Boerne council approves special-use permit for drive-through at Herff Road shopping center

The Boerne City Council on June 24 approved on first reading ordinance 2025-07, granting a special-use permit to allow a drive-through in the C-2 transitional commercial zoning district within the SOBO (South Boerne) overlay at Commons of Manger Unit 11A, a parcel near the northeast corner of Gallant Fox and Herff Road. The motion passed 5-0.

The proposal before the council is a site plan for a 6,300-square-foot building with two tenants: a 2,400-square-foot coffee shop (presented in the meeting materials as Starbucks) and an adjacent 3,900-square-foot retail space. Nathan Crane, a city planner, told the council the applicant proposes the coffee shop would operate 5 a.m. to 9 p.m. seven days a week and that the drive-through stacking lane measures for approximately 26 cars from the pickup window to the point measured by staff (not counting the deceleration taper).

Council members discussed traffic, the road network, and what the SUP allowed the city to require. Multiple council members said the SUP gave leverage to require site improvements they would not otherwise obtain for a permitted restaurant use. The council’s final approval included the following stipulations (as read into the record by the motion-maker): (1) plan conformance with the site plan and stamped renderings, (2) secondary access (cul-de-sac connection), (3) construction of a deceleration lane on Herff Road, (4) directional signage, (5) landscape plan enhancements and increased tree plantings where feasible, (6) HVAC and rainwater condensation collection systems, (7) enhanced Herff Road frontage landscaping, and (8) additional handicap parking (stipulation text required two additional accessible spaces beyond the code requirement as read during the meeting).

Justin, the developer who spoke at the meeting, told the council the deceleration lane and the ride-in/ride-out configuration would help traffic flow: “It allows someone to pull off in the taper and essentially do all the deceleration in the decel lane. Hence, the traffic flow on Herff is unimpeded.” City staff and council members also noted the project will be reviewed by the fire marshal for first-responder access and that no permits will be issued without those approvals.

Council members debated traffic counts for Herff Road. Jeff Carroll, mobility director, told the council that near this intersection Herff Road carries roughly 13,000 vehicles per day (other higher counts referenced in earlier meetings apply further west near River Heath). Several council members said that even if a drive-through increases trips, the engineering measures proposed — the deceleration lane, cross-access and other improvements — would mitigate impacts compared with vehicles slowing to enter or exit via a cul-de-sac-only arrangement.

Developer testimony in the public portion committed that Phase 2 (which would include a pocket park and additional retail) is contingent on completion of Phase 1 and that the developer has the adjacent parcel under contract and intends to develop it. The council noted that, per stipulation discussion, there will be no business occupancy until the cul-de-sac/secondary access (Gallant Fox connection) is complete.

Councilman Scott moved to approve ordinance 2025-07 with the listed stipulations; Councilman Woodlandson seconded. The motion passed 5-0.

Votes at a glance: ordinance 2025-07 (special-use permit for a drive-through at Commons of Manger Unit 11A) — motion to approve with stipulations by Councilman Scott; second by Councilman Woodlandson; vote 5-0.

Why it matters: The SUP process allowed the council to secure multiple infrastructure and design commitments (deceleration lane, landscaping, rainwater capture, additional accessible parking and cross-access) that staff and council said would not automatically be required for a permitted restaurant use. The item also highlights continuing concern among council members about traffic on Herff Road and the role of supplementary site improvements in mitigating impacts.