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Cibolo planning commission recommends rezoning 29.35 acres near IH‑10 from commercial to light industrial
Summary
The Planning & Zoning Commission on Aug. 13 voted to recommend approval of a rezoning request that would change three parcels totaling 29.35 acres at 13042 IH‑10 West from General Commercial (C‑4) to Light Industrial (I‑1); staff said the request conflicts with the Future Land Use Map but aligns with a city economic development plan.
The Cibolo City Planning & Zoning Commission recommended approval Aug. 13 of a zoning change that would convert three parcels totaling 29.35 acres at 13042 IH‑10 West from General Commercial (C‑4) to Light Industrial (I‑1).
The recommendation came after a staff presentation and one public speaker. Planning staff said the parcels sit between Bolton Road and Interstate 10 and are surrounded largely by commercial and industrial zoning; the request was framed as consistent with recent industrial development along the IH‑10 corridor even though it does not match the city's Future Land Use Map (FLUM). Patrick Christensen, speaking for the property owner and developer, said the site is “clearly not suitable for a single family subdivision” and described plans for “a few warehouses to start” with later expansion as units lease.
Why it matters: The change would allow light industrial uses along a stretch of IH‑10 that city staff and commissioners said the Strategic Economic Development Plan identifies for economic growth. Commissioners who spoke during the hearing repeatedly contrasted the city's land‑use guidance (the FLUM) with recent council and staff policy choices that favor industrial development along IH‑10.
Staff analysis explained that the rezoning application met the city's submittal requirements under the Unified Development Code (UDC) and that required buffers, minimum lot design and site‑plan review would apply if the change is approved. Staff also noted the rezoning would require future site‑plan and permitting reviews (including any applicable TxDOT approvals where frontage on IH‑10 is involved) before specific development could proceed.
Commissioners asked about building heights, traffic and compatibility with nearby residential and agricultural parcels. One commissioner noted a recent amendment raising the maximum height in the I‑1 district to 150 feet in the IH‑10/Bolton Road area and said that change should be reflected in future development standards. Staff said any required public improvements, rights‑of‑way or dedication requirements would be addressed during the platting and permitting stage and that the city would likely use a public improvement agreement to specify road, sewer and water construction and oversized utility requirements.
Formal action: Commissioner Terry Hines moved to recommend approval of the rezoning “as written”; Anthony Sharp seconded. The commission recorded unanimous approval in favor, and the recommendation will be transmitted to the City Council. A city council vote on the ordinance was tentatively scheduled by staff for Sept. 9, 2025.
Looking ahead: If City Council adopts the rezoning, developers must submit subdivision plats, site plans and construction documents for city review. Those later applications will be the venue for detailed traffic access, TxDOT coordination, buffers adjacent to agricultural parcels and other conditions commissioners flagged during the hearing.
