Ordinance 13-S-22 - UDC AmendmentORDINANCE NO. 13 -S -22
AMENDING THE UNIFIED DEVELOPMENT CODE OF
THE CITY OF SCHERTZ, TEXAS; REPEALING ALL
ORDINANCES OR PARTS OF ORDINANCES IN
CONFLICT WITH THIS ORDINANCE; AND PROVIDING
AN EFFECTIVE DATE
WHEREAS, pursuant to Ordinance No. 10 -S -06, the City of Schertz, Texas (the
"City") adopted an Amended and Restated Unified Development Code on April
13, 2010, as further amended (the "Current UDC "); and
WHEREAS, The City Council has approved an amendment to the City's
Comprehensive Plan to incorporate the North and South Sector Plan and Historic
Downtown Schertz Plan; and
WHEREAS, The North and South Sector Plan and Historic Downtown Schertz
Plan recommends amendments to the "Current UDC' as part of implementing the
North and South Sector Plan and Historic Downtown Schertz; and
WHEREAS, City Staff and the Planning and Zoning Commission have
recommended certain revisions to the current UDC; and
WHEREAS, all required notices have been made and all requird public hearings
have been held; and
WHEREAS, the City Council has been presented with the proposed amendments
and finds that they are appropriate and in the best interest of the citizens of the
City;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SCHERTZ, TEXAS:
Section 1. The current UDC is hereby amended as set forth on Exhibit A hereto. The Table of
Contents to the UDC to the Current UDC, as revised herein, shall be updated to reflect such
changes, and this amending Ordinance shall be noted on the cover of the revised UDC.
Section 2. The recitals contained in the preamble hereof are hereby found to be true, and such
recitals are hereby made a part of this Ordinance for all purposes and are adopted as a part of the
judgment and findings of the Council.
Section 3. All ordinances and codes, or parts thereof, which are in conflict or inconsistent with
any provision of this Ordinance are hereby repealed to the extent of such conflict, and the
provisions of this Ordinance shall be and remain controlling as to the matters resolved herein.
Section 4. This Ordinance shall be construed and enforced in accordance with the laws of the
State of Texas and the United States of America.
Section 5. If any provision of this Ordinance or the application thereof to any person or
circumstance shall be held to be invalid, the remainder of this Ordinance and the application of
such provision to other persons and circumstances shall nevertheless be valid, and the City
hereby declares that this Ordinance would have been enacted without such invalid provision.
Section 6. It is officially found, determined, and declared that the meeting at which this
Ordinance is adopted was open to the public and public notice of the time, place, and subject
matter of the public business to be considered at such meeting, including this Ordinance, was
given, all as required by Chapter 551, as amended, Texas Government Code.
Section 7. This Ordinance shall be effective upon the date of final adoption hereof and any
publication required by law.
PASSED ON FIRST READING, the 9th day of July, 2013.
PASSED, APPROVED and ADOPTED ON SECOND READING, the 16 °i day of July, 2013.
CITY WRCarpenter S
ayo
ATTEST:
=1-- �c '( ':z D' , .'. , - &4
(ecretary, Brenda Dennis
(CITY SEAL)
Exhibit A
UDC Amendments
Exhibit A
UDC Amendments
1. Table 21.5.2 of the Current UDC is hereby amended as follows:
2. Section 21.5.5 of the Current UDC concerning Statement of Purpose and
Intent for Residential Districts is hereby amended to add the following:
M. Agricultural District (AD)
Intended to provide as a base zoning district in areas designated as Agricultural
Conservation on the North and South Scheitz Framework Plans. Residences in
this District are intended to be on a minimum lot size of 217,800 square feet (five
acres). Clustering of up to 2 homes may be allowed on the same lot subject to
setback requirements. This District is suitable for areas where development is
Symbol
Zoning District Name
p1ZE
Predevelo mettt District
R -1
Single- Fainil Residential District
R -2
Sin le -Famil Residential District
R -3
Two - Family Residential District
R -4
ApartmuntMulti-Family Residential District
R -G
Single-Family Residential District See Ordinance No. 10 -S -29
R -7
Single-Fanifly Residential District (See Ordinance No. 10 -S -29
R -A
Single-Family Residential/Agricultural District
GH
Garden Home Residential District
TH
Townhome District
MHS
Manufactured Home Subdivision District
MHP
Manufactured Home Park District
OP
Office and Professional District
NS
Neighborhood Services District
GB
General Business District
GB -2
General Business District -2
M -1
Manufacturin g District (Light)
M -2
Manufacturing District (Heavy)
GC
Golf Course District
PUB
Public Use District
PDD
Planned Development District
AD
Agricultural District
AC
Agricultural Conservation District
EN
Estate Neighborhood PDD
MU
Mixed Use District
HCOD
Highway Commercial Design Overlay District
CCOD
Campus Commercial Overlay District
IOD
Industrial Overlay District
DO
Downtown Overlay Districts
2. Section 21.5.5 of the Current UDC concerning Statement of Purpose and
Intent for Residential Districts is hereby amended to add the following:
M. Agricultural District (AD)
Intended to provide as a base zoning district in areas designated as Agricultural
Conservation on the North and South Scheitz Framework Plans. Residences in
this District are intended to be on a minimum lot size of 217,800 square feet (five
acres). Clustering of up to 2 homes may be allowed on the same lot subject to
setback requirements. This District is suitable for areas where development is
premature due to lack of utilities, capacity or service, and for areas that are
unsuitable for development because of physical restraints or potential health or
safety hazards.
3. Table 21.5.7 A Dimensional Requirements Residential Zoning Districts is hereby
amended to read as follows:
Minimum Lot Size Minimum Yard Miscellaneous
And Dimensions Setback (Ft) Lot
Widt Off- Maximu Max
Area D Rear Street m 1m ery Ke
Code Zoning District Sq. Ft. h Ft. Ft. Ft. Ft, p y
Ft Parking Height Ft Cover
R -1 S
Single - Family Residential 9
9,600 1 8
80 1
120 2
25 1
10 2
20 2
2 3
35
District -1
R -2 S
Single - Family Residential 8
8,400 7
70 1
120 2
25 1
14 2
20 2
2 3
35
District -2
R -3 _
Residential District 9
9,000 7
75 1
120 2
25 1
10 2
20 2
2 3
35
_Two-Family R
partmentlMultkFamily 1
10,000 1
100 1
100 2
25 1
10 2
20 2
2 3
35
Residential District
R-6 S
Single- Family Residential 7
7,200 6
60 1
120 2
25 1
10 2
20 2
2 3
35
District -6
R -7 S
Single - Family Residential 6
6,600 6
60 1
110 2
25 1
10 2
20 2
2 3
35
District -7
R -A S
Single - Family- 2
21,780 -
- -
- 2
25 2
25 2
25 2
2 3
35
Residential/Agriculture
GH G
Garden Home Residential 5
5,004 5
50 1
140 1
10 1
10 1
10 2
2 3
35
District
TH T
Townhome District 2
2,500 2
25 1
100 2
25 1
10 2
20 2
2 3
35
Manufactured Horne Subdivision 2
50% 1 h,j,k,l,rr
50% h,J,k,l,n
60% h,',k,l,rr
75% a,b,j,k,l
50% h,k,l,m,i
50% h,k,l,m,i
50% h,k,l,m
75% c,d,e,f,g.
m
75% h.',k,l,i
MHS District 6,600 60 110 25 10 2Q 50% j,k,l,m,
MHP Manufactured Home Park District 43,560 - - 25 12.51 25 - 35 50%
AD Agricultural District 217,800 100 100 25 1 25 1 25 2 35 30% hk,o
ey:
Add 1,800 square feet of area for each unit after the first 3 units. Maximum density shall not exceed 24 units per
1.5 parking spaces per bedroom.
Zero lot line Garden Homes.
20 -foot paved alley for ingresslegress to all rear garages.
5 -foot shall be designated maintenance easement.
Corner lot shall have i0 -foot side yard setback from street right -of -way.
25 -foot set back to property line adjoining public street.
Corner lot shall have minimum 15 foot side yard setback from street right -of -way.
Minimum lot area for each unit.
Site Plan approval required.
Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped
ith a water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case tl'
ater Surface shall be excluded.
No variances may be permitted to exceed (lie maximum impervious cover limitations
Refer to Article 14, section 21.14.3 for additional design requirements
All single family residential dwelling units constructed within this district shall be constructed with an enclosed
Side yard setback of 7.5 ft. for R-1, R -2, R -3, R -6, R -7, and MHS continues in effect for all subdivisions vested of
ie date of adoption of Ordinance No. 11-S-15.
4. Table 21.5.8 Permitted Uses — Uses by Alphabetical Order is hereby amended to read as
follows:
5. Section 21.5.9 of the Current UDC concerning Special Districts is hereby
amended to add the following:
C. Agricultural Conservation Planned Development District (ACPDD)
Intended to provide an alternative cluster neighborhood option in areas designated
as Agricultural Conservation on the North and South Schertz Framework Plans.
Residences in this District may be on lots smaller than 5 acres provided the
District maintains an overall gross residential density of 0.2 DU/Acre and provide
a minimum of 70% of gross area of the development in open space or
conservation easement (public or private ownership). The open space may remain
in a natural state or be used for agricultural purposes. The AGC shall be a
contiguous land area of 40 acres in size, as specified by this UDC and this Article
(See. 21.5.12), to be planned and developed using a common master zoning plan,
and containing single - family residential and /or agricultural uses and preserved
open space.
D. Estate Neighborhood Planned Development District (ENPDD)
Intended to provide for an alternative zoning option for areas in the South Schertz
Framework Plan designated as Estate Neighborhood or zoned RA. Residences in
this District may be on lots smaller than 0.5 acres provided the District maintains
an overall gross residential density of 2 DU/Acre and provide a minimum of 50%
of gross area of the development in open space or conservation easement (public
or private ownership). The open space may remain in a natural state or be used for
agricultural purposes. The EN shall be a contiguous land area of at least 20 acres
in size, as specified by the UDC and this Article (Sec. 21.5.13), to be planned and
developed using a common master zoning plan, and containing single- family
residential and /or agricultural uses and preserved open space.
F. Mixed Use Planned Development District (MUPDD)
Intended to implement mixed use and traditional neighborhood development
goals (i.e., Mixed Use Core, Neighborhood Center, and Neighborhood
designations) of the North and South Schertz Framework Plans. The MU District
shall be a contiguous land area of a minimum size, as specified by this UDC and
this Article (Sec. 21.5.14), to be planned and developed using a common master
zoning plan, and containing a complementary mix of residential, office, retail,
civic, and service uses, a network of pedestrian - oriented streets and open spaces.
G. Design Overlay Districts (DO)
The purpose of this section is to provide a set of Design Overlay Districts that
correspond with existing zoning and establish a coherent character and encourage
enduring and attractive development that implement the North and South Schertz
Framework Plans and the Schertz Downtown Plan. All development within the
Design Overlay Districts shall meet the Dimensional and Development standards
within See. 21.5.15 in lieu of the standards in See. 21.5.7 unless specified
otherwise. The four Design Overlay Districts are: Campus Commercial Overlay
District, Highway Commercial Overlay District, Industrial Overlay District, and
Downtown Overlay District.
6. The Current UDC is hereby amended to add Section 21.5.12 concerning Agricultural
Conservation Planned Development District (ACPDD) as follows:
Sec. 21.5.12 Agricultural Conservation Planned Development District ACPDD
A. intent and Purpose
1. The Agricultural Conservation (AC) District is intended to provide an alternative
development option that supports the sustainable development goals of Schertz,
protects open space and natural resources, and retains the predominantly rural
character in the areas designated as Agricultural Conservation on the South and
North Schertz Framework Plans. It is not the intent of Schertz to create a zone for
future expansion of urban services through this ordinance.
2. The purposes of the AC District are:
a. To implement the goals of the Schertz Comprehensive Plan and Framework
Plans for agricultural conservation;
b. To allow development that permanently preserves the open space,
agricultural lands, woodlands, wetlands, critical views and other natural
features of rural Schertz;
C. To allow limited development in rural areas that do not contain natural
resources, such as agricultural and forest lands, and significant natural areas
d. To connect open space, trails, and recreation sites within the Conservation
Subdivision District and to the integrated open space and recreation system
of Schertz per the Framework Plan and Parks and Open Space Plan.
e. To allow flexibility in the placement and type of dwelling units within the
subdivision;
f. To promote the use of shared septic, drinking water and low- impact
stormwater systems that prevent the degradation of water quality;
g. To reduce the amount of new roads and to allow flexibility in road
specifications for roads serving residences in the District; and
h. To reduce the amount of impervious surfaces in subdivisions, including
driveways,
B_ Definitions.
The following: definitions shall apply to the terms used in this Section of the UDC only.
For terms not specifically defined under this subsection, Article 16, Definitions shall
apply.
Active Recreation Uses: shall include playgrounds, ball fields, indoor or outdoor
pool /recreation facilities, any recreational area that includes significant
infrastructure or physical improvements for the purposes of active sports or
organized events (such as ball fields, basket ball courts, tennis courts, golf
courses, and similar facilities).
Agricultural Conservation Subdivision (ACS): Any subdivision of land per the
standards in this Section of the UDC.
Agricultural Land: Land whose primary use is devoted to Agriculture as defined in
Article 16.
Conservation Easement: A conservation easement is a written agreement between a
landowner and the "holder" of the conservation easement under which a
landowner voluntarily restricts certain uses of the property to protect its natural,
productive or cultural features. The holder of the conservation easement must be
a governmental entity or a qualified conservation organization. With a
conservation easement, the landowner retains legal title to the property and
determines the types of land uses to continue and those to restrict. As part of the
arrangement, the landowner grants the holder of the conservation easement the
right to periodically assess the condition of the property to ensure that it is
maintained according to the terms of the legal agreement.
Designated Open Space: Open space that is designated within an ACS to be placed
under a conservation easement permanently restricting future development or
other similar legal mechanism.
Developable Area: All land in a proposed ACS that are not defined as undevelopable
due to environmental conditions or in ordinances adopted by Schertz.
Gross Density: A residential density standard establishing the maximum number of
dwelling units allowed to be built in an ACS based on the gross acreage of the site
that includes all areas designated for streets, infrastructure, and open space.
Undevelopable Area. Those lands in a proposed ACS that are restricted from
development due to environmental conditions such as steep slopes, the presence
of wetlands or waterways, or are restricted from development under ordinances
adopted by Schertz .
C. Application Requirements
1. Application Required
Any request for an AC District shall be accompanied by an application prepared
in accordance with the Development Services Department Development Manual.
2. Accompanying Applications
A request for an AC District may be accompanied by an application for
amendment of the Future Land Use Map or by a Subdivision Master Plan.
Approval of an AC District shall require all subsequent development applications
to be consistent with the approved development regulations.
3. Tax Certificate Required
All applications made as a request for an AC District shall be accompanied by a
copy of a Tax Certificate.
4. Minimum AC District Size
No AC District may be established on any area less than the following in size:
a. 40 contiguous acres (under single or multiple ownership subject to joint
submission);
b. Any area that is contiguous with an existing AC District that results in a
total area of at least 50 acres.
D, Processing of Application and Decision: All applications for an AC District shall meet
the standards for the Processing of Application and Decision of a PDD in Sec. 21.5. 10
(C) as amended.
E. Permitted Uses. Uses permitted by right and by Special Use Permit in the AC District
shall be the same as the ones permitted by right and Special Use Permit in the
Residential /Agricultural (RA) District
P. Development Standards: Development in the AC District shall meet the standards in this
section in addition to other standards set forth in an ordinance granting the AC District.
Other development standards may include density, lot area, lot width, lot depth, yard
depths and widths, building height, building elevations, coverage, floor area ratio,
parking, access, screening, landscaping, accessory buildings, signs, lighting, management
associations, and other requirements as the City Council may deem appropriate.
1. Residential density: The maximum gross density established in AC District shall
be 0.2 dwelling units per acre.
2. Open Space Requirement:
a. Conservation Subdivisions shall identify a conservation theme.
Conservation themes may include, but are not limited to: forest
preservation, water quality preservation, creek preservation, farmland
preservation, or view shed preservation. The conservation theme and the
North and South Scherlz Framework Plans should guide the location and
use of the designated open space. R
b. A minimum of seventy percent (70 %) of the gross total acreage in the
application, including developable and undevelopable land, shall be
designated as open space for natural habitat, passive recreation, and/or
conservation or preservation, including conservation for agricultural and
forestry uses. Active recreation uses may be permitted, but the area
designated for such active recreation uses shall not exceed 20% of the total
required open space. The design criteria for such open space shall be as
follows:
i. Where possible, designated open space shall be contiguous with
open space uses on adjacent parcels in order to provide large
expanses of open space.
ii. Open space in AC Districts shall be physically connected,
whenever possible, to the Schertz Open Space System outlined in
the Schertz Parks Master Plan and North and South Schertz
Framework Plans. Designated public trail systems which abut an
AC District shall be connected through the subdivision.
iii. Access shall be provided to designated active or passive recreation
areas or open space or natural areas from one or more streets in the
subdivision.
iv. Access will not be required if the open space is to remain in active
agriculture or forestry or if the natural areas contain habitat where
public access should be limited.
C. Open Space Ownership and Management. All lands and improvements in
designated open space shall be established, managed and maintained in
accordance with the following guidelines:
i. Designated open space shall be surveyed and subdivided as a
separate parcel or parcels.
ii. Designated open space must be restricted from further
development by a permanent conservation easement running with
the land or other similar legal instrument. The permanent
conservation easement must be submitted with the application for a
AC District and approved by City Council.
iii. The permanent conservation easement may be held by the
following entities, but in no case may the holder of the
conservation easement be the same as the owner of the underlying
fee:
(a) A common ownership association which owns other land
within the subdivision and in which membership in the
association by all property owners in the subdivision shall
be mandatory;
(b) An individual who will use the land in accordance with the
permanent conservation easement;
(c) City of Schertz, or other governmental agency;
(d) A private, nonprofit organization that has been designated
by the Internal Revenue Service as qualifying under section
501(c)(3) of the Internal Revenue Code; or
(e) A combination of the entities in subsection (a)- (d) above.
iv. The permanent conservation easement must specify:
(a) what entity will maintain the designated open space.
(b) the purposes of the conservation easement and the
conservation values of the property;
(c) the legal description of the land under the easement;
(a) the restrictions on the use of the land;
(b) the restriction from future development of the land;
(e) to what standards the open space will be maintained; and
(d) who will have access to the open space.
v. The owner of the underlying fee shall be responsible for the
payment of taxes and assessments on any designated open space
parcel.
3. Utilities. Individual well and septic systems are allowed in AC subdivisions,
however, common utilities (shared water and /or sewer or septic systems) are
encouraged. Common utilities shall meet the city's standards for sewage
treatment systems.
4. Streets: Streets within the conservation subdivision shall be developed according
to the following standards that promote road safety, minimize visual impacts, and
minimize impervious surfaces:
a. Street design, widths and construction shall conform to the width and
standards contained in the street cross section without curb and gutters (or
low speed rural cross section) and as recommended in the North and South
Schertz Sector Plans,
b. The number of local street intersections with collector and arterial roads
should be minimized, however, the applicant must demonstrate that such
intersections are adequate, have the capacity to handle traffic generated by
the proposed project, and will not endanger the safety of the general
public.
c. If AC subdivisions abut one another or existing development, direct links
should be made to emphasize the connection between existing and new
development.
G. Conceptual and Development Plan: All applications for an AC District shall meet the
standards for Conceptual and Development Plan established for a PDD in Sec. 21-5. 10
(E) to the extent they are not in conflict with the intent or text of the AC District.
H. Criteria for Approval: All applications for an AC District shall meet the Criteria for
Approval established for a PDD in Sec. 21.5. 10 (P) to the extent they are not in conflict
with the intent or text of the AC District.
1. Amendments: All applications £or an AC District shall meet the standards for Conceptual
Amendments established for a PDD in Sec. 21.5.10 (G) to the extent they are not in
conflict with the intent or text of the AC District.
7. The Current UDC is hereby amended to add Section 21.5.13 concerning Estate
Neighborhood Planned Development District (ENPDD) as follows:
Sec. 21.5.13 Estate Neighborhood Planned Development District NPDD)
A. Intent and Purpose
1. The Estate Neighborhood (EN) District is intended to provide an alternative
development option that supports the sustainable development goals of Schertz,
protects open space and natural resources, and retains the predominantly rural
character in the areas designated as Estate Neighborhood on the South Schertz
Framework Plan. It shall be the alternative option to the RA zoning district.
2. The purposes of the EN District are;
a. To implement the goals of the Schertz Comprehensive Plan and Framework
Plans for areas already zoned for' /2 acre residential lots;
b. To allow development that balances open space preservation with
development opportunities by providing a more flexible residential cluster
option;
C. To connect open space, trails, and recreation sites within the EN District and
to the integrated open space and recreation system of Schertz per the
Framework Plan and Parks and Open Space Plan.
e. To allow flexibility in the placement and type of dwelling units within the
subdivision;
f. To promote the use of shared septic, drinking water and low- impact
stormwater systems that prevent the degradation of water quality;
g. To reduce the amount of new roads and to allow flexibility in road
specifications for roads serving residences in the District; and
h. To reduce the amount of impervious surfaces in subdivisions, including
driveways,
B. Definitions.
The following definitions shall apply to the terms used in this Section of the UDC only.
For terms not specifically defined under this subsection, Article lb, Definitions shall
apply.
Active Recreation Uses: shall include playgrounds, ball fields, indoor or outdoor
pool/recreation facilities, any recreational area that includes significant
infrastructure or physical improvements for the purposes of active sports or
organized events (such as ball fields, basket ball courts, tennis courts, golf
courses, and similar facilities).
Agricultural Land: Land whose primary use is devoted to Agriculture as defined in
Article 16.
Conservation Easement: A conservation easement is a written agreement between a
landowner and the "holder" of the conservation easement under which a
landowner voluntarily restricts certain uses of the property to protect its natural,
productive or cultural features. The holder of the conservation easement must be
a governmental entity or a qualified conservation organization. With a
conservation easement, the landowner retains legal title to the property and
determines the types of land uses to continue and those to restrict. As part of the
arrangement, the landowner grants the holder of the conservation easement the
right to periodically assess the condition of the property to ensure that it is
maintained according to the terms of the legal agreement.
Designated Open Space: Open space that is designated within an ENS to be placed
under a conservation easement permanently restricting future development or
other similar legal mechanism.
Developable Area: All land in a proposed ENS that are not defined as undevelopable
due to environmental conditions or in ordinances adopted by Schertz.
Estate Neighborhood Subdivision (ENS): Any subdivision of land per the standards
in this Section of the UDC.
Gross Density: A residential density standard establishing the maximum number of
dwelling units allowed to be built in an ENS based on the gross acreage of the site
that includes all areas designated for streets, infrastructure, and open space.
Undevelopable Area: Those lands in a proposed ENS that are restricted from
development due to environmental conditions such as steep slopes, the presence
of wetlands or waterways, or are restricted from development under ordinances
adopted by Schertz .
C. Application Requirements
1. Application Required
Any request for an EN District shall be accompanied by an application prepared
in accordance with the Development Services Department Development Manual.
2. Accompanying Applications
A request for an EN District may be accompanied by an application for
amendment of the Future Land Use Map or by a Subdivision Master Plan.
Approval of an EN District shall require all subsequent development applications
to be consistent with the approved development regulations.
3. Tax Certificate Required
All applications made as a request for an EN District shall be accompanied by a
copy of a Tax Certificate.
4. Minimum EN District Size
No EN District may be established on any area less than the following in size:
a. 20 contiguous acres (under single or multiple ownership subject to joint
submission);
b. Any area that is contiguous with an existing EN District that results in a
total area of at least 25 acres.
D. Processing of Application and Decision: All applications for an EN District shall meet
the standards for the Processing of Application and Decision of a PDD in Sec. 21.5. 10
(C) as amended.
E. Permitted Uses: Uses permitted by right and by Special Use Permit in the EN District
shall be the same as the ones permitted by right and Special Use Permit in the
Residential/Agricultural (RA) District
F. Development Standards: Development in the EN District shall meet the standards in this
section in addition to other standards set forth in an ordinance granting the EN District.
Other development standards may include density, lot area, lot width, lot depth, yard
depths and widths, building height, building elevations, coverage, floor area ratio,
parking, access, screening, landscaping, accessory buildings, signs, lighting, management
associations, and other requirements as the City Council may deem appropriate.
1. Residential density: The maximum gross density established in EN District shall
be 2 dwelling units per acre.
2. Open Space Requirement:
a. A minimum of fifty percent (50 %) of the gross total acreage in the
application, including developable and undevelopable land, shall be
designated as open space for natural habitat, passive recreation, and /or
conservation or preservation, including conservation for agricultural and
forestry uses. Active recreation uses may be permitted, but the area
designated for such active recreation uses shall not exceed 10% of the total
required open space. The design criteria for such open space shall be as
follows:
i. Where possible, priority shall be placed on preserving drainage
corridors, creeks, steep slopes, wooded areas, view sheds, and
other environmental elements that can be featured within the EN
District. Where possible, designated open space shall be
contiguous with existing open space uses on adjacent parcels in
order to provide large expanses of open space.
ii. Open space in EN Districts shall be physically connected,
whenever possible, to the Schertz Open Space System outlined in
the Schertz Parks Master Plan and North and South 8chertz
Framework Plans. Designated public trail systems which abut an
EN District shall be connected through the subdivision.
iii. Access shall be provided to designated active or passive recreation
areas or open space or natural areas from one or more streets in the
EN subdivision.
iv. Access will not be required if the open space is to remain in active
agriculture or forestry or if the natural areas contain habitat where
public access should be limited.
C. Open Space Ownership and Management. All lands and improvements in
designated open space shall be established, managed and maintained in
accordance with the following guidelines:
L Designated open space shall be surveyed and subdivided as a
separate parcel or parcels.
ii. Designated open space must be restricted from further
development by a permanent conservation casement running with
the land or other similar legal instrument. The permanent
conservation easement must be submitted with the application for
an EN District and approved by City Council.
iii. The permanent conservation easement may be held by the
following entities, but in no case may the holder of the
conservation easement be the same as the owner of the underlying
fee:
(a) A common ownership association which owns other land
within the subdivision and in which membership in the
association by all property owners in the subdivision shall be
mandatory;
(b) An individual who will use the land in accordance with the
permanent conservation easement;
(c) City of Schertz, or other governmental agency;
(d) A private, nonprofit organization that has been designated by
the Internal Revenue Service as qualifying under section
501(c)(3) of the Internal Revenue Code; or
(e) A combination of the entities in subsection (a)- (d) above.
iv. The permanent conservation easement must specify:
(a) what entity will maintain the designated open space.
(b) the purposes of the conservation casement and the conservation
values of the property;
(c) the legal description of the land under the easement;
(d) the restrictions on the use of the land;
(e) the restriction from future development of the land;
(f) to what standards the open space will be maintained; and
(g) who will have access to the open space.
v. The owner of the underlying fee shall be responsible for the
payment of taxes and assessments on any designated open space
parcel.
3. Streets: Streets within the EN subdivision shall be developed according to the
following standards that promote road safety, minimize visual impacts, and
minimize impervious surfaces:
a. Street design, widths and construction shall conform to the width and
standards contained in the street Bross section without curb and gutters (or
low speed rural cross section) and or recommended in the North and South
Schertz Sector Plans.
b. The number of local street intersections with collector and arterial roads
should be minimized, however, the applicant must demonstrate that such
intersections are adequate, have the capacity to handle traffic generated by
the proposed project, and will not endanger the safety of the general public.
C. If EN subdivisions abut one another or existing development, direct links
should be made to emphasize the connection between existing and new
development.
G. Conceptual and Development Plan: All applications for an EN District shall meet the
standards for Conceptual and Development Plan established for a PDD in See. 21.5.10
(E) to the extent they are not in conflict with the intent or text of the EN District.
H. Criteria for Approval: All applications for an EN District shall meet the Criteria for
Approval established for a PDD in Sec. 21.5. 10 (F) to the extent they are not in conflict
with the intent or text of the EN District.
I. Amendments: All applications for an EN District shall meet the standards for Conceptual
Amendments established for a PDD in Sec. 21.5. 10 (G) to the extent they are not in
conflict with the intent or text of the EN District.
8. The Current UDC is hereby amended to add Section 21.5.14 concerning Mixed
Use Planned Development District (MUPDD) as follows:
Sec. 21.5.14 Mixed Use Planned Development District MUDNVA
A. PURPOSE & INTENT
The purpose and intent of the Mixed Use Zoning District (MU) is to implement the
Mixed Use land use category guidelines established in the City's Sector Plan. The MU
Zoning District is intended to:
1. allow a mixture of complementary land uses that include housing, retail, offices,
commercial services, and civic uses to create economic vitality and a potential rail -
ready development context;
2. emphasize vehicular and pedestrian connectivity to adjacent land uses that balance
neighborhood integrity with the transportation benefits of connectivity;
3. establish a high level of development standards to create development of exemplary
and enduring quality;
4. encourage the development of vertical and horizontal mixed -use areas that are safe,
comfortable and attractive to pedestrians while protecting significant
environmentally sensitive areas;
5. provide flexibility in the siting and design of new developments and redevelopment
to anticipate changes in the marketplace while establishing human - scaled residential
and non - residential buildings;
6. leverage any significant environmental features on the site and treat them as
"features" and not constraints;
7. create of variety of connected community gathering places and entertainment
opportunities of differing scales and character to make walking easy from one place
to another;
8. include a range of residential options that reflect changing lifestyles while balancing
market demand and community preferences;
9. provide appropriate transitions to protect any existing adjacent neighborhoods and
to promote sustained value; and
10. encourage efficient uses of land by facilitating compact development and
minimizing the amount of land that is needed for surface parking.
B. RELATIONSHIP TO THE CITY OF SC"ERTZ SECTOR PLAN & COMPREHENSIVE PLAN
The MU .Zoning District implements the following goals of the Sector Plan:
1. Encourage Mixed Use within a rail -ready development context at the potential Lone Star
Rail Station North Schertz.
2. Support an orderly transition of development from IH -35 to rail -ready development
3. E=ncourage Mixed Use in a Neighborhood Center setting at FM 1518 and Lower Seguin
with a well designed neighborhood context around existing schools and amenities in South
Schutz.
C. APPLICABILITY
The MU zoning district shall be applicable to all properties that are designated as Mixed Use
Core and Mixed Use Neighborhood in the City of Schertz's Framework and Sector Plan.
D. D. DEFINITIONS
The following definitions shall apply to uses and category of uses listed in the MU
schedule of uses and to other terms used in this section only. For terms not specifically
defined under this subsection, Article 16 Definitions shall apply.
Buffer Areas Along Creeks and Flood Plains. These are areas of land parallel to
each side of existing creeks and flood plains, set aside to protect riparian
vegetation and filter waterborne pollutants.
Building Step -back. Building step -back is the setting back of the front building
facade away from the street at a specific floor or height in order to maintain a
consistent street wall.
Civic Uses. These are uses that are related to non - profit organizations dedicated
to arts, culture, education, and government functions.
Comprehensive Land Plan. The Comprehensive Land Plan, as amended, serves
as the community's blueprint for future development by providing guidelines for
the appropriate location, concentration, and intensity of future development by
land use categories.
Conservation Easement. A conservation easement is a voluntary and permanent,
legally binding, deed restriction that limits development of property for the
purpose of protecting and preserving a portion of the City's environmentally
sensitive and natural resources, including agricultural and ranching areas. The
landowner rctains title to the property and the easement applies to all subsequent
owners. The easement must be held by a qualifying party approved by the City.
Continuous Planters. Continuous planters are tree wells between the vehicle
lane /parking lane and the sidewalk. These planters run parallel along the
sidewalk with a few breaks for pedestrian access from the parking lane to the
sidewalk. The planters may be used for street trees and other landscaping
including shrubs and ground cover to soften the edge of the pavement.
Environmental Preserve. An environmental preserve is natural open space
reserved for land that is under permanent conservation. It consists of areas in the
flood plain, woodlands to be preserved, creeks, water bodies, steep grades, and
other environmentally sensitive lands. Activities in the environmental preserve
shall be limited to natural trails, paths, and equestrian trails. If significant water
access is available, canoe put -ins or other passive water recreation activities may
be permitted. The size of an environmental preserve may vary depending upon
the environmental element being preserved. Environmental preserves may also
be in conservation easements.
Fagade. Fagade (s) is the front of the building facing or oriented toward a street or
roadway, excluding alleyways.
Green. A green is an open space available for unstructured recreation. A green
may be defined by landscaping rather than buildings. Its landscape consists of
land and trees in a natural arrangement, requiring minimal maintenance. The size
of a green shall range from 1 acre to 10 acres.
Horizontal Mixed Use. Horizontal mixed use is the location of different land
uses, including commercial, retail, office, residential, public, and other uses in
proximity to one another in separate buildings but in the same development or
block.
Human Scale or Pedestrian Scale. Human scale is the proportional relationship
of a particular building structure, or streetscape element to the human form and
function. Human scale relates the size, design, orientation, and/or Height of a
structure to the height and mass of a pedestrian traveling along the sidewalk or
street adjacent to that structure. Generally human scale buildings are oriented
towards the street with appropriate design elements and amenities on the building
facades fronting sidewalks to making it inviting for pedestrians.
Landscape Concept Plan. A landscape concept plan is a series of drawings that
includes design direction and general schematics for all proposed public and
private landscaping. Drawings do not have to detail every element but provide
images that convey the important landscape design themes.
Live -work Unit, A live -work unit is a dwelling unit that is also used for work
purposes, provided that the `work' component is restricted to the uses of
professional office, artist's workshop, studio, or other similar uses and is located
on the street level. The `live' component may be located on the street level
(behind the work component) or any other level of the building.
Mixed Use Development. Mixed use development is any development that
proposes either vertical mixed use or horizontal mixed use in the same
development of one or multiple buildings.
Mixed Use Core, Mixed Use Core is a component area of a MU District and is
intended to be the area of highest intensity of land uses and buildings within the
overall Mixed Use development. The Mixed Use Core may include retail,
entertainment, office, institutional, arts, and other uses. Residential uses may be
included if they are located in upper floors of mixed use buildings.
Mixed Use Transition. Mixed Use Transition is a component area of a MU and
is intended to be an area of transition from the Mixed Use Core or Neighborhood
to any adjoining land uses. Based on site - specific adjacency conditions, a Mixed
Use Transition zone may be classified as one of the following:
• Neighborhood Transition zone — the area between an existing residential
neighborhood and a Mixed Use core or Neighborhood.
• Major Roadway Transition zone — the area between the Mixed Use Core or
Neighborhood and a major roadway corridor.
• Enviromnental Transition zone — the area between the Mixed Use Core or
Neighborhood and a major environmental feature.
Mixed Use Neighborhood. A Mixed Use Neighborhood is a component area of a
MU with predominantly residential uses and open spaces. A Mixed Use
Neighborhood may also contain small - scaled civic uses at key locations.
Park, A park is a natural preserve available mainly for unstructured recreation.
Any structured recreation shall be limited to less than 10% of the park. A park is
usually independent of surrounding building frontages. Its landscape consists of
natural paths, trails, meadows, woodlands, and open shelters. Its size shall range
from 5 - 10 acres.
Parks & Open Space Master Plan. The City's adopted Parks & Open Space
Master flan which establishes a comprehensive parks and trail system for the
community.
Plaza. A plaza is an open space available for civic purposes and limited
commercial activities. A plaza is spatially defined by buildings and its landscape
shall consist primarily of pavement with trees being optional. Plazas are to be
located in the Mixed Use Core or Transition areas and shall be under a '/4 acre in
size. Plazas can be extensions of sidewalks for the purpose of providing outdoor
seating for restaurants and cafes.
Primary or Principal Building. The primary building on a lot is also known as
the principal building and is the largest building on any lot that has more than one
building.
Primary Entrance. The primary entrance is the main or principal pedestrian
entrance of all buildings (except outbuildings). The primary entrance is the
entrance designed for access by pedestrians from the sidewalk, or street if a
sidewalk is not present. This is the principal architectural entrance even though
day -to -day residential access may be via a secondary entrance associated with a
garage, driveway or other vehicular use area.
Primary Street. A primary street(s) is a street that provides the main point(s) of
access from an arterial or collector roadway to the Mixed Use District's interior
street network.
Public Buildings. Public buildings are buildings used for government or related
functions, including public administration, courts, libraries, community centers,
and public safety functions.
Public Realm. The public realm is the area from building facade to building
facade. This includes the street, sidewalks and pedestrian amenities, any
landscaping strips or medians, parks, common yards, etc.
Public Street, Type A. Type A Public Streets are the primary pedestrian- oriented
streets and require a higher quality design environment and minimal
accommodation of auto - oriented ancillary uses (driveways and parking) with
respect to siteetscape and building design.
Public Street, Type B. Type B Public Streets form the secondary street network
providing access to pedestrian oriented streets (Type A Streets) and may
accommodate automobile access to properties and uses.
Residential Loft. Residential loft is typically a residential unit designed to
commercial standards (with high ceilings, open plans, and large windows) located
above street level commercial space.
Sector Plan. The City of Schertz Sector Plan, as amended, consisting of multiple
elements, as adopted by the City Council.
Square. A square is generally a geometrically synunetrical open space of 1/2 to 2
acres, available for unsu ctured recreation and civic purposes. A square is
spatially defined by streets and buildings, at least on three sides. Its landscape
consists of paths, lawns, and trees, all formally arranged.
Street Tree. A street tree is a tree or group of trees that line the edge of a street or
roadway and includes trees inside and outside the street right -of -way.
Streetscape Treatments, Streetscape treatments include all improvements in a
right -of -way and adjacent to it that create an attractive and safe pedestrian
environment. Treatments shall include street trees, street light standards, street
furniture, and trash receptacles. Streetscape treatments may also include a range
of features such as paving materials, streetlpedestrian/wayfinding signs, media
boxes, parking meters, utility boxes, seating, public art /water features, bike racks,
bollards, information kiosks, and similar features.
Thoroughfare plan. The Thoroughfare, as amended, serves as the community's
blueprint for the City's future transportation network based on the future land use
allocation and intensity.
Vertical Mixed Use. Vertical mixed use is a building or structure in which at
least one of the upper floors of a commercial building has residential uses (live -
work units or lofts) with retail or office uses at the other levels.
E. GENERAL DISTRICT STANDARDS:
Generally. A Mixed Use Zoning District shall consist of a minimum of two of the
following three distinct components designated in the ordinance creating the
district: a Mixed Use Core, Neighborhood, and Mixed Use Transition. Land uses
in the district shall be established based upon the overall character and design of
the district. All MU districts shall be a minimum of 40 acres in size or can be
created by adding a minimum of 10 acres contiguous to an existing MU district.
All MU districts shall contain appropriately designed and scaled open spaces to
preserve existing wooded areas, stream corridors and views, and invite passive
recreational activities. All MU districts shall contain appropriate transitions to
adjacent land uses. These components shall be established through a Conceptual
Plan and/or Development flan at the time of rezoning.
2. Mixed Use Core Area. The Mixed Use Core Area shall be the primary Iocation of
the highest intensity of commercial, professional, retail and residential uses. .
Neighborhood. The Neighborhood is a component area of any MU Zoning
District that is predominantly residential in nature. Limited retail and civic uses
may be located at key points within the neighborhood. The location of the
neighborhood shall be determined based upon the overall character and design of
the proposed MU district and the following criteria:
a. The neighborhood component is to be located adjacent to the Mixed Use Core
and any Mixed Use Transitions ;
b. The neighborhood shall be well integrated with proposed open space and
other civic uses to create a sense of place;
c. The neighborhood shall also be integrated with proposed Mixed Use Core
and/or Mixed Use Transitions in a manner that provides automobile and
pedestrian access within the proposed MU Zoning District; and
d. Uses in the neighborhood shall be to the density and scale that is appropriate
based on the context and character of the proposed district.
4. Mixed Use Transition. MU Zoning Districts may, at the election of the applicant
and based on the development context, also include appropriate Mixed Use
Transition components which are the areas between the Mixed Use Core and /or
Neighborhood to adjoining conditions.
5. Open Space. The open space component shall be integrated into the overall
design of the Mixed Use Zoning District.
a. The type, scale, location, and design of the open space component shall
depend on the context and location of the other components of the MU
district.
b. Square, parks, greens, and environmental preserves are encouraged in all
components. Plazas may serve as open spaces and shall only be appropriate in
the Mixed Use Core.
F. SCHEDULE OF USES
1. Uses within the MU shall be in accordance with the following schedule of uses
(Table 1).
P Use is permitted in the district indicated
S Use is permitted in the district indicated upon a rovai orS eeiftc Use I
PID Use is perinilted in the district indicated with additional Design Criteria
Use is orohibited in the district indicated
TAle i - Schedule of Uses
2. Table 2 shows the proportions of components required to create a MU district. A
minimum of two out of three MU Zoning District components (in addition to the
minimum required Open Space) must be combined for a total of 100% within the
MU district. The City Council may vary percentages within the Limits indicated
based upon site specific conditions in the ordinance establishing the district. The
percentages shall be calculated based upon the gross area of the MU district being
proposed.
G. DEVELOPMENT STAN DARDS
1. Standards in the MU District are intended to facilitate the development of unique
and pedestrian - friendly environments. To this end, design and development
standards are intended to be tailored to create such an environment. In order to
provide flexibility in use with prescription of the building form, all applicable
development standards for each development project in the MU, including listing
any applicable sections of the City of Sche1-tz Unified Development Code that the
particular development project may be exempt from, shall be established via the
ordinance rezoning the property. If there are any conflicts between standards in
Table 3 below and any other standards in the UDC, then standards in Table 3
below shall prevail.
2. Accessory Buildings, Uses, and Structures — Standards in Section. 21.8.2. shall
apply unless other standards are proposed by the applicant and approved by City
Council.
3. The following standards shall apply to development in the Mixed Use Zoning
District. Most standards have a numerical range and few have a specific
numerical value. Due to the inapplicability of one development standard across
all Mixed Use districts and to encourage a diversity of development proposals, the
developer shall propose the standards indicated as "Flexible" or
"Permitted/Flexible" on the following table for the proposed development at the
time of conceptual plan application submittal. However the proposed standards
shall be based on the Purpose and Intent and Performance and Design Standards
of the Mixed Use Zoning District.
Use Deveioprnerr!
Cure Nelglrhorhood Trimsirion
.rrrrrrrrunr
1.0 street Desi n Standards (This standard o lies oil to new streets located in the Mixed Use District
Street design standards in the MU District shall be based upon creating a safe and inviting walking environment through an interconnected network of
roads with sidewalks, street trees, street furniture, and amenities. Cul-de-sacs are prohibited unless natural features such as topography or stream
corridors prevent a street connection. The right -of -way widths for streets in the MU shall depend on the street typology and streetscape standards
proposed and approved in the ordinance creating the district_ Applicant shall establish a network of both Type A and Type B Public streets. The North
and south schertz Sector Plan shall be used as a guide for street design standards within the MU. The 1T6 Ala ital or Con(exi Sensi ive S ltrlio s o
Desi rein A9n'or o h nr s (referenced as ITE Manual) may also be used in lieu of the Sector Plan to develop alternative street design standards
within the MU, subject to the approval of tile Cit . <25 m (except exce l new collector or arlerial
a. Design speed 525 ntph (except new collector or < 25 mph streets) p
b. Street types all owed (see boulevards: 4 -lane divided Avenues: 3 Irene
g. Alleys
2.0 Slrecisca a Standards 5 feet (minimum)
a. Sidewalksffrailst 6 feet (minimum) S feet (minintunt}
Walkways
b. PlanterlPlanting Strip free wells or PlantersfPlanling PlantcrslPlantingscrips PlauterslPlmnling strips
Type 2 strips
G. PlanterlPlamting Strip 6' X 6' tree well or 6 fact — 8 feet wide planting strip 6 feet— 8 feel wide planting slrtp
width 6 feet — g feet wide lancing slri
d. Street trees Re uifed/Flexibte Re uircdlFlcxible Re uiredlFlexible
71te applicant shall subunit a proposed street tree planting plan, including a tree palette and spacing as a part of due Landscape Concept Plan, which shall
be reviewed by the City and must be approved by the City Council at the lime of Concept Plan and zoning change. The regmirelnents ror the landscape
concert D12n are outlined in Section H 00).
3. O ettlCivic S ace Standards
a. Open/Civic Space RequiredlFlexlble Required/Flexible. Squares and Required/llexible, squares and greens are
Squares and plazas are greens are appropriate appropriate
a ro rialc
°Uvemll opea/ci vie space alloealians to the MU district shall be a nrininarrn of f0% of the gross area of the entire site included in the MU concept plan
and shall be distributed appropriately between the h1U components. The location and design ojapproprirrte open spaces shall be based on Section
(9) o thin• Section.
d. Block and Lol Standards
a. Block Type Regular (square or rectangular) Eree'clanRutar, r irregular (square, Regular or irregular {square, rectangular,
Irregular blocks may be permitted or cmvilincer based or eurvilinear based on topography and
only if natural topography and/or raphy and vegetaliou) vegetation)
vegetation prevents a reetilinear
id
b. Block- Perimeter Max. block perirrteter= 1,600' Max. block perimeter = 2,000' Max- block perinteter= 2,000'(unless
(uutess limited by unique site limited by unique site conditions such as
conditions such as topography and topography and vegetation)
e. Lot Area pr6RLUM -°°--
d. Lot Wilt an d ire th Flexible Flexible
Flexible
TAl1LE3
Flexible
Flexible
f. Maaimunt finpervious Flexible
Core
Neighborlroad
Trausltlorr
Miser! Use Develaptnerr!
Standard
Avenues: 3 -lane divided
Residential streets: Vane
Avenues: 3 lane divided
Sector Plan for
recommended R -O -W
Main streets
undivided
Residential Alleys
Main streets
Residential streets: 2 -lane undivided
and cross sections or ITC
Residential streets: 2 -lane
Commercial and/or Residential Alleys
Manual)
undivided
Cummercial Alle s
ITF. Manual standards shalt apply
e. Travel lane widths
d. Tuntin *radii
e. On- street Parking (along
all streets except arterials
and alleys)
• Parallel
Permitted
FNotpenuitted
Permitted
Not
• Angled (only if
Pennitted
permitted
vehicles per day arc
projected to be less
than 8.000)
Not pe mtitted
Not pemtitted
Not mtilled
Pe
• Head in
S feel
7 - 8 feet
S feel
f. Parking lane width
Parallel
An led
IS feel
PerntittedlFlexibte
NIA
Perntitted(Hexible
Pent tedlf lexi bie
Prruit
g. Alleys
2.0 Slrecisca a Standards 5 feet (minimum)
a. Sidewalksffrailst 6 feet (minimum) S feet (minintunt}
Walkways
b. PlanterlPlanting Strip free wells or PlantersfPlanling PlantcrslPlantingscrips PlauterslPlmnling strips
Type 2 strips
G. PlanterlPlamting Strip 6' X 6' tree well or 6 fact — 8 feet wide planting strip 6 feet— 8 feel wide planting slrtp
width 6 feet — g feet wide lancing slri
d. Street trees Re uifed/Flexibte Re uircdlFlcxible Re uiredlFlexible
71te applicant shall subunit a proposed street tree planting plan, including a tree palette and spacing as a part of due Landscape Concept Plan, which shall
be reviewed by the City and must be approved by the City Council at the lime of Concept Plan and zoning change. The regmirelnents ror the landscape
concert D12n are outlined in Section H 00).
3. O ettlCivic S ace Standards
a. Open/Civic Space RequiredlFlexlble Required/Flexible. Squares and Required/llexible, squares and greens are
Squares and plazas are greens are appropriate appropriate
a ro rialc
°Uvemll opea/ci vie space alloealians to the MU district shall be a nrininarrn of f0% of the gross area of the entire site included in the MU concept plan
and shall be distributed appropriately between the h1U components. The location and design ojapproprirrte open spaces shall be based on Section
(9) o thin• Section.
d. Block and Lol Standards
a. Block Type Regular (square or rectangular) Eree'clanRutar, r irregular (square, Regular or irregular {square, rectangular,
Irregular blocks may be permitted or cmvilincer based or eurvilinear based on topography and
only if natural topography and/or raphy and vegetaliou) vegetation)
vegetation prevents a reetilinear
id
b. Block- Perimeter Max. block perirrteter= 1,600' Max. block perimeter = 2,000' Max- block perinteter= 2,000'(unless
(uutess limited by unique site limited by unique site conditions such as
conditions such as topography and topography and vegetation)
e. Lot Area pr6RLUM -°°--
d. Lot Wilt an d ire th Flexible Flexible
Flexible
c. Maximum Lot Covera a Flexible Flexible
Flexible
Flexible
Flexible
f. Maaimunt finpervious Flexible
Cover
5.0 Building Standards
a. Principal Building i story (miniutum) I story (�(rnxxinium) )
t story (minimum)
Height* S stories (maxhrtum) 3 storie4
be
stories (maximum)
the height calculation as long as thep do nor
* ihrilding height shall he measured in monber ojstories. ANics and nrz-= anises shall excludedfront
exceed 50% oft le oor area o a typical Jloor in the same building,
b. Setbacks ** Flexible
15 feel (maeimunt)
Flexible
• Front
Flexible Flexible
Flexible
t Alleys shall be required for all development with lots 60 %et or less in width.
z Planters or Planting Strips arc required for all new public streets in the MU (with
the exception of alleys).
rlfixed Use Developnten!
Core Netglrborl+ood 1 Transition
6 Side Flexible t-texune • �^
Rear
- Minfwant and/or maAnnan+ selback slandards are lobe proposed by the applicant for each caaponent area bused on the Purpose and !tricot of the
MU District mid Per anuance and Design Standards established in Section H o this Code. PenuittedlFlexihle
c. Aecesso builditi PcrmittediFlexibie Pennittcd/FlcAblc
Slandards jor accessary rises and struclures shall be provided by the applicant. 77re standards shall result in accessory buildings being subordinate In
sire and scale la the principal building. Standards in Sec. 21.81, Accessory IDiildings shall apply if the applicant does not specifically provide
regrdaflnns for accesson uses andsiruclerres.
d. Principal building Buildings shall be oriented to a Type A street or toward another focal point such as a park, plaza, square, other open
orientation space or environmental feature. Sec subsections l for additional re uitemenis.
e. Building farfadc & 77he applicant shall propose appropriate building fapade and architectural design standards for all the MU components
architectural design in the development with the application for zoning changelcortcepl plan- They shall be based on the criteria
standards established in subsections I of this ordinance.
6. Site Design Standards
a, off - street parking 'tile applicant shall propose off - street parking standards appropriate to serve the proposed uses in the MU. Standards
in Sec. 21.10.4 shall be used as a guide to establish parking standards but parking slandards unique to the MU shall be
established in lie ordinance creating the MU. Section H (6) shall regulate the location and design of all proposed off-
street parking including any stnnctured arkh proposed.
Parking standards i +r the,1lU ore intended to be flexible due to the mixed use nature, shared parking oe2orhinflies, oad avnilabl101 o on- street rarkhr .
b. OfF sireel loading Section 21.10.8 applies unless NIA Section 21.10.8 applies for lion - residential
alternative standards are provided uses only unless alternative standards are
c. Screening
1. Trashlrecycling RequiredlFleeible Required for non - residential uses
receptacles Flexible for residential uses (along alleys ifalleys are provided)
_ - --------•---------•-----------
---------------
2 Other utility See See. 21.9.9
equipment- ----- ---- -------- -- - - -• --------------------•---
3 loading spaces Required for non - residential uses. Section 21.9.9 applies for non - residential uses only unless alternative standards are
Vm---- ---- ----- ---- •--- - -- - -- - --------------------•-------•-----------•-------------------------
4. Surface parking areas ssttereetiae jib tile 'except o+n of alleys unless the applicant proposes attemative screeningtsgndards alltl el me of concept
plantzoning change application. )
1. Landscape buffer Required/Flexible NIA
between surface
parking and
sidesyalksArails and
slreels (except alleys)
- - -- - -- NIA
- -2 Parking lot H-1-in nirnum Flexible
interior landscaping
Required only for non- residential uses
- - ----------------------------
---------------- -
Fl -exible
77re applicant shall provide a Imrdreape eaneepl plan Pei-Seellnn H (10) +villr the concept plan application that idenn fles landscape theories and
general design approach addressing street free planting, streetscape treaaneals, any required screening, parking lot landscaping, and landscaping
proposed in all the fdenlogd open space m-eas. Information provided at the concept plan phase nroy be schematic meeling the design inlent of the
proposeddemlo2nnent. Detailed landsca in tans shall be required or the site plan stage for all non- restdennaal development.
e. Lighting Required/Flexible (Asa part of the concept plan application, the applicant shall propose lighting standards lhflt
1- 'Building entrances includes street light standards and other amenities as a part of the slreetscape treatment plan. The landscape concept
2. Parking areas, trails, plan may be combined with a concept plan for lighting.)
and streets
r. Signs Flexible (Flexible signage in the Mixed Use District may be proposed by the applicant to City Council. Signage in t
MU shall integrate die Areeiscape and architectural design of the district through a paleft of signs that enhance tie
edes(rlaa environment and create a uniq ne identity.)
H. PERFORMANCE & DESIGN STANDARDS
1. General Layout Standards.
a. The proposed district shall contain a network of connected streets and
walkways that provide a variety of transportation routes and disperse traffic.
Streets shall be designed to create a pleasant walking environment with on-
street parking and streetseape treatments.
b. The proposed district shall contain designated sites for civic, institutional, or
religious buildings. Buildings such as schools, libraries, meeting halls, places
of worship, and day care facilities shall occupy prominent places in the NW
and be planned in coordination with open spaces.
c. The proposed district shall. contain many separate and human - scaled
buildings:
L The lots and a variety of buildings shall generate a cohesive pattern that
allows streets to be civic places.
ii. Building heights shall vary, with one to six story structures typical in the
Core, one to four story structures in Transition area and one to three story
structures in the Neighborhood area. Buildings shall help define the
sidewalks and streets.
iii. Driveway sizes and locations shall minimize the impact of the automobile
on the public realm and shall be located along Type "B" Public Streets or
along alleys.
2. Buildine Orientation.
a. Non - residential and mixed use buildings shall have a minimum of 25% of
their building frontage oriented along a Type "B" Public street, arterial,
highway frontage, or collector streets and a minimum of 65% of their building
frontage oriented along Type "A" Public Streets (with the exception of alleys
which shall have no minimum building frontage requirement) (see illustration
below applicability of minimum building frontage requirement along a block).
b. Residential buildings shall have a minimum of 25% of their building frontage
oriented along a Type "B" Public street, arterial, highway frontage, or
collector streets and a minimum of 54% of their building frontage oriented
along Type "A" Public Streets (with the exception of alleys which shall have
no minimum building frontage requirement).
4.
Alley Sepniand
.e Z, Parking Access
Type W Street
iWinimum Building Frontage Required for Non - Residential and
il,fixed Use Buildings
Building Entrances.
a. Primary facades along Type "A" Public Streets shall contain
the main entrance of any principal building,
b. All principal buildings in the M J located on a Type, "A"
Public Street serving the development shall also have doors,
windows, and other architectural features facing that street.
Non - residential or mixed use coiner buildings shall have at
least one customer entrance facing each street or a corner
entrance instead of two entrances.
Buildiniz Facade Standards.
a. The minimum ground floor height as measured from the finished sidewalk to
the second floor for all vertical mixed use, commercial, and live -work
buildings shall be 12 feet. The minimum finished floor height for all upper
floors of vertical mixed use, commercial, and live -work buildings shall be 9
feet. The minimum floor to floor height for all other buildings shall be 9 feet,
b• The ground floor elevation of all residential buildings (attached, detached, and
stacked) shall be raised a minimum of two (2) feet above the finished level of
the public sidewalk/trail in front of the residential structures unless the
building is setback more than 10 feet from the public sidewalk.
c. All development shall provide ground floor windows on the building facadc .
facing and adjacent to a street (with the exception of alleys) or facing onto a
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Type W Street
iWinimum Building Frontage Required for Non - Residential and
il,fixed Use Buildings
Building Entrances.
a. Primary facades along Type "A" Public Streets shall contain
the main entrance of any principal building,
b. All principal buildings in the M J located on a Type, "A"
Public Street serving the development shall also have doors,
windows, and other architectural features facing that street.
Non - residential or mixed use coiner buildings shall have at
least one customer entrance facing each street or a corner
entrance instead of two entrances.
Buildiniz Facade Standards.
a. The minimum ground floor height as measured from the finished sidewalk to
the second floor for all vertical mixed use, commercial, and live -work
buildings shall be 12 feet. The minimum finished floor height for all upper
floors of vertical mixed use, commercial, and live -work buildings shall be 9
feet. The minimum floor to floor height for all other buildings shall be 9 feet,
b• The ground floor elevation of all residential buildings (attached, detached, and
stacked) shall be raised a minimum of two (2) feet above the finished level of
the public sidewalk/trail in front of the residential structures unless the
building is setback more than 10 feet from the public sidewalk.
c. All development shall provide ground floor windows on the building facadc .
facing and adjacent to a street (with the exception of alleys) or facing onto a
park, plaza, or other civic space. The required area of windows and doors on
each street facade fronting a Type "A" street, park, square, green, plaza, or
other civic space as a percentage of that facade shall be established in Table 4.
The required minimum area of windows and doors on all other street facades
(Type "B" Public Streets with the exception of alleys) may be reduced by
20% of the corresponding requirement along a Type "A" Public street facade.
Table 4
Building and FaVade
Core
Neighborhoad
Trausition
All principal buildin Facades
Ground floor facade
Windows and doors
Minimum
Niax�mum
40%
30%
30%
a�-
Upper floor facade
Windows and doors
Minimum
Macim In
25%
30%
1 60%
30%
60%
d. Darkly tinted windows and mirrored windows that block two -way visibility
shall not be permitted along ground floor- facades.
e. All vertical mixed use and non - residential buildings shall have door openings
spaced at no greater than 60 feet on the ground floor along all Type "A"
streets, plazas, squares, or other civic spaces within the Mixed Use Core zone.
Architectural Design Standards.
a. To ensure compatibility of building types and to relate new buildings to the
building traditions of the region, architectural design shall be regulated,
governed, and enforced through architectural design standards proposed by
the applicant. The applicant shall submit the proposed standards as a part of
the concept plan application for all development in the MU. The Planning and
Zoning Commission shall make a recommendation and is subject to the
approval of the City Council at the time of Concept Plan.
b. Architectural design standards for a proposed MU shall:
i. specify the materials and configurations permitted for walls, roofs,
openings, street furniture, and other elements;
ii. be based on traditional building precedents from the region;
iii. include the following:
• architectural compatibility among structures within the
neighborhood;
• human scale design;
• pedestrian use of the entire district,
• relationship to the street, to surrounding buildings, and to
adjoining land uses; and
• special architectural treatment of gateways/civic buildings.
c. All building frontages along public and private streets (with the exception of
alleys) shall break any flat, monolithic facades by including architectural
elements such as bay windows, recessed entrances, or other articulations
(vertical and horizontal) so as to provide pedestrian interest along the street
level fagade including discernible and architecturally appropriate features such
as, but not limited to, porches, cornices, bases, fenestration, fluted masonry,
bays, recesses, arcades, display windows, unique entry areas, plazas, courts, or
other treatments to create visual interest, community character, and promote a
sense of pedestrian scale. Expanses of blank walls exceeding 30 continuous
feet are prohibited along all Type "A" streets and 50 continuous feet along all
other streets except alleys.
d. All buildings in the MU Zoning District shall be constructed with exterior
building materials and finishes of a quality to convey an impression of
permanence and durability. Materials such as masonry, stucco, stone, terra
cotta, ceramic tiles, and similar durable architectural materials are allowed and
shall be approved with the Concept Plan for the district.
e. Non - residential buildings and sites shall be organized to group the utilitarian
functions away from the public view of any street (with the exception of
alleys). Delivery and loading operations, IIVAC equipment, trash compacting
and collection, and other utility and service functions shall be incorporated
into the overall design of the buildings and landscaping. The visual and
acoustic impacts of all mechanical, electrical, and communications
equipments (ground and roof-mounted) shall not be visible from adjacent
properties and public streets, and screening materials and landscape screens
shall be architecturally compatible with and similar to the building materials
of the principal structures on the lot.
6. Location and Design of Off - Street Parking.
a. The applicant shall provide standards for the quantity of off - street parking
proposed in the district based on an analysis of the parking demand for the
mix of uses proposed and availability of on- street parking in the district.
Section 21.10.4 shall be used as a guide to establish the amount of parking
required for uses proposed in the MU if the applicant does not specifically
provide alternative standards. The City Council may establish the alternative
parking standards proposed by the applicant in the ordinance establishing the
district.
b. Off - street parking (within surface parking lots) for all non - residential and
mixed uses located along Type "A" Streets shall be limited. to 35% or less of
the block frontage and 75% or less on Type B Streets, arterial, collector, and
highway frontage streets (see corresponding building frontage requirement).
c. Any off - street surface parking area located adjacent to a street or a residential
use shall be screened in the form of a landscape fence which is at least four
feet (4') in height.
d. A surface parking lot may not be adjacent to a street intersection or square, or
occupy a lot that terminates a street vista.
e. Shared parking facilities are encouraged for non - residential uses in the MU.
b. Bicycle parking shall be provided for non - residential uses, especially for
schools, parks, trails, and other recreational facilities. Bicycle parking shall
be provided at a rate of S% of all off-street automobile parking spaces
provided for non- residential and mixed uses in the district. Bicycle parking
may be shared between uses and shall be centrally located, easily accessible,
and visible from streets or parking lots. They may be located between the
roadway and the building facades as long as their location does not impede
pedestrian walkways.
c. Any off - street parking provided for residential uses shall be located in such a
manner as to minimize the impact of garages and driveways along the
residential street. All residential lots that are less than 60 feet in width shall
have off - street parking and/or garages accessed from alleys. All lots 60 feet
and wider may have front loaded garages (pull- through garages), but in no
case shall the width of the garage exceed 40% of the front fagade width of the
entire building. In addition, the garage shall be set back at least three feet (3')
from the front fagade of the home.
7. Design of Automobile Related Site Elements (Drive Throughs, Gas Canopies,
etc.)
a. Drive - through lanes, drive up windows, service bays, and other auto - related
site elements shall not be located along or be visible from any Type "A"
Public Street.
b. Along Type "B" Streets, no more than two drive - through lanes shall be
permitted along that lot's street frontage. In addition, no more than 60% of
the Iot's frontage along a Type "B" Street shall be dedicated to auto - related
site elements (see illustration below).
c. Drive - through lanes shall be hidden behind a screening device (min. 4' in
height) along the Type `B" street frontage. There shall be no limit to the
number or frontage of drive- through lanes located along alleys.
Typa'A° Street
Image showing opp,apriade design of arrfoa•elated site elements
d. All off - street loading, unloading, and trash pick -up areas shall be located
along alleys only. Such uses may be located along Type "B" Streets only if
the lot has no access to an alley. Any off- street loading, unloading, or trash .
pick -up areas shall be screened in accordance with Section 21.9.7.
8. Design of Parking Structures
a. All frontages of parking structures located on Type "A" Streets shall be lined
by active commercial uses on the ground floor to a minimum depth oF25'.
b. Parking structure facades on all public streets (except alleys) shall be designed
with both vertical (facade rhythin of 20' — 30') and horizontal (aligning with
horizontal elements in the block) articulation.
Images showing appropriale design of parking sl""1111 es
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^Through
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PA00 Bays r
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d
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Lobby, OiBce al
Entrance
Sam
Storekont
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v ,
—
Sidewalk
—J
Typa'A° Street
Image showing opp,apriade design of arrfoa•elated site elements
d. All off - street loading, unloading, and trash pick -up areas shall be located
along alleys only. Such uses may be located along Type "B" Streets only if
the lot has no access to an alley. Any off- street loading, unloading, or trash .
pick -up areas shall be screened in accordance with Section 21.9.7.
8. Design of Parking Structures
a. All frontages of parking structures located on Type "A" Streets shall be lined
by active commercial uses on the ground floor to a minimum depth oF25'.
b. Parking structure facades on all public streets (except alleys) shall be designed
with both vertical (facade rhythin of 20' — 30') and horizontal (aligning with
horizontal elements in the block) articulation.
Images showing appropriale design of parking sl""1111 es
c. Where above ground structured parking is located at the perimeter of a
building, it shall be screened in such a way that cars on all parking levels are
not visible from adjacent buildings or the street. Parking garage ramps shall
not be visible from any public street. Ideally, ramps shall not be located along
the perimeter of the parking structure. Architectural screens shall be used to
articulate the fayade, bide parked vehicles, and shield lighting.
9. Civic/Open Space Standards.
a. The provision of adequate and appropriate civic /open space areas shall be
integral to all development in the district. The minimum requirement for
civic /open space in the district is 10% of the gross area of the property(ies)
proposed for rezoning under a single Conceptual or Development Plan which
shall be dedicated open space and shall be included in the zoning
change /development plan application for a proposed MU zoning district.
b. The civic /open space provided shall be appropriately designed and scaled in
each of the district components.
c. The following criteria shall be used to evaluate the merits of proposed
civic /open spaces in the MU:
i. The extent to which environmental elements preserved are considered as
"features" or "focal points" and integrated into and prominently located as
"front yards" in the development; adding value to the development;
ii. The extent to which emphasis has been placed on preservation of existing
wooded areas, view sheds, water bodies, topography, and stream corridors
in a natural and contiguous state;
iii. The extent to which pedestrian connectivity in the form of sidewalks,
natural walking paths along stream and creek corridors has been
addressed; and
iv. The extent to which a range of open spaces have been provided to be
contiguous with existing open spaces and to invite passive recreational
uses from plazas and squares to playgrounds, parks and environmental
preserves, appropriately organized within the respective MU component.
d. Open spaces may be in the form of pocket parks, children's play areas,
squares, linear greens, and environmental preserves. Active sports fields and
structured recreational activities shall be limited to less than 10% of any parks
located in the district.
10. Landscaping Standards.
a. The purpose of landscaping in the MU is to enhance pedestrian and open
space areas, to help delineate active areas from passive areas, to provide a
screening buffer between pedestrians and vehicular circulation, utility
functions, and incompatible adjacent developments.
b. The applicant shall submit a landscape concept plan in conjunction with the
zoning change and concept plan application. The landscape concept plan
establishes the design direction and general schematics for all proposed
landscaping including all aspects of the public realm such as street trees,
plant/tree palette, streetscape treatments, pavement details, front yards, and
medians; proposals for required parking lot landscaping, screening, design
concepts for all open spaces, and lighting.
c. Proposed landscaping shall meet the following standards:
i. Be pedestrian oriented.
ii. Designed in such a way to not create a security or physical hazard to
pedestrians, bicyclists or motorists.
iii. Enhance or complement the architectural design of the mixed -use
development.
iv. Provide visual interest year - round. Utilize water conservation methods and
drought tolerant planting where possible_
v. Shall be provided between parking lots and all adjacent sidewalks.
vi. Meet the standards for Installation and Maintenance in Section 21.9.7 (C).
vii. Propose a plant/tree palette that mostly includes native species.
I. APPLICATIONS AND DEVELOPMENT REVIEW PROCESS
An applicant requesting a rezoning to the Mt1 shall submit an application that meets the
requirements of this Section and Section 21.5.10 (B) Application Requirements for a
Planned Development District (PDD).
2. Processing of Application and Decision: shall meet the requirements of Section 21.5. 10
(C) for a Planned Development District (PDD).
The application shall submit a Conceptual and Development Plan that meets the
requirements of Section 21.5.10 (E) for a Planned Development District (PDD). In
addition to the requirements of Section 21.5.10 (E), the applicant shall also adequately
demonstrate the compliance with the Development Standards within this Section.
4. The application for W shall meet the standards in Section 21.5.10 (F) Criteria for
Approval and Section 21.5.10 (G) Amendments for a Planned Development District
(PDD).
J. MODIFICATIONS
The City Council may approve modifications to any established standards in the W
after a recommendation by the Planning and Zoning Commission based on unique site
conditions and development context at the time of the application. In granting a
modification, the City Council may impose any conditions that it deems necessary or
desirable to protect the public interest and implement the goals of the City's Sector flan
with respect to mixed use.
The Current UDC is hereby amended to add Section 21.5.15 concerning Design Overlay
Districts (DO) as follows:
Sec. 21.5.15 Design Overlay Districts
A. Purpose and Intent
The purpose of this section is to provide a set of Design Overlay Districts that correspond
with existing zoning and establish a coherent character and encourage enduring and
attractive development.
B. Applicability
Standards in this section apply in addition to standards in Article 9 Site Design Standards
to the extent that the standards in Article 9 are not in conflict with standards in this
section. In case of any conflicts, the stricter of the 2 standards shall apply.
C. Overlay Districts Established: Four (4) Overlay Districts shall be established per this
Section.
1. Purpose and Applicability
a. Highway Commercial Overlay District (DOHC): The Highway Commercial
Overlay District maintains land uses in the underlying current zoning. The
Highway Commercial Overlay District is to be placed over I -10 and I -35
frontage where the underlying zoning is General Business (GB) zone. In
addition, the Highway Commercial Overlay District shall apply to all
properties with frontage on FM 78 as designated on Exhibit A.
Development standards in this Overlay District are intended to take
advantage of the visibility along the highway for more auto - oriented
development while transitioning towards a more pedestrian oriented
frontage along the interior roads. Generally, this frontage type may
accommodate large - format retail or office sites with surface parking along
the site's highway frontage. The goal is to minimize the impact of large,
surface parking lots and discourage the "big - box" look. In addition, the
site shall be planned in such a manner as to facilitate a more urban block
infill development pattern with respect to building pads, parking, driveways
and service areas.
b. Campus Commercial Overlay District (DOCQ: The Campus Commercial
Overlay District shall maintain the land uses in the current underlying
zoning. However, the development standards for this Overlay District are
intended to address development in areas marked as Campus Commercial in
the North and. South Schertz Framework Plans. Development standards in
this district are intended to take advantage of the large and underutilized
parcels with access to regional connectors. Generally, this district may
accommodate large - format office sites with surface parking within the
interior of the lot/block and screened from public view along internal streets.
The goal is to minimize the impact of large, surface parking lots and
encourage the "office park" look. In addition, the site shall be planned in
such a manner as to facilitate a more urban block infill development patter
with respect to building pads, parking, driveways, and service areas, when
the market can accommodate it,
C. Industrial Overlay District. (DOI): The Industrial Overlay District maintains
underlying uses from current zoning. The Industrial Overlay standards are
intended to allow both small incremental redevelopment and large
redevelopment of industrial uses. In addition, the site shall be planned in
such a manner as to locate buildings at corners of intersections to anchor
that intersection with mid - block screened surface parking along the
corridor.
d. Downtown Overlay District (DOD): The Downtown Overlay District is
intended to implement the recommendations of the Schertz Downtown
Revitalization Plan by establishing alternative development standards to
facilitate adaptive reuse of existing structures.
D. Standards in the Highway Commercial Overlay District
1. Building Design Standards
a. The Building Design Standards and Guidelines for the Overlay Districts in
North and South Sectors shall establish a coherent urban character and
encourage enduring and attractive development. Development plans shall be
reviewed by the Planning and Development Director or designee for
compliance with the standards below. Buildings shall be located and
designed so that they provide visual interest and create enjoyable,
human - scaled spaces. The following standards apply:
i. Buildings shall be oriented towards Primary Streets, where the lot has
frontage along a Primary street. All other buildings shall be oriented
towards the Secondary streets or Civic Spaces. If the lot does not front
a Secondary Street or the Primary then it may front a Tertiary Street.
ii. Primary entrance to buildings shall be located on the street along
which the building is oriented. At intersections, corner buildings may
have their primary entrances oriented at an angle to the intersection.
iii. All primary entrances shall be oriented to the public sidewalk for case
of pedestrian access. Secondary and service enhances may be located
from internal parking areas or alleys.
vi. Facade Composition:
a) Building facades with Highway and Primary Street frontages shall
be designed and built in tripartite architecture so that they have a
distinct Base, Middle and Cap.
b) Storefronts on facades that span multiple tenants shall use
architecturally compatible materials, colors, details, awnings,
signage and lighting fixtures,
c) Building entrances shall be defined and articulated by using at least
one of the following architectural elements: lintels, pediments,
pilasters, columns, porticos, porches, overhangs, railings,
balustrades, and others as appropriate.
d) At least one of the following shall be used on Primary and
Highway fiontage building facades: corner emphasizing
architectural features, pedimented gabled parapets, cornices,
awnings, blade signs, arcades, or colonnades and balconies
vii. Design of Automobile Related Building Site Elements
a) Drive - through lanes for commercial uses shall not be located
along any Primary Street. Drive - through lanes shall be hidden
behind a Street Screen along the Secondary Street frontage.
b) No more than 75% of a lot's frontage along the Secondary Street
frontage shall be occupied by gas pumps, canopies, and/or service
bays.
c) Any buildings associated with any automobile related use shall
also have a pedestrian entrance at a Primary Street and/or a
Secondary Street.
d) Outdoor storage of vehicles or other products sold shall not be
permitted along Primary Streets. Along a Secondary Street,
outdoor storage of vehicles or other products sold shall not exceed
75% of a lot's frontage along that street. There shall be no such
limitation along the Highway frontage. However, any Highway
Frontage with outdoor storage of vehicles or other products sold
shall be screened with a 3' (min.) high Street Screen. The Street
Screen shall be made up of: (i) the same material as the principal
building or (ii) a living screen or (iii) a combination of the hvo.
e) All off - street loading, unloading, and trash pickup areas shall be
located along Secondary Streets. Any off - street loading,
unloading, or trash pickup areas shall be screened using a Street
Screen that is at least as tall as the trash containers and/or service
equipment it is screening at the property line. The Street Screen
shall be made up of: (i) the same material as the principal building
or (ii) a living screen or (iii) a combination of the two.
a
a
a
Pedestrian
Slreel Entrance-
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Canopies
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Lobby, office or
Storefront
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Sidewalk
Primary street
Illustration showing the applicalion of standards for• automobile - related site elements
2. Streetseape Standards
a. A landscaped yard of a minimum width of 20' shall be required on all lots
with frontage along I -35 and I -10. A landscaped yard of a minimum width
of 15' shall be required on all lots with frontage along FM 78.
b. Landscaping required: Shade trees required per this section may be credited
towards the shade trees required per Section 21.9.7 (E)(2). The following
plantings shall be required within the required yard per every 100' of linear
frontage along the specific roadway:
i. 3 shade trees
ii. 6 ornamental trees,
iii. 8 shrubs (shrubs may be waived if Perimeter Landscaping is
provided per Section 21.9.7 (H)(2)), and
iv. Ground cover, ornamental grasses, or turf grasses for the remaining
unpaved areas
C. A six (6) foot sidewalk shall be required along the specified frontages unless
a greater width facility (sidewalk or hike and bike trail) is required per
Section 21.14.6, Such a facility may be placed within the required 20' yard
E. Standards in the Campus Commercial and Industrial Overlay Districts
1. Building Form, Orientation, and Massing:
a. Buildings shall be oriented towards Primary Streets with primary entrances
along such streets if the building has frontage along a Primary Street.
b. Building entrances shall be defined and articulated by at least one of the
following architectural elements: lintels, pediments, pilasters, columns,
porticos, porches, overhangs, railings, balustrades, and others as appropriate.
C. Roof forms shall be simple, flat roofs with a continuous parapet. Roof
mounted equipment shall be screened from view of any adjacent public
street with an enclosure of the same material and color as the primary
building material.
2. Design of Automobile Related Building Site Elements
a. Drive - through lanes for commercial uses shall not be located along any
Primary Street, Drive - through lanes shall be hidden behind a Street Screen
along the Secondary Street frontage.
b, No more (ban 75% of a lot's frontage along the Secondary Street frontage
shall be occupied by gas pumps, canopies, and/or service bays.
G. Any buildings associated with any automobile related use shall also have a
pedestrian entrance at a Primary Street: and /or a Secondary Sheet.
d, Outdoor storage of vehicles or other products sold shall not be pennitted
along Primary Streets. Along a Secondary Street, outdoor storage of
vehicles or other products sold shall not exceed 75% of a lot's frontage
along that street, There shall be no such limitation along the Highway
frontage. However, any Highway Frontage with outdoor storage of vehicles
or other products sold shall be screened with a 3' (min.) high Street Screen.
The Street Screen shall be made up of, (i) the same material as the principal
building or (ii) a living screen or (iii) a combination of the two..
C. All off - street loading, unloading, and trash pickup areas shall be located
along Secondary Streets. Any off - street loading, unloading, or trash pickup
areas shall be.screened using a Street Screen that is at least as tall as the
trash containers and/or service equipment it is screening at the property line.
The Street Screen shall be made up of (a) the same material as the principal
building or (b) a living screen or (c) a combination of the two.
w6walk:.
Nmary 5treal
Illustration showing the application of standards fur automobile- related site elements
4. Streetscape Standards
a. A landscaped yard of a minimum width of 20' shall be required on all lots
with frontage along I -35 and I -10.
b. Landscaping required: Shade trees required per this section may be credited
towards the shade trees required per Section 21.9.7 (E)(2). The following
plantings shall be required within the required yard per every 100' of linear
frontage along the specific roadway:
i. 3 shade trees
ii. 6 ornamental trees,
-
I
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a 1hrwgh la
les.
Mice Bays
ir
I i
Canopies
- - - --
I
I
I
I
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I
vi
Lobby, Office or
PedesUian
Street Entrance
Screen
Storefront
I
w6walk:.
Nmary 5treal
Illustration showing the application of standards fur automobile- related site elements
4. Streetscape Standards
a. A landscaped yard of a minimum width of 20' shall be required on all lots
with frontage along I -35 and I -10.
b. Landscaping required: Shade trees required per this section may be credited
towards the shade trees required per Section 21.9.7 (E)(2). The following
plantings shall be required within the required yard per every 100' of linear
frontage along the specific roadway:
i. 3 shade trees
ii. 6 ornamental trees,
-
-__
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a 1hrwgh la
les.
Mice Bays
ir
I i
Canopies
- - - --
n
Lobby, Office or
I
Storefront
I
w6walk:.
Nmary 5treal
Illustration showing the application of standards fur automobile- related site elements
4. Streetscape Standards
a. A landscaped yard of a minimum width of 20' shall be required on all lots
with frontage along I -35 and I -10.
b. Landscaping required: Shade trees required per this section may be credited
towards the shade trees required per Section 21.9.7 (E)(2). The following
plantings shall be required within the required yard per every 100' of linear
frontage along the specific roadway:
i. 3 shade trees
ii. 6 ornamental trees,
iii. 8 shrubs (shrubs may be waived if Perimeter Landscaping is
provided per Section 21.9.7 (H)(2)), and
iv. Ground cover, ornamental grasses, or turf grasses for the remaining
unpaved areas
C. A six (6) foot sidewalk shall be required along the specified frontages unless
a greater width facility (sidewalk or hike and bike trail) is required per
Section 21 .14.6. Such a facility may be placed within the required 20'
landscaped yard
P. Downtown Overlay District
Downtown Schertz, specifically Main Street, has an existing character that should be
preserved by rehabilitation of existing buildings. In addition, new and infill construction
in the district shall reflect the character of the district during its period of significance.
The key design principles establish essential goals for development in the Downtown
Schertz to ensure the preservation, sustainability, and visual quality of this special
environment. Buildings shall be located and designed so that they provide visual interest
and create enjoyable, human- scaled spaces. The key design principles are:
• Building facades must include appropriate architectural details and ornament to create
variety and interest.
• Buildings shall be built to, or close to, the sidewalk to define and enhance the
pedestrian environment of Main Street between Schertz Parkway and E. Aviation
Blvd.
• Open space(s) and civic spaces shall be incorporated to provide usable public areas
integral to the downtown environment.
1. Applicability: The standards in this section (Downtown Overlay District) shall
apply to properties zoned GB and R -2 as delineated in Exhibit A. The standards in
Highway Commercial Overlay District shall apply to the properties located along
FM 78 and as delineated in Exhibit A. For existing buildings, the following
standards shall apply only to the extent that exterior modifications can be feasible
made without triggering compliance with all city ordinances. Nothing in this.
section shall prevent existing residential structures from being adaptively rcused to
accommodate commercial uses provided the use is permitted in the underlying
zoning district.
Dxhihit A: Downtown Overlay District Boundaries
2. Development Standards:
a. Dimensional and Development Standards: The Dimensional and
Development Standards in Table 21,9.15A shall apply in lieu of the Standards
established in Sec. 21.5.7 for the GB and R -2 Zones within the Downtown
Overlay District:
Table 21.9.15A DIMENSIONAL REQUIREMENTS
Minimum Lot Size Yard Setback (-fl) Misc, Lot Red's
Dimensions
Zonitz g District Area, Lot Width, & Front Rear Rear Side Side P'king Max, Max.
Key
Lot Depth (NR) (R) (NR) (R) (min.) Ht Imperv.
(ft. Cover
GB- General None 5 0 (min.) 10 t0 0 1 per 120 80%
b, c,
Business (min.) (min.) (min.) (min) 500
d, e
25 sq.ft.
(mar for all
R -2 Single None 5 10 10 10 10 uses 35 80%
b, c,
Family (min,) (min.) (ruin.) (min.) (inin.)
d
Residential -2 25
max.)
b. Uses may require a Specific Use Permit. The City of Schertz will follow the
guidelines outlined in the Air Installation Compatible Use Zone (AICUZ) study for
Randolph Air Force Base.
C. No variances may be permitted to exceed the maximum impervious cover
limitations
d. Refer to See 21.9,15 for additional design requirements
C. Zero foot (0') minimum setbacks shall also ineet fire separation requirements
3. Design Standards: The following design standards shall provide property owners,
developers, city staff, and decision makers adequate design guidance for retrofitting
existing buildings and for new commercial and mixed use buildings.
1:xlsting residential buildings convened to accommodate coininercial uses
a. Location and Orientation on the lot
i To the extent possible, buildings shall be oriented towards
Main Street with the primary entrance located on that
street. All primary entrances shall be oriented to the
public sidewalk for ease of pedestrian access.
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b. Favade Composition
i A building's massing shall serve to define entry points and
help orient pedestrians.
ii Non- residential and mixed use buildings, to the extent
practicable, shall maintain a twenty -five feet (25') to thirty-
five feet (35') building facade widths or multiples thereof.
iii Variations in the rhythms within individual building facades
shall be achieved within any block of building facades with
architectural elements such as bays, colilmms, doors,
windows, etc.
iv Breaks in the predominant rhythm may also be used to
reinforce changes in massing and important elements such
as building entrances, terminated vistas, or comer sites.
v Porches, stoops, eaves, awnings, blade signs, arcades,
colonnades and balconies should be used along buildings
and they may protrude beyond the setback line provided
that they do not inhibit pedestrian movement within the
public right -of -way. Balconies shall have external bottom
supports.
Varialions in building rhythnr using ar•chilecttn•ai
feantres
ltirrlding massing used to emphasize enirances
Allcnved encroachments into the setback fine
c. Architectural Elements and Storefronts.
i. An expression line or equivalent architectural element shall
delineate divisions between floors of all buildings, and a
cornice shall delineate the tops of Facades that do not utilize
a pitched roof. For retail storefronts, a transom, display
window area and bulkhead at the base shall be utilized.
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ii. Building entrances may be defined and articulated by
architectural elements such as lintels, pediments, pilasters,
columns, porticos, porches, overhangs, railings, balustrades,
and others as appropriate. All building elements should be
compatible with the architectural style, materials, colors,
and details of the building as a whole. Entrances to tipper
level uses may be defined and integrated into the design of
the overall building facade.
iii. Roofs. Flat roofs enclosed by parapets or sloped roofs shall
be used to screen rooftop mechanical equipment, Mansard
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ii. Building entrances may be defined and articulated by
architectural elements such as lintels, pediments, pilasters,
columns, porticos, porches, overhangs, railings, balustrades,
and others as appropriate. All building elements should be
compatible with the architectural style, materials, colors,
and details of the building as a whole. Entrances to tipper
level uses may be defined and integrated into the design of
the overall building facade.
iii. Roofs. Flat roofs enclosed by parapets or sloped roofs shall
be used to screen rooftop mechanical equipment, Mansard
roofs and flat membrane -type roofs that are visible are
prohibited.
iv. Doors and Windows. Generally, windows shall be oriented
vertically, and bay windows shall have external bottom
supports. Donner windows shall also be vertically
proportioned and slightly shorter than the windows below.
In order to provide clear views of merchandise and
perceived connections.
v. Transparency Required. For all new buildings, the street -
leveI floor along Main Street shall have transparent
storefront windows covering no less than fifty percent
(50 %) of the facade area. Each floor of all building facades
facing a street or plaza shall contain transparent windows
covering at least fifteen percent (15 %) of the facade area.
vi. Ground floor retail building plate heights shall be at least
fifteen feet (12') in height.
vii. Storefronts. Retailers located at the street level shall
primarily use storefronts to orient and advertise
merchandise to customers. Retail buildings shall provide
street -level pedestrian - oriented uses at the ground floor
level. Storefronts on facade treatments that span multiple
tenants shall use architecturally compatible materials,
colors, details, awnings, signage, and Iighting fixtures.
9. Article 16 Definitions of the Current UDC is amended to add the following:
Accessory Dwelling Unit: A residential dwelling unit, but not a mobile home, located on
the same lot as a single - family dwelling unit, either within the same building as the single
family dwelling unit or in a detached unit or in a detached building.