Commission denies special-use permit for short-term rental at 5235 FM 1863 in Bulverde

The Planning & Zoning Commission voted to deny a special-use permit request for a short-term rental at 5235 FM 1863 in Bulverde.

The applicant, introduced to the commission as Gloria Zarate, told commissioners the property was purchased Nov. 20 and that she and her husband planned to remodel and move in once he recovered from upcoming heart procedures. "We purchased this property on November 20...we are just having two homes," Zarate said, explaining that short-term rentals would cover the interim while they finish the remodel and her husband recovers.

City staff explained short-term rentals are not permitted within city limits without a special-use permit and said the application would allow single-family‑type occupancy subject to the city's nuisance requirements. Staff also said neighbors had been notified — 11 notices were sent — and that, unlike some previous proposals, no neighbors had registered formal opposition for this case.

Several commissioners pressed the applicant and staff on practical limits and long-term effects. One commissioner warned approving an SUP could open a "Pandora's box" of future requests and noted that SUPs often stay with the property: "One of the issues associated with special use permits is there's an opportunity for neighbors...the last times that we've considered this, there was significant neighborhood opposition," a commissioner said. Commissioners asked how many guests would be allowed (the applicant said no more than seven at a time and that occupants would be expected to maintain the home) and whether the city could make permits owner‑specific; staff said SUPs generally remain with a property unless code changes are made.

After questions and discussion, Commissioner Myers moved to deny the request; the motion was seconded and the commission voted in favor of denial.

The commission took no other action on the item; the denial was the final decision at this meeting.