Joanne Marie Andrade, planner with the City of Boerne, opened the meeting by explaining that the special use permit (SUP) was only required for transit; Scooter's Coffee is permitted in the C-3 zoning district, but not as a drive-thru component within the Scenic Interstate Corridor overlay.
The applicant, who identified himself only as Andrew, said he and his wife live across the street from the site and operate an existing Scooter's Coffee in Kerrville. He said the proposed building would have a floor area of 668 square meters, a thoroughfare for about 12 vehicles and a shared parking lot that would be co-ordinated with the adjacent Bill Miller property. “In Kerrville, for example, it takes us an average of two minutes,” Andrew said, referring to the time it takes from getting in line to leaving the window.
Project officials described landscaping and stormwater measures designed to reduce environmental and visual impacts. The applicant said the landscape plan is based on native, drought-tolerant plants (a xeriscape approach) and includes a bioswale and biofilter designed to treat stormwater before it reaches the city system. The lighting will be “dark sky” style and downward lit to meet the city’s needs, the applicant said.
Regarding traffic, the applicant said trip generation calculations according to the Institute of Transportation Engineers (ITE) manual showed that the building's small footprint resulted in trips below the city's threshold for a formal traffic impact analysis. The applicant said calculation worksheets were submitted to Public Works for review and approval and that vehicle access would utilize existing cross driveways shared with Valero, Bill Miller's and Napa Auto Parts, rather than new curb cuts.
Residents asked about pedestrian safety between the parking lot and the ordering area and how queues should be handled. Project officials said angled parking and a striped, ADA-accessible route would connect the parking lot to the building and that an employee positioned outside during peak hours could help funnel orders through the line. The applicant confirmed the ordering spokesperson on site and stated the stacking capacity as six cars to the window plus six cars between the entrance and the ordering point, which is consistent with the previous description of a stack of approximately 12 cars.
There was no formal vote or decision in the neighborhood discussion. Planning staff said feedback from that meeting will be shared with the Planning and Zoning Commission; The applicant and staff indicated that they intend to place the item on the P&Z agenda, probably around October 6, 2025. Members of the public were advised that they will have a formal opportunity to comment during the P&Z public hearing and can send written comments to the Planning Department email address listed on the City's website.
Details recorded at the meeting that will appear in the SUP application or in personnel materials submitted to P&Z include: the site address (31500 IH-10), the zoning district (C-3, within the Scenic Interstate Corridor overlay), the building footprint (668 square feet), the proposed stacking (12 vehicles total, described as 6 to to the window plus 6 from the entrance to the speaker box), additional parking capacity (the applicant said three additional spaces could fit into the proposal layout), landscaping strategy (xeriscape with native plants), stormwater feature (bioswales/biofilters), and the applicant's trip generation worksheets submitted to Public Works for review. A formal traffic impact analysis was not required according to the applicant's ITE-based calculations, according to the presentation.
The discussion concluded with staff outlining next steps: the applicant may revise the plans based on feedback, staff will include public comments in the P&Z package, and the commission will hold a public hearing where the community can provide further input before a final decision on the SEA.