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City approves conditional overlay to allow water-hauling business at 28501 Ranch Road 12
Summary
The council unanimously approved Zoning Ordinance 2024-3 to rezone about 0.972 acres at 28501 Ranch Road 12 from Local Retail to Commercial Services with a conditional overlay that restricts truck access to Brookside Drive, requires an 80-foot eastern setback and an 8-foot masonry screen, prohibits on-site heavy maintenance, and limits hours of truck movements.
At a public hearing on Aug. 6, the Dripping Springs City Council approved Zoning Ordinance 2024-3, rezoning roughly 0.972 acres at 28501 Ranch Road 12 from Local Retail to Commercial Services with a conditional overlay tailored to an applicant’s request to relocate a water-hauling business.
Staff and the planning-and-zoning commission recommended conditions intended to limit neighborhood impacts: the building must be set back a minimum of 80 feet from the eastern property line; an 8-foot masonry (stone or brick) screening wall must be constructed along the eastern property boundary; truck arrival and departure were limited to specified hours and to use Brookside Drive as the primary truck access (Summit Drive access to be emergency only); and vehicle maintenance, including oil changes or tire replacement, would not be permitted on site.
The applicant’s engineer noted the site plan preserves heritage trees and proposed two driveway entrances; staff and P&Z recommended restricting truck traffic to Brookside Drive and retaining Summit Drive as a fire/emergency access. Planning-and-Zoning had earlier considered a straight Commercial Services classification but recommended a conditional overlay with restrictions after neighborhood concerns about intensity and access.
Council members expressed concern about long-term implications of a highly specific overlay (which can make future changes complicated), the potential impact on adjacent residential areas, and the need to ensure the access plan would not shift heavy truck traffic through neighborhood streets. The applicant indicated the operation would be low-intensity (10 trucks or fewer per day under initial plans).
The council voted to adopt the ordinance with the recommended conditions and approved the change unanimously. The applicant was thanked for working with staff and the council for clarifications on access and screening. The council and staff noted the overlay and site-development permit process will govern final engineering and permit conditions going forward.
