Public Meetings - New Braunfels, Texas

The New Braunfels City Council met on Monday, November 24, 2025, at 2:15 PM. The agenda included three proclamations, public testimony on a pending legal matter, several consent agenda items, and public hearings on zoning and incentive requests. Key votes included the unanimous approval of a $2.2 million economic development incentive for a downtown mixed-use project, the denial of a short-term rental rezoning near a residential neighborhood, and the approval of a Walmart distribution center expansion. Consent Calendar - Approved unanimously. Items included routine approvals such as the Title VI non-discrimination plan, committee membership adjustments per Senate Bill 1883, speed limit changes (Wood Road, Walnut Avenue, Loop 337), school zone amendments (removal of Ninth Grade Center zone, establishing Legend Point Elementary zone), animal quarantine updates, fence code amendments, and a limited purpose annexation. - Item N (Pulled): Ordinance amending the downtown parking zone to exempt vehicles displaying disabled parking plates or placards from registration and parking fees. Passed unanimously. Public Comments & Testimony - Cody Ackroyd (Resident): Stated he has spent two years notifying the city that prosecutors in municipal court lack required constitutional oaths of office and anti-bribery statements. He alleged a police body camera recording was deleted after a formal preservation request related to his ongoing civil litigation, and that charges against him were eventually dropped. He called for accountability and transparency, warning of legal and financial consequences for the city. Discussion Items Public Hearing: Rezoning for Short-Term Rental at 215 Ditlinger Street - Request: Daniel Morales requested a rezoning from R2 to CO SUP to allow a short-term rental in an 864-square-foot single-family home. - Background: The property is in a long-standing residential neighborhood. Staff and the Planning Commission recommended denial, citing potential negative impacts on adjacent residential properties. 19 notices were mailed; 5 responses opposed, 1 in favor. - Resident Testimony (All Opposed): Multiple neighbors (Mike Martin, Rebecca Wistas, Mrs. Diaz, Gordon Schott, Kelly Martin) spoke against the request, citing concerns about noise, traffic, safety, parking, and the preservation of the residential character of the neighborhood, often referencing past issues with nearby commercial activities. - Applicant Position: Daniel Morales spoke in favor, explaining the property was inherited and the short-term rental was intended as a family investment to build generational wealth. He promised strict guest vetting and rules. - Outcome: Motion to deny by Councilmember Edwards, seconded by Councilmember Ryan. The motion carried (unanimous on the voice vote). Public Hearing: Rezoning for Walmart Distribution Center Expansion - Request: Ivan Haime (Walmart Director of Government Affairs) requested a rezoning of 72 acres from APDAH to M1A AH to allow for a pay barrier and truck/trailer operations to support the existing 1.1 million square foot distribution center. - Background: Staff and Planning Commission recommended approval. 7 notices were mailed; 0 responses were received. The facility employs over 1,100 people with an average wage of $27/hour and recently underwent a $20 million upgrade. - Outcome: Approved unanimously. Ordinance: Alignment of Rezoning Procedures with HB 24 - Request: First reading of an ordinance amending Chapter 144 to align local zoning procedures (public notices, protest petitions, supermajority requirements) with new state law. - Outcome: Approved unanimously. Public Hearing: Rezoning for Short-Term Rental at 265 School Avenue - Request: Joe Rios requested a rezoning from C3 to C3 SUP to allow a short-term rental in a newly constructed home on the edge of a commercial district. - Background: Staff and Planning Commission recommended approval. 19 notices were mailed; 0 responses in favor, 1 in opposition. - Applicant Position: Joe Rios stated the property was intended for family visits and occasional short-term rentals, stressing he would use platforms with guest vetting and management companies. - Outcome: Approved unanimously. NBEDC Incentive for Downtown Mixed-Use Development (NOIA LLC) - Presentation: Deputy City Manager Jordan Matany presented a request for a $2.2 million incentive from the New Braunfels Economic Development Corporation (NBEDC) for a $27 million mixed-use project at the corner of San Antonio and Genther streets. The project includes 43 owner-occupied condominiums, ground-floor office and retail space, and significant public infrastructure improvements (overhead to underground utilities, full reconstruction of Genther, enhanced sidewalks). $1.5 million is site-specific; $700,000 is for city-requested infrastructure. Funds are structured to be paid after construction completion. The project is within the Downtown TIRZ. - Public Hearing: - Opponents: Julie King (questioned fairness, cited prior developments that paid for infrastructure; argued the project is luxury and carries risk). Chase Taylor (stated sales tax is taxpayer money; questioned the “but for” justification; argued it sets a double standard compared to other developers and individual homeowners who must pay for sidewalks). - Supporters: Multiple speakers (Thor Thornhill, Keith Dalton, Chaz Gallagher, Shane Hines, Max Harford, Russell Gribble, Ian Bettis, Clarissa DeSanto) spoke in favor, calling the project catalytic, pointing to its alignment with the Downtown Implementation Plan, the value of public-private partnerships, the need for downtown residents to support local businesses, and the benefits of the infrastructure improvements (undergrounding utilities, safety, reliability). - Council Discussion: Councilmembers discussed the funding source (sales tax vs property tax), the “but for” requirement, the mitigation of risk to the city, and the long-term tax revenue increase (from $1.5 million to an estimated $27 million in taxable value). - Outcome: Councilmember Lebowski moved to approve, seconded by Mayor Pro Tem Bradley. The motion passed unanimously. Key Outcomes - Unanimous Approvals: Consent agenda (including Item N on disabled parking), Walmart rezoning, HB 24 zoning alignment, School Avenue short-term rental, and the Downtown NOIA LLC $2.2M incentive. - Denied: Ditlinger Street short-term rental rezoning. - Public Testimony Heard: Citizens communication regarding an ongoing legal matter concerning deleted evidence and prosecutor oaths was received and filed.

The New Braunfels City Council met in executive session on Monday, November 24, 2025, at 5:00 p.m. Mayor Neal Linnartz called the meeting to order. The council convened in closed session at 5:02 p.m. to deliberate the appointment, evaluation, duties, discipline, or removal of the City Manager under Section 551.074 of the Texas Government Code. The council anticipated no action and took none. Roll Call - Present: Toni Carter, D. Lee Edwards, Neal Linnartz, Lawrence Spradley, Mary Ann Labowski, and April Ryan (6 members) - Absent: Michael Capizzi (1 member) Executive Session - The council entered closed session at 5:02 p.m. after Mayor Linnartz read the item. - The item authorized deliberation regarding the City Manager’s appointment, evaluation, duties, discipline, or removal. - The mayor adjourned the executive session while still in closed session, and no action was taken in open session. Key Outcomes - No action was taken regarding the City Manager. - The meeting adjourned directly from executive session.

This special meeting of the New Braunfels City Council was called to order at 4:03 PM and adjourned at 7:16 PM. The council addressed a consent agenda, held a workshop interview for the New Braunfels Utilities Board of Trustees, and received presentations on early childhood education, capital projects, traffic impact analysis fees, impact fee advisory committee composition, floating vegetation management, and a proposed Tourism Public Improvement District. Public testimony was heard on the floating vegetation item. Consent Calendar - Items A–J (appointments to various boards and commissions) were approved unanimously, with one amendment: Item B was amended to remove Dylan Ott's name from the Community Development Advisory Committee appointments, leaving only Scott Morehouse and Serena Morris. (Motion by Councilmember Ryan, second by Councilmember Edwards; all 6 present voted yes; Mayor Pro Tem Spradley absent.) - Item K (first reading of an ordinance amending downtown parking zone enforcement exceptions to allow free parking for handicap placards/license plates) was pulled for individual consideration by Councilmember Carter. After discussion with staff, the item passed unanimously. (Motion by Councilmember Capizzi, second by Councilmember Ryan; all 6 present voted yes.) Public Comments & Testimony Floating Vegetation Management Multiple residents and stakeholders spoke during the public hearing on Item E, which addressed management of floating vegetation in Landa Lake and downstream impacts. Key positions included: - Art Arnolds (VP, Preserve Lake Dunlap Association, city resident) expressed disappointment with the current management, stating that trash-infested vegetation mats are being cut loose and sent downstream, polluting Lake Dunlap. He requested removing trash at the source and noted that prior to the 1998 flood, the city had a conveyor belt that removed mats. - David Marks (ETJ resident, board member of Preserve Lake Dunlap Association and Lake Dunlap WCID, watershed advisory committee member) urged the council to change the process of dumping litter and floating vegetation from Mill Pond into the Comal River. He described the current method as "facilitating migration" and akin to "blowing your leaves on someone else's yard." - John Ivey (ETJ resident, President of Preserve Lake Dunlap Association) requested a partnership between the city and downstream communities to find a solution, noting the problem has persisted for 35 years. - John Brooks (resident) described massive vegetation mats and garbage entering Lake Dunlap, making swimming unpleasant. He asked for removal at the "funnel" (Landa Lake) rather than downstream. - Kathy Arnolds (Lake Dunlap resident) asked why the city's river management plan does not include city limits downstream of Faust Street Bridge, despite those residents paying taxes. She said they receive no trash management. - Russell Hamley (ETJ resident) supported a collective effort to restore the lake's beauty, noting that the problem has worsened. - Paul Leeland (ETJ resident) analogized the release of untreated water from Landa Lake to "flushing a toilet" into downstream backyards. - Karen Kursh (Lake Dunlap resident, since 1997) noted that San Marcos, which also has endangered species, is able to clean its river two to three times a week. - Mark Statler (ETJ resident, retired doctor) reported a steady increase in debris at his park, requiring daily cleanup. Discussion Items Interview and Appointment to New Braunfels Utilities (NBU) Board of Trustees Council interviewed two applicants: Wayne Peters and David Speicher. Mr. Peters identified challenges including customer experience improvements, keeping power costs low, implementing the Integrated Resource Plan, risk management, communication, capital improvements, and moving to a new headquarters in 2027. He emphasized staying current via APPA and TPPA. Mr. Speicher identified water supply and rising costs as key challenges. In response to Councilmember Edwards' question about council's role in selecting NBU's independent auditor, Mr. Peters stated the city charter does not list that as a council responsibility; Mr. Speicher stated the council is the "ruling authority" and should have a say. After interviews, the council voted 5/1 to appoint Wayne Peters (with Councilmember Carter opposing). Early Childhood Education Matters Jonathan Packer (New Braunfels Chamber of Commerce), Mark Larson (Executive Director, Early Matters San Antonio), and Mike Crowley (VP of Workforce & Industry Relations, Chamber) presented findings from a 12-month study funded by a $100,000 investment from the Economic Development Foundation. Key points: - Child care is an economic issue, affecting workforce participation, business hiring, and shift management. - Average cost of child care is $10,000 per child per year; for a family with two children, that's 18% more than the average mortgage. - 25% of child care centers report staffing shortages; low margins (2% or negative) and rising insurance costs strain providers. - Texas Rising Star quality ratings are nearly absent in New Braunfels, limiting low-income families' access to subsidized care. - Proposed solutions include a shared services alliance, a tri-share employer match program, and retention bonuses for educators. - Funding secured: McKenna Foundation ($100,000/year for three years), Kronkasi Foundation ($25,000 initial). The Chamber seeks additional $25,000 from corporate donors, and proposes the city invest in an "Early Matters New Braunfels" director position. - Councilmembers discussed potential quid pro quo for economic development incentives, partnerships with local ISDs, and the need for a child care ecosystem. No formal action was taken. Capital Projects and Initiatives Update Scott McClelland (Assistant Transportation & Construction Services Director) provided a quarterly update: - Highlights: Goodwin Lane Bridge over Alligator Creek opened Oct 21 (closed 134 days); sod installed at Zip Family Sports Park (expecting June opening); Northwest Park Master Plan meeting held. - Project count: 49 active projects; 41% funded by "other" sources (park development fees, habitat conservation funds, airport grants, ARPA). - 2019 Bond: Zip Family Sports Park nearly complete (turnover Dec 1, opening June); Goodwin Lane/Conrads Lane project expected early 2027. - 2023 Bond: Solms Road moved to design; San Antonio water lane project starting construction; citywide intersections project nearly complete; Mission Hill Park expected late March/early April. - Southeast Library: Schematic design underway; design complete summer 2026, construction fall 2026; CMAR contract in January. - EDC Projects: Landa Lake dam stability block (started Oct, done Jan); Castell Phase One and Coal Street drainage face utility coordination delays. - Funding awards: $2.9M from TxDOT for Waterway Lane trail; $4M from MPO for pedestrian improvements; $7.5M additional for Barbarossa/Sour Lane; additional TxDOT funds for SH 725 and I-35/Solms Road overpass. - Councilmember Edwards requested future reports include change order percentages, scope reductions, and budget status for construction projects. Traffic Impact Analysis (TIA) Fees and Requirements Garry Ford (Transportation & Construction Services Director) proposed amending the code to adopt fixed fees for TIA review (replacing pass-through third-party fees), adding street design analysis for construction traffic on perimeter roads, compliance with Thurfair plan, amending turn lane requirements, and adding expiration dates for TIA worksheets (1 year) and reports (2 years) unless extended. Staff prefers in-house review; a new staff member is being hired. Councilmembers discussed the burden on small landowners at zoning, the need for clarity, and the goal of shifting costs to developers. No immediate action was taken; the item will come back in early 2026 after planning commission review. Impact Fee Advisory Committee Composition (SB 1883) Nathan Brown (Senior Assistant City Attorney) presented proposed ordinance amendments to comply with Senate Bill 1883: - Removes authority of Planning Commission to serve as impact fee advisory committees. - Requires that at least 50% (up from 40%) of committee members be representatives of the real estate development or building industries, who cannot be government employees/officials. - Staff recommends: For Water/Wastewater Impact Fee Advisory Committee, replace Planning Commission with five new members meeting criteria (total 9 members, including mayor, NBU CEO, NBU board president, ETJ rep). For Roadway Impact Fee Advisory Committee, replace Planning Commission with three new members (total 5 members, including city manager designee and city engineer designee). Appointments expected in January after first reading next week. Council asked about soliciting participation; city secretary will open applications immediately. Floating Vegetation Management Amy Niles (River and Watershed Manager) presented that floating vegetation in Landa Lake is a natural process from native plants and provides environmental benefits. Current management under the Edwards Aquifer Habitat Conservation Plan (EAHCP) only allows dislodging (pushing) vegetation from specific areas, not removal, because removal is not a covered activity under the incidental take permit (ITP). Removing vegetation would require amending the ITP through a lengthy adaptive management process involving science, stakeholder, and implementing committees (unanimous vote needed). Adding removal could delay the 2028 permit renewal for all stakeholders. A 2021 removal trial caused sediment disturbance and potential habitat damage. Infrastructure costs (boat ramp, staging area, equipment) estimated over $500,000. Low spring flows (under 120 cfs) have been common in recent summers, further limiting removal options. Texas Parks and Wildlife considers the vegetation natural and noted that fragments would eventually travel downstream naturally. Councilmembers expressed frustration with the focus on obstacles rather than solutions. Multiple council members directed staff to form an ad hoc committee to explore options, including modifying the permit for 2028, and to bring back a proposed committee composition in early 2026. Councilmember Edwards noted conflict in information from some entities. City Manager Camareno affirmed staff is open to solutions and that the presentation was factual, not intended to kill the issue. Public testimony (see above) strongly supported removal at the source. Tourism Public Improvement District (TPID) Jared Werner (Assistant City Manager) and Tanya Pence (Chief Marketing Officer/CVB President) presented a proposal to create a TPID, which would assess a 2% fee on hotel room rates (excluding short-term rentals and attractions-based properties) to generate $1.2 million annually for marketing and sales. Key points: - Hospitality had a $1.3 billion economic impact in 2024, saved each homeowner $700 in property taxes. - Current hotel occupancy tax is down 10% in FY25; additional marketing needed to compete for year-round tourism and group business. - 85% of TPID funds would go to marketing/sales; administration by city (reimbursed). - Requires petition signed by 60% of hotel appraisal value and 60% of properties (or lot size). - Proposed 10-year term, renewable, cancelable by board. - 10 other Texas cities have TPIDs; none have canceled. - Timeline: City council to approve petition and service plan in November/December 2025; petition gathering by chamber through early 2026; public hearings in March/April 2026; possible July 1, 2026 implementation. - Council expressed support, noting the fee is paid by visitors, not residents. Councilmember Edwards raised concerns about cumulative tax rate (now 15% with TPID, still below the 18% state cap) and competition with convention centers. Staff noted focus on smaller groups (150 or less) and unique meeting spaces. Key Outcomes - Consent agenda (Items A–J, with amendment) approved unanimously. - Ordinance K (downtown parking exceptions) approved unanimously on first reading. - NBU Board of Trustees: Wayne Peters appointed to a term ending November 30, 2030, on a 5/1 vote (Councilmember Carter opposed). - Early childhood education: Presentation received; no formal action taken. - Capital projects: Update received; Councilmember Edwards requested future reports include change order and budget information. - TIA fees/requirements: Presentation received; item to return in early 2026 after planning commission review. - Impact fee advisory committees: Staff directed to bring proposed ordinance amendments for first reading at the next meeting (November 24, 2025) and appointments in January 2026. - Floating vegetation: Council directed staff to form an ad hoc committee to address the issue and bring back the committee's composition as an action item in early 2026. Staff will also explore options for inclusion in the 2028 EAHCP permit. - Tourism PIDs: Council received the presentation; the next step is agendizing approval of the petition and service plan for a future meeting.

The New Braunfels City Council held a regular meeting on Monday, November 10, 2025, at City Hall (550 Landa Street). Mayor Neal Linnartz presided, and present were Councilmembers Toni Carter, Michael Capizzi, D. Lee Edwards, Mary Ann Labowski, and Mayor Pro Tem Lawrence Spradley. Councilmember April Ryan was absent. The meeting was called to order at 6:03 p.m. and adjourned at 6:40 p.m. The Council had convened in executive session at 5:00 p.m. to discuss matters related to the City Attorney; no action was taken on this item in open session. Proclamations - Type 1 Diabetes Awareness Month (November 2025): Proclamation accepted by representatives from Breakthrough T1D. - National Hunger & Homelessness Awareness Week (November 16–22, 2025): Proclamation accepted by representatives from NB Housing Partners, Crisis Center of Comal County, and other agencies. The proclamation noted that over 7,000 people per month receive food assistance, over six million pounds of food are distributed annually, and a minimum of 700 people face homelessness in the community annually, a number that has doubled in the last four years. - Geography Awareness Week / GIS Day (November 17–21, 2025): Proclamation accepted by the City of New Braunfels GIS department. Consent Calendar The Council approved the consent agenda with a single motion (motion by Mayor Pro Tem Spradley, second by Councilmember Labowski), passing 6–0. The following items were approved: - Approval of the October 27, 2025, regular and executive session meeting minutes. - Appointment of Christopher Willis to the Heritage Commission. - Purchase of vehicles from Bluebonnet Motors Ford and Lake Country Chevrolet for various city departments and declaration of replaced units as surplus. - Purchase of a chassis and EMS body remounting for the Fire Department from Frazer and surplus declaration. - Expenditure of up to $90,000 for right-of-way acquisition for the Oak Run Intersection Improvements Project. - Authorization of a Memorandum of Understanding with Brownsville Independent School District for the sale of city surplus vehicles. - Interlocal Agreement with Comal County for a special tree lighting system in downtown. - A resolution approving an expenditure of up to $250,000 from the New Braunfels Economic Development Corporation (NBEDC) to the SPARK Small Business Center for an economic development program. - First reading of an ordinance to annex approximately 8.7 acres (Lots 1R, 2R, and 3, Block 81, Mayfair - Parcel EA-3) for limited purposes. - First reading of an ordinance amending Chapter 14 (International Building Code and International Residential Code) pertaining to fence regulations. - Second and final reading of an ordinance creating Tax Increment Reinvestment Zone Number Four – Zipp Park (TIRZ 4). - Second and final reading of an ordinance rezoning approximately 0.75 acres at 160 FM 1863 from APD to C-1A. - Second and final reading of an ordinance rezoning approximately 0.4 acres at 1731 Kuehler Avenue from R-3 to R-3 with a Special Use Permit for a Short Term Rental. Citizens Communications Three members of the public addressed the Council on items not on the printed agenda: - Jim Holster (Resident): Presented SNAP (food stamp) data for New Braunfels for October 2025, reporting 4,488 households (9,727 recipients) received a total of $1,630,795 in benefits, with an average monthly benefit of $367. He urged the Council to consider the ongoing need in the community. - Danielle Edwards (Resident): Presented a petition signed by 2,142 verified New Braunfels residents requesting that city taxpayers be granted a three-hour free downtown parking permit, similar to the river access permit. She asked the Council to place the item on an upcoming agenda for immediate action rather than tabling it. - Cody Akeroyd (Resident and plaintiff in a civil case against the city): Alleged that city prosecutors have been serving without lawful oaths of office and that required anti-bribery statements are missing from city records, arguing this invalidates municipal court fines and fees. He stated he is preparing to file an additional federal lawsuit seeking $8 million in damages and organizing a class action on behalf of citizens, while remaining open to a lawful resolution. Discussion Items Item 2A: Public Hearing and First Reading — Fence Regulations (Zoning Code) Christopher Looney, Planning Director, presented the proposed amendment to Chapter 144-5.3 of the City’s Code of Ordinances (zoning regulations). He explained that this item works concurrently with the building code amendment approved on the consent agenda. If adopted, fence permits would only be required for fences over seven feet tall, those enclosing swimming pools, those in drainage easements, or those in flood zones. No public testimony was offered. The Council voted unanimously to approve the first reading (motion by Councilmember Capizzi, second by Councilmember Labowski). Item 2B: Comal Appraisal District Board of Directors Vote Gayle Wilkinson, City Secretary, reported that the city is allotted 495 votes for a seat on the Comal Appraisal District Board. After brief discussion, the Council voted unanimously to cast all 495 votes for candidate Case Brown (motion by Mayor Pro Tem Spradley, second by Councilmember Labowski). Item 2C: Guadalupe Appraisal District Board of Directors Vote Ms. Wilkinson reported that the city is allotted 53 votes for seats on the Guadalupe Appraisal District Board. The Council voted unanimously to cast all 53 votes for incumbent Letticia Sever (motion by Councilmember Edwards, second by Mayor Pro Tem Spradley). Key Outcomes - The consent agenda, encompassing routine purchases, property acquisitions, interlocal agreements, development incentives (SPARK funding, TIRZ 4 designation), and zoning changes, was approved unanimously. - The Council adopted a first reading of concurrent building and zoning code amendments intended to significantly reduce permitting requirements for fences. - The Council directed the City’s weighted votes in the Comal Appraisal District Board election to Case Brown and in the Guadalupe Appraisal District Board election to Letticia Sever. - The Council convened in executive session at 5:00 p.m. to discuss the appointment, evaluation, or removal of the City Attorney. No formal action was taken in open session following the executive session.

The New Braunfels City Council convened an Executive Session on Monday, November 10, 2025, to deliberate on the appointment, evaluation, duties, discipline, or removal of the City Attorney, Valeria Acevedo. The meeting was called to order at 5:02 PM by Mayor Neal Linnartz and concluded at 6:03 PM. Discussion Items - The Council entered closed session at 5:03 PM pursuant to Texas Government Code Section 551.074 to discuss the City Attorney position. - The Council reconvened into open session at 6:02 PM to take action on the matter. Key Outcomes - Motion & Vote of Confidence: Councilmember Toni Carter made a motion for a vote of confidence in City Attorney Valeria Acevedo and approved a 4% salary increase, bringing her annual salary to $238,400. Councilmember Michael Capizzi seconded the motion. - Vote Tallies: The motion passed unanimously (6-0). Councilmember April Ryan was absent. Councilmember Mary Ann Labowski arrived after the closed session began but was present for the vote. - Adjournment: Mayor Linnartz adjourned the meeting at 6:03 PM.

The New Braunfels Planning Commission held a regular meeting on November 5, 2025, considering routine consent items, zoning text amendments, two short-term rental special use permits, and a major distribution center rezoning. All final votes were 8-0-0 and constitute recommendations to the City Council. Consent Calendar - Approved the minutes of the October 8, 2025 regular meeting. - Approved the Planning Commission 2026 Calendar. Public Comments & Testimony - Citizens' Communications: No members of the public spoke on non-agenda items. - ORD25-373 / ORD25-380 (Zoning Amendments): No public testimony was offered. - SUP25-368 (Rios, 265 School Ave): No public testimony was offered. - SUP25-367 (Morales, 215 Dittlinger St): Five residents spoke in opposition. Speakers included Andrea Rampt, Kelly Martin (retired teacher, resident), Mrs. Diaz (neighbor at 302 S. Washington), Charla Flores (property owner), and Gordon Schott (resident). Residents raised concerns about security, noise, reduced property values, the introduction of commercial zoning into a purely residential block, and impacts on the neighborhood's family-oriented character. Applicant Daniel Morales spoke in favor, stating he intends to use the property for family gatherings, not college students. - PZ25-0366 (Walmart Expansion): No public testimony was offered. Discussion Items - ORD25-373 (Public Notice Alignment): Presented by Planner Dana Moses. The amendment aligns Chapter 144 with House Bill 24 (effective Sep 1, 2025) regarding rezoning notice, protest, and sign requirements. No questions from the Commission. Unanimously recommended for approval. - ORD25-380 (Fence Permit Amendments): Presented by Planner Amanda Mushinski. The amendment removes building permit requirements for most fences, retaining them only for pool safety fences, fences 7ft or taller, and fences in drainage easements or floodplains. Commissioners discussed enforcement through code compliance and related inspections. Unanimously recommended for approval. - SUP25-368 (School Ave STR): Presented by Planner Amanda Mushinski. A request to rezone 0.2 acres from C-3 to C-3 SUP to permit a short-term rental in a newly constructed home. Discussion covered inactive SUPs in the area and a commissioner's request for a mechanism to track late objections. Unanimously recommended for approval. - SUP25-367 (Dittlinger St STR): Presented by Planner Amanda Mushinski. A request to rezone 0.2 acres from R-2 to C-O SUP to permit a short-term rental. Staff recommended denial, citing the surrounding residential character and inconsistency with long-range plans. Commissioners discussed the precedent of introducing commercial zoning into a residential block, contrasting it with the previously approved item which was already zoned commercial. Unanimously voted to recommend denial to City Council. - PZ25-0366 (Walmart Distribution Expansion): Presented by Senior Planner Mary Lovell. Walmart Stores East, LP requested rezoning 72.097 acres from APD AH to M-1A AH to expand its existing distribution center south of Kohlenberg Road. Ivan Jaime (Walmart Director of Government and Public Affairs) detailed the facility's regional impact (1,100 employees, $27/hr average wage, serving 100 stores, weekly Meals on Wheels deliveries). Discussion focused on traffic ingress/egress and landscaping requirements for industrial trailer parking. Unanimously recommended for approval. Key Outcomes - ORD25-373: Recommended approval to City Council (8-0-0). - ORD25-380: Recommended approval to City Council (8-0-0). - SUP25-368 (265 School Ave): Recommended approval to City Council (8-0-0). - SUP25-367 (215 Dittlinger St): Recommended denial to City Council (8-0-0). Chair Sonier noted the item will still advance to City Council for final action. - PZ25-0366 (Walmart): Recommended approval to City Council (8-0-0).

The New Braunfels City Council held a special meeting on Tuesday, November 4, 2025, at 6:00 PM in the Council Chambers. The workshop focused on the City of New Braunfels Thoroughfare Plan Update. City staff presented the plan, answered questions from the council, and heard public testimony. No formal action was taken; the council will consider action on the plan on December 8, 2025. Workshop: Thoroughfare Plan Update Presentation Deputy City Manager Jordan Matney, Transportation Director Garry Ford, and Fire Chief Rui Lozano presented the draft 2025 Thoroughfare Plan Update, which revises the 2012 Regional Transportation Plan. They described the plan as a long-range tool to guide development, requiring developers to dedicate right-of-way and construct roadways at their own cost, not a list of immediate construction projects. Chief Lozano highlighted the safety rationale: each minute of delay in emergency response reduces survival rates by 10%, and effective connectivity is essential for fire and police access. Staff conducted extensive outreach from May to October 2025, receiving 362 comments from 299 unique individuals. Proposed additions include the West Connector and Brook Avenue extension; proposed removals or reclassifications target several existing roadways. Council Discussion Councilmembers questioned the data behind the proposed routes, coordination with county and regional partners, and the implications of removing connections. They noted that removing roads from the plan could shift costs to taxpayers, reduce eligibility for state and federal funding, and limit the city's ability to manage growth. Councilmembers acknowledged the strong feelings of affected residents but stressed the need for a comprehensive strategy. Staff emphasized that removing a connection does not eliminate eventual road construction; it simply reduces developer contributions and city control. Planning Commission Recommendation The Planning Commission voted 9–0 to recommend approval of the plan, but with the exclusion of four minor collector routes: Seminole Drive, Old Mission Lane, Countryside Drive, and Pleasant Lane/Elm Creek Road. The council is not bound by this recommendation. Public Comments & Testimony The council allocated 30 minutes for speakers opposed to the plan and 30 minutes for speakers in favor. Opposition Several residents of neighborhoods directly affected by proposed connections spoke against the plan. Martin Nealeigh (Seminole Drive) and Jody Smith (Seminole Drive) argued that extending Seminole Drive would funnel high-speed traffic from nearby schools through a narrow residential street, harming safety and property values. Beverly Fisher Garrett (Pleasant Lane, 44-year resident) said the road would bisect her cattle property and requested an alternative route. Suzanne Collins (Pleasant Lane) cited flood risks on Elm Creek Road and Waco Springs Loop, contradicting the city's Vision Zero commitments. Kathy deBerjeois (Waco Drive) contended that the need for connectivity could be met by existing or alternative connections. David Irvin (ETJ resident) and Michael Theal (Countryside) raised concerns about flooding, blind curves, and the lack of notification. Angela Allan (Mission Hills Ranch) urged the council to reject the plan and seek a more neighborhood-friendly solution. In total, speakers collected dozens of removal requests (57 for Seminole, 42 for Old Mission, 55 for Countryside, 51 for Pleasant/Elm Creek). Support Representatives of business and civic organizations voiced support. Jonathan Packer (Greater New Braunfels Chamber of Commerce) and Lee Garrett (Chamber Transportation Committee) argued that the plan is essential for managed growth, developer-funded infrastructure, and future economic development. Casey Lee (Four Rivers Association of Realtors) said connectivity increases property values and quality of life. Justin Meadows, Chris Parreira, David Ozuna, Todd Blackman, and other residents stressed that growth will occur regardless and that the plan ensures predictable, equitable development. They also noted that thoroughfare planning reduces long-term costs and improves emergency response. Key Outcomes - No action taken: The council did not vote on the thoroughfare plan; the workshop was for discussion and staff direction only. - Next steps: The item is scheduled for formal consideration at the city council meeting on December 8, 2025, at which additional public comment will be accepted. - Staff direction: Council members generally supported the staff’s recommendations to maintain the four contested connectors, though some expressed interest in area transportation plans to mitigate neighborhood impacts. - Public input: The council heard strong opposition from affected residents but also significant support from business and growth-management advocates.

The New Braunfels City Council met in an executive session on October 29, 2025, beginning at 5:00 PM. The council deliberated in closed session regarding the appointment, evaluation, duties, discipline, or removal of the Municipal Court Judge and City Attorney. Following the closed session, the council took unanimous action to reappoint the Municipal Court Judge. Discussion Items - Mayor Neal Linnartz called the meeting to order. Roll call was conducted; Councilmember Toni Carter was initially absent but arrived during the closed session. A quorum was present. - The council adjourned into a closed executive session at 5:02 PM under Section 551.074 of the Texas Government Code to discuss personnel matters. - The council reconvened into open session at 5:50 PM. Key Outcomes - Councilmember Toni Carter made a motion expressing a vote of confidence in Municipal Court Judge Rose Zamora. - The motion, seconded by Councilmember Michael Capizzi, proposed a 3% salary increase to an annual salary of $162,207 and a reappointment for a two-year term beginning October 1, 2025. - The motion passed unanimously by a show of hands. - Mayor Linnartz adjourned the meeting at 5:59 PM.

The New Braunfels City Council met in regular session on Monday, October 27, 2025, at 6:00 p.m. in City Hall Council Chambers, 550 Landa Street. All seven councilmembers were present. The council issued three proclamations, heard citizens' comments, approved the consent agenda unanimously, and unanimously approved first readings for a tax increment reinvestment zone and two rezoning requests. The written minutes list adjournment at 6:49 p.m. Proclamations - Mayor Neal Linnartz read proclamations recognizing Wurstfest, National Chiropractic Health Month (October 2025), and Flocktober. Representatives from Wurstfest, chiropractic organizations, and Pink Warrior Advocates accepted and addressed the council. Public Comments & Testimony - George Wilbarger Beken, identifying himself as a non-resident and "statesman, attorney in fact," submitted an affidavit of fact, asserted common-law and constitutional rights, and stated a minimum claim of $9 million per occurrence for alleged violations; he offered no agenda-specific request. - Jim Holster, a New Braunfels resident, expressed concern that federal SNAP/food-stamp benefits may not be issued on November 1, 2025. He cited 4,472 SNAP households and 9,810 individuals in New Braunfels, an average monthly benefit of about $355, and $1,588,000 in benefits paid last month. He urged the city to examine food-assistance support and also raised future-topic questions about the New Braunfels Housing Authority Facility Corporation and apartment density. - Ryan Klaftenegger, a resident in the Garden Park neighborhood, expressed safety and property-value concerns about an 8,000-square-foot New Braunfels Utilities service center being built across from his home on Tulip Road. He cited construction traffic on a residential street, a tall construction fence close to the road, windstorm risks, and submitted a neighborhood petition. The mayor referred him to Jacob Chapey, project manager at New Braunfels Utilities. Consent Calendar The consent agenda was approved unanimously by one motion (motion by Councilmember Edwards, second by Councilmember Labowski). Items included: - Approval of the October 13, 2025, regular and executive session minutes and the October 20, 2025, special meeting minutes. - Approval of annual routine recurring expenditures for FY 2026 under City Charter Section 9.17. - Approval of FY 2025 close-out recurring expenditures with Siddons Martin Fire Apparatus. - Approval of an NBEDC administrative support and professional services contract not to exceed $455,386 for FY 2026. - Approval of a contract modification with Pape Dawson Engineers Inc. for schematic design and roadway summary of Conrads Lane from FM 1102 to the Union Pacific Railroad tracks. - Approval to increase Park & Recreation FTEs from 157.0 to 157.75 by converting three Zipp Family Sports Park maintenance positions from part-time to full-time. - Approval of the City of New Braunfels Transit Asset Management Plan. - Acceptance of a 0.11-acre tract from the Town Creek Texas Property Owners Association. - Approval of a resolution and ratification for a grant application to the Alamo Area Council of Governments' FY 2026 & FY 2027 Regional Solid Waste Management Grants Program. - Approval of a resolution adopting the City of New Braunfels Investment Policy and the Authorized Broker/Dealer list. - Approval of an economic development agreement with Worth & Associates for the transfer of electrical infrastructure equipment under Section 505.155 of the Texas Local Government Code. - Second and final reading of the annexation for limited purposes of Lot 1, Block 115, Mayfair – Parcel E-15 Subdivision, 19.99 acres. - Second and final reading establishing Tax Increment Reinvestment Zone Number Five – West End (TIRZ 5: West End). Discussion Items - TIRZ 4: Zipp Park – Deputy City Manager Jordan Matney presented the public hearing and first reading of an ordinance establishing TIRZ 4, a tax increment reinvestment zone encompassing the 150-acre Zipp Family Sports Park, adjacent New Braunfels Economic Development Corporation-controlled parcels, a privately held undeveloped parcel at Klein and Palmyre, and surrounding infrastructure on Klein Road and Zip Road. The total zone is just under 200 acres with a base value of just over $1 million. The proposal included a 7-member board, 85% of the city's property tax increment, no sales tax portion, a 25-year duration, and an expiration date of December 31, 2050. Sarah Teal, described as the developer of a mixed-use project at Palmyre and Klein Road, spoke in favor of the area's growth and outlined planned services including dental, orthodontic, daycare, boutique, and bistro uses. The council approved the first reading unanimously (motion by Edwards, second by Capizzi). - Short-Term Rental SUP, 1731 Kuehler Avenue – This public hearing and first reading considered a request by Beverly Davidek on behalf of Richard L. and JoAnn Rothfelder to rezone approximately 0.4 acre from R-3 to R-3 SUP to allow a short-term rental. The property is a 1970s residence of about 2,000 square feet with four bedrooms and three bathrooms and a maximum occupancy of 10. Staff recommended approval; notices were sent to 18 owners within 200 feet, and no public speakers commented. The applicant stated the property would be professionally managed with strict house rules, a no-party policy, quiet hours, 24/7 local contact, and seven off-street parking spaces. Approved unanimously (motion by Edwards, second by Labowski). - Rezoning, 160 FM 1863 – This public hearing and first reading considered a request by James Ingalls of INK Civil, on behalf of Audrey Raley of HAW Properties 1863, LLC, to rezone approximately 0.75 acre from APD (Agricultural Predevelopment District) to C-1A (Neighborhood Commercial District). Staff and the Planning Commission recommended approval; four notices were mailed, three responses favored the request, and none opposed. The applicant noted Dr. Raley owns Refined Eye Care nearby and plans to move her office to the site. Approved unanimously (motion by Ryan, second by Labowski). Executive Session - The agenda included an executive session under Texas Government Code Section 551.074 to deliberate the appointment, evaluation, duties, discipline, or removal of the Municipal Court Judge and the City Attorney. The raw transcript does not contain the closed-session discussion, while the minutes state the executive session took place at 5:00 p.m., one hour before the open meeting was called to order at 6:00 p.m.; no action on this item was reported in open session. Key Outcomes - Consent agenda approved unanimously. - TIRZ 4: Zipp Park approved on first reading; a second reading will be brought to the next council meeting. - R-3 SUP short-term rental permit approved on first reading. - APD to C-1A rezoning approved on first reading. - Executive session held; no open-session action taken on the Municipal Court Judge or City Attorney items.