Commission approves drive‑through coffee shop with traffic conditions after study requirements

The Boerne Planning and Zoning Commission voted to approve a special‑use permit for a new coffee shop with a drive‑through at the Commons of Menger (Lot 11A), subject to several conditions tied to traffic analysis and access.

Frankie Linder, planning staff, told the commission the proposal covers Lot 11A and includes a 6,300‑square‑foot building composed of a 2,400‑square‑foot coffee shop with a drive‑through and a 3,900‑square‑foot retail suite. The applicant proposed one public curb cut on Herff Road and two future cross‑access connections to the rear that would be built through cross‑access easements; the plan shows 36 parking spaces (two ADA) and stacking for 11 vehicles in the drive‑through lane. Linder said water, wastewater and electric will be provided by the City of Boerne and that staff found the site—subject to mitigation—consistent with the master plan and UDC requirements.

Applicant representatives and engineers told the commission they had prepared a traffic study and would coordinate the study to consider the developed condition of the adjacent Lot 11B (the project’s future retail lot) so the analysis reflected likely ultimate access patterns. The applicant said the west driveway and the southern curb cut would be modeled; commission members emphasized that the traffic‑analysis assumptions should represent the long‑term situation, not just a temporary or partial buildout.

Commission discussion focused on stacking and peak‑hour trip generation. Commissioners asked about the Institute of Transportation Engineers (ITE) trip rates used to estimate peak hour volumes and whether the proposed 11‑vehicle stack would be sufficient during morning peaks. The applicant noted that modern ordering patterns—mobile ordering and reserved pickup—reduce peak queue pressure and said the site included designated mobile‑order pickup spaces. Nevertheless, commissioners asked staff and the applicant to ensure operational measures would be available should queueing exceed design assumptions (for example, additional staff to take orders during peak hours and clearly marked “do not block” signage to protect circulation).

The commission approved the special‑use permit with the staff recommendations augmented by the commission’s added condition: if the traffic study determines a deceleration or other mitigation is required to prevent queueing onto Herff Road, the recommended deceleration lane (or other required mitigation) must be constructed before a certificate of occupancy for the coffee shop is issued. The motion carried 5 in favor and 2 opposed.

Practical effect: The SUP allows the drive‑through, but final approval for construction and occupancy will depend on the pending traffic study and any required off‑site improvements. Staff said the site will also need to finalize cross‑access agreements for the rear connections and any required mitigation will be enforced during permitting and prior to occupancy.

Speakers quoted in this article are identified in the meeting record.