12-S-01 Exhibit B to Ordinance Sedona Trails PDD 1-20-12 f pdf opt
Planned Development District
Development Master Plans
Design Standards
Presented by:
Schertz 1518, Ltd.
Developer/Applicant
1/20/2012 1
Table of Contents
1. Purpose and Overview
1.1 Amendment to Sedona PUD for Sedona Trails PDD
2. Legal Description/Metes and Bounds
3. Overall Conceptual Master Plan
3.1 Purpose and Overview
3.2 Overall Conceptual Master Plan, Exhibit
3.3 Module Plan, Exhibit
4. Engineering Master Plan
4.1 Engineering Master Plan, Exhibits
5. Module I
5.1 Purpose and Overview
5.2 Module I Conceptual Master Plan, Exhibit
6. Module II
6.1 Purpose and Overview
6.2 Module II Conceptual Master Plan, Exhibit
7. Module III
7.1 Purpose and Overview
7.2 Module III Conceptual Master Plan, Exhibit
8. Infrastructure Standards
8.1 Introduction
8.2 Roadways
8.2.1 Existing Schnebly Drive
8.2.2 60? ROW Crowned Residential Collector w/Sidewalk, Exhibit
8.2.3 50? ROW Crowned Local Street w/Sidewalk, Exhibit
8.2.4 60? ROW Pitched Residential Collector w/Sidewalk, Exhibit
8.2.5 50? ROW Pitched Local Street w/Sidewalk, Exhibit
8.2.6 50? ROW Inverted Crown Local Street w/Sidewalk, Exhibit
8.2.7 Non-Residential Collector
8.2.8 Typical Cul-de-sac, Exhibit
8.2.9 Typical Roundabout, Exhibit
8.2.10 Curb Sections, Exhibit
8.2.11 Slip Roads
8.3 TIA Compliance
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8.4 Water/Waste Water LUE Table
8.5 Drainage
8.5.1 Introduction
8.5.2 Exhibit: see Section 4: Engineering Master Plan for Drainage Maps
8.5.3 Drainage Swale/Channel Typical Engineering Cross-section, Exhibit
8.5.4 Drainage Swale Landscape Illustration, Exhibit
9. Community and Public Amenity Standards
9.1 Introduction
9.2 Landscape Design
9.2.1 Entry Features
9.2.2 Public Lighting
9.2.3 Public Fencing/Walls
9.2.4 Trees/Plant Materials
9.2.5 View Corridors
9.2.6 Playscapes
9.2.7 Pocket Parks
9.2.8 Mail Kiosks
9.2.9 Drainage Swales
9.2.10 Allowable Landscaping in ROW
9.2.11 Thematic Elements/Materials in Sidewalks, Crosswalks
9.3 Color Palette
9.4 Community Graphics
9.5 Signage
9.5.1 Permanent Signage
9.5.2 Temporary Signage
9.6 Wayfinding
9.7 Amenity Centers
9.8 Parking Standards
9.8.1 Slip Roads
9.8.2 Pocket Parks/Mail Kiosks
9.9 Property Owners? Associations
10. Greenbelt, Park, and Open Space Plan
10.1 Introduction
10.2 Greenbelt, Park, and Open Space Plan, Exhibit
10.3 UDC Required Open Spaces and Fees
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11. Transportation Master Plan
11.1 Introduction
11.2 Must-Build Roadway Network Plan, Exhibit
11.3 Module I Roadway Network Plan, Exhibit
11.4 Module II Roadway Network Plan, Exhibit
11.5 Module III Roadway Network Plan, Exhibit
11.6 Trail Hierarchy and Standards
11.7 Trail and Sidewalk Network Plan, Exhibit
12. Land Use Matrix
12.1 Living Unit Equivalent Description
12.2 Land Usage Classifications
12.2.1 Improved Property Land Uses
12.2.1.1 Improved Residential Land Uses
12.2.1.1.1 Detached Single-Family
Residential
12.2.1.1.2 Attached Single-Family
Residential
12.2.1.1.3 Multistory Attached Single-Family
Residential
12.2.1.2 Improved Non-Residential Land Uses
12.2.2 Unimproved Property Land Uses
12.3 Land Use Dimensional Requirement
12.3.1 Residential Dimensional Requirement Table
12.3.2 Non-Residential Dimensional Requirement Table
12.4 Land Use Allocation
12.4.1 Master Plan/Module Description
12.4.2 Master Plan/Module Graphic Depiction Exhibit
12.4.3 Land Use Allocation Table: Total Project
13. Architectural Standards
13.1 Standards: Module I
13.2 Standards: Module II
13.3 Standards: Module III
14. Conceptual Master Plan and Design Standards: Special Exceptions
15. Definitions and References
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1. Purpose and Overview
The Sedona Trails Master Planned Community (?Sedona Trails?) was originally established as a
Planned Unit Development by Ordinance of the City of Schertz, Texas (the ?City?) on August 16, 2005
(the ?Sedona PUD?). The Sedona PUD was subsequently amended by Amendment #1 which was
submitted on May 24, 2006 (the ?First Amendment?). Since approval of the First Amendment, the
housing market has experienced significant challenges, and consumer demand and sentiment has
changed. Additionally, the application of development standards contained in the First Amendment
revealed inconsistencies with associated development documents.
These inconsistencies, combined with changes in the economy, prompted a wholesale review and
evaluation of the entire Sedona PUD by the Development Team in collaboration with the Staff of the
City. For the remainder of this Master Development Plan (?MDP?), reference will be made to the
Sedona Trails Planned Development District (the ?Sedona Trails PDD?) as authorized by Article 5,
Section 21.5.10, et seq., of the Schertz Unified Development Code effective and most recently
amended as of May 24, 2011 (?UDC?). Schertz 1518, Ltd (hereinafter alternatively referred to as
?Applicant? or ?Developer?) makes this application for an amendment to the Sedona PUD.
?The purpose of the Planned Development District is to promote and encourage
innovative development that is sensitive to surrounding land uses and to the natural
environment. If this necessitates varying from available zoning districts, the proposed
development should demonstrate community benefits. A PDD should not be used to
deviate from the provisions of this UDC in a way that contradicts its intent.?
Schertz UDC; Sec. 21.5.10
To accommodate the whole development cycle of a Master Planned Community (?MPC?), a PDD
requires flexibility combined with standards that preserve the original integrity and intent of the project.
The breadth and scope of MPCs entail a lengthy development period which frequently encounters
changes in market and economic cycles. A PDD is intended to incorporate flexibility to accommodate
changes in market conditions, product innovation, consumer demand and sentiment and similar
development considerations.
Sedona Trails is anticipated to combine a variety of land uses ? mixed-density residential, retail, office,
medical facilities, independent and assisted living as well as publicly-accessible open parkland, trail
systems and community facilities. This diversity of land uses is meant to encourage a vibrant
community where residents enjoy a healthy and fulfilling lifestyle.
Common thematic elements will bind the various land use components of Sedona Trails and will create
a community united by high aesthetic, construction, and architectural standards. Community and
Public Amenity Standards will establish minimum design requirements for the entire Sedona Trails PDD
to ensure consistency throughout the community. These minimum requirements will specify values well
above those requirements for a usual housing development.
The Sedona Trails PDD will include Infrastructure Standards which will govern roadway construction,
sidewalks and trails, drainage, water and wastewater, and similar matters; a Transportation Master Plan
which will address roads, trails and access; and Architectural Standards which will dictate elements of
each product type throughout the community. Each of these is discussed in greater detail throughout
these materials.
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1. Amendment to Sedona PUD for Sedona Trails PDD
This amendment to the Sedona PUD for the Sedona Trails PDD is the first of a series of amendments
which will set forth a new Overall Conceptual Master Plan and amend the Land Use Categories, Design
Standards, and other matters associated with the original Sedona PUD. It is acknowledged that the
amendment proposed hereby is an amendment to the original Sedona PUD (as previously amended)
and is the first of a series of amendments that are intended to be part of an overall comprehensive and
revised PUD. For the purposes of clarification, reference to the PUD herein as originally approved for
Sedona Trails will hereafter be referred to as a PDD in conformity with recent amendments to the UDC
(amended above on Page 1).
This initial proposed amendment to the Sedona Trails PDD is intended to provide an Overall
Conceptual Master Plan and to establish minimum standards associated with certain infrastructure
requirements, design issues, and related matters for the overall community as well as more detailed
guidelines for Module I. Subsequent amendments to the Sedona Trails PDD will focus on Module II and
Module III which will each be consistent with but have a somewhat different character and personality
from Module I and from one another.
There are certain elements associated with the Overall Conceptual Master Plan and Community and
Public Amenity Standards which are not specifically defined at the point of submission for this initial
amendment. In addition, the Design Standards (defined hereafter) for the individual Land Use
Categories in Module I are not complete as of this initial submission. It is understood and agreed by the
Applicant and the City that no building and construction permits for the construction of residential
dwellings in Sedona Trails will be issued until such time as the Infrastructure Standards, Community
and Public Amenity Standards, and Architectural Standards for Land Uses (collectively, ?Design
Standards?) within Module I have been agreed to and approved by the City through its normal approval
process. However, construction plans, preliminary plans, and final plats may be approved, and related
construction permits for drainage, roadway, utility and similar infrastructure consistent with this
amendment may be issued prior to such time as all such Design Standards have been approved.
Further, it is also understood and agreed that this amendment to the Sedona Trails PDD as well as the
subsequent amendments noted above relating to Module I, Module II, and Module III will be governed
by and will subscribe to the UDC in effect as of the date of this submission. For the purposes of clarity,
the governing UDC shall be the Amended and Restated Unified Development Code originally adopted
by Ordinance 10-S-06 on April 13, 2010 with subsequent amending ordinances of:
Ordinance No. 10-S-11 (May 18, 2010)
Ordinance No. 10-S-28 (September 28, 2010)
Ordinance No. 10-S-29 (September 28, 2010)
Ordinance No. 11-S-15 (May 24, 2011)
Provided, however, any subsequent amendments to the UDC which shall govern issues of health and
safety or that are mandated by the State of Texas shall be controlling over the Sedona Trails PDD
regardless of the date of passage or effect.
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2. Legal Description/Metes and Bounds, Exhibit attached
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3. Overall Conceptual Master Plan
3.1 Purpose and Overview
The Sedona Trails Overall Conceptual Master Plan envisions a unified community incorporating a
diverse mix of public and private land uses. The community will provide a variety of residential options
appealing to a broad market, from single adults to families to empty-nesters and retirees. Multifamily
housing, townhomes, single-family homes, and independent and assisted living facilities will exist within
a vibrant network of civic, retail, office, medical, religious, and school facilities. Residents will enjoy
access to meeting and amenity centers along with a transportation network that encourages pedestrian
use. An extensive trail network, significant open space and greenbelts in combination with a parks
network will foster a community spirit. The land plan and vision for Sedona Trails creates much more
than options for residential dwellings ? it creates a place residents will be proud to call home.
Community parks, pocket parks, hike and bike trails, greenbelts, ponds, and open space provide
residents with enjoyable common areas that emphasize the rural, natural ambiance of Sedona Trails.
Community and Public Amenity Standards, Infrastructure Standards, and Architectural Standards for
each type of residential and commercial building insure a high level of aesthetic continuity and
construction and development quality. The goal of the Sedona Trails PDD plan is a neighborhood
where residents? private and civic needs are met and where meaningful interactions with the
environment, neighbors, and the community are encouraged.
The Sedona Trails Overall Conceptual Master Plan encompasses the full 504.65 acres of the Sedona
Trails development area. A project of this scope evolves over many years and must allow for
development flexibility to accommodate changes in market demands, development realities, and
consumer sentiment. Such flexibility is incorporated into the Sedona Trails PDD while, at the same
time, this document?s design standards provide predictability to the overall general development.
The Overall Conceptual Master Plan is divided into three distinct geographical Modules that are defined
by their primary components and anticipated land uses.
Module I is predominantly single-family residential and is adjacent to the existing housing development
which evolved from the original Sedona PUD. This area will be developed first and will provide a solid
residential base which will serve as a catalyst for the development in Module II and Module III.
Module I also includes the many of the amenities which are the hallmark of a master planned
community. In addition to the swimming pool, pavilions, hike and bike trails, and other available
amenities, residents of Module I will also have access to Heritage Oaks Park, 14 acres of majestic trees
and open spaces which have been donated by the Applicant to the City of Schertz for the benefit of the
entire constituency of the City.
Module II will contain civic, retail, office, multifamily, townhome and similar higher density land uses.
Module II will be the most densely populated and most intensely site-planned area of Sedona Trails.
Linked with Module I through walking trails and other pedestrian access, Module II will also provide the
neighborhood retail services which are essential to creating a sense of vitality. The commercial areas
of Module II will be dominated by the Town Center areas north and south of Lower Seguin Road.
Module II responds to the City of Schertz Comprehensive Plan planning charette to create a ?Town
Center? for the South Schertz area.
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Module III lies to the south of Woman Hollering Creek and enjoys greater topographic relief than the
other two Modules. Module III will combine single-family homes with clustered pods of garden homes
and villas, townhomes and similar residential opportunities which provide for smaller and denser
residential living. Module III may include medical facilities, neighborhood and retail services, assisted
living, independent living, civic, church, and school facilities. Module III will blend diverse residential
options with mixed-use development which enhances the overall Sedona Trails community. The land
area for greenbelt/recreational use in Module III will provide natural and open areas for the use and
benefit of the entire Sedona Trails PDD.
The comprehensive Overall Conceptual Master Plan combines these three Modules into a vibrant,
diverse community that prizes quality of life and neighborhood identity.
3.2 Overall Conceptual Master Plan, Exhibit attached
The attached Overall Conceptual Master Plan graphically depicts the anticipated development of the
overall Sedona Trails community.
3.3 Module Plan, Exhibit attached
The attached Module Plan graphic illustrates the three distinct modules which are part of this Sedona
Trails PDD amendment.
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4. Engineering Master Plan
4.1 Engineering Master Plan, Exhibit attached
The attached Engineering Master Plan provides the foundational engineering documents for the Sedona
Trails PDD.
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5. Module I
5.1 Purpose and Overview
Module I consists of approximately 182.32 acres and occupies the geographical center of Sedona
Trails. The dominant land use in Module I will beDetached Single-Family Residential as further defined
in the Sedona Trails PDD. While the residential living in Module I will be primarily traditional single-
family housing, it will provide a unique community experience?generally unlike any competing
residential option in the immediate market area.
Sedona Trails will include planning concepts calculated to create a pleasant, healthy environment while
fostering close-knit and connected neighborhoods. The unique land plan emphasizes curving streets
which group homes in clusters on short cul-de-sacs. This plan insures that there are no driveway cuts
on main collector roads, encourages side-entry garage placement, and slows traffic in residential areas.
Drainage swales behind many of these home clusters are part of a greenbelt system which winds
throughout Sedona Trails. A trail network combines with the greenbelt system to provide an open
pedestrian transportation network which connects and binds the community together. Drainage swales
will be extensive, in some cases in excess of 200 feet wide? providing a generous greenbelt proximate
to a vast number of residences in Module I.
Combining open space, a curving and animated street design, and a high proportion of cul-de-sacs
makes for an appealing streetscape, insuring visual variety while providing easy access to ample
green-space. Neighborhood pocket parks will feature playscapes and centrally located mail kiosks to
encourage community interaction. Extensive landscaping will make the pocket parks and mail kiosks
pleasant focal points in the midst of the community.
Residents will enjoy an extensive hike and bike trail network and an amenity center featuring a
community pool, pavilion, and spaces for public and private gatherings. Heritage Oaks Park, a 14 acre
municipal park contributed by the Applicant and located on the western edge of Module I, will offer
outdoor picnic facilities and a covered pavilion.
All residences, as well as the landscaping, signage, and other features in Module I, will adhere to
Sedona Trails PDD Community and Public Amenity and Architectural Standards and will combine to
create an environment that instills pride in its residents and sets the standard for the remainder of
Sedona Trails.
The predominance of traditional single-family residences in Module I establish an underlying foundation
and demographic base which, in turn, supports the development of broader and more diverse mixed
uses in Module II and Module III.
5.2 Module I Conceptual Master Plan, Exhibit attached
The attached Conceptual Master Plan provides a graphical representation of the anticipated land uses
in Module I.
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6. Module II
6.1 Purpose and Overview
Module II consists of 107.57 acres located at the northern end of the Sedona Trails PDD. This Module
will feature mixed-use facilities as well as higher density residential options and will be the commercial
and civic hub of the Sedona Trails development. Planned land usages include City of Schertz
Emergency Services, community amenity centers, retail, office, multifamily residences, and townhome
villages. This area will be the most densely populated and site-plan intensive portion of the Sedona
Trails PDD.
Module II is located on both the north and south sides of Lower Seguin Road. Module II will be the
?Town Center? of Sedona Trails and will be a vibrant community center providing convenient and
pleasant shopping, work, and public space ? all essential to a successful neighborhood. Module II
provides a balanced mix of comfortable residences and compatible commercial enterprise. A ?Main
Street? feel will characterize the central boulevard of this neighborhood center and pedestrian traffic will
be encouraged. Parking for the townhome villages and multifamily units will be concentrated away from
the main boulevards, creating pleasant streetscapes. The housing product offered in Module II will
support the lifestyle diversity Sedona Trails seeks to encourage.
The natural division created by Lower Seguin Road encourages separate personalities for the
commercial and non-residential components of Module II. It is intended that the retail and office
services located in the Town Center will appeal and cater to a broader demographic and geographic
market area than just the residents of Sedona Trails. While certainly offering the traditional
neighborhood services (e.g., dry cleaners, coffee shop, local restaurants, etc.), the Town Center?s
proximate location at FM 1518 and Lower Seguin Road is appropriate for large-scale chain pharmacies,
grocery stores, restaurant chains, and other regional retailers. We anticipate that the higher density
residential development will be a significant driving force for retailers and service providers to flock to
the Town Center.
All construction, landscaping, signage, and other features in Module II will adhere to Sedona Trails
Community and Public Amenity and Architectural Standards and will contribute to the high aesthetic
standards of the community. In addition to the extensive landscaping, a series of detention ponds
throughout Module II will create relaxing and beautiful open spaces. This unique combination of higher
density residential will spur commercial and retail services which will serve all of Sedona Trails, the
neighboring area, as well as the commuters who will frequent the area.
Module II will complement Module I and Module III by providing valuable services to existing residents
and by drawing in new residents in search of convenience and a more urban lifestyle.
6.2 Module II Conceptual Master Plan, Exhibit attached
The attached Conceptual Master Plan provides a graphical representation of the anticipated land uses
in Module II.
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7. Module III
7.1 Purpose and Overview
Module III consists of 214.76 acres and is located in the southern portion of Sedona Trails. Module III
is separated from Modules I and II by Woman Hollering Creek and displays the most topographical
diversity of the three Modules. This area of the development will feature garden homes, patio homes, or
other types of higher density residential product that will be clustered to allow for more natural open
space. This area plan also includes a ?Village Center? which will anchor the southern end of Sedona
Trails. While the Town Center in Module II provides many retail and office options which serve a
constituency broader than Sedona Trails, it is more likely that the retail providers in the Village Center
will be more focused on the immediate area. In addition to the neighborhood retail services in the
Village Center, it is anticipated that it will include a multi-use healthcare village concept that
encompasses a medical facility and independent and assisted living facilities, along with a church site.
These various land uses increase the diversity of commercial product and expand the residential
options in Sedona Trails.
Module III offers extensive recreational open space to take advantage of this area?s varied terrain. A
series of detention ponds throughout the greenbelt and recreational open space mitigate flooding and
provide additional natural community amenities. With a range of greenbelt and open spaces ranging
from manicured and well-tended areas to natural and wild areas, the open spaces and greenbelt areas
offer a peaceful respite in the midst of a master-planned community in a dynamic and thriving city. The
development-wide trails network will be extensive in Module III. Meandering and gentle trails of
decomposed granite will be ?family-friendly? and inspire longer walks and more time together. More
primitive trails will provide ample opportunities for exercise throughout the extensive open spaces of
Sedona Trails.
All construction, landscaping, signage, and other features in Module III will adhere to Sedona Trails
Community and Public Amenity and Architectural Standards and, when combined with the natural
beauty of this particular Module, will add to the overall appeal of the Sedona Trails community.
Module III will provide a valuable service to the community through the Village Center ? by including
options for development of neighborhood retail, civic and amenity uses, medical services and assisted
and independent living facilities. The residential choices for clustered and denser living options expand
the lifestyle options available at Sedona Trails and the extensive recreational green space provides an
amenity all residents can enjoy.
7.2 Conceptual Master Plan, Module III, Exhibit attached
The attached Conceptual Master Plan provides a graphical representation of the anticipated land uses
in Module III.
(Note: The removal from the Sedona Trails PDD of the property line within the Air Installation
Compatibility Use Zone may create apparent inconsistencies in Roadway and Must Build Trail
Plans. Any inconsistencies will be remedied when the Module III Sedona Trails PDD amendment
is filed.)
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8. Infrastructure Standards
8.1 Introduction
Infrastructure Standards provide the engineering and construction guidelines for roadways, water,
wastewater, utility, and other primary infrastructure elements. These standards will insure consistency
throughout the development.
The following sections and exhibits provide an initial description of infrastructure standards; however,
reference should be made to any notes contained on such exhibits for exact specifications. The
attached exhibits are incorporated into this amendment and into the Sedona Trails PDD in their entirety
as though set forth fully in the text of this amendment.
8.2 Roadways
8.2.1 Existing Schnebly Drive
Schnebly Drive is the only existing roadway within the Sedona Trails PDD. The proposed Sedona Trails
Overall Conceptual Master Plan will extend the existing roadway for approximately 250 feet,
maintaining the existing roadway cross-section and alignment up to the proposed round-about located
just south of the existing roadway. Additionally, landscaping, sidewalk/trail improvements and lighting
improvements will be allowed within the ROW of the existing and proposed roadway extension
pursuant to the approval of the Sedona Trails Community and Public Amenity Standards.
8.2.2 60? ROW Crowned Residential Collector w/Sidewalk, Exhibit attached
The attached exhibit illustrates a cross-section of a Crowned Residential Collector road, including
sidewalk and abutting buffer areas incorporating a 60-foot ROW.
8.2.3 50? ROW Crowned Local Street w/Sidewalk, Exhibit attached
The attached exhibit illustrates a cross-section of a Crowned Local street, including sidewalk and
abutting buffer areas incorporating a 50-foot ROW.
8.2.4 60? ROW Pitched Residential Collector w/Sidewalk, Exhibit attached
The attached exhibit illustrates a cross-section of a Pitched Residential Collector road, including
sidewalk and abutting buffer areas incorporating a 60-foot ROW.
8.2.5 50? ROW Pitched Local Street w/Sidewalk, Exhibit attached
The attached exhibit illustrates a cross-section of a Pitched Local street, including sidewalk and
abutting buffer areas incorporating a 50-foot ROW.
8.2.6 50? ROW Inverted Crown Local Street w/Sidewalk, Exhibit attached
The attached exhibit illustrates a cross-section of an Inverted Crown Local street, including sidewalk
and abutting buffer areas incorporating a 50-foot ROW.
8.2.7 Non-Residential Collector, Exhibit pending
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Module I of the Sedona Trails PDD will not contain a Non-Residential Collector. It is anticipated that
Module II may contain a Non-Residential Collector. To the extent that a Non-Residential Collector will
be included in future Modules, the typical roadway cross-section design for a Non-Residential Collector
will be included in such future amendment.
8.2.8 Typical Cul-de-sac, Exhibit attached
The attached exhibit is an illustration of a typical cul-de-sac and island with a 120-foot ROW and 100
feet of pavement, exclusive of the associated ribbon curb.
8.2.9 Typical Roundabout, Exhibit attached
The attached exhibit is an illustration of a typical roundabout and island with a 120-foot ROW and 100
feet of pavement, exclusive of the associated ribbon curb.
8.2.10 Curb Sections, Exhibit attached
The attached exhibit illustrates the various typical curbs that may be used in Sedona Trails roadways
including Curb and Gutter (Spill), Curb and Gutter (Catch), Ribbon Curb, Standard Curb, and Rollover
Curb.
8.2.11 Slip Roads
Slip Roads in the context of a residential MPC are short roads which exit from and enter back onto
collector streets to provide access to parking and/or access to residential dwellings. Slip roads provide
an increased factor of safety by allowing vehicles to exit more heavily traveled roadways in order to
park for access to amenities, trails or view opportunities. Slip roads may also be used for driveway
connections which might otherwise require entry or exit directly onto a collector or other heavily
trafficked roadway. Slip Roads are found in Module I along the single loaded road north of Woman
Hollering Creek for the purpose of providing parking access to the greenbelt area and creek overlook
area. Slip roads will be adequately sized and constructed to satisfy City maintenance requirements as
well as access requirements for fire and life safety services.
8.3 TIA Compliance
A Traffic Impact Analysis (?TIA?) was prepared for the currently approved Sedona PUD by Steitle Traffic
Engineering, Inc. in December, 2005. An update to the TIA is being prepared to address the impact of
the proposed changes in density, land use and recent improvements to adjacent arterial roads (FM
1518, Lower Seguin Road and Ware Seguin Road).
The number of estimated daily trips is the primary benchmark used to compare the changes in traffic
impact between the approved Sedona PUD and the proposed Sedona Trails PDD Overall Conceptual
Master Plan.
Although the approval of this proposed Amendment to the Sedona Trails PDD for Module I is not
contingent upon acceptance of the updated TIA, the Developer and the City agree that a final plat for
any portion of Module I may not be approved until such time as an updated TIA for Module I has been
prepared by the Applicant and accepted by the City. Similar requirements will exist for the future
amendments to the Sedona Trails PDD for Module II and for Module III.
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A comparison of the estimated daily trips for the original Sedona PUD Master Plan and the proposed
Sedona Trails PDD Overall Conceptual Master Plan for the area defined as Module I is shown in the
following table:
ESTIMATE DAILY TRIPS
ORIGINAL SEDONA TRAILS PUD: 8,160
PROPOSED SEDONA TRAILS PDD: 3,900 ? 4,850
8.4 Water/Wastewater LUE Table, Exhibit attached
8.5 Drainage
8.5.1 Introduction
Managing drainage and the detention of storm water and related surface water runoff has been a
significant consideration in the development of Sedona Trails. The area to the north of Woman
Hollering Creek is flat, while the area to the south displays greater variations in topography. These
conditions each present separate challenges to managing storm water and to directing it into Woman
Hollering Creek without contributing to increases or burdens upon adjacent properties.
Sedona Trails has employed an innovative approach to storm water management which integrates
prudent and natural drainage management with Sedona Trails? extensive greenbelts, trails and open
areas. The search for this management solution was the ultimate catalyst for the drainage swales which
are to provide the primary surface water drainage management in Module I. Swales that wind their way
through the rear of many of the cul-de-sacs will accumulate and manage surface water runoff as
needed. Yet they also provide open space and greenbelt areas which are a valuable community
amenity during those times when rainfall and surface runoff do not demand their drainage capacity.
These swales are both an innovation and a solution ? efficiently managing storm and surface water
runoff while contributing to the overall personality of Sedona Trails.
These gentle drainage swales range from 60 feet to in excess of 250 feet as they meander throughout
Module I. With a benched eight-foot concrete trail located within the swale depression, these facilities
perform another duty in expanding the pedestrian trail network within Sedona Trails.
While the swales perform triple duty as drainage facilities, walking trails, and open space, the detention
ponds serve similar multi-use functions. As part of the overall drainage master plan, the detention
facilities hold and detain water runoff to allow measured release while providing open space during
times of minimal rainfall.
Blending responsible development with community enhancements is the Developer?s goal for Sedona
Trails. These drainage improvements will not result in a burden upon adjacent property and, in
conjunction with the proposed TXDOT improvements to the bridge on FM 1518 over Woman Hollering
Creek, are also anticipated to ease downstream storm water impact.
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The following exhibits provide a graphical depiction of the drainage facilities and how they have been
calculated and designed to accommodate and handle storm and surface water issues. Extensive
analysis and investigation of the capacity of Woman Hollering Creek has been undertaken to validate
the ability to handle the storm and surface water delivered by the drainage modifications detailed
hereafter.
8.5.2 See Engineering Master Plans, Section 4, for Drainage Maps
The Drainage Maps from the Engineering Master Plans (see Section 4 for attachment) provide a
graphic representation of the drainage solutions to be implemented in the Sedona Trails PDD.
8.5.3 Drainage Swale/Channel Typical Cross-section, Exhibit attached
The attached exhibit illustrates a cross-section of the typical drainage swale which will provide drainage
relief in Module I.
8.5.4 Drainage Swale Landscape Illustration, Exhibit attached
The attached landscape illustration shows a typical drainage swale with associated landscaping and
hike and bike trail details.
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9. Community and Public Amenity Standards
9.1 Introduction
The Sedona Trails Community and Public Amenity Standards establish the design guidelines that will
shape the identity and personality of the community as a whole. Overarching aesthetic themes and
subtly repeating material choices will visually tie the development together, echoing the unifying
elements of shared recreational, civic, and commercial spaces. High-quality minimum requirements will
provide assurance that the development, as it grows over many years, will maintain a standard of
design and construction quality that far exceeds what is normally expected of similar developments.
These standards will apply to all public construction, landscape, signage, and other features in Sedona
Trails and will serve as the backdrop for a community that feels safe, invigorating, connected, and
harmoniously suited to its environment.
Landscape design will be used to create a well-defined and welcoming ambiance for Sedona Trails. A
meaningful, strong entry treatment, combined with repeated wall and fencing elements, seasonally-
planned vegetation, long-term tree and perennial vegetation placement, and other hardscape and
softscape designs, will help brand Sedona Trails as a quality place to live, work, shop, and play.
Landscape themes will be repeated throughout the residential, mixed-use, and commercial elements of
the Sedona Trails development. Native and drought-resistant vegetation will be featured to blend with
the existing surroundings and to provide economical, low-maintenance visual interest.
All community graphics, logos, signage, and wayfinding signage will reflect the themes and material
choices defined by the Community and Public Amenity Standards. A consistent, pleasant color scheme
will be referenced in all graphic product, and logos and signage will be designed to avoid trendy or
dated references.
The design of public amenities and Property Owners? Association (POA) amenities within Sedona Trails
will also be guided by the Community and Public Amenity Standards. These public spaces, potentially
including pocket parks, playscapes, mail kiosks, sport courts, pool areas, splash pads, and amenity
centers with conditioned public gathering space, will all include elements that reference overall
community aesthetic themes and quality construction. These shared spaces will reflect standards that
draw residents to interact and to become active in the civic life of the area. The design standards will
ensure that these gathering spots are centers of community pride and continuous activity.
9.2 Landscape Design
9.2.1 Entry Features
Entry elements are crucial to creating a sense of arrival and to setting the tone for the overall project
image. The entry features at Sedona Trails will be distinctive yet timeless, and will be the
development?s most important chance to express its identity and to introduce the materials and
aesthetic elements that will be carried throughout the entire development. Entry features will be
pleasingly integrated into their surroundings, but they will also be highly visible and emotionally
impressive.
In addition to the entry elements located at the main entrances to Sedona Trails, major monuments will
be located at appropriate internal intersections. These monuments will reflect the same theme,
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materials, and style as the entry monuments and will further establish a sense of identity and continuity
throughout Sedona Trails.
Minor neighborhood village entry monuments will announce one?s arrival at the more intimate, personal
neighborhood enclaves. They will establish a sense of community, as well as serving as important
wayfinding milestones. These entry signs and their landscape installations will establish continuity and
consistency with the themes and materials of the larger development entries but will also reflect the
more intimate neighborhood personalities.
Considerations for Entry Elements:
Materials
Location/Visibility
Inclusion of Logo/Signage
Height/Massing
Integration with Landscape Plan
Integration with Lighting Plan
Continuity with and Reflection of Community Identity
Maintenance Considerations: Ease of Maintenance, Lifespan of Materials
The existing entry elements on Lower Seguin Road and Schnebly Drive may be modified to reflect the
new image of the Sedona Trails community.
9.2.2 Public Lighting
It is the intention of Sedona Trails to consider lighting methods that reduce ambient light pollution in the
residential neighborhood villages while creating brighter areas for safety and aesthetic effect at major
intersections, pocket parks, trail heads, and amenity center locations. A lighting plan indicating the
location, fixture types, details of construction and installation, and aesthetic theme of feature lighting will
be developed in conjunction with the landscape plan. The end result of the lighting theme should be a
harmonious blend of attractive down-light pole systems with the light source shielded, up-lighting and
tree lighting at chosen highlight areas, and safety lighting at trail heads, pocket parks, and amenity areas.
After all safety and directional concerns are satisfied, lighting fixtures will be specified that fit in with the
physical identity of the development and these fixtures will become another important aesthetic linking
element at Sedona Trails.
A lighting plan will be formulated and coordinated for the non-residential village areas and will be
carefully considered as part of the Architectural Design guidelines for proposed commercial users in
Module II and Module III. Because of night uses, the non-residential areas will be brighter than residential
areas, but the lighting elements will be cohesive to overall community theming.
Considerations for Public Lighting:
Location
Light-source deflection/direction
Materials/Aesthetic Theme
Continuity with and Reflection of Community Identity
Light Intensity
Heat Shielding
Maintenance Concerns
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9.2.3 Public Fencing/Walls
Public fencing and walls serve several key purposes in the development. They provide a physical and
visual barrier between different land usages, enhance privacy, dampen noise, delineate distinct
development areas, and guide the eye to pleasant view corridors. Special attention will be paid to
traffic patterns and ensuing headlight paths; barriers will protect residences from intrusive glare. The
integration of thematic elements such as materials, end-caps, landscape features, and meandering
placements into fencing and wall design will ensure that they are an important tying element of the
overall Sedona Trails identity. When possible, considerable foliage and landscaping will be incorporated
into the fences and walls or earth berms will be created to provide a more natural sense of transition
between different land usages.
Considerations for Public Fencing/Walls:
Materials
Location/Visibility
Height/Massing/Opacity
Integration with Landscape Plan
Integration with Lighting Plan
Continuity with and Reflection of Community Identity
Maintenance Considerations
Appropriate context (depending on adjacent land usages)
9.2.4 Trees/Plant Materials
The acceptable plant material list shall be in compliance with the current City of Schertz plant material
list and will emphasize xeriscape and low-water use native plant materials. A Landscape Plan
indicating materials and locations in community spaces will be provided with all site plan applications.
Considerations for Trees/Plant Materials:
Maintenance Considerations: Low-water, native xeriscape
Grow-in, Longevity
Aesthetic Enhancement of Natural Landscape
Continuity with and Reflection of Community Identity
Seasonal Planting Plan
9.2.5 View Corridors
A view corridor is an unobstructed visual expanse that enhances the open, natural feel of the Sedona
Trails community. Through the intermittent use of single-loaded streets and greenbelt networks that run
along major collector roads, view corridors are created that break up the paved streetscape. View
corridors into the greenbelts, pocket parks, parks, and trail heads will offer residents additional
opportunities to enjoy their natural surroundings. Plant materials and unobtrusive fencing will be
encouraged in the view corridors.
Considerations for View Corridors:
Location
Safety Considerations
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Buffering
Fencing/Walls
9.2.6 Playscapes
Playscapes will provide healthy, safe central gathering areas for parents and children within the
neighborhood villages. All Sedona Trails theming elements will be considered when selecting
appropriate playscapes, with special attention being paid to cohesive materials and color. Playscapes
will be located in neighborhood pocket parks and will be situated to promote safety and accessibility.
Seating areas for parents and guardians will be incorporated into the playscape/pocket park designs
and will have unobstructed views of the whole playing area. These spaces will become a natural hub
of neighborhood activity and communal interaction.
Considerations for Playscape selection:
Materials, Coloring
Safety Considerations
Continuity with and Reflection of Community Identity
Maintenance Considerations
Location
Seating/Benches
9.2.7 Pocket Parks
The Sedona Trails Overall Conceptual Master Plan calls for pocket parks to be interspersed throughout
the neighborhood villages. These small parks will be easily accessible by the development?s extensive
trail and sidewalk system, encouraging residents to walk the short distance required to enjoy them.
Through the use of enhanced natural landscaping, boulders, and gently bermed hillsides, a pleasant
and safe central space will be created where children can easily be supervised. Pocket parks will
feature playscapes, bench seating, trash and recycling receptacles, mail kiosks, and parking ? all
elements that will be designed to complement and reaffirm the community?s high aesthetic and lifestyle
standards. These pocket parks encourage healthy living, exercise, community interaction, and
neighborhood cohesion.
Considerations for Pocket Parks:
Location/Accessibility
Topographical Landscaping/Integration with Landscape Plan
Continuity with and Reflection of Community Identity
Integration with Lighting Plan
Materials
Seating/Benches
Trash/Recycling Receptacles
Related Parking
9.2.8 Mail Kiosks
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Free standing mail kiosks are intended to be incorporated in pocket park designs and also will be
placed at regular intervals in the neighborhood villages as needed to provide adequate mail service for
the development. These kiosks will enhance the communal aspects of the pocket parks and will
provide convenient, centralized mail facilities. The United States Postal Service will determine how
many mail kiosks will be provided, but Sedona Trails Community and Public Amenity standards will
govern the appearance of the kiosks, stipulating that the general design, roofing material, and
surrounding landscape mesh harmoniously with the proscribed aesthetic themes. The mail kiosks will
include a community bulletin board and will become nodes of neighborhood connectivity and
communication.
Considerations for Mail Kiosks:
Materials
Continuity with and Reflection of Community Identity
Roofing
Trash/Recycling Receptacles
Integration with Lighting Plan
Integration with Landscape Plan
Related Parking
9.2.9 Drainage Swales
By incorporating a detention pond/drainage swale component into a community-wide meandering
greenbelt system, the Sedona Trails Developers have created a useful amenity that enhances the
livability of the development. The drainage swales become large, usable swaths of open space that
feature components of the trail system and integrated benches. By carefully shaping the topography of
the drainage swales, the Developer will create a visually interesting place that adds variety to the
landscape. This varying topography will also encourage privacy when drainage swales abut residential
lots by placing the hike and bike trails at a lower elevation than edging berms which run along the
edges of the swales. The drainage swales will serve a multitude of recreational functions and will be
carefully landscaped to be one of the most beautiful amenities in Sedona Trails.
Considerations for Drainage Swales:
Integration with Landscape Plan
Integration with Lighting Plan
Plant Materials/Selections
Aesthetic Treatment in Concrete Trickle (imbedded stones, etc.)
Trail Material
Continuity with and Reflection of Community Identity
9.2.10 Allowable Landscaping in ROW
The Developer will be permitted to install landscaping in the minimum two foot buffer between a curb
and a four foot sidewalk, when this buffer is present. Either grass or appropriate xeriscape plant
materials may be installed. The Sedona Trails Property Owners? Association will have sole jurisdiction
over plant selection and installation and development CCRs (defined here within) will provide that the
adjacent property owner is responsible for maintenance of this area and that it shall only be planted
with grass or similar permitted groundcover. They shall also provide for a landscape easement for the
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POA for other authorized landscape materials. Additional landscape easements as necessary will be
granted in areas where the POA may be responsible for maintenance or other repairs, such as in the
FM 1518 ROW.
9.2.11 Thematic Elements/Materials in Sidewalk Transition Ramps
The Developer will be permitted to install appropriate materials, stain the concrete, inscribe the
concrete, or in a similar way create a functional and decorative insert in sidewalk transition tramps.
These decorative elements will be another repeated, aesthetically pleasing detail that thematically ties
the community together and subtlety elevates the overall perception of quality and thoughtfulness
throughout Sedona Trails. The Developer will carefully consider ease of maintenance, safety, and the
lifespan of any improvements when designing this feature.
Considerations for Sidewalk Ramp Transitions:
Safety
Materials/ Color
Maintenance Considerations
Integration with Drainage Plan
Continuity with and Reflection of Community Identity Related Parking
9.3 Color Palette
An appropriate color scheme will be chosen to convey the identity and ideals of the Sedona Trails
community. This color palette will be reflected in almost all Design Standard choices such as logo
design, signage, materials choices, amenity center designs, playscapes, and mail kiosk details. The
color palette will be natural, harmonious, and classic, to insure that it becomes a seamless and valued
part of the successful long-term identity of Sedona Trails.
Considerations for Color Palette:
Continuity with and Reflection of Community Identity
Longevity/ Timelessness
Safety
Integration with Landscape Plan
9.4 Community Graphics
Community Graphics will include all logos and identity branding graphics that will be used inside and
outside the Sedona Trails community. Because these graphics will become a shorthand representation
of the community as a whole, careful consideration will be given to developing graphics that reflect both
the Design Standards and the general value system of Sedona Trails. The development of the project
Color Palette will be integral to Community Graphics design. Community Graphics will be used on
everything from entry monuments to internal signage to project advertising collateral to billboards. An
outside consultant will develop the Community Graphics, in collaboration with the Developer, and will
ensure that they are the penultimate representation of Sedona Trails? commitment to building a high-
quality, healthy, connected community.
Considerations for Community Graphics:
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Continuity with and Reflection of Community Identity
Readability/ Visibility
Variation
Integration with Landscape Plan
Simplicity/ Effectiveness
Longevity/ Timelessness
9.5 Signage
Permanent signage will be composed of village entry monumentation, traffic signage, street signage,
wayfinding signage and other permanently affixed signage. Temporary signs include private yards
signs, estate sales signs, political signs, and school support signage. The design and location allowed
for the display of this signage will be determined during the development of the final Design Standards
and will be themed to complement the overall design elements for Sedona Trails.
Specific restrictions as to sign location, duration, and affiliation will be addressed in future iterations of
the Design Standards.
9.5.1 Permanent Signage
Considerations for Permanent Signage:
Location/Visibility
Continuity with and Reflection of Community Identity
Materials/Color
Height/Massing/Opacity
Maintenance Considerations
Integration with Landscape Plan
Integration with Lighting Plan
Anchoring
Allowable Usages
9.5.2 Temporary Signage
Considerations for Temporary Signage:
Continuity with and Reflection of Community Identity
Materials/Color
Height/Massing/Opacity
Maintenance Considerations
Allowed Duration of Use
Allowable Usages
9.6 Wayfinding, Traffic Signage
Wayfinding signs are the internal directional signs that lead the way to amenity centers, pocket parks,
trail heads, parking, commercial centers, neighborhood entrances, and other important destinations
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inside of the Sedona Trails community. The term also refers to all street signs within Sedona Trails.
This signage is another opportunity to assert the coordinated aesthetic standards of the development
by using the repeated color palette, materials, logo, community graphics, and theming that occurs
throughout Sedona Trails. Signs will be clear, highly visible, and instructive but Sedona Trials PDD
standards will ensure that they are also visually pleasing, high-quality additions to the feel of the area.
Special consideration will be paid to font selections, symbolic representations, and color choices.
Traffic signage will be similarly specified to maintain aesthetic continuity without compromising safety or
clarity and will comply with all applicable Texas Department of Transportation (TxDoT) and City
regulations. All required traffic signage will be highly visible, yet will be themed to be harmonious with
Sedona Trails design standards.
Considerations for Wayfinding/Traffic Signage:
Continuity with and Reflection of Community Identity
Safety
Visibility/Readability
Placement in ROW
Materials/Color
Height/Massing
Anchoring/Mounting/Pole Installation Materials
Maintenance Considerations
Allowable Usages
Integration with Landscape Plan
Integration with Lighting Plan
9.7 Amenity Centers
Amenity Centers provide a common gathering place for residents of Sedona Trails as well as an activity
center and source of fun community interaction. The amenity centers for Sedona Trails will ultimately
include swimming pools, open air pavilions, sport courts, and other amenities intended to complement
the active lifestyle encouraged by the community.
The initial phase of the amenity center located in Module I will include the sport court and pavilion.
Proximately located to Heritage Oaks Park, the amenity center?s initial facilities will be a valuable
addition to the recreational facilities available to Sedona Trails residents. The second phase will include
a swimming pool area which may be phased and which may include a traditional pool along with a
?splash? pool oriented towards the younger residents of Sedona Trails.
9.8 Parking Standards
Sedona Trails parking standards will ensure there is ample parking space to allow for safe, convenient
access to all development amenities such as pocket parks, mail kiosks, parks, amenity centers, scenic
overlooks adjacent to Woman Hollering Creek.
9.8.1 Slip Roads: Module I
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There will be three parallel on-street parking spaces in each of the three slip roads currently shown on
the Overall Conceptual Master Plan along the single-loaded road adjacent to Woman Hollering Creek.
9.8.2 Pocket Parks/Mail Kiosks
There will be five parking spaces associated with each pocket park/mail kiosk facility.
9.9Sedona Trails Property Owners? Association
Every property owner in Sedona Trails will be a member of the Sedona Trails Property Owners?
Association. Whether commercial property, a single-family residence, townhome, or similar residential
option, all of the property in Sedona Trails will be encumbered with Conditions, Covenants and
Restrictions (the ?CCRs?) which establish and enforce terms and conditions for every property owner.
Because of the vast scope of land use categories throughout the Sedona Trails PDD and the dramatic
distinctions between the dominant land uses in each of the various Modules, the obligations imposed
upon each Module and the separate areas in each Module will likely vary in many ways. However,
there are certain elements and obligations which will remain constant throughout the entire Sedona
Trails PDD.
The Sedona Trails Property Owners? Association (the ?POA?) is the first line of enforcement of the
standards that are established by this Amendment to the PDD as well as by the CCRs themselves. In
addition to establishing the obligations and responsibilities of property owners and residents, the CCRs
also establish the obligations of the POA for maintenance, repair, and replacement of various elements
of the Sedona Trails area. The POA is also a substantial property owner in the Sedona Trails PDD,
with ownership and responsibility for the amenity center, trails, greenbelt areas, pocket parks as well as
the landscaping in these areas.
Sedona Trails POA Ownership and Maintenance Responsibility
The Sedona Trails POA will own all areas which are (i) not owned by individual property owners, (ii)
owned by the Developer with the intent for sale to third parties, (iii) not owned by the City, the State of
Texas, or other political subdivisions of the state or federal government. The property to be owned by
the Sedona Trails POA will include the resident amenity centers, the trail system, the drainage areas
and drainage swales, pocket parks, mail kiosk areas, the detention areas, the greenbelts, the
landscaped median and boulevard areas, entry features, boulevard fencing, and landscaping along
primary collectors and along FM 1518.
The POA will be responsible for the maintenance, landscaping, repair and replacement in these POA
owned areas. For instance, playscapes and landscaping in the pocket parks, plantings, mowing and
related landscape maintenance in the drainage swales, trail maintenance, and landscaping along FM
1518 will all be the obligation of the POA.
The POA shall prominently post that the use of any trails, sidewalks, playscapes, greenbelt areas or
other POA facilities is at the risk of the user and that the POA has no liability and takes no responsibility
for any injury or claims of any person for the use of such facilities.
Other POA Responsibilities
While there are areas of Sedona Trails which the POA may not own, it will also have responsibility for or
otherwise establish control and maintenance of these areas through the CCRs. By way of example, the
1/20/2012 26
maintenance of the area between the edge of the sidewalk and the back of the curb will be established
as the responsibility of the adjacent homeowner or property owner; or, it shall be the responsibility of
the POA in the case of single-loaded roads where the adjacent area is a greenbelt or other POA
maintained area. The CCRs will provide for provisions to enforce these obligations of homeowners or
property owners to insure compliance with the high standards for maintenance in the Sedona Trails
PDD.
Landscape Easements
In addition to the extensive trail system in Sedona Trails, the sidewalk system and connectivity will
further bind the community together. Each residence will be connected by a sidewalk in front of each
home and it is anticipated that there will be a two foot grass buffer between the back of the curb and the
edge of the sidewalk.
The CCRs will provide that the adjacent property owner is responsible for maintenance of this area and
that it shall only be planted with grass or similar permitted groundcover; they shall also provide for a
landscape easement for the POA for other authorized landscape materials. For instance, the POA may
be authorized to plant various materials to provide a visual aesthetic break upon approval of landscape
plans by the City in these buffer areas. Additional landscape easements as necessary will be granted
in areas where the POA will be responsible for maintenance or other repairs.
Architectural Control Committee
The POA and the Developer will jointly establish an Architectural Control Committee (?ACC?) which will
be responsible for reviewing and approving construction plans for all residential and commercial
construction within the Sedona Trails PDD. The ACC will consist of members appointed by the
Developer until all of the property within the Sedona Trails PDD has been transferred to an independent
third party purchaser, to a governmental entity, or to the POA.
Construction of residential and community amenities within the Sedona Trails PDD shall first be
submitted to the ACC for approval and to verify compliance with the terms, conditions and obligations of
the PDD. The ACC shall review such contemplated construction and shall, if approved, provide a
certification in a form acceptable to the City by which the ACC certifies that the plans for the
contemplated construction comply with the PDD and associated guidelines.
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10. Greenbelt, Park, and Open Space Plan
10.1 Introduction
Sedona Trails is remarkable for what it is not: it is not a sea of black-top streetscapes, endless
stretches of grey concrete sidewalks, and cookie cutter rows of monotonously identical homes. It is a
carefully planned network of residences and neighborhood businesses nestled into an expansive,
interwoven system of green space and strategically placed water features. By making the natural
environment a dominant feature of Sedona Trails, and of the lives of its residents, the Developers are
hoping to encourage a more healthful and active lifestyle, and are emphasizing the importance of living
harmoniously with your surroundings. The vast amount of land in Sedona Trails dedicated to open
space shows the Developer?s commitment to enhancing and improving the lives of the residents.
The drainage swales mentioned earlier in this amendment are envisioned as an extension of many
residential backyards. Homes will back up to the meandering system which will create a visually
interesting, gently sloped greenbelt system ? not a concrete channel, but a fully-landscaped green
space, with a beautiful hike and bike trail winding its way through it. The greenbelt system will stretch
throughout the development and many residents will be able to use the greenbelt trails to travel from
their homes to nearby pocket parks and even to local shopping areas, without ever stepping foot on a
street.
Pocket parks are sprinkled throughout the neighborhoods, most within a short walk of residences.
These small parks provide neighborhood open space and are an extension of front yards ? more public
spaces where neighbors interact. The larger parks, including Heritage Oaks Park, will offer recreational
enjoyment to the whole community. A series of landscaped and maintained drainage ponds in Module
III will offer another pleasant amenity within the parks system.
The Sedona Trails greenbelt, parks, and open space system is an amenity that will become integral to
the lives of its residents, and to the lives of those living in the surrounding areas. This amount of
anticipated recreational open space is currently unmatched by any other development in the City.
10.2 Greenbelt, Park, and Open Space Plan, Exhibit attached
This graphic represents the community-wide Sedona Trails greenbelts, parks, and open space network.
10.3 UDC Required Open Spaces and Fees
The original Sedona PUD, as amended by the First Amendment, required that 15% of the gross land
area of the PUD must be preserved as overall common open space.
The Overall Conceptual Master for the Sedona Trails PDD exceeds this requirement of 15% and
includes roughly 20% of the overall land area in planned greenbelt, trails, open area, POA owned
landscaped areas, parks, drainage, detention areas and flood plain (collectively, ?Open Space?). More
importantly, this Open Space is truly usable and accessible to the community and is a meaningful
element of Sedona Trails.
The currently proposed Sedona Trails Overall Conceptual Master Plan includes more than 2.5 miles of
?must build? trails (see Section 11.7) which connect with more than 12 miles of proposed trails and
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sidewalks. The name ?Sedona Trails? aptly describes the friendly neighborhood and community
environment to be created. The extensive pedestrian connections are a critical element of the overall
open space, encouraging an active outdoor lifestyle, and resulting in Open Space which is accessible
and usable. Pocket parks linked to mail kiosks foster a sense of community and encourage residents
to forgo vehicular transportation in favor of healthier options.
As a result of the Developer?s commitment to providing open space in excess of the required 15% and
to constructing the ?must-build? trails, all parkland dedication obligations have been completely satisfied
and no fee payment will be required.
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11. Transportation Master Plan
11.1 Introduction
The Transportation Master Plan is one of the fundamental elements of Sedona Trails ? part of what
makes it such a vibrant and exciting place to live. Connecting the entire Sedona Trails area through
pedestrian and vehicular access establishes the sense of active community that creates a true
neighborhood. The use of connected sidewalks and trails, short streets, and cul-de-sacs helps to slow
traffic and slow life, allowing adjacent residents to become neighbors, and neighbors to become friends.
Extensive greenbelt areas and hike and bike trails connect to commercial centers, creating pedestrian
accessibility and promoting a more active, healthy lifestyle.
Sedona Trails intends to be a home ? a place where one sheds the stress of daily work life as one
drives through the entry ? with the focus changing from work to home and family. And the
Transportation Master Plan, with extensive trails and sidewalks and meandering streets with
unobstructed views of natural greenbelts, encourages one to relax and enjoy life.
11.2 Must-Build Roadway Network Plan, Exhibit attached
This roadway plan illustrates the major collector roadways the Developer is committed to building to
insure proper connectivity, accessibility, and traffic flow throughout Sedona Trails.
11.3 Module I Roadway Network Plan, Exhibit attached
This graphic illustrates the roadway plan throughout Module I, including major arterial roads, collector
roads, and residential cul-de-sac streets.
11.4 Module II Roadway Network Plan, Exhibit attached
This graphic illustrates the roadway plan throughout Module II, including major arterial roads, collector
roads, and commercial area roundabouts.
11.5 Module III Roadway Network Plan, Exhibit attached
This graphic illustrates the roadway plan throughout Module III, including major arterial roads, collector
roads, and residential cul-de-sac streets.
11.6 Trail Hierarchy and Standards
The hike and bike trails (?Trails?) within Sedona Trails are an essential component to the personality of
the overall community. The Trails will be contained and distributed through the roadways, parkways,
drainage ways and areas as well as the creek ways and floodplain areas. The quality and nature of the
Trails will vary, primarily dependent upon:
Volume of anticipated use
Local conditions (slope, tree canopy coverage, soils, etc.)
Range and nature of users sharing the trail
Dedicated drainage rights of way, roadway boulevards or other POA-dedicated areas
(off-road) or on the edge of the roadway surface (on-road)
The desired aesthetics of the development
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The proposed Trails within Sedona Trails PDD are intended to enhance connectivity between existing
and anticipated open space, amenity centers, pocket parks, mail kiosks, commercial development and
residential development. They are also intended to ultimately link to other trails within the City and
possibly to adjacent municipal areas.
The Developer and the City have agreed that there are certain trails which are ?must-build? trails which
are mandatory to be built by the Developer as the development of Sedona Trails progresses. These
Must Build Trails are identified and detailed on the accompanying exhibits for Module I and are also
preliminarily identified for Module II and Module III. In addition to the Must Build Trails, there are
discretionary trails that Developer anticipates will be built as the overall development continues.
The Must Build Trails will be built only as adjacent or proximate residential construction is completed
and will not need to be completed on a time schedule which is in advance of the associated
development of the residential neighborhoods.
It is anticipated that various levels of Trails will be constructed within Sedona Trails:
Primary Trails:
Primary Trails are intended to provide an off-road primary route throughout the Sedona
Trails community primarily within drainage ways, creek ways and parkways. The Must Build
Trails will be constructed of concrete and will be a minimum of 8 feet wide. The Must Build
Trails can be constructed using technology similar to that used for the construction of golf
cart paths and will not need to meet the standards for traditional sidewalks. The
discretionary Trails will also be 8 feet wide and will be constructed of an all-weather surface
(e.g., minimum standard of decomposed granite) and would be considered multi-use trails.
Secondary Trails:
Secondary Trails are intended to provide off-road access to Primary Trails and between
planned residential villages. They would either be: concrete sidewalks along the edges of
roadways, connecting Primary Trails or decomposed granite trails through villages.
Secondary links consisting of concrete sidewalks will be provided along major streets which
link to the creek/drainage way trail and are more specifically set forth in the Sidewalk and/or
Trail Plan.
Secondary links along and through naturally vegetated ravines and drainage swales or
along portions of the creek way, where usage is anticipated to be low, could consist of
natural trails, mulch trails or decomposed granite trails catering to village pedestrians. These
Trails will be more primitive and may have increased elevation and pitch. The reduced width
will reduce both the potential cost and environmental impact of the trail.
Tertiary Trails:
Tertiary Trails will be fairly primitive and of varying widths and inclines. Intended for a more
physical and natural pedestrian experience, these Trails will likely be hard packed earth,
gravel/rock or mulch.
1/20/2012 31
Trail Links:
Trail links may take the form of sidewalks for pedestrians or, for bicyclists, may be located
on existing roadways and may take the form of bicycle laneways or bicycle routes.
These links may provide access to the creek ways and other riding opportunities for
recreational cyclists.
Use and Conditions:
The Trails will be owned and controlled by the Sedona Trails POA.
All Trails will be available to the public.
All Trails will be prominently posted with warning signs that travel is at the risk of the
pedestrian, that no guaranties are made or implied, and otherwise inform users that the
POA takes no liability for the sufficiency of the Trails nor any action or activity on the Trails
nor assumes any liability for any accident or injury on the Trails.
11.7 Trails and Sidewalk Network Plan, Exhibit attached
The attached exhibit is a graphic depiction of the trails and sidewalk network that extends through the
entire Sedona Trails development.
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12. Land Use Allocations
12.1 Dwelling Unit Equivalent Description
The flexibility and implementation of the Sedona Trails PDD is built upon a number of foundational
elements. ?Dwelling Unit Equivalents? and separate ?Land Use Categories? provide the basic
procedural elements for allocating land uses throughout the three separate Modules.
A Dwelling Unit Equivalent (?DUE?) is most frequently descriptive of the density and utility service
demands of one residential dwelling. The concept of a DUE (and its associated density and service
demands) is also applied to non-residential land uses. A DUE is further applied to various categories of
residential uses which have obvious different density and service requirements (e.g., a 700 square foot
apartment as opposed to a 4 bedroom/4 bath single-family residence).
The application of DUEs provides a ?measuring stick? to allocate and distribute different land uses
throughout the Sedona Trails PDD. The intent is to achieve a mix of residential product types and
commercial uses throughout the Sedona Trails PDD for a more diverse overall community. The Land
Use Dimensional Requirement Table presented later in this section includes the application of DUE?s to
the various residential Land Use Categories described below.
12.2 Land Usage Classifications
The development of separate land use categories to be applied throughout the Sedona Trails PDD is
essential to future flexibility and predictable development throughout the project area. Individual
permitted land uses are further defined below along with the Land Use Dimensional Requirements for
each Use Category. In addition to the Dimensional Requirements associated with each Land Use,
Architectural Standards specific to each Land Use will insure compliance with a minimum standard for
all improvements constructed within each Land Use category. Predictable flexibility to adjustments in
residential Land Uses in each Module and throughout the Sedona Trails PDD combines with minimum
Architectural Standards to enable consistent and market-responsive development over the community?s
entire development cycle.
The Land Use categories applicable throughout the entire Sedona Trails PDD break down in a logical
progression. The categories of land use anticipated in Sedona Trails fall into two broad categories:
Improved Property Land Use ? Those uses of land which anticipate the construction of
significant vertical improvements or buildings as part of their ultimate land use (e.g., houses, offices,
restaurants, etc.)
Unimproved Property Land Use ? Those uses of land which do not anticipate the construction
of vertical improvements as a significant part of their ultimate land use (e.g., trails, drainage areas,
parks, soccer or sports fields, cemetery, detention facilities, pocket parks, golf courses, etc.)
Improved Property Land Uses generally fall into two further sub-categories:
Residential Land Use ? contemplates the construction of dwellings or residences for habitation
on a permanent basis. Residential Land Use in Sedona Trails can be further broken down into:
Detached Single-Family Residence
o
Attached Single-Family Residence
o
1/20/2012 33
Multistory Single-Family Residence
o
Non-Residential Land Use ? encompasses all other land uses in which buildings or structures
are anticipated to be built (e.g., office, retail, medical facilities, hospital, government facilities,
etc.)
The following are the individual descriptions of Land Uses in Sedona Trails for the Improved Residential
Land Use which is anticipated to be contained within Module I. The descriptions of Residential Land
Use which will be contained within Module II and Module III as well as the descriptions for Improved
Non-Residential Land Use and Unimproved Land Use will be provided during the amendment process
for this PDD which focuses on those separate Modules
12.2.1 Improved Property Land Uses
12.2.1.1 Improved Residential Land Uses
12.2.1.1.1 Detached Single-Family Residential
Detached Single-Family Residential will represent the bulk of the residential development in Sedona
Trails, particularly in Module I. This category includes traditional single-family homes as well homes on
smaller lot sizes that are frequently referred to as townhomes, villas, patio homes, zero lot-line homes,
cluster housing or similar descriptors. The distinguishing factor in this category of residential dwelling is
that it is free-standing and does not share a common or party wall with another independent residential
dwelling.
DSFR(1):
This category represents lots which will be improved with a detached single-family
residence with a lot size that is no less than 5,500 square feet with a minimum Front
Footage of 50?. The minimum Dwelling Size will be 1,400 square feet and the
maximum dwelling size will be 3,300 square feet. Lots designated as DSFR(1) shall
comply with Architectural Standard DSFR(1) and each lot shall have an DUE of One (1)
per lot/dwelling.
DSFR(2):
This category represents lots which will be improved with a detached single-family
residence with a lot size that is no less than 7,200 square feet with a minimum Front
Footage of 60?. The minimum Dwelling Size will be 1,600 square feet and the
maximum dwelling size will be 3,800 square feet. Lots designated as DSFR(2) shall
comply with Architectural Standard DSFR(2) and shall have an DUE of One (1) per
lot/dwelling.
DSFR(3):
This category represents lots which will be improved with a detached single-family
residence with a lot size that is no less than 8,400 square feet with a minimum Front
Footage of 70?. The minimum Dwelling Size will be 1,800 square feet and the
maximum dwelling size will be 4,200 square feet. Lots designated as DSFR(3) shall
comply with Architectural Standard DSFR(3) and shall have an DUE of One (1) per
lot/dwelling.
DSFR(4):
To be provided in later PDD Amendments.
DSFR(5):
To be provided in later PDD Amendments.
DSFR(6):
To be provided in later PDD Amendments.
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DSFR(7):
To be provided in later PDD Amendments.
DSFR(8):
To be provided in later PDD Amendments.
DSFR(9):
To be provided in later PDD Amendments.
12.2.1.1.2 Attached Single-Family Residential
Attached Single-Family Residential represents an alternative residential option for those who desire to
be in a master planned community without the responsibilities of day to day maintenance of a Detached
Single-Family Residence. As with some of the smaller lot sizes in the Detached Single-Family
Residence category, the Attached Single-family Residential category may also alternately be referred to
as townhomes, villas, patio homes, zero lot line homes or similar descriptors. However, the
distinguishing factor for an Attached Single-Family residential dwelling is that it shares a vertical
common or party wall with an adjacent independent residential dwelling. As opposed to Multistory
Single-Family Residential use, however, it does not share a floor/ceiling with another adjacent
independent residential dwelling.
ASFR(1):
To be provided in later PDD Amendments.
ASFR(2):
To be provided in later PDD Amendments.
ASFR(3):
To be provided in later PDD Amendments.
12.2.1.1.3 Multistory Attached Single-Family Residential
Multistory Attached Single-Family Residential (designated as ?MSA?) represents a residential option
similar to Attached Single-Family Residential. This category would include multilevel condominiums or
apartments. This category of residential dwelling has multiple floors/stories with separate residential
dwelling units on different horizontal levels. These dwellings may share a vertical common or party wall
with another independent residential dwelling but will also share a floor/ceiling with another
independent residential dwelling unit.
While separate MSA categories are denominated based upon unit size, separate categories may be
combined into one project or development and the Maximum Density per Acre as well as allocated
LUEs shall be determined by the average minimum for the combined project or development. MSA
shall be a site plan approval as otherwise set out herein and in the UDC. All MSA shall comply with
Architectural Standard MSA.
MSA(1):
To be provided in later PDD Amendments.
MSA(2):
To be provided in later PDD Amendments.
12.2.1.2 Improved Non-Residential Land Use
Office and Professional District (OP):
Intended to provide suitable areas for the development of office structures as well as office park
developments on appropriately designed and attractively landscaped sites. It is also intended to provide
ancillary retail service (restaurants, coffee shops, newsstands, etc.) for such office developments. Due
to the intensity of these developments, this District should be generally located along major
transportation corridors, and be properly buffered from less intensive residential uses.
1/20/2012 35
Neighborhood Services District (NS):
Intended to provide suitable areas for the development of certain limited service and retail uses in
proximity to residential neighborhoods in order to more conveniently accommodate the basic everyday
retail and service needs of nearby residents. Such uses occur most often on the periphery of
established neighborhoods at the intersection of collectors and minor arterials, and are generally on
sites of approximately one (1) to three (3) acres in size. These developments are to have generous
landscaping and contain non-residential uses, which do not attract long distance traffic trips. This
District should be properly buffered from residential uses and protected from pollution and/or
environmental hazards.
General Business District (GB):
Intended to provide suitable areas for the development of non-residential uses which offer a wide
variety of retail and service establishments that are generally oriented toward serving the overall needs
of the entire community, including, but not limited to retail, office, services, restaurant, self-storage, and
similar uses . These businesses are usually located on appropriately designed and attractively
landscaped sites and along principal transportation corridors.
General Business District-2(GB-2):
Intended to provide suitable areas for the development of non-residential and light industrial uses that
offer a wide variety of retail and service establishments that are generally oriented toward serving the
overall needs of the entire community. These businesses are usually located on appropriately designed
and attractively landscaped sites and along principal transportation corridors. These facilities should not
emit dust, odor, smoke, gas or fumes, or any other hazardous elements, which are detectable beyond
the boundary of the property. Due to the traffic generated by such uses, these districts should be
located on arterial streets. In reviewing the proposed development, other infrastructure considerations
such as water, electric, sewer, gas and fire line pressure should be taken into account. Where several
lots are to be jointly developed as a light manufacturing area, restrictive covenants and development
restrictions encouraging high-level design and maintenance are encouraged.
Manufacturing District-Light (M-1):
Intended to provide a suitable area for the development of light industrial, assembly and manufacturing,
warehouse and distribution facilities. These facilities should not emit dust, odor, smoke, gas or fumes,
or any other hazardous elements, which are detectable beyond the boundary of the property. Due to the
traffic generated by such uses, these districts should be located on arterial streets. In reviewing the
proposed development, other infrastructure considerations such as water, electric, sewer, gas and fire
line pressure should be taken into account. Where several lots are to be jointly developed as a light
manufacturing area, restrictive covenants and development restrictions encouraging high-level design
and maintenance are encouraged.
Manufacturing District-Heavy (M-2):
Intended to provide a suitable park-like area for the development of intensive industrial/manufacturing
activities, which tend to emit certain offensive features such as odor, noise, dust, smoke and/or
vibrations, but under controlled conditions. Specific Use Permit will be required by all activities locating
in this area. Uses shall also recognize the need for increased water pressure and capacity in order to
provide adequate fire protection.
Public Use District (PUB):
Intended to identify and provide a zoning classification for land that is owned or may be owned by the
City, County, State, or Federal Government or the School District; land that has been dedicated to the
1/20/2012 36
City for public use such as parks and recreation, and land designated and dedicated to the City as a
greenbelt.
Religious Worship (RW):
Intended to identify and provide a zoning classification for recognized and qualifying churches,
mosques, temples and other facilities primarily dedicated to religious worship and associated
congregational activities.
12.2.2 Unimproved Property Land Use
Unimproved Property Land Uses include:
Parks:
Areas which are to be developed and dedicated to a governmental entity as
parkland as defined in Section 10.
Athletic Fields:
Property developed as soccer fields, baseball fields and similar uses which
may also qualify as Parks or POA Property.
Open Land:
Areas which are open and natural and which have not been disturbed but
which may be Parks or POA Property
POA Property:
Areas owned by the POA and which may include entry features, landscaped
boulevard areas, swimming pool areas, athletic fields, POA amenity areas.
Cemetery:
Land dedicated to burial interment and is regulated by the Sedona Trails
DD Standards.
Golf Course:
Land which is developed or utilized for golf course and related facilities and
which may be privately or publicly owned.
Drainage and Detention Areas:
Those areas which are developed to manage and detain stormwater runoff
and are more specifically addressed in the Infrastructure Standards, Section
8.
Trails:
Trails through the Sedona Trails PDD for general use of the residents and
citizenry and which are more specifically addressed in Section 11.
Flood Plain
Area:
That area which is designated as Flood Plain area by FEMA and which is
more specifically addressed in the Infrastructure Standards, Section 8.
Detention
Areas:
Those areas intended to detain surface water runoff pursuant to the Drainage
Plan for the Sedona Trails PDD.
Other:
All other areas which are not Improved Land Use Areas or one of the
foregoing identified categories of Unimproved Land Use Areas.
12.3 Land Use Dimensional Requirement
1/20/2012 37
12.3.1 Residential Dimensional Requirement Table, Exhibit attached
12.3.2 Non-Residential Dimensional Requirement Table, pending
Non?residential dimensional requirements will be determined during the amendment processes
applicable to Modules II and II.
12.4 Land Use Allocation
12.4.1 Master Plan/Module Description
A current determination of Land Uses within the Sedona Trails PDD necessarily involves a mechanism
for the future adjustment of Land Use locations as well as the extent and scope of each Land Use. Yet
the adjustment approach must also employ an overall blend of Land Uses which maintains the
personality of Sedona Trails.
The foundation of the Master Development Plan and Development Standards for Sedona Trails
provides for various Land Uses within the Sedona Trails PDD and establishes a procedure to adjust
residential Land Uses ? whether between various residential Land Use categories or anticipated
residential Land Use locations within the overall Sedona Trails PDD. The balance to this flexibility lies in
establishing minimum requirements and standards for various Land Uses (?Land Use Development
Standards?). This permits future adjustment of use and location within the overall Sedona Trails PDD
while maintaining the personality and integrity intended by the original development scheme.
It should be noted that the flexibility for adjusting Land Use is limited to residential Land Use categories
as noted above. Non-Residential Land Uses generally require more specifically defined locations (e.g.,
on arterials, etc.) as well as larger land areas to accommodate parking requirements. As a result, Non-
Residential Land Uses will be specifically designated as to location as well as scope and minimum
amount and size. There will not be any Non-Residential Land Uses within Module I and discussion and
determination of scope and location of Non-Residential Land Uses will be deferred until subsequent
amendments to the Sedona Trails PDD applicable to Module II and Module III.
12.4.2 Master Plan/Module Graphic Depiction Exhibit attached
The Overall Conceptual Master Plan for the Sedona Trails PDD presented earlier is included on the
following page with the three separate modules of the Sedona Trails being more clearly delineated.
This is intended to reflect a general understanding of the current anticipated land uses; but is not
intended to be conclusive with regard to the location or extent of any land use. Rather, the application
of the Land Use Allocation Table as well as the land use category descriptions will provide residential
development flexibility but maintain predictability for the overall development of Sedona Trails.
In addition to the Architectural Standards which define each Land Use, overall Sedona Trails PDD
Standards for Infrastructure, Community and Public Amenities and other design, engineering and
construction matters will impose overall design and development requirements to assure consistency
throughout the Sedona Trails PDD.
12.4.3 Land Use Allocation Table: Total Project, Exhibit attached
The attached land use allocation table provides for minimum and maximum allocations for various land
use categories for each Module, as set forth therein.
1/20/2012 38
13. Architectural Standards
13.1 Standards: ModuleI
Consistency and quality are essential to preserving long-term value in Sedona Trails, a matter of great
importance to the City of Schertz, to future homeowners and business owners, and to the Applicant.
Architectural Standards will be established for 50', 60', and 70' single-family residence dwellings in
Module I and will be agreed upon with the City as part of this PDD amendment approval process.
Design and planning professionals, City staff and officials, architects, and others will participate in
design charettes to craft a community vision and to set the architectural and design criteria for the
single-family residences which will make up Module I. Integrating the Architectural Standards for the
residences with the Community and Public Amenity Standards will offer a community with common
themes and elements which will bind it together.
There are a number of considerations in establishing Architectural Standards which will ensure
consistency and quality. The following summarizes a number of items which are important
considerations to be evaluated and incorporated into the Residential Architectural Standards:
Plan Repetition
Frequency of repetition of identical or similar house plan within defined area
Exterior Building Materials
Required
Allowable
Prohibited
Masonry Requirements
First Story
Second Story
Allowable
Prohibited
Foundations
Concealment of exposed foundations
Fencing
Height
Mandatory or Optional
Location
Allowable Materials
Prohibited Materials
Corner Lots
Gates
Rear Residential Gates into Greenbelt
Other gates into residential fenced yards
Roofs
Acceptable pitch
Prohibited roof styles
Allowable Materials
Prohibited Materials
Setbacks
Front and Rear
One story and two story residences
1/20/2012 39
Intrusion of porch, garage, etc. into setback
Driveways
Dimensions
Location
Materials
Architectural Elements
Dormers, gables, bay windows, etc.
Requirement for elements to provide articulation and visual interest
Garages and Carports
Size
Allowable
Prohibited
Garage Door Styles
Swimming Pools
In-ground/above-ground (allowed or prohibited)
Screening, Fencing and Gates
Consistent with current UDC impervious cover position
Exterior Lighting
Allowable
Prohibited
13.2 Standards: Module II
The Architectural Standards pertaining to vertical construction in Module II will be addressed in a future
amendment to the Sedona Trails PDD.
13.3 Standards: Module III
The Architectural Standards pertaining to vertical construction in Module III will be addressed in a future
amendment to the Sedona Trails PDD.
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14. Conceptual Master Plan and Design Standards ? Special Exceptions
Purpose and Overview
The Sedona Trails PDD, as amended, includes significant obligations and commitments for
improvements, open space, trail systems and other public benefits as part of the overall development.
The Sedona Trails PDD incorporates obligations for ?must-build roads? and ?must-build? trails which
ensure that the Conceptual Master Plan will be honored and that the integrity of the overall
development will be maintained. Community and Public Amenity Standards and Architectural
Standards will establish the high level and quality of the improvements to be constructed in Sedona
Trails. As a result of these significant commitments, the Sedona Trails PDD includes significant
flexibility to the Developer to adjust future land use to accommodate changes in market conditions,
consumer demand and other factors.
Circumstances may arise in the future which make exceptions to the requirements or obligations of
Sedona Trails PDD appropriate or necessary (?Special Exceptions?). A Special Exception shall be a
circumstance or condition in which the Developer desires relief from a requirement or obligation of the
Sedona Trails PDD, including Design Standards and applicable portions of the UDC.
Categories of Special Exceptions
Special Exceptions may fall into categories which will determine the resolution and granting of a Special
Exception:
Special Exceptions which affect the entire Sedona Trails PDD area (?Overall Special
Exception?)
Major Special Exceptions
o
Minor Special Exceptions
o
Special Exceptions which affect a mandatory element or obligation of the Sedona Trails PDD
(e.g., must-build roads either as to extent or location, must-build trails either as to extent or
location, minimum or maximum number of DUEs for any particular land use category, etc.)
(?Mandatory Element Special Exception?)
Major Special Exception
o
Minor Special Exception
o
A Special Exception requesting a change to the POA, CCRs or ACC standards
Special Exceptions which impact less than 10% of (i) total lots or (ii) total land use area in any
individual Land Use Category (?Limited Special Exception?)
Special Exceptions to the application of any Design Standard or any applicable provision of
the UDC (?Design Standard Special Exception?)
Major Special Exceptions and Minor Special Exceptions
Minor Special Exceptions shall be:
Changes necessitated by previously unknown physical conditions or a requested
o
adjustment in location of mandatory elements which do not materially change the intent,
impact or scope of a mandatory element such that it no longer performs or serves its
original intended purpose
Changes of less than 10% as to amount or location of any Mandatory Element
o
Any Limited Special Exception
o
Any change to the POA, CCRs or ACC standards
o
1/20/2012 41
Design Standard Special Exception which does not lessen or decrease the applicable or
o
Design Standard or UDC provision
All other Special Exceptions shall be considered Major Special Exceptions.
Any requested Special Exception which would otherwise require review and approval by the
Planning and Zoning Commission or by the City Council if it were any original submission shall
be Major Special Exceptions.
Special Exception Process
An application for Special Exception shall be made to the Director of Planning which sets forth
adequate detail and specificity as to the Special Exception requested and Applicant?s basis for its
classification as a Major Special Exception or a Minor Special Exception. The Director of Planning shall
determine if such requested Special Exception is a Major Special Exception or a Minor Special
Exception. If the Director of Planning determines that the requested Special Exception is a Minor
Special Exception, the Director of Planning may grant or deny the Special Exception at an
administrative level without any further review or requirement.
If the Director of Planning determines that a Special Exception is a Major Special Exception, the
Director of Planning shall submit the requested Special Exception to the Planning and Zoning
Commission for review and approval.
If the Director of Planning determines that a Special Exception is a Minor Special Exception and denies
the Special Exception, the Director of Planning shall submit the requested Special Exception and the
Director?s denial to the Planning and Zoning Commission for review and approval or disapproval.
If the Planning and Zoning Commission determines that a Special Exception is of such a nature that it
would have required City Council review and approval had it been an original submission, then, the
Planning and Zoning Commission shall submit the requested Special Exception to the City Council with
its recommendation after having reviewed such Special Exception.
If the Planning and Zoning Commission denies the Special Exception, the Applicant may request that
the Planning and Zoning Commission shall submit the requested Special Exception to the City Council
for its review and approval or disapproval.
Any determination by the City Council shall be considered final and determinative.
1/20/2012 42
15. Definitions and References
All terms are defined herein or are to be defined in future amendments to the Sedona Trails PDD as
relative to Modules II and Modules III.
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