Zoning
Overview
The purpose of zoning land in the City of New Braunfels is to promote the health, safety, and general welfare of the public. Zoning districts and regulations are established to maintain land use compatibility, provide fire separation, prevent overcrowding of land, ensure adequate light and air, as well as guarantee sufficient transportation, utilities, parks and other public facilities to accommodate growth.
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Interactive Zoning Map
Use this interactive map to check the zoning designation for property located within the New Braunfels city limits.
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Zoning Ordinance
See the entire Zoning Ordinance as it appears in the New Braunfels Municipal Code.
Zoning Change
To change the base zoning of a property from one zoning district to another, you will need to submit an application request. It is recommended that you contact the Planning Department in advance to review your request and answer any potential questions you may have or schedule a Predevelopment meeting to answer more in-depth questions across departments.
For more information about the zone change process, including document requirements and associated costs, visit the Base Zoning Change Guide and Process here.
Apply for a zone change on the city's Online Permit Portal here.
Special Use Permits
Special Use Permits, or SUP's, are granted to allow compatible development that may be suitable only in certain locations or under certain circumstances. It does not change the base zoning; it allows a particular use that would not normally be permitted in that zoning district. To find out more about requesting a Special Use overlay, required documentation for the application, and the submittal process, please review the Special Use Process and Guide.
Types of SUPs
Type 1 SUPs address use of the land only. Construction within a Type 1 SUP will meet all of the development standards of the zoning ordinance.
Type 2 SUPs are considered based on a specific site plan and may approve deviations to zoning ordinance standards such as parking, landscaping, building height, etc.
Process
The process for granting a Special Use (SUP) Overlay is the same as for a base zoning change. The Planning Commission holds a public hearing and makes a recommendation to City Council. It then takes two readings of the ordinance at City Council to approve the request.
For more specifics on the process of obtaining a Special Use (SUP) Overlay for your property and the associated deadlines, please refer to the Special Use and Process Guide.
Variances
Board of Adjustment Variances
Variances to standards of the Zoning Ordinance may be granted by the Board of Adjustment under the following conditions:
- There are special conditions affecting the land such that the strict application of the ordinance would deprive the applicant of the reasonable use of land.
- The variance is necessary for the preservation and enjoyment of a substantial property right.
- Granting the variance will not be detrimental to the public health, safety or welfare, or injurious to other property within the area.
- Granting the variance will not prevent the orderly use of other land within the area.
- An undue hardship exists.
- Granting the variance will be in harmony with the spirit and purpose of the ordinance.
- A variance may not be granted to relieve a self-created or personal hardship, and may not be based solely upon economic gain or loss.
To learn more about the variance processes, please refer to the Variance Guide.
Access Management Board of Adjustment Variances
Variances to the standards of Chapter 114 - Streets, Sidewalks and Other Public Places, may be granted by the Access Management Board of Adjustment (AMBA) if it is found that:
- Granting the variance will not be detrimental to the public safety, health or welfare, or injurious to other property owners.
- The particular physical surroundings, shape and/or topography would create a hardship - not a mere inconvenience - to the property owner if the regulations were strictly carried out.
- The variance or alternative proposal will not vary provisions of the Zoning Ordinance or other ordinance of the City.
If your application is accepted, you’ll be asked to pay the non-refundable application fee, starting at $350 for homesteaded properties and $700 for non-homesteaded properties. Each additional variance included in the request will be an additional $50 fee. In addition to the application fees, there will be public notice signage and mailing fees to be invoiced at a later date. Please note: There will be an additional 3% technology fee for each transaction.