ORD 1465 09/10/2024of Cie
o
t
v o
rrX0,
-city M awkee
ORDINANCE NO. 1465
AN ORDINANCE OF THE CITY OF CIBOLO, TEXAS, ADOPTING AN
AMENDED COMPREHENSIVE PLAN, PROVIDING FOR COMPLIANCE
WITH APPLICABLE STATE AND LOCAL LAWS; PROVIDING FOR
SEVERABILITY, REPEAL, SAVINGS, PUBLICATION AND CODIFICATION;
DECLARING THAT THE MEETING AT WHICH THIS ORDINANCE WAS
ADOPTED WAS CONDUCTED IN COMPLIANCE WITH THE TEXAS OPEN
MEETINGS ACT; PROVIDING AN EFFECTIVE DATE; AND CONTAINING
OTHER PROVISIONS RELATED TO THE SUBJECT.
WHEREAS, the City of Cibolo ("City") is a home rule municipality authorized to create
comprehensive master plans to guide the development of the city and promote public health, safety
and general welfare as authorized by §213 of the Texas Local Government Code; and
WHEREAS, the City Council of the City of Cibolo, Texas, passed and approved Ordinance No.
1274 on June 25, 2019, and thereby adopted and updated the 2016 Master Plan; and
WHEREAS, the City Council finds two public hearings were held for the purpose of providing
all interested persons the opportunity to be heard concerning the proposed variance in accordance
with state and local law; and
WHEREAS, the City Council finds legal notice, notifying the public of both public hearings on
the consideration of the proposed Comprehensive Master Plan, was posted on the City's official
website and published in the Seguin Gazette, a newspaper of general circulation in the City, in
accordance with state and local law; and
WHEREAS, the City Council finds legal notice, notifying the public of all public hearings on the
consideration of the proposed Comprehensive Master Plan, was provided in accordance with law;
and
WHEREAS, the City Council finds the Planning and Zoning Commission, after due consideration
issued its recommendation to the City Council in accordance with state and local law; and
WHEREAS, the City Council finds that the Planning and Zoning Commission recommended
approval of the proposed Comprehensive Master Plan and finds that it 1) promotes the health,
safety, and general welfare of the City and the safe orderly, efficient, and healthfiil development
Page 1 of 3
of the City, 2) is consistent with the policies of goals of the existing master plan, and 3) implements
plan policies better than the current plan; and
WHEREAS, the City Council desires to proactively guide development in the City by approving
the proposed Comprehensive Master Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
CIBOLO, TEXAS:
SECTION 1. Incorporation of Recitals. The City Council finds the recitals in the preamble of
this Ordinance are true and correct and incorporates them as findings of fact.
SECTION 2. Comprehensive Plan Adopted. The City of Cibolo Comprehensive Master Plan
adopted November 15, 2016, and amended in 2019, is hereby repealed and replaced with the
following plan attached hereto as Exhibit A.
SECTION 3. Declaration of Compliance. The City Council finds that all required public notices
have been properly issued and all required public hearings have been properly conducted.
SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance
is for any reason held to be unconstitutional or illegal by final judgment of a court of competent
authority, such decision shall not affect the validity of the remaining portions of this Ordinance.
The City Council hereby declares that it would have passed and ordained all the remaining portions
of this Ordinance without the inclusion of such portion or portions found to be unconstitutional or
invalid.
SECTION 5. Repeal. All resolutions, ordinances, or parts thereof conflicting or inconsistent with
the provisions of this Ordinance are hereby repealed to the extent of such conflict. In the event of
a conflict or inconsistency between this Ordinance and any other resolution, code or ordinance of
the City, or parts thereof, the terms and provisions of this Ordinance shall govern.
SECTION 6. Savings. All rights and remedies of the City are expressly saved as to any and all
violations of the provisions of any ordinances which have accrued at the time of the effective date
of this Ordinance; and such accrued violations and litigation, both civil and criminal, whether
pending in court or not, under such ordinances, shall not be affected by this Ordinance but may be
prosecuted until final disposition by the courts.
SECTION 7. Open Meeting Compliance. The City Council finds that the meeting at which this
Ordinance passed was conducted in compliance with the Texas Open Meetings Act.
SECTION 8. Effective Date. This Ordinance will become effective within the corporate city
limits of the City of Cibolo upon passage.
ORDERED on this 10th day of September 2024.
Page 2 of 3
ATTEST:
7
Peggy Cimics, TRMC
City Secretary
Mark Allen, Mayor
APPROVED AS TO FORM:
City Attorney
�LCdvy GckhAyu
Page 3 of 3
'Fa
AM
r
COMPREHENSIVE PLAN
ACKNOWLEDGMENTS
MAYOR AND CITY COUNCIL
Mark Allen, Mayor
T.G. Benson, District I
Randy Roberts, District 2
Robert Mahoney, District 3
Katie Cunningham, District 4
Norma Sanchez -Stephens, District 5
Dick Hetzel, District 6
Joel Hicks, District 7
PLANNING AND ZONING
COMMISSION
Jennifer Greve, Chair
Jacqueline Garcia, Vice Chair
Diana Weimer
Angela Dodd
Maria Fishback
Pian Thompson
Allison Beaver
Terry Hinze
Yvette Hubbard
MASTER PLAN
COMMITTEE
Kara Latimer, Chair
Claudia Walker, Vice Chair
Cody Hicks
Marcus Mattingly
Judy Womack
Mark Schupp
Malcolm MacLauchlan
Carole Herr
Shane Merillat
Ashley Zimmermann
Kara Latimer
Christi Ellard
Claudia Walker
ADVISORY
CITY STAFF
Wayne Reed, City Manager
Kelsee Jordan Lee, Director of Planning &
Economic Development
Eron Spencer, Senior Planner
Bryan Hugghins, Executive Director of Safety
and Infrastructure
Timothy Fousse, Public Works Director
Chris Otto, City Engineer
Jeanette Gonzalez, Communications
Manager
William Arellono, GIS Manager
Thedrick Andres, Chief of Police
CONSULTANT TEAM
Kimley-Horn and Associates
Cibolo Tomorrow Comprehensive Plan
This page is intentionally blank
TABLE OF CONTENTS
CHAPTER 1: CIBOLO TODAY
Introduction......................................................................................................................7
Whatis a Comprehensive Plan?..............................................................................10
Howto Use this Document........................................................................................11
CommunityEngagement..........................................................................................13
CHAPTER 4: STRATEGIC DIRECTION
Introduction...................................................................................................................20
VisionStatement..........................................................................................................20
GuidingPrinciples.........................................................................................................21
PreferredScenario.......................................................................................................22
PlaceTypes......................................................................................................................24
CHAPTER 3: LAND USE AND CHARACTER
Introduction...................................................................................................................27
Understanding Cibolo's Growth and Character.................................................31
MarketDemands..........................................................................................................34
2024 Future Land Use Map.......................................................................................50
Land Use and Character Recommendations.....................................................53
CHAPTER 4: TRANSPORTATION
Introduction....................................................................................................................61
ExistingConditions......................................................................................................62
TransportationRecommendations.......................................................................70
Cibolo Tomorrow Comprehensive Plan
CHAPTER 5: HOUSING AND NEIGHBORHOODS
Introduction...................................................................................................................87
ExistingConditions......................................................................................................88
Housing and Neighborhood Recommendations..............................................92
CHAPTER 6: COMMUNITY FACILITIES AND PUBLIC SERVICES
Introduction..................................................................................................................108
ExistingConditions.......................................................................................................111
Community Facilities and Public Services Recommendations ..................132
CHAPTER 7. IMPLEMENTATION
Introduction...................................................................................................................141
ImplementationMatrix............................................................................................144
APPENDIX
Documents....................................................................................................................150
u
Cibolo Tomorrow Comprehensive Plan
INTRODUCTION
Situated in the heart of South -Central Texas,
Cibolo is a growing city known for its small-
town charm. The city is positioned along
the Interstate 35 corridor to the north and
Interstate 10 corridor to the south, which
facilitates connectivity to San Antonio. Figure
1.1 displays the regional context of Cibolo.
The city's proximity to natural features and
major highways positions it as a key player
in the regional economy. Although Cibolo
Creek is dry, it's floodplain footprint offers
potential recreational opportunities like
hiking and biking trails. Cibolo is mindful of
its topography, and this comprehensive plan
places a strong emphasis on sustainable
development practices that consider
floodplain management.
Founded on the banks of Cibolo Creek in the
mid -19th century, Cibolo is deeply rooted in
the rich, historical tapestry of the American
frontier. The city's origins can be traced back
to the establishment of local ranches and the
arrival of settlers who sought fertile land in the
region.
The area was inhabited by the Comanche
and other tribes, with the name derived from
a Native American word meaning "buffalo."
Figure 7.7 Regional Context Map
�... - . p
�j
® 5che •
San Antonio
San Antoni.
MI W.n,
The city of Cibolo was named by Mr. Schlather
in 1876 when the Southern Pacific Railroad
connected the area to larger cities. The region
experienced agricultural prosperity with
cotton as the primary cash crop, benefiting
from fertile land and Cibolo Creek. Over
the years, Cibolo evolved into a close-knit
community, and by the early 20th century, it
had established itself as a small but resilient
town with a unique blend of agricultural
heritage and growing commerce.
In the latter half of the 20th century,
Cibolo experienced a transformative shift.
The expansion of nearby metropolitan
areas, notably San Antonio, brought new
opportunities and challenges to Cibolo. The
city adapted to this changing landscape and
embraced growth while preserving its small-
town charm. Subsequent decades witnessed
a population surge and the development of
infrastructure turned Cibolo into a dynamic
suburban community. As a result of it's
proximity to Randolph Air Force Base, the city
has seen growth in businesses and industries
like services and retail trade. Today, the city's
history is a testament to its ability to balance
progress with the preservation of its cultural
and historical roots, making it a distinctive
and vibrant place to live.
UNDERSTANDING GROWTH
Population growth in Cibolo has been driven
by factors such as job opportunities and the
city's strategic location. A demographic and
psychographic analysis was conducted to
better understand trends in growth based
on historical and forecasted data sets from
several key sources including the U.S. Census
Bureau, Center for Economic Studies, the
State of Texas, TxDOT, and ESRI.
Figure 1.2 on page 8 displays the City of
Cibolo's historic population change. In 2000,
Cibolo was home to about 3,000 people. Over
the following 10 years, Cibolo saw a 552.7%
percent increase in its population, increasing
to 19,580 by 2010. The city continued to see an
increase in its population, having an estimated
population of 37,061 in 2022. (source: u.s Census)
A majority of Cibolo's residents work outside
of the City (78.3%) as reflected in Figure 1.3.
However, since 2016, a greater percentage of
people (19.8%) are now commuting into Cibolo
for work (11.7%). This increase in percentage
reflects the aforementioned growth that the
city is experiencing in both jobs and daytime
population.
Employment opportunities, residential
neighborhoods, and a diversified economic
landscape are just a few of the factors
accounting for growth over the past 10
years. However, growth can also present
challenges that the city must balance. Cibolo
aims to shape a future that can proactively
address challenges and take advantage of
opportunities associated with growth. This
comprehensive plan serves as a guiding
framework for city officials, landowners,
developers, and other governmental entities.
Figure 7.21 City of Cibolo Historic Population
80,000
70,000
60,000
50,000
C:
0 40,000
a
30,000
Q
a° 20,000
10,000
0
A
Figure 7.3 / Cibolo - Inflow/Outflow Job Counts
Converse
Map Legend
smu cw,
ML1m
Selection Arens Iaeow/Outflow
S,dr do. Ana ♦ EmplupA and Lisa- in Selection Arta
Employed to Selection Area. Live
Outslde
+
Live in Selectins Ana. Empinnsl
Outside
Note: Overlay axons do not indicate
directionality of v rker aow Letween
home and employment locations.
Source: US Census Bureau, Center for Economic Studies
2021, httpA- nthemap.ces.censusgov/
66,700
58,30X
53,200
47,100
�q00 -
37.061
1970 1990 2000 2010 2023
Year
Source. Historical Census Data, State of Texas, TxDOT, and ESR12023
2025 2030 2035 2040
2050
u
•`��Y."�'l1�lC:Ali��ii�l�Lsi[Y�i;O%4_i.
CIBOLO STUDY AREA (CITY AND ETJ)
KEY FACTS
• 0 0 0 3 2023
2023
Population
=== 2.85%
Average Annual
Growth Rate
since 2012
EDUCATION
0Median
Age
78.0%
Owner -Occupied
Households
5.3%
No High School
Diploma 20.9% 32.7%
High School Some College/
Graduate Associates
Degree
INCOME & EMPLOYMENT
470%
Avg. Household
Size
43.2%
Households with
Children
_I
38.7%
Bachelor's/Grad/
Prof Degree
0
6430% $40,927 $105,268
Per Capita Median
Income Household
Income
■ White Collar t Blue Collar Services ■ Unemployment
Source: ESRI 2023
$127,339
Average
Household
Income
WHAT IS A COMPREHENSIVE PLAN?
A comprehensive plan functions as a strategic
road map guiding the city's development over
the next 20 years. This detailed document
reflects the community's vision, goals, and
policies, providing a valuable resource for city
officials in their decision-making processes
related to development and redevelopment.
A comprehensive plan includes holistic
recommendations for land use, transportation,
housing, and infrastructure. It is important
to note that while the Comprehensive Plan
articulates the community's vision for the
future, it does not establish zoning regulations
or zoning district boundaries. Implementing
this plan signifies Cibolo's commitment to
responsiblegrowth.Typically, a comprehensive
plan is updated every 5 years.
The primary objective of this plan is to
facilitate Cibolo's growth and development in
a predictable, and economically responsible
way, providing an outlook for the year 2050.
The vision and goals outlined in the Cibolo
Tomorrow Comprehensive Plan aim to ensure
that the city's resources are strategically
aligned with the identified needs and desires
of the community. The Comprehensive Plan
serves as a transparent framework for both
current and future decision -makers, offering
a clear structure for assessing proposed
projects and initiatives. A comprehensive
plan's importance lies in ensuring that a city
can attain its full potential while safeguarding
its distinctive identity.
PLANNING AUTHORITY
Section 213 of the Texas Local Government Code (TLGC) establishes the legal foundation
for comprehensive planning. It states that "the governing body of a municipality may adopt a
comprehensive plan for the long-range development of the municipality. A municipality may
define the content and design of a comprehensive plan.
(b) A comprehensive plan may:
(1) include but is not limited to provisions on land use, transportation, and public facilities;
(2) consist of a single plan or a coordinated set of plans organized by subject and
geographic area; and
(3) be used to coordinate and guide the establishment of development regulations.
(c) A municipality may define, in its charter or by ordinance, the relationship between a
comprehensive plan and development regulations and may provide standardsfor determining
the consistency required between a plan and development regulations"
2016 COMPREHENSIVE PLAN
The 2016 Comprehensive Plan for Cibolo served as a strategic blueprint outlining the city's vision
and goals for sustainable development. This comprehensive document addresses various aspects,
including land use, transportation, housing, economic development, parks, and com m unity services.
Emphasizing community engagement, the plan reflects the aspirations of Cibolo's residents and
businesses. The Cibolo Tomorrow Comprehensive Plan is an update to the 2016 Comprehensive
Plan, which reflected the needs of residents at that time. With significant growth and development
over the past eight years, the Cibolo Tomorrow Comprehensive Plan Update aims to address the
updated needs of residents today.
HOW TO USE THIS DOCUMENT
This report is broken up into plan components. The plan components are the detailed sections that
form a comprehensive strategy for the city's development.
CHAPTER 1 I CIBOLO TODAY
The introduction chapter of the Comprehensive Plan provides a concise overview of the document's
purpose and outlines key aspects of the planning process and community engagement effort that
went into crafting this plan.
CHAPTER 21 STRATEGIC DIRECTION
The strategic direction chapter outlines the city's vision and guiding principles. It sets the tone for
the plan, introducing the key principles and objectives that will be explored in detail throughout
the subsequent chapters.
CHAPTER 31 LAND USE AND CHARACTER
The land use and character chapter delves into the strategic allocation of land for various purposes
and the desired aesthetic of areas in the community. It outlines recommendations that aim to
shape the physical and visual aspects of the community, ensuring a cohesive development that
aligns with the overall vision of the city.
CHAPTER 4 1 TRANSPORTATION
The transportation chapter addresses the city's mobility infrastructure, roads, and alternative
transportation modes. It outlines strategies for efficient transportation systems, connectivity, and
accessibilityto accommodate current and future needs, fostering a well -integrated and sustainable
mobility framework.
CHAPTERS I HOUSING AND NEIGHBORHOODS
The housing and neighborhoods chapter provides recommendations about housing options in
Cibolo. It addresses issues such as housing stock, attainability, and hazard mitigation. The goal of
the chapter is to foster vibrant, inclusive communities that cater to the diverse needs of residents.
CHAPTER 6 1 COMMUNITY FACILITIES AND PUBLIC SERVICES
The community facilities and public services chapter outlines strategies for providing essential
services such as healthcare, education, and public safety. It also addresses the development and
maintenance of recreational facilities, cultural amenities, and public spaces to enhance the overall
quality of life in the community. This chapter addresses strategies for mitigating and managing
flood risks within the community.
CHAPTER 71 IMPLEMENTATION
The implementation chapter outlines the specific steps, policies, and mechanisms to turn the
vision and guiding principles into actionable reality. It provides a road map for coordinating various
stakeholders, allocating resources, and monitoring progress to ensure the effective execution of the
Plan.
PLANNING PROCESS
The Cibolo Tomorrow Comprehensive Plan involved a 4 -phase process that lasted approximately
16 months. Each phase had significant milestones, including crucial public events. Each milestone
builds upon the preceding ones, integrating community -wide feedback and input into the plan.
The planning process provided a structured framework for decision-making, fostered community
engagement, and ensured that development aligns with the needs and aspirations of residents.
Below is the 4 -phase process of the Cibolo Tomorrow Comprehensive Plan.
T
Project Kick-off
The initial phase included project kickoff meetings to get the project underway and
established direction going forward. This phase included the first work session of the
Master Plan Advisory Committee IMPAC), a group of diverse stakeholders appointed
to provide expertise and guidance for plan development and implementation.
Data Collection and Analysis
The data collected in this phase included the community's social, economic, and
physical qualities, as well as its current population, housing, and transportation
options. This allowed for a high-level understanding of Cibolo's existing conditions,
opportunities, and challenges. This phase also included a majority of the community
engagement for the plan. Residents, property owners, business leaders, and other
stakeholders contributed to the Comprehensive Plan through in-person and web -
based engagements, open houses, surveys, and community events.
Plan Drafts and Recommendation
PHAS In this phase, the plan is outlined and drafted. The data collected from previous phases
are pieced together in an integrated fashion. Actions for the plan were generated
and selected to address opportunities and challenges that were identified early in
' the planning process.
Adoption and Implementation
Adoption and Implementation is the final phase and involved creating an
implementation tool that is integrated with the strategic direction. A final draft was
presented as part of the adoption process and had to go through the Planning and
Zoning Commission as a workshop for community and Commission comments.
These additional comments were added and then presented to the City Council for
approval and adoption.
COMMUNITY ENGAGEMENT
Community engagement is significant for a comprehensive plan. By creating communication
channels, conducting public forums, and utilizing digital platforms, engagement gathered
diverse perspectives and local knowledge. A successful comprehensive plan is not just a product
of expert analysis but a collaborative effort that reflects the collective aspirations and priorities of
the community. Community engagement acts as a bridge between the city's leadership and its
residents. Figure 1S on page 16 displays the complete timeline of community engagement held for
the Cibolo Tomorrow Comprehensive Plan.
IN-PERSON ENGAGEMENT
For the Cibolo Tomorrow Comprehensive Plan, face-to-face meetings were heavily utilized to gain
insightful feedback about the community. Open Houses and regular meetings with the Master Plan
Advisory Committee (MPAC) led to a deeper understanding of diverse perspectives, ensuring that
the Comprehensive Plan is tailored to the specific needs of the community. Diverse user groups
were reached out to, including high school groups, business owners, and neighborhood groups.
Representational Involvement
Representational involvement refers to engagement opportunities with elected officials, appointed
officials, and individuals to help represent different experiences.
Master Plan Advisory Committee (MPAC)
The Master Plan Advisory Committee (MPAC)
was appointed by City Council to provide
expertise, guidance, and input in developing
and implementing the Comprehensive Plan.
They were composed of diverse stakeholders,
including community members, experts in
relevant fields, and representatives of the
Planning and Zoning Commission (P&Z),
Economic Development Corporation (EDC),
the Parks & Recreation Commission, and
the Historic Committee. The MPAC played a
crucial role in shaping the long-term vision and
goals outlined in the plan. This advisory body
often engaged in collaborative discussions
and offered recommendations to ensure
that the plan was aligned with the needs
and aspirations of the community. Examples
of recommendations that resulted from the
MPAC meetings include the vision statement,
guiding principles, PlaceTypes, the Future
Land Use Map, the Master Thoroughfare Plan,
and action items.
Stakeholder Interviews
Stakeholder interviews were conducted
to gather specific insights about the
community regarding different topics. These
interviews involved direct one-on-one or
group conversations with key stakeholders to
understand their expectations, priorities, and
concerns. These interviews helped identify
common goals and ensure that the diverse
interests of relevant parties are considered
in the planning process. For flexibility, some
meetings were conducted virtually. Examples
of groups that were interviewed included:
High School Students
Business Groups
Neighborhood Groups
Diagnostic Meetings with city Staff
City diagnostic meetings are collaborative
sessions held to assess and analyze the
current state of Cibolo and the challenges
faced by those who encounter and address
key issues on a day-to-day basis. The Staff
workshop helped identify Cibolo's strengths,
weaknesses, opportunities, and threats.
�.' .. � - ` 'I ':.>'e ®• a ¢°.. .
Joint Workshops
Joint workshops are collaborative sessions
that involve the participation of multiple city
groups to work together towards a common
goal or objective. The input gathered at
these sessions were crucial in establishing
a clear direction and vision for the plan. The
groups engaged to attend workshops for the
Comprehensive Plan were:
Master Plan Advisory Committee
Economic Development Corporation
Planning and Zoning Commission
City Council
Project Ambassadors
Project ambassadors are volunteers who
act as liaisons between the project team
and the community. They play a vital role
in communication and advocacy for the
Comprehensive Plan. Project ambassadors
were encouraged to conduct meetings with
their cohorts to help facilitate conversations
on a more personal level in the community.
COMMUNITY EVENTS
For the Cibolo Comprehensive Plan, additional feedback was gathered through community -wide
events. These events included pop-up engagement opportunities at existing events happening in
the city and open houses where community members could share their feedback. It was essential
to include a variety of meeting forums, locations, times, and types to meet people where they were
and get as many viewpoints and opinions as possible.
Open House
Three open house workshops were held to
cultivate a high level of participation from the
community. The first open house focused on
gaining feedback on the overall vision of the
plan. Participants were asked about Cibolo's
strengths, weaknesses, opportunities, and
threats. The second open house focused on
gathering feedback regarding the preferred
land use scenario and master thoroughfare
plan. The third open house focused on
gaining feedback for the plan components
recommended by the MPAC.
Pop -Up Events
A booth for the Cibolo Comprehensive Plan
was set up at a variety of community events
in the community. These pop -ups were used
to spread awareness about the plan and
participate in a few visioning activities. The
events included:
Cibolo Summer Nights - Touch -A -Truck
Cibolo Downtown Market Days
Cibolo Summer Nights -Splash Zone
Cibolofest
Participants of the community events were asked to provide one word that described what the
future of Cibolo looked like to them. The following word -cloud was generated using those phrases.
Figure 1.41 Visioning Exercise
FwIN10UGI 1 ORIENTED
GROWTH PRESERVES
OPPORTUNITY
PERSON FAMILY NATURE PVT WSWESSES
LOVE --- SAFE LIFE FRIENDLY BIG ROLES
HARMONIOUS LIFESTYLE
GROWING
CO M M U N ITYCoHFSIyI_
POTENTIAL CIROL.O DIFFICULT CHOICE
wREEn waRR�uvE
HOME ACTIVE PEOPLE ONE
CHARM
HISTORIC TOWN FUN
QUALITY LEADERSHIP
PROGRESSIVE GREAT
ONLINE ENGAGEMENT
Online engagement methods were used to
increase accessibility for people unable to
attend meetings in person.
Project Website
CiboloTomorrow.com is the project
website that serves as a home base for
all project updates, presentations, events,
and documents regarding the plan. The
website was used for online engagement
opportunities like online surveys. Over the
course of the project, podcasts were recorded
with Council Members, City Staff, and project
managers for an in depth conversation on the
open chapters. The podcasts were available
to the public on popular platforms including
Apple and Spotify.
Online Surveys
Two online surveys were hosted on the
Cibolo Tomorrow Project website. Each
survey addressed a key phase of the planning
process. They garnered a total of 2,423 views, a
combined total of over 200 participants, and
over 8,000 individual responses.
*Does not include the IH -10 Corridor surveys
Figure 1.5 / Timeline of Engagement
March 20, 2023 March 30, 2023
March 22, 2023 & May
4, 2023
Apn[ - July 2028
The online surveys included questions
regarding current conditions, such
as zoning, educational opportunities,
housing accessibility, city facilities, and what
participants want to see improved. This
gave the planning team more insight when
making recommendations and thinking
about implementation.
USitNNOW'. abuloTamorrow.m 6/icq.Poaon. ®soem`r Pnaons
May 19, 2023 May 27, 2023 August -October 2023
,fi • s a • M
June
20. 2023
August 28, 2023
ENGAGEMENT TAKEAWAYS
Maintenance and infrastructure improvements. Floodplain management and the aging
infrastructure were major themes heard during the engagement process. Responsible
planning practices to mitigate further flood risk was a top priority, as well as thinking about
future growth and how the existing infrastructure will be impacted.
Connectivity. Many participants emphasized the need for better north -to -south connectivity.
The expansion and development of a roadwaythat would conveniently connect 1-35 to FM 78
and then FM 78 to IH -10 should be prioritized.
Attracting new businesses. Residents want to see more offerings when it comes to places
to gather, eat, and shop. They also want these places to be well connected.
Figure 1.6 / Cibolo: As Place to Play
81
so
70
W
so
40
30 7
30
0 ■
Very Satisfied No Opinion Dissatisfied Very
Satisfied Dissatisfied
November 9, 2023 December19,2023 January30,2024 March 7, 2024
June 2024 August 2024
NoveMne' January 16 2024 3 i ebruary March 5. March 2i,
30,2023 January24,2024 22,2024 2024 2024 -
..;.2025
No Text
y�..� �;
,
-+' �_;
INTRODUCTION
The Cibolo Tomorrow Comprehensive Plan
establishes a long-term vision for future
growth, development, and investment in the
community. The strategic direction provides
the foundation upon which all the Plan's
actions, policies, and recommendations are
based. It sets the overall framework for a more
specific policy direction included in each
chapter, and informs stakeholders of what
the Plan seeks to achieve. Each of the Plan's
chapters include actions that should help
the city achieve its vision in a manner that
is consistent with the vision statement and
guiding principles.
VISION STATEMENT
The strategic direction aims to guide
recommendations by city staff and decisions
by elected and appointed officials on future
development and character of the community.
The Cibolo Tomorrow Comprehensive Plan's
strategic direction includes three important
components:
• Vision Statement
• Guiding Principles
Preferred Scenario
The vision statement describes the community's desired future physical, social, and economic
conditions. As an aspirational statement, it is not intended to describe the current situation; rather,
it is designed to create and deliver an image of the future that the community has stated that they
want to achieve. The vision statement is structured to:
Describe where the community wants to go (i.e., the result, not the process to get there)
Be succinct and memorable
Focus on essential elements of success
The vision statement for the Cibolo Tomorrow Comprehensive Plan is presented below. It describes
the future of Cibolo that leaders and community members want to see by 2050.
COMMUNITY WHERE RESIDENTS
rf
TO SH�►PE THEIR C«IVIG FUTURE BY
�S RICH HISTORY, PRESERVING A
EL, 101INVESTING IN BALANCE=D
DEViELO�ME=NT.
Cibolo Tomorrow Guiding Principles
1. PRIORITIZE INFRASTRUCTURE TO SUPPORT EXISTING
NEEDS AND FUTURE GROWTH.
4. PLAN FOR AND PROMOTE THE HEALTH, SAFETY,
SECURITY, AND GENERAL WELFARE OF ALL RESIDENTS.
3. BAL NCE GROWTH THROUGH RESPONSIBLE PLANNING
OF CITY ASSETS AND LAND TO PROMOTE A COMMUNITY
ENVIRONMENT. v
4. PROVIDE PARKS, RECREATION, TRAILS, AND OPEN SPACE
TO SERVE CITIZENS AND VISITORS WHILE PROTECTING
THE NATURAL ENVIRONMENT AND WILDLIFE.
i
S. PRESERVE THE HkT • RY OF CIBOLO AND "PROMOTE THE
,�,
FRIENDLY -SMALL TOWN FEEL_T.HROUGH COMMUNITY
PREFERRED SCENARIO
The Cibolo Tomorrow comprehensive
planning process considered three alternative
scenarios for the community - current
trend development (Scenario A), corridor
development (Scenario B), and nodal
development (Scenario C). These scenarios
were calibrated to accommodate expected
future growth in Cibolo and were produced
based on the input of staff, community
stakeholders, and the MPAC.
Scenario A assumes that new development
focuses on undeveloped areas within both the
city limits and the ET]. Scenario B assumes
that new development is focused along
major corridors like FM 1103, FM 78, and the
IH -10 Corridor. Scenario C assumes that new
development is focused inside the city limits
and creates activity nodes as anchors for the
community. All three scenarios were taken to
the MPAC, EDC, P&Z, and the City Council, and
feedback was provided to yield a preferred
scenario that contains the preferred attributes
of scenarios A, B, and C. The preferred scenario
depicts the desired pattern of growth,
development, and reinvestment through the
plan horizon of 2050.
The scenario uses a set of PlaceTypes to
describe the character of places that exist or
will be created in the Cibolo Study Area (the
existing incorporated city and the current
ETJ). The PlaceTypes are described generally
on page 24; the detailed descriptions of all
Cibolo Tomorrow PlaceTypes are found in
Chapter 3: Land Use and Character. Figure
3.12 the Future Land Use Map, portrays the
overall development vision and preferred
development scenario expressed by the
community and follows the guiding principles
presented above.
H
��-12=�i�el��ena�arallste(a`i�'�'-2�i-7CUU�7L-7�1i
Scenario
A - Current
Trend
feedback was provided to yield a preferred
scenario that contains the preferred attributes
of scenarios A, B, and C. The preferred scenario
depicts the desired pattern of growth,
development, and reinvestment through the
plan horizon of 2050.
The scenario uses a set of PlaceTypes to
describe the character of places that exist or
will be created in the Cibolo Study Area (the
existing incorporated city and the current
ETJ). The PlaceTypes are described generally
on page 24; the detailed descriptions of all
Cibolo Tomorrow PlaceTypes are found in
Chapter 3: Land Use and Character. Figure
3.12 the Future Land Use Map, portrays the
overall development vision and preferred
development scenario expressed by the
community and follows the guiding principles
presented above.
H
��-12=�i�el��ena�arallste(a`i�'�'-2�i-7CUU�7L-7�1i
Scenario C - Nodal Development
Open House #7
OQPLC
NINE C16OLO MORE AMACTIYE
• NPRO✓E AND MAINTAIN ROADS
1 P60YEfilOEWItNS IRAIIS
IMO WAIS i0 GEl pRO UXO BY
wyy1MG ANp BIXING
MGYWG IW 6(E WAGE ORS
NEy
Uf6iIMAD" OWN♦
W4651LRPE. MAIM!
NKLLfryEE CREANOM AIN-
NO OWE4N MAMG OES to
10 6EgyE nMOyyUCA�EKItR1E5
NNGM60US; A O
gMPROU
NO EOU`p55 i0 �l ,.
e1Mwhilw... M N !N
ter. x T +
E
iF
5tote of the City Meeting
Chapter 2. Strategic Direction ; 23
PLACETYPES
PlaceTypes are the "color palette" used to
represent the different places that could
exist in Cibolo. Instead of referencing a single
land use, they describe character and the
quality of the place to be created. This can
include what the mix of land uses, scale,
and character would be in the PlaceType.
PlaceTypes focus on overall development
character and how future development aligns
with the community's broader goals, rather
than basing decisions solely on land use.
This gives city staff, the Planning & Zoning
Commission, and City Council more flexibility
in reviewing and assessing development
proposals for specific properties. When
making decisions on rezonings, Future Land
Use Map Amendments and other types of
development proposals, PlaceTypes can help
provide direction and guidance.
The eleven PlaceTypes that follow were used
in the alternative scenarios analysis phase of
this process. PlaceTypes are summarized on
the following pages. More detail related to
each PlaceType is provided in the future land
use strategy, found in Chapter 3: Land Use
and Character. In Chapter 3, each PlaceType
is represented by a set of characteristics,
including the name, map color, a brief
description, and a discussion of primary and
secondary land uses, development densities,
and supporting images.
RURAL RESIDENTIAL/
AGRICULTURAL
,mom
i
} ESTATE RESIDENTIAL
ii�iw:ei,+m�1R
COMPACT RESIDENTIAL
NEIGHBORHOOD
COMMERCIAL__,,
REGIONAL ACTIVITY �`
LIGHT INDUSTRIAL/
BUSINESS PARK
1911
HEAVY INDUSTRIAL
7d
N41 e F •A "�' p.
PARK AND OPEN SPACE
u YIb.,
H
V
d
h i
i• -`ice', �e�W.�� � , 1
1,
i.
K„
INTRODUCTION
As Cibolo continues to experience rapid growth, one of the City's main objectives is to be proactive
in creating a well-balanced, sustainable, and quality -built environment. One of the ways in which
Cibolo can accomplish this goal is to develop a strategy for land use that provides for predictable
development. This land use strategy can also describe the character of the community and
encourage development patterns that create a dynamic sense of place. As it moves into the plan
horizon of 2050, it will be important to preserve Cibolo's small-town identity and rich history, but
also accommodate a robust city with increasing and everchanging needs. This chapter provides a
land use framework that describes the existing conditions and character of the City and provides
guidance for the future development pattern of Cibolo.
EXISTING LAND USE
Similar to previous plans, an analysis of existing land use was conducted to help understand and
predict growth patterns through 2050. In essence, property located within a city is comprised of
various land uses, which when combined, create a diverse and functional environment. For Cibolo,
the City utilizes various residential, commercial, industrial, public and institutional, and open space
uses. Figure 3.1 displays Cibolo's existing Land Use Map.
To assign differing areas of land use, aerial imagery was used in conjunction with zoning and other
GIS spatial data to determine how properties would be classified. For the purposes of evaluating
land use distribution against previous Cibolo Comprehensive Plans (1995, 2005, & 2016), this analysis
uses categories that were previously established to best draw comparisons. Since these land uses
were originally created, the approach to land use has shifted. These categories were revisited and
extensively overhauled throughout the Cibolo Tomorrow comprehensive planning process and are
reflected later in this report. The land use categories being compared and analyzed include:
Rural / Agriculture / Undeveloped (RAU). Properties comprised of undeveloped land or
rural farmsteads and residences are classified as rural/agriculture/undeveloped. Many of
these areas contain large undeveloped tracts or have been subdivided into a few small minor
parcels along the road frontage. Almost all of these areas are served by rural roadway cross-
sections (i.e., no curb and gutter), wells, and on-site septic. Some of these properties contain
active agricultural uses; others are just undeveloped open space.
Vacant (VA). Properties located within the City limits which are currently undeveloped are
classified as "vacant" These areas are where existing public infrastructure and services are
already readily available and could support active development. In some cases, sites may be
platted as part of an active development but that specific lot is not yet developed. Generally,
vacant property indicates that development is imminent or possible in the short-term.
Residential (LDR, MDR, HDR, MH). Properties located within the City limits or ETJ which
are comprised of residential uses are classified into one of four subdistricts: low-density
residential, medium -density residential, high-density residential, or manufactured housing /
mobile home. These classifications are intended to enable better planning for compatibility
with surrounding uses and utility requirements, while providing a basis of comparison to
previous land use assessments. The four classifications can be further defined as:
Low -Density Residential uses (LDR) are dwellings situated on parcels ranging from 0.5
acres to 10 acres.
Medium -Density Residential uses (MDR) are dwellings situated on parcels ranging
from approximately one-eighth to one -half -acre in size. These include most standard
single-family residential uses (R-2 and R-3 zoning classifications). Individual vacant lots
in actively developing subdivisions are considered occupied for the purposes of this
analysis.
High -Density Residential uses (HDR) include duplex, triplex, and apartment types.
Manufactured Housing / Mobile Home uses (MH) are determined by the presence of a
home commonly known as such, and as regulated by the Department of Housing and
Urban Development. The size of the lot or parcel that these homes are situated on is
not considered in this classification, with the exception of those instances in which the
definition of "Rural /Agricultural / Undeveloped" is more appropriate.
Figure 3.1 / 2024 Existing Land Use Map
35
- FM >6
OLD
l'..�R`06KEL RD Ud.�
w
o � 5antat'
A/
D 05 t 2 J4
Miks
City Limits
!ETJ
Roads
Railroads
FEMA Floodplain
PLublic/lnstRutional (Existing)
Future Public/Institutional
Creeks
Existing Parks
II('. Proposed Open Space
Land Use
Residential
Commercial
a Industrial
0 Civic/Institutional
Agriculture
IN Open Space
M Natural Conservation
M vacant/Other
M Utilities
Water
OVripRO CREPb
Public / Institutional (PI). Properties located within the City which are comprised of public
governmental or utility facilities are classified as "public / institutional." In most cases, these
areas are owned by public entities. Public use does not imply that the general public has
access to the facilities; rather, it is intended to identify those uses which are under the control
of a public body. In some cases, non -profits and/or private entities are also included in this
category (e.g., private schools).
Commercial / Retail (CR). Properties located within the City which offer the sale of products,
goods, or services are classified as "commercial / retail." Typical uses include: retail and
wholesale sales of products, personal and non -personal services, offices, etc.
Industrial (1). Properties located within the City which are comprised of industrial and
business park uses are classified as "industrial." Industrial use includes those business types
which are generally considered either basic industry or resource extraction, custom or light
manufacturing, stockyards, scrap and salvage operations, or vehicle storage.
Parks (PIK). Properties located within the City which are comprised of parkland and/or
facilities which may be either publicly or privately owned and for which the primary use is
intended for recreation, either passively or actively.
Right -of -Way (ROW). Areas within the City which are not associated with a parcel of
development is classified as "right-of-way."These areas include public streets, rights -of -ways,
and the railroad.
Land Use Comparison
As indicated by Figure 3.3, the City still
is partially undeveloped even with the
exponential growth that has occurred over
the past decade and a half.This is becausethe
geographic extent of the City limits has also
expanded rapidly. Consequently, 33 percent
of the land area within the city limits of
Cibolo is still undeveloped. When comparing
this against development within Cibolo's ETJ,
nearly half of Cibolo's full geographic area
remains undeveloped. This undeveloped
area has allowed City residents to maintain a
"small town feel" despite all of the suburban
growth that has occurred. As the City fully
develops over time, Cibolo will need to place
effort into preserving that character, if it
wishes to maintain that same feel.
Figure 3.2 2076 Existing Land Use Map
LEGEND
E stln Und UM
_ MMMMM
---- R"4aaE5
Ru'Wµr[Wlv[NM.r,.pY
-YO/YI
Cdb<"lmq
.o,-�.m RwaimM
� wrwM�rr
RMUY
MMwm-0eM 0..W"4Y
-M1Y
—YIR)V m
Np.OnNy Rub"Y
-Ya1
MYV Rwe.
MnuhCO.M/MOLIYNNM
.Wl.um [.a.
N
NarvCRVFNe.a y/, 0'.
vMJe
UNDERSTANDING CIBOLO'S GROWTH AND CHARACTER
The City of Cibolo first developed as a traditional, railroad and agricultural town located along the
Cibolo Valley. Parts of the Old Town grid still exist today with the oldest residential neighborhoods
surrounding the core. While Main Street maintains its original character and feel as a walkable,
small-town, mixed-use district, it is surrounded by and integrated with single-family residential
housing. Just outside of the Old Town district, primarilyto the north and west, the area is developed
with commercial and industrial uses that locally support the City. Cibolo is mostly developed
north of Farm -to -Market Road 78 (FM 78) and most of its infrastructure, neighborhoods, facilities,
and amenities are in that area. The extents of the northern portions of Cibolo reach to Interstate
Highway 35 (I1-1-35), providing regional connectivity to San Antonio and Austin. Part of the boom
in residential development over the past couple decades can be attributed to the growth that has
occurred along this corridor. While Cibolo does not have a significant amount of frontage along
IH -35, it experienced a steady demand for residential development. Due to its adjacency to JBSA-
Randolph just west of Cibolo, along FM 78, the City is also largely comprised of members of the
military community.
In the southern portion of Cibolo, the character of the area that extends to Interstate Highway 10
(IH -10) is primarily rural. IH -10 is a regional facility that connects Cibolo to San Antonio and Houston.
While IH -10 is not as developed as IH -35, future growth is anticipated to occur along this corridor as
it matures. Because Cibolo has significant frontage along IH -10 that remains mostly undeveloped,
the future of this corridor is of special interest to the community. The creation of a vision and plan
for the district is outlined later in this chapter. Since the previous 2016 Comprehensive Plan, there
has been an increase in development along this corridor, primarily for industrial uses.
Figure 3.312076 vs. 2024 Development Comparison
rn
Undeveloped Land NDeveloped Land
EXISTING LAND USE HISTORICAL COMPARISONS
Figure 3.4, Existing Land Use Historical Comparisons, uses the 1995, 2005, and 2016
Comprehensive Master Plans and compares them to the 2024 land use areas. Some of the
highlighted trends are as follows:
There was a decrease in Rural/Agricultural/Undeveloped Land (RAU) over the span of the
past 8 years (2016-2024), with a shift in the way this land is being tracked. Previously, Low -
Density Residential was captured in the RAU category, as the Rural Residential land use and
is now shifted into the appropriate category, showing an impact as well.
From 2016-2024, there was a major increase in the amount of acreage of low density and
high density residential.
From 1995-2024, there was a steady increase in land being used for commercial.
From 2016-2024, there was a dramatic increase in industrial especially along the Interstate
Highway 10 (IH -10) Corridor.
Figure 3.4 ( Existing Land Use Historical Comparisons (City and ETJ)
Acres
%
Acres
%
Acres
%
Acres
%
Rural/Ag/Undeveloped (RAU)
2,364.4
69%
1,865.4
43.1%
5,218.8
53.7%
1,786.7
10.4%
Vacant (VA)
61.1
1.8%
541.3
12.5%
530.9
5.5%
-
-
Low -Density Residential (LDP)
337.5
10%
200.7
4.60/.
569.1
5.9%
3,411.2
19.8%
Medium -Density Residential (MDR)
3.1
0.1%
834.1
19.3%
1,853
19.1%
3,683.3
21.4%
High -Density Residential (HDR)
6.8
1 0.2%
1 4.6
0.1%
1 11.6
0.1%
1 4,990.3
28.9%
Manufactured Housing/Mobile Home
(MH)
-
-
17.3
0.40/.
116.4
1.2%
-
-
Public Institutional (PI)
43.1
1.3%
163.6
3.8%
217.1
2.2%
141.8
0.8%
Commercial Retail (CR)
44.3
1.3%
70.1
1.6%
196.1
2.0%
1,091.1
6.3%
Industrial (1)
217.1
6.40/.
69
1.6%
152.2
1.6%
1,322.1
7.7%
Parks (PK)
22
0.7%
53.1
1.2%
144.1
1.5%
701
4.1%
Right-of-Way/Utilities
61.1
1.8%
1 506.3
12.5%
701.9
7.2%
-
-
Total
3,377.3
100%
1 4,308.3
100%
9,711.2
100%
17,245.2
100%
POPULATION PROJECTIONS
Due to a strong Texas economy, close proximity to San Antonio, and easy access to Interstates 10
and 35, Cibolo has experienced unprecedented growth over the past decade and a half, placing it
as one of the fastest growing cities in the country. The total population of the Study Area (City of
Cibolo+ ETJ) has increased by nearly70 percent between 2010 and 2023, adding an estimated 15,695
residents. Th is has resulted in a 2023 population of approximately 38,140 people. By compa rison, over
the same period, Guadalupe County increased by 8.5 percent and the San Antonio metropolitan
region grew by 25.9 percent. Since 2010, the Cibolo Study Area alone captured 20.4 percent of the
population growth across the entire metropolitan region.
Although the number of residents living intheCibolo StudyArea in 2010only made upapproximately
13.0 percent of the overall population in the San Antonio metropolitan region, since 2010, that
same Study Area has captured 20.4 percent of all new population growth. This points to this area's
increasing attractiveness for growth within the region. As a point of comparison, residents of the
Study Area are, on average, younger with higher levels of educational attainment when compared
to both the County and the metropolitan region. (Source: ESRI Business Analyst Online, US Census
Data).
The population projections included in this analysis look out to the plan horizon of the year 2050.
The Study Area (Cibolo and its ETI) is expected to grow by 78.6 percent by 2050, reaching a total
population of approximately 68,100. This equates to nearly 30,000 new residents added within the
next 26 years. Over time, the average annual growth rate is anticipated to decrease as available
land becomes more scarce and more challenging to develop. Although between 2010-2020 the
average annual growth rate was 5.3 percent, this is projected to drop to 1.5 percent by 2050. These
numbers are considering local sources, like the State of Texas and TxDOT, as well as third -party
national socioeconomic forecasting companies like Woods & Poole.
Figure 3.51 Population Growth and Projections
e0,000
AGR = Average annual growth rate
68,100
70,000
63,200
_o
58,300
—4r-1.5%AGR
60,000
53,200
�,�O'-1.6%AGR
i
p 50,000
47,100
�,�Allll"
1.996AGR
W
25% ACR
.M40,700
a40.000
.11% AGR
34,382
m-17%
AGR
� 30,000
22,445 53%AGR
20,000
10,000
0
2010 2020 2025
2030
2035
2040
2045
2050
SUS Census Actual --0— Estimate/Forecast
AGR = Average annual growth rate
MARKET DEMANDS
EMPLOYMENT
Consistent with trends seen across the country, between the years 2010 and 2019, the San Antonio
region experienced positive net job growth year -over -year, posting annual net job gains averaging
more than 21,000 jobs annually. The onset of the COVID-19 pandemic led to another significant net
loss of jobs in 2020; however, the region experienced rapid recovery, adding more than 85,OOOjobs
back to the economy in 2021 and 2022 combined. Cibolo benefits from being part of a growing local
economy.
To provide a snapshot of jobs in the Study Area, data from ESRI's Business Analyst Online was
reviewed. ESRI utilizes data points from a company called Data Axle, Inc., which counts both the
number of businesses and employees within custom geographies. Based on this dataset, the Study
Area contains an estimated 3,500 jobs. The largest sector represented is Education, accounting
for 22.6 percent of all jobs, followed by Retail Trade (16.3 percent) and Leisure & Hospitality (12.7
percent). Leisure & Hospitality includes restaurant, recreation, and hospitality workers. Combined,
these three sectors comprise nearly half of all jobs in the Study Area.
Employment in the Cibolo Study Area is expected to increase by approximately 6,600 new jobs
through 20SO. These forecasts take into consideration the slowdown during the COVID-19 pandemic,
followed by accelerated recovery in 2021 and 2022. Based on these projections, the Cibolo Study
Area could reach approximately10,200jobs by 2050.
Figure 3.6 1 Cibolo Study Area Job Projections
20,000
18,000
16,000
14,000
12,000
0
� 10,000
0
8,000 -
6,000
4,000
2,000
O
10,200
9,000 �+
7,900
6.900
5,900 •
4,500 _ �•
3,500
2023 2025 2030 2035 2040 2045 2050
Understanding how the distribution of jobs may change in the future helps to estimate future
demand for these jobs, whether they gravitate to retail, office, or industrial buildings.
Figure 3.7 / 2023-2050 Employment Change Figure 3.8 / 2050 Employment Shares
3=
2,SW
2,000
I.SM
1,000
b
3c �
e ,
3ce
0
.JF°
pY'
oCAc
\Db F
:e
a " 2�
`oe,
y
b
J•x
d`9� ti'c
b
bc
e`4 ��
pD
c�
Ec° xb ao'°� �c
t.ap
Qs
■ 2023 ■ 2050
HOUSING
• Natural Resources
. C.r,"'wion
• Mauo.ctving
arade & lons,ttation
• Inbtmatbn
• Finance & Real Estate
• Professional & Business
Sery es
• Eduation & nealthc..
• leisure & Haslitaii,
Residential demand is based on projected Study Area population and household growth through
2050. Based on population growth of 29,960 people, the Study Area could support approximately
10,400 new housing units (across single-family and multi -family housing types). Housing demand
considers a continuation of average household sizes and the current housing vacancy rate, which is
estimated at approximately 4.6 percent. Avariety of housing products will be attractive in the Study
Area, representing the current inventory and the known development pipeline. Given the low for -
sale and rental vacancy rates, both types will be in demand in the Study Area in the future.
RETAIL
Retail demand forecasts rely on a variety of data points that ultimately estimate future space needs
based on anticipated levels of consumer spending. Key data points consulted in this forecast for
the Study Area include past and current performance of existing retail space, the impact that
COVID-19 and online shopping has had on the delivery of retail space, projected household and
income growth, inflow demand from non -Study Area residents, and estimated leakage into other
areas of the larger region based on travel patterns. It should be noted that Cibolo's explosive growth
in recent years may have influenced demand projections based on data from third -party sources.
Population forecasts for the Study Area project an increase of 29,960 people through 2050, a slower
growth rate than 2010-2023, but still notable.
Using defined retail categories that are most likelyto be represented in modern retail developments,
like food, dining, and entertainment, apparel and personal goods, and home furnishings, the
expenditure potential of local households could increase from $428 million in 2023 to nearly $7.3
billion in 2050. These forecasts are derived from population projections presented previously, as
well as average percentages of income spent on specific types of goods and services as reported
by ESRI from interpreted U.S. Census data. These projected expenditure totals also consider the
performance of retail already existing in the area, as well as impacts from spending by employees
and visitors. The influx of spending from travelers along major regional thoroughfares will also have
an impact on retail demand in the future, particularly along the less developed IH -10 corridor.
Figure 3.9 / Net Consumer Spending Increase through 2050
Business Category
Net New
Spending Potential
Sales Per (Sci Ft)
Retail
Demand (Scl Ft)
and Services
$33,892,657
$280
121,045
Computer/TV/Video
$22,769,339
$400
56,923
Pets
$14,069,292
$245
57,426
Toys/Games/Crafts/Hobbies
$30,399,891
$150
202,666
Sports/Exercise Equipment
$55,227,202
$150
366,181
Reading
$20,652,880
$150
137,686
Food at Home
$103,887,232
$400
259,718
Food Away from Home
$80,711,447
$350
230,604
Furniture/Furnishings/Household
$29,209,097
$180
162,273
Pharmacy/Personal Care
$22,833,014
$300
76,110
Automotive
$58,863,041
$440
133,780
Household Improvement
$61,698,050
$260
237,300
Total
$534,213,141
$261
2,043,712
As shown in Figure 3.9, the net consumer spending increase through 2050 is estimated at $534
million for households within the Study Area. Based on average sales per square foot figures, this
increase in spending potential would equateto a net square footage demand ofover 2 million.This
household -generated demand could be spent anywhere (including outside of the Study Area), but a
substantial portion would be spent within or close proximity, particularly for food, convenience, and
drug store purchases. This analysis assumes that for most categories, between 30% and 50% of the
spending potential would be spent locally, resulting in a net Study Area demand of approximately
850,000 square feet. The balance of the future spending potential will occur outside the Study Area;
however, the local amount will ultimately be informed by future land use policy and development
codes. The business categories with the highest square footage demand include Food at Home
(grocery stores), Food Away from Home (dining establishments), Household Improvement, and
Automotive.
OFFICE AND INDUSTRIAL
Office demand is forecasted for the Study Area based on the number of future jobs that would
likely require office space. This projection considers the changing landscape of office usage in a
period where hybrid work arrangements are increasingly more common across many industries.
With office demand recorded at an average space of 200 square feet per employee, this equates
to approximately 290,000 square feet of new office space needed through 2050. Using a similar
methodology but with a space assumption of 1,000 square feet needed per employee, industrial
demand could total at least 1.5 million square feet, assuming higher rates of space needed per
employee, particularly for Transportation, Warehousing, and Logistics users.
The industrial forecasts presented here are likely conservative and should be revisited following the
completion of the Strategic Economic Development Plan, which will inform future target markets
for Cibolo and refine estimates that rely on the amount of square footage required per employee.
Industrial projections are based on incremental job growth. It is highly difficult to predict larger
scale relocations, which could add to future demand. This is also applicable to industries that seek to
be near larger employers, which is particularly relevant for the automotive industry that is currently
influencing economic development in the region.
NON-RESIDENTIAL DEMAND SUMMARY
Based on demand forecasts, the Study Area could support a variety of real estate sectors (single-
familyand multi -family) through 2050. The demand summary listed in Figure3.9 provides estimated
units or square footage that could be supported through 2050. For non-residential sectors, the
acreage needed to support the forecasted demand is also provided. Land consumption for non-
residential uses is based on typical floor area ratios specific to each development type.
Development Demand and Future Land Use Considerations
The 2022 FLUM contains a combined total of approximately 3,700 acres of propertythat is classified
under either the Neighborhood Commercial or Commercial categories. This is more than 20
times what the 2023 to 2050 forecasts for retail space have shown a need for. This stark contrast
highlights the currently overly aggressive commercial designations in the FLUM, which far exceed
the projected need for retail space through 2050. Similarly, Business Park and Industrial acreage
in the current FLUM totals more than 1,800 acres, although based on demand, only 375 acres are
needed to support forecast development through 2050. It should be noted that larger industrial
users, including warehouse and transportation companies that would be attracted to the IH -10
corridor, are hard to accurately forecast for, so having some additional Business Park and Industrial
acreage to support larger users is advised.
Figure 3.10 / Non-residential Real Estate Demand
UTT
RETAIL OFFICE INDUSTRIAL
2023-2050 2.0 Million 290,000 1.5 Million
Forecast Demand Square Feet' Square Feet Square Feet
20232050 190 25 350
Land Consumption Ares Acres Acres
'"t by trawl pattwm Resd*rtsdont &Nwpthoo6* t0 SONS on ratal900th and HM.tts rMa Ntwt tMy
?wNevteTrost of the demandtoretancould be acco edto*.n the Study Areasero.H be gen medelsv a TMscan also be mltuenced by Undusepotty.land
aw�4be�ly.and easeof~lenent Ca wly. demard for of"andndu,,al n bash mora dnecdy on jobsthat art forecasted to be m the Study Area.ehKh W11
ueate demand iocaey
PLACETYPES
PlaceTypes are designations for the Future
Land Use Map that describe the predominant
use and character of an area. Rather than
point to a single use or zoning category,
PlaceTypes portray a development pattern
that is established through scale, density and
the way it is used.
Early in the planning process a development
pattern matrix was provided to analyze the
relationship between PlaceType categories
and their potential land uses as reflected in
Figure 3.11 below.
Figure 3.11 / Land Use Make-up of PlaceTypes
M-1
The following pages depict PlaceType
descriptions for each category including their
name, designated color, character and intent,
primary and secondary uses, development
densities, supporting images and example
locations.
Ind
cV10 a\
d G°� � �`Oca� ed�s0� �o�c
Z\0A\eF J\�`fa� �e`a\4r O�`�e 0i\`���ead�� t -0\C; '9Z y a1 �0
SP
* Prirnary Use C.) Secondary Use
M�RL.;Ita
i 5i die iYe�liti lii9 t-� • :
='�D■■M0■1
1EE■
Con pact
oo■®oEl
IMa■
Neighborhood ■■ooa■
W■0■
commercial
■■n■®■■EE
Mixed -Use Centers
- ■■oo■■■moa
- .
n■M■
Heavy Industrial/
Warehousing ■■■■�
MEN
Parks and Open ME
■
■
�■
Space
* Prirnary Use C.) Secondary Use
M�RL.;Ita
i 5i die iYe�liti lii9 t-� • :
RURAL RESIDENTIAL/AGRICULTURAL
CHARACTER AND INTENT
Rural Residential/ Agricultural is intended
for areas within the City which will maintain
a rural character during the plan horizon and
beyond. These areas are comprised of natural
undeveloped space, agriculture, and large lots
with large lot minimums.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Single -Family Detached Homes, Agricultural,
Parks and Open Space
SECONDARY LAND USES
Civic and Institutional, Agricultural Business
INDICATORS & ASSUMPTIONS
Lot size (range) more than 2 acres
EXAMPLE LOCATIONS
Large tracts of undeveloped land between FM
78 & IH -10, Borgfeld property on Cibolo Valley
Drive
ESTATE RESIDENTIAL
CHARACTER AND INTENT
Predominantly single-family housing on large
lots located throughout the community.
Residential uses are oriented with the front
of the home facing the street and typically
in a subdivision layout with access to some
utilities. These kinds of lots may include farm
and livestock uses. Cluster development,
which involves the conservation of shared
open space, natural areas, and scenic views,
in exchange for smaller lot sizes, may be an
alternative approach in certain circumstances.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Single -Family Detached Homes, Cluster
Development, Parks and Open Space
SECONDARY LAND USES
Civic and Institutional
INDICATORS & ASSUMPTIONS
Lot size (range) 1/2 to 2 acres
EXAMPLE LOCATIONS
Single -Family Detached Homes: Persimmon
Drive (south of Green Valley Road)
Cluster Development: Spring Mesa in Arvada,
CO
1E
COMMUNITY RESIDENTIAL
CHARACTER AND INTENT
Predominantly single-family housing
developments located throughout the
community. Homes are in subdivisions with
all utilities, residential streets, sidewalks, and
parks, or have connections to neighborhood
parks. May have an elementary or middle
school in the neighborhood. Convenience
commercial businesses may be found around
the perimeter with appropriate transitions to
supportthe neighborhood. Homesaretypically
buffered from non-residential developments
via transitional uses or landscaping.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Single -Family Detached Homes
SECONDARY LAND USES
Civic and Institutional, Parks and Open Space
INDICATORS & ASSUMPTIONS
Lot size (range) 9,000 sq ft to 1/2 acre (21,780
sq ft)
EXAMPLE LOCATIONS
Mesa Western
COMPACT RESIDENTIAL
CHARACTER AND INTENT
Provides a variety of housing types, including
small -lot single-family detached, patio homes,
townhomes, and duplexes, in a compact network
of complete, walkable streets that are easy to
navigate by car, bicycle, or foot. This PlaceType also
supports multifamily. Homes are in subdivisions
with all utilities, residential streets, sidewalks,
and parks, or have connections to neighborhood
parks. Neighborhoods may be adjacent to
neighborhood -oriented businesses. Key
intersections (i.e., FM 78 and FM 1103) and areas
within walking distance of local commercial, are
the most appropriate locations for this PlaceType,
except when between residential neighborhoods
and communities (infill development). This
PlaceType aims to maintain the charm and
integrity of existing single-family neighborhoods
while thoughtfully integrating different housing
types. It focuses on preserving the character of
these neighborhoods, ensuring that any increase
in density is seamless and respectful of the
existing community.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Single -Family Detached Homes, Single -Family
Attached Homes, Patio Homes, Townhomes,
Multifamily Complex
SECONDARY LAND USES
Civic and Institutional, Small Scale Office, Parks
and Open Space
INDICATORS & ASSUMPTIONS
Single Family lot size (range) up to 9,000 sq ft
EXAMPLE LOCATIONS
Single Family Detached Homes: Bentwood Ranch,
Cibolo Valley Ranch
Duplexes: Sydney Cove
Multifamily Complexes: Grand at Cibolo, Trophy
Oak
NEIGHBORHOOD COMMERCIAL
CHARACTER AND INTENT
Neighborhood Commercial development
is characterized by small, free-standing
buildings containing one or more businesses.
Neighborhood Commercial primarily provides
family-oriented services for the surrounding
neighborhoods and city. They are generally
located within walking distance of surrounding
residential uses and neighborhoods. Business
types may include restaurants, local retail,
medical offices, banks, and other retail and
service uses.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Neighborhood Retail, Office
SECONDARY LAND USES
Civic and Institutional, Parks and Open Space
EXAMPLE LOCATIONS
Cibolo Valley Square, Steele Plaza, and Turning
Stone Animal Hospital
0
41
y*'.
y� ii ii f o
REGIONAL ACTIVITY CENTER
CHARACTER AND INTENT
Regional Activity Center developments are
larger in scale and attract regional traffic for
shopping and retail needs. These commercial
centers are anchored by mid to big -box
retailers located along major thoroughfares
(i.e., freeways and arterial roads). National
retailers and grocery stores would typically
be located in this PlaceType. Regional Activity
Centers can also contain smaller retail or office
destinations as well, such as medical offices
or boutiques, but are typically anchored by
several national vendors. Business types
may include restaurants, national retailers,
discount stores, grocery stores, fast food, and
other retail and service uses.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Community and regional -serving retail and
commercial
SECONDARY LAND USES
Civic and Institutional, Medical, Small Scale
Retail, Hotel, Parks and Open Space, Office
EXAMPLE LOCATIONS
Cibolo Crossing Shopping Center, Walmart,
H -E -B, Shops at Cibolo Bend, Chipotle/City Vet
Complex
MIXED-USE CENTERS
CHARACTER AND INTENT
Mixed -Use Centers are master planned to
offer the ability to live, work, and play in one
geographically compact area with a high
intensity of uses organized around nodes of
activity. This PlaceType includes a mixture
of different housing options within close
proximity to goods and services and may
serve as an employment center and shopping
destination for adjacent neighborhoods.
Buildings are typically built to the sidewalk
and located on internal local streets in order
to create a pedestrian -oriented environment.
They can be one, two or more stories with
residences or offices located above street -
level storefronts. This PlaceType includes
a space for recreation and gathering. The
design and scale of development in a Mixed -
Use Center encourages active living through
a comprehensive network of walkable,
complete streets.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Retail, Large Scale Commercial,
Condominiums, Mixed -Use Multifamily,
Offices, Hotel, Entertainment Venues
SECONDARY LAND USES
Civic and Institutional, Offices, Parks and
Open Space
EXAMPLE LOCATIONS
City of Southlake Town Center, The Quarry
OLD TOWN
CHARACTER AND INTENT
The Old Town is a centrally located area
containing a mix of residential, commercial,
civic and entertainment uses. It is a
destination for shopping and entertainment
and promotes independently -owned, family -
friendly businesses that attract patrons from
surrounding neighborhoods and cities. These
areas are built in traditional, small-scale
downtown forms and coexists harmoniously
with surrounding residential uses. The design
and scale of development is pedestrian -
oriented, can be one to two stories, and
encourages active living and a mix of uses
within an interconnected network of blocks
and streets.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Single -Family Detached Homes, Garden
Homes, Small Scale Retail, Office, Bed and
Breakfast
SECONDARY LAND USES
Civic and Institutional, Parks and Open Space,
Small Scale Entertainment Venues, Personal
Services
EXAMPLE LOCATIONS
Old Town
LIGHT INDUSTRIAL/BUSINESS PARK
CHARACTER AND INTENT
Light Industrial/Business Park includes
business and office -related land uses,
warehousing, and light industrial and
manufacturing uses that occur indoors and
do not involve the processing of raw materials.
Office and business park land uses may be
supported by nearby retail and restaurant
uses.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Business Parks, Technology/Data Centers,
Flex Offices/Warehousing, Office, Light
Manufacturing (i.e., Clothing and Fabric
Manufacturing, Electronics and Appliance
Manufacturing, Food and Beverage Product
Manufacturing, etc.), Call Centers, Logistics
SECONDARY LAND USES
Small Scale Retail, Civic and Institutional,
Parks and Open Space, Hotel
EXAMPLE LOCATIONS
AISIN, Schneider Industrial Park, Jorgensen
Industrial Park
HEAVY INDUSTRIAL
CHARACTER AND INTENT
Heavy Industrial areas provide jobs and keep
people in the city. This PlaceType is generally
found near major transportation corridors (i.e.,
highwaysand railways) and may include heavy
manufacturing and production uses that
occur outdoors and involve the processing of
raw materials.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Manufacturing, Major Utility Facilities, Mining,
Extraction Services, etc.
SECONDARY LAND USES
Civic and Institutional, Parks and Open Space
EXAMPLE LOCATIONS
Heavy manufacturing and industrial uses
along regional thoroughfares
PARKS AND OPEN SPACE
CHARACTER AND INTENT
Open Space indicates existing and future
planned parks. Future parks are allowed in all
PlaceTypes; however, this designation protects
existing parks and recreational facilities from
assumed future development. It also helps
earmark land that is intended to be dedicated
for parkland in the future and preserve
areas that may have water retention or flood
concerns.
LAND USE CONSIDERATIONS
PRIMARY LAND USES
Parks and Open Space, Trails, Floodplain
Management
EXAMPLE LOCATIONS
Schlather Park, Niemietz Park, Veterans
Memorial Park, Al Rich Park, Cibolo Sports
Complex, Ron Pedde Community Garden
4044 FUTURE LAND USE MAP
Figure 332 depicts the 2024 Future Land Use Map for Cibolo and graphically represents the
collective future vision and development framework for the community by 2050.
4016 FUTURE LAND USE CATEGORIES VS 4024 PLACETYPES
The table below makes a high-level comparison between the future land uses identified in the
2016 Comprehensive Future Land Use Map to the PlaceTypes that have been defined for the 2024
Comprehensive Future Land Use Map. It is important to remember that the land uses from 2016
function differentlythan the 2024 PlaceTypes. Previously future land uses were more tied to specific
uses, whereas PlaceTypes describe the predominant character and provide a wider range of uses
that would fit within that designation.
i
Rural Residential
i
i
Estate Residential
Neighborhood Residential Community Residential
Transitional Residential Compact Residential
t lJn
Symbology
Public Vices Ot-lo Fnhanrea
_ Iotercl
a Animal Control
. Proposed Future
CA, Mall Land Use
�' 1 1 •
Flue Slatlon ad Toa^
t a , I • For.. Delsonoent Pans aM Olx. spare
Pudc Worts Rural Resdenriall
��y/ Agnwtture
® `a 1 '! ♦ G U.S. Post OIXw Estate Reslaentul
- City Mall Annex Communry Resdentut
J/ Thoroughfares Comuact ResWennal
(Existing/Planned)
- Calecl«. IF...r, Commerdal
Rau lAdnay
�l hill Arterial. Exist, Center
• a
' ' .'� - • : Mater Ar enol. Exist, MIlIB6{)aB Causer
y/
Pa
Fre6Way, E%Istltg Lgnl Industrial
B... Pan
(
al - - CMBdor. PlanreO Meavy IrMustnal
_s Manned
POeG Utility,a.
� ItalilWonal
r i
_� • • • Moor Mesal, F,mtea O School
_ 'y ♦ NOM South Parkway
t ♦ Potential School
! a
-Cbolo City Limas
FI Oa MaZarE
r _ ` LYab ETJ Fbodve y
l_ 11 cIXaaor sway
I I' - I eoamary
t �
r I .
e . e
I.
Figure 3.12 / 2024 Future Land Use Map
2044 FUTURE LAND USE MAP Figure 3.73 / 2022 Future Land Use Map
FUTURE LAND USE MAP COMPARISONS
Through the process of re -calibrating the
previous land use categories from the 2016
Future Land Use Map (Figure 3.13) into the
PlaceType classifications outlined herein
(Figure 3.14), a shift in thinking occurred
regarding how residential distribution should
look as Cibolo moves into the future. In
addition, a reduction in the projected demand
for future commercial and industrial uses was
uncovered through a market analysis of the
Study Area. The 2024 FLUM addressed this
analysis by right -sizing an appropriate amount
of commercial and industrial uses based on
those findings. These factors played key roles
in the development of the current Future
Land Use Map (Figure 3.13) and the projected
outlook for 2050.
Figure 3.74 2022 Future Land Use Comparisons
Note: Heavy Industrial and Mixed -Use Centers are not reflected in this chart because they are not
currently shown on the FLU M.
Acres
%
Acres %
Rural Residential
Rural Residential/Agriculture
3,471.7
15.8%
2,332.2
11.4%
Estate Residential
-
-
5,625.2
27.6%
Neighborhood Residential Community Residential
10,396.1
47.3%
2,779.4
13.6%
Transitional Residential
Compact Residential
1,449.8
6.6%
4,949.1
24.2%
Neighborhood Commercial
Neighborhood Commercial
330.3
1 1,5%
571.8
1 2.8%
Commercial
Regional Activity Center
3,029.7
13.8%
1,330.8
6.5%
Business Park and Industrial
Light Industrial/Business Park
2,221.7
10.1%
1,388.1
6.8%
Downtown
Old Town
198
0.9%
117.8
0.6%
Parks and Open Space
Parks and Open Space
414.3
1.9%
701.2
3.4%
Public Institutional "' Public Utility
489.9
2.2%
620.5
3.0%
Total
22,001.5
1 100%
20,416.1
1100%
Note: Heavy Industrial and Mixed -Use Centers are not reflected in this chart because they are not
currently shown on the FLU M.
LAND USE AND CHARACTER RECOMMENDATIONS
The land use chapter plays a pivotal role in establishing guidelines for future development in Cibo-
lo. As the City continues to evolve and expand, it is imperative to adopt strategies that balance the
need for development with the preservation of Cibolo's natural resources and quality of life. This
section outlines a series of recommendations and land use actions designed to guide the com-
munity toward a sustainable and resilient future. The land use action listed on page 58 should be
implemented following the Future Land Use Map on page 51. The common themes heard during
the engagement process that pertained to land use and character were:
Responsible Growth
Diversify Land Use
Preservation of Open Space
RESPONSIBLE GROWTH
Cibolo, like many other cities, is experiencing significant population growth, resulting in increased
demand for public infrastructure and services. As the population expands, the City faces the
challenge of accommodating new residents while ensuring that essential amenities such as water,
sewage, roads, and public safety services are readily available. To address this challenge, Cibolo may
decide to develop a comprehensive annexation policy that aligns with the provision of adequate
public infrastructure and services.
An effective annexation policy will enable the City to strategically expand its boundaries to
accommodate population growth while ensuring that the necessary infrastructure supports new
development. This policy should consider factors such as existing infrastructure capacity, projected
population growth, land use patterns, and service delivery capabilities. By carefully planning and
coordinating annexation efforts, Cibolo can avoid overextending its resources and ensure that new
residents have access to the same level of public services as existing residents. Figure 3.15 displays
the existing water lines in Cibolo, combined with the Future Land Use Map, to identify areas in the
Citywhere future infrastructure investment will be needed to support anticipated land uses. Future
policy should also include more in-depth analysis for prioritizing areas with the greatest need for
infrastructure improvements. In addition, coordinating with existing service providers can ensure a
seamless transition of utility services for new residents.
To accommodate for new growth, strategic planning along major corridors and anchors for the
community can help maximize economic opportunities for new developments and reinvestment
areas. These areas include:
Old Town
FM 1103
FM 78
IH -10
r
-ity Limit
_ g.
Roads
WI
Q OLD V- ,J1..,,__.
p y I FEMAFIoodplain
PublicpnsUtutional (Existing)
idI, Future Public/Institutional
Existing Parks
r n t 1 �IIII Future Open Space
e I 1 Creeks
Water Infrastructure
KM"GRffn VMtEV RD --I i � � Future Water Lines
Distribution Main Water Lines
Transmission Main Water Lines
J - !.f'01 -i IDEle,ated/Ground Storage Tanks
Sewer Infrastructure
..3/Sewer Gravity Line
CI
S.
Treatment Plant
wE'.tU -. i —.. i Sewer Force Line
i7
� Lift Station Future Land Uses
/ rn uan �t I A Rural Residential/Agricultural
Estate Residential
A -'IA Community Residential
A °. Compact Residential
_CZ, �- 0 Neighborhood Commercial
j� Regional Activity Center
0 Mixed -Use Center
--•�, t Light Industrial/Business Park
-.� Heavy Industrial
■ Old Town
-� M Parks and Open Space
Public Utility
C
'V
Figure 3.75 / Utilities Diagram
U p •
n L sr�
CRFPI-
Old Town
While Old Town itself is a single PlaceType,
development within this area should be a
thoughtful mix of uses, including residential,
commercial, and cultural amenities that
preserve the current character. Development
should focus on walkability to ensure
pedestrian connectivity throughout the
district, due to its close proximities of varying
uses and street network. Currently, Old Town
isan anchorfor the community and anyfuture
development should continue to prioritize
the area as a dynamic hub where residents
and visitors alike can live, work, and play. Clear
transitions between residential and business
areas can enhance the overall livability of the
neighborhood. With an emphasis on historic
preservation, the architectural heritage
of Old Town should be celebrated and
integrated into new developments, creating
a sense of place rooted in the past. Clear
guidelines within the Unified Development
Code (UDC) should direct the design and
development of Old Town, ensuring that
new projects align with the vision for a
vibrant, active, and historically preserved
district. Additionally, fostering partnerships
with preservation organizations and historic
commissions can provide valuable expertise
and resources to support the conservation of
Old Town's architectural heritage. Through
these measures, Old Town can evolve into
a dynamic and culturally rich destination
while preserving its unique character and
history for future generations. For a more in-
depth analysis of guided recommendations
for Old Town, the development of a Master
Plan will serve as a guiding document that
outlines specific strategies and actions to
achieve a desired development vision. It
can provide a comprehensive framework
for land use, transportation, urban design,
and economic development initiatives,
ensuring that all aspects of the district's
growth are coordinated and aligned with the
community's goals and aspirations.
Interstate Highway 10 (IH -10)
As a key access corridor, IH -10 serves as a vital
link between Cibolo and nearbycities, and acts
asa communityanchorfor regional commerce.
Because of its strategic location, the future
vision of this corridor is to support a high mix
of uses, including industrial, commercial, and
mixed-use development. The IH -10 corridor
is poised to become a vibrant economic hub
and a focal point for the community. More
information on the vision for this corridor can
be found in the IH -10 Corridor Plan.
FM 1103
The vision for FM 1103 focuses on ensuring
that this major arterial is a connector for
the community and offers a diverse mix of
uses. The City should focus on creating lively
streetscapes conducive to pedestrian activity
along this thoroughfare and encourage
small-scale business growth. Additionally, the
northern section of FM 1103 is envisioned as
including a regional activity anchor, offering
amenities and attractions that draw visitors
from surrounding areas.To ensure integration
with adjacent neighborhoods, development
should gradually transition to lower -density
residential zones, promoting a mix of housing
options and preserving community character.
Attention should also be given to maintaining
well -manicured buffer zones between denser
residential and retail areas and neighboring
communities, promoting visual appeal
and mitigating conflicts between differing
land uses. Moreover, strategies should be
implemented to balance development density
with flood mitigation measures, particularly
in areas prone to low water crossings. These
considerations can help to safeguard both
infrastructure and residents from potential
hazards. Lastly, in the southwest quadrant of
FM 1103, there should be a deliberate transition
toward a diversified employment mix that can
�! 1
foster synergy with the downtown core while
supporting economic vitality and job growth.
FM 78
The vision of FM 78 emphasizes its role as a
regional commercial hub. This corridor is
positioned to support a mix of land uses, but
focuses primarily on those that align with
industrial operations, employment activities,
and commercial centers. Allowing for high-
density residential development along the
corridor presents an opportunity to optimize
land use efficiency and accommodate
population growth. By locating residential
units near employment centers, residents
can enjoy shorter commute times, reduced
traffic congestion, and increased access to
job opportunities. This not only enhances
convenience for residents but also promotes
economic productivity and supports local
businesses. The FM 78 Corridor Plan, adopted
by the City of Cibolo in 2016, is set to be
updated as part of the City Council's Strategic
Plan for FY24-27. This update aims to align the
plan with current needs and future growth
projections, ensuring that FM 78 promotes
balanced development and economic vitality.
DIVERSIFYING LAND USE
A major priority amongst residents was the need to diversify the current offerings in Cibolo. Residents
would like to see more restaurants and places to visit. Allowing for a mix of uses in areas helps to create
more unique destinations for the community. By incorporating a mix of uses such as residential,
commercial, industrial, recreational, and institutional, Cibolo can optimize land efficiency, promote
economic vitality, and enhance overall quality of life. Diversifying uses additionally encourages a
higher need for connectivity in environments where neighborhoods and areas of employment,
amenities, and services drive a need for easy cross access and walkablity.
To successfully implement diversification of land use in the community, it is essential to provide
a regulatory framework that supports a mix of uses throughout each PlaceType. Rather than
limiting PlaceTypes to a single use, each category describes a primary and secondary list of uses
that are appropriate for that classification. By incorporating PlaceTypes into the UDC, Cibolo can
align land uses with zoning categories to help guide development. By portraying character, density
requirements, and allowable uses, the city can provide clarityfor developers and ensure consistency
when making land use decisions. Additionally, updating the UDC to reflect PlaceTypes also reinforces
responsible growth.
Additionally, Mixed -Use Centers are distinct as a PlaceType because they are intended for master
planned areas that intentionally mix uses, more fitting for urban, walkable, environments. These
areas typically mix uses vertically, within the same structure, versus simply allowing a range of uses
within a designated area.
The City currently has a zoning district intended for mixed-use called the Mixed Use Regional
Employment Center (MURE) District. This district functions as a zoning overlay with its own design
standardsthat, when implemented, would establish a mixed-use district. Initially, it was very limited
in location and has not resulted in development in accordance with its standards. Due to the intent
of this zoning category not being realized and its limited location in the City, it is recommended that
the MURE district be eliminated. Additionally, it is recommended that the Mixed -Use PlaceType be
established as a broader and more flexible category for future use. MURE district property would
most appropriately transition to zoning that is compatible with the designated PlaceType guidance,
per the Future Land Use Map.
PRESERVATION OF OPEN SPACE
Incorporating nature preservation and mitigation standards into the City's development code is
essential for sustainable land use practices. As growth occurs, implementing policy that aims to
helpsupportthe preservation of natural resources and open spaces can help in mitigating common
threats to Cibolo. By establishing requirements for nature preservation and mitigation measures,
the City can minimize the ecological footprint of new developments. These standards can help
protect natural habitats and water resources while also enhancing the resilience of Cibolo.
Preserving natural areas, such as Cibolo Creek, for floodplain management and recreation for all is a
strategic approach to land use planning that prioritizesthe conservation of valuable ecosystems and
community amenities. By safeguarding natural areas like Cibolo Creek through zoning regulations,
the City can protect against flood risks, maintain water quality, and provide residents with access to
recreational opportunities and green spaces. Furthermore, preserving natural areas enhances the
overall quality of life for residents, fosters a sense of place and identity, and contributes to the long-
term sustainability and resilience of the community.
The following actions are recommendations to achieve the vision for the Cibolo Tomorrow
Comprehensive Plan as they relate to land use and character.
LAND USE AND CHARACTER ACTIONS
Foster partnerships that will help achieve desired land
L -g
Create a City annexation policy that aligns with the pro -
use outcomes as outlined in the Comprehensive Plan.
L -1
vision of adequate public infrastructure and services.
GP -3
L-2
Utilize the Future Land Use Map to diversify uses and
development.
character within Cibolo.
GP -1,2,3,4,5
plain management and recreation for all.
Develop an Old Town Master Plan that will include an
L-12 Update the FM 78 Corridor Plan
GP -1, 3,4
implementation plan and recommendations to update the City's
L-3
Unified Development Code (UDC) with custom-tailored regulations
GP -5
for Old Town to help preserve and guide existing and future
development and activity.
Review and update the City's existing ordinances, where
L-4
necessary, to accommodate the types of development
GP -2
envisioned in the Future Land Use Map.
Address the addition of new PlaceType categories,
development standards, and requirements to preserve
L-5
open space and floodplain management related to new
GP -4
developments.
Develop a tool for determining the consistency of de -
L -6
velopment proposals and zoning applications with the
GP -2
Cibolo Comprehensive Plan.
L-7
Incorporate nature preservation and mitigation stan-
GP -4
dards in the City's Unified Development Code (UDC).
L-8
Amend the UDC to reflect updated PlaceTypes.
GP -2
Foster partnerships that will help achieve desired land
L -g
GP -2,3
use outcomes as outlined in the Comprehensive Plan.
Ensure land use types along major corridors support
L-10 appropriate commercial, industrial, and institutional
GP -2
development.
Preserve natural areas, such as Cibolo Creek, for flood
L-11
GP -4
plain management and recreation for all.
L-12 Update the FM 78 Corridor Plan
GP -1, 3,4
F
LC)
No Text
INTRODUCTION
Mobility and transportation was commonly heard from residents and stakeholders during the
planning process. This chapter outlines the recommendations and actions the City can take over
the next 30 years to address the immediate and future needs to the city's transportation network.
In a joint workshop that included Master Plan Advisory Committee (MPAC), Planning and Zoning
Commission (P&Z), Economic Development Corporation (EDC), and City Council, participants were
asked to rank their top mobility priorities. The options included shared -use paths and trails, safety,
maintenance, sidewalks, traffic flow, crossings, intersections, connectivity, and streetscaping. Two
public surveys were conducted via the Cibolo Tomorrow website to determine the public's priorities
in regards to transportation and planning. Detailed recaps of both engagements can be found in
the Appendix. The highest -ranked mobility priorities are:
Traffic Flow (Highest Priority)
Maintenance
Safety
Connectivity
Sidewalks
Cibolo is experiencing substantial population
growth, and the city has seen a 70 percent
increase in its population over the past
ten years. As the population continues to
increase and development accelerates,
Cibolo isfacing escalating challenges, notably
the strain on existing infrastructure. The
increased demand for housing, businesses,
and amenities can lead to overburdened
transportation networks, resulting in mobility
issues and traffic congestion. Transportation
and mobility decisions can also influence
land use patterns. The location and design of
transportation infrastructure can shape how
land is used and developed. For instance,
the construction of a new highway or a
public transit line can spur development in
previously uncultivated areas or influence the
type of progress that occurs along a corridor.
In addressing the challenges of increased development, special attention should also be given
to mitigating flooding risks within the city. The comprehensive plan recognizes the importance of
strategic land use planning and infrastructure design to prevent and manage flood -related issues.
Rapid development without careful planning may exacerbate flooding concerns, as impervious
surfaces replace natural drainage areas. By aligning the recommendations in this chapter and the
recommendations in Chapter3: Land Use and Character, Cibolo can work toward more sustainable,
accessible, and livable environments. This may involve aligning transportation investments with
land use goals and the overall vision of the community.
This comprehensive strategy aims to create a well -integrated and accessible transportation
network that caters to the diverse needs of the community while addressing the challenges posed
by increased urban development.
EXISTING CONDITIONS
The City of Cibolo has three significant
regional facilities: Interstate Highway 10 (IH -
10), Interstate Highway 35 (I11-35), and Farm -
to -Market Road (FM 78). Figure 43 displays
the existing thoroughfares in Cibolo. IH -35
runs east to west on the northern boundary of
Cibolo, IH -10 runs east to west on the southern
boundary,and FM 78 runs east to west through
the center. These facilities provide access to
San Antonio to the west, Seguin to the east,
and many other activity centers in and around
Cibolo.
Interstate Highway 10 (IH -10), also referred
to as U.S. Highway 90, is a four -lane freeway,
separated by a grass median and is a Texas
Department of Transportation (TxDOT) facility.
IH -10 includes two frontage roads, or access
roads, that allow for two-way traffic. IH -10
connects Cibolo to the central city of San
Antonio aswell asthe majorTexas metropolitan
areas of Houston and EI Paso. There are three
enhanced interchanges planned along IH -10
at Zuehl Rd, Santa Clara Rd, and Linne Rd. In
addition, IH -10 is planned to be upgraded to
a six -lane freeway, with three -lane, one-way
frontage roads on either side. This route is
the southernmost major interstate highway
in the United States. The segment within the
city limits and ETJ of Cibolo is about 4.9 miles
long. At the time of the planning process,
a IH -10 Corridor Study was conducted as a
concurrent planning effort (a summary of the
IH -10 Corridor Study can be found in Chapter
3: Land Use and Character).
Interstate Highway 35 (IH -35) is a six -lane
freeway that is separated by a concrete
divider and is a TxDOT facility. IH -35 includes
frontage roads that allow for one-way traffic
paralleling the segment of the freeway for
which it provides access. IH -35 is a north -south
freeway (that runs east to west as it passes
through Cibolo) that connects Cibolo to the
central city of San Antonio, as well as the major
Texas metropolitan areas of Austin and Dallas -
Fort Worth. Although IH -35 parallels the city
for a longer segment, only less than a mile
is within the city limits. The 1-35 NEX Central
Project is currently underway for the road to
be expanded to 10 lanes.
Farm -to -Market Road (FM 78) is a five -
lane roadway, which includes a center turn
lane. Travelling east, FM 78 tapers down
at Haeckerville Road to two lanes and this
configuration continues east towards the
adjacent municipality of Marion. FM 78's west
end is located near the IH -35 junction in San
Antonio and the eastern terminus is located at
the U.S. 90 junction in Seguin, Texas. Within
the City of Cibolo and Cibolo's ETJ, FM 78
spans approximately 3.7 miles.
In addition to the regional facilities previously
mentioned, FM 1103 is a significant roadway in
Cibolo, serving as a north to south arterial that
connects residential neighborhoods in Cibolo
to Interstate 35 (IH -35). This thoroughfare
plays a vital role in facilitating commuter
traffic, providing access to residential
neighborhoods, commercial establishments,
and essential services. As Cibolo continues
to experience growth and development, FM
1103 will likely undergo further enhancements
and expansions to accommodate increasing
traffic demands and ensure efficient mobility
further south of the city.
Sc
Legacy Traditioi
Watts Elemerita_
I1I
i
0 05
A4 -
Miles
Figure 4.1 / Existing Thoroughfare Network
1--1 2024 MTP
1
i WnLRD� / Existing Freeway
• / Existing Major Arterial
Existing Minor Arterial
1 / Existing Collector
1 O IH -10 Enhanced Interchanges
1
1 i) mHaeckerville Rd Bridge
i I 7
t
O �
T FHyP
1
/
\
\ —_
1 1
1 1
w��HMOEKEt910
1 1
V �pRD fREEI;!
0 .
% `J
C] City Limits
g.
�ETJ
Roads
FEMA Floodplain
0IH-10 Corridor Boundary
Elp,�ngn. (d
1.
1
Public/Institutional (Existing)
4REEERNrAPLIF'PO
i
Future Public/Institutional
8-1
/ Creeks
F53
1
Existing Parks
1111111 Proposed Open Space
1--1 2024 MTP
1
i WnLRD� / Existing Freeway
• / Existing Major Arterial
Existing Minor Arterial
1 / Existing Collector
1 O IH -10 Enhanced Interchanges
1
1 i) mHaeckerville Rd Bridge
i I 7
t
O �
T FHyP
1
/
\
\ —_
1 1
1 1
w��HMOEKEt910
1 1
V �pRD fREEI;!
0 .
% `J
REGIONAL PLANNING INITIATIVES
Agency coordination is crucial to ensure efficient use of resources by avoiding duplication of efforts
and optimizing the overall transportation system. Additionally, coordination allows for seamless
connectivity between different modes of transportation, improving the travel experience for
commuters. Coordinated planning also helps identify and address safety and reliability issues,
reducing accidents and congestion. Essential agencies to coordinate with include TxDOT, AAMPO,
and the cities of Schertz, Marion, and Santa Clara.
Alamo Area Metropolitan Planning Organization (AAMPO)
TxDOT projects being coordinated with the AAMPO and the City of Cibolo include the FM 1103
expansion and IH -35 expansion. The Alamo Area Metropolitan Planning Organization (AAMPO) is
responsible for coordinating transportation planning efforts across the greater San Antonio region.
Comprising local governments, transportation agencies, and community stakeholders, AAMPO
plays a central role in developing comprehensive plans and strategies to address the evolving
transportation needs of the area. Metropolitan Planning Organizations (MPOs) are mandated to
submit both long-range and short-range plans to maintain eligibility for federal transportation
funds. Mobility 2050 is a long-range transportation plan developed by AAMPO to coordinate with
regional partners to address existing constraints and create a frameworkforfutu re opportunities. On
June 27, 2022, the AAMPO Transportation Policy Board adopted Mobility 2050. The plan provides for
the efficient, safe, and convenient transportation of people and goods while helping to achieve the
metropolitan area's overall economic, social, energy, and environmental goals. The Transportation
Improvement Program (TIP) is a short-range plan that outlines roadway, transit, bicycle, pedestrian
and rideshare projects that will be let to contract over the next four years. The TIP was adopted by
the Transportation Policy Board on June 27, 2022. The project team coordinated with AAMPO to
ensure that plan recommendations aligned with regional planning efforts.
Throughout the planning process, several connections were identified as regionally significant
and is reflected in the Master Thoroughfare Plan, Figure 4.5. An example project identified is the
proposed north -south connector that links FM 1103 to Haeckerville Road. This project that should
be coordinated with AAMPO to ultimately be submitted during the call for projects for the next
TIP. Initially however, the City will need to conduct a north -south connector feasibility study with
preliminary engineering work, environmental analysis, and public engagement to qualify for local,
state, or federal funding sources and/or grant programs..
Cri an. Pr pr,
Guadalupe County Thoroughfare
Plan
The Guadalupe County Thoroughfare Plan is
a strategic blueprint that outlines the vision
and goals for transportation in the Guadalupe
County region. This Plan encompasses a
comprehensive analysis of current and
anticipated transportation needs, focusing on
improving connectivity, reducing congestion,
and enhancing overall mobility within the
county. By identifying key thoroughfares,
road improvements, and traffic management
strategies, the plan aims to guide future
development and ensure a well -integrated
transportation network that aligns with the
region's growth and economic aspirations.
The Guadalupe County Thoroughfare Plan
serves as a crucial tool for local authorities,
stakeholders, and community members to
make informed decisions abouttransportation
infrastructure that will contribute to sustained
prosperity and livability of the Guadalupe
County region. Guadalupe County is currently
working on updating its Major Thoroughfare
Plan. The City of Cibolo should continue to
coordinate with Guadalupe County to ensure
there are no conflicts between the City's and
County's thoroughfare plans.
Thoroughfare Plan (01-2012)
SAFETY
Between 2018-2022 there have been 1,213 crashes in Cibolo. Figure 4.2 displays the crash totals by
year and severity. Out of1,213 crashes there were 2,383 crash units (vehicles, bicycles, pedestrians, etc.)
involved. Out of the 2,383 crash units, 2,289 (96 percent) involved motor vehicles, 13 (0.54 percent)
involved pedestrians, and 6 (0.25 percent) involved cyclists. Out of 1,213 crashes, 77 occurred during
rain or snow events and 347 occurred during dawn, dusk, or dark lighting conditions. 56 percent
(682) of crashes occurred on TxDOT roadways while 44 percent (531) did not.
It is important to note that crash data collected is from TxDOT's Crash Record Information System
(CBIS) which is made up of police reports. This data has limitations as only crashes where a police
report was recorded will be included in the dataset. Additionally, different ways in which policing
agencies report data can affect data outcomes. Safety was a high priority amongst Cibolo residents
during the engagement process. More specific recommendations related to safety are outlined
later in this chapter.
Figure 4.2 / Crash Totals by Year and Severity
. Fatal Injury 0 Serious Injury E Non -Serious Injury 0 Not Injured
c4•
V
200
7
Q
4) 150
L
LL
C 100
tD
L
V 50
N
293
2018 2019 2020 2021 2022
Year
Data Source: TXDOT's Crash Record Information System (CRIS)
FLOODING AND LOW WATER POINTS
A consistent challenge heard amongst residents and stakeholders was the threat of flooding in
Cibolo. Flooding can lead to road closures and disrupted systems causing significant human and
economic losses. Floodwaters can weaken and damage road pavement and soil around bridges
and culverts, disrupt public transportation services, and can cause essential routes to become
unsafe to travel. Figure 4.3 displays the existing natural constraints in Cibolo that contribute to
excess flooding. These existing constraints include:
Topography. A region's topography plays a pivotal role in influencing flooding patterns and
constraining development. Figure 4.3 displays the 2 foot contour lines of Cibolo in orange.
Contours, often referred to as contour lines, are lines on a map connecting points of equal
elevation or depth.The spacing between contour lines indicates the steepness of theterrain—
closer lines indicate steeper slopes, while lines spaced farther apart suggest gentler inclines.
The natural slope and elevation of the land can significantly impact the drainage patterns,
determining how water accumulates and moves during rainfall or flood events. Low-lying
areas, for example, may be more susceptible to flooding, while elevated regions may face
challenges in managing runoff.
Creeks. The potential for flooding near creeks is a primary concern when planning for future
density within a community. Creeks may experience increased water flow during heavy
rainfall, leading to a heightened risk of overflow in nearby areas. Development along creek
banks may be restricted due to the need to maintain buffer zones for flood control and
environmental preservation. The City should consider development regulations that buffer
development from the creek.
Low Water Points. Low water crossings can significantly affect a transportation network in
several ways. Firstly, during periods of heavy rain or flooding, low water crossings can become
impassable, disrupting the flow of traffic and potentially isolating certain areas. This can
lead to delays, detours, and increased travel times for commuters and goods transportation.
Cibolo and nearby transportation authorities must address these issues by implementing
proper drainage systems, monitoring weather conditions, and providing alternate routes
when necessary. Considering the prevalence of low water crossings and roadways within
floodplains in Cibolo, special attention should be paid to policies surrounding the design and
construction of these roadways. See the recommendations section of this chapter for further
strategies.
Floodplain. Floodplain has significant implications on the development of Cibolo, shaping
urban landscape and infrastructure planning. It can determine land use patterns and
control development outcomes. Existing and future developments are confronted with the
challenge of mitigating the risks associated with potential flooding events. The floodplain
shown in Figure 4.3 utilizes two sources of data to help delineate the different floodplain
data for the community: Atlas 14 and FEMA.
Atlas 14: Officially known as the "Atlas 14 Volume for Texas," Atlas 14 is a comprehensive
rainfall frequency developed by the National Oceanic and Atmospheric Administration
(NOAA) in collaboration with state and local agencies. Specifically focused on Texas, Atlas
14 provides updated and refined precipitation frequency estimates for various durations
and return periods across the state. This data offers valuable data to assess flood risks,
design resilient infrastructure, and make informed decisions regarding land use and
development. Source: San Antonio River Authority (SARA)
Flood Hazard Areas from the Flood Insurance Rate Map: The Federal Emergency
Management Agency (FEMA) produces Flood Insurance Rate maps and identifies
Special Flood Hazard Areas as part of the National Flood Insurance Program's floodplain
management. Special Flood Hazard Areas have regulations that include the mandatory
purchase of flood insurance. Source: Federal Emergency Management Agency (FEMA),
2022.
More information on specific hazard mitigation efforts for the community can be found in Chapter
6: Community Facilities and Public Services.
i
J �
Watts
k e ]umo)r1 Igh 7ES ,
�y/F,
FM 4D3 (4
+FMyB �' r
�\ i., I Steele I-ligh Schoo
i ` > rear j
Learning enter
F51 -�
ta
Figure 4.31 Natural Constraints Map
!� a'
p
i
/
J11i%''.
0City Limits
,
J /
Ui
Roads
/—r
IH- IOCOrtidor, Boundary
/
/
Public/Institutional
Future Public/Institutional
/
]lt contours
Creeks
i
Foisting Parks
Future Open Space
/ l
Low Water Points
FEMA Floodplain (500 and 100 year combined)
Atlas 24 Floodplain
/
X0.2%Annual Chance Flood Hazard(SOD Year)
1.D% Annual Chance Flood Hazard(100 Year)
■ Floodway
!� a'
p
TRANSPORTATION RECOMMENDATIONS
Cibolo's Thoroughfare Plan serves as a crucial tool for future roadway corridors and can help secure
the necessary right-of-way for enhancing the transportation system. This plan incorporates details
concerning roadway classifications, right-of-way specifications, fundamental design criteria (such
as lane and parkwaywidths), and the optimal number of through -traffic lanes for each thoroughfare
within the city. Cibolo's thoroughfare system comprises diverse streets with standardized functional
classifications, ensuring a well -organized and efficient network that aligns with the city's vision for
sustainable and accessible transportation infrastructure.
While certain proposed thoroughfares in rural areas may not see immediate construction, the
plan's primary purpose is to enable the city to preserve vital transportation corridors, securing
right-of-way for future connectivity as development progresses. The implementation of individual
street improvements may involve various entities, including private developers, the City of Cibolo,
county authorities, TxDOT, or a combination of these, with prioritization based on enhancing local
circulation and regional connectivity. Other recommendations include identifying roads that
either have or shortly will reach their intended capacities. This results in a change in functional
classification to better fit the context of the desired future land use and plan for increased travel.
This plan strategically addresses traffic generated by PlaceTypes identified in the Future Land Use
Map, proposing new roadway connections adjacent and in contact with these areas.
r
r
J
m
O
O
Z
N
a
W
R'
U
Z
FREEWAY
Typically the highest traffic volume corridors with longer trip distance
demands
A specialized roadway designed to convey traffic efficiently along an
open space where connectivity is limited
MAJOR ARTERIAL MIA
N
W
Provides cross-town connectivity between IH -10 and lH-35,surrounding U
communities, and major activity centers a
t7
Z
MINOR ARTERIAL W
cc
U
Provides service primarily for local trips of moderate length and, Z
enhanced connectivity to the Major Arterials
COLLECTOR
Collects and distributes traffic from the local streets to the arterial
network. Provides connectivity through and between neighborhoods
LOCAL
Provides direct access to adjacent destinations. Not intendead for
significant amounts of through traffic
Chapter 4: r insportation 71
The comprehensive planning process for Cibolo involved an assessment of the recently adopted
Master Thoroughfare Plan. This process aimed to identify necessary changes in connectivity or
functional classification to align with the updated Future Land Use Map and the vision for the city.
The updated Thoroughfare Plan was based on existing and anticipated future traffic patterns and
account for major traffic movements along major east -west and north -south routes including: IH -
35, IH -10, FM 78, and FM 1103.
Figure 4.4 below displays a revision table that outlines changes from the previous 2016 Master
Thoroughfare Plan to the current Master Thoroughfare Plan. The Thoroughfare Plan update for
Cibolo identified potential connectivity issues, specifically focusing on north -to -south connections.
Figure 4.412076 Master Throughfare Plan Revisions Table
RoadwayRevision ID
1
Wiedner Road
Altered alignment
Town Creek Rd to Fm 1103
3
New Roadway
Added for connectivity
Green Valley Road to FM 1103
4
New Roadway
Added for connectivity
Buffalo Crossing to FM 1103
5
Coy Lane
Added for e/w connectivity
East to Santa Clara Road
6
Santa Clara Road
Extended for connectivity
IH -35 to IH -10
7
Green Valley Road
Added for connectivity
Green Valley Road to Eastern City
Limits
8
Weil Road
Extended for connectivity
East to Santa Clara Road
10
Lance Crossing
Extended for connectivity
East to Tolle Road
11
Tolle Road
Updated alignment
North to FM 1103
13
Country Lane
Extended for connectivity
Coy Lane to FM 78
14
S Main Street
Extended for connectivity
South to Lower Seguin Road
15
New Roadway
Added for connectivity
Arizpe Road to Venado Crossing
16
Arizpe Road
Extended for connectivity
East to S Main Street Extension
19
Lower Seguin Road
Upgraded road
East to West City Limits
20
Haeckerville Road
Upgraded road
Lower Seguin Road to Bolton Road
21
New Roadway
Extended for connectivity
Lower Seguin Road to Bolton Road
21-A
New Roadway
Extended for connectivity
Valley View Drive to Bolton Road
21-B
New Roadway
Extended for connectivity
Valley View Drive to Bolton Road
22
Valley View Drive
Upgraded road
Haeckerville Road to Stolte Road
23
Schmoekel Road
Extended for connectivity
Haeckerville Road to Pfannstiel Lane
24
Pfannstiel Lane
Extended for connectivity
Lower Seguin Road to Bolton Road
25
New Roadway
Extended for connectivity
Pfannsteil Lane to Bolton Road
28
Zuehl Road
Extended for connectivity
IH -10 to Zuehl Road
32
New Roadway
Added for connectivity
IH -35 to I-10 WB FR
33
Bolton Road
Extended for connectivity
East to Schwab Road
34
Linne Road
Upgraded road
South to IH -10
35
New Roadway
Added for connectivity
Stagecoach Road to IH -10
36
Schwab Road
Extended for connectivity
IH -10 to FM 78
1
—IL .
� , I I ecurv� • I .
• \__. -
zL r . •� t �,,t .
e
• a �•
c
•
Symbology
Public Offices
-10 Enhanced
O
Interchange
A Animal Control
Proposed Future
•i
Land Use
e Fire Station
•
w
•
Public Works
1
- Agriculture
•
Estate Residential
= City Hall Annex
Community Residential
Thoroughfares
Compact Residential
(Existing/Planned)
Neighborhood
A
♦
•
S
Center
Major Arterial, Existing
Mixed -Use Center
F
Light lndustriall
b
3
�
y
i
1
—IL .
� , I I ecurv� • I .
• \__. -
zL r . •� t �,,t .
e
• a �•
c
•
Symbology
Public Offices
-10 Enhanced
O
Interchange
A Animal Control
Proposed Future
• City Hall
Land Use
e Fire Station
Old Town
e Police Department
Parks and Open Space
Public Works
Rural Residential!
- Agriculture
C U.S. Post Office
Estate Residential
= City Hall Annex
Community Residential
Thoroughfares
Compact Residential
(Existing/Planned)
Neighborhood
Collector, Existing
Commercial
Regional Activity
Minor Arterial, Existing
Center
Major Arterial, Existing
Mixed -Use Center
Freeway, Existing
Light lndustriall
Business Park
- - Collector, Planned
Heavy Industrial
• • • - Major Arterial, Planned
Public Utilityr
Institutional
• • • Minor Arterlal, Planned
School
North South Parkway
® Potential School
— Cibolo City Limits
Fkroi Hazard
Cibolo ETJ
Foodxay
110 Corridor Study
Boundary
,
.. _ _ • •-------- _
♦ 1
F
j
u �
Figure 4.5 Master Throughfare Plan
V , li
CONTEXT -SENSITIVE STREET DESIGN
In Cibolo, the planning and design of
thoroughfares are directed by specific cross-
sections outlining preferred street elements
and widths for each roadway. While many
streets in Cibolo adhere to a standard design,
referred to as a typical cross-section, the city
recognizes that alternative designs may
be more suitable in certain areas. Cibolo's
approach to street design prioritizes context
sensitivity, allowing variations in cross
sections based on factors like existing physical
constraints, land use characteristics, and
multi -modal facilities, such as pedestrian
amenities or bike lanes. Several examples of
corridors that are ideal for multi -modal design
are FM 1103, Haeckerville Road, Bolton Road,
and Cibolo Valley Drive.
The objectivewith multi -modal street design is
to create "Complete Streets," where the design
accommodates all users, facilitating efficient
travel for both vehicles and pedestrians. In
contrast to conventional streets primarily
designed for vehicular traffic, complete streets
emphasize the integration of pedestrian
walkways, bike lanes, public transportation,
and other amenities to accommodate various
modes of transportation. This approach
aims to enhance access, reduce travel times,
and improve overall safety. For each of the
thoroughfare functional classes, a set of
recommended typical cross sections and
alternative cross sections have been developed
(for all roadways except for freeways) to
provide options to address existing conditions
and meet future needs.
CIBOLO MASTER THOROUGHFARE PLAN ROADWAY CLASSIFICATIONS
Several cross-sections were developed to update and replace the existing City of Cibolo cross-
sections displayed on the following pages. The Thoroughfare Plan consists of six functional
classifications, including Freeways, Parkways, Major Arterials, Minor Arterials, Collectors, and Local
Streets. Freeways are outside of the city's jurisdiction; however, collaboration should be prioritized
to ensure alignment with the Master Thoroughfare Plan. For the Comprehensive Plan, the words
"urban" and "rural" shown next to some of the cross-sections on the following pages reflect context
sensitivity for different areas in Cibolo. Urban in this report does not represent heavy density, instead
represents developed areas of the community like residential areas, commercial areas, or mixed-
use developments. Rural represents the more undeveloped areas of Cibolo.
Freeways
Freeways are major arterials intended for
high volume, speed, mobility, and low access.
Interstate Highway 10 (IH -10) and Interstate
Highway 35 (IH -35) are the two freeways that
pass through Cibolo. However, the city is not
involved in the construction or maintenance
of these freeways, as these are administered
by TxDOT. The right-of-way for freeways in
Cibolo is 200 feet. To ensure Cibolo is planning
for its future along these corridors close
coordination with regional entities and TxDOT
should occur when planning occurs along
these thoroughfares.
Common PlaceTypes along Freeways -
Pegional Activity Center, Light Industrial/
Business Park, Compact Residential
Parkways
Parkways are a specialized roadway designed to convey traffic efficiently along an open space where
connectivity, right-of-way width, and constructability is limited due to floodplain or site constraints.
Parkways create an alternative option from typical arterial or collector roadways, by establishing a
vehicular thoroughfare that is at least 50 feet wide. An example of a Parkway is shown on the MTP
as a north -south connector from FM 1103 to Haeckerville Road along the Town Creek floodplain.
Figure 4.6 Parkways - 2 lanes
7' 6' 12'
Shoulder Drive lane
12' 6' 7'
Drive lane Shoulder
Major and Minor Arterials
Arterial streets are designed to convey heavy volumes of traffic, often in peak conditions. They serve
adjacent properties with direct access in a limited or controlled means. Arterial streets are also
often grouped into two classifications: major arterials and minor arterials. Major Arterials move
traffic throughout various parts of the city or the surrounding area. Examples of Major Arterials
in Cibolo are FM 1103 and FM 78. The current right-of-way requirement for a Major Arterial road in
Cibolo is at least 120/150 feet. Minor Arterials balance connectivity and local access by both moving
people throughout the city and connecting to adjacent neighborhoods or adjacent streets of
higher or lower functional class. They have lower speeds than Major Arterials but typically still have
multiple lanes and modes of travel. Examples of Minor Arterials in Cibolo are Cibolo Valley Drive
and Green Valley Road. The right-of-way requirement for a Minor Arterial in Cibolo is currently 86
feet. The figures below can accommodate 10 foot sidepaths if there is available R.O.W. Sidepaths
are shared use trails located adjacent to a roadway. Utilizing sidepaths can help connect trails and
neighborhoods, further promoting active transportation. In situations where there is a constricted
R.O.W. we recommend following Cibolo's UDC.
Figure 4.71 Major Arterial - 6 lanes, divided
�M �: �se
n Li 6 r
P'n,r':Ny S... Devat ane 13— Mwizn U. Wna Drive Dr..- sNe«aR Ramp No
Common PlaceTypes along Major Arterials - Compact Residential, Regional Activity Center,
Neighborhood Commercial, Light Industrial/Business Park
Figure 4.8 / Minor Arterial - 4 lanes, divided
RIM
_ a
es es
8 b' n' 11 16' n' n' G' B'
Planting strip Sidewalk Drive lane Drive lane Mariam Drive lane Drive lane Sidewalk Planting strip
Turn Lane
Common PlaceTypes along Minor Arterials - Compact Residential, Light Industrial/Business Park,
Regional Activity Center, Neighborhood Commercial
Collectors
Collectors can vary widely in function and character but are often the'last mile con nections' between
the local street network and arterials. They have low speeds and wider pedestrian facilities based on
the surrounding land use context. Examples of Collectors in Cibolo include Bentwood Ranch Drive
and Main Street.
Figure 4.9 Major Collector - 4 lanes, divided
rr ' rr
OeveMm � Olb lw �
S
Madi
Common PlaceTypes along Major Collectors - Community Residential, Estate Residential, Compact
Residential, Neighborhood Commercial
Figure 4.70 Minor Collector, 2 lanes
Planting ship j Sidewalk
I i
•
6' I W
Sidewalk PlaMingstrlp
Common PlaceTypes along Minor Collectors - Estate Residential, Rural Residential/Agriculture
WtlW grid lna
OIIN kme
; LaawYk
Tum laic
S
Madi
Common PlaceTypes along Major Collectors - Community Residential, Estate Residential, Compact
Residential, Neighborhood Commercial
Figure 4.70 Minor Collector, 2 lanes
Planting ship j Sidewalk
I i
•
6' I W
Sidewalk PlaMingstrlp
Common PlaceTypes along Minor Collectors - Estate Residential, Rural Residential/Agriculture
Local Streets
Local streets primarily serve the immediate neighborhood and provide access to residential and
small-scale commercial properties. Typically characterized by lower traffic volumes and reduced
travel speeds, local streets prioritize the accommodation of pedestrians, residents, and businesses.
These roads are integral to the internal circulation of a community, connecting homes and
establishments with collector and arterial roads. Local streets are designed to prioritize safety,
minimize traffic, and foster a sense of community, making them essential components of the local
transportation network. In situations where there is a constricted R.O.W. we recommend following
Cibolo's UDC of 5 foot sidewalks.
Figure 4.11 / Local, Urban
g
4 6 7 9 9 7 5 4
sicift lk Parking lane Drive lane Drive lane Parking lane Sidewalk
Common PlaceTypes along Local, Urban Roadways - Compact Residential, Community Residential
Figure 4.72 Local, Rural
Common PlaceTypes along Local, Rural Roadways- Estate Residential, Rural Residential/Agricultural
Community Residential
Alleys
Anal ley is a narrow passageway and minor right-of-way, often situated between or behind residential
housing, providing secondary access for pedestrians, vehicles, or services. Typically smaller in
width compared to streets, alleys serve various functions such as facilitating service access, waste
collection, and pedestrian shortcuts.
Figure 4.13 Alley, Commercial
Common PlaceTypes along Commercial Alleys - Neighborhood Commercial
Figure 4.14 /Alley, Residential
Common PlaceTypes along Residential Alleys - Compact Residential
MAINTENANCE AND EFFICIENCY
As Cibolo continues to grow, maintenance is of particular concern for city staff and residents. This
process of growth will eventually cause maintenance to be one of the largest budget expenditures
for a city. This is due to aging infrastructure, increased usage, public safety, and quality of life.
Regular maintenance and repairs are crucial to ensure the functionality, safety, and longevity ofthe
city's infrastructure, especially as the population and development grow. Proactive maintenance
helps identify and address issues before they become major problems, saving money in the long
run. It also ensures public safety by identifying and mitigating potential hazards. Below are some
mechanisms the city can utilize to help pay for infrastructure maintenance:
Taxes. Cities can allocate a portion of
property taxes or sales taxes towards
infrastructure maintenance. These
funds can be specifically earmarked for
maintenance and repair projects. This
is a mechanism Cibolo is already doing.
Fees and Charges. Cities can impose
fees and charges related to specific
infrastructure services, such as water
and sewer fees, road tolls, or parking
fees. The revenue generated from these
fees can be used to fund maintenance
efforts.
Bonds. Cities can issue bonds tofinance
infrastructure maintenance projects.
These bonds are typically repaid over
time through tax revenues or user fees.
Grants and Federal Funding. Cities
can seek grants and funding from
federal or state governments to support
infrastructure maintenance initiatives.
These funds are often allocated for
specific projects or targeted towards
infrastructure improvements in
underserved areas.
Public -Private Partnerships (PPPs).
Cities can enter into partnerships
with private entities to fund and
manage infrastructure maintenance.
In PPPs, private companies provide
the necessary funding and expertise
in exchange for long-term contracts or
revenue-sharing agreements.
Special Assessment Districts. Cities
can create special assessment districts
where property owners within a
designated area contribute additional
funds for infrastructure maintenance.
These funds are collected through
additional property taxes or special
assessments.
It is importantfor cities to evaluate and implement a combination of these mechanisms to ensure a
sustainable and adequate funding source for infrastructure maintenance. The specific approach will
depend on factors such as the City's financial capacity, legal framework, and community priorities.
Flooding and Hazard Mitigation
Hazard mitigation in the context of road maintenance involves proactively identifying and
addressing potential risks to infrastructure integrity. This strategic approach aims to reduce the
vulnerability of roadways to various hazards such as natural disasters, extreme weather events, or
other unforeseen challenges. Incorporating hazard mitigation into road maintenance practices
ensures that infrastructure remains resilient and capable of withstanding adverse conditions. This
may involve reinforcing road structures, implementing drainage solutions to mitigate flooding, or
incorporating resilient materials to withstand environmental stressors.
Establishing specific design and construction standards for low water crossings is paramount to
their resilience and safety. These standards should be meticulously crafted to ensure that these
crossings can withstand flooding events while providing secure passage under normal conditions.
Criteria encompassing bridge deck elevation, roadway alignment, and the selection of durable
materials are crucial components of these standards.
Another way of ensuring safety at low water crossings is adopting a comprehensive maintenance
and inspection policy. Implementing routine inspections, debris removal, and prompt repairs can
address potential issues before they escalate, ensuring these crossings remain in good condition.
Regular checks on drainage systems are essential to prevent clogging or malfunction. Additionally,
integrating closure policies based on predetermined water level thresholds or real-time monitoring
of weather conditions can further enhance safety. Temporary closures during high water or flooding
events prevent accidents and safeguard motorists from perilous conditions, showing a proactive
approach to ensuring public safety in transportation infrastructure.
ACTIVE TRANSPORTATION INFRASTRUCTURE
Active transportation refers to a non -motorized mode of travel, such as walking, cycling, scooters or
skateboards, as a means of commuting or recreation. Unlike traditional motorized transportation,
active transportation promotes a healthy and eco -friendly lifestyle while reducing dependence
on automobiles. It contributes to improved personal fitness, reduced environmental impact, and
enhanced community well-being. Active transportation relies on multi -use trails and bike lanes as
its network to connect the community to activity areas, businesses, work, and their homes. Cibolo
currently has pockets of disjointed bike facilities. Dedicated bike lanes are present on Main St from
north of Buffalo Trail to the railroad tracks to the south, Bentwood Ranch Dr from Cibolo Valley Dr
to W Borgfeld Rd, and the entirety of Bentwood Pass. Off street trails are present along Bison Ln
in Schlather Park and other small green spaces in and around neighborhoods. An Off -Street Trails
and Side -Paths Plan created as a part of the 2016 Comprehensive Plan currently includes planned
facilities along north -south roads including Cibolo Valley Dr, Main St, and Haeckerville Rd and east -
west roads including Lower Seguin Rd, FM 78, and Green Valley Rd. AAMPO's TIP (FY 2023-2026)
includes the Town Creek Trail project which extends from Schaefer Road to Schlather Park.
In Cibolo, it is important to incorporate bicycle and pedestrian infrastructure into street design,
aligning with the proposed cross sections outlined in this chapter. Figure 4.5 outlines the Master
Throughfare Plan and anchors around the city. The cross sections on page 75- 79 outline the road
classifications that would include potential sidewalk and trail connections. Future development
based on context and land use should consider designing cross-sections to be multi -modal. Future
studies should be conducted to examine feasibility of existing ROW for expansion of pedestrian and
bikeway facilities along existing roadways. Any available funding designated for new standalone
bicycle and pedestrian projects should be strategically concentrated in areas where the usage is
anticipated to be high. This approach ensures that the development of infrastructure aligns with
the specific needs and preferences of the community, fostering a safe and accessible environment
for cyclists and pedestrians throughout Cibolo. Below are examples on where pedestrian and bicycle
infrastructure should be emphasized:
Connect to Schools. A great first step to promote walkability within neighborhoods would
be to construct new sidewalks that connect residents to nearby schools. See Figure 4.15
for more information on key pedestrian paths to construct. Future schools should prioritize
identifying opportunities for safe pedestrian routes. This would include closing sidewalk gaps
and linking trails in the city.
Connect to Destinations. New sidewalk or trail improvement projects should connect
central neighborhoods surrounding Old Town and activity centers.
Connect to the Existing and Proposed Trail Network. New trail networks should seek to
connect residents to existing park and trail systems.
Micromobility
Micromobility refers to the use of small, lightweight vehicles for short -distance travel. Examples
include bicycles, electric scooters, and small electric cars. It is a sustainable and efficient mode
of transportation, reducing congestion and pollution. However, there are challenges in terms of
infrastructure, safety, and regulations. Currently, Cibolo does not have any policies regarding the
use of micromobility. As these devices gain popularity in the future, the Cibolo Code of Ordinances
should incorporate language regarding thetypes ofdevices permitted on facilities such as roadways,
bicycle lanes, sidewalks, and trails to prevent potential conflicts between users.
I I I I—�r—
Figure 4.15 / Conecptual Neighborhood Walkability and
Connectivity Priority Areas
Schlath�er IntermediateQFS
- • - 1 / j
t £
r
IL
1 / CIb010 Vallg�, ❑[nyumm
i, Elementa'
YOYf LN GREEN V.LLI£Y PD.
Legacy Traditional . hool %Y%� _i 1 FEW
_ 1 r[iu naaaolah
��� E-1 ❑iR-loc aoreo oma
Watts Elementary _ ■ wd<i ¢umoo i (wnat �
ry F53F ri ng Nrksinstmmnal
��• Jordan InteFmediatei` £. ' FutDoensoace
J 1 >?(wi,om.
Dobie Junior High¢$ t _ WpL RO+ Wn l '25 W.Mhe
` r
1103.3
SIPCI' I II(Jh $Ch00 IT 1
�lanonlD ford
4 earning enter
� •� FS 1
i 1
1
\
I \
I `
1 l 1
i
A% / '.
1
I'
'.RD CREE
= U
A4
Mobility Hubs
Mobility hubs serve as centralized points where various modes of transportation converge. Mobility
hubs can integrate different transportation services like bicycles, scooters, and car -sharing. By
promoting multimodal transportation and reducing reliance on single -occupancy vehicles,
mobility hubs contribute to alleviating traffic congestion and enhancing overall mobility within
Cibolo. Mobility hubs can also provide amenities to users travelling. They can offer WI -FI services,
bicycle storage and repair facilities, weather information, and open space. Depending on the land
use of the mobility hub, they can be scaled to meet the community's needs.
Figure 4.15 outlines the anchors of Cibolo and .25 -mile walksheds. First and last -mile connections
are essential to ensure the functionality of a mobility hub. Future mobility hubs in Cibolo should be
centered around key anchors of the community and existing vehicular, trail, and bikeway networks.
An example of a prime location for a mobility hub would be Cibolo's Old Town District. A future
mobility hub should be scaled appropriately to fit the character and context of Old Town and also
encourage visitors to take alternative modes of transportation.
Mobility hubs can also function as rest stops for those travelling. With the increasing demand for
electric vehicles (EVs), cities recognize the necessity of integrating electric charging stations into
mobility hubs. With two interstates being within Cibolo boundaries, the city can prepare for this shift
by incorporating EV charging stations into future mobility hubs, ensuring that they are strategically
located and equipped to meet the growing demand. Mobility hubs can also incorporate retail and
open spaces, that encourage longer rest time for people traveling through Cibolo.
Smart City Planning
As Cibolo continues to grow, it will be important to further manage resources and the provision
of services in innovative and forward -thinking ways. Smart City is a term used to describe how
a municipality leverages its technological resources to provide for its community. While future
technological advances are difficult to predict and are unique to each community, it is important
for Cibolo to plan for them nonetheless. The following are some Smart City recommendations to
consider as Cibolo plans for its future:
The City of Cibolo should consider planning for their first Intelligent Transportation System
(ITS) Master Plan prior to the 2040 census when it is anticipated that the City will reach a
population of over 50,000 and then will be required take over the traffic signals from TxDOT.
This ITS master plan can develop strategies that lead the City of Cibolo towards a smart city.
The City of Cibolo should take full advantage of data derived from cell phones, navigation
systems, and other devices with location -based applications.
The City should leverage existing contracts that TxDOT and AAMPO have forged to acquire
data. Cibolo should continue to monitor the availability of transportation data from big
data sources and identify opportunities to improve transportation planning and system
management.
To better enhance emergency response times, the City of Cibolo should work toward updating
traffic signal hardware to include emergency pre-emption panels.
The City should install fiber optics along new corridors to provide a significantly higher
bandwidth capacity than traditional cables. Fiber optics can handle large volumes of data
generated by transportation systems, such as traffic signal timing, sensors, and other control
systems. Fiber optics along the corridor would also increase internet speed, reliability, and
quality for homes and businesses.
The following actions are recommendations to achieve the vision for the Cibolo Tomorrow
Comprehensive Plan as they relate to transportation.
TRANSPORTATION ACTIONS
T-1
Proactively participate in state and regional transportation planning
GP -3
activities affecting Cibolo.
T-2
Proactively pursue partnerships to improve Cibolo's city -to -city con-
GP -1,2,3,4,5
nectivity.
T-3
Ensure developers implement the thoroughfare network concurrent
GP -5
with new development.
Continue to coordinate all educational service providers, including"
T-4
the Schertz-Cibolo-Universal City Independent School District
GP -2
(SCUCISD) to develop safe bicycle and pedestrian connections
between schools and neighborhoods.
T-5
Improve sidewalk connectivity that prioritizes pedestrian safety and
GP -4
ADA compliance.
T-6
Create a parks and trails master plan to ensure a coordinated parks
GP -2
and trails system.
Improve north/south connectivity through additional roadway
T connections between FM 1103 and FM 78, and FM 78 and IH -10. GP -4
T-8 Identify and pursue transportation grants to supplement funding GP -2
gaps.
Update and implement recommendations in the Pavement Manage- I
T-9 ment Study to prioritize roadway improvements. GP -2,3
Implement low water crossing improvements into the
T-10 transportation impact fees and include in the 5 -year CIP Plan. GP 2
Prioritize roadway safety when implementing street infrastructure
T-11 projects, such as with traffic calming, roadway sizing, and intersec- GP -4
tion enhancement.
Conduct a north -south connector feasibility study with preliminary
T-12 engineering work, environmental analysis, and public engagement GP -123
to qualify for local, state, or federal funding sources and/or grant ' '
F; .... . I 'I" e
ITT,
WFPPPPP
Cibolo Tomorrow Comprehensive Plan
INTRODUCTION
An important component of the Cibolo Tomorrow Comprehensive Plan is the assessment of both
current and future housing and neighborhood demands. The city has seen an increase in new
residential developments. It is crucial to develop specific plans that will aid the city in effectively
managing and accommodating anticipated growth. Population growth can reshape the fabric of
housing and neighborhoods in the community. As the population grows, the demand for housing
intensifies, leading to increased construction and development. This surge in housing needs can
influence the character of neighborhoods, prompting changes in housing density and community
amenities. The challenges of accommodating a growing population also extends to ensuring
housing affordability, addressing infrastructure demands, and maintaining a balance between
residential and green spaces. Through targeted initiatives and thoughtful planning, Cibolo aims to
navigate the changing landscape of residential development, ensuring that it aligns with the city's
vision for a vibrant and sustainable future.
EXISTING CONDITIONS
Between 2010 and 2022, the housing landscape in the community saw significant growth, with
the total number of housing units increasing from 4,458 to 10,735. The latest available data from
the American Community Survey (ACS) 5 -Year Estimates, is from 2022. Figure 53 displays the
household characteristics of Cibolo over the past 10 years. This expansion was accompanied by a
rise in the average household size from 3.07 to 3.24, reflecting an increase in family household size
as well. Despite the growth, the vacancy rate fluctuated over the years, reaching its highest point
of 6.17% in 2022. Owner -occupied units remained dominant throughout the period, although there
was a slight decrease from 88.8% in 2010 to 84.4% in 2022. Interestingly, while owner vacancy rates
experienced fluctuations, renter vacancy rates remained relatively stable, reaching 2.2% in 2022.
The data highlights a significant growth trajectory in the housing sector of Cibolo, indicating a
steady increase in demand for residential units over the years. With the total housing units nearly
tripling from 2010 to 2022, it suggests a rising population and a sustained influx of residents into the
area. The uptick in average household size and family household size underscores a growing need
for housing suitable for families, potentially driven by demographic shifts or lifestyle preferences.
Despite fluctuations in vacancy rates, the overall trend points towards a dynamic housing market
with varying degrees of occupancy. The dominance of owner -occupied units suggests a preference
for homeownership within the community. Moreover, the steady increase in median household
income indicatesa positive economic outlook, which could further fuel housing demand, particularly
for higher -end properties.
Figure 5.1 Cibolo Housing Characteristics
Total Housing Units
4,458
7,366
10,735
Average Household Size
3.07
3.22
3.24
Family Household Size
3.51
3.62
3.54
Non -Family Household Size
1.22
1.08
1.11
Occupied Units
4,241
7,064
10,073
Vacancy Rate
4.87%
4.10%
6.17%
Owner -Occupied Units
3,764
5,732
8,497
Owner Vacancy Rate
1.10%
0.20%
3.1%
Renter Vacancy Rate
0.00%
4.50%
2.2%
Median Household Income
$85,305
$87,613
$105,268
Source: 2010 - 2022 American Community. Survey, 5 -Year Estimates. DP0-: Selected Housing Characteristics
HOUSING TYPES
Figure 5.2 displays the housing type and unit
breakdown. The data reveals significant shifts
in the composition of housing types in the
Cibolo area over the specified time periods.
Notably, there has been a substantial increase
in the number of single-family detached
homes, which constituted 97% of the total
housing stock in 2010 and grew by 121% by
2022, comprising 92% of the total housing
units. There was a steady incline in single -
Figure 5.2 Cibolo Housing Type
family attached homes and duplexes during
this period, with single-family attached homes
experiencing a notable increase by 113% from
2010 to 2022 but remaining a small fraction
of the total housing inventory. The data also
indicates a significant increase in multifamily
units and other housing types, although their
share of the total housing stock remains
relatively low compared to single-family
detached homes.
�......... .-._v cvu-•�•......w••...n•.••.v••.J�u•.cJr �+•c�•��.••.�.,�,�,a. v�v�.r:.a:...cv •,c��•••y c••��
AGE OF HOUSING
Figure 5.3 displays the age of housing units
in Cibolo over the past years. Single-family
homes, including both attached and detached
dwellings, represent the majority of housing
units, with 9,629 units, primarily constructed
between 2000 and 2019. The data also
indicates a notable presence of multifamily
units, accounting for 573 units, primarily
Figure 5.3 Age of Housing Units
constructed between 2000 and 2019 or later,
suggesting a mix of housing types catering to
diverse residential needs. Additionally, other
housing types, comprising 331 units, show a
varied distribution across construction periods,
with significant numbers built between 1980
and 1999 and 2000 to 2019, reflecting the
community's housing diversity and evolving
development trends over time.
1939 or 1940-
earliei 1 1959
All Housing Types
2010
Total
%
2014
Total
Percent
% Change
2010-2014
Total
%
Percent
Change
2010-2022
Single -Family, Detached
4,339
97%
6,786
92%
56%
9,597
92%
121%
Single -Family, Attached
15
0%
51
1%
240%
32
0.5%
113%
Duplex
0
0%
15
0%
100%
50
0.5%
-
Multifamily (3+ Units)
59
1%
83
1%
41%
460L3%
680%
Other (Mobile Homes, RVs, Vans, etc.)
45
1%
431
6%
100%
331
636%
Total
4,458
7,366
65%
10,470
135%
�.....,._.�1?n x 11.,._,,.:....,.. -_._._....:...I....... 1.,_...1.:_.,...,._.,nom
--`-'----:_.:�
�......... .-._v cvu-•�•......w••...n•.••.v••.J�u•.cJr �+•c�•��.••.�.,�,�,a. v�v�.r:.a:...cv •,c��•••y c••��
AGE OF HOUSING
Figure 5.3 displays the age of housing units
in Cibolo over the past years. Single-family
homes, including both attached and detached
dwellings, represent the majority of housing
units, with 9,629 units, primarily constructed
between 2000 and 2019. The data also
indicates a notable presence of multifamily
units, accounting for 573 units, primarily
Figure 5.3 Age of Housing Units
constructed between 2000 and 2019 or later,
suggesting a mix of housing types catering to
diverse residential needs. Additionally, other
housing types, comprising 331 units, show a
varied distribution across construction periods,
with significant numbers built between 1980
and 1999 and 2000 to 2019, reflecting the
community's housing diversity and evolving
development trends over time.
1939 or 1940-
earliei 1 1959
All Housing Types
10,533
67 100 273
1,515
8,410
218
Single -Family (attached & detached)
9,629
67 80 197
1,348
7,847
90
Duplex/Triplex/Four-plex
-
- - -
-
-
50
Multifamily
573
- - 21
14
460
78
Other
331
- 20 ss
153
103
-
Source. U.S. Census Bureau.2022ACS S -Year Estimates, 825722 Tenure by Year Structure Built by Units in Structure.
HOUSEHOLD INCOME CHARACTERISTICS
Figure 5.4 presents median household income figures for Cibolo, Guadalupe County, the San
Antonio -New Braunfels Metropolitan Statistical Area (MSA), and Texas across three time points: 2010,
2014, and 2022. Notably, Cibolo experienced a substantial increase in median household income
over the specified period, rising from $85,305 in 2010 to $116,510 in 2022, marking a remarkable
62.9% growth from 2010 to 2014 and a subsequent 33.0% growth from 2014 to 2022. Comparatively,
Guadalupe County and Texas also witnessed notable income growth, with Guadalupe County
experiencing a 33.87% increase from 2010 to 2014 and a 42.0% increase from 2014 to 2022, and
Texas observing a 61.18% increase from 2010 to 2014 and a subsequent 37.5% increase from 2014 to
2022. However, the San Antonio -New Braunfels MSA recorded a contrasting trend, with a median
household income of $52,786 in 2014 declining to $49,854 in 2022, reflecting a -5.6% decrease over
the specified period, highlighting differing economic trajectories across regions.
Figure 5.41 Median Household Income
Cibolo
$85,305
$87,613
$116,510
-
62974,
33.0%
Guadalupe County
$61,274
$62,412
$87,030
33.87%
42.0%
39.40/.
San Antonio -New Braunsdels MSA
$49,221
$52,786
$49,854
133.70%
-
-5.6%
-texts
$49,646
$52,576
$72,284
61.18%
31.7%
37.5%
Source. U.S. Census Bureau.2022 ACS 5 -Year Estimates, B25127. Tenure by Year Structure Built by Units in Structure.
Cibolo Neighborhood
b
Figure 5.5 outlines income categories along
with their corresponding Area Median
Income (AMI) limit levels and the number
of households falling within each income
bracket. The income categories range from
Extremely Low, constituting households
earning less than 30% of the AMI limit,
to High, encompassing households with
incomes exceeding 120% of the AMI limit.
Among the identified categories, the largest
proportion of households falls within the High
income bracket, representing 58.2% of the
total, indicating a significant segment of the
population with incomes surpassing 120% of
the local AMI limit. Conversely, households
classified as Extremely Low, Very Low, and Low
collectively constitute a smaller percentage
of the total, indicating a potential need for
targeted assistance or affordable housing
initiatives to address the housing affordability
challenges faced by these lower-income
segments of the community.
Figure 5.4 reveals an increase in median
household incomes across all regions, with
Cibolo experiencing growth from $85,305
in 2010 to $116,510 in 2022. According to the
Bureau of Labor Statistics (BLS) Consumer
Price Intex (CPI) inflation calculator, $85,305
in 2010 has the same buying power as
$113,184, indicating a minor increase in
purchasing power. Figure 5.5 sheds light on
the distribution of households across different
income categories in Cibolo. It indicates that
a significant proportion of households fall
within the High income bracket, comprising
58.2% of the total. However, there are also
notable percentages of households classified
as Extremely Low, Very Low, and Low income,
highlighting the presence of lower-income
segments in the community. These findings
underscore the diverse income landscape
within Cibolo and emphasize the importance
ofcatering tothe housing needs of households
across various income levels. While a
considerable portion of the population may
have the financial means to afford housing
at higher price points, there remains a need
to address housing attainability for lower-
income households.
Figure 5.5 Households by Income Category
Note` Housing assistance is an income -based program and
programs ore available to populations and households at
varying levels of income in order to ensure access to everyone.
Income limits are set by the U.S. Department of Housing and
Urban Development (HUD) at multiple points representing
various levels of income and are established annually based on
local area median income levels (AMI). Cibolo's AMI limits are
established by the San Antonio -New Braunfels Metropolitan
Statistical Area IMSA).
Source: 'Department of Housing and Urban Development,
FY201S Income Limits Limits shown are fora 4 -person household.
Estimated number of households at each income level is based
on the closest delineation of the census data. tU.S. Census
Bureau. 2074-2022 ACS 5 -Year Estimates, B19007: Household
Income in the Post 72 Months (in 2022 Inflation -Adjusted Dollars).
Income
Category
Extremely
Low
AMI
Income
Limit
Level
<30%
Local
AMI,
Limit
$27,250
Households
at Income
Level (Total)
t
62
% of
Total
I
5.8%
Very Low
30-50%
$41,750
10
0.9%
Low
50-80%
$66,800
98
9.1%
Median
80-100%
$83,500
113
10.5%
Moderate
100-
120%
$100,200
166
15.5%
High
>120%
1 No Limit 1
624
58.2%
Note` Housing assistance is an income -based program and
programs ore available to populations and households at
varying levels of income in order to ensure access to everyone.
Income limits are set by the U.S. Department of Housing and
Urban Development (HUD) at multiple points representing
various levels of income and are established annually based on
local area median income levels (AMI). Cibolo's AMI limits are
established by the San Antonio -New Braunfels Metropolitan
Statistical Area IMSA).
Source: 'Department of Housing and Urban Development,
FY201S Income Limits Limits shown are fora 4 -person household.
Estimated number of households at each income level is based
on the closest delineation of the census data. tU.S. Census
Bureau. 2074-2022 ACS 5 -Year Estimates, B19007: Household
Income in the Post 72 Months (in 2022 Inflation -Adjusted Dollars).
HOUSING AND NEIGHBORHOOD RECOMMENDATIONS
One of the major concerns regarding housing and neighborhoods heard during the public
engagement process was ensuring high-quality housing. From revitalizing and enhancing
the charm of established communities to strategically planning for vibrant and sustainable
neighborhoods, recommendations aim to cultivate a housing environment that meets the
diverse needs of the community. This section organizes recommendations by existing and future
housing and neighborhoods. Balancing growth and maintaining the character of the housing
and neighborhoods in Cibolo will take a united effort towards implementing policy that fits the
community's desired vision. While this section outlines city-wide actions that can be taken to
encourage complete communities in Cibolo, below are the main ideas that were heard during the
engagement process for housing and neighborhoods:
Existing Housing and Neighborhoods
Strengthening Existing Neighborhoods.
There should be investment in promoting
the long-term vitality of existing housing
and neighborhoods. Neighborhood
reinvestment helps to maintain a
competitive housing market. Ways to
reinforce existing neighborhoods can
include public realm improvements, such
as streetlights, streetscape improvements,
benches, and other like projects.
Prioritizing Access and Mobility.
Access to better mobility is fundamental
to creating inclusive and connected
neighborhoods. Improving mobility
involves enhancing transportation
infrastructure such as sidewalks, bike
lanes, and road networks.
Connectivity to Park and Trail
Amenities. A priority among residents
was safety. Identifying new trails and
sidewalks can improve connectivity
within neighborhoods to nearby points of
interest. A study should be conducted to
identify and prioritize needed connections
throughout the community. Additionally,
providing safe crosswalks that are
accessible for all residents can greatly
improve walkability to neighborhoods,
schools, and City facilities.
Flood and Hazard Mitigation. Flooding
poses significant risks to communities,
causing property damage, infrastructure
disruption, and public safety concerns.
Implementing effective flooding
prevention and mitigation measures is
essential for safeguarding neighborhoods
against the impacts of extreme weather
events.
Retaining Character. Retaining the
character of rural residential areas and
housing in the Old Town district is essential
for preserving the unique charm and
historical significance of a community.
Enhanced Maintenance. By prioritizing
regular maintenance activities such as
landscaping, street sweeping, and graffiti
removal, communities can create attractive
and inviting environments that promote
resident satisfaction and contribute to the
overall quality of life.
Neighborhood Community Events.
Organizing events such as block parties,
picnics, and holiday celebrations,
communities can strengthen bonds
among neighbors, promote civic pride,
and create a vibrant and supportive local
environment.
Future Housing and Neighborhoods
Diversity in Housing Mix. A diverse
housing mix enriches communities
by catering to the varying needs and
preferences of residents. By offering a
range of housing options like missing
middle housing, future housing can
cater to a diverse set of needs and
lifestyles. Missing middle housing
solutions are explored and defined
further in the chapter.
Designing With the Land. In areas with
topographic constraints and flooding,
implementing cluster developments
is an innovative planning technique to
protect natural features, create visually
interesting neighborhoods, encourage
outdoor recreation, aid in floodplain
stormwater management, and more.
Cibolo can effectively identify existing housing demands by collecting comprehensive housing
data from various sources and conducting thorough analysis. This includes gathering information
on demographics, income levels, household size, and housing preferences through surveys, Census
data, and housing market reports. Additionally, tracking housing market trends, vacancy rates,
and housing affordability indicators can provide insights into the current housing landscape and
identify areas of need. Utilizing Geographic Information Systems (GIS) technology to map housing
supply, demand, and spatial distribution can further enhance data visualization and analysis. By
leveraging this data -driven approach, Cibolo can gain a deeper understanding of housing needs,
prioritize resource allocation, and develop targeted strategies to address housing challenges and
ensure access to safe, attainable, and quality housing for all residents.
EXISTING HOUSING AND NEIGHBORHOODS
Today in Cibolo,93.8 percent of the community
is in owner -occupied housing units and mostly
single-family detached. Such a housing
landscape reflects stability, as homeownership
typically implies long-term commitment and
investment in the community. Suburban or
semi -rural settings make up the majority
of the housing landscape for the city. This
suggests residents prioritize more spacious
lots and a focus on privacy and autonomy.
High ownership rates further indicate a
sense of permanence and pride within the
community, as homeowners are more likely
to be invested in maintaining and improving
their properties.
This high rate of ownership also fosters
a sense of community cohesion, as
homeowners tend to have a vested interest
in the well-being of their neighborhood and
may actively participate in local initiatives
and associations aimed at enhancing the
quality of life for all residents. Strengthening
existing neighborhoods by fostering a sense
of community pride and engagement is
imperative. Encouraging homeowners to take
an active role in neighborhood initiatives, such
as neighborhood watch programs, community
clean-up efforts, or social gatherings can help
achieve high-quality neighborhoods.
CODE COMPLIANCE
Code compliance contributes to the aesthetic appeal of neighborhoods by regulating the
appearance and maintenance of properties. Well-maintained and aesthetically pleasing
neighborhoods are often more attractive to residents and potential buyers, contributing to
overall property values. Complying with code regulations can create difficulties for residents
with disabilities or those facing barriers in their daily lives. One opportunity to help with
code compliance in the community is to setup programs for volunteers to help enhance the
community. Partnering with the school district, local non -profits, and religious groups can
make the beautification of Cibolo neighborhoods a collective community priority. A prime
example of code compassion in practice is with the city of Arlington. The City has established
a system that provides Arlington neighborhoods with free resources to help with property
maintenance and repair tasks. This is beneficial for many residents amid rising inflation and
other financial challenges. Through partnerships with local groups and volunteers, Arlington
provides resources to its residents to create civic pride and build community trust.
Below are some of the programs the City offers to aid in code compliance:
Tool sharing Program: Arlington residents are able to checkout a mower or a variety of
other tools and equipment for free to assist with property cleanup and improvement.
Neighborhood Enhancement Team: The Neighborhood Enhancement Team is a council
driven initiative with the mission of improving the quality of life, aesthetic appeal, and
economic vitality of Arlington neighborhoods. The Neighborhood Enhancement Team
collaborates with residents and hosts clean up days to improve the appearance of
neighborhoods. The Neighborhood Enhancement Team assists with property clean up,
debris removal, fence repair, and yard maintenance.
For more information on Code Compliance Cores, check out the City of Arlington website: https:llw ..arlingtontzgov/city_holl/
departments/code_compliance/about_us/code_complionce cares
Chapter 4: Transportation outlined
recommendations regarding the Master
Thoroughfare Plan (MTP). The goal of the
MTP is to increase mobility throughout the
community to ensure access to existing
neighborhoods and key areas. Many of
the major arterials make sure to connect
established residential areas to commercial
areas. Enhancing connectivity within and
between neighborhoods aims to offer
residents increased flexibility in accessing
the city-wide thoroughfare network. Often,
subdivisions are designed with limited
access points, minimizing travel options
for residents commuting to work, school,
or running errands. This concentration of
traffic at single entry points, particularly
during peak congestion periods, exacerbates
traffic congestion, perpetuates a perception
of transportation issues within the city,
and heightens frustration with the overall
transportation network. Introducing multiple
access points can alleviate congestion
and enhance satisfaction with the city's
thoroughfare system.
Roadways near neighborhoods should not
only prioritize vehicular mobility but also
connectivity to pedestrian amenities like
sidewalks and tra i Is. Chapter 4: Tra nsportation
outlined recommendations on how the
community can promote better active
transportation through Cibolo. Designing
streetsto be pedestrian-friendlygive residents
options on how to move about their city. As
a result, active transportation can improve
safety near neighborhoods and reduce traffic
congestion. Including active transportation
on streets near neighborhoods increases
the visibility of pedestrians and cyclists on
streets, alerting motorists to their presence
and encouraging cautious driving behaviors,
thereby reducing the risk of accidents.
Creating designated pedestrian crossings,
bike lanes, and sidewalks, active transportation
infrastructure provides clear pathways for
non -motorized travel, minimizing conflicts
between different modes of transportation
and improving overall traffic flow. Additionally,
traffic calming measures, such as speed
bumps, raised crosswalks, and narrowed
streets, help to make roads safer for all users.
Overall, prioritizing active transportation
infrastructure and encouraging non -
motorized modes of travel play a vital role in
creating safer and more livable neighborhoods
for residents of all ages. See page 96 on the
benefits active transportation can have on
residential areas.
THE ECONOMIC BENEFIT OF ACTIVE TRANSPORTATION FOR
NEIGHBORHOODS
Active transportation in residential areas offer numerous benefits.
• Improved Health and Well-being. Walking or biking for transportation promotes physical
activity, leading to better cardiovascular health, reduced risk of chronic diseases like
obesity and diabetes, and improved mental well-being.
• Reduced Traffic Congestion. By encouraging walking and biking, active transportation
can alleviate traffic congestion on roads, especially during peak hours, leading to
smoother traffic flow and reduced commute times for all road users.
• Environmental Sustainability. Choosing active transportation over motor vehicles
reduces greenhouse gas emissions, air pollution, and reliance on fossil fuels, contributing
to a cleaner and more sustainable environment.
• Enhanced Safety. Active transportation infrastructure, such as sidewalks, bike lanes,
and crosswalks, improves pedestrian and cyclist safety by providing designated spaces
and reducing conflicts with motor vehicles, thereby decreasing the risk of accidents and
injuries.
• Improved Accessibility. Active transportation enhances access to essential services,
amenities, and recreational facilities within residential areas, making them more livable
and inclusive for residents of all ages and abilities.
• Cost Savings. Walking and biking are cost-effective modes of transportation that require
minimal expenses compared to owning and operating a vehicle, leading to savings on
fuel, maintenance, and parking fees for individuals and households.
Case Study., The University of Cincinnati conducted research examining the impact of
proximity to nature trails, specifically the Little Miami Scenic Trail, on residential property
values in Hamilton County, Ohio. Researchers found that homes located closer to the trail
entrance experienced a significant increase in property values, with housing prices rising by
nine dollars for every foot closer to the trail. This equated to an average premium of $9,000
for homes located 7,000 feet closer to the trail. The study, supported by an interdisciplinary
grant, utilized a database of housing characteristics for over 7,700 residential properties
within 70,000 feet of the trail to isolate the effects of trail proximity on property values. The
findings suggest that investment in infrastructure and public amenities like nature trails
can yield positive returns for communities, highlighting the importance of such amenities in
urban planning and development.
https.l www. uc.edulnewslarticle44egacylenews,/2077/70/new-research-finds-that-h omeowners-an d-city-planners-should-hit-
the-trail-when-considering-property-wlues.html
G 1 Chapter
Flooding and Hazard Mitigation for Existing Neighborhoods
Addressing flooding and hazard mitigation
in neighborhoods is a critical priority for
Cibolo. A multifaceted approach is essential,
encompassing various actions tailored to
the unique challenges and characteristics of
neighborhoods in the community. One key
strategy involves implementing floodplain
management measures, including stringent
land -use regulations to limit development
in flood -prone areas and preserving natural
floodplains as buffer zones. By safeguarding
these vulnerable areas, cities can mitigate
the risk of flood damage to properties and
infrastructure while preserving the ecological
integrity of the surrounding environment.
Investing in stormwater management
infrastructure is another vital component
of effective flood mitigation efforts. Cities
can enhance resilience by developing
a comprehensive network of retention
ponds, green infrastructure, and drainage
systems designed to manage the impacts
of heavy rainfall events. These infrastructure
improvements not only help reduce the risk of
flooding but also contribute to improved water
quality, increased groundwater recharge, and
enhanced urban biodiversity.
In addition to infrastructure investments, cities
can establish flood early warning systems
and emergency response plans to enhance
preparedness for flood events.
A flood early warning system is a system that
helps to detect and predict the occurrence of
floods in advance by using monitoring sensors
to measure environmental data such as
rainfall, water levels in rivers, and soil moisture.
Once a potential flood event is detected,
the system issues early warnings to the
relevant authorities. By leveraging real-time
data, authorities can provide timely alerts to
residents, facilitate evacuations in vulnerable
areas, and coordinate emergency services
effectively. Promoting community education
and outreach initiatives is essential for raising
awareness about flood risks. Collaboration and
partnerships are also critical, as cities work
with neighboring jurisdictions, government
agencies, non-profit organizations, and
community stakeholders to coordinate flood
mitigation efforts.
Today, Cibolo has already coordinated with
the San Antonio River Authority (SARA) on
flood risk assessments on a regional level.
Implementing flood risk assessments enables
cities to identify high-risk areas, assess
potential hazards, and prioritize mitigation
actions based on the severity of risk, ensuring
resources are allocated efficiently to address
the most pressing needs. Continued
partnership with similar agencies should be
prioritized.
Housing Character
Strengthening existing housing and neighborhoods begins with a thorough understanding of
the desired character and intent of the community - for instance, one component of the Cibolo
Tomorrow Comprehensive Plan's vision is preserving the small-town feel. The look and feel of
existing housing in Cibolo add to the overall charm of the community. The small-town aspect is
prominent in areas within the city limits and ETJ of Cibolo that contain large lots for rural residential,
and some of the City's oldest housing stock in Old Town. The Rural Residential/Agricultural and Old
Town PlaceTypes are outlined in Chapter 3: Land Use and Character and are unique aspects of the
housing landscape in Cibolo.
The Rural Residential/Agricultural PlaceType is designed to provide residents with a diverse range of
lifestyle options. The rural residential areas support traditional ranching and compatible residential
uses. These areas and neighborhoods accommodate the demand for larger lot residential
communities, including rural 'ranchettes; thereby offering diverse residential and lifestyle choices.
By refraining from extending urban -scale infrastructure into the area, the rural residential areas
prevent excessive strain on fiscal resources. Preserving these areas helps add to the overall character
of the community and also serve as a buffer from higher density residential areas and the floodplain.
The character of housing in Old Town Cibolo is unique. The housing is situated in an urban area
that contains a mix of uses, primarily along Main Street, in context with storefront restaurants and
shops. The adjacency to those uses, are a part ofthe character and charm of this primarily residential
district and create opportunities and challenges that are multifaceted and complex. The housing
stock in the Old Town is some of the oldest in the City and traces back to Cibolo's roots as a railroad
town. These older buildings tend to be smaller scaled and have inviting front porches and facades
in the style of traditional Old Town housing. As housing ages in this district, reinvestment becomes
necessary and will be needed for the continued vibrancy and success of the area.
Throughout the planning process it was apparent that the community is very passionate about the
future of Old Town housing and what role it plays in the area. One of the major efforts on the horizon
is an update to the Cibolo Downtown Revitalization Plan to dive into the various complexities of the
district and establish a actionable plan going forward.
SHORT TERM RENTALS IN EXISTING NEIGHBORHOODS
To regulate Airbnb rentals in the community, Cibolo can implement actions aimed at ensuring
compliance with local regulations and addressing potential concerns. One approach is
to establish clear zoning ordinances and licensing requirements specifically tailored to
short-term rental properties, including Airbnb listings. This can help ensure that rentals
are located in appropriate areas and meet safety and health standards. Additionally, the
city can enforce occupancy limits, noise regulations, and other rules to mitigate potential
disturbances to neighboring residents. Implementing a registration or permitting system
for Airbnb hosts can also provide the city with better oversight and enable them to monitor
and address issues more effectively. Furthermore, the city can collaborate with Airbnb to
collect occupancy taxes and fees, ensuring that short-term rentals contribute to the local
economy and infrastructure. Overall, proactive regulation of Airbnb rentals can help strike a
balance between accommodating visitors and preserving the quality of life for residents in
the community.
. I•�ItC®1®.a� �':��i� �i �t"a`�®�a�ii®5sieil�;
FUTURE HOUSING AND NEIGHBORHOODS
With the increase in population and
developments, ensuring high-quality housing
is important. High-quality housing not only
enhances residents' overall well-being but
also contributes to the attractiveness and
competitiveness of the city. High-quality
housing catalyzes econom icg rowth, attracting
new residents, businesses, and investments
to the area. It creates a positive cycle of
development, where improved housing stock
leads to increased property values, higher tax
revenues, and greater municipal resources for
essential services and infrastructure.
High-quality housing is essential for
addressing the diverse needs of a growing
population. By providing a range of housing
options, including attainable and accessible
housing, cities can accommodate the needs of
individuals and families at different life stages
and income levels. While single-family homes
are integral to Cibolo's housing landscape, it
is necessary to incorporate 'missing middle'
housing options, such as duplexes, cottages,
workforce housing, housing tailored for
seniors, and residences within mixed-use
developments, all strategically situated
throughout the city.
Action item HN -4 entails securing financial
resources to support workforce housing for
essential workers earning lower than the
median income by researching funding
sources such as government grants, tax
credits, and private partnerships and
developing comprehensive project proposals.
Action item HN -6 requires establishing a
rental registration program that will require
landlords to register their properties to ensure
compliancewithsafetyand building codes.This
involves defining registration requirements
and enforcing compliance standards. The
implementation includes landlord outreach,
managing penalties for non-compliance,
supporting landlords, and educating tenants.
These actions aim to enhance affordable
workforce housing availability and ensure
rental property safety and quality.
AFFORDABLE VS. ATTAINABLE HOUSING
Affordable housing typically refers to housing that is priced below the median market rate
and is within the financial means of low- to moderate -income households. Affordable housing
initiatives often involve government subsidies, tax incentives, or other forms of financial
assistance to make housing more affordable for those who might otherwise be priced out of
the market.
On the other hand, attainable housing refers to housing that is within the financial reach of
a broader range of income levels, including middle-income households. Attainable housing
initiatives focus on creating housing options that are priced at levels that are attainable for
working families, professionals, and other individuals who may not qualify for traditional
affordable housing programs but still face challenges in finding housing that meets their
budget constraints.
In essence, while affordable housing targets low- to moderate -income households specifically,
attainable housing aims to address the housing needs of a broader spectrum of income
levels, including middle-income earners. For most of the Cibolo Tomorrow Comprehensive
Plan, attainable housing is the primary focus to address a more diverse set of needs for the
community.
Population growth often necessitates new
developments within a community to
accommodate the increasing demand for
housing, infrastructure, and services. Many of
these developments occur on the north side
of Cibolo and into the ETJ. New developments
can encompass a variety of projects, including
residential subdivisions, commercial centers,
industrial parks, and public amenities such
as parks, schools, and healthcare facilities.
These developments not only provide
additional housing options for residents but
also stimulate economic activity. However,
it is essential for new developments to be
carefully planned and executed to ensure they
are resilient and compatible with the existing
character of the community.
Traffic Impact Analysis (TIAs) and Preliminary
Impact Assessments (PIAS) can be crucial
processes for new housing developments,
ensuring that the impacts of these projects
are thoroughly evaluated and addressed.
TIAs focus on assessing the potential traffic
impacts of new housing developments on
the surrounding road network, including
increased vehicle trips, changes in traffic
patterns, and safety concerns. By identifying
these impacts early in the planning stages,
TIAs enable developers and local authorities to
implement appropriate mitigation measures,
such as road improvements or alternative
transportation options, to minimize
congestion and enhance traffic flow. On
the other hand, PTAs assess the broader
impacts of new housing developments on the
surrounding community, including land use
compatibility, environmental considerations,
and infrastructure needs. By conducting PTAs,
the City can identify potential challenges
or opportunities associated with the
development and ensure that it aligns with
the community's goals and values. While the
City already utilizes TIAs, it is recommended
that the City also utilize PTAs as a tool to help
broaden the scope of its evaluation process.
Together, TIAs and PIAS play a crucial role in
guiding the planning and implementation of
new housing developments and promoting
sustainable growth.
RENTAL COMMUNITIES
Rental communities are residential
developments consisting of multiple
housing units that are leased to tenants
rather than owned by individual
homeowners. These communities can
vary widely in size and style, ranging from
small apartment complexes to large-scale
rental neighborhoods with townhomes,
duplexes, or single-family homes. In
rental communities, tenants typically pay
a monthly rent to the property owner or
management company in exchange for
the right to occupy the housing unit. Rental
communities offer a range of amenities
and services. These amenities include
shared recreational facilities, maintenance
services, and security features, providing
residents with a convenient and
comfortable living experience. Rental
communities are particularly popular
among individuals or families seeking
flexibility in their housing arrangements
or those who may not be ready or able to
commit to homeownership. Additionally,
rental communities can accommodate
other populations, such as students,
young professionals, and individuals
relocating for employment opportunities.
Rental communities contribute to the
overall housing supply, helping to alleviate
housing shortages and mitigate the
impact of rising housing costs. As such,
they play a vital role in promoting housing
attainability and ensuring that residents
have access to safe, stable, and quality
housing options within the community.
The increased demand for housing presents a significant challenge for the City to meet the diverse
housing needs of residents. Diversifying the housing stock is a priority to accommodate varying
household sizes, incomes, and lifestyle preferences. One critical aspect of this diversification is the
incorporation of"missing middle" housing, which refers to a range of housing types that bridge the
gap between single-family homes and large apartment buildings. Missing middle housing includes
duplexes, triplexes, townhouses, and small-scale apartment buildings, providing more housing
options within neighborhoods and contributing to a more inclusive and resilient housing market.
Strategically locating missing middle housing developments can help fill the gap in housing
needs by providing attainable, yet high-quality housing options near amenities, services, and
transportation hubs. This form of smart development can help revitalize underutilized areas and
contribute to the overall vibrancy and sustainability of the community.
Missing middle housing can enhance neighborhood character and foster social cohesion. These
housing types often blend seamlessly with existing single-family homes, preserving the scale
and aesthetic appeal of neighborhoods. The provision of missing middle housing promotes
socioeconomic diversity within communities, fostering inclusive neighborhoods where residents
from different backgrounds can live and interact. Embracing missing middle housing as part of a
diversified housing strategy is essential for meeting the evolving needs of growing communities.
Figure 5.6 displays what kind of missing middle housing could be appropriate from the PlaceTypes
outlined in Chapter 3: Land Use and Character.
Figure 5.6 / Future Land Use and Missing Middle Housing Matrix
Estate Community
Residential I Residential
Duplex
•
Courtyard
•
•
Housing
Bungalow
Courts
•
Live -Work
•
•
•
Fourplex
•
•
Accessory
Dwelling Units
•
•
•
•
(ADUs)
Townhomes
.
MISSING MIDDLE HOUSING
Different types and scale of Missing Middle
Housing:
• Duplex. A structure containing two side-by-side
dwelling units, both located on the same lot.
Courtyard Housing. A medium to large-sized
(1 -to 3 -story) detached structure consisting of
multiple side-by-side and/or stacked dwelling
units oriented around a courtyard or series of
courtyards.
Bungalow Courts. A group of small (1 -to 2 -story)
detached structures arranged around a shared
court visible from the street.
Live-Work.Asmall-to medium-sized (1-to3-story)
attached or detached structure consisting of one
or more dwelling units located above or behind
a ground floor space that can accommodate a
range of non-residential uses.
• Fourplex. A detached (2- to 2.5 -story) structure
with four -dwelling units, two on the ground floor
and two above, with shared or individual entries
from the street.
Accessory Dwelling Units (ADUs). A secondary
residential dwelling unit located on the same lot
as a primary single-family dwelling unit, either
within the same building as the single-family
dwelling unit or in a detached building.
• Townhomes. A small- to medium-sized attached
structure (2- to 3 -story) that consists of several
multi -story dwelling units placed side-by-side,
clach located on an individual lot.
h ttps://missingmiddlehousing.com/
��.
Flooding and Hazard Mitigation for Future Neighborhoods
New housing developments can take
proactive measures to mitigate flooding and
minimize the risk of water -related damage.
These actions include implementing effective
stormwater management practices, such as
detention ponds, permeable pavements, and
rain gardens, which help capture and retain
excess rainwater on-site. This reduces runoff
and alleviating pressure on drainage systems.
Proper site grading and elevation techniques
ensure that building foundations are situated
above the base flood elevation (BFE),
strategically positioning structures on higher
ground to protect properties from potential
flood damage and ensure resident safety.
Preserving natural floodplains and wetlands
within and around the development area
serves as a crucial strategy to mitigate
flooding. By safeguarding these ecological
features, developers can create natural
buffers against flooding, as floodplains and
wetlands absorb excess water, mitigate flood
risk, and contribute to the overall health of the
watershed. Integrating green infrastructure
elements, such as swales, bioswales, and
vegetated buffers, into the design of the
development further enhances stormwater
management and water infiltration.
Cluster developments, characterized by
grouping housing units together while
preserving open space, offer an additional
opportunity to mitigate flooding. By
concentrating development in specific
areas and preserving natural vegetation and
permeable surfaces, cluster developments
minimize impervious surfaces and reduce
stormwater runoff. This approach promotes
more efficient land use, maximizes green
space, and minimizes the impact of
development. Through the integration of
these strategies, new housing developments
can enhance community resilience, reduce
flood vulnerability, and create sustainable
neighborhoods that prioritize both human
and environmental well-being.
Housing Character
Another concern heard amongst residents during the engagement process was the fear of growing
too rapidly and losing the feel ofCibolo. Design standards serve as a crucial mechanism for preserving
a community's character by establishing consistent guidelines for the physical and visual elements
of development. Chapter 3: Land Use and Character outlined some design guidelines for ensuring
the preservation of Cibolo's look and feel. Below are some specific guidelines to neighborhoods the
city can take to ensure the preservation of Cibolo's character:
Street and Sidewalk Design. Specify standards for road widths, sidewalks, street furniture,
lighting, and landscaping, aiming for pedestrian -friendly spaces.
Open Space and Green Areas. Outline requirements for parks, green spaces, and recreational
areas, promoting a balance between built-up and natural environments for community well-
being.
Signage and Wayfinding. Regulate the design, size, and placement of signs to ensure clarity
and consistency, contributing to a visually cohesive and navigable community.
Parking Standards. Establish guidelines for the design and location of parking facilities,
balancing the need for parking with the desire for aesthetically pleasing and functional
spaces.
Historic Preservation. Provide regulations for the preservation and restoration of historic
structures, maintaining the cultural and architectural heritage of the community.
Density and Building Setbacks. Specify the permissible density of development and the
required distance between buildings and property lines to control the urban form and
preserve neighborhood character.
Accessibility Standards. Ensure that community spaces and facilities comply with
accessibility standards, accommodating people with disabilities and promoting inclusivity.
While the above standards can be applied to the overall design of neighborhoods, there are legal
limitations as it pertains to architectural standards for the city. House Bill 2439 is a state bill that
passed on September 9, 2019, which limited what cities in Texas could control when it comes to
architectural standards. HB 2439 prevents local governments from regulating the materials used
for new construction, maintenance, and renovations. Instead of localized rules regarding building
products and methods, the new law sets nationally accepted codes as the only standards for
cities to regulate material for construction within their boundaries. With those limitations in mind,
design standards can ultimately be established within the UDC, incorporating the aforementioned
guidelines listed above.
The following actions are recommendations to achieve the vision for the Cibolo Tomorrow
Comprehensive Plan as they relate to housing and neighborhoods.
HOUSING AND NEIGHBORHOOD ACTIONS
Review and amend the subdivision regulations to encourage the I
HN -5 development that preserves the floodplain and open space. GP -4
Establish a rental registration program to ensure code compliance
HN -6 and safety. GP -2
Strengthen zoning regulations and building codes that prioritize
HN -7 flood -resistant construction and design features for housing and GP -4
neighborhoods.
Create and implement a comprehensive floodplain management
HN -8 plan that prioritizes and preserves open space to guide development GP -4
in flood -prone areas.
Create a short-term rental policy to ensure compatible land uses with
HN -9 established residential neighborhoods. GP -2
Re-evaluate regulations regarding the use of Accessory Dwelling
HN 10 Units (ADUs). GP -2
Create a Neighborhood Vision Booklet to define quality standards for
HN -11 Cibolo's neighborhoods. GP -2
Review and amend the Cibolo Unified Development Code (UDC)
HN -1
to provide public access to parks and other public open spaces in
GP -4
neighborhoods.
Review and amend the Cibolo Unified Development Code (UDC) to
HN-2
encourage access between neighborhoods and neighborhood-serv-
GP -2
ing commercial areas.
HN -3
Review and amend the Cibolo Unified Development Code (UDC) to
GP -2
allow for and encourage a greater variety of housing types.
HN -4
Identify and pursue funds to help finance work force housing efforts.
GP -2
Review and amend the subdivision regulations to encourage the I
HN -5 development that preserves the floodplain and open space. GP -4
Establish a rental registration program to ensure code compliance
HN -6 and safety. GP -2
Strengthen zoning regulations and building codes that prioritize
HN -7 flood -resistant construction and design features for housing and GP -4
neighborhoods.
Create and implement a comprehensive floodplain management
HN -8 plan that prioritizes and preserves open space to guide development GP -4
in flood -prone areas.
Create a short-term rental policy to ensure compatible land uses with
HN -9 established residential neighborhoods. GP -2
Re-evaluate regulations regarding the use of Accessory Dwelling
HN 10 Units (ADUs). GP -2
Create a Neighborhood Vision Booklet to define quality standards for
HN -11 Cibolo's neighborhoods. GP -2
F
Cibolo Tomorrow Comprehensive Plan
CHAPTER 6: COMMUNITY FACILITIES AND
PUBLIC SERVICES
INTRODUCTION
The impact that community facilities and public services have on a community is substantial and
can greatly influence the experience of its residents. The availability and access to serve the needs
of the residents is an important factor that the City should consistently track and be aware of.
These services and facilities are diverse in type, but include essential services (e.g. public safety)
and the physical infrastructure that people utilize (e.g. drainage and streets). As Cibolo grows and
demographic shifts occur, there is an expected dynamic of shifting priorities that create the need
to be responsive, effective, and adaptive over time.
This chapter provides an overview ofthe current provision of community facilities and public services
and describes what present and future anticipated needs are expected by 2050. It also provides a
framework to plan and prioritize as the City seeks to deliver the highest and best level of service
that it can provide to its residents.
20 -YEAR POLICY FRAMEWORK
The 2016 Comprehensive Plan provided a 20 -year policy framework for "growing and
maintaining quality community facilities and pubic services". Nearly 8 years later, this
framework is still applicable and a valid representation of the vision for this plan element:
• Efficient and responsive governmental offices. As Cibolo continues to grow, City offices
and staffing will also need to grow and improve to provide efficient and responsive services
to the citizens, businesses, and visitors of Cibolo.
Effective and sustainable public infrastructure. As the City grows overtime, the extent of
public infrastructure will also grow. Much of this will be built and financed in partnership
with the private sector as part of new development. However, once operational, it becomes
the City's responsibilityto maintain and upgrade it in perpetuity. Moving forward, the Citywill
need to ensure that new infrastructure is durable, expandable, and efficiently maintainable
over time.
• Exceptional police and fire protection. Above all else, continued provision of exceptional
police and fire services is paramount to protect the public health, safety, and welfare of the
community.
Responsive other public services. In addition to providing exceptional police and fire
protection, residents and business owners will increasingly demand expanded or improved
public services (e.g., animal control) as the City continues to grow.
hi[
The City of Cibolo manages a number of community facilities and provides a range of public services.
Public services discussed in this chapter include:
Municipal building and government
services;
Fire and police protection services;
Animal control;
• Utility services;
• Water and wastewater services;
• Drainage and flood protection; and
• Development and permitting services.
In order to establish a clear picture of what improvements and expansions would be beneficial and
necessary to Cibolo's provision of community facilities and public services, an existing inventory is
needed to help determine the base level of service for the City (see Figure 6.1, Existing Community
Facilities, on the next page). Generally, the existing inventory depicts City facilities located around
the core of the Old Town and extending from there, to the developed areas North of FM -78. Most
of the City facilities and roadways are also concentrated on the north side of the city with aging
infrastructure located around the core and along the older highways. Some of these roadways
indicate the need for Cibolo to balance its efforts to keep pace with growth while providing for the
maintenance of roadways, sewer, and water infrastructure facilities. In addition to reflecting city -
owned facilities, this analysis also depicts schools that are subject to the control of the Board of
Trustees of the Schertz-Cibolo-Universal City Independent School District (SCUCISD).
After establishing a base level of service, an evaluation of community needs and desires can help
City leaders understand whether current needs are being met and how future demand may change
as the community grows.
Watts EI
` Jordan
i
0 05 1 �Mtles
Figure 6.1 Existing Facilities
❑City Limits
-- ! ETJ
1 / Roads
\ FEMA Floodplain
}— IH -10 Corridor Boundary
Schools
1-1
Future Public/Institutional
1 Existing Parks
r Future Open Space
Creeks
Railroads
wl t Civic Building
lL ' 0 Fire Station
Propsoed Fire Station
Police Station
1 bYMCA
1 i 111rrr
, - r
1
r
1
1
1
1 ,
EXISTING CONDITIONS
Constructed in 2005, the 10,000 square foot
City of Cibolo Municipal Building located at
200 South Main Street remains the primary
government building in Cibolo. Many city
services are housed out of this building
including the City Manager's Office, Finance
and Purchasing, etc.
In 2005, when the building was constructed,
the City's population was approximately
7,623 persons which is almost S times less
than today's estimated population of 34,857
persons. Over the past 10 years, the population
has increased by 70 percent. This increase, as
projected in the 2016 Comprehensive Plan,
has created the need for additional services,
facilities, and space.
Recently, the city completed the renovation
of the Municipal Building, where space was
repurposed to address growing demand.
Additional programing created by the
renovation includes two new offices, a new
conference room, expanded break room,
updated foyer, and council chambers.
Document and supplystorage has been moved
off-site to provide more usable space within
the building for employees. In addition, office
printing equipment has been strategically
located within the building to provide easy
access to all employees. The recent renovation
has provided space for 21 current employees
and room to accommodate seven more.
City Manager and City Secretary
The offices of the City Manager and City
Secretary ensure the delivery of public services
through the community. These offices include
eight staff persons.
EXISTING FACILITIES
Finance and Purchasing
The Finance and Purchasing Department
maintains the City's accounting and financial
system and is also responsible for oversight of
utility billing.The department consists of eight
staff persons who are located in two offices.
Utilities Administration (Billing)
Utilities Administration is responsible for the
billing and collection of the utility accounts.
This office includes four staff persons. With the
renovation of City Hall, this office was relocated
to a larger space with a dedicated office for
the supervisor (Utility Billing Administrator).
Municipal Court
Cibolo's Municipal Court rules on citations
issued by the Police Department. It also
maintains accurate records of cases processed
by the court, sets court hearings and notifies
individuals to appear, issues warrants, and
summons citizens for jury duty. The Cibolo
Municipal Court is the first level of the
judiciary. The Municipal Court has jurisdiction
over State law and City ordinances, class "C"
misdemeanor violations, punishable by fine
only, that occur within the territorial limits of
the City of Cibolo. Currently, the Municipal
Court is supported by two full-time staff
persons. Court hearings occur twice a month
and meet in the Council Chambers.
Information Services
The Information Services Department works
specifically with technology needs of the
City and includes information technology
and the GIS department. It consists of two
employees that include the GIS Coordinator
and the Information Services Director and is
based out of the Municipal Building at 200 S
Main Street. Like manyforward thinking cities,
the IT department has identified a number
of technology needs for the City, including:
a City Data Center (to provide access to City
data); network fiber connectivity to all City
facilities; a Disaster Recovery Plan and site (in
the event of a disaster to ensure continuity
of City business); improved access control to
City facilities; and the installation of security
cameras on certain City facilities.
The Cibolo City Hall Annex
The Cibolo City Hall Annex was originally an
elementary school built in 1915. The building
was remodeled in 2022 to accommodate
the growing staff at City Hall. The building
is currently occupied by 24 full time
employees. The first floor is occupied by
the Building Department. The second floor
is occupied by the Planning Department,
People and Performance Department,
Code Enforcement, Communications, and
Economic Development.
People and Performance Department
The People and Performance Department
is a five -person department, tasked with
supporting the City of Cibolo through
recruitment and retention of a highly qualified,
diverse workforce. The department also
requires secure storage and printing/faxing
equipment as it deals with private and personal
information about City employees.
Development Services
Development Services includes three
departments: Building, Planning, and
Engineering. Each department assists the
community, including citizens and property
owners of Cibolo, to plan for the use and
development of land and buildings. The
Planning Department not only performs long-
range planning functions, but also zoning,
subdivision, and plan review. The department
employs seven staff persons and is located in
the City Hall Annex Building. This includes
the Planning and Economic Development
Director, Assistant Director of Planning, Senior
Planner, Permit Technician, and more. The
City currently outsources engineering services
for plan reviews and inspections of public
infrastructure.
Code Enforcement
Code Enforcement ensures the inspection
and enforcement of environmental hazards
to protect public health safety and welfare.
The main function of the Code Enforcement
Division is to ensure that all city and State laws
are upheld, to protect the health, safety, and
welfare of all citizens within the city of Cibolo.
There are two staff persons in this division.
Economic Development
The Economic Development Department
consists of three staff persons and occupies
space in the City Hall Annex Building located
at 201 W Loop 539.
Communications/Public Relations
The Communications/Public Relations office
is located out of the City Hall Annex and
ensures direct and robust communication
to the community through various means
and methods including virtual and online
platforms. This office consists of one staff
person, the communications manager.
Public Works
The Public Works Department oversees the planning, design, construction, maintenance and repair
of streets, sidewalks, parks, drainage ways, stormwater collection systems, and water/wastewater
systems. The Public Works Building is located at 108 Cibolo Drive in a newly renovated 12,800 sq
foot building, of which 4,000 square feet was added in 2023. The department consists of a total of
57 staff persons, over five operating divisions, including a department director, superintendents,
maintenance foremen, crew leaders, crew members, technicians, and workers.
Public Works receives its funding through a variety of sources including the general fund, service
and utility fees, and impact fees. Impact fees require a periodic study to establish the appropriate
fee to be assessed. The latest impact fee study was conducted in 2021, by which Service Area 3 was
added to the Transportation Impact Fees. Figure 6.2, Cibolo Impact Fees, shows a comparison of
fees from 2013 and the impact fee rates that have been in effect since 2021.
Figure 6.2 / 2073 VS 2021 CIBOLO IMPACT FEES
WATER IMPACT FEE
$3,595
PER LIVING UNIT
$1,839
PER SERVICE UNIT
WASTEWATER (SEWER) IMPACT FEE
$1,770
PER LIVING UNIT
$873
PER SERVICE UNIT
DRAINAGE IMPACT FEE
$1,015
PER LIVING UNIT
$0.70/sf*
Dietz Creek-Cibolo
Creek Area
$0.00/sf*
Lower Cibolo Creek
Area
$0.00/sf*
Lower Santa Clara
Creek Area
$0.91/sf*
Town Creek Area
$0.76/sf*
Upper Santa Clara
Creek Area
TRANSPORTATION IMPACT FEE (AREA 1)
$1,090
PER LIVING UNIT
$2,100
PER SERVICE UNIT
TRANSPORTATION IMPACT FEE (AREA 2)
51,940
PER LIVING UNIT
$2,175
PER SERVICE UNIT
TRANSPORTATION IMPACT FEE (AREA 3)
-
-
$1,392
PER SERVICE UNIT
Per square foot of impervious coverage*
Animal Services
Located at 108 Cibolo Drive, the City of Cibolo Animal Services Department provides a needed
service that aims to protect the public health and welfare of the community. This is accomplished
by providing safe and humane shelter for stray and abused animals, but also by educating the
community about animal care to proactively reduce the number of animals who are unwanted or
neglected.
Constructed in 2009, the Cibolo Animal Services facility is located adjacent to the Public Works
building and has a main modular building that houses five Animal Service Officers (ASO)s and
volunteers. In addition there is one restroom. The current space does not allow for separate kennels
and cats are housed in the same room as small dogs, with laundry medical and intake evaluations
in the same space. In addition to the main building there is another 250 square foot trailer and a
120 sq foot mobile adoption trailer. There are twelve indoor dog kennels, four outside temporary
kennels, and a cat room that can accommodate fifteen cats. The Animal Services fleet is comprised
of three trucks.
---------
--- -..... .
_.
771
F-4 r
In 2023, design work for anew facility was conducted and is being brought forward for consideration
in the 2024 bond program. This new facility would accommodate approximately 10,500 square feet
of space and will allow for future expansion if ever needed. The new facility would have several key
features:
Entry plaza and lobby space
Large break room and training room
Workspace and offices to accommodate full staff and volunteers
Separate cat rooms and dog kennels for adoptions, stray, laundry, and quarantine
Indoor cat playroom
Separate facility workroom for food prep, laundry, and grooming
In-house food storage area
Drive-thru sallyport
Medical room
Additionally, during their Fiscal Year 2024 budgeting process, City Council approved $SOO,000 to
make minor accommodations to improve the current facility, including the addition of portable
kennels and office space to accommodate staff and current intake numbers. The structures were
ordered in Spring of 2024. Below is a reference image of an animal shelter in Pearland, Texas.
POLICE DEPARTMENT
The Cibolo Police Department (CPD) ensures a safe environment for residents, businesses, and
visitors and contributes to a positive quality of life in Cibolo. Cibolo enjoys a lower crime rate than
many other cities in Texas of similar size and population.
Cibolo continues to be recognized as one of the safest cites in the state and has received
multiple recognitions of note:
50 Safest Places to Live in Texas by Elite Personal Finance. FBI crime statistics in the
United States in 2016 for cities over 70,000 in population were used for the ranking criteria.
Cibolo ranked #25
Nerd Wallet ranked Cibolo #9 out of 239 Texas cities with a 70,000+ population on its list of
"Best Places for Young Families in Texas."
The National Council for Home Safety and Security released its list of safest cities in Texas
for 2078. Cibolo ranked the highest for the local area at #77
HomeSnacks analyzed over23 places around San Antonio to identify the most in -demand
places to live. Cibolo ranked #8 on their, "10 Best Suburbs Around Son Antonio for 2078"
Niche ranks Cibolo #8 on its "2079 Suburbs with the Best Public Schools in the Son Antonio
Area"
Backgroundchecks.org named Cibolo as #39 on its "Safest Cities in Texas, 2079" report
Alarms.org "Safest Cities in Texas - 2020" - Cibolo ranked #28
The Cibolo Police Department (CPD) provides
full law enforcement and first responder
service within the incorporated area of the
City. Additionally, CPD providesfirst responder
service to areas in Cibolo's ETJ as well as
communities and areas in the county and
other jurisdictions when requested to assist
by the respective responding agency. Cibolo
has inter -local agreements with SCUCISD, the
City of Schertz, Guadalupe Family Violence
Shelter, and Guadalupe Children's Advocate
Center, among others. They also have
interjurisdictional mutual aid agreements
with the cities of New Braunfels, Schertz,
Selma, Live Oak, and the Alamo Area Council
of Governments (AACOG).
There are currently 48 employees in the Cibolo
Police Department, many of which are law
enforcement officers. Specialized functions
of the CPD include Animal Services, Criminal
Investigations, and Patrol Division, School
Resource Officer Unit, Traffic and Warrant
Unit and the CPD Drone Program. In addition,
the professional standards and records
divisions also play a role in the department.
The administration division is comprised of
executive leadership that includes the Chief
of Police, Leiutenants, Executive Assistant and
Administrative Sergeant.
The Cibolo Police Department operates two
facilities: the main police department building
at162 E Loop 539 and an animal services facility
at 108 Cibolo Drive. The main police station
serves as the Emergency Operations Center
(EOC). It was built in 2010, when Cibolo had a
population of approximately 20,456. Because
of the continuing trend in population growth
and the desire to improve coverage and
response times, a new Public Safety Facility is
being planned south of FM -78 near Interstate
10 to address the growing needs of the Police
Department as described later in this chapter.
Over the past year, the Police Department
responded to over 25,000 calls for service
as summarized in the annual activity report
above. This is up from just under 20,000 in
2015. These reports are vital to understanding
tracking and responding to trends as
they emerge and help position the Police
Department to be as responsive and proactive
as possible.
The Cibolo Police Department is very active
in engaging the community, a practice and
policy that likely contributes to the satisfaction
of these services among residents. The
police department participates in numerous
programs and services including National
Night Out, Citizens Police Academy, Junior
Police Academy, Movies in the Park, Child
Seat Check, Coffee with a Cop, Bicycle Rodeos,
Career Days, and various speaking events
throughout the year.
THE CPD DRONE PROGRAM
The Cibolo Police Department prides itself in leading the field in innovation and technology.
One area that is new to law enforcement is the use of small unmanned aircraft systems
(sUAS). Currently, CPD has a Fleet of eight drones with uses including aerial video/photo
reconnaissance, thermal imaging for nighttime operations, large building indoor operations,
public service announcements, and search and rescue in inclement weather. The CPD drone
team also assists other law enforcement agencies as well as the City's Public Works and Fire
Departments. Clearances for flight operation at various above ground level (ACL)s for sUAS
have been provided by ]BSA -Randolph. There are currently eight officers who have an FAA
Certified Drone Pilot (Part 107) license.
Fire Protection Services
The Cibolo Fire Department has seen
steady growth over the years since the last
Comprehensive Plan. It operates out of
three fire stations and employs 39 members
comprised of 37 full-time Firefighters, 1
Fire Marshal, and 1 Executive Assistant. The
department is a 24 hour on -duty emergency
service provided to the residents of Cibolo
and the citizens of the Guadalupe County/
ETJ Area. Beyond fire emergency response,
the Fire Department is equipped and capable
of providing first responder rescue response,
wildland firefighting, hazardous material
response and cleanup, and technical rescues
such as swift -water, high and low angle rope,
heavy extrication, confined space, and trench
rescues. Like police services, fire protection
services is considered a strong community
asset, community respondents saying they
were satisfied or very satisfied with fire and
emergency medical services.
Fire Station #1 & Fire Administration. Fire
station #1 is located at 204 West Loop 539,
and is the original Cibolo fire station built in
1956. This station was renovated in 2015 to
increase programming and accommodate
future growth from 5,800 square feet to 11,000
square feet.
Fire Station #2. Fire Station #2 is located at
3864 Cibolo Valley Road, and was constructed
in 2009 with a voter approved bond. The
station is approximately 10,700 square feet.
Fire Station #3. Fire Station #3 held its grand
opening in January 2022 and is located at 1846
Weidner Road. This 7,800 square foot station
is a four -bay facility with living quarters for
a six -person crew and EMS providers. The
station expanded from its original three bay
facility to integrate an ambulance for the EMS
response team. The EMS bay, storage, and
living quarters make up 1400 sf of the 7800 sf
facility.
CIBOLO
FIRE
STA
NO e
Y
Public Safety Facility
In 2023, City Council approved funding for design options for a Public Safety Facility to be located
near the intersection of Bolton Road and Stolte Road. This facility would serve the area south of FM
78 along Interstate 10 with fire and police coverage and would greatly improve emergency service
response times from 11 minutes to under 5 minutes. Currently, the southernmost areas of the city
are serviced by the closest Fire Station #1, located at Loop 539. The addition of the new Public Safety
Facility would ensure a more consistent level of coverage citywide, and free up resources that are
currently used to cover that area. The maps on the left show coverage with no facility and the
images on the right show coverage with the new facility.
The red highlighted area depicts a five (5)
minute response timeforthe Fire Department
without the proposed Public Safety Facility.
The blue highlighted area depicts a five
(5) minute response time for the Police
Department without the proposed Public
Safety Facility.
The red highlighted area depicts a five (5)
minute response time for the Fire Department
with the proposed Public Safety Facility.
The blue highlighted area depicts a five
(5) minute response time for the Police
Department with the proposed Public Safety
Facility.
Public Safety Facility
The proposed Public Safety Facility includes a four -door pull through apparatus bay, 12 bunk rooms,
a captains office and bunk room, kitchen, dining, and dayroom facilities, EOC/Training room, fitness
room, four offices, exam room, lobby, and plenty of mechanical and storage space rooms.
Library Services
Cibolo does not have a library within its incorporated City limits, but residents have access
to the Schertz Public Library. The library serves not only the City of Cibolo, but areas of the
City of Selma and Guadalupe County as well. Instead of providing its own library services, the
City donates funds to the Schertz Public Library to ensure the needs of Cibolo residents are
fulfilled. It is an arrangement that has worked well.
The Schertz Public Library is located at 798 Schertz Parkway,just west of Cibolo. Like most
community services and facilities, the Library went through several changes as the area grew
rapidly at the end of the 20th century and into the new millennium. The Library opened in 1978
in a 1,500 square foot facility. By 1983, with the assistance of grants, donations, Guadalupe
County, and Schertz Lions Club, the Library moved to a 6,000 square foot building, and by 1988
expanded by 3,000 square feet. The Library remained in its modest facility despite significant
growth in the surrounding communities. Discussions of a new library began in the mid -2000s,
but little action was taken as Schertz and other cities struggled financially during the recession.
In late 2005, a local businessman, Eric White, and his wife, Carolyn, donated $1 million to construct a
new library, and in May 2006 a $6 million bond was approved. After extensive design and planning,
the Library opened a 30,000 square foot facility in 2009. In addition to its materials collection, the
Library has 50 public access computers, a reference desk, public meeting space, and printing,
copying, scanning, and faxing services.
The Schertz Public Library participates in Connecting Texas Libraries Statewide, Inc., a nonprofit
corporation that sponsors continuing education programs for Texas libraries. The library has a
collection of over 70,000 items, including books, newspapers, audio books, music, and movies. In
addition, the library offers digital resources including eBooks and eAudiobooks, language learning
programs, tutoring programs, genealogy research, and educational databases. Additionally, the
library offers an extensive list of adult and youth programs including story times, reading clubs,
volunteer programs, technology and craft programs, and literacy and education programs.
History summarized from Schertz Public Library website, Library History. http://schertzlibrary.org/
about-the-library/library-history/
Cibolo Senior Program
Vn
In partnership with the Comal County Senior Citizens Foundation, the City of Cibolo opened the
Cibolo Senior Program to provide a space for Cibolo's active senior community. The Cibolo Senior
Program's purpose is to enrich the minds, bodies, and souls of seniors through social engagements,
community involvement, and activities. The program has quickly grown to just under 200
members in its first year and partnerships with Meals on Wheels provide lunch to its members
Monday through Friday. The Cibolo Senior Program is located at Grange Hall #1541, 413 N. Main
Street.
Daily activities include exercise classes, quilting, bingo, creative art, gardening, chair volleyball,
rock painting, dominoes, cards, puzzles, games, and other groups and classes of interest, contests,
special speakers, and activities.
Cibolo Community Center
The Cibolo Community Center is owned by the City of Cibolo and managed through a public license
agreement with the Cibolo Family YMCA. Built in 2019, the 30,000 square foot community center,
located at 176 FM 78, houses a large gymnasium that fits two regulation basketball courts that are
convertible for volleyball courts. There is a large wellness center, catering kitchen, group exercise
studio, lockers and showers, a child watch area, and digital library.
Water Services
Water service is provided by the City of Cibolo or by Green Valley Special Utility District (GVSUD).
The City's water service area includes portions of the City limits and portions of the extraterritorial
jurisdiction (ETI).
Over the past year more than 720 million gallons of high-quality drinking water was delivered to
over 6,425 water customers. The water system includes three water storage and distribution plants,
and a distribution system that is made up of 8 -inch or larger water lines. The City has oversizing
requirements for water lines and cost sharing is available when oversizing is required.
Cibolo is a member of Canyon Regional Water Authority (CRWA) and obtains wholesale water from
two sources: surface water from Lake Dunlop on the Guadalupe River and ground water from the
Carrizzo Aquifer in Guadalupe and Gonzales County. Cibolo receives nearly all drinking water from
CRWA while just over 2.5% comes from the City of Schertz. The GVSUD provides water service to
some areas within the City limits as well as in the ETI. GVSUD is also a member of and contracts
with CRWA for wholesale water and also obtains ground water from the Edwards Aquifer in Comal
County.
The utilities division has 15 positions of which all are required to be licensed in their specific field
by the Texas Commission of Environmental Quality. The utility division operates and maintains
three elevated water storage tanks which store 4 million gallons in total and two ground storage
tanks which store million gallons in total. In addition, the utility division also maintains two water
pumping stations which have eight high service pumps each capable of moving 1,500 gallons per
minute. They also provide routine maintenance, repairs and installation on all of water mains,
water meters, fire hydrants, and water control valves.
As Cibolo continues to grow, water use will also increase. Future plant expansions will be needed
to store and distribute additional water, and possible updates to the distribution system may be
necessary to efficiently distribute water. The Public Works Department has identified looping
of dead-end lines as an issue that needs to be addressed. Additionally, there will be a need for
additional water supply.
Figure 6.3 2016 VS 2023 WATER SYSTEM CAPACITY
ELEVATED STORAGE
2.375 MG
3.625 MG
GROUND STORAGE
1.0 MG
2.0 MG
TOTAL STORAGE
3.375 MG
5.625 MG
HI -SERV PUMP
4,000 GPM
8,000GPM
Watts Elea
�\Jordan Ir
Dobie Junioi
I
Figure 6.4 / Existing Water Utilities
is \
fie. S
\Ts -
m 1
0 0.5 1 2Miles � i
-4�
it !ON RD
77
I
I
Currently, Cibolo is a member of the Cibolo
Valley Local Government Corporation (CVLGC)
along with the City of Schertz. The Corporation
was formed by local cities to explore and
develop an alternate water source to meet
the future water demand of the region. The
development of a new water source will
require the City's participation in the costs of
drilling new water wells, construction of new
water plants, and water transmission lines.
As an alternate to, or in conjunction with,
increasing water supply, the City provides an
incentive to increase water conservation efforts
as partof new development or redevelopment.
In this regard, the City's Unified Development
Code (UDC) allowsfora reduction in landscape
area with the use of xeriscaping design and
plants. Although the Cibolo Creek Municipal
Authority provides an opportunity to purchase
reclaimed wastewater for irrigation use, the
City currently does not purchase reclaimed
water.
The City of Cibolo operates three water storage and distribution plants:
Plant No. 7 is located on Cibolo Valley Drive, just north of the intersection on Bentwood Drive.
The plant contains one 7.25 million gallon (MG) elevated composite tank (160' tall); one 7 MG
ground storage standpipe; a pump station with four hi -service pumps rated a 7,000 GPM
each; and one standby generator,•
Plant No. 2 is located at the corner of FM 7703 and Wiedner Road. The plant has one 1.5 MG
elevated composite tank (765'tall),
Plant No. 3 is located at the corner of South Main Street and Schaefer Road. The plant
includes a 7.25 MG elevated composite tank (195' tall) and one 7 MG ground storage tank; a
pump station with four hi -service pumps rated a 7,000 GPM each; and one standby generator
that has the ability to be expanded to two 7-7.25 MG.
Figure 6.5 ) EXISTING LIFT STATIONS IN CIBOLO
KAYLEE CHASE
WILLOW BROOK SUB.
200 GPM
YES
CIBOLO VISTAS -1
OFF OF WEIL RD (SOUTH)
200 GPM
YES
CIBOLO VISTAS -2
OFF OF WEIL RD (EAST)
100 GPM
YES
NIEMIETZ PARK
BACK OF PARK
30 GPM
YES
Wastewater Services
The City of Cibolo is a customer of Cibolo Creek Municipal Authority (CCMA), a regional wastewater
service provider. The City's wastewater service area includes portions of the City limits and portions
of the ETJ. Portions of Cibolo's City limits and the ETJ are in the GVSUD CCN service area, but they
currently have no wastewater infrastructure.
A g
L��' r
'T aditior
Watts Elementary
.
—Jordan Int=e6t edit
Dobie uhibZr�igh4
I'—irwre CJI
nVlz
0
Hir.F
Figure 6.6 Existing Wastewater Utilities
V7(
OF
o
n
_`.
d4 t O
�Milet
All
Wastewater Services
Currently, the City provides wastewater services to residents, businesses, and municipal facilities.
Displayed in Figure 6.6, Existing Lift Stations in Cibolo, are the existing lift stations located within
the City. Wastewater treatment is provided by the CCMA and Cibolo, which also provides service
to Schertz, Selma, Randolph Air Force Base, and portions of Live Oak, San Antonio, and Universal
City. The CCMA wastewater facilities include a treatment plant, lift stations, gravity sewer trunk or
outfall lines, and force mains all owned and maintained by CCMA. Wastewater is treated at the Odo
I Riedel Regional Water Reclamation Plant in Schertz. The plant is currently being expanded from
an annual average flow of 6.2 MGD to 10 MGD.
As this area builds out it will be important to ensure adequate public utilities and public facilities
are in place to ensure the area can be served well. As reflected in Figure 6.7, the City of Cibolo's
Wastewater CCN has increased to include the addition of approximately 3,200 acres south of FM
78 to IH -10. This area was obtained in the second quarter of 2024 and is not currently served by the
City. Additional planning and engineering will be required to determine placement of wastewater
infrastructure to best serve this area. Figure 6.8, is a planned wastewater infrastructure map that
was produced for discussions between GVSUD and the City of Cibolo during mediation/settlement.
Per Resolution No. 1656, one of the next major steps is for Cibolo to seek an engineer to design the
list of projects (1-4) referenced in this map.
Figure 6.7 /AREA MAP FOR CCN SWAP
Source City of Cibolo. Resolution No 1(556 and MOU
Ow-
.. .- k( VMM), J
ChOS51 �V; Ilfl � ��
�"O'c
f \\
cm
.' - CyFFp�Ti•1'Jfi;�
v
su
3
11 F�, v J
�ry
�y --
6�rikl1NKLR+t
� u301D
SI
Figure 6.8 Planned WW Infrnsim(
:•: haLff
Resolution No. 1656 and MOU
Drainage & Stormwater Management
Stormwater Management and Drainage is a critical element for protecting the health, safety,
and welfare of the community that was emphasized throughout the planning process. The
drainage system's primary function is to move and store stormwater and includes natural areas
and waterways, creeks, rivers, tributaries, ponds, floodplains, etc. The secondary drainage system
consists of man-made infrastructure that controls stormwater runoff into the natural areas, such
as streets, ditches, culverts, retention ponds, gutters, etc. Failure of any part of the drainage system
can result in flooding and destruction of property, buildings, infrastructure, and even life.
The City is within the Cibolo Creek watershed, meaning that stormwater that drains from land
in Cibolo ultimately ends up in Cibolo Creek. Within the watershed, areas are divided into several
drainage basins based on which tributary or branch the area drains to. Several creeks and tributaries
bisect the Cibolo community, including Town Creek and its tributaries north of FM 78, portions of
Dietz Creek and its branches north and south of FM 78, and Cibolo Creek south of FM 78. The
main drainage channels are East Town Creek, from FM 1103 to northwest corner of Cibolo Valley
Ranch; West Town Creek, from FM 1103 to Wiedner Rd (Schlather Park); and Dietz Creek, from Dietz
Road to north of Deer Creek Boulevard. Cibolo also maintains one detention basin located near the
intersection of Cibolo Valley Drive and Borgfeld Road near the Cibolo Valley Ranch subdivision.
Development practices and regulations will significantly influence stormwater drainage, which is
why it is critical to evaluate drainage plans and both positive and negative impacts on drainage
for all projects, including private development, transportation projects, even park and recreation
projects. Because flooding issues were a major concern heard throughout the public engagement
process, an emphasiswas placed in the transportation chapter of this reportthat deals with flooding
and storm water management issues.
In Chapter 4: Transportation, Figure 4.3 shows an identification of creeks and floodplains and
shows critical points where low-water crossings are present. This data point can be used to help
understand the significance and quantity of low-water crossings and be used as a tool to prioritize
mitigation efforts.
COMMUNITY FACILITIES AND PUBLIC SERVICES RECOMMENDATIONS
Community facilities and public services are essential resources that support the quality of life of
residents. Ensuring the efficiency and effectiveness of these services is paramount for meeting
the diverse needs of a growing population and fostering a sense of community cohesion. Investing
in the enhancement and maintenance of community facilities and public services is essential
for ensuring the long-term sustainability and vibrancy of the community. From enhancing the
functionality of existing facilities to strategically planning for the development of new amenities,
the recommendations aim to addressthe needsofCibolo.This section provides recommendations
based on current and future public service and facility needs.
CITY INFRASTRUCTURE AND FACILITIES
Maintaining city infrastructure is essential
for ensuring the continued functionality,
safety, and resilience of Cibolo. Chapter
4: Transportation outlined specific
recommendations on thoroughfares in the
city, this focuses on other city assets such
as water and wastewater systems, public
buildings, and future infrastructure needs
like broadband. Upkeeping city infrastructure
involves regular inspection, maintenance,
repair, and, when necessary, replacement of
these assets to prevent deterioration, address
deficiencies, and accommodate changing
needs. By investing in infrastructure upkeep,
cities can enhance public safety, promote
economic growth, and improve the overall
quality of life for residents.
Creating a future utility and infrastructure
plan that aligns with land use and growth
projections is crucial for the sustainable
development and efficientfunctioning of city.
As population increases and land use patterns
evolve, it becomes i m perative to anticipate and
accommodate the corresponding demand for
essential services such as water, sewer, and
electricity infrastructure. By aligning utility
and infrastructure planning with projected
growth, the city can proactively address future
needs, minimize disruptions, and ensure that
residents have access to reliable and efficient
services.
M"'bofo ater` ower
The city can integrate principles of
sustainability and resilience into its utility
and infrastructure planning to address
environmental concerns and mitigate risks
associated with flooding which is a major
threat to Cibolo today. This may involve
incorporating green infrastructure practices,
such as rainwater harvesting, permeable
pavement, and energy-efficient technologies,
into new infrastructure projects to reduce
environmental impacts and enhance
community resilience. These priorities can
beat the forefront when planning for Capital
Improvement Projects and be incorporated
into their framework to ensure funding and
execution of those elements. Additionally,
the city can explore innovative financing
mechanisms, public-private partnerships,
andgrantopportunitiestofund infrastructure
improvements and ensure that the plan is
financially feasible and sustainable in the
long term.
An important aspect of resiliency for Cibolo
is ensuring a sustainable and reliable water
supply. With growing population demands
and potential climate uncertainties,
securing sustainable sources of water
becomes increasingly crucial. Prioritizing the
procurement of sustainable water sources
can mitigate the risks associated with
water scarcity and ensure the well-being
of its residents both now and in the future.
This action not only safeguards against
potential water shortages but also fosters
resilience against environmental changes.
The implementation of this action requires
a multifaceted approach that encompasses
both fiscal responsibility and environmental
stewardship. The city can explore options such
as investing in water conservation measures,
promoting the use of reclaimed water for non -
potable purposes, and diversifying its water
sources through initiatives like rainwater
harvesting or groundwater recharge projects.
Partnering with neighboring communities
or regional water authorities can facilitate
the development of shared water resources,
enhancing the city's resilience to droughts or
other water -related challenges.
As Cibolo continues to face increasing
challenges from population growth and aging
infrastructure, adopting new technologies
has become even more critical for enhancing
resilience and sustainability. To leverage these
advancements effectively, the City should
modernize its utilities, including electric,
Internet, and water infrastructure. Additionally,
investing in a renewable energy park can be
a hub for renewable energy companies and
research institutions, fostering innovation
and economic growth. Innovative solutions
are emerging that leverage advanced
technologies to address critical infrastructure
needs, improve operational efficiency, and
mitigate risks associated with natural disasters
and other disruptions. From smart sensors and
data analytics to renewable energy systems
and decentralized water management, cities
have a wealth of cutting-edge tools at their
disposal to build more resilient infrastructure
networks. Embracing these new technologies
strengthens cities' ability to withstand shocks
and stresses and paves the way for more
adaptive, interconnected, and sustainable
urban environments..
Promoting investment in broadband, fiber,
and internet infrastructure is crucial for
supporting future development and ensuring
the city's competitiveness in the digital age.
In today's interconnected world, reliable high-
speed internet access is no longer a luxury
but a fundamental utility that underpins
economic growth, innovation, and social
equity. Expanding broadband infrastructure
can attract businesses, thus driving job
creation and fostering a vibrant economy.
The city can leverage partnerships between
the public and private sectors. The city
can incentivize investment in broadband
infrastructure through partnerships with
internet service providers (ISPs), offering tax
breaks, grants, or streamlined permitting
processes to encourage deployment in
underserved areas. Additionally, the city can
leverage its assets, such as utility polesor rights-
of-way, to facilitate the deployment of fiber-
optic networks. Engaging with community
stakeholders and conducting comprehensive
broadband assessments can help identify
areas with insufficient coverage and prioritize
investments where they are needed most,
ensuring equitable access to high-speed
internetfor all residents. Furthermore, the city
can explore innovative financing mechanisms,
such as public-private partnerships or
municipal broadband networks, to accelerate
broadband deployment and reduce the digital
divide.
Community facilities play a pivotal role in
enhancing the quality of life and fostering
a sense of belonging within a community.
These facilities, ranging from parks and
recreation centers to libraries and community
centers, serve as vital gathering spots where
residents come together to socialize, engage
in recreational activities, and access essential
services. Beyond their functional utility, these
spaces also serve as the heart and soul of a
neighborhood, providing venues for cultural
events, educational programs, and civic
gatherings. Investing in the development
and maintenance of these facilities is not
just about infrastructure; it's about nurturing
vibrant and connected communities where
residents can thrive and flourish.
To ensure these spaces meet the demands of
the growing population, the city can evaluate
existing and future desired community events
and programs. By assessing the needs and
preferencesof residents regarding recreational
activities, cultural events, and public programs,
the citycan tailor community facilities to serve
the community's diverse interests better. This
proactive approach ensures that resources
are allocated efficiently and effectively,
maximizing the benefits of public investments
in recreational amenities and programming.
Additionally, the city could develop a business
center to host events and attract residents
and visitors by showcasing local history and
cultural attractions. This center would not
only serve as a hub for business activities but
also enhance community engagement by
highlighting the unique heritage and culture
of the area.
PUBLIC SERVICES
Safety is a concern that requires active
participation across multiple sectors and
is crucial for preserving Cibolo's quality of
life. Prioritizing safety promotes a thriving
community where residents can live and work
securely. Maintaining law enforcement, fire
protection, and emergency medical services
is essential. Adequately staffed and equipped
police and fire departments ensure prompt
emergency response, law enforcement,
and critical aid, enhancing public safety.
The City should also invest in a healthcare
facility or medical campus with training
and healthcare services. This will improve
healthcare access and emergency
preparedness, contributing to community
safety and health. Investing in public services
and community facilities fosters trust,
resilience, and well-being.
Conducting athorough assessment of existing
services in the city can identify potential risks
and develop strategies to mitigate them. This
can enhance the City's capacity to maintain
critical services independently. Relying heavily
on external agencies for essential services
exposes the city to vulnerabilities, such as
delays in response times or disruptions
in service delivery during emergencies or
natural disasters. To identify where these
gaps are today, Cibolo can collaborate with
relevant stakeholders, including neighboring
jurisdictions, utility providers, emergency
response agencies, and other service
providers. The city can initiate discussions
with these entities to assess the extent
of dependency and identify areas where
redundancies or alternative solutions may
be needed to mitigate risks. Additionally, the
city can invest in building internal capabilities
and infrastructure to reduce reliance on
external agencies, such as investing in backup
power systems, enhancing communication
networks, or training city staff to handle
emergency response tasks.
Regularly evaluating the demand for police
and fire protection services is essential for
maintaining public safety and ensuring that
adequate resources are available to meet the
needs of the community. The city can identify
potential gaps or areas of concern in the
provision of these critical services by closely
monitoring trends in crime rates, emergency
calls, and population growth. To implement
this action Cibolo can establish data collection
and analysis mechanisms within the Police
Department and Fire Department to track
servicedemand and response timesaccurately.
The city can utilize advanced analytics tools
and software systems to compile and analyze
data on incident reports, response times, call
volumes, and other relevant metrics.
Addressing the need for an Emergency
Operations Center (EOC) is paramount for
ensuring effective emergency response and
management during crises. An EOC serves as
a centralized facility where key stakeholders
can coordinate resources, communicate
critical information, and make timely
decisions to mitigate the impact of disasters
and emergencies on the community. The
EOC would encourage collaboration and
coordination among fire departments and
emergency services from surrounding areas
by serving as a regional hub. Additionally, the
EOC could host community events, fire safety
demonstrations, and educational programs,
fostering stronger relationships between
emergency services and the public. The city
can enhance its preparedness and response
capabilities by establishing a dedicated EOC.
Cibolo can initiate a comprehensive
assessment of its current emergency
management infrastructure, including
existing facilities, equipment, and operational
procedures. This assessment should identify
any gaps or deficiencies in the city's ability
to effectively manage emergencies and
disasters, such as inadequate space, outdated
technology, or limited connectivity with
partner agencies. Based on the findings
of this assessment, the city can develop a
strategic plan for establishing a dedicated
EOC that meets the needs of its emergency
management program and aligns with
industry best practices. The implementation
of an EOC may involve securing funding,
identifying suitable locations for the facility,
procuring necessary equipment and
technology, and establishing protocols for
staffing, training, and activation. Collaboration
with relevant stakeholders, including local
government agencies, emergency services
providers, community organizations, and
private sector partners, is essential throughout
the planning and implementation process.
GROWTH SCENARIO PLANNING
Development of the Future Land Use Map and Master Thoroughfare Plan Map included analyzing
existing public facilities and services and mapping where future growth is anticipated to go based
on various factors that are detailed throughout this report. The water and wastewater maps were
key inputsto both understand the current picture of what facilities are provided, and also determine
target areas where future growth will drive the need for additional services. A key attribute of Cibolo
is that it generally serves water and wastewater in the northern portions of the city, while utility
infrastructure is limited and mostly not present in the south. Several growth scenarios for public
facilities are possible based on these factors and are reflected in target growth areas as shown in
Figure 6.9. Growth Areasl-3 are prioritized numerically based on current conditions and in alignment
with the FLUM and MTP for anticipated growth. The following are some baseline considerations for
each Growth Area:
In Growth Area 1, the pursuit and execution of utility provision should remain a primary focus to
serve the area, particularly as it reaches to I1-1-10.
In Growth Area 2, utilities are extended beyond FM 78 to facilitate growth along that corridor and
provide adequate services that it would provide.
In Growth Area 3, as development extends eastward into the ETJ, provision for services would
accompany future development.
k '
L Watts Be entary
`J
an 1L ®17allit
cciate -
o
\ r ,
`E5.4�
�IV k-, I�
Figure 6.9 Public Facilities Scenarios/Growth Areas
i
6teele High Sd
z
t
1
❑ City Limits
EU
Roads
FEMAFloodplain
Growth Area
Public/Institutional(Existing)
)wth Area 3
Future Public/Irrstitutional
/
Existing Parks
Future Open Space
i,
Creeks
1
Water Infrastructure
Future Water Lines
.D
Distribution Main Water Lines
1
/ Transmission Main Water lines
1
0 Elevated/Ground Storage Tanks
Sewer Infrastructure
1
/Sewer Gravity Line
1
Treatment Plant
1:
�
/Sewer Force Line
7'.!
-- '
0 Lift Station
STAFFING
Ensuring adequate staffing levels is crucial for
cities to effectively deliver essential services
and maintain efficient operations. From
public safety to administrative functions,
every aspect of municipal governance relies
on a skilled and sufficient workforce. The
staffing needs of a city encompass a diverse
array of roles, including police officers,
firefighters, administrative staff, public works
personnel, and specialized professionals.
These individuals are the backbone of city
operations, responsible for everything from
responding to emergencies and maintaining
infrastructure to providing administrative
support and planning for future growth. A
well -staffed city not only ensures the smooth
functioning of day-to-day operations but
also enables proactive planning and effective
response to emerging challenges.
Completing an office and staffing professional
needs assessment is crucial for ensuring that
the city's workforce is adequately equipped
with the skills, knowledge, and resources
needed to fulfill its duties effectively. This
assessment involves evaluating the current
composition of the city's workforce, identifying
any gaps or deficiencies in staffing levels or
qualifications, and projecting future staffing
needs based on anticipated changes in
workload, technology, regulations, and other
factors. By conducting a comprehensive
assessment of professional needs, the city can
align its staffing resources with its strategic
goals, optimize organizational efficiency, and
enhance service delivery to the community.
The following actions are recommendations to achieve the vision for the Cibolo Tomorrow
Comprehensive Plan as they relate to community facilities and public services.
COMMUNITY FACILITIES AND PUBLIC SERVICES ACTIONS
Continue to procure sustainable sources of water that are both fis-
C-1 cally and environmentally responsible. GP -2
Regularly evaluate demand on police and fire protection services
C-2 and ensure adequate staffing levels and facility capacity in Police GP -3
Department and Fire Department.
C-3 Complete an office and staffing professional needs assessment. GP -3
Incorporate an Emergency Operations Center in the new Public
C-4 Safety Facility. GP -2,3
C-5
Evaluate existing and future desired community events and
GP -4,5
programs through a future parks and open space master plan.
C-6
Create a future utility and infrastructure plan that aligns with land
GP -1
use and growth projections.
C-7
Promote investment in broadband, fiber and internet infrastructure
GP -1
throughout the city to support future development.
Evaluate existing and implement new City sponsored events to
C-8
ensure they meet the civic and social needs of the community as it
GP -2,5
grows.
C-9
Conduct a comprehensive branding strategy to include signage, art,
GP -2,5
and wayfinding to create a unified sense of place.
C-10
Evaluate dependency on other agencies to provide services within
GP -3
the City.
Jt
1i�
Cibolo Tomorrow Comprehensive Plan
CHAPTER 7: IMPLEMENTATION
INTRODUCTION
To effectively adopt the Cibolo Tomorrow
Comprehensive Plan, a well-defined
implementation strategy is essential. This
strategy outlines the necessary steps to
achieve the plan's vision. This strategy
includes outlining relevant stakeholders,
time required, necessary resources, and a
monitoring and adjustment method to guide
the implementation of the plan's action items
over a set time period. This implementation
strategy provides the community with the
tools to track the progress of the Cibolo
Tomorrow Comprehensive Plan. Thefollowing
pages provide additional insight into each
key aspect of the implementation strategy.
CITY ROLES
City Staff will be responsible for executing
and implementing the Cibolo Tomorrow
Comprehensive Plan. The City will actively
communicate with stakeholders, prioritize
actions, develop work plans, allocate
resources, identify and obtain funding,
collaborate with agencies and organizations,
and monitor implementation progress.
Success also requires that elected officials
(particulary Planning and Zoning Commission
and City Council) will make decisions in
accordance with the plan's strategic vision
including its vision statement, guiding
principles, Future Land Use Map, MTP, and
action items.
0
PARTNERS
The City will collaborate with a variety of agencies, organizations, and individuals in both the
public and private sectors. These agencies, organizations, and individuals include:
Governmental Agencies
Partnerships between the City and governmental or quasi -governmental agencies can provide
the City with funding, educational resources, and perform economic development functions,
including but not limited to:
Guadalupe County
Bexar County
State of Texas, including the Texas Department of Transportation (TxDOT), Texas Commission
on Environmental Quality (TCEQ), and Texas Parks and Wildlife Department (TPWD)
Federal Government, includingthe Department of Transportation, Departmentof Commerce,
Environmental Protection Agency, and Department of Defense.
Schertz-Cibolo-Universal City Independent School District (SCUCISD)
Alamo Area Metropolitan Planning Organization (AAMPO)
Private Sector Entities
Private sector partnerships are critical for job creation and ensuring that goods and services are
delivered to the community. Private sector entities increase the local tax base and are important for
attracting other businessestothe community.They control the land and capital for improvements
on existing properties and new developments. Private sector partners include:
Businesses and business owners
Landowners and property owners
Real estate developers and brokers
Financial institutions
Non-profit Organizations and Civic/Community Associations
Non -profits and community associations fill in the gaps that local government cannot address
because of its diverse set of priorities and funding limitations. These entities tend to focus on a
specific aspect of community life or area of interest. Members contribute time, resources, and
talent to issues most important to them. These entities include:
Faith -based organizations
Athletic leagues
Civic groups
Homeowners associations
MONITORING AND UPDATING THE PLAN
City Staff will continuously monitor the status of the plan implementation to ensure that ongoing
progress aligns with the Plan's goals. Any necessary adjustments to the plan will be made as
needed. City staff will periodically evaluate the implementation plan and relevant regulations and
work programs to ensure effective allocation of policies, finances, and staff resources to achieve
the community's vision.
It is important to recognize that no plan, however thorough, can anticipate every possible post-
adoption scenario. Therefore, it is recommended that the community conduct periodic reviews
of the Comprehensive Plan approximately every five years to ensure its alignment with changing
conditions, evolving community values, and emerging opportunities.
KEY FACTORS FOR SUCCESSFUL PLAN IMPLEMENTATION
Successful implementation of the Cibolo Tomorrow Comprehensive Plan would include:
Committed City leadership.
Communication and cooperation between Cibolo and its stakeholders, private sector
partners, governmental agencies, non -profits, civic/community groups, and residents.
Removal of obstacles that interfere with achieving the vision.
Multiple diverse funding sources from local, state, and federal entities.
Strategic Direction
The action items on the following pages are derived from recommendations of the plan as they
relate to each major area of focus and flow from its vision statement and guiding principles:
Vision Statement. Cibolo is a community where residents collaborate to shape their civic futu re by
promoting its rich history, preserving a small-town feel, and investing in balanced development.
Guiding Principles.
1. Prioritize infrastructure to support existing needs and future growth.
2. Plan for and promote the health, safety, and general welfare of all residents.
3. Balance growth through responsible planning of city assets and land to promote a community
environment.
4. Provide parks, recreation, trails, and open space to serve citizens and visitors while protecting
the natural environment and wildlife.
S. Preserve the history of Cibolo and promote the friendly, small-town feel through community
programs and events.
As reflected in each chapter's summary table, action items tie to the plan's strategic direction.
IMPLEMENTATION MATRIX
ACTION ITEM
An action item is a specific task that must be completed to achieve the plan's goals. Each action
item in the matrix has characteristics that specify the type of action, as well as where and when
it will be applied. The concept and categories are briefly explained below. The implementation
matrix is arranged so that it can be utilized as a tool to help continually prioritize actions as
decisions are made and projects are completed. Through its major categories of timeframe, cost,
and party responsible, it is possible to weigh and prioritize which actions take precedence.
Action Type
This column categorizes the nature of
the action items. Categorization helps in
grouping similar or related items for efficient
implementation and ensuring each item
is completed in the correct order. The
description of each action type is provided
below.
Capital Investments (CI). The repair and
construction of major public facilities
and utilities are important long-term
investments in the community. It is
crucial to coordinate these projects
with the future land use strategies of
the Comprehensive Plan to optimize
the use of resources, including public
funds.
Studies (ST).To ensure that publicfunds
are used responsibly and effectively, it
is often necessary to conduct studies
on complex and costly public projects.
These studies may require the expertise
of external consultants or specialists.
Education and Engagement (E). To
ensure the successful adoption of
the new Comprehensive Plan, it is
important for residents, businesses,
non -profits, and agency and
institutional partners to understand its
impacts and view the community in a
new way.
Financial Incentives (FI). Financial
incentives can serve as a valuable tool
in attracting desired development. The
City has several options at its disposal,
such as: fee reductions or waivers,
tax abatements, and infrastructure
investments. These incentives can be
used to entice the type of development
that aligns with the community's vision.
Partnerships (P). Cities often have
a list of programs and projects that
they hope to implement. However,
the success of these initiatives often
relies on the cooperation of other
parties and agencies. This cooperation
can take the form of joint planning,
coordination, provision of land or
funding, construction of physical assets,
project management, and more. By
forming collaborative partnerships with
outside entities, cities can increase the
likelihood of success for their programs
and projects, making them more
effective and timelier.
Regulations and Guidelines (RG).
Regulations, such as zoning and
subdivision ordinances, ensure
community health, safety, and welfare
during construction and development.
Following these ordinances is crucial
for maintaining a desirable community.
Guidelines may also exist to preserve
assets or create a unique environment.
While not mandatory, it is generally
recommended to follow guidelines
unless there is a valid reason not to. If
existing regulationsorguidelines hinder
important aspects of a Comprehensive
Plan, cities may need to create, refine,
amend, or repeal them. Consultants
are often sought after if cities lack the
resources for this task.
Timing
This category is broken into five segments:
• Immediate (1) - High-priority actions
that should be completed in 2 years or
less. (2024-2026)
• Short -Term (S) - Actions that should be
completed within the next 3 to 5 years.
(2027-2029)
• Medium -Term (M) - Actions that are
estimated to be completed within the
next 6 to 10 years. (2030-2034)
• Long -Term (L) - Actions that are
anticipated to take longer than 7 years
to complete. (2035 and beyond)
• Ongoing (0) - Actions that span the
length of the plan and are ongoing
items.
In additon, the following project status legend
shows a color -coded frame of reference for
level of completion:
Project Planned
Funds Requested
Funds Budgeted
In -Progress
Completed
Project Cancelled
On-going
Not Applicable
Public Sector Cost
Public Sector Cost is the range of which a
action item can fall within. It represents a
planning level estimate of the cost to perform
that action.
• $ - up to $150,000
• $$ - $150,001- $500,000
• $$$ - $500,001 and up
Responsible Party
This category specifies the individuals or
organizations responsible for completing the
action item. The item may require one entity
to take full responsibility for the success of the
action item, or they may take the lead with
support from other agencies, organizations,
or individuals.
This column also identifies key partnerships
with other entities that can support an item.
If an action item requires a partnership with
another agency, organization, or individual, it
will be listed in the Responsible Party column.
Implementation Alignment
The implementation matrix on the following
pages are designed as the primary tracking
tool to be utilized as action items are
completed. Action items are arranged such
that tracking metrics are complimentary with
other city plans, namely with the City's Fiscal
Year (FY) 2024-2027 Strategic Plan. Ranging
from how actions are labeled to similar
timeline styles and attributes the matrix
provides familiarity and compatability with
other established City tracking mechanisms.
In this way, action numbers, action types,
timing, cost and responsible parties are
aligned.
Create a City annexation policy that aligns with
RG the provision of adequate public infrastructure
and services.
L-2 RG Utilize the Future Land Use Map to diversify uses
and character within Cibolo.
g Develop an Old Town Master Plan that
will include an implementation plan and
recommendations to update the City's Unified
L-3 ST Development Code (UDC) with custom-tailored
regulations for Old Town to help preserve and
guide existing and future development and
4f activity.
Review and update the city's existing ordinances
L-4 ST where necessary to accommodate the types of
development envisioned in the Future Land Use
Map.
Address the addition of new PlaceType
categories, development standards, and
RG requirements to preserve open space and
floodplain management related to new
developments.
9 City
ttorney's
Office
(CAO)
Develop a tool for determining the consistency of
L-6 RG development proposals and zoning applications $ City
with the Cibolo Comprehensive Plan.
Incorporate nature preservation and mitigation
L•j ;, ST standards in the City's Unified Development $ City
Code (UDC).
L-8 ST Amend the UDC to align zoning districts to re-
flect PlaceTypes. $$ Planning
Foster partnerships that will help achieve desired
P land use outcomes as outlined in the Compre- $ City
hensive Plan.
Ensure land use types along major corridors
L-10 RG support appropriate commercial, industrial, and $ City
institutional development.
L-11 RG Preserve natural areas, such as Cibolo Creek, for$ $$$ City/De-
floodplain management and recreation for all. velopers
L-12 ST Update the FM 78 Corridor Plan ., $ Planning
i
T-2 P
T-+ RG
T-4 P
T-5 CI
Proactively participate in state and regional
transportation planning activities affecting Cibo-
lo.
Proactively pursue partnerships to improve Cil-^-
lo's city -to -city connectivity. 'A
Ensure developers implement the thoroughfa
network concurrent with new development.
Continue to coordinate all educational service
providers, including the Schertz-Cibolo-Univei
City Independent School District (SCUCISD) to
develop safe bicycle and pedestrian connectc
between schools and neighborhoods.
Improve sidewalk connectivity that prioritizes
pedestrian safety and ADA compliance.
Create a parks and trails master plan to ensure a 11y
T-6 ST coordinated parks and trails system. $ Cit
Improve north/south connectivity through addi-
T- . Cl tional roadway connections between FM 1103 and $ City
FM 78, and FM 78 and IH -10.
T-8 FI
Identify and pursue transportation grants to sup-$$
Planning/
plement funding gaps.
EDC
Update and implement recommendations in the
T-9 ST/CI
Pavement Management Study to prioritize road-
$
11
City
way improvements.
Implement low water crossing improvements
T-10 Cl
into the transportation impact fees and include
$
City
in the 5 -year CIP Plan.
Prioritize roadway safety when implementing
T-11 Cl
street infrastructure projects, such as with traffic$
$$$
City/De-
calming, roadway sizing, and intersection en-
velopers
hancement.
Conduct a north -south connector feasibility
study with preliminary engineering work, envi-
11
T-12 ST
ronmental analysis, and public engagement to
$$$
Planning
qualify for local, state, or federal funding sources
Review and amend the Cibolo Unified Devel-
opment ST opment Code (UDC) to provide public access to
parks and other public open spaces in neighbor $
hoods.
Review and amend the Cibolo Unified Develop -
HN -2 ST ment Code (UDC) to encourage access between $ $$
neighborhoods and
neighborhood -serving commercial areas.
Review and amend the Cibolo Unified
HN -3 ST Development Code (UDC) to allow for and $-$$
encourage a greater variety of housing types.
HN -4 FI Identify and pursue funds to help finance work „ $
force housing efforts.
Review and amend the subdivision regulations to
HN -S ST encourage the development that preserves the
floodplain and open space.
HN -6 RG Establish a rental registration program to ensure
code compliance and safety.
Strengthen zoning regulations and building
HN -7 ST codes that prioritize flood -resistant construction
and design features for housing and neighbor-
hoods.
Create and implement a comprehensive flood -
HN -8 RG/CI plain management plan that prioritizes and
preserves open space to guide development in
flood -prone areas.
Create a short-term rental policy to ensure com-
HN-9 RG patible land uses with established residential
neighborhoods.
HN -10 ST Re-evaluate regulations regarding the use of
Accessory Dwelling Units (ADUs).
HN -11 RG Create a Neighborhood Vision Booklet to define
quality standards for Cibolo's neighborhoods.
City
City
city
City
City
CAO
$> City
$$$ Engineer-
ing (Eng)
CAO
$$ City
$ city
C-2
C-3
C-4
C-5
C-6
C-8
C-9
C-10
aoo
Continue to procure sustainable sources of water
that are both fiscally and environmentally re-`
sponsible.
Regularly evaluate demand on police and fire
ST Protection services and ensure adequate staffing
$ City
levels and facility capacity in
Police Department and Fire Department.
WI I 'Complete an office and staffing professional
$- $ City
needs assessment.
Cl Incorporate an Emergency Operations Center in
$$$ City
the new Public Safety Facility.
Evaluate existing and future desired community
ST events and programs through a future parks and
$-$$ City
open space master plan.
ST Create a future utility and infrastructure plan ..
that aligns with land use and growth projections. $ $$ Eng
Promote investment in broadband, fiber and
Cl internet infrastructure throughout the city to $- City
support future development.
Evaluate existing and implement new City spon-
E sored events to ensure they meet the civic and $ City
social needs of the community as it grows.
Conduct a comprehensive branding strategy to
ST/E include signage, art, and wayfinding to create a $$ City
unified sense of place.
ST Evaluate dependency on other agencies to.. $ Cit
provide services within the City. y
No Text
ENGAGEMENT RECAP DOCUMENTS
COMMUNITY SUMMIT #1 RECAP DOCUMENT
Community Summit #1 Engagement Recap
Community Summit #1 kicked off late March. Engagement included meetings with
targeted stakeholders, pop-up events, and community workshops. Online
engagement included the launch of the Cibolo Tomorrow website on April 24"' and
online surveys. Below outlines the total participation and responses from each
meeting completed in Community Summit#1.
State of the City Meeting with March 30`", 2023 10
City Staff
March 22 2023 &
MPAC SWOT analysis MeetingI
ou
12
May 4, 2023
MPAC, P&Z, and City Council
March 30, 2023
20
Joint Work Session #1
Cibolo Summer Nights
May 19, 2023
24
MPAC Ambassador
May -October 2023
38 Recap t
deveelopment)
Cibolo Market Days
May 27, 2023
15
Community Open House
June 20, 2023
21
MPAC, P&Z, EDC, and City
August 28"', 2023
30
C 'IJ ; tW k5 #2
nce o or esson
Cibolofest October 281, 2023 150 flyers handed out
Community Survey #1 April -July 2023 15
Community Survey #2 August 2023 -
October 2023 Recap in development
The following pages are a few key summary visualizations of engagement that were
heard throughout the Community Summit #1 engagement process. Below is an
outline of feedback heard:
- Strengths, weaknesses opportunities and threats
- Dot analysis Map
- Visioning Questions
- Priority Spending
- Land Use
- Mobility and Thoroughfares
Strengths, weaknesses, opportunities, and threats of Cibolo
The strengths, weaknesses, opportunities, and threats (SWOT) of Cibolo were
discussed throughout the engagement process. The feedback reflected in the word
clouds below are from: MPAC SWOT analysis meeting, Community Survey #1,
Community Open House #1, and MPAC, P&Z, and City Council Work Session #1.
Strengths
military neighborhoods Parks
room for growth tre-,
g preserving .
people partnerships sidewalks
Outreach police and fire
enthusiast friendly population accountability
small town feel atmosphere character
oktoberfest nature education lifestyle
location home rural History
senior center
Weaknesses
development process
speeders
tax base drainage limited tax income
events water roads
o f ra st r u ct u regrowing businesses
adequate staff
funding communication
utilities flooding
Opportunities
hospital schools grant funds
parks communication
landowners
easements diversify create ADA
garden homes destination
committee commercial tuails
Coro employment hotel small businesses
donating sidewalk crosswalk broadband
Threats
overbuilding street maintenance
drainage loss of small town feel crime
maintenance
old
apartments g rowt h
floodsdevelopers
P developments ISO rating
infrastructure roadssaetyArategic planning
crime infrastrucLui (2 pollution funding
state legislation staff shortage loss of greenspace
small town mentality
railroad no control of utilities
growth
Dot Analysis Map
The planning team gave City Staff two dots of each color. They were asked to place
their green dots on areas of Cibolo they thought were the greatest future
opportunities for the City, red dots for areas that were working well, and yellow dots
on areas of the city that need help to make it better. This exercise allowed the
planning team and City Staff to identify key clusters of different areas of the city and
discussed their impact on the city today. This exercise was done at the State of
the City meeting with City staff.
The photo on the following page displays the results of this analysis. Several
highlights from this exercise are detailed below.
Greatest Future Opportunity:
o Undeveloped land in the northeast portion of Cibolo - development
opportunities
o Bird Sanctuary
o Downtown Cibolo/Original Town Center Zone
o Infrastructure improvements south of FM 78 (water/sewer/bridge/road
infrastructure)
0 1-10 Corridor Development Opportunities
o Racetrack redevelopment
Working Well - Don't Mess Up:
o Cibolo Crossing
o Linear park and trail connections
o Quality commercial at the intersection of Green Valley Road and FM
1103
o HEB
o Cibolo Valley Drive and existing commercial area
o Industrial park and commercial area
o AISINTX- attracting similar businesses along 1-10 corridor
Make It Better - Needs Help:
o Veteran's Park
o FM 78 - infrastructure and safety improvements needed along railroad
o Downtown Cibolo-zoning and compatibility issues with surrounding
neighborhoods
o Hackerville Road - need better north/south access throughout Cibolo
from 1-10 to FM 78.
Infrastructure improvements also needed for Hackerville Road
o Mixed Use Overlay along 1-10 Corridor where the existing industrial park
is located
o Racetrack
15 lk4�
fA...
PLACE YOUR DOTS
ACCORDINGLY
Greatest Future Opportunity
Working WeLI - Don't Mess Up
Make itBett
=Needs Help
N
Visioning Questions
Throughout the engagement process, the public was asked different questions
about their thoughts on Cibolo. The input may include howthe community sees
Cibolo today, how they want to see Cibolo in the future, and why they love their
community. The word cloud below reflects the most common words used by
community members when describing Cibolo. The larger the word, the more often it
was mentioned. These phrases and words are then used to craft a vision statement
and guiding principles for the final plan. The following questions were asked:
- I love Cibolo because...... (Cibolo Summer Night)
- What one word or phrase would you use to describe Cibolo today? (Open
House #7)
- What one word would you use to describe your vision of Cibolo in 2050?
(Open House #7, Joint MPAC, P&Z, and City Council Work Session #7)
inc)usiveness
cohesive
business connected
innovativefa m ly
dark-sky-communityproud
development m u n i tysafe
consistent
a u a I I tSpdynamic
otential
home�1
harmoni L"i `f 'reliable
prosper r yf riend lyl ife
cripreservations a f etyg reat
busi nese
family -friendly
nature
Priority Spending
The goal of this exercise is for participants to prioritize what changes are important
to them in Cibolo. At the Cibolo Summer nights events City residents were given 5
gold coins, while residents of the ETJ were given 5 silver coins. At the Cibolo
Summer nights event there were 8 priority topics the participants had to choose
from. This exercise was also conducted at the first Community Open House. At the
open house there were 11 priority topics. Below organizes the topics at both events
into categories and counts the total votes at both events.
Summer
unity Open House
ned Total of Cibolo Summer Nights and the Comm
Mobility
Improve ino .Maintain Roads
Infrastructure
tItimodal Mobility
prove sidewalks, trails, and ways to get around by w.
Multimodal Mobility
Natural Features
10
B*MgddgatlM Mbar+ wAW114111i
V
Make Cibolo more attractive
8
6@eautification Enhancements
law
9
qW 70
More businesses and jobs (paying a livable wage or higher)
6
Invest in IH -10 corridor and new catalyst sites to spur economic
12
development
Make downtown a destination
20
More businesses and jobs (paying a livable wage or higher)
16
More and better places to shop, dine and hang out
16
Econoc
8
City Faeces
21
Access to health and education
1
Invest in new public facilities to serve the community
14
More and better maintained parks, and recreation
1
Housing and Neighborhoods
4
Land Use
Step 1: Growth Scenarios
The first step of land use planning for Cibolo was to establish which growth scenario
is preferred by the community. At the first community open house participants
were asked to read three different growth scenarios (A, B and C). Each story
represented a different growth strategy for the community. After reading the
growth stories, participants could vote using colored dots on the elements of the
story they had a positive reaction to or a negative reaction to.
k,j^.¢s 1�r 1 red dot
Expanding single-family development New roadway connections
E.penemg new Im.a=•. "1 ana u.MeveloµM a.e..
_ New parks and [rails
.VIOL if!i
'�'I=•_ ar �r
Focus on complete neighborhoods Focus on low density retail to serve neighborhoods
CIBOLO TOMORROW COMPREHENSIVE PLAN CIB®LO
GrosA4h Stnry R TOR®
In this growth scenario the community strategically focuses growth along major ccrridon, both existing and future.
Thaw corridors aim to serve as the backbone of the community and anchor the development in the region. Housing In
this scenario is balanced between new housing In undeveloped land and higher density housing concentrated In key
areas such as along corridors and dowmown. Retail is also focused along corridor, primarily connecting neighborhoods
and activity centers. This approach alms to create a cohesive and connected community. To support the growth, there
Is an expansion of water Infrastructure in newly developed areas, along with the construction of roadway connections.
These enhancements are essential for facilitating the expansion of bath residential and commercial developments. The
major corridors not only serer as transportation routes but also transform into muf&mcdal transportation facilities. Thk
means that they accommodate various modes of transportation, such as can, public trarNH, bicycles, and pedestHans,
to enhance aecessibilhy and promote sustainable transportation ap.. .
After reading the story above, vote below on what you liked and di
the community. Use a to show a positive reaction arJSs.
n ' so
Expansion of roadwav connections Expam
rnphasis of IH -10 as an economic driver
Ki rkysHom
the implications of growth for
Mix of
of utilities and infrastructure
Multi -modal corridor,
Chapter 7. Implementation I 1S9
CIBOLO TOMORROW COMPREHENSIVE PLAN CI BO LO
TOMORROW
Growth Story C
In this graarth aaerwHe devebpttbtk 9r4rnarky occtn[ In keV shap91c eppantnky ams within tM city arnks, factso n9 ani nouria kMy
potaniel -Rhin tM eafsUn9 ur0an lanascaw. Than b a smaller invemmant In expandkp .atm Infr*atcuctup, with a focus an FsuchicG
and enhancmq ealoin9 and future nadea/mean. Housing in this scenic, is locuaed on oulldln9 diverse housiny tYpet In atrnpic au:WWns
Within tM ckY limka to maaarn land M the ETI, This could as high density hauahq arouul keY areas, cotTbcrt and downtown m single
Camay Iota TM Idea M Uls 9roarth scenarb k to we land vhf icimtly w Uere b less of f InancLl Funder, of In. city to lWsWd [erricoa Wxd
hoc us en enhancing --sing intraatructum Retail uno-as • majw economic driven in —am raps amlvlp canton, TM davolappent plan
locorpornw a mis of hi9hm domify and rn{xad-use chrut.ptneftis Within Our nodec, m.0n9 vwr*m wntms a1 &dinky, walla bwm density
canto or-nb era appal between Uese nada*. Each node la anxined with dlffem. anfvky and ecor aol, star maters, lwtaring unfaue
clu rattm and economic dlwraily. Tha dawmown ape comur t as a kq simm,ic nada, wkh eapande t Foundarle[ and 6a314,4,14mr.m. that
attract utidents and visitors *lite. stu Wnundal tranepprtaWn impnovam.n0a am pkontitad. mcomwWng enFaneemeot[ no, ora. Mcyclw.
and podann s, mis Includes hn,am.ama in traffic operWtna, targnad rnwop nwntlpna, fillip sidewalk papa. and aswnding alta
aatandip tract chalk tarmacs the various twd ha. Overail, tM scelbrfo envkfans devdoprrront In key "mrst9lc trap WhFln the cay limit, With
• lamb sr, aaktlw9 wsNs *M 1M arlisiarrt uw N rasosa as.
Mixed use
'e, vote be
land and resources
Tg in strategic areas
ants act as anchors
of growinq downtown
Enhancements to
Investments fU0.i on existing infrastructure and existing areas
Kunlevollom
CIBOLO TOMORROW COMPREHENSIVE PLAN C I B®LO
TOMORROW
How do you want to see Cibolo Grow?
After reading all growth story A,B,C use a dot to vote on your favorite story? Use the
comment section to elaborate on why you liked or disliked the different stories.
GROWTH STORY IS 0 GROWTH STORY C
161
Step 2: Building the Scenarios
The second step of land use planning was working with stakeholders to build three
scenarios using PlaceTypes established for Cibolo. The below tables show the results
from the Joint MPAC, P&Z, EDC, and City Council Work Session #2.
Scenario 1: Current Trend/Growth Story A
Table 1
Takeaways
Estate Residential between the
BC
I LNow-
railroad and County Road
•
- Suburban Residential in the ETJ
• _
•=
east of the city with
Neighborhood commercial
' -
- Larger retail and industrial along
IH -10 to serve as an employment
center
Activity Center IH
4
along -10 and
t-
compact residential
St
e t
�� Nr
Table 2
Takeaways
- Community commercial along
FM78
- Industrial and higher density
residential along IH -10
- Estate Residential in the ETJ
,CZBULO
n
y ti
M f � -•
J�
Table 3
Takeaways
.--_.._ _,-
- Established Residential in the
_
CIBC Lo
ETJ in the northeast area of the
m
city
. -�
- Community commercial in the
northern part of the city
z
Activity Center along IH -10
- -
Corridor
"
Neighborhood commercial in
c?
vacant parcels in the northern
part of the city
Table 4
Takeaways
- College campus along IH -10
- Update infrastructure along the
IH -10 corridor /focus on
Cl BU LO
infrastructure that supports
commercial
e
Cultural center along the IH-10
!`
Corridor
More areas to conserve
J
'
�qy
..f j
jk
LP
Table_ 5
Takeaways
_ _�
- Estate residential/ large ag lots
CIC (_ LO
between FM 78 and Lower
o
Seguin Rd
- Community commercial and
�-
compact residential located on
the west side of FM 78
-
Industrial along IH-10
i
1
A,
v
Combined map from all Groups
Scenario 2: Nodes/Growth Story B
Table 1
Takeaways
y _
- Black circles indicate
CI B(, LO
nodes/primary locations within
•
the city
-
Business parks located along FM
78
-
=
Community commercial along
--
FM 78 with compact commercial
"rr
supporting the commercial uses
Heavy industrial along IH -10
Residential in the ETJ areas of the
=
city and lower density residential
—
like estate residential
`.:✓1
Using the nodes be commercial
_'.
nodes throughout the city
Table 2
Takeaways
- Industrial centered along the IH -
10 on the west side of the corridor
�C CO LO
m�
r i
]i L
L; y
- � N
Table 4
commercial and medical along
the east side of the IH -10 corridor
Compact residential and
community commercial along
FM 67
Takeaways
- Established residential in the ETJ
on the east side of town
- Community commercial along
FM 78 with light industrial
- Low density residential and
neighborhood commercial along
the east side of IH -10 corridor
Takeaways
- Mixed -Use center along FM 78
with community commercial and
compact residential to support
■
Community commercial along
o
IH -10 corridor and mixed-use
m 1
center
Y M1 �
- Community commercial along
-
LI
FM 1103 and Green Valley
• .W
k
Table 5
Takeaways
VVV�
J
Agriculture large lots and green
space between FM 78 and lower
Seguin Rd
a .
Following industries located
_
J "
along IH -10: College Campus,
-
Hospital, Medical district, and
business park
x
,mak
C
II
Combined map from all groups
Scenario 3: Corridor/Growth Story C
Table 1 Takeaways
- The red lines and black lines
indicate primary corridors in
Cibolo
- Estate residential between FM
78 and County Road 318
- Community commercial used as
a gateway coming east bound
along IH -10 Corridor
- Activity center in the middle of
IH -10
- Community commercial and
light industrial along FM 78
I_ c:
4q
.4:jwut
Table 2
,JiB(,Lo
• do
e �
Table 3
Takeaways
- Industrial along IH -10 Corridor
- Community Commercial along
FM 78
- Compact residential near
community residential
Takeaways
- Established Residential along
the east side of the IH -10
corridor
?aR<;LO
_ _
—"
Estate residential between FM
78 and Lower Seguin Rd
•
Activity center along FM 78
Higher density residential to
support activity center along FM
78
`
=
Established retail in the east side
of the city in the ETJ
c
Table 4
Takeaways
- Conservation development
along floodplain
- More open space opportunities
_
between FM 78 and the Lower
I
Seguin Rd
J E j.
Neighborhood commercial
w,
located in the existing
Ile
neighborhoods in the developed
117
part of the city
17 }
i.
i..
Table 5
ITakeaways
Combined map from all groups
a R
Green space and estate
residential between FM 78 and
lower Seguin rd.
- Community commercial located
along major corridors (FM 78
and IH -10)
- Mixed-use center in the middle
of the IH -10 corridor
- College campus and tech school
along the IH -10 corridor
Mobility and Thoroughfares
The exercise below was conducted at the Joint MPAC, P&Z, EDC, and City Council
Work Session #2 to identify mobility priorities within Cibolo.
Priority Pyramid C I B (jLO
most important
0
s �
n
b t
E
o
LILL
N ,
3
Prioritypyrandd Instructions
Select the by six mobility priorities that are most important to you. Place each sticker in order of importance on the
Priority Pyramid with the top item being the most important and the second and third rows being equal. Not all of the
items featured on the stickers can be the number one priority in the plan. so your input will help us understand where
the City should focus its afforts There is also a 'write-in' option incase there are any items that you feel should be
included as ,ell
Priority sticker Options
E 0 M E
rM wroeucionamb. aedurrr[<re.rw awa0r Mv6r[norrH b.cM rl cwaucoi[mba rawer.
.n.red w. a.ab.nd sa.a mre.y.I•.asv w: w.aamean.<nesa end sierra rdw.sr aw
.w .6 or reCwini.p..b o.nw mane..
adb.or Urrf.00"% —pip
4iliew
i.rPr..lb • v .. oonroew[o.w.l. •npwKar.stneoe ma
re�acawnpewnby impo.fm.rrsvbfW.Iti nron ml+.c.sAt+co.ln[an IrveLVe paueu orso-eeb.
atdi,travel Is— dude Me cabinclWn6 mipV.em.nb.t 000iowon M sou M IrcluO.. ani roman
caul mpo.wronb. o. 2IIrW end e.eeNeemwnp .%n rry d row. Ift Vasey Nrq.eapn[.
rr�a.dr.InOva.caan lipren[. meet Hmirb. es
Individual Result Summary
Location on Pyramid I Topic I Total Number of Vote
TOP TIER PLACEMENT VOTES
(Most Important/Highest Priority for Cibolo)
(Spot 1)
SECOND TIER PLACEMENT VOTES
(Most Important/Highest Priority for Cibolo)
(Spots 2 and 3)
THIRD TIER PLACEMENT VOTES
(Most Important/Highest Priority for Cibolo)
(Spots 4,5,6)
SUPS and Trails
0
Safety
5
Maintenance
3
Sidewalks
0
Traffic Flow
6
Crossing
0
Intersections
0
Connectivity
3
Streetscaping
0
SUPS and Trails
2
Safety
6
Maintenance
10
Sidewalks
2
Traffic Flow
8
Crossing
1
Intersections
2
Connectivity
4
Streetscaping
1
SUPS and Trails
6
Safety
4
Maintenance
5
Sidewalks
9
Traffic Flow
1
Crossing
9
Intersections
8
Connectivity
9
Streetscaaina
2
Result Summary by Table
Table Number
Top Three Priorities
Table 1
Table 2
Table 3
Table 4
Table 5
1.
Traffic Flow
2.
Safety
3.
1.
Maintenance
Connectivity
2.
Safety
3.
1.
Maintenance
Mobility/Safety
2.
Maintenance
3.
1.
Traffic/Connectivity
Safety
2.
Maintenance
3.
1.
Sidewalk
Maintenance
2.
Safety
3.
Crossings
CIBOLO COMMUNITY OPEN HOUSE #2 RECAP DOCUMENT
CIBC 00
Cibolo Community Open House #2
Recap Document
November 8, 2023
Introduction:
Community Open House #2 took place on November 8th, 2023 from 6:30 P.M. - 8:30
P.M. The purpose was to gain insight from the community for the Cibolo Tomorrow
Comprehensive Plan. The Open House consisted of 7 stations that asked participants for
their input. A summary of the stations and their responses are below.
Section 1: Vision Statement
The focus of this station was to get clarification from participants of the vision statement
that was derived from Community Summit #1.
"Cibolo is a city of rich history and small-town Texas charm,
enhanced public health and safety, that manages the growth of
jobs and businesses in harmony with residential development and
provides access to amenities to its residents. Cibolo is a community
where residents can live comfortably, with a flourishing economy
and job market, and includes recreational activities for all."
t�1e, i4 G'� s axe d Imi fF.. r.,yF I•�Nc .+:U1 t..1�!
0..
b
01µ. N4%.iy
GbY
W1
ori w>4i. k.
dlv ,t.y,ly �y,F
COMP FIENSNE PLAN
Comments:
• Way too long ✓✓✓
• Uses jobs 2x— like the first sentence and the last the most.
• Native American
• Spanish
• Cibolo River
• Rich in history, manage the growth of jobs, balance resident & development.
• How do you measure living comfortably?
• Living comfy/citizens collaborate to improve their city. Cibolo is a community that is
inviting and inclusive.
• Leave the history and tie to todays diversity.
C I B C) LO
Station 2: Preliminary Guiding Principles
The focus of this station was to sort the guiding principles in the plan. Preliminary
guiding principles were displayed and participants were asked to identify if they agree,
disagree, or are neutral on each guiding principle.
Preliminary Guiding Principles
Agree
Neutral
Disagree
Comments
Prioritize necessary infrastructure to support existing`�
needs and future projected growth, rte-, s-,
e J
Plan for and promote the health, safety. security,
j`f`^ "` "FM• ..r �Jr
Au`�'r"'u' r'z+rW✓
and general welfare of all residents of all ages and
backgrounds.
Promote a community environment which will attract
' .. "r•c4 �^M
new families and high-quality businesses into the
_'I
1
city,and empower ex'zCng famllles and businesses in
R�
Cibolo to flourish. f rte—
Balance the growth of business and residential
,z
4
development through responsible planning of city
assets and land.
•
`
Provide parks, recreation, trails, and open space to
N F `.•t
serve existing and prospective citizens and visitors to
:
-,IA I,l ,
Cibolo.
•
N�V.yIWtt
Identify and preserve the rich character and historyof
9`j f LL� cies It,�
Cibolo, which sets itself apart as a City of Choice.
•
Comments:
e Make these actionable
e These need to be made [in] Spanish
CIBOLC
GuidingPreliminary Principles
Comments
Prioritize necessary infrastructure (and
•
Not just new infrastructure, but repairing
greenspace) to support existing needs and
bad infrastructure put in wrong.
future projected growth. *(Illegible)
Plan for and promote the health, safety,
•
Taking care of (illegible) and animals
security, and general welfare of all residents
•
Add handicap: Prioritize safe crossings
of all ages and backgrounds.
•
Domestic animals
Promote a community environment which will
•
How do you empower existing [families
attract new families and high-quality
and businesses]?
businesses into the city and empower existing
families and businesses in Cibolo to flourish.
remove
Balance the growth of business and
residential development through responsible
planning of city assets and land.
Provide parks, recreation, trails, and open
•
Keep as they currently are, not more
space to serve existing and prospective
priority.
citizens and visitors to Cibolo.
.
+ add idea about wildlife.
Identify and preserve the rich character and
•
Don't like "City of Choice" slogan.
history of Cibolo, which sets itself apart as a
•
Get rid of "City of Choice'
City of Choice.
CIBOLO
Station 3: Preferred Scenario
This station asked participants to look at the preferred land use scenario board and
place a green dot on areas that they agree with and a red dot for areas they do not
agree with. They were then asked to explain on the following board.
DOT
NUMBER
CI BG LO
DETAILS
1 C rve,yR,s,/r.ir.l.pl,rJr, fart, ph.tlmpNro Sof l3 hi,45 �dw+U W.lblw rj nal, wFwly /...wa
2 Ne Ppi. on Poi. \!, ^I-tnit+. ear �+wM.�Mei� bnnt,� anu.�rY"
u'J�k�b•`t^'��a
AN; Di wAn4w*ts,�B nnvmK(Nx`il1) hW brl'; (
-
W^
a�fW'.��tir�.1.f1:.--��trtlf►.00l��'e xrybl—•�N.+P.Mbs:ra.,e6.cS �ab..e v..l\:,�v�
i"�a..r,.J..iL:._r'!��\w.y1r+►1�„��.wx,R vrt a4, ,ee�.� s.a.
3 C,+yeuns"35+c. aka.tellefJaioriPrBseroe wa
as Open
LfJirniefz Park -
$1<6 )tk leas+;w of first P'9erfrt��`����W I+n arwgA� i7eitdr=Ca.^. Cru+r' --
_7 I Nn resiaiPli,> I -new 2�h1 �f�� w <�ftt ls.tcfAs�lc,� B�(f,.�
B '\sls reel Ccxxer) yra a o(�-eF �M18,Iee SacusS��is uandego�wrkerp�
Comments:
1. Community Residential: Already have infrastructure S. of 78.can't support it well. Need
to leave (agricultural] areas, not make farmers feel forced out by development.
x 2. No apt. on 1103. Issues w/ traffic already, + water/flooding. Density concerns. Want
more flood treatment in these areas.
x 1 (Green): Like the idea of garden homes, townhomes (1 story) like Gruene (New
Braunfels)
e 2 (Green): Flooding, when it rains a lot downtown creek from 1103. Traffic is very bad on
Main St. The businesses need to turn off their yard lighting. The city should maintain its
property between sidewalks, curbs, and all their signs. F Yes, I agree.
e 4G, SG, 3G, 6G, 7G: IMHO all good locations
• 3. City owns 55 ac. a.k.a Tolle Nature preserve (show as Open space)
e 4: Niemietz Park
e 5&6: The location of these properties no interchange & floodplain around: better =
better com. Commercial
e 7: No residential near Zuhl & 1-10 up to Bolton (Southside of Bolton)
8: The red (Comm.) area is off of Fm 78, lacks access, and is very deep, make resident.
CIBOLO
Station 4: Missing Middle Housing
This station asked participants explained missing middle housing to participants and asked what
types of missing middle housing they thought would be appropriate as a supporting use in
Cibolo's proposed PlaceTypes. The results are summarized below:
Board 1
Use the dots to indicate
-
r�
which of the "missing middle",
housing types below would be
appropriate as a supporting
y
land use in Cibolo's proposed
�s.y
'I t
PlaceTypes.
�...
Estate ResiOembl
Communi RNGemial
COm d RdG.Mlal
4
4
1
.. �,
•
_'� o.r.
•
•
2
S •
3
rowel.,
• •
3
`ri ,.,.n�om.a
� •
4
cownm
rvovung
' �� MultiRle
��Et
• •
LirewOrk
2
Results:
Estate Residential
1. Accessory Dwelling Units
Community Residential
1. Accessory Dwelling Units
2. Bungalow Courts, Duplex
Compact Residential
1. Townhomes
2. Bungalow Courts, Duplexes,
fourplex
3. Live -Work
4. Accessory Dwelling Units
CI BU LO
Board 2
Use the dots to indicate
which of the "missing middle"
housing types below would be
appropriate as a supporting
land use in Ciholo's proposed
PlaceTypes.
Results:
Kiniley -,Horn
Neighborhood Commercial
1. Courtyard Housing, Multiplex
2. Live -Work
3. Accessory Dwelling Units
4. Bungalow Courts
Community Commercial
1. Courtyard Housing
Mixed -Use Centers
1. Live -Work
2. Townhomes, Multiplex
3. Duplex, Courtyard Housing
*OMPIEN'RLIAN
Board 3
Use the dots to indicate
which of the "missing middle"
housing types below would be _ -
appropriate as a supporting
land use in Cibolo's proposed
PlaceTypes.
UgM Inauu4U9uNm P.M
ec,w..r
Ilni[i IRW[
i. (A
N'I C .0
ij.
1. ougi..
roumlex
'1M7T
.m.onomn
1
cHo-ing
q
.
^F�
• •
,,.. wo„
3
Results:
Downtown Light Industrial/Business Pork
1. Live -Work 1. Courtyard Housing
2. Bungalow Courts, Multiplex
3. Fourplex, Townhomes, Courtyard
Housing
CIBbLO
Station 5: Housing & Neighborhoods
This station asked participants about their thoughts and concerns about existing
housing and neighborhoods in Cibolo. The responses are below:
Commwy5ww.;ry� o.i'wym,w�
. Wedry Nra aa:�� r
.ti�.a"P.j���M W14al d✓.�
Af . k, M f
wa4. Pew
u'�w,w.•, rdve�e.
��,4�oP- ym.vJcw9f� _
4 1f jp,h.+y.J 14111
u> ,roti ma.c a rm�ec
What are the strengths of existing housing and neighborhoods in Cibolo?
• General appearance of homes & landscaping.
• Community Support — neighbors are "neighborly"
What is a concern you have about housing & neighborhoods in Cibolo?
• Too much density. ✓ Infrastructure (streets, water, etc)
• Flooding/Floodplain ✓✓
• "Forcing out" Ag[riculture] ✓✓
• Bringing in more dense options could be abused by developers — contiguous -like
use.
• Policies have changed about ag. friendly. City needs to maintain their property
(all), notjust pick & choose what they take care of. Flooding will be bad if we ever
get more than 8" of rain.
• Flooding!
CIBbLO
• Undeveloped interior tracts being allowed to build at high density in areas with
drainage issues.
• Increasing traffic density on already crappy roads
• Not fixing roads before adding more.
• Prompt repair of sidewalks must accommodate the elderly and disabled.
• Water flow
• Impervious coverage
• Foundation -ground changes -
What is something about housing & neighborhood in Cibolo that should be
preserved?
• Park space/linear/connected park + trail system ✓
• We need to take care of the older houses and buildings ✓✓
• Park space. Safe walking routes. ✓
• As much nature as possible — if we want city bustle we could live in city proper.
CIBULO
Station 6: 2016 Thoroughfare Plan
This station asked participants to use colored dots to indicate:
(Blue) Where is it difficult to travel North/South or East/West
( ) Where do you most often cut through to avoid traffic?
(Green) Which roads do you use to get to San Antonio and other places outside
of Cibolo?
(Red) Where do you experience congestion?
C I B C) LO
Board: Comments and concerns on existing thoroughfare:
o-
_F-
`+',+JAd u^hEn�..f,
St„P y& - -y
Comments:
• Safety — lighting & sidewalks
• Would you like walking bridge over 1103 by Schlather Park and 78 by Niemietz
Park.
• The light 1103 & main needs to stay longer so more than 3 cars can get thru
light. (by HEB)
• Striping gets worn away quickly on main roads. Pavement buckles, and potholes
grow!
• Lone markers can't be seen if rained on or at night
• Parking on streets
• Striping fades
• Everyday way & CVD —next to premier physicians turning left
• Stop light @ S main &78— left turn signal.
CIBbLO
COMPREHENSNE PLAN
Station 7: Community Facilities and Public Infrastructure
This station asks participants whether they think the stated service or facility is
implemented well within the city, and to provide their additional thoughts on the next
board.
Voting
• Police — Implemented Well
• Fire — Implemented Well
• Transit Services — Not implemented Well
• Community Center — Neutral
• Recreational Facilities — Implemented Well
• Animal Control — Not Implemented Well
• City Services (Permits, Utilities) — Implemented Well
• Roads — Not Implemented Well
• Sidewalks — Not Implemented Well
folk.
• •
3
• •
3
`�1.�.... . T,.R,II
en.
•
3
:.
SOT YRII)
•
3
c.Rwr
- I
RYNftl
• • •
3
F.CUIIkIH
•
SII
••
•
3
°^y
N •
a
�.�
•
awe.
• •
a
•
s�e�w�ik:
2.
• Police — Implemented Well
• Fire — Implemented Well
• Transit Services — Not implemented Well
• Community Center — Neutral
• Recreational Facilities — Implemented Well
• Animal Control — Not Implemented Well
• City Services (Permits, Utilities) — Implemented Well
• Roads — Not Implemented Well
• Sidewalks — Not Implemented Well
CIBC) LO
Additional Thoughts
Explain why you think the community facility or infrast,uctwe is well implemented or not in the City.
DOT
NUMBER
MA"
;Amt l%, + Rel. -a ww d ( •Y rq++n
a bwh wr 0 rpeasa"5 a dyE.ds,-f/u<.s a uncwn �pai
♦.. ��7. w. u�-.J�1 P�.0.4.—LAG, w nw s.�;ZS"�ih A.. w..i .� MW�E
a5
f/Aw —
Comments:
• 3 —Tolle, Haeckerville, and 1103 —all unfinished/need repairs
• 4 — Want sidewalks on both sides of street, crossing is dangerous, cracks +
uneven spots. Meandering, hard to get on destination.
• 6 — Good facility, Good parking
• 25 — Too many police cars -> not enough policing. Police will respond, but too
much community theft from outside for a community without 10 + patrol cars.
• 36 & 37 — Fix the roads in the communities!
0 ^Yes. Royal Troon & Wood Ranch Drive by Carnousty — manholes.
CIBbLO
Additional Thoughts:
uft,Hm�
Comments:
• The facilities at Niemietz Park should be fixed. The faucets leak in restrooms, thus
wasting our tax $. You should take care of things you have; it costs less in the
long run.
W
Key Takeaways:
Public Infrastructure and Services. Roads are a huge priority for residents. Participants
mentioned repairing and maintaining existing infrastructure and finishing up large
projects before focusing on growth. This includes striping and maintaining roads, fixing
up park facilities, and focusing on existing structures withing Cibolo.
Connectivity and Accessibility. Participants emphasizes the expansion and
enhancement of sidewalks and trails within Cibolo. Ensuring that pedestrian and bike
ways are connected and accessible to those of all abilities.
Parks and Open Space. Participants expressed their enjoyment of the existing parks
and trails within Cibolo and how important they are in the plan. Residents want to
expand and preserve greenspace for recreation and natural wildlife.
CIBOLO MPAC MEETING #2 RECAP DOCUMENT
CIBOLO
T C: M t ut >k ; ,, ,,
Cibolo MPAC Meeting #2
Recap Document
November 9, 2023
Introduction:
The MPAC Meeting #2 took place on November 9`h, 2023 from 6:30 P.M. — 8:30 P.M. The
purpose of the meeting was to guide committee members through a workbook to
receive feedback regarding the Vision Statement, Guiding Principles, Placetypes and
Land Use for the Comprehensive Plan. Due to time constraints, the discussion on Light
Industrial/Business Park, Heavy Industrial/Warehousing, Open Space/Floodplain
PlaceTypes and Land Uses had to be tabled for the next meeting. A summary of the
notes taken is below. Author notes clarifying the short hand will be written in italics.
mum
COMPREHENSP,
Section 1: Vision Statement
Section 1 had the committee evaluate the vision statement that was derived from
Community Summit #1.
MPAC Workbook Page 8 - Vision Statement
MPAC Workshop 77;09/2023
Vision Statement
Previous 2016 Vision Statement
'Cibolo is committed to enhancing the quality and characteristic typical of a City of
Choice, from excellent police and fire protection to quality of life issues. The city
endeavors to be cognizant of its businesses and citizens first and foremost.'
Vision Statement
Read the vision statement below and vote whether you agree with it or not. Leave
any additional thoughts and comments in the comment box below.
"Cibolo is a city of rich history and small-town Texas
charm, enhanced public health and safety, that
manages the growth ofjobs and businesses in harmony
with residential development and provides access to
amenities to its residents. Cibolo is a community where
residents can live comfiortably, with a flourishing
economy and job market, and includes recreational
activities for all."
Written Notes
CIB*LO
TOM RROW
C�MM��rS
tt
— aI�IC'YII�7C� Us. Clcfr(/rFr�s?/(U��1 14 GL1r)
— l�fi� ih ��s¢v1� vs Orr r✓� hr��� �- �
Phu �feel I;xe Cilod(o t(cYSn( ao 1�.5 so �3-SlunxaQ
SaMs�G' ix- rfAla.. ,,(, herd � �r mox pd
U /
o m �nQ i s C,o llc bd,�d � w rts� at<
d1w !(na, �iUr Ooaty � 2S �aq�
— "-"40-Rgf(,AK *wt in wig h ehvi►btlxvw
�ilf:"Y®Y�:7�3�Y i iY Li t:i is �Y«YOY�siw [sYTi
CIB#LO
TOMORROW
Notes:
• Wordy, repetitive regarding recreation and economy
o agreed
• Amenities vs activities? (what's the difference?)
• "Rich in history" vs "of rich history"
o tie to today
o Rich in history is the preferred phrase
o Feel like Cibolo doesn't do this so it should be removed. Need it to be more
proactive
o Amend the statement to include something about foundation
• Too long
• How should the city manage growth of jobs?
o Want to balance commercial and residential
• How do you measure living comfortably?
o Combine ideas "collaborative" with rest of the line, give power to
residents/citizens in the sentence
o Shape the future
o Potentially Remove "flourishing"
o Strengthen trust in civic and environment
CIBULO
Section 2: Preliminary Guiding Principles
The focus of this sections was to refine the guiding principles in the plan. Preliminary
guiding principles were listed in the workbook and committee members were asked to
identify if they agree or disagree, on each guiding principle and give comments on what
they want to see changed.
r
COMPREHENSIVE PLAN
MPAC Workbook Page 9 - Guiding Principles
14PAC Workshop 17/09/2023
Guiding Principles
The following guiding principles/goals were updated during the flrstJoint Work
Session in March. They have since been updated based on comments received
during that meeting and during the engagement process. Please review and read
the following goals/guiding principles.
Prelimnary Guiding Ptinciples
Ag ree
Disagree
Comment
necessary
infrastructure to support
existing needs and future
projected growth.
Plan for and promote the
health, safety, security, and
general welfare of all residents
of all ages and backgrounds.
Promote a community
environment that will attract
new families and high-quality
businesses into the city and
empower existing families and
businesses in Cibolo to flourish.
Balance the growth of
business and residential
development through
responsible planning of city
assets and land.
Provide parks, recreation, trails,
and open space to serve
existing and prospective
citizens and visitors to Cibolo.
Identify and preserve the rich
character and history of Cibolo,
which sets itself apart as a City
of Choice.
CIBULO
Written Notes
C� ViUI V 0'�
�,OYN �2Vt11S
{!v if\Cl P Iles
G� Iii — re 'VC of C600
>fa
nvrf fiwkh ihFi s+�u�lv�c � �rces
D/1 el ^s, �rv�o Sc+1cr•!
-he M0711,s/0'a& Ofi gs-fj4n,S.
wAW A iF Man 0 2mpoaer
J fJ (l
au ►kmDye
k6vv � wag'-
CIBULO
�� cls in his as e4 5od4h9
Ptlrclplf 4-1► AO J� aftr► bLV d- Sp dj;7Q
Notes:
• 6) last — potentially remove "city of choice"
• 1) add prioritizing infrastructure and funding sources
• 2) focus on elderly and animals, remove general language
o Be more specific on residents?
o Protect domestic animals
• 3) what does it mean to empower families
o Potentially remove the committee wants to potentially remove all wording after
the phrase "empower families"
• 1) add "green space" the committee would like the guiding principle to be rephrased to
include green space, such as "...support existing needs, green spce, and future growth."
• 5) add item about wildlife
• Rich in history as a guiding principle
o Make it actionable and specific
CIBLO
_- n w
Section 3: Placetypes
This section asked the committee to look at the preliminary PlaceTypes and give
feedback on the PlaceType Character & Intent descriptions and Land Use
considerations.
+�543s k 'x
�i:?��g
t
_�,�J
artbh
O
CIBIOLO
TOMORROW
MPAC Workbook Page 10 - PlaceTypes
MPAC Workshop 77/09/2023
Preferred Scenario — PlaceTypes
PlaceTypes
What are PlaceTypes?
• PlaceTypes reflect the "palette" of development contexts we will use to
illustrate future development patterns
• Represent the variety of places that currently exist or could exist in the
undeveloped or redeveloped areas of Cibolo in the future
• Do not indicate single land uses
• May be inclusive of several zoning categories
• Describe the desired character of the place
o Mix of land uses
o Scale
o Pedestrian experience
o Other aspects that are critical to establishing character
Cibolo PlaceTypes
Estate
Neighborhood
Residential
Commercial
Community
Residential
Compact
Residential
10
Light Industrial/
Business
'
Business Park
CIBULO
Example of PlaceType description page in the Workbook
MPAC Workshop 17/09/2023
ESTATE RESIDENTIAL— Residential PlaceType
CHARACTER & INTENT
Predominantly single-family housing on large lots
located on the outskirts of the community or enclaves
within the city. Residential uses are oriented to the
Interior of the site and may or may not include farm Aft
and livestock restrictions.
LAND USE CONSIDERATIONS
PRIMARY LAND USE
. Single-family detached homes
SECONDARY LAND USE
. Civic and institutional uses, parks, and open space
INDICATORS & ASSUMPTIONS
. Lot size (range) more than 2 acres
COMMUNITY RESIDENTIAL— Residential PlaceType
CHARACTER & INTENT
Predominantly single-family housing on detached lots' - :t
Homes are generally located in platted subdivisions x„€ v.�_
with all utilities, residential streets, and sidewalks. May l�� IS�eI �, -
Include historic properties. May contain asmall �� Y� a a t . .'
number of convenience commercial businesses to
4 r
support the neighborhood. i
�f
LAND USE CONSIDERATIONS
PRIMARY LAND USE
. Single -faro ily detached homes
SECONDARY LAND USE
. Civic and institutional uses, parks, and open
INDICATORS & ASSUMPTIONS
. Lot size (range) less than 2 acres
11
Written Notes
CI BC.) LO
169p/4 ths
arc alas /Y
R A CrT y PCS
�-Clvckr oGIicA-)O»tcAf
auow an krrw 4C&5
rfecer A< rMq rai. �S"n%rf'0+1
PW
on
bele.,, 78
/IDl2�J7 �h�ULL'.
CIBC) LO
00k wI 0.VC40mani'5,
am hor►etS, conks
—'E)onf{' wan+ 4/()(/ n affbw lMipjl sftl lad
no sve FaMI�
IVld-.c, LISZ attars W -e
G-Yl�c�y` ►,yjj ��
CIBULO
CIV I h n4 L4
—1?),AM
fIw5D VSE
fY/ty14 _1C4m,
business on v
old foww -8�5epsfl2k i&
t Mesib/1C O&wndtw C
,
con�E�i Fieusr.-wvd
Lel G hf T 16�sb?&O�-
()124ep Soa ce
Notes:
• Need updated flood plains. The committee felt that the PlaceType maps presented in the
meeting couldn't be properly evaluated until it was confirmed that the floodplain map was
up to date and was Atlas 14
o Verify those are Atlas 14
ni,., Nom„
• PlaceTypes
o Estate Res. (Residential)
• Cluster development allow on large acres
• "conservation" instead of compact
Put in name or as a land use as a primary
• Prefer the rural residential description
Make another category? The consensus decided by the committee
was to create another PlaceType above Estate Residential called
;4griculturaVRural"
• 5-10+ acres, see Guadalupe county
• Agriculture/homestead?
• Modify to (1-5 acres)
• Rural/ag = 5+ acres
• Below 75
• Put ag definition in UDC
o Comm. Resi. (Community Residential)
• Homesteading?
• Not Ag.
I , ..,�
o Compact Resi. (Residential)
• PLU
C I B C) LO
i,..
• Good with apartments, townhomes, condos
• Don't want duplex/narrow housing/small lot
• 'multi -family" or "TF1" Townhomes
Renwnp'2 Remove -.2
• No single family
• Put next to commercial
• Add language about flood prevention/open space
• Remove lot size, do density qualifier instead
o Neighborhood Comm. (Commercial)
• Don't like strip malls
• Need detention/flooding treatments, open space
• I&C: "consideration of flooding/water"
• Reuse language from old guide, use access of road
• Implement landscaping rules
• Family oriented, no bars
o Community Commercial
• Bars. The committee determined that adult venues such as bars would be
acceptable in community commercial.
o Mixed Use
■ No freestanding apartments
■ Specify multi -family
■ Business on bottom and live on top is ok
o Downtown
■ No hotel
■ Old town isle separate from Downtown
• Downtown is across from Walmart
• Old town is historic downtown
• SF (single Family) detached home
• Res (Residential)
• Look at overlay
o Light industrial, heavy ind. And Open space - Tabled for
next meeting
CIBOLO MEETING -IN -A -BOX RECAP DOCUMENT
COMPREHENSIVE PLAN
Cibolo Meeting -in -a -box
Recap Document
November 16, 2023
Introduction
One public engagement tool used to gather feedback during the Community Summit #2
portion of the Cibolo Tomorrow Comprehensive Plan was a technique called Meeting -in -a-Box.
A toolkit of materials was provided to Project Ambassadors—community members who
volunteered to facilitate small group discussions—for use in meetings with their neighborhood
associations, cultural groups, business associates, etc. Questions were provided to the
Ambassadors to encourage targeted discussion among residents and stakeholders on the future
of Cibolo.
Six (6) discussions involving approximately 38 individuals were held between June to August of
2023. Twenty-six (26) questions going over twelve (12) topics were provided in the Meeting -in -
a -Box materials. Ambassadors were encouraged to work through as many questions as possible
in their discussions but to focus on those that seemed most important to their groups if they
were not able to cover them all. The topics included:
• Demographics
• Vision
• Land Use & Character
• Transportation
• Housing and Neighborhoods
• Community Facilities & Public Services
• IH -10 Corridor
• Downtown
• Environmental and Sustainability
• Economic Development
• Parks and Open Space
• Arts, Entertainment, and Historic
Preservation
Disclaimer. Comments in this document were transcribed in accordance with the statements
submitted in reports from the Meeting -in -a -Box discussions without regard to grammatical errors.
CIBbLO
Demographics
In your experience, how would you describe the makeup of the City of Cibolo?
• Diverse population ethnically and culturally - opportunities to learn from each other
younger community but not large college group. college students are going elsewhere.
not a large 20 something population. Not attracting that group.
• Well-rounded diverse community comprised heavy military -centric.
Over the next 30 years, what groups of people should Cibolo plan on having as part of
their community? Examples include youth, seniors, college students, etc.
• More retired using the services of military -retirees like to live close to medical and away
from the city.
• Seniors
What types of services will the community need in the future to best serve its population?
• Don't need more dental offices.
• More social spaces for 20+ year olds
• more medical services
• Better public transportation or dependable services like Alamo Regional Transit
• Complex for indoor walking trail around a community center for indoor activities in the
heat of summer.
As the City builds out and the population grows over the next 30 years, what are some key
considerations that need to stay at the forefront?
• Business to attract the 20 something age group.
• City is family-oriented which brings them back to Cibolo. Otherwise, we will have an
aging population.
• Kids are planting elsewhere and did not return with their families.
• Military families at Randolph are transient and may not be as active as others in setting
up businesses and in community.
• Infrastructure to connect communities, street maintenance.
• Permanent City owned Senior Center and additional recreational programs to serve
them.
CIBOLO
Vision
Give one word or phrase that would best describe Cibolo in 2050:
• Desirable, growing, modern with old school values, thriving, modern.
Since 2076, how has this vision changed?
• Opened avenues for lower-income families to be part of the community i,.e. jobs that
would appeal to them - HEB, Walmart, apartments.
• Continue to grow without growing too much.
• Diversified our population - not all middle-class families anymore.
What elements have stayed the same?
• Seeing a lot of families
• Rallying around the schools
• Theater programs in the schools
• Constant growth
What new elements should be incorporated?
• Businesses should not come before citizens.
• Inclusive
• Take out the word - typical - we are not a basic town.
• Add the word "community." community needs to be highlighted.
• Better transportation
• Leveraging technology
Land Use & Character
What are some key characteristics that ensure as Cibolo grows it maintains a high-quality
environment for all its residents?
• Restaurants
• Wider streets to accommodate cars on both sides of the street and a firetruck.
Transportation
Are there areas in Cibolo that you would consider inaccessible, whether by vehicle, transit, biking
or walking?
• Stonebrook is locked in = can't get out onto FM1103
In what areas do you experience the greatest traffic congestion/safety issues in Cibolo?
• Cibolo Valley Drive
• FM1103
• Construction happening at the same time.
• Speeding in neighborhoods
• Cibolo Valley Drive- need crosswalk between Walmart and Firestone. Too many
pedestrians are trying to cross there and holding up traffic.
• Bentwood Ranch has street racers.
Do you ever have issues getting to work/schooVhome%tc.? What transportation issues do
other groups in the community face?
• Street maintenance
• Stonebrook streets are full of dips.
• Need public transportation.
• Need partnership with SCUID to allow more parking spaces for the Cibolo senior center
participants. Employees are taking parking spaces near the senior center, requiring
seniors to walk really far.
What would you like to see in terms of connectivity associated with 1-35 to V 10?
• Not a toll road
CIBC)LO
Housing and Neighborhoods
What does a healthy, thriving neighborhood look like to you?
• Safe, clean, harmonious living environment (neighbors that value and respect
individuality)
• HOA Boards that are active within the neighborhoods.
What types of housing are missing or needed in Cibolo?
• No more apartment complexes.
What do you feel affects the health of your neighborhood the most?
• FM 1103 sidewalks
• Connectivity to other places, public roads.
Community Facilities & Public Services
Which community facilities do you use the most?
• Cibolo Senior Center
Which public services are essential to your community today?
• Community Center with indoor walking track and special events
• Police/Fire - appreciate the services and additional attention
As Cibolo grows, what facilities and services will the city need in order to make sure an
appropriate level of services are provided?
• Public transportation
• Increase the number of employees - very low compared to other cities.
• Special needs programs - POC: David Weaver, Grange Hall.
When you think of Cibolo and the ED today, where is the greatest need for additional
community facilities and public services?
• Animal Shelter needs to be expanded and updated.
• Larger Senior Center, permanent City building.
CIBLO
0RR,,0W
IH -10 Corridor
What are some of the assets of the IH -10 Corridor as it relates to the future of Cibolo?
• Conference center
• Shopping
• Restaurants
How can IH -10 best capitalize on its opportunities as a major throughfare in Cibolo?
• Hotel conference center, restaurants, shopping
• Needs a connection
Downtown
What does a vibrant Downtown Cibolo look like to you?
• Innovative historically preserved Old Town
• Like the Old Town charm
• Main Street needs to fix up the buildings. Can still maintain history, can be unique but
doesn't have to look run down.
• Business signs you can read.
What types of places and businesses are missing that you would like to see added to
Downtown in the future?
• More boutiques, shopping opportunities
• Additional emphasis minority owned business.
What types of projects should the City prioritize for City funding? Why should the City
prioritize them? Project examples include, but are not limited to: Streetscape
improvements (including sidewalks, lighting, benches, landscaping), Features like water
fountains, sculptures, and murals, Grants to fund building restoration, Housing, Parking,
Open spaces (including plazas and small parks)
• Mural wall painted - signature for Cibolo not always timely.
• Grants for improving historic buildings.
• Art Walk, murals painted on the buildings.
What areas or places Downtown face accessibility issues? What ideas do you hove for
addressing those issues?
• Sidewalks on both sides of the street
• More crosswalks
• Businesses need handicap ramps.
CIBbLO
Environmental and Sustainability
How important is it to you that the environment in and around Cibolo is protected?
• Protect Wobbler nesting grounds.
• Future water usage for growth.
Are there places or neighborhoods in Cibolo that are currently negatively affected by the
environment and/or sustainability practices? Some examples include but are not limited
to: A neighborhood consistently floods, A place is not walkable because it does not have
shade to protect from the heat, and Sewage issues.
• Better road access
• Flooding for area on FM 1103 near Steele HS and Town Creek HOA.
Economic Development
How might we improve economic opportunities for current residents, reduce barriers to
starting and expanding businesses, and attract/retain/expand major employers? Come up
with at least 2 ideas.
• More timely with approvals.
• Explore business incubator to grow the next generation of businesses in the city.
• Create an environment for businesses to make it easier to come to the city.
• Talk to residents on strategic planning on short topics, face to face.
• Work group to develop a workbook of what a business needs to come to the community
- resources etc. to make it easier to come.
• Strategic planning to bring in the correct number of businesses of one type to ensure
they survive.
• Spread out the businesses, don't lump them all in the same place.
CIBCLO
Parks and Open Space
What amenities or facilities do you like that are currently provided in parks and open
spaces? What amenities or facilities are needed that are not currently provided in parks
and open spaces?
• Pickleball
• Basketball courts
• Walking trails
• Develop pond at HEB
• Something wet - splash pad or pool
• Restrooms in all facilities
• Lighting
• Basketball courts
How might we maintain and expand greenspace, natural resources, and conservation
efforts for the benefit of all of Cibolo? Please come up with at least 5 ideas.
• Preserve green spaces
• Plant trees
• Mini botanical area as an example of what people can do in their own yards.
Are you able to access and feel safe using the parks, playgrounds, trails, and/or open
spaces in Cibolo? Why or why not?
• Yes, but would like to have the lights fixed at Neimitz Park to prevent car break ins and
vandalism.
• Court resurfaced at Neimitz.
• Future consideration: appropriate security features are in place (i.e. monitors, cameras)
not just the 911 boxes.
• Need more police presence.
Do you use park and recreation facilities outside of Cibolo? If so, where and why?
• Chicken and Pickle - no pickleball courts in Cibolo
• Crescent Bend
• Pickle ball
• Nice parks
CIBULO
Arts, Entertainment, and Historic Preservation
What types of visual arts, performing arts, and entertainment events have the greatest
potential for growth in Cibolo?
• More special events like Schertz but not the same so we don't compete.
• Expand on our existing events.
• Focus on attracting local artists to present their works through the city. (i.e. Murals, art
work, etc.)
• Have a community center to have events.
• Have the building walls etc. to showcase local artists.
• Art Walk
• Murals painted on the buildings downtown.
How might we make visual arts, performing arts, and entertainment events more
accessible to more people in the community? Come up with at least 5 ideas.
• More Summer Nights type events
• Concerts in the park
• Movies in the park
• Events that draw people to our businesses
• Community Center for large events - i.e. pageants
• No hotels to draw large conferences etc.
Are there groups, areas or cultures that are not represented in our historic preservation
and/or cultural events?
• Historical makeup needs to be included in the City events.
CIBOLO
Key Takeaways:
Responsible Growth. Participants emphasized the desire to preserve greenspace but
also wanted to see new opportunities for activity in the City. Examples of activities
included community centers, restaurants, and retail opportunities. Participants expressed
need for preserving the small town feel of Cibolo but wanted to approach growth slowly
over time.
Connectivity. Participants expressed a need for better overall connectivity in Cibolo. For
pedestrians, the need for improved sidewalks and closing sidewalk gaps is emphasized
in neighborhoods and to local activity anchors. For vehicular travel, participants
expressed need for better north to south mobility connections.
Downtown, Business, and Entertainment. Participants expressed wanting more
options to shop local and stay local. They brought up incentivizing small businesses,
capitalizing on downtown, and the inclusion of art and culture within downtown. They
mentioned wanting more events at parks and the community center for movies, art
shows, and concerts.
Maintenance and Infrastructure Improvements. Participants saw a huge need for
maintenance and refresh in the city. This included streets, parks, and potential for a
refresh of Old Town. Flooding is a major concern for residents and improvements to
mitigate flooding in Cibolo is a high priority.
k
SURVEY 1 RESULTS
9/13/23,11:13 AM Cibolo, T%- Report Creation
Cibolo Tomorrow Comprehensive Plan
Survey 1 Results
MOVE+ uPTIUNS* LA . </> i
All participants Ritered by Date
Project Engagement
VIEWS PARTICIPANTS
1,471 15
RESPONSES COMMENTS
4 64
SUBSCRIBERS
4
9/13/23, 11:13 AM
Cibolo, TX -Report Creation
All participants -Custom Date Range Filtered by Da
In a couple words, as it stands today, tell us what are the primary Strengths of Cibolo?
Examples of strengths can be things such as what Cibolo does well, what sets Cibolo apart from c
communities, or physical assets such as skilled staff, location, or resources.
Old town turning into a tourist destination.
2 months ago
Strips of commercial buildings mixed within residential areas (so there are nearby things to every neighborhood).
2 months ago
Downtown still has small town feel.
2 months ago
Location is in close proximity to IH35
2 months ago
Military community of neighbors who are accustomed to change, and city should utilize their engagement as they have
great perspective from various parts of the world.
3 months ago
Current restaurants,subdivisions, retirement homes and stores fit the community needs.
3 months ago
Excellent Police Department, Family
3 months ago
Cibolo does not feel over populated. It has great school options (great for families and home value. The grocery stores/
stores that are present meet every need; Again, shops etc are not over done, but still allows room to grow. The nightlife
available is perfect. Its close to 135. Cibolo is perfectly distanced from San Antonio. I love the small town feel. The comm
seems like one that will support local small businesses. The communication between residents and county staff seems
great. Disclaimer, I just moved to Cibolo and these are things I loved.
3 months ago
f All participants- Custom Date Range
Filtered by Da
From a location standpoint, on the map below, pin the areas where these strengths exist.
No data to display...
https://publicinput.wm/report9id=21086 2/11
9/13/23, 11 13A Cibolo. TX - Report Creation
* All participants -Custom Date Range Filtered by Da
How can we capitalize on each strength you listed? Please be specific.
Grow downtown and make it a place people want to come and visit.
2 months ago
Access to IH35 via FM1103 would be ideal, except for the fact that construction on FM1103 has completely stopped and
road is almost undriveable
2 months ago
Options through out the city.
3 months ago
Support small businesses. Don't allow too many big corporations to become established, do not over populate. Create r
outdoor areas that encourage healthy life styles, its great for the culture and mental health of residents. Please keep
engaging residents in Cibolo community plans and events. I love it.
3 months ago
https://publicinput.mm/report?id=21086
3111
9/13/23, 11:13AM
Cibolo, TX - Report Creaborr
0 All participants -Custom Date Range Filtered by Da
In a couple words, as it stands today, tell us what are the primary Weaknesses of Cibolo?
Examples of potential weaknesses can be what Cibolo lacks, things your competing cities do better
you, or resource limitations.
Too many cheap and poorly built housing developments. Cheapens the looks of the city and future homeowners will su
on home value.
2 months ago
Our parks are not as nice as other parks. Play areas are generic and lack newer features of other places.
2 months ago
Roads, parks
2 months ago
Follow up on communication with residents needs improvement. Several other local cities have a program that allows
volunteers to clean up/repair older neighborhoods. This tells me those cities are concerned about those residents and
willing to make their neighborhoods better, rather than just choose to ignore problem areas. Streets in older neighborh
in Cibolo need attention due to disrepair, rather than excuses why repairs cannot be done
2 months ago
The Cibolo Animal Shelter is small & underfunded. It's capacity does not currently meet the need & our city continues tc
grow & the need will also grow.
3 months ago
ROAD MAINTENANCE IN SUBDIVISIONS affected by the fast growth
3 months ago
Road projects need to be built to DOT standards. We are growing and need this infrastructure now. Housing developme
need to assist in these projects also. No more subdivision unless they are on the same tracks we have now or even largo
Schools are needed now, public safety, emergency management, police and fire all need support too.
3 months ago
More restaurants and we need more policing in our neighborhoods and streets regarding safety measures against spee
3 months ago
Cibolo doesn't have enough green space with trees. We need a nature park. We need more than one, actually. No
playgrounds, no sports fields in them: just shade to walk under and native plants to learn about while we enjoy some fn
air and hope to see some wildlife. Schertz has Crescent Bend and draws birdwatchers and nature lovers from miles arot
3 months ago
https'//publicinput.00nVmport?id=21086 4111
9/13/23, 11:13 AM Cibolo, TX - Report Creation
The roads, specifically FM 1103, has many potholes.
3 months ago
Roads, roads, roads, and roads.
4 months ago
lack of events that draw people to come to Cibolo from other parts of the area
4 months ago
$ All participants - Custom Date Range Filtered by Da
From a location standpoint, on the map below, pin the areas where these weaknesses exist.
MOICKINGBIRD Y' Add Laye
TS
Geronimo
1
1
ae
McOueeney
r t
14%)
Marion Seguin
as
Santa Clara
Zuehl
New Berlin
aE
C2
Map data
https:/Ipublicinput.mm/mport?id=21088 5/11
MAGNOLIA
SPRINGS
b
-- Garden Ridge
CYPRESS POINT
'
Northcliffe
Ito
✓� p *at +�S�Mta �.
Live Oak Schertz
Cibolo •
„
idorlarld Universal City
Q
I
Longhorn Randolph AFB
t
Wmdcrest
i +,#
Converse
6"ir to,
rV
$
am Kirby
ton
tl��=
Geronimo
1
1
ae
McOueeney
r t
14%)
Marion Seguin
as
Santa Clara
Zuehl
New Berlin
aE
C2
Map data
https:/Ipublicinput.mm/mport?id=21088 5/11
9/13/23, 11:13 AM
Cibolo, TX - Report Creation
0 All participants -Custom Date Range Filtered by Da
How can we best mitigate those weaknesses you listed? Please be specific.
Build newer, better parks.
2 months ago
Improve roads, create a position to promote downtown and champion growth
2 months ago
A portion of Cibolo North abuts to heavy industrial and the concerns of the residents in the affected area need to be he
and addressed by the City, as well as maintaining of streets on a timely basis. Communication, follow up and more
communication builds good relationships instead of rancor
2 months ago
Adequate funding for a larger facility, supplies & more staffing is imperative.
3 months ago
Unfortunately Cibolo is behind, the only way to catch up is to slow growth.
3 months ago
Speeders need to have heftier fines and or there license taken away!
3 months ago
We need huge swaths of open public spaces now, and we need to keep watching out for opportunities to gain some mo
the future. Quick, grab some land before more strip malls and subdivisions wreck it all.
3 months ago
Consider Dean Road to be as highly traveled as Green Valley or Weiderstein. Stop delaying resurfacing based on anothe
neighborhood coming in. We live here NOW, in 400k+ homes that generate a significant amount of revenue. The very le.
our city should do is have safe roads to travel or exercise on.
4 months ago
series of events on a monthly basis to draw people to Cibolo
4 months ago
https://publidnput.mm/report?id=21006 6111
9/13/23, 11:13AM
Cibolo, TX - Report Creation
8 All participants- Custom Date Range Filtered by Da
Looking forward, tell us what major Opportunities you think er can best take advantage of for Cit
Potential opportunity examples include: strengths that might be valuable to potential partner
underserved demographics in Cibolo, or ways to bring greater media attention to the city.
Clean up the Cibolo creek area at the low water crossing.
2 months ago
Build a beer hall behind the city hall annex and host an annual Oktoberfest.
2 months ago
I would like to see Cibolo strive to maintain the small city atmosphere and be cognizant to retaining as much green spat
possible rather than endless concrete and pavement. If the underserved areas (Cibolo North being one) were given
attention, as people drove through the City, it would present a better image of their possible future home, as well as Ind
the City has a stake in preserving older neighborhoods, which would be attractive to potential buyers. I would like to see
more updated Senior Citizen center rather than the old Grange, as there is an aging population and this would be attrac
to the elderly population. I don't think more media attention is necessary as people are flocking here anyway.
2 months ago
Alamo City Motorplex could bring the city money and tax dollars. As a former racer and motor enthusiast their is interes
still.
3 months ago
Let's do Nature better than everybody else. Greener is the place everyone would love to live in. More trees everywhere.
friendly streets. Safe pedestrian paths. Cut down light pollution to help the birds and stargazers. Discourage boring laws
help people learn to garden, grow food or native plants to save water. Why not collect household food waste: cut down
landfill while creating usable compost. Do something now to keep natural land open before its all gone.
3 months ago
Healthy restaurant and food options! Panera, Whole Foods, Trader Joe's, Salada, etc! Stop with the shopping strips full o'
random retail- especially Dental Offices! It's all the same -Target, Main Event, outdoor fun for families- Fischer Park quail
Cibolo.
4 months ago
8 All participants - Custom Date Range
Filtered by Da
From a location standpoint, on the map below, pin the areas where these opportunities exist
No data to display...
https://publicinput.mm/mport7id=21066 7/11
9/13/23, 11:13AM
$ All participants - Custom Date Range
Cibolo, TX - Report Creation
Filtered by Da
How can we best optimize our potential to maximize those opportunities that you listed? Please
specific.
Communication, communication, communication
2 months ago
Build the roads to proper DOT specs, and slow growth until roads, schools, and jobs catch up to Cibolo needs.
3 months ago
I don't know much about finance but can we do a bond issue to buy land for new natural areas? Or, are we reaching out
landowners to help them at least create conservation easements, if not outright donating land to the city?
Create a Green Committee. Give them a budget. Let them research all the greenest ideas from everywhere and get goin
implement them.
As an aside I was thinking about serving on Parks & Rec but what that committee seems to do is a bunch of event plann
That's okay, but is a different focus than a committee looking to improve our natural surroundings.
3 months ago
https://publicinput.wm/report?id=21086 8111
9/13/23, 11:13 AM
Cibolo, TX - Report Creation
All participants -Custom Date Range Filtered by Da
Looking forward, what major Threats do you see for the future of Cibolo?
Potential threats examples can be environmental changes, tough job markets, problems that if,
unresolved will become unmanageable.
Bad roads. Not controlling growth. The infrastructure is not here to support growth.
2 months ago
There is the threat of losing existing green space, and open areas. I don't believe Cibolo should be an inner City type
community full of apartments and strip centers. Underserved areas are at risk of becoming "broken window"
neighborhoods and disrepair of streets in those areas only serve to indicate the City is ok with the decline. With all the r
developments, where crime had been almost unheard of, is now a common occurrence. Possibly increasing the police fi
would help address this as well as continuation of "Coffee with a Cop" or other such initiatives.
2 months ago
The size & the lack of funding the Animal Shelter will cause more animals to be euthanized or for the Shelter to dissolve
3 months ago
As a Safety Professional, Cibolo is not ready for floods like 1998, or even a hurricane like Harvey. Even wi Terry storms pi
threat. Planning, and hiring skilled people needs to occur before something happens.
3 months ago
Overcrowding and lack of city resources.
3 months ago
Running out of water. Floods.
3 months ago
The random shopping strips vacant or full of the off the wall shop and retail- we will end up with abandoned buildings t
only attract economic, visual and safety burdens for our city.
4 months ago
S All participants - Custom Date Range Filtered by Da
From a location standpoint, on the map below, pin the areas where these threats exist.
No data to display...
https://publidnput.wm/mport?id=21088
9/11
9/13/23, 11:13AM Cibolo, TX - Report Creation
All participants - Custom Date Range Filtered by Da
How can we best address those threats you listed? Please be specific.
Put all efforts on roads. With increased growth roads will just get worse, cibolo will be more congested and people will It
2 months ago
City to take seriously any concerns of citizens and to the best of their ability, address those concerns so that citizens act
see their voice made a difference. Many residents don't speak up because they feel their concerns are just dismissed ar
the City listens to big money rather than them. A community that feels included, heard and protected will thrive.
2 months ago
Funding
3 months ago
Its starts by preparing now.
3 months ago
1. Building more townhomes or mid rise apartments. Adding another police precinct and or fire department
3 months ago
Open green areas help to refresh aquifers and mitigate flooding due to all the development.
Educate citizens to quit throwing water and chemicals on their lawns.
3 months ago
Be mindful of the repetitiveness that has become the norm. We need higher end shops to be the majority in each strip I
4 months ago
All participants -Custom Date Range Filtered by Da
What are the major issues we should focus on and/or know about as they relate to this chapte
traffic on 1103
2 months ago
https://publidnput.mm/mport?id=21088 10/11
9/13/23, 11:13 AM Cibolo, TX - Report Creation
$ All participants - Custom Date Range Filtered by Do
What are the major issues we should focus on and/or know about as they relate to this chapte
green space needs to be protected and expanded
2 months ago
S All participants - Custom Date Range Filtered by Da
What are the major issues we should focus on and/or know about as they relate to this chapte
traffic is a huge issue, daily. This is a black mark on our beautiful city
2 months ago
All participants -Custom Date Range Filtered by Da
What are the major issues we should focus on and/or know about as they relate to this chapte
attracting unique business to improve tax base and make our city attractive to residents
2 months ago
more business, less multi family units
2 months ago
https://publicinput. wmtmport?id=21088
SURVEY 2 RESULTS
V PortraR BPtlRt •C Share 0 • Opt O;'>
Cibolo Comp Plan Survey 2
How important is it for you to have a vibrant downtown with a mix of businesses, entertainment options,
and cultural activities in Clbolo7
Verylmponant Important SommhM Important wwmimportant Noopa
t All participants
Filtered by Date ;
Project Engagement
VIEWS PMDCIPMTS RESPONSES COMMENTS
954 196 7,411 123
Survey Date: July 25 to November 3 2023
Save Changes
Engagement overtime
150
100
50
■ Viewers
■ Views
0
08/08 08/16 08/24 09/01 09/08 09/16 09/23 10/01 10/08 10/16 10/24 11/01
2500
■ Votes
2000 1 Comments
1500
1000
500
0
08/08 08/16 08/24 09/01 09/08 09/16 09/23 10/01 10/08 10/16 10/24 11/01
8 All participants
Engagement over time
150
100
50
Filtered by Date 6
■ Viewers
■ Views
08/01 08/16 C3'X 09/16 10/01 loilb 11/01
2500
■ votes
2000 ■ Comments
1500
1000
500
08/01 08/16 09/01 09/16 10/01 10/16 X1/01
140
120
100
80
60
40
20
140
120
100
ao
60
as a place to raise a family?
Satisfied Very Satisfied Dissatisfied No opinion Very Dissatisfied
As a place to live?
iso
200
50
0
240
220
200
80
60
40
20
0
overall quality of life?
Satisfied Very Satisfied Dissatisfied Very Dissatisfied No opinion
overall image and reputation?
Satisfied Dissatisfied Very Satisfied Very Dissatisfied No opinion
120
100
80
60
40
20
140
120
100
80
60
CE
20
0
as a place to retire?
Satisfied Very Satisfied Dissatisfied No opinion Very Dissatisfied
overall quality of City services?
Satisfied Dissatisfied Very Satisfied Very Dissatisfied No opinion
100
80
60
40
20
0
120
100
80
60
40
20
0
as a place to do business?
Satisfied No opinion Dissatisfied Very Satisfied Very Dissatisfied
as a place to work?
No opinion Satisfied Dissatisfied Very satisfied Very Dissatisfied
100
so
60
40
20
0
as a place to play?
Dissatisfied Satisfied No opinion Very Dissatisfied Very Satisfied
71°fo Female
26% Male
2% Prefer not to answer
1°!0 3rd Gender/non-binary/genderfluid
0% Do not identify as male or female
What is your gender?
203 Respondents
144 ✓
53 ✓
4
2✓
0✓
How old are you?
33% 45-54 years 66 V
26% 35-44 years 53 V
7 55-64 years 42 V
.t V%
64+ years 23.•
O20-34 years 16./
1 % <19 years 2 v
202 Respondents
Are you a resident of Cibolo?
96°lo Yes 191./
4% No 8./
199 Respondents
If you selected no on the previous question, where do you reside?
94% Guadalupe County 76 V
4% Bexar County 3 r
2% Other 2./
81 Respondents
How long have you lived in Cibolo?
25°Jo 1-3 years SOV
24Wo 11-20 years 48.i
18% 4-7 years 36./
13% 8-10 years 26,1
13%
20+ years 25-/
3% <1 year 6.r
3% Not applicable 6.i
197 Respondents
Do you work in Cibolo?
21% No, Bexar County
19% Retired
17% No, other place
15% Stay Home/Don't Work
11% Yes
11% Yes, at home
5% No, Guadalupe County
196 Respondents
Infrastructure and Development
Are the roads in Cibolo in good condition?
200
150
100
50
0
No
Yes
42V
38./
33,/
30-/
22V
21 i
10V
160
140
120
100
80
60
40
140
120
100
80
60
40
Is traffic congestion an issue in Cibolo?
Yes No
Are there adequate facilities for walking in the City?
No Yes
200
iso
too
50
100
80
60
40
20
Are there adequate facilities for biking in Cibolo?
No Yes
How would you rate the quality of life in Cibolo compared to other cities in the region?
Same as other cities Better than other cities Worse than other cities
How satisfied are you with current development patterns in Cibolo (e.g. zoning regulations, mixed use
development, etc)?
e0
70
60
50
40
30
20
10
0
e0
70
60
50
40
30
20
10
Dissatisfied Satisfied Very Dissatisfied No Opinion Very satisfied
How satisfied are you with current education resources and opportunities in Cibolo?
Satisfied No Opinion Dissatisfied Very satisfied Very Dissatisfied
200
iso
100
so
100
80
60
40
20
Are there any specific land use changes you would like to see in Cibolo?
More green spaces Mixed use districts Commercial development Business districts
How accessible and affordable do you find current housing in Cibolo?
Affordable Unaffordable Undecided Very Unaffordable Very affordable
160
140
120
100
80
60
40
20
Is the Housing Type you are interested in available in Cibolo?
Ycs
Local Priorities
Which transportation issues are the most important for the City to address in the near future? Please
rank the issues, with the highest being your top choice.
9290
Street condition and maintenance
Rank: 2.06
130 ✓
79%
Traffic congestion
Rank: 2.97
111 ✓
75%
Pedestrian accommodation (e.g. sidewalks, crosswalks, trails, etc.)
Rank: 3 `='
106 ✓
77%
Safety
Rank: °
108 ✓
61%
Street connectivity (more options to get into and through Cibolo)
86 ✓
61 %
Intersection safety and access across the railroad
-
86 ✓
62%
Bicycle accommodation (e.g. on -street bike lanes, trails, etc.)
88 ✓
57%
Connecting FM 1103 from 1-35 to 1-10
80 ✓
56%
Wayfinding Signage (i.e. small signs identifying locations of important civic buildings
Raok: 7 91
79 ✓
54°h
Public transportation
RanH:: S.y9
76 ✓
141 Respondents
Which neighborhood challenges are the most important for the City to address in the near future? Please
rank the Issues, with the highest being your top choice.
60%
Reducing crime
Rank: 1.45
78 ✓
3%�
Infill of Vacant lots
Rank: 1.75
4 ✓
50%
Improving or adding sidewalks/places to walk
Rank: 1.91
65 ✓
21%
Addressing too much on -street in my neighborhood
Rank: 1.93
27 ✓
5390
Providing additional parks or recreation amentities in close proximity
Rank: 2.04
70 ✓
16%
Increasing code enforcement
Rank: 2.05
21 ✓
13°/n
Addressing stray animals
Rank: 2.12
17
309'°
Providing additional trails in close proximity
Rank: 2.21
39 ✓
5%
Addressing the overall condition of housing
Rank: 2.33
6 ✓
12%
Addressing the overall conditions of properties
Rank: 2.38
16 ✓
5%
Infill of vacant housing
Rank: 3.00
6 ✓
131 Respondents
Which parks, recreation, and trails challenges are the most important for the City to address in the near
future? Please rank the topics, with the highest being your top choice.
62% Increasing shade opportunities in existing parks (e.g., trees, pavilions, playscape shade 78
structures, etc.)
43°Jo Adding or enhancing outdoor space for community special events (e.g., an outdoor Rsnk: ,4 54 v
amphitheater)
42% Providing additional passive amenities (e.g, benches, picnic tables, walking trails, etc.) R l S. 53 v
Providing additional family-oriented recreation classes and opportunities 1' n . ,.; 49 V
32% Providing additional youth -oriented recreation classes and opportunities Rank. 7 6' 40 V
33% Providing more pavilions for public use Rank: 7.95 41 v
4090 Providing additional senior -oriented recreation classes and opportunities Ra"f- 51 v
32°Jo Providing additional athletic game fields 40 v
31% Developing sports complex Ra -- 'd5 39 v
126 Respondents
Improving pedestrian and bicycle connectivity to important destinations (e.g., parks,
-,
659'°
82 v
schools, downtown, etc.)
60%
Providing additional trails and sidewalks
Rant. ; e
76 v
51%
E
Providing additional active amenities (e.g. playscapes, exercise equipment, dog parks,
Rank:
64 V
etc.)
4290
Upgrading existing facilities in existing parks
Rat _
53 v
Providing additional public recreation opportunities such as summer concerts and/or
46%
58 v
outdoor movies
43°Jo Adding or enhancing outdoor space for community special events (e.g., an outdoor Rsnk: ,4 54 v
amphitheater)
42% Providing additional passive amenities (e.g, benches, picnic tables, walking trails, etc.) R l S. 53 v
Providing additional family-oriented recreation classes and opportunities 1' n . ,.; 49 V
32% Providing additional youth -oriented recreation classes and opportunities Rank. 7 6' 40 V
33% Providing more pavilions for public use Rank: 7.95 41 v
4090 Providing additional senior -oriented recreation classes and opportunities Ra"f- 51 v
32°Jo Providing additional athletic game fields 40 v
31% Developing sports complex Ra -- 'd5 39 v
126 Respondents
100
so
60
40
20
Which economic factors are most important to you? (Pick 3)
Quality of Cost of living Employee Creative Parking Abilityto Aesthetic Parks and Affordable Available
public compensat and availabilit walkto s/appeara resources jobs
schools ion cultural y shopsand nce for healthcare
arts scene restaurants recreation
14% Government Services 20.1
14% Tourism and Hospitality 20.1
14% Healthcare 20.1
10% Aerospace and Defense 15.1
10% Biotechnology 14.1
OManufacturing 12.1
84�o Utilities and Energy 11.1
5% Distribution and Warehousing 7 ./
3% Wholesale Trad 5v
What type of employers would you like to see expand or locate in Cibolo? (Pick 3)
55°/a
Restaurant
80.r
43%
Entertainment
63.1
32%
Retail
47 1
19%
Business and Professional Services
27.1
17%
Creative Arts
25.1
15%
Software Development
22V
14% Government Services 20.1
14% Tourism and Hospitality 20.1
14% Healthcare 20.1
10% Aerospace and Defense 15.1
10% Biotechnology 14.1
OManufacturing 12.1
84�o Utilities and Energy 11.1
5% Distribution and Warehousing 7 ./
3% Wholesale Trad 5v
3% Financial or Insurance Services
3% Supply Chain
80
70
60
50
40
30
20
10
145 Respondents
How important is sustainability and environmental responsibility to you in Cibolo?
Very Important Important somewhat Important Not at all Important No Opinion
5,1
4-/
As the city builds out, what would you like to see preserved?
Small town feel and green space
10 days ago
Small town feel.
21 days ago
Not having to many apartment buildings.
21 days ago
Historic downtown area
21 days ago
Green space, older neighborhoods
24 days ago
Old Town. The Bird sanctuary
24 days ago
Green belts
25 days ago
Downtown Cibolo needs to stay looking like downtown Cibolo
27 days ago
The small town feel with upgraded amenities and access
27 days ago
Green spaces and the small town home feel.
one month ago
one month ago
Children Hospital
one month ago
Police station 2#
one month ago
Target
one month ago
Having a Library and Expand the Animal Shelter also Remodel Downtown to bring Country Field Attraction More Country
Bars and BBQ Restaunts
one month ago
Community Development and Department Stores such as Target and a Upgrade on Downtown also Expand the Cibolo
Animal Shelter facility also in need More Restaurants and Retail Space
one month ago
Green spaces, HOAs and city laws. There is no point in having really nice places and parks to go to in Cibolo along with
homes - if personnel do not take care of them or know how to take care of them.
one month ago
Agri/rural, don't try to increase city income by installing more buildings than trees
one month ago
Farmlan
one month ago
Wildlife
one month ago
Parks and our small town atmosphere
one month ago
Beautiful Oak trees
one month ago
Green spaces and not so many strip malls and liquor stores.
one month ago
as much nature as possible, small town feel and low taxes!
one month ago
As much nature as possible, low taxes, small town feel.
one month ago
As much nature as possible
one month ago
N/a
one month ago
Downtown
one month ago
Lower taxes
one month ago
Integrity
one month ago
Green space, parks, walking trails and sidewalks
one month ago
Older homes
one month ago
Parks, and outdoor green spaces.
one month ago
Green space and land. An empty lot doesn't mean a building is needed
one month ago
Green spaces/land. Just because an lot is empty doesn't mean it needs a building
one month ago
Open spaces, old town Cibolo
one month ago
Downtown entertainment
one month ago
Keep the small town atmosphere and stop construction of housing developments. We need more quality -of -life businesses.
one month ago
The history and green spaces. The trees and older buildings
one month ago
Old Town Cibolo
one month ago
There is way too much housing going in without accounting for the lack of roads and the condition of the roads. It's almost
impossible to get out of my neighborhood during rush hours and school zone hours because 1103 backs up so badly. Yet
more houses and apartments keep being built. Its very frustrating and makes me want to move.
one month ago
Small town nature. No more big retail entities. There are enough nearby.
one month ago
Old Town
one month ago
Green spaces, farms, wildlife areas, small town feel- stop making it a mirror image of Converse.
one month ago
Open space or at least slowing down further retail development There is way too much retail development going on and it's
turning Cibolo into far Northeast San Antonio.
one month ago
Small Town Feel, More Variety of sit down Restraunts
one month ago
Small town feel. More small businesses, fewer "chain" businesses.
one month ago
Small town feel. More small businesses and fewer "chain" type businesses.
one month ago
Green space
one month ago
Old trees and buildings, green spaces
2 months ago
Small town feel
2 months ago
Green spaces- less density of houses being built. Less fast food chains
2 months ago
small town feel
2 months ago
Green spaces around neighborhoods, trees
2 months ago
Aesthetics. Just keep Cibolo beautiful.
2 months ago
Less congestion & less school zones
2 months ago
Green space and natural habitats
2 months ago
Green space & natural environmentl
2 months ago
Open land, Farm land
2 months ago
Natural areas, green spaces, historical buildings and places
2 months ago
Green Spaces. Stop trying to make a profit. We like the small town vibe.
2 months ago
All the green space. There is too many being lost to homes and businesses.
2 months ago
Green space, small town feel, single family homes on large lots.
2 months ago
Our green spaces, our parks, places to walk and get away from commercial areas.
2 months ago
Small town feel, slow down or temporary stop on city build out. Take care of what we have now.
2 months ago
Small town feel, don't build out so quickly let's put a temporary stop to building out and take care of what we have.
2 months ago
Small town feel, Old downtown, identity of Cibolo as a cattle farming town, no apartments,
2 months ago
Really what is going to be done? Lives here over 20 years, vote and still nothing gets done. Voted on our sidewalks to be
done it passed 15 years ago and we are still waiting, Northcliff area
2 months ago
More landl Stop building because the infrastructure cannot sustain the growth. Create better opportunities for small
businesses to expand.
2 months ago
Green spaces/ ranch land. Keep the small town feel and quit filling the landscape with rooftops.
2 months ago
Small town feel
2 months ago
Slow down the building out! Cibolo is becoming just another San Antonio suburb, and is losing its uniqueness! Stop putting
in the exact same shops and restaurants that Schertz hall At the rate it's going, there won't be a space of green between
here and Austin!
2 months ago
Small town, unique feel. Less chain restaurants more diverse scene that the rest of San Antonio is known for! More options
nearby so we can play where we live and avoid traffic
2 months ago
The small town feel & energy of a tight knit community.
2 months ago
My childhood memories of the bowling alley
2 months ago
M home
2 months ago
Old growth trees
2 months ago
Old homesteads remembered and stories preserved/shared
2 months ago
Open spaces with natural growth areas.
2 months ago
Green space. Charm of country feel.
2 months ago
Focus on road improvement
2 months ago
Let's focus on parking and road conditions
2 months ago
We need to focus on the infrastructure of our city
2 months ago
Green spaces, farms, walkable trails and bike paths
2 months ago
Green space, Cibolo used to be quiet and quaint. Please keep it that way.
2 months ago
Old town feel as we expand.
2 months ago
More green spacel I did not move to this area to end up living in a concrete jungle.
2 months ago
small town feel
2 months ago
Better roads to handle the traffic
2 months ago
My family moved across the country a little over 2 years ago to take a job in New Braunfels. One thing we like about Cibolo
there was undeveloped property scattered throughout the city. Not everything was concrete. Keep as much green space as
reasonably possible, keep things walkable, don't lose the small town feel as you grow.
2 months ago
Land, stop building, stop trying to make us a big city we moved here to be part of a small town and now It's starting to turn
into a big city that's not why we moved here. Also before allowing more housing to be built think about where the children
are going to go to school. Our schools are already over capacity in classrooms.
2 months ago
Green spaces
2 months ago
land owners rights, large acreage properties, farm land, open spaces, trees, the environment, natural habitats for the
wildlife, and Cibolo as a semi rural town not as a city extension of San Antonio
2 months ago
The old way of life in Cibolo where people could walk to meet downtown to gather and talk, exchange goods and services,
and celebrate together.
2 months ago
All of the endangered species that we have come through, along with their habitats, and as many trees as possible.
2 months ago
We need more options like local stores in Cibolo crossing, maybe a deli or retail clothing, arts & crafts, sprouts type market,
an alternative food place like green vegetarian or something. The small town feel of main street but with more diverse
options not chains and open space and farm/livestock properties
2 months ago
Growth in downtown cibolo, more parking, more businesses, more draw to all of Main Street
2 months ago
Old town's feel, but on a larger scale
2 months ago
The feel of semi rural small town living
2 months ago
The feel of semi rural small town Irving.
2 months ago
Love the preservation of Old Town Cibolo, protect Warbler's Wood Sanctuary, add a well designed skatepark for kids to
use... could be added near Veterans' Park [anything is better than the pitiful one at Schertz; there are grants to help with the
cost]]
2 months ago
Green spaces and the small town home feel. The history. More Mom and Pops places to eat and shop. Not the all of the
chain stores or restaurants. See some affordable housing to help the younger 20 somethings to live here and stay here to
raise their families.
2 months ago
Bird sanctuary, we also need a public pool
2 months ago
Old Main Street - I would like to see the current style of businesses remain for the rest of the street. It should be reasoned as
commercial, but no more chain -type retail and restaurants. Authentic and local businesses only
2 months ago
Small town feel, fewer homes, more green
2 months ago
Green space
2 months ago
Old trees and more land for wild life
2 months ago
Green spaces
2 months ago
Green spaces
2 months ago
Farming/Historical buildings
2 months ago
Green/natural spaces
2 months ago
Farms and historical buildings/sites
2 months ago
I'm not sure there's anything left to preserve.
2 months ago
Farms / Land / Culture
2 months ago
Green spaces
2 months ago
Natural areas.
2 months ago
Older houses and buildings
2 months ago
1111
2 months ago
Parks and recreation
2 months ago
the flood plain, the rural feel.
2 months ago
Keep the "smaill town Feel"
2 months ago
still the "small town feel"
2 months ago
More trees and historic homes.
2 months ago
Wildlife & greenspace areas, & native trees
2 months ago
Green spaces and historic buildings
3 months ago
Small town living! Keeping a small town community feel. Stop bringing chains and strip malls.
3 months ago
Green Spaces
3 months ago
Green Spaces!
3 months ago
Wildlife areas, nature areas, small town feel
3 months ago
BO
60
40
20
0
How would you rate the overall placemaking efforts in Downtown Cibolo?
Good Fair Poor Excellent Bad
How important is it for you to have a vibrant downtown with a mix of businesses, entertainment options,
and cultural activities in Cibolo?
70
60
50
40
30
20
10
Very Important Important somewhat important Not at all important No Opinion
Would you like to see more events or festivals held in downtown Cibolo to attract visitors and residents?
120
100
e0
60
40
20
Yes No