ORD 686 08/23/2005 ORDINANCE NO.686
AN ORDINANCE OF THE CITY OF CIBOLO, TEXAS,
AMENDING ORDINANCE NO. 590 LAND SUBDIVISION
ORDINANCE, AS AMENDED, BY AMENDING APPENDIX A
DESIGN STANDARDS PARAGRAPH E STANDARDS FOR
RESIDENTIAL BLOCKS; BY ADDING APPENDIX A DESIGN
STANDARDS PARAGRAPH L OTHER STREET DESIGN
STANDARDS; 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 of Cibolo, Texas, is a Home Rule Municipality located in
Guadalupe County, Texas, created in accordance with provisions of the Texas Local
Government Code and operating pursuant to its adopted City Charter and all applicable
laws and enabling legislation of the State of Texas; and
WHEREAS, the City of Cibolo, Texas, is governed by a Home Rule Charter that was
approved by the Citizens of Cibolo in a duly called election held on September 11, 2004;
and
WHEREAS, the City of Cibolo, Texas, adopted Ordinance No. 590 (Land Subdivision
Ordinance) declaring the policy and rules and regulations governing the platting and
subdivision of land in the City limits and in the extraterritorial jurisdiction; and
WHEREAS, the City Council has considered the merits of these amendments to the
Land Subdivision Ordinance and has determined that this ordinance is necessary to
protect the health, safety,morals,and welfare of the community.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO,
TEXAS...
SECTION 1.
INCORPORATION
That the above and foregoing premises are true and correct and are incorporated herein
and made part hereof for all purposes.
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SECTION 2.
ADOPTION
That the Ordinance provisions incorporated in Section 3 herein are hereby adopted by the
City Council of the City of Cibolo, Texas, and amend Ordinance No. 590.
SECTION 3.
AMENDMENTS
That APPENDIX A, PARAGRAPH E, SUBPARAGRPH 1 BLOCK LENGTH shall be
amended to read as follows:
"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 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."
That APPENDIX A be amended by adding PARAGRAPH L OTHER STREET DESIGN
STANDARDS to read as follows:
"L. 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.
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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
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
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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
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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
1. Direct access onto highways, arterials, and major
collectors as designated by the Master Plan, as
amended, shall be prohibited.
2. 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.
3. 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
1. 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.
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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.
2. 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.
3. 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
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
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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 %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 1 '/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
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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"
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 platting or subdivisions, 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.
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' PASSED AND APPROVED by a vote of 5 for to 0 against this 23rd day of August,
2005.
APPROVED:
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