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HomeMy WebLinkAboutDecember 9, 2014 AgendaCity f Denton City Hall Y 215 E. McKinney St. Denton, Texas 76201 ttu�Rltli www.cityofdenton.com Dt�NT N Meeting Agenda City Council Tuesday, December 9, 2014 2:00 PM Work Session Room After determining that a quorum is present, the City Council of the City of Denton, Texas will convene in a 2nd Tuesday Session on Tuesday, December 9, 2014 at 2:00 p.m. in the Council Work Session Room at City Hall, 215 E. McKinney Street, Denton, Texas at which the following items will be considered: NOTE: A 2nd Tuesday Session is used to explore matters of interest to one or more City Council Members or the City Manager for the purpose of giving staff direction into whether or not such matters should be placed on a future regular or special meeting of the Council for citizen input, City Council deliberation and formal City action. At a 2nd Tuesday Session, the City Council generally receives informal and preliminary reports and information from City staff, officials, members of City committees, and the individual or organization proposing council action, if invited by City Council or City Manager to participate in the session. Participation by individuals and members of organizations invited to speak ceases when the Mayor announces the session is being closed to public input. Although 2nd Tuesday Sessions are public meetings, and citizens have a legal right to attend, they are not public hearings, so citizens are not allowed to participate in the session unless invited to do so by the Mayor. Any citizen may supply to the City Council, prior to the beginning of the session, a written report regarding the citizen's opinion on the matter being explored. Should the Council direct the matter be placed on a regular meeting agenda, the staff will generally prepare a final report defining the proposed action, which will be made available to all citizens prior to the regular meeting at which citizen input is sought. The purpose of this procedure is to allow citizens attending the regular meeting the opportunity to hear the views of their fellow citizens without having to attend two meetings. Work Session Renorts A. ID 14 -0804 Receive a report, hold a discussion, with staff and Red Development, and provide direction concerning development at Rayzor Ranch. Attachments: Exhibit 1 - RED Development Vision Exhibit 2 - 2007 -110 - Original Overlay District B. ID 14 -0840 Receive a report and hold a discussion regarding the joint meeting of the City Council and Planning and Zoning Commission on December 16, 2014. C. Under Section 551.042 of the Texas Open Meetings Act, respond to inquiries from the City Council or the public with specific factual information or recitation of policy, or accept a proposal to place the matter on the agenda for an upcoming meeting AND Under Section 551.0415 of the Texas Open Meetings Act, provide reports about items of community interest regarding which no action will be taken, to include: expressions of thanks, congratulations, or condolence; information regarding holiday schedules; an honorary or salutary recognition of a public official, public employee, or other citizen; a reminder about an upcoming event organized or sponsored by the governing body; information regarding a social, ceremonial, or community event organized or sponsored by an entity other than the governing body that was attended or is scheduled to be attended by a member of the governing body City ofDenton Page I Printed on 121512014 City Council Meeting Agenda December 9, 2014 or an official or employee of the municipality; or an announcement involving an imminent threat to the public health and safety of people in the municipality that has arisen after the posting of the agenda. Following the completion of the 2nd Tuesday Session, 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. Closed Meeting: A. ID 14 -0795 Consultation with Attorneys - Under Texas Government Code, Section 551.071. 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 vested rights; impacts of federal and state law and regulations; impacts of gas well drilling upon protected uses and vice - versa; moratorium on drilling and production; other concerns about municipal regulatory authority or matters relating to enforcement of the Gas Well Ordinance; settlement matters concerning gas well drilling in the City; surface development issues involving surface and mineral estates; and legal matters associated with a citizen's initiative and pending litigation styled Jerry Patterson, Commissioner, Texas General Land Office v. City of Denton Texas, Cause No. D- 1- GN -14- 004628 currently pending in the 53rd District Court of Travis County and Texas Oil and Gas Association v. City of Denton, Cause No. 14- 09833 -431 currently pending in the 431st District Court of Denton County regarding hydraulic fracturing where a public discussion of these legal matters would conflict with the duty of the City's attorneys under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas. CERTIFICATE 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 CITY OF DENTON CITY COUNCIL WORK SESSION ROOM 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. City ofDenton Page 2 Printed on 121512014 City Hall City of Denton 215 E. McKinney St. Denton, Texas 76201 www.cityofdenton.com D EN'FON File #: ID 14 -0804, Version: 1 Legislation Text Agenda Information Sheet DEPARTMENT: Planning and Development ACM: John Cabrales, Jr. Date: December 9, 2014 SUBJECT Receive a report, hold a discussion, with staff and Red Development, and provide direction concerning development at Rayzor Ranch. BACKGROUND RED Development, the owner of a portion of the Rayzor Ranch Overlay District, has submitted a document to the City for review, upon the request by City staff for them to provide the vision for the south side of Rayzor Ranch prior to its development (Exhibit 1). The lengthy ordinance from 2007 that established the initial vision for this development is also attached (Exhibit 2) for your review. Although the north side of Rayzor Ranch is over 75 percent complete, the south side is currently in the planning stages and the applicant has several users planning to develop in 2015. The purpose of this presentation is to provide RED Development a venue to present their plans for the layout and design for development. RED Development will present to City Council their vision. Staff is still reviewing this new vision and requests feedback and direction to ensure the proposed plans align with the overall goals and vision Council may now have for the Rayzor Ranch Town Center development. Brief History The Rayzor Ranch Overlay District was established in 2007 and covered approximately 410 acres on the north and south sides of W. University Drive (US 380), between I -35 and Bonnie Brae. Although the north side is well underway, the development of the south side and portions of the north side are not yet under construction. City staff and RED Development (one of the owners of a portion of the Overlay's area) meet every other week, in addition to scheduled meetings with applicants /tenants, to facilitate this development and communicate on various development issues. These meetings are also a vehicle to help mitigate any potential future issues that may arise. There have been multiple amendments to the Overlay District Ordinance since its inception, with the most recent amendment having been approved in June of 2014 by City Council for a Denton Development Code (DDC) exception regarding clearing and grading of approximately 99 acres on the south side. The Rayzor Ranch Overlay District amendments have provided the developer with significant flexibility, however they have also lessened the ability of staff to ensure that the development is consistent with the overall vision staff believes was approved by Council. A Public Improvement District and a 380 Agreement also apply to portions City of Denton Page 1 of 4 Printed on 12/5/2014 File #: ID 14 -0804, Version: 1 of the Overlay District area and have been amended to provide the developers with more flexibility. A site plan was approved by the Planning and Zoning Commission on November 19, 2014, for a multi - tenant commercial building on the south side of W. University Drive; it is the first building proposed to be constructed on the south side. The site plan request that was approved included four -sided color elevations that are consistent with some, but not all, of the images contained in the vision document submitted by RED Development. Applications for projects and permits are in progress and forthcoming for the remaining areas of the north and south sides, but to date, no building permits have been issued for the south side. Current Status The Rayzor Ranch Overlay District now includes five ordinances and four separate land owners that are impacted by these ordinances. Over time, the amendments to the ordinance have made it difficult to appropriately apply site planning within the Rayzor Ranch Overlay District. As part of the overlay district amendments that were approved in 2010, the adopted site plan was removed and replaced with a "Bubble Plan," to allow RED Development greater flexibility in the overall layout of the Town Center. However, staff has some concerns that the lack of a conceptual plan allows for revisions to the layout which may result in there being no cohesion in how buildings are situated for optimum sustainability, enhanced pedestrian mobility, and design compatibility with the eventual development by the other land owners. RECOMMENDATION Staff requests direction on RED Development's vision for the Rayzor Ranch Town Center. Staff recommends that revisions be made to the current amended Rayzor Ranch Overlay District ordinance in order to provide clarity in the overall design and layout of the site. This will provide consistency throughout the development, provide clear understanding of the standards for the development and expedite the review and approval process for construction. It is therefore our recommendation that another work session be scheduled to provide staff an opportunity to react to the new vision and to outline specific action that may be requested by council to implement the plan as directed. EXHIBITS 1. RED Development's Vision/Concept Submittal 2. Original Rayzor Ranch Overlay District (2007 -110) 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; 3. Proposed Mobility Plan Amendment for Rayzor Ranch (Planning and Zoning Commission recommended approval 7 -0); 4. February 20, 2007, City Council Public Hearing regarding proposed Mobility Plan amendment for Rayzor Ranch (City Council approved 7 -0); 5. February 21, 2007, Planning and Zoning Commission Work Session regarding Northern Tract Comprehensive Plan Amendment; 6. February 28, 2007, Planning and Zoning Commission Work Session regarding proposed Rayzor Ranch Overlay District; 7. March 7, 2007, Planning and Zoning Commission Work Session regarding proposed Rayzor Ranch Overlay District; 8. March 14, 2007, Planning and Zoning Commission Work Session and Public Hearing regarding Northern Tract City of Denton Page 2 of 4 Printed on 12/5/2014 File #: ID 14 -0804, Version: 1 Comprehensive Plan Amendment and First Phase of Rayzor Ranch Overlay District (Planning and Zoning Commission recommended approval 7 -0); 9. March 27, 2007, City Council Public Hearing regarding Northern Tract Comprehensive Plan Amendment and First Phase of Rayzor Ranch Overlay District (City Council approved 7 -0); 10. April 2, 2007, City Council Work Session Regarding Southern Tract Comprehensive Plan Amendment and remaining phases of Rayzor Ranch Overlay District; 11. April 18, 2007, Planning and Zoning Commission regarding Work Session regarding Southern Tract Comprehensive Plan Amendment and remaining phases of Rayzor Ranch Overlay District; 12. 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. (Planning and Zoning Commission recommended approval 7 -0); 13. May 15, 2007, City Council Public Hearing Regarding Completion of the Comprehensive Plan Amendment and Second Phase of Rayzor Ranch Overlay District (City Council approved 7 -0); 14. November 28, 2007, Planning and Zoning Commission Work Session and Public Hearing regarding Third Phase of Rayzor Ranch Overlay District and Rezoning. (Planning and Zoning Commission recommended approval 6 -0); 15. January 8, 2008, City Council Public Hearing Regarding Third Phase of Rayzor Ranch Overlay District and Rezoning (City Council approved 7 -0); 16. March 26, 2008, Planning and Zoning Commission Public Hearing regarding Amendment to Design Standards of the Rayzor Ranch Overlay District for proposed Best Buy elevation. (Planning and Zoning Commission tabled the item); 17. April 9, 2008, Planning and Zoning Commission Public Hearing regarding Amendment to Design Standards of the Rayzor Ranch Overlay District for proposed Best Buy elevation. (Planning and Zoning Commission recommended denial, 3 -2, item was not appealed to City Council); 18. 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 (Planning and Zoning Commission approved 7 -0); 19. June 11, 2008, Planning and Zoning Commission Work Session and Public Hearing regarding establishment of a Special Sign District (Planning and Zoning Commission approved 6 -0); 20. June 17, 2008, City Council Work Session regarding multiple Rayzor Ranch issues and Public Hearing regarding establishment of a Special Sign District (City Council approved); 21. 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; 22. October 7, 2008, City Council Work Session regarding proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 23. 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; 24. 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; 25. November 4, 2008, City Council Public Hearing regarding proposed Amendments to the Rayzor Ranch Overlay District; 26. December 9, 2008, City Council Work Session regarding Trade Dress; 27. December 9, 2008, City Council Public Hearing Regarding Rayzor Ranch Sign District amendments to permit four detached pylon signs within the Northern Tract; 28. February 3, 2009, City Council Work Session regarding proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 29. April 22, 2009, Planning and Zoning Commission Work Session and Public Hearing regarding Amendment authorizing limited administrative authority by the City Manager; 30. May 5, 2009, City Council Public Hearing Regarding Amendment authorizing limited administrative authority by the City City of Denton Page 3 of 4 Printed on 12/5/2014 File #: ID 14 -0804, Version: 1 Manager; 31. 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; 32. 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; 33. June 16, 2009, City Council Work Session regarding proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 34. July 21, 2009, the City Council approved an amendment to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 35. October 6, 2009, City Council approved an SUP to allow for gas well drilling and production on approximately three acres at the southeast corner of Bonnie Brae Road and Scripture Street: 36. April 6, 2010, City Council Work Session regarding proposed amendments to the Rayzor Ranch Overlay District, specifically the south side; 37. April 14, 2010, Planning Zoning Commission Work Session regarding proposed amendments to the Rayzor Overlay District, specifically the south side. 38. June 15, 2010, City Council approved the following for the entire Rayzor Ranch Overlay District 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; f. Amending and defining architectural guidelines on the Southern Tract, and g. Amending and defining signage guidelines on the Southern Tract; 39. October 4, 2011, Planning and Zoning 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; 40. November 1, 2011, City Council approved architectural, landscape and signage standards for 4.1 acres located at the northeast corner of I -35 and Scripture Street. 41. April 14, 2014, Planning and Zoning Commission approved a Site Plan for a movie theater within the Rayzor Ranch Town Center (RR -1) District; 42. April 23, 2014, Planning and Zoning Commission approved a Preliminary Plat for 21 lots being 99.5 acres for the south side; 43. May 21, 2014, Planning and Zoning Commission recommended approval of the first portion of a rezoning request to allow mass clearing and grading on approximately 99 acres of the Rayzor Ranch South Campus (the south side) and recommended denial of the second portion of a rezoning request to allow automotive - related uses on a portion of the Rayzor Ranch Marketplace (the north side); (Z 13 -0013) 44. June 15, 2014, City Council approved the first portion of a rezoning request to allow mass clearing and grading on approximately 99 acres of the Rayzor Ranch South Campus (the south side). The applicant withdrew the second portion of the rezoning request to allow automotive - related uses on a portion of the Rayzor Ranch Marketplace (the north side) prior to consideration by City Council; (Z13 -0013) 45. November 19, 2014, Planning and Zoning Commission approved a Site Plan for a multi -tenant commercial building and internal drive aisles for Phase One of the Rayzor Ranch South Campus. 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I z 0 uj an uj U3 el I h Ie 5.73 3P I w I 91 I W z 0 uj uj I-- LM uj • -A • i� � to I cro ert ca 1; co m MM a 40 ml m ar cr ct w rs (l "o � \� / / �\ a w F- z w u 0 B scour doe urnentslordinancesi071rayzor ranch overlay ordinance - Gnal.doc ORDINANCE NO. 2007- %40 AN ORDINANCE OF THE CITY OF DENTON, TEXAS, REZONING APPROXIMATELY 223 ACRES OF LAND LEGALLY DESCRIBED IN EXHIBIT "B ", ATTACHED HERETO, FROM THE EXISTING, NRMU -12, NRMU, CM -G AND NR -6 ZONING CLASSIFICATIONS AND USE DESIGNATIONS TO THE RCC -D ZONING CLASSIFICATION AND USE DESIGNATION, AS MODIFIED BY THE TERMS OF THE RAYZOR RANCH OVERLAY DISTRICT CLASSIFICATION HEREIN AMENDED; AMENDING BY SUPERSEDURE CHAPTER 35, SUBCHAPTER 7.13 OF THE CITY OF DENTON CODE OF ORDINANCES, " DENTON DEVELOPMENT CODE ", "SPECIAL PURPOSE AND OVERLAY DISTRICTS ", PROVIDING FOR THE REGULATION OF LAND USES AND DEVELOPMENT STANDARDS FOR THE RAYZOR RANCH OVERLAY DISTRICT; APPROVING AND AUTHORIZING EXECUTION, AMENDMENT AND RECORDATION OF A DEVELOPMENT AGREEMENT ATTACHED AS EXHIBIT M, AND REMOVAL OF THE TEXT OF SECTION 3S.7.13.3.A.5 OF THE DENTON DEVELOPMENT CODE UPON SUCH OCCURRENCE WITHOUT NECESSITY OF FURTHER COUNCIL ACTION; PROVIDING FOR SEVERABILITY; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF, AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the property owner initiated the rezoning process for that 223 acre tract of land legally described by metes and bounds in Exhibit "B ", attached hereto and made a part hereof by reference, and depicted as "P, RR -I, RR -2, SF -2, CC, , and HOTEL/RR ", within Exhibit K, (the "Property "); and I WHEREAS, the owner of the Property requested that the Property be considered for rezoning from NRMU -12, NRMU, CM -G, and NR -6 zoning districts to the RCC -D zoning district, as modified by the "Rayzor Ranch Overlay District" previously defined, and amended herein; and WHEREAS, the owner of the Property supports the rezoning of the Property; 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 strictures 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 May 9, 2007, 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 amendment; and WHEREAS, on May 15, 2007, the City Council held a public hearing as required by law and approved the change in zoning from the NRMU -12, NRMU, and CM -G zoning districts to districts to the RCC-D Zoning Classification and Use Designations, as modified by the Rayzor Ranch Overlay District, as amended herein; and WHEREAS, the City Council finds that establishing the Rayzor Ranch Overlay District serves a public purpose; and WHEREAS, the City Council makes the following findings: A. The change in zoning and the creation of the Rayzor Ranch Overlay District is 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 Marketplace Overlay District, including the immediate neighborhood NOW THEREFORE; 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: 35.7.13.0 ---Rayzor Ranch Overlay District. The Rayzor Ranch Overlay District classification is hereby defined with respect to approximately 410 acres of land, legally described in Exhibit "A" to Ordinance 2007-068. 35.7.13.1 Purpose. The purpose of establishing the Rayzor Ranch Marketplace 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 other public facilities such as water and sewer systems, parks, schools and utilities; and D. Encourage a more creative approach in the utilization of land in order to accomplish an efficient, aesthetic, and desirable development which may be Page 2 characterized by special features of the geography, topography, size or shape of a particular property and to accomplish a more economical and efficient use of land. 35.7.13.2 Subareas. This district shall be divided into two major divisions, separated generally by US 380 (University Drive) —the Marketplace and the Town Center. A. Marketplace. The Marketplace shall be divided into two subareas, Subareas 1 and 2 of the Marketplace are generally depicted in Exhibit K B. Town Center. The Town Center shall be divided into two subareas. Subareas 1 and 2 of the Town Center are generally depicted in Exhibit K C. Part or all of the Subareas may be developed in phases 35.7.13.3 Application of Regulations. A. General. 1. The following definitions shall apply to the Rayzor Ranch Overlay District: a. 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 multifamily dwelling unit. b. Plaza or Public Area Space: An area identified on a plan filed at the City which is designated for public or civic use. The designated area shall be maintained by a property/home owner association. Rayzor Ranch: The comprehensive development which includes all phases defined within the Rayzor Ranch Overlay District (Ordinance No. 2407 -068). [Subsection 35.7.13.3.A.5, below, may be deleted from the Code text by Staff upon satisfaction of all conditions, without necessity of further Council action] In addition to other permits and requirements which must be obtained or satisfied prior to construction of any improvements, no building permit of any type, certificate of occupancy, or any other permit allowing construction of improvements may be issued (other than a clearing and grading permit), and no construction may take place within the first phase, until: Page 3 a. A development agreement is executed, filed and recorded, providing for the escrow of $215,000 in funds for mitigation of trees removed without a permit, and committing $250,000 in park improvements to offset drainage impacts at North Lakes Park (see Exhibit M). b. This requirement supplements, but does not supersede, satisfy, or replace any other permits or requirements of construction. It is understood that the Developer will submit and the city will review Plats and Engineering Documents, prior to condition (a) above being met; with the goal of obtaining a mass grading permit for the second phase, and construction permits for certain temporary roadway improvements within the second phase. Condition (a) above is a condition for plat approval, but may be satisfied after plat approval. 35.7.13.4 Marketplace - Subarea 1 Development Standards (SF-1). (TO BE INCORPORATED LATER] 35.7.13.5 Marketplace — Subarea 2 Development Standards (RR-3, P, and RR-2). In Subarea 2, the City rules and regulations applicable to the development of property located within a RCC-D zoning district are applicable with the following additional restrictions: Permitted Uses. The only permitted uses are as shown on the attached Master Zoning Site Plan (See Exhibit L). Generally, these uses must be located within the Subareas as shown on the Master Conceptual Zoning Plan (Exhibit K) as follows: A. RR-3: wholesale sales; retail construction materials sales with a minimum floor area of 100,000 square feet; quick vehicle servicing; garden center 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 facilities 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. Page 4 35.7.13.5.1 Town Center — Subarea I Use and Development Standards M-1, RR- a _ 2, P, 0, and HoteVRR), and CC portion of Subarea 2 Use and Development Standards. In the RR-I, RR-2, SF-2, P, and Hotel/RR portion of Subarea 1, and in the CC portion of Subarea 2, the City rules and regulations applicable to the development of property located within a RCC-D zoning district are applicable with the following additional restrictions: A. Permitted Uses. The only permitted uses are as shown on the attached Master Zoning Site Plan (See Exhibit L). Generally, these uses must be located within the Subareas as shown on the Master Conceptual Zoning Plan (Exhibit K) as follows: I RR-2: retail sales and services, restaurants, drive-through facilities, indoor recreation, parks and open space and professional services and offices. All other uses are prohibited. 2. RR-I: retail sales and services, commercial parking lots, movie theaters, restaurants, drive-through facilities, indoor recreation, outdoor recreation, parks and open space and professional services and offices. All other uses are prohibited. 3. Hotel/RR-. retail sales and services, commercial parking lots, hotels, restaurants, parks and open space and professional services and offices. All other uses are prohibited. 4. CC: elderly housing (all categories), continuing care retirement center, parks and open space. All other uses are prohibited. 5. SF-2: attached single family dwellings, parks and open space. All other uses are prohibited. 6. P. parks and open space, community service (limited to museums with educational facilities), major event entertainment (by SUP only). All other uses are prohibited. B. Minimum Yard Abutting a Single-Family Use or District. The minimum yard when abutting a single-family use or district shall be ten feet (10') plus one foot (l') for each foot of building height above twenty feet (20'). C. Maximum FAR. The maximum FAR shall be 4.0. D. Maximum Building Heights. 1. Except as noted, the maximum building height shall be one hundred feet (100'). 2. The maximum building height for hotel and/or office uses shall be 816 feet above mean sea level for areas labeled hotel/RR as shown on Exhibit Page 5 "K ", except for the area labeled Hotel/RR which abuts IH -35 which shall have a maximum height of 792 feet above mean sea level. 35.7.13.6 Site Design Standards. In this district, the City rules and regulations regarding site design standards, Subchapter 13, and the Site Design Criteria Manual shall apply, except for the following: A. Landscaping and Tree Mitigation — Landscaping and Tree Mitigation must additionally meet the standards set forth in Exhibit "C ". B. Architecture — Architecture must meet the standards set forth in Exhibit "D ". 35.7.13.7 Parking Standards. In this district, the City rules and regulations regarding parking standards, Subchapter 14, are applicable with the following exceptions: A. Maximum Allowable Number of Parking Spaces. Section 35.14.4.17 shall not apply. 35.7.13.9 Drainage. A. General In this 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. I. Areas within the RR -3 Area that do not drain into North Lakes Park Property are not subject to the Development Restrictions in Section 35.7.13.9.8. B. Storm Water Drainage into North Lakes Park (Drainage Areas A 1 and B 1) 1. Drainage Areas Al and BI depicted on Exhibit "E ", Drainage Areas Exhibit, consist of approximately 225 -acres of land that drains into the South Pond at North Lakes Park formally known as Hickory Creek — Site 16 (Pond 16). This Pond is regulated under Texas Administrative Code Title 30 Part i Chapter 299 Dams and Reservoirs, and is classified as an intermediate size high hazard impoundment in Section 299.14 of these regulations. High hazard impoundments are required to pass the Probable Maximum Flood (PMF) without overtopping of the dam embankment, or failure of the outlet works, or emergency auxiliary spillway. 2. Exempt Lots: Development of lots in Drainage Areas Al and B1 are exempt from the restrictions of Subsection 35.7.13.9.13 if the aggregate impervious cover surface area within all the exempted lots does not Page 6 exceed 10,000 square feet. Streets and sidewalks in publicly dedicated rights-of-way or public access casements are not included in the aggregate impervious surface area calculation. 3. Development of lots in Drainage Areas Al and B1 that are not exempted under 35.7.13.9.B.2, above, will be restricted as follows with regard to drainage improvements until improvements to Pond 16 are constructed and accepted by the City and TCEQ to achieve compliance with Texas Administrative Code Title 30 Part I Chapter 299 Dams and Reservoirs: a. Preliminary Plat approval will not be granted for any development until the City of Denton and TCEQ have approved the preliminary hydrologic and hydraulic analyses (PMF and dam breach analyses) and the preliminary engineering (PRELIMINARY ENGINEERING REPORT) to determine the extent of the embankment and spillway improvements that are required. TCEQ "approval" is defined as City receipt of written correspondence from TCEQ indicating that the methodology, assumptions, flood hydrograph calculation procedures, and design analysis methods being used to determine the extent of improvements are in accordance with TCEQ accepted methods and procedures. b. Final Plat approval will not be granted for any development until the City of Denton and TCEQ have approved the construction plans for the embankment and spillway improvements, the source of funds for construction is identified, and a construction schedule is committed to for the improvements. C. Building permits may not be granted until the construction contract for the embankment and spillway improvements is awarded to a Contractor acceptable to the TCEQ and City of Denton, and it can be reasonably determined by the City that the construction and acceptance of the Pond 16 improvements can be completed prior to the certificate of occupancy being issued for any building. All right-of-ways and easements required for construction and maintenance of Pond. 16, if any, must be secured and recorded prior to a Building Permit being issued by the City. d. Final Acceptance or Certificate of Occupancy may not be requested until the improvements to Pond 16 are constructed to achieve compliance with Texas Administrative Code Title 30 Part 1 Chapter 299 as determined by the TCEQ. e. Approval may not be granted for any Final Plat that does not provide for onsite storm water detention until the downstream channel and culvert improvements at Bonnie Brae Road to convey the developed peak flow into Pond 16 (downstream Page 7 improvements) are designed and approved by the City, and, constructed and accepted by the City, unless the downstream improvements are included as part of the development, in which case the downstream improvements plans will be included and approved during the Final Plat process 4. Storm Water Quality a. All Preliminary and Final Plats 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 controls and management practices as described in Exhibit "F". b. The storm water quality controls shall be constructed as a part of the storm drainage improvements for the development. C. Approval will not be granted by the City for any Preliminary or Final Plat that will rely on downstream or regional storm water quality controls until the downstream improvements to serve the development are designed and approved by the City, and, constructed and accepted by the City, unless the downstream improvements are included as part of the platted development. d. Engineering inspection fees will be paid to the City for the inspection of all storm water quality controls during construction. Designer certifications that the storm water quality controls and management practices were constructed in accordance with the approved plans will be provided to the City upon request. S. Exception — First Phase (RR-3 Subarea) a. Final Plat that provides onsite detention is not prohibited by these drainage 'requirements or restrictions if the City approves an analysis showing the onsite detention pond is sized to capture the excess runoff volume from the development resulting from the PMF and provide extended detention of sufficient duration to prevent a rise in the North Lakes Pond maximum water surface elevation during the PMF. The Developer's Engineer shall certify that the analysis shows there will be no rise in the water level and no adverse impacts to Pond 16 prior to granting approval. b. No Building Permit for any development in the RR-3 Subarea may be granted until the City and TCEQ have approved the construction plans for the Pond 16 embankment and spillway improvements, the source of funds for construction is identified, a construction schedule is committed to for the improvements, all rights-of-way and easements required for construction and Page 8 maintenance of Pond 16, if any, are secured and recorded prior to issuance and other applicable requirements for issuance have been satisfied. Alternatively, a Building Permit is not prohibited by these additional drainage restrictions, provided that an onsite detention pond meeting the requirements of Paragraph B.5.a. in this Section has been constructed and accepted by the City, and all other applicable requirements for issuance have been satisfied. C. In addition to other applicable requirements, a Final Acceptance or Certificate of Occupancy may not be granted until the construction contract for the Pond 16 embankment and spillway improvements is awarded to a Contractor acceptable to the TCEQ and City of Denton, and it can be reasonably determined by the City that the construction and acceptance of the Pond 16 improvements can be completed prior to the certificate of occupancy being issued for any building, and all other applicable requirements for issuance have been satisfied.. Final Acceptance or Certificate of Occupancy may be granted by the City if the onsite detention pond meeting the requirements of Paragraph B.5.a. in this Section has been constructed and accepted by the City, and all other applicable requirements for issuance have been satisfied. d. No other exceptions to the development schedule may be requested from the City until the improvements to Pond 16 are constructed to achieve compliance with Texas Administrative Code Title 30 Part 1 Chapter 299 as determined by the TCEQ. 6. North Lakes Park Pond — Freeboard for PMF a. Freeboard requirements are provided in Section 3.3 of the Hydrologic and Hydraulic Guidelines for Dams in Texas, TCEQ Final Draft, approved by TCEQ on August 28, 2006 (TCEQ Reference Document). Land use assumption requirements are provided in Section 5.3. No freeboard is required for the PMF for ultimate development watershed. b. The PMF hydrograph may be computed following the procedures in the TCEQ Reference Document or using TR -60 Earth Darns and Reservoirs, MRCS, July 2005. No freeboard is required if the TR -60 method is used. C. The dam breach analysis will include inundation depths and flood mapping downstream from the dam until the peak flows in Pecan Creek are attenuated to the non- breach PMF peak levels. The length of the attenuation will be as defined by Equation 8.3 from the TCEQ Reference Document. Page 9 d. Embankment and spillway improvements designed and constructed by the developer will be based on the ultimate development conditions in the pond watershed, including the full development of the Rayzor Ranch development, per section 5.3 of the TCEQ Reference Document. e. An analysis of the effects of flows from the ultimate developed watershed will be provided by the developer with the dam safety analysis as set forth in Section 35.7.13.9.B.3.a. Inundation lengths will be determined per Section 8.5 of the above - mentioned TCEQ criteria. Inundation limits (width and elevation) will be determined using HEC -RAS or HEC -2 analysis method, following the procedures described in Section 8.8 of the TCEQ Reference Document. 35.7.13.10 Transportation. A. Required Improvements: Developer will provide a temporary easement for an east/west connection from IH -35 east to Bonnie Brae prior to issuance of any building permit (other than a clearing and grading permit) for property located in the first phase (RR -3) portion. 2. The Developer will provide a temporary asphalt or concrete road in the approximate location of the temporary east/west connection from IH -35 frontage road, at the existing Cracker Barrel access drive, east to Bonnie Brae as shown in Exhibit "G" prior to issuance of any building permit (other than a clearing and grading permit) for property located in the first phase (RR -3) portion. 3. The Developer will provide a right -hand turn lane, on the north side of West University Drive/U.S. 380 to the northbound IH -35 service road, prior to issuance of any building permit (other than a clearing and grading permit) for property located the first phase (RR -3) portion. 4. The Developer will provide a southbound deceleration lane, on the west side of Bonnie Brae which connects to the east/west connection between Bonnie Brae and I -35 prior to issuance of any building permit (other than a clearing and grading permit) for property located in the second phase (RR -2) portion of Marketplace. 5. The Developer will provide 90% plans as defined by TXDQT for the remaining improvements to U.S. 380, as identified in the Kimley -Horn Traffic Impact Analysis dated January 29, 2007, prior to the issuance of any building permit for any property which is not located in RR -3 or the SF -1 Subareas of Marketplace. Page 10 6. The Developer will construct a left turn lane on northbound Bonnie Brae which connects to the cast/west connection between Bonnie Brae and I -35 prior to issuance of any building permit (other than a clearing and grading permit) for property located in the RR -2 Subarea of Marketplace. B. The required 20 -foot visibility triangles are to be measured from the curb line not the property line. 35.7.13.11 Street Standards. In this district, the City rules and regulations regarding street standards, Section 35.20.2, shall apply. Alternatively, in all street sections other than Heritage Trail, the standards depicted in Exhibit "J" may be utilized, if different. SECTION 3. The Property is hereby rezoned to the RCC -D zoning district classifications and use designation, as modified by the Rayzor Ranch Overlay District classification herein defined, and the City's official zoning map is hereby amended to show the change in zoning district classification. SECTION 4. The Development Agreement attached as Exhibit M, is approved, and the City Manager is hereby authorized to execute the document on behalf of the City, and his designee is hereby authorized to record same as a covenant running with the land lying within the Rayzor Ranch Overlay District. Any modifications necessary to effectuate its purpose and approved as to legal form by the City Attorney may be incorporated prior to execution and recordation. Upon recordation of the executed Development Agreement, as modified, the City Manager or his designee is authorized to remove section 35.7.13.3.A.5 from the text of the Denton Development Code, without further action of the Council. SECTION 5. If any provisions of any section of this ordinance shall be held to be void or unconstitutional, such holding shall in no way effect the validity or the remaining provisions or sections of this ordinance, which shall remain in full force and effect. SECTION 6. Any person violating any provision of this ordinance shall, upon 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 7. That this ordinance shall become effective fourteen (14) days from the date of 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. PASSED AND APPROVED this the day of PERRY MCNEILL, MAYOR Page l l ATTEST: JENNIFER WALTERS, CITY SECRETARY By: (' a -'6� APPRO ED AS O LEGAL FORM: M. SNYDER, CITY, List of Exhibits Exhibit A: Metes and Bounds Description and Depiction of Entire Special Purpose Overlay District Exhibit B: Metes and Bounds Description and Depiction of the Approximate 223 Acre Area Exhibit C: Landscaping and Tree Mitigation Standards Exhibit D: Architectural Standards Exhibit E: Drainage Areas Exhibit Exhibit F: Water Quality Protection Plan Requirements Exhibit G: Temporary East/West Transportation Connection Exhibit H: North Lake Park Improvements Exhibit J: Alternate Street Standards Exhibit K: Master Zoning Conceptual Plan Exhibit L: Master Zoning Site Plan Exhibit M: Development Agreement for funding Page 12 METES AND BOUNDS, PART ONE AND PART TWO 410.28 ACRES (TOTAL) FRANCIS BATSON SURVEY, ABSTRACT NO. 43 B.B.B. & C.R.R. COMPANY SURVEY, ABSTRACT NO. 192 CITY OF DENTON,DENTON COUNTY TEXAS PART ONE BEING a tract of land situated in the Francis Batson Survey, Abstract No. 43, in the City of Denton, Denton County, Texas, being all of a called 121.4759 acre tract (description of Shephard Hall Tract, Tract 2), described in deed to Denton Hillview, L,P,, recorded in Denton County Clerk's File No. 2005-127450 of the Real Property Records of Denton County, Texas, all cf a called 0.22S4 acre tract (Tract 1), a called 2.1017 acre tract (Tract 2) and a called 2.2200 acre tract (Tract 3) described in deed to Quantum at Denton Self Storage, L.P., recorded in Volume 5021, Page 01847 of the Real Property Records of Denton County, Texas, part ofucalled 18.269 acre tract, described in deed to Denton Property Joint Venture, recorded in Denton County Clerk's File No. 00-ROl 01370 of the Real Property Records of Denton County, Texas, all of a called 2.999 acre tract, described in deed to De Hall Properties, Ltd., recorded in Denton County Clerk's File No. 2005-40231 of the Real Property Records of Denton County, Texas, being part of a called 8.9217 acre tract of land described in Deed to Mesquite Creek Development, Inc., recorded in Volume 4562, Page 0683 of the Real Property Records of Denton County, Texas, and all of Lot 1 of SANDY ADDITION, an addition to the City of Denton, Denton County, T*xao, according to the plat thereof recorded |nVolume 13. Page 47 and Cabinet J.S|ido348nftheP|atRecordsofDen\onCounty.Texom.andbeingmoreparticu|mdydaoohbedbymeten and bounds mnfollows: BEGINNING a\a1/2-inch 'Iron rod found for the north end ofa corner clip at the intersection nf the north right-of-way line of West University Drive (U.S. Highway No. 380, a 100,20 foot wide public right-of-way) and the west right-of-way line of Bonnie Brae Street (a variable width public right-of-way) for the most easterly southeast corner of the befnvemertionod Lot 1of SANDY ADDITION; THENCE with the corner clip, South 45'Uy44^West, o distance of00.A3 feet to 3/4-inch iron rod found for oomoc - �n THENCE with the north right-of-way line of West University Drive, the following courses and distances to wit: � � � -Nonh09~Vr2G^ West, m distance of773.4U feet ioa5/8-|noh iron rod with ^KHA^ cap set for corner; � -North88^56'2D" West, a distance of17G1.77 feet tna1/2inoh iron rod found for the southeast corner uf the called 8.Q217 acre tract; THENCE leaving the north right-of-way line of West University Drive with the east line of the 8.9217 acre tract, � North OO~23'4O" East, o distance of27G.4Ofeet toa point for corner; a� THENCE crossing the called 8.9217 acre tract, the following courses and distances to wit: -North 8S"1O152^West, a distance of227.81 feet toe point for corner; Li 0 41 -NorthOO"5g3G" East, a distance of8O.OQfeet toapoint for corner; < E -North8S"O8'25"West, a distance of20U.00 feet (oa point for corner in the east line of Lot 1. Block Anf PORTER/ANDRU3 ADD|T|ON, an addition to the City ofDenton, Denton County, Texas, according \othe Plat thereof recorded in Cabinet 0, Slide 45 of the Plat Records of Denton County, Texas; ^ Page 1 of 6 a � U� and Auoat% hr. THENCE with the east line of Lot 1. Block A and the east line ofLot 2, Block AofPORTEF/4NDRUS ADDITION, an addition to the City of Denton, Denton County, Texas, according to the plat thereof recorded in Cubine1V.S|ide056o/theP|atReoondsofDenionCmun\y.Texas.NurthUO°5Q47^VVest'odistancecf 217.71 feet to a 5/8-inch iron rod with "KHA" cap set for the northeast corner of Lot 2, Block A; THENCE with the north and west lines of Lot 2, Block A, the following courses and distances to wit: --North 88'42'36" West, a distance of400.01feet to a 5/8-inch iron rod with "KHA cap set for corner; --SouthO1"28'00" West, a distance of28.80 feet to 5/8-inoh iron rod with "KHA" cap set for the northeast corner of Lot 1R. Block 1 ofALV|N AND CHARLOTTE VVHALEY ADDITION, an addition Vuthe City of Denton, Denton County. Texas, according to the plat thereof recorded in Cabinet |. Slide 148of the Plat Records of Denton County, Texas; THENCE leaving the west line of Lot 2, Block A of PORTER/ANDRUS ADDITION with the north line of Lot 1 R, Block 1ofALV|NAND CHARLOTTE VYHALEY ADDITION, North 88031'28West, a distance of3B9.39 feet &o a 5/8innh iron rod with "KHA" cap set in the northeasterly right-of-way line Interstate Highway No. 35 (a variable width public hght-of-way) for the most northerly northwest corner ofLot 1R. B|muh 1 ufAU/|NAND CHARLOTTE VVHALEYADDITION; THENCE leaving the north line of Lot 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION with the northeasterly right-of-way line Interstate Highway No. 35, North 16'07'54" West, a distance of 632.67 feet to a 5/8-inch iron rod with "KHA" cap set for the southwest corner mf Lot 14ofG)REENVVAY CLUB ESTATES, am addition to the City of Denton, Denton County, Texas, according to the plat thereof recorded in Volume 4, Page 27of the Plat Records mf Denton County, Texas; THENCE leaving the northeasterly right-of-way line Interstate Highway No. 35 with the south and east lines of GREENVVAY CLUB ESTATES, the following courses and distances Vowit: 73"15'13" distance of 518.79 haet to a 518-inch iron rod with "K3HA" for the beginning of a curve to the right; --Easterly, with the curve to the right, through a central angle of 16*47'40", having a radius of 345.00 feet, g chord bearing and distance cn North o1'3ono'Eom 100.76 feet, an arc distance of 101 /uremnoa � 518-inch iron rod with "KHA" cap set for the end of the curve; --North 89'58'43" East, a distance of 364.46 feet to a5/8-inch iron rod with "KHA" cap set for comer; n --North 00*57'04" West, a distance of 450.70 feet to a 5/8-inch iron rod with "KHA" cap set for the southwest corner of Lot 1, Block 10 of WESTGATE HEIGHTS, an addition to the City of Denton, Denton > County, Texas, according to the plat thereof recorded in Cabinet E, Slide 78 of the Plat Records of Denton County, Texas; THENCE leaving the east line of GREENWAY CLUB ESTATES with the south and east lines of WESTGATE V I HEIGHTS, the following courses and distances to wit: --North 89*32'37" East, a distance of 48.23 feet to a 5/8-inch iron rod with "KHA" cap set for corner; --South 87"34'57" East, a distance of 1042.99 feet to a 5/8-inch iron rod with "KHA" cap set for corner; --North 00'32'57" East, a distance of 318.04 feet to a 5/8-inch iron rod with "KHA" cap set for the most northerly northwest corner of the beforementioned 121,4759 acre tract THENCE leaving the east line of WESTGATE HEIGHTS with the north line of the 121.4759 acre tract, South 89'13'56" East, a distance of 2067.29 feet to a 5/8-inch iron rod with "KHN'cap set in the west fight-of-way line of Bonnie Brae Street; Ln � � � Page 2 of 6 �� and Associates, Inc.1 THENCE leaving the north line of the 121.4758 acre tract with the west hght-of-*ey fine nf Bonnie Brae Street, the following courses and distances to wit: —SouthOO^3718^ West, a distance of1455.38 feet uoo5/8-inoh iron rod with 1KHA^ cap set for corner; —8omMhUO,2R4G^ West, e distance of588.7D feet to the POINT C)FBEGINNING and containing 153.37 acres ofland. Bearing system based upon Texas State Plane Coordinate System, using monuments R0610108 AND PART TWO BEING a tract of land situated in the B.B.B. & C.R.R. Company Survey, Abstract No. 192, in the City of Denton, Denton County, Texas, being part ofa called 2O5.0305 acre tract of land (description ofShophond Hall Tract, Tract 1), described in deed to Denton Hiliview, L.P., recorded in Denton County Clerk's File No. 2OO5-12745Oofthe Real Property Records uf Denton County, Texas, and all mfLot 3mf LOTS 1.2.8.3 PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas, according to the plat thereof recorded in Cabinet B, Slide 34 of the Plat Records of Denton County, Texas, and being more particularly described by metes and bounds aafollows: BEGINNING /ta5/8-noh iron rod found in the south hQht-of-way line of West University Drive (].S.Highway No. 380, a 100.20 foot wide public right-of-way) for the northerly common corner of Lots 2 and 3ufthe befonomendoned LOTS 1.2.G.3PEARCY/8HR|8TONADDITION; THENCE leaving the south dght-of-way line uf West University Drive with the common line of Lots 2 and 3. South 01^08'2O'' West, a distance of6D0.OU feet too5/8'noh iron rod found for the southerly common corner of Lots 2 and 3; THENCE leaving the common line of Lots 2 and 3 with the south lines of Lot 2 and Lot 1-C of LOTS 1-A, 1-B, 1-C PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas, according \o the plat thereof recorded inCabinatL.S||de188ofthePlat Records of Denton County, Texas, � South D0°O4'34^ East, passing the southeast corner uf Lot 1-C ata distance cf711.5Q feet and continuing for � a total distance uf73O.8D feet Voe5K8-inoh iron rod found |n the west hght-of+wmy line nf Bonnie Brae Street (a � variable width public hgh\'of-way) for the most easterly northeast comer of the befommendoned2O5.8885 8 acre tract; THENCE with the west right-of-way line of Bonnie Brae Street, the following courses and distances to wit: --South 00'58'54" West, a distance of 1438.01 feet to a 5/8-inch iron rod with "KHA" cap set for comer; Ln Jj --South 00'48'51 " West, a distance of 1175.56 feet to a 5/8-inch iron rod with "KHA" cap set for the beginning of a curve to the right; --Southwesterly, with the curve to the right, through a central angle of 45'01'58", having a radius of 321.07 feet, and chord bearing and distance of South 23'19'47" West, 245.91 feet, an arc distance of 252.35 feet to a 5/8-inch iron rod found for the beginning of a reverse curve to the left; --Southwesterly, with the the curve to the left. through a central angle of 57'31'56", having a radius of 392.01 feet, and chord bearing and distance of South 17'04'48" West, 377.30 feet, an arc distance of 393.63 feet to a 5/8-inch iron rod found for the end of the curve; --South 11 *41'10" East, a distance of 10.57 feet to a 5/8-inch iron rod found for the north end of a corner clip at the intersection of the north right-of-way line of Scripture Street (a variable width public right-of-way) and the west right-of-way line of Bonnie Brae Street; THENCE with the corner clip. South 39'33'50" West, a distance of 11.48 feet to a 5/8-inch iron rod found for the south end of the corner clip; Page 3 of 6 and Associates, Inc, THENCE with the north right-of-way line of Scripture Street, North 88058'00" West, a distance of 1265,16 feet to a 5/8-inch iron rod found in the south line of the 265.6365 acre tract', THENCE leaving the north ���f-wo line uf Scripture Street, the following courses and distances towit: —NorthO1°02'0O" East, o distance of5OUD6 feet toeB8'nch iron rod found for corner; —NorthD8"58'00^ West, a distance of781.56 feet toa5/8-n:h iron rod found for corner; --South 01'02'00" West, a distance of 500.06 feet to a 5/8-inch iron rod found in the north right-of-way line of Scripture Street; THENCE with the north hght-of-way line cf Scripture Street, the following courses and distances 6nwit: —Nnrth88"5H'0O^ West, a distance of318.4Wfeet toe5/8Amch iron rod with "KHAcap set for corner; —Nnrth88"48'2G" West, m distance of41J3 feet toa5/8-inch 'iron rod foundio the northeasterly right-of-way line Interstate Highway No. 35 (a variable width public right-of-way) and the north riQht-of-wey line of Scripture Street for the most southerly southwest corner cd the 258.G3O5 acre tract; THENCE with the northeasterly right-of-way line Interstate Highway No. 35, the following courses and distances to wit: —North1g^5U'3U^ West, a distance of38.32 feet hoa518-inch iron rod with ^KHA^ cap set for comer; —North1G"24'0O^ West, e distance of34Q4.3G feet 0ua5K8-inoh iron rod found for corner; —North14"5O'0G" East, a distance of17l.U1 feet &oo3'inuh brass disk in concrete found for corner; --North 46004"12" East, a distance of 303.95 feet to a 5/8-inch iron rod found for corner; —North60"32'22" East, a distance of114.22 feet toa5/8-inoh iron rod found for comer; --North 00'58'25" East, a distance of 13.09 feet to a concrete monument found in the south right-of-way line of West University Drive; THENCE leaving the northeasterly right-of-way line Interstate Highway No. 35 with the south right-of-wuy line ���Uni�m�Dhve.�e�|u��c�m�a�db����v� I � � —South 88'56'28" East, a distance of244O.O0 feet tnu518-inoh iron rod with 1KHA" cap set for corner; � —South 89001'07" East, a distance nf117.72 feet to the POINT OF BEGINNING and containing 25G.[M � acres of land. K� Bearing system based upon Texas State Plane Coordinate System, using monuments R061O108AND This document was prepared under 22TAC §863.21. does not reflect the results ofanon the ground survey, and is not to be used to conveyor establish interests in mo| property except those rights and interests implied nr established by the creation or reconfiguration of the boundary oythe po|ifiva| subdivision for which itwas prepared. U� Page 4 of 6 ��0�� Cr M�v tv 4U a g�o�a U PART ONE, 153.37 ACRES FRANCIS BATSON SURVEY, ABSTRACT NO. 43 CITY OF DENTON, DENTON COUNTY, TEXAS 80-ME BRAE SMffr (V RAw,vc «f OM PMIC MWT- QF -W)—�\ SOO'J7'18'W d .a ,4o��e 4 41, WWv ff U - PART 1 �j O 153.37 ACRES h US CALLED 121.4759 ACRES DESCRlPTDN CF SHEPNARD HAIL TRACT (TRACT 2) DENTON HILLOCK, L,P. D.C. OF No 2005- 127450 RP,R.D C, T. a . �0032 "57 E 318.04; N00 04'}Yw 4 70' z= Z tl) o m SCALE: i 1 inch — 500 ft. i= LOT T SAW AM IM VQ- to K 47 POINT QF BEG /NNlNG {PART QNFj � F �04 �z r7S �L g V 1 CALLED 22200 ACRES (TRACT 3) QUANTUM at DENTON SELF STGRACE, LLLP VDL. 302" PG. 01847 R.P.R.D.C. T CALLED Z1017 ACRES (TRACT 2) CUAN7UM vt DENTON SELF STORAGE, LLLP VOL. 5021, PG. 01847 � R.P.R.D.C.T. 10 �� y`r !p) 8�r "1 try O p`hm4 WV 4 CALLED 2658365 ACRES DE$MPT*V OF y{LR44R0 NAIL TRACT (TRACT f) D TON muwr A; LP. DXCFr, N. 2003 -12745D RP.RAC 1 TWO) PARS ALLED 02254 ACRES (TRACT 1) QUANTUM of DENTUM SELF STORAGE, LLLP < g VOL 5021, P0. 01847 ti �y R.R&DC T. LS �a 3 U 00'59'47'W _ 217.71' M19q 4��1 ;y 4 cx�t"G4� z 68'8 o M.60,g4los 3 CALLED 18.269 ACRES ry h DENTON PROPERTY —7 VENTURE D.C.CF. No. 00- ROJOIJ70 +9 MPR.D.0 r 140. .5- 532.6 YE Itilc 91 " "Y1 15,0754 w IN � « "&L Page 5 of 6 ❑�� Kimisyr4iorn armAssaaates, Inc. E 4 r'1 d i!1 0 I 2 to I x w. o, a 4 a j .. o v 0 E d 0 N 0 a u VV) N L. x d .a n C�m4 U - _ n �h N00 04'}Yw 4 70' z= Z tl) o m SCALE: i 1 inch — 500 ft. i= LOT T SAW AM IM VQ- to K 47 POINT QF BEG /NNlNG {PART QNFj � F �04 �z r7S �L g V 1 CALLED 22200 ACRES (TRACT 3) QUANTUM at DENTON SELF STGRACE, LLLP VDL. 302" PG. 01847 R.P.R.D.C. T CALLED Z1017 ACRES (TRACT 2) CUAN7UM vt DENTON SELF STORAGE, LLLP VOL. 5021, PG. 01847 � R.P.R.D.C.T. 10 �� y`r !p) 8�r "1 try O p`hm4 WV 4 CALLED 2658365 ACRES DE$MPT*V OF y{LR44R0 NAIL TRACT (TRACT f) D TON muwr A; LP. DXCFr, N. 2003 -12745D RP.RAC 1 TWO) PARS ALLED 02254 ACRES (TRACT 1) QUANTUM of DENTUM SELF STORAGE, LLLP < g VOL 5021, P0. 01847 ti �y R.R&DC T. LS �a 3 U 00'59'47'W _ 217.71' M19q 4��1 ;y 4 cx�t"G4� z 68'8 o M.60,g4los 3 CALLED 18.269 ACRES ry h DENTON PROPERTY —7 VENTURE D.C.CF. No. 00- ROJOIJ70 +9 MPR.D.0 r 140. .5- 532.6 YE Itilc 91 " "Y1 15,0754 w IN � « "&L Page 5 of 6 ❑�� Kimisyr4iorn armAssaaates, Inc. E 4 r'1 d i!1 0 I 2 to I x w. o, a 4 a j .. o v 0 E d 0 N 0 a u VV) N L. x 171,01' Ch -l't PART TWO, 256 91 ACRES B.B.B. & C.R.R. COMPANY SURVEY, ABSTRACT NO. 192 CITY OF DENTON, DENTON COUNTY, TEXAS )58'25'E 13.09' N CALLED 121.4769 ACRE'S 1 N15W'30"W 1 E 38.32'- NW'-0'26'W LOY j 47,7,3' S D.C.CF, kl. 2005-127450 R p R.D.G.T. SCALE: I inch = 600 ft. 1401, 01V CALLED 121.4769 ACRE'S L 7 2 DESCRIPTION OF SHEPHAPO HALL POINT OF TRACT (TRACT 2) LOY j DENTON HILL14EW, LP, D.C.CF, kl. 2005-127450 R p R.D.G.T. CAP, 9, SZ" M (PART TWO) TEST LMOVIDWN Lmir (us mavm y No J80) Lm 1443 1401, 01V PART 2 256.91 ACRES CALLED 265.6365 ACRES DESCRIPTION or &4EPHARD HALL TRACT (TRACT Q DEN TON HILL NEW, L?. D.C. C.F. No, 2003- 12 1430 R RRID.Or ar 730.60' 00- L 7 2 POINT OF LOY j . IAAJ ow BEGINNING CAP, 9, SZ" M (PART TWO) Lm 1443 WANCYAMMM AWMW Na J 10 CAP B, SLIDE J4 P.R,ar T. j- 71 51 S01*0826'ov S896434*E 600.00' PART 2 256.91 ACRES CALLED 265.6365 ACRES DESCRIPTION or &4EPHARD HALL TRACT (TRACT Q DEN TON HILL NEW, L?. D.C. C.F. No, 2003- 12 1430 R RRID.Or ar 730.60' N8858,00"w 761.561 "56 < A 392.01' 4-45*0158" R=mi,07' > iA L- 393.63' 0 . O JLU CH=51 204 W L-252.35' CALLED 2656J65 ACRES C I PESMIPPON OF SHEPHARZ) HALL CL-377-30' CH-N2379'47 E < TRACT (TRACT 1) 0 U') OEWTON M CL=245.91' o D,rC.F No. 2005 -127450 SCWnARE MCET S11,41,10r 14 10.57' '0.'0. '0. N86 '00, S39"33,50*w Li ----------- to is Page 6 of 6 C=Fj Klmk)y4inrn and Asscdalm Inc. a f 0 W) wr x tT N8858,00"w 761.561 "56 < A 392.01' 4-45*0158" R=mi,07' > iA L- 393.63' 0 . O JLU CH=51 204 W L-252.35' CALLED 2656J65 ACRES C I PESMIPPON OF SHEPHARZ) HALL CL-377-30' CH-N2379'47 E < TRACT (TRACT 1) 0 U') OEWTON M CL=245.91' o D,rC.F No. 2005 -127450 SCWnARE MCET S11,41,10r 14 10.57' '0.'0. '0. N86 '00, S39"33,50*w Li ----------- to is Page 6 of 6 C=Fj Klmk)y4inrn and Asscdalm Inc. I LJ VY IN ■ low 40 -- -- k wl Version 1.5 March 16, 2007 omniplan AllegianceDevelopmem TABLE OF CONTENTS EXHIBIT 1 Masterplan 2 -3 ARCHITECTURAL GUIDELINES 4 -5 Article 1 Residential Buildings 6 Article 2 Multiple Unit Residential Buildings 7 Article 3 Multi Family Developments in Pedestrian District 7 -8 Article 4 Continuing Care Retirement Community 9 Article 5 Nonresidential and Mixed Use Buildings 10 Article 6 Nonresidential and Mixed Use Buildings in a 11 Pedestrian Oriented District Article 7 Large Scale Development Regulations 13 Article S Definitions 16 APPENDIX A Material Applications 17 -18 APPENDIX B Canopy & Shading Applications 19 APPENDIX C Amenities 20 APPENDIX D Architectural Imagery 21 APPENDIX E Bighouse Architectural Imagery 22 APPENDIX F Large Scale Development Examples 23 -29 Rayzor Ranch Architectural Guidelines Version 1.5 EXHIBIT I Masterplan All road alignments and parcel layouts shown herein are conceptual and may vary. Final road alignments and parcel layouts will be established at final site plan approval or platting. Rayzor Ranch Architectural Guidelines Version 1.5 S' I uoisi;)A s;)tj! [;)p!ng jejmx)j!pjV pucM lozA,.M X.L ONOM30 - .. - .. LOILVZO q=eH ualdluwo ONINOZ dam Be lAa-tem IX 21, 0 rg m� a. a°� � cc �' � ', Mt�t'� y � o Q Cr RAYZOR RANCH Rayzor Ranch is a signature walkable development comprised of residential, office, retail, civic and entertainment lifestyle experiences organized around a 13.4 -acre public park. Shopping, entertainment and public space harmoniously weave to- gether living and work - forming a distinct North Texas community. Master planned as an "urban" town center, a street grid organizes multi -story mixed -use structures, creating interesting outdoor spaces while framing compelling vistas. This grid continues throughout the surrounding neighborhood strengthen- ing connection to the community. Vehicular circulation provides access and energized movement within outdoor space. Enhanced cultural amenities, such as community parks, museums and a potential amphitheater complement retail and en- tertainment amenities, allowing customers to enjoy their own personal daytime and evening experiences. Pedestrian green- belts provide safe, walkable connections throughout the neighborhood. Operational services are efficient and transparent to residents and visitors. The architectural character will be derived from heritage and vision connected to this time and place. Rayzor Ranch will be a genuine community and a desirable place to spend time. The development will feature authentic use of quality materials and timeless design detailing appropriate to the North Texas region. DESIGN VISION Distinction: Rayzor Ranch will be a signature open -air mixed use destination providing a dynamic lifestyle experience. Shopping and Entertainment will compliment Living and Working fostering customer brand loyalty. Diverse program com- ponents will be harmoniously woven together to form a strong connection to this community. Urban: Master planned with an "urban" town center character this project supports a growing suburban community market. A street grid organizes multi -story mixed -use structures creating interesting outdoor spaces while framing compelling vis- tas. Vehicular circulation provides access and dynamic movement energizing the outdoor space. Community space, patron amenities and sidewalk activity allow customers to "dial -in" their own personal daytime and evening experiences. Nodes and intersections provide energy focal points and transitional connections between districts. Operational services are ef- ficient and transparent to the visitor. Pedestrians will experience immediate space and connect with distant opportunities. The Experience: Character will be derived from qualities and identity connected to this time and place. Pragmatic Mas- terplanning where building and vehicular organization create meaningful outdoor space and connection to community. Architecture, Graphics, Landscape and Lighting expression appropriate to this region of Texas. This will be an authentic place of community and a desirable place to spend time. We want to make it "real ". Communication: The primary form -giver for the project is retail. Office, Entertainment, Hospitality, Residential and Com- munity uses compliment this focus where simple, flexible and neutral facades act as graphic backdrops frame buildings' ten- ant storefronts. Application of materials, color, scale, lighting and graphic imagery integrated in a cohesive manner, where the whole is greater than the sum of it's parts. Signage and graphics guide, inform and educate patrons. Community: Urban community can be defined as diversified, pedestrian scale, public space with a structure of bounded neighborhoods structured by public space, a circulation system to support the pedestrian, and both diverse and hierarchi- cal discernible edges, and are planned with urban growth boundaries to limit sprawl and create density. They include regional transit, a major open space network, related cultural centers, commercial districts and residential neighborhoods with diverse and balance housing and places for casual and spontaneous interaction which create vital towns, quarters, or 4 Rayzor Ranch Architectural Guidelines Version 1.5 neighborhoods. Towns provide housing for a diverse population complimented by a full mix of commercial uses such as retail, office, civic, cultural, service and hospitality. Walkable streets reinforce the value of the five minute walk and safe pedestrian pathways connecting districts and neighborhoods. Communities have an orientation toward public rather than private space with "greenbelt" and limit of human habitat. These types of places mix neighborhood (urbanized areas with a balanced mix of human activity), district (areas dominated by a single activity), and corridors (connections and separations of neighborhoods and districts) unified by the "5 minute walk" linking the center to the edge. It is 1/4 mile from the center to the edge. Center is always essential public space, typically geographic center unless geographically eccentric where it is the locus of public buildings. Shopping or natural feature may be at edges of neighborhoods. The developer will create a Tenant Criteria Manual as a guideline for tenant storefront development. The purpose of the Tenant Criteria Manual is to communicate the unifying design intent, guide the design process and establish the quality expectations of the project. The design criteria will provide specific examples and outline acceptable build -out limits to establish a cohesive vision covering diverse topics related to building massing, material palette, architectural details, land- scaping, signage, amenities, operations, tenant and owner responsibilities throughout the life of the project. Layering: A secondary layer of elements (retail storefront, convenient parking, varied multi -level building heights, mate- rial texture, color, lighting, solar shading devices, landscaping, environmental graphics, specialty merchandising, benches, trash cans, light poles, art, and children's play areas) support a comfortable pedestrian environment for living, work and play enabling the patron experience to be memorable, satisfactory and invigorating. Rayzor Ranch Architectural Guidelines Version l,5 Architectural Guidelines Article Single Family ' Residential Buildings (SF1 and 8F2) Any single residential building that io built on ap|utted lot shall comply with the following standards: A. SF buildings shall be constructed utilizing at least three of the following design features from Group A. SF2 buildings shall be constructed utilizing a total of 6 of the following design features, no less then three from Group A and no less than two from Group B and one additional design feature from Group A or B: |. OR0OP/\ a. Dormers b. Gables c. Recessed entries, a minimum ofthree feet (3`)deep d. Covered front porches e. Cupolas [ Architectural Pillars or Poste &. Bay window, nminimum twenty-four inches (24') projection GROUPB a. Clay tile, slate, copper, prefinished architectural metal standing scam metal roofs c«high definition composition roofing materials b. Fireplace chimneys matching exterior finish of the main structure c. Windows and doors made of wood, metal clad m metal with factory finish d. Decorative wrought iron or wood railings as extensions of the architecture the main structure o. 4:12 to \2:lZ single pitch roofs or double pitch roofs uptn 12:12, with shed roofs used only as secondary elements B. The garage door shall not occupy more than 4096of the total building frontage. This measurement does not apply to garage facing un alley ur courtyard entrance. Any garage may not exceed beyond the main structure. Front facing gmru8ox that are at least thirty feet (30') behind the house front may exceed the 4O% frontage minimum. C. The same elevation may not 6c used within any ten lot groupings. u_mf —M~*b. at D. For single family residential buildings in the SF districts, al walls, except gabled roof areas, which face a street mr sidewalk other than au alley or driveway must contain a4 least 2O%nf the wall space io windows ordoors. For single family residential buildings in the SF2 districts, all walls, except gabled roof areas, which face a street or sidewalk other than an alley or driveway must contain at least 25% of the wall space in windows nrdoors. B. Primary entrances uhu|| face the street or sidewalks. Porches facing streets are encouraged. F. VViudovvy shall he provided with trim. Windows shall not be flush with exterior wall tzcutmcnt. YYindnvvy shall be provided with an architectural surround akthcjumh. G. All walls facing street must contain a{ least 20Y6 stone ormasonry. Exterior finishes shall he wood, mm- «vnry, stone, stucco, DDO board, pro0n|shed architectural metals, or other high quality material customar- ily used for the building style \o support the ranch design aesthetic. While EIF8 may be used as specified below, it is not to be considered usoprimary building material, Acceptable material and color palette (reference Appendix /\'D)� 6 Rayzor Ranch Architectural Guidelines Version L5 RNF, D. For single family residential buildings in the SF districts, al walls, except gabled roof areas, which face a street mr sidewalk other than au alley or driveway must contain a4 least 2O%nf the wall space io windows ordoors. For single family residential buildings in the SF2 districts, all walls, except gabled roof areas, which face a street or sidewalk other than an alley or driveway must contain at least 25% of the wall space in windows nrdoors. B. Primary entrances uhu|| face the street or sidewalks. Porches facing streets are encouraged. F. VViudovvy shall he provided with trim. Windows shall not be flush with exterior wall tzcutmcnt. YYindnvvy shall be provided with an architectural surround akthcjumh. G. All walls facing street must contain a{ least 20Y6 stone ormasonry. Exterior finishes shall he wood, mm- «vnry, stone, stucco, DDO board, pro0n|shed architectural metals, or other high quality material customar- ily used for the building style \o support the ranch design aesthetic. While EIF8 may be used as specified below, it is not to be considered usoprimary building material, Acceptable material and color palette (reference Appendix /\'D)� 6 Rayzor Ranch Architectural Guidelines Version L5 • Limestone - varying colors, sizes and textures • Galvanized metal panels or prefinished architectural metal panels of a warm neutral /earthtone color • Painted siding of a warm, neutral /earthtone color • EIFS or stucco of a warm, neutral /earthtone color above twelve feet (12'). • Accent colors of warm, neutral /earthtone range are encouraged but should be used in a lim- ited, sparing manner • Natural metals such as but not limited to zinc and copper • Natural wood H. At least 50% of the front yard frontage shall have buildings within the maximum front yard setback. 1. Five percent of the land area that is non - constrained open space wil I be designed into a green, plaza, or a combination of planned open space oriented to the neighborhood. J. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public no.w.. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub- bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet height extension or roof mounted metal screenwall system. Color and finish per acceptable material palette (reference Appendix A -D). Article 2 Big House (BH) Residential buildings designed for multiple residential units with ten (10) units or less, excluding duplex- es, either for rental or condominium ownership that are not Multi Family. A. Orientation 1. Orientation a. At least 50% of the front yard frontage shall have buildings within thirty feet (30') of the front property line. b. Buildings that are located within thirty feet (30') of property line adjacent to a front yard shall have at least 15% of the wall facing the street in window or door areas. C. Parking areas shall not be located between buildings and the street. Parking lots may be located on the sides and behind the buildings. 2. Private Streets shall be required to include sidewalks of at least five feet (5'), and include street trees according to the standards of this section, but public street setbacks shal I not apply. 3. A variety of compatible exterior materials' use and type, building styles, massing, composition, and prominent architectural features, such as door and window openings, porches, rooflines, shall be used. B. Building Materials I. Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb. 2. Fronts and street sides of buildings visible from the streets or walks shall be non - reflective and a minimum of 40% of the total net exterior wall area of each building elevation, excluding gables, windows, doors and related trim, shall be of wood, masonry, stone, decorative block, stucco, HDO board or other high quality material customarily used for the building style. The balance of the net exterior wall may be wood clapboard siding, wood beaded siding, stucco, masonry, HDO board or other high quality material (as determined by the Director of Planning) customarily used for the building and style. Acceptable material and color palette (reference Ap- pendix A -D): • Limestone- varying colors, sizes and textures • Galvanized metal panels or prefinished architectural metal panels of a warm neutral /earthtone color • Painted siding of a warm, neutral /earthtone color • EIFS or stucco of a warm, neutral /earthtone color • Accent colors of a warm, neutral /earthtone range are encouraged but should be used in a lim- ited, sparing manner • Natural metals such as but not limited to zinc and copper Rayzor Ranch Architectural Guidelines Version 1.5 • Natural wood 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. Metal Roofs. Metals roofs visible from grade are permitted provided that they are of architectural quality. The Director of Planning shall determine if the proposed roof material is of architectural quality. C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public r.o.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub- bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet height extension or roof mounted metal screenwall system. Color and finish per acceptable material palette (reference Appendix A -D). Article 3 W Multi Family Developments Multi - Family developments with more than 10 units shall conform to the following standards: Orientation 1. At least 75% of the front yard frontage shall have buildings within twenty feet (20') of the front property line or thirty feet (30') of the street curbs. 2. Buildings that are located within 30 feet of property line adjacent to a front yard shall have at least 40% of the ground story wal l facing the street in window or door areas. 3. Parking shall not be located between buildings and the street. 4. Buildings shall be directly accessed from the street and the sidewalk. A minimum of one ground floor pedestrian entrance must be oriented toward the street and include a porch or stoop. 5. Garages may occupy no more than 40% of the total building frontage. This measurement does not apply to garages facing an alley or courtyard entrance. Any garage may not extend beyond the building front. Garages that are at least thirty feet (30') behind the house front may exceed the 40% frontage minimum. a. Garages shall not be located along the portion of the building that fronts the public or private street. b. Buildings shall front on public streets and/or a private street system and not parking lots. C. Entrances shall be clearly visible from the street edge sidewalk and shall be pedestrian - scaled Front entries should be denoted through the use of distinctive architectural ele- ments and materials, such as ornamental glazing or paving, over doors, porches, trellises or planter boxes or otherwise identified in this section. d. Accessory structures such as carports, garages and storage units (but not including leasing offices, club houses or recreation centers) shall not be located along public right -of -way and /or private street system. 6. Open Space a. An area equal to at least 8% of the lot area, excepting required setbacks, shall be dedi- cated to open space for recreation for use by the tenants of the development. Mixed -use developments of greater than 35 units per acre shall be exempt from this requirement. b. Areas covered by shrubs, bark mulch and other ground covers which do not provide a suitable surface for human use may not be counted toward this requirement. C. Private decks, patios, and similar areas are eligible for up to 5 percent of the 8 percent required open space. d. Play areas for children should be provided anywhere in Rayzor Ranch for projects of greater than 50 units that are not designed as age limitedor student housing. 7. Building frontages greater than one hundred feet (100') in length shall have recesses, projections, windows, arcades or other distinctive features to interrupt the length of the building fagade. 8. Architectural Features. Fronts and street sides of buildings visible from the public right -of -way shall include changes in relief such as columns, cornices, bases, fenestration, and fluted masonry, for at least 15% of the exterior wall areas. 9. Height and Bulk. Adjacent buildings shall have different elevations. 10. The top floor of any building rising over four stories must contain a distinctive finish, consist- Rayzor Ranch Architectural Guidelines Version 1.5 ing of a cornice, banding or other architectural termination. 11. Architectural Requirements a. Facade modulations /building articulation: Facades must be broken up to give the appear- ance of a collection of smaller structures. Elements including but not limited to balco- nies, setbacks and projections may be utilized to articulate individual units or collections of units. Unarticulated and windowless walls along street - facing or principle access lane facades are not permitted. b. Stairwells shall not be the dominant architectural feature along any facade facing a public street or private street system. C. Accessory structures (including detached garages, carports and storage units) visible from the public right -of -way, private street system and /or adjacent residential properties shall include at least three (3) of the following on the facade that is visible: I . Facade modulation of at least six inches (6 ") for every thirty feet (30') of wall length; 2. Multiple building materials (e.g. brick fieldstone, limestone, marble, granite, textured block, architectural pre -cast concrete, concrete composite siding, wood clapboard siding, wood beaded siding, stucco or vinyl siding); 3. Multiple surface textures (e.g. rough, striated, imprinted, etc.) or patterns: 4. Separation in roof pitch, variation in direction of roof pitches, inclusion or dor- mers, or other variation on roof design; or d. Use of false door or window openings shall be defined by frames, sills or lintels. B. Building Materials: All walls facing street must contain at least 10% stone or masonry. Exterior finishes shall be wood, masonry, stone, stucco, HDO board, prefinished architectural metals, or other high quality material customarily used for the building style to support the ranch design aesthetic. Acceptable material and color palette (reference Appendix A -D): • Limestone- varying colors, sizes and textures • Galvanized metal panels or prefinished architectural metal panels of a warm neutral /earthtone color • Painted siding of a warm, neutral /earthtone color • EIFS or stucco of a warm, neutral /earthtone color • Accent colors of a warm, neutral /earthtone range are encouraged but should be used in a limited, sparing manner • Natural metals such as but not limited to zinc and copper • Natural wood C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public no.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub- bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet height extension or roof mounted metal screenwall system. Color and finish per acceptable material palette (reference Appendix A -D). Article 4 Continuing Care Retirement Center (CC) 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 multifamily dwelling unit. A. Orientation Orientation a. At least 50% of the front yard frontage shall have buildings within thirty feet (30') of the front property line. b. Buildings that are located within thirty feet (30') of property line adjacent to a front yard shall have at least 15% of the wall facing the street in window or door areas. C. Parking areas shall not be located between buildings and the street. Parking lots may be located on the sides and behind the buildings. 2. Private Streets shall be required to include sidewalks of at least five feet (5'), and include street trees according to the standards of this section, but public street setbacks shall not apply. 9 Rayzor Ranch Architectural Guidelines Version 1.5 3. A variety of compatible exterior materials' use and type, building styles, massing, composition, and prominent architectural features, such as door and window openings, porches, rooflines, shall be used. B. Building Materials I . Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb. 2. Fronts and street sides of buildings visible from the streets or walks shall be non - reflective and 40% of the total net exterior wall area of each building elevation, excluding gables, windows, doors and related trim, shall be of wood, masonry, stone, decorative block, stucco, HDO board or other high quality material customarily used for the building style. The balance of the net exterior wall may be wood clapboard siding, wood beaded siding, stucco, masonry, HDO board or other high quality material (as determined by the Director of Planning) customarily used for the build- ing and style. Acceptable material and color palette (reference Appendix A -D): • Limestone - varying colors, sizes and textures • Galvanized metal panels or prefinished architectural metal panels of a warm neutral /earthtone color • Painted siding of a warm, neutral /earthtone color • EIFS or stucco of a warm, neutral /earthtone color • Accent colors of a warm, neutral /earthtone range are encouraged but should be used in a lim- ited, sparing manner • Natural metals such as but not limited to zinc and copper • Natural wood 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. Metal Roofs. Metals roofs are permitted provided that they are of architectural quality. C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public r.o.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub- bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet height extension or roof mounted metal screenwall system. Color and finish per acceptable material palette (reference Appendix A -D), Article 5 Nonresidential and Mixed Use Buildings (RR2) Non - residential buildings or mixed -use buildings and their lots (Those that combine non - residential and residential rues) not in a pedestrian oriented district and their lots shall comply with the following stan- dards. A. Orientation 1. Building frontages greater than 100 feet in length shall have offsets, jogs, or other distinctive changes in the building facade. 2. Buildings shall incorporate arcades, roofs alcoves, porticoes and awnings as a design element of the fagade. The planting of trees may be used in place of these architectural features. 3. The primary entrance of a building or store shall have a clearly defined, highly visible customer entrance with distinguishing features such as a canopy, portico or other prominent element of the architectural design. 4. Trash storage areas, mechanical equipment, and similar areas shall be screened from public view. 5. Loading docks shall be screened from public view, and may not be accessed directly from the street. Acceptable method of screening is evergreen shrubberry, masonry, wood or metal screenwall system. B. Building Materials 1. Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb. 2. Fronts and street sides of buildings visible from the streets or walks shall be non - reflective and a minimum of 40% of the total net exterior wall area of each building elevation, excluding gables, windows, doors and related trim, shall be of wood, masonry, stone, decorative block, 10 Rayzor Ranch Architectural Guidelines Version 1.5 stucco, HDO board m other high quality material (as determined by the Director of Planning) customarily used for the building style. The balance o[ the net exterior wall may be wood clap- board siding, wood beaded siding, stucco, masonry, HDO board or other high quality material (as determined by the Director of Planning) customarily used for the building and style. Acceptable material and color palette (reference Appendix A-D)- • Limestone or varying colors, sizes and textures; • Concrete —Architectural finish. Texture coated or textured and colored. • Masonry • Porcelain Tile • Galvanized metal panels or prefinished architectural metal panels of a neutral/earthtone color; • Painted siding ofu warm, ocumruKmortbtonmcolor; • BlFSur stucco ofawuon,ouutnz|/cartb(ooecolor; ~ Accent colors o[u warm, nou{ru|/eurtbtouerange are encouraged but should bc used ino limited manner; ~ Natural metals such as but not limited k/zinc and copper; ^ Natural wood' stained orpainted. , Roofing tile, metal shingles and panels, wrslate io galvanized ornu<unu\/corthtomecolor. 3. Glass. Use nf glass for displays and to allow visual access to interior space is permitted. Build- ings may not incorporate glass for more than 70%n[ the building skin. 4. Metal Roofs. Metal roofs visible from grade are permitted provided that they are of architectural quality. The Director oy Planning will determine if the metal imof architectural quality. C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from pub- lic no.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrubbery or metal or wood a000cnwa|| system, /\000p{uh|m method for roof mounted equipment is parapet height extension or roof mounted metal xcreco*nU system. Color and finish per acceptable material palette (reference Appendix /\'D). D. parking Parking is allowed in front ofubuilding if the parcel meets the following design standards: \. Parking lots shall be separated from the street frontage by a fifteen foot (15') landscape area to reduce visual impacts. 2. The fifteen foot (15') landscape area shall begin frorn the Public Utility Easement (PUE). If an easement does not exist, the landscape area shall begin from the street right-of-way. ]� Large trees mbm\\ be planted every forty (4O) linear feet within the fifteen foot (15') landscape area. 4. /\minimum of three small accent trees clustered every thirty (30) linear feet within the fifteen foot (|5') landscape area may 6c substituted for the large tree requirement. 5. A\ least one or any combination of the following shall hc used to help screen the parking lot: o. Xeriscape landscaping shall be planted within the fifteen foot (15') landscape area. Xeri- scape |andscapingshullreguire water irrigation for u period of three years for landscaping to be established. After years, no irrigation is required; h. Amininnum three foot high continuous row nfevergreen shrubs planted within the fifteen foot (]5`) landscape area; ox C. A minimum three foot (Y) high continuous wall made of any combination of wrought iron, ma000ry, stone within the fifteen foot (15') landscape area. If wrought iron is used, vines s6u|| he grown uothe wrought iron to help screen the parking |uc All parking areas must also comply with the landscaping requirements for Rayzor Ranch. Reference the Ruyomr Ranch Landscaping Guidelines. Article Nonresidential and Mixed Use Buildings inuPedestrian Oriented District (RRl) A. Orientation i Buildings shall have their primary orientation toward the atrcctm the parking area. The primary entrance must be readily apparent asnprominent architectural component and visible from the street or parking area. 2. Any ground floor wall which is within thirty feet (38`)ofthe main street, plaza nr other public I I Rayzor Ranch Architectural Guidelines Version 1.5 open space shall contain at least 50% of the wall area facing the street in display areas, windows, or doorways. Windows must allow views into working areas or lobbies, pedestrian entrances or display areas. Walls facing side streets must contain at least 25% of the wall space in windows, display areas, or doors. Blank walls within thirty feet (30') of the street are prohibited. Up to 40% of the length of the building perimeter can be exempted from this standard if oriented toward loading or service area. 3. At least 60% of the street frontage shall have buildings within ten feet (10') of the front property line. 4. Trash storage areas, mechanical equipment, and similar areas are not permitted to be visible from the street, or and are not permitted between the building and the street. 5. Buildings that are open to the public and are within thirty feet (30') of the street shall have an entrance for pedestrians from the street to the building interior. This entrance shall be designed to be attractive and functional, be a distinctive and prominent element of the architectural design, and shall be open to the public during all business hours. 6. Developments shall have a minimum Floor Area Ratio of 0.3 only. Plazas and pedestrian areas shall count as floor area for the purpose of meeting the minimum floor area ratio. 7. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to entrances. 8. The top floor of any building rising over four stories will be contain a distinctive finish, consisting of a cornice or other architectural termination. 9. Building Scale. Balconies may project over the public right -of -way, subject to an encroachment agreement issued by the City. 10. Parking areas shall be located behind buildings or on one or both sides. B. Building Materials: All walls facing street must contain at least 10% stone or masonry. Exterior finishes shall be wood, masonry, stone, stucco, HDO board, prefinished architectural metals, or other high quality material customarily used for the building style to support the ranch design aesthetic. Acceptable material and color palette (reference Appendix A -D): • Limestone - varying colors, sizes and textures • Galvanized metal panels or prefinished architectural metal panels of a warm neutral /earthtone color • painted siding of a warm, neutral /earthtone color • EIFS or stucco of a warm, neutral /earthtone color • Accent colors of a warm, neutral /earthtone range are encouraged but should be used in a limited, sparing manner • Natural metals such as but not limited to zinc and copper • Natural wood I . Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment. Windows shall be provided with an architectural surround at the jamb. 2. Glass. Use of glass for displays and to allow visual access to interior space is permitted. Build ings may not incorporate glass for more than 70% of the building skin. 3. Metal Roofs. Metal roof's are permitted provided that they are or architectural quality. 4. Buildings shall include changes in relief such as columns, cornices, bases, fenestration, and flitted masonry, for at least 15% of the exterior wall area. C. Streetscape I . Hardscape (paving material) shall be utilized to designate "people" areas. Sample materials could be pavers, scored and colored concrete, grasscrete, or combinations of the above. 2. A building shall be setback not more than 15 feet from the right -of -way unless the area is used for pedestrian activities such as plazas or outside eating areas or main walkways. 3. Outdoor storage areas shall be screened from view from adjacent public right -of -way. Loading facilities shall be screened and buffered when adjacent to residentially zoned land and public streets. D. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public 12 Rayzor Ranch Architectural Guidelines Version 1.5 Article 7 A. no.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergeen shrub- bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet height extension or roof mounted metal screenwall system. Color and finish per acceptable material palette (reference Appendix A -D), Large Scale Development Regulations (RR3) Building design shall contribute to the uniqueness of the development with predominant materials, ele- ments, features, color range and activity areas tailored specifically to the site and its context. In the case of a multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive place within the zone district or community. A standardized prototype design shall be modified as necessary to comply with the require- ments of this subsection. Developments involving a gross floor area in excess of 40,000 square feet of a single user and located in a RR -3 district shall comply with the following standards: 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 masonry wall and facades facing the side or rear of property zoned and used for commercial purposes or indus- trial purposes) shall provide the following design features: (Refer to photographs in Appendix F). 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 iii. Variations in the top of the wall of 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 expres- sions 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 fagade and extending at least 20% of the length of the fagade, not to exceed one hundred feet (100'). ii. Pilasters projecting from the plane of the wail 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 fagade 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. Entryways. 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. 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 masonry wall and facades facing the side or rear of property zoned and used for com- mercial purposes or industrial purposes should have the following elements: 13 Rayzor Ranch Architectural Guidelines Version 15 3. 4. 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: i. Color change, texture change, and a change in plane, no less than 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. Sidewalk display and cart storage. Areas for customer loading or merchandise shall be clearly de- lineated 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). 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. a. 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 out- door storage and the 10% footprint restriction does not apply. b. 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. C. The permanent storage, display and sales area shall be enclosed by a minimum eight -foot (8') wall of columns minitnum two inches (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. (Refer to Attachment F) d. 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. 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 cus- tomers. 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. Wall and landscaped buffer yard. An eight -foot masonry wall of brick, stone, split block or con- crete cast to simulate such materials shall be constructed along the common boundary line of the adjacent residential property, or as close as practicable in the event of intervening alleys, ease- ments and drainage channels. If the large retail store property and residential property are sepa- rated by intervening property under separate ownership that is less than 20 feet wide, a wall shall be constructed along the property line of the large retail store facing the residential property. 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 com- pletely 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. Trash Collection and Compaction. Trash collection and compaction may not occur within one 14 Rayzor Ranch Architectural Guidelines Version 1.5 hundred feet (\00')feet of residential property and shall be screened from public view, except seventy five feet (75')atOroeuwoyDrive. 9. Mechanical equipment. No mechanical equipment may be located within one hundred feet (100') of residential p,operty. Mechanical equipment shall hc screened from public view ousite. B. Building K4xtoho|s: I Fronts and street sides of buildings, excluding windows, visible from the 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-reflec- tive means materials with exterior visible reflectance percentages less than 27 percent. Acceptable material and color palette (reference Appendix A'C): • Limestone orvarying colors, sizes and textures; • Concrete —Architectural finish. Texture coated oc textured and colored, • Masonry not including smooth grey CMU. • Porcelain Tile • Galvanized metal panels or prefinished architectural metal panels of a neutral/earthtone color; • Painted siding ofuwarm, neutrmkrurthtoneco|or io accent areas only; • ElFSor stucco nf a warm, ocu¢u|/nurtbtnnccolor; ^ Accent colors o[a warm, ncutcukcorthnone range are required but should bc used iuo limited manner; ° Natural metals such ms but not limited nm zinc and copper; ^ Natural wood, stained or painted. ^ Roofing tile, metal shingles and panels, or slate in galvanized or natural/earthtone color. 2. The use of ground mounted lighting wc pedestrian level accent lighting iuencouraged. C. Stnoetncapm/Pub1ic5poces: l. One square foot wf Plaza or Public Space shall be required for every \O square feet ofgross ground floor area. Plaza or Public Space may be located anywhere within RuyznrRancb. 2. Plazas or public spaces shall incorporate at least of the following elements, which may be located anywhere within 8uyzorRanch: a. 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 (3O`) inwidth. Ledge benches shall have o minimum depth of thirty inches (]0`). b. & mixture of areas that provide shade, C. Trees in proportion (* the space m¢ominimum of tree per QO0 square feet. d. Water features or public art. C. Outdoor eating areas or food vendors. [ Planting areas in the sidewalk are encouraged. Pots wr above grade planters are allowed, minimum ufl5 gallons. (Refer to Appendix F) I Each freestanding, large-scale development building mhe|| have a minimum of)00'xg. ft. seating area including permanent benches along the front sidewalk area. & minimum of one bike rack shall also be included along the storefront. Bench and bike rack should booyon architecturally consistent design. D. &1co6univa| Equipment Screening: 1 All mechanical equipment should be fully screened from view from public on the site or public pedestrian spaces. Acceptable method for ground mounted equipment ix evergreen shrubbery nr metal or wood screen wall system. Acceptable method for roof equipment is parapet height exten- sion mr screening by slopped roof forms. Color mr finish per acceptable material palette (reference &ppcodinA-D). 15 E. Accessory Use: 1. All accessory uses to a large scale development shall be architecturally compatible with the main structure. Article 8 Definitions Guidelines: Provisions which are not mandatory but, are provided in order to educate about design ob- jectives. Big House: Residential buildings designed for multiple residential units with ten (10) units or less, ex- cluding duplexes, either for rental or condominium ownership that are not multifamily. Multifamily: Residential buildings designed for multiple residential units with greater than ten (10) units. Rayzor Ranch: The comprehensive (mixed use /master plan) development which includes both the Rayzor Ranch Marketplace and Towne Center Overlay Districts. Standards: Provisions which are mandatory and must be followed. 11150 EI i 1 , • Rayzor Ranch Architectural Guidelines The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their structural systems are simple and engineering efficient utilizing the most economical materials available. Durable veneer materials available within the region: stone, metal, wood are utilized in a meaningful and prag- matic way. Regional materials should be utilized when possible as their natural color palette harmonizes with this environment and their close proximity encourages responsible material resourcing. Native Texas quarried stone to have a warm, cream color and diverse range of color and finish. Wood (Cedar, pine, Douglas Fir), metals, masonry should be used to provide complimentary color and texture. Standing Seam and slate roof materials are appropriate for this aesthetic and should be utilized where the roof is the prominent component of the building massing. Example Material Applications Limestone Block Flat Seam Metal Panel tb � v� Stone Cernentboard /Wood Siding Standing Seam Roof Colors are for illustrative purposes. Colors shown will closely match final color selection. Wood Soffet P -1 r 11-2 P -3 P -4 Benjamin Benjamin Bcnjamin Bcnjamin Moore 1100 Moore 1067 Moore 1261 Moore 1239 11-5 P -6 P -7 P -8 Bcnjamin Benjamin Tnemcc Tnemee Moore Moore 03MT 04MT HC -172 HC -169 17 Rayzor Ranch Architectural Guidelines APPENDIX A Example Material Applications (continued): Colors are for illustrative purposes. Colors shown will closely match final color selection. P-9 P -10 I' -I ] P -12 S W 6062 S W6335 S W6041 Benjamin Moore OC -5 P-13 P -14 1' -15 P -16 S W f 158 SW6136 S W0009 S W6117 P -17 P- 18 P -19 P -20 SW2831 IC[ 204 ICI 524 ICI 602 P-21 P -22 P -23 P-24 ICI 515 ICI 1676 ICI 1337 ICI 1674 P -25 P -26 P -27 MAC-28 P -28 ICI 1675 Benjamin Benjamin Benjamin Moore Moore Moore HC -100 I IC -10S P -29 Benjamin Moore 1603 18 Rayzor Ranch Architectural Guidelines The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their structural systems are simple and engineering efficient utilizing the most economical materials available. C, Example Canopy and Shading Applications Sunshade Awning Arbor Trellis Overhang Canopy Canopy Loggia 19 Rayzor Ranch Architectural Guidelines Rayzor Ranch Architectural Guidelines The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their structural systems are simple and engineering efficient utilizing the most economical materials available. Example Amenities Trash Cans Planters ZZ Fans Lighting 20 Rayzor Ranch Architectural Guidelines LIU 9 0401") Rayzor Ranch Architectural Guidelines The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their structural systems are simple and engineering efficient utilizing the most economical materials available. Example Architectural Imagery k7 V Utilitarian Materials Functional Design 21 Rayzor Ranch Architectural Guidelines ANN- 9�A Am ,L t ueu tu,.I. rn.►rrscti «r�� .- 4i -: a i � �y�7 -r. .u.r• APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples: APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): O ......r awning EIVOMILMOMn Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued)- APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): 7. Example of: 'col?r, texture, and material change' vanaiian in top of wall pilasters slope roof comice expression 26 APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): fray aNat +Half a%.i aai I 27 APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): •wufl ?11%41 t . too wj1. wl I 28 Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): 13. Exar f V4fl •. Vl.l lV'! VI ►►M11 VVI.l.V4 IR Architectural Guidelines Article 7 barge Scale Development Regulations (RR3) Building design shall contribute to the uniqueness of the development with predominant materials, ele- ments, features, color range and activity areas tailored specifically to the site and its context. In the case of a multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive place within the zone district or community. A standardized prototype design shall be modified as necessary to comply with the require- ments of this subsection. Developments involving a gross floor area in excess of 40,000 square feet of a single user and located in a RR -3 district shall comply with the following standards: A. Orientation: Architectural features on building facades that are visible from 1 -35N and West University Drive (excluding facades facing residential property that are screened by an eight -foot masonry wall and facades facing the side or rear of property zoned and used for commercial purposes or indus- trial purposes) shall provide the following design features: (Refer to photographs in Appendix F) 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 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 expres- sions 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 facade and extending at least 20% of the length of the faVade, 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 facade 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. Entryways. 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. 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 masonry wall and facades facing the side or rear of property zoned and used for com- mercial purposes or industrial purposes should have the following elements: (Refer to photo- 13 Rayzor Ranch Architectural Guidelines Version 1 .6 a 4. graphs in Appendix F) 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: i. Color change, texture change, and a change in plane, no less than 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. Sidewalk display and cart storage. Areas for customer loading or merchandise shall be clearly de- lineated 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). 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. a. 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 out- door storage and the 10% footprint restriction does not apply. b. 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. C. The permanent storage, display and sales area shall be enclosed by a minimum eight -foot (8') wall of columns minimum two inches (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. (Refer to photographs in Appendix F) d. 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. 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 cus- tomers. 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. Wall and landscaped buffer yard. An eight -foot masonry wall of brick, stone, split block or con- crete cast to simulate such materials shall be constructed along the common boundary line of the adjacent residential property, or as close as practicable in the event of intervening alleys, ease- ments and drainage channels. If the large retail store property and residential property are sepa- rated by intervening property under separate ownership that is less than 20 feet wide, a wall shall be constructed along the property line of the large retail store facing the residential property. 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 com- pletely 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. 14 Rayzor Ranch Architectural Guidelines Version 1.6 8. Trash Collection and Compaction. Trash collection and compaction may not occur within one hundred feet (100') feet of residential property and shall be screened from public view, except seventy five feet (75') at Greenway Drive. 9. Mechanical equipment. No mechanical equipment may be located within one hundred feet (100') of residential property. Mechanical equipment shall be screened from public view on site. B. Building Materials: 1. Fronts and street sides of buildings, excluding windows, visible from the 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- reflec- tive means materials with exterior visible reflectance percentages less than 27 percent. Acceptable material and color palette (reference Appendix A -D): • Limestone or varying colors, sizes and textures; • Concrete — Architectural finish. Texture coated or textured and colored. • Masonry - brick or decorative CMU. • Porcelain Tile • Galvanized metal panels or prefinished architectural metal panels of a neutral /earthtone color; • Painted siding of warm, neutral /earthtone color in accent areas only; • EIFS or stucco of a wartn, neutral /earthtone color; • Accent colors of a wane, neutral /earthtone range are required but should be used in a limited manner; • Natural metals such as but not limited to zinc and copper; • Natural wood, stained or painted. • Roofing tile, metal shingles and panels, or slate in galvanized or natural /earthtone color. 2. The use of ground mounted lighting or pedestrian level accent lighting is encouraged. C. Streets cape/Publ i c Spaces: 1. 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. 2. Plazas or public spaces shall incorporate at least 3 of the 5 following elements, which may be located anywhere within Rayzor Ranch: a. 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 "). b. A mixture of areas that provide shade. C. Trees in proportion to the space at a minimum of I tree per 800 square feet. d. Water features or public art. e. Outdoor eating areas or food vendors. f. Planting areas in the sidewalk are encouraged. Pots or above grade planters are allowed, minimum of 15 gallons. (Refer to photographs in Appendix F) 3. Each freestanding, large -scale development building 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. D. Mechanical Equipment Screening: 1. All mechanical equipment should be fully screened from view from public on the site or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrubbery or metal or wood screen wall system. Acceptable method for roof equipment is parapet height exten- sion or screening by slopped roof forms. Color or finish per acceptable material palette (reference E Appendix A -D). E. Accessory Use: 1. All accessory uses to a large scale development shall be architecturally compatible with the main structure. Article 8 Definitions Guidelines: Provisions which are not mandatory but, are provided in order to educate about design ob- jectives. Big House: Residential buildings designed for multiple residential units with ten (10) units or less, ex- cluding duplexes, either for rental or condominium ownership that are not multifamily. Multifamily: Residential buildings designed for multiple residential units with greater than ten (10) units. Rayzor Ranch: The comprehensive (mixed use /master plan) development which includes both the Rayzor Ranch Marketplace and Towne Center Overlay Districts. Standards: Provisions which are mandatory and must be followed. Hot APPENDIX A Rayzor Ranch Architectural Guidelines The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. 8dnoe|csm architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently respond to function and climate. Authentic Elonoh Houses, Barns, Commercial and industrial mUooturca native to this region utilize broad overhangs sheltering people and property from u range of climate conditions. Their structural systems are nicnp|c and engineering efficient utilizing the most economical nnuicriais available. Durable veneer materials available within the region: stone, nue1u, wood are uAUbzd in a meaningful and prag- matic wuy. Regional materials should be mNULzod when possible uu their natural color palette harmonizes with this environment and their close proximity encourages responsible material reSourcing, Native Texas quarried stone to have zvvucrn, oncann color and diverse range of color and finish. Wood (Cedar, pine` Douglas Fir), metals, masonry should bc used 10 provide complimentary color and texture, Standing Scam and slate roof materials are appropriate for this aesthetic and should be utilized v/hem: the roof is the prominent component of the building massing. Example Material Applications Limestone Block Flat Seam Metal Panel Stone Siding Textured Coated Concrete Standing Scam Roof Colors are for ilklStl'atiVC Purposes. Colors shown will closely match final color selection. w p2 ,o Benjamin ueo~m" Moore I [[too Moore 10 Moore 1267 Wood Soffet P-4 Benjamin Moore 1239 P-5 w p� p� w�� ��" a�� m�c �= �� �� �� 17 Ravzor Ranch Architectural Guidelines APPENDIX A Example Material Applications (continued): Colors are for illustrative purposes. Colors shown will closely match final color selection. P-9 P-10 P -11 SW6062 SW6335 SW604 t P- 13 SW6158 P-17 SW2931 P-21 Ict 515 P-29 Benjamin Moore 1603 E. P »14 SW6136 P -18 101204 P-22 10 1676 P-26 Benjamin "'foore HC-100 P-15 SWO009 P- 19 ICI 524 P-23 ICT 1337 11-27 Benjamin Moore HC-105 P-24 ICI 1674 P-28 Benjamin 'Moore AC-29 P-12 Benjamin Moore OC-5 P -16 SW6117 P-20 10 602 P-24 ICI 1674 P-28 Benjamin 'Moore AC-29 Rayzor Ranch Architectural Guidelines The Rayzor Ranch architectural aesthetic \o derived from influences found in the North Texas region. Adnur|ouo architectural palette recalling the strong Ranching heritage inmu�ery where prucdou|design ufbuUdings efficiently respond to function and climate. Authentic Ranch Houses, Bunmm, Commercial and industrial structures native 10 this region utilize broad overhangs sheltering people and property from u range ofclimate conditions. Their structural aysicnns are simple and engineering efficient utilizing the most economical materials uvoi|ob|c. Example Canopy and Shading Applications Sunshade Awning Arbor Trellis Overhang Canopy Canopy Loggia 19 Ravzor Ranch Architectural Guidelines Rayzor Ranch Architectural Guidelines The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. f\timeless architectural palette recalling the strong Ranching heritage \num��ryvNlereprucbuu)designu[bui|diogs efficiently respond tnfunction and dimnubc. Authentic Ranch Houses, Bmnmm, Commercial and industrial structures native to this region utilize broad overhangs sheltering people and property from a range o[ climate conditions. Their structural systems are simple and engineer|ngefficient utilizing the most economical materials available. Example Amenities Speciality Merchandising Trash Cans if If Planters Fans Bollards Lighting 20 Rayzor Ranch Architectural Guidelines APPENDIX D 0bavzmr Ranch Architectural GmbOeUiums The Rayznr Ranch architectural aesthetic \s derived from influences found in the North Texas region. f\timeless architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently respond 0n function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native to this region utilize broad overhangs sheltering people and property from a range nF climate conditions. Their structural systems are simple and engineering efficient utilizing the most economical nnutcr|u|m available. Example Architectural Imagery Utilitarian Materials Sheltering Forms Ranch Functional Design Landscape 21 Rayzor Ranch Architectural Guidelines � rrgA gq- _._4 ,',Y „wx` ! f h-r' '+�i l 4 r �-+e 'Yvfi •�.-cr . APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples: 1. Example of: color, texture, and material change 2. Example of: change in wall plane variation in top of wall canopy entryway 23 APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): 3. Example of color, texture, and material change change in wall plane variation in top of wall canopy / awning 4. Example of: sloped roof cornice expression entryway signature element 24 M.'' WOOM Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): 5. Example of: awnings signature element 6. Example of: color change pilasters repetitive ornamentation 25 APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): 7. Example of: color, texture, and material change variation in top of wall pilasters slope roof cornice expression 8. Example of: entryways pilasters W, APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued)- 9. Example of. color, texture, and material change change in wall plane cornice expression 10. Example of: planting area in sidewalk parapet wall screen 27 Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): 11. Example of. permanent display enclosure 12. Example of: pilasters, cornice permanent display enclosure 28 APPENDIX F Rayzor Ranch Architectural Guidelines Large Scale Development Examples (continued): 13. Example of., rear wall pattern 14. Example of; rear wall pattern rear wall — top of wall cornice &J, Architectural Guidelines Elevations for RR- I and RR-2 AN C I [OR r-1.11-VATIONSTUDY- ON 1_ kTI11-.ISIARKFI-PLACI-ATRAt °!_OkRASCII VZOR RANCH �.'o®Dae,, Ike.:..: •;,;� �t:ri: its I J., Wr-. n nil, 100 Oftlw Iowa 01 wadi as.-.■m .��'i:p4[1C0 aD i� 310003 .'I 01113 01199'1111111111' lip Pd�OQ�QP O ?iiv �� Ar A3 -l' ..a- •...ac kG-"' ^ r'4 }� T LY `S M'��•� •'F' � I... S `4 A. JIM UH-l' I no r. .62 I: �I 1 i I rIIi l SCRIPTURE STREET DRAINS TO NORTH LAKES re PARK (SOUTH POND) N W *E S GRAPHIC SCALE 0 SDO 600 l7tliiiiiitJ SCail: AS 5 -a— D,5 b by KtA DRAINAGE AREAS RAYZOR RANCH �—� KimleyHorn D,a,o ey, k++a i—� G^ "`e° by K.A EXHIBIT I.H. 35 & UNIVERSITY DRIVE andAssocift Inc. Dm.: DENTON, TEXAS Pl—t — 064CI2001 m•a h'^ ,.. w1•,v1 n. -vro 'pie: G : \CFrtL \6.012D01 \D »q \E.n:elt_Z"n ' g_E.h- bit -DRAINAGE AREAS [xHiBil. 9 �1) 2/26/200 2.58R- " (re16. .oeigi OADWAY .I -35 . W4t .b°v .Oam s2µ6 ages. FM���� Rayzor Ranch Overlay District Water Quality Protection Pymm Rimqokrmoxentp 1.0 Purpose for Water Quality Protection The stonm water runoff from approximately 2U0-acromof the proposed 400-aorc0uvzor Ranch Development will drain directly into the North Lakes Park Pond on the east side of Bonnie Brae Street. The park pond has a normal dry weather surface area of approximately 213 acres, and provides flood control for Pecan Creek. This park pond also provides local fishing and recreation for Denton residents. Pollutants inurban runoff can include Ooutub|cs(p\uutiox, Styrofoam, paper, litter, and wood), oil and grease, sediments, nitrogen and phosphorous, heavy metals, and fecal coliform bacteria. Therefore, the urban runoff from the proposed Rayzor Ranch Development has the potential to adversely affect the watershed and the water quality in this pond. Because the pond functions as a detention basin, any untreated pollutants would be captured and stored in the pond, which could cn:uto visual pollution, degrade water quality, and adversely affect the aquatic habitat within the pond. Over time, the fishing resources and recreational benefits provided by the pond could decline. Storm water quality structural controls and management practices, if properly incorporated and maintained as a part nf the Rayzor Ranch Plan of Development, could significantly reduce the negative impacts tn the park pond caused by urban development. 2.0 Storm Water Quality Management Requirements The North Central Texas Council of Governments (NCT[(lG) has published the Integrated Storm Water Management Design Manual (iSWM) which provides an integrated planning and design approach for addressing water quality protection for urban runoff. The [8l9M methods that address urban Water Quality are required for the area of the Rnyz0, Ranch Development (mitc)that drains into the North Lakes Park Pond. A /Yz/er Quality Protection Jo/an that provides storm water quality controls 000simicot with the i8VVM is required for the Royz orBiomch Development in order to minimize adverse impacts tnthe Park property and to preserve and protect the park pond resource for the citizens o[Denton. The total pnlbxb/n1 removal efficiencies for each storm water quality control system used on the site (at the outlet) shall be as follows (derived from iSWM): Total Suspended So|ids =8U96 Total Phosphorus= 60 Y6 Total Nitrogen ~~ 5U96 Fcou|Cniihncno= no reduction Metals =80 % \n addition to the iSWM removal efficiencies, Trash Removal Efficiency (all Doatabie objects) =g5Y6Fmvolume RayznrRanch Page 1of6 Draft No. 2 Water Quality Protection Plan .2007 2.8 Water Quality Protection Volume The iSWN4 approach to control pollution from storm water runoff treats u apcciOmj Wukr Quality Protection Volume (WQv) from each site or sub-area to reduce the percentage of post development pollutants. The rainfall analysis for iSUVM determined that \.5 inches of rainfall is the average depth corresponding tothe 85th percentile storm for the NCTC{}G region. Tbcn:D/re, the runoff from the first 1.5 inches o[rainfall on the vvutcmhcd area is the VV()v to be treated onxite prior to nc|omue into the North Lakes Park property. & mtVcrn vvate, management system designed for the VVOv will treat the runoff volumes from all storm events ofl.5 inches ocless, as well usa portion uf the runoff for all larger storm events. The VV()v is directly o:|aicd to the amount of impervious cover, and will be calculated following the methodology in Section 12.3.1 of the iSYVM Manual. The site drainage analysis shall identify hot spot land uses (parking lot areas, service stations, trash receptacle areas, loading zones, etc] with high pollution generating potential, and provide details nfthe proposed structural or non-structural storm water controls showing how the runoff from these areas will bc collected and treated prior to release into the storm drainage network that directly discharges into North Lakes Park. Drainage area diversions to reduce the WQv will not be allowed. 2,/.} Water Quality Volume RxmucdnxIfe&4uds The use of non-structural storm water control practices is encouraged provided that the proposed approach to reducing impervious cover is not in conflict with the City's Development Code, Design Criteria Manuals, or the City Fire Code. The required W()v to be treated may be reduced using the "volume reduction methods" as presented in Section 1.2.3.2 of the iSYVM K8unuu|. Documentation (site p|uo or plat ohovvio8 the area specified or reserved to allow the reduction in n/()v) and calculations forW{)v reductions will be submitted to the City for approval. The Denton Development Code requires 5trcorn buffers, and only stream buffer areas exceeding the requirements in the Denton Code can he used for WQvreduction, 22 Site Design Credits Site Design Credits are not computed or used in the City of Denton, 2.3 Primary 0trorXnraV Storm Water Controls Primary Structural Storm Water Controls have u demonstrated ability to treat the W0v and remove 7OY6to00Y6o[ the annual average total suspended solids (T33) load in typical post-development urban runoff when designed, constructed, and maintained in accordance with recommended specifications. Structural storm water controls are required for the treatment nfall hot spot areas that will drain into North Lakes Park. Table 5,1.2-1 in the i8VVM Design Manual will bc used to provide the design rcn`uva] efficiencies for each o[ the possible control practices. Where the pollutant removal capabilities ofmn individual structural storm water control are not deemed sufficient fora given site application, additional oonbVix may be used in series in u "treatment train" RayzorRanph Page 2ofG Draft No. 2 Water Quality Protection Plan 2007 approach, These devices may also serve aspretreatment devices removing the coarser fraction of sediment. One or more downstream structural controls are then used to meet the full Primary TSS removal goal. II7 Recommended Storm Water Quality Control Practices Storm Water Quality Control Practices are described in Section 1.4.2 of the i8WM, The following practices may bc considered for this development. The identification of potential s\doQ locations, screening, and selection o[ appropriate structural storm water controls iu the responsibility of the engineer. Methods idcndfiodfor consideration will only he considered which are expected tohave a reasonable success rate, considering the site-specific soil conditions and topography. 8noltc soils on the majority o[1heaitcv/ovcideobficdusT9pcsCundl3(highulay content) which provide limited opportunities for overland flow fi|trudonzones for rooftop or pavement infiltration. Table 5.1.3-1 Structural Control Screening Matrix in the [SVV&4 Design Manual shall be used as aguide to determine the nznmnvu| efficiencies for the selected control practices to be utilized. Either individual, on-site structural x1urn` water controls for each lot in the development, or few strategically located regional storm water controls in each sub- watershed may be used for controlling storm water quality. The developer shall finmnce the design, construction, and maintenance of the controls. BioreteobonAceas Extended Dry Detention Bux/nu.' Multi-Purpose Detention Areas.- Filtration Filter Strip Organic Filter Planter Boxes Surface Sand Filter / Permanent Sand Filter Underground Sand Filter: Gravity k)/l-(7r/d/eoumo/ur. Ponds: Storm wu/«roonus are constructed storm water retention basins that have o permanent pool (or micropool) of water. Runoff from each rain event is detained and treated in the pool, Micropool EutendedDctentinnPnod Multiple Pond Systems Wet Extended Detention Pond Wet Pond Proprietary Structural Controls Rayzor Ranch Page 3nfO Draft No. 2 Water Quality Protection Plan 12007 Proprietary controls are manufactured structural control systems available from commercial vendors designed to treat storm water runoff and/or provide water quantity Water Reuse Rain Harvesting (Tanks/Barrels) Ruin harvesting in u container or system designed to capture and store rainwater discharged from uroof. Storm Water Wetlands Storm water wetlands consist of a combination 0f shallow marsh areas, open water, and semi-wet areas above the permanent water surface. Extended Detention Shallow Wetland Pocket Wetland Pond/\Vutlund8ynbuns Shallow Wetland Submerged Gravel Wellandv: |nObrutk3n Trenches and Soakage Trcouhcm may be considered if the soil percolation rates determined from onsite testing shows these practices can be successful, 2.4 Inspections and Maintenance The Water Quality Protection Plan required in Section 3.0 shall include adescription of maintenance tasks, frequency of maintenance, responsible parties for maintenance, funding, access, and safety issues. The use of storm water ponds, wetlands, and extended detention basins shall require the submission of an operation and maintenance plan that addresses the potential for mosquito breeding in the treatment zone, and provides contingency plan for controlling mosquito breeding using larvicides such us8I{orequivalent. A water balance calculation is required if permanent vvei pond utilizing fish for control is proposed by the developer. Z*(/ Inspections Annual inspections of storm water management facilities shall be conducted by the drainage maintenance entity established for the Rayzor Ranch Development, and un annual report documenting the inspection and results shall bc submitted to the City, Where chronic or severe problems exist, and the owner does not provide maintenance and repairs, the City 0f Denton will have the right but not the obligation tn remedy the situation and recover the cost for the work from the property owner. This authority shall bc established oothe final plat document. 24.2 Maintenance All water quality protection facilities shall be maintained by the property owner or maintenance entity established for that purpose. Rayzor Ranch Page 4of6 Draft No. 2 Water Quality Protection Plan .2007 3.0 Submmtttals0obedmle for Water Quality Protection Plans To provide for site areas to be specifically designated for structural storm water controls, theme areas are required to be identified on General Development Plans, Preliminary Site 9lonm. Preliminary Plats and Final Plats. These areas shall be reserved as drainage easements onthe P,o|iomiou/y and Final Plat. Drainage easements sb4|| be provided for all structural storm water controls with contributing watershed areas of3 or more acres. Euoenneoim may also be provided if the contributing vvu1crxhcd area is less than 3 acres. Storm water structural cootnuiu for small sub-watershed urcuu may also be incorporated with site landscaping areas (multi-purpose areas). Drainage easements are not required for multipurpose areas if the v/u1eohcd area draining to the multi-purpose areas does not exceed 3 acres. All drainage easements designated for structural storm water controls will bc contained within platted lots. General guidance for the preparation of conceptual, preliminary, and final Water Quality Protection Plans (iSYVM site plans) are provided in Sections 1.1.3.5 through |.l.2.7o[the NCTCOG "Design Manual for Site Development, Review DRAFT, October 2005. The i9VVM site plan shall also include u narrative description o[ the overall storm water quality plan for the site, and provide a description and dctmi[xnf the structural storm water controls in multi-purpose areas that are not be designated os drainage easements. 3.1, General Development Plan Approval will not be granted for any development until the City of Denton has approved o conceptual iSWM site plan. 3,2 Preliminary Plat Approval will not be gnmo1cd for any development until u preliminary iSVVM site plan that includes dedication ofdru|naae casement umnos as necessary to construct stn,no vvu1er controls has been approved 6v the City ofDenton. 3.3 Final Plat Approval will not be granted for any development until u final iSVVM site plan for all s1ormnvvntcr treatment areas involving easements has been approved by the City of Denton. This Onm| site plan shall include u concept plan that contains nY()vou|culoNiono for any storm water controls that are not a component of drainage easements specified in Section 3.2. 3.3, 1 Regional Slorm Water Control Areas 1fu"re&ionu|" structural sk>nn water control area will bc designated to serve separated or multiple lots in the development a Water Quality Protection Plan that satisfies the requirements of Section 2.4 will be submitted to the City for review and approval. The Water Quality Protection Plan shall include provisions for funding the Operation and Maintenance activities following cnna1omo1|nn' and u sample form for the annual inspection reporting function. A Final Plat that relies on the ^'rc8ionu[` uinrno water control area for storm water quality control will not approved uoh| the iSW&8 site plan and the Water Quality Protection Plan have been approved by the City. RayzorRmnoh Page 5cfG Draft No. 2 Water Quality Protection Plan 2007 3.4 Clearing and Grading Pen-nit will not be mc|cnued for any development until a final iSWM site plan (including ALL storm water controls) and Storm Water Pollution Prevention Plan (SWPPP) has been approved hv the City VfDenton. 3.5 Building Permit Structural storm water controls in multi-purpose areas (not within designated drainage roscmneo1g} will he designed and detailed either asa part 0f the site grading and drainage plan, or on useparate iSWM Site Plan that will be submitted with the application for Building Pennit, A Water Quality Protection Plan shall also beprepared by the developer and submitted to the City for review that 8oiiaficsthe requirements nfSection 2.4, and includes provisions for funding o[the Operation and Maintenance activities following construction, and u aunnp|e form for the annual inspection reporting functi0n. A Building Permit will not issued until the structural m1nnn water controls and the VVo1cr Quality Protection Plan have been approved bI the City concurrent with the site grading and drainage plan and the Landscaping Plan for the development, Rayzor Ranch Page 0of0 Draft No. 2 Water Quality Protection Plan . 2007 0-0 x to rl" M h 0 Z Z z m 0 0 jiil I -A _j TMETPLACE - EXHIBIT omniplan'o� 1.17 AllegianceDevelopment IZ27M Exhibit H Page I From: "Randy Holcombe" <rhalcoipbe@allegiancedevelopment.net> To, "Linda Ratliff" <Linda.Ratliff@cityofdenton.com>, "Robert Tickner" <Robert.Tickner@cityofdenton.com>, <emerson.vorel@cityofdenton.com> Date: 1/4/2007 7:19:50 AM subject: North Lakes Park Capital improvements Thank you for your time on the 21st. We have reviewed the plan for Northlakes Park internally, and while we would like to be able to fund the entire capital improvement program, our budget is just too tight given the significant landscape and architectural standards for Rayzor Ranch. However, we are willing to commit $250,000 towards the park in connection with our detention request. We believe that this will be sufficient to fund trails A and BI, and potentially, the 30x60 arbor pavilion (without restrooms). As you know, we have also committed to providing connectivity between North Lakes Park and McKenna Park via a "trail" along Bonnie Brae. Thanks again for all of your time and we hope that this meets with your approval. Best Regards, Randy Randy Holcombe, CCIM, CIS Executive Vice President - Retail Allegiance Development 14881 Quorum Drive, Suite 950 Dallas, Texas 75254 214.389.8043 office 214.361.7104 fax 214.207.7899 cell CC: "chuck russell" <chuck.russell@cityofdenton.ccm>, "Brian Lockley" <Brian.Lockley@cityofdenton-com>, "Joe Gampper" <jGampper@allegiancedevelopment.net>, "Charles Ames" <CAmes@ailegiancedeveloprnent.net>, "Glenn Fuhrman" <gfuhrman@allegiancedevelopment.net>, "Kedron, Suzan" <skedron@jw.com>, "Salvador Impastato" <simpastato@mesadesigngroup.com>, <Chris.Frysinger@kimley-horn.com>, <pjones@omniplan.com> North Lakes Park Exhibit H South Pond area Page 2 Proposed trails and recreational I -j or rl�Eat mv.Hl>v+MEPwri c `, o- -� rneSiyvr�sraeer Egg c4 Kimle -Horn and Associates Inc LITIL TNO]NYt! o-^ '-0 t l` 1 IIr PANHANI/1J3sraIUlr IS]W PA[ urrz i AL DRIY6 LAa \� � � � �I tt. �� tl _ . r�l• ..� A& T ctiAS A.$ au rsut rylI)Tl 'Ml ` .•. y, }>4 Hnn�' B[KB Pw, FAX il711 i{Y1i21 .tl I) 239-Ull LEGEND �.Q�T�— aip �11f Fn DW �•I- (r�.d a �mn'�MU6 MYUw ■II����a���4 ,ttvo �yE[x wyc�m�mm'Oate) l I-,� rwa:v«awFr�iv�niv� vuwm J �1 -�s � ��rii� mn"o�vu�aasneucnower ,`, N '"ocvas,re soErc�°�`rerten nnxo�.c iii i i.upP &9�9H �O4 W E w « \ 4 GRAPH SCALE �ii�- •- `+5'r:�.'.'.'� .�iie nowcrcccriaaw ewx.[�I C�- � -e��� srri[c,rwrwaeESicrurwwaw �IIIIII II, w w C st mueexmsmro�w i uee �e�,o'n Stole: «5 S 0. SHEET I C-91ed by RAY7_OR RANCH o,ox� or «HM1 STREET SECTIONS M, 35 & University Drive E cnecw:ea e «x. ZONING PACKAGE OF 8 aa,,.. aa,unA Denton, Texas P.onctuo. aa.o,zoo, sow -- I aw \nu Ilk Kimley-Horn and Associates, Inc. PARK. CENTRAL DRIP[ ovum IM DALLAS, TU" 1$ 31 (m) r*-IM FAl ("3)13VM2$ S.— AS SMtlNN SHEET _2esj��,L by, RAYZOR RANCH D,— b, STRE -T SECTIONS 2 Ch,,k,d br XHA ZONING PACKAGE DO., —.1 smrcr c.scvcvr ��'�'�� y��k .a �z �' smcrr r.srNCNr gg E F, u i f! sJ ��e Nm tt I El zm EE PR7i7? ssucr( ^ym�3 IF Ijgo \ Kimley -Worn and Associates, Inc.N IIAO PARK CRNTNAl Dales SUM INK DAAS, TKZAR 75351 LL m.) TIP-INP PA2 (P73) 37P-3N mtl.Ap -Nrap. s<aie, ns skaxN ora.� dy � S'CRL L'I' SEC'1 IONS RAN'Z.OR RANCI i ZONING PACKAGE LC3. 351k University l�r:ive ­­d d dy « g oma iaa5 I)unttm,'Pe xa9 Project No D610u200r Ell 1 t 5 / ; © (a / ƒ G \. /. ( » © t d F \` \} � -// ƒ §§ / } // / §^ § ( |)| a \ \! / \ \ \ }� � 2 Kimley-Horn and Associates, Inc, 12,00 PARK CXXMAI DRMI SU"l IT DALLAS, TXXAA 7J251 ("2) 77 Im SICET AS S -R E ET S EC TI ONS RAYZOR RANCH . ... . .. F-"�-V-- ZONING PACKAGL Tnas FP w r ra r i' �pN�rzs nvd4x) No '- - N.0.w eF SInF.EI lS Of5(E/GlA R'O WAVC) \ o i i (�ryi j: i� �- .- ) �I EFt'2$- INSYtA`A>EOFOLOC) Kimley -Horn and Associates, Inc. CIVIL 1NOINE21 � ",I PAYE CENTRAL DRIVE RUBE 1111 DALLAS, SAAB T12l1 ("2) "MM IAE (1l2) 7 }1 - }B31 �ww.il�ip-l�law� SHEET Scala'. n5 S40Nu nos; ^ =d brK „, sI'REETSE -C IONS RAYZOR RANCI -I n.awn Ly K „, . zoNmTca PACKAGE 1.1L S 1$ lJnivl "rsrtV Drive �oee: A* zoos of 8 Dcnaro, 9'ra,ls ol6pcl No. 06 WIEbOt Hl Ov g a C4 a A kL L Kimley-Horn and Associates, Inc. DALLAS. TRW ]!S!1 Mz) r"3" YA� ("2) IWU24 SHEET -1. Te--9- S•l REETSECTIONS RAYZOIZ RANCH 011— OY KHA Chec— by K­ ZONING PACKA(A-, 1.11. ���� a �� as �smcer� sauaEpw�t $n, hP x � Y III f�u �x } C' i is yaw <# !f 'mn x" ,s U�� A g crq will RAY Igo S$ _ Hal alb jF- �g 1 �u II g a KimleyHorn and Associates, Inc. aw. r 5 Herr is n v anrzn vusuc CITIL 51,CtM15. I1954 PARK CKNTKA6 DRUZ SV1TR IT UALLAA TBRAA 73151 (nD n5-nu PAI (5'137 W-1pt mlt�lq -M- 5<me. n5 Snow sheer o�s�9wca ar��n STREET SECTIONS RAYZOR RANCH Drawn ox Kan 111. :i & Universav Drive 7 cnecmea er �Nn ZONING PACKAGE or $ oaoe: `- naeuear zoos - Denum,'Cesas Propat No. 06w1300� $R—W4 "i �� H A' fq TI HAI / � � \« � � \ \§ \ ) � � � � /�i �/§ } �| /� � \ \} wa '�N Kimley-Horn and Associates, Inc. .1— ........ 12.M4 tAll CCKMAL DIM SUffl 18@1 DALLAS, TZXAX " $1 (171� 774-13" ` RED bY RAYZOR RANCI I byr K'A STREET SECTI ON by 1.11, 35& tjjliye�mtv Dliw OF ZONING PAC,KAGr- C-01flLon, T�vl'.' a� 3� � —j_77 i7 . ! 11T T x a ✓-- REGIONAL RETAIL SINGLE FAMILY MULTI - FAMILY CONTINUING CARE _ OFFICE z~ _ A HOTEL PARK 1� l� ZONING DISTRICT BOUNDARY RAUQ8 RANCH MARKET PLACE a c n PROPOSED OVERLAY = NR -3 BASE ' SUB AREA 1 ( +/- 48.8 ACRES) • �• PROPOSED OVERLAY = RCC -D BASE fit SUB AREA 2 ( +/- 99.4 ACRES) • RAYZOR RANGtj TOWN CENTER • • PROPOSED OVERLAY = RCC -D BASE SUB AREA 1 ( +/- 192.1 ACRES) 1, +� *� PROPOSED OVERLAY = NRMU BASE SUB AREA 2 ( +1- 64.8 ACRES) x;11 ID 7 ..a N PEI _J f L— t gal_ 5 I��• +t + +1 11 r1 "..'N...•" I�Li i � r r'•-- 1""'"rt -~ 111 L tL.. f _ VII • � M. 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M�'� aFFiCEOVERRETAR +1 I4 STREET RETAIL ® PESIDERTIA:- 60•YERpAL �11t1 i 1 1 10 gr:rAILrRE�rAUfuIA'r ! 1 11'i� 1 1 . !mFl � wxrcral!E 1111 1 1 STATE OF TEXAS COUNTY OF DENTON EXHIBIT M DEVELOPMENT AGREEMENT FOR RAYZOR RANCH This Development Agreement ( "Agreement ") is entered into by and between the CITY OF DENTON, a Texas municipal corporation of Denton County, Texas (hereinafter called "City "), acting by and through its duly authorized officers, and ALLEGIANCE HILLVIEW, L.P., a New York limited partnership (hereinafter called "Developer "), acting by and through its duly authorized officers. WITNESSETH: WHEREAS, Developer owns 410 acres of property, more or less, situated generally north and south of West University Drive /U.S. Highway 380, between IH -35 and Bonnie Brae Street and comprising the area potentially eligible for zoning to the Rayzor Ranch Overlay District Classification ( "Ordinance 2007- 068 ") (such property also being described herein as the "Property "); and WHEREAS, Developer wishes to develop the Property with a high quality lifestyle center, to include a wide variety of commercial, retail, office, housing of various types, open space areas, and other uses pursuant to Ordinance 2007 -068, also to be known as the Rayzor Ranch Development (the "Development" or "Rayzor Ranch "); and WHEREAS, the Developer wishes to proceed with development of three large box retail stores located on the portion of the Property known as RR -3 in Ordinance 2007 -068 ( "RR -3 Area "); and WHEREAS, the Developer wishes to commit to certain improvements which are connected to the overall development of Rayzor Ranch while expediting development in the RR- 3 Area; and WHEREAS, the City has accommodated Developer by implementing land use and development standards unique to this Development, designed to permit and promote the unique design characteristics of the Development, and City has further accommodated Developer's scheduling requests by expediting the City's review and consideration of portions of the Development as necessary to meet Developer's schedule; and WHEREAS, in consideration of the above accommodations, the risks associated with consideration of approval of the Development in a piecemeal fashion, and in partial consideration of some of the drainage and tree removal burdens occasioned by the Development that are not otherwise fully compensated by ordinary compliance City's development standards, the City wishes to formulate this Agreement as a recorded covenant running with the land to ensure that Developer and its successors, if any, carry out Developer's stated intention to fund or provide offsite drainage and park improvements to mitigate and compensate the increased stormwater runoff into Northlakes Park, and to fund additional tree mitigation in certain areas to offset and compensate Developer's prior unpermitted removal of trees in the Northern portion of the Property, either for the Development as herein defined, or for any other alternative use of the Property. NOW THEREFORE, in consideration of the mutual covenants and obligations herein, the parties agree as follows: SECTION 1. DEVELOPER PARTICIPATION The Developer agrees that the Property will be developed in accordance with the following terms and conditions: A. Tree Mitigation, Certain trees on the Property were improperly removed by Developer, contrary to the terms of City's ordinances. Developer has agreed to mitigate the loss of those trees by planting or funding additional trees on the Property, as detailed in the Landscape and Tree Mitigation Standards, Exhibit "C" to Ordinance 2007 -068, ( "Exhibit "C" "). Developer will pay $215,000 into a third party escrow account designated for the purpose of ensuring that the removed trees are mitigated on the Property pursuant to Exhibit "C ". The escrow will be funded prior to the issuance of any building permit (other than clearing and grading) within the Property. The City will be the beneficiary of the third party escrow fund; and any interest accrued will accumulate within the fund, to be used for acquisition, planting and maintenance of trees, as set forth in Exhibit "C ". B. North Lakes Park. Developer has agreed to pay $250,000 in park improvements to offset and compensate drainage impacts at North Lakes Park, as set forth in Exhibit H to Ordinance 2007 -068. The funds are to be designated specifically for on -site improvements at North Lakes Park and are payable prior to the issuance of any building permit (other than clearing and grading) for any portions of the Property not located in the RR -3 Area. Developer has also agreed to provide connectivity between North Lakes Park and McKenna Park via a trail along Bonnie Brae, as referenced in Exhibit H to Ordinance 2007 -068 SECTION 2. FORCE MAJEURE It is expressly understood and agreed by the parties to this Agreement that if the substantial completion of the construction of any improvements contemplated hereunder is delayed by reason of war, civil commotion, acts of God, inclement weather, governmental restrictions, regulations, or interferences, delays caused by the franchised utilities (Denton Municipal Electric, CoServe, TXU Energy Delivery, Southwestern Bell Telephone, TXU Gas, Comcast Cable or any of their predecessors or successors or other utilities, or any of their contractors), fire or other casualty, court injunction, necessary condemnation proceedings, acts of the other party, its affiliates/ related entities, and /or their contractors, or any circumstances which are reasonably beyond the control of the party obligated or permitted under the terms of this Agreement to do or perform the same, regardless of whether any such circumstance is similar to any of those enumerated or not, the party so obligated or permitted shall be excused from doing or performing the same during such period of delay, so that the time period applicable to such design or construction requirement shall be extended for a period of time equal to the period such party was delayed. The obligations subject to enlargement of time without penalty do not include funding obligations or obligations delayed for financial reasons. SECTION 3. TERM The term of this Agreement shall begin on the date of execution, and end upon the complete performance of all obligations and conditions precedent by the parties to this Agreement. Upon execution, this Agreement shall be recorded in the Denton County Real Property Records as covenants running with the land. Developer's obligations shall be binding upon subsequent purchasers of the Property, until all obligations of the Developer are satisfied in full. SECTION 4. EVENTS OF DEFAULT A default shall exist if the Developer or City fail to perform or observe any material covenant contained in this Agreement. The non-defaulting party shall immediately notify the defaulting party in writing upon becoming aware of any change in the existence of any condition or event which would constitute a default or, with the giving of notice or passage of time, or both, would constitute a default under this Agreement. Such notice shall specify the nature and the period of existence thereof and what action, if any, the notifying party requires or proposes to require with respect to curing the default. SECTION 5. REMEDIES If a default shall occur and continue, after thirty (30) days advance written notice to cure default, City may, at its sole option, terminate this Agreement in accordance with Texas law, without the necessity of further notice to or demand upon the Developer, and may seek any portion of funding not provided as liquidated damages, in addition to any other relief available at law or at equity. Nothing in this Section shall be construed to waive any sovereign, governmental immunity available to City under Texas law. SECTION 6. VENUE AND GOVERNING LAW This Agreement is performable in Denton County, Texas, and venue of any action arising out of this Agreement shall be exclusively in Denton County, Texas. This Agreement shall be governed and construed in accordance with the laws and court decisions of the State of Texas. SECTION 7. NOTICES Any notice required by this Agreement shall be deemed to be properly served if deposited in the U.S. Mail by certified letter, return receipt requested, addressed to the recipient at the recipient's address shown below, subject to the right of either party to designate a different address by notice given in the manner just described, If intended for City, to: If intended for the Developer, to: City Manager Charles D. Ames, President City Hall Allegiance Hillview, L.P. 215 E. McKinney 14881 Quorum Drive Denton, Texas 76201 Suite 950 Dallas, Texas 75254 SECTION 8. GIFT TO PUBLIC SERVANT A. City may, at its sole option and discretion, terminate this Contract immediately if the Developer has offered, conferred or agreed to confer any benefit upon a City employee or official that the City employee or official is prohibited by law from accepting. B. For purposes of this Article, "benefit" means anything reasonably regarded as pecuniary gain or pecuniary advantage, including benefit to any other person in whose welfare the beneficiary has a direct or substantial interest, but does not include a contribution or expenditure made and reported in accordance with law. C. Notwithstanding any other legal remedies, City may require the Developer to remove any employee of the Developer from the Project who has violated the restrictions of this Article or any similar state or federal law, and obtain reimbursement for any expenditures made to the Developer as a result of the improper offer, agreement to confer, or conferring of a benefit to a City employee or official. SECTION 9. APPLICABLE LAWS This Agreement is made subject to the provisions of the Charter and ordinances of City, as amended, and all applicable state and federal laws. SECTION 10. LEGAL CONSTRUCTION In case any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision thereof and this Agreement shall be considered as if such invalid, illegal, or unenforceable provision had never been contained in this Agreement. SECTION 11. COUNTERPARTS This Agreement may be executed in any number of counterparts, each of which shall be deemed an original and constitute one and the same instrument. SECTION 12. CAPTIONS The captions to the various clauses of this Agreement are for informational purposes only and shall not alter the substance of the terms and conditions of this Agreement. SECTION 13. SUCCESSORS AND ASSIGNS The terms and conditions of this Agreement are binding upon the successors and assigns of the parties to this Agreement, and stand as obligations running with the land until satisfied in full, regardless of whether the Property is developed as the Development, or as any other alternative use. SECTION 14. ENTIRE AGREEMENT This Agreement embodies the complete agreement of the parties hereto, superseding all oral or written previous and contemporary agreements between the parties relating to matters contained in this Agreement and, except as otherwise provided in this Agreement, cannot be modified without written agreement of the parties to be attached to and made a part of this Agreement. The exhibits to Denton Ordinance 2007-068 referenced in this Agreement are incorporated herein by reference, and shall remain component parts of this Agreement even in the event that Ordinance 2007-068 is amended, superseded or repealed. The scope of this Agreement is limited to the specific funding obligations of the Developer set forth in Section 1. The parties stipulate that this Agreement does not satisfy any other development obligation under law or City ordinances; particularly, it does not satisfy any applicable impact fee requirements or development exactions to construct required public infrastructure improvements, including those associated with transportation, storm sewer, water, sanitary sewer, or utilities. The parties further stipulate that with respect to the limited scope of this agreement, the funds provided are not disproportionate to the burdens of the development. The parties stipulate that this Agreement does not constitute a permit for development under Chapter 245 of the Texas Local Government Code. EXECUTED this _ day of , 2007, by the City, signing by and through its City Manager, duly authorized to executed same by Resolution No. I approved by the City Council on 2007, and by the Developer, acting through its duly authorized officers. APPROVED AS TO FORM: CITY OF DENTON EDWIN M. SNYDER George C. Campbell City Attorney City Manager BY: BY: City Attorney City Manager ALLEGIANCE HILLVIEW, L.P., a New York limited partnership By: Allegiance Hillview Management, LLC, a Texas limited liability company, its sole general partner By: Charles D. Ames, Manager City Hall City of Denton 215 E. McKinney St. Denton, Texas 76201 www.cityofdenton.com DENTO File #: ID 14 -0840, Version: 1 Legislation Text Agenda Information Sheet SUBJECT Receive a report and hold a discussion regarding the joint meeting of the City Council and Planning and Zoning Commission on December 16, 2014. City of Denton Page 1 of 1 Printed on 12/5/2014 City Hall City of Denton 215 E. McKinney St. Denton, Texas 76201 www.cityofdenton.com DEN'FON Legislation Text File #: , Version: 1 Agenda Information Sheet SUBJECT Under Section 551.042 of the Texas Open Meetings Act, respond to inquiries from the City Council or the public with specific factual information or recitation of policy, or accept a proposal to place the matter on the agenda for an upcoming meeting AND Under Section 551.0415 of the Texas Open Meetings Act, provide reports about items of community interest regarding which no action will be taken, to include: expressions of thanks, congratulations, or condolence; information regarding holiday schedules; an honorary or salutary recognition of a public official, public employee, or other citizen; a reminder about an upcoming event organized or sponsored by the governing body; information regarding a social, ceremonial, or community event organized or sponsored by an entity other than the governing body that was attended or is scheduled to be attended by a member of the governing body or an official or employee of the municipality; or an announcement involving an imminent threat to the public health and safety of people in the municipality that has arisen after the posting of the agenda. City of Denton Page 1 of 1 Printed on 12/5/2014 City Hall City of Denton 215 E. McKinney St. Denton, Texas 76201 www.cityofdenton.com DEN'FON Legislation Text File #: ID 14 -0795, Version: 1 Agenda Information Sheet SUBJECT Consultation with Attorneys - Under Texas Government Code, Section 551.071. 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 vested rights; impacts of federal and state law and regulations; impacts of gas well drilling upon protected uses and vice - versa; moratorium on drilling and production; other concerns about municipal regulatory authority or matters relating to enforcement of the Gas Well Ordinance; settlement matters concerning gas well drilling in the City; surface development issues involving surface and mineral estates; and legal matters associated with a citizen's initiative and pending litigation styled Jerry Patterson, Commissioner, Texas General Land Office v. City of Denton Texas, Cause No. D- 1- GN -14- 004628 currently pending in the 53' District Court of Travis County and Texas Oil and Gas Association v. City of Denton, Cause No. 14- 09833 -431 currently pending in the 431" District Court of Denton County regarding hydraulic fracturing where a public discussion of these legal matters would conflict with the duty of the City's attorneys under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas. City of Denton Page 1 of 1 Printed on 12/5/2014