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Court denies variance for 706 Union 1 Road; owner sought to split 8‑acre tract into three parcels
Summary
A variance request to reduce frontage on an 8‑acre parcel in the New Braunfels ETJ was denied after the court debated an agricultural exemption, potential landlocked back parcel and financing implications; vote failed 4–1.
A property owner seeking to divide an 8‑acre tract at 706 Union 1 Road into three parcels asked the Commissioners Court for a variance to the 200‑foot frontage requirement for county roads. County planning staff said the split would create a rear parcel that relied on an agricultural exemption under Local Government Code §232.0015; if the exemption ceased in the future that rear parcel would need to plat and could become landlocked without access.
The owner, identified in court as Ms. Tristan, told the court she bought the property in 2006 and planned the split to downsize and leave a parcel to family; she said a neighboring veteran had shown intent to buy the back parcel. Commissioners questioned the sufficiency of a neighbor’s informal note and the financing practicality of 8‑acre parcels; the judge voiced concern about applying variable standards and the risk of undermining written subdivision rules. A motion to grant the requested three‑parcel split failed (recorded as 1 yes, 4 no) and the court denied the variance request.
Commissioners discussed alternatives such as a single split with plat notes restricting further subdivision or a documented purchase contract to secure an agricultural exemption for the rear parcel. The court did not adopt such an alternative at the meeting; staff said they would consider options and follow up as needed.
