01-03-2012 Agenda PacketSCHERTZ CITY COUNCIL
REGULAR SESSION
MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
01-03-2012 Council Agenda
AGENDA
TUESDAY, JANUARY 3, 2012 AT 6:00 P.M.
The City Council may, for its convenience or for the convenience of City Staff or persons in
attendance, modify the order in which items on the agenda are considered by the City
Council.
Call to Order – Regular Session – 6:00 p.m.
Invocation and Pledges of Allegiance to the Flags of the United States and State of
Texas.
City Events
• Announcements of upcoming City Events (D. Harris/J. Bierschwale)
Hearing of Residents
This time is set aside for any person who wishes to address the City Council. Each person
should fill out the speaker’s register prior to the meeting. Presentations should be limited to no
more than 5 minutes. Discussion by the Council of any item not on the agenda shall be limited
to statements of specific factual information given in response to any inquiry, a recitation of
existing policy in response to an inquiry, and/or a proposal to place the item on a future
agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call
on those persons who have signed up to speak in the order they have registered.
Worksession Items
A. Discussion regarding the City Council Rules of Procedure (M. Spain)
Consent Agenda
The Consent Agenda is considered to be self-explanatory and will be enacted by the Council
with one motion. There will be no separate discussion of these items unless they are
removed from the Consent Agenda upon the request by the Mayor or a Councilmember.
1. Minutes - Consideration and/or action regarding the approval of the minutes of the
Regular Meeting of December 20, 2011.
01-03-2012 City Council Agenda Page - 2 -
2. Ordinance No. 12-M-02 – Consideration and/or action approving an Ordinance
authorizing the adoption of GASB 54 Fund Policy Standards and applications, and
related matters in connection therewith. First reading (J. Santoya/R. Galindo)
3. Resolution No. 12-R-01 – Consideration and/or action approving a Resolution
authorizing a Memorandum of Understanding with Cibolo Valley Local Government
Corporation (CVLGC), and other member cities’ and authorizing City payments to
CVLGC. (M. Spain)
4. Appointments/ Reappointments and Resignations to City Boards, Commissions
and Committees – Consideration and/or action regarding
appointments/reappointments, and resignations to City Boards, Commissions and
Committees.
• Appointment of Mr. Gordon Rae as Regular member to the
Transportation Safety Advisory Committee (TSAC).
Discussion and/or Action Items
5. Ordinance No. 11-S-36 – Consideration and/or action approving an ordinance upon a
request to rezone approximately 9.99± acres of land from General Business District (GB)
to Apartment/Multi-Family Residential District (R-4). The property is more specifically
described as a portion of the Toribio Herrera Survey No. 68, Abstract No. 153, City of
Schertz, Guadalupe County, Texas, generally located on Schertz Parkway approximately
.08 miles South of Legacy Oaks Parkway. First Reading (M. Sanchez) (This item was
postponed at the Council meeting of December 6, 2011.)
6. Ordinance No. 12-S-01- Conduct a public hearing and consider and act upon a request to
rezone approximately 788.8577± acres of land out of 852.2± acres of land which is zoned
Planned Unit Development District (PUD) from Planned Unit Development District
(PUD) to Planned Development District (PDD) generally for mixed use development.
The 788.8577± acres of property is more specifically described as a portion of the Julian
Diaz Survey No. 66, Abstract No. 187 County Block 5059, and also a portion of the E.R.
Evans Survey No. 80, Abstract No. 216, County Block 5060, and also a portion of the
Geronimo Leal Survey No. 79, Abstract No. 424, County Block 5058, City of Schertz,
Bexar County, Texas, generally located west of FM 1518 at Lower Seguin Road. First
Reading (M. Sanchez)
Executive Session
Called under Section 551.071 Texas Government Code Litigation, pending or
contemplated litigation; Section 551.072 Texas Government Code - Deliberation
regarding the purchase, exchange, sale, lease, or value of real property, or real estate,
and Section 551.074 personnel and the appointment, employment, evaluation,
reassignment, duties, discipline, or dismissal of the City Secretary.
Reconvene into Regular Session
01-03-2012 City Council Agenda Page - 3 -
7. Take any action deemed necessary as a result of the Executive Session.
Requests and Announcements
8. Requests by Mayor and Councilmembers that items be placed on a future City
Council agenda.
9. Requests by Mayor and Councilmembers to City Manager and Staff for information.
10. Announcements by Mayor and Councilmembers
• City and community events attended and to be attended
• City Council Committee and Liaison Assignments (see assignments below)
• Continuing education events attended and to be attended
• Recognition of actions by City employees
• Recognition of actions by community volunteers
• Upcoming City Council agenda items
11. Announcements by City Manager
• Citizen Kudos
• Recognition of City employee actions
• New Departmental initiatives
Adjournment
CERTIFICATION
I, BRENDA DENNIS, CITY SECRETARY OF THE CITY OF SCHERTZ, TEXAS, DO
HEREBY CERTIFY THAT THE ABOVE AGENDA WAS PREPARED AND POSTED ON
THE OFFICIAL BULLETIN BOARDS ON THIS THE 30th DAY OF DECEMBER 2011 AT
3:30 P.M., WHICH IS A PLACE READILY ACCESSIBLE TO THE PUBLIC AT ALL
TIMES AND THAT SAID NOTICE WAS POSTED IN ACCORDANCE WITH CHAPTER
551, TEXAS GOVERNMENT CODE.
Brenda Dennis
Brenda Dennis, TRMC, MMC City Secretary
I CERTIFY THAT THE ATTACHED NOTICE AND AGENDA OF ITEMS TO BE
CONSIDERED BY THE CITY COUNCIL WAS REMOVED BY ME FROM THE
OFFICIAL BULLETIN BOARD ON _____DAY OF _______________, 2012.
____________________________Title:__________________________
This facility is accessible in accordance with the Americans with Disabilities Act.
Handicapped parking spaces are available. If you require special assistance or
have a request for sign interpretative services or other services please call 210
619-1030 at least 24 hours in advance of meeting.
01-03-2012 City Council Agenda Page - 4 -
COUNCIL COMMITTEE AND LIAISON ASSIGNMENTS
Mayor Baldwin
Interview Board for Boards and Commissions
Investment Advisory Committee
ASA Commuter Rail District Board – Lone Star
Alamo Area Council of Governments
Cibolo Valley Local Government Corporation
Schertz Seguin Local Government Corporation
Mayor Pro-Tem Scagliola – Council Place 2
Animal Control Advisory Committee
Interview Board for Boards and Commissions
Sweetheart Advisory Committee
Councilmember Fowler – Place 1
Interview Board for Boards and Commissions
Schertz Housing Board Liaison
Councilmember Antuna - Place 3
Audit Committee
Councilmember Edwards – Place 4
Investment Advisory Committee
Audit Committee
Hal Baldwin Scholarship Committee
Councilmember Carpenter – Place 5
TIRZ II Board
Hal Baldwin Scholarship Committee
Agenda No. 1
CITY COUNCIL MEMORANDUM
City Council Meeting: January 3, 2012
Department: City Secretary
Subject: Minutes
BACKGROUND
The City Council held a Regular meeting on December 20, 2011.
FISCAL IMPACT
None
RECOMMENDATION
Staff recommends Council approve the minutes of the Regular Meeting of December 20, 2011.
ATTACHMENT
Minutes Regular meeting December 20, 2011
12-20-2011 Minutes
MINUTES
REGULAR MEETING
December 20, 2011
A Regular Meeting was held by the Schertz City Council of the City of Schertz, Texas, on
December 20, 2011, at 6:00 p.m., in the Municipal Complex Council Chambers, 1400
Schertz Parkway, Building #4, Schertz, Texas. The following members present to-wit:
Mayor Hal Baldwin Mayor Pro-Tem David Scagliola
Councilmember Jim Fowler Councilmember George Antuna
Councilmember Cedric Edwards
Staff Present: City Manager John Kessel
Assistant City Manager John Bierschwale Assistant City Manager David Harris
Chief of Staff Bob Cantu City Attorney Michael Spain
City Secretary Brenda Dennis
Councilmember Michael Carpenter was absent.
CALL TO ORDER REGULAR MEETING
Mayor Baldwin called the meeting to order at 6:00 p.m. and welcomed everyone in
attendance.
INVOCATION AND PLEDGES OF ALLEGIANCE TO THE FLAGS OF THE
UNITED STATES AND STATE OF TEXAS.
Councilmember Fowler gave the invocation followed by the Pledges of Allegiance to the
Flags of the United States and State of Texas.
Mayor Baldwin moved to the Consent Agenda at this time and asked if any Councilmember
wished to remove any item. Mayor Baldwin recognized Councilmember Fowler who asked
if item 6 could be removed for separate discussion.
Consent Agenda
The Consent Agenda is considered to be self-explanatory and will be enacted by the Council
with one motion. There will be no separate discussion of these items unless they are
removed from the Consent Agenda upon the request by the Mayor or a Councilmember.
1. Minutes - Consideration and/or action regarding the approval of the minutes of the
Regular Meeting of December 12, 2011.
2. Ordinance No. 11-F-35 – Consideration and/or action approving an ordinance
extending the Bexar Waste Franchise for two years. Final Reading (J. Bierschwale)
12-20-2011 Minutes
The following caption was read into record:
ORDINANCE NO. 11-F-35
AN ORDINANCE GRANTING CIBOLO WASTE INCORPORATED, DBA
BEXAR WASTE INC., AN EXTENSION AND RENEWAL OF ITS
FRANCHISE FOR MUNICIPAL SOLID WASTE, RECYCLING, AND
HOUSEHOLD HAZARDOUS WASTE COLLECTION AND DISPOSAL
PROGRAM; IMPOSING PROVISIONS AND CONDITIONS RELATING TO
THE EXERCISE OF SAME; AND PROVIDING FOR PENALTIES NOT TO
EXCEED $200 FOR VIOLATION THEREOF; REPEALING ALL
ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT WITH THIS
ORDINANCE.
3. Ordinance No. 11-M-39 - Consideration and/or action approving an ordinance
amending the City’s Land Use Assumptions, Capital Improvements Plan, and Impact
Fees. Final Reading (P. Gaudreau)
The following caption was read into record:
ORDINANCE NO. 11-M-39
AN ORDINANCE BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS, APPROVING THE AMENDMENT OF THE CITY’S LAND USE
ASSUMPTIONS, CAPITAL IMPROVEMENTS PLAN, AND IMPACT FEES;
PROVIDING THAT THE CITY’S CAPITAL RECOVERY FEES FOR
WATER AND WASTEWATER SERVICES PER LIVING UNIT
EQUIVALENT BE AMENDED; AMENDING RESOLUTION NO. 11-R-36
AND ORDINANCE NO. 08-M-43; PROVIDING A REPEALING CLAUSE;
AND PROVIDING AN EFFECTIVE DATE.
4. Cancellation of December 27, 2011 Council Meeting – Consideration and/or action
cancelling the December 27, 2011 City Council Meeting. (M. Spain)
5. Resolution No. 11-R-66 – Consideration and/or action approving a resolution
ratifying a contract with Luck Design Team, LLC., relating to the City Playscape and
Playing Fields Landscape Design. (P. Gaudreau)
The following caption was read into record:
RESOLUTION NO. 11-R-66
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS AUTHORIZING A PROFESSIONAL SERVICES AGREEMENT
WITH LUCK DESIGN TEAM, LLC, AND OTHER MATTERS IN
CONNECTION THEREWITH.
12-20-2011 Minutes
7. Resolution No. 11-R-68 - Consideration and/or action approving a resolution
authorizing an amendment No. 1 to the Energy Conservation Agreement with the
Texas Comptroller of Public Accounts State Energy Conservation Office, and other
matters in connection therewith. (C. Van Zandt)
The following caption was read into record:
RESOLUTION NO. 11-R-68
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS AUTHORIZING AN AMENDMENT NO. 1 TO ENERGY
CONSERVATION AGREEMENT WITH THE TEXAS COMPTROLLER OF
PUBLIC ACCOUNTS STATE ENERGY CONSERVATION OFFICE, AND
OTHER MATTERS IN CONNECTION THEREWITH.
8. Resolution No. 11-R-69 – Consideration and/or action approving a resolution
amending the Gateway Planning Professional Services Agreement. (D. Harris/P.
Gaudreau)
The following caption was read into record:
RESOLUTION NO. 11-R-69
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS AUTHORIZING AN AMENDMENT TO THE PROFESSIONAL
SERVICES AGREEMENT WITH GATEWAY PLANNING GROUP, INC.,
AND OTHER MATTERS IN CONNECTION THEREWITH.
9. Resolution No. 11-R-70 – Consideration and/or action approving a resolution
authorizing an Interlocal Agreement with Comal County Emergency Services District
No. 6 regarding City emergency services. (D. Wait)
The following caption was read into record:
RESOLUTION NO. 11-R-70
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS AUTHORIZING AN INTERLOCAL AGREEMENT WITH COMAL
COUNTY EMERGENCY SERVICES DISTRICT NO. 6, AND OTHER
MATTERS IN CONNECTION THEREWITH
Mayor Baldwin recognized Councilmember Edwards who moved, seconded by
Mayor Pro-Tem Scagliola to approve consent agenda items, 1, 2, 3, 4, 5, 7, 8, and 9.
The vote was unanimous. Motion carried.
12-20-2011 Minutes
Discussion and/or Action Items
6. Resolution No. 11-R-67 - Discussion and/or action approving a resolution
authorizing a contract with O’Neill Conrad Oppelt Architects, Inc. for renovation of
and additions to the Animal Services Facility. (P. Gaudreau)
RESOLUTION NO. 11-R-67
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS AUTHORIZING A PROFESSIONAL SERVICES AGREEMENT
WITH O’NEILL CONRAD OPPELT ARCHITECTS, AND OTHER
MATTERS IN CONNECTION THEREWITH
Mayor Baldwin recognized Mr. Phil Gaudreau, who introduced this item answering
questions from Council. Mr. Gaudreau stated that at its June 21, 2011 meeting, the
Council approved a resolution authorizing the City Manager to enter into negotiations
with O’Neill Conrad Oppelt Architects to provide design services for the Animal
Shelter and Adoption Center.
Staff negotiated a fee with O’Neill Conrad Oppelt Architects in the amount of
$223,759, to which staff recommends a 10% contingency, for a total not-to-exceed
amount of $246,135, payable from Bond funds approved by voters in November
2010. Staff recommends approval.
Mayor Baldwin recognized Councilmember Edwards who moved, seconded by
Mayor Pro-Tem Scagliola to approve Resolution No. 11-R-67. The vote was
unanimous. Motion carried.
City Events
• Announcements of upcoming City Events (D. Harris/J. Bierschwale)
Mayor Baldwin recognized Assistant City Manager David Harris who reminded everyone
that the City office will be closed on December 26, 2011 in observance of the Christmas
Holiday and January 2, 2012.
Hearing of Residents
Mayor Baldwin recognized the following who spoke:
• Ms. Maggie Titterington, President of the Schertz Chamber of Commerce, who
provided updated information regarding the Chamber.
Mayor Baldwin recognized the following who spoke regarding problems with their homes in
the Fairhaven Subdivision:
12-20-2011 Minutes
• Mr. Bruce Touve, 5213 Brookline
• Mrs. Faye Touve, 5213 Brookline
• Ms. Brenda Davis, 5603 Storm King
• Mr. Johnny Solis, 3717 Greenridge
• Mr. Kenneth Russel, 6034 Mule Deer
• Ms. Molly Casas, 5228 Brookline
Presentations
• SchertzFest Report and update. (J. Bierschwale)
Mayor Baldwin recognized Assistant City Manager John Bierschwale who provided the
following information regarding the outcome of the recent SchertzFest event:
Revenues: Total Sales $107,925.55
Expenses - 95,282.73
Events Profit/Loss $ 12,642.82
*Event profit includes credit (4,375.00) Zambelli Fireworks
Net Event’s Profit/loss $ 8,267.82
• Presentation and update regarding the Animal Services Facility. (P. Gaudreau)
Mayor Baldwin recognized Mr. Phil Gaudreau who provided a briefing regarding
the Animal Services Facility answering questions from Council.
• Presentation and update regarding the City of Schertz CIP Projects. (P. Gaudreau)
Mayor Baldwin recognized Mr. Phil Gaudreau who provided a briefing regarding the
City of Schertz CIP Projects addressing Council concerns and answering questions.
Worksession Items
A. Discussion regarding the City Council Rules of Procedures (M. Spain)
Mayor Baldwin stated that this item has been postponed to the January 3, 2012,
meeting.
EXECUTIVE SESSION
Called under Section 551.071 Texas Government Code Litigation, pending or
contemplated litigation; Section 551.072 Texas Government Code - Deliberation
regarding the purchase, exchange, sale, lease, or value of real property, or real
estate.
Council did not meet in executive session.
12-20-2011 Minutes
10. Take any action deemed necessary as a result of the Executive Session.
No action taken.
Requests and Announcements
11. Requests by Mayor and Councilmembers that items be placed on a future City Council
agenda.
No items requested.
12. Requests by Mayor and Councilmembers to City Manager and Staff for
information.
Mayor Baldwin recognized Councilmember Antuna who asked for information
regarding the parking along Westchester. Assistant City Manager John
Bierschwale stated that the Police Department is monitoring the parking on this
street as well as parking in the Library parking lot.
13. Announcements by Mayor and Councilmembers
• City and community events attended and to be attended
• City Council Committee and Liaison Assignments (see assignments
below)
• Continuing education events attended and to be attended
• Recognition of actions by City employees
• Recognition of actions by community volunteers
• Upcoming City Council agenda items
Mayor Baldwin recognized Mayor Pro-Tem Scagliola who stated that last
Wednesday, he attended the Chamber Mixer and the Capital Chapter of Municipal
Clerks luncheon. He also stated that Thursday, he attended the City of Schertz
Holiday dinner. Mr. Scagliola stated that all three events had a common thread
and that was the use of our Civic Center.
Mayor Baldwin recognized Councilmember Antuna who wished everyone a
Merry Christmas.
Councilmember Antuna left at 7:22 p.m.
Mayor Baldwin recognized Councilmember Fowler who stated that he is willing
to share the duty of giving the invocation to other Councilmembers. Mayor
Baldwin stated that any Councilmember who volunteers he would recognize
them.
Mayor Baldwin wished everyone a Merry Christmas and a Happy New Year.
12-20-2011 Minutes
14. Announcements by City Manager
• Recognition of City employee actions
• New Departmental initiatives
Mayor Baldwin recognized City Manager John Kessel who read a note from
Donna Thompson from the Senior Center thanking Mr. Cantu for his assistance in
getting in contact with the right City employees regarding a recent water break.
Mr. Kessel stated that he has safely moved into his house. Mr. Kessel wished
everyone a very Merry Christmas and a Happy New Year.
Mayor Baldwin recognized Assistant City Manager John Bierschwale who stated
that he would be on vacation for the next week and half, and to contact Mr. Harris
if anyone needs assistance.
Adjournment
Mayor Baldwin adjourned the meeting at 7:27 p.m.
___________________________________
Mayor
ATTEST:
_______________________________________
Brenda Dennis, TRMC, MMC City Secretary
50472689.1
Agenda No. 2
CITY COUNCIL MEMORANDUM
City Council Meeting: January 3, 2012
Department: Finance
Subject: Ordinance 12-M-02 - GASB 54 Fund
Balance Policy, First Reading
BACKGROUND
The Governmental Accounting Standards Board (GASB) has adopted Statement 54, a new
standard for governmental fund balance reporting and governmental fund type definitions that
became effective in governmental fiscal year starting after June 15, 2010. GASB is recognized
by governmental entities, the accounting industry, and the capital markets as the official source
of generally accepted accounting principles (GAAP) for state and local governments.
City Staff recommends formally adopting GASB 54 requirements and applying such
requirements to its financial statements beginning with the audit of FY 2010-11.
FISCAL IMPACT
None
RECOMMENDATION
Approval of Ordinance No. 12-M-02 on first reading
ATTACHMENT
Ordinance No. 12-M-02
50472688.1 -1-
ORDINANCE NO. 12-M-02
AN ORDINANCE AUTHORIZING THE ADOPTION OF GASB 54 FUND
POLICY STANDARDS AND APPLICATIONS; AND RELATED
MATTERS IN CONNECTION THEREWITH
WHEREAS, the Governmental Accounting Standards Board (“GASB”) is the
independent organization that establishes and improves standards of accounting and financial
reporting for state and local governments and is recognized by governments, the accounting
industry, and capital markets as the official source of generally accepted accounting principles
(GAAP) for state and local governments;
WHEREAS, the Governmental Accounting Standards Board (“GASB”) has adopted
Statement 54, a new standard for governmental fund balance reporting and governmental fund
type definitions that became effective in governmental fiscal year starting after June 15, 2010;
WHEREAS, the City Council (the “Council”) of the City of Schertz, Texas (the “City”)
authorizes the implementation of GASB 54 requirements, and directs that such requirements be
applied to its financial statements beginning with the October 1, 2010 to September 30, 2011
fiscal year; and
WHEREAS, the City hereby finds and determines that the adoption of this Ordinance is
in the best interests of the citizens of the City; now, therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS
THAT:
Section 1. The Council hereby approves the adoption of the GASB 54 Standards
Fund Balance Policy as attached in Exhibit A.
Section 2. The Council delegates to the City Manager the responsibility to assign
money in funds when authorized fund balance is available.
Section 3. The Council hereby approves the definitions and procedures in Exhibit A.
Section 4. The Council hereby approves the minimum General Fund Balance of a
three-month reserve. If the reserve amount is less than the three-month reserve, the Council
authorizes the City Manager to recommend a plan to build up the General Fund Balance to the
minimum three-month reserve as soon as financially viable, which shall be within a five-year
period.
Section 5. All ordinances and resolutions, or parts thereof, which are in conflict or
inconsistent with any provision of this Ordinance are hereby repealed to the extent of such
conflict, and the provisions of this Ordinance shall be and remain controlling as to the matters
resolved herein.
50472688.1
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 Council
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. This Ordinance shall be in force and effect from and after its final passage,
and it is so ordered.
PASSED ON FIRST READING on the 3rd day of January, 2012.
PASSED AND ADOPTED on second and final reading on the _____ day of January,
2012.
CITY OF SCHERTZ, TEXAS
By:
Mayor
ATTEST:
City Secretary
(SEAL OF THE CITY)
50472688.1 A-1
EXHIBIT A
GASB 54 FUND BALANCE POLICY
(see Attached)
50472688.1
FUND BALANCE POLICY
The Fund Balance shall mean the gross difference between governmental fund assets and
liabilities reflected on the balance sheet. The General Fund Balance shall maintain a
minimum balance of three-month reserve. If the General Fund Balance is less than the three-
month reserve, the City Manager will recommend a plan to build up the General Fund
Balance up to the minimum three-month reserve as soon as financially viable and must be
within a five-year period.
The City shall report governmental fund balances per GASB 54 definitions in the balance
sheet as follows:
• General Fund-to account for all financial resources not accounted for and not reported
in another fund.
• Nonspendable-cannot be spent because they are either not in a spendable form or
legally or contractually required to maintain intact such as inventory, prepaids and
permanent funds.
• Restricted–has constraints that are either externally imposed by creditors, grantors,
contributors, and laws or imposed by constitutional provisions.
• Committed – formally designated by formal council action. Action should occur prior
to the end of the year, but the amount may be determined later. Can only be
changed/removed by the same formal process.
• Assigned-Designations of amounts intended for specific purposes. Set by the council
or an official entity to which the council has formally delegated the authority to assign
amounts. Special revenue, capital projects and permanent funds are assigned (except
that any deficits are unassigned). An assignment cannot create a deficit unassigned
balance.
• Unassigned-residual amount in general fund only (except for deficits in any other
governmental fund).
• Special Revenue Fund-to account for the proceeds of specific revenue sources that are
restricted or committed to expenditure for special purposes other than debt service and
capital projects.
• Debt Service-to account for all financial resources that are restricted, committed, or
assigned to expenditure for principal and interest. Financial resources that are being
accumulated for principal and interest maturing in future years should be reported in
debt service funds.
• Capital Projects Fund-to account for all financial resources that are restricted,
committed, or assigned to expenditure for capital outlays.
50472688.1
• Permanent Funds-to account for resources that are restricted to the extent that only
earnings, and not principal, may be used for purposes that support the reporting
government’s programs – that is, for the benefit of the government or its citizens.
The City Council shall approve all commitments by formal action through ordinance. The action
to commit funds must occur prior to fiscal year-end, to report such commitments in the balance
sheet of the respective period, even though the amount may be determined subsequent to fiscal
year-end. A commitment can only be modified or removed by the same formal action.
The City Council delegates the responsibility to assign funds to the City Manager. Assignments
may occur subsequent to year-end. The City Council will utilize funds in the following spending
order:
• Restricted
• Committed
• Assigned
• Unassigned
• Nonspendable
50479887.1
Agenda No. 3
CITY COUNCIL MEMORANDUM
City Council Meeting: January 3, 2012
Department: Public Works
Subject: Resolution No. 12-R-01
Approval of Cibolo Valley Local
Government Corporation Memorandum
of Understanding and the City’s Initial
$250,000 Contribution to the CVLGC
BACKGROUND
The City of Schertz, together with the Cities of Cibolo, Converse, Seguin and Selma, formed the
Cibolo Valley Local Government Corporation (the “CVLGC”) in 2011. The purpose of the
CVLGC is to acquire, construct, improve, enlarge, extend, repair, maintain, and operate a water
utility system as a part of the ongoing process to acquire a dependable source of raw and potable
water for the member cities of the CVLGC. The Memorandum of Understanding Among the
Cities of Cibolo, Converse, Schertz, Seguin, and Selma, and the Cibolo Valley Local
Government Corporation (the “MOU”) sets forth the agreements of the member cities regarding
operations of the CVLGC. The MOU requires each member city to equally fund one fifth of the
CVLGC’s estimated cost for obtaining the initial leases or well sites for production of
groundwater, including administrative expenses. The amount of each city’s initial contribution is
$250,000 to be paid as follows:
(a) $125,000 on or before January 15, 2012;
(b) $62,500 on or before April 2, 2012; and
(c) $62,500 on or before July 2, 2012.
FISCAL IMPACT
$250,000, from account 575-533400
RECOMMENDATION
Approval of Resolution No. 12-R-01
ATTACHMENT
Resolution No. 12-R-01 with the Memorandum of Understanding Among the Cities of Cibolo,
Converse, Schertz, Seguin, and Selma, and the Cibolo Valley Local Government Corporation
attached
50479886.1
RESOLUTION NO. 12-R-01
A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF
SCHERTZ, TEXAS AUTHORIZING A MEMORANDUM OF
UNDERSTANDING WITH THE CITIES OF CIBOLO, CONVERSE,
SEGUIN, AND SELMA, AND THE CIBOLO VALLEY LOCAL
GOVERNMENT CORPORATION, AUTHORIZING THE PAYMENT OF
THE CITY’S INITIAL CONTRIBUTION OF $250,000 REQUIRED
UNDER SUCH AGREEMENT, AND OTHER MATTERS IN
CONNECTION THEREWITH
WHEREAS, the City staff of the City of Schertz (the “City”) has recommended that the
City enter into a memorandum of understanding with the Cities of Cibolo, Converse, Seguin, and
Selma, and the Cibolo Valley Local Government Corporation (“CVLGC”) relating to operations
of the CVLGC; and
WHEREAS, the City Council has determined that it is in the best interest of the City to
contract with the Cities of Cibolo, Converse, Seguin, and Selma, and the CVLGC pursuant to the
Memorandum of Understanding Among the Cities of Cibolo, Converse, Schertz, Seguin, and
Selma, and the Cibolo Valley Local Government Corporation attached hereto as Exhibit A (the
“Agreement”); and
WHEREAS, the City Council has determined that it is in the best interest of the City to
authorize the payment of the City’s initial contribution to the CVLGC of $250,000 required by
the Agreement.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS
THAT:
Section 1. The City Council hereby authorizes the City Manager to execute and
deliver the Agreement with the Cities of Cibolo, Converse, Seguin, and Selma, and the CVLGC
in substantially the form set forth on Exhibit A.
Section 2. The City Council further authorizes the City’s initial contribution of
$250,000 to the CVLGC, as required by the Agreement, and directs the City Manager, or his
designee, to cause the payment of the City’s initial contribution to the CVLGC in the following
amounts and by the following dates:
(a) $125,000 on or before January 15, 2012;
(b) $62,500 on or before April 2, 2012; and
(c) $62,500 on or before July 2, 2012.
Section 3. The recitals contained in the preamble hereof are hereby found to be true,
and such recitals are hereby made a part of this Resolution for all purposes and are adopted as a
part of the judgment and findings of the City Council.
50479886.1
Section 4. All resolutions, or parts thereof, which are in conflict or inconsistent with
any provision of this Resolution are hereby repealed to the extent of such conflict, and the
provisions of this Resolution shall be and remain controlling as to the matters resolved herein.
Section 5. This Resolution shall be construed and enforced in accordance with the
laws of the State of Texas and the United States of America.
Section 6. If any provision of this Resolution or the application thereof to any person
or circumstance shall be held to be invalid, the remainder of this Resolution and the application
of such provision to other persons and circumstances shall nevertheless be valid, and the City
Council hereby declares that this Resolution would have been enacted without such invalid
provision.
Section 7. It is officially found, determined, and declared that the meeting at which
this Resolution 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 Resolution, was
given, all as required by Chapter 551, Texas Government Code, as amended.
Section 8. This Resolution shall be in force and effect from and after its final
passage, and it is so resolved.
PASSED AND ADOPTED, this 3rd day of January, 2012.
CITY OF SCHERTZ, TEXAS
Mayor
ATTEST:
City Secretary
(CITY SEAL)
50479886.1 A-1
EXHIBIT A
MEMORANDUM OF UNDERSTANDING AMONG THE CITIES OF CIBOLO,
CONVERSE, SCHERTZ, SEGUIN, AND SELMA, AND THE CIBOLO VALLEY
LOCAL GOVERNMENT CORPORATION
50479886.1 A-2
50479886.1 A-3
50479886.1 A-4
50479886.1 A-5
50479886.1 A-6
Agenda No. 4
CITY COUNCIL MEMORANDUM
City Council Meeting: January 3, 2012
Department: Mayor and Council
Subject: Resignations – Appointments –
Reappointments to the various Boards
and Commissions
BACKGROUND
Appoint: Mr. Gordon Rae as a regular member to the Traffic Safety Advisory
Commission. Mr. Rae is currently serving as an alternate on the
Commission.
RECOMMENDATION
Appoint Mr. Gordon Rae as a regular member to the Traffic Safety Advisory Commission. This
is per the recommendation from the interview board.
ATTACHMENTS
Email of interest
Page 1 of 3
Agenda No. 5
CITY COUNCIL MEMORANDUM
City Council Meeting: January 3, 2012
Department: Development Services
Division: Planning and Zoning
Subject: Ordinance No. 11-S-36 – Consider and
act upon a request to rezone approximately
9.99± acres of land from General Business
District (GB) to Apartment/Multi-Family
Residential District (R-4). The property is
more specifically described as a portion of
the Toribio Herrera Survey No. 68,
Abstract No. 153, City of Schertz,
Guadalupe County, Texas, generally
located on Schertz Parkway approximately
.08 miles South of Legacy Oaks Parkway.
First Reading
GENERAL INFORMATION
Owner/Applicant: Anthony Eugenio, Presidio Group
Project Engineer: Tony Olfers, MBC Engineers
LEGAL DESCRIPTION AND GENERAL LOCATION:
A 9.99± acres of land described as a portion of the Toribio Herrera Survey No. 68, Abstract
No. 153, City of Schertz, Guadalupe County, Texas, generally located on Schertz Parkway
approximately .08 miles South of Legacy Oaks Parkway.
BACKGROUND:
• The site is currently undeveloped.
• This item was presented to City Council by public hearing on December 6, 2011 at
which time the Council unanimously voted to postpone the consideration of the
ordinance first reading until January 3, 2012.
LAND USES AND ZONING:
Zoning Land Use
Existing General Business District (GB) Undeveloped
Proposed Apartment/ Multi-Family Dwelling District (R-4) Apartments
City Council Memorandum
Page 2
Page 2 of 3
Adjacent Properties:
Zoning Land Use
North Apartment/ Multi-Family Dwelling District (R-4) Legacy Oaks Apartments Multi-
Family
South Single Family Residential R-2 and Neighborhood
Services (NS)
Undeveloped
East Schertz Parkway ROW
West City of Selma - Residential Residential/undeveloped
MINIMUM LOT DIMENSIONS:
a. An additional 1,800 square feet of area for each unit after the first 3 units is required and a maximum
density of 24 units per acre.
b. This development falls under the additional design criteria for a Principal or Secondary arterial.
SPECIAL INFORMATION:
Public Services: This site will be serviced by City water and sewer, CPS Energy, Centerpoint
Energy, AT&T and Time Warner.
Public Improvements: If there are any public improvements required they will meet the Public
Works Specifications design criteria.
Floodplain: No portion of this property is within the 100 year floodplain.
Tree Preservation/Mitigation: They will in no way cause destruction or damage to any heritage
or protected trees.
Parkland: Parkland dedication will be assessed per dwelling unit at time of platting.
PUBLIC NOTICE:
The public hearing notice was published in “The Daily Commercial Recorder” and the
“Herald” on November 3, 2011. There were 13 notices mailed to surrounding property owners
on October 20, 2011. As of this staff report the following responses were received:
FAVOR (1) – Jesse Hellums, SPV Ventures
City Council schedule is as follows:
DATE ITEM ACTION
Wednesday , November 9, 2011 Zoning P&Z Public Hearing Recommendation
Tuesday, December 6, 2011 Zoning City Council Public Hearing
Tuesday, January 3, 2012 Zoning City Council First Reading of Ordinance.
Tuesday, January 10, 2012 Zoning City Council Final Reading of Ordinance.
Minimum Lot Size
And Dimensions
Minimum Yard
Setback (Ft)
Miscellaneous
Lot Requirements
Code Zoning District Area
Sq. Ft.
Width
Ft.
Depth
Ft.
Front
Ft.
Side
Ft.
Rear
Ft.
Max
Impervious
Cover
R-4 Apartment/ Multi-Family
Dwelling District (R-4) 10,000 100 100 25 10 20 75%
City Council Memorandum
Page 3
Page 3 of 3
RECOMMENDATION:
At the November 9, 2011 Planning and Zoning Commission meeting, Mr. Murray moved to
forward to City Council a recommendation approval. Mr. Crawford seconded the motion; the
motion carried with a 6 to 1 vote.
STAFF RECOMMENDATION:
Pursuant to the recommendation of the Planning and Zoning Commission, staff recommends
Council approve the first reading of Ordinance No.11-S-36.
CITY COUNCIL CRITERIA FOR CONSIDERATION:
The City Council shall receive the written recommendation of the Planning and Zoning
Commission regarding a proposed zoning change or zoning map amendment and shall hold a
public hearing in accordance with the Texas Open Meetings Act and section 21.4.4. The City
Council may vote to approve, approve with conditions, or deny the amendment. The City
Council may, on its own motion or by request of the property owner, postpone consideration of
the request to a certain date that is not more that 30 calendar days after the date of the current
consideration in order to review additional information or modifications which may have a
direct bearing in the final decision.
FISCAL IMPACT:
None
ATTACHMENTS:
Exhibits
Ordinance
ZC2011-011 Schertz Parkway Apartments
ORDINANCE NO. 11-S-36
BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS
AMENDING THE OFFICIAL ZONING MAP ORDINANCE 11-S-15 BY
REZONING APPROXIMATELY 9.99± ACRES OF LAND FROM
GENERAL BUSINESS DISTRICT (GB) TO APARTMENT/MULTI-
FAMILY RESIDENTIAL DISRICT (R-4) KNOWN AS SCHERTZ
PARKWAY APARTMENTS. THE PROPERTY IS MORE SPECIFICALLY
DESCRIBED AS A PORTION OF THE TORIBIO HERRERA SURVEY
NO. 68, ABSTRACT NO. 153, GUADALUPE COUNTY, SCHERTZ, TEXAS.
WHEREAS, Presidio Group is requesting to rezone approximately 9.99± acres of land it
owns described in Exhibit “1”, attached hereto and incorporated herein by reference
(hereinafter, the “Property”).
WHEREAS, all required notices have been provided;
WHEREAS, on November 9, 2011, the Planning and Zoning Commission conducted a
public hearing, considered the criteria set forth in section 21.5.4 C of the City’s Unified
Development Code (the “UDC”), and thereafter recommended approval of the request for
a change in zoning classification to Apartment/Multi-Family Residential District (R-4).
WHEREAS; on December 6, 2011, the City Council conducted a public hearing,
considered the criteria set forth in section 21.5.4 C of the UDC and determined that this
request is in the interest of the public safety, health, and welfare;
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ,
TEXAS:
THAT:
SECTION I
Subject to Section III below, the Property is hereby zoned Apartment/Multi-Family
District (R-4) as shown in Exhibit 1.
SECTION II
The Official Zoning Map (Ordinance No. 11-S-15) of the City of Schertz described and
referred to in Article 2 of the UDC shall be changed to reflect the above zoning
amendment.
SECTION III
ZC2011-011 Schertz Parkway Apartments
This Ordinance shall be cumulative of all other ordinances of the City of Schertz, and this
Ordinance shall not operate to repeal or affect any other ordinances of the City of Schertz
except insofar as the provisions thereof might be inconsistent or in conflict with the
provisions of this Ordinance, in which event such conflicting provisions, if any, are hereby
repealed.
SECTION IV
The sections, paragraphs, sentences, clauses, and phrases of this Ordinance are severable,
and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared unconstitutional or invalid, such unconstitutionality or invalidity shall not affect
any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance,
since the same would have been enacted by the City Council without the incorporation in
this Ordinance of any such unconstitutional or invalid phrase, clause, sentence, paragraph
or section.
SECTION V
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 as a separate offense.
Approved on first reading the __________day of January, 2012.
PASSED, APPROVED AND ADOPTED on final reading the _________ day of January,
2012.
____________________________________
Mayor, City of Schertz, Texas
ATTEST:
________________________________
City Secretary, City of Schertz, Texas
(SEAL OF THE CITY)
N
O
R
T
H
0’
SCALE: 1" = 100’
50’100’200’300’
9.99 ACRES
NO.RADIUS DELTA TANGENT LENGTH CHORD BRG.
CURVE DATA
CHD. DIST.
C1 786.00’4150’44" 300.50’ 574.05’S0840’33"E 561.38’
64676
3
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115850
64671
REVISIONS:
DATE NO.DESCRIPTION BY
MACINA BOSE COPELAND & ASSOC., INC.
CONSULTING ENGINEERS AND LAND SURVEYORS
1035 Central Parkway North, San Antonio, Texas 78232
Tel. No. (210) 545-1122 Fax No. (210) 545-9302 www.mbcengineers.com
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(CITY OF SELMA)
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32029
44
LEGEND
LOT NUMBER
BLOCK NUMBER
PROPERTY I.D. NUMBER
278.2’
MAP NO. 48187C0210F, EFFECTIVE DATE NOVEMBER 02, 2007.
NO 100-YEAR FLOOD PLAIN EXIST ON THE SITE.
NOTE:
Chicago, Illinois 60659
64676
32029
32028
32027, 32026 Lemoine, Helga F 4426 Brideman Drive
San Antonio, Texas 78219
31977 Harrell, Olive C 1494 Raven Court
Punta Gorda, Florida 33950
31979 Smith Family Trust 351 Spur Trail
Seguin, Texas 78155
31976
31975, 31974
31961, 31962
31960, 31959
31910, 31911
31908, 31907
31906, 31978
Eugenio, Anthony W
31963 Trillo, Jesse M & Elvira T 6231 Pancho Villa
San Antonio, Texas 78238
31958 386 W Borgfeld Road
Cibolo, Texas 78108
31909
64671 16607 Blanco Road Suite 201
San Antonio, Texas 78232 Plan and Trust
TWC Associates Profit Sharing
115850 EM Limited Partnership 5653 N Lincoln Avenue
PROPERTY ID OWNER ADDRESS
Scheffler, Rebecca A ET AL
San Antonio, Texas 78249
Suite 101
16160 College Oaks
SPV Ventures, LLC
Schertz, TX 78154
1060 Elbel Road
Benton, LA. 71006
335 Kingston Rd.
San Antonio, Texas 78217
Suite #910
1777 NE Loop 410
Universal City ISD
Schertz, Cibolo &
The Board of Trustees
C/O Joan Morris
Rose Frances Graves
The Estate of
Eugenio, Anthony W
San Antonio, Texas 78217
Suite #910
1777 NE Loop 410
PHONE: 210.492.1300
SAN ANTONIO, TEXAS 78249
4711 SHAVANO OAKS
WHITE-CONLEE DEVELOPMENT
APPLICANT’S NAME/COMPANY:
PHONE: 210.826.9000
SAN ANTONIO, TEXAS 78217
1777 NE LOOP 410, SUITE #910
ANTHONY W EUGENIO
OWNER:
(
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ZONING = NS
VACANT
UNDEVELOPED/
ZONING = R-2
VACANT
UNDEVELOPED/
ZONING = R-2
UNDEVELOPED
ZONING = GB
EXISTING
TO BE R-4
REQUESTING ZONING
A 11.131 ACRE TRACT
(VOL. 693, PG. 161-163)
Schertz, TX 78154
1060 Elbel Road
Universal City ISD
Schertz, Cibolo &
The Board of Trustees
ABSTRACT NO. 153, CITY OF SCHERTZ, GUADALUPE COUNTY, TEXAS.
873, PAGE 734, SITUATED IN THE TORIBIO HERRERA SURVEY NO. 68,
REMAINDER OF A CALLED 40.928 ACRE TRACT RECORDED ON VOLUME
GUADALUPE COUNTY, TEXAS AND A CALLED 37.191 ACRES BEING THE
CALLED 37.191 ACRE TRACT RECORDED IN VOLUME 1284, PAGE 525,
A 9.99 ACRE (435,285 SQUARE FEET) TRACT OF LAND OUT OF A
7707
80
790
8
0
0
795
7
8
5
775765
7
6
0
N
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R
T
H
0’
SCALE: 1" = 100’
50’100’200’300’
9.99 ACRES
NO.RADIUS DELTA TANGENT LENGTH CHORD BRG.
CURVE DATA
CHD. DIST.
C1 786.00’4150’44" 300.50’ 574.05’S0840’33"E 561.38’
64676
3
2
0
2
8
3
2
0
2
9
3
2
0
2
7
3
2
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2
6
3
1
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7
7
3
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7
8
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1
9
7
9
3
1
9
7
5
3
1
9
7
6
3
1
9
7
4
ODELL LANE
9 10
11
12
5678
9
8 7
1
0
1
1
6 5
12
8
9 10
7 6
11
1
2
5
NILE LANE
MORA LANE
8
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6
1
1
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2
5
37
40
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LOT 1, BLOCK 1
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3
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6
3
3
1
9
6
2
3
1
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6
1
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1
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3
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6
115850
64671
ABSTRACT NO. 153, CITY OF SCHERTZ, GUADALUPE COUNTY, TEXAS.
873, PAGE 734, SITUATED IN THE TORIBO HERRERA SURVEY NO. 68,
REMAINDER OF A CALLED 40.928 ACRE TRACT RECORDED ON VOLUME
GUADALUPE COUNTY, TEXAS AND A CALLED 37.191 ACRES BEING THE
CALLED 37.191 ACRE TRACT RECORDED IN VOLUME 1284, PAGE 525,
A 9.99 ACRE (435,285 SQUARE FEET) TRACT OF LAND OUT OF A
REVISIONS:
DATE NO.DESCRIPTION BY
MACINA BOSE COPELAND & ASSOC., INC.
CONSULTING ENGINEERS AND LAND SURVEYORS
1035 Central Parkway North, San Antonio, Texas 78232
Tel. No. (210) 545-1122 Fax No. (210) 545-9302 www.mbcengineers.com
9
:
3
4
:
2
6
A
M
10
/
2
6
/
2
0
11
P
:
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5
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_
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1.
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s
DESIGN
DRAWN
CHECKED
DATE
JOB NO.
SHT.of
JEH
JJA
1 1
30125
PLAT ID#
A/P#
ZONING EXHIBIT OF
200’
2
0
0
’
200’
200’
DIETZ ROAD
G
R
E
E
N
V
A
L
L
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Y
R
D
.
SCHERTZ PKWY.
L
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I
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.
3
5
F.M. 3009
LEGACY OAKS PKWY
ROY RICHARD DR.
LOCATION MAP
NOT TO SCALE
SITE
SCHERTZ
C
1
(CITY OF SELMA)
S
U
B
D
IV
IS
O
N
L
IV
E
O
A
K
H
IL
L
S
S
U
B
D
IV
IS
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L
IV
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O
A
K
H
IL
L
S
(
V
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.
2
,
P
G
.
1
4
6
)
BLOCK 2
LOT 2
SUBDIVISON
APARTMENTS
LEGACY OAKS
CITY LIMIT LINE
C
IT
Y
L
IM
IT
L
IN
E
9
32029
44
LEGEND
LOT NUMBER
BLOCK NUMBER
PROPERTY I.D. NUMBER
278.2’
MAP NO. 48187C0210F, EFFECTIVE DATE NOVEMBER 02, 2007.
NO 100-YEAR FLOOD PLAIN EXIST ON THE SITE.
NOTE:
Chicago, Illinois 60659
64676
32029
32028
32027, 32026 Lemoine, Helga F 4426 Brideman Drive
San Antonio, Texas 78219
31977 Harrell, Olive C 1494 Raven Court
Punta Gorda, Florida 33950
31979 Smith Family Trust 351 Spur Trail
Seguin, Texas 78155
31976
31975, 31974
31961, 31962
31960, 31959
31910, 31911
31908, 31907
31906, 31978
Eugenio, Anthony W
31963 Trillo, Jesse M & Elvira T 6231 Pancho Villa
San Antonio, Texas 78238
31958 386 W Borgfeld Road
Cibolo, Texas 78108
31909
64671 16607 Blanco Road Suite 201
San Antonio, Texas 78232 Plan and Trust
TWC Associates Profit Sharing
115850 EM Limited Partnership 5653 N Lincoln Avenue
PROPERTY ID OWNER ADDRESS
Scheffler, Rebecca A ET AL
San Antonio, Texas 78249
Suite 101
16160 College Oaks
SPV Ventures, LLC
Schertz, TX 78154
1060 Elbel Road
Benton, LA. 71006
335 Kingston Rd.
San Antonio, Texas 78217
Suite #910
1777 NE Loop 410
Universal City ISD
Schertz, Cibolo &
The Board of Trustees
C/O Joan Morris
Rose Frances Graves
The Estate of
Eugenio, Anthony W
San Antonio, Texas 78217
Suite #910
1777 NE Loop 410
PHONE: 210.492.1300
SAN ANTONIO, TEXAS 78249
4711 SHAVANO OAKS
WHITE-CONLEE DEVELOPMENT
APPLICANT’S NAME/COMPANY:
PHONE: 210.826.9000
SAN ANTONIO, TEXAS 78217
1777 NE LOOP 410, SUITE #910
ANTHONY W EUGENIO
OWNER:
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OFFICE BUILDINGS
EXISTING MEDICAL
ZONING = GB
VACANT
UNDEVELOPED/
ZONING = NS
VACANT
UNDEVELOPED/
ZONING = NS
VACANT
UNDEVELOPED/
ZONING = R-2
VACANT
UNDEVELOPED/
ZONING = R-2
UNDEVELOPED
ZONING = GB
EXISTING
TO BE R-4
REQUESTING ZONING
A 11.131 ACRE TRACT
(VOL. 693, PG. 161-163)
Schertz, TX 78154
1060 Elbel Road
Universal City ISD
Schertz, Cibolo &
The Board of Trustees
7707
80
790
8
0
0
795
7
8
5
775765
7
6
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Page 1 of 5
Agenda No. 6
CITY COUNCIL MEMORANDUM
City Council Meeting: January 3, 2012
Department: Development Services
Division: Planning and Zoning
Subject: Ordinance No. 12-S-01 – Consider and
act upon a request to rezone approximately
788.8577± acres of land out of 852.2±
acres of land which is zoned Planned Unit
Development District (PUD) from Planned
Unit Development District (PUD) to
Planned Development District (PDD)
generally for mixed use development. The
788.8577± acres of property is more
specifically described as a portion of the
Julian Diaz Survey No. 66, Abstract No.
187 County Block 5059, and also a portion
of the E.R. Evans Survey No. 80, Abstract
No. 216, County Block 5060, and also a
portion of the Geronimo Leal Survey No.
79, Abstract No. 424, County Block 5058,
City of Schertz, Bexar County, Texas,
generally located west of FM 1518 at
Lower Seguin Road.
First Reading
PUBLIC HEARING and FIRST READING
GENERAL INFORMATION
Owner/Applicant: Chris Price, Schertz 1518, Ltd.
Project Engineer: Jesse Malone, Malone/Wheeler Engineering
LEGAL DESCRIPTION AND GENERAL LOCATION:
The original approximately 850-acre Sedona Subdivision was established as a Planned Unit
Development (PUD) on August 16, 2005 and amended on May 24, 2006. In August 2011, a
reformulated Sedona Subdivision development team approached the City about the possibility
of “upgrading” the remaining approximately 790 acres of the subdivision’s standards and plans
outlined in the Planned Unit Development (PUD) document in an attempt to better respond to
changing market conditions. At the same time, the City recognized this as an opportunity to
create a Master Planned neighborhood—the first in the City—that would set the tone of
City Council Memorandum
Page 2
Page 2 of 5
development in the Southern Sector of Schertz. This request is to change approximately 790
acres of existing Planned Unit Development District (PUD) to Planned Development District
(PDD) generally for mixed used development.
PROJECT DESCRIPTION
Since August, staff has been fast-tracking the revised Sedona Trails Planned Development
District (PDD) with the developers to create a Master Planned development. Highlights of this
reformulated development are as follows:
• Creation of clustered development with a village concept and greater open space
• Focus on variety, community, and healthy lifestyles
• Defining a themed master plan with key design elements (color palettes, continuity of
landscaping, lighting, street signs, wall materials, architectural elements)
• Community focal points consisting of pocket parks, playscapes, and HOA amenity
centers
• An expanded trail network and greenbelt park system
• Embracing and implementing key Gateway Planning concepts important to the South
Schertz area including FM 1518, Woman Hollering Creek, cluster style development,
and neighborhood business district
These major design elements are continued within the overall master plan, including “must
build” streets, open spaces, trails, and design elements.
PROCESS AND STEPS
Sedona Trails will be divided into three phases, the timing of which will be presented to the
Planning and Zoning Commission and City Council over the course of the next year.
Module I is the current packet for your consideration. This module sets the tone or theme for
future modules and includes infrastructure—major entry features, drainage, water/wastewater,
amenity center, parks, and road and trail systems. Initial development will be concentrated in
the “middle” 182 acres of the subdivision and will almost exclusively focus on single family
residential.
Module II is to be considered by Planning and Zoning Commission and Council in
approximately two months from now. This module will focus on architectural standards for a
much more intensive development area and will expand the subdivision by focusing on the
North 108 acres (approximately Lower Seguin Road and FM 1518). Anticipated uses include
multi-family apartments, townhomes, garden/patio homes and a diverse commercial/service
district.
City Council Memorandum
Page 3
Page 3 of 5
Module III will come before the Planning and Zoning Commission and Council toward the end
of 2012. It will focus on the southern-most 499 acres and, currently focuses on single family
residential, commercial, and office uses.
The existing approximate 61 acre (171 lot) Sedona Subdivision (Lennar and DR Horton as
builders) will remain under the terms of the current PUD as last amended in May 2006.
The Sedona TIRZ may be reconsidered in the future to allow for the construction and
equipping of a relocated Fire/EMS station. This may require an expansion of the City portion
of the payback period to fund these kinds of improvements.
BENEFITS TO THE COMMUNITY
In summary, this project will allow for a diversity of housing choices including more housing
product types thus allowing for people to remain in the community as their housing needs
change throughout their lifetime. For instance, one could raise a family in a single family
home, downsize to a townhome or garden home once the children have gone off to college,
then move to an independent senior living community, then on to an assisted living
community, meanwhile allowing for the maintenance of friendships and connectivity to the
same area. Further, the community will have a common design theme in architecture, trails
and parks, and infrastructure. Further, the project advances the vision of the South Schertz
planning efforts.
LAND USES AND ZONING:
Zoning Land Use
Existing Planned Unit Development (PUD) Partially developed residential
Proposed Planned Development District (PDD) Residential, commercial, open space,
public
Adjacent Properties:
Zoning Land Use
North Residential Agricultural (RA) Agricultural
South Residential Agricultural (RA) Residential Agricultural
East FM 1518 ROW
West Residential Agricultural (RA) and General
Business (GB)
Residential Agricultural
LOT DIMENSIONS:
Lot dimensions vary throughout the development. As this project develops the various lot
dimensions and setbacks will be established for all of Sedona Trails.
SPECIAL INFORMATION:
City Council Memorandum
Page 4
Page 4 of 5
Public Services: This site will be serviced by City water and sewer, CPS Energy, Centerpoint
Energy, AT&T and Time Warner.
Parks and Recreation: This development will provide an extensive park plan and trail system.
Public Improvements: All public improvements will meet the Public Works Specifications
design criteria.
Floodplain: A portion of this property is within the 100 year floodplain mainly in the area of
Woman Hollering Creek.
Tree Preservation/Mitigation: Tree mitigation will be reviewed at preliminary platting.
PUBLIC NOTICE:
The public hearing notice was published in “The Daily Commercial Recorder” on December 9,
2011 and the “Herald” on December 15, 2011. There were 121 notices mailed to surrounding
property owners on December 8, 2011. As of this staff report the following responses were
received:
In Favor Opposed Neutral
10 2 0
City Council schedule is as follows:
DATE ITEM ACTION
Tuesday, January 3, 2012 Zoning P&Z Public Hearing Recommendation
Tuesday, January 3, 2012 Zoning City Council Public Hearing and First Reading of Ordinance.
Tuesday, January 10, 2012 Zoning City Council Final Reading of Ordinance.
STAFF RECOMMENDATION:
The Zone Change and MDP have been reviewed by Planning, Engineering, Public Works,
Parks and Recreation, Fire, and Inspections department and City management with no
objections; therefore staff recommends approval of this item.
This zone change and MDP provide for the type of mixed use development the City envisions
for the future of the community; the elements and design proposed within the project provide
for the quality of life features necessary to successfully sustain a community. This community
provides a unique and diverse mix of residential and commercial options and a wide variety of
pocket parks, community parks and hike and bike trails. The development will not lack
character or landscaping.
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 use is meant to
encourage a vibrant community where residents enjoy a healthy and fulfilling lifestyle.
RECOMMENDATION:
The Planning and Zoning Commission recommendation will be provided at the City Council
meeting.
City Council Memorandum
Page 5
Page 5 of 5
CITY COUNCIL CRITERIA FOR CONSIDERATION:
The City Council shall receive the written recommendation of the Planning and Zoning
Commission regarding a proposed zoning change or zoning map amendment and shall hold a
public hearing in accordance with the Texas Open Meetings Act and section 21.4.4. The City
Council may vote to approve, approve with conditions, or deny the amendment. The City
Council may, on its own motion or by request of the property owner, postpone consideration of
the request to a certain date that is not more that 30 calendar days after the date of the current
consideration in order to review additional information or modifications which may have a
direct bearing in the final decision.
FISCAL IMPACT:
None
Attachments:
Draft ordinance
Exhibit
Public hearing responses
50479888.1 - 1 -
ORDINANCE NO. 12-S-01
BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS,
AMENDING THE OFFICIAL ZONING MAP ORDINANCE NO. 08-S-07
BY REZONING APPROXIMATELY 788.8577± ACRES OF LAND OUT
OF 852.2± ACRES OF LAND WHICH IS ZONED PLANNED UNIT
DEVELOPMENT DISTRICT (PUD) FROM PLANNED UNIT
DEVELOPMENT DISTRICT (PUD) TO PLANNED DEVELOPMENT
DISTRICT (PDD) GENERALLY FOR MIXED USE DEVELOPMENT.
THE 788.8577± ACRES OF PROPERTY IS MORE SPECIFICALLY
DESCRIBED AS A PORTION OF THE JULIAN DIAZ SURVEY NO. 66,
ABSTRACT NO. 187 COUNTY BLOCK 5059, AND ALSO A PORTION
OF THE E.R. EVANS SURVEY NO. 80, ABSTRACT NO. 216, COUNTY
BLOCK 5060, AND ALSO A PORTION OF THE GERONIMO LEAL
SURVEY NO. 79, ABSTRACT NO. 424, COUNTY BLOCK 5058, 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; AND PROVIDING AN EFFECTIVE DATE
WHEREAS, the City of Schertz, Texas (the “City”) desires to rezone approximately
788.8577± acres of land out of 852.2± acres of land. The 788.8577± acres of property is more
specifically described as a portion of the Julian Diaz Survey No. 66, Abstract No. 187 County
Block 5059, and also a portion of the E.R. Evans Survey No. 80, Abstract No. 216, County
Block 5060, and also a portion of the Geronimo Leal Survey No. 79, Abstract No. 424, County
Block 5058, City of Schertz, Bexar County, Texas, generally located west of FM 1518 at Lower
Seguin Road (the “Property”), which Property is more particularly described on Exhibit A;
WHEREAS, all required notices have been provided;
WHEREAS, on January 3, 2011, the Planning and Zoning Commission of the City
conducted a public hearing and thereafter recommended approval of the request for a zoning
change of the Property from Planned Unit Development District (PUD) to Planned Development
District (PDD) in accordance with the Sedona Trails Planned Development District Master
Development Plan Design Standards attached as Exhibit B (the “Design Standards”);
WHEREAS, on January 3, 2011, the City Council of the City conducted a public hearing
and determined that the rezoning request 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.
50479888.1 - 2 -
Section 2. The Official Zoning Map (Ordinance No. 08-S-07) 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. This Ordinance shall be effective upon the date of final adoption hereof and
any publication required by law.
50479888.1 - 3 -
PASSED ON FIRST READING, the 3rd day of January, 2011.
PASSED, APPROVED and ADOPTED ON SECOND READING, the ____ day of
_____________, 2011.
Mayor, City of Schertz, Texas
ATTEST:
City Secretary, City of Schertz, Texas
(Seal of City)
50479888.1 A-1
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
50479888.1 A-2
50479888.1 A-3
50479888.1 A-4
50479888.1 A-5
50479888.1 A-6
50479888.1 A-7
50479888.1 A-8
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50479888.1 A-16
50479888.1 A-17
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50479888.1 A-22
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50479888.1 B-1
EXHIBIT B
SEDONA TRAILS PLANNED DEVELOPMENT DISTRICT
MASTER DEVELOPMENT PLAN
DESIGN STANDARDS
Sedona Trails
Planned Development District
Master Development Plan
Design Standards
Presented by:
Schertz 1518, Ltd.
Developer/ Applicant
12/21/2011
Sedona Trails PDD
Sedona Trails
Table of Contents
1. Purpose and Overview
1.1 Amendment to Module I Filing
2. Legal Description/ Metes and Bounds
3. Overall Conceptual Master Plan
3.1 Purpose and Overview
3.2 Overall Conceptual Master Plan, Exhibit
3.3 Module Plan, Exhibit
4. Engineering Master Plan
4.1 Engineering Master Plan, Exhibits
5. Module I
5.1 Purpose and Overview
5.2 Module I Conceptual Master Plan, Exhibit
6. Module II
6.1 Purpose and Overview
6.2 Module II Conceptual Master Plan, Exhibit
7. Module III
7.1 Purpose and Overview
7.2 Module III Conceptual Master Plan, Exhibit
8. Infrastructure Standards
8.1 Introduction
8.2 Roadways
8.2.1 Existing Schnebly Drive
8.2.2 60’ ROW Crowned Residential Collector w/ Sidewalk, Exhibit
8.2.3 50” ROW Crowned Local Street w/ Sidewalk, Exhibit
8.2.4 60’ ROW Pitched Residential Collector w/ Sidewalk, Exhibit
8.2.5 50’ ROW Pitched Local Street w/ Sidewalk, Exhibit
8.2.6 50’ ROW Inverted Crown Local Street w/ Sidewalk, Exhibit
8.2.7 Non-Residential Collector
8.2.8 Typical Cul-de-sac, Exhibit
8.2.9 Typical Roundabout, Exhibit
8.2.10 Curb Sections, Exhibit
12/21/2011
Sedona Trails PDD
8.2.11 Slip Roads
8.3 TIA Compliance
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
12/21/2011
Sedona Trails PDD
10. Greenbelt, Parks Open Space Plan
10.1 Introduction
10.2 Greenbelt, Parks, and Open Space Plan, Exhibit
10.3 UDC Required Open Spaces and Fees
11. Transportation Master Plan
11.1 Introduction
11.2 Must-Build Roads Plan, Exhibit
11.3 Module I Roads Plan, Exhibit
11.4 Module II Roads Plan, Exhibit
11.5 Module III Roads Plan, Exhibit
11.6 Trail Hierarchy and Standards
11.7 Trail and Sidewalk Network Plan, Exhibit
12. Land Use Matrix
12.1 Living Unit Equivalent Description
12.2 Land Usage Classifications
12.2.1 Improved Property Land Uses
12.2.1.1 Improved Residential Land Uses
12.2.1.1.1 Detached Single-Family
Residential
12.2.1.1.2 Attached Single-Family
Residential
12.2.1.1.3 Multistory Attached Single-Family
Residential
12.2.1.2 Improved Non-residential Land Uses
12.2.2 Unimproved Property Land Uses
12.3 Land Use Dimensional Requirement
12.3.1 Residential Dimensional Requirement Table
12.3.2 Non-Residential Dimensional Requirement Table
12.4 Land Use Allocation
12.4.1 Master Plan/ Module Description
12.4.2 Master Plan/ Module Graphic Depiction Exhibit
12.4.3 Land Use Allocation Table: Total Project
13. Architectural Standards
13.1 Standards: Module I
13.2 Standards: Module II
12/21/2011
Sedona Trails PDD
13.3 Standards: Module III
14. Conceptual Master Plan and Design Standards: Special Exceptions
15. Definitions and References
12/21/2011
Sedona Trails PDD
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 use 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 normal housing development.
The Sedona Trails PDD will include Infrastructure Standards which will govern roadway
construction, sidewalks and trails, drainage plans, water and wastewater, and similar
12/21/2011
Sedona Trails PDD
matters; a Transportation Master Plan which will address roads, trails and access; and
Architectural Standards which will dictate elements of each individual product type
throughout the community. Each of these is discussed in greater detail throughout these
materials.
1.1 Amendment to Module I Filing
This amendment to the PDD for Sedona Trails 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 PUD herein as originally approved for Sedona
Trails will hereafter be referred to as a PDD in conformity with recent amendments to the
UDC (hereinafter defined).
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 have a 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 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 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 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 to include 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)
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Sedona Trails PDD
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.
12/21/2011
Sedona Trails PDD
2. Legal Description/ Metes and Bounds, Exhibit attached
12/21/2011
Sedona Trails PDD
Tract Descriptions Acres
ESD Site off Ware-Seguin Road 3.10
32' Sanitary Sewer, Electric and Access Easement 1.36
32' Sanitary Sewer, Electric and Access Easement 2.739
Tract b/w Lower Seguin and Ware Seguin including 13.10 Acre Park 703.306
Lift Station Site 0.3067
Wastewater Treatment Plant Site 8.85
Tract North of Lower Seguin Road 69.196
Total 788.8577
Sedona Trails Metes and Bounds Description Acreage Summary
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. Multi-family 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. All 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 spaces 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 788.86 acres
of the project development area. A project of this scope evolves over many years and
must allow for development flexibility to accommodate changes in market demands 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 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, multi-family, townhome and similar higher
density residential land uses. Module II will be the most densely populated and most
heavily site-planned area of Sedona Trails. Integrated with Module I through walking
trails and other pedestrian access, Module II will also provide the neighborhood retail
services which are essential to creating a sense of vitality. The commercial areas of
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Module II will be dominated by the Town Center areas north and south of Lower Seguin
Road. Module II responds to the City of Schertz Comprehensive Plan planning charette
to create a “Town Center” for the South Schertz area.
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.
Considerable land area for greenbelt/ recreational use in Module III will provide
extensive 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 separate modules which are part
of this Sedona Trails PDD amendment.
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4. Engineering Master Plan
4.1 Engineering Master Plan, Exhibit attached
The attached Engineering Master Plan provides the foundational engineering documents
for the Sedona Trails PDD.
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5. Module I
5.1 Purpose and Overview
Module I consists of approximately 182.32 acres and occupies the geographical center
of Sedona Trails. The dominant land use in Module I will 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 open 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, is the catalyst for the
development of broader and more diverse mixed uses in Module II and Module III.
5.2 Module I Conceptual Master Plan, Exhibit attached
The attached Conceptual Master Plan provides a graphical representation of the
anticipated land uses in Module I.
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6. Module II
6.1 Purpose and Overview
Module II consists of 107.57 acres located at the northern end of the Sedona Trails PDD.
This Module will feature mixed-use facilities as well as higher density residential options
and will be the commercial and civic hub of the Sedona Trails development. Planned
land usages include City of Schertz Emergency Services, community amenity centers,
retail, office, multi-family 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 mixture of comfortable
residences and suitable 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 multi-family 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 group 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 large scale 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 create synergy with Module I and Module III by providing valuable services
to existing residents and by drawing in new residents in search of convenience and a
more urban lifestyle.
6.2 Module II Conceptual Master Plan, Exhibit attached
The attached Conceptual Master Plan provides a graphical representation of the
anticipated land uses in Module II.
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7. Module III
7.1 Purpose and Overview
Module III consists of 498.97 acres and is located at the southern end of Sedona Trails.
Module III is separated from Modules I and II by Woman Hollering Creek and displays
the most topographical variety of the three Modules. A significant portion of Module III is
within the Randolph Air Force Base Air Installation Compatible Use Zone (AICUZ) and is
use-restricted. The development plan for Module III uses this restriction to the
advantage of the community as a whole. That portion of the AICUZ which allows
residential construction will feature larger lot single-family residences. The remainder of
the ACUIZ will consist of open space, parkland, greenbelt or other forms of recreational
uses for the benefit of the residents of Sedona Trails and the broader citizenry of the
area.
Module III will also 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 likely 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.
In addition, Module III offers extensive recreational open space to take advantage of this
area’s varied terrain. In addition to the AICUZ, 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 rough 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 most extensive in
Module III. Meandering and gentle trails of decomposed granite will be “family-friendly”
and inspire walks and 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 as well as larger estate lots 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
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The attached Conceptual Master Plan provides a graphical representation of the
anticipated land uses in Module III.
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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 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 PDD in their entirety as
though set forth fully in the text of the PDD.
8.2 Roadways
8.2.1 Existing Schnebly Drive
Schnebly Drive is the only existing boulevard within the Sedona Trails PDD. The
proposed Sedona Trails Overall Conceptual Master Plan will extend the existing
boulevard for approximately 250 feet, maintaining the existing roadway cross-section
and alignment up to the proposed round-about located just south of the existing
boulevard. Additionally, landscaping, sidewalk/trail improvements and lighting
improvements will be allowed within the ROW of the existing and proposed boulevard
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.
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8.2.7 Non-Residential Collector, Exhibit pending
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 heavy traffic 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 (i.e., 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.
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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 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.
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 1 is shown in the following table:
ESTIMATE DAILY TRIPS
ORIGINAL SEDONA TRAILS PUD:8,160
PROPOSED SEDONA TRAILS PDD:3,900 – 4,850
8.4 Water/ Wastewater LUE Table, Exhibit attached
8.5 Drainage
8.5.1 Introduction
Managing drainage and 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
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 provide the dominant surface water
drainage management in Module I. Swales that wend 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 don’t demand their drainage
capacity. These swales are an innovative boon – 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 8 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 little or no rainfall.
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Blending responsible development with community enhancements is the Applicant’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.
The following exhibits provide a better graphical depiction of the drainage facilities and
how they have been calculated and designed to accommodate and handle storm and
surface water issues. It should also be acknowledged that extensive analysis and
investigation of the capacity of Woman Hollering Creek has been undertaken to validate
the ability to handle the storm and surface water delivered by the drainage modifications
detailed hereafter.
8.5.2 See Engineering Master Plans, Section 4, for Drainage Maps
The Drainage Maps from the Engineering Master Plans (see Section 4 for attachment)
provide a graphic representation of the drainage solutions to be implemented in the
Sedona Trails PDD.
8.5.3 Drainage Swale/ Channel Typical Cross-section, Exhibit attached
The attached exhibit illustrates a cross-section of the typical drainage swale which will
provide drainage relief in Module I.
8.5.4 Drainage Swale Landscape Illustration, Exhibit attached
The attached landscape illustration shows a typical drainage swale with associated
landscaping and hike and bike trail details.
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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.
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
Definition:A living unit equivalent (LUE) is defined as the typical flow that would be produced by a single-
family 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.
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.
Living Unit Equivalent (LUE) Guidance Document
Sedona Trails PDD
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.
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 set 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 HOA 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/ Monumentation
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.
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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, 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/ Monumentation:
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 monumentation on Lower Seguin Road and Schnebly Drive will be modified
to reflect the new image of the
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
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Continuity with and Reflection of Community Identity
Light Intensity
Heat Shielding
Maintenance Concerns
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 site plan applications.
Considerations for Trees/ Plant Materials
Maintenance Considerations: Low-water, native xeriscape
Grow-in, Longevity
Aesthetic enhancement of natural landscape
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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
Buffering
Fencing/ Walls
9.2.6 Playscapes
Playscapes will provide healthy, safe central gathering areas for parents and children
within the neighborhood villages. All Sedona Trails theming elements will be considered
when selecting the 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
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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 watched over. 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
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.
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
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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
Owner’s Association will have sole jurisdiction over plant selection and installation and
development CCRs (defined herewithin) 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. 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
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Maintenance Considerations
Integration with Drainage Plan
Continuity with and Reflection of Community Identity
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 endearing 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 Palate will
be integral to Community Graphics design. Community Graphics will be use 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:
Continuity with and Reflection of Community Identity
Readability/ Visibility
Variation
Integration with Landscape Plan
Simplicity/ Effectiveness
Longevity/ Timelessness
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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, 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 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
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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 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
Integration with Landscape Plan
Integration with Lighting Plan
Allowable usages
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
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Sedona Trails parking standards will ensure there is ample parking space to allow for
safe, convenient access to all development amenities such as pocket parks, mail kiosks,
parks, amenity centers, scenic overlooks adjacent to Woman Hollering Creek.
9.8.1 Slip Roads: Module I
There will be three parallel on-street parking spaces in each of the three slip roads
currently shown on the Overall Conceptual Master Plan along the single-loaded road
adjacent to Woman Hollering Creek.
9.8.2 Pocket Parks/ Mail Kiosks
There will be five parking spaces associated with each pocket park/ mail kiosk
combination.
9.9 Sedona Trails Property Owner’s Association
Every property owner in Sedona Trails will be a member of the Sedona Trails Property
Owner’s 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 Owner’s Association (the “POA”) is the first line of
enforcement of the standards that are established by this Amendment to the PDD as well
as by the CCRs themselves. In addition to establishing the obligations and
responsibilities of property owners and residents, the CCRs also establish the
obligations of the POA for maintenance, repair, and replacement of various elements of
the Sedona Trails area. The POA is also a substantial property owner in the Sedona
Trails PDD, with ownership and responsibility for the amenity center, trails, greenbelt
areas, pocket parks as well as the landscaping in these areas.
Sedona Trails POA Ownership and Maintenance Responsibility
The Sedona Trails POA will own all areas which are (i) not owned by individual property
owners, (ii) owned by the Developer with the intent for sale to third parties, (iii) not
owned by the City, the State of Texas, or other political subdivisions of the state or
federal government. The property to be owned by the Sedona Trails POA will include
the resident amenity center, 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.
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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 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.
Any construction of any improvement within the Sedona Trails PDD shall first be
submitted to the ACC for approval and to verify compliance with the terms, conditions
and obligations of the PDD. The ACC shall review such contemplated construction and
shall, if approved, provide a certification in a form acceptable to the City by which the
ACC certifies that the plans for the contemplated construction comply with the PDD and
associated guidelines.
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10. Greenbelt, Parks, Open Space Network
10.1 Introduction
Sedona Trails is remarkable for what it isn’t: it isn’t a sea of black-top streetscapes,
endless stretches of grey concrete sidewalks, and cookie cutter rows of monotonously
identical homes. What it is, 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 document 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 and other large swaths in Module III, will offer recreational
enjoyment to the whole community, and will be available for use by the Schertz
community at large. 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 communities. This amount of recreational open space is unmatched by any
other development in the Schertz, Texas vicinity.
10.2 Greenbelt, Parks, and Open Space, 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
First Amendment specifically stated that 170 acres of park, greenbelt and open space
were proposed within the overall original site area of 853 acres, including the flood plain
area of Woman Hollering Creek.
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The Overall Conceptual Master for the Sedona Trails PDD includes roughly 240 acres of
planned greenbelt, trails, open area, HOA owned landscaped areas, parks, drainage,
detention areas and flood plain (collectively, “Open Space”). Of the Sedona Trails PDD’s
788.86 acres, more than 30% will be dedicated Open Space.
In the currently proposed Sedona Trails Overall Conceptual Master Plan, more than 2.5
of “must build trails” (see Section 11.7) connect with more than 20 miles of proposed
trails and 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. Pocket parks linked to mail kiosks foster a sense of community,
substituting vehicular transportation in favor of healthier options.
As a result of the Developer’s commitment to providing extensive open space and to
constructing the “must-build trails”, all parkland dedication obligations have been
completely satisfied and no fee payment will be required.
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11. Transportation Master Plan
11.1 Introduction
The Transportation Master Plan is one of the fundamental elements of Sedona Trails –
part of what makes it such a vibrant and exciting place to live. Connecting the entire
Sedona Trails area through pedestrian and vehicular access establishes the sense of
active community that creates a real 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 Roads 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 Roads 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 Roads 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 Roads 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, dependent primarily upon:
Volume of anticipated use
Local conditions (slope, tree canopy coverage, soils, etc.)
Range and nature of users sharing the trail
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Trails may be provided through dedicated drainage rights of way, roadway
boulevards or other POA dedicated areas (off-road) or on the edge of the
roadway surface (on-road); and
The desired aesthetics of the development.
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.
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 would 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.
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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 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.
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 Property Owners
Association (the “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 or any action
or activity on the Trails or any accident or injury on the Trails.
11.7 Trails and Sidewalk Network Plan, Exhibit attached
The attached exhibit is a graphic depiction of the trails and sidewalk network that
extends through the entire Sedona Trails development.
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12. Land Use Allocations
12.1 Dwelling Unit Equivalent Description
The flexibility and implementation of the Sedona Trails PDD is built upon a number of
foundational elements. “Dwelling Unit Equivalents” and separate “Land Use Categories”
provide the basic procedural elements for allocating land uses throughout the three
separate Modules.
A Dwelling Unit Equivalent (“DUE”) is most frequently descriptive of the density and
utility service demands of one residential dwelling. The concept of a DUE (and its
associated density and service demands) is also applied to non-residential land uses. A
DUE is further applied to various categories of residential uses which have obvious
different density and service requirements (e.g., a 700 square foot apartment as
opposed to a 4 bedroom/4 bath single-family residence).
The application of DUEs provides a “measuring stick” to allocate and distribute different
land uses throughout the Sedona Trails PDD. The intent is to achieve a mix of
residential product types and commercial uses throughout the Sedona Trails PDD for a
more diverse overall community. The Land Use Dimensional Requirement Table
presented later in this section includes the application of DUE’s to the various residential
Land Use Categories described below.
12.2 Land Usage Classifications
The development of separate land use categories to be applied throughout the Sedona
Trails PDD is essential to future flexibility and predictable development throughout the
project area. Individual permitted land uses are further defined below along with the
Land Use Dimensional Requirements for each Use Category. In addition to the
Dimensional Requirements associated with each Land Use, Architectural Standards
specific to each Land Use will insure compliance with a minimum standard for all
improvements constructed within each Land Use category. Predictable flexibility to
adjustments in residential Land Uses in each Module and throughout the Sedona Trails
PDD combines with minimum Architectural Standards to enable consistent and market-
responsive development over the community’s entire development cycle.
The Land Use categories applicable throughout the entire Sedona Trails PDD
break down in a logical progression. The categories of land use anticipated in Sedona
Trails fall into two broad categories:
Improved Property Land Use – Those uses of land which anticipate the
construction of significant vertical improvements or buildings as part of their
ultimate land use (e.g., houses, offices, restaurants, etc.)
Unimproved Property Land Use – Those uses of land which do not anticipate
the construction of vertical improvements as a significant part of their ultimate
land use (e.g., trails, drainage areas, parks, soccer or sports fields, cemetery,
detention facilities, pocket parks, golf courses, etc.)
Improved Property Land Uses generally fall into two further sub-categories:
Residential Land Use – contemplates the construction of dwellings or
residences for habitation on a permanent basis. Residential Land Use in Sedona
Trails can be further broken down into:
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Detached Single-Family Residence
Attached Single-Family Residence
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 II as well as the descriptions for Improved Non-Residential Land Use and
Unimproved Land Use will be provided during the amendment process for this PDD
which focuses on those separate Modules
12.2.1 Improved Property Land Uses
12.2.1.1 Improved Residential Land Uses
12.2.1.1.1 Detached Single-Family Residential
Detached Single-Family Residential will represent the bulk of the residential
development in Sedona Trails, particularly in Module I. This category includes traditional
single-family homes as well homes on smaller lot sizes that are frequently referred to as
townhomes, villas, patio homes, zero lot line homes cluster housing or similar
descriptors. The distinguishing factor in this category of residential dwelling is that it is
free-standing and does not share a common or party wall with another independent
residential dwelling.
DSFR(1): This category represents lots which will be improved with a detached
single-family residence with a lot size that is no less than 5,500 square
feet with a minimum Front Footage of 50’. The minimum Dwelling Size
will be 1,400 square feet and the maximum dwelling size will be 3,300
square feet. Lots designated as DSFR(1) shall comply with Architectural
Standard DSFR(1) and each lot shall have an DUE of One (1) per
lot/dwelling.
DSFR(2): This category represents lots which will be improved with a detached
single-family residence with a lot size that is no less than 7,200 square
feet with a minimum Front Footage of 60’. The minimum Dwelling Size
will be 1,600 square feet and the maximum dwelling size will be 3,800
square feet. Lots designated as DSFR(2) shall comply with Architectural
Standard DSFR(2) and shall have an DUE of One (1) per lot/dwelling.
DSFR(3): This category represents lots which will be improved with a detached
single-family residence with a lot size that is no less than 8,400 square
feet with a minimum Front Footage of 70’. The minimum Dwelling Size
will be 1,800 square feet and the maximum dwelling size will be 4,200
square feet. Lots designated as DSFR(3) shall comply with Architectural
Standard DSFR(3) and shall have an DUE of One (1) per lot/dwelling.
DSFR(4): To be provided in later PDD Amendments.
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DSFR(5): To be provided in later PDD Amendments.
DSFR(6): To be provided in later PDD Amendments.
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
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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.
Neighborhood Services District (NS):
Intended to provide suitable areas for the development of certain limited service and
retail uses in proximity to residential neighborhoods in order to more conveniently
accommodate the basic everyday retail and service needs of nearby residents.
Such uses occur most often on the periphery of established neighborhoods at the
intersection of collectors and minor arterials, and are generally on sites of
approximately one (1) to three (3) acres in size. These developments are to have
generous landscaping and contain non-residential uses, which do not attract long
distance traffic trips. This District should be properly buffered from residential uses
and protected from pollution and/or environmental hazards.
General Business District (GB):
Intended to provide suitable areas for the development of non-residential uses
which offer a wide variety of retail and service establishments that are generally
oriented toward serving the overall needs of the entire community, including, but not
limited to retail, office, services, restaurant, self-storage, and similar uses . These
businesses are usually located on appropriately designed and attractively
landscaped sites and along principal transportation corridors.
General Business District-2(GB-2):
Intended to provide suitable areas for the development of non-residential and light
industrial uses that offer a wide variety of retail and service establishments that are
generally oriented toward serving the overall needs of the entire community. These
businesses are usually located on appropriately designed and attractively
landscaped sites and along principal transportation corridors. These facilities should
not emit dust, odor, smoke, gas or fumes, or any other hazardous elements, which
are detectable beyond the boundary of the property. Due to the traffic generated by
such uses, these districts should be located on arterial streets. In reviewing the
proposed development, other infrastructure considerations such as water, electric,
sewer, gas and fire line pressure should be taken into account. Where several lots
are to be jointly developed as a light manufacturing area, restrictive covenants and
development restrictions encouraging high-level design and maintenance are
encouraged.
Manufacturing District-Light (M-1):
Intended to provide a suitable area for the development of light industrial, assembly
and manufacturing, warehouse and distribution facilities. These facilities should not
emit dust, odor, smoke, gas or fumes, or any other hazardous elements, which are
detectable beyond the boundary of the property. Due to the traffic generated by
such uses, these districts should be located on arterial streets. In reviewing the
proposed development, other infrastructure considerations such as water, electric,
sewer, gas and fire line pressure should be taken into account. Where several lots
are to be jointly developed as a light manufacturing area, restrictive covenants and
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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 City for public use such as parks and
recreation, and land designated and dedicated to the City as a greenbelt.
Religious Worship (RW):
Intended to identify and provide a zoning classification for recognized and qualifying
churches, mosques, temples and other facilities primarily dedicated to religious
worship and associated congregational activities.
12.2.2 Unimproved Property Land Use
Unimproved Property Land Uses include:
Parks: Areas which are to be developed and dedicated to a governmental
entity as parkland as defined in Section 10.
Athletic Fields: Property developed as soccer fields, baseball fields and similar
uses which may also qualify as Parks or HOA Property.
Open Land: Areas which are open and natural and which have not been
disturbed but which may be Parks or HOA Property
HOA Property: Areas owned by the HOA and which may include entry features,
landscaped boulevard areas, swimming pool areas, athletic fields,
HOA amenity areas.
Cemetery: Land dedicated to burial interment and is regulated by the Sedona
Trails PDD 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
Infrastucture Standards, Section 8.
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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
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
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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 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
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Land Use Dimensional Requirements.
Minimum Setback (Ft.)Misc. Requirements
Use Category
Detached Single Family Residential
DSFR(1)5,500 50 110 TBD 5 5 TBD TBD 2 38 65%1
DSFR(2)7,200 60 120 TBD 5 5 TBD TBD 2 38 65%1
DSFR(3)8,400 70 120 TBD 5 5 TBD TBD 2 38 65%1
DSFR(4)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(5)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(6)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(7)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(8)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(9)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
Attached Single Family Residential
ASFR(1)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
ASFR(2)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
ASFR(3)TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD
Multistory Attached Single Family Residential
MF(1)TBD TBD TBD TBD TBD TBD TBD TBD TBD 60 85%0.6
MF(2)TBD TBD TBD TBD TBD TBD TBD TBD TBD 60 85%0.6
Improved Property Land Use - Non-Resid.
Office/Professional 6,000 60 100 25 25 0 25 0 TBD 50 80%TBD
Neighborhood Svcs.10,000 100 100 25 25 0 25 0 TBD 50 80%TBD
General Business 10,000 100 100 25 25 0 25 0 TBD 120 80%TBD
General Business 2 10,000 100 100 25 25 0 25 0 TBD 120 80%TBD
Light Mfg.10,000 100 100 25 25 0 50 0 TBD 120 80%TBD
Heavy Mfg.10,000 100 100 25 25 0 50 0 TBD 120 80%TBD
Public Use District 10,000 100 100 25 25 0 15 0 TBD 50 80%TBD
Religious Worship 10,000 100 100 25 25 0 25 0 TBD 100 80%TBD
*Note: 15 ft. minimum set back for one (1) story houses.
Min. Lot Size and
Dimensions
Area Sq.
Ft.
Width
Ft.
Depth
Ft.
Front
Ft.
Side Ft. -
Resid.
Side Ft.
Non-Resid.
Rear Ft.
Resid
Rear Ft.
Non
Resid
Min. Off-
Street Pkg
Max. Height
(Ft.)
Max.
Imperv
Cover
DUE
Allocation
Improved Property Land Use - Resid.
Overall Project Area Module I Module II Module III
Aggregate DUE Total 2600 520 1380 700
Min. Max Min. Max Min. Max Min. Max
Residential
Detached Single Family Residential
DSFR(1)TBD TBD 208 442 TBD TBD TBD TBD
DSFR(2)TBD TBD 78 338 TBD TBD TBD TBD
DSFR(3)TBD TBD 0 130 TBD TBD TBD TBD
DSFR(4)TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(5)TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(6)TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(7)TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(8)TBD TBD TBD TBD TBD TBD TBD TBD
DSFR(9)TBD TBD TBD TBD TBD TBD TBD TBD
Attached Single Family Residential
ASFR(1)TBD TBD TBD TBD TBD TBD TBD TBD
ASFR(2)TBD TBD TBD TBD TBD TBD TBD TBD
ASFR(3)TBD TBD TBD TBD TBD TBD TBD TBD
Multistory Single Family Residential
MSR(1)TBD TBD TBD TBD TBD TBD TBD TBD
MSR(2)TBD TBD TBD TBD TBD TBD TBD TBD
Non-Residential (allocated by acreage)
Office/Professional TBD TBD TBD TBD TBD TBD TBD TBD
Neighborhood Svcs.TBD TBD TBD TBD TBD TBD TBD TBD
General Business TBD TBD TBD TBD TBD TBD TBD TBD
General Business 2 TBD TBD TBD TBD TBD TBD TBD TBD
Light Mfg.TBD TBD TBD TBD TBD TBD TBD TBD
Heavy Mfg.TBD TBD TBD TBD TBD TBD TBD TBD
Public Use District TBD TBD TBD TBD TBD TBD TBD TBD
Religious Worship TBD TBD TBD TBD TBD TBD TBD TBD
Unimproved (allocated by acreage)
Aggregate Total 200 Ac. NA
NA NA NA NA NA NA
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 charettes to craft a community vision and to set the architectural
and design criteria for the single-family residences which will make up Module I.
Integrating the Architectural Standards for the residences with the Community and Public
Amenity Standards will offer a community with common themes and elements which will
bind it together.
There are a number of considerations in establishing Architectural Standards which will
ensure consistency and quality. The following summarizes a number of items which are
important considerations to be evaluated and incorporated into the Residential
Architectural Standards:
Plan Repetition
Frequency of repetition of identical or similar house plan within defined
area
Exterior Building Materials
Allowable
Prohibited
Required
Masonry Requirements
First Story
Second Story
Types allowed or prohibited
Foundations
Concealment of exposed foundations
Fencing
Height
Mandatory or Optional
Location
Materials (Allowed and Prohibited)
Corner Lots
Gates
Rear Residential Gates into Greenbelt
Other gates into residential fenced yards
Roofs
Acceptable pitch
Prohibited roof styles
Materials (allowed and Prohibited)
Setbacks
Front and Rear
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One story and two story residences
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
Allowed/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
Types Allowed/Prohibited
13.2 Standards: Module II
13.3 Standards: Module III
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14. Conceptual Master Plan and Design Standards – Special Exceptions
Purpose and Overview
The Sedona Trails PDD, as amended, includes significant obligations and commitments
for improvements, open space, trail systems and other public benefits as part of the
overall development. The Sedona Trails PDD incorporates obligations for “must-build
roads” and “must-build trails” which ensure that the Conceptual Master Plan will be
honored and that the integrity of the overall development will be maintained. Community
and Public Amenity Standards and Architectural Standards will establish the high level
and quality of the improvements to be constructed in Sedona Trails As a result of these
significant commitments, the Sedona Trails PDD includes significant flexibility to the
Developer to adjust future land use to accommodate changes in market conditions,
consumer demand and other factors.
Circumstances may arise in the future which make exceptions to the requirements or
obligations of Sedona Trails PDD appropriate or necessary (“Special Exceptions”). A
Special Exception shall be a circumstance or condition in which the Developer desires
relief from a requirement or obligation of the Sedona Trails PDD, including Design
Standards and applicable portions of the UDC.
Categories of Special Exceptions
Special Exceptions may fall into categories which will determine the resolution and
granting of a Special Exception:
Special Exceptions which affect the entire Sedona Trails PDD area (“Overall
Special Exception”)
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”)
o Major Special Exception
o 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:
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
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o Changes of less than 10% as to amount or location of any Mandatory
Element
o Any Limited Special Exception
o Any change to the POA, CCRs or ACC standards
o 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, then, in that event, 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 to the Planning and Zoning Commission for review and
approval.
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.
Any determination by the City Council shall be considered final and determinative.
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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.