Cibolo City Council Revises Ag Zoning Laws to Lower Exemption Threshold for Development

In a recent Planning & Zoning Special Meeting held on July 30, 2025, the Cibolo City Council discussed significant changes to zoning regulations that could reshape the landscape of agricultural land use in the area. The proposed amendments aim to reduce the exemption threshold for land development from five acres to 2.5 acres, allowing manufactured homes to be placed on agricultural land without the need for a conditional use permit (CUP). This change is expected to increase lot density to three dwelling units per acre, which proponents argue will support affordable housing initiatives.

The discussions highlighted the potential benefits of these changes for rural landowners, particularly those looking to build primary residences or place manufactured homes on their properties. Advocates emphasized that the new regulations would streamline the planning process, reduce costs, and facilitate family development, allowing for easier division of land among relatives. This flexibility is seen as a way to preserve family land and maintain the rural character of the community.

However, concerns were raised about the implications of reducing oversight in land development. Critics warned that eliminating the CUP requirement could lead to unregulated density and a lack of neighborhood input, potentially compromising infrastructure planning and safety. Issues such as inadequate drainage, poor access, and the strain on rural roads were cited as risks associated with the proposed changes. The fear is that these amendments could lead to a patchwork of development that undermines long-term planning efforts and the intent of agricultural zoning.

The meeting also touched on the importance of maintaining agricultural zoning to preserve low-density agricultural use. Opponents of the changes argued that while flexibility for landowners is essential, it should not come at the cost of oversight and community standards. They called for "guardrails" to ensure that any increase in rural development aligns with the city’s long-term plans and infrastructure needs.

As the council continues to deliberate on these proposed changes, the outcome will have significant implications for the future of land use in Cibolo. The discussions reflect a broader tension between the need for affordable housing and the preservation of rural character and agricultural integrity. The council's next steps will be crucial in determining how these competing interests will be balanced in the evolving landscape of Cibolo.