Civic Issues
Topics getting the most attention in New Braunfels public meetings, ranked by how frequently they are discussed.
16 issues in zoning
Charter Review Committee
Members will look into potential funding sources to establish a dedicated committee budget for upcoming local projects.
Commercial Rezoning at 1283 State Highway 46 South
The commission will consider changing 2.6 acres from residential and agricultural pre-development to commercial office use. This change could pave the way for new business or office development along a major highway corridor.
Short-Term Rental Zoning
Residents pushed back against placing commercial zoning and short-term rentals in residential neighborhoods, successfully defeating a proposal on Fieldcrest. Commissioners agreed that spot zoning single lots to commercial in housing areas disrupts community character.
Code Amendments for Unimproved Parking, Sidewalks, and Drainage
Staff proposed new rules to crack down on parking on grass, allow escrow payments instead of installing sidewalks during permitting, and clarify drainage plan requirements for large homes.
Citywide Pedestrian Improvements and Sidewalk Gaps
The city is leveraging federal AMPO grants and EDC funds to design and construct sidewalk gap closures and pedestrian safety enhancements near schools and major corridors.
Rezoning Request for Sun Retreats Texas Hill Country (141 Rueckle Road)
Sun Communities requested a rezone to C-3 SUP to legalize ten manufactured homes, drawing strong opposition from neighboring residents over precedent and neighborhood character.
Carport Variance in Mill Street Historic District (586 West Mill Street)
Property owners want to build a detached carport that encroaches 2 feet into the side setback in a historic neighborhood. The board must weigh the homeowner's needs against historic preservation guidelines.
Signage Regulations and Alternative Plans
A developer requested a larger multi-tenant monument sign for a light industrial flex-space project, offering to remove an existing billboard in 2031 as a trade-off.
Carport Setback Variance at 831 East Basel Street
Homeowners are asking for permission to build a carport that reaches 13 feet into the standard 25-foot front yard setback. This will affect how the property lines up with the streetscape in an R-2 residential neighborhood.
Land Purchase Feasibility Extension for 6.7 Acres
The board extended the feasibility period on a 6.7-acre land contract to allow time for public workshops and City Council guidance on whether to proceed with purchase or sell the land.
Commercial Design Standards
The commission is deciding if a car dealership should be allowed to bypass certain design rules meant to keep buildings looking good.
Home Occupation Regulations
The city is updating its rules for home businesses to match state law. This means the city will focus on the impact a business has on neighbors—like noise or traffic—rather than just banning specific types of work.
Board and Commission Appointment Process and Timing
Residents debated the appointment of former council member Andres Campos to the Tax Increment Reinvestment Zone Number Five board, discussing election outcomes and past remarks.
Historic Landmark Designation for 533 N. Houston St.
Faced with a demolition permit, the commission stepped in to recommend historic landmark status for the property at 533 North Houston Street to protect it from being torn down.
Highway 46 West 38-Acre Residential Rezoning Proposal
Residents from Mission Hills Ranch strongly opposed a 38-acre housing rezoning project, citing severe traffic bottlenecks, water shortages, and strained sewer systems. Despite developer offers to upgrade lift stations, council ultimately voted down the request.
Gruene Road Boutique Hotel and Commercial Rezoning
A developer is seeking to rezone nearly 6 acres on Gruene Road to build a 150-room luxury boutique hotel and reopen the historic tavern. Neighbors raised concerns about tree removal, building heights, traffic, and water availability, while supporters highlighted economic and heritage benefits.