PZ 07-08-2015 AGENDA with associated documents' ENO �kik " e
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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
2. ELECTION OF CHAIRMAN AND VICE CHAIRMAN
3. 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.
4. CONSENT AGENDA:
A. Minutes for the June 1.0, 2015 regular meeting
5. PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this agenda. The public
hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant's request, and any
other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and
may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and act
upon the following requests and make a recommendation to the City Council if necessary.
A. Hold a public hearing, consider and make a recommendation on an amendment of Part 111, Schertz
Codes of Ordinances, Unified Development Code (UDC), Article 9 Sec. 21.9.5 Exterior
Construction and Design Standards.
B. Hold a public hearing, consider and make a recommendation to City Council on repealing Part 11,
Schertz Code of Ordinances, Chapter 18, Buildings and Building Regulations and adopting the
revised Schertz Code of Ordinances, Chapter 18, Building and Building Regulations
Planning & Zoning July 8, 2015 Page 1 of 2
6. ITEMS FOR INDIVIDUAL CONSIDERATION:
A. Waiver — On -site Sewage Facility associated with PC2015 -017
Consider and act upon a request for approval of a waiver regarding an on -site sewage facility for
Block 1, Lot 1, of the Texas Curb Cut Subdivision, an approximately 5 acre tract of land located at
7705 FM 482.
B. PC2015 -017
Consider and act upon a request for approval of a preliminary plat of the Texas Curb Cut
Subdivision, an approximately 5 acre tract of land situated in the Rafael Garza Survey No. 98,
Abstract No. 1.75, City of Schertz, Comal County, Texas located at 7705 FM 482.
7. 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
C. Announcements by City Staff.
• City and community events attended and to be attended.
• NEW SITE PLAN APPLICATIONS: No Site Plans were submitted to the Planning and
Zoning Department between June 19, 2015 and July 2, 2015.
8. ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Bryce Cox, Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards
on this the 2nd day of July, 2015 at 5:00 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.
3 vyce' Caw
Bryce Cox, 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 request for 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 July S, 2015 Page 2 of 2
PLANNING AND ZONING MINUTES
June 10, 2015
A Special Joint Meeting was held by the Planning and Zoning Commission on June 10, 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 Braud
COMMISSIONERS ABSENT
Christian Glombik
Michael Dahle
11
3.
Call to Order of the Regular Planning
Mr. Richmond called the
Mr. Richmond stated that he would
Planning and Zoning Commission`
Wood stated that the election of the
HEARING OF RESIDENT
• Maggie Titterington, 102
utes for the April 22, 2015
utes for the Mav 13. 2015 ,
Mr. Crawford moved
motion. Vote was 5 -0.
4. Presentation
Ms. Wood introdu(
responsible for OSS
Horn,
CITY STAFF
Brian James, Executive Director Development
Michelle Sanchez, Permit Expeditor
Lesa Wood, Senior Planner
Bryce Cox, Planner I
Patti White, Executive Asst. Development
g
and
to order at 6:01 P.M.
o congratulate Mr. Glombik on his reappointment to the
with Mr. Brand and himself for two more years. Ms.
and vice chair would be on the next agenda.
on item 4A'on the septic permit process.
sets of minutes as presented. Mr. Brand seconded the
the Bexar County septic permit process.
Winter who is the Environmental Engineer for Bexar County
Mr. Winter stated that their applications are reviewed independently from City Staff and he
discussed the following points:
• Review Process
o Submittals
■ Application Signed
■ Basic Development
■ Plat
■ Site Evaluation
Minutes
P &Z Meeting
June 10, 2015
Page 1 of 5
■ Maintenance Contract
■ OSSF Design
■ Tank Details
■ Pipes (length, strength)
■ Calculations
■ Location of Trees
■ Boring Locations
■ Well and Water line locations
■ Two foot contours
■ Flood and Aquifer Certification
■ Map (location)
• Application Package
• Review time
■ Up to 30 days to review (by law)
• Dependent on floodplain issues, platting issues, driveway permit
issues.
o Approval
■ Authorization to Construct (ATC) Letter
■ Electrical Release issued through CPS
• Inspection Process
• Standard System
■ Typically 3 inspections during installation
• 1 s'— installation of tank and excavation of drainfield
• 2nd — elevation grades of pipe and gravel
• '' 3rd — final soil placement
• Aerobic System
■ Typically 1 inspection during installation
• Is' basic elevation grades of stub outs and inlet of the primary tank;
check sizing of aerobic spray patterns; ensure audible and visual alarm
• Standard System
■ Required to have tank pumped every 5 years.
■ Receipt shown and permit renewed for $30.
• Aerobic System
■ Initial requirement is 2 year maintenance contract.
■ ! Current contract must be provided.
■ Quarterly inspections must be provided.
• Lot Size
o TAC 285.4 "Facility Planning"
• Platted or unplatted subdivisions served by public water system; lot shall have
at least half (1/2) an acre.
• Platted or unplatted subdivisions NOT served by a public water system shall
have at least one and a half (1 /z) acres.
• Variances can be requested in writing and may be granted if the owner or
professional engineer can demonstrate to the permitting authority that
equivalent or greater protection can be provided by alternate means.
Minutes
P &Z Meeting
June 10, 2015
Page 2 of 5
Mr. Richmond asked if City Staff is concerned about the coordination process. Ms. Sanchez
stated that we don't currently ask for a copy of the application, but do ask for a copy of the
inspection before the Certificate of Occupancy is issued. Mr. Crawford asked about a license to
operate. Mr. Winter stated that if they don't have a license to operate they have 30 days to fix the
problem, and then at the end of this time he can send an officer to give a citation. Mr. Braud
asked if there is a leach field or just sprinklers. Mr. Winter stated that they can use a drip field
which is very expensive and the footprint on a commercial lot is much smaller. Mr. Braud asked
about the system on a database and if there is an inspection date, it will generate a notice. Mr.
Winter stated that they have to do a query and notify the owner of an inspection, but if you refuse
to cooperate, he can issue a civil citation which would be a $200 fine. Mr. Braud asked about
easements in Hallie Heights. Ms. Wood stated that there is a chart that shows the requirements.
Mr. Braud stated that some residents have complained that their yards are consistently wet. Mr.
Winter stated that they would check the diameter of the sprinkler heads and if wet spots are in the
yard, then they are using more water than the system is designed to handle.
Discussion continued between Mr. Winter. Staff and the
5. WORKSHOP / DISCUSSION
A. Public Hearing, presentation and discussion on ;proposed amendments to UDC, Sec.
21.9.5 Exterior Construction and Design Standards. .
Mr. Cox presented this item by stating that the 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. Planning Staff drafted this amendment based on the recommendations
and input from the Design Standards .Focus Group
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. This amendment includes the following points:
Materials:
The current design standards require all Multi - Family and Non - Residential buildings to have a
front faeade 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,
cementations 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 faeade.
Additionally, for industrial and multi- family buildings, the amendment provides an alternative of a
Minutes
P &Z Meeting
June 10, 2015
Page 3 of 5
100% masonry front facade 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 facade of commercial buildings to be comprised of
30% windows and doors that provide visibility into the building. Additionally the current design
standards require the front facade 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 flexil
office /public building types by allowing the,
to be comprised of windows and doors or, t
will be spread around the building. Addition,
of the building is considered the front an
buildings which front on two or more streets.
Articulations:
The current design standards require
longer than twice the wall's height.
height. Additionally if a horizontal a
the articulation must be at least 25%
and lacks clarity in its lan"asze.
The
glazing options; for industrial, commercial and
plicant to choose a set percentage of the front fagade
use a higher percentage of windows and doors that
y the proposed amendment clearly defines what side
provides additional requirements and options for
and horizontal articulations on all walls which are
th of the articulation is a percentage of the wall's
i is required, the length of the new plane created by
ill's length. The current requirement is very wordy
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 „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 a small expansion on existing older buildings and still 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 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.
Minutes
P &Z Meeting
June 10, 2015
Page 4 of 5
6.
7
Mr. Richmond opened the Public Hearing at 7:19 P.M.
There being no one to speak, Mr. Richmond closed the Public Hearing at 7:20 P.M.
Ms. Wood stated that Staff would like to keep track of comments by starting at the beginning of
the document. Mr. Evans asked under single family materials which type of cementations
fiberboard is being referred to. Mr. Cox stated that it could be hardiplank material, T I 1 siding
fiberboard, and other wood looking products. Mr. Evans stated that there is a product labeled
hardiplank that is cement and fiber and there is another one which is ground up wood with some
cement and it's not the same. Mr. Cox asked if there is a:..brand that Staff can look into. Mr.
Richmond asked if there is an industry definition of cementations fiberboard. Mr. Cox stated that
Staff will check on that. Mr. Crawford asked if there is a minimum industry standard. Mr. Cox
stated that Staff will check into that. Ms. Wood stated that as we go through site plans, if there is a
material Staff is not clear on, then Staff asks for specifications. Mr. Richmond stated that this
would be necessary for all these products that might be questioned. Mr. Brand stated that he would
like to see pictures as examples of these products at the next presentation.
Discussion continued between Staff and the Commission.
REQUESTS AND ANNOUN
A. Requests by
• Mr. Brau
to come
Commis€
has rare
informati
• Mr. Gree
City Cou
Foundatii
B. Announcem
• None.
C. Announcem
stated that he wt
a meeting to
ri. Mr. James s
and is keenly i
for them'.
vald stated he v
it May 26, 2015`
Staff.
Planning and Zoning Agenda.
like to extend an invitation to Randolph representatives
cuss their concern about trees, birds, etc. with the
I that Staff has considered the concerns that Randolph
ved in the joint 'land use study actively working on
1 like to thank Ms. Sanchez on the presentation at the
ting regarding Elevation Surveys of all new Residential
• Mr. James stated that next Tuesday, there is an Urban Institute League luncheon at the
Pearl with a topic of Suburban Communities and any Commissioner who would like to
attend, please see him after the meeting.
ADJOURNMENT OF THE REGULAR MEETING
The meeting adjourned at 8:05 P.M.
Chairman, Planning and Zoning Commission
Minutes
P &Z Meeting
June 10, 2015
Page 5 of 5
Recording Secretary, City of Schertz
TO: Planning and Zoning Commission
CASE: ZC2014 -006 — UDC Sec.21.9.5 Exterior Construction and Design Standards — UDC
Amendment
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
Public Hearing and workshop discussion was held at the June 10, 2015 Planning and Zoning Commission
Meeting. Commissioner Evans requested a change in Sec. 21.9.5. F. 2.B in regards to the percentage of required
materials in multifamily developments to "100% of the front fagade and a total of 80% of the entire building shall
be finished in one or more of the following materials: Brick, Stone, Faux Brick or Stone, Tile. ". The Commission
requested photograph examples of material percentages. The Commission also requested a definition of
cementatious fiberboard.
Public Hearing and workshop discussion was held at the June 22, 2015 Planning and Zoning Commission
Meeting. Staff presented a photograph examples of material percentages on multifamily buildings. Staff
replaced cementatious fiberboard with the industry standard term fiber cement siding and provided a definition
from the 2012 International Building Code.
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.
PROPOSED AMENDMENTS:
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.
Glazin :
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
iN
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
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 recommends
approval of the amendment to the Unified Development Code (UDC), Sec.21.9.5 — Exterior Construction and
Design Standards.
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 Updated 6/30/2015)
UDC 11 -0 S --5
Article 9 — Site Design Standards
.... . .. ... . ... . . . . ... . . . .. ... .. . . . . . . . . . . . . .. . . ... . . . . ... . ... . . .... ..... ..... . . . ... . . . . . ...... .......... ...................... . . ........ . . ..... . . . . ........... ....... ...... . ........ . . . . ..... . . . ......................................
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
... . . . . . . . . . . . . . . . . . . . . . . . . . ..... . ..... . . . . .. . ....... .... . . . .... ... .. . . . .. . .. . . . . . . . ...... . ............................................................. . .........................................
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 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 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 c
a) At least 80% of each wall
the following materials:
• Brick
• Stone
• Faux brick or sto
• Concrete tiltwalli
• Split face CMU
• Stucco
Or
b) 100% of the front fz
the entire building (
following materials:
• bricx
• Stone
• Faux brick or sto
• Concrete tiltwall
• Split face CMU
• Stucco
• Tile
following:
__ windows and doors) shall be finished in one or more of
facade adjacent to or facing a public street) and a total of 75% of
ing windows and doors) shall be finished in one or more of the
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
1
Rev. 6 -30 -2015
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;
Or
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 facades 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 chang
to screen rooftop equipment.
(1) The height of the articulation or ele
Articulations or elevation changes, c
feet (2') is met.
(2) The length of the new plane create+
minimum of 20% of the total length
5. Roof Treatments
Facade articulations shall
and all mechanical equipi
be equal to the height of
D. Commercial Buildings
1. Applicability
This section shall apply tt
are required on all walls and should be designed
a minimum of two feet (2').
as long as the minimum two
the articulation or elevation change shall be a
he entire wall.
for vertical and horizontal screening of air conditioning units
ated on rooftops. The minimum height of the screening shall
st rooftop equipment.
ildings 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
2
Rev. 6 -30 -2015
• 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 may be 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;
Or
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 facades 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.
(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.
5. Roof Treatments
Facade 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.
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 may be 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 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.
Rev. 6 -30 -2015
b) Vertical articulations or elevation changes are required on all walls and should be de
to screen rooftop equipment.
(1) The height of the articulation or elevation change shall be a minimum of two fee
Articulations or elevation changes can be of varying depth as long as the minims
feet (2') is met.
(2) The length of the new plane created by the articulation or elevation change shat
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
and all mechanical equipment located on rooftops. The minimum height of the screenin
be equal to the height of the tallest rooftop equipment.
F. Multi- Family Buildings
1. Applicability
This section shall apply to buildings with
2. Exterior Building Materials
Buildings must comply with one of the followi
a) At least 80% of each wall (excluding wind(
the following materials:
• Brick
• Stone
• Faux brick or stone
• Tile
9H
iuu 7o or the Tront Ta�aae (Tagaae aa,
of the entire building (excluding win
Brick
• Faux brick or
• Tilr
ifamily Use.
and doors) shall be finished in one or r
it facing a public street) and a total of
doors) shall be finished in one or mon
3. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 10
feet.
(1) The depth of the articulation or offset shall be a minimum of two feet (2'). Artic
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 minir
20% of the total length of the entire wall.
b) Vertical articulations or elevation changes are required on all walls and should be de
to screen rooftop equipment.
Rev. 6 -30 -2015
4.
(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.
Roof Treatments
Facade 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. _
G. Single- Family Residential
1. Exterior Building Materials
Buildings must comply with the following:
a) At least 80% of the entire building fa�a
one or more of the following materials
• Brick
• Stone
• Faux brick or stone
• Tile
• Concrete tiltwall
• Stucco
Rev. 6 -30 -2015
II be finished in
TO: Planning and Zoning Commission
PREPARED BY: Gilbert Durant, Chief Building Official
SUBJECT: Hold a public hearing, consider and make a recommendation to City Council on
repealing Part 11, Schertz Code of Ordinances, Chapter 18, Buildings and Building
Regulations and adopting the revised Schertz Code of Ordinances, Chapter 18,
Building and Building Regulations
GENERAL INFORMATION:
The City Council has determined a need to revise current building codes with regard to sanitation, fire, building,
plumbing, mechanical, fuel /gas and electrical requirements. The revisions proposed are intended to ensure the
proper construction of structures built in the City and to follow compliance with the requirements of the
Insurance Service Office Inc.
It is the City's desire to protect the safety and welfare of the community through regulation of certain
construction activities within the City.
Development Services staff met with several focus groups that included Homebuilders, Electricians, Plumbers,
Mechanical Contractors, the Economic Development Corporation, the Schertz Chamber, Residents and HOA
groups to gain their input on the proposed code changes. The proposed changes were also posted on the
Schertz Website for comment since March 2015. Only three comments were received as of June 19, 2015.
Each group provided beneficial feedback and offered recommendations based on industry standards and
experience.
Staff conducted a public hearing at the Planning and Zoning Commission meeting on April 22, 2015. Two
contractor meetings were held on April 16 and June 19, 2015 to receive additional public comment and to
provide the opportunity to ask questions and offer recommendations. Revisions and clarifications to the
proposed ordinance resulted from the focus group and the Planning Commission meetings.
Building code adoption and amendments include:
Adoption of the following codes:
1. National Electrical Code 2014 (mandated by the State)
2. International Energy Conservation Code 2009 (mandated by the State
3. International Building Code (IBC) 2012
4. International Residential Code for One and Two Family Dwellings (IRC) 2012
5. International Fuel Gas Code (IFGC) 2012
6. International Mechanical Code (IMC) 2012
7. International Plumbing Code (IPC) 2012
8. International Property Maintenance Code (IPMC) 2012
9. International Existing Buildings Code (IEBC) 2012
10. Manual of Cross Connection Control
11. International Swimming Pool and Spa Code 2012 (ISPSC)
• Establish Sound Attenuation Standards as requested by Joint Base San Antonio.
• Exempt residential remodels and additions from the requirement to use Design Professionals to
prepare plans.
• Exempt residential siding, replacement fences and accessory structures less than 120 square feet from
permitting unless a foundation is proposed or the property is located within a floodplain hazard area.
• Amend the International Plumbing Code to require port -o -lets every 500 feet at construction sites;
prohibit the use of cellular core Drain Waste Vent pipe below grade.
• Amend the International Property Maintenance Code to identify non - compliance of accessory
structures that are out of vertical alignment.
• Establish locations for residential and commercial irrigation backflow and cross - connection devices.
• Amend the National Electric Code to limit the number of duplex receptacles on certain circuits; require
a main service disconnecting means on the exterior of a building.
• Reinstate contractor registration and insurance requirements according to state law.
• Reinstate inspection scheduling requirements.
COMMISSIONERS' CONSIDERATION:
Although there is no requirement within the Building Code or the Unified Development Code for the Planning
and Zoning Commission to review the proposed building code changes or offer a recommendation, it is the
desire of the City Council that the Commission examine the proposed changes and offer a recommendation.
Staff recommends that Ordinance 15 -C -20 amending Chapter 18, Buildings and Building Regulations be
approved as presented by staff.
ATTACHMENTS:
Ordinance No. 15 -C -20
Comparison Cities Spreadsheet
iN
ORDINANCE NO. 15 -C -20
AN ORDINANCE BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS AMENDING THE CODE OF ORDINANCES OF THE CITY OF SCHERTZ
CHAPTER 18, BUILDINGS AND BUILDING REGULATIONS BY REPEALING
EXISTING INTERNATIONAL CODES AND ADOPTING NEW
INTERNATIONAL CODES; PROVIDING FOR A PENALTY
WHEREAS, the Texas Local Governmental Code empowers the cities to enact building codes and
regulations and provide for their administration, enforcement, and amendment; and
WHEREAS, the regulation of building and building construction by the City of Schertz (the
"City ") is necessary to protect the public health and welfare; and
WHEREAS, the City Council of the City desires to protect the safety and welfare of the citizens of
the City through regulation of construction activities in the City; and
WHEREAS, the City has previously adopted multiple international codes; and
WHEREAS, more recent international codes have been adopted by the International. Code
Committee; and
WHEREAS, City Staff has undertaken a review of the newly adopted international codes as
compared to the City's existing codes; and
WHEREAS, City Staff recommends adopting the international codes provided for herein along
with certain amendments; and
WHEREAS, City Staff presented the international codes provided for herein along with their
amendments to the City Planning and Zoning Commission (the "P &Z ") on ; and
WHEREAS, the P &Z voted to recommend approval of the provisions regulating construction
activities set forth herein at the P &Z meeting on date; and
WHEREAS, the City Council has determined that the regulation of construction activities in the
City, as set forth herein, is in the best interests of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SCHERTZ, TEXAS:
Section 1. Repealer. Chapter 18, "Buildings and Building Regulations" of the Code of
Ordinances, City of Schertz, Texas, Articles I — X are hereby repealed.
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Revised 6 -30 -2015 V.12 ms
Section 2. Amendments. Chapter 18, "Buildings and Building Regulations" of the Code of
Ordinances, City of Schertz, Texas, is hereby amended to read as follows:
ARTICLE 1. — IN GENERAL
Section 18 -1. Scheduling Inspections
(a) Posting permit and plans. Work requiring a permit shall not commence until the permit holder
or his agent posts the Inspection card and plans in a conspicuous place on the premises. The
Inspection card and plans shall be protected from the weather and located in such a position as to
permit the building official or designee or assigned inspector to conveniently make the required
entries thereon. The permit holder shall maintain the Inspection card and plans in such position
until the certificate of occupancy or completion certificate is issued by the building official or
designee or assigned inspector.
(b) Inspection Requirements. A 24 -hour notice is required before an inspection is desired,
excluding Saturdays, Sundays and Holidays. To insure a 24 -hour service, all inspections must be
called in by 4:00 p.m. Monday through Friday and shall include the permit number, address of the
inspection site, contact information of the requester, and type of inspections being requested. Any
Inspections requested but unable to be performed on the requested day shall be given priority on
the next business day.
If a re- inspection has been called for and the second inspection revealed that the original turn down
items have not been corrected in part or in whole, a 72 -hour hold on the failed segment shall be
given before another re- inspection will be made. Each subsequent fail on the same re- inspection
will be rescheduled no sooner than 72 —hours which will not include weekends or holiday time
periods.
Section 18 -2. Building Contractors Registration.
It shall be the duty of every contractor who shall make contracts for the construction, erection,
alteration, repair, moving, demolition, installation or replacements of any building, structure,
swimming pool, or sign, whether permanent or temporary, obtain all the necessary permits. Such
contractor shall be registered by the City of Schertz.
Insurance required. It shall be the duty of all contractors who practice their craft within
the City of Schertz, Texas to show proof of general commercial liability insurance for
claims for property damage, or bodily injury regardless of whether the claim arises from a
negligence claim or on a contract claim. Coverage amount of liability insurance shall not be
less than $300,000.00. The insurance shall run for a concurrent term with the registration.
Revised 6 -30 -2015 V.12 ms
Application. A written application for a contractor's registration will be submitted to the
building official or designee or assigned inspector on a form prescribed by the city along
with the required initial fee and evidence of qualifications as follows:
• Required initial fee;
• Renewal fee as applicable;
• Completed application;
The building official or designee or assigned inspector, within 30 days from the receipt of
the completed application, will issue the registration or give a written refusal setting out the
reasons for refusal.
Renewal. All renewals shall be due January 1, of each year. Failure to renew within 30
days after the renewal date will require the applicant to reapply for registration at the initial
fee rate.
Revocation. Any registration issued under this section may be revoked by the building
official or designee or assigned inspector for failure to remedy unsatisfactory work,
violations of the chapter, failure to obtain permits, or failure to obtain proper inspections in
addition to any additional penalties provided by this ordinance.
Appeal. An applicant, whose registration has been denied or revoked, may appeal to the
Board of Adjustments within 30 days, in writing along with an established filing fee.
Section 18 -3. Electrical Registration.
No person shall install, repair or remove electrical wiring or devices unless he is licensed as an
Electrical Contractor issued by the State of Texas who employs any of the listed tradesmen as
established by the Texas Department of Licensing and Regulation. A licensed master, sign master,
journeyman, sign journeyman, residential wireman, or journeyman lineman must directly supervise
work done by an apprentice or sign apprentice.
Directly supervise is defined as follows:
1. Where a single family or duplex residential structure is under construction. The
supervisor shall be on the property while any electrical work as defined by TDLR Rules
and Law is underway.
2. Where a commercial or industrial project is under construction. The supervisor shall be
not less than one supervisor per 50,000 square feet or each story above the first floor or
sub -floor over 50,000 square feet and shall be on the property while any electrical work
as defined by TDLR Rules and Law is underway.
Revised 6 -30 -2015 V.12 ms
Exception:
1. A registration is not required of a homeowner who is doing electrical work on his own
home. The homeowner may receive help from others to do such work, provided that the
principal occupation of the person giving help is not that of an electrical contractor or
electrician.
2. A registration is not required of a person who is hired as a full -time employee to
perform normal maintenance excluding alterations and additions of electrical systems in
commercial establishments, provided that the person does not work as an electrician or
electrical contractor for the general public.
A master, sign master, journeyman, sign journeyman, residential wireman, or
journeyman lineman electrician may supervise not more than eight apprentice electricians
for commercial construction and not more than four apprentice electricians for residential
construction.
Renewal. All renewals shall be due January 1, of each year. Failure to renew within
(180) one hundred and eighty days after the renewal date will require the applicant to
reapply for registration at the initial fee rate.
Revocation. Any Registration issued under this section may be revoked by the building
official or designee or assigned inspector for failure to remedy non -code compliant work,
violation of the electrical code, failure to obtain a permit or failure to obtain proper
inspections in addition to any additional penalties provided by this ordinance. A complaint
shall also be filed with the Texas Department of Licensing and Regulation by the building
official or designee or assigned inspector.
Insurance required. It shall be the duty of all electrical contractors who practice their
craft within the City of Schertz, Texas to show proof of general liability insurance for
claims for property damage, or bodily injury regardless of whether the claim arises from a
negligence claim or on a contract claim. Coverage amount of liability insurance shall not be
less than the amount mandated by the Texas Department of Licensing and Regulation
Administrative Code Chapter 73.40 Insurance Requirements.
Electrical contractors, electrical sign contractors, and residential appliance
installation contractors are required to maintain at least the minimum general
liability insurance coverage at all times to satisfy proof of financial responsibility.
a. the insurance must be at least $300,000 per occurrence (combined for property
damage and bodily injury);
b. be at least $600,000 aggregate (total amount the policy will pay for property
damage and bodily injury coverage); and
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Revised 6 -30 -2015 V.12 ms
c. be at least $300,000 aggregate for products and completed operations.
2. A license applicant or licensee shall file with TDLR a completed certificate of
insurance or other evidence satisfactory to the department when applying for
initial and renewal licenses and upon request of the department.
3. Proof of the required general liability and workers' compensation insurance can
be submitted on an industry standard certificate of insurance form with a 30 -day
cancellation notice. Workers' compensation coverage may be established by a
certificate of authority to self - insure, or an applicant may state that it has elected
not to obtain workers' compensation coverage.
4. A licensed contractor shall furnish the name of the insurance carrier, policy
number, name, address, and telephone number of the insurance agent with whom
the contractor is insured to any customer who requests it.
5. Insurance must be obtained from an admitted company or an eligible surplus
lines carrier, as defined in the Texas Insurance Code, Chapter 981, or other
insurance companies that are rated by A.M. Best Company as B+ or higher.
Section 18 -4. Mechanical Registration.
It shall be the duty of all mechanical contractors who practice their craft within the City of Schertz,
Texas to show proof of state license and insurance as required by the Department of Licensing and
Regulation, as referenced in State Law, Article 8861, IDLE- ACR- 75.11/v.1/93.
Insurance required. It shall be the duty of all Mechanical contractors who practice their
craft within the City of Schertz, Texas to show proof of general liability insurance for
claims for property damage, or bodily injury regardless of whether the claim arises from a
negligence claim or on a contract claim. Coverage amount of liability insurance shall not be
less than the amount mandated by the Texas Department of Licensing and Regulation
Administrative Code Chapter 75.40 Contractor Insurance Requirements.
Class A licensees must maintain commercial general liability insurance at all times
during a license period:
a. of at least $300,000 per occurrence (combined for property damage and
bodily injury);
b. of at least $600,000 aggregate (total amount the policy will pay for
property damage and bodily injury coverage); and
C. of at least $300,000 aggregate for products and completed operations.
Revised 6 -30 -2015 V.12 ms
2. Class B licensees must maintain commercial liability insurance at all times during
a license period:
a. of at least $100,000 per occurrence (combined for property damage and
bodily injury);
b. of at least $200,000 aggregate (total amount the policy will pay for
property damage and bodily injury coverage); and
C. of at least $1.00,000 aggregate for products and completed operations.
3. Insurance must be obtained from an insurance provider authorized to sell liability
insurance in Texas pursuant to the Texas Insurance Code.
4. A license applicant or licensee must file with TDLR a completed certificate of
insurance or other evidence satisfactory to TDLR when applying for an initial
license, changing a business name or affiliation, and upon request of TDLR.
5. Requests to waive the insurance requirements because the license holder does not
contract with the public must:
a. be submitted in writing to TDLR; and
b. contain a detailed explanation of the conditions under which the waiver is
requested.
6. A licensee who has received a waiver of insurance cannot perform or offer to
perform air conditioning and refrigeration contracting under his license with the
general public.
7. A licensee or an air conditioning and refrigeration contracting company must
furnish the name of the insurance carrier, policy number, name, address, and
telephone number of the insurance agent with whom the licensee or company is
insured to any customer who requests it.
State law reference— State license requirements for air conditioning and refrigeration
contracting, Tex. Occupations Code, § 1.302.251 et seq.; municipal licensing and regulation .
of air conditioning and refrigeration contracting, Tex. Occupations Code, §§ 1.302.301—
1302.303.
Section 18 -5. Plumbing Registration.
It shall be the duty of all plumbing contractors who practice their craft within the City of
Schertz, Texas to show proof of state license and insurance as required by the Texas
Revised 6 -30 -2015 V.12 ms
State Board of Plumbing Examiners in accordance with, Vernon's Civil Statues, Article
6243 -101.
Plumbing Supervision:
A master, journey man, residential utilities installer, drain cleaner or tradesman plumber
may directly supervise not more than eight apprentice plumbers for commercial
construction and not more than four apprentice plumbers for residential.
Directly supervise is defined as follows:
Where a single family or duplex residential structure is under
construction. The supervisor shall be on the property while any plumbing
work as defined by Texas State Board of Plumbing Examiners Rules and
Law is underway.
2. Where a commercial or industrial project is under construction. The
supervisor shall be not less than one supervisor per 50,000 square feet or
each story above the first floor or sub -floor over 50,000 square feet and
shall be on the property while any plumbing work as defined by TSBPE
Rules and Law is underway.
Insurance required. It shall be the duty of all Plumbing contractors who practice
their craft within the City of Schertz, Texas to show proof of general liability insurance for
claims for property damage, or bodily injury regardless of whether the claim arises from a
negligence claim or on a contract claim. Coverage amount of liability insurance shall not be
less than the amount mandated by the Texas Board of Plumbing Examiners Board Rules,
Section 367.3 Requirements for Plumbing Companies, Responsible Master Plumbers;
Certificate of Insurance.
1. The Certificate of Insurance must:
a. Be written by a company licensed to do business in this state;
b. Provide for commercial general liability insurance for the Responsible
Master Plumber for claims for property damage or bodily injury, regardless
of whether the claim arises from a negligence claim or on a contract claim
an d shall include all types of plumbing that will be performed under the
RMP's license, including, but not limited to:
i. Liquefied petroleum gas (LPG) plumbing;
ii, Medical gas plumbing; and
iii. Multipurpose residential fire protection sprinkler systems; and
Revised 6 -30 -2015 V.12 ms
c. Be in a coverage amount of not less than $300,000.00 for all claims arising
in any one -year period;
d. State the name and license number of the Master Plumber for whom the
coverage is provided;
e. State the name of the plumbing company for which the Master Plumber is
acting as the RMP.
i. Insurance coverage specified in part (a) of this subsection, shall be
maintained at all times during which a Master Plumber acts as a
RMP.
ii. The Certificate of Insurance form expires on the date that the
insurance coverage, specified in section (a) of this subsection,
expires.
iii. The RMP shall furnish the TSBPE with a completed Certificate
of Insurance form not later than 10 days after the expiration on the
previously furnished Certificate of Insurance form.
Section 18 -6. Board of Appeals
Appeals of orders, decisions or determinations made by the building official relative to the
application and interpretation of the codes adopted in this Chapter shall be to the Board of Appeals
as established under the Unified Development Code, Article 3, Boards, Commissions and
Committees.
Secs. 1.8 -7 — 1.8.39 Reserved.
• i !f 11
Section 18 -40. Adopted
The International Building Code, 2012 Edition is hereby adopted with the amendments as provided
for in this Article.
Section 18 -41. Amendments
The International Building Code, 2012 Edition is hereby amended as follows:
101.1 Title. These regulations shall be known as the Building Code of the City of Schertz, Texas,
hereinafter referred to as "this code."
Permits.
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105.2 Work exempt from permit.
Exemptions from permit requirements of this code shall not be deemed to grant authorization for
any work to be done in any manner in violation of the provisions of this code or any other laws or
ordinances of this jurisdiction. Permits shall not be required for the following:
Building:
Water tanks supported directly upon grade if the capacity does not exceed
5,000 gallons and the ratio of height to diameter or width does not exceed
two to one.
2. Painting, papering, tiling, carpeting, cabinets, counter tops and similar
finish work.
Temporary motion picture, television and theater stage sets and scenery.
4. Shade cloth structures constructed for nursery or agricultural purposes, but
not including service systems.
Swings and other temporary playground equipment accessory to one and
two - family dwellings.
6. Window awnings supported by an exterior wall of R -3 - One and
Two Family Dwellings as applicable in Section 101.2 and Group U
occupancies of the International Building Code 2012 as defined in
Chapter 3 - Use and Occupancy Classification.
7. Movable cases, countertops and partition not over (5) five feet (9) nine
inches in height.
Residential one story detached accessory structures used as tool and
storage sheds, playhouses, and similar uses; provided the floor area does
not exceed 1.20 square feet.
a. The foundation for a detached accessory structure, storage sheds,
playhouses and similar uses, if any, will require a flatwork permit;
and the location and placement of the accessory structure shall .
comply with Article 8 of the Schertz Unified Development Code.
b. Areas located in floodplain hazard areas will require permits.
9. Residential — Replacement Fences, Siding, and Arbors. Non -one and two
family dwelling locations are not exempt from permits.
Revised 6 -30 -2015 V.12 ms
a. The foundation for an Arbor, if any, will require a flat work permit.
The arbor shall not be located in any utility easement; and shall
comply with the setback requirements of Article 8 of the Schertz
Unified Development Code with the exception that an arbor may be
attached to the main structure.
b. Areas located in floodplain hazard areas will require permits.
C. Replacement Fence means replacing a like- for -like material fence in
the same location as the existing fence.
Electrical:
Normal maintenance work, such as replacement of lamps, sockets, fuses,
drop cords, snap switches, or other similar minor repairs as may be
permitted by the building official or designee or assigned inspector;
2. Connection of portable electrical equipment to suitable existing
permanently installed receptacles.
3. Replacement of a motor of the same horsepower and rating and
installation of pressure devices and similar controls, when the electrical
supply for the same has been properly installed by a licensed electrician.
4. The provisions of this chapter shall not apply to electrical equipment used
for radio and television transmission, but does apply to equipment and
wiring for power supply and the installations of towers and antennas.
Gas:
Portable heating appliance.
2. Replacement of any minor part that does not alter approval of equipment
or make such equipment unsafe.
Mechanical:
1. Portable heating appliance;
2. Portable ventilation equipment;
3. Portable cooling unit;
4. Steam, hot or chilled water piping within any heating or cooling
equipment regulated by this chapter;
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Replacement of any part which does not alter its approval or make it
unsafe;
6. Portable evaporative cooler;
7. Self- contained refrigeration system containing ten pounds or less of
refrigerant and actuated by motors of one horsepower or less.
Plumbing:
The stopping of leaks in drains, water, soil, waste or vent pipe; provided,
however, that if any concealed trap, drain -pipe, water, soil, waste or vent
pipe becomes defective and becomes necessary to remove and replace the
same with new material, such work shall be considered as new work and a
permit shall be obtained and inspection made as provided in this chapter.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or
fixtures, and the removal and reinstallation of water closets, provided such
involve or require the replacement or rearrangement of valves, pipes or
fixtures.
105.3.1 Action on Application.
Ref: Texas Local Government Code Section 214.904 Time for Issuance of Municipal Building
Permit.
This section applies only to a permit required by a municipality to erect or
improve a building or other structure in the municipality or its extraterritorial
jurisdiction.
2. Not later than the 45th day after the date an application for a permit is submitted
the municipality must;
a. grant or deny the permit:
b. provide written notice to the applicant stating the reasons why the
municipality has been unable to grant or deny the permit application: or
C. reach a written agreement with the applicant providing for a deadline for
granting or denying the permit.
3. For a permit application for which notice is provided under Subsection (2)(b),
the municipality may grant or deny the permit not later than the 30th day after the
date the notice is received.
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4. If a municipality fails to grant or deny a permit application in the time required
by Subsection (3) or by an agreement under Subsection (2)(c), the
municipality:
a. may not collect any permit fees associated with the application; and
b. shall refund to the applicant any permit fees associated with the
application that have been collected.
Public right -of -way, alleys and easements. A permit shall not be given by the building
official or designee or assigned inspector for the construction of any building or structure,
or alteration of any building or structure that will encroach upon any right -of -way, alley, or
utility or drainage easement.
107.3.4 Design professional in responsible charge.
The design professional shall be an architect or engineer legally registered under the
laws of the State of Texas regulating the practice of architecture or engineering and shall
affix his /her seal to said drawings, specifications and accompanying data, for the following:
All group A, E and I occupancies.
2. Buildings and structures three stories or more in height.
3. Buildings and structures 5,000 square feet or more in area.
4. All group R occupancies regardless of size.
a. Excluding single family residential additions and remodels not including the
engineered foundation.
The City of Schertz Building Inspection Division may send plans to an accredited third
party review service at the City of Schertz's discretion to expedite the plan review process.
109.2 Fees
Provide a copy of the contract or proposal signed by both the contractor and the person
responsible for the property that the construction will occur on when requested by the
Building Inspections Division to verify the value of the work for miscellaneous activities
such as remodeling, re- roofing, and foundations.
111.1 Use and Occupancy
New Certificate of Occupancy for Existing Structures. A certificate of occupancy is required of
all commercial or industrial establishments and must be applied for prior to occupancy of the
space. A new certificate is required if a business is relocated, ownership is changed, occupancy
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use and classification is changed or the name of a business is changed. Certificates of Occupancy
are not transferable.
The building official or designee or assigned inspector along with any other city staff required,
shall inspect the building or structure and finding no violations of the provisions of this code or
other laws that are enforced by the Departments of Development Services, Engineering, Fire, Parks
or Health and all applicable fees are paid, a certificate of occupancy shall be issued.
111.2. Certificate of Occupancy Issued
After the building official or designee or assigned inspector inspects a building or structure and
fords no violations of the provisions of this chapter or other laws that are enforced by this
department, the building official or designee or assigned inspector shall issue a certificate of
occupancy that shall contain the following:
1. The building permit number;
2. The address of the structure;
The name and address of the owner;
4. A description of that portion of the structure for which the certification is
issued based on approved City of Schertz Zoning determination.
The name of the building official or designee or assigned inspector;
6. Edition of the code under which the permit was issued;
7. The classification of use and occupancy in accordance with the provisions
of Chapter 3 of International Building Code;
Type of construction as defined in Chapter 6 of the International Building
Code;
9. The design occupant load;
1.0. If an automatic sprinkler system is required or not;
11. Any special stipulations or condition for occupancy.
12. The Zoning District in which the occupancy is located.
113 Board of Appeals
The Board of Appeals is hereby repealed in its entirety.
202 Definitions.
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Applicable governing body as referenced within any code adopted under this chapter shall mean
the City Council of the City of Schertz
As Built Plans are plans submitted after the building is complete showing any alterations,
additions or changes that have occurred after construction has begun. All alterations, additions or
changes may require Building Division approval.
ICC Electrical Code as referenced within any code adopted under this chapter shall mean the
National Electric Code, published by the National Fire Protection Association (NFPA).
Service Systems are electrical, fire, mechanical, plumbing or other services not associated with
structural elements.
508.4.4 Separation
Individual occupancies shall be separated from adjacent occupancies in accordance with Table
508.4 but in no case shall the fire barrier be less than (l) one hour where permitted with or without
an automatic sprinkler system.
1801.2.1 Design basis
All foundations shall be designed by a registered Professional. Engineer in the State of Texas and
all drawings and documentation must be signed and sealed. Design Engineers must be registered
with the City of Schertz. Documentation shall include:
Design letter referencing soils report numbers, date of report, and soils engineer name; specific
location including lot, block and subdivision; specific design criteria including soil bearing
capacity, plasticity index, and potential vertical rise. The engineer shall also approve a concrete
mix design with performance criteria based on soils and seasonal conditions.
Signed and sealed drawings clearly indicating the strand and reinforcement placement, pier size,
depth, location, and reinforcing, beam size and location, and any special details. Design
calculations must be included.
Design engineer must perform a pre -pour inspection and provide the City of Schertz with a signed
and sealed document stating that the foundation has been inspected and approved. This inspection .
must take place prior to requesting a foundation inspection from the City of Schertz. The design
engineer shall be present during placement of concrete to verify concrete mix design and seasonal
conditions during placement, and verify tensioning and elongation of cables if it is a post- tension
foundation.
Letter from the engineer indicating that rough grading of the lot occurred immediately after form
removal to maintain drainage away from foundation during the construction process.
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The engineer must provide to the City of Schertz a Letter of Final Acceptance stating that the
foundation has been placed in compliance with the design prior to issuance of a Certificate of
Occupancy.
Prior to issuance of a Certificate of Occupancy, the engineer shall provide a letter indicating that a
strength test was performed on the batch of concrete and the results of the concrete strength test
were consistent with the acceptable range specified in the foundation design. Copies of relevant
logs or test results from the concrete manufacturer shall also be provided.
After foundation construction, but prior to commencement of framing, the owner or applicant shall
provide the building official of the City with a sealed certification from an engineer licensed to
practice in the State of Texas and registered with the City of Schertz that the concrete has
adequately cured to allow for framing of the first floor only to occur. Prior to placing any
additional load on the slab the owner or applicant shall provide the building official of the City
with a sealed certification from an engineer licensed to practice in the State of Texas that the
concrete has adequately cured to allow an additional load to be placed on the slab, including
framing above the first floor. In no event shall this be less than 3 days after the foundation was
poured.
If the foundation is a post - tension foundation that it was designed after the engineer's consideration
of (a) the Post - Tensioning Institute's Construction and Maintenance Manual for Post- Tensioned
Slab -on- Ground Foundations, 3d Edition; (b) the Post - Tensioning Institute's Design of Post -
Tensioned Slabs -on- Ground, 3d Edition with 2008 Supplement; and the soil test conducted for the
lot.
Post - Tension foundations must be inspected by a Post - Tensioning Institute (PTI) Level 1 or 2
Unbonded PT Inspector prior to placing a load on the slab or commencement of framing.
Additionally, the PTI Level 1 or 2 Unbonded PT Inspector must provide foundation design
drawings, shipping lists, material certifications, jack certifications, stressing records, and concrete
placement records (as described in the Post- Tensioning Institute's Construction and Maintenance
Manual for Post - Tensioned Slab -on- Ground Foundations, 3d Edition) to the City.
1803.1.1 General.
Notwithstanding the foregoing, prior to issuance of a building permit, the owner or applicant shall
provide to the building official for the City a soil test (geotechnical investigation) for the lot
signed, sealed, and made by a geotechnical engineer licensed to practice in the State of Texas. The
soil test shall contain design recommendations. The soil test shall be conducted within the area
where the building foundation is to be located and the owner shall provide a survey of the lot to the
City indicating the location of the soil test. Such soil test report shall be referenced on the building
permit application along with a signed and sealed statement from an engineer licensed to practice
in the State of Texas that the foundation(s) on the lot was /were designed in consideration of the
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results shown in the soil test report for that lot. The owner(s) of the property shall provide a letter
stating that no cut or fill was done subsequent to the soil test being conducted. The Exception to
1807.1(a) Foundation Walls, Retaining Walls and Embedded Posts and Poles
Construction of a retaining wall in excess of four (4) feet in height, as measured from the bottom of
the footing of the wall to the top of the wall, constructed on public property or to be dedicated to
the City as a public improvement, as a part of the overall subdivision civil plans and the
Development Permit application process, shall require submission to, and approval by, the City
Engineer of the City of detailed retaining wall design plans sealed by an engineer licensed to
practice in the State of Texas, prior to commencing construction of such wall. Construction of such
retaining wall shall also require submission to, and approval by, the City Engineer of the City of a
sealed engineering inspection report verifying the construction of the retaining wall in
conformance with the retaining wall design plans in order to close out the Development Permit.
Construction of a retaining wall in excess of four (4) feet in height, as measured from the bottom of
the footing of the wall to the top of the wall, constructed on private property and that will not be
dedicated to the City as a public improvement, as a part of the building permit application process,
shall require submission to, and approval by, the building official of the City of detailed retaining
wall design plans sealed by an engineer licensed to practice in the State of Texas, prior to
commencing construction of such wall. Construction of such retaining wall shall also require
submission to, and approval by, the building official of the City of a sealed engineering inspection
report verifying the construction of the retaining wall in conformance with the retaining wall
design plans in order to close out the building permit.
On lots with a retaining wall in excess of four (4) feet in height, as measured from the bottom of
the footing to the top of the wall, in addition to the designated rear and side yard setbacks, a
maintenance and access easement for the benefit of the adjacent property owners and the City on
either side of the retaining wall, as necessitated by the design of the retaining wall and in
accordance with the signed and sealed engineering plans, shall be required for retaining wall
maintenance and to prevent any incursion into fill material. The required area of the easement shall
vary according to the retaining wall design and adjacent property access and shall, at a minimum,
include all of the fill area. Any incursion into a retaining wall fill for maintenance and construction
of utilities shall require the submission to, and approval by, the building official of the City of
detailed design plans, sealed by an engineer licensed to practice in the State of Texas, prior to
commencing construction on such incursion. All other incursions are prohibited."
PTI Level 1 or 2 Unbonded PT Inspector is a certified individual meeting the requirements of the
IBC 2012, Section 1704 Special Inspections, Contractor Responsibility and Structural
Observations, Table 1.705.3 Required Verification and Inspection of Concrete Construction.
1207 Sound Transmission Standards for High Noise Areas
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All habitable portions of structures occupied by noise sensitive land uses shall be designed and
constructed to achieve either:
1. an outside to inside noise level reduction (NLR) of at least twenty -five (25) a- weighted
decibels (dBA), or
2. be built to the standards set forth in subsection (c)(1) B. below.
Options for Compliance. Compliance may be demonstrated using one of the following methods:
1. Use simultaneous noise readings of instantaneous outside and inside noise levels in
accordance with ASTM E 966 to ensure the structure achieves an outside to inside NLR
of at least twenty -five (25) dBA; or
2. Utilize construction materials with a minimum tested or listed sound transmission class
(STC) rating of forty (40), in accordance with ASTM E 90, for walls and ceilings, and
with a minimum tested or listed STC rating for doors and windows as specified below,
in accordance with the following construction methods:
a. Walls. The specific exterior wall assemblies listed below shall include the interior
finishes set forth therein. Exception: Exterior wall assemblies or materials that
have been tested or listed with a minimum STC rating of forty (40).
Brick veneer. When exterior walls are constructed using brick veneer, a
minimum of one -half (1/2) inch gypsum drywall shall be applied as the
interior finish, or a minimum of three and one -half (3- 1/2) inches of
foam insulation shall be sprayed in as allowed by the building and fire
code.
ii. Vinyl or cement sidings. When exterior walls are constructed using vinyl
or cement sidings, a minimum of five- eighths (5/8) inch gypsum drywall
shall be applied as the interior finish, or a minimum of three and one -half
(3 -1/2) inches of foam insulation shall be sprayed in as allowed by the
building and fire code.
iii. Other assemblies and materials. All other exterior wall assemblies or
materials shall have a tested or listed minimum STC rating of forty (40).
b. Roof /Ceiling Assemblies. Roof /ceiling assemblies shall be constructed in
accordance with the requirements of subsections (i) or (ii) below.
Exception: Roof /ceiling assemblies or materials that have been tested or listed with a
minimum STC rating of forty (40).
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i. Ceilings with unconditioned attic space shall be insulated with a
minimum of one -half (1/2) inch gypsum drywall on the interior ceiling
side covered with a minimum of twelve (12) inches of blown in fiberglass
insulation, or a minimum of three and one -half (3-1/2) inches of spray
foam insulation shall be applied to the underside of the roof deck as
allowed by the building and fire code.
ii. Ceilings without attic space above shall be insulated with a minimum of
five- eighths (5/8) inch gypsum drywall on the interior side filled with a
minimum of nine (9) inches of fiberglass batt insulation with a one (1)
inch air space between the roof sheathing and the fiberglass, or a
minimum of three and one -half (3 -1/2) inches of spray foam insulation
shall be applied to the underside of the roof deck as allowed by the
building and fire code.
c. Windows. The cavity between the wood framing and the window frame shall be
insulated with fiberglass insulation or foam insulation to the depth of the window
frame.
r I III
i. If the exterior windows and doors together comprise no more than thirty
percent (30 %) of the total exterior wall area, all windows shall have a
minimum tested or listed STC rating of thirty (30).
ii. If the exterior windows and doors together comprise more than thirty
percent (30 %) but no more than forty percent (40 %) of the total exterior
wall area, all windows shall have a minimum tested or listed STC rating
of thirty -two (32).
iii. If the exterior windows and doors together comprise more than forty
percent (40 %) of the total exterior wall area, all windows shall have a
minimum tested or listed STC rating of forty (40).
i. If the exterior windows and doors together comprise no more than thirty
percent (30 %) of the total exterior wall area, all exterior doors shall have
a minimum tested or listed STC rating of thirty (30).
ii. If the exterior windows and doors together comprise more than thirty
percent (30 %) but no more than forty percent (40 %) of the total exterior
wall area, all exterior doors shall have a minimum tested or listed STC
rating of thirty -two (32).
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ill. If the exterior windows and doors together comprise more than forty
percent (40 %) of the total exterior wall area, all exterior doors shall have
a minimum tested or listed STC rating of forty (40).
Exception: An exterior door may have a tested or listed STC rating of less than forty (40)
when installed with a storm door which when combined, achieve a minimum tested or
listed STC rating of forty (40).
e. Mechanical Systems. Mechanical ventilation systems (HVAC) shall provide
minimum air circulation and fresh air requirements for various uses in occupied
rooms without the need to open any windows, doors, or other openings to the
exterior.
i. In- window, through -wall, or through -floor air conditioning, ventilating, or
heating units may be used if:
1) the above insulation requirements for walls, ceilings, windows and doors
are implemented, or
2) walls, ceilings, windows and doors have a minimum tested or listed STC
rating of forty (40).
ii. Evaporative coolers may be installed if the following is implemented to
reduce sound entering through the unit:
1) Insert a duct extension with at least two (2) ninety degree (90 °) "elbows"
between the structure and the unit.
2) Add acoustically designed "up- ducts" in the ceiling of each room to allow
proper circulation of air while windows are closed.
Certification.
1. Prior to approval of final inspection or issuance of a certificate of occupancy, all project
applicants shall submit to the Building Inspection Division, a signed statement
certifying compliance with this section from an accredited third party testing agency or
a stamped approval letter from a Texas Licensed Engineer.
2. A single certification statement for multiple structures in the same development may be
used as long as the structures implement the same floor plans and construction methods.
Definition: Accredited is defined as certified through the National Voluntary Laboratory
Accreditation Program (NVLAP)
Secs. 1.8 -42 — 18 -59. Reserved.
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ARTICLE III. - INTERNATIONAL RESIDENTIAL CODE FOR
ONE AND TWO FAMILY DWELLINGS
Section 18 -60. Adopted
The International Residential Code for One and Two Family Dwellings Code, 2012 Edition is
hereby adopted with the amendments as provided for in this Article.
Section 18 -61. Amendments
The International Residential Code for One and Two Family Dwellings, 2012 Edition is hereby
amended as follows:
R101.1 Title. These provisions shall be known as the Residential Code for One -and Two - family
Dwellings of the City of Schertz, Texas, and shall be cited as such and will be referred to herein as
"this code."
Permits.
R105.2 Work exempt from permit.
Exemptions from permit requirements of this code shall not be deemed to grant authorization for
any work to be done in any manner in violation of the provisions of this code or any other laws or
ordinances of this jurisdiction. Permits shall not be required for the following:
Building:
Water tanks supported directly upon grade if the capacity does not exceed
5,000 gallons and the ratio of height to diameter or width does not exceed
two to one.
2. Painting, papering, tiling, carpeting, cabinets, counter tops and similar
finish work.
Temporary motion picture, television and theater stage sets and scenery.
4. Shade cloth structures constructed for nursery or agricultural purposes, but
not including service systems.
Swings and other temporary playground equipment accessory to one and
two - family dwellings.
6. Window awnings supported by an exterior wall of R -3 - One and
Two Family Dwellings as applicable in Section 101.2 and Group U
occupancies of the International Building Code 2012 as defined in
Chapter 3 - Use and Occupancy Classification.
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7. Movable cases, countertops and partition not over (5) five feet (9) nine
inches in height.
8. Residential one story detached accessory structures used as tool and
storage sheds, playhouses, and similar uses; provided the floor area does
not exceed 120 square feet except where located in a flood hazard area.
a. The foundation for a detached accessory structure, storage sheds,
playhouses and similar uses, if any, will require a flatwork permit;
and the location and placement of the accessory structure shall
comply with Article 8 of the Schertz Unified Development Code.
b. Areas located in floodplain hazard areas will require permits.
9. Residential — Replacement Fences, and Siding. Non -one and two family
dwelling locations are not exempt from permits.
a. The foundation for an Arbor, if any, will require a flat work permit.
The arbor shall not be located in any utility easement; and shall
comply with the setback requirements of Article 8 of the Schertz
Unified Development Code with the exception that an arbor may be
attached to the main structure.
b. Areas located in floodplain hazard areas will require permits.
Replacement Fence means replacing a like- for -like material fence in
the same location as the existing fence.
Electrical:
Normal maintenance work, such as replacement of lamps, sockets, fuses,
drop cords, snap switches, or other similar minor repairs as may be
permitted by the building official or designee or assigned inspector;
2. Connection of portable electrical equipment to suitable existing
permanently installed receptacles.
3. Replacement of a motor of the same horsepower and rating and
installation of pressure devices and similar controls, when the electrical
supply for the same has been properly installed by a licensed electrician.
4. The provisions of this chapter shall not apply to electrical equipment used
for radio and television transmission, but does apply to equipment and
wiring for power supply and the installations of towers and antennas.
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Gas:
1. Portable heating appliance.
2. Replacement of any minor part that does not alter approval of equipment
or make such equipment unsafe.
Mechanical:
1. Portable heating appliance;
2. Portable ventilation equipment;
3. Portable cooling unit;
4. Steam, hot or chilled water piping within any heating or cooling
equipment regulated by this chapter;
5. Replacement of any part which does not alter its approval or make it
unsafe;
6. Portable evaporative cooler;
7. Self- contained refrigeration system containing ten pounds or less of
refrigerant and actuated by motors of one horsepower or less.
Plumbing:
1. The stopping of leaks in drains, water, soil, waste or vent pipe; provided,
however, that if any concealed trap, drain -pipe, water, soil, waste or vent
pipe becomes defective and becomes necessary to remove and replace the
same with new material, such work shall be considered as new work and a
permit shall be obtained and inspection made as provided in this chapter.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or
fixtures, and the removal and reinstallation of water closets, provided such
involve or require the replacement or rearrangement of valves, pipes or
fixtures.
R105.3.1 Action on Application.
Ref: Texas Local Government Code Section 214.904 Time for Issuance of Municipal Building
Permit.
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This section applies only to a permit required by a municipality to erect or
improve a building or other structure in the municipality or its extraterritorial
jurisdiction.
2. Not later than the 45th day after the date an application for a permit is submitted
the municipality must;
a. grant or deny the permit:
b. provide written notice to the applicant stating the reasons why the
municipality has been unable to grant or deny the permit application: or
C. reach a written agreement with the applicant providing for a deadline for
granting or denying the permit.
3. For a permit application for which notice is provided under Subsection (2)(b),
the municipality may grant or deny the permit not later than the 30th day after the
date the notice is received.
4. If a municipality fails to grant or deny a permit application in the time required
by Subsection (3) or by an agreement under Subsection (2)(c), the
municipality:
a. may not collect any permit fees associated with the application; and
b. shall refund to the applicant any permit fees associated with the
application that have been collected.
Public right -of -way, alleys and easements. A permit shall not be given by the building
official or designee or assigned inspector for the construction of any building or structure,
or alteration of any building or structure that will encroach upon any right -of. -way, alley, or
utility or drainage easement.
R106.1 Submittal Documents
Design professional. The design professional shall be an architect or engineer legally
registered under the laws of the State of Texas regulating the practice of architecture or
engineering and shall affix his /her seal to said drawings, specifications and
accompanying data, for the following:
All group A, E and I occupancies.
2. Buildings and structures three stories or more in height.
3. Buildings and structures 5,000 square feet or more in area.
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4. All group R occupancies regardless of size.
a. Excluding single family residential additions and remodels not including the
engineered foundation.
The City of Schertz Building Inspection Division may send plans to an accredited third
party review service at the City of Schertz's discretion to expedite the plan review process.
This shall be at the applicant's expense and shall be paid at the time of the request after a
review fee is established.
R108.3 Fees
Provide a copy of the contract or proposal signed by both the contractor and the person
responsible for the property that the construction will occur on when requested by the
Building Inspections Division to verify the value of the work for miscellaneous activities
such as remodeling, re- roofing, and foundations.
R110.3 Certificate of Occupancy Issued.
After the building official or designee or assigned inspector inspects a building or structure and
finds no violations of the provisions of this chapter or other laws that are enforced by this
department, the building official or designee or assigned inspector shall issue a certificate of
occupancy that shall contain the following:
The building permit number;
2. The address of the structure;
The name and address of the owner;
4. A description of the building use;
The name of the building official or designee or assigned inspector;
6. Edition of the code under which the permit was issued;
7. The classification use of the structure;
8. Type of construction as defined in Chapter 6 of the International Building
Code;
9. If an automatic sprinkler system is required or not;
10. Any special stipulations or condition for occupancy.
11. The Zoning District in which the occupancy is located.
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R111.3 Authority to Disconnect Service Utility
1. Portable Generators for residential home use where used to remove the one or two
family dwelling from the public electric utility grid permanently are prohibited.
Exception: During emergency situations where authorized by the Authority Having Jurisdiction.
R112 Board of Appeals
The Board of Appeals is hereby repealed in its entirety.
R202 Definitions.
Applicable governing body as referenced within any code adopted under this chapter shall mean
the City Council of the City of Schertz
As Built Plans are plans submitted after the building is complete showing any alterations,
additions or changes that have occurred after construction has begun. All alterations, additions or
changes may require Building Division approval.
ICC Electrical Code as referenced within any code adopted under this chapter shall mean the
National Electric Code, published by the National Fire Protection Association (NFPA).
Residential Arbors are defined as trellises and not as a building when less than 200 square feet in
size. Arbors shall be built without a solid roof covering; used only to support vegetation; or acting
as a shadow box attached or unattached to the primary or secondary structure; or free standing
anchored solidly into the soil or to a permanent foundation and capable of withstanding the
environmental conditions as established in the International Residential Code.
Service Systems are electrical, fire, mechanical, plumbing or other services not associated with
structural elements.
R106.1.4 Submittal documents.
All foundations shall be designed by a registered Professional Engineer in the State of Texas and
all drawings and documentation must be signed and sealed. Design Engineers must be registered
with the City of Schertz. Documentation shall include:
Design letter referencing soils report numbers, date of report, and soils engineer name; specific
location including lot, block and subdivision; specific design criteria including soil bearing
capacity, plasticity index, and potential vertical rise. The engineer shall also approve a concrete
mix design with performance criteria based on soils and seasonal conditions.
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Signed and sealed drawings clearly indicating the strand and reinforcement placement, pier size,
depth, location, and reinforcing, beam size and location, and any special details. Design
calculations must be included.
Design engineer must perform a pre -pour inspection and provide the City of Schertz with a signed
and sealed document stating that the foundation has been inspected and approved. This inspection
must take place prior to requesting a foundation inspection from the City of Schertz. The design
engineer shall be present during placement of concrete to verify concrete mix design and seasonal
conditions during placement, and verify tensioning and elongation of cables if it is a post- tension
foundation.
Letter from the engineer indicating that rough grading of the lot occurred immediately after form
removal to maintain drainage away from foundation during the construction process.
The engineer must provide to the City of Schertz a Letter of Final Acceptance stating that the
foundation has been placed in compliance with the design prior to issuance of a Certificate of
Occupancy.
Prior to issuance of a Certificate of Occupancy, the engineer shall provide a letter indicating that a
strength test was performed on the batch of concrete and the results of the concrete strength test
were consistent with the acceptable range specified in the foundation design. Copies of relevant
logs or test results from the concrete manufacturer shall also be provided.
After foundation construction, but prior to commencement of framing, the owner or applicant shall
provide the building official of the City with a sealed certification from an engineer licensed to
practice in the State of Texas and registered with the City of Schertz that the concrete has
adequately cured to allow for framing of the first floor to occur. Prior to placing any additional
load on the slab the owner or applicant shall provide the building official of the City with a sealed
certification from an engineer licensed to practice in the State of Texas that the concrete has
adequately cured to allow an additional load to be placed on the slab, including framing above the
first floor. In no event shall this be less than 3 days after the foundation was poured.
If the foundation is a post- tension foundation that it was designed after the engineer's consideration
of (a) the Post - Tensioning Institute's Construction and Maintenance Manual for Post- Tensioned
Slab -on- Ground Foundations, 3d Edition; (b) the Post - Tensioning Institute's Design of Post -
Tensioned Slabs -on- Ground, 3d Edition with 2008 Supplement; and the soil test conducted for the
lot.
Post- Tension foundations must be inspected by a Post- Tensioning Institute (PTI) Level 1 or 2
Unbonded PT Inspector prior to placing a load on the slab or commencement of framing.
Additionally, the PTI Level 1 or 2 Unbonded PT Inspector must provide foundation design
drawings, shipping lists, material certifications, jack certifications, stressing records, and concrete
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placement records (as described in the Post- Tensioning Institute's Construction and Maintenance
Manual for Post- Tensioned Slab -on- Ground Foundations, 3d Edition) to the City.
Prior to receiving a Certificate of Occupancy, a final survey indicating final grade elevations and
verifying positive drainage away from the foundation must be submitted to the City.
R401.4.3 Soil Tests
Notwithstanding the foregoing, prior to issuance of a building permit, the owner or applicant shall
provide to the building official of the City a soil test ( geotechnical investigation) for the residential
lot made by a geotechnical engineer licensed to practice in the State of Texas. The soil test shall
contain design recommendations. The soil test shall be conducted within the area where the
building foundation is to be located and the owner shall provide a survey of the lot to the City
indicating the location of the soil test. Such soil test report shall be referenced on the building
permit application along with a signed and sealed statement from an engineer licensed to practice
in the State of Texas that the foundation on the residential lot was designed in consideration of the
results shown in the soil test report for that lot and that no cut or fill was done subsequent to the
soil test being conducted.
R404.4.1 Retaining Walls
Construction of a retaining wall in excess of four (4) feet in height, as measured from the bottom of
the footing of the wall to the top of the wall, constructed on public property or to be dedicated to
the City as a public improvement, as a part of the overall subdivision civil plans and the
Development Permit application process, shall require submission to, and approval by, the City
Engineer of the City of detailed retaining wall design plans sealed by an engineer licensed to
practice in the State of Texas, prior to commencing construction of such wall. Construction of such
retaining wall shall also require submission to, and approval by, the City Engineer of the City of a
sealed engineering inspection report verifying the construction of the retaining wall in
conformance with the retaining wall design plans in order to close out the Development Permit.
Construction of a retaining wall in excess of four (4) feet in height, as measured from the bottom of
the footing of the wall to the top of the wall, constructed on private property and that will not be
dedicated to the City as a public improvement, as a part of the building permit application process,
shall require submission to, and approval by, the building official of the City of detailed retaining
wall design plans sealed by an engineer licensed to practice in the State of Texas, prior to
commencing construction of such wall. Construction of such retaining wall shall also require
submission to, and approval by, the building official of the City of a sealed engineering inspection .
report verifying the construction of the retaining wall in conformance with the retaining wall
design plans in order to close out the building permit.
On residential lots with a retaining wall in excess of four (4) feet in height, as measured from the
bottom of the footing to the top of the wall, in addition to the designated rear and side yard
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Revised 6 -30 -2015 V.12 ms
setbacks, a maintenance and access easement for the benefit of the adjacent property owners and
the City on either side of the retaining wall, as necessitated by the design of the retaining wall and
in accordance with the signed and sealed engineering plans, shall be required for retaining wall
maintenance and to prevent any incursion into fill material. The required area of the easement shall
vary according to the retaining wall design and adjacent property access and structures and shall, at
a minimum, include all of the fill area. All incursions are prohibited, including but not limited to
the planting of trees, except that a fence may be constructed but shall require the submission to,
and approval by, the building official of the City of detailed design plans, sealed by an engineer
licensed to practice in the State of Texas, prior to commencing construction on such incursion.
Additionally motor vehicles shall not be parked within the easement.
R703.7.2 Exterior veneer support, R703.7.2.1 Support by steel angle, 703.7.2.2 Support by
roof construction and R703.7.3 Lintels
Lintels shall be attached to the wood framing above all openings wider than 2 feet by fasteners as
required by the design professional prior to a framing inspection being requested.
R807.1 Attic Access
Attic access shall be provided by a ceiling pull down stairway capable of supporting (250) two
hundred and fifty pounds. if an appliance is located in the attic, an opening large enough to
remove the largest single section or the entire unit shall be installed with a walkway provided in
accordance with the IRC or IMC.
P2503.8.2 Testing.
Backflow prevention devices used for residential lawn sprinkler systems shall be tested at the time
of installation, immediately after repairs or relocation
P2603.3. Breakage and Corrosions Through Foundation Walls.
Any pipe that passes under a footing or through a foundation wall shall be provided with a
relieving arch, or a pipe sleeve shall be built into the foundation wall. The sleeve shall be two pipe
sizes greater than the pipe passing through the wall. Pipes used for p -traps with in a foundation
shall not be located within footings or beams.
P2603.5 Freezing.
All building sewers shall be a minimum of 12 inches below finished grade.
P2609 Installation of Materials
Cellular core pipe shall be prohibited for all underground uses in all materials.
The following Appendixes are adopted:
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Appendix A — Sizing and Capacities of Gas Piping
Appendix B — Sizing of Venting Systems Serving appliances equipped with Draft hood, Category
1 Appliances, and Appliances listed for use with Type B Vents
Appendix C — Exit Terminals of Mechanical draft and Direct -Vent Venting Systems
Appendix E — Manufactured Homes used as Dwellings
Appendix G- Swimming Pools, Spas and Hot Tubs
Appendix H — Patio Covers
Appendix J — Existing Buildings and Structures
Appendix K Sound Transmission
Sound Transmission Standards for High Noise Areas
All habitable portions of structures occupied by noise sensitive land uses shall be designed and
constructed to achieve either:
1. an outside to inside noise level reduction (NLR) of at least twenty -five (25) a- weighted
decibels (dBA), or
2. be built to the standards set forth in subsection (c)(1) B. below.
Options for Compliance. Compliance may be demonstrated using one of the following methods:
1. Use simultaneous noise readings of instantaneous outside and inside noise levels in
accordance with ASTM E 966 to ensure the structure achieves an outside to inside NLR
of at least twenty -five (25) dBA; or
2. Utilize construction materials with a minimum tested or listed sound transmission class
(STC) rating of forty (40), in accordance with ASTM E 90, for walls and ceilings, and
with a minimum tested or listed STC rating for doors and windows as specified below,
in accordance with the following construction methods:
a. Walls. The specific exterior wall assemblies listed below shall include the
interior finishes set forth therein. Exception: Exterior wall assemblies or
materials that have been tested or listed with a minimum STC rating of forty
(40).
i. Brick veneer. When exterior walls are constructed using brick veneer, a
minimum of one -half (1/2) inch gypsum drywall shall be applied as the
interior finish, or a minimum of three and one -half (3- 1/2) inches of
29
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foam insulation shall be sprayed in as allowed by the building and fire
code.
ii. Vinyl or cement sidings. When exterior walls are constructed using vinyl
or cement sidings, a minimum of five- eighths (5/8) inch gypsum drywall
shall be applied as the interior finish, or a minimum of three and one -half
(3 -1/2) inches of foam insulation shall be sprayed in as allowed by the
building and fire code.
iii. Other assemblies and materials. All other exterior wall assemblies or
materials shall have a tested or listed minimum STC rating of forty (40).
b. Roof /Ceiling Assemblies. Roof /ceiling assemblies shall be constructed in
accordance with the requirements of subsections (i) or (ii) below.
Exception: Roof /ceiling assemblies or materials that have been tested or listed with a
minimum STC rating of forty (40).
i. Ceilings with unconditioned attic space shall be insulated with a
minimum of one -half (1/2) inch gypsum drywall on the interior ceiling
side covered with a minimum of twelve (12) inches of blown in fiberglass
insulation, or a minimum of three and one -half (3-1/2) inches of spray
foam insulation shall be applied to the underside of the roof deck as
allowed by the building and fire code.
ii. Ceilings without attic space above shall be insulated with a minimum of
five- eighths (5/8) inch gypsum drywall on the interior side filled with a
minimum of nine (9) inches of fiberglass batt insulation with a one (1)
inch air space between the roof sheathing and the fiberglass, or a
minimum of three and one -half (3 -1/2) inches of spray foam insulation
shall be applied to the underside of the roof deck as allowed by the
building and fire code.
c. Windows. The cavity between the wood framing and the window frame shall be
insulated with fiberglass insulation or foam insulation to the depth of the window frame.
i. If the exterior windows and doors together comprise no more than thirty
percent (30 %) of the total exterior wall area, all windows shall have a
minimum tested or listed STC rating of thirty (30).
ii. If the exterior windows and doors together comprise more than thirty
percent (30 %) but no more than forty percent (40 %) of the total exterior wall
area, all windows shall have a minimum tested or listed STC rating of thirty -
two (32).
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d. Doors.
ill. If the exterior windows and doors together comprise more than forty
percent (40 %) of the total exterior wall area, all windows shall have a
minimum tested or listed STC rating of forty (40).
i. If the exterior windows and doors together comprise no more than thirty
percent (30 %) of the total exterior wall area, all exterior doors shall have a
minimum tested or listed STC rating of thirty (30).
ii. If the exterior windows and doors together comprise more than thirty
percent (30 %) but no more than forty percent (40 %) of the total exterior wall
area, all exterior doors shall have a minimum tested or listed STC rating of
thirty -two (32).
iii. If the exterior windows and doors together comprise more than forty
percent (40 %) of the total exterior wall area, all exterior doors shall have a
minimum tested or listed STC rating of forty (40).
Exception: An exterior door may have a tested or listed STC rating of less than forty (40)
when installed with a storm door which when combined, achieve a minimum tested or
listed STC rating of forty (40).
e. Mechanical Systems. Mechanical ventilation systems (HVAC) shall provide minimum
air circulation and fresh air requirements for various uses in occupied rooms without the
need to open any windows, doors, or other openings to the exterior.
i. In- window, through -wall, or through -floor air conditioning, ventilating, or
heating units may be used if:
1) the above insulation requirements for walls, ceilings, windows and
doors are implemented, or
2) Walls, ceilings, windows and doors have a minimum tested or listed
STC rating of forty (40).
ii. Evaporative coolers may be installed if the following is implemented to
reduce sound entering through the unit:
1) Insert a duct extension with at least two (2) ninety degree (90 °)
"elbows" between the structure and the unit.
2) Add acoustically designed "up- ducts" in the ceiling of each room to
allow proper circulation of air while windows are closed.
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Certification.
1. Prior to approval of final inspection or issuance of a certificate of occupancy, all project
applicants shall submit to the Building Inspection Division, a signed statement certifying
compliance with this section from an accredited third party testing agency or a stamped
approval letter from a Texas Licensed Engineer.
2. A single certification statement for multiple structures in the same development may be
used as long as the structures implement the same floor plans and construction methods.
Accredited is defined as certified through the National Voluntary Laboratory Accreditation
Program (NVLAP)
The following Appendix is adopted:
Appendix P — Sizing of Water Piping System
Secs 18 -62 — 1.8.79 Reserved.
ARTICLE IV - NATIONAL ELECTRICAL CODE
Section 18 -80. Adopted
The National Electrical Code, 2014 edition to include, revisions, amendments and corrections,
published by the National Fire Protection Association (NFPA), is hereby adopted by reference as
the electrical code of the City of Schertz, Texas, subject to and including such amendments as
herein shall appear. The State of Texas will mandate all future code editions through the Texas
Department of Licensing and Regulation (TDLR) as to the date of future adoptions.
Note - this code in no way alters or repeals any additional requirements established by any other
utility companies and /or cooperative for its members and /or consumers.
Section 18 -81. Amendments
The National Electrical Code, 2014 Edition is hereby amended as follows:
210.11 Branch Circuits Required
No more than (12) twelve duplex receptacle outlets shall be installed per circuit serving general
lighting circuits.
210.11 Branch Circuits Required (C) (3) Bathroom Branch Circuits
If more than one bathroom group is to be installed, the required receptacle 15/20 volt- ampere 125
volt devices are to be GFCI protected. Exhaust fans and lighting shall be in compliance with
210.12 Arc -fault Circuit - Interrupter Protection for Personnel and be located on a different circuit.
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210.19 Minimum Ampacity and Size
No branch circuit shall have wire smaller than 14 AWG. Maximum total length of the 14 AWG
run is limited to (120) one hundred and twenty feet or a 5% voltage drop as allowed by Article II
Branch - Circuit Ratings 210.19 Conductors — Minimum Ampacity and Size. Informational Note No.
4. This does not prohibit smaller wire for circuits 90 volts and lower for control circuits.
210.52 Dwelling Unit Receptacle Outlets (B)(3) Kitchen Receptacle Requirements
No more than (4) four duplex receptacle outlets per kitchen countertop circuit.
Refrigerators, freezers, microwaves, dishwashers, garbage compactors, and washing machines
shall be located on dedicated individual circuits. Such receptacle outlets shall comply with 210.8
Ground -Fault Circuit - Interrupter Protection for Personnel and 21.0.1.2 Arc -Fault Circuit - Interrupter
Protection as needed. Garbage Disposals shall be permitted to be on the same circuit for a kitchen
counter top circuit.
210.52 Dwelling Unit Receptacle Outlets (D) Bathrooms
No outlet, light or fan switch, or receptacle outlet shall be closer than 5 feet to a shower or bathtub
from the inside edge of the fixture.
Single family dwellings must be individually metered.
230.71 Maximum Number of Disconnects
An exterior disconnecting means shall be provided at each building serviced where more than two
circuits supply the structure. A shunt trip device designed to de- energize the service disconnect
equipment at all load side connections, is acceptable on the exterior of the structure at a location .
approved by the City of Schertz as an alternative means of disconnection.
Secs. 18 -82 —18 -99 Reserved.
ARTICLE V - INTERNATIONAL FUEL GAS CODE
Section 18 -100. Adopted
The International Fuel Gas Code, 2012 Edition is hereby adopted with the amendments as
provided for in this Article.
Section 18 -1.01. Amendments
The International Fuel Gas Code, 2012 . Edition is hereby amended as follows:
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101.1 Title. These regulations shall be known as the Fuel Gas Code of the City of Schertz, Texas,
hereinafter referred to as "this code."
109 Means of Appeal
Means of Appeal is hereby repealed in its entirety. The following appendixes are adopted:
Appendix A (IFGS) — Sizing and Capacities of Gas Piping A.1 shall be altered as follows: for any
gas piping system, or special appliance, or for conditions other than those covered by the tables
provided in the code, such as longer runs, greater gas demands, or greater pressure drops, the size
of each gas piping system shall be determined by standard engineering practices acceptable to the
code official.
Appendix B (IFGS) Sizing of Venting Systems Servicing Appliances Equipped With Draft Hoods,
Category 1 Appliance and Appliances Listed for Use With Type B Vents Appendix C (IFGS) Exit
Terminals of Mechanical Draft and Direct -vent Venting Systems.
Secs. 18 -102 — 18 -119 Reserved.
ARTICLE VI - INTERNATIONAL MECHANICAL CODE
Section 18 -120. Adopted
The International Mechanical Code, 2012 . Edition is hereby adopted with the amendments as
provided for in this Article.
Section 18 -121. Amendments
The International Mechanical Code, 2012 Edition is hereby amended as follows:
101.1 Title. These regulations shall be known as the Mechanical Code of the City of Schertz,
Texas, hereinafter referred to as "this code."
109 Means of Appeal
Means of is hereby repealed in its entirety.
Secs 1.8 -1.22 — 1.8 -139 Reserved.
ARTICLE VII. - INTERNATIONAL PLUMBING CODE
Section 18 -140. Adopted
The International Plumbing Code, 2012 Edition is hereby adopted with the amendments as
provided for in this Article.
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Section 18 -141. Amendments
The International Plumbing Code, 2012 Edition is hereby amended as follows:
101.1 Title. These regulations shall be known as the International Plumbing Code of the city of
Schertz, Texas hereinafter referred to as "this code."
109 Means of Appeal
Means of Appeal is hereby repealed in its entirety.
305.3 Pipes Through Foundation Walls
Any pipe that passes under a footing or through a foundation wall shall be provided with a
relieving arch, or a pipe sleeve shall be built into the foundation wall. The sleeve shall be two pipe
sizes greater than the pipe passing through the wall. Pipes used for p -traps with in a foundation
shall not be located within footings or beams.
305.4.1 Sewer Depth
All building sewers shall be a minimum of 12 inches below finished grade.
311.1 Toilet Facilities for Workers
Portable toilets shall be provided for construction sites so that the path of travel to such facilities
shall not exceed 500 feet. Exception: A single portable toilet may be used for small individual
construction jobs when approved by the building official.
312.10.2 Testing - Exception: Backflow prevention devices used for residential lawn sprinkler
systems shall be tested at the time of installation, immediately after repairs or relocation
Table 702.3 Building Sewer Pipe
Cellular core pipe shall be prohibited for all underground uses in all materials. .
The following Appendixes are adopted:
Appendix B — Rates of Rainfall for Various Cities
Appendix C — Vacuum Drainage System
Appendix D — Degree Day and Design Temperatures
Appendix E — Sizing of Water Piping System
Appendix F — Structural Safety
Secs. 18 -1.42 — 1.8 -159 Reserved.
Revised 6 -30 -2015 V.12 ms
35
ARTICLE VIII. - INTERNATIONAL PROPERTY MAINTENANCE CODE
Section 18 -160. Adopted
The International Property Maintenance Code, 2012 Edition is hereby adopted
with the amendments as provided for in this Article.
Section 18 -161. Amendments
The International Property Maintenance Code, 2012 Edition is hereby amended as follows:
101.1 Title. These regulations shall be known as the International Property Maintenance Code of
the City of Schertz, Texas, hereinafter referred to as "this code."
112 Means of Appeal
Means of Appeal is hereby repealed in its entirety.302.4 Weeds. All premises and exterior property
shall be maintained free from weeds or grass growth in excess of eight inches.
302.7 Accessory Structures
All Accessory structures, including detached garages, fences and walls, shall be maintained
structurally sound and in good repair.
No accessory structure shall be more than twenty (20) degrees out of vertical (using an (8) eight
foot level) along any 20 feet of wall surface to obtain an accurate determination of the degrees
from vertical.
Fences and walls twenty (20) degrees or more in each directional run (vertical or horizontal) shall
not have more than twenty -five (25) percent of any directional run (vertical or horizontal) to be of
decayed or damaged material.
The following Appendix is adopted:
Appendix A — Boarding Standard
Secs. 1.8 -162 —18 -1.79 Reserved.
ARTICLE IX. - INTERNATIONAL ENERGY CONSERVATION CODE
Section 18 -180. Adopted.
The International Energy Conservation Code, 2009 Edition is hereby adopted with the
amendments as provided for in this Article.
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The State of Texas will mandate all future code editions through the Texas Comptroller's State
Energy Conservation Office (SECO) as to the date of future adoptions.
Section 18 -181. Amendments
The International Energy Conservation Code, 2009 Edition is hereby amended as follows:
C101.1 Title. This code shall be known as the International Energy Conservation. Code of the City
of Schertz, Texas, and shall be cited as such. It is referred to herein as "this code."
C109 Board of Appeals
The Board of Appeals is hereby repealed in its entirety.
Secs. 18 -182 — 18-199 Reserved.
ARTICLE X. - MANUAL OF CROSS- CONNECTION CONTROL,
Section 18 -200. Adopted.
The Manual of Cross - Connection Control by the University of Southern California, Tenth edition
published October 2009, by the Foundation for Cross - Connection Control and Hydraulic Research,
University of Southern California, is hereby adopted and incorporated as the Backflow and Cross -
Connection Code of the City of Schertz, Texas, subject to and including by reference as herein
shall appear.
Section 18 -201. Amendments
The Manual of Cross - Connection Control, Tenth Edition, October 2009 is hereby amended as
follows:
Irrigation Back Flow Device Location
The residential irrigation RP or PVB shall be located immediately adjacent to the residential
structure and shall be located a minimum of twelve (12) inches above the highest lawn sprinkler
head. A Ground Fault Circuit Interrupter receptacle that is weather proof while in operation is
recommended to be located immediately adjacent to the back flow device for the installation of a
heat tape to prevent freezing. A rain sensor(s) shall be installed on all systems.
The Commercial irrigation RP and PVB or other approved back flow devices shall be protected
from traffic if not located immediately adjacent to the structure and shall be located a minimum of
Twelve (12) inches above the highest lawn sprinkler head. A Ground Fault Circuit Interrupter
receptacle that is weather proof while in operation is recommended to be located immediately
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adjacent to the back flow device for the installation of a heat tape to prevent freezing. Freeze
protection shall be considered in all designs. A rain sensor(s) shall be installed on all systems.
Any RP or PVB located in a flood plain shall be 1 foot above the Design Flood Elevation (DFE) or
designed in such a way that will prevent floodwaters from entering or accumulating within system
components and to additionally ensure that floodwater does not contaminate the potable water
supply system. (Ref: FEMA 348 November 1999)
Adopting the backflow and cross- connection requirements in no way shall appeal or set aside any
of the requirements of the International. Plumbing Code.
Secs. 18 -202 — 18 -219 Reserved.
ARTICLE XI. - INTERNATIONAL SWIMMING POOL AND SPA CODE
Section 18 -220. Adopted
The International Swimming Pool and Spa Code, 2012 . Edition is hereby adopted with the
amendments as provided for in this Article.
Section 18 -221. Amendments The International Swimming Pool and Spa Code, 2012 Edition is
hereby amended as follows:
101.1 Title. These regulations shall be known as the International Swimming Pool and Spa Code
of the City of Schertz, Texas, hereinafter referred to as "this code."
108 Means of Appeal
Means of Appeal is hereby repealed in its entirety.
The following Appendixes are adopted:
identifying Appendix B: Field Checklist for
information the pool installer or his or her authorized agent. The ■ shall be
provided to the Inspector
lip
r
Secs. 1.8 -222 — 18 -239 Reserved.
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• C 1 1
Section 18 -240. Adopted
The International Existing Building Code, 2012 . Edition is hereby adopted with the amendments as
provided for in this Article.
Section 18 -241. Amendments
The International Existing Building Code, 2012 Edition is hereby amended as follows:
101.1 Title. These regulations shall be known as the International Existing Building Code of the
City of Schertz, Texas, hereinafter referred to as "this code."
ARTICLE XIII . - VIOLATIONS AND PENALTIES.
Any person, firm, corporation or agent who shall violate a provision of this chapter, or fail to
comply therewith, or with any of the requirements thereof, or who shall erect, construct, alter,
install, demolish, or move any structure, electrical, gas, mechanical or plumbing system in
violation of the detailed statement or drawings submitted and permitted thereunder, shall be guilty
of a misdemeanor. Such persons shall be considered guilty of a separate offense for each and every
day or portion thereof during which any violation of any of the provisions of this chapter is
committed or continued, and upon conviction of any such violation such person shall be punished
by a fine of not more than five hundred dollars ($500.00) for each offense unless said violation is a
violation of a regulation governing fire safety or public health and sanitation then by a fine of not
more than $2,000.00 for each offense. All such violations shall be prosecuted in accordance with
Section 1 -8 General penalty for violations of Code; continuing violations of the Schertz Municipal
Code of Ordinances.
Section 3. The recitals contained in the preamble hereof are hereby found to be true, and such
recitals are hereby made a part of this Ordinance for all purposes and are adopted as a part of the
judgment and findings of the Council.
Section 4. All ordinances and codes, or parts thereof, which are in conflict or inconsistent with
any provision of this Ordinance are hereby repealed to the extent of such conflict, and the
provisions of this Ordinance shall be and remain controlling as to the matters resolved herein.
Section 5. That all rights and privileges of the City are expressly saved as to any and all violations
of the provision of any ordinances repealed by this ordinance which have accrued at the time of the
effective date of this Ordinances; and, as to such accrued violation and all pending litigation, both
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civil and criminal, whether pending in court or not, under such Ordinances, same shall not be
affected by this Ordinance but may be prosecuted until final disposition by the courts..
Section 6. If any provision of this Ordinance or the application thereof to any person or
circumstance shall be held to be invalid, the remainder of this Ordinance and the application of
such provision to other persons and circumstances shall nevertheless be valid, and the City hereby
declares that this Ordinance would have been enacted without such invalid provision.
Section 7. It is officially found, determined, and declared that the meeting at which this Ordinance
is adopted was open to the public and public notice of the time, place, and subject matter of the
public business to be considered at such meeting, including this Ordinance, was given, all as
required by Chapter 551, as amended, Texas Government Code.
Section 8. This Ordinance shall be effective upon the date of final adoption hereof and any
publication required by law.
PASSED ON FIRST READING, the day of , 2015. .
PASSED, APPROVED and ADOPTED ON SECOND READING, the day of
, 201.5.
CITY OF SCHERTZ, TEXAS
Mayor, Michael R. Carpenter
ATTEST:
City Secretary, Brenda Dennis
(CITY SEAL)
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Schertz -
Universal
State of Texas
Proposed Code
New Braunfels
San Marcos
Georgetown
Temple
Pflugerville
Cibolo
Live Oak
Selma
San Antonio
City
Mandates
Amendments
2015 ICC
and NFPA
2009 ICC
IBC, IRC, IFGC,
2015 ICC
101 Life
2006 except for the
except for the
IRC 2000, IBC
IMC,IEBC, IFC,
except for
2015 ICC
Safety
IEBC which was not
2009 except for
IEBC which
2003, IPC, UPC
IPMC 2012
Adopting the
and NFPA
Code 2014
adopted /No
the IEBC which
2012 ICC
was not
2012 ICC
2012 ICC
2012 ICC
and IFGC 2012,
Swimming Pool
2015 UPC
Life Safety
and the
Swimming Pool
was not adopted
adopted /No
NFPA 99 2011
and Spa Code
and UMC
Code 2014
ICC
Code
Swimming
ADA 2010
2012
2015
Performan
Pool Code
ce Code
2015
NEC 2014
2005
2008
2014
2008
2011
2011
2014
2014
2011
2008
2014
IECC 2009
2009
2004
2000
2009
2012
2012
2015
2015
2012
2009
2009
Residential
Foundations
require an
Foundation
Form Surveys
Engineer to state
YES, similar
NO
NO
NO
NO
NO
NO
NO
NO
Requirements
(Batter Boards)
the foundation is
to Schertz
exactly installed
as designed per
plans
Design
Professional
Manufactured
Texas
Texas
Texas
Required for
Building
Foundation
Foundation
NO
Foundations Only
NO
Licensed
Licensed
NO
Licensed
NO
Residential
Foundations
Only
Only
Designer
Designer
Designer
Remodels &
Only
Additions
Restrict Portable
Generators for
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
Permanent
Residential Use
Exterior
Disconnection
YES
YES
NO
YES
YES
YES
YES
NO
NO
YES
NO
Means
Allow 14 gauge
NO
NO
YES
YES
NO
YES
NO
YES
YES
YES
YES
wire
Special
Requirements for
NO
YES
YES
YES
NO
NO
NO
NO
NO
YES
NO
Kitchen Circuits
Sound Ordinance
NO
NO
NO
NO
NO
NO
YES
NO
NO
YES
NO
Restrict Sch 40
Cellur Core to
NO
NO
NO
NO
NO
YES
NO
YES
NO
NO
NO
above grade
Swimming Pool
NO FEDERAL
YES
NO
NO
NO
NO
NO
YES
NO
NO
NO
Code
POOL LAW
Appendices
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
NO
TO: Planning and Zoning Commission
CASE: Waiver — On -site Sewage Facility associated with PC2015 -017
SUBJECT: Consider and act upon a request for approval of a waiver regarding an on -site sewage
facility for Block 1, Lot 1, of the Texas Curb Cut Subdivision, an approximately 5 acre
tract of land located at 7705 FM 482.
GENERAL INFORMATION:
Owner /Developer /Applicant: Timothy Anger
Proiec� t Engineer: Tomsu Stokinger Engineering, Stephen Stokinger, Principal
ITEM SUMMARY: The applicant is proposing to develop approximately 5 acres of land into one (1) commercial
lot. The applicant is seeking approval of a waiver to install a privately owned On -Site Sewage Facility (OSSF).
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is located at 7705 FM 482 and is
currently developed with two (2) residential structures which share an existing septic system.
PUBLIC IMPROVEMENTS:
The applicant is seeking approval of a waiver to install a privately owned On -Site Sewage Facility (OSSF)
which is regulated by Comal County. The site is located within the City of Schertz Certificate of Convenience
and Necessity (CCN).
In accordance with UDC, Article 15 Easements and Utilities, Sec. 21.15.3.6, Wastewater System, all lots, tracts
and parcels on which the development is proposed shall be connected to a public wastewater system.
Furthermore, the UDC, Article 12 Subdivisions, Sec. 21.12.2.D. requires that all land subdivided or platted shall
comply in full with the requirements of this UDC.
Based on the requirements of the UDC not connecting to a public wastewater system and installation of OSSF
requires a waiver to be granted by the Planning and Zoning Commission as prescribed in Sec. 21.12.15
Waivers. The UDC authorizes the Planning and Zoning Commission to grant waivers to the provisions in Article
12 when undue hardship will result from requiring strict compliance.
. G -M - -M1 : x ,M ► I 0
The applicant is requesting a waiver to the required connection to a public waste water system to allow a
privately owned on -site sewage facility of the lengthy distance to the nearest sewer line and costs associated
with building and connecting to that line. The closest sewer connection to the subject property will be at the
intersection of Abbey Road and FM 482. This segment of sewer line is currently under construction with the
Town Creek sewer extension project. The estimated completion date for the Town Creek sewer project is
September 2015. The subject property sewer line would require to be extended approximately 3,400 feet along
FM 482 to reach the subject property. The Project Engineer estimates that it will cost $324,595.00 to extend the
sewer line from its current location to the subject property. This extension would include the installation of
seven (7) manholes. A 16' sewer easement along the front of the property to allow for future the extension of
sewer services.
The granting of this waiver will not have a negative impact on existing or proposed municipal infrastructure or
future public sewer connections to surrounding properties. This waiver request has been reviewed with no
objections by Public Works, Engineering and Planning Departments. Staff recommends approval of the waiver
based on the distance to the sewer connection.
Planning Department Recommendation
X Approve as submitted
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
In considering final action on waivers to the UDC, the Commission should consider the criteria within the UDC:
Section 21.12.15 Waivers
A. General
The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its
opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and
Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest.
In making their findings, the Planning and Zoning Commission shall take into account the nature of the
proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will
reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and
upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the
Planning and Zoning Commission finds:
1) That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area; and
2) That the granting of the waiver will not have the effect of preventing the orderly subdivision of
other land in the area in accordance with the provisions of this UDC. Such findings of the
Planning and Zoning Commission, together with the specified facts upon which such findings
are based, shall be incorporated into the official minutes of the Planning and Zoning
Commission meeting at which such waiver is granted. Waivers may be granted only when in
harmony with the general purpose and intent of this UDC so that the public health, safety, and
welfare may be secured and justice done.
B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver.
C. Such findings together with the specific facts on which such findings are based shall be incorporated into the
official minutes of the Planning and Zoning Commission meeting at which such exception is granted.
D. Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law,
ordinance, code or regulation of the City.
iN
E. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may
be appealed to the City Council. When considering an appeal, the City Council shall consider the same
standards as the Planning and Zoning Commission as outlined above.
Attachments:
Waiver letter
Sewer Line Extension Map
2015/06/30
Mr. Bryce Cox
City of Schertz Planning Department
1400 Schertz Parkway
Schertz, Texas 78154
RE: Texas Curb Cut Subdivision
Request for Private Sewer Waiver
Dear Mr. Cox:
tornsustokingerengirl2ering
,o, box 591537
sore ontonio, tx 78259
210,693,0695
Pursuant to UDC Section 21.12 -15 — Waivers, the Owner of the Texas Curb Cut Subdivision is requesting a waiver for
providing sanitary sewer for the property and would request that it be allowed for s privately owned Onsite Sanitary
Sewer Facilities (OSSF). The site currently has an OSSF and the proposed development would just be an
improvement and expansion of the current system. We have spoken with the City of Schertz GIS department and
done an infield visual inspection of the closest sewer system and it appears to be located at the intersection of FM
482 and Abbey Road. This places the closest tie in point approximately 3,407 linear feet from our site. The
proposed OSSF will be approved by Comal County and all documentation will be sent to the City of Schertz for
records and review.
We feel that the cost for of constructing the proposed sewer line would place an undue burden on the property
owner. The proposed site is connected to public water and is large enough to facilitate an OSSF by both State and
Comal County standards.
Below is a breakdown of the proposed cost of the sewer construction.
8" PVC Gravity Sewer Main = (3,407 If at $85.00 /lf) _ $289,595.00
24 5' Diameter Sanitary Sewer Manholes at a max of 500 If spacing = (7 manholes at $5,000 /each) _ $35,000.00
Total = $324,595.00
The cost above does not include the cost of easement acquisition or any cost for boring or open cutting any of the
existing roads during construction.
Please consider this preliminary plat submission with additional information necessary for the plan approval for the
site. If there are any questions or comments please feel free to contact me at sstokingerPts- eng.com.com or 210-
842 -0488.
Sincerely,
Stephen Stokinger, P.E.
Principal
TO: Planning and Zoning Commission
CASE: PC2015 -017 Texas Curb Cut Subdivision — Preliminary Plat
Owner /Developer /Applicant: Timothy Anger
Project Engineer: Tomsu Stokinger Engineering, Stephe
APPLICATION SUBMITTAL DATE: April 27, 2015
May 27, 2015
June 16, 2015
June 30, 2015
n Stokinger, Principal
(Original Application)
(Revised Submittal)
(Revised Submittal)
(Revised Submittal)
ITEM SUMMARY: The applicant is proposing to preliminary plat an approximately 5 acre tract of land
establishing one (1) commercial lot. The site is zoned Manufacturing- Light (M -1).
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is located at 7705 FM 482 and is
currently developed with two (2) residential structures which share an existing septic system.
ACCESS AND CIRCULATION: Access to this subdivision is proposed along FM 482. TxDOT has reviewed
the access and provided comments to align the driveway with Pig Alley across FM 482 which is reflected on the
plat. TxDOT is still reviewing the plat for drainage and a no objection letter from TxDOT will be provided with
the final plat application.
TREE MITIGATION AND PRESERVATION: The applicant will be responsible for complying with Unified
Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. The applicant has submitted a tree
affidavit which indicates that this site contains protected or heritage trees; however, no trees will be damaged or
removed. A tree survey will be reviewed by the Parks and Community Services department with the final plat.
PUBLIC SERVICES: The site is serviced by Schertz water, CPS, AT &T, and Time Warner Cable.
PUBLIC IMPROVEMENTS: All public improvements required for this subdivision are required to be installed
prior to recording of the final plat of each Unit per UDC, Section 21.4.15., unless otherwise specified in an
approved development agreement. The civil construction plans must be reviewed and approved by the Public
Works and Engineering Departments prior to approval of the final plat.
Water: This site is serviced through an existing 8" water line that extends along the front of the property.
Sewer: The subject property is not currently serviced by a public wastewater system. The applicant is
requesting a waiver to allow the subject property to be served by an On -site sewage facility (OSSF). A sixteen
foot (16') sewer easement is provided along the front of the property with this plat.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance
with the Storm Water regulations. A preliminary drainage report has been reviewed and approved by the City
Engineer.
Sidewalks Hike and Bike Trails: Sidewalks are required along FM 482 for the length of the subdivision and will
be designed to meet the City of Schertz specifications.
Road Improvements: The subject property is located adjacent to FM 482 which is identified on the Master
Thoroughfare Plan as a principal arterial roadway (120 foot Right -of -Way). A thirty (30) foot wide right -of -way
dedication along FM 482 has been shown on the plat for expansion of the roadway.
STAFF ANALYSIS AND RECOMMENDATION: The preliminary plat has been reviewed with no objections by
the City Engineer, Public Works, Parks, Inspections, Fire and Police. The plat is consistent with all applicable
zoning requirements, ordinances, and regulations. Staff recommends approval of the preliminary plat.
Planning Department Recommendation
X
Approve as submitted
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission is the final approval authority of the proposed preliminary plat. In
considering final action on a preliminary plat, the Commission should consider the criteria within UDC, Section
21.12.8 D.
Attachments:
Aerial (Map)
Plat Exhibit
_ v _ o
_N�p
Ac.
= ACRES
B.S.L.
= BUILDING SETBACK LINE
CPS
= CITY PUBLIC SERVICE
BLDG.
= BUILDING
ESM'T
= EASEMENT
EX.
= EXISTING
L1
= LINE NUMBER
N.T.S.
= NOT TO SCALE
D.R.
= DEED RECORD
M.R.
= MAP RECORD
®
= KEY NOTE
N.T.S.
R.O.W. = RIGHT -OF -WAY
V.N.A.E. = VEHICULAR NON- ACCESS
EASEMENT
VOL = VOLUME
= STREET CENTERUNE
= EXISTING PROPERTY LINE
I, THE UNDERSIGNED, CITY ENGINEER OF THE CITY OF SCHERTZ, TEXAS HEREBY CERTIFIES THAT
THIS SUBDIVISION PLAT CONFORMS TO ALL REQUIREMENTS OF THE SUBDIVISION REGULATIONS
OF THE CITY AS TO WHICH THIS APPROVAL IS REQUIRED.
DATED THIS DAY OF A.D., 2014.
CITY ENGINEER
STATE OF TEXAS
COUNTY OF GUADALUPE
I, THE UNDERSIGNED, A REGISTERED PROFESSIONAL LAND SURVEYOR IN THE STATE
OF TEXAS, HEREBY CERTIFY THAT THIS PLAT IS TRUE AND CORRECT AND WAS
PREPARED FROM AN ACTUAL SURVEY OF THE PROPERTY MADE UNDER MY SUPERVISION
ON THE GROUND. BY:
SIGHTUNE SURVEYING
REGISTERED PROFESSIONAL LAND SURVEYOR
SIGHTUNE SURVEYING
R. P. SHELLEY, R.P.LS. NO. 4540
STATE OF TEXAS
COUNTY OF GUADALUPE
I, THE UNDERSIGNED, A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF
TEXAS, HEREBY CERTIFY THAT PROPER ENGINEERING CONSIDERATION HAS BEEN
GIVEN THIS PLAT.
LICENSED PROFESSIONAL ENGINEER NO. 103779
TOMSU STOKINGER ENGINEERING, LLC
STEPHEN ANDREW STOKINGER, P.E.
THE COORDINATES SHOWN ARE BASED ON THE TEXAS STATE PLANE COORDINATE SYSTEM, SOUTH
CENTRAL ZONE, NAD83 (93).
1/2' IRON PINS WITH RED CAP STAMPED "RPLS 4540" SET AT ALL PROPERTY CORNERS
UNLESS OTHERWISE NOTED.
THE TOTAL NUMBER OF BUILDABLE LOTS IS ONE
CITY OF SCHERTZ ZONING FOR THE LOT IS AND LIGHT MANUFACTURING (M -1)
ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 48187C 0210F, DATED NOVEMBER 2,
2007. THE SUBJECT PROPERTY IS NOT LOCATED WITHIN THE 100 -YR FLOODPLAIN.
NOTICE: SEWING A PORTION OF THIS ADDITION BY METES & BOUNDS IS A VIOLATION OF
CITY ORDINANCE AND STATE LAW AND IS SUBJECT TO FINES AND WITHHOLDING OF
UTILITIES AND BUILDING PERMITS.
THIS PLAT DOES NOT AMEND, ALTER, RELEASE OR OTHERWISE AFFECT ANY EXISTING ELECTRIC,
GAS, WATER, SEWER, DRAINAGE, TELEPHONE, CABLE EASEMENTS OR ANY OTHER EASMENTS FOR
UTILITIES UNLESS THE CHANGES TO SUCH EASEMENTS ARE DESCRIBED BELOW.
ALL OPEN SPACE, COMMON AREAS, GREENBELTS, DRAINAGE EASMENTS OR OTHER AREAS
IDENTIFIED AS PRIVATE SHALL BE THE RESPONSIBILITY OF THE OWNER OR OWNERS SUCCESSORS
AND /OR ASSIGNS.
THE THOROUGHFARE ALIGNMENTS SHOWN ON THE EXHIBIT ARE FOR ILLUSTRATION PURPOSES AND
DO NOT SET THE ALIGNMENT. ALIGNEMENT IS DETERMINED AT TIME OF FINAL PLAT.
UNPLATTED
12.162 ACRES
JOE FREDRICKSON
DOC NO ' 90] /04518 D.R.
.8
UNIPLATTED CURR13T US
f •
A
MZIR EE GA E
175 IF
NSON ,
• '•
RREN,'r USE AGRICULTURAL
r
THE CITY OF SAN ANTONIO AS A PART OF ITS ELECTRIC AND GAS SYSTEM (CPS ENERGY) IS HEREBY
DEDICATED THE EASEMENTS AND RIGHTS -OF -WAY FOR ELECTRIC AND GAS DISTRIBUTION AND
SERVICE FACILITIES IN THE AREAS DESIGNATED ON THIS PLAT AS "ELECTRIC EASEMENT", "GAS
EASEMENT", "ANCHOR EASEMENT", "SERVICE EASEMENT", "OVERHANG EASEMENT", "UTILITY
EASEMENT" AND "TRANSFORMER EASEMENT" FOR THE PURPOSE OF INSTALLING, CONSTRUCTING,
RECONSTRUCTING, MAINTAINING, REMOVING, INSPECTING, PATROLLING AND ERECTING POLES,
HANGING OR BURYING WIRES, CABLES, CONDUITS, PIPELINES OR TRANSFORMERS, EACH WITH ITS
NECESSARY APPURTENANCES; TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS OVER
GRANTOR'S ADJACENT LAND, THE RIGHT TO RELOCATE SAID FACILITIES WITHIN SAID EASEMENT
AND RIGHT -OF -WAY AREAS AND THE RIGHT TO REMOVE FROM SAID LANDS, ALL TREES OR PARTS
THEREOF, OR OTHER OBSTRUCTIONS WHICH ENDANGER OR MAY INTERFERE WITH THE EFFICIENCY
OF SAID LINES OR APPURTENANCES THERETO. IT IS AGREED AND UNDERSTOOD THAT NO BUILDINGS,
CONCRETE SLABS OR WALLS WILL BE PLACED WITHIN SAID EASEMENT AREAS.
ANY CPS ENERGY MONETARY LOSS RESULTING FROM MODIFICATIONS REQUIRED OF CPS ENERGY
EQUIPMENT, LOCATED WITHIN SAID EASEMENT, DUE TO GRADE CHANGES OR GROUND ELEVATION
ALTERATIONS SHALL BE CHARGED TO THE PERSON OR PERSONS DEEMED RESPONSIBLE FOR SAID
GRADE CHANGES OR GROUND ELEVATION ALTERATIONS.
KEY NOTES:
O 1/2" IRON ROD FOUND UNLESS OTHERWISE NOTED
( ) SET 1/2- IRON ROD W /CAP "RPLS 4540"
FOR DEVELOPMENT DIRECTLY ADJACENT TO STATE RIGHT -OF -WAY, THE DEVELOPER.OWNER SHALL
BE RESPONSIBLE FOR ADEQUATE SET -BACK AND /OR SOUND ABATEMENT MEASURE FOR FUTURE
NOISE MITIGATION.
THE DEVELOPER.OWNER IS RESPONSIBLE FOR PREVENTING ANY ADVERSE IMAPCT TO THE EXISTING
DRAINAGE SYSTEM WITHIN THE HIGHWAY RIGHT -OF -WAY.
MAXIMUM ACCESS POINTS TO THE STATE HIGHWAY FROM THIS PROPERTY WILL BE REGULATED AS
DIRECTED BY TXDOT'S, "ACCESS MANAGEMENT MANUAL" THIS PROPERTY IS ELIGIBLE FOR A MAXIMUM
COMBINED TOTAL OF 1 (ONE) ACCESS POINT BASED ON AN OVERALL PROPERTY FRONTAGE OF
APPROXIMATLEY 263.84 FEET.
IF SIDEWALKS ARE REQUIRED BY AN APPROPRIATE CITY ORDINANCE, A SIDEWALK PERMIT MUST
BE APPROVED BY TXDOT, PRIOR TO CONTRUCTION WITHIN STATE RIGHT -OF -WAY. LOCATIONS
OF SIDEWALKS WITHIN STATE RIGHT -OF -WAY SHALL BE AS DIRECTED BY TXDOT.
ANY TRAFFIC CONTROL MEASURES (LEFT TURN LANE, RIGHT TURN LANE, SIGNAL, ETC.) FOR ANY
ACCESS FRONTING A STATE MAINTAINED ROADWAY SHALL BE THE RESPONSIBILITY OF THE
DEVELOPER /OWNER.
TOMSU STOKINGER EN6INEERING. LLC ENGINEERS /PLANNERS TBPE FIRM #15914
www.ts- eng.com 2007 Shoreham San Antonio, TX 78260 210- 693 -0695
SIGHTLINE SURVEYING
5702 SOUTHERN OAKS, SAN ANTONIO, TEXAS 78261 TBPLS FIRM # 10130900
OFFICE (210) 286 -9077 FAX (210) 568 -4382
EMAIL: "RICKSHELLEY @GMAIL.CDM"
STATE OF TEXAS
COUNTY OF COMAL
I, THE UNDERSIGNED, OWNER OF LAND SHOWN ON THIS PLAT, AND SIGNATED HEREIN AS
TEXAS CURB CUT SUBDIVISION TO THE CITY OF SCHERTZ, TEXAS AND WHOSE NAME IS
SUBSCRIBED HERETO. THE OWNER OF LAND SHOWN ON THIS PLAT, DEDICATES TO THE
PUBLIC, EXCEPT AREAS IDENTIFIED AS PRIVATE, FOREVER ALL STREETS, ALLEYS, PARKS,
WATERCOURSES, DRAINS, EASEMENTS AND PUBLIC PLACES THEREON SHOWN FOR THE
PURPOSE AND CONSIDERATION THEREIN EXPRESSED.
OWNER
a�2G �P' 2P GRAPHIC SCALE I"=100' TEXAS CURB CUT
+OD O �Y'.,. " ".'.,,°6LL �-- 777-- -- TIM ANGER
INDIAN MEADOWS
—776 � � � 77D7�g 0 JQQ ROUND ROCK, D
78665
PH: (210)637 -6869
STATE OF TEXAS
\ v I
COUNTY OF COMAL
��� BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED
�. 0 SIL -� KNOWN TO ME TO BE THE PERSON
I �^
2 0 WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED
TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSES AND CONSIDERATIONS THEREIN
EXPRESSED AND IN THE CAPACITY THEREIN STATED.
\ \ r GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS
UNPL ATTED
�`-:- � ✓°- _ A.D., 2014.
R>1 /`c���jr tic,% i 2.181 ACRES
BOARD OF TRUSTEES OF THE COMAL I.S.D.
eL DOC. NO. 201206011384 D.R. j NOTARY PUBLIC IN AND FOR THE STATE OF TEXAS
DAY OF
7695 FM 482
THIS PLAT OF TEXAS CURB CUT SUBDIVISION HAS BEEN SUBMITTED
/ - ZONING M -1
�li � � \ "- 779 -Z / \ r TO AND CONSIDERED BY THE CITY PLANNING AND ZONING COMMISSION OF THE CITY OF
2 \ SCHERTZ, TEXAS AND IS HEREBY APPROVED BY SUCH COMMISSION.
/ 2
0 > BUILDING 9 ��J qv ISTING
4j \ o " -77p —_ �y / DATED THIS _DAY OF 20_
/ f % BY: CHAIRPERSON
L20AELECTRIC ESMT
SECRETARY
PROPOSED 6" •v'° '\`�� -� �
/ NE `� ` UNPLATTED THIS PROPOSED DEVELOPMENT PLAT HAS BEEN REVIEWED AND APPROVED BY THE CIBOLO
j ( PRIVATE WATERLINE CREEK MUNICIPAL AUTHORITY (CCMA) FOR WASTEWATER TREATMENT PLANT CAPACITY. ALL
j
t, f 7.223 ACRES
n> � � FEES DUE FOR IMPACT TO THE SYSTEM AT TIME OF CONNECTION WILL BE CALCULATED AT
EXISTING 6" WER LINE f ) � �� /� BOARD OF TRUSTEES OF THE COMAL I.S.D. ~ - SUBMITTAL OF BUILDING PERMIT APPLICTATION AT THE THEN CURRENT FEE SCHEDULE.
GREEN _-VALLEY WATER f 2�� DOC. NO. 201206014918 D.R.
b CIBOLO CREEK MUNICIPAL AUTHORITY (CCMA)
UNP�TTED c� L� � FM 482
0 ACRES � � ZONING M -1
� � �ti � ---- ~ , � i � I
CURRENT USE COMMERCIAL
JOSE M. POLINO and YOLANDA POLING- 4) AGENT FOR CIBOLO CREEK MUNICIPAL AUTHORITY
DOC. NO. 9906021741 D.R ` yo
7735 FM 482. y , EXISTI G / STATE OF TEXAS
BUIL ING l COUNTY OF COMAL
ZONING M -1 �� ��
I, COUNTY CLERK OF SAID COUNTY, DO HEREBY
-- CURRENT USE RESIDEt I v� G� G � n CERTIFY THAT THIS PLAT WAS FILED FOR RECORD IN MY OFFICE ON THE
�_ Q` V� f - -- ✓ ~ DAY OF A.D. /+T M. AND DULY RECORDED THE
0 J� DAY OF A.D. AT M. IN THE OFFICIAL
77B f PUBLIC RECORDS OF SAID COUNTY, IN BOOK / VOLUME ON PAGE
/ IN TESTIMONY WHEREOF, WITNESS MY HAND AND OFFICIAL
° 775 SEAL OF OFFICE, THIS nAY OF A.D., 2013.
COUNTY CLERK, GUADALUPE COUNTY, TEXAS
06L PG r b� � O �y GLL- BY.. DEPUTY
/ ,06L - 1
PRELIMINARY PLAT
\\ f \ (t ESTABLISHING
TEXAS CURB CUT
UNPI\,&TTED(, /--
06,1 78.60 ACRES ESTABLISHING LOT 1, BLOCK 1, BEING A 4.778 ACRE TRACT
BOARD OF TRUSTEES OF THE COMAL I.S.D. OF LAND SITUATED IN THE RAFAEL GARZA SURVEY NO. 98, ABSTRACT
DOC. NO. 201006034478 D.R. NO. 175, COMAL COUNTY SCHERTZ, TEXAS AND BEING: ALL OF THAT CERTAIN
% } } IH 35 _ TRACT OF LAND DESCRIBED IN A DEED TO TIMOTHY RAYMOND ANGER AND
l
_26L 1 f Owl ZONING GB -II _ CHARLYNN ELIZABETH ANGER OF DOU. NUMBER 200406023497, DEED
f j CURRENT USE VACANT RECORDS OF COMAL COUNTY, TEXAS (DR).
Lo
U l l c o %
96i SHEET 1 OF 1