ORD 1329 03/02/2021 't o
r o
41
re x �S
ORDINANCE /39c7
AN ORDINANCE APPROVING THE REZONING OF 5 ACRES OF REAL
PROPERTIES LOCATED AT 180 KOVE LANE, FROM LOW DENSITY SINGLE-
FAMILY RESIDENTIAL (SF-2) TO HIGH DENSITY SINGLE-FAMILY
RESIDENTIAL (SF-6); DECLARING COMPLIANCE WITH MUNICIPAL ZONING
REGULATIONS, STATE LAW, PUBLIC NOTICE AND HEARING
REQUIREMENTS, INCORPORATING RECITALS; REPEALING ORDINANCES
OR PARTS OF ORDINANCES IN CONFLICT; PROVIDING FOR SEVERABILITY
AND DECLARING AN EFFECTIVE DATE
WHEREAS,Texas Local Government Code Section 211.004 provides that zoning regulations and district
boundaries must be adopted in accordance with a duly adopted Comprehensive Plan; and
WHEREAS,Texas Local Government Code Section 211.002 authorizes the City of Cibolo,as a home-rule
municipality to adopt, repeal or amend zoning district boundaries in order to promote the public health,
safety and general welfare of the City;and
WHEREAS, Section 9.02 of the City Charter of the City of Cibolo also provides that the City Council
with the authority to fix City zoning district boundaries by ordinance,and provide for the alteration of said
boundaries in any manner provided by law;and
WHEREAS,the City of Cibolo received an application from Keith Allan and Melissa Karol Henk to rezone
5 acres of real properties located 180 Kove Lane, from Low Density Single-Family Residential (SF-2) to
High Density Single-Family Residential (SF-6); and
WHEREAS, two public hearings were held to discuss the rezoning to the real property described
herein; w it h the first public hearing being conducted by the Planning & Zoning Commission on
Wednesday, February 10, 2021 at 6:30 p.m. in the Cibolo City Hall and the second public hearing being
conducted by City Council on Tuesday, February 23, 2021 at 6:30 p.m. in the Cibolo City Hall; each
being conducted for the purpose of providing all interested persons the opportunity to be heard concerning
the proposed rezoning of 5 acres from SF-2 to SF-6,as described herein and depicted in Exhibit"A';and
WHEREAS, legal notice notifying the public of both public hearings on the property proposed to be
rezoned, was posted on the City's official website and published in the Seguin Gazelle, a newspaper
of general circulation in the City of Cibolo, on December 27, 2020, with said publications provided more
than fifteen (15)days prior to the public hearing before the City Council; and
WHEREAS,written notice of the above public hearings before the Planning and Zoning Commission and
the City Council were sent to each owner of real property, as indicated on the approved tax roll of the City
of Cibolo, within 200 feet of the property to be rezoned, with said notice provided more than ten (10) days
prior to the initial public hearing of the City Council as cited above; and
WHEREAS, the Planning and Zoning Commission recommended and the City Council, therefore
determined that revising the zoning classifications of certain real property located at 180 Kove Lane,
from SF-2 to SF-6, as reflected in the attached Exhibit "A" would promote the health, safety, and general
welfare of the City and the safe and orderly development of the City, be consistent with the adopted
1
Comprehensive Plan, be compatible with the present zoning and conforming uses of nearby property and
with the character of the neighborhood, and result in properties suitable for uses permitted by the new
district.
NOW,THEREFORE: BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO,
TEXAS:
SECTION 1.AMENDMENT.
A. The zoning district for 5 acres of land in Guadalupe County, Texas, out of the Trinidad Garcia
Survey, Abstract 137 of Guadalupe County Public Records; said 5 acres of real properties being
depicted in EXHIBIT "A" (the "Property"), and incorporated herein by reference, is hereby
amended from Low Density Single-Family Residential (SF-2) to High Density Single-Family
Residential (SF-6).
B. The zoning map of the City of Cibolo is hereby amended to reflect the new zoning designations as
created by this Ordinance, being more specifically defined on EXHIBIT"B".
SECTION 2. DECLARATION OF COMPLIANCE. The City Council finds that all required public
notices for the rezoning of the Property described in EXHIBIT "A" have been published and the public
hearings as required by Municipal Code of Ordinances and state law have been held to consider the
application to amend the zoning district boundary.
SECTION 3. 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 4. REPEALED. All ordinances, parts of ordinances, or resolutions in conflict herewith are
expressly repealed.
SECTION 5. SEVERABH.ITY. If any section, subsection, sentence, clause or phrase of this Ordinance
is for any reason held to be unconstitutional or illegal, such decision shall not affect the validity of the
remaining sections of this Ordinance. The City Council hereby declares that it would have passed this
Ordinance, and each section, subsection, clause, or phrase thereof, irrespective of the fact that any one or
more sections, subsections, sentences, clauses or phrases be declared void; and that in lieu of each clause
or provision of this Ordinance that is invalid, illegal, or unenforceable there be added by the Mayor as
necessary with the approval of the City Attorney as to form, and as a part of the Ordinance a clause or
provision as similar in terms to such invalid,illegal or unenforceable clause or provision as may be possible,
legal,valid and enforceable.
SECTION 6. EFFECTIVE DATE. This ordinance shall become effective upon the adoption of this
ordinance.
PASSED,APPROVED,AND ADOPTED THIS DAY OF 12021.
Stosh Boyl
ATTEST: �` ayor, City of Cibolo
1119
Peggy Cimics, TRMC
City Secretary, City of Cibolo
2
EXHIBIT A: REZONING EXHIBIT (LEGAL DESCRIPTION)
Being a 5.0 acre parcel of land in the Trinidad Garcia Survey, Abstract No. 137, of Guadalupe
County, Texas, and being all of the called 5.0 acre tract, described in the deed recorded in
Document No. 2017021633, of the Deed Records (D.R.) of Guadalupe County, Texas; said 5.0
acre tract being more particularly described by metes and bounds as follows:
BEGINNING at a found %Z"rebar without cap at the southeast corner of the called 5.0 acre tract,
said rebar also being the southwest corner of a the Bella Rosa Subdivision (approved but not yet
recorded) on the north line of Lot 13, Block 1, of the Town Creek West Subdivision recorded in
Volume 4, Pages 99,Plat Records(P.R.),for the southeast corner of this description;
THENCE S 58042'35"W,with the common line of said Block 1, for a distance of 182.15 feet to
the southeast corner of a called 10.38 acre tract recorded in Volume 982, Page 639, D.R., and
further described in the Probated Will recorded in 2004-PC-13780 of Guadalupe County;
THENCE N 31003'14"W,with the common east line of the called 10.38 acre tract, for a distance
of 1,198.96 feet,to a point at the northwest corner of this description lying on the south line of Lot
32,Block 1,of the Charleston Parke Subdivision Unit 2,as shown on the plat recorded in Volume
7,Pages 261-262,of the P.R. of Guadalupe County;
THENCE N 58°54'02" E, with the south line of said subdivision,for a distance of 181.81 feet to
a found %a" rebar with CEC cap at the northwest comer of the above-described Bella Rosa
Subdivision for the northeast comer of this description;
THENCE S 31'04'12"E,with the common west line of said Bella Rosa Subdivision,for a distance
of 1,198.35 feet to the POINT OF BEGINNING,and 5.0 acres of land, more or less.
• Bearings source is the east line of this description, between the first and last faund
monuments described above, and shown as S 31°04'12" E, as derived from GPS
observation based on NAD 83(2011), Texas State Plane Coordinate System - South
Central Zone.
3
2 3 4 5 ] r, 7 B '0
BLOCK BLOCK
107 90
t t
GREEN VALLEY ROAD
(45 ROW) BELLA ROSA TRAIL
13
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P.O.B.
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'IfrFtEBkR LAND USE:LOW DENSITY FOLM rxST�ZMIW:V1
x V VmEc CAP
SINGLE FAMILY RESISIDENTIAL
EXISTING ZONING:SF-2
PROPOSED:SF-6
5.0 ACRES qt
CATION
N31'0714'W 1198.98'
LOT 25\
EXHIBIT B: UPDATED OFFICIAL ZONING MAP - CITY OF CIBOLO, TEXAS
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Cibolo Development Manual ' r °
.................................................................................................................... L. + ia.
Universal Development Application
(Please use separate application for each submittal)
O Annexation Petition O Land Study O Replat
O Disannexation Petition O Final Plat O Amending Plat
O Land Use Amendment O Preliminary Plat O Minor Plat
O Thoroughfare Amendment O Specific Use Permit O Vacating Plat
Zoning Change(choose one) O Conditional Use Permit O Site PlanlMixed Use Plan
Straight Zoning O Variance O Sign Program
O PUD(Planned Unit Development) O Appeal of Administrative O Tree Removal Permit
Decision
Project Name: Keith Alien&Moline Karol Hank
Total Acres: e.aac Survey Name: T"n1dad6wc'@9—Y Abstract No.: "'
Project Location(address): '111ecdon of Kan Low&Brook shadow
Current Zoning:W-2 taw Demky R-WwM Overlay: 0 Or Lots/units: 0 For CommanUlA ndursirlal:
XF
Proposed Zoning:a-*Hio orwiy R m u Overlay: P'""ohOO"One Talal Proposed Sq.Ft.
currentUae:r D-ft'"""""' ,1,+M SO FT
Proposed use: NOo.wiVftWdw r
Applicant Information:
Property Owner Name:Keith Alien&Melissa Karol Hank
Address: 180 Kove Lane City: Clbolo St/Zip: Texas/78108
Phone: Fax: E-Mail:
Applicant of 6ano t"n owns):
Address: City: Stip:
Phone: Fax. E-Mail:
Representative:CMI Engineering Consultants(Contact:Mary P.Stewart.P.E.)
Address: 11560 IH 10 West Suite 396 City_ San Antonio St/Zip: Texas,78230
Phone: (210)841-9999 Fax: (210)841-6440 E-Mail: mstewart®cectexas.com
Authorization:By signing this application,you hereby grant Staff access to our property to City of Cibolo
perform work related to your app l tion.
L Use Only
4 r
� rites s� ✓�/!L /`�.�� /� Told Fees
Typediv"ntedname
State of
/ Payment Method
County of pe
Before me, /�l I �(P !on this day personally appeared Submittal Date
//// 1medRka,ry PuWe
l�1[ W d re the person(s)is/are subscribed to the foregoing
wms a.ipmrt.)
instrument and acknowledged to me that he/she/they executed the same for the purposes and A—pted by
consideration therein expressed. Given under my hand and seal of office
this_L(,O day of ���, J``It to , SER NA LYNN CABALLERO
►f...
a4 :Notary Public.State of To
s }� Comm.Expires 0599.2024
ID 132599366
Effective September 01,2019
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LAND USE:Low DENSITY Fold W
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EXH 1 g
Henk Rezone Responses
3 Opposed (as of 1/8/2021)
................... ........
REPLY NONOWT,(Ficdt RczoOe)
Name(please pnus): 'goy min SAND1W f7_(�(R,.1
Address(in reletle0 to Wibit Ak
YOU or your rcpt= rM Inh'000d Baha OF bob poNac hentlsp 10 ads b ot6cink regbta your wpP-a WPo&—to Ae
remomg you mut 3ftt0 and Mean the oompMrc lbrw by narlkenaMU(Mailing Add. City of(bola.Attrwlioo:f%oabg A
Zoning Department.PO Hos M Ci6om,TX 711M?Yw may Am bring this Reply Notice&dff to one of the odeduled pubis
h—MP
if you have any firths questions plow call Cay Hall at 210.652-9900
O IN PAYOR i(OPPOSED
Cammatts:
Si6oaa ��GRaif4�_�' Dam:
REPLY NOTICE(Heck Reaoae)
Ne me(plea prim):
Addren(in mlation to P A)• S r[>a mn Ax
You or you ttin-,asriew any at4ad ebbr or both public hswb*L In order b omola➢y ngiper youraapport or oppoaltion to On
tesoa. you menu dgrt and nun thin aaaplab Ism by m'VaoaYlk Waging Addeuz City of C7ab,Af olloa Plau6t!
Zanba3 Dr*artwaat,FO Hos CC CibobN TX 731M}Yam may abo bring dth Reply Notice gt 10 ase of be scheduled public
haubuiu-
If you ban aay Anther yuesdom plane a0 City Hall at 21()•653-9900.
a IN FAVOR OPPOSED
Commatb:
Sigoab
Now(plew print):
Address(in relaticntoEsbtbitA): _`�r" r:k '"tir41"_4._ i,riu Tl. rel(
You or your repvaastiva may sttmd either Or both public hwrlep.in ads to officially register yon support a oPPotiuon m the
resenting you mug sign and return this compbb Poemby oaittemaiYfiss(Naffing Addrew:Cky of Cb lU%Attwtioc Plaaakg!
Untag Department,PO Now M CWob,TX 781W YOU may also king this Reply Notice adiar to one of the sdrdulcd Public
karirga
if you have any further questions plan call City hall at 210.652-9900-
13 IN FAVOR OPPOSED
Commrnts:
Date:_l.b.
- -- ---•---------------------------- ---------- _...., ------. - ,- --._. __ .. -- -- -----
REPLY'NOTICE(Hetik Rezot )
g Name:(please prlttt)i William W. and Mary P. Crooks
Address(in:relation to l xhlbtt A); 159 Brook Meadow(127937)
You or your mpresentatives may attend either or bath public hasrings;In order to of ri4y.rogisier your support or apposition to die
rezoning you must.sign and.reborn this complettfiorm by thaWemaiftx(Wiling:Address: City of Ctbolo,AtftAUen:PNPning&
Lflning Departtnetyt;Pd hoz W,Cibole,TX 78108).Ybui may also bring this'lteply Notice gr1pr to one of the scheduled public
hearings.
1f you have any futthcr questions please rail City Hall at 2.10.65$-9900.
13 IN FAVOR, M OPPOSED
C;ommentS-
There is a.question in our minds as to adequacy of the approved.flooding mitigations in Bella Rosa considering
all of the planned and potential changes alonq_Kove Lane The rezoning of fh.e Henk property invites further
_develop.m.ent along Kove Lane exacerbating potential flooding issues (See attached for further discussion_)
Signature: ��' � �`- Date: 17 January 2021
I
Attachment to REPLY NOTICE(Henk Rezone)from William W.and Mary P.Crooks
`. 159 Brook Meadow(127937)dated 17 January 2021
I
1. The Cibolo zoning map and future land use plan indicate continued commercial and residential
development along Kove Lane and around Town Tributary.This development is accompanied by Kove
Lane changing from a narrow,dead-end,mostly-dist road to a 66-foot major collector connecting Green
Valley Road and Cibolo Valley.Road.
2. The land along Town Creek and some of the land around Town Tributary is a FEMA Zone A flood
area according to the FEMA flood map for this vicinity(Map 48187CO230F dated November 2,2007.)
3. The planned Bella Rosa subdivision along Kove Lane and south of Charleston Parke was approved by
the city and work has begun surveying and installing utilities. Town Tributary flows towards and through
the northeast corner of the Bella Rosa subdivision. The plat plan for Bella Rosa shows a.97-acre
detention pond at the northeast corner of the development and a re-routing of Town Tributary to mitigate
potential flooding.
4. We are concerned that ongoing and additional development along Kove Lane and around Town
Tributary will lead to increased flooding along the tributary and along Town Creek. There is a question
in our minds as to adequacy of the approved flooding mitigations in Bella Rosa considering all of
the planned and potential changes along Kove Lane,mitigations which would be difficult to modify
once Bella Rosa is completed. The rezoning of the Henk property invites further development
along Kove Lane exacerbating potential flooding issues.
4.1. The 2007 FEMA flood maps are outdated and do not reflect the reality of potential flooding
with the existing and continuing displacement of soil with concrete,asphalt and rooftops on the
lands feeding Town Tributary.The major collector planned for Kove Lane,the added runoff from
Bella Rosa and the Henk property(if the zoning is approved),along with the potential for more
runoff from the other SFS and C1 properties along Kove Lane as they are developed will
potentially overwhelm the planned detention pond in Bella.Rosa.
4.2. Flooding in this area has already occurred twice in the last 12 years since we moved in-
flooding that preceded the Saratoga development up-hill from Town Tributary. We observed
water coming down Kove Lane during one hour of heavy rain that was two to three feet deep and
flowed with considerable force.The soil along our back fence becomes muddy and water-logged
after most sustained rains. We have also seen standing water at the intersection of Kove Lane and
Town Creek Road after heavy rains. To us,these observations indicate more flooding is
inevitable with more concrete,asphalt,and rooftops.
4.3. If such increased flooding did occur as development proceeds, it would block the only exit
from Bella Rosa hampering emergency access. It would likely increase the size of the flood
zones around Town Tributary and Town Creek. This could negatively impact Williams Ranch,
some of the homes within Bella Rosa and along Town Creek Road,and could result in flooding in
the Enclave at Riata Oaks.
5. In our opinion,an independent engineering review of this potential issue would be beneficial to both
the city and the current and future residents along Kove Lane(including us),Town Tributary,and Town
Creek Road, with a moratorium on construction and zoning changes until the results of the review are
known.This is a reasonable investment considering the potential damage flooding could cause. The cities
of Wimberly,New Braunfels,and Houston all illustrate the tragic consequences of poor flood mitigation.
Your consideration of our concerns is appreciated.
Page 1 of 1
Gonzalez, Lisa
From: PZ District 7
Sent: Wednesday,January 27, 2021 12:27 PM
To: Gonzalez, Lisa; Klein, Rudy; PZ District 1
Cc: Hicks,Joel; Schultes,Jennifer; Bone, Reggie
Subject: Bella Rosa addition flooding concerns
Ms. Gonzalez and Mr. Klein,
I watched the council meeting last night. Councilman Quinn asked why the P&Z only allowed for the zoning
change to be in SF4 not SF6 for the Bella Rosa subdivision addition. I would like to do a little history and
research for the subcommittee about flooding and the issues with high density development.
The development that I would like to review is Saratoga. This development occurred out of sequence from
the plan and the design of the retention pond created a flooding issue on Dean road. This caused the citizens
to come out in mass and the pond had to be re-engineered. This was bad and something I would like to avoid.
Can you please provide the dates of the Saratoga issues so that the council sub-committee can review them? I
will also try to create a specific report of the findings for them.
The issue at hand with the Bella Rosa add on and specifically the rezoning to high density is not about the
"money" that the seller is going to receive for land he is selling because we allowed high density
development. The rezoning is about the impact to surrounding properties and public health and safety. The
Saratoga issues should be a reminder that approval does not make it right- caution and a deep understanding
of the impact of run off is our statutory obligation.
Land use density has a direct impact on run off. I would also like to make sure that the sub-committee is
aware that the developer did not submit to PZ a plat to discuss how many homes they intended to place on
the land or discuss the difference between 15 vs. 19 homes. I believe this was intention on the part of the
developer and that raises concerns about the intention of presenting it to council only.
Discussion to council about how the Bella Rosa developer had to repair a drainage issue that was not thier
issue is deeply concerning to me. I need very specific information about exactly what negative drainage
situations existed and how the fix was engineered and who approved those fixes. What development caused
these issues and why were they not held accountable? This issue was an attempt to bring a positive light on
the developer- but for me it set off a red flag that we have flooding and drainage issues in that area and/or
that they still exist. (We know there are drainage issues in the area as a planning board and supports our
decision on lower density)
The folks that responded in opposition to this zoning change all expressed concerns about flooding/drainage
impacts as well as traffic issues.
We must make every effort to provide council with a very clear understanding of why the Planning and Zoning
commission was concerned enough about flooding in that area to only allow SF4 development.
Thank you for your attention to this important matter,
i
Kara Latimer
210.748.5567 cell
2
I
BLOCKS WITH 19 RESIDENTAL LOTS.AND
i H.3S 1 GREENBELTIDRAINAGE EASEMENT LOT
s� MONUMENT NOTE: F REFERENCE LINE AND
��s+E1w 0-1121.R.9.i-EC CAP CURVE TABLE DATA ON
REPEAT&PRELIMINARY PLAT
SHEET 2 OF 2 of
BELLA ROSA
SUBDIVISION UNIT 2
A PLAT OF 5.00 ACRES,BEING 4.990 ACRES OF LAND,MORE OR LESS,LYING AND BEING
SITUATED IN GUADALUPE COUNTY,TEXAS OUT OFA 16.78 ACRE TRACT DESCRIBED IN
�..• PO W n VOLUME 599,PAGE 740,DEED RECORDS OF GUADALUPE COUNTY.TEXAS.AND BEING THE
1/• po w1BON� j 'STREET se.v,cx urns SAME PARCEL DESCRIBED AS 5.M ACRES IN VOLUME SM.PAGE 312.DEED RECORDS OF
✓r STREET GUADALUPE COUNTY,TEXAS,SITUATED IN THE TRINIDAD GARCIA SURVEY,ABSTRACT 137 OF
L.ATIGUADALUPE COUNTY,
ON z TYPICAL INTERIOR EASEMENT TYPICAL LOT TEXAS.
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DEVELOPER/OWNER: mArz =
YANTIS LAND,LLC `N°EA1• �'� �T�BxorrmDm u1m nn_urs ,AA ffi 1Ero.tum'1xAr Ise ruT awx nm ra xaxam n Nr .of ePAlrr 8
8023 VANTAGE DRIVE SUITE 220
SAN ANTONIO,TEXAS 78230 as DAr Au1xe1®AmR,n nE aDe axmR s A mwr OF wD 1arwrm N s
PHONE:(210)831-1563 '� rc. oxw ^` aEORAxr —urs ,b_Arr N rs x®oa 9
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MONUMENT NOTE: REFERENCE LINE AND 1GREENBELTIDRAINAGE EASEMENT LOT
CURVE TABLE DATA ON
�� sa[,a�scsnNlse««Ir, ,a aee RFo No SHEET 2 OF 2
REPEAT&PRELIMINARY PLAT
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BELLA ROSA
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Ca\' APUT ACRES,BEING 4.990 ACRES OFLAND,MIRE 01 LESS.LYING III BEING
SITUATED ING 16.78 IN
UADALUPECOUNTY.TEXAS OUT BE
VOLUP PAGE 140,DEED RECORDS OF GADLUPECOUNTY,TEXS.AND BEING
THE
PO SAM PARCEL
IEASAVOLUME 534,PAGE 2,DEE RECORDS OF
GUADALUPE COUNTY.TEXAS,SITUATED INTHE TRINIDAD GARCIA SURVEY,
ABSTRACT 137 OF
Line Table Curve Table GUADALUPE COUNTY,TEXAS.
LOCATION09 -
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DEVELOPER/OWNER:
YANTIS LAND,LLC
8023 VANTAGE DRIVE SUITE 220
SAN ANTONIO,TEXAS 78230
PHONE:(21 0)831-1563
CIVIL ENOIN[91WIa CONSULTANTS
CSC DOM DUNO[N. INC.
11880 LK lo
W[tT,tURC 396
SAN ANTONIO,IFE-8 78930
P)310.84LSSSS
F)910.841.8440
R[aNITNATION•F-9914
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