The Wimberley Planning and Zoning Commission voted unanimously to recommend the city council deny a potential planned development district that would allow for a 31-site RV and tiny home park on Ranch Road 12 across the street from Plaza Del Sol. While the proposal was withdrawn from consideration following the denial, it could come back for consideration at a later date.
The RV park would allow long-term leases and would provide a washeteria and clubhouse for residents.
Being along Ranch Road 12 south of the Blanco River, the property is within the Entrance Corridor overlay district, which in this area calls for “low impact community and regional services as well as low impact traditional residential development.”It is also in a planning area that calls for “very low impact, larger lot residential developments and agricultural uses.”
“The proposal includes 31 long term RV sites on 9.23 acres of property, roughly 3.36 dwelling units per acre,” Nathan Glaiser, planning and development coordinator for the city of Wimberley, said. “Due to the density and the number of dwelling units proposed, staff finds that this (Wimberley Planned Development District) application is not consistent with these two planning areas. Staff does recommend denial of the WPDD application.”
Jon Thompson, who was representing the owners of the property, stated that the proposed density is not as high per acre as what is allowed for RV parks in zoning areas where they are allowed. He also stated that the natural features of the property should alleviate some of the concern about the setback from Ranch Road 12.
“The fact that it is over 100 feet from the highway and sits back up off the road allows for the natural vegetation to be maintained and left alone,” Thompson said. “Pierce creek would be left alone because it is in a floodplain, and also the city has the water protection overlay that has to be complied with. We are not asking for any modification of that.”
There were 20 letters written to council opposing the zoning change including four that are adjacent property owners. The adjacent property owners who are against the change represent 28 percent of the surrounding property. When more than 20 percent of adjacent property owners are against a zoning change, a supermajority vote, historically four of the five members of the city council, is required for the proposal to pass as opposed to a simple majority vote.
Traditionally, a recommendation from the planning and zoning commission would move to the city council for a final decision; however, the owners of the property stated during the meeting that they would like the project tabled until they could take the input received and make changes to the plan.
“We do want to be good neighbors and good citizens of this town,” property owner Pat Tessaro said. “…I understand how people feel about continued development. We are sympathetic to those concerns, and we intend to listen to those concerns to see how we can move forward.”
The commission recommended denial of the proposed WPDD 6-0 listing multiple reasons including the density of the project, its compatibility with zoning and the comprehensive plan, the proximity of the project to Pierce Creek and the protection of the Entrance Corridor.
According to city staff, the project has been withdrawn from consideration at this time and is not on the agenda for the January 20 city council meeting.
