The Cibolo City Council on Tuesday approved an ordinance that will allow manufactured homes by right in the city’s Agricultural zoning district and reduce the local subdivision-plat exemption threshold from 5 acres to 3 acres.

The ordinance changes the Unified Development Code so that manufactured homes in Agriculture (AG) will be a permitted use rather than allowed only by conditional use permit, and adds a cap of three dwelling units per parcel (maximum density one unit per acre). The amendment also lowers the local platting exemption for divisions of land from 5 acres to 3 acres when parcels have utilities, public road access and no public improvements are required.

Supporters told council the change eases hardship for property owners seeking to place a family member’s home on a parcel without going through a full subdivision process. Rick Vasquez, the city planner who presented the ordinance, said the change includes safeguards: “There is a cap — a maximum of three dwelling units per lot, tract, or parcel — and a manufactured home still must meet one-acre-per-unit minimums, and a development triggers a full plat and drainage review if public improvements are required.”

At the public hearing, resident Kara Latimer urged council to preserve the character of agricultural areas and said the Planning & Zoning Commission had recommended keeping the exemption at 5 acres. “This change creates a pathway for residential buildout on ag land with minimum city review and no requirement that the land stay ag in character or use,” Latimer said.

Applicant Jessica Silviera, who sought relief to place a second home for a family member, addressed council during the hearing: “When I first started this process in February, I was told a CUP would take four to six months and I did not have that time. I’m hoping you’ll vote in favor and let people do what they want with their land.”

Council supporters framed the measure as a pragmatic response to repeated requests from property owners. Councilwoman Katie Cunningham, who moved approval, told colleagues the ordinance includes limits and still requires permits. “This ordinance limits manufacture-home additions and still maintains safety and agricultural protections,” Cunningham said.

Council members debated how the change would affect agricultural character and city review authority. Planning and Zoning had recommended denying the change to the plat threshold and keeping the manufactured-home requirement as a CUP; council overrode that recommendation. A motion to approve the ordinance passed 4–3 (motion by Councilwoman Cunningham, second by Councilwoman Roberts).

The ordinance also clarifies that the change does not authorize mobile-home parks, manufactured-home subdivisions or recreational vehicle parks and includes a 30 percent expansion trigger: if cumulative structure square footage on an exempt parcel is increased by more than 30 percent, the parcel would lose the exemption and must meet platting and drainage requirements.

Council members and staff said county permitting for wells or septic systems still applies where municipal water or sewer are not available. The ordinance will be codified in the 2024 Unified Development Code and brought into the city’s records for owners and permit reviewers.

The council meeting packet shows the item as agenda 11F; the motion passed by a 4–3 vote. The council directed staff to add clarifying language and noted the Planning & Zoning Commission’s recommendation for a 5-acre threshold but overruled it.

Looking ahead, staff said anyone who pursues a permitted manufactured home must still obtain required building and utility permits; larger developments or any project that dedicates public improvements will trigger plat and engineering reviews.

Votes at a glance
- Ordinance to amend UDC for manufactured homes and reduce plat exemption to 3 acres (Agenda 11F): approved 4–3; mover: Councilwoman Katie Cunningham; second: Councilwoman Roberts.

Why it matters: The change aims to simplify and shorten the process for landowners who want to place a manufactured home for family use on their property while capping density and keeping engineering review when public improvements are needed. Opponents warned it could change the feel of AG land and reduce city review on incremental development.

What’s next: The ordinance will be codified and applied to eligible AG parcels. Property owners who exceed the 30 percent expansion threshold or who propose public improvements must follow standard plat and drainage processes.