HomeMy WebLinkAboutMay 05, 2014 Agenda
AGENDA
CITY OF DENTON CITY COUNCIL
May 5, 2014
After determining that a quorum is present, the City Council of the City of Denton, Texas will
convene in a Work Session on Monday, May 5, 2014 at 11:30 a.m. in the North Branch Meeting
Room at the North Branch Library, 3020 N. Locust Street, Denton, Texas at which the following
items will be considered:
1.Receive a report,hold a discussion, and give staff direction about the Rayzor Ranch
mixed-use development, including information regarding the overlay district and design
standards for the project, and the economic impact of the project.
2.Receive a report and participate in a tour of The Forge, Denton Public Library’s new
technology makerspace located within North Branch Library.
Following the completion of the tour of The Forge, the City Council will convene in a Closed
Meeting to consider specific items when these items are listed below under the Closed Meeting
section of this agenda. The City Council reserves the right to adjourn into a Closed Meeting on
any item on its Open Meeting agenda consistent with Chapter 551 of the Texas Government
Code, as amended, or as otherwise allowed by law.
1.Closed Meeting
A.Consultation with Attorneys – Under Texas Government Code Section 551.071.
1.Consult with and provide direction to City’s attorneys regarding legal
issues and strategies associated with Gas Well Ordinance regulation of gas
well drilling and production within the City Limits and the extraterritorial
jurisdiction, including Constitutional limitations, statutory limitations
upon municipal regulatory authority, statutory preemption and/or impacts
of federal and state law and regulations as it concerns municipal
regulatory authority and matters relating to enforcement of the ordinance.
C E R T I F I C A T E
I certify that the above notice of meeting was posted on the bulletin board at the City Hall of the
City of Denton, Texas, on the ________day of ___________________, 2014 at ________o'clock
(a.m.) (p.m.)
____________________________________
CITY SECRETARY
NOTE: THE NORTH BRANCH LIBRARY IS ACCESSIBLE IN ACCORDANCE
WITH THE AMERICANS WITH DISABILITIES ACT. THE CITY WILL PROVIDE SIGN
LANGUAGE INTERPRETERS FOR THE HEARING IMPAIRED IF REQUESTED AT
LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING. PLEASE CALL THE
CITY SECRETARY'S OFFICE AT 349-8309 OR USE TELECOMMUNICATIONS DEVICES
FOR THE DEAF (TDD) BY CALLING 1-800-RELAY-TX SO THAT A SIGN LANGUAGE
INTERPRETER CAN BE SCHEDULED THROUGH THE CITY SECRETARY’S OFFICE.
AGENDA INFORMATION SHEET
AGENDA DATE:
May 5, 2014
DIVISION:
Planning and Development
ACM:
John Cabrales, Jr.
SUBJECT
Receive a report,hold a discussion,and give staff directionabout the Rayzor Ranch mixed-use
development, including information regarding the overlay district and design standards for the
project, and the economic impact of the project.
BACKGROUND
RED Development iscurrentlymoving forward with development application submittals for
portions of their 99 acres within Rayzor Ranch South’s 239 acres. This area is more commonly
known as Town Center RR-1 and South RR-2 of the Rayzor Ranch Town Center. These
applications will include preliminary and final plats, construction plans and site plans.
Through the overlay amendment in 2010 (OrdinanceNumber2010-158), the applicant divided
the southern tract into three subdistricts: Town Center (RR-1), South RR-2 and the South Mixed-
Use area. The request included land uses regulations, architectural, landscape and signage
guidelines for the Town Center (RR-1) and South RR-2 area. The regulations and guidelines for
the South Mixed Use area, excluding the 4.1 acres at the northeast corner of Interstate Highway
35 and Scripture Street, will be requested at a later date.The regulations and guidelines for 4.1
acres at the northeast corner of Interstate Highway 35 and Scripture Street were approved by
City Council byOrdinance Number2011-225.
The applicant’s intent is to develop approximately 1,000,000 square feet of commercial uses
within the 99 acres which would include the Town Center (RR-1), standalone retail, restaurants
and grocery store uses within the South RR-2 area. The area designated as Town Center (RR-1)
also seeks to develop as an internally focused lifestyle center along a spine road.
A children’s hospital is proposed along Scripture Street and one gas well pad is near the
intersection of Scripture Street and Bonnie Brae(South Mixed Use area). The gas well was
approved through Specific Use Approval (S09-0006, Ordinance Number2009-257).
The applicant is entitled to develop approximately 185 single-family detached units, 496 single-
family attached units (townhomes) and up to 1,800 multifamily units within the 239 acres of
Rayzor Ranch South.Also included isapproximately 18.21 acres of park land that will feature a
15-acre central park that is planned to contain an outdoorentertainment facility and a museum.
Agenda Information Sheet
May 5, 2014
Page 2of 5
Most recently, RED Development has sought and received approval for a 42,000 sq. ft. movie
theater within the Town Center by the Planning and Zoning Commission (P&Z) onApril 9,
2014. There is also an overlay amendment request that will go before the P&Z at their meeting
on May 7, 2014.
The first part of theamendment is the applicant’s(Allegiance Hillview, LP) proposalto create a
subdistrictwithin an existing subarea of the Rayzor Ranch Marketplace. Rayzor Ranch
Marketplace is platted as Rayzor Ranch North and consists of approximately 170 acres at the
northwest corner of U.S. 380 (W. University Drive) and Bonnie Brae Street. It is divided into
three existing subareas: RR-3, RR-2 and Residential (NRMU-12 and NR-3). There are
development standards relative to architectural, landscape and signage for the RR-3 and RR-2
subareas. The Residential (NRMU-12 and NR-3) has yet to be defined.
The RR-2 subarea does not permit Quick Vehicle Servicing or Vehicle Repair asa use within its
boundaries. The property owner is requesting that a subdistrict(RR-2a) within subarea RR-2 be
created to allow for both of these uses. The proposed subdistrictwill be limited to lots 1R and
3R of Rayzor Ranch North Addition.
The second part of theamendment isarequestby the owner of Rayzor Ranch Town Center(DB
Denton II, LLC)for an exemption from Denton Development Code (DDC) Section 35.18.2.A.1
and 35.18.2.A.2, which requires Planning and Zoning Commission approval of a Final Plat and
Construction Plans, if applicable, prior to issuance of a Clearing and Grading permit. This will
allow the developer to mass clear and grade at one time,as individual site plans and plats move
forward through the development approval process at their own pace. Currently, a Clearing and
Grading permit requires final plat approval for all areas proposing land disturbing activity.
There has been some discussion of development quality built into the Rayzor Ranch Overlay
District and if through amendments and subsequent revisions, the intent of the Overlay District is
being diminished. Refer to Exhibits 2, 4 and 5 to read the exhibits attached to the Overlay
ordinance thatstaff utilizes to evaluate new ground-up construction proposed within the
Marketplace. They are vague in most instances and require continual staff interpretation for
implementation. A comparison is provided in Exhibit 2 of the Architectural Guidelines required
for the areas within Marketplace.
PRIOR ACTION/REVIEW
1.December 6, 2006,Planning and Zoning Commission Work Session Regarding Proposed
Mobility Plan Amendment for Rayzor Ranch.
2.January 10, 2007,Planning and Zoning Commission Public Hearing RegardingProposed
Mobility Plan Amendment for Rayzor Ranch (The Commission recommended approval
(7-0).
3.February 20, 2007,City Council Public Hearing Regarding Proposed Mobility Plan
amendment for Rayzor Ranch (The Council approved 7-0).
4.February 21, 2007,Planning and Zoning Commission Work Session Regarding Northern
Tract Comprehensive Plan Amendment.
Agenda Information Sheet
May 5, 2014
Page 3of 5
5.February 28, 2007,Planning and Zoning Commission Work Session Regarding Proposed
Rayzor Ranch Overlay District.
6.March 7, 2007,Planning and Zoning Commission Work Session Regarding Proposed
Rayzor Ranch Overlay District.
7.March 14, 2007,Planning and Zoning Commission Work Session and Public Hearing
Regarding Northern Tract Comprehensive Plan Amendment and First Phase of Rayzor
Ranch Overlay District (The Planning and Zoning Commission recommended approval
(7-0).
8.March 27, 2007,City Council Public Hearing Regarding Northern Tract Comprehensive
Plan Amendment and First Phase of Rayzor Ranch Overlay District (The City Council
Approved 7-0).
9.April 2, 2007,City Council Work Session Regarding Southern Tract Comprehensive
Plan Amendment and Remaining Phases of Rayzor Ranch Overlay District.
10.April 18, 2007,Planning and Zoning Commission Regarding Work Session Regarding
Southern Tract Comprehensive Plan Amendment and Remaining Phases of Rayzor
Ranch Overlay District.
11.May 9, 2007,Planning and Zoning Commission Work Session and Public Hearing
Regarding Southern Tract Comprehensive Plan Amendment and Second Phase of Rayzor
Ranch Overlay District and Rezoning. (The Commission recommended approval 7-0).
12.May 15, 2007,City Council Public Hearing Regarding Completion of the Comprehensive
Plan Amendment and Second Phase of Rayzor Ranch Overlay District(CityCouncil
Approved 7-0).
13.November 28, 2007,Planning and Zoning Commission Work Session and Public Hearing
Regarding Third Phase of Rayzor Ranch Overlay District and Rezoning. (The
Commission recommended approval 6-0).
14.January 8, 2008,City Council Public Hearing Regarding Third Phase of Rayzor Ranch
Overlay District and Rezoning (City Council Approved 7-0).
15.March 26, 2008,Planning and Zoning Commission Public Hearing Regarding
Amendment to Design Standards of the Rayzor Ranch Overlay District for ProposedBest
Buy Elevation. (The Commission tabled the item).
16.April 9, 2008,Planning and Zoning Commission Public Hearing RegardingAmendment
to Design Standards of the Rayzor Ranch Overlay District for Proposed Best Buy
Elevation. (The Commission recommended denial, 3-2, item was not appealed to City
Council).
17.April 23, 2008, Planning and Zoning Commission approved a variance to Subchapter
35.20.4.G of the Denton Development Code regarding separation of driveways.(The
Commission approved 7-0).
18.June 11, 2008,Planning and Zoning Commission Work Session and Public Hearing
regarding establishment of a Special Sign District.(The Commission approved 6-0).
19.June 17, 2008,City Council Work Session Regarding Multiple Rayzor Ranch Issues and
Public Hearing RegardingEstablishment of a Special Sign District. (The Council
approved).
20.September 24, 2008,Planning and Zoning Commission Work Session Regarding
Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch
Special Sign District.
Agenda Information Sheet
May 5, 2014
Page 4of 5
21.October 7, 2008,City Council Work Session Regarding Proposed Amendments to the
Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District.
22.October 8, 2008,Planning and Zoning Commission Work Session Regarding Proposed
Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign
District.
23.October 22, 2008,Planning and Zoning Commission Public Hearing Regarding Proposed
Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign
District.
24.November 4, 2008,City Council Public Hearing Regarding Proposed Amendments to the
Rayzor Ranch Overlay District.
25.December 9, 2008,City Council WorkSession Regarding Trade Dress.
26.December 9, 2008,City Council Public Hearing Regarding Rayzor Ranch Sign District
amendments to permit four detached pylon signs within the Northern Tract.
27.February 3, 2009,City Council Work Session Regarding Proposed Amendments to the
Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District.
28.April 22, 2009,Planning and Zoning Commission Work Session and Public Hearing
Regarding Amendment authorizing limited administrative authority by the City Manager.
29.May 5, 2009,City Council Public Hearing Regarding Amendment authorizing limited
administrative authority by the City Manager.
30.May 6, 2009,Planning and Zoning Commission Work Session and Public Hearing
Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor
Ranch Special Sign District.
31.May 20, 2009,Planning and Zoning Commission Work Session and Public Hearing
Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor
Ranch Special Sign District.
32.June 16, 2009,City Council Work Session Regarding Proposed Amendments to the
Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District.
33.July 21, 2009,the City Council approved an amendment to the Rayzor Ranch Overlay
District and the Rayzor Ranch Special Sign District.
34.October 6, 2009,City Council approved an SUP to allow for gas well drilling and
production on approximately 3 acres at the southeast corner of BonnieBrae Road and
Scripture Street.
35.April 6, 2010,City Council Work Session regarding proposed amendments to the Rayzor
Ranch Overlay District, specifically the south side.
36.April 14, 2010,Planning Zoning Commission Work Session regarding proposed
amendments to the Rayzor Overlay District, specifically the south side.
37.June 15, 2010,City Council approved the following for the entire RROD and specifically
the Southern tract:
a.Modifying certain previously approved development standards;
b.Proposing an increase to Multi-family density on the Southern Tract;
c.Replacing the previously approved Master Site Plan with a Conceptual/Schematic
Plan on the Southern Tract;
d.Amending and adding definitions to land uses on the Southern Tract;
e.Amending and defining landscape guidelines on the Southern Tract;
Agenda Information Sheet
May 5, 2014
Page 5of 5
f.Amending and defining architectural guidelines on the Southern Tract, and
g.Amending and defining signage guidelines on the Southern Tract.
38.October 4, 2011,Planning andZoning Commission recommended approval of proposed
architectural, landscape and signage standards for 4.1 acres located at the northeast corner
of I-35 and Scripture Street.
39.November 1, 2011, City Council approved architectural, landscape and signagestandards
for 4.1 acres located at the northeast corner of I-35 and Scripture Street.
40.April 9, 2014, Planning and Zoning Commission approved a site plan for a 42,000 sq. ft.
movie theater with associated plaza and pedestrian space, parking and drive-aisles on
approximately 5.22 acres within RR-1area of the Town Center.The subject site is the
proposed Lot 20 of the Rayzor Ranch Town Center Addition, approximately 364 feet east
of I-35 Frontage Road and north of the proposed Linden Drive.
41.April 9, 2014, Planning and Zoning Commission opened the public hearing for Z13-0013
and continued consideration of the Overlay Amendment request to a date certain of May
7, 2014.The first part of the amendment is to create a subdistrictwithin an existing
subarea of the Rayzor Ranch Marketplace to permit Quick Vehicle Servicing or Vehicle
Repair as a use within its boundaries. The second part of the amendment is to allow the
owner of Rayzor Ranch Town Center (DB Denton II, LLC) exemption from Denton
Development Code Section 35.18.2.A.1 and 35.18.2.A.2, which requires Planning and
Zoning Commission approval of a Final Plat and Construction Plans, if applicable, prior
to issuance of a Clearing and Grading permit.
EXHIBITS
1.Brief History of Rayzor Ranch Development
2.Comparison of Marketplace Architectural Standards
3.Ordinance 2010-158 with Exhibit B-1 through B-5
4.Ordinance 2010-158,Exhibit C, Marketplace Architectural Standards
5.Ordinance 2010-158, Exhibit C-1, Town Center and South RR-2 Architectural Standards
Respectfully submitted:
Brian Lockley, AICP, CPM
Prepared by:
Planning and Development Director
Erica Marohnic, AICP
Planning Supervisor
Exhibit 1
Brief History of Rayzor Ranch Development
March 27, 2007
On, the City Council approved a Comprehensive Plan amendment for the
Northern Tract from “Neighborhood Centers”, “Existing Land Use” and “Community Mixed
Use Centers” land use designations to “Regional Mixed Use Centers” and “Neighborhood
Centers” land use designations. The Council also approved the first phase of the Rayzor Ranch
Overlay District for the entire 410 acre Rayzor Ranch site and a rezoning of 53.65 acres of the
Northern Tract from Neighborhood Residential Mixed Use 12 (NRMU-12), Neighborhood
Residential Mixed Use (NRMU) and Community Mixed Use General (CM-G) zoning districts to
a base zoning district of Regional Center Commercial Downtown (RCC-D) as modified by the
Overlay District.
Of Note - Automotive Uses within Subarea 2 (RR-3) allowed “Gas Station” by right,
however, “Auto and RV Sales” was expressly prohibited.
May 15, 2007
On, the City Council approved a Comprehensive Plan amendment for the
Southern Tract from “Neighborhood Centers” to “Regional Mixed Use Centers” and
“Neighborhood Centers” land use designations. The Council also approved the second phase of
the Rayzor Ranch Overlay District which amended the standards of the District and provided for
a zoning change on approximately 223 of the total 410 acres of land from Neighborhood
Residential 6 (NR-6), Neighborhood Residential Mixed Use 12 (NRMU-12), Neighborhood
Residential Mixed Use (NRMU) and Community Mixed Use General (CM-G) zoning districts to
a base zoning district of Regional Center Commercial Downtown (RCC-D). The zoning change
request included approximately 53 acres within the Northern Tract and 170 acres within the
Southern tract.
Of Note -: Automotive Uses, “Quick Vehicle Servicing” allowed by-right. Its definition
precludes outside storage of automobiles or materials as well as the sale of motor
vehicles. All other uses prohibited. Automotive uses not allowed by right in other RCC-D
subareas.
January 8, 2008
On, the City Council approved the third phase of the Rayzor Ranch Overlay
District which amended the standards of the District and provided for a zoning change on
approximately 87 of the total 410 acres of land within the District from Neighborhood
Residential 6 (NR-6) and Neighborhood Residential Mixed Use (NRMU) districts to base zoning
districts of Regional Center Commercial Downtown (RCC-D) and Neighborhood Residential
Mixed Use (NRMU). The amended standards were as follows:
1. Permitted single family detached (up to 185 units), single family attached (up to 496
units), multifamily (up to 750 units) and office uses in the Southern Tract subject to
conditions that would require phasing of multifamily to ensure a mixed use project was
developed.
Of Note – Within the Town Center, Subarea 2 (zoned
RCC-D, definition of “Big
House” introduced.
2. Corrected the zoning boundary description to match subsequent plats.
3. Replaced the Master Site plan with the most updated version to reflect the latest
development layout.
4. Added language that clearly defined maintenance of private areas by a Homeowners
Association or a Property Owners Association.
5. Ensured all ordinance exhibits are correct.
6. Corrected conflicting language between wood fence and masonry wall requirements as
they are located behind the large retail boxes.
7. Delayed requirement to install buffer landscaping on Bonnie Brae until after DME
substation and a proposed 36” waterline have been completed.
8. Allowed residential phases to move forward conceptually, required detailed site plan at
a later time.
9. Required Specific Use Permits for all gas well development.
April 9, 2008
On, the Planning and Zoning Commission was asked to consider an amendment to
the development standards of the Overlay District. The applicant requested to amend the
architectural standards to permit construction of a proposed Best Buy retail store that would be
designed with architectural elements that were not in compliance with the District.
During the entitlement phase of this development staff had noted on several occasions that this
project would be designed with a central architectural theme and vernacular that would unify the
Town Center and Marketplace and provide a color palette that would limit the permissible
colors. Staff felt that it was imperative to maintain the integrity of the established guidelines. The
Planning and Zoning Commission recommended denial of the request and the item was not
appealed to City Council.
November 4, 2008,
Onthe City Council approved the fourth phase of Rayzor Ranch which
amended the development standards and exhibits of the Rayzor Ranch Overlay District and the
Rayzor Ranch Special Sign District. The amended standards are summarized as follows:
1. All references to required drainage improvements within North Lakes Park were
removed, including payment of a $250,000 park improvement fee.
2. The tree mitigation requirements were modified such that the overall tree mitigation
and landscaping percentages were not impacted.
3. Architectural standards were modified to reflect a recent push to develop more hospital
and medical related uses on the Southern Tract south of the proposed Panhandle Drive
and north of Scripture Street.
4. Allowed architectural accent and accent colors on buildings that are consistent with a
“Signature Trade Dress” for a specific user as long as the element is part of the user’s
National Trade Dress and the overall building architecture still meets the Rayzor Ranch
standards.
5. Updated the transportation requirements to reflect current construction planning.
6. Updated the Rayzor Ranch Special Sign District to permit four detached pylon signs
within the Northern Tract along I-35, U.S. 380 and Bonnie Brae.
May 5, 2009
Onthe City Council approved an amendment to Section 35.7.13.9 of the Rayzor
Ranch Overlay District that authorizes limited administrative authority by the City Manager to
consider staff recommended architectural changes that are deemed to be essential to the viability
of the project without jeopardizing the overall architectural theme and compatibility of Rayzor
Ranch.
Proposed architectural deviations will not be allowed to promote a design that is fundamentally
inconsistent with the overall site design aesthetic or unique attributes of Rayzor Ranch. Staff will
be requesting that proposed deviations be mitigated or offset with complementary public space
enhancements, much like the concept of an Alternative Development Plan.
May 20, 2009
On, the Planning and Zoning Commission recommended approval of the
following:
1. Additional language for the Architectural Guidelines section of the Overlay District.
These provisions will focus on the commercial development outside of the three “big
boxes” (Sam’s, Wal-Mart and Lowes) north of U.S. 380.
2. Additional language regarding landscaping and a detailed landscape plan for the area
north of U.S. 380.
3. Additional language and exhibits for the Rayzor Ranch Special Sign District. The
Commission tabled the following items for future consideration:
4. Replacing the Master Site Plan and Concept Plan with a conceptual plan that allows
shifting of buildings and minor modifications without going through a full amendment
procedure.
5. Proposed uses along the I-35 corridor south of U.S. 380 and corresponding changes to
the Overlay District subarea map as well as a new definition for the use “Townhouse”.
July 21, 2009
On, the City Council approved an amendment to the Rayzor Ranch Overlay
District, providing additional language for the Architectural Guidelines section with focus on the
commercial development outside of the three “big boxes” (Sam’s, Wal-Mart and Lowes) north of
U.S. 380. Additional language regarding landscaping and a detailed landscape plan for the area
north of U.S. 380. Additional language and exhibits for the Rayzor Ranch Special Sign District.
The Commission tabled the following items for future consideration.
October 6, 2009
On,the City Council approved an SUP to allow for gas well drilling and
production on approximately 3 acres at the southeast corner of Bonnie Brae Road and Scripture
Street.
June 15, 2010
With adoption of Ordinance No. 2010-158 on , the City Council approved the
following amendments to the Overlay District as it relates to the south side:
1.Modified certain previously approved development standards.
2.Increased Multi-family density on the Southern Tract from 750 to 1,800 units.
3.Replaced the previously approved Master Site Plan with a Conceptual/Schematic Plan on
the Southern Tract.
4.Extended site plan approval from residential development by the P&Z to multifamily
development to be approved by the City Council and all other development to be
approved by the P&Z.
5.Amended and added definitions to land uses on the Southern Tract.
6.Amended and defined landscape, architectural and signage guidelines for areas RR-1 and
RR-2 of the Town Center.
7.Provided a placeholder for Multifamily design standards on the Southern Tract; only
speaks to Parking, Service, Loading and Storage Areas, Site Lighting, Site Perimeter
Wall and Fence and Air Condition Compressors and Utility Meter locations.
8.Exhibits C-2, D-2 and E-2 for South Mixed Use area (everything outside of Town
Center) architectural, landscape and signage standards are left as a place holder and to be
incorporated later.
November 1, 2011
On, the City Council approved Architectural, Landscape and Signage
standards for Lot 4, Block 1 of the Rayzor Ranch South Addition (4.1 acres at the northeast
corner of I-35 and Scripture Street and set forth placeholders from Ord. 2010-158 still held for
South Mixed Use Area Architectural (Ex D-2b) and Sign (Ex E-2b) Standards, to incorporate at a
later date.
Of Note – Lot 4, Block 1 of the Rayzor Ranch South Addition requires 28% Open Space
(Ex D-2a), compared to 21% in the Marketplace tract (Ord. 2009-169)
List of Ordinances:
.
1.Ord. No. 2007-067
2.Ord. No. 2007-068
3.Ord. No. 2007-109
4.Ord. No. 2007-110
5.Ord. No. 2008-018
6.Ord. No. 2008-284
7.Ord. No. 2008-316
8.Ord. No. 2008-319
9.Ord. No. 2009-117
10.Ord. No. 2009-169
11.Ord. No. 2010-158
12.Ord. No. 2011-225
Exhibit 2
Comparison of Marketplace Architectural Standards
RR-2RR-3
(Junior Anchors) (Wal-Mart & Sam’s Club)
Article 1 Article 2
A)OrientationA)Orientation
1) Building frontages greater than 100 feet in 1)Architectural features on building
length shall have vertical and horizontal façade facades that are visible from I-35N and
articulation and other distinctive changes in the West University Drive (excluding
building façade, such as, but not limited to, facades facing residential property that
materials, color or texture, below the sign are screened by an eight-foot fence or
band.wall and facades facing the side or rear
of property zoned and used for
2) Buildings shall incorporate some commercial purposes or industrial
combination of arcades, roofs, alcoves, purposes) shall provide the following
porticoes, canopies or awnings as a design design features: (Refer to photographs
element of the façade. in Appendix 6)
3) Loading docks, trash receptacles, storage a) Facade walls shall not have an
areas and mechanical equipment shall be uninterrupted length in excess of one
screened from public streets by evergreen hundred feet (100’). Facades to
shrubbery, trees, masonry, or concrete provide the following at intervals no
screenwall. If screening a loading dock with greater than one hundred feet (100’)
shrubbery, the shrubbery must be a minimum excluding elements provided in Item d
of five (5) feet tall at time of planting and must (Entryways) below:
comply with the planting standards set forth in i) Color change, texture change, and
the Rayzor Ranch Landscaping Guidelines. An material changes within the walls;
example of this screening can be found in ii) A change in wall plane no less than
Appendix 7. If screening trash receptacles, twelve inches (12”) in depth extending
storage areas and mechanical equipment, the a length of a minimum of twenty feet
shrubbery must be a minimum of one (1) foot (20’) and;
taller than the facility or item they are to screen iii) Variations in the top of the wall of a
at time of planting and must comply with the minimum of two feet in the height.
planting standards set forth in the Rayzor
Ranch Landscaping Guidelines. b) Top of walls shall also have
overhanging eaves or horizontal
4) Buildings shall have a design element that elements, extending no less than three
emulates at least one of the Rayzor Ranch (3) feet past the supporting walls, or
Architectural features which are in the sloped roof elements, or cornice
Ranching Heritage Architectural style. The expressions or coping detail or
features include the use of at least one of the minimum twelve inches (12”) tall.
following:
c) Facades shall also provide at least
a) Native Texas quarried natural stone or one of the following:
limestone. i) Wall plane projections or recesses
b) Sloped metal roofing to match color palate. having a depth of at least 3% of the
c) Freestanding stone element, such as length of the façade and extending at
fireplace, obelisk, or other design feature. least 20% of the length of the façade,
d) The use of shading elements, such as a not to exceed one hundred feet (100’).
canopy, portico, trellis, or awning.ii) Pilasters projecting from the plane of
the wall by a minimum of sixteen
5) On single tenant retail buildings greater than inches (16”). The use of pilasters to
20,000 sq. ft. (Junior Anchors) with facades interrupt horizontal patterns such as
that are facing U.S. 380 and Bonnie Brae, in accent banding is encouraged.
addition to the requirements set forth in iii) Canopies, awnings, or porticos
Sections 1-4 above, the building shall also projecting a minimum of six feet (6’)
include the following design elements: from the plane of the primary façade
walls.
a) Color change, texture change, and material iv) Repetitive ornamentation including
changes within the wall at intervals not to decorative applied features such as
exceed 100 feet.wall-mounted light fixtures or applied
materials. Repetitive ornamentation
b) At least one change in wall plane not less shall be located with a maximum
than 12 inches in depth and extending a spacing of fifty feet (50’).
minimum of 10 feet. See Appendix 6 for an v) Faux window/framed elements.
example.
d) Each large retail establishment on a
c) At least one variation in the top of wall, a site shall have clearly defined, highly
minimum of two feet (2’) in height and be a visible customer entrances. Stone is
minimum of two feet (2’) wide. See Appendix required to be used as a major portion
6 for an example.of the wall material at each customer
entrance.
d) Overhanging eaves or horizontal elements,
sloped roof elements, or cornice expressions or e) The building shall have a design
coping detail of a minimum of 12 inches tall element that emulates the Rayzor
and six inches (6”) deep. See Appendix 6 for Ranch signature feature. This includes
an example. building materials and architecturally
compatible light fixtures. This element
e) Each building shall have a clearly defined, should occur at an entryway.
visible customer entrance on one side. Stone is
required to be used as a portion of the wall 2) Architectural Features on building
material at each customer entrance. facades facing residential property that
are screened by an eight-foot tall fence
B) Building Materials or wall and facades facing the side or
rear of property zoned and used for
1) Window glass may not be flush with commercial purposes or industrial
exterior wall treatment, or if flush, shall have a purposes should have the following
surround of wood or metal frame, or wall trim elements: (Refer to photographs in
material. Appendix 5)
a) A pattern that includes all of the
2) All sides of buildings visible from the following elements at intervals of no
streets, or internal customer areas of the site, more than one hundred (100’) feet,
shall be constructed of masonry, natural stone, horizontally. The following pattern is
decorative block, concrete, stucco or other high also to occur vertically at least once
quality material customarily used for the within the height of the building, above
building style (such as natural metals or EFIS). ten feet (10’) height: Color change,
Gables, windows, doors and related trim are texture change, and a change in plane,
not included in this requirement. Wood and no less than two-feet eight inches (2’-
HDO board may be used. Acceptable material 8”) in width, such as an offset, reveal or
and color palette includes: (reference Appendix projecting pilaster with a stepped
1-4):capital or coping.
a) Native Texas quarried natural stone or
limestone of varying colors, sizes and textures; b) Variation in the top of the wall of a
b) Concrete – Architectural finish. Texture minimum two feet (2’) change in height
coated or textured and colored. at maximum of two hundred feet (200’)
c) Masonry intervals. Peaks, arches, or other
d) Porcelain Tileexpressions of the front wall form are
e) Glassencouraged and should be used.
f) Galvanized metal panels or prefinished
architectural metal panels of a gray tone, c) Top of the wall to have a cornice or
neutral or earthtone color; coping detail a minimum of twelve
g) Painted siding of a warm, neutral/earthtone inches (12”) tall.3) Sidewalk display
or gray tone color; and cart storage. Areas for customer
h) EIFS or stucco of a warm, neutral/earthtone loading or merchandise display and cart
or gray tone color; storage shall be clearly delineated and
i) Accent colors of a warm, neutral/earthtone shall not be located in front of any
range are encouraged but should be used in a customer entrances, exit door(s), or
limited manner; within fifteen feet (15’) on either side
j) Natural metals such as but not limited to zinc of the door(s).
and copper;
k) Roofing tile, metal roofing shingles and 4) Permanent outdoor display, sales and
panels, or slate in galvanized or storage. Merchandise may be stored or
natural/earthtone color. displayed for sale to customers on the
l) Natural wood, stained or painted. front or side of the buildings in
accordance with this paragraph.
3) Glass. Use of glass for displays and to i) The total square footage of all
allow visual access to interior space is permanent outdoor storage, display,
permitted. Buildings may not incorporate glass and sales areas shall be limited to 10%
for more than 70% of the building skin. of the footprint of the building, but in
no event shall exceed 20,000 square
4) Each building must incorporate some feet, except for home improvement use,
natural stone on walls visible to customers. which may not exceed 45,000 square
feet of outdoor storage and the 10%
5) Metal Roofs. Metal roofs visible from grade footprint restriction does not apply.
are permitted provided that they standing metal ii) Permanent outdoor storage, display
seam, batten seam or metal shingles. and sales shall be contiguous to the
building and shall not be permitted
within seventy-five feet (75’) of
residential property.
iii) The permanent storage, display and
sales area shall be enclosed by a
minimum eight-foot (8’) wall of
columns minimum two feet (2’) wide,
of like appearance to the building with
wrought iron or decorative tubular
fencing between, and topped by
wrought iron or tubular steel fencing.
No merchandise other than trees shall
be visible above the wall or fence. (See
Appendix 5)
iv) Seasonal outdoor display will be
allowed. Size will be limited to 11,000
square feet maximum. Dates for
outdoor display will be year round.
Merchandise may not exceed ten feet
(10’) in height except for trees.
5) Rear Storage. Bulk merchandise may
be stored behind the building. The sides
and back of the storage area shall be
screened with a chain link fence
covered with windscreen, except for
any side or back that is separated from
any residential property by an eight-
foot masonry wall and landscaped
buffer yard, in which case additional
screening is not required. Windscreen
shall be maintained in good repair and
free of tears. The rear storage area shall
not be accessible to customers.
Merchandise shall be stacked no higher
than twenty-five feet (25’) or level with
the top of the adjacent sidewall of the
building, whichever is lower, and may
not be stacked above the height of the
chain link fence.
6) Pickup and Delivery. Outdoor
storage, pickup, delivery, loading and
unloading of merchandise, equipment
or other items may not occur within one
hundred feet (100’) of residential
property. Loading docks must be
located to the side or rear of the
building unless the loading area is
completely screened from the street,
and loading docks shall be located
more than one hundred feet (100’) from
residential property except for area by
Greenway Drive which shall be seventy
five feet (75’). Pavement may be
located within one hundred feet (100’)
of residential property.
7) Trash Collection and Compaction.
Trash collection and compaction may
not occur within one hundred feet
(100’) feet of a residential or within 75
feet of Greenway Drive, and shall be
screened from public view.
8) Mechanical equipment. No
mechanical equipment may be located
within one hundred feet (100’) of a
residential lot. Mechanical equipment
shall be screened from public view on
site.
B)Building Materials
1) Fronts and street sides of buildings,
excluding windows, visible from public
right-of-way shall be non-reflective and
shall be of wood, masonry, stone,
concrete, decorative block, stucco,
HDO board or other high quality
material customarily used. For purposes
of this subsection non-reflective means
materials with exterior visible
reflectance percentages less than 27
percent.
Acceptable material and color palette
(reference Appendix 1-4):
a) Native Texas quarried natural stone
or limestone of varying colors, sizes
and textures;
b) Concrete – Architectural finish.
Texture coated or textured and colored.
c) Masonry - brick or decorative CMU.
d) Porcelain Tile
e) Galvanized metal panels or
prefinished architectural metal panels
of a gray tone, neutral or earthtone
color;
f) Painted siding of a warm,
neutral/earthtone color in accent areas
only;
g) EIFS or stucco of a warm,
neutral/earthtone color;
h) Accent colors of a warm,
neutral/earthtone range are required but
should be used in a limited manner;
i) Natural metals such as but not limited
to zinc and copper;
j) Roofing tile, metal shingles and
panels, or slate in galvanized or
natural/earthtone color.
k) Natural wood, stained or painted.
2) The use of ground mounted lighting
or pedestrian level accent lighting is
encouraged.
Article 4 Streetscape/Public Spaces
A) One square foot of Plaza or Public Space shall be required for every 10 square feet of gross
ground floor area. Plaza or Public Space may be located anywhere within Rayzor Ranch.
B) Plazas or public spaces shall incorporate at least 3 of the 5 following elements, which may be
located anywhere within Rayzor Ranch:
1) Sitting space – at least one sitting space for each 250 square feet shall be included in the Plaza.
Seating shall be a minimum of sixteen inches (16”) in height and thirty inches (30”) in width.
Ledge benches shall have a minimum depth of thirty inches (30”).
2) A mixture of areas that provide shade.
3) Trees in proportion to the space at a minimum of 1 tree per 800 square feet.
4) Water features or public art.
5) Outdoor eating areas or food vendors.
6) Planting areas in the sidewalk are encouraged. Pots or above grade planters are allowed,
minimum of 15 gallons. (Refer to photographs in Appendix 5)
C) Developments involving a gross floor area in excess of 40,000 square feet of a single user
shall have a minimum of 100 sq. ft. seating area including permanent benches along the front
sidewalk area. A minimum of one bike rack shall also be included along the storefront. Bench
and bike rack should be of an architecturally consistent design.
Article 5 Mechanical Roof Equipment Screening
All mechanical roof equipment shall be fully screened from view from public on the site or
public pedestrian spaces. Acceptable method for roof equipment is parapet height extension or
screening by slopped roof forms. Color or finish per acceptable material palette (reference
Appendix 1-4).
Article 6 Accessory Use
All accessory uses shall be architecturally compatible with the main structure.
Article 7 Drive-Through Requirements
A) Drive-through uses shall provide sufficient stacking area to ensure that public rights-of-way
are not obstructed.
B) Drive-through uses must be built as an integral architectural element of the primary structure
and use and shall include at least one (1) of the Rayzor Ranch architectural features defined in
the Rayzor Ranch Architectural Standards. The materials are to be the same as those used in the
primary structure. Drive-through structures and facilities separate from a primary structure must
be architecturally compatible with the primary structure.
C) Drive-through uses must be located to the rear or side of the structure, and buffered on the
rear and side lot lines as required in section 35.13.10. A portion of the buffer between sites can
be provided on adjacent lots.
Article 8 Light and Glare Performance Requirements
All lighting within the Rayzor Ranch development shall meet the following standards:
A) Light may not measure more than one-half (.5) foot candle of illumination at the property
line, where non-Rayzor Ranch residential adjacency exists.
B) Light standards taller than 20 feet shall be shielded or have a downward orientation to prevent
the upward diffusion of light. Light standards less than 20 feet in height do not have to be
shielded or have a downward orientation.
C) Areas designated for pedestrian use shall provide a minimum of one-half foot candle of
illumination.
\\codad\global\planning\6-9-10 rayzor exhibits\updates\rayzor ranch overlay ordinance final 7 12 10.doc
Exhibit3
Ordinance2010-158withExhibitB-1throughB-5
1
ORDINANCE NO. 2010-158 (REVISED)
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, AMENDING THE
DEVELOPMENT STANDARDS FOR THE RAYZOR RANCH OVERLAY DISTRICT BY
SUPERSEDING THE PREVIOUSLY APPROVED RAYZOR RANCH OVERLAY DISTRICT
CLASSIFICATION, AND AMENDING BY SUPERSEDURE CHAPTER 35, SUBCHAPT
7.15
OF THE CITY OF DENTON CODE OF ORDINANCES, DENTON DEVELOPMENT
CODE, SPECIAL PURPOSE AND OVERLAY DISTRICTS; PROVIDING FOR
SEVERABILITY; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF
$2,000.00 FOR VIOLATIONS THEREOF, AND PROVIDING AN EFFECTIVE DAT
WHEREAS, the owner of the property defined by the Rayzor Ranch Overlay District,
2008-018, and incorporated herein by reference
legally described in Exhibit A to Ordinance
supports the amendments described herein to the Rayzor Ranch Overlay
(the Property)
District; and
WHEREAS, Sections 35.7.1, 35.7.2, and 35.7.3 of the Denton Development Code
authorize the City Council to approve overlay districts to protect and enhance certain specific
lands and structures which, by virtue of their type or location, have characteristics which are
distinct from lands and structures outside such special districts and contain such reasonable and
necessary requirements to insure the protection and enhancement of said land and structures.
Further, the overlay districts are authorized to establish specific design standards and
development regulations to effectuate the purpose of the district; and
WHEREAS, on June 9, 2010 the Planning and Zoning Commission, conducted a public
hearing, and having found that all prerequisite requirements had been satisfied, recommended
approval of the requested zoning and code amendments; and
WHEREAS, on June 15, 2010 the City Council held a public hearing as required by law
and approved the modified Rayzor Ranch Overlay District, as amended herein; and
WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay District
serves a public purpose; and
WHEREAS, the City Council makes the following findings:
A. The changes are consistent with the Comprehensive Plan; and
B. The Rayzor Ranch Overlay District will protect and enhance the Property, which
is distinct from the lands and structures outside of the Rayzor Ranch Overlay
District, including the immediate neighborhood. NOW, THEREFORE,
1
At the June 15, 2010 City Council meeting where these revisions were discussed, the approval motion
incorporated numerous modifications that were incorporated into the final signed copy of 2010-158; however, it
was later discovered that the changes were incomplete. This revised copy incorporates the missing elements
considered and approved by the City Council at the June 15, 2010 meeting.
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1. The findings and recitations contained in the preamble of this ordinance
are incorporated herein by reference.
SECTION 2.
Chapter 35, Subchapter 7 Denton Development Code, Special Purpose
and Overlay Districts, Code of Ordinances, City of Denton, Texas is hereby amended by
supersedure of Section 35.7.13. Rayzor Ranch Overlay District, to read as follows:
35.7.15.0 Rayzor Ranch Overlay District.
The Rayzor Ranch Overlay District classification is hereby defined with respect to
2008-018.
approximately 410 acres of land, legally described in Exhibit A to Ordinance
35.7.15.1 Purpose.
The purpose of establishing the Rayzor Ranch Overlay District is to:
A. Ensure compatibility of new construction with the existing scale and
characteristics of surrounding properties; and
B. Protect and enhance specific land features which have characteristics distinct from
lands and structures outside this Special Purpose District; and
C. Provide within the Rayzor Ranch area a combination of land uses arranged and
designed in accordance with sound site planning principles and development
techniques; and in such a manner as to be properly related to each other, the
immediate surrounding area, the planned mobility system, and oth
facilities, such as water and sewer systems, parks, schools and utilities.
35.7.15.2 Application of Regulations
A. The Rayzor Ranch Overlay District shall be consistent with the Denton Plan.
B. The regulations included in this Ordinance apply to the portions of Rayzor Ranch that are
located both north and south of US 380 / West University Drive (US 380). The portion
of Rayzor Ranch north of West University Drive (US 380) is hereinafter referred to as
Rayzor Ranch Marketplace and the portion of Rayzor Ranch located south of West
University Drive (US 380) is known as the Rayzor Ranch South Campus.
C. The development regulations that are applicable to properties north of US 380, including
those that have building permits issued or in process at the date of adoption of this
ordinance (specifically Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the Rayzor Ranch North
Addition), and the
Cook Childrens tract and the Denton Municipal Electric (DME)
2
Substation tract south of US 380 are governed the regulations established in Ordinances
2008-284 and 2009-169.
D. The City rules and regulations applicable to the development of property located within
the NRMU and RCC-D zoning districts are applicable, except as otherwise provided by
this Overlay District and further restricted or excepted herein and may not be varied or
excepted other than by amendment of these standards.
E. Provisions for solid waste receptacles shall follow the City of
Criteria Manual.
F. The Rayzor Ranch Overlay District shall retain the underlying zoning district and be
noted with an overlay designation on the Official Zoning Map.
G. The Districts defined herein, may be developed in phases with any or all of the uses
allowed within the individual sub-districts. If the common amenities for future phases,
including but not limited to open spaces, landscaping and/or recreational facilities are not
yet constructed; a phasing plan shall be considered as a component of the final plat. A
phasing plan shall provide a graphic and narrative document that indicates the sequence
and time of construction, provides a description of the phasing order (e.g. 1, 2 & 3) and
includes infrastructure requirements for each phase, as amended from time to time with
approval of the City Manager.
H. Before building permits may be issued for any portion of the project, a Site Plan for that
portion of the project must be approved in conformance with this Ordinance and
applicant must demonstrate compliance with this ordinance and al
The site plan requirement does not apply to Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the
Rayzor Ranch North Addition. All other properties north of US 380 and the Cook
tract and the Denton Municipal Electric (DME) Substation tract south of US
Childrens
380 are governed by the regulations established in Ordinances 2008-284 and 2009-169
including Section 35.7.13.5 Marketplace - Subarea 2 Development Standards (RR-3, P,
and RR-2) that states in part: Permitted Uses. These uses must be located within the
Subareas as shown on the attached Exhibit B-5.
I. Development within Rayzor Ranch shall conform to the adopted Concept/Schematic
Plans -1pursuant to Section N
attached as Exhibit B to these regulations as amended
below.
J. Bubble Plan The purpose of the Bubble Plan is to show the general configura
different development areas within the subdistricts of the Rayzor Ranch South Campus.
The configuration of the Bubble Plan attached as Exhibit B-2 is general in nature and
3
does not intend to show the final configuration of roadways, property lines or utility
easements. The final boundaries for the subdistricts will be determined during the site
plan approval process.
K. Concept/Schematic Plan This plan, attached hereto as Exhibit B-1, is intended to be
used as the first step in the overlay development process. The Concept/Schematic Plan
may be amended or approved alone or in conjunction with a site plan in a public hearing
before the City Council.
1. The Concept/Schematic Plan establishes general guidelines for the district by
illustrating in graphic form both internal and external streets, thoroughfares, other
means of access, open spaces, natural resources, uses, densities, intensities and
height. The following information should be provided for a complete
Concept/Schematic Plan:
a. The date, written and graphic scale, north arrow, proposed name of the
development, key map showing the location of the development in relation to
existing streets and highways and dates of preparation and revis
b. The name and address of the property owner or owners, and the design
professional preparing the plan.
c. The names of the record owners of adjacent undeveloped and developed land.
d. Title Block containing: Proposed name of the subdivision or lot
acres in platted and unplatted land and total of those acres, su
jurisdiction (City of Denton, County of Denton, Texas, for examp
e. Acreage of the project.
f. Show and label any proposed phasing limits.
g. Survey boundaries of the project (or references to the survey).
h. Proposed general land uses and the acreage of each use including open space.
i. Proposed street layout (arterial level required, collector and local to be
developed by the applicant and reviewed by staff).
j. Development Standards:
i. Maximum height of buildings
ii. Minimum lot area
iii. Minimum lot width and depth
iv. Building setbacks
v. Maximum lot coverage
vi. Maximum floor to area ratio
4
vii. Off-street parking standards
k. 100 year floodplain, floodway and major drainage ways.
l. City limits and Extraterritorial Jurisdiction (ETJ) boundaries.
m. Zoning districts and land uses on project and adjacent lands.
n. Preliminary water and sanitary sewer layout.
L. Site Plan This plan is intended to demonstrate and confirm that the proposed phase of
the development moving towards construction complies with all of the requirements of
this Ordinance and the applicable portions of the Denton Development Code.
1. Rayzor Ranch will be developed in phases and a Site Plan must be approved for each
phase. An overall Site Plan for the entire Rayzor Ranch project is not required.
2. Site Plans for Multi-Family Dwellings shall be approved by the City Council, and
Site Plans for all other uses shall be approved by the Planning and Zoning
Commission, if they substantially conform to the Concept/Schematic Plan approved
by the City Council, after approval of the Overlay Ordinance and Concept/Schematic
Plan. If pending amendments to the Overlay District Ordinance and
Concept/Schematic Plan do not affect the development phase for which a Site Plan
has been submitted, then the Site Plan may continue through the
3. The Site Plan provides additional detail to the approved Concept/Schematic Plan by
illustrating in a graphic form internal and external streets, thoroughfares, other means
of access, open spaces, natural resources, uses, densities, intensities, height,
boundaries in a metes and bounds description, drainage facilities location, minimum
setbacks, maximum floor area ratio (FAR) of buildings; number, l
dimension of all lots, number of dwelling units and density. The following
information should be provided for a complete Site Plan:
a. Acreage in project shown by survey and certified by a registered
b. Permitted land uses and acreage of each land use;
c. Land uses and zoning of adjacent properties;
d. Drainage facilities;
e. Other existing or proposed off-site improvements as required;
f. Location, type and size of all streets, alleys, parking lots and spaces, loading
areas or other areas to be used for vehicular traffic;
5
g. Proposed access and connection to existing or proposed streets and traffic
generated by the proposed uses;
h. Non-residential: location, maximum height (in feet), minimum setbacks, and
maximum floor area ratio (FAR) of buildings;
i. Residential development must show number, location and dimension of all
lots, minimum setbacks, number of dwelling unit and density;
j. Location of all creeks, ponds, lakes, floodplain, and/or other water retention or
major drainage facilities and improvements;
k. Location size and route of all major water, wastewater, electrical lines and
other facilities necessary to serve the project;
l. Location of all protected trees (10+ inches) and a detailed land
demonstrating compliance with the approved landscape requirements for
Rayzor Ranch as set fo
r in Exhibit D;
m. Location, type and size of all fences, berms, or screening features;
n. Sidewalks or other pedestrian or bicycle access;
o. Building elevation(s); and,
p. Demonstrated compliance with the architectural standards in Exhibits C-1, C-
2, or C-3 as applicable.
M. Approval Criteria. The Planning and Zoning Commission shall approve the site plan if it
finds that:
1. The site plan substantially complies with the Concept / Schematic Plan
approved by City Council;
2. The site plan provides for a compatible arrangement of buildings
uses that would not adversely affect adjoining neighborhoods or
outside the plan;
3. The site plan provides for the adequate and safe circulation of vehicular
traffic; and
4. The plan fully complies with all other sections of this overlay district.
N. Minor Amendment. Upon recommendation of City staff, the City Ma
minor aesthetic deviations to architectural elevations and other
6
standards and details associated with the Rayzor Ranch Overlay D
protect the viability of the district as a whole.
1. Such minor aesthetic deviations shall, however, be constrained to those
which:
As mitigated in Section 35.7.15.2.N.2, below, promote and enhanc
a.
purpose of the district, as set forth in §35.7.15.1;
As mitigated in Section 35.7.15.2.N.2, below promote and enhance
b.
unique attributes of the district, as required in §35.7.1,35.7.2, and 35.7.3 of
the Denton Development Code; and
Deviate from approved site design standards and guidelines for
c.
the district, to the minimum extent necessary to accommodate
the demands of a specific commercial use whose presence is
deemed important to the success of the development as a whole.
2. The following considerations should guide the approval of a minor site
design amendment:
The deviation is necessary to accommodate standard floor plans
a.
site designs, or architectural requirements demanded by a specif
commercial use whose presence is deemed important to the
success of the development as a whole.
Such deviations may not promote a design aesthetic that is
b.
fundamentally inconsistent may not clash) with the overall
(i.e.,
site design aesthetic, or unique attributes of the district. Col
textures and materials shall at least be harmonious with those
approved in the design standards for the district, and architectural
styles may not be fundamentally inconsistent with the standards
no Greek Revival, Georgian, Roman columns, futuristic, or
(e.g.,
mid-century modern designs), except as otherwise allowed by the
limited criteria for national trade dress in Exhibit G.
Such aesthetic deviations should be mitigated or offset with
c.
complementary public space enhancements (e.g. hardscape
details, sculpture, open areas, designed to promote and enhance
the theme of the district) to the extent necessary to ensure tha
the purposes and unique attributes of the district are equaled or
enhanced overall, despite the minor aesthetic deviation in the
architectural elevation, or other site design attribute.
3. No amendment may change any use restriction or mandatory standa
this district, except to the limited degree authorized by Section 35.7.15.2.N.
7
O. Expiration of Site Plan. Any approved site plan shall be valid for twenty-four (24)
months from the date of its approval. If no construction begins pursuant to a building
permit issued for the property within the twenty-four (24) months, the site plan shall
expire and no longer be valid. The City Council may, prior to expiration of the site plans
for Multi-Family Dwellings, for good cause, extend for up to thr
days the expiration date of the site plan. The commission may, prior to expiration of all
other site plans, for good cause, extend for up to three hundred
for which the site plan is valid.
P. Appeals from Commission Action. Either the applicant or City Manager may appeal the
decision to the City Council, by filing a written request with
Commissions site plan
department within ten (10) days of the decision.
35.7.15.3 Land Divisions
The Rayzor Ranch overlay district shall be divided into two major divisions, separated generally
by US 380 (University Drive): the Rayzor Ranch Marketplace; and the Rayzor Ranch South
Campus.
A. The Rayzor Ranch Marketplace shall be divided into three subareas as depicted in
Exhibit B-5 and detailed below.
1. The Rayzor Ranch Marketplace RR-3 Area, depicted as RR-3 on Exh
RR-3
B, is intended as a retail area with uses allowed in the RCC-D zoning district
classification and use designation, as further modified by this overlay zoning
district, and designed to promote the overall character and purpose of this overlay
district. The RR-3 section of the Rayzor Ranch Marketplace (RR-3) is referred to
as the RR-3 Area in the Architectural Standards, Landscape Standards, and
Signage Standards in Exhibits B, C, D, and E, and vice versa.
2. The Rayzor Ranch Marketplace RR-2 Area, depicted as RR-2 on Exh
RR-2
B, is intended to as a retail area with uses allowed in the RCC-D zoning district
classification and use designation, as further modified by this overlay zoning
district, and designed to promote the overall character and purpose of this overlay
district. The RR-2 section of the Rayzor Ranch Marketplace is referred to as the
RR-2 Area in the Architectural Standards, Landscape Standards, and Signage
Standards in Exhibits B, C, D, and E, and vice versa.
3. The Rayzor Ranch Marketplace Residential
Residential (NRMU-12 & NR-3)
Area, depicted as NRMU-12 and NR-3 on Exhibit B, is intended for residential
development. Development standards for this area are not currently incorporated
into this Overlay but will be adopted prior to any development or site plan
approval in this area.
8
B. The Rayzor Ranch South Campus shall be divided into the following five subareas, as
depicted in Exhibit B-1:
1. The Town Center (RR-1), depicted as RR-1 on Exhibit
Town Center (RR-1)
B-1, is intended to define a mixture of certain specified nonresidential, retail and
residential uses currently allowed within the RCC-D zoning district classification
and use designation, as further modified by this overlay zoning district, and
designed to promote the overall character and purpose of this overlay district.
The Town Center (RR-1) is also referred to as the RR-1 Area in the Architectural
Standards, Landscape Standards, and Signage Standards in Exhibit
1, and E-1 and vice versa.
2. The South RR-2 District is intended to define certain
South RR-2 District
specified uses currently allowed within the RCC-D zoning district classification
and use designation, as further modified by this overlay zoning district. The South
RR-2 District is also referred to as the South RR-2 Area in the Architectural
Standards, Landscape Standards, and Signage District in Exhibits
E-1.
3. The South Mixed Use District is intended to
South Mixed-Use District
accommodate certain specified nonresidential, single-family and multi-family
residential uses, as further modified by these overlay requireme
Mixed-Use District will also be referred to as the RR, BH, MF, O, CC, P, Hotel,
and SF Areas in the Architectural Standards, Landscape Standards, and Signage
Standards in Exhibits to be incorporated in Exhibits C-2, D-2, and E-2.
4. The DME Substation property is intended to accommodate a
DME Substation
utility substation and is governed by the regulations established in Ordinances
2008-284 and 2009-169.
5.
The Cook Childrens property is intended to
Cook Childrens Hospital
accommodate a hospital and is governed by the regulations establ
Ordinances 2008-284 and 2009-169.
6. The Drill Pad property is intended to accommodate gas well
Drill Pad -
development, and is governed by Ordinances 2008-284 and 2009-169, and further
restricted by Specific Use Permit (SUP) No. S09-0006, Ord. No. 2
35.7.15.4 Development Standards
A. Generally.
The Rayzor Ranch Overlay establishes architectural and landscape design as
development standards to effectuate the purpose of the district. The City rules and
9
regulations applicable to the development of property in the RCC
are applicable, except as otherwise provided by this Overlay District and further
restricted or excepted herein.
B. Definitions.
The following definitions shall apply to the Rayzor Ranch Overlay District:
1. Big House: A type of residential development where 10 or fewer dwelling
located in a single building which is intended to resemble a single large house. The
dwelling units can be vertically or horizontally integrated. Dwelling units developed
as a Big House use will count towards the total number of multi-family dwelling units
and not toward the total number of single-family dwelling units allowed in Rayzor
Ranch listed in Section 35.7.15.7.A.1.
2. Continuing Care Retirement Center: A facility that integrates multiple senior living
options into one facility including skilled nursing, assisted living, dementia care, as
well as independent living. This use is not considered a multi-family dwelling unit.
(Ordinance No. 2007-110).
3. Convention Center: A facility used in connection with a convention or meeting
center, or similar facility, including auditoriums, exhibition halls, facilities for food
preparation and service, parking facilities, administrative offices and ancillary
development such as a hotel.
4. Garden-Style Home: A single-family dwelling on a separate lot with building
setbacks only on three sides commonly developed in a cluster for
development type is also known as zero lot line homes or patio h
5. Helipad: A landing pad for occasional use by rotary wing aircraft. Regularly
scheduled stops and fueling or servicing facilities are not perm
6. Open Space: Open space includes all surface areas of the project that are not covered
with enclosed buildings, or parking and drive areas. Pedestrian plazas and sidewalks
(covered or uncovered) count as Open Space. In addition, areas of Rayzor Ranch,
such as easements or rights-of-way, that may be owned or control
governmental agency, but that are being maintained privately, will count towards the
open space and landscape area requirements. Open Space in the Marketplace shall be
defined by Ordinance 2009-169.
7. Plaza or Public Area Space: An area identified on an approved Site Plan which is
designated for public or civic use. This area can be part of a private development or
included within a Park.
10
8. Rayzor Ranch: The comprehensive development which includes all phases defined
within the Rayzor Ranch Overlay District. (Ordinance 2008-284).
9. Stormwater Control and/or Detention Areas. Facilities dedicated to the collection, or
transportation of stormwater runoff.
10. Storm Water Control: Storm water controls (sometimes referred to as best
management practices or BMPs) are constructed storm water management facilities
designed to treat storm water runoff and/or mitigate the effects of increased storm
water runoff peak rate, volume and velocity due to urbanization.
11. Storm Water Quality Areas: Facilities for the collection and treatment of storm water
runoff.
12. Townhouse-style: A dwelling structure not to exceed three stories in height,
containing a minimum of three and no more than eight dwelling units within a
building, which is constructed in a series or group of attached units on one lot, up to
eight (8) units, meeting fire protection requirements and the following additional
requirements. Seventy-five percent (75%) of the dwellings built in compliance with
the Townhouse Style development regulations are considered attached single-family
dwelling units for the purpose of calculating the total number of units allowed in the
Rayzor Ranch South Campus and will count towards the total number of single-
family attached dwelling units and not toward the total number of multi-family
dwelling units allowed in Rayzor Ranch listed in Section 35.7.15.7.A.1. Conversely,
25% of each phase of the Townhouse-style dwellings constructed shall count against
multifamily.
a. Each unit features at least two points of direct exterior access to the
structure;
b. Each unit is separated from the other dwellings in the structure by fire
rated common walls;
c. No units are vertically above or below another uses or unit within the
structure;
d. Each unit features an individual meter for each utility; and
e. Each unit features access to a public street or alley.
35.7.15.5 Marketplace Subarea 1 Development Standards (SF-1) as defined in
Ordinance 2008-284.
11
[TO BE INCORPORATED LATER]
35.7.15.6 Marketplace Subarea 2 Development Standards (RR-3, P, and RR-2) as
defined in Ordinance 2008-284.
In Subarea 2 of the Rayzor Ranch Marketplace, the City rules and regulations applicable to the
development of property located within an RCC-D zoning district are applicable, except as
otherwise provided by this Overlay District and further restricted or excepted as follows:
Permitted Uses. These uses must be located within the Subareas as shown on Exh
as follows:
A. RR-3: wholesale sales; retail construction materials sales with a minimum
floor area of 100,000 square feet; quick vehicle servicing; gard
with container plant materials and associated garden supplies only
accessory to retail or a home improvement center in excess of 100,000
square feet, retail sales and services, restaurants, parks and open space and
professional services and offices. All other uses are prohibited.
B. RR-2: retail sales and services, restaurants, drive-through facilitie
indoor recreation, parks and open space and professional services and
offices. All other uses are prohibited.
C. P: parks and open space, water quality feature as defined in this
ordinance. All other uses are prohibited.
35.7.15.7 South Campus - General Use and Development Standards.
A. Residential Dwelling Units
1. The South Campus shall not exceed the following number of dwelling units
by type:
a. 185 single-family detached dwellings;
b. 496 single-family attached dwellings; and
c. 1,800 multi-family units.
i. 1,050 of the allowed 1,800 multi-family dwelling units are to
be constructed inside the Density Zone and cannot be rented by
the room and cannot contain more than three (3) bedrooms in
any individual unit.
ii. The remaining 750 multi-family dwelling units can be built
within those areas identified for MF uses within Exhibit B-1
12
and cannot contain more than three (3) bedrooms in any
individual unit..
d. Approved densities shall be contingent upon demonstration that
planned public infrastructure is sufficient to sustain the herein
approved densities.
2. The first 750 multi-family residential units in the South Campus
be permitted or constructed until the non-residential component of Phase 1
of the Town Center (RR-1) has had a site plan approved, and until the first
100,000 square feet of the Town Center (RR-1) and RR-2 construction
has: (1) received building permits, and (2) has been inspected and issued a
green tag by the City for the building foundations. The remaini
multi-family residential units may be permitted and constructed when the
first 600,000 square feet of the Town Center (RR-1) and RR-2
construction has received building permits and the City has inspected and
issued a green tag for the building foundations.
B. South Campus Town Center (RR-1)
1. The Town Center (RR-1) property is located within an RCC-D base zoning district.
Permitted uses are limited to the specific land use categories set forth below, as
defined, limited and permitted by the Denton Development Code for the RCC-D
zoning district classification and use designationor as further restricted or excepted
,
in this overlay.
a. Permitted Uses:
i. Hotels;
ii. Retail Sales and Services;
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities.
vi. Professional Services and Offices;
vii. Outdoor Recreation, including an amphitheater;
viii. Indoor Recreation;
ix. Commercial Parking Lots;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Convention Center
xv. Storm Water Control and/or Detention;
xvi. Convention Center;
xvii. Storm Water Quality Areas.
13
b. Allowable with limitations:
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Major Event Entertainment;
ii. Basic Utilities;
iii. Group Homes.
d. Sexually-oriented businesses and all other uses defined by the Denton
Development Code are prohibited.
2. Density and Intensity:
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90% in accordance with Appendix D-
1.
c. The minimum landscaped area shall be 10% in accordance with Appendix
D-1.
d. The minimum tree canopy coverage at maturity shall be 25% in
accordance with Appendix D-1.
e. The maximum building height shall be 100 feet above grade, except for
hotels and office uses which shall not exceed 200 feet in height above
grade. No structure shall exceed a maximum height above mean se
as determined by the Federal Aviation Administration (FAA) or other
appropriate regulatory agency.
f. As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development
Code, a residential proximity slope shall be present between new
development within the Rayzor Ranch South Campus and an existing
single-family use outside of the Overlay District. A 35-degree residential
proximity slope angle is measured from a point 40 feet above gra
minimum setback line.
3. Design Standards.
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural
Standards, Landscape Standards, and Sign Standards for the Town
(RR-1).
14
C. South Campus - South RR-2 District.
1. The South RR-2 Districtproperty is located within an RCC-D base zoning
district. Permitted uses are limited to the specific land use categories set forth
below, as defined, limited and permitted by the Denton Development Code for the
RCC-D zoning district classification and use designation, or as further restricted
or excepted in this overlay.
f. Permitted Uses :
i. Hotel;
ii. Retail Sales and Services
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities
vi. Professional Services and Offices;
vii. Quick Vehicle Servicing
viii. Outdoor Recreation;
ix. Indoor Recreation;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Convention Centers;
xv. Storm Water Control and/or Detention;
xvi. Storm Water Quality Areas; and
g. Allowable with Limitations
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
h. Allowable through Specific Use Permit approval:
i. Group Homes;
ii. Basic Utilities;
i. Sexually-oriented businesses and all other uses defined by the Denton
Development Code are prohibited.
2. Density and Intensity
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90% in accordance with Appendix D-
1.
15
c. The minimum landscaped area shall be 10% in accordance with Appendix
D-1.
d. The minimum tree canopy coverage at maturity shall be 25% in
accordance with Appendix D-1.
e. The maximum building height shall be 100 feet above grade, except for
hotels and office uses which shall not exceed 200 feet in height above
grade. No structure shall exceed a maximum height above mean sea level
as determined by the Federal Aviation Administration (FAA) or other
appropriate regulatory agency.
f. As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development
Code, a residential proximity slope shall be present between new
development within the Rayzor Ranch South Campus and an existing
single-family use outside of the Overlay District. A 35-degree residential
proximity slope angle is measure from a point 40 feet above grat
minimum setback line.
3. Design Standards.
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural
Standards, Landscape Standards, and Sign Standards for the South
District.
D. South Campus - South Mixed Use District.
1. The South Mixed Use Districtproperty is located within the RCC-D and NRMU base
zoning districts. Permitted uses are limited to the specific land use categories set
forth below, as defined, limited and permitted by the Denton Development Code for
the RCC-D and NRMU zoning districts classification and use designation, or as
further restricted or excepted in this overlay.
a. Permitted Uses, except as follows: The only uses permitted within the area
designated as SF in Exhibit B-1 are Single Family Dwellings, Att
Family Dwellings, Community Homes for the Disabled, Parks, and O
Space. The uses below are permitted within the area designated as
BH/MF/O/SF in Exhibit B-1 except for Hotels, Retail Sales and Services,
Movie Theaters, Restaurants, Drive-Through Facilities, Quick Vehicle
Servicing, Indoor Recreation and Convention Center are not permitted.
i. Single Family Dwellings;
ii. Attached Single Family Dwellings;
iii. Community Homes for the Disabled;
iv. Multi-Family Dwellings;
v. Townhouse-style Dwellings;
vi. Hotels;
vii. Retail Sales and Services
viii. Movie Theaters;
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ix. Restaurants;
x. Professional Services and Offices;
xi. Indoor Recreation;
xii. Parks;
xiii. Open Space;
xiv. Hospital;
xv. Medical Centers;
xvi. Big Houses;
xvii. Elderly Housing;
xviii. Continuing Care Retirement Centers;
xix. Convention Center;
xx. Storm Water Control and/or Detention;
xxi. Storm Water Quality Areas; and
b. Allowable with Limitations
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Major Event Entertainment;
ii. Group Homes;
iii. Basic Utilities;
iv. Helipads as an accessory use to a Hospital.
v. Quick Vehicle Servicing (SUP required when abutting residential use
or zoned property, otherwise use is permitted in the RR designated
areas as shown in Exhibit B-1);
vi. Drive-through Facilities (when abutting residential use or zoned
property otherwise use is permitted in the RR designated areas as
shown in Exhibit B-1);
d. Sexually-oriented businesses and all other uses defined by the Denton
Development Code are prohibited.
2. Density and Intensity.
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90% in accordance with Appendix D-2.
(80% for Single-Family Detached Residential)
c. The minimum landscaped area shall be 10% in accordance with Appendix D-
2. (20% for Single-Family Detached Residential)
d. The minimum tree canopy coverage at maturity shall be determined in
accordance with Appendix D-2. (40% for Single-Family Detached
Residential)
17
e. The maximum building height shall be 65 feet for single-family a
hotels and office uses which shall
townhouse, 100 for all others, except for
not exceed 200 in height above grade and shall not exceed a maximum height
above mean sea level as determined by the Federal Aviation Administration
(FAA) or other appropriate regulatory agency.
f. A residential proximity slope shall be present between new development
within the Rayzor Ranch South Campus and an existing single-fami
outside of the Overlay District. A 35-degree residential proximity slope angle
is measure from a point 40 feet above grate at the minimum setba
g. In addition to these Overlay regulations, all multi-family development will
comply with the provisions of Section 35.13.13.2 of the Denton Development
Code as this section addresses building design and site development
standards.
3. Design Standards.
a. Exhibits C-2, D-2 and E-2 to this ordinance set forth the Architectural
Standards, Landscape Standards, and Sign Standards for the South Mixed Use
District. These will be incorporated at a later date.
35.7.15.8 Landscaping and Tree Mitigation.
A. Subchapter 13 of the Denton Development Code and Site Design Criteria Manual shall
apply to the Rayzor Ranch South Campus regarding landscaping and Tree Mitigation.
Additionally, the following standards shall apply:
1. Landscaping and Tree Mitigation shall meet the standards as set
D-1 and D-2 of this Ordinance;
2. Trees planted to address tree mitigation will be credited on the actual caliper inch of
the tree planted;
3. Required tree mitigation funds will be put into a segregated tree mitigation account
administered by the City of Denton. These funds will be released back to the
Developer incrementally at the rate of $125.00 per caliper inch for trees planted by
the Developer, as the Developer certifies to the City that the trees have been planted
and are in a healthy condition and the City arborist confirms that the trees have been
planted and are in a healthy condition.
4. Mitigated trees may be planted throughout the Rayzor Ranch prope
in Exhibits D, D-1 and D-2.
18
5. Any open space, tree canopy, landscape area, and tree mitigation credits established
pursuant to Ordinance 2009-169 may be applied throughout the entirety of Rayzor
Ranch.
6. Open space, tree canopy, and landscape shall be calculated as part of the entirety of
Rayzor Ranch rather than on a site-by-site basis.
7. Tree preservation requirements can be found in Subchapter 13 of the Denton
Development Code.
8. Refer to Table 35.13.7.B in the Denton Development Code for preservation and
mitigation requirements.
35.7.15.9 Architecture.
A. Architecture must meet the standards set forth in ExhibitC-1 or C-
s C, 2 of the
Ordinance and shall meet the guidelines stated in each District Design heading as stated
within the Ordinance.
35.7.15.10 Parking Standards.
A. The rules and regulations per Subchapter 14 of the Denton Development Code and Site
Design Criteria Manual shall apply to the Rayzor Ranch South Campus regarding parking
standards with the following exceptions:
1. Maximum Allowable Number of Parking Spaces.
a. Subsection 35.14.4.F shall not apply to the Rayzor Ranch Overlay
2. Parking in the rear or front.
a. Subsection 35.13.13.3.C is excepted to allow parking in front of a building
(between the building and street or right-of-way), if it meets t
the Landscape Standards, Exhibit D-1 or D-2
35.7.15.11 Drainage.
A. General.
1. In this overlay district, the drainage improvements shall be designed in accordance
with the requirements provided in the Denton Development Code Section 35.19 and
the Drainage Criteria Manual.
2. Final Acceptance or Certificate of Occupancy of any structure in the South Campus
(RR-1 or RR-2) district may not be requested until the improvements to the detention
19
pond west of Bonnie Brae Road and north of U.S. 380 are accepted by the Public
Works Inspection Department.
3. Approval may not be granted for any Final Plat that does not comply with the
stormwater requirements of the Denton Development Code and Criteria Manuals.
B. Storm Water Quality.
1. Preliminary and Final Plats within the drainage area south of US
University Drive, for land that drains into North Lakes Pond, will include provisions
for onsite or regional storm water quality enhancement, including dedication of
drainage easement areas as necessary to construct the storm water quality structural
c Approximately 76
ontrols and management practices as described in Exhibit F.
acres of Rayzor Ranch South drains into the water quality / detention basin north of
West University Drive (US 380). The stormwater quality controls approved in the
Rayzor Ranch iSWM Plan do not account for any hot spots polluting areas south of
University Drive. In the event of a proposed use within the 76 acres met the
definition of a hot spot pollutant generator, an evaluation of the capacity of the iSWM
treatment train could be required and additional stormwater quality controls may be
required.
2. The storm water quality controls shall be constructed as part of the storm drainage
improvements for the development.
3. Engineering inspection fees shall be paid to the City for the inspection of all storm
water quality controls during construction. Upon Citys request, designer shall certify
to the best of the designers knowledge, that the storm water quality controls and
management practices were constructed in accordance with the approved plans.
a. Building Permits are not prohibited by these additional drainage restrictions
above, provided that a construction schedule is committed to for the
improvements, an onsite detention pond has been constructed and accepted by the
City, and all other applicable requirements for issuance have been satisfied.
35.7.15.12 Transportation.
A. Required Improvements in Addition to Those Required by the Denton Development
Code and Criteria Manuals:
1. Required 20-foot visibility triangles shall be measured from the curb line not the
property line.
20
2. Allegiance Hillview, L.P. or its assignee will construct, at its expense, those segments
of Heritage Trail Boulevard and Panhandle Street abutting and adjacent to the Cook
Children's Hospital Tract. Allegiance Hillview, L.P. or its assignee will work with
City of Denton staff to set forth triggering points for roadway and other infrastructure
improvements based on platting activity, traffic impact analyses, etc.
35.7.15.13 Street Standards.
A. In this overlay district, the City rules and regulations regarding street standards, as well as
the standards designed and incorporated by Section 35.20.2 shall apply. Alternatively, in
all street sections the standards depicted in Exhibit H may be
B. Heritage Trail Boulevard is shown as an Arterial Street and Panhandle Street is shown as
a Collector Street on the City of Denton Thoroughfare Plan. Within Rayzor Ranch,
access to the streets and on-
street parking is allowed as shown in Exhibit H.
C. Traffic circles or roundabouts are allowed and encouraged in Rayzor Ranch subject to
approval by the City Engineer and the Denton Development Code and Criteria Manuals.
35.7.15.14 Water and Wastewater Standards.
A. In this overlay district, the City rules and regulations regarding water and wastewater
standards shall apply.
B. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff to set forth
triggering points for water and wastewater infrastructure improvements based on
analysis, studies or models undertaken to support specific final
35.7.15.15 Gas Well Development.
A. Gas well development is permitted
only within the area designated as the Drill Pad on
Exhibit B-1, with Specific Use Permit approval from City Council prior to issuance of a
gas well plat and drilling permit. All gas well development will be subject to the
requirements of the Denton Development Code, and as further restricted by Ordinances
2008-284, 2009-169 and 2009-257.
35.7.15.16 Property Owner Associations (POA).
A. One or more Property Owner Associations (POA) shall be established from the
maintenance of all common property not fully dedicated for publi
establishing the POA must be submitted and approved as a required component of the
final plat application, providing for the maintenance, repair, replacement and liability
obligations of the POA for private roads, alleys, gates, fences, street lighting, drainage
21
and or other held facilities and/or common areas, appurtenances, associated ancillary
items and improvements.
1. The POA shall authorize the City to file a lien, to foreclose, or to otherwise secure
payment from property owners concerning the maintenance, repair and placement, in
part or in whole, of all privately held common areas, including but not limited to
stormwater control and/or detention areas, stormwater quality areas, street lighting
and other appurtenances and/or other associated ancillary items.
2. The POA documents must be submitted to, reviewed and approved by
Attorney, prior to final plat approval for plats that include common areas.
3. The POA may not be dissolved, nor may deed restrictions and covenants providing
for maintenance of common areas be deleted or amended, without prior written
consent of the City Council and plat amendment.
4. The final plat and restrictive covenants shall contain language whereby the property
owners defend and hold harmless the City from claims and suits for property damage
or bodily injury (including death) arising from the conditions, use or operation of any
privately owned parks, open spaces, common amenities, streets or facilities.
SECTION 3. The zoning for the Property is hereby modified per these amendments to
the Rayzor Ranch Overlay District.
SECTION 4. If any provisions of any section of this ordinance shall be held to be void
or unconstitutional, such holding shall in no way affect the validity or the remaining provisions
or sections of this ordinance, which shall remain in full force
SECTION 5. Any person violating any provision of this ordinance shall, upo
conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance
is violated shall constitute a separate and distinct offense.
SECTION 6. This ordinance shall become effective fourteen (14) days from t
its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be
published twice in the Denton Record-Chronicle, the official newspaper of the City of Denton,
Texas within ten (10) days of the date of its passage.
22
List of Exhibits
Exhibit A
A-1 Metes and Bounds Description of the Rayzor Ranch Overlay District North
A-2 Metes and Bounds Description of the Rayzor Ranch Overlay District South
Exhibit B Rayzor Ranch Plans
B-1 Concept/Schematic Plan
B-2 Bubble Plan
B-3 Density Zone Plan
B-4 Zoning Overlay
B-5
Marketplace/Cooks/DME Site Plan
Exhibit C Architectural Standards
C Marketplace Architectural Standards
C-1 South RR-2 and Town Center (RR-1) Architectural Standards
C-2 South Mixed Use Architectural Standards - Place holder (To be
incorporated later)
C-3 Multi-Family Design Standards
Exhibit D Landscape Standards
D Marketplace Landscape Standards
D-1 South RR-2 and Town Center (RR-1) Landscape Standards
D-2 South Mixed Use Landscape Standards - Place holder (To be incorporated
later)
Exhibit E Sign Standards
E Marketplace Sign Standards
E-1 South RR-2 and Town Center (RR-1) Sign Standards
E-2 South Mixed Use Sign Standards - Place holder (To be incorporated later)
Exhibit F Water Quality Standards for the portion of South Campus, South RR-2
District that drains to North Lake and Drainage Map
Exhibit G Trade Dress Criteria
Exhibit H Street Sections
EXHIBIT A-1
EXHIBIT A
DESCRIPTION
LEGAL DESCRITPION
RAYZOR RANCH NORTH
BEING a 149.47 acre tract of land situated in the Francis Batson
Denton County, Texas, in the City of Denton, being a portion of
Tract Two in the deed to Allegiance Hillview, LP, recorded in Do
Deed Records of Denton County, Texas, being all of the tracts of
Allegiance Hillview, LP, recorded in Document Number 2006-41741
2006-50702, Deed Records of Denton County, Texas, being all of
the tract of land described in the
deed to Wal-Mart Real Estate Business Trust, recorded in Documen
of Denton County, Texas, all of the tract of land described in
in Document Number 2008-96509, Deed Records of Denton County, Te
the tract of land described as Tract I in the deed to RR
Marketplace LP, recorded in Document Number 2008-134210, Deed Re
and all of the tract of land described deed to First United Bank
Document Number 2008-98595, Deed Records of Denton County, Texas
also being all of Rayzor
Ranch North, an addition to the City of Denton according to the
2009-118, Plat Records of Denton County, Texas
Rayzor Ranch North, an addition to the City of Denton according
said 149.47 acre tract of land being more
Slide 740, Plat Records of Denton County, Texas,
particularly described as follows:
BEGINNING at a point in the easterly right-of-way line of Inters
width right-of-way) for the most northerly northwest corner of A
Addition, an addition to the City of Denton according to the pla
Plat Records of Denton County, Texas;
THENCE with the easterly right-of-way line of Interstate Highway
distance of 633.81 feet to the southwesterly corner of Greenway
City of Denton according to the plat recorded in Volume 4, Page
County, Texas;
THENCE with the southerly line of said Greenway Club Estates the
North 73°53'24" East a distance of 519.22 feet to the beginning
the right, the radius point of said curve being situated South 1
345.00 feet from said iron rod;
Northeasterly along said curve through a central angle of 16°45'
100.91 feet with a chord bearing of North 81°25'23" East and a c
feet to the end of said curve;
South 89°32'03" East at a distance of 364.57 feet to a point in
Allegiance Hillview tract (2006-41743) for the southeast corner
Estates;
THENCE departing the southerly line of said Greenway Club Estate
said Greenway Club Estates North 00º33'11" West a distance of 45
corner of Block 1, Westgate Heights Phase 1, an addition to the
plat recorded in Cabinet E, Page 77, Plat Records of Denton Coun
THENCE departing the easterly line of said Greenway Club Estates
said Block 1, Westgate Heights Phase 1 the following:
North 89º35'31" East a distance of 48.01 feet to a point for cor
South 87º12'35" East a distance of 1,043.04 feet to the southeas
1, Westgate Heights Phase 1;
THENCE departing the southerly line of said Block 1, Westgate He
easterly line of said Block 1, Westgate Heights Phase 1 North 00º55'15" East a distance of
318.04 feet to the southwest corner of the tract of land describ
Newton Rayzor, Lola LaCrosse, Trustee recorded in Document Numbe
Records of Denton County, Texas;
THENCE departing the easterly line of said Block 1, Westgate Hei
southerly line of said Jess Newton Rayzor Estate tract South 88º
2,022.29 feet to a point in the westerly right-of-way line of Bo
width right-of-way) as described in the instrument recorded in D
Deed Records of Denton County, Texas;
THENCE with the westerly right-of-way line of Bonnie Brae Street
South 00°59'30" West a distance of 788.12 feet to a point for co
South 00°49'16" West a distance of 558.56 feet to the point of i
right-of-way line of Bonnie Brae Street and the northerly right-
University Drive (U.S. Highway 380, a variable width right-of-wa
instrument recorded in Document Number 2008-96937, Deed Records
Texas;
THENCE departing the westerly right-of-way line of Bonnie Brae S
of-way line of West University Drive the following:
South 46°01'20" West a distance of 94.22 feet to a point for cor
North 88°46'51" West a distance of 4.10 feet to the point of cur
right having a radius of 185.00 feet;
Northwesterly along said curve through a central angle of 08°13'
26.55 feet with a chord bearing of North 84°40'08" West and a ch
feet to the point of tangency of said curve;
North 80°33'25" West a distance of 53.66 feet to the point of cu
left having a radius of 215.00 feet;
Northwesterly along said curve through a central angle of 07°13'
27.10 feet with a chord bearing of North 84°10'05" West and a ch
feet to the point of reverse curvature of a curve to the right h
feet;
Northwesterly along said curve through a central angle of 02°20'
202.14 feet with a chord bearing of North 86°36'34" West and a c
feet to the point of reverse curvature of a curve to the left ha
feet;
Northwesterly along said curve through a central angle of 01°41'
149.29 feet with a chord bearing of North 86°17'11" West and a c
feet to the end of said curve;
South 02°58'48" West a distance of 11.00 feet to the beginning o
the left, the radius point of said curve being situated South 19
5,038.99 feet from said iron rod;
Northwesterly along said curve through a central angle of 00°42'
62.12 feet with a chord bearing of North 87°29'12" West and a ch
feet to the point of reverse curvature of a curve to the right h
Northwesterly along said curve through a central angle of 07°14'
23.36 feet with a chord bearing of North 84°13'21" West and a ch
feet to the point of tangency of said curve;
North 80°36'18" West a distance of 53.72 feet to the point of cu
left having a radius of 215.00 feet;
Northwesterly along said curve through a central angle of 08°10'
30.68 feet with a chord bearing of North 84°41'35" West and a ch
feet to the point of tangency of said curve;
North 88°46'51" West a distance of 276.05 feet to a point for co
North 43°38'14" West a distance of 42.32 feet to a point for cor
South 85°30'41" West a distance of 110.61 feet to a point for co
South 46°21'46" West a distance of 42.53 feet to a point for cor
North 88°46'51" West a distance of 33.95 feet to the point of cu
right having a radius of 185.00 feet;
Northwesterly along said curve through a central angle of 06°07'
19.78 feet with a chord bearing of North 85°43'06" West and a ch
feet to the point of tangency of said curve;
North 82°39'20" West a distance of 77.97 feet to the point of cu
left having a radius of 215.00 feet;
Northwesterly along said curve through a central angle of 06°51'
25.74 feet with a chord bearing of North 86°05'08" West and a ch
feet to the point of compound curvature of a curve to the left h
feet;
Southwesterly along said curve through a central angle of 03°01'
266.03 feet with a chord bearing of South 88°58'32" West and a c
feet to the end of said curve;
South 83°38'13" West a distance of 124.70 feet to the beginning
the right, the radius point of said curve being situated North 0
4,963.00 feet from said iron rod;
Northwesterly along said curve through a central angle of 02°40'
232.29 feet with a chord bearing of North 89°17'01" West and a c
feet to the point of compound curvature of a curve to the right
feet;
Northwesterly along said curve through a central angle of 14°00'
45.23 feet with a chord bearing of North 80°56'19" West and a ch
feet to the point of reverse curvature of a curve to the left ha
Northwesterly along said curve through a central angle of 14°33'
54.63 feet with a chord bearing of North 81°12'51" West and a ch
feet to the southeasterly corner of the tract of land described
TRS, LLC recorded in Document Number 2008-96509, Deed Records of
Texas;
THENCE North 88°29'38" West a distance of 315.41 feet to a point
THENCE North 43°29'37" West a distance of 42.34 feet to a point
THENCE North 88°37'58" West a distance of 47.55 feet to a point
THENCE South 01°22'12" West a distance of 44.84 feet to a point
THENCE North 88°39'14" West a distance of 63.71 feet to the sout
Rayzor Ranch Conveyance according to the plat recorded in Cabine
of Denton County, Texas;
THENCE departing the northerly right-of-way line of West Univers
lines of said Lot 2A the following:
North 00°43'34" East a distance of 260.52 feet to the most easte
said Lot 2A;
North 39°49'24" West a distance of 19.25 feet to the most northe
said Lot 2A;
THENCE departing the easterly lines of said Lot 2A North 88°29'4
feet passing the easterly line of the tract of land described in the deed to Mesquite Creek
Development, Inc. recorded in Volume 4562, Page 683, Deed Record
for northwesterly corner of said Lot 2A departing the northerly line of said Lot 2A in all a total
distance of 295.07 feet to a point for corner;
THENCE North 01°30'15" East a distance of 80.00 feet to a point
THENCE North 88°29'45" West a distance of 286.86 feet to a point
Block A, Porter/Andrus Addition, an addition to the City of Dent
recorded in Cabinet O, Page 45, Plat Records of Denton County, T
THENCE with the easterly line of said Lot 1, Block A, North 00°4
36.41 feet passing the common easterly corner of said Lot 1, Blo
Porter/Andrus Addition, an addition to the City of Denton accord
Cabinet V, Page 856, Plat Records of Denton County, Texas, depar
Lot 1, Block A, with the easterly line of said Lot 2, Block A, i
to the common easterly corner of the tract of land described in the deed to Allegiance Hillview,
LP, recorded in Document Number 2006-41741, Deed Records of Dent
said Lot 2, Block A;
THENCE with the common line of said Allegiance Hillview tract (2
Block A, Porter/Andrus Addition the following:
North 88°33'32" West a distance of 400.81 feet to the northwest
Block A, Porter/Andrus Addition;
South 01°38'29" West a distance of 27.68 feet to a point in the
Allegiance Hillview tract (2006-41741) for the northeasterly cor
Alvin & Charlotte Whaley Addition, an addition to the City of De
plat recorded in Cabinet I, Page 148, Plat Records of Denton Cou
THENCE departing the common line of said Allegiance Hillview tra
Lot 2, Block A, Porter/Andrus Addition with the northerly line o
Charlotte Whaley Addition North 88°23'07" West a distance of 400
BEGINNING;
CONTAINING a computed area of 149.47 acres (6,510,709 square fee
EXHIBIT A-2
EXHIBIT A
LEGAL DESCRITPION
DESCRIPTION
RAYZOR RANCH SOUTH
BEING a 251.581 acre tract of land situated in the B. B. B. & C.
192, Denton County, Texas, in the City of Denton, being a portio
as Tract One in the deed to Allegiance Hillview, L. P. recorded
41743, Deed Records of Denton County, Texas, and being all of th
deed to Cook Childrens Health Care System recorded in Document
Records of Denton County, Texas also being a portion of Block 1,
according to the Conveyance Plat recorded in Cabinet Y, Slide 47
County, Texas, and being all of Lot 2, Block 3, Rayzor Ranch Sou
Conveyance Plat recorded in Cabinet Y, Slide 690, Plat Records o
251.58 acre tract of land being more particularly described as f
BEGINNING at a point in the easterly right-of-way line of Inters
width right-of-way), from which the point of intersection of the easterly right-of-way line of
Interstate Highway 35 and the southerly right-of-way line of Wes
Highway 380, a variable width right-of-way) bears North 60°3222
to and North 00°5825 East a distance of 13.09 feet;
THENCE South 88°5108 East a distance of 233.78 feet to the poi
the right having a radius of 4,950.00 feet;
THENCE Southeasterly along said curve through a central angle of
157.83 feet with a chord bearing of South 87°5620 East and a c
the point of tangency of said curve;
THENCE South 87°0132 East a distance of 75.84 feet to the poin
the left having a radius of 5,050.00 feet;
THENCE Southeasterly along said curve through a central angle of
161.01 feet with a chord bearing of South 87°5620 East and a c
the point of tangency of said curve;
THENCE South 88°5108 East a distance of 135.55 feet to a point
THENCE South 43°5108 East a distance of 42.43 feet to a point
THENCE North 85°2614 East a distance of 110.55 feet to a point
THENCE North 46°0852 East a distance of 42.43 feet to a point
THENCE South 88°5108 East a distance of 156.45 feet to the poi
the right having a radius of 185.00 feet;
THENCE Southeasterly along said curve through a central angle of
20.27 feet with a chord bearing of South 85°4250 East and a ch
point of tangency of said curve;
THENCE South 82°3433 East a distance of 78.67 feet to the poin
the left having a radius of 215.00 feet;
THENCE Southeasterly along said curve through a central angle of
23.56 feet with a chord bearing of South 87°2430 East and a ch
point of tangency of said curve;
THENCE North 89°2711 East a distance of 290.19 feet to a point
THENCE South 44°4159 East a distance of 41.80 feet to a point
THENCE North 83°4542 East a distance of 110.92 feet to a point
THENCE North 45°1801 East a distance of 43.05 feet to a point
THENCE South 89°2711 East a distance of 217.23 feet to the poi
the right having a radius of 4,961.00 feet;
THENCE Northeasterly along said curve through a central angle of
82.15 feet with a chord bearing of North 89°5538 East and a ch
point in the westerly line of Lot 1-B, Pearcy/Christon Addition
Denton according to the plat recorded in Cabinet L, Page 188, Pl
Texas;
THENCE with the westerly line of Lot 1-B, Pearcy/Christon Additi
West a distance of 593.84 feet to the southwesterly corner of sa
Pearcy/Christon Addition No. 1;
THENCE departing the westerly line of Lot 1-B, Pearcy/Christon A
southerly line of said Lot 1-B, Pearcy/Christon Addition No. 1 S
of 691.50 feet to a point in the westerly right-of-way line of B
right-of-way) as described in the instrument recorded in Documen
Records of Denton County, Texas;
THENCE with the westerly right-of-way line of Bonnie Brae Street
South 00°5307 East a distance of 481.67 feet to a point for co
South 01°0342 West a distance of 956.92 feet to a point for co
South 00°5947 West a distance of 1,172.74 feet to the point of
the right having a radius of 279.87 feet;
Southwesterly along said curve through a central angle of 44°54
219.37 feet with a chord bearing of South 23°2703 West and a c
feet to the point of reverse curvature of a curve to the left ha
Southwesterly along said curve through a central angle of 56°13
428.90 feet with a chord bearing of South 17°4222 West and a c
feet to the end of said curve;
South 39°4607 West a distance of 25.03 feet to the point of in
right-of-way line of Bonnie Brae Street and the northerly right-
Street (variable width wide right-of-way);
THENCE with the northerly right-of-way line of Scripture Street °5800 West a
distance of 1,208.27 feet to the southeasterly corner of the tra
Texas Oncology Properties, LLC recorded in Document Number 2006-
Denton County, Texas;
THENCE departing the northerly right-of-way line of Scripture St
said Texas Oncology Properties, LLC tract North 01°0200 East a
northeasterly corner of said Texas Oncology Properties, LLC tra
THENCE departing the westerly line of said Texas Oncology Proper
northerly line of said Texas Oncology Properties, LLC tract and
Block 1, Rehab Hospital, an addition to the City of Denton accor
Cabinet X, Page 929, Plat Records of Denton County, Texas North
761.56 feet to the northwesterly corner of said Lot 1, Block 1,
THENCE departing the northerly line of said Lot 1, Block 1, Reha
line of said said Lot 1, Block 1, Rehab Hospital South 01°0200
to a point in the northerly right-of-way line of Scripture Stree
THENCE with the northerly right-of-way line of Scripture Street
distance of 318.44 feet to the intersection of the northerly rig
and the easterly right-of-way line of Interstate Highway 35 (a variable width right-of-way);
THENCE with the easterly right-of-way line of Interstate Highway
North 54°0746 West a distance of 64.39 feet to a point for cor
North 16°2400 West a distance of 3,494.36 feet to a point for
North 14°5006 East a distance of 171.01 feet to a 5/8 inch iro
plastic cap stamped Dunaway Assoc, LP set for corner;
North 46°0412 East a distance of 303.95 feet to a 5/8 inch iro
North 60°3222 East a distance of 68.86 feet to the POINT OF BE
CONTAINING a computed area of 251.581 acres (10,958,863 square f
NOTE: The bearings recited herein are based upon the Conveyance
an addition to the City of Denton according to the plat recorded
Records of Denton County, Texas.
EXHIBITB-1
DME
Substation
EM
Concept/Schematic Plan
TRUST
2
EXHIBIT B-2
Bubble Plan
EXHIBIT B-3
Density Zone Plan
EXHIBIT B-4
ExhibitB-5
Exhibit4
Ordinance2010-158,ExhibitC,MarketplaceArchitecturalStandards
Exhibit C
EXHIBITC
MARKETPLACE
ARCHITECTURAL GUIDELINES
Article 1 RR-2 Nonresidential Buildings (RR2)
Nonresidential buildings in the RR-2 Subareas as shown on the
Rayzor Ranch Concept Plan shall comply with the following
standards.
A)
Orientation
1) Building frontages greater than 100 feet in length shall have
vertical and horizontal façade articulation and other
distinctive changes in the building façade, such as, but not
limited to, materials, color or texture, below the sign band.
2) Buildings shall incorporate some combination of arcades,
roofs, alcoves, porticoes, canopies or awnings as a design
element of the façade.
3) Loading docks, trash receptacles, storage areas and
mechanical equipment shall be screened from public streets
by evergreen shrubbery, trees, masonry, or concrete
screenwall. If screening a loading dock with shrubbery, the
shrubbery must be a minimum of five (5) feet tall at time of
planting and must comply with the planting standards set
forth in the . An
Rayzor Ranch Landscaping Guidelines
example of this screening can be found in Appendix 7. If
screening trash receptacles, storage areas and mechanical
equipment, the shrubbery must be a minimum of one (1) foot
taller than the facility or item they are to screen at time of
planting and must comply with the planting standards set
forth in the .
Rayzor Ranch Landscaping Guidelines
4) Buildings shall have a design element that emulates at least
one of the Rayzor Ranch Architectural features which are in
the Ranching Heritage Architectural style. The features
include the use of at least one of the following:
RAYZOR RANCH ARCHITECTURAL GUIDELINES
a) Native Texas quarried natural stone or limestone.
b) Sloped metal roofing to match color palate.
c) Freestanding stone element, such as fireplace, obelisk,
or other design feature.
d) The use of shading elements, such as a canopy, portico,
trellis, or awning.
5) On single tenant retail buildings greater than 20,000 sq. ft.
(Junior Anchors) with facades that are facing U.S. 380 and
Bonnie Brae, in addition to the requirements set forth in
Sections 1-4 above, the building shall also include the
following design elements:
a) Color change, texture change, and material changes
within the wall at intervals not to exceed 100 feet.
b) At least one change in wall plane not less than 12 inches
in depth and extending a minimum of 10 feet. See
Appendix 6 for an example.
c) At least one variation in the top of wall, a minimum of
two feet (2) in height and be a minimum of two feet (2)
wide. See Appendix 6 for an example.
d) Overhanging eaves or horizontal elements, sloped roof
elements, or cornice expressions or coping detail of a
minimum of 12 inches tall and six inches (6) deep. See
Appendix 6 for an example.
e) Each building shall have a clearly defined, visible
customer entrance on one side. Stone is required to be
used as a portion of the wall material at each customer
entrance.
Page 2
RAYZOR RANCH ARCHITECTURAL GUIDELINES
B)
Building Materials
1) Window glass may not be flush with exterior wall treatment,
or if flush, shall have a surround of wood or metal frame, or
wall trim material.
2) All sides of buildings visible from the streets, or internal
customer areas of the site, shall be constructed of masonry,
natural stone, decorative block, concrete, stucco or other
high quality material customarily used for the building style
(such as natural metals or EFIS). Gables, windows, doors
and related trim are not included in this requirement. Wood
and HDO board may be used. Acceptable material and color
palette includes: (reference Appendix 1-4):
a) Native Texas quarried natural stone or limestone of
varying colors, sizes and textures;
b) Concrete Architectural finish. Texture coated or
textured and colored.
c) Masonry
d) Porcelain Tile
e) Glass
f) Galvanized metal panels or prefinished architectural
metal panels of a gray tone, neutral or earthtone color;
g) Painted siding of a warm, neutral/earthtone or gray tone
color;
h) EIFS or stucco of a warm, neutral/earthtone or gray tone
color;
i) Accent colors of a warm, neutral/earthtone range are
encouraged but should be used in a limited manner;
j) Natural metals such as but not limited to zinc and copper;
k) Roofing tile, metal roofing shingles and panels, or slate in
galvanized or natural/earthtone color.
l) Natural wood, stained or painted.
Page 3
RAYZOR RANCH ARCHITECTURAL GUIDELINES
3) Glass. Use of glass for displays and to allow visual access
to interior space is permitted. Buildings may not incorporate
glass for more than 70% of the building skin.
4) Each building must incorporate some natural stone on walls
visible to customers.
5) Metal Roofs. Metal roofs visible from grade are permitted
provided that they standing metal seam, batten seam or
metal shingles.
Page 4
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Article 2 RR-3 Area Development Regulations (RR3)
Building design shall contribute to the uniqueness of the
development with predominant materials, elements, features, colo
range and activity areas tailored specifically to the site and i
context. In the case of a multiple building development, each
individual building shall include predominant characteristics sh
by all buildings in the development so that the development form
cohesive place within the zone district or community. A
standardized prototype design shall be modified as necessary to
comply with the requirements of this subsection. Developments
involving a gross floor area in excess of 40,000 square feet of
single user and located in a RR-3 district shall comply with the
following standards:
A)
Orientation
1) Architectural features on building facades that are visible
from I-35N and West University Drive (excluding facades
facing residential property that are screened by an eight-foot
fence or wall and facades facing the side or rear of property
zoned and used for commercial purposes or industrial
purposes) shall provide the following design features: (Refer
to photographs in Appendix 6)
a) Facade walls shall not have an uninterrupted length in
excess of one hundred feet (100). Facades to provide
the following at intervals no greater than one hundred
feet (100) excluding elements provided in Item d
(Entryways) below:
i) Color change, texture change, and material changes
within the walls;
ii) A change in wall plane no less than twelve inches
(12) in depth extending a length of a minimum of
twenty feet (20) and;
Page 5
RAYZOR RANCH ARCHITECTURAL GUIDELINES
iii) Variations in the top of the wall of a minimum of two
feet in the height.
b) Top of walls shall also have overhanging eaves or
horizontal elements, extending no less than three (3) feet
past the supporting walls, or sloped roof elements, or
cornice expressions or coping detail or minimum twelve
inches (12) tall.
c) Facades shall also provide at least one of the following:
i) Wall plane projections or recesses having a depth of
at least 3% of the length of the façade and extending
at least 20% of the length of the façade, not to exceed
one hundred feet (100).
ii) Pilasters projecting from the plane of the wall by a
minimum of sixteen inches (16). The use of pilasters
to interrupt horizontal patterns such as accent
banding is encouraged.
iii) Canopies, awnings, or porticos projecting a minimum
of six feet (6) from the plane of the primary façade
walls.
iv) Repetitive ornamentation including decorative applied
features such as wall-mounted light fixtures or applied
materials. Repetitive ornamentation shall be located
with a maximum spacing of fifty feet (50).
v) Faux window/framed elements.
d) Each large retail establishment on a site shall have
clearly defined, highly visible customer entrances. Stone
is required to be used as a major portion of the wall
material at each customer entrance.
Page 6
RAYZOR RANCH ARCHITECTURAL GUIDELINES
e) The building shall have a design element that emulates
the Rayzor Ranch signature feature. This includes
building materials and architecturally compatible light
fixtures. This element should occur at an entryway.
2) Architectural Features on building facades facing residential
property that are screened by an eight-foot tall fence or wall
and facades facing the side or rear of property zoned and
used for commercial purposes or industrial purposes should
have the following elements: (Refer to photographs in
Appendix 5)
a) A pattern that includes all of the following elements at
intervals of no more than one hundred (100) feet,
horizontally. The following pattern is also to occur
vertically at least once within the height of the building,
above ten feet (10) height:
Color change, texture change, and a change in plane, no
less than two-feet eight inches (2-8) in width, such as an
offset, reveal or projecting pilaster with a stepped capital
or coping.
b) Variation in the top of the wall of a minimum two feet (2)
change in height at maximum of two hundred feet (200)
intervals. Peaks, arches, or other expressions of the
front wall form are encouraged and should be used.
c) Top of the wall to have a cornice or coping detail a
minimum of twelve inches (12) tall.
3) Sidewalk display and cart storage. Areas for customer
loading or merchandise display and cart storage shall be
clearly delineated and shall not be located in front of any
customer entrances, exit door(s), or within fifteen feet (15)
on either side of the door(s).
Page 7
RAYZOR RANCH ARCHITECTURAL GUIDELINES
4) Permanent outdoor display, sales and storage. Merchandise
may be stored or displayed for sale to customers on the front
or side of the buildings in accordance with this paragraph.
i) The total square footage of all permanent outdoor
storage, display, and sales areas shall be limited to 10%
of the footprint of the building, but in no event shall
exceed 20,000 square feet, except for home
improvement use, which may not exceed 45,000 square
feet of outdoor storage and the 10% footprint restriction
does not apply.
ii) Permanent outdoor storage, display and sales shall be
contiguous to the building and shall not be permitted
within seventy-five feet (75) of residential property.
iii) The permanent storage, display and sales area shall be
enclosed by a minimum eight-foot (8) wall of columns
minimum two feet (2) wide, of like appearance to the
building with wrought iron or decorative tubular fencing
between, and topped by wrought iron or tubular steel
fencing. No merchandise other than trees shall be visible
above the wall or fence. (See Appendix 5)
iv) Seasonal outdoor display will be allowed. Size will be
limited to 11,000 square feet maximum. Dates for
outdoor display will be year round. Merchandise may not
exceed ten feet (10) in height except for trees.
5) Rear Storage. Bulk merchandise may be stored behind the
building. The sides and back of the storage area shall be
screened with a chain link fence covered with windscreen,
except for any side or back that is separated from any
residential property by an eight-foot masonry wall and
landscaped buffer yard, in which case additional screening is
not required. Windscreen shall be maintained in good repair
and free of tears. The rear storage area shall not be
Page 8
RAYZOR RANCH ARCHITECTURAL GUIDELINES
accessible to customers. Merchandise shall be stacked no
higher than twenty-five feet (25) or level with the top of the
adjacent sidewall of the building, whichever is lower, and
may not be stacked above the height of the chain link fence.
6) Pickup and Delivery. Outdoor storage, pickup, delivery,
loading and unloading of merchandise, equipment or other
items may not occur within one hundred feet (100) of
residential property. Loading docks must be located to the
side or rear of the building unless the loading area is
completely screened from the street, and loading docks shall
be located more than one hundred feet (100) from
residential property except for area by Greenway Drive
which shall be seventy five feet (75). Pavement may be
located within one hundred feet (100) of residential property.
7) Trash Collection and Compaction. Trash collection and
compaction may not occur within one hundred feet (100)
feet of a residential or within 75 feet of Greenway Drive, and
shall be screened from public view.
8) Mechanical equipment. No mechanical equipment may be
located within one hundred feet (100) of a residential lot.
Mechanical equipment shall be screened from public view on
site.
B)
Building Materials
1) Fronts and street sides of buildings, excluding windows,
visible from public right-of-way shall be non-reflective and
shall be of wood, masonry, stone, concrete, decorative
block, stucco, HDO board or other high quality material
customarily used. For purposes of this subsection non-
reflective means materials with exterior visible reflectance
percentages less than 27 percent.
Page 9
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Acceptable material and color palette (reference
Appendix 1-4):
a) Native Texas quarried natural stone or limestone of
varying colors, sizes and textures;
b) Concrete Architectural finish. Texture coated or
textured and colored.
c) Masonry - brick or decorative CMU.
d) Porcelain Tile
e) Galvanized metal panels or prefinished architectural
metal panels of a gray tone, neutral or earthtone
color;
f) Painted siding of a warm, neutral/earthtone color in
accent areas only;
g) EIFS or stucco of a warm, neutral/earthtone color;
h) Accent colors of a warm, neutral/earthtone range are
required but should be used in a limited manner;
i) Natural metals such as but not limited to zinc and
copper;
j) Roofing tile, metal shingles and panels, or slate in
galvanized or natural/earthtone color.
k) Natural wood, stained or painted.
2) The use of ground mounted lighting or pedestrian level
accent lighting is encouraged.
Page 10
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Article 3 Office (O)
Nonresidential buildings in the O District as shown on the Rayzo
Ranch Concept Plan shall comply with the following standards.
However, the Cooks Childrens Hospital can incorporate
architectural elements in their design that include items detail
Appendix 8.
A)
Orientation
1) Building frontages greater than 100 feet in length shall have
vertical and horizontal façade articulation and other
distinctive changes in the building façade, such as, but not
limited to, materials, color or texture, below the sign band.
2) Buildings shall incorporate some combination of arcades,
roofs, alcoves, porticoes, canopies or awnings as a design
element of the façade.
3) Loading docks, trash receptacles, storage areas and
mechanical equipment shall be screened from public streets
by evergreen shrubbery, trees, masonry, or concrete
screenwall. If screening a loading dock with shrubbery, the
shrubbery must be a minimum of five (5) feet tall at time of
planting and must comply with the planting standards set
forth in the . An
Rayzor Ranch Landscaping Guidelines
example of this screening can be found in Appendix 7. If
screening trash receptacles, storage areas and mechanical
equipment, the shrubbery must be a minimum of one (1) foot
taller than the facility or item they are to screen at time of
planting and must comply with the planting standards set
forth in the .
Rayzor Ranch Landscaping Guidelines
4) Buildings shall have a design element that emulates at least
one of the Rayzor Ranch Architectural features which are in
the Ranching Heritage Architectural style. The features
include the use at least one of the following:
i) Native Texas quarried natural stone or limestone.
Page 11
RAYZOR RANCH ARCHITECTURAL GUIDELINES
ii) Sloped metal roofing to match color palate.
iii) Freestanding stone element, such as fireplace, obelisk,
or other design feature.
iv) The use of shading elements, such as a canopy, portico,
trellis, or awning.
5) On buildings greater than 20,000 sq. ft. with facades that ar
facing U.S. 380 and Bonnie Brae, in addition to the
requirements set forth in Sections 1-4 above, the building
shall also include the following design elements:
i) Color change, or texture change, or material changes
within the wall at intervals not to exceed 100 feet.
ii) At least one change in wall plane not less than 12 inches
in depth and extending a minimum of 10 feet. See
Appendix 6 for an example.
iii) At least one variation in the top of wall, a minimum of
two feet (2) in height and be a minimum of two feet (2)
wide. See Appendix 6 for an example.
iv) Overhanging eaves or horizontal elements, sloped roof
elements, or cornice expressions or coping detail of a
minimum of 12 inches tall and six inches (6) deep. See
Appendix 6 for an example.
v) Each building shall have a clearly defined, visible
customer entrance on one side. Stone is required to be
used as a portion of the wall material at each customer
entrance.
Page 12
RAYZOR RANCH ARCHITECTURAL GUIDELINES
B)
Building Materials
1) Window glass may not be flush with exterior wall treatment,
or if flush, shall have a surround of wood or metal frame, or
wall trim material.
2) All sides of buildings visible from the streets, or internal
customer areas of the site, shall be constructed of masonry,
natural stone, decorative block, concrete, stucco or other
high quality material customarily used for the building style
(such as natural metals or EFIS). Gables, windows, doors
and related trim are not included in this requirement. Wood
and HDO board may be used. Acceptable material and color
palette includes: (reference Appendix 1-4):
a) Native Texas quarried natural stone or limestone of
varying colors, sizes and textures;
b) Concrete Architectural finish. Texture coated or
textured and colored.
c) Masonry
d) Porcelain Tile
e) Glass
f) Galvanized metal panels or prefinished architectural
metal panels of a gray tone, neutral or earthtone color;
g) Painted siding of a warm, neutral/earthtone or gray tone
color;
h) EIFS or stucco of a warm, neutral/earthtone or gray tone
color;
i) Accent colors of a warm, neutral/earthtone range are
encouraged but should be used in a limited manner;
j) Natural metals such as but not limited to zinc and copper;
k) Roofing tile, metal roofing shingles and panels, or slate in
galvanized or natural/earthtone color.
l) Natural wood, stained or painted.
Page 13
RAYZOR RANCH ARCHITECTURAL GUIDELINES
3) Glass. Use of glass for displays and to allow visual access
to interior space is permitted. Large expanses of unbroken
glass surfaces are discouraged.
4) Each building must incorporate some natural stone on walls
visible to customers.
5) Metal Roofs. Metal roofs visible from grade are permitted
provided that they standing metal seam, batten seam or
metal shingles.
Article 4 Streetscape/Public Spaces
A) One square foot of Plaza or Public Space shall be required fo
every 10 square feet of gross ground floor area. Plaza or Public
Space may be located anywhere within Rayzor Ranch.
B) Plazas or public spaces shall incorporate at least 3 of the 5
following elements, which may be located anywhere within
Rayzor Ranch:
1) Sitting space at least one sitting space for each 250
square feet shall be included in the Plaza. Seating shall be a
minimum of sixteen inches (16) in height and thirty inches
(30) in width. Ledge benches shall have a minimum depth
of thirty inches (30).
2) A mixture of areas that provide shade.
3) Trees in proportion to the space at a minimum of 1 tree per
800 square feet.
4) Water features or public art.
5) Outdoor eating areas or food vendors.
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
6) Planting areas in the sidewalk are encouraged. Pots or
above grade planters are allowed, minimum of 15 gallons.
(Refer to photographs in Appendix 5)
C) Developments involving a gross floor area in excess of 40,000
square feet of a single user shall have a minimum of 100 sq. ft.
seating area including permanent benches along the front
sidewalk area. A minimum of one bike rack shall also be
included along the storefront. Bench and bike rack should be of
an architecturally consistent design.
Article 5 Mechanical Roof Equipment Screening
All mechanical roof equipment shall be fully screened from view
from public on the site or public pedestrian spaces. Acceptable
method for roof equipment is parapet height extension or screeni
by slopped roof forms. Color or finish per acceptable material
palette (reference Appendix 1-4).
Article 6 Accessory Use
All accessory uses shall be architecturally compatible with the
structure.
Article 7 Drive-Through Requirements
A) Drive-through uses shall provide sufficient stacking area to
ensure that public rights-of-way are not obstructed.
B) Drive-through uses must be built as an integral architectural
element of the primary structure and use and shall include at
least one (1) of the Rayzor Ranch architectural features defined
in the Rayzor Ranch Architectural Standards. The materials are
to be the same as those used in the primary structure. Drive-
through structures and facilities separate from a primary
structure must be architecturally compatible with the primary
structure.
C) Drive-through uses must be located to the rear or side of the
structure, and buffered on the rear and side lot lines as requir
Page 15
RAYZOR RANCH ARCHITECTURAL GUIDELINES
in section 35.13.10. A portion of the buffer between sites can b
provided on adjacent lots.
Article 8 Light and Glare Performance Requirements
All lighting within the Rayzor Ranch development shall meet the
following standards:
A) Light may not measure more than one-half (.5) foot candle of
illumination at the property line, where non-Rayzor Ranch
residential adjacency exists.
B) Light standards taller than 20 feet shall be shielded or have
downward orientation to prevent the upward diffusion of light.
Light standards less than 20 feet in height do not have to be
shielded or have a downward orientation.
C) Areas designated for pedestrian use shall provide a minimum
of one-half foot candle of illumination.
Page 16
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 1
Example Material Applications
Page 17
RAYZOR RANCH ARCHITECTURAL GUIDELINES
The below listed materials represent the Architectural color
The intent is not to limit the manufacturers; therefore they are
will remain within the specified color palette.
Benjamin Moore 1100
Benjamin Moore 1067
Benjamin Moore HC-172
Benjamin Moore HC-169
Benjamin Moore OC-5
Benjamin Moore HC-105
Benjamin Moore AC-28
ICI A1825
ICI A1838
ICI A1866
Sherwin Williams SW6136
Pittsburgh Paints 510-2
Benjamin Moore 1603
Benjamin Moore AC-27
ICI A2013
ICI A2007
ICI A2015
ICI A2014
Tnemec 03MT
Tnemec 03MT
Page 18
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Benjamin Moore 1267
Benjamin Moore 1239
Benjamin Moore 1225
Benjamin Moore HC-100
Benjamin Moore 1040
Benjamin Moore HC-68
Benjamin Moore HC-71
ICI A1827
Sherwin Williams SW6062
Sherwin Williams SW6335
Sherwin Williams SW6041
Sherwin Williams SW6158
Sherwin Williams SW0009
Sherwin Williams SW6117
Sherwin Williams SW2831
Pittsburgh Paints 417-5
Pittsburgh Paints 325-6
Pittsburgh Paints 315-5
Page 19
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 2
Example Canopy and Shading Applications
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 3
Example Amenities
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 4
Example Architectural Imagery:
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples:
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 6
Junior Anchor Front Façade Examples
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 7
Loading Dock Screening Examples
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RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks Childrens Hospital Architectural Elements
Page 32
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks Childrens Hospital Architectural Elements
Page 33
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks Childrens Hospital Architectural Elements
Page 34
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks Childrens Hospital Architectural Elements
Page 35
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks Childrens Hospital Architectural Elements
Page 36
Exhibit5
Ordinance2010-158,ExhibitC-1,TownCenterandSouthRR-2ArchitecturalStandards
EXHIBITC-1
Exhibit C-1
RAYZOR RANCH ARCHITECTURAL STANDARDS
SOUTH RR-2 AND TOWN CENTER (RR-1)
Article 1 Architecture and Planning
Non-residential buildings in the Town Center (RR-1) and South RR
areas (RRTC) shall comply with the following planning and design
standards.
A. Orientation / Site Design
1. The RRTC is intended to be a unique shopping experience with
a wide array of retail options including larger regional retaile
department stores, fashion, electronics, hard and soft goods,
bookstores, restaurants and entertainment uses. The project
should be unique to the Denton area and complimentary to
surrounding land-uses.
2. The Town Center (RR-1) area shall be oriented around a centra
circulation system or spine element for vehicular and pedestrian
flow. This system or element may take the form of a public
domain such as a park, open space, pedestrian plaza, courtyard
or main street.
3. The Town Center (RR-1) area's central circulation system and
supporting internal roads are intended to provide a clear and
logical transportation system for vehicles, pedestrians, cyclist
and public transit.
4. Plazas, patios and open spaces will be integrated into the si
design to break-up large expanses of sidewalk areas.
5. Loading docks, trash receptacles, storage areas and
mechanical equipment shall be screened from public streets by
evergreen shrubbery, trees, masonry screenwall, concrete
June 9, 2010 Page 1
screenwall or a combination thereof. If screening a loading
dock with landscaping, the landscape material must be a
minimum of five (5) feet tall at time of planting and must compl
with the planting standards set forth in the Rayzor Ranch
Landscape Standards. If screening trash receptacles, storage
areas and mechanical equipment, the landscape material must
be a minimum of one (1) foot taller than the item they are to
screen at time of planting and must comply with the planting
standards set forth in the Rayzor Ranch Landscape Standards.
6. Trash collection and compaction may not occur within one-
hundred feet (100) of a single-family detached residence
located outside of Rayzor Ranch. Trash collection areas shall
be screened from public view as defined in Item A.5.
7. Mechanical equipment may not be located within one-hundred
feet (100) of a single-family detached residence located outsid
of Rayzor Ranch. Mechanical equipment shall be screened
from view as defined in Item A.5.
8. Directional and wayfinding signage shall provide assistance f
pedestrians and vehicles.
B. Building Design and Materials
1. The RRTC is to have distinctive architectural theming, includ
common design elements and materials.
2. Window glass may not be flush with exterior walls or, if flus
shall have a surround of wood/metal frame or wall trim material.
3. The RRTC is to have a complimentary building character.
Buildings shall be designed to enhance the community
character and have features that provide visual interest. Large
blank facades and wall surfaces shall not be permitted. Within
the Town Center (RR-1) area, windows and/or storefronts
should be included in wall planes wherever feasible. The
building facades within the Town Center (RR-1) area should be
June 9, 2010 Page 2
broken up and softened when feasible through overhangs and
colonnades, architectural detailing or landscaping.
4. Building walls greater than one-hundred feet (100) in length
shall have vertical and horizontal façade articulation or other
distinctive changes in the building façade, such as material
changes, color or textural changes.
5. All sides of buildings visible from the streets, or internal
customer areas of the site, shall be constructed of masonry,
including brick and native stone veneers, decorative block,
concrete, stucco (EIFS) or other high quality material
customarily used for this building style. Gables, windows, doors
and related trim are not included in this requirement. Wood and
HDO board may be used. Acceptable materials from the
Example Material Applications located in Appendix 1-4 include:
i. Native Texas quarried natural stone or limestone of varying
colors, sizes and textures
ii. Concrete Architectural finish. Texture coated or texture
and colored
iii. Masonry, including structural and brick veneers
iv. Porcelain Tile
v. Glass Galvanized metal panels or prefinished architectural
metal panels of gray tone, neutral or earthtone color
vi. Painted siding in a warm, neutral/earthtone or gray tone
color
vii. EIFS or stucco in a warm, neutral/earthtone or gray tone
color
viii. Accent colors as identified on the Master Palette are
encouraged but should be used in a limited manner to
contrast the more subtle natural palette
ix. Natural metals such as, but not limited to, zinc and copper
x. Roofing tile, metal roofing shingles and panels, or slate in
galvanized or natural/earthtone color
xi. Natural wood, stained or painted
June 9, 2010 Page 3
6. Glass and Storefronts. Glass shall be used to allow visual
access into interior spaces, or for display purposes. Buildings
may not incorporate glass for more than 70% of the wall plane.
7. Stone. Native stone and stone veneers shall be incorporated
where practical as the common and unifying architectural
material for the RRTC.
8. Metal Roofs. Metal roofs are permitted provided that they ar
standing metal seam, batten seam or metal shingles.
Article 2 Outdoor Sales and Storage
A.. Areas for customer
Exterior sidewalk displays and cart storage
loading or merchandise display and cart storage is allowed, but
such areas shall be clearly delineated and shall not be located
front of any customer entrances, exit door(s), or within fifteen
(15) on either side of the door(s).
B.. Merchandise
Permanent outdoor display, sales and storage
may be stored or displayed for sale to customers on the front or
side of the buildings in accordance with the following criteria:
1. The total square footage of all permanent outdoor storage,
display, and sales areas shall be limited to 20% of the footprin
of the building, but in no event shall exceed 20,000 square feet
except for home improvement use, which may not exceed
45,000 square feet of outdoor storage and the 20% footprint
restriction does not apply.
2. Permanent outdoor storage, display and sales shall be
contiguous to the building and shall not be permitted within
seventy-five feet (75) of a single-family detached residence
located outside of Rayzor Ranch.
3. The permanent storage, display and sales area shall be
enclosed by a minimum eight foot (8) wall of columns minimum
two feet (2) wide, of like appearance to the building with
June 9, 2010 Page 4
wrought iron or decorative tubular steel fencing. No
merchandise other than trees shall be visible above the wall or
fence.
4. Seasonal outdoor display will be allowed. Size will be limit
11,000 square feet maximum.Dates for outdoor display will be
year round. Merchandise may not exceed ten feet (10) in
height except for trees.
. Bulk merchandise may be stored behind any
C.Rear Storage
building The sides and back of the storage area shall be screene
with a chain link fence covered with windscreen, except for any
or back that is separated from any residential property by an ei
foot masonry wall and landscaped buffer yard, in which case
additional screening is not required. Windscreen shall be
maintained in good repair and free of tears. The rear storage a
shall not be accessible to customers. Merchandise shall be
stacked no higher than twenty-five feet (25) or level with the
the adjacent sidewall of the building, whichever is lower, and m
not be stacked above the height of the chain link fence
D.. Outdoor storage, pickup, delivery, loading
Pickup and Delivery
and unloading of merchandise, equipment or other items may not
occur within one-hundred feet (100) of single-family detached
residential property located outside of Rayzor Ranch. Loading
areas and docks must be located to the side or rear of the build
unless the loading area is completely screened from the street,
loading docks shall be located more than one-hundred feet (100)
from single-family detached residence located outside of Rayzor
Ranch. Pavement may be located within one hundred feet (100) of
residential property.
June 9, 2010 Page 5
Article 3 Streetscape / Public Spaces
A. RRTC shall provide one square foot of plaza or public space a
(Plaza Area), which may include sidewalks, for each ten (10)
square feet of gross ground floor area.
B. Plaza Areas shall be defined as any area within RRTC that
contains any three of the following seven items:
1. An area that provides pedestrian seating at a rate of one sea
for each 250 square feet. Seating shall be a minimum of fifteen
inches (15) in height and thirty inches (30) in width. Seatin
elements include manufactured benches, ledge benches,
natural elements, seat walls or other raised element designated
for seating. When providing more than one sitting space on an
element, each space shall be calculated at a minimum of
eighteen inches (18) of width
.
2. An area that integrates shade within the open space area
through the inclusion of shade trees, trellises, awnings or
structural elements such as colonnades and canopies.
3. An area that provides trees in proportion to the space at a
minimum of 1 tree per 800 square feet.
4. An area containing a water feature, fireplace, amphitheater o
public art
5. An area containing outdoor dining.
6. A freestanding stone fireplace, obelisk or other design featu
7. A hardscape area that integrates landscape planting within th
hardscape through pots, above grade planters, in grade
planters, or tree grates (Refer to photographs in Appendix 3)
June 9, 2010 Page 6
C. Planting areas in the sidewalk are encouraged. Pots or above
grade planters are allowed, minimum container size of 5 gallons.
(Refer to photographs in Appendix 3)
D. Single tenant buildings having a gross floor area in excess o
40,000 square feet shall have a minimum of 100 square foot
seating area including benches or other permanent seating along
the front sidewalk area. This area shall be included as part of
Plaza calculation and should meet Plaza requirements.
E. Bicycle racks shall be included at various locations in the T
Center (RR-1).
Article 4 Mechanical Roof Equipment Screening
All roof mounted mechanical equipment shall be fully screened
from view from public on the site or public pedestrian spaces.
Acceptable methods for screening roof mounted equipment shall
include parapet elements, louvers, or ridges of sloped roof form
The color and finish of the screening shall comply with the colo
pallet approved as Appendix 1 and be complimentary to the
building architecture.
Article 5 Accessory Use
All accessory uses shall be architecturally compatible with the
structure by sharing color, materials, architectural design, roo
elements or some other architectural feature.
Article 6 Drive-Through Requirements
A. Drive-through uses shall provide sufficient stacking area to
that public rights-of-way are not obstructed. Fast food restaur
with drive-through facilities shall provide a minimum stacking
distance of one hundred and sixty feet (160) unless the buildin
owner or tenant can substantiate that a lesser requirement is
appropriate based on a national standard or case studies of othe
June 9, 2010 Page 7
facilities operated by that owner or tenant. Bank drive-through
facilities shall provide a minimum stacking distance of one-hund
feet (100).
B. Drive-through canopies must be built as an integral architect
element of the structure. The supporting structure shall includ
least one (1) of the following architectural features:
1. native Texas stone or limestone on the supporting structure
columns or building facade.
2. a sloped metal roof.
The materials are to be the same as those used in the primary
structure. Drive-through structures and facilities physically
separated from the primary structure must be architecturally
compatible with the primary structure.
C. Drive-through uses must be located to the rear or side of the
structure, and buffered on the rear and side lot lines as requir
the Denton Development Code Section 35.13.10. A portion of the
buffer between sites can be provided on adjacent lots.
Article 7 Light and Glare Performance Requirements
A comprehensive lighting plan shall be utilized for public safet
areas, illumination of building areas and pedestrian scale light
walkways and foot paths. Decorative lighting may be used at int
and gathering places. All lighting within the Rayzor Ranch deve
shall meet the following standards which replace the standards s
Section 35.13.12 of the Denton Development Code.
A. Areas designated for parking use shall provide a minimum aver
of one foot candle of illumination.
B. Areas designated for pedestrian use shall provide a minimum
average of one-half foot candle of illumination.
C. Light may not measure more than one-half foot-candle of
illumination at property lines external to Rayzor Ranch or at in
property lines where adjacent to residential.
June 9, 2010 Page 8
APPENDIX 1
Example Material Applications
June 9, 2010 Page 1
RAYZOR RANCH ARCHITECTURAL GUIDELINES
The below listed materials represent the Architectural color
The intent is not to limit the manufacturers; therefore they are
will remain within the specified color palette.
Benjamin Moore 1100
Benjamin Moore 1067
Benjamin Moore HC-172
Benjamin Moore HC-169
Benjamin Moore OC-5
Benjamin Moore HC-105
Benjamin Moore AC-28
ICI A1825
ICI A1838
ICI A1866
Sherwin Williams SW6136
Pittsburgh Paints 510-2
Benjamin Moore 1603
Benjamin Moore AC-27
ICI A2013
ICI A2007
ICI A2015
ICI A2014
Tnemec 03MT
Tnemec 03MT
June 9, 2010
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Benjamin Moore 1267
Benjamin Moore 1239
Benjamin Moore 1225
Benjamin Moore HC-100
Benjamin Moore 1040
Benjamin Moore HC-68
Benjamin Moore HC-71
ICI A1827
Sherwin Williams SW6062
Sherwin Williams SW6335
Sherwin Williams SW6041
Sherwin Williams SW6158
Sherwin Williams SW0009
Sherwin Williams SW6117
Sherwin Williams SW2831
Pittsburgh Paints 417-5
Pittsburgh Paints 325-6
Pittsburgh Paints 315-5
June 9, 2010
AGENDA INFORMATION SHEET
AGENDA DATE:
May 5, 2014
DEPARTMENT:
Library
ACM:
Bryan Langley
SUBJECT
makerspace located within North Branch Library.
BACKGROUND
The purpose of this item is to provide Council with specific information about The Forge and also
conduct a tour of the physical site. Last year, the Denton Public Library conducted a public survey
to ascertain the needs of the community. People responded by telling us they wanted more
advanced computing options such as specialized training on specific software and access to more
sophisticated hardware. In response to this information the library developed The Forge, a
technology makerspace, at the North Branch Library.
This space replaces the CLIC, a computer classroom with 20 dedicated pc stations. The Forge will
continue to be used for classroom type instruction for groups and also provide a premier space for
individuals and small groups to create in a collaborative environment. The Forge features hardware
and software previously unavailable for public use, including two 3D printers, and two IMacs plus
two PCs with Adobe Creative Suite software. Ten additional PCs provide graphic design and
wall mounted monitor for instruction and video display. Small Arduino and Raspberry Pi kits will
provide hands on computing education for all ages while squishy circuits will be available for
teaching basic electronic concepts to the very young. Orientation classes will prepare customers to
utilize the 3D printers to create working models of their projects, whether industry or art related.
Specific hours for both the public and groups are available. Groups may reserve the space in
advance and availability is posted on the library webpage at www.dentonlibrary.com.
FISCAL INFORMATION
The Forge was made possible by a Supplemental Division Package for FY 2013-14 in the amount
of $13,000.
Respectfully submitted:
Terri Gibbs
Director of Libraries
(940) 349-8776