Weekly hillcountryweekly.com
Thursday, May 6
P&Z denies, approves and tables requests with a wide range of topics discussed Christina Ryrholm Hill Country Weekly The Planning and Zoning Commission held their regularly scheduled May meeting on Monday in the council chambers. Chairman Tim Bannwolf conducted the meeting with all commissioners present - Vice Chair Patrick Cohoon, Bob Cates, Chesney Dunning, Joe Anzollitto, Bill Bird and newest commissioner, Lucas Hiler. During the meeting with hail the size of golf balls on the metal roof the noise was so loud that talking had to be suspended for a few minutes. Six different properties were on the agenda, each with their own particular issues. Not everyone was happy with the final vote but those business do have the option to go back to the drawing board and come back before the commissioners with a new plan. First on the agenda was a return of last month’s approved PUD (Planned Unit Development) for 1.27 acres located between Stahl and Plant Streets. The request this time was for the rezoning of .996 acres from B2 (highway commercial district) to R3 (high density residential district). This would allow Trophy Properties (Jay Parker) to build his project of 18 townhomes under one consistent zoning category. As the Master Plan designated this area as ‘downtown land use’ it fulfills the goal of infill development. Although a BOND (Boerne Open Neighborhood Discussion) was held at the end of March and no negative responses were received one individual spoke doing the public hearing. He was adamantly opposed to the project with concerns about traffic, water/drainage, no yards and the lack of a “homey” feel. It was explained by staff that one of the next steps will be for the city engineer to meet with the development engineer and as a result drainage situations generally improve as no property is to be adversely effected by any new development. The rezoning request was approved unanimously with a 6/0 vote. Up next was a request from the property owner at 606 Frey Street who was requesting a rezoning from R1 (medium density single family district) to B1 (high density residential and neighborhood commercial district). He proposes to remodel his home to include a real estate office. There was little discussion and no opposition to
the request. It was approved unanimously 6/0. Racer Classic Car Wash was back for a second attempt to present a creative alternative plan for the 1.139 acres located on Main Street and Christus Parkway (where Herbst Veterinary Clinic used to be). The request itself was for open car wash bays to face the street. As this item was tabled during the April 5 meeting to allow them the opportunity to address various concerns of the commissioners, the item had to be untabled first. There was a lengthy discussion between the commissioners themselves with input from staff and Chris Cabot from Racer Classic Car Wash who came in from Lubbock. While commissioners were appreciative of willingness by Racer Classic Car Wash to make major adaptations in the landscaping - using a variety of trees and plants that are recommended by the native Plant Society/Boerne Chapter it will be two to ten years before the desired screening and shade will actually be mature. Also two walls were proposed, a six foot high on the west and north sides and a three foot high on the east side. Ultimately it was not just the open bays facing the street that caused most of the discussion. The conundrum for the property is that its location requires meeting the design specifications for two overlays, the SOBO (South Boerne) and Entrance Corridor, each focusing on different aspects of design. One issue is that TxDOT will be taking away/closing the entrance off Main Street, that is also Highway 87. Therefore the only entrance/exit will be off Christus Parkway. Cohoon mentioned more than once that this could be a dangerous situation with cars exiting with wet tires, trying to make a left turn with traffic off of Main Street making right turns and all the future buildings that will be constructed on Christus and emphasizing that the road is a parkway that will be a link to the frontage road off Highway Ten. In the end, there were too many negatives discussed with no acceptable solutions as presented. The options available to the commissioners were to deny the request, table it again, approve or approve with conditions. The unanimous vote of 6/0 was to deny this alternative creative plan. It is now up to the property owner, Racer Classic Car Wash, to decide if they wish to try again with a third
presentation. Chad Carpenter, a chiropractor, requested approval for a creative alternative plan for more than 15% of the parking spaces to be in front of a new office building that he would like to build at 33565 Interstate Highway Ten. He proposes to erect the building back off the frontage road with parking in front and on the side. While the commissioners approved of the site location, they did not like the location of the dumpster out front near the frontage road. This item was tabled to allow the owner to come back with a new creative alternative plan and relocating the dumpster elsewhere. Chairman Tim Bannwolf had a conflict of interest with the Esperanza request and moved to the galley. The development agreement with Lookout Group for Esperanza has been modified several times since 2014. This was a GDP (General Development Plan) for three sections before the first plat application. This request was for a reduction of 16 fewer homes, slightly smaller lot sizes and more green space. With little discussion this was approved unanimously 6/0. Chairman Bannwolf only votes when there is a tie. The final regular agenda item was to consider the preliminary plat for Birch at Spencer Ranch phase 2. There are a proposed 72 lots with three open space lots and 3.57 acres of private right of way out of the total 19.41 acres. The master Planned Community Plan was approved in 2018. However, at this time, the plat does NOT meet all the requirements of the subdivision ordinance as it is not in compliance with one section having to do with the CCRs (Covenants, Conditions and Restrictions). In this particular case certain things need to happen in a particular order that will allow the city to annex the streets and that will change funding requirements by the homeowners. The request was for approval with the condition that the CCRs must be approved by the city manager and filed with the Kendall County Clerk prior to final plat approval. The initial motion to deny the request was a 3/3 tie with Bannwolf voting against the motion to deny. With a second motion to approve the request with the condition passed 5/1 with Cates being the nay vote.
