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PLANNING AND ZONING MEETING
Noble Group Event Center
203 S. Main Street
October 11, 2023
6:30 PM - 10:30 PM
MINUTES
Call to Order — Meeting was called to order by Chairman Ms. Zimmermann at 6:31 p.m.
2. Roll call and Excused Absences — Members Present: Ms. Zimmermann, Ms. Greve (left at 8:31
p.m.), Ms. Beaver, Ms. Dodd, Mr. Hinze, and Ms. Hubbard. Members Absent: Mr. Garrison, Ms.
Garcia, and Ms. Fishback. Ms. Greve made the motion to excuse the absence of both Ms. Garcia
and Ms. Fishback. Motion was seconded by Ms. Beaver. For: All; Against: None. Motion carried
6to0.
3. Invocation —Moment of Silence —Ms. Zimmermann asks for a Moment of Silence
4. Pledge of Allegiance —All in attendance recited the Pledge of Allegiance.
5. Citizens to be Heard
This is the only time during the Meeting that a citizen can address the Commission. It is an
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 peimics(acibolotx.gov or telephone
210-566-6111 before 5:00pm the date of the meeting.
Mr. Nienstedt from Roadrunner Towing spoke to the Planning and Zoning Commission on item
number 8H on a proposed amendment to Article 4 to allow vehicle towing facilities and vehicle
storage in MURE zoning districts. He stated that he would like to move his business from Schertz
to Cibolo where he is a resident.
6. Consent Agenda
A. Approval of the minutes from the September 13, 2023, Planning & Zoning Commission
Meeting.
Ms. Beaver made the motion to approve the consent agenda. Motion was seconded by Ms.
Hubbard. For: All; Against: None. Motion carried 6 to 0.
7. Public Hearing
A. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a variance request to UDC Sec. 18.1.G.6.a.i to waive the right-
of-way dedication requirement for certain real property located at 304 South Main Street,
legally described as ABS: 57 SUR: WILLIAM BRACKIN, 2.4770 AC.
Ms. Zimmermann opened the public hearing at 6:38 p.m. No one wished to speak on this
item and Ms. Zimmermann closed the public hearing at 6:39 p.m.
B. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a Conditional Use Permit (CUP) request to allow a
Manufactured Home Residential use for certain real property located at 432 Tolle Road,
legally described as RABY ESTATES LOT 1, 1.93 AC.
Ms. Zimmermann opened the public hearing at 6:40 p.m. Mr. Guzman and T. Ayala stated
they just turned in a form stating they were in favor. Ms. Zimmermann closed the public
hearing at 6:41 p.m.
8. Discussion/Action Items
A. Discussion/Update on Cibolo Housing 3rd Quarter.
The Planning and Zoning Commission received the Real Estate Summary for July —
September 2023. Third Quarter Sales had 233 homes sold, 335 homes were available, and
87 homes pending. The average price of a home sold in Cibolo during this quarter was
$366,023. Cibolo had 127 homes rented during this quarter with 58 homes available.
The Planning and Zoning Commission went into Executive Session at 6:52 p.m.
The Planning and Zoning Commission will meet in Executive Session as authorized
by the Texas Gov't Code Section 551.071, Consultation with Attorney to discuss the
following:
a. Discussion/Action and Recommendation to the Mayor and City Council regarding
the Final Plat of Buffalo Crossing II Knights Crossing Subdivision.
b. Discussion/Action and Recommendation to the Mayor and City Council regarding
the Final Plat of Buffalo Crossing II Unit 6 Subdivision.
The Planning and Zoning Commission reconvened into Regular Session and take/or give
direction or action, if necessary, on items discussed in the Executive Session.
P&Z reconvened into Regular Session at 7:38 p.m. No action taken.
B. Discussion/Action and Recommendation to the Mayor and City Council regarding the
Final Plat of Buffalo Crossing II Knights Crossing Subdivision.
Mr. Hinze made the motion to recommend approval to the City Council regarding the Final
Plat of Buffalo Crossing II Knights Crossing Subdivision. Motion was seconded by Ms.
Dodd. For: All; Against: None. Motion carried 6 to 0.
C. Discussion/Action and Recommendation to the Mayor and City Council regarding the
Final Plat of Buffalo Crossing II Unit 6 Subdivision.
Mr. Hinze made the motion to recommend approval to the City Council regarding the Final
Plat of Buffalo Crossing II Unit 6 Subdivision due to outstanding comments. Motion was
seconded by Ms. Dodd. For: Ms. Zimmermann, Ms. Beaver, Ms. Dodd, Mr. Hinze, and
Ms. Hubbard; Against: Ms. Greve. Motion carried to 5 to I.
D. Discussion/Action and Recommendation to the Mayor and City Council regarding the
Preliminary Plat of Omni Industrial Park Subdivision.
Ms. Zimmermann made the motion to recommend denial to the City Council regarding the
Preliminary Plat of Omni Industrial Park Subdivision due to outstanding comments.
Motion was seconded by Ms. Greve. For: All; Against: None. Motion carried 6 to 0.
E. Discussion/Action and Recommendation to the Mayor and City Council regarding a
variance request to UDC Sec. 18.1.G.6.a.i to waive the right-of-way dedication
requirement for certain real property located at 304 South Main Street, legally described as
ABS: 57 SUR: WILLIAM BRACKIN, 2.4770 AC.
Ms. Zimmermann made the motion to recommend approval to the City Council regarding
a variance request to UDC Sec. 18.1.G.6.a.i to waive the right-of-way dedication
requirement for certain real property located at 304 South Main Street, legally described as
ABS: 57 SUR: WILLIAM BRACKIN, 2.4770 AC. Motion was seconded by Ms. Beaver.
For: All; Against: None. Motion carried 6 to 0.
F. Discussion/Action and Recommendation to the Mayor and City Council regarding a
Conditional Use Permit (CUP) request to allow a Manufactured Home Residential use for
certain real property located at 432 Tolle Road, legally described as RABY ESTATES
LOT 1, 1.93 AC.
Ms. Greve made the motion to recommend approval to the City Council regarding a
Conditional Use Permit (CUP) request to allow a Manufactured Home Residential use for
certain real property located at 432 Tolle Road, legally described as RABY ESTATES
LOT 1, 1.93 AC. Motion was seconded by Ms. Hubbard. For: All; Against: None. Motion
carried 6 to 0.
G. Discussion/Recommendation to City Council for whether the requirement of a Conditional
Use Permit (CUP) for a manufactured home should be removed from the SF -2 Single -
Family Residential zoning district.
The P&Z did not give a recommendation. They did not feel they had enough information
or why this needed to be changed.
H. Discussion/Recommendation to City Council for a proposed amendment to Article 4,
Zoning Regulations, Section 4.7.4.3, Mixed Use Regional Employment Center (MURE)
District Regulations, of the City's Unified Development Code (UDC), to allow vehicle
towing facilities and vehicle storage in MURE zoning districts with the approval of a
Conditional Use Permit (CUP).
The Planning and Zoning Commission recommended to the City Council that conditions
for a tow yard use be permitted by right subject to supplemental conditions. This eliminates
the requirement for a Conditional Use Permit within the MURE district but requires
vehicles towing facilities to use to follow some additional conditions, which include (1)
The use must be located no less than five hundred (500) feet from an interstate highway
right-of-way; and (2) The use must be screened by perimeter fencing and/or landscaping
no less than eight (8) feet in height, so that such use is not visible from any public right-of-
way. It was also agreed the proposed amendment should not allow the storage of hazardous
materials. The Commission suggested vehicle towing facilities and vehicle storage could
be addressed in Section 4.7.4.3A., Permitted Uses Subject to Supplement Use
Requirements. It was also agreed that the definitions of"Wrecker Business Associated with
Auto Impounding and Storage" and "Vehicle Storage" need to be revised to prohibit
dismantling and salvage uses, and to add incident management to the definitions. The P&Z
also recommends to Council that only incident management defined uses be permitted and
that other towing types such as consent towing and private property towing not be allowed.
Discussion/Recommendation to City Council for a proposed amendment to Article 17
Landscaping Regulations, Section 17.1.J.3.13, to reduce the 15' Landscape Buffer
requirements in the Old Town District when an off-street parking or vehicular use area
abuts a public right-of-way.
The Planning and Zoning Commission recommended to the City Council that they were in
favor of the reduction of the landscape buffer requirement within the Old Town District to
five (5') feet.
9. Planning & Zoning Commission Training
The Planning and Zoning Commission received a training session on State Law Chapter 211,
Zoning Commission Rules, P&Z Duties and Powers, Council/Staff Duties & Powers, the
Comprehensive Master Plan, Zoning Regulations, Comprehensive Plan, Plats, and Open Meetings
Act.
10. UDC, CIP, Master Plan and Staff Updates — Update were sent out in the packet.
11. Items for future agendas —None at this time
12. Adjournment— Ms. Zimmermann made the motion to adjourn the meeting at 10:02 p.m. Motion
was seconded by Ms. Hubbard. For: All; Against: None. Motion carried 5 to 0.
PASSED AND APPROVED TYHI,,�DAY OF NOVEMBER 2023.
Ashley