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Record of Proceedings

New Braunfels Planning Commission Meeting – February 3, 2026

City Council & Boards — Tuesday, February 3, 2026
BodyNew Braunfels, Texas
SessionCity Council & Boards
DateTuesday, February 3, 2026
StatusFILED
Video Record
0:00 / 1:24:35

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

Speaker numbers apply only to this recording.

Speaker 1

0:00

Welcome to the regular debomfels planning commission meeting.

0:04

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

0:17

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

0:27

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

0:32

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

0:38

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

0:49

Could we have a roll call, please, Colton?

Speaker 2

0:52

Commissioner Allen.

Speaker 3

0:54

Here.

Speaker 2

0:55

Commissioner Olso.

0:56

Here.

0:57

Commissioner Brazier.

Speaker 3

0:58

Here.

Speaker 2

0:59

Commissioner Nolte.

Speaker 3

1:00

Here.

Speaker 2

1:00

Commissioner Rudy.

1:02

Commissioner Schaefer.

Speaker 1

1:04

Here.

Speaker 2

1:04

Vice Chair Taylor.

1:06

Here.

Unassigned speaker

1:06

And

Speaker 2

1:06

Chair Sonier.

Speaker 1

1:08

Here.

Speaker 2

1:08

We have a

Speaker 1

1:09

quorum.

1:10

Thank

Unassigned speaker

1:10

you.

Speaker 1

1:12

Do we have a motion to approve the minutes?

Speaker 4

1:16

Make a motion to approve.

1:17

Second.

Speaker 1

1:18

We have a motion and a second.

1:19

All in favor?

1:21

All opposed.

1:24

The minutes are approved.

1:29

Citizens Communication.

1:31

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

1:39

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

1:50

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

1:59

Anyone who wishes to speak on any issues or items that are not on the agenda may do so

Unassigned speaker

2:05

now.

Speaker 1

2:09

Seeing none, we will move on to our planning commission.

2:14

Uh how we will work this is the we will announce the request as staff presents the summary of the case and will answer any questions asked by the commissioners.

2:28

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

2:33

And the chair will then open the public meeting, public hearing, and request public comment.

2:39

Each speaker will have three minutes and must provide their name and whether they are a resident

Unassigned speaker

2:45

or

Speaker 1

2:46

non-resident for our records.

2:48

Each side will have 30 minutes totaled.

2:52

We reserve the right to adjust these times.

2:55

Speakers should be brief and to the point.

2:58

Please do not repeat or redundant remarks.

3:03

If you agree with the speaker, please raise your hand after they had finished.

3:08

We'll address

Unassigned speaker

3:09

it

Speaker 1

3:10

by first hearing the people that are in favor of the request that are within 200 yards of the property.

3:18

The second term will be for people opposing the request that are within 200 yards of the property.

3:25

Persons opposing the request outside the 200,000 foot will be last.

3:33

Regardless of outcome, each zoning case will go to city council, the final decision makers with the commissioner's recommendation.

3:43

I'd just like to point out at this time we have four items on the agenda.

3:47

They are all requests for rezoning of a particular property.

Discussion Breakdown — Share of Meeting
Zoning Regulations████████████████████████████████████████40%
Transportation Safety███████████████████19%
Procedural███████████████15%
Assisted Living Facilities███████████11%
Environmental Protection██████6%
Affordable Housing███3%
Public Engagement██2%
Water And Wastewater Management██2%
Veteran Recognition█1%
Summary of Proceedings

New Braunfels Planning Commission Meeting – February 3, 2026

The New Braunfels Planning Commission held a regular meeting on Tuesday, February 3, 2026, at 6:00 PM in City Hall Council Chambers. The meeting adjourned at 7:34 PM. The Commission considered four rezoning and special use permit requests, recommending approval on three items and forwarding a controversial 38-acre rezoning to City Council with a 4-3 vote after extensive public comment.

Consent Calendar

  • Approval of Minutes: The minutes from the January 6, 2026 regular meeting were approved unanimously (8-0).

Citizens’ Communications

  • No members of the public spoke during the citizens’ communications period.

Public Comments & Testimony

  • Item A (PZ25-0466 – 38 acres at 2815 State Highway 46 West): Fifteen individuals spoke in opposition. Speakers included residents of Mission Hills Ranch and surrounding areas. Key concerns: increased traffic on State Highway 46 West (which TXDOT has no plans to expand), public safety (fire truck access, emergency response times), strain on water and sewer infrastructure (MBU reports only 16 years of water supply, sewer issues in Champions Village), loss of Hill Country character and natural resources, and lack of community support. One speaker noted the property lacked required signage 10 days before the hearing; staff later confirmed signage was posted on January 16. Several speakers urged the Commission to deny the rezoning or require a Planned Unit Development (PUD) to preserve green space and trees. No one spoke in favor during the allotted time for opponents; a few speakers later indicated they were in opposition.
  • Item B (PZ25-0457 – 4 acres at 1239 Barbarosa Road and 1255 Saur Lane): One individual spoke in opposition, citing concerns about environmental hazards from light industrial uses (e.g., chemicals, battery acids) affecting well water, deed restrictions, and emergency response times on narrow roads.
  • Item C (SUP25-464 – 4 acres at 695 Saengerhalle Road): Three individuals spoke in favor: Ayo Phillips and Julie Phillips (prospective owners) described their vision for a small (under 16 units) residential-style assisted living facility, emphasizing a home-like environment for seniors, including memory care. Gary Miller, the current landowner, supported the project as a calling to serve the elderly. No opposition was voiced.
  • Item D (PZ25-0454 – 0.73 acres at 190 Old Engel Road): No public comments were made.

Discussion Items

  • Item A (KB Homes Rezoning – 38 acres): Staff (Amanda Mushinski) recommended approval, noting compatibility with the comprehensive plan, requirement for a Traffic Impact Analysis, and extension of Old Mission Lane. The applicant (Ashley Farrimond) detailed changes from a previous withdrawal (reduced density from 156 to 131 lots, larger lot sizes of 6,600 sq ft, average home price over $400,000, water/sewer capacity confirmed). Commissioners raised concerns: public safety (fire chief previously noted inadequate response times, only one entrance to Mission Hills Ranch), infrastructure capacity, and environmental sensitivity. Commissioner Allen strongly opposed, recommending denial or a PUD, citing saturated housing market and the need to preserve Hill Country. After an executive session (6:57 PM – 7:06 PM), the Commission voted 4-3 to recommend approval, with Commissioners Allen, Brasier, and Vice-Chair Taylor dissenting. Commissioner Allsup recused himself (left dais at 6:03 PM, returned at 7:10 PM).
  • Item B (Timmermann Rezoning – 4 acres): Staff (Mary Lovell) recommended approval, noting compatibility with airport hazard overlay and planned road widening. The applicant (Colum Malcolmson) confirmed alignment with district councilman’s support. Brief discussion on property lines and the single opposition response. Motion to approve with staff conditions passed unanimously (8-0).
  • Item C (Assisted Living Facility – 4 acres): Staff recommended approval with conditions. The applicant (TJ Grossi) described a residential-style facility under 16 units, with low traffic impact. Commissioners asked about the scope of uses. Motion to approve passed unanimously (8-0).
  • Item D (Light Industrial Rezoning – 0.73 acres): Staff recommended approval. The applicant (David Durham) noted the property was already used as a welding shop and requested rezoning for light assembly/warehouse. No discussion; motion to approve with staff recommendations passed unanimously (8-0).

Key Outcomes

  • Item A: PZ25-0466 (KB Homes rezoning): Recommended approval to City Council on a vote of 4-3. The item is tentatively scheduled for City Council on February 23, 2026. The Commission may revisit if postponed. Public notice will be sent for any new council date.
  • Item B: PZ25-0457 (Timmermann rezoning): Recommended approval to City Council unanimously (8-0) with staff recommended conditions.
  • Item C: SUP25-464 (Assisted living facility): Recommended approval to City Council unanimously (8-0).
  • Item D: PZ25-0454 (MLM Trust rezoning): Recommended approval to City Council unanimously (8-0) with staff recommendations.
  • Executive Session: The Commission convened in closed session from 6:57 PM to 7:06 PM to discuss Item A with legal counsel; no action was taken.
  • Meeting Adjourned at 7:34 PM.

Meeting Transcript

Welcome to the regular debomfels planning commission meeting. We are a nine member commission appointed by city council to make recommendations on various requests regarding zoning, land use, and development related cases. Please note to speak tonight during the allotted time for citizens' communication or for an item posted on this agenda. All participants are asked to sign in prior to entering the chambers. If you have not done so, please sign in at the table located in the entrance hall. I'd like to also request that all phones and other electronic devices be silenced except for emergency on call personnel. Could we have a roll call, please, Colton? Commissioner Allen. Here. Commissioner Olso. Here. Commissioner Brazier. Here. Commissioner Nolte. Here. Commissioner Rudy. Commissioner Schaefer. Here. Vice Chair Taylor. Here. And Chair Sonier. Here. We have a quorum. Thank you. Do we have a motion to approve the minutes? Make a motion to approve. Second. We have a motion and a second. All in favor? All opposed. The minutes are approved. Citizens Communication. This is time for citizens to address the Planning Commission on any issues or items not on the agenda. It is a violation of the Texas Open Meetings Act for the Commission to address, discuss, or take action on any items not on the agenda. Please note each speaker is limited to three minutes and must state their name and whether they are a resident or a non-resident for our records. Anyone who wishes to speak on any issues or items that are not on the agenda may do so now. Seeing none, we will move on to our planning commission. Uh how we will work this is the we will announce the request as staff presents the summary of the case and will answer any questions asked by the commissioners. The applicant or agent will be asked to come forward and advocate for their request. And the chair will then open the public meeting, public hearing, and request public comment. Each speaker will have three minutes and must provide their name and whether they are a resident or non-resident for our records. Each side will have 30 minutes totaled. We reserve the right to adjust these times. Speakers should be brief and to the point.

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