Boerne planning commission tables variance for Christus Parkway replat amid TxDOT, easement questions

The Boerne Planning and Zoning Commission on July 6 tabled a variance request to allow one of four new lots in a proposed replat of Menger Place Unit 1, Lot 2A to lack frontage on a public right of way.

Ben Simmons, planning staff, told the commission the applicant (Pete Dawson Engineers on behalf of CHRISTUS Santa Rosa Healthcare Corporation) seeks a variance to Unified Development Code section 6.2.b.1.a, which requires lot frontage on a public right of way. The 7.762-acre tract would be replatted into four parcels; the lot highlighted in the staff presentation would rely on access easements rather than direct street frontage and would require TxDOT driveway permitting prior to construction.

Applicant civil engineer Matthew Cushman said the recorded plat includes a note showing TxDOT allowance for a right‑in/right‑out driveway and that formal permitting and a Traffic Impact Analysis would still be required. "The driveway is approved already in the plat," Cushman said, while acknowledging the applicant will need to apply to TxDOT for a permit and address drainage and TIA requirements.

Several commissioners said they lacked critical facts needed to decide the variance. "There are too many unanswered questions," Commissioner Cates said, citing uncertainty about the precise location and legal extent of the TxDOT easement, how far it is from nearby driveways and intersections, and who would bear the cost of culvert or crossing work.

Commissioners asked staff and the applicant to provide documentation showing the easement location, any TxDOT notes on the recorded plat, and clarifications on access distances and fire‑access implications. Commissioner Cates moved to table the item to the next meeting so staff and the applicant could return with those documents; the motion was seconded by Commissioner Keller and passed unanimously. The tabled status preserves the applicant’s ability to return without the longer reapplication wait.

Next steps: the applicant and staff will provide the requested TxDOT/easement documentation and any additional design or fire‑access information at the commission’s next meeting, when the commission will revisit the variance request.