, and debate, the council voted 4‑3 to terminate City Attorney Val Acevedo effective immediately. Executive Session Item (Discussed in Closed Session) - The council discussed the conflict between the city charter's plurality‑vote provision for mayor and the Texas Constitution's requirement for a majority vote when terms exceed two years. No action was taken in open session on this item. Discussion Items - Charles Zech (outside counsel) detailed how he discovered the discrepancy on May 4, 2026. While reviewing the charter after seeing a social media post, he found the mayoral election had been called based on plurality, contrary to the Texas Constitution. He reported the issue to the city attorney. Zech explained that the Texas Constitution is highly complex and that the charter's plurality provision had been in effect since 1995 but had not previously triggered problems. - Val Acevedo provided a lengthy statement. She acknowledged that she had reviewed the charter in March 2026 at the request of the city secretary, but she did not identify the constitutional conflict because she consulted only the election code, not the Texas Constitution. She stated she was not asked to do a full charter review in 2021 and that her office is understaffed (three attorneys for a city of over 110,000 residents). She expressed regret but maintained that she acted correctly once she learned of the conflict. - Gail Wilkinson (city secretary) explained that she noticed the 2023 order used "majority" while the charter said "most votes," and in January 2026 she asked Acevedo whether to make the order match the charter. Acevedo said yes. In March, Wilkinson confirmed the definition of plurality with Acevedo. - Council members questioned Acevedo about why she did not consult outside counsel, why she signed the election ordinance, and why she had not flagged the issue earlier. Acevedo responded that she considered the charter language clear and that she had not been directed to compare it against the constitution. Public Comments & Testimony - Frank Onion (former city employee) delivered a strong defense of Acevedo, calling her "the finest most ethical talented lawyer" and criticizing the mayor for scapegoating her. He noted that terminating her would cost taxpayers approximately $100,000 in severance. - David Warmke (District 5 resident) urged the council to act with honor and wisdom, and warned against "inflammatory provocatory rhetoric." - Michael Murphy (non‑resident) said mistakes were made and argued that the mayor should concede and that the city manager should resign. - Angela Allen (mayoral candidate) complained that she had been misled by the city secretary about the voting standard and asserted that Acevedo was being made a scapegoat. - Stacey Clifford (resident) stated that the Texas Secretary of State's website clearly explains the majority‑plurality issue and called the failure to check it "incompetence." - Gabriel Castro (District 3 resident) praised Charles Zech, supported charter review, and urged the council to keep perspective. - Rick Smith (District 6 resident) said he is "embarrassed" by the situation and argued that the city attorney should not bear sole responsibility. Key Outcomes - Motion to terminate City Attorney Val Acevedo carried by a vote of 4‑3 (Councilmembers Capizzi, Edwards, Spradley, and Linnartz voting in favor; Councilmembers Ryan, Carter, and Labowski opposed). The termination is effective immediately, subject to contractual obligations. - The council took no formal action on the charter conflict itself; however, it was acknowledged that a runoff election for mayor would be ordered later.

The New Braunfels Planning Commission held its regular meeting on Tuesday, May 5, 2026, at 6:00 PM in City Hall Council Chambers. The meeting was called to order by Chair Jerry Sonier and adjourned at 6:27 PM. Of the nine commissioners, eight were present (Commissioner Jessica Schaefer absent). The Commission considered three items: a subdivision platting waiver and two special use permit requests for short-term rentals. All items were approved unanimously with staff-recommended conditions. Public Comments & Testimony - No members of the public spoke during Citizens’ Communications (items not on the agenda). - For each of the three public hearings (Items A, B, and C), zero individuals spoke in favor or in opposition. Discussion Items - WVR26-121 – Waiver from Subdivision Platting Ordinance (Section 118-45(b)) Staff (Dana Moses) recommended approval of a waiver to allow a proposed residential lot (60 by 100 feet) that would lack minimum street frontage, as part of the replat of Landa Park Highlands Lots 33A, 33B, and 33C at 503 Lakeview Boulevard. Commissioner Rudy questioned whether the waiver criteria (particularly hardship) were met; staff clarified that waivers do not require a proven hardship. Applicant representative James Ingalls explained the lot was intended for the owner’s daughter, that all three existing lot owners agreed to the shared driveway access, and that the area is zoned R-2, already permitting two residences. Commissioner Henry recused himself at 6:02 PM and returned at 6:12 PM. The Commission voted 7-0 to approve the waiver. - SUP26-122 – Special Use Permit for Short-Term Rental (1258 West San Antonio Street) Staff (Amanda Mushinski) recommended approval for a 0.3-acre parcel at 1258 West San Antonio Street, to change zoning from C-2 (General Business) to C-2 SUP (with a special use permit for a short-term rental of a 1,141 sq. ft., two-bedroom, two-bathroom 1930s residence). Maximum occupancy would be six persons; minimum off-street parking is two spaces. Staff noted that three of 18 notified properties responded, with one written objection (general opposition to neighborhood short-term rentals). Commissioners discussed that no other short-term rentals exist within a mile, that the property is in a commercial district, and that C-2 already permits hotels/motels. Applicant Paul Paniagua reported a fraudulent payment request email (staff offered to assist after the meeting). The Commission unanimously (8-0) recommended approval to City Council with staff conditions. - SUP26-104 – Special Use Permit for Short-Term Rental (284 Perryman Street) Staff recommended approval for a 0.2-acre parcel at 284 Perryman Street, to change zoning from C-3 (Commercial) to C-3 SUP for a short-term rental of a 1,012 sq. ft., two-bedroom, one-bathroom 1950s residence. Maximum occupancy would be five persons; two off-street parking spaces are already paved. One of 11 notified properties responded in favor. Applicant agent Piper Olsen noted the property is adjacent to a lumber yard, a bar, and a church, making long-term rental difficult, and that the area is gentrifying. The Commission unanimously (8-0) recommended approval to City Council with staff conditions. Key Outcomes - Approved (7-0): WVR26-121 – Waiver from street frontage requirement for Landa Park Highlands replat. - Recommended Approval to City Council (8-0): SUP26-122 – Short-term rental special use permit at 1258 West San Antonio Street. - Recommended Approval to City Council (8-0): SUP26-104 – Short-term rental special use permit at 284 Perryman Street. - No executive session was convened. The meeting adjourned at 6:27 PM.

The New Braunfels City Council met on Monday, April 27, 2026, at 6:00 PM in City Hall Council Chambers. The meeting included a proclamation, citizens communications, a consent agenda, four public hearings and first readings of rezoning ordinances (including two short-term rental permits and a major mixed-use redevelopment), and a presentation on the second annual update of the city's 2024-2029 Strategic Plan. All consent agenda items were approved unanimously, and most zoning items passed with majority votes. Proclamation - Mayor Neal Linnartz proclaimed May 5, 2025 as Children's Music and Art Instruction Day, recognizing the Gene and Sue McLean Community Arts Program. A representative accepted the proclamation. Public Comments & Testimony - Jim Holster (resident): Expressed concerns about a proposed public housing project (via Public Facilities Corporation) on Loop 337, noting it would block views, lacks provisions for elderly residents (no elevator), and questioned future of Laurel Plaza. Suggested council members spend a night at the housing authority to understand conditions. - Edward Rivera (resident): Commented on traffic congestion when I-35 shuts down, suggesting alternative routes like FM 1101, FM 1102, and 1863, and urged better police direction of traffic. Also noted his veteran status and opposition to excessive outside development. - Dr. Mary Sagert (resident, 257 E. Bridge St): Spoke in favor of the Dittlinger Mill redevelopment (Item 2B), but expressed concern about preserving historic houses on Market Street (former mill housing and a Sears house). - Julie King (resident): Opposed the Dittlinger Mill project process, citing a potential conflict of interest on the Planning Commission (a named partner was present), lack of transparency about scope, and a request to defer first reading until after the election. She also asked about potential taxpayer incentives for the project. Consent Agenda All items on the consent agenda were approved unanimously (7-0). Key items included: - Approval of April 6 and April 13, 2026 meeting minutes - FY 2026 First Quarter Investment Report - Contract amendment with Emergicon for fire department billing cost recovery - Renewal of established annual contracts - FY 2026 budget amendments for Airport and General Fund - Settlement agreement for right-of-way acquisition for Kohlenberg Road Project - Donation agreement with New Braunfels Lions Club for disc golf improvements at Prince Solms Park - Resolutions approving grant applications for UASI (tactical medical communications, dive trailer, police UTVs), MOU with Comal County for police recruiting materials, Motor Vehicle Crime Prevention Authority catalytic converter grant, and adoption of the Arts & Culture Master Plan - First reading of ordinance amending police rotation list for incident management tows - Second reading of ordinance annexing 10 acres (Mayfair South Ransom Commercial Subdivision) - Second reading of ordinance updating park rules (Section 86-3) allowing city manager to set park operating hours Discussion Items Item 2A: Rezoning 222 & 224 Alves Lane (R-2 to C-1A for assisted living) - Applicant John Holler and operator Norma Bellew proposed a Type B assisted living facility (max 16 beds, 24/7 staffing, non-medical care) on 1.5 acres. Staff recommended approval, noting compatibility with neighborhood business district. Six responses from nearby property owners were received (not detailed). - Council Discussion: Councilmember Edwards noted concerns from constituents about changing residential to commercial, but after clarifying traffic/parking impacts (fewer cars than a fourplex), the motion passed 5-2. Item 2B: Rezoning 2.112 acres for Dittlinger Mill redevelopment (to MU-B SUP) - Deputy City Manager Jordan Matney presented the project: redevelopment of the former ADM/Dittlinger Mill (operated 1880-2023) into a mixed-use district with hotel, residential, retail, office, parking garage (500+ spaces), pedestrian bridge over Comal River, and floodplain preservation. The additional 2.112 acres would unify zoning across 9.5 acres. Staff and Planning Commission recommended approval with SUP conditions (parking design, setbacks, landscaping). - Applicant Ashley Fairman (Killen, Griffin & Farrimond) showed renderings and noted the project aligns with multiple city plans. Eight support/one opposition from neighbors. - Council Discussion: Mayor Pro Tem Spradley recused himself. Council questioned parking, landscaping (native plants), water conservation, and potential need for additional zoning changes. Councilmember Edwards highlighted the economic benefit (current tax revenue $10,000/year vs. millions after redevelopment) and removal of heavy industrial uses. A motion to approve with staff recommendations passed 6-1 (one opposed, not named). Item 2C: Rezoning 226 N. Liberty Ave (R-3 to R-3 SUP for short-term rental) - Property: 0.2 acre, three-bedroom house with three off-street parking spaces. Staff and Planning Commission recommended approval. 11 notices sent; two in favor, one opposed. - Applicant Max Stewart said property would be professionally managed (20 minutes away). Council discussed nearby existing STRs. Motion passed unanimously. Item 2D: Rezoning 182 Perryman St (C-3 to C-3 SUP for short-term rental) - Property: 0.25 acre, 1,600 sq ft house with three bedrooms, max occupancy 8, three parking spaces. Staff recommended approval; 18 notices sent; supermajority not required. - Applicant Nicholas Vargas stated he lives five minutes away and would manage it himself. Motion passed unanimously. Presentation: Second Annual Update on 2024-2029 Strategic Plan - Jared Werner (Asst. City Manager) and Jordan Matney presented highlights across five strategic priorities. Key points: - 39 objectives, 62 performance measures; 49 in progress, 4 complete. - Economic Mobility: Incentives for mixed-use, support for Northeast Lakeview College ($5M commitment), Continental expansion, affordable housing initiatives, Early Matters child care program. - Enhanced Connectivity: Rio microtransit launched (30,000+ rides), sidewalk inventory (260 miles), ADA transition plan, trail additions (Willard Canyon, Alligator Creek West, Panther Canyon). - Community Identity: Arts & Culture Master Plan adopted, historic downtown on National Register, public art installations. - Organizational Excellence: Succession planning, 123 fee adjustments since FY23, turnover rate dropped to 12.1%, reduced reliance on primary revenue sources (76.5% to 74.4%). - Community Well-being: Mobile Integrated Health program (76% reduction in calls for service, $500K savings), mental health professional dispatch (91 engagements), Parks Master Plan due late 2026. - Council Questions: Discussion on LDO timeline, Guadalupe River crossing study (meeting with district engineer upcoming), park impact fees (likely increase under LDO update), and need to communicate successes to public. - No public hearing on this item, but public comment was taken after presentation. Key Outcomes - Consent agenda approved unanimously (7-0). - Item 2A (Alves Lane assisted living rezoning) approved 5-2. - Item 2B (Dittlinger Mill redevelopment rezoning) approved 6-1. - Items 2C and 2D (short-term rental permits) approved unanimously. - Staff will present proposed modifications to the Strategic Plan at the July 10, 2026 summer retreat. - No action taken on citizens' communications or strategic plan presentation beyond discussion. - Council adjourned at approximately 8:15 PM (estimated from transcript length).

The New Braunfels City Council met in executive session on Monday, April 27, 2026, at 5:00 p.m. The meeting was called to order by Mayor Neal Linnartz with all seven council members present. The council convened into closed session at 5:01 p.m. to discuss matters permitted under the Texas Open Meetings Act. No action was taken, and the meeting adjourned at 5:15 p.m. without reconvening into open session. Executive Session Items - Economic Development Negotiations (Texas Government Code § 551.087): The council discussed issues related to economic development negotiations with Texas State Technical College. No details of the closed deliberation were disclosed. - Pending/Contemplated Litigation (Texas Government Code § 551.071): The agenda included two legal matters: (a) legal options regarding right-of-way negotiations for the Kohlenberg Road Improvements Project, involving two specific tracts of land and temporary construction easements; and (b) Case No. 2025CV0719, City of New Braunfels v. Joe Henry Tays, Individually and as Independent Executor of the Estate of Frederick Frueholz, Jr. (Deceased). According to the minutes, only Item B (economic development) was read and discussed; no mention of Item A being deliberated was recorded. Key Outcomes - No votes or formal decisions were taken during the executive session. The council adjourned directly from closed session without taking any action.

The New Braunfels Board of Adjustment held a regular meeting on Thursday, April 23, 2026 at City Hall – Council Chambers. Chair Brandon Mund called the meeting to order at 6:06 pm and adjourned at 7:26 pm. Five members were present (Andrea Ranft, Bobby Avary Jr., Brandon Mund, Jenny Jaeckle, and Adam Schneider) with four absent (Seth Reichenau, Steve Quidley, Maurice Lewis II, and Timothy Bray). The board considered three individual items: an alternative sign plan for NBISD, and two variance requests for properties on Magazine Avenue and Kessler Street. Consent Calendar - Approval of Minutes (December 18, 2025): Motion by Vice‑Chair Jaeckle, seconded by Member Ranft, to approve the minutes of the regular meeting held on December 18, 2025. Motion carried unanimously (4‑0‑0; Schneider had not yet arrived). Public Comments & Testimony - No members of the public spoke during Citizens’ Communication or during the public hearings for any agenda item. Discussion Items - Item 5A – NBISD Alternative Sign Plan: Staff (Colton Barker) introduced a request by New Braunfels Independent School District to permit one freestanding electronic‑message pole sign at 4150 Klein Meadows (Long Creek High School). The proposed sign deviates from the C‑1B sign standards in area (63.66 sq ft vs. 20 sq ft allowed), height (15.58 ft vs. 10 ft allowed), and location (Klein Meadows is a collector street where electronic signs are not permitted). The request is processed as an Alternative Sign Plan, not a variance. Discussion focused on the need for a larger sign, potential light pollution, vandalism concerns, and the lack of mailed notifications to nearby residents. The applicant (Joe Alexandre, NBISD, and David Cino, Spectrum Sign) explained after‑hours programming capabilities and brightness controls. Board members expressed concerns about nighttime operation and the lack of neighborhood input. A motion to table the item to the next regular meeting was made, seconded, and carried unanimously (5‑0‑0), with conditions that the city notify neighboring property owners of the request and that the school district provide additional feedback on sign display times. - Item 5B – Variances for 250 Magazine Avenue: The property, zoned SND‑1, is developed with a single‑family home (built 1950) and a detached garage to be demolished. The applicant requested two variances: (1) to allow an accessory structure to encroach 8 ft 8 in into the required 25‑ft corner side setback along Lee Street; (2) to allow a 1,000‑sq‑ft, one‑story accessory structure (500 sq ft garage + 500 sq ft guest house) where the code envisions a garage with a separate dwelling above. Staff (Mary Lovell) noted the lot’s narrow configuration at Lee Street (only 18 ft 9 in between setback lines) and that four responses supported the request and one opposed (no written comments). Owner Steve Canter explained the desire to keep a one‑story design to match the existing house and to save a pecan tree. Board discussion acknowledged the impracticality of building within the setback and that a two‑story structure would also require a variance. Motion to approve both variances made by Member Avary, seconded by Member Ranft; carried unanimously (5‑0‑0). - Item 5C – Variances for 330 Kessler Street: The property, zoned C‑3, is a former residence being converted to an ultrasound clinic (owner Nicole Limburg). Two variances were needed: (1) to use stabilized crushed granite for parking and maneuvering areas instead of concrete (except for an ADA‑compliant paved space); (2) to keep an existing driveway width of 13 ft where 24 ft is required. Staff noted that 19 property owners were notified; three responses in favor were received. The applicant and engineer (Adrian Ayala, Dillo Dev) explained that the narrow driveway avoids demolishing the existing structure, and crushed granite improves permeability and reduces runoff. Board discussion addressed edging to prevent material migration, drainage concerns, and maintaining the building’s footprint. Motion by Vice‑Chair Jaeckle, seconded by Member Avary, to approve both variances with the following conditions: (1) sufficient edge‑to‑edge bordering consistent with what the City engineer approves for the proposed material; (2) drainage requirements to be met; (3) the existing building footprint must not be expanded or altered. Motion carried unanimously (5‑0‑0). Key Outcomes - Approved the December 18, 2025 regular meeting minutes (4‑0‑0). - Tabled Item 5A (NBISD alternative sign plan) to the next regular Board of Adjustment meeting with conditions to notify surrounding property owners and obtain additional feedback from the school district on sign display times. Vote: 5‑0‑0. - Approved Item 5B (two variances for 250 Magazine Avenue) unanimously (5‑0‑0). - Approved Item 5C (two variances for 330 Kessler Street) with three conditions (edge‑to‑edge border per City engineer, drainage requirements, and existing building footprint not altered). Vote: 5‑0‑0.

The New Braunfels City Council met on Monday, April 13, 2026, at 6:00 PM in City Hall Council Chambers. The meeting included proclamations for three awareness months/days, approval of a large consent agenda, a resolution supporting New Braunfels Utilities' headquarters financing, and a presentation on towing ordinance revisions. The council entered executive session to discuss litigation, economic development, and a right-of-way acquisition, but did not reconvene for further action. Proclamations - Apraxia Awareness Day (May 14, 2026): Mayor Linnartz read the proclamation. Volunteers from Apraxia Kids accepted and a family member spoke about their child's journey. Approximately 1 in 1,000 children are affected by childhood apraxia of speech. - Child Abuse Awareness & Prevention Month (April 2026): Mayor Linnartz read the proclamation. Representatives from CASA of Central Texas and the Children's Advocacy Center of Comal County spoke. Stacey Dofer (Executive Director, CAC) reported 2,691 reports of child abuse in Comal County in 2025, with 346 children receiving forensic interviews or counseling. Jade Dimitri (CASA Communications Manager) noted 239 confirmed victims and that CASA served 86% of the 191 children who entered foster care. - Sexual Assault Awareness Month (April 2026): Mayor Linnartz read the proclamation. Julie Strength (CEO, Crisis Center of Comal County) reported serving 1,373 survivors through more than 36,000 services in 2025—a 49% increase—and providing over 8,000 safe nights of shelter, with 83% leaving for stable housing. The center’s new building will serve over 90 people per day by June 2026. Consent Calendar - The consent agenda included 25 items (Action items A–J, Resolutions K–P, Ordinances Q–Y). All were approved unanimously by a motion from Mayor Pro Tem Spradley, seconded by Councilmember Capizzi, with the exception of Item I (Kohlenberg Road right-of-way expenditure up to $600,000), which was pulled by staff and moved to the executive session. Discussion Items - NBU Headquarters Reimbursement Resolution: Jessica Williams, CFO of New Braunfels Utilities, presented a resolution declaring the city's expectation to reimburse its general fund for up to $190 million in expenditures for the new NBU headquarters building, using proceeds from future debt. She emphasized this does not authorize debt issuance—only satisfies IRS requirements to reimburse invoices from the prior 60 days. Councilmember Edwards moved to approve, Councilmember Capizzi seconded, and the motion passed unanimously. - Towing Ordinance Revisions Presentation: Chief Osbaldo Flores presented a proposed update to the city's towing ordinance, the first since 2015. He highlighted that 93% of incident management tows are light-duty, and proposed rate increases (32% for light duty, 18% for medium, 56% for heavy) based on comparable cities and a 14% annual growth in insurance premiums for local tow companies. Proposed rates include increasing light-duty crash and arrest tows from $190/$160 to $250, and adding major incident fees. Council directed staff to research adjustable fuel rates or surcharges, add an electric vehicle tow section, and implement a two-year review cycle. No action was taken; staff will return with an amended ordinance. - Public Comment on Towing Ordinance: Two speakers addressed the item: - Javier Hernandez (Interstate Towing & Recovery, resident) supported rate increases and requested a $300 arrest tow rate and $100 additional for flatbed/all-wheel drive/electric vehicles, citing increased costs and difficulty towing electric vehicles. - Jocelyn McClellan (resident) asked about fairness in rotation and expressed concern about high charges after her daughter's stolen car was recovered. Key Outcomes - Consent agenda approved unanimously, minus Item I (moved to executive session). - NBU reimbursement resolution approved unanimously. - No action was taken on the towing ordinance; staff will incorporate council feedback and present a final ordinance at a future meeting. - Executive session was held to discuss litigation (City of New Braunfels v. Joe Henry Tays), economic development negotiations (Project Casa), the City Attorney’s evaluation, and the pulled consent item (Kohlenberg Road right-of-way). Council did not reconvene into open session, so no further actions were taken.

The New Braunfels Planning Commission held a regular meeting on Tuesday, April 7, 2026, at 6:00 PM in City Hall Council Chambers. Seven commissioners were present (Commissioners Allsup, Brasier, Henry, Nolte, Rudy, Schaefer, and Chair Sonier), with Commissioners Allen and Vice-Chair Taylor absent. The Commission considered three agenda items: one rezoning request and two Special Use Permit (SUP) applications for short-term rentals. All items received staff recommendations for approval and were recommended to City Council by unanimous votes. Consent Calendar - Approved the March 3, 2026 regular meeting minutes by a 7-0 vote. Public Comments & Testimony - PZ26-0043 (Rezoning for Assisted Living Facility): Three residents spoke in opposition, citing traffic safety concerns on Alvis Lane, including speeding, 18-wheelers, and dangerous conditions for pedestrians. Two speakers (Ortensia Rona and Ruben Arona, residents at 226 Alvis Lane) described near-misses and a child dragged by a car. A third speaker (Rosie Dalve) raised concerns about emergency vehicle access. One speaker (Norma Bellou, operator of similar facilities) spoke in favor, highlighting the applicant's experience, safety measures (alarms, staffing), and the benefit of allowing residents to age in place. - SUP26-061 (Short-Term Rental at 182 Perryman Street): No public speakers. - SUP26-069 (Short-Term Rental at 226 North Liberty Avenue): No public speakers. The applicant, Monica Mason, briefly described the property's condition and her management approach (minimum three-night stays, thorough screening). Discussion Items - PZ26-0043: Public hearing and recommendation to rezone approximately 1.5 acres (Lots 1 and 2, Baystone Subdivision) from R-2 AH (Single-Family and Two-Family Airport Hazard Overlay) and R-2 AH SUP (with Special Use Permit for Multifamily) to C-1A AH (Neighborhood Business Airport Hazard Overlay), located at 222 and 224 Alves Lane. Applicant/owner John Holler proposed developing an assisted living facility (Type B license) with up to 10 rooms at 224 Alves Lane and a 12-16 room facility at 222 Alves Lane, designed to resemble residences. Staff (Mary Lovell) recommended approval, noting consistency with the city's strategic plan and land-use analysis. Discussion covered traffic, parking (eight off-street spaces planned), and design compatibility. The Commission acknowledged public concerns but considered the use appropriate for the zoning and land-use context. - SUP26-061: Public hearing and recommendation to rezone approximately 0.25 acres (Block 1073, Lot 11) from C-3 (Commercial District) to C-3 SUP (Commercial District with Special Use Permit for Short-Term Rental of a Residence), addressed at 182 Perryman Street. Applicant Nicolas Vargas seeks to operate a 1,600 sq. ft., three-bedroom, 2.5-bath short-term rental. Staff (Amanda Mushinski) recommended approval, noting the property's commercial surroundings and compliance with city plans. Discussion confirmed nearby active short-term rentals with SUPs. No public opposition. - SUP26-069: Public hearing and recommendation to rezone approximately 0.2 acres (Block 5068, Lot 5) from R-3 (Multifamily District) to R-3 SUP (Multifamily District with Special Use Permit for Short-Term Rental of a Residence), addressed at 226 North Liberty Avenue. Applicant Monica Mason, on behalf of owner Brett Baer, proposes a 1,128 sq. ft., three-bedroom, three-bath short-term rental across from Schlitterbahn Water Park. Staff recommended approval, noting the property's multifamily zoning and alignment with long-range plans. Discussion addressed the pre-1987 zoning history allowing single-family residences in the R-3 district, and the short-term rental compatibility. One written response in opposition was received; no public testimony. Key Outcomes - PZ26-0043: Motion by Commissioner Allsup, seconded by Commissioner Rudy, to recommend approval to City Council. Carried unanimously (7-0). The Chair advised opponents to voice traffic concerns at the City Council meeting. - SUP26-061: Motion by Commissioner Nolte, seconded by Commissioner Brasier, to recommend approval to City Council. Carried unanimously (7-0). - SUP26-069: Motion by Commissioner Henry, seconded by Commissioner Nolte, to recommend approval to City Council. Carried unanimously (7-0). - The Commission did not convene in executive session. - Meeting adjourned at 6:28 PM.

The New Braunfels City Council held a special workshop meeting on Monday, April 6, 2026, at City Hall. The meeting, called to order at 5:00 p.m. and adjourned at 8:16 p.m., featured five presentations and update items covering civic/convention center expansion, an arts and culture master plan, the housing authority annual update, a new fire department telemedicine program, and a reorganization of the transportation and construction services department. No votes were taken during the workshop, which also included public comment periods for each item. Civic/Convention Center Expansion Feasibility Analysis (Phase 1) - Assistant City Manager Jared Werner and Brandon Dowling of Johnson Consulting presented findings from Phase 1 of the four-phase feasibility study for expanding the Civic/Convention Center and potentially co-locating a hotel. Key findings included: the existing facility is well below average in exhibit, ballroom, and meeting space compared to peer markets; only 11% of current visitation is from non-local visitors (100+ miles), versus about 45% at attractions like Schlitterbahn; hotels within a 15-minute walk total only 120 rooms, below average; a gap exists for a 20,000–50,000 square foot continuous space; and 62% of surveyed state associations expressed interest in a future New Braunfels venue. The consultant recommended at least doubling exhibit hall size, expanding ballroom and meeting rooms, and adding a headquarters hotel. Phase 2 will refine square footage and test site options over approximately 12 weeks, potentially concluding by end of 2026. - Council members expressed support, noting alignment with prior planning and the need for hotel proximity. Public comments included Richard Kelsheimer (resident) asking about current revenue/loss and potential taxpayer costs, and Larry Lane (resident) cautioning about resident impact and noting the stakeholder list did not prioritize residents. Arts & Culture Master Plan - Mandi Scott (Economic & Community Development Manager) and Jasmine Metcalf (Designing Local, LTD) presented the Arts & Culture Master Plan, a 10-year long-range plan developed from over 1,200 community touchpoints, including surveys, workshops, and interviews. The plan identifies six goals: expand creative spaces, strengthen visibility, connect culture and tourism, encourage collaboration, invest in belonging, and tell a cohesive story. Four priority areas cover programming and community experiences, spaces and places, visibility and tourism, and operations and capacity building. Recommendations include creating a cultural district, developing a public art strategy, expanding the Art House event, exploring a purpose-built performance hall, and considering an additional cultural arts program manager and/or coordinator. A new Cultural Arts Commission would replace existing ones. - Council discussion included questions about staffing positions (noted as options) and a request for a focused action plan. Councilmember Edwards noted the economic value of arts tourism. Ten public speakers—representing the Greater New Braunfels Arts Council, New Braunfels ISD, local theaters, artists, and downtown businesses—all expressed strong support, emphasizing the need for creative spaces, collaboration, and the plan's role in community identity and economic growth. MANDI SCOTT stated the plan would be brought back for adoption later in April 2026 with a staff recommendation. New Braunfels Housing Authority Annual Update - Henry Alvarez (Executive Director) presented the annual update on the New Braunfels Housing Authority. The authority operates 170 public housing units and is authorized for 308 vouchers, but currently administers about 225 vouchers due to rising housing assistance costs reducing capacity. The annual public housing budget is approximately $1.2 million, with a HUD subsidy of $51,143 (receiving only 88% due to proration). The voucher program budget is about $2.4 million, currently operating at 96.3% utilization due to a HUD spending cap. Key challenges include an aging boiler, the need to reposition public housing (Villa Serena, 360 units on 16 acres) through the Rental Assistance Demonstration (RAD) program, and increasing affordable housing. Two major projects are underway: Lyndon Ranch (303 units, privately financed, 50% market rate and 50% at 80% AMI or below) and The Park at Dogwood (a tax-credit project adjacent to Villa Serena, unit count reduced to overcome proximity rule). The authority will pay payments in lieu of taxes (PILOT) equal to 10% of gross revenue to the city, and for Lyndon Ranch, a minimum of $75,000 annually. The Public Facilities Corporation (PFC) board will hold its first meeting on April 23, 2026. - Council members thanked Alvarez for his presentation and passion. Public commenter Jim Holster (resident) thanked Alvarez for improving the housing authority, but questioned the PFC structure, tax breaks, the authority's jurisdiction beyond city limits, and the lack of NBISD involvement in PILOT discussions. Council noted these as open questions needing further detail. RightSite Program - Fire Chief Ruy Lozano, along with Larry Movick of RightSite and AI Specialist Ashley Kemmock, presented the new RightSite telemedicine program. Starting April 10, 2026, all firefighter paramedics will be trained to use a tablet with a QR code to connect patients with a board-certified ER physician for non-emergency calls. Options include transport to urgent care (via Uber/Ride), prescriptions delivered, appointments scheduled, or behavioral health support. The program is at no cost to patients or the city; costs are covered by insurance or a foundation. Statistics presented: 93% of patients offered RightSite accept; 84% of firefighters' decisions to use RightSite are correct (doctor agrees); 80% of barriers to using 911 as primary care are eliminated; patient satisfaction is 9.7/10; average time to return to service is 20 minutes vs. over an hour for transport. The program aims to address the 50% of EMS calls that do not require an ER. Future expansion to dispatch-level triage is planned. - Council praised the program for innovation and cost savings, noting it will be tracked monthly via a scorecard. No public comments were received. Transportation & Construction Services Department Reorganization - Deputy City Manager Jordan Matney and Transportation & Construction Services Director Garry Ford presented the reorganization of the Development Services Division within TCS. Changes include: hiring an Assistant Director (Gwen Estrada, formerly with San Antonio); reclassifying positions (development coordinator, permit specialists); reassigning duties to create capacity for plan reviewers; reducing review timelines for residential resubmittals from 10 to 7 days and for certain commercial permits (signs, fences, etc.) from 20 to 10 days; proposing to hire an in-house engineer funded by savings from third-party review (to be brought to council for approval); converting a part-time permit specialist to full-time; and improving tracking and reporting of performance measures (monthly scorecard, MB Stat). Additional efforts include a website refresh, cross-training plan examiners, and upcoming code changes (unisex bathrooms, unimproved parking, residential drainage clarification). The Land Development Ordinance (LDO) adoption process is ongoing with a focus group. - Council discussed challenges with third-party review, internal communication with NBU and TxDOT, and the need for specific feedback rather than general complaints. Councilmember Edwards offered suggestions including pre-construction walkthroughs, express review for simple permits, and ensuring consistent inspections. Council emphasized the importance of tracking outcomes. No public comments were received. Key Outcomes - No formal votes or actions were taken during the workshop. The following next steps were identified: The Arts & Culture Master Plan will be brought back for Council adoption in April 2026. Phase 2 of the Civic/Convention Center feasibility analysis will proceed over approximately 12 weeks, with an update expected by end of 2026. The New Braunfels Housing Authority's Public Facilities Corporation will hold its first meeting on April 23, 2026, to consider the RAD repositioning. The RightSite program will begin training on April 7 and go fully live on April 10, 2026. The Transportation & Construction Services reorganization will continue with a focus on hiring an in-house engineer, implementing performance scorecards, and refining processes; further updates will be provided to Council.

The New Braunfels City Council met on 2026-03-23 at 6:00 PM at City Hall (550 Landa Street) and adjourned at 9:46 PM. Mayor Neal Linnartz presided. Councilmember Lawrence Spradley (District 4) was absent, and Councilmember D. Lee Edwards (District 3) recused himself from the 38-acre rezoning vote (Item 2A). The meeting included a contested rezoning debate, the creation of a Tourism Public Improvement District (TPID), and the presentation of the Police Department’s 2025 annual report. Presentations & Proclamations - Arbor Day Proclamation: April 18, 2026 was proclaimed Arbor Day. The city partnered with Headwaters at the Comal, distributing 1,700 native tree seedlings. - America 250 Commemoration Proclamation: Joan Sabol of the Daughters of the American Revolution accepted the proclamation. - Fire Lt. Arlon Hansmann Retirement: Recognized for his 36-year career with the department. - Police Department 2025 Annual Report: Chief Osbaldo Flores presented the report. Key statistics included an overall 5% decrease in NIBERS crime, a 7% increase in crimes against persons (driven by aggravated assault and domestic violence), and a 23% decrease in crimes against society. Calls for service exceeded 70,000 (up 5%). DWI arrests increased 20% to 817, while fatal crashes decreased 38%. Officer proactive availability was 56%, with an average report writing time of 56 minutes. Consent Calendar - Items A through I were approved unanimously by a motion from Councilmember Capizzi, seconded by Councilmember Ryan. Approvals included SCBA equipment purchases, a Workday consulting contract amendment, the conveyance of 0.844 acres at 407 West Mill to the New Braunfels Youth Collaborative, an NBEDC feasibility expenditure ($26,800), and first readings of ordinances relating to police position classifications, disabled parking enforcement in river zones, and the repeal of the Downtown Development Board. Public Comments & Testimony (Citizens Communications) - Randy Hensen (Resident): Critiqued the Mayor’s invocation, urging him to use the prayer to unite rather than divide the community. - Jim Holster (Resident): Raised concerns regarding transparency and management of the New Braunfels Housing Authority and a proposed development on Loop 337, alleging a lack of public information. Discussion Items - Item 2A: 38-Acre Rezoning Request (Highway 46 West) - Proposal: KB Homes and Killen, Griffin & Farrimond requested a rezoning from R-1/APD to R-1A-6.6 to develop 131 single-family lots. - Public Position (Strong Opposition): Over a dozen residents from Mission Hills Ranch and Champions Village spoke against the project. They expressed opposition based on water scarcity, existing sewer overflows, traffic safety issues on Highway 46, loss of Hill Country tree canopy, and a saturated housing market. - Applicant Position: Ashley Fairmond and engineer Sean McFarland argued the zoning fits the area and detailed planned upgrades to the Mission Hills lift station and downstream sewer lines. - Staff Position: Planning Director Christopher Looney recommended approval, citing consistency with the comprehensive plan, and noted that denial could risk a less desirable future use for the property. - Outcome: A motion to postpone failed (3-2). A motion to approve the rezoning failed by a 3-2 vote, short of the required supermajority of four votes. A subsequent motion to deny failed for lack of a second. The rezoning did not pass. - Item 2B: Short-Term Rental Rezoning (1329 Jackson Street) - Proposal: Rezone 0.2 acres from R-2 to C-O SUP to allow a short-term rental. - Staff Position: Recommended denial due to the residential mid-block location. - Outcome: A motion to approve failed (2-4). A motion to deny, made by Councilmember Ryan, passed (4-2). - Item 2C: Light Industrial Rezoning (Saur Lane) - Proposal: Rezone 2.3 acres from APD AH to M-1A AH near the airport. - Outcome: Approved unanimously. - Items 2D & 2E: Tourism Public Improvement District (TPID) - Proposal: Create a citywide TPID funded by a 2% assessment on hotels (5+ rooms) to fund destination marketing and sales. - Proponent Position: Scott Joslove (Texas Hotel & Lodging Association) stated the district is industry-funded, does not affect city taxes, and has a proven track record in 10 other Texas cities. 85% of funds are allocated to marketing and sales. - Public Position (Mixed): - Support: Hoteliers Paul Wukasch, Helen McKinnon, Daniel Pinkerton, and representatives from the Brauntex Performing Arts Theater spoke in favor, citing the potential for year-round tourism and local economic benefits. - Oppose: Hotel owners Jay Patel, Tony Patel, and Sarah Shea opposed the fee, citing competitiveness concerns, impacts on smaller properties, and questioning the accuracy of the petition process. - Council Position: Councilmember Capizzi highlighted the ROI and governance structure where hoteliers control the funds. - Outcome: The resolution creating the district and the first reading of the assessment ordinance, including a $320,000 budget appropriation, were both approved unanimously. - Item 2F: Right-of-Way Abandonment - Proposal: Abandon a 0.302-acre water lane right-of-way between West San Antonio Street and Loop 337. - Outcome: Approved unanimously. - Item 2G: FY 2025 Audit Acceptance - Proposal: Accept the audit performed by Crowe, LLP. - Outcome: Approved unanimously. The city received an unmodified (clean) opinion. General fund revenues grew 6% versus a 5% increase in expenditures. Key Outcomes - Denied: The 38-acre Highway 46 West rezoning (Item 2A) failed due to a 3-2 vote, lacking the required supermajority. The 1329 Jackson Street short-term rental rezoning (Item 2B) was voted down 4-2. - Approved (Unanimous): The 2.3-acre Saur Lane industrial rezoning (Item 2C). The Tourism Public Improvement District (TPID) creation and budget appropriation (Items 2D & 2E). The right-of-way abandonment (Item 2F). The FY 2025 Audit (Item 2G).