Planning commission backs conditional overlay for contractor's office at Ranch Road 12 with neighborhood protections

The Dripping Springs Planning & Zoning Commission on Monday recommended approval of a zoning map amendment and conditional overlay to allow a contractor’s office with outside storage at 28501 Ranch Road 12, subject to conditions aimed at protecting adjacent homes.

The motion, made by Commissioner Strong and seconded by another commissioner, adopted staff recommendations with two changes: increasing the masonry screening along the eastern property line from six to eight feet, and limiting Summit Drive access to a crash gate or other emergency-only access for fire and EMS. The motion carried unanimously and will go to city council for final consideration.

Staff presentation said the roughly 0.9-acre site in the North 40 neighborhood is currently split between Local Retail (LR) and Commercial Services (CS). Planning staff recommended rezoning the property to CS with a conditional overlay that would: limit permitted use to a contractor’s office with outside storage; set an 80-foot building setback along the eastern property line; require masonry screening (code section 5.10.1); prohibit vehicle maintenance on site; and restrict truck arrival and departure to between 7 a.m. and 7 p.m. Staff noted one letter of opposition was received and identified the next step as a city-council hearing in early August.

John Thompson, representing the applicant, introduced the project team and said the primary building already sits roughly 100 feet from the eastern residential lot line. Joel Bach of SunLine Group Engineering said the driveways on Brookside and Summit are important for internal business circulation and asked the commission to consider keeping both as two-way access for operations.

A neighbor, Nikki Darlene, who submitted a written letter that was included in the packet, voiced support for the existing business as operated now but warned that approval could lead to a future increase in intensity. “I have nothing against the applicant and the owners,” she said, “but I am concerned with potential increase in intensity of the business” and added that Summit Drive access is her “main concern” because of pedestrian and bicycle traffic and children in the neighborhood.

Staff replied that the conditional overlay would constrain future uses: “the only use permitted on the property shall be a contractor’s office,” and any successor business would be subject to the same restrictions. Staff also told the commission the fire marshal preferred leaving Summit available for emergency access (with a crash gate or knock box) rather than a full closure.

Commissioners asked for specifics on truck parking and buffering. Staff and the applicant estimated the primary building sits about 100 feet from the eastern residential property line and that parked trucks would be roughly 12–15 feet from the property line; commissioners asked that the screening and setbacks be consistent with prior decisions in the area. The commission adopted the staff recommendation but increased the required masonry screening to eight feet and specified Summit Drive access be gated for emergency access only.

The conditional overlay also specifies hours for truck movement and prohibits on-site vehicle maintenance, and staff said administrative review would handle sign details and technical site-plan issues. The applicant requested that final technical details about the gate and driveway be worked out during site-plan review with staff and the fire marshal.

With the commission’s recommendation, the item will be scheduled for the city council at its first meeting in August for final action.