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Council denies rezoning request for Irvinberg Avenue property after neighborhood opposition
Summary
Council voted to deny a rezoning request for about 4 acres at 1251 Irvinberg Avenue after residents raised concerns about traffic, trespass and change of neighborhood character; supermajority rules would have been required for approval.
The New Braunfels City Council on June 23 denied a request to rezone roughly 4 acres at 1251 Irvinberg Avenue from R2 (single‑ and two‑family) with airport hazard overlay to C4A (resort commercial) with airport hazard overlay.
Planning staff said the applicant asked to postpone but the council first voted to deny the postponement after residents requested the hearing proceed. When the rezoning came up for consideration, the council voted to deny the application after public comment expressing opposition and staff noting that more than 20% of property within 200 feet had filed in opposition — a threshold that, under state law, would require a supermajority (six votes) to approve.
Neighborhood speakers said the surrounding area is predominantly residential and raised concerns about traffic on a narrow, one‑car low underpass, increased trespassing, lighting and noise, and the loss of neighborhood character. Theresa Hastings and Kim Pampel described a mix of single‑family parcels, duplexes and open land along Irvinberg and said commercial descriptions presented by the applicant overstated existing commercial development. Shawna Audi, an adjacent resort operator, told council that topography reduces buffers between commercial activity and residences and said a campground or short‑term rental use would create a high turnover of transient guests.
Mr. Looney, planning staff, told council that the applicant previously told the planning commission they intended to place permanently sited Airstream units for short‑term rental on the property; the planning commission vote to approve did not pass (3 in favor, 5 to deny). He also noted state law triggered a supermajority because opposition represented more than 20% of property within 200 feet.
Council member Ryan moved to deny the rezoning; Council member Lebowski seconded. Council raised hands and the motion carried.
The denial ends the current rezoning attempt; staff told council that an owner seeking similar rezoning for the same property must wait one year before refiling.
