The overview
According to a presentation by city staff, the change would allow the development to have 201 lots. City staff said 147 of the 201 lots would comply with the minimum lot requirements of 5,400 square feet, while the remaining 54 lots would not be in compliance. The average lot size for the development would be around 6,280 square feet.
This project is supported by a master development plan approved by City Council in October 2018, which outlined 209 lots at an average of 5,400 square feet. City Council formerly discussed the development Jan. 28.
On Dec. 2, the Boerne Planning and Zoning Commission unanimously recommended denying the request for R2-M—moderate density—which led to the developer revisiting the plan to rezone to lower density R2-N—neighborhood density residential.
Due to the development being part of a former city agreement and the property plats established, City Council approved the rezoning request in a 5-1 vote, with Sharon Wright voting against.
Council member Joe Macaluso highlighted that the Planning and Zoning Commission did their jobs correctly, and stated that City Council would likely not approve residential zoning that dense were it not for the previously agreed upon development agreement.
What they’re saying
Wright mentioned density concerns during the Feb. 25 meeting, with one of the primary concerns being water distribution.
While utilities for the development will be provided by Texas Water, Wright said the water district has faced drought conditions that already cause challenges when providing water to current customers.
“Texas Water is already on Stage 4 restrictions, and they provide water to [Shoreline Park] as well,” Wright said. “They can’t even water their grass, and they have an empty pool right now.”
During the meeting, Assistant City Manager Kristy Stark said when the city developed the master plan, the lots in Spencer Ranch were considered when looking at the city’s full build-out water usage.
“Those are already taken into account, since we already had the agreements in place,” she said.
Another concern was the traffic impact on SH 46, which is planned to have a traffic signal entering into the Spencer Ranch Development.
While a timeline for that signal has not been established, council member Ty Wolosin said he spoke with the developer in an unofficial verbal agreement about the possibility of installing a temporary light at the intersection.
“I think a temporary flashing yellow light, although it sounds silly, will help people understand that there’s an intersection coming up,” Wolosin said.
