Item 5B - Rhine Valley - PDD and exhibits�� R ���
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I. General ........................................ ............................................. ...........................1
A.
Introduction .. ............................... ........................................... ..............................1
B.
Purpose and Intent ................................................................. ..............................1
C.
The Property .......................... ............................... ......2
II.
Provisions (Article 1) ............................................................ ..............................3
A.
Relation to Comprehensive Plans (Section 21.1.5) ............... ...............................
3
Ill.
Zoning Districts (Article 5) .................................................. ............................... 3
A.
Single - Family Residential District per the PDD (Section 21.5.5) ..........................3
B.
Dimensional and Developmental Standards (Section 21. 5. 7) . ..............................3
C.
Planned Development District (Section 21.5.14) ................... ...............................
6
IV.
Special uses (Article 8) ........................................................ ..............................6
A.
Home Owners Association (Section 21.8.1c)., ......................... ...........................
6
B.
Architectural Control Committee ............................................. ..............................6
V.
Site Design Standards (Article 9) ....................................... ..............................7
A.
Lots (Section 21.9.3) .............................................................. ..............................7
B.
Exterior Standards (Section 21. 9. 5) ....................................... ...............................
7
C.
General Landscaping (Section 21.9.7) .................................. ...............................
8
D.
Fencing and Screening (Section 21.9.8) ............................... ...............................
8
VI.
Signs (Article 11) .................................................................. ..............................8
A.
Subdivision Entry Signs (Section 21. 11. 15) ........................... ...............................
8
B.
Development Signs (Section 21.11.18) ................................. ...............................
9
VII.
Transportation (Article 14) .................................................. .............................10
A.
Sidewalks and Hike and Bike Trails (Section 21.14.6) .......... .............................10
VIII.
Amendments to the Planned Development District ( PD D ) ............................10
I
Exhibit "A" - Overall Plan- Proposed Park & Open Space
- Recreation Concept
Exhibit "B" - Planned Development District Master Plan
Exhibit "C" - Metes and Bounds
Exhibit "D" - Survey
Rhine Valley
Planned Development District January 2013
a pedestrian access to Corbett Junior High create a unique community with
design focus on both pedestrian accessibility, as well as creative streetscape
through the use of view corridors and curve - linear street design. The following
presentation, which includes exhibits "A" and exhibits "B ", which was developed
from the Overall Plan — Proposed Park and Open Space, Recreation Concept
plan, known as Rhine Valley from Pre - Development District (PRE), Single-
Family/Agricultural District (RA) and an existing Planned Development District
(PDD), formally known as Pride Rock Ranch Subdivision, to a Planned
Development District (PDD).
The attached metes and bounds (exhibit "C ") and survey (exhibit "D ") place the
entire property wholly within the corporate limits of the City of Schertz and in
Bexar County. It is situated in the southern reaches of the corporate limits east
of FM 1518. The northwest corner of property is located approximately fifteen
hundred (1500) feet east of the FM 1518 along Ray Corbett Drive. To be more
precise, this one hundred and thirty -seven plus acre tract of land (137.51 ac.) is
between Ray Corbett Drive and Lower Sequin Road just east of and adjoining a
tract of land on which Corbett Junior High is situated.
Access to the property will be from Ray Corbett Drive and Lower Seguin Road.
Improvements to these two (2) streets, constructed in accordance with UDC
standards, will provide ease of access, not only to FM 1518 (west of the property)
and to points of interest including shopping nodes and major cities, but to IH -10,
approximately three (3) miles south, leading to San Antonio and Houston.
2
Rhine Valley
Planned Development District January 2013
•, ' _ r r y;' r " r
® Rhine Valley is intended to implement the policies and
objectives contained in the City's Comprehensive Land Plan,
Master Thoroughfare Plan, and the Major /Minor Thoroughfare
map.
There are circumstances, due to property constraints or external factors, which do not
always support the notion that one size fits all especially in applying zoning codes and
subdivision regulations as such relates to property development.
As a planned development, the attached PDD plan (exhibit "B ") as well as this
document defines the zoning and types of uses for this proposed PDD. The plan
delineates land uses that are residential in character as well as public spaces, parks,
open space, and hike and bike trails. This document requests that those Articles and
Sections affected by the zoning change be amended or modified and granted by
ordinance. The following residential district would be defined or modified as:
F_� - Single-Family Residential District per the PD-!,,,
fSection
Each area, as shown and identified on the attached PDD plan, is comprised of a
single - family detached residential dwelling on three (3) minimum size lots of
5,400 square feet, 6,000 square feet, and 7,200 square feet. In keeping with the
UDC's concept of creating a neighborhood unit, this proposal includes parks,
open space, and playscape and hike and bike trails.
B. Dimensional and Developmental Standards (Section 21.5.7)
All lots developed for residential purposes shall comply with the minimum
setbacks and maximum height and impervious coverage requirements
established by Table One of this PDD.
I
Rhine Valley
Planned Development District January 2013
Lots developed under this PDD for residential purposes will comply with
the minimum requirements established in Table One of the PDD.
However, lot depth, measured along side property lines, for irregular lots,
lots fronting cul -du -sacs or knuckles and curved streets, may vary in
length provided that one, the average length of the two (2) side lot lines
shall not be less than one hundred (t 00) feet; two, that the lot area is
compliant with Table One, and three, that the front width of the lot is met,
as measured at the front set back or building line. Furthermore, said
irregular lots shall be compliant with the minimum lot area as established
in Table One.
No portion of a main or primary structure on a residential lot may be
located any closer to any lot line or to the street right -of -way line than is
authorized in Table One. The front yard setback shall be measured from
the property line to the front face of the main or primary building.
2. Double Frontage Lots and Corner Lots
Where residential lots have double frontage, running from one street to
another, no access from the rear of the property will be permitted to the
street, whether or not the street is considered residential or local, or is
classified as a residential collector, collector or greater. Only one access
point will be permitted from a residential lot, so long as the access is from
the front of the lot. All lots with double frontage within that block will have
the same restriction and orientation as the lot on either side. Access in
this case shall mean, but not limited to any opening or gate for use by
vehicles or pedestrians.
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Rhine Valley
Planned Development District December 2012
Rhine Valley is a master Planned Community that incorporates curve - linear
streetscape and view corridors, as well as hike and bike trails and thirty -six plus
acres (34.2 ac.) of parks and open space. In combining these various attributes,
Rhine Valley will truly demonstrate a sense of belonging that concentrates on
pedestrian accessibility and amenity benefits.
A Home Owners Association (HOA) will be established to provide upkeep within
the subdivision including the mowing of common areas and maintaining fences,
and /or walls, except for fences and/or walls located on individual or private lots,
as well as hike and bike trails and multi -use paths within the development's
common areas. The Home Owners Association will maintain the fences and/or
walls along Ray Corbett Dr. and Lower Seguin Rd.
The HOA and the Developer will jointly establish an Architectural Control
Committee (ACC) which will be responsible for reviewing and approving
construction plans for all residential construction within the Rhine Valley PDD.
The ACC will consist of members appointed by the Developer until all of the
property within the Rhine Valley PDD has been transferred to an independent
third party purchaser, to a governmental entity, or to the HOA.
Construction of residential and community amenities within the Rhine Valley PDD
shall first be submitted to the ACC for approval and to verify compliance with the
terms, conditions and obligations of the PDD and deed restrictions. The ACC
shall review such contemplated construction and shall, if approved, provide
verification in a form acceptable to the City by which the ACC verifies that the
plan for the contemplated construction complies with the PDD and associated
Rhine Valley
Planned Development District December 2012
guidelines.
This proposed development conforms to the Comprehensive Land Plan for orderly and
unified development of streets, utilities, neighborhood design, and public land and
facilities.
-
Lot sizes and dimensions will conform to the minimum requirements recognized
in Table One of this PDD. In addition, the following requirements will apply to
this PDD:
• Residential corner lots will have sufficient width to permit the required
building setback noted in Table One;
• On a residential corner lot, orientation of the dwelling will be forward facing
and in similar physical orientation with the other houses next -door and on
the same street. Side orientation will not be permitted;
• No driveway cuts or garage access will be permitted from a side
orientation of a corner lot;
• The width of a residential lot located on a cul -de -sac, knuckle or curve will
be no less than thirty (30) feet wide, at the street and at least as wide, at
the building front set backline, as established in Table One;
• There will be no residential lots fronting or having access, as defined
herein under the section dealing with double frontage lots, to road ways
designated as collectors and having sixty (60) foot rights -of -way;
• All side property lines for residential lots will be perpendicular to the street
and radial to curved streets including cul -de -sacs and knuckles.
I 0715Z
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For all new residential buildings excluding multifamily structures, the total exterior
surface area of the structure, excluding doors, windows, and roofs shall be
7
Rhine Malley
Planned Development District December 2012
constructed of a minimum eighty percent (80 %) masonry. Masonry material shall
be defined as that form of exterior construction material consisting of brick, stone,
stucco, cemetatious fiberboard, split face concrete masonry units, concrete with
aggregate finish, and faux stone or brick.
C. General Landscaping ti;
Trees planted along the collector, as defined as having a sixty (60) foot right -of-
way, shall be a minimum of two and a half (2.5 ") inch caliper as defined by the
American Standard for Nursery Stock. The developer will provide an average of
one (1) tree per twenty -five (25) linear feet of street frontage along the internal
collector on both sides. Trees may be planted in clusters of three (3) or more
trees on the internal collector provided that the cluster(s) are spaced no more
than seventy -five (75) on center (o.c.) measured from the center of the cluster.
The HOA will irrigate and maintain said trees located in the common area.
Fencing along the internal collector shall consist of a six (6) foot wood fence, or
masonry fence, with masonry columns. Fencing along Ray Corbett Dr. and
Lower Seguin Rd. shall consist of a six (6) foot masonry fence. Masonry allowed
will not include the product known as `Fencecrete'.
VI. Signs (Article 1 )
The provisions of this section shall only apply to entry signs that identify the
residential development associated with this PDD.
1. Maximum Height
Subdivision entry signs shall be monument type signs and shall have a
maximum height of 6 feet.
8
Rhine Valley
Planned Development District December 2012
2. Maximum Area
The maximum area of a subdivision entry sign shall not exceed thirty -two
(32) square feet per sign face and may consist of surface with lettering
and text or just lettering or text.
3. Placement of Sign
A subdivision entry sign(s) may be located at each entrance into the
subdivision on one or both sides of the street entrance or in the median as
approved by the Director of Public Works.
4. Subdivision Entry Feature
An entry feature which is appropriate in scale to the size of the
development and incorporating masonry walls, berms and /or decorative
fencing in combination with the subdivision entry sign be constructed at
the primary subdivision entrance provided, however, that the maximum
area per entry sign(s) shall not exceed the square footage noted above.
B. Development (Section
.:
1. Maximum Area
Signs shall not exceed thirty -two (32) square feet.
2. Maximum Height
Signs shall not exceed eight (3) feet in height.
1 Number of Signs
One (1) sign per entry, whether a primary or secondary entrance, for the
residential development, not to exceed a total of three (3) signs.
4. Duration
Development signs maybe installed at any time after approval and
recordation of the phase one plat. Two development signs are permitted
for the community for a duration of four (4) years. If the community is not
at 50% build -out at the end of four years, then the signs may stay installed
9
Rhine Valley
Planned Development District December 2012
for a fifth (5) year.
1' s•:`:
A. Sidewalks '.l: and Bike Trails
1. Requirement
Within this development sidewalks (five (5) feet in wide) will constructed
along both sides of all residential streets. Sidewalks built on a collector,
as defined as having a sixty (60) foot right -of -way, may be constructed at
a width of five (5) feet on both sides of the collector. Similar 5' sidewalks
will be constructed on the applicable- abutting parts of Ray Corbett Dr. and
Lower Seguin Rd., on the stretches of these streets that are contiguous to
the Rhine Valley project.
2. Hike and Bike Trails
A meandering, all weather, hike and bike trail within the designated park
area will be a minimum of eight (8) fleet. If the trail is located within the
ROW of the collector or adjacent to the ROW of the collector, at least five
(5') feet from the back of the curb, the trail may be constructed a minimum
of ten (10) foot wide in -lieu of constructing five (5) foot sidewalks along
each side of the street.
a. s: .. ■. � �- �►;� 1, � l;E'
Any significant future changes from the established Dimensional Requirements for the
approved PDD, which alter the concept of the PDD or increase the density, will cause
the plan to be re- submitted for approval by the Planning & Zoning Commission and the
City Council, including a new public hearing with applicable fees. Minor changes which
do not change the concept or intent of the development shall be approved or denied
administratively.
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