Commission approves short-term rental at 106 Ryburn Street after staff conditions; neighbor raises parking concerns

The Waxahachie Planning and Zoning Commission recommended approval of a specific-use permit (CDC-50-2025) to allow short-term rental use at 106 Ryburn Street, a four-bedroom property listed in staff materials as owned by LGE Investment Homes LLC.

Anh, a city staff member presenting the application, said the house is located in an SF‑3 zoning district on about 0.12 acres, the primary structure measures approximately 1,699 square feet with four bedrooms, and staff limited the permit to a maximum of two on-site parking spaces because the site only has improved surface for two vehicles. "The application was received on 04/02/2025," Anh said, and staff reported sending 78 notices and receiving six letters of support and two letters of opposition (the two opposition letters were received after the staff report was published). Anh also said staff identified a posted advertisement for the property and contacted the applicant; the ad was removed immediately.

During questioning, commissioners pressed staff and the applicant’s representative about how parking, occupancy and emergency response would be handled. Staff said maximum occupancy under the conditions would be ten ("2 per bedroom plus 2," as stated in the presentation) and that the listed emergency contact is approximately nine miles from the subject property.

Priscilla Santiago, representing the applicant Gilberto Escobedo, said she manages the short-term rental operations and is listed as the primary emergency contact on booking listings. She described operational rules written into the listing, a check‑in code process and front‑door cameras used to monitor arrivals: "We do have cameras in the front... Check-in is at 4PM... they're given the code..." Priscilla also said the property was unlisted immediately after the city notified the applicant and that she enforces parking rules and applies fines or asks guests to leave if they violate them.

Waxahachie resident Ira Tenpenny told the commission he worried the two on-site parking spaces are insufficient for a four‑bedroom short‑term rental and that overflow would lead to on‑street parking and potential parties that would disrupt the neighborhood. "The parking place is a problem," Tenpenny said, urging stricter controls.

A motion to recommend approval of CDC-50-2025 subject to the staff report conditions and authorizing the city manager and mayor to execute documents was moved, seconded and carried by voice vote.

The commission’s recommendation will be forwarded for administrative processing and any required permit execution.