PZ 06-10-2015 AGENDA with Associated Documents.•.
SCHERTZ PLANNING & ZONING COMMISSION
HAL :BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
City of Schertz Core Values
Do the right thing
Do the best you can
Treat others the way you would want to be treated
Work together cooperatively as a team
1. CALL TO ORDER / ROLL CALL
2. HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker's
register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not
on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in
response to an inquiry, and /or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion
of the agenda, will call on those persons who have signed up to speak in the order they have registered.
UW4113010 91011/1mM!111017�
A. Minutes for the April 22, 2015 regular meeting.
B. Minutes for the May 13, 2015 regular meeting.
4. PRESENTATION /DISCUSSION:
A. Presentation and discussion on the Bexar County septic permit process.
5. WORKSHOP/DISCUSSION:
A. Public hearing, presentation and discussion on proposed amendments to UDC, Sec. 21.9.5 Exterior
Construction and Design Standards.
6. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
B. Announcements by Commissioners.
• City and community events attended and to be attended
• Continuing education events attended and to be attended
Planning & Zoning June 10, 2015 Page 1 of 2
C. Announcements by City Staff.
City and community events attended and to be attended.
NEW SITE PLAN APPLICATIONS: The following Site Plans were submitted to the
Planning and Zoning Department between May 8, 2015 and June 5, 2015.
1. Hubertus Retail Subdivision, Lot 4, Block 1 (21600 IH 35 N) - Amended Site Plan
Proposed: 4,689 square foot restaurant
7. ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Lesa Wood, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin
boards on this the 5t" day of June, 2015 at 12:00 p.m., which is a place readily accessible to the public at all times and that said notice
was posted in accordance with chapter 551, Texas Government Code.
Les,cv W oa&
Lesa Wood, Senior Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was
removed from the official bulletin board on day of , 2015.
title:
This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you require special
assistance or have a requestfor sign interpretative services or other services please call 619 -1030 at least 24 hours in advance of meeting.
The Planning and Zoning Commission for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this
meeting to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act.
Executive Sessions Authorized: This agenda has been reviewed and approved by the City's legal counsel and presence of any subject in any
Executive Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the
governmental body and constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the
meeting considering available opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has
been added to this agenda with the intent to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is
conducted by all participants in reliance on this opinion.
Planning & Zoning June 10, 2015 Page 2 of 2
PLANNING AND ZONING MINUTES
April 22, 2015
A Special Joint Meeting was held by the Planning and Zoning Commission on April 22, 2015 at the
Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
PLANNING & ZONING COMMISSION
David Richmond, Chairman
Ernie Evans, Vice - Chairman
Ken Greenwald
Bert Crawford, Jr.
Richard Brand
Michael Dahle
COMMISSIONERS ABSENT
Christian Glombik
ECONOMIC DEVELOPMENT
CORPORATION MEMBERS P
Tim Brown, President
Mr. Richmond
Lone Star Rai
L Call to Order of
Mr. Richmond called the
2. HEARING
• No one
3. Presentation and
CITY STAFF
John Kessel, City Manager
Brian James, Executive Director Development
Michelle Sanchez, Director Development Services
Gil Durant, Chief Building Inspector
Patti White, Executive Asst. Development
1y Coleman, Director, Guadalupe County
Environmental Health.
Stephen Bish, Chair
John Cook
.l Joint Meeting agenda would be deferred until the
he moved onto the Regular Planning and Zoning
and Zoning Commission Meeting.
and Zoning meeting to order at 5:56 P.M.
n on the septic permit process.
Mr. James stated that the Commission asked for a presentation on septic systems, and he
contacted both Bexar and Guadalupe County. The Bexar County person is on vacation, but the
Guadalupe County representative is here to give a brief overview of the septic process. Mr.
James introduced Shelly Coleman, Director of Guadalupe County Environmental Health.
Ms. Coleman stated that Guadalupe County Environmental Health regulates septic installs, and
there are two main types of septic systems: 1) conventional and 2) anaerobic. She also stated that
a person has to have their site evaluated, and then the property owner comes into the office with
Minutes
Special Joint Meeting
April 22, 2015
Page 1 of 7
4.
the evaluation report and applies for a permit. The Inspector then goes out and checks the site, all
regulations and approves the permit. The Installer calls and schedules the install. With an
anaerobic septic system, the homeowner has a 2 year contract with a maintenance provider who is
obligated to check the system and report back to the County and the homeowner. If there is a
problem, the homeowner has 10 days to get the system's problems corrected. Guadalupe County
also decided to have the property owner keep the maintenance contract longer than 2 years or be
trained on servicing their own system. In addition to a new system permit, there also is a repair
and replace permit.
Mr. Greenwald asked how they determine the size of the
a table determining the tank size and drain field based
footage of the structure. Mr. Crawford asked if their Cot
the inspections. Ms. Coleman answered yes. Mr. Dahl
from a well. Ms. Coleman stated that it's 100 ft. from w
Discussion continued between Ms. Coleman and the Corr.
Consider and act upon the April 8, 2015 Regular Meeting
Mr. Dahle stated that there is one correction to
by Commissioners clarifying that the Mayor's 'I
Greenwald moved to approve this item with the
the motion. Vote was 6 -0. Motion carried.
5. WORKSHOP / DISCUSSIC
A. Public Hearing and disc
Code and Amendments.`
Ms. Sanchez stated that this d
the 2012 ICC Building Cod,
following points:
• Project Overview Summa:
•' Adoption of the 2012
code that is nine veal
lks. Ms. Coleman stated that there is
he number of bedrooms and square
inspectors are the only ones who do
ked what is the distance separation
and 50 ft. from other septic systems.
page 3 regarding Announcements
hed into a Bond Committee. Mr.
as presented. Mr. Crawford seconded
of the 2012 . International Building
the Commission up to date on the adoption of
Ms. Sanchez and Mr. Durant discussed the
X Codes is necessary because we are currently working under a
out of date, and new industry standards have been developed to
ensure public health and life safety.
• ISO (Insurance Service Office Inc) visited the City in March, 2014 to conduct a Building
Code Effectiveness Grading Schedule. ISO learned that the Building Inspections Division
was operating under the 2006 ICC Codes which falls below their minimum standards of
operating within five years of a current nationally recognized published code.
Adopt amendments to the codes based on compatibility goals associated with JBSA — Joint
Base San Antonio (Randolph AFB) such as Sound Attenuation standards.
Formally adopt State mandated codes, 2014 National Electrical Code and the 2009
International Energy Conservation Code.
Schertz Current Codes
• International Building Code (IBC) 2006
• International Gas Code (IGC) 2006
• International Mechanical Code (IMC) 2006
• International Plumbing Code (IPC) 2006
Minutes
Special Joint Meeting
April 22, 2015
Page 2 of 7
• International Property Maintenance Code (IPMC) 2006
• International Existing Buildings Code (IEBC) 2006
• International Fire Code (IFC) 2006
• National Electrical Code (2014) — *State Mandated (9 -2014)
• International Energy Conservation Code (2009) — *State Mandated (1 -2014)
• Code Comparison — Benchmark Cities and Surrounding Cities
• New Braunfels — 2006 International Codes; 2005 NEC; 2004 IECC
• San Marcos — 2009 International Codes; 2008 NEC; 2009 IECC
• Temple — 2009 International Codes; 2008 NEC; 2009 IECC
• Georgetown — 2012 International Codes; 2014 NEC; 2000 IECC
• Pflugerville — 2012 International Codes; 2011 NEC; 2012 IECC
• Cibolo — 2015 International Codes; 2015 Unified Plumbing Code; 2011 NEC
• Selma — 2006 International Codes; 2005 NEC
• Live Oak — 2012 International Codes; 2011 NEC
• Universal City — 2012 International Codes;, 2014 NEC
• Converse — 2009 International Codes; 2014 NEC
• San Antonio — 2012 International Codes; 2011 NEC
• Codes Proposed for Adoption
• International Building Code (IBC) 2012
• International Gas Code (IGC) 2012
• International Mechanical Code (IMC) 2012
• International Plumbing Code (IPC) 2012
• International Property Maintenance Code (IPMC) 2012
• International Existing Buildings Code (IEBC) 2012
• Public Swimming Pool and Spa Code 2012
• National Electrical Code. (2014) *State Mandated
• International Energy Conservation Code (2009) *State Mandated
• International Fire Code (IFC) 2012 will be adopted by separate ordinance
• �iumrnary of Amendments rroposecl
• Foundation Requirements - adopted in April 2013 will be forwarded to the 2012 IBC and
IRC.
• Design Professional — adopted in November 2000 requires an architect or engineer to seal
plans for most commercial occupancies and all single family residential property regardless
of size. Proposed amendment is to exempt residential remodels or additions with the
exception of the foundation.
• IBC Permit Exemptions — no permit for replacement fences, siding or residential accessory
structures less than 120 square feet unless located within a flood hazard area
• IBC - restriction can portable generators for permanent residential use
• IBC Sound Transmission — interior construction standards to mitigate air traffic (RAFB)
• NEC 2014 - add kitchen branch circuit requirements; and require an exterior service
disconnect for fire safety
• IPC - require port -o -lets every 500 feet at construction sites
• IPC - prohibit cellular core pipe below grade
• IPMC - add definition to identify non - compliance of accessory structures that are out of
vertical alignment
• Backflow and Cross - Connection — establish a location for residential and commercial
irrigation devices
• Public Input Process
Minutes
Special Joint Meeting
April 22, 2015
Page 3 of 7
• Schertz Chamber Round Table — April 2, 2015
• Published Draft Ordinance on Website — April 10, 2015
• City Council Workshop - April 14, 2014
• Construction. Industry Meetings — April 16 and June 1.2, 2015*
• Planning and Zoning Commission — April 22 and June 24, 2015*
• Economic Development Corp — April 23, 2015
• City Council — Public Hearing, Presentation of Amendments, 1 st Reading — July 7, 2015*
• City Council, 2nd Reading — July 21, 2015*
* Revised Dates
Mr. Richmond opened the Public Hearing at 6:36 P.M.
There being no one to speak, Mr. Richmond
Mr. Crawford asked if 14 gauge wire on the el
installed by code. Mr. Evans asked if we are prol
breaker like San Antonio does. Mr. Durant stated
he has a concern about no permitting for repla(
structures less than 120 square feet unless located
permits for even the smallest things benefit the he
we want. Ms. Sanchez stated that homeowners m,
back because they are replacing like for like and
Council accepts this as an exemption! an Inspectio
plastic sheds are being purchased, and the 2009 B
feet and the 2012 has an exemption for 200 square
this item which could allow Staff to be more flexib
of the permit process he sees problems and is cone
the Commission.
Hearing at 6:37 P.M.
- ctrical is acceptable. Mr. Durant stated yes
) osing a new circuit breaker called an isolation
that it is a state law. Mr. Richmond stated that
;ement fences, siding or residential accessory
within a flood hazard area. He has found that
meowner and the City because quality is what
ty replace fences, and there has been some push
the permit fee is for the inspection. If City
n could still be done. Ms. Sanchez stated that
wilding Code has an exemption for 120 square
feet. We went back to the 1.20 square feet for
le. Mr. Richmond stated that by taking this out
erned. Discussion continued between Staff and
of the Planning and Zoning Commission
meeting would be suspended at 7:07 P.M.
1. Call to Order — Special Joint Meeting (Planning and Zoning Commission, Economic
Development Corporation and Traffic Safety Advisory Commission).
Chairman. Richmond called the Special Joint Meeting to order at 7:08 P.M.
Chairman. Bish called the Special Joint Meeting to order at 7:09 P.M.
President Brown called the Special Joint Meeting to order at 7:09 P.M.
2. Public Hearing, discussion and update on the Lone Star Rail Funding Agreement.
Joe Black, Rail Director for the Lone Star Rail District and Joe Lessard, Senior Planning Director
with Knudson, LP working with Lone Star Rail, both gave a presentation including the following
points:
• Lone Star Regional Rail — Strategic Considerations
o Lone Star Rail District
o Community & Economic Development
Minutes
Special Joint Meeting
April 22, 2015
Page 4 of 7
• LSTAR Local Funding
• Next Steps
• How Does the LSRRP Effort Fill a Central Texas Need?
• LSTAR is Regional rail - hybrid of commuter & intercity rail
■ Originally 16 stations at full service (up to 24 with split stations service)
■ 32 round trips a day at full service
■ 118 miles of passenger rail; San Antonio north to Georgetown
• Urban Freight Rail Bypass
■ 30+ through freight trains per day rerouted to Urban Freight Rail Bypass
■ 80+ miles of new freight rail line from Seguin to Taylor
■ 40+ miles of improved freight rail line from San Antonio to Seguin
• Economic Development
• Induces new development and redevelopment
• Can attract diverse types of high value development (TOD or TAD)
• Focuses development within /near activity destinations for walkable neighborhoods
• Links regional employment centers & anchors investment /property values
• Retains competitive advantage in region and nationally
• Community Development
• Part of a broad vision for community & aligns with community plans /goals
• Reinforces community identity /brand as "connected to region"
• Reduces growth in traffic congestion
• Relocates most freight trains
• Safety and aids in air quality attainment
• Proposed San Antonio Area LSTAR, Stations
• New Braunfels Downtown
• Schertz TOD Area
• Loop 1604
• San Antonio International Airport
o City South/ Texas A &M San
• Local funding established through interlocal agreement
■ Transportation Infrastructure Zone (TIZ) around each LSTAR station
■ Funding approach is focused on supporting rail service O &M
• Funding is from new growth
■ Portion of growth revenues from within TIZ
■ No impact on current City revenues
■ Funding primarily from rail induced station area growth
• No guarantee of funding levels
• No City or County debt
• No added tax or fee on station area properties
• No tax increase on station area properties or City residents
• Status of LSTAR Local Funding
• San Marcos agreement Dec. 2013
• Austin agreement Dec. 2013
• ACC Board agreement Dec. 2014
• Buda economic impact study Apr. 2015
Minutes
Special Joint Meeting
April 22, 2015
Page 5 of 7
11
RI
• Georgetown agreement May-July 2015
• Kyle consider agreement May-July 2015
• New Braunfels consider agreement May-July 2015
• Schertz consider agreement May-July2015
• San Antonio B-Session June 2015
• San Antonio Agreement Oct.-Nov. 2015
Mr. James stated that the Staff is looking at a funding source as the increase of the ad valorem tax
going to Lone Star. The City would keep all the sales tax, and the City would have to buy the
property to get water, sewer and roads to the property, as well as maintain the operations for the
facility.
Mr. Dahle left the meeting at 7:46 P.M.
Mr. Richmond opened the Public Hearing at 8:07 P.M.
• Mr. Brockman, 1000 Elbel Road, spoke on how many years the City will continue to pay
$50,000 a year to fund this.
Mr. Black stated that by Board Policy City represent
administrative and legislative costs. Once the rail is up
Brown stated that this is the 2nd 5 year agreement. Mr.
tax, and if all freight will move to the east side will that
that the City is only allowed to designate the property tax
and the City keeps all the sales tax. Mr. Lessard stated
system and balance the delivery and allocate ridership.
Mr. Richmond closed the Pub
Mr. Dziewit left the
ISM
,es voted to pay $49,000 a year for
d running, this cost will drop. Mr.
iewit asked about sales and property
taken into account. Mr. James stated
, to the percentage of the ad valorem,
at we look at the demand of the rail
Discussion continued between Staff, Mr. Black, Mr. Lessard, Planning and Zoning Commission,
TSAC and EDC.
Mr. Evans left the meeting at 8:46 P.M.
Adjournment of the Special Joint Meeting.
Chairman Richmond adjourned the Special Joint Meeting at 8:50 P.M.
Chairman Bish adjourned the Special Joint Meeting at 8:50 P.M.
President Brown adjourned the Special Joint Meeting at 8:50 P.M.
Chairman Richmond called for a five minute recess before resuming the Planning and Zoning
meeting.
Mr. Richmond resumed the Planning and Zoning meeting at 9:00 P.M.
B. Discussion related to the Fiscal Year 2015 — 2016 Planning Budget.
Minutes
Special Joint Meeting
April 22, 2015
Page 6 of 7
Mr. James and Ms. Sanchez gave an update on the budget to support the Commission with regard
to training /travel and would ask for your suggestions. Mr. James stated that he talked to Lesa
Wood about planning software which was approved, and Staff is still working on the best software
application. What is really needed, however, is additional staff because the development activity
has picked up in the City. Last year Planning asked for another person and it didn't make the cut
so Staff is asking for 1 or 2 planners this year again.
Mr. Crawford asked how many permits were platted in the last six months. Mr. James stated that
we could pull that. Mr. Crawford said that he didn't want to task Staff, but could look at the list
from the last year. Mr. Richmond stated that he couldn't remember when we had more than 2
planners in the department and would ask for not one, but two planners because of the growth of
the City. Mr. James stated that the City Manager values planning and Staff has done a really good
job with keeping up. Mr. Braud stated that he agreed with Mr. Richmond to ask for 2. Mr.
Richmond stated that broad City plans like the Comprehensive Land Use Plan and the Unified
Development Code require constant revision, and generate a workload over and above the day to
day requirements of the Development Department.
6. REQUESTS AND ANNOUN
A. Requests by Commissi,
• None.
B. Announcements by Co
7.
• Mr. Greenwald statf
5/7. If you are inter
you want to attend a
sites including luncl
C. Announcements by Cif
• Ms. Sanchez stated
of the Dog Park.
• Mr. James stated thr
Bush's Chicken. Tr
see that thev are rerr
to place
that
send a!
re will
Planning and Zoning Agenda.
a tour of the facilities at SSLGC for 4/29 and
to Regina Franke at SSLGC regarding the date
r pool to the plants, along with visiting the well
day from 3:00 P.M. to 6:00 P.M. is the Grand Opening
Staff has received a site plan for a retail center for the site next to
applicant has paid about $90K for tree preservation, and you will
vinLy trees.
• Mr. James stated that at the City Council meeting the previous night, Mr. Fowler asked
if could add a requirement to the Fairhaven requirement to require a survey on the level
of the foundation.
ADJOURNMENT OF THE REGULAR MEETING
The meeting adjourned at 9:20 P.M.
Chairman, Planning and Zoning Commission
Minutes
Special Joint Meeting
April 22, 2015
Page 7 of 7
Recording Secretary, City of Schertz
PLANNING AND ZONING MINUTES
May 13, 2015
A Special Joint Meeting was held by the Planning and Zoning Commission on May 13, 2015 at the
Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
PLANNING & ZONING COMMISSION
David Richmond, Chairman
Ken Greenwald
Bert Crawford, Jr.
Richard Braud
Christian Glombik
COMMISSIONERS ABSENT
Ernie Evans, Vice - Chairman
Michael Dahle
1. Call to Order of the Regular Planning
Mr. Richmond called the Regi
that this meeting would be
Improvement Advisory Comm
2. HEARING OF RESIDENTS
• No one spoke;- —
3. Consent AgendaM
4.
CITY STAFF
Brian James, Executive Director Development
Michelle Sanchez, Director Development Services
Lesa Wood, Senior Planner
Bryce Cox,_Planner I
Patti WhMMecutive Asst. Development
g and Zoning rrieeting to order at 6:00 P.M. and stated
would be= _Special Joint Meeting of the Capital
A. PC 2015 =004
Consider aad actupon a= request for approval _of a final plat of The Crossvine Module 1, Unit
2 S>division consisting oU approximately 48 acres. The property is more specifically
de—scribed as a portion -of the Julian Diaz Survey No. 66, Abstract No. 187 County Block 5059,
City o'6 hertz, Bexar Ca_unty, Te___s, generally located west of FM 1518.
B. PC20f5QM
Consider add act upon =al request for approval of a final plat of the Rhine Valley
Subdivision, Unit-4, an_approximately 26 acre tract of land situated in the Miles S. Bennett
Survey No. 75, AbstractIN6. 61, County Block 5057, the Julian Diaz Survey No. 66, Abstract
Mo. 187, County B16W 5059, and the William Bracken Survey No. 74, Abstract No. 43,
County Block 5056, City of Schertz, Bexar County, Texas, generally located on Alsatian
Way 1,100 feet south of the intersection of Alsatian Way and Ray Corbett Drive.
Mr. Crawford moved to approve this item. Mr. Glombik seconded the motion. Vote was 5 -0.
Motion carried.
WORKSHOP/DISCUSSION
A. New foundation construction related to Finished Floor Elevation (FFE) and Base Flood
Minutes
Regular Meeting
May 13, 2015
Page 1 of 3
Elevation (BFE).
Mr. James stated that following previous discussion at a City Council meeting on foundations
and elevations, Staff advised Council that we would bring it back to Planning and Zoning for
further discussion.
One of the items discussed was the level of foundation when you are in a flood plain and it has
to be one foot above. The plat and site plan is reviewed by our Flood Plain Manager, Jimmy
Hooks, who signs off when it is reviewed regarding the Base Flood Elevations and that it is
one foot above the flood plain. The other aspect regarding the Finished Floor Elevations
referenced by Councilman Fowler suggested that it wdUWbe nice to know exactly what the
foundation looked like when it was constructed. You might remember the Fairhaven issue
where Pulte surveyed the foundation and fixed =the problems. Some of those residents who
were frustrated felt that it might be fixed, but how do they� it's not going to happen again
and again. Residents wanted them to resurvey the foundation a_y later. Councilman Fowler
recommended a survey to identify problems as an additional requirement to compare as a
benchmark. This suggestion is open for discussion.
Mr. Braud asked when the stgny is taken
when the house is built, afterdhe foundatic
asked how we keep the foundation fro_m_=
down the road, it's what it is doin& that ti
is a standard practice _and tested rn=4ourt.
Commission can - decide if -it adds value.
something like this- has been -to court Mr
when the foundation is poured;: and this i th
5. REQUESTS AND
A. Requests by
• None -
B. Announcem
• None.
C. Announcements by City Staff.
M R ames'= suggested a survey at various points
is poured before it is COO'd. Mr. Greenwald
ting m th s_soil. Mr. James stated that 12 years
g,_not whe----,was built. Mr. Braud asked if this
VIr- -lames stated that the Planning and Zoning
WO stat &d that he would like to see if
pes stated_that we do have an engineer on site
I erson who is responsible and why it's required.
and Zoning Commission. Mr. James stated
items on a future Planning and Zoning Agenda.
• Mr. James stated that the Commission had requested a rep from Bexar County regarding
septic systems; they will attend the next meeting. Also, we will have a discussion on
Mr. Dahle's request on the process to build a house on acreage.
Minutes
Regular Meeting
May 13, 2015
Page 2 of 3
6. ADJOURNMENT OF THE REGULAR MEETING
The meeting adjourned at 6:25 P.M.
Chairman, Planning and Zoning Commission Recording Secretary, City of Schertz
Minutes
Regular Meeting
May 13, 2015
Page 3 of 3
TO: Planning and Zoning Commission
CASE: ZC2014 -006 — UDC Sec.21.9.5 Exterior Construction and Design Standards — UDC
Amendment
SUBJECT: Public hearing, presentation and discussion on proposed amendments to UDC, Sec.
21.9.5 Exterior Construction and Design Standards.
BACKGROUND:
As stated in the UDC, City Council from time to time may make amendments, change or modify text to any
portion of the UDC to establish and maintain sound stable and desirable development. It is generally
considered good practice to periodically review and update the development regulations due to changing
conditions, community goals and State and Federal regulations.
UDC Sec. 21 .9.5 Exterior Construction and Design Standards was identified as a section in need of revision. To
assist with the revision to UDC Sec. 21.9.5 Exterior Construction and Design Standards, Planning Staff created
a focus group. The Design Standards Focus Group was comprised of various architects, engineers,
developers, and City Boards including Board of Adjustments, Schertz Economic Development Board, and
Planning and Zoning Commission. Through brainstorming, guided discussions and a photo survey, the focus
group diagnosed problems with the current design standards, identified the aspects which promote quality
development, and developed the following goals for the new design standards:
• Clear language- easy to understand and interpret
• Categorized by building type or what the building is used for
• Encourages creativity and innovation with sustainable materials
GENERAL INFORMATION:
Planning Staff drafted this amendment based on the recommendations and input from the Design Standards
Focus Group. The revised design standards have been organized based on the intended use of the building.
There are five building use categories; Industrial, Commercial, Office /Public, Multi - Family, and Single- Family
Residential. This allows for specific standards to be appropriately applied to different building types.
There are three design elements that were identified as contributing most to aesthetical appearance:
1. Building materials;
2. Glazing- amounts of windows and doors;
3. Articulations - vertical and horizontal breaks in the rhythm of a building.
These three elements are regulated under the current design standards as well. The proposed amendment
continues to regulate these elements, but also provides additional flexibility to encourage innovation and
promote quality development.
This amendment was sent on June 1, 2015 for review and comments to all the members of the focus group. At
the time of this report no objections have been received. This amendment is currently under review by the City
Attorney.
':0120 11-11 Ji Z I Iliv,14 i 11 P
Materials:
The current design standards require all Multi - Family and Non - Residential buildings to have a front fagade of
100% masonry material, and each of remaining facades must be comprised of a minimum of 75% masonry
materials. Masonry materials is defined as brick, stone, stucco, cementatious fiberboard, split face concrete
masonry units, concrete with an aggregate finish and faux stone or brick.
The proposed amendment provides flexible options for industrial, commercial, office /public and multi - family
building types by allowing accent materials to be used on the front fagade. Additionally for industrial and multi-
family buildings the amendment provides an alternative of a 100% masonry front fagade and a cumulative
percentage of the entire building as masonry materials. The proposed amendment also specifies which
masonry materials can be used on each of the building types. This allows for creativity and innovation in
material usage while promoting quality development through the use of aesthetically appropriate materials for
the various building types.
Glazing:
The current design standards require the front fagade of commercial buildings to be comprised of 30% windows
and doors that provide visibility into the building. Additionally the current design standards requires the front
fagade of industrial buildings in M -1 and M -2 zoning districts to be comprised of 15% windows and doors that
provide visibility into the building. The current requirement does not provide any flexibility for distributing the
required glazing around the building.
The proposed amendment provides flexible glazing options for industrial, commercial and office /public building
types by allowing the applicant to choose a set percentage of the front fagade to be comprised of windows and
doors or, to use a higher percentage of windows and doors that will be spread around the building. Additionally
the proposed amendment clearly defines what side of the building is considered the front and provides
additional requirements and options for buildings which front on two or more streets.
Articulations:
The current design standards require vertical and horizontal articulations on all walls which are longer than
twice the walls height. The depth of the articulation is a percentage of the wall's height. Additionally if a
horizontal articulation is required, the length of the new plane created by the articulation must be at least 25%
of the walls length. The current requirement is very wordy and lacks clarity in its language.
The proposed amendment provides clear language as to when articulations are needed and sets a minimum
articulation depth of two feet (2') instead of a variable percentage. Additionally the proposed amendment
iN
provides articulation criteria specific to each building type (industrial, commercial, office /public and multi - family)
which allows for flexibility and aesthetics that cater to the specific building type. The proposed amendment
regulates the building facades which are most visible to the public, allowing for synergy between the building
form, function and aesthetics.
Additional Changes:
Building Expansions— The amendment proposes to make building expansions which cumulatively increase the
gross floor area more than 25% of the original building area, comply with the design standards. This will allow
existing older buildings which would like to make a small expansion be able to maintain the original building
aesthetics.
Single Family Residential Materials- The proposed amendment removes split face CMU from the list of
approved masonry materials for a single - family residential dwelling.
STAFF ANALYSIS AND RECOMMENDATION:
The proposed amendment achieves all the goals created by the Design Standards Focus Group and will
provide flexibility in building design while maintaining high standards of development. Staff will be
recommending approval of the amendment to the Unified Development Code (UDC), Sec.21.9.5 — Exterior
Construction and Design Standards at the June 24, 2015 Planning and Zoning Commission meeting.
Attachments:
UDC Sec.21.9.5
— Exterior Construction and Design Standards (UDC 11 -S -15)
UDC Sec.21.9.5
— Exterior Construction and Design Standards (Proposed Draft)
UDC 11 -0 S --5
Article 9 — Site Design Standards
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Schertz Unified Development Code
A, Other Markers
1 other survey markers, such as lot corners, shall have an iron stake o alf
i tc 1/2 ") in diameter and twenty -four inches (24 ") long and shal placed
flush the ground, or below ground, if necessary, in order avoid being
disturbed.
C. Benchmarks
A minimum of two (2) chmarks s be established in each subdivision.
Benchmarks shall be establis o on rods embedded in concrete monuments
six inches (6 ") in diameter and the ground to a depth of three feet (3') and
set to U.S. National Geo tc Surve atum. Using tops of manholes as a
benchmark is not acce le.
D. Monument Plasdient and Verification
Monu is and lot markers shall be set immediately after mpletion of utility
i la ions and street construction. Prior to acceptance f subdivision
mprovements by the City, the developer's surveyor or engineer sha rtify that
all monuments, benchmarks and markers are in place and correctly positio
Sec. 21.9.5 Exterior Construction and Design Standards
A. Intent
It is the intent of these design criteria to provide guidelines for new construction
in order to provide an aesthetically pleasing appearance as well as ensure sound
construction quality.
B. Applicability
The provisions of this section are deemed to be minimum standards and shall be
applicable to all new buildings within the corporate limits of the City.
C. Multifamily and Nonresidential Exterior Material Requirements
1. At least thirty percent (30 %) of the front fagade shall provide, on the
ground level floor, windows and doors that allow for visibility into the
commercial building or store. Industrial buildings located within the M -1
and M -2 zoning districts may have fifteen percent (15 %) of the front
fagade as windows and doors.
2. All structures shall have a front fagade constructed of a minimum of one-
hundred percent (100 %) masonry, excluding doors and windows. All
other fagades shall 'be constructed of a minimum of seventy -five percent
(75 %) masonry, excluding doors and windows.
Updated 12/10/2013 9 -4
Article 9 — Site Design Standards
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Schertz Unified Development Code
3. Masonry material shall be defined as that form of exterior construction
material consisting of brick, stone, stucco, cemetatious fiberboard, split
face concrete masonry units, concrete with an aggregate finish and faux
stone or brick.
D. Multifamily and Nonresidential Fayade Articulation
The structure shall include articulation in the walls and roof design. Single,
uninterrupted surface planes shall be prohibited. The roof of the structure may be
a flat roof construction, but shall provide a variation of the roofline, which may
include a pitched roof for architectural relief.
Horizontal Articulation
No building wall shall extend for a distance equal to two (2) times the
wall's height without having an offset of fifteen percent (15 %) of the
wall's height, and that new plane shall extend for a distance equal to at
least twenty -five percent (25 %) of the maximum length of the first plane.
2. Vertical Articulation
No horizontal wall shall extend for a distance greater than two (2) times
the height of the wall without changing height by a minimum of fifteen
percent (15 %) of the wall's height.
3. Fagade Articulations
Fagade articulations shall provide for vertical and horizontal screening of
air conditioning units and all mechanical equipment located on roof tops.
E. Residential Exterior Material Requirements
For all new residential buildings excluding multifamily structures, the total
exterior surface area of the structure, excluding doors, windows, and roofs shall
be constructed of a minimum eighty percent (80 %) masonry.
Sec. 21.9
Sec. 21.9.7
A. Purpose
The purpose of this section is to 1 ndscaping requirements to enhance
the community's ecologica iromnental, an utification efforts as well as
its aesthetic qualitie s the intent of this section to 1 ce the negative effects
of glare, no' , osion, and sedimentation caused by expanse pervious and
un- ated surfaces within the urban environment. It is the intent o section
Updated 12/10/2013 9 -5
Sec. 21.9.5 Exterior Construction and Desien Standards
A. Intent
It is the intent of these design criteria to provide guidelines for new construction in order to provide
an aesthetically pleasing appearance as well as ensure sound construction quality.
B. Applicability
The provisions of this section are deemed to be minimum standards and shall be applicable to the
following:
1. All new buildings within the corporate limits of the City; and
2. Building expansions which cumulatively increase the gross floor area more than 25% of the
original building area.
C. Industrial Buildings
1. Applicability
This section shall apply to buildings with an industrial use.
2. Exterior Building Materials
Buildings must comply with ono
a) At least 80% of each wall (E
the following materials:
• Brick
• Stone
• Faux brick or stone
• Concrete tiltwall
• Split face CMU
• Stucco
Or
e following:
ng windows and doors) shall be finished in one or more of
b) 100% of the front facade ( facade adjacent to or facing a public street) and a total of 75% of
the entire building (excluding windows and doors) shall be finished in one or more of the
following materials:
• brick_.
• Stone
• Faux brick or stone
• Concrete tiltwall
• Split face CMU
• Stucco
• Tile
3. Glazing
All buildings must comply with one of the following:
a) At least 15% of the front facade ( facade adjacent to or facing a public street) shall be
comprised of windows or glass doors. For buildings that are adjacent to or face two or more
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public streets at least 15% of each facade adjacent to or facing a public street shall be
comprised of windows or glass doors. For buildings that are not adjacent to or face a public
street, but instead face or front a private drive, the facade that faces or fronts on the private
drive that provides for primary access shall be considered as the front facade;
b) Windows and doors may be spread around the building, the minimum amount of required
windows or glass doors is calculated as 30% of the front facade ( facade adjacent to or facing
a public street). For buildings that are adjacent to or facing two or more public streets the
minimum amount of required windows or glass doors is calculated as 20% of the total area
of the fagades adjacent to or facing public streets.
4. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 100 linear
feet, which is adjacent to or facing a public street.
(1) The depth of the articulation or offset shall be a minimum of two feet (2'). Articulations
or offsets can be of varying depth as long as the minimum two feet (2') is met.
(2) The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total length of the entire wall.
b) Vertical articulations or elevation' changes are required on all walls and should be designed
to screen rooftop equipment.
(1) The height of the articulation or elevation change shall be a minimum of two feet (2').
Articulations or elevation changes can be of varying depth as long as the minimum two
feet (2') is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
Fagade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
D. Commercial
1. Applicability
This section shall apply to buildings with a commercial use.
2. Exterior Building Materials
Buildings must comply with the following:
a) At least 80% of each wall (excluding windows and doors) shall be finished in one or more of
the following primary materials:
• Brick
• Stone
• Faux brick or stone
• Tile
• Stuccob
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• Concrete tiltwall`
• Split face CMU`.
b) Stucco may be used in conjunction with one of the other approved primary materials.
Stucco cannot be used for more than 50% of each facade.
c) Concrete tiltwall and split face CMU maybe used in conjunction with one of the other
approved primary materials. Concrete tiltwall and split face CMU cannot be used for more
than 30% of each facade.
3. Glazing
All buildings must comply with one of the following:
a) At least 30% of the front facade (facade adjacent to or facing a public street) shall be
comprised of windows or glass doors. For buildings that are adjacent to or face two or more
public streets at least 30% of each facade adjacent to or facing a public street shall be
comprised of windows or glass doors. For buildings that are not adjacent to or face a public
street, but instead face or front a private drive, the facade that faces or fronts on the private
drive that provides for primary access shall be considered as the front facade;
7
b) Windows and doors may be spread around the building, the minimum amount of required
windows or glass doors is calculated as 60% of the front facade ( facade adjacent to or facing
a public street). For buildings that are adjacent to or facing two or more public streets the
minimum amount of required windows or glass doors is calculated as 50% of the total area
of the fagades adjacent to or facing public streets.
4. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 30 linear
feet, which is adjacent to or facing a public street, or adjacent to or facing a side lot line of
the property.
(1) The depth of the articulation or offset shall be a minimum of two feet (2'). Articulations
or offsets can be of varying depth as long as the minimum two feet (2') is met.
The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total lenjzth of the entire wall.
b) Vertical articulat
to screen rooftol
(1) The height o
Articulations
ns or elevation changes are required on all walls and should be designed
luipment.
e articulation or elevation change shall be a minimum of two feet (2').
elevation changes can be of varying depth as long as the minimum two
feet (2') is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
5. Roof Treatments
Fagade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
Rev. 6 -5 -2015
E. Office /Public Buildings
1. Applicability
This section shall apply to buildings with a professional office or public use.
2. Exterior Building Materials
Buildings must comply with the following:
a) At least 75% of each wall (excluding windows and doors) shall be finished in one or more of
the following materials:
• Brick
• Stone
• Faux brick or stone
• Tile
• Stucco
• Concrete tiltwallb
• Split face CMUb
b) Concrete tiltwall and split face CMU maybe used in conjunction with one of the other
approved primary materials. Concrete tiltwall and split face CMU cannot be used for more
than 30% of each facade.
Glazing
All buildings must comply with one of the following:
a) At least 25% of the front facade ( facade adjacent to or facing a public street) shall be
comprised of windows or glass doors. For buildings that are adjacent to or face two or more
public streets at least 20% of each facade adjacent to or facing a public street shall be
comprised of windows or glass doors. For buildings that are not adjacent to or face a public
street, but instead face or front a private drive, the facade that faces or fronts on the private
drive that provides for primary access shall be considered as the front facade;
Or
b) Windows and doors may be spread around the building, the minimum amount of required
windows or glass doors is calculated as 50% of the front facade ( facade adjacent to or facing
a public street). For buildings that are adjacent to or facing two or more public streets the
minimum amount of required windows or glass doors is calculated as 40% of the total area
of the fagades adjacent to or facing public streets.
4. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 50 linear
feet.
(1) The depth of the articulation or offset shall be a minimum of two feet (2'). Articulations
or offsets can be of varying depth as long as the minimum two feet (2') is met.
(2) The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total length of the entire wall.
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b) Vertical articulations or elevation changes are required on all walls and should be designed
to screen rooftop equipment.
(1) The height of the articulation or elevation change shall be a minimum of two feet (2').
Articulations or elevation changes can be of varying depth as long as the minimum two
feet (2') is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
5. Roof Treatments
Fagade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
F. Multi- Family Buildings
1. Applicability
This section shall apply to buildings with a Multifamily Use.
2. Exterior Building Materials
Buildings must comply with one of the following:
a) At least 80% of each wall (excluding windows and doors) shall be finished in one or more of
the following materials:
• Brick
• Stone
• Faux brick or stone
• TiIP
Or
b) 100% of the front fagade (fagade adjacent to or facing a public street) and a total of 60% of
the entire building (excluding windows and doors) shall be finished in one or more of the
following materials;
• Brick
• Stone
• ' Faux brick or stone
• Tile
3. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 10 linear
feet.
(1) The depth of the articulation or offset shall be a minimum of two feet (2'). Articulations
or offsets can be of varying depth as long as the minimum two feet (2') is met.
(2) The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total length of the entire wall.
b) Vertical articulations or elevation changes are required on all walls and should be designed
to screen rooftop equipment.
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G
(1) The height of the articulation or elevation change shall be a minimum of two feet (2').
Articulations or elevation changes can be of varying depth as long as the minimum two
feet (2') is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
4. Roof Treatments
Fagade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
Single- Family Residential
1. Exterior Building Materials
Buildings must comply with the following:
doors) shall be finished in
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