New Braunfels Planning Commission Meeting - August 4, 2026

The New Braunfels Planning Commission held a regular meeting on Tuesday, August 4, 2026, at 6:00 PM in City Hall Council Chambers. The Commission considered three public hearing items, all resulting in recommendations to the City Council. The meeting was attended by six commissioners (Chair Sonier, Vice Chair Allsup, Commissioners Rudy, Mathis, Allen, and Henry) and staff from the Neighborhood and Community Planning Department.

Consent Calendar

• Approval of Minutes: The Commission unanimously approved the minutes from the July 7, 2026 regular meeting.

Citizens' Communications

• No members of the public addressed the Commission on non-agenda items.

Item A: Home Occupation Ordinance Amendments (ORD26-228)

• Staff Presentation: Assistant Planner Colton Barker presented proposed amendments to align the city's home occupation ordinance with House Bill 2464 and Chapter 229 of the Texas Local Government Code. State law now requires cities to regulate only the impacts of home-based businesses (traffic, noise, visibility) rather than the type of business. The proposed ordinance removes use-specific lists and adopts the state's four criteria for a "no-impact home-based business." The city retains authority to regulate operational impacts.
• Discussion: Commissioner Rudy asked about delivery trucks. Barker explained that visibility and traffic criteria address such impacts. Commissioner Brasier (noted in agenda but absent? Actually not in roll call; transcript shows only 6 members present) recommended the definition of "no-impact home-based business" track the state definition exactly, per legal advice.
• Public Hearing: No public testimony was offered.
• Motion: A motion was made to recommend the ordinance to City Council with the amendment to track the state's definition exactly. The motion passed unanimously (6-0).

Item B: Mayfair Development and Design Control Document Amendments (PZ26-0199)

• Staff Presentation: Principal Planner Matt Greene presented the amendments requested by Thad Rutherford (Southstar at Mayfair Developer, LLC). Changes include updating administrative processes, revising signage (Part G), definitions (Part H), and allowing public facilities in any designated land use area (previously mapped). Staff noted notifications sent to 322 property owners, with 2 responses in favor and 1 opposed.
• Applicant Presentation: The applicant explained that the public facility flexibility (e.g., schools, fire stations, utilities) avoids needing to amend the DDCD for each location change. Park acreage commitments (approximately 331 acres) remain unchanged; reporting will shift from sector plans to plats for accuracy. Height requirements are not affected.
• Discussion: Commissioners asked about the impact on residents who purchased based on the original master plan. The applicant stated that public facilities (especially utilities) are unlikely to be placed in residential areas, and schools/fire stations will be sited collaboratively. Commissioners generally supported flexibility for schools and emergency services. Commissioner Allen expressed concern about removing approval checks and balances, but staff clarified that sector plan and plat approvals still apply.
• Public Hearing: One resident (Angela Keller, ETJ) asked if the amendments give unlimited change authority. Staff clarified that only the proposed changes in the redline document are being considered.
• Motion: A motion to approve carried with 5 ayes and 1 abstention (Commissioner Allen abstained).

Item C: Rezone at 2009 South Walnut Avenue (PZ26-0216)

• Staff Presentation: Planner Mary Level presented the request by Patrick W. Christensen (on behalf of Karma Enterprises NB LLC) to rezone 2.7 acres from APD SUP (Agricultural/Pre-development with a Special Use Permit limiting specific uses) to C-1A (Neighborhood Business District). The property contains an 18,000 sq ft commercial retail building, currently underutilized. The existing SUP (approved 2016) restricted uses to office, ice cream shop, dance studio, and pizza takeout. C-1A would allow additional neighborhood-serving uses like sit-down restaurants, health clubs, and pet stores. Staff noted 3 written opposition responses (no comments, representing 4% of notified area). The site has 75-foot buffers to adjacent residential.
• Applicant Presentation: Christensen stated the ownership group (doctors) has struggled to lease the property due to overly restrictive SUP conditions. They seek standard base zoning to attract tenants; no physical modifications are planned.
• Discussion: Commissioner Nolte (noted in agenda but not in roll call; only 6 members voted) asked about the history of restrictions. Staff recalled that neighbors were concerned before construction. Commissioners noted that all four corners of the intersection are zoned C-1, and the area is underserved for neighborhood commercial. Commissioner Henry, a resident of the area, supported the change to provide more amenities and noted a liquor store already exists next door.
• Public Hearing: No public testimony was offered.
• Motion: A motion to approve passed with 5 ayes and 1 nay (Commissioner Allen opposed, citing respect for the written opposition).

Key Outcomes

• ORD26-228: Recommended to City Council (unanimous) with an amendment to track the state definition of "no-impact home-based business" exactly.
• PZ26-0199: Recommended to City Council (5-0-1, Allen abstaining) to approve the Mayfair DDCD amendments.
• PZ26-0216: Recommended to City Council (5-1, Allen opposed) to rezone 2009 South Walnut Avenue from APD SUP to C-1A.
• All three recommendations will be considered by the City Council at future meetings (August 24, 2026, for the Mayfair item).