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PLANNING AND ZONING MEETING
200 S. Main Street
March 8, 2023
6:30 PM - 10:30 PM
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1. Call to Order — Meeting was called to order by Chairman Ms. Zimmermann at 6:37 p.m.
2. Roll call and Excused Absences — Members Present: Ms. Zimmermann, Ms. Greve, Mr. Cooper,
Ms. Garcia, Mr. Garrison, and Mr. Hinze. Ms. Beaver was in attendance but has not received her
Oath of Office and will just be observing at this meeting. Members Absent: Mr. Rayl and Ms.
Hubbard.
3. Invocation — Mr. Hinze gave the invocation.
4. Pledee of Alleeiance — All in attendance recited the Pledge of Allegiance.
5. Public Hearines
A. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a rezoning for residentially used properties located within the
Old Town Overlay District which are currently zoned commercial. The rezoning is specific
to properties that were rezoned from residential to commercial in 2010.
Ms. Zimmermann opened the public hearing at 6:46 p.m. The following individuals spoke
on this item: Mr. C. Hicks stated that those that want to go back to residential they should
be able to go back to residential. Citizens just want peace and harmony and not be afraid.
Mr. Brown stated that he has lived in Cibolo all his life. He wants to stay commercial he
feels its going backwards to rezone to residential. Mr. Mathis stated that in 2010 the city
approved the FLUM. Individuals have been led to believe that they have to pay higher
taxes if they are commercial. Mr. Mathis said he had contacted the Appraisal District and
zoning does not effect taxes. Leave it as it is. Mr. Zalinski this is just opening up an
assortment of problems. Some individuals want to go back to SF and they should be able
to. You now are going to have residential next to commercial who is going to win that
battle. Mr. Delgado states that taxes do not go up with zoning. People need to be educated
on how to lower their taxes. Businesses bring in money to the city those with 100%
disability pay no taxes. Solicitors will continue to (mock on doors. Mr. Sippel stated that
he owns two properties on Pfiel Rd. he attended the Townhall Meeting and people were
giving out incorrect information. He also stated that even if you are residential, you will
still get calls for solicitation. Ms. Kearns stated that she was disappointed on the
information that was being given out at both Open House Meetings. Did not know what
questions to ask. Ms. Kearns also stated that this has cost the city a large amount of money.
Ms. Crawford wants to change back to residential. Wants to know how this happen to
begin with. Ms. Crawford wants the city to do what they said they would do. Mr.
Fragmeyer stated that the Future Land Use Map shows commercial with residential mixed -
in. He states that both his wife and him like the Cibolo downtown area and like to shop
and eat in that area. Mr. J. Hicks sent email read by City Secretary. Resident since 1996
supports the rezoning of the properties in the downtown overlay district. Ms. Zimmermann
closed the public hearing at 7:09 p.m.
B. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a rezone for Property ID: 69580, located on Haeckerville Road,
from the current zoning of Low Density Residential (SF -2) to Medium Density Residential
(SF -4).
Ms. Zimmermann stepped out during this item. Ms. Greve opened the public hearing at
7:13 p.m. The following individuals spoke: Mr. Flores stated that nothing is being built on
this land right now. Roads will be improved as FM 1103 will go to I-10 in the next ten
years. Mr. Shield opposes the rezoning. There is no power, no electric, roads are terrible,
and traffic is terrible. Mr. Zimmermann also opposed the rezoning. There is no sewer so
everyone is on septic. We have flooding and drainage issues. A development will just
cause more flooding to the farmlands. Mr. Zimmermann stated that when it floods all the
water flows into his property. Mr. Zimmermann also stated that he was told by Planning
Department that this item had been pulled from the agenda. He only was able to be here
because someone had called him that it was still on the agenda. Ms. Kearns stated that
there is no city service in this area and no infrastructure. She also stated no drainage and
zoning should not change. Mr. Zalinski stated that this area is already prone to flooding.
Trucks fly down Haeckerville Road. Opposes rezoning. Ms. Greve closed the public
hearing at 7:27 p.m.
C. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a Conditional Use Permit (CUP) for the property located at 146
Motts Parkway to allow Concrete Asphalt Batching Plant (Permanent) use.
Ms. Zimmermann returned to the meeting. Ms. Zimmermann opened the public hearing at
7:30 p.m. The following individuals spoke on this item. Mr. Wright stated that he was
speaking for himself and his two sisters that live out of state. He opposes the CUP because
of the noise and oil spills. Mr. Till stated that the back part of the property would be a
green space and would not impact anyone else. The operation would not be a 27/7
operation and there would be no outside maintenance. Ms. Zimmermann closed the public
hearing at 7:47 p.m.
D. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a Conditional Use Permit (CUP) for Property ID: 63567,
located on Zuehl Road, to allow Vehicle Storage use.
This item is postponed to the April 12, 2023 P&Z meeting due to applicants'
misinformation provided within the application. Public notice process will be repeated.
Ms. Zimmermann called for a break at 7:47 p.m.
P&Z members returned to regular session at 8:08 p.m.
6. Citizens to be heard
This is the only time during the Meeting that a citizen can address the Commission. It is the
opportunity for visitors and guests to address the Commission on any issue to include agenda items.
All visitors wishing to speak must fill out the Sign -In Roster prior to the start of the meeting. The
Commission may not debate any non -agenda issue, nor may any action be taken on any non -agenda
issue at this time; however, the Commission may present any factual response to items brought up
by citizens. (Attorney General Opinion - JC -0169) (Limit of three minutes each.) All remarks shall
be addressed to the Commission as a body. Remarks may also be addressed to any individual
member of the Commission so long as the remarks are (i) about matters of local public concern and
(ii) not disruptive to the meeting or threatening to the member or any attendee. Any person violating
this policy may be requested to leave the meeting, but no person may be requested to leave or forced
to leave the meeting because of the viewpoint expressed. This meeting is livestreamed. If anyone
would like to make comments on any matter regarding the City of Cibolo or on an agenda
item and have this item read at this meeting, please email pcimics(a),cibolotx.eov or telephone
210-566-6111 before S:OOpm the date of the meeting.
The following individuals spoke at Citizen to be Heard. Ms. Kearns stated what is happening
Downtown, the businesses in this area will surpass Walmart this year on the taxes brought into the
city. She also stated not to repeat what happened in 2010. Ms. Kearns said not to force the hands
of those that did not show -up and signed the affidavit. Ms. Mathis ask how many letters were
returned when sent to all the residents to rezone to residential. Mr. Iglesias spoke in opposition to
item 8E. He stated we need more businesses not apartments. Ms. Baer supports the development
(multi -family) as they are needed in this area. She stated not everyone can be a homeowner. Mr.
Sherman spoke in opposition to item 8E. He felt this property had more value as commercial. Mr.
Briggs spoke in opposition to 8E as he felt there is more crime in multi -family properties. Mr.
Rush also spoke in opposition to item 8E because of increase crime and trash. He also stated there
was already apartments going in across from Steele High School. Mr. Perez had no problem with
rezoning but opposed putting apartments where $300,000 homes are. Ms. Smith strongly opposed
the multi -family zoning as it would have a negative impact on our quality of life and the character
of our neighborhood. Mr. Wigley opposed apartments in an area zoned for businesses. It would
also cause increase traffic in an area already busy with traffic. Mr. Slatis opposed rezoning to
multi -family as they will clog up the streets and destroy property values. Mr. Ortiz did not oppose
to rezoning. He stated more housing option are needed in Cibolo besides $300,000+ homes.
7. Consent Aeenda
A. Approval of the minutes from the February 8, 2023, P&Z Commission Meeting.
Motion was made by Ms. Greve to approve the consent agenda. Motion was seconded by
Mr. Garrison. For: All; Against: None. Motion carried 6 to 0.
8. Discussion/Action Items
A. Discussion/Action and Recommendation to the Mayor and City Council regarding a
rezoning for residentially used properties located within the Old Town Overlay District
which are currently zoned commercial. The rezoning is specific to properties that were
rezoned from residential to commercial in 2010.
Mr. Hinze made the motion to recommend to City Council denial of a rezoning for
residentially used properties located within the Old Town Overlay District which are
currently zoned commercial. The rezoning is specific to properties that were rezoned from
residential to commercial in 2010 with the findings that the Old Town Overlay Zoning
properly addresses all needs in the Old Town Cibolo District. Motion was seconded by
Mr. Garrison. For: Ms. Greve, Mr. Hinze, Mr. Garrison, Mr. Cooper, and Ms. Garcia;
Against: Ms. Zimmermann. Motion carried 5 to 1.
B. Discussion/Action and Recommendation to the Mayor and City Council regarding a rezone
for Property ID: 69580, located on Haeckerville Road, from the current zoning of Low
Density Residential (SF -2) to Medium Density Residential (SF -4).
Ms. Zimmermann recused herself from this item. Motion was made by Mr. Cooper to
recommend to City Council DENIAL Council regarding a rezone for Property ID: 69580,
located on Haeckerville Road, from the current zoning of Low Density Residential (SF -2)
to Medium Density Residential (SF -4). Motion was seconded by Ms. Garcia. For: All;
Against: None. Motion carried 5 to 0.
C. Discussion/Action and Recommendation to the Mayor and City Council regarding a
Conditional Use Permit (CUP) for the property located at 146 Motts Parkway to allow
Concrete Asphalt Batching Plant (Permanent) use.
This item was pulled from the agenda.
D. Discussion/Action and Recommendation to the Mayor and City Council regarding a
Conditional Use Permit (CUP) for Property ID: 63567, located on Zuehl Road, to allow
Vehicle Storage use.
Ms. Zimmermann made the motion to continue this item to the April meeting. Motion was
seconded by Mr. Hinze. For: All; Against: None. Motion carried 6 to 0.
E. Discussion and Direction to a potential applicant to rezone 42.345 acres, located at the
northwest corner of FM 1103 and Orth Avenue from C-1 to MF -1.
This was a discussion item only. P&Z was informed that this would be single family homes
with 276 homes being built. They would be rental homes with long term rentals. They also
were informed that commercial would still be located on FM 1103. No action was taken.
F. Discussion and Direction to a potential applicant for a Conditional Use Permit for three
acres, located at 421 Amacker Lane, to allow for Vehicle Storage.
The P&Z was informed that this would be for RV storage both covered and uncovered.
They already have electric, water, and sewer at the site. The storage is on 6 acres and will
be hidden for the street. No action was taken.
G. Discussion/Action and Recommendation to the Mayor and City Council regarding the
Final Plat of Grace Valley Ranch Unit 1.
Ms. Zimmermann made the motion to recommend to City Council denial regarding the
Final Plat of Grace Valley Ranch Unit 1 due to the outstanding plat review comments, the
application does not comply with the UDC Section 18.2 and 20.3.5 (2023). Motion was
seconded by Mr. Hinze. For: All; Against: None. Motion carried 6 to 0.
9. UDC, CIP, Master Plan and Staff Updates
The Commission was informed that Ms. Gonzalez last day with Cibolo is on Monday. The city
will be advertising. Master Plan Committee will meeting this month and a Joint meeting will be
scheduled with Council, P&Z, and Master Plan.
10. Items for future agendas
Oath of Office for Ms. Beaver.
11. Adiournment
Mr. Garrison made the motion to adjourn the meeting. Motion was seconded by Mr. Hinze. For:
All; Against: None. Motion carried 6 to 0.
PAWAPPROVED THIS 12"i DAY OF APRIL 2023.
`'
Asley Zimmermann
�1�1` Chairman, Planning & Zoning Commission