New Braunfels Planning Commission Meeting: June 2, 2026 - Kuehler Court Planned Development Rezoning

The New Braunfels Planning Commission held a regular meeting on Tuesday, June 2, 2026, at 6:00 PM. The primary agenda item was a public hearing and recommendation to the City Council regarding the rezoning of approximately 5.14 acres at 1842 Kuehler Avenue from R-2 (Single-Family and Two-Family District) to the Kuehler Court Planned Development District (KCPD). The meeting also faced a procedural challenge regarding the expired terms of three commissioners.

Consent Calendar

• The minutes from the May 5, 2026 regular meeting were approved unanimously.

Public Comments & Testimony

Item 5A - Kuehler Court PD (In Favor)

• Tom Hofestott (Resident of 1847/1841 Kuehler Ave for 34 years): Expressed full support for the project, citing the need to respect private property rights. He stated he preferred the proposed 42-unit "pocket neighborhood" over the higher density of duplexes and ADUs (up to 78 units) permitted under the existing R-2 zoning.

Item 5A - Kuehler Court PD (Opposed)

• Jericho McKinnon (Coco Lane Resident): Opposed the rezoning, arguing the reduced setbacks and increased density strain infrastructure and negatively impact the neighborhood's character. He also raised a procedural objection, stating the terms of three commissioners had expired and requested the item be postponed.
• A Coco Lane resident: Opposed the project, citing concerns that the layout is inconsistent with the established neighborhood character, the inclusion of short-term rentals (STRs) would reduce the quality of life for permanent residents, and proximity to a former landfill raises environmental concerns.
• Robbie Will (324 Cardinal Drive): Opposed the project, asking about the drainage plan, watershed impact, and traffic study, stating these elements were absent from the concept plan.
• Shauna Brace (321 Paisano): Opposed, emphasizing that the existing neighborhood cannot handle additional traffic and that the development would endanger children and elderly pedestrians.
• Marla Samoski (Cardinal Drive): Opposed, raising concerns about privacy from two-story units, headlights, and a significant increase in cut-through traffic.
• Terry McCoy (1817 Kuehler Ave, Registered Professional Engineer): Opposed, strongly objecting to the inclusion of STRs, describing them as contradictory to the goal of building community. He argued the 80-100 proposed parking spaces are insufficient, five-foot setbacks are disingenuous with two-story homes, and a sidewalk is missing from the concept plan.
• Rebecca McCoy (1817 Kuehler Ave): Opposed.

Discussion Items

• Staff Presentation: Mary Lovell with the Neighborhood and Community Planning Department presented the request. The ~5.14-acre site consists of two parcels. The proposed KCPD includes 42 single-family units with alternative standards for setbacks, shared open space, permeable paving, and clustered parking. Staff noted the current R-2 zoning allows for a maximum of 78 units (26 duplexes plus up to 26 ADUs). Public notices were sent to 34 properties, yielding 4 responses in favor and 14 in opposition (32% opposition based on land area). Staff recommended approval.
• Applicant Presentation: Owner Graham Weston and developer Levi Wentz presented the "pocket neighborhood" concept. They outlined 42 units including cottage homes, small cottages, and 10 deed-restricted short-term rental units. The applicant emphasized infill development, environmental sensitivity, and targeting unmet housing needs for empty nesters and young families.
• Commissioner Discussion: Commissioners questioned the developer about lot sizes (1,000 sq ft minimum), parking (detached, ~2 spaces per unit), price points ($400k-$500k average), and the volume of short-term rental opposition. The procedural challenge regarding the commissioners' expired terms dominated the latter half of the discussion. City Attorney staff cited a Texas Constitutional holdover provision allowing the commissioners to serve until reappointed, rendering the meeting legal.

Key Outcomes

• Motion to Postpone: A motion was made and seconded to postpone the item to the July 7, 2026 meeting to resolve the commissioner appointment issue. The motion failed in a roll call vote of 2 in favor (Vice Chair Taylor, Commissioner Allen), 4 opposed (Commissioner Rudy, Commissioner Schaefer, Commissioner Henry, Chair Sonier), and 1 abstention (Commissioner Nolte).
• Motion to Approve (with Conditions): A motion was made and seconded to approve and forward a recommendation to City Council to rezone the property to the Kuehler Court Planned Development District, with the condition that the 10 short-term rental units be removed. The motion passed. The roll call showed 3 in favor (Commissioner Schaefer, Commissioner Henry, Chair Sonier) and 2 opposed (Commissioner Allen, Vice Chair Taylor). The Chair declared the motion carried.
• Next Steps: The Planning Commission's recommendation for approval (with the STR prohibition) will be forwarded to the New Braunfels City Council for a first and second reading. Chair Sonier advised citizens to continue voicing their opinions at the City Council meetings.