Cibolo planning commission backs city-initiated rezoning of about 263 acres along I‑10 to light industrial

The Cibolo Planning & Zoning Commission voted to recommend that the City Council rezone about 263.154 acres along Interstate 10 from Mixed Use Regional Employment Center (MUR, called “MIR” in the meeting) to Light Industrial (I‑1).

The rezoning is city-initiated and, according to staff, aims to align zoning with current market demand along I‑10 and the city’s comprehensive and economic development plans. A city staff presenter said the proposal would “bring the properties into conformity to the city's comprehensive plan and the city's strategic economic development plan.”

Why it matters: Commissioners said the change removes residential uses from large parcels adjacent to I‑10 and is intended to direct industrial and employment-type development to that corridor rather than to core downtown or residential areas. Commissioner comments repeatedly referenced the city’s guiding principles and past public workshops that favored concentrating heavier uses along I‑10 rather than in the downtown core.

At the meeting, property owner Nelson Frobezi, who said he owns land “at the corner of Santa Clara Road and Interstate 10,” asked staff to explain practical differences between MUR and light industrial uses. Frobezi said he was concerned about vandalism and public safety on his farmland and wanted to know how the zoning would affect land use. He asked, “What is the difference? And where can I find that information now?”

A city staff member responded that MUR (mixed use regional employment center) allows a broader mix of uses — including some live/work and residential components — while I‑1 limits residential and emphasizes office, warehousing and distribution, and other commercial/industrial building types. Staff pointed commissioners and the public to the Unified Development Code use table (staff referenced UDC section 13.3.2.3 in the meeting) for a detailed list of allowed uses.

Staff also told Frobezi and the public that zoning itself does not directly change property tax appraisal: “zoning doesn't affect your tax valuation,” the staff member said, adding that appraisal depends on actual use and improvements to the land.

Commissioners discussed consistency with prior joint planning workshops and the comprehensive plan. One commissioner said the city has received more inquiries for light industrial development along I‑10 than for MUR-type projects and described the rezoning as a “betterment for the community” that prioritizes infrastructure and responsible land-use planning.

Outcome: The commission made a motion to recommend the rezoning to the mayor and council as presented; the motion carried. The item will proceed to City Council for final action.

Next steps: Because this was a city-initiated zoning map amendment, the City Council will consider the planning commission recommendation at a subsequent council meeting. The staff presentation and the commission’s recommendation do not themselves change permitted uses until council acts.