New Braunfels Planning Commission Regular Meeting – October 13, 2025

Note: The source minutes are dated Wednesday, October 8, 2025, while the supplied meeting timestamp is 2025-10-13 15:15:00+00:00. This summary follows the supplied timestamp.

Chair Jerry Sonier called the meeting to order at 6:00 p.m. Commissioners present: Angela Allen, Randall Allsup, Karen Brasier, Chad Nolte, Jessica Schaefer, Hunter Schwarz, Vice-Chair Chase Taylor, and Chair Sonier. Commissioner Vicky Rudy was absent. The commission reviewed two public hearing items and recommended both to City Council. The meeting was adjourned at 6:14 p.m.

Consent Calendar

• Motion by Vice-Chair Taylor, seconded by Commissioner Nolte, to approve the September 3, 2025 regular meeting minutes. Motion carried unanimously (8-0-0).

Public Comments & Testimony

• Citizens' Communications: No one spoke on non-agenda items.
• Public hearings for Items A and B: No oral testimony was offered in favor or opposition.

Item A – PZ25-0333: Rezoning of 160 FM 1863 from APD to C-1A

• Staff planner Mary Lovell presented the request by James Ingalls of INK Civil, on behalf of Audrey Raley of HAW Properties 1863 LLC, to rezone approximately 0.75 acres on the north side of FM 1863, about 700 feet from State Highway 46, from Agricultural Predevelopment District (APD) to C-1A Neighborhood Commercial District.
• Staff noted the C-1A district is intended for offices and light retail serving neighborhoods and excludes noxious or offensive uses. Staff stated the request aligns with Envision New Braunfels and the land use fiscal analysis.
• Public notice was sent to property owners within 200 feet; of four owners, staff received one response in opposition and one in favor. Asked about timing, staff said cards came in recently and were added that day; the percentages were 29% opposition and 17% in favor. Staff also noted the opposition owner indicated they did not know what the request was for and decided to oppose.
• Applicant James Ingalls said the ophthalmologist/optometrist currently practices in an eye care business in the commercial center across the street and plans to move to the proposed roughly 5,000-square-foot office building with parking. He said the building would be no more than 35 feet tall and single-story.
• Following no public testimony, the commission voted to recommend approval. Motion by Vice-Chair Taylor, seconded by Commissioner Nolte, carried unanimously (8-0-0).

Item B – SUP25-315: R-3 to R-3 SUP for Short-Term Rental at 1731 Kuehler Avenue

• Staff planner Amanda Mushinski presented the request by Beverly Davidek, on behalf of Richard L. and JoAnn Rothfelder, to rezone approximately 0.4 acre on the northeast side of Kuehler Avenue along the Guadalupe River from R-3 Multifamily District to R-3 SUP with a Special Use Permit for a short-term rental.
• The residence has about four bedrooms and three bathrooms with a maximum occupancy of about 10. Staff noted seven approved short-term rental SUPs within one-half mile, four of which are active. Asked how active status is determined, staff said it is based on short-term rental permits.
• Staff stated the request is consistent with Envision New Braunfels and the land use fiscal analysis, and recommended the conditions in the staff report.
• Public hearing notices were sent to 18 owners within 200 feet; as of 4 p.m. that day, staff had received responses representing 7% in opposition.
• Applicant Beverly Davidek, a New Braunfels resident, said the owners have held the property for 15 years and family members lived there full-time until work moved them to another city; they return frequently, are active in local nonprofits, and want to continue contributing. She said the property is not in a quiet cul-de-sac and there is precedent for other short-term rentals in the area. She confirmed the owners would use a property management company.
• The commission voted to recommend approval with staff recommended conditions. Motion by Commissioner Nolte, seconded by Commissioner Allsup, carried unanimously (8-0-0).

Key Outcomes

• Both zoning cases were recommended for City Council approval by unanimous 8-0-0 votes.
• Executive session was not convened and no action was taken.
• Meeting adjourned at 6:14 p.m.