12-S-16 Rezoning Sedona Trails to Crossvine PDDORDINANCE NO. 12 -S -16
BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS,
AMENDING THE OFFICIAL ZONING MAP ORDINANCE NO. 11 -S -15
BY REZONING APPROXIMATELY 491.09± ACRES OF LAND FROM
PLANNED DEVELOPMENT DISTRICT (PDD) ORDINANCE NO. 12 -S -01
SEDONA TRAILS SUBDIVISION TO THE CROSSVINE SUBDIVISION
PLANNED DEVELOPMENT DISTRICT (PDD), GENERALLY FOR
MIXED USE DEVELOPMENT. THE PROPERTY IS LOCATED IN THE
CITY OF SCHERTZ, BEXAR COUNTY, TEXAS, GENERALLY
LOCATED WEST OF FM 1518 AT LOWER SEGUIN ROAD;
REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN
CONFLICT WITH THIS ORDINANCE; PROVIDING A PENALTY
CLAUSE; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING
AN EFFECTIVE DATE
WHEREAS, the City of Schertz, Texas (the "City") desires to rezone approximately
494.35± acres of land. The property is located in the City of Schertz, Bexar County, Texas,
generally located west of 'FM 1518 at Lower Seguin Road (the "Properly "), which Property is
more particularly described on Exhibit A;
WHEREAS, all required notices have been provided;
WHEREAS, on July 11, 2012, the Planning and Zoning Commission of the City
conducted a public hearing and thereafter recommended conditional approval with a 5/1 vote
and 1 recusal of the request for a zoning change of the Property from Planned Development
District (PDD) to Planned Development District (PDD) in accordance with the Sedona Trails
Planned Development District Master Development Plan Design Standards attached as Exhibit B
(the "Original Design Standards"), as amended by the Amendment to the Sedona Trails Planned
Development District Master Development Plan Design Standards attached as Exhibit C (the
"Amendments to Design Standards ", and collectively with the Original Design Standards, the
"Design Standards ");
WHEREAS, the conditional approval called for the removal of the following statement
in Section 8.6 Phasing of Final Plats last paragraph on page 3 of the Amendments to Design
Standards: `7n addition, a final plat shall not be denied if it increases the number of lots
reflected in the preliminary plat by less than 5% (the "Condition to Approval').
WHEREAS, on July 24, 2012, the City Council of the City conducted a public hearing
and determined that the rezoning request, as amended by the Condition to Approval, is in the
interest of the public safety, health, and welfare;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF SCHERTZ, TEXAS:
Section 1. The Property is hereby zoned Planned Development District (PDD) in
accordance with the Design Standards, as amended by the Condition to Approval.
Section 2. The Official Zoning Map (Ordinance No. 11 -S -15) of the City described and
referred to in Article 2 of the Unified Development Code shall be changed to reflect the above
amendments.
Section 3. Notwithstanding anything in the Design Standards to the contrary, no plats,
site plans, or permits shall be approved for any property located in Module II (as defined in the
Design Standards) or Module III (as defined in the Design Standards) until such time as the
Design Standards are amended to address the applicable module.
Section 4. The recitals contained in the preamble hereof are hereby found to be true, and
such recitals are hereby made a part of this Ordinance for all purposes and are adopted as a part
of the judgment and findings of the Council.
Section 5. All ordinances and codes, or parts thereof, which are in conflict or
inconsistent with any provision of this Ordinance or the Amended and Restated Unified
Development Code authorized herein are hereby repealed to the extent of such conflict, and the
provisions of this Ordinance shall be and remain controlling as to the matters resolved herein.
Section 6. This Ordinance shall be construed and enforced in accordance with the laws
of the State of Texas and the United States of America.
Section 7. If any provision of this Ordinance or the application thereof to any person or
circumstance shall be held to be invalid, the remainder of this Ordinance and the application of
such provision to other persons and circumstances shall nevertheless be valid, and the City
hereby declares that this Ordinance would have been enacted without such invalid provision.
Section 8. It is officially found, determined, and declared that the meeting at which this
Ordinance is adopted was open to the public and public notice of the time, place, and subject
matter of the public business to be considered at such meeting, including this Ordinance, was
given, all as required by Chapter 551, as amended, Texas Government Code.
Section 9. Any person, firm, association of persons, corporation, or other organization
violating the provisions of this Ordinance shall be deemed to be guilty of a misdemeanor and,
upon conviction, shall be fined an amount not to exceed $2,000.00. Each day that a violation
continues shall be deemed a separate offense.
Section 10. This Ordinance shall be effective upon the date of final adoption hereof and
any publication required by law.
PASSED ON FIRST READING, the 24th day of July, 2012.
PASSED, APPROVED and ADOPTED ON SECOND READING, the 21st day of
August, 2012.
a. �- -
Mayor em, City of Schertz, Texas
ATTEST:
1 Secretary, City of Schertz, Texas
(Seal of City)
Exhibit A
Legal Description of the Property
0 4b 8117105
Jab No, 04037
69.196 sores
Metes and Boands
Description
1. Of
69.1% ACRES OF LAND
Being 69.188 acres of land more or lees out of the Jeronimo Leal Survey No. 79, Abstract 424, County Black 6058,
City of Schedz, Bear County, Taws, and comprised of those had called 34.607 acres described In volume 11492.
Page 57 Real Property Records of Beyer County, Tome, and 35.182 acres described In Volume 11482, Page 08
Reel Property Retards of Beyer County, Tema, ooltveyed to Shcertz 1518 Ltd., and being more padculady
described as follows:
Beginning at a found aluminum dish a TxVOT monument for the east souUreeat comer of this bad herein described
In the north righl-orivay of lower Seguin for the east comer of We bad herein dairdbed and the south comer of e
celled 13.62 acre tract reconded In Volume 1412, Page 627, Deed Records, Boxer County. Tame;
Thence S 69' 68' WK a diaterlce of 24.04 feel to a found aluminum disk a TxDOT monument in the north right-of-
way One of {ower Seguin foren angle point of this bad herein described;
Thence S 69' OT 36' W. a distance of BOO.D4 feel to a found aluminum disk a TxDOT monument for the south comer
of this tract heroin described, and the east comer of a called 4.494 acre had recorded In Volume 2249, Page 601,
Official Public Records, Beaar County, Terse;
Thence N 30' 10' 14' W. a distance of 1874.88 feel along the common line of sold 4.494 acre bad, a called 1.537
acre had recorded In Volume 3162, Page 937, Official Public Retards, Boxer County, Tome, a called 1.04 acre bed
recorded In Volume BB30, Page 1033, Official PubUcr Records, Boxer County, Trams, a called 2.18 acre bad recorded
In Volume 9433, Page 1783, Omdal Public Records, Bear County, Tom. Lots 20, 18, 18 of Windy Ares
Subdivision recorded In Volume 8000, Page 47.50, Phil Records, Beyer County, Tams, a called 1.68 we bed
moortled In Volume 7814, Page 1819, OfBdel Public Records, Beaar County, Tens, and a called 2.248 acre bed
recorded In Volume 7878, Page 1399, Official Publta Records, Bammt County, Texas to a found W reber for the weer
comer of this bad herein described and being the south comer of a called 25.62 acre bed recorded in Volume 6105,
Page 511, Deed Records, Baxar County, Tens;
Thence N 590 48' 38' E. a distance of 814.44 feet to a found Meg Nell In poet for a comer of this trad herein
described and being the west comer of a 6.00 acre tract recorded In Volume 3044, Page 200, Official Public Records,
Boxer County, Tens;
Thence S 30. 36' 02' E. a distance of 351.16 feet to a found W rebar for an Interior comer of Ihle tract along the
common line of said 6.00 acre had of lend, 6.00 eae bad recorded In Volume 3044, Page 2010, Official Public
Records, Bear County, Tema, a total of 12.0 acres conveyed to Adhur W. Hlllert Jr.,
Thence N 50' 44'22' E. a distance of 1482.74 feel along the north of 34.007 found A' mbar on the southwest right -
obwny line of FM 1518, for the north comer of this tract herein described and being the east comer or a 6.90 acre
Iraq described In Volume 3044, Page 200, Official Public Records, Bear County, Texas;
Thence S 30' 08' 64' E, a distance of 301.32 feet to a set W rebar with yellow plastic cep marked 3403 for the
begimlng of a turva to One right
Thence 726.49 Feet along arc of said curve to the right having a chord bearing of S 21. 47' 03' E, a distance of
726.93 fact, a radius of 260528 feel, a central angle of 18.39'03', to a found W mbar for the east comer of this tract
herein described and being nW comer of a soid13.62 acre had;
Therese La wing Bte southwest One of FM 1618 along the common Ana of this bad and said 13.52 acre tract S 50.48'
52'W, a distence of 1369,41 feet to a found W rebar for an Interim comer of this had herein described end being
the west comer of Bald 13.82 we bed and being on the east Una of said 35.182 acre bad;
Thence 530'3VOTE, a distance of 495.94 feel to the Point of Beginning and containing 00.106 acres of land mom or
lase.
Don McCrary R.P.LS. 3403
S Votn Scbn FM 151 Menj anI=M•1945 maim% bound, dwxma A bd, 69111196 Ave dm
'W
Slllt \'1;1'I�C
A 421.89 ACRES ,.
A 421.89 acres tract of land, out of the Julian Diaz Survey No. 66, Abstract No. 187, County Block
6059, and being out of a 100.966 acre tract of land as conveyed to Schertz 1518, LTD of record in
Volume 11465 Page 348, out of a 122.533 acre tract of land as conveyed to Scheriz 1518, LTD of
record in Volume 11918 Page 1926, out of the remainder of a 145.427 acre tract of land as
nonveyed to Schertz 15,18, LTD of record in 'Volume '11492 Page 63, out of a 91.288 acre tract of
land as conveyed to Scheriz 1518, LTD of record in Volume 11601 Page 2280, out of a 13.10 acre
tract of land as conveyed to City of Schertz of record in Volume 14332 Page 1215, of the official
Public Records of Bexar County, Texas and 0111 of Sedona Unit 1, a subdivision plat of record in
Volume 9583 Pago73 of the Deed and Plat Records of Bexar County, Texas and situated in the City
of Schertz, Bexar County, Texas and being more particularly described by metes and bounds as
follows:
BEGINNING at a found Y2" iron rod with "DMC" Cap in the southeast right -of -way line of Lower
Seguin Road, a variable width right -of -way, where it intersects with the southwest right -of -way line of
Trainer. Hale. Road, and., for hemortherly.corner -of -Lot 2, .Block 7 of 4he Sedona Unit No. I, a
subdivision of record in Volume 9583 Pages 73 — 78 of the Deed and Plat Records of Bexar County,
Texas and fertile northerly corner of the tract described herein;
THENCE: S 30 017'27 " -L= with the northeast line of Lot 2; Block 7 and'the southwest line of Trainer
Hale Road, at a distance of 380.31 feel passing the northeast corner of Lot 2, Block 7 and the
northerly corner of reminder of the 100.966 acre tract of land conveyed to Schertz 1518, LTD and
continuing for a total distance of 790.59 feet to a set '/" Iron rod with Blue Plastic Cap Stamped
"ICFW SURVEYING" In the southwest right -of -way line of F.M. 1518, a variable width right -of -way for
an angle point;
THENCE: with the southwest right -of -way line of F.M. 1518 and the northeast line of the 100.966
acre tract and a northeast line of the 122.533 acre tract of land conveyed to Scheriz 1518, LTD, the
following calls and distances:
1. S 23° 25'58" E, a distance of •118.77 feet to a found 1/2" iron rod for an angle point,
2. S 30° 40' 34" E, a distance of 170.90 feel to a found 1/2" iron rod for an angle point,
3. S 28' 01' 49" E, a distance of 165.75 feet to a found 1/2" iron rod with "CEC" Cap for an
angle point,
4. S 34° 44'40" L=, a distance of 186.60 feet to a found 1/2" iron rod for an angle point, and
5. S 30° 21'25" E, a distance of 547.35 feet to a found %2" iron rod will) "DMC" Cap for an angle
point,
6. S 600 07'59" W, a distance of 20.00 feet to a found %" iron rod for an angle point,
7. S 300 21'25" E, a distance of 326.07 feet to a found Yz' [roll rod for an angle point,
8. N 600 07' 59" E, a distance of 20.00 feet to a found VP iron rod with "DMC" Cap for an angle
point, and
14603 Huebner Rd. BIdO. 40 San Antonio, TX 78230 0 Phone: (210) 970.84114 0 Fax:. (210) .979.8441 0 vA\w.khven0ineors.cnm
9. S 30° 21' 25" E, a distance of 2033.33 feet to a found set 1/2" iron rod for an east corner of
the 122.533 acre tract and a northerly corner of a 1.5 acre tract of land conveyed to Bill R.
and Mary Freeman of record in Volume 9485 Page 534 of the Official Public Records of
Bexar County, Texas and for an easterly corner of the (fact described herein,
THENCE: with the northwest, southwest and southeast lines of the 1.5 acre tract and with a
southeast, northeast and a northwest line of the 122.533 acre tract, the following calls and distances:
1. S 59° 48' 51" W, a distance of '192.51 feet to a fount 1/2" iron rod for an interior corner,
2. S 30° 24' 03" E, a distance of 340.24 feet to found 112" iron rod for an Interior comer, and
1 N 590 43' 17" E, a distance of 192.24 feet to a found 1/2" iron rod In the southwest right -of-
way line of FM '1518, for an oast corner of the tract described herein,
THENCE: S 30° 21' 19" E with the southwest right -of -way line of FM 1518 and an easterly line of the
122.533 acre tract, a distance of 307.17 feet to a found %' Iron rod with "Vickery" Cap for the
southeast corner of the 122.533 acre tract and an easterly corner of the tract described hereln;
THENCE: with the a southeast line of the 122.533 acre tract and the northwest, southwest and
southeast lines of Lot 1, Block 1 Washington, Tyrannus School of the Arts, a subdivision of record in
volume 9616 Page 24 of the Deed and Plat Records of Bexar County, Texas and a northeast and a
northwest line of the 145.427 acre tract, the following calls and distances:
1. S 590 37' 09" W, at a distance of 20.00 feel passing the north corner of Lot 1, Block 1 and
continuing for a total distance of .1089.48 feet to a found PK Nail for the west corner of Lot 1,
Block 1, in the northeast line of the 145.427 acre tract, a south corner of the 122.533 acre
tract and an interior corner of the tract described herein;
2. S 30° 11' 00" E, a distance of 1062.20 feel to a found 1/2" iron rod for the south corner of
Lot 1, Block 1, an interior corner of the 145.427 acre tract and the tract described herein, and
3. N 60° 03' 29" E, at a distance of 1072.71 feel passing the east corner of Lot 1, Block 1 and
continuing for a total distance of 1092.71 feet to a found iron pipe in the southwest right -of-
way line of FM 1518 for the northeast corner of the 145.427 acre tract and an easterly corner
of the tract described heroin;
THENCE: S 30° 21' 21" E with the southwest right -of -way Ilne of FM 1518 and a northeast line of the
145.427 acre tract, a distance of 363.82 feel to a point for an easterly corner;
THENCE: with the southwest right -of -way line of FM 1518, into and across the 145.427 acre tract
and with a northeast line of Lot 1, Block 1, Sertona Lift Station Subdivision of record In Volume 9611
Page 168 of the Deed and Plat Records of Bexar County, Texas, the following calls and distances:
1. S 690 31' 30" W. a distance of 20.30 feet to a point for the northeast corner of Lot 1, Block 1,
Sertona Lift Station;
2. S 30° 21' 21" E, a distance of 97.81 feet to a point for the southeast corner of Lot 1, Block
1, Sedona Lift Station, and
3. N 59° 41' 39" E, at a distance of 20.00 feel to a point in the northeast line of the 146,427
acre tract for an easterly corner of the tract described ha oln;
14603 Huebner Rd. aldg. 40 San Antonio, TX 78230 0 Phone: (210) 979 -8114 0 pax: (210) 9798441 0 mm khvengineemcom
THENCE:: S 30° 21'21" E with (he southwest right -of -way line of PM 1518 and a northeast line of the
145.427 acre tract, a distance of 1281.32 feel to a point for (he northeast corner of a 10.00 acre tract
of land conveyer) to Ernestine Navarro of record in Volume 13868 Pfge 1327 of 1118 Official Public
Records of Boxar County, Texas and for lire southeast corner of the 145.427 acre tract and the tract
described herein;
THENCE: S 59° 19' 19" W with the northwest line of the 10.00 acre Navarro tract and a southeast
line of the 145.427 acre tract, a distance of 1749.17 feet passing a found %f' Iron rod for the
northwest corner of the 10,00 acre Navarro tract and an angle point in the southeast line of the
145.427 acre tract and the tract described herein;
THENCE: S 59° 39' 56" W with the with the northwest line of a 9.968 acre tract, called Exhibit B,
conveyed to Jennifer J. and Edward M. Varelans of record in Volume 10054 Page 1G92 of the
Official Public Records of Bexar County, Texas and continuing with a southeast line of the 146.427
acre tract, a distance of 509.91 feel to a found Iron rod in a northeast line of the 91.288 acre tract for
the northwest corner of the 9.968 ace Varelans tract and an interior corner of (he 145.427 acre tract
and the tract described herein;
THENCE: S 29" 19'26" E with the with the southwest line of a 9.968 acre tract and a northeast line
of the 91.288 acre tract, a distance of 1598.70 fee( to a found %' iron rod In the northwest right -of-
way line of Ware — Soguln Road, a variable width right -of -way and for the southeast corner of the
91.288 acre tract and the most southerly southeast comer of the tract described herein;
THENCE: S 57° 50' 61" W with the northwest right-of-way line of Ware — Seguin Road and the
southeast line of- the .91.288 acre tract and file southeast corner of a 297.520 acre tract of land
conveyed (o Schertz 1518., LTD of record in Volume 11601 Page 2286 of the Official Public Records
of Bexar County, Texas, a distance of 663.33 feet to a paint for the southwest corner of the 91.288
acre tract and the tract described herein;
THENCE: N 30" 11' 13" W will) the soulhwesl line of the 91.288 acre tract and the northeast line of
the 297.520 acre tract, a distance of 5701.24 feet to a point in the south line of a 2.656 acre tract of
land conveyed to Archie L. and Sharon L. Haley of record in Volume 7928 Page 563 of the Official
Public Records of Bexar County, Texas and for a northeast corner of the 297.520 acre tract and the
northwest comer of the 91.288 acre tract and southwest corner of the 91.288 acre tract and the tract
described herein, from which a found '/_" iron rod for the southwest comer of the 2.656 acre tract
bears S 59° 37'07" W, a distance of 96.70 feet;
THENCE: N 590 37' 07" E with the south line of )tie 2.656 acre tract and the north line of the 91.286
acre tract, a distance of 221.28 feel to a found 1/2" iron rod for the southeast corner of the 2.656 acre
tract and a corner of the remainder of a 171.0082 acre Iraq of land conveyed to Alvin Lee and
Aileen Greaves of record in Volume 4622 Page 497 of the Official Public Records of Bexar County,
'texas and an angle point for the tract described herein;
THENCE: N 690 48'02" E continuing with the South line of the 171.0082 acre Iraq and the north line
of the 91.288 acre tract, a distance of 505.45 feet to a found 1/2" iron rod for the southeast corner of
file 171.0082 acre Iraq, the northeast corner of the 91.288 acre tract and in a southwest line of the
122.533 acre tract and for an interior corner of the tract descrllled herein;
THENCE-'; with a southwest line of the 122.533 acre tract and a soulhwesl line of a 13.10 acre tract
of land conveyed to City of Schertz of record in Volume 14332 Page 1215 of the Official Public
Records of Bexar County, Texas, the following calls and distances:
1. N 29' 46' 26' W, a distance of 949.28 feel to a found %d' iron rod with "DMC" cap for the
southwest corner of the '13.10 acre tract;
(•1603 Huehner Rd. Bldg. 40 Sad Antonio, TX 76230 0 Phone: (210) 079 -8444 0 fox: (210) 970.0441 0 v WI. Mrengineers.com
2. N 290 52' 29" W, a distance of 512.40 feel to a found %' iron rod for an interior corner of the
13.10 acre tract and the tract described herein,
3. S 62° 21' 09" W, a distance of 17.36 feel to a found,' /z' iron rod for a corner of the 13.10 acre
tract, and
4. N 29' 48' 06" W, a distance of 440.30 feet to a found %:" iron rod with 'DMC" cap for the
northwest corner of (he 13.10 acre tract, a southwest corner of Block 2, of the Sedona Unit
No. 1 subdivision plat and a west corner of the tract described herein;
THENCE: N 60° '11' 57" E will) a southeast line of Block 2, of the Sedona Unit No. 1 subdivision plat
and the northwest line of the 13.10 acreiracl,'a distance of 594.82 feet to a'found '/2" iron rod with
"DMC" cap for lire northeast corner of the 13.10 acre tract and an interior corner of the tract
described herein;
THENCE: S 29" 48' 54" E with a southwest line of Block 2, of the Sedona Unit No. 1 subdivision plat
and the northeast line of (he 13.10 acre tract, a distance of 356.14 feet to a point for the
southwesterly corner of Block 2 and for an interior corner of (he tract described herein;
THENCE: into and across the Sedona Unit No. 1 subdivision plat the following calls and distances:
1. N 60" 11' 06" E, a dislance.of 266,54- feet.lo a. found ' /_•" iron- rod -with "DMC" cap for a point
of curvature;
2. with a curve to the left, having an arc of 5.03 feet, a radius of 5.00 feet, a delta of 570 37'31",
and a chord bears N 310 44' 63" E, a distance of 4.82 feet to 'a found Yi' iron rod with "DMC"
cap for a point of reverse curve,
3. with a crave to the right, having an arc of 25.48 feel, a radius of 95.00 feel, a delta of 15- 22'
03 ", and a chord bears N 13" 15' 22" E, a distance of 25.40 feet to a found YV iron rod with
'DMC' cap for a point of reverse curve,
4. with a curve to the left, having an are of 4.17 feet, a radius of 5.00 feet, a delta of 47° 48' 21 ",
and a chord bears N 04° 15' 36" W, a distance of 4.05 feet to a found %,' iron rod with "DMC'
cap for the end curve,
5. N 29" 48' 17" W. a distance of 1931.42 feet to a point for an Ulterior corner of the tract
described herein;
6. S 60° 11' 35" W, a distance of 290.00 feel to a point for a westerly corner of the tract
described horeln;, and
7. N 29" 48' 25" W. a distance of 224.64 feet to a point for (he northwest corner of the tract
described herein;
THENCE; the southeast right -of -way line of Lower Seguin Road and with the north and northwest
Sedona Unit No. 'I subdivision plat the following calls and distances:
1. N 590 33'06" E, a distance of 2.99.94 feel to a point for an interior corner;
2. N 30° 26' 54" W, a distance of 8.00 fee( to a fond "X" in concrete for a Conner;
3. N 69° 33' 06" E, a distance of 96.07 feet to a found "X" in concrete for a corner;
14603 Huebner. Rd. Bldg 40 . San Antonio,. TX 78230 0 phone; (210) 97984.14 .+n Fax: (240) 979-8441 0 vrvw:khveniyneemxom
4. S 30' 26' 54" E, a distance of 13.00 feel to Cl found 1/7' iron rod With "DMC" cap for an interior
comer;
5. N 59° 33' 06" E, a distance of 1204.03 feet to (he POINT Of BEGINNING and containing
421.89 acres or 18,377,576 square feel more or less, in file City of Scheriz, Qexar County,
Texas.
Job No,:
12.020
Prepared by:
KFW Surveying
Date:
August `. 2012
Revised:
August 9, 2012
File:
S:\Draw 2012 \12 -028 Sedona Tralls\doc\ PDD.doc
1
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Exhibit B
The Original Design Standards
SEDONA TRAILS ,,m
Planned Development District
Development Master Plans
Design Standards
Presented by:
Schertz 1518, Ltd.
Developer /Applicant
1/20/2012 1
SCDONA TRAILS P,H)
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 1
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
1/20/2012 2
SEDONA TRAILS �,)„
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
1/2012012 3
SEDONA TRAILS
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 1
13.2
Standards: Module II
13.3
Standards: Module III
14. Conceptual Master Plan and Design Standards: Special Exceptions
15. Definitions
and References
1/20/2012 q
SEDONA TRAILS »
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.
1/20/2012
SEDONA TRAILS VDD
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.
1/20/2012
SRDONA TRAILS PDD
2. Legal Description /Metes and Bounds, Exhibit attached
1/20/2012
Sedona Trails PDD Metes and Bounds Description Acreage Summary
Metes and Bounds Descriptions to be Included in PDD Area Acreage
Tract between Lower Seguin and Ware Seguin 719.659
Tract north of Lower Seguin Road 69.196
Total 788.855
Save and Except the Following Tracts Owned by Melbert C. Hillert'
Hillert Tract with Previously Released Tracts Included 297.520
Save and Except Total 297.520
Save and Except the Following Tracts Owned by the City of Schert z'
Fire /EMS Site 3.100
WWTP Site
Sanitary Sewer, Electric and Access Easement
Save and Except Total
Final PDD Acreage Total
8.850
1.360
13.310
504.645
The SEDONA TRAILS PDD AREA being 504.645 acres of land more or less consisting of 719.659 acres
of land more or less as described in the attached Field Notes prepared by Alamo Consulting Engineering
& Surveying, Inc. and dated December 19, 2011 and 69.196 acres of land more or less as described in
the attached Metes and Bounds Description prepared by Don McCrary; save and except the 297.52
acres of land more or less as described in the attached Exhibit A; save and except the 1.36 acres of land
more or less as described In the attached Exhibit A prepared by Don McCrary & Associates and dated
November 9, 2009 and the 8.85 acres of land more or less as described in the attached Exhibit A
prepared by Don McCrary & Associates and dated August 28, 2009 and the 3.10 acres of land more or
less as described in the attached Exhibit A prepared by Don McCrary & Associates and dated July 23,
2009.
Keyed Notes:
1) The 297.520 acres Includes tracts previously released to the City of Schertz. The 297.520 acres of land owned by
Melbert C. Hillert save and except the tracts previously releasedd to the City of Schertz, are to be excluded from
the PDD Area.
2) The 3 tracts of land previously part of the 197.520 acres tract owned by Melbert C. Hillert and currently owned
by the City of Schertz are to be included in the PDD Area.
Tract between Lower Seguin and Ware Seguin
719.659 Acres
(to be included in the Sedona Trails PDD Area)
FIELD NOTES
FOR
690.203 ACRES
BEING 690.203 aces of land out of 694.302 acres of land, more or less, situated in the Julian Diaz
Survey No. 66, Abstract 187 County Block 5059, City of Schertz, Bexar County, Texas and being
out ofthose tracts called 145.427 acres described in volume 11564, page 1814 ofthe REAL Property
Records of Bexar County, Texas and 100.966 acre tract described in volume 11465, page 348 of the
Official Property Records of Bexar county, Texas and all of those tracts called 5.00 acres described
In volume 2564, page 486 and volume 2564, page 488 of the Official Property Records Bexar
county, Texas and 15.00 acres described in volume 3062, page 1210 ofthe Official Property Records
Bexar county, Texas, and also being out of land situated in the E.R. Evans Survey no. 80, Abstract
216, county block 5060, city ofSchertz, Bexar county, Texas and also being out of land situated in
the Geronimo Leal SurveyNo. 79, Abstract 424, county block 5058, City ofSchertz, Bexar County,
Texas and out of a called 77.19 acre tract of land described in volume 4721, page 1066 of the
Official Property Records of Bexar County, Texas, and out of Sedona Unit No. I Subdivision
described in volume 9583, pages 73 -78 of the Deed and Plat Records of Bexar County, Texas, save
and except a 2.739 acre 32' sanitary sewer, electric & access easement described in volume 14332,
page 1204 of the Official Property Records of Bexar County, Texas and a 1.36 acre 32' sanitary
sewer, electric & access easement out of 297.520 acre tract as described in volume 11601, page
2285 of the Official Property Records of Bexar County, Texas.
BEGINNING at a found %' iron rod with a "DMC 3403" cap in the southwest right -of -way line
of FM 15 18 for the east corner of this tract herein described, and the north corner of lot 7 block I
of the Sedona Unit No. I Subdivision, recorded in volume 9583, pages 73 -78 of Deed Plat
Records of Bexar County Texas, and on south right -of -way of Lower Seguin Road;
THENCE South 30° 16'00" East for a distance of 1978.37 feet along said right -of -way of FM
1518 to an angle point;
THENCE South 60° 12' 16" West for a distance of 24.25 feet to a found %' iron rod for the
northeast corner of lot 2 block 2 of said Sedona Subdivision for an angle point;
THENCE South 30° 20'21 " East for a distance of 326.01 feet along east line of said lot 2 to a
point on the south right -of -way of Fallow Deer Drive of said Sedona Subdivision for an angle
point;
THENCE North 600 12' 16" East for a distance of 23.84 feet a point on the southwest right -of-
way line of said FM 1518 for an angle point;
THENCE South 30° 16'00" East for a distance of 2033.18 feet along said right -of -way to found
%i' von rod for the northeast comer of 1.5 acre tract described in volume 9485, page 534
Official Property Records of Bexar County, Texas for a point on the east corner of 5.00 acre
tract described in volume 2564, page 486 of the Official Property Records of Bexar County,
Texas, for an angle point;
THENCE South 59° 41' 07" West for a distance of 193.64 feet along the north line of said 1.5
acre tract and south line of said 5.00 acre tract to found %' iron rod an angle point;
FIELD NOTES FOR 690.203 ACRES
PAGE
THENCE South 30° 18' 53" East for a distance of 340.00 feet along northwest line of said 1.5
acre tract to a found %z" iron rod for the east corner of 5.00 acre tract described in volume 2564,
page 488 of the Official Property Records of Bexar County, Texas, for an angle point;
THENCE North 590 41' 07" East for a distance of 193.36 feet along the southeast line of said
5.00 acre tract to a point on the northwest right -of -way of said FM 1518 to an angle point;
THENCE South 30° 16'00" East for a distance of 307.18 feet along said FM 1518 to southeast
corner of a 15.00 acre tract described in volume 3062, page 1210 ofthe Official Property Records
of Bexar County, Texas, and the northeast corner of a 10.00 acre tract described in volume
13498, page 1895 of the Official Property Records of Bexar County, Texas, to an angle point;
THENCE South 59° 44'00" West for a distance of 1091.52 feet along the southeast of said
15.00 acre tract to the northwest corner of a 16.732 acre tract described in volume 13498, page
1895 of the Official Property Records of Bexar County, Texas, to a point on the east line of called
145.427 acre tract to an angle point;
THENCE South 30° 15'22" East for a distance of 1064.10 feet along the northwest line of said
16.732 acre tract and east tine of called 145.427 acre tract to the southwest corner of said 16.732
acre tract and a point on a 2.739 acre tract (a 32' sanitary sewer, electric & access easement)
described in volume 14332, page 1204 of the Official Property Records of Bexar County, Texas,
to an angle point;
THENCE North 600 04' 12" East for a distance of 1091.73 feet along the southeast line of said
16.732 acre tract and the northeast line of called 145.427 acre tract to a point on the northwest
right -of -way of said FM 1518 to found I" iron pipe an angle point;
THENCE South 30° 16'00" East for a distance of 363.82 feet along said FM 1518 to a point for
the northeast corner of Sedona Lift Station Subdivision described in volume 9611, page 168 of
the Deed Plat Records of Bexar County Texas for an angle point;
THENCE South 69° 36'51 " West for a distance of 119.34 feet along northeast line of said plat
to a point for the northwest corner of lot 1 block I of said plat and on the corner of 32' sanitary
sewer, electric and access easement deeded to the City of Schertz described in volume 14332,
page 1204 of the Official Property Records of Bexar County, Texas, for an angle point;
THENCE South 20° 23'09" East for a distance of 104.08 feet along the northwest tine of said
plat to the beginning of a non - tangential curve;
THENCE curving to the right with a delta of 17° 22' 11 ", having a radius of 50.00 feet, and
whose long chord bears South 66° 37'05" East - 15.10 feet, for an arc distance of 15.16 feet to a
point of intersection with a non - tangential line;
FIELD NOTES FOR 690.203 ACRES
PACE3
THENCE North 590 47' 00" East for a distance of 126.48 feet along the southeast line of said
plat to a point on the northwest right -of -way of said FM 1518 for an angle point;
THENCE South 30° 16' 00" East for a distance of 1281.32 feet along said FM 1518 to the
southeast corner of this tract and the northeast corner of 10.00 acre tract described in volume
13868, page 1327 of the Official Property Records of Bexar County, Texas, for an angle point;
THENCE South 59° 20' 17" West for a distance of 1745.70 feet along the northwest line of said
10.00 acre trat to a point for the northwest corner of said corner of 10.00 acre tract and the
northeast corner of 99.968 acre tract described in volume 10054, page 1692 of the Official
Property Records of Bexar County, Texas, for an angle point;
THENCE South 59° 40'52" West for a distance of 509.73 feet to the northwest corner of said
99.968 acres tract and a corner for called 145.427 acre tract and on the line of called 91.286 acre
tract for an angle point;
THENCE South 290 18' 37" East for a distance of 1598.70 feet along the northwest line of said
99.968 acre tract and northwest line of called 145.427 acre tract and the northeast line of called
91.286 acre tract to a found %2" iron rod on the northeast right -of -way line of Ware - Seguin Road
for to an angle point;
THENCE South 570 50'30" West for a distance of 1033.24 feet along the northeast line of said
right -of -way to southeast corner of a 3.10 acre tract described in volume 14285, page 1 126 of the
Official Property Records of Bexar County, Texas, to an angle point;
THENCE North 310 25'05" West for a distance of 368.67 feet along the northeast corner of said
3.10 acre tract to the northeast corner of said 3.10 acre tract for an angle point;
THENCE South 58° 34'55" West for a distance of 365.58 feet to along northwest line of said
3.10 acre tract to the northwest corner of said 3.10 acre tract for an angle point;
THENCE South 31° 25'05" East for a distance of 369.00 feet along the southwest line of said
3.10 acre tract to the southwest corner of said 3.10 acre tract and on the northwest right -of -way of
said Ware - Seguin Road for an angle point;
THENCE South 59° 05'45" West for a distance of 48.41 feet along said northwest right -of -way
line to an angle point;
THENCE South 59° 44'57" West for a distance of 1053.65 feet along said northwest right -of-
way line to found %2 " iron rod for the southeast corner of this tract and the southwest comer of
called 297.52 acre tract and the southeast corner of a 9.50 acre tract described in volume 11597,
page 620 of the Official Property Records of Bexar County, Texas, for an angle point;
FIELD NOTES FOR 690.203 ACRES
PAGE
THENCE North 29° 09' 16" West for a distance of 2725.35 feet along the northeast line of said
9.50 acre tract and passing through the northeast line of a 77.856 acre tract described in volume
12450, page 288 of the Official Property Records of Bexar County, Texas, to the corner of said
77.856 acre tract and a point on the line of a 98.629 acre tract described in volume 9585, page 52
the Official Property Records of Bexar County, Texas, for an angle point;
THENCE North 58° 57'51 " East for a distance of 225.68 feet along the southeast line of said
98.629 acre tract to the southeast corner of said 98.629 acre tract for an angle point;
THENCE North 290 59' 35" West for a distance of 3166.29 feet along the northeast line of said
98.629 acre tract passing through along the southeast line of a 8.85 acre tract described in volume
14285, page 1090 of the Official Property Records of Bexar County, Texas, to an angle point;
THENCE with the northeast line of said 8.85 acre tract the following calls:
THENCE South 89° 48'46" West for a distance of 71.22 feet to an angle point;
THENCE South 89° 48'46" West for a distance of 88.91 feet to an angle point;
THENCE South 820 42' 19" West for a distance of 100.00 feet to an angle point;
THENCE South 750 08'55" West for a distance of 89.82 feet to an angle point;
THENCE South 73° 18'37" West for a distance of 116.43 feet to an angle point;
THENCE South 75° 48'04" West for a distance of 85.22 feet to an angle point;
THENCE South 88° 58'06" West for a distance of 140.65 feet to an angle point;
THENCE South 88° 43'25" West for a distance of 92.01 feet to an angle point;
THENCE North 68° 24' 56" West for a distance of 66.81 feet to an angle point;
THENCE North 600 12' 33" West for a distance of 62.04 feet to an angle point;
THENCE North 41° 51' 30" West for a distance of 74.67 feet to an angle point;
THENCE North 43° 22'08" West for a distance of 90.67 feet to an angle point;
THENCE North 610 07' 38" West for a distance of 42.55 feet to an angle point;
THENCE North 740 15138" West for a distance of 60.20 feet to an angle point;
THENCE North 82° 20'40" West for a distance of 57.44 feet to a point on the northeast line of a
228.851 acre tract described in volume 9972, page 324 of the Official Property Records of Bexar
County, Texas, and a 20' road easement describe in volume 976, page 360 and volume 9585, page
52 of the Official Property Records of Bexar County, Texas, an angle point;
FIELD NOTES FOR 690.203 ACRES
PACES
THENCE North 30° 39'37" West for a distance of 1209.94 feet along the northeast line of said
228.51 acre tract to a found 1/2" iron rod for the corner of called 297.52 acre tract and to the
southwest corner of a 21.6413 acre tract described in volume 14153, page 1639 of the Official
Property Records of Bexar County, Texas, for an angle point;
THENCE North 59° 45'24" East for a distance of 1619.90 feet along the southwest line of said
21.6413 acre tract to a corner of the remainder of a 40.218 acre tract described in volume 8237,
page 1538 of the Official Property Records of Bexar County, Texas, and on the northwest line of
16.49 acre tract described in volume 12813, page 1507 of the Official Property Records of Bexar
County, Texas, for an angle point; .
THENCE South 30° 36'04" East for a distance of 611.67 feet along the northwest line of said
16.49 acre tract to a corner of said 16.49 acre tract on the northwest line of 53.618 acre tract
described in volume 8237, page 1538 of the Official Property Records of Bexar County, Texas for
an angle point;
THENCE South 59° 48'44" West for a distance of 30.00 feet to the northwest corner of said
53.618 acre tract for an angle point;
THENCE South 30° 33' 53" East for a distance of 1037.24 feet along the northwest line of said
53.618 acre tract for an angle point;
THENCE South 56° 38'41 " East for a distance of 473.14 feet along said 53.618 acre tract to an
angle point;
THENCE North 590 44'25" East for a distance of 587.31 feet along the southwest line of said
53.618 tract to the southwest corner ofa 2.656 acre tract described in volume 7928, page 563 of
the Official Property Records of Bexar County, Texas for an angle point;
THENCE North 590 33'54" East for a distance of 317.65 feet to along said 2.656 acre tract the
southeast corner of said 2.656 acre tract and 53.618 acre tract for an angle point;
THENCE North 59° 49'33" East for a distance of 507.02 feet along the southeast line of said
53.618 acre tract to a found V? iron rod for a corner of said 53.618 acre tract and called 91.286
acre tract and on the line of the remainder of a called 122.533 acre tract for an angle point;
THENCE North 290 49'02" West for a distance of 641.63 feet along the northeast line of said
53.618 acre tract to the southwest corner of a 13.10 acre tract described in volume 4332, page
1215 of the Official Property Records of Bexar County, Texas, for an angle point;
THENCE North 640 36'55" East for a distance of 578.62 feet along the southwest line of said
13.10 acre tract to the southeast corner ofsaid 13.10 acre tract for an angle point;
FIELD NOTES FOR 690.203 ACRES
PAGE
THENCE North 290 47' 44" West for a distance of 641.63 feet to along the southeast line of said
13.10 acre tract to a southwest corner of said Sedona Unit No. l Subdivision for an angle point;
THENCE North 600 12' 16" East for a distance of 266.54 feet along the northwest line of said lot
31 and the southwest lot lines of lots 26, 27 and 28 block 2 to the beginning of curve;
THENCE curving to the left with a delta of 54° 32'58", having a radius of 5.00 feet, and whose
long chord bears North 32° 55'47" East - 4.58 feet, for an arc distance of 4.76 feet to a reverse
curve;
THENCE curving to the right with a delta of 15° 29'58", having a radius of 95.00 feet, and
whose long chord bears North 13° 24' 16" East - 25.62 feet, for an arc distance of 25.70 feet to a
reverse curve.;
THENCE curving to the left with a delta of 50° 57'00", having a radius of 5.00 feet, and whose
long chord bears North 040 19' 15" West - 4.30 feet, for an arc distance of 4.45 feet to a point.
THENCE North 29° 47'44" West for a distance of 1931.33 feet along the southwest line of said
lot 31, passing across the right -of -way of Sand Verbenato, along the southwest line of lot 16 block
3, crossing the right -of -way of Sagenite, along the southwest line of lot 53 block 1 to the northeast
corner of lot 10 block I and the southeast corner of lot 56 block I for an angle point;
THENCE South 60° 12' 16" West for a distance of 290.00 feet along the southwest line of said lot
56 to the southwest corner of lot 56 and the northeast corner of lot I 1 block I and on the
northeast line of lot 31 block I for an angle point;
THENCE North 29° 47'44" West for a distance of 222.50 feet along the southwest line of lot 56
to a found V? iron rod for a point on the southwest right -of way of Lower Seguin Road for an
angle point;
THENCE North 59° 34' 00" East for a distance of 300.02 feet along the said right -of -way and the
northwest line of lot 56 to a point on the northwest right -way of Schnebly Drive for an angle point;
THENCE North 290 47' 44" West for a distance of 10.00 feet along the northwest line of
Schnebly Drive to a point on Lower Seguin Road for an angle point;
FIELD NOTES FOR 690.203 ACRES
PAGE
THENCE North 59° 34'00" East for a distance of 96.01 feet along Lower Seguin Road to found
"X" for a point on the northeast corner of Schnebly Drive and the for an angle point;
THENCE South 29° 38' 10" East for a distance of 8.00 feet to a found %2" iron rod with a "DMC
3403" cap for the northwest corner of lot 3 block 7 to an angle point;
THENCE North 59° 34'00" East a distance of 10.02 feet along the right -of -way of Lower
Seguin Road and the northwest line lot 3 block 7 for an angle point;
THENCE North 590 34'00" East for a distance of 1194.96 feet along the right -of -way of Lower
Seguin Road and the northwest line of lot 7 block I to the POINT OF BEGINNING; and
containing 690.203 acres of land, more or less, in Bexar County, Texas.
And including a 13.10 acre tract recorded in volume 4332, page 1215 of the Official Property
records of Bexar County, Texas, a 0.3067 acre tract recorded in volume 9611, page 168 of the
Deed and Plat records of Bexar County, Texas, a 2.739 acre tract recorded in volume 14332, page
1204 of the Official Properly records of Bexar County, Texas, a 1.36 acre tract recorded in volume
11601, page 2285 of the Official Property records of Bexar County, Texas, a 3.10 acre tract
recorded in volume 14285, page 1 126 of the Official Property records of Bexar County, Texas,
and a 8.85 acre tract recorded in volume 14285, page 1095 of the Official Property records of
Bexar County, Texas, for a total of 719.659 acres.
Plat of survey provided.
ALAMO CONSULTING ENGINEERING
& SURVEYING, INC.
Kevin Conroy, R.P.L.S.
December 19, 2011
FIPROJEM200.121100Sedaw SchenzNDOP719659AC FNDOC
Tract north of Lower Seguin Road
69.196 Acres
(to be included In the Sedona Trails PDD Area)
DAM 8117105
Job No. 81037
69.196 mass
Metes and 1loonda
Description
Of
69.196 ACRES OF LAND
Being 60.198 ems of lend more or lose out of the Jererdmo Leal Survey No. 79, Abelrad 424, County Block 5055,
City of 8ohedz, Behmr County, Tams, and comprised of Hams had called 34.007 move described In volume 11482,
Pepe 57 Reel Propmrty er Records of Be County, Terms, and 35.182 ammo dasabad In Volume 11492, Pepe So
Real Property Records of BMW County, Tema, conveyed to Wertz 1518 I.K. and hot" more paPoalariy
described as follows:
Beginning at a found alanhmm disk a TxDCT monume
In the north dghl -o Wray of Laser Seguin for the and c
called 13.62 acre had recorded In Volume 1412, Page I
Thane 6 68' 60' 16' W. a distance of 24.84 teal to a 6
way fine or Lower Begtdn for an angle point of this had
Thence 8 69' Or 36' W, a distance of 880.04 feel W a I
of this heel herein deemibod, and the Goal comer of a
Official Public Records, Beer County, Toms;
Thence N 30' 18' 14' W. a distance of 1674.88 feet at
In Volume 9133, P
eubdlulelon records
recorded M Volume
retarded M Volume
comer of this had h
Papa 511, Deed Rei
Thence N 59' 48':
Public
comer of Oft had herein described
deedibad and the south carrier of a
the north right-of.
con disk a TxDOT monument for the south carrier
acre had moorded In Volume 2249, Page 001,
of said 4A94 we tract, a celled 1.537
Casty, Terre, a celled 1.04 acre had
Tome, a called 2.16 acre bed recorded
ma. Lob 20, 19, 18 of Windy Agee
;aunty, Terms, a called 1.66 acre bed
y. Terre, and a called 2.248 mom bed
, Tame to a found W Faber for the west
x.02 we had recorded M Volume 6105,
0 feel to a found Meg Nag In poet for a comer of this tract hereto
gas trod recorded In Volume 3044 Page 200, Official Public Records.
Thence 6 3d' 36' Or E. a distance of 351.18 feet to a found W labor for an Interior comer of 99e tract along the
common One of said BAD acre tract of land, 6.00 acre had recorded In Volume 3044, Page 2010, Official Public
Records, Beer County, Toms, a total of 12.0 scree comayed to Arthur W. Heed Jr.,
Thence N 59' 44122' E, a distance of 1482.74 feel along the north of 34.007 found W labor on the southwest right-
of �veY Me of FM 1618, for the north corner of this tract herein described and being lire east comer of a 6.00 we
had deeoltred In Volume 3044, Pegs 280, OIBdd Public Records, Betmr County, Terns;
Thenoe S 30' 00' 64' E, a dWenc a of 301.32 feet to a eel %' labor whh yellow plae8c dap marked 3403 for the
be8lmin8 of a curve to 9m right
Thenoe 726.48 fed along am of a ki curve to the right hryaaftyMp a chord bearing of 6 21' 4r 03' E, a distance of
725.93 feet, a radius of 260528 feel, a central angle of 16'38'O3', to a found W rebarfor the east comer olrhla had
herein described and being north comer o1 a sald13.52 acre tract
Thence Leavhhg dw southwest One of FM 1618 along the common One of lids tract and Bald 13.62 ems tract 3 68146'
52' W. a distance of 1369A1 fed to a found W tabu for an Intedor comer of ode bed herein described and being
the wool comer of said 1342 erne bad and being on the east one of said 35.102 erne bad;
Thence 330'35'02E, a distance of 498.64 feet to the Point of Beginning and cordalning 69.188 acres of land more or
lees.
Dan McCrary R.P.1-8. 3403
S mcb&'&hMFM r5rampu raelOtIMS nnna A beeMr deuMe a bds Will 196Aae dot
Hillert Tract with Previously Released Tracts Included
297.52 Acres
(to be excluded in the Sedona Trails PDD Area save and except the previously released
tracts)
01/03/2002 20:05 2100203441 BOBBITT HALTER WATSN PAGE 09/10
6'X&J6IrA
LFGAI, DESCRIPTION OR PROPERTY
Being 297.310 acres or land more or less comprised o f 220.377 acres of land more ar less aitunted in Otc
Cron R. Evans Survey No. 80, AbstraerNo. 216, County Black 5060, N,C.B. (New City Block) 16561,
City of San Antonia, Bexor County, Texns, and being out of those corlsin 156.21 acre tract of land
recorded In Volume 1891, page 94, and volume 4331, Pago 503,Dcod Records OfBexarCounty, Texna,
and 77.143 acres of land more or leas situated in the Qaronlmo Leal Survey No. 79, Abstract No. 424,
County Black $058, N.C.B. 16560, City of San Antonio, Boxer County, Texat, all ore 0.138 acre tract
of land as described in Volume 4802, Page 1164, Real Property Records of flexor County, Texas, and
76.405 acres or land more or less out of 77.19 acre tract of land as described in Volume 4721, Page
1066, Real Property Records of Be:tar County, Texas, and being mare particularly described as follows:
Beginning at it round'!:" rebor in the northwest right -of- -way line or Were Seguin Rand For the south
came" of this tract herein desen'bed and the cast comer of a 9.50 acre tract described in Volume 6280,
Page 519, heal property Records of 0c= Caunry, Texas;
Thence Leaving the aarthwest right -ot =way line of Ware Seguin Road with fence N 29° 09' 16" W. a
distance of 2725.35 Net to a found Y." rebar for a eonror 9 F this trees and being the north corner of a
71.856 acre tract as described in Volume 4719, Page 327, Real Property Recards oracxor County, Texas;
Thence With fence N 580 57'3 1 ' 9, a dislduceof225.68 reet too found Post for an interiorcamerof this
eras herein described and being the east corner Ora 98,629 acre pact described In Volume 9585, Page
51 Real Property Records of Boxer Cotmry, Texas;
Thence With fence N 29° 59' 35" W. a distance or 2989.96 Feat to a found Poet for an interior gamer of
this tract herein described and being the north comer ofsaid 98.629 acre tract in the Mathew line oFsaid
77.19 acre tract;
Thence With fence S 59° 39' 07" W, a distance of 925.46 Net to a found Vr" rebar w Ith cap marked
Kulodzto in ilia northeast line ora 228.851 acre tract described in Volume 9972, Page 324, Real Property
Records or Bexor County, Texas;
Thence With renca N 300 39' 37" W, a distance of 2077.86 feet to o round V_" rebor for the west
norlh west comer of this beet herein deeert'bed and being the south comer ore 40.218 acre tract described
in Volume 8231, Page 1538, Real Property Records orBa'tar County, Texas;
Thence With fence and the north line o rsaid 77.19 acre treat N 59" 4924" E, a distance or 1619.90
feet to a set ter" rebor topped and marked 3403 fbr the north comer orews tract herein described in the
west line ore 16.49 acre tract described In Volume 10728, Page 1295, Real Property Records of9exar
County. Texas;
Thence With fence and the west line of slid 16.49 acre trust S 30" 36'04" E, it distance; of 611.67 feet
to a round 1" pipe for a comer orthie treat herein described and being the south comerof said 16.49 acre
N -HOU Sa54]a?.DOC
(A -1)
PAGE 9110 "RCVDAT 119120129;56;59 AM (Central Standard The)' SVR;SOFAXOIMI DNIS;OI CSID;210820YAI I DURATION (mm•ss);0240
01/03/2002 20:05 2108203441 BOBBITT HALTER WATSN PAGE 10/10
treat and the west cancer of a 7.0992 note tract described In Volume 9127, Page 291, Real Property
Records of Becar County, Teseas;
Thencu S 59° 48'44" W, adislanaa or30.00 Red to a set rte rebar copped and markcd 3403 in fence ror
it comer ordrls tenet herein described and being die westea tner ofa 53,618 acre tract recorded In Volume
8237, Page 1538, Real Property Records orBaxar County, Texas;
Thence Willa fenco and Um west Uricorsaid $3.618 acre ttnot S 30° 33133" E, a distance of 1037.24 feel
to it set %" rebar capped and marked 3403 at it fends pose fbr sen ongla point orflals hact herein descrlbatt;
Thane Wide reface S 564 18'41" E, a distance or473.14 reel to a found' /;' rebar for an single point or
this tract hercrn described and being Cite south corner of said 53.618 acre Iced;
Thence With forte N 594 44'7.5" E, it distance orS87.31 foot to a round 'A" rebnr and being the south
comlerofa 2.656 acre tract descrihed in Volutna 7928, Page 563, Real Property P ecor ds ofBexnr County,
Texas;
Thence N 59" 33' 54" 15, a distance of 96.7-0 feet to Is sat found Va" rabor tvith yellow plastic onp for the
north northeast comer of this tract herein described;
Thence S.100 10'5511 C. a tlisleaee of5700.99 fiet to a eel round ate" rebac µ4f1[ yellow plastic cop stamped
3403 ror the cast comer or this haot heroin descrtbed and being die south comer offs 91.288 acre tract
in the northwest right-of-way line cr Wore Seguin Road;
Thence With the northwest right -of -way line OF Ware Seguin Road the following calls:
S 571150'30" W. a distance of 534.80 feet to a found'h" rebar;
S 59° 05'45' We a dislenco of 249,12 feet to a found 45" rebar;
S 59° 44'57" 1V, a distance or 1053.05 feat to the point orDegim sing and consehaing 297.520 acres of
land mnta or less.
Basis of taeoring being the east line offs 143.5 acre trees on the southwest right -or -way line of FM 1518
S 30" 16100" E.
0e0 36120661111117 ppeesXX: $a44.00 e61/p z10e'3 lnp1`6g8eCg1
al Raor CasbJ6ple OIT ll *r N COUN7YUn RK
Filed
(A-2)
11-111101.1361430 2.0M
Any gm/hlanteelaetlah aIvlfit llenla of uia at ae 4nafsIa fell
SIAIE 011tU1 fIWAlYOF tf1AAf remade <uNe Vader Fetlfll te�
I hereby Claeltill Wf sessions ne11tf0In1111 ArAe)l 3ltanet m
!hit ota Oblate) Publliic one Walk Rill P ejN101 h"aC "4, Tills Of:
JAN 0.4 2012
f,0UN71' GLFAK MAR COUNTY. 7EXA5 1
PAGE 101101 RCVD AT 119120129;56;59 AM [Central Standard TlmelI M10FAX01131 DNI3:0' C51D:2109203441' DURATION Omis);0240
Fire /EMS Site
3.10 Acres
(to be included in the Sedona Trails PDD Area and previously released from the 297.52
acre Hillert Tract and owned by the City of Schertz)
�PJ �I RM,p.\ •:1'i: IV •.11'1.1. L• � \I:I P.M1
Dm olfn 1009
Jab No. o9w
3.10ma
DPBCRJPf10N OFA3.19ACRES OF LAND
DI7CRUIINOSI6ACRie OP WIND MORZOR L98E ,ER0AXDINTBZZ SP-EMS
�OP44NANLONIO,UMRa COIN[Y,TWL4&AND DIM O17mPOPA m�Ao=
OF LAND CONVXM TO KREM WI-LM ATK[AB LW Rm PAIMERIS fP AS
DZSCRMW IN VOLUMt 1 W4 PAGR781! RDALPROPMftnCORDS OFBIUR
COUNTY, TXfAB. BMNGMORRPAR 7]CULARLYDZSCRMIMARPOLTAW /1 '
11IOIIModusa Wi=Pmwim97.DowPYN.uPd..1I 3101Ww dw &Wmwofdd.bm
bmem deaaOedlal6o WuWmEm oddd797.770 mw.af Wd Wddr Wlmwm�bla6aYIW of
�Mg .1Rw4lb7 R Mmd b6s3W1 5'4PW.meuummmfixd797.770\Pma d
71lffiNCE Ioy71p De 1au01eedlhp o(atl1197J70.aa bdN7173gd"W, 769JD Uwm. sd K' boo
Pm wilhayeDwPhRl. mplWapd 7401 W 16s ww1cwowofOd.bmbwdlldelomed;
iNHNCd N]174'37"E, ef]67.76hNm.m45 "Loe Plnwid,9 WDowPWlleuPmmpod
7103 forWe eauOmwr or#& afOd. b.cthmdP dem0ed;
THENCE RJM'OM 36167 OO 1P am IY bowplawhb. ydlawpbgk nPNUmpti10] W lb@ e.x
ba of&k Mbwdo d6mbd l9dr Wm11Wd Iluefdd797.f10 ma b.tl, W1.(blma oW.xa.r
b.bb Wr3019w, 73JA9 hKfWm dr WomoR Wmw Dfadd797JJ0 me Mudb*g dw
.edam camewmoh 91.766 Rae bad u dw RW b Vahm 11601, P.be 7780 Rol pmpmy
Reeotdaofddcwely;
THENCE Wr50•JD'W, a dhwrce of 161.89 fed ba6laad R' hmplm
THENCE7d9'0945'W.adWr of7oD.71fu1m Om FOIN(OFBEGINNING.odcmWnlg7.10
a oofl.ndu="I.u.
M."GuyA Aamcl9m, �. fmm m ondwgrwAd nwm dmd July 21.2M by mploymofDm
ppl of
Mob. by Nambw(ft*)W0499J9049.3.10 Amw.dw
777 RrmdW BL San Mmb, 7Wm7671b7E07 Phon.(210) 740.8631 Fm(210)3W2M
EXHIBIT A
a,,, , .
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•�E a •SRO
IwY r.w
slim ACb
SDiRE m Or.
wA Nml ro >m Nun
e.eneslima=
eerASVes .rr
YW �,Oer
�! vA-WwY
Y! �w
v.w
v.Q
• vow
• enw
,�IeOeIL
Wr � Awl
x
x
nw >.
sr
Mill M sm FPJ4C 11l 3.10 ACRES TR 1 ro USE RlA1A
yl w
DTww
4'
SURVEY PLAT SHOYAHO:
DEVAPOON Or A 3.10 ACRES W LAND YORE OR LESS
Wrly m am ACAp W Wm NORE OR EOS, R or W
THE E1L• A. M1• SLR/Cf AxA AEOIMOf N0. 114
W = mm
m Ox�xM,� �NEmpq�lYxM W Aor
A liiim°rxiNtl s u lD N Iwiulsua,
=WOEII
r RPL RAO M Riml•S W am
RARE ?AWN ROAD (1x1)
SCNgiTZ. TOM
SLATE Or TOIAS
muNT1'Of xxrAA
TIES rwoE Ox N° IMOA 4A01111%
OCMILE, INC. TKEa Y �,
Wtlleea +e fWEdmE S DtlOF Y SO -2LAa
ewx
Eli
W.4-lul-l-THP
Permitted Exceptions
None
RECORDER'S MEMORANDUM TN
INSTRUMENT WAS FOUND TO BE INADEQUATE
FORTHE BEST PHOTOGRAPHIC REPRODUCTION
PHOTOCOPY, DISCOLORED PAPE ETC.
Doc# 20090238960 Fees: 536.00
t2/O6/2OOO 12:46Pf1 N a ea 6 Anl peLlon Rv11eeSetO110e11 @eeftmmol lledusNNd Od
Ftled 6 Recorded in the Olflelal Public JAI 1NhIN 11 NrNd Nhe ifNe f 11101 dOFHe11 to
Racerds of BEXRR COUNTY SIATEV TETAd,CWNTTOF MAR
GERARD RICKHOFF COUNTY CLERK IMU0Yhdlly WNW lulinainl■u FRIO N FlIoli Kblum en
IEN 4111 end 116ellae 1119116 Rannblae Ind n1 III RECORDEO
a 1Ee OICe111Ie1Ne Aaeldol RIIIFIeplddyo�f EYUfuCvee ,iuuee:
DEC 8 8 2009
COUNTY CLERK BEXAR COUNTY, TEXAS
50250128.1 B.1
WWTP Site
8.85 Acres
(to be included in the Sedona Trails PDD Area and previously released from the 297.52
acre Hillert Tract and owned by the City of Schertz)
IC
Legal Description
lob No. 09058
8.85 fi T
OESCRIPfION OF A 885 ACRES OF LAND
DESCRIBING US ACRES OF LAND MORE OR LFS5,SITUATED IN
110.19.ABSTRAC7190. m L.-- _..
F OF A 297530 ACRES OF LAND CONVEYED TO SCHERTZ 1818,
RSHIP AS DESCRIBED IN VOLUME 11601, PACE M85 REAL
COUNTY, TEXAS AND BEING MORE PARTICIMAR Lv
BEGINNING a e found A" Iron pin ferthesouthem mou mmaofthis Rut hdein daenbed and being the noethwci
goon ofa 98.629 umwnveyed to Ede L Maaelwodd In Volume 9585, Page 52 Real Prepaw Records of Baar
County,
THENCE NW391TV, a diwamef867.92 font ro e W W Iron pin with a ap spmped 3403 rwolanwin,, r
tamer of this has heein duarOA forafaetde vdd aratabeing 53079'37'E, a diaanm of 1201.94 feet Item a
found A' into Pin Por the mugxgl wmaofa40.218 acre mnvryed to Alvin L Caeave, rrco ded in Volume 8237.
Page 1538 Real Propwy Reeods of Bq Cwntyand being the Inarhweslwma of mid 297520 me met;
. amnceor >"" fen to are %' boa Pin with a ap araaped 3403;
s diamte 01`60.20 feet to • ra W bat pin With a cap 11mped 3403;
adis mwaf255 Im to a WA" hen pin With a ap damped 3403;
e diR of90A7fat b a wt A" bat pin With a nap waged 3401;
e dieteree of 74.67 Oa ro. set W hen pin with a al, a.mpd 3403;
. disanceof62.04 feet 1, • me A' hat pin with .W amped 3403;
a distance af66.81 feel ro. set A' teen ph, r,M, ap aonpd 3403;
adieraaof92.01 fat b •=% -hon pin with a ap rtmpad3403;
a dDwxe of 140AS fm to a Set Yt "irm pin with a cap stamped 3403;
a didawe of 8512 fact to I as W hen Pin with • ap wmpa13403;
adiwa n of 116.43 feel to • sal A" hen pin with • ap.hmpol 3403;
adiaWta Of 8912 fm ro I W W hon pin with a WJUmped 3403;
a diaRae.f 100.00 far to aan' /," Imn pin with a up.W,4 d 3403;
a did4nce.f 8E91 fed to a W W bon pin with . ap damped 3403;
a dileance of 71.22 feel to • set A' Iron pl. Wilk .gap damped 3403;
THENCE $29.39'35'E adiwomef 176.37 1'wt to o cans pod for the swthaa wmaof qi. hx1 Mdn de.tsilxJ
and the ronhoa coma of.dd98.629 eve hunt
THENCE done the cammoa [,.Of said 297.520aae pxt and aid 99619 acts h.a 559'39'0M.diwnce of
925A6feettoth. POINTOFBEGINNING andwnta;ning B.g5su ofl.ndmaceorlea.
Thu deadplim was prryaod fmm an on the ground survey da(d Aug" 28, ]009 by amployea of Don McCM y k
Analao. Ina.
page I of 1
R:VOb. by Nurtthalnew)V)9058t0905BBA3 Ad.
a/Z810y
323 Breeapod SL Son Anhxelo, Terse 78216 -2602 Phone (210) 349 -2651 Fax (210) 34 9-2053
BEARING SOURCE:
LEGEND
WRING YIb�FY ,ale
�,(Q�Yn 4L1 mVe
ra,4ls
mvr. nn•1oe Au eN1
oi�ism�uSAOTPn
..vs- eta m"O0O'iv maaa r
S741 '3H
LJ
e0
1 56 D)'L'E
L4
PUT
VC
Ya.. l• . ea•
Dry � wua
1 P •
L6
6204
0.1 maw
\
65.BI
IV
LB
9101
'43' Sg
L9
11055
N8p '06i
LIO
(RE46 0 PORTION b 191.620 AEAT TRACT
M 1601, P6 22M RPATAC.)
Y, mNLLEYNG,kEO,
885 ACRES
=or SORT 5 As
x.CB. Ism"
225.651 ASHES
6C_V4E 9112 PAM 32A P.P 4C
LINE TABLE
UNE
IFNCiH
L110R0 liEMING
Ll
62.4a
2 '40'E
It
S741 '3H
LJ
42.55
1 56 D)'L'E
L4
PUT
5
L5
7467
1 P •
L6
6204
55012']*[
IT
65.BI
IV
LB
9101
'43' Sg
L9
11055
N8p '06i
LIO
85.22
N] 'b' 4
ITT
116.43
J B' ]
L12
8182
N2 '55t
L1]
100.00
'4 1 F
L14
81191
VB '4p I6i
LIS
2.22
NB9Y 11:
T,
SURVEY PLAT SHOW NG:
OESCRIPTION OF A &65 ACRES OF LARD MORE OR LESS
OESMSINC 8.65 ACRES OF TA RT MORE OR LESS, STTMATEO IN
DIE GFROHIMO IFAL SMRYEI N0. 70, ABSTRACT 10. 424,
COUND' Bl= 5050• H.C.S. 16500, CRY OF sAH AMWIO.
BEYIR CWNIY, TEXAS. AND BEANO OUT OF A 297.520 ACRES
OF LARD CONVEYED TO SCNERTZ 1518, LTD., A TENS LIMITED
PALTtWMSHw AS OESCMEO W VOLUME 11601, PACE 2385,
REAL PROPERTY RECORDS OF BEYNi COUWY, TEIEAS,
DON MCC A R 8 A560CIAYES, INC.
6NGWEERS 6 SIRYEYORS
Li 523 0RLtA9xT
Sw A6TY11o, Trus 76216.2442
1xTD Op -26- 091E-0349-2651
. uE+o 116 PWGr aRSC9mu v ocv 4arE l6ealH Att041M9 nes svxrtr w
ERta umR[
HCO
946]P ACRES
VIX 5 JME 9564 PA4" 52 xo6C
STATE OF TEXAS
CWTOY OF BEYAR
THIS SUM V' PLAT WAS PREPARED FROM AN AC71MI
SURVEY MME M WE OIIOUkO UNDER MY SUPEWISW.
PRO THIS STRWEY SUBSTAYNLLY COMMIES MR THE
PROFESSIONAL MO TECHHCAZ STAHOIROS MOPIFII BY
THE TET(AS EOMD OF PROFESSIONAL LAND SURVEYORS
"q' 29114 WT OF AVO . 20 -2?- AD
W.: OPO54
047110W.-
Permitted Exceptions
None
Any pfadsba hmin uAlah Osldsb 11s sill, or use n1Ua IsiO01d till
plapsdy ilflna101119I 11 WIN endunsnlansi0l Iva del Fldasl low
SFAIE OF TEXAS, COUNTY OF BUAI
I
hill�CSd11101 Iib lailraalnlell FILED b FRI Nualsi 6Flshol an
This do s and u the Iles daapsd husoh by to a1 uu dul)) RECORBED
h Ns OMlld FOR Word of Rut hopsdysofuO 0411,, Tells Is:
DEC 0 8 2009
a,- COUNTY CLERK SEXAR COUNTY, TEKAS
Oooha 20090235955 Fees: $40.00
12/08/2009 12:49PM K Pages 7
F1led 8 Recorded !n this Offlolel Publla
Records of BEKRR COUNTY
GERARD RICKKOFF COUNTY CLERK
RECORDER'S MEMORANDUM
AT THE TIME OF RECORDATION, THIS
INSTRUMENT WAS FOUND TO BE INADEQUATE
FOR THE BEST PHOTOGRAPHIC REPRODUCTION
BECAUSE OF ILLEGIBILITY, CARBON OR
PHOTO COPY, DISCOLORED PAPER ETC.
$0250127.1 H_]
Sanitary Sewer, Electric and Access Easement
1.36 Acres
(to be included in the Sedona Trails PDD Area and previously released from the 297.52
acre Hillert Tract and owned by the City of Schertz)
Legal Description
DMc Don MCCMrV & Associates Inc. Engineers and Surveyors
Date: IIIMl1009 '
fay Na. 09058
136 ease
BLIND A 136 ACRE (59,194 SQ.Irl'.) 32•F00T RIDE 8AN17'ARY SEWER, ULECTRiC AND
ACCESS EASEMENT SITUATED INTHR CERANINO L8AL SURVEY NO.79, TRI RAC]
N0.914, N.C.B. (IfHW CI7YBL0CK), AND78E LR. BVANSeDRVBYN0.e9, ABSTRACPN0.
816 cOUMyR1OCK5060,N.C.H. MM CITY BLoci�oQ 16561,oUT OF THAT CERTAIN
29753 ACRBTRACT CONVEYED TO SCRHRTZ 15116 LTD. BYDBED RECORDED IN
VOLUME 11601, PACE 7185 OFTHE OFPICIAL PUBLIC RECOW OF REAL PROPERTY OF
EiRM COUWff TEEAgi SAM 136 ACRE EASKKM BBRNGM0RE PARTICULARLY
DESCRIBED AS FOLLOWS:
POINT OF COMDONCEMFN ' BnShn ft At a found '4" 1100 td with a Pap almped "DMC" at the wet
commof591296 Am beet, convsfd m Sehah 1518, Ltd As dacribel is Volute 11601, Pella 2280 of
the OBelel PubS6Reweda of said Property of Baar Cotmty,TOau, Wd W "P=rod also being at the
14051 adeely-0otthcomerafthe Aforementioned 297.519 seen had:
THENCE Comhudugalongtheameam lloeofthe afaemen0ooed297.519amadthe91286
ate ukv, S'30'lO'59'E, a dis—' of 86757 feet to the POINT OF BEGINNING of
o 136 KR tract hereto dmribed;
THENCE: Continuing el0og said common the, 5 ^30'10'55"'1: a dfgeow of 3296 feet m• point;
THENCE: Deputing old eonmon No and mmLtuing low, end eaou said 297.519 sae bas. the
following cage and dirtisew
S73'33'45"W, a dismxe of 59.69 fal to a pain ofenrvama
None the Am oh tetgml curve to the rl9X bming elladhu of 217M feet, a Cmbel
Angle of 2D'02'S1", end Am 1sng01 of 75.93 Tea ed a Chord Bening and Distance of
S83'35'13"W, 7534 feet to • point;
N8673'20"W,• 114aueof334.67 feet to a point ofeuwtmq
Along We Am of a Mgeaearve to the let having a Redbu of 163.00 feet, a CeW W
Angle of 14'28'27", end Am Length of 46.73 fat end a Chord Battles and Distaae of
576'72'26"W,46.11 fed to apoink
5704121S"W, a dbtenw of255.14 feel to a point ofamvahue
Along Ow Am of U49W PaNe to the right, having a Radb s of 217.00 feet, a Cmnl
Anskof IOMY1l ", and Am Length of40.60 fed sod a Chad Bevlog eADL14nw of
5S4'29'5 I "W, 40.54 red to a polnl;
519'S 1'28'W, a dWeoeeof$6953 feet to a polntof urveture;
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Dooll 20090235956 Fees: $40,00
12/00/2009 12:46PM R Pages 9
Filed 6 Recorded In the Official Public
Records of OENRR COUNTY
GERRRD RICKNOFF COUNTY CLERK
RT E THHETIIMEOFF 'S E CORDATION THIS UM
INSTRUMENT WAS FOUND TO BE INADEQUATE
FOR THE BEST PHOTOGRAPHIC REPRODUCTION
BECAUSE Of , CARBON OR
PHOTO COPY,I DISCOLORED PAPER ETC.
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DEC 0 8 209
COUNTY CLERK BEXAR COUNTY. TEXAS
SEDONA TRAILS mm
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 11 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 11 will also provide the
neighborhood retail services which are essential to creating a sense of vitality. The commercial areas
of Module 11 will be dominated by the Town Center areas north and south of Lower Seguin Road.
Module 11 responds to the City of Schertz Comprehensive Plan planning charette to create a "Town
Center" for the South Schertz area.
1/20/2012
SEDONA TRAILS ron
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.
1/2012012
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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.
1/20/2012 10
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5. Module 1
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 be Detached 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.
1/2012012 11
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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.
1/20/2012 12
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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.)
1/20/2012 13
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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
1/2012012 14
SEDONA TRAILS 1H7
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.
1/20/2012 15
SEDONA TRAILS ,m)
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: 1 8,160
PROPOSED SEDONA TRAILS PDD: I 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.
1/20/2012 16
SCDONATRAILS -im
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.
1120/2012 17
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Living Unit Equivalent (LUE) Guidance Document
Sedona Trails PDD
Definition: A living unit equivalent (LUE) is defined as the typical flow that would be produced by a single -
famiiy residence (SFR) located in a typical subdivision. An LUE is assumed to represent 3.5 people living in a
residence. For water requirements, this includes consumptive uses, such as lawn watering and evaporative
coolers. The wastewater system does not receive all of these water flows, so the calculated flows differ
between water and wastewater. The number of LUEs for a project is constant; only the water and wastewater
flows are different.
Water Demand per LUE
Water Demand per LUE shall be modeled as 2 gallons per minute per LUE for peak demand.
Wastewater Flow per LUE
1 LUE will produce 245 gallons per day (gpd) of wastewater flow.
A peaking factor of 3 will be used to determine Wastewater Peak Flow Rates.
Inflow and Infiltration will be calculated based on 300 gpd per acre of developable area within the modeled
area. Developable area is considered gross acreage less parks, greenbelts, ball fields, floodplains or other
similar areas of similar uses for the purposes of wastewater flow modeling.
The following LUE Conversions can be used to estimate flows for various development types for this project.
Use of the below table is not mandatory; if using other factors, an explanation of how the factors better
represent a specific development will be provided to and must be approved by the City of Schertz Engineer.
Proposed Development Intended Use (Residential)
LUE Conversion (LUE per Unit)
Detached Single - Family Residence
1
Attached Single - Family Residence
1
Multi -Story Attached Single Family Residence (i.e. apartments)
0.6
Hotel /Motel Room
0.6
Proposed Development Intended Use (Non - Residential)
LUE Conversion (Units per LUE)
Office (Square Feet of Floor)
3000
Warehouse (Square Feet of Floor)
4000
Retail; Shopping Center (Square Feet of Floor)
1660
Restaurant; Cafeteria (Square Feet of Floor)
200
Hospital (Beds)
1
Church - Worship Services Only (Seats)
70
Highschool - Includes Gym and Cafeteria (Students)
13
Elementary School - Includes Gym and Cafeteria (Students)
15
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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,
1/20/2012 18
SEDONA TRAILS i,w)
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
1/20/2012 19
SEDONA TRAILS w)
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
1/20/2012 20
SEDONA TRAILS PDD
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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
1/20/2012 21
SEDONA TRAILS i)
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
1/20/2012 22
S1DONATRAILS -D»
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:
1/2012012 23
SEDONA TRAILS mm,
• 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
1/20/2012 24
SEDONA TRAILS VDD
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 1
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SLDONA TRAILS w m
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 /Mall Kiosks
There will be five parking spaces associated with each pocket park/mail kiosk facility
9.9 Sedona 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 "PON) 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
1/2012012 26
SEDONA TRAILS mD
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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SEDONATRAILS VDD
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
1/20/2012 28
SEDONA TRAILS ,m)
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.
1/2012012 29
I . S
SEDONA TRAILS PDD
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
1/2012012 30
SEDONA TRAILS ,m)
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
SEDONA TRAI LS ruo
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.
1/20/2012 32
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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.)
S• 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
• Attached Single - Family Residence
1/20/2012 33
SEDONA TRAILS ADD
o Multistory Single - Family Residence
• 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 lownhomes, 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.
1/20/2012 34
SEDONA TRAILS
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.
1/2012012 35
S1DONA TRAILS
Neighborhood Services District (NS):
Intended to provide suitable areas for the development of certain
proximity to residential neighborhoods in order to more conveniently
retail and service needs of nearby residents. Such uses occur
established neighborhoods at the intersection of collectors and mil
sites of approximately one (1) to three (3) acres in size. These de
landscaping and contain non - residential uses, which do not attra
District should be properly buffered from residential uses and
environmental hazards.
limited service and retail uses in
accommodate the basic everyday
most often on the periphery of
or arterials, and are generally on
/elopments are to have generous
;t long distance traffic trips. This
protected from pollution and /or
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
1/2012012 36
SRDONA TRAILS •,)D
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.
92.2.2 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
1/2012012 37
SEDONA TRAILS i)
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.
1/2012012 38
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SEDONA TRAILS ,m)
13. Architectural Standards
13.1 Standards: Module I
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 chareltes 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
1/2012012 39
SEDONA TRAILS
• 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.
1/20/2012 40
SEDONA TRAILS pim
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
• 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
• 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
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
• Any Limited Special Exception
• Any change to the POA, CCRs or ACC standards
1/2012012 41
SEDONA TRAILS 13
o Design Standard Special Exception which does not lessen or decrease the applicable or
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.
1120/2012 42
SEDONA TRAILS •
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.
1/2012012 43
Exhibit C
The Amendments to the Design Standards
Planned Development District
Master Development Plans
Amendments to Design Standards
Presented by:
Schertz 1518, Ltd.
Developer /Applicant
7/11/12
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.
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.
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), Exhibits
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;
7/11/12
9.2.7 Pocket Parks, Exhibits attached to end of document
See EXHIBIT K, Greenbelt Plan
See EXHIBIT L, Pocket Park I
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 Swales
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:
L the referenced access right of way maybe 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
7/11/12
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.
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
7/11/12
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 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 ")
o Major Special Exceptions
o 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 (it) 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 shall be:
o 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.
7/11/12 9
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