79-S-17
November 3, 2005
The attached Ordinance No. 79-$-17 is not signed, however it is the only found
as a record fo this ordinance.
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ORDINANCE NO. 79-S-15
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ZONING ORDINANCE
PASSED, APPROVED AND ADOPTED the 21st day of August,
1979
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ORDINANCE NO. 79-S-15
AN ORDINANCE
BY THE PROVISIONS OF ARTICLE lOlla, REVISED CIVIL
STATUTES OF TEXAS, TO REGULATE THE LOCATION, HEIGHT,
BULK, NUMBER OF STORIES, AND SIZE OF BUILDINGS; OPEN
AREAS; LOT COVERAGE; DENSITY AND DISTRIBUTION OF
POPULATION; THE USES OF LAND, BUILDINGS AND STRUCTURES;
TO REQUIRE OFF-STREET PARKING AND LOADING; AND FOR SAID
PURPOSES TO DIVIDE THE CITY INTO DISTRICTS OF SUCH
NUMBER, SHAPE, SIZE AND CHARACTERISTICS AS MAY BE
ADVISABLE TO CARRY OUT THESE REGULATIONS; TO PROVIDE
FOR ITS ENFORCEMENT; TO PROVIDE FOR A BOARD OF AD-
JUSTMENT; AND TO PRESCRIBE PENALTIES FOR THE VIOLATION
OF ITS PROVISION.
WHEREAS, the City Council of the City of Schertz adopted a zoning
ordinance in 1974 in accordance with a comprehensive plan; and
WHEREAS, the City Council of the City of Schertz believes that
~ certain changes, additions and amendments are necessary, and for clarification
and practical purposes a new zoning ordinance should be adopted; and
WHEREAS, the City Co~ncil of the City of Schertz deem it necessary
to prevent congestion on streets; to secure safety from fire, flood and other
dangers; to promote health and general welfare; to provide adequate light
and air; to prevent the overcrowding of land; to avoid undue concentration
of population; to facilitate the adequate provisions of transportation,
water, sewerage, schools, parks and other public requirements; to preserve
the natural environment; and to encourage the most ?ppropriate use of land
throughout the city, all in accordance with a Master Plan, NOW THEREFORE,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS:
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CITY OF SCHERTZ, TEXAS
. TABLE OF CONTENTS
ARTI CLE I PREAMBLE
Section 1 Title 1
Section 2 Enacting Clause 1
Section 3 Purpose 1
ARTICLE II DISTRICTS, DISTRICT BOUNDARIES, OFFICIAL ZONING
MAP, NEW AND UNSCHEDULED USES, AND COt1PLIANCE
REQUIRED
Section 1 Districts 1
Section 2 Boundaries 2
Section 3 Official Zoning Map 3
Section 4 Classification of New and
Unscheduled Uses 3
Section 5 Compliance Required 4
ARTICLE III NEWLY ANNEXED TERRITORY
Section 1 Annexed Territory-Temporary 5
ARTI CLE I V PRE-DEVELOPMENT DISTRICT REGULATIONS PD
. Section 1 Regulations Pre-Development
District 5
ARTICLE V SINGLE FAf'.1IL Y DWELLING DISTRICT REGULATIONS R-l
Section 1 Use Regulations 6
Section 2 Height Regulations 6
Secti on 3 Area Regulations 6
ARTICLE VI SINGLE FAf'.1ILY DWELLING DISTRICT REGULATIONS R-2
Section 1 Use Regulations 7
Section 2.'. Height Regulations 7
Section 3 Area Regulations 7
ARTI CLE VI I TWO FAMILY DWELLING DISTRICT R-3
Secti on 1 Use Regul ati ons 8
Section 2 Height Regulations 8
Secti on 3 Area Regulations 8
ARTI CLE V I II APARTMENT/MULTI-FAf'.1ILY DWELLING DISTRICT, R-4
Section 1 Use Regulations 9
. Section 2 Height Regulations 9
Secti on 3 Area Regulations 9
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. ARTI CLE I X GARDEN HOME DWELLING DISTRICT R-5A & R-5B
Section 1 Use Regulations 10
Section 2 Height Regulations 10
Section 3 Garden Home Dwell ing District R-5A 10
Section 4 Area Regul ati ons R-5A 11
Section 5 Garden Home Dwelling District R-5B 12
Section 6 Area Regulations R-5B 12
Article X MOBILE HOME DISTRICT
Section 1 Use Regulations 13
Section 2 Height Regulations 13
Section 3 Area Regulations 14
ARTI CLE XI OFFICE AND PROFESSIONAL DISTRICT
Section 1 Use Regulations 14
Section 2 Height Regulations 14
Section 3 Area Regulations 14
ARTICLE XII NEIGHBORHOOD SERVICE DISTRICT
Section 1 Use Regulations 15
. Section 2 Height Regulations 15
Section 3 Area Regulations 15
ARTI CLE X II I GENERAL BUSINESS DISTRICT
Section 1 Use Regulations 16
Section 2 Height Regulations 16
Section 3 Area Regulations 16
ARTICLE XIV INDUSTRIAL DISTRICT GROUP A, M-l
Section 1 Use Regulations 17
Section 2 Height Regulations 17
Section 3 Area Regulations 17
ARTICLE XV INDUSTRIAL DISTRICT GROUP B, M-2
Section 1 Use Regulations 18
Section 2 .Height Regulations 18
ARTICLE XVI HEIGHT AND AREA SPECIAL CONSIDERATIONS
Section 1 Overall Height and Area Regulations 18
Section 2 Special Height and Area Considerations 18
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ARTICLE XVII
ARTICLE XVI II
ARTICLE XIX
ARTI CLE XX
ARTICLE XXI
ARTICLE XXII
ARTICLE XXII I
ARTICLE XXIV
PARKING REGULATIONS
Section.l
Section 2
Purpose
Off-Street Parking and Loading
Requi rements
SIGN REGULATIONS
Section 1
Section 2
AMEN DMENTS
Section 1
Secti on 2
Section 3
Section 4
Genera 1
Special District Sign Requirements
Statement of Intent
Changes and Amendments
Procedure for Amendment Petition
Public Notice and Procedure for
Amendments
SPECIFIC USE PERMITS
PLANNED RESIDENTIAL UNIT DEVELOPMENT
Section 1
REGULATIONS OF NON-CONFORMING USES
Planned Residential Unit Development
Section 1
Section 2
Section 3
Section 4
Section 5
Section 6
ADMINISTRATION
Section 1
Section 2
Section 3
Continuance of Use
Change of Use
Damage and Destruction
Enlargement
Normal Maintenance
Structural Changes
Administrative Provisions
Certificates of Occupancy and
Compliance
Procedure
BOARD OF ADJUSTMENT
Section 1
Section 2
Section 3
Section 4
Section 5
Section 6
Section 7
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Board of Adjustment
Jurisdiction
Allowances by Board of Adjustment
Applications for Special Exceptions
Stay of Proceedings
Hearing of Appeals
Court Appeal
20
21
24
25
26
26
28
29
32
33
35
35
35
36
36
36
36
37
38
38
38
39
39
40
40
40
. ARTI CLE XXV ENFORCEMENT/ENFORCEMENT OFFICER/ENACTMENT
Section 1 Enforcement 41
Section 2 Violation and Penalties 42
Section 3 Provisions Minimum Requirements 42
Section 4 Repeal Confliction Ordinances or
Orde rs 43
Section 5 Severability Clause 43
ARTICLE XXVI EFFECTIVE DATE 43
APPENDIX A SCHEDULE OF USES 44
APPENDIX B DEFINITIONS 53
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ARTICLE I
PREM1BLE
Section 1
Title
This ordinance shan be known as "The City of
Schertz, Texas, Zoning Ordinance".
Section 2
Enacting Clause
That there be enacted the following Zoning
Ordinance, which amends in its entirety, the
Zoning Ordinance of the City of Schertz, Texas,
dated November 28, 1974, said amendment together
with a map creating and delineating zoning
districts.
Section 3
Purpose
The Zoning Regulations and Districts as herein
established have been made in accordance with a
Comprehensive Plan for the purpose of promoting
the health, safety, and general welfare of the
City. They have been designed to lessen the
congestion in the street; to secure safety from
fire, panic and other danger; to provide adequate
light and air; to prevent the overcrowding of
land; to avoid undue concentration of population;
to facilitate the adequate provision of transpor-
tation, water, sewerage, schools, parks and other
public requirements. They have been made with
reasonable consideration among other things, for
the character of the district, and its peculiar
suitability for the particular uses specified;
and with a view to conserving the value of
building and encouraging the most appropriate
use of land throughout the City consistent with
a Comprehensive Plan.
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ARTICLE II
DISTRICTS, DISTRICT BOUNDARIES, OFFICIAL ZONING
MAP, NEW AND UNSCHEDULED USES, AND COMPLIANCE
REQUIRED
Section 1
Di stri cts
The City of Schertz is hereby divided into types
of districts as follows:
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PD Pre-Development District
R-l Single Family Dwelling District
R-2 Single Family Dwelling District
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R-3
R-4
R-5A
R-5B
NH
OP
NS
GB
M-l
M-2
S
Section 2
Two Family Dwelling District
Apartment/Multi-Family Dwelling District
Garden Home District - Zero Lot Line
Construction
Garden Home District-Conventional or
Traditional Construction
Mobile Home District
Office and Professional District
Neighborhood Services District
General Business District
Industrial District-Performance Standard
Group A
Industrial District-Performance Standard
Group B
Specific Use Permit
Boundaries
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The boundaries of these districts are indicated
upon the Zoning Map of the City of Schertz, which
is on file in the offices of the City and made a
part of this ordinance, the same as if copied in
full herein. Where uncertainty exists as to the
boundaries of districts as shown on the official
Zoning Map, the following rules shall apply:
Boundaries indicated as approximately following
the center lines of streets, highways, or alleys
shall be construed to follow such center lines.
2. 1
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2.2
Boundaries indicated as approximately following
platted lot lines shall be construed as following
such lot lines.
2.3
Boundaries indicated as approximately following
city limits shall be construed as following such
city 1 imits.
2.4
Boundaries indicated as following shorelines of
creeks shall be construed to follow such shore-
lines;and in the event of ttieir movement, the
boundaries shall be construed as moving with the
actua 1 shore 1 i ne. . Boundari es i ndi cated as approx-
imately fOllowing the center 1 ines of streams,
rivers, canals, lakes,or other bodies of water
shall be construed to follow such center lines.
2.5
Boundaries indicated as following railroad lines
shall be construed to be midway between the rails
of the main line.
2.6
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In unsubdivided property, the district boundary
lines on the Zoning Map shall be determined by
use of the scale appearing on the map.
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2.7
In the case of a district boundary line dividing
a property into two parts, the property will remain
divided until the property owner, firm or corporation
petitions the City Council for rezoning.
Whenever any street, alley or other public way is
vacated by official action of the City Council the
zoning district adjoining each side of such street,
alley or publ ic way shall be automatically extended
to the center of such vacation and all area included
in the vacation shall then and henceforth be subject
to all regulations of the extended districts.
2.8
Section 3
Official Zoning Map
Maintenance of Zoning Map: The Official Zoning Map
shall be kept in the office of the City Secretary
and one(l} copy shall be maintained in the office of
the Building Official.
One (l) copy shall be kept by the Planning and Zoning
Commission.
3. 1
3.2
It shall be the duty of the City Secretary to keep the
Official Map current and the copies thereof, herein
provided for. by entering on such maps any changes
which the City Council may from time to time order
by amendments to the Zoning Ordinance and Map.
The City Secretary, upon the adoption of this Ordinance,
shall affix a certificate identifying the map in his/
her office as the Official Zoning Map of the City.
He/she shall likewise Officially identify the copies
directe~ to be kept by the Planning and Zoning Commission
and in .the office of. the Building Official. All amend-
ments bf the Map shall be made immediately after
their enactment and the date of the. change shall be
noted on the Certificate.
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Section 4
Classification of New and Unscheduled Uses. It is
recognized that new or unlisted types of land use
may seek to locate in the City of Schertz. In order
to provide for such contingencies, a determination
of any new or unlisted form of land use shall be
made as follows:
4.1
The Building Official shall refer the question con-
cerning any new or unlisted use to the Planning and
Zoning Commission requesting an interpretation as
to the zoning district into which such use should be
placed. The referral of the use interpretation ques-
tion shall be accompanied by a statement of facts
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listi~g the nature of the use and whether it
involves dwelling activity. sales, processing, type
of product, storage and amount and nature thereof,
enclosed or open storage, anticipated employment,
transportation requirements, the amount of noise,
Odor, fumes, dust, toxic material and vibration
likely to be generated and the general requirements
for public utilities such as water and sanitary
sewer.
4.2
The Planning and Zoning Commission and City Council
shall hold a joint Public Hearing and meet with
the parties of interest and shall consider the nature
and described performance of the proposed use and
its compatibility with the uses permitted in the
various districts and determine the zoning district
or districts within which such use should be per-
mitted. Such Public Hearings shall be scheduled and
conducted in accordance with the provisions of
Article XIX, Sections 4.3 and 4.5.
4.3
The Planning and Zoning Commission shall transmit
its findings and recommendations to the City Council
as to the classification proposed for any new or
unlisted use. The City Council, shall review
recommendations of the Planning and Zoning Commission,
and make such determination concerning the classifi-
cation of such use as it determines appropriate.
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Section 5
Compliance Required
No land shall be used for and no building shall be
erected for .or converted to any use other than pro-
vided in the regulations prescribed for the district
in which it is located, except as hereinafter provided.
The minimum yards, parking spaces, and open spaces,
including lot area per family, required by the Height
and Area provisions of this Ordinance for each and
every building existing at the time of passage of
this Ordinance or for any building hereafter erected,
shall not be encroached upon or considered as part
of the yard or parking space or open space required
for any other building, nor shall any lot area be
reduced below the requirements of this Ordinance
for the district in which such lot is located.
5.1
5.2
There shall not be more than one residential dwelling
on a lot on a duly recorded plat.
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ARTICLE III
NEWLY ANNEXED TERRITORY
Section 1
Annexed Territory-Temporary Classification
All territory hereafter annexed to the City of
Schertz shall. be temporarily classified as PO,
Pre-Development District. The Planning and
Zoning Commission will review all territory for
consideration of zoning within 180 days of annex-
ation. The procedure for establishing permanent
classification of annexed territory shall conform
to the procedure established by law for the adopt-
.ion of the original zoning regulations.
ARTICLE IV
PRE-DEVELOPMENT DISTRICT REGULATIONS PD
Section 1
In an area temporarily classified as PD, Pre-
Development District:
1.1
No Person shall erect, construct, or add to any
building or structure or cause the same to be done
in any newly annexed territory without first applying
for and obtaining a building permit or certificate
of occupancy therefore from the Building Official
or the City Council as may be required herein.
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1.2
No permit for the construction of a building or use
of land shall be issued by the Building Official
other than a permit which will allow the construc-
tion of a building permitted in the PO, Pre-Develop-
ment District, unless and until such territory has
been classified in a district other than the PD,
Pre-Development District, by the City Council in the
manner provided by law, except that a building permit
may be issued in accordance with the provisions as
follows.
1.3
An application for a permit for any use other than
that specified in paragraph 1.2 above shall be made
to the Building Officialcif the City of Schertz, and
by him referred to the Planning and Zoning Commission
for consideration and recommendation to the City
Council. The Planning and Zoning Commission in making
its recommendation to the City Council concerning any
such permit shall take into consideration the appro-
priate land use for the area and the Comprehensive
Land Use Plan for the City of Schertz. The City Council
after recieving and reviewing the recommendations of
the Planning and Zoning Commission may by majority
vote authorize the issuance of a Building Permit or
Certificate of Occupancy or may disapprove the appli-
cation.
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1.4
Use Regulations: In a Pre-Development District
no land shall be used and no bUilding shall be
erected for or converted to any use other than:
See Schedule of Uses and Article II, Section 4,
"New and Unscheduled Uses".
ART! CLE V
SINGLE FAMILY DWELLING DISTRICT REGULATIONS R-l
Section
Use Regulations: A Building or premise shall be
used only for the following purposes:
See Schedule of Uses and Article II, Section 4,
"New and Unscheduled Uses".
Section 2
Section 3
3. 1
3.2
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3.3
3.4
3.5
3.6
3.7
bUilding shall exceed
Area Regulations:
Front Yard Setback: The front yard setback shall
be a minimum of twenty-five (25) feet.
Side Yard Setback: There shall be two side yards,
one on each side of the bUilding, having an aggregate
of side yards of fifteen (15) feet or a minimum of
seven (7) feet on anyone side.
Rear Yard Setback: There shall be a rear yard,
having a depth of not less than twenty (20) feet.
Area of Lot: The minimum area of the lot shall be
nine thousand six hundred (9,6oo).square feet.
Width of Lot: The minimum width of the lot shall
be eighty (80) feet.
Minimum Depth of Lot: The minimum depth of the lot
shall be one hundred twenty (120) feet.
Parking Regulations: A minimum of two (2) off-
street parking spaces shall be provided for each lot.
(See Article XVII)
Sign Regulations: (See Article XVIII)
3.8
3.9
Accessory Buildinqs: No accessory building, as
permitted herein shall occupy more than forty (40)
percent of the required rear yard. Accessory build-
ings shall be set back three (3) feet from common
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property lines, provided, however, that where the
rear lot line is the line of an alley or easement
twenty (20) feet or more in width, no setback shall
be required. No accessory bUildings may be closer
than ten (10) feet to the main building in the
rear yard. Accessory buildings as permitted herein
may be allowed in required side yards, provided,
however, that no accessory building may be closer
than ten (10) feet to any main building on the same
lot, nor closer than three (3) feet to a common
property line. No accessory building shall be con-
structed in the front yard.
ARTICLE VI
SINGLE FAMILY DWELLING REGULATIONS R-2
Section 1
Use Regulations: A building or premise shall be
used only for the following purposes:
See Schedule of Uses and Article II, Section 4,
"New and Unschedul ed Uses".
Section 2
Height Regulations: No building shall exceed
thirty-five (35) feet.
Section 3
Area Regulations:
Front Yard Setback: The front yard setback shall
be a minimum of twenty (20) feet.
3.1
EXCEPTION: In any R2 zoning district, a carport
may be constructed under the following guidelines:
a.) It can not extend past the front property line;
b.) It can not violate provisions for side yards;
c.) It must be completely open to the sides so as
not to obstruct the view of traffic;
d.) It may be attached or detached;
e) The top covering material may not extend down
the sides more than twelve (12) inches.
3.2
Side Yard Setback: There shall be two side yards,
one on each side of the building, having an aggregate
of side yards of fifteen (15) feet or a minimum of
seven (7) feet on anyone side.
Rear Yard Setback: There shall be a rear yard,
having a depth of not less than twenty (20) feet.
Area of Lot: The minimum area of the lot shall be
seven thousand, five hundred (7,500} square feet.
3.3
3.4
3.5
Width of Lot: The minimum width of the lot shall
be seventy-five (75) feet.
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3.6
Minimum Depth of Lot: The minimum depth of the lot
shall be one hundred (100) feet.
Parking Re~ulations: A minimum of two (2) off-street
parking spaces shall be provided on each R-2 Sin~le
Family Dwelling District lot. (See Article XVII)
Sign Regulations: (See Article XVIII)
3.7
3.8
3.9
Accessory Buildings: No accessory building as per-
mitted herein, shall occupy more than forty (40)
percent of the required rear yard. Accessory build-
ings shall be set back three (3) feet from the rear
property line, provided, however, that where the
rear lot line is the line of an alley twenty (20)
feet or more in width, no setback shall be required.
No accessory building may be closer than ten (10)
feet to the main building in the rear yard. Acces-
sory buildings as permitted herein may be allowed
in required side yards, provided, however, that no
accessory building may be closer than ten (10) feet
to any main building on the same lot, nor closer
than three (3) feet to a common property line. No
accessory building shall be allowed in the front
yard, with the exception of carports as prOvided
for in Section 3.1.
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ARTICLE VII
TWO FAMILY DWELLING DISTRICT R-3
Section 1
Use Regulations: A building or premise shall be used
only for the following purposes:
See Schedule of Uses and Article II, Section 4, "New
and Unscheduled Uses".
Section 2
Height Regulations: No building shall exceed thirty-
. five (35) feet.
Section 3
Area Regulations:
3.1
Front Yard Setback: The front yard setback for R-3
Two Family Residence District shall be a minimum of
twenty-five (25) feet.
Side Yard Setback: There shall be two (2) side
yards, one on each side of the building, having an
aggregate of side yards of fifteen (15) feet or a
minimum of seven (7) feet on anyone side.
3.2
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3.3
Rear Yard Setback: There shall be a rear yard having
a depth of not less than twenty (20) feet.
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3.4
Area of Lot: The minimum area of the lot shall be
seven thousand, five hundred (7,500) square feet.
Width of lot: The minimum width of the lot shall
be seventy-five (75) feet.
3.5
3.6
Minimum Depth of Lot: The minimum depth of the
lot shall be one hundred (100) feet.
Parking Regulations: A minimum of two (2) off-
street parking spaces per dwelling unit shall be
provided on each Two Dwelling Unit R-3 District
lot. (See Article XVII)
Sign Regulations: (See Article XVIII)
3.7
3.8
3.9
.
Accessory Buildings: No accessory building, as
permitted herein, shall occupy more than forty
(40) percent of the required rear yard. Accessory
buildings shall be set back three (3) feet from
the rear property line, provided, however, that
where the rear lot line is the line of an alley
twenty (20) feet or more in width, no setback shall
be required. No accessory building may be closer
than ten (10) feet to the main building in the
rear yard. Accessory buildings as permitted herein
may be allowed in required side yards, provided,
however, that no accessory building may be closer
than ten (10) feet to any main building on the
same lot, nor closer than three (3) feet to a common
property line. No accessory buildings shall be
allowed in the front yard.
ARTICLE VIII
APARTMENT/MULTI-FAMILY DWELLING DISTRICT, R-4
Section 1
Use Regulations: A building or premise shall be used
only for the following purposes:
See Schedule of Uses, and Article II, Section 4,
"New and Unscheduled Uses".
Section 2
Section 3
3. 1
3.2
.
3.3
building shall exceed
Area Regulations:
Front Yard Setback: The front yard setback shall
be a minimum of twenty-five (25) feet.
Side Yard Setback: There shall be an aggregate of
side yards of at least twenty (20) feet and a mini-
mum of ten (10) feet on either side of the building.
Rear Yard Setback: There shall be a rear yard
having a depth of not less than twenty (20) feet.
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3.4
Area of Lot: The mlnlmum area of the lot shall be
ten thousand (10,000) square feet, for the first
three (3) units and eighteen hundred (1,800) square
feet for each additional unit.
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3.5
Width of lot: The minimum width of the lot shall be
one hundred (100) feet.
3.6
Minimum Depth of Lot: The minimum depth of the lot
shall be one hundred (100) feet.
Parking Regulations: A minimum of two (2) off-
street parking spaces per dwelling unit shall be
provided for each residence in an Apartment/Multi-
Family Dwell ing District. (See Article XVII)
Sign Regulations: (See Article XVIII)
3.7
3.8
3.9
Accessory Buildings: No accessory building as per-
mitted herein, shall occupy more than forty (40)
percent of the required rear yard. Accessory
buildings shall be set back three (3) feet from
the property line, provided, however, that where
the rear lot line is the line of an alley twenty
(20) feet or more in width, no setback shall be
required. No accessory building may be closer than
ten (10) feet to the main building in the rear yard.
Accessory buildings as permitted herein may be
allowed in required side yards, provided, however,
that no ~ccessory building may be closer than ten
(10) feet to any main building on the same lot, nor
closer than three (3) feet to a common property
line. No accessory buildings shall be allowed in
the front yard.
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ARTICLE IX
GARDEN HOME DWELLING DISTRICT R-5A & R-5B
Section 1
Use Regulations: A building or premise shall be used
only for the following purposes:
See Schedule for Uses and Article II, Section 4
"New and Unscheduled Uses".
Section 2
Height Regulations: No building shall exceed thirty-
five (35) feet.
GARDEN HOME DWELLING DISTRICT R-5A:
Section 3
The following regulations shall apply to the Single
Family Dwelling, R-5A Garden Home Dwelling District,
Zero Lot Line Construction.
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3. 1
Requirements: The plat of the requested area shall
incorporate the requirements for an R-5A, as follows:
Zero lot line, one-family dwellings can be construct-
ed in an area requested and approved for designation
as R-5A.
Zero lot line homes will be uniformly located on the
same side of the lot within a street block.
Zero lot line homes shall have no windows on the
side of the house which abutts the property line.
No area shall be designated R-5A that contains less
than five (5) adjoining lots on each street.
The entire frontage of one side of the street in
the block must be included in the R-5A designation.
An exception may be made where an alley breaks the
block on that side of the street.
Section 4
....Area Regulati oris for R-5A Zero Lot Line Constructi on:
4.1
Front Yard Setback: The front yard setback for R-5A
Garden Home District is set at a minimum of ten'(lO)
feet.
.
4.2
Side Yard Setback: The building may be constructed
with a zero side yard on one side and a side yard
of not less than ten (10) feet on the other side.
This ten (10) foot side yard shall extend the full
depth of the lot. Five (5) feet of the property
that abutts the zero property line shall be desig-
nated as a maintenance easement. This easement
shall extend the depth of the lot.
Exceptions are permitted so that the end houses of
the row will have a ten (10) foot side yard clearance
from the street right-of-way. Under no circumstances
will the clearance between the houses be less than
ten (l0) feet.
4.3
Rear Yard .Setback: There shall be a rear yard
having a depth of not less than ten (10) feet.
Area of Lot: The minimum area of the lot shall
be five thousand (5,000) square feet.
Width of Lot: The minimum width of the lot shall
be fifty (50) feet.
4.4
4.5
.
4.6
Minimum Depth of Lot: The minimum depth of the lot
shall be one hundred (100) feet.
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4.7
Parking Regulations: A minimum of two (2) off-
street parking spaces per dwelling unit shall be
provided for each residence in a R-5A Garden Home
District.
4.8
Access to Parking: A twenty (20) foot paved alley
must be provided for ingress and egress to all
rear garages.
4.9
4.10
Sign Regulations: (See Article XVIII)
Accessory Buildings: No accessory building as
permitted herein, shall occupy more than forty
(40) percent of the required rear yard. Accessory
buildings shall be set back three (3) feet from
the rear ~roperty line; provided, however, that
where the rear lot line is the line of an alley
twenty (20) feet or more in width, no setback
shall be required. No accessory building may be
closer than ten (10) feet to the main building in
the rear yard. Accessory buildings shall not be
allowed in front or side yards.
Section 5
GARDEN HOME DWELLING DISTRICT, R-5B CONVENTIONAL
OR TRADITIONAL CONSTRUCTION.
.
The following regulations shall apply to the Single
Family Dwelling R-5B Garden Home Dwelling District,
Conventional or Traditional Construction.
5.1
Requirements: The plat of the requested area shall
incorporate the requirements for a R-5B area, as
follows:
Conventional or Traditional Construction, single-
family dwellings can be constructed in an area
requested and approved for designation R-5B.
No area shall be designated R-5B that contains less
than five (5) adjoining lots on each street.
The entire frontage of one side of the street in the
block must be included in the R-5B designation. An
exception may be made where an alley breaks the block
on that side of the street.
Section 6
Area Regulations for R-5B Conventional or Traditional
Construction
6.1
Front Yard Setbacks: The front yard setback for R-5B
Garden Home District shall be a minimum of ten (10)
feet.
.
6.2
Side Yard Setbacks: The side yard setback for R-5B
Garden Home District is ten percent (10%) of the
- 12 -
.
6.3
total lot width or a minimum of five (S) feet on
either side. Corner lots shall have a ten (10)
foot side yard setback from the street right-of-way.
Rear Yard Setbacks: There shall be a rear yard
having a depth of not less than ten (10) feet.
Area of Lot: The minimum area of the lot shall
be five thousand (5,000) square feet.
Width of Lot: The minimum width of the lot shall
be fifty (50) feet.
Minimum Depth of Lot: The minimum depth of the lot
shall be one hundred (100) feet.
Parking Regulations: A minimum of two (2) off-
street parking spaces per dwelling unit shall be
provided for each residence in an R-5B Garden Home
District.
6.4
6.S
6.6
6.7
6.8
Access to Parking: A twenty (20) foot paved alley
must be provided for ingress and egress to all rear
garages.
.
6.9
6.10
Sign Regulations: (See Article XVIII)
Accessory Buildings: No accessory building as per-
mitted herein, shall occupy more than forty percent
(40%) of the required rear yard. Accessory buildings
shall be set back three (3) feet from the rear pro-
perty line, provided, however, that where the rear
lot line is the line of an alley twenty (20) feet
or more in width, no setback shall be required. No
accessory building may be closer than ten (10) feet
to the main building in the rear yard. No accessory
bUildings will be allowed in the side or front yards.
ARTICLE X
MOBILE HOME DISTRICT
Section 1
Use Regulations: A building or premise shall be
used only for the following purposes:
See Schedule of Uses and Article II, Section 4,
"New and Unscheduled Uses". Also, See Mobile Home
Ordinance #77-M-9.
Section 2
Height Regulations: The height limitations for any
structure in the Mobile Home District shall be thirty
(30) feet. The average height of the mobile ho~
frame above the ground elevation, measured at 90 to
.
- 13 -
.
the frame, shall not exceed three (3) feet.
Section 3
3.1
Area Regulations:
Open Space Requirements:
1. The minimum front yard setback shall be ten
(10) feet from the nearest corner of the mobile
home to the front line of the mobile home space.
2. No mobile home shall be closer than ten (10)
feet to any property line nor closer than twenty-
five (25) feet to the property line adjoining a
publ ic street.
3. For other structures on each space the mini-
mum setback shall be at least ten (10) feet.
.. 3.2
4. The minimum distance between mobile homes at
any point shall be twenty-five (25) feet;provided,
however, that mobile homes parked end to end may
have a clearance of not less than ten (10) feet.
Parking Regulations: If no off-street parking is .
provided in a ratio of no less than two (2) spaces
for each mobile home site, the minimum street
width shall be thirty-six (36) feet.
OFFICE AND PROFESSIONAL DISTRICT
.
ART! CLE X I
Section 1
Use Regulations: A building or premise shall be
used only for the following purposes:
See Schedule of Uses and Article II, Section 4,
"New and Unscheduled Uses".
Section 2
Height Regulations: No building shall exceed
thirty-five (35) feet.
Section 3
Area Regulations: Residential uses are governed by
the regulations prescribed for each residential
district.
3. 1
Side Yard Setback: No minimum except that a side
yard of not less than twenty-five (25) feet in width
shall be provided on the side of the lot adjoining
or across a side street from a residential district.
3.2
Area of Lot: The minimum area of the lot shall be
six thousand, six hundred (6,600) square feet.
Width of Lot: The minimum width of the lot shall
be sixty (60) feet.
.
3.3
- 14 -
.
3.4
Minimum Depth of Lot: The minimum depth of the lot
shall be one hundred (100) feet.
Parking Regulations: (See Article XVII)
Sign Regulations: (See Article XVIII)
3.5
3.6
3.7
Accessory Buildings: No Accessory building, as
permitted herein shall occupy more than forty
percent (40%) of the required rear yard. Accessory
buildings shall be set back three (3) feet from
the rear property line; provided, however, that
where the rear lot line is the line.of an alley
twenty (20) feet or more in width, no setback shall
be required. No accessory building may be closer
than ten (10) feet to the main building in the rear
yard. Accessory buildings, as permitted herein,
may be allowed in required side yards, provided;
however, that no accessory building may be closer
than ten (10) feet to any main building on the
same lot, nor closer than three (3) feet to a com-
mon property line. No accessory buildings shall be
allowed in the front yards.
3.8
Fences Required: Where an office and professional
district abutts residential lot(s), a privacy fence
is required with a minimum height of eight (8) feet.
.
ARTICLE XII
NEIGHBORHOOD SERVICE DISTRICT
Section 1
Use Regulations: A building or premise shall be
used only for the following purposes:
See Schedule of Uses and Article II, Section 4,
"New and Unscheduled Uses".
Section 2
Height Regulations: No building shall exceed thirty-
five (35) feet.
Section 3
Area Regulations: Residential uses which may be
permitted within a Neighborhood Service District
are governed by the regulations prescribed by the
respective residential districts.
Front Yard Setback: No minimum, except that drive-
in service buildings and gasoline service islands
may not be located nearer than sixteen (16) feet
to the front property line.
Side Yard Setback: No minimum, except that a side
yard of not less than twenty-five (25) feet in width
shall be provided on the side of the lot adjoining
or across a side street from a residential district.
3. 1
3.2
.
- 15 -
. 3.3
3.4
3.5
3.6
3.7
3.8
Area of Lot: The minimum area of the lot shall be
ten thousand (10,000) square feet.
Width of Lot: The minimum width of the lot shall
be one hundred (100) feet.
Minimum Depth of Lot: The Minimum depth of the lot
shall be one hundred (100) feet.
Parking Regulations: (See Article XVII)
Sign Regulations: (See Article XVIII)
.
Accessory Buildings: No accessory building, as
permitted herein, shall occupy more than forty
percent (40%) of the required rear yard. Acces-
sory buildings shall be set back three (3) feet
from the rear property line; provided, however,
that where the rear property line is the line
of an alley twenty (20) feet or more in width,
no setback shall be required. No accessory build-
ing may be closer than ten (10) feet to the main
building in the rear yard. Accessory buildings,
as permitted herein, may be allowed in required
side yards; provided, however, that no accessory
building may be closer than ten (10) feet to any
main building on the same lot, nor closer than
three (3) feet to a common property line.
3.9
Fences Required: Where a.neighborhood service
district abutts residential lot(s), a privacy
fence is required with a minimum height of eight
(8) feet.
GENERAL BUSINESS DISTRICT
ARTICLE XIII
Secti on 1
Use Regulations: A building or premise shall be
used only for the following purposes:
See Schedule of Uses and Article II, Section 4,
"New and Unscheduled Uses".
Section 2
Hei~ht Regulations: No building shall exceed
thirty-five (35) feet.
Section 3
Area Regulations: Residential uses permitted with-
in a General Business District are governed by the
regulations prescribed by the respective residential
districts.
3.1
Side Yard Setback: No minimum, except that a side
yard of not less than twenty-five (25) feet in width
shall be provided on the side of the lot adjoining
or across a side street from a residential district.
.
- 16 -
3.2
.
3.3
3.4
3.5
3.6
3.7
Area of Lot; The minimum area of the lot shall
be ten thousand (10,000) square feet.
Width of Lot; The minimum width of the lot shall
be one hundred (100) feet.
Minimum Depth of Lot: The minimum depth of the
lot shall be one hundred (100) feet.
Parking Regulations: (See Article XVII)
Sign Regulations: (See Article XVIII)
Accessory Buildings: No accessory building, as
permitted herein, shall occupy more than forty
percent (40%) of the required rear yard. Acces-
sory buildings shall be set back three (3) feet
from the rear property line; provided, however,
that where the rear line of the lot is the line
of an alley twenty (20) feet or more in width, no
setback shall be required. .
3.8
Fences Required: Where a General Business District
abutts residential lot(s), a privacy fence is re-
quired with a minimum height of eight (8) feet.
.
ARTICLE XIV
INDUSTRIAL DISTRICT - PERFORMANCE STANDARD GROUP A,
M-l
Section 1
Use Regulations: Light manufacturing processes
which do not emit detectable dust,odor, smoke, gas,
or fumes beyond the boundary property lines of the
lot or tract upon which the use is located or be-
yond the boundary line of the M-l Industrial Dis-
trict zoned lot which is generally perceptible in
frequency or pressure above the ambient level of
noise in the adjacent areas. A building or premise
shall be used only for the following purposes:
See Schedule of Uses and Article II, Section 4,
"New and Unscheduled Uses".
Section 2
Height Regulations; No building shall exceed thirty-
five (35) feet.
Section 3
Area Regulations:
Side Yard Setback: No minimum, except that a side
yard of not less than twenty-five (25) feet in width
shall be provided on the side of the lot adjoining
or across a side street from a residential district.
No parking, storage, or similar use shall be allowed
in required side yards or side street yards in M-l
Di stri cts.
3.1
.
- 17 -
3.5
Rear Yard Setback: No rear yard is required, except
that a rear yard of not less than fifty (SO) feet
in depth shall be provided upon that portion of a
lot abutting or across a rear street from a resi-
dential district, except that such yard requirement
shall not apply where the property in the resi-
dential district also backs up to the rear street.
No parking, storage, or similar use shall be allowed
in required rear yards in M-l Districts within
twenty-five (25) feet of the rear property line.
Area of Lot: The minimum area of the lot shall be
ten thousand (10,000) square feet.
Width of Lot: The minimum width of the lot shall
be one hundred (100) feet.
Minimum Depth of Lot: The minimum depth of-the
lot shall be one hundred (100) feet.
Parking Regulations: (See Article XVII)
Sign Regulations: (See Article XVIII)
INDUSTRIAL DISTRICT PERFORMANCE STANDARD GROUP B,
M-2
.
3.2
3.3
3.4
3.6
3.7
ARTICLE XV
.
Section 1
Use Regulations: Any manufacturing, industrial
servicing or storage process not prohibited by law and
upon approval by the City Council in accordance
with the Specific Use Permit procedure established
in Article XIX, Section 5. A building or premise
shall be used only for the following purposes:
See Schedule of Uses and Article II, Section 4
"New and Unscheduled Uses".
Section 2
Height Regulations: No buildjng shall exceed thirty-
five (35) feet.
HEIGHT AND AREA SPECIAL CONSIDERATIONS
ARTICLE XVI
.
Section 2
Overall Height and Area ReQulations: Except as
provided herein no building or structure or part
thereof shall be erected, altered or converted for
any use permitted in the district in which it is
located unless it is in conformity with all the
minimum regulations specified herein for lot areas,
lot width, lot depth, dwelling unit area, front,
and side and rear yards.
Special Height and Area Considerations:
Height: In the districts where the height of buildings
Section 1
2.1
- 18 -
tt
is restricted to thirty-five (35) feet, cooling
towers, roof gables, chimneys and vent stacks
may extend for an additional height not to ex-
ceed forty (40) feet above the average grade line
of the building.
2.2
Mixed Use Building: In a building serving mixed
dwelling and other uses, in any district, the
height and area regulations applicable to non-
residential buildings shall apply.
Front Yards:
2.3
1. Where the frontage on one side of a street
between two intersecting streets is divided by two
or more Zoning Districts, the front yard set back
shall comply with the requirements of the most
restrictive district for the entire frontage from
one intersecting street to the other.
2.4
2. Where the building setback line has been
established by plat and exceeds the requirements
of this ordinance, the most restrictive setback
line shall apply.
3. The front yard shall be measured from the
property line to th~ front face of the building,
covered porch, covered terrace, or attached
accessory building. Eaves and roof extensions
may project into the required front yard, not to
exceed two (2) feet. Fence or surface structures
shall not exceed forty-eight (48) inches in height.
Side Yards: Every part of a required side yard
shall be open and unobstructed except for accessory
buildings as permitted herein and the ordinary
projections of window sills, belt courses, cornices
and other architectural features projecting not to
exceed twelve (12) inches into the required side
year, and roof eaves projecting not to exceed
twenty-four (24) inches into the required side yard,
except that no projection shall be permitted closer
than twelve (12) inches to a common property line.
.
2.5
Rear Yards: Every part of a required rear yard
shall be open and unobstructed to the sky from a
point thirty (30) inches above the general ground
level of the graded lot, except for accessory
buildings as permitted and the ordinary projections
of window sills, belt courses, cornices and roof
.
- 19 -
2.6
overhangs and other architectural features
projecting not to exceed ten (10) feet into the
required rear yard.
Court Standards: The minimum dimensions and area
of outer or inner courts provided in buildings
occupied for dwelling purposes shall be in accor-
dance with the following provisions:
.
.
1. Outer Courts Residential Structure: For
residential structures thirty-five (35) feet or
less in height, any outer court which is used
for access of light or air or which may be used
for emergency access purposes shall have a minimum
width equal to the depth of the court but the
width of any such outer court need not exceed
twenty (20) feet even though the depth of the
court may exceed such dimension.
2. Inner Courts Residential Structures: For
residential structures thirty-five (35) feet or
less in hieght, any inner court which may be used
for emergency access purposes shall have minimum
dimensions in the length of the roof or eave at
the top of the wall enclosing such court; but
neither the width nor length of the base of such
inner court need.::J~lCeed~tbjt:tY(30) feet, even
though the height of the enclosing walls may
exceed such dimension.
2.7
2.8
ARTICLE XVII
Parking Regulations: (See Article XVII)
Sign Regulations: (See Article XVIII)
PARKING REGULATIONS
Section 1
Purpose: It is the purpose of this section to
establish the guidelines for off-street parking
space consistent with the proposed land use to:
1. Eliminate occurrence of non-resident on-street
parking in adjoining neighborhood;
2. Avoid the traffic congestion and public safety
hazards caused by a failure to provide such,parking
space;
.
3. Expedite the movement of traffic on public
thoroughfares in a safe manner and thus increasing
the carrying capacity of the streets, reducing the
amount of land required for streets and the cost
to both the property owner and the City.
- 20 -
.
Section 2
Off-Street Parking and Loading Requirements:
Schedule of Off-Street Parking Regulations:
One and Two Family Dwell-
ings
Multi Family Dwellings and
Townhouses
Rooming or Boarding Houses
Fraternity or Sorority
Private Club or Lodge
Church or Temple
School (except high school
or college)
Seats in Auditorium
Seats in Classroom
College or High School
Seats in Auditorium
Seats in Classroom
Country Club or Golf Club
Community Center,Library,
Museum, or Art Gallery
0-2,000 Square Feet
2,000 + Square Feet
Hospital
Sanitorium, Convalescent
Home, Home for the Aged,
or Similar Institution Beds
Theater or Auditorium(ex-
cept school)
Sports Arena, Stadium, or
Gymnasium
Hotel
Commercial Floor Area
Tourist Home, Cabin, or
Motel
Dance Hall, Assembly or
Exhi bi t Hall
Business or Professional
Office, Studio Bank,
Medical or Dental
Clinic
0-1,000 Square Feet
1,000+ Square Feet
Bowl ing Alley
Mortuary or Funeral Home
Restaurant, Night Club,
Cafe, or Similar
Recreation or Amuse-
ment Establishment
Type of Generator
.
.
- 21 -
Unit
Dwell ing
Dwell ing
Sleeping
Beds
Members
Seat
Rooms
Seat
Classroom
Seat
Classroom
Members
Total
Square Feet
Beds
Seats
Seats
Sleeping Rooms
Square Feet
Sleeping Rooms
Square Feet
Total Square Feet
Alley
Seats
Seat
~1inimum
No of Spaces
Per Unit
2
2
1/2
1/4
1/5
1/5
1/1 0
3
1/8
3
1/5
10
1/300
1/2
1/4
1/4
1/5
1/3
1/200
1
1/1 00
3
1/200
4
1/4
1/3
.
Type of Generator
Unit
Minimum
No of Spaces
Per Unit
Retail Store or Personal
Service Establishment Square
Furniture or Appliance Store,
Hardware Store, Whole-
sale Establishments,
Machinery or Equip-
ment Sales and Service,
Clothing or Shoe Re-
pair, or Service Shop
0-1,000 Square Feet
1,000+ Square Feet
Printing or Plumbing Shop
or Similar Service
Establishment
Manufacturing or Industrial
Establishment, Re-
search or Testing
Laboratory, Creamery,
Bottling Plant, Ware-
House, or Similar Es-
tablishment
Feet
1/200
Total
Square Feet
2
1/300
Exployees
1/3
Employees
1/2
.
2.1
Provisions for Determining the Number of Locations of
Parking Spaces: In computing the number of such
parking spaces required, the following rules shall
govern:
1. "Floor area" shall mean the gross floor area of
the specific use.
2. Where fractional spaces result, the parking spaces
required shall be construed to be the nearest whole
number.
3. Whenever a building or use constructed or es-
tablished after the effective date of this Ordinance
is changed or enlarged in floor area, number of
dwelling units, seating capacity or otherwise, to
create a need for an increase of ten percent (10%)
or more in the number of existing parking spaces,
such spaces shall be provided on the basis of the
enlargement or change. Whenever a building or
use existing prior to the effective date of this
Ordinance is enlarged in floor area or in the area
used, said improvement or use shall then and there-
after comply with the parking requirements set forth
herein.
.
- 22 -
2.2.
4. In the case of mixed uses, the parking spaces
required shall equal the sum of the requirements
of the various uses computed separately.
All parking spaces required herein shall be located
on the same lot with the building or use served,
except that where an increase in the number of
spaces is required by a change or enlargement of
use or where such spaces are provided collectively
or used jointly by two or more buildings or es-
tablishments, the required spaces may be located
not to exceed three hundred (300) feet from an
institutional building served and not to exceed five
hundred (500) feet from any other non-residential
building served.
1. Up to one hundred percent (100%) of the parking
spaces required for a church or church school audi-
torium, may be provided and used jointly by banks,
offices, retail stores, repair shops, service
establishments and similar uses not normally open,
used or operated during the same hours; provided,
however, that written agreement therefore is pro~
perly executed and filed as specified in paragraph "2".
2. In any case where the required parking spaces
are not located on the same lot or contiguous with
the building or use served, or.where such spaces are
collectively or jointly provided and used, a written
agreement thereby assuring their retention for pur-
poses, shall be properly drawn and executed by the
parties concerned, approved as to form by the City
Attorney and shall be filed with the application
for a building permit.
.
.
2.3
Development and Maintenance of Parking Area: Every
parcel of land hereafter used as public parking area,
including commercial parking lots, automobile, farm
€quipment, mobile home, trailer, or other open-air
sales lot, shall be developed and maintained in
accordance with the following requirements:
1. Surfaci ng: Except as otherwi se provi ded, all
off-street parking areas shall be all-weather sur-
faces, shall be installed, graded to drain. and
maintained so to dispose of surface water accumu-
lated within the area, for all parking areas for
more than five (5) vehicles. Parking spaces shall
be so arranged and marked as to. provide for orderly
and safe parking of vehicles. Surfaces shall be
subject to approval by the City Engineer.
.
- 23 -
.
.
2. Lighting: Any lighting used to illuminate
an off-street parking area shall be arranged so
as to direct or shield the light away from the
adjoining premises in any residential district.
3. Number of Off-Street Parking Spaces Required:
The number of off-street parking spaces required
shall be determined from the following table of
Off-Street Parking Regulations. The classifica-
tion of uses referred to shall be deemed to
include and apply to all uses.
4. Off-Street Loading Regulations: Every build-
ing or part thereof erected or occupied for retail
business, service, manufacturing, storage, ware-
housing, hotel, mortuary, or any other use simi-
larly involving the receipt or distribution by
vehicles of materials or merchandise, shall pro-
vide and maintain on the same premise, loading
space in accordance with the following regulations:
.
In the NS, Neighborhood Service and GB, General
Business Districts, one loading space for the
first five thousand (5,000) to fifteen thousand
(15,000) square feet of floor area in the build-
ing and one additional loading space for each
fifteen thousand (15,000) square feet, or
fraction thereof, of floor area in excess of
fifteen thousand (15,000) square feet.
b. In the M-l and M-2 Industrial Districts, one
loading space for each ten thousand (10,000)
square feet or fraction thereof, of floor area
in the building.
a.
c. No more than three (3) off-street loading
spaces shall be required for any Neighborhood
Service or General Business use, nor more
than five off-street spaces for any Industrial
use.
ART! CLE XV II I
SIGN REGULATIONS
Section 1
General:
1.1
All signs in use on the effective date of this
ordinance shall carry the "Identification of Signs"
as required in the Building Code.
.
- 24 -
.
1.2
Temporary Signs: A temporary sign pertaining to
the lease, rental or sale of premises or structure
located thereon is permitted in all districts
when located on such premises or structure. Such
signs shall not be lighted, and shall not exceed
fifteen (15) square feet in area. No permit is
requi red.
1.3
Development Signs: "Ground Signs" announcing or
describing a legally approved subdivision or land
development may be temporarily erected until the
subdivision is completed. Such signs shall not
exceed three hundred(300) square feet in area, and
may be indirectly lighted. Signs having flashing
or moving parts, are not permitted. (See Article
XVIII,Subsection 2.5 )
Section 2
Special District Sign Requirements:
Residential Districts: A person having a legal
home occupation may display a name plate on the
face of the building or porch. The name plate
may contain only the name of the person. It shall
be attached directly to, and parallel to the face
of the building or porch. It sahll not exceed
one (1) square foot in area, shall not be illumi-
nated in any way, and shall project not more than
six (6) inches beyond the building or porch. No
permit is required.
2.1
.
2.2
Residential Display: Display .of merchandise or
examples of work is classified as a sign, and is'
not permitted in any residential district. This
also is applicable to residences in Public Utility
Districts.
2.3
Nobile..Home Park DiStrict: A "Ground Sign" or
"Wall Sign" of not more than one nundred(lOO) square
feet in total area may be erected on the property
of the mobile home park, and may be indirectly
lighted; however, it shall have no flashing lights
or moving parts. See Building Code for permit
requirements.
2.4
Neighborhood Service Districts: Signs when attached
-to buildings shall advertise only services or pro-
ducts which are offered within the building to which
the sign is attached. No flashing or moving parts
are permitted. No detached signs or billboards are
permitted. See Building Code for permit requirements.
This is also applicable to the neighborhood business
in Public Utility Districts.
.
- 25 -
.
2.5
2.6
2.7
ARTICLE XIX
.
Section 1
Section 2
2.1
.
)
Other Districts: No sign shall have flashing
lights or moving parts if within fifty (50)
feet of a public street. Signs must be installed
with bottom of sign a minimum of twelve (12)
feet above the ground, and must be at least
fifty (50) feet from a public street. No part
of any sign may be located within ten (10) feet
of any public street or public easement. No
more than one (1) detached sign shall be allowed
on anyone building plot.
Billboards: No billboards or signs shall be
erected advertising products or services not
available on the site, except as provided in
Section 1.3.
Street Number: A street address number is required
for all residences and establishments. It must be
readable from the street and may be on the building
or in the yard and may include the name of the
occupant. No permit is required.
AMENDMENTS
Statement of Intent: For the purpose of establishing
and maintaining sound, stable, and desirable develop-
ment within the territorial limits of the City, this
ordinance shall not be amended except to correct
error in the ordinance dr, because of changed or
changing conditions in particular areas or in the
City generally, or to rezone an area, extend the
boundary of an existing zoning district or to change
the regulations and restrictions thereof, all in
accordance with the comprehensive plan.
Amendment Limitation: Subject to the limitations
of the foregoing Statement of Intent, an amendment
to this ordinance may be initiated by:
1. City Council on its own motion;
2. The Planning and Zoning Commission;
3. Or Petition.
Changes and Amendments:
Authority: The City Council in accordance with
applicable state law may from time to time amend,
supplement, change, modifyo~ repeal the regulation
standards and boundaries herein established. In
- 26 -
.
2.2
addition, a comprehensive review of. the Zoning
Ordinance text and map shall be made by the
Planning and Zoning Commission for the purpose
of keeping the City current with development
patterns and innovative methods in zoning and
examining existing land uses and changes in land
uses made by developers and builders within the
City in order to ascertain those areas, where the
patterns of development are changing. The Planning
and Zoning Commission, at least every three (3)
years shall file a report and recommendation
thereon with the Mayor and City Council. The three
(3) year time period shall commence upon the date
of the adoption of this ordinance.
Application and Petition for Amendment: For changes
to the regulation and/or district map as follows:
2.2.1
Any person, firm or corporation petitioning the
City Council for a change in.the Zoning District Map
shall do so upon forms provided for such purpose by
the office of the City Secretary and all petitions
for changes shall be filed with the office of the City
Secretary. Notice shall also be given to the City
Secretary if said application for change originates
with any member of the City Councilor Planning and
Zoning Commission.
.
2.2.2
Petitions shall be reviewed by the Planning and
Zoning Commission at its regularly scheduled meeting.
The Planning and Zoning Commission shall have an
agenda that has been published and idstributed to
them not less than five (5) days prior to such meetings.
If, after review of the application or petition, the
majority of the Planning.and Zoning Commission agree
that:
.
1. Such requested change is not in keeping with
the comprehensive plan of the City.
2. There is no error in the original zoning of the
property for which a change is requested.
3. There has been no substantial change in the
envi ronment of the property for which a change is
requested that could warrant a change since its
original classification.
4. Granting of the request would create a spot
zone whereby the property would enjoy a special or
monopolistic privilege not enjoyed by nearby ~ ."
- 27 -
.
properties of equal or similar locational factors.
The applicant shall be advised in writing by the'
City Secretary that it is the opinion of the
Planning and Zoning Commission that granting the
requested change would not be in keeping with the
objectives and purposes of the Comprehensive Plan,
the Zoning Ordinance, and/or the District Map, the
particular request will not be recommended for
amendment or change.
Section 3
Procedure for Amendment Petition:
3.1
Filinq of Application: All petitions for amendments
to this ordinance, shall be in writing, signed, and
filed with the City Secretary for presentation to
the Planning and Zoning Commission.
3.2
Contents of Petition: All petitions for amendments
to this ordinance,.shall contain at least the following:
.
1. The petitioner's name, address, and interest in
the petition, as well as the name, address and interest
of every person having a legal or an equitable interest
in the land covered by the petition.
2. The nature and effect of the proposed amendment.
3. A fully dimensioned map showing the following
will be provided:
a. The land which would be affected by the
proposed amendment.
b. A legal description of such land.
c. The present zoning classification of the land.
d. The zoning classification of all abutting
Zoning Districts.
e. All public and private rights-of-way and
easements bounding and intersecting the land
under consideration.
.
4. If the proposed amendment would require a change
in the Zoning Map, the names and addresses of the
owners of all land within the area to be changed by
the proposed amendment.
- 28-
.
'... ...
.,.
.
5. The alleged error in this ordinance, which
would be corrected by the proposed amendment
together with a detailed explanation of such error
in the ordinance, which is alleged, and detailed
reasons as to how the proposed amendment will
correct the same.
6. The changed or changing conditions. if any, in
the area or in the municipality generally, that make
the proposed amendment reasonably necessary.
7. Evidence that the petition is in accordance with
the Comprehensive Plan.
8. All other circumstances, factors and reasons
which applicant offers in,support of the proposed
amendment.
3.3
Time Limitations: If a petition for rezoning is
denied by either the Planning and Zoning Commission
or the City Council, another petition for reclassi-
fication of the same property or any pGmtion thereof
shall not be filed within a period of one hundred
and eighty (180) days from the date of denial.
.
Section 4
Public Notice and Procedure for Amendemnts:
4.1
4.2
Amending the Ordinance/Map: Whenever it is the desire
of the majority of the members of the Planning and
Zoning Commission that an amendment or change to the
Zoning Ordinance or District Map be proposed and
considered at a public hearing or as a result of a
petitionor application by a person, firm, or corpora-
tion that has not been rejected or denied as set forth
in Section 2.2.2 such proposed amendment or change
shall be scheduled by the City Secretary for a
public hearing before a joint meeting of the Planning
and Zoning Commission and the City Council. Such
public hearing shall hereinafter be known as the
Public Zoning Hearing.
Each application for a Public Zoning Hearing shall be
accompanied at the time the hearing is scheduled by
a fee in accordance with the following schedule:
.
Area Under Request:
Lots or Area r::~'_Arooul)t. of Fee
1 to 2 lots inclusive or up to 1 acre $35.00
3 to 5 lots .inclusive or up to 1 1/2 acres $35.00
Each lot over 5($50.00 plus) per acre $10.00
Each acre over 1 1/2($50.00 plus) per acre $30.00
Maximum: in no event shall the fee exceed $200.00
- 29 -
e
No action to amend, supplement, change, modify or
repeal the Zoning Ordinance or the District Map
shall be final until there shall have been a joint
public zoning hearing thereon with public notice of
such hearing as herein required.
4.3
Notice of any public hearing involving the Zoning
Ordinance and District Map shall be given by
publication once in a newspaper of general circu-
lation in the City and designated as the official
publication of the City stating briefly the change
or amendment to be considered at the hearing and
the time and place of such hearing which shall not
be more than twenty (20) days and not less than
ten (10) days prior to public hearing. Such notice
shall be sent to the property owners as determined
from the most recently approved city tax roll of
real property lying within three hundred (300) feet
of the property on which the change in classifica-
tion or specific use permit is proposed. Such
notice shall be given not less than ten (10) days
nor more than twenty (20) days before the date set
for the hearing. The notice shall be made by
depositing the same, properly addressed and postage
paid, in the United States Post Office.
..
4.4
Notice of any public zoning hearing involving a
change or amendment to the District Map or the
granting of a Specific Use Permit shall be given as
set forth in subsection 4.3 above. In addition,
written notice shall state the time and place of
hearing and give the address of the property pro-
posed for change or a Specific Use Permit that is
to be considered.
4.5
Public Zoning Hearing: The public zoning hearing
shall be a jOint meeting of Planning and Zoning
Commission and City Council. Rules of order
commensurate with proper conduct, hearing of arguments
and receiving of evidence shall be adopted and
observed at the hearing. The recording of minutes
shall be made of the hearing and shall be maintained
or filed in the office of the City Secretary. No
action on any proposed change~ amendment or Specific
Use Permit shall be taken by either body at or
during the Public Zoning Hearing,
\\
The Planning and Zoning Commission $hall within ~ /...
(10) days after a Public Zoning Hearing, hold a
regular or special meeting to act and recommend
upon changes, amendments or specific use permits
considered at such hearing. This meeting shall be
4.6
~
- 30-
.
open to the public and the recording of minutes
and other procedures normally conducted by the
Planning Commission shall be observed; however,
no proponent or opponent to a proposed zoning
change, amendment or Specific Use Permit, or any
other citizen interested in such matter shall be
heard. The members of the Planning Commission
shall vote on each proposed change, amendment or
Specific Use Permit as to their recommendations
to the City Council for either adoption or denial.
The recOlIIIIendations of the City Planning an(,Z~ning
eo.hsion shall be transmitted to the~u~ .
the City SecretarY for the Council in wrf'Mng .
within five (5) days following the meeting of:.t11e
City.Planning and Zoning Commission.
4.7
After receipt by the City Council of the recommend-
ations of the Planning and Zoning Commission, the
City Council shall at either a regular or a Special
meeting act upon the proposed changes, amendments
or Specific Use-flermits. .Jf, JL. f. ,.... iJIll.4...
~l} ~L.~(iI ~ In ~ .uo.f';";j "'~ .,).'-
'~~~~ ~.lif1$ 1~.
jii1"vl~....tIr.j.~.JlJ~
.
4.8
In cases when the Planning and Zoning Commission's
recommendation against proposed specific use permit
or amendment, supplement, change or repeal of the
regulations or restrictions of the Zoning Ordinance
or the boundaries of the District Map herein esta-
blished or when a written protest against an amend-
ment under consideration is filed with the office
of the City Secretary and signed by the owners of
twenty percent (~O%) or more either of the area of
the lots included in such proposed change or those
immediately adjoining the same and extending three
hundred (300) feet therefrom such amendment, supple-
ment, change, modification or repeal shall not become
effective except by the favorable vote of members of
the City Council.
If the City Council fails to pass an ordinance
approving such proposed specific use permit, amend-
ment, supplement, or change, a new application for
such proposed specific use permit, amendment, supple-
ment, or change in the Zoning Ordinance or the
boundaries of the district map shall not again be
considered until after the expiration of twelve (12)
months from the date of such proposed amendment.
supplement or change was rejected; provided; however,
.
- 31 -
.
that such application may be reconsidered within
the above mentioned twelve (12) month period if
it be shown that a substantial change in conditions
has taken place in the vicinity of the property
sought to be rezoned or for which a specific use
permit was requested. The procedures for such
application for rezoning shall be the same as if
the applicant has never filed a previous application
for zoning change.
ART! CLE XX
1.1
SPECIFIC USE PERMITS
Authorized Uses: The City Council of the City of
Schertz, Texas, after public hearing and proper
notice to all parties affected, in accordance with
the notice procedures prescribed under Article XIX
for amending the Zoning Ordinance, and after recom-
mendation by the Planning and Zoning Commission,
may authorize the issuance of Specific Use Permit
for zoning specific uses set forth in the Schedule
of Uses when situated within the Zoning Districts
identified within the schedule. .
.
1.2
Development Standards Required: The Planning and
Zoning Commission in considering and determining
their recommendation and the City Council in con-
sidering any request for a Specific Use Permit may
require from the applicant, plans, information,
operating data and expert evaluation concerning the
location, function and characteristics of any
building or use proposed. The City Council may in
compliance with this Ordinance, establish conditions
of operation, location, arrangement and construction
of any use for which a permit is authorized. In
authorizing the location of any of the uses listed
as Specific Use Permits, the City Council may impose
such development standards and safeguards as the
conditions and location indicate important to the
welfare and protection of adjacent property from
excessive noise vibration, dust, dirt, smoke, fumes,
gas, odor, explosion, glare, offensive view or other
undesirable or hazardous conditions.
1.3
Temporary Construction Buildings: Temporary buildings
and temporary building material storage area to be used
for construction purposes may be permitted for a spe-
cified period of time in accordance with a permit
issued by the Building Official and subject to periodic
renewal by the Inspector for cause shown. Upon comple-
tion, abandonment of construction or expiration of
permit, such field offices and buildings shall be r
.
- 32" -
.
1.4
removed within thirty (30) days, or at the
direction of the Building Official.
Temporary Development Signs: Temporary develop-
ment and promotional signs not exceeding three
hundred (300) square feet in area may be erected
on private property. The Building Official shall
control the location and duration of such sign
use to assure that the occupancy and use of adja-
cent lots are not interferred with and that no
safety hazard is created. Such special development
signs will be removed at the direction of the
Building Official after completion of the development.
1.5
The Commission may impose additional reasonable
restrictions or conditions to carry out the spirit
and intent of this ordinance and to mitigate adverse
effects of the proposed use. These requirements may
include, but are not limited to, increased open space,
loading and parking requirements, suitable land-
scaping and additional improvements such as curbing
and sidewalks.
.
1.6
Any person or persons, jointly or severally aggrieved
by a decision of the Commission, may present to the
City Council a petition, duly verified, setting forth
that such decision is unjust, in whole or in part,
specifying the grounds of injustice. Such petition
shall be presented to the City Council within ten (10)
days after the final decision of the Commission, and
not thereafter.
1.7
Recording: One (l) copy of an approved Specific Use
Permit. shall be delivered:tb the.owner of the pro-
perty, one (l) copy shall be filed in the office of
the Building Official.
1.8
Development: Following the issuance of a Specific
Use Permit, the Building Official shall insure that
if the development is undertaken, it is completed
in complaince with said permit. However, if a
Specific Use Permit has not been used within six(6}
months after the date granted, the permit is auto-
matically cancelled, which fact shall be noted over
the signature of the Building Official on the file
copies of the permit, and the owner shall be so
notified in writing.
ARTICLE XXI
PLANNED RESIDENTIAL UNIT DEVELOPMENT
.
Section 1
Planned Residential Unti Development: It may be
desirable that many properties in the City be de~c~
vel oped in accordance with site plans prepared and
- 33 _
.
1.1
approved in advance of development. To encourage
such planned unit development, regulatory provi-
sions are provided as follows:
Use Provisions: Whenever any property is designated
as being within the Planned Residential Unit Develop-
ment, the following types of uses may be authorized:
1. Housing development consisting of any combina-
tion of dwelling types on tracts with a minimum of
five (5) acres.
2. Uses permitted in the NS, Neighborhood Service
District, on tracts with a minimum area of one (l)
acre and when an integral part of a Planned Residen-
tial Unit Development.
3. Recreation Area/Open Space.
4. A combination of any of the developments
listed or other uses permitted in the zoning dis-
tricts corresponding to property on the Zoning
District Map.
.
1.2
Procedures:
.
1. A site plan setting forth the uses to be incor-
porated into the Planned Residential Unit Develop-
ment shall be approved and filed as part of the
Ordinance. The provisions of Article XIX Amendments
shall govern the review and processing of each appli~
cation for a Planned Residential Unit Development.
2. Such required Site Plan shall show the provisions
for ingress and egress to the property, access from
a public street, number and density of housing units
proposed per gross acre, sidewalks, utilities, drain-
age, parking space, hieght of buildings, maximum lot
coverage, yards and open spaces, screening walls or
fences and other development and protective require-
ments considered necessary to create a reasonable
transition and protection of the adjacent property.
3. The Planning and Zoning Commission may recommend
and City Council impose conditions relative to the
standards of development and such conditions shall be
complied with before a Certificate of Occupancy is
issued for the use of the land or any structure, which
is part of the Development. Such conditions shall
not be construed as conditions precedent to the
- 34-
.
ART! CLE XXII
Section 1
.
Section 2
Section 3
.
~......
...
-"
..
granting of a Certificate of Occupancy.
4. Site plans submitted for consideration under
the provisions of sub-section "3" may be altered
or amended with approval of the Planning and Zoning
Commission, but any change in the development shall
be considered an amendment to the Zoning Ordinance
and shall be processed in accordance with Article
XIX.
REGULATION OF NON-CONFORMING USES.
Continuance. of Use: Any non-conforming use of land
or structures may be continued for definite periods
of time, subject to such regulations as the Zoning
Board of Adjustment may require for immediate pre-
servation of the adjoining property and the ultimate
removal of the non-conforming use. If, however, a
continuous operation is not carried on in such non-
conforming use during a continuous period of one (l)
year, the building, other structure or tract of land
where non-conforming use previously existed shall
thereafter be occupied and used only for a conforming
use. Intent to resume activity operation shall not
affect the foregoing.
Change of Use: A non-conforming use may be changed
to any conforming use. A non-conforming use shall
not be changed to any other type of non-conforming
use without the prior approval of the Zoning Board
of Adjustment which may grant a change of occupancy
from one non-conforming use to another, provided the
use is within the same or higher classification as
the original non-conforming use, that such non-
conforming use and occupancy will not tend to prolong
and continue non-conforming use. A non-conforming
use once changed from a lower to a higher classifi-
cation use shall not be changed thereafter to a lower
classification use, and such prior lower classifica-
tion use shall be considered abandoned.
Damage and Destruction: A non-conforming use shall
not be extended or rebuilt in case of obsolescense
or total destruction by fire or other cause. In the
case of partial destruction by fire or other causes
not exceeding fifty per cent (50%) of its value,
the Building Inspector shall issue a permit for
- 35. -
.
Section 4
reconstr.uction. If greater than fifty per cent
(50%) and less than total, the Zoning Board of
Adjustment may grant permit for repair after
public hearing and having due regard for the
property rights of the persons affected when
considered in the light of public welfare and
the character of the areas surrounding the
designated non-conforming use.
Enlargement: A non-conforming use shall not be
enlarged or extended, except upon authorization
of the Zoning Board of Adjustment.
Section 5
Normal Maintenance: Normal maintenance of a
building or a structure containing a non-conforming
use is permitted, including necessary non-structu-
ral repairs and incidental alterations not extending
the non-conforming use.
Section 6
Structural Changes: No structural alteration shall
be made in a building or other structure containing
a non-conforming use except that required by law.
.
ARTICLE XXIII
ADMINISTRATION
Section 1
Administrative Provisions:
l.l
Building Permit and Plan Requirements:
1. Building permits shall be in conformance with
current building codes.
2. All dimensions shown on these plans relating to
the location and size of the lot to be built upon
shall be based on a subdivision plat and the lot
.shall be staked out on the ground before construction
is started.
1.2
Effect Upon Existing Permits, Agreements and Rights:
1. Existing Permits and Private Agreements: This
ordinance is not intended to abrogate or annul:
a. any permits issued before the effective date
of this ordinance;
b. any easement, covenant or any other private
agreement more restrictive than the provisions
of this ordinance.
.
-36
.
Section 2
2. Preserving Rights in Pending Litigation and
Violations Under Existing Ordinances: By the
passage of th)s ordinance, not presently illegal
use shall be deemed to have been legalized unless
specifically such use falls within a use district
where the actual use is a conforming use. Other-
wise, such uses shall remain non-conforming where
recognized, or an illegal use, as the case may be.
It is further the intent and declared purpose of
this ordinance that no offense committed, and no
liability, penalty or forfeiture, either civil or
criminal, shall be discharged or affected by the
adoption of this ordinance; but prosecutions and
suits for such offenses, liabilities, penalities
or forfeiture, either civil or criminal, shall be
discharged or affected by the adoption of this
ordinance; but prosecutions and suits for such
offenses, liabilities, penaltieies or forfeitures may
be instituted or causes presently pending be pro-
ceeded with in all respects as if such prior ordi-
nance has not been repealed.
Certificates of Occupancy and Compliance:
Certificated of Occupancy shall be required for:
2.1
.
1. Occupancy and use of a building hereafter
erected or structurally altered.
2. Change in use of an existing building to a use
of a different classification.
3. Occupancy and use of vacant land.
4. Change in the use of land to a use of a dif-
ferent classification.
5. Any change in the use of a non-conforming use.
No such occupancy, use, or change of use shall take
place until a Certificate of Occupancy therefor has
been issued by the Building Official.
2.2
Certificates of Occupancy for Non-Conforming Uses:
A Certificate of Occupancy shall be required for all
lawful non-conforming uses of land or buildings
created by adoption of this Ordinance. Application
for such Certificate of Occupancy for a non-conforming
use shall be filed with the Building Official by the
owner or leasee of the building or land occupied
by such non-conforming use within one (l) year of
the effective date of this Ordinance. It shall be
the duty of the Building Official to issue a Certi-
ficate of Occupancy for a lawful non-conforming use,
.
37
.
or refusal of the Building Official to issue a
Certificate of Occupancy for such non-conforming
use shall be evidence that said non-conforming
use was either illegal or did not lawfully exist
at the effective date of this Ordinance.
Section 3
Procedure: Written application for a Certificate
of Occupancy for a new building or for an existing
building which has been altered shall be made at :.
the same time as the application for the building
permit for such building. Said Certificate shall
be issued within three (3) days of completion of
construction or alteration. Written application
for a certificate of Occupancy for the use of
vacant land, or for a change in the use of land
for a building, or for a change in non-conforming
use, as herein provided, shall be made to Building
Official; if the proposed use is an conformity
with the provisions of this Ordinance, the Certi-
ficate of 0ccupancy therefore shall be issued. The
fee for such certificate of Occupancy shall be five
dollars ($5.00) to be paid to the City of Schertz
at the time "the building permit is issued. Every
Certificate of Occupancy shall state that the building
or the proposed use of a. building or land complies
with all provisions of law. A record of all Certi-
ficates of Occupancy shall be kept on file in the
office of the Building Official or his agent.
.
ARTICLE XXIV
BOARD OF ADJUSTMENT
Section 1
The Zoning Board of Adjustment as created by Article
VIII, Section 8.02 of the City Charter of Schertz,
Texas, shall hear and rule on all appeals to this
Ordinance.
Section 2
Jurisdiction: When, in its judgment, the public
convenience and welfare will be substantially served
and the appropriate use of neighboring property will
not be sUbstantially or permanently injured, the
Board of Adjustment may, in specific cases after
public notice and public hearing, and subject to
appropriate conditions and safeguards, authorize and
shall have the power to grant the fOllowing special
exceptions to the regulations herein established.
In granting such exceptions and regulations the
Board of Adjustment shall not permit within any
district a use that is not permitted in that district
and the district reQulations as set forth in this
Ordinance~ The Board of Adjustment shall not permit any
variations or exception if the applicant has con-
tributed to the cause of the unnecessary hardship of
which he complains.
.
- 38-
.
Section 3
.;.
The Board of AdJustment may allow the following:
1. The reconstruction of a building occupied by
a non-conforming use, provided such reconstruction
does not prevent the eventual return of such pro-
perty to a conforming use, may be permitted.
2. Modifications of yard, open space, parking lot
area or lot width regulations as may be necessary
to secure appropriate development of a parcel of
land where such parcel was separately owned at the
time of the passage of this Ordinance and is of such
restricted area where the sahpe of the lot is such
that it cannot be appropriately developed without
such modification may be permitted.
.
3. Require the discontinuance of non-conforming
uses of land (not primary structures), under any plan
whereby the full value of any improvement can be
amortized within a reasonable number of years, taking
into consideration the general character of the
neighborhood and the necessity for all property to
conform to the regulations of this Ordinance.
4. Reduce required off-street parking if it can
be shown that the required minimum as herein estab-
lished will not at any time be necessary because of
the character of the proposed uses at a probable
limited quantity of employees, clients, customers
or tenants.
5. Decide appeals where it is alleged there is
error in the order, requirement. decision or deter-
mination made by the Building Official in the enforce-
of this Ordinance.
Section 4
Applications for Special Exceptions: All applications
for special exceptions shall be by appeal to the Board
of Adjustment. Appeals to the Board of Adjustment
may be taken by any person aggrieved, or by any officer,
department. board, or bureau of the City affected by
any decision of the administrative officer. Such
appeal shall be taken within a reasonable time, as
provided by the rules of the Board, by filing with
the officer from whom the appeal is taken and with
the Board of Adjustment a notice of appeal specifying
the grounds thereof. The officer from whom the appeal
is taken shall forthwith transmit to the Board all
papers constituting the record in the matter being
appealed.
.
- 39 -
.
Section 7
Stay of Proceedin~s: An appeal shall stay all
proceedings in the matter appealed, unless the
officer from whom the appeal is taken certifies
to the Board of Adjustment that a stay would in
his opinion cause imminent peril of life or
property.
Hearings of Appeals: The Board of Adjustment shall
fix a reasonable time for the hearing of an appeal
and shall give written notice to the parties of
interest. In addition, at least fifteen (15) days
advance notice shall be given by publication at
least once in the official publication of the City
stating the time and place of such hearing, the
parties appealing such matter, and the lot descrip-
tion of the land which the matter concerns. The
Board of Adjustment shall mail notices of such
hearings to the petitioner and owners of property
lying within three hundred (300) feet of any point
of land on which a variation is desired and to all
other persons deemed by the Board to be affected
thereby. Such owners and persons shall be deter-
mined accoring to the current tax rolls of the City.
In exercising its powers the Board of Adjustment may
r~.verse or affi rm wholly or partly, or may modify the
the order, requirement, decision, or determination ap-
pealed. and may.make such order, requirement, decision, or
determination as.ought to be made, and to that end shall
have all the powers of the officer.from whom-the'appeal
is taken. lhe concurring vote of four (4) members of
the Board of Adjustment shall be necessary to reverse
any order, requirement,_ .deci~ion, or determination of
an~ building inspector. The concurring vote of four
(4) members of the Board of Adjustment shall also
be necessary to decide in favor of an applicant on
any matter upon which the Board is required to pass
upon under this Ordinance other than an appeal.
Court Appeal: Any person or persons, jointly or
severally, aggrieved by any decision of the Board of
Adjustment or any taxpayer, or any officer, department,
board, or bureau of the City may present to a court
of record as provided by law a petition, duly veri-
fied setting forth that such decision is illegal, in
whole or in part, specifying the grounds of the ille-
gality. Such petition shall be presented to the
court within ten (10) days after the filing of the
decision in the office of the Board.
Section 5
Section 6
.
.
- 40 -
.
7.1
Writ of Certiorari: Upon the presentation of such
petition, the court may allow a writ of certiorari
directed to the Board of Adjustment to review such
decision of the Board of Adjustment and shall pre-
cribe therein the time within which a return there-
to must be made and served, which shall not be less
than ten (10) days and may be extended by the Court.
The allowance of the writ sDAll not stay proceedings
upon the decision appealed from, but the court may,
on application, on notice to the Board, and on due
cause shown, grant a restraining order.
7.2
Return of Certified Copies: The Board of Adjustment
shall not be required to return the original papers
acted upon by it, but it shall be sufficient to
return certified or sworn copies thereof or of such
portions thereof as may be called for by such writ.
The returned copies shall ~oncisely set forth such
other facts as may be pertinent and material to show
the grounds of the decision appealed from and shall
be certified. If upon the hearing it shall appear
to the court that testimony is necessary for the
proper disposition of the matter, the court shall
take evidence, appoint a referee to take such evi-
dence as it may direct and report the same to the
court with his findings of fact and conclusions of
law, which shall constitute a part of the proceedings
upon which the determination of the court shall be
made. The court may reverse, wholly or partly, or
may modify the decision brought up for review. Cause
shall not be allowed against the Board unless it
shall appear to the court that it acted with gross
negligence, or in bad faith, or with malice in making
the decision appealed from. All issues in any pro-
ceeding under this Article XXII shall have preference
over all other civil actions and proceedings. As _
Acts 1961, 57th Leg., Pg. 687, Chap. 32,Para 1.
Fees: A fee of twenty-five dollars ($25.00) shall
be paid to the Building Official at the time the
notice of appeal is filed with the Inspector, and
shall forthwith pay over to the City Treasurer to
the credit of the general fund of the City .
of Schertz.
.
7.3
ARTICLE XXV
ENFORCEMENT/ENFORCEMENT OFFICER/ENACTMENT
Section 1
Enforcement:
.
1.1
Enforcement Officer: The proVlslons of this Ordi-
nance shall be administered and enforced by the
Building Official of the City of Schertz.
- 41 -
I:~
.
1.2
Right to Enter: The Building Official or any duly
authorized person shall have the right to enter
upon any premises at any reasonable time prior to
the completion of the buildings for the purpose of
making inspections of building or premises necessary
to carry out his duties in the enforcement of this
Ordinance.
1.3
Stop Orders: Whenever any building work is being
done contrary to the provisions of this Ordinance,
the Building Official may issue a_stop order to
the owner or contractor doing or causing such work
to be done, and any such person shall forthwith
stop such work until authorized by the Building
Official to proceed with the work.
Section 2
Violation and Penalties:
2.1
Any Person, firm or corporation who shall violate
any of the provisions of this Ordinance or fail to
comply therewith or who shall violate or fail to
comply with any order or regulations made thereunder,
or who shall build in violation of any detailed
statement of specification of plans submitted and
approved thereunder, or any certificate or permit
issued thereunder, shall, for each and every viola-
tion and noncomplaince respectively be deemed guilty
of a misdemeanor and upon conviction thereof shall
be fined a sum not to exceed two hundred dollars
($200.00), Each and every day that such violation
and/or noncompliance shall exist shall be deemed a
separate offense.
.
Section 3
But in case any person, firm, or corporation violates
any of the provisions of this Ordinance or fails to
comply therewith, the City of Schertz, in addition
to imposing the penalties.above provided may insti-
tute any appropriate action or proceedings in court
to prevent, restrain, correct, or abate or to pre-
vent any illegal act, conduct, business or use in
or about any land, and the definition of any viola-
tion of the terms of this Ordinance as a misdemeanor,
shall not preclude the City of Schertz from invoking
the civil remedies given it by law in such cases,
but same shall be cumul ati ve of and jln additdlon ;;to
the penalties prescribed for such violation.
Provisions of Ordinance Declared to be Minimum Require-
ments: In their interpretation and application, the
provisions of this ordinance shall be held to be mini-
mum requirements adopted for the promotion of public
2.2
.
- 42 -
.
.
.
Section 4
health, safety, morals, and general welfare. When-
ever the requirements of this Ordinance are at
variance with the requirements of any other law-
fully adopted rules, regulations or ordinances, the
requirement that is more restrictive or that imposes
higher standards as determined by the Building
Inspector shall govern.
Repeal of Conflicting Ordinances or Orders: Ordinance
and all orders, ordinances or parts of ordinances in
conflict with this ordinance, or inconsistent with
the provisions of this ordinance are hereby repealed
to the extent necessary to give this ordinance full
force and effect.
Section 5
Severability Clause: Should any section or provision
of this ordinance be declared by the courts to be
unconstitutional or invalid, such decision shall not
affect the validity df the ordinance as a whole or
any part thereof other than the part so declared to
be unconstitutional or invalid.
XXVI
EFFECTIVE DATE
This code shall become effective from and after the
date of its approval and adoption as provided by law.
1979, with an effective date of
day of O~~,~
Cj.J )9 9
A.D. ,
PASSED, APPROVED AND .ADOPTED this the ~)
27J~
/d/-c A:t:LJ
Mayor, City of Schertz, Texas
ATTEST:
~/ ~
.J'1"R~ ~
. y..Secretary
(CITY SEAL)
- 43 -
.
SCHEDULE
OF USES
SYMBOL
AJ:Ti<"wtural
Fit'ld CYops
A~Tic-ullural
Animlll Hu!'h1l.ndr,r
Farm, Ran('h. or
Orrhard
Nt'w and Unsch...dult"d
A,mrultureJ UI'l'S as Pro\.jdt'd
rnr- under Sertion 2.1.1
OnE' Family [),,!,'elling
Of't..3.ched ~
OnE" F1I.mih' ~'elling
AuR....hE<d ITo..-n House)
(~Pro\'i~on$ SK. 2.1.2)
Tv.'o Family
n.....E':lling .
Multi-Family (Apartment)
J')welling
Garden Home
.
SCHEDULE
OF USES
SYMBOL
f'IHnnffl JU.sid~'ntiRl
Unit nl'Vdvpm~nt
(&-t> ITovimnm: N>c.. 2.1.3)
Boardi ng or R.,)('Imi nlf
House
Hotd or Motel
Apartmt'nt HOLe!
Mobile Home
Cs..-e- Provisions &-c. 2.1.4)
Nt'''''' and Un!ICheduled
Re1ridenliaJ U..ell 88 Provided
for undt:r ~ion 2.1.1
Attt'~'mr>' Huildin,k
Rt'lAdt:ntlaJ
.
FlU'"m A('("('M~ry
Buildinlf
Horn.. (k("upation
(HTficrf'E't Parkin,.
InC'idornuJ to Main 1I_
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..
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x
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x
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ACCESSORY AND INCIDENTAL USES
s
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x
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- 44 -
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SCHEDULE
OF USES
SYMBOL
~Tv8nt or Can1.akera
QUHrk~
Soria] and RKreational
Ruildin~
~wimmin~ Pool
IPrhatr)
Tt'mporar\' F'it>ld or
('(m~tr\.l,tion Office
\~ Pro\"b.;on!; Sec. 2.3.3)
~t'w and VOl'C'hPdulll:'d
Arl"('$!'or... and Incidl'ntol Ufle8
3:-: f"nn-ldP<! ror undt"T Rf.c. 2.1.]
Airport. Heliport or
l.Mding Field
Church/RPctory
Civic C~nter
Convent IMons*,tery
SCHEDULE
OF USES
SYMBOL
Day Nursery
Kindt'T";8.Tt..en
Fnlll:rnil)' or Sorority,
Ludge or Clvic Oub
(No liquor)
Home for Alcoholic. Narcotic
or P.yduatric Patients
Hospit.al (General
Acute Care)
Hospit.aJ
(Chronic Care)
lnlrtitutions or Religious or
Philanthropic NatUTf'
UbI'sry, Art Gallery,
Muuum
Publit' Administralion
Ottic",
Rr.idt"nC'f' HlIme for Aged
School,_ Private, College.
University
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APPENDIX A - Zoning Ordinance
x
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INSTITUTIONAL A.."'D SOCIAL SERVICE USES
s
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- 45 -
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SYMBOL
PD R-l R-2 R-3 R-4 R-5 MH OP NS GB
M-l M-2
School., Public or
PKfochial
S
S
S
S
x
x
x
x
x
s
Nt'w and Ul1tiC'hf-duled
lru;titutionel and S~a1
~n;N: HfoeS as I'ro\idr-d for
Undl"T Section 2.1.1
S
S
S
S
S
x
x
UTILITIES AND RELATED SERVICE USES
EIf'Ctncal Substation
s
s
S
S
s
S
s
s
x
Elf'ctric- Po......er Gt-nerating
Plant
x
s
s
FirE' Station
S
s
s
s
s
s
x
x
x
x
s
Gas Thansmission and
Metering Station
s
s
S
X
S
S
s
X
s
X
x
X
X
local Utility
Distribution Lines
X
X
X
X
X
X
X
s-
s
Radio. TeJevision or
Micro Wa\'1I" Towers
s
S
s
s
S
s
s
S
X
X
s
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OF USES ...!:'"d c ..13 is..: 1$ . 1l
c;.,: ..'ii:5 "Ii'i .5 -=-c .,,:;;:s ]..lICE t t'e ..c t'l; t.:.5 .g~~ .! i :;
H o~- is'c. be-~ ....
tE~a ~~iS t....iS "3 l 0 :sliS iJiiS ~J6
::'oiS &:is ~~OS .!:a..a5
SYMBOL PD R-l R-2 R-3 R-4 R-5 MH OP NS GB M-l M-2
Radio or Television Tran&- S S S S S S S S X X S
mitting Station, Commercial
5ewe-rage Pumping Station X X X X X X X X X X S
,
Stowerall'e Treatment Plant S S S S S S S S S S s _
Railroad TrS('b Bnd X X X X X X X X X X S
Right.of-Way
Railroad Team Track X X S-
Frei<<ht Depot
Telf'phonf' BusinesB Offior X X X X s-
Tde~one Exc:hanlte Switch. S
ing ay and 1Tansmitting S S S S S X X X X S
Etlui pment
UtilitiPII. Public' or J'ri,"ate S S S S S S S S X X S
Ot.her than Jjated
Utility Sho(r. or Stor.~; X X .s
YlId"ds and uildinp
Waler Ttt'atment ~.nl S S S S S S S S S X S
.
APPENDIX A - Zoning Ordinance
- 46 -
.
SCHEDULE
OF USES
SYMBOL
Wi'lt~r''''f'lI. R"f.f>rvoir
Pumping Sitation 01 Storage
!'\'f'W IInd l1n~rhf.duh.d
lltilih' and Rf'lawd S€n--icr
ll~('s. 8$ Pro'\"idpd for under
s..:-rtion 2.1.1
ArnUIWmf'nt. Commercial
Outdoor. Indoor
("ountr).' allb
Drill: Strip
Fairgrounds
Park/Playground lSimilar
Public Site
Prh"sle aub
.
SCHEDULE
OF USES
SYMBOL
Publjc
R.t:-crel'llion Ct'nt.er
Pri,,'at.e
Tennis/Swim Club
Nelli.. and Unllcheduled
EnLertainment and Rt-c:rea.
tionAl UlIWtl u Provided for
under s..ction 2.1.1
Auto Laundry
Attt.o Sales Bnd Repair
(In Building)
A lflo Sales. New or Used
Car Lot (OpeD)
.
Auto Painting and
Body Shop
Gaaoline &rvi~
SlaUOh
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ENTERTAINMENT A."<D RECREATIO:\'AL USES
s
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S
X
x
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s
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s
s
s
S
x
x
X
X
X
X
x
X
x
S
X
X
X
S
s
x
x
AUTOMOBILE AND RELATED SERVICE USES
- 47 -
X
x
x
X
X
x
X
x
x
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SCHEDULE ~ E i ~ II! E .
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1", . .. ~.. "0 . .. :z: . 0 jo.., .2",
OF USES '::.: 'tl OII.!':~ . >..., ::~ .~ . " Ill'; ~ :sq liP
0-': lio'i:6 ,.=j"5 III :::'C ;S'-: 'S t :'C ..c t.c t.:'S .!~~ ;~~
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SYMBOL PD &1 R-2 R-3 &4 R-5 MH OP NS GB M-1 M-2
CommtTcial
Pulcing Lot or Structure, S X X X S
Au'"
Parking Lot 'ITuck X X S
Storage
Sl'llr :!'ew Auto PlI.J"U, X X X S
in Bwldinf
Sale and SeT\i~ New and U"e-d X X
AuLo AN"I$~ori~ and Part8, S
in Building
Sut Coyer or M uff1 er X X S
In:!ltallation Shop
Tire R.etrrBding and X S
Capping
Wrt'1:"king or Salvage Yard S
for Autos Or Parts
Nf!W and Unf;chedult'd Auto- X
mobile JUralaled Senice USf'~ as S
Providt'd faT under ~on 2.1.1
RETAIL AND BUSINESS SERVICES
AntiQue Shop X X X X X
.
.
~ '" < 1l co
C .. li .. E ~
. . . . .
E >. ~ ~=i "0 . -g . 0 . 0
.. (5 ~O C5 ~ ts
SCHEDULE ~ E .f ~! .l! E .. 0
0 .". .<:
.. . .. . .. . .. :z: . 0 i lilts 0 ..-0 ..."
r::.: lS ';.: ~ "0 .c E ~ .~ ~ ~
OF USES :'" . >." 0...: 1j . tl C". -e - . tl
0:6 "'&=i:5 .=i:5 :~'S "+J=ai:5 :s ...<5 OIl 11I'1: :c t.c t.5OS ~...."
E~- 'llC'S=_ ~~~ :-,.2 c
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:Coo :Co.:5 .5tt~ ..:ttili
SYMBOL PD R-1 R-2 R-3 R-4 R-5 MH OP NS GB M-1 M-2
Art SlIppl;y Stor~ X X X X S
Animal Clinic or Pel X X X S
HospjtAl (No Outside Penl) ,
Bank or Saving8 Bnd X X X X S
Loan Office
Book .nd Stationery X X X X S
&0.....
Barber and Beauty Shop X X X X S
BBke~nfection~ry X X X S
Shop .1 SaI"",
Ca!n..eri./~8taurant X X X X S
Camera Shop X X X X S
CJeMninjt'ShoplLaundry X X X S
-
Cll"anin~/1..8und.rY X X X S
Pit'II-up.. labon
APPENDIX A - Zoning Ordinance
- 48 -
.
.
.
SCHEDULE
OF USES
SYMBOL
CJt'arUnglLaundry
SelfServia.- Shop
CliniC'
Mffi.ical/nental
Drug Store/Phflrffi1'lCY
Department Store/Discount House
Grocer)" Store
Furniture/ApplianCf> Store
F1orie;t Shop
Garden Shop an d
PlsntSalell
Handcraft and Art
Objf'ct~e
Hard..are Store
SCHEDULE
OF USES
SYMBOL
Hobby Shop
Key Shop
L.shoTJltOry, Mf'dieaI
or Dental
Leu.er/Miml.'Ograph Shop
Mt'd.ical Appliances
FItting and BaJes
Mortuary
Office. Professionall
Gen~ral BwrineAII
Optical Shop
Peckaat' SLr;.-e-
Pawn Shop
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APPENDIX A - Zoning Ordinance
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APPENDIX A - Zoning Ordinance
ShCM? JU.pair
Siltns, Rl.Isiness
Signs. Billboard/Adv!'rtisinl'
Signs - Pole Type not
nN'"f>ding6-4fl.9..ft..
Only ex~M Face
Sj~n9. Church and School
~nt9.~J Esta~
SCHEDULE
OF USES
SYMBOL
Studio. Photojrrapher.
Artitlt. Mu~ic. Drama, nance
Studio. H..Alth. R.l>ducinif or
~imilar Servi~
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Oisplay of Art Objec1.l
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Travel Bureau or
Con.wtant
Vd.erinarian Offior
(No Animo! llospiu)>
V.ririy Store
New and UnllChpduled Retail
and BUlIIln-.s Services u Pro-
vidrd (or unde-r See. 2.1.1
Bakery, 'Yt"hotf1lale
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Building Material X X S
Sol..
Calinri or Upholstery X X .s
<::hop
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Simil~r "ght Manufacturing X S
Pr-ocess
qt"Rnlng.D:ycing/Laundry X X
Piant COmmercial S
Contract on; Storagel X
EQuipmt-nt Yard S
Danre Halll X X
r\ight Club S
on"..In Theater X X S
Heavy Machiner;r Sale X S
Storage Repair
Laboratory, X -s
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Laboratory, Scientific X X S
or Research
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Paint Shop
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Railroad 'BWI
Pa.~sen,r:~ Station
X
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~orallt Warehouse
n.d."Commen:::ial
School.
X
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Trailtr and ~1(j}jlt Home
Salt"tl OJ' ~n(al Only
X
APPENDEX A - Zoning Ordinance
- 51 -
11 III
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Tran"ff"r ~nralZP and na~"ajOl:(> TNminal X S
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Kl"nnrl (Out~idf> Pt'n,,)
Wpldir.~ tlr ~1;.whjnf' Shop X s-
\'"hn!l.."Alf' OffiN' X X S
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INDUSTRIAL AND RELATED USES
Li~ht ManufariurinK
rru("[>~l'i X X
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Any Manufacturibfj_ Incu...trial.
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FOLLOWING USES PERMlTTED BY SPECIAL USE PERMIT ONLY
AsphAlt or ComTetfo S
RatC"hin.:: Plants -
.sl~lraj.'t' ()of She-II, Soil. S S
SKnd and Gravel
Cummt'rriHI Extraction of S S
Mil, Sand. and Gravel
Wredonj:t/SaJ\'8jte S
Yan!
APPENDIX A - Zoning Ordinance
- 52 -
APPENDIX B
.
DEFINITIONS
For the purpose of this ordinance, certain words as used herein are
defined as follows:
Accessory Buildinq or Use: An accessory building or use is one which:
a. Is subordinate to and serves a principal building or principal
use;
b. Is subordinate in area, extent, or purpose to the prinicpal
building or principal use served;
c. Contributes to the comfort, convenience, and necessity of
occupants of the principal building or principal use served;
d. Is located on the same building lot as the principal building
or principal use served.
Accessory, when used in the text, shall have the same meaning as accessory
use. An accessory building may be part of the principal building.
Alley: An alley is a publ ic right-of-way which affords a secondary means
of access to abutting property
~ Apartment: An apartment is a room or group of rooms in an apartment
building used as a dwelling for one (1) family unit which does its cooking
therein.
Apartment Building: A building or portion thereof used or intended to be
used as a home for three (3) or more families or households living indepen-
dently of each other and equipped for preparation of food.
Basement: A story (or p0rtion of a story) partly below curb level, with
at least one-half of its height (measured from floor to ceiling) above curb
level. The curb level nearest to a story (or protion of a story) shall be
used to determine whether such story (or portion of a story) is a basement.
Building Official: The officer or other designated authority charged with
the administration and enforcement of this ordinance, or his duly. authorize
representative.
Boarding House: A building other than hotel, motel, or an apartment hotel
where, for compensation and prearrangement for a definite period, meals
or lodging and meals are provided for three or more persons, but not ex-
ceeding twenty persons.
Block: A tract of land bounded by streets or a combination of streets and
public parks, or corporate boundaries of the City of Schertz.
~ Board: The word Board shall mean the Board of Adjustment.
APPENDIX B - Zoning Ordinance
- 53-
.
Building: Any structure which:
a. Is permanently affixed to the land;
b. Has one or more floors and a roof;
c. Is bounded by either open area or the lot lines.
A building shall not include such structures as billboards, fences, or
radio towers, or structures with interior surfaces not normally accessible
for human use, such as tanks, smoke stacks, grain elevators, oil cracking
towers or similar structures.
Building Detached: A building which is surrounded by yards or open space
on its building lot.
Building Area: The total square footage of a lot covered by a building
measured on a horizontal plane at mean grade level.
Building Envelop:: The net cubic space that remains for placing a structure
on a site after building line, setback, side yard, height, and bulk regu-
lations are observed.
.
Building Height: The vertical distance from the grade to the highest point
of the coping of a flat roof, or to the deck line of a mansard roof, or to
the mean height level between eaves and ridge for gable, hip, or gambrel
roof.
Building Line: A building limit fixed at a specific distance from the front
or side boundaries of a lot beyond which a structure cannot lawfully extend.
Building Plot: The land (lots, or tract of land) upon which a building or
buildings are located, or upon which they are to be constructed, including
yards and bounded by the property line.
Buffer Zone: A strip of land created to separate and protect one type of
land use from another.
City: The City of Schertz, Texas
Clinic: An establishment of offices in which a group of physicians, den-
tists, or other practitioners of the healing arts, and allied professional
assistants are associated for the purpose of diagnosing and treating ill
or injured persons.. A clinic may include a medical or dental laboratory,
but may not include facilities for providing room or board for patients,
nor may a clinic include offices or facilities for veterinarians.
.
Club or Lodge: An association of persons for the promotion of some non-
profit common objective, such as literature, science, politics, good fellow-
ship and similar objectives which meets periodically and which is limited
to members.
APPENDIX B - Zoning Ordinance
- 54 -
.
Commercial Amusement: Any enterprise whose main purpose is to provide
the general public with an amusing or entertaining activity, where tickets
are sold or fees collected at the gates of the activity. Commercial
amusements include zoos, carnivals, expositions, miniature golf courses,
driving ranges, arcades, fairs, exhibitions, athletic contests, rodeos,
tent shows, ferris wheels, childrens' rides, roller coasters, skating
rinks, ice rinks, traveling shows, bowling alleys, pool parlors, and
similar enterprises.
Common Property: A parcel or parcels of land, together with the improve-
ments thereon, the use and enjoyment of which are shared by the owners
and occupants of the individual building sites in a Planned Unit.
Commission: The Planning and Zoning Commission of Schertz, Texas.
Comprehensive Master Plan: A legal document often in the form of a map
and accompanying text adopted by the local legislative body. The plan
is a compendium of its general policies regarding the long-term develop-
ment of its jurisdiction. It is also called a "general plan" or "city
plan."
Council: The City Council of Schertz, Texas.
.
Court: An open, unoccupied space bounded on more than two sides by the
walls of a building. An inner court is entirely surrounded by the exterior
walls of a building. An outer court has one side open to a street, alley,
yard, or other permanent open space.
Convalescent Home: Any structure used or occupied by three (3) or more
persons recovering from illness or receiving geriatric care for compen-
sation.
Corner Lot: A lot abutting upon two (2) or more streets at their inter-
section.
District: Any section of the City of Schertz for which the zoning regu-
lations governing the use of buildings and premises, the height of build-
ings, the size of yards, and the intensity of use are uniform.
Dwellings: Any building or portion thereof which is designed for or used
for residential purposes.
Dwelling, Multi-Family: A building or portion thereof constructed for or
occupied by three or more families and containing three or more dwelling
units.
Dwelling, One Family: A building designed for or .occupied exclusively
by one family.
.
Dwelling, Duplex:
two families.
A building designed for or occupied exclusively by
APPENDIX B - Zoning Ordinance
- 55 -
.
Dwelling Unit: A room or suite of two or more rooms designed or intended
for use by an individual or family in which culinary and sanitary conven-
iences are provided for the exclusive use of such individual or family.
Dormitory: Any structure specifically designed to house student tenants
associated with a university, college or school.
Family: . A group of two or more persons related by blood, marriage, or
adoption residing together; this is the basic occupancy intended for
"single-family residence" districts.
Fillinq, Retail Service Station: An establishment where gasoline, oil,
and grease, or automobile accessories are sold, supplied or dispensed
to the motor vehicle trade or where motor vehicles received limited repair,
are equipped for service, or where electric storage batteries are charged
and cared for, or a place where any two (2) or more such activities are
carried on or conducted as the principal use of the establishment.
Fraternity, Sorority, or Group Student House: A building occupied by and
maintained exclusively for students affiliated with an academic or voca-
tional institution.
.
Frontage: All the property on one side of a street between two inter-
secting streets (crossing or terminating) measured along the line of the
street, or if the street is dead ended, then all the property abutting
on one side between an intersecting street and the dead end of the street.
Garage, Commercial: A commercial garage is a premise~ and structure used
for housing more than five (5) motor vehicles or where any vehicles are
repaired for operation or kept for remuneration, hire, or sale.
Garage, Private: An accessory building designed or used for the storage
of not more than four motor-driven vehicles owned and used by the occupants
of the building to which it is necessary.. Not more than one of the vehicles
may be a commercial vehicle of not more than two-ton capacity.
Garage, Public: A building or portion thereof, other than a private or
storage garage, designed or used for equipping, servicing, repairing,
hiring, selling, or storing motor-driven vehicles.
Garden Home: Is an individually owned single-family home, separated from
its neighbor by a minimum of ten (10) feet on a lot having a minimum of
five thousand (5,000) square feet.
.
Home Occupation: Any occupation or activity carried on by a member of the
immediate family, residing on the premises, in connection with which there
is used no sign other than a personal family name plate not more than one
{l) square foot in area, or no display that will indicate from the exterior
that the building is being utilized in part for any purpose other than that
APPENDIX B - Zoning Ordinance
- 56 -
.
of a dwelling; there is no commodity sold upon the premlses; no person is
employed other than a member of the immediate family residing on the
premises; and no mechanical equipment is used except of a type that is
similar in character to that normally used for purely domestic or house-
hold purposes.
Hospital, Sanitarium, Nursing or Convalescent Homes: A building or portion
thereof, used or designed for the housing or treatment of the sick, aged,
mentally ill, injured, convalescent or infirm persons; provided that this
definition shall not include rooms in any residential dwelling, hotel,
apartment hotel not ordinarily intended to be occupied by said persons.
Hotel: A building used or intended to be used as living quarters for tran-
sient guests, but not excluding permanent guests, and may include a cafe,
drugstore, clothes pressing shop, barber shop or other service facilities
for the guests for compensation.
Kindergarten: Any school, private or parochial, operating for profit or
not, attended by four (4) or more children at anyone time during part of
a twenty-four (24) hour day, which provides a program of instruction for
children below the first grade level in which constructive endeavors,
object lessons and helpful games are prominent features of the curriculum.
.
Loading Space: A space within the main building or on the same lot
therewith, providing for the standing, loading or unloading of trucks,
and having a minimum dimension of 12 by 35 feet and a vertical clearance
of at least 14 feet.
Lot: As used herein, a "lot" is the physical and undivided tract or
parcel of land as shown on the duly recorded plat.
Lot Area: The area of a lot between lot lines, including any portion of
an easement which may exist within such lot lines.
Lot Corner: A lot which has an interior angle of less than 135 degrees
at the intersection of two street lines. A lot abutting upon a curved
street shall be considered a corner lot if the tangents of the curve at
the points of the intersection of the side lot lines intersect at an in-
terior angle of less than 135 degrees.
Lot, Double Frontage: A lot having a frontage on two non-intersecting
streets as distinguished from a corner lot.
.
Lot, Interior: A building lot other than a corner lot.
Lot of Record: A lot which is part of a subdivision, the map of which has
been recorded in the office of the County Clerk of Guadalupe, or Bexar
and/or Comal Counties; or a parcel of land, the deed of which was recorded
in the office of the County Clerk of Guadalupe, or Bexar and/or Comal
Counties.
Mobile Home: It must be a movable or portable dwelling constructed to be
towed by a motor vehicle on its own chassis over Texas .roads and highways
APPENDIX B - Zoning Ordinance
- 57 -
.
under special permit connected to utilities, and designed without a
permanent foundation, for year-round living. It may consist of one or
more units that can be telescoped when towed and expanded later for
additional capacity, or of two or more units separately towaole but
designed to be joined into one integral unit.
Mobile Home Development: A unified development of mobile homes placed
on. individually owned lots.
Mobile Home Park: A unified development of mobile home spaces arranged
on a tract of land under single person ownership, meeting all require-
ments of this Ordinance.
Motel or Motor Hotel: A building or group of buildings including either
separate units or a row of units which contain sleeping accomodations
primarily for transient occupancy, and provide off-street parking space
on the same building lot for use of its occupants.
Multiple Building Complex: More than one (1) principal building on a
building plot.
Nonconforming Use: The use of land or a building. or a portion thereof,
which use does not conform with the use regulations of the district in
which it is situated and which use was in existence prior to the effective
date of this Ordinance.
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Occupancy: The use or intended use of the land or buildings by proprietors
or tenants.
Open Space: That part of the countryside which has not been developed and
which is desirable for preservation in its natural. state for ecological,
historical, or recreational purposes, or in its cultivated state to pre-
serve agricultural, forest, or urban greenbelt areas.
Parking Space: A surfaced area, enclosed or unenclosed, sufficient in
size to store one automobile, with a surfaced driveway. connecting the
parking space with the street or alley and permitting ingress and egress
of an automobile. A parking space shall not occupy any publ ic 1 and.
Permit: Is an official document or certificate lssued by the authority
having jurisdiction authorizing performance of a specified activity.
Planned Unit: A land area which:
1. has individual building sites and common property such as a
park, and
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2. is designed to be capable of satisfactory use and operation as
a separate entity without necessarily having the participation
of other building sites or other common property.
The ownership of the common property may be either public or private.
APPENDIX B - Zoning Ordinance
- 58 -
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Planned Residential Unit Development: A single planned unit as initially.
designed; or such a unit as expanded by annexation of additional land area;
or a group of continuous planned units, as separate entities or merged
into a single consolidated entity.
Plot Plan: A plan showing the use of the land, to include locations of
buildings, drives, sidewalks, parking areas, drainage facilities and
other structures to be constructed.
Retail Food Store: A retail establishment selling meats, fruits, vegetables,
bakery products, dairy products, light hardware and other similar items
which are purchased for use and/or consumption off the premises (may be a
drive-in or supermarket type).
Rooming House: A group of rooms provided for compensation either in a
converted single family home or in a structure sepcifically designed for
such purpose. No cooking facilities are provided in individual living units.
Rooming and Boarding House: Where both rooms and meals are provided for
compensation for more than four (4) persons.
Setback Line: A line which marks the setback distance from the property
line, and establishes the minimum required front, side and rear yard space
of a building plat.
Shopping Center: A composite arrangement of shops and stores which provides
a variety of goods and services to the general public, when developed as
an integral unit.
Sign, Advertising: Poster panel, painted bulletins or other advertising
devices which promote and advertise commodities or services not limited to
being offered on the premises on which such signs are located.
Sign, Business: A graphic device which advertises only commodities or
services offered on the premises where such sign is located.
Sign, Church and School: Name plates and bulletin board for schools, and
churches located on premises, but not exceeding thirty (30) square feet
in area and not a flashing, intermittent, revolving or similar lighted type.
Free Standing Sign: A free-standing sign supported by a single vertical
support anchored or set in the ground, no exposed face of which exceeds
sixty four (64) square feet in surface area.
Sign, Real Estate: Temporary signs pertaining to the sale or rental of
property upon which they are located, not exceeding twenty (20) square
feet in area and advertising property only for a use which it is legally
zoned. .
APPENDIX 8 - Zoni~g Ordinance
- 59 -
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Storage Garage: A "storage garage" is any premise; and structure used
exclusively for the storage of more than five (5) automobiles.
Story: That portion of a building, other than a basement, included be-
tween the surface of any floor and the surface of the floor next above
it or, if there be no floor above it, then the space between the floor
and the ceiling nest above it.
Story. Half: A partial story under a gable. hip, or gambrel roof, the
wall p~ates of which on at least two opposite exterior walls are not
more than four (4) feet above the floor of such story, except that any
partial story used for residence purposes, other than for a janitor or
caretaker of his family, or by a family occupying the floor immediately
below it, shall be deemed a full story.
Street: A public or private thoroughfare which affords the principal
means of access to abutting property.
Street Line: A dividing line between a lot, tract, or parcel of land
and a contiguous street.
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Structure: Anything constructed or built, the use of which requires
permanent location on the ground or attachment to something having a
permanent location on the ground.
Structure, Principal: The prinicpal structure which fulfills the purpose
for which the building plot is intended.
Structural Alterations: Any change which would tend to prolong the life
of a supporting member of a structure such as bearing walls, columns,
beams or girders.
Town House: Is a row of single-family dwelling units which are attached
by one or more common walls.
Use: The purpose of activity for which the land or building thereby is
designed, arranged or intended, or for which it is occupied or maintained,
and shall include any manner of performance of such activity with respect
to the performance standards of this Ordinance.
Variety Store: A retail commercial establishment which supplies a variety
of household goods, toys. light hardware items, candy, some clothing and
other general merchandise.
Variance: A legal deviation of a district
enforcement will result in undue hardship.
ownet, standing alone, shall not be deemed
zoning regulation whose strict
Pecuniary hardship to the
to constitute undue hardship.
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APPENDIX B - Zoning Ordinance
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Wrecking or Salvage Yard: A place where waste, discarded or salvage
materials are brought, sold, exchanged, baled. packed, disassembled or
handled, including auto wrecking yards, house wrecking yards, used
lumber yards. and places for storage of salvaged materials of house
wrecking and structural steel materials and equipment; but not including
such places where such uses are conducted entirely within a completely
enclosed building and not including pawn shops and establishments for
the sale. purchase or storage of used furniture and household equipment
when conducted entirely within a completely enclosed building, sale of
used cars in operating condition. or salvaged materials incidental to
a manufacturing operation.
Yard: An open space at grade between a building and the adjoining lot
lines, unoccupied and unobstructed by any portion of a structure from
the ground upward, except as otherwise provided herein. In measuring
a yard for the purpose of determining the width of a side yard, the
depth of a front yard or the dept of the rear yard, the minimum horizon-
tal distance between the lot line and the main building shall be used.
Yard, Front: A yard extending across the front of a lot between the side
lot lines, and being the minimum horizontal distance between the street
or place line and the main building or any projections of the usual un-
covered steps. uncovered balconies, or uncovered porch. On corner lots
the front yard shall be considered a parallel to the street upon which
the lot has its least dimension.
Yard, Rear: A yard extending across the rear of a lot and being the
required minimum horizontal distance between the rear lot line and the
rear of the main building or any projections thereof other than the pro-
jections of uncovered steps, unenclosed balconies, or unenclosed porches.
Yard, Side: A yard between the main building and the side line of the
lot, and extending from the required front yard to the required rear yard
and being the minimum horizontal distance between a side lot line and the
side of the main buildings or any projections thereto.
Definitions not expressly prescribed herein are to be construed in accord-
ande with customary usage in municipal planning and engineering practices.
APPENDIX B - Zoning Ordinance
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April 23, 1980
TO:
FROM:
REFERENCE:
Honorable Mayor and City Council Members
Planning and Zoning Commission
Proposed Revised Subdivision Ordinance
The Commission recommends that the City Council review and consider
approval of the proposed revised subdivision ordinance enclosed.
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CHAPTER I
A DMINISTRA nON
SECTION 101 - TITLE AND SCOPE
lOLl-TITLE
The proy;sions cmbraced within the following chapters and sec-
tions shall constitute and be known and may be cited as "The Building
CodeH hereinafter referred to as Hthis code."
101.2 - CODE RE~IEDIAL
This code is hereby declared to be remedial, and shall l,e con-
strued to secure the beneficial interests and pnrposes thereof ~which
are public safety, health, and general welfare--through structural
'1-. strength, stability, sanitation, adequate light and \"entilation, and
safety to life and property from fire and other hazards incident to the
construction, altera tion, repair~ remoyal, demolition, U~e and oc-
cupancy of buildings, structures, or premises.
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101.3 - SCOPE
(a) The J,,'ovisions of this code shall apply to the comtrllction,
alteration, rep,iiT, equipment, use and occupancy, location, Inainte-
nance, remo\.aJ and nemolition, of eyery building or structure or any
appurtena.nces eonnected or attached to snch buildings .or structures.
(b) The provisions of this code shall not be held to deprh.e any
federal or slate agency, or any applicahle goyerning hody having
jurisdiction, of any powcr or authority which it had on the effective
date of this act or of any remedy then exbting for the enforcement
of its orders, nor shall it deprive any individual or corporation of its
legal rights as provided by Jaw.
] 0l.4 - EXlSTI2'iG BUILDICliGS
f,., (a) If, within any twelve (12) month period, alterations or rc-
pairs eo sting in Cxcess of fifty (50) pen,ent of the then phy"ical
yaJuc of the building are made to an existing building, such building
shall he made to conform to the TC"quircmcnts of tJlis ('ode fur neW
bllildings, also that for buildings located in fire dish-ids the pro-
visions of Sections 302.1 and 302.2 shall apply,
(b) If an existing building is damaged by fire or othcrwise in
excess of fifty (50) percent of its then physical value be.fore such
damage is repaired, it shall be made to conform to the requirements
of this code for new buildings.
(c) If the cost of such alterations or repairs within any twelve
(12) month period or the amount of such damage as rcfcrred to in
paragraph (b) is more than twcnty-five (25) but not more than fifty
(50) percent of the then physical value of the building the portions
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to be altered or repaired shall be made to conform to the require-
ments of this code for ncw buildings to such extent as the Building
Official may determine.
(d) For the purpose of this section phys,cal value of the build-
ing ,hall he determined by the Building Official.
(e) If the occupancy of an existing building is entirely changed
the building shall be made to conform to the requirements of this
code for the new occnpancy. If the occupancy of only a portion of
an existing building is changed and that portion is separated from the
remainder as stipulated in Section 403, then only such portion need
be made to conform.
(f) Repairs and alterations, not covered by the preceding para-
graphs of this section, restoring a building to its condition previous
to damage or deterioration, or altering it in conformity with the pro-
,..isions of this code or in such manner as ",rin not extend or increase
an existing non-conformit)y or hazard, may be made with the same
kind of materials as those of. which the building is constructed; but
not more than twenty-five (25) percent of the roof covering of a build-
ing shall be replaced in any period of twelve (12) months unless the
entire roof covering is made to conform with the requiremcnts of this
code for new buildings.
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101.5 - SPECIAL HISTORIC Bl'ILDI'\GS A'\D DISTRICTS
The provisions of this code relating to the construction altera-
tion, repair, enlargement, restoration, reloeation or moving buildings
or struetures shall not be mandatory for existing buildings or struc-
turcs identified and classified by the state or local jurisdiction as
Historic Buildings when such buildings or structures are judged by
the building official to be safe and in the public interest of health,
safety and 'welfare regarding any proposed construction, alteration,
repair, enlargement, restoration, relocation or moving of buildings
within fire districts. The applicant must submit complete architectural
and engineering plans and specifications bearing the seal of a regis-
tered professional engineer or architect.
101.6 - 21IAI'\TENA'\CE
All buildings or structures, both existing and new, and all parts
thereof, shall be maintained in a safe and sanitary condition. All
de\.ices or safeguards which are required by this code in a building
whcn erected, altered, or repaired, shall be maintained in good work-
ing onler. The owner, or his designated agent, shall be responsible
for the maintenance of buildings and structures.
SECTION 102 - ORGANIZATION
102.1- BUlLDI'\G OFFICIAL
(a) There is hereby established a department to be called the
"Building Department," and the person in charge thereof shall be
known as the Building Official.
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(b) The Building Official shall have had at least ten (10) years
experience or equivalent, as an architect, engineer, building inspector,
building contractor, or superintendent of building construction, or any
combination of these for five (5) years of which he >hall have been in
responsible charge of work. He shall be aPPointed by tile Chief Ap-
pointing Authority of the applicable governing body. His appointment
shall continue during good beha,ior and satisfactory serdce. He shall
not be removed from office except for canse after full opportunity
has been given him to be heard on specific charges before snch Chief
Appointing Anthority.
102.2 -- I:\SPECTOflS
The Building Official, with the appro"al of the Chief Appointing
Authority, may appoint .such number of officers, inspectors, assistants,
and other employees as shall he authorized from time to time. A
penon shall not be appointed as inspector of construction who has not
had at least five (5) years experience as a building inspector, builder,
engineer, architect~ or as a superintendent, foreman or competent
n1€chanic in charge of construct.ion.
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102.3 - DEPUTY
The Building Official may designate as his deputy an empJo~'ee
in the department who shall, during the absence or disability of the
Building Official exercise all the powers of the Building Official.
102.4 - RESTflICTIO:\S OX mlPLOYEES
An officer or employee connected with the department, except
one whose only connection is as a member of the hoard, established
by this act, shall not be financially interested in the furnishing of
labor, material, or appliances for the construction, altel.ation, or
maintenance of a building, or in the making of plans or of specifica-
tions therefor, unless he is the owner of such building. Such officer
or employee shall not engage in any work which is inconsistent with
his duties or with the interests of the department.
102.5 - RECORDS '.,
The Building Official shall keep, or cause to be kept, a record of
the business of the department. The records of the department shall
be open to public inspection.
SECTION 103 - POWERS AND DUTIES OF BUILDING OFFICIAL
lO3.1-HlGHT OF E!\'TRY
The Building Official shall enforce the Pl.ovisions of this code,
and he, or his duly authorized representative, may enter any build-
ing, structure, or premises to perform any duty imposed upon him
by this code.
103.2 - STOP WORK ORDERS.
Upon notice from the Building Official, work on any building or
structure that is being done contrary to the provisions of this code
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or in a rlangerous or unsafe manner, ~11al1 be immediately stopped.
Such notice shall be in writing and shall be given to the o\vner of
the property, or to his agent, or to the pC'r:5on dOlng the work, and
shall state the conditions under which work may ue rcsumed. Where
an ('mel"!;ency ('Xi::;t5, written notite shall not be l"C'quired to be giyen
b,' the Building Official.
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103.3 - REYOC\TlO);" OF PEIDllTS
The Rnilding Official rnay reyoke a permit or alJproyal, issued
unner the pr(wi.sions of this act, in ca:;;e there ]135 heen any false
statement or misrepresentation as to :l material or fact in the applica-
tion or plans on which the permit or approyal was based.
I 103A- C\S.\FE BULDl);"CS
.-\11 buildings or structures which al'e unsafe-, unsanitary, or not
})l'oddf"d ",jth aOC'fJuate (>gl'(,~S, or whkh {'ons-tit.ut€' a fire hazaTdJ
or are otherwise dangerolls to human life, or ,\'hich in relation to
existing n~e t'Ollstitnte a l1az:ud to s3fety or health by reason of in-
aoequate rnaint(\nance, dilapid:1tion. ohsole.-;t'cnce, or alland0nment~
are seyerally in contemplation of this section, unsafe buildings. All
such unsafe buildings are hereby declared il1ega] and shall be abated
by repair and rehabilitation or by demolition in acconlan('c with t.he
rro\"j~jons of the Stanrbrd Code for the Elimindion or Rt'pair of
l'"n:;:ifc nuildings.
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103.5 _ REQUI{E~IE:\TS );"0'1' COYERED BY CODE
I Any r~'lu'rpn)l"nt nCtT>S:lry for the slrength or stability of an
I ('xj~ting 01" prDpO;::I.d l.milclillg vr ~tru(:ture, or for the saff'ty or health
IOf the occupants tl"H'1"rof, not sJweific3.11y lo\"t'red by this ("ode, shall
be dc,tennined by t11e I~llilc1ing OffidaL
103.6-ALTER);"ATE ?lIATERL\LS A);"D ALTER::\'ATE ?lrETHODS
OF CO);"STRUCTJO::\,
The proyisions of tJ1is code are not intended to preyent the use of
any material, or method of construction not specifically prescribed
by this coc1e, provided any such alternate l1as been approved and its
use authorized by the Building Official. The Building Official shall
:ljJprove any such alternate, proYided he finds that the proposed
design is ~:1tisfadory and <,omplies with the pro\"jsions of C11apt.er
XII, and that the material, method, or work offered is, for the pur-
pose intended, at ]c.asl the e'luiv:llent of that prescrihed in the code
in quality, ~tr~ngth, ('ff(.('.ti\"cnps5, fire-rcsi:;taTlce. dnral'lility, and
safety. The Building- Official shall require that sufficient evidence
or proof he submitted to suhstallt.iate any claim that Jnay be made
regarding its use. If, in t.he opinion of the Building Offlcia], the evi-
c1ence and proof are not sufficient to justify approval, the applicant
may refer the entire matter to the Board of Adjustments and Ap-
peals as stipulated in Section 111.
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103.7 - LL\BILITY
Any officer or employee. or member of the Board of Anju,tments
and AppealSl charged with the enforcernent of this code, acting for
t11€ applicahle go\"€rning b{l(iy in the discharge of his duties, shall not
thereby render hhT:::-.elf liahle personally, and ]18 is hereby rc1icycd
from all p('>r~()nal li3bi1ity for any d~mnge that 111:1.Y accrue to pel'S'.1ns
or property as a r('::,ult uf any act required or permitted in the dis-
cnarge of his rluties. ~-\ny $uit brought against any offic~r or em-
p]oyce because of slH.:h act performed hy hiIn in the Cl1f0]"cement of
any ]Hm-i;;ion of this cone shall be defended by the Department of
La". until the final termination of t11e prol"eedings.
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103.8 - REP01US
The Bnilding Official shall annC1a]]y submit a report to the Chief
Adminii'trator co,.cring the work of the department during the
preceding year. He shall incorporate in said report a summary of the
d~ci,ions of the Board of Adjnstments ann Appeals during said year.
SECTION 104 - TESTS
The Builciing Official may require te:;;t:;; or test rep(l]"ts ,.{s proof
of compliance" Tests, if l"equired, are to be rnade at tbe expP:J1se of
tbe owner, or his agent, by an approvp.d testing laboratory or other
aIJprm"ed agency. Copies of sueh test reports or the re~ult.s of all
,,'ch tests ,hall be k~]Jt on file in the office of the Building Official.
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SECTION 105 - APPLICATION FOR PERMIT
10~.1 - WHEX I(EQl'IllED
(a) Any owner, authOl"ized agent, or contractor who desires to
('on:-;truct, enlarge, alter, repair, moye, demoEsh, or change the occu-
palley. of a building or structure, or to er('ct, or C'onstnlct a sign of
any description, or to install or alter fire-extinguishing apparatus,
e]e\-ators, t::ngincs, or to install a t-:tE':Ull boiler, furnace, heater, Jncin-
Bratof, or other heat Pl"odueing appa:nltus, or other appurtenances,
the 3nstallution of which is l't'guJa1..ed by this code, or to cause any
such work to be dune, shall first m:lke application to the Building
Official and ohtain tIle ,.e(l\lir~d permit therefor.
(b) A genel.al permit "hall carry \\"ith it the right to install in
any building or sL"ueture, or part thereof, heating npp~r:ltus, \.~leYa-
tors, sidewalk elt~\'ators, YO-lIlts, dmtes, ('031 110]f'5, lifts, c)':mcs, de-r-
riel,;s, ste:1.rl1 }Jow(:1" boilers, SlP;U)l, oil, g;lS ~!r yapor ulgines, pr(lyjd.~d
the S:-lme ~ll"C sho\\"n on the drawings and set forth in the spc:cifica-
tions filed \dth the ~ljJplil'ati()n for the permit; but where these 3re
not shown on the drawings and l'ove}"ed by the specifications sub-
mitted with said :l}Jplieation, ~pecjal permits shall be required.
'....:.\ (c) Ordinary minor repairs may be made with the appro\'al of
th~ Building Official ".it.hout a permit; provided that such repairs
shall not violate any of the provisions of this code.
(d) See Section 501 for Temporary Structures.
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105.2 - FOR:I[
(a) Each application for a permit with the required fee, shall be
filed with the Building Official, on a fonn furnished for that purpose,
and shall contain a general description of the propos~d work and its
location. The application shall be ,igned by the owner, or his au-
thorized agent.
(b) Each application for a permit shall indicate the proposed
occupancy of all parts of the building and of tl,at portion of the site
or lot, if any, not coyered by the building or ~tl'UdUre, and shall con-
tain such other information as may be required by the Building Of-
ficial.
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105.3 - DIU WI:'\GS A:'\D SPECIFlC\ TIO:'\S
(a) When required by the Building Official, two (2) or more copi~s
of specifications, and of drawings dra\yn to scale with Sllfficient clar-
ity and detail to indicate the nature and character of the \york. shall
accompany eyery application. Such dra,,"ings and specifications shall
contain information1 in tl1e form of notes or otherwise, as to' the quaI-
'ity of materials, where quality is essential to' conformity with this
code. Such information shall be specific. and this code shall not be
cited as a whole 0'1' in part, nO'r shall the term "legall1 or its equiv-
alent he used, as a substitute for specific information.
(b) The Building Official may require details, computations,
stress diagrams, and other data neccs:;.ary to describe the construction
and baeis of calculations and they shall bear the ,ignature of the
person responsible for the design.
(c) All dl'uwings, specifications, and aCl'ompanying data sna11
bem. the name and address of the designer. In the ease of huildings or
stl.ul"tures of Gl.OUp E-Educational, Group I-Institutional and Group
A~Asscmbly Occupanr'y, and all buildings or structures thl"f'e (Sf
stories or more in height or fi\'('-tnou~and (5000) squal'e feet in area,
except one and two f:lmily rlwe11ings, such designer shall he an archi-
tect or C'ngincel" ](.gally l'cgi~tel'erl under the laws of this state l"(~gu-
lating the priH.:tic:e of an..hitedure 01' ('ngineering ~md s1".:111 affix his
official ~E'al to said drawings, specifications and accomp::mying data.
(d) Plans for all buildings shall indicate ho\\. required strndural
and fire-resi~tive intf':grity will be maintained where a penetrat.ion of
a requhed fire-resistive wall, floor or pal-titian will be made for elec-
trkal, meehani("al, plumbing and communication conduits, pipes and
systems and also indicate in sufficient detail how the fire int~grity
will be lnaintainE'd wlwre required fire resistiye floors int('rsect the
extE'rior walls.
105.4-l'LOT DL\GILB[
The Building Official shaH require drawings showing the location
of the proposed building or structure and of eyery existing building
or structure on the site or lot. He may also require a boundary line
suryey. if necessary, prepared by a qualified surveyor.
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]0;;.5 - LBIITATJO:\'
An application for a permit for any proposed work shall be
deemed to haye been abandoned six (6) months after the date of filing,
~nle~s before then a perrnit shall 11aye been issued; proyirled t.hat,
for cau~e, one or more E'~tensions of time for periods of not exceed-
ir,g ninety (90) days each may be allowed by the Building Official.
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]0;'.6-E'\A)II:\ATlO:'\ OF DRAWJ:\GS
(a) TIle RuiJding Official s}1all exarnhle or cause to be examined
each application for permit and the drawings and computations filed
therewith and shall ascertain bv sueh examinations whether the
construction incliC'ated and (lf~scril)ed is in accordance with the re-
quirements of this code and all other pertinent laws or ordinances.
(b) The Building Offidal may accept a sworn affida\.it from a
rt':gistf'rr~d ~rthitect or engineer stating that the plans submitted con-
form io the laws 28 to egress, type of construction and general
:1TrangC'llH"nt and if ac('ompanied by dra\Yings showing the struct.ural
dc.sign, and uy a statc.ment that the plans and design conform to the
re'l'illU'mpnts (If this code as to strength, stresses, strains, loads and
stahility, he> may without any examination or inspection aN'ept such
affidavit. provicli-d the An.hitect or Engineer who m"de such affidayit
agrees to suhmit to the Building Official, on the completion of the
structure a <.'ertifit'ation that the structure l1as been erected in 2tcol"d-
ante: "\\'ith the l'c>qnirements of this tude. \Vhere the Duilding Official
r~Jjes upon :;\1('h affioayit, the architect or engineer shaH assUJne full
ri:'~pon:-;ihility for the complianC'e with all proyisions of this CO(le and
of her )lPr1ilH'nt laws or ordinances.
10;'.7 -- STln:ET LI:\ES
A p"rmit shall not he giwn by the Building Official for the con-
:::il"llc:ii(ln of any huilding, or for the alteration of any builrling where
said hunding is to be ('hanged and such C'hange will affect the ex-
terior walls, hays, balconies, or other :1]Jpendages or projections
fronting on any ,treet, alley or public lane, or for the placing on any
Jot or p},(~n1i.s8S of any lmilding or structure l'emoyed from anolJler lot
or premises, unless the appli<-ant llas rnade application at the office
of the Director of Public Works for the lines of the public street on
which he proposes to 1mild, erect or locate said huilding; and it shan
hp the ,Iuly of the Building Offici"l to see that the street lines are
nol cnero:-l.chcd upon ill any lYlalll1~r whatsoever, except as pro\"jded
for in eh,,]>te,. XX J I.
SECTION 106
PERMITS
106.] - ..\CTIO::\ O:\' AI'PLICATJON
(a) A person, firm or corporation shan not erect, construct, en-
large, alter, J"('pair, move, improve, r(~moveJ ("anvert or demolish any
huilding or structure in the applieahJe jurisdictionJ or ("3use the ~ame
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to be done, without first obtaining .3 separate building permit for such
building or structure from the Building Official.
(b) I f the Building Official is sati"fied that the work described
in an application for permit and the drawings filed therewith conform
to the requirements of this code and other pertinent laws and ordi-
nances, he shall issue a permit therefor to the applicant.
(c) If the application for a permit and the dl"awings filed there-
with describe work which does not conform to the requirements of
this code or other pertinent laws o}. ordinances, the Building Official
shall not i"sue a permit, but shall return the drawings to tlle appli-
cant with his refusal to issue such permit. Such refusal shall, when
requpsted, be in writing and shall contain the reasons therefor.
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]06.2 - CO:'\TRACTORS L1CE:'\SE ..\.:'\0 BO:\"O HEQUIREO
It shall be the duty of everr contractor or builder, who shall
make contracts for the ere<:tion Or construction or repair of buildings
for wl,ich a permit is required, al1d every contractor or builder mak-
ing such contracts and subletting the same, or any part thereof, to
pay a license tax as pro\'ided in the general license ordinance, and
to register his nall1e in a hook provided for that purpose, with the
Building Official, gi"ing full 113me1 residence and place of business,
and, ill case of remoyal from one place to another to ha'-e made cor-
responding change in said register accordinglr; and it shall be the
furtlwr duty of ever~' "uch person to give good and sufficient bond
in a SUm prcst.ribed and as required by the administrath-e authority
and approved by the nepaTtment of Law, eonditioned to conform to
the huilding regulations, the regulations of this section, and other
ordinances or Jaws of the applkable go\'eming body in rcference to
buildings.
106.3 -- CO:'\DITlO:\"S OF THE l'Elnl1T
The Building Official s],all act upon an application for a pCl"mit
)\'ith plans as fj)ed~ or 35 amended, without unreasonable or unneces-
sary delay. A permit issued shall be eon~trued to be a license to
proceed with the work and shall not be construed as authority to vio-
late, ("ance]J alter, or E=.et aside an)" of the provisions of this code, nor
shall such issuance of a peTmit Ill'event tJ,e Building Official from
thereafter requiring a COl"rerUon of errors in plans or in consh1Jction,
or of violations of this code. Every permit issued shall become im'alid
unlcss the work a uthorized b~. such permit is comme"nced within
six (6) months :1fter its issuanee, or jf tJle work :lUthoriz(.d by such
permit is suspendt.d or ahandoned for a period of six (6) months :lfkr
the time the work is commented; provided, that, for cause, one or nlore
extensions of time, for periods not ""eceding llinety (90) days each,
may be allowed, and such e"tensions shall be in writing by the Duild-
ing Official.
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106.4 - DRA WIXGS TO BE KEPT AT SITE
When the Building Official issues a permit, he shall endorse, in
writing, or ::::tamp, both sets of plans "Appro'"ed1:. One set of drawings
so approyed shall be retained by the Building Official and the other
set shall be returned to the applicant. The appl"Oyed drawings shall
be kept at the site of work and shall be open to inspection by the
Building Official or his :luthorized representati\"e.
]06.5 - PElnllTS ISSUED l;PO~ AFFID.\ YITS
When eyer a permit is to be issued in reliance upon an affidayit
as proYided in Section ]05.6 (b) or whenewr the 'york to be coyered by
a perlnit in,"oh-es construction under conditions which, in the opinion
of the Building Official, are hazardous or complex, the Building Of- I
ficial shall require that the architect or engineer who signed the af-
fidayit or made the drawings or computations shall supenise such ..
work, be responsible for its conformity with the appro'.ed drawings, I
and forthwith upon its completion make and file with the Building
Official written affidayit that the work has been done in conformity ,
with the appro'.ed plans and with the structural Ill.Oyisions of the i
code. In the eyent such architect or engineer is not a,.ailahle, the '
owner ~hall employ in ]1is stead a competent person or ngency whose
qualifications are approyed by the Building Official.
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106.6 - FOUXDATJO~ PER~IITS
When application for permit to erect or enlarge a building has
been filed and pending issuance of such permit, the Building Official
may J at his discl'etion, issue a s}Jccial pennit for the foundations of
such building. The holder of such a special permit shall proceed at
his own risk and without assurance that a permit for the superstruc-
ture will he granted.
SECTION] 07 - FEES
llJ7.1-- GEXERAL
A 1','rl11it shall not be issued until the fees preserihed in this sec-
tion shall have Leen paid. Nor shall an amendment to a permit be
appro,.cd until the additional fee, jf any, due to an increase in the
estimated eost of the building or structure, shall ll:lye heen paid.
107.2-FAILcnE TO OBTAIX A I'EJDIIT
(a) If any person commences an)' ,york on a building or structure
Lefore o1t:;ining the necessary permit from the applicable goyeming
body, he shall Le subject to the penalty prescribed herein.
(b) Where construction is commenced before a permit is obtained,
the permit fees shall be doubled.
I07.3-ACCCRATE RECORDS
The Building Official shall keep a permanent and accurate ac-
counting of all permit fees and other monies collected, the names
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of all persons upon whose account the same was paid, the date and
amount thereof.
107.4 - SCH EDULE OF PER'IIT FEES
On all huildings, structures or alterations requIrIng a building
permit, as set forth in Section 105, a fee for each building permit
shall be paid as required at the time of filing application, in accord-
ance with the schedule as cstablished by the authority ha\'ing juris-
diction. (See Appendix "K" for recommcnded fee schc-duJes.)
107.5 - BUILDIXG PER'lIT VALL\ TIOXS
If, in the opinion of tl,e Building Official, the yaluation of build-
ing, alteration, or structure appears to be underest~mated on the
application, permit shall be denied, unless the applicant can show
dctailed estimated cost to meet the appl"Oyal of the Building Official.
Permit yaJnations shall inclucle total cost, Such as plumbing, electrical,
mech:Jnical pql1ipment and other systems.
SECTION 108 - INSPECTIONS
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108.1 - IXSI'ECTlOXS _ GEXERAL
(a) Before issuing a permit the Building Official may cxamine
Or cause to he examined allY building for which an application has
been recein?d for permit to enlarge, alter, repair, move, demolish,
or change the Occllpanc,' thereof. He shall inspect all buildings and
stn1Ctures, frOlll time to time, during and upon completion of the
work for 'whirh a permit v~.'as issued. He shall make a l"E"cord of €\'ery
s\1ch examination and inspection 'md of all violations of this code.
(b) When deemed necessary by the Building Official, 11e shall
make an insp('ction of materials or asselJ1hlies at the point of lJ1anu-
factllre or fabrication. He shall make a record of every such exami-
nation and inspection and of all violations of this code.
(c) The Bllilding Official may make, or cause to be made, the
inspections required by this Section. He may acccpt reports of in-
spectors of rccogniz~d insp~ction services provided that after investi-
gation he is satj,fied as to their qualifications and ].eljability. A
certificate ("ailed for b,. any pro\'ision of these J.equirements shall not
he hased on such l'cports unless the same are in writing and certified
by a rcsponsible officer of such service.
108,2-1:'\Sl'ECTJO:'\S HEQl1IRED
(a) The Bttilding Official shall inspect or cause to lIe inspectcd
at various interyals an construction or work for which a permit is
required, and a final inSJlcction shall be made of cycry building or
structure upon compl~tion, prior to the issuance of the Certificate of
Occupancy, as required in Section 109.
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(b) Work reqUIrIng a building permit .hall not be commenced
until the permit holder or his agent .hall have posted the building
pennit card in a conspicuous place on the front of the premises. The
permit shall he protected from the weather and located in such posi-
tion as to permit the Building Official to com'eniently make the
rcquirc-d entries thereon. This permit earn shall he maintainen in such
position by the p2l"mit holder until the Certficate of Occupancy has
been issued by the Building Official.
(c) The Building Official upon notification from the permit
hold~r or his agent shall make the following inspections of buildings
al1d such other inspections as lna)1 be necessary, and shall either
approve tllat portio11 of the construction as completed or shall notify
the permit holder or his agent wherein the same fails to comply
with the Jaw:
Foundation Inspection: To be made after trenches <ire exca-
vated and forms erected,
Frame Inspection: To be made after the roof, all framing,
fire- blocking and bracing is in place and all pipes, chill1neys, and
vents are complet.e.
Final Inspection: To be made after the building is completed
and ready for occupancy,
(d) Work shall not be done on any part of a building or structure
beyond the point indicated in each successive inspection without first
obtaining the 'Hitten approval of the Building OfficiaL Such writ-
ten approval shall he gi\"€n only after an inspection shall have been
made of each successive step in the construction as indicated by each
of the foregoing three inspections.
(e) Rt'inforcing steel or structural frame work of any part of any
building or structure shall not be covered or (.onceaJed in any man-
ner whatsoever without first obtaining the appro,.al of the Building
Official, the designing architect or engineer,
(f) J n all buildings where plast~r is used for fire protection pur-
poses, the permit holder or his agent. shall notify the Building Of-
ficial after all lathing and hacking is in ph,.e, Plaster shall not be
applied until the approval of the Building Official has been received
(See Chapter X),
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SECTION 109 - CERTIFICATE OF OCCUPANCY
J09,1-WHEl'< REQUlRED
A new building shall not be occupied or a e]1:mge be made in
occupancy or the nat.me or t.he use of a building or part. of a building
until after the Building Official shall have issued a certificate of occu-
pancy therefor.
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109_2 - COXTEXTS OF CERTIFICATE
Upon completion of a bUilding hereafter erected in accordance
with app,.oyed plans, and after the final inspection herein re;erred to,
and upon application thel'efor, the Buil<lil1g Official shall iSi'lle a
certjficate of occupancy stating the nature of the occupancy pen11it-
ted, the numher of persons for cach floor ".hen limited by law, the
allowahle load per square foot for each floor in accordance with the
pJ"oyisions of this code.
J09.3 - TE~JPOR.U:Y occupx"Cy
~-\ temporary eertifkate of occupancy may be i~s1..~ed for a por-
tion or portions of a building .which may s:afely be occupied prior
to final completion of the building_
J09.! - EXISTlXG BUlLDIXGS
A cel-tificate of occnpancy for any existing building may be ob-
tained by applying to the Building Official and suppl)-ing the in-
formation and data necessary to detennine compliance with this
code for the occupancy intended. Where necessary, in the opinion
of the Building Official, 11\"0 (2) sets of detailed drawings, or a general
inspection, or both, may be required. \Vhen, upon examination and
inspection, it is found that the building conforms to the provisions
of this code for such occ"upancy, a certificate of occupancy shall be
issned.
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SECTION 110 - POSTING flOOR LOADS
110.1 - FLOOR LOADS
(a) An existing or new building shall not he occupied for any pur-
pose which will ("ause the floors thereof to be loaded beyond their
safe ("apacity. The Building Official may permit occupancy of a
buiJding for mereantile, commercial, or industrial purposes, by a spe-
dfic business, when he is s.:ltisfjed that Stich c~pacity \\"ill not thereby
be exceedpd.
(b) It shall be the ].esponsibility of the owner, ag~nt, p1"opri"tor
or o<:<:upant of Group S - Storage and Group F _ Factory- Industrial
occupancies, Or an:y occupancy where extcssive floor loading is likely
to Ot'('U]', to ernpJoy a competent ;ir<:hitect or engineer in computing
the ~afe load nlj1a<"ity. All ~uch ("omputations shall be a<:tompanied
by ~m affida\'it from the architect or pngineer stating the ~afe allow-
able floor load on (>~ch floor in }.Jounds per 'sllual'e foot uniformly
dist1"ibutt'd; it shall thc].eupon be filed as a pcrmanent re('ord of the
nuildi ng n{~]Jal'tm('nt.
1l0.2- SIGXS HEQUmED
In c\"cr,Y huilding or p3rt of a building used for business storage,
industrial or 1l3.z:ndous purposes, the safe floor loads, as .approved
by the Building Offieial, shall be marked on plates of approved de-
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sign which shall be supplied and ~ecure]y affixed by the owner of
the building in a conspicuou;; place in each story to which they relate.
Such plates shall not be removed or defaced, and if lost, removed
or defaced, shall be replaced by the owner of the building.
110.3 - LO,\DS IX EXCESS OF POSTED C\PACITY
The "".ner shall not place, or permit to he placed, on any floor
of a huilding a gr(,:1ter ]oao tJ,an ihe safe load so determined 311d
posted.
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SECTION III - BOARD OF ADJUSTMENTS AND APPEALS
111.1- .-\PPOI:\"DfE:\"T
There is hel.eb,' e,tablisl1Cd a board to be called the Board of
_\djustmclIts and Appeals, which sJlall consist of fi'-e (5) members.
Such Board shaH he composed of one Architect, one General Con-
trador or Ellgin(.er and three Members at large from the building
industry. The said Boal.d shall be appointed by the Chief Appointing
Authority.
IIL2-TEIDI OF OFFICE
Of the members first appointed two (2) shall be appointed for a
term of one (1) year, b,.o (2) for a term of two (2) ,"ears, one (1) for
a term of thl.ee (3) years, ami thereafter they shall be appointed for
terms of four (4) years. Vacancies shall be filled for an unexpired
term in tbe manner in ''llhich original appointments are required to
he made. Continued absence of any member from regular meetings of
the Board shall, at the discretion of the Chief Appointing Authority,
render any such member_liable to immediate removal frOln office.
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111.3 - QrOHFlI1
Three (~) mcmhers of the board shall constitute a quorum. In
yarying the applie~tion of any proy;,ions of this code or in modifying
an order of the Building Official, affirmative votes of the majority
present, but 110t Jess than three (3) affirriw.tive votes shaIl be required.
A board member sbaIl not act in a case in which he h~s a personal
interest.
1]1.4 - I1ECORDS
The Buil~ing Official shall act as Secretary of the Board of Ad-
justments and Appeals and shall make a detailed record of all its
proccedings, which shall set forth the reasons for its decisions, the
vote of each member particilJating therein, the ahsence of a member,
and any f3i]ure of a member to vote.
111.5 - I'fWCF.D G IlE
The board ,1,all eslahlish rules and regulations for its own pro-
cedure not inconsistent with the provisions of this code. The board
shall meet at '."gular interyals, to be determined by the Chairman,
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or in any event, the board sJlall meet within ten (10) dars after
notke of appeal has been received.
SECTION 112 - APPEALS
J 12.1 - 'IDlE LnlIT
(a) Wheneyer the Building Official ,hall reject or refuse to
app!'oye the mode or manner of conshl1ction p:::opo~ed t.o be followed.
or materials to be nsed in the erection or alteration of a building or
stJ-ucture, or when it is claimed that the provisions of this code do
not apply, or that an equally good or more desirable form of con-
struction can be empJo:yed in any specific case, or when it is c]aimed
that the true intent and meaning of this code or any of the reguJa-
tions thereunder ha\-e been misconstmed or wrongly interpreted, the
owner of such building or structureJ or his duly authorj~ed agent,
may appeal from the deeisiOl1 of the Building Official to the Board
of Adjushl1ents and Appeals. Notice of appeal shall be in writing al1d
filed within ninety (90) days after the deeision is rendered by the
Building Official. A fee of ~JO.OO shall accompany such notice of
appeal.
(b) In case of a building or structure which, in the opinion of
the Building Official, is unsafe or dangerous, the Building Official
may. in his order~ limit the time for such appeal to a shorter period.
AppeaJs hereunder shall be on forms provided by the Building Of-
ficial.
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SECTION 113 - DECISIONS Of THE BOARD
Of ADJUSTMENTS AND APPEALS
]]3_1- VARIATIO:\S A:\'D 21fODIFICATIO:\'S
(a) The Board of Adjustments and AppeaJs,\,-hen so appealed
to and after a hearing, may ,.ary the application of any provision
of this code to any particular case when1 in its opinion, the enforce-
lllent thereof would do manifest injustice, and would be contrary to
the spirit and purpose of this code or public int.ercst, or when, in its
opinion the inteJ"pret~tion of the Building Official should be modi-
fied or rncJ"sed.
(b) A dpcision of the Board of Adjustments and Appeals to
yary the appli<:ation of any proyision of this code or to moilify an
('rder of the Building Official shall 'pecify in what manner such yaria-
tion or modification is lnade1 the I.'onditions upon "..-hicb it is blade
and the rt::asons therefor.
113.2 -- DECISIO:\S
(a) Eyery deci,ion of the Board of Adjustments and Appeals
,hall be final, subject, however, to such remedy as any aggrieved
party might h:l\"e at Jawor in equity. It shall be in writing and
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:3-'hall in<Ee3.te the yote 11pon the (keision. E\-ery ikcision shall be
pr(nnptly filed in the offic.e of the Building Off5cial, Gnn sl:all be
oiJen to Jluhlic in.:::pection; a certified <.:opy ~hall he ~ent by mail or
othn-wise to the "11i'CJ];",t ~',d a eOl'Y ,)10]] he kept publicly posted
in the (lffke of the D:Iilding Offid31 for b.;o weeks after filing.
(b) The ne.;ad of .-\(lju:::tmeot.s imd Appeals ~halI, in c\-ery i~;lse,
)'(';.,ch a r.,:-cisilJl1 "\'.-ithout llrd-l'~5ollahle or UllJ'i&CC5'Sary delay.
(c) If a dH'i~ron of the Bo,,,rd of Acijustments and .~...Pl)cals
l'cycr.ses or 11"Jo(l1f1C's a refu.;:?.], order, Or di;::~l1owancc of t11C Building
Official: or \'3.ries the .-.:.pplkation of ::i1iY l)}"oyi:~ion of this cooe, the
Building Offjcjal ~h~Jl immediately take ndj~"'n in al'~ol"dance with
such deds~on.
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SECTION 114 - VIOLATIONS AND PENAlTIES
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Any IJ(~r:-:'on, firm, corporation or agent ....;ho shall yiolate a pro-
\.ision of tl1is coele, or fail to comply therewith, or \yith any of the
n.~qiJirt']lJ('nts f.lH'!'C'of, or who shall erect, construct, alte.r, demolish
11f moyc any ::;trueture, or Jlas erected, construct.ed, altered, repaired,
muyed or (kmolishcd a building or structure in violation of a oe-
i:-dJ(~d sbfellJent or dravdng :;::llDn1itted 3.no approyerl thel"(-'under, shan
1)(. guilty of :l misdemeanor. E:1ch such persun ;;:hall be deC'TIled guilty
f)f n ~cjJ:1rate offense for e:1ch ;;llld ev(>ry day or portion tnt:reof dur-
ing which 2ny "iolation of any of the proyi:-;ions of tllis code is com-
lllitted, or ('Ollti"ued amI upon conviction of any such yio1ation such
]wrE'on :-:,h:111 be lJilni.31H"-d within the limits and 2.S pro\Oioed hy State
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SECTION 115 - VAUDITY
If any s(.di(m, subo.section, sentence, dause or phrase of this
OnEn:1nce :is for any rt'3Son held to be uncoDstitutional, such decision
,h~1l 1I0t affect the yaJi(lity of the remaining portions of this Code.
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CHAPTER 1- ADMINISTRATION
SECTION 101 - TITLE AND SCOPE
101.1 - TITLE
The provisions of the following chapters and sections shall con-
stitute, be known and cited as "The Standard Plumbing Code."
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101.2-CODE RE~IEDIAL
This code is hereby declared to be n.medial, and shall be construed
to secure the beneficial interest and purposes thereof, which are
health, sanitation, general public safety and welfare, by regulating
installation and maintenance of all plum bing.
101.3 - SCOPE
The provisions of this code shall apply to every plumbing imtal-
lation, including alte1"ations, repairs, replacement, equipnlent, ap-
pliances, fixtures, fittings and appurtenances thereto, and when
connected to a water or sewerage system.
101.4 -l\!AI:'\TE:!\'ANCE
All plumbing, both existing and new, and all parts thel.eof, shall
be maintained in a safe and sanitary condition. All devices or safe-
guanls which are required by this code shall be maintained in good
working order. The owner, or his designated agent, shall be responsi-
ble for the maintenance of plumbing.
]01.5 - PLU;\IBING I:'\STALLATJON OR MAINTENANCE BY
HenlE OWl'iER
Nothing in this code shall prevent a homeowner from installing
or maintaining plumbing within his own property boundries, provid-
ing such plumbing work is done by himself and is used exclusively by
him 01' his family. Such privilege does not eonvey the right to violate
any of the provisions of this eode, nor is it to be construed as exempt-
ing any sUth property owner from obtaining a permit and l1aying the
required fees therefor.
SECTION 102 - ORGANIZATION
]02.1 - PLUMBING OFFICIAL
There is hel.eby established a department to be called the
Plumbing Inspection DepaJ-tment, whieh shall be in the charge of the
official so legally designated by the local governing body.
]02.2 - INSPECTORS
The Plumbing Official, with the approval of the Chief Appointing
Authority of the governing body, may appoint such number of offi-
cers, inspectors, assistants, and other emplo).rees as shall be authorized
from time to time. No person shall be appointed as inspector of
plumbing who has not had at lea,"t ten years' experience as a Plumb-
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ing Inspector, Journeyman Plumber, ~1ast.er Plumber, Engineer, or as
a Superintendent, Foreman, or competent mechanic in charge of plumb-
ing construction.
102.3 - RESTRICTION ON E:\lPLOYEES
No officer or employee connected ,dth the Plumbing Inspection
Department, except one whose only connection is as a member of the
board, established by this Code, shall be financially interested in the
furnishing of labor1 material, or appliances for the construction1
alteration, or maintenance of plumbing installations or in the making
of plans or of specifications therefor, unless he is the owner of such
building. No such offieer or employee shall engage in any work
which is inconsistent ".ith his duties or with the interests of the
Department.
102.4 - RECORDS
The Plumbing Official shall keep, or cause to be kept, a record
of the business of the Plum bing Inspection Department. The records
of the Department shall be open to public inspection at all reasonable
times.
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SECTION 103 - POWERS AND DUTIES OF PLUMBING OFFICIAL
103.1 - RIGHT OF EXTRY
The Plumbing Official shall enforce the pro,.isions of this code
and he or his duly authorized representath.e, may enter any building,
structure, or pJ.emises to perform any duty imposed upon him by
this code.
]03.2 - STOP WORK ORDERS
Upon notice from the Plumbing Official that work on any plumb-
ing installation is being done contrary to the proyjsions of this code
or in a dangerous or un~ufe manner, such work f;hall be immerliately
stopped. Such notice shall he in writing and shall be gi\"en to the
owner of such property, or to his agent, or to the person doing the
work, and shall state the (.onditions under which work may be re-
sumed. Where any emergency exists, oral notice giyen by the Plumb-
ing Official shall be sufficient.
]03.3-REVOCATIOX OF PEIDIITS
The Plumbing Official may reyoke a permit or appro\"al, issued
under the pro,.isions of this Code, in case there has been any false
statement or misrepresentation as to the material fact in the appli-
cation or plans on which the Jlermit or approya] was based. In all
such cases permit fees shall not be refunded.
103.4 - UNSAFE INSTALLATIOXS
All plumbing installations, regardless of type, which are unsani-
tary or which constitute a hazard to human life, health or welfare
are hereby declared illegal and shall be abated by l.epa,r and re-
habilitation or by demolition in accordance with the procedure set
forth in Section 103.4-VnRafe Buildings, of the Standard Building
Code.
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103.5 - REQUIRE:\IENTS NOT COVERED BY CODE
Any requirement necessary for the safety, strength or stability
of an existing or proposed plumbing installation, or for the safety
of the occupants of a building or structure, not specifically covered
by this code, shall be determined by the Plumbing Official, subject to
the Administrative Authority.
103.6-ALTER~ATE ;lIATERIALS Al'\D ALTER~ATE METHODS
OF I~STALLATIONS
Alternate plumbing materials and alternate methods of installa-
tions shall be approved in accordance with Section 503 - Alternate
Materials and lIlethods.
103.7 - LIABILITY
Any officer or employee, or member of any BOal.d, charged with
the enforcement of this code, acting for the local governing body in
the discharge of his duties, shall not thereby render himself liable
pel.sonally and he is hereby relieved from all personal liability for
any damage that may occur to persons or pl.operty as a result of any
act required or permitted in the discharge of his duties. Any suit
brought against any officer or employee because of such act performed
by him in the enforcement of any provision of this code shall be de-
fended by the Department of Law until the final termination of the
proceedings.
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103.8 - REPORTS
The Plum bing Official shall annually submit a report to the local
governing body ('overing the work of the Plumbing Inspection De-
partment during the preceding year.
SECTION 104 - APPlICA.lION FOR PERMIT
104.1- WHEN REQUIRED
No person, firm or corporation shall connect any plumbing work
with any sewer, sanitary or storm, septic tank or sewage disposal
system of any kind, or install fixtures or appliances in new or exist-
ing systems, structures or premises, or repair, or add to any existing
plumbing without first applying for and obtaining a separate plumb-
ing permit therefor from the Plumbing Official.
104.2 - FORM
Application for a permit >hall be made in per>on. The applicant
>hall furnish information as may be required to complete the applica-
tion form furnished by the Plumbing Official.
104.3 - DRA WINGS AND SPECIFICATIONS
Whenever, in the opinion of the Plumbing Official, drawings and
specifications are needed to show definitely the nature and character
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of the work for which the application is made, the applicant shall
furnish such drawings and specifications. Drawings and specifi-
cations shall be drawn to scale and submitted in duplicate. If approved,
one (1) set shall be returned to the applicant, marked approved, and
one (l) set shall be retained and filed as a permanent record in the
office of the Plumbing Official. The applicant's approved set shall
remain at all times on the job. Such information or drawings and
specifications shall be specific, and this code shall not be cited as a
whole or in part, nor shall the term "legal" or its equh.alent be issued
as a substitute for specific information.
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104.4 - EXA31!XA TIOX OF DRA WI:'\GS
The Plumbing Official shall examine or cause to be examined
each application for a permit and the drawings and specifications
which may be filed therewith, and shall ascertain b,' such examination
whether the plumbing in,tallation indicated and described is in ac-
cOl'dance with the requirements of this code and all other pertinent
laws or ordinances.
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SECTION 105 - PERMITS
105.1- ACTIOX OX APPLICATlOK
(a) If the Plumbing Official is satisfied that the work described
in an application for permit and the drawings and specifications
which may be filed there\\.ith conform to the requirements of this
code, and other pertinent laws and ordinances, he shall issue a permit
therefor to the applicant.
(b) If the application for permit and the drawings and specifica-
tions which may be filed therewith describe \york which does not
conform to the requirempnts of this code or other pertinent laws or
ordinances, the Plumbing Official shall not issue a permit, but shall
return the drawings to the applicant with his refusal to issue such a
permit. Such refusal shall, when requested, be in writing and shall
contain the reasons therefor.
105.2 - CONDITIO X OF THE PERmT
The Plumbing Official shall act upon an aprl'cation for a permit
with plans as filed, or as amended, without unreasonable or unneces-
sary delay. A permit issued shall be construed to be a license to
proceed with the work and shall not be construed as authority to
violate, cancel, alter, or set aside any of the pl.ovisions of this code,
nor shall such issuance of a permit prevent the Plumbing Official
from thereafter requiring correction of errors .in plans or in construc-
tion, or of violations of this code. Any pel.mit issued shall become
im"alid unless the work authorized bv it shall have been commenced
within six months atter its issuanc';, or if the work authorized by
such permit is suspended or aban,loned for a period of one year after
the time the work is commenced; provided, that for cause, one or more
extensions of time for periods not exceeding ninety days each, may be
allowed in writing by the Plumbing Official.
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SECTION 106 - FEES
106.1- GE:'\ERAL
No permit shall be yalid until the fees prescribed in this section
shall haye been paid; nor shall an amendment to a permit be approved
until the additional fees, if required, shall have been paid.
1()6.2 - FA1LVRE TO OBTAIN A PER~[IT
Any person who commences any work on a plumbing installation
before obtaining the necessary permit from the City, shall be sub-
ject to the penalty prescribed herein.
106.3 - SCHEDVLE OF PER~[IT FEES
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(a) Permit Fees:
For issuing each permit .. .......m.......m....m............................~1.00
In addition
For each Plumbing Fixtu,.e, Floor Drain or Trap
(including Water and Drainage Piping) u...m..m....... 1.00
For each House Sewer ...................m.........m...m..m......... 1.00
For each House Sewer having to be replaced
or repaired ............m..m.mm............mm.m ...................... 1.00
For each Cesspool ......................mm...m....mmmmm..mm. 2.00
For each Septic Tank and Seepage Pit or
Drainfield ...........m.....m..m.. .............................................. 2.00
For each Water Heater and/or Vent. .......mm............. 1.00
For each Gas Piping System of 1 to 4 outlets..........m 1.50
For each Gas outlet over 4, each outlet..................mm .50
For installation, alteration or repair of water
piping and/or water treating equipment ............mm 1.00
For.r:pair or alteration of ?rainage or Vent
Pipmg ...................................................m.............m.. 1.00
For Vacuum Breakers or backflow protective
devices installed subsequent to the installa-
tion of the piping or equipment served -
One to Five ........ ........m...... ....mm....mm....................... 1.00
Oyer fiye, each .......m..m. .............m.m........mm........... .20
(b) Sew,'r Connection Fees:
The Sewer connection fees shall be as are from time to time
prescribed by the local governing body.
(c) 'Vater Connection Fees:
The Water connection fees shall be as are from time to time
prescribed by the local governing body.
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(d) Point of Connection:
Building sewers and \vater service pipes shall eonnect to the
public sewer and water main at a point designated by the proper
Administrative Authority.
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SECTION 107 - INSPECTIONS
107.1 - I:\"SPECTIOX REQlllRED
All new plumbing \vork, and such portions of existing s~'stems as
may be affected by new work or any changes, ,hall be inspected to
insure compliance with all the ,.equirements of this code and to assure
that the installation and construction of the plombing system is in
accordance with approved plans.
107.2- XOTIFICATIOX
(a) Advance Notice: It shall be the duty of the peI.mit holder
to give reasonable advance notice to the Plumbing Official \vhen
plumbing work is ready for test or inspection.
(b) Permit Holder Responsibility: It shall be the duty of the
permit holder to make sure that the work will stand the test pre-
scribed before giving the above notice.
(c) Retesting: If the Plumbing Official finds that the \vork will
not pass the test, the permit holder shall be required to make neces.
sary corrections and the work shall then he resuhmitted for inspec-
tion.
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107.3 -MATERIAL AXD LABOR FOR TESTS
The equiplnent, rnateriall power, and labor nece::;::;ary for the in-
spection and test shall be furnished by the plumber.
107.4 - TEST OF DRAINAGE Al\D VENT SYSTE)[S
All the piping of the plumbing system shall be tested with water
or air. After the plumbing fixtures have been set and their traps
filled with water, the entire drainage system sleal! be submitted to
final tests. The Plumbing Official may require the removal of any
clean outs, to ascertain if the prcssure has I.eached all parts of the
system.
107.5-METHODS OF TESTING DRAI!\AGE AND VENT
SYSTEClIS
(a) .Water Test:
The water test shall be applied to the drainage system either
in its entirety or in sections. If applied to the entire system, aU open-
ings in the piping shall be tightly closed, except the highest opening
and the s,'stem filled with water to point of overflow. If the system
is tested in sections, each opening shall be tightly plugged except the
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highest openings of the section under test, and each section shaIl be
filled with water, but no section shall be tested with less than a 10-
foot head of water. In testing successive sections at least the upper
10 feet of the next preceding section shall be tested, so 'that no joint
or pipe in the building (except the uppermost 10 feet of the s~'stem)
shaIl have been submitted to a test of less than a 10-foot head of
water. The water shall be kept in the system, or in the portion under
test, for at least 15 minutes before inspection starts; the system shall
then be tight at all points.
(b) Air Test:
The air test shall be made by attaching an air compressor
or testing apparat.us to any suitable opening and after closing all
other inlets and outlets to the so'stem, forcing air into the system
until there is a uniform gauge pressure of 5 pounds per square inch
or sufficient to balance a column of mercury 10 inches in height.
This pressure shaIl be held without introduction of additional air for
a period of at least 15 minutes.
(c) Final Test
The final test of the completed drainage and vent s)"Stem shaIl
be visual and in sufficient detail to insure that the provisions of this
Code have been complied with, provided, however, that, for cause,
it may be required to subject the plumbing to either a smoke or
peppermint test. Where the smoke test is preferred, it shall be made
by filling all traps with water and then introducing into the entire
system a pungent, thick smoke produced by one or more smoke ma-
chines. When the smoke appears at stack openings on the roof, they
shall be closed and a pressure equivalent to a 1-inch water column
shall be built and maintained for 15 minutes before inspection starts.
Where the peppermint test is preferred, 2-ounces of oil of pepper-
mint shall be introduced for each line of stack.
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107.6-TEST OF WATER SUPPLY SYSTEM
Upon completion of a section or of the entire water supply sys-
tem, it shall be tested and proved tight under a water pressure not
less than 25 pounds above the working pressure under which it is to
be used. The water used for tests shall be obtained from a potable
source of supply.
107.7 - TEST OF BUILDING SEWER
Tests shall consist of plugging the end of the building sewer
at the point of connection with the public sewer, filling the building
sewer with water and testing with not Jess than a 10-foot head of
water, and maintaining such pressure until backfill is completed.
107.8 - TEST OF INTERIOR LEADERS OR DOWNSPOUTS
Leaders or downspouts and branches within a building shaIl be
tested by water or air in accordance with paragraph 107.5(a) or
paragraph 107.5(b).
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107.9 - COVERING THE WORK
(a) Prior to Test:
The plumbing system or any part thereof shall not be covered
until it has been inspected, tested and approved as prescribed in this
section.
(b) Uncovering of Work:
If a plumbing system or any part thereof is coyerpd before
being inspected, tested, and approved as prescribed in this chapter,
it shall be uncovered upon the direction of the Plumbing Official.
107.10 - TEST OF DEFECTlVE PLU)!BING
The drainage system of any building, where there is reason to
believe that it has become defective, shall be Eubjected to test or
inspection.
SECTION 108 - CERTIFICATE OF APPROVAL
108.1- ROUGHIl'\G-IX Il'\SPECTIO!li
Upon the satisfactoq completion of the ,.oughing-in impection,
approval shall be so noted on the Plumbing Permit Card. This approval
shall give the date of the roughing-in inspection and the initials of
the inspector.
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]08.2 - FIXAL Il'\SPECTION
Upon the satisfactOl.Y completion and final test of the plumbing
system, a certificate of approval shall be issued by the Plumbing
Official to the owner and the building shall not be occupied prior
to completion of the work on said system and issuance of certification
of approval.
SECTION 109 - (RESERVED)
SECTION 110 - EXCAVATIONS - PUBLIC SAFETY
110.1- EXCA VATIO:-:S IX STREETS
(a) A permit shall be requirpd for each excavation in a public
street or alley before the work is commenced. Work uncler such
permit shall be commenced within forty-eight (48) hours, otherwise
the permit shall become void. All permits shall be kept at the
place of excavation while the work is being done and shall be ex-
hibited on request by any person having an authority to examine
the same. There shall be no more than one-half the width of any
street or alley opened or obstructed at anyone time; tunneling shaIl
not be allowed and no authorized underground construction shall be
injured or interfered with. AIl portions of the street excavated
shall be put in as good condition as before the excavation was
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made. The tl.ench or excavation shall be refiJied, thoroughly rammed
and puddled within forty-eight (48) hours after making the con-
nection or ,.epairs. When an excavation is made in any paved
~treet, where it is neCeSS31"Y to l'emo\"e pa'\"ing1 the person, firm or
corpOl'ation to whom the permit was issued for such excavation shall
leave a written notice with the Engineel.ing Department and said
notice shall state that the excavation has been properly filled, tamped
and is I"cady for repaYing. Vlheneyer any per.son, firm or corporation
making an,' excavation in the street or alley fails to refill, in the
proper manner, as required by this code, or fails to maintain the same
for a period of one (1) year, then the local governing body shall cause
the wo,.k to be done and the cost thereof shall be cha,.ged against the
permit holder.
(b) Where such excavations occu,. in a State or Fede,.al highway,
permission shall be obtained from the State or Federal Highway
Department before any work is commenced.
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110.2 - Pl'BLlC PROTECTION REQUIRDIENT
(a) It is hereby required that for eYery excavation made on public
property, proper safeguards shall be provided against injury to the
public; harril-ades shall he pro\'ided, completely encircling all open
excavations or trenches, at a distance of five feet therefrom. All
harricades, as required by this code, shall have at least one (1)
sign placed theT€On in a conspicuous manner, indicating the name
of the person, firm 01' corporation causing such excavation. When
ap]Jl'ovcd, steel plates of sufficient strength ma)' be used to cover
cxcavation to prevent hlocking of streets.
(b) From sunup to sundown there shall be placcd, at a distance
of not less than one hundred (100) feet, sufficient numbers of red
flags to warn the puhlic of dangerous excavation. From sunset to
sunrise there shall be placed at a distance of not less than one hun-
dred (100) feet, sufficient ,.ed lights \)r flambeaux to indicate the
length of the excavation in the public tho,.oughfare and to warn the
public of dange,.ous excavation. In addition to the above, the,.e shall
be placed on 0,. by the banicades sufficient ,.ed lights or flambeaux
to indicate the point of excavation and size.
SECTION 111 - VIOLATIONS AND PENALTIES
Any person, firm or corporation or agent who shall violate a
p,.ovision of this code or fail to comply therewith or with any of the
provisions thereof, or violate a detailed statement or plan submitted
and appro\'ed thereunder, shall be guilty of a misdemeanor. Each
such person shall be deemed guilty of a' separate offense for each
and every day 0,. portion thereof during which any violation of any
of the pro\'isions of this code is committed or continued, and upon
conviction in the Court of Jurisdiction for any such violation such
person shall be punished by a fine of not more than Two Hundred
($200.00) Dollars or imprisonment for a term of not more than thirty
(30) days.
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SECTION 112 - VALIDITY
If any section, sub-section, sentence, clause or phrase of this
ordinance is for any reason held to be unconstitutional, such decision
shall not affect the nlidity of the remaining portion of this code.
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SUBDIVISION ORDINANCE
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TABLE OF CONTENTS
ARTICLE I. GENERAL PROVISIONS.
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SECTION ~1
SECTION _2
SECTION 3
SECTION .4
SECTION 5
SECTION '6
SECTION"?
SECTION 8
SECTION : 9
SECTION 10.
SECTION 11
SECTION 12
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SECTION 13
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SHORT TITLE,
JURISDICTION
INTERPRETATIONS AND PURPOSE
ADOPTION OF LEGISLATIVE GRANT Of POWER
CONFORMANCE TO GENERAL PLAN ,.'
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RULES AND REGUALTIONS OF THE CITY PLANNING
COMMISSION I
APPEAL FROM PLANNING COMMISSION ACTION
ENFORCEMENT
SPECIAL PROVISIONS
LEGAL PROVISIONS
VARIANCE
GUARANTEE ~fPERFORMANCE
DEDICATION'AND MAINTENANCE OF STREETS
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7
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ARlICLE II. PROCEDURL!
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SECTION 14 P~~APPLICATION CONFERENCE
SECTION 15 PRELIMINARY PLAT
SECTION 16 FINAL PLAT
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ARTICLE III~ DESIGN STANDARDS
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SECTION 17 GENERAL DESIGN PRINCIPLES AND OBJECTIVES
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SECTION 18 STREETS
SECTION 19 ALLEYS
SECTION 20 EASEMENTS
SECTION 21 PEDESTRIAN CIRCULATION
SECTION 22 BLOCKS
SECTION 23 LOTS
SECTION 24 PUBLIC SITES AND OPEN SPACES
SECTION 25 PROTECTION OF NATURAL FEATURES
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20
21
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ARTICLE IV. REQUIRED IMPROVEMENTS
. SECTION 26 COMPLIANCE 21
SECTION 27 MONUMENTS 22
SECTION 28 STREET IMPROVEMENTS 22
SECTION 29 WATER SYSTEM 23
SECTION 30 SEWERAGE SYSTEMS 23
SECTION 31 DRAINAGE 24
ARTI CLE V. OTHER PROVISIONS
SECTION 32 PENALTY FOR VIOLATION 24
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SECTION 33 EMERGENCY CLAUSE 25
EXHIBIT "A"
SPECIFICATIONS AND DESIGN STANDARDS FOR PUBLIC WORKS
. IMPROVEMENTS 26
LABORATORY TESTING 39
.- EXHIBIT "B"
ACKNOWLEDGEMENT AND CERTIFICATES 50
EXHIBIT "C"
DEFINITIONS 53
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AN ORDINANCE
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ADOPTING ARTICLES 974a AND 970a, REVISED CIVIL STATUTES
OF TEXAS: REGULATING THE SUBDIVISION OF LAND WITHIN THE
CORPORATE LIMITS AND WITHIN THE APPROPRIATE SURROUNDING
LANDS; ESTABLISHING SUBDIVISION DESIGN STANDARDS;
PROVIDING FOR IMPROVEMENTS TO BE MADE OR GUARANTEED TO
BE MADE BY THE SUBDIVIDER AND PRESCRIBING THE SPECIFI-
CATIONS OF SUCH IMPROVEMENTS; REQUIRING AND REGULATING
THE PREPARATION AND PRESENTATION OF PLATS TO THE CITY
PLANNING COMMISSION AND SETTING FORTH THE PROCEDURES TO
BE FOLLOWED IN APPLYING THESE RULES, REGULATIONS AND
STANDARDS IN ORDER TO EFFICIENTLY SUBDIVIDE THE LAND
WHILE PRESERVING THE HEALTH AND INTEREST OF THE PUBLIC;
PROVIDING FOR ENFORCEMENT; PROVIDING A SAVING CLAUSE;
REPEALING ALL PREVIOUS SUBDIVISION ORDINANCES AND
PROVIDING FOR INTERPRETATION OF CONFLICTING ORDINANCES;
PROVIDING THE REQUIREMENTS FOR VARIANCES; PRQVIDING A
PENALTY FOR VIOLATION; SETTING FORTH SPECIFICATIONS
AND CHECKLISTS; AND DECLARING AN EMERGENCY.
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WHEREAS; Articles 974a and 970a of the Revised Civil
Statutes of Texas empower the City to enact subdivision rules and
regulations and provide for its administration, enforcement, and
amendment, and
WHEREAS; the City has deemed it necessary to provide
such rules and regulations for the purpose of efficiently subdiViding
land white protecting the general:we.l fare__of _the community >-_and__.
WHEREAS; the City Pl anni ng -Commi ss iOri;c empowered wi t;h-
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the authority to formulate such rules and regulations by Articles 974a
and 970a, and when the City Council, has favorabiy reGeived and voted
on these rules, recommends to the City Council that this Ordinance be
adopted,
NOW THEREFORE, BE IT ORDAINED BY-rHE tI~Y COUNCIL OF THE CITY Of
SCHERTZ, TEXAS AS FOLLOWS: _ __ ____________
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GENERAL PROVISIONS
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Section 1
Short.Title.
This Ordinance along with its attachments, exhibits,
and amendments, shall be known as the "Subdivision
Ordinance" of the City of Schertz, Texas.
Jurisdiction.
No person shall create a subdivision of land within
the corporate limits of the City of Schertz, Texas,
or within its extra-territorial jurisdiction, without
complying with the provisions of the Ordinance. All
plats and subdivisions of any such land shall conform
to the rules and regulations herein set forth.
Section 2
Section 3
Inter retation~ and. Pur ose.
n t elr lnterpretatlon an application, the provisions
of this Ordinance shall be deemed to be minimal in
nature, and whenever the principles, standards or
requirements of any other applicable provision of other
ordinances of the City of Schertz which are higher or
more restrictive, the latter shall control. The
purpose of this Ordinance is to achieve orderly urban
development through land subdivision; to promote and
develop the utilization of land to assure the best
possible community environment in accordance with the
General Plan:: "of the City of Schertz; to provide for
adequate municipal services and safe streets; and to
protect and promote the health, safety and general
welfare.
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Section 4.
Ado tion of le islative Grant of Power.
This Ordlnance is adopte under the authority of the
Constitution and laws of the State of Texas, including
particularly Chapters 231, Acts of the 40th Legislature,
Regular Session, 1927, as heretofore or hereafter
amended (compiled as Article 974a, Vernon's Annotated
Texas Civil Statutes) and the provisions of Section 4
of the Municipal Annexation Act as heretofore or
hereafter amended (compiled as Article 970a VATCS).
Section 5
Conformance to General Plan.
No plat or subdivislon of land within the City of
Schertz, and within its extraterritorial jurisdiction
as determined by Article 974a, Vernon's Texas Civil
Statutes, and Article 970a, Vernon's Texas Civil
Statutes, may be approved unless the plat considers
the General Plan of said City and its road, streets,
alleys, easement, parks, playgrounds, and public
utility facilities, including those which have been or
may be laid out and to the General Plan for the
extension of said City and of its roads, streets, alley,
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easements and public highways as regards access to
public utilities.
Section 6
Section 7
A eal from Plannin Commission Action.
Any subdivlder aggrieve by a finding or action of the
City Planning Commission may appeal to the City Council
. within thirty (30) days~from the date of such finding
or action, and not thereafter. ~othing in this section
shall prevent a right of review by a court of competent
jurisdiction. .
Section 8
Enforcement.
In addition to any other remedy provided by law, the
City and its officers shall have the right to enjoin
any violation of this Ordinance by injunction issued
by a court of competent jurisdiction.
Special Provisions. .
a. That it shall be unlawful for the County Clerk of
any county in which such land lies to receive or record
any such plan,. plat or replat, unless and until the
same shall have been approved by the City Planning
Commission. (Article 974a, Section 3, Vernon's Texas
Civil Statutes).
b. No permit shall be issuedby==ehe-City for~the-
installation of septic tanks on any lot in a subdivision
for which a final plat has not been approved and filed
for record, or on any lot in a subdivision in which
the standards contained herein or referred to herein
have not been complied with in full.
c. No permit will be issued for any structure on a
lot in a subdivision for which a final plat has not
been approved and filed for record, nor for any
structure on a lot within a subdivision in which the
standards contained herein have not been compliled with
in full.
Section 9
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d. The City shall not repair, maintain, install or
provide any streets or pUblic utility services in any
subdivision for which a final plat has not been
approved and filed for record, nor in which the standards
contained herein or referred to herein have not been
complied with in full.
e. The City shall not sell or supply any water or
sewerage service within a subdivision for which a final
plat has not been approved or filed for record, nor in
which the standards contained herein or referred to
herein have not been complied with in full.
f. In behalf of the City, the City Attorney shall, when
directed by the City Council, institute appropriate
action in a court of competent jurisdiction to enforce
the 'provisions of this ~dinance or the standards
referred to herein with respect to any violation thereof
which Occurs wi.thin the City, within the extraterritorial
jurisdiction of ~he City as such juriSdiction as deter-
mined under the Municipal Annexation Act, or within
any area subject to all or a part of the provisions of
this Ordinance.
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g. If any subdivision exists for which a final plat
has not been approved or in which the standard contained
herein or referred to herein have not been complied
with in full, the City Council shall pass a resolution
reciting the fact of such noncompliance of failure to
" secure final plat approval, and reciting the fact of
such noncompliance or failure to secure final plat
approval, and reciting the fact that the provisions of
paragraphs a, b, c, d, and e of this Section will apply
to the subd4vision- and- the-lots therein, the -ci-ty--
Sec-retary shall-.-=when directed by theC-ity Council,
cause a certified -copy iif. such resolution under the
corporate seal of the City to be filed in the Deed.
Records of-the county or counties in which such
subdivision oriPart thereof lies. If full compliance
and final plat approval are secured after the filing
of such resolution, the City Secretary shall forthwith
file an instrument in the Deed Records of such county
or counties stating the paragraphs a, b, c, d, and e
no longer apply.
h. Provided, however, that the provisions of this
Section shall not be construed to prohibit the issuance
of permits for any lots upon which a residence building
exists and was in existence prior to passage of this
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Subdivision Ordinance nor to prohibit the repair,
maintenance, or installation of any street or public
utility services for, to or abutting any lot, the last
recorded conveyance of which prior to passage of this
Ordinance was by metes and bounds, and/or any sub-
division, or lot therein, recorded or unrecorded, which
subdivision was in existence prior to the passage of
this Ordinance.
Section 10
10.1
Legal Provisions.
Conflicting Ordinances.
Any prior subdivision ordinances, or amendments to them,
are hereby repealed. If any other City Ordinance,
including but not limited to, the Zoning Ordinance,
Flood Hazard Ordinances, and the City Codes, are in
conflict with this ordinance, the most stringent or
restrictive rules shall govern.
10.2
Severabilit~ Clause.
If any proVlsions of this.ordinance, or the application
thereof to any person or circumstances, is held invalid,
the remainder of the ordinance, and the application of
such provision to other persons or circumstances, shall
not be affected thereby.
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Section 11
Variance.
The City Planning Commission may authorize. a variance
from the Subdivision Ordinance when, in its opinion,
undue hardship will result from requiring strict
compliance. In granting a variance, the City Planning
Commission shall prescribe only conditions that it deems
necessary or desirable to the public interest. In
making their finding~, theCitY.Planning Commission shall
take into account ~he natur~of the pr~posed use of the
land involved and existing uses of land in the vicinity,
the number of persons who. will reside or work in the
proposed subdivision, and the probable effect of such
variances upon traf~j~ conditions and upon the public
health, safety, convenience, and welfare in the vicinity.
Variance shall be granted unless the City Planning
Commission finds:
11.1
That there are special circumstances or conditons
affecting the land .involved such that the strict
application of this Ordinance would deprive the applicant
of the reasonable use of his land.
5
.
11.2
.
11.3
Section 12
.
12.1 . ',0 ..
.
That the granting of the variance will not be
detrimental to the public health, safety, or welfare,
or injurious to other property in the area.
That the granting of the variance will not have the effect
of preventing the orderly subdivision of other land in
the area in accordance with the provisions of this
Ordinance. Such findings of the City Planning Commission,
together with the specified facts upon which such findings
are based, shall be incorporated into the official
minutes of the City Planning Commission meeting at which
such variance is granted. Variances may be granted
only when in harmony with' the general purpose and intent
of the Ordinance so that the public health, safety, and
welfare may be secured and justice done. Pecuniary
hardship to the subdivider, standing alone, shall not
be deemed to constitute hardship.
Guarantee'of Performance.
No plat of any subdivision shall receive final approval
.unless the subdivider has complied or provided for
compliance with the policies and procedures set forth
in Article IV and Exhibit "A", "Specifications and
Design Standards for Public Works Improvements", which
is attached hereto and made a part hereof. Until such
POlicies and procedures have been complied with by the,
subdivider and the plat approved by the City Planning
Commission as herein require, no building, water, sewer,
plumbing or electrical permit shall be issued by the
City as to any property in the subdivision.
Performance Bond.
Prior.to the approval of the subdivision plat the
subdivider must file with the City5ecretary a bond
executed by a surety company holding a license to do
business in the State of Texas in a amoun~ equal to the
cost of improvements guaranteeing to the City that such
improvements shall be constructed and completed in a
satisfactory manner and within a period specified, but
such period shall not exceed two years, said bond shall
be approved by the City Attorney and shall be made
payable to and enforceable by the City of Schertz. Upon
substantial compliance and approval of all~mprovements
as viewed by the City Engineer, the bond may be released
in writing by the City Secretary and may be returned to
the developer. See Section 16.3 Escrow clause and/or
side trust agreements.
6
,.
12.2
Where Bond riot Prerequisite to Approval.
Ihe filing of a performance bond shall not be a condition
precedent to the approval of a plat where the subdivider,
prior to the last regular meeting of the City Planning
Commission and before the expiration of thirty (30) days
from the date the plat was filed for approval, has signed
and filed with the City Planning Commission an instrument
in SUbstantially the fOllowing form:
I, , do hereby agree that, if the proposed
plat , filed by me for approval on the
day of , is approved by the City Planning
Commisslon of the City of Schertz, Texas, the City
Secretary of said City may retain said plat in his/her
possession, without recording same, until I have either
constructed all site improvements required under the
provisions of the City of Schertz Subdivision Ordinance,
other than gas and electric 'lines, or have filed with
the City a bond in an amount equal to the cost. of all
such incompleted improvements, as estimated by the City
Engineer, guaranteeing that all such incompleted
improvements will be constructed within two (2) years
from the date of such bond. Said bond shall comply
with the requirements of Sections 12.1 insofar as such
requirements are applicable.
Servin Subdivisions with Utilities.
Un ess an untl' a p at 0 a su lvision has received
final approval, and the subdivider has constructed the
streets, curbs, gutters, paving, utilities and drainage
facilities therein, in the manner-provided for in this
ordinance, it shall be unlawful for any official of the
City of Schertz to.serve or connect any public utilities
owned, controlled, or distributed by the City of Schertz
to any land, or any part thereof, covered by said
plat, or to the owners or purchases of said land, or any
part thereof.
.
12.3
.
Section 13
Dedication and Maintenan'ce-of "Streets.
Disapproval of a plat by the City Planning Commission
shall be deemed a refusal by the City of Schertz to
accept the offered dedication shown thereon. Approval
of a plat shall not be deemed an acceptance of the
propose dedications and shall not impose any duty upon
the City concerning the maintenanceof:or .improvements
of any such dedicated parts until the proper authorities
of the City have actually appropriated the same by entry,
use or improvement. It shall be unlawful ~for any officer
or employee of the City to maintain the streets in a
subdivision, and the CitX will not accept or maintain
said streets, unless and until such streets have been
surfaced, curbed, the required utilities and drainage
.
7
.
facilities have been installed and such improvements
have been accepted in writing by the City and the City
Engineer.
ART! CLE II
PROCEDURE
Section 14
Pre-application Conference.
Prior to the preparation of the preliminary plat, the
subdivider may seek the advice of the City Staff in
interpreting the regulations. This step does not
require formal application, fee, or filing of any plat
with the City Secretary. At such a meeting the City
Staff will be able to make any suggestions that would
direct the proposed subdivision toward desirable
objectives and possibly prevent unnecessary work and
expense if objectives are not met.
Section 15
15.1
Preliminary Plat.
General.
In order to secure the review and approval of a proposed
subdivision by the City Planning Commission the
prospective subdivider shall cause to be prepared a
preliminary plat by a registered surveyor or registered
engineer in accordance with this ordinance.
.
15.2
Filing Procedure.
Each prellminary plat shalJ be accompanied by a filing
fee of fifty dollars ($50) plus an additional fee of
ten dollars ($10) per acre, or fraction thereof, for the
first five (5) acres, and two dollars ($2) per acre or
fraction thereof for all additional acreage of the land
being subdivided.
15.3
- -
Overall Preliminary Layout Plat of Larger Tract or
MasterPlan. '
Where the propos~d sUbdivi?ion constitutes a unit of a
larger tract owned by the subdivider which he intends
to be SUbsequently subdivided as additional units of
the same subdivision, the subdivision plat shall be
accompanied by a layout of the entire area, showing the
tentative layout of streets, blocks, and dr~inage for
'such area. The overall layout, or Master Plan, if
approved by the City. Planning Commission shall be __
a ttached to and filed _ with a cgpy .of the approved
subdivision plat in the permanent files of the City.
Thereafter, fractional plats..oLsubsequent units of
such subdivision must be submitted for preliminary
plat approval, and shall conform to such approved
overall layout on the Master Plan unless changed by the
City Planning Commission.
.
8
15.4
Specifications.
A preliminary plat of any proposed subdivision shall
consist of not less than 10 blueline or blackline
copies or prints of the proposed subdivision drawn
on sheets a maximum size of 18" wide by 24" long and
drawn to a scale of 100 feet to one inch. Preliminary
plat shall show the following information:
a. The date, scale, and north pOint; a key plan
showing location of the tract; the title under which
the plat is to be recorded, and the names of the owner
and engineer, land planner, landscape architect,
architect or surveyor or other person preparing the plat.
b. The existing boundary lines and acreage of the land
to be subdivided, and property lines, and names of
owners of adjacent properties. t
.
.
c. The location of the center line of existing water
courses, railroad and other similar drainage and
transportation features, and the location and sizes
of existing streets, easements, alleys, lots and public
areas on or adjoining any part of the land.
d. Topographical information approximately equivalent
to five. foot contour lines, such contour lines to be not
than 100 horizontal feet apart, and based on United
State Geological Survey datum, which shall be specified
on the plat.
e. The location, size, and flow line of all existing
drainage structures on the land being subdivided and on
adjoining tracts.
f. The locations, widths, and dimensions of proposed
streets, alleys, easements, parks, and other public spaces,
sites for all private use, lot and block numbers, lot lines
and building lines.
g. The route of any existing or proposed utility lines,
or easements.
.
h. Proposed name of the subdivision, which shall not
have the same spelling as or be pronounced similar to the
name of any other subdivision located within the City of
. Schertz or within the City's statutory E.T.J..
i. Description, by metes and bounds, of the subdivision.
j. Primary control points or descriptions, and ties to
such control pOints to which all dimensions, angles,
bearings, block numbers and similar data shall be referred.
9
.
k. Location of City Limits boundary, and/or county
line boundary if applicable; if they transverse the sub-
division, from part of the boundary of the subdivision,
or are contiguous to such boundary.
1. Vicinity sketch or map at a scale of not more than
I" = 1,000'.
15.5
Processing of Preliminary Plat.
The City Engineer and City Staff shall check the pre-
liminary plat as to its conformity to the Major Street
Plan, the General Plan, and this Ordinance. Copies of
the plat shall be submitted to all agencies and City
departments who are involved with providing public
service, drainag~ or provisions affecting the development
of the tract or public safety. These will include the
following departments and agencies: Planning Department,
Tax Assessor/Collector, Police, Street, Ambulance, Parks,
Water, Sewer, Inspection, Fire, Engineering, Southwestern
Bell Telephone, Entex, Guadalupe Valley Electric Cooperati
or City Public Service, and Cibolo Creek Municipal
Authority. Each agency shall be instructed regarding the
filing date.of the plat and its review schedule," and will
be asked to submit a report to the Planning Commission
if they find any problems regarding their concerns or
possible activity in the proposed subdivision. Each
agency will submit a letter to the Planning Commission
indicating approval of the preliminary plat, or they will
list all problems and recommend solution of such problems
in their report. -
The Planning Commission shall act on any preliminary plat
within thirty (30) days from the date that the Commission
first. receives and reviews the plat. Approval of the
preliminary plat, as such, shall not constitute final
acceptance or approval of the subdivision. When a
preliminary plat has been approved by the Commission, the
final plat, shall be submitted within six months thereafter
otherwise, approval of the preliminary plat shall terminate
unless the time for filing of the plat is extended by the
Planning Commission at the request of the subdivider.
.
Section 16
Final Plat.
16.1
Filing Procedures.
Upon approval of the preliminary plat as herein set forth
for final plat, the City Planning Commission may, on
request of the subdivider, consider such preliminary plat
as a final plat and-approve or disapprove the same as
such, provided such action is taken within thirty (30)
days from the date of its filing with the Commission at
its first meeting after filing with the City Secretary.
.
10
.
If the preliminary plat is approved only as such, the
fOllowing number of copies types will be provided, one
final plat on linen or mylar, and two reproducable
mylar copies and 20 blueline or blackline copies.
These shall be delivered to the City Secretary who shall
file it with the Planning Commission at its next
regular meeting. Each plat shall be accompanied by tax
certificates from the City, County Tax Collectors and
School District verifying that all taxes on the land
being subdivided have been paid up to the current year.
16.2
~ecifications.
T e final plat shall be drawn in black india ink upon
film~ linen, tracing cloth or other permanent tracing
material 18" wide and 24" long to a scale of 100 feet
to one inch and shall show the following information:
.
a. Date, subdivision title, scale, and north point.
b. The names of the adjoining subdivisions or the names;
of the adjoining property owners, together with the
respective plat or deed references.
c. The lines and names of all proposed streets or other
rights of way or easements (including a statement of the
purpose for which such easements are dedicated), and.
other open spaces to be dedicated for public use or
granted for use of the inhabitants of the subdivision.
d. Lot and block numbers of property. The City will
advise the subdivider as to the street address--of lots.
e. Sufficient data to readily determine and reproduce on
the ground.the location, bearing and length of every
street line, lot line, boundary line, block line, bUilding
setback line, and the radius, central angle, and tangent
distance for the property lines of curved streets.
f. The routes of all utility lines, or easements-such
as water and sewer, gas, electric, and telephone.
g. The location of all permanent monuments and control
points.
h. Suitable primary control points to which all dimensions,
bearings and similar data shal1be_referr.ed. Dimensions_
shall 'be shown in feet and hundredths of a foot: -
i. Legal restrictive covenants imposed on the land if
desired by the subdivider.
.
11
16.3
j. A statement signed and aCknowledged by the owner
dedicating, or agreeing to dedicate when the City can
accept, all streets, alleys, easements, parks and other
open spaces to pUblic use, or that the subdivider has
made provision for perpetual maintenance thereof, to the
inhabitants of the subdivision. (See Part .1 of Exhibit
"B" in the appendix).
k. The space for the signatures of the Chairman and
Secretary of the City Planning Commission attesting
approval of the plat (see Part 3 of the Exhibit "B"
in the appendix).
1. A certificate bearing the signature and seal of the
engineer or surveyor who made the survey certifying that tl
requirements hereof have been complied with (see Part 4 of
Exhibit "B" in the appendix).
m. If the subdivision is not to be served immedi~tely
by potable water, a restriction prohibiting occupancy
of any lot until water satisfactory for human consumption
is available from a Source on the land, a community source,
or a public utility source, in adequate and sufficient
supply for family. use and operation of a septic tank and
system, shall be provided.
n. If the subdivision is not to be served immediately by
a sewage collecting system connected to a community septic
tank or treatment plant or to a public sewer system, a
restriction prohibiting occupancy of any lot, until a
septic tank has been installed on such lot and has been
inspected and approved by the City-County Health Officer,
shall be provided.--- __u_ __~.~__ ._
Processing of Final Plat.
a. The copies of the final -plat~will be delivered to the
following for revi.ew-as.,.to~-any problems and for maintenance
of records: City Manager,City Planning Department, City
Engineer, Fire Department, Police Department, S.A.F.E.S.
Department, and Tax Department. ____
b. Within thirty (30)daysfrom"the r-eceipt of any final
plat. the City Planning Commission shall disapprove such
plat unless the subdivider has complied with the required
standards of design of this Ordinance and has constructed
and installed.street, paving, curbs, gutters, utilities, and
drainage facilities in the proposed subdivision in accor-
dance with the provisions of Exhibit "A" of this Ordinance
or has made provision, by making a cash corporate bond or
aepositing money in escrow, each in an amount equal to the
estimated cost of construction and installing the required
improvements, that in the event of the failure of. subdivider
to make such improvements, the same will be constructed and
installed without cost to the City of Schertz.
.
.
.
12
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c. When the City Planning Commission is satisfied that
the technical requirements of any such subdivision plat
have been complied with by the subdivider, the Planning
Commission shall enter an order giving final approval
of the plat, and will sign the certificate stating the
same.
16.4
d. Failure to take action thereon within thirty (30) days
from said filing date shall on demand be issued by the
Planning Commission, and said certificate shall be
sufficient in lieu of a written endorsement or other
evidence of approval.
e. After a final plat has been approved, the Planning
Commission shall cause such plat to be recorded in the
Plat Records of Guadalupe, Comal or Bexar Counties
respectively.
Vacation of Plat.
This subdivision ordinance authorizes that any such
replat or resubdivision shall be vacated by the
proprietors (at any time) before or after the sale of
any lot therein. In cases where lots have been sold,
the -replat or resubdivision, or any part thereof, may be
vacated upon the formal request of owner or owners of lot
or lots in said plat and with the approval of the City
of Schertz Planning and Zoning Commission. Furthermore
every Lot or Block which is vacated, or resubdivided, will
be assigned a new Lot or Block number. The number
assigned to any Lot or.Block must not duplicate any
previous number within a blbck in which a replat or
resubdivision is done. It shall be unlawful for the
County Clerk of any county in which said land lies to
receive or record any plat, vacating plat or replat prior
to any approval by the Planning and Zoning Commission of
said plat, vacating plat or replat. Furthermore, the plat,
vacating plat, or replat shall conform to all requirements
and specifications set forth by the City of Schertz
Subdivision Ordinance.
.
ARTICLE II I
DESIGN STANDARDS
Section 17
General Design Principles and Objectives.
Conformi ty with General. Pl an.. _
~ll subdivislons shall conform to the General Plan for
orderly and unified development of streets, utilities,
neighborhood design, and public land and facilities, as
well as the other provisions of this and other present
ordinances and codes.
17.1
.
13
17.2
.
17 .3
Provision for Future Subdivision.
The Subdivision shall be so arranged as to allow .
logical further subdivision and the opening of future
streets.
17.4
Standards for Site Improvements.
All streets, alleys, sldewalks, utility installation
and other site improvements required to be installed
by the subdivider under-the provisions of these
regulations shall conform to the requirements of this
Section and to the current policies, specific~tions, and
regulations of City of Schertz, or other approved
agencies responsible for design, construction methods
and standards, paYment, refunds, credits and other
financial arrangements.
Section 18
Streets.
18.1
Street Layout.
The arrangement, extent, character, width, grade and
location of all streets shall co.nform to the Major
Street Plan and the General Plan. Minor residential
streets shall provide adequate circulation within the
neighborhood and. yet discourage through traffic. The
street layout shall be arranged to achieve the most
desirable development of the entire neighborhood unit
with appropriate consideration of creeks, drainage _c~-~
channels, wooded areas and other topographical features
which lend themselves to special treatment.
.
18.2
Relation'to AdjOining Streets. - _ ______
Where. appropriate to the neighborhood pattern. existing
streets .in adjOining areas shall be continued and tied
into the street layout.
18.3
Projection of Streets.
When adJoining areas are not yet subdivided~the
arrangement of streets shall provide for the proper
projection of streets into the adjOining unsubdivided
areas as will be required to complete the neighborhood _
pattern or conform to the General Plan.
.
14
18.4
.
18.5
l'
.c.!-.
. j. ,7>~ fA
:;' 1- yJ- IS
Iq,lP
18.$'1
.
18.-1' t
18.-8 1
18.-9 10
.
Private Streets.
Prlvate streets which serve more than one residential
lot, or one or more multi-family structures owned by
more than one person or corporation are expressly
forbidden. All such streets shall be dedicated to the
public in accordance with these regulations. All
subdivisions shall have a minimum of two public accesses
to eXisting public streets.
Dead-end Streets and Cul-de-sacs.
a. Dead-end streets shall be prohibited, except as short
stubs projected to be continued in future subdivisions
in conformance with Section 18.3, or when deSigned as
cul-de-sacs. Temporary turnarounds shall be provided
on projected streets until such time as they are extended.
b. Cul-de-sac streets shall not exceed five hundred
feet. (500') in length and shall have a turnaround of
not less than fifty feet (50') in diameter in single
family residential areas, seventy-five feet (75') in
multi-family areas and not less than two hundred feet
(200') in diameter in commercial and industrial areas.
AHgnment.
The alignment of all arterial and collector streets
shall conform to the General Plan and the requirements
of Exhibit "A" of these regulations. Minor street
alignment shall meet the requirements of Exhibit "A"
and in no case shall street jogs be offset less than one
hundred twenty feet (120') on centerline.
Intersections.
All intersections on majar and collector streets shall
be at ninety .degrees (90.). -.lhecurb'radius .at street
intersections shall conform to Table I of Exhibit "A".
Ri ht of Waand Pavement Widths.
street an pavement Wl t s shall conform to the
General Plan and the requirements of Exhibit "A" and
Section 28 of this Ordinance.
. . Street. Names.
Names of new streets shall not duplicate the names of
existing streets within the City of Schertz and its
Statuary E.T.J. unless the new street is a continuation
of or.part of a future continuation of such existing
street. Street names shall be chosen to avoid similarity
or confusion with existing street names. Names of all
new streets shall be subject to approval by the Planning
15
.
TO BE ADDED TO SECTION 18
18.6 Marginal Access Street.
Where a subdivision (development) abuts or contains an
existing or proposed arterial street, the Commission may
require marginal access street, or such other treatment
as may be necessary for adequate protection of resident-
ial properties and to afford separation of through and
local traffic.
Where a subdivision borders on or contains a railroad
right-of-way or limited access highway right-of-way,
the Commission may require a street approximately
parallel to and on.each side of such .right-of-way, at
a distance suitable for the appropriate use of the inter-
vening land, as for park purposes in residential districts,
or for commerical or industrial purposes in appropriate
districts. Such distances shall also be determined with
the due regard for the requirements of approach grades and
future grade separations.
.
.
l5A
.
Commission, 'and be coordinated on an area wide basis.
Street addresses should also be coordinated with present
existing addresses. The City will advise the subdivider
as to the street addresses.
18.10
Other Minimum Improvements.
Additional improvements such as street lights and
street name signs shall be installed in accordance with
minimum requirements of Exhibit "A" and then current
policies of the City Planning Commission.
Construction Standards.
All streets shall be constructed with reference to base,
surfacing, curbs, grades, horizontal curves and inter-
section curve radius in accordance with the standards
prescribed in Exhibit "A" of these regulations and the
current specifications of the City of Schertz.
. Reserve Areas are Prohibited.
There shall be no reserve areas controlling access to land
dedicated or intended to be dedicated to public use.
Temporary Right of Way.
When deemed.necessary by the City Planning Commission,
temporary right of way shall be provided for certain
uses or locations, such as the provision of turn-arounds
on projected streets. Such temporary right of way shall
revert to the abutting property owners when no longer
required for its original purpose.
18.11
18.12
18.13
.
Section 19
Alleys.
19.1
Commercial and Industrial Districts.
Paved alleys not less than twenty feet (20') wide shall
be provided in all commercial or industrial districts,
except that the Planning Commission may waive this
requirement where other definite and assured provision is
made for service access, such as off street loading,
unloading and parking consistent with an adequate plan
for the uses proposed.
Garden-Home Zoning Districts.
Where. Garden Home Districts are designated by the
developer to require rear ingress/egress a twenty feet
(20') paved alley shall be provided.
19.2
19.3
Intersections and Turns.
Alley intersections and sharp changes in alignment shall
be avoided, but where two alleys intersect, or an alleyo
turns at an angle sharper than one hundred degrees (100 ),
a cut-off of not less' than ten feet (10') from the
normal intersection of the property lines shall be
.
16
.
19.4
provided.
Dead-end-Alleys.
Dead-end alleys shall be avoided.
19.5
Construction. -
All alleys shall be constructed in accordance with the
standards prescribed in Exhibit "A" of these regulations.
Limitations.
Construction of alleys is limited to commercial and
industrial districts and prohibited in residential areas
except in Garden Home zoning districts.
19.6
Section 20
Easements.
20.1
Utility Easements.
In residential areas, easements shall be provided for
installation of utilities. In general, the rear ease-
ment shall be sixteen feet wide, centered on the rear
lot lines. Standard 'locatio.n for electric lines in
easements will be on the north or west side of the easemen1
and an telephone lines in the south and east side of the
easement. Any gas line will be located in the center of
the easement. Any other requirements will be found in
Exhibit "A".
.
20.2
Drainage Easements.
Where the subdivision is traversed by a water course,
drainage way, channel or stream, there shall be provided
a storm water easement or drainage right of way conforming
substantially with the lines~f such water course, and
of sufficient width and folJ-owing~o~struction_standards
to accommodate further width-or constr-uction'ancLallow
access for maintenance.
20.3
Erection of fences in Easements.
Erection of fences in easements should be limited to gates
or drop fences or any other type of fence that will not
interfere with the access to utility lines nor restrict
the movement of utility personnel or vehicles needed to
service different utilities.
Section 21
Pedestrian Circulation.
21.1
Sidewalks.
Concrete sidewalks shall be provided on both sides of all
streets in a subdivision, unless the subdivider does not
control one side of a street or if the street is a local
marginal access road parallel to a major street. Construc-
tion of the sidewalks on each street is not necessary
.
17
.
until the construction of the first house begins on that
street. However, to avoid undue costs and damage to
sidewalks, the developer or builder may-construct the
sidewalk on each lot as it is developed. In no case will
a Certificate of Occupancy be issued 'for a bUilding until
the required sidewalks have been constructed. The
standards for construction shall be in accordance with
Exhibit "A".
'''"''
21.2
Crosswalks.
Pedestrian crosswalks (or elevated walkways) not less than
ten feet (10') wide, with not less than four feet of paved
surface shall be dedicated to the public in subdivisions
where deemed necessary by the Planning Commission, to
provide access to schoOls, playgrounds, Shopping centers
and other neighborhoo4 facilities.
Blocks.
Section 22
22.1
General.. Layout:
The lengths, widths, and shapes of blocks shall be
determined with due regard to:
- a. Provision of adequate building sites suitable to the
special needs of the type of use contemplated.
.
b. Zoning requirements as to lot sizes and dimensions.
c. Needs for convenient access, circulation, control
and safety of street traffic.
22.2
Length. . .
In general, block lengths along mino~or secondary. streets
sha 11 riot exceed one thousand four hundred feet (1400 I lor
be 1 ess thanfi ve hundred feet (500')' and along :"major
streets-:-shaH:Dot-:-exceed""oneth6osandeight hundrea::feet
(1800') or be less than nine hundred feet (900').
Width.
In general, blocks shall be platted of sufficient width to
contain two tiers of lots with alley (if commercial,
industrial, or Garden Home dwelling zoning districts)'
between them or utility easement if residential, except
where lots are double-fronted on major streets, railroads,
or drainage channels, or where overall neighborhood
,deSign justifies a different layout, or where a single
tier of lots is platted to adjoin the rear of eXisting
lots or lots on presently unplanned tracts.
22.3
.
18
Section 23
~.
General'Layout.
The size, width, depth, shape and orientation of lots
.shallbe appropriate for the neighborhood in which the
subdivision is located and for the type of development
and use contemplated, to assure provision of proper open
space and prevent overcrowding.
Lot Dimension.
Lot dimensions shall conform to the Zoning Ordinance or
the following requirements, if more restrictive:
a. In residential lots not served by public or approved
off-lot sewer, the Planning Commission shall require the
Developer to cause a percolation test to be made, but
in no case will the lot size be less than ten thousand
square feet (10,000').
b. Residential lots where served by public or approved
central sewerage system shall be at least fifty (50)
feet wide at the bUilding setback line, at least one
hundred (100) feet deep and have an area of at least
five thousand (5000) square feet.
c. Depth and width of properties laid out for
commercial or industrial purposes shall be adequate to
provide for the off-street service and parking facilities
required by the type of use and development contemplated.
d. Corner lots shall have sufficient width to permit
the required building setback and proper orientation to
both streets.' Lot!)_C!butting on crosswalks sha 11 be .
treated as corner lots~ _ -_ ____ ___ ~_ __
.
23.1
23.2
.
e. Wpere a residential lot backs up toa railroad right
of way, high pressure gas line, industrial area or any
other land use which may have a_depreciating and/or
potentially dangerous effect on residential property,
and where no marginal access street or other street is
provided at the rear of such lot, additional depth shall
be required, not to exceed a total of one hundred fifty
feet (150'). Where a lot sides to any of the above,
appropriate additional ~idth shall be required~ A
planting screen, or no-access easement of at least ten
feet (10') shall be provided along the line of lots
abutting such traffic artery or_other disadvantageous
land use.~- _
.
f. Radial residential lots shall be at least fifty
feet (501) wide at the bUilding line.
19
23.3
Orientation.
Residentlal lots shall be oriented to take advantage of
topography, and the best relationship to the overall
design of the neighborhood and to minimize the effects
of any surrounding depreciating land uses.
a. The placing of residential lots facing directly
upon a major street shall be avoided, unless lots face
a marginal access street parallel to such major street.
Lots should side or back to major streets and other
_depreciating land uses.
b. The placing of lots at right angles to each other
(with rear and side lots adjacent) shall be avoided.
c. Side lot lines shall be as nearly perpendicular as
practicable to the street the lot faces, or radial to
curved street
.
23.4
Access.
Every lot shall be provided with adequate access to a
public street, either by direct frontage on such street,
or by a public pedestrian accessory approved by the
Planni"ng Conunission. Rear and/or side driveway access
to major streets shall be prohibited.
Building Lines.
Minimum front and side building setback lines at streets
and crosswalks shall be shown on all plats and shall
conform to the restrictions, if any, imposed on the
subdivision by the subdivider. but in no event shall such
setback lines be less than required by the Zoning
Ordinance. The front lot setback shall be measured from
the pOint where the public right of way ends to the
front face to the building;-~vered porch, covered
terrace or attached accessory building.
e-
23.5
Section 24
Public Sites and Open Spaces.
Conformance with the General Plan. _
Where a proposed park, school, playground, or other public
faCility as shown in the General Plan or official neighbor-
hood plan is located in whole orin part in a subdivision,
the subdivider shall dedicate such land to public use,
I or agree to dedicate it when the City can accept the
dedication. If it is determined that an alternative in
the inunediate area of the' up en space shown -on the -General
Plan will adequately service the area, or if there are no
plans or needs for parks, schools, or open space in the
proposed subdivison, the subdivider shall, as an alter-
native to dedication, give to a Park Fund established to
maintain and equip the parks, an amount equal to 5% of
24.1
.
20
24.2
the market value of the land in the proposed subdivision.
In this manner, all subdividers will help provide service
to the residents of their subdivision and of the City.
Other Public Land.
Where deemed essential by the Planning Commission, upon
consideration of the particualr type of development
proposed in the subdivision, especially where there are
no facilities in the area or in large scale subdivisions
not shown in the General Plan, the City Planning
Commission may require the dedication, or a payment in
lieu of dedication, of up to 5% of the land or the
market value of it for use of the land in developing parks
schools, playgrounds, or other neighborhood public
services.
.
24.3
Conditions for Park Land.
All park land must have easy access to a public street.
Land in a flood plain is acceptable as park land.
Section 25
Protection of Natural Features.
The Planning Commiss'lon may decline approval if due
regard is not shown fOf the preservation of natural
features such as large trees, water courses, scenic
points, historical spots and. similar community assets,
which.if preserved, will add attractiveness, stability,
and value to the property.
.
ARTICLE IV
REQUIRED IMPROVEMENTS
Section 26
Compliance.
26.1
l .__
Construction' Plans.-- --- --
Three (3) complete sets of construction plans, specifica~
tions and contracts including performance, payment and
maintenance bonds covering said construction, in the form 0
plans, or other satisfactorily written descriptions shall
be filed with the City Secretary upon filing of final plat.
These shall show such features as roadways, crosssections,
and longitudinal slope for drainage, full description of
proposed pavement or street improvement, its grade and
slope, dimensions and specifications concernin3 public
utilities to be installed showing proposed position on
the ground, specifications of materials and construction,
and profile maps of all sanitary and storm sewers showing
both ground surface and flow line, and other pertinent
information of similar nature.
.
21
26.2
Inspection of Improvements.
The City's authorized representative shall from time
to time inspect the construction of all utility
facilities and streets in the subdivision during the
Course of construction to see that the same comply with
the standards governing the same. In this regard, free
access to the subdivision shall be accorded the City's
duly authorized representative by the subdivider, his
agents and employees.
Final 'Plans. <
Upon .the completion of construction of any such utility
or improvement. one. set of reproducabletracings of
complete final plans, dated, signed, and certified by
the engineer in charge shall be filed with the City of
Schertz, showing all features as actually installed,
inClUding materials, size, location, depth of
elevation, numbers, ends of lines, connnections, wyes,
valves, storm sewer drains, inlets, and any other
pertinent items. The City of Schertz shall make no
connections to such utilities until the foregoing has
been complied with.
.
26.3
Section 27
Monuments.
Concrete monuments shall be placed at all block corners,
angle points, points of curve, and all corners of boundary
lines of the subdivision as required by Exhibit "A".
All intermediate property corners shall be marked with
iron stakes~ Placement, size, length, and type of
monument shall conform to specifications of Exhibit "A".
StreetIlTlprovements.
All street improvements shall meet the current require-
ments of the General Plan and the requirements of Exhibit
"A" of these regulations, but in no case shall be less than
the following specifications:
.
Section 28
Classification Row Pavement Dr.ainage . Sidewall
Major Street 86' As required by General Plan, City Planning Commission
and Highway Department.
Secondary Street 60' 44' Curb or Curb & 4' both sides
-butter
Minor Street 50' 30' Curb or Curb & 4' both sides
Gutter
Marginal Access 40' 26' Curb or Curb & 4' both sides
Gutter
-
Paved Alley 20' 20' As Required by No
City Engineer
.
22
Section 29
Water System.
Genera 1.
All water supply, treatment, storage, and distribution
facilities shall be furnished and installed in
compliance with the requirements of Exhibit "A" of
these regulations, and current policies and the Texas
State Department of Health Resources.
Facilities Required.
Every lot in a subdivision shall be provided with an
approved supply of water, either by the construction
of a distribution system, connected to an adequate
approved public water system, or if such public source
is not available, by construction of a complete water
system, including a safe, adequate water source, proper
treatment facilities, pumps, storage facilities and
distribution system, approved by the Texas Department
of Health Resources.
.
29.1
29.2
29.3
. Fire'HYdrants.
Hydrants to be properly located so there will be a fire
hydrant every 300 feet in the mercantile and industrial
areas, and every 600 feet in residential areas, so that
every building in the city limits will be within 500
feet of a standard city fire hydrant.
.
Section 30
. Sewerage Systems.
General.
All facilities for the collection and disposal of sewage
shall be furnished and installed in compliance with the
requirements of Exhibit "A" of these regulations, the
current policies and the Texas Department of Health
Resources.
30.1
30.2
Sanitary Sewers.
Sanitary sewers shall be installed to serve each lot
in all subdivisons where connection is to be made
immediately to a community disposal system or to a public
sewerage system. Where such connection is not to be
made immediately, plans shall be ,prepared for installation
of a sewerage collecting system to serve each lot, and
those parts of such system which will lie in the portion of
streets and alleys intended for vehicular traffic shall
be installed before such street or alley is paved.
Septic "Tank.
In all subdivisions planned for septic tank use the
minimum lot area shall be fifteen thousand (15,000)
square feet per single family dwelling. Septic tanks
shall be installed on each lot concurrent with any
development thereon and the deSign of such system
30.3
.
23
.
and the method of installation shall conform in all
respects to the requirements of the County Health Unit
of Guadalupe County. The County Health Unit shall
have the authority to vary the lot area requirement
where satisfactory evidence is presented indicating
that soil conditions are such as to warrant a
modification.
Section 31
Drainage.
General.
No lot in any subdivision which is subject to flooding
by rainfall shall be approved until drainage facilities
adequate to carry off such rainfall have been provided.
Facilities Required.
All necessary storm drainage facilities. including
enclosed storm sewer, bridges, culverts, and water
COurse improvements, to carry off storm water within the
subdivision and integrate such subdivision drainage with
the overall urban drainage system, shall be installed in
accordance with Exhibit "A" of these regulations and
official urban and county drainage plans.
All subdivisions shall conform to the "Flood Disaster
Protection Act" of 1973, Public Law 93-234, HR 8448 of
the 93rd Congress and latest revisions thereof. The
City is also required to comply with the applicable
portions of HUD requirements of Title 24 - Housing and
Housing Credit, setting requirements for review of
bUilding permits and subdivision.
Federal Flood plains are based on a hundred year frequency
discharge, and apply only in those areas where official
HUD-FIA 27 maps nave been prepared, or where Hundred
Year water and surface profile studies are available for
Schertz or its ETJ.
31.1
31.2
31.3
.
ART! CLE V
OTHER PROVISIONS
Section 32
Penalty for Violation.
Anyone vlolating any provision of this Ordinance within
the corporate limits of Schertz, Texas, shall be guilty
of a misdemeanor, and upon conviction shall be fined an
amount not to exceed $200.00. Each day that such vio-
lation continues shall be deemed a separate offense and
be punishable as such. Prosecution or conviction under
this Section shall never be a bar to other remedies of
relief for violations of this Ordinance.
.
24
Section 33
Emergency Clause.
This Ordinance, and all additional parts that may
follow shall go into-effect upon passage and approval
of the Council. The only exceptions to this Ordinance
will be that developers with a plat already filed will
not need to change that plat, but all future plats
will be filed in accordance with this Ordinance.
.
19
PASSES, APPROVED AND ADOPTED this the
day of
Mayor, City of Schertz, Texas
ATTEST:
'City Secretary, City of Schertz
(CITY SEAL)
.
.
25
.
EXHIBIT "A"
SPECIFICATIONS 'AND DESIGN STANDARDS
FOR PUBLIC WORKS IMPROVEMENTS
.
All urban subdivisions shall comply with the specifications and
design standards as hereinafter outlined. Suburban subdivisions
shall comply with the specifications and standards with the
exception of such items as sidewalks, curbs and gutters, etc.,
which are not required in rural subdivisions. When such items
which are not required are nevertheless installed by the
subdivider these specifications shall apply.
A. Two copies of plans and profiles for streets, alleys, sidewalks,
. . "
.. -. . - ,. .
water, sewage, and drainage easements including the following
information shall be usubmitted with each final plat.
B. Streets, Alleys, and Sidewalks
1. Pl ans
(a) Typical sections showing the proposed pavement width, type,
thickness and crown; the proposed curb or curb and gutter
type as required, location in relation to centerline and
exposure; the proposed sidewalk dimensions and location in
relation to curbs and property lines; the proposed street
grading slopes, for each of the different types of streets
and alleys in the subdivision.
(b) Alignment of each street, alley sidewalk and crosswalk-way
showing a beginning and ending station; each deflection angle
of the centerline and the station of the point of intersection;
the station of the pOint of curvature and the point of tangency
of each G.u!'ve; 1;~~~station and alJ.gle of intersectionof each
intersection with another street, alley or drainage easement;
the station and radius of each curb return; the location of
adjacent right-of-way lines; the location and limits of side-
walks and curbs of each street; the location of monuments.
(c) Location, description, and elevation of bench marks, the top
of curb grade at each curb end, each fifty (50) foot station
.
26
.
and each end of each curb return; the centerline grade at
each end and at each fifty (50) foot station of alleys; the
gradient of each tangent grade and the location and length
of each vertical curve; the direction of storm drainage flow
at each intersection; the profiles of streets, alleys, and
drainage ditches shall show the natural ground at adjacent
property lines and the proposed centerline.
(d) Scale, north arrow and date. Plan and profile shall be drawn
to scale of one inch (1 "l' equals -fifty '(5(>) feet horizontally
and one (111) inch equals five (5) feet vertically.
2. Design Standards
(a) At each street intersection the curb shall be rounded with a
curve of radius "R", varying with the interior angle as
specified in Table 1. (Not required in rural subdivisions.)
(b) At each intersection the property lines at each block corner
shall be rounded with a curve on radius "R", varying with the
interior angle as specified in Table 1.
(c) Street and alley grades shall, in general, conform to the
terrain, and shall not exceed the grades specified in Table 2.
No street or alley grade shall be less than three-tenths (0.3)
of one (1) 'percent (0.003) unless otherwise specified by the
City Engineer:
(d) Horizontal curve radii shall not be less than ~hose specified
in Table 2.
3. ' Construction Requirements
The subdivider shall ~xcavate~ fill and grade all alleys and new
streets including'sidewalk areas where required, within the sub-
division so that pavements and sidewalks may be constructed along
lines and grades approved by the City Engineer. In general, the
grades of sidewalk areas shall be so established that no extreme
or abrupt changes in grade are encountered within blocks, but
variations may be allowed where, because of soil conditions,
.
27
.
.
topography, or valuable trees, the establishment of such grades
would result in undue hardship. New streets and alleys shall be
surfaced in accordance with plans and specificiations approved
by. the City Engineer and constructed under his supervision. No
street shall be surfaced until the underground utilities which
are to be installed in the portions of the streets intended for
vehicular traffic, have been installed.
New streets (including previously dedicated right-of-ways) and
eXisting unpaved streets abutting both sides to a new subdivision
or resubdivision shall be constructed in accordance with the stand-
ards of Table 3 and the following requirements.
(a") Sub-Grade Preparation
Subgrade shall be prepared in accordance with the specifica-
tions of the City, and compacted to a Proctor dry density of
not less than ninety percent (90%). When fill is required it
shall be placed in uniform lifts not to exceed six (6) inches
in depth prior to compaction with pneumatic rollers or eight
(8) inches prior to compaction with other types of rollers.
Each lift shall-becompacted to ninety (90) percent Proctor
denSity before succeeding lifts are placed, (AASHO T-99-57)
Method D.
(b) Flexible Base
When asphaltic pavement surfaces are used, the base shall be
a compacted flexible base constructed to the depth shown in
Table 3, with a Proctor density of not less than ninety-five
(95) 1'ercent;;~____ _. -- , _
(c) Stabil tzed Base
As alternate to the flexible base above, a compacted soil-
cement base with a Proctor density of ninety-five (95) percent
may be used, with soil-cement ratio and thickness to be
approved by the City Engineer.
(d) Asphaltic Pavement
The compacted surface Course shall be applied at the rates
.
.
28
.
specified in Table 3. The paving mixture and construction
methods shall conform to the specifications of the 1972 Texas
Highway Standards Specifications for construction of Highways,
Streets and Bridges, item 340, 350, and 330 for Hot Mix, Hot
Laid Asphaltic Concrete, Hot Mix Cold Laid Asphaltic Concrete,
or Cold Mix Limestone Rock Asphalt.
(e) Concrete Pavement
All concrete pavement shall be Portland Cement concrete of a
depth and compressive strength specified in Table 3 and con-
structed in accordance with the specifications of the City.
Reinforcing steel. shall be 6 x 6 wire mesh or number 3 round
steel eighteen (18) inches on centers both ways.
(f) CUrbs, Curb and Gutters .
Combined curb and gutter sections shall be constructed of
Portland Cement Concrete and .installed in accordance with the
specifications of the City, on all streets within the
:subdivision along the lines and grades approved by the City.
Combined curb and gutter shall be provided on both sides of
all streets and be of L-type City of Schertz Standard, with
a minimum height six (6) inches and that driveways be designed
as a "lay-d~nlLcurb and gutter or a straight driveway section
and that the driveWay width in the curb shall not be greater
than is approved by the City of Schertz.
(g) Sidewalks
Concrete sidewalks having a width of not less than four (4) feet
-and thit:lmess of....noLless than fou~ (4) inches shall be constructed
on each side of each street within the subdivision. Said
sidewalks shall be adjacent to the curb and gutter within the
street right-of-way and shall extend along all street frontage
inclu~ing t~e side of corner lots and block ends; provided, however,
that where it is impractical for the subdivider to provide
such sidewalks on the side lot lines abutting major thoroughfares
or drainage ditches, then in those instances sidewalks shall not
be requi red.
.
.
29
.
(h) Street Markers
Two street name signs having the following specifications shall
be erected at all street intersections in such subdivisions for
street markers:
(1) The street name signs shall be of the crossarm type,
and shall be reflectorized on aluminum metal blanks.
(2) Signs shall have lettering for the respective street
name in 4" minimum height standard letters with the
block numbers and street, drive, place and etc., in
2" minimum ~eight standard letters.
(3) Such signs shall be supported on a 10-1/2 foot long
pipe mounted a minimum of 2 feet in the ground.
Distance from the bottom and top of the street name
sign to the ground surface shall be a minimum of 8
feet and a maximum of. 10 feet respectively.
(4) The pipe Support for the street name sign shall be 2"
hot dip galvanized steel pipe.
(5) The material of the street name signs, the method of
attaching the sign to the post, the details of
lettering, painting, and method of installation, as
well as the location of the sign at the intersection
shall be in accordgnce with the specifications on file
in the office of the Traffic Engineer of the City of
Schertz.
(i) Street Lights
Street lights innew~ubdivisions with:in the City limits and the
annexed areas of the City shall be installed from time to time
pursuant to agreement between the City of Schertz and the
Guadalupe Valley Electric Cooperative.
C. Drainage and Drainage Structures
1. Pl ans
The required plans Shall show the following information:
(a) Construction details of all drainage structures including
dimensions, reinforcing, and components such as grates and
manhole covers.
.
.
30
.
(b) Alignment of drainage easements showing a beginning and ending
station; each deflection angle of the centerline, and the
station of the point of intersection; the station of the
point of curvature and the pOint of tangency of each curve,
the station and angle of intersection of each intersection
with another drainage easement, the location of each drainage
structure, and the location and size of all storm sewers.
(c) The centerline grade at each end and at each fifty foot station
of drainage ditches, the directi9n of storm drainage flow at
each intersection, the flow line elevations of each drainage
structure, the flow line elevation of each storm sewer, at
each point of change, each end, and at the intervening
gradients.
2. Drainage Computations
(a) Run-off rates shall be computed as determined by the City
, "
Engi neer. In all cases run-off rates shall be computed on the
basis of ultimate development of the entire watershed contri-
buting run-off water to the'proposed subdivision, on the basis
of concrete-lined channels"and streets carrying storm water
in the contributing area.
(b) Stre'ets may be used to carry storm water if the calculated
flow does not exceed that required by the City, or the
velocity does not exceed ten (10) feet per second. Minor
streets shall be designed ona five (5) year frequency. Where
streets are not capable of meeting the above requirements,
drainage structuressfia'll-be provided. Street widths shall
not be widened beyond width determined by street classification.
(c) Concrete and earth-lined channels and storm sewers shall be
designed on the basis of a twenty-five (25) year frequency.
(d) Alleys shall be designed on the basis of a five (5) year
frequency to carry-storm water from only the lots within
the bloc~ abutting the alleys.
.
.
31
.
3. Construction Standards
.
(a) All drainage structures shall be constructed in accordance
with the plans and specifications and to the lines and grades
approved by the City.
(b) All concrete used in drainage structures shall develop a
compressive strength of three thousand (3,000) p.s.i. in
twenty-eight (28) days. All castings shall conform to the
Standard Specifications for Gray Iron Castings, A.S.T.M.
Designation A-48 for Class 2 Gray Cast Iron.
(c) Drainage Ditches. In concrete lined ditches the lining shall
extend one foot beyond the height of the design flow line.
Between the top of the lining and the top of the ditch an
earth sodded side slope not steeper than two (2) horizontal
to one (1) vertical may be used. Vertical concrete walls
shall not exceed two. (2) feet in height unless properly
fenced or enclosed. Earth sodded channels shall be mulch
sodded over the entire surface area of the channel, and the
side slope shall not be steeper' than three (3) horizontal to
one (1) vertical.
D. Sanitary Sewers
1. All gravity sewers shall be vitrified clay sewer pipe conforming to
A.S.T.M. standards, and installed in conformance with the specifica-
tions of the City Engineer.
2. The minimum size of sewer mains in residential areas shall be eight
(8) inches in diameter. Minimum grades shall be sufficient to produce
a velocity of two (2) feet per second.
3. All outfall mains shall be of sufficient size to accommodate the
maximum anticipated flow from the entire area tributary to the line,
as' approved by the City.
4. Lift stations shall be furnished where necessary, of such size and
design as determined by the City.
.
.
32
.
E. Water Mains
1. Design Specifications
The water distribution system design shall include the minimum
requirements of the Texas State Fire Insurance Commission for
residential, mercantile and industrial areas in addition to the
requirements for peak hour customer demand, as determined by the
Water Superintendent.
2. Supply Mains
Supply mains in the distribution system shall be looped and have.
a minimum size of twelve (12") inches inside diameter and shall
not exceed 6,000 feet in length between cross connecting mains.
3. Mercantile and Industrial Mains
Mains in all mercantile areas shall be looped between supply
mains and shall have a minimum size of eigth (8") inches inside
diameter and shall be the shortest of the two fOllowing lengths:
3,000 feet or a length that would by fluid friction render the
line incapable of producing flows and pressures set out herein
for the type of area to be served and with pressures and flows'
that exist at the supply main's connections as determined by the
Water Division Superintendent.
Mains in principal mercantile and industrial areas shall be
installed in dedicated streetsa.nd sized so that the minimum
.fire flow from any single fire hydrant will be not less than-,
3;000 gallons per minutes with 20 psi residual pressure.
Mains in 1 ight mercantile areas shall be loca-ted in streets or
.fire lanes and shall be sized-so that the minimum fire flow
from any single hydrant will be not less than 1,500 gpm with
20 psi residual pressure.
4. Residential.Mains
Mains in residential areas shall be looped between mains of eight
(8") inches or larger inside diameter and shall have a minimum
size of six (6") inches inside diameter and shall be the shortest
.
.
33
.
of the two following lengths: 3,000 feet, or a length that would by
fluid friction render the line incapable of producing the flows and
pressures set out herein for the type of area served and with the
pressures and flows that exist at the supply main's connections and
as determined by the Water Division Superintendent. bomestic mains
shall be installed in dedicated street right-of-way and sized so that
the minimum fire flow at any single fire hydrant win be not less
than 750 gpm with 20 psi residual pressure and a domestic use of
2 gpm for every lot in the subdivision.
5. Domestic Lines
Domestic service lines in residential areas shall be looped between
mains on through streets and dead-ended in streets terminated with
a cul-de-sac and shall have a minimum size of six (6") inches inside
diameter. Domestic lines shall be located in dedicated streets
between curb and sidewalk.
6. Short Extensions
Short extensions or service lines ending in dead-ends may be of
minimum two (2") inch inside diameter cement lined cast iron pipe
or two (2") inch type "K" soft copper, provided that the number to
taps does not exceed three.
7. Valve Location
The distribution system in mercantile and industrial areas shall
be equipped with sufficient number ofva~ves and so located that no
case of accident, breakage or repair to the water distribution
system mains will necessitate shutting from service a length of
water main greater than one side of a single block or a maximum of
500 feet.' The distribution system in residential areas shall be
equipped with a sufficient number of valves and so located that no
case of accident, breakage or repair to the water distribution
system mains will necessitate shutting from service a length of
water main greater than two sides of a single block or a maximum
of 600 feet.
.
.
34
.
8. Fire Hydrant Spacing
All extensions or additions to the City of Schertz water distribution
system within the city limits and for a distance of five (5) miles
thereof must meet the requirements as set forth in current Key Rate
Schedule as promulgated by the Texas State Board of Insurance for
the installation of fire hydrants. Hydrants shall be located so
that there will be a fire hydrant every 600 feet average distance
as measured along dedicated streets in residential areas, including
dedicated easements and fire lanes in mobile home parks and travel
trailer parks.
Every building in the city limits and for a distance of five miles
thereof shall be within 500 feet of a standard city fire hydrant.
Hydrants shall be located so that there will be a standard city
fire hydrant every 300 feet average as measured along dedicated
streets in all mercantile areas.
I
Fire hydrants within light mercantile areas continaing apartments
and apartment houses shall be located in dedicated streets or fire
lanes behind curbs and be spaced not more than 300 feet hose lay
from any bUilding within the dis~rict, each distance to be measured
down any standard fire hose laid from the fire hydrant to the
building.
All fire hydrants shall have a six foot clear horizontal radius of
3600 around the fire hydrant free from obstructions and shall be
located on street corners or side property lines so as to be readily
accessible at all times.
.
.
35
.
Interior Angle
In Degrees
150-145
145-140
140-135
135-85
85-75
75-65
65-55
55-45
45-0
.
Int~rior Angle
In Degrees
150-145
145-140
140-135
135-125
125-85
85-75
75-65
65-55
55-45
45-0
.
Intersection of
Local or Co 11 ec-
tor Streets
-R-
15
15
15
15
20
25
30
35
35
TABLE 1
CURB RETURNS
Intersection of Collec-
tor or Local Street and
Major Street
INTERSECTION RETURNS
Intersection of Local
or Co 11 ector Street
12
12
12
12
15
20
30
40
50
75
36
-R-
25
25
25
25
30
35
40
45
45
Intersecti on of
Major Street{s)
15
18
20
25
25
40
70
80
100
140
&--
Intersection
of Major Street
-R-
25
28
30
35
50
80
90
110
150
:.
TABLE 2
STREET & ALLEY GRADES
Street or Alley Type
Expressway
~1ajor
Secondary
Local
Marginal Access
Alley
HORIZONTAL CURVE RADII
.
Street Type
Expressway
Major
Secondary
Local
Marginal Access
.
37
4
Per Cent Grade
(Designated by State
Highway Department)
6%
6%
10%
10%
10%
Center Line Radius
(Designated by State
Highway Department)
1200'
700'
100'
100'
TABLE 3
.
STREET BASE AND SURFACE STANDARDS - URBAN SUBDIVISION
Street Classification
Base
Surface
Major Thorofare
12" Flexible
Asphalt, Hot Mix, Hot
Laid, 220 lbs. per square
yard.
6" Reinforced Concrete
. 3500 P.s.i., with 6 x 6
mesh or equivalent #3
steel
Secondary Thorofare
10" Flexible
Asphalt, Hot Mix, Hot
. Laid, 190 lbs. per
square yard.
Minor or Frontage
Street
6" Reinforced Concrete
3500 P.s.i., with 6 x 6
mesh or equivalent #3
steel.
8" Flexible
Asphalt, Hot Mix, Hot
Laid, or Hot Mix Cold
Laid, 165 lbs. per
square yard.
.
Commercial Alley
6" unreinforced Concrete
3500 p. s. i.
Residential Alley
6" Unreinforced Concrete
3500 P. s. i.
NOTE:
5" Unrei nforced Concrete
3500 p. s. i.
In suburban subdivisions the construction of major and
secondary thorofares will be determined by the State
Highway Department if classified under State or Farm-to-
Market system, otherwise by appropriate County authority.
Minor streets shall be surfaced in accordance with County
requirements for acceptance for maintenance.
.
38
.
LABORATORY TESTING
.
All materials to be used in subdivision construction shall be subject
to testing if warranted. The preponderance of testing to be performed in
subdivisions is directly related to street construction and a series of
laboratory tests normally associated with road and street construction will
be required in subdivisions, said tests being performed by an independent
testing laboratory using qualified personnel.
The testing laboratory will be selected by the City and the City will
pay all testing fees for materials directly to said laboratory. The cost
for such testing fee will be paid by the developer to the City prior to the
City accepting the subdivision for maintenance and operation.
The Engineer shall notify the City Engineer at least one week prior to
the contractor beginning construction. . When this notification has been
received, the City Engineer will designate an independent testing laboratory
to perform necessary material tests and the testing fee for the testing
services will be determined. A copy of the testing lab authorization along
with the fee for testing will be sent to the Engineer. It is assumed that
the preponderance of testing required in the subdivision is that testing
related directly to street construction. For this reason, the fOllowing
ratio of testing is established:
DENSITIES
Subgrade . . . . . . . . .
Under Curb/Gutter . . . . . . . . . .
Base .'. . . . . '. . . .
Lime Stabilized Base. . . . . . . .
Backfill Density Control . . . . . .
Proctors (Moisture- Density Relationship)
Subgrade (raw) 1 per subdivision unless material changes
Lime Stabilized base. . 1 per subdivision unless material
Base. . 1 per 5,000 C.Y. material or less
RATIO OF TESTING
minimum 1 per 200'
minimum 1 per 200'
minimum 1 per 200'
minimum 1 per 200'
minimum of 10
of street
of curb
of street
of street
changes
.
39
.
ATTERBERG LIMITS & GRADATION
Base. . . 1 per 5,000 C.Y. material or less
HOT-MIX CONTROL
Surface Course Design . . . .
Base Course Design .
Extraction . . . . . .
Densities (in place)
CONCRETE
1 per subdivision
1 per subdivision
2 per day run/minimum 1 per 500 ton
1 per 1,000' street
Curb Gutter . . . . . . . .
Sidewalk
In 1 ets . . . . . .
. . ... .
1 set (3) per SOD'
1 set (3) per 4,000 S.F.
1 set (3) per 6 inlets
.
The above schedule is a minimum schedule for testing, failures not
included. In the event of failures, additional tests will be taken. If
excessive rain occurs on a previously tested section, the City shall have
the right to order retests as necessary.
The City's representative on the jOb shall notify the testing lab
when tests are to be taken. If the contractor cannot locate the City's
representative within a reasonable period of time (2 hours) he may
contact the Engineer or his representative who may then, after he has
inspected the work, authorize the testing lab to take tests at the
subdivision site. In the event neither the Engineer or the City's
representative is available within two hours, contractor may order the lab
test. -Provided, however, if it is necessary to re-test, such re-testing
shall be at the contractor's expense. Except as otherwise provided above, it
is the intent of the City that the contractor not contact the lab for the
purpose of requesting routine tests. The scope of testing of materials
incorporated in subdivision construction is not necessarily limited to
those tests outlined above. In the event of unusual conditions or factors
which may give the City reason to question the quality of the materials in
any portion of the subdivision, the City wi.ll have the right to order such
additional tests as are necessary at the City's expense. However, the City
will consult with the Engineer on reasons for such additional tests before
a testing lab will be asked to conduct such tests.
.
40
.
All testing in accordance with these requirements will be performed in
accordance with the American Society of Testing Materials (ASTM) latest
revision, and/or as elsewhere provided in approved plans and specifications
for the subdivision. The City will require all subdivision test reports
to be certified by a Registered Professional Engineer (Texas Registration)
and will further require that the City be furnished a minimum of two (2)
copies of testing reports.
.
AIR TESTING
DESCRIPTION: This item shall cover the testing of completed sections
of installed sewer pipe using low air pressure. The contractor shall conduct
low pressure air tests on completed sections of sewer main.
The air test will be used to evaluate materials and construction methods
on the pipe line sections, and successful air tests shall be mandatory for the
acceptance of the lines.
MATERIALS FOR AIR TESTING:
1. Compressor Air Supply: Any source which will provide at least
three hunred (300) cubic feet per minute at one hundred (100)
pounds per square inch.
2. Plugs, Valves, Pressure Gages, Air Hose, Connections and other
equipment necessary to conduct the air test shall be furnished
by the contractor. The test equipment for air testing will
consist of valves, plugs, and pressure gages used to control
the rate at which air flows to the test section and to monitor
the air pressure inside the plugs. Test equipment shall be
assembled as follows:
a. Hose connection
b. Shut off valve
c. Throttle valve
d. Pressure reduction valve
e. Gage cock
f. Monitoring pressure gage
AIR BLEED
41
.--
.
TEST PROCEDURES;
1. Determine section of line to be tested.
2. Apply air pressure until the pressure inside the pipe reaches
reaches 4 psig.
3. Allow the pressure inside the pipe to stabilize, then bleed back
to 3.5 psig.
4. At 3.5 psig, the time, temperature, and pressure will be observed
and recorded. A minimum of five (5) readings will be required for
each test.
If the time in seconds for the air pressure to decrease from 3.5 psig to 2.5
psig is greater than that shown in the following table, the pipe shall be
presumed to be free from defect. When these rates are exceeded, pipe breakage,
jOint leakage or leaking plugs'are indicated and an inspection must be made to
determine the cause. The contractor shall effect such repairs as may be
required to accomplish a successful air test.
ALLOWABLE TIME TABLE
.
TIME
PIPE SIZE MINUTE SECOND
4" 2 0
6" 3 0
.8" 4 IT
10" 5 IT
12" ~ "3U
15" 7 . 5-
18" g-. :m-
21" 9 50
24" IT 21r
27" 12 45
. . 30" " --- 14 - III
36" 17 00
42" 19" so-
48" 2l 40
54" 20 :m-
60"- 28 2-0
FLUSHING AND TESTING MAINS
.
Flushing. Immediately upon completion of pipe laying the contractor
shall flush all mains which are scheduled to be disinfected by machine
chlorination by the owner. This flushing shall be at the direction of the
Engineer and shall consist of completely filling sections of main between
'0,
42
.
valves and then displacing such initial volumes of water by introducing
clear water from existing facilities into and through the main to the
pOint of discharge from the main being flushed. The flow-through shall
continue until the Engineer determines all dust, debris, or foreign matter
that may have entered during pipe laying operations have been flushed out.
The new line shall then be left under system pressure for testing.
To avoid damage to pavement and inconvenience to the public, fire hoses
shall be used to direct flushing water from the main into suitable drain-
age channels or sewers.
Operation of Valves. No valve in the owner's water distribution
system shall be operated by the contractor without prior permission of
the Engineer. The contractor shall notify the owner_when a valve is to
be operated and shall only operate the valve in the presence of the
Engineer's representative.
Hydrostatic Test.
General. Except in the high pressure sections of the water distribution
system where' test pressures will exceed 150 psi, all new mains shall be
hydrostatically field tested at a maximum test pressure of 150 psi before
acceptance by the Engineer. Where designated as "high pressure area", all
new mains shall be hydrostatically field tested at a maximum test pressure
of 200 psi before acceptance by the Engineer. It is the intent of these
Specifications that all joints be watertight and that. all joints which are
found to leak either by observation or during any test s~all be made
watertight by the contractor. In case repairs are required, the hydrostatic
field test shall be repeated until the'pipe installation conforms to the
specified requirements and is acceptable to the Engineer.
Test Procedures. After the new main has been laid and backfilled as
specified, but prior to chlorination and replacement of pavement, it shall
be filled with water for a minimum of 24 hours and then subjected to a
hydrostatic pressure test.
The specified test pressure shall be supplied by means of a pump
connected to the main in a satisfactory manner. The pump, pipe connection,
and all necessary'apparatus including gauges and meters shall be furnished
by the contractor. Unless otherwise specified, the owner will furnish water
for filling lines and making tests through existing mains.
.
.
43
Before applying the specified test pressure, all air shall be expelled
from the main. To accomplish this, taps shall be made, if necessary, at
the points of highest elevation and afterwards tightly plugged.
At intervals during the test, the entire route of the new main shall
be inspected ~o located any leaks or breaks. If any are found, they shall
be stopped or repaired. In this section of the valve being tested, the
test shall be repeated until satisfactory results are obtained.
The hydrostatic test shall be made so that the maximum pressure at
the lowest point does not exceed the specified test pressure.
The duration of each preSSure test shall be a minimum of four (4) hours
for new mains in excess of 1,000 lineal feet and a minimum of one (1) hour for
new mains less than 1,000 lineal feet after the main has been brought up to
test pressure. The test pressure shall be measured by means of a tested and
properly calibrated pressure gauge acceptable to the Engineer. All pressure
tests Shall be continued until the owner is satisfied that the new main meets
the requirements of these: Specifications.
Should any test of pipe in place disclose leakage greater than that listed
in Table 4 or 5, HYdrostatic Test Leakage Allowances, as applicable, the
contractor shall at his own expense locate and repair the defective joints
until the leakage is within the specified allowance.
Leakage is defined as the quantity of water supplied into the newly
laid main, or any valved section of it, necessary to maintain the specified
leakage test pressure after th~ ~~i~ has _~egn filled. with water and the
air expelled.'
The contractor shall notify the Engineer prior to beginning the test.
.
.
.
44
TABLE 4
HYDROSTATIC TEST LEAKAGE ALLOWANCES (MAXIMUM) @ 150 psi
.
SIZE & f Pi De Length In Feet
I'YPE PIPE 1001 200 I 300r 400 T sooT 600T 700 8001 900 I 1000/ 2000 3000/ 4000 51
0" A.C. TO.14/0.28 0.43/0.57 0.71/0.85 0.99/1.14/1.2811.421 2.841 4.261 5.6817.
~" CI* 10.11/0.22 /0.33 0.4410.5510.6610.7710.88/0.99 11.101 2.20T 3.30/ 4.401 5.
B" A.C. 10.1910.38 /0.56To.75fo.94 1.1311.3211.50 1.70 1.80 3.76 5.641 .7.521 9.
B" CI* 0.1510.29 10.4410.59/0.7410.88/1. 03 1.18/1. 32 / 1.47/ 2.94/ 4..411 5.88 7.
12" A.C. TO.2810.57 0.85/1.13 1.4211. 70 1. 9812. 2612. 55 1 2.831 5.661 8.49111.32114.
12" CI* TO.2210.44 10.66 0.88 1.10/1.32J1.5411.76/1.98/2.201 4.401 6.601 8.80TlI.
16" A.C. 10.3810.75 T1.1311.5011.88 2.2612.6313.01 3.38 3.761 7.52 11.28115.04f18.
16" CI* 0.2910.59 TO.8811.1811.4711.7612.0612.3512.65 J 2.941 5.881 8.8211I.76f14.
20" A.C. 0.47 0.94 1.41 1.88 2.35 2.82 3.29 3.76 4.23 4.70 9.40 14.10 18.80 23..
120" .CI* 0.39 0.74 1.10 1.47 1.84 2.21 2.55 2.94 3.31 3.68 7.36 11. 04 14.72 18.-
"O"C.S.C. 0.08 0.16 0.24 0.32 0.40 0.47 0.55 0.63 0.71 0.79 1.58 2.37 3.16 3.!
24" A.C. 0.57 1.13 1.70 2.26 2.83 3.39 3.96 4.52 5.09 5.65 11. 30 16.95 22.60 28.:
f4" CI* 0.44 0.88 1.32 1. 76 2.21 2.65 3.09 3.53 3.97 4.41 8.83 13.23 17.64 22.(
24"C.S.C. 0.10 0.19 0.29 0.38 0.48 0.57 0.67 0.76 0.86 0.95 1.90 2.85 3.80 4. ;
30" A.C. 0.71 1.41 2.12 2.82 3.53 4.24 4.94 5.65 6.35 7.06 14.12 21.18 28.24 35.~
30" CI* 0.55 1.10 . 1.66 2.21 2.76 3.31 3.86 4.42 4.97 5.52 11. 04 16.56 22.08 27.E
30"C.S.C. 0.12 0.24 0.35 0.47 0.59 0.71 0.83 0.94 1.06 1.18 2.36 3.54 . 4.72 5.9
36" A.c. 0.85 1. 70 .2.54 3.39 4.24 5.09 5.94 6.78 7.63 8.48 16.96 25.44 33.92 42.4
136" CI* 0.66 1.32 1.99 2.65 3.31 3.97 4.63 5.30 5.96 6.62 13.24 19.86 26.48 33.1
36"C.S.C. 0.14 0.28 0.43 0.5; 0.71 0.85 0.99 1.14 1.28 1.42 2.84 4.26 5.68 7.1
42" CI* 0.7711.54 12.3213.09/3.8614.6315.4016.18f6.95 T 7. 72T15.441 23.16 30.88138.6
42"C.S.c.To.17/0.33 10.50To.66rO.83 1.00 1.16/1.33f1.49T 1.66T 3.321 4.98T 6.641 8.31
148" CI* 10.8811. 77 I 2.65T3.53T4.42Ts.301 6. 18f7 . 06T7. 95 I 8.83f 17.661 26.491 35.32r44.1~
148"c.S.C /0.19/0.38 0.57fo.76/0.95T1.13T1.32 1.51 1.7011.89T 3.781 5.67/ 7.56 9.4~
.
Gallons Per Hour (GPH) **
e.
*CI ancludes Ductile Iron in both mechanical and Push-on joints.
**GPH for C.S.C. are manufacturer's maximum.
NOTE: Leakage allowances may be determined for footages not specifically listed
by interpolation and/or by the combination of various tabular data.
Example No.1: The maximum leakage allowance for 6,000 LF of 6" AC pipe
would be the sum of the values for 5,000 LF and 1,000 LF, or 7.10 GPH plus
1.42 GPH equals 8.52 GPH.
Example No.2: The maximum leakage allowance for 1,550 LF of 6" AC pipe
would be the f>um Qf the values for 1,0_QO.LF and the interpolated_ value for
550 LF, or 1.42 GPH plus 0.78GPH equals 2.20 GP~.
e
45
TABLE 5
HYDROSTATIC TEST LEAKAGE ALLOWANCES (MAXIMUM) @ 200 psi
.
SIZE & I Pipe Length in Feet
TYPE PIPEI 100 2001 3001 4001 5001 6001 7001 8001 9001 10001 20001 30001 40001 501
0" A.C. 10.1610.3310.4910.650.8210.981.1411.3011.4711.631 3.2614.8916.5218.
6" CI* 0.1310.2510.3810.5110.6410.7610.8911.0211.141 1.271 2.541 3.811 5.081 6.:
8" A.C. 10.2210.4410.6510.8711.09 1.3111.5311.74 1.96 2.181 4.361 6.54 8.7211O.~
8" CI* 10.1710.3410.510.6810.8511.0211.19 1.3611.531 1.701 3.40 5.101 6.801 8.~
12" A.C. 10.33 0.6510.98 1.3011.6311.9612.2812.6112.931 3.261 6.521 9.78113.04116.:
12" CI* 10.2610.5110.7711.0211.2811.5311. 7912.0412.301 2.551 5.101 7.65110.201 12.i
16" A.C. 0.4410.8711.3111.75 2.1912.6213.0613.50 3.9314.371 8.74113.11117.48121.S
16" CI* 0.3410.6811.0211.3611.702.04 2.3812.72 3.0613.401 6.80110.20 13.60117.0
20" A.C. 0.55 1.09 1.64 2.18 2.73 3.27 3.82 4.36 4.91 5.45 10.90 16.35 21. 80 27.2
20" CI* 0.43 0.85 1.28 1.70 2.13 2.55 2.98 3.40 3.83 4.25 8.50 12.75 17.00 21.2
20"C.S.C 0.08 0.16 0.24 0.32 0.40 0.47 0.55 0.63 0.71 0.79 1.58 2.37 3.16 3.9
24" A.C. 0.65 1.31 1.96 2.62 3.27 3.92 4.58 5.23 5.89 6.54 13.08 19.62 26.16 32.7
24" CI* 0.51 1.02 1.53 2.04 2.55 3.06 3.57 4.08 4.59 5.10 10.20 15.30 20.40 25.5
24"C.S.C. 0.10 0.19 0.29 0.38 0.48 0.57 0.67 0.76 0.86 0.95 1.90 2.85 3.80 4.7.
30" A.C. 0.82 1.63 2.45 3.27 4.09 4.90 5.72 6.54 7.35 8.17 16.34 24.51 32.68 40.8:
30" 'CI* 0.64 1.27 1.91 2.55 3.19 3.82 4.46 5.10 5.73 6.37 12.74 19.11 25.48 31. 8~
30"c.S.C. 0.12 0.24 0.35 0.47 0.59 0.71 0.83 0.94 1.06 1.18 2.36 3.54 .4.72 5.91
36" A.C. 0.98 1.96 2.94 3.92 4.90 5.88 6.86 7.84 8.82 9.80 19.60 29.40 39.20 49.01
36" CI* 0.76 1.53 2.29 3.06 3.82 4.58 5.35 6.11 6.88 7.64 15.28 22.92 30.56 38.21
36"C.s.C 0.14 0.28 0.43 0.57 0.71 0.85 0.99 1.14 1.28 1.42 2.84 4.26 5.68 7 .1l
42" CI* 10.8911. 7812. 6813. 571 4.4615.3516.241 7.1418.031 8.92117.84126.76135.68144. 6C
42"C.s.c.1 0.171 0.3310.5010.6610.8311.0011.1611.3311.491 1.661 3.321 4.981 6.641 8.3C
48" CI* 1. 0212.0413.0614. oBI 5.1016.1117.131 8.151 9.17110.19120.38130.57140.76 50.95
~8"C.S.C.10.1910.3810.5710.76 0.9511.1311.3211.51/1.7011.8913.7815.671 7.56 9.45
Gallons Per Hour (GPH)
.
*CI includes Ductile Iron in both mechanical and push-on joints.
- --- - -----
NOTE: Leakage allowances may be determined for footages not specifically listed
by interpolation and/or by the combination of various tabular data.
Example No.1: The maximum leakage allowance for 6,000 LF of 6" AC pipe
would be the sum of the values for 5,000 LF and 1,000 LF,or 8.15 GPH plus
1.63 GPH equals 9.78 GPH.
Example No.2: The maximum leakage allowance for 1,550 LF of 6" AC pipe
would be the sum of the values for 1,000 LF and the interpolated value for
550 LF, or 1.63 GPH plus 0.90 GPH equals 2.53 GPH.
.
46
.
,
DISINFECTION OF NEW MAINS UTILIZING MACHINE CHLORINATION
.
General. After the new mains have successfully passed the pressure
test specified in Hydrostatic Test, the owner will disinfect those mains
shown on the plans or otherwise indicated as "Machine Chlorination by
CWB." This disinfection shall include chlorination, flushing, and placing
the mains in service.
Operation of Valves. During and after the disinfection of the mains,
the contractor shall be notified by the Engineer SUfficiently in advance to
enable the contractor to have a competent representative present whenever
valves are to be operated that will affect the pressure in any part of the
work for which the contractor is responsible.
Contractor's Personnel and Equipment. The contractor shall supply
labor and equipment necessary to make all excavations required for
chlorination, equipment connections, subsequent flushing, and placing the
mains in service..
SafegUarding and Backfilling Open Holes. The contractor shall be .
responsible for saf~guarding any open holes excavated or left open for
flushing and disinfection purposes. Following completion of disinfection, the
contractor shall backfill such holes.':. '.,";_ :
DISINFECTION OF MAINS UTILIZING DRY CALCIUM HYPOCHLORITE
General. Mains shall be disinfected with dry Calcium Hypochlorite (HTH)
where shown on the plans or as directed by the 'Engineer. This method of
disinfection will also be followed for main repairs.
Dosage. The contractor shall disinfect the new or replaced mains with
Calcium Hypochlorite (HTH) of 70% available chlorine furnished by the owner.
Sufficient Calcium Hypochlorite (HTH) shall be used to obtain a minimum
chlorine concentration of 50 ppm. The following Table 6, Chlorine Dosage,
is included for the convenience of the contractor:
.
47
TABLE 6
. CHLORINE DOSAGE
Ounces Per Foot
Diameter of Pipe To Obtain 50 ppm Chlorine
Inches Dosage
6 0.0138
8 0.0233
10 0.0364
12 0.0523
14 0.0708
16 0.0934
18 0.1175
20 ,0.1455
24 0.2080
30 0.3270
36 0.4690
42 0.6370
48 0.8330
.
A. heaping tablespoon holds approximately 1/2 ounce, and a standard
. -..,
measuring cup holds approximately 8 ounces:
Filling the Main. Those sections of main to which the dry Calcium
Hypochlorite (HTH) has been applied,shall be filled slowly to allow for the
even distribution of the disinfecting material. The manipulation of valves
shall be under the supervision of the Engineer's repr~sentative in
accordance with Operation of Valves.
Holding Time. The length of time that sections of main disinfected with
Calcium Hypochlorite (HTH) shall be allowed to stand undisturbed will depend
upon the particular job.
a. The required minimum detention time will be 18 hours when
circumstances permit a shutdown with no customers out of service. '
b. The required minimum detention time will be 2 hours when
customers are out'of service during a shutdown with no leakage past valves.
c. The required minimum detention time will be 30 minutes when
customers are out of service during a shutdown with some leakage.
Flushing. Following the expiration of the specified holding time,
the treated section of main shall be flushed thoroughly by the contractor
in accordance with the applicable provisions of FLUSHING AND TESTING MAINS.
Flushing shall continue until no chlorine remains detectable by taste or
odor or until the chlorine residual is less than 0.3 ppm.
.
48
.
Preventing Reverse Flow. Valves shall be manipulated so that the
strong chlorine solution in the line being treated will be flushed out of
the main and will not flow back into the line supplying the water.
Supervision. All disinfection of mains shall be done under the
general supervision of a representative of the owner.
Additional Treatment. Should the new main fail to meet minimum
public health standards for bacteriological quality after flushing, further.
treatment shall be as directed by the Engineer. If further disinfection is
required, chlorination shall be done in accordance with DISINFECTION OF
NEW MAINS UTILIZING MACHINE CHLORINATION. In no case, however, shall the
new line be acceptable as complete and satisfactory until the bacteriOlogical
quality of the water taken from the main meets the Standards of the Texas
Department of Health Resources.
Safeguarding and BaCkfilling Open Holes. The requirements for safe-
guarding and baCkfilling all holes excavated or left open for Chlorinating
and sampling shall be as specified in Safeguarding and BaCkfilling Open
Holes.
.
~
.
49
.
EXHIBIT "B"
ACKNOWLEDGEMENT AND CERTIFICATES
The final plat shall contain the following:
PART 1. Owner's ACknowledgement:
State of Texas
County of
I
I
I (we), the undersigned, owner(s) of the land shown on this plat, and
designated herein as the subdivision to the City of
Texas, and whose name is subscribed hereto, hereby dedicate to the use of
the public forever all streets, alleys, parks, water courses, drains,
easements and public places thereon shown for the purpose and consideration
therein expressed.
,
Owner
State of Texas
County of
Before me, the
I
I
undersigned authority, on this day personally appeared
, known to me to be the person whose name is subscribed
to the foregoing instrument, and acknowledged to me that he executed the
same for the purposes and considerations therein stated. .
.
Given under my hand and seal of office this
~~
19 .
Notary Public,
County, Texas
PART 2. Certificate by the City Engineer:
I, the undersigned, City Engineer of the City of Schertz hereby certify
that this subdivision plat conforms to all requirements of the subdivision
regulations of the City as to which his approval is required.
Clty Engineer
.
50
.
PART 3. Approval of the City Planning Commission:
This plat has been submitted to and considered by the
City Planning Commission of the City of Schertz, and is hereby approved by
such Commission.
Date this
day of
, 19
By:
Chairman
ATTEST:
Secretary
PART 4. Certificate of the Surveyor responsible for surveying the subdivision
area, attesting to its accuracy:
State of Texas
County of
I, the undersigned,
.
(Engineer or
Surveyor's Sea 1 )
Registered Professional Engineer
or
Registered Public Surveyor
PART 5. Certificate by the Platting Engineer.responsible for the preparation
of the final plat and supporting data, attesting to its accuracy:
State of Texas I
County of I
I, the undersigned, a registered professional engineer in the State of Texas,
hereby certify that proper engineering consideration has been given this plat.
(Engineer's Seal)
Registered Professlonal Engineer
.
51
.
PART 6. Approval of the County Commissioners Court
State of Texas
County of
I
t
This plat of has been submitted to and considered
by the Commissioners Court of County, Texas conforms to all
requirements of the subdivision regulations of the County as to which
approval is required, and is hereby approved by such court.
Dated this
day of
, 19
County Judge
Attest:
County Clerk,
County, Texas
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EXHIBIT "C"
DEFINITIONS
For the purposes of this Ordinance, the following terms, phrases,
words, and their derivations shall have the meaning given in this Section.
When not inconsistent with the context, words used in the present tense
include the future; words used in the singular number include the plural
number; and words used in the plural number' include the singular number.
The words "shall" and "willll are always mandatory, while the word "may"
is merely directory.
Approved Plat: Is a plat of subdivision which has been approved in
accordance with requirements of these regulations and which has been
filed for record with the County Clerk in which the land lies.
Building Line: Means a line beyond which buildings shall be set back
from the street line.
City: Refers to the City of Schertz, Texas.
City Engineer: Shall be a registered professional engineer employed or
designated by the City of Schertz to provide professional engineering
services for and in behalf of the City.
City of Schertz Standards: Refer to the standards for streets and alleys,
storm sewer lines and appurtenant structures, which are set forth herein,
and such additional standards as may have been or may be adopted by the
City Council, and which may be amended from time to time, and be hereby
referred to.
Council: Shall refer to the City Council of the City of Schertz, Texas.
Cul-de-sac: Is a street having but one outlet to another street, and
terminated on the opposite end by a vehicular turn around.
~eral Plan: Means the comprehensive plan of the City of Schertz, and
includes any unit or part of such plan separately adopted and any
amendments to such plan or parts thereof.
Lot: Shall mean a physically undivided tract or parcel of land having
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DEFINITIONS PROPOSED TO BE ADDED TO EXHIBIT "c"
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Extraterritorial Jurisdiction (ETJ):
Within the terms of the Texas Municipal Annexation Act, the term
Extraterritorial Jurisdiction means the unincorporated area, not
a part of any other City, which is contiguous to the corporate
limits of the City of Schertz, the outer boundaries of which are
measured from the extremities of the corporate limits of the City,
outward for such distances as may be stipulated in the Texas.
Municipal Annexatlon Act, in which area, within the terms of the
act, the City may enjoin the violation of its subdivision control
ordinance.
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frontage on a public street or other approved facility and which is, or
in the future may be offered for sale, conveyance, transfer, or improvement;
which is designated as a distinct and separate tract and; which is
identified by a tract or lot number or symbol in a duly approved sub-
division plat which has been properly recorded.
Lot.Depth: Refers to the distance of a line connecting the midpoints of
.,the front and rear lot lines, which line shall be at right angle to the
front lot or radial to a curved lot line. 1
Lot Width: Is the distance of a line (drawn perpendicular to the lot
depth line) connecting the side lot lines at the building setback line
or at a point no farther than thirty-five (35) feet from the front lot
line.
Planning Commission or Commission: Shall refer to the Planning and
Zoning Commission of the City of Schertz.
Plat: Means the map, drawing, or chart on which a subdivider's plan of
a subdivision is presented, which is submits for approval.
Public Street: Is any public right of way owned or controlled by the
city, county, or state and maintained by same for use of vehicular
traffic.
a. Alley means a minor public right of way which provides a
secondary means of vehicular access to abutting property and
which is used primarily for vehicular traffic to the rear or
side of properties which otherwise abutt on a "public street"
as that term is defined herein.
b. Major Street means a principal traffic artery, more or less
continuous across the City, which is intended to connect
remote parts of the City or areas adjacent thereto, and act as
a principal connecting street with state and federal highways,
and shall'include each street designated as a major
thoughfare on the Major Street plan, including all existing
and proposed major streets shown on the Major Street Plan as
adopted by the ,Council. Interstate highways, expressways, and
limited access highways are not considered major streets, and
shall be considered more restrictive.
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c. Marginal Access Street is a street that is parallel to a arterial
street or expressway and intended to' serve the local traffic
in a residential area while shielding the area from the major
street.
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d. Minor refers to a street intended primarily to serve traffic
within a neighborhood or limited residential district, and
which is not necessarily continuous through several residential
districts.
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e. Secondary Street means a street collecting traffic from other
streets and serving as the most direct route to a major street
or highway adjacent to a subdivision.
Street Width: Means the shortest horizontal distance between the lines
which delineate the right of way of a street.
Subdivider or Developer: Are synonymous and are used to include any
person, par~nership, firm, association, corporation (or combination
thereof), or any officer agent, employee, servant, or trustee thereof,
who performs, or participates in the performance of, any act toward
the subdivision of land within the intent, scope, and purview of this
Ordinance.
Subdivision: Shall mean the division of any lot, tract or parcel of
land into two or more lots for the purpose, whether immediate or
future, of sale or rebuilding development, situated within the
corporate limits or within the ETJ. It also includes vacation and
resubdivision of land or lots. Division of land in parcels of five (5)
or more acres each shall not be included in this definition of subdivision,
unless such division of five or more acres includes the planning or
developing of new street or access easement.
Surveyor: Is a licensed State Land Surveyor or Registered Public
Surveyor, as authorized by the State Statutes to practice the profession
of surveying.
Utility Easement: Means an interest in land granted to the city, to the
public generally, and/or to a private utility corporation, for installing
utilities across, over or under private land, together with the right to
enter thereon with machinery and vehicles necessary for the maintenance
of said utilities.
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