The Buda City Council denied an ordinance Dec. 7 to change the zoning of a 2.89-acre plot of land on the corner of FM 967 and Arveda Lane from form district 4H to planned development for Buda Bend Townhomes, a new development by Origo Works. The proposed development would feature 26 units, and, though labeled townhomes, they would be sold as condominiums and a homeowners association would be established.

According to the city of Buda’s Unified Development Code, a form district 4H, or F4H, is meant to “transition from higher to lower density development” that matches the characteristics of the historic downtown area.

Under the F4H, each condo is required to sit on its own lot, which would reduce the number of units that could be built on the land, hence the request to change to a planned development, or PD.

Due to the nature of the PD zoning request, the developer was required to meet with those living in single-family residential zoning districts within 400 feet of the land in question to discuss how the development would affect them.

Letters of opposition rolled in from residents citing concerns over the development, and traffic and congestion on FM 967.

“If approved, you will be adding substantial traffic to [FM] 967, already a dangerous road. ... The new traffic will only add to the [1] mile-plus vehicle backup that already exists,” resident Toby Pearson said in a letter.

Another resident, Robert Baeumel, asked that the development be slowed down or ceased altogether until there are more roads and a better road system that can handle the traffic it would bring.

Though the planning and zoning commission voted 4-2 and recommended approval of the change, City Council echoed the concerns citizens wrote about.

“I love the idea of the development. I am very much a proponent of having a wide assortment of housing options for people who live in Buda ,but I am very much concerned about the safety of yet another entry, especially on that portion on [FM] 967,” Council Member Terry Cummings said.

Council Member Evan Ture asked about including retail in the development, which is part of the current zoning ordinance. He noted that residents in surrounding neighborhoods and developments would be able to walk to that location through appropriate connection points, which could help alleviate traffic.

“Part of F4H is, you’re really hoping for a mix, to some extent,” Ture said.

Fundamentally, he added, it would be a bad move long-term as the city would get no sales tax.

With the denial to change the zoning, it is unclear if or how the development will proceed.