Boerne planners recommend special‑use permit for drive‑through at Commons at Menger Creek with traffic stipulations

The Boerne Planning & Zoning Commission voted unanimously to recommend that city council approve a special‑use permit allowing a drive‑through at 84 Herff Road (Commons at Menger Creek, Lot 11A) after extensive public comment and a lengthy commission discussion about traffic, stacking and access.

Frankie Linder of the City of Boerne planning department presented the item as a request for a special use permit (SUP) to allow a drive‑through in the C‑2 transitional commercial zoning district within the SoBo (South Boerne) Overlay District. Linder said the lot proposed for development is 84 Herff Road, currently undeveloped, and that the application is for Lot 11A only. The plan shown to the commission is a two‑tenant, new‑construction building totaling about 6,300 square feet: a 2,400‑square‑foot coffee shop with a drive‑through and a 3,900‑square‑foot retail tenant with no user yet identified. Linder said the applicant proposes 36 parking spaces, including two ADA spaces, and a drive‑through stacking length designed for 11 vehicles. Staff noted the site's impervious cover will be about 75 percent (the zoning district maximum is 80 percent) and that the development team proposed a roughly 5,000‑gallon rainwater capture tank as part of on‑site measures.

Linder told commissioners the project meets the comprehensive master plan designation (auto‑oriented commercial) and that staff recommends the commission accept the findings and recommend…