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Record of Proceedings

New Braunfels Planning Commission Regular Meeting - April 7, 2026

City Council & Boards — Tuesday, April 7, 2026
BodyNew Braunfels, Texas
SessionCity Council & Boards
DateTuesday, April 7, 2026
StatusFILED
Video Record
0:00 / 27:37

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

0:01

Welcome to the regular Bromfalls Planning Commission meeting.

0:06

We are a nine member commit commission appointed by City Council to make recommendations on a variety of zoning, land use, and development related requests.

0:18

Please note to provide comments during the allotted time for citizen communications or an item posted to this agenda.

0:27

All individuals are asked to sign in.

0:30

If you have not done so, you can sign in in the entryway.

Speaker 2

0:47

I'll step in for Victoria, but we'll start with Commissioner Olson.

0:52

Commissioner Brazier.

Speaker 3

0:53

Here.

Speaker 2

0:53

Commissioner Henry.

0:55

Commissioner Nolte.

Speaker 3

0:56

Here.

Speaker 2

0:57

Commissioner Rudy.

0:58

Commissioner Schaefer.

Speaker 1

1:00

Here.

Unassigned speaker

1:00

And

Speaker 2

1:00

Chair Sony.

Speaker 1

1:01

Here.

Speaker 2

1:02

We have a quorum this evening.

Speaker 1

1:04

Thank

Unassigned speaker

1:04

you.

Unassigned speaker

1:05

Do

Speaker 1

1:06

I have a motion to approve the minutes?

Speaker 4

1:10

Someone.

Speaker 1

1:11

Second.

Speaker 4

1:12

Second.

Speaker 1

1:13

All in favor.

1:14

Aye.

1:15

Aye.

1:16

All opposed.

1:17

Nay.

1:18

Motion carries.

1:20

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

1:27

It is a violation of the Texas Open Meeting Meetings Act

Unassigned speaker

1:31

for

Speaker 1

1:32

the Commission to address, discuss, or take action on any items not on the agenda.

1:38

Each speaker is limited to three minutes, must state their name and whether they are resident or non-resident for our records.

1:46

Anyone who sh wishes to speak on issues that are not on the agenda, please come forward

Unassigned speaker

1:53

now.

Speaker 1

1:56

Seeing none, we will move on to our items on the agenda.

2:07

Item number PZ 26043, public hearing and recommendation to City Council to rezone approximately 1.5 acres of the Bay Stone Subdivision.

2:22

Lots one and two at the request of John Holler from R-2 AH, single family and two family airport hazard overlay district.

2:36

To I'm sorry, two family and to SUP single family two-family airport hazard overlay district with a special use permit for multifamily use to C1A AH neighborhood business airport hazard overlay district, currently addressed at 222 and 224 Elvis Lane.

Speaker 5

3:01

Thank you.

Speaker 1

3:01

Mary, you have the floor.

Speaker 5

3:03

Thank

Unassigned speaker

3:03

you.

Speaker 5

3:04

Good evening, Chair and Commissioners.

3:07

Mary Lovell with the neighborhood community planning.

3:10

The area being rezoned is approximately one and a half acres located along the existing minor arterial Alvis Lane, which is approximately a third of a mile from the intersection of Alvis Lane and State Highway 46 South.

3:28

The subject property is bordered by Alvis Lane to the north and R2 residentially zoned lots to the east, west, and south.

3:38

The property is currently zoned, R2 and R2 SUP, and the applicant is requesting a rezoning to C1A, which is our neighborhood business district.

3:49

The applicant is requesting the rezoning so that he may develop an assisted living facility to provide light non-medical caregiving support in a quiet residential style environment and uh to enable city of New Bromfels residents to age in place.

4:11

The property is currently developed with a duplex and on the other portion of the property.

4:19

Um it allows for a fourplex to be built, but it's vacant at this time.

4:26

Staff recommends approval.

4:28

C1A would be an appropriate zoning at this location as it is intended to accommodate various low-impact neighborhood uses such as an assisted living facility.

4:41

And the request is also consistent with the envisioned Ubromful's strategic plan, the land use fiscal analysis, and the air master airport plan.

Unassigned speaker

4:51

Public hearing notices were sent out to prop 28 property owners within 200 feet, and five responses uh were sent in and are reflected on the response map.

Speaker 5

5:03

This concludes my presentation, and I'm here to answer any questions that you may have at this time.

5:09

And the applicant is here to present.

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████48%
Transportation Safety██████████████████████23%
Short-Term Rentals███████████████16%
Affordable Housing████████9%
Procedural████4%
Summary of Proceedings

New Braunfels Planning Commission Regular Meeting - April 7, 2026

The New Braunfels Planning Commission held a regular meeting on Tuesday, April 7, 2026, at 6:00 PM in City Hall Council Chambers. Seven commissioners were present (Commissioners Allsup, Brasier, Henry, Nolte, Rudy, Schaefer, and Chair Sonier), with Commissioners Allen and Vice-Chair Taylor absent. The Commission considered three agenda items: one rezoning request and two Special Use Permit (SUP) applications for short-term rentals. All items received staff recommendations for approval and were recommended to City Council by unanimous votes.

Consent Calendar

  • Approved the March 3, 2026 regular meeting minutes by a 7-0 vote.

Public Comments & Testimony

  • PZ26-0043 (Rezoning for Assisted Living Facility): Three residents spoke in opposition, citing traffic safety concerns on Alvis Lane, including speeding, 18-wheelers, and dangerous conditions for pedestrians. Two speakers (Ortensia Rona and Ruben Arona, residents at 226 Alvis Lane) described near-misses and a child dragged by a car. A third speaker (Rosie Dalve) raised concerns about emergency vehicle access. One speaker (Norma Bellou, operator of similar facilities) spoke in favor, highlighting the applicant's experience, safety measures (alarms, staffing), and the benefit of allowing residents to age in place.
  • SUP26-061 (Short-Term Rental at 182 Perryman Street): No public speakers.
  • SUP26-069 (Short-Term Rental at 226 North Liberty Avenue): No public speakers. The applicant, Monica Mason, briefly described the property's condition and her management approach (minimum three-night stays, thorough screening).

Discussion Items

  • PZ26-0043: Public hearing and recommendation to rezone approximately 1.5 acres (Lots 1 and 2, Baystone Subdivision) from R-2 AH (Single-Family and Two-Family Airport Hazard Overlay) and R-2 AH SUP (with Special Use Permit for Multifamily) to C-1A AH (Neighborhood Business Airport Hazard Overlay), located at 222 and 224 Alves Lane. Applicant/owner John Holler proposed developing an assisted living facility (Type B license) with up to 10 rooms at 224 Alves Lane and a 12-16 room facility at 222 Alves Lane, designed to resemble residences. Staff (Mary Lovell) recommended approval, noting consistency with the city's strategic plan and land-use analysis. Discussion covered traffic, parking (eight off-street spaces planned), and design compatibility. The Commission acknowledged public concerns but considered the use appropriate for the zoning and land-use context.
  • SUP26-061: Public hearing and recommendation to rezone approximately 0.25 acres (Block 1073, Lot 11) from C-3 (Commercial District) to C-3 SUP (Commercial District with Special Use Permit for Short-Term Rental of a Residence), addressed at 182 Perryman Street. Applicant Nicolas Vargas seeks to operate a 1,600 sq. ft., three-bedroom, 2.5-bath short-term rental. Staff (Amanda Mushinski) recommended approval, noting the property's commercial surroundings and compliance with city plans. Discussion confirmed nearby active short-term rentals with SUPs. No public opposition.
  • SUP26-069: Public hearing and recommendation to rezone approximately 0.2 acres (Block 5068, Lot 5) from R-3 (Multifamily District) to R-3 SUP (Multifamily District with Special Use Permit for Short-Term Rental of a Residence), addressed at 226 North Liberty Avenue. Applicant Monica Mason, on behalf of owner Brett Baer, proposes a 1,128 sq. ft., three-bedroom, three-bath short-term rental across from Schlitterbahn Water Park. Staff recommended approval, noting the property's multifamily zoning and alignment with long-range plans. Discussion addressed the pre-1987 zoning history allowing single-family residences in the R-3 district, and the short-term rental compatibility. One written response in opposition was received; no public testimony.

Key Outcomes

  • PZ26-0043: Motion by Commissioner Allsup, seconded by Commissioner Rudy, to recommend approval to City Council. Carried unanimously (7-0). The Chair advised opponents to voice traffic concerns at the City Council meeting.
  • SUP26-061: Motion by Commissioner Nolte, seconded by Commissioner Brasier, to recommend approval to City Council. Carried unanimously (7-0).
  • SUP26-069: Motion by Commissioner Henry, seconded by Commissioner Nolte, to recommend approval to City Council. Carried unanimously (7-0).
  • The Commission did not convene in executive session.
  • Meeting adjourned at 6:28 PM.

Meeting Transcript

Welcome to the regular Bromfalls Planning Commission meeting. We are a nine member commit commission appointed by City Council to make recommendations on a variety of zoning, land use, and development related requests. Please note to provide comments during the allotted time for citizen communications or an item posted to this agenda. All individuals are asked to sign in. If you have not done so, you can sign in in the entryway. I'll step in for Victoria, but we'll start with Commissioner Olson. Commissioner Brazier. Here. Commissioner Henry. Commissioner Nolte. Here. Commissioner Rudy. Commissioner Schaefer. Here. And Chair Sony. Here. We have a quorum this evening. Thank you. Do I have a motion to approve the minutes? Someone. Second. Second. All in favor. Aye. Aye. All opposed. Nay. Motion carries. This time is for persons to address the planning commission on any issues or items not on the agenda. It is a violation of the Texas Open Meeting Meetings Act for the Commission to address, discuss, or take action on any items not on the agenda. Each speaker is limited to three minutes, must state their name and whether they are resident or non-resident for our records. Anyone who sh wishes to speak on issues that are not on the agenda, please come forward now. Seeing none, we will move on to our items on the agenda. Item number PZ 26043, public hearing and recommendation to City Council to rezone approximately 1.5 acres of the Bay Stone Subdivision. Lots one and two at the request of John Holler from R-2 AH, single family and two family airport hazard overlay district. To I'm sorry, two family and to SUP single family two-family airport hazard overlay district with a special use permit for multifamily use to C1A AH neighborhood business airport hazard overlay district, currently addressed at 222 and 224 Elvis Lane. Thank you. Mary, you have the floor. Thank you. Good evening, Chair and Commissioners. Mary Lovell with the neighborhood community planning. The area being rezoned is approximately one and a half acres located along the existing minor arterial Alvis Lane, which is approximately a third of a mile from the intersection of Alvis Lane and State Highway 46 South. The subject property is bordered by Alvis Lane to the north and R2 residentially zoned lots to the east, west, and south.

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