New Braunfels Planning Commission Regular Meeting – December 9, 2025

The New Braunfels Planning Commission met on Tuesday, December 9, 2025, beginning at 6:00 pm. The official minutes are dated December 2, 2025, a discrepancy noted here; the meeting date used in this summary is the date provided in the meeting metadata. The commission heard two staff briefings, received citizens' communications, and considered six land-use items. It recessed from 8:00 pm to 8:10 pm and adjourned at 10:17 pm; no executive session was held.

Consent Calendar

• Approval of the November 5, 2025 regular meeting minutes: Motion by Commissioner Nolte, seconded by Commissioner Allsup; carried unanimously (9-0-0).

Public Comments & Testimony

• Jim Holster, a resident, commented that the five-minute rule had been killed by the city for council meetings.
• Tony Naylor, a former resident moving back to New Braunfels, thanked the commission for volunteering their time.

Briefings

• Land Development Ordinance update: Christopher Looney, Director of Neighborhood and Community Planning, presented the progress of the unified Land Development Ordinance (LDO). He said the consolidated draft of all four modules would be published online within the next week or two. He noted the LDO consolidates zoning, plating, historic preservation, and sign rules; reported that public surveys drew almost 800 responses; and described 40 base zoning districts, seven overlays, and 78 restricted districts. Early-out amendments have addressed ADUs, duplex lots, gas station parking, temporary storage units, food trucks, C-O density, tree fees, fence permits, and sidewalk triggers. Adoption is expected in the spring, with Planning Commission and City Council review in segments.
• Envision New Braunfels update: Christopher Looney also presented the comprehensive plan update. The 2018 plan has 287 actions, 81% of which are accomplished or underway. A build-out analysis indicates New Braunfels could run out of developable land in about 10 years, so the update will emphasize infill and redevelopment. As of noon that day, over 1,000 people had opened the initial questionnaire; 473 had answered at least one question and 833 map response pins had been placed. The first open house was scheduled for December 11 at the West Side Library. Commissioners asked how public feedback would be weighed and integrated; staff said majority themes would inform plan goals, with cost and consistency with other adopted plans also considered.

Discussion Items

• WVR25-405 – Perron Business Park sidewalk waiver: Staff recommended against an outright waiver of the sidewalk requirement along Loop 337, proposing instead an alternative sidewalk of roughly 1,000 linear feet at a desirable city location. The applicant's engineer, Michael Mazzola, said the required sidewalk would approach a railroad overpass and was unsafe and infeasible, and TxDOT had reservations; the applicant's representative proposed a monetary fee-in-lieu contribution. No public testimony was given. Motion by Commissioner Allsup, seconded by Commissioner Nolte, to recommend approval to City Council conditioned on a fee-in-lieu of sidewalk construction, with details coordinated with staff; carried 8-1, with Vice-Chair Taylor opposed.
• SUP25-397 – River Gardens rezoning (740 & 750 Rusk Street): This 70.198-acre request sought to rezone from R-2 SUP to MU-A SUP with a special use permit for residential and light commercial development and alternative standards. Staff recommended approval with conditions; the applicant asked to remove condition 8, a 50-foot no-disturbance river buffer. The applicant described a pedestrian-oriented, mixed-use village with a special-needs residential component, 41 acres of green space, about 83 lots, and roughly 13,000 square feet of retail/office, compared with up to 410 duplex units possible under R-2. Public hearing: 2 people spoke in favor, 11 in opposition. Opponents cited traffic and emergency access on narrow roads, floodplain risks, potential density and height, lack of a site plan, and the possibility the property would be sold. A motion to recommend denial failed 4-5; a renewed denial motion also failed 4-5; and a motion to recommend approval failed 2-7. Therefore, no recommendation was forwarded to City Council.
• PZ25-0394 – Gruene Road resort commercial rezoning: The public hearing concerned roughly 6 acres at 830, 832, and 870 Gruene Road, from C-1A and R-3 SUP to C-4A Resort Commercial. The applicant proposed a boutique hotel and reopening or rehabbing Tavern in the Green, leaving a separate roughly one-acre parcel unrezoned. Staff said C-4A would allow resort commercial uses consistent with the Gruene corridor. Five people spoke in favor and seven in opposition. Opponents raised concerns about noise, hotel scale of up to 150 rooms, traffic, unknown future use of the unrezoned parcel, impacts on the Cotton Crossing neighborhood, and property values. A commissioner noted that C-4A would permit a tavern with live music under the zoning change. Motion by Commissioner Allsup, seconded by Commissioner Rudy, to recommend approval carried 7-2, with Commissioners Allen and Brasier opposed.
• SUP25-377 – West Faust Street short-term rental: This item sought C-3 SUP to allow a short-term rental at 385 West Faust Street on about 0.2 acre. The 1,026-square-foot, two-bedroom, 1.5-bath home would have a maximum occupancy of six and two required parking spaces. No public testimony was offered. Motion by Vice-Chair Taylor, seconded by Commissioner Brasier, to recommend approval with staff-recommended conditions carried unanimously (9-0).
• SUP25-375 – State Highway 46 South short-term rental: This item sought C-3 AH SUP for a short-term rental at 1092 State Highway 46 South on about 0.7 acre. The 1,422-square-foot, three-bedroom, two-bath home would have a maximum occupancy of eight and three required parking spaces. Staff noted notices were sent to nine property owners; no public testimony was offered. Motion by Commissioner Rudy, seconded by Vice-Chair Taylor, to recommend approval carried unanimously (9-0).
• SUP25-388 – East Klingemann Street short-term rental: This item sought C-O SUP for a short-term rental at 160 East Klingemann Street on about 0.18 acre. Commissioner Nolte recused himself at 10:05 pm. The two-story residence has about 2,400 square feet, four bedrooms, two bathrooms, a maximum occupancy of ten, and four required parking spaces. Staff reported that 60% of properties within 200 feet were in opposition and a supermajority vote would be required at City Council. A representative read a statement from the applicant promising professional management and compliance with city rules; no other public testimony was provided. After discussion that the C-O rezoning would alter the residential character and followed prior commission precedent to deny similar requests, motion by Vice-Chair Taylor, seconded by Commissioner Allen, to recommend denial carried 7-2, with Commissioners Allsup and Schaefer opposed per the minutes, although the transcript vote tally is unclear and Commissioner Nolte had recused.

Key Outcomes

• Recommended approval to City Council: WVR25-405 (8-1), PZ25-0394 (7-2), SUP25-377 (9-0), and SUP25-375 (9-0).
• Recommended denial to City Council: SUP25-388 (7-2).
• Forwarded no recommendation for SUP25-397 after three failed motions.
• No executive session was convened; the meeting was adjourned at 10:17 pm.