PRESENTER: Presenter
Katie Totman, Historic Preservation Officer
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SUBJECT: Title
HLM26-158: Public hearing and recommendation to City Council regarding the proposed historic landmark designation of the property located at 533 North Houston Street in response to a demolition permit application.
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DEPARTMENT: Neighborhood and Community Planning
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COUNCIL DISTRICTS IMPACTED: 5
60-DAY REVIEW PERIOD DEADLINE: April 28, 2026
BACKGROUND INFORMATION:
The subject property is located mid-block on N Houston Street between E North and E Garza Street. The primary structure is an example of fachwerk construction. Traditional German fachwerk is a construction method that consists of a heavy timber frame carefully fitted together with mortise and tenon joinery and infilled with brick, stone, or adobe brick. Adobe brick is commonly found to be covered by stucco or wood siding, though some examples with rock or stone infill can be seen left exposed.
The area in which the property is located is historically known as Comaltown. Comaltown was established around 1846 and was separate from the town of New Braunfels. The area was originally granted to Juan Martin de Veramendi, who was a public figure and politician. Following his death, the land was divided in the 1840s and given to his heirs who would later sell most of the property. In 1846, the Texas Legislature incorporated New Braunfels and Comaltown was included as part of New Braunfels. In 1850, about 45 citizens of Comaltown petitioned the legislature to become a separate city and to change the boundaries. The petition was rejected and Comaltown remained part of New Braunfels. In a bird’s eye view map of New Braunfels from 1881, Comaltown is visible with a public square and approximately 40 structures.
The applicant applied for a permit to demolish the primary structure on the site. Per the City’s code of ordinances, all demolition permits are reviewed to determine if the subject structure(s) is/are eligible for listing as a local historic landmark. The Historic Landmark Commission held a regular meeting on March 10, 2026, and moved to table the request until the next regular meeting to allow the property owner to explore alternatives to demolition. The Historic Landmark Commission met again at their regular meeting on April 14, 2026, and found the structure to meet the historic landmark eligibility criteria.
Because historic landmark designation is a zoning overlay district, the process to designate a site or structure a historic landmark requires the same hearing process as a zoning change, which includes a recommendation from the Planning Commission after a public hearing. City Council will hold an additional public hearing per state law for rezoning requests. As the property owner is opposed to the designation request, a super-majority vote of the City Council is required to approve the landmark designation.
ELIGIBILITY CRITERIA:
To be eligible for historic landmark designation, properties shall meet at least one (1) of the six (6) designation criteria listed in Section 66-65 of the City of New Braunfels Code of Ordinances.
In determining whether the property is eligible for and merits designation, the Historic Landmark Commission should consider the following criteria:
(1) Possesses significance in history, architecture, archeology, or culture; fachwerk structures are becoming rarer and this one is very likely one of the oldest remaining in the city.
(2) Is associated with events that have made a significant contribution to the broad patterns of local, regional, state, or national history.
(3) Is associated with the lives of persons significant in our past.
(4) Embodies the distinctive characteristics of a type, period, or method of construction; the structure is an example of fachwerk construction, a construction method commonly found in New Braunfels during the mid to late 1800s.
(5) Represents the work of a master designer, builder, or craftsman.
(6) Represents an established and familiar visual feature of the neighborhood or city.
FISCAL IMPACT:
There are two local tax incentives for historically designated properties including a 20% exemption on city property taxes and a rehabilitation tax incentive.
HISTORIC LANDMARK COMMISSION RECOMMENDATION:
The Historic Landmark Commission held a public meeting on April 14, 2026, and voted to initiate historic landmark designation for the subject property in response to a demolition permit application (7-0-0); Commissioners Justin Ball and Susan Sonier were absent.
COMPREHENSIVE PLAN REFERENCE
• Action 2.2: Prioritize areas that are best suited for conservation and preservation.
• Action 2.6: Consistently evaluate the areas designated historic for strategic expansion or new designations.
STRATEGIC PLAN REFERENCE:
☐Economic Mobility ☐Enhanced Connectivity ☒Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
Recommendation
STAFF ANALYSIS:
The main structure is an intact example of fachwerk construction. Staff encourages the retention of the structure where possible. Relocation is also an alternative to demolition to avoid permanent loss of the resource, and the Historic Landmark Commission may consider this as an option, while even preliminary.
Should the Historic Landmark Commission deny the demolition and recommend that the structure be historically designated, staff will present the request to City Council for a request for action. If Council concurs, then staff will initiate the historic landmark designation process by taking the request back to the Historic Landmark Commission, then to Planning Commission, and then to City Council for final action. If the property owner objects to the historic designation, a three-fourths vote of the historic landmark commission or the planning commission and of the City Council shall be required for historic designation of the property in question.
NOTIFICATION: Public hearing notices were sent to 26 owners of property within 200 feet. As of the agenda posting date, the city has received no responses in opposition.