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ORD 61 06/21/1973 ©t'1cl1Pe-Q -clot 8e3Py ORDINANCE NO. AN ORDINANCE ESTABLISHING ZONING REGULATIONS AND DIVIDING THE CITY OF CIBOLO INTO DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN, REGU- LATING THE USE OF LAND AND BUILDINGS, DESIGNATING OPEN SPACES, LOT COVERAGE, OFFSTREET PARKING AND THE DENSITY OF URBAN DEVELOPMENT, PROVIDING FOR • THE ADMINISTRATION, ENFORCEMENT AND AMENDMENT THEREOF IN ACCORDANCE WITH THE PROVISIONS OF ARTICLE 1011a OF THE REVISED CIVIL STATUTES OF TEXAS, PROVIDING A SAVINGS CLAUSE AND FOR THE REPEAL OF ALL ORDINANCES IN CONFLICT HEREWITH, PROVIDING AN EFFECTIVE DATE AND CONTAINING OTHER PROVISIONS RELATING TO THE SUBJECT. .Whereas Article 1.011a, of the Revised Civil Statutes of Texas, empowers the City to enact a zoning ordinance and to provide for its administration, enforcement, and amendment;and Whereas, the City Council deems it necessary, for the prupose of promoting the health, safety, morals, and general welfare of the community to enact such an ordinance; and Whereas, the City Council; pursuant to the provisions of Article 1011f of the Revised Civil Statutes of Texas, has recommended the boundaries of the various original districts and appropriate regulations to be enforced therein; and Whereas, the City Council has divided the City into land use districts and has prepared regulations in accordance with a comprehensive plan, specifically designed to lessen congestion in the streets, to secure safety from fire, panic, and other dangers; to promote health and the general welfare; to provide adequate light and air; to prevent the overcrowding of land, to avoid undue concentration of population; to facilitate the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements, and _ Whereas, the City Council has in all respects 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 buildings and encouraging the most ap- propriate use of land throughout the City; and T '{` Whereas, the City Council has given due notice of a public hearing relating to Pi the land use districts, regulations and restrictions, and has held such public hearing; and Whereas, all requirements of Article 1011f of the Revised Civil Statutes of Texas, with regard to the preparation of reports, public_hearings, and notice, have been • met by the City Council; Now Therefore Be It Ordained 5y The City Council Of The City Of Cibolo, Texas. • • • • Ay 4 CITY OF CIBOLO, TEXAS TABLE OF CONTENTS PAGE ARTICLE I GENERAL PROVISIONS Section 1 .0 Effect of Development Standards 1 Section 2.0 Establishment of Zoning Districts . . . . and Boundaries 1 Section 3.0 Rules for the Interpretation of District Boundaries 2 Section 4.0 Compliance Required 3 Section 5.0 Zoning District Map 4 ARTICLE II USE, HEIGHT AND AREA, AND PARKING REGULATIONS Section 6.0 Schedule of Uses 5 Section 7.0 Height and Area Regulations 21 Section 8.0 Off-Street Parking and Loading Regulations . 28 ARTICLE III SPECIFIC USE REGULATIONS Section 9.0 Specific Use Permits 31 ARTICLE IV AMENDMENTS Section 10.0 Changes and Amendments 32 ARTICLE V ENFORCEMENT AND ENACTMENT Section 11 .0 Confirmation of Building Site 37 Section 12.0 Nonconforming Use 37 Section 13.0 Effect Upon Existing Permits, Agreements and Rights 38 Section 14.0 Building Permits 39 Section 15..0 Certificate of Occupancy and Compliance 40 Section 16.0 Board of Adjustment 40 TABLE OF CONTENTS (continued) PAGE Section 17.0 Enforcement 44 Section 18.0 Violation and Penalty 44 Section 19.0 Validity 45 Section 20.0 Enactment 45 ARTICLE VI DEFINITIONS Section 21 .0 Definitions 53 Section 22.0 Emergency 54 • ARTICLE I GENERAL PROVISIONS Section 1.0 Effect of Development Standards The zoning standards contained in this Ordinance, together with all amend- ments shall constitute the Zoning Regulations of the City of Cibolo, Texas as adopted by Ordinance No. effective Section 2.0 Establishment of Zoning Districts and Boundaries 2. 1 For the purpose of this Ordinance, the City of Cibolo, Texas is divided into ten (10) zoning districts as follows: District Symbol District PD Pre-Development District R-la One Family Dwelling District R-lb One Family Dwelling District MF Multi Family Dwelling District MH Mobile Home Park District NS Neighborhood Service District GB General Business District AD Arterial Development District C Commercial District M-1 Industrial District 2.2 Temporary Districts - Annexed Territory: (1) All territory hereafter annexed to the City of Cibolo shall be temporarily classified as PD, Pre-Development District, until permanent zoning is established by the City Council. The pro- cedure for establishing permanent classification of annexed territory shall conform to the procedure established by law for the adoption of the original zoning regulations. (2) In an area temporarily classified as PD, Pre-Development District: a. No person shall erect, construct or add to any building or structure or cause the same to be done in any newly annexed territory without first applying for and obtaining a building permit or certificate of occupancy therefore from the Building Inspector or the City Council as may be required herein. - 1 - b. No permit for the construction of a building or use of land shall be issued by the Building Inspector other than a permit which will allow the construction of a building permitted in the PD, Pre-Development District, unless and until such territory has been classified in a district other than the PD, Pre-Development District,by the City Council in the manner provided by law except that a building per- mit may be issued in accordance with the provisions of (2) c, as follows. c. An application for a permit for any use other than that specified in paragraph (b) above shall be made to the Building Inspector of the City of Cibolo, and by him referred to the City Planning Commissionforconsideration and recommendation to the City Council . The City Planning Commission in making its recommendation to the City Council concerning any such permit shall take into consideration the appropriate land use for the area and the Comprehensive Land Use Plan for the City of Cibolo. The City Council after receiving and reviewing the recom- mendations of the City Planning Commission may by majority vote authorize the issuance of a Building Permit or Certifi- cate of Occupancy or may disapprove the application. Section 3.0 Rules for the Interpretation of District Boundaries 3.1 Where district boundaries are indicated as approximately following a street or highway right-of-way lines, such lines shall be construed to be such boundaries. 3.2 Where district boundaries are so indicated that they approximately follow the lot lines, such lot lines shall be construed to be said boundaries. 3.3 Where district boundaries are so indicated that they are approximately parallel to the center lines or street lines of streets, or the center lines of right-of-way lines of highways, such district boundaries shall be construed as being parallel thereto and at such distance therefrom as indicated on the Zoning District Map. If no distance is given, such dimension shall be determined by the use of the scale on said map. 3.4 In unsubdivided property, the district boundary lines on the Zoning District Map shall be determined by use of the scale appearing on the map. - 2 - i 3.5 All land within Cibolo, Texas including public properties and rights-of-way shall be classified with a Zoning District. In the case of a district boundary line dividing a property into two parts, the district boundary line shall be construed to be the property line nearest the less restricted district. The PD, Pre-Development District shall be considered the most restricted district and each sub- sequent district less restricted. 3.6 Whenever any street, alley or other public way is vacated by official action of the City Council, the district adjoining each side of such street, alley, or public way shall be automatically extended to the center of such vacation and all area included in the vacation shall then and henceforth be subject to all regulations of the extended districts. Section 4.0 Compliance Required 4. 1 Except as hereinafter specifically provided: (1) All land shall be used only for a purpose permitted in the district in which it is located. (2) All building shall be erected, converted, enlarged, reconstruct- ed, moved or structurally altered only for a use permitted in the district in which such building is located. (3) The minimum yards, parking spaces, and open spaces, includ- ing lot area per family, required by the Height and Area pro- visions of this Ordinance for each and every building existing at the time of passage of this Ordinance or for any building • hereafter erected, shall not be encroached upon or considered as part of the yard or parking space or open space required for any other building, nor shall any lot area be reduced below the requirements of this Ordinance for the district in which such lot is located. (4) Every building hereinafter erected or structurally altered shall be located on a lot as herein defined; and except as herein- after provided, there shall not be more than one primary residential dwelling on a lot. - 3 - Section 5.0 Zoning District Map 5. 1 The boundaries of the Zoning Districts established under Article I, Section 2.0 are delineated upon the Zoning District Map of the City of Cibolo, Texas, said map being a part of this Ordinance as fully as if the same were set forth herein in detail . 5.2 Two original, identical copies of the Zoning District Map are hereby adopted bearing the signature of the Mayor and the attestation of the City Secretary and are filed and maintained as follows: (1) One copy is filed with the City Secretary and shall be retained as the original record and shall not be changed in any manner. (2) One copy shall be filed with the Building Inspector and shall be maintained up to date by posting thereon all changes and subsequent amendments for observation in issuing Building Per- mits, Certificates of Compliance and Occupancy and use in enforcing the Ordinance. - 4 - 1 t ARTICLE II USE, HEIGHT AND AREA, AND PARKING REGULATIONS Section 6.0 Schedule of Uses 6.1 In each of the Zoning Districts established under Article I, Section 2.0, land and building may be used for any of the uses given in the following Schedule of Uses. No building or structure shall hereafter be erected, altered or converted or no land used which is arranged or designed or used for a use other than those uses specified in the schedule. Symbols applicable to the Schedule of Uses are: 0 •0o0o00oo0o0• Designates use permitted in district so marked Designates use prohibited in district so marked S Indicates use may be approved in the district so marked when in compliance with the Specific Use Permit provi- sions established under Article III,Section 9.0 - 5 -, section 6-2 DISTRICTS 0 __ e • 0 SCHEDULE ' ' E a •E c E •a rn S 0•., �� OF USES ,3 LL_ V LL. U LL.- - e .- O O O S U - L O V U U 13 u 3 2 u'.7. u .n is O >•.- 5._ c c E o Z N d:o .5oo Ooo �Qo ao QAo ZJ 6 c�;S coo =a symbol PD R•1a R•1b MF MH A D N S GB C M•1 PRIMARY AGRICULTURE USES ' 000000000C 0000o000O0000000 000 0 0'•0"0 Agricultural 000.0.°.•0°o°o°o° 3° °°o°°O�'o°o°o°°o° 0 0°0°0° 9 0°0°o°p°o[ o ° o 0 0 0 opo 0 0 0°0 0.0.020.. 0°.000.0 0000.O.O.0 0°p°pop°�00°O°O O 0°O°O°O°O O.00O.Op O° 000000.0 Field Crops D°o°0°o°pc 032323:.000020° 3030°000 0.00.00.0 000000.0 P )0000°0°OC °O°O°O°O 0°O 000° O°O°0°O° °000000. 0000 000 00°O.O.°.G 000.0.20'.0000 .0 o°000.000 OpppOpO0 .000.00 0,0.0.0.[ o.°o°o°0...0°0.0.0' o0 0.0.0 0°°0°p°o° 0°.00°°0 0,0,0,0 O0. 0° o.c 0°000°2° o °o°o a00°0°0°0 oa000000 .0-0-0;0 • Agricultural .Q0°00o°oc °00°0°°000°: 03°0°0° °0°3°3°0°1°0°0°°o°3°°a 02°O°0°°0°°0 Oo ee0°00000 0 0 O.O 0 0 0°O :34.:344'0°0°0 000 00000000 Animal Husbandry0 0 0 a°o°o °0:•O °o °o o o oo o 0 3.0 °000.0.00, o°°°0°0 •Oo 0 0 0 0 0 0°0 0 0°o.)p 0° °0000000 0°0°0°0°0° 0°0°O°00••00°O°O°O 2°O°O°O°O.Op0.00000 00.0.0.0 0 0 0 0 , .o.o.op°;.opapo.o. 0° 00000 0.0 D o c a o °o°po°oac O°o°°°o° •Oo o°o°° 0°0°0 0°0;0 0°o°o°a °3°°°)°0 ' ,8•. "8•'8• 8-8`.8.•8•: ° O°0 "�d° O 0000 0000°°°°0 0008°°00000. D80op00o8 30000000'.00000 0. 4;80°°G -0,6, G !Age. Farm, Ranch,or 003o0o3opc o0°°0°o°:•OO°0°0°0 0 °°o o°0 0 0.0 0 0 ° o °o 0000p0o 0C 0000000°.•00000000 000000000 000000002 00000000 Orchard 030003030 3°0°0°3°0;:03°03°0°°0 °o°°0°°0°°0°°0 0°°0°°o°°o°c° 0000°0°°O°°o �o°p°o°o°c o°o°o°o°•°o°o o° o°o°o°o°o 03030003, 0000000. 7 0 0 0 0 0 0 0 2'.0 0 0 0 0 0 0 0 000000.0.0 0 0 0 0 .00.00000 00°.00002 000.00000 00000000 O O O C O° °O°03.x.0.0 O.O 0.0.0.0.0 °000000° O 0°.00000 New and Unscheduled �0838o838g •38a8380o:;° °0 8 3.0 0°°o °0°�8C - 8-8-g',.0 �30303030C °0°0°0°0':00000300 033303000 00000300 000 Agricultural Uses as Provided 0 0 0 0 0 °0°0°0°0'o o.o o. 0 0 ° o ° g0240,20 °3°3° 000 °o°p°o°0'2 °°° °0 0 0°0°3°o °O °°O0°c °0°0°0°3 for Under Section 6,5 ..000.030° 30300030;,°0°0°0°) )°o°O°0°oi33°303°3° 00000000 .00.000.0° 0 0 0 0•°O°0°0°O O°O°O°O°O 0 0 0 0 0 0 0 0 0 o o ao ?o?.?...:o 0 o a o 0 0 a 0 ° 0 0 0 0 0 0 e 0 0 o Olo 0 0 o e .°°000°0 PRIMARY RESIDENTIAL USES uuuu.uuu u uo06oe�gp0808060 1......,...,u.,c 000000000° ..0000.00 0000o0000800000000 e 00000o0OC ' One Family Dwelling �oa0000000 °00000.0 000000000 °O°°°o°0°s000a0000 • 000000000 000000000 0000020000°opo.00.-.00)ooc Detached 000000000 0000000° 000000000 00000°0000000000000 000000000 000000000 000000000°000o000.0.00000000 000000000 00000000 0°00000000 O 0 O O 0000000000 000000000 °00000000 O000O000o°0°0°000°OOO OtO nRpO One Family Dwelling o°o°o o°c Attached(fawn House) 0 $°00003 (See Provisions Sec.6.3) 1 0003030 . 2030080888 .4410. ,2°60Du00! °0°0°p502c°°o.o0200 Two Family0°0°0°0°0°00°0 0000 Dwelling 0000000303'0000c00o g 0000000aoa o°op°oo°c 0 0 0 00000°00 09n,A0,°3 0.0.0000` • 020.00000 ooQOO000O, Multi-Family (Apartment) 00°033880, x00000003 Dwelling 0°0°0°0°03 0°0°0°030 0°0°0°0°0 o3c0o30.0c 0°0°0°0°0 o°iso°g0 Planned Residential 3°3°3°3°33 Unit Development as provided S S S 3o°og3o°oa°o3 for under Section 6.8 333°03°0338` I 400°0°000° °000 '03330°003 000020°0°0 00200002°0 080200Op0° Boardin or Rooming o°O°o°°p°°o°3c °o•o°O°o°°o°°03 000°3°0°00 Boarding g .0.0.3.0.0 00°0000004 Wag House 2 0 ° 0 0 0 0 0 0 0 0°0°0°0°0° o°o°°°0°03 °2°O°O°O°O �0�0°3°3n0 °0°° °0° 2°°°°°°°°0 0p0op20o°20000`.0000 000000 0`�2"°`o"°`O_11 30303003 00)°0000000200o°00e00°o00°°0 Hotel or Motel 0°00°°002°°00000000 000020000 00002000' o°o°a°2°0 00000000 002°00000cpoo0oo0200 °0°0°0°0° 00000000°°0000.200°000000000 Apartment Hotel 300030000 000200000 00°200000 000002000 0,°,0,°,0,°,0,°,0 °000000 °°0020202 0oo°oop00 OOQOOo000040200D00 0000000pA 0"0 0"O °' Mobile Home p3o0o8000 (See Provisions Sec.6.4) °oo3g°og°°00°; 13 S S 0°0°0°000 00000000 000006'000000°00 000000000 OOOOOOOOGCr,)O$00000 0000 New and Unscheduled >00000000 0002020°0 0°0000000 000000000 0000000 000000, Residential Uses as Provided o 0000000 00°0°000°00°000000, 5 300000000 00000000 000000000 for Under Section 6.5 00000000° 0.00°..0 .00.00...c '.f;=2°O0 0,20))20 °°00°8000 ACCESSORY ANDµ INCIDENTAL USES °00833308, 00000000° 00 000000 000000o0 000.0000 0000000 00000 000 000000000 000000000 00000000 D00op0p0.c O0000°002 0 20020° 02)00002° 000000)0 ap 02°0°0°0 000°0 000 0000002° 0°00000°oc °oo°o°°)c 0 o c 00000000 0 000000 00000000 00000000 000000)0 00°000000 00°000000 00000000 00°00020 Aaeessory Building 3°0°308°3° 0200°000° 20°°000° °00°00°°° 00000000cFo)o200200 °00000°°00000°0°°0 000000002 ,O2o)2 IF 0000°0000[ 020000°00 000°000°000000000 000)000100000000 2000°°000 00000000 000000000 000000000 00200200.0 000000000 00000000 00000000 00000000 C'b 00000000 0000°000 00000000 OOOOOOOOC .000000000 0000.0.0.0 000000000 000000000 000000000 0000000rr��00020000 0000000 00000000 000000000i °OO°00000 O,°j0 g0°O°O° 00000)000 000000 000000000 OOOOOOOOCIb•00000002 0000°00°0°00000000 0p 000000[ 0000., D P°too°2)0 °0°220°22 °2202202° 20200020 020200°2 000200°0 °0202°00 °02°22oo 200 00202 000000° °oo o`000°1b�010o00=2 00000000 0000a0000°O 000000� p 00000ooc 00000000° 000000000.020.00000 00000°000 00000000 00000000c 000 Social and Recreational 0000°00 00°000°00,00200000 0000°00 000000000 000000000 00000000, 000°00000 OOOOOOO=WOC 000 000000000 00000000 00000°00[ 0000000°0 000000000 00°00000)000000000°00°0°000 000000000 00°200000 00000°00e Building - 00°0000 0000°0°m000°0°00�0200 02°0 000000000.0.000...00000,' 00°000000 00°0°000) 0020°2°00.000°0.00 000.00000 000...00 .00000000 00°00°0 0 00°000001.000°0000 00000000 page 6 1 . r e E 0 c v a. > >. .. E E oo _ SCHEDULE - ° E m E m oo 0) x 5 o 'o —13 72 ' „OF USES � � t o � mo ad t) t-.2o vn 0 o „ ao CD et, Ooo fo dao Qoo Z6 c).0n c)0 so symbol PD R•Ia R•lb MF MH AD NS GB C M•1 08,g0°0°O0°OOpf044020000 JOOOOOOOOC 000020000( 00°000000f +00004000 000000000 '000000000 O O° °020( 200000000 000000000( Farm Accessory 2000000040 000004000000 000000000 00000000 Building o°°00°0°0°0: `S' S .� 000040000 000000000c 000000000c +000000000 0000000 '000000000 0.0.0.000,° ° ° 000400000• 000000000• 000°0000°( 000 ° ° 00000000 00000°0°00 000000000 •O,O,G,O,t •°00°0°00• 00000000C 2,>Z084;;< O.O_O_• • .0. 2 • '°_ _°_00 ,;00.60600,;0;0;000 00 . . . 000000000, 0000o0000Ci000000200 eO000000000 J°°°0°00000 t 0°°•0.0.0'00°°0°020 O°020°°°0>0°2°O°O° 0OO°000°0 Off Street Parking O0Oo2o0o0( 0o0o0O000coOoo oo°oor`j000000000000oo000q{o0o0°000000°00000000000000°0'00000000 0000000 °0°00000°f 200°000° p000000000000D00000 00000000•;000000 000000'0000 ° °>o °0O °O ° °00000 Incidental to Main Use 0°0000°0°00°00 °00°00°00°000°°0°0°0°200°0°0 0°o°o o°a°o°000 000 o o°o°0000•o°o°o°o°o 000°o°°Oo 0000°0°0°0 0°0°0°0° 000°0 0°0 0 0 0 0 0 0 0 0 m000000o°aoc0000000 000°0020 ..°4°00000 0 0 0°0 ' o O o 0 0 o a 0 0 0 o.o_°.o 0 0,° 0 0 ,2,0 0,0„ ,0°00Oo o °0°0000°°'°°°0°0°0 0000°0020 °0°020°00°< ,0°0°0O0°<)00000000 000000000 00000000.000000000 000000000;0000°0200°00,000°0°0° 0°0°0°0°0 Servant or Caretakers °0°0°°0°0°°0' 0o0o0°a020c000o00000 000000000 0°0°20000'00°°0000°'°000°00°°00, 2° °00 00°000°o O° °0°0°O' 2°O°O°O°0('00000000 000000000 0°.=;g:00000002 000000000'000000000 000000000 000000000 Quarters °2°°20°0' 200o0o0O0c000000004 0°000°2°0.00..00.•0.0...000 0°000°°° 00°000°0° 4 4°4 0°'20o00000°0 o O°o °o o°o° o°o°o°o°o° .000000o0c'Oo°o0000•°00000°00 a°°0000. 0°0 0°0° o o a 2 °'0 0 0 0 0 0 0 0 0 0 0 2 0°0 0 0 0 0 ( 2000000 0 2 0 0 ° 0°000°0°0>0°0°0°0°0'020°o0°°c 0°000°°°0 000 ° o0e ,0000000.4000000000•000000000000000.0 c>02°0°000.000000000 20000000.0°000°0°O o°°°0°020'0° 2 ° ° '0°0°000°• 000°o°c°o ,o,o,o,o,t ,0,0000(000000 000•Doo 200000 0000°00°.0°0 0°4°° 024° °020,000.0.000° ooo'o;°°0,4°0 0,0°O°4°o g 00°00°0000°0°0 0 °o °0c0o 0000 o°Oo o o°o°o°o°o°o°o°°o°o°o 000°o°o°o°o°o°0°0000°00°0 oa°o 0o° °00°o s°ge°a0°o Qg°00°0 0°00°00°0000°00°0 00°0000000 Swimmin Pool 0 0 0 0 0 0 0 00° 0°°00000 0 o a 2 0 0 0 0 0 0 0 20 0 0 0 0 0 0 0,$(Private) (Private) 0.0.00000 0°00°0°004°; °o°00°0000°o°•oa°o°ooco°000°, 000000° °oa°0o°°0°000°0 °00°oo°a00000°0 0°0°00°00°00� °o°0a°o 0o°0°0 °00°00000°a° 020000020 020° 0o°Oi J00000000•0o0o02Oo2�0000000 000°02000 °0°0 0000 °OoOoOOO +°0000000° 000000000 0 0 ° 0 0 0 000 eoo°000°o•0000ao02o ((,,{{ 0 000 00 °ooOo0o0o 000000000'000002°0° 000000000 .0000 °00000± 0°0,0°0°o0noonnOn0,n nnn00000 00000000('000000000.02040°020 0°200202000020°0 0°0007020 Temporary Field or SUBJECT TO CONTROL BY BUILDING OFFICIAL: SEE SEC. 9-4 Construction Office ,0..0,.°.,0..0 0 0 0 0 0 +00000000°0000000000000000000 a°oo2000e00000aoo(n 2000200000 °00000000104000000, 00 000440040000000 004000400 0.0°0.00 000000000•000000000)0000000000000000000 0 Home Occupation 000o0ooSo 0020000°0000000°00,000000000 000°000° o0000.0., O° O 0°0 f DO°000000 0000000000 000°04020000000000200000000 2 00000000 00002°0°0 0°040002 000240000100oo0ooa qqq 0000000°Ot :1'3'0'%g'1 oOo 00000 000000000 a 000°°00 0O 00000000000°000 °20000000 0 0'° o c 000000000 0000000 0000000.oo°O0000 000p00000. 0 00 00� 0..00.•000 0..00..00c ..-.°.e'...°-='-°°--e- De.14 0000002(O0o0°0000.002000000 is' "0 0� 000 0°000 00000000,300000000 00000000°(00000000 :7:1,00000000000(°0 0°O 0 O°O New and Unscheduled Oo0o0o0o0c 00000200° 000000000 00oo04O0c °000000 00000000000 0000a0oo0002000000 °°°°000°00000000000 000000000�j00000000 000000000 0°000coq q(0Oo24000°000000000000°0000000000000Accessory and Incidental Uses 4o0o0o0o0c J°0000°22C 240°00000 0°00°°00 00000°000 0000°004°00 0020°.00 ma 00000000°0°0°0°0Oo0o0o0°ac 00°000220b 00000°°0 000000000 0000°00 00(00°0000°0 000000°000000000000 000000000as Provided for Under Section 200°00 00°00o°o°°°O°O°o°o°0°0 x0000°0°000°0°0°°°0°00°0°0°0°00°°0°0°0°0°00' °°°°00000 0000 °°0 0 000°00000 0 000 00°000 000�5 X000°00000 000°00000 00000000 ° ° °o°oo6.$_ 0,.0,,0.0,°,0,, 0000000°0 020°00002 0°0000000 020°0002 oo°4°o000o2 00400000000400000000000°0°0°0°°000 00000000 00°000000 02400009 o02000°°Oo0 0.00°°°°°g0oo°00000 4..2 0..0.` INSTITUTIONAL AND SPECIAL SERVICE USES Airport,Heliport or Landing Field S S S S S S S rtrt-- S S S 000000000 0000000 0°2°2°0 0°F"o°o°0°0°000000000 °0000 °4° °0°0°0°2°020°2°2°0 0°0°000°2 0°2°00002 Church or Recto .S S S °0000°000 °4°0°0°0°o°o°o°o°o 020°000°4 0°0°00°°0 rY ° 0 0 0 0 0 ° 0 O°2°2°0°0'0°002°0°0 000°° °°o °a°o°o°o o°°°0°0°2 °o°o°°°o°o°0 0°0°° o°o°000°o 0 0 0 o O ° ° a o °O 0 0 0 0 0 0 0 0 0 0 0 °000.2220 00000000 00000000° 0Oo0o0o 2+0000o0o0O n_n `'22`02; 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V.^4 0)0On0.0f YCP-10°4n0nn^n44�P Q O)C22Q4a%°00nnn^ nt()nnr019()0(,0000 J iti 'c%°Ovcvvivs✓aou�v 2,9o90i$-4_`g'0000 °4000• nrfC C°f 7Rr4V 4°"On°4 0°gOo0004 °Ooo004• U�-JJLUOT'JJ UU ii JO'JU•, ..1, Jn `DIIU ui}IIO4a�^,• r��n�r. o 0 I '000°000000°0000000000 00 000000°o0o2D0000O o°oa0000�0000000 y 0000c4o0o°0000 ° 0004<. � °O.r 0(°000000(000000004 n OOOOUgO 000004000040000440000°0000)0°0000000)O 0000 O°OODJDDOO4000CUOOO0000000040000g01° Oo4040°f000000°OOJ°0000000 00000 0 000 004000400°000000 000000000 000000004100004000�00°°4°00° )000000000 00°0000°0 Un000n000 000OJOOOOOOn000000000001.000000UU 0°000400 OOO°OODOO 00000000 00000 0000000400000 4000000°00 000000000004000000 0000°0°0( 000000000 D 0)U 0000000000°D 0000° 0000000000400000400. 00000°001000 0 00 U 00`�,04000000,0 U OO 0000r•4000UD000000000U00 000000°0.°00000000.00000000 000.0000000. r 000000000 04000000(......0=0.07,..0.00.0.00.10J40000000 0400°0°00 o 000000oD4.�000OODo°D0000000ca24o.o000°00000°200 0000000Do40040000000000cCommercial 000000000 000°°000 °000000°° Doo00°vob0000g004t��1oo2004400)°0000000 °°4°0°0"00°000000 000°000°°00000.000000 0 00....0O0o00.00 00000000 3000000000 0000°°0 040000000 0°0°°400000o00000000040UU00 000000(Do0000000.°0004°00 00o000oc00O0UOD000 000000030000000000 0 00000 00°000000 0000000) District 00000004 000000000 04000000 '••.00(.”0000000D0o034w0°0?0,,w 020.000000000°.0000000 Q00.0.0.0.0.000 n Do 00000000 000000000 00°°00000 00000°000 0000000041000000000 `)•• • •• • • �.. .. 4 O• a 000000 00000000 000000000000000004 • • °0 0 0 0 '0'000 °00 0 .40000°0°°• 400400000 r I 113 0 0°O°O°O Opo°O°O4°o° DaDODOOD° 00000000 000000000000000000(000000000 000000000000000000• °0°0°ODOO °0°00 O ° 1 O°0°0°O 0000000.00000000°0000000000004000000 000040000 OOD00000000°00000O,O0o0oUoo 4 •00000000••000000004°00000000 00000000,000000000 0 000000000:J00000000[000000000 Industrial CO O4°O°OO ° 0°O° O Oj 0°°04°0°0° 000.00o°0.00000000c0000000000�00°0°000 °00000 400°°0°°0 000 D°p 4440°°°0( �/qq ) 0°00 °0° °0°44° ° °O D°0 O° °O 0•.•00000000.00°000000(0 000 000000000 00000000 400°00°00 000000 �y °000°°°°O° °°o O°o°°O � O 0°°O °0000°0Dn•000D24DD y2o0D°°aD4 oo°°oDo°oo,00°00°004 000000 00 s2°4oOoo°t'. District 0000••00D0000000o0000aoomoo°0000. 00000000 000 - I )Oo°0°000° 000,°0°ooc 40°000,°°.0 0000=000°. 00000004 000ao0u000o0.10u0.0.0a0 l° 000 %%000000000,000.000.0.0000p0=0.000, CD , n ti 4 n rr ° ° 000 00000 a000p4Unnip Ooog0002Gpp00000, oonop4°o 000000000 Ooo00o000°00000, i[i[ f OM • _ • Y F • T to i n ar o o c n 3 v� Q 21-9 E^2 .2 ZO mn vn n v�ninn �n°o m O U.1 ^ �' o m ' 0 ^ n J. u 0 0 n_ oC ° m y o --2 m 3 1•:8 g. or^v � o 3 a _- 3�- Tnmv�• D mv° osauv-_ a{ C m Crg uS(° . a 2 O -• vo p 7 o ° n O - ' o a ° 0 o v m a °.' n m T m o as mn a- m " ° o m P. 0 o , a. = ° D o (/ r n a M o n o r— m o o c'm S 7 a • `2 a, 01 W CO 13 D st i t elopment • rp xi One Family • Dwelling D3 District 33 One Family • Dwelling a-' District • gMulti Family Dwelling n 11 District 0 • 3 Mobile Home • ^ Park PO D District OggSSO2 '000000°°° r_ — _ Z Arterial 01 1 01 01 U1 co 0$0000000 01 (� loog0000a UI (n M CD EC D Development °00000°O ooO°a°°O° 73 0 District I 00000000g ,i,Qo,°,o„°,°•o° • p Neighborhood - Service m UiUI District 1 o n • 000°oo°000001 c El General 01 in 01 000000000 01 m W Business ° °0°0°0° District 0 0 0 0 y� 000000000! 0000°0000 000000000r 00000000 000000000000000000 0000000 ,00000000 Jo 00000000°a°oOp .000000000 000000000(p00000000 0000°0000 �000000000 i000 00000d�00000000c'0000000000000000000y 00000000c 00000000 00000000coo°o°o°o°c 000000000° 000000000C�000000000 0000 000000000gGqG000000000��0O00000000 oa0000000000000000 00000000° 000000000 000000000°o°o°o°o°4 •000000000 a000000000 00000000 000000000 0000000000000000BJ000000000000000000 00000000 00000000( 0000000000000000000(°000000004 //� 0000000000 000000000QpO 000000 0000000001 Commercial 000000000 00000000 000000000 00000000 00000000 000000000 300000000 00000000°o°o°0000, CO D000000000 to 0000000000000000000 00000000 000000000 00000°00°0 00°°0°°°(00.°°°000 °°°0000°° 0000000( °°000°000 00000000.009000°0°< 00000000C 000000000(00 0000000 0000°000 District 000000000 0000 000000000 000000 00000000 00000000 00000000 00000000.00°0°0°0°( '1000000000 0000000000 0000000 00000000 000000004 00000000 00000000P0000000001000000000p00000000( 00000000 0°000000 00°0000000 00000000 000000 000 00000000, �y 00000000000000000000°°°°°°°0p°°°°°°°°°ao°00000.000000000 R0000000000000000y0�0„0�0n0 000000000 00000°000 000 00000000 00000000Coo0o00000°000o00000 00000000 000000000 00000000c00000000000000oo0ocb00000000 •00000000coo00o0000000000000000000000°0 OOOo0000c 000000000 - o 0 0000000000000P o 0 000 o0o0ocjb 00°00 °0°0o0°0m000000°°(�0°000°000(0� 0000000000 0000000030000000000000OOOOO 000000000 000000000 13 ::,0000:00.0000.0.0.000000000 0000000000000000°00 000000 00000000 000000000c000000000 00000000 0°0°0°0°0000 000000c00000000ar00000000 00000000 0000000008 Industrial M 0000000000 000000 00000000000000000 00000000 00 0000000 00000000 0 000000000000000 00000 000000000 00000000e 0000000000000000000 0000001 000 0000000oo00oa000000000000000 00000) 00000 000000000 000000000000000000° 000000000e°000a00000 00000°.000000000 0000000 000000000 �/� 0000000000 00000000 0000000qq0000000000 00000000c900000000 000000 0000000000000000 000°00001 00000o0D0u0000uu 000000000 000000000 00000 District W 0000000000 00000000000000 000000000010000000000 000000000 00000000 000000000 0000000000000000000 •000000000 OO00000000 000000000.000000000 00000000 0000000000 ml Mp00000000° 000000000,00000000g000000000c000000000 00000000000000000 000000000000o0000q _ 00000000000000.000000000,00000000 °0°0000000(00000000c� UM • 1 1 I 1 1 °iO � , ' °� fl am ° NS IP c if O ° ! flFF • A ON �_ Q �LA VI ° _• aS°='o ^ma N $ o- omamoa m7 . m O D pO8_ m- °-oO • v° CL mC . ° o 0 -i an o m o•D no (^ o n c o„ o N ° ° n � `n CL o V S =- N o ii no 'LC-9. M 3 0 ° ° B o ii. T° Sa_ 3 O ,c B a_ o n o a m C s o m S n .c .tev o• o c -um o = n ce N s m in '.-4-.�i 0 a G a K m aao w m 0 °R ti Pre-Development In M (1 0 District xi One Family • Dwelling District m 33 One Family m A .a Dwelling 6 a 70 >o Q District 23 - Z g Multi Family Z m n Dwelling m Or m - I-. N 11 District v) y y Z Mobile Home o 0 y . park A C 0 X District a m n • n N ; 6.3 Town Houses: In those districts where town houses are a permitted use, the Building Inspector may issue a building permit for the erection of town houses, provided that the development conforms to the following minimum conditions and requirements: (1) Minimum Site: The minimum gross site area for a town house development shall be 15,000 square feet. In determining compliance with this provision, no part of a lot shall be counted unless it is of such size, shape, topography, and locations as to make it usable for individual town.house lots, common parking or recreation areas, or necessary pedestrian ways. (2) Off-Street Parking Areas: If the required off-street parking facilities are not provided on the individual town house lots, they shall be provided on common areas, located within 200 feet of each lot so served, measured along a route of pedestrian access. (3) Common Recreation Areas: There shall be at least 900 square feet of common recreation areas per town house lot; the mini- mum size of any common recreation area, shall be 6000 square feet and the minimum width sixty feet. Each required common recreation area shall be within 300 feet of all the town house lots it is intended to serve, measured along a route of pedestrian access. Each required common recreation area shall be approxi- mately graded, turfed, surfaced, or otherwise landscaped and provided with suitable drainage and recreation facilities. Pedestrian ways and swimming pools may be included as part of the required common recreation areas having the required minimum width, but off-street parking areas and service drives may not be included in such areas. (4) Common Areas - Ownership and Maintenance: For any land or facilities to be used in common by residents of the development, there shall be provisions made for the establishment of a property owners association to own, manage, and maintainsuch common facilities. (5) Public Access: Each individual town house lot shall abut on a public street. - 16 - 6.4 Mobile Home Parks: Mobile Home Parks as defined in Article VI may be established provided the development conforms to the following minimum conditions and requirements: (1) Minimum Site: The minimum gross area for a mobile homes park development shall be 40,000 square feet. In determining com- pliance with this provision, no part of a lot shall be counted un- less it is of such size, shape, topography, and location as to make it usable for individual mobile home lots, common recre- ation areas or necessary vehicular or pedestrian ways. (2) Common Recreation Areas: There shall be at least 600 square feet of common area per individual mobile home; the minimum area of any common recreational area shall be 8,000 square feet, and minimum width of any such area shall be eighty feet. Each required common recreation area shall be within 300 feet of all the mobile homes it is intended to serve, measured along a route of pedestrian access. Each required common recreation area shall be appropriately graded, turfed, or otherwise land- scaped, and provided with suitable drainage facilities. (3) Accessory Commercial Use: In a mobile home park containing at least 100 dwelling units, there may be provided for the con- venience of the residents of the park accessory commercial area, provided the commercial area meets the following con- ditions: a. The gross floor area devoted to commercial purposes shall not exceed six square feet for each mobile home site in the mobile home park development. ' b. No commercial parcel shall be closer than 300 feet to any property in a R-la orR-1bDwelling District outside the development. c. Any commercial parcel shall be governed by the require- ments of the NS, Neighborhood Service District. No illuminated signs shall be visible outside the premises. (4) Other Regulations: The development shall conform with the Mobile Home Ordinance of the City of Cibolo and all other applicable city and state regulations. - 17 - i 6.5 Classification of New and Unscheduled Uses: It is recognized that new or unlisted types of land use may seek to locate in the City of Cibolo. In order to provide for such contingencies, a determin- ation as to the appropriate classification of any new or unlisted form of land use shall be made as follows: (1) The Building Inspector shall refer the question concerning any new or unlisted use to the City Planning Commission requesting or interpretation as to the zoning district into which such use should be placed. The referral of the use interpretation question shall be accompanied by a statement of facts listing the nature of the use and whether it involves dwelling activity, sales, processing, type of product, storage, and amount and nature thereof, enclosed or open storage, anticipated employment transportation requirements,the amount of noise, odor, fumes, dust, toxic material and vibration likely to be generated and the general requirements for public utilities such as water and sanitary sewer. (2) The City Planning Commission shallmeet with the parties at interest and shall consider the nature and described performance of the proposed use and its compatibility with the uses permitted in the various districts and determine the zoning district or districts within which such use should be permitted. (3) The City Planning Commission shall transmit its findings and recommendations to the City Council as to the classification proposed for any new or unlisted use. The City Council shall by resolution approve the recommendation of the City Planning Commission or make such determination concerning the classifi- cation of such use as is determined appropriate. 6.6 Industrial Performance Standard Class "A": Light manufacturing pro- cesses which do not emit detectable dust, odor, smoke, gas or fumes beyond the bounding property lines of the lot or tract upon which the use is located and which do not generate noise or vibration at the boundary of the M-1 Industrial District which is generally perceptible in frequency or pressure above the ambient level of noise in the adja- cent areas and including: (1) Woodworking and planing mill with dust and noise control. (2) Textile manufacture with dust and odor control . - 18 - (3) Ceramic and pottery manufacture with dust, odor and fume control . (4) Plastic products manufacture with dust and fume control. (5) Paint, oil, shellac and lacquer manufacture when hoods and fume destructors are used in the cooking process. (6) Grain processing with hoods, dust and odor controls. (7) Manufacturing or industrial operations of any type which meet the general conditions set forth above and which are not offen- sive by the reason of emission of noise, odor, smoke, gas, fumes or dust. 6.7 Industrial Performance Standard Class "B": Any manufacturing, industrial servicing or storage process not prohibited by law, upon approval by the City Council in accordance with the Specific Use Permit procedure established in Article III . 6.8 Planned Unit Development: The City Planning Commission may recommend to the City Council and the City Council may authorize a Planned Unit Development, either within the city or within the area of extra-territorial jurisdiction, when it is found that said Planned Unit Development will encourage flexibility of design and development of land in such manner as to promote the most appropriate use of land, to facilitate the adequate and economical provision of streets and utilities, and to preserve the natural, scenic and recreational qualities of open lands. To encourage such Planned Unit Development, regulatory provisions are as follows: (1) The owner makes written application to the City for the use of the procedure and submits such plans and other information as required in this section and other sections of the Ordinance. • (2) The tract proposed for a Planned Unit Development is at least five (5) acres in size for any property having R-lb or more restrictive zoning or that is within the extra-territorial area, and at least two (2) acres in size for property that has MF or less restrictive zoning. (3) At least five (5) percent of the total tract in the Planned Unit Development, and a minimum of one (1) acre shall be allocated to park, recreation, open space or similar purposes. The City may, as a condition of approval, establish such conditions of - 19 - ownership, maintenance and use as it deems necessary to assure the preservation of such lands for their intended purposes. Such conditions shall be approved by the City Council prior to the approval of a Planned Unit Development. (4) The proposed Planned Unit Development requires the waiver of one or more provisions of this Ordinance and provides for community open space in accordance with section E. The City Council, after recommendation by the Planning Commission, may waive the requirements that: (1) require all units to front on a dedicated public street; (2) prohibit the development of private streets; (3) require each unit or building to be located on a lot of minimum size and dimensions with specified set- backs and similar coverage and yard requirements; and (4) such other requirements that limit the purposes for which the Planned Unit Development is intended. (5) Use Provisions: Whenever any area is designated as being within a Planned Unit Development, the following uses. may be authorized: a. Housing development consisting of any combination of single-family, two-family, townhouse or multi- family units. b. Recreation center and/or club facilities to serve the development or that are accepted by the City as a public facility. c. Open space or park areas to serve the development or that are accepted by the City as public areas. d. Office and commercial uses as follows: (1) In areas presently designated as MF or more restrictive, up to ten (10) percent of the total land area of the Planned Unit Development may be used for uses permitted in the MH, NS or GB Districts provided that the minimum area is one (1) acre. Planned Unit Developments containing a commercial area or areas must show that the creation of such areas will enhance the service to the development and the community and that any nearby existing or planned residential develop- ment is adequately protected. - 19a - (2) In areas presently designated as NS or less restrictive, up to twenty-five (25) percent of the total land area of the Planned Unit Development may be used for uses permitted in the C or less restricted districts provided that the minimum area is 20,000 square feet. Planned Unit Developments containing such commercial or industrial areas must show that the creation of such areas will enhance the service to the development and to the community and that any nearby existing or planned development is adequately protected. (6) A site plan shall be submitted showing uses, areas within which structures may be located, the height and spacing of buildings, open spaces and their landscaping, off-street open and enclosed parking spaces, streets and driveways, and other physical and developmental features. Streets and their rights-of-way shall conform to the standards and requirements of the Major Street Plan and other policies of the City. The provisions of Article IV, Section 10.0, shall govern the review and processing of each application and site plan. (7) Each area zoned as a Planned Residential Unit Development under the provisions of this Section shall be considered as an amendment to the Ordinance as applicable to the property involved. In approving the Planned Residential Unit Devel- opment the Planning Commission may recommend and City Council impose conditions relative to the standard of development and such conditions shall be complied with before a Certificate of Occupancy is issued for the use of the land or any structure which is part of the Development. Such conditions shall not be construed as conditions pre- cedent to the approval of the zoning use, but shall be construed as conditions precedent to the granting of a Certificate of Occupancy. (8) Site plans submitted for consideration under the provisions of sub-section c may be altered or amended with approval of the Planning Commission, but any change in the development shall be considered an amendment to the - 20 - • Zoning Ordinance and shall be processed in accordance with Article IV,Section 10.0. Section 7.0 Height and Area Regulations 7. 1 Schedule of Height and Area Regulations: Except as hereinafter pro- vided no building or structure or part thereof shall be erected, altered or converted for any use permitted in the district in which it is located unless it is in conformity with all the minimum regulations herein speci- fied for lot area, lot width, lot depth, dwelling unit area, front, side and rear yards. See schedule on page 22. 7.2 Special Height and Areas Considerations: (1) Height: In the districts where the height of buildings is re- stricted to thirty-five feet or three (3) stories, cooling towers, roof gables, chimneys and vent stacks may extend for an addi- tional height not to exceed forty (40) feet above the average grade line of the building. Water stand pipes and tanks, church steeples, domes and spires and school buildings and institutional buildings may be erected to exceed three (3) stories in height, provided that one (1) additional foot shall be added to the width and depth of side and rear yards for each foot that such structures exceed three (3) stories. (2) Lot Area: a. Lot of Record: Where a lot of record at the time of the effective date of this Ordinance has less area or width than herein required in the district in which it is located, and the owner of such lot does not own any other parcel or tract adjacent thereto, said lot may be used for a single family dwelling or for any non-dwelling use permitted in the district in which it is located. b. Mixed Use Building: In a building serving mixed dwelling and other uses, in any district, the height and area regula- tions applicable to non-residential buildings shall apply, except the minimum lot area per unit as specified in Section 7. 1 shall be provided, as required for residential buildings. { - 21 - 1 7.1 Schedule of Height and Area Regulations District Maximum Minimum Lot Special Yards Aggregate of Either Symbol District and Types of Uses Height Area Width Depth Reference Front Rear Side Yards Side PD Pre-Development: Agricultural, Single Family 35 feet 20,000 100' 200' 7.2 25' 20' 8' Dwelling, Accessory Uses R-1 One Family Dwelling: One Fami y Dwelling, 35 feet 9,600 80' 120' 7.2 25' 20' 15' 7' Accessory Uses R-2 One Family Dwelling: One Family Dwelling, 35 feet 7,000 70' 100' 7.2 20' 20' 15' 7' Accessory Uses MF Multi Family Dwelling: Single Family Dwelling 35 feet 7,000/U 70' 100' 20' 20' 15' 7' Two Family Dwelling 35 feet 3,500/U 70' 100' 20' 20' Town House Dwelling 35 feet 2,500/U 25' 100' 7.2(5) 10' 10' 15' 7' Multi Family Dwelling (1) 3,000 90' 100' 7.2(5) 20' 20' 15' 7' Accessory Uses MH Mobile Home Park: Mobile Homes, Accessory, Commercial, 35 feet 40,000/U 200' 200' Conformance with provisions of Section 6.4 One Family Dwelling NS Neighborhood Service: NoDwellingUnits Permitted Convenience goods for 35 feet one local residence acre Professional Services GB General Business: No Dwelling Uses Permitted Retail Stores, Shops, Restaurants, Filling Stations, 35 feet No Minimum Requirement Refer to Sub-Section 7.2 etc. (Enclosed Spaces for Retail Sales) For Special Height and Area Considerations C Commercial: Primarily Related to Multi Family Uses, No Dwelling Uses Permitted Auto Sales and Service, 60 feet Non-Residential Uses and Established Building Lines Carpenter Shop, Wholesale, (1) No Minimum Requirement Storage and Similar Uses M-1 Group"A" Industrial; No Dwelling Uses Permitted 35 feet 10,000 100' 100' Light Industrial Uses (1) Height above 40 feet permitted when one foot setback is provided for each two feet additional height. -22- 1 i 1 (3) Front Yards: a. Where the frontage on one side of a street between two intersecting streets is divided by two or more Zoning Districts, the front yard shall comply with the require- ments of the most restrictive district for the entire front- age from one intersecting street to the other. b. Where a building line has been established by plat or ordinance and such line requires a greater or lesser front yard setback than is prescribed by thisOrdinance for the district in which the building line is located, the required front yard shall comply with the building line so established by such ordinance or plat. c. The front yard shall be measured from the property line to the front face of the building, covered porch, covered terrace or attached accessory building. Eaves and roof extensions may project into the required front yard for a distance not to exceed four (4) feet and subsurface struc- tures may not project into the front yard to a height greater than forty (40) inches above the average grade of the curb at the front of the structure or when no curb exists to forty (40) inches above the average grade of the property line. Where no front yard is required all stairs, eaves, roofs and similar building extensions shall be located behind the front property line. d. If thirty (30) percent or more of the frontage on one side of a street between two intersecting streets in any residential district is improved with buildings prior to the effective date of this Ordinance that have observed an average front yard line with a variation in depth of not more than six (6) feet, then the average front yard so established shall be observed. e. In a Planned Residential Unit Development, the following front yards shall be provided: Commercial or Retail Development - Forty-five (45) feet, except drive-in service buildings and gasoline service station pump islands may not be located nearer than sixteen (16) feet to the front property line. - 23 - Housing Development - Twenty (20) feet or as specified in amending ordinance. (4) Side Yards: a. Every part of a required side yard shall be open and un- obstructed except for accessory buildings as permitted here- in and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve (12) inches into the required side yard, and roof eaves projecting not to exceed forty-eight (48) inches into the required side yard, except that no projection shall be permitted closer than twelve (12) inches to a common property line. b. Multi-family dwelling not exceeding three (3) stories in height including dwellings located in a building group shall provide a minimum side yard of ten (10) feet between any building wall containing openings for windows, light and air and any side lot line except that any such building face or wall not exceeding thirty-five (35) feet in width may provide a minimum side yard of five (5) feet. Where a building wall contains no openings for windows, light or air, a minimum side yard of five (5) feet shall be provided between such wall and the side lot line. c. Where multi-family dwellings or structures are constructed to exceed three (3) stories in height, a side yard equal to one (1) foot for each three (3) feet of building height for all building faces or walls having openings for light, air or access shall be provided except that such side yard need never exceed fifty (50) feet. In all districts per- mitting the construction of multi-family dwellings exceed- ing three (3) stories in height, a minimum side yard of ten (10) feet shall be required for any building face or wall which contains no openings for windows, light or air. - 24 - d. A one family attached dwelling (Town House) separated from another such dwelling by a fire or party wall need not provide a side yard except that no complex of attached one family dwellings shall exceed three hundred (300) feet in length. A minimum required side yard of five (5) feet shall be provided at the end of each one family attached dwelling complex so that the end of any two adjacent building complexes shall be at least ten (10) feet apart and provide access between such building complexes for fire and other emergency service. e. No side yard is required for non-residential use in the NS, GB, AD, C, and M-1 Districts except where a commercial, retail or industrial or other non-residential use abuts upon a district boundary line dividing such districts from a residential district in which event a minimum ten (10) foot side_ yard shall be provided on the side adjacent to such residential district. f. Accessory buildings as permitted herein may be allowed in required side yards, provided, however, that no accessory building may be closer than ten (10) feet to any main build- ing on the same lot, nor closer than three (3) feet to a com- mon property line. (5) Rear Yards: a. In district permitting one family attached (Town House) dwellings no rear yard is required where the rear wall of a dwelling structure is attached to another dwelling struc- ture provided that all such one family attached dwellings structures have at least one side of each building exposed to a public street or officially approved place or court and provided further that where interior courts are used for access to light and air such courts provide the minimum required open space. b. In the NS, GB, AD, C, and M-1 Districts, no rear yard is specified for non-residential uses except where retail, commercial or industrial uses back upon a common zoning district line, whether separated by an alley or not, divid- ing the district from any of the residential districts listed herein, a minimum rear yard of ten (10) feet shall be pro- vided by the non-residential use. - 25 - c. Every part of a required rear yard shall be open and un- obstructed to the sky from a point thirty (30) inches above the general ground level of the graded lot, except for accessory buildings as permitted and the ordinary projec- tions of window sills,. belt courses, cornices and roof over- hangs and other architectural features projecting not to exceed four (4) feet into the required rear yard. d. No accessory building, as permitted herein, shall occupy more than forty (40) percent of the required rear yard. Accessory buildings shall be set back three (3) feet from the rear property line, provided, however, that where the rear lot line is the line of an alley twenty (20) feet or more in width, no setback shall be required. 7.3 Court Standards: The minimum dimension and area of outer or inner courts provided in buildings occupied for dwelling purposes shall be in accordance with the following provisions: (1) Outer Courts Residential Structures: a. For residential structures, 35 feet or less in height, any outer court which is used for access of light or air or which may be used for emergency access purposes shall have a minimum width equal to the depth of the•court but the width of any such outer court need not exceed twenty (20) feet even though the depth of the court may exceed such dimension. b. For residential structures exceeding 35 feet in height, any outer court which is used for access of light or air or which may be used for emergency access purposes shall have a minimum width equal to the depth of the court; but the width of any such outer court need not exceed fifty (50) feet, even though the depth of the court may exceed such dimension. (2) Inner Courts Residential Structures: a. For residential structures 35 feet or less in height, any inner court which is used for access of light or air or which may be used for emergency access purposes shall have minimum dimensions in the length and in the width of its base equal to the height of the roof or eave at the - 26 - SECT! S N 7 . 3 C U FIT STAN 0 A-. ' U outer c .=carts residential structure N k 41- / 10i LASS ;; i: , W1p1N = P P H ,..-.,•,•,,-- ., - - ,' JC7 1,10i- CGD 20 i r r Ohl 's ' Ai;,--,--.--------:7-14_ * . . / y at I41. °° j - Np �Iofi �xc��r� 3S :ut zokl \ inner c urt /./,/ ..�/ r /%//j ,..---,=• '',,• m j/, coup t i �/ 11 7).*,jai '/- ,/C-//<;A- ' A. 1.1 0'-`Sr-.vHUllii 7 1 '•\ rAti/l/�l /,��l%/,�/�/tel. _ �.11.1!��' . 1' ii;�`tr `� 0-,4,..)1:1.-1/,• � I * * 0IG1-11 � -' otc L�sNt-IGI--1-1 ov` lam.I J1- = I-t1 -i tIA 101 N N E 1&I-1 fi , N� ID kot- �Xc 9 �o Nip Not- C. i top of the wall enclosing such court; but neither the width or length of the base of such inner court need exceed thirty (30) feet, even though the height of the enclosing walls may exceed such dimension. b. For residential structures exceeding 35 feet in height, any inner court which is used for access of light or air or which may be used For emergency access purposes 4halI have a minimum dimension in the length and in the width of its base equal to the height of the roof or eave at the top of the wall enclosing such court; but neither the width or the length of the base of such inner court need exceed fifty (50) feet, even though the height of the enclosing walls may exceed such dimension. - 27 - Section 8.0 Off-Street Parking and Loading Regulations 8.1 Schedule of Off-Street Parking Regulations: Except as hereinafter provided, no building or structure or port thereof shall be erected, altered, or converted for any use permitted in the district in which it is located unless there shall be provided on the lot or tract, on an immediately contiguous lot or tract or within 150 feet of such building or structure vehicle parking in conformance with the following schedule. Minimum Minimum No. of Spapes No. of Spaces Type of Generator Unit Per Unit Type of Generator Unit Per Unit One and Two Family Dwellings Dwelling 2 Dance Hall, Assembly or Exhibit Hall Square Feet 1/100 Multi Family Dwellings and Townhouses Dwelling 2 Business or Professional Office, Studio Rooming or Boarding House Sleeping Rooms 1/2 Bank, Medical or Dental Clinic Fraternity or Sorority Beds 1/4 0-1,000 Square Feet Total Square Feet 3 Private Club or Lodge Members 1/5 1,000+- Square Feet 1/200 Church or Temple Seat 1/5 Bowling Alley Alley 4 School (except high school or college) Mortuary or Funeral Home . Seats 1/4 Seats in Auditorium Seat 1/10 Restaurant, Night Club, Cafe, or Seats in Classroom Classroom 3 Similar Recreation or Amusement College or High School Establishment Seat 1/3 Seats in Auditorium Seat 1/8 Retail Store or Personal Service Seats in Classroom Classroom 3 Establishment Square Feet 1/200 Country Club or Golf Club Members 1/5 Furniture or Appliance Store, Hard- Community Center, Library, Museum, ware Store, Wholesale Establish- or Art Gallery ments, Machinery or Equipment 0-2,000 Square Feet Total 10 Sales and Service, Clothing or 2,000+ Square Feet Square Feet 1/300 Shoe Repair, or Service Shop Hospital Beds 1/2 0-1,000 Square Feet Total 2 Sanitorium, Convalescent Home, 1,0004- Square Feet Square Feet 1/300 Home for the Aged, or Similar Printing or Plumbing Shop or Similar Institution Beds 1/4 Service.Establishment Employees 1/3 Theater or Auditorium (except school) Seats 1/4 Manufacturing or Industrial Establish- Sports Arena, Stadium, or Gymnasium Seats 1/5 ment, Research or Testing Hotel Sleeping Rooms 1/3 Laboratory, Creamery, Bottling Commercial Floor Area Square Feet 1/200 Plant, Warehouse, or Similar Tourist Home, Cabin, or Motel Sleeping Rooms 1 Establishment Employees 1/2 -28 - 8.2 Provisions for Determining the Number and Location of Parking Spaces: (1) In computing the number of such parking spaces required, the following rules shall govern: a. "Floor area" shall mean the gross floor area of the specific use. b. Where fractional spaces result, the parking spaces required shall be construed to be the nearest whole number. c. The parking space requirement for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Board of Adjustment. d. Whenever a building or use constructed or established after the effective date of this Ordinance is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity or otherwise, to create a need for an increase of ten percent or more in the number of exist- in parking spaces, such spaces shall be provided on the basis of the enlargement or change•. Whenever a building or use existing prior to the effective date of this Ordinance is enlarged in floor area or in the area used, said improve- ments or use shall then and thereafter comply with the parking requirements set forth herein. e. In the case of mixed uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately. (2) All parking spaces required herein shall be located on the same lot with the building or use served, except that where an increase in the number of spaces is required by a change or en- largement of use or where such spaces are provided collectively or used jointly by two or more buildings or establishments, the required spaces may be located not to exceed 300 feet from an institutional building served and not to exceed 500 feet from any other nonresidential building served. a. Up to 100 percent of the parking spaces required for a church or school auditorium may be provided and used jointly by banks, offices, retail stores, repair shops, - 29 - service establishments and similar uses not normally open, used or operated during the same hours; provided, however, that written agreement therefore is properly executed and filed as specified in paragraph b. b. In any case where the required parking spaces are not located on the same lot with the building or use served, or where such spaces are collectively or jointly provided and used a written agreement, thereby assuring their retention for such purposes, shall be properly drawn and executed by the parties concerned, approved as to form by the City Attorney and shall be filed with the application for a building permit. 8.3 Off-Street Loading Regulations: Every building or part thereof erected or occupied for retail business, service, manufacturing, storage, warehousing, hotel, mortuary, or any other use similarly involving the receipt or distribution by vehicles of materials or merchandise, shall provide and maintain on the same premises loading space in accordance with the following regulations: (1) In the NS, Neighborhood Service and GB, General Business District, one loading space for the first 5,000 to 15,000 square feet of floor area in the building and one additional loading space for each 15,000 square feet, or fraction thereof, of floor area in excess of 15,000 square feet. (2) In the AD, Arterial Development District, C, Commercial District and in the M-1, Industrial Districts one loading space for each 10,000 square feet or fraction thereof, of floor area in the building. (3) No more than three off-street loading spaces shall be required for any Neighborhood Service or General Business use, nor more than five off-street loading spaces for any Commercial or Industrial use. - 30 - ARTICLE III SPECIFIC USE REGULATIONS Section 9.0 Specific Use Permits 9. 1 Development Standards Required: (1) The City Planning Commission in considering and determining their recommendation and the City Council in considering any request for a Specific Use Permit may require from the applicant, plans, information, operating data and expert evaluation con- cerning the location, function and characteristics of any build- ing or use proposed. The City Council may in the interest of the public welfare and to assure compliance with this Ordinance, • establish conditions of operation, location, arrangement and construction of any use for which a permit is authorized. In authorizing the location of any of the uses listed as Specific Use Permits, the City Council may impose such development standards and safeguards as the conditions and location indicate important to the welfare and protection of adjacent property from excessive noise vibration, dust, dirt, smoke, fumes, gas, odor, explosion, glare, offensive view or other undesirable or hazardous conditions. 9.2 Authorized Uses: The City Council of the City of Cibolo, Texas, after public hearing and proper notice to all parties affected, in accordance .with the notice procedure prescribed under Article IV, Section 10.0 for amending the Zoning Ordinance, and after recom- mendation by the Planning Commission may authorize the issuance of specific use permit for zoning specific uses set forth in the Schedule of Uses (Article II, Section 6.2) when situated within the Zoning Districts identified within the schedule. • - 31 - ARTICLE IV AMENDMENTS Section 10.0 Changes and Amendments 10.1 Authority: The City Council may from time to time on its own motion amend, supplement, change, modify or repeal the regulation standards and boundaries herein established. In addition, a comprehensive review of the Zoning Ordinance text and map shall be made by the City Planning Commission for the purpose of keeping the City current with development patterns and innovative methods in zoning and examining existing land uses and changes in land uses made by developers and builders within the City in order to ascertain those areas the patterns of development is changing. The City Planning Commission, at least every three years, shall file a report and recom- mendation thereon with the Mayor and City Council . The three year time period shall commence upon the date of the adoption of this Ordinance. 10. 2 Application and petition for amendment for changes to the regulations and/or district map. (1) Any person, firm or corporation petitioning the City Council for a change in the regulations or the Zoning District Map shall do so upon forms provided for such purpose by the office of the City Secretary and all petitions for changes shall be filed with the office of the City Secretary. Notice shall also be given to the City Secretary if said application for change originates with any member of the City Council or Planning Commission. (2) Petitions shall be reviewed by the City Planning Commission and the City Council in a joint meeting, such meeting to be a regularly scheduled meeting of the Planning Commission for which an agenda has been published and distributed to the members of the Commission and Council not less than ten days prior to such meeting. If, after review of an application or petition, the majority of the membership of the City Council and the majority of the membership of the City Planning Commission agree that: a. Such requested change is not in keeping with the compre- hensive plan of the City, or - 32 - b. there is no error in the original zoning of the property for which a change is requested, or c. there has been no substantial change in the environment of the property for which a change is requested that could warrant a change since its original classification, or d. granting of the request would create a spot zone whereby the property would enjoy a special or monopolistic privilege not enjoyed by nearby properties of equal or similar locational factors, the applicant shall be advised in writing by the City Secretary that it is the opinion of the City Council and the City Planning Commission that granting the requested change would not be in keeping with the objectives and purposes of the Comprehensive Plan and theZoning Ordinance and that theZoning Ordinance and/or District Map in respect to the particular request will not be amended or changed. (3) In the event that the City Council and the City Planning Corn- mission by majority of each body do not agree in respect to an application or petition as set forth in paragraph (2) above such petition shall be scheduled for a public hearing and further consideration of the proposed amendment. 10.3 Public notice and procedure for amending or changing the Zoning Ordinance and/or Zoning District Map. (1) Whenever it is the desire of the majority of the members of the City Council and of the majority of the members of the City Planning Commission that an amendment or change to the Zoning Ordinance or District Map be proposed and considered at a public hearing or as a result of a petition or application by a person, firm or corporation that has not been rejected or denied as set forth in Section 10.2, such proposed amendment or change shall be scheduled by the City Secretary for a public hearing before a joint meeting of the City Council and the City Planning Commission. Such public hearing shall hereinafter be known as the Public Zoning Hearing. (2) No action to amend, supplement, change, modify or repeal the Zoning Ordinance or the District Map shall be final until there shall have been a public zoning hearing thereon with public notice of such hearing as herein required. - - 33 - • (3) Notice of any public zoning hearing involving only the Zoning Ordinance and not the District Map shall be given by publication once in a newspaper of general circulation in the City and designated as the official publication of the City stating briefly the change or amendment to be considered at the hearing and the time and place of such hearing which shall not be earlier than 15 days from the date of such publication. (4) Notice of any public zoning hearing involving a change of or amendment to the District Map or the granting of a specific use permit shall be given as set forth in Section 10.3 and in addi- tion written notice shall be given time and place of hearing stating the address of the property proposed for change or a specific use permit and briefly the change or specific use permit that is to be considered. Such notice shall be sent to the owners as determined from the most recently approved city tax roll of real property lying within 300 feet of the property on which the change in classification or specific use permit is proposed. Such notice shall be given not less than 15 days before the date set for the hearing and shall be made by deposit- ing the same, properly addressed and postage paid, in the United States Post Office. (5) The Public Zoning Hearing shall be a joint meeting of the City Council and The City Planning Commission. Rules of order commensurate with proper conduct, hearing of arguments and receiving of evidence shall be adopted and observed in the conduct of the hearing. The recording of minutes shall be made of each hearing and shall be maintained or filed in the office of the City Secretary. No action on any proposed change, amendment or specific use permit shall be taken by either the City Council or the City Planning Commission at or during the Public Zoning Hearing. However, if all the members of the Planning Commission and the City Council present at such meeting concur on the favorable passage of any proposal, then that matter may be referred to the City Council with a recommendation of passage without any further meetings. (6) The City Planning Commission shall within ten days after a Public Zoning Hearing, hold a special meeting to act and recommend upon changes, amendments or specific use permits considered at such hearing. This meeting shall be open to the public and the recording of minutes and other procedures - 34 normally conducted by the Planning Commission shall be observed; however, no proponent or opponent to a proposed zoning change, amendment or specific use permit, or any other citizen interested in such matter shall be heard. The members of the City Planning • Commission shall vote on each proposed change, amendment or specific use permit as to their recommendations to the City Council for either adoption or denial. The recommendations of the City Planning Commission shall be transmitted to the office • of the City Secretary for the Council in writing within 5 days following the meeting of the City Planning Commission. (7) After receipt by the City Council of the recommendations of the City Planning Commission, the City Council shall at either a regular or a special meeting act upon the proposed changes, amendments or specific use permits. Although such meeting is open to the public no proponent or opponent to a proposed zoning change, amendment or specific use permit shall be permitted to be heard. In case of a recommendation by the City Planning Commission against or in case of protest against proposed specific use permit or amendment, supplement, change or repeal of the regulations or restrictions of theZoning Ordinanceor the boundaries of the District Map herein established, filed with the office of the City Secretary and signed by the owners of 20% or more either of the area of the lots included in such proposed change or those immediately adjacent in the rear thereof extending 200 feet therefrom or those directly opposite extending 200 feet from the street frontage of such opposite lots, such amendment, supplement, change, modification or repeal shall not become effective except by the favorable vote of three-fourths of all the members of the City Council . 10.4 If the City Council fails to pass an ordance approving such proposed specific use permit, amendment, supplement, or change then in that event, a new application for such proposed specific use permit, amendment, supplement, or change in the Zoning Ordinance shall not again be considered until after the expiration of (12) months from the date of such proposed amendment, supplement, or change was rejected, provided however that such application may be recon- sidered within the above mentioned (12) month period if it be shown that a substantial change in conditions has taken place in the vicinity of the property sought to be rezoned or for which a specific use - 35 - permit was requested. The procedures for such application for rezoning shall be the same as if the applicant had never filed a previous appli- cation for zoning change. 10.5 All specific use permits granted by the City Council for use in any zoning district shall be acted upon by the proponent within 18 months after the date of approval by the City Council . If the proponent fails to do so within such time, then such permit shall be automatically terminated and an application for a new specific use permit shall be obtained in accordance with this Ordinance. - 36 - ARTICLE V ENFORCEMENT AND ENACTMENT Section 11 .0 Confirmation of Building Site 11. 1 Variation: No permit for the construction of a building or buildings upon any tract or plot shall be issued until a building site, building tract or building lot has been varified by compliance with one of the following conditions. (1) The lot or tract is part of a plat of record, properly approved by o- The City Planning Commission, and filed in the Plat Records of Guadalupe County, Texas. (2) The site plot or tract is all or part of a site plan officially recommended by the City Planning Commission; and approved by the City Council which site plan provides all utility and drain- age easements, alleys, streets, and other public improvements necessary to meet the normal requirements for platting includ- ing the designation of building areas and such easements, alleys and streets have been required and properly dedicated and the necessary public improvements provided. (3) The plot, tract or lot faces upon a dedicated street and was separately owned prior to the effective date of this Ordinance or prior to annexation to the City of Cibolo, whichever is applicable, in which event a building permit for only one main building may be issued on each such original separately owned parcel without first complying with either Sub-section 11. 1, (1) or (2) preceding. Section 12.0 Nonconforming Use 12. 1 Continuance of Use: Any nonconforming use of land or structures may be continued for definite periods of time, subject to such regula- tions as the Board of Adjustment may require for immediate protection of the adjoining property and the ultimate removal of the nonconform- ing use. If, however, a continuing operation is not carried on in such nonconforming use during a continuous period of one (1) year, ' the building, other structure or tract of land where nonconforming use previously existed shall thereafter be occupied and used only for a conforming use. Intent to resume active operation shall not affect the foregoing. - 37 - 12.2 Change of Use: A nonconforming use may be changed to any conform- ing use. A nonconforming use shall not be changed to any other type of nonconforming use without the prior approval of the Board of Adjust- ment which may grant a change of occupancy from one nonconforming use to another, provided the use is within the same or higher classifica- tion as the original nonconforming use, that such nonconforming use and occupancy will not tend to prolong and continue nonconforming use . A nonconforming use once changed from a lower to a higher classification use shall not be changed thereafter to a lower classifica- tion use, and such prior lower classification use shall be considered abandoned. 12.3 Damage and Destruction: A nonconforming use shall not be extended or rebuilt in case of obsolescence or total destruction by fire or other cause. In the case of partial destruction by fire or other causes not exceeding fifty percent (50%) of its value, the Building Inspector shall issue a permit for reconstruction. If greater than fifty percent (50%) and less than total, the Board of Adjustment may grant permit for repair after public hearing and having due regard for the property rights of the persons affected when considered in the light of public welfare and the character of the areas surrounding the designated nonconforming use. 12.4 Enlargement: A nonconforming use shall not be enlarged or extended, except upon authorization of the Board of Adjustment. ' 12.5 Normal Maintenance: Normal maintenance of a building or structure containing a nonconforming use is permitted, including necessary non- structural repairs and incidental alterations not extending the noncon- forming use. 12.6 Structural Changes: No structural alteration shall be made in a build- ing or other structure containing a nonconforming use except when required by law. Section 13.0 Effect Upon Existing Permits, Agreements and Rights 13. 1 Existing Permits and Private Agreements: This Ordinance is not intend- ed to abrogate or annul any permits issued before the effective date of thisOrdinance, or any easement, covenant or any other private agree- ment. - 38 - ' 13.2 Preserving Rights in Pending Litigation and Violations Under Existing Ordinances: By the passage of thisOrdinance, no presently illegal use shall be deemed to have been legalized unless specifically such use falls within a use district where the actual use is a conforming use. Otherwise, such uses shall remain nonconforming uses where recognized, or an illegal use, as the case may be. It is further the intent and declared purpose of this Ordinance that no offense committed, and no liability, penalty, or forfeiture, either civil or criminal, shall be discharged or affected by the adoption of this Ordinance;but prose- cutions and suits for such offenses, liabilities, penalties, or forfeitures may be instituted or causes presently pending be proceeded within all respects as if such prior ordinance had not been replaced. 13.3 Completion of Existing Buildings: (1) Nothing in these regulations nor in any amendments hereto which change district boundaries shall require any change in the plans, construction or designated use of a building which shall be com- pleted in its entirety within two years from the date of the passage of this ordinance, provided such building either was actually under construction at the time of the passage of this Ordinance or was authorized by building permit before the passage of this Ordinance, and further provided construction shall have been started within ninety days from passage of this Ordinance. (2) Commitments with reference to construction of public utility buildings necessary for proposed expansion of the City made prior to the passage of this Ordinance shall be observed. Section 14.0 Building Permits: 14. 1 Permit Requirements: It shall be unlawful within the City of Cibolotoco;nmence construction or excavation for construction of any building or structure, including accessory buildings, or to commence the erection, reconstruction, conversion, alteration or moving of any building, including accessory buildings, until the Building Inspector has issued a building permit for such work. Except upon written authorization of the Board of Adjustment as provided in Section 16.0 no such building permit shall be issued for any building where said construction, reconstruction, conversion, moving, alteration or use thereof would be in violation of any provision of this Ordinance. - 39 - 14.2 Plan Requirements: There shall be submitted with each application for a building permit two copies of a layout or plot plan drawn to scale, showing the actual shape and dimensions of the lot to be built upon, the exact size and location of the lot of existing building or structures, if any, and the size and location of the building or structures to be constructed, altered, or moved. There shall also be stated on the application the existing or intended use of each such building or part of building and such other information with regard to the lot and neighboring properties as may be necessary to determine compliance with and to provide for the enforcement of this Ordinance. One copy of the plans shall be returned to the applicant by the Building Inspec- tor, after he shall have marked such copy either as approved or dis- approved and attested to same by his signature on such copy. The second copy of the plans, similarly marked, shall be retained by the Building Inspector. The application for a building permit shall be made by the owner of the property concerned or a certified agent thereof. Section 15.0 Certificate of Occupancy and Compliance No building hereafter erected or structurally altered shall be occupied, used or changed in use until a certificate of occupancy and compliance shall have been issued by the Building Inspector, stating that the building and proposed use of building or land comply with all the building and health laws and ordinances, with the ordinance related to plumbing instal- lation, and with the provisions of this Ordinance. Certificates of occupancy and compliance shall be issued by the Building Inspector within five days after the erection or structural alteration of such building shall have been completed in conformity with the provisions of this Ordinance and the laws and ordinances above mentioned. A record of all certificates shall be kept on file in the office of the Building Inspector, and copies shall be furnished upon request to persons having a proprietary or tenancy interest in the building affected. Section 16.0 Board of Adjustment 16. 1 Organization: There shall be a Board of Adjustment consisting of five members, appointed by the City Council, each to be appointed for a term of two years, removable for cause by the appointing authority upon written charges and after public hearing. Vacancies shall be filled for the unexpired term of any member whose term be- comes vacant. The City Council may appoint two alternate members to the Board of Adjustment who shall serve in the absence of one or more regular members when requested to do so by the City Secretary. - 40 - The alternate members shall serve for the same period as the regular members and any vacancies shall be filled in the same manner and shall be subject to removal as the regular members. 16.2 Jurisdiction: When, in its judgment, the public convenience and welfare will be substantially served and the appropriate use of neighboring property will not be substantially or permanently injured, the Board of Adjustment may, in specific cases, after public notice and public hearing, and subject to appropriate conditions and safe- guards, authorize and shall have the power to grant the following special exceptions to the regulations herein established. In granting such exceptions and regulations the Board of Adjustment shall not permit within any district a use that is not permitted in that district and the district regulations as set forth in thisOrdinance; and the Board of Adjustment shall not permit any variation or exception if the appli- cant has contributed to the cause of the unnecessary hardship of which he complains. (1) The reconstruction of a building occupied by a nonconforming use, provided such reconstruction does not prevent the eventual return of such property to a conforming use may be permitted. (2) Modifications of yard, open space, parking lot area, or lot width regulations as may be necessary to secure appropriate development of a parcel of land where such parcel was separ- ately owned at the time of the passage of this Ordinance and is of such restricted area where the shape of the lot is such that it cannot be appropriately developed without such modification may be permitted. (3) Require the discontinuance of nonconforming uses of. land (not primary structures), under any plan whereby the full value of any improvement can be amortized within a reasonable number of years, taking into consideration the general character of the neighborhood and the necessity for all property to conform to the regulations of this Ordinance. (4) Reduce required off-street parking if it can be shown that the required minimum as herein established will not at any time be necessary because of the character of the proposed uses at a probable limited quantity of employees, clients, customers or tenants. - 41 - • (5) Decide appeals where it is alleged there is error in the order, requirement, decision or determination made by the building inspector in the enforcement of this Ordinance. 16.3 Applications for Special Exceptions: All applications for special exceptions shall be by appeal to the Board of Adjustment. Appeals to the Board of Adjustment may be taken by any person aggrieved, or by any officer, department, board or bureau of the city affected by any decision of the administrative officer. Such appeal shall be taken within a reasonable time, as provided by the rules of the Board, by filing with the officer from whom the appeal is taken and with the Board of Adjustment a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board all papers constituting the record in the matter being appealed. 16.4 Stay of Proceedings: An appeal shall stay all proceedings in the matter appealed from unless the officer from whom the appeal is taken certifies to the Board of Adjustment that a stay would in his opinion cause imminent peril of life or property. 16.5 Hearings of Appeals. The Board of Adjustment shall fix a reasonable time for the hearing of an appeal and shall give written notice to the parties in interest. In addition at least 15 days advanced notice shall be given by publication at least once in the official publication of the City stating the time and place of such hearing, the parties appealing such matter, and the lot description of the land which the matter concerns. The Board of Adjustment shall mail notices of such hearings to the petitioner and the owners of property lying within 200 feet of any point of land on which a variation is desired and to all other persons deemed by the Board to be affected thereby. Such • owners and persons shall be determined according to the current tax rolls of the City. 16.6 In exercising its powers the Board of Adjustment may reverse or affirm wholly or partly, or may modify the order, requirement, decision, or determination appealed from and may make such order, requirement, decision, or determination as ought to be made, and to that end shall have all the powers of the officer from whom the appeal is taken. 16.7 The concurring vote of four (4) members of the Board of Adjustment shall be necessary to reverse any order, requirement, decision, or - 42 - F c determination of any building inspector. The concurring vote of four (4) members of the Board of !\djustment shall also be necessary to decide in favor of an applicant on any matter upon which the Board is required to pass upon under this Ordinanceother than an appeal . 16.8 Court Appeal: Any person or persons, jointly or severally, aggrieved by any decision of the Board of Adjustment or any taxpayer, or any officer, department, board or bureau of the City may present to a court of record as provided by law a petition, duly verified, setting forth that such decision is illegal, in whole or in part, specifying the grounds of the illegality. Such petition shall be presented to the court within ten (10) days after the filing of the decision in the Office of the Board. 16.9 Writ of Certiorari: Upon the presentation of such petition, the court may allow a writ of certiorari directed to the Board of Adjustment to review such decision of the Board of Adjustment and shall prescribe therein the time within which a return thereto must be made and served, which shall not be less than ten (10) days and may be extended by the court. The allowance of the writ shall not stay proceedings upon the decision appealed from, but the court may, on application, on notice to the Board and on due cause shown, grant a restraining order. 16. 10 Return of Certified Copies: The Board of Adjustment shall not be required to return the original papers acted upon by it, but it shall be sufficient to return certified or sworn copies thereof or of such portions thereof as may be called for by such writ. The return shall concisely set forth such other facts as may be pertinent and material to show the grounds of the decision appealed from and shall be certified. 16. 11 If upon the hearing it shall appear to the court that testimony is necessary for the proper disposition of the matter, the court shall take evidence or appoint a referee to take such evidence as it may direct and report the same to the court with his findings of fact and conclu- sions of law, which shall constitute a part of the proceedings upon which the determination of the court shall be made. The court may reverse, wholly or partly, or may modify the decision brought up for review. 16. 12 Cause shall not be allowed against the Board unless it shall appear to the court that it acted with gross negligence, or in bad faith, or with malice in making the decision appealed from. - 43 - 16. 13 All issues in any proceeding under this Section 16.0 shall have pre- ference over all other civil actions and proceedings. As amended Acts 1959, 56th Leg., p. 545, ch. 2444, par. 1; Acts 1961, 57th Leg., p. 687, ch. 322, par. 1. 16. 14 Fees: A fee of twenty-five dollars ($25.00) shall be paid to the Building Inspector at the time the notice of appeal is filed with the Inspector forthwith pay over to the City Secretary to the credit of the general revenue fund of the City of Cibolo. Section 17.0 Enforcement 17. 1 Enforcement: It shall be the duty of the Building Inspector to enforce the Zoning Ordinance through the proper legal channels and to refuse to issue any permit for any building or structure or the use of any premises which would violate any of the provisions hereof. Appeal from the decision of the Building Inspector may be made to the Board of Adjustment as provided herein. 17.2 Stop Order: Whenever any building work is being done contrary to the provisions of this Ordinance, the Building Inspector may order the work stopped by notice in writing served on the owner or contractor doing or causing such work to be done, and any such person shall forthwith stop such work until authorized by the Building Inspector to proceed with the work. Section 18.0 Violation and Penalty 18. 1 Any person, firm or corporation who shall violate any of the provisions of this Ordinance or fail to comply therewith or who shall violate or fail to comply with any order or regulations made thereunder, or who shall build in violation of any detailed statement of specification of plans submitted and approved thereunder, or any certificate or permit issued thereunder, shall, for each and every violation and noncom- pliance respectively be deemed guilty of a misdemeanor, and upon conviction therefore shall be fined in any sum not less than $25.00 nor more than $200.00, and each and every day that such violation or noncompliance shall exist shall be deemed a separate offense. 18.2 But in case any person, firm or corporation violates any of the pro- visions of this Ordinance or fails to comply therewith, the City of Cibolo, in addition to imposing the penalties above provided, may institute any appropriate action or proceedings in court to prevent, - 44 restrain, correct, or abate or to prevent any illegal act, conduct, business or use in or about any land; and the definition of any viola- tion of the terms of this Ordinance as a misdemeanor, shall not pre- clude the City of Cibolo from invoking the civil remedies given it by law in such cases, but same shall be cumulative of and in addi- tion to the penalties prescribed for such violation. Section 19.0 Validity Should any section, sub-section, paragraph, clause or provision of this Ordinance be declared by a court of competent jurisdiction to be invalid or unconstitutional, the same shall not affect the Ordinance as a whole or any part thereof, other than the part so declared to be invalid or uncon- stitutional . It is further expressly provided that such section and part of a section herein so far as an inducement for the passage of this Ordinance is concerned, is independent of every other section and every other part of section, and not any section or any part of section is an inducement for the enactment of any other section of this Ordinance. Section 20.0 Enactment All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed, and thisOrdinance shall be in full force and effect from and after its final passage and publication as provided by law. - 45 - (4) Apartment Hotel: Any building containing both apartments and rooming units in some combination, having a desk or lobby attended 24 hours a day and providing some services customary and appropriate to a hotel, such as maid and room service, but not having any public meeting room. (5) Basement: A story (or portion of a story) partly below curb level, with at least one-half of its height (measured from floor to ceil- ing) above curb level. The curb level nearest to a story (or por- tion of a story) shall be used to determine whether such story (or portion of a story) is a basement. (6) Boarding House: A building other than a hotel, motel, or an apartment hotel where, for compensation and by prearrangement for a definite period, meals or lodging and meals are provided for three or more persons, but not exceeding twenty persons. (7) Block: A tract of land bounded by streets or a combination of streets and public parks, or corporate boundaries of the City of Cibolo. (8) Board: The word "Board" shall mean the Board of Adjustment. (9) Building: Any structure which: a. is permanently affixed to the land; b. has one or more floors and a roof; and c. is bounded by either open area or the lot lines. A building shall not include such structures as billboards, fences, or radio towers, or structures with interior surfaces not normally accessible for human use, such as tanks, smoke stacks, grain elevators, oil cracking towers or similar structures. (10) Building, detached: A building which is surrounded by yards or open space on its building lot. (11) Building Height: The vertical distance from the grade to the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or to the mean height level between eaves and ridge for gable, hip, or gambrel roofs. (12) City: The City of Ci,bolo, Texas. - 46 - (13) Clinic: An establishment or offices in which a group of physicians, dentists, or other practitioners of the healing arts, and allied professional assistants are associated for the purpose of diagnosing and treating ill or injured persons. A clinic may include a medical or dental laboratory, but may not include facilities for providing room or board for patients, nor may a clinic include offices or facilities for veterinarians. (14) Club or Lodge: An association of persons for the promotion of some nonprofit common objective, such as literature, science, politics, good fellowship and similar objectives which meets periodically and which is limited to members. (15) Commission: The City Planning Commission of Cibolo, • Texas. (16) Council: The City Council of Cibolo, Texas. (17) Court: An open, unoccupied space bounded on more than two sides by the walls of a building. An inner court is entirely surrounded by the exterior walls of a building. An outer court has one side open to a street, alley, yard or other permanent open space. (18) District: Any section of the City of Cibolo for which the zoning regulations governing the use of buildings and premises, the height of buildings, the size of yards, and the intensity of use are uniform. (19) Dwelling: Any building or portion thereof which is designed for or used for residential purposes. (20) Dwelling, Multi Family: A building or portion thereof con- structed for or occupied by three or more families and contain- ing three or more dwelling units. (21) Dwelling, Single Family: A building designed for or occupied exclusively by one family. (22) Dwelling, Two Family: A building designed for or occupied exclusively by two families. - 47 - (23) Dwelling Unit: A room or suite of two or more rooms designed or intended for use by an individual or family in which culinary and sanitary conveniences are provided for the exclusive use of such individual or family. (24) Family: One or more persons occupying a dwelling and living as a single housekeeping unit and doing their own cooking on the premises, as distinguished from a group occupying a board- ing house, or hotel, as herein defined. (25) Frontage: All the property on one side of a street between two intersecting streets (crossing or terminating), measured along the line of the street, or if the street is dead ended, then all of the property abutting on one side between an intersecting street and the dead end of the street. (26) Garage, Private: An accessory building designed or used for the storage of not more than four motor-driven vehicles owned and used by the occupants of the building to which it is nec- essary. Not more than one of the vehicles may be a commercial vehicle of not more than two ton capacity. (27) Garage, Public: A building or portion thereof, other than a private or storage garage, designed or used for equipping, servicing, repairing, hiring, selling, or storing motor-driven vehicles. (28) Home Occupation: Any occupation or activity carried on by a member of the immediate family, residing on the premises, in connection with which there is used no sign other than a name plate not more than one square foot in area, or no display that will indicate from the exterior that the building is being utilized in part for any purpose other than that of a dwelling; there is no commodity sold upon the premises; no person is employed other than a member of the immediate family residing on the premises; and no mechanical equipment is used except of a type that is similar in character to that normally used for purely domestic or household purposes. (29) Wrecking or Salvage Yard: A place where waste, discarded or salvaged materials are bought, sold, exchanged, baled, packed, disassembled or handled, including auto wrecking yards, house wrecking yards, used lumber yards, and places for storage of - 48 - salvaged house wrecking and structural steel materials and equipment; but not including such places where such uses are conducted entirely within a completely enclosed building, and not including pawn shops and establishments for the sale, pur- chase or storage of used furniture and household equipment when conducted entirely within a completely enclosed building, sale of used cars in operating condition, or salvaged materials inci- dental to a manufacturing operation. (30) Loading Space: A space within the main building or on the same lot therewith, providing for the standing, loading or un- loading of trucks, and having a minimum dimension of 12 by 35 feet and a vertical clearance of at least 14 feet. (31) Lot Area: The area of a lot between lot lines, including any portion of an easement which may exist within such lot lines. (30) Loading Space: A space within the main building or on the same lot therewith, providing for the standing, loading or un- loading of trucks, and having a minimum dimension of 12 by 35 feet and a vertical clearance of at least 14 feet. (31) Lot Area: The area of a lot between lot lines, including any portion of an easement which may exist within such lot lines. (32) Lot, Corner: A lot which has an interior angle of less than 135 degrees at the intersection of two street lines. A lot abutting upon a curved street shall be considered a corner lot if the tangents of the curve at the points of intersection of the side lot lines intersect at an interior angle of less than 135 degrees. (33) Lot, Double Frontage: A lot having a frontage on two non- intersecting streets as distinguished from a. corner lot. (34) Lot, Interior: A building lot other than a corner lot. (35) Lot of Record: A lot which is part of a subdivision, the map of which has been recorded in the office of the County Clerk of Guad- alupe County; or a parcel of land, the deed of which was recorded in the office of the County Clerk of Guadalupe County. (36) Mobile Home: Any vehicle or similar portable structure having no permanent or fixed foundation other than wheels or jacks or - 49 - L skirtings and so designed or constructed as to permit occupancy for dwelling structures for the purpose of this Ordinanceonly when they are parked in a mobile homes park. (37) Mobile Home Park: Any lot upon which are located one or more mobile homes, occupied for dwelling purposes regardless of whether or not a change is made for each accommodation. (38) Motel or Motor Hotel: A building or group of buildings includ- ing either separate units or a row or rows of units which contain sleeping accommodations primarily for transient occupancy, and provide off-street parking space on the same building lot for use of its occupants. (39) Nonconforming Use: The use of land or a building, or a portion thereof, which use does not conform with the use regulations of the district in which it is situated and which use was in existance prior to the effective date of this Ordinance. (40) Occupancy: The use or intended use of the land or buildings by proprietors or tenants. (41) Open Space: That part of a building lot, including courts or yards, which is open and unobstructed from its lowest level to the sky, which is accessible to all residents upon a building lot, which is not part of a roof, and which does not include court recesses. (42) Parking Space: A surfaced area, enclosed or unenclosed, sufficient in size to store one automobile, with a surfaced driveway connecting the parking space with the street or alley and permitting ingress and egress of an automobile. A parking space shall not occupy any public land. (43) Place: An open unoccupied space or a public or private thoroughfare other than a street or alley permanently reserved as the principal means of access to abutting property. (44) Sign, Advertising: Poster panel, painted bulletins or other advertising devices which promote and advertise commodities or services not limited to being offered on the premises on which such signs are located. - 50 - (45) Sign Business: A graphic device which advertises only commodi- ties or services offered on the premises where such sign is located. (46) Sign, Church and School: Name plates and bulletin board for schools and churches located on premises, but not exceeding thirty (30) square feet in area and not a flashing, intermittent, revolving or similarly lighted type. (47) Sign Pole: A free-standing sign supported by a single vertical support anchored or set in the ground, no exposed face of which exceeds sixty four (64) square feet in surface area. (48) Sign, Real Estate: Temporary signs pertaining to the sale or rental of property upon which they are located, not exceeding twenty (20) square feet in area and advertising property only for a use which it is legally zoned. (49) Story: That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above it or, if there be no floor above it, then the space between the floor and the ceiling next above it. (50) Story, Half: A partial story under a gable, hip, or gambrel roof, the wall plates of which on at least two opposite exterior walls are not more than four feet above the floor of such story, except that any partial story used for residence purposes, other than for a janitor or caretaker of his family, or by a family occupying the floor immediately below it, shall be deemed a fully story. (51) Street: A public or private thoroughfare which affords the principal means of access to abutting property. (52) Street Line: A dividing line between a lot, tract, or parcel of land and a contiguous street. (53) Structural Alterations: Any change which would tend to prolong the life of a supporting member of a structure such as bearing walls, columns, beams or girders. (54) Town House: A row of single-family attached dwelling units which are joined to another dwelling at one or more sides by abutting separate and which is designed for occupancy by one (1) family. - 51 - •A C. (55) Use: The purpose of activity for which the land or building thereby is designed, arranged or intended, or for which it is occupied or maintained, and shall include any manner of performance of such activity with respect to the performance standards of this Ordinance. (56) Yard: An open space at grade between a building and the adjoining lot lines, unoccupied and unobstructed by any portion of a structure from the ground upward, except as otherwise provided herein. In measuring a yard for the purpose of deter- mining the width of a side yard, the depth of a front yard or the depth of the rear yard, the minimum horizontal distance between the lot line and the main building shall be used. (57) Yard, Front: A yard extending across the front of a lot between the side lot lines, and being the minimum horizontal distance between the street or place line and the main building or any projections of the usual uncovered steps, uncovered balconies, or uncovered porch. On corner lots the front yard shall be considered as parallel to the street upon which the lot has its least dimension. (58) Yard, Rear: A yard extending across the rear of a lot and being the required minimum horizontal distance between the rear lot line and the rear of the main building or any projections thereof other than the projections of uncovered steps, unenclosed bal- conies, or unenclosed porches. On all lots, the rear yard shall be in the rear of the front yard. (59) Yard, Side: A yard between the main building and the side line of the lot, and extending from the required front yard to the required rear yard, and being the minimum horizontal distance between a side lot line and the side of the main buildings or any projections thereto. (60) Zoning Commission: The body designated by the City Council of the City of Cibolo to hold public hearings and make recommendations to the Council relative to amendments and changes to the Zoning Ordinances.The City Planning Commission may be designated as the Planning and Zoning Commission. - 52 - • 2'i; • 1 skirtings and so designed or constructed as to permit occupancy for dwelling structures for the purpose of this Ordinanceonly . f when they are parked in a mobile homes park. (37) Mobile Home Park: Any lot upon which are located one or more F, mobile homes, occupied for dwelling purposes regardless of whether or not a change is made for each accommodation. 1 (38) Motel or Motor Hotel: A building or group of buildings includ- I r ing either separate units or a row or rows of units which contain sleeping accommodations primarily for transient occupancy, and provide off-street parking space on the same building lot for use of its occupants. li (39) Nonconforming Use: The use of land or a building, or a portion I thereof, which use does notconform with the use regulations of the district in which it is situated and which use was in existence prior to the effective date of this Ordinance. ii ri (40) Occupancy: The use or intended use of the land or buildings by '., proprietors or tenants. (41) Open Space: That part of a building lot, including courts or 11 yards, which is open and unobstructed from its lowest level to the sky, which is accessible to all residents upon a building lot, .[i which is not part of a roof, and which does not include court , . recesses. { • i (42) Parking Space: A surfaced area, enclosed or unenclosed, sufficient in size to store one automobile, with a surfaced -driveway connecting the parking space with the street or alley } . and permitting ingress and egress of an automobile. A parking space shall not occupy any public land. (43) Place: An open unoccupied space or a public or private thoroughfare other than a street or alley permanently reserved as the principal means of access to abutting property. i. (44) Sign, Advertising: Poster panel, painted bulletins or other advertising devices which promote and advertise commodities E' or services not limited to being offered on the premises on ;'; which such signs are located. , il I=. - 53 - - t; (45) Sign Business: A graphic device which advertises only commodi- ties or services offered on the premises where such sign is located. (46) Sign, Church and School: Name plates and bulletin board for schools and churches located on premises, but not exceeding thirty (30) square feet in area and not a flashing, intermittent, revolving or similarly lighted type. (47) Sign Pole: A free-standing sign supported by a single vertical support anchored or set in the ground, no exposed face of which exceeds sixty four (64) square feet in surface area. (48) Sign, Real Estate: Temporary signs pertaining to the sale or rental of property upon which they are located, notexceeding. twenty (20) square feet in area and advertising property only for a use which it is legally zoned. (49) Story: That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above it or, if there-be no floor above it, then the space between the floor and the ceiling next above it. (50) Story, Half: A partial story under a. gable, hip, or gambrel roof, the wall plates of which on at least two opposite exterior ' walls are not more than four feet above the floor of such story, - except that any partial story used for residence purposes, other than for a janitor or caretaker of his family, or by a family occupying the floor immediately below it, shall be deemed a fully story. (51) , Street: A public or private thoroughfare which affords the principal means of access to abutting property. (52) Street Line: A dividing line between a lot, tract, or parcel of land and a contiguous street. (53) Structural Alterations: Any change which would tend to prolong the life of a supporting member of a structure such as bearing walls, columns, beams or girders. (54) Town House: A row of single-family attached dwelling units j • which are joined to another dwelling at one or more sides by abutting separate and which is designed for occupancy by one (1) family. - 54 - (55) We: The purpose of activity for which the land or building thereby is designed, arranged or intended, or for which it is occupied or maintained,, and shall include any manner of performance of such activity with respect to the performance standards of this Ordinance. (56) Yard: •An open space at grade between a building and the adjoining lot lines, unoccupied and unobstructed by any portion- of a structure from the ground upward, except as otherwise provided herein. In measuring a yard for the purpose of deter- mining the width of a side yard, the depth of a front yard or the depth of the rear yard, the minimum horizontal distance between the lot line and the main building shall be used. (57) Yard, Front: A yard extending across the front of a lot between the side lot lines, and being the minimum horizontal distance between the street or place line and the main building or any • projections of the usual uncovered steps, uncovered balconies, or uncovered porch. On corner lots the front yard shall be • considered as parallel to the street upon which the lot has its least dimension. (58) Yard, Rear: A yard extending across the rear of a lot and being the required minimum horizontal distance between the rear lot line and the rear of the main building or any projections thereof other than the projections of uncovered steps, unenclosed bal- conies, or unenclosed porches. On all lots, the rear yard shall t be in the rear of the front yard. (59) Yard, Side: A yard between the main building and the side line ' of the lot, and extending from the required front yard to the required rear yard, and being the minimum horizontal distance between a side lot line and the side of the main buildings or any projections thereto. (60) Zoning Commission: The body designated by the City Council of the City of Cibolo to hold public hearings and make recommendations to the Council relative to amendments and changes to the Zoning Ordinances.The City Planning Commission ° may be designated as the Planning and Zoning Commission. • - 55 - • • Section 22.0 Emergency The City Council finds that this Ordinance relates to the immediate , . preservation of the public peace, health, safety and welfare, in that it is necessary that the coning regulations provided for by this Ordinance • can become available at,the earliest possible moment, so as to relieve congestion in the City, to prevent overcrowding, assure adequate health and protection, to provide for the parking of automobiles, and to insure proper fire and police protection, thereby creating an emergency, on account of which the Charter requirement providing for the reading of ordinance on three several days should be dispensed with, and this Ordinance be passed finally on its introduction; and, accordingly, such requirement is dispensed with, and this Ordinance shall take effect upon its passage and approval by the Mayor. PASSED and APPROVED on the first and final reading, this 21 day of • June , 1973 by a vote of 5 "ayes " and None "noes", this Ordinance having been read in 171 prior to such vote. ATTEST: Ciiy Secretary Mayor, City of Maio, Texas APPROVED: City Attorney • — 56 —