Commonly Repeated Misconceptions about 17 Herff Road

There are a lot of questions going around about the 17 Herff Road Development. Here are answers to some of the more commonly repeated:

If we don’t zone this as the developer wants, won’t other developers be scared off?

Kendall County is the second fastest growing county in the United States. Developers are lined up to make big profits off our town. It is up to the citizens to help the developers identify the best type of developments to build in the right locations. Around the country, communities such as Santa Fe, NM, Leavenworth, WA, and Carmel, CA carefully shaped development, retaining those qualities that draw visitors and maintaining the quality of life citizens desire for their community.

Aren’t the alternatives to this development even worse?

There are many lower-density zoning alternatives that would be in keeping with the surrounding area. RE (residential estate) and RE-1 are two zoning possibilities that require large lot sizes and would keep densities manageable. The property could also be a city park or could contain a few tastefully designed restaurants. High-density apartments and strip malls don't belong in this location.

Doesn't Boerne need more affordable housing?

Yes! And we're getting it. There are many apartment buildings being built around Boerne right now in places zoned for this sort of use.

Isn’t this going to be a Low Impact Development?

You may have heard that the developer will employ low-impact development strategies. While no binding agreements have been signed, this would be great if it comes to pass. However, LID does not in any way change whether this development is suitable in this location. A maximum-security prison or an adult video store can be built with LID, but that does not mean they are any more suitable for this location and it certainly doesn’t change that they plan on building 250 apartments along with strip malls along the creek.

17 Herff could never be a park and is going to developed anyway, right?

Not necessarily. The people of Boerne could request a bond election to purchase the property from the developer. In the Boerne Parks masterplan 59% of people polled supported a bond election for parks. The developer purchased the property off market and it was never officially listed. The citizens could decide if they believe this is a good use of their tax dollars. The multi-million dollar facilities at the Cibolo Nature Center and Herff Farm and the world class educational programs (over 18,000 children went through programs at the nature center last year), come at no expense to the city. The City has grown tremendously over the last decade, perhaps it is time the city considers a new park?

What about the tax revenue from this project?

Tax revenue is great! We can get the tax revenue from this project by building it in an area suitably zoned for this. There are many such areas in the town. This is simply the wrong location.

Planning and zoning already approved this, shouldn’t we trust their opinion?

Planning and Zoning is appointed by the mayor and does not represent the citizens of the town. P&Z went against the existing master plan when they recommended this zoning. City Council is the only place citizen representative have a representative voice in the zoning process.

Didn't the Chamber of Commerce say we should support this?

Yes, the Chamber came out in support of this project. However, the Chamber represents the business interests in our community, not the citizens that live and raise families here. Additionally, the Cibolo Nature Center and Herff Farm are big tourist draws and revenue generators for the town. Apartments and strip-malls threaten these very important gems in our community. We believe the quality of life of those of us who live here takes top priority..

How will this development impact the Cibolo Nature Center?

The development will be visible from much of the prairie and along much of the up-stream portions of the creek. It will greatly reduce the secluded feel in much of the park. Petroleum residue from asphalt and increased water runoff from rooftops and pavement could impact water quality in increase flooding.

Isn't the petition opposing this project invalid?

The petition was simply intended to be a way to give a voice to our community. It was NEVER intended to be an official referendum or initiative. Over 1200 residents and people who care about our town signed the petition. We believe their voices and opinions are entirely valid and hope our elected officials will share this view.

If you don’t like this development, does that make you anti-growth?

No! This development could be great in areas already zoned for this.

Shouldn't a developer be allowed to do whatever they want on their land?

Citizens also have a right to live in residential areas protected from commercial businesses. The actions a property owner takes extend far beyond their property line. When a property is annexed into a city, they receive certain benefits. However, they then must abide by city zoning laws. Cities use zoning to protect a community from the negative effects of poor planning and to ensure land uses are appropriate for an area.

The master plan is 10 years old, haven’t times changed since then?

Yes, times have changed and a new, citizen driven master plan is badly needed. However, for city staff to stray from the master plan and decide that they know what’s best for the community is not the answer. We support a new citizen driven master plan.

I heard it's going to be over 1000 feet from the cypress trees right?

There are many cypress trees in the creek easily within 120 feet of the development. Additionally, runoff, pollution, and more intense floods caused by the development could harm the trees downstream.