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Record of Proceedings

New Braunfels Planning Commission Regular Meeting - September 3, 2025

City Council & Boards — Wednesday, September 3, 2025
BodyNew Braunfels, Texas
SessionCity Council & Boards
DateWednesday, September 3, 2025
StatusFILED
Video Record
0:00 / 2:17:42

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Speaker 1

0:02

Welcome to the regular New Bromfels Planning Commission meeting.

0:06

We are nine member commission appointed to city council, appointed by city council to make recommendations on various requests regarding zoning, land use, and development related cases.

0:20

Please note to speak during the allotted time for citizens' communications or for an item posted on this agenda.

0:29

All participants are asked to sign in prior to entering the chamber.

0:35

If you have not done so, please do so now at the table located in the entrance hall.

0:42

I'd like to request that all cell phones be turned off and other electronic devices except for emergency on call personnel.

0:51

Could we get a roll call, please?

Speaker 2

0:58

Commissioner Allen

Speaker 3

1:00

here.

Speaker 2

1:01

Commissioner Elsa.

Speaker 4

1:03

Here

Speaker 2

1:04

Commissioner Brazier.

Speaker 4

1:06

Here.

Speaker 2

1:07

Commissioner Nolte?

Speaker 4

1:08

Here.

Speaker 2

1:09

Commissioner Rudy.

1:11

Commissioner Schaefer.

Speaker 5

1:13

Here.

Speaker 2

1:14

Commissioner Swartz.

1:18

Absent.

1:19

Vice Chair Taylor.

Speaker 1

1:21

Here.

Unassigned speaker

1:21

Chair

Speaker 2

1:22

Sonier.

Speaker 1

1:24

Here.

Speaker 2

1:24

We have a cord.

Speaker 1

1:26

Thank

Unassigned speaker

1:26

you.

Unassigned speaker

1:29

I

Speaker 1

1:29

left part of the agenda up by my speaking, and that is that the Planning Commission.

1:37

We will have people, the chair announces the request, and staff presents the summary of the case and will answer any questions asked by the commissioners.

1:47

The applicant or agenda will be asked to come forward and advocate for their request.

2:07

For the record.

2:08

Each side will have 30 minutes.

2:11

I reserve the right, the chair reserves the right to adjust these times.

2:15

Speakers should be brief and to the point.

2:18

Please do not be repetitive or redundant.

2:21

If you agree with the speaker, simply raise your hand after they have finished.

2:40

We'll close the public hearing and discuss it with the commission.

2:56

The minutes of the meeting for August 5th.

Speaker 4

3:02

Make a motion to approve as is.

Speaker 1

3:06

All in favor?

3:07

Aye.

3:08

Aye.

3:08

All opposed.

3:10

Motion carries.

3:11

The minutes are approved.

3:13

This is a time for citizens' communication.

3:16

Uh to speak to the commission on any items not on the agenda.

3:22

Sir anyone here that would like to speak on something that is not on the agenda.

3:29

Seeing none, we will move on.

3:31

We have a briefing by director of planning, our assistant director of planning, and Mr.

3:39

Chris Looney is going to give us some updates on what's happening with the state laws.

Speaker 6

3:44

Thank you, Mr.

3:46

Chair, Planning Commissioners, Christopher Looney, Director of Neighborhood and Community Planning Department for the City of New Bronfels.

3:53

Good evening.

3:54

And what can I tell you?

3:56

Um

Unassigned speaker

3:57

the

Speaker 6

3:57

legislature was busy this last session.

Discussion Breakdown — Share of Meeting
Zoning Regulations██████████████████████████████30%
Mixed Use Development██████████████████████████████30%
Disability Rights████████████12%
Assisted Living Facilities████4%
Flood Management████4%
Procedural███3%
Affordable Housing███3%
Short-Term Rentals███3%
Traffic Management███3%
Summary of Proceedings

New Braunfels Planning Commission Regular Meeting - September 3, 2025

The New Braunfels Planning Commission met on Wednesday, September 3, 2025, at 6:00 PM in City Hall. Chair Jerry Sonier presided with eight members present. The Commission unanimously recommended approval of two Short Term Rental SUP cases. The major agenda item, a rezoning request for the 70.198-acre River Gardens property, resulted in a tied 4-4 vote, sending the item to City Council without a recommendation.

Unanimous Actions & Consent Calendar

  • The regular meeting minutes from August 5, 2025, were approved unanimously (8-0).
  • SUP25-233 (341 North Market Avenue): Public hearing for a 0.2-acre rezoning from C-2 to C-2 SUP to allow a Short Term Rental. The applicant was not present. Motion to recommend approval carried unanimously (8-0).
  • SUP25-237 (1160 Dunlap Drive): Public hearing for a 0.3-acre rezoning from C-3 to C-3 SUP to allow a Short Term Rental. Applicants Alba and Luciano Henriquez spoke in favor. Motion to recommend approval carried unanimously (8-0).

Briefings

  • Legislation Update: Chris Looney provided an overview of new state laws effective September 1, 2025, including HB 24 (lowered protest thresholds for residential rezoning at city council), HB 2464 (home occupation preemptions), and SB 1883 (separating impact fee advisory committees from planning commissions). He also discussed pending legislation on ETJ removal and lot size minimums.

Public Comments & Testimony

  • No one spoke during Citizens' Communications.
  • One citizen, Jonathan Reckley, commented during the briefing on the applicability of HB 24 to the River Gardens case.
  • Regarding PZ25-0274 (River Gardens):
    • 13 individuals spoke in favor, including special needs parents and advocates (Rock House Foundation, ARC of the Hill Country). They expressed support for the project's vision of an inclusive, walkable community, citing a severe shortage of services for the IDD population.
    • 12 individuals spoke in opposition, including adjacent property owners and residents. They voiced concerns about flood risks, the inadequacy of Rusk Street for traffic, the broad commercial allowances of MU-A zoning (which could permit apartments, auto repair, and drive-throughs), and the lack of a committed development plan for the special needs component, characterizing the proposal as a "pig in a poke."

Discussion Items

  • PZ25-0274 (740 & 750 Rusk Street): The applicant (Julie Aniol Turner), her family (Karen Aniol Ballenger), and consultants (TBA Douglas) presented a vision for a mixed-use "legacy project" replacing the former River Gardens facility. They argued the current R-2 SUP was outdated and that MU-A was needed for a walkable community integrating housing, retail, and services for individuals with intellectual disabilities. Staff (Mary Lovell) recommended approval, noting alignment with the city's comprehensive plan. Opposing commissioners cited the broad range of unconstrained uses under MU-A and a lack of detailed plans. Discussion included the viability of alternative zoning mechanisms like a PUD or SUP. A motion to recommend approval was made by Commissioner Schaeffer and seconded by Commissioner Rudy.

Key Outcomes & Votes

  • SUP25-233 (341 N. Market Ave): Recommended for approval by City Council (8-0).
  • SUP25-237 (1160 Dunlap Dr): Recommended for approval by City Council (8-0).
  • PZ25-0274 (740 & 750 Rusk St): Motion to recommend approval failed on a tied 4-4 vote.
    • Voting in Favor: Commissioners Allsup, Rudy, Schaefer, and Chair Sonier.
    • Voting Against: Commissioners Allen, Brasier, Nolte, and Vice-Chair Taylor.
  • Next Steps: The failed motion on PZ25-0274 will be forwarded to the New Braunfels City Council without a recommendation from the Planning Commission. The first reading is tentatively scheduled for September 22, 2025.

Meeting Transcript

Welcome to the regular New Bromfels Planning Commission meeting. We are nine member commission appointed to city council, appointed by city council to make recommendations on various requests regarding zoning, land use, and development related cases. Please note to speak during the allotted time for citizens' communications or for an item posted on this agenda. All participants are asked to sign in prior to entering the chamber. If you have not done so, please do so now at the table located in the entrance hall. I'd like to request that all cell phones be turned off and other electronic devices except for emergency on call personnel. Could we get a roll call, please? Commissioner Allen here. Commissioner Elsa. Here Commissioner Brazier. Here. Commissioner Nolte? Here. Commissioner Rudy. Commissioner Schaefer. Here. Commissioner Swartz. Absent. Vice Chair Taylor. Here. Chair Sonier. Here. We have a cord. Thank you. I left part of the agenda up by my speaking, and that is that the Planning Commission. We will have people, the chair announces the request, and staff presents the summary of the case and will answer any questions asked by the commissioners. The applicant or agenda will be asked to come forward and advocate for their request. For the record. Each side will have 30 minutes. I reserve the right, the chair reserves the right to adjust these times. Speakers should be brief and to the point. Please do not be repetitive or redundant. If you agree with the speaker, simply raise your hand after they have finished. We'll close the public hearing and discuss it with the commission. The minutes of the meeting for August 5th. Make a motion to approve as is. All in favor? Aye. Aye. All opposed. Motion carries. The minutes are approved. This is a time for citizens' communication. Uh to speak to the commission on any items not on the agenda. Sir anyone here that would like to speak on something that is not on the agenda.

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