Speaker numbers apply only to this recording.
The New Braunfels Planning Commission held its regular meeting on Tuesday, May 5, 2026, at 6:00 PM in City Hall Council Chambers. The meeting was called to order by Chair Jerry Sonier and adjourned at 6:27 PM. Of the nine commissioners, eight were present (Commissioner Jessica Schaefer absent). The Commission considered three items: a subdivision platting waiver and two special use permit requests for short-term rentals. All items were approved unanimously with staff-recommended conditions.
WVR26-121 – Waiver from Subdivision Platting Ordinance (Section 118-45(b))
Staff (Dana Moses) recommended approval of a waiver to allow a proposed residential lot (60 by 100 feet) that would lack minimum street frontage, as part of the replat of Landa Park Highlands Lots 33A, 33B, and 33C at 503 Lakeview Boulevard. Commissioner Rudy questioned whether the waiver criteria (particularly hardship) were met; staff clarified that waivers do not require a proven hardship. Applicant representative James Ingalls explained the lot was intended for the owner’s daughter, that all three existing lot owners agreed to the shared driveway access, and that the area is zoned R-2, already permitting two residences. Commissioner Henry recused himself at 6:02 PM and returned at 6:12 PM. The Commission voted 7-0 to approve the waiver.
SUP26-122 – Special Use Permit for Short-Term Rental (1258 West San Antonio Street)
Staff (Amanda Mushinski) recommended approval for a 0.3-acre parcel at 1258 West San Antonio Street, to change zoning from C-2 (General Business) to C-2 SUP (with a special use permit for a short-term rental of a 1,141 sq. ft., two-bedroom, two-bathroom 1930s residence). Maximum occupancy would be six persons; minimum off-street parking is two spaces. Staff noted that three of 18 notified properties responded, with one written objection (general opposition to neighborhood short-term rentals). Commissioners discussed that no other short-term rentals exist within a mile, that the property is in a commercial district, and that C-2 already permits hotels/motels. Applicant Paul Paniagua reported a fraudulent payment request email (staff offered to assist after the meeting). The Commission unanimously (8-0) recommended approval to City Council with staff conditions.
SUP26-104 – Special Use Permit for Short-Term Rental (284 Perryman Street)
Staff recommended approval for a 0.2-acre parcel at 284 Perryman Street, to change zoning from C-3 (Commercial) to C-3 SUP for a short-term rental of a 1,012 sq. ft., two-bedroom, one-bathroom 1950s residence. Maximum occupancy would be five persons; two off-street parking spaces are already paved. One of 11 notified properties responded in favor. Applicant agent Piper Olsen noted the property is adjacent to a lumber yard, a bar, and a church, making long-term rental difficult, and that the area is gentrifying. The Commission unanimously (8-0) recommended approval to City Council with staff conditions.
Welcome to the New Bromfels Planning Commission meeting. We're at 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' communications or for an item posted on this agenda. All individuals are asked to sign in. If you have not done so, please do so at the table at the entrance hall. At this time, I'd like people to silence or turn off their phones unless you have or an emergency person on call. Could we get a roll call, please, Victoria? Commissioner Allen? Here. Commissioner Alsa. Here. Commissioner Brazer. Here. Commissioner Henry. Here. Commissioner Nolte? Here. Commissioner Rudy. Vice Chair Taylor. Here. Chair Sonier. Here. We have a quorum. Thank you. Do we have a motion regarding the minutes of our last meeting? Make a motion to approve. We have a motion and a 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 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 resident or non-resident for our records. Anyone who wishes to speak on issues or items that are not on the agenda may do so now. Anyone care to come forward? Seeing none, we will move on to our regular meeting. And the individual items are the first one is WVR 26-121. Discuss and consider from section 118-45B of the subdivision planning ordinance to allow a proposed residential lot that does not include the minimum required street frontage with the replet of land or park islands, lot 33A, 33B, and 33C. Good evening, Chair and Commissioners. Dana Moses with the City New Bronfels neighborhood and community planning department. The subject property is located on the north side of Lakeview Boulevard and west of Lakeview Circle. The applicant is requesting an exemption from Section 11845B in the subdivision plotting ordinance to allow for proposed residential lot that does not include the required minimum street frontage with the replat of the Landa Park Highlands, which consists of lot 33A, 33B, and 33C. Staff recommends approval of this waiver request. I'm here to answer any questions at this time. Thank