Cibolo planning panel denies proposed future‑land‑use change for 4240–4270 Green Valley Road

The City of Cibolo Planning & Zoning Commission recommended denial Wednesday of a proposed amendment to the city’s comprehensive plan that would have changed the future land use designation for two parcels at 4240 and 4270 Green Valley Road.

The commission’s action follows a presentation by the applicant’s attorney, Rob Killen of Killen Griffin Fairmont, who said the developer Kittle seeks to build a 248‑unit, age‑restricted (55+) multifamily community on about 11.82 acres. Killen told commissioners the amendment — from “community residential” to “compact residential” — would allow MF‑2 zoning and is consistent with sections of the Cibolo Tomorrow comprehensive plan addressing compact residential and senior housing needs. He said the project would undergo full city review for traffic, utilities and engineering before any building permits are issued.

The commission’s discussion centered on whether this site is the right location for compact residential development. Commissioners raised concerns about proximity to single‑family neighborhoods and an elementary school, possible peak‑hour traffic conflicts with ongoing FM‑1103 construction, ambulance and fire access, and long‑term impacts on neighborhood character. Commissioner Anthony Sharp, who said he lives near the site, described current congestion on the road and said he did not believe a three‑story senior complex should be added while FM‑1103 improvements are underway.

Killen and applicant representative Carly Gast answered detailed questions from commissioners. They said unit mix would be one‑ and two‑bedroom units (248 total), with typical occupancy limited to two people per bedroom; stated a third‑party market study supported demand for senior housing in Cibolo; and said sewer service is with the city while water is served by Green Valley SUD, though the developer may seek a change. The applicant also said rents would be deed‑restricted to approximately 60% of area median income (the presentation cited typical initial rents of about $1,000 for one‑bedroom units and $1,200 for two‑bedrooms, noting that deed restrictions would tie rents to 60% AMI over time) and that any required traffic mitigation would be determined by a Traffic Impact Analysis paid for by the developer.

Several commissioners said they support adding senior housing in principle but do not believe the Green Valley location is appropriate. Commissioner Maria Fishback and others cautioned that the comprehensive plan’s FLUM reflects community direction and should not be amended lightly for an individual site, especially where adjacent parcels are single‑family and a planned PUD abuts the property.

After a final round of remarks, Chair Jennifer Grieve moved to deny the FLUM amendment; the motion was seconded and the commission voted to recommend denial to the city council.

What comes next: The Planning & Zoning Commission’s recommendation will go to the City Council for a final decision. The applicant may revise the proposal or submit for rezoning at different locations consistent with the comprehensive plan.