[{"_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",6475512,"mediaKeyId","5733762-fa00dbf4e18107b7ff780e7ed89ca9ad","parentId",5733762,"title","Commission approves PUD for 6.46 acres near Johns Road, with recorded non‑access easement and conditions","audioSeconds",3361,"startMs",4029560,"endMs",7391400,"viewUrl","/Search/View?dp=1&key=5733762-fa00dbf4e18107b7ff780e7ed89ca9ad&start=4029&end=7391","thumbnailUrl","https://assets.pipeline.soar.com/5733762-fa00dbf4e18107b7ff780e7ed89ca9ad/thumbnail_4029560.jpg","articleUrl","/articles/6475512/Texas/Commission-approves-PUD-for-646-acres-near-Johns-Road-with-recorded-nonaccess-easement-and-conditions","mediaUrl","https://secure.pipeline.soar.com/6475512-72089c4c82508ae6a02a52878f5dff97/orig.mp4?Expires=1770432987&Signature=EclW7nmWXfRLvhlanhDjIuR7AB1mA1u8L~aYl35fkfAqz~CAcDX5LiJv3y48QMDKXnv9~irPA8oAlPmmyBKBrgsMWgqa6sMREUSsMz0yj53Z8suXYw1USa~JLHOBr8b1gAtTijDtfj~wOtjgbJZJEgVi5OHmmoVnrPct1~-WLkMwY~tD9ycpV3NGb0BUY0jAQ4wudxvfK~7rbFbFpY~PUUEKtQ2SNtGyVeP51ZekYHhI4JzncGSo9nrnop3Dc9MC1sCEOfnVMwq0MwmKMlQqGsno1VPHBd1BGPkQyNZFrEoEOMMvY4c4ucSql4WpTglam2NkYhFje53~rIA~hS1yWg__&Key-Pair-Id=KUT5TJCACFTXG","author","Boerne","date","2025-09-08T00:00:00Z","article","The Planning and Zoning Commission unanimously recommended approval of a planned unit development (PUD) for a 6.46‑acre tract at 7278 Johns Road after reviewing a revised design that reduces lot count and preserves a historically significant structure.

The commission voted to recommend approval with conditions that require the PUD to substantially conform to the plan packet, to secure an emergency access easement approved by the Boerne Independent School District (BISD), and to require recorded documentation that protects the villas at Hampton Place from cut‑through traffic. The motion to recommend approval was made by Commissioner Cates and seconded by Commissioner Byrd; the vote was unanimous.

The parcel, which remains outside city limits and is pending annexation, contains the Lehi Sanitarium — a recorded Texas historic landmark. The applicant proposes to preserve and retain the building on site as a community focal point; the commission emphasized that any modification to the structure would require review by the Texas Historical Commission and the city’s Historic Landmark Commission.

Key conditions attached to the recommendation include:
- Substantial conformance with the PUD plan packet (dated 09/02/2025).
- An emergency access easement must be approved by BISD and meet city and fire‑code requirements.
- All private streets must be designed and constructed to UDC/engineering standards; gated entrance layouts must comply with the engineering design manual.
- Dead‑end roadways must meet engineering design manual requirements.
- The PUD will be null and void if stipulated conditions are not met, and the PUD must comply with UDC expiration and amendment rules.
- The commission added two P&Z stipulations prior to recommending approval: (1) a five‑foot non‑access easement along the southern boundary must be recorded to prevent connection to Hampton Place; and (2) the applicant must provide documentation acceptable to the city attorney that confirms legal use of the 25‑foot private access easement along the property’s west boundary.

Staff told the commission the city has capacity to provide water, sewer and natural gas to the site upon annexation; Bandera Electric Company is the expected electric provider. Staff also noted that open‑space dedication in the PUD (about 1.74 acres) exceeds UDC open‑space requirements for a development of this size.

Neighbors and representatives spoke during the public hearing. David Wetzel, one of the project engineers/applicants, told the commission the access easement on the west side of the property is a recorded 30‑foot easement that allows one 25‑foot access drive to the site; he told the commission the applicant will not bring a plat to the city without recording the non‑access easement requested by neighbors. BISD’s executive director of operations, Ramiro Guerrero, told the commission his board had not yet approved any emergency‑access easement and said the district must ensure campus safety before approving an easement across BISD property. The applicant indicated it will pursue that approval if the zoning is recommended by the commission.

Commissioners also discussed drainage constraints. Staff noted a roughly 110‑foot wide drainage‑way protection zone crosses the site and that any access bridging that zone would be designed to accommodate the 100‑year storm per city engineering standards.

The commission’s positive recommendation will be forwarded to City Council along with the recommended stipulations; staff cautioned that annexation and platting remain separate, later steps and that final design and construction are subject to full compliance with city codes and engineering standards.","mediaType","Video","parentTitle","Boerne - Planning and Zoning Commission on 2025-09-08 6:00 PM","oneSentenceSummary","The Planning and Zoning Commission unanimously recommended approval of a planned unit development for a 6.46‑acre tract at 7278 Johns Road, subject to nine stipulations that include recording a five‑foot non‑access easement to prevent cut‑through traffic into the adjacent villas at Hampton Place.","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},6475507,"Commission grants variance on Ammon Road left‑turn lane for church; members split 4‑3",1753,7271985,9025756,"/Search/View?dp=1&key=5733762-fa00dbf4e18107b7ff780e7ed89ca9ad&start=7271&end=9025","https://assets.pipeline.soar.com/5733762-fa00dbf4e18107b7ff780e7ed89ca9ad/thumbnail_7271985.jpg","/articles/6475507/Texas/Commission-grants-variance-on-Ammon-Road-leftturn-lane-for-church-members-split-43","https://secure.pipeline.soar.com/6475507-e235b1df1078513d0c46d3bc61ae258c/orig.mp4?Expires=1770432987&Signature=joGwVtWT5b--4eoKt75NofMoWUua6Wg12Oc9U9xeMgBjYXYrJ8yJdxQ2iN0C85YmJQm3tIDgAyzXdkuesmAVlPxG0jgQZQje26ox4kQys-booqyAjZESfBfX1YHWs2--xi6vDTTkYSB4KbF~gdl039kG5VDNSk1xwsJe0TIe83UlxR-RWRaQR2llFtSYrvcn87A4V4LFyWrgtgCOt8ef378AbYH5zVm49b7rJEqDpq5iDOeUl82KDZqrFYyaqExEpwosEvwCybZloaet0UGt6Dwgw~uBY~vCYtOo5yYwPEh-BU8g-cI35EGcnXoKQGH3QWBJ3sIhv-xYMrnXrd7t-g__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission approved a variance, 4‑3, from a city engineering requirement that would otherwise have required installation of a left‑turn lane on Ammon Road for a proposed church development in the county‑maintained corridor.

The project applicant, Bridal Fellowship Church, is proposing a roughly 54,000‑square‑foot sanctuary on an 18‑acre parcel east of Boerne that remains in the extraterritorial jurisdiction (ETJ). City code requires a left‑turn lane at collectors or arterials when left‑turn movements reach five or more vehicles in the peak hour; the applicant’s traffic impact analysis calculated 13 left‑turn vehicles in the Sunday peak hour. After debate, commissioners approved the variance while attaching a requirement that the public‑infrastructure set include traffic‑calming or advanced‑warning measures (to be reviewed in construction plans), and that the applicant construct the right‑turn deceleration lane already proposed.

The applicant argued the site’s traffic is highly concentrated on Sunday mornings and that the church has a long record of using off‑duty Kendall County deputy sheriffs for traffic control at existing locations; the church’s representatives told the commission those controls, together with the right‑turn deceleration lane, would safely manage traffic for the current proposed use. Pastor Jared Patrick told the commission the congregation has operated at nearby locations for several years and has used off‑duty officers to manage Sunday circulation: “We simply want to be honest… we’re not afraid to spend resources on what’s necessary… we just want to steward resources well based on what the TIA shows.”

City staff noted Ammon Road is a county‑maintained major collector, posted at 45 mph in the area, and the county’s engineers advised against waiving the turn‑lane requirement in a letter included in the packet; the county also supplied a rough‑proportionality estimate the county said could apply to mitigation. Staff and the applicant disagreed about whether county or state standards would require the lane if the parcel were outside the ETJ; TxDOT’s threshold for a left‑turn requirement would be 15 trips. The applicant’s traffic engineer said the eastbound trip distribution and the low frequency of left turns from the smaller traffic stream did not make a left‑turn lane necessary and that building one would require about 700 linear feet of new pavement and culvert adjustments that would materially increase project cost.

After discussion about long‑term growth on Ammon Road and the possibility that future development could change traffic volumes, commissioners approved the variance 4‑3 with a stipulation that the applicant include advanced‑warning signage and that public‑infrastructure plans presented later show the traffic‑control measures. The vote was divided, and the motion to approve carried with four commissioners in favor and three opposed.

Commissioners and members of the public repeatedly framed the question as a tradeoff between near‑term project scale and longer‑term safety and infrastructure needs; several commissioners said they would prefer to see future threshold triggers so that if uses change or weekday programs are added the project would be reexamined. Staff said updated TIAs and county reviews would be required for future substantial changes and that any different use or increased frequency would likely trigger additional mitigation.","The Planning and Zoning Commission approved a variance, 4‑3, to waive a required left‑turn lane on Ammon Road for a proposed church, requiring instead construction of a right‑turn deceleration lane plus advanced‑warning measures and off‑duty traffic control during services.",{"_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},6475517,"Boerne planning commission delays ratification of zoning tied to Buc-ee’s after hours of public comment",7890,155301,8045451,"/Search/View?dp=1&key=5733762-fa00dbf4e18107b7ff780e7ed89ca9ad&start=155&end=8045","https://assets.pipeline.soar.com/5733762-fa00dbf4e18107b7ff780e7ed89ca9ad/thumbnail_155301.jpg","/articles/6475517/Texas/Boerne-planning-commission-delays-ratification-of-zoning-tied-to-Buc-ees-after-hours-of-public-comment","https://secure.pipeline.soar.com/6475517-96ab769a493af95a3b2a8849d250256e/orig.mp4?Expires=1770432987&Signature=BwgTcC1XozTNKEpjIlUGkg9edhevhHiZk3rtn4DA1BvEu0H4UfZ2Neu0JNJloHkauWD1wEt9cHtK4Nu8pViWBBbrfxk-9qD3rR3-jNdONqM~wVGhZGLFt962CZQlmcBN9c-XTsWZliXBD~s6o35vEb-2p69Ak8ZuFgfVcpy5uhz17eOWjtikpghufsO6qwlmxHCh2nGN-5bBBXi2AcRz4sL~BcrFnQs8TAbWOhqk5sLe3V~huGJwGqGLWipbHajwg~y2G-eZmuhhWUJ~U1DIdrGSmATzftqbkG-C0o~zzVeWJtGg5uB1RftHRLJlWbZ82YvE173Lg687ME6w0uShAg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission of the City of Boerne voted to postpone a decision on a staff request to ratify C‑3 (community commercial) zoning on a 5.155‑acre tract adjoining the Buc‑ee’s Buck East development, after residents and neighborhood groups urged the commission to delay action until traffic, utilities and sign‑permit questions were resolved.

The delay was approved 6‑0 with Commissioner Keller recorded as abstaining. The motion to table was made and seconded on the record; the postponement moves the matter to the commission’s next meeting and gives staff and the applicant time to address outstanding issues.

The item before the commission was a staff recommendation to designate the parcel within the city’s Unified Development Code (UDC) framework as C‑3, a district staff said best matched the retired B‑2 Highway Commercial classification that applied to the site before the 2021 UDC update.

Many residents urged the commission not to treat the request as a mere administrative correction. “Approving this zoning change in isolation is like handing the keys to a car when it hasn’t even been built,” said Amelia Andrews, a Regent Park resident, during public comments. Andrews and other opponents pointed to outstanding issues they said should be settled first: multiple rounds of revisions to a traffic impact analysis, the status of a sewer main bid, the sign permit for a 75‑foot Buc‑ee’s sign, and what residents described as incomplete or missing public records about earlier negotiations and incentives.

Speakers cited the development agreement between the city and the developer — which includes a 20‑year, 50% sales‑tax rebate referenced in public comments — and asked that more of the project’s elements be settled before a zoning decision. Multiple speakers asked for stronger protections for adjacent neighborhoods, including limits on cut‑through traffic and fencing between the project and nearby preservation land.

City staff described the night’s agenda item as a map correction to reflect that a parcel formerly owned by TxDOT retained B‑2 zoning and therefore should be assigned the closest current UDC district (staff recommended C‑3). Director of Planning and Community Development Nathan Crane told the commission that the action under consideration would not affect Site A (the larger Buc‑ee’s pad) or site planning, lighting, signage or design approvals; those matters require separate applications and permit reviews. City attorney Mick McKamey described the change as an administrative correction to align the map with prior actions.

Commissioners and the public debated whether the posting language and acreage had changed between an earlier, postponed agenda and the current meeting. Several commissioners and residents said that discrepancy increased community skepticism and called for more transparency in the process. Multiple speakers also urged the commission to withhold any ratification until the final traffic study and utility plans meet current standards.

The commission’s tabling action does not prevent the city from continuing to review building or infrastructure permits that meet existing requirements, and staff noted that permits that are otherwise complete can be issued while the zoning question is deferred.

The item will return to the commission after staff and the applicant provide updated materials and responses to the outstanding concerns raised tonight.","After more than two hours of public comment on lighting, traffic, sign permits and transparency, the Planning and Zoning Commission voted to table consideration of a zoning “ratification” for a 5.155‑acre IH‑10 property associated with the Buc‑ee’s project for 60 days; vote was 6‑0 with one abstention.","actionData","errors"]

Article not found

Commission approves PUD for 6.46 acres near Johns Road, with recorded non‑access easement and conditions

Commission grants variance on Ammon Road left‑turn lane for church; members split 4‑3

Boerne planning commission delays ratification of zoning tied to Buc-ee’s after hours of public comment