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PZ 07-11-12 Agenda Item 5A -Sedona Trails PDD Amendment with Exhibits6 7/5 /2012 L .1 Planned Development District Master Development Plans Amendments to Design Standards ■ Presented by: Schertz 1518, Ltd. Developer /Applicant Amendment to Sedona Trails Planned Development District, Ordinance 12 -S -01 The Sedona Trails PDD was approved by the Planning and Zoning Commission and the City Council of Schertz, Texas on January 24, 2012 (the "Sedona Trails PDD ") by Ordinance 12 -S -01. The history and prior iterations of the Sedona Trails PDD are more specifically detailed and set forth in the preamble to the Sedona Trails PDD which was approved on January 24, 2012. This Amendment to the Sedona Trails PDD (the "Amendment ") details and defines certain items referenced in the Sedona Trails PDD which were unresolved and primarily focuses on Community and Public Amenity Standards, Architectural Design Standards for single family residences, and related matters of clarification. The Sedona Trails PDD remains in full force and effect with the exception of the matters addressed herein which shall be considered to be amendments to and clarifications of the Sedona Trails PDD. For the purposes hereof, defined terms used herein shall have the meaning given to them in the Sedona Trails PDD and reference shall be made to the Sedona Trails PDD for specific elements which are not specifically defined or otherwise set forth herein. The UDC for the City establishes certain requirements and standards for the development of Planned Development Districts. The UDC shall control all development standards except to the extent modified by this Amendment, subsequent amendments, or by the original Sedona Trails PDD. Name Change The name of the Sedona Trails Planned Development District shall be changed to The Crossvine Planned Development District effective with the approval of this Amendment by the Planning and Zoning Commission and the City Council of Schertz, Texas ( "Approval'). For purposes of clarity, amendments proposed and contained herein shall continue to refer to the Sedona Trails PDD while references made after Approval shall thereafter refer to The Crossvine PDD. Amendment to Sedona Trails PDD Section 8: Infrastructure Standards The following Amendment to Section 8 applies to the entire property which is subject to the Sedona Trails PDD ( "Project Area "). 8.6 Phasing of Final Plats Developer shall be permitted to final plat the area previously approved by a preliminary plat in increments which are less than the full area of the preliminary plat and which differ from the preliminary plat if (i) construction plans supporting the final plat being submitted have been approved, and (ii) the number of lots proposed in the final plat does not increase by more than 5% over the number of lots proposed in the preliminary plat. In addition, a final plat shall not be denied if it increases the number of lots reflected in the preliminary plat by less than 5 %. Amendments to Sedona Trails PDD Section 9: Community and Public Amenity Standards The following Amendments to Section 9 apply to Module I of the Project Area. 7/5/2012 2 9.2 Landscape Design, Exhibits attached to end of document Xeriscape landscaping is allowed in all of Module I. See EXHIBITA, Landscape Requirements See EXHIBIT B, Landscape Requirements, Public See EXHIBIT C, Landscape Requirements, Private Rear Yard 9.2.2 Public Lighting, Exhibit attached to end of document Streetlights will be as depicted on the Street Lighting exhibit (EXHIBIT D) included with these materials. Streetlights available from CPS Energy shall be used, subject to approval by the Director of Public Works. Accent lighting, landscape lighting, trailhead lighting, and lighting at the Amenity Center will be included with light fixtures which meet the requirements of the UDC. See EXHIBIT D, Street Lighting 9.2.3 Public Screening (Title of this section changed from Public Fencing/ Walls), Ex�ibits attached to end of document The Public Screening and Private Fencing Plan included with these materials provides a graphic depiction of the location and type of screening and /or fencing in Module I. The following provisions replace City of Schertz UDC Section 21.9.8 in its entirety regarding Public Screening along FM 1518 and within Module I. Developer shall provide for the construction of Screening (hereafter defined) as set forth on the Public Screening and Private Fencing Plan. Developer shall provide for a "Common Area" located between ROW of all roads and platted lots. All Screening shall be located within the Common Area or upon the lot line between platted lots and Common Areas. Screening along Arterial Roads (FM 1518) Screening along Collector Roads and Schnebly Drive Screening will be a continuous combination of masonry wall and Decorative Fencing. Screening may also include any combination of: • Living plant materials; • Berms; • Boulders, rocks, columns or other natural or man -made decorative elements; Side yard fencing between platted lots may attach directly to the masonry wall or Decorative Fencing which is part of the Screening. A Wall Maintenance Easement shall encumber the Common Area and platted lots which are adjacent to the Common Area. This easement shall provide for (i) an access and three foot (3') maintenance easement on the lot in favor of the POA for the maintenance, repair, and replacement of such Screening; and (ii) a use easement allowing side yard fencing to attach to the masonry wall or 7/5/2012 3 Decorative Fencing and the lot owner's use of the Common Area between the lot and the masonry wall or Decorative Fencing. Along Arterial Roads, where Decorative Fencing is used, Developer shall include landscaping adjacent to such Decorative Fencing of a type reasonably expected to achieve 90% opacity within three years. There shall be no requirement for Screening along Collector Roads or Schnebly Drive ( "Collector Roads ") where the distance from the ROW line of such Collector Road to the closest lot line exceeds twenty -five (25) feet. Along Collector Roads, Screening may gradually taper down at the end of the required Screening area over a maximum horizontal distance of 10 feet. Screening along Local Roads Screening along Local Road shall consist of a combination of: • Living plant materials; • Berms; • Boulders, rocks, columns or other natural or man -made decorative elements; Screening/ Landscaping within Greenbelt Areas, Parks, and Trails The Screening /landscaping within greenbelt areas, drainage areas, parks, or trails (collectively, "greenbelts ") shall meet the minimum requirements set forth in the Fencing and Screening Plan Exhibit and the Landscape Requirements Exhibit included with this Amendment. Project engineer shall affirm that proposed landscape improvements located within a Common Area that is also a Drainage Easement will not increase the water surface elevation within the channel beyond the design capacity for a 100 -year rainfall event. See EXHIBIT E, Public Screening and Private Fencing Plan See EXHIBIT F, Public Screening See EXHIBIT G, Landscaping and Screening Coordination Plan See EXHIBIT H, Masonry Walls See EXHIBIT I, Decorative Fencing See EXHIBIT J, Privacy Fencing 9.2.4 Trees/ Plant Materials Crossvine (Bignonia Capredata or Anisostichus Capreolata) is an acceptable plant material. 9.2.7 Pocket Parks, Exhibits attached to end of document See EXHIBIT K, Greenbelt Plan See EXHIBIT L, Pocket Park I 7/5/2012 4 See EXHIBIT M, Pocket Park II See EXHIBIT N, Pocket Park III See EXHIBIT O, Natural Playscapes See EXHIBIT P, Par Course 9.2.8 Mail Kiosks, Exhibit attached to end of document There will be five parking spaces associated with each mail kiosk facility; provided, however, parking requirements may be satisfied by on- street parking where the road width (curb face to curb face) is 34 feet or more. Mail Kiosks shall be set back from the ROW by at least 5 feet and shall otherwise conform to the ACGs for mail kiosks. See EXHIBIT Q, Mail Kiosk and Trail Head 9.2.9 Drainage Swa /es The purpose of the PDD is to modify elements of the UDC where compliance would be difficult or inappropriate considering the overall nature of the development. The drainage areas in Module I constitute one of the primary community amenities in providing open areas which range from 30 yards to 150 yards wide and are to be improved with walking trails, pocket parks, playscapes, play areas, athletic fields and other community amenities. The breadth and scope of the overall drainage area /greenbelt allows for the slopes to provide very gentle (in some cases 14:1), broad, general access from the streets along the entire course of the greenbelt. The UDC contemplates requirements for access into drainage areas including creation of ramps and providing for means by which access be limited. Creating a "ramp" into the drainage easement area /greenbelt in Module I is not necessary because of its broad general overall accessibility and the construction of a ramp would ruin the intended feel and ambience intended for this amenity. Further, a requirement for restricting access into the greenbelt/drainage area is contrary to this being a public amenity and is practically unenforceable considering how accessible the area is in general. Section 21.13.2.D.4 is amended to permit and provide that: i. the referenced access right of way may be earthen but that the maximum slope may not exceed seven to one (7:1), ii. the entire drainage easement shall also serve as a common area greenbelt and that: a. a designated and identifiable ramp will not be required if there is a designation of the access point for the drainage easement access right - of -way at the alley or roadway and the slope and area between the access point and the bottom of the channel otherwise complies with Section 21.13.2.D.4; and b. there will not be a requirement for access points to be provided with a post and cable feature with padlock or other device to prevent unauthorized use. 7/5/2012 9.5 Signage, Exhibits attached to end of document See Signage Plan Exhibit along with illustrative and representative graphic examples of signage types included with this Amendment. See EXHIBIT R, Signage Plan See EXHIBITS, Subdivision and Neighborhood Entry Signs See EXHIBIT T, Amenity Signs See EXHIBIT U, Lifestyle and Development Signs See EXHIBIT V, Real Estate and Model Home Signs 9.7 Amenity Center, Exhibit attached to end of document The Amenity Center shall be subject to the setbacks and impervious cover requirements for the R -2 zoning district. The parking requirement for the Amenity Center shall be one (1) parking space per 250 square feet of pool surface area (not including wading pools or whirlpool baths) and one (1) space per 400 square feet of building or open -air pavilion area. Further restrictions and /or architectural guidelines or requirements for the Amenity Center and associated facilities (including access and fencing) shall be subject to and governed by the Design Guidelines established pursuant to the Master Covenant and any associated notice of applicability. See EXHIBIT W, Illustrative Amenity Area Plan Amendments to Sedona Trails PDD Section 10: Greenbelt, Park, and Open Space Plan The following Amendment to Section 10 applies to the entire Project Area. 10.3 Required Open Spaces and Fees 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 and Parkland Development obligations have been completely satisfied and no fee payment, or any obligation or contribution in -lieu thereof, will be required. Amendments to Sedona Trails PDD Section 13: Architectural Standards The following Amendments to Section 13 apply to Module I of the Project Area 13.1 Standards: Module I The UDC for the City establishes certain requirements and standards for the development of single - family residences. The provisions of the UDC shall govern the Architectural Standards for the residences in Module I except to the extent modified herein. The following Architectural Standards are established for single - family residential dwellings in Module I. 7/5/2012 6 13. 1.1 Lot sizes, Exhibit attached to end of document See EXHIBIT X, Land Use Dimensional Requirements 13.1.2 Residential Exterior Material Requirements For all new residential buildings, excluding multifamily structures, the total exterior wall area of all living units shall be constructed of masonry, except architectural detail and accent materials as permitted by the Design Guidelines established pursuant to the Master Covenant and any associated notice of applicability. The materials and architectural character of the total exterior wall area (each and all of the four directional sides) of all living units shall be substantially consistent. Fiber cement siding (e.g., Hardi - plank) will be considered as masonry for the purposes hereof. 13.1.3 Private Residential Fencing For the purposes hereof, the following provisions replace City of Schertz UDC Section 21.9.8 in its entirety regarding Private Fencing within Module I. Further reference is made to the Public Screening and Private Fencing Plan and the associated and referenced Exhibits included with this Amendment for further requirements. Private Residential Fencing is the responsibility of and shall be maintained by the lot owner. Rear Fencing for Platted Lots Abutting Greenbelt Where the rear of a platted lot abuts a greenbelt, rear fencing will initially be Decorative Fencing. Such fencing will be five (5) feet tall. Initial fencing shall be constructed or otherwise provided for by Developer. Gates shall be optional and shall be installed at the discretion of the resident. Replacement rear fencing will be as approved by the POA. Rear or Side Fencing for Platted Lots Abutting Ingress from Residential Area to Greenbelt Area Where the rear or side of a platted lot abuts ingress from a residential area to a greenbelt area, rear or side fencing will initially be a continuous combination of masonry wall and Decorative Fencing. Such fencing will be five (5) feet tall. Initial fencing shall be constructed or otherwise provided for by Developer. Replacement fencing will be as approved by the POA. Side Fencing for Platted Lots Along Local Roads Where the side of a platted lot abuts the ROW along a Local Road, side fencing will initially be Decorative Fencing. Such fencing will be six (6) feet tall. Initial fencing shall be constructed or otherwise provided for by Developer. Replacement side fencing will be as approved by the POA. Rear Fencing between Abutting Platted Lots Where the rear of a platted lot abuts another platted lot, rear fencing will initially be a designated wood Privacy Fence with alternating vertical boards attached to the horizontal supports and with a cap rail on the top. Initial fencing will be six (6) feet tall and shall be constructed or otherwise provided for by Developer. Replacement rear fencing will be as approved by the POA. Side Fencing Between Adjacent Platted Lots Abutting a Greenbelt or Common Area Where the rear of a platted lot abuts a greenbelt or Common Area, side fencing between adjacent lots will initially be Decorative Fencing. Such fencing will be six (6) feet tall and shall extend from the rear fence no further than five (5) feet from the primary rear wall of the house toward the front of the lot. An identical cross -fence shall be attached to each adjacent house. Initial fencing shall be constructed or otherwise provided for by Developer. Replacement side fencing will be as approved by the POA. 7/5/2012 7 Side Fencing Between Adjacent Platted Lots Abutting another Platted Lot Where the rear of a platted lot abuts another platted lot, side fencing between adjacent lots will initially be a designated wood Privacy Fence with alternating vertical boards attached to the horizontal supports and with a cap rail on the top. Such fencing will be six (6) feet tall and shall extend from the rear fence to no further than five (5) feet from the primary rear wall of the house toward the front of the lot. An identical cross -fence shall be attached to each adjacent house. Initial fencing shall be constructed or otherwise provided for by Developer. Replacement side fencing will be as approved by the POA. The requirements of this section may be modified by the Design Guidelines in circumstances where adjacent lots are offset and a single depth measurement from the back fence does not satisfy the requirements set herein for side fencing of such adjacent houses or where dimensional circumstances do not fit within these guidelines. See Screening and Fencing Plan Exhibit along with illustrative and representative graphic examples of fencing types included in this Amendment. 13.1.4 Accessory Buildings Accessory Buildings shall only be allowed in the rear yard. One Accessory Building is allowed on each lot and shall not exceed a maximum of 150 square feet. Roofing and exterior building materials shall be consistent with those of the primary structure and the situation of Accessory Buildings will be sensitive to public sight lines. Play structures and structures with pervious rooftops, such as gazebos and arbors, are not considered Accessory Buildings. Side walls of Accessory Buildings will not be more than seven (7) feet tall. 13.1.5 Roofs Roofs shall be laminated composition (dimensional) shingles, standing seam metal, tile, or similar quality material with a minimum roof pitch of 4:12 over living areas. Roofs over non - living areas (i.e. covered porches and patios) or decorative (shed roofs, box or bay windows) can be minimum of 2:12. 13.1.6 Driveways Driveways shall be concrete, paving stones, or similar materials. Driveways may not be asphalt or gravel. Amendment to Sedona Trails PDD Section 14. Conceptual Master Plan and Design Standards — Special Exceptions The following Amendment to Section 14 applies to the entire Project Area. 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 7/5/2012 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 the 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 • Minor Special Exceptions 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 • Minor Special Exception 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 ") Special Exceptions to administrative requirements of applications or submittals which request relief from the provision of information or material which has previously been provided, which has not changed or been amended and in which the relief would not have a material adverse impact upon the City or the public ( "Administrative Special Exception ") Major Special Exceptions and Minor Special Exceptions Minor Special Exceptions (and illustrative examples) shall be: • Changes necessitated by previously unknown physical conditions or a requested 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 Example: The discovery of a subsurface condition which makes the intended location of a "must- build" road or trail economically impractical but allows for relocation which fulfills the original purpose. • A Mandatory Element Special Exception which results in changes of less than 10% as to amount or location of any Mandatory Element Example: If a Must -Build Trail is changed as to location or configuration where the overall trail length does not increase or decrease by more than 10% • Any Limited Special Exception Example: The requirements for Decorative Fencing for certain lots may be changed to Good Neighbor Fencing so long as the number of lots affected does not exceed 10 %. 7/5/2012 9 Design Standard Special Exception which does not lessen or decrease the applicable Design Standard or UDC provision Example: Certain building materials are or may be specified in the UDC or by a Design Standard. Changes in technology or otherwise may result in building material options which do not currently exist but which fulfill the original function and design requirements and the request for approval shall be a Minor Special Exception. Any Administrative Special Exception Example: As periodic applications are made for plats, for site plans or similar administrative filings there may be requested materials which have been previously provided. A Minor Special Exception can be granted to waive the need to supply such duplicative materials if it is determined that there is no adverse impact to having the requested material available in each requested file or there is no other material adverse impact upon the City or the Public. All other Special Exceptions shall be considered Major Special Exceptions. Any requested Special Exception which would require review and approval by the Planning and Zoning Commission or by the City Council if it were an original submission and is not a Minor Special Exception shall be Major Special Exceptions. Special Exception Process An application for Special Exception (other than an Administrative Special Exception) shall be made to the City Manager or his or her designee 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 City Manager or his or her designee shall determine if such requested Special Exception is a Major Special Exception or a Minor Special Exception. If the City Manager or his or her designee determines that the requested Special Exception is a Minor Special Exception, the City Manager or his or her designee may grant or deny the Special Exception at an administrative level without any further review or requirement. Provided, however, applications for Administrative Special Exceptions shall first be made to the Director of Development Services who may grant or deny any Administrative Special Exception. In the event that the Director of Development Services shall deny the request for an Administrative Special Exception there shall not be any option for review or appeal of such decision. 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