ORD 590 2003City of Cibolo
Subdivision Ordinance
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ORDINANCE NUMBER 590
` I LAND SUBDIVISION ORDINANCE
AN ORDINANCE ADOPTING THE PROVISIONS OF CHAPTER 231, ACTS OF
LEGISLATURE, REGaAR SESSION, 1927, AS HERETOFORE OF HEREAFTETHE
R A40TH MENDED
(COMPILED AS ARTICLE 970a, VERNONS TEXAS CIVII
POLICY AND THE RULES AND REGULATIONS STATUTES) DECLARING GOVERNING THE PLATTING ANDTHE
SUBDIVISION OF LAND IN CITY LIMITS AND IN ,THE EXTRATERRITORIAL JURISDICTION
OF THE CITY OF CIBOLO, TEXAS.
ORDINANCE NUMBER 590 REPLACES ORDINANCE NUMBER 464
439 AND ALL OTHER SUBDIVISION ORDINANCES BEFORE IT, INCLUDING ORDINANCE ,
AND ITS AMENDMENTS
NUMBERS 439 AND 395.
i BE IT ORDAINED BY TEE CITY COUNCIL OF
THE CITY F
ORDINANCE SHALL BE IN FULL FORCE AND EC A3 OF THIS 8TH DAY H , CIBOLO, TEXAS p� 2003.
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- ORDINANCE NUMBER 590
SECTION GENERAL PURPOSE
SECTION II DEFINITIONS
SECTION III PURPOSE AND JURISDICTION
A. PURPOSE OF REGULATIONS TO CONTROL SUBDIVISION OF LAND
B. JURISDICTION
SECTION N APPLICATION PROCESS
A. SIZE OF DEVELOPMENT REQUIRED TO SUBMIT PLANS
B. APPROVAL OF CITY REQUIRED FOR SUBDIVISION OF LAND
C. NO IMPROVEMENTS WITHOUT CITY APPROVAL
D. NO STREET E. WARRANTY PERMIT ISSUED WITHOUT COMPLIANCE
SECTION V PROCESSING PROCEDURE
A. PRELIMINARY PLAT
B- PRELIMINARY PLAT CONTENT
D. PRELI �ILNATRY REPLAT (Without Vacating L. G. C. §212.014)
'r E. PLAT ACCEPTANCEG. CERTIFICATE REQUIREMENTS
F. OPTION OF SUBMITTAL, OF ONE (1) PLAT
SECTION VI DEDICATION OF PARKLANDS
A. DEFINITIONS RKLANDS
B. CRITERIA FOR
' NTDEDICATION
C. CRITERIA FOR CONTRIBUUTIONS
SECTION VII SURVEY REQUIREMENTS INLIEU OF PARK LAND
SECTION VIII RESERVATIONS
r A. PERMITTED PURPOSES
B. DESIGNATION ON PLAT
C. SCHOOLS
SECTION IX VARIANCES
A. VARIANCE REQUEST PROCEDURE
SECTION X AS -BUILT DRAWINGS
'— SECTION XI PENALTIES
A. VIOLATION OF ANY PROVISION OF THIS
APPENDIX A DESIGN STANDARDS ORDINANCE
A.PURPOSE
B. CLASSIFICATION & SECTION
C. STANDARDS FOR RESIDENTIAL LOTS
D.ZONING DISTRICT LOT DESIGN SPECIFICATION AND DESIGN REQUIREMENTS
E. STANDARDS FOR RESIDENTIAL BLOCKS
F. EASEMENTS
1 G. RIGHT-OF-WAY AND PAVEMENT WIDTHS
H. HORIZONTAL DESIGN REQUIREMENTS
I. VERTICAL DESIGN REQUIREMENTS
J. PAVEMENT DESIGN
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K. BRIDGES AND OTHER STRUCTURES
APPENDIX B CONSTRUCTION STANDARDS
_ A.PURPOSE
B. WATER SYSTEM
C. SANITARY SEWER SYSTEM
t.�
D. DRAINAGE AND STORM SEWERS
E. ELECTRICITY
F. NATURAL GAS
G. TELEPHONE
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H. STREET LIGHTS
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I. FLOOD REGULATION
K. PENALTIES
L. SAJ ING CLAUSE
APPENDIX C M.E EFFECTIVE DATE
EXHIBITS AND PENALTIES
EXHIBIT A MAINTENANCE BOND
EXHIBIT B PART I- DEVELOPER PETITION FOR PRELIMINARY ACCEPTANCE
EXHIBIT B PART II - DEVELOPER PETITION FOR FINAL ACCEPTANCE
EXHIBIT B PART III - FINAL ACCEPTANCE
CONSTRUCTION DRAWINGS
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SECTION I
GENERAL PURPOSE
THE GENERAL PURPOSE OF THIS SUBDIVISION ORDINANCE IS AS FOLLOWS: THIS
ORDINANCE SHALL GOVERN EVERY PERSON, FIRM PARTNERS ASSOCIATION,
CORPORATION, LIMITED LIABILITY CORPORATION, OR OTHER LEGAL ENTITY AWNING
'12ANY TRACT OF LAND IN THE CITY LIMITS OF THE CITY OF CIBOLO AND ITS
EXTRATERRITORIAL JURISDICTION AS PRESCRIBED BY STATE LAW OR BY LETTERS OF
INTENT, WHO MAY HEREAFTER DIVIDE ANY
PARTS FOR THE PURPOSE OF LAYING OUT ANY SUBDIVISION F LAND INTO TWO (2) OR MORE
OR BU IVISI
BUILDING LOTS OR ANY LOTS, AND STREETS, ALLEYS OR PARKS OR THER LAND
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
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 Ordinance and/or customary usage in municipal
Planning and engineering practices.
1. 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 rear or side of properties
which otherwise abut on a public street as that term is defined herein.
- 2. BUILDING HEIGHT - Measured from the finished floor elevation of the foundation to the
uppermost roof ridgeline.
3. CERTIFICATE OF SERVICEABILITY - A document issued or provided by the City Engineer
certifying that a proposed subdivision meets all provisions of the subdivision ordinance and, if
not, listing such deficiencies. Such document shall also certifies that the proposed subdivision
can be adequately served with water and sewer in accordance with the existing capacity of the
t , City's water and sanitary sewer system. The cost of the engineer's review will be borne solely by
the subdivider who will be billed when the City receives its statement from its engineer.
4. 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 turnaround that has adequate turning movements for emergency
vehicles with a minimum radius of fifty (50) feet.
7. EASEMENT: A right granted for the purpose of use across, over, or under private land, used
primarily for utilities.
8. EXTRATERRITORIAL JURISDICTION (ETJ) - 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 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 linear and are thus ideal sites for trail development.
11. IMPROVEMENTS- The construction of waterlines, sanitary sewer systems, streets And other
infrastructure necessary to support the development of land for use by it's occupants.
12. 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.
13. MAJOR SUBDIVISION - Requires the full development, including, but not limited to,
provisions for water, electrical and sewer service. (Subdivides more thanfive (5) acres.)
14. MASTER PLAN - Overall plan for development for the city; includes plans for land use,
housing, water, wastewater, etc. for the future population.
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. (Subdivides five (5) acres or less.)
17. OPEN SPACE - Land, water, and atmosphere, private or public, predominately natural and
undeveloped.
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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 Ci of
Cibolo, Texas.
20. PLAT - A drawing, or chart of the proposed subdivision. It shall include the plan, plat, or replat,
both singular and plural except where the subdivision ordinance specifically refers to a re lat.
21. REPEAT -A plat that has been redesigned from the original submitted plan. p
22. REVISED PLAT - A resubmitted plat including all revisions as required by the City.
23 • REVISED PRELIMINARY PLAT - A plat, which has been previously submitted and is being
resubmitted with, changes.
24. 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.
25. SETBACK — Distance between a property line and a structure.
26. SHALL OR MAY - Shall is always mandato
ry. May is 27. SUBDIVIDER - A person or agency dividing or proposing toldiv de land so as to create a
subdivision as that term is defined herein.
28. SUBDIVISION - Any lot, tract, or parcel of land divided into two or more lots or sites for the
purpose of sale, building development, or transfer of ownership, whether immediate orfuture.
The following shall be defined as subdivision: testamentary division of property,
pe rship
division of property upon dissolution, or division of property between two (2 o moeowners of
an undivided interest by court order. 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 includes the planning or development of a new street.
29. SURVEYOR - A State licensed land surveyor or registered public surveyor.
30. UTILITY - Includes water, sanitary sewer, electrical telephone, natural gas, CATV, stone 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
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PURPOSE AND JURISDICTION
A. PURPOSE OF REGULATIONS TO CONTROL SUBDIVISION 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 (ETi) of Cibolo, as
provided under the Municipal Annexation Act. The City of Cibolo has reached an intof Cibolo,
as al
agreement with Guadalupe County and the City shall be the controlling authority in the gov of the
City.
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SECTION IV
APPLICATION PROCESS
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 extraterritorial
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 any 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 be entered in writing on the plat. No subdivider
shall proceed with any improvements until approval is granted.
D. NO STREET NUMBER/BUILDING PERMIT ISSUED WITHOUT COMPLIANCE
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.
SECTION V
- PROCESSING PROCEDURE
A. PRELE IINAR I 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 required fees are found 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 fifteen
(15) legible copies and a reproducible Mylar copy 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 consideration is desired.
3. Certification of Information
The City Administrator or the designated representative will certify that all required 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 the City Engineer for review. All
costs involved in the City Engineer review of the plat shall be home 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 submitted or the plat will be considered approved by the inaction of the Planning and
Zoning Commission and said plat will be forwarded to City Council for "final' approval 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.
5. Minor Plat Review I
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 infrastructure. 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 Planning and Zoning
r , Commission or governing body or both, for their approval. The referral to the Planning and
Zoning Commission or governing body must be within thirty (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
I 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 f 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.
8. Authority to 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 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 approval expires.
B. PRELIDIINARY PLAT CONTENT
1. The preliminary plat shall be drawn to a scale of one (1") inch equals to one hundred (100') feet
(1"=100') and shall show the following information:
a. The name of the subdivision, which shall not be similar to any existing subdivision.
b. Complete legal description by metes and bounds of the land being subdivided, including:
(1) Tract designation of record at the office of the County Clerk,
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_ Title under which the subdivision is to be recorded, and
(3) Identification of registered professional engineer or surveyor.
c. Total acreage and total number of lots and blocks within the subdivision numbered
accordingly.
d. The name and address of the owner. If the owner is a partnership, corporation, or other entity
other than an individual the name and address of the president or vice president shall be
given.
e. North Point — North to be top of sheet, if possible.
£ Date—Any revisions shall bear a new date.
g. Name of engineer and his/her seal responsible for preparing preliminary plat.
-' h. Ownership boundaries — Boundaries shall be drawn in very heavy lines and shall include
overall dimensions and boundaries.
i. Boundary lines and adjacent right-of-way line of the proposed subdivision shall be shown
with dashed lines.
j. A tie to an original corner of the original survey of which said land is part.
k. Name and location of adjacent subdivisions, streets, easements, water courses, existing
!_ utilities, and property lines of existing property owners in unsubdivided tracts.
1. Existing and proposed topographical and planimetric features within the subdivision,
including water courses, ravines, high banks, width of existing or proposed easements with
contour lines at two (2') foot intervals, and any other physical features pertinent to the
subdivision.
in. Existing transportation facilities within the subdivision, including the location and width of
right-of-ways and streets.
" n. Proposed infrastructure including location, width, surfacing, and name of streets, width and
depth of all lots, location of building lines, alleys and easements, and schematic plans and
outline specification for drainage, sanitary facilities, utilities, parks, and greenbelts.
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;
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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 ih, full prior to the issuance of any Certificate of Occupancy.
-- 2. Designation of any sites for specific uses including churches, sewage disposal plants, water
plants/wells, businesses, industry, commercial residential or other special land uses. If proposed
use is unknown, designate as pre -developed. Where a proposed site in the area taken in by a
proposed addition or subdivision is planned for a school, park, or public building, such site shall
be reserved on the preliminary plat for the proposed facility.
C. PRELIMINARY REPLAT (Without Vacating — Ref. L. G. C. §212.014)
1. 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:
a. List of Adjacent Property Owners
(1) 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.
,— b. 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 CHAPTER 212. MUNICIPAL REGULATION OF
SUBDIVISIONS AND PROPERTY DEVELOPMENT SUBCHAPTER A. REGULATION
OF SUBDIVISIONS and ' • °°
' is as follows. 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, at least three-fourths (3/4) of the members present of the Planning and Zoning
Commission or governing body, or both. For a legal protest, written instruments signed by
;J the owners of at least twenty (20%) percent 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 that the original subdivision, must be filed with the Planning and Zoning
Commission or governing body, or both, prior to the close of the public hearing."
c. 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).
d. Compliance with these special notice requirements is not required for approval of a replat of
part of a preceding plat if the area to be replanted was designated or reserved Or 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)
2. Notice of Replat
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 public the notice in an official newspaper or a newspaper of general
circulation in the county in which the municipality is located.
f.
D. FINAL PLAT
1. Plat Consideration
No final plat will be considered unless a preliminary plat has been first submitted and approved
except as provided by Section (E) of this Section.
2. Submittal Deadline
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at
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
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.
4. Certificate of Approval/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. Ten (10) separate statements shall be placed on the plat. The statements shall be in the
following format and content:
(1) STATE OF TEXAS §
COUNTY OF GUADALUPE §
THE OWNER OF THE LAND SHOWN ON THIS PLAT IN PERSON OR THROUGH A
DULY AUTHORIZED AGENT, DEDICATES TO THE USE OF THE PUBLIC, EXCEPT
AREAS IDENTIFIED AS PRIVATE, FOREVER ALL STREETS, ALLEYS, PARKS,
WATERCOURSES, DRAINS. EASEMENTS AND PUBLIC PLACES THEREON SHOWN
FOR THE PURPOSES AND CONSIDERATION THEREIN EXPRESSED
OWNER:
DULY AUTHORIZED AGENT
(2) STATE OF TEXAS §
COUNTY OF GUADALUPE §
BEFORE ME THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY
APPEARED KNOWN TO WE TO BE THE PERSON WHOSE NAME IS
SUBSCRIBED TO THE FOREGOING INSTRUMENT AND ACKNOWLEDGED TO ME
THAT HE EXECUTED THE SAME FOR THE PURPOSES AND CONSIDERATIONS
THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED.
SWORN AND SUBSCRIBED BEFORE ME THIS THE DAY OF
A.D.20
ui NOTARY PUBLIC IN AND FOR THE STATE OF TEXAS
(3) STATE OF TEXAS §
COUNTY OF GUADALUPE §
I HEREBY CERTIFY THAT PROPER ENGINEERING CONSIDERATION HAS BEEN
GIVEN THIS PLAT TO THE MATTER OF STREETS, LOTS, AND, DRAINAGE LAYOUT
AND TO THE IN BEST OF MY KNOWLEDGE THIS PLAT CONFORMS TO ALL
REQUIREMENTS OF THE CITY OF CIBOLO SUBDIVISION ORDINANCE, EXCEPT
FOR THOSE VARIANCES GRANTED BY THE PLANNING COMMISSION OF THE
CITY.
LICENSED PROFESSIONAL ENGINEER
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SWORN AND SUBSCRIBED BEFORE ME THIS THE DAY OF
i A.D. 20_
NOTARY PUBLIC IN AND FOR THE STATE OF TEXAS
(4) STATE OF TEXAS §
COUNTY OF GUADALUPE §
THAT I, 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 THEREIN WERE PLACED UNDER MY
PERSONAL SUPERVISION, IN ACCORDANCE WITH THE CITY OF CIBOLO
SUBDIVISION ORDINANCE REGULATIONS OF THE CITY OF CIBOLO, TEXAS.
LICENSED PROFESSIONAL LAND SURVEYOR
SWORN AND SUBSCRIBED BEFORE ME THIS THE DAY OF
A.D. 20
NOTARY PUBLIC IN AND FOR THE STATE OF TEXAS
(5) STATE OF TEXAS §
COUNTY OF GUADALUPE §
THE CITY ENGINEER OF THE CITY OF CIBOLO HEREBY CERTIFIES THAT THIS
LAND DEVELOPMENT PLAT CONFORMS TO ALL REQUIREMENTS OF THE LAND
DEVELOPMENT REGULATIONS OF THE CITY AS TO WHICH HIS APPROVAL IS
REQUIRED.
DATED THIS DAY OF 20 A.D.
CITY ENGINEER
(6) CERTIFICATE OF APPROVAL/DISAPPROVAL AND RECOMMENDATIONS
RECOMMENDED FOR APPROVAL/DISAPPROVAL THIS DAY OF
20 _A.D. BY THE CITY PLANNING AND ZONING COMMISSION OF
THE CITY OF CIBOLO.
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SECRETARY CHAIIt AAN PLANNING &ZONING
RECOMMENDED FOR AP OVAL IS PROVAL S DAY OF
20 - A.D. OUNCIL OF THE CITY OF
CIBOLO.
MAYOR
CITY SECRETARY
(8) THIS LAND DEVELOPMENT PLAT HAS BEEN SUBMITTED TO AND APPROVED BY
CIBOLO CREEK MUNICIPAL AUTHORITY FOR SEWER SERVICE AVAILABILITY.
(9) STATE OF TEXAS
AGENT FOR CIBOLO CREEK MUNICIPAL AUTHORITY
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COUNTY OF GUADALUPE
1, COUNTY CLERK OF SAID COUNTY, DO HEREBY
CERTIFY THAT THIS PLAT WAS FILED FOR RECORD IN MY OFFICE ON THE
DAY OF 20 _ A.D. AT M. AND DULY
RECORDED THE DAY OF AD 20
AT _M, IN THE RECORDS
OF SAID COUNTY, IN BOOK VOLUMEON PAGE IN TESTIMONY
WHEREOF, WITNESS MY HAND AND OFFICIAL SEAL OF OFFICE, THIS
DAY OF A.D. 20
COUNTY CLERK, GUADALUPE COUNTY, TEXAS
BY: DEPUTY
(10) THIS LAND DEVELOPMENT PLAT OF UNIT
SUBMITTED TO AND APPROVED BY GUADALUPE VALLEY ELECTRIC
COOPERATIVE, INC, FOR EASEMENTS.
AGENT FOR GUADALUPE VALLEY ELECTRIC COOP., INC.
c. After consideration by the Planning and Zoning Commission, the Chairman shall state the
recommendation and sign the statement on the Mylar copy. 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 decision of the City Council and
sign the statement. The City Secretary shall sign the statement as to fact of approval or
disapproval.
5. Required Number of Plans 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 certificate must be obtained from the City Engineer
certifying compliance with this 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.
7. Guarantee of Improvements to City
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, 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 discretion, may deem best in order
to insure the orderly development of 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 favor of the City of Cibolo to secure the estimated cost of such improvements 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
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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 it's final action. In the
event of disapproval the City may withhold all City improvements of whatever nature,including
the furnishing of water and sewer service from all additions which have 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.
9. Final Plat Content
The subdivider shall provide four (4) reproducible tracing and fifteen (15) legible copies of the
final plat to the Planning and Zoning Commission only after the preliminary plat has been
approved and all required changes, required by the Plan Review Department, and alterations
thereto have been made.
10. 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,
(V-100'). Sheets shall be eighteen (1811) inches by twenty-four (24") inches (18"x24"). When
more than one (1) sheet is required, an index sheet of maximum size, eighteen (18") inches by
twenty-four (24") inches (18" x 24") shall be filed showing the entire subdivision.
11. All site plans for new developments shall contain landscape plans to include, but not restricted to
the following:
a. Entrances
b. Recreational Areas
c. Community Areas
d. Parks Area (either dedicated or non -dedicated)
12. The following information shall be shown on or will accompany the plat:
a. A title including the name of the subdivision
b. The name of the landowner or owners
c. The name and seal of the registered engineer or registered public surveyor responsible for the
preparation of the plat. I
d. The scale and location of the subdivision with references to an original corner of the original
survey of which said land is a part.
e. The date, north point, and total lots, blocks, and acres in the subdivision.
13. 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 inspection
and approval is granted by the City Engineer.
14. 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
theon lat the ground must be shown on
P gr the plat.
15. 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.
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16. The plat shall show all existing features within the area being subdivided, such as existing
watercourses railroads width
, of streets, alleys, and easements to be retained, and other physical
features deemed pertinent to the subdivision.
17. For streets, complete curve data shall be provided on the centerline 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 line. The number of feet of roadway shall also be shown on the plat. Detailed
design specifications are on file with the City Secretary.
18. For water courses and easements, distances are to be provided along the side lot lines from the
front lot line or the high bank of a stream and a traverse line along the edge of all large water
courses in a convenient location, preferably along a utility easement if paralleling the drainage
easement or stream.
19. Lot and block lines and numbers of all proposed lots and blocks with complete dimensions for
front, rear, and side lot lines will be shown.
20. All building setback lines shall be shown on all lots.
E. PLAT ACCEPTANCE REQUIREMENTS
1. Responsibilities of Engineer Retained by Subdivider
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 as defined therein.
2. Letter of Credit or Performance Bond Prior to Approval of Final Plat
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, conditioned that the
subdivider will complete such improvements within two (2) years from the date of final plat
approval Such Letters of Credit and Bonds shall conform to forms approved by the City Council.
3. The subdivider shall also provide two (2) sets of reproducible "as built" plans for each project.
4. The subdivider shall be responsible for all site improvements required for normal development
within his subdivision, including, but not limited to, paving, of streets, all utilities, sanitary
sewers, and drainage facilities.
5. The City Secretary shall keep on file current written city policies concerning:
a. The policy of the city regarding any participation, reimbursement, or arrangements for future
repayment to the subdivider for the cost of street, utilities, drainage, and other improvements.
{ b. The policy of the city regarding street appurtenances (lights, signs)
—I 6. Requirements of Disclosure of Subdivider's Plans
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All subdivider�ss are required to disclose all plans for a tract of land if all sections are not intended
to be developdd as part of a submitted plat an e controlled by the subdivider. If only a
minimal number of lots is to be developed at a time on land that does not classify as'a minor
subdivision and does not front a public street on all sides, the developer is required to provide the
City with overall plans for development of the entire tract.
7. Building Permit Conditions
No building permit shall be issued until a final inspection of the completed improvements has
been made and the required improvements are accepted by the City Engineer and approved by, the
City Council, except a performance bond has been posted in the amount of the incomplete
improvements.
8. Pre -Construction Conference
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 concerned 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.
9. Acceptance Inspections
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 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 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 in three (3) copies. The City
Engineer shall not perform any acceptance inspections until the appropriate petition with required
12 1 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 Secr�tary for
consideration by City Council
-- 10. Compliance Affidavit
An affidavit from the subdivider stating that to the best of his information and belief the
contractor(s) has complied with the regulations contained in this chapter.
F. OPTION OF SUBMITTAL OF ONE (1) PLAT
1. 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.
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2. If the subdivider elects to use this alternative, then he shall provide one (1) reproducible tracing
and fifteen (15) blue line copies of the plat to the Planning and Zoning Commission for their
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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
I the Planning and Zoning Commission's recommendations.
G. CERTIFICATE OF SERVICEABILITY
1. For New or Revised Subdivision Plats
a. If a subdivider or developer wishes to obtain City water and sanitary sewer service for the
proposed or revised subdivision, the developer 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.
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.
1 2. Application For and Issuance of Certificate of Serviceability
a. The City Engineer will review the Certificate of Serviceability and make a 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 Service
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;
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.
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) days of the City
Engineer'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 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.
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SECTION VI
DEDICATION OF PARK LANDS
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:
1. Minor Subdivision means 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.
2. Major Subdivision means any residential subdivision or residential portion of a subdivision
greater than five (5) acres.
i 3. Park Improvements means any improvements, which directly attribute to the development of
parkland for the enjoyment and use by the intended park users. Such improvements may include,
but shall not be limited to the following:
a. Curb/gutter and one-half (1/2) paving section costs bordering all park land;
b. Water/sewer line costs bordering all park land; and
-- c. Landforms created by the subdivider or developer
4. 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 Parkland Dedication
a. Minor Subdivision - The developer of any subdivision classified as a minor subdivision shall
not be required to dedicate parkland. The developer of minor subdivisions is encouraged to
pay a cash contribution in lieu of parkland dedication.
b. Major Subdivision - The developer of any subdivision shall be required to dedicate parkland
or a cash contribution in lieu of land dedication as determined by the City Council If a 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. A subdivider or developer who is required to dedicate parkland shall make a total land
-- dedication of at least eight (8%) percent of the total tract, excluding any commercial or
industry tracts that may be in the tract. The City Council shall determine the suitability of the
subject tract pursuant to recommended dedication criteria.
b. On subdivisions of more than one section or phase, land dedication shall be made prior to the
fust phase reaching seventy-five (75%) percent 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 land 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 parkland shall be made
by the City Council.
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4. Credit for Private Parkland and Facilities
Subdividers and developers may be allowed a credit against the parkland 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 PARK LAND
1. Cash Contributions
a. The City Administrator or a designated representative may recommend to the Planning and
Zoning Commission that a cash contribution is made equivalent to and in lieu of park land.
b. The Planning and Zoning Commission shall recommend to the City Council that the
developers of all major and minor subdivisions shall meet the suggested 'parkland dedication
guidelines with a cash contribution according to the fees listed in Appendix C.
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2. Deposition of Cash Contributions
All cash contributions 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.
3. Park improvements 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 parkland equivalent to the cash contribution
herein.
u 4. All improvements shall be subject to adopted City specifications and codes adopted by the City.
The City Council shall promulgate such specifications, especially in the case of park/playground
equipment.
5. 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 parkland at the time utilities were installed
and;
b. The actual cost the city would have to pay for the equivalent park/playground equipment at
such time improvements is made.
6. Combinations of Contributions 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 parkland, cash, and/or park improvements. Determination of
exact contribution amounts shall be determined by the Planning and Zoning Commission and
recommended to the City Council.
7. Letter of Credit
An irrevocable letter of credit equivalent to the amount of the park dedication shall be given to
the City Council prior to the final plats being signed by the Mayor. The issuer and form of said
letter shall be subject to the approval of the City Council.
8. Reservation of Additional Park Land
In the event that the Master Plan for the City specifies a larger amount of parkland 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.
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9. City May Elect to Hold Such Land By:
a. Purchasing an option to buy the property for a period and at a price as agreed upon by the
City and subdivider or developer.
b. 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.
10. If the City and the subdivider or developer cannot agree on Criteria for Contributions in Lieu of
Park Land, then City may elect to prohibit any development or improvement to the proposed
- parkland 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 PARKLAND BY EMINENT DOMAIN.
11. Land Treatment
` Upon preliminary platting of the parkland 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.
12. Transfer of Land
a. The area to be dedicated as parkland shall be shown on the final plat as "Parkland Dedicated
to the City of Cibolo" with the respective acreage of the parkland also shown. Dedication of
parkland 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.
b. The City Attorney shall prepare a warranty deed for the parkland 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.
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13. Payment of Fees in Lieu of Land
a. The subdivider or developer shall pay any cash contributions 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.
b. 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
attributable 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.
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14. Underground Utilities
All utilities in parkland shall be underground unless a variance is granted by City Council.
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SECTION VII
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 corners of the block lines, and at the
point of intersection of curves and tangents of the subdivision.
B. BENCHMARKS
At least one (1) benchmark 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 corner 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.
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SECTION VM
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.
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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-Schein-Cibolo Independent School District.
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SECTION IX
VARIANCES
A. VARIANCE REQUEST PROCEDURE
All variance requests will be processed in accordance with the latest Variance Request Ordinance. All
requests for variances prior to construction shall be accompanied by a non -returnable $100 fee. All
post -construction variance requests shall require a $1,000 filing fee be considered. Variance requests
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must be considered by the Planning and Zoning Commission and the City Council of Cibolo.
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SECTION X
AS -BUILT DRAWINGS
A. AS -BUILT DRAWING REQUIRED
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
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SECTION XI
PENALTIES
A. VIOLATION OF ANY PROVISION OF THIS ORDINANCE
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
1. 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.
2. The City of Cibolo shall also gain compliance according to L.G.C. $212.018 Enforcement of
{ Platting Regulations in the latest edition of the "Texas Municipal Law and Procedure Manual".
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APPENDIX A
DESIGN STANDARDS
T A. 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.
B. CLASSIFICATION & SECTION
1. The City of Cibolo has classified streets for use in the City and in it's extraterritorial 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.
2. 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 Public
Works Director.
C. STANDARDS FOR RESIDENTIAL LOTS
- 1. Lot Size and Districts
The lot size of all lots platted within the City shall conform to 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.
2. 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 the
effects of any surrounding land uses.
b. Double Front - Double Front lots are prohibited except when facing on major thoroughfares.
c. Right Angles - The placing of lots at eight angles to each other shall be avoided.
d. Orientation to Streets - Side lot lines shall be as nearly perpendicular as practicable to the
y 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.
3, Lot Numbering
All lots shall be numbered consecutively within each block. Lot numbering may be 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.
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4. 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
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in the city or ETJ. Septic system shall be designed by a Texas Commission on
Environntgntal Quality Licensed OSSF 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.
D. ZONING DISTRICT LOT DESIGN SPECIFICATION AND DESIGN REQUIREMENTS
— 1. For the Purpose of this ordinance, the City of Cibolo is hereby divided into twenty four (24)
districts as follows:
a.
Zoning District R-1
Residential Single Family Large Lot
. b.
Zoning District R-2
Residential Single Family Standard Lot, 60 -foot width
c.
Zoning District R-213
Residential Single Family Standard Lot, 55 -foot width
d.
Zoning District R-21)
Residential Single Family Standard Lot, Detached Garage
e.
Zoning District R-3
Residential Single Family Standard Lot, 50 -foot width
f.
Zoning District R -3D
Residential Single Family Standard Lot, Detached Garage
g.
Zoning District R4G
Residential Single Family Medium Lot, Garden Home
h.
Zoning District R-5
Condo/Townhouse
i.
Zoning District MF
Residential Multi -Family Lot
j.
Zoning District MH
Residential Manufactured Homes (In Manufactured Homes Park)
k.
Zoning District CBD
Central Business District
1.
Zoning District C -I
Commercial (Light)
in.
Zoning District C-2
Commercial (Medium)
n.
Zoning District C -1R
Commercial Light Density Retail
o.
Zoning District C -2R
Commercial Medium Density Retail
p.
Zoning District NS
Neighborhood Services
q.
Zoning District C -3R
Big Box Retail
r.
Zoning District I-1
Industrial (Light)
s.
Zoning District I-2
Heavy Industrial
t.
Zoning District PK
Parkland/Open Space
u.
Zoning District OP
Open Space/ Park
v.
Zoning District PD
Pre- Development
w.
Zoning Special SO
Overlay District
x.
Zoning Special AS
Places of Assembly
2. Zoning District R-1, Residential
Single Family Large Lot
a.
Intent - to establish and preserve areas of low-density land use, primarily devoted to low-
density residential development. No mobile/manufactured/ modular homes permitted.
b.
Permitted uses - one (1) dwelling unit per lot, community recreational facilities, and farms.
c.
Specific uses - subject to site plan approval, places of worship, schools, private recreational
-
amenities.
d.
Lot Design Requirements
-
(1) Minimum Lot Area
10,000 sq. ft.
(2) Minimum Lot Width
100'
(3) Minimum Lot Depth
100'
-
(4) Minimum Front Setback
30'
(5) Minimum Rear Setback
20'
(6) Minimum Side Setback
5'
(7) Maximum Height of Principal Building 35'
(8) Maximum Lot Coverage
40%
(9) ETJ Classification
Low-density
10
3. Zoning District R-2, Residential Single Family Standard Lot
a.
Intent - to establish and preserve areas of Medium -density land use primarily devoted to
Medium -density residential development. No mobile/ manufactured/modular homes
permitted.
b.
Permitted uses - one (1) dwelling unit per lot, and community recreational facilities.
c.
Specific uses - subject to site plan approval, private recreational amenities, day care centers,
places of worship, schools.
d.
Lot Design Requirements
(1) Minimum Lot Area 6,000 sq. ft.
-
(2) Minimum Lot Width 60'
(3) Minimum Lot Depth 100'
(4) Minimum Front Setback 29°'5
(5) Minimum Rear Setback 15'
(6) Minimum Side Setback 5'
(7) Maximum Height of Principal Building 35'
(8) Maximum Lot Coverage 40%
(9) ETJ Classification Medium -Density
4. Zoning District R-3, Residential Single Family Standard Lot
a.
Intent - to establish and preserve areas of medium -to -high-density land use primarily devoted
to Medium -density residential development. No mobile/ manufactured/modular homes,
permitted.
b.
Permitted uses - one (1) dwelling unit per lot, and community recreational facilities.
c.
Specific uses - subject to site plan approval, private recreational amenities, day care centers,
'
places of worship, schools.
d.
Lot Design Requirements
(1) Minimum Lot Area 5000 sq. ft.
(2) Minimum Lot Width 50'
-
(3) Minimum Lot Depth 100'
(4) Minimum Front Setback 2994
(5) Minimum Rear Setback 101.
(6) Minimum Side Setback 5'
(7) Maximum Height of Principal Building 35'
'
(8) Maximum Lot Coverage 40%
(9) ETJ Classification Medium to High Density
S. Zoning District R -4G, Residential Single Family Medium Lot, Garden Home
a. Intent - to establish and preserve areas of Medium -density land use primarily devoted to
Medium -density residential development. No mobile/ manufactured/modular homes
permitted.
b. Permitted uses - one (1) dwelling unit per lot, and community recreational facilities.
- c. Specific uses - subject to site plan approval, private recreational amenities, day care centers,
places of worship, schools.
d. Lot Design Requirements
(1) Minimum Lot Area 4,500 sq. ft
_ (2) Minimum Lot Width 45'
(3) Minimum Lot Depth 80'
(4) Minimum Front Setback 20'
(5) Minimum Rear Setback 15'
(6) Minimum Side Setback 10-1 side'
P
i
(7) Maxi um Height of Principal Building 35'
(8) Maximum Lot Coverage 50%
(9) ETJ Classification Medium -Density
6. Zoning District MF, Residential Multi -Family Lot
a. Intent - to establish and preserve areas of high-density land use, primarily devoted to high-
density multi -family residential development.
b. Permitted uses - all permitted uses in district R-3, two family dwellings, townhouse dwelling,
apartments not to exceed thirty (30) units per acre, and cluster housing not to exceed fifteen
(15) units per acre. No mobile/manufactured/modular homes permitted.
c. Specific uses - subject to site plan approval. Private recreational amenities, day care centers.
d. Lot Design Requirements
(1) Minimum Lot Area 7,500 sq. ft
(2) Minimum Lot Width 75'
(3) Minimum Lot Depth 100'
(4) Minimum Front Setback 25'
(5) Minimum Rear Setback 15'
(6) Minimum Side Setback 5'
(7) Maximum Lot Coverage 50%
(8) Maximum Height of Principal Building 2 Stories
(9) ETJ Classification High Density
7. Zoning District MH, Residential Manufactured Homes (In a Manufactured Homes Park)
a. Intent - to establish and preserve areas of high-density land use, primarily for the location and
placement of mobile/manufactured/modular homes.
b. Permitted uses - all permitted uses in district C-2 and mobile/manufactured/modular homes.
c. Specific uses - private recreational amenities.
d. Lot Design Requirements
(1) Minimum Lot Area 10,000/3 units (1) (2)
(2) Minimum Lot Width 50'
(3) Minimum Lot Depth 100'
(4) Minimum Front Setback 25'
(5) Minimum Rear Setback 20'
(6) Minimum Side Setback 101
.
(7) Maximum Lot Coverage 50%
(8) Maximum Height of Principal Building 1 Story
(9) ETJ Classification Manufactured housing in par s
(10) 1,800 / additional unit
(11) No more than 24 unit/ acre
ning
strict
(2-1
22
2M
-3G
2-4
OF
OH .
2
- I-1
DP
"D
30
E. STANDARDS FOR RESIDENTIAL BLOCKS
800 / additional unit
Io more than 24 unit/ acre
_,)f principal building
ii a manufactured home park
lot and setback dimensions listed are minimum requirements.
1. Block Length
a. 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.
2. Block Width
a. Blocks shall be wide enough to allow two (2) tiers of lots of at least minimum depth, except
I when prevented by the size of the property or the need to back-up to a major thoroughfare.
3. B1ockNumbering
a. Blocks shall be numbered consecutively within the subdivision and/or sections of an overall
- plat as recorded and approved by the City.
F. EASEMENTS
1. The subdivider shall dedicate or grant easements for poles, wires, conduits, storm sewers, water
lines, open drains, gas lines, or other utilities as follows:
a. A minimum of a ten (10') foot utility easement shall be required across the front portion of
_ lots (including sidelines) other than along boundary lines. Lot side easements shall be
determined by the electric, telephone, and CATV companies;
b. A storm -water 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; and
31
'�I
Table 1
Lot Requirements, Setback Distances, Maximum Height And Maximum Lot Coverage For
Specific Zoning
Lot
Lot
Lot
Front
Rear
Side
Maximum P
Classification
Area
Width'
Depth*
Setback*
Setback*
Setback*
Height (3) Lc
Residential Single Family Large Lot
10,000 sq. ft.
100'
100'
30'
20'
5'
35'
Residential Single Family Standard Lot
6,000 sq. ft.
60'
100'
2$5
15'
5'
35'
Residential Single Family Small Lot- Modified
front entry garage
6000 sq. ft.
55'
100'
2d
10'
5'
35
rear entry garage
6000 sq. ft.
55'
100'
10'
20'
5'
35
Residential Single Family Small Lot- Garden Home
front entry garage
5000 sq. ft.
50'
110'
20'
10'
10 one side
35
rear entry garage
5000 sq. ft.
50'
110'
10'
20'
10 one side
35
Residential Single Family -Small Lot
7,500 sq. ft
75'
100'
25'
15'
5'
35'
Residential MultWamily Lot
7,500 sq. ft
75'
100'
25'
15'
5'
35'
Residential Manufactured Homes (4)
10,000/3 units (1) (2)
50'
100'
25'
20'
10'
1 story
Commercial (Light)
None
None
None
25'
6'
6'
60'
Commercial (Medium)
10,000
100'
100'
25'
6'
6'
Variable
Industrial (Light)
None
None
None
25'
6'
6'
60'
Open Space/ Park
N/A
N/A
N/A
N/A
NIA
N/A
N/A
Pre -Development
N/A
N/A
WA
N/A
NIA
N/A
NIA
Overlay District
N/A
WA
N/A
N/A
NIA
N/A
WA
800 / additional unit
Io more than 24 unit/ acre
_,)f principal building
ii a manufactured home park
lot and setback dimensions listed are minimum requirements.
1. Block Length
a. 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.
2. Block Width
a. Blocks shall be wide enough to allow two (2) tiers of lots of at least minimum depth, except
I when prevented by the size of the property or the need to back-up to a major thoroughfare.
3. B1ockNumbering
a. Blocks shall be numbered consecutively within the subdivision and/or sections of an overall
- plat as recorded and approved by the City.
F. EASEMENTS
1. The subdivider shall dedicate or grant easements for poles, wires, conduits, storm sewers, water
lines, open drains, gas lines, or other utilities as follows:
a. A minimum of a ten (10') foot utility easement shall be required across the front portion of
_ lots (including sidelines) other than along boundary lines. Lot side easements shall be
determined by the electric, telephone, and CATV companies;
b. A storm -water 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; and
31
'�I
c. Grant acce�s easement at all bridges and street crossing large enough for City equipment and
workers access for maintenance.
G. 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 2 and 3 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 2, the City Engineer will determine
the pavement width to be used on the project. Said pavement width must be approved by the City
Council.
1. Parkways
l ; Parkways shall be sloped a minimum of one quarter (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 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.
I�
—� 32
L
Table 2
Road Development
Median Pvmt. Crown
Street Classification R.O.W Pavement Widths Or Cross -Slope
Local "A" (Residential) 50' 30' --- 4"
ocal'B" (Residential) 60' 40' — 4"
Collector 60' 44' --- 51,
Secondary 86' 2 @ 24' 14' paved (1,2)'/a" per ft.
Primary 110' 2 @ 36' 14' paved (1,2) %a° per ft.
Marginal Access (Comm.) 40' 30' — 4"
Marginal Access (Res.) 40' 26' — 3"
Alleys (Commercial) 24' --- — 0" to 7"*
Alleys (Apartments) 24' 20' — 0" to 7"*
leys (Residential) 24' 18' — 0" to 711*
_ _ * Crown shall be inverted to facilitate drainage.
NOTES:
�J (1) In new subdivisions - median may be left unpaved and landscaped (See # F.b. 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
1 private development.
1. Parkways
l ; Parkways shall be sloped a minimum of one quarter (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 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.
I�
—� 32
L
2. Medians
a. On redeveloped streets, medians will be paved. This may be accomplished by carrying the
1.1
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,
j the paved median shall be sloped one quarter (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.
1 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 (2) twenty four (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 one quarter (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 five hundred (500') feet. If the
street spacing is less than five hundred (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 turn
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 of medians or dividers shall be fourteen (14')
feet and minimum length shall be twenty-five (25') feet.
e. The nose or rounded portion of the divider shall normally be semi -circular in shape at
intersections of 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 line of the arterial The bullet nose shall have two radii of fifty
(50') feet joined at the nose with a radius of three feet which shall be placed five feet from the
proposed curb line 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.
f. 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 (4") 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.
g. 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 the crosswalk.
3. Crown and Cross -Slope
The crown cross -slope shall be as indicated for each classification of street and shall slope from
Jthe centerline of the streets as needed for proper drainage. Where drainage indicates the crown or
V
i� 33
normal cross -nope may be phased out to allow for proper drainage. The maximum cross -slope in
such cases shall be one half (1/2") inch per foot from gutter to gutter of the project street. In
certain cases oar primary or secondary streets with horizontal curves, the pavement may be super-
,1
elevated 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
--t All new street construction shall include curbs with seven (7") inch exposure from top 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 constructed at a height of nine (9") inches and transitioned to seven (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 II of the Subdivision
Regulations of the City of Cibolo.
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 four (4') feet wide, and in commercial areas six (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 line grade, the
sidewalk shall be placed behind the curb with the remaining parkway sloped a 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 approve 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 Ramps
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.
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
IJ
34
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 reconstructed. 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 may be constructed with radii equal
to the distance from the property line to the curb, or by widening the edges of the driveway at
the forty five (45°) degree angle. Exceptional or unusual conditions shall be referred to the
City Engineer.
t : e. Driveways shall be constructed on a constant grade from the curb to the property line. The
maximum grade that most vehicles can negotiate is twelve (12%) percent, without scraping
the extremities of the vehicles. If a twelve (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 twelve (12%) percent grade
maximum In such cases, the Engineer must 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.
H. HORIZONTAL DESIGN REQUIREMENTS
1. Horizontal design requirements will include horizontal curves, curb return and property line
return, radius requirements, and pavement transitions.
2. Horizontal curves
a. 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
j Urban Highways and Arterial Streets" (American Association of State Highway &
Transportation Officials). The following minimum radii and design speed in Table 3 below
shall be used in the design of horizontal curves:
r�
TABLE 3
HORIZONTAL CURVE RADII
Street Classification Minimum Centerline Radius Design Speed
i
Primary 1,200' 50 mph
Secondary 700' 40 mph
Collector 400' 30 mph
Local "A" or "B" 1001•
Marginal Access (Res. or Comm.) 50'
'See Alliterative Geometric Alignment Design in Exhibits.
b. 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 Table 4 below.
c. 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
35
i.
�ij
separated py at least one hundred (100') feet of tangent. Transitional curves maybe used
where comfort and safety of the motorist will be enhanced. Where a horizontal curve is used
in combination with a vertical curve, adequate sight distance must be provided, and the
horizontal icurvature should be introduced on the upgrade of a "crest" vertical curve.
TABLE 4
REQUIRED SIGHT DISTANCE
Street
Classification On Curves At Intersections
Primary 450' 450'
Secondary 300' 400'
Collector 250' 300'
3. 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 5
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.1.
Deflection Angle.
150-145
145-140
140-135
135-125
125-85
85-75
Two Lane
C.R. P.L.R.C.R
15 5
15 5
15 5
15 5
15 5
20 10
25 15
30 20
35 25
35 25
Local and
Collector
P.L.R
15
15
15
15
15
20
25
30
35
35
5
5
5
10
15
20
25
25
TABLE 5
Two
10 I
C.R. = Curb Return Radius (Min.)
P.LR. = Property Line Return Radius (Min.).
Collectors
P.L.R
20 10
20 10
20 10
20 10
20 10
25 15
30 20
35 25
40 30
40 30
Local/Col.
& Arterial
Arterial
C.R. P.L.RC.R.
25
15
25
15
25
15
25
15
25
15
30
20
35 25
40 30
45 35
Two
Arterial
P.L.R.
25
15
29
15
30
20
35
25
35
25
50
40
80
70
90
80
110
100
150
140
4. 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 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 (4') feet wide at which point the
median shall be rounded off with a two (2') 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.
I. VERTICAL DESIGN REQUIREMENTS
Vertical design requirements shall include vertical curve requirements and minimum and maximum
UI grades for the various classifications of streets.
1. Vertical Curves
j.
37
U
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 lessan one point five (1.5°) percent. The minimum length of vertical curve shall be
computed frotthe 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 6)
TABLE 6
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
a. Tops of street curbs shall be lower than the adjacent property line 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 to the standard
values.
b. 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.H.T.O. and are widely used throughout the country.
The "Restricted 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 Cibolb Volunteer 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 twelve (12%)
percent and fifteen (15%) percent 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 twelve (12%) percent and fifteen (15%) percent are in Table 7.
38
c. The design engineer should also note maximum grades may also be restricted by drainage
considerations. Streets used as drains shall have maximum flow velocities assigned to
control erosion of the pavement.
Street
Minimum
Classification
Grade
Primary
0.3%
Secondary
0.3%
Collector
0.3%
Local
0.3%
Marginal Access
0.3%
Alley
0.3%
TABLE 7
Unrestricted
Maximum Grade*
6%
7%
8%
12%
12%
12%
Restricted
Maximum Grade**
Not applicable
Not applicable
15%
15%
15%
15%
* * 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.
No further entries this page.
r 39
L
Ili
I
I PAVEMENT DESIGN
1. Soil Borings
Prior to the de ign 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 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 City Engineer 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
a. Strength of subgrade soils shall be determined by one of the three following accepted
methods:
b. Resistance Value - This is a measure of the stability of soils or pavements as determined by a
"Stabilometer" which measures the materials resistance to plastic deformation. R -Values are
determined by test methods outlined in either AASHTO T190 or ASTM 2844.
c. CBR - (California Bearing Ratio) This is a measure of the shearing resistance, or load bearing
value, of a soil as determined by forcing a three square inch plunger into a cylinder of the
soil. CBR values are obtained by test methods outlined in either AASHTO T193 or ASTM
1883.
d. 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 Department of 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 f equency 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 8 may be used for the design of the pavem�m.
4. Pavement Thickness Determination
a. Given the soil classification, strength characteristics, and loading conditions, there are various
methods of determining the fundamental pavement thickness required to protect the roadway
U11
TABLE 8
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 "B"
8,000 Lbs.
40%
150,000
Local "A"
6,000 Lbs.
25%
60,000
4. Pavement Thickness Determination
a. Given the soil classification, strength characteristics, and loading conditions, there are various
methods of determining the fundamental pavement thickness required to protect the roadway
U11
from overstress and failure. This fundamental thickness refers to the thickness of good
quality, crushed rock flexible base with an appropriate wearing surface. Total thickness of
pavement may be increased or decreased depending upon the actual quality of base used and
the type and thickness of improved materials utilized in the total pavement design.
b. 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.
c. 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 El 8KSALA for the street in question.
5. Thickness Reduction
a. 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 material' which have additional 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 strengths and costs, should produce an economical high quality
pavement with a reasonable life expectancy.
b. The preferred method of reduction 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 crashed rock flexible base. Equivalencies of the commonly used improved
materials in the area have been determined, based upon test results. Alternate methods must
be reviewed by the City Engineer and approved by the City Council.
TABLE 10
Material Equivalency
Hot Mix Asphaltic Concrete Pavement
TABLE 9
Asphalt Treated Base
Street Class
E18KSALA
LFDF
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
a. 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 material' which have additional 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 strengths and costs, should produce an economical high quality
pavement with a reasonable life expectancy.
b. The preferred method of reduction 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 crashed rock flexible base. Equivalencies of the commonly used improved
materials in the area have been determined, based upon test results. Alternate methods must
be reviewed by the City Engineer and approved by the City Council.
TABLE 10
Material Equivalency
Hot Mix Asphaltic Concrete Pavement
3.00
Asphalt Treated Base
2.50
Cement Stabilized Base
1.50
Lime treated subgrade
varies*
*Varies with the location of soil and the depth of treatment - to be determined by laboratory tests.
6. Surface Course
Surface courses for new streets in the area shall consist of Hot Mix Asphaltic Concrete Pavement
as described in the Standard Specifications for Public Works Construction of the City. Surface
treatments are generally used only for maintenance purposes. Hot Mix Asphaltic Concrete
41
Pavement for surface courses shag be "Type D" of the Standard Specifications. The following
thickness of s4face courses are recommended for use with either flexible base or cement
stabilized baseinavementc:
TABLE 11
Street Class Flexible base Stabilized Base
Primary
3"
2"
Secondary
24/2"
3-3/4 "
Collector
2"
1-1/2"
Local "B"
1-1/2"
1-1/2"
Local "A"
1-1/2"
1-1/2"
Maximum/Minimum Pavement Thickness
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 four (4") inches of flexible base and one and one-half (1 %") inches of Hot Mix
Asphaltic Concrete Pavement shall beused to provide for local soft spots, to bridge over utility
trenches, or to level up an uneven rock subgrade.
K. BRIDGES AND OTHER STRUCTURES
I. 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" maybe 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 fourteen (14') feet
six (6") inches (14' - 6") vertically. Horizontal clearance to barrier curbs, piers, retaining walls,
etc., shall be a minimum of two (2') foot (2'-0") from the back of curb where sidewalks are not
provided. Clearances over railroad tracks shall be a minimum of twenty two (22'),feet six (6")
inches (22'-6") vertically. Horizontal clearances at railroads shall be a minimum of eight (8') feet
six (0) inches (8'-6") from centerline of track to face of pier or other obstacle. Hcy vever, where
this clearance is less than twenty (20') feet (20'-0"), a "crash wall" may be required. Vertical
clearance for bridges and culverts over channels shall meet the requirements for freeboard as
outlined in Chapter In, "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 five (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.
42
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 Texas Department of Transportation, 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.
43
APPENDIX B
CONSTRUCTION STANDARDS
A. 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
B. WATER SYSTEM
The subdivider shall provide all water lines necessary to properly serve each lot of the subdivision
and insure that existing and/or new water facilities can supply the required 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 Texas Commission on Environmental Quality 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 ghall be delivered to the
city hall at the time a final plat is submitted.
2. Standards
a. Water Lines- All water distribution and transmission lines shall be in accordance with city
standards and specifications. Acceptable pipe types authorized for domestic and commercial
water transmission and distribution lines 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) AWWA C-900 Polyvinyl Chloride (PVC) DR -18 Pressure Pipe Class 150, four (4') feet
twelve (12") inches (4"-12") maximum, or; �LL
(2) AWWA C-909 (Ultra -Blue) Molecularly Oriented Polyvinyl Chloride (PVCO) Pressure
Pipe Class 150, six 6') feet twelve (12") inches (6"-12") maximum for water distribution
and shall be manufactured in accordance with the following standards:
(a) AWWA C-900 - AWWA Standard for Polyvinyl Chloride (PVC) Pressure Pipe, four
(4") inch through twelve (12") inch, for WaterDistribution
(b) AWWA C-909 - AWWA Standard for Molecularly Oriented Polyvinyl Chloride
(PVCO) Pressure Pipe, four (4") inch through twelve (12") inch, for Water
Distribution
_ (c) AWWA C -605 - AWWA Standard for Underground Installation of Polyvinyl
Chloride (PVC) Pressure Pipe and Fittings for Water
(d) ASTM D-3139 - Specification for Joints for Plastic Pressure Pipes Using Flexible
Elastomeric Seals
(e) ASTM D-1784 - Specification for Rigid Poly (Vinyl Chloride) (PVC) Compounds
and Chlorinated Poly (Vinyl Chloride) (CPVC) Compounds
(f) ANSI/NSF STANDARD NO. 61 - Drinking Water System Components -Health
j Effects
(g) UL STANDARD 1285 - Pipe and Couplings, Poly (Vinyl Chloride) (PVC) for
Underground Fire Service
(h) FM CLASS #1612 - Approval Standard Poly (Vinyl Chloride) (PVC) Plastic Pipe
and Fittings for Underground Fire all other piping for water transmission and
distribution mains are hereby prohibited for use within the city limits of the City of
Cibolo, its certified water district, and subdivisions within 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.
c. Service piping
All service piping utilized shall be type K copper or better and not less than three quarter
(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- AR lines must
be sized to provide enough pressure and flow to meet the minimum requirements of the
standard fire code. Where service lines cross under streets or sidewalks, they are to be
enclosed within a sleeve.
d. Developers shall be responsible for all costs of utility installations within the subdivision.
The following minimum line sizes shall be used:
3. 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
lines 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 line 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. 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 lines, 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
a. Every residential subdivision, commercial, business, or industrial park or subdivision within
the corporate and extraterritorial jurisdiction of the City of Cibolo, as part of the water
45
J
TABLE 12
Dwelling Units
Minimum Line Size
1
3/4"
2-6
2"
7-11
4"
12-75
6"
More than 75
8"
3. 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
lines 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 line 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. 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 lines, 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
a. Every residential subdivision, commercial, business, or industrial park or subdivision within
the corporate and extraterritorial jurisdiction of the City of Cibolo, as part of the water
45
J
distributiop system, shall be provided with fire hydrants of the type specified by the City.
Fire hydraltts shall be located at street corners, as well as other locations along a street to
maintain the minimum distance as specified in the table and notes below, unless' specifically
approved otherwise by the City Engineer to accommodate the design of a subdivision.
b. In addition, within commercial, business or industrial areas of the city, fire hydrants shall be
within three hundred (300') feet of each lot or as specified in the table and notes below,
unless a greater 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 truck would be laid (As the crow walks, not as the crow
flies). If required, a private fire hydrant shall be installed to meet the required distances, or
distances as specified in the table and notes below, at a cost to the business and property
owners.
c. Fire hydrants and their outlets shall be suitable for use with the City's designated Fire
Department equipment and shall meet AW WA standards.
NOTES ON FLOW
For SI: 1 foot = 304.8 mm,
1 gallon per minute = 3.785 L/m.
(a) Reduce by one hundred (100') feet for dead-end streets or roads.
(b) Where streets are provided with median dividers which can be crossed by fire fighters pulling
hose lines, or where arterial streets are provided with four or more traffic lanes and have a
traffic count of more than thirty thousand (30,000) vehicles per day, hydrant spacing shall
average five hundred (500') feet on each side of the street and be arranged on an alternating
basis up to a fire -flow requirement of seven thousand (7,000) gallons per minute and four
hundred (400') feet for higher fire -flow requirements.
(c) Where new water mains are extended along streets where hydrants are not needed for
protection of structures or similar fire problems, fire hydrants shall be provided at spacing not
to exceed 1,000 feet to provide for transportation hazards.
(d) Reduce by fifty feet (50') for dead-end streets or roads.
(e) One hydrant for each 1,000 gallons per minute or fraction thereof.
d. 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 corners, as
well as other locations along a street to maintain the minimum distance requirbment between
fire hydrants, unless specifically approved otherwise by the City to accommodate the design
of a subdivision.
e. Within commercial business, or industrial areas of the city, fire hydrants shall be within three
hundred (300') feet of each lot unless a greater 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.
f. Fire hydrants and their outlets shall be suitable for use with the City's Fire Department
equipment and shall meet AW WA standards.
46
C. 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 and the Texas Commission on Environmental Quality.
2. Standards
a. Subdivider to provide sewer service to each lot.
b. 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 lie under paved areas shall be installed and capped off, and temporary waste
treatment will be provided in accordance with requirements of State and County Health
Officials.
3. 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 Commission on Environmental Quality prior to recommendation
of approval of the final plat by the Planning and Zoning Commission.
4. 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.
5. Manhole Location
Manholes shall be spaced no more than four hundred (400') feet apart accept as required for
change of direction and shall be constructed in accordance with the City Of Cibolo Standard
Specifications as follows:
6. Description
This item shall govern the construction of standard sanitary sewer manholes complete in place
and the materials therein, including manhole rings and covers. All plans, materials and
specifications shall be in accordance with the Texas Commission on Environmental Quality's
rules to include: 30 TAC 313.5, and design criteria for sewerage systems 30 TAC 317.1, 30 TAC
317.2, 31 TAC 317.3 and 30 TAC 317.13, or any revisions thereto as applicable. All manholes
shall be watertight.
a. Types: Unless approved by the City, standard sanitary sewer manholes shall be constructed
on influent or effluent pipes less than twenty four (24") inches in diameter with pre -cast
reinforced concrete manhole sections or be monolithically poured concrete manholes. A
standard sanitary sewer manhole shall be a single maintenance entrance cylindrical structure
having a uniform internal diameter of four (4') feet, five (5') feet or six (6) feet structure to
the bottom of the diameter adjustment section or cone. The base of the structure shall include
_ the load bearing portion beneath and exterior of the structure, invert channels and the fill or
bench portions adjacent to the lower sewer pipes within the structure. The maximum vertical
height of the diameter adjustment section or cone shall be thirty six (36") inches. Adjustment
—i 47
i!
or throat rigs may be used for elevation adjustment of the manhole ring and cover. Manhole
ring concrete encasement shall be provided to attach the ring and cover to the diameter
adjustmen section or cone, when required by the City.
b. Materials
(1) Pre -cast Reinforced Concrete Manhole Sections: Pre -cast reinforced concrete manhole
sections shall conform to the requirements of ASTM Designation C-478.
(2) Monolithically Poured Concrete Manholes: A minimum of two (2) and a maximum of six
(6) throat rings shall be used at each manhole for adjustability. All concrete for manholes
shall conform to the provisions of "Concrete (Class "A")," of the City governing
specifications. All reinforcing steel shall conform to the provisions of "Reinforcing
Steel," of the City Specifications
(3) Mortar: Mortar shall be composed of one (1) partPortland Cement, two (2) parts sand
and sufficient water to produce a workable mixture. When used to plaster manholes, it
may be composed of one (1) part cement to three (3) parts sand. Lime up to ten (10%)
percent may be used.
- (4) Manhole Rings and Covers: Standard manhole rings and covers shall be cast iron.
Covers shall contain no holes or openings. Lifting bars with slots cast into the covers
shall be provided for lifting purposes.
(5) Watertight manhole rings and covers shall be cast iron and shall contain no holes or
openings except as required for bolts. Lifting with slots adequate for pick insertion and
cast into the covers shall be provided for lifting purposes. Covers shall seat on a
minimum five sixteenths (5/16") inch diameter rubber ring conforming to the material
requirements of ASTM Designation C443. The rubber gasket shall rest in a groove cast
in the ring. A minimum of four (4), five eighths (5/8") inch diameter, stainless steel, hex
head bolts shall be provided for each cover. The four (4) bolt -holes in the covers shall be
evenly spaced and provided with a minimum one and one half (1 %") inch diameter
counter sink for the bolt heads. On the fastened and bolted position, the bolt heads shall
not extend beyond the surface or the cover. Gaskets of a size and material as approved
by the City shall be provided for the bolts to insure air and water tightness. Alignment
marks shall be provided on watertight rings and covers for proper bolt alignment
(6) The finished frames and covers shall have the bearing surfaces machined ground and sets
of rings and covers shall be marked in such a way that they can be matched for assembly
in the field. All covers shall have the words "Sanitary Sewer" cast thereon.
(7) Throat Rings: Adjustment throat rings shall be reinforced concrete rings having a
maximum thickness of two (2") inches. The internal diameter shall not bei less than
twenty-four (24") inches, and the width shall be a minimum of five (5") i ches.
c. Construction - Manholes shall be constructed of materials and workmanships prescribed by
these specifications:
(1) Footings or bases of manholes shall be a minimum of six (6") inches in depth below the
' bottom of the pipe.
(2) All invert channels shall be constructed and shaped accurately so as to be smooth,
uniform and cause minimum resistance to flow. The bench shall be finished smooth with
a slope of one-half (1/2") inch per foot from the manhole walls to the edges of the invert.
The top half of all sewer pipes within the invert channel or bench zone shall be removed
flush to the inside manhole walls.
(3) Joints on sewer pipes shall not be cast or constructed within the wall sections of
manholes.
(4) Concrete cradles shall not be required for new pre -cast manholes. Concrete cradles shall
be provided for all influent and effluent pipes on new monolithic manhole and sewer pipe
systems. Concrete cradles shall extend beyond the outside walls of the manhole a
minimum of thirty-six (36") inches. On new monolithic sewer manhole and pipe systems
it
,g
and new pipe systems connecting to existing manholes, pipes entering a manhole above
the lowest sewer shall project two (2") inches from the inside wall. Such pipes shall be
installed with a joint a minimum of six (6") inches and a maximum of eighteen (18")
inches from the outside manhole wall. A concrete cradle shall be provided for the pipe
extending from the manhole wall a minimum distance of thirty-six (36") inches.
(5) Voids between exterior pipe walls and manhole walls at all pipe connections in manholes
shall be filled with a non -shrink grout, concrete or mortar, as approved by the City and
inspected prior to backfilling.
(6) Where connections to existing manholes are required, the adjacent pipe bedding shall be
prepared to proper grade, the existing manhole neatly cut and the new pipe inserted so
that the end is projecting two (2") inches from the inside wall. The invert shall then be
reshaped to properly channel new flows. Debris of any kind shall be kept out of new or
existing manholes or mains.
(7) Monolithically Poured Concrete Manholes: The wall thickness of the manhole shall not
be less than six (6") inches. The structure shall be poured in a manner to produce dense,
compacted walls free of honeycomb surfaces throughout the pour. The base shall be
poured monolithically with the walls to the manhole.
(a) Concrete: All concrete shall conform to the provisions of "Concrete (Class A)," of the
City Specifications.
(b) Reinforcing Steel: All reinforcing steel shall conform to provisions of "Reinforcing
Steel," of the City Specifications.
(c) Membrane Curing Compound: All membrane curing compound shall conform,to the
provisions of Membrane Curing," of the City Specifications.
(d) Base Diameter: The minimum base diameter shall be eight (8") inches greater than
the outside diameter of the manhole.
(e) Cold Joints: A cold joint will be allowed should the manhole invert depth exceed
twelve (12') feet. One joint will be allowed per each twelve (12') feet of depth and
that joint shall be approved by the City.
(f) Backfill: No backfill shall be placed around the manhole until twenty-four (24) hours
after the pour has been completed.
(8) Throat rings shall be mortared between all bearing surfaces sufficient to provide a
minimum, in place, mortar thickness of one-quarter (1/4") inch. No more than six (6)
throat rings may be used on any manhole.
(9) Manhole Ring Encasement: All manhole rings shall be encased with non -reinforced
concrete as shown on the plan details or as approved by the City.
(10) Concrete for manhole ring encasements shall conform to the provisions of "Concrete
(Class B)," minimum. Manhole ring encasement shall extend six (6") inches below the
top of the cone and have a minimum width when measured at the manhole ring of one
(1') foot. The surface of the encasement shall be four and one-half (4-1/2") inches below
the top of the manhole ring.
(11) Where manholes are constructed in existing streets and where directed by the City, the
exterior exposed surfaces of the ring, mortar; throat rings and manhole surface shall be
coated with a one-eighth (1/8") inch minimum thickness of mastic or plastic prior to
placement of concrete.
d. Testing
(1) Hydrostatic Testing: Hydrostatic testing shall be conducted by plugging with approved
plugs all influent and effluent pipes in the manhole and filling the manhole to the top of
the manhole cone with water. Additional water may be added over a twenty four (24)
hour period to compensate for absorption and evaporate losses. At the conclusion of the
twenty four (24) saturation period the manhole shall be filled to the top of the manhole
i.l
' cone apd observed. A loss within a thirty (30) minute period shall be considered an
unsucdessful test.
(2) Vacuu''�n Testing:
(a) Gdneral. Manholes shall be tested after installation and prior to backfilling with all
connections (existing and/or proposed) in place. Lift holes shall be plugged with an
approved non -shrink grout prior to testing. Drop connections and gas -sealing
connections shall be installed prior to testing.
— (b) Test Procedure. The lines entering the manhole shall be temporarily plugged with
the plugs braced to prevent them from being drawn into the manhole. The plugs shall
be installed in the lines beyond drop connections, gas sealing connections, etc. The
test head shall be inflated in accordance with the manufacturer's recommendations.
A vacuum of ten (10") inches of mercury shall be drawn, and the vacuum pump will
be turned off. With the valve closed, the level vacuum shall be read after the
required test time. If the drop in the level is less than one (1) inch of mercury (final
vacuum greater than nine (9) inches of mercury), the manhole will have passed the
vacuum test. The required test time is determined from Table 14.
I'
(c) Acceptance. Manholes will be accepted with relation to vacuum test requirements if
they meet the criteria above. Any manhole, which fails the initial test, must be
repaired with a non -shrink grout or other suitable material based on the material the
manhole is constructed of. Manholes shall be repaired on the exterior surface only
-'I prior to backfilling. The manhole shall be re -tested as described above until a
successful test is made. After a successful test, the temporary plugs will be removed.
(d) Repairs to existing manholes. Any existing manhole, which fails to pass the vacuum
test, shall be closely examined by the City and the Contractor to determine if the
manhole can be repaired. Thereafter, the Contractor shall either repair or remove and
replace the manhole as directed. The manhole shall then be re -tested. The Owner
may elect to simply remove and replace the existing manhole with a new manhole.
D. 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 (50') foot stations of drainage ditches
d. The direction of storm drainage flow at each ditch intersection, the flow line elevations of
each drainage structure, and the flow line elevations of each sewer at each point of change,
each end, and at intervening gradients.
2. Flood Prone Areas
No plat in any subdivision, which is subject to flooding by rainfall based on a twenty (25) year
frequency, shall be approved until drainage facilities adequate to carry off such rainfall have been
50
ii
` provided. Lots in any subdivision subject to flooding by rainfall based on a frequency of twenty
(25) and one hundred (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 lines, 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.
I b. 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 two point
eight (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 three point seventy five (3.75) inches.
c. 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.
d. 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 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 twenty (25) year frequency and shall be subject
to the approval of the engineer.
e. 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.
f. 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 one to two (2:1).
g. Pipe - Pipe for storm drains shall be concrete in sizes as shown on the 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 C 14, 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,
I concrete pipe shall be ASTM C14 extra strength or ASTM C76, Class IV 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.
h. Concrete Drainage Channels - Concrete lined channels shall be designed based on a twenty
five (25) year flooding frequency and is subject to the approval of the City Engineer.
51
J
(1) Vertigal walls will be permissible in depths not to exceed two (2') feet unless properly
fenced or closed.
(2) Concrete lining shall extend one (1) foot beyond the height of the design flow line of the
chann�l. 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.
(3) Easements for concrete lined channels shall extend a minimum 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 twenty (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 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.
k. Alleyways - Alleyways may be designed on a five (5) year frequency to carry storm water
only from the lots within the block abutting the alley.
1. Weather Crossings - All weather crossings at streets shall be designed on a twenty (25) year
frequency.
in. 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 five (5) year frequency. Where streets are not
capable of carrying storm waters, drainage ditches or storm sewers shall be provided.
E. ELECTRICITY
_ Electric connections are to be installed according to standards of the local utility company and City
Codes. All electric lines shall be placed underground and in the front of properties, unless a variance
is granted by the City Council.
F. NATURAL GAS
Natural Gas connections are to be installed according to standards of the local utility company and
City Codes. All natural gas lines shall be placed underground and in the front of properties, unless a
variance is granted by the City Council.
G. TELEPHONE
Telephone connections are to be installed according to standards of the local utility company. All
telephone lines shall be placed underground and in the front of properties, unless a variance is granted
by the City Council.
H. STREET LIGHTS
Street lighting shall be provided by the developer and shall conform to the latest edition of the
Illuminating Engineering Society Handbook.
17
,r 52
I. TRAFFIC CONTROL SIGNS AND STREET SIGNS
All traffic control signs shall be provided and installed by the developer and shall conform to 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.
J. FLOOD REGULATION
The City shall review each proposed subdivision to assure that:
1. All proposals are consistent with the need to minimize flood damage.
2. All public utilities and facilities, such as sewage, gas, electrical and water systems are located,
elevated, and constructed to minimize or elevate flood damage.
3. Adequate drainage is provided so as to reduce exposure to flood hazards.
K. PENALTIES
1. Any violation of this ordinance shall be a Class C Misdemeanor punishable by a fine not to
exceed two thousand ($2,000.00) per violation. EACH DAY THE VIOLATION EXISTS
SHALL BE A SEPARATE OFFENSE.
2. 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.
L. SAVING CLAUSE
All rights or remedies of the City of Cibolo, Texas, are expressly saved as to any and all violations of
any zoning ordinance or amendments thereto, of said City of Cibolo, that have accrued at the time of
the effective date of this ordinance; and as to such accrued violation, the court shall have all the
powers that existed prior to the effective date of this ordinance; and that all existing or previous
zoning ordinances which would otherwise become non -conforming uses under this ordinance but
shall be considered as violations of this ordinance in the same manner that they were violations of
prior zoning ordinances of said city.
M. EFFECTIVE DATE
This ordinance shall be in full force and effect from and after final passage and publication of the
same as required by law.
PASSED, APPROVED, AND ADOPTED THIS 8th DAY OF April, 2003
U53
44 U
Charles Ruppert, Mayor
APPENDIX C
SCHEDULE OF
FEES AND PENALTIES
The following Schedule of Fee and Penalties shall be collected or charged
when the service indicated is
— requested or violation is confirmed. All fees are non-refundable unless noted. Fees are due prior to
service unless noted. Fees noted "As determined by the City Engineer" or
"As billed by the Professional"
are not subject to negotiation. Impact fees shall be charged per the most current Impact Fee Ordinance.
Ammd Supplwxnd OmM Modify (?Repeal A WPff iremmt (1lrRequeA)
$100.00
'y CmswctimlicenseFee
$100.00
Qnstructim Plans Review -I=d DNdopmad
$100.00
C ntribfim Fa Back -Up Ibuer For Lift Stations
$100.00/Id (1)
Qntnbutim In lieu MaquiringCmstructim OfARmdwny Imprrnanart
{4)
Copies OFOYdinanceFiles On tD 8 Files OrMae
$15.00
Copies OfCalivanceFiles On CD Up To 7 Files
$5,00
{ Copies OPlheCity ZmingNtq)- Fill Size(11"x1T)(HorMips
$25.00
Copies OFIhe QtyZoningMrp-Reduced Size (81)T" 11') HackAnd WoiteNhps
$5.00
— Future StmrseHaItelocation
{4)
MrilingCstOf VmianceRoquestOrChmipOrAmendmmtNotices:
1. For Each Utility CoWmy
$5.00
2. For Each Property Owner
$3.00
MnvspaperNoticeForAVarianceRequest
$50.00
Pmalty For SLlridttingFalse Infomatim In ARoquest For VarianceApplicatim
$2,000.00
Plats - Preliminary Plat (2)
$100.00
Plats - RdiminaryPlat Per ld Fee (2)
$5.00
Hats -RevisedPtelinoinary(2)
$50.00
Plats -Final Plats (2)
$50.00
Professional Fees Required RrARcquestFcr Variance As Med BITheProfessimal
PublieNdit-Cf-WayConstruction Painit
$100.00
RequeslingAPst-Qnstructim Variance(3)
$1,000.00
RequestingAR&Oonstntction Vxiance(3)
$100.00
UilityDdensim Fee On AProated )33sis
{4)
Zoning Verification
$10.00
ZoningPendingChange Sigt (3)
$15.00
Parkland DxHcaticn Requirmimts (perDadlitrgUnit)
Single-Farrtilyao*density)
$ZO A
TKo-Far* and NVAei oras (M xhum-Density)
$200.00
Milli-Family(nuethmttw)
$200.00
J(1)Q*for Total Iand D=1oprrent Involving 50 lets a Mxe
(2) The above fees shall be dinged on plats rcgfffflcss ofthe action W= bythe CIty
Planningand Zoning Oxnrassion and My elnmcil.
(3) Cbst per each
' (4) As determined by the Qty Engineer
When only one (1) plat is submitted as specified in Section V, Subsection E of this ordinance, the fees for
L a preliminary plat shall apply.
The above fees shall be charged on plats regardless of the action taken by the City Planning and Zoning
"i Commission and City Council.
54
IV DOC Q§J DWN10 11
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 full and just sum of $ (being ten
(10%) percent 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 20_; and
WHEREAS, under the provisions of the City of Cibolo Subdivision Ordinance, being Ordinance No.
passed and approved on the 8th day of April, 2003, 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 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
Ci of Cibolo subdivision ordinance and the amendments thereto if any, for the period of one 1
Cityp ()year after the
acceptance of the construction thereof by the City Council of the City of Cibolo, or until said improvements have
been accepted (final) by the City Council of Cibolo, then this obligation shall be void: otherwise, 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
20_
Subdivider and Principal
Surety
By:
APPROVED AND ACCEPTED, THIS THE _ DAY OF 20
�j
CITY OF CIBOLO
BY:
TITLE:
it
55
Attorney
EDIT B
PART
IJ DEVELOPER PETITION FOR PRELINIINARY ACCEPTANCE OF PUBLIC IMPROVEMENT(S),
NO.
STATE OF TEXAS
COUNTY OF GUADALUPE
CITY OF CIBOLO
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. A. Attached hereto as Exhibit "C" is a true and correct copy of the itemized construction costs of the above
described project (s). Construction was accomplished by (Contractor) at a
total cost of $
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 20
Subdivider and Principal
Surety By:
Attorney in Fact
APPROVED AND ACCEPTED, THIS THE day of 20
CITY OF CIBOLO
BY:
TITLE:
56
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) (Owner)
By
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 MINUTE BOOK NUMBER PAGE . DATED
THE DAY OF, 20_ AD
CITY SECRETARY
Original - City
Duplicate - Owner
T.ti.a„-..P _ r;,
57
MAYOR, CITY OF CIBOLO, TEXAS
3'
CONSTRUCTION DRAWINGS
ALLEYS
PUBLIC AND PRIVATE SECTOR
ALLEYS - COMMERCIAL
PAVEMENT 165 LBS. PER SQ. YD. MIN.
0"'O 7p INVERTED CROS
�SUBGRADE -90% COMPACTED DENSITY
COMPACTED BASE" -95% COMPACTED DENSITY
ALLEYS -APARTMENT
PAVEMENT 165 LBS. PER SQ. YD. MIN.
0" TO 7" INVERTED CROWN
�SUBGRADE - 90% COMPACTED DENSITY
COMPACTED BASE• -95% COMPACTED DENSITY
ALLEYS - SINGLE -FAMILY RESIDENTIAL
PAVEMENT 165 LBS. PER SQ. YD. MIN.
0" TO 7" INVERTED CROWN
\ �SUBGRADE-90% COMPACTED DENSITY
COMPACTED BASE• -95% COMPACTED DENSITY J
'COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BYTHE PAVEMENT
DESIGN SECTION OF THIS ORDINANCE
58
J i
CITY OF CIBOLO
CURB AND GUTTER DETAIL
59
TYPICAL DRIVEWAY APPROACH DETAIL
(WHERE SIDEWALK DOES NOT ABUT CURB)
74
m V.c c e I c pa
Cr -
�.: o _ .. _. W u �. .-a •. �. .. _ � " : o0.
TYPICAL DRIVEWAY APPROACH DETAILS
(WHERE SIDEWALK ABUTS CURB)
(PANSION
JOINT
CONCRETE DRIVEWAY
i./ APPROACH
Sl0—F+U OM
0
12:1 FAXIMUM
61
I
'L
ALTERNATIVE GEOMETRIC
ALIGNMENT DESIGN FOR LOCAL STREETS
The point of radius may be relocated along
the lines indicated by letters on the figure
below (point AX, AY and AZ).The point of
radius shall not exceed fifteen (15) feetfrom
point "A The point of radius is shifted along
the street centerline (Point AX and AZ), a
site pian detailing lot siting, driveway location
and onstreet parking considerations shall be
submitted to the City Engineerwho will make
a recommendation to the Planning Commission
regarding the safety of the proposed flare.
62
rum 02% outside
on flare. In a manner
wed by the City Engineer.
FIGURE 1
15%
%
hii
Gr
imum
de 10%or�.ess
n lhA
proach
hia
Re
imum I
trlcted
englha
irade
%
I
I
I
1
% 100
200
300
41
U--5
M 600
00 000
900
101
Approach Grade Length, or Restrlded Grade Length
1124
63
IO
VISION CLEARANCE
off(+TJ�4'rjC.0{¢�i. µn
L PAVEMENT EDGE OR CURB CAN BE
TRANSITION AS SHOWN OR WTTH
REVERSE CURVE.
M MAX oft
25'
NOTES:
CROSS SECTION 1, NO WALL, STRUCTURE, FENCE OR
LANDSCAPING SHALL BE PLACED IN
SHADED AREA WHICH OBSTRUCTS VISION
ORTHAT EXCEED 2.5 FEETABOVE
NEAREST PAVEMENT SURFACE.
REI
TARON
,AR TEE
RIAL
STREET
2.5-
50, ON
ARTERIAL
STREET
L.
MARGINAL ACCESS STREET CROSS SECTIONS
.'i
MARGINAL COMMERCIAL ACCESS STREET
40.0 ROW
/ ' SUBGRADE-90°% COMPACTED DENSITY \
-COMPACTED BASE' -95°% COMPACTED DENSITY
PAVEMENT, 165 LBS. PER SQ. YD. MIN.
SOIL MAX. SLOPE= V PER FT. & MIN SLOPE =114" PER FT.
WALK MIN SLOPE= 114" PER FT.
MARGINAL RESIDENTIAL ACCESS STREETS
40.0 ROW
s.F..`t 7N .;`. y'; r+K. �F,=�•;::in:r^:�I `°s��.Yr�
SUBGRADE- 9000MPACTED DENSITY
COMPACTED BSE '-95°%COMPACTED DENSITY
PAVEMENT 165 LBS. PER SQ. YD. MIN.
SOIL MAX. SLOPE= V PER FT. & MIN SLOPE =114" PER FT.
,r
u
` COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT
DESIGN SECTION OF THIS ORDINANCE.
�J
J
-f 65
R=MI2
WHERE STREET INTERSECTS
A PRIMARY ARTERIAL
MEDIAN NOSE DESIGN
OFFSET
WED R 1
INCRETE
CONCRETE SIDWALK
fTEM 502A
"B"CONCRETE
VI FT. SLOPE TO CURB -
I
HET AOTRHAN PRIIMARYRARTERIiLL
CUSHIONWELDED WIRE FLAT SHEETS,
ORP REBARpg� 18" OCEN
CENTER® IN JLAB OR6 X 6
96 WIRE MESH
m
t
1 �
lJ
�I
STANDARD STREET CROSS SECTIONS
67
(PUBLIC AND PRIVATE SECTOR)
SECONDARY ARTERIAL STREET
SIP R.O.W.
12.0'
12.0' 12.0'
14.0
12.0'
14.0'
PARKWA
PAVING PAVING
DIVID
PAVING PAVING
PARK%
i
iyv �
�
J
7050-05Grh..V,y�R$,9�+R.
SUBGRADE - 90% COMPACTED DENSITY
u
OMPACTED BASE' -95%COMPACTED DENSffY
PAVEMENT 165 LBS. PER SQ. YD. MIN.
SOIL MAX SLOPE 1" PERFT.
'I
MIN SLOPE Y.' PER FT.
WALK MIN. SLOPE %" PER FT.
PRIMARY ARTERIAL STREET
,-
110' RO.W.
14.0'
12.0'
12.01 12.0' 14.01
0' 12.0'
T
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PARKWAY
PAVING
PAVINGr PAVING DIIII
pAVING PAVING
PA
2'000RSE ASPHALT
( k
MIN. SLOPE SURFACE TREATMENT 7"CURB
I
%s" PER FT. 4"I FLEXIBLE BASE EXPOSURE
TY . TYR
SUBGRADE - 90"/ COMPACTED DENSITY
u
COMPACTED BASE' - 960A COMPACTED DENSITY -
PAVEMENT -
PAVEMENT 165 LBS. PER Sq. YD. MIN.
SOIL SL0PE 1° PER FT.
MIN SLOPE %" PER FT.
j
- WALK MIN. SLOPE Y." PER FT.
Note: EXACT SIDEWALK LOCATION IN THE PARKWAY SHALL BE AS DETERMINED BY THE CITY ENGINEER.
-COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT DESIGN OF THE
`
ORDINANCE
1
1 '
1 f
I` J
1 �
lJ
�I
67
.J
STANDARD STREET CROSS SECTIONS
I LOCAL TYPE "A" STREET
PAVING
7" CURB EXPOSURE
4" CROWN
SURG E-90% COMPACTED DENSITY
COMPACTED BASE -95% COMPACTED DENSITY
PAVEMENT -165 LBS. PER SQ. YD, MIN
SOIL -MAX. SLOPE OF W PERFT.
WALK -MIN. SLOPE OF Yr° PER FT.
E e � Y • ' r�.'SI�rl3i.9€oilY
PAVING
7" CURB EXPOSURE
4" CROWN
SUBGRADE-90% COMPACTED DENSITY
COMPACTED BASE -95% COMPACTED DENSITY
PAVEMENT -165 LBS. PER SQ. YD. MIN
SOIL- MAX. SLOPE OF W' PER FT.
WALK- MIN. SLOPE OF Yd' PER FT.
COLLECTOR STREET
PAVING
7" CURB EXPOSURE
5" CROWN
SUBGRADE-90% COMPACTED DENSITY
COMPACTED BASE — 95% COMPACTED DENSITY
PAVEMENT -165 LBS. PER SQ. YD. MM
SOIL- MAX. SLOPE OF Ya" PER FT.
WALK- MIN_ SLOPE OF W1 PER FT.
/3'1
i
i
V
Note: *COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT
;J DESIGN SECTION OF THIS ORDINANCE
CURB OR
PAVEMENT
TYPICAL INTERSECTION DIVIDER
PAVEMENT EDGE OR CURB CAN BE
TRANSITION AS SHOWN OR WITH -
REVERSE CURVE
NOTES
(1) Median width shall normally be 14'.
(2) Median widths other than 14' shall be
approved by the Director of Public Works
(3) Divider shall be constructed with'the materials
as specified by the Director of Public Works
EOGE
25'
L VARIABLE I (BEE FOLLOWING
MINIMUM OFFSET
FIGURE)
SEE NOTES
FOR WIDTH
N2 W1
•rW
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TYPICAL N RUP
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UADDRA
UIDSSING TI
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TYPE 'A'
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TYPICAL DRIVEWAY DETAILS ar
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sErnON AA^ SECTION "C.C"
70
•r v..r NOTES:
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WHEELCHAIR RAMP DETAILS
uaw:vc
TYPICAL SIDEVVAIJ( RAMP
TYPE "A"
Concrete sidewalk
PARKWAYGRASS
WCL SIB
TYPEWAL
RAMP
UKUtRANG
0
71
SECTION "C -V'
LSECTION D -D
See Note #3
D
R
TYPICAL SIDEWALK RAMP
4'-0"
MAXIMUM 1:10 SLOPE ON EACH FLARE
GROOVE W APART W DEEP
a
- MACHINE
LAID CURB
72
4'-0" 3
SECTION " A - A "
SECTION " B - 8 "