[{"_1":2,"_112":-5,"_113":-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",[32,76,88,100],{"_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",6612125,"mediaKeyId","2892355-414fbadb7c83336b24f39bf5179f91fa","parentId",2892355,"title","Commission discusses access, drainage and preservation challenges for proposed duplex development at 727A Johns Road","audioSeconds",379,"startMs",2487000,"endMs",2866000,"viewUrl","/Search/View?dp=1&key=2892355-414fbadb7c83336b24f39bf5179f91fa&start=2487&end=2866","thumbnailUrl","https://assets.pipeline.soar.com/2892355-414fbadb7c83336b24f39bf5179f91fa/thumbnail_2487000.jpg","articleUrl","/articles/6612125/Texas/Commission-discusses-access-drainage-and-preservation-challenges-for-proposed-duplex-development-at-727A-Johns-Road","mediaUrl","https://secure.pipeline.soar.com/6612125-26368449b9efce6739655e652f4d77d5/orig.mp4?Expires=1770445671&Signature=JwY7P3u3aQOO~UP9kbvn1qtGQjTTLvCXg8rTNUI-0HqO4g~ItDWUlS51a2tDsP~zG9XbQcoKDxZj3e~LcGIcin6yqyKuPAiwHJJPOuB14LGW0BzBcDs0kDx9MDsy3sU9vVQt-q4LxPCdgp-Unv20GD7QBc2OjEdC-HxRP5yQTBeUEElxOZ45eG8K-dZkVpQTSnHFJ1mvJUBH2VE5P2w6gKNx2oaOJI2jcLtAYT801NaTq5vlcrr9RlTCGwxE~fBtTqypvHgVt-meHAhdkwAOy~xavlwoLXXIsCiqrYgUTPyttPiBGC2JkeS3bHquYVRLunQwyeSwJV15U5~aZryb8w__&Key-Pair-Id=KUT5TJCACFTXG","author","Boerne","date","2025-04-07T00:00:00Z","article","The Planning and Zoning Commission held a discussion item on a proposed annexation and rezoning of about 6.4 acres at 727A Johns Road for a duplex development (applicant requested R3D). The item was presented as an early-stage, informational discussion to align the owner’s vision with the commission’s expectations before formal filings proceed.

Planner Frankie Linder described the property as mostly undeveloped, containing a state-recorded historic structure and a drainage-protection zone (DPZ) that crosses the parcel. She said the parcel’s future land use designation is transitional residential, which anticipates a mix of higher-density housing such as townhomes, duplexes and multifamily, serving as a buffer between lower-density neighborhood residential and auto-oriented commercial near I‑10.

The applicant team (Centerline Engineering) and owner advised commissioners of constrained access. The property currently has a single public street connection at the end of Hampton Way, a neighborhood cul-de-sac. A private cross-access easement runs along the west side of the property and links, through a hotel parking area, to the I‑10 feeder. The easement language allows a 25-foot point of connection from the subject tract to the cross-access road; the city’s fire and access standards now require 26 feet for fire apparatus access. The applicant reported they sought additional access from the neighboring western property owner but were refused. The school district told the applicant it would permit emergency-access widening with a gated Knox box but was unwilling to provide full public right-of-way across school property for security reasons.

Applicant engineer Daniel Wetzel said the development team has illustrated a 34-unit layout of individually platted duplex lots (34 lots with duplex units), and proposed extending Hampton Way and providing supplemental emergency access via the school property. Weber/Centerline noted that a longer single access path or a dead-end street of excessive length would require variances and could render the project infeasible; the applicant said they had considered smaller lot counts but that certain access configurations reduced developable lot counts below viability thresholds.

Commissioners and neighborhood speakers raised concerns about converting the existing cul-de-sac and narrow Hampton Way to a through route, noting on-street parking, single-car garages and prevalent family traffic in the neighborhood. Several commissioners encouraged continued outreach to the apartment owner to the north and to explore alternative access or reduced unit counts to avoid forcing heavy traffic through the existing neighborhood street. A representative for the western landowner said the owner declined to change the reciprocal access agreement or to grant an additional access point despite offers of compensation.

The commission did not take action on zoning or annexation at the meeting; staff said the owner had started annexation and rezoning procedures but paused them to gather input. Staff and the applicant will consider alternate lot counts, access alternatives and potential variances and will return to the commission with refined options. The historic structure on site was presented as retained in the applicant’s draft plan, noting state historic review and the city’s Historic Landmark Commission approvals would be required for relocation, demolition or renovation.

Key technical constraints identified: the DPZ crossing the parcel, limited existing public right-of-way (Hampton Way cul-de-sac), a private cross-access agreement limiting a connection to 25 feet, fire access width now at 26 feet, and school-security restrictions against full public through-access across school land. Commissioners asked staff to continue coordination and to return once the applicant has refined designs, access agreements or variance requests.","mediaType","Video","parentTitle","Boerne - Planning and Zoning Commission on 2025-04-07 6:00 PM - Apr 07, 2025","oneSentenceSummary","Commissioners discussed an early-stage proposal to annex and rezone roughly 6.4 acres at 727A Johns Road for duplex development, focusing on constrained access, a drainage-protection zone and a historic structure on the site.","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},6612130,"Commission approves special use permit for O’Reilly Auto Parts at Live Oak Shopping Center with delivery-hour limits",2106,1959000,4065000,"/Search/View?dp=1&key=2892355-414fbadb7c83336b24f39bf5179f91fa&start=1959&end=4065","https://assets.pipeline.soar.com/2892355-414fbadb7c83336b24f39bf5179f91fa/thumbnail_1959000.jpg","/articles/6612130/Texas/Commission-approves-special-use-permit-for-OReilly-Auto-Parts-at-Live-Oak-Shopping-Center-with-delivery-hour-limits","https://secure.pipeline.soar.com/6612130-aac4ae4a4575db1eb2d18ea0e8d6ecb0/orig.mp4?Expires=1770445671&Signature=ha1om7SZrgOLfq9IvvEXbnpR7H7JDbZctUDuNdX516ZVxS8zMmTnDAXBY-Qs-0ckE1876~Y1N-Xh8i-1HPcxg8DFA9CYy~uP5wfBypDsKdwW~VOJA2f1lp~ANz50d861QQ9v3CINHhwAiNespYK9838MAUjbIk8mUQqRHosgUUlDBe6FzAv0IpZxAJwvUcSVWwM6a30m6~qxdXuohz17Sc1143aD9UyT1G4~C6m3XFuEB11MJY8ZtRa-lIg6kglYe3UjyCjkqNkuZiVKFsO5XS2FW~uwT4VJrBcveIU4TzXedADNHen3LvSdbObcVv~s53vJ43zX3QGSyxe0JnF7YA__&Key-Pair-Id=KUT5TJCACFTXG","The Boerne Planning and Zoning Commission approved a special use permit (SUP) 7-0 on Monday to allow an O’Reilly Auto Parts store to occupy an 8,400-square-foot tenant space at the Live Oak Shopping Center, 1032 North Main Street. Staff recommended approval after concluding the proposed use is consistent with the comprehensive plan and zoning for auto-oriented commercial in the entrance corridor overlay district.

Planner Joanne Marie Andrade described the project as a tenant improvement within the existing center with no increase in building footprint or impervious cover, 48 on-site parking spaces and a shared-parking agreement that provides 199 total shared spaces across the center. She said the property is not in a flood plain and that lighting will comply with the city's dark-sky ordinance.

Kinetic Design and Development representative Griffin Bobbitt and local developer Michael Jerson described proposed center improvements including landscaping, painting, parking-lot restriping, and a refreshed pylon-style multi-tenant sign. O’Reilly staff and district manager Kathy Garcia cited operational details, and Garcia said deliveries typically follow regional truck schedules and that the company could route or restrict deliveries to avoid disturbing nearby residents.

Commissioners pressed the applicant on truck deliveries and residential impacts. After discussion the applicant accepted a condition limiting deliveries to 7 a.m.–10 p.m. and to avoid late-night/overnight truck activity; commissioners also confirmed no Sunday or Monday truck deliveries were planned. The commissioner's motion to approve included the delivery-hour restriction and passed 7-0.

Staff noted parking will remain governed by the center's shared-parking arrangement and that future tenants could trigger additional requirements only if a use like a large restaurant occupied more than 25% of center area. The applicant said loading will use a rear dock; the developer said that rear area will be repaved and improved to accommodate deliveries.

The SUP requires subsequent building and sign permits to comply with the entrance corridor overlay and UDC standards; staff will verify compliance during permit review.","The commission recommended approval and then voted 7-0 to grant a special use permit for an 8,400-sq.-ft. O’Reilly Auto Parts at 1032 North Main Street with conditions including delivery hours limited to 7 a.m.–10 p.m., no Sunday/Monday truck deliveries and compliance with the entrance corridor overlay and dark-sky lighting rules.",{"_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},6612134,"Commission grants 30-day extension for Chase Bank development; applicant pledges early sign removal",262,1497000,1759000,"/Search/View?dp=1&key=2892355-414fbadb7c83336b24f39bf5179f91fa&start=1497&end=1759","https://assets.pipeline.soar.com/2892355-414fbadb7c83336b24f39bf5179f91fa/thumbnail_1497000.jpg","/articles/6612134/Texas/Commission-grants-30-day-extension-for-Chase-Bank-development-applicant-pledges-early-sign-removal","https://secure.pipeline.soar.com/6612134-6b04f78b68312e4d65c22f17ee0d743a/orig.mp4?Expires=1770445671&Signature=m4~I-Ve4LRbIC8qjx-BrgKOMxUtQmCysuP0-A7xk-ysbJhvJ2rbaxE4DbdqndsxwEXPBwwnx-1CVg-Cj6i-xZNPKdo2jSoOJ5ubM1Y4lPPqp-hS0CiZTfoyPimW6uwMuM1BopYH7MTpiSfOts29TIW4wJ9oFaT4reEg8XqBOnBlkH2kWhkKCQ8wY0BdcKitfAZ5GWT1HCd~prpkrDyR~S7urIsi8R7AwJr3OhHFFYo2Hi~m3hcUtw8~8-edIur1i6aASNrNPhFGPVKVy-S6lzs5oGGtzSy9ShvxuzUdC80rCAdktYfT0Y1sD8DBk-FlRd7F69rQ~DbgjOEGhlmHtNg__&Key-Pair-Id=KUT5TJCACFTXG","The Boerne Planning and Zoning Commission unanimously approved a 30-day time extension for the major development plat for a Chase Bank site at 441 West Bandera Road, giving the applicant additional time to address outstanding plat and LLC comments required by city code.

Staff said the plat is a single-lot development on the former Shell station site and that outstanding items include minor plat comments and pending LLC approval required by the Unified Development Code. The extension was requested so the applicant could complete those items.

During discussion, commissioners pressed the applicant about a long-standing nonconforming highway sign on the site. Stephanie Calamari (the applicant) told the commission that \"that sign is actually already in the bid set that we have already gotten the contractor on board to have it removed, and it's just one of the first things that is coming down\" and that removal would occur before building activity that might damage new work. Commissioners urged earlier removal; Calamari said sign removal would occur before digging and as early as when a building permit is available.

The motion to grant a 30-day extension carried 7-0. No specific new deadlines beyond 30 days were detailed during the meeting. Commissioners noted continued interest in expedited sign removal and that staff would follow up as the extension progresses.","The commission granted a 30-day time extension for a Chase Bank major development plat at 441 West Bandera Road, and the applicant said removal of an existing nonconforming highway sign is in the contractor bid set and will be among the first actions when construction begins.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6612140,"Planning commission approves Birch at Spencer Ranch Phase 3 final plat with amended traffic-stipulation",1308,183000,1491000,"/Search/View?dp=1&key=2892355-414fbadb7c83336b24f39bf5179f91fa&start=183&end=1491","https://assets.pipeline.soar.com/2892355-414fbadb7c83336b24f39bf5179f91fa/thumbnail_183000.jpg","/articles/6612140/Texas/Planning-commission-approves-Birch-at-Spencer-Ranch-Phase-3-final-plat-with-amended-traffic-stipulation","https://secure.pipeline.soar.com/6612140-38708853f67223d7d8861c8efb07f97b/orig.mp4?Expires=1770445671&Signature=iGTIEcNNV37fOoC5TVimzL2mKkTF9Sd8-tiCbIv59DnSpb0Z640-gvLsg571YoFq4DTFplJNLuDurfkal8iAyjzd9sta6TteBwe50hCvfYsE40FX0D~rptYI2xoyd-hBT~UkDZmQRfLxV8qG7T2Y4WyTFQ6xDfw0njfe9Se7ItauHghf7-G4XKEnmja350Z-TfF2jy6mHT2jNlfM7HzJO~hKZ-Uk5U00ZeiFRTAF7rdf~jeH4CuzHU~zj03fWNK1Re0AAc3jZHoD6NpPc7GTeqxDDijAW2UaZXwgSxou6QvbVQ~-DWVgSngRYQQMVIFQZXAs5chQI~0YxJo9oLGB7A__&Key-Pair-Id=KUT5TJCACFTXG","The Boerne Planning and Zoning Commission on Monday approved the final plat for Birch at Spencer Ranch Phase 3, a proposed 70-lot single-family subdivision west of Spencer Road and north of State Highway 46, by a 7-0 vote.

Planning staff presented the application and said the proposed final plat is consistent with an approved 2018 master community plan, a 2021 development agreement and preliminary plat approvals from 2022 (extended in 2024). Frankie Linder of the planning department told commissioners that \"staff has determined that this plat meets all requirements of the UDC and therefore, recommends that the planning and zoning commission approve the plat with the following stipulations.\" Linder listed five conditions including that the recorded plat conform to the version stamped 03/26/2025 and that a secondary Letter of Map Revision (LOMR) be approved prior to recordation.

Commissioners focused discussion on a proposed condition (commission action No. 4) tied to traffic controls along State Highway 46. Commissioners asked whether the Item’s language required a traffic signal or only warning signs, how the timing would be determined and who would be responsible for installation. Commissioner Harler read the traffic impact analysis language aloud and asked, \"It's stating in the AIS that they are undoubtedly adding a light. Is that correct?\" Planning staff and the applicant explained that a full traffic signal would be installed only when warranted by future Traffic Impact Analyses (TIAs) and by TxDOT standards, while the condition under review was intended to secure earlier installation of warning signs or warning lights if TxDOT would allow them.

Several commissioners said the original wording was too weak. Commissioner Cates (spelled in the record variously) and others asked that condition No. 4 be amended to require the applicant to cooperate with city staff and include cost sharing in approaches to TxDOT for two warning signs/lights on Highway 46 to warn motorists of the upcoming intersection at Spencer Ranch Boulevard, conditioned on TxDOT approval. City staff confirmed engineering staff had begun outreach to TxDOT.

Commissioner Heiler moved to approve the final plat with the amended language for commission action No. 4; the motion was seconded and passed 7-0. The commission’s approval included the staff stipulations that clerical corrections be made to the recorded plat and that the secondary LOMR be approved prior to recording.

The approval does not itself build roads or signals; the motion requires follow-up steps — the secondary LOMR before recordation, coordination with parks on a trail easement, and coordination with TxDOT regarding warning signs/lights or a future traffic signal when warranted by TIAs and TxDOT standards. Staff noted that a development agreement and prior approvals include provisions about cumulative traffic impacts for the broader Spencer Ranch project, which staff said will be considered as parcels are developed and TIAs are submitted.

The applicant or property owner must satisfy the stated stipulations before the city will accept the recorded plat.

Votes at a glance: the motion to approve the plat with the amended commission action No. 4 carried 7 in favor, 0 opposed.

What happens next: the applicant must obtain the secondary LOMR and complete clerical corrections, coordinate with parks on the trail easement alignment and pursue TxDOT approval for warning signs/lights per the amended stipulation. Any TxDOT approvals, TIAs or future signal installations will follow TxDOT’s warranting process and separate approvals.","The Boerne Planning and Zoning Commission approved the 70-lot Birch at Spencer Ranch Phase 3 final plat 7-0, with a revised condition directing the applicant to cooperate with city staff and TxDOT on warning signs/lights and clarifying timing and obligations before plat recordation.","actionData","errors"]

Article not found

Commission discusses access, drainage and preservation challenges for proposed duplex development at 727A Johns Road

Commission approves special use permit for O’Reilly Auto Parts at Live Oak Shopping Center with delivery-hour limits

Commission grants 30-day extension for Chase Bank development; applicant pledges early sign removal

Planning commission approves Birch at Spencer Ranch Phase 3 final plat with amended traffic-stipulation