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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

New Braunfels Planning Commission Meeting - November 5, 2025

City Council & Boards — Wednesday, November 5, 2025

BodyNew Braunfels, Texas

SessionCity Council & Boards

DateWednesday, November 5, 2025

StatusFILED

Video Record

0:00 / 52:48

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

Speaker numbers apply only to this recording.

Unassigned speaker

0:06

Let

Speaker 1

0:06

me start again.

0:07

Welcome to the New Bromfels Planning Commission meeting, where a nine member commission appointed by City Council to make recommendations on various requests regarding zoning, land use, and development related cases.

0:21

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

0:29

All participants are asked to sign in prior to entering the chambers to speak.

0:35

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

0:41

At this time, I'd like to request all phones be silenced and turned off, other than devices used for emergency on call personnel.

0:53

Colton, could we get a roll call, please?

Speaker 2

0:55

Yes, sir.

0:57

Commissioner Allen.

Speaker 3

0:58

Here.

Speaker 2

0:59

Commissioner also.

1:01

Here.

1:01

Commissioner Brazier.

Speaker 3

1:03

Here.

Speaker 2

1:03

Commissioner Nulty.

Speaker 3

1:04

Here.

Speaker 2

1:05

Commissioner Rudy.

1:07

Commissioner Schaefer.

Speaker 1

1:09

Here.

Speaker 2

1:10

Vice Chair Taylor.

1:11

Here.

Unassigned speaker

1:11

And

Speaker 2

1:12

Chair Sonier.

Speaker 1

1:13

Here.

Speaker 2

1:13

We have a quorum.

Speaker 1

1:14

Thank

Unassigned speaker

1:15

you.

Speaker 1

1:19

Do we have a motion approving the minutes from last meeting?

Speaker 2

1:24

Make a motion to approve.

Speaker 1

1:25

Second.

1:26

We have a motion and a second.

1:28

All in favor?

1:29

Aye.

Speaker 3

1:30

Aye.

Speaker 1

1:31

All opposed?

1:32

Nay.

1:33

Motion carries.

1:37

This time is for citizens to address the planning commission on any issues or items not on the agenda.

Unassigned speaker

1:45

It

Speaker 1

1:45

is a violation of Texas Open Meetings Act for the Commission to address, discuss, or take action on any items not on the agenda.

1:56

Please note each speaker is limited to three minutes and must state their name and whether they are a resident or non-resident for the record.

2:05

Anyone who wishes to speak on any issues or items that are not on the agenda, you may please come forward

Unassigned speaker

2:13

now.

Speaker 1

2:16

Seeing none.

2:48

Speakers will have three minutes.

2:50

We'll have the speakers in favor first and oppose next.

3:02

We have one item on the consent agenda.

3:05

All items listed are considered to be retuned and not controversial by the planning commission and will be approved by one motion.

3:14

There will be no separate discussion of these items unless a planning commissioner or citizens so request, in which case the item will be removed from

Unassigned speaker

3:24

the

Speaker 1

3:24

consent agenda and considered as part of the normal order of business.

3:30

We have an item A approval of the Planning Commission 2026 calendar.

3:39

Commissioners, do we have any discussion or a motion on approving?

Speaker 2

3:43

Motion to approve.

Speaker 1

3:45

Second.

3:49

All in favor?

Unassigned speaker

3:50

Aye.

Speaker 4

3:51

Aye.

Speaker 1

3:51

All opposed.

Discussion Breakdown — Share of Meeting

Short-Term Rentals████████████████████████████████32%

Zoning Regulations███████████████████████████27%

Procedural██████████████████18%

Community Engagement███████7%

Commercial Development███████7%

Code Compliance█████5%

Transportation Safety████4%

Summary of Proceedings

New Braunfels Planning Commission Meeting - November 5, 2025

The New Braunfels Planning Commission held a regular meeting on November 5, 2025, considering routine consent items, zoning text amendments, two short-term rental special use permits, and a major distribution center rezoning. All final votes were 8-0-0 and constitute recommendations to the City Council.

Consent Calendar

Approved the minutes of the October 8, 2025 regular meeting.
Approved the Planning Commission 2026 Calendar.

Public Comments & Testimony

Citizens' Communications: No members of the public spoke on non-agenda items.
ORD25-373 / ORD25-380 (Zoning Amendments): No public testimony was offered.
SUP25-368 (Rios, 265 School Ave): No public testimony was offered.
SUP25-367 (Morales, 215 Dittlinger St): Five residents spoke in opposition. Speakers included Andrea Rampt, Kelly Martin (retired teacher, resident), Mrs. Diaz (neighbor at 302 S. Washington), Charla Flores (property owner), and Gordon Schott (resident). Residents raised concerns about security, noise, reduced property values, the introduction of commercial zoning into a purely residential block, and impacts on the neighborhood's family-oriented character. Applicant Daniel Morales spoke in favor, stating he intends to use the property for family gatherings, not college students.
PZ25-0366 (Walmart Expansion): No public testimony was offered.

Discussion Items

ORD25-373 (Public Notice Alignment): Presented by Planner Dana Moses. The amendment aligns Chapter 144 with House Bill 24 (effective Sep 1, 2025) regarding rezoning notice, protest, and sign requirements. No questions from the Commission. Unanimously recommended for approval.
ORD25-380 (Fence Permit Amendments): Presented by Planner Amanda Mushinski. The amendment removes building permit requirements for most fences, retaining them only for pool safety fences, fences 7ft or taller, and fences in drainage easements or floodplains. Commissioners discussed enforcement through code compliance and related inspections. Unanimously recommended for approval.
SUP25-368 (School Ave STR): Presented by Planner Amanda Mushinski. A request to rezone 0.2 acres from C-3 to C-3 SUP to permit a short-term rental in a newly constructed home. Discussion covered inactive SUPs in the area and a commissioner's request for a mechanism to track late objections. Unanimously recommended for approval.
SUP25-367 (Dittlinger St STR): Presented by Planner Amanda Mushinski. A request to rezone 0.2 acres from R-2 to C-O SUP to permit a short-term rental. Staff recommended denial, citing the surrounding residential character and inconsistency with long-range plans. Commissioners discussed the precedent of introducing commercial zoning into a residential block, contrasting it with the previously approved item which was already zoned commercial. Unanimously voted to recommend denial to City Council.
PZ25-0366 (Walmart Distribution Expansion): Presented by Senior Planner Mary Lovell. Walmart Stores East, LP requested rezoning 72.097 acres from APD AH to M-1A AH to expand its existing distribution center south of Kohlenberg Road. Ivan Jaime (Walmart Director of Government and Public Affairs) detailed the facility's regional impact (1,100 employees, $27/hr average wage, serving 100 stores, weekly Meals on Wheels deliveries). Discussion focused on traffic ingress/egress and landscaping requirements for industrial trailer parking. Unanimously recommended for approval.

Key Outcomes

ORD25-373: Recommended approval to City Council (8-0-0).
ORD25-380: Recommended approval to City Council (8-0-0).
SUP25-368 (265 School Ave): Recommended approval to City Council (8-0-0).
SUP25-367 (215 Dittlinger St): Recommended denial to City Council (8-0-0). Chair Sonier noted the item will still advance to City Council for final action.
PZ25-0366 (Walmart): Recommended approval to City Council (8-0-0).

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