Cibolo planning commission recommends approval of conditional use permit for convenience store and fuel at 1636 FM 1103

The City of Cibolo Planning and Zoning Commission on an evening meeting recommended the mayor and city council approve a conditional use permit to allow a local convenience store with fuel sales larger than 5,000 square feet at 1636 FM 1103 (Cibolo Creek Center, Block 1, Lot 1).

The recommendation, made by the commission and adopted by voice vote, was unanimous with commissioners present voting in favor. Staff and the applicant told commissioners the proposed multi-tenant building would total 9,130 square feet, with a main convenience-store suite of about 5,500 square feet and three additional suites of about 1,200 square feet each.

City planner Lindsey told the commission the property is designated “neighborhood commercial” in the city’s 2024 comprehensive plan and that the proposed use “aligns with the 2024 flume and comprehensive plan.” Lindsey said the site is zoned Retail Office (C-3) and subject to Unified Development Code (UDC) supplemental regulations for local convenience stores with fuel sales, including distance, canopy and pump-location requirements; because the primary suite exceeds 5,000 square feet the UDC requires a conditional use permit. She also said the site plan is under review, that staff had provided comments that must be resolved administratively, and that additional compliance will be verified during site-plan review. Lindsey noted the plat and traffic impact analysis were previously reviewed by the city engineer and that the applicant obtained a driveway permit from TxDOT.

Applicant representative Sohil Mcnogia told the commission the property was recently purchased by the current ownership and said he was not previously aware of the 5,000-square-foot threshold in the code: “I was not aware about some sort of, you know, code which only allows 5,000,” Mcnogia said. He described plans for an in-store kitchen and franchise food options and said the applicant would reduce the footprint to 5,000 square feet if the commission or council objected to the larger store.

Several commissioners raised traffic and circulation concerns because the site is on a curve of FM 1103 and in proximity to commercial development and residential subdivisions. Commissioner Maria Fishback asked whether a traffic signal would be required; Lindsey responded that “if there is need for a traffic light, that’ll come through, or that’ll be recommended or required by the traffic impact analysis.” The applicant said site-level roadway improvements including turn lanes and a deceleration lane were contemplated in the submitted materials.

Staff recommended 11 conditions if the commission and council approve the CUP, including compliance with building and fire codes, UDC standards, off-street parking, lighting, landscaping, TxDOT approvals, and the Texas Alcoholic Beverage Commission rules for any proposed alcohol sales. Commissioners discussed whether to restate standard UDC requirements explicitly in the condition list for transparency; staff said conditions are often listed to make expectations clear.

The commission’s action was a recommendation to the mayor and city council; final approval, permitting and any required TxDOT or other third‑party approvals remain subject to review.

Votes at a glance: The commission voted to recommend approval of the CUP for 1636 FM 1103; the commission recorded a unanimous vote in favor of the motion to recommend approval. The item will next go to the mayor and city council for a final decision.

Next steps: the site plan remains under administrative review; the mayor and council will consider the commission’s recommendation at a subsequent meeting.