New Braunfels Planning Commission Meeting - December 4, 2025

The New Braunfels Planning Commission met on December 4, 2025, to discuss several zoning and development items, including a sidewalk waiver, two major rezoning cases, and two short-term rental requests. The meeting also included briefings on the Land Development Ordinance (LDO) and the Envision New Braunfels comprehensive plan update.

Consent Calendar

• Approved the minutes from the previous meeting.

Public Comments & Testimony

• Citizens communication: Jim Holster (resident) asked about a five-minute rule for City Council; Tony Naylor (former resident moving back) thanked commissioners for their service.

Presentations / Briefings

Land Development Ordinance Update

• Director Christopher J. Looney presented an overview of the LDO consolidation, covering zoning districts, development standards, procedures, and signs/historic preservation. Key points included: the city has 40 base zoning districts, 78 restricted districts, and the need to update rules to reflect current desires (e.g., missing middle housing, connectivity, design standards). The consolidated draft is expected to be posted online for public comment through mid-to-late January 2026, with adoption likely in spring 2025.

Envision New Braunfels Comprehensive Plan Update

• Director Looney presented an update on the comprehensive plan, noting that 81% of 287 actions from the 2018 plan have been accomplished or are underway. The city is approaching full build-out in about 10 years, necessitating a focus on infill and redevelopment. An initial questionnaire had over 1,000 opens and 473 respondents, with 833 map pins. The first open house is scheduled for December 11, 2025, at the Westside Library.

Discussion Items

Item A – Waiver from Sidewalk Requirement (WV R 25-405)

• The applicant, Perrin Business Park, requested a waiver from constructing approximately 1,000 linear feet of sidewalk along Loop 337. Staff did not support a full waiver but recommended an alternative: the applicant could either construct a proportionate sidewalk elsewhere or pay a fee in lieu. The applicant expressed a preference for a monetary contribution. After a public hearing with no speakers, the commission passed a motion (8-1) to approve the waiver conditionally, requiring the applicant to engage with city staff for an escrow or fee-in-lieu arrangement.

Item B – Rezoning of River Gardens (SUP 25-397)

• The applicant, Julie Noel Turner and family, requested rezoning of 70.198 acres at 740 and 750 Rusk Street from R2 SUP (single-family/two-family with a special use permit for disabled persons) to MU-A SUP (low-intensity mixed-use with a special use permit for residential, light commercial, and special needs services). Staff supported the rezoning with conditions. Public hearing featured extensive testimony:
  • Supporters (including neighbors and special needs advocates) argued the mixed-use development would provide a pedestrian-friendly, inclusive community and preserved 41 acres of riverfront green space.
  • Opponents (residents from nearby subdivisions) raised concerns about traffic, infrastructure inadequacy (narrow roads, one ingress/egress), potential density (up to 840 apartment units under MU-A), building heights up to 60 feet, and lack of project specifics.
• Three motions were made and failed (all 5-4 votes): motions to deny, deny again, and approve. As a result, the case will proceed to City Council without a recommendation from the Planning Commission.

Item C – Rezoning at Green Road (PZ 25-0394)

• The applicant, Ashley Farabond on behalf of Brandy Worley, requested rezoning of approximately 6 acres at 830, 832, and 870 Green Road from C1A and R3 SUP (neighborhood commercial and multifamily with bed-and-breakfast SUP) to C4A (resort commercial). The plan included a boutique hotel (up to 150 rooms) and reopening the Tavern in the Green. Staff supported the rezoning. Public hearing included:
  • Favor: The Miles family (owners of the adjacent Green Homestead Inn) and other neighbors supported the project, citing economic benefits and improved maintenance.
  • Opposition: Residents from Cotton Crossing and nearby homes expressed concerns about noise, traffic, property values, and lack of specificity about future uses (especially a small parcel not part of the rezoning).
• The commission approved the rezoning (7-1-1), with conditions from staff.

Item D – Short-Term Rental at 385 West Five Street (SUP 25-377)

• The applicant requested a C3 SUP to allow short-term rental of a residence. No public comments were received. The commission unanimously approved the request with staff recommendations.

Item E – Short-Term Rental at 1092 Highway 46 South (SUP 25-375)

• The applicant requested a C3 AH SUP for short-term rental. No public comments were received. The commission unanimously approved the request with staff recommendations.

Item F – Short-Term Rental at 160 East Klingaman Street (SUP 25-388)

• The applicant requested rezoning from R2 to C-OP SUP to allow a short-term rental. Staff reported that 60% of nearby property owners opposed the change. During the public hearing, the applicant read a statement emphasizing responsible management. However, the commission noted that the change from residential to commercial in a residential area set a poor precedent. A motion to deny passed 7-2.

Key Outcomes

• Item A (Sidewalk Waiver): Approved with condition for escrow or fee-in-lieu (8-1).
• Item B (River Gardens Rezoning): No final recommendation; will go to City Council without a commission vote (deadlocked 5-4 on three motions).
• Item C (Green Road Rezoning): Approved (7-1-1).
• Item D (Short-Term Rental West Five St.): Approved (unanimous).
• Item E (Short-Term Rental Hwy 46): Approved (unanimous).
• Item F (Short-Term Rental Klingaman St.): Denied (7-2).
• All items will move to New Braunfels City Council for final decisions.