Council approves special-use permit for automobile service garage on FM 967 after traffic and noise debate

Buda City Council on second reading adopted an ordinance authorizing a specific-use permit (SUP) for an automobile service garage (minor) on a 1.211-acre lot in the Carpenter Hill subdivision, approving the project 5-1.

The SUP covers an approximately 8,710-square-foot building with 10 service bays, 50 parking spaces, a new commercial driveway to FM 967, sidewalks, and landscape buffers required by the Rural Heritage Overlay. The city staff report said the site plan meets overlay design standards and low-impact development requirements and includes landscaping and a proposed rainwater-harvesting system.

The council’s deliberations focused on two main concerns: driveway and traffic safety at the RM 967/Dodgen Trail area, and potential noise effects on nearby single-family homes. Planner Will Parrish described requested mitigation in coordination with TxDOT, including a proposed dedicated left-turn lane into the development; staff’s recommended condition restricts direct access from RM 967 until TxDOT implements the left-turn conversion.

Neighbors and residents who testified at the public hearing said the intersection is already unsafe and cited several recent collisions and three fatalities over the last 2½ years near 967, urging more traffic study and safety measures. Multiple speakers asked that the project be required to use Carpenter Hill access rather than create a new driveway onto 967.

The applicant’s engineer, Andy Dodson, and property owner Brad Hallam said the driveway is necessary for emergency access and to allow fire and EMS to reach the site if adjacent lots are not yet developed. Dodson said TxDOT has provided conditional approval of the driveway location and that the driveway’s addition would produce a small number of extra daily trips compared with other commercial uses that would not require an SUP.

On noise concerns, staff and council cited the city noise ordinance as an enforceable remedy if the business exceeded allowed limits; council also noted site design elements intended to reduce noise (bay doors oriented east–west, masonry wainscoting, on-site trees and future buildings between the garage and residences). The applicant said loud equipment such as air compressors would be enclosured and that bodywork would not be permitted under the “minor” garage use.

After discussion and a public comment period, Councilor Smith moved approval of the second reading adopting the ordinance with the staff conditions and the access restriction tied to TxDOT’s left‑turn conversion; the motion passed 5-1. The council recorded the vote on second reading as 5 in favor, 1 opposed.

The ordinance, as adopted, includes the SUP conditions described on the record, and staff will coordinate with TxDOT and the developer on driveway design and timing. Council and staff reiterated that noise complaints would be handled through enforcement of the city’s noise and nuisance codes and that any major site changes would require future review.