The agenda item at hand is a public hearing and action item concerning a Specific Use Permit (SUP 26-04) request to allow the “Outside Storage” use within the Light Industrial (LI) zoning district on a property addressed as 318 Commerce Center Drive. The applicant intends to establish a 12,034 sf (approximately 89’ x 138’) area within the existing loading zone of Building 2 of the Stream Way complex. The area is to serve as outside storage for wire baskets, plastic containers, plastic pipe, hydromulch, woven fabric, and steel stakes.

Under UDC Subsection 2.06.05 Use Chart, the “Outside Storage” use requires approval of a SUP for properties within the LI District. Additionally, conditional standards as outlined within Subsection 2.06.06.A.22 shall apply to approval of the “Outside Storage” use. These conditional standards serve to regulate maximum allowable area, screening, and height of storage materials as well as height of screening structures.

The subject property is approximately 11.598 acres in area and is currently utilized as a portion of an industrial park located near the northeast corner of Stream Way and Commerce Center Drive. The parcel was platted as Buda Industrial Subdivision, Block A, Lot 2, recorded in October of 2022. A site plan (2021-776) for the development was approved October of 2022. A building permit (2022-329) for the +/- 227,520 sf shell warehouse structure was issued in November of 2022 with a Certificate of Occupancy issued in November of 2024.

Past Planning and Zoning Commission consideration of the property includes:

Recommended DENIAL of a Zoning Map Amendment from Interstate-35 Business (B-3) District to Light Industrial (LI) District of +/- 9 acres of land out of the Lifshutz Subdivision (Z 21 -02) on July 27, 2020. The requested zoning map amendment would be approved by City Council on August 3, 2021 with Ordinance 2021-24.

Approval of the Rodriguez Subdivision Preliminary Plat (PP 21-02) on September 14, 2021.

Approval of the Lifshutz Subdivision Re-Plat of the west half of Lot 4 and all of Lots 3, 12, 13, 29 – 40, and 44 – 54, establishing Buda Industrial Subdivision (FP 21-30) on June 14, 2022.

Related cases within the industrial complex include:

SUP 24-05 - Recommended APPROVAL of the “Contractors Yard or Storage Yard” use on a property within the LI District on Buda Industrial Subdivision, Block A, Lot 1 (abutting property to the east) on January 14, 2025. City Council approved the request on January 21, 2025 with Ordinance No. 2025-05.

SUP 25-05 - Recommended APPROVAL of the “Outside Storage” use on a property within the LI District on Buda Industrial Subdivision, Block A, Lot 3 on September 23, 2025. City Council approved the request on November 5, 2025 with Ordinance No. 2025-53.

In recommending an SUP request for approval by the City Council, the Commission shall determine that such uses are harmonious and adaptable to building structures and uses of abutting properties and other properties in the vicinity of the premises under consideration. The following factors must be considered when evaluating a proposed SUP:

1. Safety of the motoring public and pedestrians using the facility and the area immediately surrounding the site;
   • The proposed outside storage is intended to occupy space previously devoted to truck loading. The 12,034 sf pad will not obstruct existing drive-aisles, sidewalks, access easements, or rights-of-way. The storage area will lie more than 330 feet away from the nearest street right-of-way (Commerce Center Drive to the south).
2. Adequate means of ingress and egress to public streets or approved access easements and appropriate paving widths of streets, alleys and sidewalks to accommodate traffic generated by the proposed use;
   • Means of ingress and egress to public streets or any approved access easements were previously established and approved with final plat recording, site plan development permit issuance, building permit issuance, and Certificate of Occupancy issuance. The proposed outside storage use is not intended for occupation and does not increase the square footage of the primary structure, generating no additional need for means of ingress to or egress from the site.
3. Provisions for drainage;
   • Provisions for drainage were established with Site Plan permit 2021-776. No additional drainage or water quality facilities are required for the proposed use.
4. Adequate off-street parking and loading;
   • The proposed outside storage use is not intended for occupation. Under UDC Subsection 2.06.05 Use Chart, additional parking would be required at a ratio of 1 space per 2,000 sf of storage, generating the need for 6 additional spaces. This addition would bring the total required parking to 508 spaces. At current, the development is served by 644 spaces.
5. Safety from fire hazard and measures of fire control;
   1. The City requires fire marshal approval for all site plan permits within the Buda Fire Departments jurisdiction. The Buda Fire Department has reviewed the proposed site modifications and approved comments for the proposed SUP application. Public and private hydrants were installed per the Public Improvement Construction Plans (2021- and Site Plan permit 2021-776.
6. Protection against negative effects of noise, glare, and lighting on the character of the neighborhood, protective screening, and open space;
   • The proposed outside storage would lie approximately 1,130 feet from the nearest residential property to the west (across Stream Way) and 365 feet from the nearest residential property to the north (abutting Block A, Lot 3 of the Buda Industrial Subdivision). The storage area lies towards the interior of the industrial park. Views of the storage area are obscured from  the east and south by existing warehouse structures.
   • The applicant proposes 6’ solid masonry screening at the eastern, western and northern boundaries of the proposed storage area. The northern screening will have a 15’-wide wrought iron gate near the northeast corner of the storage area.
   • Under UDC subsection 2.06.06.A.22.d, a second level of screening is required at the property line unless the outside storage abuts a property line. With the requested SUP, the applicant proposes a 6’ masonry screening wall extending from the northwest corner of the abutting Building 2 of the development (running parallel to the Stream Way right-of-way). As the northern property line exists at the center of an existing fire lane, staff feels the proposed screening along the northern boundary of the outside storage area is adequate to meet the listed requirement. 
7. Heights of structures;
   • The applicant proposes 6’ wrought iron fencing and masonry screening for the proposed outside storage area as well as an additional 6’ masonry screening wall at the northwest corner of the existing Building 2 warehouse structure, meeting minimum height requirements per UDC Subsection 2.06.06.A.22. The applicant indicates that the outside storage shall not exceed the 6’ screening height.
8. Compatibility of buildings and such other measures as will secure and protect the public health, safety, and general welfare:
   1. The “Outside Storage” use does not present detrimental impacts to the surrounding land uses and structures and occupies less lot area than the maximum allowable 10% (at approximately 5% of the total 227,520 sf). The subject property was developed as part of the same industrial park as the remaining properties within the Buda Industrial Subdivision. The proposed use does not conflict with the Light Industrial nature of the area, the surrounding structures, or the approved “Contractors Yard” to the east. Staff recommends approval of the request.

Staff recognizes no immediate financial impact as a result of the proposed outside storage.

Pros: The current tenant would be able to proceed with desired use of their commercial property.

Cons: None.

Council may move to:

• Approve
• Approve with Conditions
• Deny
• Table