Council approves first reading to rezone 70.12 acres at Spencer Ranch to R-2N amid debate over density and water

The Boerne City Council on Feb. 25 approved first reading of Ordinance No. 2025-01 to change zoning on a 70.12-acre tract west of Cochrane Road from Holding to R-2N (neighborhood residential), a procedural step toward a planned 201-lot single-family subdivision. The motion passed 4-1.

Nathan Crane, representing the applicant (4 Star Real Estate Group and Continental Homes of Texas), reminded the council the master plan and earlier approvals dated to 2018 and said the developer amended its request from R-2M to R-2N. He described a development with 201 lots, an average lot size of about 6,280 square feet, and a mix of lot sizes in which 147 lots would meet the minimum 5,400-square-foot standard under R-2N. Utilities for the development will be provided by Texas Water under a temporary sewer agreement; the city will not provide water or sewer service at the time of initial development.

Councilwoman Wright said she is concerned about the project’s density and the region’s water supply. Wright noted that Texas Water is currently on Stage 4 restrictions and that higher density in the area could further strain supply. She asked staff for counts of approved and pending lots in the city and noted the city’s master plan preferences and resident expectations about Boerne’s character.

Several council members and staff discussed the history of the development agreements and plats. Multiple speakers, including Council members and staff, described the project as the product of agreements and plats approved in prior years and noted that the city’s prior actions—particularly the development agreement and master plan approvals—factored into the council’s present choice. Some council members said the Planning and Zoning Commission (P&Z) had limited information because P&Z is not allowed by law to review development agreements, which the council said complicated the commission’s deliberations.

Officials also discussed traffic mitigation requirements and a prior traffic impact analysis that required completion of a segment of Spencer Ranch Boulevard and a right-turn lane on State Highway 46; staff described options for developers to complete mitigation improvements or provide proportionate traffic-impact funds.

Council members proposed possible ways to limit future nonconforming lots and discussed whether split zoning or other measures could reduce the number of lots that would be nonconforming under the R-2N designation. Staff said replatting already-energized parcels is unlikely; the council discussed that many approvals and infrastructure commitments were made over several years.

Councilman Scott moved approval of first reading; Councilman Bunker seconded. The motion passed 4-1. The ordinance will return for second reading at a future meeting before any zoning change becomes final.