[{"_1":2,"_100":-5,"_101":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6701654,"mediaKeyId","3626069-4cb9db316718b6094d1074e4023e019b","parentId",3626069,"title","Neighbors press commission over proposed Johns Road duplexes, developer withdraws rezoning to negotiate access","audioSeconds",5007,"startMs",2170000,"endMs",7177000,"viewUrl","/Search/View?dp=1&key=3626069-4cb9db316718b6094d1074e4023e019b&start=2170&end=7177","thumbnailUrl","https://assets.pipeline.soar.com/3626069-4cb9db316718b6094d1074e4023e019b/thumbnail_2170000.jpg","articleUrl","/articles/6701654/Texas/Neighbors-press-commission-over-proposed-Johns-Road-duplexes-developer-withdraws-rezoning-to-negotiate-access","mediaUrl","https://secure.pipeline.soar.com/6701654-4dfeddc0cfc3cea5980f6ac07b8cccba/orig.mp4?Expires=1770585426&Signature=S-HcdoAfSJyohu1AMMMhsaB04AYBT2~QtM7sgy~M6gnTbsjS32unTvqMmRWHBF2HgmRvxvzysry0Tfloq~r--SdLS3u8h30Uu0z9xvEm7gvJ508W-TqKNznSpSSqFYgcOEcaFguDf-xhCIpbvz7g44ZEAx83EDdGHWgebi5WT9HM6BjOUmynbMwO66siACWbBYwhrZO2km0NIvwJZo0IqZ8KXV2Byn4KmmpGEn8KOpnpFMTD~UkcS3ykyzhKmVx4QDdCNeMI7y4RlQe9gfn8GEEuwz3Hq0~I-0jpFaDMAlAf7a6g21-P-kLbH1Ar0mEJsxhWXt1dj1CozGIAOe2WQw__&Key-Pair-Id=KUT5TJCACFTXG","author","Boerne","date","2025-06-02T00:00:00Z","article","The Boerne Planning and Zoning Commission heard lengthy public opposition and detailed staff analysis Tuesday over a proposed annexation and rezoning for a 6.46‑acre property at 727A Johns Road, and the applicant withdrew the rezoning request at the hearing to negotiate access and design changes with neighbors.

Frankie Linder, a planner with the City of Boerne, told the commission the developer seeks to annex the property and rezone it from interim holding to R‑3‑D (duplex residential) within the Scenic Interstate Corridor Overlay District. The parcel contains a recorded historic site, Lehi Sanatorium, and has drainage‑protection zones crossing the site; staff estimated the buildable area and said the district could permit up to about 33 lots under dimensional and environmental constraints. Linder said the applicant had reduced an earlier proposal of 34 lots to 30 and described the current draft as 29 dwelling units plus a community space.

The rezoning matter prompted a large turnout from the adjacent Villas at Hampton Place neighborhood. Dozens of residents said the narrow local streets, many homes with single‑car garages and widespread on‑street parking, and frequent child play made any new through access dangerous. “The purpose of the cul de sac is safety,” said Brian Stitch, a Hampton Way resident. Several speakers described vehicles routinely cutting through the neighborhood and several recent close calls. Jennifer Fields said residents use the neighborhood greenbelt and dog park and worried about losing safe places to walk and play.

The applicant and engineering team told the commission they had revised plans in response to earlier public input. Daniel Wetzel, who identified himself as a professional engineer for the applicant’s design team, said the current layout intentionally avoids a direct connection into Hampton Way and that accessing Hampton Way would be “absolutely our last resort.” Wetzel said the team had reduced lot counts and produced multiple revised iterations to avoid requiring two public points of access under the city code. He described outreach with Boerne Independent School District for emergency‑only access across BISD property — including a gated Knox‑box arrangement for emergency vehicles — but said BISD had not agreed to any easement and that any such agreement would require board approval.

Commissioners focused on infrastructure and the limits of private easements. Linder explained the parcel has 84.76 feet of frontage on Hampton Way and a 30‑foot private access easement along its west boundary; the recorded easement allows a single 25‑foot opening on the property. Under current city fire and access standards, Wetzel and staff said, 26 feet of unobstructed access is required for a public street; gated emergency access can change that standard but requires formal agreements. Commissioners and residents repeatedly raised the practical problem that a recorded 25‑foot access through the private easement could force the only workable access onto Hampton Way if other property owners decline to sell or grant further easements.

Ramiro Guerrero, executive director for Boerne ISD, told the commission the district had not received a formal request and that the board of trustees — not staff — would decide any access across school property. Several commissioners cited the city’s rezoning approval criteria in the Unified Development Code and said the application, as presented, left open whether the city could adequately serve the proposed development or whether the change would impair neighboring residents’ use and enjoyment of their property.

After extended deliberation and a motion to deny the rezoning was made and seconded, the applicant asked to withdraw the item. Commission staff and several commissioners urged the developer to meet with the Hampton Way HOA to pursue alternatives — including a planned‑unit approach with private streets, recorded non‑access easements that would legally bar vehicular connections through the cul‑de‑sac, and designs that preserve the on‑site historic structure. The applicant said they would pursue those options and return at a later date; with the withdrawal the commission took no vote on the rezoning recommendation.

What’s next: The applicant withdrew the rezoning application at the meeting to negotiate with neighborhood leaders and the school district. If the owner re‑submits, the matter would again come before Planning and Zoning with any new engineering, access agreements, or a planned‑unit development proposal. Staff reiterated that formal variances, plats, and any historic‑structure modifications would return to city review and, if the property is annexed, the city council would make the final decisions.

Residents and developers left the hearing with clear next steps: neighbors asked the owner to record a non‑access easement along the Hampton Way boundary and the developer said it would study private‑street/PUD options and possible gated emergency access with BISD. The city will only proceed with rezoning or plat approvals after the relevant technical details and legal agreements are resolved.

Votes and formal outcome: The applicant withdrew the rezoning request at the hearing; the Planning and Zoning Commission did not vote on the rezoning application.

Speakers quoted or referenced in this article are identified in the meeting record.","mediaType","Video","parentTitle","Boerne - Planning and Zoning Commission on 2025-06-02 6:00 PM - Jun 02, 2025","oneSentenceSummary","The Boerne Planning and Zoning Commission heard lengthy public opposition and detailed staff analysis Tuesday over a proposed annexation and rezoning for a 6.46‑acre property at 727A Johns Road, and the applicant withdrew the rezoning request at the hearing to negotiate access and design changes with neighbors.","taxTitle","Boerne, Kendall County, Texas","taxId",63804,"location","Texas","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6701649,"Commission approves drive‑through coffee shop with traffic conditions after study requirements",6116,733000,6849000,"/Search/View?dp=1&key=3626069-4cb9db316718b6094d1074e4023e019b&start=733&end=6849","https://assets.pipeline.soar.com/3626069-4cb9db316718b6094d1074e4023e019b/thumbnail_733000.jpg","/articles/6701649/Texas/Commission-approves-drivethrough-coffee-shop-with-traffic-conditions-after-study-requirements","https://secure.pipeline.soar.com/6701649-5b09ae51f118c40f2d318303852c5e4f/orig.mp4?Expires=1770585426&Signature=eSGL3JKVtQgC1UtTnGP7nD4nES1codof9o2Bf6HlLXZ0jgma5f2Y~t5YU8zbsz7RxsZnq5h9-Q3gLXaQZzaOKmWQgzxPZ~BViAJC69hqbvKCiIZd1Ga3tD47-~eIsZ0ShRRqCzi5hJygDeyssIZOT8Kdjf86U575BWF7yyla4A1Jm4gGBrxcMubhjaE0hSpBzIiyk~vBEXLEmg7zuYl3E7vSTgogvsZ2mIMTWrBVjcQwveicOcFXzJMOlTiayDQ4lL9vqBLp9DbpG4CiMpvZcOfPNBHXb3gNanci3lpx9heVj1RWc3tx8QTn-5vywdt5Pnv6i0Qf0K7YjEQmnh98Cg__&Key-Pair-Id=KUT5TJCACFTXG","The Boerne Planning and Zoning Commission voted to approve a special‑use permit for a new coffee shop with a drive‑through at the Commons of Menger (Lot 11A), subject to several conditions tied to traffic analysis and access.

Frankie Linder, planning staff, told the commission the proposal covers Lot 11A and includes a 6,300‑square‑foot building composed of a 2,400‑square‑foot coffee shop with a drive‑through and a 3,900‑square‑foot retail suite. The applicant proposed one public curb cut on Herff Road and two future cross‑access connections to the rear that would be built through cross‑access easements; the plan shows 36 parking spaces (two ADA) and stacking for 11 vehicles in the drive‑through lane. Linder said water, wastewater and electric will be provided by the City of Boerne and that staff found the site—subject to mitigation—consistent with the master plan and UDC requirements.

Applicant representatives and engineers told the commission they had prepared a traffic study and would coordinate the study to consider the developed condition of the adjacent Lot 11B (the project’s future retail lot) so the analysis reflected likely ultimate access patterns. The applicant said the west driveway and the southern curb cut would be modeled; commission members emphasized that the traffic‑analysis assumptions should represent the long‑term situation, not just a temporary or partial buildout.

Commission discussion focused on stacking and peak‑hour trip generation. Commissioners asked about the Institute of Transportation Engineers (ITE) trip rates used to estimate peak hour volumes and whether the proposed 11‑vehicle stack would be sufficient during morning peaks. The applicant noted that modern ordering patterns—mobile ordering and reserved pickup—reduce peak queue pressure and said the site included designated mobile‑order pickup spaces. Nevertheless, commissioners asked staff and the applicant to ensure operational measures would be available should queueing exceed design assumptions (for example, additional staff to take orders during peak hours and clearly marked “do not block” signage to protect circulation).

The commission approved the special‑use permit with the staff recommendations augmented by the commission’s added condition: if the traffic study determines a deceleration or other mitigation is required to prevent queueing onto Herff Road, the recommended deceleration lane (or other required mitigation) must be constructed before a certificate of occupancy for the coffee shop is issued. The motion carried 5 in favor and 2 opposed.

Practical effect: The SUP allows the drive‑through, but final approval for construction and occupancy will depend on the pending traffic study and any required off‑site improvements. Staff said the site will also need to finalize cross‑access agreements for the rear connections and any required mitigation will be enforced during permitting and prior to occupancy.

Speakers quoted in this article are identified in the meeting record.","Planning and Zoning approved a special‑use permit for a drive‑through coffee shop and adjacent retail at Commons of Menger Lot 11A with conditions requiring a traffic study and construction of a recommended deceleration lane before occupancy if the study warrants it; vote passed 5‑2.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6701645,"Planning and Zoning approves Big Country 104 plat for convenience store and canopy on Highway 46",1060,10460000,11520000,"/Search/View?dp=1&key=3626069-4cb9db316718b6094d1074e4023e019b&start=10460&end=11520","https://assets.pipeline.soar.com/3626069-4cb9db316718b6094d1074e4023e019b/thumbnail_10460000.jpg","/articles/6701645/Texas/Planning-and-Zoning-approves-Big-Country-104-plat-for-convenience-store-and-canopy-on-Highway-46","https://secure.pipeline.soar.com/6701645-d9e1b6f81a5a474ad0aa1cec5351653f/orig.mp4?Expires=1770585426&Signature=JZkAL4FOdI33I8zRyf9UGzsnInXhrc-a3q2cj5OKoO~2iz-Xqn17BrmFqVwazE4V2JdqqbITkwSUfHGv2Ic6wnEDxTmH09vZd8RBEfzLQeRtTmuZd1KqU9xvzvBVy-1MipyR6dCdf6dGRK2TC8QafA8SxvvSuuJSQ8BBpmq0zzYt0QGAAv2Xh2W60FTMqsrvQ0fde8qudmSpm2l1pzBur3ggXw3hnlHd4AHRnQ6B~Ug0sJ8CcSP552yo7lFFAwPCD~-fo7TugNnhRUeRxniPoQGOfqyAWo1GlCJBzPsx~87RCAzzCr~2cbFrsUd~rR6enPEKIhw1ljlyTWOO9euQ3w__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission unanimously approved a major development plat for a commercial parcel at State Highway 46 and Spencer Ranch Boulevard that will host a 6,500‑square‑foot commercial building with a convenience store and fuel pumps.

Joanne Andrade, a city planner, summarized the Big Country 104 plat. The 2.24‑acre parcel lies within the city’s extraterritorial jurisdiction (ETJ). The applicant’s plans call for a convenience store with fuel canopies, a suite of retail space, and 10 fuel pumps under two canopies. Public infrastructure plans were already reviewed; the developer will dedicate 0.123 acres to TxDOT for right‑of‑way and TxDOT has approved a left‑turn lane for the site’s SH‑46 access.

Andrade said a traffic impact analysis completed for the project accounted for trips from this site and the adjacent Spencer Ranch subdivision; the TIA concluded a traffic signal at the SH‑46/Spencer Ranch Boulevard intersection is not warranted now. The project reserves the code‑required five percent of impervious area as open space (0.12 acres). Because portions of the property fall in drainage protection zones, the plat was reviewed under regulations that applied at submittal in 2020 and staff said the project meets the technical requirements for plat approval.

Commission discussion touched on TxDOT coordination and earlier master development planning. Staff noted the parcel was adjacent to — but not part of — the Spencer Ranch development agreement; the Darling tubular commercial parcels in the vicinity have been developed piecemeal and the city tracks traffic generation and mitigation over time.

The commission approved the Big Country 104 major development plat subject to the listed staff stipulations; the vote was 7‑0.

Practical effect: The approval clears platting steps and allows the applicant to proceed to building‑permit submittal and construction review. TxDOT will enforce driveway design and any required left‑turn lane, while the city will enforce the plat stipulations and the required open‑space dedication.

Speakers quoted or referenced in this article are identified in the meeting record.","Commission approved a major development plat for a 6,500‑square‑foot commercial site with a convenience store and fuel canopies at SH‑46 and Spencer Ranch Boulevard; TxDOT has approved a left‑turn lane and the traffic analysis did not warrant a signal at this time.","actionData","errors"]

Article not found

Neighbors press commission over proposed Johns Road duplexes, developer withdraws rezoning to negotiate access

Commission approves drive‑through coffee shop with traffic conditions after study requirements

Planning and Zoning approves Big Country 104 plat for convenience store and canopy on Highway 46