Boerne planning commission recommends C‑3 zoning for 5.155‑acre IH‑10 tract adjoining Buc‑ee’s

Commissioner Tim Van Wolf opened the meeting and the Planning & Zoning Commission voted to recommend C‑3 (Community Commercial) zoning for an approximately 5.155‑acre IH‑10 West surplus tract adjoining the Buc‑ee’s development.

The recommendation followed a staff presentation explaining that the acreage total reflects two purchases and Buc‑ee’s survey data. Resident Paula Reichert had asked for a tract‑by‑tract reconciliation after noticing earlier public materials cited 3.976 acres. Resident Dana Mathis also asked whether the renegotiated agreement has been signed and urged staff to confirm ownership and final details before zoning was assigned.

Why it matters: the commission’s role is to recommend zoning to city council. Staff described site restrictions and negotiated amendments that affect scale and operations — including a 54,000‑square‑foot cap on the primary building, limitations tied to fueling positions, expanded buffering and landscaping, reduced sign height contingent on state approval, dark‑sky‑compliant lighting and a construction commencement deadline — all of which shape how a future Buc‑ee’s facility could be sited next to nearby neighborhoods.

City staff told commissioners the increased acreage came from two purchases by Buc‑ee’s of surplus land previously under TxDOT ownership and that the company provided a survey used to reach the 5.155‑acre figure. As one commissioner summarized the staff view, "I think we've accomplished what we'd hoped to do," reflecting that the packet materials and staff clarifications addressed earlier ambiguities.

On the project conditions described in the meeting packet, staff listed an array of limits and commitments intended to reduce local impacts: a 54,000‑square‑foot maximum building size; a packet item described "no more than 100 fueling stations" as a project parameter; approximately 9 acres of separate dedicated open space; enhanced perimeter landscaping and an 8‑foot security fence; and reduced lighting pole heights with fixtures meeting current dark‑sky criteria.

When commissioners pressed staff on Buc‑ee’s formal sign‑off, staff said the company and the city negotiated amendments over recent months and that "the signatures will happen after the city council vote on the final document," explaining that executed documents are typically not public until after council approval. Staff and the director also said TxDOT typically cooperates on exit signage approvals and that proposed street names must go through Bexar Metro 9‑1‑1 for emergency‑response review.

After discussion, Commissioner Byrd moved and Commissioner Visenio seconded a motion to accept staff findings and recommend the C‑3 designation. The commission recorded the motion as passing ("motion passes"; recorded as "5 in favor, none opposed"). The record also notes Commissioner Keller had recused himself from this matter because of a conflict of interest. Staff said the city council will consider the commission’s recommendation at its first meeting in January.

The commission also approved routine consent items earlier in the meeting and untabled the zoning matter before the substantive presentation. With no further business, the commission adjourned and wished the community a joyous holiday season.