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ORDINANCE NO. 9 6 6
AN ORDINANCE BY THE CITY COUNCIL OF THE CITY OF CIBOLO, TEXAS,
THAT REPLACES APPENDIX B (SUBDIVISION) OF THE CITY OF CIBOLO CODE
OF ORDINANCES WITH A UNIFIED DEVELOPMENT CODE THAT CODIFIES
CITY OF CIBOLO ORDINANCE NO. 590 (SUBDIVISION ORDINANCE),
ORDINANCE NO. 635 (PLUMBING), ORDINANCE NO. 638 (TREE PRESERVATION),
ORDINANCE NO. 662 (DRAINAGE CONSTRUCTION STANDARDS), ORDINANCE
NO. 674 (CONSTRUCTION STANDARDS), ORDINANCE NO. 683 (SUBMITTAL
REQUIREMENTS), ORDINANCE NO. 686 (DESIGN & CONSTRUCTION
STANDARDS), ORDINANCE NO. 687 (PUBLIC IMPROVEMENTS), ORDINANCE NO.
756 (UPDATED SUBDIVISION ORDINANCE), ORDINANCE NO. 866 (WATER,
SANITARY SEWER AND DRAINAGE IMPACT FEES), 881 (TRANSPORTATION
IMPACT FEES), AND ORDINANCE NO. 953 (LANDSCAPING AND BUFFERING)
PROVIDING: POLICIES AND PROCEDURES AS ALLOWED UNDER THE TEXAS
LOCAL GOVERNMENT CODE; PROVIDING OTHER PROVISIONS RELATING TO
THE SUBJECT; PROVIDING FOR THE ADMINISTRATION, ENFORCEMENT, AND
AMENDMENT THEREOF; PROVIDING A SAVINGS CLAUSE AND FOR THE
REPEAL OF ALL OTHER ORDINANCES IN CONFLICT HEREWITH;
PRESCRIBING A PENALTY FOR VIOLATIONS AND ESTABLISHING EACH DAY
OF SUCH VIOLATION AS A SEPARATE OFFENSE; PROVIDING FOR
SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, §212 of the Texas Local Government Code empowers the City of Cibolo to
establish, administer, enforce and amend Subdivision Regulations; and
WHEREAS, the City Council of the City of Cibolo, Texas deems it necessary for the purposes
of the community health, safety and welfare to enact such an ordinance; and
WHEREAS, the City Council of the City of Cibolo, Texas, adopted a Subdivision Ordinance by
adopting Ordinance 590, and subsequently amended Ordinance 590 by adopting Ordinance 756;
and
WHEREAS, the City Council of the City of Cibolo, Texas, adopted all of the ordinances
described in the Preamble of this ordinance that relate to, or reference, the Subdivision
Ordinance; and
WHEREAS, the City Council of the City of Cibolo, Texas, has determined that the City of
Cibolo Code of Ordinances has been codified include, as Appendix B, Ordinances 590 and 756,
and that none of the other existing ordinances described in the Preamble of this ordinance that
relate to, or reference, the Subdivision Ordinance and that are in effect, have been codified into
the City of Cibolo Code of Ordinances; and
WHEREAS, the City Council of the City of Cibolo, Texas has determined that is in the best
interests of the City of Cibolo to codify all ordinances that are currently in effect and that pertain
to land development in the City of Cibolo into a single unified development code; and
WHEREAS, the City Council of the City of Cibolo, Texas, through the adoption of a unified
development code, is not creating any new development regulations that will effect land
development, but instead will simplify the land development process and help to ensure that all
land development regulations previously adopted by the City of Cibolo City Council will be fully
enforced.
NOW THERFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
CIBOLO, TEXAS,THAT:
SECTION 1.
REPEAL AND ADOPTION
(a) The following enacted sections of the City of Cibolo Code of Ordinances are hereby
repealed: Appendix"B" Subdivision.
(b) City of Cibolo Code of Ordinances Appendix B shall read as follows in attached "Exhibit
A."
SECTION 2.
SEVERABILITY
If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held to
be invalid, such decision shill not affect the validity of the remaining portions of this ordinance;
and
SECTION 3.
REPEAL
All ordinances or parts of ordinances in conflict with any of the provisions of this ordinance are
hereby repealed insofar as the same is in conflict with the provisions hereof; and
SECTION 4.
SAVINGS
All rights or remedies of the City of Cibolo, Texas, are expressly saved as to any and all
violations of any Subdivision Ordinance or amendments thereto, or to any of the other City of
Cibolo Ordinances described in the Preamble of this ordinance as being codified into this Unified
Development Code 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 Subdivision
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 were violations of prior
Subdivision Ordinances, and any of the related development ordinances that were described in
the Preamble of this ordinance of said city; and
SECTION 6.
EFFECTIVE DATE
This Ordinance shall be effective upon the approval of the City Council of the City of Cibolo,
Texas.
PASSED AND APPROVED this 8th day of March 2011.
SIGNED:
J Ter I an, Mayor
City of Cibolo, Texas
ATTEST:
Peggy Cimics, City Secretary
City of Cibolo, Texas
EXHIBIT A
City of Cibolo
Code of Ordinances
APPENDIX B
Unified Development Code
Unified Development Code
City of Cibolo
UNIFIED DEVELOPMENT CODE
February 22, 2011
The City of Cibolo Unified Development Code is comprised of the below ordinances adopted by the City of
Cibolo City Council. The purpose of the Unified Development Code is to codify all of these ordinances into
a unified document in the City of Cibolo Code of Ordinances.
Ordinance No.590 April 3,2003
Ordinance No. 635 March 23,2004
Ordinance No. 638 April 27,2004
Ordinance No. 662 January 25,2005
Ordinance No. 674 April 26,2005
Ordinance No. 683 June 28,2005
Ordinance No. 686 August 23,2005
Ordinance no.687 August 23,2005
Ordinance No. 756 August 8,2006
Ordinance No.866 August 12,2008
Ordinance No.881 December 9,2008
Ordinance No.953 October 26,2010
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TABLE OF CONTENTS
ARTICLE 1 SUBDIVISION REGULATIONS 6
SECTION I GENERAL PURPOSE 6
SECTION II INTERPRETATION,CONFLICT,SEPARABILITY,&VESTED RIGHTS 6
A. Interpretation, Conflict and Separability 6
B. Vested Rights Petition 6
C. Petition Requirements 7
D. Processing of Petition and Decision 7
E. Action on Petition and Order 8
F. Criteria for Approval 9
G.Application Following Relief Order 9
H. Expiration 9
SECTION III PURPOSE AND JURISDICTION 9
A. Purpose of Regulations to Control Subdivision of Land 9
B. Jurisdiction 10
C. Plumbing 10
SECTION IV APPLICATION PROCESS 10
A. Size of Development Required to Submit Plans 10
B. Approval of City Required for Subdivision of Land 10
C. No Improvements Allowed Without City Approval 10
D. No Street Number/Building Permit Issued Without Compliance 11
E. Warranty 12
F. Landscaping and Buffering Required 12
SECTION V PROCESSING PROCEDURE 12
A. Pre-Application Procedure 12
B. Statutory Procedures 13
C. Procedures and Submission Requirements for Land Study Approval 17
D. Procedures and Submission Requirements for Preliminary Plat Approval 20
E. Procedures and Submission Requirements for Final Plat Approval 25
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SECTION VI DEDICATION OF PARKLANDS 33
A. Definitions 33
B. Criteria for Parkland Dedication 34
C. Criteria for Contributions in Lieu of Parkland 35
SECTION VII SURVEY REQUIREMENTS 37
A. Placement of Monuments 37
B. Benchmarks 37
C. Lot Markers 37
D. Geographic Position 37
SECTION VIII RESERVATIONS 37
A. Permitted Purposes 37
B. Designation of Plat 38
C. Schools 38
SECTION IX VARIANCES 38
SECTION X AS-BUILT DRAWINGS 38
SECTION XI PENALTIES 38
A. Violation of Any Provision of this Ordinance 38
B. Other Legal Remedies 38
SECTION XII ADMINISTRATIVE RULES 39
A. Authority 39
B. Adoption 39
C. Administration Rules May Contain 39
D. Amendments to Administrative Rules 39
E. Appeal of Determination 39
SECTION XIII DEFINITIONS 40
APPENDIX A LANDSCAPING AND BUFFERING REQUIREMENTS 42
1.0 Purpose 42
2.0 Installation and Maintenance 42
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3.0 General Landscaping Requirements 43
4.0 Landscape Installation Required 44
5.0 Parking Lot Landscaping 44
6.0 Landscape Plan Required 45
7.0 Non-Residential and Multi-Family Landscape Buffer Requirements 46
8.0 Existing Tree Credits 46
9.0 Improvements in the Public Right-of-Way 47
10.0 Approved Landscaping Plant List 47
11.0 Variances 51
12.0 Enforcement 51
ARTICLE 2 TREE PRESERVATION 52
1.0 Definitions 53
2.0 Replacement and Protection of Existing Trees 54
2.01 Tree Removal Permit 54
2.02 Tree Preservation Plan 54
2.03 Tree Protection and Planting 55
3.0 Fees for Permits 56
4.0 Penalty 56
5.0 Authorized Tree Species 56
ARTICLE 3 DESIGN STANDARDS 58
A. Purpose 58
B. Classification &Section 58
C. Standards for Residential Lots 58
D. Zoning District Lot Design Specification and Design Requirements 59
E. Standards for Residential Blocks 66
F. Easements 64
G. Right-of-Way and Pavement Widths 64
H. Horizontal Design Requirements 68
I. Vertical Design Requirements 70
J. Pavement Design 71
K. Bridges and Other Structures 73
L. Traffic Impact Analysis 74
M. Other Street Design Standards 76
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ARTICLE 4 CONSTRUCTION STANDARDS 80
A. Purpose 80
B. Water System 80
C. Sanitary Sewer System 83
D. Drainage and Storm Sewers 88
E. Electricity 92
F. Natural Gas 93
G. Telephone 93
H. Street Lights 93
I. Traffic Control Signs and Street Signs 93
J. Flood Regulation 93
K. Warranty Bond, Preliminary/Final Acceptance Exhibits 94
L. Standard Construction Drawings 100
ARTICLE 5 IMPACT FEES 114
A. Drainage Impact Fee Program 114
B. Water Impact Fee Program 114
C. Wastewater Impact Fee Program 115
D. Transportation Impact Fee Program 119
E. Water System Master Plan 120
F. Waste Water System Master Plan 134
G. Drainage Capital Improvement Plan 147
H. Transportation Capital Improvements Plan &Impact Fee Determination 155
ARTICLE 6 ZONING REGULATIONS 219
(Reserved) 219
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ARTICLE 1 SUBDIVISION REGULATIONS
SECTION I
GENERAL PURPOSE
This ordinance shall govern every person, firm partnership, association, corporation, limited liability
corporation, or other legal entity owning any 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
tract of land into two (2) or more parts for the purpose of laying out any subdivision or any tract of land or
building lots or any lots, and streets, alleys or parks or other portions intended for public use or the use of
purchasers or owners of lots fronting thereon or adjacent thereto.
SECTION II
INTERPRETATION,CONFLICT,SEPARABILITY AND VESTED RIGHTS
For purposes of determining a vested rights petition, no vested rights accrue solely from the filing of an
application that has expired or rejected as incomplete pursuant to this section, or from the filing of a
complete application that is subsequently denied.
A. INTERPRETATION, CONFLICT AND SEPARABILITY
1. Interpretation. In their interpretation and application, the provisions of these
regulations shall be held to be the minimum requirements for the promotion of the
public health, safety and general welfare. These regulations shall be construed
broadly to promote the purposes for which they are adopted.
2. Conflict with other laws. These regulations are not intended to interfere with,
abrogate, or annul any other ordinance, rule or regulation, statute or other
provision of law except as provided in these regulations. Where any provisions of
these regulations imposes restrictions different from those imposed by any other
provision of these regulations, or other provision of law, the provision which is more
restrictive or imposes higher standards shall control.
3. Separability. If any part or provision of these regulations or the application of these
regulations to any person or circumstances is adjudged invalid by any court of
competent jurisdiction, the judgment shall be confined in its operation to the part,
provision,or application directly involved in the controversy in which the judgment
shall be rendered and it shall not affect or impair the validity of the remainder of
these regulations or the application of them to other persons or circumstances.
The council hereby declares that it would have enacted the remainder of these
regulations even without any such part, provision, or application which is judged
to be invalid.
4. Determination of vested rights.
B. VESTED RIGHTS PETITION
1. A qualified party shall be required to file a vested rights petition to determine
whether one or more standards of these subdivision and property development
regulations should not be applied to a preliminary or final plat application by
operation of state law, or whether certain plats are subject to expiration.
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2. Applicability. A vested rights petition may be filed with an application for a
preliminary or final plat application. A vested rights petition also may be filed to
prevent expiration of certain plats pursuant to this chapter.
3. Effect. Upon granting of a vested rights petition in whole or in part, the plat
application shall be decided in accordance with the standards specified in the
relief order based on prior subdivision requirements or development standards, or
the approved plat otherwise subject to expiration shall be extended.
C. PETITION REQUIREMENTS
1. Who may petition? A vested rights petition may be filed by a property owner or
the owner's authorized agents, including the applicant, with a preliminary or final
plat application, or by the holder of a plat subject to expiration pursuant to this
chapter.
2. Form of petition. The vested rights petition shall allege that the petitioner has a
vested right for some or all of the land subject to the plat application under Texas
Local Government Code, chapter 245 or successor statute, or pursuant to Texas
Local Government Code,section 43.002 or successor statute,that requires the City
to review and decide the application under standards in effect prior to the
effective date of the currently applicable standards. The petition shall include the
following information and documents:
(a) A narrative description of the grounds for the petition;
(b) A copy of each approved or pending development application which is
the basis for the contention that the City may not apply current standards
to the plat application which is the subject of the petition;
(c) The date of submittal of the plat application, or of a development plan
pursuant to which the plat was subsequently filed, if different from the
official filing date established under this chapter;
(d) The date the project for which the application for the plat was submitted
was commenced;
(e) Identification of all standards otherwise applicable to the plat application
from which relief is sought;
(f) Identification of the standards which the petitioner contends applies to
the plat.application;
(g) Identification of any current standards which petitioner agrees can be
applied to the plat application at issue;
(h) A copy of any prior vested rights determination by the City involving the
same land;and
(i) Where the petitioner alleges that a plat subject to expiration under this
chapter should not be terminated, a description of the events, including
any plat or other development applications on file that should prevent
such termination.
3. Time for filing petition. A vested rights petition shall be filed with a plat application
for which a vested right is claimed, except that the petition may be filed before
the date of expiration of a plat subject to expiration as provided herein.
D. PROCESSING OF PETITION AND DECISION
1. Responsible official.The responsible official shall process the vested rights petition.
A copy of the petition shall be forwarded to the City attorney following
acceptance.
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2. Decision by commission. On petition the planning and zoning commission shall
render a decision on the vested rights petition in conjunction with its decision on
the plat application, based upon the report and recommendation of the
responsible official.
3. Appeal of decision on petition.. The petitioner or any interested person may
appeal the commission's decision on the vested rights petition within ten (10)
working days of the date of such decision to the City council. An appeal under
this subsection stays acceptance of filing of any related development
applications.
4. Decision by City council.The City council on appeal shall decide the vested rights
petition. The request must be accompanied by a waiver of the time for decision
on the plat application imposed under these subdivision and property
development regulations pending decision by the council,which shall stay further
proceedings on the application. The council shall decide the petition, after
considering the responsible official's report and the decision by the planning and
zoning commission within thirty (30) calendar days of receipt of the notice of
appeal.
E. ACTION ON PETITION AND ORDER
1. Action on the petition. The decision-maker on the vested rights petition may take
any of the following actions:
(a) Deny the relief requested in the petition, and direct that the plat
application shall be reviewed and decided under currently applicable
standards;
(b) Grant the relief requested in the petition, and direct that the plat
application shall be reviewed and decided in accordance with the
standards contained in identified prior subdivision and property
development regulations;or
(c) Grant the relief requested in part, and direct that certain identified current
standards shall be applied to the plat application, while standards
contained in identified prior subdivision and property development
regulations also shall be applied;or
(d) For petitions filed pursuant to this chapter, determine whether the
approved plat should be terminated, or specify the expiration date or the
conditions of expiration for such plat.
2. Order on petition. The responsible official's report and each decision on the
vested rights petition shall be memorialized in an order identifying the following:
(a) The nature of the relief granted,if any;
(b) The approved or filed plat application(s) or other development
application(s) upon which relief is premised under the petition;
(c) Current standards which shall apply to the plat application for which relief
is sought;
(d) Prior standards which shall apply to the plat application for which relief is
sought,including any procedural standards;
(e) The statutory exception or other grounds upon which relief is denied in
whole or in part on the petition;
(f) For petitions filed pursuant to this chapter, determine whether the
approved plat should be terminated, and specify the expiration date or
the conditions of expiration for the plat.
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F. CRITERIA FOR APPROVAL
The decision-maker shall decide the vested rights petition based upon the following
factors:
1. The nature and extent of prior plat or other development applications filed or
approved for the land subject to the petition;
2. Whether any prior vested rights determinations have been made with respect to
the property subject to the petition;
3. Whether any prior approved applications for the property have expired or have
been terminated in accordance with law;
4. Whether any statutory exception applies to the standards in the current subdivision
and property development regulations from which the applicant seeks relief;
5. Whether any prior approved plat or other development applications relied upon
by the petitioner has expired;
6. For petitions filed pursuant to this chapter, whether any of the events preventing
expiration have occurred.
G. APPLICATION FOLLOWING RELIEF ORDER
Following the City's final decision on the vested rights petition, the property owner shall
conform the plat application for which relief is sought to such decision. If the plat
application on file is consistent with the relief granted on the vested rights petition, no
revisions are necessary. Where proceedings have been stayed on the plat application
pending referral of the vested rights petition to the City council, proceedings on the
application shall resume after the City council's decision on the vested rights petition.
H. EXPIRATION
Relief granted on a vested rights petition shall expire on occurrence of one of the following
events:
1. The petitioner or property owner fails to submit a required revised plat application
consistent with the relief granted within thirty (30) days of the final decision on the
petition;
2. The plat application for which relief was granted on the vested rights petition is
denied under the criteria made applicable through the relief granted on the
petition;or
3. The plat application for which relief was granted on the vested rights petition
expires
SECTION III
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.
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B. JURISDICTION
The territorial jurisdiction of this ordinance shall include all land located within the
corporate limits of the City of Cibolo and all land located within the extraterritorial
jurisdiction (ETJ) of Cibolo, as provided under the Municipal Annexation Act. The City of
Cibolo has reached an intergovernmental agreement with Guadalupe County and the
City shall be the controlling authority in the ETJ of the City.
C. PLUMBING
All plumbing work performed in areas served by the City of Cibolo water or sewer systems
shall be performed in accordance with the City of Cibolo ordinances and applicable
State Plumbing Laws as authorized by Texas Local Government Code, Chapter 42. All
work performed shall be inspected and approved by the city plumbing inspector.
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 City of Cibolo as allowed by law under the (Texas Local Government
Code, §212). Violations shall be punishable pursuant to this ordinance.
C. NO IMPROVEMENTS ALLOWED WITHOUT CITY APPROVAL (Ord.687)
1. 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 of Cibolo and the County Clerk.
Furthermore, no plat of a subdivision shall be filed in the office of the County Clerk
without official approval as required by this Ordinance. Such approval shall be
entered in writing on the plat.
2. No construction work shall begin on the improvements in a proposed subdivision
prior to approval of the final plat by the City as specified by this Ordinance. No
excavation, grading or site clearing activities shall occur prior to approval of the
final plat and the construction plans. However, limited/preliminary grading or site
preparation activities (i.e. excavation, filling, tree removal/clearing, etc.) may be
authorized by the City Manager at his/her discretion upon recommendations by
the City Engineer and the City Infrastructure Compliance Manager provided that:
a. such request is submitted in writing and signed by the property owner and
said request states that the property owner assumes all responsibility and
liability relating to the proposed work;
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b. such activities will not be detrimental to the public health, safety or
general welfare;
c. such activities are within the area of an approved preliminary plat and all
applicable conditions or stipulations relating to the preliminary plat
approval have been met;
d. engineering and construction plans have been submitted and approved
by the City Engineer and Infrastructure Compliance Manager prior to the
commencement of the construction work;and
e. Site Development Permit meeting the standards specified in 3. except for
subparagraph 3.b.1 below have been met.
3. A Site Development Permit is required from the City of Cibolo prior to beginning
any work in the City or the extraterritorial jurisdiction that affects erosion control,
storm drainage, vegetation or tree removal, grading or excavation. Said permit
shall be subject to the following:
a. All contractors participating in the proposed work shall be required to
meet with the City for a preconstruction conference to discuss the project
prior to release of a Site Development Permit and before any filling,
excavation, clearing and/or removal of vegetation and trees is
performed.
b. Prior to authorizing the release of a Site Development Permit, the City
Engineer and Infrastructure Compliance Manager shall be satisfied that
the following conditions have been met:
(1) The final plat has been approved by the City in accordance with
this ordinance;
(2) All required construction documents are completed and
approved by the City Engineer and the Infrastructure
Compliance Manager;
(3) All necessary off-site easements and/or dedications required for
public infrastructure have been conveyed solely to the entity for
which the improvements are to be dedicated with the proper
signatures attached. The original documents and the
appropriate filing fees shall be returned to the Infrastructure
Compliance Manager prior to approval and release of the
engineering plans;
(4) All contractors participating in the construction work have been
presented with a set of approved plans bearing the stamp of
release by the City Engineer and Infrastructure Compliance
Manager (at least one set of these plans shall remain on the job
site at all times);
(5) A complete list of the contractors, their representatives on the
site, and telephone numbers where a responsible party may be
reached at all times must be submitted to the Infrastructure
Compliance Manager;and
(6) All applicable fees have been paid to the City.
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.
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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 to the City.
F. LANDSCAPING AND BUFFERING REQUIRED
The Landscaping and Buffering requirements contained in Appendix A of this ordinance
shall apply to all new non-residential construction and multi-family construction other than
duplex uses in the City of Cibolo and the City of Cibolo Extraterritorial Jurisdiction.
a. The standards and criteria contained within this subsection are deemed to be
minimum standards and shall apply to all new construction or any construction that
increases the existing square footage of a structure by more than thirty percent (30%).
The provisions of this subsection shall be administered and enforced by the Zoning
Administrator or his/her designee. The landscape standards in this subsection apply to
nonresidential developments, including uses such as schools and churches within a
residential zoning district(s).
b. If at any time after the issuance of a Certificate of Occupancy and/or a Site
Development Permit, the approved landscaping is found not to be in conformance
with the standards and criteria of this subsection, the Zoning Administrator, or his/her
designee, shall issue written notice to the property owner, citing the violation and
describing the action(s) required to comply with this subsection. The owner, tenant or
agent shall have thirty (30) days from date of said notice to establish/restore the
landscaping as required. If the landscaping is not established or restored within the
allotted time, then such person shall be in violation of this Ordinance.
c. Only that portion of a lot, tract or parcel being developed shall be required to meet
these landscape requirements.Those portions of a lot,tract or parcel to be developed
at a later time shall be required to meet the landscape requirements in effect at the
time of their development.
d. Pad site developments: Pad site developments or ground lease developments shall be
required to provide landscaping in accordance with the interior landscape
requirements herein.
e. Expansions of Paved Areas: Any expansion or reconfiguration of paved areas shall
comply with all requirements herein.
SECTION V
PROCESSING PROCEDURE
A. PRE-APPLICATION PROCEDURES
(1) The applicant(s) should avail themselves of the advice and assistance of the City
officials and should consult early and informally with the City Manager, City
Engineer, the Chief Building Official, the City Planner, the Subdivision Infrastructure
Compliance Manager, and other designated administrative officers as
determined by the City of Cibolo before preparing any application pursuant to
this Ordinance in order to save time and money and to avoid unnecessary delays.
2. Prior to formal application for approval of any submission pursuant to this
Ordinance, the applicant(s) or (s) shall request and attend a pre-application
conference with the City of Cibolo Development Review Committee in order to
become familiar with the City's Master Plan, development regulations, and
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development/subdivision process. At the pre-application conference, the
applicant may be represented by his/her land planner,engineer,and/or surveyor.
B. STATUTORY PROCEDURES
1. Land Use and Zoning Requirements
a. Within the City's Corporate Limits
(1) A property within the City's corporate limits that is being proposed
for platting must be properly zoned for the proposed use(s) before
an application for acceptance of any preliminary or final plat
can be accepted by the City of Cibolo.
(2) The proposed development layout/subdivision design shown on
any preliminary or final plat must be in conformance with all
standards and requirements prescribed in the City's Zoning
Ordinance, as amended, before any preliminary or final plat can
be approved by the City of Cibolo.
(3) Non-compliance with the requirements of the zoning district in
which the subject property is located or lack of proper zoning for
the uses proposed on a land study, preliminary or final plat shall
constitute grounds for denial of same.
b. Within the City's Extraterritorial Jurisdiction
(1) Property located inside the City's extraterritorial jurisdiction is
required to file an application and process all plats through the
City of Cibolo.
(2) Such plats are required to conform to this subdivision ordinance
and any required codes adopted by the city as allowed by
L.G.C.§ 212.003.
(3) The city is entitled to appropriate injunctive relief in district court to
enjoin a violation of municipal ordinances or codes applicable in
the extraterritorial jurisdiction.
2. Classification of Subdivisions and Additions
a. Before any land is platted the property owner shall apply for and secure
approval of a final subdivision plat in accordance with the following
procedures, unless otherwise provided within this Ordinance. Subdivision
plats are classified as major or minor, depending on the number of lots to
be created and upon whether or not any public improvements will be
required to develop the property.
(1) Minor Subdivision (L.G.C.§ 212.004)
(a) Minor subdivisions shall create no more than four (4) lots
and every lot within a minor subdivision shall already be
served by all required utilities, streets, and services
pursuant to this and all other applicable Ordinances of
the City of Cibolo.
(b) Subdivision of a lot(s) previous platted and recorded with
the County of record may not utilize the minor plat
process.
(c) If the development of any lot within the proposed
subdivision will require dedication of right-of-way, the
construction of a new street (or portion thereof), a public
improvement (water line, sewer line, drainage facility), or
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City of Cibolo
if an easement(s) for any utility must be dedicated or
established on the plat, then the subdivision and its
corresponding plat shall be classified as a major
subdivision and plat and shall be processed/approved as
such.
(d) Minor subdivisions may be approved for residential or
non-residential developments/uses.
(e) Minor subdivision plat approval requires the submission of
a final plat in accordance with this section, except that
the minor subdivision may be approved by the City
Manager upon recommendation from the City Engineer,
City Planner, and Chief Building Official. (L.G.C.§
212.0065).
(f) A minor subdivision that is denied by the City Manager
may be appealed to the Planning and Zoning
Commission by filing a Notice of Appeal in the Office of
the City Secretary no later than ten (10) days after the
date upon which the City Manager denied the petition.
The Notice of Appeal shall set forth in clear and concise
fashion the basis for the appeal. The Planning and Zoning
Commission shall consider the appeal at a public
meeting no later than thirty (30) days after the date upon
which the Notice of Appeal was filed with the Office of
the City Secretary. The Planning and Zoning Commission
may affirm, modify or reverse the decision of the City
Manager, or it may, where appropriate, remand the
minor subdivision back to the City Manager for further
proceedings consistent with the Planning and Zoning
Commission's decision. Affirmation or modification of the
City Manager's decision shall require a simple majority
vote of the Planning and Zoning Commission members
present. The Planning and Zoning Commission may
reverse the City Manager's decision to deny a minor
subdivision (upon appeal by the applicant/property
owner) upon a three-quarters vote of the full Planning
and Zoning Commission.
(2) Major Subdivision (L.G.C.§ 245.002)
(a) Major subdivisions involve the construction of new streets,
the construction or extension of public utilities, the
establishment or dedication of an easement(s) or right(s)-
of-way for any public facility or roadway, and/or the
creation of more than four(4) lots.
(b) Major subdivisions may be approved for residential or
non-residential developments/uses.
(c) Major plat approval shall be in accordance with
Subsections E.and F.of this Section V.
(d) Lots may be sold only when the final plat has been
approved by the City and the plat has been recorded at
the county of record.
(3) Amended Plats and Certain Replats
(a) The City Manager or their designated employee may
administratively approve certain replats and amending
plats (L.G.C. § 212.0065). For any reason, the employee
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City of Cibolo
may refuse to approve the plat, but in such case,the plat
must be presented to the Planning and Zoning
Commission or governing body or both, as required, for
their consideration (L.G.C.§ 212.009).
(b) An applicant may submit an amending plat application
for administrative approval to amend and correct errors,
omissions and minor adjustments (L.G.C.§ 212.016).
(c) An applicant may submit a replat application when it
does not require the creation of any new street or the
extension of municipal facilities (L.G.C. § 212.045) and
does not otherwise conflict with L.G.C. § 212.014 and
212.0145.
(d) All submittals shall comply with the application
requirements of a final plat as proscribed by this section.
3. Submission Requirements
a. Applications for consideration of any plan/plat shall be made by the
applicant in writing along with all information required by the City of
Cibolo and this section. All fees will be paid at the time of application
with the exception of some engineering fees, which shall be billed to the
applicant as they are received by the City from its engineer. No final plat
shall be recorded and no construction permit issued until all such fees are
paid in full.
b. In addition to the requirements outlined herein for each type of
development or plat application, the City shall maintain separate policies
and procedures for the submission and processing of applications
including, but not limited to, application forms, checklists, language
blocks for plats, application and fee schedules and other similar items.
Forms and paperwork shall be made available City Manager, or their
designee.
c. The applicant shall submit all applications, checklists, copies, originals,
fees, reports, plans, plats and all other information necessary for review
and consideration by this section, City policies and procedures, the
Planning and Zoning Commission and/or the City Council, as required.
d. These policies and procedures may be amended from time to time and it
is the applicant's responsibility to be familiar with and to comply with said
policies and procedures.
4. Official Filing/Application Submission Date and Processing Procedure
a. For the purpose of these regulations,.the date upon which a application is
submitted for a land study or any type of plat or plan, that contains all
required elements mandated by the Texas Local Government Code, §
212.004 and by this Ordinance, is first filed with the City of Cibolo shall
constitute the official submission date for the application as determined
by the submittal deadlines established by the policies and procedure of
3.b. above. For plats, this official application deadline date shall initiate
the statutory period for application completeness. (L.G.C.§ 245.002)
b. No application shall be deemed filed until the City Manager, or their
designee, determines that the application package is complete.
Completeness of an application does not deem the application
accepted by the City for action by the Planning and Zoning Commission
and City Council, if required. The City Manager or their designee and the
City Engineer will determine that all required information is provided
relative to the application submitted. Incomplete submittals shall be
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City of Cibolo
rejected. Applications are deemed rejected when a permit application
expires on or after the 45th day after the date the application is filed (as
determined by 4.a. above) if the applicant fails to provide documents or
other information necessary to comply with the city's technical
requirements relating to the form and content of the application.) Such
application packages will not be considered by the Planning & Zoning
Commission or the City Council when an application is rejected. (L.G.C.§
245.002
c. The City Manager, or their designee,shall notify the applicant in writing as
to the status of an application being reviewed pursuant to b. above.
(L.G.C.§ 245.002)
d. The statutory requirements of Texas Local Government Code, Section
212.009 are deemed to officially begin upon acceptance of the
application for scheduling at the Planning and Zoning Commission and/or
City Council, if required under this ordinance section. Acceptance of an
application in no way impairs the ability of the City to require compliance
with technical requirements relating to the form and content of an
application. (L.G.C.§ 245.002.al)
e. The Planning and Zoning Commission shall review all plats as designated in
this section and make its final determination or recommendation to the
City Council, if required. The applicant shall appear in person, by agent,
or by attorney at the meeting when the plat is reviewed. The City Council
will review and act on the plat if the plat is recommended for approval by
the Planning and Zoning Commission,when required. (L.G.0§ 212.009)
5. Proof of Land Ownership
a. In the public interest, the City requires proof of land ownership prior to
consideration of any development application involving real property.
Along with the application submission, the applicant shall provide written
verification that he/she is the owner of record of the subject land parcel.
The applicant shall provide a copy of one of the following documents to
prove ownership:
(1). General warranty deed;
(2) Special warranty deed;
(3) Title policy;or
(4) Some other document that is acceptable to the Chief Building
Official.
b. If the applicant is other than the property owner, a written notarized
statement signed by the property owner shall be provided indicating that
the applicant is the owner's authorized agent. This notice shall be
provided in addition to the proof of land ownership specified in 5.a.
above.
c. If ownership cannot be conclusively established prior to the meeting date
on which the application will be heard, and the City has concerns
regarding the welfare of future owners of all or any portion of the subject
property, then the City shall have the authority to deny the application on
the basis of protecting the public interest. The applicant may resubmit a
new development application along with applicable paperwork and
payment of fees on at any time following such denial.
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C. PROCEDURES AND SUBMISSION REQUIREMENTS FOR LAND STUDY APPROVAL
1. Applicability
A land study shall be submitted to the Planning and Zoning Commission and City
Council for review,evaluation,and approval in the following circumstances:
a. In conjunction with an application for preliminary plat approval for any
tract of land over fifty (50) acres in size, or for a smaller tract where the
land is part of a larger parcel over fifty (50) acres in size;
b. In conjunction with a development plat;or
c. In any case where a road is to be established or realigned.
2. Purpose
The purpose of the land study is to allow the Planning and Zoning Commission and
the City Council to review the proposed major thoroughfare and collector street
patterns, land use(s), environmental issues, conformance to the Master Plan,
Zoning Ordinance, Future Land Use Plan, Thoroughfare Plan, Land Subdivision
Ordinance, other applicable ordinances/rules/regulations, and the property's
relationship to adjoining subdivisions or properties. The land study is also used to
assist in evaluating the impacts of developing the land to be platted on provision
of supporting public facilities and services (including water or sewer main
extensions required, detention or downstream drainage improvements required,
or road improvements required), the environment, provision of open space and
recreational opportunities, and the general health, safety, and welfare of the
community.
3. Extent of Area Required for Land Study
a. When the preliminary plat or development plat designates the land area
to be developed in phases, the land study area shall include the entire
property from which the phases are being subdivided and an
approximate development schedule.
b. Where the applicant can demonstrate that natural or manmade features,
such as highways and/or creeks, make inclusion in the land study of the
entire property unnecessary to adequately review the items listed in
Subsection 2.a. above, he/she may submit a written request to the City for
approval for a smaller land study area. Boundaries such as existing major
thoroughfares, creeks, political subdivisions or other such natural or
manmade features may be used to delineate a smaller study area.
c. Submission Requirements
(1) Submission of an application for land study approval shall be
preceded by a pre-application conference as specified in
Subsection A.2.
(2) The land study shall be prepared by a qualified civil engineer,
land planner, architect or surveyor at a scale no smaller than one
inch (1") equals two hundred feet (200') and on sheets no larger
than twenty-four inches (24") by thirty-six inches (36") in size
(unless otherwise approved by the City Planner) and it shall show
the following:
(a) Title block within the lower right-hand corner of each
page of the land study with the proposed name of the
development, name and address of the owner/ and the
person responsible for preparing he land study;
(b) Graphic and written scale of the drawing;
(c) North arrow;
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(d) Date the drawing was prepared;
(e) Location of the tract according to the abstract and
survey records of Guadalupe County,Texas;
(f) Vicinity map or location map that shows the location of
the subject tract within the City or its extraterritorial
jurisdiction an in relationship to existing major roadways;
(g) Limits of the subject tract in heavy lines;
(h) Names of adjacent additions or subdivisions or the name
of the owners of record and recording information for
adjacent parcels of unplatted land, including parcels on
the other sides or roads, creeks,etc.
(i) Depiction of all contiguous holdings of the property
owner(s);
(j) Existing uses of the subject property;
(k) Existing buildings located on the subject property;
(I) General arrangement of future land uses for the subject
property. The applicant shall depict the types of land
uses,planned densities for residential areas,and any non-
residential uses anticipated. This information shall not
include a lot pattern nor specify lot sizes or lot dimensions;
(m) Generalized vehicular and pedestrian circulation plan for
the subject property;
(n) Existing zoning for the subject property;
(o) Existing zoning and existing/proposed uses on adjacent
land;
(p) Existing/proposed driveways and median openings within
two hundred feet (200') of the subject property;
(q) Location, width, paving material, and names of all
existing or platted streets or other public ways within two
hundred feet (200') of the subject property;
(r) Existing easements located on or within two hundred feet
(200') of the subject property. This information shall
include the type, dimension, ownership, and recording
information;
(s) Existing railroad rights-of-way located on or within two
hundred feet (200') of the subject property;
(t) Existing topography at five foot (5') intervals with existing
drainage channels or creeks;
(u) Existing 100-year floodplain areas and floodways as
shown on the Federal Insurance Rate Maps (FIRMs) for
the subject tract with a note on the drawing indicating
the appropriate panel number and any known
environmentally sensitive areas relative to wetlands,
endangered or otherwise listed specie, archeological
indicators,soils and slope analysis.
(v) Size and location of existing water mains, wastewater
mains, and lift stations located on and within two
hundred feet (200') of the subject property;
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City of Cibolo
(w) Proposed phasing of the development and the order of
platting;and
(x) Designation of those areas within the subject property
covered by tree canopy areas of ten thousand (10,000)
square feet or more.
(y) Phase I Studies (written and descriptive reports) on the
following issues: Traffic Impact Analysis. Environmental
Study, Soils Study, and an Engineers report regarding the
sites development, drainage areas, and connection to
any utilities. These reports will also address conformance
to the Master Plan, Future Land Use Plan, Thoroughfare
Plan, Parks Plan, Land Subdivision Ordinance, Zoning and
other applicable ordinances of the City.
(z) Other information as requested particular to the
site/project or adjacent property/development.
(3) Procedures and Conditions
(a) The required number of copies of the proposed land
study and reports shall be submitted per the City's
submission guidelines, as may be amended from time to
time and any other required submission materials
determined necessary by the City.
(b) The Planning and Zoning Commission and the City
Council shall review and evaluate the land study to
determine whether the proposed development conforms
to the Master Plan, Future Land Use Plan, Thoroughfare
Plan, Land Subdivision Ordinance, and other applicable
ordinances of the City.
(c) The Planning and Zoning Commission or the City Council
may require additional information to be submitted to
supplement the initial land study.
(d) Based upon the land study, the Planning and Zoning
Commission may recommend and the City Council may
require as a condition of preliminary or development plat
approval, that the land to be platted be developed in
phases, that the proposed phases be developed in a
different sequence or include more or less land, or that all
phases designated be accompanied by a schedule of
public improvements to adequately serve the
development in accordance with the City's minimum
design criteria for public improvements.
(e) A land study may be submitted for review concurrently
with a preliminary plat application, provided that the
respective requirements for both types of applications
are satisfied as specified by this Ordinance, as amended.
If the preliminary plat cannot not be reviewed by the City
in time for it to be scheduled on the same Planning and
Zoning Commission agenda as the land study, then the
preliminary plat shall be denied on the basis of
inadequate review time unless the applicant has
executed a notarized written waiver of the 30-day review
period for the preliminary plat.
(4) Effect of Review
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(a) The land study shall be used only as an aid to show the
anticipate layout of the proposed development and to
assess the adequacy of public facilities/services that will
be needed to serve the proposed development. Any
proposed use or development depicted on the land
study shall not be deemed formal authorization or
approval by the City until a preliminary plat or
development is approved for the development. If the
applicant chooses to plat only the initial phase or phases
of a multi-phase project designated on a land study, a
new land study shall be required for plat approval of
subsequent phases if the proposed development layout,
character, and/or other conditions affecting the
development substantially change from one phase to
the next.
(b) The approved land study shall be valid for a period of five
(5) years, or as otherwise specified by the Texas Local
Government Code, from the date of land study approval
by the City Council. Prior to the lapse of approval for a
land study, the property owner may petition the City
Council to extend the land study approval. Such petition
shall be considered at a public meeting before the City
Council and an extension may be granted by the City
Council at such meeting. If no petition for extension of
land study approval is submitted by the property owner
prior to the expiration date, the land study shall be
deemed to have expired and shall become null and
void.
(c) In determining whether to grant a request for extension,
the City Council shall take into account the reasons for
the lapse, the ability of the property owner to comply
with the conditions attached to the original approval,
and the extent to which the Land Subdivision Ordinance
in effect at the time of the extension request shall apply
to the land study. In the event the City Council denies a
request for extension, the property owner must thereafter
submit a new land study application for approval, and
shall conform to all applicable regulations then in effect.
(d) The City Council may grant extension of the land study
subject to additional conditions based upon the
applicable City regulations and/or State legislation in
effect at the time that the extension is requested, or such
as are necessary to ensure compliance with the original
conditions of approval.
(e) The City Council may specify a shorter time for extension
of the land study than the original five-year (5-year)
approval period.
D. PROCEDURES AND SUBMISSION REQUIREMENTS FOR PRELIMINARY PLAT APPROVAL
1. Procedures
a. Upon reaching conclusions at the pre-application conference specified in
Subsection A. of this Section V regarding a general development program
and objectives and upon approval of the land study (if required), the
applicant shall have prepared a preliminary plat together with general
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City of Cibolo
utility plans and other supplementary materials, as specified by the City.
The preliminary plat shall be submitted to the City of Cibolo with the
appropriate filing fee and with a written application form per the City's
submission guidelines, as may be amended from time to time, prior to the
Planning and Zoning Commission meeting at which the preliminary plat is
to be considered.
b. Certificate of No Tax Delinquency
At the time that an application for a preliminary plat is filed with the City,
the applicant shall also file a certificate showing that all taxes have been
paid on the subject property and that no delinquent taxes exist against
the property.
c. The preliminary plat may constitute only that portion of the approved land
study that the applicant proposes to construct and record provided,
however, that such portion conforms to all the requirements of this
Ordinance and all other applicable ordinances of the City of Cibolo.
d. Following review of the preliminary plat and other materials submitted in
conformity to these regulations, and following discussions with the
applicant on changes deemed advisable and the kind and extent of
improvements to be installed by the applicant, the Planning and Zoning
Commission shall act on the preliminary plat as it was submitted or as
modified. Said action shall be whether to recommend acceptance or
denial of the preliminary plat to the City Council. If the Planning and
Zoning Commission recommends approval, it shall state the conditions of
approval, if any, and the preliminary plat shall be placed on a City
Council agenda. The City Council shall take action on the preliminary
plat within thirty (30) days of the Planning and Zoning Commission's
action.
e. After the preliminary plat has been scheduled on an agenda, the
applicant or property owner may request via a notarized written
statement waiver of the thirty (30) day approval requirement in order to
allow him/her more time to correct deficiencies, address concerns, or
otherwise improve the plat pursuant to the City's regulations. After receipt
of the request, the City may delay action on the preliminary plat beyond
thirty (30) days of the submission date.
f. Approval of the preliminary plat by the City Council shall be deemed
approval of the street and lot layout shown on the preliminary plat, and to
the preparation of the final plat,inclusive of the associated engineering &
construction plans for public improvements. Except as provided for
herein, approval of the preliminary plat shall constitute conditional
approval of the final plat when all conditions of approval and as provided
in this section have been met.
2. Submission Requirements
a. Copies/prints of the preliminary plat for the proposed subdivision, drawn
on sheets of eighteen inches (18") by twenty-four inches (24") and drawn
to a know engineering scale of not smaller than one inch equals one
hundred feet (1"=100') or a larger scale, shall be submitted in a quantity
as specified by the City. In cases of large developments that would
exceed the dimensions of the sheet at the one inch equals one hundred
feet (1"=100') scale, preliminary plats may be on multiple sheets or to
another known engineering scale as approved by the City.
b. Preliminary plat applications that do not include the required data, a
completed application form, the appropriate filing fee, the appropriate
number of copies of the plat, and/or other required information will be
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City of Cibolo
considered incomplete, shall not be accepted for submission by the City,
and shall not be scheduled on a Planning and Zoning Commission
agenda until the information specified by this Ordinance is provided to
the City staff. Additional copies of the preliminary plat may be required if
revisions or corrections are necessary.
c. A preliminary plat, if not preceded by a land study showing phases of the
development, shall include all contiguous property under the ownership
or control of the applicant. It may contain more than one phase which,if
so,shall be clearly identified.
d. No preliminary plat shall be recommended for approval by the Planning
and Zoning Commission, or approved by the City Council, unless the
following standards have been met:
(1) The plat substantially conforms with the approved land study and
other studies and plans, as applicable;
(2) The preliminary layouts of require public improvements and City
utilities have been approved by the City Engineer;and
(3) The plat conforms to all applicable zoning and other regulations.
e. The required copies/prints of the proposed preliminary plat and
associated construction plans shall show the following (this information
may be shown on separate sheets):
(1) Vicinity or location map that shows the location of the proposed
preliminary plat within the City or the extraterritorial jurisdiction
and in relationship to existing major roadways;
(2) Boundary lines, abstract survey lines, corporate boundaries,
extraterritorial jurisdiction boundaries;
(3) Existing or proposed roadways,including right-of-way widths;
(4) Bearings and distances sufficient to locate the exact area
proposed for the subdivision,and all survey monuments (identified
and labeled);
(5) Length and bearing of all straight lines, radii, arc lengths, tangent
lengths, and central angles of all curves shall be indicated along
the lines of each lot (curve and line data may be placed in a
table format);
(6) Accurate reference ties via courses and distances to at least one
recognizable abstract survey corner or existing subdivision corner
shall be shown;
(7) Name, location and recording information for all adjacent
subdivisions,including those located on the other sides of roads or
creeks. For unplatted properties, the name of property owners
and recording information shall be shown;
(8) Property lines for all platted lots or unplatted tracts shall be shown
within two hundred feet (200') of the subject property (the
platted block and lot designations shall be shown for platted lots);
(9) Location, width and names of all existing streets and all existing
street rights-of-way located on and within two hundred feet (200')
of the subject property;
(10) Location and width of all proposed streets located on and within
two hundred (200') of the subject property;
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(11) Location, type, dimension, ownership, and recording information
for all existing easements located on and within two hundred feet
(200') of the subject property;
(12) Location, type, and dimension of all proposed easements
located on and within two hundred feet (200') of the subject
property;
(13) Existing buildings, sewer mains, water mains, gas mains, culvert
pipes (including slope and elevation), and drainage structures
located on or within two hundred feet (200') of the subject
property. The type and size of existing sewer mains, water mains,
gas mains, and culvert pipes must be included. The width and
depth of drainage channels must be included. The height and
elevation of dams, spillways and other similar drainage structures
must be included;
(14) Proposed arrangement and square footage of lots and proposed
use of same. For non-residential uses, the following existing and
proposed information must be shown: location and size of
proposed buildings, parking lots (including number of parking
spaces), driveways, drive aisles, loading areas, garbage storage
areas,landscaped areas, and preserved trees.
(15) Title block within the lower right hand corner of the plat and
associated preliminary grading and utility plans that show:the title
under which the proposed subdivision is to be recorded, the
name and address of the owner/applicant, the name and
address of the land planner and/or engineer or registered public
surveyor who prepared the plat and plans, graphic and written
scale, date of preparation, north arrow, location of the property
according to the abstract survey records of Guadalupe County,
and number of lots (segregated by the intended use of each lot-
i.e.single-family residential, open space,school, park);
(16) Sites, if any, to be reserved or dedicated for parks, schools,
playgrounds or other uses and the entity to which those sites are
to be dedicated;
(17) Contours with intervals of two (2) feet or less shown for the area
with all elevations on the contour map referenced to sea level
datum;
(18) Areas contributing drainage to the proposed subdivision shall be
shown in the preliminary drainage plan and locations for
proposed drainage discharge from the site shall be shown by
directional arrows;
(19) All physical features of the property to be subdivided shall be
shown in the preliminary utility and drainage plans, including the
location and size of all water courses, 100-year flood plains
according to the Federal Emergency Management Agency
(FEMA) information, Corps of Engineers flowage easement
requirements, ravines, bridges, culverts, existing structures, and
drainage area in acres or area draining into subdivisions.
(20) A tree survey indicating all trees six inch DBH (6") to be preserved
and removed, their DBH in inches, their botanic and common
names, and their location clearly represented on a topographical
survey. A table on the survey shall enumerate each tree. Building
setbacks shall be indicated as well as street pavement area and
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City of Cibolo
right-of-way. A grading plan shall accompany the tree survey
with all trees located.
(21) An engineers report indicating any known/studied
environmentally sensitive areas relative to wetlands, endangered
or otherwise listed specie, archeological indicators, soils, and
slope analysis.
(22) Phase II Studies (written and descriptive reports) on the following
issues: Traffic Impact Analysis, Environmental Study, Soils Study,
Drainage Study and-an Engineers report regarding the sites
development and connection to any utilities. These reports will
also address conformance to the Master Plan, Future Land Use
Plan, Thoroughfare Plan, Parks Plan, Land Subdivision Ordinance,
Zoning and other applicable ordinances of the City.
(23) Proposed phasing of the subdivision;
(24) Dedication of rights-of-way for streets and street improvements,
whether on-site or off-site, intended to serve each proposed
phase of the subdivision;
(25) Proposed or existing zoning of the subject property and all
adjacent properties;
(26) Minimum finished floor elevations of building foundations for all
lots adjacent to or within a floodplain or within an area that may
be susceptible to flooding;
(27) Statement that the subject property is owned by the applicant;
(28) Place for the plat approval signature of the Planning and Zoning
Commission Chairman, Planning and Zoning Commission
Secretary, Mayor, a place for the City Clerk to attest to the
Major's signature, and the approval dates by the Planning and
Zoning Commission and City Council.
(29) Special Notice: NOTICE:Selling a portion of this addition by metes
and bounds is a violation of City Ordinance and State Law, and is
subject to fines and/or withholding of utilities and building permits.
(30) Note: Approval shall not be deemed to or presume to give
authority to violate, nullify, void, or cancel any provisions of local,
state, or federal laws,ordinances,or codes.
(31) Other applicable language (e.g. for drainage, public access or
other special types of easements) deemed necessary and
appropriate by the City for the purpose of protecting the public
health,safety and welfare. Applicable plat language is available
upon request at the City.
3. Effect of Approval
Approval of a preliminary plat authorizes the property owner, upon fulfillment of all
requirements and conditions of approval, to submit an application for final plat
approval.
4. Expiration
a. Approved preliminary plats shall expire two (2) years from the date of the
first application if no progress has been made toward the completion of
the project (L.G.C. § 245.005 (a) and (b). Otherwise, a preliminary plat
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shall be valid for a period of five (5) years from the date of the first plat
application.
b. Within two (2) years from the first application date of a preliminary plat, a
final plat must be approved by the City for construction of the
development or the preliminary plat shall expire and become null and
void.
c. Projects filed prior to April 27, 2005 shall expire five (5) years from the date
of the first project application (L.G.C.§ 245.004 (b).
d. Prior to the lapse of approval for a preliminary plat, the property owner
may petition the City to extend the preliminary plat approval. Such
petition shall be considered at a public meeting before the City Council.
An extension may be granted by the City Council at such meeting. If no
petition for extension of an approved preliminary plat is submitted by the
property owner/applicant and no final plat has been approved by the
City prior to the expiration date, the preliminary plat shall be deemed to
have expired and shall become null and void.
e. In determining whether to grant a request for extension, the City Council
shall take into account the reason for the lapse, the ability of the property
owner/applicant to comply with any conditions attached to the original
approval, and the extent to which newly adopted subdivision regulations
would apply to the preliminary plat. The City Council may grant extension
of the preliminary or denial of the request, in which instance the original
preliminary plat shall be deemed to be null and void. The property owner
must thereafter submit a new preliminary plat application for approval,
and shall conform to the subdivision regulations then in effect.
f. The City Council may grant extension of the preliminary plat subject to
additional conditions based upon newly enacted City regulations and/or
State legislation, or such as are necessary to ensure compliance with the
original conditions of approval and to protect the public health, safety,
and welfare. The City Council may specify up to a one (1) year extension
to the plats expiration period, not to exceed two years overall with a
subsequent request. Up to two (2) extensions may be approved.
E. PROCEDURES AND SUBMISSION REQUIREMENTS FOR FINAL PLAT APPROVAL
The following requirements apply to all final plats, replats, minor plats, vacating plats, and
amending plats. In the case of amended and minor plats, staff may review and approve
amended and minor plats when they meet the conditions of the Texas Local Government
Code, § 212 and as indicated in Section V, B,2,a, (1).
1. Procedures
a. The final plat shall be in accordance with the preliminary plat, as
approved, and shall incorporate all applicable conditions, changes,
directions and additions imposed by the Planning and Zoning Commission
and City Council upon the preliminary plat. The final plat shall not be
approved by the Planning and Zoning Commission until detailed
engineering and construction plans for all required public improvements
have been prepared by the applicant and submitted to the City for
review and approval by the City Engineer.
b. A final plat shall not be submitted prior to approval of a preliminary plat,
unless submittal of consecutive plats is a "qualified economic
development project" as allowed by the Economic Development Policies
of the City.
c. Certificate of No Tax Delinquency
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At the time that an application for a final plat is filed with the City, the
applicant shall also file a certified tax certificate showing that all taxes
have been paid on the subject property and that no delinquent taxes
exist against the property.
d. The final plat shall be in conformance with the City's Zoning Ordinance,
including the proper zoning for theintended use, if located within the
City's corporate limits, and it shall be in conformance with the City's
Master Plan, including all adopted water, sewer, drainage,
parks/recreation/open space, thoroughfare, and future land use plans.
e. The final plat shall be prepared by a registered/certified civil engineer or
surveyor and shall include all land area that is proposed for immediate
development.
f. After the final plat has been scheduled on an agenda, the applicant or
property owner may request via a notarized written statement waiver of
the thirty (30) day approval requirement in order to allow more time to
correct deficiencies, address concerns, or otherwise improve the plat
pursuant to the City,State, or Federal requirements and regulations. After
receipt of the waiver request, the City may delay action on the final plat
beyond thirty (30) days of the submission date.
j. If the Planning and Zoning Commission votes to deny a final plat
application, the Commission shall state such disapproval and the reasons
therefore. The applicant or property owner may appeal such decision to
the City Council by filing a Notice of Appeal in the office of the City Clerk
no later than ten (10) calendar days after the date upon which the
Commission denied the application. The Notice of Appeal shall set forth
in clear and concise fashion the basis for appeal. The City Council shall
consider the appeal at a public meeting no later than thirty (30) days
after the date upon which the Notice of Appeal was filed. The City
Council may affirm, modify or reverse the decision of the Commission, or it
may, where appropriate, remand the final plat back to the Commission
for further proceedings consistent with the City Council's decision.
Affirmation or modification of the Commission's recommendation shall
require a simple majority vote of the City Council members present. The
City Council may reverse the Commission's decision to deny a plat (upon
appeal by the applicant/property owner) upon a three-quarters (3/4)
vote of the full City Council.
k. Upon final approval and following preliminary acceptance of all required
public improvements, the applicant shall return copies of the final plat, as
approved, with any other required documents and necessary fees
attached thereto to the City Manager, or designee, in accordance with
the requirements established by the City. All necessary filing materials,
including mylars, reductions, and/or copies, as required by the
designated county clerk, in addition to a computer disk containing the
digital plat files in an AutoCAD and PDF file format, shall be returned to
the City with the required fees. The City shall file the final plat within thirty
(30) days at the office of the designated county provided that all
requirements have been satisfied.
Timing of Public Improvements
(1) The Planning and Zoning Commission may permit or require the
deferral of the construction of public improvements if, in its
judgment, deferring the construction would not result in any harm
to the public or would offer significant advantage in coordinating
the site's development with adjacent properties and off-site
public improvements. The deferred construction of any required
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public improvement(s) must be approved by the City at the time
of final plat approval and the necessary assurances for
completion of the improvements shall be a stipulation of approval
of the final plat. Said assurances shall be as specified below.
(2) Security for Completion of Improvements
(a) Security: Whenever the obligation to install public
improvements to serve a subdivision or development is
deferred as specified within this ordinance, the property
owner or developer shall provide sufficient security to
ensure completion of-the public improvements. The
security shall be in the form of one of the following:
A cash escrow with the City;
ii An irrevocable letter of credit drawn upon a
state or national bank that has a regular business
office in the State of Texas that (1) is of a term
sufficient to cover the completion, maintenance
and warranty periods, but not less than two (2)
years and (2) authorizes the City to draw upon
the letter of credit by presenting to the issuer only
a sight draft and a certificate signed by an
authorized representative of the City attesting to
the City's right to draw funds under the letter of
credit;
iii A construction funding agreement under which
funds for the construction of the required
improvements are escrowed in Texas with an
office of a state or national bank, under which
(1) the City has the irrevocable right to withdraw
funds, and (2) the applicant may be permitted to
draw funds to make payments towards the
construction of the improvements as progress is
verified;or
iv A first and prior lien on the property.
(b) Amount and Acceptability: The security shall be issued in
the amount of one hundred percent (100%) of the cost
estimate approved by the City Engineer for all public
improvements associated with the subdivision. The
security shall be subject to the approval of the City
Attorney.
(c) Reduction of Security: As portions of the public
improvements are completed in accordance with the
approved construction plans and the- City's design
standards, the developer may make application to the
City Manager to reduce the amount of the original
security. If the City Manager is satisfied that such portion
of the improvements has been completed in
accordance with the City's standards, he may (but is not
required to) cause the amount of the security to be
reduced by such amount he deems appropriate, so that
the remaining amount of the letter of credit adequately
insures the completion of the remaining public
improvements.
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(d) Partial Release: If,in the opinion of the City Manager and
City Engineer, the public improvements have
commenced in good faith, a release for construction of
residential lots may be issued. A lot must have
permanent street access, water, wastewater and
drainage improvements installed prior to its release for
construction.
2. Submission Requirements
a. Copies/prints of the final plat for the proposed subdivision, drawn on
sheets of eighteen inches (18") by twenty-four inches (24") and drawn to
a known engineering scale of not smaller than one inch equals one
hundred feet (1"=100') or a larger scale shall be submitted in a quantity as
specified by the City. In cases of large developments that would exceed
the dimensions of the sheet at the one inch equals one hundred feet
(1"=100') scale, final plats may be on multiple sheets or to another known
engineering scale as approved by the City.
b. Final plat applications that do not include the required data, a
completed application form, the appropriate filing fee, the appropriate
number of copies of the plat, and/or other required information will be
considered incomplete pursuant to this ordinance.
c. No final plat shall be approved by the Planning and Zoning Commission,
unless the following standards have been met:
(1) The plat substantially conforms with the approved land study and
other studies and plans, as applicable;
(2) The complete engineering/construction plans for all required
public improvements and City utilities have been submitted to the
City for review/approval by the City Engineer (whether
specifically stated or not, final plat approval shall always be
subject to any additions and/or alterations to the
engineering/construction plans as deemed necessary to the City
Engineer, as needed, to ensure the safe, efficient and proper
construction of public improvements within the subdivision);and
(3) The plat conforms to all applicable zoning and other regulations.
d. The required copies/prints of the proposed final plat and associated
construction plans shall show the following:
(1) Vicinity or location map that shows the location of the proposed
final plat within the City or the extraterritorial jurisdiction and in
relationship to existing major roadways;
(2) Boundary lines, abstract survey lines, corporate boundaries,
extraterritorial jurisdiction boundaries;
(3) Existing or proposed roadways,including right-of-way widths;
(4) Bearings and distances sufficient to locate the exact area
proposed for the subdivision,and all survey monuments (identified
and labeled);
(5) Field notes description providing a full metes and bounds
description of the subject property;
(6) Length and bearing of all straight lines, radii, arc lengths, tangent
lengths, and central angles of all curves shall be indicated along
the lines of each lot (curve and line data may be placed in a
table format);
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(7) Accurate reference ties via courses and distances to at least one
recognizable abstract survey corner or existing subdivision corner
shall be shown;
(8) Name, location and recording information for all adjacent
subdivisions,including those located on the other sides of roads or
creeks. For unplatted properties, the name of property owners
and recording information shall be shown;
(9) Location, width and names of all existing streets and all existing
street rights-of-way located on and adjacent to the subject
property;
(10) Location, type, dimension, ownership, and recording information
for all existing easements located on and adjacent to the subject
property;
(11) Location, type, and dimension of all proposed easements
located on and adjacent to the subject property;
(12) Proposed arrangement and square footage of lots;
(13) Title block within the top right hand corner of the plat and
associated construction/engineering plans that show: the title
under which the proposed subdivision is to be recorded, the
name and address of the owner/developer, the name and
address of the land planner and/or engineer or registered public
surveyor who prepared the plat and plans, graphic and written
scale, date of preparation, north arrow, location of the property
according to the abstract survey records of Guadalupe County,
and number of lots (segregated by the intended use of each lot-
i.e.single-family residential,open space,school,park);
(14) Sites, if any, to be reserved or dedicated for parks, schools,
playgrounds or other uses and the entity to which those sites are
to be dedicated;
(15) Location and size of all 100-year flood plains according to the
Federal Emergency Management Agency (FEMA) information,
Corps of Engineers flowage easement requirements, floodways. If
no flood plains exist, provide a note on the face of the plat and
include a reference to the appropriate Federal Insurance Rate
Map (FIRM);
(16) Dedication of rights-of-way for streets and street improvements;
(17) Minimum finished floor elevations of building foundations for all
lots adjacent to or within a floodplain or within an area that may
be susceptible to flooding;
(18) Required building setbacks;
(19) Statement that the subject property is owned by the applicant;
(20) Place for the plat approval signature of the Planning and Zoning
Commission Chairman, Planning and Zoning Commission
Secretary, a place for the City Clerk to attest to the Chairman's
signature, and the approval dates by the Planning and Zoning
Commission;
(21) Special Notice:
Selling a portion of this addition by metes and bounds is a
violation of City Ordinance and State Law, and is subject to fines
and/or withholding of utilities and building permits.
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(22) Note: Approval shall not be deemed to or presume to give
authority to violate, nullify, void, or cancel any provisions of local,
state, or federal laws,ordinances,or codes.
(23) 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.
(24) Other applicable language (e.g. for drainage, public access or
other special types of easements) deemed necessary and
appropriate by the City for the purpose of protecting the public
health,safety and welfare. Applicable plat language is available
upon request at the City.
(25) All certificates and signature blocks as required by the City of
Cibolo.
e. Engineering/Construction Plans
(1) Along with the final plat application, the applicant shall cause to
be prepared and shall submit the required signed and sealed
copies of an engineering report, the complete
engineering/construction plans for streets, storm sewers, drainage
structures, water and wastewater facilities, screening and/or
retaining walls, sidewalks, irrigation, and any other required public
improvements for the area covered by the final plat.
(2) Cost estimates shall also be submitted with the construction plans.
Prior to construction of any public improvements, a set of
construction plans marked "Approved" by the City Engineer must
be on file with the City. A full set of the City-approved
engineering/construction plans must also be available for
inspection on the job site at all times.
(3) The applicant shall have these plans prepared by their own
professional engineer(s) subject to approval of the plans by the
City of Cibolo. The City Engineer shall review or cause to be
reviewed the plans and specifications and, if approved, shall be
marked "Approved" and shall return one set to the developer. If
not approved, one set shall be marked with the objections noted
and returned to the applicant or developer for correction. Once
the construction plans are approved by the City, the
owner/developer shall provide additional sets of the approved
plans to the City, as specified by the City Engineer, for use during
construction.
(4) Construction/engineering plans shall be prepared by an engineer
licensed to practice in the State of Texas. All plans and reports
shall be signed and sealed by the engineer.
(5) After approval of the final plat and construction/engineering
plans by the City, the developer shall cause a contractor to
install/construct the public improvements in accordance with the
approved plans and the City's standard specifications, and at
the developer's expense. The developer shall employ engineers,
surveyors, and other professionals as necessary to design, stake,
supervise, and perform the construction of such improvements,
and shall cause his/her contractor to construct the said
improvements in accordance with these regulations and with the
City's design standards.
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(6) Engineering/construction plans shall be in conformance with the
City's design requirements set forth herein. As part of the
engineering/construction plans, a drainage plan showing how
the drainage of each lot relates to the overall drainage plan for
the plat under consideration shall be submitted. The drainage
plan shall be made available to each builder within the proposed
subdivision and all builders shall comply with the drainage plan.
(7) The engineering/construction plans shall be valid for a period of
one (1) year after the first application of the final plat. The City
Council may grant a one (1) year extension, after which they are
subject to re-approval by the City if no construction has occurred.
In no case shall an extension occur more than twice.
(8) If no significant progress has been made toward the completion
of the project within two (2) years from the first application date
of a final plat, the plat shall expire and become null and void.
Within five (5) years from the first application date of a final plat
the required infrastructure must be installed and a preliminary
acceptance of the infrastructure must be made by the City or the
final plat shall expire and become null and void. L.G.C. § 245.005
(a) and (b).
f. Guarantee of Improvements to City
(1) The City Engineer shall be satisfied that the applicant 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
city requires such security as item the form of a performance
bond equal to the estimated cost of the improvements to secure
the estimated cost of such improvements in order to insure the
orderly development within any subdivision.
(2) It is expressly understood that as a condition to the approval of
said subdivision, no Building Permits will be issued until all utilities
are installed and other improvements required by this subdivision
ordinance are accepted for the subdivision in which said lot is
contained except as specified in this section.
3. Policy Statements
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 applicant for the cost of street,
utilities,drainage, and other improvements.
b. The policy of the city regarding street appurtenances (lights,signs)
4. 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 City Manager and/or an appointed representative and
anyone concerned with the development of the subdivision.
5. Inspection and Acceptance of Public Improvements
a. Inspection
Construction inspection shall be supervised by the City of Cibolo
Infrastructure Compliance Manager. Construction shall be in accordance
with the approved construction plans. Any significant change in design
required during construction shall be made by the applicant's engineer,
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and shall be subject to approval by the City Engineer. If the Infrastructure
Compliance Manager finds upon inspection that any of the required
public improvements have not been constructed properly and in
accordance with the approved construction plans, the property owner
shall be responsible for completing and/or correcting said public
improvements.
b. Acceptance of Public Improvements
(1) Preliminary Acceptance (Part I)
(a) When the City Engineer has determined that public
improvements have been installed in compliance with
the approved construction plans, the developer may
petition the City for preliminary acceptance of public
improvements by completing Part I of the "Developer
Petition for Acceptance of Public Improvements" as
contained in Exhibit B of this Ordinance and forwarding it
to the Infrastructure Compliance Manager in three (3)
copies with required supporting documents as specified
in the "Developer Petition for Preliminary Acceptance of
Public Improvements."
(b) After recommendation(s) by the City Engineer, the City
Manager shall accept or reject the petition for
preliminary acceptance of public improvements and
said acceptance or rejection shall be final. The City
Manager may provide for conditional acceptance of
public improvements provided that the applicant
guarantees that all materials and workmanship are to be
in accordance with the approved plans and
specifications prescribed by the City and to correct any
and all deficiencies not in accordance with approved
plans and specifications as may be noted until final
acceptance by the City of Cibolo in accordance with
Final Acceptance as specified in b.below.
(2) Final Acceptance (Part II)
(a) After 365 calendar days from the date of preliminary
acceptance in accordance with Part I, the developer
may petition the City for final acceptance of public
improvements by completing Part II of the "Developer
Petition for Acceptance of Public Improvements" as
contained in Exhibit C of the Ordinance and forwarding it
to the Infrastructure Compliance Manager in three (3)
copies.
(b) Upon the submission of a complete petition with all the
required information and attachments specified in Exhibit
C of this Ordinance, the Infrastructure Compliance
Manager in conjunction with the City Engineer shall
perform acceptance inspections to determine that the
owner has maintained the public improvements in good
condition and has corrected any and all deficiencies
specified in the Preliminary Acceptance procedure.
(c) When the City Engineer has determined that the owner
has maintained the public improvements in good
condition and has corrected any and all deficiencies
specified in the Preliminary Acceptance procedure or
any other deficiencies having arisen from the effective
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date of the acceptance of the petition for preliminary
acceptance, the petition shall be forwarded to the City
Manager for final acceptance of the public
improvements. The effect of approval of a petition for
final acceptance of public improvements by the City
Manager shall be the assumption of the responsibility for
maintenance of the public improvements by the City of
Cibolo.
(3) Notice of Deficiencies
(a)' In the event required plans and/or specifications have
not been complied with during either Phase I or Phase II
of the public infrastructure inspection and acceptance
processes, 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 Infrastructure Compliance Manager and the City
Secretary.
(b) When all of the listed discrepancies have been corrected
the owner shall request re-inspection by the City Engineer
and Infrastructure Compliance Manager. The developer
shall pay all re-inspection costs prior to acceptance by
the City Council.
(c) When inspection or re-inspection reveals that all plans
and specifications have been complied with, the City
Engineer shall complete the final acceptance certificate
shall forward three (3) copies with supporting papers to
the City Secretary for consideration by the City Council at
its next regular meeting.
(4) Compliance Affidavit
An affidavit from the applicant stating that to the best of his
information and belief, the contractor(s) has complied with the
regulations contained in this chapter.
SECTION VI
DEDICATION OF PARK LANDS
Prior to approval of a planned development or a final plat, each applicant shall be required to dedicate
public 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.
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3. Park Improvements means any public improvements, which directly attribute to
the development of parkland for the enjoyment and use by the public. 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 applicant or developer.
4. Holding Costs are any and all costs incidental to the respective tract of land borne
by the respective landowner.
B. CRITERIA FOR PARK LAND DEDICATION
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 shall pay a cash contribution in lieu of parkland
dedication. Applicants may address an appeal to the City Council
relative to cash contributions, and where undue hardship can be proved
by the applicant, the City Council may mitigate the amount of
contribution required by the applicant.
b. Major Subdivision - The developer of any subdivision shall be required to
dedicate public park land or a cash contribution in lieu of park 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
established by the City.
2. Land Dedication Guidelines
a. A applicant 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 land uses 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 first phase reaching seventy-five (75%) percent of
built-out (completion) or before a second phase is requested for final plat
approval,whichever is occurs first.
3. Location and Size
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 Parks and Recreation
Commission relative to suitability, size, potential use, and the physical
characteristics of the site. The Parks and Recreation Commission shall make a
recommendation to the City Council regarding acceptance or rejection of
parkland. Parkland dedication shall be consistent with the Parks and Recreation
Master Plan. Where adjacent subdivision projects join together to create a park
tract of at least twenty (20) or more acres, individual dedications of less than that
specified by the Parks and Recreation Master Plan may be accepted by the City
with a development agreement between the parties. The final decision on
acceptance of parkland shall be made by the City Council.
4. Parkland and Facilities Credit
Applicants may be allowed a credit against the parkland dedication requirement
when improvements, such as recreational facilities are provided for the use of the
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public, as approved by the City Council, However, any allowed credit for
improvements or recreational facilities shall be credited no more than twenty
percent of the overall parkland dedication requirement of the project.
Furthermore, the overall parkland dedicated must be contiguous through the
development and reasonably located so as to provide reasonably equal access
to all residents utilizing the facility.
C. CRITERIA FOR CONTRIBUTIONS IN LIEU OF PARK LAND
1. Cash Contributions
a. The City Manager or their designee may accept cash contributions in lieu
of park land when such contribution is consistent with the intent of the
Parks and Recreation Master Plan and this ordinance.
b. Where the City Manager rejects such contribution, the applicant may
appeal the decision of the City Manager to the City Council after
recommendation from the Parks and Recreation Commission. A letter
from the applicant stating the reasons and circumstances for the appeal
must be delivered to the City Secretary no more than ten (10) days from
the date of the City Manager's decision. The appeal must be placed on
an agenda of the City Council within thirty (30) days from receipt of the
appeal. The applicant or their representative must attend the appeal
hearing before the City Council.
2. Deposition of Cash Contributions
All cash contributions shall be received by the City Manager or a designee. The
City 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 Parks and Recreation Commission may recommend to the City Council that
an applicant provide publicly dedicated park improvements in lieu of the
parkland equivalent of the cash contribution herein or the appraised value of the
project land per acre,whichever is greater
4. All improvements shall be subject to adopted City specifications and codes. The
City Council shall promulgate such specifications, especially in the case of park
and playground equipment.
5. All public improvements made by the applicant may be given credit towards the
suggested park contribution according to:
a. The actual cost the city would have to pay for the equivalent park and
playground equipment improvements at such time improvements is
made.
b. The cost of improvements to provide utilities specifically to the park only
where similar services are not provided to adjacent acreage by the
development.
6. Combinations of Contributions in Lieu of Park Land
Where there is a combination of contributions considered by the applicant, the
Parks and Recreation Commission may recommend to the City Council that an
applicant make a contribution of parkland, cash, and/or park improvements.
Determination of exact contribution amounts shall be determined by the Parks
and Recreation Commission and recommended to the City Council or as
proscribed in this section.
7. Letter of Credit
An irrevocable letter of credit equivalent to the dedicated park land assessed
value shall be given to the City Manager or designee prior to final plat
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recordation. 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 applicant or developer may be
required to dedicate, the land required beyond the respective contribution shall
be reserved for subsequent acquisition by the City.The may choose to locate the
park in another location within the vicinity that will similarly serve the needs of the
public.
9. City May Elect to Hold Such Land By:
a. Purchasing an option to buy the property for a period of time and at a
price as agreed upon by the City and applicant.
b. Indemnifying the land owner for all holding costs for a period of time, said
costs and time period to be agreed upon by the City and applicant.
10. If the City and the applicant cannot agree on criteria for contributions in lieu of
park land, then the 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 or otherwise utilize tools at their
disposal to take action on acquiring the land for the city. 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 by the applicant dedicating the park
land to the City, the applicant 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 applicant to fill the site with
fill materials as designated by the City and take other respective actions specified
in this subsection when such action would be beneficial to the park land. In such
cases, the City Manager or designee shall provide a letter to the respective
applicant or developer stating the allowed materials and the degree of change
allowed within the park site.
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 applicant 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,
attaching a metes and bounds description of the land dedicated for the
publicly dedicated park as provided by the applicant, and which shall be
signed by the developer on or before the subdivision is fifty (50%) percent
built out (completed) or before a second phase is requested for final plat
approval whichever occurs first.
13. Payment of Fees in.Lieu of Land
a. The applicant(s) shall pay the current park fees established by the City of
Cibolo.
b. The applicant(s) shall pay any cash contributions to the City prior to
recordation of a final plat
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c. Should the applicant(s) divide the subdivision into sections, the fee for the
entire subdivision shall be prorated by the number of sections in the
subdivision, and the fee attributable to each section shall be paid prior to
recordation of the final plat and/or at building permit as established by
the City of Cibolo.
14. Underground Utilities
All utilities in parkland shall be underground unless a variance is granted by the
City Council.
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
applicant is responsible for maintaining these markers.
D. GEOGRAPHIC POSITION
All survey benchmarks shall be tied to Geographic Positioning System (GPS) survey datum
as specified by the City.
SECTION VIII
RESERVATIONS
A. PERMITTED PURPOSES
No land contained within the City Limits and in a proposed subdivision shall be reserved for any use
other than a use permitted by the Zoning Ordinance for the district in which the land to be reserved is
located. Land located in the extraterritorial jurisdiction is not subject to City zoning restrictions,but must
follow the regulations of the Subdivision Ordinance and any required building codes adopted by the
city and as allowed by the Texas Local Government Code.
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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. Vacation of a previously dedicated easement or
right-of-way must likewise be indicated as a vacating instrument on the plat.
C. SCHOOLS
The location and size of school sites shall be in accordance with the City of Cibolo Master Plan and
with the requirements of the Universal City-Schertz-Cibolo Independent School District.
SECTION IX
VARIANCES
A. VARIANCE REQUEST PROCEDURE
All variance requests will be processed in accordance with the latest Variance Request Ordinance.
SECTION X
A. AS-BUILT DRAWING REQUIRED
The engineer representing the applicant shall present to city Public Works Department five (5) original
copies and one (1) reproducible copy of the complete "as-built drawings" for all paving, drainage
structures, water lines, sewer lines or other facilities, such as lift stations within thirty (30) days after
completion of the development.
SECTION XI
PENALTIES
A. VIOLATION OF ANY PROVISION OF THIS ORDINANCE
Violation of any provision or provisions of this Chapter by any applicant shall constitute a Class C
misdemeanor and upon conviction of such violation in Municipal Court of the City of Cibolo, shall be
punishable pursuant to this ordinance.
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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SECTION XII
ADMINISTRATIVE RULES
A. Authority
The City Planner or designee is authorized to create and interpret Administrative Rules and
provide written opinions of same. The City Planner or a designee shall create appropriate
rules, which contain policies, criteria and standards and shall be responsible for making
determinations on the application and interpretation of same,. Administrative rules apply
and are the implementation of the ordinances and policies of the City. This ordinance
shall cause these Administrative Rules to be prepared, interpreted, and enforced
administratively.
B. Adoption
Administrative Rules are hereby established and adopted as an enforceable
administrative element of this ordinance.
C. Administrative rules may contain:
1. Design and construction standards and/or manuals;
2. Policies;and Guidelines;
3. Application deadlines and schedules;
4. Fees and fines;
5. Applications;
6. Checklists;
7. Interpretations;
8. Processes;and,
9. Other information as deemed necessary to enforce, interpret or explain the
ordinances and provisions of the City of Cibolo and protect the health,safety and
welfare of the community.
D. Amendments to Administrative Rules
1. Administrative Rules of the City may be updated or amended from time to time. It
is the responsibility of the applicant to be aware of any changes. Administrative
Rules are available through the City Secretary, the Building Official, and the City
Planner's offices.
2. Notice of amendments to Administrative Rules shall be posted for ten (10)
calendar days prior to their effective date. Posting shall occur at City Hall on the
City's Official Bulletin Board or at the City Building Inspections window indicating
where the document is available for review. When available, such notice will be
placed on the City's web site.
3. The City Planner or designee and the City Secretary shall maintain a copy of all
Administrative Rules which will be updated as amendments occur.
4. Amendments are automatically enjoined, have the full authority of this ordinance
and become effective via these administrative rulemaking procedures.
E. Appeal of Determination
An applicant may appeal the determination of the City Planner or designee to the City
Manager, showing cause for their appeal in writing within 10-days of the City Planner's
determination, the City Manager will make a determination regarding the appeal within
30-days. The decision of the City Manager may be appealed to the City Council in writing
within 10-days of that determination. All appeals shall be delivered to the City Secretary's
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office. Appeals to the City Council will be placed on an agenda within 30-days. The
decision of the City Council is final.
SECTION XIII
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. APPLICANT - A person or agency dividing or proposing to divide land so as to create a
subdivision as that term is defined herein.
3. BUILDING HEIGHT - Measured from the finished floor elevation of the foundation to the
uppermost roof ridgeline.
4. 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 City's
water and sanitary sewer system. The cost of the engineer's review will be borne solely by the
applicant who will be billed when the City receives its statement from its engineer.
5. CITY-The City of Cibolo,Texas
6. CITY ENGINEER- A duly qualified and licensed engineer hired by the City, either full-time or on
an"as needed"consulting basis.
7. 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.
8. EASEMENT: A right granted for the purpose of use across, over, or under-private land, used
primarily for utilities.
9. 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.
10. 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
11. 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 belinear and are thus ideal sites for trail development.
12. 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.
13. 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.
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14. MAJOR SUBDIVISION -Requires the full development,including, but not limited to, provisions for
water,electrical and sewer service. (Subdivides more than five (5) acres.)
15. MASTER PLAN - Overall plan for development for the city; includes plans for land use, housing,
water,wastewater, etc.for the future population.
16. MINOR OR RESIDENTIAL STREET-All streets not otherwise indicated.
17. MINOR SUBDIVISION - Areas where water, electrical and sewer services are already provided
and only building specifications are required. (Subdivides five (5) acres or less.)
18. OPEN SPACE - Land, water, and atmosphere, private or public, predominately natural and
undeveloped.
19. PARKLAND - Land designated for recreational use or open space as determined by the City
Council.
20. PLANNING AND ZONING COMMISSION- Planning and Zoning Commission of the City of Cibolo,
Texas.
21. 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 replat.
22. REPLAT-A plat that has been redesigned from the original submitted plan.
23. REVISED PLAT-A resubmitted plat including all revisions as required by the City.
24. REVISED PRELIMINARY PLAT - A plat, which has been previously submitted and is being
resubmitted with, changes.
25. SECONDARY OR COLLECTOR STREET - A continuous street through several residential districts
intended as a connecting street between residential districts and major streets or business
districts.
26. SETBACK—Distance between a property line and a structure.
27. SHALL OR MAY-Shall is always mandatory. May is merely directory.
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 or future.
The following shall be defined as subdivision: testamentary division of property, partnership
division of property upon dissolution, or division of property between two (2) or more owners 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, storm sewer,
and all other services as determined by the City of Cibolo. All utilities shall be located within
the required easement as defined above.
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APPENDIX A
LANDSCAPING AND BUFFERING
1.0. Purpose
The purpose of this section is to establish landscaping and buffering requirements to enhance the
community's ecological, environmental, and beautification efforts as well as its aesthetic qualities. It is the
intent of this section to reduce the negative effects of glare, noise, erosion, and sedimentation caused by
expanses of impervious and un-vegetated surfaces within the urban environment. It is the intent of this
section to preserve and improve the natural and urban environment by recognizing that the use of
landscaping elements can contribute to the processes of air purification, oxygen regeneration,
groundwater recharge, noise abatement, glare and heat, provision of habitats for wildlife, and enhance
the overall beauty of the City and the Extraterritorial Jurisdiction of the City.
2.0. Installation and Maintenance
1. Prior to issuance of a Certificate of Occupancy for any building or structure, all screening and
landscaping shall be in place in accordance with the landscape plan approved as part of the site
plan
2. The property owner shall be responsible for the maintenance of all landscape areas. The areas
shall be maintained so as to present a healthy,neat and orderly appearance at all times.
3. Should any of the plant materials used in any landscaping required under this section die, the
owner of the property shall have ninety (90) days after notification from the City to obtain and
install suitable replacement plant material.Synthetic or artificial lawn or plant material shall not be
used to satisfy the requirements of this ordinance.
4. If seasonal weather conditions make it impractical to install landscaping, or replacement
landscaping, as required herein, a deferral of the required plant installation may requested for a
period not to exceed six (6) months. The applicant shall be required to provide a Letter of Credit,
bond, or escrow depositin an amount sufficient to cover the installation of the required landscape
and irrigation requirements, plus a 10% contingency. Such amount shall be evidenced by an
itemized bid prepared by a qualified contractor. Upon the failure of the applicant to complete the
installation requirements, the City shall have the right to draw upon the letter of credit or escrow. A
deferral may not be requested for any required screening fence or wall.
5. Landscaped areas shall be kept free of trash, litter,weeds, and other material or plants not a part
of the landscaping.
6. All plant material shall be maintained in a healthy and growing condition as is appropriate for the
season of the year.
7. It shall be the duty of any person or persons owning or occupying real property bordering on any
street to prune trees next to the street in such manner that they will not obstruct or shade any street
lights, obstruct vision of traffic signs, or obstruct the view from any street intersection, pursuant to
the City's visibility standards.The minimum clearance of any portion of a tree overhanging a public
street right-of-way shall be fourteen (14) feet, and overhanging a public sidewalk shall be eight (8)
feet. Landscaping within required sight visibility areas at street intersections and site access
driveway shall not exceed a maximum height of two feet (2.0').
8. All landscape materials shall be installed according to American Nursery and Landscape
Association (AN&LA) standards.
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9. Irrigation:
a. All landscaped areas shall be irrigated with an approved automatic underground irrigation
system unless the landscaped area has been designed utilizing xeriscaping methods. All
irrigation systems shall be designed and sealed in accordance with the Texas Commission on
Environmental Quality (TCEQ) and shall be professionally installed. Irrigation shall not be
required for undisturbed natural areas or undisturbed existing trees.
b. Flat spray heads should be utilized under shrubs rather than upward spray heads on risers
above shrubs. Lawn spray heads should have low precipitation rates, run for longer periods of
time, and water infrequently to promote deep root growth for grasses. Irrigation systems must
be equipped with a rain/freeze sensor.
c. The 20% landscaping requirement will be reduced to a 15% requirement for those
developments where 67% of the total required landscaping is devoted to any combination of
the following:
i. Undisturbed natural areas or undisturbed existing trees,
ii. Xeriscape landscape design,
iii. Incorporate porous hose, deep pipe, clay pot lid, porous capsule, perforated drain pipe,
Micro catchment, drip,wick or other comparable alternative irrigation systems for arid
climates, or
iv. Utilize reclaimed, recycled, gray water, non-potable surface water, rainwater or
alternative water harvesting systems in accordance with Texas Commission on
Environmental Quality (TCEQ) standards and the adopted plumbing code.
10. Vegetation other than approved grasses or ground cover six inches (6") in height is prohibited in
any City right-of-way unless authorized by the Zoning Administrator.
3.0.General Landscaping Requirements
1. Trees planted shall be a minimum of three inches (3.0") caliper measured at four feet (4') above
ground level at the time of planting.
2. All trees planted to meet the minimum landscaping, mitigation or preservations requirements of this
section shall be planted so as to provide for no impervious material within the drip line of the tree.
For the purposes of determining the drip line to meet the requirements of this section, the drip line
radius shall be measured as being ten (10) times the caliper of the tree. For example, a six inch (6")
tree will have a sixty inch (60") or five foot (5') radius or a ten foot (10') diameter. Tree wells,
alligator bags or tree grates may be utilized to meet the requirements of this section.The City may,
at its option, require certification by a registered Arborist that adequate space has been provided
for pervious cover beneath the drip line of a tree.
3. Shrubs, vines and ground cover planted pursuant to this section should be good, healthy nursery
stock.Shrubs shall be a minimum of one-gallon container size at the time of planting.
4. Grass areas are encouraged to be planted in species normally grown as permanent lawns in the
City, including Bermuda, Buffalo Grass, Zoysia, or other drought-tolerant grass. Grass areas may be
sodded, plugged, sprigged or seeded, except in swales or other areas subject to erosion which
shall require installation of solid sod. In the event that grass areas are seeded, plugged or seeded,
the City of Cibolo can consider the issuance of a Temporary Certificate of Occupancy to ensure
100%grass coverage.
5. The use of St. Augustine grass is only permitted where structures or trees provide shade for more
than 75%of the day.
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6. New landscaped areas shall be prepared so as to achieve a soil depth of at least six inches (6").
7. The use of architectural planters in nonresidential districts is permitted to count toward the
fulfillment of landscape requirements subject to approval.
8. Developers and homebuilders are encouraged to use xeriscape plant materials on model homes
to promote use of water-wise landscaping.
9. Landscape planting shall not be erected or installed in such a manner as to interfere with traffic
view or impose a safety hazard. Landscaping shall not interfere with clear sight lines at street
intersections or ingress/egress drives to developments.
4.0. Landscape Installation Required
1. A minimum of twenty percent (20%) of the total land area of any proposed multifamily or
nonresidential development shall be landscaped and shall be comprised of trees, shrubs, sod or
other ground cover. In the event of the construction of a phased development, the minimum
twenty percent (20%) requirement shall apply to each phase as it is developed.
2. Landscaping required to satisfy the 20%landscaping requirement shall be provided in accordance
with the following criteria:
a. Not less than forty percent (40%) of the total required landscaping shall be located in
the designated front yard, with the front yard defined as the area between the front
property line and the front of the building. In the case of a corner lot, landscaping
may be installed between the exterior side of the building and the corner street.
b. Approved tree species listed in Section 12.0.1 shall be provided at a ratio of nine (9)
trees per acre of gross lot area, at a minimum ratio of 5 approved shade trees for
every 4 approved ornamental, evergreen &palm trees. Existing trees may be counted
toward meeting the requirements of this section, provided that measures are taken to
ensure that existing trees will survive the site development process.
c. The use of native and adapted, drought tolerant plants is encouraged to meet the
requirements of this section.
d. Artificial plants or turf shall not be counted towards meeting the requirements of this
section.
e. Parking lots and vehicular use areas shall be landscaped in accordance with the
parking lot landscaping criteria described below.
f. Areas used for parking or vehicle storage that are under, on or within buildings are
exempt from the landscaping requirements.
g. In no case shall the application of the landscaping requirements contained herein
require more than 20% of the area of any development to be devoted to
landscaping.
5.0. Parking Lot Landscaping
A minimum of ten percent (10%) of the gross parking areas shall be devoted to living landscaping, which
includes grass,ground covers,plants,shrubs and trees.Gross parking area is to be measured from the edge
of the parking and/or driveway and sidewalks.The following additional criteria shall apply to the interior of
parking lots.
1. Interior landscape areas shall be protected from vehicular encroachment of overhang through
appropriate wheel stops or curbs.
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2. There shall be a minimum of one (1) shade tree planted for each 400 square feet or fraction
thereof of required interior landscape area.
3. Interior areas of parking lots shall contain planting islands located so as to best relieve the expanse
of paving. Such islands shall be a minimum of 200 square feet or ten feet (10') by twenty feet (20')
in size. Smaller sized planting islands may be provided at the end of parking aisles where
appropriate.
4. Planter islands shall contain a combination of trees, shrubs, lawn, ground cover and other
appropriate materials provided such landscaping does not cause visual interference within the
parking area.
5. When an off-street parking or vehicular use area abuts a public right-of-way, except a public alley,
a perimeter landscape area of at least fifteen feet (15') in depth shall be maintained between the
abutting right-of-way and the off-street parking or vehicular area. Appropriate landscaping shall
be installed to create an attractive site presentation. Necessary access ways from the public right-
of-way shall be permitted through this area.
6. When an off-street parking or vehicular use area abuts an adjacent residential property line, all
landscape buffer requirements described below shall be applicable.
6.0. Landscape Plan Required
A landscape plan demonstrating compliance with all landscaping requirements shall be submitted to the
City for approval.The landscape plan may be submitted as a part of the site plan.
1. Qualifications to Prepare Landscape Plans
For all lots greater than 30,000 square feet in area, Landscape Plans shall be prepared by a
Registered Landscape Architect. For lots less than 30,000 square feet, a Landscape Designer or
Landscape Contractor, knowledgeable in plant materials and landscape design may also prepare
the landscape plan. Irrigation plans shall be prepared by a Licensed Irrigator or Landscape
Architect. The Zoning Administrator may reject plans if deemed of insufficient quality or
completeness and require that plans be prepared by a Registered Landscape Architect or a
Licensed Landscape Contractor.
2. The landscape plan shall meet the following standards and contain the following information:
a. Sheet size 24"x 36",or as approved.
b. Acceptable scale: 1"= 10', 1"=20',or as approved.
c. North arrow, graphic and written scale in close proximity.
d. Appropriate title (i.e."Landscape Plan")
e. Title block shall include the project street address,subdivision name,with lot and block
numbers, date of plan preparation (and revisions).
f. Name and address of owner.
g. Name, address and phone of firm preparing plan.
h. Property boundaries and dimensions.
Any existing or proposed easements and utilities shown
j. Width and type of bufferyards labeled on all sides.
k. Location,caliper size and name of all existing trees with a caliper equal to, or greater than
6-inches,which are to be preserved.
Location, quantity,size and name of all proposed plant materials.
m. Provide Bufferyard and Interior Landscape Calculations.
o. Visibility triangles shown.
P. Landscape Architect seal signed and dated.
P. Plant list,with the size and spacing of all plants.
r. Location &footprint of proposed or existing buildings &parking lots.
s. Any berms delineated with one-foot (1') contour intervals.
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t. Any proposed or existing sidewalks.
u. Location of all existing trees with indication as to those to be preserved.
v. Location of all landscaping material to be used including paving, benches,screens,
fountains,statues,walls/fences or other landscaping features;
w. Type of watering system and location of watering source,irrigation,sprinkler, or water
system,including placement of water sources.
x. Description of maintenance provisions of the landscaping plan.
y. Description of how existing trees will be protected during construction.
7.0. Non-residential and Multi-family Landscape Buffer Requirements
1. A non-residential or multi-family use adjacent to a single-family zoning district shall provide a
minimum twenty foot (20') landscape buffer adjacent to the property line of the residential use or
residentially zoned property.A minimum of one (1) shade tree shall be planted for each thirty linear
feet (30') of landscape buffer. A minimum of ten (10) shrubs shall be planted for each fifty linear
feet (50') of landscape buffer. All other areas within the landscape buffer shall be covered with
grass or another solid vegetative cover approved at the time of Site Plan approval.The Buffer Wall
Standards below shall also be applicable.
2. A non-residential use adjacent to a multi-family zoning district shall provide a minimum ten foot
(10') landscape buffer adjacent to the property line of the residential use or residentially zoned
property. A minimum of one (1) shade tree shall be planted for each thirty linear feet (30') of
landscape buffer. A minimum of ten (10) shrubs shall be planted for each fifty linear feet (50') of
landscape buffer. All other areas within the landscape buffer shall be covered with grass or
another solid vegetative cover approved at the time of Site Plan approval. The Buffer Wall
Standards below shall also be applicable.
3. The following standards shall apply when a buffer wall is required:
a. Fences and walls used as a buffer must have a minimum height of 6 feet (6') but may not exceed 8
feet (8') in height. The height restriction shall not apply to decorative or architectural ornamental
elements,such as pilasters and pilaster caps.
b. Fencing and walls shall not be placed within the line of sight as determined by the Sight Triangle.
c. Fences and walls must be constructed of high quality materials, such as decorative block, brick,
stone, woodcrete (decorative concrete), faux stone,wrought iron and comparable materials.The
use of chain-link fencing,with or without slats,sheet metal, railroad ties or like materials may not be
used as a screening wall or fence.
d. Breaks in the fence or wall may be made to provide pedestrian connections to the perimeter of
the site and to adjacent development.
e. In lieu of the masonry or wood screening wall, a combination of screening trees, shrubs and
earthen berms may be constructed to the minimum six-foot height. Earthen berms shall be
constructed with a maximum 1:3 (one vertical to three horizontal) slope. The entire length of the
berm shall be vegetated with dense evergreen plant material.
8.0. Existing Tree Credits
Credits shall only be granted if the trees are in healthy condition and all requirements of the Landscape
and Tree Preservation Ordinance (City of Cibolo Ordinance No. 638) have been met, as determined by the
Zoning Administrator at the time of submitting the Landscape Plan.
1. Existing Tree Credit Calculation
Existing trees which are saved in landscape areas and that can provide protection for at least 75%
of the'Critical Root Zone'will be granted credits toward reducing the required plantings as follows:
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a. Undesirable Trees (Any Size) =0.5 tree credit
b. Approved Tree 6-12 inch Diameter at Breast Height (4.5 feet) = 1.5 Tree Credits
c. Approved Tree 12-inch (or larger) Diameter at Breast Height (4.5 feet) =2.5 Tree Credits
Trees are classified as Approved or as Undesirable in Section 10.6 below.
9.0. Improvements in the Public Right-Of-Way
All unpaved portions of public right-of-way (R.O.W.) must be planted with an Approved grass, as classified
in Section M below. A maximum of ten percent (10%) of the required interior plant material may be placed
within the R.O.W. parkway.Should the applicant elect to provide plantings in the public R.O.W.
10.0.Approved Landscaping Plant List
Landscape plans shall incorporate plantings from the approved species listings. Plants species on the
undesirable tree list shall not be incorporated into landscape plans. Existing undesirable trees,with a caliper
of 6-inches (6") or greater may be preserved and counted as 1 tree credit. Existing undesirable trees smaller
the 6-inches (6"),if retained,shall count as 0.5 (1/2) of a tree credit.
The Zoning Administrator reserves the right to consider other plant species not included in the approved
landscaping plant lists if such plant is appropriate to the South Central Texas climate and is appropriate
within the context of a proposed Landscape Plan.
1.Approved Shade Trees
Common Name Scientific Name
American elm Ulmus Americana
Anaqua Ehretia anacua
Arizona Cypress Cupressus arizonica
Bald Cypress Taxodium distichum
Bigtooth Maple Acer grandidentatum
Black Walnut Juglans nigra
Bur Oak Quercus macrocarpa
Canby's Oak Quercus canbyi
Carolina Basswood Tilia caroliana
Cedar elm Ulmus crassifolia
Chinkapin or Chinquapin oak Quercus muhlenbergii
Chisos red, Graves Quercus gravesii
Durand oak Quercus durandii
Fragrant ash Fraxinus cuspidate
Green ash Fraxinus Pennsylvania
Lacey oak Quercus glaucoides
Little,Texas walnut Juglans microcarpa
Mexican live or Monterrey oak Quercus polymorpha
Mexican sycamore Platanus mexicana
Nuttall Oak Quercus nuttallii
Pecan Carya illinoensis
Red oak Quercus texana
Shin oak Quercus mohriana
Southern live oak Quercus virginiana
Texas ash Fraxinus texansis
Texas red oak Quercus buckleyi (texana)
Texas sycamore Platanus occidentalis
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Vasey oak Quercus pungens var.vaseyana
2.Approved Ornamental, Evergreen and Palm Trees
Aleppo pine Pinus halepensis
Anacacho orchid tree Bauhinia congesta
Bradford Pear Pyrus calleryana
California fan (exotic) Washingtonia filifera
Carolina buckthorn Rhamnus caroliniana
Condalia,brazil Condalia hookeri
Crepe myrtle, etc. (exotic) Lagerstroemia indica,fauriei, and X's
Desert willow Chilopsis linearis
Dwarf Palmetto Sabel minor
Eastern red cedar Juniperus virginiana
Escarpment live oak Quercus fusiformis
Evergreen Sumac Rhus virens
Flameleaf sumac Rhus lanceolata
Goldenball leadtree Leaucaena retusa
Lavender tree Vitex agnus-castus
Mediterranean fan palm (exotic) Chamaerops humilius
Mexican buckeye Ungnadia speciosa
Mexican Palmetto,sable Sabal mexicana
Mexican pinyon pine/Remote pine Pinus cembroides
Mexican redbud Cercis reniformis
Mountain laurel or mescal bean Sophora secundiflora
Possum-haw holly Ilex deciduas
Rusty blackhaw Viburnum rufidulum
Texas Crabapple Mollis texana
Texas or Oklahoma redbud Cercis canadensis var.texensis
Texas Palmetto,sable Sabal texana
Texas persimmon Diospyrus texana
Texas Pistache Pistacia texana
Texas sophora or Eve's Necklace Sophora affinis
Wild olive, Mexican wild olive Cordia boissieri
Yaupon holly Ilex vomitoria
3.Approved Shrubs,Vines, Perennials and Ground Cover
Agarita, Agarito Berberis (Mahonia) trifoliata
Agarita,Tx. Barberry Berberis spp.
Althea, Rose-of-Sharon Hibiscus syriacus
American Beauty Callicarpu americana
Artemesia Artemesia spp.
Asian Jasmine Trachelospermum asiaticum
Asparagus Fern Asparagus sprengeri
Aster Aster spp.
Autumn Sage Salvia greggii
Bird of Paradise Caesalpinia gilliesi
Blue Sage,Mealy Sage Salvia farenaceae
Blue Shrub Sage Salvia ballotaeflora
Bottlebrush Callistemon spp
Bougainvillea Bougainvillea
Brazilian Sky Flower Duranta repens
Buckley Yucca Yucca constricta
Bush Morning-Glory Ipomea fitulosa
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Butterfly Bush Buddleia spp.
Butterfly Vine Mascagnia spp.
Orchid Vine Stigmaphyllon littorale
Cape Honeysuckle Tecoma capensis
Caroline Jessamine Gelsemium sempervirens
Cat Claw Mimosa, Fragrant
Mimosa Mimosa bluncifera
Century Plant Agave americans
Cigar Plants Cuphea spp.
Columbine Aquilegia spp.
Confederate Jasmine,Star Jasmine Trachelospermum jasminoides
Coppertone Loquat Eriobotrya x"Coppertone"
Coral Honeysuckle Lonicera sempervirens
Coral Vine, Rosa-De-Montana,
Queens Wreath Antigonon leptopus
Coralberry Symphoricapus orbiculatus
Dwarf Nandina Nandina domestics "nana"etc.
Dwarf Yaupon Ilex vomitoria nana
Elderberry Sambucus Canadensis
Evening Primrose Oenothera speciosa
Fern Acacia Acacia hirfa
Firecracker Plant Russelia equisetiformis
Fireman's Cap,Coral Tree Erythina crista-galli
Four-nerve Daisy Hymenoxys scaposa
Frogfruit Phyla humilis
Gayfeather Liatris spp.
Giant Liriope Liriope gigantea
Golden Shrub Daisy Euryops pecinatus
African Bush Daisy Gamolepis chrysanthemoides
Guara Gaura spp
Hawthorn Crataegus spp.
Heartleaf Hibiscus Hibiscus cardiophyllus
Hibiscus,Texas Star Hibiscus coccineus
Hummingbird Bush Anisacanthus spp.
Illinois Bundleflower Desmanthus illinoensis
Iris Iris spp
Italian Jasmine Jasminium floridum
Juniper Juniper spp
Lady Banksia Rose Rosa Banksiae
Lantana Lantana spp.
Lily Turf, Liriope (Std., "Big Blue") Liriope muscari vars
Lindheimer Senna Cassia lindheimeriana
Mexican Bird of Paradise Caesalpinia mexicana
Mexican Butterfly Weed Asclepias tuberosa
Mexican Flame Vine/Love Vine Senecio confuses
Mexican Marigold Tagetes Ilucida
Mexican Oregano Poliomentha longiflora
Mexican Shrimp Plant Justicia suberecta
Mist Flower Eupatroium spp.
Mondo Grass, Monkey Grass Ophiopogon japonica
Mountain Sage Salvia regla
Nandina Nandina domestics spp.
Narrow-leaf Yucca Yucca agustifolia
Passion Vine Passiflora allatocaerrulea (P.pfordtii)
Passionflower Passifloria incarnate
Pigeonberry Rivina humilis
Pink Skullcap Scutelleria spp.
Pomegranate (Regular and Dwarf) Puncia granatum
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Prairie Phlox Phlox spp.
Primrose Jasmine Jasminum mesnyi
Primrose Primrose spp.
Prostrate Rosemary Rosemarinus officinales vars.
Purple Coneflower Echinacea purpurea
Red Yucca Hesperaloe parviflora
Rock Rose Pavonia lasiopetala
Rosemary Rosemarinus spp.
Salvia Salvia spp.
Santolina Santolina spp.
Shrimp Plant Justicia spp.
Silk Tassel Garrya ovata lindheimer
Softleaf Yucca Yucca pendula
Sotol Dasylirion spp.
Spanish Dagger Yucca treculeana
St.John's Wort Hypericum spp
Texas Clematis,Scarlet
Leatherflower Clematis texensis
Texas Elbow Bush Foresteriera pubeseebs
Texas Silverleaf,Sage, Cenizo Leucophyllum frutescens
Texas Wisteria Wisteria macrostachya
Thompson Yucca Yucca thompsonia
Trumpet Vine,Trumpet Creeper Campsis radicans x"Madame Galen"
Turk's Cap Malvaviscus drummondii
Twisted-leaf Yucca Yucca rupicola
Verbena Verbena spp.
Virginia Creeper Parthenocissus quinquefolia
Wax Myrtle-Dwarf,Standard Myrica cerifera
White Bush Honeysuckle Lonicera albiflora
Winecup Callirhoe involuerata
Wisteria,evergreen Wisteria millettia veticulata
Witchhazel Hamamelis virginiana
Yarrow Achillea millefolium
Yew Podocarpus macrophyllus
Yucca Yucca spp.
4.Approved Ornamental Grasses
Bamboo Muhly Muhlenbergia dumosa
Big Bluestern Andropogon gerardii
Deer Muhly Muhlenbergia rigens
Eastern Gama grass Tripsacum dactyloides
Gulf Muhly Muhlenbergia capillaris
Indian Grass Sorghastrum natums
Inland Sea Oats Chasmanthium latifolium
Lindheimer Muhly Muhlenbergia lindheimer
Little Bluestem Schizaachyrium scoparium
Mexican Feathergrass Stipa tenuissima
Pine Muhly Muhlenbergia dubia
Seep Muhly Muhlenbergia reverehonii
Sideoats grama Bouteloua curtipendula
Switch Grass Panicum virgatum
Weeping Muhly Muhlenbergia dubioides
Western Wheatgrass Agropyron smithii
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5.Approved Turf Grasses*
Bermuda grass Cynodon dactylon var.dactylon
Buffalo grass Buchloe dactyloides
Blue Grama Bouteloua gracilis
Zoysia Grass Varieties Zoysia sp.
*The City will consider additional varieties of turf grass that have summer dormancy characteristics.
Summer dormancy is defined as the ability of turf grass to survive without water for a period of sixty (60)
consecutive days during the months of May through September.
6. Undesirable Trees
Common Name Scientific Name
Arizona Ash Fraxinus velut
Ashe-Juniper, Mountain Cedar Juniperus ashei
Box Elder Acer negundo
Chinaberry tree Melia azedarach L.
Chinese Loquat or Loquat Eriobotrya japonica
Chinese Parasol/Varnish Tree Firmiana simplex
Chinese Tallow Sapium sebiferum
Golden-Rain Tree Koelrenteria paniculata
Huisache or Sweet Acacia Acacia farnesiana
Japanese Plum Prunus salicina
Ligustrum or Privet Ligustrum japonicum
Lombardy Popular Populus nigra "italica"
Mesquite Prosopis glandulosa
Mimosa Albizia julibrissin
Paper Mulberry Broussonetia papyrifera (L.) L= (Her.ex.Vent.)
Saltcedar Tamarix ramosissima Ledeb.
Sugarberry or Hackberry Celtis laevigata
Tree of Heaven Ailanthus altissima
Section 11.0 Variances
The Planning and Zoning Commission shall have the authority to hear requests for variances to this
ordinance when the literal enforcement of these requirements would result in creation of an unnecessary
hardship or impractical application of the plan considering the physical characteristics of the lot or parcel
of land in question. All of the application requirements, variance hardship criteria, legal notice procedures,
and application filing fee required for the granting of a variance to the Zoning Ordinance shall be
applicable.
Section 12.0 Enforcement
The owner of a building or premises in or upon which a violation of any provision of this ordinance has been
committed or shall exist, or the lessee or tenant of an entire building or entire premises in or upon which a
violation has been committed or shall exist, or the agent, architect, building contractor, or any other
person,firm or corporation who commits, takes part or assist in any violation, or who maintains any building
or premises in or upon which such violation exists, shall, upon conviction, be fined not more than five
hundred ($500.00) per offense. Each day that such violation occurs continues as a separate offense.
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ARTICLE 2
TREE PRESERVATION (Ord. No. 638)
The provisions of this ordinance shall apply to all developments including commercial, industrial,
single and multifamily, and other developments within the corporate limits of the City.
Purpose and Intent
The purpose of this ordinance is to encourage the preservation of mature trees which once
removed can be replaced only after generations, to preserve protected trees during
construction and to control the removal of protected trees when necessary. It is the intent of this
ordinance to achieve the following:
• Prohibit the indiscriminate clearing of property.
• Protect and increase the value of residential and commercial properties within the City.
• Maintain and enhance a positive image for the attraction of new business enterprises to
the City.
• Protect healthy quality trees and promote the natural ecological environmental and
aesthetic qualities of the City.
• Help provide needed shaded areas in order to provide relief from the heat by reducing
the ambient temperature.
Affectivity
All developments for which a Master Plan has not yet been submitted as of the effective date of
this ordinance shall be subject to the requirements for tree protection and replacement
specified herein.
Private Property
Agricultural: Property zoned agricultural and being actively used for agricultural purposes shall
be exempt from the requirements specified herein.
Homeowners
The owner of a residence of Iwo acres or less who uses the residence as a homestead shall be
exempt from the tree protection and replacement requirements of this ordinance as it pertains
to that residential property.
Exceptions
A tree removal permit and tree protection and replacement requirements shall not be required
under any of the following circumstances:
• Damaged/Diseased Trees: The tree is dead, diseased, damaged beyond the point of
recovery, in danger of falling, or endangers the public health, welfare or safety as
determined by the City Administrator/City Manager or their designee.
• Utility Service Interruption: The tree has disrupted a public utility service due to a tornado,
storm, flood or other act of nature. Removal shall be limited to the portion of the tree
reasonably necessary to reestablish and maintain reliable utility service.
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• Business Interests: The following business ventures shall be exempt from the requirements
specified herein as follows:
• Landscape Nursery: All licensed plant or tree nurseries shall be exempt from the tree
protection and replacement requirements and from the tree removal permit
requirements only in relation to those trees planted and growing on the premises which
are so planted and growing for the sale to the general public.
• Golf Course: Golf courses shall be exempt from the tree protection and replacement
requirements and from the tree removal permit requirements for removal of protected
trees within areas designated as tee boxes, fairways or greens. All other areas shall be
subject to these requirements.
Deferral
The Planning and Zoning Commission shall be allowed to consider variances to the tree removal
permit and tree replacement plan where literal enforcement would result in creation of an
unnecessary hardship on impractical application of the plan considering the physical
characteristics of the lot or parcel of land in question.
1.00 DEFINITIONS
• Contiguous Residential Lots- Contiguous lots include three or more adjoining lots DBH -
Diameter-at-breast-height (caliper) is tree trunk diameter measured in inches at a height
of 4.5 feet above the ground. If a tree splits into multiple trunks below 4.5 feet, the tree
shall be measured in two places, the narrowest point beneath the split and '/2 the sum of
the calipers of the trunks immediately above the split. Whichever is the greater
measurement is to be the measurement applied. If there is no single trunk above ground
level to measure, the measurement shall be the sum of the main trunk, plus '/2 of all other
branches of the calipers of the various trunks at breast height.
• Drip Line - A vertical line run through the outermost portion of the canopy of a tree and
extending to the ground.
• Governmental Entity - City of Cibolo, Independent School Districts, State and County
property; property owned by the United States of America or other federal agencies.
Examples of this would include City Hall, public parks, Corps of Engineers property, State
R.O.W., library, fire stations,water tower sites or similar properties.
• Mitigation -Tree replacement with an authorized species.
• Multi-Trunk Tree-Tree with more than one trunk arising at or near the ground.
• Protective Fencing - Snow fencing, chain link fence, barbed wire fence, orange vinyl
construction fencing or other similar fencing with a four foot (4') approximate height.
• Pervious-Water will permeate the surface.
• Protected Trees -Trees having a 6-inch DBH and not belonging to the unauthorized
species list.
• Heritage Trees -Trees having a 24-inch DBH and not belonging to the unauthorized
species list.
• Root Protection Zone (RPZ) - The area of undisturbed natural soil around a tree defined
by a concentric circle with a radius equal to the distance from the trunk to the outermost
portion of the drip line. As a practical matter, this is the acute portion of the tree's root
system. Approximately ninety percent (90%) of the tree's root mass occurs within the top
three feet of the soil and most of the fine feeder roots which collect moisture and
nutrients are located in the top six inches (6") of the soil. Typically, a tree's root system
extends as much as two to three times the distance from the trunk to the dripline.
• Tree Affidavit -Affirmation by the developer/land owner that there are not heritage or
protected trees in a proposed development or subdivision.
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• Tree Crown - Parts of the tree above the trunk including leaves, branches, limbs and
scaffold: the uppermost part of the tree.
• Tree Preservation/Removal Permit- Permit required when heritage/protected trees are to
be removed.
2.00 REPLACEMENT AND PROTECTION OF EXISTING TREES
Developers/subdividers must submit a tree affidavit or a tree preservation plan with their
preliminary plat. However, a tree preservation plan must be submitted no later than when a
building permit is requested. Either a tree affidavit or tree preservation/removal permit is required
for approval of final plats by the Planning and Zoning Commission and City Council. Any tree
plan or survey which shows that protected or heritage trees will be removed, shall be
accompanied by a tree removal application and a plan for replacement pursuant the tree
replacement definition. The burden shall be upon the applicant to show the necessity for all
trees being removed. No person, directly or indirectly, shall cut down, destroy, remove or move,
or effectively destroy through damaging, any protected tree situated on property regulated by
this ordinance without first obtaining a tree-removal permit unless otherwise specified in this
ordinance, except as follows:
a. Right-of-way owned or leased by a governmental entity as of the effective date of this
ordinance.
b. Property owned or leased by a public utility excluding property used for administration
offices or functions.
2.01 TREE REMOVAL PERMIT
Existing protected or heritage trees shall not be removed from the land without first obtaining a
tree removal permit:
A. A tree affidavit is used when there are no heritage or protected trees in the proposed
development; or, when no heritage tree will be damaged or removed; or when no protected
tree will be damaged or removed except in that area inside the proposed building footprints or
inside the street rights-of-way and drainage and utility easements for residential development.
B. An application for a tree preservation/removal permit is submitted when protected trees will
be removed except inside the setbacks, street rights-of-ways and drainage and utility
easements for residential development. A tree preservation plan/removal permit is required for
the removal of a heritage tree regardless of its location. A tree preservation plan with an
inventory of existing trees is required in order to calculate diameter-inches that will be removed
versus number of inches that will be preserved. In addition, a tree preservation plan includes
notes on methods of tree protection during construction and justification for removing protected
or heritage trees.This permit will be issued after the City Code Enforcement Office has evaluated
and approved the tree preservation plan.
2.02 TREE PRESERVATION PLAN
A. At a minimum a tree preservation plan includes:
1) Existing/proposed topography
2) Location of property lines, easements, approaches, right-of-ways, setbacks, parking
areas, and sidewalks;
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3) Location, species, and size in DBH of each heritage tree and each protected tree
except those located inside the footprint of proposed structures (for commercial
development). Driveways and parking facilities are included as structures.
4) Tree inventory that summarizes total number of DBH inches to be removed and to be
preserved (trees down to 1 and '/2 inch DBH can be used in calculating preservation
diameter inches).
B. Existing protected or heritage trees shall not be removed from the land without first obtaining
a tree preservation/removal permit from the City. The land developer will submit a tree
preservation plan and inventory to the City Code Enforcement Office.
C. The City Code Enforcement Office has the approval authority for all tree preservation plans
and will make note of the tree preservation plan approval on their plat review. Specifically, it will
be noted that the tree preservation plan meets the City's requirements and is on file with the plat
in the Code Enforcement Office.
D. Substitution by a mitigation tree species not on the Authorized Species list in Section 5.00 may
be submitted for approval on a case by case basis.
2.03 TREE PROTECTION AND PLANTING
A. Tree protection will be installed before any site work is initiated and maintained for the
duration of the construction work.
1) It will consist of fencing (orange mesh or chain link) placed around the RPZ.
2) No vehicles or construction materials/debris will be allowed in the RPZ.
3) No equipment shall be cleaned or other liquids deposited within the limits of the dripline
of any Protected Tree. This includes, but is not limited to, paint, oil, solvents, asphalt,
concrete, mortar, or other materials;
4) No signs, wires, or other attachments, other than those of a protective nature, which
have been approved in the Tree Disposition Plan, shall be attached to any Protected
Tree;
5) Trespassing or throwing trash into a Protective Fence area is prohibited.
6) Any damage done to tree crowns or roots will be repaired immediately and any wounds
on live oaks will be painted with pruning paint within 60 minutes to prevent oak wilt.
7) Wells or retaining walls around the RPZ will be used if proposed finished grades will raise or
lower the natural RPZ grade by more than 6 inches.
8) The finished RPZ will be pervious except for those areas excluded in paragraph 12 below.
9) For commercial, multifamily and other developments; a minimum of 25%of the total DBH
must be preserved.
10) For single family residential development of single or contiguous lots; contiguous lots
include three or more lots, a minimum of 50%of total DBH must be preserved.
11) For individual lots, 45%of total DBH must be preserved.
12) Utility and flatwork per the original builder's plan are exempt for up to 45% of the RPZ.
B. Even though the preservation standard is met, a permit is still required to remove heritage
trees and protected trees. There is a mitigation requirement imposed for the removal of any and
all heritage trees, and for the removal of any and all protected trees.
C. Residential home builders in the City of Cibolo are henceforth required to provide and plant,
or allow to remain, a minimum of 2 approved trees per single dwelling lot. When mature, the
species planted will have an average crown greater than 15 feet in diameter. Trees planted or
allowed to remain shall have minimum 2 inch DBH and an overall height of at least 8 feet when
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planted. Trees may be planted within the City's right of way only if approved by the City in
accordance with the Texas Transportation Code, Chapter 316, Subchapter A, Sections 316.002
and 316.003.
D. For single family residential developments; each residence will have a minimum of 2
approved trees.
E. Each tree will have a 2 inch DBH minimum.
F. All trees shall be of an approved/authorized species. (See 5.0 Authorized Species)
G. Site plans should accommodate existing trees by providing islands in parking lots, grading,
and landscaping surrounding structures. In commercial, multifamily, and other developments,
trees will be added to the landscape, as necessary, to have the equivalent of 4 inch DBH per 50
feet of street frontage.
H. Protected trees are mitigated at a ratio of 1 inch to 1 inch. Heritage trees are mitigated at a
ratio of 3 inches for every one inch of removed tree. Mitigated trees will be approved trees. (see
the authorized species list) and have a minimum DBH of 2 inches.
I. In Multi-family developments (apartments. condos, town homes, and modular home parks),
there will be a minimum of one preserved or planted tree for each dwelling unit.
3.00 FEES FOR PERMITS
At the time of application, the following fees are required
Tree Affidavit$25.00
Tree Preservation/Removal Permit$25.00 PLUS $10 PER SUBDIVISION UNIT
4.00 PENALTY
Upon conviction violators shall be deemed guilty of a Class C Misdemeanor and shall be fined
five hundred ($500.00) dollars, per violation, per day, and each violation shall be a separate
offense, and each day the violation exists shall constitute a separate offense.
5.00 AUTHORIZED TREE SPECIES
Authorized species:
Live oak-Quercus virginiana
Shumard red oak-Quercus shumardii
Chinquapin oak-Quercus muehlenbergii
Bur oak-Quercus macrocarpa
Lacey Oak-Quercus glauco ides
Pecan-Carya illinoinensis
Chinese pistache-Pistacia chinensis
Cedar elm-Ulm us crassifolia
Texas Red bud-Cercis canadensis var texensis
Bradford pear-Pyrus calleryana
Persimmon-Diospyros texana
Crepe myrtle-Lagerstroemia indica
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Monterrey Oak-Quercus polymorpha
Texas Mountain Laurel-Sophora secundiflora
Unauthorized species:
Ash juniper/mountain cedar-Juniperus ashei
Cottonwood-Populus deltoides var.
Sycamore- Platanus occidentalis
Hackberry-Celtis occidentalis var.
Mulberry-Morus sp.
Chinaberry-Sapindus drummondii
Box elder-Acer negundo
Chinese tallow-Sapium sebiferum
Mesquite-Prosopis glandulosa var. glandulosa
Huisache-Acacia farnesiana (A. smog
Willow-Salix sp.
Arizona ash-Fraxinus velutina
Silver Maple-Acer saccharinum
*Trees from unauthorized species list may be allowed to remain but not counted as required
trees.
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ARTICLE 3
DESIGN STANDARDS
LOTS AND BLOCKS(Ordinance 686)
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
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
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that has been approved on an overall preliminary plat. Lot numbers must be approved by the
city.
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 in the city or ETJ. Septic system shall be designed by a Texas Commission on
Environmental 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(SEE ADDITIONAL
SPECIFICATIONS BELOW IN TABLE 1)
- - =,
- • - — -- - =e
- •--- - - -- - -
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 2B Residential Single Family Standard Lot,55 foot width
d. Zoning District R 2D -Residontial Single Family Standard Lot, Dotachod Carago
e. Zoning District R-3 Residential Single Family Standard Lot,50 foot width
f. Zoning District R-3D Residontial Single Family Standard Lot, Dotachod Garago
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
I. Zoning District C 1 Commercial (Light)
m. Zoning District C 2 Commercial (Medium)
n. Zoning District C-1 R Commercial Light Density Retail
o. Zoning District C 2R Commercial Medium Density Retail
p. Zoning District NS Neighborhood Sorvicos
q. Zoning District C 3R Big Box Retail
r. Zoning District I 1 Industrial (Light)
s. Zoning District 12 Heavy Industrial
t. Zoning District PK Parkland/Opon Space
u. Zoning District OP Open Space/Park
v. Zoning District PD Pre Development
w. Zoning Special SO Overlay District
x. Zoning District 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 uso, primarily dovotod to low
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'
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Unified Development Code
City of Cibolo
(6) Minimum Side Setback 5'
(7) Maximum Height of Principal Building 35'
(8) Maximum Lot Coverage 10;.
(9) ETJ Classification Low Density
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.
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'
(1) Minimum Front Setback 20'
(5) Minimum Rear Setback 15'
(6) Minimum Side Setback 5'
(7) Maximum Height of Principal Building 35'
(8) Maximum Lot Covcrago 10%
(9) ETJ Classification Medium Density
1. 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'
(1) Minimum Front Setback 20'
(5) Minimum Rear Setback 10'
(6) Minimum Side Setback 5'
(7) Maximum Height of Principal Building 35'
(8) Maximum Lot Coverage 40%
(9) ETJ Classification Medium to High Density
_ _ _
_re
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 1,500 sq.ft.
(2) Minimum Lot Width 15'
(3) Minimum Lot Depth 80'
(1) Minimum Front Setback 20'
(5) Minimum Rear Setback 15'
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Unified Development Code
City of Cibolo
(6) Minimum Side Setback 10' (1 side)
(7) Maximum 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 uscs in district R 3, two family dwellings, townhouse dwellings,
•
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_Sevotpge 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 to preserve areas of high density land use primarily for the location
and placement of mobile/manufactured/modular homes.
b. Permitted uses and uses permitted in district C 2 and mobile/manufactured/modular homes.
c. Specific uses subject to site plan approval, 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 10'
(7) Maximum Height of Principal Building 1 story
(8) Maximum Lot Coverage 50%
(9) ETJ Classification Manufactured Housing Parks
8. Zoning District C 1, Commercial (Light)
a. Intent to establish and preserve areas of Medium Density land us, primarily devoted to
general commercial and high density residential development and other non industrial-i.iseT
b. Permitted uses all permitted uses in the MF district, offices, services, family oriented
are conducted wholly within an enclosed building or buildings. No
mobile/manufactured/modular homes.
c. Specific 6iscs subjoct to site plan approval, other non industrial activities which entail either
unenclosed operations and storage, contractors storage and equipment yard, light
- - _ _ _ _ _ _ , _e /taverns, paint an body shop or other business emitting--rnauseous
fumes or chemicals, mortuary, filing stations, bookstores, adult entertainment clubs, day care
centers.
d. Lot Design Requirements
(1) Minimum Lot Area None
(2) Minimum Lot Width P1sae
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Unified Development Code
City of Cibolo
(3) Minimum Lot Dopth Nono
(1) Minimum Front Setback 25'
(5) Minimum Rear Setback 6'
(6) Minimum Side Setback 6'
(7) Maximum Lot Covorago 75%
(7) Maximum Height of Principal Building 60'
(8) ETJ Classification Commercial
9. Zoning District C 2,Commercial (Medium)
a. Intent to establish and preserve areas of high density land use, primarily designated for light
industrial development
b. Permitted uses all permitted uses in the C 1 district, light industrial establishmonts with all
associated operations and storage contained within an enclosed building. No
mobile/manufactured/modular h-homes.
d. Lot Design Requirements
(1) Minimum Lot Area 10,000
{2) Minimum Lot Width 100'
(3) Minimum Lot Depth 100'
(1) Minimum Front Setback 25'
(5) Minimum Rear Setback 6'
(6) Minimum Side Setback 6'
(7) Maximum Lot Covorago 80;
(7) Maximum Height of Principal Building Variablo
(8) ETJ Classification Commercial
-1'Q. Zoning District 11, Industrial (Light)
-
industrial development.
associated operations and storage contained within an enclosed building. No
mobile/manufactured/modular-homes
c. Specific uses subject to site plan approval, heavy industry provided that the external physical
storage, contractor storage and equipment yard, and paint and body shop or ether
d. Lot Design Requirements
(1) Minimum Lot Area Nono
(2) Minimum Lot Width Nono
(3) Minimum Lot Dopth Nono
(1) Minimum Front Setback 25'
(5) Minimum Rear Setback 6'
(6) Minimum Side Setback 6'
(7) Maximum Lot Covorago 80;,
(7) Maximum Height of Principal Building 60'
(8) ETJ Classification Industrial
11. Zoning District OP, Open Space/Park
-- --- -- - - - - - •e
= ---= _ - •
residents.
- --- -- , - --• -- - - - - - - - --- - - _- •=•
city.
c. Spocific uses to bo considered by the Planning and Zoning Commission and City Council of
Cibolo.
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Unified Development Code
City of Cibolo
12. Zoning District PD, Pre Development
a. Intent newly annexed property is given the zoning of PD, Pre Development District. This is
Planning and Zoning Commission and City Council of Cibolo. the city.
b. Specific uses to bo considered by tho Planning and Zoning Commission and City Council of
Cibolo.
13. Zoning District SO,Special Overlay
a. Intent special overlay districts may be established when it is determined additional zoning
requirements, as authorized by the Zoning Ordinance, are applicable tb certain areas witiia
the city. This special overlay district will not change the existing zoning classification and its
general welfare of the City.
The City of Cibolo, Texas must forward a public hearing and proper notice to all affected
parties, in accordance with the notice procedures prescribed under the Zoning Ordinance.
Authorization of special overlay districts must be recommended by the Planning and Zoning
Commission and approved by the City Council.
b. Permitted uses soo Cibolo Zoning Ordinance
Zoning Land Use Lot Lot Lot Front Rear Side Max. Max.Lot ETJ
District Classification Area Width* Depth* Setback* Setback* Setback* Hgt(3) Cover Classification
R-1 SFR Large Lot 10K SF 100' 100' 30' 20' 5' 35' 40% Low Density
R-2 SFR Standard Lot 6K SF 60' 100' 20: 15' 5' 35' 40% Medium Density
R 2M SFR Small Lot
Front Entry 6K SF 55' 100' 20' 10' 5' 35 40% Medium to High Density
Rear Entry 6K SF 55' 100' 10' 20' 5' 35 40% Medium to High Density
R 3G SFR Garden Home
I Front Entry 5K SF 50' 110' 20' 10' 10'1-side 35 40% Medium to High Density
Rear Entry 5K SF 50' 110' 10' 20' 10'1-side 35 40% Medium to High Density
R-4 SFR Small Lot 7.5K SF 75' . 100' 25' 15' 5' 35' 50% Medium Density
MF MFR 7.5K SF 75' 100' 25' 15' 5' 35' 50% High Density
MH Manufactured SFR(4) (1)(2) 50' 100' 25' 20' 10' 1 story 40% Manufactured housing
C-1 Commercial(Light) None None None 25' 6' 6' 60' 40% Commercial
C-2 Commercial(Medium) 10,000 100' 100' 25' 6' 6' Varies 40% Commercial
I-1 Industrial(Light) None None . None 25' 6' 6' 60' 40% Industrial
OP Open Space/Park N/A N/A N/A N/A N/A N/A N/A N/A Open Space/Park
PD Pre-Development N/A N/A N/A N/A N/A N/A N/A N/A I Pre-Development
SO Overlay District N/A N/A N/A N/A N/A N/A N/A N/A Overlay District
(1)10,00/3 Units Rus 1,800/additional unit E
(2)No more than 24 unit/acre
(3)Of principal building
(4) In a manufactured home park
*All lot and setback dimensions listed are minimum requirements.
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Unified Development Code
City of Cibolo
1. For the Purpose of this ordinance,the City of Cibolo is hereby divided into twenty (20) districts
as follows:
a. Zoning District SF-1 Rural Residential
b. Zoning District SF-2 Suburban Residential (2.0 to 5.5 dwelling units/acre)
c. Zoning District SF-3 Mixed-Density Residential (5.5 to 12.5 dwelling units/acre)
d. Zoning District MF-1 Multi-Family Residential (Max. Density 18 dwellings/acrel
e. Zoning District MF-2 Multi-Family Residential (Max. Density 24 dwellings/acre)
f. Zoning District MH-1 Manufactured Home Residential
g. Zoning District MH-2 Mobile Home Residential
h. Zoning District C-1 Neighborhood Commercial
i. Zoning District C-2 Old Town/Town Center
j. Zoning District C-3 Retail/Office
k. Zoning District C-4 General Commercial
I. Zoning District PF Public Facilities
m. Zoning District I-1 Light Industrial
n. Zoning District 1-2 Heavy Industrial
o. Zoning District PUD Planned Unit Development
p. Zoning District OT Old Town Overlay District
q. Zoning District 78 FM 78 Overlay District
r. Zoning District TC Town Center Overlay District
s. Zoning District AG Agricultural
2. Zoning District SF-1, Rural Residential
a. Intent - This district is established for large-lot single-family residential housing and agricultural
use. It is consistent with a very low density suburban/exurban environment with housing
arranged in conventional detached format with a maximum density of 2.0 units per acre.
These lots contribute to the semi-rural setting of the City and are protected from incompatible
uses.Mobile/manufactured/modular homes are not 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, and private
recreational amenities.
d. Lot Design Requirements
(1) Minimum Lot Area 21,000 sq.ft.
12) Minimum Lot Width 85'
(3) Minimum Front Setback 35'
J4) Minimum Rear Setback 25'
(5) Minimum Side Setback 10'
(6) Maximum Height of Principal Building 45'
(7) Maximum Lot Coverage 35%
(8) ETJ Classification Low-Density Residential
3. Zoning District SF-2,Suburban Residential
a. Intent - This district is established for traditional suburban development of single-family
detached dwellings in a medium density setting of 2.0 to 5.5 units per acre. Higher intensity
residential development serves as a buffer to protect this area from incompatible and
nuisance issues.Mobile/manufactured/modular homes are not 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, places of worship,
schools.
d. Lot Design Requirements
(1) Minimum Lot Area 6,500 sa.ft.
(2) Minimum Lot Width 55'
(3) Minimum Front Setback 25'
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Unified Development Code
City of Cibolo
(4) Minimum Rear Setback 5'
(5) Minimum Side Setback 5'
(6) Maximum Height of Principal Building 35'
(7) Maximum Lot Coverage 50%
(8) ETJ Classification Low to Medium-Density Residential
4. Zoning District SF-3, Mixed-Density Residential
a. Intent - The mixed-density residential district enables higher density (5.5 to 12 units per acre)
housing types, such as townhomes, garden homes, or duplex/triplex to be developed in closer
proximity to collector streets. The district is intended to complement the suburban district and in
infill areas of the Town Center, serving as a transitional use between commercial and single
family uses.Mobile/manufactured/modular homes are not 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, places of worship,
schools.
d. Lot Design Requirements
(11 Minimum Lot Area 6,000 sq.ft.
(2) Minimum Lot Width 50'
(3) Minimum Front Setback 10'
(4) Minimum Rear Setback 5'
(5) Minimum Side Setback 5'
(6) Maximum Height of Principal Building 35'
(7) Maximum Lot Coverage 60%
(8) ETJ Classification Medium to Medium High Density Residential
5. Zoning District MF-1, Multi-Family Residential
a. Intent-This district provides for attached, multiple family residential use to a maximum density
of 18.0 units per acre, situated with access to an arterial roadway. It is intended to be located
near retail and office use to provide convenient service. Its scale is complementary to the
Town Center and provides pedestrian access to surrounding service uses. Mobile/
manufactured/modular homes are not permitted.
b. Permitted uses - townhomes, condominiums and apartments not to exceed eighteen (18)
dwelling units per acre, and cluster housing not to exceed fifteen (18) units per acre.
Mobile/manufactured/modular homes are not permitted.
c. Specific uses -subject to site plan approval, private recreational amenities, places of worship,
schools.
d. Lot Design Requirements
(1) Minimum Lot Area 20 acres
(2) Minimum Lot Width 40'
(3) Minimum Front Setback 15'
(4) Minimum Rear Setback 5'
(5) Minimum Side Setback 5'
(6) Maximum Height of Principal Building 35'
(7) Maximum Lot Coverage 75%
(8) ETJ Classification Medium High to High Density Residential
6. Zoning District MF-2, Multi-Family Residential
a. Intent-This district provides for attached, multiple family residential use to a maximum density
of 24 units per acre, situated with access to a major arterial roadway or highway. It is
intended to be located near retail and office use to provide convenient service, and access
to regional facilities for its residents.
65
Unified Development Code
City of Cibolo
b. Permitted uses - townhomes, condominiums and apartments not to exceed eighteen (24)
dwelling units per acre, and cluster housing not to exceed fifteen (24) units per acre.
Mobile/manufactured/modular homes are not permitted.
c. Specific uses-subject to site plan approval, private recreational amenities.
d. Lot Design Requirements
(1) Minimum Lot Area 30 acres
(2) Minimum Lot Width 35'
(3) Minimum Front Setback 15'
(4) Minimum Rear Setback 5'
(5) Minimum Side Setback 5'
(6) Maximum Lot Coverage 45%
(7) Maximum Height of Principal Building 45'
(8) ETJ Classification High Density Residential
7. Zoning District MH-1, Manufactured Home Residential
a. Intent - The Manufactured Home District is established to provide a single family residential
zoning district most appropriate to an established neighborhood that contains predominantly
manufactured home residences. This district allows for HUD-Code manufactured homes,
modular homes, or other site-built homes on individual lots and provides for a diversity of
housing options. Maximum density is limited to 5.5 dwelling units per acre.
b. Permitted uses—manufactured/modular homes.
c. Specific uses-subject to site plan approval, private recreational amenities.
d. Lot Design Requirements
(1) Minimum Lot Area 9,000 sq.ft.
J2) Minimum Lot Width 75'
(3) Minimum Front Setback 25'
(4) Minimum Rear Setback 20'
(5) Minimum Side Setback 10'
(6) Maximum Height of Principal Building 35'
(7) Maximum Lot Coverage 40%
(8) ETJ Classification Manufactured/Modular Residential
8. Zoning District MH-2,Mobile Home Park
a. Intent-The MH-2 Mobile Home Park District is intended to provide locations for development of
mobile home residence parks. Homes in this district shall be restricted to mobile homesas
defined by the U.S. Department of Housing And Urban Development. Maximum density is
limited to 4.0 dwelling units per acre.
b. Permitted uses — mobile homes, as defined by the U.S. Department of Housing And Urban
Development
c. Specific uses-subject to site plan approval, private recreational amenities.
d. Lot Design Requirements
(1) Minimum Lot Area 7,500 sq.ft.
12) Minimum Lot Width 55'
(3) Minimum Front Setback 20'
(4) Minimum Rear Setback 10'
(5) Minimum Side Setback 5'
(6) Maximum Height of Principal Building 35'
(7) Maximum Lot Coverage 50%
(8) ETJ Classification Mobile Home Residential
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Unified Development Code
City of Cibolo
9. Zoning District C-1, Neighborhood Commercial
a. Intent-The Neighborhood Commercial district is established to provide for a limited variety of
commercial uses and services associated with neighborhood storefront retail,service,financial,
and office activities which are compatible and designed in scale with surrounding residential
areas. The intent of this District is to provide convenient neighborhood access to commercial
services, and minimize undesirable impacts such as noise, traffic and odors through
performance standards.
b. Permitted uses—limited office and retail uses and services which are compatible and designed
in scale with surrounding residential areas.
c. Specific uses - subject to site plan approval, limited office, retail and service uses which are
compatible and designed in scale with surrounding residential areas.
d. Lot Design Requirements
11) Minimum Lot Area None
(2) Minimum Lot Width 50'
(3) Minimum Front Setback 20'
(4) Minimum Rear Setback 20'
(51 Minimum Side Setback 5'
(6) Maximum Lot Coverage 70%
(7) Maximum Height of Principal Building 30'
18) ETJ Classification Light Retail, Office and Services
10. Zoning District C-2,Old Town/Town Center
a. Intent - The Old Town district is established to reinforce and reinvigorate downtown Cibolo's
historical traditions and monuments. The district is intended to ensure harmonious
development, redevelopment, and rehabilitation of uses in the historic core by integrating an
appropriate mix of retail, office, entertainment, civic, and residential uses commensurate with
traditional values of the city,its citizens, and the surrounding area.
b. Permitted uses—a mix of retail, office,entertainment, civic,and residential uses
c. Specific uses - subject to site plan approval, office, retail and service uses which are
compatible and designed in scale with Old Town Cibolo and a Town Center.
d. Lot Design Requirements
(1) Minimum Lot Area None
(2) Minimum Lot Width 70'
(3) Minimum Front Setback 15'
(4) Minimum Rear Setback 15'
(5) Minimum Side Setback 15'
(6) Maximum Lot Coverage 70%
(7) Maximum Height of Principal Building 45'
J8) ETJ Classification Retail,Office and Services
11. Zoning District C-3, Retail/Office
a. Intent-The Retail/Office District establishes a broad range of business operations, services and
commercial development requiring arterial or collector street access. This district is intended
for a variety of office, institutional and indoor retail uses that are designed to make the most
efficient use of existing infrastructure and provide for orderly transitions and buffers between
districts and uses. This district should facilitate economic development activities that will
strengthen neighborhoods; promote the development of targeted industries and provide
community balance; provide educational and employment opportunities; and encourage
local economic investment for citizens of Cibolo.
b. Permitted uses—general retail,office and service uses
c. Specific uses - subject to site plan approval, completely enclosed general retail, office and
service uses
67
Unified Development Code
City of Cibolo
d. Lot Design Requirements
(1) Minimum Lot Area None
(2) Minimum Lot Width 70'
(3) Minimum Front Setback 25'
(4) Minimum Rear Setback 15'
(5) Minimum Side Setback 15'
(6) Maximum Lot Coverage 75%
(7) Maximum Height of Principal Building 45'
(8) ETJ Classification Enclosed general retail, office &service uses
12. Zoning District C-4, General Commercial
a. Intent - The General Commercial district is established to provide for a broad range of
commercial uses and activities in high visibility areas to serve the needs of the surrounding
region. It is the most intensive commercial zoning district and generally situated along a
highway or major roadway due to high traffic requirements.
b. Permitted uses-Commercial Uses
c. Specific uses - subject to site plan approval, retail, office, service and general commercial
uses.
d. Lot Design Requirements
(1) Minimum Lot Area None
(2) Minimum Lot Width 70'
(3) Minimum Front Setback 40'
(4) Minimum Rear Setback 35'
j5) Minimum Side Setback 20'
16) Maximum Lot Coverage 80%
(7) Maximum Height of Principal Building 45'
(8) ETJ Classification Commercial
13. Zoning District I-1, Light Industrial
a. Intent- The I-1 district is established to permit most commercial uses, office park, flex-space,
and low impact industrial uses which are compatible with surrounding commercial districts.
Limited retail and services uses that serve the industrial development zone are also permitted.
b. Permitted uses- most commercial uses, office park, flex-space, and low impact industrial uses
which are compatible with surrounding commercial districts. Limited retail and services uses
that serve the industrial development zone are also permitted.
c. Specific uses - subject to site plan approval, most commercial uses, office park, flex-space,
and low impact industrial uses which are compatible with surrounding commercial districts.
Limited retail and services uses that serve the industrial development zone are also permitted.
d. Lot Design Requirements
(1) Minimum Lot Area None
(2) Minimum Lot Width 100'
(3) Minimum Front Setback 50'
(4) Minimum Rear Setback 40'
(5) Minimum Side Setback 25'
(6) Maximum Lot Coverage 80%
(7) Maximum Height of Principal Building 45'
(8) ETJ Classification Liaht Industrial
14. Zoning District 1-2, Heavy Industrial
a. Intent-The 1-2 district is established to provide for a broad range of industrial uses. It is the least
restrictive industrial zoning district and is intended for the grouping of industrial uses in locations
that have adequate and convenient access to major arterials, highways, and rail lines.
b. Permitted uses-Liaht and Heavy Industrial Uses
68
Unified Development Code
City of Cibolo
c. Specific uses - subject to site plan approval, light and heavy industry uses provided that the
external physical effects thereof are contained within the boundaries of the respective
development sites.
d. Lot Design Requirements
(1) Minimum Lot Area None
(2) Minimum Lot Width 100'
(3) Minimum Front Setback 50'
(4) Minimum Rear Setback 50'
j5) Minimum Side Setback 25'
(6) Maximum Lot Coverage 80%
(7) Maximum Height of Principal Building 45'
(8) ETJ Classification Heavy Industrial
15. Zoning District PF, Public Facilities
a. Intent-The Public Facilities District is intended to provide for public,semi-public and institutional
facilities within close proximity to various neighborhood and commercial land uses.
b. Permitted uses — includes parks, preen space, schools, governmental uses and other land
intended for recreation in the city.
16. Zoning District PUD (Planned Unit Development)
a. Intent — Planned Unit Development zoning is intended to allow flexibility in planning and
designing for unique or environmentally sensitive properties that are three acres in size or
greater and which are to be developed in accordance with a common development
scheme of planned associations of uses. PUD zoning is designed to accommodate various
types of development, such as single-family residential, multiple housing development,
neighborhood and community shopping centers, professional and administrative areas,
industrial and business parks, and other uses or a combination or mix of uses. A PUD may be
used to permit new or innovative concepts in land use and standards not permitted by zoning
or subdivision standards in this Ordinance or to permit development projects that existing
Zoning Districts do not easily accommodate.
b. Specific uses—to be considered by the Planning and Zoning Commission and City Council of
Cibolo
17. Zoning District 78 Overlay
a. Intent - The "78" Overlay District (78) intends to provide a cohesive set of design and use
standards for properties within its boundaries. The District recoanizes the importance of the FM
78 corridor through Cibolo as a local and regional commercial center, and emphasizes traffic
management, mixed commercial and residential use opportunities, and management of
visual clutter through signage control, screening and buffering. Architectural design standards
are part of the 78 Overlay District to promote the development of pedestrian-scale buildings
and define the corridor as a cohesive district.
18. Zoning District Old Town Overlay
a. Intent-Old Town Overlay District (OT) is intended to provide a cohesive set of design and use
standards for properties within its boundaries. The OT District recognizes the historical fabric of
Old Town Cibolo and seeks to preserve the character, pedestrian scale,and architecture of
the area surrounding Main Street. Additionally,it seeks to provide a pedestrian-oriented
environment and flexibility for harmonious residential,civic,and commercial uses, as well as
context-sensitive desian standards to integrate new development with the City's original core.
69
Unified Development Code
City of Cibolo
19. Zoning District Town Center Overlay
a. Intent -The Town Center Overlay District is intended to provide a cohesive set of design and
use standards for properties within its boundaries. The TC District recognizes the current and
future importance of this area adjacent to the Old Town District, the future extension of FM
1103 and Haeckerville Road, and generally the area's central location with respect to the
ultimate city limits. The TC District provides additional flexibility to mix residential, commercial,
and civic uses. Additionally, it seeks to provide a pedestrian-oriented building environment
and manage visual clutter through signage control,screening and buffering.
20. Zoning District Agricultural
a. Intent-The Agricultural district is intended to serve as an initial temporary zoning designation
for newly annexed properties into the City and as a permanent zoning designation for those
rural properties of the City that are ideally suited for agricultural purposes.Since single-family
residences are permitted in is district,this district is considered to be a very low density
residential district.Such acreage contributes to the rural to semi-rural setting of the City and is
protected from incompatible uses.
TABLE 1
LOT DESIGN STANDARDS
Appendix C:Lot Desi Standards
SETBACKS
Maximism
District Maximum Minimum MaximumLot
Code Zoning District Develop. Lot Area(11") Minimum Nairn m Minimum Minimum ��g cosetage
Density 1'.liasioonn Lot Width Front Yard Rear Yard Side Yard • Height Cxn)
(units+ac) Lot Area(ac)
-. ''.i . .. - '.-. . . . . - ''."RESID TIAL='`"-. , :. . = ..•,.
AG Agricaltual None None None 35 5 5 35 S 35
SF1 Rural Residential 2.00 2L000' 55 35 ?5 10' 45 35'
SF2 Suburban Residential 550 6500 55 25 5 56.7- 35 50'
sr; ]Sued-Density Residential' 1200 6,000 50 10' 5 5 r ' 35 60
hff 1 ASulti-Fainly 13.00 '20 40 15 5 5' 35 75
.141F2 Multi-Family 24.00 30 35 15 5 5 . 45 SO
111x1 Manufactured Home 550 9,000 75 25 20 10 35 40
1‘032 ManufacturedHousingPark 4.00 7500 55 20 10 5 35 50
=- `-,No-IIESIDI;\-31AL`.,'# 9'
CI Neighborhood Commensal- - - 50 20 20 10 30„ 70
Cl Old Town!Toun Center. - - . 70 15 15 15" ' 45 70
C3 Retail/Office - - 70 25' 15 15 35 75
C4 General Commercial - - 70 40 35 20 45 SO
II LigstlnduStrial - . - 100 50 40 25 45 SO
L Heavy Industrial - - 100 50 50 25 45 SO
Nott
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E. STANDARDS FOR RESIDENTIAL BLOCKS(Ordinance 686)
1. Block Length
a. For a residential subdivision, block length shall be that distance measured along the
centerline of the street from the intersection centerpoint of one through street (i.e. not
a cul-de-sac, dead end or loop street) to the intersecting centerpoint of another
through street or to the midpoint of a cul-de-sac.
b. Block length along minor or secondary streets shall not exceed one-thousand four
hundred (1,400) feet nor be less than five hundred (500) feet. On a major street, the
maximum block length shall be one-thousand five hundred (1,500) feet, except under
special conditions and upon approval by the Planning and Zoning Commission
through approval of a final plat.
c. 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
Blocks shall be wide enough to allow two (2) tiers of lots of at least minimum depth, except
when prevented by the size of the property or the need to back-up to a major
thoroughfare.
3. Block Numbering
Blocks shall be numbered consecutively within the subdivision and/or sections of an overall
plat as recorded and approved by the City.
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
c. Grant access 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
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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.
TABLE 2
ROAD DEVELOPMENT
Median Pvmt.Crown
Street Classification R.O.W Pavement Widths Or Cross-Slope
Local"A"(Residential) 50' 30' --- 4"
Local`B"(Residential) 60' 40' --- 4"
Collector 60' 44'
Secondary 86' 2 @ 24' 14'paved (1,2) '/"per ft.
Primary 110' 2 @ 36' 14'paved (1,2) 1/4'per ft.
Marginal Access(Comm.) 40' 30' --- 4"
Marginal Access(Res.) 40' 26' --- 3"
Alleys(Commercial) 24' --- --- 0"to 7"*
Alleys(Apartments) 24' 20' --- 0"to 7"*
Alleys(Residential) 24' 18' --- 0" to 7"*
*Crown shall be inverted to facilitate drainage.
NOTES:
(1) In new subdivisions-median may be left unpaved and landscaped (See #2.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
private development.
1. Parkways
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.
2. Medians
a. On redeveloped streets, medians will be paved. This may be accomplished by carrying the
proposed pavement across the median and then outlining the median and turning lanes with
paint or traffic buttons, or it may require construction of curbs around the median with
concrete or asphaltic pavement between the curbs set to top of curb elevation. In either
case,the paved median shall be sloped one quarter (1/4") inch per foot from the centerline of
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the medianto the curbs for proper drainage. The City Engineer will determine the type of
median to be used. When determined by the City Engineer and approved by the City
Council,turning lanes or other usage of street pavement may be used.
b. Paving of the median is not required in the construction of a primary or secondary street by a
private developer. The developer is required to construct two (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
the centerline of the streets as needed for proper drainage. Where drainage indicates the
crown or normal cross-slope may be phased out to allow for proper drainage. The maximum
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 on primary or secondary streets with horizontal curves, the
pavement may be super-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
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
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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. For new subdivisions sidewalks must be constructed along all street rights-of-way and for
redevelopment projects sidewalks must be constructed as required by the City Council after
recommendation by the Planning and Zoning Commission. All sidewalks required herein shall
be constructed as specified by the appropriate section of Article II of the Land Subdivision
Ordinance of the City of Cibolo. (Ord. 674)
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 maximum
slope of three (3') feet horizontally to one (1') foot 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 the available right-of-way is
insufficient to offset the walk, the City Engineer must approve the solution to the problem.
Either additional right-of-way must be dedicated to accommodate the sidewalk or a
"Pedestrian and Sidewalk Easement" must be granted of sufficient width and depth to
accommodate the sidewalk. (Ord. 674)
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
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.
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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
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:
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
separated by at least one hundred (100') feet of tangent. Transitional curves may be 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 curvature should be introduced on the upgrade of a"crest"vertical curve.
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.
TABLE 3
HORIZONTAL CURVE RADII
Street Classification Minimum Centerline Radius Design Speed
Primary 1,200' 50 mph
Secondary 700' 40 mph
Collector 400' 30 mph
Local"A" or"B" 100'
Marginal Access (Res.or Comm.) 50'
*See Alliterative Geometric Alignment Design in Exhibits.
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TABLE 4
REQUIRED SIGHT DISTANCE
Street Classification On Curves At Intersections
Primary 450' 450'
Secondary 300' 400'
Collector 250' 300'
TABLE 5
INTERSECTION CURB RETURNS&PROPERTY RETURN RADIUS(BY ROAD CLASSIFICATION)
Interior Local to Collector to Collector to Arterial to Arterial to
Angle Local Local Collector Local/Collector Arterial
Degrees C.R. P.L.R. C.R. P.L.R. C.R P.L.R. C.R. P.L.R. C.R. P.L.R.
150-145 15 5 15 5 20 10 25 15 25 15
145-140 15 5 15 5 20 10 25 15 29 15
140-135 15 5 15 5 20 10 25 15 30 20
135-125 15 5 15 5 20 10 25 15 35 25
125-85 15 5 15 5 20 10 25 15 35 25
C.R.=Curb Return Radius(Minimum.)
P.LR.=Property Line Return Radius(Minimum.)
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.
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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 grades for the various classifications of streets.
1. Vertical Curves
A gradual transition from one roadway grade to another shall be accomplished by means of a
vertical parabolic curve connecting two intersecting tangents, unless the algebraic difference
in grades is less than one point five (1.5°) percent. The minimum length of vertical curve shall
be computed from the following formula and table:
L= KA where,
L=Length of vertical curve required,in feet.
A=Algebraic difference in the grades,in percent.
K=A constant related to sight distance,the geometry of a parabolic curve,vehicle speed,
and safe stopping distance. (Table 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 Cibolo Volunteer Fire Department.
It has been determined in field tests that local fire equipment cannot negotiate
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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 contained in Table 7.
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.
TABLE 7
Minimum&Maximum Street Grades
Street Minimum Unrestricted Restricted
Classification Grade Maximum Grade* Maximum Grade**
Primary 0.3% 6% - Not applicable
Secondary 0.3% 7% Not applicable
Collector 0.3% 8% 15%
Local 0.3% 12% 15%
Marginal Access 0.3% 12% 15%
Alley 0.3% 12% 15%
*A.A.S.H.T.O.values
** 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.
J. PAVEMENT DESIGN
1. Soil Borings
Prior to the design of pavements, the City Engineer shall secure the services of an independent
geotechnical laboratory selected by the City Engineer to perform soil borings and to
determine the character of the subgrade soils. Sufficient soil borings shall be performed to
prepare a soil profile which is representative of the actual soils encountered over the length of
the project, and to provide the design 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:
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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, and 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. Pavement Structure (Ord. 674)
The design of pavement structures shall be in accordance with the American Association of
State Highway and Transportation Officials (AASHTO) Guide for Design of Pavement Structures,
1993 or latest approved edition. The pavement design report shall be prepared and signed
by, or under the supervision of, a professional engineer registered in the State of Texas. The
following design requirements shall be used for pavement design:
a. Length of Service Life-Pavement shall be designed for a twenty-year(20-year) service life.
b. Traffic Load, Reliability and Pavement Structures-The traffic load is cumulative expected
18-Kip equivalent single axle loads (ESAL) for the service life. The following 18-Kip ESAL
Reliability Level and Pavement Structure shall be used in the design of streets for each
street classification:
Pavement Specifications
Street Classification 18-Kip Reliability Minimum Pavement Maximum Pavement
ESAL Level Structure Stucture
Primary and Secondary Arterials 3,000,000 R-95 SN=3.80 SN=5.76
Collector and Type"B" Streets 2,000,000 R-90 SN=2.92 SN=5.08
Type"A" Streets-wBus Traffic 1,000,000 R-70 SN=2.58 SN=4.20
Type"A" Streets-w/out Bus Traffic 100,000 R-70 SN=2.02 SN=3.18
Traffic loads for primary and secondary arterials,collector and local Type"B" streets shall include bus traffic.
c. Serviceability-The serviceability of a pavement is defined as the pavement's ride quality
and its ability to serve the type of traffic (automobiles and trucks) that use the facility. The
initial serviceability index of (p0) for flexible pavements shall be 4.2 and for rigid pavement
shall be 4.5. The minimum terminal serviceability index (Pt) for local streets shall be 2.0 and
for collectors and arterials shall be 2.5. A standard deviation (SO) for flexible pavement
shall be 0.45 and for rigid pavement shall be 0.35.
d. Roadbed Soil - A soil investigation must be performed for the design of pavement
structures. The number of borings and locations must be sufficient to accurately determine
the stratum along the route. Any existing soil information that is available either from the
City or from private sources will be evaluated by the City and, if determined to be
applicable and valid,will be allowed in place of new soil tests.
Roadbed soil having a plasticity index (PI) greater than twenty (20) shall be treated with
lime to reduce the P.I. below twenty (20). Application rate of lime shall be determined by
the City Engineer based on laboratory testing. In no case shall the lime be less than fifteen
(15) pounds per square yard for six (6) inches of lime treated subgrade. Lime treated
subgrade shall be included as a "structural layer" within the pavement design
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calculations. Proposals for stabilization alternatives in place of the use of lime will be
considered for approval by the City Engineer upon submittal of an engineering report
verifying adequate stabilization of the highly plastic soil.
Where the roadbed is in a rock excavation a "Structural Layer" within the pavement
design calculations may be used that is equivalent to a structural layer for the Lime
Stabilized Subgrade, as approved by the City Engineer. If a roadbed Structural Layer is
used in the pavement calculation for rock subgrade as approved by the City Engineer, an
engineering report must be provided to the City addressing the consistency of the
subgrade prior to base placement.
e. Pavement Layer Material -Alternative pavement materials may be used as approved by
the City Engineer where the existing soil or subsurface conditions or the alternative
materials provide a level of driveability comparable to the materials otherwise required
herein. Where the use of alternative pavement materials are proposed for consideration
by the City Engineer, supporting engineering documentation must be submitted to the
City. The combination of the following materials will be allowed for pavement structure:
1. Lime treatment for subgrade;
2. Flexible base;
3. Prime coat;
4. Tack coat;
5. Hot mix asphaltic concrete pavement;
6. Asphalt treated base;
7. Reinforced concrete; and
8. Base reinforcement (geogrids).
The City Engineer in consultation with the Infrastructure Compliance Manager in
accordance with the standards provided herein must approve the pavement
combination.
f. Minimum Layer Thickness (Compacted) - If the following components are utilized in
proposed pavement sections,the minimum thickness for the components shall be:
1. Hot mix asphaltic concrete pavement shall not be less than one and one-half (1 'h)
inches thick for surface course (Type D);
2. Hot mix asphaltic concrete pavement shall not be less than two and one-half (2'h)
inches thick for a leveling-up course (Type B);
3. Asphalt treated base shall not be less than four (4) inches thick;
4. Flexible base shall not be less than six(6) inches thick;and
5. Lime treatment for subgrade shall not be less than six(6) inches thick.
K. BRIDGES AND OTHER STRUCTURES
1. Bridges and culverts for vehicles over channels and at grade separations shall be designed in
accordance with the AASHTO Standard Specifications for Highway Bridges, latest edition.
Truck loading for live load consideration shall be H-20 or HS-20 for streets classified as Primary,
Secondary, or Collector. Streets classified as Local NB" or Local "A" may be designed for H-15
or HS-15 truck loading. Railroad structures shall be designed in accordance with the American
Railway Engineering Association, latest edition, and in accordance with the special
requirements and loadings of the particular, Railroad Company involved.
2. Clearance for grade separations involving truck traffic shall be a minimum of 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
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six (6") inches (22'-6 ) vertically. Horizontal clearances at railroads shall be a minimum of eight
(8') feet six (6") inches (8'-6') from centerline of track to face of pier or other obstacle.
However, 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.
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.
L. TRAFFIC IMPACT ANALYSIS
1. Analysis Required—Any plat application must be preceded by submission and City approval
of a traffic impact analysis as specified in Subsection 2 below, provided that either of the
conditions listed below apply. Failure to provide for such approval prior to submission of a
plat application shall be grounds for automatic denial.
a. the plat is not subject to roadway impact fees of the City of Cibolo;and
b. the plat involves development of one hundred (100) or more dwelling units or residential
lots or the proposed development is anticipated to generate one thousand (1,000) or
more "one-way"trips per day as determined by the City Engineer.
2. Traffic Impact Analysis ITIA) — Whenever these regulations require submission and City
approval of a TIA,the following elements shall be included:
a. General Site Description—The traffic impact analysis shall include a detailed description
of the roadway network within one (1) mile of the site, a description of the proposed
land uses, the anticipated states of construction, and the anticipated completion date
of the proposed land development shall be provided. This description,which may be in
the form of a map,shall include the following items:
1. all major intersections,
2. all proposed and existing ingress and egress locations,
3. all existing roadway widths and rights-of-way,
4. all existing traffic signals and traffic control devices, and
5. all existing and proposed public transportation services and facilities within a one (1)
mile radius of the site.
b. Proposed Capital Improvements — The TIA shall identify any changes to the roadway
network within one (1) mile of the site that are proposed by any government agency or
other developer. This description shall include the items listed in Subsection 2. a. as well
as any proposed construction project that would alter the width and/or alignment of
roadways affected by the proposed development.
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c. Roadway Impact Analysis.
1. Transportation Impacts:
a. Trip Generation. The average weekday trip generation rates (trip ends), the
average weekend trip generation rates (for uses other than residential or
institutional), the highest average a.m. and p.m. hourly weekday trip generation
rates, and the highest hourly weekend generation rates (for uses other than
residential or institutional) for the proposed development shall be determined
based upon the trip generation rates contained in the most recent edition of
the Institute of Transportation Engineers, Trip Generation Manual; or shall be
based upon data generated by actual field surveys of area uses compatible to
the proposed use and approved by the City Engineer.
b. Trip Distribution. The distribution of trips to arterial and collector roadways within
the TIA study area identified in L. 2. a. (General Site Description) shall be in
conformity with accepted traffic engineering principles, taking into
consideration the land use categories of the proposed development;
2. Adequacy Determination - The roadway network included within the TIA shall be
considered adequate to serve the proposed development if existing roadways
identified as arterials or collectors can accommodate the existing service volume,
the projected service volume of the proposed development, and the service
volume of approved but unbuilt developments holding valid, unexpired building
permits at a level of service "C"or above.
d. Intersection Analysis:
1. Level of Service Analysis- For intersections with the roadway traffic impact analysis
described in L. 2. a. (General Site Description), a level of service analysis shall be
performed for all arterial/arterial, arterial/collector, and collector/collector
intersections, and for any other pertinent intersections identified by City staff. Also,
level of service analyses will be required on all proposed site driveway locations for
all non-residential developments. The City may waive analysis of minor intersections
and minor site driveway locations within the one-mile radius. The level of service
analysis shall be based upon the highest hourly average a.m. or p.m. peak
weekday volume or highest average hourly peak weekend volume as determined
from a two-day survey of weekday volumes, and, where necessary, a one-day
survey of weekend volumes. The level of service analysis shall take into
consideration the land geometry, traffic volume, percentage of right-hand turns,
percentage of left-hand turns, percentage and typical size of trucks, intersection
width, number of lanes, signal timing and progression, roadway grades, pedestrian
and bicycle flows,school routes,number of accidents,and peak hour factor.
2. Adequacy Analysis-The intersections included within the traffic impact analysis shall
be considered adequate to serve the proposed development if existing
intersections can accommodate the existing service volume, the projected service
volume of the proposed development, and the service volume of approved but
unbuilt developments holding valid, unexpired building permits at level of service
"C"or above.
e. Effect of Adequacy Determination - If the adequacy determination for roadways and
intersections indicates that the proposed development would cause a reduction in the
level of service for any roadway or intersection within the study area identified in
subsection L. 2. a. that would cause the roadway to fall below the level of service
required herein, the proposed development shall be denied unless the developer
agrees to one of the following conditions:
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1. the deferral of building permits until the improvements necessary to upgrade the
substandard facilities are constructed;
2. a reduction in the density or intensity of development;
3. the dedication and/or construction of facilities needed to achieve the level of
service required herein;or
4. any combination of techniques identified herein that would ensure that
development will not occur unless the levels of service for all roadways and
intersections within the TIA study are adequate to accommodate the impacts of
such development.
f. Application and Fees - An application as required herein shall be submitted on an
official form of the City and payment of all applicable fees. Failure to submit a TIA on
said official form and failure to pay all applicable fees shall be grounds for denial.
J. OTHER STREET DESIGN STANDARDS
1. Arrangement of Streets Not Shown on the Thoroughfare Plan
For streets that are not shown on the City's Thoroughfare Plan as amended,the arrangement
of such streets within a subdivision shall:
a. Provide for the continuation of appropriate projection of existing streets from or into
surrounding areas;
b. Conform to a plan for the neighborhood approved or adopted by the City to meet a
particular situation where topographical or other conditions make continuance or
conformity to existing streets impractical;
c. Provide for future access to adjacent lots, tracts or parcels that will likely develop under a
similar zoning classification and/or for a similar type of land use;and
d. Not conflict in any way with existing or proposed driveway openings.
2. Reserve strips controlling access to streets shall be prohibited except where their control is
definitely placed by the City under conditions approved by the Planning and Zoning Condition
through approval of the final plat.
3. Intersecting, undivided streets with intersection offsets of less than one hundred twenty-five
(125) feet shall be avoided. Intersecting streets onto a divided roadway must be configured
such that the centerline offset will accommodate the appropriate left-turn lanes with required
transition and stacking distances as determined by the City Engineer onto each of the two
intersecting streets.
4. Cul-de-Sac Streets and Dead End Streets
a. A cul-de-sac street shall not exceed the following lengths, as measured along the
centerline of the street:
(1) Cul-de-sacs containing fewer than fifteen (15) lots of a minimum platted lot area of
one acre- 1,500 feet
(2) Cul-de-sacs containing fifteen (15) or more lots of a minimum platted lot area of one
acre- 1,000 feet
(3) Cul-de-sacs that do not meet the conditions specified in 1 and 2 above-600 feet
b. Cul-de-sacs shall be designed with the following right-of-way and paving at the outside
diameter at the closed end and for interim turnarounds as follows:
(1) Cul-de-sacs measuring 1,000 to 1,500 feet in length as measured along the centerline
of the right-of-way:
a. Right-of-way- 140 feet outside diameter
b. Paving- 120 feet outside diameter
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c. Turnarounds-full turnarounds for cul-de-sacs measuring up to 1,000 feet in length
shall be constructed at a maximum interval of 500 feet with a minimum outside
right-of-way diameter of 120 feet and a minimum outside paving diameter of 80
feet
(2) Cul-de-sacs measuring up to 600 in length as measured along the centerline of the
right-of-way:
a. Right-of-way-100 feet outside diameter
b. Paving-80 feet outside diameter
(3) Except in unusual cases, no dead-end streets will be approved unless such dead-end
streets are provided to connect to future streets on adjacent land. In the case of
dead-end streets that will eventually be extended into an adjacent subdivision, no
more than one (1) lot per side can front onto the dead-end street stub unless a
temporary turn around bulb with an appropriate easement is provided for the turn
around. A temporary dead-end street shall not exceed 600 feet in length and the
temporary turn-around bulb must be constructed like a cul-de-sac, as provided in the
City of Cibolo design standards for public streets. A note shall be placed on the face
of the final plat clearly labeling any dead-end streets that will at some point be
extended into adjacent property and signage shall be placed at the end of the
constructed street stub stating that the street will be extended in the future. Said
signage shall be shown on the construction plans and shall be of a size and include
lettering that must be large enough to be legible by a person with normal vision at a
twenty-foot distance.
5. Points of Access
All subdivisions shall have a minimum of two (2) points of access as specified in Sub-Paragraph
a. below. All residential subdivisions shall provide no less than one (1) entrance for every forty
(40) lots, or portion thereof, including dead-end stubbed streets that will eventually provide
connections into adjacent future developments and thence to an existing arterial or collector
street.
a. Approach Roads and Access - All subdivisions containing more than twenty (20) lots
must have at least two (2) points of vehicular access and must be connected to the
City's improved thoroughfare and street system by one or more approach roads of
such dimensions and constructed of such standards that are in accordance with the
City's design standards for public streets as specified in the Land Subdivision
Ordinance. Requirements for the dedication of right-of-way and improvement of
approach roads may be increased depending on the density or intensity of the
proposed development,if such need is demonstrated by a traffic impact analysis.
(1) Two (2) points of vehicular access" shall be construed to mean that the
subdivision has at least two (2) roads accessing the subdivision from the City's
improved thoroughfare/street system. The Planning and Zoning Commission
may, at its discretion and upon a finding that such will not compromise the
public safety or impede emergency access, accept a single median-divided
entrance from the City's improved thoroughfare/street system provided that
the median extends into the subdivision for an unbroken length of at least one
hundred and fifty (150) feet to an intersecting interior street that provides at
least two (2) routes to the interior of the subdivision.
(2) Except for lots within a residential subdivision with two (2) or fewer lots, a
minimum lot area of one (1) acre, and a minimum roadway frontage of two
hundred and fifty (250) feet as measured along the front property line, direct
access for individual lots within a subdivision onto a highway, arterial or
collector shall be limited as follows:
(a) Residential Subdivisions
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I. Direct access onto highways, arterials, and major collectors as designated
by the Master Plan, as amended,shall be prohibited.
II. Direct access onto minor collectors as designated by the Master Plan, as
amended, may be allowed provided that a residential lot has a minimum
frontage of one hundred (100) feet.
III. A minimum distance of one hundred and fifty (150) feet must be
maintained between driveways onto a minor collector as designated on
the Master Plan. This minimum spacing shall be measured from the edge
of pavement to the edge of pavement.
(b) Non-Residential Subdivisions
I. Direct access onto highways and arterials as designated on the Master
Plan, as amended,shall be restricted as follows:
a. A minimum distance of two hundred and fifty (250) feet must be
maintained between driveways. This minimum spacing shall be
measured from the edge of pavement to the edge of pavement.
b. Driveways shall not be located closer than one hundred and fifty
(150) feet from a street intersection. Said separation shall be
measured from the edge of pavement of the driveway to the
property line adjacent to a highway or arterial.
c. A common access easement and fire lane easement shall be
dedicated along the roadways to facilitate shared access. Said
easement shall contain a minimum width of twenty four(24) feet.
II. Direct access onto major collectors as designated on the Master Plan, as
amended,shall be restricted as follows:
a. A minimum distance of one hundred and fifty (150) feet must be
maintained between driveways. This minimum spacing shall be
measured from the edge of pavement to the edge of pavement.
b. Driveways shall not be located closer than seventy five (75) feet
from a street intersection. Said separation shall be measured from
the edge of pavement of the driveway to the property line
adjacent to a highway or arterial.
c. A common access easement and fire lane easement shall be
dedicated along the roadways to facilitate shared access. Said
easement shall contain a minimum width of twenty four(24) feet.
III. Direct access onto minor collectors as designated on the Master Plan, as
amended,shall be restricted as follows:
a. A minimum distance of one hundred (100) feet must be
maintained between driveways. This minimum spacing shall be
measured from the edge of pavement to the edge of pavement.
b. Driveways shall not be located closer than fifty (50) feet from a
street intersection. Said separation shall be measured from the
edge of pavement of the driveway to the property line adjacent
to a highway or arterial.
c. A common access easement and fire lane easement shall be
dedicated along the roadways to facilitate shared access. Said
easement shall contain a minimum width of twenty four(24) feet.
6. Off-Site/Perimeter Road Improvements
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Where a subdivision is adjacent to or is served by a collector or arterial street(s) that does not
meet the City's minimum standards for roadway construction, the subdivider shall make the
improvements to the substandard collector or arterial street(s) and intersections as are
necessary to mitigate traffic impacts generated by the subdivision or related projects. Said
improvements shall be established through the completion of a traffic impact analysis that
meets the minimum standards specified in the Land Subdivision Ordinance. The City may
participate in the costs to oversize the improvements with the subdivider as set out herein and
subject to the City's participation policies regarding oversizing improvements.
7. Rural Street Sections
Subdivisions with lots containing a minimum of one (1) acre are eligible to construct a rural
street section that meets the following minimum design standards. All other subdivision shall be
required to meet the minimum requirements specified in Appendices A and B of the Land
Subdivision Ordinance.
a. Standard Specifications
(1) Paving:
(a) Minimum width of asphalt roadway-24 feet
(b) Minimum thickness of asphalt- 1 1/2 inches
(c) Type surface-Type D HMAC
(d) Concrete ribbons required-to be installed along the edge of the asphalt paving to
contain a minimum width of 1 foot and a minimum depth of 11/2 inches
(e) Grade-0.3 percent minimum (1.0 percent required for ditches)
(2) Base
a. Minimum width of base-26 feet
b. Minimum thickness of base-8 inches
c. Compaction of base-95 percent
d. Type of base-as specified by in APPENDIX A DESIGN STANDARDS of the City of Cibolo
Land Subdivision Ordinance as amended
(3) Construction Specifications-as specified by in APPENDIX A DESIGN STANDARDS of the City of
Cibolo Land Subdivision Ordinance as amended.
(4) Minimum Right-of-Way-60 feet (additional right-of-way or drainage easement may be
required due to ditch depth)
(5) Drainage-open drainage ditches may be utilized subject to the following:
a. Maximum slope-3:1
b. Minimum width-14 feet as measured from the top of the ditch to the top of the ditch
(6) Shoulder Required from Edge of Paving
a. Minimum width-4 feet
b. Maximum slope- 1 inch per foot
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ARTICLE 4
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 shall 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;
(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 Water Distribution
(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 Effects
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(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:
TABLE 12
Minimum Water Lines Sizes
Dwelling Units Minimum Line Size
1 3j4"
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 that 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.
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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
distribution system, shall be provided with fire hydrants of the type specified by the City.
Fire hydrants 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 four hundred (400') 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 AWWA 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 requirement
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
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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 AWWA standards.
TABLE 13
FIRE HYDRANTS
NUMBER AND DISTRIBUTION OF FIRE HYDRANTS
MAXIMUM
DISTANCE FROM
AVERAGE SPACING ANY POINT ON
FIRE-FLOW BETWEEN HYDRANTS STREET OR ROAD
REQUIREMENT MINIMUM NUMBER {a,b,c} FRONTAGE TO A
(gpm) OF HYDRANTS (feet) HYDRANT{d}
1,750 or less 1 500 250
2,000-2,250 2 450 225
2,500 3 450 225
3,000 3 400 225
3,500-4,000 4 350 210
4,500-5,000 5 300 180
5,500 6 300 180
6,000 6 250 150
6,500-7,000 7 250 150
7,500 or more 8 or more{e} 200 120
C. SANITARY SEWER SYSTEM
I. 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
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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 theconstruction 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 or throat rings 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 adjustment 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) part Portland 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 C-443. The rubber gasket shall rest in a groove cast
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Unified Development Code
City of Cibolo
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 1/2") 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 be less than
twenty-four(24") inches,and the width shall be a minimum of five (5") inches.
c. Construction- Manholes shall be constructed of materials and workmanship as prescribed
by these specifications:
(1) Footings or bases of manholes shall be a minimum of six (61 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 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.
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(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 cone and observed. A loss within a thirty (30) minute period shall
be considered an unsuccessful test.
(2) Vacuum Testing:
(a) General. 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.
(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 prior to backfilling. The manhole shall be re-tested as
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City of Cibolo
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.
TABLE 14
TEST TIME
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!!! v4:9, %.7- 5,7771A1 5t i5K ' n 0, ,,fug '^^'7n f'°" .es
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IOC
D. DRAINAGE AND STORM SEWERS
The subdivider shall be responsible for providing an adequate drainage system approved by the City
Engineer that may consist of pipes, swales, natural features and manmade improvements that effectively
carry runoff from the development. Detention ponds, retention ponds, and siltation ponds shall be used
individually or in concert to control runoff and protect downstream interests from increased flooding from
the subdivision. (Ord. 662)
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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 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. Specifications 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.
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.
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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 C14, standard strength. Where in the opinion of the city engineer, added strength of
pipe is needed for traffic loads over minimum cover or for excessive height of backfill,
concrete pipe shall be ASTM C14 extra strength or ASTM C76, Class 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.
(1) Vertical 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
channel. From the top of the concrete lining to the top of the ditch, a side slope no
steeper than two (2) horizontal to one (1) vertical where mulch sodding will be allowed.
(3) Easements for concrete lined channels shall extend a minimum of five (5) feet on both
sides of the extreme limits of the concrete lining. In addition, the City of Cibolo will not
accept maintenance responsibility for any channels that contain a width of less than
fifteen (15) feet at their narrowest point. An easement of fifteen (15) feet or greater is
required for ingress and egress for maintenance for each one thousand five hundred
(1,500) linear feet or fraction thereof of drainage channel for drainage channels that
measure fifteen (15) feet or more for their entire length. (Ord.662)
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 to 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 five (5) feet on 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 abuts an alley or
roadway, the easement shall extend a minimum of five (5) feet on each side of the
extreme limits of the channel. The City will not accept maintenance responsibility for any
channel that contains a width of less than fifteen (15) feet at its narrowest point. An
easement of fifteen (15) feet or greater is required for ingress and egress for maintenance
for each one thousand five hundred (1,500) linear feet or fraction thereof of drainage
channel for drainage channels that measure fifteen (15) feet or more for their entire
length.
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. (Ord. 662)
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.
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I. Weather Crossings-All weather crossings at streets shall be designed on a twenty (25) year
frequency.
m. Streets - Streets where curbs and gutters are installed may be used for storm water
drainage only if the calculated water flow does not exceed the flow calculations as
determined under the runoff computations or the velocity does not exceed ten (10') feet
per second. Minor streets shall be designed on the basis of a five (5) year frequency.
Where streets are not capable of carrying storm waters, drainage ditches or storm sewers
shall be provided.
n. Storm Water Retention or Detention Facilities (Ord.662)
(a) Storm water retention or detention facilities must reduce peak flows from the 10-year,
24-hour storm and the 100-year,24-hour storm,such that these peak flows are no
greater than under pre-developed conditions.
(b) The method(s) of retention or detention shall be appropriate to the type of
development,topography, and amount of control needed. Suggested measures
include the following:
1. Basins or swales—single or multiple
2. Check dams in gullies to slow runoff and trap sediment
3. Leach fields,infiltration chambers,dry wells,rain barrels, French drains
4. Granular fill under permeable paving blocks
5. Contour terracing,improved vegetation cover
(c) Detention/retention facilities may be incorporated into parks, open space areas and
landscaping designs if approved by the City Council after recommendation by the
City of Cibolo Parks Board. Parking areas may be used as detention or retention
facilities provided that maximum depths of ponding do not exceed eight (8) inches,
and ponding is in the areas most remotely situated from structures.
(d) Storm water infiltration systems are not permitted in any development where there is a
potential for pollutants to adversely affect ground water quality (e.g. EARZ).
(e) No detention or retention basin shall retain standing water longer than 36 hours unless
it is designed and constructed to be a permanent pond with appropriate health,
safety,and water quality measures,and water rights requirements for such a body of
water.
(f) Individual lot basins within subdivisions may be approved for lots of one (1) acre or
more with slopes less than five percent (5%).
(g) Specific requirements for retention/detention facilities are as follows:
1. Facilities shall be located such that the edge of the 100-year water surface is a
minimum of ten (10) feet from the edge of any public road. Finished floors of
adjacent structures shall be a minimum of one (1) foot above the 100-year water
surface in the facility. Facilities should be located such that the invert of the outlet
structure is above the 100-year flood level in the receiving body;but in all cases
facilities shall be designed to function properly during conditions where the outlet
is submerged by the tail water of the receiving stream.
2. Drainage easements dedicated to the public or open space areas dedicated to
a Home Owner's Association shall be dedicated for retention/detention facilities.
Easement boundaries or open space boundaries shall be sized to contain the
berms,inlet and outlet structures, access ramps,permanent erosion control
facilities,the 100-year water surface and any additional area needed for access
and maintenance.
3. Ponding below natural grade (depressed storage) is encouraged.
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4. Detention facilities shall be designed with one (1) or more outlet structures to allow
safe passage of the 100-year post-development design storm runoff. In addition,
an emergency spillway shall be provided with sufficient capacity to pass at least
the 25-year design storm runoff assuming the pond is full. Spillways and outlets
shall be protected from erosion with riprap, ground riprap,or other method or
erosion control to adequately protect the structure and downstream channel.
Outflows shall be conveyed to an appropriate receiving drainage facility in a
manner such that roadways, buildings, etc. are not damaged.
5. In the event that a detention facility empties into another storage facility
downstream,the effect of the facility's outflow hydrograph (volume and peak
flow) on that facility shall be evaluated by the subdivider and said evaluation shall
be submitted with the engineering designs for the detention facility.
o. Design Parameters (Ord. 674)
1. Where required by the City Engineer, channels shall have sufficient gradient,
depending upon the type of soil or channel lining material, to provide velocities
that will be self-cleaning (greater than two (2) feet per second) but will not be so
great as to create erosion. Maximum permissible velocities are as specified in the
Velocity Criteria included in Subection 3 below.
2. Appropriate energy dissipating structures may be used to control erosion due to
high velocities at pipe system outfalls and steep grades and shall be designed in
accordance with accepted design practices such as outline by the Soil
Conservation Service, the U.S. Army Corps of Engineers, the Bureau of Land
Reclamation, or the Texas Department of Transportation (TxDOT).
3. Velocity Criteria
a. The table below (Table 15) shall be used to determine maximum
permissible channel velocity.
b. Where velocities are in the supercritical range,allowance shall be made
in the design for the proper handling of water.
c. Channel designmust ensure that the channel will contain the hydraulic
jump (sequent depth) throughout the extent of the superficial profile. An
exception to this criterion is where concrete lined lateral channels
discharge down the side slopes of channels. These channels may be
designed for normal depth plus freeboard provided velocity controls are
established at the main channel flowline.
d. For vegetated earthen channels,vegetation shall be installed in a uniform
manner and shall be kept in a well-maintained condition until final
acceptance by the City of Cibolo.
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TABLE 15
MAXIMUM PERMISSIBLE CHANNEL VELOCITY
Hydraulic Correction Maximum Permissible
Velocity(fps) Type of Facility Required Radius(ft.) Factor Velocity
0-1 0.8 5
1-3 0.9 5.5
1 to 6(Maximum 3-5 1.05 6.3
Average Velocity=Vegetated Earthen Channel 5-8 1.15 6.9
6 fp.s. 8-10 1.225 7.35
More than 10 1.25 7.5
6 to 8 Concrete Retards NA NA NA
Greater than 8 Concrete Lining or Drop Structures NA NA NA
4. Criteria for Design of Drainage Facilities (Ord. 662)
A. The planning and design of drainage systems shall ensure that problems are not
transferred from one location to another. Grading and other construction amenities may
not change the terrain to cause damage to public or private property from drainage or
flood problems,increased runoff,or increased erosion or sediment movement.
B. Lot to lot drainage of sheet flows shall be prohibited in subdivision design.
C. The City Engineer shall not approve any drainage plan, drainage detail or drainage report
pertaining to proposed construction,platting or other development where the proposed
activity or change in the land would result in post-development discharge from the site
exceeding discharge under natural conditions (prior to grading or other development),
immediately downstream of the proposed site. Downstream capacity shall not be
exceeded as a result of development. Exemptions from these provisions are as follows:
1. Additional drainage improvements are not required if drainage improvements have
been provided for fully developed conditions,which includes the proposed
development.
2. A fee may be utilized in place of a detention/retention system,at the request of
affected persons,when it can be clearly demonstrated that detention/retention at
the site does not provide off-site flood relief due to the parcel size, location,or other
factors. The amount of the fees shall be determined by the City Engineer and shall be
used to construct public flood control improvements,which will be designed to
mitigate the potential damage of floodwaters associated with the property from
which the fees are contributed.The amount of the fee shall be proportional to the cost
of the otherwise required detention/retention system and shall not preclude the City
from assessment and collection of drainage impact fees in addition to any fees
specified herein.
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.
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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.
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.
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City of Cibolo
MAINTENANCE BOND & PUBLIC IMPROVEMENT ACCEPTANCE FORMS
EXHIBIT A: Maintenance Bond
MAINTENANCE BOND
STATE OF TEXAS
COUNTY OF GUADALUPE
KNOW ALL MEN BY THESE PRESENTS:
That we, the undersigned subdivider,as Principal,and
as Surety,do hereby acknowledge ourselves to be held and firmly bound unto the City of Cibolo,a municipal
corporation of the County of Guadalupe and State of Texas,in the 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(fmal)by the City,whichever is the latter:
NOW,THEREFORE,the condition of this obligation is such that if the Principal shall maintain or correct,and
cause to be maintained or corrected,the above mentioned improvements in accordance with the requirements of the
City of Cibolo subdivision ordinance,and the amendments thereto,if any,for the period of one(1)year after the
acceptance of the construction thereof by the City Council of the City of Cibolo,or until said improvements have
been accepted(fmal)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
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City of Cibolo
Surety
By:
Attorney in Fact
APPROVED AND ACCEPTED,THIS THE . DAY OF 20
CITY OF CIBOLO
BY:
TITLE:
102
Unified Development Code
City of Cibolo
EXHIBIT B: Preliminary Acceptance
PART I
DEVELOPER PETITION FOR PRELIMINARY 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.
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City of Cibolo
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:
•
104
Unified Development Code
City of Cibolo
EXHIBIT B: Final Acceptance
PART II
DEVELOPER PETITION FOR FINAL ACCEPTANCE OF PUBLIC IMPROVEMENT(S),
NO.
WHEREAS,The City Council of the City of Cibolo,Texas approved the preliminary acceptance of the
improvements listed in Part I Petition No. for the
Subdivision;and
WHEREAS,The owner has maintained such improvements in good condition for at least one year from date of
acceptance by the City Council;and
WHEREAS,The owner has corrected all deficiencies reported by the City of Cibolo,
It is therefore requested that final inspection be made of said improvements,that final acceptance be approved by the
City Council of the City of Cibolo,and that the Owner be relieved of any further obligation to maintain or cause to
maintain such improvements.
(Date) (Owner)
By
105
Unified Development Code
City of Cibolo
EXHIBIT B: Final Acceptance
PART III
FINAL ACCEPTANCE
The above improvements listed in the petition have been inspected as required by current regulations,all required
maintenance has been performed,and all noted deficiencies have been corrected. I recommend that the
improvements described in the petition be acceptedby 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
MAYOR,CITY OF CIBOLO,TEXAS
CITY SECRETARY
Original-City
Duplicate-Owner
Triplicate—City
106
Unified Development Code
City of Cibolo
L. STANDARD CONSTRUCTION DRAWINGS
ALLEYS
PUBLIC AND PRIVATE SECTOR
ALLEYS -COMMERCIAL
24.0'R.O.W.
AND PAVEMENT
MINIMUM 3"SOIL
PAVEMENT 165 LBS-PER SO.YD.MIN. SHOULDER ABOVE
EDGE OF PAVEMENT
0"TO 7"INVERTED CROS (BOTH SIDES)
SUBGRADE-90% COMPACTED DENSITY
COMPACTED BASE"-95% COMPACTED DENSITY-----
ALLEYS -APARTMENT ALLEYS -APARTMENT
.41124.0'R.O.W.
2' 20.0'PAVEMENT 2'
�-PAVEMENT 165 LBS.PER SO.YD.MIN.
0"TO 7"INVERTED CROWN
SUBGRADE-90% COMPACTED DENSITY
COMPACTED BASE'-95% COMPACTED DENSITY
ALLEYS -SINGLE-FAMILY RESIDENTIAL
24.0'R.O.W.
3' 18.0'PAVING MIN-24'MAX. `+ 3'
Imo-
PAVEMENT 165 LBS.PER SO.YD.MIN.
0"TO 7"INVERTED CROWN
SUBGRADE-90% COMPACTED DENSITY 11
COMPACTED BASE*-95%COMPACTED DENSITY
COMPACTED BASE THICKNESS AND MATERIALS AS DETERMQ'IED BY THE PAVEMENT
DESIGN SECTION OF THIS ORDINANCE
107
Unified Development Code
City of Cibolo
CITY OF CIBOLO
CURB AND GUTTER DETAIL
V 8318"
2 S B"—� V 5 3r1" W.
. 3•'
1 11 1
s'1'i.-fsg3_.t :_.
Et..1r,e®_- ,,r1,I .r.r..;::saA 2" •
3" geJ# :9
I 3-318' CONT.RE BAR � zy� "r`., °✓6 s a i 7"
i SLOPE'/." r FOOT '"F` ra'F ._..
.• r ..-GY AY. W .aZ4'j.' -S i;}c -+'�F." ?' :i.-s- �,,k 3 �r'9iE>4c4'.
£ �R
21" 12•'
11101
TYPICAL DRIVEWAY APPROACH DETAIL
(WHERE SIDEWALK DOES NOT ABUT CURB)
12'ille ►-. Mes
2'
~ DROP CURB OPENING
c
1'
•
.e3� z _ _�_..�...z- — �, ,a::e->.^--s — ...�. . - -K,--"'...-4-.:71.....7...._-.-...,_
108
Unified Development Code
City of Cibolo
TYPICAL DRIVEWAY APPROACH DETAILS
(WHERE SIDEWALK ABUTS CURB)
R.O.W.
EXPANSION_ 'h'EXPANSION JOINT
JOINT MATERIAL OR16"REDWOOD
CONCRETE DRIVEWAY OR CYPRESS WOOD
w �% APPROACH /JOINT FILLER
SLOPE 12:1SLOPE 12:1
MAXIMUM ► MAXIMUM
v
CURB
DROP CURB OPENING VARIES
DRIVEWAY CURB OPENING
IP 41
12:1 MAXIMUM
12:1 MAXIMUM
14 VARIES-DRIVEWAY
12:1 MAXIMUM
109
Unified Development Code
City of Cibolo
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)feet from
point"A". The point of radius is shifted along
the street centerline (Point AX and AZ),a
site plan detailing lot siting,driveway location
and on-street parking considerations shall be
submitted to the City Engineer who will make
a recommendation to the Planning Commission
regarding the safety of the proposed flare.
60'R
al
A
0 0 40'R
50'R Y
25'
35' Minimum 0.3%outside
grade on flare,in a manner
approved by the City Engineer.
50'
30'
•
110
Unified Development Code
City of Cibolo
FIGURE I
• a 7
• 7
}
15%
A MinimumLangL'Asil oach
Grade 10%orless Maximum length o"
14% Restricted .,rade
1
13% '
12%
11960 100 200 300 400 500 600 700 000 900 1000
Approach Grade Length,or Restricted Grade Length
11-24
111
Unified Development Code
City of Cibolo
VISION CLEARANCE =_--
1 25' ,'._ 50'ON
I. ___: ARTERIAL
'.;f__ STREET
; ,.;.i :. :':'_;:_:;_:;.- OTHER
:;.,.;:.; :_T; STREET
•�aTt:.. a
Q :3t•F,:d•.:F,.B:Rtii+yF,., 110 r'!�?F,C;Y:FF
i
7 PAVEMENT EDGE OR CURB CAN BE
TRANSITION AS SHOWN OR WITH _ _ ______
REVERSE CURVE. _:- =--
___
2.5 MAX `= p ..:si . .., __ T 50'ON
V 25 '':;; _-_--.. ` ARTERIAL
—.I—11 z ---- _ _'�` STREET
„,,,,,W'';. •tr `;','? « :4-1_- OTHER
, ' . ” — = STREET
NOTES:
CROSS SECTION 1. NO WALL,STRUCTURE,FENCE OR
LANDSCAPING SHALL BE PLACED IN
SHADED AREA WHICH OBSTRUCTS VISION
OR THAT EXCEED 2.5 FEETABOVE
NEAREST PAVEMENT SURFACE.
112
Unified Development Code
City of Cibolo
MARGINAL ACCESS STREET CROSS SECTIONS
MARGINAL COMMERCIAL ACCESS STREET
40.0 ROW
30.0' 9.5'
PAVING ill .��
6.0'
—SUBGRADE-90% COMPACTED DENSITY
`COMPACTED BASE`-95% COMPACTED DENSITY
PAVEMENT 165 LBS. PER SQ. YD. MIN. \
SOIL MAX. SLOPE= 1' PER FT. &MIN SLOPE= 114"PER FT.
WALK MIN SLOPE= 114"PER FT.
MARGINAL RESIDENTIAL ACCESS STREETS
40.0 ROW
No-
26.0'
26.0' 13.5'
-gmPAVING r 41 ~
/ SUBGRADE-90% COMPACTED DENSITY" —COMPACTED BASE'-BASE'-95% COMPACTED DENSITY
PAVEMENT 165 LBS. PER SQ. YD. MIN.
SOIL MAX. SLOPE= 1' PER FT. &MIN SLOPE= 114"PER FT.
COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT
DESIGN SECTION OF THIS ORDINANCE.
113
Unified Development Code
City of Cibolo
MEDIAN NOSE DESIGN
► 5'OFFSET 10' •1111-0N—N11— 2'OFFSET
M NOSE PAVED R 1 M
WITH CONCRETE
R2
R=M12 CONCRETE
WHERE STREET INTERSECTS WHERE STREET INTERSECTS
A PRIMARY ARTERIAL OTHER THAN A PRIMARY ARTERIAL
CONCRETE SIDWALK
ITEM 502A
\ CLASS"B"CONCRETE
4'-O'
Y."/FT.SLOPE TO CURB ►
T a
•
/ 2"SAND CUSHION WELDED WIRE FLAT SHEETS,
OR 03 REBAR 018"OCEW
CENTERED IN SLAB OR 6 X 6
06 WIRE MESH
114
Unified Development Code
City of Cibolo
STANDARD STREET CROSS SECTIONS
(PUBLIC AND PRIVATE SECTOR)
SECONDARY ARTERIAL STREET
86'RO.W.
. 12.0' / 12.0' 12.0' p 4 14.0' 12.0' 12.0' 14.0'
PARKWAY PAVING PAVING DIVIDER PAVING PAVING PARKWAY
II NEE I
l'142F- MEI 1116
j �SUBGRADE- 90%COMPACTED DENSITY
COMPACTED BASE'-95%COMPACTED DENSITY \
PAVEMENT 165 LBS.PER SQ.YD.MIN.
SOIL MAX.SLOPE 1"PER FT.
MIN SLOPE Y."PER FT.
WALK MIN.SLOPE 74" PER FT.
PRIMARY ARTERIAL STREET
110' RO.W.
14.0' 12.0' 12.0' 12.0' 14.0' 12.0' 12.0' 0 12.0' 0 14.0' 0.
PARKWAY PAVING PAVING PAVING DIVIDER PAVING PAVING PAVING PARKWAY
2'COURSE ASPHALT
MIN.SLOPE SURFACE TREATMENT 7"CURB
YTMP PER FT. di FLEXIBLE BASET/ EXTOSP
SUBGRADE- 90%COMPACTED DENSITY
/ COMPACTED BASE-95%COMPACTED DENSITY
PAVEMENT 165 LBS.PER SQ.YD.MIN.
SOIL MAX.SLOPE 1" PER FT.
MIN SLOPE Y4" PER FT.
WALK MIN.SLOPE Y4"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
115
Unified Development Code
City of Cibolo
STANDARD STREET CROSS SECTIONS
LOCAL TYPE "A" STREET
III-
411PARKWAYPAVING ~PARKWAY
7" CURB EXPOSURE
4" CROWN
SUBGRADE-90% COMPACTED DENSITY
/
/ COMPACTED BASE—95% COMPACTED DENSITY
I�
PAVEMENT-165 LBS. PER SQ. YD. MIN R
SOIL-MAX. SLOPE OF Ya' PER FT.
WALK-MIN. SLOPE OF Y4" PER FT.
LOCAL TYPE "B" STREET
IP.4 110
41 PARKWAY PAVING PARKWAY
7" CURB EXPOSURE
4" CROWN
..'fit
/
SUBGRADE-90% COMPACTED DENSITY
COMPACTED BASE—95% COMPACTED DENSITY
i�
PAVEMENT-165 LBS. PER SQ. YD. MIN R
SOIL-MAX. SLOPE OF Ya" PER FT.
WALK-MIN. SLOPE OF Ya' PER FT.
COLLECTOR STREET
110.1/PARKWAY/IP' PAVING "PARKWAY
lo
7" CURB EXPOSURE
5" CROWN
( r
// j . SUBGRADE-90% COMPACTED DENSITY
COMPACTED BASE—95% COMPACTED DENSITY
R
PAVEMENT-165 LBS. PER SQ. YD. MIN
SOIL-MAX. SLOPE OF Ya' PER FT.
WALK-MIN. SLOPE OF Ya' PER FT.
Note: *COMPACTED BASE THICKNESS AND MATERIALS AS DETERMINED BY THE PAVEMENT
DESIGN SECTION OF THIS ORDINANCE
Unified Development Code
City of Cibolo
TYPICAL INTERSECTION DIVIDER
PAVEMENT EDGE
CURB OR
PAVEMENT EDGE L
OFFSET
L VARIABLE (SEE FOLLOWING
2' I' 25'MINIMUM 1 r FIGURE)
--� — —c' 4'SEE NO1NITES
FORWTH
1 W2 IW1
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 withrthe materials
as specified by the Director of Public Works
117
Unified Development Code
City of Cibolo
KOMI
.. .. ..............
.................
-.......
1 .
M
Mini 11.11•4
14fiat:Valk ...ranarefe at stspedif—). .
...... .,
.......„,.1.
. ... .
. . . .
......... .. ..
•• ••••••
•
:
004IALIllani. • • 'VAPIO,
. . . ...... .
b
di 1.--------1. amp rogropeono t --. iZ1 PINE
,-401,Of MI
—1— —
TYPICAL SIDEWALK wituna.i 11
-F-ff; •
1.ku nkeleupd walk Adembellep of elem.&
V.I.
CROSSING TYPICAL DRIVEWAY DETAILS
_1_4. 41=4„.tmlausasewlee 06.
TYPE"A"
114 4.71171T2.11±rt,7111111,•,.
m.lemeram
See Mote I SECTION"B-B"
Mire
--Glom Parkway cr
MACHIN/LAE r h•-i c -
\ I ra- I 4.te I r-e.. 1
I..
41,111 ..11.1181t,
PM
• ILF1ii :V.IT4140FICIIHAllt-M,
" r=== ..„-.......,,-• menage • E-11.7--"I e 'am woe
SECTION"C-C"
SECTION"AA" -
111e.•
verde
e•r Vanes
NOTES:
I _L.a= I.Comma:nen Of ail rairekbab temps to be Included mem
— _ . ...... mati it.mu,..,at.,%Manuel°cuffing."'Mean.lald
TYPICAL SIDEWALK AAUP Eli 1111 nab,"endear'Consfeto meow Yee'Ramp senate ilia
be brusitfinisiled.
(F_OUR QUADRANT) 1 etr
SECTION
GROSSING a mom 11-0`
Z.These betels refer rebates.ells Areuel le:alone of
"WSee Moto PO Whet/char romps io be elIewn on canenucben plane
C.Xylnepcl
eor can Weser lee Wane(or safety
TYPE"A" W1 or teeley clear on
1 b I S.I•et Wee Mein feebler"
4 Tble porlionof farm maybe neOloasedin feerefol/
.1:1. 121 elopo allow...
IU400faw&.woos. .Topa+Wimp alba slopes IU Into concrete element Or pefkon
.......................
. . =ffi. '73:411 r apart 11Z401P Twe 0,.ramp WO latilna U.WO Wm Of eat pep keep.
MASS 'NONNI
1
PARKWAY WHEELCHAIR RAMP DETAILS
____IS FURS ritimmtfiv imam . OPACIG
4-f Wenn
118
Unified Development Code
City of Cibolo
i.....77...., .. .. .. ....... .............. ..... .
iimillii••' • -----------; ,--•-:..::._n_. •-::_
1 •••••••;..-i:::..--::::::::.--:-:..:....,r;;;;;,. .,,.
i, .::::: .......... . .... •.......••••••
Flit TYPICAL SIDEWALK RAMP 1
gwalayairm
_ f:1-4=42imem16:44,ti_Tml,„_i_t_lial 1 .•::::::::::!.. .!..
.::.:1:,::.:. ..•
.:;;,:;,..,•
......... ..
______ _:::__ ..i.
1.:
1111 , SECTION"B-13"
iii
r .:,. ..
,
t .qIIIIIIIIIIIIIIII
1-.E-77,,hrrommilk
Il .,.,,_4IJ,.111414.111:311-4111 •
. .
3%0" 4'-0" 3'-0"
TYPICAL SIDEWALK RAMP
(FOURROSSING QUADRANT)
C
TYPE"A" 7.•`fif;,. IL:':,",..fl :...._
Concrete sidewalk
/—
miimuSECTION"C-C"
`'::,:
: ]
PARKWAY ,,, :
SECTION"D-D"
See Note#3
119
Unified Development Code
City of Cibolo
TYPICAL SIDEWALK RAMP
MAXIMUM 1:10 SLOPE ON EACH FLARE
4'-0"
.0— o.
GROOVE 6'APART 1!2' DEEP
F ri i iliTh__.„,
1
N
,-
it it
N \ CONCRETE
I
I:..1 SIDEWALK 12:1_ a
b
1 \ ,0T
GRASS IIII
PARKWAY
MACHINE
LAID CURB
ri 3'-0"or 4'4" Ito
3'4"
11.1
SECTION"A-A"
SECTION "B -B "
120
Unified Development Code
City of Cibolo
APPENDIX E IMPACT FEES
IMPACT FEES
On August 12, 2008, the City Council adopted Ordinance Number 866 implementing the current City of
Cibolo Impact Fee Program for Water, Wastewater and Drainage based on the Impact Fee Studies
referenced below and included in this Appendix D:
1. City of Cibolo Drainage Improvement Capital Plan Impact Fee Study.
2. City of Cibolo Water System Master Plan Impact Fee Study.
3. City of Cibolo Wastewater System Master Plan Capital Fee Impact Fee Study.
Part 1. Drainage Impact Fee Program. The City Council amends the City's Drainage
Impact Fee Program by adopting:
(1) the Town Creek Watershed, as described in Section 1.2 of the Drainage
Impact Fee Study (Attachment One to this Ordinance) as the City's
Drainage Service Area;
(2) the Land Use Assumptions described in Section 3.1 and Appendix A of
th-Dramage Impact-Fee Study:
(3) the Impact Fee Capital Improvements Plan, described in Sections 3.0, 3.2
and Appendix B of the Drainage Impact Fee Study; and
(4) a Drainage Impact Fee in the amount of$528.70 per living unit equivalent
(LUE) on new development within the Drainage Service Area as described
in Appendix B of the Drainage Impact Fee Study.
Part 2.. Water Impact Fee Program, The City Council amends the City's Water
Impact Fee Program by adopting:
(1) the area described in the City's Certificate of Convenience-and Necessity
(CCN) for water service, as identified in Section 1.3 of the Water Impact
Fee Study (Attachment Two to this Ordinance), as the City's Water
Service Area;
(2) the Land Use Assumptions described in Section 5.1 and Appendix B of
the Water Impact Fee Study;
(3) the Capital Improvements Plan, described in Sections 5.0 and 5.2, and in
Appendix C of the Water Impact Fee Study; and
121
Unified Development Code
City of Cibolo
(4) a Water Impact Fee of$2,276.94 per living unit equivalent (LUE) on new
development within the Water Service Area as described in Appendix C of
the Water Impact Fee Study.
Part 3: Wastewater Impact Fee Program. The City Council amends the City's
Wastewater Impact Fee Program by adopting:
(1) the area described in the City's Certificate of Convenience and Necessity
.(CCN) for wastewater service, as identified in Section 1.3 of the
Wastewater Impact Fee Study (Attachment Three to this Ordinance), as
the City's Wastewater Service Area;
(2) the Land Use Assumptions described in Section 4.1 and Appendix B of
the Wastewater Impact Fee Study ;
(3) the Capital Improvements Plan, described in Sections 4.0 and 4.2, and in
Appendix C of the Wastewater Impact Fee Study; and
(4) a Wastewater Impact Fee of$747.19 per living unit equivalent (LUE) on
new development within the Wastewater Service Area as described in
Appendix C of the Wastewater Impact Fee Study.
Part 4. Assessment and Collection of Impact.Fees. Impact Fees shall be assessed and
collected in accordance with the provisions of Chapter 395 of the Texas Local
Government Code, as the same may-be amended from time to time. The City Mana8er,
or his designee, is hereby authorized to develop procedures and policies for assessment
and collection of impact fees. consistent with applicable law and the City's ordinances,
and to implement said procedures and policies in the administration of the City's
Drainage,Water and Wastewater Impact Fee Programs •.
Part 5. New Development Platted Before Adoption of Impact Fees. For new
development which is platted in accordance with Subchapter A, Chapter 212 of the Texas
Local Government Code or the subdivision or platting procedures of a political
subdivision before the adoption of the impact fees set out in this ordinance, the impact
fees adopted by this ordinance may not be collected on any service unit for which a valid
building permit is issued within one year after the date of adoption of said impact fees.
The impact fees in existence immediately prior to the adoption of these new impact fees
shall continue to apply within the one year period to new development for which impact
fees have not been assessed as of the date of adoption of this ordinance, and said impact
fees shall continue in effect after adoption of the new impact fees provided by this
ordinance for that limited purpose. .
Part 6. Collection of Fee if Services not Available Except as otherwise provided by
law, impact fees required by this ordinance may be assessed but may-not be collected in
areas where services are not currently available unless:
122
Unified Development Code
City of Cibolo
(1) the collection is made to pay for a capital improvement or facility
expansion that has been identified in the Capital Improvements Plan and
the City commits to commence construction within two years,under duly
awarded and executed contracts or commitments of staff time covering
substantially all of the work required to provide service, and to have the
service available within a reasonable period of time considering the type
of capital improvement or facility expansion to be constructed, but in no
event longer than five years;
(2) the City agrees that the owner of a new development may construct or
finance the capital improvements or facility expansions and agrees that the
costs incurred or funds advanced will be credited against the Impact Fees
otherwise due from the new development or agrees to reimburse the owner
for such costs from impact fees paid from other new developments that
will use such capital improvements or facility expansions,which fees shall
be collected and reimbursed to the owner at the time the other new
development records its plat;or
(3) an owner voluntarily requests the City to reserve capacity to serve future
.development,and the City and owner enter into a valid written agreement.
Part 7. Additional Fees. After assessment of all impact fees attributable to the new
development or execution of an agreement for payment of impact fees,additional impact
fees or increases in fees may not be assessed against the tract for any reason,unless the
number of service units to be developed on the tract increases. In the event of the
increase in the number of service units,the impact fees to be imposed are limited to the
amount attributable to the additional service units.
Part 8. Agreement with Owner. This ordinance does not prohibit the City from
entering into an agreement with the owner of a tract of land for which the plat has been
recorded providing for the time and method of payments of the impact fees.
Part 9. Acceptance of Fees. The City is under no obligation to accept offered impact
fees. This ordinance creates no obligation for the City to serve any property within the
City.
Part 10. Imposition of Additional Fees. This ordinance shalt not limit the City's
authority to impose other or additional impact fees authorized by Chapter 395 of the
Texas Local Government Code, or to impose taxes, fees, charges or assessments
authorized by state law.
Part 11. Attachments. Attachments One, Two and Three referenced above are
incorporated into this ordinance.
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Unified Development Code
City of Cibolo
WHEREAS, a public hearing was held on the proposed modifications and the proposed
ordinance, as required by Chapter 395 of the Texas Local Government Code on
December 9,2008; and
WHEREAS, the City Council of the City of Cibolo has made a finding that the above
statements are true and correct, and that it is in the best interest of the City to adopt the
modifications to the Land Use Assumptions, Transportation Service Area Boundaries,
Capital Improvements Plan and Impact Fees for the City's Transportation Impact Fee
Program,as set out in this ordinance;
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO:
Part 1. Transportation Impact Fee Program. The City Council amends the City's •
Transportation Impact Fee Program by adopting:
(1) the Transportation Service Area, consisting of the North Zone and the
South Zone, as described in Section 1.2 and in other portions of the
Transportation Impact Fee Study;
(2) the Land Use Assumptions described in of the Transportation Impact Fee
Study:
(3) the Impact Fee Capital Improvements Plan, described in the
Transportation Impact Fee Study;and
(4) Transportation Impact Fees in the amount of_$1464.02-per living unit
equivalent (LUE) on new development within the North Zone of the
Transportation Service Area, and__$_533.I0per LUE on new development
within the South Zone of the Transportation Service Area, as described in
the Transportation Impact Fee Study.
Part 2. Assessment and Collection of Impact Fees. Impact Fees shall be assessed and
collected in accordance with.P:thea,provisions of Chapter 395 of the Texas Local
Government Code, as the same-may be amended from time to time. The City Manager,
or his designee, is hereby authorized to develop procedures and policies for assessment
and collection of impact fees consistent with applicable law and the City's ordinances,
and to implement said procedures and policies in the administration of the City's
Transportation Impact Fee Program.
Part 3. New Development Platted Before Adoption of Impact Fees. For new
development which is platted in accordance with Subchapter A,Chapter 212 of the Texas
Local Government Code or the subdivision or platting procedures of a political
subdivision before the adoption of the impact fees set out in this ordinance, the impact
fees adopted by this ordinance may not be collected on any service unit for which a valid
building permit is issued within one year after the date of adoption of said impact fees.
The impact fees in existence immediately prior to the adoption of these new impact fees
124
Unified Development Code
City of Cibolo
shall continue to apply within the one year period to new development for which impact
fees have not been assessed as of the date of adoption of this ordinance, and said impact
fees shall continue in effect after adoption of the new impact fees provided by this
ordinance for that limited purpose.
Part 4. Collection of Fee if Services not Available Except as otherwise provided by
law, impact fees required by this ordinance may be assessed but may not be collected in
areas where services are not currently available unless:
(1) the collection is made to pay for a capital improvements or facility
expansion that has been identified in the Capital Improvements Plan and
the City commits to commence construction within two years, under duly
awarded and executed contracts or commitments of staff time covering
substantially all of the work required to provide service, and to have the
service available within a reasonable period of time considering the type
of capital improvements or facility expansion to be constructed, but in no
event longer than five years;
(2) the City agrees that the owner of a new development may construct or
finance the capital improvements or facility expansions and agrees that the
costs incurred or funds advanced will be credited against the Impact Fees
_ otherwise due from the new development or.agrees to reimburse the owner
for such costs from impact fees paid from other new developments that
will use such capital improvements or facility expansions,which fees shall
be collected and reimbursed to the owner at the time the other new
development records its plat; or
(3) an owner voluntarily requests the City to reserve capacity to serve future
development, and the City and owner enter into a valid written agreement.
Part 5. Additional Fees. After assessment of all impact fees attributable to the new
development or execution of an agreement for payment of impact fees, additional impact
fees or increases in fees may not be assessed against the tract for any reason, unless the
number of service units to be developed on the tact increases. In the event of the
increase in the number of service units, the impact fees to be imposedare limited to the
amount attributable to the additional service units.
Part 6. Agreement with Owner. This ordinance does not prohibit the City from
entering into an agreement with the owner of a tract of land for whichthe plat has been
recorded providing for the time and method of payments of the impact fees.
Part 7. Acceptance of Fees. The City is under no obligation to accept offered impact
fees. This ordinance creates no obligation for the City to serve any property within the
City.
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City of Cibolo
Part 8. Imposition of Additional Fees. This ordinance shallnot limit the City's
authority to impose other or additional impact fees authorized by Chapter 395 of the
Texas Local Government Code, or to impose taxes, fees, charges or assessments
authorized by state law.
Part 9. Attachments. Attachment A referenced above is incorporated into this
ordinance.
Part 10. Repeal. Any prior ordinance or parts of ordinances that are in force when this
ordinance becomes effective, and which conflict with the provisions of this ordinance, are
hereby repealed to the extent of the conflict.
Approved and adopted this 9th day of December, 2008.
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City of Cibolo
.. f -
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•
Water System Master Plan
CITY OF CIBOLO
Impact Fee Study
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127
Unified Development Code
City of Cibolo
CITY OF CIBOLO—IMPACT FEE STUDY
Water System Master Plan
Prepared for:
City of Cibolo
P.O.Box 826
Cibolo,Texas 78108
Issued under the interim
review authority of
Steve Wenzel,P.R.
#59082
By:
Espey Consultants,Inc. EC Project No.4030.500
3809 South 2nd St,Suite B-300
Austin,Texas 78704 DRAFT—September 27,2007
T(512)326-5659
F(512)326-5723
www.esnevconsultants.com
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Unified Development Code
City of Cibolo
Table of Contents
1.0 Introduction
2.0 Existing Water System
2.1 Water Supply
2.1.1 Water Rights
2.2 Water Storage
2.3 Water Distribution
2.3.1 Water Mains
2.3.2 Water Pumps
2.3.3 Pressure Zones
2.3.4 Meter Distribution
3.0 Water Consumption
3.1 Existing Water Consumption
3.2 Unaccounted For Water
4.0 Existing System Hydraulic Analysis
4.1 Analysis Technique
4.1.1 Method of Analysis
4.1.2 System Model
4.1.3 Planning and Design Criteria
4.1.4 Computer Model Correlation
4.2 System Analysis
5.0 10-Year Capital Improvements Program
5.1 Future Land Use Assumptions
5.2 Capital Improvements
TABLES
Table 1 Current Water Meter Count
Table 2 Average Daily Water Usage by Month (Gallons)
Table 3 Planning and Design Criteria
Table 4 Equivalencies
FIGURES
Figure 1 Planning Area
Figure 2 Daily Average Water Use and Capacities
APPENDICES
Appendix A: Existing System Map
Appendix B: Future Land Use Assumptions
Appendix C: Capital Improvements Summary Table
1.0 Introduction
1.1 Purpose of this Study
The 2007 Water System Capital Improvements Plan for the City of Cibolo has been developed so
that the projected water need for the municipality can be met for the next 10 years. The plan
was developed by Espey Consultants, Inc. with guidance from City staff and the Impact Fee
Committee appointed by City Council. The plan should be reviewed and updated on an
annual basis, in connection with updates to the City Master Plan or other planning documents,
or as needed to reflect changing conditions.
1.2 Description of the Planning Area
For the purposes of this study, the planning area is defined by the City's Certificate of
Convenience and Necessity (CCN). This area is defined by jurisdictional and geographic
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Unified DevelCityopmentfCCode
ibolo
considerations, existing water service, and practical limitations of service. The planning area
encompasses and area of 5,596 acres (8.74 square miles).
The adjacent water service areas receive service from City of Schertz and Green Valley Special
Utility District. The northern portions of Cibolo's city limits, and portions of its ETJ, are actually
served by GVSUD. Properties within the GVSUD service area are not subject to impact fees
assessed by the City of Cibolo. Figure 1 shows the location of the CCN and Planning Area.
Figure 1 Planning Area
Figure 1 11anningArea
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City of Cibo/o
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City of Cibolo
The City's CCN for water service is CCN #11903, submitted on March 1, 1986 and created on
November 2,2000.
2.0 Existing Water System
The purpose of this chapter is to provide a description of the existing capital improvements
within the service area and the costs to upgrade, update, improve, expand, or replace the
improvements to meet existing needs and usage and stricter safety, efficiency, and
environmental or regulatory standards. In addition, this chapter provides an analysis of the total
capacity, level of current usage, and commitments for usage of capacity of the existing capital
improvements.
2.1 Water Supply
The City of Cibolo currently draws its potable water from the Canyon Regional Water Authority
(CRWA) water treatment plant at Lake Dunlap.
2.1.1 Water Rights
The City of Cibolo is a member entity of CRWA and contracts its surface water rights through
them. Other members include BexarMet, Green Valley SUD, City of Marion, Crystal Clear WSC,
East Central WSC, and Springs Hill WSC. The City has a contract capacity of 1,098,073 gallons per
day (gpd) and up to 1,427,495 gpd based on a contracted peaking factor of 1.3. Cibolo's
ownership of the total 15,200,000 gpd plant capacity is specified at 1,702,732 gpd,
approximately 11%. Any water processed over and above the ownership amount will incur a
system capacity fee as determined by the member entities.
2.2 Water Storage
There are two main service water storage tanks at Cibolo Valley Drive and Deer Creek
Boulevard. The ground storage tank's capacity is 1 million gallons (MG) and the average daily
minimum storage is maintained at 984,395 gallons. The cylindrical elevated tank is 1.25 mg and
the average daily minimum water storage maintained is 0.85 mg.
The volume of this existing elevated storage allows for approximately 12,500 connections based
on the TCEQ 100 gallons per connection requirement. Assuming a 200 gallon per connection
total storage requirement, and a combined (ground and elevated) volume of 2.25 MG, the City
has storage capacity in place for 11,250 connections.The City currently has approximately 3,500
connections, and therefore the current storage is adequate to meet TCEQ's requirement for
storage.
2.3 Water Distribution
2.3.1 Water Mains
The city currently maintains a network of approximately 13 miles of pipes (10" mains and larger)
within the city's jurisdiction to distribute water to individual meters from storage tanks. An existing
system map is shown in Appendix A.
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City of Cibolo
2.3.2 Water Pumps
Three booster pumps provide water to the city's distribution system. These pumps, numbers 1, 2
and 3, are located at the pump house on Cibolo Valley Drive. These pumps move water from
the standpipe to the elevated tank and distribution system. The simultaneous operating
capacity for the city's booster pumps is 850 gpm (1,224,000 gallons per day), considering
limitation and losses due to suction, discharge piping, or power arrangement. Cibolo's booster
pump station has the capacity to meet its contract capacity. The following is a summary of the
pump capacities.
Number 1
Rated Capacity: 26 mgd 250 um 148 feet 772 psi
Actual Capacity: .40 mgd 376 gpm 96.7 feet 772 psi
Number 2
Rated Capacity: 52 mgd 463 gpm 156 feet 88.1 psi
Actual Capacity: .60 mgd 533 gpm 122 feet 88.1 psi
Number 3
Rated Capacity: .52 mgd 463 gpm 156 feet 88.1 psi
Actual Capacity: .60 mgd 533 gpm 122 feet 88.1 psi
Five booster pumps provide water to Cibolo's elevated tank from the CRWA regional supply
system. These pumps are identical in design and capacity. The simultaneous operating capacity
for the CRWA's booster pumps is 11,000 gpm considering limitation by suction, discharge piping
or power arrangement. The rated capacity of a single pump exceeds Cibolo's contract
capacity and highest historic peak use.
Numbers 1-5
Rated Capacity: 2.376 mgd 2,200 gpm 500 feet 216 psi
.Actual Capacity: 2.376 mgd 2,200 gpm 500 feet 216 psi
2.3.3 Pressure Zones
The planning area served at this time is currently in one pressure zone.
2.3.4 Meter Distribution
Table 3 summarizes the size and count of meters in the existing system. The smallest size currently
used is 5/8" and the largest is 10". The American Water Works Association standard equivalency
was utilized to determine the total number of living unit equivalencies (LUEs) for the City of
Cibolo's water service area, based on the size and number of meters.There are 3,577 LUEs being
served by the existing system.
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City of Cibolo
Table 1 Current Water Meter Count
Table 1 Current Water Meter Count
Current Water Meter Count and Estimate of Living Unit Equivalency
(City of Cibolo,February 2007)
Number of 2007 Number of
Meter Size Meters 1,111Es per Meter r LUES SS of total
515" 3,310 1 3,310 93%
1" 14 2.5 35 1%
11/?" 7 5 35 1%
2" 4 3 32 1%
4" 2 25 50 1%
10" 1 115 115 3%
Total 3,333 157 3,577 100%
I)Sourez:..41117:4
3.0 Water Consumption
3.1 Existing Water Consumption
Average daily water consumption totals for the city are shown below in Table 2 broken down by
year and month.
Table 2 Average Daily Water Usage by Month(Gallons)
Tablet A; eDaily Water11 age by Month(moons)
Mrd 2002 200.3 2004 2005 20045
January - 310,710 463774 402,78 760903
February - 332,630 390,379 460,500 689,9.9
March - 398,484 411,129 539,516 925.12.
elgrl - 573,067 435,100 839,733 1,172,100
Mar - 758,097 597,613 936,067 1279.337
-Tune - 539,567 541,067 9709500 1343,400
July - 430:935 678,097 1,025,153 1,333,097
August - 761,516 356,903 1,172,12.9 1,709,581
September 413,000 5:•,033 731900 1,186,100 1,113,600
October 473.000 478,484652,452 978,323 957,065
November 283,000 500,500 460,167 307,267 932,333
December 427,000. 428,484 495,586 688,000 799,323
Annual Average 400,250 512,542 554,514 833,861 1,07787
Contract 1,098,073 GPO
PeakDatly 1,702;732 GPD
Soup:City of Colo
The historic daily average water use is also presented in the following chart, to illustrate the City's
historic use pattern with respect to its contract capacity, its pumping capacity, and the CRWA's
pumping capacity.
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City of Cibolo
Figure 2 Daily Average Water Use and Capacities
Figure 2 Daily Average Water Use and Capacities
Daily Average Water Use
September 2002-May 2007
3,500,000
MEIN Daily Average Water Use - - — -
3,000,000
Contract Capacity
2,500,000
Contract w/peaking
▪ 2,000,000 —
5
----Cibolo booster pump capacity
3▪ 1,500,000
Single CRWA booster pump capacity
1,000,000
500,000
s ff :c -ffrf :cfIfs -ifE - ff
vv
Month and Year
Based on an analysis of recent water use records, the existing usage rate per LUE was
established to be 361 gallons per day. This rate was determined by calculating the average
daily water usage for each month divided by the number of meters present on the system each
month during the year 2006. This value was reviewed and found to be consistent with other
recent, regional studies and standards and subsequently adopted by the Impact Fee
Committee.
3.2 Unaccounted For Water
Normal water loss includes such items as main flushing, testing, undetected leaks, and water
obtained through hydrant usage by different entities. Reduction of water loss percentage is
recommended, as it will affect future water supply projections. The City does not have a formal
water audit program at this time.
4.0 Existing System Hydraulic Analysis
In order to determine the improvements required to meet existing needs, a hydraulic analysis
was performed.
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City of Cibolo
4.1 Analysis Technique
4.1.1 Method of Analysis
Hydraulic modeling software was utilized to accurately calculate the hydraulic response for
several scenarios including fire simulations and peak hour demands. Steady state simulations
were performed with MWSoft, Inc. H2OMap Water GIS Suite v. 7.0. These types of simulations give
a "snap shot" of the system based on demands and elevation/pressure of water supply to the
system. No 'Extended Period' simulations were performed.
4.1.2 System Model
The existing water distribution system was imported into the hydraulic modeling software.
Pipelines with diameters smaller than 10 inches were not modeled. Water demand was
allocated to different nodes in the system based on land use and calculated water demand.
Platted lots were assumed to be occupied for the purposes of flow allocation, since they
represent a commitment to current capacity.
4.1.3 Planning and Design Criteria
The design criteria utilized in the model were developed from state standards, known existing
system characteristics, and generally accepted engineering principles. The criteria are
summarized in the following table:
Table 3 Planning and Design Criteria
Table 3 Planning and Design Criteria
Parameter Criteria
People per connection 2.8
Average Day Demand 361 apd
Maximum Day Demand 722 gpd
Fire Flow Residential 1,000 gpm
Fire Flow/Other 3,000 gpm
Minimum Maximum Day Pressure 50 psi
Minimum Average Day Pressure 50 psi
Minimum Peak Hour Pressure 35 psi
Minimum Fire Flow Pressure 20 psi at Maximum Day Demand
Total Storage 200 gal/LUE
Pump Capacity 0.6 gpm/LUE
Max Velocity-Peak Hour 5 fps
Max Velocity-Fire Flow 10 fps
Max Static Pressure 110 psi
Max Pressure(must provide PRV) 85 psi
4.1.3 Computer Model Correlation
The modeled system was not calibrated.
4.2 System Analysis
The existing system was analyzed. Fires at several different locations were modeled with peak
day demands. No deficiencies were identified during this analysis. All velocities were below 10
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City of Cibolo
fps and pressures at all modeled nodes were well above 20 psi. This is consistent with
observations and reports by operation personnel and City staff.
5.0 10-Year Capital Improvements Program
The purpose of this section is to provide a description of the capital improvements and their
costs necessitated by and attributable to new development in the service area over the next
ten years.
This section also defines the specific quantity of water consumption for a service unit and
provides an equivalency table establishing the ratio of a service unit to various types of land
uses,including residential, commercial, and industrial.
5.1 Future Land Use Assumptions
Future demands to the water system are determined by future land use assumptions. These
assumptions were defined in workshops with City Staff, the Impact Fee Committee, the Planning
and Zoning Commission and the City Council. The intent of the workshop exercises was to
evaluate the entire city's planning area (which extends beyond the water service area) and
determine the most likely, balanced and orderly land use pattern for the period 2007-2017.
Residential and non-residential land use classifications are indicated as follows on the attached
copy of the Future Land Use Assumptions Map (Appendix B). Residential uses indicate the future
density in terms of dwelling units per acre or DUA. The land use classifications include: cluster
residential (0-2 DUA), single-family residential (2-4.5 DUA), attached residential (6-12 DUA), mixed
use (6-16 DUA), institutional, commercial, industrial, and park/open space/preserve.
Future land use equivalencies for service units follow:
Table 4 Equivalencies-Land Use Equivalency Table
Table 4 Equivalandes
Land Use Equivalency Table
Land Use Classification LUE Conversion
Single-Family/Cluster 1 Dwelling Unit=1 LUE
Attached Residential 1 Dwelling Unit=0.7 LUE
Commercial' 1 LUE/1660 sf floor area
Industrial 1 LUE/4000 sf floor area
Institutional" 2.5 LUE l acre
Mixed Use' 50%Commercial/Retail/Office
30%Residential
20%Institutional/Public/Civic
Notes:
1)Commecial development assumes 20%available land area is building area
2)Institutional use ratio isconsistent with other direct methods
3)Mixed use assumes ratio identified in Table 20,City of Cibolo Master Plan
Demands are projected.for each area by assuming 361 gallons per day per LUE. The existing
system serves 3,577 LUES. The total number of projected LUEs necessitated by and attributable to
new development is 10,724. In order to serve these additional units, capital improvements are
necessary.
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City of Cibolo
5.2 Capital Improvements
Improvement alternatives were placed into the hydraulic model to determine the minimum
requirements to serve the projected demands. The improvements provide a minimum of 34 psi
under fire flow conditions, above the required minimum of 20 psi. With the exception of the short
pipe feed to the existing tank, all velocities are below the required maximums.
The table included as Appendix C describes the type of improvements required and associated
costs as allowed under LGC §395.012, to meet the City of Cibolo's anticipated growth until 2017.
It is anticipated that these projects will be implemented according to most immediate need,
and will become part of the City's 5-year Capital Improvements Program as prioritized by the
CIP Committee and City Council.
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City of Cibolo
APPENDIX A: EXISTING SYSTEM MAP
ter.EXISTING 1.25 MG ELEVATED
o- w ''= STORAGE TANK&1.0 MG
GROUND STORAGE TANK r I
r -.-" i _"._ '.
3 t' - GREEN VALLEY RD Y _ _-1 I I I_
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EXHIBIT A
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glicii
�� �� EXISTING WATER SYSTEM MAP
CIP AND IMPACT FEE STUDY
3eptem+.m07 CIBOLO.TEXAS PROJECT woJp 503
ra.oaow.r`.ao arras...
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Unified Development Code
City of Cibolo
APPENDIX B: FUTURE LAND USE ASSUMPTIONS
7-71' !EXISTING 1.25 MG ELEVATED- ,FUTURE 1 25 MG ELEVATED
1��, STORAGE TANK&1.0 MG I' STORAGE TANK&.75 MG
' ✓ %,; GROUND STORAGE TANK GROUND STORAGE TANK
GREENVALLE al,
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LEGEND 1
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-- ill ATW11E0 RESOEHIML�,z OUR) .. . "''.,..._
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-..EO USE P4.....) S•
-WSnrurM)INLUSE •i4. 11X I '
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<: -PAML OPEN SPACE.PRESERVE •- +"'�magi UN!
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FV1UtE _ I i�
F ��
EXHIBIT B
ramEspey Consultants,Inc. o +� zaao FUTURE WATER SYSTEM MAP
mvhuBmennlAe��ooeingscnices ® AND FUTURE LAND USE ASSUMPTIONS
CIP AND IMPACT FEE STUDY
SEPTEMBER 2007 =OW.TEXAS PROJECT N030.500
........nueoP mow..
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Unified Development Code
City of Cibolo
APPENDIX C
CAPITAL IMPROVEMENTS SUMMARY TABLE
Impact Fee Study -DRAFT-7124107 City of Cibolo
Length(LF)
(or other Finance Costs
specified Construction ROW/Easement Eugineering1Surveyiogl allowable under
Project?lumber Location Improvement Type quantity) Cost Contingency Acquisilloa Permitting costs LGC§395 Total Costs
WI MainStreet ....---
12'Pipeline 15,750 $1,240,313 5223,256 548,812 $310,078 51,822,459
W2 Aquavista ?'Pipeline 2,300 $181,125 $32,603 $7,128 545,281 5266,137
W3 HaeckervilleRoad 16'Pipeline 17,000 . $1,606,500 $289,170 $52,686 $401,625 S2,349,981
W4 FM781PfeilRoad 12'Pipeline 9,750 . 5767,813 5138,206 $30,217 . 5191,953 51,128,189
W5 Schaefer Road ?'Pipeline 4,350 5342,563 .561,661 513,481 585,641 . 5503,346
W6 Greenbelt 12'Pipeline 2,850 5224,438 $40,399 58,833 556,109 5329,778
W7 Arizpe Road 12'Pipeline 2,850 5224,438 540,399 $8,833 556,109 5329,778
W8 Luau Seguin Rdad 16°Pipeline 3,150 5297,675 553.582 59,762 . . $74,419 $435,438
W9 Weidner Road 16'Pipeline 9,750 $921,375 5165,848 $30,217 . 5230,344 .$1,347783
Wt0 Buffalo Crossing toWeidner 12'Pipeline 3,000 5236,250 542,525 59,298 . $59,063 $347,135
11/11 Hip]sSchool East 16"Pipeline 3,000 5283,500 551,030 $9298 $70,875 $414,703
W12 HlghSchool South -5) 16"Pipeline 3,400 $321,300 $57,834 510,537 $80,325 $469,996
W13 High School South[.W) 12"Pipeline 4,000 5315,000 556,700 512,397 $78,750 $462,847
W14 IRO School Smith(E•WDeadend) 12'Pipeline 2,300 $101,125 532,603 57,128 545,281 . .$266,137
'W15. FM 1103(Dedicated Tank Supply Line) . 16"Pipeline 18,100 51,710,450 S307,881 556,095 5427,613 52202,039
W16. Mail School East . PRV Station EA 531.500 55,670 $9,000 57,875 $54,045
Wil FM 1103. PRV Station EA 531,500 55,670 59,000 57,875 $54,015
W18 Main Street PRVStalion. EA $31500 $5,670 59,000 57,875 , $54,045
W19 Northeast Cibolo 1,25MGEST . LS 51,312,500 5236,250 522,000 5328,125 $1,898,875.
W20 Northeast Cibolo . . ,75 MG GST LS $787,500 5141,750 522,000 5196,875 $1,148,125
W21 Northeast Cibolo . 1.25 MGD Pump Station L.S. $600,000 $108,000 $16,000 5150,000 587000
W22 Welts Ran* ' Water SupplyPreject(1200AP) L.S. 53,155,132 5567,924 50. 5252411 . .53,975,465
Total Cast $21,034,346
Total LUEs 17,877
ExisungLLB fnWater Service Asea 3,577
Total LUES attributable to growth 14,300
Initial Impact Yee Calculation. 51,470.93
5015 Credit $735.47
Water Impact Fee $735,47
140
Unified Development of CibCode
•
•
Wastewater System Master Plan
•
r e CITY OF CIBOLO
Impact Fee Study
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istik
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.�� City of Cibolo
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REVISED DRAFT—October 30,2007
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Project No.4030-500
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141
Unified Development Code
City of Cibolo
CITY OF CIBOLO—IMPACT FEE STUDY
Wastewater System Master Plan
Prepared for.
OF
City of Cibolo :; s
Q
P.O.Box 826 ,
Cibolo,Texas 78108 _•••<••�•••••••••�•••s•••
STEVEN H. WENZEL
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,e 4/ 59082 e4
L011010r7
By:
Espey Consultants,Inc. EC Project No.4030.500
3809 South 2nd St.,Suite B-300
Austin,Texas 78704 REVISED DRAFT—October 30,2007
T(512)326-5659
F(512)326-5723
www.esoevconsultants.com
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Unified Development Code
City of Cibolo
Table of Contents
1.0 Introduction
2.0 Existing Wastewater System
2.1 Relationship to Other Entities
2.2 Wastewater Collection System
2.3 Existing Lift Stations
2.4 Determination of Existing Flows
2.5 Determination of Number of Living Unit Equivalencies
3.0 Existing System Hydraulic Analysis
3.1 Analysis Technique
3.1.1 Method of Analysis
3.1.2 System Model and Flow Allocation
3.1.3 Planning and Design Criteria
3.1.4 Computer Model Correlation
3.2 System Analysis
4.0 10-Year Capital Improvements Program
4.1 Future Land Use Assumptions
4.2 Capital Improvements
TABLES
Table 1 Planning and Design Criteria
Table 2 Equivalencies
FIGURES
Figure 1 Planning Area
APPENDICES
Appendix A: Existing System Map
Appendix B: Future Land Use Assumptions
Appendix C:Capital Improvements Summary Table
1.0 Introduction
1.1 Executive Summary
This report is provided in support of a Capital Improvement Plan, which is necessary to calculate
the 2007 Wastewater Impact Fees. This plan has been developed to meet the projected
wastewater needs for the next 10 years. All wastewater flows are derived from land use
projections provided by the City of Cibolo. The capital improvements criteria for this evaluation
generally apply to gravity lines over 8" diameters, force mains, and lift stations. No capital
improvement costs are associated with the treatment plant. These fees are developed
separately by Cibolo Creek Municipal Authority (CCMA) and will be passed on to all its
customers. Cibolo assesses impact fees associated with necessary improvements to its collection
system,which come in addition to CCMA's impact fees.
The City's existing wastewater system was modeled to determine the existing level of service.
There are currently 4,716 Living Unit Equivalents (LUES) in the City's Wastewater Service Area.
Future land use assumptions were established to guide future system improvement needs. There
will be 27,222 LUEs in the City's Water Service Area by 2017.
Nineteen Capital Improvement Projects totaling $21,353,048 are necessary to accommodate
the 22,506 LUEs attributable to growth. Not including eligible finance costs as allowed under
Local Government Code (LGC) §395.012(b) or the alternative 50% credit described under LGC
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City of Cibolo
§395.014(7)(B), the initial impact fee is calculated to be $949 per wastewater service unit.
Including these items, the impact fee per water service unit is calculated to be:
$
1.2 Abbreviations, Definitions, and Questions about this Document
This document makes reference to numerous abbreviations which may not be familiar to all
readers.The following guide clarifies many of these abbreviations.
ADWF-Average Dry Weather Flow
CCMA-Cibolo Creek Municipal Authority
CCN-Certificate of Convenience and Necessity
CIP-Capital Improvements Plan
City-City of Cibolo
Committee-Impact Fee Committee
ETJ-Extraterritorial Jurisdiction
FPS-Feet per second (velocity)
GPD-Gallons per day (volume rate)
GPM-Gallons per minute (volume rate)
GVSUD-Green Valley Special Utility District
I/I-Inflow and Infiltration
LGC-Local Government Code
LUE-Living Unit Equivalent
MG-Million gallons (volume)
MGD-Million gallons per day (volume rate)
MH-Manhole
PDWF-Peak Dry Weather Flow
PF-Peaking Factor
PSI-Pounds per square inch (pressure)
PVC-Polyvinylchloride material
TCEQ-Texas Commission on Environmental Quality
Any readers with specific questions may direct them to the City Manager at (210) 658-9900.
1.3 Description of the Planning Area
For the purposes of this study, the planning area is defined by the City's Certificate of
Convenience and Necessity (CCN). This area is defined by jurisdictional and geographic
considerations, existing water service, and practical limitations of service. The planning area
encompasses an area of 10,314 acres (16.1 square miles).
The adjacent areas receive wastewater service from City of Schertz and Green Valley Special
Utility District (GVSUD). Portions of the City's corporate limits and ETJ are served by GVSUD.
Properties within the GVSUD service area are not subject to impact fees assessed by the City of
Cibolo. Figure 1 shows the location of the CCN and Planning Area.
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City of Cibolo
FIGURE 1 Planning Area
Figure 1 Planning Area
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City of Cibolo
2.0 Existing Wastewater System
The purpose of this chapter is to provide a description of the existing capital improvements
within the service area and the costs to upgrade, update, improve, expand, or replace the
improvements to meet existing needs and usage and stricter safety, efficiency, and
environmental or regulatory standards. In addition, this chapter provides an analysis of the total
capacity, level of current usage, and commitments for usage of capacity of the existing capital
improvements.
2.1 Relationship to Other Entities
As indicated previously, the City of Cibolo does not provide treatment services for wastewater.
This function is provided in an agreement with Cibolo Creek Municipal Authority (CCMA), which
owns and operates the regional wastewater treatment facility. City of Cibolo wastewater flows
to the CCMA treatment plant via two routes. One is the Loop 539 lift station, which is located
inside the city limits and pumps the effluent to the CCMA regional plant. The other is through
wastewater lines that generally flow west through the City of Schertz. Since the City does not
operate the CCMA treatment plant, the wastewater infrastructure evaluated in this plan are the
major collection lines and lift stations that transport all flows to the Loop 539 lift station. No capital
improvements were considered for the portion of the network that flows through the City of
Schertz, since this portion of the City is built-out. Also, the Capital Improvements Plan (CIP) does
not include any over-sizing to serve areas outside of the Planning Area.
2.2 Wastewater Collection System
The existing collection system consists of 6"-24" diameter pipes. Most of these are PVC. However,
some of the older pipes and service laterals are concrete or clay. Replacement of these lines is
not an eligible impact fee expenditure, and will have to be replaced or repaired as a
maintenance project. Appendix' A is a map of the existing collection system. Although the
system contains pipes less than 8" diameter, only those lines greater than 8" were evaluated.
2.3 Existing Lift Stations
The City currently owns and operates two lift stations (Willowbridge and Cibolo Vista). Each
station is sufficient to serve the existing area flowing into each, as they were sized to
accommodate the developments that they serve. The Loop 539 lift station is owned and
operated by CCMA.
2.4 Determination of Existing Flows
Flows are not metered at any point in Cibolo's collection system. CCMA charges a treatment
fee based upon water use data. It is not possible to evaluate winter averages to determine
wastewater flow, because the City of Cibolo's water service area is not coterminous with its
wastewater service area (recall that portions of the City are served by Green Valley SUD).
Therefore, the existing flow rate per living unit equivalency (LUE) must be estimated based on the
water consumption rate per LUE. The Water System Impact Fee Study - Master Plan was
prepared at the same time as this study, and derived 361 gallons per day per LUE.
Based on an evaluation of seasonal water use patterns, the wastewater flow per LUE was
determined by using 75% of the water demand rate per LUE (361 gallons per day), and is
calculated to be 271 gallons per day per LUE:
361 gpd/LUE x 0.75 = 271 gpd/LUE
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2.5 Determination of Number of Living Unit Equivalencies
Within the City of Cibolo's wastewater service area, there are 4,716 existing wastewater
customers.Therefore, there are currently 4,716 LUEs within the City's service area.
3.0 Existing System Hydraulic Analysis
In order to determine the improvements required to meet existing needs, a hydraulic analysis
was performed.
3.1 Analysis Technique
3.1.1 Method of Analysis
A computer hydraulic model (InfoWorks) was developed to assess the capacity of the City's
collection system. InfoWorks software is a GIS-based platform that incorporates standard
engineering algorithms and enables time-series flow data to assess capacities and restrictions.
3.1.2 System Model and Flow Allocation
The existing collection system was imported into the hydraulic modeling software. Pipelines with
diameters smaller than 8" were not modeled. Existing wastewater flows were calculated
according to the flow rate per LUE (see section 2.4), and allocated to different nodes in the
system based on known flow patterns and land use.1 Platted lots were assumed to be occupied
for the purposes of flow allocation, since they represent a commitment to current capacity. A
free outfall at the Loop 539 lift station wet well was assumed.2
1 Nodes are points within the network, such as junctions or manholes. In some instances these nodes mark
the point that flows are introduced into the network.
2 The free outfall assumption means that the wet well of the lift station is sufficiently sized such that the level
in the wet well never exceeds the incoming flowlines of the wastewater mains, creating a tailwater
condition at the pipe outfall.
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City of Cibolo
3.1.3 Planning and Design Criteria
The design criteria utilized in the model were developed from state standards, known existing
system characteristics, and generally accepted engineering principles. The criteria are
summarized in the following table:
Table 1 Planning and Design Criteria
MgaifigNEWMINOMPMt'lue.
Person/LUE 2.8
Average Dry Weather Flow ADWF=70 gallons/person
Peaking Factor(PF) PF=
[18+.J0.0206xADWVF]
[4+.J0.0206xADWI,]
Peak Dry Weather Flow PDWF=ADWF x PF
(PDWF)
Inflow and infiltration 750 gallons/acre
I/I
Peak Wet Weather Flow PWWF=(PDWF)+I/I
(PWWF)
Gravity Pipe Capacity [85%of Pipe Flowing Frill] .85 x PWWF
Mannings n n=0.013
Gravity Pipe Velocity Min Velocity=2 fps
Force Main Velocity Range Min Velocity=3 fps
Max Velocity=8 fps
Living Unit Equivalent .1 LUE=271 gpd
Manhole Spacing 1MH/300 feet
3.1.4 Computer Model Correlation
The modeled system was not calibrated as flows have not been metered.
3.2 System Analysis
The existing system was analyzed. Some areas of restriction were noticed in peak wet weather
scenarios; however the impact was limited to surcharge in manholes and no overflows were
indicated. Therefore, the existing system is adequate to serve the existing population. This is
consistent with observations and reports by operation personnel and City staff.
4.0 10-Year Capital Improvements Program
The purpose of this section is to provide a description of the capital improvements and their
costs necessitated by and attributable to new development in the service area over the next
ten years.
This section also defines the specific quantity of wastewater flow for a service unit and provides
an equivalency table establishing the ratio of a service unit to various types of land uses,
including residential, commercial, and industrial.
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City of Cibolo
4.1 Future Land Use Assumptions
Future demands to the wastewater system are determined by future land use assumptions.
These assumptions were defined in workshops with City Staff, the Impact Fee Committee, the
Planning and Zoning Commission and the City Council. The intent of the workshop exercises was
to evaluate the entire city's planning area (which extends beyond the water service area) and
determine the most likely, balanced and orderly land use pattern for the period 2007-2017.
Residential and non-residential land use classifications are indicated as follows on the attached
copy of the Future Land Use Assumptions Map (Appendix B). Residential uses indicate the future
density in terms of dwelling units per acre or DUA. The land use classifications include: cluster
residential (0-2 DUA), single-family residential (2-4.5 DUA), attached residential (6-12 DUA), mixed
use (6-16 DUA),institutional, commercial, industrial, and park/open space/preserve.3
Future land use equivalencies for service units follow:
Table 2 Equivalencies
Table 2 Equivalencies
Land Use Equivalency Table
Land Use Classification LUE Conversion
Single-Fancily/Cluster 1 Dwelling Unit= 1 LUE
Attached Residential 1 Dwelling Unit=0.7 LUE
Commercial' 1 LUE/16.60 sf floor area
Industrial 1 LUE/4000 sf floor area
Institutional'- 2.5 LUE/acre
Mixed Use 50%ConunerciaURetail/Office
30%Residential
20%Institutional/Public/Civic
Notes:
1) Commercial development assumes 20%available land area is building area
2) Institutional use ratio is consistent with other direct methods
3) Mixed use assumes ratio identified in Table 20,City of Cibolo Master Plan
Flows are forecast for each area by assuming 271 gallons per day per LUE,. consistent with the
existing system flow rate assumption. The existing system serves 4,716 LUEs. The total number of
projected LUEs in the City's service area by 2017 is 27,222. The total number of projected LUEs
necessitated by and attributable to new development is 22,506. In order to serve these
additional units, capital improvements are necessary.
3 Cluster residential development is characterized by denser areas of development and larger areas of set-
aside open space, resulting in a low, overall average density. Attached residential development is
characterized by narrow lots and often zero side yard setbacks, such as townhomes, garden homes, patio
homes,etc.
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City of Cibolo
4.2 Capital Improvements
Improvement alternatives were placed into the hydraulic model to determine the minimum
requirements to serve the projected demands for service. Wastewater lines serving future areas
of development were sized and located in natural drainage ways and along alignments of
future roadways shown in the City's Future Thoroughfare Plan.
The table included as Appendix C describes the type of improvements required and associated
costs as allowed under Local Government Code (LGC) §395.012, to meet the City of Cibolo's
anticipated growth until 2017. It is anticipated that these projects will be implemented
according to most immediate need, and will become part of the City's 5-year Capital
Improvements Program (CIP) as prioritized by the CIP Committee and City Council.
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Appendix A: Existing System Map
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CIBOLO.TEXAS PROJECT M030SOO
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Unified Development Code
City of Cibolo
Appendix B: Future Land Use Assumptions
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AND
CP AND IMDLANDACT FEEASSUSTUDY
Feet SEPTEII6ER 2001 CIBOLO.TEXAS PROJECT M030.500
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Unified Development Code
City of Cibolo
Appendix C
Capital Improvements Summary Table
CITY OF CIBOLO
Wastewater Capital Improment Projects
Length(Lf) Engineering) FinanceCosts
(or other specified ROW/Easement Surveying amble under
Project Number Luca tionDescripBon Improvement Type quantity) Construction Cost Contingency Acquisition Permit*costs LGC§395 Total Costs
WWI. Town Creek Paallellntercepfit 30'Gravity Main 5,600 S911,400 $164,052 93,140 $227,850 . 51,326,442
WW2 'Cum Creek West Patallel 30"Clarity Main 5,950 $968,363 S174,305 5..94587 $242,091 S1,409,345
WW3 Ton Creek West from Beata toGVRoad 24"Gcait*Main 3,500 $551250 $99225 S14,463 $137,813 5802,750
WW4 DeanRoadtoWrlloabiidge 21"Gully Main 4,500 $655,125 9123,323 518,595 $171281 5998324
WW5 Green Valley Road West 18"GracityMain 2,400 8362880 $65,318 $9,917 $90,720 $528,836
WW6 Green Valley Road fist 18"GsastyMain 1,100 $161,100 529,106 $4,545 $40,425 $235,776
WW7 Town CreekEast Fork(Weidner toGV) 15"Gravity Main 4,850 $724,590 $130,426 $20,041 $181,148 S1,056,205
WW8 Nod Side FM78 30'GoavityMain 3,600 3585,900 5105,462 $14,876 S146,475 $852,713
WW9 Coldly Lane Fon Main 6"Foxe Main 4,800 $378,000 $68,040 $19,835 $94500 . $560,375
WWtO last S9stanIaftSetiau(Country lit atTolle Rd) Lift Station 1.14 MGD $672,000 S120,960 $9,000 $168,000 $969,960
WWII East System GsavtyMin .21'Gravity Main 7,600 $1,157,100 908,278 531,405 3289.275 $1,686,058
WW12 Aqua Vista Force Main minute 15"Gravity Main 600 589,640 $16,135 S2,479 92,410 $130,665
WW13 Southwest System Main(Schaffer Rd.toLower Seguin Rd) 21'Gravity Main- 10500 $1,598,625 $287,753 $43,388 $399,656 52329,429
WW14A Lilt Station Amur SeguinRdand Cando Creek Litt Station 1.4MGD(24MGD $787,500 S141,750 $9,000 $196,875 51,135,125
WW14B. Force Main parallel toSouthwest SystemMain 8"Force Mail 12,500 S1,131,250 $212,625 $15,996 $295,313 $1,715,014
WW15 BisonPidgeLi@Station inguocenients(CoCPastion) Wet srzllandpumps Additional 05 MGD $288,750 $51,975 $4,500 $72,188 $417,413
WW15A Stha&rRd.East 8"Gravity Main 1,320 8193,600 $34,848 $5,455 $45,400 $28..9,303
WW15B I3aclema1eEast 15°easily Main 1,800 $268,920 $48,406 $7,438 $67,230 $391,994
WW15C ArizpeRdEast 15°Gravity Main 1,650 8250,592 $45,179 $6,942 S62,748 • $365,861
WW15D Lower SeguinEast 15°Gravity Main 2,040 $304,776 $54,860 $8,430 S76,194 $444,259
WW16 Town Oa Fork East(Rustic Tr.) 87Grasilybtain 3,600 $503000 $90,720 514,876 5126,000 $735,596
WWII East GrasityMainEastern Extension near PietsrmLn 8"Gaily Main 3,840 $537,600 896,768 $15,868 $134,400 S784,636
WW18 Canny bale Garay Line S"GmityMain 2,880 $403200 $72,516 $11,901 $100,500 559,477
WW19 South Side I'M 78 across Eaclxtsi&etArizpeRd 15-24"Gravity Main 7,000 $1,102,500 $198,450 98,926 $275,625 $1,605,501
Total Cost IirtStatianAltermtinsratLowerSeg iaond S21,353,048
TatalLUEs 27222
Existing LUEsin wastewatersersimarea 4,716
Total Las attributable tograwth 22,506
Initial Impact Fee Calculation S949
50%Condit $47439
Wastacderlm nctFee $47439
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Unified Development Code
City of Cibolo
Drainage Capital Improvement Plan
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Impact Fee Study
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DRAFT—October 25,2007
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Unified Development Code
City of Cibolo
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CITY OF CIBOLO=I!YIPACI'FEE STUDY-
Drainage Plan
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Prepared for: f g'�4''' •-14,111
City of Cibolo a"` ' '¢�f ji
P JOSHA CROWLEY
P.O.Box 826 P i
Cibolo,Texas 78108 Pt -,•• 9447 94.475 :
ft0,.c*�4/CENsSP:�1`�••3'
S �tiQNA yG`
c_ C/Zy/goo,
By: — — —.Espey Consultants,Inc. EC Project No.4030.500
3809 South 2nd St.,Suite B-300
Austin,Texas 78704 FINAL—June 24,2008
T(512)326-5659 .
F(512)326-5723
vnyw.espeyconsultants.com
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Unified Development Code
City of Cibolo
Table of Contents
1.0 Chapter 1. Introduction
2.0 Existing Town Creek Drainage System
2.1 Methodology
2.2 Impervious Cover
2.3 Living Unit Equivalency
3.0 10-Year Capital Improvements Program
3.1 Future Land Use Assumptions
3.2 Capital Improvements
TABLES
Table 1 Land Use Equivalency Table
FIGURES
Figure 1 Town Creek Watershed
1.0 Chapter 1. Introduction
1.1 Purpose of this Study
The 2007 Drainage Capital Improvements Plan for the City of Cibolo has been developed so
that the drainage capacity for the municipality can be met for the next 10 years. The plan was
developed by Espey Consultants, Inc. with guidance from City Staff and the Impact Fee
Committee appointed by City Council. The plan should be reviewed and updated on an
annual basis, in connection with updates to the City Master Plan or other planning documents,
or as needed to reflect changing conditions.
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City of Cibolo
1.2 Description of the Planning Area
Figure 1 Town Creek Watershed
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For the purposes of this study, the planning area is defined by the Town Creek watershed.The Dietz Creek
drainage system, serving the western portion of the City, has been built to its capacity. Figure 1 shows the
Town Creek watershed.
2.0 Existing Town Creek Drainage System
The purpose of this chapter is to provide a description of the existing capital improvements within the
service area and the costs to upgrade, update, improve, expand, or replace the improvements to meet
existing needs and usage and stricter safety, efficiency, environmental or regulatory standards. In addition,
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City of Cibolo
this chapter provides an analysis of the total capacity, level of current usage, and commitments for usage
of capacity of the existing capital improvements.
2.1 Methodology
In order to determine the capacity of the existing Town Creek drainage system, a hydrologic and hydraulic
analysis was performed. Details of the analysis and methodology are found in the report "City of Cibolo
Flood Protection Plan: A Master Plan for Managing Town Creek (September 1, 2007, Espey Consultants,
Inc.)".
The results of this study indicate that improvements are necessary to provide a 25-year level of flood
protection in several existing problem areas. Consequently, improvements are also necessary in some
areas to provide a 100-year level of protection. This study determined that in some areas, a 100-year level
of protection was not cost justified. For this reason, a 100-year level of protection criterion is not uniformly
applied throughout the watershed; rather, the highest level of protection (25-year or 100-year) that can
reasonably be achieved is the criterion for which improvements have been considered for.
2.2 Impervious Cover
Hard surfaces which do not permit the absorption of rainfall into the soil, thus resulting in increased
stormwater runoff, are known as impervious cover. Impervious cover is the basic, quantifiable and common
unit that creates the need for drainage improvements. There are currently 49,964,782 square feet of
impervious cover in the Town Creek watershed.
2.3 Living Unit Equivalency
To determine the amount of impervious cover attributable to a living unit equivalency,a typical R-2B zoned
lot was evaluated and calculated to account for approximately 3,462 square feet of impervious surfaces.
This includes impervious surfaces that are placed on the lot, as well as some that are within the right-of-way
but attributable to the unit, such as the driveway apron, curb and pavement measured to the road
centerline for the width of the property.
Based on this calculation,there are 11,055 existing LUEs in the service area.
3.0 10-Year Capital Improvements Program
The purpose of this section is to provide a description of the capital improvements and their costs
necessitated by and attributable to new development in the service area over the next ten years. This
section also defines the specific quantity of impervious cover for a service unit and provides an
equivalency table establishing the ratio of a service unit to various types of land uses, including residential,
commercial, and industrial.
3.1 Future Land Use Assumptions
Future impervious cover is determined by future land use assumptions. These assumptions were defined in
workshops with City Staff, the Impact Fee Committee, the Planning and Zoning Commission and the City
Council. The intent of the workshop exercises was to evaluate the entire city's planning area (which
extends beyond the water service area) and determine the most likely, balanced and orderly land use
pattern for the period 2007-2017.
Residential and non-residential land use classifications are indicated as follows on the attached copy of
the Future Land Use Assumptions Map (Appendix A). Residential uses indicate the future density in terms of
dwelling units per acre or DUA. The land use classifications include: cluster residential (0-2 DUA), single-
family residential (2-4.5 DUA), attached residential (6-12 DUA), mixed use (6-16 DUA), institutional,
commercial, industrial, and park/open space/preserve.
Future land use equivalencies for service units follow Table 1.
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City of Cibolo
Table 1 Land Use Equivalency Table
Table 1 Land Use Equivalency Table
Land Use Equivalency Table
Land Use Classification LUE Conversion
Single Family/Cluster 1 Dwelling Unit=1 LUE =3,462 sf impervious cover
Attached Residential (60%of land area)-3,462 sf=Number of LUEs
Commercial (75%of land area)_3,462 sf=Number of LUEs
Industrial (40%of land area)_3,462 sf=Number of LUEs
Institutional (20%of land.area)_3,462 sf=Number of LUEs
Mixed Use (75%of land area)_3,462 sf=Number of LUES
Impervious cover is projected for each area by assuming 3,462 square feet per LUE. The existing drainage
system serves 11,055 LUES. The total number of projected LUES necessitated by and attributable to new
development is 15,310. In order to serve these additional units,
capital improvements are necessary.
3.2 Capital Improvements
Improvement alternatives were identified by placing the impervious cover assumptions into the hydrologic
model,then using the hydraulic model to size the improvements.
The table included as Appendix B describes the type of improvements required and associated costs as
allowed under LGC§395.012,to meet the City of Cibolo's anticipated growth until 2017.The corresponding
project locations are identified on the Appendix A map. It is anticipated that these projects will be
implemented according to most immediate need, and will become part of the City's 5-year Capital
Improvements Program as prioritized by the CIP Committee and City Council.
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City of Cibolo
APPENDIX A: Future Land Use Assumptions & Future Drainage System Improvements
'04P g '1' t1+114 y
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EXHIBIT A
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_cat AND FUTURE LAND USE ASSUMPTIONS
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CIP AND IMPACT FEE STUDY
OCTOBER 2007 C18OLO.TEXAS PROJECT M030 500
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City of Cibolo
APPENDIX B
Capital Improvements
CIIY OF CII30L0
Drainage Capital Impromeat Projects
Engineerhng7 Finance Costs
Conttrnc6on ROWIEasement Swilling! allowableanda
ProjectNnmber Location Improvement Tine Cost Contingency Acgnuihaa Pullin*costs LGC§39S Total Cotts Notes
D 1 01 Ton Coed Eatt howl Chamelltnprmemems 51231,621 5221,692 $172,176 $307,905 51.539.526
D 2 02 Town Creek&atftm U Latina!!duping $250,000 $45,600 $12,000 $61500 5312,500
D 3 D3 Toon Creel West Basel Choonellmproo ien1s S2.220.991 5399,1778 $0 9555,240 $2,776,239
D 4 Dt TosnCreekWest Rase l Lpperreoch $750,000 $135,000 $43,044 5187,500 5937,500
D 5 D5 Toon Cott Of0eRegionalDetention Wanton hay 52.161,141 5389,005 $937,500 $540,285 $2,701726
D 6 176 Tolle Raa0RegiamlDefeo/don DeteutitothaTity 5734,708 $132262 $937,500 $113,697 $918.585
D 7 D7 Downstream Conv yance Land A tiro S0 S0. $509,642 $35,675 5580992
LUEMethod2
Tail Cost $9,766,668
TotaILUEt 26,365
Existing LUEsiaDraina eSante Area 11,055
Tag LUEs anal:ablet°gm* 15310
Initial",•.ctFeeCalculate,based admen)datingnodfateLLEs $370.45
50%Ctedt $18512
Drainage Impact Foe $185.21
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Unified Development Code
City of Cibolo
City of Cibolo, Texas
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Impact Fee Determination (2008-2018)
1
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CFA Project No. 0809-706-00
September,2008
Submitted By.
1 Cobb
Fendley
&Associ 5•d ....-
1
8620 N.New Braunfels.Suds 542 I San Antonio,Texas 78217 1 Voice(210)826-46114 , Fax(210)826-4906 I www.cobfen.com
162
Unified Development Code
City of Cibolo
City of . bolog Texas
Transportation
Capital Improvements .Plan
and
Impact Fee Determination
(2008-201.8)
Prepared for:
cityof Clbolo
P..0. Box 826
Cibolo,Texas 78'108
Submitted By:
Cobb, Fendlep&Associates, Inc.
8620 N„....:::...7..unfels,Ste. 542
San nTexas 78217
ka
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e TRACY L.TERRL
t.t40,1/4:::.%..e 7 0974 ..-41`..-41`Ng ..taTE..: tit'AYQ�mmt'
CFA Project No. 4809-706.00
1
September,2008
t 9
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Unified Development Code
City of Cibolo
1.0 Introduction 1
1.1 Acronyms and Abbreviations 1
1.2 Description of Planning Area 2
2.0 Population and Land Use Projections 2
2.1 Future Land Use 3
2.2 Service Areas 5
3.0 Existing Transportation Network 5
3.1 General 5
3.2 Relationship to Other Entities 5
3.3 Existing Signalization 6
4.0 10-Year Capital Improvements Program 6
4.1 Transportation Master Plan 6
4.2 Capital Improvements 6 •
4.2.1 Signalization 6
4.2.2 Roadway Improvements and Expansions 7
4.23 New Roadway Construction 7
4.3 Cost Estimates 7
4.4 LUE Determination 8
5.0 Maximum Impact Fee Determination 8
Appendix A: Capital Improvements Summary Table
Appendix B: Typical Roadway Cross Sections
Appendix C: Cost Estimates
Appendix D: Future Land Use Map
Appendix E: Trip Generationjfables
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City of Cibolo
1.0 Introduction: Executive Summary
The following Impact Fee Study was developed for the 2008 Capital Improvements Plan
for the City of Cibolo. The Capital Improvements Plan (CIP) consists of various
roadway projects proposed in order to provide safe transportation alternatives designed to
accommodate the city's growth over a ten-year period. The plan should be updated
annually to account for any changes in the Transportation Master Plan or as needed to
reflect chancing conditions.
Cost estimates were used in conjunction with Living Unit Equivalents (LUE) based on
land use assumptions to develop a method for applying impact fees. Existing and future
LUE's will benefit from the improvements and therefore the cost is distributed across the
total number of LUE's both existing and projected for the ten-year period. The impact
fee study has established two zones. The North Zone consists of those areas within the
City Limits of Cibolo north of SH 78. There will be 38,504 LUE's within the North
Zone with 27 CEP projects totsling$112,741,786.04 planned to accommodate the LUE's.
The South Zone consists of those areas within the City Limits of Cibolo south of SH 78.
There will be 11,867 LUE's within the South Zone with five CIP projects totsling
$12,652,740.40 proposed to accommodate the LUE's. Including the eligible finance
costs as allowed under Local Government Code (LGC) §395.012(b) and the alternative
50% credit described under LGC §395.014(7) (B),the impact fees per LUE is calculated
t-o-be-$1 64-.0-2-for-the-Narth-Zone-and-$533-1-0- or-the-South Zane.
1.1 Acronyms and Abbreviations
CIP-Capital Improvements Plan
City-City of Cibolo
Committee-Impact Fee Committee
C.Y.-Cubic yard
DUA-Dwelling Units per Acre
ETI-Extraterritorial Jurisdiction
FLUA-Future Land Use Assumption
GFA-Gross Floor Area
GLA-Gross Leasable Area
11'h-Institute of Transportation.Engineers
L.F.-Linear feet
LOS-Level of Service
LGC-Local Government Code
LUE-Living Unit Equivalent
OH-Overhead
RCB-Reinforced Concrete Box
RCP-Reinforced Concrete Pipe
ROW-Right-of-way
S.Y.-Square yard
UG-Underground
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1.2 Description of Planning Area
The planning area includes all areas within the City of Cibolo limits, located
in Guadalupe County and Bexar County. Because there are locations within
the City Limits which are more than six miles from some of the proposed CIP
projects, the Transportation Impact Fees are calculated based on two zones.
The North Zone consists of the areas within the City Limits north of SH 78.
The South Zone consists of the areas within the City Limits south of SH 78.
Cost estimates were made based on roadway lengths inside the city limits.
Construction outside the city limits was not included in the cost estimates.
Any CIP projects lying on the edge of the city limits were proportioned
between the City of Cibolo and the bordering jurisdictions. Costs for 022
projects located on SH 78 were divided between the North and South Zones.
2.0 Population and Land Use Projections
Future transportation demand is determined by future land use assumptions. The
future land uses were determined during three previous Impact Fee Studies prepared
for the City of Cibolo by Espey Consultants,Inc. The following is an excerpt from
those reports regarding the future land uses:
"The-assumptions-were-defined-in workshops_wath City-Staff,thesmpact_Eee
Advisory Committee,the Planning and Zoning.Commission and the City Council.
The intent of the workshop exercises was to evaluate the entire city's planning area
(which extends beyond the service area)and determine the most likely,balanced and
orderly land use pattern for the period 2007-2017. The anticipated growth pattern of
the city,in terms of the location,use,and intensity of the use,is based upon the
following considerations:
• Average annual residential building permit growth of 4%for the period
2003-2007'.
• Average annual sales tax revenue growth of 31%for the period 2003-
20072
• Populations projections of the 2005 Master Plan3
• Trend of higher consumer expenditures per household closer to Cibolq's
center,relative to greater distances from the city's center4
▪ Retail and-commercial uses are anticipated along state highways and
major intersections,in response to the population growth and anticipated
demand for services.
I Source:Building inspections Department,City of Cibolo
2 Source: Allocation Historical Summary,Texas Comptroller of Public Accounts,
http:l/ecpa.cpa.state.b;.us/allocation/A1locHistjsp
'The adopted Master Plan presents several scenarios for growth. The city's population growth as
estimated by Census and building permits,is currently following Scenario'C',which forecasts a
population of 25.537 by 2015. This scenario represents an average annual growth rate of 24.9%. Source:
Figure 2-Population Projections,City of Cibolo Master Plan,2004
4 Source: SitesUSA,Census-based Demographic Profile prepared for City of Cibolo,September 2007,
page 9.
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City of Cibolo
▪ The city's largest private employers have announced plans to expand their
operations and hire additional workforce.
• The availability of utilities and regional transportation infrastructure.
® The location of floodplains,railroads and similar constraints.
■ The application of prudent land use planning principles, such as the
transition of use intensity and the creation of a center of high activity."
2.1 Future Land Use
Future land use assumptions were developed by city staff based on desired
development patterns for Cibolo. Different land use areas are shown on the
aerial map located in Appendix D, and described as follows.
Attached Residential: The attached residential land use areas were assumed •
to be town homes ranging from six to twelve dwelling units per acre. The
acreage multiplied by the dwelling units per acre determined the amount of
total dwelling units for a specific region. Where dwelling units were not
specified a value of 8 dwelling units per acre was assumed. An average value
of 5.865 trips per dwelling unit per day was used for trip calculations.
Cluster: Cluster residential development is characterized by denser areas of
development and larger areas of set-aside open space, resulting in a low
overall average density. Cluster areas were assumed tecontain_tio_dwelling
units per acre, and trip calculations follow the same assumptions as single
family detached residences, using an average of 9.576 trips per dwelling unit
per day.
Commercial: Commercial land use areas were assumed to be shopping
• centers with approximately 20% of the area as gross leasable commercial
land. Acreages were converted into units of 1,000 square feet of gross
leasable area (GLA), and trips generated were calculated using the average
value of 42.947 trips per 1000 sq. ft. gross leasable area per day based on these
areas.
Institutional: Institutional areas were determined to be used for Elementary,
Middle/Junior High, or High school uses. The trip productions were based on
assumed number of students for each type of school,with 850, 1500, and 2800
students at elementary,junior high, and high school respectively.
Single Family: This land use area was classified as single family detached
housing, with an average trip generation of 9.57 trips per dwelling unit per
day. The number of dwelling units per acre was provided for a majority of the
areas,where none was provided a value of 4 dwelling units was assumed.
`Source:Trip Generation,7th Edition,Volume 2 of 3,page 367,Institute of Transportation Engineers,2003
6 Source:Trip Generation,7th Edition,Volume 2 of 3,page 269,Institute of Transportation Engineers,2003
7 Source:Trip Generation,7th Edition,Volume 3 of 3,page 1451,Institute of Transportation Engineers,
2003
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City of Cibolo
Mixed Use: The mixed use regions were split into 25% retail, 30%
residential, 15% office, 10% commercial, 10% Public/Civic and 10%
institutional areas. The office buildings were assumed to be multi-story and
the retail area was classified as a Specialty Retail Center for trip generation
purposes. The assumed percentages were based on experience and prior
knowledge of land development desires of Cibolo. Trips were calculated
using the same averages for the specialized areas mentioned previously.
Mixed use assumes ratio identified in Table 20, City of Cibolo Master Plan.
Industrial: Industrial zones were assumed to be_industrial parks with acreage
used for trip production calculations. This land use produces an average of
63.118 trips per acre per day.
Table 1 shows average trip generation values for each land use as seen in the
Institute of Transportation Engineers' Trip Generation Manual.
Table 1: Average Trip Generations
Average
Number of Trips
Produced per
Land Use Unit unit per day
Attached Residential Dwelling Units 5.86
•
Cluster Dwelling Units 9.57
Commercial GLA 42.94
-Matta! Acre 63:111
Institutional
Elementary Students 1.29
Middle School Students . 1.62 -
High School Students 1.71
Mixed Use(%based) .
Commercial (10%) GLA 42.94
Office(15%) . . GFA . . 3.32
Retail(25%) GLA 44.32
• Public/Civic(10%) . Acres 1.59
Institutional (10%) Students 14.49
Residential(30%) Dwelling Units 9.57
Park Acre 1.59
•
Single.Family Dwelling Units 9.57
•
•
Source:Trip Generation,7th Edition,Volume 2 of 3,page 151,Institute of Transportation Engineers,2003
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City of Cibolo
2.2 Service Areas
For roadway facilities, the service area is limited to an area within the
corporate boundaries of the political subdivision and shall not exceed six
miles (Texas Local Government Code, Sec. 395.001(9)) The area considered
in this analysis includes all areas and roadways within the City of Cibolo
limits, which is split into two service areas. Due to the inequality of
development and project locations,the overall planning area was divided into
North and South zones for impact fee determination. There are a total of 30
projects included in the 10-year capital improvements transportation program,
with 25 projects in the North, 4 projects in the south, and one traffic signal
project split between the two zones.
3.0 Existing Transportation Network
3.1 General •
The majority of the City-owned streets and roads inside the city limits consist
of older two-lane collector streets built with open ditches. These roads are
out of date, with many roads lacking striping and the capacity to carry the
traffic loads created by the current population. There is a need for expansion
on most collector streets,possibly the development of these roads into minor
arterials is necessary. As the roadways are expanded, curb and gutter and
storm drain systems should be installed. The existing city-owned
transportation network contains little to mo facilities for pedestrian or cyclist
traffic, so expansion also calls for an inclusion of sidewalks and some bike
lanes to accommodate non-auto traffic.
In addition,the City of Cibolo is served by state and federal roadways IH 35,
IH 10 SH 78, FM 3009 and FM 1103. IH 35 and FM 3009 are roadways
bordering the City of Cibolo for only short distances. SH 78 traverses across
the city from east to west and is a four-lane roadway with a center left tuna
lane for most of the distance through the City. FM 1103 is a primary access
point for the City of Cibolo and currently consists of a two-lane roadway with-
minimal shoulders for most of the distance. IH 10 is within the ETJ south of
the current Cibolo city limits. The only state or federal funding currently
projected for any of these roadways within the City of Cibolo is funding for
ROW purchase along FM 1103. Therefore, any needed expansion along
these roadways has been included in the CIP program.
3.2 Relationship to other Entities
The City of Cibolo shares a border with the City of Schertz. Where it was
applicable, the roadway projects along these borders were proportioned
equally between the two cities. Only the cost applicable to the City of Cibolo
was included in impact fee determination.
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City of Cibolo
3.3 Existing Signalization
Within the City there are four locations in need of new signalization.
Flashing light signals or stop signs currently exist at these locations. These
facilities do not adequately move traffic and create congestion during peak
hours. Turn lanes have been included at the intersections as needed.
4.0 10-Year Capital Improvements Program
The 10-Year Capital Improvements Program involves planning, design, construction,
and funding of 30 transportation projects in order to equip the city with the means to
provide adequate Levels of Service (LOS) for its growing developments. Increasing
development, especially single family housing, will result in more traffic on the
roads which creates a demand for an increase in the capacity of the city's existing
roads.
4.1 Transportation Master Plan
The primary objective of the Transportation Master Plan is to increase
mobility, efficiency, and safety of Cibolo's roadway system. A
Transportation MasterPlan_was_c_omplete_d_as_part_of_the_City_oLCiholo —
Update to the Master Plan (Espey Consultants, Inc, January, 2005) This
master plan identified the need for expansion of several existing roadways
and the construction of new sections of road. All street constructions and
upgrades will be designed as curb and gutter streets to improve drainage from
the road. All roadway sections were also designed to equip four foot side
walks on.both sides of the road. Designated hike-bike facilities,in addition to
sidewalks included in estimates, have not been accounted for pending
completion of a Parks and Trails Master Plan.
4.2 Capital Improvements
The projects included in the CIP program are all included in. the
Transportation Master Plan. Many of the projects were carried forward from
the 2007 CIP program and projects 39 through 56 were added,due to planned
development needs and changing in state and federal funding availability.
4.2.1 Signalization
Planned development is expected to meet signal warrants to justify
signal installation for CU ' projects 37, 38, 39 and 40. In addition
to the signal installation, turn lanes at new signals were included
where needed. Signalization and additional turn lanes are intended
to increase circulation around retail developments, as stated in the
city's Master Plan.
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4.2.2 Roadway Improvements and Expansions
Several roadway improvements and expansions are needed to
increase mobility and ease of access to the Town Center, as is
desired by the City's Master Plan. Existing roadways will be
expanded to thoroughfare right-of-way widths no less than 66' to
accommodate traffic from residential areas into the community
center. Capital Improvement Project 45 includes the expansion of
the existing Schaefer Road and approximately 400 feet of new
bridge construction over a low water crossing. The new bridge
will provide mobility and emergency access to projected
development.
The widening and addition of curb and gutter to existing roadways
will require modification of the profile in order to provide adequate
drainage to adjacent properties. This will require reconstruction of
the entire width of the roadways in most cases. •
4.2.3 New Roadway Construction
• There are four new roadway construction projects included in the
10—y_ear Capital Tmpr xements Program.—CIP prajectsS_1_tbrough
54 include a future thoroughfare width of 150 feet, which will
continue the FM 1103 expansion and create a major arterial. The
extension of FM 1103 continues into the south zone and includes
CIP 50, in this region. CIP project 46 proposes an 86 foot wide
thoroughfare linking FM 78 and CR 374, opening up a new access
route to the center of town.
4.3 Cost Estimates
The cost of each project involves calculating the roadway construction cost,
the price of ROW, and the cost of relocating existing utilities (where
applicable). The construction costs are-based on quantities estimated from
typical sections and design experience. Typical sections for the various
categories of roadway are included in.Appendix B. The price of ROW varies
based on project location and ranges from $7,000 up to $30,000 per acre.
Utility relocations are required when overhead poles are in direct conflict
with a proposed road, or when underground utilities are in conflict with new
cross drainage facilities. The cost of relocation varies depending on the type
of utilities, for example overhead electric lines cost approximately $7.50/L.F.
to move whereas underground waterlines cost about $60.00/L.F. for
relocation construction.. See Appendix C for a summary of all estimated costs
and detailed calculations for each CIP project.
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City of Cibolo
4.4 LUE Determination
For transportation purposes, one Living Unit Equivalent (LUE) is equal to a
single family dwelling unit. Future land use assumptions (FLUA) were used
to determine how many vehicle trips per weekday would be generated at
probable development of the city over the 10 year program period. Using the
Institute of Traffic Engineers (ITE) Trip Generation manuals,trip generations
based on land use were calculated for all areas shown on the future land use
map within the city limits. The expected development for the ten-year CIP
period was determined by adjusting the LUE's calculated for each land use
area with the probability of development for each area. The probability of
development was determined through collaboration between Espey
Consultants and city staff based on current development trends, and provided
to Cobb Fendley as part of base data for this study. A summary of LUE's and
detailed calculations based on land uses can be found in Appendix E. The
number, of trips calculated for each area was then divided by an average of
9.57 vehicle trips per single family household per weekday, to determine the
LUE's for each area. The North project zone has 38,504 calculated LUE's
and the south has 11,867 total LUE's.
5.0 Maximum Impact Fee Determination
Appendix A shows the derivation of the maximum fees for transportation for both
the North Zone and the South Zone. The proposed facility costs, debt service
• costs for the proposed CIP, and engineering costs are shown, as well as a 50%
credit for the CIP and the study. The maximum transportation impact fee is
$1,464.02 for the North Zone and$533.10 for the South Zone.
172
Unified Development Code
City of Cibolo
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Unified Development Code
City of Cibolo
APPENDIX B
TYPICAL STREET CROSS SECTIONS
66'R.0d3.
11.0' 11.0' 11.0' 11.8'
1
12' FLEXIBLE BASE
10" LIME STABILIZED SUBGRADE
2' HOT MIX ASPHALTIC PAVEMENT (TYPE .C) •
5' MIN SIDEWALK S.' MIN SIDEWALK
ST R:0.W, COLLECT R STREET
. 8S'R.D.H.
12.0'. 12.8 14.0' 12.8' 12.0' '
..r .
15FLEXIBLE BASE
10" LIME STABILIZED SUBGRADE
3" HOT MIX ASPHALTIC PAVEMENT /TYPE C)
5' MIN SIDEWALK. 5' MIN SIDEWALK
S5 R.O.VY_ SECONDARY ARTERLAL STREET
B-.
174
APPENb I.._i i
JIB'fl.D.W,
12',0' _ 12.0' _ . 12.0' .1 14.0' 12.0' _ , 12.0' 12.0' .,
I............--. ,[
16" FLEX IDLE BASE
I0"' LIME STAB ILIZ D SUDO/a.
5" NOT MIX ASPHALTIC.•AVEMENT {.TYPE C1 5• MIN SIDEWALK •
5' MIN SIDEWALK
!----.1
PO
. 15B'F.D. .
w •
12.0' 12.0' 12.0' 16.1? 12.0' I2.0' _ 12.0'
1 E.
1.,_ .................*X....... """ '".""_.. 22" FLEX IEX. BASE . _ ..,. ..,
.....,-..,....j ';:h
co
12' LIME STABILE ED SUBGRADE co
6" HOT.MIX ASPHALTIC PAVEMENT (TYPE CI 5' MIN SIDEWALK 0
5' MIN SIDEWALK n o
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Unified Development Code
City of Cibolo
•
sE $as a -;41 ; aEl p il g-
2 1
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7.
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:a 's $ad35' 3 . sq_3s=s $ « C 2 " d d-
a '3aa1. 0 1 51s9$" 2 1 u 2 a I i a i 3
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,m3 . 22
$ 3 a II S a
ri=x e5 - cit it3 a e
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d 114111 '18 3 a i 2$ 1 n S 11• H i $ _2,152 A :7
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$3531aae"' 3 45g F 5 a
a . 3 3 aa - s S S i ail
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a 31g
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eillws 41 .:, 111, 1111
5 "" ' spps ' I 4 ga re
30111 1
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141111 4 9 3.1 g ; " I s g I.S f i ill
:��,¢i 31 : 1. . D' r ep;. G i 4415
' V,;,74 yg y1`_- .sst§">§2 se41§a 54in §1 a4. 8 S i & .3 as"3.813 3
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' .', 41'7121112 4'21 +141.215 +1 . I `. IzlaI 3 Ia 2
176
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Appendix City of Cibolo
North Zon= Transportation Impact Fee Study
CIP Project: 4
Cibolo Valley Dr.Extenslo to Main;Bentwood Ranch&N Main Street
Description: extension to intersection
Future Thoroughfare Widt of 86'
Length L.F. 14961•
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials in Width ft
Lime Stabilized Subgrade 10 53 29217.64 S.Y. $8.86 $258,868.26
Flexible Base 15 •51 2)3115.08 S.Y. $14.60 $410,480.23
Hot Mix Asphaltic pavement,Type C 3 48 2_6461.26 S.Y. $8.26 $218,569.97
Prime Coat - 49 0103.76 gal. $4.54 $36,791.07
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 5512.76 S.Y. $40.47 $223,101.46
Concrete Curb&Gutter(on each side of road) - - 1845.94 L.F. $21.03 $417,360.16
Concrete Medians - 14 ,717.87 S.Y. $26.88 , $207,458.25
Earthwork 24 53 19478.42 C.Y. $19.14 $372,817.05
1—' 'Storm Drainage Size Length(ft)
Crossing RCP's 30" 64 I 2 L.F. $113.69 $14,552.32
Crossing Culverts I L.F. $0.00
Misc.Costs
Demolition
Signals .
ROW Acquire(ft), 86 9.80 Acre $35,000.00 $342,839.10
Bridges
Totals, $2,502,835.88'
%Total Amount
Contingency 25 $625,708.97
- Landscaping 1 $31,285.45
Design&Survey 10 $312,854.49
Construction,Eng.,&Inspection 7 $218,998.14
Finance Costs _ 56.5 $2,085,800.85
Totals $5,777,483.78
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_./Appendix CCity of Cibolo
North Zone Transportation Impact Fee Study
CIP Project 12
Description: Borgfeld Rd.Reconstruction&Widening
Future Thoroughfare Width of66'
Length L.F. . 5855
Thickness Layer Quantity U�rIt Unit Price Amount
Paving Materials (In) Width(ft)
Lime Stabilized Subgrade 10 49 31874.81 S Y. $8.86 $282,409.08
Flexible Base 12 47 30573.61 S.M. $14.60 $446,374.70
Hot Mix Asphaltic pavement,Type C 2 44 28622.10 S.M. $8.26 $236,418.57
Prime Coat - 45 8781.78 gal. $4.54 $39,869.29
2-5 Ft.Concrete Sidewalks(1 on each side of road) 4 10 6505.02 S.M. $40.47 $263,258.29
Concrete Curb&Gutter(on each side of road) - - 23418.08 L.F. $21.03 $492,482.31
Concrete Medians
14 9107.03 S.M. $26,88 $244,797.04
Earthwork
24 49 21249.74 Cf . $19.14 $406,720.08
Stone Drainage Size Length(ft),
Crossing RCP's 30" 68 2 L.F. $113.89' $15,007.08
36" 66 2 L.=. $130.00 . $17,160.00
48" 68 2 L.=. $165.00 $21,780.00
v 60" 66 1 L.=. $219.54 $14,489.64
0o Crossing Culverts 6'x2' 66 1 L.F. $530.00 $34,980.00
Misc.Costs -
Demolition -
I Signals
ROW Acquire(ft) 6 0.806408 A Ire $30,000.00 $24,192:24
IIII Bridges
Utility Relocations Relation to Project
UG Gas Main Southside,parallel 500 . L.=. $90.00 $45,000.00
Buried Telecommunications Southside,parallel 500 L.'. $40.00 $20,000.00
Waterline Southside,parallel 300 L.=. $80.00 . $18,000.00
UG Cable TV'. . 'Southside,parallel 300 L.=. $50.00 $15,000,00
UG Gas Main Northside,parallel 300 L.F. $90.00 $27,000.00
Burled Telecommunications Northside,parallel 500L, , $40.00 $20,000.00
Waterline Northside,parallel 300 L, . $80.00 $18,000.00
UG Cable TV Northside,parallel 100 L.F. $50.00 $5,000.00
Totals $2,707,938.31
i I
%Total Amount
Contingency . . '26 $678,984.68 E.
Landscaping 1 $33,849.23 a
Design&Survey 10 $338,492.29
Construction,Eng.,&inspec ion 7 $236,944.60 d
Finance Costs ' 56.5, $2,258,728.09 C
Totals $6,250,937.10
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing `Z P
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J Appendix City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 16
Description: Traffic.Signal(FM 1.103 at FM 78)
Length L.F. I 0
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials in Width ft
Lime Stabilized Subgrade 10 53 •0.00 S.Y. $8.86 $0.00
Flexible Base15 51 0.00' S.Y. - $14.60 $0.00
Hot Mix Asphaltic pavement,Type C 3 48 0.00 S.Y. $8.26 $0.00
Prime Coat 49 0.00 gal. $4.54 $0.00
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 10.00 S.Y. $40.47 $0.00
Concrete Curb&Gutter(on each side of road) ( 0 L.F. $21.03 $0.00
Concrete Medians - 14 10.00 S.Y. $26.88. $0.00
Earthwork
24 53, 10.00 C.Y. $19.14 $0.00
Storm Drainage
j Crossing RCP's 0 L.F. $0.00
Crossing Culverts 0 L.F. $0.00
Misc.Costs
Demolition -
Signals . $160,000.00
ROW Acquire(ft) 0 Acre $0.00
Totals $160,000.00
%Total Amount
Contingency 25 $40,000.00
Landscaping I 1 . $2,000.00
Design&Sti ,ey 10 $20,000.00
Construction,Eng.,&Inspection 7 $14,000.00
Finance Costa 56.5 $133,340.00
Totals $369,340.00
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing 2) 5
D:1Share\CIBOLO\CIP Cost Estimates_North.xls C.4 Final Report 9/16/200 c p
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Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 17
Description: Traffic Signal(FM 1103 at New Haeckerville Rd.extension)
Length L.F. 0
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials (in) Width(ft)
Lime Stabilized Subgrade 10 53 0.00 S.Y. $8.86 $0.00
Flexible Base. . 15 51 0.00 S.Y. $14.60 $0.00
Hot Mix Asphaltic pavement,Type C 3 • 48 0.00 S.Y. $8.26 $0.00
Prime Coat - 49 ' r0.00 gal. $4.54 $0.00
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 10.00 S.Y. $40.47 $0.00 • •
Concrete Curb&Gutter(on each side of road) - 0 L.F. $21.03 $0.00
Concrete.Medians 14 0.00 S.Y. $26.88 $0.00
• Earthwork 24 53 10.00 C.Y. $19.14 $0.00
Storm Drainage
.- Crossing RCP's I 0 L.F. $0.00
o I Crossing Culverts • 0 _ L.F. $0.00
Misc.Costs
Demolition ' ,
Signals I - $160,000.00
ROW Acquire(ft) _ I 0 Acre $0.00
Totals $160,000.00
%Total Amount
Contingency 25 $40,000.00
Landscaping 1 $2,000.00
Design&Suirley 10 $20,000.00
Construction,Eng .,&Inspection 7 $14,000.00
Finance Cost 56.5 $133,340.00
Totals $369,340.00
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Appendix • City of Cibolo J
North Zone Transportation Impact Fee Study
CIP Protect: 23
Description: Traffic Signal(Cibblo Valley Dr.at Borgfeld)
Length L.F. 0.
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials In Width ft
Lime Stabilized Subgrade 10 53 L0.00 . S.Y. $8.86 '.0.00
Flexible Base 15 51 10.00 S.Y. $14.60 $0.00
Hot Mix Asphaltic pavement,Type C 3 48 10.00 S.Y. $8.26 $0.00
Prime Coat - 49 10.00 gal. $4.54 $0.00
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 0.00 S.Y. $40.47 $0.00
Concrete Curb&Gutter(on each side of road) - 0 L.F. $21.03 $0.00
Concrete Medians - 14 0.00 S.Y. $26.88 ' $0.00
Earthwork 24 53 0.00 C.Y. $19.14 $0.00
Storm Drainage 1 0 L.F. $0.00
oo Crossing RCP's I 0 L.F. $0.00
. Crossing Culverts
Misc.Costs
Demolition Signa $160,000.00
ROWls Acquire(ft) I 0 Acre $0.00
1 Totals $160,000.00
%Total Amount
Contingency 25 $40,000.00
Landscaping 1 $2,000.00
Design&Survey 10 $20,000.00
Construction, ng.,&Inspection 7 $14,000.00
Finance Costs 56.5 $133,340.00
Totals $369,340.00
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing 0
D:\Share\CIBOLO\CIP Cost Estimates_North.xis C-6
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Appendix q City of Cibold
North Zone Transportation Impact Fee Study
CIP Project: 28
Description: Weidner Rd.Realignment Phase I
Future Thoroughfare Width'of 110'
Length L.F 1476
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials (in) Width ft 1
Lime Stabilized Subgrade 10 77 12626.91 S.Y. $8.86 $111,874.41
Flexible Base 16 75 12298.94 S.Y $14.60 $179,564.48
Hot Mix Asphaltic pavement,Type C 5 72 11806.98 S.Y. $8.26 $97,525.65
Prime Coat 73 3591.29 gal. $4.54 $16,304.45
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 1639.86 S.Y $40.47 $66,365.06
Concrete Curb&Gutter(on each side of road) 5903.49 L.F. $21.03 $124,150.39
Concrete Medians 14 2295:80 S.Y. $26.88 $61,711.14
Earthwork 24 77 8417.94 C.Y. $19.14 $161,119.35
Stonn Drainage Size Length(ft) I
0o Crossing RCP's 30" 88 1 L.F. $113.69 $10,004.72
N 36" 88 1 L.F. $130.00 $11,440.00
L.F. $0.00
.951..s sing Culverts
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 69 2.34 _ Acre $30,000.00 $70,134.43
Bridges
Utility Relocations Relation to Project
Waterline Northside,parallel 1100 L.F. $60.00 $6,000.00
Buried Telecommunications Northside,parallel 1100 L.F. $40.00 $4,000.00
OH Cable TV Southside,parallel 0476 L.F. $10.00 $14,760.00
OH Electric Southside,parallel 1476 L.F. $7.50 $11,070.00
Totals $946,024.08
%Total Amount [
Contingency I 25 $236,506.02 5
Landscaping I 1 $11,825.30 .
Design&Survby 10 $118,253.01co
a
Construction,Eng.,&Inspection 7 $82,777.11 d
Finance Costs! 56.5 $788,392.82 C
Totals $2,183,778.34 n co
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Appendix C City of Cibolo'
North Zone Transportation Impact Fee Study
CIP Project: 34A
Description: Weidner Rd.Realignment Phase II
Future Thoroughfare Width of 66'
Length L.F. 2244
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials in Width ft 1
Lime Stabilized Subgrade 10 49 12214.91 S.Y. $8.86 $108,224.07
Flexible Base 12 47 11716.34 S.Y. $14.60 $171,058.55
Hot Mix Asphaltic pavement,Type C 2 44 10968.49 S.Y. $8.26 $90,599.71
Prime Coat — 45 3365.33 gal. $4.54 $15,278.60
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 2492.84 S.Y. $40.47 $100,885.16
Concrete Curb&Gutter(on each side of road) 8974.217 L.F. $21.03 $188,727 79
Concrete Medians 14 3489.97 S.Y. $26.88 $93,810.48
Earthwork 24 49 8143.27 C.Y. $19 14 $155,862.21
•
Storm Drainage Size Length(ft)
L.F. $0.00
o Crossing RCP's L.F $0.00
Crossing Culverts t
•
Misc.Costs
Demolition -I
Signals
ROW Acquire(ft) 37 _ i1.91 Acre $30,000.00 $57,170.46
Bridges � Totals $981,617.04
Total Amount
Contingency 25 $245,404.26
Landscaping I 1 $12,270.21 '
Design&Survey 10 $122,702.13
Construction,Eng.,&Inspection 7 $85,891.49
Finance Costs I 56.5 $818,055.10
Totals $2,265,940.23
City of Cibolo Responsibility 50 $1,132,970.12 [
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Appendix C City of Clbolo-/
North Zone Transportation Impact Fee Study
34B
DIP Project: Weidner Rd.Realignment Plhase II
Description: Future Thoroughfare Width bf 66'
Length
L.F. 832
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials in Width ft
Lime Stabilized Subgrade 10 49 4528.33 S.Y. $8.86 $40,121.02
Flexible Base 12 47 4343.50 S.Y. $14.60 $63,415.13
Hot Mix Asphaltic pavement,Type C 2 44 4066.26 S.Y. $8.26 $33,587.29
Prime Coat
45 1247.60_ gal. $4.54 $5,664.11
924.15 S.Y. $40.47 $37,400.33
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 3326.938 L.F: $21.03 $69,965.51
Concrete Curb&Gutter(on each side of road)
Concrete Medians - 14 1293.81 S.Y. $26.88 $34,777.59
24 49 3018.89 - C.Y. $19.14 $57,781.52
Earthwork
Storm Size Length(ft)
Storm Drainage 24„ 66 3 L.F. $95.00 $18,810.00
Crossing RCP's 48" 66 1 L.F. $165.00 $10,890.00
Crossing Culverts 6'x3' 66 3 L.F. $576.78 $114,202.44
Misc.Costs
Demolition
Signals Acquire(ftZ 66 1.26 Acre $30,000.00 $37,806.11
ROW
Bridges ,
Utility Relocations Relation to Project
OH Electric Crossing 100 L.F. $7.50 $750.00
Buried Telecommunications Crossing 100 L.F. $40.00 $4,000.00
WaterlineCrossing 100 L.F. $60.00 $6,000.00
Totals $535,171.06
%Total Amount
Contingency 25 $133,792.76
Landscaping 1 $6,689.64
Design&Survey 10 $66,896.38
Construction,Eng.,&Inspection 7 $46,827.47
e.
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Finance Costs! 56.5 $445,998.18 R
Totals $1,235,375.49 d
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Appendix C City of Cibolo
North ZonE Transportation Impact Fee Study
CIP Project 35
Description: Green Valley Road Upgra e
Future Thoroughfare Widtlj of 66'
Length L.F. (1881
Thickness Layer Q}�antity Unit Unit Price Amount
Paving Materials in Width ft
Lime Stabilized Subgrade 10 49 10241.50 S.Y. $8.86 $90,739.66
Flexible Base 12 47 9823.48 S.Y. $14.60 $143,422.75
I-lot Mix Asphaltic pavement,Type C 2 44 9196.45 S.Y. . $8.26 $75,962.64
Prime Coat 45 2821.64 _ gal. $4.54 $12,810.23
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 2090.10 S.Y. $40.47 $84,586.40
Concrete Curb&Gutter.(on each side of road) - - 7524.365_ L.F. $21.03 $158,237.39
Concrete Medians 14 2926:14 S.Y. $26.88 $78,654.69
Earthwork 24 49' 6827.66 C.Y $19.14 $130,681.50
Storm Drainage Size Length(ft) 1
o Crossing RCP's 30" • 66 2 L.F. $113.69 $15,007.08
"' Crossin. Culverts L.F $0.00
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 6 0.26 Acre $30,000.00 $7,773.10
Brides 1
Utility Relocations Relation to Project
Waterline both sides,parallel 200 L.F. $60.00 $12,000.00
Buried Telecommunications Northside,parallel 1100 L.F. $40.00 $4,000.00
1 Totals $813,875.45
%Total Amount
Contingency 1 25 $203,468.86
Landscaping 1 1 $10,173.44
Design&SurVey 10 $101,734.43
Construction,Eng.,&Inspection 7 $71,214 10 5
Finance Costs l 56.5 $678,263.46 E.
Totals $1,878,729.75 co
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Appendix C City of Cibolo /
North Zone Transportation Impaot Fee Study
CIP Project: 37
Description: Traffic Signal(IH-35 al VVied-rsleln)
Number of'I urniarses i2
Length
L.F. 3,50
Thickness Layer QuTrtiiy Unit Unit Price Amount
Paving Materials , (in) Widthlft)
Lime Stabilized Subgrade , ... 10 17 { 22,21 S.Y. $8.86 $11,714.89
Flexible Baso 16 15 1166.67 S.Y. $14.60 $17,033.33
Hot Mix Asphaltic pavement,Type C5 12 933.33 S.Y. $8-26 $7,709.33
Primo Coat - 13 l 303-33 gal. $4.54 $1,377.13
2-5 ft.Concrete Sidewalks(1 on each side of road) T 4 10 777.78 S,Y. $40.47 $31,476.67
Concrete Curb&Gutter(on each side of road) 2800 L.F. $21.03 $58,884.00
Concrete Medians - 14 1088.89 S.Y. $26.88 $29,269.33
Earthwork 24 17 881,1.8 C.Y. $19.14 $16,871.56
Storm Drainage . . I. -0.
o L.F.LFCrossing RCP's, L.F. $0.00
0
°, Crossin. Culverts
I
Misc.Costs
Demolition _ $160,900.D0
Signals Acquire(ft) 0 Acre $22,500.00 $0.00
ROWTotals '.33 ,336.2•
50%of project in another jurisdiction I %Total Amount
Contingency 25 $83,584.06
Landscaping 1 $4,179.20
Design&Surve I 10 $41,792.03
Constriolion.Erjg.,&Inspection,. 7 $29,254.42
F1i3ance Costs . ...,
56.5 $278,627.47
Totals $771,773.43
City of Cfbolo Responsibility 50 $385,886.71 [
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing nQ C0
Final Report 9!16!2008 0
D:1ShsrelCISOLUIC]P Cost Estimates_North,xls V n
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Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 38
Deacriptlon: Traffic Signal(Cibolo Valley Pr.at Old Wiederstain)
Number of Turnlanes 3
LengthL.F. ... 350.
Thloknese Layer Qui ntity Unit Unit Price Amount
Paving Materials .
Lime Stabilized•Subgrade10 17 . 1983.33 S.Y. $8.86 $17,572.33
Flexible Base15 , . 15 1750.0.0. S.Y, $14.80 $25,559.00
Hot Mix Asphaltic pavement,Type C . 312 .1400.00. S.Y. $8.26 $11,564.00
Prime Coat - 13 455.00 .gal, $4.54 $2,065.70
2-5 ft.Concrete Sidewalks(1 on.each side of road) 4 .10 . 1166.67 S.Y. $40.47 $47,215.00
Concrete Curb&Gutter(on each side,of road) - . ,, - 4200 L.F. $21.03 $86,326.00
Concrete Medians - 1.4 1633.33. S.Y.. $26.88 $43,904.00
Earthwork24 17_ 1322.22 . .C.Y. $19.14 . $25,307.33
Storm Drainage
co Crossing RCP
Crossing Culverts
Misc.Costs .
Demolition
ROnals
ROW , , Acquire(R) 0. Acre IIIII$160,000.00 To ale $421
%Total
25%of project hi another jurisdiction Amount
Contingency 25 $105,376.09
Landscaping 1 $5,268.80
Design&Survey; 10 $52,688.05
Construction,Eng.,&inspection 7 $36,881.63
Finance Costs _ . 56.5 $351,271.20
Totals $972,990.14
City of Cibolo R�spohsfbllity 75 $729,742.61
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SOURCE. City of San Antonio February 2007 Unit Bid Pricing o
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Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 39
Description: Traffic Signal(FM 78 at Mai Street)
Number of Turnlanes �2
Length L.F, . . 31I50 ..
Thickness Layer Quantity Unit Unit Pride Amount
Paviny Materials (in) Width(ft), I _
Lime Stabilized Subgrade 10 17 1322.22. S,Y.. . $8.86 $11,714.89
Flexible Base 15 15 1166,67 S.Y. $14.60 $17,033.33
Hot Mix Asphaltic pavement,Type C 3 . 12 933.33 S.Y. .$6.26 $7,709.33
Prime Coat 13 _ 303.33. gal. $4.54 $1,377 13
2-5 fl.Concrete Sidewalks(1 on each side of road) . 4. 10 . 777.78 S.Y. $40.47 $31,476.67
Concrete Curb&Gutter(on each side of road) - 2,800 .L.F .. $21£3 $56,884.00
Concrete Medians - 14 1068.89 S.Y.. $26.88 $29,269.33
Earthwork . 24 17 881.48 C.Y. . $19.14 $16,871.56
.--, Storni Drainage
O
0o Crossing
L.F. $0.00
Cron Cuverts I LF. $0.00
. .
Misc.Costs ., .
Demolition
mals $160,000.00
ROW Acquire('ft) . . 1 . . , $3,615.70
Totals $337,951.95
50%of project iri South Zone %Total Amount.
ROW included in North Zone Contingency 25 $84,487.99
Landscaplhg I 1 $4,224.40
Design&Survey 10 $42,243.99
ConstructiOn,00.,.&Inspection 7 $29,570.80
FInaitee Costs I 56.5 $281,640.70
Totals $ 60,119.83
North Zone Responsibility 50 $390;059.91
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SOURCE: City of San Antonio Febtuary 2007 Unit Bid Pricing (- o
D;1Sliare\CieOLO\CIP Cost Estimates_North.xls
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Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 40
Description: • Thaffic Signal(Cibolo Valley pr at future CR 372)
Number of Turnlanes I 1
Length 'L.F. .. 350
Thickness Layer Qui-niftyUnit Wilt Price Amount •
Paving Materials . . In . Width ft.
Lime Stabilized Subgtade 10. 17 601.1.1 S.Y. $8.86 $5,857.44
Flexible Base 15 15 583.33 S.Y. . $14.60 $8,518.67
Hot Mix Asphaltic pavement,Type C . 3. . . . .. 12.. 466.67 S.Y. . $8.26 $3,854.67
Prime Coat 13 101.67 .gal. $4.54 $688.57
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 , . 308.89 S.Y. $40.47 $15,738.33
Concrete Curb&Gutter(on each side of road) - 1400. L.F. $21.0,3 $29,442.00
Concrete Medians . - 14. , 544.44 S.Y. $26.88 $14,634.67
Earthwork _. — . 24 17 440.74 . C.Y._ ,$19.14 $8,435.78..
Storm Drainage_. 1
o Crossing RCP's L F . $0.00
Crossing Culverts _ . . L.F. $0.00.
Misc.Costs
Denlolilion
Signals I $160,000.00
ROW ' Acquire(ft) IO Acre $10,000.00 $0.00
..I . Totals $247,168.12
50%of project in another jurisdiction %Total Amount
Contingency25 $61,792.03,
Landspaping 1 $3,089.60
Design&SUr'vey; . . 10 $30,896.02
• CanStrurtipn,Ei g.,&Inspection . 7 $21,627.21
Financp.Cosls.__ ._. . . . . , 56.5 $205,983.73
Totals $570,656.7.1
City of Cibolo Responsibility 50 $285,278.36 5
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing
D:1ShareICIBOLOICIP Cost Estimates_Norlhids C-14 Final Report 9/16/2008 n p
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Appendix C City of Cibolo "
North Zone Transportation Impact Fee Study
CIP Project: 41
Description: CR 372 extension from Wie•ersteln Rd
Future Thoroughfare Width of 66'
Length L.F. 31775 _
Thickness Layer Quantity Unit Unit Price. Amount
Paving Materials (InL_ Width(ft)
Lime Stabilized Subgrade 10 49 20552.48 S.Y. $8.86 $182,094.99
Flexible Base 12 47 191713.61 S.Y. $14.60 $287,818.64
Hot Mix Asphaltic pavement,Type C 2 44 18455.29 S.Y. $8.26 $152,440.70
Prime Coat - 45 5862.42 gal. $4.54 $25,707.38
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 41.94.38 S.Y. $40.47 $169,746.72
Concrete Curb&Gutter(on each side of road) - 15099.78 L.F. $21.03 $317,548.43
Concrete Medians 14 5872.14 S.Y. $26.88 $157,843.06
Earthwork 24 49 13701.65 C.Y. $19.14 $262,249.67
Storm Drainage Size Length(ft)
'—' Crossing RCP's 48" 66 3 L.F. $165.00 $32,670.00
o Crossingulverts 8'x8' 66 3 L.F. $809.72 $160,324.56
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 66 5.72 Acre $150,000.00 $857,942.20
Bridges
Totals $2,606,386.36
%Total Amount
Contingency I 25 $651,596.59
Landscaping1 $32,579.83
Design&Surve' 10 $325,798.30
Construction,Eng.,&Inspection 7 $228,058.81
'Finance Costs I 56.5 $2,172,097.24
Totals $6,016,517.12
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing 0 C
D:15harelCIBOL0ICIP Cost Estimates_North.xls C-15
Final Report 9/16/2008 ti,
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Appendix C City of Cibolo J
North Zone Transportation Impact Fee Study
dIP Project: 42
Description: Old Wlederrtein Rd.extension to Dean Rd
Future Thoroughfare Width.•f 66'
Length L. , 115 .
Thickness Layer G!u•nifty Unit Unit Price Anloitrit
paving Materials - ....(in) , .Width eft). . ..
Lime Stabilized Subgrade fa 49 275.80` S.Y. $8.86 $241,929.43
Flexible Base • .12. .. .47 26191.28 $,Y. $1.4:60 $382,392.71
Hot MIX Asphaltic pavement,Type C 2 44 24519.50, , S.Y. $8.26 . $202,531.05
Prime Coat - 45, 7623.03 gal. $4.54 $34,154.55
2-5 ft.Concrete SideWalks(1 on each side of road) . ,.4 _,10 5672.61 S.Y. _ $40.47 $225,623.65
Concrete Curb&Gutter(on each side of road) ,„ ' - 20661,41 L.F. $21.03 $421,891.39,
Concrete Medians. - 14. ,.. 701.66 S,Y.' „$26,88 $209,708.58
Earihwork , ., 24 49 18 03.87 C.Y. $19.14 $348,422.06
Storni Drainage , . . Size, Length(ft) 1
Crossing RCP's .. 30" . . 66 12 L.F. . $113.69 $15,007,08
Crossing Culverts . , , . L.F. $0.00
Misc:Costs . '
Demolition, ,
Signals Acquire(it), 31. . . 4
ROW .57 Acre $10,000.00 $35,692.36
ROW
Braes Relation to Project f
Utility Relocations
OH Electric .Northside,parallel . 5015 L.F: . $7.50 $37,612.50.
UG Fiber Optic Cable , Northside,parallel 500, : L.F.. $50.00 $125,000.00
Waterline ' • Northside,.parallei 1600 L:F.. $60.00 . . $150,000.00
Buried Telecommunications Southside,parallel , 90. L.F. $40.00 $4,000:00
Totals $20433,865.36
30%or project In another Jurisdiction ' %Total Amount
Contingency 25. $608,466.34
Land'Scaping 1, $30,423.32E.
Design&Surve 10 ,$304,233.17 Eh
Conatruption,E g.,.8,inspection ` . 7 , $212,963.22 p
Finance Costs 66.5 $2,028,322.54 d
Totals $5,618,273.94 C
City of Moldesponsibility 50 $2,809,136:97 co
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SOURCE: City of San Antonio FebtUary 2007 Unit Bid Pricing
D:1Share\CIBOLO\CIP Cost Eslimates_North.xls C-1 Final Report 9/16/2008 o p
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Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 43
•
Description: Old WierJeratein Rd extension to FM 1103
Future Thoroughfare Width of 66'
Length L:F: .. 11601
Thickhess Layer QtiLntity Unit Unit Price Ahiount
Paving Materials in WidLli ft
Lime Stabilized Subgrade 10 49 8717.59 S.Y. $8.86 $77,237.88
Flexible Base 12 47 83.61.77 S.Y. $14.60 $122,08.1.90
Hot Mix Asphaltic pavement.Type C . 2 . .. 44 7628.04 S.Y.. . $8.26 $64,659.64.
Prime Coat - 45. 2401.79 gal. $4.54 $10,904.11
2-5 fl.Concrete Sidewalks(1 on each side of road) 4 10 1779.10 S.Y. $40.47 $72,000.21
Concrete Curb&Gutter(on each side of road) - . 6404.763 L.F. $21.03. $134,692.16..
Concrete Medians - 14 2490.74 S.Y. $26.88 $66,951.12
Earthwork24 . . .49 (.:. 5811.73. C CY.. , $19 14 $111,236.50
Storm Drainage . .,..... .
Size Length ft),
Crossing RCP's •30" 66 1. . L.F. , $113,69 $7,503.54
N Crossit$Culverts , , $0.00
Misc.Costs
Demolition .
SignalsW
ROW Acquire(ft) 6 0,22055 r r $2,205.50
Bridges . . .
Utility RelocationsRelation.to Project
UG Fiber Optic Cable Southside,parallel 100 L.F. $50,00 $5,000.00
Buried Telecommunications Southside;parallel $40,00 $4,000.00
7.-.. Teta s $678,472.55
50%of project In another Jurisdibtion . %Total Amount
Contingency 25 $169,618.14
Landscaping I . . . 1 $8,480.91
Design 3 Suive>1 _10 $84,809.07
Construction,Erig„&lnspecti0n . 7 $59,366.35
Finance Cbsts I 58.5 $565,422.06
Totals $1,566,169.07 p„
CD
City of Cibolo ..Toa
Responsibility 50 $783,084.53 d
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SOURCE: City of San Antonio February 2007 Unit bid Pricing
D:\Sliare\CIBOL'O\CIP Cost Estimates Norlh.xls G-17 Final Report 9116!2008 n p
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Appendix C City of Cibolo-
North Zone Transportation Impact Fee Study
GIP Project: 46
Description: Town Creekway extension t FM 78/Haeckerville Rd
Future Thoroughfare Width of 86'
Length L.F. 5631
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials (in) Width(ft) , 1
Lime Stabilized Subgrade 10 53 33158.47 S.Y. $8.86 $293,784.01
Flexible Base 15 51 31907.20 S.Y. $14.60 $465,845.17
Hot Mix Asphaltic pavement,Type C 3 48 30030.31 S.Y. $8.26 $248,050.35
Prime Coat - 49 91196.78 gal. .$4.54 $41,753.39
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 6256.31 S.Y. $40.47 $253,193.04
Concrete Curb&Gutter(on each side of road) - - 22522.73 L.F. $21.03 $473,653.05
Concrete Medians 14 8758.84 S.Y. $26.88 $235,437.62
Earthwork 24 53 _221105.64 C.Y. $19.14 $423,102.03
Storm Drainage Size Length(ft)
Crossing RCP's 24" 64 2 L.F. $95.00 $12,160.00
w36" 64 1 L.F. _ $130.00 $8,320.00
_ 48" 64 1 L.F. $165.00 $10,560.00
L.F. $0.00
Crossing Culverts A
Misc.Costs -
Demolition $400,000.00
Signals:At grade railroad crossing
ROW Acquire(ftp 86 11 12 Acre $20,000.00 $222,331.83
Bridges � Totals $3,088,190.48
%Total Amount
Contingency I 25 $772,047 62
Landscaping 1 $38,602.38
Design&Survey 10 $386,023.81
Construction,Eng.,&Inspection 7 $270,216.67
Finance Costs I 56.5 $2,573,620.74 C'
Totals $7,128,701.70 E.
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing
D:\Share\CIBOLO\CIP Cost Estimates_North.xls C-18 Final Report 9/16/2008
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Appendix C City of Cibolo
North Zone Transporlallon Impact Fee Study
CIF Project: 48
Description: Cibolo Valley Dr.Extension to Old Wiedersteln lid
Future Thoroughfare Width of 110'
LengthL.F . ✓ 3067 1
Thickness Layer Cluantlt1r Unit Unit Price Amount
Paving Materials in . Width .ft. 1
Lime Stabilized Subgrade .10. . . 77 26238,111 S.Y. $8.86 $232,469.66
Flexible Base 16 75. 25556.60 S.Y. . $14.60 $373,126.37
Hot Mix Asphaltic pavement,Type C 5 72- . 24534.34 S.Y. $8.26 $202,653,62
Prime Coat 73 7402.53 gal. $4.54 $33,879.87
2-5 ft.Concrete Sidewalks(1 on each side of road). 4 10 . 3407.55 .S.Y. $40.47 $137,903.42
Concrete Curb&Gutter(on each side of road) - - 12267.17 L.F. $21.03 $257,978.55
Concrete Medians . .. 14 4770.57 S.Y. .$26.88 $128,232.80
Earthwork 24 77 17492.07 C.Y. . $19.14 $334,798.29
Storni Drainage Size Length(ft)
Crossing RCP's 48" 88 6 I L.F. $165.00 $87,120.00
, • -
Crossing Culverts L.F. $0 00
Misc.Costs
Demolition - - . . . ..
'Signals
ROW Acquire(ft) . .49 3.45 Acre, $30,000.00 $103,493.67
Bridges
. ..
Utility Relocations Relation to Project . 1
UG Gable TV , Eastside,parallel 400 L.F. $50.00 $20,000,00
UG Fiber Optic CableEastalde,parallel •. 400. LF. $50.00 $20,000.00
UG'Gas Main Eastside,parallel 400 L.F. $90.00 $36,000.00
OH Telecommunications Eastside,parallel .3067, L.F. $10.00 $30,670.00
Waterline Eastside.parallel 400 L.F. $60.00 $24,000.00
Waterline „Westside parallel , . 400 L.F. . $60.00 $24,000.00
• Totals $2,046,326.25
50%of project in another jurisdiction %Total Amount
Contingency25 $511,581.56
Landscaping • 1 $25,579.08
Design&Survey 10 $255,790.78 ;.+.
Construction,Eng.,&Inspection 7 $179,053.55 coa
Finance Costa , 56.5 $1,705,357.14 d
Totals $4,723,688.37 Co
• City of Cibolo Respl nsibIlity 50 $2,361,844.18 co
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing qI
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D:\Share\CIBOLO\CIP Cost Estimates_Norlh.xls C-19 Final Report 9/16/2008 a
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Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 49
Description: Cibolo Valley Dr.Extension porn Old Wiedersteln Rd
Future Thoroughfare Width pf 110'
Length L.F. 3294
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials In Width ft 1
Lime Stabilized Subgrade 10 77 28)84.02 S.Y. $8.86 $249,710.39
Flexible Base 16 75 27451.97 S.Y. $14.60 $400,798.69
Hot Mix Asphaltic pavement,Type C 5 72 26353.89 S.Y. $8.26 $217,683.10
Prime Coat - 73 8015.97 gal. $4.54 $36,392.52
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 3660.26 S.Y. , $40.47 $148,130.80
Concrete Curb&Gutter(on each side of road) - - 13176.94 L.F. $21.03 $277,111.12
Concrete Medians 14 5124.37 S.Y. $26.88 $137,742.98
Earthwork 24 77 18789.34 C.Y. $19.14 $359,628.06
Storm Drainage Size Length(ft)
Crossing RCP's 48" 88 2 L.F. ' $165.00 $29,040.00
(./'
Crossing Culverts 6'x3' 88 1 L.F. $576.78 $50,756.64
Misc.Costs -
Demolition
Signals
ROW Acquire(ft) 19 ).44 Acre $25,000.00 $35,921.99
Bridges
Utility Relocations Relation to Project I
UG Telecom inside CGMP Crossing 200 L.F $40.00 8000
Totals $1,950,916.30
%Total Amount ,
Contingency I 25 $487,729.07
Landscaping 1 $24,386.45
Design&Survey 10 $243,864.54
Construction,Eng.,&Inspection 7 $170,705.18
Finance Costs 56.5 $1,625,844.87
Totals $4,503,446.41 E.
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing D 0
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D•\Share\CIBOLO\CIP Cost Estimates_North.xls C-23 Final Report 9/16/2008 p
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Appendix C City of Cibolo '
North Zone Transportation Impact Fee Study
CIP Project: 51
Description: FM 1103 Ph.1 (from Old Wieder tein Rd to Cibolo city limits)
Future Thoroughfare Width of 15
Length L.F. 4701
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials (In) Width(ft) 1
Lime Stabilized Subgrade 12 116 60591.18 S.Y. $10.63 $644,205.41
Flexible Base 22 114 59546.55 S.Y. $21.42 $1,275,378.91
i-lot Mix Asphaltic pavement,Type C 6 108 56412.48 S.Y. $16.52 $931,934.11
Prime Coat - 114 17863.95 gal. $4.54 $81,102.34
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 5223.38 S.Y. $40.47 $211,390.09
Concrete Curb&Gutter(on each side of road) - - 18804.10 L.F. $21.03 $395,451.46
Concrete Medians 14 7312.73 S.Y. $26.88 $196,566.14
Earthwork 36 116 60591.18 C.Y. $19.14 $1,159,715.15
Storm Drainage Size . Length(ft)
Crossing RCP's 30" 124 1 L.F. $113.69 $14,097.56
,r 48" 124 2 L.F. $165.00 $40,920.00
rn Crossing Culverts L.F.
$0.00
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 72 7.77 Acre $15,000.00 $116,554.70
Bridges
Utility Relocations Relation to Project
OH Electric Westside,parallel 4701 , L.F. $7.50 $35,257.50
OH Cable TV Westside,parallel 4701 L.F. $10.00 $47,010.00
UG Fiber Optic Cable Westside,parallel 4701 L.F. $50.00 $235,050.00
Buried Telecommunications Westside,parallel 4701 L.F. $40.00 $188,040.00
Waterline Westside,parallel 4701 L.F. $60.00 $282,060.00
Buried Telecommunications Eastside,parallel 4701 L.F. $40.00 $188,040.00
Totals $6,042,773.36
%Total ' Amount
Contingency 25 $1,510,693.34
Landscaping 1 $75,534.67c01
y
Design&Survey 10 $755,346.67 co
Construction,Eng.,&Inspection 7 _ $528,742.67 a
Finance Costs 56.5 $5,035,896.25 d
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Totals $13,948,986.97 co
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing q 0
D:1Share\CIBOLOICIP Cost Estimates_North.xls C-21 Final Report 9/16/2008 n 0
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Appendix C City of Cibolo-'
North Zone Transportation Impact Fee Study
CIP Project: 52A
Description: FM 1103 Ph.1 (from Wiedi er Rd to Cibolo city limits)
Future Thoroughfare Width of 150'
Length L.F. 110
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials (In) , Width(ft)
Lime Stabilized Subgrade 12 116 271199.26 S.Y. $10.63 $289,182.56
Flexible Base 22 114 26730.31 S.Y. $21.42 $572,515.12
Hot Mix Asphaltic pavement,Type C 6 108 25323.45 S.Y $16.52 $418,343.41
Prime Coat 114 8019.09 gal. $4.54 $36,406.68
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 2344.76 S.Y. $40.47 $94,892.60
Concrete Curb&Gutter(on each side of road) - - 8441.15 L.F. $21.03 $177,517.39
Concrete Medians 14 3282.67 S.Y. $26.88 $88,238.16
Earthwork
36 116 271199.26 C.Y. $19.14 $520,593.88
'
Storm Drainage Size Length(ft)
Crossing RCP's I L.F. $0.00
v Crossin• Culverts
8'x5' 124 12 L.F. $708.68 $175,752.64 *
Misc.Costs I
Demolition
Signals
ROW Acquire(ft) 48 '2.33 Acre $15,000.00 $34,880.79
Brid es I
Utility Relocations Relation to Project I
OH Electric Westslde,_parallel 1400.00 L.F. $7.50 $10,500.00
OH Cable TV Westsidetparallel 1400.00 L.F. $10.00 $14,000.00
OH Telecommunications Westside,parallel 1400.00 L.F. $10.00 $14,000.00
Centerpoint Gas Pipeline Crossing 1200 L.F. $500.00 $100,000.00
Totals $2,546,823.23
%Total Amount
Contingency I 25 $636,705.81
Landscaping I 1 $31,835.29E.
Design&SurvOy 10 $318,352.90 E.
Construction,Ehg.,&Inspection 7 $222,847.03 p
Finance Costs 56.5 $2,122,458.81 d
Totals $5,879,023.07 C
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing `Z 'db
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Cost Estimates_North.xls C-2r Final Report 9/16/2008 n p
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AppendbX C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 52B
Description: FM 1103 Ph.1 (between CIP 52A and CIP 52B)
Future Thoroughfare Width of 150'
LengthL.f?.., 1478
Thickness Layer (.lilahtlty Unit Unit Price Amount
Paving Materials in Width it .
Lime Stabilized Subgrade 12 . 116 19046.23 S.Y. $10.63 $202,499.57
Flexible Base 22 _._ .1.14 18717.85 . S.Y. $21.42 $400,902.68
Hot Mix Asphaltic pavement,Type C. . 6 . . 108 . '17732.70. S.Y... $16.52 $292,944.22
Prime Coat ... .. 114 .. 5615.38 . gal. $4.54 . $25,493.71
2-5 ft.Concrete Sidewalks(1 on each side Of road) 4 .. 10 .1641.92 S.Y. $40.47 $66,448.37
Concrete Curb&Gutter(on each side of road) 5910.8 L.F. $21.03 $124,306.24
Concrete Medians .. . 14. 2296.68 . S.Y... $26.88 $61,768.61
Earthwork 36 . . 116 19046.23 .C,Y. $:I 9.14 $364,644.93
Storm Drainage . .Size ength(ft).
osslL.F.. $0.00
7) Crossing RCP's , L.F. $0.00
0o Crn Culverts . . .
Misc.Costs . S
Demolition . .
§nals
ROW Acquire.(R) 55 1.87 Acre ,$15,000.00 $27,987.22
Brid es
Utility Relocations Relation to Project
OH Electric both.sides,parallel 2956 L.F. $7.50 .$22,170.00
OI-I Cable TV both sides,.parallel . . 2956 L.F. . $10.00 _ $29,560.00
OH I Telecommunications Eastside,parallel 1479 L.F. $10.00 $14,780.00
Burled TelecommunicationsEastslde,parallel . 1478. . L.F. $40.00 $59,120.00
Waterline Westside,parallel . 1470 , 1.-.F.. $60.00 $88,680.00
Totals $1,781,225.55
50%of project in another jurisdidtton %Total Amount
ContIngency 25 $445,306.39 5Landscaping 1 $22,265.32 E.
DeelOn&Survey 10 $222,653.19
Constructlon,Eng.,a Inspection 7 $165,857.24 a,
Finerice Costs 56.5 $1,484,428.85 d
Totals $4,111,739.54 C
City of Moto Reapdnsibillty 50 $2,055,868.27 C
n O
SOURCE: City of San Antonio February 2007 Unit Bid Pricing ,C.?
DAShareICIBOLOICIP Cost Estimatee_North.xls C-23
• Final Report 9/16/2008p
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f Appendix O City of Cibolo
North Zon Transportation Impact Fee Study
CIP Project: 52C
Description: FM 1103 Ph.1 (from Cibol city limits to Brite Rd)
Future Thoroughfare Width of 150'
Length L.F 1689
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials (In) Width(ft) I
Lime Stabilized Subgrade 12 116 21771.02 S.Y. $10.63 $231,469.48
Flexible Base 22 114 21395.66 S.Y. $21.42 $458,256.46
Hot Mix Asphaltic pavement,Type C 6 108 20269.57 S.Y. $16.52 $334,853.29
Prime Coat 114 6418.70 gal. $4.54 $29,140.88
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 1876.81 S.Y. $40.47 $75,954.58
Concrete Curb&Gutter(on each side of road) 6756.523 L.F. $21.03 $142,089.68
Concrete Medians - 14 2627.54 S.Y. $26.88 $70,628.19
Earthwork36 116 211771.02 C.Y. $19.14 $416,697.31
Storm Drainage Size Length(ft)
Crossing RCP's30" 124 1 L.F . $113.69 $14.F. ,097.56
10 Crossing Culverts
Misc.Costs _
Demolition
Signals
ROW Acquirer) 0 Acre $15,000.00 $0.00
Bi ldyes Totals $1,773,187.43
°/Total Amount
Contingency 25 $443,296.86
Landscaping 1 $22,164.84
Design&Survey .
10 $221,648.43
Construction,Eng.,&Inspection 7 $155,153.90
Finance Costs 1 56.5 $1,477,730.07
Totals $4,093,181.53 5
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing 'Z'
D:1Share\CIBOLO\CIP Cost Estimates North.xls C-2 Final Report 9/16/2008 n p
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Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 53
Description: FM 1103 Ph.1 (new location southeast of Steele Highschool,within city limits)
Future Thoroughfare Width of 150'
Length L.F. 1 538
Thickness Layer Q lantity Unit Unit Price Amount
Paving Materials in Width ft
Lime Stabilized Subgrade 12 116 19817.19 S.Y. $10.63 $210,696.35
Flexible Base 22 114 19475.51 S.Y. $21.42 $417,130.43
Hot Mix Asphaltic pavement,Type C 6 108 18450.49 S.Y $16.52 $304,802.03
Prime Coat -
114 5842.65 gal. $4.54 $26,525.65
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 1708.38 S.Y. $40.47 $69,138.07
Concrete Curb&Gutter(on each side of road) - - 6150.162 L.F. $21.03 $129,337.91
Concrete Medians 14 2391.73 S.Y. $26.88 $64,289.69
Earthwork 36 116 19817.19 C.Y. $19.14 $379,300.99
Storm Drainage Size Length(ft)
o Crossing RCP's 24" 124 1 L.F. $90.00 $11,160.00
o Crossing Culverts 5'x5' 124 1 L.F. $500.00 $62,000.00
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 150 5.29 Acre $15,000.00 $79,418.41
Bridges Totals $1,753,799.54
'- ---1 %Total Amount
Contingency 1 25 $438,449.88
Landscaping I 1 $21,922.49
Design&SurveY 10 $219,224.94
Construction,Eng.,&Inspection 7 $153,457.46
Finance Costs 56.5 $1,461,572.69
Totals $4,048,427.01
E.
a
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing
D:1Share\CIBOLO\CIP Cost Estimates_North.xls C-25 Final Report 9/16/2008 n a
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0
Appendix C City of Cibolo
North Zone Transportation Impact Fee Study
CIP Project: 54
Description: FM 1103 Ph.1 (from Clbolo city limits to FM 78)
Future Thoroughfare Width of 150'
Length L.F. 2 802 ,
Thickness Layer Qentity Unit Unit Price Amount
Paving Materials (in) Width(ft)
Lime Stabilized Subgrade 12 116 36'1112.59 S.Y. $10.63 $383,949.03
Flexible Base 22 114 35489.96 S.Y. $21.42 $760,130.99
Hot Mix Asphaltic pavement,Type C 6 108 33622.06 S.Y. $16.52 $555,436.50
Prime Coat - 114 10646.99 gal. $4.54 $48,337.32
2-5 ft.Concrete Sidewalks(1 on each side of road) , 4 10 31113.15 S.Y. $40.47 $125,989.35
07.35 L.F. $21.03 $235,690.67
Concrete Curb&Gutter(on each side of road) - - 11207.35
Concrete Medians - 14 4358.42 S.Y. $26.88 $117,154.22
Earthwork
36 116 361112.59 C.Y. $19.14 $691,194.93
Storm Drainage Size Length(ft)
NoCrossing RCP's 24" 124 2 L.F. $90.00 $22,320.00
30" 124 1 L.F. $133.69 $16,577.56
36" 124 2 L.F. $130.00 $32,240.00
48" 124 2 L.F. $165.00 $40,920.00
Crossing CulvertsL.F $0.00
Misc.Costs
Demolition
Signals:At grade railroad crossing $400,000.00
ROW Acquire(ft). 150 9.65 Acre $20,000.00 $192,964.10
Bridges
Totals $3,622,904.67
%Total Amount
Contingency 25 $905,726.17
Landscaping I 1 $45,286.31
Design&Survey 10 $452,863.08
Construction,Eng.,&Inspection 7 $317,004.16 C
Finance Costs I 56.5 $3,019,238.18 .
Totals $8,363,022.57 R.
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing 0
D:\Share\CIBOLO\CIP Cost Estimates_North.xls C-/6 Final Report 9/16/2008ti, p
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'\,__.; u'Zone City of Ciliolo•_
North
AppendixC Transportation Impact Fee Study
56
CIP Project: CR 374 extension to FM 78
Description: Future Thoroughfare Width of 86'
L.F. 10772
Length
Thickness Layer Quantity Unit Unit Price Amount
Payi1n Width ft
Stabilized Materials 10 53 63436.87 S.Y. $8.86 $562,050.64
LimeFBase Subgrade 15 51 61043.02 S.Y. $14.60 $891,228.14
HotlMix p3 48 57452.26 S.Y. $8.26 $474,555.64
Mix Coal
pavement,Type C - 49 17594.75 gal. $4.54 $79,880.18
Prime Coal 10 11969.22 S.Y. $40.47 $484,394.34
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 - 43089.19 L.F $21.03 $906,165.72
Concrete Curb&Gutter(on each side of road) - 14 16756.91 S.Y. $26.88 $450,425.70
Earthwork
Medians 24 53 42291.24 C.Y. $19.14 $809,454 43
SDrainage
Size Length(ft)
Storm Dr RCP's 18" 64 9 L.F. $64.31 $37,042.56
N Crossing RCP's 24„ 64 2 L.F. $95.00 $12,160.00
0
N 30" 64 1 L.F. $113.69 $7,276.16
Crossing Culverts 4'x2' 64 14 L.F. $455.33 $407,975.68
8'x4' 64 8 L.F. $632.81 $323,998.72
Misc.Costs
Demolition $400,000.00
nals:At grade railroad crossing
ROW Acquire(ft) 38 9.40 Acre $15,000.00 $140,959.82
Bridges Relation to Project
OHfily cmc ais South/East,parallel 1500 L.F. $7.50 $11,250.00
OH Electric
South/East,parallel 1500 L.F $10.00 $15,000.00
OH
CH e TV South/East,parallel 1500 L.F. $10.00 $15,000.00
O
Buried
T
BuTelecommunications South/East,parallel 1500 L.F. Totals $$60,000.00 088 817 74
%Total Amount
Contingency 25 $1,522,204 43 C'
Landscaping 1 $76,110.22
Design&Survey 10 $761,102.22
E.
Construction,Eng.,&Inspection 7 $532,771.55 gl
Q.
Finance Costs 56.5 $5,074,268.48 d
Totals $14,055,274.65 C
n O
SOURCE: City of San Antonio February 2007 Unit Bid Pricing 0
`- CD
D:1Share\CIBOLO\CIP Cost Esllmates_North.xls C 27 Final Report 9/16/2008 n '*
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1).tifiy 41.4151r.544-1/8511K
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>I1,773 1]OS99;.)1 2011-31 I220.70,,„3436202.)114)BI d 3212 120. 142.510 GT B]5.) •54014 2.14 89019.10 Sd60.a)030 3480 081.16
419 23413FM1IIB 3.1.1.1311211.087—
.2•o1n6:4. . jw ;ux ' 1y ,B
9L89.200.00 91.301,220.00 1012304 !2x60.16042 84.53].454.9]92,601,832.05 22.210.480.37 13.0)4589.1]52.992861.02 52.080500.5]52.71&470.]4 52.743.241.10 92.)71,97},61
VI,ed.*,, Wnl0oolbn al FM
76 and 930h KIN 63331
52183442 NI, 1940144042ay anal now luodway ssWm Lola LobavIv2 Nee to 6wdh14nbl 21.288 Indados 121294 53.020,130.13 {5.010,110.18 20173010 43391,630.23 53.320,489.41 93.309.059.12 53,120A09.0T 53103.299.73 53.407,02650 53.832.40)87 53.568.237.89 53.002.41042 93.010.058.92
40 812343.5.1223 Si 342x4130,.1 n152321 5834.3128 Rend 3.31 Loklulaw Cdua
ILv.53325I NI 00 11014142.2.8 oxxpi4Wm,nxwmadr3Y v0U1on.from FM 70108208 al GbUo wrVOmOx 81,273,624,10 91,373,614,19 10143010 91,362,57007 61,409.651.00 91,411,622.0)51,x45.81821 51,400.]3).02 91,x)0.001.59 SIAO0,T61.01 51,604,040.13 91.510.60562 f1.534,09]57
ptlme10 ham 13 JO
MIl03Pll.11838 5]}12,106.x] 33,142,100.13 301931110 542304599 27 6x.124.550.)6 M.20i]]].x9 9/,x19.108 02 5x,391.00000 94,991.012.59 94,9)5.16009 94,121,029.)7 84180.160.25 01,G10.810.0G
So 2u 2933x23 cnv 190'1111gabwryacwdA9wC Poem FM 70 s0utll le(.Poole Loy 11393
631]81
rola!821833174 Cw(7e09 2816091 3111.107.310.19 317.621.240.13
Total Ell/334241 CI?(233n0u01 Ceoll
812,662.740.40
TObITel
Lu11 LUf9 11007
t0 0'1 L3Ma C13WNIx
3440
TUa4 LUCa44/304co,b 100'.03' 91,060.21
SO%Mo3U 730 CNUdnilwt Onxed m 63133 nlalNp LUES 9333.10
5011 L141M ].9533.10
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Appendix C City of Clbclo
South Zone Transportation Impact Fee Study
39
CIP Project: Traffic Signal(FM 78 at Mai Street) •
Description: Traffic
of TUnilanes 2
Length
L.F. 50
Thickness Layer Rulantlty Unit Unit Price Amount
Paving Materials (in) Width(ft)
Lime Stabilized"Subgrade 10 , 17 " 1322.22 S.Y. $8.86 $11,714.89
Flexible Base _ " , 18 15 1186.67 S.Y. $14.60 $17,033.33
1-lot Mix Asphaltic pavement,Type C 3 12 933.33 S_Y. $8.26 $7,709.33
13 363.33 gal. $4.54 $1,377.13
Prime Coat
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 777.78 S.Y. $40.47 $31,476.67,43 $58,884.04
Concrete Curb&Gutter(on each side of road) - 14 10',82800 009 S.Y.L.F. $2$211,03 $29,269.33
Concrete Medialis -24 17 881.46 G.Y. $19.14 $16,871.66
Eadhwork
loan bralnago I L.F_ $0.00
r`' Crossing RCP's L.F. $0.00
o I
4=, Crossing Culverts
Misc.Casts <
Demolition " $164,404.00
ROW Ac Ac ulna(ft) 30 924 Acre $0.00
Totals $33 3B_2
54%of project in North Zone %Total fimount
ROW not included in South Zone Contingency I25 $83,581.06
Landscaping I 1 $4,179.20
Design&"Sur ," 10 $41,792.03
Construction,E,g.,&inspection 7 $29,254.42
Finance Costs 56.5 $276,627.47
Totals $771,773.43
South Zone Responsibility 50 $386,888.71
E.
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C
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SOURCE: City of San Antonio February 2007 Unit Bid PricingP
Final Report 9i15/2008 �, p
D:1SharetCIBO.LOICIP Cost Estlmates Soulh.xls G'29 n "
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o fi,
\__
Appendix C City of Cibolo`1
South Zone Transportation Impact Fee Study
CIP Project: 44
Description: S.Main St.extension to W.Schaefer Rd.
Future Thoroughfare Width of 86'
Length L.F. 1951
Thickness Layer Quantity Unit Unit Price Amount
Paving Materials in Width ft 1
Lime Stabilized Subgrade 10 53 11486.37 S.Y. $8.86 $101,769.21
Flexible Base 15 51 11052.92 S.Y. $14.60 $161,372.62
Hot Mix Asphaltic pavement,Type C 3 48 10402.75 S.Y. $8.26 $85,926.70
Prime Coat -
49 31185.84 gal. $4.54 $14,463.72
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 21;67.24 S.Y. $40.47 $87,708.17
Concrete Curb&Gutter(on each side of road) - - 7802.061 L.F. $21.03 $164,077.34
Concrete Medians 14 3034.13 S.Y. $26.88 $81,557.54
Earthwork 24 53 76157.58 C.Y. $19 14 $146,566.05
Storm Drainage Size Length
N
c) Crossing Crossing RCP's 36" 64 I 2 L.F. $130.00 $16,640.00
L.F. $0.00
`" Grossing Culverts
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 46 *.06 Acre $15,000.00 $30,896.59
Imes
Utility Relocations Relation to Project
UG Fiber optic cable Eastside,Parallel 1,951 L.F. $50.00 $97,550.00
' OH Electric Eastside,parallel. 1000 L.F $7 50 $7,500.00
Totals $996,027.94
%Total Amount
Contingency 25 $249,006.98
Landscaping I 1 $12,450.35
Design&Surve' 10 $124,503.49
Construction,Eng.,&Inspection 7 $87,152.44
Finance Costs I 56.5 $830,064.78 E.
Totals $2,299,206.00 P.
d
CD
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SOURCE: City of San Antonio February 2007 Unit Bid PricingsZ. 0
Final Report 9/16/2008
ti, p
D:\Share\CIBOLOICIP Cost Estlmates_South.xls C-3C n ''s
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o R.
Appendix C City of Cibolo
South Zone Transportation Impact Fee Study
CIP Project: 45
Description: W.Schaefer Rd.extension 'o S.Main St.
Future Thoroughfare Width of 66'
Length L.F. 3052
Thickness Layer Quantity Unit Unit Price Amount ,
Paving Materials (in) Widths L
Lime Stabilized Subgrade 10 49 16618.56 S.Y. $8.86 $147,240.42
Flexible Base 12 47 15940.25 S.Y. $14.60 $232,727.63
Hot Mix Asphaltic pavement,Type C 2 44 14922.79 S.Y. $8.26 $123,262.21
Prime Coat - 45 4$78.58 gal. $4.54 $20,786.76
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 3391.54 S.Y. $40.47 $137,255.72
Concrete Curb&Gutter(on each side of road) - - 12209.55 L.F. $21.03 $256,766.89
Concrete Medians 14 47748.16 S.Y. $26.88 $127,630.52
Earthwork 24 49 11079.04 C.Y. $19.14 $212,052.79
Storm Drainage Size Length
tom.) Crossing RCP's 24" 66 12 L.F. $95.00 $12,540.00
rn Crossing CulvertsI L.F. $0.00
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 21 1.47 Acre $15,000.00 $22,073.05
Bridges I
Utility Relocations Relation to Project I
Underground Telecommunications Northside,parallel 100 L.F. $40.00 $4,000.00
Water Line(Canyon Regional Water Authority) Southside,parallel 100 L.F. $60.00 $6,000.00
Water Line(EJIW on MH) Northside,parallel 100 L.F. $60.00 $6,000.00
Totals $1,308,336.00
%Total Amount
Contingency 25 $327,084.00
Landscaping 1 $16,354.20
Design&Surve 10 $163,542.00
Construction,Eng.,&Inspection 7 $114,479.40 E.
Finance Costs I 56.5 $1,090,334.52 co
P..
Totals $3,020,130.13 d
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing n
D:\Share\CIBOLO\CIP Cost Estimates_South.xls C-31 Final Report 9/16/2008 -. p
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L Appendix C City of Cibolo
South Zone Transportation Impact Fee Study
CIP Project: 47
Description: Haeckervilie Rd extension fr m FM 78
Future Thoroughfare Width of 86'
Length L.F. 1053
•
Thickness Layer Quntity Unit Unit Price Amount
Paving Materials (in) Width(ft)
Lime Stabilized Subgrade 10 53 6202.14 S.Y. $8.86 $54,950.95
Flexible Base 15 51 5968.10 S.Y. $14.60 $87,134.19
Hot Mix Asphaltic pavement,Type C 3 48 5617.03 S.Y. $8.26 $46,396.68
Prime Coat -
49 1720.22 gal. $4.54 $7,809.78
2-5 ft.Concrete Sidewalks(1 on each side of road) 4 10 1170.21 S.Y. $40.47 $47,358.59
Concrete Curb&Gutter(on each side of road) - - 4212.773 L.F. $21.03 $88,594.62
Concrete Medians 14 1638.30 S.Y. $26.88 $44,037.52
Earthwork 24 53 4134.76 C.Y. $19.14 _ $79,139.28
Storm Drainage Size Length I
o Crossing RCP's- 36" 64 L.F. $130.00 $8,320.00
Crossing Culverts I L.F. $0.00
Misc.Costs • .
Demolition
ls
ROWAcquire(ft) 36 0187 Acre $20,000.00 $17,408.15
ROW
Bridges
Utility Relocations Relation to Project . I
OH Electric Eastside,parallel 1053 L.F. $7.50 $7,897.50
UG Fiber optic cable Eastside,parallel 1053 L.F. $50.00 $52,650.00
Burned Telecommunications Westside,parallel 1;00 L.F. $40.00 $4,000.00
Waterline Westside,parallel 100 L.F. $60.00 $6,000.00
I Totals , $551,697.27
I %Total Amount
Contingency I 25 $137,924.32
Landscaping I 1 $6,896.22
Design&Survey 10 $68,962.16otn
Construction,Eng.,&Inspection 7 $48,273.51 co
.
a
Finance Costs I 56.5 $459,770.71 a.
Totals $1,273,524.18 C
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing q 0
D•\Share\CIBOLO\CIP Cost Estimates_South.xls C-32 Final Report 9/16/2008 ' o p
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O cRo•
Appendix C City of Cibolo ""
South Zone Transportation impact Fee Study
CIP Project: _ 50
Description: FM 1103 Ph.1 (from FM 78 o Cibolo city limits)
Future Thoroughfare Widths ff 1150'
Length L.F. - �t
56
Thickness Layer Qu ntity Unit Unit Price Amount
Paving Materials In Width ft
Lime Stabilized Subgrade 12 116 18761.89 S.Y. $10.63 $199,476.36
Flexible Base 22 114 18438.40 S.Y. $21.42 $394,917.43
Hot Mix Asphaltic pavement,Type C 6 108 17467.96 S.Y. $16.52 $288,570.73
Prime Coat
- 114 5531.52 gal. $4.54 $25,113.11
_ 10 16117.40 S.Y. $40.47 $65,456.34
2- ft.Concrete Sidewalks(1 on each side of road) 4 _ 5822.654 L.F. $21.03 $122,450.41
Concrete Curb&Gutter(on each side of road) - 14 2264.37 S.Y. $26.88 $60,866.14
EarthMedians 86 116 18761.89 C.Y. $19.14 $359,102.48
Earthworkle
Storm Drainage Size Length 1
N30" 124 h L.F. $113.69 $14,097.56
o Crossing RCP's 36" 124 it L.F. _ $130.00 $16,120.00
oo L.F. $0.00
Crossing Culverts
Misc.Costs
Demolition
Signals
ROW Acquire(ft) 150 5;01 Acre $15,000.00 $75,189.23
Bridges Totals $1,621,359.80
%Total Amount
Contingency I 25 $405,339.95
Landscaping 1 $20,267.00
Design&Survey • 10 $202,669.97
Construction,Erig.,&Inspection 7 $141,868.98
Finance Costs 56.5 $1,351,200.72
Totals $3,742,706.42
nia
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SOURCE: City of San Antonio February 2007 Unit Bid Pricing
D 1ShareICIBOLO1ClP Cost Estimates_South.xls
C-33 Final Report 9/16/2008 n p
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Unified Development Code
City of Cibolo
APPENDIX D
FUTURE LAND USE MAP/CAPITAL IMPROVEMENT PROJECTS
209
Unified Development Code
City of Cibolo
APPENDIX E—LUE CALCULATIONS
SUMMARY
NORTH ZONE
..t a , .a„F_ _MOSIW, Tota> cheer- :`; ;ata gl2W.Ets.. L 3B PActe7
Attached Residential 88.1308 369 4.2
Cluster 219.4858 _418 1.9
Commercial (20% GLA) 382.41 14 9455 24.7 1
Industrial 178.7739 1179 6.6
Institutional 171.3537 1696 9.9
Mixed-Use (% based) 907.0373 16477 18.2
Park 713.8718 _ 106 0.1
Single Family 2509.1219 8803 3.5
North Zone Totals 5170.1866 38504 1
SOUTH.ZONE
EWA `' 31 a 1' t-e'a e-z z sofa sLig` `_S ?► rI
Attached Residential 80.1913 235 2.9
Cluster 292.7035 204 0.7
Commercial (20% GLA) 221.6053 , 4095 18.5 .
'Institutional 158.4284 500 3.2
/ °Mixed-Use (% based) 412.6466 6572 15.9
Park 320.4596 53 0L
-
Single Family 123.4909 208 1.7
South Zone Totals 1609.5257 11867
210
Unified Development Code
City of Cibolo
APPENDIX E-LUE CALCULATIONS
Land Use:Attached Residential (Assume attached residences are townhomes)
Average of 5.86 trips per dwelling unit per day
NORTH ZONE
g-MOMFA' U � ... ev � Piobtifiy���.P' Ogcreag?" : Ada" ,g?UE
ATTACHED RESIDENTIAL 1.00 6 5.4675 32.81 192 20.1
ATTACHED RESIDENTIAL 1.00 6 3.5884 21.53 126 13.2 _
ATTACHED RESIDENTIAL; DUA: 12-16: 1.00 12 0.1619 1.94 11 1.2 .
ATTACHED RESIDENTIAL; DUA: 12 ` 0.50 12 44.6207 535.45 3138 163.9
ATTACHED RESIDENTIAL; DUA: 12 . 1.00 12 5.7815 69.38 407 42.5
•ATTACHED RESIDENTIAL6 •_ 0.25 6 12.2416 73.45 430 11.2
ATTACHED RESIDENTIAL'12 _ 0.50 12 0.3787 4.54 27 1.4
ATTACHED RESIDENT.IAL3 0.25 3 0.1264 0.38 2 0.1
I ATTACHED RESIDENTIAL 12 . 1.00 12 15.7642 189.17 1109 115.8
88.1308 928.65 5442 369.4
Total Trips/Acre . :61_7:5 •
:LUE's/Acre : 4.2
SOUTH ZONE
, .,'r APID.b:7'''7 .._:,'4#F3 of at lliCx- '?1 a3a E_ A -
ATTACHED.RESIDENTIAL::DIJA:.8 0.25 8 41.0981 328.79 1927 .50.3
ATTACHED RESIDENTIAL; DUA:43 , 1.00 8 • 33.2685 266.15 1560 163.0
1---• ATTACHEb REEIDER1171 i DDA :-1.00 6 -3:2140 1-9:28-TT3-11.8
ATTACHED-RESIDENTIAL;:DUA:"12 '€ 1.00 12 0.1674 2.01 12 1.2 .
ATTACHED RESIDENTIAL8 - . 0.25 8 . 0.3227 2.58 15 0.4
ATTACHED RESIDENTIALE8 . - 1.00 8 1.5928 12.74 75 7.8
ATTACHED RESIDENT.IAL:8 .. . 0.25 8 • 0.5277 4.22 25 0.6
80.1913 635.77 3726 235.2
.. . Total Trips/Acre .-- : . 46.46 '
- . - .::LUE':s/Acre :2.9
•
211
Unified Development Code
. City of Cibolo
•
APPENDIX E-LUE CALCULATIONS
Land Use: Cluster
Average of 9.57 trips per dwelling unit per day
NORTH ZONE
-" Fc FL`^UM17OIM tP_.1;obabil*},sn'pt. trit4:4reage f#4801 m ogo,.gaguEr`:
;:: ZCUUSTER;`cDUA..'2:'.:`: t-r."•.41 1.00 2 163.4070 326.81 .3128 326.8
". ;i':5.CLhUSTER ;DUAL'>2:;,' i>E >••'i: 1.00 2 14.1453 2829 271 28.3
.:;j^,;F' :__'LCLUSTER.2 P"&'-:" - .;. :A 0.75 2 41.9335 83.87 803 62.9
219.4858 438.97 4201, 418.0
-:T.dtalTipsiAcre ._. .;"FJ.I:1A�:;�'_4=;=
SOUTH ZONE
AlgrtFat_iA ���g ;MOWNMS MgceVell NvNIQIO titi[p2*-j00. _ s
oik- vM CLUSTER; UA :tr.. =3 1.00 • 2 37.8183 75.64 724 75.6
•; z., ':•CLUSTER Qu ;.2aat '; 025 2 42.4572 84.91 813 21.2
4n cLustEk::2, 4 Aim, 1.00 2 0.3891 0.78 7 0.8
; M? FE# a 0.25 2 0.0345 0.07 1 0.0
T. t-r iey.stEi;.21 0.25 2 0.5849 1.17 11 03
IT-Wa N R :! ' O N 0.25 2 75.4009 150.80 1443 37.7
andpjSt "r 0.25 2 31.0326' 62.07 594 15.5
,_iatiiUt<ttj .d - 025 2 68:9533 137.91 1320 34.5
`-1 ' ; 8 4 -0:25--2 -36:032T-72:07--6K1----1-8-.0
292.7035 585.41 5602 I 203.7
sfA►t �`.'.,w
212
Unified Development Code
City of Cibolo
APPENDIX E-LUE CALCULATIONS
Land Use:Commercial
Average 42.94 trips per 1,000 sq.ft.gross leasable area(Using 20%of acreage as the gross leasable area)
NORTH ZONE
s r n.. _LU4D.EJA'ai^��-:%. � ilprobabi it Aexea9e s�=20%T L 01.sg : �;.'r-nps - sUE;§t
�:;' `��.�.Y�.�s .._. ....,y< ��,:.1 - _gib
' , M j f jME bj n 4 1.00 18.7940 3.7588 163.734 7031 734.7
t r E ;l'2 ' 1.00 5.9723 1.1945 52.031 2234 233.5
eranatiaMiWaanatkVi 1.00 39.7775 7.9555 ._ 346.542 14881 1554.9 _
;,---Mageirgajffitrafetniagn 1.00 25.5186 5.1037 222.318 9546 9975
MalatigailrOffrIMAitaigea 1.00 247948 4.9590 216.013 9276 9692
' " 1.00 23.9444 4.7889 208.604 8957 936.0
tffr.l •ti a, a a T 1.00 6.4652 12930 56325 2419 252.7
MI-Ff £Wj .I«1 �, 1.00 9.7017 1.9403 84.521 3629 379.2
t gAitlp=1*- :;,t 1.00 10.9547 2.1909 95437 4098 4282
faL04 j MTti j ;`" i 0.50 34052 0.6810 29.666 1274 66.6
mmem-alopi tm 1.00 6:3067 1.2613 54.944 2359 246.5
E1MERIt `aa 025 74907 1.4981 65.259 2802 73.2
rg '_3 oa 025 2.8373 0.5675 24719 1061 27.7
't '-tftW '' : : 025 102169 .2.0434 89.010 3822 99.8
tn-Iw .P.1071targaittanA 1.00 0.3325 0.0665 2.896. 124 13.0
- Zacit ' 1.00 4.3078 0.8616 37.529 1612 168.4
- : , ^;ZAt t;. -2;_:,-6),,, 1.00 07432 0.1486 5475 278 29.1
T - -U mjjc s % : -0-25-1-1-25227-7-22:5045--980:298---42094--1099:6-
g _"+ E>�'_.ilL .' = 0.50 48.8240 9.7648 425.355 18265 954.3
MIK-“:4;- p ' 0.25 134531 2.6906 117204 5033 131.5
Zi= w,s„ -,.z:=2 •- 025 6.0316 1.2063 52:547 2256 58.9
fj`s"'" 1.00 0.0026 0.0005 0.022 1 0.1
r>fVal ;;L := ==� 0.50 0.0140 0.0028 0.122 5 0.3
382.4114 76.4823 3331.568 143058 9455.0
SOUTH ZONE
Z-f _L--EILVP MA aiiii' c10: u_ . s'latii*V _.=i`FJEWZ.:s
gammoti�mM _r~=�:`4 = 025 . 1.5921 03184 13.870 596 15.6
t 6 rt � jji .M_M,�'--' :t -_•-Y 025 12.8654 2.5731 112.083 4813 1257
. i -...x- i:4„ '1.00 28.4226 5.6845 247.618 10633 1111.0
: .4 t50�0 _7t1.00 37.3793 74759 325.648 13983 146 .
�. pjF 025 71.6673 143335 624366 26810 700.4
--t ': -:_®pfl frw 025 104728 2.0946 91239 3918 102.3
_ym_,mjR p� m i 025 59.1995 11.8399 515746 22146Iii- 578.5
ti-_-
£ti o ora ek 1 ba 1.00 0.0062 0.0012 0.054 2 0.
,.
221.6053 44.3211 1930.625 82901 4095.0
rte,. • -a; .� =
213
Unified Development Code
City of Cibolo
APPENDIX E—LUE CALCULATIONS
Land Use: industrial
Average of 63.11 trips per acre per day
NORTH ZONE ,
�s r2r �~_�k�� ^� P�obatii�tity��p;'cr�agei,��-i��TrijiFs: � � .-���.
:��„;��,��5.�-�-._t ... . .. 105.9
��',=:��� .�.ils: 1.00 16.0513 1013
':M�J'31irdii:�.:��'��c`.' 1 1`_^�r.`'� }S-=��il•?i'S`ftii,e
� ��. ��=�.�3I�D`u�T�tA���;�:�=."".. 1071.7
• .a:- ::y _. 10256
�alA�1��t� �;p(�����:;: :�y�� ==���' 1:00 162.5157
.}��,.kaS4i7Y�"r,��i'._-�+��.._;-�y�l:`SIJ.IJ:JtJ%f+.1.�1jIiaL.`n'7r''..,:�"'eY-y.`�s.��v
0111T I OWN0 ig ` ' 1.00 02043 13 1.3
Witigri li'ND:l.0*-11MI` 1.00 0.0026 0 0.0
178.7739 11282 1178.9
214
Unified Development Code
City of Cibolo
APPENDIX E-LUE CALCULATIONS
Land Use: Institutional
Average of 1.29 trips per student per day for Elementary School,Average of 1.62 trips per student per
day for Middle School, and Average of 1.71 trips per student per day for High School
NORTH ZONE
Rig ,, $a•rx ?sg xg err'Esx sills xs.Lkt'•1E
-r., ��.;,�� �:�M:^�, ;• �:�F,,aclitiy��i � ratiia6ili Acreage�,,�=.. �._. ...p.: -
=INSTITUTIONAL USE • Elementary_ 1.00 5.5165 850 1097 114.6
INSTITUTIONAL USE . Elementary 1.00 _ 8.1130 _ 850 1097 114.6
ty 1NSTITUTI.ONAL-USE : Elementary 1.00 10.5971 850 1097 114.6
INSTITUTIONAL'USE - Elementary 1.00 11.7298 850 1097 114.6
INSTITUTIONAL.USE • Middle 1.00 16.7280 1500 2430 253.9
;INSTITUT:IONAL•USE Highschool 1.00 94.6585 2800 4788 500.3
:INSTITUTIONAL USE : Elementary_ 1.00. 5.9286 850 1097 114.6
INSTITUTIONAL USE • Middle 0.25 13.1392 1500 2430 253.9
INSTITUTIONAL•.USE '1.00 0.0135 .0.0
INST-ITUTIONA1 USE • Elementary. 0.25 3.0515 850 1097 114.6
'INSTITUTIONAL'USE . • `•. 0.25 1.8779 ' 0.0
171.3537 10900 16227 1695.6
•:Trips/Acre,,:: : - • :94:70 r
;L•UE'siAcre - , =9s9, - ;
SOUTH ZONE • ��
'; Fes:- ' `- • �,.•, 'zFD Bd., ,."'64,-;„-.. .w..-1\4..-.,..,,o,� l "2 - "cam � : 5- � -
_ �T•t11.A L Wal-,,,P14. ArAhabal „...teat...,,,:- u a°R� _ . '^
v.HighschooltS
_
ports
;INStiTUTIONAL.USE;:'::+`i" Complex 1.00 158.4284 2800.000 4788 500.3
158.4284 2800.000 4788 500.3
.,Zilps1A-cre'. :_ -.,:),-;.-.-i-,:=30:22. ..--s;
.3LUE'slAcre .,..s .- ,--:;::,3.2..:-.,.-.,:.-,2
•
215
._il
v - - Impact Fee Study:
Appendix E:
City of Cibolo LUE Calculations Transportation Capital Improvement Plan
Land Use:Mixed Use
Residential average of 9.57 trips per dwelling unit per day,commercial and retail averages of 42.94 end 44.32 trips per 1,000 sq.It.gross leasable area,respectively(using 20%of acreage as the gross
leasable area),public/civic average of 1.59 trips per acre per day,office average of 3.32 trips per 1000 sq.ft.gross floor area(using 60%of acreage as gros&floor area)
The dwelling units per acre listed In column A are only used In the multi family calculations.Residential celculaions are generated using 5 dwelling units per acre.
NORTH ZONE _ :•M � '/ra - ��P 1 _ - _, ,i a:<;:.;..';i"t.;;;;".1.�`
a', ;,t"• .rr:rz.� •N71„ni.,;.� +21'�7:ff. eir'87rka�ii"r11�;MAI 4`2i,;^;l,.�r' i. S. 1i� .7,%�, ;c4,;
..t.,1 .r• 't')4 ,t liia,Or?4I ,it..,. ,I"Vs '! n'. ,,{i. 3 5,,, .:E. �''•a-�I• I.' 't fri)s' to
+'1';' ,.I:.., 4. ^'r.':; �i�:t.{�':,A,,:t.t.: 1 ' iitil r. rdi nF ' 1lE' 1 4�4 I�Fi6..,,I1n£li 11 Sit y lINcyc" trays Teals ME
...;kLU_tlifA�'FF•I',!1''hf5ba6ill�'of?�.a�e�4a',n'�;Unmine���g.�iTi�a.��.�¢t�'�'�11!���::�r%!9�,.,�s�� ,F...r�,�T11)!�`i,i:�i4�!v,....,F... P w lv.�h,.+=t�:Tt.�'���i'� t�::��,�b :4..�,.,..�';.,._..
Jahn:,..1 ......
I�MIXED USE;DUA:B 1.00 29.7846 2.9785 1114 4.4677 388 7.4462 2875 8.9354 513 2.9785 664 2.9785 5 5454 569.9 a�
y MIXED USE;DUA:6 1.00 8.2095 0.8210 307 1.2314 107 2.0524 7921 2.4629 141 0.8210 165 0.6210 1 1503 157.1
MIXED 50E;00A:10 1.00 386.9777 38.6978 14477 68.0467 5037 96.7444 37355 118.0933 11110 38.6978 7328 38.6978 62 75306 7868.9
°•y MI7E0USE;00706 1.00 5.5152 0.5515 206 0.8273 72 1.3798. 6321 1.6548 127 0.5515 104 0.5515 1 1042 108.8
171 MIXED Use;OVA:a 1.00 16.4022 1.6402 914 2.4603 213 4.1006 1583 4.9207 377 1.6402 311 1.8402 3 3098 323.7
Z MIXED USE;0070 12 1.00 125.9196 12.5920 4711_ 18.8879 _ 1839 31.4799 12155, 37.7759 4338 12.5920 2384 12.5920 20 25227 2636.0
r Q MIXED USE;DUA:a 1.00 62.4593 5.2459 1962 7.8889 683 13.1148 5084, 15.7378 1205 5.2459 993 5.2459 8 9907 1035.2
QX MIXED USE;05A:a 1.00 11.5409 1.1541 432 1.7311 150 2.8852 . 1114_ 3.4823 265 1.1541 219 1.1541 2 2180 227.8
Q MIXED USE;00A:8 1.00 93.5213 9.3521 3499 14.0282 1217 23.3803 9028 28.0564 2148 9.3521 1771 9.3521 15 17662 1845.6
1'11 MIXED USE;DUE:10 1.00 47.0515 4.7051 1760 7.0577 612 11.7828 45421 14.1154 1351 4.7051 891 4.7051 7 9158 956.8
I Mixer)USE;DUA:8 1.00 2.2888 0.2289 86 0.3433 30 0.5722 2211 0.6866 53 0.2289 _ 43 0.2289 0 432 45.2
to T MIXED DUA:USE; 8 . 1.00 5.0035 0.5003 187 0.7505 65 1.2509 483) 1.5010 115 0.5003 95 0.5003 1 945 98.7
C 511060 USE;DUA:8 0.25 122.3632 12.2363 4578 18.3545 1593 30.5908 11812 36.7090 2810 12.2363 2317 12.2383 19 23109 603.7
f77 907.0373 90.7037 33932 138.0656 11806 226.7593 07555 272.1112 24553 90.7037 17175 91 144 175021 16477.4
X.
Total TrlpslAcre 192.96
DLUE'slAcre 18.2
a (i SOUTH ZONE �- PAW
`
_ -^a.,..�: ,ai .r�s.;n«.I,u..,NCI
,- ;r,,,.'S Insr.�r'�7a�g'arr' fx,?t:la;:>r:n#'t93a.:51�'"g)Ldl'rs'„a>,..1ayg5i.i�rl.Yr"'9xd4Y, i.�F-`,1`
,Y1• ,s1^n^tovr;? tr.,, t '07», kp 3 ��y q e 4f 74r y.., stlb f6 a 1;,anis, NOM f e 7).e.,:r•Tclpe.+„f�1G.T1(e aar.0 l;',
cCn C gag ''}�E�e`�a'.61"801, ck;M8'i`1'd' ,K'-IN'..:AI! `L'sTt H li/a.B.i,',%1v1,` ?.4,�' fiedlr76q�a1•a:i .ii,T._..),,.,.J,ca ,..._,.:.4..�.............s..,. .�.....�
6 D W USE;DU e12a.„w..00 SCI a1.7r.r._ # . ,
� MIXED USE;DUA:12 1.00 101.7884 10.1768 3608 15.2663 1325+ 25.4471 9826 30.5305 3507 1(1.1788 1927 10.1788 16.J 20392 2130.9
MIXED USE;DUA:to 1.00 4.4958 0.4496 168 0.8743 59 _ 1.1239 434 1.3487 129 0.4496 85 0.4496 1 675 91.4
O MIXED USE;5570 8 1.00 43.2650 4.3265 1619 6.4898 563 10.8163 4176 12.0795 745 4.3265 819 4.3265 7 7922 827.6
Z MIXED USE;0070 12 1.00 0.0023 0.0002 0 0.0004 0 0.0006 0 0.0007 '0 0.0002 0 _ 0.0002 0 0 0.0
V! MIXED USE;DUE:12 1.00 65.9769 6.5979 2468_ 9.8968 059 16.4947 6369 19.7937_ 1084 6.5979 1249 6.5979 10 12839 1341.6
MIXED usE;0070 10 1.00 0,0008 0.0001 0 0.0001 0 0.0002 0 0.0002 0 0.0001 0 0.0001 0 0 0.0
MIXED USE;DUA:6 1.00 61.0736 6.1074 2285 9.1610 795 15.2684 6895 18.9221 1052 6.1074 1150 6.1074 10 11184 1168.6
MIXED USE;DUA:6 0.50 73.4353 7.3435 _ 2747 11,0153 966 18.3588 7099 22.0300 1265 7.3435 1391 7.3435 12 13447 702.6
MIXED USE;DUE:a 0.25 62.6067 6.2607 2342 9.3910 815 15.6517 6043 18.7820 1438 6.2607 1185 6.2607 10 11824 308.9.
412.6466 41.2647 1 15437 61.8970 5371 103.1617 39032 123.7040 10031 41.2647 7814 41 66 78484 6571.9
Total TrlpslAcre 190.20.
LUE'slAcre 15.9
a
Ci
N
CD
CD
n
4
F/nal Report 9/1512008 E-7 ( p
O n
O
0 CCD
Unified Development Code
City of Cibolo
APPENDIX E-LUE CALCULATIONS
Land Use: Park
Average of 1.59 trips per acre per day
NORTH ZONE
'-:^X:t'��y}S�xn� .r ''"§..i':�ti• `':,'S§ .. y�.�f�� ?7 _4 J -E�<
V.,.. s� ;s. L 113:Pgti :.��:..0 4Pr; _f 15110 Acre4 6 `i..rA s ., .,�:E.14g s,l
.i+ss'�`.ey0 :. m:•: ARI1: ;_: f�:;<- .:;.,:::a::;:: 1.00 39.0225 62 6.48
."�3�`�•,"�i�.�..�'i'.X�'.0�Ma;ait ,...-.,c,.r•'7:F�z:,�txsGx��,t��
t -k y ` re-0.. .pA 1,4:00101%.4 1 00 3.4298 5 0.57
��t ::' tFoit =' PAR3 ys§
t 1.00 3.8825 6 '0.65
,. ;:::ti:o ,. K ... .s �,i. : -a
''-' -royMu ,
1.00 36.8095 59 6.12
ti ; RAR ;:=:r f 1.00 43.7095 69 7.26
Metit:- „, ,.=,v ;.�._.�. ri �-�::�..::�.,. 0.50 0.0131 0 0.00
", . . •,:n;`. ':"l> - :~,;'g 1.00 19.8745 32 3.30
:ter �:rF,w���x.�.s � ��.��=.���.�:
== �� -013:k 4F•- :fazi.4 1.00 368.6150 586 61.24
MA rie-Nalg kitabr"Taik, 025 4.9810 8 021
ttix%+ ga ai102.`5 025 14.3605 23 0.60
t - ' : :'lit ; 1.00 0.2135 0 0.04
`t . `F 0.50 55.2286 88 4.59
KlailWaritWOIVAMOriti 1.00 2.4745 4 0.41
., Ai It - u 0.25 36.6962 58 1.52
WM '` ` ''` .. "" 1.00 23.1514 37 3.85
t :; ;R1 ;K; -x A 1.00 56.7083 90 9.42
g.4? Lt ? = � 0.50 0.1977 0 0.02
,k= .. -�q�:y.� : �_�.,_��: 025 4.4899
7__-0.19-
t
> if.:s..�4.145 •,,JctiRk�:-f .c r.�=i3:Y .atr L•�`'.-'LL'EF _
`MEAV = =4 Ari 1.00 0.0140 0 0.00
. 713.8718 1135 . 106.5
SOUTH ZONE
inatfatNEOMOWASISIAN "<0:AtiltiY*.cre :e falik tt` Ul
`WARa ` • 1.00 102981 16 1.71
. AR `- : W' 1.00 • 90:5299 144 1.5.04
`��`�- XPiAfi}Ciq 1.00 10.6468 17 1.77
�=int['�ii.'R:r.:y ��.�v w.:�%+ '�',^•.S^�
` . R W'R`> FKY 1-00 63.7380 101 10.59
T: = iafit IMI " i 0.25 1.6246 3 0.07
WIT:,-... =`=~it, 5 1.00 0.0806 0 0.01
S 'A: 2,Ri:� ;.'°° 1.00 33.4436 53 5.56
w� ` - ...y»- =k- , 025 0.4689 1 0.02
=` ;.` 1.00 109.6230 174 18.21
p- ..= piTh R►c M ' -=rt t 1.00 0.0062 0 0.00
1320.4596 5.10 53.0 •
. 7] \ g uY „rr.:'ve. -ti mylpy.,tir..7_•3343
217
Unified Development Code
City of Cibolo
APPENDIX E-LUE
CALCULATIONS
Land Use:Single Family
Average of 9.57 trips per dwelling unit per day
NORTH ZONE
Magf.ViiiiFIEVAD.Wa -4 i0a15410440-3au.AV!4Apie-.04412,urtotalIMIA OailijOR&it:6 Wait-4
SINGLE FAMILY; DUA::3 - 7 1.00 3 102.8655 .308.60 2953 308.6
.SINGLEFAM ILY;'DIA: 4:5 ' 1.00 4.5 2.1359 9.61 92 9.6
'SINGLE FAMILY;-DUA:4 'r 1.00 4 15.3684 61.47 .588 61.5
! •SINGLEFAMILY;4DUA: 4 -; 1.00 4 9.3178 37.27 357 37.3
SINGLEFAMILY;.;DUA:•4• •:• 0:p 1.00 4 167.0796 668.32 6396 668.3 _
.
'SINGLE•FAIVIILY;-'0UA:-4 - -. 1.00 4 64.4088 257.64 2466 257.6
SINGLET D UA:-4:5. - - : 1.00 4.5 134.6058 .605.73 5797 605.7
_
- :SINGIETAMILY;DUA:2 -, 1.00 • 2 45.3499 90.70 868 90.7
--SINGLE FAMILY;:DUA: 4 ' -': 1.00 4 136.9437 547.77 5242 547.8
.-- !SINGLE FAMILY.;'DEJA:.2 - : ,..- 1.00 2 572749 114.55 _ 1096 114.5
.
- .S1NGLEFAMIL-Y.;:DUA:u4f5 1.00 4.5 66.5012 29926 2864 ... 299.3
SINGLE:FAMILY;..DUA:-2 %i 1.00 . 2 31.4043 62.81 601 62.8
. • SINGLEFAMiLY-...DUA: 45-- - ; 1.00 4.5 513.7123 2311.71 22123 2311.7
--'-1 ,. SINGLE :D0Ai' • ---*- 'X 0.25 2 . 0.5601 1.12 11 0.3
• - ,_ •ISINGLEFAMILY;;CDUk.-415 .7,--.::..--:il 1.00 4.5 55.6222 250.30 2395 250.3
INGIFAMILY;..DUP,:-:4 ,..-:-' -•1 1.00 4 52.3704 209.48 2005 209.5
SINGLEAlvAillY.".fDLIA:-4. ;.;--IT. 1.00 4 3.0438 . 12.18 117 122
:.t.::.'i•::_:i1SINGEEFEAD.111LY.;.1DUA:-.4.1:;',::14:•1' 1.00 . 4 0.0489 020 2 0.2-
:::::-.:.;: -iSINGtEPAMILYf AttUA:-,-21Y!:',:•;:l,.L',f 0.25 4 '29.7855 119.14 1140 29.8
SINGLEFAMIIIY.!,113.13A-:..4-r`i. : .i'l 1.00 4 1.5402 6.16 59 6.2 .,
4---2:5299'-1-0712-1-9T-- 10.1
--------.':.:::SINGLafAmILLY.;:-.D.M2- 1.00 2 13.3745 26.75 256 26.7
•••,-*::.4,--SINGLVEAMILY;--EDUA:L.'41;14. 0.25 4 88.1402 352.56 3374 88.1
_
1-:-•' SINGE-E- AMIL...let 212111A:4-f•::::;:e--4. 0.25 4 0.4185 1.67 16 0.4
-,:si-•:'.-. INGEE:EA.MIL.Y.f.:-.EltlA-S4151.4 0.25 4.5 86.8195 390.69 3739 97.7
;:l.P-..-='-• sitilGILBEAMiey.;qtaisPe:*:;;.--.4-S-T.---T;i..il 0.25 4 204.7143 818.86 7836 - 204.7
1.00 4 1.2450 4.98 48 5.0
•.'':,;-:-::". .SINGLEFANIIDUA:t•-12::Y-:•;,--=;:?:t 1.00' 2 1.2578 2.52 24 2.5
..---1-nf'-ilsiNGLEFAlitliW;'13U4 -T---te.; 1.00 4 49.7058. 198.82 1903 198.8
."-- •":''.--tSINGIMTAMIL-YfiDUA-.W.:1',>•4 • 1.00 4 147.4012 589.60 .5643 589.6
--::.•* 0.25 . 2 12.7620 25.52 244 6.4
025 . 2 3.5557 - 7.11 68 1.8
--;:SINGE.E.FAMILDUA:4!5:-'.::," 1.00 • 4.5 224.2115 1008.95 9656 1009.0 ..
------tr.-'SINGLE-FAMILY;tDUk•-2•-•: ; ;::' 1.00 2 . 0.6836 1.37 13 t4 _
'. -SINGLE-FAMIEY41DUA:-•4:5-:.1::: -:;...._ 1.00 4.5 . 125.1854 563.33 5391 563.3
.:- ..:SINGLIEFAMILY; DUA:•:13•: - - 0.25 ' 8 56.9960 455.97 4364 114.0
- • . ' ISINGIE.F.AMILY;.DUA:13. •: - _ 0.25 3 0.1820 0.55 5 0.1
2509.1219 10433.38 99847 8803.5 -,
-Total Trips/Acre -." -. - ---. ,3979
•
:,iLUElslAcre -.•:.-, .--- -3:5• -,-., i
SOUTH ZONE
g--,*--=--:!.g-lik--f.':34(15*.a0-P-ifikk.S-VX--IMTWIRt-bliitglifigiarkriM gitkr•TAiffeel Mdtid.9323.*Il=filitMl";.. 13,E;Wa
'SINGLE-FAMILY; DU -4. - •.: 1.00 4 , 28.1826 112.73 1078.83 112.7
-• ' SINGLE FAMILY;:DUA:4 . • - .-: 0.25 4 0.1748 0.70 6.69 0.2
SINGLEFAMILY;.DUA:4 - 0.25 : 4 0.0012 , 0.00 0.05 0.0
SINGLE FAMILY; .DUA:4 : 0.25' 4 95.1322 I 380.53 3641.66 95.1
123.4909 I 493.96 4727.23 208
Total Trips/Acre .38.28 '7
:LUE's/Acre -1.7
218