City planning staff told the City Council on Wednesday that proposed amendments to the City of Cibolo Unified Development Code would create a tailored regulatory approach for the Old Town area to spur revitalization and reduce barriers for small historic lots.

The proposed changes would: exempt certain historic lots (established before 1975) from standard subdivision/plating requirements under narrow thresholds; remove or reduce off-street parking requirements for parcels inside the Old Town overlay; and permit alternative parking materials (such as gravel or crushed aggregate) subject to approval by the planning director and city engineer. The amendments would also include limited drainage standard exemptions for Old Town lots where qualifying criteria are met.

Planner Rick Vasquez said the amendments are intended to align with the ongoing UDC rewrite and Old Town master plan so that historically smaller lots are not burdened by the same engineering and parking standards used in newer subdivisions. “These lots within Old Town are a lot different from the standard lots that you see within town,” he said. “Having them treated differently is something we’re looking forward to.”

Public commenters who identified themselves as downtown property owners endorsed the changes and described the cost barriers under the current UDC. Cassandra Kearns, who owns multiple downtown properties, told council she has spent “over $10,000 just to plat” a property and an additional ~$10,000 for a drainage study; she urged allowing lower-cost alternatives such as gravel to improve stormwater absorption and make downtown projects affordable for small businesses.

Resident Peggy Latimer asked how the overlay would interact with mapped floodplains in parts of Old Town, noting areas near the bowling alley and nearby houses; she also asked whether alternative parking materials must be non-pervious. Vasquez and staff said the code language proposes criteria and requires approval from the planning director and city engineer, but detailed engineering questions would be addressed during permit review.

The public hearing opened and closed the same evening; the amendment will return to council as an ordinance for formal consideration at a future meeting.

Ending: Staff said the changes are intended to reduce “red tape” and “attract small businesses” to the downtown area while preserving engineering oversight. Council did not take final action; staff will return with an ordinance for consideration after further review and incorporation into the UDC rewrite and Old Town Master Plan processes.