1991S10- AMENDING 87S1 ARTICLE X
ORDINANCE
9')-5-/0
AN ORDINANCE
BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS, AMENDING THE ZONING ORDINANCE, NO. 87-S-
1, ARTICLE X, APARTMENT/MULTI-FAMILY DISTRICT,
R-4; ARTICLE XII, RA SINGLE FAMILY
RESIDENCE/AGRICULTURE DISTRICT; ARTICLE XIII,
MOBILE HOME DISTRICT; ARTICLE XIV, OFFICE AND
PROFESSIONAL DISTRICT; ARTICLE XV, NEIGHBORHOOD
SERVICE DISTRICT; ARTICLE XVI, GENERAL BUSINESS
DISTRICT; ARTICLE XVII, MANUFACTURING DISTRICT
(LIGHT) M-1; ARTICLE XVIII, MANUFACTURING
DISTRICT (HEAVY) M-2; ARTICLE XIX, PLANNED UNIT
DEVELOPMENT; ARTICLE XX, OVERLAY DISTRICTS;
ARTICLE XXII, PARKING REGULATIONS; ADDING
ARTICLE XXIV, SITE PLAN REVIEW REQUIREMENTS;
ADDING ARTICLE XXV, LANDSCAPING; AND PROVIDING
A REPEALING CLAUSE.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS
I
THAT, Zoning Ordinance 87-S-1 of the City of Schertz,
Texas, Article XXII, Parking Regulations 1S hereby amended in the
following manner:
"ARTICLE XXII, PARKING REGULATIONS
Section 1
Purpose: It is the purpose of this section to:
1. Establish
parking space
use;
the guidelines for off-street
consistent with the proposed land
2. Eliminate occurrence of non-resident on-
street parking in adjoining neighborhood;
3. Avoid the traffic
safety hazards caused
such parking space;
congestion and public
by a failure to provide
4. Expedite the movement of traffic on public
thoroughfares in a safe manner and thus
increasing the carrying capacity of the streets,
reducing the amount of land required for streets
and the cost to both the property owner and the
City.
Section 2
Number of Off-street Parking Spaces Required:
The number of off-street parking spaces required
shall be determined from the following Table of
OFF-STREET PARKING REQUIREMENTS. The
classification of uses referred to shall be
deemed to include and apply to all uses.
Handicap parking spaces shall be provided in
accordance with Para 3, Section 2, this Article.
NOTE: BR- Bedroom; DU - Dwelling Unit;
floor space. Generator of traffic not
determined by the Commission.
Type of
Generator
Unit
Apartments
BR
Apartment Hotel
BR
Banks
250 S.F.
Bowling Alley
Bus Depot
Church
Seat
Convalescent Home
Bed
Duplex Dwelling
DU
Dormitory
Person
Day Care Center
250 S.F.
-2-
S . F . - Square Feet of
listed below to be
Spaces Plus - For
Per Unit
1.5
( 3 maximum)
1.0
( 3 maximum)
1.0
As deter-
mined by
Commission
As deter-
mined by
Commission
.33
0.5
2.0
1.0
1.0
Type of Unit Spaces Plus - For
Generator Per Unit
Fraternity/Sorority
House Person LO
Freight Station As deter-
mined by
Commission
Funeral Parlor Seat .33
Game Court Center Count 4.0
Gasoline & Fuel
Service 300 S.F. LO
Health Studio 150 S.F. LO
Hotel DU LO
Hospital As deter-
mined by
Commission
Horne for Aged Bed .5
Laundry 150 S.F. LO
Motel DU L1
Motor Vehicle
Sales & Service 250 S.F LO
(Office/Sales Area)
Motor Vehicle
Sales & Service" 100 S.F. LO
(Service Area)
Medical or Dental
Clinic 150 S.F. LO
Night club 50 S.F. LO
Office Bldg. 250 S.F. LO
Personal Service
Shop 250 S.F. LO
-3-
Type of
Generator
unit
Spaces
Per Unit
Plus - For
School
As deter-
mined by
Commission
Retail Sales
& Service
250 S.F.
1.0
Restaurant
(without alcohol)
100 S.F.
1.0
Restaurant
(with alcohol)
75 S.F.
1.0
Rooming/Boarding
House
Person
1.0
1.0
sales Display
250 S.F.
Single Family
Residence
DU
2.0
Shopping Center**
(75,000 S.F. or less)
150 S.F.
1.0
Shopping Center** 200 S.F.
(more than 75,000 S.F.)
1.0
Townhouse DU
2.0
Theater Seat
.25
Truck Terminal
As deter-
mined by
Commission
Veterinary Clinic
150 S.F.
1.0
1.0
Warehouse
1000 S.F.
*parking spaces within service bays shall be credited toward off-
street parking requirements.
-4-
**No more than twenty-five (25%) percent of a shopping center
square footage shall be util ized for restaurants, nightclubs,
taverns, bars or theaters unless additional parking is provided
in accordance with the above requirements for that square footage
of such uses in excess of twenty-five (25%) percent.
2.1 Provisions for Determining the Number of
Locations of Parking Spaces: In computing the
number of such parking spaces required, the
following rules shall govern:
1. where fractional spaces result, the parking
spaces required shall be rounded to the
nearest whole number.
2. Whenever a building or use constructed or
established after the effective date of this
Ordinance is changed or enlarged in floor
area, number of dwelling units, seating
capacity or otherwise, to create a need for
an increase of ten (10%) percent or more in
the number of existing parking spaces, such
spaces shall be provided on the basis of the
enlargement or change. whenever a building
or use existing prior to the effective date
of this Ordinance is enlarged in floor area
or in the area used, said improvement or use
shall then and thereafter comply with the
parking requirements set forth herein.
3. In the case of mixed uses, the parking
spaces required shall equal the sum of the
requirements of the various uses computed
separately.
2.2 Location of Parking Spaces: All parking spaces
required herein shall be located on the same lot
with the building or use served, except that
where an increase in the number of spaces is
required by a change or enlargement of use or
where such spaces are provided collectively or
used jointly by two or more buildings or
establishments, the required spaces may be
located not to exceed three hundred (300') feet
from an institutional building served and not to
exceed five hundred (500') feet from any other
non-residential building served.
-5-
1. Up to one hundred (100%) percent of the
parking spaces required for a church or
church school auditorium may be provided and
used jointly by banks, offices, retail
stores, repair shops, service establishments
and similar uses not normally open , used or
operated during the same hours; provided
however, that written agreement therefore is
properly executed and filed as specified in
paragraph "2".
2. In any case where the required parking
spaces are not located on the same lot or
contiguous with the building or use served,
or where such spaces are collectively or
jointly provided and used, a written
agreement thereby assuring their retention
for purposes shall be properly drawn and
executed by the parties concerned, approved
as to form by the City Attorney and shall be
filed with the application for a building
permit and recorded as a part of any and all
effected plats.
3. When off-street parking is placed in the
rear or at the side of the building,
consideration will be given to the reducing
of the front yard setback requirements.
2.3 Development and Maintenance of Parking Area:
Every parcel of land hereafter used as publ ic
parking area, including commercial parking lots,
automobile, farm equipment, mobile home,
trailer, or other open-air sales lot, shall be
developed and maintained in accordance with the
following requirements:
1. Surfacing: Except as otherwise provided,
all off-street parking areas shall be all-
weather surfaces, graded to drain, and
maintained so as to dispose of surface
water accumulated within the area, for all
parking areas for more than five (5)
vehicles. Parking spaces shall be so
arranged and marked as to provide for
orderly and safe parking of vehicles.
Surfaces shall be subject to approval by
the city Engineer.
-6-
2. Liqhtinq: Lighting used to illuminate an
off-street parking area shall be arranged
so as to direct or shield the light away
from the adjoining premises.
(a)
Lights and light fixtures
designed with the height,
and intensity appropriate
intended use.
should be
materials
for its
(b) No illumination will be designed or
used which would interfere with the
operation of a motor vehicle, may be
confused or construed as a traffic
control device, or any animated,
flashing or changing light that would
be construed as a safety hazard.
(c) Light fixtures will be designed so
that cones of light overlap to provide
an even level of light. (See Figure 1)
3. Number of off-Street Parking Spaces
Required: The number of off-street parking
spaces required shall be determined from
Section 2 of this Article, "Off-Street
Parking Requirement Table". The
classification of uses referred to shall be
deemed to include and apply to all uses.
(a) Each off-street parking space for an
automobile shall have an area of not
less than nine feet by twenty feet (9'
x 20'). Each parking space and the
maneuvering area thereto shall be
located entirely within the boundaries
of the building plat. (See Figures 2
and 3)
(b) There shall be adequate provisions for
ingress and egress to all parking
spaces and there shall be adequate
maneuvering space to eliminate backing
into pubic right-of-way.
-7-
(c) Off-street loading and unloading
facilities provided for commercial or
industrial uses shall be provided so
that the maneuvering of the largest
tractor trailer into a loading dock
will not obstruct traffic.
(d) A proportion of spaces in any parking
facility provided to serve commercial,
industrial, or publ ic uses shall be
reserved as parking for the
handicapped and located at a point in
parking lot closest to the facility
the parking lot serves.
(e) Handicap parking space shall be at
least thirteen (13') feet wide and
twenty (20') feet long with a ramp at
least four (4') feet wide in close
proximity for egress and/or ingress to
the parking lot. (See Figures 4
and 5)
(f) Parking spaces for the handicapped
will be furnished on the basis of one
(1) handicap space for two (2) to
twenty-five (25) parking spaces in the
parking lot, and one (1) additional
handicap space for every twenty-five
(25) parking spaces in the parking lot
thereafter. Any fraction will be
rounded to the nearest whole number.
4. Off-Street Loading Regulations: For every
building or part thereof erected or
occupied for retail business, service,
manufacturing, storage, warehousing, hotel,
mortuary, or any other use similarly
involving the receipt or distribution by
vehicles of materials on the same premises,
loading space will be provided.
5. Landscaping of Parking Area: The intention
of parking area landscaping is to provide a
screen from land uses that create
nuisances, to create privacy, divert or
soften glare, to filter noise and to modify
climatic conditions.
-8-
(a) A landscape plan shall include plant
selection suitable for the specific
site. Native species of plants shall
be included whenever possible.
(b) Where healthy plant material exists on
site prior to development, every
effort will be taken to include the
material in the landscape plan.
(c) A residential area will be fenced from
the view of the parking area by an
eight (8') foot solid fence
constructed from wood, stone, or some
other masonry material. To improve
the bland appearance of a solid fence,
trees and shrubs may be planted along
the fence. (See Figure 6)
(d) To separate non-residential adjacent
properties or a street from the
parking area. a buffer area of plant
material shall be used. Plants shall
be at least four (4') feet in height
when planted and spaced to form a
continuous, solid screen at maturity.
When appropriate, an earthen berm, of
the location, height and design
approved by the Planning and Zoning
Commission, may be substituted for the
required planting.
(e)
When existing
landscaping
screening, the
Commission may
fencing and/or
requirements.
topography and/or
provides adequate
Planning and Zoning
modify the planting,
buffering of area
(f) Locating of structure near the front
edge of a parking area will reduce the
amount of required landscaping as it
minimizes the exposed area of parking.
-9-
(
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light fixtures will be designed so that cones of liaht
overlap to provide an even level of light.
':~.'~<::',._:.~.,.'
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-10-
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900 PARKING DIMENSIONS
r 20' Tl 23' -r 20'1
t r
9' 9'
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FICf/!~e 2-
ANGLE PARKING DIMENSIONS
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60~60' MIN.
I 45~56' MIN. \
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-11-
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SINGLE PARKING ROW
2' Overhang
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/ J "Raised Island
C~rb ~ DOUBLE
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G9'T
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PARKING
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Notes: Mcximum of 20 spaces between islands on peripheral row.
Maximum of 15 spaces between islands on interior row.
SEPARATION OF RIGHT-OF-WAY
AND
PARKING AREAS
Parking Public street
Lot 0' Curb
f~~8~Ri9ht-Of-WOY~
Curb
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13' Handic~O;)eC:
ParkinQ Spaces
all within 26'
of r.arn:)
Handicapped. Ramps :
within 26' of Parkinq Spaces
B The location cf handicapped parking spaces shoul::! be:
1. BiI as close as possible Ie principal handicapped accessible entrance(s);
p
2. Dispersed in a multi-bUl7ding development or shopping center /0 ensure easy
access and 10 minimize Ihe travel distance for Ihe handicapped. .-
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Handicapped Parking Space Dispersal
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-14-
II
THAT Zoning Ordinance 87-S-1 be amended in the following
manner by adding Article XXIV Site Plan Review Requirement:
ARTICLE XXIV SITE PLAN REVIEW REQUIREMENT
Section 1 General Provisions
a. Conformity:
Ordinance, such site
this Article.
Whenever a
plan must
site plan is required by this
conform to the requirements of
b. When a Site Plan is Required: A site plan 1S required
for the development of property in the jurisdiction of the City
of Schertz. While not all inclusive, site plans will be required
for multi-family residential developments, mobile home
parks/subdivisions, RV parks, retail establishments, professional
offices, shopping centers and malls, warehouses, and industrial
buildings. A site plan may be required with a request for a
Specific Use Permit and/or variance to the Zoning or Subdivision
Ordinance, when appropriate.
c.
after
manner
Chanqes After Final Approval:
final site plan approval will
as the original site plan.
Changes in
be processed
a site
in the
plan
same
d. Site Plan Preparation: Site plans must be prepared in a
professional manner or by a registered architect or engineer.
e. Exempted Uses: The following land use activities are
exempted from the requirements of this Article:
(1) Construction of one or two family dwellings, ordinary
accessory structures and related land use activities;
(2) Ordinary repair and maintenance of existing
structures or uses;
(3) Agricultural land use;
(4) Incidental landscaping or grading;
(5) Individual mobile homes;
(6) Exterior alterations or additions (a) to existing
residential structures which do not substantially
change its nature or use, and (b) to any commercial
or industrial structures which will not increase the
gross floor area of the existing structures by more
than twenty-five (25%) percent within any five-year
period; and
-15-
(7 )
Interior alterations
the nature or use
structure.
that do not substantially change
of a commercial or industrial
f. Existing Uses and Structures:
(1) This Article does not apply to uses and structures
that are lawfully in existence as of the date of this
Ordinance (except as in e. above).
Section 2 Review Authority
a. The Planning and Zoning Commission has the authority to
review and approve, approve with modification, or disapprove the
site plans for land use within the City of Schertz.
b. If
Commission,
appeal.
a site plan is disapproved by the Planning and Zoning
the City Council shall be the final authority for
c. In granting or denying an application for a site plan
as provided by this Ordinance, the Planning and Zoning Commission
and the City Council shall take into consideration the following
factors:
(1) Compliance with the Zoning Ordinance, the Subdivision
Ordinance and all other Ordinances of the City which
may apply.
(2) Such other measures as will secure and protect public
health, safety, morals and general welfare of the
citizens.
Section 3 Definitions
Landscape Means to cover, adorn, or improve property with
living plants (such as trees, shrubs, vines, grass or flowers),
loose natural materials (such as rock, wood chips or shavings),
decorative man-made 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.
Parking Space - A space used for the parking of a motor vehicle,
where said space is not less than nine (9') feet wide, twenty
(20') feet long and contains not less than one hundred eighty
(180) square feet (not to include sidewalk).
-16-
Site plan - Is a development plan, drawn to scale, showing uses
and structures proposed for a parcel of land required by this
Ordinance, including, but 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.
Section 4
Application Procedures
a. General: A site plan together with appropriate data
will be submitted to the Planning and Zoning Commission for any
development of land within the City of Schertz, in accordance
with procedures established in this Ordinance.
b. Pre-Application Conference: It is strongly recommended a
pre-application conference be held between the City Planning
Coordinator and the applicant for developments subject to this
Ordinance. This conference will familiarize the appl icant with
procedures and contents of this Ordinance and the processing
schedule for the application. The City Planning Coordinator will
furnish the applicant the application and checklist forms for the
submission of the site plan.
c. Filing of Application: Sets of plan applications must be
filed with the City Planning Coordinator at least ten (10) days
prior to the regular meeting of the Planning and Zoning
Commission, accompanied with the established filing fee. Fee is
not refundable.
d. Specifications: For the design and specification
required on a site plan, the City Zoning Ordinance, Sign
Ordinance, Mobile Home Ordinance, Subdivision Ordinance and the
Southern Building Code shall be consulted and followed. Ten (10)
copies of a site plan and related documents, drawn to a
common engineering scale, suitable to the size of the
project, showing the following items shall be furnished the
Planning and Zoning Commission.
(1) Vicinity map, north point, scale, name of
development, name of owner, name of planner, total acreage of
project, street address or common description of the property.
-17-
( 2 ) Topography of the property proposed for
development in contours of not less than five (5') feet,
together with any proposed grade elevations, if different from
existing elevations. If the natural contour of the land is to
be altered or changed in any location on the property more than
five (5') feet, then the site plan must provide detailed
information on the proposed grading plan. This information shall
include the correlation of the proposed grading plan to the
surrounding properties and the use of those surrounding
properties, and shall include information indicating the drainage
and line of sight effect the proposed grading plan will have on
the surrounding properties.
(3) Flood plains, water courses, marshes, drainage
areas, and other significant environmental features including,
but not limited to, rock outcroppings and major tree groupings.
(4) The location and use of all existing and
proposed buildings or structures, including all refuse storage
areas, and the minimum distance between buildings. Where
building complexes are proposed, a site plan showing the location
of each building and the minimum distance between buildings, and
between buildings and the property line, street line and/or alley
shall be submitted. For buildings more than one (1) story in
height, elevations and/or perspective drawing shall be required
in order that the relationship of the buildings to adjacent
property, open spaces and to other features of the development
plan may be determined. Such drawings need only indicate the
height, number of floors and exposures for access, light and air.
A designation of the maximum building coverage of the site shall
be indicated upon the site plan.
(5) Total number and location of off-street
parking and loading spaces. A plan indicating the arrangement
and provision of off-street parking and off-street loading where
required. Such a plan may be presented as a ratio of off-street
parking and off-street loading area; to building area when
accompanied by a typical example indicating the feasibility of
the arrangement proposed and when the areas where the example
would be applied are dimensioned on the drawing of the entire
site. Consideration should be given to placing parking lots at
the side or to the rear of buildings. When off-street parking is
placed in the rear or at the side of a building, consideration
will be given to the reducing of the front yard setback
requirement. The designation of handicap parking is required.
(See Article XXII Parking Requirements)
-18-
(6) All points of vehicular ingress and egress and
circulation within the property. Any special traffic regulations
facilities proposed or required to assure the safe function of
the circulation plan shall also be shown.
(7) Setbacks, lot coverage, and when relevant, the
relationships of the setbacks provided and the height of any
existing or proposed building or structure.
(8) The location, size and arrangement of all
outdoor signs, exterior auditory speakers and lighting.
(9) The type, location and quantity of all plant
material used for landscaping, and the type, location and height
of fences or screening and the plantings around them. When
necessary to protect the public health, safety or welfare, the
Planning and Zoning Commission may require landscaping and
screening requirements to be in place prior to the start of
construction pursuant to an approved site plan. (Reference
Article XXV, Landscaping.)
(10) Where multiple types of land use are proposed,
a land use plan delineating the specific areas to be devoted to
various uses shall be required.
(11) Current land uses and zoning district of the
property and current land uses and zoning districts of contiguous
properties and buildings on the exterior of the site and within
twenty-five feet of all property lines.
(12) The location and size of existing and proposed
surface and subsurface drainage facilities, including culverts,
drains and detention ponds, showing size and dimensions of flow.
(13) Land uses and zoning district contiguous to
the property.
(14) Existing buildings on the exterior of the site
and within twenty-five (25') feet of all property lines.
(15) Fencing or buffering to separate an
undesirable land use from other land uses, i.e., traffic noise
and fumes, glare from lights, parking lots, garbage areas,
loading/unloading areas, etc. The use of densely planted
evergreens or other thick foliage, stone walk, earthberms planted
with shrubs and trees, wooden fences 6 feet in height or cyclone
fences may be used to construct a fence or buffer. Where
evergreen hedges or another thick foliage has been proposed, a
-19-
temporary fence shall be buil t to provide screening until the
proposed foliage has reached a height of at least 5 feet.
( 16) Lighting of parking areas and/or lots.
Lighting shall be shielded to prevent light shining beyond the
lot lines onto neighboring properties or public streets. The
number of lights and spacing will be designed so that the cones
of lights overlap to provide an even level of light. (See Article
XXII, Parking Requirements)
e. Additional Reauirements: The City Council, in the event
of an appeal, may impose additional requirements beyond those
imposed by City Ordinances when necessary for the protection of
the public health, safety and general welfare, or to preserve the
integrity of the City's Comprehensive Plan. These requirements
shall be limited to those reasonable and necessary to provide
for:
( 1) safe and convenient traffic control and
handling;
(2 )
( 3)
sanitation access;
(4 )
(5)
assured pedestrian safety;
efficient and economic public utility and
public road or street access;
satisfactory internal access: public, private
or emergency;
(6) adequate parking and maneuvering areas;
(7) noise and emission control or dispersion;
(8) visual screening of facilities or areas
offensive to the public or existing adjacent development;
(9) runoff, drainage and flood control; and
( 10) sign location, as an incident to the above
consideration and the express requirements of this Ordinance.
-20-
Case Number
SITE PLAN APPLICATION AND CHECKLIST FOR THE
CITY OF SCHERTZ, TEXAS
Date:
Name of Proposed Development
Name of Developer
Address
Phone
Owner of Record
Address
phone
Name of Primary Land Planner/Surveyor/Engineer
Address
Phone
Total Acreage
Current Zoning
Number of Lots/Units
Signed
(For City Use Only)
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
On
Plan
In-
Complete
Not
Applicable
1. Names and title of applicant, owner
and person preparing the site plan.
2. Date, scale and north arrow.
3. Vicinity map showing location of
the site in relation to .the
surrounding area and existing
streets.
4. Zoning classification(s) of the
site and all property within 200
feet.
5. Dimensions of the site, lots
compris1ng the site, and of set-
backs, front yards, side yards and
rear yards.
6. Kind and location of fences.
On
Plan
In-
Complete
Not
Applicable
7. Size. location, dimensions and
details of all signs and exterior
lighting 1ncluding type of
standards, location. radius of
light and intensity in footcandles.
8. Locations and outside dimensions of
existing and/or proposed principal
buildingls) and all accessory
structures.
9. Storm drainage plan showing
location of meters, pipes, swales,
berms and other storm drainage
facilities, and existing and
proposed runoff calculations.
10. Right-of-way, easements and all
land to be dedicated to the City or
reserved for specific use.
11. Significant existing physical
features including streams, water
courses, rock out crops, etc.
12. Bearing and distances of property
lines.
13. Plans of off-street parking areas
and off-street loading facilities,
including location and dimensions
of individual parking spaces,
loading areas, aisles, traffic
patterns and circulation. handicap
parking and driveways for ingress
and egress.
14. All driveways and streets within
200 feet of site.
15. All existing and proposed curbs
and sidewalks.
16. All existing and proposed utility
lines.
,
17. Existing and proposed sewerage
disposal systems.
18. Water s~?ply systcmls).
On
Plan
In-
Complete
Not
Applicable
19. Existing and proposed contours of
the site at 5 foot intervals for
areas.
20. Location of all existing trees or
tree masses, indicating sizes and
species of trees.
21. Landscaping and buffering plan
showing what will remain and
what will be planted, indicating
names of plants and trees and
dimensions, approximate time of
planting and method of planting
(bare rooted, ball and burlap).
22. Lighting of park areas and/or
lots.
23. Site and screening solid waste
container.
FOR CITY USE
)>))>>))))>)>)))))))>)>)>>)>))>>>>)))')))>>>>)>>>)>)))>>)))>)>>>>
Application reviewed for completeness by:
Date:
Application complete
Application Incomplete
Application resubmitted: Date:
Complete: Yes
No
Application tentatively scheduled for P&Z agenda: Date
Fee Amount $
Date Paid:
Receipt No.
P&Z Recommendation:
Approval
Denial
Date
Council Action:
Approval
Denial
Date
III
THAT Zoning Ordinance 87-S-1 be amended in the following
manner by adding Article XXV, Landscaping:
Article XXV LANDSCAPING
Section 1 Purpose
1. Protect and enhance property values through the
improvement of curbside areas, screening conflicting
land uses, landscaping parking lots and building areas.
2. Use landscaping materials to clean the air, conserve
the soil and prevent blowing dust and dirt.
3. Purposefully locate landscaping materials where they
will help conserve energy and water resources.
4. Protect the health, safety and welfare of the citizens
of Schertz by preserving and maintaining vegetative
cover which will reduce soil erosion, reduce flooding,
provide shade and enhance the attractiveness of the
community.
5. Mitigate adverse effects of siting different uses near
or adjacent to one another through buffering.
6.
Preserve native grasses, valuable trees and
vegetative cover by clustering development
replacing native grasses and trees when they
displaced by development.
other
and
are
Section 2
Application of this Article
1. The landscaping requirements of this Section shall
apply to all land located in the City of Schertz and
proposed for something other than single family
dwelling and duplex development.
2. when the requirements of this Section conflict with the
requirements of other provisions of this or other
Ordinances, this Section shall prevail; provided,
however, that the provisions of this Section shall be
subordinate to the provisions of Article XXII Parking
Regulations.
-21-
3. Landscaping of off-street parking areas established by
Article XXII, this Ordinance, shall take precedence.
Section 3
Site Design Standards
1.
All areas which
be equipped with
sufficient water
condition.
are landscaped with live plants shall
a watering system which will provide
to maintain plants in a healthy
2.
All living plants shall
heal thy state. Dead
immediately replaced.
be maintained in a
or unhealthy plants
live
shall
and
be
3. All fences, walls and similar structures shall be
maintained in good condition. Chipped paint, missing
fence pieces, leaning or fallen portions of a fence or
other forms of deterioration shall immediately be
replaced or repaired.
4. Design landscaping plans so that each plant serves a
function, whether it be aesthetic, preventing soil
erosion, unifying a site, screening outside storage, or
buffering adjacent development.
5.
Intermediate trees
visual interest.
divide site into
encouraged to be
enclosure.
should be employed for windbreak and
Intermediate trees can be used to
smaller components. Shrubs are
used for low level buffers and
6. Plants should be clustered in strategic areas rather
than spread thinly around site, with the exception of
buffer area improvements.
7. The number of different species employed on any
landscape plan should be limited for reasons of economy
and design. A mix of species should be used, yet their
number need not be large. Choose materials which will
provide some diversity and color year round.
8.
Appropriate varieties of
selected after considering
and intended use.
plant material should be
size at maturity, location
-22-
9. Planting design should be simple. Planting masses of
shrubbery and ground cover of appropriate scale with a
predominance of one species for unity is one approach
to simplicity in planting design.
10. Planting areas should relate to and complement the
architectural elements of the buildings on the site.
Section 4
Removal of Trees
1. Live Oak and Native Elm trees having a nominal caliper
of eight (8") inches or more. measuring twenty-four
124") inches above the existing ground level. shall not
be removed from the land except for one or more of the
following reasons:
a. Such trees are horizontally located within the
limits of proposed building or so close to a
proposed building so as to believe the root system
would eventually damage the foundation of the
building, or the canopy of the tree would conflict
with the roof system of the building after
reasonable pruning is done.
b. Such trees are located within a proposed parking or
similar use area, and the removal of the same is
necessary in order that at least 85% of the number
of parking spaces can be attained within such areas
as could be obtained if the parking area did not
contain trees.
c. Such trees are horizontally and/or vertically
located so as to conflict with proposed building
pads in cut or fill areas which extend beyond the
limits described within subsection a. above.
2. Site plans should accommodate existing trees by
providing islands in parking lots, grading and
landscaping surrounding structures. No trees twenty-
four (24") inches in diameter or larger shall be
removed without prior approval of the Planning and
Zoning Commission.
Section 5
Buffer Areas
1. Buffer areas shall be located on the outer perimeter of
a lot or parcel, extending to the lot or parcel
boundary line.
-23-
2. Buffer area shall be constructed to negate problems
associated with traffic, noise, vibration, odor, glare,
dust, smoke, pollution, water vapor, conflicting land
uses and density, height, layout of adjacent uses, loss
of privacy, unsightly views and other potentially
negative effects of development. Buffering may be
achieved by altering setbacks, using landscaping,
building fences, berms, altering building location,
and/or a combination of the above techniques.
3. When a solid fence, eight (8') foot in height, is used
to separate adjacent property from the site, the
constructed fence should be of wood, stone or some
other masonry material. To improve the bland
appearance of a solid fence, trees and shrubs should be
planted along the fence. (Reference Figure 1)
4. In some instances a vegetative-type buffer may be
warranted. In these cases, the plants should be at
least four (4') feet in height when planted and spaced
to form a continuous, solid screen at maturity.
(Reference Figure 1)
5. Consideration will be given to the reduction of the
current established front yard setback and/or buffer
area for a landscaped buffer area when off-street
parking is placed in back and/or on the side of the
structure. (Reference Figure 2)
Section 6
Screening of Unsightly Areas
1. Unsightly areas, including, but not limited to, trash
receptacles, loading docks, outside storage areas,
utility boxes and open areas where machinery or
vehicles are stored or repaired, shall be screened from
public sidewalks, streets and other areas from which
the property is visible.
2. Whenever plants are used as a screen, the plants should
provide an opaque screen within three (3) years of the
time they are planted.
3.
Utility boxes, including, but not
transformers, telephone pedestals
screened on all sides not used
(Reference Figure 3)
limited to, electric
and boxes should be
for service access.
-24-
4. The material and colors of the screens should blend
with the site and surroundings.
5. Enclosures should be placed around dumpsters and other
trash receptacles. Dumpsters should be entirely
screened from view. The enclosure should prevent trash
from being scattered by wind or animals, The dumpster
should be placed on a concrete pad, enclosed by an
opaque wall at least six (6') feet in height, with
opaque gates. The enclosure should be sturdy and built
with quality wood or masonry materials. The trash
enclosure should be sited so that service vehicles have
convenient access to the enclosure and have room to
maneuver without backing onto a public right-of-way.
(Reference Figure 3)
Section 7
Parking Area Screenings
The standards
can be found
Figure 4)
for the landscaping of off-street parking areas
in Article XXV. this Ordinance. (Reference
Section 8
Building Area Improvements
1. plant material, decorative material, or a combination
of both, should be located near buildings on the site
to aesthetically integrate each building into the
overall site, to visually soften the massiveness of
buildings and to separate the buildings from the
parking lot.
2.
Plant
visible
heavily
materials should be located where they will be
from public streets, sidewalks and other
used areas. (Reference Figure 5)
-25-
Section 9
Fencing
1. The final selection of fencing should be made according
to the use it will serve and design character of
adjacent area or adjoining fence.
2. The material selected for the fence shall be
appropriate for it's intended use and in harmony and
compatibility with the architecture.
3. Adjacent area will be fenced from the view of the site
area by an eight (8') foot solid fence constructed from
wood, stone, some other masonry material or metal. To
improve the bland appearance of a solid fence, trees
and shrubs may be planted along the fence.
4. Adjacent non-residential areas or a public street may
be separated from the site area by a buffer area of
plant material. Plants used shall be at least four
(4') feet in height when planted and spaced to form a
continuous, solid screen at maturity. when
appropriate, an earth berm of the location, height and
design approved by the Planning and Zoning Commission,
may be substituted for the required planting.
(Reference Figure 6)
-26-
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-27-
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-28-
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-30-
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~32~
IV
THAT Zoning Ordinance 87-s-1 be amended by renumbering
Article XXIV, Specific Use Permits, as Article XXVI and
renumbering all subsequent Articles accordingly.
V
THAT Articles X, XII, XIII, XIV, XV, XVI, XVII, XVIII,
XIX, and XX of Zoning Ordinance 87-S-1 be amended as follows:
1. Article X - Apartment/Multi-Family District R-4
add the following
Section 4 Site Plan/Landscape: Review required (reference
Article XXIV and Article XXV)
2. Article
add the
Section
Article
3. Article
add the
Section
Article
4. Article
add the
Section
Article
5.
Article
add the
Section
Article
6.
Article
add the
Section
Article
7.
Article
add the
Section
Article
XII - Single Family Residence/Agriculture District RA
following
6 Site Plan/Landscape: Review required (reference
XXIV and Article XXV)
XIII - Mobile Home District MH
following
4 Site Plan/Landscape: Review required (reference
XXIV and Article XXV)
XIV - Office and Professional District OP
following
4 site Plan/Landscape: Review required (reference
XXIV and Article XXV)
XV - Neighborhood Services NS
following
6 Site Plan/Landscape: Review required (reference
XXIV and Article XXV)
XVI - General Business GB
following
6 Site Plan/Landscape: Review required (reference
XXIV and Article XXV)
XVII - Manufacturing District (Light) M-l
fOllowing
4 Site Plan/Landscape: Review required (reference
XXIV and Article XXV)
-33-
8.
Article
add the
Section
Article
XVIII - Manufacturing District (Heavy) M-2
following
4 Site Plan/Landscape: Review required (reference
XXIV and Article XXV)
9. Article XX - Overlay District
(a) add the following
Section 2, para 2. 5 Site Plan/Landscape:
(reference Article XXIV and Article XXV)
Review required
(bl add the
Section 4,
(reference
following
para 4.5 Site Plan/Landscape:
Article XXIV and Article XXV)
Review required
10. Article XIX - Planned Unit Development
Section 1.1, Use Regulation, Para 5
when a non-residential use such as religious, cultural,
recreational, commercial or industrial is planned for a
Planned Unit Development (PUD), they shall be compatible and
harmoniously incorporated into the design of the development.
In no case will a non-residential use be permitted that
discharges any gas, steam, smoke or any other emissions or
by-products that may endanger the health, safety and/or
welfare of the residents. All non-residential uses will
comply with and be reviewed for compliance with Articles XXIV
and XXV."
VI
All ordinances and parts of ordinances in conflict with this
ordinance are hereby repealed.
-34-
APPROVED on first reading the ~ day
PASSED, APPROVED AND ADOPTED this the
19 CZL.
ATTEST:
SEAL OF CITY
-35-
~/l;;~,19