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ÛûÉ×ÙÇÊ×ØÕÛÈ×ØÙÍÏÏÇÎÓÈÃÉÔÛÐÐÎÍÈÙÊÍÉÉÛÎ×ÄÓÉÈÓÎÕÍÊÌÊÍÌÍÉ×Ø ÈÔÍÊÍÇÕÔÖÛÊ×ÛÉÉÔÍÅÎÍÎÈÔ×ùÓÈÃ½ÉèÔÍÊÍÇÕÔÖÛÊ×ìÐÛÎ ÚûÉ×ÙÇÊ×ØÕÛÈ×ØÙÍÏÏÇÎÓÈÃÉÔÛÐÐÎÍÈØÓÉÊÇÌÈÍÊÙÊÍÉÉÛÎ×ÄÓÉÈÓÎÕÍÊÌÊÍÌÍÉ×Ø ÌÇÚÐÓÙÌ×Ø×ÉÈÊÓÛÎÌÛÈÔÅÛÃÔÓÑ×ÛÎØÚÓÑ×ÈÊÛÓÐÌÛÊÑÍÊÍÈÔ×ÊÌÇÚÐÓÙÖÛÙÓÐÓÈÃÛÉ ÉÔÍÅÎÍÎÈÔ×ùÓÈÃ½ÉèÔÍÊÍÇÕÔÖÛÊ×ìÐÛÎÍÊìÛÊÑÉÛÎØíÌ×ÎéÌÛÙ×ïÛÉÈ×ÊìÐÛÎ ùôÍÏ×ÍÅÎ×ÊÉûÉÉÍÙÓÛÈÓÍÎôíû ûôíûÉÔÛÐÐÚ××ÉÈÛÚÐÓÉÔ×ØÖÍÊÛÉ×ÙÇÊ×ØÕÛÈ×ØÙÍÏÏÇÎÓÈÃÛÎØÙÊ×ÛÈÓÍÎÉÔÛÐÐÚ×ÉÍ ÎÍÈ×ØÍÎÈÔ×ÌÐÛÈèÔ×ÖÍÐÐÍÅÓÎÕ Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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. 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 HOA officers 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 (100%) 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 shall be paid by the HOA. Sec. 21.8.2 !'!C?C?f!~~9ryy~f!~~'!q~~':'!C?~'!tf!~_ A. No accessory use or structure shall be permitted without a primary use or structure. B. No accessory building, as permitted herein, shall occupy more than forty percent (40%) of the required rear yard. C. Accessory buildings shall be set back three feet (3') from common property lines and may not be located within an easement. D. No accessory building may be closer than ten feet (10') to the main building. E. No detached accessory use or structure shall be allowed in the front yard. 8-2 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code F. Attached accessory 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 shall be limited to not more than eight feet (8') and total building 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 building height cannot exceed thirty-five feet (35'). H. Storage buildings 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 structure other than a carport shall be ten feet (10'). J. 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 structure is contiguous with or an integral part of the main building, and/or the accessory building is engineered by a professional engineer to ensure the integrity of the existing (main building) foundation. 1. 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 2. 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. Sec. 21.8.3 ~~tPC?t~~m A. Carports 1. Multifamily/Non-residential Districts a. Carports shall be allowed in multifamily and non-residential districts. b. Carports shall be located within all building setbacks. c. Carports shall not be located within required landscaping areas. d. The maximum height of the carport entry shall be ten (10) feet. e. All parking spaces located under the carport shall be of asphalt or concrete. f. Carports shall be structurally sound, as determined by the Building Official. 2. Manufactured Home Subdivisions and Parks a. 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. b. The maximum height of the carport entry shall be ten feet (10'). c. Driveways to the carport and parking spaces under the carport shall be constructed of asphalt or concrete. d. Parking spaces shall be a minimum of ten feet (10') by twenty feet (20'). e. The carport shall be structurally sound as determined by the Building Official. f. The carport must not drain directly or indirectly onto neighboring properties. 8-3 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code B. Porte-cocheres 1. Single family and duplex Districts a. Shall be attached to a residence and shall be an integral part of the primary structure; b. Shall not encroach into a required setback as set by the underlying zoning district; c. Shall be erected over a driveway constructed of asphalt or concrete; d. Shall not exceed one (1) story in height; e. Shall be open on two (2) or more sides; f. Shall be constructed of the same material as the primary structure; and ~f!C?~?!~~~~1i9~f!(?C?C?'!P~~!9'!~m A. Purpose and Intent. 1. Protect residential areas from adverse impact of activities associated with home occupations. 2. Permit residents of the community a reasonable choice in the use of their homes as a place of livelihood and the production or supplementing of personal and family income. 3. Establish criteria and development standards for home occupations conducted in dwelling units. B. Home Occupations--Required Conditions 1. The area set aside for home occupations shall not exceed twenty percent (20%) of the total floor area of such residence. 2. No interior or exterior business sign shall be permitted. 3. 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. 4. Retail sales shall be prohibited on the premises. 5. No more than one person other than the immediate family permanently residing on the premises shall be employed in the home occupation. 6. No 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. 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 8-4 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 of the Code Enforcement Officer's written determination. 11. All home occupations may be subject to periodic inspections by the City. C. Home Occupation Permit. 1. 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 Building Official for a home occupation permit. b. The Building Official 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 Building Official 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 Building Official. e. Supporting Documents i. 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 two hundred feet (200') 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 applicant who is renting the property on which a home occupation permit is requested shall obtain a written statement from the owner of the property. The owner will state that he/she has no objection to the home occupation on the property. iii. Persons 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 8-5 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. f. Conditions Applicable to Home Occupation Permits i. Validation A home occupation permit remains valid for a period of one (1) year. ii. Renewal Permits shall be renewed annually. iii. Inspection The Building Official 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 in noncompliance with the requirements outlined in Paragraph B, the permit will be terminated immediately. v. Renewal of terminated permits The procedure for renewal of a terminated permit shall be the same as required for the issuance of a new permit under this section. Sec. 21.8.5 !:!9'!~!'!9~'!~~!~~f!~~~'!~C!~q~m A. Purpose and Intent The purpose of this section is to regulate outdoor lighting in order to reduce or prevent light pollution in the City. New lighting technologies have produced 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 historic and rural 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 ET J 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 8-6 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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 one-hundred fifty (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; 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 required by the Planning and Zoning Commission in order to determine compliance with this UDC. E. General Standards 8-7 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code The following standards shall apply to all outdoor lighting installed after the effective date of this UDC: 1. Outdoor lighting shall be designed to provide the minimum lighting necessary to ensure adequate safety, night vision, and comfort, and not create or cause excessive glare onto adjacent properties and public street rights of way. 2. Outdoor lighting must be hooded, shielded, and/or aimed downward. 3. The hood or shield must mask the direct horizontal surface of the light source. The light must be aimed so as to ensure that the illumination is only pointing downward 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 properly designed hood or shield, or by redirecting any upward mounted fixture 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. 8. Spotlights on landscaping and foliage shall be limited to one hundred and fifty (150) watts output. The light shall be shielded and so as not to create a nuisance or safety hazard. 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. Light poles shall have a maximum height equal to the maximum height allowed for the main building in each zoning district or shall be equal in height to the tallest building located on the property in which the light is placed, whichever is less. Sec. 21.8.6 Telecommunications Antennas A. Purpose The purpose of this section is to further an overall plan for the enhancement of public safety, consistent community development, preservation of property values and the general welfare of the City while providing for the communication needs of the residents and businesses in the City. Additional purposes of this section are: 1. Ensure that their location and use do not compromise the aesthetic quality of the community; 8-8 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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; 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. B. 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. .. . : . . . . . . . . . -.... . . Building SUP Type of Facility Permit Required Required Satellite Receive Onl < 1 meter No No Satellite Antenna> 1 meter in Commercial Area Yes No Satellite Antenna> 1 meter in Residential Area Yes Yes Amateur Radio Antenna Compl in with Hei ht Limits Yes No Amateur Radio Antenna Exceedin Hei ht Limits Yes Yes Television Antennas No No Level 1 Stealth Facilit in FC, UR, WC or DR District Yes No Level 2 Stealth Facilit in FC, UR or WC District Yes No Level 2 Stealth Facilit in DR District Yes Yes Level 3 Stealth Facilit in FC, UR or WC District Yes No Level 3 Stealth Facilit in DR District Yes Yes Level 4 Stealth Facilit in FC or UR District Yes No Level 4 Stealth Facilit in WC or DR District Yes Yes Monopole Tower up to 120 Feet in Height in FC, UR or Yes Yes WC District Monopole Towers In DR Districts or Over 120 Feet Tall Prohibited Prohibited C. General Regulations The following regulations apply to all antenna facilities and antennas located within any district: 1. 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 8-9 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 ordinance, or be incorporated into the stealth treatment so that it is 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. 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 by required by the Federal Aviation Administration (FAA) or the Federal Communications Commission (FCC). 5. Antenna Facility Capacity All new Antenna Facilities must be structurally designed to allow for at least two (2) sets of antennas. 6. Tower Types Only monopole, alternative mounting structures or stealth towers are permitted in the City. 7. Prohibited in Easements Antenna facilities shall not be placed in easements unless authorized by the easement holder. 8. Construction Standards A building permit must be obtained prior to the construction or installation of any Antenna Facility. An Antenna Facility must be installed according to the manufacturer's recommendations and under the seal of a professional engineer registered in the State. Additionally, all Antenna Facilities shall comply with applicable state and local building codes. 9. Building Codes / 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, the City concludes that an Antenna 8-10 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Facility fails to comply with such codes and regulations and/or constitutes a danger to persons or property, then upon written notice to the 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 Building Official as allowed by law if public safety requires such action. 10. Contained on Property No part of an Antenna Facility, antennas, or other attachment may extend beyond the property lines or required building lines 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 towers and antennas. If such standards and regulations are changed, and if the controlling state or federal agency mandates compliance, then the owners of the towers and antennas governed by this section shall bring such towers and antennas into compliance with such revised standards and regulations within six (6) months of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agency. A copy of an approval letter from any state or federal controlling agency shall be provided with every application for a telecommunications tower. 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 requirements 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-2, R-3, R-4, GH, R-6, R-7, R-A, MHS, MHP, or any residentially zoned POD. Amateur Radio Antennas and TV Antennas must comply with the following regulations: 1. Antenna Location Amateur Radio Antennas and TV Antennas 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) 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. 3. Height Limitations An Amateur Radio Antenna or TV Antenna can not extend more than eight (8) feet 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. 8-11 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 POD. 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. 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 (1) meter in diameter are only allowed in residential zoning districts upon the approval of an SUP granted by the BOA. 3. Height Satellite Antennas greater than one (1) meter in diameter shall not exceed ten feet in height above the base of their mount. 4. Location Satellite Antennas greater than one (1) meter 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 ground shall be screened from view from adjoining properties by solid fencing or evergreen plants to a height of a least six (6) feet. 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 establish different regulations 8-12 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 POD, that: 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 c. Is not located within the calculated limits of the Developed Residential ("DR") threshold. 3. Wireless Corridors ("WC") Property within, and one hundred fifty feet (150') either side of, the right-of-way of a freeway or a principal arterial roadway, as indicated on the Thoroughfare Master Plan. 4. Developed Residential ("DR") Property within the R-1, R-2, R-3, R-4, GH, R-6, R-7, R-A, MHS, MHP, or any residentially zoned POD, which: a. Is a recorded subdivision that has had at least one building permit for a residential structure; or b. Is within six hundred feet (600') of areas described in paragraph 4.a. H. Antenna Facility Impact Levels For the purpose of determining appropriate locations for Antenna Facilities, the City recognizes differing levels of impact for antenna facilities depending upon physical location, aesthetics, and land use compatibility. These Antenna Facility impact levels are described as follows: 1. Monopole: A monopole tower an SUP. extend more than five feet (5') above the highest point on the monopole. 2. Level 4 Stealth Facility: The antenna on a Level 4 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 Levell 8-13 Examples af Levels af Stealth Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code but the height of the structure can not be increased. 3. Level 3 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 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. A new 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. Level 2 Stealth Facility: The antenna on a Level 2 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. 5. 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. I. 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. T bl 21 8 2 A t F Tt ST M t . _ Permitted D Requires . Prohibited Use an SU P 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 FC UR WC DR J. SUP 8-14 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code When an SUP is required by this section for the location of an Antenna Facility or an antenna, the applicant 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 section 21.5.11 of this UDC. 1. 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; 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 existing sites, and describe in detail these efforts and explain in detail why these existing sites were not feasible; vi. All studies or tests performed which demonstrate why the existing sites will not provide sufficient signal coverage; vii. Written documentation from existing sites' owners and/or operators which confirm the statements provided; viii. Whether the existing sites allow/ promote co-location and, if not, describe why not; ix. Whether co-location will be allowed to other telecommunications providers at the requested site. If they are not allowed, state every reason and the basis of each reason; and x. All state or federal agency approval letters. c. Provide a Site Plan of the proposed Antenna Facility at a scale of 1" = 30'. The Site Plan should be on a single 24" X 36" sheet and include: 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; (d) Distances to property lines; (e) Required setbacks; (f) Adjacent land uses and zoning designations; 8-15 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code (g) Existing structures on the site; (h) Required landscaping or screening of the base of the tower; (i) All recorded and proposed easements; and U) 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. f. 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. 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. 2. Consideration of Application In considering whether to grant an SUP, the City Council and Planning and Zoning Commission shall consider the following: 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, with particu lar reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness; g. The proposed height of the Antenna Facility relative to surrounding structures; h. The zoning district and the adjoining zoning districts of the property for which the SUP is sought; i. The compliance with the City's regulations; and j. The availability of suitable alternative sites. Suitable alternative site(s) shall mean a location or locations that would provide the same or better signal coverage than the proposed site for which an SUP is requested. The applicant 8-16 Article 8 - Special Uses and General Regulations ...................................................................................................................................................................................................................................................... Schertz Unified Development Code shall provide documentation supporting his contention that alternative site(s) are not suitable and/or available. 3. Procedures for 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 T em P9t~'Y~~':'!C?~'!':f!~mm 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 City Building Official. 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 for temporary uses or structures shall be those established in the district in which the temporary use or structure is located. 3. Parking: Minimum parking requirements for temporary manufactured structures shall be the number according to the proposed use for the building. B. Temporarv Construction Buildinqs: Temporary building and material storage areas to be used for construction purposes may be permitted for a specified period of time in accordance with a permit issued by the City Building Official for cause shown. Upon completion or abandonment of construction or expiration of permit, such field offices and buildings shall be removed at the direction of the City Building Official. End of Article 8 8-17 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Article 9 Site Design Standards Sec. 21.9.1 ~~'!f!':~tPf!~!9'!~~~'!~~~~~m 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 and other present ordinances and codes. 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 or code 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. The Planning and Zoning Commission shall approve no plat, and no completed improvements shall be accepted unless they conform to standards and detailed specifications as contained in this UDC. 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. 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, control and safety of street traffic. 9-1 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code B. In general, intersecting streets shall be used to determine the block lengths and widths, and shall be provided at such intervals as to serve cross traffic adequately, and to meet existing streets or customary subdivision practices. C. A waiver to the standards of this section may be allowed in cases where physical barriers, property ownership or adjacent existing subdivisions create conditions where it is appropriate. The length may be increased or decreased to meet the existing conditions having due regard for connecting streets, circulation of traffic and public safety. D. In general, block lengths along minor or secondary streets shall not exceed one thousand four hundred feet (1400') or be less than five hundred feet (500'), and along major streets shall not exceed one thousand eight hundred feet (1800') or be less than nine hundred feet (900'). 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 easements. Changes in 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 approved which does not meet the minimum requirements of the appropriate zoning 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. 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 cul-de-sac shall be at least fifty feet (50') wide at the building line. G. Residential lots shall be oriented to take advantage of topography; the best relationship to the overall design of the neighborhood; and to minimize the effects of any surrounding depreciating land uses. H. There shall be no residential lots facing directly upon a major street. I. All side lines of lots shall be perpendicular to straight street lines and radial to curved street lines except where a waiver to this rule will provide a better street and lot layout. 9-2 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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 City, the developer's surveyor or engineer shall certify that all monuments, benchmarks and markers are in place and correctly positioned. ~f!C?~?!~~~~~~~f!t!9t~9'!~~':'!C?~!9"!~'!ql?f!~!9"!~~~'!qC!tq~m 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 9-3 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 1. 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 fagade as windows and doors. 2. 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. 3. Masonry material shall be defined as that form of exterior construction material consisting of brick, stone, stucco, cemetatious fiberboard, split face concrete masonry units and faux stone or brick. D. Multifamily and Nonresidential Fagade 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 roofline, which may include a pitched roof for architectural relief. 1. Horizontal Articulation No building wall shall extend for a distance equal to two (2) times the wall's height without having an offset of fifteen percent (15%) of the wall's height, and that new plane shall extend for a distance equal to at least twenty-five percent (25%) of the maximum length of the first plane. 2. Vertical Articulation No horizontal wall shall extend for a distance greater than two (2) times the height of the wall without changing height by a minimum of fifteen percent (15%) of the wall's height. E. Residential Exterior Material Requirements For all new residential buildings excluding multifamily structures, the total exterior surface area of the structure, excluding doors, windows, and roofs shall be constructed of a minimum eighty percent (80%) masonry. Sec. 21.9.6 Protection of Natural Features The Planning and Zoning Commission may deny a plat if subdivision design and construction does not meet the minimum requirements of this UDC with respect to preservation of natural features such as large trees, water courses, scenic points, historical spots and similar community assets. ~f!C?~~!~~~!!:~'!~~C?~P!'!9m 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, 9-4 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code erosion, and sedimentation caused by expanses of impervious and un-vegetated surfaces within the urban environment. It is the intent of this section 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 45 days after the date of said 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 1. 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. 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 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 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 Association of Nurserymen (AAN) 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 (TCEQ) and shall be professionally installed. No irrigation shall be required for undisturbed natural areas or undisturbed existing trees. D. General Landscaping Requirements 9-5 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 3. 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. 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"). The six inch (6") soil depth shall consist of seventy-five percent (75%) topsoil blended with twenty-five percent (25%) compost. 6. The use of architectural planters in nonresidential districts may be permitted in fulfillment of landscape requirements subject to approval of the Planning and Zoning Commission at the time of Site Plan approval. 7. Developers and homebuilders are encouraged to use xeriscape plant materials on model homes to promote use of water-wise landscaping. 8. Landscape planting shall not be erected or installed in such a manner as to interfere with traffic view or impose a safety hazard. 9. Not less than forty percent (40%) of the total required landscaping shall be located in the designated front yard. E. Landscape Installation Required 1. A minimum of twenty percent (20%) of the total land area of any proposed multifamily or nonresidential development shall be landscaped and shall be comprised of trees, shrubs, sod or other ground cover. In the event of the construction of a phased development, the minimum twenty percent (20%) requirement shall apply to each phase as it is developed. 2. 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 ground 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. 9-6 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 3. The use of native and adapted, drought tolerant plants is encouraged to meet the requirements of this section. 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. Layout and description of 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. 1. 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. 9-7 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 2. 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. 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 designed to visually screen the parking area. Whenever such property is zoned or used for single family residential purposes, a landscape buffer shall include a masonry wall and hedge, or berm which shall be a minimum of three feet (3') in height and a maximum of eight feet (8') in height. c. Perimeter landscape areas shall contain at least one (1) shade tree for each fifty linear feet (50'), or fraction thereof, of perimeter area. I. Approved Landscaping Plant List 1. Approved Trees ~ Common Name Scientific Name American elm Ulmus Americana Anaqua Ehretia anacua Arizona cypress Cupressus arizonica Bald cypress Taxodium distichum Biqtooth maple Acer grandidentatum 9-8 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code ~ Common Name Scientific Name Black walnut Juglans nigra Bur oak Quercus macrocarpa Canby's oak Quercus canbvi Carolina basswood Tilia caroliana Cedar elm Ulmus crassifolia Chinkapin or Chinquapin oak Quercus muhlenbergii Chisos red, Graves Quercus gravesii Durand oak Quercus durandii Fragrant ash Fraxinus cuspidate Green ash Fraxinus Pennsvlvania Lacey oak Quercus glaucoides Little, Texas walnut Juglans microcarpa Mexican live or Monterrey oak Quercus polymorpha Mexican sycamore Platanus mexicana Nuttall Oak Quercus nuttallii Pecan Carya iIIinoensis Red oak Quercus texana Shin oak Quercus mohriana Southern live oak Quercus virqiniana Texas ash Fraxinus texansis Texas red oak Quercus buckleyi (texana) Texas sycamore Platanus occidentalis Vasey oak Quercus pungens var. vaseyana . Common Name Scientific Name Aleppo pine Pinus halepensis Anacacho orchid tree Bauhinia congesta Bradford Pear Pvrus callervana California fan (exotic) Washinqtonia filifera Carolina buckthorn Rhamnus caroliniana Condalia, brazil Condalia hookeri Crepe myrtle, etc. (exotic) Lagerstroemia indica, fauriei, and X's Desert willow Chilopsis Iinearis Dwarf Palmetto Sabel minor Eastern red cedar Juniperus virqiniana Escarpment live oak Quercus fusiformis Evergreen Sumac Rhus virens Flameleaf sumac Rhus lanceolata Goldenball leadtree Leaucaena retusa Lavender tree Vitex aqnus-castus Mediterranean fan palm (exotic) Chamaerops humilius Mexican buckeye Ungnadia speciosa Mexican Palmetto, sable Sabal mexicana Mexican pinyon pine, Remote pine Pinus cembroides Mexican redbud Cercis reniformis 9-9 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code . Common Name Scientific Name Mountain laurel or mescal bean Sophora secundiflora Possum-haw holly /lex deciduas Rustv blackhaw Viburnum rufidulum Texas Crabapple Mallis texana Texas or Oklahoma redbud Cercis canadensis var. texensis Texas Palmetto, sable Sabal texana Texas persimmon Oiospyrus texana Texas Pistache Pistacia texana Texas sophora or Eve's Necklace Sophora affinis Wild olive, Mexican wild olive Cordia boissieri Yaupon holly /lex vomitoria 2. Approved Shrubs, Vines, Perennials & Ground Cover . Common Name Scientific Name Aqarita, Aqarito Berberis (Mahonia) trifoliata Aqarita, Tx. Barberry Berberis spp. Althea, Rose-of-Sharon Hibiscus syriacus American Beautv Callicarpu americana Artemesia Artemesia spp. Asian Jasmine Trachelospermum asiaticum Asparaqus Fern Asparagus sprengeri Aster Aster spp. Autumn Saqe Salvia qreqqii Bird of Paradise Caesalpinia qilliesi Blue Saqe, Mealy Saqe Salvia farenaceae Blue Shrub Saqe Salvia ballotaeflora Bottlebrush Callistemon spp Bouqainvilla Bouqainvillea Brazilian Sky Flower Ouranta repens Buckley Yucca Yucca constricta Bush Morninq-Glory Ipomea fitulosa Butterfly Bush Buddleia spp. Butterflv Vine Mascaqnia spp. Orchid Vine Stiqmaphv/lon littorale Cape Honeysuckle Tecoma capensis Caroline Jessamine Gelsemium sempervirens Cat Claw Mimosa, Fraqrant Mimosa Mimosa bluncifera Century Plant Aqave americans Ciqar Plants Cuphea spp. Columbine Aquileqia spp. Confederate Jasmine, Star Jasmine Trachelospermum jasminoides Coppertone Loquat Eriobotrya x "Coppertone" Coral Honevsuckle Lonicera sempervirens Coral Vine, Rosa-De-Montana, Antigonon leptopus 9-10 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code . Common Name Scientific Name Queens Wreath Coralberry Symphoricapus orbiculatus Dwarf Nandina Nandina domestics "nana" etc. Dwarf Yaupon /lex vomitoria nana Elderberry Sambucus Canadensis Eveninq Primrose Oenothera speciosa Fern Acacia Acacia hirta Firecracker Plant Russelia eauisetiformis Fireman's Cap, Coral Tree Ervthina crista-qalli Four-nerve Daisy Hvmenoxvs scaposa Froqfruit Phyla humilis Gayfeather Liatris spp. Giant Liriope Liriope gigantea Golden Shrub Daisy Eurvops pecinatus African Bush Daisy Gamolepis chrvsanthemoides Guara Gaura spp Hawthorn Crataegus spp. Heartleaf Hibiscus Hibiscus cardiophvllus Hibiscus, Texas Star Hibiscus coccineus Humminqbird Bush Anisacanthus spp. Illinois Bundleflower Oesmanthus iIIinoensis Iris Iris spp Italian Jasmine Jasminium f10ridum Juniper Juniper spp Lady Banksia Rose Rosa Banksiae Lantana Lantana spp. Lily Turf, Liriope (Std., "Biq Blue") Liriope muscari vars Lindheimer Senna Cassia Iindheimeriana Mexican Bird of Paradise Caesalpinia mexicana Mexican Butterfly Weed Asclepias tuberosa Mexican Flame Vine/Love Vine Senecio confuses Mexican Mariqold Tagetes lIucida Mexican Oregano Poliomentha long if/ora Mexican Shrimp Plant Justicia suberecta Mist Flower Eupatroium spp. Mondo Grass, Monkey Grass Oph~pogonjaponka Mountain Saqe Salvia regIa Nandina Nandina domestics spp. Narrow-leaf Yucca Yucca aqustifolia Passion Vine Passiflora allatocaerrulea (P. pfordtii) Passionflower Passifloria incarnate Piqeonberry Rivina humilis Pink Skullcap Scutelleria spp. Pomeqranate (Reqular and Dwarf) Pun cia qranatum Prairie Phlox Phlox spp. Primrose Jasmine Jasminum mesnyi 9-11 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code . Common Name Scientific Name Primrose Primrose spp. Prostrate Rosemary Rosemarinus officinales vars. Purple Coneflower Echinacea {Jumurea Red Yucca Hesperaloe parviflora Rock Rose Pavonia lasiopetala Rosemary Rosemarinus spp. Salvia Salvia spp. Santolina Santolina S{J{J. Shrimp Plant Justicia spp. Silk Tassel Garrva ovata lindheimer Softleaf Yucca Yucca pendula Sotol Oasylirion spp. Spanish Dagger Yucca treculeana St. John's Wort Hvpericum spp Texas Clematis, Scarlet Leatherflower Clematis texensis Texas Elbow Bush Foresteriera pubeseebs Texas Silverleaf, Saoe, Cenizo Leucophvllum frutescens Texas Wisteria Wisteria macrostachva Thompson Yucca Yucca thom{Jsonia Trumpet Vine,Trumpet Creeper Campsis radicans x "Madame Galen" Turk's Cap Malvaviscus drummondii Twisted-leaf Yucca Yucca rupicola Verbena Verbena spp. Virqinia Creeper Parlhenoc~susqumquefulia Wax Myrtle - Dwarf, Standard Myrica cerifera White Bush Honeysuckle Lonicera albiflora Winecup Callirhoe involuerata Wisteria, everqreen Wisteria millettia veticulata Witch hazel Hamamelis virqiniana Yarrow Achillea millefolium Yew Podocarpus macrophyllus Yucca Yucca spp. 3. Approved Ornamental Grasses ~ 9-12 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code ~ Common Name Scientific Name Little Bluestem Schizaach rium scoparium Mexican Feather rass Stipa tenuissima Pine Muhl Muh/enbe,., ia dubia Seep Muhl Muh/enbe,., ia reverehonii Sideoats rama Boute/oua curtipendu/a Switch Grass Panicum vi,., atum Weepin Muhl Muh/enbergia dubioides Western Wheat Ara ran smithii 4. Approved Turf Grasses ~ Common Name Bermuda rass Buffalo rass Blue Grama Zo sia Grass Varieties 5. Undesirable Trees ~ Common Name Scientific Name Arizona Ash Fraxinus ve/ut Ashe-Juniper or Mountain Cedar Juniperus ashei Box Elder Acer nequndo Chinaberry tree Melia azedarach L. Chinese Loquat or Loquat Eriobotrya japonica Chinese Parasol/Varnish Tree Firmiana simp/ex Chinese Tallow Sapium sebiferum Golden-Rain Tree Koe/renteria panicu/ata Huisache or Sweet Acacia Acacia farnesiana Japanese Plum Prunus salicin a Ligustrum or Privet Ligustrum japonicum Lombardy Popular Populus niqra "italica" Mesquite Prasopis q/andu/osa Mimosa A/bizia julibrissin Paper Mulberry Braussonetia papyrifera (L.) L=(Her. ex. Vent.) Saltcedar Tamarix ramosissima Ledeb. Suqarberry or Hackberry Celtis /aeviqata Tree of Heaven Ailanthus altissima 9-13 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code ~f!C?~?!~~~~m~C?tf!f!'!!'!9m A. Fences and Screening in Residential Areas 1. Height No fence, screen, or wall shall exceed eight feet (8') in height. No fence, screen, or wall within a required front yard shall exceed four feet (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. 2. Fence Materials a. Materials Permitted i. 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. 3. 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. B. Fences in Nonresidential and Multifamily Areas 1. Height 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. 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. b. Prohibited Materials Above-ground electrical fencing and wire mesh (such as hog wire or chicken wire) are prohibited except on parcels or lots of one (1) acre or greater in size in conjunction with the containment of livestock or farm animals. A security fence not less than six feet (6') in height may be topped by barbed wire or razor wire in 9-14 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code areas zoned "M-1" Manufacturing District Light or "M-2" Manufacturing District Heavy upon approval by the Planning and Zoning Commission at the time of Site Plan approval. 3. Fences Adjacent to Residential Property Where any nonresidential or multifamily use, lot or parcel is adjacent to or separated by only a local street or alley from a lot or parcel that is zoned for single family 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 wall shall be maintained in good condition. Any sections of this UDC or any other City ordinances concerning sight obstructions of intersections shall be applicable to the screen where it is intersected by a right-of-way. Where any nonresidential or multifamily use, lot or parcel is located in such a manner so as to be at a higher elevation 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. 5. 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. 6. Gates for Vehicular Access Gates designed for vehicular access shall be set back from the property line a minimum of twenty-four feet (24'). C. Screening Along Arterial Roadways 1. Requirement Criteria a. Where subdivisions are platted so that the rear or side yards of single-family residential lots are adjacent to a principal or secondary arterial roadway as described in section 21.14.1, or are separated from a principal or secondary arterial roadway by an alley, the developer shall provide, at its sole expense, a minimum eight foot (8') tall masonry screening wall. All screening shall be adjacent to the right-of-way or property line and fully located on the private lot(s), including columns and decorative features. Any sections of this UDC or any other City ordinances concerning sight obstructions of intersections shall be applicable to the screen where it is intersected by a right-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. 2. Screening Alternatives An alternative form of screening, in-lieu of the masonry wall, may be approved by the Planning and Zoning Commission with the Preliminary Plat application. Alternatives that may be considered include: 9-15 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 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/planti ng. 4. Maintenance Easement A wall/screening 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. 5. Installation The screening/wall/device 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. 6. 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. 7. 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. 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 Ttf!f!~':f!~f!0!~~!9'!~'!qly!H!9~~!9'!m A. Purpose and Intent 9-16 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 1. The purpose of this section is to conserve, protect and enhance existing healthy trees and natural landscape. It is recognized that the preservation of existing trees contributes to the overall quality and environment of the City. Trees can and do contribute to the processes of purification, oxygenation, regeneration, groundwater recharge, reduction of pollution and contaminants in aquifers, erosion and dust control, abatement of noise, provision of wildlife habitat and enhancement property values. Indiscriminate clearing or stripping of natural vegetation on any parcel is prohibited. 2. It is hereby declared the intent of the City to encourage the preservation of all trees within the City limits. While the layout of a property with respect to the placement of buildings, parking facilities and other site requirements is at the discretion of the developer of the property, it is the policy of the City to promote site layout and design in a manner which preserves the maximum amount of Protected and Heritage Trees possible. B. Applicability and Exemptions 1. The provisions of this section are applicable to the following: a. All new residential and nonresidential development within the City; b. Redevelopment 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 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 any injury to a tree including, but not limited to: i. Uprooting; ii. Severance of the root system or main trunk; iii. Storage of topsoil, construction materials, debris or chemicals within the drip line area; iv. Compaction of soil within the drip line area; v. A substantial change in the natural grade above a root system or within the drip line area; vi. Pruning or removal of more than twenty-five percent (25%) of the living tissue; or 9-17 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code vii. Paving with concrete, asphalt or other impervious material within the drip line area. Tree grates or tree wells may be provided to preserve pervious surface within the drip line area. 3. The following are exempt from the preservation, mitigation and permitting requirements of this section: a. Protected Trees located within, and within ten feet (10') of, the building footprint; b. Protected Trees located within the area of a proposed on-site sewage facility (OSSF); c. Protected Trees located within a right-of-way to be dedicated to and maintained by the City and shown on the City's Thoroughfare Master Plan; d. Protected Trees located within any utility easement; e. Trees damaged or destroyed by floods, fire, wind or other natural causes; f. Trees that have been determined by a registered Arborist to be dead or dying; and g. The following exempted tree species: ~ Common Name Hackberr Eastern Red Cedar Common Ashe Juniper Chinaberry Mes uite Li ustrum 4. 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 21.9.9.8.3 above, a Tree Removal Permit is required for the removal of any tree with a DBH greater than eight inches (8"). 1. 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. 2. Heritage Trees Any Heritage Trees to be removed may be removed upon approval of a Tree Removal Permit by the Planning and Zoning Commission. Any decision of the Planning and Zoning Commission regarding a Tree Removal Permit may be appealed to the City Council. All Heritage Trees shall be required to meet the mitigation requirements of this section. D. Tree Mitigation 9-18 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 mitigation purposes may not include those listed as exempt in section B.3 above nor any of the undesirable trees identified in Table 21.9.6. All trees planted for mitigation purposes must be a species of shade tree identified in Table 21.9.1. In the event that mitigation is not feasible on the same site as the proposed development, an applicant may request to donate trees, meeting the mitigation requirements of this section, to be planted at public parks, schools, or other approved public facilities throughout the City or provide a fee-in-lieu of payment which will be used to place trees at public parks, schools, or other approved public facilities throughout the City. Tree mitigation funds may also be utilized to install irrigation, shrubs, or other landscaping facilities, for maintenance of existing landscaped areas, for repair or removal of damaged or destroyed trees, for preservation and protection of existing Protected and Heritage Trees and for the purchase of equipment to be utilized for the preservation or protection of existing trees. Mitigation requirements are: 1. Protected Trees Protected trees shall be mitigated at a one-to-one (1:1) DBH inch ratio for every tree removed. Replacement trees shall have a minimum DBH of three inches (3"). 2. Heritage Trees Heritage trees shall be mitigated at a three-to-one (3:1) DBH inch ratio for every tree removed. Replacement trees shall have a minimum DBH of three inches (3"). 3. Damaged Trees Any 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 21.9.9.0.1 and 0.2 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 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 construction is complete. b. A minimum of three inches (3") of mulch or compost shall be spread beneath the drip line of the preserved tree. c. No person shall excavate any ditches, tunnels, or trenches, place any paving material or place any drive or parking area within the drip line of any Protected or Heritage Tree 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 rope, wire, nails, advertising posters or other contrivance to any Protected or Heritage Tree. 2. The Director of Parks, Recreation and Community Services or his/her designee shall determine the health of oak trees within the City to determine if a tree is threatened by 9-19 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code fatal diseases including Oak Wilt. It is further declared that the loss of oak trees growing on private and public property substantially depreciates the value of property within the City and impairs the safety, good order, general welfare and convenience of the public. It is the intent of the City to control and prevent the spread of Oak Wilt. a. If any 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. F. 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. 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 21.9.9.8.2 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; 9-20 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code c. Total number of caliper inches to be preserved; d. Location of any proposed tree mitigation; and e. Any proposed tree preservation credits; and 5. A summary of the tree protection methods to be utilized. I. 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 Services or the Planning and Zoning Commission, or City Council on appeal, may require submittal of a report from a registered Arborist to verify reasons for removal or to determine alternatives to tree removal. Each application for a tree removal permit shall be reviewed and a decision rendered on approval or denial based on the following criteria: 1. The condition of the tree with respect to disease, danger of falling, proximity to existing or proposed structures, interference with existing or proposed private or public facilities or services or the tree presents a clear public safety hazard. a. The tree is dead or is physically damaged to the degree that it is clear that it is likely to fall and injure persons or property. b. The tree is located within, or within proximity to, existing or proposed public rights-of-way and is causing damage to existing public or private facilities or services or may cause damage to proposed public or private facilities and such facilities or services cannot reasonably be relocated or the damage alleviated. c. 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. 2. The tree 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. 3. 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. 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 have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zoning district. ~f!C?~?!~~~!g~~tl5~'!q(?Pf!'!~p~C?f!I?f!~!!C?~~!'!'!I5f!q'!!':f!'!!f!'!~~ A. Purpose 1. The purpose of this section is to provide for the adequate provision of parkland and open space to meet the needs of a growing citizen population; for improvements to existing parkland; for establishment, maintenance and operation of a Parkland Dedication Fund; establish requirements and procedures for governing req u ired dedications of parkland or improvements to existing parkland by subdividers of land, and to provide for cash payments-in-lieu of land by subdividers of land in certain cases. 9-21 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 2. It is hereby declared by the City Council that recreational areas in the form of parks and open spaces are necessary and in the public welfare, and that the only adequate procedure to provide for parkland and park improvements is by integrating such a requirement into the procedure for planning and developing property or subdivisions in the City, whether such development consists of new residential construction on vacant land or the addition of new dwelling units on existing 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 park land dedication and park development requirements of this section shall be applicable to every residential subdivision developed under the provisions of this Code, 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 its ET J. C. Submittal Requirements 1. 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 Paragraph H of this section; 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 proposed park; b. A statement of the suitability of the parkland in meeting the criteria in paragraph H of this section; and c. A detailed plan of any proposed improvements, including cost. 3. The Parks and Recreation Commission shall review the General Parks Plan and make a recommendation to the Planning and Zoning Commission 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. D. Parkland Dedication Requirements 1. Land Dedication A final plat establishing a residential subdivision either within the City or within the ET J 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 9-22 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code land. The subdivider of a residential subdivision 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 subdivision (whether single or multi-family units); 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. If fewer than five (5) acres are proposed to be created by a plat, then prior to filing the plat, the subdivider shall be required to pay to the City the applicable cash payment-in-lieu of land. No plat showing a dedication of less than five (5) acres for a public park shall be approved by the Planning and Zoning Commission. While dedication of parkland to the City in an amount less than five (5) acres is deemed impractical, it is the City's policy to encourage the development of private parkland in accordance with subsection I below 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 formal dedication on the plat to be recorded. The land so dedicated and conveyed shall not be subject to any reservations of record, encumbrances of any kind, or easements, which in the opinion of the City will interfere with or materially increase the cost of making such land available for 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 subdivider shall be required to provide a notation on the plat which acknowledges that dedication of parkland to serve said subdivision will occur with the platting of future phases. 5. 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. 6. Compliance with Parks and Open Space Master Plan 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 1. Right to Request Waiver of Dedication Requirements 9-23 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code A subdivider obligated to make a dedication of land may request the City waive the required dedication of land, in whole or in part, and to accept a cash payment-in-lieu of land dedication. Any request for a waiver to the land dedication requirements shall be subject to review and recommendation by the Parks and Recreation Advisory Board and final approval by the Planning and Zoning Commission. 2. 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 waiver 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 amount per dwelling unit as established in the fee schedule set from time to time by resolution of the City Council. A cash payment-in-lieu of land shall be made prior to the recordation of the final plat. F. Parkland Development Agreements As an alternative to parkland dedication in accordance with section 21.9.10.0 and cash-in-lieu of dedication in accordance with section 21.9.1 O.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. G. Park Development 1. A subdivider who elects to dedicate parkland in accordance with section 21.9.10.0 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 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. 2. In-lieu of constructing the improvements required in section 21.9.1 0.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 21.9.10.0 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. 3. 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. 9-24 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 resolution of the City Council. H. Parkland Dedication Fund 1. 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. 2. 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. 3. 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 21.9.1 O.F above. I. Parkland Design Criteria 1. Location Any land to be dedicated to meet the requirements of this section shall be reasonably located and adaptable for use as parkland and/or 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. 2. Land Suitability The Parks and Recreation Advisory Board shall make recommendations to the Planning and Zoning Commission regarding the suitability of proposed park land. The location, access, size, shape, topography, natural drainage, utilities, parking facilities, and wooded 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 satisfy the requirements of this section. 3. Usable Land At least fifty 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 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 two hundred feet (200') 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. 5. Utilities 9-25 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 drainage facilities to be constructed in areas that are to be dedicated as parkland must be designed and constructed to also allow for recreational use. The subdivider may be required to demonstrate that the design, placement and construction of such ponds meet the requirements of the City. 7. 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: i. 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 100 feet in width. 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. 8. Disturbed Area Any disturbed parkland shall be restored and the soil stabilized by a vegetative cover by the subdivider. 9. 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. 1 O. Trash and Debris 9-26 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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; 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 any additional standards deemed necessary by the Planning and Zoning Commission after a recommendation by the Parks and Recreation Advisory Board, pertaining to the dedication of land containing sensitive environmental features. J. Private Parks 1. Private Parkland Required It is the intent of the City to provide for adequate areas of parkland within every subdivision as deemed practical by the City. All residential subdivisions developed after the effective date of this UDC that do not dedicate land in accordance with Paragraph 0 above, shall be required to dedicate an area as private parkland or open space. The amount of parkland dedicated and amenities provided shall be approved by the Parks and Recreation Advisory Board. 2. Credit for Private Parkland Up to fifty percent (50%) in area of a subdivision's total parkland dedication requirement may be satisfied through the dedication of a private park within the subdivision. Up to fifty percent (50%) of the parkland development fee may be satisfied through the development of a private park within the subdivision. 3. 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 maintenance 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. 5. Security for Performance 9-27 Article 9 - Site Design Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. End of Article 9 9-28 Article 10 - Parking and Loading 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 may be 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 one hundred fifty feet (150') 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. Sec. 21.10.3 Size of Space ................................................................................................................................................................... A. Each standard off-street surface parking space shall measure not less than ten feet (10') by twenty feet (20'), exclusive of access drives and aisles, and shall be of usable shape and condition. B. 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 overhang of 10-1 Article 10 - Parking and Loading Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code vehicles is contained totally within the parking space. If wheel stops are not provided at locations where vehicles extend over the sidewalk areas, a minimum of five feet (5') of free walking area, exclusive of vehicle over hang, width must be provided. c. Each parking space designed for parallel parking shall have a minimum dimension of eight feet (8') by twenty-two feet (22'). D. 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. E. Handicap Accessible Parking 1. The number and size of the handicap parking spaces required must follow the Federal Americans with Disabilities Act and Texas Accessibility 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. ~ . . Total number of Total minimum number of accessible parking spaces parking spaces provided (per lot) 1 to 25 1 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1,000 2% of total parkinq provided in lot 1,001 and over 20 plus 1 for each 100 over 1,000 2. Location a. Accessible parking spaces must be located on the shortest accessible route of travel to an accessible facility entrance. Where buildings 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. b. 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 10-2 Article 10 - Parking and Loading Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code in parking garages may be clustered on one floor (to accommodate the ninety- eight inch (98") minimum vertical height requirement). 3. 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 Parkin9~f!q'!i':f!'!!f!,.,~~ 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: . Use Type Parkinq Requirement Amusement, Commercial (Indoor) 10 spaces, plus 1 space for each 100 square feet of total floor area over 1,000 square feet Amusement, Commercial (Outdoor) 1 space per 500 square feet of outdoor site area plus 1 space per each 4 fixed spectator seats Bank, Savings And Loan, Or Other 1 space for each 250 square feet of gross floor area 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 employee Bowling Alley 5 parking spaces for each lane Bus Depot 1 space for each 100 square feet of gross floor area Convalescent Home, Group Home, 1 parking space for each 2 beds Home For The Aged Dance, Assembly And Exhibition 1 space for each 100 square feet used for assembly or Halls Without Fixed Seats dancing 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 space Hotel Or Motel for every 200 square feet of common area not designated as sleeping rooms Libraries, Laboratories And Student 10 spaces plus 1 space for each 300 square feet of Centers floor area Lodging Houses And Boarding 1 space per each two (2) persons capacity of overnight Houses sleeping facilities Manufacturing, Processing Or 1 space for each 2 employees or 1 space for each 1,000 square feet of total floor area, whichever is Repairing greater Medical Or Dental Clinic 1 space for each 200 square feet of total floor area Miniwarehouse 1 space for each 300 square feet of office floor area plus 1 space for each 3,000 square feet of storage area 1 parking space for each 50 square feet of floor space Mortuary/Funeral Home in service rooms or 1 space for each 3 seats, whichever is less based on maximum design capacity) 10-3 Article 10 - Parking and Loading Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code . Use Type Parkinq Requirement Multifamily, Duplex, Two-Family, 1.5 spaces per bedroom Condominium Or Other 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 Buildinqs And Sorority Buildinqs facilities Residential Care Facility 1 space per each two (2) persons 1 parking space for each 100 square feet of gross floor Restaurants area, or 1 space for each 4 seats, whichever is less (based on maximum design capacity) Retail Sales And Service 1 space for each 250 square feet of gross floor area 1 space for each classroom plus 1 space for every four School, All Other Schools (4) seats in any auditorium, gymnasium or other common place of assembly 1 space for every three (3) students, faculty and staff School, High School And Vocational plus 1 space for every four (4) seats in any auditorium, gymnasium or other common place of assembly (based on maximum design capacity) Shopping Center Or Mall 1 space for each 250 square feet of gross floor area Single Family Attached And 2 parking spaces per dwelling unit Detached Dwellinq Units Theaters, Auditoriums, Churches, Assembly Halls, Sports Arenas, 1 space for each 4 seats or 1 space for every 100 Stadiums, Conference Center, square feet of gross floor area, whichever is less (based Convention Center Or Other Place on maximum design capacity) Of Public Assembly 1 space for each 3,000 square feet of sales area (open Vehicle Sales Or Rental 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 1 space for each 2 employees or 1 space for each Warehouse 1,000 square feet of total floor area, whichever is qreater 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 which 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 shown 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 more than twenty-five percent (25%). D. Joint Use of Facilities 10-4 Article 10 - Parking and Loading Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Required parking facilities of two (2) or more uses, structures, or parcels of land may be satisfied by the same parking facility used jointly, to the extent that it can be shown by the owners or operators that the need for the facilities does not materially overlap and provided that such right of joint use is evidenced by a deed, lease, contract, or similar written instrument establishing the joint use. ~f!C?~~!~!g~~~~':!P!'!9mm A. All parking lots shall be striped in a manner that will clearly delineate parking spaces, fire lanes and pedestrian crosswalks. B. Directional arrows 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 Code, 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. ~f!C?~~!~!g~!~~~C?!!J'!915f!q'!!':f!'!!f!'!~f9tl?t~'!f!~T/!t9'!9'!E~C?!!!~!f!~ 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 a drive-through 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 a drive-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. ~f!C?~~!~!g~~gf!~~~~f!f!~!:9~~!/'!9!'!'!!9~~!/'!fll5f!q'!!~f!'!!f!'!~~ 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 tra ct. 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: .. . I . . . . . . . -.... . . Square Feet of Gross Minimum Required Floor Area in Spaces or Berths Structure 0- 5,000 None 10-5 .................................................................................................................................................................~.i.~~~..~.~.:::.~.~~.~~..~~..~.~.~~!.~?..~~~.~~~~~.. Schertz Unified Development Code 5,000 - 15,000 1 15,000 - 50,000 2 50,000 - 1 00,000 3 1 00,000 - 150,000 4 Each Additional 1 50,000 over 150,000 Sec. 21.10.9 Additional Regulations and Illustrations ..................................................................................................................................................................................................,......,.................,......,......,..........,......,.... A. Handicapped Ramps , }';!iff$i~~J.jli~~itij~~~~~~llj~J 4' l-lPND1CAPPED RAMP II ~ 6- 6- ~ l \\ \\ 13' l-lANOICAFF'ED RAMP F'~ sPACES ALL WITHIN 16' Of RAMP J f-lANDJCAPPED RAMPS: within 26' of Park.lng Sj23ces ~ L;x:.,i1on of h'lndrC2\pped p~rk.lng 5pd= ~Id be, L a" clo.5e a~ po.!<"lble to prll'lC-fp.al hancllCdppo$Cl ,sCC8.5sfblc .ontranc<e(~>' ;!. Dl~~&ecl In a Il'lUlt.l-bullc:iing developm~ or &h:;>pt::>lng center loensu-e oea$~ .!lC='" line! to mlnfml= t.lo::::, travel dh;t~rlC€ tor the hand I Cdppedc B. Handicapped Parking Space Dispersal 10-6 .................................................................................................................................................................~!.?~~..~.?.:..~~:~.~~..~~.~?~.~!~.?..~.~~.~~:.~~... Schertz Unified Development Code HANDIC4PPED PARKING S.PA<;t;...DISPERSAL c. 900Parking Dimensions ~~.. pARK:rNG DIMf;N5JON&. r--~ r' 2~ -------T-- ~& --:--t t ,- 10' ~Ilt 10' -L ~ f' t. Q~~--ll] ([10 orIJ , -:" D. Angle Parking Dimensions 10-7 Article 10 - Parking and Loading Standards .................................................................................................................................................................................S~h~rt~.u~;fi~d.D~~~i.~p~~~t.C~d~.. ..ANGLE PARK:ING DIMENSIONS I ~ , E. Drive Aisle Dimensions SJNGLE PAFiKJNG ~W _..!p~......._---...-_---- . Rlt,feED ISi...NID f I-lOlE&. Hald-.n ~f ~~ ~ f~ Q'I ~af ~ ~ Of' ~ ~ ~~ Ch Jnt4rb- ~ _ F. Separation of Right-of Way and Parking Areas 10-8 Article 10 - Parking and Loading Standards ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Pa Lot. b" CUrb Public Street .-+ ,.JJ--- [( -~ Face Of Curb RIsht of tiJ<ly G. Landscaping and Fencing I I tree~ and $h"ul;><, plal'lL2d to VI5IJ<lU~ 50ften the 50lld f<2n<;e - End of Article 10 10-9 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 ET J 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. ~f!C?~?!~!!~?!'!PJ?HC?~I!!!!~ym 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 19th, 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 and ordinances applicable thereto. The City Manager or his/her designee shall have the authority to render interpretations of this Article and other laws and ordinances 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. B. 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 ET J. C. Inspection The City Manager or his/her designee shall make all inspections necessary to ensure compliance with all state and local requirements governing signage. D. Notices and Orders 11-1 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code The City Manager or his/her designee shall issue all necessary citations, notices or orders to ensure compliance with this Article. E. Right of Entry Where it is necessary to make an inspection to enforce the provisions of this Article, or where the City Manager or his/her designee has reasonable cause to believe that there exists in a structure or upon a premises 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, provided that if such premises are occupied that credentials be presented to the occupant and entry requested. If such premises are unoccupied, the City Manager or his/her designee shall first make a reasonable effort to locate the owner or other person having charge or control of the premises and request entry. If entry is refused, the City Manager or his/her designee shall have recourse to the remedies provided by law to secure entry. F. 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 period required by the State of Texas for the retention of public records. G. Liability 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 or ordinances, 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 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. ~f!C?~?!~!!~~~f!'!f!t~!I5f!q'!!tf!~f!'!~~m 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 ET J owned or controlled by them without first 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 building permit for the principal building on the site has been issued. 2. Electrical Permit Required No person shall install and connect electrical systems for a sign within the City or its ET J without first obtaining an electrical permit to do so from the Building Inspections Division, except as hereinafter provided. The Building Inspections Division shall not issue an electrical permit for a sign until after the principal sign permit for such work has been issued. 11-2 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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. 4. Letter or copy of a contract signed by the owner of the property stating that the applicant has permission to erect such sign. C. Fees All fees for a sign permit shall be in accordance with the current fee schedule adopted by City Council. 1. 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. 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 or ordinance applicable thereto. D. Action on Application The City Manager or his/her designee shall examine or cause to be examined applications for permits and amendments thereto within 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 or ordinances, 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 and ordinances applicable thereto, the City Manager or his/her designee shall issue a permit therefore as soon as practical. E. 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. F. 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 or ordinances applicable thereto. Nor shall issuance of a permit prevent the City Manager or his/her designee from thereafter requiring correction of errors in plans, 11-3 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code construction, or removing violations of this Article or other laws or ordinances 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. 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 or ordinances 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 any 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 work permitted 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 BOA within ten (10) days after the date of denial or revocation. ~f!C?~~!~!!~~~~f!'!!P~f!~~Jfl'!~mm The following types of sign or sign work 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 authorization for any work to be done in any manner in violation of the provisions of this Article or any other laws or ordinances of the City: A. Governmental Signs B. Political Signs C. Railway Signs Any sign within the railway right-of-way placed and maintained in reference to the operation 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 and which identifies the business, products, or services with which the vehicle and/or trailer is related F. Flags 11-4 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Official flags of governmental jurisdictions or non-profit organizations. Nothing in this ordinance 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. 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 street or complex names. I. Holiday Signs Any temporary sign promoting the celebration of a holiday and containing no commercial advertisi ng. J. Plaques Any commemorative sign of a recognized historical society or organization. K. Menu Board Signs A maximum of one (1) menu board sign a maximum of 32 square feet in area shall be permitted per restaurant or applicable 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. ~f!C?~?!~!!~~~':9!!!I!Hf!q~!9'!~mm 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 description or representation of sexual matters, and is utterly without redeeming social literary, artistic, political, and scientific value, according to contemporary community 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 11-5 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. F. 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. 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 codes or ordinances 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 wheels and axles as the primary support shall be permitted. L. Off Premise Signs 11-6 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Except as set forth elsewhere in this Article, all off premise signs not legally existing on February 19, 2008 are prohibited except that the following signs may be permitted provided they otherwise meet the applicable requirements of this Article: 1. Community Service Signs 2. Garage Sale Signs 3. Official Government Signs 4. Historical Markers and Plaques 5. Political Signs 6. Realty Signs 7. Temporary Signs 8. Traffic Signs M. Bandit Signs 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 ordinance are prohibited within the City and its ET J. ~f!C?~?!~!!~!I5f!'!!9'!~!9t~!fl'!~mm A. Damaged Signs Signs which are determined by the City Manager or his/her designee to be a public hazard or in a state of disrepair shall be repaired or removed within ten (10) days of written notification to the property owner. . 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 of 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. 11-7 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code E. Relocation of Certain Detached On-Premise Signs 1. 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 of the date the governmental entity becomes the owner of the property. All relocated signs must fully comply with spacing, setbacks, and other 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. 2. 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. 3. 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, a non-illuminated sign may not be converted to an illuminated sign.) F. 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. I. 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. 11-8 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code ~f!C?~?!~!!~~~f!'!f!t~!~!9'!E!t9'!!~!9'!~mm 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 withstand a wind load of not less than thirty- two (32) pounds per square foot of area and shall be constructed to receive dead loads as required by building codes adopted by the City. The sign application must include a statement signed by the applicant 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 property line. No lighted sign shall be erected or displayed within one hundred fifty feet (150') of a single-family residential zoned property unless the lighting is shielded from view. E. Building and Electrical Codes Applicable All signs shall be constructed and maintained in conformity with all applicable provisions of the building code, electrical code or other applicable ordinances of the City. F. Maintenance of 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. G. 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. H. Sign Clearance Not withstanding any other provisions of this ordinance, all signs shall maintain a clearance of at least ten feet (10') when located over a public sidewalk and at least fourteen feet (14') 11-9 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code when located over a driveway and shall extend no closer than eighteen inches (18") from the curb line of a public street, unless painted or mounted flat on the surface of an existing awning or canopy. ~f!C?~?!~!!~~'!YC!!!~!9'!~m A. General 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. B. Maximum Area The maximum area of a wall sign shall not exceed the following: ~ Areas with Limited Access 15% of the fagade area or 250 square feet, whichever is less Areas with Unlimited Access 12% of the fagade area or 125 square feet, whichever is less All Other Streets 10% of the fagade area or 80 square feet, whichever is less c. 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 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. 11-10 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code F. 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 one hundred fifty feet (150') of the property line of said residential property. Sec. 21.11.10 Freestandi nfl~t~,!,!q~!fl'!~m A. General Unless otherwise specifically provided, the regulations set forth in this section shall be applicable to all freestanding ground signs. B. Minimum Setback The minimum setback of all freestanding ground signs shall be fifteen feet (15') from any property line. C. Maximum Height The maximum height of a freestanding ground sign shall not exceed the following: ~ ~ Areas with Limited Access 50 ft. Areas with Unlimited Access 40 ft. All Other Streets 20 ft. Exception: Freestanding ground signs located on properties along roadways identified as Principal Arterials and Secondary Arterials in accordance with section 21.14.1 of this UDC shall have a maximum of eighteen feet (18') in height. D. Maximum Area Freestanding ground signs shall not exceed the following: ~ ~ Areas with Limited Access Areas with Unlimited Access All Other Streets Exception: Freestanding ground signs located on properties along roadways identified as Principal Arterials and Secondary Arterials in accordance with section 21.14.1 of this UDC shall have a maximum of 90 square feet in area. E. Number of Signs 11-11 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code The maximum number of freestanding ground 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 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 /)!!~~I!f!!f!'!~~!9~~mm 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"). c. Maximum Area The maximum area of a monument sign shall not exceed 100 square feet with a maximum area per sign face of 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. F. 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. Sec. 21.11.12 /)!!'!!~!:~f!'!~~(~!9~~m A. General 11-12 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. All multi-tenant signs shall be monument signs meeting the requirements of this section. B. Maximum Height The maximum height of a monument sign within a multi-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 a multi-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. F. 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. H. Illumination 11-13 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 ~!f!C?~t9'!!C?~!9'!~m A. General Electronic signage shall be permitted in-lieu of any permitted freestanding or monument signs on a property. In the event that an electronic sign is permitted for a property, no other additional freestanding or monument sign shall be permitted. B. Maximum Height The maximum height of an electronic sign shall be eighteen feet (18'). c. Maximum Area The maximum area of an electronic sign shall not exceed 100 square feet with a maximum area per sign face of 50 square feet. D. Number of Signs The maximum number of electronic signs shall be limited to one (1) per platted lot. No other on-premise freestanding signs shall be permitted. E. Minimum Setback The minimum setback of all electronic signs shall be fifteen feet (15') from any property lines. F. 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. 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. H. Location Restrictions No electronic signs shall be permitted within 150 feet of a residentially zoned property or property used for residential purposes. I. Additional Restrictions 1. 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. 11-14 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 2. Any change of pictures or information on the message board sign shall not change more often than once every four (4) seconds. 3. 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 !?~':f!C?~~C?'!~!~~fl'!~m. m A. General This section shall be applicable to anyon-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 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. Sec. 21.11.15 ~'!!?q~'!!~~C?'!~'!~ry~~f!'?~m 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 32 square feet per sign face. D. Maximum Number of Signs 11-15 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 subdivision entry sign may be located on a median at the street entrance if approved in writing by the Public Works Director. F. Subdivision Entry Feature A subdivision entry feature which is appropriate in scale to the size of the development and incorporating masonry walls, berms and/or decorative fencing in combination with the subdivision entry sign may be constructed at the primary subdivision entrance provided, however, that the maximum area containing the subdivision sign shall not exceed 32 square feet per sign face. Sec. 21.11.16 ~t!C?f!:~f!t:~~!!9'!1?!~e!~ym 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.). 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 fuel classification and price-per-gallon signs. Sec. 21.11.17 Tf!~e9~~rym~!fJ'!~m A. General Notwithstanding any other provisions of this Article, this section shall be applicable to all temporary signs identified in this Article. B. Maximum Area The maximum area permitted for temporary signs shall not exceed the following: 11-16 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code ~ Areas with Limited Access 32 sq. ft. per face or 10% of the buildin fa ade, whichever is less Areas with Unlimited Access 24 sq. ft. per face or 7% of the buildin fa ade, whichever is less All Other Streets 16 sq. ft. per face or 5% of the buildin fa ade, whichever is less c. Maximum Height The maximum 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 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 14 days from 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. F. 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 1?f!'!f!!9J?t!!f!'!~~!f!'!~m A. Maximum Area Development signs shall not exceed 64 square feet maximum, 32 square feet per sign face. B. Maximum Height Development signs shall not exceed six feet (6') in height. c. Number of Signs 11-17 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. Sec. 21.11.19 15f!~!~~~~~f!~!9'!~m 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 sixty-four (64) square feet, thirty-two (32) square feet per sign face. Residential real estate signs shall not exceed four (4) square feet in size. 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 ~~'!'!f!t~9'!f!t~'!I!!!C?15!9!!~~:9f:'!YC!y A. General Banners may be erected over public rights-of-way within the City with the approval of the City Manager or his/her designee. The applicant shall be responsible for securing any and all necessary permits to erect a banner over a TxDOT right-of-way and shall provide such information to the City with the application for a banner permit. B. Restrictions Banners over public rights-of-way shall be permitted only for non-commercial or charitable events that are of general interest to the community as a whole and shall be restricted to non-profit or governmental entities. C. Responsibility 11-18 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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 t:!9'!C?9'!t~t'!!!'!9~!9'!~m A. General A sign, including its supporting structure, shall be considered nonconforming when it does not conform to all or part of the provisions of this Article and 1. Was in existence and lawfully located prior to the adoption of this Article; 2. Was in existence and lawfully located and used in accordance with the provisions of the prior ordinance applicable thereto or which was considered legally nonconforming there under and has since been in continuous or regular use; 3. Was in existence, located and used on the premises at the time it was annexed into the city and has since been in continuous use; or 4. Was in existence and lawfully located and used as an off-premise sign prior to or on February 19, 2008. B. Reg istratio n Except as to signs constructed before September 1, 2006, it shall be unlawful for any person to maintain any nonconforming or off-premise sign within the corporate limits of the City or its ET J without having a valid registration number affixed thereto as required in this section as follows: 1. Application 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. 2. 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. 3. Invalidation of Registration The City Manager or his/her designee shall invalidate any registration for a nonconforming or off-premise sign when: 11-19 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 1. 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 the following: LA maintenance person who performs maintenance work only upon property owned by the person's employer. 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: 1. 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; 2. Lend or permit the use of any license for doing any construction work to any person not entitled to it; 3. Failor 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 ET J 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 permit has been suspended, canceled or expired; 8. Failor refuse to make the necessary repairs or changes as provided in a written notice issued by the City Manager or his/her designee. A separate offense is deemed to be committed each day after the expiration of the time for correction provided in the notice until the work is corrected; or 9. Place or leave a property in such condition that it injures or endangers persons or property. C. Insurance Required 11-20 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code It is the duty of all sign contractors who practice their craft within the City to show proof of general 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: 1. A minimum of $300,000 per occurrence (combined for property damage and bodily injury); 2. A minimum of $600,000 aggregated (total amount the policy will pay for property damage and bodily injury coverage); and 3. A minimum of $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 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 form prescribed by the City along with the required initial fee and evidence of two (2) years experience to include the following: a. Required initial fee (as established by City Council); b. Renewal fee (as established by City Council); c. Completed application; d. Reference from one (1) financial institution; e. Reference from two (2) suppliers; and f. Reference from three (3) customers with work performed within the last two (2) years. 2. Renewal All renewals shall be due January 1st of each year. Failure to renew within 30 days after the renewal date shall require the applicant to reapply for license at the initial fee rate. 3. Revocation Any license issued under this section may be suspended or revoked by the City Manager or his/her 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 a one-year (1) period of any violation of this Article or other laws and ordinances 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. c. The licensee may appeal a suspension decision to the BOA by filing a written request within ten (10) days of receiving notice of the suspension. The BOA shall hold a hearing to determine whether the suspension decision should be sustained or reversed. 11-21 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 and ordinances 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 and ordinances. 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. 5. Electrical License It shall be unlawful for any person to install and connect electrical systems for a sign within the City and its ET J 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. 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 designee is authorized to serve a notice of violation or order on the person responsible for the erection, construction, alteration, extension, repair, moving, removing or demolition of a sign in violation of the provisions of this Article or in violation of a permit 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. 11-22 Article 11 - Signs and Advertising Devices ...................................................................................................................................................................................................................................................... Schertz Unified Development Code End of Article 11 11-23 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Article 12 Subdivisions ~f!C?~~!~!~~!~'!~p~~f!~'!~~pp!!C?C!l!H!~ym 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 allowed the individual 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 rules are intended to assure that such development provides for: 1. Sufficient, adequate major and secondary traffic thoroughfares and public facilities; 2. Minimum standards for facilities; 3. A consistent and equitable pattern of development among neighboring parcels of land; and 4. Consistency with the City's Comprehensive Land Plan, Thoroughfare Master Plan, Parks and Open Space Master Plan, and other adopted plans. C. The regulations contained within this Article are adopted under the authority of the Constitution and laws of the State of Texas, including particularly LGC Chapter 42, 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 ET J, 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 ET J of the City who divides the tract in two (2) or more parts to layout a subdivision of the tract, including an addition to the City, to layout suburban, building, or other lots, or to layout 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 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 ET J 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 Code by injunction issued by a court of common jurisdiction. 12-1 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code D. All land subdivided or platted into lots, blocks and streets within the City or within its ET J, 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 ET J unless it is approved by the Planning and Zoning Commission. 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. I. 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. 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 may be deemed advisable in these premises. L. If any subdivision exists for which a final plat has not been approved or in which the standards contained herein or referred to herein have not been complied with in full, the City Council shall pass a resolution reciting the fact of such noncompliance of failure to secure final plat approval. Reciting the fact 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 21.12.2.K of this Article will apply to the subdivision and lots herein, the City Secretary shall, when directed by the City Council, cause certified copy of such resolution under the corporate seal of the City to be filed in the Deed Records of the county or counties in which such subdivision or part thereof lies. If full compliance and final plat approval are secured after the filing of such resolution, the City Secretary shall forthwith file an instrument in the Deed Records of such county or counties stating that sections 21.12.2.B through 21.12.2.K no longer apply. 12-2 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code M. The provisions of this Article shall not be construed to prohibit the issuance of permits for any lots upon which a residential building exists and was in existence prior to passage of this UDC nor to prohibit the repair, maintenance, or installation of any street or public utility services for, to or abutting any lot, the last recorded conveyance of which prior to passage of this UDC was by metes and bounds, and/or any subdivision, or lot therein, recorded or unrecorded, which subdivision was in existence prior to the passage of this UDC. Sec. 21.12.3 Pre-Application Conference ..................................................................................................................................................................................................,......,.................,......,......,..........,.. Prior to the official filing of 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 his/her 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. 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. Sec. 21.12.5 Subdivision Master Plan A. General Where required by section 21.12.6, a Subdivision Master Plan shall be prepared and submitted in accordance with this Article. B. Submittal Requirements for Subdivision Master Plan An application for a Subdivision Master Plan shall include the following information and documents: 1. Completeness Requirements a. Appropriate fees; b. Application signed and notarized by owner; c. Agent authorization letter; d. Legal metes and bounds description; e. Subdivision Master Plan checklist; f. Traffic Impact Analysis Determination form; g. 15 folded black line or blue line copies at 18"X24" or 24"X36"; h. One (1) folded 11 "X17" reduction of exhibit; i. One (1) CD containing a digital copy of the plan in PDF format; j. Completed application for street name approval; and 12-3 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code k. Certified copy of a Tax Certificate for the subject property. 2. Technical Requirements a. Location/Vicinity Map with north arrow; b. Title Block located in lower right corner including subdivision name, acreage, survey name and abstract number, City, County and preparation date; c. County recording block; d. Legend, if abbreviations or symbols are used; e. Name, address and phone number of owner, developer, applicant, and surveyor; f. North arrow; g. Graphic and written scale (minimum 1 "=1 00'); h. Surveyed property boundaries with bearings and distances; i. Legal metes and bounds description with calls matching boundary dimensions and distances; j. Lot dimensions; k. Location of significant natural features, including floodplains, water courses and wooded areas; I. Location of significant manmade features, including railroads, buildings, utilities, or physical features; m. For residential subdivisions, a minimum of two (2) points of public access to existing public streets; n. Right-of-way dedications or reservations; o. Location of existing and proposed Federal Emergency Management Agency (FEMA) 1 OO-year floodplain limits with elevations; p. Existing and proposed topography at five foot (5') contour intervals including drainage channels and creeks; q. Outline of all property offered to be dedicated to the City for parkland dedication; r. Outline of all property to be maintained as private parkland; s. Land use, zoning, subdivision name, owner name and address, and recording information for all adjacent properties; t. Schematic layout of tract to be subdivided, any remainder tract, and relationship of proposed subdivision to adjacent properties and existing adjoining development; u. Designation of each phase of development, the order of development, and a schedule for the development of each phase; v. Table indicating the phasing, acreage, land uses, zoning, and anticipated dwelling units for each phase; w. Arterial, collector, and local street layout; x. Provision for water, wastewater and storm drainage facilities to serve the development; y. Any additional information as requested to clarify the proposed development; z. Provide the following notes: 12-4 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code i. The thoroughfare alignments shown on this exhibit are for illustration purposes and do not set the alignment. Alignment is determined at time of final plat; ii. According to Flood Insurance Rate Map, Panel , dated , a 1 OO-year floodplain {does or does not} exist on this site; iii. All private open space, common areas, greenbelts, drainage easement etc. are the responsibility of the developer or its successors and/or assigns; and iv. State any and all waivers requested for the master plan; and aa. Provide the following acknowledgements and certificates: i. Approval of City Planning and Zoning Commission This Master Plan of the development has been submitted to and considered by the City 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 ii. Certificate of Surveyor State of Texas County of I, the undersigned, a registered professional land surveyor in the State of Texas, hereby certify that this plat is true and correct and was prepared from an actual survey of the property made under my supervision on the ground. (Surveyor's Seal) Registered Professional Land Surveyor iii. Certificate of Engineer State of Texas County of I, the undersigned, a registered professional engineer in the State of Texas, hereby certify that proper engineering consideration has been given to this plat. (Engineer's Seal) Registered Professional Engineer 12-5 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's limits and throughout the City's ET J. 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 approval of a preliminary or final plat. 2. A Subdivision Master Plan is required for any development meeting the following criteria: a. The property is undeveloped, is under one (1) ownership, and is greater than 50 acres in size; b. The proposed subdivision of land is to occur in phases; c. The proposed subdivision will require off-site road, drainage or utility connections or improvements that will have a substantial impact or effect on other properties 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 Planning Department Deve/opment Manua/. 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. C. Processing of Application and Decision 1. 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 Commission for consideration. 2. 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 Parks and Recreation Advisory Board 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 12-6 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code the Planning and Zoning Commission with respect to the acceptability of any area proposed for dedication as public parkland. 3. Decision by the Planning and Zoning Commission The Planning and Zoning Commission shall receive the written recommendation of the Parks and Recreation Advisory Board and the City Manager or his/her designee and shall consider the proposed Subdivision Master Plan. The Planning and Zoning Commission shall act on the plat within 30 days after the date a complete application is filed. The Planning and Zoning Commission 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 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 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 is adequate to serve each phase of the subdivision; 3. The schedule of development is feasible and prudent, and assures that the proposed development will progress to completion within the time limits proposed; 4. If the land lies within a Planned Development (POD) zoning district or is part of an approved development agreement, the proposed Subdivision Master Plan conforms to the POD district regulations and is consistent with the incorporated Conceptual Plan or any development regulations contained in the approved development agreement; 5. The location, size and sequence of the phases of development proposed assures orderly and efficient development of the land subject to the plan; and 6. No application made under these provisions will receive final approval until all back taxes owed to the City of Schertz have been paid in full. E. Expiration and Extension 1. Expiration The approval of a Subdivision Master Plan shall remain in effect for a period of two (2) years from 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 Plan. If a preliminary plat has not been approved within the two (2) year period, the Subdivision Master Plan approval, unless extended, shall expire and the plan shall be null and void. 2. Extension 12-7 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. F. Revisions Following Approval of Subdivision Master Plan 1. 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 with any approved prior applications. 2. Amendments All other proposed changes to the design of the subdivision subject to an approved Subdivision Master Plan shall be deemed major amendments that require submittal and approval of a new application for approval of a revised Subdivision Master Plan before approval of a Preliminary Plat. ~f!C?~~!~!~~!~':f!!!'!!!'!~ryE!J~(m 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 following information and documents: 1. Completeness Requirements a. Appropriate fees; b. Application signed and notarized by owner; c. Agent authorization letter; d. Legal metes and bounds description; e. Preliminary Plat checklist; f. Traffic Impact Analysis Determination form; g. Tree Survey; h. 15 folded black line or blue line copies at 18"X24" or 24"X36"; i. One (1) folded 11 "X17" reduction of exhibit; j. One (1) CD containing a digital copy of the plat in PDF format; k. Completed application for street name approval; I. Preliminary Drainage Plan; and m. Certified copy of a Tax Certificate for the subject property. 2. Technical Requirements 12-8 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code a. Location/Vicinity Map with north arrow; b. Title Block located in lower right corner including subdivision name, acreage, complete legal description including 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 "=1 00'); g. Surveyed property boundaries with bearings and distances; h. Legal metes and bounds description with calls matching boundary bearings and distances; i. Lot dimensions including bearing and distances; j. Provide lot and block numbers for every lot (numbers only); k. List the total number of buildable lots; I. Front building setback lines along roadways (provide typical detail of setbacks, including corner lots); m. Provide existing zoning; n. Location of significant natural features, including floodplains, water courses and wooded areas; o. Location of significant manmade features, including railroads, buildings, utilities, or physical features; p. For residential subdivisions, a minimum of two (2) points of public access to existing public streets; q. Areas to be dedicated or reserved for right-of-way including dimensions, area and providing bearings and distances of centerline; r. Recording information for any existing easements (water, sanitary sewer, storm drainage, electric, telephone, gas, cable television, fire lanes, etc.) and rights-of- way and all bearing and distance information on proposed easements including easements filed by separate instrument; s. Location of existing and proposed FEMA 100-year floodplain limits with elevations; t. Existing and proposed topography at five foot (5') contour intervals including drainage channels and creeks; u. Identify all boundary survey monumentation on the plat. Tie proposed tract to the parent tract monumentation with bearings and distances; v. Boundary lines and acreage of the land to be dedicated to the City for public parkland; w. Boundary lines and acreage of land proposed for private park including note indicating ownership and maintenance responsibility; x. Land use, zoning, subdivision name, owner name and address, and recording information for all adjacent properties; y. For residential subdivisions, a one foot (1') non-access easement where the rear, front, or side of the property abuts a major or minor arterial; 12-9 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code z. Location of City limits boundary and/or County boundary if they traverse the subdivision, form part of the boundary of the subdivision or are contiguous to such boundary; aa. For preliminary plats exempt from requirements for Subdivision Master Plan, designation of each phase of development and the proposed order of development; bb. Provide the location of proposed water, wastewater and storm drainage facilities to serve the development including sizes; cc. Show proposed street names; dd. Any additional information as requested to clarify the proposed development; ee. Provide the following notes: i. The thoroughfare alignments shown on this exhibit are for illustration purposes and do note set the alignment. Alignment is determined at time of final plat; ii. Notice: Selling a portion of this addition by metes and bounds is a violation of City ordinances and State law and is subject to fines and withholding of utilities and permits; iii. According to Flood Insurance Rate Map, Panel , dated , a 1 OO-year floodplain {does or does not} exist on this site; iv. If floodplain exists on the property, provide a note stating that the finished floor elevation (FFE) of any structures shall be one foot (1') above the 100- year flood elevation; v. All private open space, common areas, greenbelts, drainage easement etc. are the responsibility of the developer or its successors and/or assigns; vi. CPS Energy utility note (where applicable); vii. Any applicable notes required by TxDOT; viii. State any and all waivers requested for the plat; ix. State any and all approved or requested waivers; and ff. Provide the following acknowledgements and certificates: i. Owner's Acknowledgement; State of Texas County of I (we) the undersigned, owner(s) of the land shown on this plat, and designated herein as the subdivision to the City of Schertz, Texas and whose name is subscribed hereto, hereby dedicate for the use of the public forever all streets, alleys, parks, water courses, drains, easements and public places thereon shown for the purpose and consideration therein expressed. State of Texas County of 12-10 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Before me, the undersigned authority, on this day personally appeared , known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for purposes and considerations therein stated. Given under my hand and seal of office this day of 20 (seal) Notary Public, County, Texas ii. Certification by City Engineer I, the undersigned, City Engineer of the City of Schertz, Texas hereby certify that this subdivision plat conforms to all requirements of the subdivision regulations of the City as to which this approval is required. (seal) City Engineer iii. Approval of City Planning and Zoning Commission This plat of the subdivision has been submitted to and considered by the City 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 iv. Certificate of Platting Surveyor State of Texas County of I, the undersigned, a registered professional land surveyor in the State of Texas, hereby certify that this plat is true and correct and was prepared from an actual survey of the property made under my supervision on the ground. (Surveyor's Seal) Registered Professional Land Surveyor v. Certificate of Platting Engineer State of Texas County of 12-11 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code I, the undersigned, a registered professional engineer in the State of Texas, hereby certify that proper engineering consideration has been given to this plat. (Engineer's Seal) Registered Professional Engineer vi. Utility Provider Certification This proposed subdivision plat has been reviewed and approved by the Cibolo Creek Municipal Authority (CCMA) for wastewater treatment plant capacity. All fees due for impact to the system at time of connection will be calculated at submittal of building permit application at the then current fee schedule. Agent for Cibolo Creek Municipal Authority This subdivision plat of the subdivision has been submitted to and approved by Guadalupe Valley Electric Cooperative, Inc. for easements. Agent for Guadalupe Valley Cooperative, Inc. ~f!C?~?!~!?~~~':f!H'!!!'!~ry~!~~~':9C?f!~~m A. Applicability 1. 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 ET J. 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 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 1. Application Required Any request for a preliminary plat shall be accompanied by an application prepared in accordance with the Planning Department Development Manual. 2. Accompanying Applications An application for a preliminary plat may be accompanied by an application for a final plat for the entire area to be platted or for any portion of the proposed preliminary plat. 12-12 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code C. Processing of Application and Decision 1. 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 Commission for consideration. 2. 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 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 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 30 days after the date of the Planning and Zoning Commission's action. 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 Code. D. Criteria for Approval The Planning and Zoning Commission, in considering final action on a Preliminary Plat, should consider the following criteria: 1. The plat is consistent with all zoning requirements for 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 plan approved 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 water facilities, wastewater facilities, transportation, drainage and other master facilities plans; 4. The proposed provision and configuration of roads, water, wastewater, drainage and park facilities, and easements and rights-of-way are adequate to serve the subdivision; and 5. No application made under these provisions will receive final approval until all back taxes owed to the City of Schertz have been paid in full. E. Expiration and Extension 12-13 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 1. Expiration The approval of a preliminary plat shall remain in effect for a period of two (2) years from 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 been approved within the two (2) year period, the preliminary plat approval, unless extended, shall expire and the plat shall be null and void. 2. 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. F. Revisions Following Approval of Preliminary Plat 1. 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 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 with any approved prior applications. 2. 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 An application for a final plat shall include the following information and documents: 1. Completeness Requirements a. Appropriate fees; b. Application signed and notarized by owner; c. Agent authorization letter; d. Letter of approval from the City Engineer approving all public infrastructure construction plans; e. Legal metes and bounds description; f. Final Plat checklist; 12-14 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code g. Traffic Impact Analysis Determination form; h. Tree Survey; i. 15 folded black line or blue line copies at 18"X24" or 24"X36"; j. One (1) folded 11 "X17" reduction of exhibit; k. One (1) CD containing a digital copies of the plat in CAD .dxf or dwg and .pdf format; I. Completed application for street name approval; and m. Certified copy of a Tax Certificate for the subject property. 2. Technical Requirements a. Location/Vicinity Map with north arrow; b. Title Block located in lower right corner including subdivision name, acreage, complete legal description including survey name and abstract number, City, County and preparation date; c. County recording block; d. Legend, if abbreviations or symbols are used; e. Name, address and phone number of owner, developer, applicant, and surveyor; f. North arrow; g. Graphic and written scale (minimum 1 "=1 00'); h. Surveyed property boundaries with bearings and distances; i. Legal metes and bounds description with calls matching boundary bearings and distances; j. Lot dimensions including bearing and distances; k. Provide lot and block numbers for every lot (numbers only); I. List the total number of buildable lots; m. Front building setback lines along roadways (provide typical detail of setbacks, including corner lots); n. Show proposed street names; o. Location of significant natural features, including floodplains, water courses and wooded areas; p. Provide recording information for any existing easements (water, sanitary sewer, storm drainage, electric, telephone, gas, cable television, fire lanes, etc.) and rights-of-way. Provide all bearing and distance information on proposed easements including easements filed by separate instrument; q. For residential subdivisions, a minimum of two (2) points of public access to existing public streets; r. Areas to be dedicated or reserved for right-of-way including dimensions, area and providing bearings and distances of centerline; s. Location of existing and proposed FEMA 100-year floodplain limits with elevations; t. Identify all boundary survey monumentation on the plat. Tie proposed tract to the parent tract monumentation with bearings and distances; 12-15 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code u. Boundary lines and acreage of the land to be dedicated to the City for public parkland; v. Boundary lines and acreage of land proposed for private park including note indicating ownership and maintenance responsibility; w. Subdivision name, owner name and address, and recording information for all adjacent properties; x. For residential subdivisions, a one foot (1') non-access easement where the rear, front, or side of the property abuts a major or minor arterial; y. Location of City limits boundary and/or County boundary if they traverse the subdivision, form part of the boundary of the subdivision or are contiguous to such boundary; z. Provide letter from TxDOT regarding drainage and access adjacent to TxDOT right-of-way; aa. Any additional information as requested to clarify the proposed development; bb. Provide the following notes: i. Notice: Selling a portion of this addition by metes and bounds is a violation of City ordinances and State law and is subject to fines and withholding of utilities and permits; ii. According to Flood Insurance Rate Map, Panel , dated , a 1 OO-year floodplain {does or does not} exists on this site; iii. If floodplain exists on the property, provide a note stating that the finished floor elevation (FFE) of any structures shall be one foot (1') above the 100- year flood elevation; iv. All private open space, common areas, greenbelts, drainage easement etc. are the responsibility of the developer or its successors and/or assigns; v. CPS Energy utility note (where applicable); vi. Any applicable notes required by TxDOT; vii. Note stating that proposed parkland to be dedicated to the City will be dedicated by a general warranty deed upon acceptance of the subdivision by the City; viii. State any and all waivers requested for the plat; and ix. State any and all approved or requested waivers; and cc. Provide the following acknowledgements and certificates: i. Owner's Acknowledgement State of Texas County of I (we) the undersigned, owner(s) of the land shown on this plat, and designated herein as the subdivision to the City of Schertz, Texas and whose name is subscribed hereto, hereby dedicate for the use of the public forever all streets, alleys, parks, water courses, drains, easements and public places thereon shown for the purpose and consideration therein expressed. 12-16 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code State of Texas County of Before me, the undersigned authority, on this day personally appeared , known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for purposes and considerations therein stated. Given under my hand and seal of office this day of 20 (seal) Notary Public, County, Texas ii. Certification by City Engineer I, the undersigned, City Engineer of the City of Schertz, Texas hereby certify that this subdivision plat conforms to all requirements of the subdivision regulations of the City as to which this approval is required. (seal) City Engineer iii. Approval of City Planning and Zoning Commission This plat of the subdivision has been submitted to and considered by the City 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 iv. Certificate of Platting Surveyor State of Texas County of 12-17 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code I, the undersigned, a registered professional land surveyor in the State of Texas, hereby certify that this plat is true and correct and was prepared from an actual survey of the property made under my supervision on the ground. (Surveyor's Seal) Registered Professional Land Surveyor v. Certificate of Platting Engineer State of Texas County of I, the undersigned, a registered professional engineer in the State of Texas, hereby certify that proper engineering consideration has been given to this plat. (Engineer's Seal) Registered Professional Engineer vi. County Recording Block State of Texas County of I County Clerk of said County, do hereby certify that this plat was filed for record in my office on the _day of AD at _M, and duly recorded the _day of AD at M, in the records of county, in book volume page in testimony whereof, witness my hand and official seal of office, this _day of AD, 20 County Clerk, County, Texas By: vii. Utility Provider Certification This subdivision plat of the subdivision has been submitted to and approved by Cibolo Creek Municipal Authority for sewer service availability. 12-18 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Agent for Cibolo Creek Municipal Authority This subdivision plat of the subdivision has been submitted to and approved by Guadalupe Valley Electric Cooperative, Inc. for easements. Agent for Guadalupe Valley Cooperative, Inc. Sec. 21.12.10 Final Plat 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's limits and throughout the City's ET J. 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 1. Application Required Any request for a final plat shall be accompanied by an application prepared in accordance with the Planning Department Deve/opment Manua/. 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. C. Processing of Application and Decision 1. 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 providing a recommendation on the 12-19 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code application. After appropriate review, the City Manager or his/her designee shall forward a written recommendation to the Planning and Zoning Commission for consideration. 2. 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 final plat. The Planning and Zoning Commission shall act on the plat within 30 days after the date a complete application is filed. The Planning and Zoning 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 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 Commission to the City Council for consideration. The City Council shall act on an appeal within 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: 1. 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; 2. The plat is consistent with the phasing plan approved with the preliminary plat (where applicable); and 3. The final layout of the subdivision or development meets all standards for adequacy of public facilities contained in this UDC; E. Expiration and Extension 1. Expiration The approval of a final plat shall remain in effect for a period of two (2) years from 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. 2. Extension At the request of the property owner or their representative, 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. F. Revisions to Final Plat 1. 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. 12-20 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 "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 Building Inspections. 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 Development 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. 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 ET J. 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. Application Requirements Any request for a minor plat shall be accompanied by an application prepared in accordance with the Planning Department Development Manual. C. Processing of Application and Decision 1. 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 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 12-21 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 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 a minor plat and shall be required to refer any plat for which approval is refused to the Planning and Zoning Commission. If a minor plat is referred to the Planning and Zoning Commission, the Commission shall act on the plat within 30 days after the date of the City Manager or his/her designee's determination. 3. Contents of Minor Plat An application for a minor plat shall include the same information and documents required for approval of a final plat in accordance with section 21.12.9. D. Criteria for Approval The City Manager or his/her designee in considering final action on a minor plat should consider the following criteria: 1. The minor plat 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. All lots to be created by the plat already are adequately served by all required City utilities and infrastructure; and 3. The plat does not require the extension of any municipal facilities to serve any lot within the subdivision; E. Expiration and Extension 1. Expiration The approval of a minor plat shall remain in effect for a period of two (2) years from 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 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. 12-22 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Sec. 21.12.12 ~'!!f!'!q!'!9~!~~~':9C?f!~~m 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 ET J. 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; 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; and c. The amendment does not increase the number of lots; or 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 12-23 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code c. The area covered by the changes is located in an area that the 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 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 Planning Department Deve/opment Manua/. C. Processing of Application and Decision 1. Submittal An application for an amending 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 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. Amending Plat Approval In accordance with LGC section 212.0065, 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 which approval is refused to the Planning and Zoning Commission. If an amending plat is referred to the Planning and Zoning Commission, the Commission shall act on the plat within 30 days after the date of the City Manager or his/her designee's determination. 3. Commission Review of Administratively Approved Plats The City Manager or his/her designee shall provide a quarterly report to the Planning and Zoning Commission containing a summary of plats that have been administratively approved during that quarter and shall include a copy of the approved plat for review by the Commission. D. 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. E. Expiration and Extension 1. Expiration The approval of an amending plat shall remain in effect for a period of two (2) years from the date the application was approved or conditionally approved by the City 12-24 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 2. 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. F. 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 I5f!P!C!~E!t9~f!~~mm 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 ET J. 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 Planning Department Deve/opment Manua/. C. Processing of Application and Decision 1. 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 Commission for consideration. 2. 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 two hundred feet (200') who are also within the original subdivision shall be provided in accordance with the requirements of LGC. 3. Decision by the Planning and Zoning Commission The Planning and Zoning Commission shall hold a public hearing and receive the recommendation of the City Manager or his/her designee and shall consider the 12-25 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code proposed replat. The Planning and Zoning Commission shall act on the plat within 30 days after the date a complete application is filed. 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 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 within 30 days after the date of the Planning and Zoning Commission'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: 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 acknowledged 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 remove any covenants or restrictions. F. Protests If the replat application is accompanied by a variance 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 legal protest, written instruments signed by the owners of at least twenty percent (20%) of the area of the lots or land immediately adjoining the area covered by the replat application and extending two hundred feet (200') from that area, but within the original subdivision, must be filed with the 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 Extension 1. Expiration The approval of a replat shall remain in effect for a period of two (2) years from 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 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. Extension 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 12-26 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code period not to exceed six (6) months. A replat is not subject to reinstatement following expiration. 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 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: a. To ensure compliance with the requirements of this UDC; b. To promote better site design; c. To integrate projects more effectively into their surrounding environment; d. To prevent the impairment or depreciation of property values; e. To improve internal vehicular and pedestrian circulation; f. To encourage quality and innovative Site Planning techniques; g. To project and enhance the overall general public health, safety and welfare; h. To ensure efficient and safe land development; i. To ensure harmonious use of land; j. To ensure compliance with the Comprehensive Land Plan and other appropriate design standards; and k. To 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 12-27 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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: 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 accessory structures and related land use activities; b. Ordinary repair and maintenance of existing structures or uses; c. Agricultural land use; d. Incidental landscaping or grading; e. Individual manufactured homes; and f. Interior alterations that do not substantially change the nature or use of the structure. B. Application Requirements Any request for Site Plan approval shall be accompanied by an application prepared in accordance with the Planning Department Deve/opment Manua/. C. Processing of Application and Decision 1. Submittal 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. After appropriate review, the City Manager or his/her designee shall forward a recommendation to the Planning and Zoning Commission for consideration. 2. Decision by the Planning and Zoning Commission The Planning and Zoning Commission shall receive the recommendation of the City Manager or his/her designee and shall consider the proposed Site Plan. The Commission may vote to approve, approve with conditions, or deny the proposed Site 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 30 days after the date of the Planning and Zoning Commission's action. D. Contents of a Site Plan An application for a Site Plan shall include the following information and documents: 1. Completeness Requirements a. Appropriate fees; 12-28 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code b. Application signed and notarized by owner; c. Agent authorization letter, as required; d. Legal metes and bounds description; e. Site Plan checklist; f. Traffic Impact Analysis Determination form; g. Tree Survey; h. 15 folded black line or blue line copies at 18"X24" or 24"X36" as required in the development application; i. One (1) folded 11 "X17" reduction of exhibit; j. One (1) CD containing a digital copy of the plan in PDF format; and k. Completed application for street name approval. 2. Technical Requirements a. LocationlVicinity Map with north arrow; b. North arrow; c. Graphic and written scale (minimum 1"=20'); d. Approximate distance to the nearest cross street; e. Site boundaries, bearings and dimensions, lot lines, site acreage and square footage; f. Title Block located in lower right corner including subdivision name with lot and block number, acreage, complete legal description including survey name and abstract number, City, County and preparation date; g. Legend, if abbreviations or symbols are used; h. Name, address and phone number of owner, developer, applicant, and surveyor; i. Parking areas and structures with typical parking detail; j. Site data summary table providing the following information: i. Zoning; ii. Proposed use; iii. Building area (gross square footage); iv. Building height (feet and number of stories); v. Square footage of impervious surface; vi. Total parking: required/provided (ex: 44 required/45 provided); vii. Number of handicap spaces: required/provided (per ADA standards); and viii. Number of dwelling units and number of bedrooms for multifamily development (if applicable); k. Existing improvements within seventy-five feet (75') of the subject property; I. Land use, zoning, subdivision name, recording information and owner of adjacent unplatted property; m. Building locations, size and dimensions, dimensions between buildings on the same lot, building lines and setbacks and use; 12-29 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code n. Dimensions of all drive lanes; o. FEMA 100-year floodplain with elevation including finished floor elevation. Include floodplain note provided as part of plat; p. Public streets, private drives and fire lanes with pavement widths, rights-of-way, median openings, turn lanes, existing driveways of adjacent property and driveways shown on approved plans for adjacent property with dimensions, radii and surface type; q. Distances between existing and proposed driveways; r. Loading and unloading areas, the location of ramps, crosswalks, sidewalks and barrier free ramps with typical dimensions; s. Location of off-street loading areas, dumpsters and trash compactors with height and material of screening; t. Size, location, dimensions and details of all signs and exterior lighting of signs, including type of standards, locations and radius of light and intensity of foot- candles, subject to approval by the Building Inspections Division; u. Location of existing and proposed water and sanitary sewer mains and service lines with sizes, valves, fire hydrants, manholes and other structures on site and adjacent to the site; v. Show traffic flow arrows and dimensions of drive isles; w. Inlets, culverts and other drainage structures on-site and adjacent to the site; x. Existing and proposed easements (utility, floodway and drainage, access, visibility and maintenance, fire lane, etc.); y. Provide an elevation of all four (4) sides of the building including building materials, colors and dimensions at an architectural scale of 1 "=20'; and z. Landscape plan provided on separate sheet and including the following: i. Natural features including tree masses and anticipated tree loss, floodplains, drainage ways and creeks; ii. Screening walls, fences, living screens, retaining walls, headlight screens and service area screens, including height and type of construction and/or planting specification; iii. Existing/preserved trees including location, size and species; iv. Landscaping materials including location, size etc.; v. Proposed plant materials including locations, species, spacing (if applicable) and size (at time of planting and at maturity); and vi. Note irrigation, sprinkler or water systems, including placement of water sources, including the following note: "All green space and landscaping will be maintained by (type) watering system; and aa. Provide acknowledgement and certificates as stated in section 21.12.5.B.2.aa. bb. Any additional information as requested to clarify the proposed development. E. Criteria for Approval The Planning and Zoning Commission, in considering final action on a Site Plan, should consider the following criteria: 12-30 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 Code. 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 of the approval of a Specific Use Permit; 2. A building permit has not been approved within two (2) years of the approval of a Site Plan as part of a Planned Development District; 3. 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 of approval of the Site Plan. Sec. 21.12.15 Waivers A. General The Planning and Zoning Commission may 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 Commission finds: 1. 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 12-31 Article 12 - Subdivisions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 2. 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 code or ordinance of the City. E. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may be 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 12-32 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Article 13 land Disturbing Activities and Drainage ~~~~~!~!~~!~tf!~~!'!J!~~~~~C!~!J'!J!mm 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 reviewed by the City Engineer and Public Works Department and approved by the City Manager or his/her designee. C. The following shall be exempt from the requirement for clearing and grading permit: 1. Grading and clearing in emergency situations involving immediate danger to life and property or substantial fire hazards; 2. The removal of underbrush, dead trees or diseased or damaged trees which constitute a hazard to life and property based upon field inspection verification; and 3. Grading and clearing practices associated with normal agricultural crop operations, excluding timber cutting. ~~~~~!~!~~?l?tC!!~C!9f!m A. Applicability. The provisions of this section shall apply to any capital improvement project, application for subdivision plat, master development plan, or building permit approval except as otherwise provided by this chapter. A stormwater management plan shall be provided as set forth in section 21.13.3. B. Stormwater Management Program. 1. System 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 a twenty-five-year storm. Facilities with drainage areas over one hundred (100) acres or areas within a designated floodplain shall be designed for a 100-year storm or a twenty-five-year storm plus. b. Freeboard (based on Table 3-9) if that elevation is higher. Detention facilities and streets are exceptions to the frequency criteria cited above. Detention facility outflows will be designed for five-year, twenty-five-year and one-hundred-year (100-yr) frequency storms. Refer to subsection 3(g) for specific drainage design criteria for streets. c. Three (3) development conditions shall be analyzed for each development. i. 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. 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. 13-1 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. d. 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. e. 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 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. f. Maintenance. i. 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 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-yr) design storm events, except as provided in subsection B.1, above. h. Redevelopment. Peak stormwater runoff rates from an area of redevelopment due to zoning or replatting shall be less than or equal to the peak runoff rates produced by existing development conditions for the five-year, twenty-five-year and one-hundred-year (100-yr) design storm events, except as provided in subsection B.1, above. C. Method of Computing Runoff. 1. Calculation Methods. a. For drainage areas less than six hundred forty (640) acres, the basis for computing runoff 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 HEC-RAS "River Analysis System" computer models. Normal depth channel calculations are permissible for constructed open channels with a uniform geometric cross section where 1) there is no potential for the water surface elevations to be controlled by backwater and 2) the channel is not in a FEMA floodplain. 13-2 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code b. For drainage areas six hundred forty (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 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 21.13-4 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 HEC-RAS "River Analysis System" computer models, which documents shall be maintained on file 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 by the City. Developments proposed within the limits of these watersheds 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 was used in the existing model e.g. HEC-RAS models will not be accepted where the original model used HEC-2. The updated models shall be submitted to the Director of Public Works for incorporation into the master models. The City will periodically update the master models to reflect current watershed development conditions. The updated models will be made available for use and distribution as the latest existing condition models for the watershed. 2. 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: b. 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 three hundred (300) feet: Use Manning's equation to estimate travel time for defined swales, bar ditches and street sections, etc. Figure 3-1 from TR-55 "Urban Hydrology for Small Watersheds", SCS 1986, may be used where a geometric section has not been defined. 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. 3. Runoff Coefficients. Runoff coefficients (C value) for use in the rational formula shall not be less than the values shown in Tables 21.13.1A or 21.13.1B, as appropriate. 13-3 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code ~ ~ SLOPE Character of Area Up to Over 1 % Over Flow 1% up to 3% 3% up over to 5% 5% Business or commercial areas (90% or more impervious), 95 96 97 97 Existing Pavement / Buildings Densely developed areas (80% to 90% impervious) 85 88 91 95 Closely built residential areas and school sites 75 77 80 84 Undeveloped areas * - Present land is undeveloped and ultimate land use is unknown. C values for use in ultimate 68 70 72 75 development calculations. Large lot residential area 55 57 62 64 Undeveloped areas * - Existing conditions. See Table 21.13.1B Average residential area 65 67 69 72 ~ ~ SLOPE Character of Area Up to Over 1 % Over Flow 1% up to 3% 3% up over to 5% 5% Cultivated or Range (Grass Cover < 50% of Area) 44 47 53 55 Range (Grass Cover 50--75% of Area) 37 41 49 53 Forest or Range (Grass Cover> 75% of Area) 35 39 47 52 4. Rainfall Intensity. Use Figure 21.13.1 to determine rainfall intensity. TIME FREQUENCY MINUTES 2- YEAR 5- YEAR 1 0- YEAR 25- YEAR 50- YEAR 1 00- 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 10.69 11.53 13.24 3 6.45 7.46 8.24 9.36 10.31 11.15 12.93 13-4 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code TIME FREQUENCY MINUTES 2- YEAR 5- YEAR 1 0- YEAR 25- YEAR 50- YEAR 1 00- YEAR 500- YEAR 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 1 0.44 12.30 6 5.79 6.73 7.42 8.48 9.27 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 8.65 9.47 11.34 9 5.21 6.08 6.70 7.69 8.37 9.17 11.01 10 5.04 5.88 6.48 7.44 8.10 8.88 10.68 11 4.88 5.69 6.27 7.21 7.85 8.61 10.35 12 4.72 5.52 6.08 6.98 7.61 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 6.56 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 5.46 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 4.75 5.27 6.06 6.68 7.31 8.68 19 3.94 4.66 5.17 5.96 6.58 7.20 8.57 20 3.85 4.56 5.08 5.86 6.48 7.09 8.47 21 3.76 4.48 4.99 5.77 6.38 6.99 8.36 22 3.67 4.39 4.90 5.68 6.28 6.88 8.26 23 3.59 4.30 4.82 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 4.06 4.57 5.33 5.91 6.49 7.86 27 3.27 3.98 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 13-5 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code TIME FREQUENCY MINUTES 2- YEAR 5- YEAR 1 0- YEAR 25- YEAR 50- YEAR 1 00- YEAR 500- YEAR 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 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 4.63 5.12 6.37 44 2.32 2.97 3.42 4.08 4.57 5.05 6.29 45 2.29 2.92 3.37 4.02 4.51 4.99 6.21 46 2.25 2.88 3.33 3.97 4.45 4.93 6.14 47 2.22 2.85 3.29 3.92 4.40 4.87 6.06 48 2.19 2.81 3.25 3.87 4.34 4.81 5.99 49 2.16 2.78 3.21 3.83 4.29 4.76 5.92 50 2.14 2.74 3.17 3.78 4.24 4.70 5.85 51 2.11 2.71 3.13 3.74 4.19 4.65 5.78 52 2.09 2.69 3.10 3.70 4.15 4.60 5.71 53 2.07 2.66 3.07 3.66 4.10 4.55 5.64 54 2.06 2.63 3.04 3.62 4.06 4.50 5.58 55 2.04 2.61 3.01 3.59 4.02 4.45 5.51 56 2.03 2.59 2.99 3.55 3.98 4.41 5.45 57 2.02 2.57 2.96 3.52 3.94 4.37 5.38 58 2.01 2.56 2.94 3.49 3.91 4.33 5.32 59 2.00 2.54 2.92 3.46 3.87 4.29 5.26 60 2.00 2.53 2.90 3.43 3.84 4.25 5.20 120 1.10 1.54 1.83 2.21 2.50 2.78 3.48 180 0.86 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 0.28 0.39 0.46 0.55 0.61 0.67 0.81 13-6 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code TIME FREQUENCY MINUTES 2- YEAR 5- YEAR 1 0- YEAR 25- YEAR 50- YEAR 1 00- YEAR 500- YEAR 1440 0.165 0.227 0.273 0.324 0.366 0.413 0.513 5. SCS Curve Numbers. The SCS curve numbers adopted for use by the City are shown in Table 21.13.3. 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 reference. Soil types may also be based on a Geotechnical Engineering Report. ~ ~ Hydrologic SCS Description Curve Soil Group Number A Soils having a low runoff potential due to high infiltration rates. These 25 soils consist primarily of deep, well drained sand and gravels. Soils having a moderately low runoff potential due to moderate B infiltration rates. These soils consist primarily of moderately deep to 55 deep, moderately well to well drained soils with moderately fine to moderately coarse textures. Soils having moderately high runoff potential due to slow infiltration C rates. These soils consist primarily of soils in which a layer exists near 70 the surface that impedes the downward movement of water or soils with moderately 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 potential, soils D with permanently high water tables, soils with a clay pan or clay layer at 77 or near the surface, and shallow soils over nearly impervious parent material. 6. Percent Impervious Cover. The percent impervious cover for typical land use types in the City are presented in Table 21.13.4. . Land Use Category Average Percent Impervious Cover Residential 11/8 acre Residential Lots, or garden or townhouse apartments, 65--85% 13-7 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code . Land Use Category Average Percent Impervious Cover 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% Densely developed (apartments) 65--85% Streets, Roads, and Parking Areas 98% 7. 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 21.13.5 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 Frequency 5-year 10-year 25-year 50-year 100-year 500-year 5 minute 0.58 0.64 0.73 0.8 0.87 1.03 15 minute 1.26 1.39 1.59 1.75 1.91 2.25 60 minute 2.53 2.9 3.43 3.84 4.25 5.2 2 hour 3.08 3.66 4.42 4.99 5.57 6.95 3 hour 3.57 4.23 5.04 5.64 6.23 7.6 6 hour 4.26 4.99 5.89 6.52 7.13 8.47 12 hour 4.68 5.55 6.58 7.32 8.05 9.68 24 hour 5.45 6.55 7.78 8.78 9.91 12.75 8. Routing of Runoff. Routing of the runoff hydrograph through the channel from one subarea calculation point to the next in the HEC-1 shall be computed using one of the following methods: a. Overbank/channel 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 Puis storage method where a hydraulic model is available to develop storage/out flow relationship. c. Kinematic wave method for channel reaches where inflow from overbank runoff or multiple point sources (Example: storm sewer outfalls) is significant and where 13-8 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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 21.13.6. ~ Channel Description Manning's "N" Value Concrete Lined Channel 0.015 Grass Lined Channel with regular maintenance 0.035 Grass Lined Channel without recent maintenance 0.050 Vegetated Channel with trees, little or no underbrush 0.055 Natural Channel with trees, moderate underbrush 0.075 Natural Channel with trees, dense underbrush 0.090 Natural Channel with dense trees and dense underbrush 0.100 Overbank Description Manning's "N" Value Pasture 0.035--0.055 Trees, little or no underbrush, scattered structures 0.060--0.075 Dense vegetation, multiple fences and structures 0.075--0.090 The "N" value to be used in Manning's Formula shall conform to the following for design purposes: a. Earth channels--0.035 b. Concrete lined channels--0.015 c. Reinforced concrete pipe--0.013 d. Concrete box culverts--0.013 e. Corrugated metal pipe: a. Unpaved 1/2" corrugated--0.024 iii. ii. Unpaved one (1) inch corrugated--0.027 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. 2. Easement or right-of-way requirements are specified in the following subsections of this section for particular stormwater management facilities: 13-9 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code a. Subsection D 3 Natural Watercourses or Floodplains; b. Subsection h.6.v Concrete Lined Channels; c. Subsection H.7.iii and iv Vegetated Earth Channels; d. Subsection I.C Storm Sewers. 3. Easements for natural watercourses shall be the 1 OO-year floodplain or the twenty-five- year plus freeboard (see Table 21.13.9 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 may be 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. 5. In those cases where drainage easements cross lot and property lines, 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 21.13.9 of this section) above design flow line of channel or drain. b. A hinged gate will be placed across the entire width of the drainage easement. c. Fence posts located within the easement must be structurally designed to resist damage from the stormwater flows and impact from debris. d. A floodplain development permit will be required to construct a fence within an easement within the 1 OO-year floodplain. 6. 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. Interceptor drains shall be constructed prior to the issuing of building permits on any lot that would be affected by natural drainage being intercepted. 7. All developments shall provide for adequate drainage outfall at the lower end of the site into an existing street, alley, drainage, easements or right-of-way, or to the centerline of an existing natural drain. Where proposed street, storm sewer, or open channel does 13-1 0 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code not discharge into a natural low or into an existing adequate drainage easement then facilities and drainage easements of adequate width to contain the design discharge shall be constructed and dedicated to the centerline of an existing natural low within the same watershed. However, where the natural low lies within the developer'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. 1. 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; 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 requirements. 4. Where possible, multiple uses of drainage facilities and open space shall be incorporated by the owner or developer of a new subdivision. Alternative uses such as public recreation, horse/bike/hiking trails, walking paths, nature preserves, wildlife habitat areas, etc. are encouraged subject to the approval of the Director of Public Works. 5. A note must be placed on the plat for residential lots, which states that finished floor elevations must be a minimum of eight (8) inches above final adjacent grade. A grading plan shall be prepared and submitted to the City, which indicates typical lot grading for all lots in the subdivision using typical FHA lot grading types (A, B and C). A more detailed grading plan is also acceptable. F. 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. 1. 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 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 13-11 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 City. 3. 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 (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. 5. Stormwater detention facilities shall be located in topographically depressed areas where possible. When necessary, dams may be 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 of a dam will be reviewed by the Department of Public Works with regard to spillway design, freeboard hydraulics, backwater curves and downstream effects due to the dam site. c. The spillway section of any earthen dam with a height greater than six (6) feet shall be large enough to pass a PMP (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 be routed through the proposed dam and all land subject to flooding shall be dedicated as drainage easement or right-of-way. An unobstructed fifteen-foot access easement around the periphery of the flooded area shall be dedicated as drainage easement for facilities that require regular mowing or other ongoing maintenance, at the discretion of the Director of Public Works. An unobstructed fifteen-foot access right-of-way shall be 13-12 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 development with respect to dam site. f. 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 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 flood conditions with regard to possible failure due to sliding, overturning, and structural integrity, up to and including the PMP flood. G. Streets. 1. Generally. a. Design of streets shall consider public safety and limit potential conflicts between stormwater conveyance, traffic, parking, pedestrian access, ADA requirements, and bicycle traffic. b. Streets draining a watershed greater than one hundred (100) acres must be designed for the 1 OO-year frequency storm. c. Streets may be used for stormwater drainage only if the calculated stormwater flow does not exceed the flows outlined in Table 3-7 or the velocity does not exceed ten (10) feet per second. d. Where streets are not capable of carrying stormwater, as outlined above, inlets or curb openings discharging to drainage channels or storm sewers shall be provided. 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. f. 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. 2. An arterial street is a street so designated on the current Thoroughfare Master Plan. One (1) lane in each direction on arterial streets shall remain passable with a flow depth not to exceed 0.30 feet during a twenty-five-year storm event. The maximum depth of 13-13 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 a twenty-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 Thoroughfare Master Plan. 4. Local Streets. Local streets shall be designed on a basis of a five-year frequency. A twenty-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 21.13.2.8.1. b. All crossings, culverts and bridges shall be designed for an H-20-44 or HS-20 loading. c. Dangerous conditions for existing crossings are defined by Figure 3-2 (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. 1. Except as authorized by a development plan approved by the Director of Public Works or his designee, no person shall place or cause to be placed any obstruction of any kind in any watercourse within the City and its ET J. 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 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 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. Natural undeveloped waterways do not receive regular maintenance. Design of natural waterways shall take into consideration fluvial geomorphologic principals and practices. Consulting engineers and development review officials shall work to resolve potential downstream impact issues. 3. Design of new channels or alterations to existing channels shall consider future maintenance requirements. A maintenance schedule for any private channel shall be submitted to and approved by the Director of Public Works prior to approval of construction plans. Maintenance requirements of concrete channels consist of de-silting activities, prevention of vegetation establishment in construction joints, and repair of concrete as necessary. Maintenance of earthen channels includes regular observation and repair, as necessary, of erosion, scouring, and removal of silt deposits, as 13-14 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code necessary to maintain design parameters. Developers shall be responsible for 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 channels shall be planted with drought resistant, low growth, native species grasses, 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 limited to, common Bermuda, coastal Bermuda, buffalo grass, sideoats grama, seep Muhly, little bluestem, and Indian grass. Mowing frequencies 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 21.13.8 shall be used to determine maximum permissible channel velocity. ~ Type of Facility Hydraulic Correction Maximum Velocity (fps) Permissible Velocity Required Radius (ft.) Factor (fps) 0--1 0.8 5 1 to 6 (Maximum 1--3 0.9 5.5 Vegetated Earthen 3--5 1.05 6.3 Average Velocity = 6 Channel 5--8 1.15 6.9 fps) 8--1 0 1.225 7.35 Over 10 1.25 7.5 6 to 8 Concrete Retards NA NA NA >8 Concrete Lining or NA NA NA Drop Structures a. Where velocities are in the supercritical range, allowance shall be made in the design for the proper handling of the water. b. Ensure that the channel will contain the hydraulic 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 Figure 21.13-3 and the following equations: L = 1.0' + (S1 - S2) Where: L = Distance required between retards in feet. S1 = Actual slope of channel in ft./ft. 13-15 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code S2 = Slope of proposed channel for maximum permissible velocity established from Table 21.13.3, i.e.: and S2 = [(NV) + (1.486R 2/3 )] 2 Where: V = maximum permissible velocity established from Table 21.13.8 N = .035R = area/wetted perimeter 7. Concrete Lined Channels. The design of concrete lined channels shall comply with the following general requirements: a. Freeboard consistent with Table 21.13.9 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 (5) inches thick and reinforced with No.3 round bars at twelve (12) inches 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 thirty-six (36) inches upstream, twenty-four (24) inches downstream, and eighteen (18) inches 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 (6) inches. 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 (2) feet. 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 (2) feet. The fencing must not cause sight distance problems for motorists. f. Vertical walls will not be permissible for depths greater than two (2) feet unless properly fenced or enclosed. Walls will have a minimum thickness of six (6) inches. g. Easements or rights-of-way for concrete lined channels shall extend a minimum of two (2) feet on both sides of the extreme limits of the channel. "Extreme limits" of the channel shall mean 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. 13-16 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code o to feet 5 feet 0.5 foot 5 to 1 0 feet 10% of design depth 10 feet and over 1.0 foot 8. Vegetated Earth Channels. a. Freeboard consistent with Table 21.13.9. will be applied to the twenty-five-year design. b. The side slope shall not be steeper than three (3) horizontal to one (1) vertical. c. Easements or rights-of-way for improved earth channels shall conform to the requirements stated in subsection (d) of this section and shall extend a minimum of two (2) feet on one (1) side and fifteen (15) feet for an access road on the opposite side of the extreme limits of the channels when such channels do not parallel and adjoin an alley or roadway. When such channels do parallel and adjoin an alley or roadway, the easement or right-of-way shall extend a minimum of two (2) feet 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 (2) feet on one (1) side and seventeen (17) feet on the opposite side of the design limits of the channel. These seventeen (17) feet are to provide an access way along the channel with a maximum cross slope of one (1) inch per foot toward the channel. Where designed channel bottoms exceed one hundred (100) feet in width, the fifteen-foot 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 21.13.4. 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. 9. 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 -d1 =V 2 (T+B)+2gR Where: d1 = 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 feeUsecond squared. R = the center line radius of the turn or bend in feet. a. The quantity d2 -d1 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. 13-17 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. I. Storm Sewers. 1. 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 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 may be 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). h = head on the grate in feet. A = net area of the openings in the grate in square feet. 13-18 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 depend on whether 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 partially full opening, a weir effect will develop and the following formula will apply: Q = CwL(h) 3/2 Where: Q = the discharge of capacity in cubic feet per second. Cw = the weir coefficient of discharge (3.087). L = the length of curb opening in feet. h = the head or depth of water at the opening in feet. If the depth of flow at the curb opening is such as to fully submerge the opening, 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 (100) percent efficiency will be allowed for curb opening inlets. ~~~~~!~!~~~~~~~~'!'!~~~~I)!!~~;!J,~~~~~~!~~_ A. Procedure 1. Number 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. 2. Format. Plats shall be drawn in India ink on Mylar on sheets eighteen (18) inches wide and twenty-four (24) inches long, with a margin of two and one-half (2 1/2) inches 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 (100) feet to one (1) inch unless a smaller scale is approved by the City 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 (50) feet to one (1) inch. 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. 3. 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: 13-19 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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; 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 f. Super elevation in channel bends g. Retard spacing h. Backwater curves with cross sections 13-20 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code i. Draw down curves with cross sections j. Energy dissipaters k. Hydraulic grade lines of pipes I. (1) Inlets on grades (2) Inlets in sump m. Drop curb openings n. Sidewalk culverts o. AR2/3 calculations with cross sections p. Weir formulas structures q. Orifice formulas r. Grade to drain channels s. Upstream pickup and flared section t. Downstream backwater control and flare to match downstream condition u. Show required free board v. Improper "N" value w. Improper velocity used x. Improper easement width y. Show access road on each sodded channel z. Improper runoff coefficient used aa. Improper time of concentration used bb. Improper Os used cc. Steel calculations for box culvert dd. Street Os 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 drainage easements, U.S.G.S. contour map and all other necessary drainage 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 f. Drop structures 13-21 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code g. Retards h. Sidewalks over drains i. Guard post installations j. Guard rail on structures k. Header curb I. Energy dissipaters m. Junction boxes n. Concrete lined channels with free board o. Earth sodded channels with free board p. Other concrete structures: 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 e. Locations and size of culverts f. 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 I. 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 o. Angles, bearings, distances, etc., for structures, channels, etc. p. Lot grading layout drains 13-22 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code q. Culvert structural details 9. Unit and Storm Hydrographs For Major Streams (Over 2,000 acres) 10. Drainage Easements to the Centerline of Natural Low 11. Cost Estimate 12. Engineer's Seal 13. Other C. HEC-2 Submittal Checklist Floodplain submittal checklist supersedes this attachment for projects in the FEMA Floodplain. Project Engineer Stream Date The purpose of this checklist is to aid the engineer in the preparation of HEC-2 studies and reports and to expedite the City of Schertz review procedure. 1. Submission Package a. Signed, sealed, and dated by a engineer certified to practice in the State of Texas b. Signed checklist c. 31/2" 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 e. Location f. 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) I. Revised-base model m. Proposed model n. Summary, conclusions, and recommendations o. Water surface elevation impacts 3. Tables 13-23 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 f. 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) 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 5. 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 X County of X 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 which 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 Schertz 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: WHEREAS, plans and a floodplain development permit for such development 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 13-24 Article 13 - Land Disturbing Activites and Drainage ...................................................................................................................................................................................................................................................... Schertz Unified Development Code WHEREAS, the aforesaid ordinance requires that a guarantee of performance that such site improvements will have been completed and 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 obligation shall be void; otherwise the obligations under this bond shall remain in full force and effect. IN TESTIMONY WHEREOF, WITNESS OUR HAND AND SEAL this day of ,20 DEVELOPER AND PRINCIPAL BY: TITLE: BY: ATTORNEY-IN-FACT APPROVED AND ACCEPTED THIS day of ,20 CITY OF SCHERTZ BY: TITLE: CITY MANAGER APPROVED AS TO FORM: CITY ATTORNEY D. P.E. Registration Number End of Article 13 13-25 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 Thoroughfare Master 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 tied into the street layout. C. Projection of Streets When adjoining properties are not yet subdivided, the arrangement of streets shall provide for the proper projection of streets into the adjoining unsubdivided areas, and will be required to comply with the neighborhood pattern or conform to the Comprehensive Land Plan. D. Private Streets 1. Private streets 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 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. 2. One Residence A private street or road serving only one (1) residence is exempt from construction and maintenance standards for public streets. 14-1 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 3. I ng ress/Eg ress Private streets shall connect directly to a public street or road. E. Dead-End Streets and Cul-de-Sacs 1. Dead-end streets shall be prohibited, except as short stubs projected to be continued in future subdivisions in conformance with Paragraph C of this section when designed as cul-de-sacs. Temporary turnarounds shall be provided on projected streets until such time as they are extended. 2. Cul-de-sac streets shall not exceed five hundred feet (500') in length and shall have a turnaround of not less than one hundred fifty feet (150') in diameter of ROW in single- family residential areas, one hundred fifty feet (150') in diameter of ROW in multi-family areas and not less than two hundred feet (200') in diameter of ROW in commercial and industrial areas. This provision may be modified upon approval of the Fire Chief and City Engineer. F. Alignment The alignment of all arterial and collector streets shall conform to the Comprehensive Land Plan and the requirements of the Public Works Specifications Manual. Collector street alignment shall meet the requirements of the Public Works Specifications Manual and in no case shall street jogs be offset less than one hundred fifty feet (150') on centerline. G. Intersections All intersections on arterial and collector streets shall be at ninety (90) degrees. The curb radius at street intersections shall conform to the specifications in the Public Works Specifications Manual. H. Street Names and Street Numbers Names of new streets shall not duplicate the names of existing streets within the City and its ET J unless the new street is a continuation of or part of a future 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 Post Office and Bexar Metro 911. 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 14-2 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 1. No new half streets shall be platted that do not conform to the Thoroughfare Master 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 City. 5. Should any pavement be laid to widen existing pavement, the existing pavement shall be saw-cut back a minimum of two (2) feet to assure an adequate sub-base and pavement joint. 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 1 OO-year flood unless the area is accessible to high ground by at least one dedicated street elevated above the 1 OO-year flood level. M. Safety Lanes (Fire Lanes) 1. Manufactured home parks, recreational vehicle 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. These areas must be paved with concrete or asphalt and be maintained by the owners. Exits from these sites shall be a minimum of thirty (30) feet in width and must exit into a dedicated street. The pavement width for interior safety lanes will be a minimum of twenty-four feet (24'). Additional width will be required when adequate off- street parking is not provided. 2. All roadways that serve emergency vehicles are required to have a minimum clearance of fourteen feet (14') to any overhead obstructions including, but not limited to, bridges, trees, canopies, awnings and signs. N. Access to Principal and Secondary Arterial Streets Access to principal and secondary arterial streets should be limited to protect the flow of traffic from the 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. Street and Traffic Control Signs 1. All 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 14-3 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 3. A required traffic control device must be fitted with traffic preemption compatible devices for activation by emergency vehicles. P. Street Improvements 1. 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: ~ Classification ROW Pavement Drainaqe Width Sidewalk Hike/Bike Width Trail Principal Arterial 120 feet 48 feet with 12 Curb or Curb and Gutter 8 feet foot median other side 5 feet (unless One Side State Hwy then both sides) Secondary 86 feet 48 feet Curb or Curb and Gutter 5 feet 8 feet Arterial One Side other side Collector 60 feet 42 feet Curb or Curb and Gutter 5 feet Both Sides - Local Street 50 feet 30 feet Curb or Curb and Gutter 5 feet Both Sides - Paved Alley 20 feet 20 feet Curb or Curb and Gutter None - 2. 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 and/or assigns, after due notice and the written recommendation by the City Engineer and Fire Department. Q. Drainage The storm drainage for all streets shall be designed on a 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. 14-4 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code R. 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. S. 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 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. T. 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: 1. 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. 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. ~~~~~!~!~~~~~!~f!~!C!~f!~I?~~J9'! 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. ~~~~~!~!~~~!'!~~!f~!9'!~L!?f!~!9'!I5~q'!!~f!'!!f!'!~~ A. Purpose and Applicability 1. The purpose of this section is to establish additional development standards applicable to certain streets within the City to ensure uniform and quality development resulting in an attractive environment compatible with businesses and residential dwellings which does the following: a. Provides an environment and living conditions favorable to the public; b. Provides a creative approach to land use and related physical development; 14-5 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code c. Creates a pattern of development which preserves trees and outstanding natural topography and prevents soil erosion and pollution; d. Encourages mixed use development through innovative uses of modern development concepts; and e. Produces open space and recreation areas. 2. 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, RM 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. 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 landscape buffer along the right-of-way. Parking and vehicular use areas adjacent to the right-of-way shall have land berm walls or a vegetative hedge barrier to reduce vehicular reflections to the right-of-way. A special exception may be granted by the BOA which would allow a reduction in the minimum required landscape buffer when off-street parking is located entirely along the side or rear of the building or lot. E. Building Setback Line A minimum fifty foot (50') building setback shall be required adjacent to all rights-of-way. A special exception may be granted by the BOA which would allow for a reduction in the minimum required setback when an alternative site layout and design provides for additional open space 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 less than the minimum required setback for the applicable zoning district in accordance with Article 5. F. Driveways and Access (Connectivity) Access shall be limited to provide for safe traffic flow and the design shall provide interior drives to limit the number of accesses to the public right-of-way. Access easement should be utilized to limit the number of driveway accesses. Right turn acceleration/deceleration lanes shall be required when driveways are closer than three hundred feet (300'). Accesses should be planned to match existing driveways or street intersections on the opposite side of the street. All driveways shall have a minimum sight distance of two hundred forty (240'). G. Screening 14-6 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. ~~~~~!~!~~~~!!~y~m 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, a twenty-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 (100) degrees, 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 All alleys shall be constructed in accordance with the standards prescribed in the Public Works Specifications Manual. F. 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 25 year frequency to carry storm water from only the lots within the block abutting the alleys. ~~~~~!~!~~~I?t!~~""!~y~ 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. 14-7 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Sec. 21.14.6 Sidewalks and Hike 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 have 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. C. 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. D. Timing of Construction Sidewalks shall generally be installed concurrently with the construction of the primary structure on a lot except on primary or secondary arterials where they shall be installed concurrently with street construction. E. Construction Concurrent with Street Construction If a street is constructed which shall have no residential lot access points, then sidewalks shall be installed concurrently with street construction. F. Corner Lot Where sidewalks are installed on corner lots, sidewalks shall be installed along both street frontages and shall be extended to the curb with handicapped access ramps in accordance with current ADA and Texas Accessibility standards. G. Waiver or Deferment of Sidewalk Installation The City Manager may waive the requirements of this section where it 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. H. 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 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. 14-8 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 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 ImpC!C?~~'!C!JY~!~m A. Application Requirements Every application for development within the City or its ET J shall be accompanied by a Traffic Impact Analysis (TIA) Determination Form provided in the Planning Department Deve/opment Manua/. The TIA Determination Form shall be utilized to determine if a TIA is req u ired. 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 21.14.2. If the proposed land use does not exceed the peak hour trip threshold, a TIA waiver shall be noted on the TIA Determination Form. ~ Peak Hour Trips Generated TIA Level Required 1,001 or more Level 3 TIA 501 - 1,000 Level 2 TIA 101 - 500 Level 1 TIA 100 or less None Required 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 identifies the minimum acceptable study area: ~ TIA Level Study Area Level 1 or 2 The site area and the area within a one- TIA quarter 1/4 mile radius from the boundar 14-9 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code of the site. Level 2 TIA At the discretion of the City's Engineer, the study area may be extended up to a maximum of one (1) mile from boundary of the site. Level 3 TIA The site area and the area within 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 description of proposed land uses, the anticipated stages of construction, the anticipated completion date of the various phases of land development, and the trigger points requiring implementation of necessary improvements. The City Engineer may require any additional information necessary to ensure adequate review. The TIA shall contain, at a minimum, the following information: 1. Trip generation rates for both the A.M. and P.M. peak periods using the Institute of Transportation Engineers, Trip Generation Manual for all of the land uses specified; 2. Trip distribution; 3. Adequacy determination for existing and proposed street cross-sections by phase of development; 4. Intersection level of service analysis for each phase of development, driveway sizes, 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 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; 9. 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 ROW, the TIA shall be accompanied by a letter from TxDOT which outlines any agreements between the developer and TxDOT for planned improvements; and 11. The TIA shall be certified by a registered engineer with experience in the field of traffic engineering. F. TIA Submittal 14-1 0 Article 14 - Transportation ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Upon completion of the TIA, the applicant shall submit a minimum of three (3) copies of the report to the City Engineer who 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: 1. Assist in the acquisition of necessary right-of-way and easements; 2. Assist in the relocation of utilities; 3. Assist in obtaining approvals from applicable County entities; 4. Assist in obtaining approvals from TxDOT; and 5. Assist in securing financial participation for major street improvements from applicable County entities, TxDOT or the Metropolitan Planning Organization. I. 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 14-11 Article 15 - 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 1. When a subdivision is traversed by a watercourse, drainage way, channel, or stream, a storm water easement or drainage rights-of-way (ROW) shall be provided. Said easement or drainage ROW shall substantially encompass the boundaries of said water course and shall be of sufficient width, in accordance with the construction standards in the Public Works Specifications Manual. 2. 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. 3. 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. ~~~~~!~!~~~'!Y~~~~~y~~~~~ 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. B. Alternative Water Sources An alternative source of water within a development may be 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. 15-1 Article 15 - Easements and Utilities ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 1. Fire hydrants are to be properly located so there will be a fire hydrant every three hundred feet (300') in commercial and industrial areas and every five hundred feet (500') 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. F. Individual Wells 1. Within the City Limits A new development served by individual wells within the City limits is prohibited. 2. Within the ET J Individual wells within the ET J 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. 3. Compliance with Other Regulations Installation, operations and maintenance of individual wells shall comply with City standards, regulations of the TCEQ, any 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 apply. G. Design and Construction All water facilities within a subdivision shall be designed and constructed to the standards as set forth in the Public Works Specifications Manual. Said facilities shall meet all State and federal regulations pertaining to approved public water systems including regulations regarding the preparation, submittal and approval of plans and specifications for water systems. Design of water facilities shall also be in conformance with all laws, policies, standards, rules and regulations for establishing the fire insurance key rate for the City. H. Other Water Systems 15-2 Article 15 - Easements and Utilities ...................................................................................................................................................................................................................................................... Schertz Unified Development Code For water systems other than the City system, the following shall apply: 1. At time of preliminary platting the applicant shall provide the City with a letter of approval 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 development. The letter of approval from the TCEQ shall be accompanied by a map delineating the boundaries of the CCN in the vicinity of the development. 2. For developments in the ET J, 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. 3. Plans and specifications for all water systems to serve the development shall be submitted as part of the subdivision construction plans. ~~~~~!~!~}'!Y~~~~~~~~~~y~~~~~m 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 ET J 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 provide 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) 15-3 Article 15 - Easements and Utilities ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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. End of Article 15 15-4 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 City Manager, upon the recommendation of the City Manager or his/her designee, shall determine the appropriateness of a definition. "A" Frame Siqn: A temporary sign constructed in such a manner as to form an "A" or a tent-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 Siqn: A sign that no longer serves to direct attention to an event, person, product, good, service, or activity, which is no longer conducted. Accessorv Buildinq or Use: One which: a. Is subordinate to and serves a principal building or principal use; b. Is subordinate in area, extent or purpose to the principal building or principal use served; c. Contributes to the comfort, convenience and necessity of occupants of the principal building or principal use served; d. Is located on the same building lot as the principal building or principal use served; or e. May be part of the principal building. Advertisinq: 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. Advertisinq 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. Aqriculture: 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 Landinq Field: A place where aircraft and/or helicopters can land and take off, usually equipped with hangars, facilities for refueling and repair, and various accommodations for passengers. Alcohol Packaqe Sales: An establishment engaged in the selling of alcoholic beverages to the general public for off-site personal or household consumption. 16-1 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Allev: 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 garden home subdivisions for access to rear entrance garages. Alluvial Fan Floodinq: Flooding occurring on the surface of an alluvial fan or similar landform which originates at the apex and is characterized by high-velocity flows; active processes of erosion, sediment transport, and deposition; and unpredictable flow paths. Alternative Tower Structure: Clock towers, steeples, light poles and similar alternative-design mounting structures that camouflage or conceal the presence of antennas or towers. See also the definition of "stealth facility". Amateur Radio Antenna: A radio communication antenna used by a person holding an amateur radio station license from the Federal Communications Commission. Annexation: The act of incorporating 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 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, Buildinq Attached: An antenna attached to an existing structure in two (2) general forms: (1) roof-mounted, in which antennas are placed on the roofs of buildings, 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, billboards, church steeples, electrical transmission towers, etc. Antenna Facilitv: The mast, pole, structure, tower, building, equipment and other supporting material used to mount the antenna and equipment, equipment storage buildings and equipment concealing or screening structures needed to operate an antenna. Antique Shop: 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. 16-2 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Apartment: A dwelling unit in an apartment building. Apartment Buildinq: 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 fan becomes unpredictable and alluvial fan flooding can occur. Appliance, Furniture and Home Furnishinqs 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. Area of Shallow Floodinq: A designated AO, AH, or VO zone on the Flood Insurance Rate Map (FIRM) for the City and its ET J 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 ET J subject to a one percent or greater chance of flooding in any given year. The area may be designated as Zone A or AE on the FIRM. Art Gallerv/Librarv/Museum: A building serving as a repository for 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 Livinq Facilitv: A facility which provides residence and care to ten 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 violence; g. Convalescing from illness; h. Terminally ill; or i. Temporarily homeless due to fire, natural disaster, or financial setback together with 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 Parkinq Structure/Garaqe: 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. 16-3 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Automobile Parts Sales: The use of any building for the display and sale of new or used parts, including tires. Automobile Repair. Maior: General repairs or reconditioning of engines, air-conditioning systems, and transmissions for motor vehicles; wrecker or towing service with on-site storage of vehicles; collision services including body, frame, or fender straightening or repair; customizing; painting; vehicle steam cleaning; tire 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; 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 Siqn: One or more inflatable devices filled with lighter-than-air gas used as a temporary sign for the purpose of directing attention to any location, event, person, product, good, service, activity, institution or business. Bandit Siqn: Any temporary ground sign announcing a subdivision, new development or builder. Bank. Savinq and Loan. Credit Union: An establishment for the custody, loan, exchange or issue of money, the extension of credit, and/or facilitating the transmission of funds, including automated teller machines. Banner Siqn: A temporary sign constructed of a natural or man-made flexible material including, but not limited to, cloth, canvas, 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 one percent 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) shall be used to determine whether such story (or portion of a story) is a basement. Beautv Salon/Barber Shop: 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 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. 16-4 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Boardinq House: A building other than hotel, motel, or an apartment hotel where, for compensation and prearrangement for a definite period, meals or lodging and meals are provided for three (3) or more persons, but not exceeding twenty (20) persons. Board of Adiustment (BOA): The Board established by City Council under the City Charter and the Texas Local Government Code that reviews and acts upon requests for variances, special exceptions or appeals and whose duties and responsibilities are specifically provided for in section 21.3.4 of this UDC. Bottlinq Works: A manufacturing facility designed to place a beverage into a bottle or can for distribution. Boundarv 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. Buildinq: Any structure which: a. Is permanently affixed to 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. Buildinq Area: The total square footage on a lot covered by a building measured on a horizontal plane at mean grade level. Buildinq, Detached: A building which is surrounded by yards or open space on its own building lot. Buildinq 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. Buildinq Heiqht: The vertical distance from the grade to the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or to the mean height level between eaves and ridge for a gable, hip or gambrel roof. Buildinq Materials And Hardware Store: An establishment for the sale of materials customarily used in the construction of buildings and other structures. Buildinq Mounted Siqn: A sign attached to, or supported by any part of the building that encloses or covers usable space and is related to the business within, including but not limited to wall signs, signage on awnings, canopies, or marquees, and projecting signs. Buildinq Official: The officer or other designated authority charged with the administration and enforcement of the building codes of the City. Buildinq Setback Line: A building limit fixed at a specific distance from the front, rear or side boundaries of a lot beyond which a building cannot lawfully extend. Buildinq Siqn: Any sign identifying the name or title of a specific building. 16-5 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Cabinet/Upholsterv Shop: An establishment for the production, display, and sale of cabinets, furniture, and soft coverings for furniture. Campinq Trailer: A folding structure, mounted on wheels and designed for travel, recreation, and vacation and which can be readily towed over the road by a motor vehicle. Car Wash, Automated: A facility where a customer can have a motorcycle, automobile and light load vehicle washed in exchange for financial consideration. Car Wash, Self Serve: A facility, typically coin operated, used by the customer to wash motorcycles, automobiles and light load vehicles. Cemetervor Mausoleum: Property used for the interring of the dead. Church. Temple. Svnaqoque. Mosque. or Other 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, rabbis, or other religious personnel on the premises. City: The City of Schertz, Texas Citv Council: The City Council of the City of Schertz, Texas. Citv Enqineer: 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 may a clinic include offices or facilities for veterinarians. Club or lodqe: An association of persons for the promotion of some nonprofit common objective such as literature, science, politics, good fellowship and similar objectives which meets periodically and which is limited to members. Co-location: The act of locating wireless communications equipment for more than one (1 ) telecommunications carrier on a single Antenna Facility. Colleqe, 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: An enterprise providing for indoor recreational activities, services, amusements, and instruction for an 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. 16-6 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Commercial Farm Ranch: A tract of unplatted land which is used for agricultural activities such as production of cash crops or raising of livestock for the purpose of obtaining a profit in money. Includes agricultural dwelling and accessory buildings and structures necessary to the operation of the farm/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. Community Service Siqn: Any sign that solicits support for or advertises a non-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 Batchinq Plant: A permanent manufacturing facility for the production of concrete or asphalt. Convalescent Home: Any structure used or occupied by three (3) or more persons recovering from illness or receiving geriatric care for compensation. Convenience Store with Gas Pumps: A retail establishment that sells food and other consumable and non-consumable products for off-premise use or consumption. This definition shall also include the dispensing or sale of motor vehicle fuels, lubricants, 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 having but one (1) outlet to another street, and terminated on the opposite end by a vehicular turn around. Damaqed Siqn: a. Any sign where any portion of the finished material, surface or message area of the 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 constructed; or 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 Hall/Niqht Club: An establishment open to the general public for entertainment; in particular, dancing. Dav 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. This use shall 16-7 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. Density: 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, paving, 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 any phase of development. Development Siqn: 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 Siqn: Any sign designed to provide direction to pedestrian and/or vehicular traffic. Distribution Center: A warehouse or storage facility where the emphasis is on processing and moving goods on to wholesalers, retailers, or consumers rather than on storage. Dormitorv: Any structure specifically designed to house student tenants associated with a university, college or school. Dry Cleaninq. Major: An industrial facility where fabrics are cleaned with substantially non-aqueous organic solvents on a commercial or wholesale basis. Dry Cleaninq, Minor: A custom cleaning shop or pick-up station not exceeding six thousand (6,000) square feet of floor area, including, but not limited to, dry cleaning plants having no more than one thousand five hundred (1,500) square feet of floor area for dry cleaning equipment. Dwellinq: Any building or portion thereof which is designed for or used for residential purposes. Dwellinq. Duplex: A building designed for or occupied exclusively, but separately, by two (2) families. Dwellinq, Multifamily: A building or portion thereof containing three (3) or more dwelling units. Dwellinq, Sinqle-Family: A building designed for or occupied exclusively by one (1) family. Dwellinq Unit: 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 Siqn: 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. 16-8 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Elevated Buildinq: A non-basement building (i) built, in the case of the building in Zones A1-30, AE, A, A99, AO, AH, B, C, X, and D, to have the top of the elevated floor, or the case of the building in Zones V1-30, VE, or V, to have the bottom level of the lowest horizontal structure member of the pilings, columns (posts and pliers), or shear walls parallel to the floor of 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 A1-30, 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 V1-30, 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 National Flood Insurance Program regulations. Extraterritorial Jurisdiction (ET J): The ET J 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 ET J of another City as set out in section 42.021 of the Texas Local Government Code. Familv: Two or more persons occupying a single dwelling 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. Familv 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 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. Fillinq. 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 activities 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, commercial or business area. Flaq: A piece of cloth, varying in size, shape, color, and design, usually attached at one edge to a staff or cord, and used as the symbol of a nation, state, or organization, or as a means of signaling. Flea Market, Inside: A building or structure wherein 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 16-9 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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, 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. Flood or Floodinq: 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. Flood Insurance Rate Map (FIRM): The official maps of the City and its ET J 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 Studv: 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 Manaqement: The operation of an overall program of corrective and preventive measures for reducing flood damage, including but not limited to emergency preparedness plans, flood control works and floodplain management regulations. Flood Manaqement Requlations: 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 power. The term describes such State or local regulations, in any combination thereof, which provide standards for the purpose of flood damage prevention and reduction. Flood Protection Svstem: Those physical structural works 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 ET J 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 Proofinq: Any combination of structural and nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents. Floodplain: Any land area susceptible to being inundated by water from any source. Floodwav: 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. 16-1 0 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Fraternitv. Sororitv. Civic Club or Lodqe: 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. Fraternitv, Sorority or Group Student House: A building occupied by and maintained exclusively for students affiliated with an academic or vocational institution. Freestandinq Siqn: 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. Frontaqe: 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. Garaqe, Private: A building designed or used for the storage of personally owned motor-driven vehicles used by the occupants of the building. Garaqe, 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 vehicles. Garaqe Sale Siqn: Any sign utilized to direct interested persons 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, separated from its neighbor by a minimum of ten (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 for retail dispensing of motor vehicle fuels. General Manufacturinq/lndustrial 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, and Building officials not to be a hazard or nuisance to adjacent property or 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 Countrv 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 Siqn: 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 or any local government. Gvmnastics/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 to, game courts, weight lifting and exercise equipment, aerobics, swimming pools and spas, and running or jogging tracts. Hiqhest Adiacent Grade: The highest natural elevation of the ground surface prior to construction next to the proposed walls of structure. 16-11 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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 individual listing in the National Register. b. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district; c. Individually listed on the State inventory of historic places with historic preservation programs that have been approved by the Secretary 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. Directly by the Secretary of 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, Nursinq 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. 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 Siqn: 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 streets 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. Persona/ or Professional Signs and Namep/ates: Any sign that lists exclusively a name or names (including family/farm name signs). 16-12 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code IlIeqal Siqn: A sign erected without a required permit, without the property owner's permission, or any sign not meeting the requirements established in this UDC. Industrialized home: See "Modular home." In-Home Dav Care: A home occupation that provides care for less than 24-hours a day to no more than six (6) children under the age of fourteen (14), plus no more than six (6) additional elementary 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. Kinderqarten: Any school, private or parochial, operating for profit or not, attended by four (4) or more children at anyone (1) time during part of a twenty-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. 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 Svstem: A flood protection system which consists of a levee, or levees, and associated structures, such as closure and drainage devices, which are constructed and operated in accordance with sound engineering practices. Limited Access Hiqhwavs: 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. Persons who possess, own or otherwise keep livestock within the City in a residential zoned district where livestock is being kept, shall follow these restrictions: a. Livestock shall be kept on a parcel of land that is at least one (1) acre in size. b. There shall be no more than one (1) head of livestock for the first acre of land. For every additional 1/2 acre, a person may have two (2) additional head of livestock. c. Livestock shall be kept in a stable, shed, pen or other enclosure wherever located within the City, which shall be distance of at least 100-feet 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. d. Swine are prohibited. 16-13 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code e. Parcels of land not zoned residential shall follow the livestock requirements outlined in the City of Schertz Ordinance No. 95-H-1, Animal Code. Loadinq 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/Securitv System Company: Establishments primarily engaged in providing, installing, repairing, and/or monitoring locks and electronic security systems. 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 thirty-five (35') feet from the front lot line. Lot Area: The area of a lot between lot lines, including any portion of an easement which may exist within such lot lines. Lot. Corner: A lot which has an interior angle of less than 135 degrees at the intersection of two (2) street lines. A lot abutting upon a curved street shall be considered a corner lot if the tangents of the curve at the points of the intersection of the side lot lines intersect at an interior angle of less than 135 degrees. Lot, Double Frontaqe: 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 County Clerk of Guadalupe, Bexar or Comal County. Lowest floor: The lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant 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 not built 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, HUD Code: 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. 16-14 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 provision of executive, management, or administrative services. Typical uses include, but are not limited to, administrative offices and services including real estate, property management, investment, 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 Siqn: A permanent freestanding sign displaying the type and price of food, beverages or other products sold in connection with permitted outdoor dining or in connection with a restaurant with drive-through service. Mini-Warehouse/Public Storaqe: A building(s) containing separate, individual self-storage units for rent or lease. The conduct of sales, business, or any activity other than storage shall be prohibited within any individual storage unit. Miscellaneous Hazardous Industrial Use: Any industrial use not specifically defined in this section that is determined by Health, Fire or Building officials to be a hazard or nuisance to adjacent property or 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. Mobile Home: A structure that was constructed before June 15, 1976, 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 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-conditioning 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. Monopole Tower: A self-supporting tower facility composed of a single spire used to support telecommunication antennas. Monopole towers cannot have guy wires or bracing. Monument Siqn: 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. Mortuarv/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. 16-15 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Motel or Motor Hotel: A building or group of buildings including either separate units or a row of units used or intended to be used as living quarters for transient guests, and provide off-street parking space on the same building lot for use of its occupants. Multi- Tenant Siqn: A sign that identifies the names and locations of tenants in a multi-tenant building or in a development made up of a group of buildings. Municipal Uses Operated bv 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, police station, water tower, service center, and park. Neon Siqn: 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 source 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-foot partial 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. Noncommercial Farm or Hobbv 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-Conforminq Siqn: A sign that was legally installed or modified in accordance with local laws, ordinances and approvals in effect at the time of installation or last significant modification, but which does not comply to laws or ordinances enacted subsequent to that time. Nonconforminq 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 which it is situated and which was in existence prior to the effective date of this UDC and/or prior to being annexed into the City. Nurserv. Major: An establishment for the cultivation and propagation, display, storage, and sale (retail and wholesale) of large plants, shrubs, trees, and other materials used in indoor and outdoor plantings; and the contracting for installation and/or maintenance of landscape material as an accessory use. Outdoor display and storage is permitted. Nurserv. Minor: A retail business for the display and/or sale of small trees, 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 Siqn: 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. 16-16 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Office Showroom: A building that primarily consists of sales offices and sample display areas for products and/or services delivered or performed off-premises. Catalog and telephone sales facilities are appropriate. Incidental retail sales of products associated with the primary products and/or services are permitted. Office-Warehouse: 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 Siqn: 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. Packaqinq/Mailinq Store: An establishment where services are provided for the mailing and packaging of parcels. These services may include U.S. mail, UPS, Fed Ex and other similar services. Incidental uses may also include, but not limited to, copy services, printing, and stationary supplies. Parkinq 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 Shop: An establishment where money is loaned on the security of 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 by the authority having jurisdiction authorizing performance of a specified activity. Person: Any individual, association, firm, corporation, governmental agency or political subdivision. Planninq and Zoninq Commission: The body established by City Council under the City Charter and the LGC whose duties and responsibilities are specifically provided for in section 21.3.3 of this UDC. Plat: The map, drawing or chart on which a subdivider's plan of a subdivision is presented and submitted for approval. Political Siqn: A 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. 16-17 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Portable or Mobile Siqn: 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. Preexistinq Towers and Preexistinq Antennas: Any Tower or Antenna for which a building permit or Special Exception 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. Maior: 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 photocopyi ng, 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 falling within the definition of, and permitted under the provisions of, State law, as the same may be hereafter amended, and as it pertains to the operation of private clubs. Prohibited Siqn: Any sign that does not meet the requirements established in Article 11, any sign specifically prohibited in this UDC or any type of sign not specifically identified as permitted in this UDC. Proiected 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 Siqn: A sign pertaining to the sale or lease of the premises, or a portion of the premises, on which the sign is located. Recreational Vehicle: A bus conversion, Class 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. Recvclinq 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. Recvclinq 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. Recvclinq Facilitv: 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 16-18 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code collected, stored and recycled, reprocessed, and treated to return such products to a condition in which they may again be used for production. Requlatorv Flood Protection Elevation: The elevation of the regulatory flood plus one (1') foot of freeboard to provide a safety factor. Rehabilitation Care Facilitv: 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 to customers in motor vehicles or where facilities are provided on the premise which 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 a drive-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. Riqht-of-Wav: The right of passage acquired for or by the public through dedication, purchase or condemnation and intended to provide pedestrian and vehicular access to abutting lots, tracts or areas which may also be used for utilities and to provide for drainage ways. Road: See the definition of "street". Roof Siqn: Any sign wholly erected on, affixed to or supported by a roof of a building. Safetv Lanes: Paved easements 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 with 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 Siqn: 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. Satellite Receive-Onlv 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. 16-19 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Secured (Gated) Community: A residential area surrounded by a masonry or wrought iron fence with one (1) or more entrances, electrically or manually controlled gates and administered 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 may be erected. Sexuallv Oriented Business: A business described as such in, and regulated by, Chapter 74 of the Code of Ordinances, as amended from time to time Refer to Ordinance No. 02-L-16 amending Chapter 74 of the Code of Ordinances for specific regulations pertaining to sexually oriented businesses. Shoppinq Center: A development containing a grouping of retail, service, and/or other commercial establishments in one (1) or more buildings on one (1) or more legally platted lots and constructed and designed to utilize shared parking and access. Siqn: A name, identification, description, display, or illustration which is affixed directly or indirectly upon the exterior of a building or structure or upon a piece of land which directs attention to an object, location, event, person, product, good, service, activity, institution, or business. Siqn Area: 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 frame, all words, numbers, 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 (1) side of a double-face sign shall be considered. Siqn Heiqht: 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 Neiqhborhood Siqn: 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 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: A stable 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 permit date. The actual start means either the first placement of permanent construction or a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, 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, grading and filling; nor does it include the installation of streets, and/or walkways; nor does it include excavation 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 16-20 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, 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 Facilitv: "Stealth" is a generic term describing a method that would hide or conceal an antenna, supporting electrical or 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 or duplicate the construction of common structures such as flagpoles, Alternative Tower Structures, and camouflaged wireless facilities that are constructed to blend into the surrounding environment. Storaqe or Wholesale Warehouse: A building used primarily for the storage of goods and materials. Story: That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between the floor and the ceiling next above it. 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. 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 City, a County, or the State. Street Width: The shortest horizontal distance between the lines which 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. Substantial Damaqe: Damage of any origin 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 damage occurred. Substantial Improvement: Any reconstruction, 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, however, include either: 16-21 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code 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. 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 ET J. It also includes vacation and resubdivision of land or lots. Surveyor: A State licensed land surveyor or registered public surveyor, as authorized by the State statutes, to practice the profession of surveying. 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 that the property owner is lawfully contesting such taxes. If such taxes are being contested, the property owner 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 in a lifelike state. Telecommunications Equipment Storaqe Buildinq: An unmanned, single story equipment building or structure used to house telecommunications equipment necessary to operate a telecommunications network. Telecommunications Tower: Any structure that is designed and constructed for the purpose of supporting one (1) or more antennae used for the provision of commercial wireless telecommunications services. This definition includes monopole towers, alternative mounting structures or any other vertical support used for wireless telecommunications antennae. This definition does not include commercial radio or television towers; nor does it include such things as Satellite Receive Only Antenna or Amateur Radio Antennas. Telecommunications Tower Facilitv: A facility that contains a telecommunications tower and equipment storage building or structure. Temporarv Siqn: Any 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 grand openings. Temporarv 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. 16-22 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Townhouse: A single-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, Heavv Equipment: 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 television signals transmitted from broadcast stations. Unlimited Access Hiqhwavs: State Farm to Market Roads 78, 482, 1103, 1518, 2252, and 3009 and Schertz Parkway. Use: The purpose or activity for which the land or building thereby is designed, arranged or intended, or for which it is occupied or maintained, and shall include any manner of performance of such activity with respect to the performance standards of this UDC. Utilitv 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. Variety Store: A retail commercial establishment which supplies a variety of household goods, toys, light hardware items, candy, some clothing and other general merchandise. Veterinarian Clinic and/or Kennel, Indoor: An establishment, with no 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. 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. Visibilitv Trianqle: 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 Siqn: 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. 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. Weldinq/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. 16-23 Article 16 - Definitions ...................................................................................................................................................................................................................................................... Schertz Unified Development Code Wind Siqn: 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. Wreckinq or salvaqe yard: An open air place where waste, discarded or salvage materials are bought, sold, exchanged, baled, packed, disassembled or handled. This definition includes 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 between the street right-of-way line and the main building or any projections of the usual uncovered steps, uncovered balconies, or uncovered porch. On corner lots the front yard shall be considered 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 than the projections of uncovered steps, unenclosed balconies, or unenclosed porches. Yard. Setback: An open space at grade between a building and the adjoining lot lines, unoccupied and unobstructed by any portion of a structure from the ground upward, except as otherwise provided herein. In measuring a yard for the purpose of 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. Zoninq 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 16-24