New Braunfels council approves consent items, moves ahead on parking rules and two rezoning requests

The New Braunfels City Council approved multiple consent resolutions, advanced a parking ordinance for the Cotton Crossing subdivision to first reading, postponed a telecommunications-tower zoning request and approved a rezoning with a special-use permit that will allow the expansion of parking for a tractor-sales business.

The consent agenda included resolutions allocating hotel-occupancy-tax grant funds recommended by the Arts and Heritage commissions, and Economic Development Corporation (EDC) project expenditures of up to $90,000 for citywide pedestrian improvements, up to $200,000 for downtown right-of-way enhancements, and up to $1,500,000 for the Kollenberg Road intersection improvement project. The council also approved second and final readings of an ordinance adjusting a school zone on FM 1863 and a rezoning request for the Waco Springs Ranch planned development district.

Why it matters: The EDC expenditures under consideration direct local economic-development money to downtown and pedestrian improvements, while the Kollenberg Road allocation targets a major intersection upgrade. The Cotton Crossing parking ordinance addresses narrow residential streets where vehicle width prevents safe two-way movement, and the tractor-sales rezoning changes how a property adjacent to a neighborhood may be used.

Council action and major discussion - Consent agenda: Council approved the listed consent items in a single motion. The consent package included the HOT (hotel occupancy tax) grant allocations and the EDC project expenditures noted above. (See “Votes at a glance” for item-level details.)

- Roadway impact fee report (04/01/2024–09/30/2024): The council heard public comment and brief remarks after Council member David Wernke asked that item N be pulled from the consent agenda for discussion. Wernke noted the report showed "almost $13,000,000" in the impact-fee fund and raised localized traffic concerns near Walnut Street and the two railroad crossings there. The public hearing on the item was opened and closed with no additional speakers, and a motion was made to approve the roadway impact fee report.

- Cotton Crossing parking ordinance (first reading): Carly Farmer, assistant city engineer for transportation and capital improvements, presented a staff plan to add or formalize no-parking and loading zones across Units 7, 8 and 16 of Cotton Crossing to make on-street parking consistent with pavement widths. Farmer cited city code Section 126.330 that states in part, “No person shall park any vehicle upon a street ... as to leave available less than 10 feet of the width of the roadway for free movement of vehicular traffic.” Staff recommended no parking on both sides where pavement is under 18 feet, parking on one side where pavement is 18–28 feet, and no change where pavement exceeds 28 feet. The ordinance passed its first reading after a motion to approve and a unanimous vote.

- Telecommunications tower rezoning: An attorney for the applicant, Pat Hahn of the Baker Donaldson law firm, requested a continuance of the rezoning and special-use permit hearing for a proposed telecommunications tower to permit further consultation with the city attorney’s office. The council approved postponing the item to the next regular meeting date.

- Rezoning and special-use permit for adjacent tractor-sales property: A rezoning and SUP application for two lots adjacent to Texas Tractor (the owner and applicant were represented in the hearing) generated several neighborhood speakers who voiced concerns about noise, heavy trucks, light, and the potential for future commercial uses. Neighbors said they supported limited use to enable truck turning and inventory parking but opposed a broad rezoning that could allow other commercial uses. The applicant and representatives said the intent is limited: to expand space for inventory and employee parking and to prohibit access from Old FM 306. Council moved to approve the rezoning with additional restrictions requested by residents and recommended by staff; the motion passed by the recorded roll call.

- Short-term rental special-use permit, 443 Lochner Ave.: Planning staff reported the house is about 1,300 square feet with two bedrooms, a maximum proposed occupancy of five people and a minimum of two off-street parking spaces. Staff recommended approval with standard conditions; the council approved the SUP on first reading after a motion and second.

Discussion vs. decisions - Discussion: Residents repeatedly urged narrower, use-specific permits and clearer restrictions rather than broad rezoning for the tractor-site application. Carly Farmer’s presentation on Cotton Crossing was technical: pavement widths, existing signs, and recommended sign replacements on standard breakaway posts. - Direction: Council approved adding the extra restrictions on the tractor rezoning requested during the hearing and directed staff to incorporate them into the ordinance language. - Formal action: Consent agenda items were approved; the Cotton Crossing ordinance advanced on first reading; the telecom tower item was postponed to the next regular meeting; the tractor rezoning with SUP and the Lochner short-term rental SUP were approved.

Ending: Council adjourned at the end of the meeting after the last item was approved and no further public comment was offered.

Quotes (selected) "It's a great idea developing the 6 actors downtown. But the scale is huge ... about 800,000 square feet ... we're going to have 12,500 trips added to downtown," said David Wernke during Citizens Communication, describing traffic concerns tied to a separate downtown project raised during public comment. "No person shall park any vehicle upon a street ... as to leave available less than 10 feet of the width of the roadway for free movement of vehicular traffic," read Carly Farmer, citing Section 126.330 of the city code as part of her Cotton Crossing presentation.