Commission approves short-term rental at 202 River Road with condition barring cottage from rental

The Wimberley Planning & Zoning Commission voted 4–2 to recommend approval of Conditional Use Permit 25-013 to allow a Short-Term Rental 2 at 202 River Road, approving the application with a condition that the small accessory cottage on the lot be excluded from rental use.

Nathan (S2), the city director who presented the application, told the commission the 0.28-acre lot is zoned R-3 and that the applicants had been notified through mailed notices and a yard sign. He said the proposed building footprints and porches total about 2,600 square feet — roughly 23.3 percent impervious cover — and that the driveway would use a pervious gravel system to limit runoff. “The footprints of the building and the porches and, proposed walkways combined is gonna be 2,600 square feet total, which is a 23.3% impervious,” said the project architect (S8).

Neighbors and nearby business owners urged caution. Robin Germain Bear, who lives adjacent to the lot, said the corner is “insanely noisy” and warned the proposal amounts to a hotel-scale use on a small parcel: “I don't have a problem with a single family residence there. I do have a problem with the hotel also…this is gonna create a huge traffic issue,” she said. Lisa Kiefer, an owner of property across the street, called the four-unit design “too much for such a small piece of property” and flagged safety concerns about River Road’s curve and construction access.

Applicant Lindsay Davis (S11), who identified herself as a local business owner and co-applicant, said the units are intended to serve couples on short getaways and that the cottage accessory building will not be rented. She said a local management company would oversee operations and that septic design has been completed. “It's geared more towards a higher end couples weekend away…we are within our restrictions of residential code for size and usage and septic design has already been completed as well,” Davis said.

Commissioners discussed zoning tools and neighborhood character, with some members saying the area has already shifted toward commercial use and others noting the lot meets existing R-3 zoning standards. After discussion, Commissioner S3 moved to approve the CUP with a friendly amendment excluding the cottage from the rental scheme; Commissioner S4 seconded. The motion carried 4–2.

The commission’s recommendation will be forwarded to Wimberley City Council for final action as provided by the city’s land-use process. No change to zoning was made at tonight’s meeting; commissioners noted that rezoning to commercial could be considered separately to guide future development along River Road.

Votes and next steps: The Planning & Zoning Commission voted to recommend approval of CUP 25-013 with the cottage excluded from the CUP; the item will proceed to city council for final action.