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Landscaping" 1. Landscape buffer Rcquircd/Flcxiblc N/A Acquired only for non-residential uses between surface parking and sidcwalks/trails and strccts (except alleys) 2. Parking lot minimum Flcxiblc N/A Flcxiblc interior landscaping "The applicant shallprovide a landscape concept plan perSection H (10) with the concept plan applia~tinn e i ~t~lies landscape themes and general design approach addressing street tree planting, streetscape treatments, any required screening, parking lot landscaping, and landscaping proposed in all the identified open space areas. Information provided at the concept plan phase may be schematic meeting the design intent of the pro posed develo ~ment. Detailed landsea yin Mans shall be re uired at the site plan sta e or all non-residenti~d develo ~ment. c. Lighting RequiredlFlexible (As a part of the concept plan application, the applicant shall propose lighting standards that 1. Building entrances includes street light standards and other amenities as a part of the streetscape treatment plan. The landscape concept 2. Parking areas, trails, plan may be combined with a concept plan for lighting.) and strccts f Signs Flcxiblc (Flcxiblc signage in the Mixed Use District may be proposed by the applicant to City Council. Signage in the MU shall integrate the streetscape and architectural design of the district through a palette of signs that enhance the cdcstrian environment and create a uni uc idcntit . H. PERFORMANCE R' DESIGN STANDARDS General Layout Standards.. a. The proposed district shall contain a network of connected streets and walkways that provide a variety of transportation routes and disperse traffic. Streets shall be designed to create a pleasant walking environment with on- street parking and streetscape treatments. b. The proposed district shall contain designated sites for civic, institutional, or religious buildings. Buildings such as schools, libraries, meeting halls, places of worship, and day care facilities shall occupy prominent places in the MU and be planned in coordination with open spaces. The proposed district shall contain many separate and human-scaled buildings: i. The lots and a variety of buildings shall generate a cohesive pattern that allows streets to be civic places. ii. Building heights shall vary, with one to six story structures typical in the Core, one to four story structures in Transition area and one to three story structures in the Neighborhood area. Buildings shall help define the sidewalks and streets. iii. Driveway sizes and locations shall minimize the impact of the automobile on the public realm and shall be located along Type "B" Public Streets or along alleys. Building_Orientation. Formatted: DocInfo ~n~~el~;~ ,~>~> ~ 53 a. Non-residential and mixed use buildings shall have a minimum of 25% of their building frontage oriented along a Type "B" Public street, arterial, highway frontage, or collector streets and a minimum of 65% of their building frontage oriented along Type "A" Public Streets (with the exception of alleys which shall have no minimum building frontage requirement) (see illustration below applicability of minimum building frontage requirement along a block). b. Residential buildings shall have a minimum of 25% of their building frontage oriented along a Type "B" Public street, arterial, highway frontage, or collector streets and a minimum of 50% of their building frontage oriented along Type "A" Public Streets (with the exc~~xion cif allrvs which shall have no minimum building frontage requirement. Altey Se[ixic@ and Parking Access 3 ~. I .~ ° 1 c ~` I ~ o- m ~ ~, I ~ ~ o ro I~ ~ a I ~ J ~ d m a} n'i o v ~ ~ c m ~ ` n 1~ H~ cs ~° ry C ~~. 3. I Minimum Brrildin,~~ Frontage RequiNed foNNon-Residential and ~1~lixed Use Buildings Buildii~~~ F11traIlC~S. a. Primary facades along Type "A" Public Streets shall contain the mai n entrance of any principal building. b. All principal buildings in the MU located on a Type "A" Public Street serving the development shall also have doors, windows, and other architectural features facing that street. Non-residential or mixed use corner buildings shall have at least one customer entrance facing each street or a corner entrance instead of two entrances. Building Facade Standards. Formatted: DocInfo ~`y~e "A"Street a. The minimum ground floor height as measured from the finished sidewalk to the second floor for all vertical mixed use, commercial, and live-work buildings shall be 12 feet. The minimum finished floor height for all upper floors of vertical mixed use, commercial, and live-work buildings shall be 9 feet. The minimum floor to floor height for all other buildings shall be 9 feet. b. The ground floor elevation of all residential buildings (attached, detached, and stacked) shall be raised a minimum of two (2) feet above the finished level of the public sidewalk/trail in front of the residential structures unless the building is setback more than 10 feet from the public side~~-alk. All development shall provide ground floor ~~indo~ti~s on the building facade facing and adjacent to a street (with the exception of alle~~s1 or facing onto a park, plaza, or other civic space. The required area of~ ~~indo~~s and doors on each street facade fronting a Type "A" strut, park, square, green, plaza, or other civic space as a percentage of that facade shall be established in Table 4. The required minimum area of windows and doors on all other street facades (Type "B" Public Streets with the exception of alle~~s> may be reduced by 20% of the corresponding requirement along a Tvpe "A" Public street facade. Table -l Building andFagade Core \ci~Lborbood Transition All rind al buildin facades Ground floor facade Minumm~ 40% ~~~° ~~ 30% Windows and doors -------- r- ---------------- Maxumm~ -------------------------------------- 90% ------------------------------------------------ 60°~~ -------------------------------- 60% Upper floor facade Minumm~ 25% 30% 30% Windows and doors ---------------------------- Maxnmm~ -------------------------------------- 60% ------------------------------------------------ 60% -------------------------------- 60% d. Darkly tinted windows and mirrored windows that block two-way visibility shall not be permitted along ground floor facades. e. All vertical mixed use and non-residential buildings shall have door openings spaced at no greater than 60 feet on the ground floor along all Type "A" streets, plazas, squares, or other civic spaces within the Mixed Use Core zone. Architectural Design Standards.., a. To ensure compatibility of building types and to relate new buildings to the building traditions of the region, architectural design shall be regulated, governed, and enforced through architectural design standards proposed by the applicant. The applicant shall submit the proposed standards as a part of the concept plan application for all development in the MU. The Planning and Zoning Commission shall make a recommendation and is subject to the approval of the City Council at the time of Concept Plan. b. Architectural design standards for a proposed MU shall: Formatted: DocInfo i. specify the materials and configurations permitted for walls, roofs, openings, street furniture, and other elements; ii. be based on traditional building precedents from the region; iii. include the following: • architectural compatibility among structures within the neighborhood; • human scale design; • pedestrian use of the entire district; • relationship to the street, to surrounding buildings, and to adjoining land uses; and • special architectural treatment of gateways/civic buildings. All building frontages along public and private streets (with the exception of alleys) shall break any flat, monolithic facades by including architectural elements such as bay windows, recessed entrances, or other articulations (vertical and horizontal) so as to provide pedestrian interest along the street level fagade including discernible and architecturally appropriate features such as, but not limited to, porches, cornices, bases, fenestration, fluted masonry, bays, recesses, arcades, display windows, unique entry areas, plazas, courts, or other treatments to create visual interest, community character, and promote a sense of pedestrian scale. Expanses of blank walls exceeding 30 continuous feet are prohibited along all Type "A" streets and 50 continuous feet along all other streets except alleys. d. All buildings in the MUPDD shall be constructed with exterior building materials and finishes of a quality to convey an impression of permanence and durability. Materials such as masonry, stucco, stone, terra cotta, ceramic tiles, and similar durable architectural materials are allowed and shall be approved with the Concept Plan for the district. e. Non-residential buildings and sites shall be organized to group the utilitarian functions away from the public view of any street (with the exception of alleys). Delivery and loading operations, HVAC equipment, trash compacting and collection, and other utility and service functions shall be incorporated into the overall design of the buildings and landscaping. The visual and acoustic impacts of all mechanical, electrical, and communications equipments (ground and roof-mounted) shall not be visible from adjacent properties and public streets, and screening materials and landscape screens shall be architecturally compatible with and similar to the building materials of the principal structures on the lot. 6. Location and Design ofOff-Street Parking. a. The applicant shall provide standards for the quantity of off-street parking proposed in the district based on an analysis of the parking demand for the mix of uses proposed and availability of on-street parking in the district. Formatted: DocInfo Section 21.10.4 shall be used as a guide to establish the amount of parking required for uses proposed in the MU if the applicant does not specifically provide alternative standards. The City Council may establish the alternative parking standards proposed by the applicant in the ordinance establishing the district. b. Off-street parking (within surface parking lots) for all non-residential and mixed uses located along Type "A" Streets shall be limited to 35% or less of the block frontage and 75% or less on Type B Streets, arterial, collector, and highway frontage streets (see corresponding building frontage requirement). c. Any off-street surface parking area located adjacent to a strut or a residential use shall be screened in the form of a landua~~e fence ~~~hich is at least four feet (4') in height. d. A surface parking lot may not be adjacent to a sU~eet intersection or sg5are, or occupy a lot that terminates a street vista. e. Shared parking facilities are encouraged for non-residential uses iii the MU. b. Bicycle parking shall be provided for non-residential uses, es~~ecially for schools, parks, trails, and other recreational facilities. [3icycleparking shall be provided at a rate of 5% of al toff-street automobile parking spaces provided for non-residential and mixed uses in the district. Bicycle parking maybe shared between uses and shall be centrally located, easily accessible, and visible from streets or ~,arldng lots. Thev maybe located between the roadway and the building facades as lone as their location does not impede pedestrian walk~avs. c. ,~l nv ofC-sU eet ~,arki ng ~xo~ ided for residential uses shall be located in such a manner as to minimiie the imC~act of garages and driveways along the residential street. ;11I residential lots that are less than 60 feet in width shall have off-street parking and or garages accessed from alleys. All lots 60 feet and wider may ha ~e front loaded garages (pull-through garages), but in no case shall the width of the garage exceed 40% of the front fagade width of the entire building. 1 n addition, the garage shall be set back at least three feet (3') from the front fa4ade of the home. Design of ,Automobile Related Site Elements (Drive Throughs, Gas Canopies, etc.) a. Drive-through lanes, drive up windows, service bays, and other auto-related site elements shall not be located along or be visible from any Type "A" Public Street. b. Along Type "B" Streets, no more than two drive-through lanes shall be permitted along that lot's street frontage. In addition, no more than 60% of the lot's frontage along a Type "B" Street shall be dedicated to auto-related site elements (see illustration below). Formatted: DocInfo c. Drive-through lanes shall be hidden behind a screening device (min. 4' in height) along the Type "B" street frontage. There shall be no limit to the number or frontage of drive-through lanes located along alleys. d. All off-street loading, unloading, and trash pick-u~~ arias shall be located along alleys only. Such uses may be located along 7y=~~~ "B" Streets only if the lot has no access to an alley. Any off-street loading, unloading, or trash pick-up areas shall be screened in accordance with Section 21.9.7. Design of Parking Structures a. All frontages of parking structures located on Type "A" Streets shall be lined by active commercial uses on the ground floor to a minimum depth of 25'. b. Parking structure facades on all public streets (except alleys) shall be designed with both vertical (fagade rhythm of 20' - 30') and horizontal (aligning with horizontal elements in the block) articulation. Formatted: DocInfo T,u;'!1' SkrHE;3 Image showing appropriate ~l~~sign o(~~iitu-rrluazl site elements Images showing appropriate design of parking structures a Where above ground structured parking is located at the perimeter of a building, it shall be screened in such a way that cars on all parking levels are not visible from adjacent buildings or the street. Parking garage ramps shall not be visible from any public street. Ideally, ramps shall not be located along the perimeter of the parking structure. Architectural screens shall be used to articulate the fagade, hide parked vehicles, and shield lighting. Civic/Open Space Standards. a. The provision of adequate and appropriate civic/open space areas shall be integral to all development in the district. The minimum requirement for civic/open space in the district is 10% of the gross area of the property(ies) proposed for rezoning under a single Conceptual or Development Plan which shall be dedicated open space and shall be included in the zoning change/development plan application for a proposed MU zoning district. b. The civic/open space provided shall be appropriately designed and scaled in each of the district components. a The following criteria shall be used to evaluate the merits of proposed civic/open spaces in the MU: i. The extent to which environmental elements preserved are considered as "features" or "focal points" and integrated into and prominently located as "front yards" in the development; adding value to the development; ii. The extent to which emphasis has been placed on preservation of existing wooded areas, view sheds, water bodies, topography, and stream corridors in a natural and contiguous state; iii. The extent to which pedestrian connectivity in the form of sidewalks, natural walking paths along stream and creek corridors has been addressed; and iv. The extent to which a range of open spaces have been provided to be contiguous with existing open spaces and to invite passive recreational uses from plazas and squares to playgrounds, parks and environmental preserves, appropriately organized within the respective MU component. Formatted: DocInfo ~Snmeis;~ ,~>,~>,' S9 d. Open spaces may be in the form of pocket parks, childreds play areas, squares, linear greens, and environmental preserves. Active sports fields and structured recreational activities shall be limited to less than 10% of any parks located in the district. 10. Landscaping Standards.. a. The purpose of landscaping in the MLT is to enhance pedestrian and open space areas, to help delineate active areas from passive areas, to provide a sereeningbufferbetweenpedestrians and vehicular circulation, utility functions, and incompatible adjacent developments. b. The applicant shall submit a landscape conce~~t elan in conjnnetion with the zoning change and concept plan application. The landsca~~e concept plan establishes the design direction and general schematics for all ~~roposed landscaping including all aspects of the Exiblic realm such as street trees, plant/tree palette, streetscape treatments, ~~a~rment details, front yards, and medians; proposals for required parking lot landsca}~ing, screening, design concepts for all open spaces, and lighting. c. Proposed landscaping shall meet the fullo~~ing standards: i. Be pedestrian oriented. ii. Designed in such a ~~a; tee not create a security or physical hazard to pedestrians,bicvclists or motorists. iii. Enhance or com~~lement the architectural design of the mixed-use de~rlopment. iv. Provide visual interest year-round. Utilize water conservation methods and drought tolerant slanting ~~here possible. v. Shall be prop idcd between parking lots and all adjacent sidewalks. vi. Meet the standards for Installation and Maintenance in Section 21.9.7 (C). vii. Propose a plant tree palette that mostly includes native species. APPLl(~: A TI Ov S :1'V n D L V' I : LUPMENT REV lE W PROCESS An app] i dint requesting a rezoning to the MUPDD shall submit an application that meets the requircrnents of this Section and Section 21.5.10 (B) Application Requirements for a Planned Development District (PDD). 2. Processing of Application and Decision: shall meet the requirements of Section 21.5.10 (C) for a Planned Development District (PDD). The application shall submit a Conceptual and Development Plan that meets the requirements of Section 21.5.10 (E) for a Planned Development District (PDD). In addition to the requirements of Section 21.5.10 (E), the applicant shall also adequately demonstrate the compliance with the Development Standards within this Section. Formatted: DocInfo 4. The application for MLTPDD shall meet the standards in Section 21.5.10 (F) Criteria for Approval and Section 21.5.10 (G) Amendments for a Planned Development District (PDD). lVIOD1F1CAT1ONS The City Council may approve modifications to any established standards in the MLTPDD after a recommendation by the Planning and Zoning Commission based on unique site conditions and development context at the time of the application. In granting a modification, the City Council may impose any conditions that it deems necessary or desirable to protect the public interest and im~,l~mcnt the goals of the City's Sector Plan with respect to mixed use. Formatted: DocInfo Sec. 21.5.15 Design Overlay Districts (DO) A. Purpose and Intent The purpose of this section is to provide a set of Design Overlay Districts that correspond with existing zoning and establish a coherent character and encourage enduring and attractive development. B. Applicability Standards in this section apply in addition to standards in Article 9 Site Design Standards to the extent that the standards in Article 9 are not in conflict with standards in this section. In case of any conflicts, the stricter of the 2 standards shall apply. C. Overlay Districts Established: Four (4) Overlay Districts shall be established per this Section. 1. Purpose and Applicability a. Highway Commercial Overlay District (DOHC): The Highway Commercial Overlay District maintains land uses in the underlying current zoning. The Highway Commercial Overlay District is to be placed over I-10 and I-35 frontage where the underlying zoning is General Business (GB) zone. In addition, the Highway Commercial Overlay District shall apply to all properties with frontage on FM 78 as designated on Exhibit A. Development standards in this Overlay District are intended to take advantage of the visibility along the highway for more auto -oriented development while transitioning towards a more pedestrian oriented frontage along the interior roads. Generally, this frontage type may accommodate large -format retail or office sites with surface parking along the site's highway frontage. The goal is to minimize the impact of large, surface parking lots and discourage the "big -box" look. In addition, the site shall be planned in such a manner as to facilitate a more urban block infill development pattern with respect to building pads, parking, driveways and service areas. b. Campus Commercial Overlay District (DOCC): The Campus Commercial Overlay District shall maintain the land uses in the current underlying zoning. However, the development standards for this Overlay District are intended to address development in areas marked as Campus Commercial in the North and South Schertz Framework Plans. Development standards in this district are intended to take advantage of the large and underutilized parcels with access to regional connectors. Generally, this district may accommodate large -format office sites with surface parking within the interior of the lot/block and screened from public view along internal streets. The goal is to minimize the impact of large, surface parking lots and encourage the "office parr' look. In addition, the site shall be planned in such a manner as to facilitate a more urban block infill development pattern Formatted: DocInfo with respect to building pads, parking, driveways, and service areas, when the market can accommodate it. c. Industrial Overlay District (DOI): The Industrial Overlay District maintains underlying uses from current zoning. The Industrial Overlay standards are intended to allow both small incremental redevelopment and large redevelopment of industrial uses. In addition, the site shall be planned in such a manner as to locate buildings at corners of intersections to anchor that intersection with mid block screened surface parking along the corridor. d. Downtown Overlay District (DOD): The Do~~nto~~~n O~rrlay District is intended to implement the recommendations of the ScherV Downtown Revitalization Plan by establishing alternative de~elo~~ment standards to facilitate adaptive reuse of existing structures. D. Standards in the Highway Commercial Overlay District 1. Building Design Standards a. The Building Design Standards and Guidelines fix the Overlay Districts in North and South Sectors shall establish a coherent urban character and encourage enduring and atU ac t i ~ r deg rl op mcn t. D evelopment plans shall be reviewed by the Planning and De~elo~,ment Director or designee for compliance with the standards belo~~. [3uildings shall be located and designed so that U1ey ~,rovide visual interest and create enjoyable, human -scaled sE~aces. The following standards apply: i. [3uildings shall be oriented towards Primary Streets, where the lot has Frontage along a Primary street. All other buildings shall be oriented to~~ards the Secondary streets or Civic Spaces. If the lot does not front a Secondary Street or the Primary then it may front a Tertiary Street. ii. Primary entrance to~buildings shall be located on the street along which the building is oriented. At intersections, corner buildings may have thei r ~,rimary entrances oriented at an angle to the intersection. iii. All pri many entrances shall be oriented to the public sidewalk for ease oC ~~edestrian access. Secondary and service entrances maybe located from internal parking areas or alleys. vi. Fagade Composition: a) Building facades with Highway and Primary Street frontages shall be designed and built in tripartite architecture so that they have a distinct Base, Middle and Cap. b) Storefronts on facades that span multiple tenants shall use architecturally compatible materials, colors, details, awnings, signage and lighting fixtures. c) Building entrances shall be defined and articulated by using at least one of the following architectural elements: lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. Formatted: DocInfo d) At least one of the following shall be used on Primary and Highway frontage building facades: corner emphasizing architectural features, pedimented gabled parapets, cornices, awnings, blade signs, arcades, or colonnades and balconies vii. Design of Automobile Related Building Site Elements a) Drive -through lanes for commercial uses shall not be located along any Primary Street. Drive through lanes shall be hidden behind a Street Screen along the Secondary Street frontage. b) No more than 75% of a lot's frontage along the Secondary Street frontage shall be occupied by gas pumps, canopies, and/or service bays. c) Any buildings associated with any automobile related use shall also have a pedestrian entrance at a Primary Street and/or a Secondary Street. d) Outdoor storage of vehicles or other products sold shall not be permitted along Primary Streets. Along a Secondary Street, outdoor storage of vehicles or other products sold shall not exceed 75% of a lot's frontage along that street. There shall be no such limitation along the Highway frontage. However, any Highway Frontage with outdoor storage of vehicles or other products sold shall be screened with a 3' (min.) high Street Screen. The Street Screen shall be made up of: (i) the same material as the principal building or (ii) a living screen or (iii) a combination of the two. e) All off street loading, unloading, and trash pickup areas shall be located along Secondary Streets. Any off street loading, unloading, or trash pickup areas shall be screened using a Street Screen that is at least as tall as the trash containers and/or service equipment it is screening at the property line. The Street Screen shall be made up of: (i) the same material as the principal building or (ii) a living screen or (iii) a combination of the two. ~~ pGy 47' Formatted: DocInfo Illustration showing the application of standaNds foN automobile-Nlated site elements 2. Streetscape Standards a. A landscaped yard of a minimum width of 20' shall be required on all lots with frontage along I-35 and I-10. A landscaped yard of a Ininilnuln width of 15' shall be required on all lots with frontage along FM 78. b. Landscaping required: Shade trees required per this section maybe credited towards the shade trees required per Section 21.9.7 (E)(2). The following plantings shall be required within the required yard per every 100' of linear frontage along the specific roadway: i. 3 shade trees ii. 6 ornamental trees, iii. 8 shrubs (shrubs maybe waived if Perimeter Landscaping is provided per Section 21.9.7 (H)(2)), and iv. Ground cover, ornamental grasses, or turf grasses for the remaining unpaved areas c. A six (6) foot sidewalk shall be required along the specified frontages unless a greater width facility (sidewalk or hike and bike trail) is required per Section 21.14.6. Such a facility may be placed within the required 20' yard E. Standards in the Campus Commercial and Industrial Overlay Districts 1. Building Form, Orientation, and Massing: a. Buildings shall be oriented towards Primary Streets with primary entrances along such streets if the building has frontage along a Primary Street. b. Building entrances shall be defined and articulated by at least one of the following architectural elements: lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. c. Roof forms shall be simple, flat roofs with a continuous parapet. Roof mounted equipment shall be screened from view of any adjacent public street with an enclosure of the same material and color as the primary building material. 2. Design of Automobile Related Building Site Elements a. Drive through lanes for commercial uses shall not be located along any Primary Street. Drive -through lanes shall be hidden behind a Street Screen along the Secondary Street frontage. b. No more than 75% of a lot's frontage along the Secondary Street frontage shall be occupied by gas pumps, canopies, and/or service bays. c. Any buildings associated with any automobile related use shall also have a pedestrian entrance at a Primary Street and/or a Secondary Street. d. Outdoor storage of vehicles or other products sold shall not be permitted along Primary Streets. Along a Secondary Street, outdoor storage of vehicles or other products sold shall not exceed 75% of a lot's frontage along that street. There shall be no such limitation along the Highway frontage. However, any Highway Frontage with outdoor storage of vehicles or other products sold shall be screened with a 3' (min.) high Street Screen. Formatted: DocInfo The Street Screen shall be made up of: (i) the same material as the principal building or (ii) a living screen or (iii) a combination of the two. All off -street loading, unloading, and trash pickup areas shall be located along Secondary Streets. Any off -street loading, unloading, or trash pickup areas shall be screened using a Street Screen that is at least as tall as the trash containers and/or service equipment it is screening at the property line. The Street Screen shall be made up of: (a) the same material as the principal building or (b) a living screen or (c) a combination of the two. ~d~rary~ S~:aer Illustration showing the application r~/~.ciu~zdaNCL~~ /r~i~ ur~iunaobile-Nelated site elements 4. Streetscape Standards a. ,1 landscaped ~~ard oC a minimum width of 20' shall be required on all lots ~~iU~ Gvntagc along 1-,S and T-l~. b. Landscaping reyuircd: Shady trees required per this section maybe credited towards the shade trees rc~luiredper Section 21.9.7 (E)(2). The following plantings shall be required within the required yard per every 100' of linear frontage along the specific roadway: i. 3 shade trees ii. 6 ornamental trees, i i i. S shrubs (shrubs maybe waived if Perimeter Landscaping is provided per Section 21.9.7 (H)(2)), and i~. Ground cover, ornamental grasses, or turf grasses for the remaining unpaved areas c. A six (6) foot sidewalk shall be required along the specified frontages unless a greater width facility (sidewalk or hike and bike trail) is required per Section 21.14.6. Such a facility may be placed within the required 20' landscaped yard Downtown Overlay District Formatted: DocInfo Downtown Schertz, specifically Main Street, has an existing character that should be preserved by rehabilitation of existing buildings. In addition, new and inflll construction in the district shall reflect the character of the district during its period of significance. The key design principles establish essential goals for development in the Downtown Schertz to ensure the preservation, sustainability, and visual quality of this special environment. Buildings shall be located and designed so that they provide visual interest and create enjoyable, human-scaled spaces. The key design principles are: w Building facades must include appropriate architectural details and ornament to create variety and interest. u Buildings shall be built to, or close to, the sidewalk to define and enhance the pedestrian environment of Main Street between Schertz Parkway and E. Aviation Blvd. Open space(s) and civic spaces shall be incorporated to provide usable public areas integral to the downtown environment. 1. Applicability: The standards in this section (Downtown Overlay District) shall apply to properties zoned GB and R-2 as delineated in Exhibit A. The standards in Highway Commercial Overlay District shall apply to the properties located along FM 78 and as delineated in Exhibit A. For existing buildings, the following standards shall apply only to the extent that exterior modifications can be feasible made without triggering compliance with all city ordinances. Nothing in this section shall prevent existing residential structures from being adaptively reused to accommodate commercial uses provided the use is permitted in the underlying zoning district. Formatted: DocInfo Formatted: DocInfo Exhibit A: DowntownOveNlayDist~ictBoundaNies 2. Development Standards: a. Dimensional and Development Standards: The Dimensional and Development Standards in Table 21.9.15A shall apply in lieu of the Standards established in Sec. 21.5.7 for the GB and R-2 Zones within the Downtown Overlay District: Table 21.9.15A DIMENSIONAL REQUIREMENTS Minimum Lot Size Yard Setback (ft) Misc. Lot Req's Dimensions Zoning District Area, Lot Width, & Front Rear Rear Side Sidc P'king Max. Max. Key Lot Depth (NR) (R) (>V-Tt) l K 1 l min.1 Ht Imperv. ft. Cover GB- General None 5 0 (min.) 10 I U U I ner 120 80% b, c, Business (min.) (min.) (min.l lminl X00 d,e 25 ~yJ1. max. far ull R-2 Single None 5 10 10 1 U 10 a ~c~ 3 ~ 80% b, c, Family (min.) (min.) (min.) lmin.l fmin.l d Residential -2 25 max. b. Uses may require a Specific Use Permit. The Cite of ScherV ~~ill follo~~ the guidelines outlined in the Air Installation Com~~atible Use ZOne (,~1CUZ) study for Randolph Air Force Base. e. No variances maybe permitted to exceed the maximum i mpcr~ ious cover limitations d. Refer to Sec 21.9.15 for additional design requirements e. Zero foot (0') minimum setbacks shall also meet lire sc~aration re uirements Design Standards: The f~~llo~~ing design standards shall provide property owners, developers, city staff, and decision makers adequate design guidance for retrofitting existing buildings and [br new commercial and mixed use buildings. Existing residential buildings converted to accommodate commercial uses a. Location and ONientation on the lot i To the extent possible, buildings shall be oriented towards Main Street with the primary entrance located on that street. All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access. Formatted: DocInfo 11 111 Image showing primary and secondary entrances to buildings on Main Street. b. Facade Composition i A building's massing shall serve to define entry points and help orient pedestrians. ii Non-residential and mixed use buildings, to the extent practicable, shall maintain atwenty-five feet (25') to thirty- five feet (35') building facade widths or multiples thereof. iii Variations in the rhythms within individual building facades shall be achieved within any block of building facades with architectural elements such as bays, columns, doors, windows, etc. iv Breaks in the predominant rhythm may also be used to reinforce changes in massing and important elements such as building entrances, terminated vistas, or corner sites. v Porches, stoops, eaves, awnings, blade signs, arcades, colonnades and balconies should be used along buildings and they may protrude beyond the setback line provided that they do not inhibit pedestrian movement within the public right-of--way. Balconies shall have external bottom supports. Variations in building rhythm using architectural features antes Formatted: DocInfo ~Snmeis;~ ,,.., 7~ Allowed encroachments into the setback line c. ANChitectuNal Elements and StoNefNOnts. i. An expression line or equivalent architectural element shall delineate divisions between floors of all buildings, and a cornice shall delineate the tops of facades that do not utilize a pitched roof. For retail storefronts, a transom, display window area and bulkhead at the base shall be utilized. ii. Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. All building elements should be compatible with the architectural style, materials, colors, and details of the building as a whole. Entrances to upper level uses may be defined and integrated into the design of the overall building facade. iii. Roofs. Flat roofs enclosed by parapets or sloped roofs shall be used to screen rooftop mechanical equipment. Mansard Formatted: DocInfo ~Snmeis;~ ,,.., 71 roofs and flat membrane-type roofs that are visible are prohibited. iv. DOOMS and Windows. Generally, windows shall be oriented vertically, and bay windows shall have external bottom supports. Dormer windows shall also be vertically proportioned and slightly shorter than the windows below. In order to provide clear views of merchandise and perceived connections. v. TNanspaNency RequiNed. For all new buildings, the street- level floor along Main Street shall ha~-c transparent storefront windows covering no less than Fifty ~,erccnt (50%) of the fagade area. Each floor of all building facades facing a street or plaza shall contain Uans~~arent ~~indu~~s covering at least fifteen percent (15%) of the facade area. vi. Ground floor retail building plate heights shall be at Fast fifteen feet (12') in height. vii. StoNefNOnts. Retailers located at the sU~eet level shall primarily use storefronts to orient and advertise merchandise to customers. Retail buildings shall provide street-level pedestrian-oriented uses at the ~~round floor level. Storefronts on facade treatments that span multiple tenants shall use architecturall~~ compatible materials, colors, details, awnings, s i ~~uage, and l i ~~h t i ng fixtures. Formatted: DocInfo ~Snmeis;~ ,,.., 72 End of Article 5 Formatted: DocInfo ~Snmeis;~ ,,, ,' 73 Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code Article 6 Manufactured Homes and RV Parks Sec. 21.6.1 Manufactured Home Subdivisions A. Purpose The provisions of this section are established to: 1. recognize that certain areas of the City are suitable for a mixture of single- family dwelling units and HLTD-code manufactured homes; 2. provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, along with single-family residences; 3. provide for adequate vehicular and pedestrian circulation; 4. promote housing densities appropriate to and compatible with existing and proposed public support facilities; 5. promote the most desirable use of land and direction of building development; and 6. promote stability of dc~elopment. B. Plat Required Prior to de~rlohmcnt of amp Mantifach~red Home Subdivision, a final plat must be approved and f i Icd for record i n accordance with section 21.12.9. No permit shall be issued for the plaeement of anv manufactured home on any property that is not located on a legally platted lot of record. L. 1~~tinimum Site Requirements I . Minimum Lot Area The minimum lot area for any lot within a manufactured home subdivision steal I be in accordance with Table 21.5.7A. 2. Open Space Requirements a. The minimum front, side and rear yard setbacks shall be in accordance with Table 21.5.7A. b. Accessory structures on each lot shall have a minimum setback from any lot line of at least ten feet (10'). Formatted: DocInfo D. G Article 6 -Manufactured Homes and RV Parks Schertz Unified Development Code c. The minimum distance between manufactured homes on separate lots at any point shall be twenty-five feet (25'). 3. Height Regulations a. The maximum height for any structure in the manufactured home subdivision shall be thirty-five feet (35'). b. The average height of the manufactured home frame above the ground elevation, measured at ninety degrees (90°) to the frame, shall not exceed three feet (3'). 4. Soil and Ground Cover Exposed ground surfaces in all parts of c~crv manufachir~ti home subdivision shall be paved or protected Keith a ~cgctati~c ground cover that is capable of preventing soil erosion and of~ eliminating dust. 5. Drainage The ground surface in all parts of a manufactured home subdivision shall be graded and equipped to drain al I s u r fac ~ water away from the manufactured home s~rices. Street Lighting Street lighting «iU~in a manufactured home park or manufactured home subdivision shall be ~xo~idcd by the developer or property owner along all internal str~~ts. Steet li~~hts ~~~ill be installed in accordance with UDC section ~1.14.1.S. Parking Requirement, .~ minimum of two (~) parking spaces shall be provided for each manufactured home s~~ace. Each ~~arking space will be a minimum of ten feet (10') by twenty feet (?O'). Each harking space shall be constructed of concrete or asphalt and located to eliminate interference with access to parking areas provided for other manufactured homes and for public parking. Required parking spaces shall not obstruct pedestrian walkways. Carports See section 21.8.3 of this UDC. Manufactured Home Installation In addition to the requirements of any building code and fire code, manufactured homes shall be installed in accordance with the following criteria: Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code Axle and hitch assemblies shall be removed at the time of placement on the foundation. Each manufactured home shall be totally skirted with masonry, pressure- treated wood, or other nondegradable, fire resistant material which is compatible with the design and exterior materials of the primary structure. H. Fire Safety Standards Access for Fire Fighting Approaches to all manufactured homes shall be kept clear for fire fighting. 2. Water Supply Facilities for Fire Department Operations Water supply facilities for fire department operations shall be connected to an available City water supply. The adequacy of the water supply for firefighting requirements shall be determined by the City Engineer. The manufactured home subdivision shall provide standard hydrants acceptable to the City located within 500 feet of all manufactured home lots, measured along the driveways or streets. Fire hydrants will be subject to periodic inspection by the City. Recreation Area All manufactured home subdivisions shall be required to dedicate parkland in accordance with section 21.9.10 of this UDC. Utilities All utilities, including but not limited to electrical wiring, natural gas, telephone, cable, Internet and security systems, shall be installed underground and shall be maintained in accordance with applicable City codes and regulations for such systems. K. Miscellaneous Requirements Every lot owner within a manufactured home subdivision shall be responsible for ensuring compliance with all requirements of this UDC including proper installation of the manufactured home, proper installation of all utility connections and proper tie-down of the manufactured home. 2. Skirting with the necessary vents, screens and/or openings shall be required on all manufactured homes and shall be installed within thirty (30) days after the placement of the manufactured home. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code 3. Skirting, porches, awnings and other additions, when installed, shall be maintained in good repair. The use of space immediately underneath a manufactured home for storage shall be permitted only under the following conditions. a. The storage area shall have a base of impervious material. b. Stored items shall not interfere with the underneath inspection of the manufactured home. c. The storage area shall be enclosed by skirting. Sec. 21.6.2 Manufactured Home Parks A. Purpose The provisions of this section are established to 1. provide adequate space and site diversification for residential purposes designed to accommodate the peculiarities and design criteria of manufactured homes, alon~a ~~ith singly-[~amily residences; 2. provide adequatepro~-isions for ~chicular and pedestrian circulation; 3. promote housing densities appropriate to and compatible with existing and proposed puhl is support facilities: 4. promote the most desirable use of land and direction of building devclopmcnL and 5. promote stability of deg clopment. I3. Plat Required Prior to development of any Manufactured Home Park, a final plat must be approved and filed for record in accordance with section 21.12.9. No permit shall be issued for the placement of any manufactured home on any property that is not located on a I egally platted lot of record. C. Minimum Site Requirements 1. Minimum Space Area Manufactured home parks shall have a minimum lot area meeting the requirements of Table 21.5.7A. Each manufactured home space shall have a minimum space size of sixty feet (60') by 110 feet for each manufactured home. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code 2. Open Space Requirements a. The minimum front yard setback for each manufactured home space shall be twenty-five feet (25') from the nearest corner of the manufactured home to the front line of the manufactured home lot or space. b. No manufactured home shall be closer than ten feet (10') from any side space line or twenty-five feet (25') to a space line adjoining a public street. c. For other structures on each space, the minimum setback from any space line shall be at least ten fey t (I O' >. d. The minimum distance between manufactured homes al any point shall be twenty-five feet (25'). 3. Height Regulations The maximum height for anv sU-ucture in the manufactured home park shall be thirty-five feet (35' ). 4. Soil and Ground Coy ~ r Exposed ground surfaces in all karts oC every manufactured home park shall be paved or protected with a ~~~ ~~tative ground cover that is capable of presenting soil erosion and eliminating dust. ~. Ufdllla~~e The ground surface in. all parts of a manufactured home park shall be graded and cyuipped to drain all surface water away from the manufactured home spaces. ~~. Storage Fac i I i ties ,~ maximum 120 square foot accessory building may be provided on every manufactured home space to be utilized solely for storage of personal items belonging to the owner or tenant of the space. In-lieu of individual accessory buildings on each lot or space, self storage facilities may be provided for adequate storage. Where provided, storage facilities shall be designed in a manner that will enhance the appearance of the manufactured home park or manufactured home subdivision and shall be one-hundred percent (100%) masonry, excluding doors and windows. Storage outside of approved storage facilities shall be prohibited. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code D. Access, Traffic Circulation and Parking Internal Streets and Signage All infrastructure (streets, signs, and utilities) are required to be built to City standards. Internal streets, no-parking area signs and street name signs shall be privately owned, built and maintained. Streets shall be designed for safe and convenient access to all spaces and to facilities for common use of residents. Internal streets shall be kept open and free of obstruction in order that police and fire vehicles may have access to any area of the manufactured home park. The police department shall be authorized to issue citations for the violation of the provision herein and to remove and impound offending vehicles. 2. Signs Prohibiting Parking Required On all sections of internal streets on which parking is prohibited under this UDC, the developer or its successors and/or assigns shall erect metal signs prohibiting parking. The sign type, size, height and location shall be approved by the City Manager or his/her designee prior to installation. Internal Street Construction and Maintenance All internal streets shall be constructed to specifications established by this UDC and the Public Works Specifications Manual and shall be maintained by the developer or its successors and/or assigns and shall be free of any cracks, holes and other hazards. Internal streets shall be designed by a licensed professional engineer in accordance with good engineering designs and shall be approved by the City Engineer prior to issuance of an occupancy permit for the manufactured home park. 4. Emergency Ingress and Egress All residents shall be notified when and where emergency ingress/egress has been provided. Procedures shall be established to warn the residents of the opening of the emergency access in the event of an emergency. Internal Street Dimensions An internal street or common access route shall be provided to each manufactured home space. Each street shall have a minimum width of thirty feet (30'). On-street parking shall be permitted on only one side of the street. The internal streets shall be continuous and connect with other internal streets or with public streets, or shall be provided with a cul-de- sac having a minimum diameter of 150 feet. No internal street ending in a cul-de-sac shall exceed 500 feet in length. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code Parking Requirements A minimum of two (2) parking spaces shall be provided for each manufactured home space. Each parking space will be a minimum of ten feet (10') by twenty feet (20'). Each parking space shall be constructed of concrete or asphalt and located to eliminate interference with access to parking areas provided for other manufactured homes and for public parking. Required parking spaces shall not obstruct pedestrian walkways. 7. Carports See section 21.8.3. 8. Unobstructed Access Internal streets shall permit unobstnictcd access to ~~ithin at Icast one hundred feet (100') of any portion of each manufactured home. 9. Intersections with Public Streets Interior streets shall intersect adjoining public streets at approximately ninety degrees (90°) and at locations ~ti~hich ~~iIL eliminate or minimize interference with traffic on these public strccts. 10. Common Area Parking ,Area Required To minimize on-streM parking and to facilitate movement of emergency ~ehiclcs into and through a manufactured home park, a minimum parking area of 15O square fret her manufactured home space or lot shall be provided in a common area. for storage of boats or other vehicles in excess of the minimum required parking and for visitors' vehicles. II. Sidewalks Sidewalks shall be installed on both sides of all streets and shall connect to derv s~~ace within a manufactured home park. Sidewalks shall be constructed in accordance with City standards. E. Street lighting Street lighting within a manufactured home park shall be provided by the developer or property owner along all internal streets. Street lights will be installed in accordance with this UDC and shall have a height and spacing to ensure that an average illumination level of not less than two-tenths (2/10) footcandles shall be maintained. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code Manufactured Home Installation Manufactured homes shall be installed in accordance with the following criteria: Axle and hitch assemblies shall be removed at the time of placement on the foundation. 2. Each manufactured home shall be totally skirted with masonry, pressure- treated wood, or other nondegradable, fire resistant material which is compatible with the design and exterior materials of the primary structure. G. Access for Fire Fighting 1. Approaches to all manufaeturedhomes shall be kept clear for fire fighting. 2. Water Supply Facilities for Fire Department Operations Water supply facilities for fire department operations shall b~ connected to an available City water supply. The adequac~~ of the water supply for firefighting requirements shall be determined by the City Engineer. The manufactured home park u~~ner shall provide standard hydrants approved by the City located within 5OO feel of all manufactured home spaces, measured along the dri~r~ti~avs or streets. Fire hydrants will be subject to periodic inspection by the Cite. It shall be the responsibility of the manufactured home park o~'ner to innnediately notify the City Fire Department of anv Ci re hydrants in need of repair. H. Recreation ;1rea Recreation urea Requv~ed In all manufactured home parks accommodating or designed to accommodate twenty or more manufactured homes, there shall be at least one (1) recreation area which shall be easily accessible to all park residents. 2. Siie of EZecreationArea glut less than five percent (5%) of the gross site area of the manufactured home park shall be devoted to recreational facilities, generally provided in a central location. In large parks, this may be decentralized. Recreation areas include space for community buildings and community use facilities such as adult recreation and child play areas, swimming pools, and drying yards, but not including vehicle parking areas. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code 3. Playground Location When playground space is provided, it shall be so designated and shall be protected from traffic, thoroughfare and parking areas. Such space shall be maintained in a sanitary condition and free of safety hazards. I. Utilities All utilities, including but not limited to electrical wiring, natural gas, telephone, cable, Internet and security systems, shall be installed underground and shall be maintained in accordance with applicable City codes and regulations for such systems. J. Refuse and Garbage Handling 1. The storage, collection and disposal of refuse in a manufactured home park shall be so conducted as to create no health hazards, rodent harborage or air pollution. One or both of the systems described in the paragraphs 2 and 3 below shall be used in every park. 2. If refuse is gathered at the individual spaces, it shall be stored in fly-tight, watertight, rodent-proof containers, and shall be located at each manufactured home space. Containers for this use shall be provided in sufficient number and capacity to properly store all refuse. 3. Centrally located refuse containers having a capacity of three cubic yards or larger may be provided. If provided, such containers shall be so designed as to prevent spillage and container deterioration, and to facilitate cleaning around them. 4. The manufactured home park owner or agent shall ensure that refuse containers, if provided within the manufactured home park, are maintained in a sanitary and usable condition. K. Miscellaneous Requirements 1. The owner, developer or manager of a manufactured home park shall be responsible for ensuring compliance with all requirements of this UDC and shall maintain the manufactured home park, its facilities and equipment in good repair and in a clean and sanitary condition. 2. Skirting with the necessary vents, screens and/or openings shall be required on all manufactured homes and shall be installed within thirty (30) days after the placement of the manufactured home. Formatted: DocInfo ~Snmeis;~ ,,.., 9 Article 6 -Manufactured Homes and RV Parks Schertz Unified Development Code Skirting, porches, awnings and other additions, when installed, shall be maintained in good repair. The use of space immediately underneath a manufactured home for storage shall be permitted only under the following conditions. a. The storage area shall have a base of impervious material. b. Stored items shall not interfere with the underneath inspection of the manufactured home. c. The storage area shall be enclosed by skirting. Sec. 21.6.3 Recreational Vehicle (R~ Parks A. Size and Marking of Units or Sites Each unit or site reserved for the accommodation oC anv recreational vehicle shall have an area of not less than 576 square feet, exclusi~c of drive~~~~ys, and shall be at least twenty feet (24') wide. It shall be defined clearly by proper markers at each corner, shall be level, paved, and ~~~ell drained. ,~1nv area in the City limits proposed for use as a recreational vehicle park must be Toned for a district that permits the use of land for a recreation vehicle park. B. Location No recreational vehicle shall be placed or er~.cted closer than five feet (5') from the praper[y line separating the recreational vehicle park from adjoining property, measuring from the nearest point of the recreational vehicle. C. Drainage All land used as a recreational vehicle park shall be located on well-drained sites of ample size, free from heavy or dense growth or brush or weeds. The land shall be free from marsh and shall be graded or storm sewered to ensure rapid drainage during and following rain. D. Water Supply Each site used as a recreational vehicle park shall be provided with a connection and an adequate supply of water of safe, sanitary quality, approved by the City. Where water from other sources than that of the municipal supply is proposed to be used, the source of the supply shall first be approved by the City. E. Collection and Removal of Waste and Garbage; Wastewater System Each recreational vehicle park shall be provided with safe and adequate facilities for the collection and removal of waste and garbage and shall provide a proper and acceptable wastewater system, either by connection to the City wastewater Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code system where it is available or to a septic tank, all of which shall comply with all on-site sewage facility rules. If individual wastewater connections at each park space are not provided, then a centralized dump station for disposal of waste and garbage shall be provided. F. Minimum Site Requirements 1. Minimum Space Area RV parks shall have a minimum lot area meeting the requirements of the Manufactured Home Park regulations as established in Table 21.5.7A. Each RV space shall have a minimum s~~ace siie o1~ sixty feet (60') by 110 feet for each RV. 2. Setback Requirements a. The minimum front yard setback for each RV space shall be twenty-five feet (25') from the nearest corner u~ the RV to the front line of the RV lot ur ,pace. b. No RV shall be closer than ten feel (I O'> from any side space line or twenty-five feet (25'> to a space line adjoining apublic street. e. For other structures on cash ,pace, the minimum setback from any spaceline shall be at least te^ fret (10'). d. The nulli mu m distance between RV at any point shall be twenty- five feet (25' ). 3. Height Regulations The maximum height for any structure in the RV park shall be thirty-five feet (35'). 4. Soil and Ground Cover Exposed ground surfaces in all parts of every RV park shall be paved or protected with a vegetative ground cover that is capable of preventing soil erosion and of eliminating dust. 5. Drainage The ground surface in all parts of a manufactured home park shall be graded and equipped to drain all surface water away from the manufactured home spaces. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code Storage Facilities A maximum 120 square foot accessory building may be provided on every manufactured home space to be utilized solely for storage of personal items belonging to the owner or tenant of the space. In-lieu of individual accessory buildings on each lot or space, self storage facilities may be provided for adequate storage. Where provided, storage facilities shall be designed in a manner that will enhance the appearance of the RV park and shall be one-hundred percent (100%) masonry, excluding doors and windows. Storage outside of approved storage facilities shall be prohibited. G. Access, Traffic Circulation and Parking Internal Streets and Signage Internal streets, no-parking area signs and street name signs shall be privately owned, built and maintained. Streets shall be designed for safe and convenient access to all spaces and to facilities for common use of residents. Internal streets shall be kept open and free of obstruction in order that police and fire vehicles may have access to any area of the RV park. The police department shall be authorized to issue citations for the violation of the provision herein and to remove and impound offending vehicles. Signs Prohibiting Parking Required On all sections of internal streets on which parking is prohibited under this UDC, the developer or its successors and/or assigns shall erect metal signs prohibiting parking. The sign type, size, height and location shall be approved by the City Manager or his/her designee Department prior to installation. Internal Street Construction and Maintenance All internal streets shall be constructed to specifications established by this UDC and the Public Works Specifications Manual and shall be maintained by the developer or its successors and/or assigns and shall be free of any cracks, holes and other hazards. Internal streets shall be designed by a licensed professional engineer in accordance with good engineering designs and shall be approved by the City Engineer prior to issuance of an occupancy permit for the manufactured home park. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code 4. Emergency Ingress and Egress All residents shall be notified when and where emergency ingress/egress has been provided. Procedures shall be established to warn the residents of the opening of the emergency access in the event of an emergency. 5. Internal Street Dimensions and Parking An internal street or common access route shall be provided to each RV space. Each street shall have a minimum width of thirty feet (30') and off- street parking shall be in ratio of two (?) ~,arking s~,aces for each RV space. On-street parking shall be permiu~d on only one side of the street. Each parking space will be a minvnum of trn feet (1O') by twenty feet (20'). The internal streets shall be continuous and connect with other internal streets or with public streets, or shall br ~,ro~ided ~ti~ifl~ a cul-de- sac having a minimum diameter of 15O fort. Flo internal sU~ret ending in a cul-de-sac shall exceed 500 feet in len~~th. 6. Parking Requirements A minimum of two (2) ~~arking s~~acrs shall br provided for each RV space. Each parking space shall br constructed of concrete or asphalt and located to eliminate intrrfcrencr ~~ith access to parking areas provided for other RVs and for ~xiblic parking. Required parking spaces shall not obstruct pedestrian ~~alkways. 7. t!nobslructrd ,~lcccss Internal streets shall permit unobstructed access to within at least one hundred feel (I O(Y) of any portion of each RV. 8. Intersections ~~ i th Public Streets Interior streets shall intersect adjoining public streets at approximately ninety degrr~s (90°) and at locations which will eliminate or minimize im~rfrrrnee with traffic on these public streets. 9. Common Area Parking Area Required To minimize on-street parking and to facilitate movement of emergency vehicles into and through a RV park, a minimum parking area of 150 square feet per RV space or lot shall be provided in a common area for storage of boats or other vehicles in excess of the minimum required parking and for visitors' vehicles. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code 10. Sidewalks Sidewalks shall be installed on both sides of all streets and shall connect to every space within a RV park. Sidewalks shall be constructed in accordance with City standards. H. Street lighting Street lighting within a RV park shall be provided by the developer or property owner along all internal streets. Street lights will be installed in accordance with this UDC and shall have a height and spacing to ensure that an average illumination level of not less than two-tenths (~; IO) [ootcandles shall be maintained. I. Fire Code 1. Access for Fire Fighting Approaches to all RVs shall be ke}~t char for fire fighting. 2. Water Supply Facilities for Flre Department O~~eralions Water supply facilities for fire department operations shall be connected to an available City water supply. The adeduacy of the water supply for firefighting requirements shall be determined by the City Engineer. The RV park owner shall provide standard hydrants approved by the City located within 500 feet of all RV spaces, measured along the driveways or streets. Fire hydrants will be subject to periodic inspection by the City. It shall be the responsibility of the RV park owner to immediately notify the City Fire Department of any fire hydrants in need of repair. Recreation Area Recreation Area Required In all RV parks accommodating or designed to accommodate twenty or more RVs, there shall be at least one (1) recreation area which shall be easily accessible to all park residents. Size of Recreation Area Not less than five percent (5%) of the gross site area of the RV park shall be devoted to recreational facilities, generally provided in a central location. In large parks, this may be decentralized. Recreation areas include space for community buildings and community use facilities such as adult recreation and child play areas, swimming pools, and drying yards, but not including vehicle parking areas. Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code Playground Location When playground space is provided, it shall be so designated and shall be protected from traffic, thoroughfare and parking areas. Such space shall be maintained in a sanitary condition and free of safety hazards. 4. Total Open Space Requirements RV parks shall provide a minimum of twenty percent (20%) open space of the total gross site area of the park. The minimum required open space maybe inclusive of the required recreational area calculation. K. Utilities All utilities, including but not limited to electrical wiring, telephone, cable, Internet and security systems, shall be installed underground and shall be maintained in accordance with applicable City codes and regulations for such systems. L. Miscellaneous Requirement The owner, developer or manager of a RV park shall be responsible for ensuring compliance with all requirements of this UDC and shall maintain the RV park, its facilities and equipment in good repair and in a clean and sanitary condition. End of Article 6 Formatted: DocInfo Article 6 -Manufactured Homes and RV Parks ................................................................................................ Schertz Unified Development Code [This page inl~~n~iunulh lrji blank. J Formatted: DocInfo Article 7 -Nonconforming Uses, Lots and Structures Schertz Unified Development Code Article 7 Nonconforming Uses, Lots and Structures Sec. 21.7.1 Purpose and Intent A. Within the districts established by this UDC or amendments thereto, there may exist lots, structures, uses of land and structures, and characteristics of use which were lawfully in existence and operating before this UDC was enacted, amended or otherwise made applicable to such lots, structures or uses, but which do not now conform to the regulations of the district in which they are located. It is the intent of this UDC to permit such nonconforming uses to continue, as long as the conditions within this section and other applicably srctions uC tlus UDC are met. B. It is further the intent of this UDC that nonconformin~~ uses, lots and structures shall not be enlarged upon, expanded or ext~ ndcd, and shal I not b~ used as a basis for adding other structures or uses prohibited~lsc~~h~r~ inth~ samrdisUicC. C. Nonconforming uses are hereby declared to be incom~~atibl~ ~~ith the permitted uses in the districts involved. Sec. 21.7.2 Nonconforming Status A. Except as provided in section 21.7.9 below, any use, platted lot or structure that does not conform with the regulations of this UDC on the effective date hereof or any amendment hereto, shall be deemed a nonconforming use, platted lot or structure provided that: such use, platted lot or structure was in existence under, and in compliance with, the provisions of the immediately prior UDC or code; such use, platted lot or structure was a lawful, nonconforming use, platted lot or structure under the immediately prior UDC or code; or such use, platted lot or structure was in existence at the time of annexation into the City, was a legal use of the land at such time, and has been in regular and continuous use since such time. B. Except as provided in section 21.7.9 below, any other use, platted lot or structure which does not conform with the regulations of the zoning district in which it is located on the effective date of this UDC or any amendment hereto, shall be deemed to be in violation of this UDC, and the City shall be entitled to enforce fully the terms of this UDC with respect to such use, platted lot or structure. Sec. 21.7.3 Continuing Lawful Use of Land and Structures A. A nonconforming use or structure may continue to be used, operated or occupied in accordance with the terms of the zoning regulations by which it was Formatted: DocInfo Article 7 -Nonconforming Uses, Lots and Structures Schertz Unified Development Code established, or in the case of annexed property, in accordance with the regulations under which it was created. B. A nonconforming structure occupied by a nonconforming use may be re-occupied by a conforming use, following abandonment of the nonconforming use. Sec. 21.7.4 Expansion of Nonconforming Uses and Structures A. A nonconforming use may be extended throughout the structure in which it is located, provided that: the structure or its premises shall not be enlarged or increased in height, in floor area or in land area to accommodate extension of the nonconforming use; 2. no alteration shall be made to the structure occupied by the nonconforming use, except those alterations that are required by law to preserve the integrity of the structure and alterations that would upgrade the quality, safety or aesthetic appeal of the structure; and the number of dwelling units occupying the structure shall not exceed the number of dwelling units existing at the time the use became nonconforming. B. A nonconforming use occupying a structure shall not be extended to occupy land outside the structure. C. A nonconforming use or structure shall not be enlarged, increased or extended to occupy a greater area of land than was occupied at the time the use or structure became nonconforming, except to provide additional off-street parking or loading areas required by this UDC. Sec. 21.7.5 Abandonment of Nonconforming Uses and Structures, and Cessation of Use of Structures or Land A. If a nonconforming use or structure is abandoned, any future use of the premises shall be in conformity with the provisions of this UDC, as amended, and with any other applicable City codes, ordinances or regulations that are in effect at the time the use is resumed or the structure is re-occupied. B. A nonconforming use or structure shall be deemed "abandoned" in the following circumstances: the use ceases to operate for a continuous period of 180 calendar days; the structure remains vacant for a continuous period of 180 calendar days; or Formatted: DocInfo Article 7 -Nonconforming Uses, Lots and Structures Schertz Unified Development Code 3. in the case of a temporary use, the use is moved from the premises for any length of time. C. If the use of any lot, tract or property that does not have a building on it and that is used for open/outside storage as of the effective date of this UDC is made nonconforming by this UDC, as amended on the effective date, then such storage use shall cease within 180 calendar days following the effective date of this UDC. The lot, tractor property shall be cleaned up and all trash, debris, stored items and vehicles, and other materials shall be removed from the premises such that the property is not a physical or visual nuisance to the public ar to surrounding property owners. Sec. 21.7.6 Substitution of Nonconforming Uses A. A nonconforming use shall not be changed to another nonconf~xming use` B. A nonconforming use may be changed to a conf~~rming use provided that, once such change is made, the use shall not be changed back to a nonconforming use. C. A conforming use located in a nonconforming stucture may be changed to another conforming use, but shal I ^ot be changed to another nonconforming use. D. Notwithstanding any of the prop isions of this section, a nonconforming HUD- Code manufactured home may be exchanged or replaced by another HUD-Code manufactured home, prodded the nc~~l~~ located residential unit is owner- occupied. Sec. 21.7.7 Reconstruction or Repair of Nonconforming Structure A. if more than fifty percent (50°'~~) of the total appraised value of a nonconforming structure, as deterll~ined by the applicable County Appraisal District, is destroyed by fire, the elements, or some other cause, then the structure may be rebuilt only in conformity with the standards of this UDC. B. if ~eSS than fift` percent (50%) of the total appraised value of a nonconforming structure, as determined by the applicable County Appraisal District, is destroyed by fire, the elements, or some other cause, then the structure maybe reconstructed as it was before the partial destruction but only to its original dimensions and floor area, and provided that such reconstruction is completed within 365 calendar days following the event that caused the partial destruction. If reconstruction is delayed by contested insurance claims, litigation, or some other similar cause, then the 365 calendar day reconstruction period may be extended by the City Manager or his/her designee, at his/her sole discretion. Formatted: DocInfo Article 7 -Nonconforming Uses, Lots and Structures Schertz Unified Development Code C. If a nonconforming structure that is totally or partially destroyed was occupied by a nonconforming use at the time of such destruction, then the nonconforming use may be re-established subject to the limitations on expansion set forth in section 21.7.4 above. D. Any conforming structure that is totally or partially destroyed shall be reconstructed only inconformity with the standards of this UDC. E. Nothing in this UDC shall be construed to prohibit the upgrading, strengthening, repair or maintenance of any part of any structure, conforming or nonconforming, that is declared unsafe or uninhabitable by the proper authority, unless such repairs or maintenance exceeds fifty percent (50%) of the structure's appraised value, as determined by the applicable county appraisal district. Sec. 21.7.8 Relocation of Nonconforming Structure No nonconforming structure or building shall be moved in whole or in part to any other location on the lot, or to any other location or lot, unless every portion of such structure is in compliance with all the regulations of the zoning district in which the structure is to be relocated. Such building relocation shall also require a structure relocation permit from the City, and may also require platting of the intended building site as well as Site Plan approval pursuant to this UDC. Sec. 21.7.9 Nonconforming Lots A. The following types of platted lots shall be deemed in conformance with the provisions of this UDC, notwithstanding the fact that such lot does not meet the standards of this UDC in the zoning district in which it is located: any vacant lot that conformed to the City's zoning district regulations at the time that it was platted; or 2. any lot occupied by asingle-family dwelling authorized under the zoning district regulations in which the lot is located. B. Nothing in this UDC shall be construed to prohibit the use of a lot that does not meet the minimum lot standards of the zoning district in which it is located, provided that the lot is zoned for the land use(s) intended and the lot was platted as a lot of record prior to the effective date of this UDC. C. A lot of record located within the RA zoning district that is nonconforming may be occupied by asingle-family dwelling provided that all applicable zoning standards with regard to building setbacks, building size and design criteria are met. Sec. 21.7.10 Validation A. Within the City, there exist on the following subdivisions: Belmont Park, Kramer Farm; Whisper Meadows; Northcliffe II; Tanglewood; Wynn Brook; JOnaS ,Formatted: DocInfo Article 7 -Nonconforming Uses, Lots and Structures Schertz Unified Development Code Woods Unit 1 Lots 1-18, Block 3; Jonas Woods Unit 1 Lots 1-29, Block 2; Jonas Woods Unit 1 Lots 1-18 and 51-65, Block 1; Jonas Woods Unit 4; The Ridge at Scenic Hills; Fairhaven; The Links at Scenic Hills; and The Fairways at Scenic Hills (the "Subdivisions"), which include structural encroachments onto platted setbacks; plats with improperly designated setbacks or improper lot sizes; and improper master plans. It is the intent of this section to validate such improper encroachments, plats, and master plans in the Subdivisions and to determine that such improper encroachments, plats, and master plans are deemed not to be in violation of this UDC, but only so long as the conditions within this section 21.7.10 of this UDC are met. The provisions of this section shall be limited to validate only the improper encroachments, plats, and master plans on February 24, 2009 in the Subdivisions. B. The portions of existing structures encroaching onto platted setbacks in any of the Subdivisions on the effective date of this UDC (Validated Encroaching Structures) shall not be enlarged upon, expanded, or extended into the platted setback area. C. If more than fifty percent (50%) of (i) the total square footage of a Validated Encroaching Structure or (ii) the total appraised value of the Validated Encroaching Structure, as determined by the applicable County Appraisal District, is destroyed by fire, the elements, or some other cause, the Validated Encroaching Structure may not be rebuilt within the platted setback, except as may otherwise be permitted by this UDC (other than this section). If fifty percent (50%) or less of (i) the total square footage of a Validated Encroaching Structure or (ii) the total appraised value of the Validated Encroaching Structure, as determined by the applicable County Appraisal District, is destroyed by fire, the elements, or some other cause, the Validated Encroaching Structure may be reconstructed as it was before the partial destruction but only to its original dimensions and footprint area within the platted setback, and provided that such reconstruction is completed within 365 calendar days following the event that caused the partial destruction. If reconstruction is delayed by contested insurance claims, litigation, or some other similar cause, the 365 calendar day reconstruction period may be extended by the City Manager or his/her designee, at his/her sole discretion. D. No Validated Encroaching Structure encroaching onto a platted setback shall be moved in whole or in part to any other location on the lot, unless every portion of such structure after such relocation is out of the platted setback and is in compliance with all the requirements of the zoning district for such lot and all other applicable requirements of this UDC and other applicable codes, ordinances or regulations of the City in effect at such time. E. If application is made to have plats with improper setbacks, plats with improper lot sizes, and/or existing master plans for any of the Subdivisions replatted or amended, any such replats or amendments shall be required to be in conformity with the provisions of this UDC (other than this section) and with all other Formatted: DocInfo Article 7 -Nonconforming Uses, Lots and Structures Schertz Unified Development Code applicable City codes, ordinances or regulations that are in effect at the time application for amendment or replatting is made. This section is subject in all events to the property owner's rights set forth in LGC Chapter 245. End of Article 7 Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code Article 8 Special Uses and General Regulations Sec. 21.8.1 Secured (Gated Communities) A. Purpose To achieve orderly development of secured (gated) communities, to promote and develop the utilization of land to assure the best possible community environment in accordance with the Comprehensive Land Plan and to protect and promote the health, safety and general welfare of the City. B. Establishment of a Secured (Gated) Community Minimum Size The minimum acreage requirement for a secured (gated) community shall be seventy five (75) acres. 2. Master Plan Required A master plan shall be required for all proposed secured (gated) communities and shall be submitted in accordance with section 21.12.5 and shall illustrate the security system to be used, the type of fence, and the type of gate (electric/manuaUetc.) to be used. All secured (gated) communities shall be surrounded by a masonry or wrought iron fence with at least two (2) entrances, electronically or manually controlled gates and shall be administered by a Homeowner's Association. Entry and exit ways to secured (gated) communities shall have a minimum width of twenty feet (20') when the gate is fully opened and shall be equipped with a Knox key entry system as approved by the Fire Department. Conflict with Master Thoroughfare Plan a. A secured (gated) community shall not cross an existing or proposed thoroughfare as shown on the City's Master Thoroughfare Plan. b. A secured (gated) community shall not disrupt or cross an existing or proposed public pedestrian pathway, hike and bike trail, park or other public facility as shown on the City's Master Thoroughfare Plan or Parks and Open Space Master Plan. C. Homeowners Association (HOA) A HOA shall be established for a secured (gated) community and creation shall be so noted on the plat. The following "Maintenance Agreement" statement shall appear on the final plat: Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code "Streets within this subdivision shall be constructed in accordance with the City of Schertz public streets standards. The upkeep and maintenance to include the mowing of shoulders and right-of--way, removal of weeds and unclogging of culverts shall be the responsibility of the Homeowners Association. The City of Schertz is released from any liability of these streets. Periodic inspection by a public official who is authorized to enforce complaints about poor maintenance is permitted." Subject to the following sentence, the HOA shall provide for operation, repair and maintenance of all common areas, fences, walls and all common facilities including, but not limited to, streets, sidewalks or other infrastructure that are part of the common facilities. If the HOA's rules and regulations or long-standing policy and practice provide that maintenance or repair of fences or walls adjoining a property owner's property shall be the responsibility of the property owner, such rules or practice shall apply. 3. The City shall be granted permission for and practical access at any time without liability when on official business and further, to permit the City to remove any obstructions including, but not limited to, any gate and guard house, upon noncompliance by the HOA or if necessary for emergency vehicle access. The cost of removal of any obstruction shall be assessed to the owner or if a common facility, to the HOA. 4. The HOA shall provide access for fire, ambulance, and police services, mail deliveries, school buses, garbage pickup, and utilities. Access must not require drivers to exit their vehicles. 5. Repair and maintenance of common facilities shall be conducted on a schedule acceptable to the City and shall be undertaken promptly by the HOA. This schedule shall be submitted to the City Engineer for review at the same time as the financials required by 6 below. 6. Annually, the HOA shall submit to the City Engineer a copy of that year's certified financial statements which shall include a balance sheet showing amounts in maintenance reserve accounts, if any, at the end of the period, income statement showing expenditures during the reporting period and a budget showing projected allocations to the maintenance reserve accounts and projected expenditures for the coming year. D. Controlled Access When there is a controlled access to a subdivision, whether it is a mechanical device or a security guard, the maintenance and upkeep will be the responsibility of the Homeowners Association. Access at all times by public safety personnel must be guaranteed. Formatted: DocInfo Article 8 -Special Uses and General Regulations .................................................................................................... Schertz Unified Development Code E. Private Streets 1. All streets and sidewalks within a secured (gated) community shall be private streets, shall be maintained by the HOA, and shall be constructed in accordance with City standards. 2. If repairs and maintenance are not performed by the HOA, the City shall have the authority to undertake any necessary repairs or maintenance and shall be reimbursed by the HOA. A statement shall be added to the plat which provides for maintenance of streets by the HOA and authorizes the City to perform such repairs or maintenance at the expense of the HOA. F. Converting Private Streets to Public Streets 1. Upon a written request signed by H0;1 off icers and submitted to'the City Council, dedication of private streets to the public may be accomplished providing that private streets are brought up to the standards for public streets in the City and upon approval by the City Council. 2. The written request shall be accompanied by a petition containing the signatures of the owners of~ one-hundred percent X100%) of the existing lots in the subdivision. 3. All repairs, maintenance, or reconstruction of private streets shall be approved and accepted by the City prior to conversion. All conversion dedication costs shal I be paid by the [ IOA. Sec. 21.8.2 Accessory Buildings, Uses and Structures A. ~Io accessory building, use or structure shall be permitted without a primary use or structure. B. ,Accessory buildings, uses and structures as permitted herein shall comply with the maximum impervious coverage restrictions contained in zoning regulations, and the number of accessory uses/structures on lots of less than''/z acre is limited to a maximum of~three (3). C. Accessory buildings, uses or structures shall be set back three feet (3') from common property lines and may not be located within an easement. D. No accessory building, use or structure may be closer than ten feet (10') to the main building. E. No detached accessory building, use or structure shall be allowed in the front yard. Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code Attached accessory buildings, uses or structures shall comply with the front, side and rear setbacks and height restrictions established for the primary structure and/or this section. G. The wall height of the accessory building, use or structure shall be limited to not more than eight feet (8') and total accessory building, use or structure height shall not exceed fifteen feet (15'). This is only applicable to platted subdivisions with a specific lot size e.g. eighty feet (80') by one hundred feet (100') and is not intended to be applicable for one-owner multiple acre residence. In this instance, a variance is not required and the total accessory building, use or structure height cannot exceed thirty-five feet (35'). H. Accessory buildings, uses or structures that are accessory to a principal residential use on the same lot shall require administrative Site Plan approval prior to building permit issuance. I. The minimum separation between a main structure and detached accessory building, use or structure other than a carport shall be ten feet (10'). The minimum separation between the main building and an in-ground or above- ground pool, spa, hot tub, playhouse, sauna or gazebo which does not exceed one story in height may be less than ten feet (10') if the accessory building, use or structure is contiguous with or an integral part of the main building, and/or the accessory building, use or structure is engineered by a professional engineer to ensure the integrity of the existing (main building) foundation. Such plans indicating the design for any such structure shall be submitted to the Building Inspector for review in connection with the issuance of a building permit; and Setback distances for in-ground or aboveground pools, spas, hot tubs and saunas shall be measured to the outside edge of the beam (structural edge) of the pool, spa, etc. K. Detached equipment and appliances in commercial and manufacturing districts shall be located immediately adjacent to the principal building. L. Detached accessory buildings, uses or structures in commercial and manufacturing districts shall be constructed of the same exterior materials as required in Article 9, Site Design Standards, and shall not be located in a manner that decreases the minimum number of parking spaces required. M. Accessory buildings, uses or structures located in commercial and manufacturing districts shall be located at the rear of the principal building and property and shall not occupy designated parking spaces. Formatted: DocInfo Article 8 -Special Uses and General Regulations ..................................................................................................................................................................................................................................................................... Schertz Unified Development Code N. Automatic teller machine (ATM) drive-thru structures are not authorized unless the associated bank occupies a space on the same property and has a valid Certificate of Occupancy. Sec. 21.8.3 Carports, Porte-Cocheres A. Multifamily/Non-residential Districts 1. Carports shall be allowed in multifamily and non-residential districts. 2. Carports shall be located within all building setbacks. 3. Carports shall not be located within required landscaping areas. 4. The minimum height of the carport entry shall be fourteen feet (14'). 5. All parking spaces located under the carport shall be of asphalt or concrete. 6. Carports shall be structurally sound, as determined by the Director of Development Services or his/her designee. B. Manufactured Home Subdivisions and Parks 1. A carport may not be constructed in such a way that any part of the structure encroaches into a required setback as set by the underlying zoning district. ''. Thy ^~ax i mu m height of the carport entry shall be ten feet (10'). 3. Driveways to the carport and parking spaces under the carport shall be constructed of asphalt or concrete. -l. Parking spaces shall be a minimum of ten feet (10') by twenty feet (20'). S. The carlx>rt shall be structurally sound as determined by the Director of Dc~clopment Services or his/her designee. 6. The carport must not drain directly or indirectly onto neighboring properties. C. Single Family and Duplex Districts 1. Shall be attached to a residence and shall be an integral part of the primary structure; 2. Shall not encroach into a required setback as set by the underlying zoning district; Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code 3. Shall be erected over a driveway constructed of asphalt or concrete; 4. Shall not exceed one (1) story in height; 5. Shall be open on two (2) or more sides; and 6. Shall be constructed of the same material as the primary structure. Sec. 21.8.4 Home A. Purpose and Intent. 1. Protect residential areas from adverse im~,act of acti~~ities associated with home occupations. 2. Permit residents of the community a reasonable choice in t11e use of their homes as a place of livelihood and the ~xoduction or su~,~,l~menting of personal and family income. 3. Establish criteria and de~elo~~ment standards liar home occupations conducted in dwelling unit,. B. Home Occupations--Required Conditions 1. The area set aside for home occu~~ations shall not exceed twenty percent (20%) of the total floor area of such residence. 2. Flo interior or exterior business sign shall be permitted. ~. No mechanical equipment shall be used except of a type that is similar in character to that normally used for purely domestic or household mechanical equipment as for hobby purposes in conjunction with the home occupation. -l. Retail sales shall be prohibited on the premises. 5. ~Io more than one person other than the immediate family permanently residing on the premises shall be employed in the home occupation. 6. Flo more than one home occupation shall be permitted within any single dwelling unit. 7. A home occupation shall be carried on wholly within the principal building. No home occupation or any storage of goods, materials, or products connected with a home occupation shall be allowed in accessory buildings or garages, attached or detached, excluding paints and chemicals that may be used in the home occupation. Formatted: DocInfo Article 8 -Special Uses and General Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code 8. There shall be no exterior indication of the home occupation or variation from the residential character of the principal building. 9. There shall be no exterior storage of materials to be used in conjunction with a home occupation. 10. A home occupation shall produce no offensive noise, vibration, smoke, electrical interferences, dust, odors, or heat detectable beyond the property limits or beyond the walls of the dwelling unit. The judgment of the City's Code Enforcement Officer pertaining to a violation under this section shall be considered decisive and final unless formally appealed to the BOA within thirty (30) days after the Code Enforcement Officer's written determination. 11. All home occupations maybe subject to periodic inspections by the City. C. Home Occupation Permit Purpose To establish a method to allow the City to regulate and control nonresidential activities and maintain a record of the types and numbers of home occupations in the City. 2. Permit Required. Each resident within the City who has, or desires to establish an authorized home occupation, is required to have a home occupation permit. 3. Application for Home Occupation Permit a. Applicant shall apply to the City's Director of Development Services or his/her designee for a home occupation permit. b. The Director of Development Services or his/her designee may issue the permit if the home occupation meets all the requirements established in Paragraph B. c. The decision of the Director of Development Services or his/her designee may be appealed to the BOA in accordance with section 21.4.14. d. The BOA will be the final judgment on appeals which must be submitted to the BOA within thirty (30) days after disapproval by the Director of Development Services or his/her designee. Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code e. Supporting Documents Signed statement One type of supporting evidence that may be submitted to the BOA for their consideration of an appeal is a signed statement by each property owner up to 200 feet of the property on which the home occupation is to occur, stating that the property owner has no objection to the existence of the proposed home occupation. An example of such a statement is as follows: "I (name) the property owner at (address) have been advised by (name of home occupation applicant) of the request to the City for a Home Occupation Permit for the purpose of conducting (type of home occupation) and I have no objection to the home occupation permit being granted for the purpose reflected in this statement. Signature of neighboring property owner and date" ii. Statement from property owner An a~~~~licant who is renting the property on which a home occu~~ation permit is requested shall obtain a written statcmcxit from the owner of the property. The owner will state that he/she has no objection to the home occupation on the properh~. iii. 1'erSOnS with demonstrated physical handicaps Persons with physical handicaps may be permitted special consideration. The applicant may request a waiver of a portion or all of one or more of the requirements for a home occupation. iv. Granting of exception It shall be the responsibility of the applicant to submit sufficient evidence to justify the granting of an exception to any of the requirements in Paragraph B. Conditions Applicable to Home Occupation Permits Validation A home occupation permit expires every December 31. Formatted: DocInfo Article 8 -Special Uses and General Regulations .................................................................................................... Schertz Unified Development Code ii. Renewal Permits shall be renewed annually. iii. Inspection The Director of Development Services or his/her designee is authorized to periodically enter the premises to ensure full compliance with these requirements. iv. Termination When a home occupation is found i^ noncompliance with the requirements outlined in Paragra~,h [3, the permit will be terminated immediately=. v. Renewal of terminated permits The procedure for rene~~al of a terminated permit shall be the same as required for the issuance of a new permit under this section. Sec. 21.8.5 Reserved Sec. 21.8.6 Telecommunications ;~ntcnnas A. Purpose The purpose of this section is to Curther an overall plan for the enhancement of public safety, consistent commuliity development, preservation of property values and the general wel fare of the City while providing for the communication needs of the residents and businesses in the City. Additional purposes of this section are to: 1. ensure that their location and use do not compromise the aesthetic quality of the community; 2. facilitate the provision of wireless telecommunication services to the residents and businesses of the City; 3. encourage operators of antenna facilities and antennas to locate them in areas where the adverse impact on the community is minimal; 4. encourage co-location on both new and existing antenna facilities; Formatted: DocInfo ~Snmeis;~ ,,.., 9 B C Article 8 -Special Uses and General Regulations Schertz Unified Development Code 5. encourage operators of antenna facilities and antennas to configure them in a way that minimizes the adverse visual impact through careful design, landscape screening, and innovative stealth techniques; and 6. enhance the ability of wireless telecommunication providers to provide services to the community effectively and efficiently. Applicability Except as specifically provided, all new Telecommunications Towers or Antennas in the City shall be subject to the regulations contained in this section. Preexisting Towers or Antennas lawfully in existence on the effective date of this UDC shall not be required to meet the requirements of this UDC, other than those contained in sections 21.8.6.C.9 and 21.8.6.C.11 below. General Regulations The following regulations apply to all antenna facilities and antennas located within any district: Telecommunications Antennas Subject to the second sentence of this paragraph, telecommunications antennas shall be placed on City towers or other City facilities designated from time to time by the City if the City determines that an appropriate City tower or other City facility is in the required signal area and that there is available antenna space on such City tower or other City facility. If the City makes such determinations but the applicant prefers to locate its telecommunications antenna(s) on another tower or facility, the applicant must provide an engineering study reasonably acceptable to the City Manager or his/her designee that the City-designated location is not in the appropriate signal location or that there is insufficient antenna space at the City-designated location The City Manager may, in his/her sole discretion, waive the requirements of this section, and this section shall not prohibit an applicant from placing its telecommunications antenna(s) on its own commercial facilities or offices in the City. Telecommunications antenna(s) placed on the applicant's own commercial facilities or offices must be affixed to the building's exterior and may not extend more than six feet (6') above the top roof line of the building, unless the City Manager, in her/her sole discretion, authorizes a higher location. The applicant shall contact the City Manager or his/her designee regarding City leasing requirements. 2. Equipment Storage Building An Equipment Storage Building associated with an Antenna Facility or an Antenna shall be screened and landscaped as described in other sections of this UDC, or be incorporated into the stealth treatment so that it 1S Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code consistent and complementary with the existing structures and uses on the premises. All Equipment Storage Buildings must be constructed of a masonry material or enameled metal. Alternative materials may be permitted upon approval by the City Council and recommendation by the Planning and Zoning Commission. The base of all tower facilities must be screened with a masonry wall that will completely screen the Equipment Storage Building. 3. Driveway Surfaces All Telecommunication Tower Facilities must have an access drive that is constructed of asphalt or concrete. At least one (1) off-street parking space must be provided at each telecommunication tower facility. 4. Lights No outdoor lighting shall be allowed on any Antenna Facility except lights or lighting that is required by the Federal Aviation Administration (FAA) or the Federal Communications Commission (FCC). 5. Antenna Facility Capacih All new Antenna Facilities must be sUucturaily designed to allow for at least two (2) carriers. 6. Tower Types Only monolx~le, alternative mounting structures or stealth towers are pernuUed i^ the City. 7. Prohibited in Fas~ments Antenna fac i 1 i t i es shall not be placed in easements unless authorized by the easement holder. 8. ConsUuctionStandards .1 bu i Lding permit must be obtained prior to the construction, installation, modification or material alteration of any Antenna Facility. 9. Building Codes, Zoning and Safety Standards To ensure the structural integrity of Antenna Facilities, the owner of an Antenna Facility must ensure that it is maintained in compliance with all provisions of the City's building code and zoning regulations. If, upon inspection by the City Engineer or his designee, the City concludes that an Antenna Facility fails to comply with such codes and regulations and/or constitutes a danger to persons or property, then upon written notice to the Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code owner of the Antenna Facility, the owner shall have thirty (30) days to bring such tower into compliance with applicable standards. Failure to bring such tower into compliance shall constitute grounds for the removal of the Antenna Facility by the owner and at the owner's expense. This notice requirement shall not preclude immediate action by the Director of Development Services or his/her designee as allowed by law if public safety requires such action. 10. Contained on Property No part of an Antenna Facility, antennas, or other attaclnnent may extend beyond the property lines or required bu i Id i ng I i ncs of the lot on which the antenna or Antenna Facility is located. 11. State or Federal Requirements All Antenna Facilities must meet or exceed current. standards and regulations of the FAA, the FCC, and any other agency of the state or federal government with the authority to regulate to~~rrs and antennas. If such standards and regulations are changed, and if~ lh~ controlling state or federal agency mandates com~,liancc, then the o~~ners of the towers and antennas governed by this section shall bring such towers and antennas into compliance with such rc~iscd standards and regulations within six (6) months of the efCecti~e date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agenc~~. A copy of an approval letter from any state or federal controlling agency shall be provided with every application for a telccummunications to~~~cr. 12. Variance Requirement A variance granted by the BOA, pursuant to section 21.4.12 of this UDC, is required for an Antenna or Antenna Facility which will not comply with the requircmeuts of this section unless otherwise specified herein. D. Amateur Radio ,antenna and TV Antennas Amateur Radio Antenna and TV Antennas are allowed as accessory uses in the R- 1, R-~, R-3, R-4, GH, R-6, R-7, R-A, MHS, MHP, or any residentially zoned PDD. Amateur Radio Antennas and TV Antennas must comply with the following regulations: Antenna Location Amateur Radio Antennas and TV Antennas can only be located on a roof or in the back yard of a residence. Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code Number of Facilities Per Lot No more than one (1) TV Antenna and one (1) Amateur Radio Antenna are permitted on each lot. Amateur Radio Antennas are only permitted for operators that have an amateur radio operator license from the FCC and the operator must provide the City proof of a current FCC license before an Amateur Radio Antenna is installed or maintained on a lot. Height Limitations An Amateur Radio Antenna or TV Antenna can not extend more than eight feet (8') above the maximum height limitation applicable for the zoning district. 4. Setbacks Amateur Radio Antennas or TV Antennas are not permitted within any required setback area. E. Satellite Receive Only Antennas, Less Than One (1) Meter in Diameter Satellite dish receiving antennas, one (1) meter or less in diameter shall be permitted as an accessory use in the R-1, R-2, R-3, R-4, GH, R-6, R-7, R-A, MHS, MHP, or any residentially zoned PDD. Satellite Receive Only Antenna must comply with the following regulations: 1. Antenna Location Satellite Receive Only Antenna less than one (1) meter in diameter can only be located on a roof or in the back yard of a residence. 2. Number of Facilities Per Lot No more than one (1) Satellite Receive Only Antenna less than one (1) meter in diameter is permitted on each lot. 3. Height Limitations A Satellite Receive Only Antenna less than one (1) meter in diameter can not extend more than eight (8) feet above the maximum height limitation applicable for the zoning district. 4. Setbacks Satellite Receive Only Antennas less than one (1) meter in diameter are not permitted within any required setback area. Formatted: DocInfo Article 8 -Special Uses and General Regulations .................................................................................................... Schertz Unified Development Code F Satellite Antennas Greater Than One Meter in Diameter A Satellite Antenna greater than one (1) meter in diameter is permitted as an accessory use under the following conditions: 1. Nonresidential Zoning Districts Satellite Antennas greater than one (1) meter in diameter is an accessory use permitted by right in nonresidential zoning districts. 2. Residential Zoning Districts Satellite Antennas greater that one (I 1 meter in diameter are only allowed in residential zoning districts upon the a~~~xo~al of an SUP granted by the BOA. 3. Height Satellite Antennas greater than nn~ (I > meter in diamefir shall not exceed ten feet in height above the base of (belt mount. 4. Location Satellite Antennas ~~rcatet than one (I > miter in diameter can not be erected in any required setback or in the front of residential structures. 5. Screening Satellite :Antennas greater than one (1) meter in diameter that are mounted on the round ,hall be screened from view from adjoining properties by solid fencing or e ~~ergr~ rn plants to a height of a least six feet (6'). G Placement of Antenna Facilities This section does not apply to amateur radio, TV, and satellite receive-only antennas. For the purpose of determining the appropriate locations for the placement of antenna facilities, the City is divided into land use threshold areas that esL<iblish different regulations pertaining to height, location, and type of Antenna Facility. These land use thresholds are defined as follows: 1. Full Commercial ("FC") Property within the OP, NS, GB, GB-2, M-1, M-2, or non-residential Planned Development zoning districts. 2. Undeveloped Residential ("UR") Property within R-1, R-2, R-3, R-4, GH, R-6, R-7, R-A, MHS, MHP or any residentially zoned PDD, that: Formatted: Docmfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code a. is not a part of a recorded subdivision; or b. is a part of a recorded subdivision but has not had a building permit issued for a residential structure and is not located within the calculated limits of the Developed Residential ("DR") threshold. Wireless Corridors ("WC") Property within, and 150 feet either side of, the right-of-way of a freeway or a principal arterial roadway, as indicated on t11e Master Thoroughfare Plan. 4. Developed Residential ("DR") Property within the R-1, R-2, R-3, R--l, G[ I, R-~~, R-7, R-n, tiI [ I S, MHP, or any residentially zoned PDD, which: a. Is a recorded subdivision that has had at least one building permit for a residential stntcture: or b. Is within 600 feet of areas described in ~~aragraph 4.a. H. Antenna Facility Impact Lei cls For the purpose of determining appropriate locations for Antenna Facilities, the City recogni~cs diCCering lc~cls of impact for antenna facilities depending upon physical location, aesthetics, and land use compatibility. These Antenna Facility imhacL levels arc described as [~ollo~~s: Monopole A monopole tower requires an SUP. The antenna equipment may not extend more than five feet (5') above the highest point on the monopole. 2. Level -l Stealth Facility The antenna on a Leve14 Stealth facility is located on an existing structure (other than a telecommunications tower) including, but not limited to, a building, water tower, utility tower, steeple, or light pole. The antenna is neither screened nor hidden. For the purpose of this level, a pole or tower may be reconstructed to structurally hold the antenna but the height of the structure can not be increased. Leve13 Stealth Facility The antenna on a Level 3 stealth facility is located on an existing structure (other than a telecommunications tower) including, but not limited to, a Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code building, water tower, utility tower, steeple, or light pole. The antenna shall be aesthetically painted, constructed, or applied with material so that it is incorporated into the pattern, style, and material of the structure to effectively render the antenna unnoticeable. Anew structure may be constructed to hold or house the antenna or equipment; however, the structure must be consistent with the overall architectural features of the primary buildings 4. Leve12 Stealth Facility The antenna on a Leve12 stealth facility is attached to the structure in such a manner that if it is seen it appears unrecognizable as an antenna, and the structure in which or on which the antenna is attached is an integral part of an overall development. Level 1 Stealth Facility The antenna on a Level 1 stealth facility is attached to the structure in such a manner that the antenna is completely unseen and the structure in which or on which the antenna is attached is an integral part of an overall development. Antenna Facility Siting Matrix Antenna facilities shall be located in accordance with the following siting matrix. This matrix provides for areas where antenna facilities may be located as permitted uses, areas where they may be located with an SUP, and areas where they are prohibited. Formatted: DocInfo Article 8 -Special Uses and General Regulations .................................................................................................... Schertz Unified Development Code Permitted Use Monopole over 120 ft. Monopole up to 120 ft. Level 4 Stealth Facility Level 3 Stealth Facility Level 2 Stealth Facility Level 1 Stealth Facility J. SUP Requires Prohibited an SUP ~~'hen au SUP is rcquircd by this section for the location of an Antenna Facility or au antenna, the ahhlicant must submit an application in accordance with the procedure established in this UDC. SUPS to this section are granted by the City Council, upon recommendation of the Planning and Zoning Commission in accordance with sect ion. 21.5.11 of this UDC. I. Application In order to properly evaluate an application to locate an Antenna Facility or an antenna that requires an SUP, the applicant must provide the following information: a. an SUP application and appropriate application fee; b. a narrative detailing the proposed Antenna Facility. The narrative must indicate the following: i. whether the proposed structure is a co-location, a new monopole tower or a new alternate mounting structure; ii. the height of the proposed tower; Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code iii. why the Antenna Facility is necessary at the proposed location; iv. the name(s) of the telecommunications providers or other users of the antenna or tower and describe the use to be made by each user; v. whether the applicant has made an effort to co-locate the facilities proposed for this Antenna Facility on existing antenna facilities in the same general area, identifying the location of these existin~~ sites, and describe in detail these efforts and explain in detail ~~hv these existing sites were not feasible; vi. all studies or tests perlurmcd ~~hich d~mUnSlrat~ ~vhy the existing sites will notpro~idc sufficient signal coy-gage; vii. written documentation from ezistin~~ sites' owners and/or operators which confirm the statements }provided; viii. whether the existing sites allo~~ ~~romote co-location and, if not, describe ~~hy noL ix. whether co-location will be allowed to other teleconmunications prodders at the requested site. If they arc not allowed, state very reason and the basis of each mason: and x. al I stag or federal agency approval letters. c. Pro~idc a Site Ylan of the proposed Antenna Facility at a scale of 1" = 3O'. The Site Plan should be on a single 24" X 36" sheet and inchi d i. a survey and legal description of the proposed Antenna Facility; ii. a detail on how access to the site is to be achieved; iii. a plan view layout of the proposed Antenna Facility clearly showing: (a) the location of the facility; (b) all equipment and structures in the proposed Antenna Facility; (c) the required off street parking space; Formatted: DocInfo Article 8 -Special Uses and General Regulations .................................................................................................... Schertz Unified Development Code (d) distances to property lines; (e) required setbacks; (f) adjacent land uses and zoning designations; (g) existing structures on the site; (h) required landscaping or screening of the base of the tower; 2. (i) all recorded and proposed easements; and (j) natural features, such as water courses and trees. d. Elevation drawings showing: i. the design and height of the proposed Antenna Facility; ii. detailed drawings of all structures and equipment; and iii. screening requirements. e. If the requested location is in a residential district the applicant must provide evidence that they have made an effort to locate the facility in a nonresidential district, identify the location of these nonresidential district sites, describe in detail these efforts, and explain in detail why these nonresidential sites were not feasible. Attach all studies or tests performed which demonstrate why the nonresidential sites will not provide sufficient signal coverage. £ The applicant must provide a map showing the proposed provider's current coverage area for the City. The map must show the roadway network and be labeled. The applicant must also provide propagation analysis showing the areas the proposed provider's existing antenna currently covers, the areas the applicant's existing sites and the requested site would cover. The propagation analysis must be labeled and have a legend. g. The applicant must describe the applicant's master antenna facilities plan for the City. Attach maps and other related documentation. Provide information indicating each phase of the plan. Consideration of Application In considering whether to grant an SUP, the City Council and Planning and Zoning Commission shall consider the following: Formatted: DocInfo Article 8 -Special Uses and General Regulations .................................................................................................... Schertz Unified Development Code a. the appropriateness of the location and design of the Antenna Facility; b. the potential for interference with the enjoyment of the use surrounding properties; c. aesthetics; d. impact, including but not limited to, the surrounding topography, surrounding tree coverage and foliage; e. proposed buffering; f. the design of the Antenna Facility, ~~ith particular refc~enee to design characteristics that have the ef~f~ect of redwing or eliminating visual obtrusiveness: g. the proposed height of the ,Antenna Facility relative to surrounding structures; h. the zoning district and the adjoining Toning cGstricts of the property for which theSUT' is sou~~ht: the compliance ~~ilh the Citv's regulations; and j. the mailability of suitably alternative sites. Suitable alternative site(s) shall mean a location or locations that would provide the same or bettyr signal coverage than the proposed site for which an SUP is requested. The applicant shall provide documentation supporting his/her contention that alternative site(s) are not suitable and'or mailable. 3. Procedures I~or Consideration of an SUP The procedures for consideration of an application for an SUP requested under this section shall be in accordance with section 21.5.11 of this UDC. K. Written Report Denial of an application for an SUP under this section must be documented in writing in accordance with the requirements of the Telecommunications Act of 1996 as amended. Sec. 21.8.7 Temporary Structures A. A temporary structure may not be brought on-site until a building permit for the construction or refurbishing of the permanent structure has been issued by the Formatted: DocInfo Article 8 -Special Uses and General Regulations Schertz Unified Development Code Director of Development Services or his/her designee. All temporary manufactured structures shall be required to comply with the following. 1. Time Limit Permits issued for temporary manufactured structures shall be valid for two (2) years or when the permanent structure is completed and occupied, whichever is sooner. Any further extension shall require City Council approval. 2. Dimensions Minimum dimensional requirements fur temporary uses or structures shall be those established in the district in ~~ hich the temparary use or structure is located. 3. Parking Minimum parking requirements fix temporary manufactured structures shall be the number according to the proposed use for the building. 4. Temporary trailers located in non-residential districts are prohibited in designated parking space,. B. Temporary Construction [3uildings: Temporary building and material storage areas to be used for construction purposes may be permitted for a specified period of time in accordance ~~ith a permit issued by the Director of Development Services or his/her designee for cause shown. Upon completion or abandonment of construction or expiration of pcrnut, such field offices and buildings shall be removed at the direction of the Director of Development Services or his/her designee. C. Temporary portable storage facilities/containers are permitted in residential districts not to exceed sixty (60) days per calendar year. Such storage facilities/containers located in the front yard of residentially zoned property shall be placed on a permanent surface of concrete such as the driveway. Sec. 21.8.8 Decks -Attached to Principal Building A. Decks constructed of wood or composite (faux) wood and that are uncovered and open to the sky may extend into the rear yard with a minimum setback from the property line of ten feet (10') and shall comply with the minimum side yard setback established by the zoning district. Decks shall not encroach an easement. Decks that are covered shall be attached to the principal structure and shall comply with the rear and side yard setbacks established by the zoning districts. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 21 Article 8 -Special Uses and General Regulations Schertz Unified Development Code Sec. 21.8.9 Outdoor Disnlav and A. Outdoor display and temporary outdoor storage shall be allowed in Non- residential Districts in accordance with this section. Any merchandise, material or equipment situated outdoors in Non-residential Districts shall be subject to the requirements of this section. For the purpose of this section, outdoor storage and display shall be classified into two (2) categories enumerated as shown below. Category OP NS GB and GB-2, M-1 PUB and M-2 Outdoor Display and Temporary Outdoor P P P Stora e General Outdoor Stora e - - - P (P) =Use is permitted in district indicated (-) =Use is prohibited in district indicated B. Categories of outdoor storage and display Outdoor Display and Temporary Outdoor Storage Outdoor display and temporary outdoor storage are displays of items actively for sale or lease that are lightweight and that individually can be easily moved without a mechanical lifting device. a. Outdoor display and temporary outdoor storage of goods in individual packaging and not in storage containers which are associated with the primary business on the site may be allowed adjacent to a front principal building wall and may not extend into the public right-of-way. Such storage shall not be permitted to block windows, entrances or exits, and shall not impair the ability of pedestrians to use the building. b. Areas intended for outdoor display must be paved and painted to distinguish them from required off-street parking areas. No outdoor displays shall be allowed in off-street parking areas or fire lanes. General Outdoor Storage a. General outdoor storage consists of all remaining forms of outdoor storage not classified as outdoor display including items of a large size, mass or volume and that are not easily moved or carried such as used tires, railroad ties, discarded inventory, storage pallets, shipping containers, temporary portable storage facilities/containers and semi trailers not attached to a truck. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 22 Article 8 -Special Uses and General Regulations .................................................................................................... Schertz Unified Development Code b. General outdoor storage is prohibited within the public right-of- way or fire lane. c. General outdoor storage shall not be allowed in off-street parking spaces. d. General outdoor storage items shall not exceed a maximum of twenty feet (20') in height. e. General outdoor storage items shall he completely enclosed or shall be moved to the rear of the structure, but in no event shall general outdoor storage items be risible from public right-of--way. 3. Outdoor Display and Storage Requirements a. All outdoor display and storage areas must be clearly sho~~n on the Site Plan submitted for the property . b. Unless specifically authorised else~~here in the Ciry's ordinances, all outdoor display and storage areas shall be located outside the public right-of-way . 4. Exceptions a. Vehiclrs for sale as part of a properly permitted vehicle sales use (inchxlin~a boats and manufactured housing) shall not be considered merchandise, material or equipment subject to the resU~iclions of This section. b. Such vehicles must. be located and displayed on a paved vehicle use area and clkarly indicated on the Site Plan. a Flea markets, open air markets, farmer's markets with a permanent Ce~~tificate of Occupancy for such use are not subject to the resU fictions of this section. C. Effecti~r Dates 1. Temporary Limited Non-Conforming Use Outdoor displays or outdoor storage (temporary or general) described in subsection 21.8.9.B located on a site on April 30, 2010; in compliance with the provisions of this UDC as in effect on April 12, 2010; and in good working order and actively being used for its intended display or storage purpose on April 30, 2010 may remain in the same location on such site, notwithstanding the provisions of subsection 21.8.9.B until the earliest to occur of the following: Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 23 Article 8 -Special Uses and General Regulations Schertz Unified Development Code a. the removal of such display or storage from its precise location on Apri130, 2010; or b. the failure of the property owner or lessee or the owner of such display or storage to operate or use such display or storage in the manner intended and in effect on April 30, 2010 for a period of three (3) consecutive business days; or c. the reduction in height of any such display or storage that would be governed by subsection 21.8.9.B.2.d to less than twenty feet (20'); or d. the destruction or damage of such dis~,lay or storage to the extent of 25% or more of its area or value: or e. December 31, 2013. During such period, the property o«°ner or ~eSSee or the owner of such display or storage may perform minor re~~air or maintenance of such display or storage and may re~~lace anv unit of such display offered for sale or lease that is sold or leased ~~ith a like unit offered for sale or lease but shall not substitute other tv~~es of items for sale or lease in such display, and shall not replace, enlarge or substitute storage facilities or storage areas that do not comply ~~ith subsection 21.8.9.B. In all events, none of such displays or storage shall be in a condition of disrepair or non- operation. 2. Other Outdoor Displays or Outdoor Storage Outdoor displays and outdoor storage not described in subsection 21.8.9.C.1 shall be in compliance with the provisions of subsection 21.8.9.B on and after May 1, 2010. Outdoor displays and outdoor storage described in subsection 21.8.9.C.1 shall be discontinued within thirty (30) days after the earliest to occur of the condition described in subsection 21.8.9.C.1.a - e. End of Article 8 Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 24 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Article 9 Site Design Standards Sec. 21.9.1 General Design Standards A. Conformity with Comprehensive Land Plan All subdivisions shall conform to the Comprehensive Land Plan for orderly and unified development of streets, utilities, neighborhood design, and public land and facilities, as well as other provisions of this UDC and other applicable ordinances, codes and regulations. Standards and design criteria contained herein and in the Public Works Specifications Manual represent minimum values considered necessary for the health, safety and welfare of the community. The design engineer and developer are required to meet or exceed the requirements of these standards by providing a more conservative design criteria. However, they shall not permit their design to fall below the standards of this UDC. Where there is a conflict between the regulations contained within this Article and regulations or standards contained within any other ordinance, code or regulation of the City, the more restrictive regulation shall apply. Approval of plans and specifications by the City shall not be construed as relieving the design engineer/developer of responsibility for compliance with this UDC, nor with any other local, county or state authority having jurisdiction. B. Achieving Desirable Neighborhood Development Residential subdivisions shall be designed to take advantage of the principles and general designs for neighborhood development as established by the Comprehensive Land Plan and the Planning and Zoning Commission in order to achieve the most advantageous development of the entire neighborhood unit in which the subdivision is located. C. Provision for Future Subdivision All subdivisions shall be so arranged as to allow logical further subdivision and opening of future streets and shall coordinate with adjoining existing and/or future subdivisions. D. Standards for Site Improvements All streets, alleys, sidewalks, utility installations and other site improvements required to be installed by the subdivider under the provisions of these regulations shall conform to the requirements of this Article and to the Public Works Specifications Manual or other approved agencies responsible for design, construction methods and standards, payments, refunds, credits and other financial arrangements. Formatted: DocInfo Article 9 -Site Design Standards ..................................................................................................................................................................................................................................................................... Schertz Unified Development Code Sec. 21.9.2 Blocks A. The length, width and shape of blocks will be determined with due regard to: 1. provisions of adequate building sites suitable to the special needs of the type of use contemplated (note that the Planning and Zoning Commission may require that the block and lot size bear reasonable relation to the planned use of the land); 2. zoning requirements as to lot sizes and dimensions; and 3. need for convenient access, circulation, conUol and safety of street traffic. B. In general, intersecting streets shall be used to delermine U~c block lengths and widths, and shall be provided at such intervals as to sere cross traffic ad~'quately, and to meet existing streets or customary subdivision ~~ractices. C. A waiver to the standards of this section may be allo~~~ed in cased where physical barriers, property ownership or adjacent existing subdi~~isions create conditions where it is appropriate. The length may be increased or decreased to meet the existing conditions having due regard for connecting sUeets, circulation of traffic and public safety. D. In general, block lengths alon~s nunor or s~cc» ~d~uy streets shall not exceed 1,400 feet or be less than 50O feel, and along major streets shall not exceed 1,800 feet or be less than 900 feet. Sec. 21.9.3 Lots A. Lot sizes and dimensions shall conform to the minimum requirements of the appropriate zoning district. ~ The lot area shall be computed including all casements. Changes i^ the required lot sizes and dimensions may only be allowed through rezoning or through the granting of a variance by the BOA. No lot shall be a~~~~roved which does not meet the minimum requirements of the appropriate zunin~~ district. B. In residential subdivisions not served by public sewer, the Planning and Zoning Commission shall require the developer to cause a percolation test to be made. In no case will the lot size in such subdivision be less than one-half acre (21,780 square feet). This is the responsibility of the County Health Inspector. C. Depth and width of properties laid out for commercial or industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated. D. Corner lots shall have sufficient width to permit the required building setback and proper orientation to both streets. Lots abutting crosswalks shall be treated as corner lots. Formatted: DocInfo Article 9 -Site Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code E. Where a residential lot backs up to a railroad right-of--way, high pressure gas line, industrial area or any other land use which may have a dangerous effect on residential property, and where no marginal access street or other street is provided at the rear of such lot, an additional depth of twenty-five feet (25') shall be required. Where a lot sides to any of the above, an additional width of fifteen feet (15') shall be required. A planting screen or non-access easement of at least ten feet (10') shall be provided along the line of lots abutting a railroad right-of- way, high pressure gas line, industrial area or any other land use which may have a dangerous effect on residential property. F. Residential lots located on a col-de-sac shall h~ at bast Ilft_v f~~t (50') wide at the building line. G. Residential lots shall be oriented to take ad~anta ~r of to~~ography; the best relationship to the overall design of the neighborhood: and to minimii~ tlic. effects of any surrounding depreciating land uses. H. There shall be no residential lots facing directly upon a major sU ~~t. I. All side lines of lots shall be perpendicular to straight strr~l lines and radial to curved street lines except where a waiver to this rule wil l provide a better street and lot layout. J. Every lot shall be provided with adequate access to a public street, either by direct frontage on such street, or by public access easement approved by the Planning and Zoning Commission. Rear and/or side driveway access to major streets shall be prohibited. K. Minimum front and side building setback lines at streets and crosswalks shall be shown on all plats and shall conform to the restrictions, if any, imposed on the subdivision by the subdivider, but in no event shall such setback lines be less than those required by the applicable zoning district. The front line setback shall be measured from the point where the public right-of-way ends to the front face to the building, covered porch, covered terrace or attached accessory building. Sec. 21.9.4 Monuments and Lot Markers A. Permanent Survey Reference Monuments Concrete monuments shall be placed at all block corners, angle points, points of curve, and all corners of boundary lines of the subdivision. A monument shall be made of an iron stake one-half inch (1/2") in diameter and twenty-four inches (24") long centered in concrete a minimum of six inches (6") in diameter and twelve inches (12") long. The iron stake should be left one-half inch (1/2") above the concrete with a surveyors' aluminum or plastic cap, stamped with the surveyors' registered number or firm. Monuments shall be identified on the plat with elevation and the elevation shall be stamped on top of the monument. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code B. Other Markers All other survey markers, such as lot corners, shall have an iron stake one-half inch (1/2") in diameter and twenty-four inches (24") long and shall be placed flush with the ground, or below ground, if necessary, in order to avoid being disturbed. C. Benchmarks A minimum of two (2) benchmarks shall be established in each subdivision. Benchmarks shall be established on iron rods embedded in concrete monuments six inches (6") in diameter and set in the ground to a depth of three feet (3') and set to U.S. National Geodetic Survey datum. Using tops of manholes as a benchmark is not acceptable. D. Monument Placement and Verification Monuments and lot markers shall be set immediately after completion of utility installations and street construction. Prior to acceptance of subdivision improvements by the Ciry, the developer's surveyor or engineer shall certify that all monuments, benchmarks and markers are in place and correctly positioned. Sec. 21.9.5 Exterior Construction and Design Standards A. Intent It is the intent of these design criteria to provide guidelines for new construction in order to provide an aesthetically pleasing appearance as well as ensure sound construction quality. B. Applicability The provisions of this section are deemed to be minimum standards and shall be applicable to all new buildings within the corporate limits of the City. C. Multifamily and Nonresidential Exterior Material Requirements At least thirty percent (30%) of the front fagade shall provide, on the ground level floor, windows and doors that allow for visibility into the commercial building or store. Industrial buildings located within the M-1 and M-2 zoning districts may have fifteen percent (15%) of the front facade as windows and doors. All structures shall have a front fagade constructed of a minimum of one- hundred percent (100%) masonry, excluding doors and windows. All other fagades shall be constructed of a minimum of seventy-five percent (75%) masonry, excluding doors and windows. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Masonry material shall be defined as that form of exterior construction material consisting of brick, stone, stucco, cemetatious fiberboard, split face concrete masonry units, concrete with an aggregate finish and faux stone or brick. D. Multifamily and Nonresidential Facade Articulation The structure shall include articulation in the walls and roof design. Single, uninterrupted surface planes shall be prohibited. The roof of the structure may be a flat roof construction, but shall provide a variation of the raofline, which may include a pitched roof for architectural relief. Horizontal Articulation No building wall shall extend for a distance equal to hvo (~) tr`mes the wall's height without having an offset of fifteen ~,ercent (15°~~,) of the wall's height, and that new plane shall extend fix a distance. equal to at least twenty-five percent (25%) of the maximum I ength of the first plane. Vertical Articulation No horizontal wall shall extend for a distance eater than two (2) times the height of the «°all ~~ithout changing hci~aht by a minimum of fifteen percent (15%) of the ~ti~all's height. Facade Articulations Facade articulations shall provide for vertical and horizontal screening of air cunditioning units and all mechanical equipment located on roof tops. Residential Exterior Material Requirements Fvr all new residential buildings excluding multifamily structures, the total exterior surface area of the structure, excluding doors, windows, and roofs shall be conshucted of a minimum eighty percent (80%) masonry. Sec. 21.9.6 Reser~cd Sec. 21.9.7 A. Purpose The purpose of this section is to establish landscaping requirements to enhance the community's ecological, environmental, and beautification efforts as well as its aesthetic qualities. It is the intent of this section to reduce the negative effects of glare, noise, erosion, and sedimentation caused by expanses of impervious and un-vegetated surfaces within the urban environment. It is the intent of this section Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code to preserve and improve the natural and urban environment by recognizing that the use of landscaping elements can contribute to the processes of air purification, oxygen, regeneration, groundwater recharge, noise abatement, glare and heat, provision of habitats for wildlife, and enhance the overall beauty of the City. B. Enforcement If at any time after the issuance of a Certificate of Occupancy, the approved landscaping is found to be in nonconformance with standards and criteria of this section, notice by the City may be issued to the owner, citing the violation and describing what action is required to comply with this section. The owner, tenant or agent shall have forty-five (45) days after the date of ,aid notice to restore landscaping as required. The City may extend the time of compliance based on weather conditions. If the landscaping is not restored within the allotted time, such person shall be in violation of this UDC. C. Installation and Maintenance Prior to issuance of a Certificate of Occupancy for any building or structure, all screening and landscaping shall be in place in accordance with the landscape plan approved as part of the site plan which shall include sod in full front and rear yards, except for landscape beds and gardens. On property containing a minimum of one-half (1/2) acre or greater, sod in front and rear yards shall be planted adjacent to the slab for a distance of fifty feet (50') and for a distance of twenty feet (20') in side yards. 2. The property owner shall be responsible for the maintenance of all landscape areas. The areas shall be maintained so as to present a healthy, neat and orderly appearance at all times. 3. Should any of the plant material used in any landscaping required under this section die, the owner of the property shall have ninety (90) days after notification from the City to obtain and install suitable replacement plant material. Synthetic or artificial lawn or plant material shall not be used to satisfy the requirements of this UDC. 4. In any case in which a Certificate of Occupancy is sought at a season of the year in which the City determines that it would be impractical to plant trees, shrubs or grass, or to lay turf, a Certificate of Occupancy may be issued notwithstanding the fact that the landscaping required by the Landscape Plan has not been completed provided the applicant posts fiscal surety in a form acceptable to the City in the amount of the estimated cost of such landscaping. Such surety shall be conditioned upon the installation of all landscaping required by the Landscape Plan within six (6) months of the date of the application and shall give the City the right to Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code draw upon the surety to complete the said landscaping if the applicant fails to do so. 5. Landscaped areas shall be kept free of trash, litter, weeds, and other material or plants not a part of the landscaping. 6. All plant material shall be maintained in a healthy and growing condition as is appropriate for the season of the year. 7. All landscape materials shall be installed according to American Nursery and Landscape Association (AN&LA) standards. 8. All landscaped areas shall be irrigated with an approved automatic underground irrigation system unless the landscaped area has been designed utilizing xeriscaping methods. All irrigation systems shall be designed and sealed in accordance with the Texas Commission on Environmental Quality (TCE~ and shall be professionally installed. No irrigation shall be required for undisturbed natural areas or undisturbed existing trees. Vegetation other than approved grasses or ground cover under six inches (6") in height is prohibited in any City right-of-way unless specifically authorized in writing by the Director of Development Services or his/her designee, after consultation with the Director of Public Works or his/her designee. D. General Landscaping Requirements 1. Trees planted shall be a minimum of two and one-half inches (2.5") caliper measured at four feet (4') above ground level at the time of planting. 2. All trees planted to meet the minimum landscaping, mitigation or preservations requirements of this section shall be planted so as to provide for no impervious material within the drip line of the tree. For the purposes of determining the drip line to meet the requirements of this section, the drip line radius shall be measured as being ten (10) times the caliper of the tree. For example, a six inch (6") tree will have a sixty inch (60") or five foot (5') radius or a ten foot (10') diameter. Tree wells or tree grates may be utilized to meet the requirements of this section. The City may, at its option, require certification by a registered Arborist that adequate space has been provided for pervious cover beneath the drip line of a tree. Shrubs, vines and ground cover planted pursuant to this section should be good, healthy nursery stock. Shrubs shall be a minimum of one-gallon container size at the time of planting. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code 4. Grass areas are encouraged to be planted in species normally grown as permanent lawns in the City, including Bermuda, Buffalo Grass, Zoysia, or other drought-tolerant grass. Grass areas may be sodded, plugged, sprigged or seeded, except in swales or other areas subject to erosion which shall require installation of solid sod. 5. New landscaped areas shall be prepared so as to achieve a soil depth of at least six inches (6"). 6. The use of architectural planters in nonresidential districts may be permitted in fulfillment of landscape raluircments subject to approval of the Planning and Zoning Commission at the time oC Site Plan approval. 7. Developers and homebuilders are cncoura~~cd to use xeriscape plant materials on model homes to promote use of eater-~~ise landsca~~iig. 8. Landscape planting shall not be erected or installed in such a manner as to interfere with traffic view or impose a safety haiard. 9. Not less than forty percent (-lO°~>) of the total required landscaping shall be located in the designated Gont yard. E. Landscape Installation Required A minimum of t~~enty percent (?O"~~) of the total land area of any proposed multifamily or nonresidential development shall be landscaped and shall be com~,rised of trees, shrubs, sod or other ground cover. In the e~rnt of the construction of a phased development, the minimum twenty percent (?0° 6> requirement shall apply to each phase as it is developed. All properties shall provide shade trees at a ratio of nine (9) trees per acre (43,560 square Feet) of gross lot area. Industrial property shall provide shade trees at a ratio of nine (9) trees per acre, calculated at sixty percent (60%) of the gross lot area or by exclusion of the main enclosure structure ~~round floor area from the gross lot area, whichever is less. Existing trees may be counted toward meeting the requirements of this section. a. Every single family residential lot shall provide a minimum of three (3) shade trees which shall include a minimum of one (1) tree in the front yard and one (1) tree in the rear yard. b. Any property that is unable to satisfy the tree requirements of this section shall be required to pay tree mitigation fees in accordance with section 21.9.9 of this UDC. The use of native and adapted, drought tolerant plants is encouraged to meet the requirements of this section. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code 4. Artificial plants or turf shall not be counted towards meeting the requirements of this section. F. Landscape Plan Required A landscape plan shall be submitted to the City for approval. The landscape plan may be submitted as a part of the site plan. The landscape plan shall contain the following information: 1. location of all existing trees with indication as to those to be preserved; 2. location of all plants and landscaping material to be used including paving, benches, screens, fountains, statues, or other landscaping features; 3. species of all plant material to be used; 4. size of all plant material to be used; 5. spacing of plant material where appropriate; 6. type of watering system and location of watering source, irrigation, sprinkler, or water system, including placement of water sources; 7. description of maintenance provisions of the landscaping plan; and 8. persons responsible for the preparation of the landscape plan. G. Nonresidential and Multifamily Landscape Buffer Requirements In addition to any screening requirements of section 21.9.8, a nonresidential or multifamily use adjacent to a residential use or residentially zoned property shall provide a minimum twenty foot (20') landscape buffer adjacent to the property line of the residential use or residentially zoned property. A minimum of one (1) shade tree shall be planted for each thirty linear feet (30') of landscape buffer. A minimum of ten (10) shrubs shall be planted for each fifty linear feet (50') of landscape buffer. All other areas within the landscape buffer shall be covered with grass or another solid vegetative cover approved at the time of Site Plan approval. H. Parking Area Landscaping Parking lots, vehicular use areas and parked vehicles are to be effectively screened from the public view and adjacent property. Both the interior and perimeter of such areas shall be landscaped in accordance with the following criteria. Areas used for parking or vehicle storage that are under, on or within buildings are exempt from these standards. Formatted: DocInfo ~Snmeis;~ ,,.., 9 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Interior Landscaping A minimum of ten percent (10%) of the gross parking areas shall be devoted to living landscaping which includes grass, ground covers, plants, shrubs and trees. Gross parking area is to be measured from the edge of the parking and/or driveway and sidewalks. The following additional criteria shall apply to the interior of parking lots. a. Interior landscape areas shall be protected from vehicular encroachment of overhang through appropriate wheel stops or curbs. b. There shall be a minimum of one (1) shade tree planted for each 400 square feet or fraction thereof of required interior landscape area. c. Interior areas of parking lots shall contain planting islands located so as to best relieve the expanse of paving. Planter islands must be located no further apart than every twelve (12) parking spaces and at the terminus of all rows of parking. Such islands shall be a minimum of 200 square feet or ten feet (10') by twenty feet (20') in size. d. Planter islands shall contain a combination of trees, shrubs, lawn, ground cover and other appropriate materials provided such landscaping does not cause visual interference within the parking area. Perimeter Landscaping All parking lots and vehicular use areas shall be screened from all abutting properties with a wall, fence, hedge, berm or other durable landscape barrier. All parking lots and vehicular use areas shall be screened from all abutting public rights-of--way with a wall, berm or combination of hedge and berm. Any living barrier shall be established in a minimum five foot (5') planting strip. Plants and materials used in living barriers shall be at least thirty inches (30") high at the time of planting and shall be of a type and species that will attain a minimum height of three feet (3') one (1) year after planting. Any landscape barrier not containing live plants or trees shall be a minimum of three feet (3') high at time of installation. Perimeter landscaping shall be designed to screen off-street parking lots and other vehicular use areas from public rights-of-way and adjacent residential properties. a. Whenever an off-street parking or vehicular use area abuts a public right-of-way, except a public alley, a perimeter landscape area of at least fifteen feet (15') in depth shall be maintained between the abutting right-of--way and the off-street parking or vehicular area. Formatted: DocInfo Article 9 -Site Design Standards Schertz Unified Development Code An appropriate landscape screen or barrier shall be installed in this area and the remaining area shall be landscaped with at least grass or other ground cover. Necessary access ways from the public right-of-way shall be permitted through all such landscaping. b. Whenever an off-street parking or vehicular use area abuts an adjacent residential property line, a perimeter landscape area of at least ten feet (10') in width shall be maintained between the edge of the parking area and the adjacent property line. Access ways between lots may be permitted through all perimeter landscape areas. Landscaping shall be dcsi~~n~d to visually screen the parking area. Whenever such propcrt~~ is ioncd or used for single family residential purposes, ~+ landuapc buCf~r shall include a masonry wall and hedge, or berm ~~hich shall be a minimum of three feet (3') in height and a Inax i m u m o f ~ i gh t f~ ct (S' > i n height. e. Perimeter landscape areas shall contain at Fast one (L) shade tree for each fifty linear feet (5O'>, or fraction thcr~of, of perimeter area. Approved Landscaping Plant List Approved Trees Common Name ~~ • Scientific Name American dm LTlmus Americana Anac ua Fhrctia anacua i~rizona c ress C'u ~ressus arizonica Bald c ress Taxodium distichum Bi tooth ma le Acer randidentatum F31ack walnut Ju lans ni ra [3 u r oak Quercus macrocar a Canbv's oak Quercus canb i Carolina bass~~ood Tilia caroliana Cedar rl m Ulmus crassifolia Chinka vt or Chin ua in oak Quercus muhlenber ii Chisos rcd, Graves Quercus avesii Durand oak Quercus durandii Fra rant ash Fraxinuscus idate Green ash Fraxinus Penns lvania Lace oak Quercus laucoides Little, Texas walnut Ju lans microca a Mexican live or Monterre oak Quercus of mor ha Mexicans camore Platanus mexicana Nuttall Oak Quercus nuttallii Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code • . . Common Name ~~ • - Scientific Name Pecan Ca a illinoensis Red oak Quercus texana Shin oak Quercus mohriana Southern live oak Quercus vir iniana Texas ash Fraxinus texansis Texas red oak Quercus buckle i (texana) Texas s camore Platanus occidentalis Vase oak Quercus un ens var.vase ana • i ~ ~ ~ • • Common Name Scientific Name Ale o ine Pinus hale ensis Anacacho orchid tree Bauhinia con esta Bradford Pear P rus calle ana California fan (exotic) Washin tonic filifera Carolina buckthorn Rhamnus caroliniana Condalia, brazil Condalia hookeri Cre e m tle, eta (exotic) Lagerstroemia indica, fauriei, and X's Desert willow Chilo sis linearis Dwarf Palmetto Sabel minor Eastern red cedar Juni eras vir iniana Escar ment live oak Quercus fusiformis Ever reen Sumac Rhus virens Flameleaf sumac Rhus lanceolate Goldenball leadtree Leaucaena refuse Lavender tree Vitex a nus-castus Mediterranean fan palm (exotic) Chamaero s humilius Mexican bucke e Un nadia s eciosa Mexican Palmetto, sable Sabel mexicana Mexican pinyon pine, Remote ine Pinus cembroides Mexican redbud Cercis reniformis Mountain laurel or mescal bean So hora secundiflora Possum-haw holl Ilex deciduas Rust blackhaw Viburnum rufldulum Texas Craba le Mollis texana Texas or Oklahoma redbud Cercis canadensis var. texensis Texas Palmetto, sable Sabel texana Texas ersimmon Dios rus texana Texas Pistache Pistacia texana Texas so hora or Eve's So hora affinis Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code ~ i ~ ~ ~ • ~ Common Name ~ Scientific Name Necklace Wild olive, Mexican wild olive Cordia boissieri Yau on holl Ilex vomitoria Approved Shrubs, Vines, Perennials and Ground Cover Common Name Scientific Name A arita, A arito Berberis (Mahonia) trifoliate Agarita, Tx. Barberry Berberis spp. Althea, Rose-of-Sharon Hibiscus s iacus American Beau Callica a americans Artemesia Artemesia s Asian Jasmine Trachelos ermum asiaticum As era us Fern As era s s ren eri Aster Aster s Autumn Sae Salvia re ii Bird of Paradise Caesal inia illiesi Blue Sa e, Meal Sae Salvia farenaceae Blue Shrub Sae Salvia ballotaeflora Bottlebrush Callistemon s Bou ainvilla Bou ainvillea Brazilian Skv Flower Duranta re ens Bucklcv yucca Yuccaconstricta Bush 1~~lonlin«-(~lorv I omea fitulosa i3 a LCerfl Bush Buddleia s [3utterfl Vine Masca nia s Orchid Vine Sti ma h llon littorale C'a ~c Hone suckle Tecoma ca ensis Carol ins. Jessamine Gelsemium sem ervirens CaL Cla~~ NTimosa, Fragrant Mimosa Mimosa bluncifera Cen Plant A eve americans Ci ar Plants Cu hea s Columbine A uile is s Confederate Jasmine, Star Jasmine Trachelos ermum 'asminoides Co ertone Lo uat Eriobot a x "Co ertone" Coral Hone suckle Lonicera sem ervirens Coral Vine, Rosa-De-Montana, Queens Wreath Anti onon le to us Coralber S n horica us orbiculatus Dwarf Nandina Nandina domestics "nana" etc. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Common Name Scientific Name Dwarf Yau on Ilex vomitoria nana Elderber Sambucus Canadensis Evenin Primrose Oenothera s eciosa Fern Acacia Acacia hirta Firecracker Plant Russelia e uisetiformis Firemads Ca ,Coral Tree E hina crista- alli Four-nerve Dais H menox s sea osa Fro fruit Ph la hulnilis Ga feather Liatris s Giant Lirio e Lirio e i~antea Golden Shrub Dais E o s ecinatus African Bush Dais Gamole is chrvsanthenx~ides Guara Gaura s Hawthorn Cratae s s > >. Heartleaf Hibiscus Hibiscus ca rd i o ,h v l l u s Hibiscus, Texas Star Hibiscus coccineus Hummin bird Bush ,~lni,acanthus s>>. Illinois Bundleflower Desmanthus illinoensis Iris lris s>> Italian Jasmine J asn~ i n i u m L] o r idum Juni er Juni ~ ~ r s > > Lad Banksia Rose Rosa [3anksiae Lantana Lantana s Li1v Turf, Lirio}~e (Std., "[3ig Blue') Lirio e muscari ears Lindheimer Senna Cassia lindheimeriana Mexican Bird of Paradise ~ Caesal inia mexicana R~lexican Butterfl Wecd Ascle ias tuberosa R~Icx ican Flame Vine'Lo~e Vine Senecio confuses Mexican Mari old Ta etes llucida Mexican Ore~~ano Poliomenthalon iflora Mexican Slu im ~ Plant Justicia suberecta Mist Flo~~'cr Eu atroium s Mondo Grass, Monke Grass Ohio 0 on 'a onica Mountain Sae Salvia re la Nandina Nandina domestics s Narrow-leaf Yucca Yucca a ustifolia Passion Vine Passiflora allatocaerrulea (P. fordtii) Passionflower Passifloria incarnate Pi eonber Rivina humilis Pink Skullca Scutelleria s Pome anate (Re ular and Puncia ranatum Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Common Name Scientific Name Dwarf) Prairie Phlox Phlox s Primrose Jasmine Jasminum mesn i Primrose Primrose s Prostrate Rosema Rosemarinus officinales vars. P le Coneflower Echinacea ur urea Red Yucca Hes eraloe arviflora Rock Rose Pavonia lasio etala Rosem Rosemarinus s Salvia Salvias Santolina Santolina s Shrim Plant Justicia s Silk Tassel Ga a ovata lindheimer Softleaf Yucca Yucca endula Sotol Das lirion s S apish Da er Yucca treculeana St. John's Wort H ericum s Texas Clematis, Scarlet Leatherflower Clematis texensis Texas Elbow Bush Foresteriera ubeseebs Texas Silverleaf, Sa e, Cenizo Leuco h llum frutescens Texas Wisteria Wisteria macrostach a Tholn son Yucca Yucca tholn sonic Trum et Vine,Trum et Cree er Campsis radicans x "Madame Galen" Turk's Ca Malvaviscus drummondii Twisted-leaf Yucca Yucca ru kola Verbena Verbenas Vir inia Cree er Parthenocissus uin uefolia Wax M tle -Dwarf, Standard M ica cerifera White Bush Hone suckle Lonicera albiflora Winecu Callirhoe involuerata Wisteria, ever reen Wisteria millettia veticulata Witchhazel Hamamelis vir iniana Yarrow Achillea millefolium Yew Podocar us macro h llus Yucca Yucca s Approved Ornamental Grasses • ~ ~ ~~ • - • Common Name Scientific Name Bamboo Muhl Muhlenber is dumosa Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code • ~ ` ~ ~ • Common Name - ~ Scientific Name Bi Bluestern Andro 0 on erardii Deer Muhl Muhlenber is ri ens Eastern Gama rass Tri sacum dac bides Gulf Muhl Muhlenber is ca illaris Indian Grass Sor hastrum natums Inland Sea Oats Chasmanthium latifolium Lindheimer Muhl Muhlenber is lindheimer Little Bluestem Schizaach rium sco arium Mexican Feather ass Sti a tenuissima Pine Muhl Muhlenber is dubia See Muhl Muhlenber is reverehonii Sideoats rama Bouteloua Curti endula Switch Grass Panicum vir atum Wee in Muhl Muhlenber is dubioides Western Wheat rass A o on smithii 4. Approved Turf Grasses • . ~ Common Name ~ • - Scientific Name Bermuda rass C nodon dact lon var. dac lon Buffalo rass Buchloe dact bides Blue Grama Bouteloua acilis Zo sia Grass ~'ari~ti~s Zovsia s . Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Undesirable Trees Common Name Scientific Name izona Ash Fraxinus velut she-Juni er or Mountain Cedar Juni eras ashei Box Elder Acer ne undo Chinabe tree Melia azedarach L. Chinese Lo uat or Lo uat Eriobot a 'a onica Chinese ParasoUVarnish Tree Firmiana sim ~I~x Chinese Tallow Sa ium seb i f~ ru m Golden-Rain Tree Koelrenter i ~t ,a n i c u l a to Huisache or Sweet Acacia Acacia famrsiana Ja anew Plum Prunus salicina Li ustrum or Privet Li ustrum ~a wnicum Lombard Po ular Po alas niRra "italica" Mes uite Proso~is ~~landulosa Mimosa Alhiiia julibrissin Mexican Fan Palm ~~'ashin~~tcmia Robusta Pa erMulbe F3rousson~tia E~a~~yrif~ra (L.) L-([I~r. ~x. V~nt.> Saltcedar Tamarix ramosissima Ledeb. Su arbe or Hackber ~ Celtic lac~~i~~~tta Tree of Heaven Ailanthus altissima Sec. 21.9.8 Screcnin~ and Fencin A. Fences and Screenin~~ in Residential Areas Height a. No fence, screen, or wall shall exceed eight feet (8') in height. No f~ nee, screen, or wall within a required front yard shall exceed four fact (4') in height. Fences constructed in the front yard shall be non-opaque, decorative fences and shall not interfere with the sight visibility triangle as required by this UDC or any other applicable City ordinances, codes or regulations. b. Exceptions: A fence not to exceed six feet (6') in height may be installed in the front yard of property located in a Residential Agricultural (RA) District which is not in a mandatory homeowners' association or within the jurisdiction of a mandatory architectural review committee and which contains a minimum of two (2) acres. Formatted: DocInfo Article 9 -Site Design Standards Schertz Unified Development Code ii. A fence not to exceed six feet (6') in height may be installed in the front yard of property located in a Residential Agricultural (RA) District which is in a mandatory homeowners' association or within the jurisdiction of a mandatory architectural review committee with the written approval of the homeowners' association or the architectural review committee, which approval must accompany the application for fence permit. iii. Any such fence under this paragraph (b) shall be a non- opaque decorative fence which shall not interfere with the sight visibility triangle as required by this UDC or any other applicable City ordinances. 2. Fence Materials a. Materials Permitted Fences may be constructed of pressure treated wood, decorative metal, chain link or similar woven wire mesh, stone, brick, or other materials traditionally used in private fence construction. ii. Decorative fences shall be constructed of pressure treated wood picket, decorative metal, stone or brick, or a combination thereof. Solid surface area of any decorative fence shall not exceed fifty percent (50%) of the total surface area. b. Prohibited Materials Above-ground electrical fencing, wire mesh (such as hog wire or chicken wire), and barbed wire are prohibited except on parcels or lots one (1) acre or greater in size in conjunction with the containment of livestock or farm animals. Fences within Easements Fences within a public easement shall have a gate or removable panel to allow for maintenance access to such easement. The City shall not be responsible for damage to any fence that may occur as a result of maintenance within the easement. Fences located within drainage easements shall be equipped with a bar screen at the bottom to allow for proper drainage flow. B. Fences in Nonresidential and Multifamily Areas Height Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code No fence, screen, or wall shall exceed eight feet (8') in height. No fence, screen, or wall within a required front yard shall exceed eight feet (8') in height. Fences constructed in the front yard shall be non-opaque and shall not interfere with the sight visibility triangle as required by this UDC or any other applicable City ordinances, codes and regulations. Fence Materials a. Materials Permitted Fences may be constructed of pressure treated wood, decorative metal, chain link or similar woven wire mesh, stone, brick, or other materials traditionally used in private fence construction. b. Prohibited Materials Above-ground electrical fencing, wire mesh (such as hog wire or chicken wire), screening slats within chain link fences and barbed wire are prohibited exce}~t on parcels or lots one (1) acre or greater in size in conjunction ~~~ith the containment of livestock or farm animals. Fences Adjacent to Residential Property Where any nonresidential or multifamily use, lot or parcel is adjacent to or separated by on l y a l ocal street or alley from a lot or parcel that is zoned for s i ^ ~l e fa m i I v residential use, the nonresidential or multifamily use shall construct a masonry screening wall a minimum of eight feet (8') in height. The screen shall be located no closer to the street than the property line. Such screening ~~all shall be maintained in good condition. Any sections of this UDC or any other City ordinances, codes or regulations concerning sight obstructions of intersections shall be applicable to the screen where i t is intersected by aright-of-way. Where any nonresidential or multifam i I v use, lot or parcel is located in such a manner so as to be at a hi~hcr cle~ation than an adjacent lot or parcel that is zoned for single family residential use, the required masonry screening wall shall be constructed on the higher elevation so as to mitigate the adjacent residential property from the impacts of the adjacent use. 4. Screening of Trash Receptacles All trash receptacles shall be screened from public view by a solid screening wall a minimum of eight feet (8') in height and constructed of a masonry material. Gates shall be of solid metal and shall be closed at all times except when loading and unloading. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Fences within Public Easements Fences within a public easement shall have a gate or removable panel to allow for maintenance access to such easement. The City shall not be responsible for damage to any fence that may occur as a result of maintenance of any utility within the easement. Gates for Vehicular Access Gates designed for vehicular access shall be set back from the property line a minimum of twenty-four feet (24' j. C. Screening Along Arterial Roadways Requirement Criteria a. Where subdivisions are platted sa that the rear or side yards of single-family residential lots are adjacent to a principal or secondary arterial road«°av as described in sectiau 21.14.1, or are separated from a princi~~al or secondary arterial roadway by an alley, the developer shall ~xo~ide, at its soli expense, a minimum eight foot (8') tall masonry screening ~~all. All screening shall be adjacent to [he right-of~-~~av or ~~ropcrty line and fully located on the private lot(s>, including colunuls and decorative features. Any sections of this UDC or anv other City ordinances, codes or regulations concerning sight o~struetions of intersections shall be applicable to the screen where it is intersected by aright-of--way. b. Parcels or lots one (1) acre or greater in size located in the RA zoning district and used in conjunction with the containment of livestock or farm animals are exempt from the screening wall requirements of this section. Screening ,~11telnatives ~1n alternative form of screening, in-lieu of the masonry wall, may be appro~cd by the Planning and Zoning Commission with the Preliminary Ylat application. Alternatives that maybe considered include: a. a living/landscaped screen in conjunction with decorative metal (e.g., wrought iron) fence sections with masonry columns; b. a combination of berms and living/landscaped screening; c. a combination of berms, decorative masonry walls and living/landscaped screening, either with or without a decorative metal or "FenceCrete" type of fence with masonry columns; or Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code d. some other creative screening alternative may be approved if it meets the spirit and intent of this section, if it is demonstrated to be long-lasting and generally maintenance-free, and if the Planning and Zoning Commission find it to be in the public interest to approve the alternative screening device. 3. Time Required for Opacity Any required screening device shall be, or shall achieve, at least six feet (6') in height and at least ninety percent (90%) opacity within three (3) years of initial installation/planting. 4. Maintenance Easement A walUscreening maintenance easement at least five feet (5') in width shall be dedicated to the home owners association on the private lot side and adjacent to the entire length of the screening wall or device for maintenance and repair of the screening wall. Installation The screening/walUdevice shall be installed prior to final acceptance of the subdivision public improvements. All landscape materials, if utilized, shall be installed in accordance with section 21.9.7. Failure to properly install all components of a required screening wall or device within the prescribed time frame shall constitute a violation of this UDC, and shall authorize the Public Works Director to refuse acceptance of the subdivision public improvements. Design of Walls All masonry, wrought iron, steel or aluminum screening wall plans and details must be designed and sealed by a licensed professional engineer, and must be approved by the City. Use of chain-link, chicken-wire, hog- wire fencing, and any other material similar in appearance and quality is expressly prohibited for meeting the requirements of this section. Height of Screening The height of required screening devices, including spans between columns, shall be a minimum of six feet (6') and shall be no more than eight feet (8'). Decorative columns, pilasters, stone caps, sculptural elements, and other similar features may exceed the maximum height by up to two feet (2') for a total maximum height of ten feet (10') for these features. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 21 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code 8. Other Easements Screening fences, walls and devices shall not be constructed within any portion of a utility or drainage easement unless specifically authorized by the City and by any other applicable utility provider(s). Sec. 21.9.9 Tree Preservation and A. Purpose and Intent 1. The purpose of this section is to coneer~ c, protect and enhance existing healthy trees and natural landscape. It is rccugnized that the preservation of existing trees contributes to the mcrall quality and environment of the City. Trees can and do contribute to the processes of purification, oxygenation, regeneration, groundwater rrcharge, reduction of pollution and contaminants in aquifers, erosion and dust control, abatement of noise, provision of wildlife habitat and enhanccinent property values. Indiscriminate clearing or stripping of natural ~~e~~ctation can any parcel is prohibited. 2. It is hereby declared the intent of the City to encourage the preservation of all trees within the Cit`~ 1 units. ~~"bile the layout of a property with respect to the placement of~ buildings, ~,arking facilities and other site requirements is a[ the discretion of~ the developer of the property, it is the policy of the Cite to promote site layout and design in a manner which preserves the max i nw m amount of Protected and Heritage Trees possible. B. .~}~}~licability and Fxem~~tions 1. The provisions of this section are applicable to the following: a. all ne ~~ residential and nonresidential development within the City; b. rede~~eLopment of any residential or nonresidential property within the City that results in an increase in the building footprint or the total destruction and reconstruction; c. any grading, filling or clearing of land in the City limits; and d. any selective or individual removal of any Protected or Heritage Tree in the City limits. 2. The following definitions shall be applicable to the provisions of this section: a. Protected Trees Formatted: DocInfo ~Snme~s:= ,~>,~>,' 22 Article 9 -Site Design Standards Schertz Unified Development Code Trees having a DBH (diameter at breast height measured four feet (4') above existing ground level) between eight inches (8") and less than twenty-four inches (24") are designated as "Protected Trees". b. Heritage Trees Trees having a DBH greater than or equal to twenty-four inches (24") are designated as "Heritage Trees". c. Damage Damage shall be considered anv i n j u r~~ to a Urc including, but not limited to: i. uprooting; ii. severance of the root svstcm or main trunk: iii. storage of topsoil, construction materials, debris or chemicals n'ithin the drip line area: iv. compaction of soil ~~ithin the drip line area; v. a substantial change in Che natural grade above a root svstcm or within the drip line area; ~i. pruning or removal of more than twenty-five percent (25%) of the li~in~~ tissue; or vii. paring ~s'ith concrete, asphalt or other impervious material ~~ithin the drip line area. Tree grates or tree wells may be provided to preserve pervious surface within the drip line area. 3. The f~~l lo~~ ing are exempt from the preservation, mitigation and permitting requirements of this section: a. protected Trees located within the area of a proposed on-site sewage facility (OSSF); b. protected Trees located within aright-of-way to be dedicated to and maintained by the City and shown on the City's Master Thoroughfare Plan; c. protected Trees located within any utility easement; d. trees damaged or destroyed by floods, fire, wind or other natural CaUSOS; Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 23 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code e. dangerous, diseased, damaged, dead or dying protected or heritage trees as determined by a tree survey and a letter from a certified Texas Arborist; provided, notwithstanding the title of this section, all such trees shall be mitigated one for one by number of trees; and the following exempted tree species: 4. •• ~- Common Name Scientific Name Hackbe Celtis occidentalis Eastern Red Cedar Juniperus vir iniana Common Ashe Juniperis ashei Juni er Chinabe Melia azedarach Mes uite Proso is s Li ustrum Li ustrum s All Heritage Trees to be removed shall be mitigated for in accordance with the provisions of this section. C. Tree Preservation The existing natural landscape character, especially native oaks, elms, and pecan trees, shall be preserved to the maximum extent reasonable and feasible. Except as otherwise exempted in section 21.9.9.B.3 above, a Tree Removal Permit is required for the removal of any tree with a DBH greater than eight inches (8"). Protected Trees Any Protected Trees not exempt from preservation in section B.3 above may be removed upon approval of a Tree Removal Permit by the Director of Parks, Recreation and Community Services Any decision of the Director of Parks, Recreation and Community Services regarding a Tree Removal Permit may be appealed to the BOA in accordance with section 21.4.14 of this UDC. Heritage Trees Any Heritage Trees to be removed may be removed upon approval of a Tree Removal Permit by the Director of Parks, Recreation and Community Services. Any decision by the Director of Parks, Recreation and Community Services regarding a Tree Removal Permit may be appealed to the BOA in accordance with section 21.4.14 of this UDC. All Heritage Trees shall be required to meet the mitigation requirements of this section. Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 24 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Minimum Preservation In the development of any site, at least twenty-five percent (25%) of all trees (including those with a DBH of eight inches (8") or less) must be preserved. D. Tree Mitigation Any trees that are removed or damaged as a result of the approval of a Tree Removal Permit shall be mitigated for on the same site as the proposed development. The species of trees planted for miti~~~itio^ i~urposes may not include those listed as exempt in section B.3 atx~~e nor anv of the undesirable trees identified in Table 21.9.7F. All trees planted fix miti~~ation purposes must be a species of shade tree identified in Table ~ 1.9.7,1. In the e~cnt that mitigation is not feasible on the same site as the proposed development, an applic~lnt may request to donate trees, meeting the mitigation requirements of this section, to be planted atpublie parks, schools, or other appro~rd public facilities throughout the City or provide afee-in-lieu of payment ~~hich ~~ill be used to place trees at public parks, schools, or other appro~cd public facilities throughout the City. Tree mitigation funds may also be uliliicd to install irrigation, to repair or remove damaged or destroyed trees, to preser~r and protect existing Protected and Heritage Trees and to purchase equipment f~~r the preservation or protection of existing trees. Mitigation requirenlenls are: 1. Protected Trees Protected trees shall be mitigated at a one-to-one (1:1) DBH inch ratio for e~rrv tree removed. Replacement trees shall have a minimum DBH of three inches (,">. 2. Heritage Trees Heritage trees shall be mitigated at a three-to-one (3:1) DBH inch ratio for every tree rcnloved. Replacement trees shall have a minimum DBH of three inches (3"). 3. Damaged Trees ,tiiy trees that are designated for preservation and are damaged during the construction process or that die within two (2) years of issuance of a certificate of occupancy shall be mitigated for in accordance with section 21.9.9.D.1 and D.2 above. 4. Mitigated Trees Trees planted and counted towards the necessary mitigation requirements that are damaged after planting or that die within two (2) years of issuance Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code of a certificate of occupancy shall be mitigated for at a one-to-one (1:1) DBH inch ratio for every tree damaged or that dies. E. Tree Protection Standards 1. All trees to be preserved on site shall be protected from damage caused by site excavation or construction in accordance with the following: a. All trees shall be protected by a fence, frame or box constructed around the drip line of the preserved tree. Protection measures may not be removed until eonstru ct i on i s co m~~ I ~ te. b. A minimum of three inches l ~'~1 of mulch or compost shall be spread beneath the drip line of the ~xesa Ord tree. c. No person shall excavate any ditches, tunnels, or U~enchcs, place any paving material or place any drier or ~~arking area within the drip line of any Protected or ileritagc TR1e without prior written approval of the City Manager or his her designee at the time of Site Plan approval. d. No person shall attach any ro~,c, ~~-ire, nails, advertising posters or other eontri~ance to anv Protected or [ Ieritage Tree. 2. The Director of Parks, Recreatio^ and Community Services or his/her designee shall deternrine the health. of oak trees within the City to determine i f a Ure is threatened by fatal diseases including Oak Wilt. It is further declared that the loss of oak trees growing on private and public property substantially de~xeciates the value of property within the City and impairs the safety, good order, general welfare and convenience of the public. It i~ the intent of the City to control and prevent the spread of Oak Wilt. a. If anv oak tree is wounded by intentional damage or pruning or as a result of natural causes, the damaged area shall be immediately treated with tree wound dressing. b. All necessary and reasonable efforts shall be given during the permitted removal of any trees to utilize best known practices to prevent the spread of Oak Wilt disease to any other surrounding trees. Tree Preservation Credits -Nonresidential and Multifamily Developments To encourage the preservation of existing Protected or Heritage Trees contained within a proposed development, the following minimum tree preservation credits may be provided. Caliper is the diameter of the tree in inches measured at twelve (12) inches above the ground. Formatted: DocInfo Article 9 -Site Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code 1. Protected Trees shall receive a credit against the minimum required landscaping or mitigation standards at a one-to-one (1:1) caliper inch ratio; 2. Heritage Trees shall receive a credit against the minimum required landscaping or mitigation standards at a three-to-one (3:1) caliper inch ratio; or 3. Protected and Heritage Trees located within a required buffer area shall receive a credit against the minimum buffer requirements at a one-to-one (1:1) DBH inch ratio. G. Tree Survey Required Every application for a final plat for residential development or Site Plan for nonresidential and multifamily development shall be accompanied by a tree survey that includes the following information: 1. total number of caliper inches on the site; 2. total number of caliper inches to be removed; and 3. total number of caliper inches to be preserved. H. Tree Removal Permit A tree removal permit is required for the removal of any Protected or Heritage Trees not exempt in section 21.9.9.B.2 above. A tree removal permit shall be submitted with the final plat for residential development or Site Plan for nonresidential and multifamily development. The permit must be accompanied by an appropriate application and shall contain a tree preservation plan showing the following: 1. existing/proposed topography; 2. location of property lines, easement, rights of ways, setbacks, parking areas and sidewalks; 3. location, species and size (in DBH) of each Protected and Heritage Tree, except those trees exempted by section 21.9.9.B.2.f above; 4. a tree inventory that summarizes the following: a. total number of caliper inches on the site; b. total number of caliper inches to be removed; c. total number of caliper inches to be preserved; Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 27 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code d. location of any proposed tree mitigation; and e. any proposed tree preservation credits; and a summary of the tree protection methods to be utilized. Criteria for Tree Removal Permit In order to receive approval of a Tree Removal Permit, the Director of Parks, Recreation and Community Services or the Planning and Zoning Commission, or City Council on appeal, must make certain findings as outlined in this section. The Director of Parks, Recreation and Community Scr~iccs or the Planning and Zoning Commission, or City Council on ap~~cal, may require submittal of a report from a registered Arborist to verify reason, fix rcnx~yal ur to determine alternatives to tree removal. Each application for a U~cc rcnx~yal ~~crmil~'shall be reviewed and a decision rendered on approval or denial based on the following criteria: the condition of the tree wifl~ res~,cct to disease, danger of falling, proximity to existing or pru~x~scd sU~uctures, intcrfcrcnce with existing or proposed private or public tacit itics ur scryiccs or the tree presents a clear public safety hazard beca a sc: a. the tree is dead or is ~~hysically damaged to the degree that it is clear that it is Iil:~lytol~all and injure persons or property; b. the U~ee is located within, or within proximity to, existing or ~xoposcd ~xiblic rights-of--way and is causing damage to existing ~xiblic or ixiyatc facilities or services or may cause damage to proposed ~~ublic or private facilities and such facilities or services carv~ot reasonably be relocated or the damage alleviated; or e. the condition or location of the tree presents a clear public safety hazard or the foreseeable danger of property damage to an existing or proposed structure and such hazard or danger cannot reasonably be alleviated by treatment or pruning; the L<ee is proposed for removal in order for the property to achieve compliance with other applicable City requirements and standards (i.e. site design or use standards) or is the location for future construction; removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees or windbreaks; or 4. removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies and species diversity of existing trees in the area except that consideration shall be given when alternatives to tree removal Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zoning district. Sec. 21.9.10 Park and Onen Snace Dedication Reauirements A. Purpose The purpose of this section is to provide for the adequate provision of parkland and open space to meet the needs of a growing City population; for improvements to existing parkland; for establishment, maintenance and operation of a Parkland Dedication Fund: establish requirements and procedures for governing requimd dedications of parkland or improvements to existing parkland by subdividers oC land; and for cash payments-in-lieu of land by subdividers of land in certain cases. "" It is hereby deelaredby the City Council that recreational areas in the form of parks and open spaces are necessary and for the publ is welfare and that the only adequate procedure to ~pro~ide for parkland and park improvements is by integrating such a requirement into the procedure for planning and developing property or subdivisions iu the City, whether such development consists of ne~~ residential construction on vacant land or the addition of new d ~~~el I i ng units on es i st i ng residential land. It is the policy of the City to require subdividers of residential subdivisions and lots to provide for parkland and park facilities at the time of development approval in proportion to the need for such improvements created by the developments and in proportion to the benefits received from contribution of such facilities. B. Applicability The parkland dedication and park development requirements of this section shall be applicable to every residential subdivision developed under the provisions of this UDC, whether such subdivision consists of new residential construction on vacant land or the addition of new dwelling units on existing residential land, within the City limits or the City's ETJ. C. Submittal Requirements Prior to submittal of a Subdivision Master Plan or Preliminary Plat, a General Parks Plan shall be submitted and shall contain, at a minimum, the following information: a. location and size of any proposed parks to be dedicated to the public or to be retained as private parkland; b. a statement of the suitability of the parkland in meeting the criteria in subsection H of this section; Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 29 Article 9 -Site Design Standards Schertz Unified Development Code c. a general park development plan including any proposed improvements; and d. a phasing plan. 2. Prior to submittal of a Final Plat, a Detailed Parks Plan shall be submitted and shall contain, at a minimum, the following information: a. location and size of the proposed park; b. a statement of the suitability of the parkland in meeting the criteria in subsection H of this section; and c. a detailed plan of any proposed improvements, including cost D. 3. The Director of Parks, Recreation and Community Services shall review the General Parks Plan and make a recommendation to the Planning and Zoning Colnlnission prior to approval of a Subdivision Master Plan or Preliminary Plat. Recommendations should be based upon the Comprehensive Land Plan and/or the Parks and Open Space Master Plan as adopted by the City, and the standards and provisions contained herein regarding the amount and location of park land and fees-in-lieu of park land dedication. 4. All parkland to be dedicated to the City shall meet the suitability requirements of section 21.9.10.H. Parkland Dedication Requirements 1. Land Dedication A final plat establishing a residential (including multifamily) subdivision or commercial or manufacturing district either within the City or within the ETJ of the City shall contain the dedication of an area of land for park purposes meeting the requirements set out in this section, or a notation signed by the Director of Parks, Recreation and Community Services of receipt of an approved cash payment-in-lieu of land. The subdivider of a residential (including multifamily) subdivision or commercial or manufacturing district shall dedicate to the City developed parkland in the amount as established within the fee schedule adopted by the City Council. A proposed plat submitted for approval must: a. show the location and dimensions of the area proposed to be dedicated for parkland; b. show the number of dwelling units to be located within the proposed residential subdivision (whether single or multi-family units) or LUEs in a commercial or manufacturing district; Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code c. tell whether all or any part of the property to be dedicated as a park is located in a special flood hazard area, as such areas are defined in this UDC; and d. show the proposed streets and utilities to serve the parcel to be dedicated as parkland. 2. Development of Areas Smaller Than Five (5) Acres The development of park areas smaller than five (5) acres for public park purposes is deemed to be impractical. Tf fe~~er than [ive (5) acres are proposed to be created by a plat, then prior to f i I in~~ U1c plat, the subdivider shall be required to pay to the City floc applicable cash payment-in-lieu of land. No plat showing a dedication of ~eSS than fire (5) acres form public park shall be approved by the Planning and Zoning Commission's While dedication of parkland to the City in an amount Iess than lire (5} acres is deemed impractical, it is the Ciry's policy to encourage the development of private parkland in accordance ~~ith subsection 1 belaw and provide credit for development of these private parklands accordingly. 3. Dedication Procedures The owner of property for a residential subdivision shall be required at final plat approval to dedicate parkland. Dedication of parkland shall be evidenced by a [ormai dedication on the plat to be recorded. The land so dedicated and comeved shall not be subject to any reservations of record, encumbrances of anv kind, or easements, which in the opinion of the City ~~~ill interfere ~~ith or materially increase the cost of making such land available lix parks or recreational purposes. 4. Development of Subdivision in Phases If a subdivision is to be developed in phases and the final platting of the park area to be dedicated is to be included in a future phase, then the subdi~ ider shall be required to provide a notation on the plat which acknowledges that dedication of parkland to serve said subdivision will occ u r with the platting of future phases. Right to Accept/Reject Land If the City determines that sufficient park area is already in the public domain within proximity of the proposed development, or if the recreation needs for the area would be better served by expanding or improving existing parks, the City has the right to accept the dedication or to refuse same and require a cash payment-in-lieu of land. Compliance with Parks and Open Space Master Plan Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 31 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code The City has adopted a Parks and Open Space Master Plan which outlines the necessity for parkland dedication and the types of improvements deemed appropriate for the City. The dedication and development of any parkland and the expenditure of any fees-in-lieu of dedication or development shall be in accordance with the Parks and Open Space Master Plan of the City. E. Fee-in-Lieu of Land Dedication Requirements Right to Request Waiver of Dedication Requirements A subdivider obligated to make a dedication of land may request the Ciry waive the required dedication of land, in ~~hole or in part, and to accept a cash payment-in-lieu of land dedication. ,~1ny request for a wai~~r to the land dedication requirements shall be subject to rericw and recommendation by the Parks and Recreation ,~1d~isorv [3oard and final approval by the Planning and Zoning Commission . Required Fee-in-Lieu of Land Dedication Any subdivider who is required to make a cash payment-in-lieu of land dedication or who is granted a ~~ai~er in accordance with section 21.9.10.1 above, shall make a cash payment-in-lieu of land in accordance with this section. The amount of such cash payment-in-lieu of land shall be calculated by multiplying the number of dwelling units proposed to be established by the plat times the anwunt per dwelling unit as established in the fee schedule set from time to time by the City Council. A cash payment-in-lieu of land shall be made prior to the recordation of the final plat. G Parkland Development Agreements As an alternative to parkland dedication in accordance with section 21.9.10.D and cash-in-lieu of dedication in accordance with section 21.9.10.E, a subdivider and the City (within the sole discretion of the City) may enter into a community facilities agreement or Development Agreement to structure other arrangements for the development of parks and park systems in the City. Such agreements must further the City's overall parkland development goals. Park Development A subdivider who elects to dedicate parkland in accordance with section 21.9.10.D above shall improve all dedicated public parkland with improvements approved by the Parks and Recreation Advisory Board and the City Parks and Recreation Department. Design, specification, and construction of the improvements shall be subject to review and approval by the City. Construction of the improvements must be completed within one (1) year of the approval of the final plat of the subdivision. No final Formatted: DocInfo ~r meis ;~ , ~ >,~>,' 32 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code plat shall be recorded for any subdivision in which completion of the required improvements has not been accepted by the City; however, in the event that a subdivider requests that a final plat be approved prior to completion of the required improvements, surety for construction of improvements may be provided in the same manner as required of other subdivision- and site-related construction. In-lieu of constructing the improvements required in section 21.9.10.F.1 above, the subdivider may elect to make a cash payment-in-lieu of construction to the City to meet the City's current or future recreational needs. If a developer who has dedicated land in accordance with section 21.9.10.D above elects to make a fee-in-lieu of payment for park development, the City shall utilize those funds for improvement of parkland within the subdivision in which the funds are collected. In the event there are remaining funds after development of said parkland, the City may utilize the remaining funds to complete improvements in any public park within the City. If the subdivider elects to pay fees-in-lieu of parkland dedication in accordance with section 21.9.10.E above, then the subdivider shall make a cash payment-in-lieu of construction to the City for the required improvements in addition to the fees paid-in- lieu of dedication. Cash payments made in accordance with this paragraph may be utilized to complete improvements in any public park within the City. 4. Cash payments-in-lieu of required improvements shall be calculated by multiplying the number of dwelling units times the price per dwelling unit as established in the fee schedule set from time to time by the City Council. H. Parkland Dedication Fund Special Fund The City shall reserve all fee-in-lieu of payments and any accrued interest from the fee-in-lieu of parkland dedication or fee-in-lieu of parkland development in a separate account from the general funds of the City. This fund shall be known as the Parkland Dedication Fund. Deposit/Expenditure of Parkland Dedication Fund The City shall deposit sums collected as cash payments-in-lieu of land and cash payments-in-lieu of improvements in the Parkland Dedication Fund. The City shall expend such funds collected for the acquisition of land or for the improvement of existing parks on a first in, first out basis. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Records and Method of Expenditure The City shall maintain records detailing the receipts and expenditures for the Parkland Dedication Fund. All funds deposited as credit for fee-in-lieu of parkland dedication may be utilized for the acquisition and/or development of parkland within the City. All funds collected as fee-in- lieu of parkland development shall be utilized for the development of parkland in accordance with section 21.9.10.F above. Parkland Design Criteria Location Any land to be dedicated to meet the req u i re m ~ n t s o f th i s s ection , shall be reasonably located and adaptable for use as parkland ancLor recreation facility, consistent with the most recent edition of the Comprehensive Land Plan and/or Parks and Open Space Master Plan as adopted by the City Council. Land Suitability The Parks and Recreation ,~1d~isorv [3oard shall make recommendations to the Planning and Zoning Commission regarding the suitability of proposed park land. The location, access, siie, shape, topography, natural drainage, utilities, parking facilities, and ~~ooded areas and other vegetative cover of the parcel or tract of~ Land to be dedicated shall be appropriate for public parks and recreation purposes. All such park land shall be designated and located so as to satislw the requirements of this section. Usable Land At least fifth- percent (50%) of proposed parkland dedication site shall be level, well drained and suitable for open play. Such land shall be located outside of any one hundred (100) year floodplain or any other special flood zone identified on the most recently approve FEMA FIRM map and shall not exceed five percent (5%) slope. 4. Access Access to parkland designated on a subdivision plat shall be provided by the dedication of at least 200 feet of street frontage in a manner satisfactory to the City, preferably at the corner of two (2) intersecting streets. When the land abutting the designated parkland is developed, the subdivider of such abutting land shall furnish and pay for all paving of all abutting street frontage. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Utilities Potable water and wastewater connections shall be readily available at the park site with water and wastewater lines located along the street frontage. The applicant must demonstrate to the satisfaction of the City that sufficient living unit equivalents that are not otherwise committed to other property are available to serve the park within these water and wastewater lines. 6. Drainage Improvements Any detention ponds and/or other dra i na ~~~ fac i I i t ics to be constructed in areas that are to be dedicated as ~~arkland must be designed and constructed to also allow for recreational usc. Thy subdivider may be required to demonstrate that the design, ~~lac~m~nt and constr~~`otion of such ponds meet the requirements of th ~ C i t ~_. Floodplain The following standards shall apply to all land proposed for dedication or parkland which is located in a FEMA designated floodplain or other special flood hazard area. a. Amount of Credit Every acre of proposed dedicated parkland located within the floodplain or other special flood hazard area shall count as one-half (1/2) acre of land towards the total parkland dedication requirement. b. Criteria for Parkland Floodplain areas will be considered for eligibility as land to be dedicated based on the following criteria. The floodplain area is easily accessible and has adequate street frontage. ii. There has been minimal alteration of the natural character of the waterway and the floodplain area. Some improvements are necessary for City access and maintenance. iii. In no case will floodplain areas be accepted which are less than one hundred feet (100') in width. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code iv. The area's configuration and topography is suitable for the placement of low impact facilities such as playgrounds, picnic facilities and open play fields. Disturbed Area Any disturbed parkland shall be restored and the soil stabilized by a vegetative cover by the subdivider. Disclosures Prior to dedication of parkland, the subdivider shall make full disclosure of the presence of any hazardous substances and/or underground storage tanks (USTs) of which the subdivider has knowledge. The City, at its discretion, may proceed to conduct such initial environmental tests and surveys on the land as it may deem appropriate, and the subdivider shall grant to the City and its agents and employees such reasonable access to the land as is necessary to conduct such surveys and tests. If the results of such surveys and tests indicate a reasonable possibility of environmental contamination or the presence of USTs, the City may require further survey and tests to be performed at the subdivider's expense as the City may deem necessary prior to its acceptance of the dedication, or in the alternative, the subdivider may be required to identify alternative property or pay the fees-in-lieu of such parkland dedication. 10. Trash and Debris The park site shall be free of trash and debris. If the condition of the dedicated parkland is disturbed during construction of subdivision improvements then the subdivider shall be responsible for returning the dedicated land to its previous condition prior to or at the time of final plat filing. The public improvements to be constructed per the applicable subdivision plat will not be accepted by the City until such time that the above conditions have been met. 11. Areas Not Meeting the Minimum Requirements In the event that areas proposed for dedication do not meet the grade, slope, or other requirements for parkland dedication found in this section, but are known to contain sensitive environmental features, the City may, at its discretion and after review by the Parks and Recreation Advisory Board, modify the standards of this section subject to the following limitations: a. that such areas shall provide recreational or educational opportunities for the surrounding community in-lieu of parkland dedication; Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code b. that such areas shall be given a partial credit against the requirement of land dedication and/or payment of fees; and c. that such areas shall meet a necessary by the Planning a~ recommendation by the Parks pertaining to the dedication environmental features. Private Parks Private Parkland Required ny additional standards deemed Id Zoning Commission after a and Recreation Advisory Board, of land containing sensitive It is the intent of the City to provide for adequate areas of E,arklai~d within every subdivision as deemed practical by the City. ,~(I residential subdivisions developed after the effective date of this UDC that do not dedicate land in accordance with Paragraph D above, shall be required to dedicate an area as private parkland or open space. The amount of parkland dedicated and amenities prodded shall be approved by the Parks and Recreation Advisory Board. Credit for Private Parkland Up to fifty percent (5O`%) in area of a subdivision's total parkland dedication requirement Inay be satisfied through the dedication of a private park ~~ithin the subdivision. Up to fifty percent (50%) of the parkland de~elopmcnt fee may be satisfied through the development of a private park ~~ithin the subdi~~ision. Maintenance of Private Parks The subdivider must submit a condominium declaration, homeowner's agreement or similar document which establishes the private ownership and maintenance responsibility of any private park areas together with a mechanism for funding the maintenance of the park established to meet the requirements of this section. In addition, a plat note must be included on the preliminary plat and final plat stating the ownership and ma i utenance responsibility of all private park areas. 4. Requirement of Continued Use A restrictive covenant shall be recorded at the time of the recording of the plat, which covenant shall run with the land subdivided. The covenant shall restrict use of private parks and facilities to park and recreational purposes and must be submitted for approval by the City prior to final plat acceptance. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code Security for Performance The City may require financial assurances from the subdivider that the private park will be developed and completed, with assurances that a failure by the subdivider to timely complete the improvements to the park shall result in dedication of the private park to the City and the proceeds of the financial assurances as offered become the property of the City for use in completing the park. Sec. 21.9.11 Lighting and Glare Standards A. Purpose and Intent The purpose of this section is to regulate outdoor lighting in order to rrrduce or prevent light pollution in the City. New lighting technologies h~t~-c ~~roduced lights that are extremely powerful, and these types of lights may be improperly installed so that they create problems of excessive glare, light trespass, and higher energy use. Excessive glare can be annoying and may cause safety problems. Light trespass reduces privacy, degrades the enjoyment of the night sky, and results in higher energy use and increased costs for everyone. Appropriately regulated, and properly installed, outdoor lighting will contribute to the safety and welfare of the residents, and will help preserve the rural and historic character of the City. B. Applicability 1. The regulations contained in this section are applicable only within the corporate limits of the City. 2. Compliance with the regulations in this section is strongly encouraged for improvements and developments within the ETJ in order to prevent light pollution and preserve the rural and historic character of the City. 3. All outdoor lighting fixtures installed on private and public property within a new development or redevelopment within the City limits shall be required to comply with this UDC. This UDC does not apply to interior lighting; however, overly bright lighting emitted from a structure will be subject to this UDC if it is determined by the City Manager or his/her designee that it creates a nuisance or a potential safety hazard. 4. All outdoor lighting fixtures existing and legally installed and operating before the effective date of this UDC shall be exempt from this UDC unless they are determined to create a safety hazard. When existing lighting fixtures become inoperable, their replacements are subject to the provisions of this UDC. 5. Modifications to nonconforming lighting fixtures shall also comply with this section. Formatted: DocInfo Article 9 -Site Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code 6. In the event of a conflict between this section and any other section of this UDC or any other regulation of the City, the more stringent requirements shall apply. C. Exemptions The following are exempt from the provisions of this UDC: 1. publicly maintained traffic control devices; 2. street lights installed prior to the effective date of this UDC; 3. temporary emergency lighting (fire, police, repair crews); 4. lighting fixtures and illumination requirements imposed by TxDOT within TxDOT rights of way (ROW); 5. moving vehicle lights; 6. navigation lights (aircraft warning beacons on water towers and wireless transmission facilities) required by State or Federal law; 7. signs and associated lighting that conform to the sign regulations of this section; 8. seasonal decorations with lights in place no longer than sixty (60) days; 9. sports field lighting; 10. other temporary uses approved by the City Council (festivals, carnivals, fairs, night-time construction); 11. covered porch lighting on residences provided that each external light fixture does not exceed 150 watts; and 12. security lights of any output that are controlled by a motion sensor switch provided they do not exceed 0.25 footcandle at the property line and do not remain illuminated for a duration not to exceed ten to twelve (10-12) minutes after activation. D. Submittals Applications for all building permits for new construction or redevelopment, including the installation of outdoor lighting fixtures, shall provide proof of compliance with this UDC. The submittal shall contain the following information as part of the Site Plan: 1. plans indicating the location, type, and height of lighting fixtures including both building mounted and ground mounted fixtures; Formatted: DocInfo Article 9 -Site Design Standards Schertz Unified Development Code 2. a description of the lighting fixtures, including lamps, poles or other supports and shielding devices, which may be provided as catalog illustrations from the manufacturer; 3. photometric data, which may be furnished by the manufacturer, showing the angle of light emission; 4. detailed site lighting plan illustrating the footcandle power measured throughout the site; and 5. additional information as may be requir~cl b~ tJt~ T'launing and Zoning Commission in order to determine compl ianc~ ~~ith th is UDC. E. General Standards The following standards shall apply to all outdoor lighting installed after the effective date of this UDC. 1. Outdoor lighting shall be desi~n~d to Ixo~id~ the minimum lighting necessary to ensure adequate safct~~, night vision, and comfort, and not create or cause excessive glary onto adjacent hroh,;rties and public street rights of way. 2. Outdoor lighting must b ~ hood ~ d, s h i e I d ~;d, and/or aimed downward at at least aforty-fi~c dcgrc~ ~-}5°) angle. 3. T'11~ hood or shield must mask the direct horizontal surface of the light source. Thy li~~ht must be aimed so as to ensure that the illumination is only pointing do~~m~ard onto the ground surface or into the building. No illumination may spill onto adjacent property. 4. Any bright light shining onto an adjacent property or street that would result in a safety hazard is not permitted. Light trespass beyond property boundaries or above the horizontal plane shall be considered non- compliant. 5. Existing fixtures may be adapted to comply with this UDC by adding a proh~rly designed hood or shield, or by redirecting any upward mounted fi store downward onto the ground surface, sign, or illuminated structure. 6. All outdoor lighting fixtures shall be designed, located, and maintained to minimize light trespass and all direct illumination shall be kept within the boundaries of the property upon which the light fixture is positioned. 7. When approved, accent lighting shall be directed downward onto the structure or object and not toward the sky or adjacent properties. Direct light emissions shall not be visible above the roofline or beyond the building edge. Formatted: DocInfo Article 9 -Site Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code 8. Spotlights on landscaping and foliage shall be limited to 150 watts output. The light shall be shielded and so as not to create a nuisance or safety hazard. 9. Wall lighting attached to exterior buildings and structures shall not be the only source of light for parking lots. 10. Wall lighting shall be hooded or shielded to prevent light trespass beyond the property line. F. Specific Nonresidential Lighting Requirements 1. The maximum allowable intensity of lighting for any nonresidential use shall be 0.25 footcandles measured at the property line adjacent to any residentially zoned area or at the street ROW line when the residentially zoned area is separated by a public street ROW. 2. Light poles shall be placed on the site at a setback equal to their height from all adjacent residential property or street rights-of--way. 3. Lighting facilities used to light signs, parking areas or for other purposes shall be so arranged that the source of light is concealed from adjacent residential properties and does not interfere with traffic. 4. When a light source has elements such as shields, reflectors or refractor panels which direct and cut off the light at a cutoff angle that is less than ninety degrees (90°), the maximum permitted height shall be thirty feet (30'). 5. When a light source has a cutoff angle of ninety degrees (90°) or greater, the maximum permitted height shall be fifteen feet (15'). Sec. 21.9.12 Site Plan Process A. Purpose and Applicability 1. Purpose This section establishes a Site Plan review process for certain proposed residential, nonresidential, and mixed-use developments. The purpose of Site Plan approval is to: a. ensure compliance with the requirements of this UDC; b. promote better site design; c. integrate projects more effectively into their surrounding environment; Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 41 Article 9 -Site Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code d. prevent the impairment or depreciation of property values; e. improve internal vehicular and pedestrian circulation; f. encourage quality and innovative Site Planning techniques; g. project and enhance the overall general public health, safety and welfare; h. ensure efficient and safe land development; i. ensure harmonious use of land; j. ensure compliance with the Comprehensive Land Plan and other appropriate design standards; and k. ensure adequate parking and loading, water supply, drainage and storm water management, sanitary sewer facilities, and other utilities and services. 2. Applicability Site Plan review and approval shall be required as follows: a. for any development that contains two (2) or more residential dwelling units on a single tract, lot, or parcel of land; b. for any development that contains single-family attached dwelling units; c. for any non-residential development; d. any increase in an existing non-residential structure or a residential structure that contains two (2) or more residential dwelling units that is greater than twenty-five percent (25%) of the existing building square footage; e. for any PDD or SUP; f. for any single-family residential development that includes a private amenity or facility or a golf course; and g. no building permit shall be issued for any of the above developments until a Site Plan and all other required engineering/construction plans are first approved by the City. No certificate of occupancy shall be issued until all construction and development conforms to the approved Site Plan and associated engineering/construction plans. The Site Plan review process shall include, but not be limited to, the following steps: Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 42 Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code i. pre-application conference; ii. site Plan review and approval; and iii. construction of project (after City approval of required Site Plan and other associated plans, including platting and engineering plans). 3. Exempted Uses The following land use activities are exempted from the requirements of this Article: a. construction of one- or two-family dwellings, ordinary apcessory structures and related land use ac t i ~ i t i ~ s: b. ordinary repair andmaintenancc of existin~~ sUuctures or uses; c. agricultural land use; d. incidental landscap i n ~~ or ~~rad i n ~: e. individual manufactured homes: and f. interior alterations that do not substantially change the nature or use of the structure. B. Application Requirements i1~Iy request for Site Plan ai~pro~al shall be accompanied by an application prepared in accordance ~~ith the Development Services Department Development Manual. C. Processing of Application and Decision An application for a Site Plan shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee may, at his/her option, request a recommendation from any other City Department or consultant. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. D. Contents of a Site Plan An application for a Site Plan shall include the information required by the Development Services Department Development Manual. Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code E. Criteria for Approval The Development Services Department and City administrative staff, in considering final action on a Site Plan, should consider the following criteria: 1. the Site Plan is consistent with the general purpose and intent of the applicable zoning district regulations; 2. the Site Plan is compatible with adjacent developments and neighborhoods and includes improvements to mitigate development related adverse impacts; 3. the Site Plan does not generate pedestrian or vehicular traffic which will be hazardous or conflict with the existing traffic patterns in the area; 4. the Site Plan incorporates features to minimize adverse effects on adjacent properties; 5. adequate capacity of public or private facilities for water, sewer, electricity and transportation to and through the development are provided to the site; 6. the proposed use and associated Site Plan promote the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. F. Revisions to Approved Site Plan Changes to an approved Site Plan shall be processed in the same manner as the original approved Site Plan; however, changes of details within a Site Plan which do not alter the basic physical relationship of the property to adjacent property, do not alter the use permitted, increase the density, floor area, height, or reduce the yards provided at the boundary of the site as indicated on the approved Site Plan, may be authorized by the City Manager or his/her designee. An aggrieved party may appeal the decision of the City Manager or his/her designee to the BOA in accordance with the provisions of this UDC. G. Expiration of Site Plan A Site Plan shall expire if any of the following occurs: 1. a building permit, if any, for the use has not been approved within two (2) years after the approval of a Specific Use Permit; 2. a building permit has not been approved within two (2) years after the approval of a Site Plan as part of a Planned Development District; Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code a building permit has not been approved within two (2) years for the construction of any building on the property for which the Site Plan was approved; and 4. a building permit that was approved as a result of an approved Site Plan expires within two (2) years after approval of the Site Plan. End of Article 9 Formatted: DocInfo Article 9 -Site Design Standards ........................................................................ Schertz Unified Development Code [This page inl~~n~iunulh lrji blank. J Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code Article 10 Parking Standards Sec. 21.10.1 Purpose The purpose of this Article is to establish the number of required off-street vehicular parking spaces so as to provide for the needs of occupants, customers, visitors or others involved in the use or occupancy of any building or structure, to eliminate the undue use of the surface street system for parking purposes, to require allocation of sufficient off-street/on-site loading facilities by business and industry which ensures that the loading and unloading of vehicles will not interfere with traffic flow or block roadways and/or fire lanes, to promote and protect the public health, safety, comfort, convenience and general welfare, and to grant and define the administrative powers and duties necessary to enforce this Article. Sec. 21.10.2 General Provisions A. Required off-street parking in residential districts shall be provided on the same site, lot or tract as the main use for which the parking is provided. B. Required off-street parking in nonresidential districts maybe located on the same site, lot or tract as the main use for which the parking is provided or on a site, lot or tract located within the same zoning district and within 150 feet of the main use. C. If specific requirements for off-street parking result in a fraction of a parking space, the next larger whole number of spaces is required. D. Whenever a building or use constructed or established after the effective date of this UDC is changed or enlarged in floor area, number of dwelling units, seating capacity or otherwise, to create a need for an increase in the minimum number of required parking spaces, such spaces shall be provided to accommodate the enlargement or change. E. All driveways and all required off-street parking spaces shall be on a paved concrete or asphalt surface. All drive approaches shall be of paved concrete. F. Parking spaces provided within a public right-of-way shall not be counted as meeting the minimum requirements of this Article. G. In the event of the construction of a phased development, the minimum number of parking spaces provided shall apply to each phase as it is developed. H. In computing the parking requirements for any building or development with multiple uses, the total parking requirements shall be the sum of the specific parking requirements for each individual use included in the building or development. Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code Residential Curb Cuts Straight Driveways -Curb cuts for residential driveway aprons shall be not less than ten feet (10') in width, and not more than twelve feet (12') in width for a single driveway apron nor more than twenty-four feet (24') in width for a double driveway apron. Curb cuts will be permitted only for driveway aprons providing access to a garage, carport or hardstand. Not more than one curb cut will be permitted for each residential parcel of land except as follows for circular driveways. K. 2. Circular Driveways -Circular driveways are allowed for lots with a minimum of one hundred feet (100') of frontage. Circular driveways shall have a maximum of two (2) sixteen-foot curb cuts with a minimum of thirty feet (30') between each cut. Detached accessory, ancillary or storage structures in commercial and manufacturing districts shall not be located in a manner that decreases the rninirnurn number of parking spaces required. Areas intended for outdoor displays and general outdoor storage shall not be allowed in designated off-street parking areas or fire lanes and shall not be located in a manner that decreases the minimum number of parking spaces required. Sec. 21.10.3 Size of Space A. B. C D. E. Each standard off-street surface parking space shall measure not less than ten feet (10') by h~ent~~ Feel (~(1'), exclusive of access drives and aisles, and shall be of usable shape and condition. Wheel Stops Wheel stops shall be required for all areas of head-in parking adjacent to a landscaped area required in section 21.9.7. Wheel stops shall be designed so that the o~-erhang of vehicles is contained totally within the parking space. If wheel stops are not pro~~ided at locations where vehicles extend over the sidewalk areas, a minimum of fi.e feet (5') of free walking area, exclusive of vehicle overhang, width m u s t be provided. Each parking space designed for parallel parking shall have a minimum dimension of eight feet (8') by twenty-two feet (22'). Each standard parking space located in a parking garage shall measure not less than ten feet (10') by eighteen feet (18'), exclusive of access drives or aisles. Handicap Accessible Parking The number and size of the handicap parking spaces required must follow the Federal Americans with Disabilities Act and Texas Accessibility Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code Standards. The number of handicap parking spaces required is based on the total number of spaces provided. Accessible spaces for cars must have at least a sixty inch (60") wide access aisle located adjacent to the designated parking space. Van parking spaces need to have a wider access aisle of ninety-six inches (96") to accommodate a wheelchair lift and vertical clearance to accommodate van height. otal number of parking spaces provided (per lot) 1 • .~ ~. Total minimum number of accessible parkingshaces 1 to 25 I 26 to 50 51 to 75 76 to 100 -1 101 to 150 5 151 to 200 ~~ 201 to 300 301 to 400 401 to 500 q 501 to 1,000 2% of total parkin rovided in lot 1,001 and o~rr 20 lus 1 for each 100 over 1,000 Lucation a. Accessible parking spaces must be located on the shortest accessible route of travel to an accessible facility entrance. Where buildi nos have multiple accessible entrances with adjacent parking, the accessible parking spaces must be dispersed and located closest to the accessible entrances and at the most level ground close to the accessible entrance. An accessible route must always be provided from the accessible parking to the accessible entrance. An accessible route never has curbs or stairs, must be at least three feet (3') wide, and has a firm, stable, slip-resistant surface. The slope along the accessible route should not be greater than 1:12 in the direction of travel. c. Accessible parking spaces may be clustered in one (1) or more lots if equivalent or greater accessibility is provided in terms of distance from the accessible entrance, parking fees, and convenience. Van-accessible parking spaces located in parking Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code garages may be clustered on one floor (to accommodate the ninety- eight inch (98") minimum vertical height requirement). Signage A sign with the international symbol of accessibility must be mounted in accordance with applicable state and federal laws to see marking each disabled parking space. Van accessible spaces must have a sign with "van accessible" on it in addition to the international symbol of accessibility. Sec. 21.10.4 Schedule of Off-Street Parking Requirements A. Off-street parking shall be provided in sufficient quantities to provide the following ratio of vehicle spaces for the uses specified in the districts designated: 1 ~ - • • '- Use Type Parking Requirement Amusement, Commercial 10 spaces, plus 1 space for each 100 square feet of (Indoor) total floor area over 1,000 s uare feet Amusement, Commercial 1 space per 500 square feet of outdoor site area (Outdoor) lus 1 s ace er each 4 fixed s ectator seats Bank, Savings And Loan, Or 1 space for each 250 square feet of gross floor area Other Financial Institution Bar Or Night Club 1 space for each 50 square feet of gross floor area Bed And Breakfast 1 space for each rented room plus 1 space per em to ee Bowling Alley 5 parking spaces for each lane Bus Depot 1 space for each 100 square feet of gross floor area Convalescent Home, Group 1 parking space for each 2 beds Home, Home For The A ed Dance, Assembly And 1 space for each 100 square feet used for assembly Exhibition Halls Without Fixed or dancing Seats Day Care Center 1 space per 250 square feet of gross floor area Group Home 4 spaces Hospital 1 parking space for each bed 1 space for each sleeping room or suite plus 1 Hotel Or Motel space for every 200 square feet of common area not desi nated as slee in rooms Libraries, Laboratories And 10 spaces plus 1 space for each 300 square feet of Student Centers floor area Lodging Houses And Boarding 1 space per each two (2) persons capacity of Houses overni ht slee in facilities Manufacturing ,Processing Or 1 space for each 2 employees or 1 space for each Repairing 1,000 square feet of total floor area, whichever is reater Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code 1 ~ - • • '- Use Type Parking Requirement Medical Or Dental Clinic 1 space for each 200 square feet of total floor area 1 space for each 300 square feet of office floor area Miniwarehouse plus 1 space for each 3,000 square feet of storage area 1 parking space for each 50 square feet of floor Mortuary/Funeral Home space in service rooms or 1 space for each 3 seats, whichever is less based on maximum design ca aci ) Multifamily, Duplex, Two- Family, Condominium Or Other 1.5 spaces per bedroom Similar Use Offices 1 space for each 250 square feet of gross floor area Personal Service Shop 1 space for each 200 square feet of gross floor area Residence Halls, Fraternity 1 space per person capacity of permanent sleeping Buildings And Sorority facilities Buildin s Residential Care Facility 1 space ~~er each t~~o (2) persons 1 parking s~~ace fur each 100 square feet of gross Restaurants floor area, or I s~,acc for each 4 seats, whichever is less (based onmaxinlumdesi nca aci ) Retail Sales And Service I ,pace for each X50 square feet of gross floor area I space for each classroom plus 1 space for every School, All Other Schools four (4) seats in any auditorium, gymnasium or other common lace of assembl I s~~ace for every three (3) students, faculty and School, High School And staff plus 1 space for every four (4) seats in any Vocational auditorium, gymnasium or other common place of assembl (based on maximum desi nca aci ) Shop~~in~ Center Or Mall 1 space for each 250 square feet of gross floor area Single Family Attached,'1nd ~ 2 parking spaces per dwelling unit cllin~~Units Detached D~~ Theaters, Auditoriums, Churches, Asscmbl~~ Halls, 1 space for each 4 seats or 1 space for every 100 Sports Arenas, Stadiums, square feet of gross floor area, whichever is less Conference Center, Convention used on maximum design capacity) Center Or Other Place Of Public Assembl 1 space for each 3,000 square feet of sales area Vehicle Sales Or Rental (open and enclosed) devoted to the sale, display or rental of vehicles Vehicle Service, Repair, Garage 1 space for each 200 square feet of total floor area Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code 1 ~ - • • '- Use Type Parking Requirement 1 space for each 2 employees or 1 space for each Warehouse 1,000 square feet of total floor area, whichever is reater B. New and Unlisted Uses When a proposed land use is not classified in this section, the parking requirements will be based on the minimum standard ~~hich applies to a specified use which is most closely related to the proposed land use, as determined by the City Manager or his/her designee. C. Mixed Uses In the event that several users occupy a single structure, or parcels of land, the total requirements for off street parking shall be the sum of~ the requirements for the several uses computed separately unless it can be sho~~n that the peak parking demands are offset, for example with retail and residential, or theater and office uses. In such case the City Manager or his her designee may reduce the total requirements accordingly, but not nxxe than t~~cnty-fl~r percent (25%). D. Joint Use of Facilities Required parking facilities of two (2) or nxxe uses, structures, or parcels of land may be satisfied bv_ the same parking facility used jointly, to the extent that it can be sho~~n by the o~~ners or operators that the need for the facilities does not materially o~rrlap and prop ided that such right of joint use is evidenced by a deed, lease, contract, or sinular ~~ ritten instrument establishing the joint use. Sec. 21.10.5 Striping A. ;111 parking lots shall. be striped in a manner that will clearly delineate parking spaces, fire lanes and pedestrian crosswalks. B. Directional arro~~s shall be provided in all drive lanes and driveways. Sec. 21.10.6 Shared :access and Cross Lot Access Easements Notwithstanding any other provisions of this UDC, unless otherwise approved by the City, to reduce the number of curb cuts and access driveways, the dedication of joint-use, private access driveway easements and cross lot access easements shall be required for all commercial development. Sec. 21.10.7 Stacking Requirement for Drive-Through Facilities A. A stacking space shall be an area on a site measuring eight feet (8') by twenty feet (20') with direct forward access to a service window or station of adrive-through ,Formatted: ~ocmfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code facility which does not constitute space for any other circulation driveway, parking space, or maneuvering area. B. All stacking spaces shall be located entirely within the lot and shall be outside of any right-of--way, fire lane or similar access. C. For financial institutions with drive-through facilities, each teller window or station, human or mechanical, shall be provided with a minimum of five (5) stacking spaces. D. For each service window of adrive-through restaurant, a minimum of seven (7) stacking spaces shall be provided. E. For kiosks, a minimum of three (3) stacking spaces for each service window shall be provided. Sec. 21.10.8 Off-Street Loading/Unloading Requirements All retail, commercial, industrial and service structures shall provide and maintain off-street facilities for receiving and loading merchandise, supplies and materials within a building or on the lot or tract. Such off-street loading space may be adjacent to a public alley or private service drive or may consist of a truck berth within the structure. Such off-street loading space or truck berth shall consist of a minimum area of ten feet (10') by forty feet (40') and the spaces or berths shall be provided in accordance with the following schedule: 1' • •. '- Square Feet of Minimum Required Gross Floor Area in Spaces or Berths Structure 0 - 5,000 None 5,000 -15,000 1 15,000 - 50,000 2 50,000 -100,000 3 100,000 -150,000 4 Each Additional 50,000 over 1 150,000 Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code Sec. 21.10.9 Additional Regulations and Illustrations A. Handicapped Ramps 4' i-I.cWDIGAt~PED F?At'IP ~~ t~~~~ t~ ~,~5 .~ NAi~iDlCAPP~D RAMPS.- ulit~iin 26' of ar~in S acmes 'The Sc~cBfion C)i handfcApped Pa~l'^9 spaces sl~Id bc: L ae CI09C Q~ po~atb3e !o principal handicapped ac~sssfblE entrarceCsh 2. ~ISpGYeCd to a mu3ti-bWiding cicvelopsnent or ahopptix~ center to ereue easy acce5a and to m7n Fmiz~ !}~ travel distar~ for tip hanc3lcapped. B. Handictppcd P~trkin~~ Space Dispersal NANDIG,9~PPED PACKING SPACE_DISPEfzSAL Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code C. 90° Parking Dimensions ~~ ~~ ~~ i~ D. Angle Parking Dimensions Formatted: DocInfo ~Snmeis;~ ,,.., 9 ANC~L~ F',~6~Ih1C~ ~711~~i~SlD1~l~ Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code E. Drive Aisle Dimensions ~If~C-~~E P,4rTCl~lC~ !~!~} -~ ~~ars~a ~~ 1 ~" ~ D~~~ i~A~lCft*kC~ ROt~1 a rst.Ar~rv f ~~ 1 I d 1J0'r~ Maxr~ of Z~~ baE d63pnc$ 4n per~#~d! rcw i"iaad~um of YS q lslaraclb Ch Intarrpr rug F. Separation of Right-of Way and Parking Areas Lot g~~ C"'~' Public Sheet Face of Curb f ~ Right of Way Formatted: DocInfo Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code Landscaping and Fencing End of Article 10 Formatted: DocInfo Vices and sFrups planted to visually soflen the sold fend Article 10 -Parking Standards ........................................................................ Schertz Unified Development Code [This page inl~~n~iunulh lrji blank. J Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code Article 11 Signs and Advertising Devices Sec. 21.11.1 Purpose The City recognizes the safety, commercial, emergency, and informational needs for signs. This Article has been adopted to protect the health, safety, and welfare of the citizens by regulating the location, construction, duration, size, height, installation, and maintenance of all signs within the jurisdiction of the City, including its ETJ in accordance with LGC Chapter 216. Additionally, this Article is intended to enhance property values, maintain aesthetic attractiveness, and promote commercial opportunity in the City, and to support and further the objectives of the City's Comprehensive Land Plan. Sec. 21.11.2 Applicability All signs shall be erected, displayed, altered or reconstructed in conformity with this Article. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable. A. Other Laws The provisions of this Article shall not be deemed to nullify any other provisions of federal or state law. B. Partial Invalidity In the event any part or provision of this Article is held to be illegal or void, this shall not have the effect of making void or illegal any of the other parts or provisions. C. Existing Signs All signs legally existing on or before February 19, 2008 shall be permitted to continue without change. Sec. 21.11.3 Administration A. General The City Manager or his/her designee is hereby authorized and directed to enforce the provisions of this Article and other laws, ordinances, codes and regulations applicable thereto. The City Manager or his/her designee shall have the authority to render interpretations of this Article and other laws, ordinances, codes and regulations applicable thereto, and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this Article and shall not have the effect of waiving requirements specifically provided for herein. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code B C D. E. G Applications The City Manager or his/her designee shall receive applications, review plans and documentation and issue permits for the erection, installation, enlargement, alteration, and repair of all signs within the City and its ETJ. Inspection The City Manager or his/her designee shall make all inspections necessary to ensure compliance with all state and local requirements governing signage. Notices and Orders The City Manager or his/her designee shall issue all necessary citations, n~tiees or orders to ensure compliance with this Article. Right of Entry Where it is necessary to make an inspection to enforce the h~rovisions of this Article, or where the City Manager or his,her designee has reasonable cause to believe that there exists in a stntcture or u}xm a hxemises a condition which is contrary to or in violation of this ,Article, the City Manager or his/her designee is authorized to enter premises at reasonable times to inspect or to perform the duties imposed by this Article, h,rovidcd that if such premises are occupied that credentials be presented to the occupant and entry requested. If such premises are unoccupied, the City R~tanager or his/her designee shall first make a reasonable effort to locate the o~~ ner or other person having charge or control of the premises and request enUv. If enUv is refused, the City Manager or his/her designee shall have recourse to~thc remedies pro~idedby law to secure entry. Department Records The City Manager or his/her designee shall keep official records of applications received, permits issued, fees collected, reports of inspections, and citations, notices and orders issued. Such records shall be retained in the official records for the ha iod requ iced by the State of Texas for the retention of public records. Liabilit` The City Manager or his/her designee, members of the BOA, or other City employees charged with the enforcement of this Article, while acting for the City in good faith and without malice in the discharge of the duties required by this Article or other pertinent laws, ordinances, codes or regulations shall not be rendered liable personally and are hereby relieved of personal liability for any damage accruing to persons or property as a result of any act or by reason of an act or omission in the discharge of official duties. Any suit instituted against an officer or employee because of an act performed by that officer or employee in the lawful discharge of duties and under the provisions of this Article shall be Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code defended by a legal representative of the City until the final termination of the proceedings. No City official shall not be liable for cost in any action, suit, or proceeding that is instituted in pursuance of the provisions of this Article. Sec. 21.11.4 General Requirements A. Permit Required 1. No person shall erect, alter or display any sign nor shall any person allow the erection, alteration, or display of any sign upon any property within the City or its ETJ owned or controlled by [hem ~~ilhout flat obtaining a sign permit to do so from the City Manager or his;her designee, except as hereinafter provided. No sign permit shall be released by the City Manager or his/her designee until after the buildii~~e permit; for the principal building on the site has been issued. 2. Electrical Permit Required No person shall install and connect clccU ical svstcros 1~>r a sign within the City or its ETJ without first obtaining an clccU~ical permit to do so from the Building Inspections Division, exce~,t as hereinafter provided. The Building Inspections Di~~ision shall not issue art electrical permit for a sign until after the princi~,al sign permit fix such ~~ork has been issued. B. Application The following information shall be required for each application for a permit: 1. completed building permit application obtained from the Building Inspections Division; 2. a Site Plan which includes: a. location of all buildings, structures or tracts to which or upon which the sign is to be attached or erected; and b. position of the sign in relation to rights-of-way, easements, buildings or structures and other existing signs; 3. plans that illustrate height, length, width and all other dimensions associated with the sign. Plans shall include all electrical elements of the sign; and 4. a letter or copy of a contract signed by the owner of the property stating that the applicant has permission to erect such sign. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code C Fees All fees for a sign permit shall be in accordance with the current fee schedule adopted by City Council. A permit shall not be valid until such fee has been paid. An amendment to a permit shall not be released until the additional fees, if any, have been paid. D. E. 2. Where work for which a permit is required by this Article has been started prior to obtaining a permit, the fees established by City Council shall be doubled. Payment of such double fees shall not relieve any person(s) from any other penalties prescribed by this UDC under section 21.1.11 or any other law, ordinance, code or regulation applicable thereto. Action on Application The City Manager or his/her designee shall examine or cause to be examined applications for permits and amendments thereto within fifteen (15) business days after a complete application is filed. If the application or the construction documents do not conform to the requirements of this Article and other pertinent laws, ordinances, codes or regulations, the City Manager or his/her designee shall reject such application in writing, stating the reasons therefore. If the City Manager or his/her designee is satisfied that the proposed work conforms to the requirements of this Article and other laws, ordinances, codes and regulations applicable thereto, the City Manager or his/her designee shall issue a permit therefore as soon as practical. Time Limitation of Application An application for a permit for any proposed work for which a permit has not been issued shall be deemed abandoned six (6) months after the date of filing. The City Manager or his/her designee may, at his/her discretion, grant one extension for additional time not exceeding ninety (90) days. The extension shall be requested in writing and justifiable cause demonstrated. Permits issued under this Article are non-transferable from one person to another. Condition of Permit A permit issued under this Article shall be construed to be a license to proceed with the work and not as authority to violate, cancel, alter, or set aside any of the provisions of this Article or other law, ordinances, codes and regulations applicable thereto. Nor shall issuance of a permit prevent the City Manager or his/her designee from thereafter requiring correction of errors in plans, construction, or removing violations of this Article or other laws, ordinances, codes or regulations applicable thereto. Every permit issued shall become invalid six (6) months after its issuance if the work is not completed unless otherwise stated in this Article. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code G. Suspension or Revocation The City Manager or his/her designee is authorized to suspend or revoke a permit issued under this Article whenever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of this Article or any other laws, ordinances, codes or regulations applicable thereto. H. Public Rights-of--Way, Alleys and Easements A permit shall not be given by the City Manager or his/her designee for the placement of a sign that will encroach upon an~~ public right-of-way, alley or utility or drainage easement. I. Placement of Permit The permit or copy thereof shall be kept on the site until the ~~urk peruritted is completed. J. Appeal An individual who has been denied a permit or had a permit revoked may appeal in writing along with the established filing fee to the [30A within ten (10) days after the date of denial or rc~ocation. Sec. 21.11.5 Exempted Signs The following types of sign or sign ~~ork are exempt from the permit requirements of this Article provided, however, that the exemption from the permit requirements of this Article shall not be deemed to grant authorizatian for anv ~~ork to he done in any manner in violation of the provisions of this Article or any other laws, ordinances, codes or regulations of the City: A. Governmental Signs B. Political Signs C. Rail~~a~ tii~ns Any sign ~~ ithin the railway right-of--way placed and maintained in reference to the operas ion of such railway. D. Utility Signs Any sign marking utility or underground communications or transmission lines. E. Vehicle Signs Any sign placed on or affixed to vehicles and/or trailers where the sign is incidental to the primary use of the vehicle or trailer as a form of transportation Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code and which identifies the business, products, or services with which the vehicle and/or trailer is related Flags Official flags of governmental jurisdictions or non-profit organizations. Nothing in this Article shall be construed to prevent the display of a national or state flag or to limit flags, insignias, or legal notices or informational, directional or traffic signs which are legally required and necessary to the essential functions of governmental agencies. Flag poles shall not exceed thirty five (35) feet in height. G. Warning Signs Signs warning the public of the existence of danger but containing no advertising material. H. Street Address Signs Address signs containing only numeric address and sUcct or com~~lex names. Holiday Signs Any temporary sign promoting the cclcbration of a holiday and containing no commercial advertising. Plaques Any commemorative sign of a recognized historical society or organization. K. Menu Board Signs A maximum of two (2) menu board signs, each with a maximum of thirty-two (32) square feet in area, shall be permitted per drive through service restaurant or restaurant drive-up window or similar drive through business. L. Minor Repairs and Maintenance: Minor repair work to any sign, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles, painting or other similar exterior maintenance of a sign structure so long as no structural alterations are made to the sign. Sec. 21.11.6 Prohibited Signs A. Obscene Signs No person shall erect or display on any site a sign in which the dominant theme of material taken as a whole appeals to the prurient interest in sex, and is patently offensive because it affronts current community standards relating to the Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code description or representation of sexual matters, and is utterly without redeeming social literary, artistic, political, and scientific value, according to contemporary colnlnunity standards. B. Obstructing Doors, Windows or Fire Escapes No person shall erect or display on any site any sign that prevents free ingress to or egress from any door, window or fire escape. C. Obstructing Vision/Sight Triangle No person shall erect or display on any site any sign in such a manner as to obstruct free and clear vision of moving vehicles at any location, street intersection, or driveway. All signs placed at any intersection shall prevent such problem by observing a visibility triangle (see definition of visibility triangle). D. Interference With Traffic No sign shall be permitted which interferes with vehicular or pedestrian traffic as a result of the position, size, shape, movement, color, fashion, manner, or intensity of illumination, or any other characteristics causing such interference. No person shall erect or allow to be displayed any sign in such a manner as to interfere with, obstruct the view of, or be confused with any authorized traffic sign, signal, or device, including, signs making use of the words "stop", "go", "look", "slow", "danger", or any other similar word, phrase, symbol or character. No person shall employ any red, yellow, green, or other colored lamp or light in such a manner as to cause confusion or otherwise interfere with vehicular or pedestrian traffic. E. Over Public Property or Public Right-of--Way It shall be prohibited to erect or display any type of sign on or over public ROW or other public property, unless the same is erected by the City, County, State or other authorized governmental agency, or with the permission of the City (in its sole discretion), for public purposes. Signs on Utility Poles No person shall erect or display any sign except as specifically authorized by section 21.11.5 on any utility pole located upon any public right-of-way or utility easement. G. Private Property No sign shall be located on private property without the consent of the owner of the premises, including signs located on trees, light poles or mail boxes. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code H. Dilapidated Signs No sign shall be permitted which is deteriorated, dilapidated or in danger of falling or otherwise unsafe. I. Signs In Violation No sign shall be permitted that does not comply with any applicable provisions of the building code, this UDC, or any other applicable laws, ordinances, codes or regulations of the City. J. Home Occupation Signs No exterior home occupation signs shall be permitted unless otherwise specifically authorized in another applicable section of this UDC. K. Non-Motorized or Portable Signs No trailer type, non-motorized signs using ~~hccls and asps as the primary support shall be permitted. L. Off Premise Signs Except as set forth elsevhcrc in this ,Article, all off premise signs not legally existing on February 19, ~O(l~ are prohibited crept that the following signs may be permitted provided thcv otherwise meet the applicable requirements of this Article I. Cunununily Scr~ ice Sins 2. Garage Salc Si~~ns ?. Official Go~crnment Signs -l. Historical ~~larkers and Plaques 5. Political Signs 6. Real Estate Signs 7. Temporary Signs 8. Traffic Signs M. Bandit Signs Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code N. Painted Signs No sign shall be permitted which is painted on the wall of any building or on any part of a building. O. Other Signs Except as set forth elsewhere in this Article, any signs not specifically permitted by this Article are prohibited within the City and its ETJ. Sec. 21.11.7 Removal of A. Damaged Signs Signs which are determined by the City I~'lai~ag~r or hish~r d~signc~~to be a public hazard or in a state of disrepair shall b~ rcpair~d or r~mo~rd ~~ithin ten (10) days after written notification to the proi~~rly o~~n~r. B. Abandoned Signs Signs which are determined by the City Manager or his,`her designee to be abandoned shall be removed or otherwise painted over and neutralized within thirty (30) days after written notification to the property owner by the Director. C. Extensions The City Manager or his/her designee shall have the authority, but not the obligation, to grant extensions as necessary to resolve a damaged or abandoned sign. The extension shall be requested in writing and justifiable cause demonstrated. D. Signs in Right-of-Way and/or Public Property Any sign that is erected, constructed, or otherwise located within or upon public right-of-way or on public property may be removed by City personnel and disposed of immediately. The City is not required to notify the owner of the sign of its removal and disposal. E. Relocation of Certain Detached On-Premise Signs Legal and non-conforming detached on-premise signs located on or overhanging a parcel of land acquired by a governmental entity may be relocated subject to the restrictions in this section. The owner of the sign and the governmental entity must sign an application requesting the relocation. The relocation must be completed within one (1) year after the date the governmental entity becomes the owner of the property. All relocated signs must fully comply with spacing, setbacks, and other Formatted: DocInfo ~Snmeis;~ ,,.., 9 Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code restrictions in this section. All signs must relocate on the remainder of the tract from which the parcel of land was acquired unless: a. There is no remainder; or b. The remainder is not of sufficient size or suitable configuration to allow the relocated sign to fully comply with the spacing, setback, and other restrictions in this section. No relocated detached on-premise sign may have a greater effective area or increased height than it had at its original location, or contain new materials that are more than five feet (5') above grade. No detached on-premise sign may be relocated until demolition and other required permits have been applied for and approved by the City. 4. No new electrical or mechanical properties may be added to a relocated detached on-premise sign. (For example, anon-illuminated sign may not be converted to an illuminated sign.) Illegally Erected Temporary Sign Any temporary sign that is erected, constructed or otherwise displayed, without a permit or in direct violation of this Article shall be removed by City personnel and disposed of immediately. The City is not required to notify the owner of the sign of its removal and disposal. G. Illegally Erected Permanent Sign Any permanent sign installed without a permit or in direct violation of this Article shall be removed by the owner of the sign or property within ten (10) days after written notification by the City Manager or his/her designee. H. Filing of Liens Against the Property The City is authorized to file a lien against any property which is not otherwise exempt to recover reasonable expenses incurred by the City for the removal of a sign or portion of a sign. Appeal Any decision rendered by the City Manager or his/her designee or other City personnel in the enforcement of this Article may be appealed to the BOA by any person, agent, or representative affected by such decision. Such appeal must be in writing and received within ten (10) days after a decision rendered along with the established fee. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code Sec. 21.11.8 General Sign Provisions The provisions of this section shall be applicable to all signs hereafter erected, constructed, displayed, altered or repaired on any premise under the jurisdiction of the City. A. Height of Signs The vertical height of a sign shall be measured from ground level at the base of the sign to the highest part of the sign or its structure. B. Wind and Dead Load Requirements All signs shall be designed and constructed to ~~ithstand a wind load of not less than thirty-two (32) pounds per square foot oC area and shall be constructed to receive dead loads as required by building codes ado~~tcd b~~ the Cite. The sign application must include a statement signed or a Welter ~~ith an cnginccr~s seal that states compliance with this requirement. C. Location of Business/Residential All business and residential locations shall be identified by an address, which is clearly visible from the street. D. Illumination of Signs No sign shall be illuminated to such intensity to exceed a maximum of one (1) footcandle measured at the ~~roperty line. No lighted sign shall be erected or dis}~Iaycd ~~ithin l5ll feet of asingle-family residential zoned property unless the lighting is shielded from ~ie~~. Building and Electrical Codes Applicable ,111 signs shall be constructed and maintained in conformity with all applicable provisions of the b~ulding code, electrical code or other applicable laws, ordinances, codes or regulations of the City. Malntena RCe oC Signs Every sign shall be maintained in good structural condition at all times. All signs shall be kept neatly painted including all metal parts and supports that are not galvanized or of rust resistant material. On undeveloped parcels of land, the area between any sign and the street or highway to which the sign is oriented and the area within twenty-five feet (25') of such sign must be kept free and clear of debris, trash, and weeds or other refuse and shall be maintained by mowing or trimming of any vegetation. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code G H. Structural Sign Elements The structural elements of permanent signs shall be constructed of materials that are noncombustible and may be supported by noncombustible materials only and finished in a presentable manner. Wood or unpainted steel supports are prohibited. Heavy timber and other materials may be used only if approved by the Director. Sign Clearance Notwithstanding any other provisions of this UDC, all signs shall maintain a clearance of at least ten feet (10') when located over a publ is sidewalk and at least fourteen feet (14') when located over a driveway and shall extend no closer than eighteen inches (18") from the curb line of a public street, unless p~~~nted or mounted flat on the surface of an existing awning or canopy. ' Sign Area -The maximum effective sign area shall be the total square footage of a single face specified for each type of sign within this article. Sec. 21.119 Wall Signs A. General B C Unless otherwise specifically provided, the regulations set forth in this section shall be applicable to all wall signs. Wall signs may not be attached to light fixtures, poles, or trees. Maximum Area Maximum Number of Signs The maximum number of signs permitted for single occupancy or single tenant buildings shall be limited to one (1) per wall with a maximum of three (3) signs. Each sign in excess of the primary wall sign shall be a maximum seventy-five percent (75%) of the area of the primary wall sign. The maximum number of signs permitted for multi-tenant buildings shall be limited to one (1) per tenant or lease space except for those spaces located on the .Formatted: ~ocmfo ~Snme~s;~ ,~>,~>,' 12 Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code ends of buildings which may have one (1) additional wall sign to be located on the side wall of the structure and being a maximum of seventy-five percent (75%) of the area of the primary wall sign. Multi-tenant buildings with the rear of the building directly adjacent to a public or private street or access drive may have one (1) additional wall sign located on the rear wall of the structure and being a maximum of twenty-five percent (25%) of the area of the primary wall sign. In no case shall the number of wall signs permitted for any single tenant within a multi-tenant development exceed a maximum of two (2) signs. D. Roofline Limitations In no case shall a wall sign project above the roofline of any building nor extend above the parapet wall if attached thereto. Wall signs shall be no closer vertically to the eave of the roofline or overhang than the predominant letter height. Wall signs may be attached to a continuous plane fascia if the sign does not extend above or below the projection of the fascia. Signs attached to fascia are only allowed when attached to structural canopy supported to the ground by columns constructed of similar masonry material as the primary structure. E. Illumination Wall signs shall be illuminated utilizing only internal lighting. Projection Wall signs shall not project farther than eighteen inches (18") from the building, excluding signs attached to canopies. G. Adjacent Residential Wall signs shall not be located on any fagade (other than the main front of the building) which faces property zoned for single-family residential uses if the sign is within 150 feet of the property line of said residential property. Sec. 21.11.10 Freestanding Ground Signs A. General Unless otherwise specifically provided, the regulations set forth in this section shall be applicable to all freestanding ground signs. B. Minilnuln Setback The minimum setback of all freestanding ground signs shall be fifteen feet (15') from any property line. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code C Maximum Height The maximum height of a freestanding ground sign shall not exceed the following: 1~ • • eas with Limited Access 50 ft. eas with Unlimited Access 40 ft. 11 Other Streets 20 ft. D. Exception: Freestanding ground signs located on ~xo~~erties along FM 3009 and Schertz Parkway shall have a maximum height of ei ~~hteen feet (I ti' >. Maximum Area Freestanding ground signs shall not exceed the follo~~ i ^ ~e: Ii • ~ eas with Limited Access ~5O sc . fl. eas with Unlimited ,Access I OO sc . 1L. 11 Other Streets ? sc . ft. E. Exception: Freestanding ground signs located on properties along FM 3009 and Schcrb Parkway shall hair a ma.eimum of ninety (90) square feet in area. dumber of Signs The maximum number elf freestanding ground signs shall be limited to one (1) per lot per street frontage Developments consisting of shopping centers or other multi-tenant type de~rlopments shall be required to construct multi-tenant signage in accordance with section 21.11.12 of this Article except that any primary or anchor store greater than 50,000 square feet may be allowed one (1) freestanding sign in accordance with this section. Sec. 21.11.11 Monumcut Signs A. General Unless otherwise specifically provided, the regulations set forth in this section shall be applicable to all monument signs that are allowed under this Article. B. Maximum Height The maximum height of a monument sign shall be five feet six inches (5' 6"). Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code C. Maximum Area The maximum area of a monument sign shall not exceed fifty (50) square feet. D. Number of Signs The maximum number of monument signs shall be limited to one (1) per lot per street frontage. Developments consisting of shopping centers or other multi- tenant type developments shall be required to construct multi-tenant signage in accordance with section 21.11.12. E. Minimum Setback The minimum setback of all monument signs shall be fifteen feet (15') from any property line. Material Requirements All monument sign bases shall be constructed of masonry material consisting of brick, stone or split face concrete block. The monument sign structure must be constructed or covered with the same masonry material as the principal building or shall be constructed of brick, stone or split face concrete block. Sculpted aluminum sign panels will be allowed. All sign text and graphic elements shall be limited to a minimum of six inches (6") from the outer limits of the sign structure. G. Illumination Monument signs shall only be illuminated utilizing internal lighting for sculpted aluminum panels or a ground lighting source where the light itself and supporting sign structure are not visible from public right-of--way. H. Driveway Entrances Freestanding non-residential street address signs at driveway entrances are limited to one (1) monument sign per driveway entrance not to exceed twelve (12) square feet in area, and three feet (3') in height. Sec. 21.11.12 Multi-tenant Signs A. General The provisions of this section shall be applicable to all signs located within developments consisting of shopping centers, as defined within this UDC, and all other similar multi-tenant developments. Multi-tenant signs designed as monument signs shall meet the requirements of this section. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code B. Maximum Height The maximum height of a monument sign within amulti-tenant development shall not exceed the following: • Areas with Limited Access 20 feet Areas with Unlimited Access 18 feet All Other Streets 15 feet The monument base shall be a minimum of eighteen inches (18") in height measured from ground level at the center of the base to the top of the base. The overall height shall not exceed the maximum heights listed above, including monument base. C. Maximum Area The maximum area of amulti-tenant monument sign shall be equivalent to one percent (1%) of the gross building square footage within the shopping center with a maximum of 150 square feet. D. Maximum Number The maximum number of multi-tenant monument signs shall be limited to one (1) per platted lot per street frontage. E. Monument Sign Design Each multi-tenant monument sign shall be designed so as to provide adequate sign spaces for each tenant within the development except for the primary, or anchor store within the development which shall be prohibited from advertising on the monument sign. The developer shall be responsible for determining the adequacy and size necessary to meet the requirements of this section. Minimum Setback The minimum setback of all multi-tenant monument signs shall be fifteen feet (15') from any property line. G. Material Requirements All multi-tenant monument signs shall be constructed of masonry material consisting of brick, stone or split face concrete block which shall be consistent in nature with the overall theme of the development. Sculpted aluminum sign panels will be allowed. All sign text and graphic elements shall be limited to a minimum of six inches (6") from the outer limits of the sign structure. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code H. Illumination Monument signs may only be illuminated utilizing internal lighting for sculpted aluminum panels or a ground lighting source where the light itself and supporting sign structure are not visible from public right-of-way. Sec. 21.11.13 Electronic A. General Electronic signage shall be permitted in-lieu of anv E~ermiued freestanding or monument signs on a property. In the event that an electonic sign is permitted for a property, no other additional freestanding o r num a ment sign shall be permitted. B. Maximum Height The maximum height of an electronic sign shall be ~ ighteen ~~eel (I b~). C. Maximum Area The maximum area of an electonic sign shall not exceed one hundred (100) square feet with a maximum area ~~~ r sign face of f i ftv (50) square feet. D. Number of Signs The maximum number of electronic signs shall be limited to one (1) per platted lot. Flo other on-}xemise freestanding signs shall be permitted. E. ~linimum Setback The minimum setback of all electronic signs shall be fifteen feet (15') from any ~~roperty lines. E ~~laterial Requirements All lonument sign bases shall be constructed of masonry material consisting of brick, stone or split face concrete block. The monument sign structure must be constructed or covered with the same masonry material as the principal building or shall be constructed of brick, stone or split face concrete block. All sign text and graphic elements shall be limited to a minimum of six inches (6") from the outer limits of the sign structure. G. Illumination Electronic signage shall not exceed a maximum of one (1) footcandle illumination at the property line. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code H. Location Restrictions No electronic signs shall be permitted within 150 feet of a residentially zoned property or property used for residential purposes. Additional Restrictions Any change of pictures or information on the electronic sign shall not produce the illusion of moving objects, expanding or contracting shapes, rotation or any similar effect of animation. Any change of pictures or information on the message board sign shall not change more often than once every four (4) seconds. Any sign picture or information shall not have a solid white background between the time period of thirty (30) minutes after sunset and thirty (30) minutes before sunrise. Sec. 21.11.14 Directional Signs A. General This section shall be applicable to any on-premise sign that directs the movement of traffic on private property within developments or warns of obstacles, overhead clearances, or controls parking. B. Maximum Height Directional signs shall have a maximum height of three feet (3'). C. Maximum Area Directional signs shall not exceed a maximum area of twelve (12) square feet. D. Maximum Number The maximum number of directional signs permitted within a development shall be based on the square footage of building space constructed within the development. Directional signs shall be permitted at a rate of one (1) sign for every 10,000 square feet of building area. E. Location Restrictions Directional signs shall be located in a manner where they will not interfere with the safe movement of vehicles or pedestrians and shall not be located within any visibility triangle. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code Sec. 21.11.15 Subdivision A. General The provisions of this section shall be applicable to all subdivision entry signs identifying a residential or mixed use development. B. Maximum Height Subdivision entry signs shall be monument signs and shall have a maximum height of six feet (6') in height. C. Maximum Area The maximum area of a subdivision entry sign shall not exceed thirty-two (32) square feet per sign face. D. Maximum Number of Signs No more than one (1) subdivision entry sign shall be permitted at the primary subdivision entrance. Secondary entrances may have one (1) subdivision entry sign per entrance which shall be a maximum of seventy-five percent (75%) of the size of the primary entrance sign. E. Placement of Sign A subdi~~ision entry sign may be located on a median at the street entrance if appro~cd in ~ti~ritingbythePublic Works Director. E Subdivision EnU~v Feature A subdivision entry feature which is appropriate in scale to the size of the development and incor~~orating masonry walls, berms and/or decorative fencing in combination with the subdivision entry sign may be constructed at the primary s u bd i ~ i lion entry nc c provided, however, that the maximum area containing the subdivision sign shall not exceed thirty-two square feet (32') per sign face. Sec. 21.11.16 Price-Pcr-Callon Display A. General All price-per-gallon displays must be an integral part of the general permitted sign for the site. Displays, whether electronic or manual, shall not scroll or flash. B. Minimum Letter Height The minimum height allowed for price-per-gallon display signs shall be six (6") inches for the fuel classification (i.e. "unleaded", "diesel", etc.). Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code C. Maximum Area Price-per-gallon displays shall not exceed two-thirds (2/3) of the permitted gross surface area per face of the general permitted sign. D. Number of Signs Only one (1)price-per-gallon sign shall be permitted per site. E. Illumination Only internal illumination may be utilized for Cucl classification and price-per- gallon signs. Sec. 21.11.17 Temporary Signs r A. General Notwithstanding any other provisions of this ,~lrticlc, this section shall be applicable to all temporary signs idcnlificd in this ,~lrticlc. B. Maximum Area The maximum area permiucd for temporary signs shall not exceed the following: C. Maximum [Ici~ht The maxim~un height permitted for temporary signs shall not exceed the following: • ~• . Areas with Limited Access 6 feet Areas with Unlimited Access 4 feet All Other Streets 3 feet Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code D. Minimum Setback The minimum setback for all temporary signs shall be fifteen feet (15') from any property line. E. Time Limitations Temporary freestanding signs shall be permitted for a maximum of 180 days per calendar year. No additional temporary sign permit shall be issued for the same property or business for a period of fourteen (14) days after the expiration of the previous permit. There shall be no limit to the number of temporary sign permits that may be issued for a particular property or business. The cumulative total number of days for which all temporary sign permits issued for a property or business shall not exceed 180 calendar days. Number of Signs No more than two (2) types of temporary signs shall be permitted per business or tenant at any given time. Sec. 21.11.18 Development Signs A. Maximum Area Development signs shall not exceed thirty-two (32) square feet. B. Maximum Height Development signs shall not exceed six feet (6') in height. C. Number of Signs Each development shall be permitted no more than one (1) sign per commercial development, or one (1) sign per entry of a residential subdivision not to exceed two (2) signs. D. Duration Development signs shall be installed at any time after the issuance of the building permit for a commercial development or after approval of the final plat for a residential subdivision. The development sign must be removed within six (6) months or upon the issuance of a certificate of occupancy for commercial developments, and upon three (3) years or seventy-five percent (75%) of development of a residential subdivision, whichever is less. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 21 Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code Sec. 21.11.19 Real Estate A. Applicability Real estate signs meeting the requirements of this section shall be exempt from the permitting requirements of this Article. B. Maximum Height The maximum height for commercial real estate signs shall not exceed five (5') feet for freestanding ground signs and must be below the roof line for wall signs. C. Maximum Area The maximum area of a commercial real estate sign shall not exceed thirty-two (32) square feet. Residential real estate signs shall not exceed four (4) square feet in area. D. Maximum Number of Signs The maximum number of real estate signs shall be limited to one (1) per lot per street frontage. Sec. 21.11.20 Banners over Public Rights-of- A. General Banners may be erected over public rights-of-way within the City with the ap~,roval uf~thc City ~~lanager or his/her designee. The applicant shall be responsible for ,ccuring any and all necessary permits to erect a banner over a TxDOT right-of-wav and shall provide such information to the City with the application for a banner permit. B. Restrictions Banners o~rr ~xiblic rights-of-way shall be permitted only for non-commercial or charitable ercrtts that are of general interest to the community as a whole and shall be restricted to non-profit or governmental entities. C. Responsibility The applicant shall be responsible for the erection of any banner over public rights-of--way. The banner shall be inspected by the City to ensure the banner is adequately secured. The applicant shall be responsible for removal of any banner erected over public rights-of-way. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 22 Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code D. Maximum Banner Size The maximum area of a banner shall not exceed 144 square feet. The standard banner size shall be four feet (4') wide by thirty-six feet (36') long. Variations to the standard banner size may be approved by the City Manager or his/her designee when differing variations are necessary to contain the entire message within the banner. In no case shall the area exceed the maximum area identified in this section. Sec. 21.11.21 Nonconforming Signs A. General A sign, including its supporting structure, shall be considered nonconforming when it does not conform to all or part of the lxo~~isions of this ,article anc~ 1. was in existence and lawfully locatedprior to the adoption of this Article; 2. was in existence and lawfully located and used in accordance with the provisions of the prior la~t~, ordinance, code or regulation applicable thereto or which was considered Iegally nonconfi~rming there under and has since been incontinuuus or re~~ular use: 3. was in existence, located and used on the premises at the time it was annexed into fltc City and has since been in continuous use; or 4. ~~as in existence and lawfully located and used as an off-premise sign prior to or on Februar~~ I ~), 2Op8. B. Registration Except as to signs constructed before September 1, 2006, it shall be unlawful for anv person to maintain any nonconforming or off-premise sign within the corporate limits of t11e City or its ETJ without having a valid registration number afli xed thereto as required in this section as follows: 1ppl ication To register a nonconforming sign or off-premise sign, application shall be made to the City Manager or his/her designee on forms provided for that purpose. The application shall be accompanied by the payment of the established fees and shall contain the name and address of the owner of the sign, the exact location of the sign, the date of placement, and any other information reasonably required by the City Manager or his/her designee. Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 23 Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code Issuance of Registration Number If the City Manager or his/her designee determines that the nonconforming or off-premise sign is a lawfully nonconforming or off-premise sign, he/she shall issue a registration number to the applicant. The owner of the sign shall cause the registration number to be affixed in a conspicuous place on the registered nonconforming or off-premise sign. Invalidation of Registration The City Manager or his/her designee shall invalidate any registration for a nonconforming oroff-premise sign when: a. it is removed from the premises for any reason; b. it has been damaged or destroyed so as to lose its nonconforming sign status as provided in this Article; c. it has become an abandoned sign. Sec. 21.11.22 Licenses A. Licenses Required Required It shall be unlawful for any person to erect, construct, place, locate, reconstruct, repair, replace or service any sign for compensation without first obtaining a license to do such work from the City Manager or his/her designee. 2. License a. It is unlawful for any person to perform construction work subject to this Article unless the person is licensed as a sign contractor or is exempt under b below. b. A maintenance person who performs work upon a property with more than one property owner is deemed to be performing work for the general public and shall be licensed as a sign contractor. B. It is unlawful for any person to: display or cause a permit to be displayed or to have in one's possession any license for doing any construction work, knowing it to be fictitious or to have been canceled, suspended or altered; Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 24 C Article 11 -Signs and Advertising Devices Schertz Unified Development Code 2. lend or permit the use of any license for doing any construction work to any person not entitled to it; 3. fail or refuse to surrender to the City Manager or his/her designee any license for any construction work that has been suspended or canceled; 4. apply for or have in one's possession more than one current City construction license of the same type; 5. use a false or fictitious name or address in any application for any license or permit provided for in this Article or any renewal or duplicate, or make a false statement or conceal a material fact or otherwise commit fraud in making any application; 6. perform any construction work in the City or its ETJ for which a license is required without having the license or while the license is suspended, expired or canceled; 7. perform any construction work for which a permit is required without having the permit or after the ~~ermil has been suspended, canceled or expired; 8. fail or refuse to make the necessary re~~airs or changes as provided in a written notice issued by the City ~Ianagcr or his/her designee. A separate offense is deemed to be committed rich day after the expiration of the time for corrrctio^ ~xovided in the notice until the work is corrected; or 9. ~~lace or Iea~r a ~xo~~ert~- in such condition that it injures or endangers persons or pro~~erty. Insurance Required It is the duty of all sign contractors who practice their craft within the City to shoe proof of genr-al commercial liability insurance. A current copy of the insurance must be maintained on file with the Building Inspections Division of the City or the sign contractor's license may be revoked. The insurance shall include a m i n i mum of: 1. 5300,000 per occurrence (combined for property damage and bodily injury); 2. $600,000 aggregated (total amount the policy will pay for property damage and bodily injury coverage); and 3. $300,000 aggregate for products and completed operation. A licensed applicant or licensee shall file with the Building Inspections Division a completed certificate of insurance when applying for an initial license, when Formatted: DocInfo Article 11 -Signs and Advertising Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code changing a business name, or upon request by the City Manager or his/her designee. D. The City Manager or his/her designee, within 30 days after the receipt of the completed application, shall issue the license or give a written refusal setting out the reasons for refusal. 1. Application A written application for a sign contractor's license will be submitted to the Building Inspections Division on a Corm ~xcscribcd by the City along with the required initial fee and evidence of t~~o (?1 years experience to include the following: a. required initial fee (as established b~ C'ity Council: b. renewal fee (as established by C i ty Cou nc i I >: c. completed application; d. reference from one (I > financial institution: e. reference from t~~o (Z> su~,~,li~rs: and f. reference from three (31 customers with work performed within the last tno (~ 1 y'cars. 2. Rcnc~~~al ,111 renewals shall be due January 1st of each year. Failure to renew within thirty (30) days after the rcnc~~al date: shall require the applicant to reapply for license at the initial fee rate. 3. Revocation Any 1 icensc issued under this section may be suspended or revoked by the City Manager or hisher designee for the following: a. The City Manager or his/her designee may suspend the license of a person who has been convicted two (2) times within cone-year (1) period of any violation of this Article or other laws, ordinances, codes or regulations applicable hereto. b. If the City Manager or his/her designee decides to suspend a sign contractor's license, the Director shall notify the licensee of the suspension by first class mail to the licensee's last address on record, or by hand delivery to the licensee. Notice by mail will be deemed received three (3) days after posting. Formatted: DocInfo Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code c. The licensee may appeal a suspension decision to the BOA by filing a written request within ten (10) days after receiving notice of the suspension. The BOA shall hold a hearing to determine whether the suspension decision should be sustained or reversed. d. If a licensee's license has been suspended twice in a three (3) year period, and the licensee then commits another violation under this Article or other laws, ordinances, codes and regulations applicable hereto, the City Manager or his/her designee shall notify the BOA. The BOA shall then hold a hearing to consider cancellation of the license. e. Enforcement actions taken under this section are not exclusive and do not affect any other remedies for violations of this Article or other applicable laws, ordinances, codes and regulations. 4. Appeal A person, whose license has been denied or revoked, may appeal in writing along with the filing fee then in effect to the BOA within ten (10) days. Electrical License It shall be unlawful for any person to install and connect electrical systems for a sign within the City and its ETJ without first obtaining a license to do so from the Texas Department of Licensing and Regulation (TDLR) for such work. A sign contractor may subcontract the electrical portion of a project to someone licensed by TDLR. Someone so licensed shall obtain all electrical permits to do such work. 6. Electrical License Registration Electrical contractors shall register with the City's Inspection Department as follows: a. Registration of Company Each electrical company shall register with the Inspection Department and shall provide a copy of general liability insurance in the amount established by the Texas Department of Licensing and Regulation (TDLR) for electrical contractors. b. Application A written application to register an electrical company, along with the established filing fee, shall be submitted to the Director on a form prescribed by the City. Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 27 Article 11 -Signs and Advertising Devices ........................................................................................ Schertz Unified Development Code c. Renewal All registered electrical companies shall renew their registrations annually. All renewals shall be due March 1st of each year. Exception: Licensed sign contractors who hold an electrical license issued by TDLR and who submit a copy of such license with their application, and do not work as an independent electrical company, shall not be required to register as an electrical company. Sec. 21.11.23 Violations A. Unlawful Acts It shall be unlawful for any person, firm or corporation to erect, construct, alter, extend, repair, move, remove, or demolish a sign regulated by this Article, or cause the same to be done in conflict with or in violation of any of the provisions of this Article. B. Notice of Violation The City Manager or his/her de~i~~n~~ is authoriicd to serve a notice of violation or order on the person res~x~nsible for the erection, construction, alteration, extension, repair, movin~s, removing or demolition of a sign in violation of the provisions of this Article or i n ~ iolation of~ a i,ennit issued under the provisions of this Article. Such order shall direct the discontinuance of the illegal action or condition and the abatement of the violation. 1?nd of ;article 11 Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code Article 12 Subdivisions Sec. 21.12.1 Purpose and Applicability A. It is the purpose of this Article to promote sound planning in the subdivision of land, and to provide consistent rules, which protect the public health, safety, and welfare while allowing the legal platting of land. The regulations herein have been made after careful study of existing local conditions and the desirable future development of the City. It is not the desire or the intent of the City to regiment the design of subdivisions of property and its environs, but rather to recommend the utilization, to the fullest extent possible, of good, sound, modern subdivision planning principles. B. It is intended that as much freedom as possible be allo~~ed the indi~ idua~ owners and subdividers in the design and ultimate development of new subdivisions so that they will contribute innovation, individuality, and character to the community's new residential neighborhoods, commercial developments, and industrial districts. At the same time, these rubs are intended to assure that such development provides for: 1. sufficient, adequate major and secondary traffic thoroughfares and public facilities; 2. minimum standards fix facilities: 3. a consistent and equitable pattern of development among neighboring parcels of land: and ~. consistency ~~iUi the City's Comprehensive Land Plan, Master Thoroughfare Plait, Pa~~ks and Open Space Master Plan, and other adopted plans. C. The regulations contained within this Article are adopted under the authority of the Constitution ancG laws of the State of Texas, including particularly LGC Chapter -l~, Chapter 212, and Chapter 242. Pursuant to the authority herein granted, the City Council extends to all of the area within its City limits and its ETJ, the application of all of the terms and provisions in this Article establishing rules and regulations governing plats and subdivisions of land. Sec. 21.12.2 General Provisions A. The owner of a tract of land located within the City limits or in the ETJ of the City who divides the tract in two (2) or more parts to lay out a subdivision of the tract, including an addition to the City, to lay out suburban, building, or other lots, or to lay out streets, alleys, squares, parks, or other parts of the tract intended to be dedicated to public use or for the use of purchasers or owners of lots fronting on or adjacent to the streets, alleys, squares parks or other parts must have a plat of Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code the subdivision prepared. A division of a tract under this section includes a division regardless of whether it is made by using a metes and bounds description in a deed of conveyance or in a contract for a deed, by using a contract of sale or other executory contract to convey, or by using any other method. B. No person shall create a subdivision of land within the City or within its ETJ without complying with the provisions of this Article, and all plats and subdivisions of any such land shall conform to the rules and regulations set forth in this Article. C. In addition to any other remedy provided by law, the City and its officers shall have the right to enjoin any violation of this UDC by injunction issued by a court of common jurisdiction. D. All land subdivided or platted into lots, blocks and streets within the Ciry or within its ETJ, as provided by State law, shall comply in full with the requirements of this UDC. No plat shall be filed in the office of the County Clerk for a tract within the City or its ETJ unless it is approved by the Planning and Zoning Commission or the City Manager or his/her designee, as applicable. E. The City has requested each County in which the City is located not to issue a permit for the installation of septic tanks on any lot in a subdivision for which a final plat has not been approved and filed for record, or any lot in a subdivision in which the standards contained herein or referred to herein have not been complied with in full. F. No permit shall be issued for any structure on a lot in a subdivision for which a final plat has not been approved and filed for record, nor for any structure on a lot within a subdivision in which the standards contained herein have not been complied with in full. G. The City shall not authorize any person nor shall the City itself repair, maintain, install or provide any streets or public utility services in any subdivision for which a final plat has not been approved and filed for record, nor in which the standards contained herein or referred to herein have not been complied with in full. H. The City shall not authorize any person nor shall the City itself sell or supply any water or sewer service within a subdivision for which a final plat has not been approved or filed for record, nor in which the standards contained herein or referred to herein have not been complied with in full. Disapproval of a plat by the Planning and Zoning Commission shall be deemed a refusal by the City to accept the offered dedications shown thereon. Approval of a plat shall not impose any duty upon the City concerning the maintenance or improvement of any such dedicated parts until the proper authorities of the City have actually appropriated the same by entry, use, or improvement. Any such dedication, before or after actual appropriation may be vacated by the City in any manner provided by law. Formatted: DocInfo Article 12 -Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code J. On behalf of the City, the City Attorney shall, when directed by the City Council, institute appropriate action in a court of competent jurisdiction to enforce the provisions of this UDC or the standards referred to herein with respect to any violation thereof which occurs within any area subject to all or part of the provisions of this UDC. K. In addition thereto, any abutting owner or lessee or other person prejudicially affected by the violation of the terms of this UDC may resort to any court of competent jurisdiction for any writ or writs, or to obtain such relief, either in law or equity, as maybe deemed advisable in these premises. L. If any subdivision exists for which a final plat has not bce^ approved or in which the standards contained herein or referred to hereln have not been complied with in full, the City Council shall take appropriate action reciting the fact.of such noncompliance of failure to secure final plat approval. Reciting the Cacti of such noncompliance or failure to secure the final plat approval, and reciting the fact that the provisions of sections 21.12.2.G through ~ I.12.~.K of this Article will apply to the subdivision and lots herein, the City Secretary shall, when direetedby the City Council, cause certified copy of such action under the seal of the City to be filed in the Deed Records of the county or counties in ~~hieh such subdivision or part thereof lies. If full compliance and final plat approval are secured after the filing of such action, the Cite Secretary shall lurth~ti~ith file an instrument in the Deed Records of such cotmt_v or cowttics stating that sections 21.12.2.B through 21.12.2.K no longer apply. M. The provisions of this i~rticle shall not be construed to prohibit the issuance of permits Cor anv lots upon which a residential building exists and was in existence prior Lo passage of~ this UDC nor to prohibit the repair, maintenance, or installation of anv street or public utility services for, to or abutting any lot, the last recorded eon~evance of which prior to passage of this UDC was by metes and bounds, and/or anv subdivision, or lot therein, recorded or unrecorded, which subdivision was in ~sistence prior to the passage of this UDC. Sec. 21.12.3 Pro-:1pplication Conference Prior to the official 1~iling oC an application for approval of a plat or plan for a subdivision, the subdivider, at his/her option, may consult with and present a proposed plan for the subdivision to the City Manager or h i s;-tier designee for comments and advice on the procedures, specifications, and standards required by the City for the subdivision of land. At such a meeting the City Staff will be able to make any suggestions that would direct the proposed subdivision toward desirable objectives and possibly prevent unnecessary work and expense if objectives are not met. This step does not require formal application or fee. No vesting shall occur under this Article in accordance with section 21.1.6. Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code Sec. 21.12.4 Application Required Any proposed plan for subdivision or development of a property under this Article shall be accompanied by a completed application for the proposed development. No vesting shall occur in accordance with section 21.1.6 of this UDC until a completed application has been submitted in accordance with the requirements of this Article. Filing "checklists" provided by the City to assist applicants shall not change or override any filing requirements set forth in this UDC. Sec. 21.12.5 Subdivision Master Plan A. General Where required by section 21.12.6, a Subdivision ~~lastcr Plan ,hall be prepared and submitted in accordance with this Article. B. Submittal Requirements for Subdivision Master Plan An application fora Subdivision Maslcr Plan shall include the following information and documents: 1. Completeness Requirement, a. appropriate fc~s: b. application sigu~d and notariicd by owner; c. agent aulhoriiation letter; d. Ic~;al metes and bounds description; e. subdi~isionMastcrPlanchecklist; f. traffic Impact Analysis Determination form; g. 15 folded black line or blue line copies at 18"X24" or 24"X36"; h. oue (1) folded 11"X17" reduction of exhibit; i. one (1) CD containing a digital copy of the plan in PDF format; and j. completed application for street name approval acknowledged by Bexar Metro 911, the United States Postal Service, and the applicable County Clerk's Office. 2. Technical Requirements a. location/vicinity map with north arrow; Formatted: DocInfo Article 12 -Subdivisions Schertz Unified Development Code b. title block located in lower right corner including subdivision name, acreage, survey name and abstract number, City, County and preparation date; c. legend, if abbreviations or symbols are used; d. name, address and phone number of owner, developer, applicant, and surveyor; e. north arrow; f. graphic and written scale (minimum 1"=100'); g. surveyed property boundaries with bearings and distances; h. legal metes and bounds description with calls matching boundary dimensions and distances; i. lot dimensions; j. location of significant natural features, including floodplains, water courses and wooded areas; k. location of significant manmade features, including railroads, buildings, utilities, or physical features; 1. for residential subdivisions, a minimum of two (2) points of public access to existing public streets; m. right-of-way dedications or reservations; n. location of existing and proposed Federal Emergency Management Agency (FEMA) 100-year floodplain limits with elevations; o. existing and proposed topography at five foot (5') contour intervals including drainage channels and creeks; p. outline of all property offered to be dedicated to the City for parkland dedication; q. outline of all property to be maintained as private parkland; r. land use, zoning, subdivision name, owner name and address, and recording information for all adjacent properties; s. schematic layout of tract to be subdivided, any remainder tract, and relationship of proposed subdivision to adjacent properties and existing adjoining development; Formatted: DocInfo Article 12 -Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code t. designation of each phase of development, the order of development, and a schedule for the development of each phase; u. table indicating the phasing, acreage, land uses, zoning, and anticipated dwelling units for each phase; v. arterial, collector, and local street layout; w. provision for water, wastewater and storm drainage facilities to serve the development; x. any additional information as requested to clarify the proposed development; y. provide the following notes: i. "The thoroughfare alignments sho~~n on this exl>ibit are for illustration purposes and do not set the alignment. Alignment is defirn~ined at time of final plat"; ii. "According to Flood Insurance Rate Map, Panel dated a 100-year floodplain {does or does not; exist on this site"; iii. ",111 private opc^ space, common areas, greenbelts, drainage easemrnt etc. are the responsibility of the de~rloper or its successors and/or assigns"; and i~~. State anv and all waivers requested for the master plan; and z. pro~~idc the following acknowledgement and certificate: "This ~~faster Plan of the development has been submitted to and considered by the Planning and Zoning Commission of the City of Schertz, Texas and is hereby approved by such Commission. Dated this day of , 20 By: Chairperson Secretary " Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code Sec. 21.12.6 Subdivision Master Plan Process A. Applicability 1. The provisions of this section are authorized under LGC Chapter 212 and shall be applicable to all areas within the City limits and throughout the City's ETJ. A Subdivision Master Plan is required to provide for review of certain developments for compliance with the Comprehensive Land Plan, this UDC, any additional adopted plans (i.e. Water, Wastewater, Transportation, Drainage), the compatibility of land uses and the coordination of improvements within and among individual parcels of land or phases of development prior to a~~~xo~al oC a ~~reliminary or final plat. 2. A Subdivision Master Plan is required for anv de~rlo~~ment merling the following criteria: a. the property is undeveloped, is under one (I > o~~nership, and is greater than fifty (50) acres in siie: b. the proposed subdivision of land is to occur inphases; c. the proposed subdivision ~~ill require off-site road, drainage or utility connection, or im~xo~ements that will have a substantial impactor effect un other ~~roE~erties or developments; or d. the property is part of a Development Agreement under section 21.4.10. 3. If a preliminary plat encompasses the entire development, a Subdivision Master Plan will not be"required. B. Application Requirements 1. Application Required Any request for a Subdivision Master Plan shall be accompanied by an application prepared in accordance with the Development Services Department Development Manual. 2. Accompanying Applications An application for a Subdivision Master Plan may be accompanied by an application for a preliminary plat for the first phase of development. Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code C. Processing of Application and Decision Submittal An application for a Subdivision Master Plan shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall forward a copy of the proposed plan to other appropriate departments for review and recommendation. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the Planning and Zoning Colnlnission for consideration. Recommendation by the Parks and Recreation Advisory Board Prior to consideration by the Planning and Zoning Commission, the Subdivision Master Plan shall be reviewed by the Director of Parks, Recreation and Community Services for consistency with the Parks and Open Space Master Plan and any other applicable plans of the City. The Parks and Recreation Advisory Board shall provide a written recommendation to the Planning and Zoning Commission with respect to the acceptability of any area proposed for dedication as public parkland. Decision by the Planning and Zoning Commission The Planning and Zoning Commission shall receive the written recommendation of the Director of Parks, Recreation and Community Services and the City Manager or his/her designee and shall consider the proposed Subdivision Master Plan. The Planning and Zoning Colnlnission may vote to approve, approve with conditions, or deny the proposed Subdivision Master Plan. The applicant may appeal the decision of the Planning and Zoning Commission to the City Council for consideration. The City Council shall act on an appeal within thirty (30) days after the date of the Planning and Zoning Commission's action. 4. Acceptance of Subdivision Master Plan Approval of a Subdivision Master Plan by the Planning and Zoning Commission shall be deemed as an expression of the approval of the layout submitted on the master plan as a guide to the final design of streets, water, sewer and other required improvements and utilities and to the preparation of a preliminary plat in accordance with the requirements of this UDC. Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code D. Criteria for Approval The Planning and Zoning Commission, in considering final action on a Subdivision Master Plan, should consider the following criteria: 1. the Subdivision Master Plan is consistent with all zoning requirements for the property or any development regulations approved as part of a Development Agreement; 2. the proposed provision and configuration of roads, water, wastewater, drainage and park facilities are adequate to sere each phase of the subdivision; 3. the schedule of development is feasible and prudent and assures that the proposed development will progress to completion ~~ithin the time limits proposed; 4. if the land lies within a Planned Dc~-clopment (PDD1 zuiung district or is part of an approved Development ,Agreement, the proposed Subdivision Master Plan conforms to the PDD disU~ict re~~ulatious and is consistent with the incorporated Conceptual Plan or any development regulations contained in the approved Development Agreement; and 5. the location, size and sequence of the phases of development proposed assures orderl~~ and efLicient development of the land subject to the plan. E. Expiration and F~tenSlOn Expiration The approval of a Subdivision Master Plan shall remain in effect for a period of t,~o (2) years after the date the application was approved or conditionally approved by the Planning and Zoning Commission, during which period the applicant shall submit and receive approval for a preliminary plat for any portion of the land subject to the Subdivision Master ['Ian. If a preliminary plat has not been approved within the two (2) Fear period, the Subdivision Master Plan approval, unless extended, shall expire and the plan shall be null and void. 2. Extension At the request of the property owners or their representative, the expiration date for approval of a Subdivision Master Plan may be extended by the Planning and Zoning Commission for a period not to exceed one (1) year. A Subdivision Master Plan is not subject to reinstatement following expiration. Formatted: DocInfo ~Snmeis;~ ,,.., 9 Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code Revisions Following Approval of Subdivision Master Plan Minor Changes Minor changes in the design of the subdivision subject to a Subdivision Master Plan may be incorporated in an application for approval of a Preliminary Plat without the necessity of filing a new application for approval of a Subdivision Master Plan. Minor changes shall include adjustment in street or alley alignments, lengths, and paving details, and adjustment of lot lines that do not result in creation of additional lots, provided that such changes are consistent ~t ith any approved prior applications. 2. Amendments All other proposed changes to the desi~~n of the subdivision subject to an approved Subdivision Master Plan shall be deemed major amendments that require submittal and approval oC a ne~~ application for approval of a revised Subdivision Master Plan before approval of~ a Preliminary Plat. Sec. 21.12.7 Preliminarv Plat A. General Where required by section 21.12.8, a Preliminary Plat shall be prepared and submitted in accordance with this Article. B. Submittal Requirements for Preliminary Plat An application for a preliminary plat shall include the information required by the Development Services Department Development Manual. Sec. 21.12.8 Preliminary Plat Process A. Applicability The provisions of this section are authorized under LGC Chapter 212 and shall be applicable to all areas within the City's limits and throughout the City's ETJ. A Preliminary Plat is required to determine the general layout of the subdivision, the adequacy of public facilities needed to serve the intended development and the overall compliance of the land division with applicable requirements of this UDC. 2. A Preliminary Plat may be submitted for any phase of development consistent with an approved Subdivision Master Plan. Where a Subdivision Master Plan is not required and the area to be platted is part of a larger tract of land, the preliminary plat must encompass the entire tract of land under ownership of the subdivider and shall provide a preliminary Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code layout of streets, lots, blocks, utilities and drainage for the larger tract. A final plat may be submitted for individual lots to be platted out of the larger parcel. B Application Requirements Application Required Any request for a preliminary plat shall be accompanied by an application prepared in accordance with the Development Services Department Development Manual. Accompanying Applications An application for a preliminary plat may be accompanied by an application for a Master Plan for the entire area to be platted or for any portion of the proposed preliminary plat. C Processing of Application and Decision Submittal An application for a preliminary plat shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall forward a copy of the plat to other appropriate departments for review and recommendation. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the Planning and Zoning Colnlnission for consideration. Decision by the Planning and Zoning Commission The Planning and Zoning Commission shall receive the written recommendation of the City Manager or his/her designee and shall consider the proposed preliminary plat. The Planning and Zoning Commission shall act on the plat within thirty (30) days after the date a complete application is filed. The Planning and Zoning Commission must approve a preliminary plat that is required to be prepared in accordance with this section and that satisfies all applicable regulations of this UDC. The Planning and Zoning Commission may vote to approve with conditions or deny a preliminary plat that does not satisfy all applicable regulations of this UDC. The applicant may appeal the decision of the Planning and Zoning Commission to the City Council for consideration. The City Council shall act on an appeal within thirty (30) days after the date of the Planning and Zoning Commission's action. Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code 3. Acceptance of Preliminary Plat Approval of a preliminary plat by the Planning and Zoning Commission shall be deemed as an expression of the approval of the layout submitted on the plat as a guide to the final design of streets, water, sewer and other required improvements and utilities and to the preparation of a final plat in accordance with the requirements of this UDC. D. Criteria for Approval The Planning and Zoning Commission, in eonsidcring final action on a Preliminary Plat, should consider the followin~~ criteria: 1. the plat is consistent with all zoning requirements fix the property or any approved Development Agreement; 2. the plat conforms to the general layout of the Subdivision Master Plan (if applicable) and is consistent with the phasing elan appro~rd therein; 3. the proposed provision and configuration of roads, water, wastewater, drainage and park facilities conform to the master facilities plans for the facilities, including without limitation the ~~atcr facilities, wastewater facilities, transportation, drainage and other master facilities plans; and 4. the proposed provision and configuration of roads, water, wastewater, drainage and park facilities, and easements and rights-of--way are adequate to scar the subdivision. E. F.xpilation and Extension Expiration The approval o[ a preliminary plat shall remain in effect for a period of two (2) years after the date the application was approved or conditionally approved by the Planning and Zoning Commission, during which period the applicant shall submit and receive approval for a final plat for any portion of the land subject to the preliminary plat. If a final plat has not Veen approved within the two (2) year period, the preliminary plat approval, unless extended, shall expire and the plat shall be null and void. Extension At the request of the property owners or their representative, the expiration date for approval of a preliminary plat may be extended by the Planning and Zoning Commission for a period not to exceed six (6) months. A preliminary plat is not subject to reinstatement following expiration. Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code Revisions Following Approval of Preliminary Plat Minor Changes Minor changes in the design of the subdivision subject to a Preliminary Plat may be incorporated in an application for approval of a Final Plat without the necessity of filing a new application for approval of a Preliminary Plat. Minor changes shall include a revision to plat notes, a revision to street or alley lengths, paving details, scrivener's errors, adjustment of lot lines that do not result in the, increase or creation of additional lots or additional acreage, or chan~~~s or clarifications to easements, provided that such changes are consistent with any approved prior applications. 2. Major changes include the reconfiguration of~ str~~t or alley ali~~nments, the addition of streets or alleys, an incrcas~ in the number oC lots or acreage, the addition or revision of a writ }xc~iously a~,~,roved by the Preliminary Plat, any change to the open spa c c d~ d i c a t i on requirement, changes to drainage, changes to flood plain data, and any other changes that may not be included herein as determ i n ~ d by the Planning Department. Major changes shall require submittal of a revised Master Plan and Preliminary Plat. Amendments All other proposed changes to the design of the subdivision subject to an approved Preliminary Plat shall be deemed major amendments that require submittal and approval of a new application for approval of a Preliminary Plat before approval of a Final Plat. Approval of major revisions to an approved Preliminary Plat shall occur prior to the date any approved Subdivision Master Plan would have expired for the same land. Sec. 21.12.9 Final Plat A. General Where required by section 21.12.10, a Final Plat shall be prepared and submitted in accordance with this Article. B. Submittal Requirements for Final Plat Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code An application for a final plat shall include the information required by the Development Services Department Development Manual. Sec. 21.12.10 Final Plat Process A. Applicability The provisions of this section are authorized under LGC Chapter 212 and shall be applicable to all areas within the City's limits and throughout the City's ETJ. A Final Plat is required to assure that the division or development of the land subject to the plat is consistent with all standards of this UDC pertaining to the adequacy of public facilities, that public improvements to serve the subdivision or development have been installed and accepted by the City or that provision for such installation has been made, that all other requirements and conditions have been satisfied or provided for to allow the plat to be recorded, and to assure that the subdivision or development meets all other standards of this UDC to enable initiation of site preparation activities for any lot or tract subject to the plat. Approval of a Final Plat shall be required prior to any non- exempt division of land and prior to any site preparation activities for a lot or tract of land that requires installation of public improvements on or adjacent thereto. 2. A Final Plat may be submitted for any phase of development consistent with an approved Preliminary Plat. B. Application Requirements Application Required Any request for a final plat shall be accompanied by an application prepared in accordance with the Development Services Department Development Manual. 2. Accompanying Applications An application for a final plat shall be accompanied by a letter of approval from the City Engineer and/or the Director of Public Works approving the public infrastructure improvement construction plans showing details of streets, alleys, culverts, bridges, storm sewers, water mains, sanitary sewers and other engineering details of the proposed subdivision. Such plans shall be prepared by a registered professional engineer and shall conform to the standard specifications established by the City. Approval of any public infrastructure improvement plans is required prior to final plat application. Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code C. Processing of Application and Decision Submittal An application for a final plat shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall forward a copy of the plat to other appropriate departments for review and recommendation. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before pro~~iding a recommendation on the application. After appropriate re~ie~~, the City [~'[anager or his/her designee shall forward a written recommendation to the Planning and Zoning Commission for consideration. Decision by the Planning and Zoning Commission The Planning and Zoning Commission shall recei~-e the written recommendation of the Cit`~ ~~lanager or his/her designee and shall consider the proposed final plat. The Planning and Zoning Commission shall act on the plat within thirty (~O) clays after the date a complete application is filed. The Planning and Zonin~~ Commission must approve a final plat that is required to be prepared in accordance with this section and that satisfies all applicable regulations of this UDC. The Planning and Zoning Commission may vote to approve with conditions or deny a final plat that does not satisfy all applicable regulations of this UDC. The applicant may appeal the decision of the Planning and Zoning Ce~mmission to the City Council for consideration. The City Council shall act on an appeal witlun thirty (30) days after the date of the Planning and Zoning Commission's action. D. Criteria for Approval The Planning and Zoning Commission, in considering final action on a Final Plat, should consider the following criteria: the Final Plat conforms to the approved Preliminary Plat, except for minor changes that may be approved without the necessity of revising the approved Preliminary Plat; and 2. the final layout of the subdivision or development meets all standards for adequacy of public facilities contained in this UDC; Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code E. Expiration and Extension Expiration The approval of a final plat shall remain in effect for a period of two (2) years after the date the application was approved or conditionally approved by the Planning and Zoning Commission, during which period the applicant shall submit any required revisions for approval and recordation of the plat. If the final plat has not been recorded within the two (2) year period, the final plat approval, unless extended, shall expire and the plat shall be null and void. Extension At the request of the property owner or their representati~r, the expiration date for approval of a final plat may be extended by the Planning and Zoning Commission for a period not to exceed six (6) months. A final plat is not subject to reinstatement following expiration. Revisions to Final Plat Approved Final Plat An applicant may make minor changes to an approved Final Plat to reflect changes arising from installation of public improvements thereafter, provided that the approved Final Plat has not been recorded and that approval of the revised Final Plat occurs prior to expiration of approval of the initial Final Plat application. The City Manager or his/her designee is authorized to approve minor changes to an approved Final Plat. If the approved Final Plat has been recorded, an amending plat or replat must be approved and recorded. 2. Conditionally Approved or Denied Plat Following conditional approval or denial of a Final Plat application, the applicant may submit a revised Final Plat application, together with any revised public infrastructure improvement construction plans, for approval. The City Manager or his/her designee is authorized to approve revisions required for conditional approval of the final plat. Revisions to a plat which was denied shall be approved by the Planning and Zoning Commission. Approval of a revised plat is required prior to the original expiration date of any approved Preliminary Plat for the same land. a. Filing of security in-lieu of completing construction shall be in accordance with section 21.4.15. Where public infrastructure improvements have been installed prior to recording of the plat, the property owner shall submit a maintenance bond in accordance with section 21.4.15 from each contractor, three (3) sealed sets of Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code "as built" plans or record drawings, and one (1) CD containing a digital copy of all plans (in a format as determined by the Department of Public Works), together with a letter stating the contractors' compliance with section 21.4.15, and bearing sealed certification by the design engineer that all public improvements have been constructed in compliance with all City construction standards. The property owner also shall submit copies of the approved Final Plat with any required revisions on mylars and in the format and number required by the Planning Division. Where public improvements have yet to be completed in connection with an approved Final Plat, the property owner shall submit in the format and number required by the City Manager or his/her designee, copies of the approved Final Plat with any required revisions on mylars and in the format and number required by the Planning Division for signing and recording. b. Upon notification of acceptance of required public improvements or filing of security in-lieu of infrastructure construction, the City Manager or his/her designee shall procure the signature of the chair of the Planning and Zoning Commission on the plat and shall promptly cause the plat to be recorded. G No final plat will be received for recording until all back taxes owed to the City have been paid in full and a certified copy of a Tax Certificate from the applicable school district and county tax office has been received for the subject property. Sec. 21.12.11 Minor Plat Process A. Applicability The provisions of this section are authorized under LGC Chapter 212 and shall be applicable to all areas within the City's limits and throughout the City's ETJ. A minor plat may be submitted for approval where the proposed division of land involves four (4) or fewer lots fronting onto an existing street and not requiring the creation of any new street or the extension of municipal facilities. B C Application Requirements Any request for a minor plat shall be accompanied by an application prepared in accordance with the Development Services Department Development Manual. Processing of Application and Decision Submittal An application for a minor plat shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City .Formatted: ~ocmfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code Manager or his/her designee may, at his/her option, forward a copy of the plat to other appropriate departments for review and recommendation. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. 2. Minor Plat Approval In accordance with LGC section 212.0065, the City Manager or his/her designee may approve a minor plat. The Cite Manager or his/her designee may, for any reason, elect to present the plat f~~r appro~,al to the Planning and Zoning Commission. The City ll~lanager or his; her designee shall not disapprove a minor plat and shall be required to refer any plat for which approval is refused to the Planning and Zoning Commission. Nra minor plat is referred to the Planning and Zoning Commission, the Planning and Zoning Commission shall act on the plat ~~ithin thirty (~(1) da}~s after the date of the City Manager or his/her designee's determination. Contents of Minor Plat An application for a minor plat shall include the same information and documents required for approval of a f i nal plat in accordance with section 21.12.9. D. Criteria for Approval The Cily [~~lanagcr or his~hcr designee in considering final action on a minor plat should consider the follo~~in~~ criteria: the minor plat is consistcnC with all zoning requirements for the property, all other requirements" of this UDC that apply to the plat, and any regulations contained in an approved Development Agreement; all lots to be created by the plat already are adequately served by all required City utilities and infrastructure; and the plat does not require the extension of any municipal facilities to serve any lot within the subdivision. E. Expiration and Extension Expiration The approval of a minor plat shall remain in effect for a period of two (2) years after the date the application was approved or conditionally approved by the City Manager or his/her designee or the Planning and Zoning Commission on appeal, during which period the applicant shall submit any required revisions for approval and recordation of the plat. If Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code the minor plat has not been recorded within the two (2) year period, the plat approval shall expire and the plat shall be deemed null and void. 2. Extension At the request of the property owners or their representative, the expiration date for approval of a minor plat may be extended by the Planning and Zoning Commission for a period not to exceed six (6) months. A minor plat is not subject to reinstatement following expiration. F. Plat Recordation The property owner shall submit the approved minor plat, following any required revisions, to the City Manager or his/her designee, who shall cause the plat to be recorded in the property records of the county in which the land is located. Sec. 21.12.12 Amending Plat Process A. Applicability The provisions of this section are authorized under LGC Chapter 212 and shall be applicable to all areas within the City's limits and throughout the City's ETJ. An amending plat may be filed in accordance with the procedures and requirements set forth in LGC section 212.016 and may be recorded and is controlling over the preceding plat without vacation of that plat and without notice and hearing, if the amending plat is signed and acknowledged by the owners of the property being replatted and is solely for one or more of the following purposes: 1. to correct an error in a course or distance shown on the preceding plat; 2. to add a course or distance that was omitted on the preceding plat; 3. to correct an error in a real property description shown on the preceding plat; 4. to indicate monuments set after the death, disability, or retirement from practice of the engineer or surveyor responsible for setting monuments; 5. to show the location or character of a monument which has been changed in location or character or that is shown incorrectly as to location or character on the preceding plat; 6. to correct any other type of scrivener or clerical error or omission previously approved by the municipal authority responsible for approving plats, including lot numbers, acreage, street names, and identification of adjacent recorded plats; Formatted: DocInfo Article 12 -Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code 7. to correct an error in courses and distances of lot lines between two (2) adjacent lots if: a. both lot owners join in the application for amending the plat; b. neither lot is abolished; c. the amendment does not attempt to remove recorded covenants or restrictions; and d. the amendment does not have a materially adverse effect on the property rights of the other owners in the plat; 8. to relocate a lot line to eliminate an inadvertent encroachment of a building or other improvement on a lot line or easement; 9. to relocate one or more lot lines between one or more adjacent lots if: a. the owners of all those lots join in the application for amending the plat; b. the amendment does not attempt to remove recorded covenants or restrictions; or c. the amendment does not increase the number of lots. 10. to make necessary changes to the preceding plat to create six (6) or fewer lots in the subdivision or a part of the subdivision covered by the preceding plat if: a. the changes do not affect applicable zoning and other regulations of the municipality; b. the changes do not attempt to amend or remove any covenants or restrictions; and c. the area covered by the changes is located in an area that the Planning and Zoning Commission or City Council has approved, after a public hearing, as a residential improvement area; or 11. to replat one or more lots fronting on an existing street if: a. the owners of all those lots join in the application for amending the plat; b. the amendment does not attempt to remove recorded covenants or restrictions; c. the amendment does not increase the number of lots; and ,Formatted: Docinfo ~Snmeis;~ ,~>,~>,' 20 Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code d. the amendment does not create or require the creation of a new street or make necessary the extension of municipal facilities. B. Application Requirements Any request for an amending plat shall be accompanied by an application prepared in accordance with the Development Services Department Development Manual. C. Processing of Application and Decision Submittal An application for an amending Mat shall be submitted to the City Manager or his/her designee. The City Manager or hisher dcsi~~i~ee shall review the application for completeness in accordance ~~ith sccliou 21.4.2. The City Manager or his/her designee may, at hisher option, forward a copy of the plat to other appro~,riate departments for review and recommendation. The City Manager or hisher desi~snec shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. Amending Plat Approval In accordance ~~ith LGC sectio^ ? I?.(1065, the City Manager or his/her designee may approve an amending plat. The City Manager or his/her designee may, for any reason, elect to present the plat for approval to the Planning and Zoning Commission. The City Manager or his/her designee shall not disapprove an amending plat and shall be required to refer any plat for ~~hich appro~~al is refused to the Planning and Zoning Commission. 1 f an amending plat is referred to the Planning and Zoning Commission, the Planning and Zoning Commission shall act on the plat within thirty (30) days after the date of the City Manager or his/her designee's determination. Planning and Zoning Commission Review of Administratively Approved Plats The City Manager or his/her designee shall provide a quarterly report to the Planning and Zoning Cornrnission containing a surnrnary of plats that have been administratively approved during that quarter and shall include a copy of the approved plat for review by the Planning and Zoning Cornrnission. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 21 Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code D. E. Contents of Amending Plat An application for an amending plat shall include the same information and documents required for approval of a final plat in accordance with section 21.12.9. Expiration and Extension Expiration The approval of an amending plat shall remain in effect for a period of two (2) years after the date the application was approved or conditionally approved by the City Manager or his/her designee or the Planning and Zoning Commission on appeal, during which period the applicant shall submit any required revisions for approval and recordation of the plat. If the amending plat has not been recorded within the two (2) year period, the plat approval shall expire and the plat shall be deemed null and void. Extension At the request of the property owners or their representative, the expiration date for approval of an amending plat may be extended by the Planning and Zoning Commission for a period not to exceed six (6) months. An amending plat is not subject to reinstatement following expiration. Plat Recordation The property owner shall submit the approved Amending Plat, following any required revisions, to the City Manager or his/her designee, who shall cause the plat to be recorded in the property records of the county in which the land is located. Sec. 21.12.13 Replat Process A. Applicability The provisions of this section are authorized under LGC Chapter 212 and shall be applicable to all areas within the City's limits and throughout the City's ETJ. A replat is any plat that complies with LGC sections 212.014, 212.0145, and 212.015, as amended, which is generally submitted to replat a subdivision or part of a subdivision without vacation of the original plat. Replatting a portion of a recorded lot is not permitted. A replat does not itself constitute approval for development of the property. B. Application Requirements Any request for a replat shall be accompanied by an application prepared in accordance with the Development Services Department Development Manual. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 22 Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code C. Processing of Application and Decision Submittal An application for a replat shall be submitted to the City Manager or his/her designee. The City Manager or his/her designee shall review the application for completeness in accordance with section 21.4.2. The City Manager or his/her designee shall forward a copy of the plat to other appropriate departments for review and recommendation. The City Manager or his/her designee shall notify the applicant of items requiring correction or attention before providing a recommendation on the application. After appropriate review, the City Manager or his/her designee shall forward a recommendation to the Planning and Zoning Colnlnission for consideration. Notification Requirements An application for a replat requires notification in accordance with LGC section 212.015. Published notice and written notice to property owners within 200 feet who are also within the original subdivision shall be provided in accordance with the requirements of LGC. Decision by the Planning and Zoning Commission The Planning and Zoning Colnlnission shall hold a public hearing and receive the recommendation of the City Manager or his/her designee and steal I consider the proposed replat. The Planning and Zoning Commission shall act on the plat within thirty (30) days after the date a complete application is Ciled. The Planning and Zoning Commission must approve a replat that is required to be prepared in accordance with this section and that satisfies all applicable regulations of this UDC. The Planning and Zoning Commission may vote to approve with conditions or deny a replat that does not satisfy all applicable regulations of this UDC. The applicant may appeal the decision of the Planning and Zoning Commission to the City Council for consideration. The City Council shall act on an appeal ~~ ithin hurry (30) days after the date of the Planning and Zoning Comnussion's action. D. Contents of Replat An application for a replat shall include the same information and documents required for approval of a final plat in accordance with section 21.12.9. E. Criteria for Approval The Planning and Zoning Commission in considering final action on a replat should consider the following criteria: Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 23 Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code 1. the replat is consistent with all zoning requirements for the property, all other requirements of this UDC that apply to the plat, and any regulations contained in an approved Development Agreement; 2. the replat is signed and aclrnowledged by only the owners of the property being replatted; 3. a public hearing was held and parties in interest and citizens have had an opportunity to be heard; and 4. the replat does not attempt to amend or rcnx~~c any covenants or restrictions. Protests If the replat application is accompanied by a ~ariancc petition and is protested in accordance with this section, approval of the replat shall require the affirmative vote of at least three-fourths (3/4) of the members of the Planning and Zoning Commission present at the meeting. For a Icgal protest, ~~ rittcn instruments signed by the owners of at least twenty percent (~O°~>> of~ the area of the lots or land immediately adjoining the area co~crcd b~~ the replat application and extending 200 feet from that area, but within the original subdir ision, must be filed with the Planning and Zoning Commission prior to the close of the public hearing. In computing the percentage of land area under this section, the area of streets and alleys shall be included. G. Expiration and FStenSlOn Expiration The approval of~ a replat shall remain in effect for a period of two (2) years after the date the application was approved or conditionally approved by the Planning acid Zoning Commission, during which period the applicant shall submit any required revisions for approval and recordation of the plat. If the replat has not been recorded within the two (2) year period, the plat approval shall expire and the plat shall be deemed null and void. 2. FXLeDSlon At the request of the property owners or their representative, the expiration date for approval of a replat may be extended by the Planning and Zoning Commission for a period not to exceed six (6) months. A replat is not subject to reinstatement following expiration. Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 24 Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code H. Plat Recordation The property owner shall submit the approved replat, following any required revisions, to the City Manager or his/her designee, who shall cause the plat to be recorded in the property records of the county in which the land is located. Sec. 21.12.14 Reserved Sec. 21.12.15 Waivers A. General The Planning and Zoning Colnlnission Inay authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest. In making their findings, the Planning and Zoning Commission shall take into account the nature of the proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the Planning and Zoning Colnlnission finds: That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this UDC. Such findings of the Planning and Zoning Commission, together with the specified facts upon which such findings are based, shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDC so that the public health, safety, and welfare may be secured and justice done. B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver. C. Such findings together with the specific facts on which such findings are based shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such exception is granted. D. Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law, ordinance, code or regulation of the City. Formatted: DocInfo Article 12 -Subdivisions ........................................................................ Schertz Unified Development Code E. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article maybe appealed to the City Council. When considering an appeal, the City Council shall consider the same standards as the Planning and Zoning Commission as outlined above. End of Article 12 Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Article 13 Land Disturbing Activities and Drainage Sec. 21.13.1 Clearing and Grading A. No removal of trees, land clearing and grading shall occur without the required approvals and permits. Clearing and grading activity shall be limited to the limits of grading area identified on the approved grading plan. A clearing and grading permit is required by the City and can be applied for once the final plat has been approved by the Planning and Zoning Commission. B. All clearing and grading permits shall be rc~ic~~cd by the City Engineer and Public Works Department and approved by the Cite ~~lana~~cr or his/her designee. C. The following shall be exempt from the requirement fix clearing and grading permit: 1. grading and clearing in emergency situations i m~ o l ~ i n g immediate danger to life and property or substantial fire haiards: 2. the removal of underbrush, dyad trees or diseased or damaged trees which constitute a hazard to life and ~xopert~~ based upon field inspection verification; and 3. grading and elearin~~ ~~ractiees associated with normal agricultural crop operations, excludin~~ timber cutting. Sec. 21.13.2 Draina~c A. ,Applicability. The pro~isiolrs of this section shall apply to any capital improvement project, a~~~~licatiort for subdivision plat, master development plan, or building permit approval except as otherwise provided by this chapter. A slormwater managemenC plan shall be provided as set forth in section 21.13.3. B. slormwater Mana~~ement Program ~VStem Criteria a. All stormwater management facilities, or combination of facilities, shall be designed for ultimate development. Facilities with drainage areas less than one hundred (100) acres shall be designed for atwenty-five-year storm. Facilities with drainage areas over one hundred (100) acres or areas within a designated floodplain shall be designed fora 100-year storm or atwenty-five-year storm plus. b. Freeboard (based on Table 21.13.2I) if that elevation is higher. Detention facilities and streets are exceptions to the frequency criteria cited above. Detention facility outflows will be designed Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code c. for five (5) year, twenty-five (25) year and one hundred (100) year frequency storms. Refer to subsection 3(g) for specific drainage design criteria for streets. Three (3) development conditions shall be analyzed for each development. Existing Conditions. This refers to current development conditions in the watershed and on-site. Use as the baseline analysis for determining the impact of development. d. e. ii. Proposed Conditions. This refers to existing conditions with the proposed development added. Use to determine if the increased runoff from the proposed development results in an adverse impact to other properties. iii. Ultimate Conditions. This refers to ultimate development conditions within the watershed used to design the drainage facilities. This condition may be used in-lieu of subsection (2) above, to determine if the increased runoff from the ultimate watershed development results in an adverse impact to other properties. Responsibility to Accept Stormwater The owner or developer of property to be developed shall be responsible for the conveyance of all stormwater flowing through the property. This responsibility includes the stormwater flowing onto the property by any other developed property as well as the drainage naturally flowing through the property by reason of topography. Future upstream development shall be accounted for by assuming ultimate development when sizing drainage systems as specified in this section. Positive Overflow Pathways Stormwater management facilities for local drainage systems will be designed to ensure that a positive overflow pathway is provided to the nearest one hundred (100) year conveyance facility. The overflow pathway must be delineated on a plan that shows all existing structures in the vicinity impacted by the overflow pathway. Maintenance Maintenance of publicly owned facilities will be the responsibility of the City. Maintenance of private facilities is the responsibility of the property owner or the Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code community association and must be specified in the maintenance schedule submitted to the City. A maintenance schedule for both publicly owned and privately owned facilities must be approved by the Director of Public Works prior to the approval of construction drawings. ii. Authorized personnel from the City shall conduct periodic inspections of these facilities and structures. Any required repairs will be consistent with current construction standards. Maintenance issues identified by the City or State during inspections shall be the responsibility of the current owner. g. New Development Peak stormwater runoff rates from all new development shall be less than or equal to the peak runoff rates from the site's predevelopment conditions for the five-year, twenty-five-year and one-hundred-year (100-vr) design storm events, except as provided in subsection B.1, above. h. Redevelopment Peak stormwatcr runoff rags from an area of redevelopment due to zoning or irplatting shall be Icss than or equal to the peak runoff rates produced by existing development conditions for the five- vear, t~~enty-Ilse-year and one hundred (100) year design storm e~rnts, except as prodded in subsection B.1, above. C Method of Computing Runoff Calculation [~~1cUlods a. For drainage areas less than 640 acres, the basis for computing ni no Cf shall be the rational formula or some other method provided it is acceptable to the Director of Public Works. Hydraulic calculations shall be performed by using the U.S. Army Corps of Engineers HEC-2 "Water Surface Profiles" or HEGRAS "River Analysis System" computer models. Normal depth channel calculations are permissible for constructed open channels with a uniform geometric cross section where (i) there is no potential for the water surface elevations to be controlled by backwater and (ii) the channel is not in a FEMA floodplain. b. For drainage areas 640 acres or greater, the basis for computing runoff shall be a unit hydrograph method, preferably the Soil Conservation Service (SCS) Dimensionless Unitgraph method as contained in the U.S. Army Corps of Engineers Hydrologic Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Engineering Center HEC-1 "Flood Hydrograph Package", which document shall be maintained on file with the Director of Public Works and is hereby incorporated by this reference. For the SCS method, antecedent moisture condition II shall be used in the runoff model. Design rainfall values listed in Table 21.13.2E shall be used for hydrograph calculations. c. Open channel hydraulic calculations shall be performed by using the U.S. Army Corps of engineers HEC-2 "Water Surface Profiles" or HEGRAS "River Analysis System" computer models, which documents shall be maintained un Cilc with the Director of Public Works and is hereby incorporated by this reference. d. Certain watersheds have hydrologic and hydraulic models that are available through and maintained b_v the City. Dcyel~~pments proposed within the limits of~ these ~~atersheds must have the models updated by the consultant to reflect changes in flow, channel configuration (including alterations to vegetation) and channel structures. The consultants' models must use the same computer program that ~~as used in the existing model e.g. HEC- RAS models will not be accepted ~~here the original model used HEC-2. The updated models shall be submitted to the Director of Public Works fix incorporation into the master models. The City will periodically update the master models to reflect current watershed de~elopmenl conditions. The updated models will be made a~~ailahle for use and distribution as the latest existing condition models for the watershed. Time of Concentration a. Overland (sheet) flow, shallow concentrated flow and channel flows are components that need to be considered in the calculation of time of concentration. The following methods are recommended for time of concentration calculation: Overland flow -flow over plane surfaces: Maximum allowable time is twenty (20) minutes. Minimum is five (5) minutes. The overland flow time chart from "Design" by Elwyn E. Seelye may be used to calculate overland flow times. Note that the minimum time has been reduced to five (5) minutes. c. Shallow concentrated flow - overland flow usually becomes shallow concentrated flow after a maximum of 300 feet: Use Manning's equation to estimate travel time for defined swales, bar ditches and street sections, eta Figure 3-1 from TR-55 "Urban Hydrology for Small Watersheds", SCS 1986, may be used where a geometric section has not been defined. Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code d. Channel flow: Use existing computer models where available or Manning's equation if data is not available. Non-floodplain channel velocities for ultimate watershed development should not be less than six (6) fps when estimating time of concentration. Runoff Coefficients Runoff coefficients (C value) for use in the rational formula shall not be less than the values shown in Tables 21.13.2A or 21.13.2B, as appropriate. ~ ~. ~. ,. Slo e Character of Area Up to Over 1% Over 3% Flow 1% a to 3% a to 5% over 5% Business or commercial areas (90% or more 95 96 97 97 im envious), Existin Pavement / Buildin s Densely developed areas (80% to 90% g5 88 91 95 im envious) Closely built residential areas and school 75 77 80 84 sites Undeveloped areas* -Present land is undeveloped and ultimate land use is 68 70 72 75 unknown. C values for use in ultimate develo ment calculations Lar e lot residential area 55 57 62 64 Undeveloped areas * -Existing conditions See Table 21.13.2B Avera e residentials area 65 67 69 72 Formatted: DocInfo * Areas included within parks, green belts, or regulatory floodplains shall be considered to remain undeveloped per Table 21.13.2B. Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code 4. Rainfall Intensity Use Table 21.13.2C to determine rainfall intensity. Duration Fre uenc Minutes 2-Year 5-Year 10-Year 25-Year 50-Year 100-Year 500-Year 1 6.94 8.00 8.84 9.99 11.09 11.92 13.55 2 6.69 7.72 8.53 9.67 10.fi9 11.53 13.24 3 6.45 7.46 8.24 9.36 I (1. ~ I 11.15 12.93 4 6.22 7.21 7.95 9.05 9.95 10.79 12.62 5 6.00 6.96 7.68 8.76 9.60 10.44 12.30 6 5.79 6.73 7.42 8.48 9. ~ 7 10.10 11.98 7 5.59 6.50 7.17 8.20 8.95 9.78 11.66 8 5.40 6.28 6.93 7.94 x.65 9.47 11.34 9 5.21 6.08 6.70 7.69 x.37 9.17 11.01 10 5.04 5.88 6.48 7.44 ~.IO ~.SS 10.68 11 4.88 5.69 6.27 7? 1 7.~5 8.61 10.35 12 4.72 5.52 6.08 ~~.~~~ 7.6I 8.35 10.02 13 4.58 5.35 5.89 6.76 7.39 8.10 9.68 14 4.45 5.19 5.72 6S6 7.19 7.86 9.34 15 4.32 5.04 5.56 6.36 7.00 7.64 9.00 16 4.22 4.94 5.-16 6.26 6.89 7.53 8.89 17 4.12 4.84 5.36 6.16 6.79 7.42 8.78 18 4.03 -1.75 5.~? 6.06 6.68 7.31 8.68 19 3.~-l -}.66 5.17 5.96 6.58 7.20 8.57 20 3.~5 4.56 5.O8 5.86 6.48 7.09 8.47 21 3.76 4.48 -1.99 5.77 6.38 6.99 8.36 22 3.67 4.39 -1.90 5.68 6.28 6.88 8.26 23 <. 3S9 4.30 -1.82 5.59 6.18 6.78 8.16 24 3.51 4.22 4.73 5.50 6.09 6.68 8.06 25 3.43 4.14 4.65 5.41 6.00 6.58 7.96 26 3.35 ~}.O6 4.57 5.33 5.91 6.49 7.86 27 3.27 3.9~ 4.49 5.24 5.82 6.39 7.76 28 3.20 3.91 4.41 5.16 5.73 6.30 7.67 29 3.13 3.83 4.33 5.08 5.64 6.21 7.57 30 3.06 3.76 4.26 5.00 5.56 6.12 7.48 31 2.99 3.69 4.19 4.92 5.48 6.03 7.39 32 2.93 3.62 4.12 4.85 5.40 5.95 7.30 33 2.87 3.56 4.05 4.77 5.32 5.86 7.21 34 2.81 3.49 3.98 4.70 5.24 5.78 7.12 35 2.75 3.43 3.92 4.63 5.17 5.70 7.03 36 2.69 3.37 3.86 4.56 5.09 5.62 6.94 37 2.64 3.31 3.80 4.50 5.02 5.54 6.86 Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Duration ~ ~ Fre uenc Minutes 2-Year 5-Year 10-Year 25-Year 50-Year 100-Year 500-Year 38 2.59 3.26 3.74 4.43 4.95 5.47 6.77 39 2.54 3.21 3.68 4.37 4.88 5.40 6.69 40 2.49 3.15 3.62 4.31 4.82 5.32 6.61 41 2.45 3.10 3.57 4.25 4.75 5.25 6.53 42 2.40 3.06 3.52 4.19 4.69 5.19 6.45 43 2.36 3.01 3.47 4.13 4.f,3 5. I ~ 6.37 44 2.32 2.97 3.42 4.08 -1.57 5.(?5 6.29 45 2.29 2.92 3.37 4.02 -1.51 -1.99 6.21 46 2.25 2.88 3.33 3.97 -1.-15 -l.9 ~ 6.,14 47 2.22 2.85 3.29 3.92 -1.-10 -l.ti' h~16 48 2.19 2.81 3.25 3.87 -1. ~~ -l.~ I 5.99 49 2.16 2.78 3.21 3.83 -1.~9 -1.7~~ 5.92 50 2.14 2.74 3.17 3.78 -l.~-l -1.70 5.85 51 2.11 2.71 3.13 3.7-1 -1.19 -1.~~5 5.78 52 2.09 2.69 3.10 3.70 -1.15 -1.60 5.71 53 2.07 2.66 3.07 ~.~~~~ -1.10 4.55 5.64 54 2.06 2.63 3.04 ~.~~~ -1.0(~ 4.50 5.58 55 2.04 2.61 3.01 3.59 -1.02 4.45 5.51 56 2.03 2.59 ? 99 3.55 3.98 4.41 5.45 57 2.02 2.57 ?.9~~ 3.52 3.94 4.37 5.38 58 2.01 2Sh x.9-1 3.49 3.91 4.33 5.32 59 2.00 ?.54 ~.9~ 3.4fi 3.87 4.29 5.26 60 2.00 2.53 x.90 3.-13 3.84 4.25 5.20 120 I . LO 1.54 I .~3 2.21 2.50 2.78 3.48 180 (1.86 1.19 1.41 ~ 1.68 1.88 2.08 2.53 240 0.70 0.97 1.13 1.33 1.50 1.65 1.99 360`' 0.51 0.71 0.83 0.98 1.09 1.19 1.41 720 0?~ 0.39 0.46 0.55 0.61 0.67 0.81 1440 0.165 0.^^' 0.273 0.324 0.366 0.413 0.513 SCS Curve Numbers The SCS curve numbers adopted for use by the City are shown in Table 21.13.2D. The hydrologic soil groups are listed in the latest version of the United States Natural Resources Conservation Service [formerly the Soil Conservation Service], "Urban Hydrology for Small Watersheds", Technical Release No. 55 (TR 55), which document is hereby incorporated by this reference. Soil types that relate to the hydrologic soil group may be found in the latest version of the United States Natural Resources Conservation Service Soil Surveys for Bexar, Guadalupe and Comal Counties, Texas which documents are hereby incorporated by this Formatted: DocInfo ~Snmeis;~ ,,.., 7 Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code reference. Soil types may also be based on a Geotechnical Engineering Report. 1 ~ ~ Hydrologic Description SCS Curve Soil Grou Number Soils having a low runoff potential due to high infiltration rates. A These soils consist primarily of deep, well drained sand and 25 ravels. Soils having a moderately low runoff potential due to moderate B infiltration rates. These soils consist primarily of moderately 55 deep to deep, moderately well to well drained soils with moderatel fine to moderatel coarse textures. Soils having moderately high runoff potential due to slow C infiltration rates. These soils consist primarily of soils in which a 70 layer exists near the surface that impedes the downward movement of water or soils with moderatel fine to fine texture. Soils having a high runoff potential due to very slow infiltration rates. These soils consist primarily of clays with high swelling D potential, soils with permanently high water tables, soils with a 77 clay pan or clay layer at or near the surface, and shallow soils over pearl im ervious arent material. Percent Impervious Cover The percent impervious cover for typical land use types in the City are presented in Table 21.13.2E. ~. ~• ~ ~ ~ Land Use Category Average Percent Impervious Cover 1/8 acre Residential Lots, or garden or townhouse a artments, 65 - 85% Residential 1/4 acre Residential Lots 38% 1/3 acre Residential Lots 30% 1/2 acre Residential Lots 25% 1 acre Residential Lots or 20% Industrial 72 - 85% Business or Commercial 85 - 95% Densel develo ed (a artments) 65 - 85% Streets, Roads, and Parkin Areas 98% Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Design Rainfall A twenty-four-hour (24 hr) rainfall distribution shall be applied for runoff calculations. Rainfall intensities as adopted for the City are given in Table 21.13.2F and should be used for HEC-1 input. The lag value for a subarea shall be calculated as 0.6 times the time of concentration. Duration Fre uenc Minutes/ Hours 5-Year 10-Year 25-Year 50-~~ear I f)O-~'edr 500-Year 5 minute 0.58 0.64 0.73 O.4 O.47 1.03 15 minute 1.26 1.39 1.59 1.75 I .~) I ''~25 60 minute 2.53 2.9 3.43 3.4~ -1.~5 5.2 2 hour 3.08 3.66 4.42 4.99 5.57 6.95 3 hour 3.57 4.23 5.04 S.t~-l ~~.~ ~ 7.6 6hour 4.26 4.99 5.89 ~~.5~ 7.1 ~ 8.47 12 hour 4.68 5.55 6.58 7. ~~ 4.O5 9.68 24 hour 5.45 6.55 7.74 4J4 9.91 12.75 Routing of Runoff Routing of the runoff hydrograph through the channel from one subarea calculation point to the next in Lhc [ IFC-1 shall be computed using one of the folio«an~~ methods: a. O~erbankchannel storage not significant: Use normal depth channel routing. b. Overbank/channel storage is significant: use the Muskingum method where a hydraulic model is not available. Use Modified Puls storage method where a hydraulic model is available to deg clop storage/out flow relationship. [Cinematic wave method for channel reaches where inflow from overbank runoff or multiple point sources (Example: storm sewer outfalls) is significant and where hydrograph attenuation is insignificant. Channel routing methodologies currently being applied in the existing HEC-1 model of the watershed shall not be replaced with a different methodology without approval or direction from the Director of Public Works. Formatted: DocInfo ~Snmeis;~ ,,.., 9 Article 13 -Land Disturbing Activities and Drainage ........................................................................................................... Schertz Unified Development Code 9. Manning's Roughness Coefficient Manning's roughness coefficients ("N" values) for use in routing methods or in hydraulic calculations shall be consistent with the values listed in Table 21.13.2G. ~, _~ ,. Channel Descri tion Mannin 's "N" Value Concrete Lined Channel 0.015 Grass Lined Channel with re ular maintenance (1.(135 Grass Lined Channel without recent maintenance (1.(15(1 Ve etated Channel with trees, little or no underbrush (1.(155 Natural Channel with trees, moderate underbrush (1.(175 Natural Channel with trees, dense underbrush 0.090 Natural Channel with dense trees and dense underbrush 0.100 Overbank Descri tion [~~1 a n n i n ~~' s "N' ~ Value Pasture (1.(135 0.(155 Trees, little or no underbrush, scattered structures 0.000 0.075 Dense ve etation, multi le fences and structures 0.075 - 0.090 The "N" value to be used i n M a n n i n ~~'s Formula shall conform to the following for design ~xir~xlses: a. earth channels--0.035 b. concrete lined channels--0.015 c. reinforced concretcpipe--0.013 d. concrete box culverts--0.013 e. corrugated metal pipe: i. unpaved''/z" corrugated--0.024 ii. unpaved one (1) inch corrugated--0.027 iii. any other "N" value shall be based on generally accepted engineering principles. D. Drainage Easements/Rights-of--Way 1. Where a subdivision is traversed by a watercourse, drainageway, natural channel or stream, there shall be provided an easement or right-of--way conforming substantially to the limit of such watercourse, plus additional width as outlined below. Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Easement or right-of--way requirements are specified in the following subsections of this section for particular stormwater management facilities: a. subsection D.3 Natural Watercourses or Floodplains; b. subsection H.7.g Concrete Lined Channels; c. subsection H.8.c and 8.d Vegetated Earth Channels; d. subsection LC.3 Storm Sewers. Easements for natural watercourses shall be the one hundred (100) year floodplain or the twenty-five-year plus freeboard (see Table 21.13.2I of this section) whichever is greater. In floodplain areas where ongoing maintenance is required or the floodplain will be reserved for use by the public, the drainage easements shall be maintained by a public entity and the property will be dedicated to the City as a multi-use drainage easement. A drivable access way shall be provided in floodplain easements for the length of the easement when regular maintenance of the floodplain is required. Diversion of stormwater away from the natural watercourse will not be allowed except within the boundaries of the property controlled by the developer, provided that the diverted water is returned to the watercourse within which it would naturally have been flowing prior to leaving the developer's property. An analysis of the timing of the diverted hydrograph on watersheds greater than twenty (20) acres, as it reenters the receiving watercourse, must be performed to show that the peak flow rate in the receiving watercourse has not been increased as a result of the diversion. 4. An unobstructed access right-of-way connecting the drainage easement with an alley or roadway parallel to or near the easement shall be provided at a minimum spacing of one (1) access right-of-way at approximately one thousand-foot intervals. The access right-of--way shall be a minimum of fifteen (15) feet in width and shall be maintained clear of obstructions that would limit maintenance vehicular access. If the flow line of the designed channel incorporates grade control structures or vehicular bridges that would prevent maintenance equipment from accessing that portion of the channel, additional access points maybe required. Channel design, earthen or concrete, shall have ramps in the side slopes near the access points that would allow maintenance equipment to descend to the floor level of the channel. The maximum allowable ramp slope for vehicular access is seven to one (7:1). Access points adjacent to roadways or alleys shall be provided with a post and cable feature with padlock to prevent unauthorized use. Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Drainage easements crossing lots and property lines are highly discouraged. Where it is determined that this is appropriate, the drainage conveyance structure shall be constructed of concrete, and a statement shall be added to the plat that no fencing or structures that will interfere with adequate drainage flow will be allowed on or across such lines. Fencing may be allowed across drainage easements only in accordance with the following restrictions: a. Bottom of fence shall be a minimum of the flow depth, plus freeboard (see Table 21.13.2I of this section) above design flow line of channel or drain. b. A hinged gate will be placed across the ~ nt ire ~~~idlh of the drainage easement. c. Fence posts located within the easement must be structurally designed to resist damage from the storm~~ater floes and impact from debris. d. A floodplain development permit ~~ill be required to construct a fence within an easement ~~ ithin the I OO-year floodplain. Interceptor drainage easements and channels shall be provided where the drainage area to the back of platted lots exceeds the depth of two (2) average residential lots. lnterceptor drains shall be constructed prior to the issuing of building pcxmits on any lot that would be affected by natural drainagcbein~~ intercepted. All de~rlopments shall provide for adequate drainage outfall at the lower end of the site into an es i sting street, alley, drainage, easements or right- of-way, or to the. centerline of an existing natural drain. Where proposed street, storm se~~~er, or open channel does not discharge into a natural low or into an ez i s t i ng adequate drainage easement then facilities and drainage easements oC adequate width to contain the design discharge shall be constructed and dedicated to the centerline of an existing natural low ~~ ithin the same watershed. However, where the natural low lies within the de~eluper's property, the developer will be required only to plat an easement to the centerline of the natural low, provided that the easement is adequate to accommodate the facilities that will be built in conjunction with the future development of that property. E. Site Design and Grading All land disturbing or land filling activities or soil storage shall be undertaken in a manner designed to minimize surface runoff, erosion and sedimentation, and to safeguard life, limb, property and the public welfare in accordance with the TPDES General Permit TXR150000, as amended, and the document entitled "Complying with the Edwards Aquifer Rules; Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Technical Guidance on Best Management Practices," by Michael E. Barrett, Ph.D., P.E. Center for Research in Water Resources, Bureau of Engineering Research, University of Texas at Austin, (RG-348, June 1999), which documents are hereby incorporated by this reference. 2. Erosion and sedimentation controls in accordance with the specifications established by the Director of Public Works in compliance with the National Pollution Discharge Elimination System (NPDES) permitting requirements for the City are required. 3. Projects shall not be considered complete until restoration has been made in accordance with NPDES requirement,. 4. Where possible, multiple uses of drainage facilities and u~,en spree shall be incorporated by the owner or dc~elo~,er of a new subdivision. Alternative uses such as public recreation, horsebikehiking trails, walking paths, nature preserves, wildlife habitat areas, etc. arc encouraged subject to the approval of the Director of Public ~~'orks. 5. A note must be placed on the slat for residential IoLs, which states that finished floor elevations must be a m i n i m u m o f eight (8) inches above final adjacent grade. A grading ~,lan shall be ~,repared and submitted to the City, which indicates tv~~ical lot ~~rading for all lots in the subdivision using typical FHA lot ~~rading tv~~es (A, B and C). A more detailed grading plan is also acceptable. For projects with an increased impervious area of greater than 0.1 acres, stormwater detention shall be required for all new developments or redevelopment of individual parcels of property to mitigate peak flow rates to predevelopment or existing development conditions as stated in sections 21.13.2.C.6 and 21.13.2.C.7 of this section. The maximum allowable outflow rate from the detention facility must be restricted to the flow rate from the undeveloped or existing development tract for the five-year, twenty-five-year and one-hundred-year frequency. Best management practices shall be used in the design of detention facilities in accordance with this section. The timing of the hydrograph released from the detention facility must be checked against the timing of the flow rate in the first open watercourse to prevent any increase in the peak flow rate in the receiving watercourse. For detention basins constructed in-line on an existing watercourse, the creation of the basin shall not increase flood elevations in the channel upstream of the new development boundaries. 2. On-site detention facilities must be privately owned and shall be maintained by the community association or property owner. A maintenance schedule shall be submitted to the public works department Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code and approved by the Director of Public Works prior to approval of construction plans. The City will have the right to do periodic inspections of privately owned and maintained detention facilities to ensure that the maintenance schedule is being implemented. Where a detention facility accepts flows from public facilities such as City rights-of-way, the detention facility will be considered a detention facility serving a public purpose and will be dedicated to the City upon completion and a drainage easement will be dedicated to provide for access to the facility. When a regional detention facility accepts flow from an area exceeding three hundred (300) acres, the facility shall be considered serving a public purpose and shall be dedicated to the Ciry. Multi-use facilities are encouraged, but not required (multi-use facilities allows for water quality, satisfy NPDES requirements, enhance around water recharge, provide open space, provide recreation or other amenities, and/or provide habitat) and may be utilized so long as the facility meets the standards set forth in subsection (B.l.a) of this section and does not increase the rate or volume of erosion above that which would result from the use of a facility without multiple uses. The use of multi-use detention facilities to alleviate existing flooding problems, enhance and provide amenities for older neighborhoods, and support the revitalization of economically depressed areas is encouraged in public and private redevelopment initiatives. 4. Stormwater retention with permanent wet pool or pumped detention systems will not be acceptable methods of stormwater mitigation unless the facility will remain privately owned, operated, and maintained. The City will approve the use of a pumped facility for private use under the following conditions: a. A gravity system is not feasible from an engineering and economic standpoint. b. At least two (2) pumps are provided each of which is sized to pump the design flow rate. c. The selected design outflow rate must not aggravate downstream flooding. d. Controls and pumps shall be designed to prevent unauthorized operation and vandalism. e. Adequate assurance is provided that the system will be operated and maintained on a continuous basis. Stormwater detention facilities shall be located in topographically depressed areas where possible. When necessary, dams may be Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code constructed to detain flows. All proposed dams shall conform to the following items: a. All dams over six (6) feet above existing natural around shall be approved by the Dam Safety Team of the Texas Commission on Environmental Quality (TCEQ) for safety. All other new dams shall be designed in accordance with acceptable design criteria as approved by the Director of Public Works, or his authorized representative. b. All hydrology and hydraulic properties oC a dam will be reviewed by the Department of Public f\-orks ~~ith ir~~ard to spillway design, freeboard hydraulics, baclc~'atrr curers and downstream effects due to the dam site. c. The spillway section of any earthen dam ~~ith a bright grater than six (6) feet shall be large enough to sass a P~~1P (probable maximum precipitation) flood, as defined by the NRCS, without overtopping the crest of the dam in accordance with TCEQ regulations. d. A 100-year frequency flood shall br routed through the proposed dam and all land subject to floodin ~ shall be dedicated as drainage easement or right-of-~eav. ,~1n unobstructed fifteen-foot access easement aro~md the periphery of the flooded area shall be dedicated as drainage easement for facilities that require regular nxi~~ing or other ongoing maintenance, at the discretion of the Director of Public tl-orks. An unobstructed fifteen-foot access ri~~ht-of-~~ay shall bz established which connects the drainage easement adjacent to the dam structure to a road or alley. e. Development below existing dams will take into account the original design conditions of the existing dam. Dam breach analysis checks will be required, dependent upon location of dryclopment with respect to dam site. All spillway discharges shall be adequately routed to the centerline of the natural low below the dam site. The adequate routing of spillway discharges pertains to the hydraulic routing of the one hundred (100) year frequency flood for dedication of drainage easement limits. Probable maximum precipitation (PMP) defined PMP on definition section flood routing or breaches will only be considered for safety considerations (that is, the placement of building and the setting of minimum floor slab elevations below the dams). Any proposed concrete dam structure need not have spillway capable of routing a PMP flood, however, it shall be shown to be structurally capable of withstanding any range of Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code flood conditions with regard to possible failure due to sliding, overturning, and structural integrity, up to and including the PMP flood. G. Streets Generally a. Design of streets shall consider public safety and limit potential conflicts between stormwater conveyance, traffic, parking, pedestrian access, ADA requirements, and bicvclc traffic. b. Streets draining a watershed greater tha^ one hundred (100) acres must be designed for the one hundred ~ I OO> year f~requency~ storm. a Streets may be used for storm«ater drainage only if the calculated stormwater flow does not exceed the floes outlined in the Public Works Department Specifications ~~lanual or the ~elucity does not exceed ten feet (10') per second. d. Where streets are not ca~,able of carrying stormwater, as outlined above, inlets or curb o~~enings discharging to drainage channels or storm sewers shall be ~,ro~ided. Partial flow past the inlet will be allowed when the capacity of all downstream street systems can accommodate the flow. e. Street width shall not be widened beyond the width as determined by the street classification for drainage purposes. £ stormwater conveyance on streets shall be designed to account for the cumulative impact of peak flows and runoff volumes on the system as the stormwater progresses downgrade. g. Curb cuts for driveways on all streets shall be designed for compatibility with the stormwater conveyance function of streets. h. Potential flooding problems or conflicts at the connection points where new or modified drainage systems (including streets, storm sewers, etc.) and the existing portions of the downstream street system and stormwater conveyance system shall be identified and resolved either in the design of the new or modified drainage system or in modifications to the existing system. i. Dwelling units located on the downhill side of a T-intersection with a street or drainage channel discharging onto the intersection shall be sited so as to avoid obstruction of the drainage patterns. Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code 2. An arterial street is a street so designated on the current Master Thoroughfare Plan. One (1) lane in each direction on arterial streets shall remain passable with a flow depth not to exceed 0.30 feet during atwenty- five-year storm event. The maximum depth of water in the street section must not exceed seven (7) inches (the height of a standard City curb). 3. A maximum flow depth to the top of curb on a collector street section will be allowed during atwenty-five-year storm event. A collector street is a street with a width of forty-two (42) feet or more and not shown as an arterial street on the current Master Thoroughfare Plan. 4. Local Streets. Local streets shall be designed on a basis of a five-year frequency. Atwenty-five-year frequency storm must be contained within the street right-of-way. 5. Alleys shall be designed for five-year frequency within the limits of the alley pavement/curbs and twenty-five-year frequency within the right-of- way/easement to carry stormwater. 6. All-Weather Crossings a. Where streets cross existing or proposed watercourses, all weather crossings shall be required. Culverts or bridges shall be adequate to allow passage of the design storm identified in section 21.13.2.B.1. b. All crossings, culverts and bridges shall be designed for an H-20- 44 or HS-201oading. c. Dangerous conditions for existing crossings are defined by the Public Works Department Specifications Manual (Dangerous Conditions on Crossing during Floods). H. This section addresses proposed improvements or modifications to drainage channels and watercourses required to convey stormwater runoff from or through the proposed development. Refer to section 21.13.2.B.1 for storm frequency design criteria. Except as authorized by a development plan approved by the Director of Public Works or his/her designee, no person shall place or cause to be placed any obstruction of any kind in any watercourse within the City and its ETJ. The owner of any property within the City, through which any watercourse may pass, shall keep the watercourse free from any obstruction not authorized by a development plan. 2. Channel Modifications a. Modifications to existing watercourses or newly created open channels may be designed as earth channels, sod channels or as Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code concrete lined channels. Liners other than sod or concrete which enhance the aesthetics or habitat value of the watercourse and which reduce future maintenance requirements are encouraged. Preliminary planning for the applicability of other channel liners shall be reviewed with the Director of Public Works or his/her representative prior to the submittal of construction plans for approval. b. Runoff that results from upstream development and is discharged to an unimproved waterway can cause flood damage to properties adjacent to the waterway. Nam ra I u n d ~ ~ e I oiled waterways do not receive regular maintenance. Design of~ natural waterways shall take into consideration fluvial ~~eonxn~phologic principals and practices. Consulting engineers and development review' officials shall work to resolve potential downsU~eam impact issues. Design of new channels or alterations to existing channels shall consider future maintenance requirements. ,'1 maintenance schedule for any private channel shall be submitted to and approved by the Director of Public Works prior to approval of construction plans. ~Iaintenanee requirements of concrete channels consist of de-silting activities, prevention of vegetation establishment in construction joint,, and repair of concrete as necessary. Maintenance of ~;u~then channels includes regular observation and repair, as necessary, of erosion, scouring, and removal of silt deposits, as necessary to maintain desig^ parameters. Developers shall be responsible fix maintaining newly planted channels until coverage is established throughout eighty-five percent (85%) of the area. This area shall include slopes, floor, and any attendant maintenance easement. New earthen chap^cls shall be planted with drought resistant, low growth, native species grassrs, which will allow unobstructed passage of floodwaters. Johnson grass, giant tagweed and other invasive species shall not be allowed to promulgate in channels. Suggested species shall include, but not be 1 i m ited to, common Bermuda, coastal Bermuda, buffalo grass, sideoats Drama, seep Muhly, little bluestem, and Indian grass. Mowing frcq u ~ nc ies vary with the vegetation growth rates, but is required when the grass exceeds the design roughness coefficient of the channel. 4. Planned multiple-use of a watercourse is allowed (e.g. bike paths or greenbelt). If multiple use of the watercourse is to be incorporated, the applicant shall form a property owners' association that shall assume maintenance responsibility for private amenities. The appropriate government agency will be responsible for maintenance of public amenities. The applicant shall provide overlay easements for public or private use. 5. Table 21.13.2H shall be used to determine maximum permissible channel velocity. Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage ........................................................................................................... Schertz Unified Development Code ' ~ ~ ~ Type of Facility Hydraulic Correction Maximum Velocity (fps) Required Radius (ft.) Factor Permissible Veloci f s 0--1 0.8 5 1 to 6 1--3 0.9 5.5 (Maximum Vegetated 3--5 1.05 6.3 Average Earthen Channel 5--8 1.15 6.9 Velocity = 6 fps) 8--10 1.225 7.35 Over 10 I.25 7.5 6 to 8 Concrete Retards NA v,~ NA Concrete Lining > 8 or Drop NA ~li\ 'V:A Structures a. Where velocities are in the supercritical range, allo~~ance shall be made in the design for the proper handl i n ~a o f~ th c ~~-ater. b. Ensure that the channel will contain the ~t~~draulic jump (sequent depth) throughout the extent of the supercritical profile. An exception to this criterion is where concrete lined lateral channels discharge down the side slopes of channels. These channels may be designed for normal depth plus freeboard provided velocity controls are established at the main channel flow line. c. Ensure that the energy grade of the channel will not result in upstream flooding at existing or proposed lateral facility connections. 6. Retard spacing shall be computed as follows when using the City standard retard section Table in the Public Works Department Specifications Manual and the following equations: L = 1.0' (S 1 - S2) Where: L =Distance required between retards in feet. S1 =Actual slope of channel in ft./ft. S2 =Slope of proposed channel for maximum permissible velocity established from Table 21.13.2D, i.e.: and s2 = [ENV) (1.486R 2/3 )] 2 Where: V = maximum permissible velocity established from Table 21.13.2H N = .035R =area/wetted perimeter Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Concrete Lined Channels The design of concrete lined channels shall comply with the following general requirements: a. Freeboard consistent with Table 21.13.2I will be applied to the twenty-five-year design. b. From the top of the concrete lining to the top of the ditch, a side slope not steeper than three (3) horizontal to one (1) vertical shall be required; nor shall the slope be less than twelve to one (12:1). c. For normal conditions, the concrete lining shall be a minimum of five inches (5") thick and reinforced with No. 3 round bars at twelve inches (12") on center each way. Where surcharge, nature of ground, height and steepness of slope, etc., becomes critical, design shall be in accordance with latest structural standards. All concrete lining shall develop a minimum compressive strength of not less than three thousand (3,000) pounds per square inch in twenty-eight (28) days. The depth of all toe downs shall be thirry- six inches (36") upstream, twenty-four inches (24") downstream, and eighteen inches (18") for side slopes. The City's construction inspector may permit an eighteen inch (18") toe down in rock subgrade in-lieu of the above toe down requirements. The horizontal dimensions of toe downs shall not be less than six inches (6"). d. Maximum concrete riprap side slopes shall be one and one-half (1 1/2) horizontal to one (1) vertical, unless soil tests made by a geotechnical engineer show that a greater slope, or a special design, will be stable. Where vehicular traffic may travel within a horizontal distance equal to one-half (1/2) the vertical rise of the slope, a two foot (2') surcharge load shall be included in the design. e. Fencing will be required adjacent to the channel where channel vertical wall heights exceed two feet (2'). Fencing will also be required adjacent to the channel where channel side slopes exceed two to one (2:1) and the channel depth is greater than two feet (2'). The fencing must not cause sight distance problems for motorists. £ Vertical walls will not be permissible for depths greater than two feet (2') unless properly fenced or enclosed. Walls will have a minimum thickness of six inches (6"). g. Easements or rights-of-way for concrete lined channels shall extend a minimum of two feet (2') on both sides of the extreme limits of the channel. `Extreme limits" of the channel shall mean Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code the side slope intercept with the natural ground or proposed finished ground elevation. h. A minimum "n" value of roughness coefficient of 0.015 shall be used for a wood float type surface finish. This "n" value is as used in Manning's formula. a. Freeboard consistent with Table ~ I .I ~.Zl ~~ill be. applied to the twenty five (25) year design. b. The side slope shall not be stee}~er than three (3) horizontal to one (1) vertical. c. Easement, or rights-of-~~av Cor improved earth channels shall conform to the requirements stated in subsection (d) of this section and shall extend a minimum of two feet (2') on one (1) side and I i fte~ n fey t (I 5') for an access road on the opposite side of the exteme limits of~ the channels when such channels do not parallel and adjoin an alley or roadway. When such channels do parallel and adjoin an all ~ y or roadway, the easement or right-of-way shall extend a minimum of two feet (2') on both sides of the extreme limits of the channel. Where utilities are installed in the access road of the drainage right-of-way, the right-of-way shall extend two feet (2') on one (1) side and seventeen feet (17') on the oE,~~osite side of the design limits of the channel. These seventeen Ceet (17') are to provide an access way along the channel with a maximum cross slope of one inch (1") per foot toward the channel. Where designed channel bottoms exceed one hundred feet (100') in width, the fifteen foot (15') extra width shall be provided on both sides of the channel. d. Interceptor drainage easements shall extend a minimum of two (2) feet on both sides of the extreme limits of the channel. Refer to Table 21.13.2E. Improved earthen channels will be vegetated by seeding or sodding. Eighty-five percent (85%) of the channel surface area must have established vegetation before the City will accept the channel for maintenance. Formatted: DocInfo ~Snme~s:= ,~>,~>,' 21 8. Vegetated Earth Channels Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Freeboard Allowance for extra freeboard shall be made when the centerline radius of the channel is less than three (3) times the bottom width. Where sharp bends or high velocities are involved, the applicant shall use the following formula for computing the extra freeboard: d2 - dl = V 2 (T + B) 2gR Where: dl = depth of flow at the inside of the bend in feet. d2 =depth of flow at the outside of the bend in feet. B =bottom width of the channel in feet. V =the average approach velocity in the channel in feet per second. T = width of flow at the water surface in feet. g = 32.2 feet/second squared. R =the center line radius of the turn or bend in feet. a. The quantity d2 - dl divided by two (2) shall be added to the normal depth of flow before adding the required freeboard in calculating required right-of-way widths. b. Where sharp turns are used without curved sections, the depth required shall be large enough to provide for all head losses. Allowance shall be made for any backwater head that may result. c. For normal design conditions no extra freeboard is required. An accepted rule of thumb to follow is this: Centerline radius of channel should be at least three (3) times the bottom width. Storm Sewers For all ordinary conditions, storm sewers shall be designed on the assumption that they will flow full under the design discharge; however, whenever the system is placed under a pressure head, or there are constrictions, turns, submerged or inadequate outfall, etc., the hydraulic and energy grade lines shall be computed and plotted in profile. In all cases adequate outfalls shall be provided and the system adequately designed. 2. No storm sewers shall be less than twenty-four inches (24") in diameter. 3. Minimum easement widths for storm sewers will be the greater of fifteen feet (15') or six feet (6') on both sides of the extreme limits of the storm Formatted: DocInfo ~Snme~s:= ,~>,~>,' 22 Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code sewer width (e.g. the easement width for a three (3) barrel ten-foot wide box culvert with six inch (6") walls would be (3 x 10')+(4 x 0.5')+(2 x 6') = 44'). J. Inlets and Openings 1. Drop Curb Openings -Sidewalk Does Not Abut Opening Where drop curb openings are used to take stormwater off the streets and into drains, the length of the curb opening can be calculated from the weir formula using the coefficient of 3.087 in the following formula: L=Q=Ch 3/2 Where: L =the length of drop curb opening required in feet. Q =amount of flow in CFS based on twenty-five-year design frequency. C = 3.087. h =head of weir in feet. Gutter line depressions will be permitted where such depressions will not hamper the flow of traffic. For amount of curb exposure, conform to City inlet standards. 2. Curb or Drop Inlets Where drop inlets are used, the City standard inlets with adequate reinforcing steel maybe used. All other types or designs shall be subject to the approval of the director of developments services in consultation with the Director of Public Works. The following formulas for inlet capacity are based on drop inlets in sag points. Inlet capacities on grades will be considered less, the amount of which depends on street grades, deflections, cross slopes, depressions, etc. 3. Grate Inlets The flow of water through grate openings may be treated as the flow of water through a rectangular orifice. The following formula may be used for determining grate capacity: Q = CA (2gh) 1/2 Where: Q =discharge in cubic feet per second. C =orifice coefficient of discharge (taken as 0.70). g =acceleration due to gravity (32.2 ft./sec.2). Formatted: ~ocmfo ~Snmeis;~ ,~>,~>,' 23 Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code h =head on the grate in feet. A =net area of the openings in the grate in square feet. This formula gives the theoretical capacity of the grate inlet. Since grate inlets are subject to considerable clogging, capacity of the grate inlet will be taken as one-half (1/2) on the value given by this formula. 4. Curb Opening Inlets The capacity of curb opening inlets will de~,end on ~~hether or not the opening is running partially full or submerged. if the depth of flow at the curb opening inlet is such as to cause a partiall~~ full opening, a weir effect will develop and the following forma l a ~~ i l l a p p l ~~ Q = CwL(h) 3/2 Where: Q =the discharge of eapaeity in cubic feet per secaud. Cw =the weir coefficient of discharge (~.O~71. L =the length of curb opening i n feet. h =the head or depth of ~~at~r at the opening in feet. If the depth of floe at the curb opening is such as to fully submerge the openine, the orifice effect will develop and the formula used shall be identical to that given under grate inlets with the exception that the head ~h) on the curb opening orifice shall be taken as the depth from the top of the water surface to the center of orifice or opening; one hundred percent (100%) efficiency will be allowed for curb opening inlets. Sec. ZL13.3 SMrmwater Mana~cment Plan A. Procedure dumber of Copies The applicant shall provide two (2) blue-line or black-line copies of the plat together with two (2) copies of construction drawings. Format Plats shall be drawn in India ink on Mylar on sheets eighteen inches (18") wide and twenty-four inches (24") long, with a margin of two and one-half inches (2 ''/z") on the left side of the sheet, and appropriate margins on the other three (3) sides. Plats shall be drawn at a scale of one hundred feet (100') to one inch (1") unless a smaller scale is approved by the City Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 24 Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code Manager or his/her designee. Plats which include one-half (1/2) acre or less in area shall be drawn at a scale of fifty feet (50') to one inch (1"). Where more than one (1) sheet is necessary to accommodate the entire area to be subdivided, an index sheet showing the entire subdivision at an appropriate scale shall be attached to the plat. Contents To standardize the review process and minimize the time for approval by the City during review of the plat and construction drawings for a subdivision, a complete submittal regarding the analysis of existing drainage conditions and the design of modifications or new drainage facilities is necessary. The owner of the property to be developed is required by the Director of Public Works to provide, at the owner's expense and as a condition of construction plan approval, a stormwater management report for the total development area to be ultimately constructed. The stormwater management report shall contain all of the necessary support data, methodologies used in calculations, and conclusions. A checklist is below that will be used by the City reviewer as a guide during the evaluation of all stormwater management reports submitted to the City. The purpose of the checklist is to expedite the review process for both the engineer and the City, and to aid the engineer in the preparation of reports for the City's review. The stormwater management report shall be submitted to the Director of Public Works through the City Manager or his/her designee prior to approval of any construction plans. 4. Report The stormwater management plan shall include two (2) copies of a written report that includes the following information, as applicable: a. a vicinity map of the site and affected reach of the outfall channel; b. a detailed map of the area and the outfall channel with all pertinent physiographic information; c. a watershed map showing the existing and proposed drainage area boundary along with all sub area delineations and all areas of existing and proposed development; d. discharge calculations specifying methodology and key assumptions used including a table of discharges at key locations; e. hydraulic calculations specifying methodology used, assumptions and values of the design parameters; Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code f. profiles of the affected channels, including water surface elevations for the specified design frequencies, all existing and proposed bridge, culvert and pipeline crossings, the location of all tributary and drainage confluences, and the location of all hydraulic structures; g. detention basin design calculations, including those used for design of the control structure; h. right-of-way and easement requirements, and a map showing locations of all rights-of--way and easements; i. a soils report which addresses erosion and slope stability of new or altered channels and detention facilities; j. a computer diskette of all existing and proposed condition HEC-1 and HEC-2 models used in analysis; and k. a checklist for the submittal package is included as section 21.13.3 B below. A checklist for the preparation of a HEC-2 model is included as section 21.13.3.C below. B. Subdivision Drainage Checklist 1. U.S.G.S. Quadrangle map showing overall drainage areas, runoff coefficients, time of concentration, intensity and Qs. 2. Subdivision Master Drainage Plan with overall interior drainage area of subdivision showing drainage area, time of concentration runoff coefficients, intensities, and Qs for the street and alley flows and also channel and underground system design. 3. Subdivision plat showing interior drainage areas, time of concentration, runoff coefficients, and intensities, Qs for street and alley flows and also channel and underground system design. 4. Drainage Calculations Required For: a. Open channel design b. Underground systems c. Box culverts d. Pipe culverts e. Hydraulic jump £ Super elevation in channel bends Formatted: ~ocmfo ~Snme~s:= ,~>,~>,' 26 Article 13 -Land Disturbing Activities and Drainage ........................................................................................................... Schertz Unified Development Code g. Retard spacing h. Backwater curves with cross sections i. Draw down curves with cross sections j. Energy dissipaters k. Hydraulic grade lines of pipes L (1) Inlets on grades (~') Tnlets in sump m. Drop curb openings n. Sidewalk culverts o. AR2/3 calculations ~'ith cross sections p. Weir formulas structures q. Orifice fi~rmulas r. Grade to drain channcls s. U~~sUearnpicku~~and flared section t. Do~~nstream back~~ater control and flare to match do~~nsUeam condition u. She~~~~ required free board v. lmproper "N" value w. Improper velocity used x. Improper easement width v. Show access road on each sodded channel i. Improper runoff coefficient used aa. Improper time of concentration used bb. Improper Qs used ca Steel calculations for box culvert Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 27 Article 13 -Land Disturbing Activities and Drainage .......................................................................................................... Schertz Unified Development Code dd. Street Qs for 5 yr.(30' street) and 25 yr. (greater than 44' street) frequency showing street capacities are correct based on Figure IX in Subdivision Regulations 5. Subdivision Plat showing all interior drainage easements, outfall drain age easements, U.S.G.S. contour map and all other necessary drain age information a. Show outfall drainage easements to the centerline of existing natural low b. Show finished fill contours c. Show interceptor drainage easements 6. Typical Details Required on Plans for: a. Box culvert with headwalls or wing walls b. Pipe culverts with headwalls or wing walls c. Culvert headwalls shown with proper safety measures d. Drop curb openings e. (1) Inlets on grade (2) Inlets on sump £ Drop structures g. Retards h. Sidewalks over drains i. Guard post installations j. Guard rail on structures k. Header curb 1. Energy dissipaters m. Junction boxes n. Concrete lined channels with free board o. Earth sodded channels with free board p. Other concrete structures: Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage ........................................................................................................... Schertz Unified Development Code q. Grade to drain sections r. Transition sections s. Fencing for vertical wall channels greater than 2' deep t. Other: u. Side slope v. Note: Adjacent lots shall be graded to provide access and drainage to adjacent street and drainage systems. 7. Complete Street Plans and Profiles 8. Complete Drainage Plan and Profile Including the Following Requirements: a. Proposed flowline slopes with grades and elevations shown every 50' in profile b. Proposed top of channel profile c. Existing ground right and left profile at property line d. Finished fill profiles r. Locations and size of culverts £ Drop structures g. Retards h. Grade to drain profiles i. Flowline elevations at every 50' station and at each structure and change in grade j. Junction boxes k. Channel plan views 1. Channel sections m. Pipes with hydraulic grade lines on profile n. Cross sections of existing natural channels or lows which are not to be improved, but left in natural state and dedicated to high water calculated Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code o. Angles, bearings, distances, etc., for structures, channels, etc. p. Lot grading layout drains q. Culvert structural details 9. Unit and Storm Hydrographs For Major Streams (Over 2,000 acres) 10. Drainage Easements to the Cenlcii ine of ~Ialural Low ll . Cost Estimate 12. Engineer's Seal r 13. Other C. HEC-2 Submittal Checklist Floodplain submittal checklist su~~usedcs this attachment for projects in the FEMA Floodplain. Project F ngin~cr Stream Date The purpose of this checklist is to aid the engineer in the preparation of HEC-2 studies and re~x>rts and to ex~,edite the City of Schertz review procedure. I . Submission Package a. Signed, sealed, and dated by a engineer certified to practice in the State of Texas b. Signed checklist c. 3 ''/z" diskette with all input files d. Copy of condensed printouts 2. Narrative a. Table of Contents b. Abstract or executive summary c. Introduction d. Project description and history Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage ........................................................................................................... Schertz Unified Development Code e. Location £ Scope and objective of analysis g. Previous and related studies that may affect this analysis h. Methodology i. Sources of discharges j. Bridge routines k. Base or effective models (mention source) 1. Revised-base model m. Proposed model n. Summary, conclusions, and recommendations o. Water surface elevation impacts 3. Tables a. Water surface comparison table at each cross section b. Floodway table c. Cross section numbering table (if stationing changes) d. Exhibits e. Vicinity map £ Plan view of project reach g. Water surface profiles for design storm h. Channel cross sections showing limits of drainage easements and property lines i. Bridge cross sections j. Plan view of bridge k. Photographs (if available) Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 31 Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code 4. Appendices a. Pertinent correspondence (meeting notes, etc.) b. Survey and/or Certified "As-Built" information for all revisions to base model c. Sample calculations Name of submitter Date Certification. The stormwater management report must include a letter signed and sealed by a professional engineer with text descriptions, exhibits, calculations and models. The stormwater management plan shall include a performance bond executed as follows: "State of Texas County of KNOW ALL PERSONS BY THESE PRESENTS: That we, the undersigned developer as principal, and as surety, do hereby acknowledge ourselves to be held and firmly bound unto the City of Schertz, a municipal corporation of the State of Texas, in the full and just sum of $ ,for the payment of wluch will and truly to be made, we hereby bind ourselves and our respective heirs, administrators, executors and assigns jointly and severally, firmly by these presents. Whereas, the principal had petitioned the Floodplain Administrator of the City of ScherV for permission to within the jurisdiction of the City of Schertz which is shown on plans entitled ,and which is more particularly described as follows, to wit: y~- [ I F REAS, plans and a floodplain development permit for such de~~elopment were approved by the Floodplain Administrator; and WHEREAS, the Floodplain Ordinance of the City of Schertz requires that the site improvements set out below be completed by the principal in conformance with the standards established by that ordinance within three (3) years of the date on which the Floodplain Development Permit was approved and WHEREAS, the aforesaid ordinance requires that a guarantee of performance that such site improvements will have been completed and Formatted: DocInfo ~Snmeis;~ ,~>,~>,' 32 Article 13 -Land Disturbing Activities and Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schertz Unified Development Code will have been accepted by the City within three (3) years of the date on which the Floodplain Development Permit was approved; and WHEREAS, the undersigned developer has elected to provide to the City of Schertz such a guarantee of performance; NOW THEREFORE, the condition of this obligation is such that if the principal shall, on or before the day of , 20 ,construct or cause to be constructed the above mentioned improvements in accordance with the requirement of the City of Schertz Floodplain Ordinance, then this obliRatio^ shall b~ void; otherwise the obligations under this bond shall remain in full f~orcc and effect. IN TESTIMONY WHEREOF, WIT v F S S OUR [ I n v D ,A'~TD S SAL this day of , 20 DEVELOPER AND PRINCIPAL BY: TITLE: BY: ATTORNEY-N-F,ACT ,APPROVED ,A~1D ;1CCEPTED THIS day of , ?(1 CITY OF SC[ I F RTZ BY: TITLE: CITY MANAGER APPROV FD AS TO FORM: CITY ATTORNEY" D. P.E. Re~~istrationNumber End of Article 13 Formatted: DocInfo Article 13 -Land Disturbing Activities and Drainage Schertz Unified Development Code [This page intentionally left blank.] Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code Article 14 Transportation Sec. 21.14.1 Streets A. Street Layout The arrangement, extent, character, width, grade and location of all streets shall conform to the Master Thoroughfare Plan and the Comprehensive Land Plan. Collector streets shall provide adequate circulation within the neighborhood and yet discourage through traffic The street layout shall be arranged to achieve the most desirable development of the entire neighborhood unit with appropriate consideration of creeks, drainage channels, wooded areas and other topographical features, which lend themselves to special treatment. Permits must be obtained from TxDOT for driveways and streets accessing any State highway. The proposed location of driveways must comply with all applicable City and State safety requirements. B. Relation to Adjoining Streets Adjoining areas shall be continued and t i ~ d i m o the street layout. C. Projection of Streets When adjoining properties are not yet subdivided, the arrangement of streets shall provide for the proper ixojecCion of struts into the adjoining unsubdivided areas, and will be required to com~,ly with the neighborhood pattern or conform to the Com}xehensirc Land Plan. D. Private Streets Private struts within the City may be authorized providing all of the following conditions are met: a. A homeowners association is established to maintain and upkeep all streets in a subdivision in accordance with the City's public street standards, to include the mowing of shoulders and rights-of- way, removal of weeds and unclogging of culverts. b. Private streets are constructed in accordance with the City's standards for public streets. c. The following "maintenance agreement" note will appear on the subdivision plat: "Streets within this subdivision shall be constructed in accordance with the City of Schertz public streets standards. The upkeep and maintenance to include the mowing of shoulders and rights-of- way, removal of weeds and unclogging of culverts shall be the Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code responsibility of the homeowners association. The City of Schertz is released from any liability for these streets. Periodic inspection by a public official who is authorized to enforce complaints about poor maintenance is permitted." d. Provide access for fire protection, ambulance, police, school bus, garbage service and other utility agencies. One Residence A private street or road serving only onr (I > rrsidrnce is exempt from construction and maintenance standards for ~xiblic sUr~ts. Ingress/Egress Private streets shall connect directly to a ~xibl is sU~rrt or road. E. Dead-End Streets and Cul-de-Sacs Dead-end streets shall be prohibited, rxcr~,t as short ,tubs projected to be continued in future subdivisions in conformance ~~ ith Paragraph C of this section when designed as cul-de-sacs. Trm~xxary turnarounds shall be provided on projected streets until such time as they are extended. G H. 2. Cul-de-sac starts shall not exeecd 5(1(1 feet in length and shall have a turnaround of not ~eSS than 150 feel in diameter of ROW in single-family residential areas, I50 feet in diameter of ROW in multi-family areas and not less than BOO feet i^ diameter of ROW in commercial and industrial areas. This ~xo~ision may be modified upon approval of the Fire Chief and City Engineer. Alignment The alignment of ail arterial and collector streets shall conform to the Comprehensive Land Plan and the requirements of the Public Works Spy c i f i c at i o n s Manual. Collector street alignment shall meet the requirements of the Public ~~'orks Specifications Manual and in no case shall street jogs be offset less than 150 feet on centerline. Intersections The curb radius at street intersections shall conform to the specifications in the Public Works Specifications Manual. Street Names and Street Numbers Names of new streets shall not duplicate the names of existing streets within the City and its ETJ unless the new street is a continuation of or part of a future Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code continuation of such existing street. Street names shall be chosen to avoid similarity or confusion with existing street names. A new street name shall not differ from an existing street name solely by the addition of a different auxiliary designation such as "avenue", "way", "boulevard", etc. Names of all new streets shall be subject to approval by the Planning and Zoning Commission and be coordinated on an area wide basis. Street names shall have prior approval of the United States Postal Service, Bexar Metro 911, and the applicable County Clerk's Office. Street addresses should also be coordinated with present existing addresses. The City will determine street numbers and advise the subdivider as to the street numbers. I. Construction Standards All streets shall be constructed with reference to base, surfacing, curbs, grades, horizontal curves and intersection curve radius in accordance with the standards prescribed in the Public Works Specifications Manual and any other applicable specifications of the City. J. Reserve Areas are Prohibited There shall be no reserve areas controlling access to land dedicated or intended to be dedicated to public use. K. Half Streets or Adjacent Streets 1. No new half streets shall be platted that do not conform to the Master Thoroughfare Plan and the Comprehensive Land Plan. Where the proposed subdivision abuts upon an existing street or half street not conforming to the Comprehensive Land Plan requirements or the requirements of this UDC, the subdivider shall be required to dedicate any additional right-of-way to meet the street width required. 2. If new development of property that abuts City maintained roads does not meet the design or width standards in this UDC, the Developer shall be required to make the necessary dedication and improvements in conformance with this UDC or any other applicable code of the City. 3. The minimum dedication and construction costs shall be equal to one-half (1/2) of the minimum right-of-way (ROW) and construction costs associated with the proposed street. 4. Improvements shall include right-of-way dedication, paving, curb and guttering, shoulder improvements and sidewalk as determined by the Ciry. 5. Should any pavement be laid to widen existing pavement, the existing pavement shall be saw-cut back a minimum of two feet (2') to assure an adequate sub-base and pavement joint. Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code L. Public Accesses All residential subdivisions shall have a minimum of two (2) locations accessing existing public streets. Access may be provided through the construction of a public street. The extent and location of all accesses is subject to review and approval by the City. The Planning and Zoning Commission shall not permit "island" subdivisions, lots or streets that would be surrounded by the flood water of a one hundred (100) year flood unless the area is accessible to high ground by at least one dedicated street elevated above the one hundred (100) year flood level. M. Safety Lanes (Fire Lanes) Manufactured home parks, recreational ~rhicle parks, apartments, multi- family residences, malls, commercial and business areas shall have driving surfaces within the site designated and clearly identified as safety lanes or fire lanes for fire protection, EMS, etc. Thcsc areas must be paved with concrete or asphalt and be maintained by the owners. Exits from these sites shall be a minimum of thirty feet (~O'> in ~~ idth and must exit into a dedicated street. The pavement ~~ idth for interior safety lanes will be a minimum of twenty-four ~~eel (~-1'>. ,Additional width will be required when adequate off-strut ~,arking is not ~~ro~ ided. All roadways that sear emer~encv vehicles are required to have a minimum clearance of fourteen feel (14') to any overhead obstructions including, but not limited to, bridges, trees, canopies, awnings and signs. N. ,Access to Principal and Secondar~~ Arterial Streets Access to principal and secondary arterial streets should be limited to protect the flow of traffic from Uie lots. A one foot (1') non-access easement shall be provided along principal and secondary arterial streets when lots have access to another public right-of-way. O. SUret and Traffic Control Signs A I I street signs in a new subdivision within the City limits, including street name, speed limit, stop and yield signs, etc. shall be paid for by the developer, and shall be provided by and installed by the City's Public Works Department in accordance with the Public Works Specifications Manual. Traffic control devices required within the subdivision shall be installed in accordance with the latest revision of the Texas Manual on Uniform Traffic Control Devices for Streets and Highways. 2. Any installation of speed control devices, such as speed bumps or humps, must also be approved by the fire department to determine potential impact to emergency response vehicles. Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code A required traffic control device must be fitted with traffic preemption compatible devices for activation by emergency vehicles. Street Improvements All street improvements shall meet the current requirements of the Comprehensive Land Plan and this Article, but in no case shall be less than the following: ~ ~ ~ Side~tialk Hike/Bike Classification ROW Pavement Drainage ~~'idth Width Trail Curb or Curb 8 feat other and Gutter side (unless 48 feet with 12 5 feet Principal Arterial 120 feet State Hwy foot median one side then both sides) ~irb or Curb 5 feet 8 feetother Secondary Arterial 86 feet 48 feet and Gutter one side side Curb or Cwb 5 feet Collector 60 feet 42 feet and Gutter both sides Local Street- 50 feet 30 feet Curb or Curb 5 feet Residential and Gutter both sides Local Street- Cw~b and Gutter 5 feet CommerciaUIndust fi0 feet -1? heel both sides rial urb or Curb Paved Allev 20 feet ?0 Cep t None - and Gutter Islands in Roadways Islands in road rights-of--way will be considered on a case-by-case basis. The street right-of--way will be engineered to accommodate all emergency and utility vehicles, after coordination by City Staff, to include a review and recommendation from the City of Schertz Transportation Safety Advisory Commission. At a minimum, all islands shall provide at least twenty-four feet (24') of pavement on each side of the island. All islands provided within street ROW shall be designated on the plat and shall be dedicated by the developer or its successors and/or assigns. A plat note shall be provided which identifies maintenance of islands as the responsibility of the developer or its successors and/or assigns. Any islands that are not maintained in accordance with this section may be removed by the City and shall be removed at the expense of the developer or its successors andlor assigns, after due notice and the written recommendation by the City Engineer and Fire Department. Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code Q• R. S. T Drainage The storm drainage for all streets shall be designed on a twenty-five (25) year flood frequency. Runoff rates shall be computed in all cases on the basis of ultimate development of the entire watershed contributing runoff water to the proposed subdivision, on the basis of concrete lined channels and streets carrying storm water in the contributing area. All necessary storm drainage improvements shall be in accordance with the Public Works Specifications Manual and shall comply with the City's Stormwater Pollution Prevention and Drainage Plan. Curb and Gutter Curbs and gutters shall be installed by the subdivider on both sides of all streets within or forming part of the boundary of the subdivision. Curb and gutter shall be constructed in accordance with the Public Works Specifications Manual. The City Engineer may waive the requirements for construction of curb and gutter or may approve an alternative curb and gutter construction where developments result in an overall density of less than one (1) unit per one-half (1/2) acre. Street Lights 1. Developers shall furnish satisfactory easements for installation of services to street lights as required by the City and any applicable electric utility provider. 2. Street light number, type and size shall be determined by the City and any applicable electric utility provider and shall be designed to maximize the light directed toward the ground. 3. The developer shall pay the cost of purchasing and installing all street lighting equipment and the cost of all street lighting services for a period of two (2) years or until such time as seventy percent (70%) of the buildings for which building permits have been issued are completed, whichever is sooner. 4. A detailed lighting plan shall be submitted with the Public Infrastructure Improvement Plans for review and approval by the City and any applicable electric utility provider. Street Markers (Signs) Street name, stop and speed limit signs having the following specifications shall be erected at all street intersections in such subdivisions for street markers: The material of the street name signs, the method of attaching the sign to the post, the details of lettering, painting, and method of installation, as well as the location of the sign at the intersection shall be in accordance with the specifications in the Public Works Specifications Manual. Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code 2. The street name signs shall be of the crossarm type, and shall be reflectorized on extruded aluminum metal blanks. 3. Street markers are to be provided by the developer. Sec. 21.14.2 Criteria and Design The criteria and specific design standards for transportation related development as described in this Article are set by the City's Public Works Specification Manual. Sec. 21.14.3 Additional Design Requirements A. Purpose and Applicability 1. The purpose of this section is to establish additional der~lopment standards applicable to certain streets ~~ ithin the City to ensure uniform and quality development resulting in an atU~acti~e emironment compatible with businesses and residential dwellings ~~hich does the following: a. provides an environment and lining conditions favorable to the public; b. provides a creati~c approach to land use and related physical development: c. creates a pattern of tle~~clopment which preserves trees and outstandin~~ natural topography and prevents soil erosion and pollution: d. encoura~ac, mixed use development through innovative uses of modern development concepts; and e. produces open space and recreation areas. ~. The requirements of this section shall be applicable to all roadways classified as Principal Arterials or Secondary Arterials in accordance with section 21.14.1 including, but not limited to, Schertz Parkway, FM 3009, Old Wiederstein Road, Country Club Blvd, FM 78, FM 1518, FM 482, and Wiederstein Road. B. Permitted Uses Buildings, structures and land shall be used in accordance with the uses permitted in the applicable zoning district and shall comply with the dimensional requirements of that district in accordance with Article 5 of this UDC. Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code C. Landscape Buffer In addition to the requirements of section 21.9.7 of this UDC for landscaping, a minimum twenty foot (20') wide landscape buffer shall be provided adjacent to any public right-of-way. Trees shall be planted at an average density of one (1) tree per twenty linear feet (20') of street frontage. The landscape buffer shall require an irrigation system and shall be maintained by the property owner. D. Off-Street Parking Off street parking is permitted adjacent to the landsca~~e buffer along the right-of- way. Parking and vehicular use areas adjacent to the ri~~ht-of~ way shall have land berm walls or a vegetative hedge barrier to reduce vehicular reflections to the right-of-way. A variance may be granted by the [30,1 ~~hich would sallow a reduction in the minimum required landscape buffer ~~hen off-strut ~~arking is located entirely along the side or rear of the bu i I d i ng or lot. E. Building Setback Line A minimum fifty foot (50') buildin~~ setback shall b~ required adjacent to all rights-of--way. A variance may be granted b~~ the [30,1 ~~luch would allow for a reduction in the minimum required setback ~~~hen an alternative site layout and design provides for additional o~~en s~~ace or landscaping and off-street parking will be located entirely at the rear of the building or lot. In no case shall the minimum building setback be reduced ~eSS U~an Che minimum required setback for the applicable zoning district in accordance ~~ith Article 5. Dri~c~~avs and l1CCeSS (Connccli~~ity) Access shall be limited to provide for safe traffic flow and the design shall provide interior driers to limit"the number of accesses to the public right-of-way. ,Access easement should be utilized to limit the number of driveway accesses. lccesses should be plalmed to match existing driveways or street intersections on the oi,posite side of the street. All driveways shall have a minimum sight distance of 24O Rect. G. Screenin~~ A masonry screening wall a minimum of eight foot (8') in height shall be provided where the rear yard of any residential or nonresidential lot abuts a Principal or Secondary Arterial. Any masonry screening wall constructed as part of a new residential subdivision shall be constructed of a like and similar material and color as screening walls in adjacent subdivisions to provide a consistent streetscape. Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code Sec. 21.14.4 A. Commercial and Industrial Districts Where provided, paved alleys not less than twenty-four feet (24') wide shall be provided in all commercial or industrial districts to assure adequate provision is made for service access, such as off-street loading, unloading and parking consistent with an adequate plan for the uses proposed. Alleys provided within commercial and industrial districts shall be privately owned and maintained. B. Garden Home (GH) Zoning Districts Where garden home districts are designated by the developer to require rear ingress/egress, atwenty-four feet (24') paved alley shall be provided. C. Intersections and Turns Alley intersections and sharp changes in alignment shall be avoided, but where two (2) alleys intersect, or an alley turns at an angle sharper than one hundred degrees (100°), a cut off of not less than ten feet (10') from the normal intersection of the property lines shall be provided and shall be designed in accordance with the adopted Fire Code. D. Dead End Alleys Dead end alleys are prohibited. E. Construction Standards All alleys shall be constructed in accordance with the standards prescribed in the Public Works Specifications Manual. Limitations Construction of alleys is limited to commercial and industrial districts and prohibited in residential areas except in garden home zoning districts. G. Drainage Drainage design of alleys shall be designed on the basis of twenty-five (25) year frequency to carry storm water from only the lots within the block abutting the alleys. Sec. 21.14.5 Driveways The arrangement, placement, spacing, width and return radii of all driveways connecting to a street, roadway or alley shall be constructed, provided, altered or repaired in accordance with requirements of the Public Works Specifications Manual. Formatted: DocInfo ~Snmeis;~ ,,.., 9 Article 14 -Transportation ........................................................................ Schertz Unified Development Code A. Commercial property 1. Curb cuts for commercial driveway aprons shall not exceed thirty feet (30') in width, and the aggregate width of all curb cuts shall not exceed fifty percent (50%) of the parcel frontage. 2. Where multiple driveway aprons are used for commercial property, the curb cuts shall be at least twenty feet (20') apart. 3. For parcels of commercial property with less than one hundred feet (100') of frontage, a maximum of two (2) curb cuts ~~ill be ~~ernutted. 4. For parcels of commercial property, no curb cut ~~ill be permitted for any parking facility which requires vehicles to enter a sUeet in re-verse. B. Curb cuts in curb returns No curb cut in curb returns will be permitted in the City. C. Waivers Where the City Manager or his/her d~si~snec find, thaC extraordinary hardship may result from strict compliance ~ti~ith the regulations prescribed in this Article, the City Manager or his/her designee may Marv the regulations so that substantial justice may be done and the lxiblic interest scoured, provided that such waiver will not have the effect oI~ nullifying the intent and purpose of this Article. In granting ~~ai~ers and modifications, the City Manager or his/her designee may require such conditions as ~~ill, in his/her judgment, secure substantially the objective of the standards or reyuirenlents so varied or modified. In the event the City Manager or his;her designee should disapprove a request for a waiver, the applicant may request an appeal to the Board of Adjustment. Sec.~'2L14.6 Sidewalks and Hikc and Bike Trails A. Requirement Sidewalks shall be required along both sides of all streets throughout the City as required in section 21.14.1, except along Interstate Highways 35 and 10. All lots must ha~c access to concrete sidewalks. B. Curb Ramps Curb ramps shall be provided at all street intersections at the time of construction or reconstruction and shall comply with the provisions in the Federal Register 28, CFR part 36 (Americans with Disabilities Act or ADA) and Texas Accessibility Standards as amended from time to time. Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code C D. E. G H. Location and Width Where sidewalks are required, they shall be installed in accordance with the Public Works Specifications Manual and shall be a minimum of five feet (5') in width. Sidewalks shall be placed parallel to the street for the entire frontage(s) of the lot and shall be located a minimum of two feet (2') behind the curb. Timing of Construction Sidewalks shall generally be installed concurrently with the construction of the primary structure on a lot except on primary or sccond~trv arterials where they shall be installed concurrently with street construction. Construction Concurrent with Street Constriction If a street is constructed which shall have no residential lot access points, then sidewalks shall be installed concurrently with sU cct construction. Corner Lot Where sidewalks are installed on anncr lots, sidc~~alks shall be installed along both street frontages and shall be extended to the curb with handicapped access ramps in accordance with current ,~1D,~1 and Texas ;accessibility standards. Waiver or Deferment of Sidc~~alk Installation The City Manager or the City Engineer may waive the requirements of this section where he/she finds that topographical conditions or other unique conditions exist which would preclude the construction of sidewalks. The Planning and Zoning Commission may defer the installation of sidewalks to a time deemed more appropriate. In the event that the installation of sidewalks is deferred, the developer shall provide a subdivision improvement agreement in accordance with section 21.4.15 guaranteeing the installation of sidewalks. Hike and Bike Trails The City recognizes the need for connectivity and adequate access to and from public parkland areas and to provide for safe bicycling and pedestrian transportation. All streets subject to this Article with at least an eighty-six inch (86") ROW shall be required to construct a minimum eight foot (8') wide hike and bike path located within the ROW five (5') foot behind the curb. This hike and bike path is required in-lieu of construction of a sidewalk along one (1) side of the street. Additionally, hike and bike trails shall conform to the requirements as set forth in the City's Parks Master Plan. In-lieu of construction of sidewalks in accordance with this Article, the City may, at its option, require construction of a hike and bike path adjacent to the street right-of-way. Any required hike and bike path shall be constructed in-lieu of the Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code minimum sidewalk along one (1) side of the street, unless under the requirements of section 21.14.3.D above. Sec. 21.14.7 Traffic A. Application Requirements Every application for development within the City or its ETJ shall be accompanied by a Traffic Impact Analysis (TIA) Determination Form provided in the Development Services Department Development Manual. The TIA Determination Form shall be utilized to determine if a TIA is required. B. TIA Required The threshold requirement for a TIA and the level of TIA required shall be based on a land use or combination of land uses that results in peak hour trips in accordance with Table 21.14.7A. If the proposed land use does not exceed the peak hour trip threshold, a TIA waiver shall be noted on the TIA Determination Forln. ..~ Peak Hour Tri s Generated TIA Level Re uired 1,001 or more Leve13 TIA 501 -1,000 Leve12 TIA 101 - 500 Level 1 TIA 100 or less None Re uired C. TIA Scope If a TIA is required, the applicant shall meet with the City Engineer to determine the scope for the study prior to beginning work on the TIA. The applicant shall be prepared, prior to the meeting with the City Engineer, to discuss potential intersections to be evaluated, data assumptions or any other information required by the City Engineer. D. TIA Study Area The study area required for the TIA shall be based on the level of the TIA required in Paragraph B above. The City Engineer may, at his/her discretion, require additional area to be included in the study area if deemed necessary to provide adequate review of the transportation network. The following Table 21.14.7B identifies the minimum acceptable study area: Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code ~ . TIA Level Stud Area Level 1 or 2 TIA The site area and the area within a one quarter (1/4) mile radius from the boundary of the site. Leve12 TIA At the discretion of the City's Engineer, the study area maybe extended up to a maximum of one (1) mile from boundary of the site. Level 3 TIA The site area and the area ~~ithin a one (1) mile radius from the boundary of~ the site. E. TIA Contents The TIA shall conform to accepted industry standards and shall include a detailed description of the area street network, a descri~,tion of Exo~x~sed land uses, the anticipated stages of construction, the antici~~ated com~,lction date of the various phases of land development, and the trigger ~,oints requiring implementation of necessary improvements. The City Fn~~incer may r~:yuire any additional information necessary to ensure adequate re~ic~~. The TIA shall contain, at a minimum, the following information: 1. trip generation rates fix both the n.~I. and P.M. peak periods using the Institute of Trans~xxtation Engineers, Trip Generation Manual for all of the land uses s~~ecified: ?. Lrip disU ibution: 3. adequacy deternunation for existing and proposed street cross-sections by phase of de~elo~~ment; -l. intersection level of service analysis for each phase of development, driveway sues, locations, and adequacy; 5. layout showing lane usage (pavement marking layout) for all boundary streets including driveway locations and roadway geometry within the site; 6. driveways and intersecting streets connecting to boundary streets including all lane widths, traffic islands, medians, sidewalks, curbs, traffic control devices and existing pavement conditions; 7. existing and proposed turning movement counts for the site; 8. identification of and timing for transportation improvements, if any, needed to maintain the same or higher level of service than exists prior to Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code development during each phase of land development and the costs of those improvements, including costs of right-of-way acquisition, utility relocation, design and construction; the TIA shall a. establish the baseline traffic conditions and peak hour operations prior to development of the subdivision or site, which baseline shall establish the existing level of service that is to be maintained or bettered as the owners develop the subdivision or site over time; and b. address streets and street intersections, and driveways on commercial sites; 10. for projects adjacent to a TxDOT RO~~', the T1,~1 shal I be accompanied by a letter from TxDOT which outlines anv a~~reements between the developer and TxDOT for planned i m~xo~emcnts: and 11. the TIA shall be certified by a registered engineer ~~ith experience in the field of traffic engineering. TIA Submittal Upon completion of the TIA, the applicant shall submit a minimum of three (3) copies of the report to the City Engineer ~~ho will distribute the report to the appropriate review authorities including TxDOT. G. TIA Review The TIA shall be reviewed by the City Engineer and any other necessary review authorities. Review comments shall be provided to the applicant for response. Response by the applicant shall be in the form of a letter, technical memorandum, or other appropriate document. The applicant shall submit final copies of the TIA to the City Engineer containing all modifications prior to final approval of the application for which the TIA was conducted. H. City Assistance in Development During the course of providing for improvements, the City may cooperate with the developer in the use of its governmental powers to assist in the timely and cost effective implementation of improvements. Assistance shall not mean financial aid in actual easement acquisition, construction or engineering costs. Specifically, the City agrees to: assist in the acquisition of necessary right-of--way and easements; assist in the relocation of utilities; Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code assist in obtaining approvals from applicable County entities; 4. assist in obtaining approvals from TxDOT; and assist in securing financial participation for major street improvements from applicable County entities, TxDOT or the Metropolitan Planning Organization. TIA Revisions It is recognized that the scope of the developer's plans may change from time to time. The monitoring reports may also demonstrate changes in the area street conditions and travel patterns within and around the City. Periodic updates to the TIA may be required to address these issues and identify changes to the level of service at study intersections and streets. These updates shall address modifications to the magnitude and timing of improvements recommended by the original TIA. Any TIA amendments must be acceptable to the City. End of Article 14 Formatted: DocInfo Article 14 -Transportation ........................................................................ Schertz Unified Development Code [This page inte~iiunulh lrji l>lunl~.J Formatted: DocInfo Article I S -Easements and Utilities ......................................................................... Schertz Unified Development Code Article 15 Easements and Utilities Sec. 21.15.1 Easements A. Utility Easements Utility easements including natural gas shall be provided for the installation of utilities in accordance with the requirements of the City. In general, these easements shall be in the front of residential development lots. B. Drainage Easements When a subdivision is traversed by a ~~at~rcoursr, drainage way, channel, or stream, a storm water easement or draina~~~ ri~~hts-oC-~~~ay ('B`ROW') shall be provided. Said easement or drainage RO~~' shall substantially encompass the boundaries of said water course and shall be oC sufficient width, in accordance with the construction standards in the Public Works Specifications Manual. Drainage or storm water easements may be constructed as open earth channels or concrete drainage structures and shall be maintained by the developer or his/her assigns. Drainage ROW shall contain concrete drainage structures or underground piping and shall be dedicated to and maintained by the City or other applicable jurisdictions. C. Access Easements In an effort to reduce the congestion created by a number of driveways along street rights-of-way while maintaining adequate access to developments, the City may allow Access Easements to be dedicated within and across developments of similar use. These easements shall be twenty-four feet (24') in width and meet the minimum construction requirements for streets as required by this UDC and the Public Works Specifications Manual. Sec. 21.15.2 Water A. Installation of Water Facilities All lots, tracts or parcels on which development is proposed shall be connected to a public water system which has capacity to provide water for domestic use and emergency purposes, including adequate fire protection. Where water is to be provided through the City system, the developer shall install adequate water facilities, including fire hydrants, in accordance with all applicable regulations of the State, the City and any other agency regulating public water systems. Formatted: DocInfo Article I S -Easements and Utilities ......................................................................... Schertz Unified Development Code B. Alternative Water Sources An alternative source of water within a development maybe used for irrigation or other similar purposes, subject to City approval and the obtaining of all appropriate permits from the City, State and any other applicable agency. An alternative water source may not be used for potable water supply under any circumstances. The design and construction of water system improvements and alternative water sources shall comply with the rules and regulations of the City, State or any other applicable agency. C. Location and Cost of Installation The location of all fire hydrants, all water supply improvements and the boundary lines of special districts, private systems and certified water service areas, indicating all improvements proposed to be served, shall be shown on the construction plans. The cost of installing all water supply improvements to be made by the developer, including off-site improvements, shall be included in the performance guarantees furnished by the developer. D. Extension of Lines Extension of water and wastewater lines shall be made along the entire frontage of the subdivision adjacent to a street or thoroughfare. If the subdivision is not adjacent to a thoroughfare, the extension of utilities shall be accomplished in such a manner as to allow future connections to said utilities by new subdivisions. If new subdivisions will never be constructed beyond a developing subdivision due to physical constraints, the Public Works Director may waive the requirement for adjacent utility line construction at the time of final plat approval and prior to construction of the subdivision. E. Fire Hydrants Fire hydrants are to be properly located so there will be a fire hydrant every 300 feet in commercial and industrial areas and every 500 feet in residential areas. 2. Any new fire hydrant is required to have a hydrant locater reflector (blue bump) installed in the roadway perpendicular to the hydrant. Individual Wells Within the City Limits A new development served by individual wells within the Ciry limits is prohibited. Formatted: DocInfo Article I S -Easements and Utilities ......................................................................... Schertz Unified Development Code Within the ETJ Individual wells within the ETJ shall be subject to approval by the City. The developer must submit with the plat application a certificate from a professional engineer registered in this state or a geoscientist licensed to practice in Texas verifying the adequacy of the proposed source of well supply prior to plat approval. Compliance with Other Regulations Installation, operations and maintenance of individual wells shall comply with City standards, regulations of the T('FQ, an~~ other applicable State rules and regulations, and applicable regulations of groundwater conservation districts. In the event of~ conflict among these regulations, whichever is the most stringent shall a}~},ly. ' G. Design and Construction All water facilities within a subdivision shall be desi~~ned and constructed to the standards as set forth in the Public ~~`orks S~~ecifications Manual. Said facilities shall meet all State and federal regulations ~,crtaining to approved public water systems including regulations regarding the ~xcparation, submittal and approval of plans and specifications for ~~ ater systems. Design of water facilities shall also be in conformance with all la~~s, policies, standards, rules and regulations for establishing the fire insurance key rate for the City. H. Other f~%ater Svsfims For water systems other than the City system, the following shall apply: At time of ixel iminary platting the applicant shall provide the City with a letter of appro~aL from the TCEQ certifying that the water system serving the development is in compliance with the rules and regulations of the TCEQ and that the public water system provider holds a current valid Certificate of Convenience and Necessity (CCN) for the area proposed for deg elopment. The letter of approval from the TCEQ shall be accompanied by a neap delineating the boundaries of the CCN in the vicinity of the d ~ ~ ~lopment. For developments in the ETJ, the developer shall obtain approval and signature of the appropriate county health official on the water system statement as shown on the preliminary plat prior to Planning and Zoning Commission approval. The water system statement as shown on the plat, indicates that the development will be served by a water system meeting City standards, as stated in sec. 21.15.2. F. and the applicable standards of the water purveyor. Formatted: DocInfo Article I S -Easements and Utilities ......................................................................... Schertz Unified Development Code Plans and specifications for all water systems to serve the development shall be submitted as part of the subdivision construction plans. Sec. 21.15.3 Wastewater A. Wastewater Connection Required All lots within a subdivision shall be provided with a connection to an approved public wastewater system unless otherwise approved by the City. Establishment of a private wastewater utility district within the City- or within the City's ETJ shall be prohibited. B. Installation of Wastewater Facilities All lots, tracts or parcels on which development is proposed shall be connected to a public wastewater system which has adequate capacity to pro~idc water for proper disposal and treatment of wastewater. Where wastewater is to be provided through a centralized system, the developer shall install adequate facilities, subject to the standards and specifications of the City and state design criteria for wastewater systems. Where insufficient capacity exists downstream of a proposed connection, the replacement and upsizing of the existing main is required of the developer. The installation of a parallel main shall be subject to approval by the City. C. Location and Cost of Installation The location of all wastewater improvements and the boundary lines of special districts, private systems and certified areas, indicating all improvements proposed to be served, shall be shown on construction plans. The cost of installing all wastewater improvements to be made by the developer, including off-site improvements, shall be included in the performance guarantees furnished by the developer. D. Future Extension of Lines Pipe stub-outs shall be located in manholes to facilitate the future extension of wastewater lines. The Public Works Director will determine the location and size of the stub-outs. E. On-Site Sewage Facilities (OSSF) The use of OSSF for the treatment and disposal of wastewater shall be subject to the approval of the City. The minimum lot area for residential subdivisions shall be a minimum one-half (1/2) acre (21,780 square feet). OSSF shall be installed on each lot concurrent with any development thereon and the design of such system and the method of installation shall conform in all respects to the standards and specifications of the City, County and State design criteria for OSSF. Formatted: DocInfo Article I S -Easements and Utilities ......................................................................... Schertz Unified Development Code Sec. 21.15.4 Utilities All utilities, including, but not limited to, electrical wiring, natural gas, telephone, cable, Internet and security systems, shall be located in the front yard, shall be installed underground and shall be maintained in accordance with all applicable City codes and regulations for such systems. Any utilities required to be placed above ground must be placed on steel poles meeting the requirements of the City and the applicable utility provider. The City Manager or his/her designee may waive the requirements of this section to allow wooden poles where he/she finds that unique conditions supporting such waiver exist within the development or along rights-of- ways. End of Article 15 Formatted: DocInfo Article I S -Easements and Utilities ......................................................................... Schertz Unified Development Code [This page inte~iiunulh lrji l>lunl~.J Formatted: DocInfo Article 16 -Definitions ........................................................................ Schertz Unified Development Code Article 16 Definitions For the purposes of this UDC, the following terms, phrases, words and their derivations shall have the meaning given in this section. When not inconsistent with the context, words used in the present tense include the future; words used in the singular number include the plural number; and words in the plural number include the singular number. The words "shall" and "will" are always mandatory, while the word "may" is merely discretionary. Any term not expressly defined in this Article shall be defined by a common planning definition from the American Planning Association's, A Planners Dictionary. The Cite ~~anager, upon the recommendation of the City Manager or his/her designee, shall determine the appropriateness of a definition. "A" Frame Sign: A temporary sign constructed in such a manner as to form an ";1" or a lent-like shape, hinged or not hinged at the top with each angular face held at an appropriate distance so as to be adequately secured by a supporting member. These signs may also be referred to as sandwich board signs. Abandoned or Obsolete Sign: A sign that no longer scr~~cs to direct attention to an event, person, product, good, service, or activity, which is no longer conducted. Accessory Buildings, Uses or Structures: Onc ~~~hich: a. is subordinate to and scr~ cs a principal structure, building or use; b. is subordinate in area, extent ~r purpose to the principal structure building or use sei~ cd: e. contributes to the comfort, con~enienee and necessity of occupants of the principal structure, building or use served; d. is located on the s~tmc building lot as the principal structure, building or use screed; or e. may be part of fltc principal building. Accessory Dwelling Unit: ,~ residential dwelling unit, but not a mobile home, located on the same lot as asingle-family dwelling unit, either within the same building as the single family dwelling unit or in a d~Cached unit or in a detached building. Advertising: To convey information, to seek the attraction of or to direct the attention of the public to any location, event, person, product, good, service, activity, institution or business. Advertising Vehicle: Any vehicle which has as its primary purpose the advertisement of an event, person, product, good, service, activity, institution or business, whether located on- premises or off-premises. 503078183 Article 16 -Definitions Schertz Unified Development Code Agriculture: The use of land for the production and primary processing of food and fibers for sale, including cultivating, dairying, horticulture, pasturing, floriculture, silviculture, viticulture, animal and poultry husbandry, and such incidental accessory facilities as greenhouses and nurseries, provided that the operation of such accessory facilities shall be clearly secondary to normal agricultural activities. Agriculture includes, but is not limited to, the related activities of tillage, fertilization, pest control, harvesting, and marketing. It also includes, but is not limited to, the activities of feeding, housing, and maintaining of animals such as cattle, dairy cows, sheep, goats, hogs, horses, and poultry and handling their by-products. Airport, Heliport or Landin, F„~ A place where aircraft and/or helicopters can land and take off, usually equipped with hangars, facilities for refueling and repair, and various accolnlnodations for passengers. Alcohol Package Sales: An establishment engaged in the selling of alcoholic bc~erag~s to the general public for off-site personal or household consumption. Alley: A public right-of-way which provides a secondary means of vehicular access to abutting property and which is used primarily for vehicular traffic to the rear or side of properties which otherwise abut on a street. Specifically authorized in ~~ardcn home subdivisions for access to rear entrance garages. Alluvial Fan Flooding: Flooding occurring on the surface of a^ alluvial fan or similar landform which originates at the apex and is eharacteriied by high-~clocity flows; active processes of erosion, sediment transport, and deposition: and unpredictable Ilowpaths. Alternative Tower Structure: Dock towers, steeples, light poles and similar alternative-design mounting structures that canxxiflage or conceal the presence of antennas or towers. See also the definition of "stealth facilily'~. Amateur Radio Antenna: A radio conununication antenna used by a person holding an amateur radio station license from the Federal Communications Commission. Annexation: The act of ineorporati ng an area into the domain of the City. Antenna: A device used in communications, which transmits or receives radio signals, television signals, digital signals, analog signals, radio frequencies (excluding radar signals), wireless telecommunications signals or other communication signals. Antenna and/or Antenna Support Structure, Commercial: An antenna and its support structure used for commercial broadcasting or telecommunication purposes and the transmission, retransmission, and/or reception of electromagnetic radio, television, or microwave signals. All radiating equipment must comply with Federal Communications Commission (FCC), Environmental Protection Agency (EPA), Occupational Health and Safety Administration (OSHA), and all other applicable State and Federal regulatory agency requirements and guidelines for human safety, as they exist or may be amended. The antenna may be a tower, mast, pole, tripod or box frame. Preferably the antenna may be in stealth form designed to be 503078183 Article 16 -Definitions Schertz Unified Development Code non-obtrusive, or virtually transparent or invisible to the surrounding neighborhood. Stealth antennas include, but are not limited to: a. antennas within a building's attic space; b. an the roof of a minimum three (3) story building and not visible from the property line of the lot in which the antenna is located; c. a public utility structure, such as a water tower or high transmission support tower; d. a flagpole; e. a church steeple; f. a clock tower; or g. an athletic field light pole. Antenna, Building Attached: An antenna attached to an existing structure in two (2) general forms: (1) roof-mounted, in which antennas are placed on theroofs of l~ti ildings, or (2) building- mounted, in which antennas are placed on the=sides of buildings. =These antennas can also be mounted on structures such as water tanks, billboardsi church steeples, electrical transmission towers, etc. Antenna Facility: The mast, pole. ~tnieture, tower, building, equipment and other supporting material used to mount he antenna and equipment, equipment storage buildings and equipment concealing or screeningstnictures needed to operate an antenna. Antique Shoe A retail establishment.. engaged in the selling of works of art, furniture, or other artifacts.. of an earlier period, with all sales and storage occurring inside a building. Apartment: A dwelling unit in an apartment building. Apartment Building=A building or portion thereof housing three (3) or more dwelling units Apex: A point on an alluvial fan or similar landform below which the flow path of the major stream that formed the faii becomes unpredictable and alluvial fan flooding can occur. Appliance, Furniture and Home Furnishings Store: Retail establishments selling goods used for furnishing the home, including, but not limited to, furniture, floor coverings, draperies, domestic stoves, refrigerators, and other household electrical and gas appliances. Approved Plat: The plat of a subdivision which has been approved in accordance with the requirements of this UDC and which has been filed for record with the county clerk in which the land lies. 503078183 Article 16 -Definitions Schertz Unified Development Code Area of Shallow Flooding: A designated AO, AH, or VO zone on the Flood Insurance Rate Map (FIRM) for the City and its ETJ with a one percent (1%) or greater chance of flooding in any given year to an average depth of one (1) to three (3) feet where a clearly defined channel does not exit, where path of flooding is unpredictable and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow. Area of Special Flood Hazard: The land in the floodplain within the City and its ETJ subject to a one percent or greater chance of flooding in any given year. The area maybe designated as Zone A or AE on the FIRM. Art Gallery/Library/Museum: A building serving as a repository fur a collection of natural, scientific„ artistic, or literary objects of interest, and designed to be used for viewing, with or without an admission charge, and which may include as an accessory use the sale of goods. Assisted Care or Living Facility: A facility which provides residence and eve to tcn or more persons regardless of legal relationship who are: a. elderly; b. disabled; c. orphaned; d. abandoned; e. abused, or neglected children: f. victims of domestic ~iolcncc: g. convalescing frou~ illness; h. terminally ill; or i. temporarily homeless due to fire, natural disaster, or financial setback together ~~ith supervisory personnel. This definition shall also include a facility providing health care or rehabilitative services over a long period of time to persons chronically ill, aged, or disabled due to injury or disease. Automobile Parking Structure/Garage: An area or structure where the parking of motor vehicles serves as the primary use of the lot whether or not a fee is charged. This use does not include the storage of gasoline. Automobile Parts Sales: The use of any building for the display and sale of new or used parts, including tires. Automobile Repair, Major: General repairs or reconditioning of engines, air-conditioning systems, and transmissions for motor vehicles; wrecker or towing service with on-site storage of 503078183 Article 16 -Definitions Schertz Unified Development Code vehicles; collision services including body, frame, or fender straightening or repair; customizing; painting; vehicle steam cleaning; tine retreading; muffler services; upholstery shop; insurance estimations with on-site storage; undercoating and rust proofing, and other similar uses. Automobile Repair, Minor: An establishment used for the dispensing or sales of automobile fuels, lubricants, and automobile accessories; the minor repair or replacement of parts and performing State inspections and making minor repairs necessary to pass said inspection; automobile detailing; window tinting; and the sales and installation of automobile radios. Uses listed under "Automobile Repair, Major" or any other similar uses are not included. Automobile Sales New or Used: Sales, rental, and/or lease of new or used automobiles or light load vehicles, including as an accessory use: Automobile Repair, Major. Balloon Sign: One or more inflatable devices filled with lighter-than-air gas used as a t~~`mporary sign for the purpose of directing attention to any location, event, person, product, ~~uod, service, activity, institution or business. Bandit Sign: Any temporary ground sign announcing a subdivision, new development or builder. Bank, Saving and Loan, Credit Union: An establishment [~~r the custody, loan, exchange or issue of money, the extension of credit, and/or facilitatin~~ the transmission of funds, including automated teller machines. Banner Sign: A temporary sign constructed of a natural or man-made flexible material including, but not limited to, cloth, camas, vinyl, or fabric which can be easily folded or rolled that is mounted with or without an enclosing framework that is attached or tethered to the building or structures. Base Flood: The flood having a onepercent chance of being equaled or exceeded in any given year. Basement: A story (or portion of a story) wholly or partly below curb level with at least one-half of its height (measured from floor to ceiling) below the curb level. The curb level nearest to a story (or portion of a Story) shat be used to determine whether such story (or portion of a story) is a basement. Beauty Salon/Barber Shoff An establishment primarily engaged in providing services generally involved in the care of the person or his/her appearance including, but not limited to, barber and beauty shops, nail and pedicure salons, tanning salons, ear piercing shops, cosmetic tattooing shops, and reducing salons. Bed and Breakfast Inn: An owner (or operator) occupied residence with up to five (5) bedrooms available for overnight guests. A Bed and Breakfast Inn may provide for guest stays up to 14 consecutive days; however, it shall not offer weekly rental rates. Kitchen and dining facilities may be included to provide meals for guests only; however, no food preparation shall be 503078183 5 Article 16 -Definitions Schertz Unified Development Code permitted in guest bedrooms. A Bed and Breakfast Inn shall not include restaurants, banquet facilities, or similar services. Billboard: Any sign erected and used for, or designed to be used for, the display of advertising material for the purpose of advertising a location, event, person, product, good, service, activity, institution or business not located on the same premises as the billboard. Mobile advertising and hand-carried signs shall not be considered as billboards. Block: A tract of land bounded by streets or a combination of streets and public parks, or corporate boundaries of the City. Board of Adjustment BOAS The Board established by City Council underthe City Charter and the Texas Local Government Code that reviews and acts u}xm rcqucsts for variances or appeals and whose duties and responsibilities are specifically provided for i n section 21.3.4. of this UDC. Boarding House: A building other than hotel, motel, or an a~~artment hotelwhere, for compensation and prearrangement for a definite period, meals or kul~i ng and meals are provided for three (3) or more persons, but not exceeding twenty (20) persons. Bottling Works: A manufacturing facility designed to place_a beverage into a bottle or can for distribution. - Boundary Street: A public street which is adjacent to and abutting one (1) or more sides of the proposed site. Buffer Zone: A strip of land created to separate and protect one type of land use from another. Building: Any structure which: a. is permanently afftxedto the land; b. -has one (1) or more floors and a roof; and c. is bounded by either open area or lot lines. A building shall not include such structures as billboards, fences or radio towers, or structures with interior surfaces not normally accessible for human use, such as tanks, smoke stacks, grain elevators, oil cracking towers or similar structures. Building Area: The total square footage on a lot covered by a building measured on a horizontal plane at mean grade level. Building, Detached: A building which is surrounded by yards or open space on its own building lot. Building Envelope: The net cubic space that remains for placing a structure on a site after building line, setback, side yard, height and bulk regulations are observed. 503078183 (7 Article 16 -Definitions Schertz Unified Development Code Building Height: The vertical distance between the average natural grade of the ground under the footprint of a building and the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or to the mean height level between the eaves and ridge for a gable, hip or gambrel roof. A chimney, cupola or dormer (four feet or less in height), flagpole or residential television antenna shall be exempt from the above requirements. Building Materials And Hardware Store: An establishment for the sale of materials customarily used in the construction of buildings and other structures. Building Mounted Sign: A sign attached to, or supported by any ~~art of the building that encloses or covers usable space and is related to the business within, vtcl ud i ng but not limited to wall signs, signage on awnings, canopies, or marquees, and projecting signs. Building Setback Line: A building limit fixed at a specific distance from the front, rri~ or side boundaries of a lot beyond which a building cannot lawfully extend. Buildin~gn: Any sign identifying the name or title of a specific building. Cabinet/LTpholster~~ An establishment for the r,roduction, display, and sale of cabinets, furniture, and soft coverings for furniture. Camping Trailer: A folding structure, mounted on ~~heels and designed for travel, recreation, and vacation and which can be readily to«ed over the road by a motor vehicle. Canopy: A roof like cover including an a~~ning that projeets from the wall of a building over a door, entrance or window; a free standing or projecting cover above an outdoor service area such as a gasoline service station. Carport: A roafcd structure for use as an automobile shelter, open on at least two sides with inside dimensions not less than 1(1~ by ~0'. Car y~~ash, ,Automated: A facility ~ti~here a customer can have a motorcycle, automobile and light load vehicle Leashed in exchange for linaneial consideration. Car Wash, Self Sere: A facility, typically coin operated, used by the customer to wash motorcycles, autuluobilcs and light load vehicles. Cemetery or Mausoleum: Property used for the interring of the dead. Church, Temple, Place of Worship: A building designed and used primarily for religious assembly and worship and those accessory activities which are customarily associated therewith, and the place of residence for ministers, priests, nuns or rabbis in a detached residential facility on the same premises, that is exempt from ad valorem taxes as permitted by State law. For the purposes of this definition, bible study and other similar activities which occur in a person's primary residence shall not be considered as a church, temple or place or worship. C~ The City of Schertz, Texas 503078183 7 Article 16 -Definitions ........................................................................ Schertz Unified Development Code City Council: The City Council of the City of Schertz, Texas City En _ig neer: A registered professional engineer employed or designated by the City to provide professional engineering services for and on behalf of the City. Civic/Convention Center: A building or complex of buildings used for cultural, recreational, athletic, convention, or entertainment purposes. Clinic: An establishment of offices in which a group of physicians, dentists or other practitioners of the healing arts and allied professional assistants are associated for-the purpose of diagnosing and treating ill or injured persons. A clinic may include a medical or dental laboratory, but may not include facilities for providing room or board for patients, nor ma~~ a c I i n i c include offices or facilities for veterinarians. Club or lode: An association of persons for the promotion of some nonprofit common objective such as literature, science, politics, good fellowship and similar objectives ~~hich meets periodically and which is limited to members. Co-location: The act of locating wireless communications equipment for more than one (1) telecommunications carrier on a single Antenna Facil itv. College, University, or Trade School: An institution established for educational purposes offering courses for study beyond the secondary education level, including trade schools and commercial schools offering training or instruction in a trade, art, or occupation. Commercial Amusement, Indoor: .~ n ~ nterprise providing for indoor recreational activities, services, amusements, and instruction for aii admission fee. Uses include, but are not limited to, bowling alleys, ..ice or roller skating rinks, bingo _parlors, amusement arcades, and/or practice areas. Commercial Amusement, Outdoor: An enterprise providing for outdoor recreational activities, services amusements, and instruction for an admission fee, including, but not limited to, batting cages, miniature golf, go-kart tracts and carnivals. Commercial Farm Ranch: A tract of unplatted land which is used for agricultural activities such as production of cash crc~~s or raising of livestock for the purpose of obtaining a profit in money. Includes agricultural d~`'elling and accessory buildings and structures necessary to the operation of the fann/ranch. Common Area: An area within a subdivision not used for development which is usually owned and maintained by subdivision homeowners associations. Community Center: A building or portion of a building owned and/or operated by a government entity or not-for-profit agency in which facilities are provided for civic, educational, political, or social purposes. 503078183 g Article 16 -Definitions Schertz Unified Development Code Community Service Sign: Any sign that solicits support for or advertises anon-profit community location, event, person, product, good, service, institution or business, a public activity, location, event, person, product, good, service institution or business. Comprehensive Land Plan: The Comprehensive Land Plan of the City, as approved by the City Council and including any unit or part of such plan separately adopted and any amendments to such plan or parts thereof. Concrete/Asphalt Batchin __ P~ A permanent manufacturing facility for the production of concrete or asphalt. Convalescent Home: Any structure used or occupied by thr~~ t3) or mare persons recovering from illness or receiving geriatric care for compensation. Convenience Store with Gas Pumps: A retail establishment that sal Is food and other consumable and non-consumable products for off-premise use or consuny~ticin. This definition shall also include the dispensing or sale of motor vehicle fuels, lubricant,, and accessories, but shall not include automotive repair or the sale of replacement parts. Court: An open, unoccupied space bounded on more than two (2) sides by walls. An inner court is entirely surrounded by the exterior walls of a building. An outer court has one (1) side open to a street, alley, yard or other permanent open space. Critical Feature: An integral and readily identifiable part of a flood protection system, without which the flood protection provided by_the entire system would be compromised. Cul-de-sac: A street havingbut one (1) outlet to another street, and terminated on the opposite end by a vehicular turnaround. Damaged Sen: a. any sign where any portion of the finished material, surface or message area of tire.. sign is visibly faded, flaked, broken off, missing, cracked, splintered, defective or is otherwise deteriorated or in a state of disrepair so as not to substantially appear as it was intended or designed to appear when originally constluct~d: ar b. any sign whose elements or the structural support or frame members are visibly bent, broken, dented, torn, twisted, leaning or at angles other than those at which it was originally erected. Dance HalUNi~ht Club: An establishment open to the general public for entertainment; in particular, dancing. Day Care Center: A commercial institution or place designed for the care of children or adults and is subject to registration with the Texas Department of Protective and Regulatory Services. 503078183 Article 16 -Definitions Schertz Unified Development Code This use shall not include overnight lodging, medical treatment, counseling, or rehabilitative services and does not apply to any school. Dead End Street: A roadway, other than cul-de-sac, with only one (1) outlet. Densi The number of units per acre that may be placed on a tract in a particular zoning district under specified development conditions. Development: Any manmade change in improved and unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paring, excavation or drilling operations or storage of equipment. Development Permit: Any permit, license, authority, order, approval, certificate, endorsement, or permission, required from the City prior to the commencement or completion of anv_ phase of development. Development Sign: A temporary freestanding sign which, by means of symbol or name, identifies a shopping center, commercial or industrial park, residential subdivision or other development that may contain a mixture of residential, commercial, or industrial uses. Directional Sign: Any sign designed to provide direction to pedestrian and/or vehicular traffic. Director of Development Services: The ofl icer so designated by the City Manager. Distribution Center: A warehouse or storage facility whcrr the emphasis is on processing and moving goods on to wholesalers, retailers, or consumers rather than on storage. Dormitory: Anti structure specifically designed to house student tenants associated with a university, college or school. Dry Cleanin~~, Major: An industrial facility where fabrics are cleaned with substantially non- aqueous organic solvents on a commercial or wholesale basis. Dry Cleanin~a, ti~linor: A custom cleaning shop or pick-up station not exceeding six thousand (6,000) square beet of floor area, including, but not limited to, dry cleaning plants having no more than one thousand fire hundred (1,500) square feet of floor area for dry cleaning equipment. Dwelling: Any building or portion thereof which is designed for or used for residential purposes. Dwelling, Duplex: A building designed for or occupied exclusively, but separately, by two (2) families. Dwelling, Multifamily A building or portion thereof containing three (3) or more dwelling units. Dwelling, Single-Family A building designed for or occupied exclusively by one (1) family. 503078183 1 Article 16 -Definitions Schertz Unified Development Code Dwellin,,s? U~t: A room, or suite of two (2) or more rooms, designed or intended for use by an individual or family in which culinary and sanitary convenience are provided for the exclusive use of such individual or family. Easement: An acquired privilege or right-of-way use which one (1) person, business, entity and/or public agency has across, over or under land of another person, business, entity and/or public agency. Electronic Sign: A variable message sign that utilizes computer-generated messages or some other electronic means of changing copy. These signs include displays"using incandescent lamps, LEDs, or LCDs. Elevated Building: Anon-basement building (i) built, in the case of the building in Zones Al- 30, AE, A, A99, AO, AH, B, C, X, and D, to have the top of the elevated fluor, or the cage of the building in Zones V1-30, VE, or V, to have the bottom level of the lowest horiiontal structure member of the pilings, columns (posts and pliers), or shear walls parallel to the fluor e~ C the water and (ii) adequately anchored so as not to impair the structural integrity of the building during a flood of up to the magnitude of the base flood. In the case of Zones Al-30, AE, A, A99, AO, AH, B, C, X, D, "elevated building" also includes a building elevated by means of fill or solid foundation perimeter walls with openings sufficient to facilitate the unimpeded movement of flood waters. In the case of Zones V 1-30, VI, or V, "elevated building" also includes a building otherwise meeting the definition of "elevated building"; even though the lower area is enclosed by standards of section 60.3 (e)(5) of the ~lational Flood Insurance Program regulations. Extraterritorial Jurisdiction BTJ~ The. FTJ of the City is the portion of the unincorporated area that is contiguous to the corporate boundaries of the City and not already in the incorporated area or ETJ of another City a~ ,e[ ci~iT in section 42:021 of the Texas Local Government Code. Family: Two or more persons occu~wing a singledwelling unit where all members are related by blood, marriage or adoption. No single dwelling unit shall have more than four unrelated individuals residing therein, nor shall any "family" have, additionally, more than four unrelated individuals residing with such family. The term "family" does not include any organization or institutional group-that receives federal or State funding for the care of the individual. Family Home: A community-based residential home operated by either the State of Texas, a nonprofit corporation, a community center organized pursuant to State statute, or an entity which is certified by the State=as a provider for a program for the mentally retarded. Family homes provide care for persons who have mental and/or physical impairments that substantially limit one (1) or more major life activities. To qualify as a family home, a home must meet all of the following requirements: a. not more than six (6) disabled persons and two (2) supervisory personnel may reside in a family home at the same time; b. the home must provide food and shelter, personal guidance, care, rehabilitation services, or supervision; and 503078183 l l Article 16 -Definitions ........................................................................ Schertz Unified Development Code c. all applicable licensing requirements must be met. Farmers Market: An area containing individual vendors who offer fruits, vegetables, herbs, spices, edible seeds, nuts, live plants, flowers, and honey for sale. FEMA: Federal Emergency Management Agency. Filling, Retail Service Station: An establishment where gasoline, oil and grease, or automobile accessories are sold, supplied or dispensed to the motor vehicle trade or where motor vehicles receive limited repair, are equipped for service, or where electric storage batteries are charged and cared for, or a place where any two (2) or more such actin hies are carried on or conducted as the principal use of the establishment. Fire Lane: A concrete or asphalt driving surface identified for use by fire==EMS and other emergency vehicles within and maintained by the owners of a manufactured home park, recreational vehicle park, apartment complex, malls/shopping center, commerciaior business area. Flay: Apiece of cloth, varying in size, shape, color, anddesign, usually attached at one edge to a staff or cord, and used as the symbol of a nation, state, qr organization, or as a means of signaling. Flea Market, Inside: A building or structurewherein space is_rented to vendors on a short-term basis for the sale of merchandise. The principal sales. shall include new and used household goods, personal effects, tools, art work,small household appliances, and similar merchandise, objects, or equipment in small quantities. The term flea market shall not be deemed to include wholesale sales establishments or rental services establishments, but shall be deemed to include personal services establishments, food services establishments, retail sales establishments, and auction establishments. Flea Market, Outside: An outdoor site where space is rented to vendors on a short-term basis for the sale of merchandise. The principal sales shall include new and used household goods, personal effects,lools, art work, small household appliances, and similar merchandise, objects, or equipment in small quantities.-The term flea market shall not be deemed to include wholesale sales establishments or-rental services establishments, but shall be deemed to include personal services establishments,. food services establishments, retail sales establishments, and auction establishments. Flood or Flooding: A general and temporary condition of partial or complete inundation of areas not ordinarily covered by water due to: a. the overflow of inland or tidal waters; or b. the usual and rapid accumulation or runoff of surface waters from any source. 503078183 l 2 Article 16 -Definitions Schertz Unified Development Code Flood Insurance Rate Map (FIRMS The official maps of the City and its ETJ on which the FEMA has delineated both the areas of special flood hazards and the risk premium zones applicable to the areas mapped. Flood Insurance Study: The official report provided by the FEMA. The report contains flood profiles, water surface elevation of the base flood, as well as the Flood Boundary-Floodway Map. Flood Maria _eg merit: The operation of an overall program of corrective and preventive measures for reducing flood damage, including but not limited to emergency prepamdness plans, flood control works and floodplain management regulations. Flood Management Regulations: Zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as the floodplain ordinance, grading ordinance and erosion control ordinance) and other applications of police po~~er. Ttre term describes such State or local regulations, in any combination thereof, which pru~~id~ standards for the purpose of flood damage prevention and reduction. Flood Protection S,, s~ Those physical structural ~wrks for which funds have been authorized, appropriated, and expended and which have been constructed specifically to modify flooding in order to reduce the extent of the area within the City and its FTC subject to a "special flood hazard" and the extent of the depths of associated flooding. Such a system typically includes dams, reservoirs, levees or dikes. These specialized flood modifying works are those constructed in conformance with sound engineering standards. Flood Proofing: Anv combination of structural and nonstructural additions, changes, or adjustments to structures ~~hich reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents. Floodplai n: ,~1m~ land area susceptible to being inundated by water from any source. Flood~~ay: The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than a designated height. Fraternity, Sorority,, C i ~ i c C I u b or Lodge: An organized group having a restricted membership and specific purpose related to the welfare of the members including, but not limited to, Elks, Masons, Knights of Columbus, Rotary International, Shriners, or a labor union. Fraternity, Sorority or Group Student House: A building occupied by and maintained exclusively for students affiliated with an academic or vocational institution. Freestanding Sign: A sign that is not attached to a building and which is self supporting by use of a pole, mast, pylon or other similar vertical support structure and has a minimum of thirty-six (36) inches of ground clearance. 503078183 13 Article 16 -Definitions Schertz Unified Development Code Frontage: All the property on one (1) side of a street between two (2) intersecting streets (crossing or terminating) measured along the line of the street, or if the street is dead-ended, then all the property abutting on one (1) side between an intersecting street and the dead end of the street. Garage, Private: A building designed or used for the storage of personally owned motor-driven vehicles used by the occupants of the building. Garage, Public: A structure or building, other than a private garage, which is available to the general public used primarily for the parking and storage of vehicl ~ s. Garage Sale Sign: Any sign utilized to direct interested person, to the location of a garage sale in accordance with Chapter 50 of the City's Code of Ordinances. Garden Home: An individually owned single-family home, sc~~arated from its neighbor by a minimum often (10') feet on a lot having a minimum of five thousand (5,000) square feet. Gasoline Station/Fuel Pumps: A facility, equipment, or fixture used fur retail dispensing of motor vehicle fuels. General Manufacturine/Industrial Uses: Manufacturing of finished products and component products or parts through the processing of materials -or substances, including basic industrial processing. Such operations shall be determined by Health, Fire, xnd building officials not to be a hazard or nuisance to adjacent property ar the community at large, due to the possible emission of excessive smoke, noise, gas, fumes;. dust, odor, or vibration, or the danger of fire, explosion, or radiation. Golf Course and/or Country Club:.....A land area_and buildings used for golf, including fairways, greens, tee boxes, driving range; putting green,and associated maintenance and retail facilities. This definition shall also include clubhouses, .dining rooms, swimming pools, tennis courts, and similar_recreational or service uses available only to members and their guests. Governmental Sign: Any sign indicating public facilities, public work projects, public services, or other places, events, persons, products, goods, programs, activities or institutions conducted by the Federal, State o>^any local government. Group Home: A specialized lodging house and boarding house which provides long term supervised housing in aconventional residential setting for no more than three (3) persons who are physically or mentally handicapped, developmentally disabled or are victims of crime, and having no more than two (2) supervisory personnel in residence at the same time. Gylnnastics/Dance Studio: A building or portion of a building used as a place of work for a gymnast, dancer, or martial artist or for instructional classes in gymnastics, dance, or martial arts. Health/Fitness Center: A public or private facility operated to promote physical health and fitness. Activities may include exercise, physical therapy, training, and education pertaining to health and fitness. Uses or combination of uses or facilities typically include, but are not limited 503078183 14 Article 16 -Definitions Schertz Unified Development Code to, game courts, weight lifting and exercise equipment, aerobics, swimming pools and spas, and running or jogging tracts. Highest Adjacent Grade: The highest natural elevation of the ground surface prior to construction next to the proposed walls of structure. Historic Structure: Any structure that is: a. listed individually in the Natural Register of Historic Places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for i nd i ~ i d uaL listing in the National Register; b. certified or preliminarily determined by the Secretary of-=the Interior as contributing to the historical significance of a rc~~istered historic district or a district preliminarily determined by the Secretar~~ to qualify asaregistered historic district; e. individually listed on the State inventory of historic ,laces with historic preservation programs that have been approved by the Sea~elary of the Interior; or d. individually listed on a local inventory or historic places in communities with historic preservation programs that have: been certified either: 1. By any approved. state program as determined by the Secretary of the Interior; or 2, DilecU~~ by the Secretaryof the Interior in states with approved programs Home Occupation: Any occupation or activity carried on by a member of the immediate family, residing_on the premises, which there is no sign used relating to the business or no display that will indicate from the exterior that the building is being utilized in part for any purpose other than that of a .dwelling, and there. is no commodity sold upon the premises; no person is employed other than a member of the immediate family residing on the premises; and no mechanical equipment is used except of a type that is similar in character to that normally used for purely domestic or household purposes. Homeowners Association: An organization formed for the maintenance and operation of the common areas of the development. The membership in the association must be automatic with the purchase of a dwelling unit or other property in the development. Hospital, Sanitarium, Nursing or Convalescent home: A building or portion thereof used or designed for the housing or treatment of the sick, aged, mentally ill, injured, convalescent or infirm persons; provided that this definition shall not include rooms in any residential dwelling, hotel, apartment hotel not ordinarily intended to be occupied by said persons. 503078183 15 Article 16 -Definitions Schertz Unified Development Code Hotel: A building used or intended to be used as living quarters for transient guests, but not excluding permanent guests, and may include a cafe, drugstore, clothes pressing shop, barbershop or other service facilities for the guests for compensation. This definition does not include Bed and Breakfast and Boarding Houses. Household Appliance Service and Repair: The maintenance and rehabilitation of appliances customarily used in the home, including, but not limited to, washing and drying machines, refrigerators, dishwashers, trash compactors, ovens and ranges, countertop kitchen appliances, and vacuum cleaners. Identification Sign: A sign whose purpose is to identify: a. Street Address Sign/Markers: Address signs are composed of a numeric address and street or complex name. Street markers are signs adjacent to strezts required by local government. b. On-Premise Business Signs: Any sign which relates to the premises on which it is located, referring exclusively to the location, event, person, product, good, service, or activity of those premises, or the sale, lease or construction of those premises. c. Personal or Professional Signs and ~lame~~lates: Anv sign that lists exclusively a name or names (including [amilylarm ^ame suns). Ille,a„~gn: A sign erected withoL~t a required permit, ~~~ithout the property owner's permission, or any sign not meeting the requirements established in this UDC. Impervious Cmcra~~e: lm~~er~ious coyer means impermeable surfaces which prevent the infiltration of~ eater into the underlying soil and bedrock (such as pavement, concrete or rooftops). Industrialised home: See "Modular [ Iome". In-Home Dav Care: A home occu~~ation that provides care for less than twenty-four (24) hours a day to no more than six (6) children under the age of fourteen (14), plus no more than six (6) additional elementar~~ school-age children (age five (5) to thirteen(13)). The total number of children, including the caretaker's own children, is no more than twelve (12) at any time. This use is subject to registration with the Texas Department of Protective and Regulatory Services. Insurance Office: A building or facility used for the sales, management, and administration of insurance services, including the estimation of automobile damages, but excluding on-site parking/storage of damaged vehicles. Kinder,a„ r~ Any school, private or parochial, operating for profit or not, attended by four (4) or more children at any one (1) time during part of atwenty-four (24) hour day, which provides a program of instruction for children below the first grade level in which constructive endeavors, object lessons and helpful games are prominent features of the curriculum. 503078183 I[7 Article 16 -Definitions Schertz Unified Development Code Landfill: A tract of land used for the burial of farm, residential, institutional, industrial, or commercial waste that is not hazardous, medical, or radioactive. Landscape: Covering, adorning, or improving property with living plants (such as trees, shrubs, vines, grass or flowers), loose natural materials (such as rock, wood chips or shavings), decorative manmade material (such as patterned paving materials, fences, walls, fountains, or pools), or land contouring. "Landscape" does not include improving property with artificial trees, shrubs, turf or other artificial plants. Laundromat: A facility where patrons wash, dry, or dry-clean clothing and other fabrics in machines operated by the patron. Levee: A manmade structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control, or divert the flow of water so as to provide protection from temporary flooding. Levee S,, s~ A flood protection system which consists of a lure, or levees, and associated structures, such as closure and drainage devices, which are constructed and operated in accordance with sound engineering practices. - - Limited Access Highways: Interstate Highway 35 and Interstate. Highway 10. Livestock: Domestic animals used, raised or bred on a farm,_especially those kept for a profit, including, but not limited to, horses, ponies, mules, .donkeys, cattle, goats, rabbits, sheep, or fowl, regardless of age, sex or breed. Fersons who possess, own or otherwise keep livestock within the City in a residential zoned district where livestock is being kept, shall follow these . . restrlctlons: a. Livestock shall be kept on a parceiof land that is at least one (1) acre in size. b. Livestock shall be kept in a stable, shed, pen or other enclosure wherever located within the City, which shall be distance of at least one hundred feet (100') for every building/structure (other than the owner of such livestock) used for sleeping, dining and living, and shall be kept in such a manner as will be reasonably calculated not be offensive to neighbors or to the public. c. Swine are=prohibited. d. The Code of Ordinances may include further restrictions. Loading Dock Space: A space within the main building, or on the same lot therewith, providing for the standing, loading or unloading of trucks and having a minimum dimension of twelve by thirty-five feet (12' X 35') and a vertical clearance of at least fourteen feet (14'). Locksmith/Security System Company Establishments primarily engaged in providing, installing, repairing, and/or monitoring locks and electronic security systems. 503078183 17 Article 16 -Definitions Schertz Unified Development Code Lot: A physically undivided tract or parcel of land having frontage on a public street or other approved access and which is, or in the future may be, offered for sale, conveyance, transfer or improvements; which is designated as a distinct and separate tract; and/or, which is identified by a tract or lot number or symbol in a duly approved subdivision plat which has been properly recorded. Lot Depth: The distance of a line connecting the midpoints of the front and rear lot lines, which line shall be at right angle to the front lot or radial to a curved lot line. Lot Width: The distance of a line (drawn perpendicular to the lot depth line). connecting the side lot lines at the building setback line or at a point no farther than t}urty~=five(35') feet from the front lot line. Lot Area: The area of a lot between lot lines, including any= ~xxtion of an easement which may exist within such lot lines. Lot, Corner: A lot which has an interior angle of less than 13S d~grccs at the intersection of two (2) street lines. A lot abutting upon a curved street shall be considered a coiner lot if the tangents of the curve at the points of the intersection of the sidelot lines intersect at an interior angle of less than 135 degrees. Lot, Double Frontage: A lot having a frontage on two (2) nonintersecting streets as distinguished from a corner lot. Lot, Interior: A building lot other than a corner lot. Lot of record: A lot which is part of a subdivision, the map of which has been recorded in the office of the County Clerk of~ Guadalupe, Bexar or_Comal County; or a parcel of land, the deed of which was recorded in the office of the CountyClerk of Guadalupe, Bexar or Comal County. Lowest floor: The lowest floor ofth~=lowest enclosed area (including basement). An unfinished or floodresistant enclosure, usable solely for parking or vehicles, building access or storage in an area other than a basement area is not considered a building's lowest floor; provided that such enclosure is notbuilt_so as render the structure in violation of the applicable nonelevation design requirement of section 60.3 of the National Flood Insurance Program regulations. Manufactured Home, HUDCode: A structure constructed after June 15, 1976, according to the rules of the United States Department of Housing and Urban Development, transportable in one (1) or more sections which, in the traveling mode, is eight (8) body feet or more in width or forty (40) body feet or more in length, or, when erected on site, is three-hundred twenty (320) or more square feet, and which is built on a permanent foundation designed to be used as a dwelling when connected to the required utilities, and includes the plumbing, heating, air conditioning and electrical systems and bears a seal issued in accordance with State law. All references in this UDC to manufactured housing or manufactured home(s) shall be references to HUD Code Manufactured Housing, unless otherwise specified. 503078183 I g Article 16 -Definitions Schertz Unified Development Code Manufactured Home Park: A contiguous parcel or lot which is owned by an individual, firm, trust, partnership, public or private association or corporation and on which individual portions are leased for the placement of manufactured homes as a primary residence. Manufactured Home Subdivision: A subdivision of land planned and improved for the placement of manufactured homes for residential use on single lots with each lot individually owned and meeting all requirements of this UDC. Mean Sea Level: For the purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929 or other datum, to which base flood elevations shown on a community's Flood Insurance Rate Map are referenced. Medical, Dental or Professional Office/Clinic: A building used for the. hru~isiun of executive, management, or administrative services. Typical uses include, but are nut limited to, administrative offices and services including real estate, property managelucnt, imcstment, insurance, medical, dental, legal, architect, engineer, travel, secretarial, accounting, auditing and bookkeeping organizations and associations, and vehicle rental office without on-site storage of fleet vehicles. Menu Board Sign: A permanent freestanding sign displaying the type and price of food, beverages or other products sold in connection ~~ith permitted outdoor dining or in connection with a restaurant with drive-through service. Mini-Warehouse/Public Storage: A buildings) containing separate, individual self-storage units for rent or lease. The conduct of sales, b~rsiness, or anv activity other than storage shall be prohibited within any ind i~~i dual storage unit. Miscellaneous ilaiardous lndustrial l!se: ,~1m~ industrial use not specifically defined in this section that is determined by [Icalth, Fire or building officials to be a hazard or nuisance to adjacent property or the eommwtity at large, clue to the possible emission of excessive smoke, noise, gas, fumes, dust, odor, or vibration, or the danger of fire, explosion, or radiation. Mobile Houk: ,~ strueture that was constructed before June 15, 1976, transportable in one (1) or more sections, ~~ h ich, i n the travel i ug mode, is eight (8) body feet or more in width or forty (40) body feet or mom in length, or when erected on site, is 320 or more square feet, and which is built on a permanent chassis designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air- eonditioning and electrical systems. Modular Home: A dwelling that is manufactured in two (2) or more modules at a location other than the home site and which is designed to be used as a residence when the modules are transported to the home site and joined together and installed on a permanent foundation system in accordance with the appropriate Building Codes of the City including plumbing, heating/air conditioning and electrical systems to be contained in the structure. The term modular home shall not mean nor apply to a mobile home as defined in the Texas Manufactured Housing Standards Act, nor is it to include building modules incorporating concrete or masonry as a primary component. 503078183 19 Article 16 -Definitions Schertz Unified Development Code Monopole Tower: Aself-supporting tower facility composed of a single spire used to support telecommunication antennas. Monopole towers cannot have guy wires or bracing. Monument Sign: A permanent freestanding ground sign whose base is directly on the ground or has a maximum of twelve inches (12") of clearance from the adjacent grade. Mortuary/Funeral Parlor: A place for the storage of human bodies prior to their burial or cremation, or a building used for the preparation of the deceased for burial and the display of the deceased and ceremonies connected therewith before burial or cremation. Motel or Motor Hotel: A building or group of buildings including citber_separate units or a row of units used or intended to be used as living quarters for tra n s i ~ n t guests,:. and provide off-street parking space on the same building lot for use of its occupant,. Multi-Tenant Sign: A sign that identifies the names and locations of tenantsin=amulti-tenant building or in a development made up of a group of buildings. Municipal Uses Operated by the City: Any area, land, building, structure, and,'or facility owned, used, leased, or operated by the City including,_but not limited to, administrative office, maintenance facility, fire station, library, sewage treatment.. plan, polio station, water tower, service center, and park. Neon Sign: Any sign containing exposed=transparent or translucent tubing illuminated by neon, argon or a similar gas on or near the exterior of a building.. or window. This shall not include those signs lighted by an internal light ounce and designed so that the rays go through the face of the sign. Non-access Easement: The limitation of public access rights to and from properties abutting a highway or street, by restricting curb cuts and access to rear or side of property or to an area abutting a developed area that may have a deprecating and/or potentially dangerous effect on the developed properties. a. One-foot non-access easement: The limitation of public access rights to and from properties abutting a highway or street by restricting curb cuts and access to rear or side of property when the property has another dedicated access to a public right of way. b. One-footpartial access easement: The limitation of public access rights to and from properties abutting a highway or street only by use of portable ramps, and restricting curb cuts when the property has another dedicated access to public right-of-way. c. Non-access easement: A designated area abutting a development which may be considered to have a deprecating and/or potentially dangerous effect to the property because it backs up to a railroad right-of-way, gas line, etc. 503078183 2~ Article 16 -Definitions Schertz Unified Development Code Noncommercial Farm or Hobby Farm: An agricultural operation whose income is incidental to the total household income of the occupants who are usually commuter suburbanites. Products produced are for the consumption by owner or provide insignificant income. Non-Conformin~gn: A sign that was legally installed or modified in accordance with local laws, codes, ordinances and approvals in effect at the time of installation or last significant modification, but which does not comply to laws, ordinances, codes or other regulations enacted subsequent to that time. Nonconforming use, structure or lot: The use of land or a building, or a portion thereof, which use does not conform with the regulations of the zoning district in ~~hicl it is situated and which was in existence prior to the effective date of this UDC and/or ~,rior tc~=being annexed into the City. Nursery, Major: An establishment for the cultivation and proE~agation, display, storage and sale (retail and wholesale) of large plants, shrubs, trees, and oU~er materials used nindoor and outdoor plantings; and the contracting for installation and/or maintenance of landscape material as an accessory use. Outdoor display and storage is permitted. Nursery, Minor: A retail business for the display and/orsale of small flees, shrubs, flowers, ornamental plants, seeds, garden and lawn supplies, and other materials used in indoor and outdoor planting, without outside storage or display. Off-Premise Sign: Any sign displaying advertising copy that pertains to a business, person, organization, activity, event, place, service or product not principally located or primarily manufactured or sold on the premises on which the sign is located. Office Showroom: ,1 building that primarily consists of sales offices and sample display areas for products and/or services deli~rrrd or performed off-premises. Catalog and telephone sales facilities are a~~~~ropriate. Incidental retail sales of products associated with the primary products and/or scr~ices are permitted. Office-Warrhousc: A building primarily devoted to the storage, warehousing, and distribution of goods, merchandise, supplies, and equipment. Accessory uses may include retail and wholesale sales areas, sales offices, and display area for products sold and distributed from the storage and warehousing areas. On-Premise Sign: Any sign relating to the premises on which it is located referring to events, persons, products, goods, services, activities, institutions or businesses on or offered on such premises, or the sale, lease, or construction of such premises. Open Space: The part of the countryside which has not been developed and which is desirable for preservation in its natural state for ecological, historical or recreational purposes, or in its cultivated state to preserve agricultural, forest or urban greenbelt areas. Packaging/Mailin, S„~ An establishment where services are provided for the mailing and packaging of parcels. These services may include U.S. mail, UPS, FedEx and other similar 503078183 2I Article 16 -Definitions Schertz Unified Development Code services. Incidental uses may also include, but not limited to, copy services, printing, and stationary supplies. Parking Spaces: A surfaced area, enclosed or unenclosed, sufficient in size to store one (1) motor vehicle, with a surfaced driveway connecting the parking space with the street or alley and permitting ingress and egress of a motor vehicle.. Pavement Width: The portion of a street available for vehicular traffic between the face of curbs and gutters. Pawn Shoa: An establishment where money is loaned on the security oC personal property pledged and retained by the owners (pawnbroker). Peak Hour Trips (PHT~ The number of traffic units generated by and attracted to the }proposed development during its heaviest hour of use, dependent on type of use. Pennant: Any long, narrow, usually triangular flag composed primarily of cloth, paper, fabric or other similar non-rigid material which may be used as a temporary sign to announce grand openings and/or special events. Permit: An official document or certificate issued b_v the altthority having jurisdiction authorizing performance of a specified activity. Person: Any individual, association, firm, corporation, ~~overnmental agency or political subdivision. Pervious Concrete: COnCfele that is ~~ermeable as supported by an engineered drainage study. Planning and Zoning Commission: The body established by City Council under the City Charter and the LGC whose duties and res~x~nsibilities one specifically provided for in section 21.3.3 of this UDC'. Plat: The ma~~, drawing or chart on which a subdivider's plan of a subdivision is presented and submitted for a~~~xo~al. Political Sign: ~~ sign pertaining to any national, state, county or local election, or issue and erected for the purpose of~ announcing a political candidate, political party or ballot measure, or a position on a political issue.. Portable or Mobile Sign: Any sign designed or constructed to be easily moved from one location to another or designed to be mounted upon a trailer, wheeled carrier, or other non-motorized mobile structure. A portable or mobile sign which has its wheels removed shall still be considered a portable or mobile sign under this UDC. Porte-cochere: A structure attached to a residence and erected over a driveway, not exceeding one story in height, and open on two or more sides. 503078183 22 Article 16 -Definitions Schertz Unified Development Code Preexisting Towers and Preexisting Antennas: Any Tower or Antenna for which a building permit or variance has been properly issued prior to the effective date of this UDC, including permitted towers or antennas that have not yet been constructed so long as such approval is current and not expired. Print Shop, Major: An establishment specializing in long-run printing operations including, but not limited to, book, magazine, and newspaper publishing using engraving, die cutting, lithography, and thermography processes. Print Shop, Minor: An establishment specializing in short-run operations to produce newsletters, flyers, resumes, maps, construction documents and plans, and similar materials using photocopying, duplicating, and blue printing processes. This definition shall-include mailing and shipping services. Private Club: An establishment providing social and dining facilities, as well as alcoholic beverage service, to an association of persons, and otherwise Callin~~ ~~-ithin the definition of, and permitted under the provisions of, State law, as the same may b~ hereafter amended, and as it pertains to the operation of private clubs. Prohibited Sign: Any sign that does not meet the requirements establisllcd in Article 11, any sign specifically prohibited in this UDC or any type of Sign not specifically identified as permitted in this UDC. Projected Traffic: The traffic which is projected to exist on an existing or proposed street during the proposed development's peak hour of use. Real Estate Sign: A sign pertaining to the ale or lease of the premises, or a portion of the premises, on which the sign is located. Recreational Vehicle: A bus conversion, Clays A camper, Class C camper, travel trailer, fifth wheel trailer,_or pop-up camper. Recreational Vehicle Park: Any premise where recreational vehicles are parked for living and sleeping purposes, which includes any buildings, structures, vehicles, or enclosure used or intended for use as a part of the equipment of such park. Recycling Collection Center: A building and/or site in which source separated recoverable materials, such as newspapers, glassware, and metal cans are collected, stored, flattened, crushed, or bundled prior to shipment to others who will use those materials to manufacture new products. The materials are stored on-site in bins or trailers for shipment to market. Recycling Collection Point: An incidental use that serves as a neighborhood drop-off point for temporary storage of recoverable resources. No processing of such items is allowed. This facility would generally be located in a shopping center parking lot or in other public/quasi-public areas such as in churches and schools. 503078183 23 Article 16 -Definitions Schertz Unified Development Code Recycling Facility: A building or site that is not a salvage yard and in which recoverable resources, such as newspapers, magazines, books, and other paper products, glass, metal cans, and other products are collected, stored and recycled, reprocessed, and treated to return such products to a condition in which they Inay again be used for production. Regulatory Flood Protection Elevation: The elevation of the regulatory flood plus one (1') foot of freeboard to provide a safety factor. Rehabilitation Care Facility: A facility which provides residence and care to persons who have demonstrated a tendency toward alcoholism, drug abuse, mental illness, or antisocial or criminal conduct. Restaurant or Cafeteria: An establishment where food and drink are prepared and consumed primarily on the premises. Drive-up windows are permitted. Restaurant, Drive-In: An eating establishment where food or drink is served tocustomers in motor vehicles or where facilities are provided on the prenuse v.'hich encourage the serving and consumption of food in automobiles on or near the restaurant premises. Retail Food Store: A retail establishment selling meats, fruits, vegetables, bakery products, dairy products, light hardware and other similar items.. which are purchased for use and/or consumption off the premises; may be adrive-in or supermarket type.. Retail Stores and Shops: An establishment engaged in the selling of goods and merchandise to the general public for personal or household consumption and rendering services incidental to the sale of such goods. Right-of--Way: The right of passage acquired f~~r of*°by the public through dedication, purchase or condemnation and intended to provide pedestrian and vehicular access to abutting lots, tracts or areas «hich may also be used for utilities and to provide for drainage ways. Road: Sec the definition of "Street". Roof Sign: f\ ny sign wholly erected on, affixed to or supported by a roof of a building. Safety Lanes: Paved casements granted to the City, to the public generally, emergency vehicles and/or to a private utility corporation, for installing or maintaining utilities across, over or under private land, together ~~iUi the right to enter thereon with machinery and vehicles necessary for the maintenance of said utilities. These easements may at times be referred to as fire lanes. Safety lanes may also be used as ingress and egress to the property. Sandwich Board Sign: See "A" Frame Sign. Satellite Antenna: An antenna, greater than one (1) meter in diameter, which enables the transmission of signals directly to and from satellites. Such antennas are commonly known as a satellite dish, dish antenna, parabolic antenna, or satellite earth station antenna. 503078183 24 Article 16 -Definitions Schertz Unified Development Code Satellite Receive-Only Antenna: An antenna, one (1) meter or less in diameter that enables the receipt of television signals transmitted directly from satellites to be viewed on a television monitor. Such antennas are commonly known as a satellite dish, television receive-only antenna, dish antenna, parabolic antenna, or satellite earth station antenna. School, Private: A school operated by a private or religious agency or corporation other than an independent school district, having a curriculum generally equivalent to a public elementary or secondary school. School, Public: A school operated by an independent school district or charter school and providing elementary or secondary curriculum. Secured (Gatedl CommunitX: A residential area surrounded by a masoiu; or ~~ mught iron fence with at least two (2) entrances, electrically or manually controlled gates and administc~ed by a Homeowners Association. Setback: The minimum distance specified by this UDC from the front, rear, and side lot lines, and extending across the full width of the lot, on which no building or structure maybe erected. Sexually Oriented Business: A business described as such in, and regulated by, Chapter 74 of the Code of Ordinances, as amended from time to time ShoPpin~ Center: A development containing a ~~rou~,ing of retail, service, and/or other commercial establishments in one (11 or more buildin~~s on one (1) or more legally platted lots and constructed and designed to utilize shared parking and access. Sign: A name, identification, descri~~tion, display, or illustration which is affixed directly or indirectly upon the e.~terior of a building or s[ntc[~~re or upon a piece of land which directs attention to an object, location, e~cnt, person, ~,roduct, good, service, activity, institution, or business. Sign ,~1rca: The area of any sign shall be the sum of the area enclosed by the minimum imaginary rectangles, triangles, or circles which fully contain all extremities of the sign, including the f~ramc, all words, n~unbers, figures, devices, designs, or trademarks by which anything is made known, but excluding any supports. To compute the allowable square footage of sign area, only one (I > side of a double-face sign shall be considered. Sign Height: The vertical distance between the highest part of a sign or its supporting structure, whichever is higher, and the average established ground level beneath the sign. Subdivision or Neighborhood Sign: Any sign used to mark the entrance to a specific subdivision or neighborhood. Usually a low profile monument sign designed in such a way as to indicate the name of the specific community and placed at the main entry to such community. Site Plan: A development plan, drawn to scale, showing uses and structures proposed for a parcel of land required by this UDC. This includes, but is not limited to, existing and proposed conditions of the lot and major landscaping figures, the location of all existing and proposed 503078183 25 Article 16 -Definitions Schertz Unified Development Code buildings, lot lines, streets, driveways, parking spaces, walkways, means of ingress and egress, drainage facilities, utility service, landscaping, structures and signs, lighting, screening devices and other information that may be reasonably required in order to make an informed determination as opposed to a subdivision plan which relates to the layout of lots and parcels, platting of lots and parcels and the provision of public facilities necessary to build a subdivision. Stable, Commercial: Astable used for the rental of stall space or for the sale or rental of horses or mules. Start of Construction (includes substantial improvements The date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within 180 days of the ~~~ rmit date:=The actual start means either the first placement of permanent construction or a sU~ucture on a site, such as the pouring of slab or footings, the installation of piles, the construction of~ col unuls, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Permanent construction does not include land preparation, such as clearing, ~~rtding and filling; nor does it include the installation of streets, and/or walkways; nor does it include c.~cavation for basement, footings, piers or foundations or the erection of temporary forms: nor does it include the installation on the property of accessory buildings; Such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvcnient, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building. State: The State of Texas. Stealth Facility: "Stealth" is a generic term describing a method that would hide or conceal an antenna, supportingelectiicaLor-mechanical-equipment, or any other support structure that is identical to, or-closely compatible=with, the color of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible to the surrounding neighborhood. Stealth facilities may. include totally enclosed antennas, wireless facilities that replicate ar drlplicate the construction of common structures such as flagpoles, Alternative Tower Structures, and camouflaged-wireless facilities that are constructed to blend into the surrounding em ironment. Storage or Wholesale Warehouse: A building used primarily for the storage of goods and materials. Story: That portion ofa building, other than a basement, included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between the floor and the ceiling next above it. Street: A strip of land comprising the entire paved area between the face of curbs and gutters and within the right-of-way, intended for use as a means of vehicular and pedestrian circulation to provide access to more than one (1) lot. Street, Collector: A roadway which collects traffic from local streets and connects within major/minor arterial streets. 503078183 2[7 Article 16 -Definitions Schertz Unified Development Code Street Line: A dividing line between a lot, tract, or parcel of land and a contiguous street. Street, Major/Minor Arterial: A designated principal traffic thoroughfare more or less continuous across the City, which is intended to connect remote parts of the City or areas adjacent thereto, and act as principal connecting street with State and Federal highways. Street, Private: Any street right-of-way not dedicated to public use. Street, Public: Any roadway for use of vehicular traffic dedicated to public use and/or owned, controlled and maintained by the Ciry, a County, or the State. Street Width: The shortest horizontal distance between the lines ~~hich delineate the street. Structural Alterations: Any change of a supporting member of a structure such as bearing walls, columns, beams or girders. Structure: Anything constructed or built, the use of which requires permanent location on the ground or attachment to something having a permanent location on the ground. Studio, Tattoo or Body Piercing: A building or portion of~ a building used fear selling or applying tattoos by injecting dyes/inks into the skin, and%or to pierce the ,kin ~~ith needles, jewelry or other paraphernalia, primarily for the purpose of~ ornamentation oC UZe human body. Substantial Damage: Damage of anv ori~sin sustained by a structure whereby the cost of restoring the structure to its prior condition would equal or exceed fifty percent (50%) of the market value of the structure before dama~~e occurred. Substantial Impro~emenL ,,'1nv reconsU~uction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure before '`start of construction" of the improvement. This includes structures which have incurred "substantial damage", regardless of the actual repair work performed. The term does not, ho~~cvcr, include either: a. a project for improvement of a structure to correct existing violations of State or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary conditions: or b. any alteration of an "historic structure" provided that the alteration will not preclude the structure's continued designation as an "historic structure". Subdivider or Developer: Are synonymous and include any person, partnership, firm, association, corporation (or combination thereof), or any officer, agent, employee, servant, or trustee thereof, who performs, or participates in the performance of, any act toward the subdivision of land within the intent, scope and purview of this UDC. 503078183 27 Article 16 -Definitions Schertz Unified Development Code Subdivision: The division of any lot, tract or parcel of land into two (2) or more lots, tracts or parcels of land for the purpose, whether immediate or future, of sale or rebuilding development, situated within the City's corporate limits or within the ETJ. It also includes vacation and resubdivision of land or lots. Survey A State licensed land surveyor or registered public surveyor, as authorized by the State statutes, to practice the profession of surveying. Tavern: An establishment primarily in the business of serving alcoholic beverages to the general public which may also include the sale of food. Tax Certificate: A certificate from the applicable tax assessor's office confirming that all City ad valorem taxes levied on a property that are due have been paid or thal the ~~roperty owner is lawfully contesting such taxes. If such taxes are being contested, the pro~,crt~- o«iier must establish, to the satisfaction of the City Manager, in his/her sole discretion, that such contest is being conducted by the property owner with reasonable speed. Taxidermist: An establishment whose principle business is the practice of preparing, stuffing, and mounting the skins of dead animals for exhibition i n a I ifelike state. Telecommunications Equipment Storage Buildin~~: An unmanned, single story equipment building or structure used to house telecommunications cyuipmcnt necessary to operate a telecommunications network. Telecommunications Tower: Any sU ucture that is dcsi~~ncd and constructed for the purpose of supporting one (1) or more antennae used for the provision of commercial wireless telecommunications scr~iccs. This definition includes monopole towers, alternative mounting structures or any other ~erlical su}~~xxt used for ~~ fireless telecommunications antennae. This definition does not include colmercial radio or television towers; nor does it include such things as Satellite Receive Only Antenna or ,Amateur Etadio Antennas. Telecortvnunications Tower Faeilit~~: A facility that contains a telecommunications tower and equipment storage building or stricture. Temporary Sign: ;env sign identified by this UDC which is intended to be displayed for seasonal or brief activities including, but not limited to, sales, specials, promotions, holidays, auctions, and/or business ~~rand openings. Temporary Structure: A structure that is manufactured off-site and brought to the site. It is to be temporary in nature and used only until a permanent structure can be constructed or refurbished. Theater, Drive-In: An open lot devoted to the showing of motion pictures or theatrical productions on a paid admission basis to patrons seated in automobiles. Theater, Indoor: A building or part of a building devoted to the showing of motion pictures or for dramatic, musical, or live performances. 503078183 2g Article 16 -Definitions Schertz Unified Development Code Townhouse: Asingle-family dwelling unit in a row of such structures and attached by one (1) or more common walls. Travel Trailer: A structure designed for temporary dwelling for travel, recreation and vacation, and which can be readily towed over the road by a motor vehicle. Truck Sales, Heaves uipment: The display, storage, sale, leasing, or rental of new or used panel trucks, vans, trailers, recreational vehicles, or buses in operable condition. TV Antenna: An antenna that enables the receipt of tele~-ision--signals. transmitted from broadcast stations. Unlimited Access Highways: State Farm to Market Roads 7~, -lS'', 1103, 1518, 2252, and 3009 and Schertz Parkway. - Use: The purpose or activity for which the land or building thcrcby is designed, arranged or intended, or for which it is occupied or maintained, and shall include any manner of performance of such activity with respect to the performance standards of this UDC. Utility Easement: An interest in land granted to the City, -to the public generally, and/or to a private utility corporation, for installing utilities across, on, over, upon or under private land, together with the right to enter thereon with machinery and vehicles necessary for the maintenance of said utilities. Variance: Permission to depart from= this UDC when, because of special circumstances applicable to the property, strict application of the provisions of this UDC deprives such property of privileges commonly enjoyed by other properties in the same vicinity. Varie , Store: A retail commerciaTcstablishmentwhich supplies a variety of household goods, toys, light hardware items, candy, souse clothing and other general merchandise. VeterinarianClinic and/or Kennel.__~ndoor: An establishment, with no outside pens, where animals anc~ ~~cts are admitted for examination and medical treatment, or where domesticated animals are housed, groomed, bredboarded, trained, or sold for commercial purposes. Veterinarian Clinic and/or Kennel, Outdoor: An establishment with outside pens, where animals and pets are admitted for examination and medical treatment, or where domesticated animals are housed, groomed, bred,_ boarded, trained, or sold for commercial purposes. Visibility Triangle: The triangular sight area from the corner of converging streets to a distance of 25 feet along each street with the triangle completed by drawing a line through the property from both 25 foot points on the converging streets. Wall Sign: Any sign painted on, attached to or projected from the wall surface of a building, including window signs and signs on awnings and/or marquees. 503078183 29 Article 16 -Definitions Schertz Unified Development Code Water Surface Elevation: The height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929 (or other datum, where specified), of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas. Welding/Machine Shop: A workshop where metal fabrication tools, including, but not limited to, welders, lathes, presses, and mills are used for making, finishing, or repairing machines or machine parts. Wind Sign: Any display or series of displays, banners, flags, pennants or other such objects designed and fashioned in such a manner as to move when subjected_ to wind pressure. Wind signs shall only be permitted as temporary signs. Wrecking or salvagward: An open air place where waste, discarded or salvage materials are bought, sold, exchanged, baled, packed, disassembled or handled. Thisdeiinitionincludes automobile wrecking yards, house wrecking yards, used lumber yards, and places for storage of salvaged materials of house wrecking, automobile scrap metal, and structural steel materials and equipment. Xeriscape: Environmental design of residential and park land using various methods for minimizing the need for water use. Yard, Front Setback: A yard extending across the front of a lot between the side lot lines, and being the minimum horizontal distance bet~~cen the sUeet right-of-way line and the main building or any projections of the usual uncovered step,, uncovered balconies, or uncovered porch. On corner lots the front yard shall be considered a parallel to the street upon which the lot has its least dimension. Yard, Rear Setback: A yard extending across the rear of a lot and being the required minimum horizontal distance between the rear lot Line and the rear of the main building or any projections thereof, other Ulan the projections of uncovered steps, unenclosed balconies, or unenclosed porches. Yard, Setback: ,~u open space at grade between a building and the adjoining lot lines, unoccupied and unobstructed by any portion of a structure from the ground upward, except as otherwise provided herein. 1n measuring a yard for the purpose of determining the width of a side yard, the depth of a front yard or the depth of the rear yard, the minimum horizontal distance between the lot line and the main building shall be used. Yard, Side: A yard between the main building and the side line of the lot, and extending from the required front yard to the required rear yard, and being the minimum horizontal distance between a side lot line and the side of the building. Zoning District: Any area of the City for which the zoning regulations governing the use of land and buildings, the height of buildings, the size of lots and the intensity of use are uniform pursuant to this UDC. End of Article 16 503078183 3~