Planning commission denies one short-term rental, approves another and asks city council to hold off on downtown WPDD until water, stormwater and parking issues

Wimberley Planning and Zoning Commission members on a series of votes on an otherwise routine agenda denied a conditional use permit (CUP) for a vacation rental at 1830 Flight Acres, approved a CUP for 120 Hoots Holler, denied a CUP for 2215 Spoke Hollow, and asked City Council to delay action on a proposed Wimberley Planned Development District (WPDD) for 320 Wimberley Square until unresolved stormwater, rainwater reuse and parking questions are addressed.

The decisions came after staff presentations and extended public comment, including several neighbors who said river access, traffic and deed covenants were central concerns for the Flight Acres and Spoke Hollow items. The WPDD for the former Cypress Creek Café site drew the longest discussion, with commissioners and residents pressing the applicant for clearer engineering and water‑reuse commitments before a final recommendation to council.

The commission opened public comment on Case CUP25‑001, an application for a non‑owner‑occupied short‑term rental at 1830 Flight Acres Road. Planner Nathan (staff) told commissioners the parcel is 0.828 acres and the applicants, Richard and Julie Steinbrink, requested a maximum occupancy of eight guests. Nathan said the property had been a grandfathered short‑term rental in the past but had lost that status after a period of non‑use and was properly noticed for this CUP request. Neighbors who live on or near Flight Acres, including Chris and Amy Lyles, told the commission the neighborhood faces repeated intrusions by rivergoers who cross private property to reach deeper water and that renters frequently leave trash, are loud and do not respect private boundaries. The Lyles told the commission they regularly ask people to leave and said they had called police for problems including dog attacks. After public comment a commissioner moved to deny CUP25‑001; the motion carried by voice vote and the commission recorded the outcome as denial.

The commission then considered CUP25‑002, a CUP request at 120 Hoots Holler from applicants Russell and Angela Gines. Nathan said the property is roughly 3.5 acres, zoned residential acreage, and the applicants requested short‑term rental occupancy of eight guests with driveway parking. No members of the public spoke in opposition at the hearing; the commission moved to approve the CUP and the motion carried.

Case CUP25‑003, an application by Hoots Hideaway LLC/James (Jimmy) Salter for a short‑term rental at 2215 Spoke Hollow Road, prompted lengthy public comment. Nathan told the commission the parcel is a little over two acres on the Blanco River; staff had received about 11 letters opposed and three letters in support. Several full‑time residents and long‑time property owners testified that deed covenants for the subdivision prohibit short‑term rentals, that Hidden Valley Road is narrow and that parked cars could block emergency vehicles. Speakers also raised wildfire risk and argued the neighborhood had recently reaffirmed its covenant language by vote. Applicant Jimmy Salter said he owns several short‑term rentals in town and that he lives nearby and would manage the property; he and other supporters said the CUP process is separate from deed‑restriction enforcement. After comment, the commission voted to recommend denial of CUP25‑003 to City Council; the motion passed by voice vote.

The most contested item was Case ZA25‑001, a request to establish a Wimberley Planned Development District (WPDD) for 320 Wimberley Square — the site of the previous Cypress Creek Café. Planner Nathan explained that a WPDD is an alternate zoning path intended to allow uses not otherwise permitted in the parcel's Commercial High Impact (C3) zoning; the applicant, Michael Creasy, asked to permit lodging (a hotel) along with a restaurant and a market. Creasy’s draft ordinance listed a concept plan with an overall site of about 1.44 acres, a proposed 20 hotel rooms, about 40 parking spaces, phased development, and stormwater/rainwater reuse measures, including a preliminary above‑ground storage figure the applicant initially listed as 60,000 gallons and later said the total storage could be on the order of 200,000 gallons pending engineering.

Multiple residents and property owners — including Tom Buse, Steve Klupfer, Travis Brown and others — spoke either in support (noting the applicant’s local track record) or in opposition (raising concerns about parking capacity, stormwater runoff and whether the proposal would change the character of Wimberley Square). Commissioners questioned the applicant about parking calculations, where employees would park, dark‑sky lighting compliance, building height and impervious cover. Creasy said he was engaging with water‑reuse experts and the Wimberley Watershed Association and that detailed engineering would follow formal approval, but commissioners and several neighbors said they needed stronger, enforceable language before recommending council approval.

After debate the commission voted on a motion to recommend denial of the WPDD "as is" and asked that City Council address specific language or conditions related to rainwater capture and reuse, stormwater management, water retention, and parking before the application moves forward. Commissioners discussed forming an ad hoc committee or otherwise ensuring the issues are negotiated before council action; the commission's recommendation will be transmitted to City Council with those flagged concerns.

Votes at a glance: - CUP25‑001 (1830 Flight Acres Road, short‑term rental): Outcome — denied (motion to deny carried by voice vote after public comment about river access and neighborhood impacts). - CUP25‑002 (120 Hoots Holler, short‑term rental): Outcome — approved (no public opposition at the hearing; motion to approve carried by voice vote). - CUP25‑003 (2215 Spoke Hollow Road, short‑term rental): Outcome — denied (motion to deny carried by voice vote after multiple neighbors cited deed covenants, narrow roads and fire/parking safety concerns). - ZA25‑001 / WPDD (320 Wimberley Square): Outcome — commission recommended denial "as is" and requested that City Council require clearer, enforceable language addressing rainwater management/water reuse, stormwater management/retention, and parking before approving a WPDD or comparable zoning change.

What the commission did not decide: the WPDD application will go forward to City Council with the commission's recommendation; commissioners and staff said detailed engineering and formal conditions will be considered later in the process and that the city code's drainage and dark‑sky provisions still apply. Several residents repeatedly emphasized that deed restrictions (private covenants) remain a separate, civil process; the commission noted that deed covenants are typically enforced in court and that the city does not adjudicate private deed restriction disputes.

The meeting concluded with no further agenda items and adjournment.