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Council rejects zoning change for 23.8‑acre Cypress Creek site after residents raise water, traffic and fire concerns
Summary
Kerrville City Council voted unanimously to disapprove an ordinance to rezone about 23.8 acres at Loop 534 and Cypress Creek Road from R‑1 (single‑family) to mixed‑use (MU) after public testimony raised drainage, water supply, traffic and visual impact concerns; the Planning & Zoning Commission had recommended approval 5‑0.
Kerrville City Council on March 11 voted unanimously to disapprove Ordinance No. 2025‑06, a rezoning request to change roughly 23.8 acres at the southwest corner of the Loop 534 (Veterans Highway) and Cypress Creek Road (FM 1341) from single‑family residential (R‑1) to mixed‑use (MU).
City staff presented a conceptual site plan showing multifamily units toward the hilltop and a small commercial area near Cypress Creek; staff also said the parcel lies within Strategic Catalyst Area No. 8 and that the Planning and Zoning Commission recommended approval by a 5‑0 vote. Multiple residents and neighborhood representatives spoke in opposition at the council public hearing, citing stormwater runoff and erosion risks down the slope, prior flooding in adjacent homes, worries about insufficient water supply during drought conditions, nighttime lighting impacts on a ridge‑top view, wildfire risk on the nearby slope, and traffic and parking concerns for the nearby school and road network.
Speakers described local topography and drainage issues, urged additional drainage studies and “firewise” assessments, and asked for fuller traffic and water‑tap analyses before a zone change. A number of speakers noted they had not received mailed notices even though the developer said earlier mailings were sent to nearby addresses. Councilmembers said they had similar concerns, citing the city’s 2019 comprehensive plan language about protecting hilltop character and the need for more detailed site and infrastructure studies before allowing a denser mixed‑use designation at that location.
After deliberation the council chose to disapprove the ordinance (motion to disapprove passed unanimously). Staff and the public emphasized that a denial of the rezoning did not preclude future, more narrowly framed proposals after applicants provide more detailed surveys, drainage and traffic studies, and clearer building plans.
Planning staff noted that while the council was deciding zoning tonight, building plans and grading permits would be required later and would trigger further reviews if a new application returns.
Votes at a glance: Ordinance No. 2025‑06 (rezoning ~23.8 acres at Loop 534 & Cypress Creek Road) — Planning & Zoning: recommended approval 5‑0; City Council: motion to disapprove passed unanimously.
