Speaker numbers apply only to this recording.
The New Braunfels Planning Commission met on Tuesday, September 1, 2026, at 6:00 PM at City Hall. The nine-member commission chaired by Jerry Sonier considered three main agenda items: an appeal of building design standards for a car dealership, a zoning request for manufactured homes at an RV resort, and a request to rezone a single-family home to operate a short-term rental (STR). The meeting adjourned at 7:22 PM.
Staff planner Colton Barker recommended approval of an appeal to deviate from the city's non-residential articulation standards for a proposed Volkswagen dealership at 283 IH-35 South. The code requires a facade offset depth of 3 feet 3 inches, while the applicant proposed a shallower depth. A discrepancy exists in the record: staff documentation stated the requested depth was 1 foot 6 inches, while the applicant testified the depth was 1 foot 9 inches. Staff noted all other articulation requirements were met. Applicant Wes Studdard and architect Shawn Willis explained that Volkswagen's corporate design mandates a prefabricated white frame with a glass backdrop, which naturally provides visual depth. The garage portion of the building will comply fully with the articulation standards. The Commission discussed the project timeline and design before making a motion.
The applicant, Sun Communities Operating Limited Partnership, sought a rezoning of 11.44 acres from C-3 Commercial to C-3 SUP to permit manufactured homes at 141 Rueckle Road. The property is an RV park where manufactured homes were historically present but had lost their legal non-conforming status after being removed for longer than 12 months. Staff planner Mary Lovell recommended denial, citing inconsistencies with the Envision New Braunfels comprehensive plan regarding preserving commercial corridors, but offered conditions for approval including a maximum of 10 homes and screening fences. The applicant explained that after a December 2025 pre-application meeting with city staff where no concerns were raised, they ordered and delivered 10 manufactured homes at a cost of $1.2 million. Three permits were issued and later revoked. The applicant stated their goal was to restore a previous use, not expand it. Commissioners debated the situation, expressing sympathy for the applicant and acknowledging a breakdown in communication, while also voicing concerns about setting a precedent for residential development on commercial land. A motion was made to limit the SUP to the three homes that had been previously permitted.
The applicant, Yesica Monrreal on behalf of 839 Oasis St LLC, requested rezoning of a 0.17-acre residential lot from R-2 (Single-Family and Two-Family District) to C-O SUP (Commercial Office District with Special Use Overlay) to allow a short-term rental (STR) at 839 Oasis Street. Staff recommended denial, citing the property's location mid-block in an intact residential neighborhood. The nearest STR is 700 feet away and zoned industrial. Staff offered conditions to maintain residential character if approved. The applicant stated the property has been vacant for 1.5 years after a long-term tenant left, creating a financial strain. She intended to use the home as a family vacation property and retirement home, generating income through STR bookings, and highlighted plans for strict guest screening. Commissioners acknowledged the applicant's hardship but emphasized the importance of maintaining zoning consistency and neighborhood character, noting the current real estate market does not justify a zoning change that could open the door for more STRs in residential areas.
Welcome to the regulatory barnful commission planning commission meeting. We are a 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 the agenda. All individuals are asked to sign in. If you have not done so, please do so at the table located on the entrance hall. I'd like to request that all cell phones be turned off and other electronic devices unless your on call emergency personnel. Do we have a roll call, please? Victoria. Commissioner Nolte. Commissioner Rudy. Here. Commissioner Taylor. Here. Commissioner Mathis. Here. Commissioner Allen. Here. Commissioner Henry. Here. Vice Chair Alsip. Here. Chair Sonier. Here. And Commissioner Brazier. Here. Thank you. I think we're all here. We have a motion for the approval of last month's minutes. Motion to approve the minutes as written. Second. We have a motion and a second. All in favor? Aye. All opposed. Motion carries. This time is for persons to address the planning commission on any items or issues 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. Each speaker is limited to three minutes and must state their name and whether they are resident of New Bromfels. Anyone who wishes to speak on items or items not on the agenda may so do so now. Do we have anyone that would like to speak on items not on the agenda? Seeing none. City staff will present a summary of the case and we'll answer any questions asked by the commissioners. The applicant or agent will be allowed to come forward and advocate for their request. We'll open the public hearing, and people will have three minutes to speak on each item.