Neighbors press commission to reject PUD at 727 A Johns Road over proposed Hampton Way access; commission recommends denial 5–1

At its Sept. 14 meeting, the Boerne Planning & Zoning Commission recommended denial of a proposed Planned Unit Development for property at 727 A Johns Road after a large turnout of neighborhood residents warned the development would send traffic through the narrow cul‑de‑sac of Hampton Way.

Residents said the application appears to solve the developer’s private access problem by shifting traffic, construction impacts and maintenance burdens to established neighbors rather than requiring the developer to secure an independent, off‑site access. “We both support development that is properly planned, adequately funded, and responsibly delivered,” said Calvin Schwartz, a Hampton Cove property owner, before urging the commission to defer action until the Western‑access question and a funded community‑impact plan are resolved. Luke Palmer, another neighbor, said: “I believe there's a difference between development that benefits a community and a development that places unnecessary burden on the people who already called the community home.”

Staff and applicant presentations differed on what access is legally and practically available. William Willingham of the planning department explained the staff review and the outcome of a legal easement review, and said no full traffic‑impact analysis (TIA) has been completed; staff noted the applicant’s TIA materials estimate 27 peak‑hour trips and assume entry from Johns Road. The applicant’s representatives, including architect Frank Valadez, told the commission the planned connection to Hampton Way would be emergency‑only and gated with a Knox box for police, fire and EMS, and said negotiations to secure Johns Road access were unsuccessful. Valadez also said the buyer has tried to negotiate with an adjacent landowner and offered money for alternative access but could not reach agreement.

Commissioners expressed concern about conflicting accounts from the developer, Boerne ISD and residents, and about legal limits of the existing easement. After extended discussion and with residents repeatedly asking for a guaranteed, funded plan for traffic control and construction‑damage repairs, Commissioner Fryer moved to recommend denial on grounds that the PUD does not satisfy the health-and-safety approval criterion; the motion passed 5–1. The record shows the commission asked staff and applicants to continue negotiating possible solutions and to clarify the legal easement issues before any council decision.

The commission’s recommendation is advisory to City Council; the PUD will not be final until council acts. The staff record includes recommended stipulations (conformance to the PUD packet, updated cross‑access easement language, compliance with UDC standards and a nullification clause if conditions are not met).