New Braunfels council approves several zoning measures, denies downtown cell-tower, fails to rezone Sanger Hall parcel

The New Braunfels City Council on Jan. 28 approved a package of zoning and land-use items, denied a special-use permit for a proposed 135-foot telecommunications tower near downtown and failed to advance a proposed rezoning of roughly 60 acres on Sanger Hall Road after councilmembers did not support motions to move it forward.

Why it matters: The council’s decisions shape where homes, businesses and infrastructure will be allowed to locate. The denial of the cellphone tower leaves carriers to seek alternate sites; the failed Sanger Hall rezoning leaves the property at its existing multifamily-low-density zoning and preserves the airport-compatibility concerns staff raised.

The council approved the consent agenda (with items e, h and k pulled for separate consideration) by motion, and later approved several individual zoning items including:

- A second-and-final-reading approval allowing a short-term rental at 443 Lochner Ave.; the council voted aye on the ordinance in a roll call that included Mayor Pro Tem Campos, Council members Willis, Edwards, Lebowski and Ryan, and Mayor Leonards.

- A rezoning to M1A (light industrial) for about 10.43 acres at 3137 FM 1102, a parcel north of the Orion Drive intersection; staff recommended approval and the council approved the request after a motion and second.

- A special-use permit process to allow industrial and commercial uses on approximately 17 acres in the Frye Heights 2 area (MUB with SUP). Planning staff and the applicant described proposed restrictions in the SUP to prohibit outdoor storage as a primary use, require landscape buffers and screen trash containers; the council moved to approve the matter after public comment.

Council denied the proposed telecommunications tower at 514 South Castell Ave., a rezoning-with-SUP request from Crown Capital and carrier representatives who said the relocation was needed to maintain downtown cellular coverage. Councilmember Willis made a motion to deny the application, seconded by Councilmember Edwards; the motion to deny was supported by the council and the application did not proceed.

A contested rezoning request for about 60 acres of a larger tract on Sanger Hall Road—seeking to change the property from R3L (multifamily low density) to R1A4 (single-family small-lot, 4,000 sq. ft. minimum)—received extensive public comment and staff briefing. Planning staff recommended denial citing airport-compatibility concerns and the risk of many individual homeowners later complaining about airport noise; the Planning Commission had recommended approval. Council did not advance the rezoning: an initial lack of motion and then a later motion to approve failed for lack of a second, leaving existing R3L zoning in place.

Other actions and procedural items

- Item K (related to James Ingalls Inc., civil work and an associated list of excluded uses) was pulled from the consent agenda and postponed to a date certain; the applicant and staff agreed on revised exclusions after the posting deadline.

- A request to rezone a 0.22-acre property at 443 Lochner Ave. to allow a short-term rental (SUP) was approved on second and final reading.

- A request to allow an auto body repair business by SUP at 950 IH-35 was approved after the applicant confirmed operations would be by appointment and on-site.

What council members and speakers said

City planning staff noted that the Sanger Hall petition carries an avigation easement and a previously executed development agreement that requires road improvements (36 feet of pavement and a 10-foot shared-use path) and sound-attenuation measures for future dwellings; staff advised that apartments (R3L) create a single owner to handle noise complaints, whereas single-family lots could increase the number of individual complainants. Opponents and nearby residents asked the council to prefer lower density, pointed to traffic and road-capacity concerns, and said they had received no prior complaints about airport noise from existing nearby developments.

Carrier representatives and Crown Capital argued the downtown tower site was needed to preserve capacity and coverage in heavily used areas and public-safety networks; private-sector commenters and nearby property owners, along with the Planning and Zoning Commission, urged the council to explore alternate sites closer to elevation or outside the immediate downtown corridor.

What’s next

Items that were postponed or pulled will return to a future council agenda after staff posts corrected materials or after applicants provide requested clarifications. Council did not adopt a new zoning designation for the Sanger Hall parcel and left its existing R3L zoning in place. The denial of the downtown telecommunications SUP requires the applicant and carriers to pursue other candidate sites or revisit a future application with changes.

Votes at a glance

- Consent agenda (exceptions e, h, k): approved by motion (exceptions pulled for separate action). - Item K (James Ingalls Inc. civil item): postponed to a date certain (first meeting in February). - Rezoning — ~60 acres, Sanger Hall Road (R3L to R1A4AH): motion to approve failed for lack of second; item did not pass. - Rezoning/SUP — 514 S Castell Ave., 135-foot telecommunications tower (M1 to M1 SUP): denied (motion to deny by Councilmember Willis, seconded by Councilmember Edwards). - Short-term rental — 443 Lochner Ave. (C1 to C1 SUP): approved on second and final reading (roll-call yeas recorded). - Rezoning — 17 acres, Frye Heights 2 (request MUB AH with SUP for industrial/commercial uses): advanced with SUP restrictions; staff conditions and applicant restrictions to limit certain uses were described on the record. - Rezoning — 0.55 acres at 950 IH-35 (C3 to C3 SUP for auto-body use): approved with conditions requiring residential buffering and on-site controls. - Rezoning — 10.43 acres at 3137 FM 1102 (APD to M1A AH): approved on motion.

All items that the council formally approved will be reflected in posted minutes and adopted ordinances or resolutions once staff completes final ordinance language and posting requirements.