ORD 676 05/24/2005 ORDINANCE NO. 6 7 6
AN ORDINANCE AMENDING THE MASTER PLAN OF THE
CITY OF CIBOLO, TEXAS, AS AMENDED, BY AMENDING
SECTION 5 FUTURE LAND USE ELEMENT BY REVISING
SUBSECTION 5.4.2 NORTH CIBOLO; ADDING SUBSECTION
5.4.4 NEIGHBORHOOD SERVICE CENTERS; ADDING
SUBSECTION 5.4.5 COMMUNITY GATEWAYS AND MAJOR
CORRIDORS; PROVIDING FOR INCORPORATION;
PROVIDING FOR ADOPTION; PROVIDING THAT THIS
ORDINANCE IS CUMULATIVE OF ALL OTHER ORDINANCES
OF THE CITY OF CIBOLO NOT IN CONFLICT WITH THE
PROVISIONS OF THIS ORDINANCE; PROVIDING FOR
SEVERABILITY; PROVIDING SAVINGS; AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, the City Council of the City of Cibolo, Guadalupe County, Texas, adopted
a Master Plan in July 1995; and
WHEREAS, the City Council of the City of Cibolo, Guadalupe County, Texas, passed
and approved Ordinance No. 661 on January 25, 2005, and thereby adopted an update to
the Master Plan; and
WHEREAS, the City Council of the City of Cibolo, Guadalupe County, Texas, has
determined that the amendments to the Master Plan is in the best interest of ensuring
efficient delivery of public services, coordinating public and private investment,
minimizing conflict between land uses, managing growth in an orderly manner,
increasing the cost-effectiveness of public investments, providing a rational and
reasonable basis for making decisions about the community; and
WHEREAS, the Planning and Zoning Commission of the City of Cibolo, Guadalupe
County, Texas, conducted a hearing on May 17, 2005, in the Council Chambers to
encourage citizen input into the amendment; and
WHEREAS, the Planning and Zoning Commission of the City of Cibolo, Guadalupe
County, Texas, after the hearing conducted on May 17, 2005, in the Council Chambers
recommended approval of these amendments to the City Council; and
WHEREAS, the City Council of the City of Cibolo, Guadalupe County, Texas,
conducted a hearing on May 24, 2005, in the Council Chambers to encourage citizen
input into the amendment.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO,
GUADALUPE COUNTY,TEXAS...
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SECTION 1.
INCORPORATION
That the above and foregoing premises are true and correct and are incorporated herein
and made part hereof for all purposes.
SECTION 2.
ADOPTION
That the Ordinance provisions incorporated in Section 3 herein are hereby adopted by the
City Council of the City of Cibolo, Guadalupe County, Texas, and amend the Master
Plan.
SECTION 3.
AMENDMENTS
That SUBSECTION 5.4.2 NORTH CIBOLO of SECTION 5 FUTURE LAND USE
ELEMENT, of the Master Plan shall be amended to read as follows:
"5.4.2 North Cibolo
This area of the City has been developing as single-family residential, and is
expected to continue doing so. Smaller nodes of local commercial and retail are
proposed at intersections of minor arterial level streets, intended to provide
convenient services such as: daycare facilities, dry cleaners, washaterias, and
some limited general retail shops.
A large, regional grocery store development, including miscellaneous retail
tenant spaces and pad sites, is proposed for the vacant area at the intersection of
Borgfeld Road and Main Street. A grocery store would be appropriate here,
given the future extension of Cibolo Valley Drive and the ease of access from
single-family housing in the area to the north.
Near this area, along the northern side of Borgfeld Road, are areas appropriate
for other small retail and commercial development, some multi-family(as a
buffer to the single family uses), and possibly a trade or technical school.
The area at the intersection of Wiederstein Road and I-35 is designated for
commercial use, to take advantage of visibility to a larger, regional market.
Recent development immediately adjacent to and within close proximity to this
intersection is predominantly single-family residential. Development at this
corner should be of a nature that ensures compatibility with and preservation of
the existing residential development. Compatibility with the existing single-
family residential uses will be ensured through a mixture of high-density
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residential, office, retail, and limited commercial uses. Specifically,
entertainment-type uses are appropriate to this area. The following uses are
considered appropriate to this corner:
• Commercial amusement/recreation uses;
• Retail, shopping uses — i.e. lifestyle center, big box retail establishments,
specialty retail establishments;
• Convenience stores;
• Minor automotive maintenance uses — i.e. quick lube centers, car
washes/detail shops;
• Banks and fmancial institutions;
• Restaurants;
• Specialty entertainment uses;
• Multi-family uses—as a land use buffer from non-residential uses along I-
35 to the single-family uses to the south;
• Office (corporate,professional, etc.);
• Hotels;
• Public plazas,parks, open spaces, etc.; and
• Public and semi-public uses.
The following uses are considered incompatible or inconsistent with this corner:
• Industrial uses;
• Commercial transportation related uses;
• Heavy commercial uses including warehousing;
• Many light commercial uses—i.e. self-storage facilities;
• New and used vehicle and equipment sales uses;
• Manufactured home sales lots; and
• Major automotive repair—i.e. mechanic shops,muffler shops.
This corner contains many natural features that may be used to ensure
compatibility with the single-family residential areas immediately to the south.
The site is heavily treed and these trees should be preserved to the maximum
extent possible. In addition, the natural greenbelt located along the northern
edge of the existing residential development (Lantana Subdivision) should be
maintained in its natural state. An important element to development of this
corner is to ensure development occurs in a manner that is inviting to pedestrian
traffic and to an appropriate "human scale." Human scale design concepts that
should be integrated include the following:
• Construction of additional width sidewalks along the perimeter of the site
to exclude I-35 frontage;
• Pedestrian connections to existing and planned residential areas;
• Provision of plazas and "people places" interior to the subdivision — i.e.
outside seating areas, open-air cafes;
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• Additional width interior walkways to provide safe pedestrian access from
parking lots to buildings and from building to building;
• Architectural designs and themes that prove attractive to pedestrians and
that provide for a consistency between individual buildings; and
• Integrated pedestrian connections to facilitate flow between developments.
The Town Creek floodplain extends northward from the town center, and
should be respected during development, and utilized as a means of flood
conveyance and hike-and-bike trail opportunities, connecting to the new town
center.
Other commercial and retail uses along FM 1103 have been identified
previously in plan amendments, and should increase opportunities for
convenient retail services.
A future fire station should be placed along Green Valley Road. Depending on
the rate of growth in this area and its directionality to the east, it may be most
appropriate to place a fire station near the intersection of FM 1103 and Green
Valley Road. An elevated storage tank is also foreseen near this intersection,
and as this development moves forward,these locations should be secured.
Above all, future road improvements and connectivity are key issues for the
quality of life in north Cibolo."
That SECTION 5 FUTURE LAND USE ELEMENT of the Master Plan shall be
amended by adding SUBSECTION 5.4.4 NEIGHBORHOOD SERVICE CENTERS and
SUBSECTION 5.4.5 COMMUNITY GATEWAYS AND MAJOR CORRIDORS to read
as follows:
"5.4.4 Neighborhood Service Centers
There are several places on the Future Land Use Plan where smaller retail nodes
have been designated. These nodes are intended for smaller-scale retail centers
intended to serve immediately surrounding residential neighborhoods —
"neighborhood service centers."
Neighborhood Service Centers are intended to provide amenities shared by
surrounding neighborhoods like convenience shopping, library and other public
facilities, professional offices, restaurants/cafes without drive through facilities,
medical facilities, and parks. Transportation connections between the centers
and the residential areas should include pedestrian and bicycle modes of
transportation in addition to the automobile.
The following concepts are recommended for inclusion in the Neighborhood
Service Center concept:
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• Through controlled development, consolidate neighborhood-serving
commercial establishments and public facilities to create a mixed-use and
multi-functional center for adjacent residential areas;
• Establish architectural standards for each Neighborhood Service Center to
promote visual integration and identification with adjacent neighborhoods.
The architectural character of each Center should incorporate architectural
features unique to the neighborhood(s);
• Require landscaping to shade parking lots and as a buffer from adjacent
residential areas and neighborhood streets;
• Develop pedestrian and bicycle connections, including traffic calming
cross walks,to adjacent residential areas; and
• Ensure that Neighborhood Service Center sites are developed in a manner
that eliminates traffic conflicts with adjacent residential neighborhoods
and reduces the predominance of the automobile — i.e. limited parking
between the front of the building and the street.
5.4.5 Community Gateways and Major Corridors
The view from the road greatly influences the image that residents and visitors
have of Cibolo. Special treatment of the main points of entry and along major
roadways or corridors will allow the City to project the image it wants while
creating a sense of identity and uniqueness.
5.4.5.1 Community Gateways
The Future Land Use Map designates five "Community Gateways" throughout
the planning area. Program FLU-5.4 states that community gateways should be
developed in order to "... promote their role as places of importance, reflecting
Cibolo's character and identity to visitors and residents."
Community gateways serve as the symbolic entryways into the City of Cibolo.
These entries into the community will announce to residents and visitors alike
that they are entering into a unique, high quality community. Effective gateway
designs establish an immediate image or impression that is harmonious with the
surrounding area. The desired effect of the community gateways may be
achieved through the symbolic use of design elements, including public art,
landscaping,monument signage, and special lighting.
Cibolo should incorporate concepts that relate the historical significance of the
community within each community gateway. An example of these concepts is
the incorporation of rock walls that are reminiscent of those constructed along
the "Old Spanish Trail" whose original alignment came through the Cibolo
town center.
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5.4.5.2 Major Corridors
Major roadways provide a prime opportunity to create a physical environment
that offers a positive sense for the community in addition to greatly enhancing
the quality of life for both residents and visitors. Major roadways should
incorporate landscaping, sidewalks, and amenities and should be designed to
accommodate pedestrians and alternative modes of transportation in a safe
manner.
Overlay districts should be established for the City's major corridors. These
special zoning districts standards should include, but not be limited to the
following:
• Landscaping — a 25-foot landscape buffer should be required to include
the planting of street trees, planter beds that offer seasonal color, and
minimum setbacks for opaque fencing/screening features. Landscaping
standards should also require planting of trees between the curb and the
sidewalk to ensure pedestrian safety and provide a greater sense of
comfort;
• Sidewalks — a curvilinear sidewalk that contains a minimum width of 6
feet for residential and non-residential areas and a minimum separation of
six to eight feet from the curb;
• Street Amenities — the placement of amenities like waste bins, street
furniture, and water fountains at specified distances;
• Exterior Design — minimum standards for enhanced architectural design
and exterior building materials that will ensure sustained property values
for developing tracts and the properties around them;
• Lighting — minimum standards for lighting to ensure preservation of the
night sky, elimination of light pollution, and mitigation of any negative
impacts for adjacent residential properties. These standards should also
require the installation of lighting standards with architectural designs that
compliment adjacent development;
• Signs — minimum standards to prohibit low quality signs and excessive
signage that will have a negative visual impact on the corridor and create
traffic hazards; and
• Outdoor Storage —minimum standards to ensure that, where it is allowed,
outdoor storage is adequately screened with walls, fencing or landscaping
to reduce the visual impact from the roadway. This includes trash storage
areas and mechanical equipment.
These major corridor standards should be applied along all roadways classified
as a Type A Freeway, Type B Primary Arterial or Type C Secondary Arterial on
the City's roadway classification system specified in Section 8.0
TRANSPORTATION ELEMENT of this Plan."
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SECTION 4.
CUMULATIVE CLAUSE
That this ordinance shall be cumulative of all provisions of the City of Cibolo, Texas,
except where the provisions of this Ordinance are in direct conflict with the provisions of
such Ordinances, in which event the more restrictive provision shall apply.
SECTION 5.
SEVERABILITY
That it is hereby declared to be the intention of the City Council of the City of Cibolo that
the phrases, clauses, sentences, paragraphs, and sections of this Ordinance are severable,
and if any phrase, clause, sentence, paragraph or section of this Ordinance should be
declared unconstitutional by the valid judgment or decree of any court of competent
jurisdiction, such unconstitutionality shall not affect any of the remaining phrases,
clauses, sentences, paragraphs or sections of this Ordinance, since the same would have
been enacted by the City Council without incorporation in this Ordinance of any such
unconstitutional phrase, clause, sentence,paragraph or section.
SECTION 6.
SAVINGS
That all rights and privileges of the City of Cibolo are expressly saved as to any and all
violations of the provisions of any Ordinances affecting land use or development, which
have accrued at the time of the effective date of this Ordinance; and, as to such accrued
violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such Ordinances, same shall not be affected by this Ordinance but may be
prosecuted until final disposition by the courts.
SECTION 7.
EFFECTIVE DATE
That this Ordinance shall be effective immediately upon the passage and approval of the
City Council of the City of Cibolo, Texas.
AND IT IS SO ORDAINED.
PASSED AND APPROVED by a vote of rJ for to 0 against this?ith day of ill,.
2005.
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APPROVED:
Jo I ,kirutton
ATTEST:
011_RAIL.0 4
Y o se Griffin, City Secret!
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