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PLANNING AND ZONING MEETING
Noble Group Event Center
203 S. Main Street
November 15, 2023
6:30 PM - 10:30 PM
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1. Call to Order — Meeting was called to order at 6:32 p.m. by the Chairman Ms. Zimmermann.
2. Roll call and Excused Absences — Members Present Ms. Zimmermann, Ms. Greve, Ms. Dodd,
Ms. Garcia, Ms. Fishback, Mr. Hinze, and Ms. Hubbard. Members Absent: Ms. Beaver. Ms. Garcia
made the motion to excuse the absences of Ms. Beaver. Motion was seconded by Ms. Hubbard.
For: All; Against: None. Motion carried 7 to 0.
3. Moment of Silence — Ms. Zimmermann called for a Moment of Silence. There was a question why
the invocation was removed. Ms. Zimmermann stated that she was informed by a member of the
commission that they felt uncomfortable with an invocation. Ms. Cimics will get a reading from
the City Attorney on this matter.
4. Pledee of Alleeiance — 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 pcimicsna,cibolotx.eov or telephone
210-566-6111 before 5:00pm the date of the meeting.
6. Consent Aeenda
A. Approval of the minutes from the September 13, 2023, Planning & Zoning Commission
Meeting.
B. Approval of the minutes from the October 11, 2023, Planning & Zoning Commission
Meeting.
Mr. Hinze made the motion to approve the consent agenda. Motion was seconded by Ms.
Garcia. For: All; Against: None. Motion carried 7 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. 18.17.A to waive the
requirement for sidewalks for certain real property located at 508 North Main Street,
legally described as Lot 2, Northside Addition, .32 AC.
Ms. Zimmermann opened the public hearing at 6:50 p.m. Mr. Jackson stated that when the
city re did the street on Main they put a drainage ditch on his side of the street and a
sidewalk on the other side. For him to place a sidewalk now would cost an enormous
amount of money. Ms. Latimer spoke and stated that this shows how bad are downtown
overlay district is. She also stated that this was not fair to this individual. Ms. Zimmermann
closed the public hearing at 6:55 p.m.
B. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a rezoning for 2.227 located at 12090 IH -10 West, legally
described as ABS: 134 SUR: JOSE FLORES 2.227 AC, from the current zoning of General
Commercial (C-4) District to Agricultural — Homestead (AG).
Ms. Zimmermann opened the public hearing at 6:57 p.m. Mr. Smith stated that his property
is landlocked. He stated that he had talked to the council about this and instead of
disannexation they talked about re -zoning the property. Mr. Smith stated he was asking to
rezone to AG, which is what the property is being used for now. Ms. Latimer also spoke
on this item. She stated shame on the city for not letting this man out of the city we can at
least re -zone him to AG. Ms. Zimmermann closed the public hearing at 7:10 p.m.
C. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding 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.
Ms. Zimmermann opened the public hearing at 7:05 p.m. Ms. Latimer spoke and stated
instead of changing it could have been assigned as C4 or Industrial. Ms. Zimmermann
closed the public hearing at 7:06 p.m.
D. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a proposed amendment to Article 17 Landscaping Regulations,
Section 17.1.13.13, 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.
Ms. Zimmermann opened the public hearing at 7:09 p.m. Mr. Jackson stated that this is an
older home, and this will give him enough space for a parking lot. Ms. Zimmermann closed
the public hearing at 7:10 p.m.
E. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a proposed amendment to Appendix A of the Unified
Development Code, Article 20, Subdivision Regulations to amend certain requirements for
Final Acceptance of public improvements.
Ms. Zimmermann opened the public hearing at 7:12 p.m. No one spoke on this item. Ms.
Zimmermann closed the public hearing at 7:12 p.m.
F. The City of Cibolo Planning and Zoning Commission will conduct a public hearing to hear
public testimony regarding a proposed amendment to Article 13, Use Tables, Section 13.1,
Residential Uses, of the City's Unified Development Code (UDC), to remove the
allowance of a Conditional Use Permit (CUP) for a manufactured home from the SF -2
Single -Family Residential zoning -district.
Ms. Zimmermann opened the public hearing at 7:17 p.m. P. Realy was in favor of not
fallowing a CUP for S172 for manufacture homes. The reason was it would reduce property
values. Ms. Latimer stated that this was meant for legacy land owners not to allow CUPS
in sub -division developments. Mr. Debolt stated that every time you have a hearing I never
get notified. Staff did address this they Mr. Debolt during this item. He did agree not to
have a CUP in SF -2. Ms. Sale stated that she received a map, but it makes no sense to her.
She did not want a CUP in SF -2. Ms. Cope stated she was annexed into the city in 2010
and receives no sewer or paved roads. She did state that they do receive police and fire if
needed. Lives in a trailer and takes care of it. Ms. Cope asked what's wrong with a mobile
home. Mr. Cope we live in a trailer and care of it. The city needs to rethink what needs to
be done all the way down Country Lane. Mr. Smiercialt states that some manufactured
homes are on property that never wanted to be part of the city. This is targeting the poorest
citizens of Cibolo. They should be able to do what they want on their own property. Ms.
Zimmermann closed the public hearing at 7:53 p.m.
8. Discussion/Action Items
A. Discussion/Action and Recommendation to the Mayor and City Council regarding the
Preliminary Plat of Steele Creek Unit 4A Subdivision.
Ms. Zimmermann made the motion to recommend to the City Council denial of the
Preliminary Plat of Steele Creek Unit 4A Subdivision due to outstanding comments.
Motion was seconded by Ms. Garcia. For: All; Against: None. Motion carried 7 to 0.
B. Discussion/Action and Recommendation to the Mayor and City Council regarding the
Final Plat of Barsalou Estates Subdivision.
Mr. Hinze made the motion to recommend approval to the City Council regarding the Final
Plat of Barsalou Estates Subdivision. Motion was seconded by Ms. Dodd. For: All:
Against: None. Motion carried 7 to 0.
C. Discussion/Action and Recommendation to the Mayor and City Council regarding the
Final Plat of Cibolo Farms Unit 1 Subdivision.
Ms. Zimmermann made the motion to recommend approval to the City Council regarding
the Final Plat of Cibolo Farms Unit 1 Subdivision. Motion was seconded by Ms. Greve.
For: All; Against: None. Motion carried 7 to 0.
D. Discussion/Action and Recommendation to the Mayor and City Council regarding a
variance request to UDC Sec. 18.17.A to waive the requirement for sidewalks for certain
real property located at 508 North Main Street, legally described as Lot 2, Northside
Addition, .32 AC.
Ms. Fishback made the motion to recommend approval to the City Council regarding a
variance request to UDC Sec. 18.17.A to waive the requirement for sidewalks for certain
real property located at 508 North Main Street, legally described as Lot 2, Northside
Addition, .32 AC. Motion was seconded by Ms. Garcia. For: Ms. Fishback, Ms. Garcia,
Ms. Greve, Ms. Dodd, Mr. Hinze, and Ms. Hubbard; Against: Ms. Zimmermann. Motion
carried 6 to 1.
E. Discussion/Action and Recommendation to the Mayor and City Council regarding a
rezoning for 2.227 located at 12090 IH -10 West, legally described as ABS: 134 SUR: JOSE
FLORES 2.227 AC, from the current zoning of General Commercial (C-4) District to
Agricultural — Homestead (AG).
Ms. Garcia made the motion to recommend approval to the City Council regarding a
rezoning for 2.227 located at 12090 IH -10 West, legally described as ABS: 134 SUR: JOSE
FLORES 2.227 AC, from the current zoning of General Commercial (C-4) District to
Agricultural — Homestead (AG). Motion was seconded by Ms. Fishback. For: Ms. Garcia,
Ms. Fishback, Mr. Hinze, Ms. Zimmermann, Ms. Dodd, and Ms. Hubbard; Against: Ms.
Greve. Motion carried 6 to 1.
F. Discussion/Action and Recommendation to City Council regarding 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.
Mr. Hinze made the motion to recommend approval to the City Council regarding 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. Motion was seconded by Ms. Greve. For: All; Against: None. Motion
carried 7 to 0.
G. Discussion/Action and Recommendation to City Council regarding a proposed amendment
to Article 17 Landscaping Regulations, Section 17.1.J.3.B, 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.
Ms. Fishback made the motion to recommend approval to the City Council regarding a
proposed amendment to Article 17 Landscaping Regulations, Section 17.1.J.3.B, 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. Motion was seconded by Ms.
Zimmermann. For: All; Against: None. Motion carried 7 to 0.
H. Discussion/Action and Recommendation to City Council regarding a proposed amendment
to Appendix A of the Unified Development Code, Article 20, Subdivision Regulations to
amend certain requirements for Final Acceptance of public improvements.
Ms. Zimmermann made the motion to recommend approval to the City Council regarding
a proposed amendment to Appendix A of the Unified Development Code, Article 20,
Subdivision Regulations to amend certain requirements for Final Acceptance of public
improvements. Motion was seconded by Ms. Greve. For: All; Against: None. Motion
carried 7 to 0.
Discussion/Action and Recommendation to City Council regarding a proposed amendment
to Article 13, Use Tables, Section 13.1, Residential Uses, of the City's Unified
Development Code (UDC), to remove the allowance of a Conditional Use Permit (CUP)
for a manufactured home from the SF -2 Single -Family Residential zoning district.
Ms. Zimmermann made the motion to table this item. Motion was seconded by Ms.
Hubbard. For: Ms. Zimmermann, Ms. Hubbard, Ms. Greve, Ms. Dodd, Ms. Fishback, and
Ms. Garcia; Against: Mr. Hinze. Motion carried 6 to 1.
9. UDC, CIP, Master Plan and Staff Updates —City Staff had in the packet information to include
Site Plans currently in review, Site Plans recently approved, Plats currently in review and items
that had gone to Council and the action taken by Council.
10. Items for future agendas — Continue with training and adding the Invocation/Moment of Silence
on the agenda as a discussion/action item.
11. Adjournment — Ms. Fishback made the motion to adjourn the meeting at 10:08 p.m. Motion was
seconded by Ms. Garcia. For: All; Against: None. Motion carried 7 to 0.
AND APPROVED THIS 13TH DAY OF DECEMBER 2023.
Ashley
Planning