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Bee Cave council denies specific-use permit for proposed vape shop at 3827 S. Ranch Road
Summary
After a staff presentation and a brief applicant comment, the Bee Cave City Council voted unanimously to deny a specific-use permit for a vape/smoke shop at 3827 S. Ranch Road, following a Planning & Zoning Commission recommendation to deny.
Mayor King and council denied a specific-use permit request for a vape and smoke shop proposed at 3827 South Ranch Road after staff and the Planning & Zoning Commission recommended against the use.
Mr. Lupano, speaking for city planning staff, said the site is a one-story, roughly 3,000-square-foot multi-tenant building at the intersection of Highway 620 and Bee Cave Parkway with eight existing parking spaces. He said the Unified Development Code (UDC) requires about one parking space per 250 square feet — roughly 12 spaces for the building — and listed other nonconforming elements including parking layout, landscaping, a prohibited existing sign, and outside storage that would require an eight-foot screening fence. He also told council the Planning & Zoning Commission unanimously recommended denial at its Feb. 3 meeting.
The applicant, Joseph Youssef of Prime Lodging, told council he bought the property as an investment and that a prospective tenant had already spent money preparing the interior. "We did a measurement, and it is" outside the distance requirement from the nearest daycare center, Youssef said, adding the tenant is "willing to do whatever else is required." He also said the site formerly functioned as a car dealership and has ample parking.
A staff representative clarified that the applicant’s original submission had been incomplete and that, after the incomplete application was denied, the city adopted an ordinance requiring smoke- and vape-related businesses to obtain a specific-use permit. That ordinance change, staff said, is why the applicant appears before council now.
After council returned from a consultation with the city attorney, Council Member (S10) moved to accept the Planning & Zoning Commission’s recommendation and deny issuance of the specific-use permit for the proposed vape/smoke shop. The motion received a second and carried unanimously.
The denial means the applicant cannot operate the proposed vape/smoke shop at the site as requested unless the applicant later submits a different application that addresses zoning, parking and other UDC compliance issues or the council changes its position at a future meeting.
