ORD 804 04/24/2007 ORDINANCE NO. 8 0 4
•
AN ORDINANCE OF THE CITY OF CIBOLO, TEXAS, AMENDING
ORDINANCE NO. 609, THE COMPREHENSIVE ZONING, PLANNING AND
LAND USE ORDINANCE FOR THE CITY OF CIBOLO, TEXAS
ESTABLISHING CHAPTER 11, OVERLAY DISTRICTS; CREATING CIBOLO
TOWN CENTER OVERLAY DISTRICT; 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, §211 of the Texas Local Government Code empowers the City of Cibolo to
establish, administer, enforce and amend Zoning 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,pursuant to the provisions of
§211 of the Texas Local Government Code, has recommended boundaries of the zoning districts
and appropriate regulations to be enforced therein; and
• WHEREAS,the City Council of the City of Cibolo, Texas has given reasonable
consideration to the character of the land use districts and their peculiar suitability for particular
uses, and with a view to conserving the value of property by encouraging the appropriate use of that
property throughout the City; and
WHEREAS,the City Council of the City of Cibolo, Texas has given due notice as required
under §211 of the Texas-Local Government Code relating to these provisions and has held public
hearings as required; and
WHEREAS, the Planning and Zoning Commission has conducted a public hearing and
recommended approval to amend Ordinance 609 and establish Chapter 11, Overlay District and
creating the Cibolo Town Center Overlay District on April 17, 2007; and
WHEREAS,the City Council conducted a public hearing on April 24, 2007, in the Council
Chambers to encourage citizen input to the amendment; and
WHEREAS, the City Council of the City of Cibolo, Texas has met all requirements of§211
of the Texas Local Government Code establishing and amending such an ordinance.
NOW THERFORE,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
CIBOLO, TEXAS, THAT:
•
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO, 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, Texas.
SECTION 3.
CHAPTER 11, OVERLAY DISTRICTS AND CIBOLO TOWN CENTER OVERLAY DISTRICT
ADOPTION
Chapter 11, Overlay District and Cibolo Town Center Overlay District of the City of Cibolo
Ordinance No. 609, Zoning Ordinance, as described in Exhibit"A", of the City of Cibolo,
Guadalupe County, Texas, is hereby adopted.
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 Ordinance affecting the adoption and amendment of the Master Plan, 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.
C:\Documents and Settings\jellis.CIBOLO\My Documents\ORDINANCES\04-18-07 ORDINANCE OVERLAY DISTRICT.doc
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 3 for to against this the 24th day of April,
2007.
OJ. Sutton
r, City o ibolo
ATTEST:
`7
Peggy Cimics
City Secretary, City of Cibolo
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EXHIBIT "A"
• Chapter 11 Overlay Districts.
Purpose.
The purpose of this Subchapter is to allow the creation of Overlay Districts within Cibolo. The
districts should be established to protect and enhance certain specific lands, structures, or corridors
which,by virtue of their type or location, have characteristics which are distinct from those outside
such overlay districts. The districts shall contain such reasonable and necessary requirements to
insure the protection and enhancement of said lands, structures or corridors and inadequate
protection of areas,resources, or districts. Overlay districts may be created for economic
development,planning, corridors, historic, downtown,neighborhood,housing, gateway,
environment, community facilities, arts and culture, infill development, housing, growth
management or other purposes deemed necessary by the community.
General Standards.
The Overlay Districts established in this ordinance operate by establishing a designated area the
district encompasses and Design Criteria to realize the purpose of the district. In the event of a
conflict between the underlying zoning designation and the Overlay Districts,the provisions of the
Overlay Districts shall apply. Land lying within an Overlay District shall remain part of the
underlying zoning designation established by other provisions of Ordinance 609, and may, in
addition, lie in one or more overlay districts in accordance with the designation of each.
Creation of Overlay Districts.
The creation or amendment to this Chapter shall be made to include the new overlay district through
the zone change amendment process. All Overlay District Design Criteria shall be established as
allowed within Chapter 22,Administrative Rules establishing a criteria manual for each overlay
district.
Every recommendation for the creation of an Overlay District, or addition.of land thereto, shall
address the following,as applicable:
A. A statement of purpose shall specify the nature of the special and substantial public
interest and public welfare involved and objectives to be promoted by creation of the
Special Purpose and Overlay District.
B. Proposed district boundaries shall be depicted on one or more maps.
C. Design Criteria that promotes the special purposes of the Overlay District.
D. Regulations or Design Criteria for any Overlay District shall be designed to reasonably
promote the purposes of the district,and may address any of the following, in addition to
or in lieu of other regulations affecting property within the Overlay District:
1. Protection of features designated as being of special concern within the district;
2. Mixtures or limitations or permitted uses;
3. Special performance standards, development and/or design criteria;
4. Other matters as appropriate to promote the special public interests of the district.
C:\Documents and Settings\jellis.CIBOLO\My Documents\ORDINANCES\04-18-07 ORDINANCE OVERLAY DISTRICT.doc
Cibolo Town Center Overlay District.
• The Cibolo Town Center Overlay District serves as development criteria within this geographic
area, which is generally bounded by FM 78 to the south, FM 1103 to the north, Main Street to the
west and the realigned FM 1103 to the east. The area is further expanded and encompasses parcels
within the area south of the railroad track and north of FM 78 generally constrained within the area
considered the FM 539 bypass and Pfeil Road. These design criteria provide for a generally uniform
pattern, landscape and urban design theme within this district. The design criteria also provide a
mixture of uses within the district. The specific urban design,transportation, and land use criteria
are an extension of the policies developed in the Cibolo Master Plan. The Cibolo Town Center
District calls for a development model with a variety of architectural styles within the district. The
design criteria recognize this area as the center of Cibolo, its' landscape,the realistic prospects for
future development, and the potential for sprawl retail intrusion into the area, especially along FM
78 and FM 1103.
The District is intended to generate quality new development along the expanded and realigned FM
1103 thoroughfare while promoting an environment for people, as well as economic, cultural, open
space, education, destination and gateway features to aid the public's general welfare. This orderly
planning system imparts a distinct aspect of the City of Cibolo to future development, is intended to
attract many uses in a walkable environment, business, retail, and a variety of residential uses,
disallows sprawl strip and big box commercial development and provides for mixed use options to
encourage development consistent with the Cibolo Master Plan.
• Cibolo Town Center Overlay District Design Criteria Manual (Administrative Rule 22.002)
Cibolo Town Center Overlay District
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C:\Documents and Settings\jellis.CIBOLO\My Documents\ORDINANCES\04-18-07 ORDINANCE OVERLAY DISTRICT.doc
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City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
Intent:
The intent of this document is to provide requirements of the architectural form of the buildings, streets,
sidewalks and general character of the place in common every day language. It is developed based upon
requirements of the Master Plan adopted by the City of Cibolo and upon the results of stakeholder
workshops held at City Hall in January and February of 2007.
Town Center: A new vertically integrated mixed used development.
Central City Park: A new public park in the existing flood plain of Town Creek between the Historic
District and the Town Center
Historic District: The existing structures and infrastructure from Main Street to 1103 and down to FM 78,
including Pfeil Road, part of the Old Spanish Trail, traditional brick storefronts, a church, a historic bank, a
historic school house,the Cibolo VFD, and City Hall.Significant areas of vacant land still exist within this area.
This area is not designated "historic" by any official entity. It is considered historic in this document for
descriptive purposes.
Naming Conventions: Names of parks, plazas and other significant features used in this design standard
are for purposes of reference only. Official names are to be developed by community stakeholders at a
time deemed appropriate for each component by the city planner.
Buildings in the Town Center:
There shall be site accommodations for the following facilities:
Municipal:
Library Building of approximately 35,000 square feet with room for future expansion. Space program to be
developed by a stakeholder committee. The Library shall be a two-story building. The architecture of the
new library shall convey a sense of civic pride; it shall be composed of substantial materials of high
durability; classical proportions shall be employed and a welcoming, human-scaled entry shall address the
street.The library shall be aligned on axis with a major street.
Police Station Building of approximately 20,000 square feet with room for future expansion. Space program
to be developed by a stakeholder committee to include the Chief of Police and others designated by the
Chief of Police. The Police Station shall be a two-story building. The architecture of the new Police Station
shall convey a sense of civic pride; it shall be composed of substantial materials of high durability; classical
proportions shall be employed and a welcoming, human-scaled entry shall address the street.
Community Center Building of approximately 30,000 square feet to include large spaces with operable walls
for meetings and events of various sizes, fold away basketball goals, removable volleyball standards, clear
floor-to-ceiling dimension of not less than twenty-four feet at the game areas. Space program to be
developed by a stakeholder committee. The Community Center shall be a two-story building. The
architecture of the new Community Center shall convey a sense of civic pride; it shall be composed of
substantial materials of high durability; classical proportions shall be employed and a welcoming, human-
scaled entry shall address the street. The primary entrance to the Hotel shall include a porte cochre on a
circular drive. The Community Center shall be sited adjacent to the Hotel Conference Center to provide
additional space for tourism and conventions.
Public/Private:
Hotel Conference Center with destination spa resort to include 40 to 60 guest rooms, convention space, a
galleria of boutique shops at street level and a destination health and beauty spa. The Hotel shall be a
multi-story structure. The architecture of the Hotel shall convey a sense of civic pride as well as a sense of
creativity and enjoyment. Cladding shall include a variety of substantial and durable materials.The primary
entrance to the Hotel shall include a porte cochre on a circular drive. A welcoming and human-scaled
• grand entry shall address the street. This facility shall be located on axis with the primary boulevard running
east-west through the town center along the eastern edge of the Central Park.This facility shall be adjacent
Page 1 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
IP to and connected with the Community Center to allow for sharing of meeting spaces. A pedestrian galleria
shall bisect the facilities on axis with the main boulevard providing pedestrian access to the Central Park.
i
2.
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IllA conceptual image of a hotel conference center and community center with a galleria on axis.
Private, Encouraged:
A single-screen movie theater with a grand marquis.
Bridle, Feed and Tack services for Horses with a horse barn for Town Center visitors.
A bookstore coffee shop.
Boutique clothing stores
Antique stores
Pharmacy, medical supplies
Medical clinics,including: Dentists, Physicians, etc...
Professional Offices,including: Doctors, Attorneys, Accountants, etc...
Bed and Breakfast
Restaurants of various types
Facilities not permitted in the Town Center, Central Park or the Historic Old Town Cibolo:
Mini Storage
RV/Boat Storage Facilities
Drive Through Services
Drive Through Restaurants
STREETSCAPE
Shade. Shade shall be provided at the sidewalk level in front of all commercial properties using both street
trees and continuous canopies.Additionally umbrellas may be provided for outdoor seating.
Seating. Public seating shall be made available in the form of benches. Additionally strong and durable
outdoor seating may be provided on the sidewalk with two-top or fourtoptables with a maximum diameter
of 42".
• Connectivity. All residences and commercial spaces shall be connected throughout the Town Center via
comfortable, accessible and safe sidewalks. The Town Center shall be connected to the Historic District via
Page 2 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• at least one lighted pedestrian pathway from a new plaza to be located near the intersection of the
railroad and Main Street to the central plaza of the Town Center.
A Pedestrian Friendly environment shall take precedence over vehicular traffic in the Town Center.
Pedestrian and Bicycle Safety shall be a prominent design consideration in all streets, sidewalks and parking
areas.
Traffic Calming Measures shall be employed in the Town Center including:Textured Pavement, narrow lane
widths,parking along both sides of each street,straight streets,and traffic circles.
Primary and Secondary Streets
All streets in the Town Center leading to the central plaza are designated as Primary and must comply with
this Standard. The city planner may designate certain streets as secondary streets allowing for variances to
accommodate special access or parking issues.
STREET SECTIONAL PROPERTIES
Height of Building Walls. Buildings at commercial sidewalks shall be two-stories and 28'-0" above sidewalk
grade to the top of the front facade.
Widths of Sidewalks.Sidewalks in front of commercial mixed use buildings shall be 16' from face of building
to face of curb.
Parking Diagonal. 60 degree diagonal parking shall be provided along both sides of the street around the
Central Town Square (regardless of the shape of the square)
Parking Parallel. Parallel parking shall be provided at both sides of the street typically at all streets.
• Parking Perpendicular. Perpendicular or "head-in" 90 degree parking may be used only at parking lots at
interiors of commercial blocks and at detached residential properties.
Bicycle Lane.A bicycle lane shall be provided at each street.
Traffic Signals.Traffic Signals shall be mounted on poles to match the street light poles.
•
Page 3 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
•
r- -- _.-- ---CANOPY
SIGNAGE
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, - ' BANNERS
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Sixty Degree Angle Parking
Street Section Designation PA-60
CANOPY
SIGNAGE
SIDEWALK
STREET TREES
PARALLEL PARKING
--- TWO DRIVE LANES
MONUMENT SIGNAGE i;=:
— STREET TREES TWO
TVVSTORY m� •, ,, /' / — �' STORY
BUILDING } i .= ri1,rr L ^�j---—. r�-ii I, BUILDING
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Highway 78 Section and 1103 Extension Section
Street Section Designation HWY
Page 4 of 18 •
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
410
28'ABOVE PAVEMENT CAI28'ABOVE PAVEMENT
SIGNAGEGNY
STREET TREES LIGHT POLES cS
BANNERS
PARALLEL PARKING
BICYCLE LANE 29
Ja :J--= '5'.,
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- SIDEWALK icDRIVE -�' SIDEWALK
PARALLELDRIVES
2' PARALLEL 16'
16' PARKING LANE LANE PARKING
8' 7' 7' e'
64'FEET FACE TO FACE OF BUILDINGS
:I .. I 1 — ; STREET TREES
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Parallel Parking with Two Driving Lanes and a Bicycle Lane
Street Section Designation PP-2
0
Page 5 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• - .
28'ABOVE PAVEMENT 28'ABOVE PAVEMENT
r - --- - - CANOPY
SIGNAGE
STREET TREES '
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SIDEWALK PARALLEL DRIVE t DRIVE DRIVE 7 PARALLEL 16'
16' PARKING LANE LANE LANE PARKING
8• 7' T 7' 8'
71'FEET FACE TO FACE OF BUILDINGS
(1,-. 7,-.. ,„STREET TREES
STREET TREES j, /. .-.. •--
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Parallel Parking with Three Driving Lanes and a Bicycle Lane
Street Section Designation PP-3
0
Page 6 of 18
04/19/07
•
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
4111/ 28'ABOVE PAVEMENT _
28'ABOVE PAVEMENT
.-....,
/,, - CANOPY
SIGNAGE
STREET TREES
W
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SIDEWALK PARALLEL DRIVE DRIVE DRIVE DRIVE 2. PARALLEL SIDEWALK
16' PARKING LANE LANE LANE LANE PARKING 16'
8 7' 7 T 7' 8
78'FEET FACE TO FACE OF BUILDINGS
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Parallel Parking with Four Driving Lanes and a Bicycle Lane
Street Section Designation PP-4
•
Page 7 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
•
F„=_ / BRICK PAVER
'/_ /i SIDEWALK rt
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•
BRICK PAVERS AT INTERSECTIONS \ 6 TRAFFIC 1`"''1//1^y 1;v - 'C ...i
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Intersection of Two Different Street Sectional Types
S
Page 8 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
•
-4,1 J - W rt't/�rFr^-�.` .t STREET TREES 18 O.0 � yy� d`„='' -
-='FO 7 4r' Y 1 -- 4'PLANTING AREA -.`
1 W III!! __ 4'CONCRETE _ .. -r
-'.i'F m a _ sr j
SIDEWALK '' r'i.L2{ o a �. -U i ___3'MAX SHRUBS
4 t (c �J /�r ,-3'MAX FENCE
�,L_ ,^ I 1‘ r lff y� /•r,f J`i , . i _ ,y��.
� in
Com'�i --� "�' x!.ITi.`S%: .•`..-Fa ^7 j .. ._ �- f
r` -- T _ 5 - - - ti; � FRONT PORCH
20 4' 4' 4' 8' 2 -7' 7' e4. 4' 4' 20'
j1 �� r t t 1r - -
iy 11 I
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o 1y � , ? •i wO ; 1 ! I 1
co FRONT YARD i V i ,{ 4�? 1 1 e }?
I Z a I A 1 I I
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},.,.1 I v fw "',I\�( I i`fi I 6'MIN.
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• 6'MIN. 4x )IZ I I t. 17
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Residential Street Section
Street Section Designation PP-R
111
Page 9 of 18
04/19/07
•
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
0
1
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AfS
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BUILDINGS .. _L \\\ -11N BUILDINGS
i /111SIDEWALK .F`" \\` SIDEWALK
illlituft , _ ,,i ,T i, lilil,04
SIDEWALK ,'r' SIDEWALK
}
BUILDINGS3,,. BUILDINGS
4i. 1 ;>i y
i.
• Traffic Circle
SITE PLANNING
Build-To Line. A build-to line shall set the location of the primary façade of each building to create a
consistent edge along all sidewalks.
Property Line.The line of demarcation of the private ownership of a parcel.
Continuity of Surface. Where the Property Line bisects the public sidewalk, the surface of the sidewalk shall
remain consistent from building façade to curb.
Street Trees.Street Trees shall be located at 16 feet on center at commercial mixed-use areas and at 18 feet
on center at detached residential streets.Street Trees shall be irrigated via an underground irrigation system.
Cast iron tree grates shall protect each tree well at commercial mixed-use sidewalks. Street Trees
Encouraged:Monterrey Oak,Texas Ash, Big Tooth Maple.Street Trees Discouraged:Tall Palms, Red Oak, Live
Oak, Conifers. Street Trees Not Allowed: Bradford Pear, Hackberry, Chinaberry. Tree and planting
compositions shall be subject to the review and approval of the city arborist or the city planner in lieu of an
arborist.
Decorative Plant Materials. Seasonal color flowers, shrubs and other decorative plant materials shall be
provided with automatic underground irrigation. Natural Native Plant Materials are encouraged. Trees and
shrubs are required in densely designed compositions at all parking lot edges and islands. Informal groupings
of plant materials are encouraged at each public plaza and park. Decorative Plant Materials Encouraged:
Red Bud, Mountain Laurel, sage, lantana, Golden Rain Tree and other colorful foliage. Tree and planting
compositions shall be subject to the review and approval of the city arborist or the city planner in lieu of an
arborist.
• Residential Lots.
Page 10 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
® Standard Residential blocks shall be 300 feet in width. Individual lots shall be sixty feet in width and 145 feet
in length.A service alley of twenty feet shall run along the center of each residential block providing access
to residential garages and garage apartments. Alleys shall be paved with asphalt pavement over an
engineered road bed.
Estate Lots shall be ninety feet in width and one-hundred, ninety feet in length. A service alley of twenty feet
shall run along the center of each residential block providing access to residential garages and garage
apartments.Alleys shall be paved with asphalt pavement over an engineered road bed.
Special lots on traffic circles and angled intersections shall be allowed and shall be of similar total square
area to standard lots or estate lots.
Commercial Properties
Typical Commercial Properties shall face the main street and back up to a center-block parking lot.
Dimensions shall be fifty feet in depth front to back and increments of sixteen feet in width. All properties
shall have frontage at the street and access to the parking and service area at the center of the block.
Utilities and Mechanical Equipment
Dumpsters shall be enclosed on three sides by a masonry wall and on the fourth side by an operable gate.
Grease Interceptors shall be below-grade and located at the parking and service area at the center of the
block. No above ground grease traps shall be permitted.
Outdoor storage of supplies and merchandise shall not be permitted except by special warrant of the city
planner.
Mechanical equipment including: Chillers, Condensing units, Heat Pumps, Package units, and Exhaust Fans
• shall be roof-mounted.All equipment shall be screened from view at ground level across the street from the
building. Use street section dimensions and building height and equipment dimensions to be sure that
equipment is located so that it is not visible from across the street. Locate equipment closer to the rear of
commercial buildings when possible.
Delivery Doors and loading docs shall not be permitted on the street façade.
ARCHITECTURAL DESIGN
The intent of this section is not to establish an architectural style. Style or historical references are the
prerogative of the designer and the client. This section shall set parameters within which architectural
designs must be developed.
Proportions: The typical unit width for vertically integrated commercial buildings shall be sixteen feet. The
typical height of a two-story unit in the same building shall be twenty-eight feet. If a three story building is
proposed, the twenty-eight foot line shall be delineated with a significant horizontal architectural element
along the entire street façade.
Permeability: At the street level, between seventy and eighty percent of the building façade shall be
permiated by clear glass window systems including the storefront entrance.The remainder of the facade at
street level shall be solid wall. Above street level, the ratio of window to wall shall be 40 to 50% window.
Windows above street level shall be vertically oriented rectangles. Windows shall be operable casements or
sashes. Windows shall be divided lites. Large panes of fixed glass are not permitted above street level
except by special exception by the city planner.
Commercial Entrances:Commercial entrances shall be provided at each storefront at a minimum of thirty-
two feet on center, the equivalent of an entry at every-other sixteen foot unit. Commercial entrance doors
shall be recessed back from the sidewalk to allow for the door to swing outward. Commercial entrance
doors shall meet all accessibility requirements.
Page 11 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• Storefronts: Storefront window systems shall provide a solid base from the sidewalk level up to two feet
above the sidewalk. When a line is established by the first building built on a block, the subsequent buildings
shall align horizontal elements with the initial structure.This includes canopies,storefronts and cornices.
Balconies: Balconies shall be provided for above-ground level spaces regardless of occupancy. Balconies
shall extend beyond the facade wall no further than the property line. Balcony railings shall be composed of
painted steel, bronze,aluminum or other durable materials subject to approval by the city planner. Balcony
railings shall not be solid throughout. Balcony railings and structure shall not be made of wood.
Canopies: A canopy shall extend over the storefront level of the entire length of each commercial building.
Adjacent canopies shall be made to align in an architecturally purposeful manner subject to the approval
of the city planner.
Materials:
A. Substantial and Durable, Encouraged:
Framing Systems Steel reinforced masonry block,Steel reinforced Concrete
Cladding Materials Fired Clay Brick,Cut Stone, Copper,Zinc, Clay tile
B.Substantial and Durable,Allowed:
Framing Systems Conventional Steel,steel stud framing,concrete tilt wall.
Cladding Materials Cement Board, Cement Masonry Stucco,
C. Insubstantial materials, Discouraged:
These materials must be approved separately by the city planner on a per-building basis.
Framing Systems Conventional wood framing
Cladding Materials Plastics, Painted Wood, Pressure treated wood
• Roof materials visible from the street shall be Substantial and Durable Materials of Type A. Low slope
materials shall be screened with a parapet. Low slope materials of a light color to reflect radiant heat gain
are encouraged.
- -t'' ..:ca._.: ,___..a -." ----7:-,"-::-....,„
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i nt N ' ,eir '° k' 0t 3'.d '� T+ lrfl ` ' ` r{e�.� 41 -71
A Conceptual Sketch of a Vertically Integrated Commercial Facade
Note: Canopies,Storefronts at ground level,vertical rectangular windows above ground level,no roof top
equipment visible (screened by parapets),street trees,street lighting, human activity at sidewalk level,
people on balconies above sidewalk,small signage and lighting.
Residences Detached:Single family detached residences shall include a Front Porch of no less than six feet
deep by no less than twelve feet wide. No garage doors shall be made to face the front street. Garages
shall be located at the rear of each typical residential property. Utilities and garbage service shall be
located at an ally along the rear of all detached residential properties. A paved walkway shall connect the
Front Porch of each residence to the sidewalk at the street. Residences shall be humanely scaled.
Residences shall be constructed of and clad in architecturally substantial materials not subject to fast
deterioration or rot.
S
Page 12 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
III
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Various Residential Styles which can be made to comply with the requirements of this Architectural
Standard.
Note:Porches at front and no garage doors.
Residences Garage Apartment: Each single family detached residence shall include a two-car garage
1111 either integral to the structure or connected by a covered patio. Above each garage shall be a residential
space including a full bath and a kitchen with exterior access. An additional parking space shall be
provided for each garage Apartment for a total of three car parking spaces on-site at each residence.
Page 13 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• Residences Townhouse: Townhouses shall each have a ground-level street front entrance with a porch, a
front door, a porch light and low screen wall between three and four feet in height. Each townhouse shall
have a ground level rear entrance with access to guest parking and trash disposal services. Each
townhouse shall have ownership of space all the way to the roof.Townhouses shall no be stacked on top of
one another. Each townhouse shall include a two-car garage integral to the unit. Townhouse units may be
one,two or three stories in height.Mechanical equipment shall be located above ground level at a roof top
location visually screened from the street level. Guest parking shall be provided at the rear of townhouse
building. Roof access and roof terraces are encouraged. Townhomes shall be constructed of and clad in
architecturally substantial materials not subject to fast deterioration or rot.
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trirP ofr l AT f "f i`I ` I r1'1- g•41:1%� fr(t'�F.E 11 -� it tjn-,-q W Ck�t3 R` , u� A- �-
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Various Townhouse Schematics which can be made to comply with this Architectural Standard.
Note separate entrances for each unit,variety in unit size and accommodations, concealed mechanical
equipment,and the unity of composition of the entire structure of each building.
Residences Loffs: Spaces above the ground floor of vertically integrated commercial buildings shall be
accommodated with residential facilities for loft apartments. Each unit shall include a full bath and a
kitchen. No more than thirty percent of above ground level space shall be allocated for exclusively non-
residential occupancy.Each loft residence shall have access to the street front via an operable door and a
balcony in addition to any other windows. Each loft residence shall have a door directly to the exterior and
leading directly onto an egress path with at least two stairs to the ground level. An accessible lift shall be
provided for each commercial building for use exclusively by residents.
, •
Page 14 of 18
04/19/07
•
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• Balconies: Each loft residence shall have access to the street front via an operable door and a balcony in
addition to any other windows. Each above ground non-residential space shall have access to at least one
balcony.
Vertical Circulation: A minimum of two monumental stairs shall be provided for each building with above
ground spaces. An elevator for controlled public use shall be provided for above ground commercial
occupancies in addition to a lift provided exclusively for residents.
SIGNAGE
Wayfinding: Permanent signage shall be provided at all significant intersections, all plazas, the library, the
hotel/conference center and all public buildings giving clear information about the relative locations of all
significant and permanent features of the Town Center, the Central Park and the Historic District. This
signage shall be situated no more than four feet above the ground surface to the bottom of the sign. The
signage shall be cast bronze, cast aluminum or other permanent material and shall be mounted in a firmly
fixed manner. All signage in a given area shall be consistent in composition.
Commercial: Commercial signage within the Town Center and the Historic District shall be limited. Internally
lighted plastic faced signs shall be no more then five feet wide and three feet tall. Electrified gas tube
signage like neon and argon (Neon Signs) shall be allowed and encouraged but shall not include
prototype, or mass-produced designs. Neon signage shall be limited in size to no more than five feet by
three feet except as allowed by review of the city planner. The following types of signage shall not be
allowed: Billboards, Lighted signage on tall poles above the heights of buildings, Television monitor signs
capable of displaying moving images, rotating text signs, inflatable signs, roof-top inflatables, searchlights,
strobes, or vinyl banners.Signs announcing a sale or other ostensibly temporary event shall not be displayed
for more than one week at a time with no less than three months between displays of such signs by any
vendor, property owner or commercial entity. The following types of signage are encouraged: Small
externally illuminated painted or carved signs suspended from the canopy at storefront entrances, Cast
bronze or cast aluminum signage and plaques, artful and tasteful neon signage suspended inside storefront
windows, small externally illuminated signs mounted to building facades, building identification plaques at
corners of buildings and above major facades. Marquis over major entrances such as a theater, sandwich
board signs at sidewalks which can be folded and put away at close of business. No commercial signage is
allowed in the Central Park.
Municipal: Street name signs, directional traffic signs, and instructional signage shall be framed and
mounted on poles which match lighting and traffic signal poles.
Old Spanish Trail: All signage along the route of the Old Spanish Trail including Pfeil Street from FM78 to Main
Street, Main Street from Pfeil Street to Seguin Avenue and Seguin Avenue from Main Street back to FM78
shall accommodate the requirements of the Old Spanish Trail Design Guidelines to include a White Band
with the block leters OST in black, a yellow band below and a red band above. Additional Old Spanish Trail
demarkation is encouraged.
LIGHTING
Lighting shall be provided for safety and wayfinding. Lighting shall be Full Cut-Off Night Sky protected. Site
lighting including Building Mounted Lighting, Pole Mounted Sidewalk Lighting and Parking Lighting shall be
consistent in type and design based on Sternburg Lighting Prairie Family of fixtures or other type as
approved in advance by the city planner.
Other Site Lighting is encouraged and may include tasteful lighting of street trees, lighted bollards, solar-
powered pathway lighting, decorative lighting at plazas and gazebos, table lighting at street dining and
porch lighting. Lighting not allowed: High powered automatic high-intensity-discharge mass-area lighting,
spot lights or fixtures which broadcast light in all directions causing night sky pollution.
SITE EQUIPMENT
Bollards: Bollards made of substantial and permanent materials are allowed and encouraged. Bollards may
be lighted type matching the street lighting in the same area. Bollards may be solid objects such as carved
stone or bronze which act as seating and sculpture in addition to their traffic control role.
41111
Benches: Bench seating shall be provided at each block. Benches shall be made of permanent materials.
Benches made of wood shall be limited to the highest quality types. Raw lumber or pressure treated wood
Page 15 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• seating shall not be allowed. A minimum of one set of two benches and one waste receptacle shall be
provided at each block of sidewalk.
Waste Receptacles:Trash cans shall be provided at each block of sidewalk near public bench seating.Trash
cans shall be made of substantial and durable materials. Trash cans shall be consistent in size and design.
Trash cans shall be selected from manufacturers of equipment for this purpose. Makeshift trash cans,
wooden trash cans or large polymer trash cans are not to be situated on the public sidewalk. Dumpsters
shall be located at centers of blocks away from the front sidewalk. Dumpsters shall be enclosed on three
sides by a permanent masonry wall and on the fourth side by an operable gate. Dumpsters shall have lids.
Cigarette receptacles shall be provided at each block of sidewalk and at each public plaza or park.
Clocks: Mechanical clocks with numbers and hands are encouraged at public plazas and on building
facades. Electronic clocks and time/temperature displays are discouraged.
Bicycle Parking and Storage. Bicycle racks shall be provided at convenient locations throughout the
commercial blocks of the Town Center.
Monumental Art: Large scale outdoor sculpture is encouraged. Spaces for sculpture should be reserved at
prominent vistas, entrances to major avenues, at medians of boulevards, a traffic circles and other places
as opportunities avail themselves. Locations identified on the Town Center Plan drawing as ART are to be
reserved as locations for monumental art. Art objects shall not create safety hazards. Art objects shall not be
taller than twenty-eight feet without prior review and approval of the city planner. Art installations shall
remain within the area designated on the approved permit drawings.
`fi4 ' .
f/
•
Memorials: Memorials may take the form of large scale outdoor sculpture as well as fountains, walls,
planting compositions, plaques, and pavilions. Public-private partnerships are encouraged for memorial
installations. All proposals are subject to the review of A citizen's memorial committee.
Sustainable Architecture: Sustainable practices are encouraged in development of parks, buildings and
streetscape. Some specific items which are encouraged include: Radiant barrier roofing, rainwater
collection systems,solar photovoltaic electrical systems, Low-e glass, insulated window systems, passive solar
architecture, non-impervious paving systems, and plant materials on roofs.
Healthy Buildings: Use of the following are encouraged: Formaldehyde free insulation, earth plaster in lieu of
paint, Low-VOC (volatile organic compound) paints, No-VOC paints, reduction or elimination of adhesives,
reduction or elimination of polymers, Reduction or elimination of: carpets, vinyl wall coverings, vinyl flooring
and base materials. Use of integral color masonry and earth plaster walls, linoleum, cork, bamboo, and
concrete floors.
HISTORIC DISTRICT
Page 16 of 18
04/19/07
City of Cibolo,Texas
CIBOLO TOWN CENTER OVERLAY DISTRICT DESIGN CRITERIA
• Pocket Parks. Locations for pocket parks within the Historic Old Town include:
Pfeil Road at Wiederstein Street.This park is envisioned as a location to which existing historic and historically
significant houses might be relocated and renovated as small commercial offices and shops along the Pfeil
Road Streetscape. The area behind would be reserved as a park. Existing trees central to the block are to
be retained. New trees would be added at the Pfeil Road Streetscape. Playscapes and a pavilion are
envisioned for this park.
Old Seguin Road at FM78.The triangle shaped area including the flood plain of Town Creek is envisioned as
a public park with a large sculpture on axis with FM78.This park shall be connected to the property west of
Town Creek with a lighted pedestrian sidewalk.
Between Pfeil Road and the rail road tracks. This long thin strip is envisioned as a linear pocket park and
would be a good location for a sculpture trail. Additional trees and decorative plant materials are
envisioned for this park.
South West corner of Main Street and Old Seguin Road.This corner location is envisioned as a major civic art
location.This is considered a good location for an Old Spanish Trail Interpretive Center which would provide
a self-guided overview of the history of the OST as it ran through Cibolo.
Commercial Properties:Vacant Land along FM78 is envisioned as potential vertically integrated commercial
development. There is a potential for a linear campus from the intersection of Pfeil Road and FM78 running
eastward to the vacant land east of the City Hall. This could be a junior college or a branch campus of a
larger university. Building, parking and sidewalks are indicated on the Town Center Plan drawing and a
section through FM78 showing streetscape is included in these Standards.
Streetscape Improvements: The streetscape along Pfeil Road shall be improved with a fully appointed,
lighted pedestrian sidewalk. The streetscape along Main Street shall be improved with a fully appointed,
lighted pedestrian sidewalk,street trees, benches waste receptacles and bicycle racks.
CENTRAL PARK
40 The flood plain of Town Creek shall be made into a multi-destination park with features and amenities for all
ages, including: base ball, softball, and soccer fields; pavilions for gathering and eating, outdoor charcoal
grills, children's playscapes, public toilet facilities; lighted paths for walking, bicycling and horseback riding,
duck ponds, a Frisbee golf course, an outdoor amphitheater, a lawn for farmer's markets and arts festivals
and an interpretive center museum.
Existing terrain features and major trees shall be left in tact except as required to accommodate new
pedestrian paths.
Lighted emergency phones tied directly to the local police department shall be provided throughout the
park. A blue light atop a tall pole shall activate whenever an emergency phone is utilized.These are not to
be public telephones.
Public parking shall be provided along the eastern side of Main Street for park users.
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Page 17 of 18
04/19/07
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' '..3"..:-..,• ,,,,,,-4.-. CIBOLO TOWN CENTER PLAN
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• - ,- CIBOLO . TEXAS 2 0 0 7
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4 r C
°= ,� ', DATE: April 24, 2007
H•�,n,,,,,, TO: Mayor and City Council
T e X P 5
RE: Cibolo Town Center Overlay District
Community
Development Staff has provided you with a reduced copy of the Cibolo Town Center
Overlay District Plan and design criteria by Archimedia. This effort was
Nancy McBeth, ACM concluded after two public charrettes, one that lasted all day on a Saturday
nmcbeth@cibolotx.net in January and a second follow-up meeting in February on a week night.
Various techniques were used to gather desires, information, ideals and
Janette Ellis, Planner design from the participants. The Cibolo Master Plan was also utilized as a
jellis@cibolotx.net tool and within the conclusions of the plan.
On Wednesday, March 7th, Archimedia delivered the plan to staff and we
have subsequently displayed the plan in the lobby for the public. Staff has
been queried more by the public about this plan than any other issue in
recent memory. Many staff has reported back to Community Development
how much people love it and feel inspired by what we are doing with this
effort. They want to know when it will be built! In my conversations with those
asking to speak with me, I have had heard nothing but good things. At a
builder and developer conference held on March 15, those who stopped to
speak to us about the plan were enthusiastic. It also displayed a sense of
• professionalism, care for Cibolo's future, planned by the citizens, to this group
that was good for them to see.
An amendment to Ordinance 609, the Zoning Regulations, as a separate
chapter entitled Overlay Districts, Chapter 11 will establish Overlay Districts
and the Cibolo Town Center Overlay District. The design criteria and plan will
become a part of Administrative Rules under Chapter 22 after establishment
of the Overlay District.
Public Notice was posted in the Herald to hold a public hearing on April 17,
2007 for the Planning and Zoning Commission and on April 24,2007 for City
Council to amend Ordinance 609, establishing Chapter 11 as an Overlay
District Chapter to include the Cibolo Town Center Overlay District.
PLANNING&ZONING COMMISSION:
The Planning &Zoning Commission held a public hearing on April 17, 2007
and voted unanimously to recommend approval of the request.
City of Cibolo
P O. Box 826
200 South Main Options:
Cibolo, Texas 78108
1 Approve to amend Ordinance 609, establishing Chapter 11 as an
main 210.658.9900 Overlay District chapter to include the Cibolo Town Center Overlay
fax 210.658.1687 District.
htlo://www.cibolotx.net 2. Deny the amendment.
3. Approval with modifications to amend Ordinance 609, establishing
• Chapter 11 as an Overlay District chapter to include the Cibolo Town
Center Overlay District.
_; , 4. Table.
Community Development 18-Apr-07
•
Attachment: Draft Guidelines
Prep• by: Approved by:
Nancy McBeth Todd Parton
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City of Cibolo -2-