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Record of Proceedings

New Braunfels Planning Commission Regular Meeting - March 3, 2026

City Council & Boards — Tuesday, March 3, 2026
BodyNew Braunfels, Texas
SessionCity Council & Boards
DateTuesday, March 3, 2026
StatusFILED
Video Record
0:00 / 50:51

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

Speaker numbers apply only to this recording. Names come from transcript evidence. “Possibly” marks uncertain attribution.

Speaker 1

0:02

Welcome to the regular debrisful planning commission meeting.

0:07

We are nine member commission appointed by city council to make recommendations on a variety of zoning land use and development related request.

0:19

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

0:28

All individuals are asked to sign in.

0:31

If you have not done so, please do at the table located in the entryway.

0:37

This time I'd like to request everyone turn off their cell phones and electronic devices unless you're on an emergency call personnel.

Speaker 2

0:53

Commissioner Allen.

Speaker 3

0:54

Here

Speaker 2

0:55

commissioner Olso.

0:57

Here.

0:57

Commissioner Brazier.

Speaker 3

0:59

Here.

Speaker 2

0:59

Commissioner Henry.

1:02

Commissioner Nolte.

Speaker 4

1:04

Here.

Speaker 2

1:04

Commissioner Rudy.

1:06

Commissioner Schaeffer.

Speaker 4

1:07

Here.

Speaker 2

1:08

Vice Chair Taylor.

1:09

Here.

1:09

And Chair Sonier.

1:12

Here.

1:12

Have a quorum this evening.

1:14

Thank

Unassigned speaker

1:15

you.

Speaker 1

1:22

Do I hear a motion to approve the minutes from last month?

Speaker 2

1:27

Make a motion to approve.

Speaker 1

1:28

Second.

Unassigned speaker

1:30

All

Speaker 1

1:30

in favor?

1:31

Aye.

1:31

Aye.

1:32

Aye.

1:32

All opposed.

1:34

Motion is approved.

1:36

This is the time for citizens' communications.

1:39

This time is for citizens to address the planning commission on any issues or items on the agenda.

1:47

Not on the agenda.

1:49

I apologize.

1:50

It is a violation of the Texas Open Meetings Act for Commission to respond to ask questions about or discuss any items that are not on the agenda.

2:03

Sir anyone would like to come forward, speak during citizens' communications.

2:09

Please state your name and whether you're a resident of New Bronx.

Julie King · Speaker 5Inferred

2:13

Good evening.

2:13

My name is Julie King, and I am a resident since 2009 of New Bromfels.

2:19

I spent 40 years in commercial real estate, none of which is in New Bronfels, all in Houston.

2:24

And I have a keen interest in what you all do here because you're the tip of the spear on one of the city's most controversial issues, which is growth and it and the mandating of growth and

Unassigned speaker

2:35

the

Julie King · Speaker 5Inferred

2:35

pre-qualification of growth.

2:37

And I witnessed the last meeting and saw a number of citizens come up from Mission Hills and express in a very reasoned manner a number of complaints and issues that they saw, only to watch uh the vote go down in a fashion that I don't think was representative.

2:56

That being said, you're entitled to vote any way you want.

2:59

I would only ask in tonight's agenda there appeared to me to be a complete uh very clear conflict of one of the items that's coming up in front of

Unassigned speaker

3:08

the

Julie King · Speaker 5Inferred

3:08

commission for its review with one of your current members, and I would just like that conflict to be dealt with and reflected in the minutes.

Speaker 6

3:16

Yeah, and

Julie King · Speaker 5Inferred

3:16

thank you so much.

Speaker 6

3:17

Okay, and just to clarify, yeah, we do have someone who's uh conflicted out, he's already filed the form uh required by state law.

3:26

So thank

Unassigned speaker

3:29

you.

Speaker 1

3:35

We'll go to items for individual consideration.

3:38

I'll announce a request, and staff will present a summary

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████53%
Mixed Use Development████████████14%
Short-Term Rentals████████████14%
Procedural██████7%
Historic Preservation████5%
Engineering And Infrastructure███4%
Public Engagement██2%
Water And Wastewater Management█1%
Summary of Proceedings

New Braunfels Planning Commission Regular Meeting - March 3, 2026

The New Braunfels Planning Commission held its regular meeting on Tuesday, March 3, 2026, at 6:00 PM at City Hall Council Chambers. The nine-member commission voted on five agenda items including right-of-way abandonment, two rezoning requests, a replat, and a short-term rental special use permit. One commissioner recused himself due to a conflict of interest on a rezoning item. Public comments were heard on agenda items and during the citizens' communication period.

Consent Calendar

  • Approval of Minutes: Motion by Commissioner Nolte, seconded by Commissioner Allsup, to approve the February 3, 2026 regular meeting minutes. Motion carried unanimously (9-0-0).

Public Comments & Testimony

  • Julie King (resident since 2009, 40 years in commercial real estate) expressed concern about the city's growth management and noted a perceived conflict of interest involving a commissioner on an upcoming agenda item. The Chair confirmed the conflicted commissioner had filed the required state form.
  • During SUP26-028, one resident, Dr. Mary Sagart (257 East Bridge Street), spoke in opposition, expressing concerns about the historic nature of the area and the lack of clarity on building plans. The applicant offered to discuss details after the meeting.
  • During SUP26-013, three neighbors spoke in opposition:
    • A resident within 200 feet (name not given in transcript) stated they spoke with nearby property owners and claimed 52% opposition (though not reflected on the city's response map), argued that the area has no existing short-term rentals, and that the rezoning would degrade the neighborhood and lower property values. They noted the house in question was moved there in 1979 and is architecturally anomalous.
    • Ed Kilford, a neighbor, opposed the request.
    • Dave Weinberg (resident since 2010) cited safety, noise, parking, and dog issues from short-term rentals, referenced an Airbnb complaint team, and stated that every neighbor he spoke with opposed the change.

Discussion Items

ROW25-136 – Right-of-Way Abandonment on Water Lane

  • Staff: Matthew Eckmann (Assistant Director of Public Works) recommended approval with conditions requiring a utility easement. The 0.302-acre unimproved right-of-way, dating from agricultural use, is encumbered by an NBU utility line. Appraised value: $19,800. Proceeds go to the city's streets trust account. No public comments. Motion by Commissioner Allsup, seconded by Commissioner Rudy, to recommend approval to City Council. Motion carried unanimously (9-0-0).

SUP26-028 – Rezoning to MU-B SUP (High Intensity Mixed Use with SUP)

  • Staff: Mary Lovell (Neighborhood and Community Planning) recommended approval. The 2.112 acres, located near downtown and the Comal River, would be incorporated into a larger mixed-use redevelopment project (including the former ADM Mill site) already rezoned to MU-B SUP in December 2024. The project aims to increase tax revenue via infill redevelopment with minimal infrastructure impact, and is within Tax Increment Reinvestment Zone No. 3. Alternative development standards include a 10-foot residential setback (instead of 20 feet) on one block, and waiving screening requirements for adjacent short-term rental properties and a flag lot. Maximum building heights: 36 feet within 20-35 feet of residential, stepping up to 72 feet further away. Eight written responses in favor, zero opposed. Commissioner Nolte recused himself due to conflict (left dais at 6:09 PM, returned at 6:28 PM).
  • Applicant: Ashley Farrimond (Killen, Griffin & Farrimond) explained the project is an adaptive reuse of the historic Dittlinger Mill (137 years of operation) and aims to create a community gathering spot with retail, office, restaurants, and public parking. They confirmed the parking garage will have active frontage with allowances for driveways and mechanical areas.
  • Commission Discussion: Questions focused on setback reductions, height, and nearby short-term rentals. The public hearing was reopened after initial closure to allow a resident to speak. A motion by Commissioner Schaefer, seconded by Commissioner Allsup, to approve with staff recommendations carried 6-2 (Commissioner Allen and Vice-Chair Taylor opposed).

REP26-041 – Replat of 0.92 Acres at 599 Comal Avenue

  • Staff: Dana Moses (Neighborhood and Community Planning) presented that the replat meets all city subdivision requirements; approval is obligated if standards are met. The property in central New Braunfels (block 1019) would be subdivided into two residential lots (0.481 and 0.411 acres). Public notice mailed to 19 owners; no written responses. Utilities are provided by NBU (not city).
  • Applicant: Richard Hillyer (owner) confirmed the lot division is for potential sale or development. No public comments. Motion by Vice-Chair Taylor, seconded by Commissioner Rudy, to approve. Carried unanimously (9-0-0).

SUP26-013 – Rezoning to C-O SUP for Short-Term Rental at 1329 Jackson Street

  • Staff: Amanda Mushinski recommended denial. The 0.2-acre property has a 1,226 sq ft single-family home built in 1920. Surrounded by primarily single-family homes zoned R2 and C3 (but used as residences). No short-term rentals exist within half a mile. Rezoning to C-O would allow non-residential uses such as offices or multifamily, inconsistent with the established residential neighborhood and comprehensive plan. Notice mailed to 14 property owners; 6 responses received (no details on direction).
  • Applicant: Tarrah Stewart (on behalf of owners Allen and Jillian Beck) stated the owners live on adjacent property and intend to use the subject house for extended family and short-term rental income. She noted the possibility of applying for a bed-and-breakfast SUP (which requires owner occupancy) on the adjacent parcel.
  • Commission Discussion: Commissioners noted that C-O zoning could allow a future office or multifamily use if sold, and that the area is mid-block residential. Motion by Commissioner Rudy, seconded by Commissioner Nolte, to recommend denial to City Council. Carried unanimously (9-0-0).

PZ26-0023 – Rezoning to M-1A AH (Light Industrial) at 1752 and 1756 Saur Lane

  • Staff: Amanda Mushinski recommended approval. The 2.3 acres near New Braunfels National Airport are currently zoned APD AH (Agricultural/Pre-Development, Airport Hazard Overlay). Proposed M-1A AH allows light industrial uses, consistent with long-range plans. Notices mailed to three property owners; no responses. Height restrictions apply due to airport proximity.
  • Applicant: Henry Espinoza (owner) operates a growing garage door and gate opener business in New Braunfels for six years; this is his first owned property. The business is primarily commercial (80%) and does not receive customers on site; employees meet there. No public comments. Motion by Vice-Chair Taylor, seconded by Commissioner Allsup, to recommend approval. Carried unanimously (9-0-0).

Key Outcomes

  • ROW25-136: Recommended approval to City Council (9-0).
  • SUP26-028: Recommended approval to City Council with staff conditions (6-2); Commissioner Nolte recused.
  • REP26-041: Approved replat (9-0).
  • SUP26-013: Recommended denial to City Council (9-0).
  • PZ26-0023: Recommended approval to City Council (9-0).
  • New Commissioner: Chair Sonier introduced newly appointed Commissioner Will Henry to the commission. Meeting adjourned at 6:51 PM.

Meeting Transcript

Welcome to the regular debrisful planning commission meeting. We are nine member commission appointed by city council to make recommendations on a variety of zoning land use and development related request. Please note to provide comments during the allotted time for citizens' communication or for an item posted on this agenda. All individuals are asked to sign in. If you have not done so, please do at the table located in the entryway. This time I'd like to request everyone turn off their cell phones and electronic devices unless you're on an emergency call personnel. Commissioner Allen. Here commissioner Olso. Here. Commissioner Brazier. Here. Commissioner Henry. Commissioner Nolte. Here. Commissioner Rudy. Commissioner Schaeffer. Here. Vice Chair Taylor. Here. And Chair Sonier. Here. Have a quorum this evening. Thank you. Do I hear a motion to approve the minutes from last month? Make a motion to approve. Second. All in favor? Aye. Aye. Aye. All opposed. Motion is approved. This is the time for citizens' communications. This time is for citizens to address the planning commission on any issues or items on the agenda. Not on the agenda. I apologize. It is a violation of the Texas Open Meetings Act for Commission to respond to ask questions about or discuss any items that are not on the agenda. Sir anyone would like to come forward, speak during citizens' communications. Please state your name and whether you're a resident of New Bronx. Good evening. My name is Julie King, and I am a resident since 2009 of New Bromfels. I spent 40 years in commercial real estate, none of which is in New Bronfels, all in Houston. And I have a keen interest in what you all do here because you're the tip of the spear on one of the city's most controversial issues, which is growth and it and the mandating of growth and the pre-qualification of growth. And I witnessed the last meeting and saw a number of citizens come up from Mission Hills and express in a very reasoned manner a number of complaints and issues that they saw, only to watch uh the vote go down in a fashion that I don't think was representative. That being said, you're entitled to vote any way you want.

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