Planning commission recommends rezoning three River Road/Lang Road lots to C‑1; members debate parking and conditional uses

The Wimberley Planning & Zoning Commission voted on Dec. 11 to recommend that City Council rezone three small lots at the corner of River Road and Lang Road from R‑3 to C‑1 (low‑impact commercial).

Commissioners discussed the parcel mix—two lots with houses and one vacant lot—and debated whether C‑1 would expose residents to intrusive conditional uses (drive‑thrus, convenience stores) or whether the designation would provide appropriate, low‑impact commercial options such as small offices, medical clinics, nonprofits or limited lodging. Commissioner Vance McCracken and others urged caution about conditional uses; one commissioner proposed instead an L‑1 (lodging) designation for the center lot because an applicant has proposed four units there.

Staff clarified that conditional uses must return to planning and zoning and then to council for approval, and that parking requirements remain tied to the proposed use. The commission noted the central lot already has an approved development for a small lodging use (previous council action), and members discussed how rezoning small lots could affect parking and access in the already constrained corridor.

Motion and vote: Commissioner (speaker 6) moved to recommend rezoning the three R‑3 lots to C‑1; speaker 1 seconded the motion. The commission approved the recommendation by voice/show of hands and the motion passed. Commissioners asked staff to verify whether existing conditional‑use permits convey with the property and to confirm parking and ingress/egress requirements before council action.

What happens next: the commission will forward its recommendation to City Council for consideration; additional materials (site plans and parking clarifications) will be provided to council and to the public as part of the council packet.