Cibolo Master Plan by City of Cibolo

City of Cibolo - Update to the Master Plan

TABLE OF CONTENTS 1.0

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GENERAL PLANNING REQUIREMENTS .............................................................1 1.1 INTRODUCTION................................................................................................... 1 1.2 PURPOSE OF THE MASTER PLAN .........................................................................2 1.3 MAJOR THEMES OF THE MASTER PLAN ..............................................................2 1.4 USE AND ORGANIZATION OF THE PLAN .............................................................4 1.4.1 Plan Elements.............................................................................................................4 DEVELOPMENT OF THE PLAN ........................................................................................6 1.4.2 Qualitative Input........................................................................................................6 1.4.3 Quantitative Input .....................................................................................................6 1.5 BASE MAP ............................................................................................................6 BASELINE ANALYSIS ................................................................................................9 2.1 HISTORICAL BACKGROUND ..................................................................................9 2.2 RELATIONSHIP TO THE REGION ........................................................................ 10 2.3 PHYSICAL CHARACTERISTICS ............................................................................. 11 2.3.1 Natural features........................................................................................................11 2.3.2 Man-made features ..................................................................................................12 2.4 EXISTING DEMOGRAPHIC AND ECONOMIC CHARACTERISTICS .......................... 13 2.4.1 Highlights Of The Demographic Data ................................................................13 2.4.2 Highlights Of The Housing Data..........................................................................14 2.4.3 Highlights Of The Education Data ......................................................................15 2.4.4 Highlights Of The Economic Data ......................................................................15 2.4.5 Supporting Tables....................................................................................................15 2.5 POPULATION PROJECTIONS ...............................................................................20 2.5.1 Methodology.............................................................................................................20 2.5.2 Census figures ..........................................................................................................20 2.5.3 Electric meter data...................................................................................................21 2.5.4 Building permits data ..............................................................................................21 2.5.5 Projecting Through the End of 2004 ...................................................................22 2.5.6 Alternate Growth Scenarios...................................................................................23 EXISTING LAND USE ...........................................................................................25 2.6 2.6.1 Purpose......................................................................................................................25 2.6.2 Land Use Districts ...................................................................................................25 2.6.3 Existing Land Use Map and Summary .................................................................27 2.6.4 Existing Land Use Analysis: Time Comparison ................................................28 2.6.5 Existing Land Use Analysis: Ratio comparison .................................................30 2.6.6 Summary of Existing Land Use Patterns and Major issues...............................31 2.7 COMMUNITY INPUT ..........................................................................................32 2.7.1 Community Issues Survey ......................................................................................32 HOUSING ELEMENT ..............................................................................................38 3.1 INTRODUCTION.................................................................................................38 3.2 HOUSING PATTERNS..........................................................................................38

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City of Cibolo - Update to the Master Plan

3.2.1 Housing Condition ..................................................................................................38 3.2.2 Housing Occupancy ................................................................................................39 3.2.3 Housing Type...........................................................................................................39 3.2.4 Housing Availability by Zoning.............................................................................39 3.3 POLICIES AND PROGRAMS .................................................................................40 ECONOMIC DEVELOPMENT ELEMENT...........................................................43 4.1 INTRODUCTION.................................................................................................43 4.2 POLICIES AND PROGRAMS .................................................................................44 FUTURE LAND USE ELEMENT............................................................................48 5.1 INTRODUCTION AND GOALS .............................................................................48 5.2 POLICIES AND PROGRAMS .................................................................................50 5.3 FUTURE LAND USE ANALYSIS ...........................................................................54 5.4 THE FUTURE LAND USE MAP ...........................................................................55 5.4.1 Town Center Cibolo................................................................................................58 5.4.2 North Cibolo ............................................................................................................59 5.4.3 South Cibolo.............................................................................................................60 5.5 BRIDGING FROM THE COMPREHENSIVE PLAN VISION TO A BUILT ENVIRONMENT .............................................................................................................60 CENTRAL BUSINESS DISTRICT ELEMENT.......................................................66 6.1 INTRODUCTION.................................................................................................66 6.2 POLICIES AND PROGRAMS .................................................................................66 PARKS AND RECREATION ELEMENT................................................................70 7.1 7.1 INTRODUCTION............................................................................................70 7.2 7.2 POLICIES AND PROGRAMS ............................................................................70 7.3 7.3 DEMOGRAPHIC FACTORS .............................................................................73 7.4 PARKS AND RECREATION COMMISSION ............................................................74 7.5 INVENTORY OF PARK AND RECREATION FACILITIES ........................................74 7.6 OPEN SPACE AND PARK LAND NEEDS IDENTIFICATION AND ASSESSMENT .....76 7.7 FACILITY NEEDS ASSESSMENT ..........................................................................76 7.8 PRIORITY NEEDS LIST.......................................................................................77 7.9 FACILITY DEFICIT / SURPLUS ASSESSMENT ......................................................78 7.10 IMPLEMENTATION SCHEDULE ..........................................................................79 7.11 POTENTIAL FUNDING SOURCES ........................................................................80 TRANSPORTATION ELEMENT ............................................................................ 81 8.1 INTRODUCTION................................................................................................. 81 8.2 SERVICE CLASSIFICATIONS ................................................................................ 81 8.2.1 Freeways....................................................................................................................83 8.2.2 Arterials .....................................................................................................................83 8.2.3 Collectors ..................................................................................................................83 8.2.4 Local Streets .............................................................................................................84 8.1.5 Thoroughfare Standards .........................................................................................84 8.3 POLICIES AND PROGRAMS .................................................................................84 SPECIAL SECTION: WATER SUPPLY ISSUES.....................................................88 9.1 INTRODUCTION.................................................................................................88 9.2 THE CONTEXT OF THE STATE REGIONAL PLAN ...............................................88

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9.3 9.4 9.5

10.0 11.0 12.0 13.0

THE CITY’S CURRENT WATER SUPPLY ..............................................................90 PROJECTED DEMAND ........................................................................................90 POTENTIAL SOURCES FOR ADDITIONAL SUPPLY ............................................... 91 9.5.1 Additional Contract Amounts through CRWA ..................................................92 9.5.2 Schertz-Seguin Local Government Corporation ................................................92 9.5.3 Development of a Carrizo Wellfield.....................................................................93 9.5.4 Lower Guadalupe Supply Project..........................................................................93 9.6 RECOMMENDATIONS.........................................................................................93 WATER SYSTEM PLAN ............................................................................................95 WASTEWATER SYSTEM PLAN...............................................................................96 DRAINAGE SYSTEM PLAN .....................................................................................97 IMPLEMENTATION ................................................................................................98 13.1 IMPLEMENTATION TOOLS ................................................................................98 13.1.1 Ordinances ...............................................................................................................98 13.1.2 Leverage of Public Funds ......................................................................................99 13.1.3 The Planning and Zoning Commission...............................................................99 13.1.4 Annexation Plan......................................................................................................99 13.1.5 Capital Improvements Plan ................................................................................ 100 13.2 PLAN REVIEW AND UPDATE ............................................................................ 100 13.3 INTERGOVERNMENTAL AND REGIONAL COOPERATION..................................101 13.4 CELEBRATE IN SUCCESSES OF THIS PLAN. ........................................................101 13.5 IMMEDIATE PRIORITIES .................................................................................. 102 13.6 SUMMARY OF POLICIES AND PROGRAMS .......................................................... 102 13.7 QUESTIONS, COMMENTS, MORE INPUT .......................................................... 104

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1.0

GENERAL PLANNING REQUIREMENTS

1.1

INTRODUCTION The City of Cibolo is vibrant and rapidly growing and the city leadership recognizes that there will be many challenges in the future. This document is the rudder that will help the cityâ&#x20AC;&#x2122;s leadership head in a direction that will enable the community to retain its rural charm and embrace change. Cibolo is dedicated to proactively planning this community and managing development so that the community will become the community that leaders want to see, rather than a community that is driven by development. The community envisions a place where neighborhoods are connected in a safe and healthy manner; where a Town Center thrives and serves as the central gathering place for the community; where building design of residential and non-residential development are integrated with the community, utilize high quality landscaping, attractive and effective signage and lighting; and where commercial development occurs in a nodal pattern rather than a linear pattern along arterials. This is the Vision for the City of Cibolo. Espey Consultants, Inc. was hired by the City of Cibolo in June of 2004 to assist in preparing an update of the City of Ciboloâ&#x20AC;&#x2122;s 1995 Master Plan. This document has been created during the period of June through October of 2004 with significant input from the public, Planning and Zoning Commission, Parks and Recreation Commission, and City Council. The objectives of this planning effort are as follows: 1. Provide a community environment which will draw new families and new businesses into the city, and encourage existing families and businesses to remain. 2. Provide for the health, safety, and security of all citizens 3. Preserve the historic characteristics and rural flavor of the City of Cibolo 4. Provide adequate infrastructure to support projected growth. 5. Manage the growth of service and retail businesses in harmony with residential development. 6. Provide parks, green space, and greenbelts juxtaposed with all land uses to preserve the natural environment and provide for recreational areas for all residents. 7. Encourage the support and growth of a diverse industrial district. 8. Develop City Geographical Limit goals for 5, 10, 15, and 20 year intervals. 9. Provide for adequate support and management of water resources and utilization (drinking water, wastewater, and drainage).

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City of Cibolo - Update to the Master Plan

PURPOSE OF THE MASTER PLAN The Master Plan is the primary tool for guiding the future development of the City. On a daily basis, the City is faced with tough choices about growth, housing, and transportation. A Master Plan provides a guide for making these choices by describing long-term goals for the City’s future as well as policies and programs to guide day-to-day decisions. An effective Master Plan: defines a community's mission statement or vision identifies goals, objectives and development policies - for both the near-term and the long-term accurately communicates citizen needs and desires (values) about their communities recommends specific strategies to achieve those values The Cibolo Master Plan contains the City’s official policies on land use and urban design, transportation, housing, environment, economic development, central business district, and parks and recreation. Its policies apply to both public and private properties. The Master Plan’s focus is on the physical form of the City. The Plan is used by the City Council to evaluate land use changes and to make funding and budget decisions. The Plan is used by the Planning and Zoning Commission, Parks and Recreation Commission, and the Business Development Council (when established) to help them in making decisions and recommendations to City Council. The Plan is also used by City Staff to regulate building and development and to make recommendations on projects. It is used by citizens to understand the City’s long-range plans and proposals for different areas in the City. The Plan provides the basis for the City’s development regulations and the foundation for its capital improvements program.

1.3

MAJOR THEMES OF THE MASTER PLAN Several major themes have emerged in the development of this Master Plan. Analysis of community input, demographic and economic data, and land use has revealed that the following are the most important issues to consider in the development of goals and policies for future development in the City of Cibolo:

Planning in a high-growth environment New subdivisions and new commercial growth in a city the size of Cibolo create both opportunities and threats for the community. New leadership and increased tax base are positive

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aspects of this growth, but it is important to: 1) plan for appropriate locations and mixtures of new residential and commercial development, 2) develop appropriate design guidelines for commercial development, and 3) plan for sufficient transportation choices for residents, businesses and visitors.

Development of a diversified economic base to provide local jobs; increased retail and services for residents, and increased tax base. The majority of the Cibolo workforce is commuters. However, sufficient land exists for new commercial and office development that could provide jobs locally. Additionally, Cibolo lacks an organized economic development program. Being proactive in planning for new jobs and increased tax base will help Cibolo in promoting the type of business growth that it wants for its residents and that will compliment existing business.

Development of a distinct City identity Suburban communities like Cibolo that experience significant new residential growth have a difficult time in retaining or developing a sense of identity, not only for residents, but also from the perspective of the external world. Residents not only need an identity that clearly represents the community they live in, but they also need a physical location that represents a gathering place for community events. Cibolo also needs to develop an external marketing campaign that clearly communicates to the outside world who Cibolo is, and will become.

Retaining small-town charm and character Small-town charm and character is a qualitative sense of identity that is formed not only by physical characteristics of the built environment, but also by the relationships between residents and neighbors. Many aspects of small-town character can be attributed to the built environment: an attractive, easy-going downtown, or front porches and sidewalks. Cibolo has a unique Central Business District (CBD), but this is threatened with investment in new commercial development and a lack of investment and supporting, surrounding land uses in the established CBD. It is important to identify clearly the CBD’s role for Cibolo’s future. Additionally, Cibolo needs to develop appropriate standards for new development that will fit with the community’s vision and character.

Providing adequate infrastructure

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Residential and commercial growth put pressure on the transportation system as well as water and wastewater systems. Additionally, with increases in impervious cover, drainage can also become an issue if not planned for appropriately.

1.4

Securing ample, safe water supplies There is no more precious resource to a community than its water supply. Without sufficient supply and quality, communities cannot grow their tax base or attract new residents. Providing for this essential function into the future requires a proactive, strategic approach, and given the competitive nature of procuring water supplies, the City must have a clear picture of this issue now.

USE AND ORGANIZATION OF THE PLAN Cibolo’s Master Plan is to be used by all members of the community, as well as any other person or organization interested in the future of the City. City Staff, Planning and Zoning Commission and elected officials should continually review and update the Plan to fully 2004 Master Plan Elements understand the policies and programs that will help the City to achieve its Vision for the Baseline Analysis future. Housing Implementation of this Plan is not only carried out in decisions by staff, commission, and Council, but there are several other ways (found in the final chapter of this Plan) that will assist the City in implementing this Plan.

1.4.1

PLAN ELEMENTS The Elements of the Plan share a common format and use similar terms and references. Most Elements contain background information on specific subjects to make the Comprehensive Plan more useful as a reference document and to provide the technical basis for its policies and programs. Each Element contains maps and figures that provide current information about the City, or graphic illustrations of the City’s policies for specific geographic areas, or the major proposal for transportation or economic development.

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Future Land Use Economic Development Central Business District Parks and Recreation Transportation Implementation _____________________ Previously Adopted Elements that are Incorporated in the 2004 Master Plan

Thoroughfares Storm Drainage System Water System Wastewater System Capital Improvements Plan Impact Fee Study Zoning Ordinance Subdivision Ordinance

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Each Element includes goals, policies and programs that are the essence of the Plan and are to be consulted to guide decisions on a wide range of issues. As the reader uses this Comprehensive Plan, he or she should keep in mind that the goals, policies and programs are equally as important as the maps in making land use and development decisions. To be consistent with the Plan, a project must not only follow the guidelines of future land development ordinances and the future land use map, but it must also meet the intent of the Plans policies. The meaning of goals, policies and programs is described below: A Goal is a general end towards which the City will direct effort. A Policy is a specific statement of principle or a set of guiding actions that implies clear commitment but is not mandatory. A Program is an action, activity, or strategy carried out in response to an adopted policy to achieve a specific goal or objective. As mentioned in the Introduction, this Master Plan is being developed as an update to the existing 1995 Master Plan. The goal of this update endeavor is to build upon what has already been developed, but also to address current internal and external issues that are impacting the city and to develop a Plan that is current and that will lead the City to their desired outcome. The City has recently undertaken significant efforts in planning for its future infrastructure. An Impact Fee Study was completed in the Spring of 2004 under separate cover by Klein Engineering, Inc., the City Engineer, which provides the basis for future improvements to the water, wastewater, drainage and transportation systems. The Impact Fee Study and Capital Improvements Plan, and the information contained in this document comprise the complete 2004 Master Plan. An additional special section on Water Supply Issues has been included within this document to complement the Water Supply Summary section of the Impact Fee Study. The Future Land Use Map is included by reference as a part of this document. It is probably the most familiar part of the Plan and identifies land use designations for each area within the City. The type of development allowed within each designation shown on the Map is described in the Future Land Use Plan element. The Future Land Use Map does not constitute a zoning map, but is the precursor for the development of the zoning map. The Plan also includes an Implementation Chapter that identifies specific actions to be taken to carry out the Plan. The Implementation

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Chapter is not a Plan Element, but is intended as a description of the steps to be taken in order to achieve the Planâ&#x20AC;&#x2122;s goals.

1.5

DEVELOPMENT OF THE PLAN The City Council recognized the need to update the 1995 Plan and hired Espey Consultants, Inc. (EC) to work with the Planning and Zoning Commission (P&Z). EC met with P&Z on July 26th, 2004 to agree on the process for gathering public input, to present initial data and maps, to discuss policies and review deliverables and schedules. The Plan is based on quantitative information such as: census data and land use analysis; qualitative information such as input received in P&Z meetings, workshops and surveys; and consultant expertise.

1.5.1

QUALITATIVE INPUT

EC developed a project website to share information with the entire community about the development of this plan. A majority of the community input was gathered from a web-based survey that was accessible from the project website. The City publicized this project, the website and survey through newspaper advertisements and articles, utility billings, a general mail-out in connection with the proposed City Charter, and other mediums. A community-wide workshop was help on August 21st, where 32 people from the area attended. At this workshop, the community divided into several groups and discussed topics including: Economic Development, Housing, Quality of Life, and Future Land Use. The Master Plan Policies were developed based upon the quantitative comparisons, community input, and consultant observation.

1.5.2

QUANTITATIVE INPUT Demographic and economic data representing Cibolo was compared to benchmark communities (Texas communities similar to Cibolo in population, regional location, and growth pressures) including the cities of Converse, Devine, Fair Oaks Ranch, Hutto and Leander. A current land use analysis was performed in order to understand the historical patterns of land use development and the mixture of current land uses within the community. The quantitative information is found in the Baseline Analysis section (Section 2.0) of the Plan.

1.6

BASE MAP

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Attached hereto as Exhibit No. 1 is the Base Map. This map shows the cityâ&#x20AC;&#x2122;s corporate limits and its extraterritorial jurisdiction (ETJ) as of August 2004. In addition, the City utilized ten (10) different Planning Areas in its Capital Improvements Plan, and as a means of differentiating the city for planning purposes during the development of this Plan. The limits of these planning areas are shown on the Base Map. The land area currently within the general law corporate limits comprises approximately 4,325.6 acres. The ETJ comprises approximately 7,716.7 acres and extends from Planning Area 9 along I-10 to Planning Area 8 at I-35.

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EXHIBIT No. 1 Base Map

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F.M. 3009

I-35 ETJ

CITY LIMITS

CIBOLO VALLEY DR

F.M. 3009

CITY LIMITS

F.M. 1103

GREEN VALLEY RD

ETJ

Post Office

F.M. 1103

F.M . 78

LO BO CI

03 . 11 M . F

Police Dept. Fire Station

City Hall

HAECKERVILLE RD

ETJ

F.M. 78

ETJ

LOW ER S EGU IN R D

I-10 / HW Y

ETJ

I-10 / HWY 90

Espey Consultants, Inc. 0

800

EXISTING BASEMAP

2400

CITY OF CIBOLO AND ETJ

Environmental & Engineering Services 1600

3200

AUGUST 2004

EC PROJECT NUMBER 4030

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City of Cibolo - Update to the Master Plan

BASELINE ANALYSIS The purpose of the Baseline Analysis is to provide a picture of the forces that have acted upon, are currently acting upon, and are projected to act upon the City of Cibolo. Understanding this background, in terms of the Cityâ&#x20AC;&#x2122;s history, current demographic trends, and existing land use patterns then serves as a foundation for the goals, policies, and programs developed in the Plan Elements.

2.1

HISTORICAL BACKGROUND Understanding the history of a city is often a means of understanding how a city has developed its identity. This section provides a summary of the history of Cibolo, taken in large part from the work of Willie Mae Weinert. CĂbolo is a native American word for "buffalo." The banks of Cibolo Creek are quite steep, and along its entire course, which is the boundary between Guadalupe and Bexar counties, there are few places where pioneers could find a safe crossing before the development of bridges. It is said that Indians stampeded buffalo over the banks to disable them so they could be slaughtered. Jacob Schlather bought land in the area in 1867, and his son George built a store to supply neighboring settlers, who were mostly German. The store was sold to Charles Fromme in 1882, and the settlement became known as Fromme's Store. When the Galveston, Harrisburg and San Antonio Railway built through the area in 1877 the station was called Cibolo Valley. A post office called Cibolo opened in 1883. By 1890 the community had a church, a cotton gin, a general store, and 100 residents. The Cibolo Valley school had one teacher and thirty-one students in 1904. O. Henry's story "The Smiling Valley of the Cibolo" was supposedly inspired by a visit to the area. In 1914 a second frame school building was constructed to accommodate the growing number of students. In 1916 the voters approved a bond for a new high school. The trustees, F. J. Werner, George Schlather, and Alfred Sahm, contracted for a two-story brick structure. The first graduates of Cibolo High School received their diplomas in 1920. The census of 1940 recorded a post office, a bank, nine businesses, and a population of 250. When the town was incorporated in 1965 the population was 398. The major economic influences on Cibolo have been Randolph Air Force Base and the expansion of San Antonio. In the 1980s Cibolo grew dramatically along Interstate Highway 35, and many housing developments were planned. The town reported 657 residents in 1988 and 1,757 in 1990.

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City of Cibolo - Update to the Master Plan

RELATIONSHIP TO THE REGION In all stages of a city’s development, a great contributing factor is due to regional forces that shape the city’s pattern. It is therefore important to understand how the region currently impacts Cibolo, and how existing planned major infrastructure projects will affect the city into the future. San Antonio is the third-largest city in Texas and provides the majority of the region’s job opportunities. San Antonio itself is a major national military, medical and manufacturing center, with a broadly developed economic base, and is an international tourist destination. Additionally, many urban dwellers are looking for a more rural setting to live, and communities like Cibolo will experience the growth that comes with these and other newcomers. As such, communities situated just outside of San Antonio are largely considered “commuter cities”, and are also described as being on the “exurban fringe” of the metropolitan area. Randolph Air Force Base, also provides a significant number of job opportunities within very close proximity to Cibolo. Additionally, Cibolo, like other San Antonio exurbs, has seen an influx of retirees from the military, who are seeking affordable housing and small-town charm, while retaining proximity to the military bases. Although there is still a significant amount of vacant and agricultural land inside the city limits and ETJ, Cibolo is largely landlocked to the west. It is important to understand what the identity and vision for these other communities is, so that Cibolo can effectively compete for future tax base, as well as partner on local and regional issues. Cibolo is situated directly in between both I-35 and I-10: two of the most heavily traveled interstate highways in Texas. This location presents significant opportunities for the city in attracting businesses that need good transportation networks. It also provides ease of access into metropolitan San Antonio to the south and west, and other major cities in Texas to the north and east. In addition, State Highway 130 is proposed as a toll-road from Georgetown (north of Austin) to Seguin, to provide some relief to increasing NAFTA trade traffic. The development of this highway will likely have an impact on Cibolo.

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Cibolo

Figure 1: Relationship to the Region

2.3

PHYSICAL CHARACTERISTICS The purpose of identifying physical characteristics of a community is to provide some very basic parameters for assessing potential opportunities and potential threats to the continued development of the community.

2.3.1

NATURAL FEATURES The natural, physical geography of the area plays a significant part in the growth pattern of the city. High points, low points, soils and floodplain dictate many opportunities for situation of community facilities, and they also dictate constraints to the development of property in reaching its highest and best use. Thus, an understanding of these natural features and where they provide these opportunities and constraints is important in developing a prudent future land use pattern.

Soils The general soil type of the area surrounding downtown Cibolo is classified as “Branyon-Barbarosa-Lewisville association: Deep, moderately well drained to well drained, nearly level to gently sloping, clayey soils on stream terraces.” Northern Cibolo is classified as “AustinEddy association: Moderately deep to very shallow, well drained, gently

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sloping, clayey to gravelly loamy soils on uplands.â&#x20AC;? Slopes range from 0 to 12 percent, predominantly 1 to 3 percent. (USDA-SCS, 1977). These soils are conducive to most kinds of development and agriculture.

Vegetation Typical vegetation includes oak woods, mesquite-blackbrush, and pecanelm forests, all interspersed with croplands. Huisache, elm, and hackberry also occur. Pecan-elm forests and parklands of woody vegetation that create site-specific variations from the primary type characterize floodplains and creek drainages. Opuntia, lechuguilla, and yucca are typical in the dryer areas. Principal crops include agricultural row crops and hay pastures. Agricultural practices, along with urbanization of the area have resulted in widespread clearing of trees over time.

Creeks and Floodplain The City of Cibolo is bounded along many portions to its west by Cibolo Creek, its namesake ripe with history that attests to its importance to past residents of the area. Town Creek and its tributaries run roughly north to south, comprising the largest watershed in the city. Consequently, Town Creek, lacking in the steep bluff features that Cibolo Creek possesses, bears the broadest floodplain. This broad floodplain presents a challenge to development of larger areas of vacant land to the east of the CBD, but can present tremendous opportunity in creating a multiobjective community amenity. Town Creek is a studied stream in the Federal Emergency Management Agencyâ&#x20AC;&#x2122;s (FEMA) National Flood Insurance Program. Dietz Creek is another studied stream located in the southwest portion of the city and ETJ. These streams can be found on Flood Insurance Rate Map (FIRM) Panels: 4802670002C, 4802660110C, and 4802670001C.

2.3.2

MAN-MADE FEATURES

As noted above, Cibolo is situated between I-35 and I-10 at its northern and southern ends. These major interregional arterials will continue to allow growth. Regional mobility is also enhanced by State Highway 78, which connects Seguin to Cibolo, and ultimately into San Antonio. FM 3009 forms a line of demarcation between Cibolo and the City of Schertz, as it connects directly to I-35. FM 1103 is rapidly becoming another means of bringing traffic from the northern part of Cibolo into areas near the downtown. This road will likely be widened in the near future, and will likely need to support commercial growth as well as significant residential growth. Another man-made feature which may have potential for Cibolo is the Union Pacific railroad, which runs parallel to FM 78. If, in the future,

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there is a push for regional commuter rail to and from San Antonio, this line will be a likely candidate for conversion. Currently, it does carry a significant amount of freight traffic, but also Amtrak, though there is no Amtrak service directly in Cibolo.

2.4

EXISTING DEMOGRAPHIC CHARACTERISTICS

AND

ECONOMIC

It is important to understand basic demographic and economic information of Cibolo. It is equally important to understand how this data for Cibolo compares to other communities that are similar in size, composition, or relationship to larger urban communities. For this purpose, the following pages illustrate how Cibolo compares to the communities of Converse, Devine, Fair Oaks Ranch, Hutto, and Leander. EC obtained 2000 Census information from the U.S. Bureau of the Census, economic data for 2003 from the Texas State Comptroller’s Office, and education data from the Texas Education Agency. The information is provided here in highlight points referencing tables found in the following pages.

2.4.1

HIGHLIGHTS OF THE DEMOGRAPHIC DATA

Cibolo is a growing community whose population has increased significantly over the last decade and is projected to continue to grow at the current pace for at least the next 5-10 years. Cibolo’s population is comparable to all the benchmark communities. However, this data is from 2000 census and all of these communities have grown considerably in the last four years.

Cibolo’s population is largely Caucasian with very little growth of Hispanic population.

Women represent a majority of Cibolo’s population.

The community is aging slightly – with the most significant changes in age composition being a drop in the 25-44 age group and the largest increase being in the 45-64 age groups.

The percent of those 25-44 has decreased significantly in Cibolo from 38% in 1990 to 31% in 2000. This demographic is one of the most important demographics in economic development. Communities should strive for a >34%.

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City of Cibolo - Update to the Master Plan

Leander, Converse and Hutto all have higher percentages of those 25-44.

The increase in population has been largely the increase in those between the ages of 45-64 – it went from 14% in 1990 to 25% in 2000. As baby boomers begin to retire in the next 5-10 years, populations with large shares of their populations in this age category will experience the impact on their existing businesses who will be struggling to find employees.

In 2000, Cibolo’s population was 79% Caucasian, compared to 73% in 1990.

The percent of Hispanic population dropped slightly from 22% in 1990 to 21% in 2000.

Fair Oaks Ranch is overwhelmingly Caucasian with 98% of the population claiming to be White in 2000. The majority of Devine residents are Hispanic.

More than 14% of the population of Cibolo commutes more than 45 minutes to work, with most commuters traveling less than 20 minutes to work.

HIGHLIGHTS OF THE HOUSING DATA

The majority of housing is owner occupied, with only 17% of housing being renter-occupied.

Cibolo is a fairly middle-income community whose housing is slightly lower than the San Antonio housing prices yet above all but Fair Oaks Ranch.

83% of the housing units in Cibolo are owner-occupied, while the remaining 17% are rental occupied. As Cibolo grows, there will be a larger demand for multifamily housing. Developing high-end multifamily mixed use developments could be an attractive alternative for Cibolo.

The median home value in Cibolo is attractive for San Antonio commuters.

Median rent is also relatively low.

Cibolo’s median home value is second only to Fair Oaks Ranch, whose median home value is $269,900. The cities of Devine and

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Converse have the lowest median home value, at $51,100 and $78,800 respectively. Hutto and Leander are similar and just below the City of Austin’s median home value of $125,000.

2.4.3

2.4.4

2.4.5

The median home value for Cibolo is a major driver for new growth, which is largely driven by San Antonio residents looking for a lower priced housing.

HIGHLIGHTS OF THE EDUCATION DATA

Schools are rated very good in Cibolo (part of Schertz-CiboloUniversal City ISD) and will continue to be a draw for new residential growth.

Cibolo schools are very competitive and an attraction to those beginning families or with younger children. This should be a market for Cibolo to continue to attract.

All of the school districts are considered “Recognized” by the Texas Education Agency (TEA) except for Devine and Converse which both received “Acceptable” ratings by TEA.

A relatively high share of Cibolo’s labor force has some college, an Associates Degree or Professional Degree. Only Fair Oaks Ranch has a higher percentage of adults with Professional or Graduate Degrees.

HIGHLIGHTS OF THE ECONOMIC DATA

Cibolo has a very competitive combined tax rate. Only Fair Oaks Ranch has a lower tax rate. This is a significant draw for new residential and commercial growth.

Cibolo has “room” for an additional sales tax increase to support community and economic development projects.

SUPPORTING TABLES Following are the table summaries of key demographic, housing, economic, and education variables.

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Table 1: Total Population and Gender of Cibolo and Benchmark Communities (Source: 2000 Census)

Total population Male Female

Cibolo

Converse

Devine

Fair Oaks Ranch

3,169 1,327 1,842

42% 58%

11,508 5,521 5,987

48% 52%

4,310 2,079 2,231

48% 52%

4,837 2,351 2,486

49% 51%

Hutto

Leander

7,352 3,642 3,710

50% 50%

1,277 672 53% 605 47%

Table 2: Age Distribution of Cibolo and Benchmark Communities (Source: 2000 Census) Age Group 0-4 5-13 14-17 18-24 25-34 35-44 45-54 55-64 65+

Cibolo 197 522 247 237 336 648 490 329 163

% 0 16% 8% 0 11% 20% 0 10% 5%

Converse 936 1,756 771 923 1,974 2,063 1,573 831 681

% 0 15% 7% 0 17% 18% 0 7% 6%

Devine 319 601 382 402 559 554 517 346 630

% 0 14% 9% 0 13% 13% 0 8% 15%

Fair Oaks Ranch 171 640 328 149 267 787 998 798 699

% 0 13% 7% 0 6% 16% 0 16% 14%

Hutto 101 228 61 95 263 190 141 100 98

% 0 18% 5% 0 21% 15% 0 8% 8%

Leander 812 1,165 419 499 1,676 1,387 721 368 305

% 0 16% 6% 0 23% 19% 0 5% 4%

Table 3: Change in Age Distribution, City of Cibolo 1990-2000 (Source: 2000 Census)

Age Group 0-4 5-13 14-17 18-24 25-34 35-44 45-54 55-64 65+

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1990 10% 16% 6% 8% 23% 15% 9% 5% 8%

2000 Change 6% -3.38% 16% 0.47% 8% 1.79% 7% -0.52% 11% -12.70% 20% 5.75% 15% 6.36% 10% 5.08% 5% -3.26%

January 2005

City of Cibolo - Update to the Master Plan

Table 4: Race and Hispanic Origin (Source: 2000 Census)

White alone Black or African American alone American Indian and Alaska Native alone Asian alone Native Hawaiian and Other Pacific Islander alone alone Hispanic or Latino

Cibolo % Converse % Devine % 2,505 79% 7,685 67% 3,240 75%

Fair Oaks Ranch % Hutto % Leander % 4,724 98% 961 75% 6,391 87%

160

1,590

14%

183

39 26

1% 1%

113 297

1% 3%

74 10

2% 0%

0 0

0% 0%

5 0

0% 0%

88 66

1% 1%

0 357 667

0% 11% 21%

0 1,222 3,210

0% 11% 28%

0 890 2,449

0% 21% 57%

0 0 384

0% 0% 8%

0 223 356

0% 17% 28%

11 499 1,113

0% 7% 15%

Table 5: Housing Characteristics (Source: 2000 Census)

Cibolo Housing units Occupied Owner occupied % Owner Renter occupied % Renter Vacant Median home value Median rent

$ $

Converse

1181 1093 907 83% 186 17% 88 127,400 $ 225 $

Devine

4064 3875 2837 73% 1038 27% 189 78,800 $ 526 $

Fair Oaks Ranch

Hutto

1602 1758 1508 1744 1011 1683 67% 97% 497 61 33% 3% 94 14 51,100 $ 269,800 $ 265 $ - $

Leander

444 406 343 84% 63 16% 38 92,700 $ 592 $

2597 2506 2200 88% 306 12% 91 99,800 725

Table 6: Households and Persons in Poverty (Source: 2000 Census)

Cibolo Total Population 3168 Persons 194 Total Households 1,119 Households 67 Families 42 Persons <18 yrs old 923 Persons > 65 yrs old 136

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% 6% 6%

Converse % 11262 730 6% 3,875 222 6% 153 3021 544

Devine 4228 828 1,505 320 188 984 406

Fair Oaks Ranch % Hutto % Leander % 4837 1272 7342 20% 84 2% 58 5% 308 4% 1,755 439 2,524 21% 24 1% 17 4% 83 3% 24 13 52 1101 365 2284 668 96 296 %

January 2005

City of Cibolo - Update to the Master Plan Table 7: Median Income (Source: 2000 Census)

Per capita Household Family

Cibolo $ 23,988 $ 53,780 $ 65,545

Fair Oaks Converse Devine Ranch Hutto Leander $ 18,949 $ 14,530 $ 45,293 $ 20,113 $ 20,263 $ 47,947 $ 28,712 $ 99,685 $ 53,295 $ 53,504 $ 49,396 $ 35,429 $ 101,751 $ 55,769 $ 55,051

Table 8: Educational Comparisons (by School District) (Source: TEA) Fair Oaks Cibolo Devine Converse Ranch Hutto Leander School District Schertz-Cibolo-U City Devine Judson Boerne Hutto Leander County GUADALUPE MEDINA BEXAR KENDALL WILLIAMSON WILLIAMSON Rating Acceptable Acceptable Recognized Recognized Recognized Recognized Total Students 6,427 1,892 17,101 5,001 1,416 15,567 Attendance Rate 95.6 95.6 95.8 95.9 96.7 95.8 % Annual Drop out Rate 0.4 1 0.9 0.2 0.2 0.6 % Passing All tests 89.2 80.6 81.9 94.7 90.6 89.4 SAT - Mean Total Score 995 943 973 1032 989 1030 T - Mean Total Score 21 20.2 20 22.1 18.7 22 Total Teacher FTE 441 134 1179 360 101 1099 Average Teacher Salary $ 38,760 $ 38,244 $ 40,006 $ 37,686 $ 37,882 $ 37,391 Number of Students Per Teacher 14.6 14.1 14.5 13.9 14 14.2 Average Years Experience per Teacher 9.7 14.2 11 12.2 9.8 10.1 Teacher Turnover Rate 14.8 13.9 15.1 16.1 27.8 13.9

Table 9: Educational Attainment (Adults 18 years and older) (Source: 2000 Census)

No schooling completed 12th grade; no diploma High school graduate (includes equivalency) Some college; less than 1 year Some college; 1 or more years; no degree Associate degree Master's degree Professional school degree Doctorate degree

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Cibolo

Converse

Devine

Fair Oaks Ranch

Hutto

Leander

2.19% 12.42% 14.67% 15.61% 14.41% 11.85% 6.37% 4.02% 0.31%

2.01% 17.14% 16.91% 16.69% 15.14% 12.58% 4.23% 1.10% 0.22%

2.99% 18.50% 17.77% 8.83% 5.10% 4.87% 3.72% 0.31% 0.42%

0.45% 6.76% 8.37% 11.30% 12.14% 14.82% 17.81% 6.79% 2.11%

0.76% 17.17% 21.59% 15.03% 13.13% 10.48% 0.51% 0.88% 0.76%

1.08% 16.87% 19.00% 14.47% 14.02% 13.71% 2.96% 0.54% 0.47%

January 2005

City of Cibolo - Update to the Master Plan Table 10: Travel to Work (Source: 2000 Census)

Geography

Cibolo

Converse

Devine

Fair Oaks Ranch

Hutto

Leander

1708 21 1687

5817 81 5736

1732 35 1697

2310 154 2156

636 11 625

3945 88 3857

41 158 162 444 180 122 196 65 85 157 13

83 403 736 1219 1016 522 936 181 147 206 173

154 384 202 146 22 46 196 46 57 249 122

11 128 95 41 496 240 483 172 165 249 42

24 50 46 79 79 19 135 38 46 60 40

64 199 219 242 464 166 695 152 269 969 319

Place of Work Total workers > 16 years old Worked at home Did not work at home Travel Time Less than 5 minutes 5 to 9 minutes 10 to 14 minutes 15 to 19 minutes 20 to 24 minutes 25 to 29 minutes 30 to 34 minutes 35 to 39 minutes 40 to 44 minutes 45 to 59 minutes 60 to 89 minutes

Table 11: Property Tax Comparisons (Source: Comptroller of Public Accounts)

Taxing Jurisdiction County City ISD Combined Rate

Cibolo Converse Guadalupe Bexar 0.3654 0.320952 0.2895 0.56 1.78 1.776 2.4349 2.656952

Devine Medina 0.5979 0.7204 1.48 2.7983

Fair Oaks Ranch Kendall 0.38 0.267 1.66 2.307

Hutto Williamson 0.448229 0.503521 1.739 2.69075

Leander Williamson 0.448229 0.55845 1.83 2.836679

Table 12: Sales Tax Comparisons (Source: Comptroller of Public Accounts)

Taxing Jurisdiction County/Special Assessment City State Combined Rate

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Cibolo Converse Guadalupe Bexar 0.005 0.01 0.015 0.0625 0.0625 0.0775 0.0775

Devine Medina 0.005 0.015 0.0625 0.0825

Fair Oaks Ranch Kendall 0.005 0.015 0.0625 0.0825

Hutto Williamson 0.02 0.0625 0.0825

Leander Williamson 0.01 0.01 0.0625 0.0825

January 2005

2.5

City of Cibolo - Update to the Master Plan

POPULATION PROJECTIONS In order for the City to provide services to current and future residents, a projection of the Cityâ&#x20AC;&#x2122;s population is necessary. While it is impossible to determine with great certainty the exact future population of a city, since it is dependent on numerous unpredictable variables, analyzing existing data and patterns and applying several alternate growth scenarios can provide a range of future populations. Ultimately, reporting a future population is a question of judgment, given the best available information at the time.

2.5.1

METHODOLOGY

The general methodology employed by EC in conducting these estimates and projections is as follows. Census counts of population for 1990 and 2000 were used as base numbers. Electric meter data and building permit data were provided by the Guadalupe Valley Electric Cooperative (GVEC) and the City of Cibolo, respectively. An average household size multiplier (2.78 persons per household or dwelling unit) was assumed from 2000 Census data and verified for use in consultation with the City Administrator. Adjustments were made to account for unoccupied dwellings and an estimate of population in July of 2004 was developed. This estimate was then extrapolated assuming a continued growth rate of the previous months of 2004, to the end of the calendar year 2004. EC developed six scenarios for future growth based on conversations with city staff and P&Z. These scenarios reflect what may happen with growth in the next ten years, depending on a number of external factors. EC also reviewed population projections by the Texas State Data Center and the Texas Water Development Board, two state-level entities which make population projections using different methodologies and for different purposes. Based on this analysis of electric meter and building permit data, the figures prepared by these other entities appear too low for use in this Plan.

2.5.2

CENSUS FIGURES The 2000 Census provides the most accurate starting point for conducting projections of future population. Many entities rely on Census data for official numbers of population, and other demographic variables. The Census also conducted an estimate of 1995 Population, and together with the 2000 information, these figures can supply a fairly accurate baseline for extrapolating growth. The Census population figure for 2000 is 3,169 persons, and the 1995 Census estimate of population is 1,965.

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2.5.3

City of Cibolo - Update to the Master Plan

ELECTRIC METER DATA The Guadalupe Valley Electric Cooperative provided statistics of total, active residential meters in 1995, 2000, 2003 and July 2004. Comparing the known Census population figures to these meters, a ratio of personsto-electric meter was obtained. The following table summarizes the number of meters and the ratio of persons-to-meter. The table also demonstrates an extrapolation of population for 2003 and July 2004 by applying the 2000 Census average household size for Cibolo (italicized). It should be noted that while the Census average household size (2.78 persons per household) is larger than the average electric meter ratio (2.58) , the Census data is more current than the 1995 electric meter ratio, and more closely in line with the 2000 electric meter ratio (2.84). Table 13: Summary of Electric Meter Data and Population Estimates (Source & GVEC)

1995 2000 2003 July 2004

GVEC ACTIVE METERS POPULATION 848 1,965 1,117 3,169 2,370 6,589 2,587 7,192

RATIO 2.32 2.84 2.78 2.78

Thus, using electric meter data as a means of estimating current population, the population of Cibolo as of July 2004 is approximately 7,192.

2.5.4

BUILDING PERMITS DATA

The City of Cibolo also maintains a building permits database, and this provides another means of estimating current population. Utilizing two methods, and then comparing the results of each also provides better confidence about the results of each. The unknown variable in utilizing building permits data is the market absorption of the new housing units. In other words, a permit may have been issued for a building, but it is unknown whether the dwelling is actually occupied. Thus, correlation to electric meter data is insightful. Assumptions are made as to the actual occupancy rate of new homes, which produces a lower population figure. The following table shows the number of building permits added in a given year, which is then multiplied by the Census household size (2.78) and added to the previous yearâ&#x20AC;&#x2122;s total population. The 1995 Census

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estimate provides a starting point, and the 2000 Census provides a check to review the occupancy rate. The last column in the table shows the estimated population, taking occupancy into account. An occupancy of 85-94% is assumed until 2004. Table 14: Summary of Building Permit Data and Population Estimates (Source: 2000 Census and City of Cibolo)

CENSUS POPULATION 1995 1965 1996 1997 1998 1999 2000 3169 2001 2002 2003 July 2004

BUILDING PERMITS 88 131 94 105 107 118 380 466 497

BLDG PERMITS X 2.78 PLUS CENSUS 1,965 2,208 2,569 2,829 3,119 3,414 3,742 4,798 6,094 7,466

CENSUS PLUS BLDG PERMITS X 2.78 (ADJUSTED FOR OCCUPANCY) 1,965 2,075 2,415 2,659 2,932 3,169 3,443 4,079 5,088 6,780

Thus, the unadjusted estimate of population in Cibolo as of July 2004 is 7,466. Correlating this number to electric meter data, an adjusted figure is developed to assume a level of vacancy. A conservative 50% occupancy of new units is assumed, which brings the estimate of population in July of 2004 by building permits to 6,780.

2.5.5

PROJECTING THROUGH THE END OF 2004 From the electric meter and building permit methods above, there are then two estimates of population in Cibolo through July 2004: 7,192 and 6,780. This provides a â&#x20AC;&#x153;windowâ&#x20AC;? of the population estimate. To arrive at a projection of population through the end of December 2004, an assumption must be made about the rate at which new meters and permits will be added. Assuming that new meters will be installed at the same rate they have for the previous seven months, a projection of total meters by December 2004 is 2,742. Applying the household size multiplier (2.78) to the electric meter projection, the population projection for December 2004 is 7,623. In order to correlate to projected building permit data, an occupancy estimate of 65% is expected. This assumption brings the two methods together within reason. Thus, the projection of population in Cibolo on December 31, 2004 is 7,623. This number is then used in subsequent projection scenarios.

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2.5.6

City of Cibolo - Update to the Master Plan

ALTERNATE GROWTH SCENARIOS For longer-term projections, it is helpful to evaluate a number of possible scenarios for growth, which offers likely boundaries for planning purposes. The chart on the following page depicts six possible growth scenarios through the year 2015. Scenario A is the most conservative scenario from a growth planning perspective. This scenario assumes that the City will meet the assumptions of the Capital Improvements Plan, reaching a population of 41,474 by 2015. Scenario B projects continued high-growth for the next four years (as a continuation of the previous two years), and then assumes some moderation of that growth, though the continued growth is strong. Scenario C projects the continued high growth rate of the previous two years until 2007, and then a moderation of that growth. Scenario D utilizes the near-term growth rate recommended to SCUCISD in a recent demographic study (8%), which is then followed by strong growth. Scenario E assumes a â&#x20AC;&#x153;cooling offâ&#x20AC;? period in the next two years while developers reassess market conditions, and then increases for a four year spurt, and levels off cyclically. Scenario F assumes very modest growth over the next two years, followed by a solid (10%) growth rate. The City of Cibolo evaluated these growth projections, and selected Scenario B as the most likely. This population trend was utilized in the development of the Future Land Use Plan and as a guide for the various Plan Elements.

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POPULATION PROJECTIONS CITY OF CIBOLO 2004-2015 45,000 SCENARIO 'A' - 41,474 in 2015

40,000

SCENARIO 'B' - 36,326 in 2015 SCENARIO 'C' - 28,537 in 2015 SCENARIO 'D' - 23,078 in 2015 SCENARIO 'E' - 22,645 in 2015

35,000

POPULATION

30,000

25,000

SCENARIO 'F' - 17,467 in 2015

A - Growth Trend to meet CIP Projections B - Continued very high growth the next four years, then moderate C - Continued high-growth the next two years, then moderate D - Assumes SCUCISD growth rate for near term, followed by strong 1215% growth E - Growth slows to 6% next two years, then increases, then levels F - Modest growth next two years, then solid new growth phase.

20,000

15,000 Estimate of 2004 Population: 7,623

10,000

2000 Census: 3,169 1995 Census Estimate: 1,965

5,000

0 1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

YEAR

Figure 2: Population Projections (EC, 2004)

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2.6 2.6.1

City of Cibolo - Update to the Master Plan

EXISTING LAND USE

PURPOSE

Perhaps the best means of understanding growth patterns is an analysis of current, or existing land uses. This kind of analysis not only shows what land uses exist in relative geographic terms, but also what quantities of different land uses exist relative to the overall make-up of the city. This allocation of land use is an important component in developing a healthy future land use plan, balanced to meet future needs. This initial assessment of growth patterns assists in understanding trends in development and growth, relative surplus or deficiency in types of use, and offers a baseline for development of the future land use plan. EC performed a windshield survey of existing land use in the City of Cibolo and its ETJ in July of 2004. Uses were identified and then colorcoded on the base parcel map, and then coded into a digital format using ArcView 3.2 GIS software. The Existing Land Use Map was presented to the Planning and Zoning Commission on August 17, 2004 for review.

2.6.2

LAND USE DISTRICTS Each property that was defined in the Guadalupe County Appraisal Districtâ&#x20AC;&#x2122;s base parcel map was assigned a land use value and corresponding color code during the windshield survey. Recent (2002) digital aerial photography provided by the Appraisal District assisted in some of the land use determinations. The criteria for determining the type of use are as follows (data code in parentheses):

Agricultural / Open Space â&#x20AC;&#x201C; (AG) Properties that offer visual evidence of active agricultural practices, or those that are evidently fallow or deferred within the last year. The property may contain large areas of floodplain. Residential use may occur on these tracts, but the residential use is generally incidental to the principal agricultural use (the tract is 10 acres or larger and bears a dwelling). Organized sewer and municipal water are often not present, and generally the property is not imminently developing as such.

Vacant â&#x20AC;&#x201C; (VAC) Vacant properties may have a dwelling present, but the dwelling is unoccupied. Water and wastewater utilities are present and could support development. The site may have been platted as part of an active development, but has not been constructed in the current phase.

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Generally, the vacant property use indicates that development is either imminent or possible in the short-term.

Residential: (LDR, MDR, HDR, MH) Residential uses are classified into four districts: low-density residential, medium-density residential, high-density residential, and manufactured housing / mobile home. The classifications are intended to enable better planning for compatibility with surrounding uses and utility requirements, while providing a basis of comparison to previous assessments of land use. Low-density residential uses (LDR) are dwellings situated on parcels ranging from 0.5 acres â&#x20AC;&#x201C; 10 acres. Medium-density residential uses (MDR) are dwellings situated on parcels ranging from approximately 1/8 acre to 0.49 acres. These include most standard single-family residential uses (R-2 and R-3 zoning classifications). Individual vacant lots in actively developing subdivisions are considered occupied for the purposes of this analysis. High-density residential uses (HDR) include duplex, triplex and apartment uses. Manufactured Housing / Mobile Home use (MH) is determined by the presence of a home commonly known as such, and as regulated by the Department of Housing and Urban Development. The size of the lot or parcel that these homes are situated on is not considered in this classification, with the exception of those instances in which the definition of â&#x20AC;&#x153;Agriculturalâ&#x20AC;? is more appropriate.

Public - (PUB) This district includes areas and facilities operated by governmental or utility entities. These typically include city offices, post offices, electric substations, and cellular towers. Public use does not imply that the general public has access to the facilities; the district is intended to identify those uses which are under the control of a public body.

Institutional - (INST)

These areas are operated by public entities, and sometimes by private entities. The most common institutional uses are schools, churches, colleges, hospitals, correctional facilities, and other state-administered care facilities. It is important to distinguish institutional uses from public uses because institutional uses typically have seasonal or variable service demands.

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Commercial - (COM)

Commercial uses generally include those uses which provide the sale of products on a wholesale level, non-personal services (e.g., mechanics), and the sale of items from outdoor storage of inventory or warehousing. Typical uses include: building materials yards, automobile garages and sales lots, automotive repair, warehouses, used merchandise sales, and welding shops. For the purposes of this analysis, non-medical professional offices are considered commercial.

Retail - (R) A retail use is classified by the type of product or service that is â&#x20AC;&#x153;soldâ&#x20AC;?. If products are repackaged from wholesale condition or have other value added to them (customization, convenience, etc.) then the use is considered retail. Retail operations are contained within buildings.

Industrial - (I)

Industrial use includes those uses which are generally considered either: basic industry or resource extraction, custom or light manufacturing, stockyards, scrap and salvage operations, or vehicle storage.

Transportation - (TRANS)

This district includes public streets and right of ways and railroads. Transit centers are also included in this definition, generally, although none exist currently in Cibolo.

Parks - (PARK) Parkland and facilities are either publicly or privately owned properties for which the primary use is intended for recreation, either passively or actively.

2.6.3

EXISTING LAND USE MAP AND SUMMARY

Exhibit No. 3 at the end of this section, is the Existing Land Use Map which represents Ciboloâ&#x20AC;&#x2122;s land use pattern in July of 2004. The following table summarizes the total acreage of each district, and its relative percent of the total land area in the city limits, ETJ, and the total jurisdictional area combined.

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Table 15: Existing Land Use Summary (2004, EC)

EXISTING LAND USE DISTRICT AG - Agricultural and Open Space COM - Commercial I - Industrial INST - Institutional LDR - Low Density Residential MDR - Medium Density Residential MF - Multi-Family MH - Manufactured Housing PARK - Park and Recreation PUB - Public Uses R - Retail VAC - Vacant TRANS - Transportation

AREA INSIDE CITY LIMITS Percent of (acres) Total 1865.4 43.1% 58.2 1.3% 69.0 1.6% 151.0 3.5% 200.7 4.6% 834.1 19.3% 4.6 0.1% 17.3 0.4% 53.1 1.2% 12.6 0.3% 11.9 0.3% 541.3 12.5% 506.3 11.7%

TOTAL

4325.6

100%

TOTAL DEVELOPED AREA TOTAL UNDEVELOPED AREA

1918.9 2406.7

44.4% 55.6%

AREA INSIDE ETJ Percent of (acres) Total 6541.5 84.8% 6.2 0.1% 0.0 0.0% 0.2 0.0% 642.8 8.3% 12.7 0.2% 0.0 0.0% 117.9 1.5% 0.0 0.0% 6.3 0.1% 22.7 0.3% 44.1 0.6% 322.4 4.2% 7716.7

100%

AREA IN ENTIRE JURSIDICTION Percent of (acres) Total 8406.9 69.8% 64.4 0.5% 69.0 0.6% 151.2 1.3% 843.5 7.0% 846.8 7.0% 4.6 0.0% 135.1 1.1% 53.1 0.4% 18.9 0.2% 34.6 0.3% 585.5 4.9% 828.8 6.9% 12042.3

100%

Approximately 44.4% of land within the city limits is developed, and thus the majority of land within the city is undeveloped (55.6%). The most predominant use in terms of land area is agricultural, followed by medium-density residential.

2.6.4

EXISTING LAND USE ANALYSIS: TIME COMPARISON This section compares existing land use areas to the proportions shown in the 1995 Master Plan. In some instances, land uses were classified slightly differently in 1995, and therefore some uses are reported in combined rows. This analysis demonstrates a clear picture of the type of growth Cibolo has experienced in the last nine years.

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Table 16: 2004 and 1995 Land Use

EXISTING LAND USE DISTRICT AG- Agricultural and Open Space COM / R - Commercial / Retail I - Industrial INST / PUB - Institutional or Public LDR - Low Density Residential MDR - Medium Density Residential MF - Multi-Family PARK - Park and Recreation VAC - Vacant TRANS - Transportation

LAND USE AREA 2004 Percent of (acres) Total 1865.4 43.1% 70.1 1.6% 69.0 1.6% 163.6 3.8% 200.7 4.6% 834.1 19.3% 4.6 0.1% 53.1 1.2% 541.3 12.5% 506.3 11.7%

TOTAL

4308.3

100%

PERCENT CHANGE IN AREA (1995 - 2004) TOTAL DEVELOPED AREA TOTAL UNDEVELOPED AREA

1918.9 2406.7

28% 44.4% 55.6%

LAND USE AREA 1995 Percent of (acres) Total 2364.4 69.9% 44.3 1.3% 217.1 6.4% 43.1 1.3% 337.5 10.0% 3.1 0.1% 6.8 0.2% 22.0 0.7% 61.1 1.8% 278.0 8.2% 3377.3

100%

28.3% 71.7%

The data in this table suggest the following trends:

Agricultural use has been converting to medium-density residential use. Currently, 23.9% of the land area within the city limits is low and medium density housing, compared to only 10.1% in 1995. In other words, the amount of housing has grown by more than 100% since 1995. Commercial and retail uses, as a percentage of overall use, have increased only slightly. This is an area of concern. A large amount of land which was considered agricultural in 1995, is now considered vacant, as utility infrastructure has developed to these areas. Industrial use appears to be lower in 2004 than in 1995. However, it is clear that this is not the case. This is likely due to the fact that the 1995 land use survey assumed that all land within the Schneider Industrial Park was developed. In fact, there are approximately 102 acres in this area (Planning Area 3) which are currently undeveloped. Public and institutional uses increased nearly three-fold since 1995. This is likely due to the construction of new SCUCISD schools. Parkland has increased only moderately since 1995. This is an additional area of concern.

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2.6.5

City of Cibolo - Update to the Master Plan

EXISTING LAND USE ANALYSIS: RATIO COMPARISON A healthy city is one which is not only experiencing a sustainable growth of its tax base, but also one which can meet the needs of its residents for uses and services. If these needs are not being met in Cibolo, it can be assumed that they are being met elsewhere, most likely in surrounding communities. This represents not only lost revenue opportunity, but decreased quality of life for residents. This portion of the existing land use analysis evaluates the allocation of land uses within the city limits to provide an indicator of the current “land use health” of Cibolo. This method is commonly applied to communities across Texas, and recommended benchmark ratios have been provided in Table 17 below. This table summarizes the amount of acreage provided related to the current estimated population, in terms of acres per 100 persons. The actual ratios that are developed in connection with the future land use plan may vary from these benchmark ratios, depending on specific focuses the community wishes to achieve. Table 17: Comparison of Acres Currently Provided for Every 100 Persons (2004)

EXISTING LAND USE DISTRICT COM/R I PUB/INST LDR/MDR MF MH PARK TRANS UNDEVELOPED

AREA INSIDE CITY LIMITS (acres) 70.1 69.0 163.6 1034.8 4.6 53.1 541.3 506.3 2406.7

ESTIMATED EXISTING LAND USES (Acres per 100 persons)* 0.09 0.09 0.21 1.36 0.01 0.07 0.71 0.66 3.16

BENCHMARK RATIOS 3.2 0.75 0.8 8.2 0.65 0.45 1.37 1.2 varies

* Assumes current population estimate of 7,623 (EC, 2004)

The following observations can be made from this analysis:

All of the current use classifications are low relative to the benchmark ratios. There is a considerable amount of undeveloped property (the highest ratio present) within the city limits which can contribute to any of the other use classifications. Typically, the highest ratio is single-family housing.

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This presents an opportunity for Cibolo to plan for its growth with an appropriate allocation of land uses.

2.6.6 SUMMARY OF EXISTING LAND USE PATTERNS MAJOR ISSUES

AND

From these quantitative analyses of existing land use patterns, a number of major issues can be developed to assist the City in planning for orderly, healthy growth. These issues should be kept in mind as the City develops its Future Land Use Plan and subsequent decisions about land use and growth policy. A summary of these major issues follows:

There is a strong trend towards the development of singlefamily housing. Building permit activity and land use change since 1995 indicate that agricultural land is rapidly being converted to single-family use. There is still additional room for single-family growth inside the current city-limits.

Strong single-family growth will need to be balanced by commercial and retail opportunities. As the available land within the city is developed, more opportunities will need to be created to provide convenient commercial and retail services to residents. Current growth patterns suggest that retail has not yet followed this development. Thus, currently, residents of Cibolo are spending money outside of Cibolo that could be spent locally.

This residential growth will need to also be balanced with increased park and recreation opportunities. The analysis indicates that there is a low proportion of park areas for residents. Park and recreation not only contributes to an overall quality of life, but also can contribute to the local economy.

Industrial growth is occurring in Cibolo, but there is room and opportunity for more. The Schneider Industrial Park is well situated with respect to utilities and road infrastructure. As this park develops, much of the current need for industrial diversification of the economic base may be met, but should be evaluated with the Future Land Use Plan and future population requirements in mind.

City facilities and school facilities have grown in response to general population growth. It is expected that these facilities will continue a response to growth, with adequate provision of land and utilities.

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City of Cibolo - Update to the Master Plan

The availability of utilities and utility capacity have played a significant role in the development pattern. Continued growth of infrastructure systems will be dictated by the Capital Improvements Plan and the availability of water.

Cibolo’s central business district offers a mix of uses and abundant vacant, adjacent land. The CBD is thus poised for redevelopment, and careful planning can facilitate reinvestment in this area, as well as a high-quality, attractive business and community environment.

COMMUNITY INPUT The preceding quantitative analyses allow for a numeric picture of what has happened in the community since 1995, but in order to gain a better understanding of the complete “baseline” snapshot, input from the community is essential. Throughout the development of the Plan, the public has provided essential input. Input has been obtained at public meetings, a focus group workshop, and through a survey of community issues. At the Community Issues workshop on August 21, 2004, attendees divided into three working groups to discuss housing, quality of life, and economic development. The Quality of Life focus group attempted to qualify the concept of “quality of life”. This kind of qualitative information is critical in developing policies and programs that can lead the city toward its goals for housing, economic development, land use, central business district, transportation, and parks and recreation. The focus group identified four top issues which contribute to a sense of quality of life. These were: a sense of safety or security, low taxes, walking distance proximity to goods and services, and ample civic and open spaces.

2.7.1

COMMUNITY ISSUES SURVEY

The City Council and Planning and Zoning Commission (P&Z) suggested performing a survey of the community to solicit input. EC developed a series of survey questions with input from P&Z, City Staff, and the Parks and Recreation Commission. The survey was made available on-line through the project website, and paper copies were distributed at City Hall, and several area businesses. Copies of the paper survey were also mailed to every resident in the city with the proposed City Charter.

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Questions Asked of the Community A copy of the survey is included in the Appendix. Each respondent was asked questions to solicit input about the following:

What area of the city he/she lives in. How long he/she has lived in Cibolo. How long he/she has lived in Guadalupe County. His/her age. The number of people that usually reside in the home, including children. Where he/she works An order of preference about why they live in Cibolo An order of priority for most important issues facing Cibolo during the next year. Relative strength of opinion concerning City initiatives, such as business expansion, new housing, parks development, and infrastructure issues. An opinion about the most important City project to pursue. The types of businesses that he/she would like to see come to Cibolo. An order of preference for park facilities development. Relative strength of opinion about how much public investment is made in projects such as: road and street maintenance, revitalizing Main Street, Police/Fire/EMS, Parks, and business attraction. Summary of Initial ResultsThe response to the survey was very good. There were 204 total responses received. Of those responses, 88 were completed on-line and 106 were returned in the paper format. Given this response (n=204), and an assumed universe size of N=5,336 (70% of estimated 2004 population, i.e. those of voting age), the results to date are reported with a ±6.73% margin of error at a confidence level of 95%. As more surveys are updated, the margin of error will reduce, thereby producing more accurate results. A complete statistical summary of the survey is provided in the Appendix, and will be completed when the City decides that sufficient time for response has been allowed. The survey began on July 29, 2004 and interim results were compiled through August 15, 2004. As of August 15, approximately 30 paper responses were awaiting entry. The following is a summary of significant survey results to-date: As of August 15, 2004 148 residents and business owners have provided their input via an online survey. The following is a summary of their input:

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Â&#x192;

52% of respondents live in area 2, while 20% live in area 3, and 15% live in area 8. The remaining 13% live in the remaining areas of the community.

Figure 3: Planning Areas

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30% of respondents have lived in Cibolo less than 2 years, 26% between 2-5 years, 17% between 6-10 years, and 27% more than 11 years 50% of respondents are less than 50 years old 10% work in Cibolo, 30% work in San Antonio, and 35% are either retired or work outside of Guadalupe or Bexar counties Location, Tax Rates, Schools, Small Town Character (in that order) are the most important reasons individuals live in Cibolo Protecting property values is overwhelming the most important issue facing residents, followed by preserving the small town character, adding retail and commercial business, slowing growth, and investing in infrastructure (in that order). Providing affordable housing and job opportunities rank as the lowest priority for residents. Community development improvements such as drainage, water availability, sidewalks, parks and sidewalks are all more important than economic development issues such as bringing in new business or helping existing business expand. However, respondents do agree that all of these areas are important to address. Nearly 80% of respondents disagree with relaxing development regulations Of all projects listed, however, seeking solutions to drainage problems is the most important, followed by encouraging new business to locate in Cibolo seeking alternative drinking water solutions, enhancing local parks, and tightening development regulations. Retail business is the most important type of business or activity to promote, followed by other personal services . Interestingly, more than 20 respondents suggested a YMCA or similar type of gym or recreational program. Trails for jogging or walking is the most important recreational facility desired by residents followed by indoor recreational center, playground equipment, swimming pool and natural habitat areas. Activities desired for an indoor recreational center include (in priority order): aerobic/dance area, basketball area, craft/meeting area, weight lifting and play area. 66% of taxpayers feel that not enough money is being spent on roads and streets, followed by parks maintenance and development (46%), revitalizing main street (45%), fire/police/EMS (43%), and attracting business (38%),.

Many of the additional comments concerned the following themes (summarized by EC):

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Road improvements are needed. Many respondents do not have an idea where city park facilities are located. There is concern for protecting property values and housing quality.

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EXHIBIT No. 2 Existing Land Use Map

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F.M. 3009

I-35 ETJ

CITY LIMITS

CIBOLO VALLEY DR

F.M. 3009

CITY LIMITS

F.M. 1103

GREEN VALLEY RD

ETJ

F.M. 1103 F.M . 78

LO BO CI

03 . 11 M . F

HAECKERVILLE RD

ETJ

F.M. 78

LEGEND ETJ

COM LOW ER S EGU IN R D

INST LDR PUB R VAC MDR AG MH MF PARK

I-10 / HW Y

ETJ

I FLOODPLAIN

I-10 / HWY 90

CITY LIMIT ETJ

Espey Consultants, Inc. 0

800

EXISTING LANDUSE

2400

CITY OF CIBOLO AND ETJ

Environmental & Engineering Services 1600

3200

AUGUST 2004

EC PROJECT NUMBER 4030

City of Cibolo - Update to the Master Plan

3.0

HOUSING ELEMENT

3.1

INTRODUCTION Cibolo’s housing is largely single-family residential development, with a relatively low amount of multifamily and duplex residential. The median home value in Cibolo is similar to the San Antonio metro average, though housing costs and property taxes in Cibolo make the city an affordable, suburban alternative.

Goals of the Housing Element Provide for a diversity of housing choice. Provide safe, wellintegrated housing areas with access to retail and commercial services.

The City needs to plan for its future population by providing more housing options for its residents. As Cibolo grows its commercial tax base, it will need rental housing for many of the employees who will be helping these businesses grow. The existing population in Cibolo is aging and therefore garden homes and assisted living facilities will be needed. The single-family subdivisions that have recently, or are currently being developed in Cibolo, are mostly quarter-acre lots with relatively little neighborhood commercial planned as part of these developments. Thus, the issues Cibolo is confronted with in planning for its housing future are two-fold. First, providing a diverse supply of housing choices is essential. Second, the integration of these housing choices with commercial and retail services, and how this is achieved with physical separation and buffering is critical.

3.2 3.2.1

HOUSING PATTERNS HOUSING CONDITION The quality of housing is an indicator of a community’s health. Housing is often one of the first aspects of a community that a tourist, potential resident, or prospective business sees. Maintaining quality housing is an ongoing process and one that should involve all types of housing. While the city does not have evidence of significant areas of blight, there are a number of programs that can help in the ongoing maintenance of housing stock. An analysis of housing condition was performed in 1995 as part of the 1995 Master Plan. Very few structures located in the city limits were considered in deteriorating or dilapidated condition. Since then, most new residential growth has taken place as single-family residential

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developments, and thus the overall percentage of housing in deteriorated or dilapidated condition has fallen significantly. A windshield survey of housing condition was performed in July of 2004 as part of this update to the Master Plan. While several structures in older neighborhoods remain in these states of disrepair, they are generally isolated and the neighborhoods on the whole do not appear to be in a stage of blight. Maintaining and improving the condition of housing is always an important goal, and much can be done to this end in Cibolo with continued investment in street and drainage infrastructure, in addition to reinvesting in existing housing.

3.2.2

HOUSING OCCUPANCY The 2000 Census indicates that approximately 83% of homes in the city are owner-occupied. This strong trend towards home ownership favors increased property values and demands for home maintenance. Conversely, there are fewer opportunities for persons seeking to rent. This creates a particularly difficult market for single members of the workforce, students, or employees at Randolph Air Force Base seeking housing for a limited duration off base.

3.2.3

3.2.4

HOUSING TYPE

There have only been two apartment buildings constructed in the city since 1994. By contrast, there have been nearly 2,000 single-family building permits issued since 1994. (Source: City of Cibolo building permit data, July, 2004). This stark comparison further illustrates the lack of market choice for persons who may need different housing options, such as single persons, students, the elderly, or those households making less than the median household income.

HOUSING AVAILABILITY BY ZONING The City has accomplished a number of revisions to its zoning ordinance since its adoption in 1985, and many of these revisions have enabled a broader variety of single-family housing lot sizes, in response to a strong and evolving single-family market. The following table illustrates the availability of various residential zoning classifications: Table 18: Residential Use by Zoning (EC, 2004) EXISTING ZONING CLASSIFICATION* (2004) R1 R2 R-2B R3 MF MH *Residential uses

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AREA PROVIDED (acres) 1116.2 804.5 196.6 1146.9 59.3 28.1

PERCENT OF RESIDENTIAL USE 33% 24% 6% 34% 2% 1%

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City of Cibolo - Update to the Master Plan

Thus, nearly 97% of the city’s residential areas are zoned for single-family use, in some variation of lot size, while 2% of the residential use is for multifamily and 1% is for manufactured homes.

3.3

POLICIES AND PROGRAMS The following six policies outline means for ensuring a safe, diverse, and compatible housing supply in the City of Cibolo. The gray boxes describe some additional types of development the City should consider in its mix of housing options. Policy H-1: Improve the condition of existing housing and ensure that new housing is of a sustainable quality. Program H-1.1:

Program H-1.2:

Program H-1.3:

Program H-1.4: Program H-1.5:

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Apply to the State for Community Development Block Grant (CDBG) funds to establish a local home repair loan program. The city should join with regional agencies that may have an existing rehabilitation program that the City can join. Continue and expand the city’s street improvement program. Street improvements are known to have a positive effect on property values and the general streetscape. Provide neighborhood groups copies of ordinances and facilitate citizen participation in rehabilitation of existing housing. Develop and enforce a dilapidated housing ordinance. Develop a city, church and volunteer program to assist existing homeowners with housing rehabilitation, such as “Hands on Housing” or “Habitat for Humanity.”

Mixed-Use Development allows different land uses, such as commercial and residential, within a single development and may range in size from single buildings with apartments located over retail uses to largescale projects that include office and commercial space along with rental or owner-occupied housing. With mixed-use development, commercial uses may make housing development economically feasible when it may not be otherwise. Higher density housing in commercial zones may be more politically acceptable than increasing densities in established singlefamily areas. Both sensitive design and careful site planning are critical to the success of mixed-use developments. Mixed-use developments can be regulated in various ways. Some communities allow residential uses by right in certain identified commercial zones. Other communities consider housing in commercial areas as conditional uses. Some communities allow mixed uses within a planned development district (also commonly referred to as a Planned Unit Development or a PUD) or in special mixed-use districts.

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Policy H-2: Encourage and foster diverse housing options for all age groups and income levels. Program H-2.1: Encourage multi-family housing Zero-Lot-Line Zoning options in close proximity to goods and differs from the conventional services, and in all areas of the city. zoning requirement that a Program H-2.2: Designate and annually update house must be set back from every lot line. For small lots appropriate locations for different the yards created on each side housing types, with consideration for of the house are very small, median income. and are often useless. ZeroProgram H-2.3: Include in the zoning ordinance an lot-line ordinances typically “inclusionary zoning” component that place the house on one of the side-lot lines. By constructing encourages both affordable housing, as houses up to the build-to line, well as senior and assisted living each has one side-yard with housing. double the amount of useable Program H-2.4: Consider developing a provision in the space. Some communities zoning ordinance for “granny flats” or permit houses to be sited on a common lot line so they garage apartments. resemble duplexes. Other Program H-2.5: Encourage assisted living and senior communities require that they housing developments by enabling be sited on alternate lot lines, adequate areas on the zoning map and to give the appearance of adequate opportunity for their housing in a conventional development. The advantage development within the zoning of zero-lot-line is that it offers ordinance. lower costs associated with Program H-2.6: Adopt HUD’s Fair Housing Act high-density development and foster compliance with the while still maintaining the nondiscrimination provisions of the privacy and appearance of traditional single-family Fair Housing Act. detached housing. Program H-2.7: Identify suitable areas for higherincome housing developments as a means of providing diversity and expanding the tax base. Policy H-3: development. Program H-3.1:

Program H-3.2:

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Encourage

different

patterns

residential

Adopt standards in the Zoning Ordinance that allow for different types of residential Neighborhood development, such as: mixed-use Traditional Development (TND) encourages development, zero-lot-line zoning, mixed-use and often uses zero-lotcluster developments, or traditional line zoning. TNDs tend to resemble the types of developments built in neighborhood development (TND) Promote specific types of development the early 1900s and characterized by Mission or Craftsman style of by offering incentives such as a height ahousing increase for affordable housing, or a decrease in the parks dedication with clustered development.

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Policy H-4: Promote safe, secure neighborhoods to foster a sense of community and well-being. Program H-4.1: Continue to require sidewalks for new development, establish pedestrian and bicycle links between neighborhoods, parks services, and community points of interest. Program H-4.2: Begin a sidewalk construction program to provide sidewalks in neighborhoods that were not originally built with sidewalks. Program H-4.3: Promote ADA accessibility and clear street crossing locations. Program H-4.4: Provide adequate street lighting standards and shielding standards to reduce light pollution. Program H-4.5: Require a lighting plan submittal Cluster Developments or component for new commercial and Conservation Subdivisions multifamily developments to ensure safe allow housing units to be travel for pedestrians. grouped within a residential Program H-4.6: Encourage and support community development on lots smaller than those normally allowed. events to allow residents to get to know Clustering can help reduce neighbors, for example, participation housing costs because of in the â&#x20AC;&#x153;National Night Out.â&#x20AC;? decreased lot sizes and Policy H-5: Provide buffers in places where residential uses abut non-residential uses, to mitigate noise and visual incompatibilities. Program H-5.1: Develop a specific scheme for buffer yards, fencing, and separations that is directly tied to the zoning ordinance. Program H-5.2: Utilize creeks and floodplains as natural buffers between uses. Policy H-6: Discourage residential use in any flood-prone area. Program H-6.1: Prohibit development of any structure in the regulatory floodway. Program H-6.2: Discourage development within the 100-year floodplain. Program H-6.3: Actively pursue acquisition of existing properties located within a flood-prone area, especially those with a repetitive loss history. Program H-6.4: Encourage use of floodplain as a recreation or drainage amenity.

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because of decreased development costs. However, cluster development may increase site planning, design, and engineering costs. The advantage is that it can create common open space and protect environmentally sensitive land. It is a technique that has been used both in developing urban areas and in rural areas. Cluster developments are regulated in a number of ways. Zoning ordinances can specify zones in which cluster developments are permitted and/or allowed by special permit. Subdivision regulations can outline development standards for clustering. Cluster development may also occur as part of a planned development district.

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4.0

ECONOMIC DEVELOPMENT ELEMENT

4.1

INTRODUCTION Economic Development is the practice of Economic Development Goal creating jobs and improving an economy. Cities Increase and diversify the city’s tax that are engaged in a proactive economic base, and provide retail and job development effort normally have staff opportunities for residents. positions devoted to economic development, dedicated budgets, effective marketing collateral, and support from the business community, the elected officials, and the residents. In today’s competitive economic development climate, very successful communities are those that know what is unique about them and build their economy around that quality. For Cibolo, the unique characteristics are its relaxed and safe living, its downtown and its location. The City of Cibolo relies heavily on its residential tax base for city services and relatively few taxes are generated from commercial and retail business activity. Since this type of fiscal position is not sustainable, the City needs to diversify its revenue sources by promoting more commercial and retail development. This approach will yield a larger property tax base, garner more sales tax dollars, and create jobs. Very few retail opportunities exist for residents within Cibolo’s ETJ and hence many spend their retail dollars outside of the community. A majority of the City’s labor force commutes outside of the City for work and the community has stated through focus groups, meetings and the online survey that they want more job opportunities and more retail choices locally. In order to be proactive and successful, the City should undertake an aggressive economic development effort that focuses: 50% of its efforts on the Central Business District (CBD), 30% of its efforts on the Interstate and Industrial Park, and 20% of its efforts on existing business and building an entrepreneurial culture The City should lead all of the activities in this section, but will need support for these programs. Cibolo should adopt a 4A sales tax for economic development (through referendum), develop a local Economic Development Corporation Board, and hire an experienced, full-time staff person that is devoted to economic development.

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City of Cibolo - Update to the Master Plan

POLICIES AND PROGRAMS The following four policies will guide the city in its economic development efforts: Policy ED-1: Formalize economic development efforts. The City does not have a chamber of commerce or other type of economic development organization; nor does the city have any staff person who oversees initiatives related to improving the economy. A regional organization exists that tries to give assistance to local economic development efforts, but Cibolo must invest its resources to be proactive in improving its economy and developing its own economic development organization. Program ED-1.1:

Budget for one Full-time equivalent staff person at the City level whose responsibilities would include the programs in the Economic Development and Central Business District sections of this Master Plan. This person would be funded either through general revenue or economic sales tax (see ED-1.2). A work plan for this staff person should be developed with clear benchmarks for measuring success.

Program ED-1.2:

Adopt a 4A sales tax for economic development: Seek education about both the 4A and 4B sales tax programs for economic development (The primary difference in these two is that 4B revenue can be used for more community development programs, whereas 4A is primary for enhancing specific businesses). Reach a consensus on which opportunity would best serve the community. Educate the community about why the City wishes to pursue an additional ½ cent sales tax for economic development. Go through the appropriate procedures in order to hold a referendum to adopt the sales tax.

Program ED-1.3:

Develop and maintain an incentive policy to guide City decisions on funds used to promote business development. A clear policy will enable the City Council to make decisions that promote the types of business activity that the City envisions for the community. The City council will need to adopt this policy. Ensure that the incentive policy promotes the types of business activity that the community would like to see, including: services, health care, childcare, retail, auto parts, gas station, upscale retail, distribution and logistics, and grocery stores.

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Program ED-1.4:

Revamp the city’s website and develop a section that focuses on economic development but includes tourism, commercial business district, and what is unique and exciting about living and working in Cibolo.

Policy ED -2: Promote Cibolo as a Tourist Destination Tourism can be one of the cleanest industries and has a multiplier effect on a community’s economy. Tourism in Texas is a growing industry and can take many forms such as Bed & Breakfasts, arts and crafts shows/festivals, sports events, and museum attractions. Cibolo should support tourism growth and be proactive in encouraging tourists to visit the community. Cibolo already has bicycle tourists coming through the community on a daily basis. The tourism efforts should focus mostly on the Central Business District (CBD) and the regional recreation center. Please refer to the CBD and Parks and Recreation sections of the Master Plan for further information on this program. Program ED-2.1:

Program ED-2.3:

Develop a biking center or kiosk that caters to weekend bicycle tours. Provide refreshments and maps.

Program ED-2.4:

Support and develop performing arts programs, promote festivals and encourage additional community festivals.

Policy ED -3: Foster a Small Business and Entrepreneurship Culture Small business and entrepreneurs are often the forgotten ones in economic development, yet these areas of the nation’s economy will account for nearly 80% of job growth in the next decade. Therefore, the City’s economic development effort must have these groups in its focus and work plan. Program ED-3.1: Encourage entrepreneurship in grades K-12: 1) Develop Junior Achievement Programs in every school district; and 2) Provide training to at least one teacher at every school in the region on the subject of entrepreneurship and how they can incorporate entrepreneurship into their daily curriculum. Program ED-3.2:

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Host “Career Days” beginning in elementary school through high school that focus on traditional and non-tradition careers but emphasize target industries.

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City of Cibolo - Update to the Master Plan

Program ED-3.3:

Meet regularly with angel investment networks (organizations or groups that provide high risk financing for certain types of business startups) in and outside of the region to discuss plans for enhancing entrepreneurship.

Program ED-3.4:

Identify angel investors in the San Antonio region.

Program ED-3.5:

Develop a small-scale local business plan competition for all levels including high school through middle stage entrepreneurs.

Program ED-3.6:

Celebrate the success of entrepreneurs through effective public relations and award programs.

Program ED-3.7:

Hold regular networking events that are fun, interactive and entertaining for small businesses and entrepreneurs to share ideas, learn from one another, conduct business, and form strategic alliances.

Program ED-3.8:

Develop a Wi-Fi (wireless Internet) system that serves the commercial business district.

Policy ED-4: Promote business development in strategic areas of the city. Cibolo will need to develop a clear understanding of what types of business and industry the community will promote and encourage. The City should look to other local and regional economic development groups to understand what industries they are targeting and why they are targeting them. The Schneider Industrial Park Corporation should be involved in this discussion. The City should also clearly understand what parcels that it has zoned for business development and develop an online database for commercial brokers and buyers to use. Actors in this coordinated effort should understand the Cityâ&#x20AC;&#x2122;s strengths as a place to do business, such as: access to two interstate highways, railroads, sufficient and well-priced utilities, low tax rates, and available land and labor. However, it is also important to understand what types of business will most likely succeed in Cibolo. For example, the logistics industry already exists in the region and could easily be promoted in Cibolo for many of the previously stated business reasons. Program ED-4.1:

Identify and maintain a database of local and regional economic development organizations.

Program ED-4.2:

Meet with these groups or obtain information on the industries they are targeting for business development.

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Program ED-4.3:

Network with brokerage and real estate organizations in the region.

Program ED-4.4:

Meet with State economic development officials and economic developers from Guadalupe Valley Electric Cooperative. Business prospect leads will often come from either of these groups to the City of Cibolo, so they need to know what the City is doing to promote business and what the City has to offer businesses.

Program ED-4.5:

Encourage the development of higher education facilities, such as a trade or technical school to support existing and target industries.

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5.0

FUTURE LAND USE ELEMENT

5.1

INTRODUCTION AND GOALS The Future Land Use Element is perhaps the most Goals of the Future Land Use important component of a Master Plan. The Future Element Provide for a Balanced Land Use Element is not only a map indicating Land Use Pattern preferred patterns of future development, but also Provide for a Diversified background and guidance to City staff and elected Land Use Pattern officials, the public, and the development Provide for a Compatible community on why and how land should be utilized Land Use Pattern in particular areas of the community. At the core of the Future Land Use Element are the promotion of public safety, health, and well-being, and the preservation of important community features. As discussed in earlier sections, the City of Cibolo has undertaken a series of public input forums to identify the city’s most pressing issues and priorities. The Community Issues Survey identified protecting property values, preserving small town character, adding retail/commercial business, and investing in infrastructure as the four top community priorities. Each of these priorities plays a large role in the Future Land Use Element. From the Community Issues Survey, Planning and Zoning Commission meetings, and the Community Workshop, three distinct, but interrelated, goals have emerged to guide the policies and programs of the Future Land Use Element. Three goals are as follows: The Future Land Use Element must provide for a balanced land use pattern. Balance of land uses implies health and well-being for a city. The existing land use analysis (Section 2.6) indicates that the City is lacking in retail, commercial, multi-family, and industrial uses to support its current population. Particularly in the case of retail services, if these uses are not present, or the areas for which they are zoned are not conducive to development, residents will seek these services outside of the community. In addition, if a city is “underzoned” for a given use, there is inherently a restriction on market choice. Employing a benchmark ratio analysis to meet future population is a quantitative tool to assist in the development of the Future Land Use Map, and a detailed analysis follows in Section 5.3. The Future Land Use Element must provide for a diversified land use pattern. Diversity of land uses implies a range of options for housing, business development, provision of services, and industrial growth. This concept of diversity in land use is closely related to the concept of balance. Whereas balance concerns the proportion of uses

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City of Cibolo - Update to the Master Plan

relative to one another, diversity concerns providing a number of categories of use. In other words, cities which do not enable diverse uses are not as capable of responding to outside economic forces, or market and demographic trends. An example of this may take the form of an “overreliance” on a particular industry for the community’s jobs, or a predominant housing type to satisfy the needs of all residents. The Future Land Use Element must provide for a compatible land use pattern. Compatibility of land use implies not only compatibility relative to adjacent uses, but also compatibility with the community’s vision for its future. With respect to the former, the interface between adjacent land uses is critical to implementing a successful zoning ordinance. Transitioning of uses, as shown in Figure 3 is one means of achieving compatibility. On a smaller scale, structural buffers and screening requirements are necessary to offset general and specific impacts of some adjacencies. With respect to the latter understanding of compatibility, the city does not need to provide areas in its Future Land Use Plan for uses which are not consistent with its small town character, such as a Toyota plant. However, support industries for a Toyota plant are smart, compatible choices, which better fit the scale Cibolo desires for its future. Figure 4: Appropriate Transition and Adjacency of Uses. (Source: EC, 2004) LOCAL COMMERCIAL

OFFICE

IND.

GEN. COM.

RETAIL

INSTITUTIONAL

OPEN SPACE

High Intensity

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5.2

City of Cibolo - Update to the Master Plan

POLICIES AND PROGRAMS The following are general policies and corresponding programs which are intended to further the goals of balancing, diversifying and ensuring compatibility amidst land uses: Policy FLU-1: Promote managed, well-coordinated development that is consistent with the Master Plan Program FLU-1.1:

Consult the Plan regularly, in daily decisions about zoning, land use, and other development issues and applications.

Program FLU-1.2:

Maintain a continuous and coordinated planning process that involves citizens, stakeholders, the City Council, Planning and Zoning Commission, city departments, and other local entities in deliberations concerning policy development and decision-making.

Program FLU-1.3:

Develop a standard requirement for separation and buffering of adjacent, incompatible or conflicting land uses.

Program FLU-1.4:

Develop a Planned Unit Development zoning district, to encourage site-specific design in important areas.

Policy FLU-2: Encourage the development and redevelopment of the Central Business District as a well-defined town center, to provide a centerpoint of activity and identity for the community. Program FLU-2.1:

Proactively seek comprehensive drainage infrastructure solutions to localized problems.

Program FLU-2.2:

Proactively seek to respect and utilize the Town Creek floodplain for multiple purposes, such as flood control, park facilities, and civic gathering.

Program FLU-2.3:

Continue road improvement projects which facilitate access to the CBD.

Program FLU-2.4:

Encourage pedestrian and bicycle connectivity to the CBD from surrounding areas.

Program FLU-2.5:

Develop a specific, detailed CBD plan including vacant, adjacent areas.

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Program FLU-2.6:

Develop an overlay zoning district to facilitate a mix of compatible uses in the downtown.

Policy FLU-3: Plan for additional retail and commercial service areas along major thoroughfares and intersections, to increase opportunities for residents and business development. Program FLU-3.1:

Consider revisions to the current consistent with the Future Land Use Map.

zoning

map

Program FLU-3.2:

Provide coordinated roadway planning to ease circulation around retail areas, such as turn lanes, signalization, and driveway access.

Program FLU-3.3:

Proactively begin discussions with target retail and commercial developers, to bring anchor services to the community. These include: large grocers, department stores, hotels and others, which typically then attract the development of smaller convenient services such as restaurants, banks, specialty shops, cafes, bookstores, pet stores, auto parts stores, etc.

Policy FLU-4: Plan for appropriate areas within the city for a diverse set of non-residential uses, as a means of diversifying the Cityâ&#x20AC;&#x2122;s economic base and convenience to residents. Program FLU-4.1:

Encourage the development of a YMCA and provide for a location which is integral to the city park system.

Program FLU-4.2:

Encourage the development of medical and professional offices which are centrally located and convenient to residents.

Program FLU-4.3:

Encourage the development of a technical or trade school to offer secondary education to residents, and a training resource for the regional economy.

Policy FLU-5: Promote a standard for the design of non-residential buildings which emphasizes a sense of place and identity, human scale, and appropriate site location. Program FLU-5.1:

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Develop a Design Standards Ordinance with input from citizens, the real estate community, design professionals,

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City of Cibolo - Update to the Master Plan

developers, city staff, the Planning and Zoning Commission, and City Council. Program FLU-5.2:

Program FLU-5.3:

Identify architectural elements of Cibolo’s past, which can be applied in modern building techniques and material, to form a cohesive, unique sense of place.

Program FLU-5.4:

Identify important community gateways and capitalize on architectural and site-specific means to promote their role as places of importance, reflecting Cibolo’s character and identity to visitors and residents.

Policy FLU-6: Cibolo should strive to become a disaster-resistant community, through an active understanding of its floodplains, creek systems, drainage patterns, and the City’s role in the management of floodplain resources. Program FLU-6.1:

Program FLU-6.2:

Coordinate with FEMA, the Army Corps of Engineers, Guadalupe County and private development in studying the drainage systems, to minimize duplication of efforts and individual entity costs.

Program FLU-6.3:

Begin efforts to strengthen the Cibolo’s Community Rating System (CRS) score under the National Flood Insurance Program (NFIP), which will lower flood insurance premiums in the community.

Program FLU-6.4:

Actively pursue the acquisition of flood-prone properties.

Program FLU-6.5:

Continue to require the dedication of drainage easements for all drainage systems and designated floodplains.

Program FLU-6.6:

Consider requiring additional floodplain buffer area dedications as a means of protecting lives and property.

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Program FLU-6.7:

Using best engineering methods, identify areas in the city’s jurisdiction for potential regional stormwater management sites.

Policy FLU-7: All areas within the City of Cibolo should have coverage from within 1-1/2 miles of fire, police, and emergency medical services. Program FLU-7.1:

Program FLU-7.2:

The city should continue to ensure excellent police response.

Program FLU-7.3:

The City should continue a cooperative arrangement with the City of Schertz for dispatch and EMS services. As development east of Town Creek continues, there will be increased strain on these resources. The location and frequency of calls to areas east of Town Creek should be monitored to determine the need for a potential EMS facility.

Program FLU-7.4:

The City should continue its cooperative arrangements with Schertz and Marion police, fire and EMS.

Policy FLU-8: The City of Cibolo should take a proactive approach in managing growth in its large ETJ area from FM 78 outward and south to I-10. Program FLU-8.1:

Program FLU-8.2:

As utility capacity is available and development interest comes about, the City should begin annexation of areas

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adjacent to its city limits, encouraging voluntary annexation. The City should consider involuntary annexation where the risk of losing contiguous corporate limits threatens the city’s future ability to manage growth in its ETJ. Program FLU-8.3:

5.3

A transitioning of compatible land uses is encouraged in the ETJ. As areas become incorporated, zoning decisions should be cognizant of future adjacent uses, with the intent of protecting property values.

FUTURE LAND USE ANALYSIS To meet the goals of a balanced, diversified and compatible land use pattern, an understanding of the current balance of land use is necessary. In the existing land use analysis component of the Baseline Analysis (Section 2.6), a ratio analysis provided general guidelines for assessing the “health” of the community’s land use pattern. In this section, target ranges are established, and future land use quantities are given to ensure a balanced and diverse pattern. The following table demonstrates the comparison between the existing land use pattern, and the proposed future land use pattern. The table reflects the Future Land Use Map supplied, and general comments about the sufficiency of each class, with respect to enabling market choice. Table 19: Existing Land Use relative to proposed Future Land Use, (EC 2004)

EXISTING LAND USE DISTRICT COM/R I PUB/INST LDR/MDR MF MH PARK

ESTIMATED EXISTING LAND USES (Acres per 100 persons)* 0.09 0.09 0.21 1.36 0.01 0.02 0.07

BENCHMARK RATIOS** 1.0-3.2 0.75 0.8 3.0-8.2 0.25-0.65 0.1-0.45 ***

TARGET RATIO 2 0.75 0.8 8 0.5 0.4 1.47

TRANS UNDEVELOPED MIXED USE

0.66 3.16 0

varies varies -

2.5 -

ACRES REQUIRED ACRES PROPOSED FOR CIP IN FUTURE LAND CAPACITY USE PLAN POPULATION 829.5 1356.7 311.1 330.1 331.8 312.1 3317.9 9600.8 207.4 221.5 165.9 178.5 609.7 258.8 1036.9 -

1074.7 662.5

COMMENTS Provides ample market choice and diversity of location Appropriate Some public uses can be allotted for in Mixed use areas Plentiful, allows for market choice Appropriate Appropriate More acreage is possible if floodplains are dedicated, and neighborhood open space is dedicated Appropriate Future Land Use assumes all areas developed See table below for desirable allocation

* Assumes current population estimate of 7,623 (EC, 2004) **Guidelines will vary depending on community vision ***Minimum 1.09 per NRPA Standards; 1.47 is target; more if natural areas envisioned.

A mixed-use area is proposed for the Central Business District. MixedUse Development allows different land uses, such as commercial and residential, within a single development and may range in size from single buildings with apartments located over retail uses to large-scale projects that include office and commercial space along with rental or owneroccupied housing. With mixed-use development, commercial uses may make housing development economically feasible when it may not be

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otherwise. Higher density housing in commercial zones may be more politically acceptable than increasing densities in established single-family areas. Mixed land use can enhance the vitality and perceived security of an area by increasing the number of people on the street. Mixed land use also helps streets, public spaces and retail stores become places where people meet, thus helping to revitalize community life. Both sensitive design and careful site planning are critical to the success of mixed-use developments. Mixed-use developments can be regulated in various ways. Some communities allow residential uses by-right in certain identified commercial zones. Other communities consider housing in commercial areas as conditional uses. Some communities allow mixed uses within a planned development district (also commonly referred to as a Planned Unit Development or a PUD) or in special mixed-use districts. While the composition of a mixed-use district can vary depending on its goals, the recommended composition of the expanded CBD should be approximately as follows, in order to obtain a level of retail, office, commercial and civic uses that are available to a larger population: .

Table 20: Recommended Composition of a Mixed-Use District for the Cibolo CBD (EC, 2004) MIXED USE COMPONENT Retail Residential Office Commercial Public / Civic Institutional Total

TARGET PERCENTAGE 25% 30% 15% 10% 10% 10% 100%

This analysis also demonstrates that the City of Cibolo has sufficient land area within its jurisdiction to accommodate a future population increase of 30,000 persons, and develop in a manner which ensures a pattern of balance, diversity, and compatibility.

5.4

THE FUTURE LAND USE MAP The goal of the Future Land Use Map is to tie the goals and policies of all of the Plan Elements into a balanced, guiding map. The designation of a use on the map indicates that the community has considered the balance of issues affecting it, such as future population, strategic position, physical and man-made constraints, and surrounding uses, and determined that the recommended use is most appropriate for the general public health, safety and welfare.

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The map describes existing and future areas of use, roads, and important places of interest and consideration. Colored areas indicate different uses, while solid black lines indicate major roads, dashed black lines indicate future road extensions and realignments. Asterisks indicate the approximate center for an important community feature, further distinguished by its color and size. A red circular area indicates an important node of commercial activity, although an exact correlation to a particular property is not made. It is assumed in these instances, that development of the general property covered by this circle will be platted, and an appropriate allowance for commercial or retail use would follow. Residential areas on the Future Land Use Map are additionally described by a corresponding density level. The following table describes the types of desirable densities as indicated on the Future Land Use Map: Table 21: Density Guidelines

Density Type Type A Type B Type C Type D Type E

Character Rural Semi-Rural Urban High Density Multiple Family

Maximum Dwelling Units per Acre 0.5 DUA 1.0 DUA 4.5 DUA 12.0 DUA 20 DUA

Higher density is generally placed in closer proximity to major thoroughfares and intersections, and in close proximity and within the Town Center. The density guidelines are used to create nodal areas of high activity and provide separation between lower intensity residential and non-residential uses. In a Community Workshop held at City Hall on August 21, 2004, two groups of participants provided significant input to the development of the Future Land Use Plan, as part of a charette process. Working from a map of existing land use, the participants determined areas for future commercial and retail uses, and assigned a density of population in future residential areas (green dots). The following figures show the result of each groupâ&#x20AC;&#x2122;s work, as a genesis for the map-making process.

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Figure 5: Group 'A' Land Use and Density Map

Figure 6: Group 'B' Land Use and Density Map

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The following sections (5.4.1, 5.4.2, and 5.4.3) describe the highlights for each type of land use described on the Future Land Use Map, by general area. For this purpose, the overall city planning area is broken into three parts: the town center, bounded to the north by FM 1103 and the south by Schaeffer Rd.; north Cibolo, from FM 1103 north to I-35; and, south Cibolo, from a line parallel with Schaeffer Rd. south to I-10.

5.4.1

TOWN CENTER CIBOLO As reflected in the CBD Plan Element and in the baseline analysis and community input processes, the oldest portion of Cibolo has the potential to become a vibrant town center, but is plagued with drainage issues, affecting the viability of redevelopment and new development. Downtown is also currently lacking in a cohesive identity or identity of enough critical mass to make it successful. To this end, a large regional park is proposed covering most of the floodplain just west of the old downtown. This park can offer a variety of public amenities in connection with regional-scale drainage improvements, which facilitate development of the area. To the east of this park is a large mixed-use area, including a variety of retail shops and services, sit-down restaurants, hotel and conference center activity, professional offices, and medical offices. These uses are complemented by a potential YMCA, and opportunities for housing, such as: townhomes and condominiums, garden homes, cluster development, “merchant” or “loft”-style housing (residential use above retail use), historic-style housing, and assisted living options. The existing central business district along Main Street is linked with sidewalks and road improvements, and enhanced with pedestrian and façade improvements. Mixed use, including retail specialty, professional offices and bed and breakfasts is encouraged in the area west of Main Street and south of the railroad to FM 78, anchored by the new city hall and St. Paul’s Church as important civic and institutional assets. Near the intersection of the railroad and Main Street, there is potential for a commuter rail transit station. Equipped with adequate parking and close proximity to retail services, having this use in mind as a “placeholder” can serve to enhance future tourism opportunities for Main Street businesses, recognizing that commuter rail or a tourist rail stop is dependent upon a number of external factors and close observation of dialogues about the future of the rail line. Along the south side of FM 78, commercial uses are encouraged to extend along this corridor, and a transition to multi-family and singlefamily is also encouraged. A new school site is provided at the

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intersection of Main St. and Schaeffer Rd. This entire area encompasses a one-mile diameter, facilitating pedestrian activity. East of the mixed-use town center, a variety of housing options can be integrated, in close proximity to the high school. The future extension of FM 1103 will also increase access to the town center, and bring further options for commercial and retail services at intersections. The area surrounding the existing electric substation is designated for future public use, in the sense that Guadalupe Valley Electric Cooperative or the City of Cibolo Public Works Department may be the most appropriate users of land near the substation. South of FM 78 and west of Haeckerville Road, a regional sports complex is proposed as an economic engine, in close proximity to the town center, and linked by hike and bike trails. This complex is proposed as an expansion of the existing complex in operation. Adjacent to this sports park are a mix of manufactured housing, multi-family, and the FM 78 commercial corridor.

5.4.2

NORTH CIBOLO This area of the city has been developing as single-family residential, and is expected to continue doing so. Smaller nodes of local commercial and retail are proposed at intersections of minor arterial level streets, intended to provide convenient services such as: daycare facilities, dry cleaners, washaterias, and some limited general retail shops. A large, regional grocery store development, including miscellaneous retail tenant spaces and pad sites, is proposed for the vacant area at the intersection of Borgfeld Road and Main Street. A grocery store would be appropriate here, given the future extension of Cibolo Valley Drive and the ease of access from single-family housing in the area to the north. Near this area, along the northern side of Borgfeld Road, are areas appropriate for other small retail and commercial development, some multi-family (as a buffer to the single family uses), and possibly a trade or technical school. The area at the intersection of Cibolo Valley Drive and I-35 is logically best suited for commercial use, to take advantage of visibility to a larger, regional market. The Town Creek floodplain extends northward from the town center, and should be respected during development, and utilized as a means of flood conveyance and hike-and-bike trail opportunities, connecting to the new town center.

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Other commercial and retail uses along FM 1103 have been identified previously in plan amendments, and should increase opportunities for convenient retail services. A future fire station should be planned for along Green Valley Road. Depending on the rate of growth in this area and its directionality to the east, it may be most appropriate to place a fire station near the intersection of FM 1103 and Green Valley Road. An elevated storage tank is also foreseen near this intersection, and as this development moves forward, these locations should be secured. Above all, future road improvements and connectivity are key issues for the quality of life in north Cibolo.

5.4.3

SOUTH CIBOLO In the distant planning horizon, the extension of FM 1103 to I-10 would provide a much needed, clear connection to I-10. There is tremendous potential for retail growth around this future intersection, which would enable the City to harness regional economic forces. Likewise, this location in a regional context is very conducive to industrial development. A gradation of industrial, commercial, and multi-family uses is appropriate as this area of the Cityâ&#x20AC;&#x2122;s ETJ transitions to the north, toward its current corporate limits. At each major intersection, there is opportunity for retail development, and some multi-family development along the corridors, separating single-family uses from these more intense areas. An additional school site has been provided in this area of the Future Land Use Plan, along the Haeckerville Road corridor into the new town center. The key to successful development of this area of Cibolo will be careful management of the Cityâ&#x20AC;&#x2122;s corporate limits and ETJ, with targeted annexation policy as discussed in Policy FLU-8. Close coordination with TxDoT will be essential in bringing the extension of FM 1103 to fruition.

5.5

BRIDGING FROM THE COMPREHENSIVE PLAN VISION TO A BUILT ENVIRONMENT It is important to always remember the built vision for the community, with the Town Center as the central gathering place for the community and walkways and trails that lead to all the neighborhoods. It is this image that the community will seek to uphold. It is imperative that the City update its ordinances and explain the vision to prospective developers and builders. It is important that all City Council and Planning and

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Zoning Commissioners know how to explain this vision and how their decisions will impact that vision. It has been clear during this planning process that the interest of the community is to have development follow a pattern of growth that is managed and induced by the vision the community has of itself. Cibolo recognizes how quickly it is growing and will continue to grow. Therefore, the citizens realize the importance of providing specific guidelines for how growth should occur. The following policies and general standards should be applied in the land development process in Cibolo. The City should seek to update its ordinances to reflect these standards so as to ensure their application on development. The following major themes lay the groundwork for how the ordinances shall be developed and development shall occur:

Cibolo will be a community that is well-connected through bicycle and sidewalk lanes and community parks and greenspace. The center of the town, in the area known as the Town Center, will function as the central gathering place for the community. As such, bike routes and linear parks should follow a path towards the Town Center. The standards for the Town Center include all the other standards throughout this section but shall also include other standards such as: ¾ Development in the Town Center shall be of a neotraditional pattern and incorporate high levels of urban design ¾ Development in the Town Center shall occur around a central gathering place for the community. This should be in the form of an open space area and could include a regional stormwater detention area of quality design. ¾ Pedestrian space should be promoted and developed for all commercial and mixed use areas. ¾ Outdoor eating areas along certain sidewalk areas is encouraged. ¾ Housing types should be a mix of housing but focus on garden lot homes, brownstones, or residential living about retail. ¾ Mixed use development is strongly encouraged. ¾ Community parking and bicycle lots should be sufficient to sustain business visitors and tourists. Housing throughout Cibolo should be a mixture of types such as small lot single family to clustered garden homes with open space (eg., clustered development).

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The city desires a different pattern of residential development that will seek to preserve open space, connect with the rest of the community and be part of the environment in its design. All types of development should add value to what it contributes in design, building articulation, landscaping, signage, connectivity and material usage. Commercial development should be well landscaped with large sized trees near the arterial roads and sufficient landscaped buffering to any adjacent site. Signage should be of a uniform size and shape so as to bring a pattern to a visitor in Cibolo that they have arrived in Cibolo.

The following specific standards should apply throughout the City’s area of influence: Town Center The Town Center should become the central gathering place for the community. Pedestrian and bicycle standards, as well as connectivity that will be established throughout Cibolo will encourage community residents to gather in the Town Center. This Town Center will become the main community gathering place for Cibolo. The Town Center will contain a mixture of uses such as townhomes, garden homes, and residential/commercial mixed developments (with retail on ground floor and residential above). Office space should also be encouraged in some areas. A neo-traditional design for any development within the Town Center will be encouraged and expected. The Town Center will set a high standard for future development to uphold, combining a strong sense of urban design, connectivity, sense of place, natural landscape, and appeal of development. Future Land Use Commercial development should be nodal and not linear. Development should be clustered around intersections so as to preserve space in between and promote bicycle and pedestrian connectivity from existing neighborhoods. Density levels of housing and commercial units (e.g., Living Unit Equivalents or LUEs) should be established and enforced to encourage a denser development pattern closer into the downtown to promote the downtown as the central gathering place of the community.

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Incentives should be provided to developments that seek to build based on this plan and ordinances that are development based on this plan’s intent. Point-systems or scoring should be used to objectively rank and developer’s ability to build based on specific criteria that are established such as “pedestrian connectivity, building design, landscape design, building height, or clustered development”. Neighborhoods should be connected to other nearby neighborhoods and to local and neighborhood commercial developments through well-defined and safe pedestrian and bicycle connections. Neighborhood and local commercial development should site their buildings and parking to allow for rear and side access to developments for pedestrian and bicycles. Standards should be established to mandate bicycle parking facilities on-site at appropriate commercial developments. New development should occur in a denser pattern of development so that development is concentrated at major intersections and along major roadways. This pattern of development should also encourage more open space dedication. Landscape standards for residential and non-residential uses should be developed. These and other performance standards should provide appropriate buffering and screening requirements from existing or future development. Standards will be developed to promote aesthetic buildings. Items such as building articulation and material usage will be mandated. Lighting standards should be developed to encourage lighting down towards to ground rather than into the air. Signage shall be small, scale and uniform in design throughout Cibolo. Tasteful monumental or wooden banner signs could be an example of this in most of the City.

Drainage Development will not contribute any additional runoff. Standards will be developed to mandate participation in either on-site or regional detention programs. City programs and operations for effectively handling drainage will be pursued. Housing New residential developments should provide for a mixture of housing types including single family detached, single family attached, duplex, mixed-use residential/commercial, and multifamily.

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Standards should be developed to provide guidance to developers for the appropriate mixture of residential types in a development. Housing development should proceed with new development patterns that include clustered development and neo-traditional neighborhood development. Standards should be developed that will provide developers incentives such as increases in allowable units (or density bonuses) in return for developing new housing patterns and new housing designs.

Parks Parks should be developed in linear fashion in order to connect to a larger park system for the City that will meet in the Town Center. Neighborhood parks should be placed within ¼ mile of every resident so that individuals can walk to these park facilities. Park standards should be developed to provide guidance to the city and developers for new park development. Transportation Commercial developments will be encouraged to share parking, driveways and access. All new roadways will provide for an increased width to allow for pedestrian and bicycle traffic. Sidewalks are encouraged with all developments that will be large enough in scale to accommodate concurrent bicycle and pedestrian activity. Standards will be developed to promote pedestrian and bicycle connectivity to and along collectors and arterials throughout the city.

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EXHIBIT No. 3 Future Land Use Map

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5 I-3

B-C

I-35

A-B

B C

C C

Y LLE VA EEN B GR

C D

B-C

C-D

D C-D

C E

A-B

D B

D B-C

C D C C

C C

B-C

J ET

A-B

B-C

J ET

800

1600

2400

J ET

I-10

3200

F.M. 7

A comprehensive plan shall not constitute zoning regulations or establish zoning district boundaries.

-E C-D

I-10

N SIO EN XT 3E 110

D UIN R R SEG LOWE

D-E

03 . 11 F.M B

B D

B-C AC-D

A-B

C-D

ITS IM YL CIT

D-E

D D

C-D

-D B-C

ER IDN C WE

E C-D

C-D

RD EIN ST ER ED WI

-D B-C

C C

CI BO LO

CRE E

B J ET A

Environmental & Engineering Services

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B-C

D LLEY VA EEN GR

A-B

B-C

Existing Major Road & Classification

03 . 11 F.M

J ET O OL DR CIB LLEY VA

B-C

F.M. 78

F.M . 11 03

Park, Recreation, Open Space Single Family Residential ( Denstiy types A, B, C, D ) Multifamily ( Density type E ) Manufactured Housing ( Density types A, B, C, D ) Public / Civic Use Institutional Use CBD Mixed and Historical Commercial Industrial

City Limits

LEGEND

B C

Proposed Major Road & Classification Proposed Park Trail Neighborhood Park Feature Regional Park Feature Community Gateway Commuter/Tourist Rail Depot Public Utility Site Future Fire / EMS Facility Airfield 100-Year Floodplain

Freeway Primary Arterial Secondary Arterial Major Collector Minor Collector

D ER ILL RV E K EC HA

ITS LIM Y CIT

09 . 30 F.M

Density Type Character Maximum Dwelling Units per Acre Rural 0.5 DUA Type A Type B Semi-Rural 1.0 DUA Urban 4.5 DUA Type C Type D High Density 12.0 DUA 20 DUA Type E Multiple Family Roadway Classification

A B C D E

09 . 30 M . F

City of Cibolo - Update to the Master Plan

6.0

CENTRAL BUSINESS DISTRICT ELEMENT

6.1

INTRODUCTION The Central Business District (CBD) for the City of Central Business District Goal Cibolo currently comprises approximately 0.2 square The Cibolo Central Business District miles (or 124 acres). The CBD has interesting and (CBD) will be a primary gathering place historic building stock, but lacks sufficient sidewalks, for the community, bring a central identity parking, shade, and gathering places to support to the city, and provide an increased and significant pedestrian or vehicular activity. The CBD diverse tax base for the city. was highlighted in the Economic Development Element of this plan for two reasons: 1) the CBD should be the defining quality of Cibolo that makes the community unique and special as a place to live, work and visit, and 2) most tourism activity should focus in the CBD. It is highlighted in the Future Land Use Element because it provides a logical center of gravity to the future development of the City, and allows a diverse array of uses in close proximity to existing public, residential, and retail facilities. Successful CBDs are characterized by several factors: 1) High density residential development (e.g., town homes); 2) Sidewalks that are clean, safe and accessible; 3) Landscaping and buffering that makes a pedestrian experience pleasant; 4) The presence of central gathering places; 5) A sophisticated public relations effort aimed at bringing people to the CBD for events; and, 6) Sufficient parking. To accomplish the goal for the Central Business District, the Cibolo CBD should be the top priority for public investment.

6.2

POLICIES AND PROGRAMS The following policies and programs provide a series of mechanisms for building a successful CBD. Policy CBD-1: Improve the infrastructure within the CBD Every successful business district has one thing in common â&#x20AC;&#x201C; it encourages pedestrian activity. Cibolo must also do this by improving its roads, sidewalks and drainage system. Without this basic infrastructure in place, faĂ§ade improvements, tree plantings and other beautification efforts will be futile.

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Program CBD-1.1: Develop a CBD revitalization task force (including business owners and citizens) to undertake the development and implementation of a specific plan for downtown improvements including infrastructure and beautification. Funding is available at the state for this type of effort. A landscape architect and/or urban designer should be hired to assist the city in developing this specific plan. Program CBD-1.2: Meet with potential developers of vacant or underutilized land in the CBD to discuss a regional detention facility as an amenity in a future development. Program CBD-1.3: Implement CBD plan recommendations. Program CBD-1.4: Meet with existing businesses and building owners in the CBD to discuss plans and identify ways to help these businesses expand. This can include business improvement districts to coordinate shared responsibility among businesses and building owners to support entertainment, services, or other amenities that can attract customers and improve business climate. Program CBD-1.5: Develop a faĂ§ade enhancement grant program for existing businesses. Policy CBD-2: Make the CBD an attractive place to visit Once the infrastructure improvements have been made, the City must embark on an effort to enhance the visual aesthetics of the CBD. A tourist or resident is more apt to come back to the CBD if their first experience was good, so it is important to make every effort to ensure the environment in the CBD makes for an enjoyable experience to all walks of life. Program CBD-2.1: As part of the specific downtown improvement plan, the city should identify appropriate locations for trees, shrubs, signage, information kiosks, vehicular parking, bicycle parking, public art, and other items that will make the CBD attractive. Program CBD-2.2: Begin installation of aesthetic and functional attributes that were identified in the CBD plan. Program CBD-2.3: Develop maps of downtown and post to the Cityâ&#x20AC;&#x2122;s website. Program CBD-2.4: Develop a public art program with local artists. Look at other communitiesâ&#x20AC;&#x2122; public art programs to better understand how they operate and how they can benefit a community.

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Policy CBD-3: Create opportunities for visitors to come to the downtown. The City must be proactive in drawing individuals to the CBD. The infrastructure and aesthetics will not be enough to draw people. Events and activities must be continually planned and marketed. Local businesses should actively participate since they stand to gain the most from additional visitors to the CBD. Program CBD-3.1: Identify and understand the tourism markets for Ciboloâ&#x20AC;&#x2122;s CBD: residents, bicyclists, visitors to the regional sports complex, weekenders from San Antonio, and other tourists. Program CBD-3.2: Develop and market a calendar of events. Program CBD-3.3: Develop a functional farmers market and hold regularly. Program CBD-3.4: Develop an outdoor amphitheatre (perhaps as part of a larger development downtown) . Policy CBD-4: Create more residential living in CBD A healthy central business district is characterized by residential development in the district. A CBD residential emphasis generates a constant flow of foot traffic to support retailers, services, restaurants and other businesses within the CBD. The concentrated mix of retail, office, and entertainment typical of a downtown puts residents within walking distance of most daily activities. By incorporating a higher density of residents in the CBD mix, the amount of activity increases. This in turn creates an even more vibrant desirable CBD economy. Program CBD-4.1: Promote the mixed-use area near the CBD to area developers. Program CBD-4.2: Ensure that the pedestrian experience is a very good one, with sufficient area and appropriate scale of improvements. Program CBD-4.3: Promote residential infill development in vacant lots within the CBD.

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EXHIBIT No. 4 CBD Plan

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City Limits

R1/R2/R2B/R2D/R3

Technical/ Trade School

Schneider Industrial Park

Major Grocery/Retail Development C1/C1R/ C2/C2R

Post Office

Future Church Site

C1/ C2 Commercial Services

R1/R2/R2B/ R2D/R3

Existing School Site

dge Bri

Town Center Park: Open Space, Playgrounds, Hike and Bike Trails, Amphitheater, Regional Stormwater Facilities

ian estr Ped

MIX/ CBD/PD

3 110 FM

High School and Associated Facilities

MIX/ CBD/PD

PARK

R4G/R5/ PD/MF

R2B/R2D/ MH/NS

NS/C1

MF/ PD/R5

PARK

Mixed Residential

R2B/R2D/ R4G/PD

OR Multi-Family Concepts CT LLE CO RE TU FU

Mixed Use: Residential, Retail, Medical and Professional offices, Hotels, Conference Center

Mixed Use: Residential, Retail, Medical and Professional offices, YMCA

N SIO EN XT DE ER ILL RV KE EC HA

Major Urban Design Node

NS/C1/ C2/PB

Future

OR CT LLE CO RE TU FU

78 FM

City Hall Major Urban Design Node

St. Pauls Church

Local Business Enhancement

Commuter/Tourist Rail Depot

Road, Sidewalk, and Drainage Improvements

MIX/ CBD/PD

Fire Station

NS/C1/C2/PB

School Site D RR FFE AE SCH R1/R1D/ R2/R2B/R2D

Commercial Services

FM 78

C1/ C1G/C2

Future FM 1103 Corridor Retail and Commercial

T EE STR IN MA

Environmental & Engineering Services

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R2/R2B/R2D/PD

Regional Sports Complex: Baseball, Softball, Soccer, Open Recreation

NS/ C1

C1/ C1G/C2

3 110

Townhome Condominuim Concept

C1/C2

Niemetz Park

R4G/R5/PD/MF

R3/R3D/R4G

City of Cibolo Master Plan Central Business District Map (September 2004)

M T. F /FU AN SSM SA

I1/I2

R1/R2/R2B/ R2D/R3

N SIO EN XT TE EE STR IN MA

FM 78 C1/C1G/PB/C2

N SIO EN XT RE YD LE AL OV OL CIB MH

Park, Recreation, Open Space Single Family Residential Multifamily Manufactured Housing Public / Civic Use Institutional Use CBD Mixed and Historical Commercial Industrial Existing Major Road Proposed Major Road Proposed Park Trail Neighborhood Park Feature Regional Park Feature Community Gateway Commuter/Tourist Rail Depot Public Utility Site Future Fire / EMS Facility 100-Year Floodplain

BO RG FE LD

D ER ILL RV KE EC HA

City of Cibolo - Update to the Master Plan

7.0

PARKS AND RECREATION ELEMENT

7.1

INTRODUCTION A major contributing element to the City’s overall quality of life is its park and recreation opportunities, and the presence and use of open space. This Element of the Master Plan outlines a set of community park and recreation priorities, identifies specific park development projects, and includes a schedule for carrying out the identified park projects.

Goals of the Parks and Recreation Element:

Increase the number of recreation facilities for the citizens of Cibolo Acquire new land, where appropriate, to develop new parks.

This Plan Element provides policies and programs similar to the other elements, but offers more specific information on existing park assets, priorities, and needed improvements in the latter portion of this element.

7.2

POLICIES AND PROGRAMS The following policies and programs are intended to provide guidance to City decision-makers in reaching the goals of increasing recreation facilities and acquiring new land for parks. Policy PR-1: Actively develop new recreation opportunities in close coordination with private and non-profit entities. Program PR-1.1:

Identify partners for the development of a town center park, such as the YMCA, the SCUCISD and private developers of adjacent properties.

Program PR-1.2:

Identify partners for the development of a regional sports complex, such as existing little leagues, softball, and soccer leagues, and the SCUCISD. A feasibility study should be conducted in conjunction with the expansion of the existing ballpark.

Program PR-1.3:

Maximize coordinated efforts with the SCUCISD to develop joint use park and recreational facilities. Specifically, opportunities to develop joint park, recreational, and school facilities between the City and the School District should be identified and developed.

Policy PR-2: Preserve open space as a means of retaining the small town feel of Cibolo.

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Program PR-2.1:

Establish a hierarchical park system that is comprised of neighborhood parks (8 to 15 acres), community parks (15 to 40 acres), regional parks (40 plus acres) and greenbelts/linear parks..

Program PR-2.2:

Continue to require parkland dedications of new development.

Program PR-2.3:

Institute a park development fee to ensure that park improvements occur in manner that keeps pace with residential development.

Program PR-2.4:

Where appropriate, accept dedications of floodprone areas as greenbelts along Town Creek, Dietz Creek, Cibolo Creek and major tributaries.

Program PR-2.5:

Consider revising the subdivision ordinance to limit the dedication of floodprone properties as a portion of the parkland dedication requirement. Regulatory floodways and drainage easements/right-of-way should not count as parkland dedication, although they are encouraged for dedication as greenbelts.

Program PR-2.6:

Limit credit for public parkland dedication to those parcels or tracts of land that are usable for a public park or recreational purpose.

Program PR-2.7:

Provide incentives, such as building height increases or front setback reductions, to encourage additional open space dedication along identified greenbelts.

Program PR-2.8:

Promote the creation of areas that preserve, enhance, or create views along urban road corridors. This program can take form as an incentive, enabling a certain portion of the parkland dedication requirement to be applied to broad, boulevard-type roadways.

Program PR-2.9:

Establish minimum criteria for parkland dedication and development. The criteria should be targeted toward the intended use of the park facility being dedicated and developed.

Program PR-2.10:

Establish minimum criteria for parkland dedication and development. The criteria should be targeted toward the intended use of the park facility being dedicated and developed.

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Policy PR-3:

Connect existing and future parks.

Program PR-3.1:

Develop a trail system that connects neighborhoods, schools, community facilities, and existing and future parks.

Program PR-3.2:

Where greenbelt connections are not feasible, require wide sidewalks and bicycle pathways along road corridors to reconnect the greenbelt.

Program PR-3.3:

Implement a safe pedestrian crossing of FM 78 to Niemietz Park through coordination with TxDoT.

Program PR-3.4:

Require bicycle racks at trailheads and recreation facilities.

Policy PR-4: dedication

Prioritize the use of funds paid-in-lieu of

Program PR-4.1:

Follow the priorities outlined in the needs assessment.

Program PR-4.2:

Review and update the phasing of park dedications and improvements annually.

Policy PR-5: the city.

Actively protect and increase the tree canopy of

Program PR-5.1:

Plant tall-canopy, hardwood species simultaneously with new park development to provide shade to facilities.

Program PR-5.2:

Explore a residential tree-planting program in connection with Guadalupe Valley Electric Cooperative.

Program PR-5.3:

Develop a relationship with the regional office of the Texas Forest Service, Urban Forestry Program for technical and potential grant funding assistance.

Policy PR-6:

Create and update a Master Park Plan.

Program PR-6.1:

Establish minimum guidelines and specifications for each type of park â&#x20AC;&#x201C; i.e. neighborhood, community, regional, greenbelt, etc..

Program PR-6.2:

Establish park placement and dedication policies.

Program PR-6.3:

Develop a schedule of park construction and improvements to provide the facilities as specified in Section 7.8 Facility Needs Assessment of this plan element.

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Program PR-6.4:

7.3

Review the Master Park Plan on an annual basis and update as necessary.

DEMOGRAPHIC FACTORS The population growth that Cibolo has experienced in the last several years is expected to continue; Cibolo remains an attractive location for San Antonio area residents seeking affordable housing and low property tax rates in a small-town environment. Building permit activity is projected to remain strong, and Cibolo can expect to triple its population in the next ten years. The following table summarizes demographic Table 22: Population, Ethnicity and Income 19901 543 146 668 253 148 1,757

20001 966 237 984 819 163 3,169

2015 2 8,355 3,269 9,445 9,808 5,449 36,326

1,286 60 391 20

2,505 160 667 65

20,706 1,816 13,077 727

Median Household Income

$29,500

$53,780

Percent below Poverty Level

13.5%

6.0%

Demographic Factor Population

Race and Ethnicity3

0 to 17 18 to 24 25 to 44 45 to 64 65 and older Total Population Non-Hispanic White Non-Hispanic Black Hispanic Other

Notes: 1) U.S. Census, 1990 and 2000 2) Estimated by EC using Texas State Data Center county projections, assuming county proportions for inmigration by age and race, applied to EC population projections. 3) It is impossible to make the results of the 2000 racial/ethnic categories completely comparable to those for earlier censuses because the census did not ask respondents indicating membership in multiple racial groups in 2000 to indicate how they responded to the race question in earlier censuses.

factors which will play an important role in Ciboloâ&#x20AC;&#x2122;s future park needs. Please refer to Sections 2.4 and 2.5 for more detailed discussion of Ciboloâ&#x20AC;&#x2122;s population, ethnicity and income levels.

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City of Cibolo - Update to the Master Plan

PARKS AND RECREATION COMMISSION The Parks and Recreation Commission is the body appointed by the City Council to oversee parks operations and improvements, and provide the Council and Planning and Zoning Commission with recommendations on park and recreation-related actions. The Parks and Recreation Commission is composed of seven members representing a broad range of community organizations and interests. The Parks and Recreation Commission provided input to the development of this Plan Element and the questions on the Community Input Survey specifically addressing parks. The Commission worked with City Staff to prepare an inventory of available park resources, identify priorities with input from citizens, and develop a schedule to meet future improvement needs. The Parks and Recreation Commission meets monthly to discuss its regular business, and will review the Parks and Recreation Element of the Master Plan annually to monitor and plan for new development and needs in the community. The Commission aims to update this plan every five years at a minimum, to ensure that changing citizen needs are identified and met.

7.5

INVENTORY OF PARK AND RECREATION

FACILITIES

As of October 2004, the City of Ciboloâ&#x20AC;&#x2122;s park system consists of two developed parks, and several that are planned. Niemietz Park is the oldest city park and is located on FM 78 near the Central Business District. The park contains a pavilion, baseball field, volleyball court, restrooms, and a large playground on approximately 12.8 acres, and essentially serves as the only city-wide park. Deer Creek Park, approximately 9.9 acres, has recently been completed with a walking trail and restrooms. This park serves primarily residents of the immediate area, and is therefore considered a neighborhood park. Other parks, currently in the dedication or planning stages include: Buffalo Crossing and Cibolo Valley Ranch. Wiederstein Elementary (located on Schlather Street) and Dobie Middle School (located on Borgfeld Road) have facilities such as playground equipment and ball fields constructed for school use, but that also may be used by the public during appropriate hours.

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During the month of September, 2004, City Staff inventoried all of the recreation facilities available to citizens of Cibolo. The following table is a complete list of these facilities. Table 23: Recreation Facility Inventory Existing Facilities Niemietz Park

Owner City of Cibolo

Deer Creek Park

City of Cibolo

Future Facilities Cibolo Valley Dr. Park Gateway Park Weidner Rd. Park

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Facility Baseball/softball field Volleyball court Pavilion Restrooms Basketball court Walking Track (half improved) Playground equipment Picnic Tables (wood and steel) Picnic Tables (concrete) Pedestal Grills BBQ Pits Restrooms

undeveloped / in process undeveloped / in process undeveloped / in process

Number 1 1 1 2 1 0.5 mile 18 7 4 6 6 2

Condition Good Good Excellent Excellent Excellent Fair/Good Fair/Good Fair/Good Fair/Good Good Good Excellent

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7.6

City of Cibolo - Update to the Master Plan

OPEN SPACE AND PARK LAND NEEDS IDENTIFICATION AND ASSESSMENT The City of Cibolo recognizes the need to plan for future park developments and the strategic location of those parks, with the future build-out pattern of the city in mind. Currently, the City possesses approximately 3 acres of parkland per 1,000 residents. However, only a small percent of residents live within walking distance of a park. New parks scheduled to come into service in the next year will increase this ratio and offer choice and walking convenience for more residents, however the City needs to plan for its future population. The National Recreation and Park Association (NRPA) recommended standard for city park systems ranges between 6.25 acres and 10.5 acres per 1,000 residents. Thus, if this guideline were applied to the future population of the City of Cibolo, a total ranging between 227 acres and 381 acres is desirable to accommodate the City’s future population. Open space is defined as publicly-owned land of more than one contiguous acre with a minimal amount of development. Generally, these lands are used for passive recreation purposes such as walking, picnicking, and for the preservation of environmentally sensitive areas such as wetlands and riparian corridors. Deer Creek Park offers some open space dedicated for public use, but much of Niemietz Park is developed to accommodate a variety of recreational uses.

7.7

FACILITY NEEDS ASSESSMENT The composition of recreational offerings in the future park system is driven by the community’s desires. The City of Cibolo conducted a Community Issues Survey as part of the overall master planning effort. Several questions on this survey were directly related to park needs. In one question, citizens were given a list of recreation facilities and asked to identify the five most desired facilities from the list. Based upon the total scores, the top ten facility needs were determined, and are used as a starting point for priority needs. The survey results are provided here, in order of “most requested” to “least requested”:

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City of Cibolo - Update to the Master Plan Table 24: Most Requested Park Needs Facility Type Trails for walking/jogging Playground Swimming Pool Natural Habitat areas Indoor Recreation facility Picnic areas Picnic Pavilion Baseball Fields Soccer Basketball courts Golf course Skateboard/rollerblade Large Event Pavilion Softball Fields Other Amphitheatre Camping/RV sites Frisbee golf Volleyball

Requests 138 96 91 91 91 69 43 42 40 38 38 31 31 24 18 17 12 11 11

An additional question was asked in the Community Issues Survey about what specific activities would be most preferred in an Indoor Recreation facility. The following table summarizes these preferences in order of “most requested” to “least requested”. Table 25: Most Requested Indoor Facilities Indoor Facility Type Aerobic/Dance Area Basketball Craft/meeting area Game area Weights Racquetball Volleyball Movies Other

7.8

Requests 45 44 42 35 33 27 26 22 16

PRIORITY NEEDS LIST In order to develop a final needs list, the results of the citizen survey were reviewed by the Parks and Recreation Commission. The Commission then assessed the available resources of the City to build and maintain these facilities, as well as previous requests for facilities, available land for park development and park grant opportunities. The

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final prioritized list of Ciboloâ&#x20AC;&#x2122;s park and recreation needs is shown in the following table.

Table 26: Master Plan Priority Needs Priority 1 2 3 4 5 6 7 8 9 10

7.9

Facility Type Parkland Acquisition Trails for walking/jogging/biking Greenbelt Acquisition Playground Indoor Recreation Facility Picnic Areas Picnic Pavilion Soccer Fields Baseball Fields Basketball Courts

FACILITY DEFICIT / SURPLUS ASSESSMENT The National Recreation and Park Association (NRPA) guidelines for park development provide a fair and objective starting point to guide Cibolo in assessing the relative deficit or surplus of park facilities. After determining the most appropriate standard for park and recreation facilities, the needed facilities list was reviewed to determine the number of each kind of facility the City should have in order to meet those needs. The following table reflects the needs to meet the current population, as well as the future population scenario assumed throughout this plan. This gives some indication as to phasing of park improvements. Table 27: Facility Deficit/Surplus Calculations

Priority 1 2 3 4 5 6 7 8 9 10

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Current Number 22.7 acres 1 mile 9 acres 1 0 2 0 0 0 1

Condition n/a good n/a fair n/a fair/good n/a n/a n/a good

Facility Current Facility Facility Standard (pop. Deficit/Surplus Standard (pop. 7,623) (pop. 7,623) 36,326) 38 acres -15.3 acres 236 acres 1 network -1 network 1 network 38 acres -29 acres 170 acres 2 -1 4 1 -1 1 2 0 4 0 0 1 0 0 2 0 0 2 1 -1 2

Future Facility Deficit/Surplus (pop. 36,326) -213.3 acres -1 network -147.3 acres -3 -1 -2 -1 -2 -2 -1

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City of Cibolo - Update to the Master Plan

7.10 IMPLEMENTATION SCHEDULE The following table describes the manner in which these park improvements can be phased over time to meet future city needs. There are three major projects recommended to begin in the near term: Table 28: Implementation Schedule

Priority 1 2 3 4 5 6 7 8 9 10

Current Facility Deficit/Surplus (pop. 7,623) -15.3 acres -1 network -29 acres -1 -1 0 0 0 0 -1

Future Facility Deficit/Surplus (pop. 36,326) -213.3 acres -1 network -147.3 acres -3 -1 -2 -1 -2 -2 -1

Project No. 1: Town Center Park (20052008) 117 acres 1/4 network 0 1 1 1 1 0 1 0

Project No. 2: Greenbelt Development (2005-2014) 0 1/2 network 147.3 acres 1 0 0 0 0 0 0

Project No. 3: Regional Sports Complex (2006Remaining 2008) Deficit/Surplus 119 acres 0 1/4 network 0 0 0 1 0 0 0 1 0 0 0 3 1 3 1 1 0

Project No. 1: Town Center Park First, the development of the Town Center Park gives an opportunity to provide a needed playground, indoor recreation facility, picnic area, and picnic pavilion. This project is a major component of the overall multiobjective Master Plan strategy to provide a true community center of activity, revitalize the CBD, and manage flooding problems along Town Creek. The suggested timeframe for implementing this project is in the immediate future, and could take anywhere from 2 to 5 years to implement. Project No. 2: Open Space Dedication The second major project is an ongoing effort to acquire greenbelt parkland along Town Creek and its tributaries. This will require dedications from developing property owners over time, and the physical trail improvements associated with this project can be accomplished in phases. This project will help the City meet its needs for additional trails for hiking, jogging, and biking, and also meet its need for open space and natural habitat preservation. Project No. 3: Regional Sports Complex The third recommended project is the creation of a Regional Sports Complex. A site for this project was identified at the Community Workshop, and is indicated on the Parks Plan Map. This project will not only meet the baseball and soccer field needs of residents of Cibolo, but has the potential to become a regional youth sports destination â&#x20AC;&#x201C; an important economic development strategy for the City, as well.

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7.11

City of Cibolo - Update to the Master Plan

POTENTIAL FUNDING SOURCES The City of Cibolo and the Parks and Recreation Commission should work together to identify funding sources and available resources to assist in the development of new recreational facilities and the acquisition/donation of parkland. Potential funding sources include: 1. The Texas Parks and Wildlife Departmentâ&#x20AC;&#x2122;s Grants-in-Aid program (up to $500,000) 2. The TEA-21 grant program administered through the Texas Department of Transportation. 3. The Guadalupe-Blanco River Trust may offer technical assistance or partnership opportunities for preservation elements of the proposed projects. 4. The Trust for Public Land, a non-profit organization, offers technical assistance to communities in developing open space plans and park plans, as well as technical assistance in funding. 5. Dedicated city funds 6. Impact fee funds 7. Economic Development Corporation Funds 8. General Obligation Bond funds 9. 4-A Sales Tax revenues

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8.0

TRANSPORTATION ELEMENT

8.1

INTRODUCTION The City of Cibolo has tremendous transportation assets in interstate highways 10 and 35, both of which bring potential for regional growth, and also define the city’s northern and southern boundaries. However, as the City has grown tremendously in recent years, this new growth has placed significant stress on the city’s older road system. Road improvements are among the top identified priorities in the Community Issues Survey, and road improvements will continue to be a major capital program for the city. The City should endeavor to support multi-modal means of transportation, i.e. other types of transportation options, such as walking, bicycling, bus travel, or rail travel. Multi-modal transportation not only reduces reliance on the automobile for travel, which reduces traffic congestion, but also offers all age groups safe means of independent travel. The purpose of this plan element is to describe a system for road service classification and a series of policies and programs that will enable the city to plan for increased demand, maintain continuity in the road system, connectivity, efficiency and alternate modes of transportation. The Thoroughfare Plan shows routes of proposed thoroughfares and how they connect to the existing street grid. It is comprised of a hierarchy of roadway types: freeways, arterials and collectors. The Thoroughfare Plan is a conceptual document that shows how the City’s system of major thoroughfares should be developed in order to maximize the efficiency, integrity and safety of its road system. The Thoroughfare Map included on page 88 shows the recommended routes of the major thoroughfares. These major thoroughfares are also defined in Sections 8.1.1 through 8.1.5 of this Plan element.

8.2

SERVICE CLASSIFICATIONS Streets serve two primary functions: mobility and access. Mobility is the function of enabling a user of the street to move between an origin and a destination. Access is the function of providing ease of entry and exit to a given location. By design, streets serve both of these functions to varying degrees. For instance, a local street provides primarily access to local residents, and is less equipped to provide general mobility across the city. By contrast, and interstate highway’s primary function is to move

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people and goods between regions, and not provide direct access to individual properties. The following graphic illustrates this relationship.

Figure 7: Functional Classification of Streets

Generally, service classifications fall into four categories: freeways, arterials, collectors, and local streets. The following schematic and descriptions illustrate their relationship and individual criteria.

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8.2.1

City of Cibolo - Update to the Master Plan

FREEWAYS Freeways (Class A Roadways) are intended for high volume, speed, with high mobility and low access. Interstate 10 and Interstate 35 are the two freeways that affect Cibolo. However, the city is not involved in the construction or maintenance of these freeways, as these are administered by the Texas Department of Transportation. The right-of-way for a freeway is usually at least 175’.

8.2.2

8.2.3

ARTERIALS

Arterial level streets are designed to convey heavy volumes of traffic, often in peak conditions. They serve adjacent properties with direct access in limited or controlled means. Arterial level streets are also often grouped into two classifications: Primary Arterials (Class B Roadways), and Secondary Arterials (Class C Roadways). For example FM 78, FM 3009, are current major arterial streets serving Cibolo. And, although the pavement section has not yet been fully built out, it is expected that FM 1103 will serve as major arterial street. The right-of-way requirement for a major arterial road is 110’. Cibolo Valley Drive is an example of a minor arterial, and is currently being constructed in phases to accommodate recent development. The right-of-way requirement for a minor arterial is 86’.

COLLECTORS Collector level streets are designed to “collect” traffic from local streets and bring it to arterial level streets. A Major Collector (Class D Roadway) provides more access to adjacent land uses than an arterial street, but access should still be controlled, so as not to impede mobility. Examples of major collectors in Cibolo include: Green Valley Road, Main Street, and Town Creek Road. A Major Collector has a right-ofway requirement of 60’, and a 44’ paved surface. A Minor Collector (Class E Roadway) has the immediate function of delivering local residential traffic to the major collector and arterial-level streets. A Minor Collector should also be used as an interior street for nonresidential developments. These roads require some additional property access, although it is often prudent to minimize the number of lots fronting a collector-level street. Examples of Minor Collectors in Cibolo include: Buffalo Crossing, Rodeo Way, and Thistle Creek Drive. A Minor Collector typically also has a 60’ right-of-way requirement, though the paved surface is narrower (40’) than a Major Collector. Major Collectors should be spaced at approximately one (1) mile intervals and should be designed so as to deter cut-through traffic. Minor Collectors should be installed at approximately one-half (1/2) to one (1) mile intervals and should be designed with maximum, uninterrupted roadway lengths of one-half (1/2) mile.

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8.2.4

City of Cibolo - Update to the Master Plan

LOCAL STREETS Local Streets (Class F Roadways) serve individual properties, their primary function being access. Local streets require 50’ right-of-way and are generally paved to 30’ width.

8.1.5

THOROUGHFARE STANDARDS

The following right-of-way and pavement width requirements are recommended for all roadways within the City of Cibolo. These minimum standards provide the basis for the City’s major roadways. It is recommended that these standards be applied to those roadways shown on the Thoroughfare Map. Table 29: Cibolo Street Classification System

Street Classification Local 'A' (Residential) Local 'B' (Residential) Collector Secondary Arterial Primary Arterial Marginal Access (Commercial) Marginal Access (Residential) Alleys (Commercial) Alleys (Apartments) Alleys (Residential)

R.O.W. 50' 60' 60' 86' 110' 40' 40' 24' 24' 24'

Pavement Width 30' 40' 44' 2 @ 24' 2@ 36' 30' 26' 20' 18'

Median Pavement Crown or Width Cross-Slope 4" 4" 5" 14' paved 1/4" per foot 14' paved 1/4" per foot 4" 3" 0"-7" 0"-7" 0"-7"

Source: City of Cibolo Subdivision Ordinance, Appendix A, Table 2

8.3

POLICIES AND PROGRAMS The following three policies and associated programs are intended to assist the City of Cibolo in providing safe, efficient, and multi-modal transportation options. A finely woven network of smaller streets can move large volumes of traffic, provide routing redundancy, and help drivers avoid long delays associated with the left turn at large, multilane intersections. These streets also are scaled to the neighborhood level. Narrower than major roads, such streets generally have slower speeds that are compatible with the mix of residential, commercial, and retail uses. This mix of uses and improved connectivity makes walking a realistic transportation option because destinations can be placed at closer distances, and more direct routes exist for pedestrians to reach a given destination. In addition, unlike major thoroughfares, large setbacks

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are not necessary to shield building occupants from the noise associated with large volumes of fast-moving traffic. Policy T-1: Actively implement recommended transportation improvements to create an efficient transportation network. Program T-1.1:

Implement the recommendations of the Capital Improvements Program to improve the arterial and collector network.

Program T-1.2:

Begin dialogues with Guadalupe County, TxDoT and state legislators about arterial-level improvements, in particular the potential extension of FM 1103 along Sassman Road through to I-1, to solicit their support of the project.

Program T-1.3:

The extension of Haeckerville Road from FM 78 to FM 1103, and the connection of Cibolo Valley Drive and Main Street will be important major collector road extension projects to contribute to the success of CBD.

Program T-1.4:

As development applications are considered, secure right-of-way consistent with the Transportation Plan Element, the Future Land Use Element and CIP Thoroughfare Element according to the subdivision design criteria.

Program T-1.5:

Formalize a Street Improvement Program to actively rebuild existing local streets, and fund this program annually. Potential funding mechanisms could be: the General Fund, 4A Sales Tax Revenue, some TCDP grants, or street assessment.

Program T-1.6:

Street improvement projects should be integrated with a comprehensive drainage policy and associated improvements. Design of streets to appropriate flood scenario service levels will avoid costly retrofit improvements in the future.

Policy T-2: Provide safe and predictable means of connectivity between residential and non-residential areas.

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Program T-2.1:

Connect existing neighborhoods, schools, and local commercial services with sidewalks, and bicycle paths. Provide access to existing and future trails that link the park system.

Program T-2.2:

Update the design standards of the subdivision ordinance to allow for alternate roadway sections which include safe configurations for bicycle and pedestrian traffic.

Program T-2.3:

Establish requirements for the dedication of mutual access easements for commercial properties fronting arterials. This is an effective tool in the platting process for managing access points from busy thoroughfares.

Program T-2.4:

Establish requirements for the dedication of joint cross-access easements between adjacent commercial properties. This tool facilitates internal circulation in shopping centers.

Program T-2.5:

Require bicycle racks in multifamily and commercial areas, to support bicycle travel.

Program T-2.6:

Identify potential rural bus service providers and begin dialogue to determine the feasibility of bus service within the county.

Program T-2.7:

Begin discussions with regional commuter rail advocates, including the City of San Antonio, VIA, the Alamo Area Council of Governments, and the Austin-San Antonio Corridor Council.

Figure 10: Joint Cross-Access Easement

Policy T-3: Encourage the aesthetic treatment of major roadway corridors. Program T-3.1:

Promote tree plantings within safe and appropriate areas of the right-of-way.

Program T-3.2:

Promote a boulevard design concept for roadways leading into the CBD. The boulevard concept allows a wider median and sufficient separation between the back of curb and sidewalk for tree planting.

Program T-3.3:

Identify and permit alternative paving types for crosswalks, such as brick pavestones, or stamped concrete.

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Program T-3.4:

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Develop a unified street sign theme, which meets the safety criteria of the Uniform Traffic Control Manual, but adds a distinct design concept to visually separate Cibolo streets from County roads and Schertz streets.

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9.0

SPECIAL SECTION: WATER SUPPLY ISSUES

9.1

INTRODUCTION Urbanizing areas in semi-arid climates are quickly discovering that water availability is one of the most significant challenges to accommodating growth. Ben Franklin is quoted as having said that “when the well is dry, we will know the worth of water”. Whereas the development and distribution of potable water systems is one challenge (discussed in detail in the Water System and Impact Fee section of the Impact Fee Study prepared by Klein Engineering, Inc., and incorporated into this document by reference), procurement of the rights to the supply is a related, but separate challenge and is the focus of this section.

9.2

THE CONTEXT OF THE STATE REGIONAL PLAN The State Planning effort was initiated in 1997 with the passage of SB 1. The purpose of this legislation is to: “Provide for the orderly development, management, and conservation of water resources and preparation for and response to drought conditions in order that sufficient water will be available at a reasonable cost to ensure public health, safety, and welfare; further economic development; and protect the agricultural and natural resources of that particular region.” (Source: TWDB) Currently, the State is in the second round of planning efforts, and the 2002 State Water Plan has been adopted. The City of Cibolo is situated in State Planning Region ‘L’, the South Central Texas Region, marked by the San Antonio metropolitan area, the San Antonio River, the Guadalupe River, the Edwards Aquifer, and the Carrizo Aquifer.

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The aim of the Regional Planning Process is that communities and water providers in a logical, geographic proximity work together to derive regional solutions to local shortages. Through the planning process, municipal, rural areas, industrial, steam electric power, mining, irrigation and livestock uses are reviewed, and then assessed with respect to future demands. Cibolo is considered in two contexts in the Region L Water Plan. First, Cibolo has been considered as a community within Guadalupe County. Second, Cibolo is a member of Canyon Regional Water Authority, which is listed as a Major Water Provider in the Plan. The current adopted Plan suggests that Cibolo, as a community in Guadalupe County, will have a demand of 632 acre feet (ac-ft) per year in the year 2050. (Source: Region L Adopted Plan, Table ES-3) Consequently, the Plan suggests that Cibolo will not have any need (shortage) in the years 2000, 2030, or 2050. Canyon Regional Water Authority (CRWA) is projected to have a demand of 6,675 ac-ft per year by 2030, resulting in a need (shortage) of 3,449 acre-feet per year. By 2050, the shortage would grow to 6,331 ac-ft per year. Each of these scenarios assumes that no strategies are put into place to alleviate the shortages. The strategies recommended for Guadalupe County are as follows: Municipal Demand Reduction, development of the Carrizo aquifer (Gonzales and Bastrop project), the Schertz-Seguin project (also Carrizo aquifer), unspecified municipal reuse projects, small aquifer recharge dam projects, and a CRWA project for the expansion of the Lake Dunlap water treatment plant. For Cibolo specifically, the Plan lists municipal demand reduction as a strategy. For CRWA specifically, the expansion of the water treatment plant and the mid-cities transmission system are recommended for the 2000-2010 planning horizon, followed by participation in the development of the Gonzales /Bastrop Carrizo project, and ultimately, purchase of additional water from other major water providers. The overall context of the Regional Plan places Cibolo in a difficult position. It is clear that Cibolo will have a supply shortage in the future and the situation of Cibolo was not adequately reflected in the statewide planning efforts. However, the State Water Plan becomes a guidance document for agency policy and legislative action, and therefore it is

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critical that during the next plan update process, the City of Cibolo steps forward to demonstrate its need.

9.3

THE CITY’S CURRENT WATER SUPPLY The City of Cibolo does not produce its own water, but receives 875 acft of treated water per year through a contract with CRWA. As a member of CRWA, the City may negotiate its purchase of water from CRWA, which in turn negotiates its purchase of water from the Guadalupe-Blanco River Authority (GBRA). The City also purchases raw water directly from GBRA. A critical point in time in the City’s contract with CRWA is the year 2018. At this point, water which is currently being used out of the CRWA district will come back into the district, and therefore become available to CRWA’s in-district entities. Currently, CRWA treats the water and delivers to the City’s ground storage tank on FM 78, where it enters the City’s system. The City has approximately 1,100 ac-ft of capacity in this transmission main.

9.4

PROJECTED DEMAND The Capital Improvements Plan and Impact Fee Study prepared by Klein Engineering, Inc. in February of 2004 indicates that based upon average historical use, the City would need approximately 3,482 acre-feet per year to meet its build-out population. This projected demand translates into an additional 2,607 acre-feet per year of supply, which must be met by the time that the new connections are in place. The following chart illustrates the deficit in supply.

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CITY OF CIBOLO - FUTURE WATER SUPPLY AND DEMAND 35,000

4,000 SUPPLY DEMAND (No Conservation) DEMAND (with conservation) POPULATION

3,500

30,000

3,000

2,500 20,000 2,000 15,000

POPULATION

ACRE-FEET PER YEAR

25,000

1,500

10,000 1,000

5,000

500

0 2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

0 2014

YEAR

Figure 11: Projected Water Supply Need

The deficit of supply is particularly noteworthy in the years prior to 2018, at which time more water becomes available to CRWA. Thus, a fundamental and immediate challenge exists to procure mid-range (20052018) supply.

9.5

POTENTIAL

SOURCES

FOR

ADDITIONAL

SUPPLY Several potential supply strategies exist to meet Ciboloâ&#x20AC;&#x2122;s future needs. Each supply strategy comes with its own set of risks, uncertainties, costs and benefits. Evaluating each strategy in greater detail is recommended in the immediate near term, in order to more closely quantify the risks, uncertainties, costs, and benefits. The following sections describe various strategies available to Cibolo to address the mid-range supply issue.

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9.5.1 ADDITIONAL CRWA

CONTRACT

AMOUNTS

THROUGH

Given that Cibolo has a current contract with CRWA, is a member entity, and has invested in capital improvements, the most logical first source to evaluate is the potential for additional contract amounts. Given that Cibolo has issued bonds for improvements to the CRWA treatment and distribution system, CRWA should be viewed as the City’s primary water supplier. If supplies are not available through CRWA to meet the projected demands, then the City must seek alternate sources. However, given the investment that the City has in CRWA, focused and coordinated efforts should be made to assist CRWA in procuring additional supply.

9.5.2 SCHERTZ-SEGUIN CORPORATION

LOCAL

GOVERNMENT

The Schertz-Seguin Local Government Corporation (SSLGC) has recently completed the first phase of a water supply project to bring Carrizo water to Seguin and Schertz. This project is one of the recommended strategies in the Region L Water Plan. The current phase involves the production of up to 10,000 ac-ft/yr from a wellfield in western Gonzales County, treatment of the water, and distribution along a 43” transmission main to a junction south of the City of Seguin. From there, the water is carried into Seguin by way of a 24” diameter main, and continues towards Schertz. At a bend in State Highway 78 east of Marion is the possibility of extending this distribution system towards Cibolo. The water in the pipeline has already been treated and could be added to the ground storage facility at FM 78. The critical issue with respect to the viability of this option, however, centers around the availability of water within this project for entities outside of the SSLGC. Reportedly, nearly all of the available production is committed by SSLGC. And although a future phase of this project is described in the Region L Plan, the full planned production of this project is 20,000 ac-ft/yr. The SSLGC may be interested in potential partners in the expansion phase, and the City of Marion may also be interested in this supply. The viability of this option thus depends foremost on timing, as well as intergovernmental relationships. As a detailed study would also be necessary, this option may also hinge upon cost. From a near to mid-term perspective, a temporary approach may be possible in cooperation with the City of Schertz, to purchase the midrange gap in supply. Again, this option depends greatly upon

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intergovernmental relationships and may not be cost effective for the City of Cibolo.

9.5.3

DEVELOPMENT OF A CARRIZO WELLFIELD The Carrizo-Wilcox hydrogeologic formation is known to be a very productive aquifer. The City of Cibolo lies between the Edwards and Carrizo formations; the Carrizo outcrop begins closer to the cities of New Berlin and St. Hedwig. Thus, development of this supply, entirely as a “solo” project would likely prove to be ineffective from a cost perspective. A coordinated approach with surrounding communities might minimize cost, but it would require in depth study and place the implementation schedule very close to the end of the mid-range supply gap. For that level of effort, it would likely be more cost-effective to work with CRWA or SSLGC.

9.5.4

9.6

LOWER GUADALUPE SUPPLY PROJECT

The Lower Guadalupe Supply project is a joint project of SAWS, GBRA, and SARA to provide water from the lower Guadalupe to Bexar County. It has been estimated that 94,500 ac-ft per year are potentially developed with this project. This project would essentially be a long-term supply option, given the transmission distances involved. Nonetheless, the progress of this project should be monitored closely to determine if Cibolo’s needs could be reasonably met as a participant or purchaser from this project.

RECOMMENDATIONS Given the context of the Regional Water Plan, the City’s mid-range supply issue, and the relative viability of additional water supplies, following are a series of policy and program recommendations to guide the City of Cibolo to begin addressing its water supply issues. Policy WS-1: Take a proactive approach to utilize the weight and momentum of the regional water planning process. Program WS-1.1:

Identify the stakeholder process in the current planning cycle and designate a City representative to attend the regional meetings.

Program WS-1.2:

Begin to assemble backup statistics on population and water demand, in order to integrate these data into the next cycle.

Program WS-1.3:

Aggressively assert Cibolo’s role in the process.

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Policy WS-2:

Foster the relationship with CRWA

Program WS-2.1:

Continue to work with CRWA in obtaining additional water supplies into Lake Dunlap. A close understanding of the regional planning process will be required.

Program WS-2.2:

Develop a phasing plan to increase the contracted amounts of water in the Cityâ&#x20AC;&#x2122;s contract with CRWA.

Program WS-2.3:

Support CRWAâ&#x20AC;&#x2122;s efforts to acquire additional supplies.

Policy WS-3: water.

Proactively evaluate other potential sources of

Program WS-3.1:

Undertake a detailed evaluation of additional supply sources, including the SSLGC, LGWSP, Canyon Reservoir and others that may come into scope. The evaluation should identify costs, benefits and timing of issues.

Program WS-3.2:

Identify the potential for intergovernmental cooperation between the City of Cibolo and surrounding communities.

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10.0 WATER SYSTEM PLAN The Capital Improvements Plan (CIP) and Impact Fee Study completed in April 2004 by Klein Engineering, Inc. contains detailed recommendations for future improvements to the water system, and is incorporated into this document by reference.

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11.0 WASTEWATER SYSTEM PLAN The Capital Improvements Plan (CIP) and Impact Fee Study completed in April 2004 by Klein Engineering, Inc. contains detailed recommendations for future improvements to the wastewater system, and is incorporated into this document by reference.

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12.0 DRAINAGE SYSTEM PLAN The Capital Improvements Plan (CIP) and Impact Fee Study completed in April 2004 by Klein Engineering, Inc. contains detailed recommendations for future improvements to the drainage system, and is incorporated into this document by reference.

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13.0 IMPLEMENTATION The City of Cibolo’s Master Plan was developed over a four month process and incorporates a broad array of topics and issues to guide future growth and development over the next 5 years. The information contained in this chapter will help the City implement this Plan. It is important to realize though that planning is an ongoing process, and as the city grows, the Plan will need to be reviewed, updated, and amended to ensure that goals and policies contained in this Plan are current and relevant.

13.1 IMPLEMENTATION TOOLS In order to implement this plan, the implementation tools described below should be used: Ordinances Leverage of Public Funds The Planning and Zoning Commission Annexation Plan Facilities Plan Impact Fees and Assessments Plan Review and Update Intergovernmental and Regional Cooperation

13.1.1 ORDINANCES Zoning is the primary tool used by local government to implement land use policies. An effective zoning ordinance is a valid means of protecting health, safety, and welfare. It also protects property values by minimizing incompatible land uses and providing clear standards on what type of development is appropriate in certain locations. A zoning ordinance consists of an official zoning map, as well as accompanying text to specify permitted uses, density, height and bulk restrictions. The zoning and ordinance are required by law to be consistent with the Master Plan, and any requested changes to the map or ordinance text must demonstrate consistency with the Plan. Changes in the corporate boundaries of the City also require that the Zoning Map is updated. The subdivision ordinance, when enforced properly with the zoning ordinance, is intended to guide proper physical development. Standards for easements, right-of-ways, street improvements, drainage, and utility infrastructure are normally identified in the subdivision regulations. The subdivision regulations also ensure that the cost of public improvements within developing areas are borne by the developer and the new residents, rather than paid for by the established community – in other words, development pays its own way.

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Comprehensive development codes, should be drafted in order to incorporate all development-related standards and ordinances together under a few consolidated code documents. Thus, zoning, subdivision, and other related topics such as landscape regulations and signage, are found in a few related places, reducing inconsistencies and offering a predictable set of regulations for the development community.

The existing zoning and subdivision ordinance will require significant review in order to integrate the new vision and policies that the City has set forth in this Master Plan. Following this review, amendments to these ordinances should be made.

13.1.2 LEVERAGE OF PUBLIC FUNDS

Many of the programs contained in the Plan will require significant expenditure of public funds. However, as priority projects are recognized, the Plan provides a basis for leveraging available City money to work together with other funds, public and private. Downtown revitalization, for example, is one area in which the City will need partnering assistance to be able to implement.

The City should have a good understanding of the different types of creative financing mechanisms that are being used across Texas in public/private projects.

13.1.3 THE PLANNING AND ZONING COMMISSION As development requests come before the City, the Planning and Zoning Commission will be an increasingly important body in making decisions about how growth is guided and managed. Understanding the Plan, and its direction and impetus, will be important for members of the Commission as they advise the Council. Additionally, P&Z should provide annual recommendations on the Plan, noting the need for amendments, additions, or deletions. Training is also important for Commissioners, and the City should support efforts by the members of the Commission to seek specific training.

13.1.4 ANNEXATION PLAN As a Home Rule municipality, Cibolo can annex land on both a voluntary and involuntary basis. State Law requires that a city develop an annexation plan which outlines the services a city will provide (e.g., water, wastewater, police protection, fire protection, solid waste service, etc.). Annexation will be an important mechanism to ensure that Cibolo’s tax

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base can grow relative to its service requirements, and that it can enforce its land development ordinances in future areas of the City.

The City should begin by identifying areas which should be annexed, begin working with those landowners, and begin developing a plan for supplying infrastructure and utility services. In this way, once annexation of an area is imminent, the City can meet the minimum regulatory requirements for annexation.

13.1.5 CAPITAL IMPROVEMENTS PLAN

The basic premise behind impact fees is that new development should pay for itself, rather than existing taxpayers paying for future development. Chapter 395 of the Local Government Code outlines the process for developing impact fees. In order for cities to develop impact fees that directly relate to the cost of capital construction, a city must prepare land use assumptions for specified service areas. Once this has been completed, a capital improvements budget and plan must be developed to show the total capital costs for new development. A capital improvements program and impact fee study was adopted by the Council, and is incorporated by reference into this document.

Cibolo has recently updated their impact fees, but changes to how the City approaches drainage capital improvements may alter the fee structure slightly.

13.2 PLAN REVIEW AND UPDATE The Plan should be reviewed and updated periodically to ensure that land use categories, goals, and implementation measures reflect current conditions, and that the Plan is achieving its stated goals. The City should adopt a schedule and procedure for reviewing and updating the Plan. The review should assess the successes and challenges of implementing the Plan, and any changes in public needs or opinion. The Plan review and update should consist of the City Council, Planning and Zoning Commission, City staff, and the public. This plan review process should include: An initial training session, yearly training and strategic planning sessions thereafter, on the content and implementation of the Master Plan for the City Council, Planning and Zoning Commission, and City staff. Development and tracking of short-term implementation goals. A yearly strategic planning session can be used to identify available resources and opportunities to work on strategies as identified in the

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Plan, as well as, identify new initiatives that work towards achieving the Plan’s goals and objectives. A yearly progress report on Plan implementation presented by staff to the Council, P&Z, or other appropriate committees. Establishment of an ad hoc citizens committee, with some members of the original Advisory Committee, convened by the Planning Commission and City Council on a yearly basis to assess Plan progress and ensure accountability. Regular review of adequacy of background information. Much of the demographic data contained in the Baseline Analysis were based on data available in the 2000 Census, and other sources at the time the report was compiled. As more in-depth studies are being developed for issue areas identified in the Plan, such as housing, economic development, and transportation, more detailed information will become available for decision-making, and can be amended into the Plan.

13.3 INTERGOVERNMENTAL COOPERATION

AND

REGIONAL

Intergovernmental cooperation can be another tool to assist in the implementation of the Goals, Policies, and Programs contained in this Plan. The City should continue to work closely with entities such as SCUCISD, Guadalupe County, CRWA, CCMA, GVEC, GBRA, Alamo Area COG, VIA, Schertz-Seguin LGC, SARA, SAWS, and other entities. The goal of these efforts is to promote intergovernmental cooperation in the implementation of the Plan. A variety of state and federal agencies provide financial and technical assistance through various programs. Coordination of initiatives can be a tool to pool resources and technical expertise to work towards a common goal.

13.4 CELEBRATE IN SUCCESSES OF THIS PLAN. The often-forgotten part of implementation is appreciating the success that the community has achieved. Hold an annual “State of Cibolo” dinner meeting where you provide an update to regional and local public and private leaders on “Cibolo’s Plans and Accomplishments”. During this event, the City should provide an update on implementation of this plan and recognize key accomplishments as well as key individuals and organizations that have provided a significant contribution toward implementation.

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13.5 IMMEDIATE PRIORITIES 1.

2. 3. 4. 5. 6.

Once the Plan has been adopted, the following should be addressed as soon as possible: Modify all land development codes so that the codes match the policies of the Master Plan. The City should not attempt to edit and modify specific sections of their codes, but rather completely update their codes with professional services and consider developing a Unified Development Code that is simple to interpret and administer. Acquire funding for a drainage master plan based upon watersheds. Modify land development codes, capital improvement plans, and impact fees based upon the findings of this effort. Acquire funding for a thorough downtown master program. Utilize professional services to research funding opportunities, and write and administer grants. Adopt a 4A sales tax and form a 4A Economic Development Corporation. Meet with TxDoT Area office and County transportation engineer to present and discuss Ciboloâ&#x20AC;&#x2122;s transportation priorities. Acquire funding for parks and recreation, housing, and economic development programs. Utilize professional services to research funding opportunities, and write and administer grants.

13.6 SUMMARY OF POLICIES AND PROGRAMS To facilitate the implementation of the plan, a matrix has been developed that lists each Goal, Policy and Program of the Cityâ&#x20AC;&#x2122;s Master Plan; a timeline for when steps should be taken; and identification of which organization should lead and which ones should be supportive of each Goal.

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EXHIBIT NO. 6 SUMMARY OF POLICIES AND PROGRAMS

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Summary of Housing Recommendations POLICIES AND PROGRAMS

Start Timing

End Timing

Page # in Plan

2004

2014

2004 2004 2004

2014 2014 2014

40 40 40

TDHCA/Local Local combined with CDBG funds -

2004

2014

Local combined with NPO funds

2004 2004 2004 2004 2004 2004 2004

2014 2014 2005 2005 2014 2005 2014

41 41 41 41 41 41 41

2004 2004

2014 2014

41 41

2004 2005 2005 2004 2004 2004

2014 2014 2014 2014 2014 2014

42 42 42 42 42 42

Local/private Local/TEA-21 Local/TEA-21 Local

2004 2004

2014 2014

42 42

2004 2004 2004 2004

2014 2014 2014 2014

42 42 42 42

Local/TWDB/TPWD/FEMA -

Potential Fiunding Sources

Policy H-1: Improve the conditions of existing housing and ensure that new housing is of a sustainable quality. H-1.1 H-1.2

H-1.3 H-1.4 H-1.5

Provide neighborhood groups copies of ordinances and facilitate citizen participation in rehabilitation of existing housing. Develop and enforce a dilapidated housing ordinance. Develop a city, church and volunteer program to assist existing homeowners with housing rehabilitation, such as “Hands on Housing” or “Habitat for Humanity.”

Policy H-2: Encourage and foster diverse housing options for all age groups and income levels. H-2.1 H-2.2 H-2.3 H-2.4 H-2.5 H-2.6 H-2.7

Encourage multi-family housing options in close proximity to goods and services, and in all areas of the city. Designate and annually update appropriate locations for different housing types. Include in the zoning ordinance an “inclusionary zoning” component that encourages both affordable housing, as well as senior and assisted living housing. Consider developing a provision in the zoning ordinance for “granny flats” or garage apartments. Encourage assisted living and senior housing developments by enabling adequate areas on the zoning map and adequate opportunity for their development within the zoning ordinance. Adopt HUD’s Fair Housing Act and foster compliance with the nondiscrimination provisions of the Fair Housing Act. Identify suitable areas for higher-income housing developments.

Policy H-3: Encourage different patters of residential development. H-3.1 H-3.2

Adopt standards in the Zoning Ordinance that allow for different types of residential development, such as: mixed-use development, zero-lot-line zoning, cluster developments, or traditional neighborhood development (TND) Promote specific types of development by offering incentives such as a height increase for affordable housing, or a decrease in the parks dedication with clustered development.

Policy H-4: Promote safe, secure neighborhoods to foster a sense of community and well-being. H-4.1 H-4.2 H-4.3 H-4.4 H-4.5 H-4.6

Continue to require sidewalks for new development, establish pedestrian and bicycle links between neighborhoods, parks services, and community points of interest. Begin a sidewalk construction program to provide sidewalks in neighborhoods that were not originally built with sidewalks. Promote ADA accessibility and clear street crossing locations. Provide adequate street lighting standards and shielding standards to reduce light pollution. Require a lighting plan submittal component for new commercial and multifamily developments to ensure safe travel for pedestrians. Encourage and support community events to allow residents to get to know neighbors, for example, participation in the “National Night Out.”

Policy H-5: Provide buffers in places where residential uses abut non-residential uses, to mitigate noises and visual incompatibilities. H-5.1 H-5.2

Develop a specific scheme for buffer yards, fencing, and separations that is directly tied to the zoning ordinance. Utilize creeks and floodplains as natural buffers between uses.

Policy H-6: Discourage residential use in any flood-prone area. H-6.1 H-6.2 H-6.3 H-6.4

Prohibit development of any structure in the regulatory floodway. Discourage development within the 100-year floodplain. Actively pursue acquisition of existing properties located within a flood-prone area, especially those with a repetitive loss history. Encourage use of floodplain as a recreation or drainage amenity.

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Summary of Economic Development Recommendations POLICIES AND PROGRAMS

Start Timing

End Timing

Page # in Plan

Potential Fiunding Sources

2005 2005

2014 2006

44 44

Local / ED sales tax Local / ED sales tax

2005

2006

Policy ED-1: Formalize economic development efforts. ED-1.1

ED-1.2

ED-1.3

Budget for one Full-time equivalent staff person at the City whose responsibilities would include the programs in the Economic Development and Central Business District sections of this Master Plan. This person would be funded either through general revenue or economic sales tax (see ED-1.2). A work plan for this staff person should be developed with clear benchmarks for measuring success. Adopt a 4A sales tax for economic development: Seek education about both the 4A and 4B sales tax programs for economic development (The primary difference in these two is that 4B revenue can be used for more community development programs, whereas 4A is primary for enhancing specific businesses). Reach a consensus on which opportunity would best serve the community. Educate the community about why the City wishes to pursue an additional ½ cent sales tax for economic development. Go through the appropriate procedures in order to hold a referendum to adopt the sales tax. Develop and maintain an incentive policy to guide City decisions on funds used to promote business development. A clear policy will enable the City Council to make decisions that promote the types of business activity that the City envisions for the community. The City council will need to adopt this policy. Ensure that the incentive policy promotes the types of business activity that the community would like to see, including: services, health care, childcare, retail, auto parts, gas station, upscale retail, distribution and logistics, and grocery stores.

44 -

ED-1.4

2005

2006

2005 2006 2006

2008 2014 2014

45 45 45

Local / TPWD / private Local / ED sales tax Local / private

2006 2006

2014 2014

45 45

ED sales tax ED sales tax

2006 2006 2006 2006

2014 2014 2014 2014

46 46 46 46

ED sales tax / private ED sales tax / private Local / ED sales tax / private

2005 2008

2014 2014

46 46

Local / ED sales tax / private Local / ED sales tax / private

2005 2005 2005

2014 2014 2014

46 46 47

2005 2006

2014 2014

47 47

Policy ED-2: Promote Cibolo as a Tourist Destination ED-2.1 ED-2.2 ED-2.3

Develop a major regional recreation center that becomes a destination facility for the region’s sporting events. This should compliment the existing ball fields. This type of facility can feasibly be built within the 100-year floodplain. Develop a biking center or kiosk that caters to weekend bicycle tours. Provide refreshments and maps. Support and develop performing arts programs, promote festivals and encourage additional community festivals.

Policy ED-3: Foster a Small Business and Entrepreneurship Culture ED-3.1 ED-3.2 ED-3.3 ED-3.4 ED-3.5 ED-3.6 ED-3.7 ED-3.8

Encourage entrepreneurship in K-12: 1) Develop Junior Achievement Programs in every school district; and 2) Provide training to at least one teacher at every school in the region on the subject of entrepreneurship and how they can incorporate entrepreneurship into their daily curriculum. Host “Career Days” beginning in elementary school through high school that focus on traditional and non-tradition careers but emphasize target industries. Meet regularly with angel investment networks (organizations or groups that provide high risk financing for certain types of business startups) in and outside of the region to discuss plans for enhancing entrepreneurship. Identify angel investors in the San Antonio region. Develop a small-scale local business plan competition for all levels including high school through middle stage entrepreneurs. Celebrate the success of entrepreneurs through effective public relations and award programs. Hold regular networking events that are fun, interactive and entertaining for small businesses and entrepreneurs to share ideas, learn from one another, conduct business, and form strategic alliances. Develop a Wi-Fi (wireless Internet) system that serves the commercial business district.

Policy ED-4: Promote business development in strategic areas of the city. ED-4.1 ED-4.2 ED-4.3 ED-4.4 ED-4.5

Identify and maintain a database of local and regional economic development organizations. Meet with these groups or obtain information on the industries they are targeting for business development. Network with brokerage and real estate organizations in the region. Meet with State economic development officials and economic developers from Guadalupe Valley Electric Cooperative. Business prospect leads will often come from either of these groups to the City of Cibolo, so they need to know what the City is doing to promote business and what the City has to offer businesses. Encourage the development of higher education facilities, such as a trade or technical school to support existing and target industries.

Espey Consultants, Inc.

January 2005

Summary of Future Land Use Recommendations POLICIES AND PROGRAMS

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End Timing

Page # in Plan

Potential Fiunding Sources

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2014

2004 2004 2004

2014 2005 2005

50 50 50

2004 2004 2004 2004 2004 2004

2008 2008 2014 2014 2006 2005

50 50 50 50 50 51

Local / Private / Impact Fees Local / Impact Fees / Private

2004 2004

2014 2014

51 51

2004

2006

2004 2005 2005

2006 2008 2008

51 51 51

2004

2005

Local

2004 2004

2008 2005

52 52

2004

2005

2004

2005

Local / TWDB

2004

2014

Local / TWDB / ACOE / County

2004 2004 2004 2005 2004

2010 2014 2014 2006 2007

52 52 52 52 53

Local / TWDB / FEMA -

Policy FLU-1: Promote managed, well-coordinated development that is consistent with the Master Plan. FLU-1.1 FLU-1.2 FLU-1.3 FLU-1.4

Consult the Plan regularly, in daily decisions about zoning, land use, and other development issues and applications. Maintain a continuous and coordinated planning process that involves citizens, stakeholders, the City Council, Planning and Zoning Commission, city departments, and other local entities in deliberations concerning policy development and decision-making. Develop a standard requirement for separation and buffering of adjacent, incompatible or conflicting land uses. Develop a Planned Unit Development zoning district, to encourage site-specific design in important areas.

Proactively seek comprehensive drainage infrastructure solutions to localized problems. Proactively seek to respect and utilize the Town Creek floodplain for multiple purposes, such as flood control, park facilities, and civic gathering. Continue road improvement projects which facilitate access to the CBD. Encourage pedestrian and bicycle connectivity to the CBD from surrounding areas. Develop a specific, detailed CBD plan including vacant, adjacent areas. Develop an overlay zoning district to facilitate a mix of compatible uses in the downtown.

Local / Texas Capital Fund Local / Texas Capital Fund

Policy FLU-3: Plan for additional retail and commercial service areas along major thoroughfares and intersections, to increase opportunites for residents and FLU-3.1 FLU-3.2 FLU-3.3

Consider revisions to the current zoning map consistent with the Future Land Use Map. Provide coordinated roadway planning to ease circulation around retail areas, such as turn lanes, signalization, and driveway access. Proactively begin discussions with target retail and commercial developers, to bring anchor services to the community. These include: large grocers, department stores, hotels and others, which typically then attract the development of smaller convenient services such as restaurants, banks, specialty shops, cafes, bookstores, pet stores, auto parts stores, etc.

Policy FLU-4: Plan for appropriate areas within the city for a diverse set of non-residential uses, as a means of diversifying the City's economic base and FLU-4.1 FLU-4.2 FLU-4.3

Encourage the development of a YMCA and provide for a location which is integral to the city park system. Encourage the development of medical and professional offices which are centrally located and convenient to residents. Encourage the development of a technical or trade school to offer secondary education to residents, and a training resource for the regional economy.

Policy FLU-5: Promote a standard for the design of non-residential buildings which emphasizes a sense of place and identity, human scale, and appropriate site location. FLU-5.1

Develop a Design Standards Ordinance with input from citizens, the real estate community, design professionals, developers, city staff, the Planning and Zoning Commission, and City Council.

FLU-5.2

Regulations on commercial development should be intelligently crafted, so as to encourage economic development by providing predictability, continuity, and protection for investments that would be enhanced by orderly and attractive growth. Identify architectural elements of Cibolo’s past, which can be applied in modern building techniques and material, to form a cohesive, unique sense of place. Identify important community gateways and capitalize on architectural and site-specific means to promote their role as places of importance, reflecting Cibolo’s character and identity to visitors and residents.

FLU-5.3 FLU-5.4

Policy FLU-6: Cibolo should strive to become a disaster-resistant community, through an active understanding of its floodplains, creek systems, drainage FLU-6.1 FLU-6.2

Undertake a comprehensive hydrologic and hydraulic study of Town Creek to understand the effects of urbanization on the drainage infrastructure and floodplain, with consideration for ultimate watershed conditions and levels of service. Coordinate with FEMA, the Army Corps of Engineers, Guadalupe County and private development in studying the drainage systems, to minimize duplication of efforts and individual entity costs.

FLU-6.3

Begin efforts to strengthen Cibolo’s Community Rating System (CRS) score under the National Flood Insurance Program (NFIP), which will lower flood insurance premiums in the community.

FLU-6.4 FLU-6.5 FLU-6.6 FLU-6.7

Actively pursue the acquisition of flood-prone properties. Continue to require the dedication of drainage easements for all drainage systems and designated floodplains. Consider requiring additional floodplain buffer area dedications as a means of protecting lives and property. Using best engineering methods, identify areas in the city’s jurisdiction for potential regional stormwater management sites.

Espey Consultants, Inc.

January 2005

Summary of Future Land Use Recommendations POLICIES AND PROGRAMS

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2008 2004

2010 2014

53 53

2004 2004

2010 2010

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Policy FLU-7: All areas within the City of Cibolo should have coverage from within 1-1/2 miles of fire, police, and emergency medical services. FLU-7.1

FLU-7.2 FLU-7.3 FLU-7.4

Begin a site selection and feasibility process for an additional fire station location near Green Valley Road, between Cibolo Valley Drive and FM 1103. Careful coordination with the Cibolo VFD should be sought. The site should be a minimum of one-half acre in size, and not be located within a neighborhood, or directly at a major intersection. The site should be located outside of the 100-year floodplain and provide ease of access to either side of Town Creek, in the event of a flood emergency. The city should continue to ensure excellent police response. The City should continue a cooperative arrangement with the City of Schertz for dispatch and EMS services. As development east of Town Creek continues, there will be increased strain on these resources. The location and frequency of calls to areas east of Town Creek should be monitored to determine the need for a potential EMS facility. The City should continue its cooperative arrangements with Schertz and Marion police, fire and EMS.

Policy FLU-8: The City of Cibolo should take a proactive approach in managing growth in its large ETJ area from FM 78 outward and south to I-10. FLU-8.1

FLU-8.2 FLU-8.3

The area inside the city’s ETJ at I-10 will become a very important retail, commercial, and industrial base, harnessing revenue from regional and interregional trade. In addition, the prominence and visibility of this area will make it a gateway to the city, greatly influencing visitors’ perception and image of the city. Accordingly, the need to extend land use control to this area is of paramount importance to the city. As utility capacity is available and development interest comes about, the City should begin annexation of areas adjacent to its city limits, encouraging voluntary annexation. The City should consider involuntary annexation where the risk of losing contiguous corporate limits threatens the city’s future ability to manage growth in its ETJ. A transitioning of compatible land uses is encouraged in the ETJ. As areas become incorporated, zoning decisions should be cognizant of future adjacent uses, with the intent of protecting property values.

Espey Consultants, Inc.

January 2005

Summary of Central Business District Recommendations POLICIES AND PROGRAMS

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2005 2005 2004 2005 2008

2006 2006 2014 2008 2014

63 63 63 63 63

Local / Private / Impact Fees -

2005 2007 2005 2010

2006 2010 2008 2014

63 63 63 63

Local / Private / Texas Capital Fund -

2004 2004 2006 2008

2014 2014 2014 2014

64 64 64 64

2004 2006 2005

2014 2014 2014

64 64 64

Policy CBD-1: Improve the infrastructure within the CBD. CBD-1.1

Develop a CBD revitalization task force to undertake the development and implementation of a specific plan for downtown improvements including infrastructure and beautification. Funding is available at the state for this type of effort. A landscape architect and/or urban designer should be hired to assist the city in developing this specific plan.

CBD-1.2 CBD-1.3 CBD-1.4 CBD-1.5

Meet with potential developers of vacant or underutilized land in the CBD to discuss a regional detention facility as an amenity in a future development. Implement CBD plan recommendations. Meet with existing businesses and building owners in the CBD to discuss plans and identify ways to help these businesses expand. Develop a façade enhancement grant program for existing businesses.

Policy CBD-2: Make the CBD an attractive place to visit. CBD-2.1 CBD-2.2 CBD-2.3 CBD-2.4

As part of the specific downtown improvement plan, the city should identify appropriate locations for trees, shrubs, signage, information kiosks, vehicular parking, bicycle parking, public art, and other items that will make the CBD attractive. Begin installation of aesthetic and functional attributes that were identified in the CBD plan. Develop maps of downtown and post to the City’s website. Develop a public art program with local artists. Look at other communities’ public art programs to better understand how they operate and how they can benefit a community.

Policy CBD-3: Creat opportunities for visitors to come to the downtown. CBD-3.1 CBD-3.2 CBD-3.3 CBD-3.4

Identify and understand the tourism markets for Cibolo’s CBD: residents, bicyclists, visitors to the regional sports complex, weekenders from San Antonio, and other tourists. Develop and market a calendar of events. Develop a functional farmers market and hold regularly. Develop an outdoor amphitheatre (perhaps as part of a larger development downtown) .

Policy CBD-4: Create more residential living in CBD. CBD-4.1 CBD-4.2 CBD-4.3

Promote the mixed-use area near the CBD to area developers. Ensure that the pedestrian experience is a very good one. Promote residential infill development in vacant lots within the CBD.

Espey Consultants, Inc.

January 2005

Summary of Parks & Recreation Recommendations POLICIES AND PROGRAMS

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End Timing

Page # in Plan

Potential Fiunding Sources

2004

2006

Local / Private / Non-Profit / TPWD

2004

2006

Local / Private / Non-Profit / TPWD

2004 2004

2014 2014

66 67

2004 2004

2014 2014

67 67

2004

2014

2004 2004 2005 2005

2014 2014 2007 2014

67 67 67 67

Local / Private / TPWD / TEA-21 Local / TxDoT -

2004 2004

2014 2014

67 67

2004 2005 2004

2014 2007 2014

68 68 68

Local Local / GVEC -

Policy PR-1: Actively develop new recreation opportunities in close coordination with private and non-profit entities. PR-1.1 PR-1.2

Identify partners for the development of a town center park, such as the YMCA, the SCUCISD and private developers of adjacent properties. Identify partners for the development of a regional sports complex, such as existing little leagues, softball, and soccer leagues, and the SCUCISD. A feasibility should be accomplished in conjunction with the expansion of the exitsing ballpark.

Policy PR-2: Preserve open space as a means of retaining the small town feel of Cibolo. PR-2.1 PR-2.2 PR-2.3 PR-2.4 PR-2.5

Continue to require parkland dedications of new development. Where appropriate, accept dedications of floodprone areas as greenbelts along Town Creek, Dietz Creek, Cibolo Creek and major tributaries. Consider revising the subdivision ordinance to limit the dedication of floodprone properties as a portion of the parkland dedication requirement. Regulatory floodways and drainage easements/right-ofway should not count as parkland dedication, although they are encouraged for dedication as greenbelts. Provide incentives, such as building height increases or front setback reductions, to encourage additional open space dedication along identified greenbelts. Promote the creation of areas that preserve, enhance, or create views along urban road corridors. This program can take form as an incentive, enabling a certain portion of the parkland dedication requirement to be applied to broad, boulevard-type roadways.

Policy PR-3: Connect existing and future parks. PR-3.1 PR-3.2 PR-3.3 PR-3.4

Develop a trail system that connects neighborhoods, schools, community facilities, and existing and future parks. Where greenbelt connections are not feasible, require wide sidewalks and bicycle pathways along road corridors to reconnect the greenbelt. Implement a safe pedestrian crossing of FM 78 to Niemietz Park through coordination with TxDoT. Require bicycle racks at trailheads and recreation facilities.

Policy PR-4: Prioritize the use of funds paid-in-lieu of dedication. PR-4.1 PR-4.2

Follow the priorities outlined in the needs assessment. Review and update the phasing of park dedications and improvements annually.

Policy PR-5: Actively protect and increase the tree canopy of the city. PR-5.1 PR-5.2 PR-5.3

Plant tall-canopy, hardwood species simultaneously with new park development to provide shade to facilities. Explore a residential tree-planting program in connection with Guadalupe Valley Electric Cooperative. Develop a relationship with the regional office of the Texas Forest Service, Urban Forestry Program for technical and potential grant funding assistance.

Espey Consultants, Inc.

January 2005

Summary of Transportation Recommendations POLICIES AND PROGRAMS

Start Timing

End Timing

Page # in Plan

Potential Fiunding Sources

2004

2014

Local / TxDoT / Impact Fees

2004

2007

2005

2007

2004

2014

2006

2008

Local / ED / TCDP

2004

2014

2004 2005

2014 2007

82 82

2005 2005 2006 2007

2007 2007 2014 2014

83 83 83 83

2004

2014

2005

2014

2005 2005

2014 2014

83 83

2005

2014

Policy T-1: Actively implement recommended transportation improvements to create an efficient transportation network. T-1.1 T-1.2 T-1.3 T-1.4 T-1.5 T-1.6

Implement the recommendations of the Capital Improvements Program to improve the arterial and collector network. Begin dialogues with Guadalupe County, TxDoT and state legislators about arterial-level improvements, in particular the potential extension of FM 1103 along Sassman Road through to I-1, to solicit their support of the project. The extension of Haeckerville Road from FM 78 to FM 1103, and the connection of Cibolo Valley Drive and Main Street will be important major collector road extension projects to contribute to the success of CBD. As development applications are considered, secure right-of-way consistent with the Transportation Plan Element, the Future Land Use Element and CIP Thoroughfare Element according to the subdivision design criteria. Formalize a Street Improvement Program to actively rebuild existing local streets, and fund this program annually. Potential funding mechanisms could be: the General Fund, 4A Sales Tax Revenue, some TCDP grants, or street assessment. Street improvement projects should be integrated with a comprehensive drainage policy and associated improvements. Design of streets to appropriate flood scenario service levels will avoid costly retrofit improvements in the future.

Policy T-2: Provide safe and predictable means of connectivity between residential and non-residential areas. T-2.1 T-2.2 T-2.3 T-2.4 T-2.5 T-2.6 T-2.7

Connect existing neighborhoods, schools, and local commercial services with sidewalks, and bicycle paths. Provide access to existing and future trails that link the park system. Update the design standards of the subdivision ordinance to allow for alternate roadway sections which include safe configurations for bicycle and pedestrian traffic. Establish requirements for the dedication of mutual access easements for commercial properties fronting arterials. This is an effective tool in the platting process for managing access points from busy thoroughfares. Establish requirements for the dedication of joint cross-access easements between adjacent commercial properties. This tool facilitates internal circulation in shopping centers. Require bicycle racks in multifamily and commercial areas, to support bicycle travel. Identify potential rural bus service providers and begin dialogue to determine the feasibility of bus service within the county. Begin discussions with regional commuter rail advocates, including the City of San Antonio, VIA, the Alamo Area Council of Governments, and the Austin-San Antonio Corridor Council.

Policy T-3: Encourage the aesthetic treatment of major roadway corridors. T-3.1 T-3.2

Promote tree plantings within safe and appropriate areas of the right-of-way. Promote a boulevard design concept for roadways leading into the CBD. The boulevard concept allows a wider median and sufficient separation between the back of curb and sidewalk for tree planting.

T-3.3 T-3.4

Identify and permit alternative paving types for crosswalks, such as brick pavestones, or stamped concrete. Develop a unified street sign theme, which meets the safety criteria of the Uniform Traffic Control Manual, but adds a distinct design concept to visually separate Cibolo streets from County roads and Schertz streets.

Espey Consultants, Inc.

January 2005

City of Cibolo - Update to the Master Plan

13.7 QUESTIONS, COMMENTS, MORE INPUT Citizens who are interested in the elements, goals, policies, or programs contained in this plan are always encouraged to provide input, even after adoption of the Plan. As mentioned above, the Plan should be reviewed annually, and public input forms the basis of anything done to the Plan. If you have questions or comments, they may be directed to any member of the City Council or Planning and Zoning Commission. Please contact City Hall at (210) 658-9900.

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