ORD 464 1/9/1996CITY OF CIBOLO
ORDINANCE # 464
SUBDIVISION ORDINANCE
O An ordinance to replace and supersede City of Cibolo Ordinance Number A'HAnd 395 and
all previous Ordinances that are in conflict with any section of this Ordinance.
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Passed on the 9th day of January, 1996
Mayor Sam Bauder
Councilman Jeff Miller Councilman Bob Glisar
Councilman Mark Buell Councilman Chuck Ridge
Councilwoman Gail Douglas
Charles A. Balcar, City Administrator/City Secretary
City of Cibolo
PO BOX 88
Cibolo, Texas 79109
(210) 659-9900
ORDINANCE NUMBER 464
LAND SUBDIVISION ORDINANCE
AN ORDINANCE ADOPTING THE PROVISIONS OF CHAPTER 231, ACTS OF THE 40TH
LEGISLATURE, REGULAR SESSION, 1927, AS HERETOFORE OF HEREAFTER AMENDED
(COMPILED AS ARTICLE 970a, VERNONS TEXAS CIVIL STATUTES) DECLARING THE
POLICY AND THE RULES AND REGULATIONS GOVERNING THE PLATTING AND
SUBDIVISION OF LAND IN AND ADJACENT TO THE CITY OF CIBOLO, TEXAS.
ORDINANCE NUMBER 464 REPLACES ORDINANCE NUMBER 439 AND ALL OTHER
SUBDMSION ORDINANCES BEFORE IT, INCLUDING ORDINANCE NUMBER 395.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO, TEXAS THAT THIS
ORDINANCE SHALL BE IN FULL FORCE AND EFFECT AS OF THIS 9 TH DAY OF JANUARY ,
HON. SAM BAUDER, MAYOR
ATTEST:
G ul�ez'
CHARLES A. BALCAR, CITY SECRETARY
(CITY SEAL)
REVISIONS ARE AS FOLLOWS:
ORDINANCE NUMBER 464
LAND SUBDIVISION ORDINANCE
AN ORDINANCE ADOPTING THE PROVISIONS OF CHAPTER 231, ACTS OF THE 40TH
L LEGISLATURE, REGULAR SESSION, 1927, AS HERETOFORE OF HEREAFTER AMENDED
(COMPILED AS ARTICLE 970x, VERNONS TEXAS CIVIL STATUTES) DECLARING THE
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POLICY AND THE RULES AND REGULATIONS GOVERNING THE PLATTING AND
SUBDIVISION OF LAND IN AND ADJACENT TO THE CITY OF CIBOLO, TEXAS.
ORDINANCE NUMBER 464 REPLACES, ORDINANCE NUMBER 439 AND ALL OTHER
SUBDMSION ORDINANCES BEFORE IT, INCLUDING ORDINANCE NUMBER 395.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO, TEXAS THAT THIS
r ORDINANCE SHALL BE IN FULL FORCE AND EFFECT AS OF THIS 9 TA DAY OF JANUARY
1996.
HON. SAM BAUDER, MAYOR
ATTEST: --- - - - -
CHARLES A. BALCAR, CITY SECRETARY
(CITY SEAL)
REVISIONS ARE AS FOLLOWS:
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THE CITY COUNCIL OF THE CITY OF CIBOLO ACKNOWLEDGES THE SUPERIOR
i r EFFORT PUT FORTH IN THE CREATION OF THIS DOCUMENT. WE WOULD LIKE TO
THANK THE MEMBERS OF THE PLANNING AND ZONING COMMISSION FOR THEIR"'
LONG HOURS OF WORK IN PREPARING THIS DOCUMENT. THE CITY COUNCIL GIVES
ITS SPECIAL THANKS TO ALBERT URESTI FOR HIS DEDICATION TO THIS EFFORT.
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TABLE OF CONTENTS
SECTION I GENERAL PURPOSE, pg 1
SECTION II DEFINITIONS, Pg 2
SECTION III PURPOSE AND.JURISDICTION, pg 5
A. Purpose of Regulations to Control Subdivision of
Land, pg 5
B. Jurisdiction, pg 5
SECTION IV APPLICATION PROCESS, pg 6
A. Size of Development Required to Submit Plans, pg 6
B. Approval of City Required for Subdivision of Land, pg 6
C. No Improvements Allowed Without City Approval; pg 6
D. No Street Number/Building Permit Issued Without
Compliance, Pg 6"
E. Warranty, pg 6
SECTION V PROCESSING PROCEDURE, pg 7
A. Preliminary Plat, Pg 7
1. Application
2. Required Copies and Filing Deadline
3. Certification of Information
4. Plat Review Period
5. Minor Plat Review
6. Documentation of Actions of Planning and Zoning
Commission
7. Distribution of Plat Copies
8. Authority to Proceed
9. Filing Fees
10.Preliminary Plat Content
B. Preliminary Replat (Without Vacating, L.G.C. $212.014)
pg 10
1. List of Adjacent Property Owners
2. Notification of Adjacent Property Owners
3. Notice of Replat
C. Final Plat, pg 12
1. Plat Consideration
2. Submittal Deadline
3. Submittal of Portion of Approved Preliminary Plat
4. Certificate of Approval(Disapproval and
Recommendations
5. Required Number of Plats Submitted
SECTION VI
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6. Tax Certificate
7. Guarantee of Improvements to City
8. Disapproval of Final Plat
9. Time of Approval
10.Final Plat Content
D. Plat Acceptance Requirements,
pg 17
1. Responsibilities of Engineer Retained by Subdivider
2. Letter of Credit or Performance Bond Prior to Approval
of Final Plat
3. Subdivider Responsible for Site Improvements
4. Requirements of Disclosure of Subdivid&s Plans
5. Building Permit Conditions
6. Pre -Construction Conference
7. Acceptance Inspections
8. Compliance Affidavit
E. Option of Submittal of One Plat,
F. Certificate of Serviceability,
pg 19
pg 19
1. For New or Revised Subdivision Plats
2. Application for and Issuance of Certificate
3. Conditions for Issuance of Certificate of Serviceability
4. Appeal
DEDICATION OF PARKLANDS OR PAYMENT OF FEES IN
LIEU THEREOF, pg 22
A. Definitions,
B. Criteria for Land Dedication,
pg 22
p& 22
1. Eligibility of Subdivisions for Park Land Dedication
2. Land Dedication Guidelines
3. Location
4. Credit for Private Park Land and Facilities
C. Criteria for Contributions in Lieu of Park Land, pg 23
1. Cash Contributions
2. Deposition of Cash Contribution
3. Park Improvements in Lieu of Park Land
4. Combinations of Contributions in Lieu of Park Land
5. Letter of Credit
6. Reservation of Additional Park Land
7. Land Treatment
8. Transfer of Land
9. Payment of Fees in Lieu of Land
10.Underground Utilities
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SECTION VII
SURVEY REQUIREMENTS,
pg 27
A. Placement,ofMonuments,
pg 27
B. Bench Marks,
pg 27
C. Lot Markers,
pg 27
SECTION VIII
RESERVATIONS,
pg 28
A. Permitted Purposes,
pg 28
B. Designation on Plat,
pg 28
C. Schools,
pg 28
SECTION IX
VARIANCES,
pg 29
SECTION X
AS -BUILT DRAWINGS,
pg 30
SECTION XI
PENALTIES,
pg 31
A. Violation of Any Provision of Chapter,
pg 31°
B. Other Legal Remedies,
pg 31
APPENDIXES
(TABLE OF CONTENTS),
pg 32
APPENDIX A
DESIGN STANDARDS,
pg 34
APPENDIX B
CONSTRUCTION STANDARDS,
pg 56
APPENDIX C
FEES, VARIANCES, AND PENALTIES,
pg 65
EXHIBITS,
pg 67
EXHIBIT A
MAINTENANCE BOND,
pg 67
EXHIBIT B
DEVELOPER PETITIONS,
pg 69
PART I
Developer Petition for Preliminary Acceptance of Public
Improvement,
pg 69
PART II
Developer Petition for Final Acceptance of Public Improvement,
pg 71
PART III
Final Acceptance by City,
pg 72
GRAPHS, FIGURES,
AND DRAWINGS,
pg 73
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SECTION I
-- GENERAL- PURPOSE
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SECTION I
GENERAL PURPOSE
GENERAL PURPOSE OF SUBDIVISION ORDINANCE10 READ AS FOLLOWS:
THIS ORDINANCE SHALL GOVERN EVERY PERSON, FIRM, PARTNERSHIP,
ASSOCIATION, CORPORATION, LLC, OR OTHER LEGAL ENTITY OWNING ANY
TRACT OF LAND WITHIN THE CITY. LDMS OF TBE CITY OF CIBOLO AND ITS
EXTRA- TERRITORIAL JURISDICTION. AS PRESCRIBED BY STATE LAW OR BY
' LETTERS OF INTENT, WHO MAY BEREAFTER DIVIDE ANY TRACT OF LAND INTO
TWO (2) OR MORE PARTS FOR THE PURPOSE OF LAYING OUT ANY SUBDMSION
OR ANY TRACT OF LAND OR BUILDING LOTS OR ANY LOTS, AND STREETS,
ALLEYS OR PARKS OR OTBER PORTIONS INTENDED FOR PUBLIC USE OR THE USE
OF PURCHASERS OR OWNERS OF LOTS FRONTING THEREON OR ADJACENT
THERETO.
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SECTION II
--DEFINITIONS
SECTION II
DEFINITIONS
For the purpose of this ordinance, certain terms and words are hereby defined. Terms not
defined herein shall be construed in accordance with the Zoning Ordnance and/or customary
usage
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in municipal planning and engineering practices.
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ALLEY - A minor public right-of-way which provides a secondary means of vehicular
access to abutting property and which is used primarily for vehicular traffic to the
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rear or side of properties which otherwise abut on a public street as that term is
defined herein.
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2.
BUILDING HEIGHT - Measured from top point of slab or other structure foundation
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to uppermost part of structure as determined by the City of Cibolo.
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CERTIFICATE OF SERVICEABILITY - A document issued or provided by the City
Engineer certifying that a proposed subdivision meets all provisions of the
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subdivision ordinance and, if not, listing such deficiencies. Such document shall
also certify that the proposed subdivision can be adequately served with water and
sewer in accordance with the existing capacity of the City's water and sewer utility
systems. The cost of the engineer's review will be home solely by the subdivider
who will be billed when the City receives its statement from its engineer.
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CITY - The City of Cibolo, Texas
5.
CITY ENGINEER - A duly qualified and licensed engineer hired by the City, either
full-time or on an "as needed" consulting basis.
6.
CUL-DE-SAC - A short minor street having but one vehicular access to another street
and terminated by a vehicular tum -a -round that has adequate turning movements
for emergency vehicles with a minimum radius of fifty (50) feet.
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EASEMENT: A right granted for the purpose of public use across, over, or under
aprivate
land, used primarily for utilities. All easements shall be located in the front
portion of the property abutting the street right-of-way.
8.
EXTRA -TERRITORIAL JURISDICTION - That area adjacent to the corporate limits /
of the city in which the city is authorized to control subdivisions, among other
things, as prescribed or defined by law, including letters of intent.
9. GENERAL PLAN A map or plat designed to illustrate the general design features
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and street layout of a proposed subdivision to be developed and platted in sections.
10. GREENBELT - A natural or relatively undeveloped area near or surrounding an
urban area which remains undeveloped through restrictions on building.
Greenbelts typically provide a buffer between differing land uses, preserve the
natural features of an area, or provide recreation space. Greenbelts tend to be
1 I linear and are thus ideal sites for trail development.
11. MAJOR STREET- A principal traffic thoroughfare which continues, or is intended to
continue, across the city and which serves to connect remote parts of the city. 'It
may also be a principal connecting street to State or Federal Highways.
12. MAJOR SUBDIVISION - Requires the full development, including, but not limited
to, provisions for water, electrical, and sewer service. (More than five (S) acres.)
t 13. MASTER PLAN - Overall plan for development for the city; includes plans for land
_ use, housing; water, wastewater, etc. for the future population.
14. MAY OR SHALL - May is merely directory; Shall is always mandatory.
15. MINOR OR RESIDENTIAL STREET - All streets not otherwise indicated.
16. MINOR SUBDIVISION - Areas where water, electrical, and sewer services are
already provided and only building specifications are required. (Five (S) acres or
t less.)
r 17. OPEN SPACE - Land, water, and atmosphere, private or public, predominately
natural and undeveloped.
I 18. PARKLAND - Land designated for recreational use or open space as determined by
the City Council
19. PLANNING AND ZONING COMMISSION - Planning and Zoning Commission of
the City of Cibolo, Texas..
20. PLAT - A nrep, drawing, or chart of the proposed subdivision.
, tth--singular-and-plural;-except-where-*e-sab-I VMo- l
� � ordinaace•speuific - � a .� �_� ,�� �-
2 - A plat that has been redesigned from the original submitted plan.
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22. PLAT - A resubmitted plat including all revisions as required by the City.
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i 23. RESUB ON - The division of es;sting subdivision, together with any changes
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size therein or relocation of any street limes.
24. REVISED P ARY PLAT - A plat which has been previously submitted and
>b&' resubmitted with changes.
25. SECONDARY OR COLLECTOR STREET - A continuous street through several
residential districts intended as a connecting street between residential districts and
major streets or business districts.
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26. SECRETARY - The secretary of the Cibolo Planning and Zoning Commission or the
i authorized representative of the secretary.
27. SETBACK - Shall be measured from the property lime.
28. SHALL OR MAY - Shall is always mandatory. May is merely directory.
' 29. SUBDIVIDER - A person or agency dividing or proposing to divide land so as to
create a subdivision as that term is defined herein.
I 30. SUBDIVISION -. T s aaany lot, tract, or -parcel of lanAnto two or more
lots or sites for the -purpose_ of, sale,_ building development, _ or transfer of
- ownership, whether immediate or future. SuehAemLshalLJhdudaj&khdN=on of
f land or lots. The following shall be defined as subNdrvision:--tesrdfi ren-tary division
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--of property, partnership division of property-tipon dissolution, or division of
property betweentwo (2) -or more owners of an undivided interest by court order.
i ! Division of land -into parcels of five (5) acres or more shall not be included within
this definition of subdivision, unless any such subdivision of five acres or more
inclad"e-plam=g or eve opment o ane
31; SURVEYOR A state licensed land surveyor or registered public surveyor.
! ` 32. UTII TTY - Includes,water, sanitary sewer, electrical, telephone, natural gas, CATV,
storm sewer, and all other -services as determined by the City of Cibolo. All
utilities shall be located within the required easement as defined above.
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SECTION III
PURPOSE AND JURISDICTION
SECTION III
PURPOSE AND JURISDICTION
A PURPOSE OF REGULATIONS TO CONTROL SUBDMSION OF LAND
The -City of Cibolo does hereby adopt the following regulations to hereafter control the
subdivision of land within the corporate limits of the City of Cibolo and within its
extraterritorial jurisdiction thereof, in order to provide for the safe, orderly, and healthful
development of the community and to secure adequate provisions for traffic, light, air,
recreation, transportation, water, drainage, sewage, and other public facilities.
B. JURISDICTION
The territorial jurisdiction of this ordinance shall include all land located within the corporate
limits of the City of Cibolo and all land located within the extraterritorial jurisdiction (ETJ) of
Cibolo, as provided under the Municipal Annexation Act.
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SECTION IV
- - APPLICATION PROCESS
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SECTION IV
A , APPLICATION PROCESS
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A. SIZE OF DEVELOPMENT REQUIRED TO SUBMIT PLANS
Proposed development of over five (5) acres is required to follow the application process for
approval to develop a subdivision within the city limits or extraterritorial jurisdiction of the
` City of Cibolo. Development of five (5) acres or less, that does not include the planning or
development of a new street, is not required to submit plans for development.
B. APPROVAL OF CITY REQUIRED FOR SUBDIVISION OF LAND
It shall be unlawful for any landowner, or the agent of any landowner, to lay out, subdivide,
- plat, or replat any land into lots, blocks, and streets within the City limits of the City and its
§ extra -territorial jurisdiction without a recommendation for or against such subdivision. by the
Planning and Zoning Commission and final approval by the City Council. Violations shall be
punishable as shown in APPENDIX C.
C. NO IMPROVEMENTS ALLOWED WITHOUT CITY APPROVAL
The City will make no improvements nor will the City maintain any streets or famish any
1 utility service in any addition or subdivision for which approved preliminary and final plats are
not on file with the City Secretary and the County Clerk. Furthermore, no plat of a
subdivision shall be filed in the office of the County Clerk without a recommendation of the
_ Planning and Zoning Commission and final approval by the City Council. Such approval shall
ti be entered in writing on the plat. No subdivider shall proceed with any improvements until
approval is granted.
`f D. NO STREET NUMBERBUILDING PERMIT ISSUED WITHOUT COMPLIANCE
�Jr No street number and no building permit shall be issued for construction of any building on
any parcel of land'subdivided unless said land has been subdivided in accordance with this
! ordinance and filed for record. Additionally, any other required City improvements must be
completed and approved by the City and dedicated for public use.
E. WARRANTY
All improvements made, but not limited to streets, drainage, water, and sewer improvements
shall carry a one year warranty from the date of acceptance and dedication by the City.
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SECTION V
PROCESSING PROCEDURE
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SECTION V
PROCESSING PROCEDURE
A. PRELDAUNARY PLAT (See 'B" for additional requirements on a replat.)
1) Application
Application for consideration of approval of a preliminary plat shall be made by the
subdivider in writing along with all required information as set forth. All fees will be paid
- at the time of application with the exception of some engineering fees, which shall be
billed to the subdivider as they are received by the City from its engineer. The schedule of
ti- required fees maybe found as in Appendix C of this ordinance.
2) Required Copies And Filing Deadline
All persons or agencies desiring to subdivide land shall submit a preliminary plat .of.the
entire area to be subdivided. The subdivider shall submit ten (10) legible copies and a
reproducible to the City Secretary for presentation to the City Planning and Zoning
Commission not less than ten (10) working days prior to the meeting at which approval
is desired.
3) Certification of Information
_ The City Administrator or the designated representative will certify that all required
ii information is on the plat submitted, and incomplete submittals shall be returned to the
developer prior to submission to the Planning and Zoning Commission. In addition, the
City Administrator shall ensure that copies of the preliminary plat have been received by
j the City Engineer for review. All costs involved in the City Engineer review of the plat
shall be bome by the developer..
4) Plat Review Period
The Planning and Zoning Commission shall review the preliminary plat and make its
recommendation for approval or disapproval of the plat to the City Council within thirty
(30) days of plat submittal, or the plat will be considered approved by the inaction of the
planning commission and said plat will be forwarded to City Council for "final" approval
1, or disapproval. The subdivider submitting the plat shall appear in person, by agent, or by
attorney at the meeting when the preliminary plat is reviewed. The City Council will act
on the plat within thirty (30) days after the plat is approved by the Planning and Zoning
- Commission, or the plat will be considered approved by the inaction of the City Council.
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' 5) Minor Plat Review
Under L.G.C. $212.0065, a municipality may delegate to an employee of the
municipality, the'ability to approve minor plats, involving four or fewer lots fronting
an existing street and not requiring the creation of -any new street or the extension of
municipal facilities. The designated employee may approve the minor plat. For any
reason the employee may refuse to approve the plat, but in such case, the plat must be
presented to the Municipal Planning Commission or governing body or both, for their
approval. The referral to the Planning Commission or governing body must be within
30 days as set out in L.G.C. $212.009.
6) Documentation of Actions of Planning And Zoning Commission
The Planning and Zoning Commission shall note its action and considerations, if any, on
six (6) copies of the preliminary plat and in a formal letter by the Planning and Zoning
Commission Chairman to the City Council
7) Distribution Of Plat Copies
All noted copies shall be forwarded to the City Council for final approval or disapproval.
Of the six (6) copies, one (1) shall be returned to the subdivider, two (2) shall be filed
with the City Secretary, one (1) shall be issued to the Public Works Director, and two (2)
shall be placed on permanent record.
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8) Authorityto Proceed:
Approval of the preliminary plat does not constitute acceptance of the subdivision, but is
authority to proceed with the preparation of the final plat. Any work done on the
I ! subdivision prior to acceptance of the final plat is prohibited, and a penalty will be
assessed if any work is commenced. Approval of the preliminary plat expires at the end
of one hundred eighty (180) days, .unless a final plat has been submitted to the Planning,
and Zoning Commission. The Planning and Zoning Commission may, if a written request
' is received from the subdivider prior to the end of the one hundred eighty (180) days,
grant an extension up to an additional one hundred eighty (180) days. After this
extension, said plat approvalexpires.
9) Filing Fees
See APPENDIX C.
tti 10) Prelimmary Plat Content
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The preliminary plat shall be drawn to a scale of one (1) inch to one hundred (100) feet
(1"=1001) and shall show the following information:
1. The name of the subdivision, which shall not duplicate any existing subdivision.
2. Complete legal description by metes and bounds of the land being subdivided,
including:
a) tract designation of record at the office of the County Clerk,
b) title under which the subdivision is to be recorded, and
+ c) identification of registered professional engineer or surveyor
LI 3. Total acreage and total number of lots and blocks within the subdivision numbered
accordingly.
4. The name and address of the owner. If the owner is a partnership, corporation, or
Jother entity other than an individual, the name and address of the president or vice
l president shall be given.
5. North Point - North to be top of sheet, if possible.
.I _6—D2te -Any revisions shall bear anew date.
7. Name of engineer and his/her seal responsible for preparing preliminary plat.
ti8. Ownership boundaries - Boundaries shall be drawn in very heavy lines and shall
include overall dimensions and boundaries.
9. Boundary lines and adjacent right-of-way lime of the proposed subdivision, shown
with dashed limes.
10. A tie to an original comer of the original survey of which said land is part.
11. Name and location of adjacent subdivisions, streets, easements, water courses,
existing utilities, and property lines of existing property owners in unsubdivided
tracts.
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--12.E2dsting—and_proposed__topographical —and - planimetric features within the
subdivision, including water courses, ravines, high banks, width of existing or
proposed easements with contour limes at two (2) foot intervals, and any other
physical features pertinent to the subdivision..
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13. Existing transportation facilities within the subdivision, including the location and
width of right-of-ways, streets, alleys and easements, and type of surface of such
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streets.
14.Proposed facilities including location, width, surfacing, and name of streets,
i approximate width and depth of all lots, location of building Imes, alleys and
easements, and schematic plans and outline specification for drainage, sanitary
facilities, utilities, parks, and greenbelts.
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Note: Any individual person, corporation, or firm who obtains a building permit
' for use within the City of Cibolo shall be held liable for any and all damages to
° public property; among which is included, but not limited to, streets, curbs,
gutters, and rights-of-way around or near construction site. Any damages to
public property shall be assessed by the City Building Inspector, or any other agent
designated by the City Council; and shall be paid in Rill prior to the issuance of any
Certificate of Occupancy.
15. Designation of any sites for specific uses including churches, sewage disposal
plants, water plants/wells, businesses; industry, commercial, residential or other
=proposed
proposed use is unknown, designate as pre -developed. Where
the area taken in by a proposed addition or subdivision is
l, park, .or public building, such site shall be reserved on the
preimnarypatorthe proposed facility`
B. PRELUvIINARY REPLAT (Without Vacating ,L.G.C. $212.014)
The above requirements for a preliminary plat shall apply to a preliminary replat. In addition,
the following requirements shall also apply to a preliminary replat:
1) List of Adjacent Property Owners'
! The preliminary submittal shall contain a listing of all adjacent property owners and other
property owners within two hundred (200) feet of the property proposed to be
' subdivided, with addresses as recorded by the County Clerk
2) Notification of Adjacent Property Owners
_ The City Secretary will forward a written notice to each property owner within two
hundred (200) feet of the lots to be replatted, which shall state, in effect, that a
subdivision proposal is pending before the Planning and Zoning Commission and shall
include the date, place, and time of the Planning and Zoning Commission meeting. The
notice must contain a copy of L.G.C. $212.015 (c), as stated in the Texas Municipal Law
and Procedures Manual, Third Edition, which is set out as follows:
L.G.C. $212.015 (c)
If the proposed replat requires a variance and is protested in accordance with this
subsection, the proposed replat must receive, in order to be approved, the affirmative vote
of at least 3/4 of the members present of the municipal planning commission or governing
body, or both. For a legal protest, written instruments signed by the owners of at least
20% of the area of the lots or land immediately adjoining the area covered by the
proposed replat and extending two hundred (200) feet from that area, but within the
original subdivision, must be filed with the municipal planning commission or governing
body, or both, prior to the close of the public hearing.
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In computing the percentage of land area under Subsection (c), the area of streets and
alleys shall be included. L.G.C. $212.015 (d).
iCompliance with these special notice requirements is not required for approval of a replat
of part of a preceding plat if the area to be replatted was designated or reserved for
reasons other than single or duplex family residential use by notation on the last legally
recorded plat or in the legally recorded restrictions applicable to the plat. L.G.C.
-' $212.015(d)
3) Notice offtlat
Notice of the hearing of the approval of the replat must be given at least fifteen (15) days
before the date of the hearing, by publishing the notice in an official newspaper or a
newspaper of general circulation in the county in which the municipality is located.
C., FINAL PLAT
1 1) Plat Consideration
No final plat will be considered unless a preliminary plat has been first submitted and
approved-- - - -
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==-2)-1Submittal Deadline — - -
The -final -plat shall-be-submitted-to-the-City-Secretary-at-least_ten-(10) working days prior
to the meeting at which approval is requested.
3) Submittal of Portion of Approved Preliminary Plat
# t If desired by the subdivider and approved by the City Planning and Zoning Commission,
the final plat may constitute only that.portion of the approved preliminary plat which he
proposes to develop and record. However, such portion shall conform to all the
requirements of this ordinance.
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4) Certificate of Anoroval/Disapproval and Recommendations
a. A certificate of approval/disapproval and recommendations to be signed by the
chairman of the Planning and Zoning Commission, City Secretary, and Mayor shall be
placed on the face of the plat.
b. Two separate statements of approval shall be placed on the plat. The statements of
approval/disapproval shall be in the following format:
CERTIFICATE OF APPROVAL/DISAPPROVAL AND RECOMMENDATIONS
RECOMMENDED FOR APPROVAUDISAPPROVAL THIS DAY OF
19 , BY THE CITY PLANNING AND ZONING COMMISSION
OF TBE CITY OF CIBOLO.
CHAIRMAN, PLANNING & ZONING
CITY SECRETARY
IRECOMMENDED FOR APPROVAL/DISAPPROVAL THIS DAY OF
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OF CIBOLO.
19 , BY THE CITY COUNCIL OF THE CITY
MAYOR CITY SECRETARY
c. After consideration by the Planning and Zoning Commission, the Chairman shall state
the recommendation and sign the statement on the reproducible. The City Secretary
shall sign the statement as to fact of recommendation. The reproducible and six (6)
copies are to be forwarded to the City Council. The City Council shall act upon the
recommendations of the Planning and Zoning Commission.
d. Upon action by the City Council, the Mayor shall state the recommendation of the
City Council and sign the statement. The City Secretary shall sign the statement as
to fact of approval or disapproval.
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5) Required Number of Plats Submitted
Two (2) sets of plans and specifications prepared by a registered engineer shall be
provided for the installation of water, sewer, paving, and drainage. Plans and
specifications must be approved by the City Engineer prior to the beginning of any
construction of the subdivision, preferably prior to the acceptance of the final plat. A
i certificate must be obtained from the City Engineer certifying compliance with this
_r ordinance and other applicable City Codes.
6) Tax Certificate
A Tax Certificate(s) showing that all taxes have been paid shall be submitted with the final
plat.
f 7) Guarantee ofImprovements to Citv
The Planning and Zoning Commission and the City Council shall be satisfied that the
subdivider will be in a financial position to install or cause to be installed at his own cost,
t risk, and expense all of the improvements herein required. The Planning and Zoning
Commission, at the direction of the City Council may require such security as it, in its sole
1 discretion, may, deem best in order to insure the orderly development within any
subdivision, specifically including, but not limited to: a performance bond equal to the
--estimated--cost of the improvements; a bank letter of credit; a personal guarantee; or
requiring the subdivider to grant a lien upon the property contained in such subdivision in
—favorof the-City-of-Cibolo-to- secure -the -estimated -cost -of sachimprovements.
It is expressly understood that as a condition to the approval of said subdivision, no
Certificate of Occupancy will be completed until all utilities are installed and other
improvements required by this subdivision ordinance are made within the block in which
said lot is contained and approved by City Engineer and Public Works Director.
8) Disapproval Of Final Plat:
Should the final plat, as submitted, fail to meet the conditions and requirements of this
ordinance, the Planning and Zoning Commission shall recommend disapproval of the plat
in question, and shall note its reasons for disapproval in writing to the City Council for its
final action.
4
- In the eventof disapproval; the City may withhold all City improvements of whatever
nature, including the furnishing of water and sewer service from all additions -which have
r not been approved as provided by law. Furthermore, permits may not be issued for any
building on any piece of property other than on an original or a subdivided lot in a duly
approved and recorded subdivision.
12° 14
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I
I_ 9) Time OfARproval
Recommendation for either approval or disapproval of the final plat shall be voted on by
_ f the City Planning and Zoning Commission within thirty (30) days after submission of the
said plat. Failure to act within thirty (30) days of the regularly scheduled meeting at
,I which the plat would have been presented, shall constitute approval by the Planning and
- Zoning Commission unless additional time is requested by the developer. If approval is
granted due to expiration of the thirty (30) daytime period or by regular approval by the
Planning and Zoning Commission vote, the proposed final,plat will then be forwarded
within thirty (30) days to the City Council for final approval or disapproval and signature
by the Mayor.
r
10). Final Plat Content
! a. The subdivider shall provide one (1) reproducible tracing and ten (10) legible copies
of the final plat to the Planning and Zoning Commission only after the preliminary plat
has been approved and all required changes and alterations thereto have been made.
b. The final plat shall be drawn in India ink on tracing cloth, mylar, or comparable
substitute sheets, and may be computer generated. The map scale shall be one (1")
inch to one hundred (100') feet, (1"-100'). Sheets shallbe eighteen inches by twenty-
four inches (1811x 24"). When more than one (1) sheet is required, an index sheet of
maximum size, eighteen inches by twenty four inches (18" x 24") shall be filed
i—showing the entire subdivision.
i c. All site plans for new developments shall contain landscape plans to include, but not
restricted to the following:
1. Entrances
2. Recreational Areas
3. Community Areas
4. Parks Area (either dedicated or non -dedicated)
:_2 d. The following information shall be shown on or will accompany the plat:
1. A title, including the name of the subdivision
- 2. The name of the landowner or owners
3. The name and seal of the registered -engineer -or registered -public surveyor
responsible for the preparation of the plat.
4. The scale and location of the subdivision with references to an original comer of
the original survey of which said land is a part.
i 5. The date, north point, and total lots, blocks, and acres in the subdivision.
e. The certificate of the registered engineer or licensed public surveyor or person who
surveyed, mapped and monumented the land shall be placed on the face of the plat as
follows:
ISTATE OF TEXAS
KNOW ALL MEN BY THESE PRESENTS
COUNTY OF GUADALUPE S
THAT I, DO HEREBY CERTIFY THAT I PREPARED THIS PLAT FROM AN
ACTUAL AND ACCURATE ON -THE -GROUND SURVEY OF THE LAND AND THAT THE
CORNER MONUMENTS SHOWN THEREON WERE PROPERLY PLACED'UNDER MY
PERSONAL SUPERVISION, IN ACCORDANCE WITH THE SUBDIVISION REGULATIONS OF
THE CITY OF CIBOLO, TEXAS.
L
SIGNATURE AND SEAL OF REGISTERED SURVEYOR
£ A Certificate of ownership and dedication to the public of all streets, easements, alleys,
park and playgrounds or other dedicated public uses will not be accepted by the City
----until-final-insp ection-and-approval.is. granted_by--the_ City_ Engineer.
g. An accurate, on -the -ground survey of the property with bearings and distances and
showing the lines of all adjacent land, streets easements, and alleys with their names
and width (streets, alleys, and lot lines in adjacent subdivisions shall be shown dashed)
and all necessary data to reproduce the plat on the ground must be shown on the plat.
Note: The City of Cibolo reserves the right to rename streets and/or change house
numbers due to incompatibility with existing name layout, emergency vehicle response,
and mail delivery.
ih. The plat shall show all existing features within the area being subdivided, such as
existing water courses, railroads, width of streets, alleys, and easements to be retained
and other physical features deemed pertinent to the subdivision.
-i. -For streets, complete curve data shall be provided on the center Tine or on each side of
the street. Data shall include delta length of curve, radius, point of reverse curvature,
point of tangency, length and bearing of all tangents, and dimensions from all angle
points of the curve to an adjacent side lot Tine. The number of feet of roadway shall
16
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also be shown on the plat. Detailed design specifications are on file with the City
Secretary.
j. For water courses and easements, distances are to be provided along the side lot limes
from the front lot lime or the high bank of a stream and a traverse lime along the edge
of all large water courses in a convenient location, preferably along a utility easement
if paralleling the drainage easement or stream.
k. Lot and block limes and numbers of all proposed lots and blocks with complete
dimensions for front; rear, and side lot limes will be shown.
L Allbuilding setback lines shall be shown on all lots.
c �
- D. PLAT ACCEPTANCE REQUIREMENTS
1) Resonsibilities Of Engineer Retained by by Subdivider
I The subdivider shall retain the services of an engineer, registered in the State of Texas,
whose seal shall be placed on each sheet of the drawings and who shall be responsible for
the design and inspection of the drainage, roads, and streets, sewer, and water facilities
within the subdivision. - The services -performed by the engineer shall be as designated in
the latest issue of the -Manual of Professional -General Engineering Service published by
the Texas Society of Professional Engineers, and shall include both design and inspection
i as defined therein.
2) Letter Of Credit Or Performance Bond Prior To Approval Of Final Plat
l �
Prior to approval of the final plat, the subdivider shall file with the City Secretary either an
irrevocable letter of Credit issued by a banking or other financial institution authorized to
�! do business in Texas, or a Performance Bond executed by a corporate surety licensed to
do business in the State of Texas, in an amount equal to the cost of the uncompleted and
unaccepted improvements required by this ordinance as estimated by the City Engineer,
i conditioned that the subdivider will complete such improvements within two (2) years
zF from the date of final plat approval. Such Letters of Credit and Bonds shall conform to
j fortes approved by the City Council
3)
i
1. The subdivider shall also provide one (1) set of reproducible "as built" plans for each
project.
17
IS The City Secretary shall keep on file current written city policies concerning:
1. The policy of the city regarding any participation, reimbursement, or arrangements for
I future repayment to the subdivider for the cost of street, utilities, drainage, and other
improvements.
1
y2.
The policy of the city regarding street appurtenances (lights, signs)
4) Requirements Of Disclosure Of Subdivider's Plans
I�
All subdividers are required to disclose all plans for a tract of land if all sections are
i f
not intended to be developed as part of a submitted plat and is controlled by the
subdivider. If only a minimal number of lots is to be developed at a time on land
does not classify as a minor subdivision and does not front a public street on all
(
that
sides, the developer is required to provide the City with overall plans for
development of the entire tract.
5) Building Permit Conditions
No building permit shall be issued until a final inspection of the completed subdivision has
been made and the required improvements are accepted by the City Engineer and
approved by the City Council.
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6) Pre -Construction Conference
j
Before any construction shall begin, a pre -construction conference will be held on major
{
and/or minor subdivisions for project coordination. The conference must be attended by
the developer, all contractors and sub -contractors, utility companies, the City Engineer,
the Mayor and/or his appointed representatives and anyone concemed with the
development of the subdivision. All concerned parties are wholly responsible for obtaining
knowledge of and complying with all ordinances, codes, and regulations in respect to all
construction of the proposed subdivision.
7) Accepaoce Inspections
Lr When the construction of improvements has been completed, the developer shall petition
acceptance of said public improvements by completing Part I -of the "Developer Petition
I for Acceptance of Public Improvement" as shown in EXHIBIT B, and forwarding it to
the City Engineer in three (3) copies with required supporting documents. On or about
i twelve (12) -months after -the date of preliminary acceptance, the developer shall petition
{ for final acceptance by accomplishing Part II of the "Developer Petition for Acceptance
of Public Improvement" as shown in EXHIBIT B and forwarding it to the City Engineer
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in three (3) copies. The City Engineer shall not perform any acceptance inspections until
the appropriate petition with required supporting papers is presented by the developer.
In the event required plans and/or specifications have not been complied with, the City
Engineer will so inform the developer in writing listing each discrepancy requiring
correction. A copy of said notice to the developer shall be forwarded to the City
Attorney and the City Secretary. When each discrepancy has been corrected the
developer shall request reinspection by the City Engineer. The developer shall pay all
reinspection costs prior to acceptance by the Council. When inspection reveals that all
plans and specifications have been complied with, the City Engineer shall accomplish the
acceptance certificate and forward the three (3) copies with supporting papers to the
City Secretary for consideration by City Council.
8) Compliance Affidavit
An affidavit from the subdivider stating that to the best of his information and belie$ the
contractor(s) has complied with the regulations contained in this chapter.
E. OPTION OF SUBMITTAL OF ONE (1) PLAT
If the -preliminary -plat- of a- subdivision -meets with the aforesaid requirements for final plat
approval, the Planning and Zoning Commission may, on request of the subdivider, consider
such plat a final plat and conduct -a -plat -review. If the -preliminary -plat -is approved only as
such, a final plat shall be filed in accordance with the other provisions of this subdivision
ordinance.
If the subdivider elects to use this alternative, then he shall provide one (1) reproducible
tracing and ten (10) white -print copies of the plat to the Planning and Zoning Commission for
their recommendations and approval or disapproval. Again, no plat is considered approved
until the City Council acts upon the recommendations given by the Planning and Zoning
Commission. Such final action by the City Council will be considered within thirty (30) days
upon receipt of the Planning and Zoning Commission's recommendations.
F. CERTIFICATE OF SERVICEABILITY
1) For New or Revised Subdivision Plats
a. If a subdivider or developer wishes to obtain City water and sewer services for his
proposed or revised subdivision, he shall be required to obtain a Certificate of
--- Serviceability for the -number -of proposed -or -revised -lots prior to the submitting of a
final plat or revised plat to the Planning and Zoning Commission for its recommended
approval to the City Council, pursuant to the terms of this subdivision ordinance.
19
b. If the proposed subdivision is not provided sewer and or water service by the City, the
subdivider or developer must provide the City with a Certificate of Serviceability from
the entity providing such service.
2) AQplicationFor and Issuance of Certificate of Serviceability
a. The City Engineer will review the Certificate of Serviceability and make a
IJ recommendation to the City Council for approval or disapproval. The City Engineer
? " shall recommend the issuance of a certificate based upon the capacity of City water
and sewer utilities to serve the number of lots in the proposed subdivision.
b. In the event the City Engineer determines that a Certificate of Serviceability •cannot be
issued, he shall provide the applicant with a written statement setting forth the
inadequacies of the present system and recommend improvements in order to provide
adequate service to the proposed subdivision.
c. The applicant shall have the.opportunity to respond to the Engineer's written statement
with alternative plans or systems improvements which will result in the proposed
subdivision being adequately served.
3) Conditions for Issuance -of Certificate-of-Serviceabiliri - - --
A Certificate of Serviceability may be issued if the following conditions are met:
a. The City Engineer determines, based upon sound, generally accepted engineering
principles, that the proposed subdivision can, in fact, be adequately served without
adversely affecting existing connections;
�J b. Re-engineering procedures or improvements will not result in any expense to the City
c. Approval by the City Council is obtained; and
d. Any alternate proposal of the application which necessitated a major modification of
the system has been paid at the expense of the applicant.
I
4) Appeal
a. A decision of the City Engineer to withhold a Certificate of Serviceability may be
appealed to the City Administrator or a designated representative within ten (10)
LL
--days of the City Engineer's-decision.--
b.
ngineer's decision. -b. A decision of the City Administrator to withhold a Certificate of Serviceability may be
further appealed to the City Council by the applicant, by filing a written request for
20
I
hearing with the City Secretary within ten (10) days of the Administrator's decision.
C. When a request for hearing is properly filed, the City Secretary shall place the matter
on the agenda for consideration by the City Council at its next available regularly
scheduled meeting.
21
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SECTIOI-LVI
DEDICATION OF PARK LANDS
ISECTION VI
DEDICATION OF PARK LANDS OR PAYMENT OF FEES IN LIEU
THEREOF
Prior to approval of a planned development or a final subdivision plat, each subdivider or
developer shall be required to dedicate park land, contribute cash or park improvements in lieu of
land dedication, or any combination thereof as determined by the City Council.
A. DEFINITIONS
For the purpose of this Section, certain words and terms are hereby defined; terms not defined
herein shall be construed in accordance with this Subsection and the City Zoning Ordinance,
as amended, other codes and ordinances, or their customary usage and meaning:
a. Minor Subdivision is any residential subdivision or residential portion of a subdivision five
(5) acres or less that does not include the planning or development of a new street.
b. Maior Subdivision is any residential subdivision or residential portion of a subdivision
greater than five (5) acres.
c. Park Improvements are any improvements which directly attribute to the development of
park land for the enjoyment and use by the intended park users. Such improvements may
include, but shall not be limited to the following:
1 . Curb/gutter and one-half (1/2) paving section costs bordering all park land
Water/sewer line costs bordering all park land
Land forms created by the subdivider or developer
d. Holding Costs are any and all costs incidental to the respective tract of land home by the
respective landowner.
B. CRITERIA FOR LAND DEDICATION
1) Eligibility of Subdivisions for Park Land Dedication
Minor Subdivision - The developer of any subdivision classified as a minor -subdivision
shall not be required to dedicate park land. The developer of minor subdivisions is
encouraged to pay a cash contribution in lieu of park land dedication.
22
Major Subdivision - The developer of any subdivision shall be required to dedicate park
land or a cash contribution in lieu of land dedication as determined by the City
Council Ta cash contribution is selected by the City Council, it shall be as set
according to the fees listed in Appendix C.
2) Land Dedication Guidelines
A subdivider or developer who is required to dedicate parkland shall make a total land
dedication of at least eight percent (80M6) of the total tract, excluding any commercial or
industrial tracts that may be in the tract. The City Council shall determine the suitability of
the subject tract pursuant to recommended dedication criteria.
On subdivisions of more than one section or phase, land dedication shall be made prior to
the first phase reaching seventy-five percent (75%) of built -out (completion) or before
a second phase is requested for preliminary plat approval, whichever is sooner.
3) Location
The Parks element of the Master Plan adopted by the City Council of Cibolo shall be used
as a guide for location of park sites. All laud intended for park purposes shall be inspected
both on the plat and in the field by the Planning & Zoning Commission, who shall make a
recommendation to the City Council- The final decision on acceptance of park land shall
be made by the City Council.
4) Credit for Private Park Land and Facilities
Subdividers and developers may be allowed a credit against the park land dedication
requirement for private parks or recreational facilities provided for the residents of a
particular subdivision or planned development as approved by the City Council.
C. CRITERIA FOR CONTRIBUTIONS IN LIEU OF PARKLAND
1) Cash Contributions
The City Administrator or a designated representative may recommend to the Planning
and Zoning Commission that a cash contribution be made equivalent to and in lieu of park
land.
The Planning and Zoning Commission shall recommend to the City Council that the
developers of all major and minor subdivisions shall meet the suggested' park land
dedication guidelines with a cash contribution according to the fees listed in Appendix C.
2) Deposition of Cash Contributions
23
All cash contn'butions received by the City shall be received by the City Secretary. The
City Secretary shall deposit said funds directly into a special Park fund, as -established by
the City Council of Cibolo.
J 3) Park lnrovements in Lieu of Park Land
The Planning and Zoning Commission may recommend to the City Council that a
subdivider or developer dedicate park improvements in lieu of park land equivalent to the
cash contribution herein.
` 1. All improvements shall be subject to adopted City specifications and codes adopted
I ! by the City. The City Council shall promulgate such specifications, especially in
t the case of park/playground equipment.
!_ } 2. All improvements made by the subdivider shall be given credit towards the
suggested park contribution according to:
a. the actual cost of utilities installed bordering the park land at the time utilities
-- , were installed and-,
- a b. the actual cost the City would have to pay for the equivalent park/playground
—equipment at such time improvements are made.
4. Combinations of Contnbutions in Lieu of Park Land
} The Planning and Zoning Commission may recommend to the City Council that a
subdivider or developer make a. contribution of park land, cash, and/or park
improvements. Determination of exact contribution amounts shall be determined by the
I Planning and Zoning Commission and recommended to the City Council.
5. Letter of Credit
An irrevocable letter of credit equivalent to the amount of the park dedication shall be
j given to the City Council prior to, the final plat's being signed by the Mayor. The issuer
and form of said letter shall be subject to the approval of the City Council.
a
6. Reservation of Additional Park Land
-Iff the event -that the Park Plan Element of the -General Plan for the City specifies a larger
amount of park land in a subdivision or planned development than the subdivider or
developer may be.required to dedicate, the land needed beyond the respective contribution
shall be reserved for subsequent acquisition by the City.
24
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City May Elect to Hold Such Land By:
1. Purchasing an option to buy the property for a period and at a price as agreed upon by
the City and subdivider or developer.
2. Indemnifying the owner of the land for all holding costs for a period of time, said costs
and time period to be agreed upon by the City and subdivider or developer.
�! } 3. If the City and the subdivider or developer cannot agree on Criteria for Contributions
in Lieu of Park Land, then City may elect to prolubit any development or improvement
to the proposed park land for a period not to exceed six (6) months, during which time
the City shall use reasonable and diligent efforts to acquire the necessary funds or
financing to purchase the subject tract.
NO PROVISION HEREIN SHALL IN ANY WAY BE CONSTRUED AS A
LIMITATION OF THE CITY'S AUTHORITY TO ACQUIRE PARK LAND BY
EMINENT DOMAIN.
7. Land Treatment
Upon preliminary platting of the park land from the subdivider or developer to the City,
the subdivider or developer shall not cause or allow any fill material or construction debris
to be dumped on the land, or otherwise alter, damage or impair the land, water or
-vegetation on the park site, without written permission from the City Council. The City
Council may allow the subdivider or developer to dump fill material and take other
respective actions specified in this subsection when such action would be beneficial to the
park land. In such cases, the City Secretary shall provide a letter to the respective
subdivider or developer.
8. Transfer of Land
The area to be dedicated as park land shall be shown on the final plat as "Park Land
Dedicated to the City of Cibolo" with the respective acreage of the park land also shown.
-_ Dedication of park land shall be included in the narrative portion of the plat where the
subdivider or developer dedicates all easements, rights-of-way, etc., to the City of Cibolo.
The City Attorney shall prepare a warranty deed for the park land depicted on the final
plat that contains the dedicated park land, which shall be signed by the developer on or
before the subdivision is seventy-five (75%) percent built out (completed) or before a
second phase is requested for preliminary plat approval, whichever is sooner.
25
9. paynent of Fees in Lieu of Land
The subdivider or developer shall pay any cash contribution to the City on or before the
subdivision is seventy-five (75%) percent built out or before a second phase is requested
for preliminary plat approval, whichever is sooner.
Should the subdivider or developer divide the subdivision into sections, the fee for the
entire subdivision shall be divided by the number of sections in the subdivision, and the fee
attnbutable to each section shall be paid on or before the respective section is seventy-five
(75%) percent built out or before a second phase is requested for preliminary plat
approval, whichever is sooner.
10. Underground Utilities
All utilities shall be underground unless a variance is granted by city council
26
SECTION VII
SURVEY REQUIREMENTS
SECTION VII
i
SURVEY REQUIREMENTS
A. PLACEMENT OF MONUMENTS
Monuments, consisting of one-half (1/2") inch iron pipe or one half (1/2") inch reinforced
steel or larger, twenty-four_(24") inches in length, shall be placed at all 'comers of the block
lines, and at the point of intersection of curves and tangents of the subdivision.
B. BENCH MARKS
At least one (1) bench mark for each subdivision shall be permanently installed in an approved
manner, with the location and the elevation as shown on the plat. Permanent bench marks
shall be five (5') feet long concrete posts six (6") inches in diameter with the top to be at
least twelve (12") inches above finished grade.
C. LOT MARKERS
Lot markers shall be metal, at least twenty-four. (24") inches in length, with visible marker
caps on top, placed at each comer of all lots, flush with the average ground elevation, or they -
may be countersunk, if necessary, to avoid being disturbed. The developer or subdivider is
responsible for maintaining these markers.
i;l
SECTION VIII
RESERVATIONS
SECTION VIII
RESERVATIONS
A. PERMITTED PURPOSES
No land contained within the city limits and in a proposed subdivision shall be reserved for any
use other than a use permitted by the Zoning Ordinance for the district in which the land to be
reserved is located. Land located in the extraterritorial jurisdiction is not subject to city
zoning restrictions, but must follow the regulations of the Subdivision Ordinance.
B. DESIGNATION ON PLAT
The specific use for which each piece of land is to be reserved must be shown by appropriate
label or description on the subdivision plat. Provision for future abandonment of a reservation
as may be appropriate must likewise be shown on said plat.
C. SCHOOLS
The location and size of schools shall be in.accordance with the City of Cibolo Master Plan
and with the requirements of the Universal City-Schertz Cibolo Independent School District. -
28
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SECTION IX
VARIANCES
SECTION IX
VARIANCES
When a subdivider can show that a provision of these regulations would cause unnecessary
hardship if strictly adhered to, a variance from the standards may be granted, with the
provision that such action will not harm eAsting and future residents. Any variance must
receive a recommendation by the Planning and Zoning Commission and be approved by the
City Council.
J
FEE FOR ANY SUCH VARIANCE REQUESTED SHALL BE AS STATED IN
APPENDIX C.
29
SECTION X
AS -BUILT DRAWINGS
SECTION X
AS -BUILT DRAWINGS
The engineer representing the subdivider shall present to city Public Works Department five
(5) originals copies and one (1) reproducible copy of the complete "as -built drawings" for all
paving, drainage structures, water lines, and sewer lines within thirty (30) days after
completion
30
SECTION M
PENALTIES
SECTION XI
PENALTIES
A., VIOLATION OF ANY PROVISION OF CHAPTER
Violation of any provision or provisions of this Chapter by any subdivider shall constitute
a Class C misdemeanor and upon conviction of such violation in Municipal Court of the
City of Cibolo, shall be punishable as per Appendix C.
B. OTHER LEGAL REMEDIES
No conviction or convictions under the penal provision of this Chapter, or Article
427 B. Texas Penal Code, shall ever be considered as any bar to any injunctive or
other legal remedy, relief, right or power existing in the City of Cibolo, Texas, to
enforce the application and provisions of this Chapter by virtue of the Constitution
and laws of the State of Texas.
The City. of Cibolo shall also gain compliance according to L.G.C. $212.018
Enforcement of Platting RegWations in the latest edition of the "Texas Municipal
Law and Procedure Manual".
31
APPENDICES
I;
APPENDIX A
APPENDIXES
(TABLE OF CONTENTS)
DESIGN STANDARDS, pg 34
PURPOSE, pg 34
A. Standards for Residential Lots, pg 34
1. Lot Size and Districts
2. Zoning Districts
3. Lot Orientation
4. Lot Numbering
5. Additional Restrictions
B. Standards for Residential Blocks, pg 40
1. Block Length
2. Block Width
3. Block Numbering
C. Easements, pg 40
D. Right -of -Way and Pavement Widths, pg 41
1.
Parkways
2.
Medians
3.
Crown and Cross -Slope
4.
Curbs and Gutters
S.
Sidewalks
6.
Wheelchair Ramps
7.
Driveway Approaches
E. Horizontal Design Requirements, pg 47
1.
Horizontal Curves
2.
Property Line and Curb Returns
3.
Transitions
F. Vertical Design Requirements, pg 49
1.
Vertical Curves
2.
Grades
G. Pavement Design, pg 51
' 1.
Soil Borings
2.
Subgrade Classification
3.
Loading and Loading Frequency
1 4.
Pavement Thickness Determination
5.
Thickness Reduction
6.
Surface Course
7.
Mwdmurn/A mum Pavement Thickness
' I
H. Bridges and Other Structures, pg 55
APPENDIX B CONSTRUCTION STANDARDS, pg 56
PURPOSE, pg 56
4
A. Water System, pg 56
1. Plans
2. Standards
3. Service Piping
4. Valves
5. Fire Hydrants
B. Sanitary Sewer System, pg 58
1. Plans
2. Standards
_ C. Drainage and Storm Sewers, pg 60
1. Plans
2. Flood Prone Areas
3. Specification and Design Standards, Drainage and Storm Sewers
D. Electricity, pg 64-- -
E. Natural Gas, pg 64
F. Telephone, pg 64
G. Street Lighting, pg 64
H. Traffic control Signs and Street Signs, pg 64
L Flood Regulation, pg 64
APPENDIX C FEES, VARIANCES, AND PENALTIES, pg 65
1 EXHIBITS, pg 67
EXHIBIT A MAINTENANCE BOND, pg 67
EXHIBIT B DEVELOPER PETITIONS, pg 69
PART I Developer Petition for Preliminary Acceptance of Public
Improvement, pg 69
PART II Developer Petition for Final Acceptance of Public Improvement,
pg 71
PART III Final Acceptance by City, pg 72
�IGRAPHS, FIGURES, AND DRAWINGS, pg 73
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APPENDIX A
DESIGN STANDARDS
PURPOSE
It is the purpose of this chapter to define the standards to be followed in the design
and construction of subdivisions, projects, and streets in the City of Cibolo. These
standards are to be followed, but it is not the intent that they should supplant sound
engineering judgment when there are special circumstances that would make these
standards inappropriate. Under such circumstances, the project engineer shall discuss
and document the variation with the City Engineer, who will make a recommendation
for or against varying the standards to the City Council. The City Council will then
either approve or disapprove said variation of standards.
CLASSIFICATION & SECTION
The City of Cibolo has classified streets for use in the City and in its Extra Territorial
Jurisdiction (ETJ). These classifications establish requirements for right-of-way,
pavement widths, cross-sections, crown or cross slopes, and parkway slopes. These
classifications are to be used on publicly funded projects and in new subdivision
developments which are privately funded. For any project or subdivision, the City
Engineer will determine the classification of street to be used based upon the City's
Master Plan or the City's Thoroughfare Plan.
The classifications -of -streets for public and private sector development and their basic
requirements are as shown in the following tables or as determined by the City Engineer or
i Public Works Director.
A. STANDARDS FOR RESIDENTIAL LOTS
1) Lot Size and Districts
The lot size of all lots platted within the City shall conform with the Zoning
Ordinance on the basis of the district in which they are located. Subdivisions
outside the city but within the city's extraterritorial jurisdiction (ETJ) are not
subject to the zoning ordinance but must follow applicable subdivision standards.
3q
Table I
(1) INTENT - To establish and preserve areas of low intensity find use,
primarily devoted to low density residential development. No
Mobile/Manufactured/Modular homes permitted.
35
Residential Subdivision Specifications
Front Yard Side Yard Rear Yazd Lot Lot Lot
Bldg.
City
Extraterritorial
Setback Setback Setback Area* Width* Depth*
Height
zoning Jurisdiction
(mm. feet) (min. feet) (mm. feet) (mix feet) (min. (mm.
(ma)L
feet) fed)
fed)
R-1
Low Density
30 10 20 10,000 100 100
35
R-2
Low Density
25 5 15 6,000 60 100
35
R-3
Garden Home
front entry garage
20 10/1 side 10 5,000 50 100
35
rear entry garage
10 10/1 side 20 5,000 50 100
35
R-4
Medium Density
25 5 15 7,500 75 100
35
MF
High Density
25 10 20 10,000/3 units 106 100
35
1,8001add. unit
no more than 24 unitsfacre
MH
Mobile Homes
25 5 15 5,000 50 100
35
�
(m Paz)
* All lots to be served by septic tanks are required to be at least 100 feet wide by 120 feet deep.
See
Section A5.
2)
Zoning Districts (See additional specifications above in Table 1)
For the Purpose of this ordinance, the City of Cibolo is hereby divided
into
eleven (11) districts as follows:
District R-1
Single Family Residential, Low Density
District R-2
Single Family Residential, Low Density
District R-3
Garden Home/Townhouse, Low Density
District R-4
Duplex Family Residential, Medium Density
District MF
Multi -Family Residential, High Density
i
District MH
Mobile Home District, Medium Density
District C-1
Commercial (Not Classified as Industrial)
District 1-1
Industrial (Light)
District OP
Open Space/Park
District PD
Pre -Development District(Zoning to be determined
by P & Z Commission and City Council)
District SO
Special Overlay District
a. DISTRICT R-1
(1) INTENT - To establish and preserve areas of low intensity find use,
primarily devoted to low density residential development. No
Mobile/Manufactured/Modular homes permitted.
35
(2) PERNIITTED USES - One (1) dwelling unit per lot, community
recreational facilities, farms, and construction as specified by the city's
subdivision ordinance.
(3) SPECIFIC USES - Subject to site plan approval, private recreational
amenities, day care centers (according to State regulations), places of
worship, schools.
b. DISTRICT R-2
(1) INTENT - To establish and preserve areas of low intensity land use,
primarily devoted to low density residential development. No
Mobile/Manufactured/Modular homes permitted.
(2) PERMITTED USES - One (1) dwelling unit per lot and construction
as specified by the city's subdivision ordinance.
(3) SPECIFIC USES - Subject to site plan approval, private recreational
amenities, day care centers (according to State regulations), places of
worship, schools.
c. DISTRICT R-3
(1) INTENT - To establish and preserve areas for development of garden
homes and townhomes. No Mobile/Manufactured/Modular homes
(2) PERMITTED USES - Zero lot line homes and traditional homes, one
(1) dwelling unit per lot, and construction as specified by the city's
subdivision ordinance. Homes shall be uniformly located on the same
side of the street within a block. No area shall be designated that
contains less than five (S) lots on each street.
(3) SPECIFIC USES - Subject to site plan approval, private recreational
amenities, day care centers (according to State regulations), places of
worship, schools.
d. DISTRICT R-4
(1) INTENT - To establish and preserve areas of medium intensity land
use, primarily devoted to medium density residential development,
especially duplexes. No Mobile/Manufactured/Modular Homes
permitted.
im
(2) PERMITTED USES - All permitted uses as in District R-1, R 2, R-3,
as specified by the city's subdivision ordinance.
(3) SPECIFIC USES - Subject to site plan approval, private recreational
amenities, day care centers, places of worship, schools.
e. DISTRICT MF
(1)INTENT - To establish and preserve areas of high intensity land use
primarily devoted to high density multi -family residential development,
including apartment complexes, fourplexes, and other high density
residential development with over two dwelling units per structure. No
Mobile/Manufactured/ Modular Homes permitted.
(2) PERMITTED USES - All permitted uses in District R-3 and R-4,
townhouse dwellings, and apartments'not to exceed twenty-four (24)
! ; units per acre. No Mobile/Manufactured/Modular Homes permitted.
(3) SPECIFIC USES - Subject to site plan approval, private recreational
amenities, day care centers.
£ DISTRICT MH
(1) INTENT - To establish and preserve areas of medium intensity Iand
use, primarily for the location and placement of
_ Mobile/Manufactured/Modular Homes.
j (2) PERMITTED USES - Mobile /Manufactured /Modular homes only.
jE -
(3) SPECIFIC USES - Private recreational amenities.
g. DISTRICT C-1
f (1) INTENT - To establish and preserve areas of medium intensity land
use, primarily devoted to general commercial and other non -industrial
activities.
(2) PERMITTED USES - Offices, services, family oriented amusements,
igovernmental, institutional, commercial, and other non -industrial
activities, which are conducted wholly within an enclosed building or
buildings. No Mobile/Manufactured/Modular Homes permitted,.
I'
— (3) SPECIFIC USES -Subject to site plan approval, other non -industrial
activities which entail enclosed operations and storage, light
37
manufacturing processes, bars/tiverns, adult entertainment clubs,
mortuaries, filling stations, bookstores, and day care centers.
h. DISTRICT I-1
(1) INTENT - To establish and preserve areas of high intensity land use,
primarily designated for light industrial development.
(2) PERMITTED USES - All permitted uses in District C-1. Light
industrial establishments with all associated operations and storage
contained within an enclosed building.
(3) SPECIFIC USES - Heavy industry provided that the external physical
effects thereof are contained within the boundaries of the respective
development sites. Other non -industrial activities which entail either
unenclosed or enclosed operations and storage, contractors storage and
equipment yard, and paint and body shop or other businesses emitting
— nauseous fumes or chemicals.
i DISTRICT OP
(1) .INTENT - To set aside Open Space within the City to provide
recreational opportunities for the City's residents.
(2) PERMITTED USES - Includes parks, greenspaces, and other land
intended for recreation in the City.
i (3) SPECIFIC USES - To be considered by the Planning and Zoning
Commission and City Council of Cibolo.
j. DISTRICT PD
Newly annexed property is given the zoning of PD, Pre -Development
District. This is a temporary zoning until the proper zoning classification is
established and reviewed by the Planning and Zoning Commission, with
_ final approval from the City Council.
II
k. DISTRICT SO
(1) INTENT -'Special Overlay Districts may be established when it is
determined additional zoning requirements,, as authorized by the Zoning
Ordinance, are applicable to certain areas within the City. This Special
_ Overlay District will not change the existing zoning classification and its
restrictions, but may alter requirements for the purpose of promoting
the health, safety, and general welfare of the City.
38
A public hearing and proper notice must be forwarded to all affected
parties by the City of Cibolo, Texas, in accordance with the notice
procedures prescribed under the Zoning Ordinance. Authorization of
Special Overlay Districts must be recommended by the Planning and
Zoning Commission and approved by the City Council.
(2) PERMITTED USES
See Cibolo Zoning Ordnance.
3) Lot Orientation
a. Physical Setting
Residential lots shall be oriented to take advantage of topography, climate
conditions and the best relationship to the overall design of the neighborhood
and to minimithe effects of any surrounding laud uses.
,
b. Double Front
J
Double Front lots are probibited except when backing on major thoroughfares.
c. Right Angles
Thep of lots at right angles to each other shall be avoided.
d. Orientation to Streets
Side lot'lines shall be as nearly perpendicular as practicable to the street or
radial to, curved streets.
e: Access
- Every lot shall be provided with adequate access to a public street by direct
frontage on such street. Rear and/or side driveway access to major streets
shall be prohibited.
4) Lot Numbering
All lots shallbe numbered consecutively within each block. Lot numbering maybe
cumulative throughout the subdivision if the numbering continues from block to
+� block in a uniform manner that has been approved on an overall preliminary plat.
Lot numbers must be approved by the city.
39
i
5) Additional Restrictions
a. Septic System - Where a lot is to be served by a septic tank system, the lot shall
be at least one hundred (100') feet wide and one hundred -twenty (120')
feet deep, regardless of location in the city or ETJ. Septic system shall be
designed by a TNRCC Licensed OSF installer and subject to approval of
design and inspection, and shall meet all State regulations, State Health
Department codes, and Guadalupe County and City of Cibolo requirements.
b. Roofing Restriction - Wood shingle roofs shall be prohibited.
B. STANDARDS FOR RESIDENTIAL BLOCKS
1) Block Length
In general, block length along minor or secondary streets shall not exceed one
thousand -four hundred (1,400) feet nor less than five hundred (500') feet. On
a major street, the maximum block length shall be fifteen hundred (1500') feet,
except under special conditions and upon approval by the City Council.
S
i
2) Block Width
Blocks shall be wide enough to allow two (2) tiers of lots of at least minimum
depth, except when prevented by the size of the property or the need to back-up to
a major thoroughfare.
3) Block Numbering ' .
Blocks shall be numbered consecutively within the subdivision and/or sections of
an overall plat as recorded and approved by the City.
�i
C. EASEMENTS
The subdivider shall dedicate or grant easements for poles, wires, conduits, storm
sewers, water lines, open drains, gas lines, or other utilities as follows:
j 1) A minimum of a ten (10) foot utility easement shall be required across the front
portion of lots (including side limes) other than along boundary lines. Lot side
1 easements shall be determined by the electric, telephone, and CATV
Ji companies.
2) A stormwater easement or drainage right-of-way of sufficient width shall be
provided where a creek, stream, or tributary flows through a subdivision to
accommodate future access for construction and maintenance. Required width
shall be determined by the City Engineer.
40
D. RIGHT-OF-WAY AND PAVEMENT WIDTHS
In newly developed subdivisions, right-of-way shall be dedicated by the developer and
pavement width constructed in accordance with city requirements. The classifications
of the streets shall be as determined by the City Engineer and approved by the City
Council. Tables II and III on the following pages provide the requirements for
right-of-way and pavement widths, as well as median widths and crown or cross slope.
In construction projects by the City of Cibolo, where the desired right-of-way is not
available for the adequate pavement width shown in Table II, the City Engineer will
determine the pavement width to be used on the project. Said pavement width must
be approved by the City Council.
41
is
L -J
Table II
Road Development
Street Classification
R.O.W
Pavement
Median Pvmt. Crown
Widths or Cross -Slope
Local "A" (Residential)
50'
30'
--- 4"
Local "B" (Residential)
60"
40'
-- 4"
Collector
60'
44'
--- 5"
Secondary
86'
2 @ 24'
14' paved (1,2) 1/4" per ft.
Primary
110
2 @ 36'
14' paved (1,2) 1/4" per ft.
Marginal Access(Comm.)40'
30'
— 4"
Marginal Access (Res)
40'
26'
--- 3"
Alleys (Commercial)
24'
24'
-- 0" to 7"*
Alleys (Apartments)
24'
20'
--- 0" to 7"*
Alleys (Residential)
24'
18'
--- 0" to 7"* .
* Crown shall be inverted to facilitate drainage.
1. In new subdivisions - median maybe left unpaved and landscaped ( See #2
below).
2. When determined by the City Engineer and approved by the City Council,.
turning lanes and other usage of street pavement may be used in lieu of medians in
either public or private development.
1) Parkways`
Parkways shall be sloped a minimum of 1/4 inch per foot from the property line to
the top of curb. In heavy "cut" areas this slope may be increased to one (1) inch
per foot. In reconstruction projects where lot grading is not feasible, parkways
may be sloped a maximum of three horizontally to one vertically from the
sidewalk to the property line. If the slope exceeds this amount; a "combination
type" sidewalk and retaining wall shall be constructed with the top of the wall
42
matching the property line grade. The Design Engineer shall determine the height
and length of retaining wall considering the use and appearance of the private
property. Landscaping, walls, or fences placed in the parkway shall not obstruct
sight distance. Plans for such work shall be reviewed by the City Engineer and
approved by the City Council
2) Medians
a. On redeveloped streets, medians will be paved. This may be accomplished by
carrying the proposed pavement across the median and then outlining the
median and turning lanes with paint or traffic buttons, or it may require
construction of curbs around the median with concrete or asphaltic pavement
between the curbs set to top of curb elevation. In either case, the paved median
shall be sloped 1/4 inch per foot from the centerline of the median to the curbs
for proper drainage. The City Engineer will determine the type of median to be
used. When determined by the City Engineer and approved by the City
Council, turning lanes or other usage of street pavement may be used.
b. Paving of the median is not required in the construction of a primary or
secondary street by a private developer. The developer is required to construct
two 24 foot paved roadways and to provide right-of-way for the median. The
median area itself is graded off to an elevation approximately seven inches
above the edge of the adjacent pavement. The earth median is to be sloped at
1/4" per foot for drainage.
c. Medians shall be continuous. Openings in the median will be provided at all
public streets provided the centering spacing for such streets is at least 500
feet. If the street spacing is less than 500 feet, the median shall be open for the
street with the higher functional classification. All other openings shall be
made in accordance with the current standards of the Department of Public
Works. When medians are open, left tum safety bays and median radii shall be
provided and curbed unless approved otherwise by the Director of Public
Works.
d. Special purpose medians or dividers constructed for aesthetic reasons as
entrances for subdivisions, etc., will be permitted and should be designed
according to the standards of this section. Dividers must be constructed
according to the following standards and after which the appropriate transition
shall be provided in accordance with the provisions contained herein under
"Transitions".
Minimum width -14 feet
Minimum length - 25 feet
43
The nose or rounded portion of the divider shall normally be semi -circular in
shape at intersections of primary arterial streets and bullet shaped at all other
street intersections. The semi -circular nose shall have a radius equal to one
half the divider width and shall be placed two feet from the proposed curb lime
of the primary arterial. The bullet nose shall have two radii of 50 feet joined at
the nose with a radius of three feet which shall be placed five feet from the
proposed curb lime of the cross street. Intersection characteristics may require
other modifications to the median nose as approved by the City Council. The
length of the full width median shall be measured from the point of tangency of
the curved nose section.
e. No signs, walls, or fences shall be placed in the median area other than
approved traffic control devices unless approved by the City Council. No
trees, shrubs, walls, fences, or other ground cover may be placed in the median
which will obstruct the driver's sight distance. With the approval of the
Director of Public Works, trees, shrubs, or other ground cover may be placed
in the median and divider area provided the full grown tree or shrub trunk
diameter does not exceed four inches. Said landscaping shall be in accordance
with current design standards of the City Engineer and by the City Council-
` Plans for such work shall be approved by the Director of Parks and Recreation
and by the Director of Public Works.
£ Where a median or traffic divider projects across crosswalks, the median (paved
or sod) shall be opened for five (5) feet at the projection of the grade of the
adjacent roadway to permit wheelchair and mobility -impaired persons to utilize
4
_ the crosswalk.
3) Crown And Cross Slone
M
The crown or cross -slope shall be as indicated for each classification of street
i and shall slope from the centerline of the streets as needed for proper drainage.
Where drainage indicates, the crown or normal cross -slope may be phased out
to allow for proper drainage. The maximum crossfall in such cases shall be 112
inch per foot from gutter to gutter of the project street. In certain cases on .
primary or secondary streets with horizontal curves, the pavement may be
superelevated with the pavement on one side sloping from the gutter to the
median. This may be done only with the approval of the Director of Public
Works and where street drainage has been adequately provided.
_ 4) Curbs and Gutters
All new street construction shall include curbs with 7 inch exposure from top
M of curb to gutter. Curbs shall be continuous with curb drops constructed at
approved driveways and wheelchair ramps only. On bridges, or at other
hazardous locations where public safety will be enhanced, curbs shall be
44
constructed at a height of 9 inches and transitioned to 7 inches off the bridge
or beyond the hazardous location. .
5) Sidewalks
a. Sidewalks shall be constructed in new subdivision developments and will be
required in street redevelopment projects as directed by the City Engineer. In
new subdivisions, sidewalks shall be constructed as specified by the
appropriate section of Article 11 of the Subdivision Regulations of the City of
San Antonio.
b. In the development or redevelopment of streets, sidewalks shall be placed
between the property line'and curb line, so as to abut the front property line.
Walks in residential areas are to be 4 feet wide, and in commercial areas 6 feet
wide. Widths may vary in special cases where existing right-of-way is of
insufficient width. Such special cases must be reviewed by the City Engineer
and Public Works Director and approved by the City Council.
c. Where street and top of curb grades are substantially below the property lime
i grade, the sidewalk shall be placed behind the curb with the remaining parkway
sloped a maximum of three (3) horizontally to one (1) vertically from the walk
to the property line. If this maximum slope cannot be attained, an integral
— retaining wall shall be constructed on top of the sidewalk. Walls are to match
the grade of the adjacent private property as closely as possible. Drainage and
appearance of the adjacent private property are vital consideration in the design
of such retaining walls. The existing grade of the adjacent private property
must be accurately determined by the Engineer from actual field surveys.
d: Where utility poles, fire plugs or other utility installations occur within the
sidewalk width, the walk shall be offset around the obstacle at its full width, if
possible. If the available right-of-way is insufficient to offset the walk, the
Engineer must optimize the solution to the problem Either the walk must be
reduced in width, or the obstacle must be relocated through coordination with
the utility company in question.
6) Wheelchair Ramos
One or more wheelchair ramps shall be constructed at intersections, depending
upon–the need and -"the pattern of pedestrian traffic. The City Council and City
Engineer will determine the number and location of wheelchair ramps, which will
be shown on the final plans with appropriate details.
45
I
1
7) Driveway Approaches
Every lot shall be provided with adequate access to a public"street by direct
frontage on such street. Rear and/or side driveway access to major streets shall be
prohibited.
a. In new subdivisions, driveway approaches shall be designed and constructed as
required for the proposed residence or commercial building. Concrete
driveway approaches are required in new subdivisions and shall be built in
accordance with city specifications.
b. In the development or redevelopment of streets, driveway approaches shall be
designed and constructed where deemed necessary by the City Council. The
new approaches will be constructed with concrete and with the same location
and width used in the existing driveway, and the city Engineer will work with
the property owner when exact location and specifications cannot be defined..
c. "Head -in parking is not preferred in construction or reconstruction. The City
Engineer will work with the property owner to determine relocation of the
driveway approach. The City shall notify the owner and document any
changes in location, width, and material for the driveway.
d. The city Engineer shall be consulted regarding the size and location of
commercial driveways when located on a collector or higher.type street. The
driveway shall be flared at the curb line so as to allow ingress and egress to the
--property by vehicles without the need of crossing into another driving lane.
These flared sections maybe constructed with radii equal to the distance from
the property line to the curb, or by widening the edges of the driveway at the
45 degree angle. Exceptionafor unusual conditions shall be referred to the
City Engineer.
e. Driveways shall be constructed on a constant grade from the curb to the
property lime. The maximum grade that most vehicles can negotiate is 12
percent, without scraping the extremities of the vehicles. If a 12 percent
grade cannot be constructed because of extreme elevation differences or short
parkway widths, the driveway must be extended into the private property
sufficiently to achieve the 12 percent grade maximum. In such cases, the
Engineer roust prepare -a "driveway -plat" --showing the driveway plan, section
and profile grade. The overall length of driveway and the length of the portion
of the drive to be located on private property should be shown also. The plat
also contains an affidavit for signature of the property owner giving approval
to the City to construct the drive on their property. The necessary signatures
will be obtained by the project Inspector or other City representative prior to
construction of the street.
46
E. HORIZONTAL DESIGN REQUIREMENTS
Horizontal design requirements will include horizontal, curves, curb return and
property line return, radius requirements, and pavement transitions.
1. Horizon
Change in alignment of a street shall be accomplished by use of simple horizontal,
circular curves of radii which meet the requirements of the latest edition of "A
policy on Design of Urban Highways and Arterial Streets" (Am. Assn. of State
Highway & Transportation Officials). The following minimum radii and design
speed in Table III below shall be.used in the design of horizontal curves:
TABLE III
HORIZONTAL CURVE RADII
Street Classification Minimum Centerline Radius Design S
1,200 Ft. 50 mph
Primary 700 Ft. .40 mph
Secondary 30 mph
Collector 400 Ft.
Local "A" or "B" looFt.*
Marginal Access (Res. or -Comm.) __ _50_Ft._ _ _ __
* See Alternative Geometric Alignment Design in Exhibits. .
In certain instances the radius of horizontal curvature may be restricted by the
required sight distance for safe stopping or for safe operation at a street
intersection. Safe stopping distance as related to sight distance will be as shown in
I Table IV below.
TABLE IV
REQUIRED SIGHT DISTANCE
i l Street At Intersections
` Classification On Curves
450 Ft. 450 Ft.
Primary 300 Ft. 400 Ft.
Secondary 250 Ft. 300 Ft.
Collector
Compound curves shall not be permitted unless approved by the Director of public
Works. Reverse curves should be avoided. If a reversal of direction is needed, the
curves should be separated by at least 100 feet of tangent. Transitional curves may
47
fl
be used where comfort and safety of the motorist will be enhanced. Where a
horizontal curve is used in combination with a verticalcurve, adequate sight
distance must be provided, and the horizontal curvature should be introduced on
the upgrade of a "crest" vertical curve.
2. Property Line and Curb Returns
Where two streets intersect, certain radii are required for the curbs and for the
property lines in new subdivisions or where'new right-of-way is being acquired.
These radii vary with the classifications of the intersecting streets and with the
intersecting angle of the streets. Table V gives the required minimum radii for
curb returns and property line returns for various types of streets, and for the
interior angles of the intersecting tangents of the streets --180 degrees --P. L
Deflection Angle.
TABLE V
Interior
Two Local
Local and
Collector
Two
Collectors I
Local/Col.
& Arterial I
Two
Arterial
Angle
CR PIR
CIL
P.L.R
C.R. 'P.L.R;
C.R
P.L.R.
C I
PLR
150-145
15
5
15
5
20
10
25
15
25
15
145-140-
15
5
15
5
20
10
25
15
28
18
140-135
15
5
15
5
20
to
25
15
30
20
135-125
15 `
5
15
5
20
10
25
15
35
25
125-85
15
5
15
5
20
10
25
15
35
25
85-75
20
10
20
10
25
15
30
20
50
40
75-65
25
15
25
15
30
20
35
25
80
70
65-55
30
20
30
20
35
25
40
30
90
80
55-45
35
25
35
25
40
30
45
35
110
100
4570
35
25
35
25
40
30
45
35
150
140
Cy- =clubReh,MIMMtt )
P.LR = Pmpedy Lime Reim Radius OXn).
3. Transitions
Where street pavement widths change, for whatever reason, the pavement of the
wider section shall be transitioned into the narrower section. Such transitions shall
48
be described as a ratio of the lateral width transition to the length of the transition.
The following formula shall be used in computing transition length.
Case 1: Local and Collector Streets
L = 20 W where,
L = Length of transition measured along centerline of street.
W = Transition width measured as the difference in pavement width from
the centerline to the pavement edge of two street sections.
Case 2: Arterial Streets
L = DW where,
L = Length of transition measured along centerline of street.
D = Design speed of street.
W = Transition width as before.
Medians, or center dividers shall also be transitioned. Median transition shall
generally parallel the pavement transition to a point where the median is four feet
wide at which point the median shall be rounded off with a two foot radius.
Median or divider .transitions shall be designed so that abrupt offsets are not
created at intersections. Specifications of transitions shall be determined by the
City Engineer.
F. VERTICAL DESIGN REQUIREMENTS
Vertical design requirements shall include vertical curve requirements and minimum
and maximum grades for the various classifications of streets.
1. Vertical Curves
A gradual transition from one roadway grade to another shall be accomplished by
means of a vertical parabolic curve connecting two intersecting tangents, unless
the algebraic difference in grades is less than 1.5 percent. The minimum length of
vertical curve shall be computed from the following formula and table:
L = KA where,
L = Length of vertical curve. required, in feet.
A = Algebraic difference in the grades; in.percent.
K = A constant related to sight distance, the geometry of a parabolic curve, vehicle
speed, and safe stopping distance. (Table VI) 1.
EZ
TABLE VI
Street Classification "K", Crest Curves "K" Sag Curves
Primary 70 60
Secondary Street 70 60
Collector Street 55 55
For local and marginal streets, "K" values shall be determined considering the
design speed of the street and a safe stopping or sight distance for that design
speed. For flat gradients, where sight distance is not a critical determinant of the
design, the minimum length of curve, in feet, shall be three times the design speed
of the street in miles per hour. Any deviation from the above requirements must
be justified by the design Engineer and approved by the Director of Public Works.
2. Grades
Tops of street curbs shall be lower than the adjacent property he so that the
parkway slopes may be constructed in accordance with the standards previously
discussed. The minimum and maximum grades for the various classifications of
streets shall conform with the standard values.
TABLE VII
Street
Minimum
Unrestricted
Restricted
Classification
Grade
Maximum Grade*
Maximum Grade**
Primary
0.3%
6%
Not applicable
Secondary
0.3%
7%
Not applicable
_
Collector
0.3%
8%
15%
Local
0.3%
12%
15%
Marginal Access
0.3%
12"/a
15%
Alley
0.3%
12%
15%
• AAS.ILT.O. valus
" Dae®coed by the Department
of Public Works in
cmjmaim with the San Antonio Fire Depaammt- It has been
detr>®ed in Held tests tbgL
local fire equipment camctnegotiate gades acceding these amounts. and private property located
m or above grads me dmgthese values cams be adequately served by the Fire Dept.
The "Minimum Grade" indicated is considered the absolute minimum for proper
drainage. No exceptions will be granted for this requirement. The
"Unrestricted Maximum Grade" may be used generally throughout the City. It
should be noted that these values are consistent with those recommended by the
A.A.S.I-T.O. and are widely used throughout the country. The "Restricted
50
Maximum Grades" may be used on Local, Marginal Access, and Alleys only where
certain length limitations and approach grades have been met. These values have
been, determined by the Department of public Works in conjunction with the San
Antonio Fire Department. It has been determined in field tests that local fire
equipment cannot negotiate grades exceeding these amounts, and private property
located on or above grades exceeding these values cannot be adequately served by
the Fire Dept. Grades between 12% and 15% can be negotiated by the fire
equipment depending upon the length of such grades and the approach conditions
below these grades. The restrictions on using grades between 12% and 15% are
contained in Figure L
The design engineer should also note maximum grades may also be restricted by
drainage considerations. Streetsmsed as drains shall have maximum flow velocities
assigned to control erosion of the pavement.
G. PAVEMENT DESIGN
1) SoilBorings
I!
U � Prior to the design of pavements, the City Engineer shall secure the services of an
independent geotechnical laboratory selected by the City Engineer to perform soil
borings and to determine the character of the subgrade soils. Sufficient soil
;) borings shall be performed to prepare a soil profile which is representative of the
actual soils encountered over the length of the project, and to provide the design
1 engineer with sufficient information for a good engineering design. Fees charged
for soil borings shall be paid by the developer. Copies of the laboratory report and
the pavement design calculations shall be submitted to the CityEngineer for review
and approval. If, during construction of the project, soil conditions differ
_ substantially from those shown on the soil profile, additional pavement section may
be altered accordingly.
2) subgrade Classification
Strength of subgrade soils shall be determined by one of the three following
accepted methods:
!i
a. Resistance Value - This is a measure of the stability of soils or pavements as
J --determined by a "Stabilometer" which measures the materiars resistance to
{ plastic deformation. R -Values are determined by test methods outlined in either
AASHTO T 190 or ASTM 2844.
b. CBR - (California Bearing Ratio) This is a measure of the shearing resistance,
or load bearing value, of a soil as determined by forcing a 3 square inch
plunger into a cylinder of the soil. CBR values are obtained by test methods
outlined in either AASHTO T193 or ASTM 1883.
51
n
J
c. Triaxial Strength Class: This method classifies soils and base materials by a
triaxial shear test in which the specimen is encased in an impervious membrane,
subjected to a confining pressure, then loaded axially to failure. Triaxial
Strength Class can be determined by test methods outlined in AASHTO T 212,
or Texas Dept. of Highways and Public Transportation Test Method
"Tex -117-E".
3) Loading and Loading Frequency
Flexible pavement strength must be such that it can carry the maximum wheel
loads expected to occur over the design life of the pavement. The frequency of
application of heavy wheel loads affects the design, in that failure may occur from
numerous applications of wheel loads 'even though less than the maximum weight.
Tandem axles produce an area of combined load greater than the single axle. The
designer must estimate the magnitude of the loads, the frequency of loading and
the percentage of tandem axle loads in the traffic projections. In the absence of an
actual, field survey, the values in Table VIII may be used for the design of the
pavement.
TABLE VIII
Street Class
ATHWLD
%Tandem Axle
E18KSALA
Primary
11,000 Lbs.
45%
900,000
Secondary
10,500 Lbs.
48%
500,000
Collector
10,000 Lbs.
53%
300,000
Local "E"
8,000 Lbs.
40%
150,000
Local "A"
6,000 Lbs.
25%
60,000
4) Pavement Thickness Determination
Given the soil classification; strength characteristics, and loading conditions, there
are various methods of determining the fundamental pavement thickness required
to protect the roadwa from overstress and failure. This fundamental thickness
refers to the thickness of good quality, crushed rock flexible base with an
appropriate wearing surface. Total thicknesses of pavement may be increased or
-decreased depending upon--the-actual quality 'of .base used and the type and
thickness of improved materials titilized in the total pavement design.
Two acceptable methods of determining the thickness of better materials are the
California Bearing Ratio method and the Texas Triaxial Method. Other methods
may be acceptable, but only if approved by the City Engineer.
52
Once the total thickness of better materials for the pavement has been determined,
that thickness shall be multiplied by a Load Frequency Design Factor (LFDF)
which is a function of the E 18KSALA for the street in question.
TABLE rK
Street Class
E18KSALA
LFDF
Primary
900,000
1.10
Secondary
500,000
1.05
Collector
300,000
1.00
Local (B"
150,000
.90
Local "A"
60,000
.80
5) Thickness Reduction
Once the total required thickness of good quality, crushed rock flexible base
material has been established, the Design Engineer may reduce the indicated
thickness by the use of one or more "improved materials" which have additional
ri flexible strength characteristics. In Cibolo, such materials consist of lime treated
subgrade, cement stabilized base, asphalt treated base, and hot mix asphaltic
concrete pavement—Some combination of these materials, weighing their relative
_i strengths and costs, should produce.an economical, high quality pavement with a
reasonable life expectancy.
--The prefeffed7method-ofreduction-of-the theoretical pavement thickness is the
method of "Thickness Equivalencies", which are based upon the results of the
AASHTO Road Tests of 1962. Each type of pavement or improved base material
is rated as equivalent to some amount of crushed rock flexible base. Equivalencies
of the commonly used improved materials in the area have been determined, based
upon test results.
53
TABLE X
Material
Equivalency
Hot Mix Asphaltic Concrete Pavement
3.00
Asphalt Treated Base
2.50
Cement Stabilized Base
1.50
Lime treated subgrade
vanes'
'Varies wab the classificatim of wil and the depth oftreatmeat—to be detesmmedby laboratory teas
Alternate methods must be reviewed by the City Engineer and approved by the
City Council.
6) Surface Course
Surface courses for new streets in the area shall consist of Hot Mix Asphaltic
Concrete Pavement as described in the Standard S ecifications for Public Works
Construction of the Citv. Surface treatments are generally used only for
maintenance purposes. Hot Mix Asphaltic Concrete Pavement for surface courses
shall be "Type D" of the Standard Specifications. The following thicknesses of
surface courses are recommended for use with either flexible base or cement
stabilized base pavements:
TABLE XI
7) Maximum/Minimum Pavement Thickness
t Level -up and overlay courses may be used to achieve the required pavement
thickness in areas where a poor soil leads to an unusually thick pavement. Where
soils are excellent, such as rock or other good quality base, the designed pavement
may be very thin. In these cases a minimum thickness of 4 inches of flexible base
and 1 1/2 inches of Hot Mix Asphaltic Concrete Pavement shall be used to
provide for local soft spots, to bridge over utility trenches, or to level up an uneven
rock subgrade.
54
Street Class
Flexible base
Stabilized Base
Primary
3"
211
Secondary
2-1/21'
3-3/4"
Collector
2"
1-1/2"
Local "H"
'
Local ..A..
1-1/2"
7) Maximum/Minimum Pavement Thickness
t Level -up and overlay courses may be used to achieve the required pavement
thickness in areas where a poor soil leads to an unusually thick pavement. Where
soils are excellent, such as rock or other good quality base, the designed pavement
may be very thin. In these cases a minimum thickness of 4 inches of flexible base
and 1 1/2 inches of Hot Mix Asphaltic Concrete Pavement shall be used to
provide for local soft spots, to bridge over utility trenches, or to level up an uneven
rock subgrade.
54
H. BRIDGES AND OTHER STRUCTURES
1) Bridges and culverts for vehicles over channels and at grade separations shall be
designed in accordance with the AASHTO Standard Specifications for Highway
Bridges, latest edition. Truck loading for live load consideration shall be H-20 or
HS -20 for streets classified as Primary, Secondary, or Collector. Streets classified
as Local NB" or Local "A" may be designed for H-15 or HS -15 truck loading.
Railroad structures shall be designed in accordance with the American Railway
Engineering Association, latest edition, and in accordance with the special
requirements and loadings of the particular railroad company involved.
_ 2) Clearance for grade separations involving truck traffic shall be a minimum of 14' -
6" vertically. Horizontal clearance to barrier curbs, piers, retaining walls, etc.,
shall be a minimum of 2'-0" from the back of curb where sidewalks are not
provided. Clearances over railroad tracks shall be a minimum of 22'-6" vertically.
Horizontal clearances at railroads shall be a minimum of 8'-6" from centerline of
track to face of pier or other obstacle. However, where this clearance is less than
20'-0", a "crash wall" maybe required. Vertical clearance for bridges and culverts
over channels shall meet the requirements for freeboard as outlined in Chapter III,
"Storm Drainage Design". For structures in this category, energy losses and
backwater elevations at the structure may require investigation if so determined by
the City Engineer.
3) Roadway widths of bridges shall conform to the standards for streets, unless
otherwise designated by the City Engineer. Curbs adjacent to sidewalks shall be a
—minimum -of -rive -(5) -foot width -on bridges and shall be constructed with the area
standard parapet wall and railing on the outside of the bridge. Sidewalks in
underpasses shall be six (6) feet in width but will not require more than the
standard seven (7) inch curb.
4) Culvert sections used as drainage conduits, retaining walls related to overpasses or
underpasses, or to protect private property, shall be designed under the AASHTO
Standard Specifications for Bridges. latest edition.
5) Appropriate values of earth weights and earth pressures based on laboratory
studies of actual site conditions shall be used. Live loads, if applicable, shall be
incorporated into the design.
6) Standards of recognized agencies, such as the State Department of Highways, may
be utilized in the design of bridges, culverts, and other structures provided that the
' design criteria satisfies the conditions found at the project site and contained
herein. Approval of the City Engineer will be required for use of such standard
designs.
55
APPENDIX B
CONSTRUCTION STANDARDS
PURPOSE
It is the purpose of this chapter to define the standards to be followed in the design
and construction of utilities in the City of Cibolo. These standards are to be
followed, but it is not the intent that they should supplant sound engineering
judgment when there are special circumstances that would make these standards
inappropriate. Under such circumstances, the Engineer shall discuss and document
the variation with the City Engineer who will then make a recommendation to the
City Council for their final approval or disapproval.
A. WATER SYSTEM
The subdivider shall provide all water limes necessary to properly serve each lot of the
subdivision and insure that existing and/or new water facilities can supply the required
s demand for domestic use and fire protection at the desired pressure. The subdivider
shall install all mains and shall extend the service to all lots, terminating with a curb
stop and meter box. The subdivider shall submit a certificate to the City Council
certifying that the system has been designed in accordance with the requirements of
` the State Department of Health, the City of Cibolo, the rules of the State Board of
Insurance, and THRCC regulations.
Water system improvements shall be in accordance with the specifications and Design
standards for public improvements of the City of Cibolo as follows:
1) Plans
Copies of plans and profiles of all proposed water lines and fire hydrants shall be
delivered to the city hall at the time a final plat is submitted.
2) Standards
i a. Water Lines - All water limes shall be in accordance with city standards and
specifications. The only two (2) types of piping authorized for domestic and
commercial water transmission mains for use within the City of Cibolo and the
city's certified water service area as granted by the Texas Public Utility
Commission, including subdivisions within the City's E.T.J., shall be as follows:
1. PVC A.W.W.A., 6" + and;
2. C900 DR14 piping A.W.W.A. class 200,411-1211 maximum
56
All other piping for water transmission mains are hereby prohibited for use
within the limits of the City of Cibolo, its certified water district, and
subdivisions with its E.T.J.
b. Water Meter Boxes - Water meter boxes shall be provided and installed by the
developer and must meet the specifications set forth by the City of Cibolo.
3) Service Pining
All service piping utilized shall be type K copper or better and not less than 3/4
inch diameter. No service piping made of plastic shall be permitted from the
service main to the property line meter box From the meter to the house, service
lines should be at least a schedule 40 P.V.C. The pipe and accessories shall be
new and unused. All lines must be sized to provide enough pressure and flow to
meet the minimum requirements of the standard fire code. Where service limes
cross under streets or sidewalks, they are to be enclosed within a sleeve.
Developers shall be responsible for all costs of utility installations within the
subdivision
a. The following minimum Pine sizes shall be used:
Dwelling Units
Minimum Line Size
1
3/4"
2-6
2"
12-75
6"
More than 75
V
b. Reimbursement for Required Excess Capacity
Where the size of the water lines required to meet the ultimate
requirements for the City is larger than eight (8) inches and the total
capacity is not required to serve the tract of land to be developed, the City
may enter into a contract with the owner, developer, or entity constructing
the Pines for reimbursement for the excess capacity as other users request
and are granted service. The developer or entity requesting service from an
existing line shall pay a utility extension fee on a prorated basis, as
hereinafter set forth. The reimbursement to the owner, developer, or entity
who paid for the be construction shall be made only from those utility
extension fees paid to the City by users of the facility paid for by the said
owner, developer, or entity.
57
The pro -rata basis for the utility extension fee shall be computed based
upon the projected capacity in terms of dwelling units as specified by the
engineering criteria approved by the City Engineer. The basis for cost shall
be the actual total cost of the facility which shall include, but shall not be
limited to construction costs, engineering costs, and inspection costs. The
total cost shall be divided by the projected capacity of dwelling units, to
determine the base utility extension fee.
4) Valves
At intersections of water distribution limes, the number of valves shall be one (1)
less than the number of radiating lines. Two (2) valves shall be required for the
connection and three (3) valves for a cross connection.
5) Fire Hydrants
Every subdivision within the corporate and extraterritorial jurisdiction of the City
of Cibolo, as part of the water distribution system, shall be provided with fire
hydrants of the type specified by the City, and every lot shall be within four
hundred (400) feet, as measured along public streets, of each fire hydrant. Fire
hydrants shall be located at street comers, as well as other locations along a street
to maintain the minimum distance requirement between fire hydrants, unless
specifically approved otherwise by the City to accommodate the design of a
subdivision.
_ _Within commercial, business, or industrial areas of the city, fire hydrants shall be
within three hundred (300) feet of each lot unless a gaeater or lesser distance is
required by the city. Each part of the structure is required to be within five
hundred (500) feet of a fire hydrant following a path on which hose from a fire
department pumper would be laid (As the crow walks, not as the crow flies). If
this is not possible, a private fire hydrant shall be installed to meet the required
distances at a cost to the business and property owners.
Fire hydrants and their outlets shall be suitable for use with the City's Fire
Department equipment and shall meet AWWA standards.
B. SANITARY SEWER SYSTEM
1) Plans
Copies of plans and profiles of proposed sanitary sewer lines showing depth and
grade lines and other design features and specifications shall be delivered to city
hall at the time a final plat is provided. In addition, all subdivisions shall be
provided with a sewage disposal system approved by the State Health Department
i and Texas Natural Resource Commission.
_j
58
2) Standards
a. Subdivider to provide Sewer Service to Each Lot
The subdivider shall install all sanitary sewer mains and lines\to each lot. If the
public sewer system is not within twelve hundred (1200) feet of the
subdivision, those portions of the system which he under paved areas shall be
installed and capped ofi; and temporary waste treatment will be provided in
accordance with requirements of State and County Health Officials.
b. Exception for Septic System
Connection with the sanitary sewer system shall be required except where the
Planning and Zoning Commission determines that such connection would
require unreasonable expenditure of funds when compared with other methods
of sewage disposal. If the installation of septic tanks is approved, the
subdivider shall conduct percolation tests under the supervision of the County
Health Official in order to determine the adequacy of proposed lot sizes. Plans
for such systems must be approved by the Texas Natural Resource .
Conservation Commission prior to recommendation of approval of the final
plat by the Planning and Zoning Commission.
c. Subdivider to Submit Certificate
The subdivider shall submit a certificate to the City Council of the City of
Cibolo, Texas, certifying that the sewer system has been approved by the State
Health Department, The County Health Officer, and the City of Cibolo.
d. Sewer Location
All sewer lines shall be located within the designated easement at the front of
the property or in the street section. Where the location of the sewer is not
clearly defined by dimensions on the drawings, the sewer shall not be closer
horizontally than ten (10) feet or vertically six (6) feet to a water supply main
or service line. Gravity sewer limes passing over water lines shall be
constructed for a distance of ten (10) feet each side of crossing with cast iron
pipe or asbestos with no joints within three (3) feet of crossing or encased in
concrete in accordance with regulations of the Texas Natural Resource
Conservation Commission.
e. Materials
Sewer lines must consist of plastic or other type of pipe as approved in writing
by the City Engineer.
59
L
E Construction
Sewers shall be constructed according to the City of Cibolo Standard
specifications as to trenching, bedding, backfill, and compaction.
g. Piping Size
Eight (811) inch diameter pipe shall be the minimum acceptable for sewer
mains and lines.
h. Manholes
Manholes shall be spaced not more than four hundred (400') feet apart and
shall be constructed in accordance with the City of Cibolo Standard
Specifications.
L Force Mains
Force Mains shall be ductile iron or C 900 plastic pipe and fittings. Pipe
shall have either mechanical joints or rubber gasket joints, as approved by
the Public Works Director.
C. DRAINAGE AND STORM SEWERS
1) Plans
Copies of construction plans of storm drainage improvements shall be delivered to
the city at the time a final plat is submitted, including:.
a. Construction details of all drainage structures, including dimensions, reinforcing
grates, manhole covers, and other components.
b. Alignment of drainage easements showing a beginning and ending station, each
deflective angle of the centerline, the station of the point of intersection, the
station of the point of curvature, the point of tangency of each curve, the
station and angle of intersection of each intersection with another drainage
easement, the location and size of each drainage structure, and the location and
size of all storm sewers.
c. The centerline grade at each end and at fifty -foot stations of drainage ditches
d. The direction of storm drainage flow at each ditch intersection, the flow True
elevations of each drainage structure, and the flow line elevations of each
sewer at each point of change, each end, and at intervening gradients.
m
2) Flood Prone Areas
No plat in any subdivision which is subject to flooding by rainfall, based on a 25
year frequency, shall be approved until drainage facilities adequate to carry off
such rainfall have been provided. Lots in any subdivision subject to flooding by
rainfall based on a frequency of 25 and 100 years shall be subject to approval by
the City Council.
3) Specification and Design Standards. Drainage and Storm Sewers
Size and design of inlets, storm sewers, out falls, culverts, and drainage ditches
shall be based upon the following:
a. Design Storm - All drainage structures shall be constructed in accordance
with the plans and to the limes and grades as recommended by the City
Engineer and approved by the City Council. All work shall be done in
compliance with the provisions of these specifications.
The interior drainage system shall be designed for a storm frequency of
occurrence of once in five (5) years. The intensity of a sixty (60) minute
rainfall on this frequency is 2.8 inches. Major drainage ditches and
structures shall be designed for a storm with a frequency occurrence of
once in twenty-five (25) years. The intensity of a sixty (60) minute
rainfall of this frequency is 3.75 inches.
b. Runoff Computations - To determine the runoff rates for various areas, the
standard rational method shall be used utilizing the following formula:
Q=CIA
where,
Q = Rate of Runoff in Cubic Feet per second
C = Runoff Coefficient
I = Rainfall intensity for the particular duration in
inches per hour
A = Drainage Area in Acres
Drainage areas shall be arrived at by considering location of high and low
points on streets grades, drainage divides in the area, and general
configuration of existing and finished grades.
c. Sizing of Storm Sewers - Storm sewers will be required where subsurface
conditions indicate a potential for seepage or underground flow as
determined by the city engineer. Sewers shall be sized to carry the
discharge (Q of the above formula). Capacity of the storm sewers shall be
61
determined by the use of Manning's formula on the basis of hydraulic
gradients rather than the physical slope of the pipe. The minimum size of a
storm sewer shall be twenty-four (24) inches. Storm sewers shall be
designed on a 25 year frequency and shall be subject to the approval of the
engineer.
d. Sizing and spacing of inlets - Where storm sewers are required, inlets shall
be spaced so that the maximum travel distance of water in a gutter will not
exceed six hundred (600) feet. Inlets will be sized using an allowable
capacity of one (1) cubic foot per second per foot of opening for a throat
height of five (5) inches.
e. Ditches - Ditches shall be designed to carry the run-off from storm events.
Where approved by the City Council, drainage ditches may be used for
outfalls to natural or major drainage channels. Ditches shall have a
minimum grade of not less than ten (10) percent and side slopes not
steeper than 2.1.
£ Manholes - Manholes ( inlets or junction boxes) shall be provided at all
changes in grade or alignment, storm sewer intersections and at a maximum
of one thousand (1,000) feet on straight lines. If monolithis concrete
sewer lines are used, a manhole shall not be required where leads from
- inlets intersect the main sewer.
j g. Pipe - Pipe for storm drains shall be concrete in sizes as shown on the
t approved plans. Pipe twenty (20) inches or larger in diameter shall be
reinforced concrete pipe (RCP) ASTM C76, Class 3. Pipe nineteen
(19) inches or smaller in diameter shall be plain concrete pipe (PC)
_ ASTM C14, standard strength. Where in the opinion of the city
engineer, added strength of pipe is needed for traffic loads over minimum
cover or for excessive height of backfill, concrete pipe shall be ASTM C14
Extra strength or ASTM C76, Class TV or Class V. Pipe shall have a
minimum cover of not less than one (1) foot over the top of the pipe.
Monolithic, reinforced concrete sewers may be used for storm sewers
thirty six (36) inches and larger.
r h. Concrete Drainage Channels - Concrete lined channels shall be designed
based on a 25 year flooding frequency and is subject to the approval of the
City Engineer.
' 1. Concrete lining shall extend one foot beyond the height of the design
flow line of the channel. From the top of the concrete lining to the top
of the ditch, a side slope no steeper than two (2) horizontal to one (1)
vertical where mulch sodding will be allowed.
WA
2. Vertical walls will be permissible in depths not to exceed two (2) feet
unless properly fenced or closed.
3. Easements for concrete limed channels shall extend a minnmtm of two
(2) feet on both sides of the extreme limits of the concrete lining.
i Earth Sodded Channels - The design of earth sodded channels shall be
based on a 25 year storm frequency, subject to the approval of the city
engineer, and shall conform with the City of Cibolo Standard
specifications.
1. Mulch sodding shall be placed over the entire surface area of the
channel including the easements required on both sides of the channel
2. Side slope shall not be steeper than three (3) horizontal to one (1)
vertical.
3. Easements for earth sodded channels shall extend a minimum of two (2)
feet one side and fifteen (15) feet on the opposite side of the extreme
limits of the channel when such a channel does not abut an alley or
roadway. When such a channel does abut an alley or roadway, the
— easement shall extend a minimum of two (2) feet on both sides of the
extreme limits of the channel.
j. Outfalls - Outfalls from storm sewers and ditches into material drainage
ways shall enter at the grade of the natural drainage channel. If necessary,
the city may require drop type out fall structures be used to prevent
erosion.
IL Alley Ways - Alley ways may be designed on a 5 year frequency to carry
storm water only from the lots within the block abutting the alley.
L Weather Crossings - All weather crossings at streets shall be designed on a
25 year frequency.
m. Streets - Streets where curbs and gutters are installed may be used for
_ storm water drainage only if the calculated water flow does not exceed the
flow calculations as determined under the runoff computations or the
velocity does not exceed ten (10) feet per second. Minor streets shall be
designed on the'basis of a 5 year frequency. Where streets are not capable
of carrying storm waters, drainage ditches or storm sewers shall be
provided.
M.
D. ELECTRICITY
Electric connections are to be installed according to standards of the local utility
company. All electric limes shall be placed underground and in the front of properties,
unless a variance is granted by the City Council
E. NATURAL GAS
Natural Gas connections are to be installed according to standards of the local utility
company. All natural gas limes shall be placed underground and in the front of
properties, unless a variance is granted by the City Council.
F. TELEPHONE
Telephone connections are to be installed according to standards of the local utility
company. All telephone limes shall be placed underground and in the front of
properties, unless a variance is granted by the City Council.
G. STREET LIGHTING
Street lighting shall be provided by the developer and shall conform to the latest
edition of the Illuminating Engineering Society Handbook.
H. TRAFFIC CONTROL SIGNS AND STREET SIGNS
All traffic -control -signs shall be provided and installed by the developer and shall
conform with the latest edition of the Texas Manual on Uniform Traffic Control
Devices for Streets and Highways. All street signs shall be provided and installed by
the developer, and must meet specifications set forth by the City of Cibolo.
I. FLOOD REGULATION
The City shall review each proposed subdivision to assure that:
1. All proposals are consistent with the need to minimise flood damage.
2. All public utilities and facilities, such as sewage, gas, electrical, and water
systems are located, elevated; and constructed to minimize or eliminate flood
damage.
3. Adequate.drainage.is-provided_so as to reduce exposure to flood hazards.
0
APPENDIX C
FEES, VARIANCES, AND PENALTIES
The following schedule of fees and charges shall be paid into the General Fund of the
City of Cibolo when any map or plat is tendered to the City Secretary, and each of the
fees and charges provided herein shall be paid in advance, and no action of the City
Planning and Zoning Commission or any other agency shall be valid until the fee has
been paid. The City Secretary, deputies, or assistants shall calculate the fees and
charges in accordance with the following schedule:
GENERAL PLATS
Preliminary Plats One hundred dollars ($100.00) per plat,
(Long Form) plus five 461lars ($5.00) per lot,,
plus twenty ($20.00) dollars per. cre for
other uses.
Revised Preliminary Fifty dollars ($50.00) per plat
Plats
Final Plats— - - — -- - --Fifty-dollars ($50.00) per plat
(Short Form)
General Plans Fifty dollars ($50.00) per plat
When only one (1) plat is submitted as specified in Section V, Subsection D of this
ordinance, the fees for a preliminary plat shall apply.
The above fees shall be charged on all plats regardless of the action taken. by the
City Planning and Zoning Commission and City Council.
PARK LAND CASH CONTRIBUTION
Single -Family (Low Density) Two hundred dollars ($200.00) per
dwelling unit
- Two -Family and Mobile Homes- - One hundred seventy-five dollars
i (Medium Density) ($175.00) per dwelling unit
Multi -Family (more than two) One hundred fifty dollars ($150.00y per
dwelling unit
65
VARIANCES
Only as granted by City Council $100.00 per variance
PENALTIES
Any violation of this ordinance shall be a Class C Misdemeanor punishable by a
fine not to exceed five hundred dollars ($500) per violation EACH DAY THE
VIOLATION EXISTS SHALL BE A SEPARATE OFFENSE.
The City of Cibolo also adopts, in its entirety, L.G.C. $212.018, Enforcement of
Platting Regulations of Texas Municipal Law and Procedure Manual, latest
edition, which provides that the City Council may authorize its attorney to file suit
as a means of enforcement and recovery of damages.
66
E)CMIT--S - ---
1:11.
MAEMNANCE BOND
STATE OF TEXAS
COUNTY OF GUADALUPE
KNOW ALL MEN BY THESE PRESENTS:
That we, , the undersigned subdivider, as Principal, and
, as Surety, do hereby acknowledge ourselves to be held and firmly bound
unto the City of Cibolo, a municipal corporation of the County of Guadalupe and State of Texas,
in the M -and just sum of $ (being 10% of the estimated cost of the hereinafter
enumerated site improvements) for the payment of which well and truly to be made, we hereby
bind ourselves and our respective heirs, administrators, executors and assigns, jointly and
severally, firmly by these presents.
WHEREAS, the Principal has petitioned the City Council of the City of Cibolo for
permission to develop a subdivision within the jurisdiction of the City of Cibolo, more particularly
described as follows, to wit:
which is shown on a subdivision plat, entitled Subdivision, heretofore
conditionally approved by the Planning Commission of The City of Cibolo on
_ 19_ ; and
WHEREAS, under the provisions of the City of Cibolo Subdivision Ordinance, being
Ordinance No. 461, passed and approved on the 9 th day of January, 1996, and as amended,
the City Council of the City of Cibolo requires, as a condition precedent to the granting of such
petition, that the Principal frunish a guarantee that he will maintain and cause to be maintained, in
good condition according to the requirements of such subdivision ordinance, and to correct any
and all deficiencies not in accordance with the approved plans and specifications as may be noted,
the following site improvements for a period of one (1) year after acceptance of the construction
thereof by the City Council or until such time as such improvements have been accepted (final) by
the City, whichever is the latter:
NOW, THEREFORE, the condition of this obligation is such that if the Principal shall
maintain or correct, and cause to be maintained or corrected, the above mentioned improvements
_ in accordance with the requirements of the City of Cibolo subdivision ordinance, and the
amendments thereto, if any, for the period of one (1) year after the acceptance of the
construction thereof by the City Council of the City of Cibolo, or until said improvements have
I
1
been accepted (final) by the City Council of Cibolo, then this obligation shall be void; otherwise,
1 the obligations made under this bond will remain in full force and effect.
IN TESTIMONY WHEREOF, WITNESS OUR. HANDS and seal, this the Day of
1
,19
1
Subdivider and Principal
Surety
By:_
APPROVED AND ACCEPTED, THIS THE
68
Attorney in Fact
day of , 19_
W
TITLE:
CITY OF CIBOLO
I
DEVELOPER PETITION
11 VIPROVEMENT(S), NO._
STATE OF TEXAS
COUNTY OF GUADALUPE
CITY OF CIBOLO
PART
FOR PRELEVE NARY ACCEPTANCE OF PUBLIC
WHEREAS, , hereinafter called Owner, is the owner of the land described as
Subdivision, desires to file this, his (its) Petition, with the City Council of the
City of Cibolo. This petition is being filed in accordance with the terms and provisions of the
current Regulations.
NOW THEREFORE, KNOW ALL MEN BY THOSE PRESENT:
(Owner)
respectfully files this, a Petition with the City Council of the City of Cibolo for acceptance of the
following described public improvements (list each):
(Water and sewer projects shall define the limits by street, alley between streets, and/or across
easements by description of the property.)
OWNER, in filing this petition, sets forth the following information as required in current
Regulations:
A. Attached hereto as Exlilbit "C" is a true and correct copy of the itemized construction
costs of the above described project (s). Construction was accomplished by Contractor
a total cost of $ - — 1.
B. Attached as Exhibit 'D" are two (2) true and correct copies of "as built" drawings certified
to by a registered professional engineer.
C. Attached as Exhibit "E" are two (2) true and correct copies of field density tests and
material source tests, certified by a recognized testing laboratory. (Exhibit "C" is required
only for street and alley improvements).
OWNER GUARANTEES:
A. All materials and workmanship to be in accordance with approved plans and specifications
prescribed by the City, and
B. To correct any and all deficiencies not in accordance with approved plans and
specifications as may be noted until final acceptance by the City Engineer and City
Council.
IN TESTIMONY WHEREOF, WITNESS OUR HANDS and seal, this the Day
,19
Surety
By:
Subdivider and Principal
Attorney in Fact
APPROVED AND ACCEPTED, THIS THE day of , 19
CITY OF CIBOLO
PW
OW
70
X111- M
PART II
DEVELOPER PETITION FOR FINAL ACCEPTANCE OF PUBLIC IMPROVEMENT (S),
NO.
WHEREAS, The City Council of the City of Cibolo, Texas approved the preliminary acceptance
of the improvements listed in Part I, Petition No. for the
Subdivision, and
WHEREAS, The owner has maintained such improvements in good condition for at least one
year from date of acceptance by the City Council, and
WHEREAS, The owner has corrected all deficiencies reported by the City of Cibolo,
It is therefore requested that final inspection be made of said improvements, that final acceptance
be approved by the City Council of the City of Cibolo, and that the Owner be relieved of any
further-obligation-to._maintain-or_cause to maintain such improvements.
(date)
(fie')
71
PART III
FINAL ACCEPTANCE
The above improvements listed in the petition have been inspected as required by current
regulations, all required maintenance has been performed, and all noted deficiencies have been
corrected. I recommend that the improvements described in the petition be accepted by the City
of Cibolo and all maintenance on said improvements be assumed by the City.
(date) City Engineer, CITY OF CIBOLO, TEXAS
APPROVED AND ACCEPTED BY THE CITY COUNCIL OF THE CITY OF CIBOLO,
TEXAS AS RECORDED IN THE CORPORATE MD TfE BOOK NUMBER
PAGE__. DATED THE DAY OF, ,19 A.D.
CITY SECRETARY
f�
Original - City
Duplicate- Owner
Triplicate - City
72
MAYOR, CITY OF CIBOLO, TEXAS
;I
GRAPHS, FIGURES, DRAWINGS
No Text
CURB OR PAV'T.
2'
r•
H•
WI
PAVEMENT EDGE OR CURB CAN BE
TRA951TION AS SHOWN OR WITH
REVERSE CURVE.
NOTES
(1) MEDIAN WIDTH SHALL NORMALLY BE 14'.
(2) BE
MEDIAN
DIRECTOR OFPUBLICWORKS.
(3) DIVIDER SHALL SE CONSTRUCTED WITH THE
MATERIALS AS SPECIFIED BY THE DIRECTOR
OF PUBLIC WORKS.
a7
�VgR1ADJ,._� SET
26rMIM. kOF
SEE FOLLOWING FIGURE)
SEE NOTES FOR WIDTH
'-
MEDIAN NOSE DESIGN
V OFFSET
r• I I
r• I
Y
� NOSE PAVED
WITH CONCRETE
WHERE
STREET
PRIMARATRIAL
10l-+{ �Z' OFFSET
10
Z
CONCRETE
WHERE STREET INTERSECTS
OTHER THAN A PRIMARY ARTERIAL
CURB OR PAV'7. EDGE
2.5' MAX.
'CROSS SECTION
WIN "ON olft 010
PAVEMENT EDGE
VISION CLEARANCE I
50' STREETR+pt
L
25' OTHER STREET
PAVEMENT EDGE OR CURB CAN BE
TRANSITION AS SHOWN OR WITH
REVERSE CURVE.
NOTES
25 OTHER STREET
SO' ON STREET$kriEc L
� I I
NO WALL, STRUCTURE, FENCE OR LANDSCAPING SHALL \�I
BE PLACED IN SHADED AREA ftlICH OBSTRUCTS VISION
OR THAT EXC9EDS 2.5 FEET ABOVE NEAREST PAVEMENT
SURFACE.
v
ALTERNATIVE GEOMETRIC ALIGNMENT
DESIGN FOR : LOCAL STREETS
Minimum 0.30
outside grade on
flare, in a manner
approved by Director
of Public Works.
The point of radius may be relocated along
the lines indicated by letters on the
figure below (Points.AX, AY, and AZ). The
point of radius shall not exceed fifteen
(15) feet from point "A". *The point of
radius shall be shown on the plat. When
the point of radius is shifted along the
street centerline (Points AX and.AZ), a
site plan detailing lot siting, driveway
location and on -street parking consider-
ations shall be submitted to the Director
of Public Works who will make a recom-
!
mendation to Planning commission regarding
the safety of the proposed flare.
Minimum 0.30
outside grade on
flare, in a manner
approved by Director
of Public Works.
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TYPICAL SIDEWALK
RAMP (TWO QUADRANT)
CROSSING
TYPE "An
varies
i sin 6"1 , L�
12:1 slope-' . r
I I
(FQUADRANT)SSMP
(FOUR i
CROSSING I
varies
varies
varies
varies
varies
Nate: Four line groove
2" apart 12" deep
TYPICAL DRIVEWAY DETAILS
Q7.
4 .....4'�
ii
See Naterr7 SECTION"B-B"
—Grass Parkway .........::.::.:. ::..
See N p
........................ See note rfJ 1 max. slope
SECTION "C -C"
SECTION "AA"
4'-11" varies NOTES:
1. Construction of all wheelchair romps to be included under
........ 1� items 500,501 motor 502"Concrete curbing; "Machine laid
curb," and/or' Concrete sidewalks." Ramp surface shall
be brush finished.
SECTION'D-D' 2. These details ere for reference only. Actual locations of
See Note A3 City
ramps to be shown on construction plans.
City Inspector can adjust locations for saletyor idi0yclearance.
1 p 7 bars at 18' on eeoter both ways.
6 This portion of ramp may be depressed to develop
12:1 slope shown.
S. Type A -ramp side slopes tie Into concrete sidewalk or parkway.
Type B. ramp side slopes tie into Wass or dirt parkway.
WHEELCHAIR RAMP DETAILS
86111. BY: KG
■ ■ r w- ■
TYPICAL DRIVEWAY APPROACH DETAIL
(WHERE SIDEWALK DOES NOT ABUT CURB)
R. O. W.--..,
1/2"EXP JT. MATERIAL OR
3/4" REDWOOD OR CYPRESS
EXPANSION WOOD JT. FILLER. '
JOINT
CONCRETE
y DRIVEWAY
U)
Ix APPROACH SLOPE 12:1 MAX
> c SLOPE 12:1 MAX
•a SIDEWALK SIDEWALK
1"-f CURB
TYPICAL DRIVEWAY APPROACH DETAILS
It WHERE SIDEWALK ABUTS CURB)
II -29
CLASS "B"
2' SAND CUSHION
L,
WIDTH
1/4" FT. SLOPE TO CURB '
WELDED WIRE FLAT SHEETS (ITEM 303) OR #3 BARS L9
IB" O.C. EACH WAY CENTERED IN SLAB (ITEM 3011
CONCRETE S/DEWALK
/TEM 502A
K4
TABLE " 1 " AND " I -A"
PRIVATE AND PUBLIC SECTOR DEVELOPMENT
[l
STREET CLASSIFICATION
R.O.W.
PAVEMENT MEDIAN
PAVEMENT CROWN OR
WIDTH
WIDTH WIDTH
CROSS SLOPE
LOCAL"A" RESIDENTIAL
50'
30'
4"
LOCAL "B" RESIDENTIAL
60'
40'
4"
COLLECTOR
60'
44'
5"
SECONDARY
86'
2 @ 24' 14' PAVED (1)
114 " PER FOOT
PRIMARY
110'
2@36' 14' PAVED (1)
114 " PER FOOT
MARGINAL ACCESS (COMM.)
40'
30'
4"
MARGINAL ACCESS (RES.)
40'
26'
4"
ALLEYS (COMMERCIAL)
24'
24'
0 " TO 7 " (2 )
ALLEYS (APARTMENTS)
24'
24'
0" TO 7" (2 )
ALLEYS (RESIDENTIAL)
24'
18,
0 " TO 7 " (2 )
NOTES: (1 ) IN NEW SUBDIVISIONS-
MEDIAN MAY BE LEFT UNPAVED AND
LANDSCAPED.
( SEE SECTION 111)
(2) CROWN SHALL BE INVERTED TO
FACILITATE DRAINAGE.
TABLE
II -2 AND II -3
STANDARD STREET 'CROSS SECTIONS
_ 10.0' _
PARKWAY
WALK, MIN. SLOPE I/ ' PER FT.
LOCAL TYPE "A" STREET
50.0' R.O.W.
30.0
PAVING
'CURB EXPOSURE
PAVEMENT 165 LBS. PER SO. YD.MIN.
4" CROWN
COMPACTED BASE=95% COMPACTED
`SUBGRADE-90% COMPACTED DENSITY
MIN.
LOCAL TYPE "B"STREET
60.0` R.O.W. ,
10.0' 40.0' 10.0
PARKWT/7"
PAVING
PARKWAY
CURB EXPOSURE SOIL, MAXPAVEMENT •165 LBS. PER SO. YD. MIN MIN.
WALK, MIN. SLOPE 1/4" PER / 4" CROWN
R/I I COMPACTED BASE 95% 00MPACTED DENSITY
1 \SUBGRADE-90% COMPACTED DENSITY
COLLECTOR STREET
60.0, R.O.W.
8 0 44.0'
PARKWAY PAVING
7"CURB EXPOSURE
SOIL, MAX. SLOPE 1 PER FT. /PAVEMENT 165 LBS. PER SO. YD. MIN.
MIN. PE 1/4 PE FT. 5" CROWN \\
R -I COMPACTED BASE 95% COMPACTED DENSITY
\SUBGRADE-90% COMPACTED DENSITY
8.0'
I" PER FT.
1/4" PER FT.
I" PER FT.
I/4" PER FT.
SLOPE 1/4"
PER. FT.
Note, EXACT SIDEWALK LOCATION IN THE PARKWAY SHALL BE AS DETERMINED BY THE DIRECTOR OF PUBLIC WORKS.
i' COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT DESIGN SECTION OF THIS MANUAL
DEPT�wEERING DIVIS WORKS
ni i i ..c�necn .IAN. 1984
I
STANDARD STREET CROSS SECTIONS
v ( PUBLIC, SECTOR
ANO
PRIVA7ESECToR)
SECONDARY ARTERIAL STREET
86.0 R.O.W.
' 12 0 —TPE
12.0, — .1 12.0 14 0' 12.0 4. 12.0 12.0,
PARKWAY PAVING DIVIDER PA ZING PARKWAY
7" CURB EXPOSUA SOIL, X. SLOPE I"PER FT
` IN. SLOPE 1/4"PE�t FT.
/WALK,MIN. " PERFT. _� PAVEMENT 15 LBS. P R SO.YD. MIN. S�/4 PER FT. -� SLOPE I14� PER FT.
Fes— - 1
�RCOMPACTED BASE -95% COMPACTED DENSITY.
SUBGRADE•90% COMPACTED DENSITY
f
12.0.
ht
PRIMARY ARTERIAL STREET
110.0 R.O:W.
12.0 12.0 12.0_ 14.07FT2,YWAYS
12.0 12.0 •.}� 12.0 12.0=
PAVING ^DIVIDER PAVING I Pj�K%VAY
7" CUR[i EXPOSURE r SLOPE I/4"-PE
PAVEMENT 165 LUS. PER SO. Y.D.. IN` PAVEMENT 165 L 5. PER SO -YD- MIN.
IV//' I... SLOPE 14 RFT_ .� OPE 14 PER FT l ; 1 ___Iu- -�
7'2
COURSE ASPHALT SURFACE TREATMENT FL -1
4FLEXIBLE BASE
\ COMPACT ED BASE $ 95% COMPACTED DENSITY
SUBGRADE 90% COMPACTED DENSITY
dole: EXACT SIDEWALK LUCATION.IN TIIE PARKWAY SHALL BE AS DETERMINED BY THE DIRECTOR OF PUBLIC WORKS.
jV COMPAcTEO BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT DESIGN SECTION OF THIS MANUAL.
DEPT. OF PUBLIC WORKS
LtVL;L OCT OCT
-I -J84
MARGINAL ACCESS STREET CROSS SECTIONS
MARGINAL COMMERCIAL ACCESS STREETS
40.0' R.O.W. —
30.0' 9.5'
�— - PAVING -_ - SOIL MAX. SLOPE I" PER FT.
7"CURB EXPOSURE PAVEMENT 165 LBS. PER S0. YD: MIN. SLOPE 1/4" PER FT.
InI ,,..,PAVEMENT
.—•--= WALK
�COMPACTED BASE -95% COMPACTED DENSITY
SUBGRAOE-90% COMPACTED DENSITY
MARGINAL RESIDENTIAL ACCESS STREETS
40.0' R.O.W.
26. U, 13.5
/pAYEh1E�R PAVING65 LBS. PER SO. YD\ \IL,MAX.SLOPE I" PER [FT.
7"CUR5EXPOSURE f 3'CROWN MIN. SLOPE I/d'PEH FT.
Ili
COMPACTED BASE! 95% COMPACTED DENSITY
SUBGRAOE-90% COMPACTED DENSITY
t COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT DESIGN SECTION OF THIS
I I MANUAL.
L'
DEPT. OF PUBLIC WORKS
F.NUIPIVERING DTVI"UN
REVIULU OCT. MU4
( PUBLIC SECTOR)
(PR I VATE SECTOR)
ALLEYS - COMMERCIAL
wnu rwvcmcn� MIN. :eSOILSHOULOER
ABOVE EDGE OF PAWT.
PAVEMENT 165 LBS. PER SO. YD. MIN. (BOTH SIDES)
d' TO 7" INVERTED CROWN
\�'�SUBGRADE-90% COMPACTED DENSITY
COMPACTED BAS 4F 950/o COMPACTED DENSITY
i ALLEYS—APARTMENTS
1 PER FOOT MAX.
2 20_O1 PAVEMENT
1/4" PER FOOT MIN. PAVEMENT 165 LDS. PER 50. YD. MIN.
'BOTH SIDES) ` 0" TO 7n INVERTED CRO`L'N
�7
\_----'4SLlBGI?ADv_-90% COMPACTED DENSITY
FL
COMPACTED BASE 95% COMPACTED DENSITY
ALLEYS -SINGLE-FAMILY RESIDENTIAL
I' PER FOOT MAX
1/4" PER FOOT MIN. • PAVEMENT 165LBS. PER SO. YD. MIN.
(BOTH SIDE'S)
O" TO 7° INVERTED CR09AV
" -SIIBGRADE-90^/u COMPACTED DENSITY
\,---,:COMPACTED
� BASE - 95% COAIPAGTED CEP151TY
XV1i
' COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT DESIGN SECTIO)% OF 71415
MANUAL.