New Braunfels Planning Commission Meeting - July 7, 2026

The New Braunfels Planning Commission met on Tuesday, July 7, 2026, at City Hall. The meeting was called to order at 6:00 PM by Chair Jerry Sonier and adjourned at 7:05 PM. Seven commissioners were present, with Commissioners Randall Allsup and Vicky Rudy absent. The commission reviewed three zoning and land use requests, held officer elections, and approved the previous meeting's minutes.

Consent Calendar

• Approval of Minutes: The June 2, 2026 regular meeting minutes were approved unanimously (7-0-0) via a motion by Commissioner Taylor, seconded by Commissioner Nolte.

Election of Officers

• Chair: Jerry Sonier was re-elected Chair with a 4-3 vote over Commissioner Chase Taylor.
• Vice Chair: Randall Allsup was elected Vice Chair with a 4-3 vote over Commissioner Vicky Rudy.

Discussion Items

A) SUP26-173 – Rezone at 256 East Austin Street

• Proposal: Applicant Jeremy Coburn requested a rezoning from R-2 to MU-A SUP to allow a short-term rental (STR) on a fully renovated 0.3-acre property near the hospital.
• Staff Position: Amanda Mushinski recommended denial. Staff argued the MU-A district is too intense for the mid-block residential corridor, and that introducing mixed-use zoning would open the door to non-residential uses like retail that would negatively impact the neighborhood's character. Staff suggested CO (Commercial Office) as a more appropriate transitional zoning.
• Public Testimony: Two residents (Josefa Cedillo and Carlos Cedillo) spoke in favor, citing a lack of nearby hospital lodging options and compatibility with existing neighborhood STRs. No public opposition was voiced.
• Commission Discussion: Commissioners questioned why MU-A was selected instead of CO. The applicant stated he followed staff guidance and was not aware of the CO option at the time. The commission discussed shifting the recommendation to CO.
• Outcome: Motion by Commissioner Taylor, seconded by Commissioner Henry, to recommend approval of a rezoning to the CO district with staff recommendations. Passed 6-1 (Commissioner Mathis opposed). The recommendation will move to City Council.

B) PZ26-0214 – Rezone at 1038 and 1042 Seidel Street

• Proposal: Applicant Will Baker requested a rezoning from M-1 (Light Industrial) to R-2A (Single-Family and Two-Family) on a 0.3-acre lot.
• Staff Position: Amanda Mushinski recommended approval. The rezoning would align the zoning with the existing residential use and development pattern, correcting issues caused by prior M-1 zoning that prevented homeowners from securing insurance.
• Public Testimony: None.
• Commission Discussion: Commissioners acknowledged similar previous cases driven by homeowner insurance difficulties.
• Outcome: Motion by Commissioner Henry, seconded by Commissioner Nolte, to approve. Passed unanimously (7-0-0).

C) SUP26-206 – Rezone at 474 North Guenther Avenue

• Proposal: Applicant Miles Payne requested a rezoning from M-1 to M-1 SUP to allow one single-family residence with an allowance for short-term rental on a 2-acre, heavily wooded lot constrained by a floodplain and railroad access.
• Staff Position: Mary Lovell recommended approval. Staff viewed the low-intensity residential use as a beneficial interim development for a site otherwise difficult to develop industrially, meeting several community planning goals. Staff noted initial opposition totaled 22% of surrounding property owners. (Chair Sonier later clarified that recent state law eliminated the supermajority requirement for this case, meaning only a straight majority of City Council is needed).
• Public Testimony: Two residents (Tom Talcott, a neighboring property owner, and Carlos Cedillo) spoke in favor. No public opposition was voiced.
• Commission Discussion: Concerns focused on the 15-foot access easement through railroad right-of-way, proximity to a railroad quiet zone curb, emergency vehicle access, and floodplain constraints. The applicant stated he had secured an email from Union Pacific confirming the right to build a driveway (concrete, asphalt, or gravel) on the easement and was working with the city on the curb issue.
• Outcome: Motion by Commissioner Henry, seconded by Commissioner Nolte, to approve with staff recommendations. Passed 5-2 (Commissioners Allen and Taylor opposed).

Key Outcomes

• Item A (SUP26-173): Recommended approval with a change from MU-A to CO zoning. Vote 6-1.
• Item B (PZ26-0214): Recommended approval to rezone from M-1 to R-2A. Vote 7-0.
• Item C (SUP26-206): Recommended approval of M-1 SUP for a residence and STR with staff recommendations. Vote 5-2.
• Officers: Jerry Sonier (Chair) and Randall Allsup (Vice Chair) elected for the term.
• All zoning cases will receive final decisions by the New Braunfels City Council.