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Home My WebLink AboutDCA24-0004aORDINANCE NO. DCA24-0004a AN ORDiNANCE OF THE CITY OF DENTON, TEXAS AMENDING THE DENTON DEVELOPMENT CODE; AMENDMENTS INCLUDE BUT ARE NOT LIMITED TO PROVIDING THE USES AND DEVELOPMENT REGULATIONS OF APPENDIX A: RAYZOR RANCH OVERLAY DISTRICT, WHICH IS CURRENTLY “RESERVED” AND REFERENCED IN SECTION 4.8, AND PROviDrNG THAT THE PROPOSED USES AND DEVELOPMENT REGULATIONS ARE BEFNG CONSOLIDATED FROM EXIST[NG OVERLAY ZONING ORDINANCES AND AMENDED ACCORDINGLY, PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF; PROVIDING A SEVERABILITY CLAUSE AND AN EFFECTIVE DATE. (DCA24-0004) WHEREAS, the Rayzor Ranch Overlay District consists of approximately 406 acres located on both sides of US 380 and between IH-35 and Bonnie Brae Street, which is more particularly described and depicted in Exhibit A save and except for those properties described as Lots 1 R2, IR3, 1 R4, and IR5 Block C of the Rayzor Ranch East Addition which are depicted in Exhibit B, both of which are attached hereto and incorporated by reference as if set forth at length herein (the “District”), and which exhibit’s spatial definition constitutes the boundaries of the District (the “District Boundaries”); and WHEREAS, pursuant to Ordinance No. DCA18-0009q, the City Council of the City of Denton adopted the newly revised 2019 Denton Development Code, the (“DDC”), which included a reserved Appendix A as a placeholder for the Rayzor Ranch Overlay District referenced in Section 4.8 of the DDC; and WHEREAS, the Rayzor Ranch Overlay District was first adopted in 2007 via Ordinance 2007-068 to protect and enhance the District with specific development and design standards, which has been amended multiple times in years since, including major updates via Ordinances 2008-018, 2010- 158, and 2016-017, creating a complex regulatory framework governing the land uses, dimensional standards, and design standards for the Rayzor Ranch Overlay District outside of the Denton Development Code; and WHEREAS, the City Council finds that the Rayzor Ranch Overlay District serves a public purpose by permitting the development of a regional shopping center and complementary peripheral development to create a unique, walkable, mixed-use style of development that will set it apart from other shopping centers in the area; and WHEREAS, the City Council, have determined that the consolidation of these past ordinances are in the best interests of the health, safety, morals, and general welfare of the City of Denton, are consistent with Denton 2040 Comprehensive Plan, will protect and enhance the Property; and WHEREAS, the City Council desires to amend the DDC to adopted a consolidated version of these regulations into the DDC as Appendix A; and Page 1 of 5 WHEREAS, on June 26, 2024, the Planning and Zoning Commission, in compliance with the laws of the State of Texas, gave the requisite notices by publication, held due hearings and recommended approval [5-0] of the amendment to the Denton Development Code; and WHEREAS, on July 16, 2024 the City Council likewise conducted a public hearing in accordance with local and state law and the City Council hereby finds that the Code amendments are consistent with the City’s comprehensive plan, and the federal, state, and local law are in the best interests of the City of Denton; NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDA[NS: SECTION 1. The findings and recitations contained in the preamble of this ordinance are incorporated herein by reference and found to be true. SECTION 2. Appendix A of the DDC is amended as set forth in “Exhibit C” which is attached and fully incorporated herein by reference. The following ordinances are hereby repealed and replaced by the standards in the Appendix A of the DDC: City Council Purpose IOrdinance Fate a v F t O a ;tandards for RROD South Campus ubarea 2 (phase 3 1 Rayzomnch sign standards 1008-0 1 8 1008- 135 ovember 4, 008 'ecember 9, 008Fn Layzor Ranch phase 4 overlay standards :008-284 1 :008-3 1 9 ,mendment allowing administrative lpproval of minor site design mendments. .mendments to the architectural, llandscape, and sign standards ,mend Development Standards for IRROD. :009-117 uly 21, 2009 une 15, 2010 m2 :010- 158 ovember I, 011 e m Page 2 of 5 une 17, 2014 IAmendment establishing permitted uses ’or RR-2A and authorizing limited learin a Amend Procedural and Development tandards for RROD. 1014- 193 :016-017 'ctober 1 1, 016 ctober 1 1, 016 'ctober 17, 017 r m ,mendment to the standards for lultifamijy development ,mendment to exhibits B-1, B-4 and E- 1 II to modify subarea boundaries within ISouth Campus. ,mendment to RROD to provide levelopment standards and criteria for esidential development in the [MarketDlace camPus. :stablish Procedural and Development IStandards for RROD South Campus. m2 IOI 7-327 F/18-000 1 b ,ay 21, 2019 18-0026c .pril 6, 2021 ,mend Zoning Map, Concept Plan and ’rocedural and Development. :20-00 1 2c :2 1 -001 8bpril 19, 2022 ,mendment to the RROD landscape plan md development standards for Lot 1 1 of :he Marketplace campus e 022 r lhc number and location of multifamily rnits within the South Campus. SECTION 3. In addition to consolidating the ordinances noted above to create the content of Appendix A, this ordinance includes approval of an update to the Rayzor Ranch Overlay to increase in total allowed multi-family units in the Rayzor Ranch South Campus from 2,000 units to 2,250 units as provided for in Section 4.8.5 South Campus – Development Standards in Exhibit C SECTION 4. Any person, firm, partnership, or corporation violating any provision of this ordinance shall, upon conviction, be deemed guilty of a misdemeanor and shall be punished by a fine in a sum not exceeding $2,000.00 for each offense. Each day that a provision of this ordinance is violated, shall constitute a separate and distinct offense. SECTION 5. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid by any court, such invalidity shall not affect the validity of the provisions or applications, and to this end the provisions of this ordinance are severable. Page 3 of 5 SECTION 6. That an offense committed before the effective date of this ordinance is governed by prior law and the provisions of the Denton Development Code of Ordinances, as amended, in effect when the offense was committed, and the former law is continued in effect for this purpose. SECTiON 7. In compliance with Section 2.09(c) of the Denton Charter, 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, a daily newspaper published in the City of Denton, Texas, within ten (10) days of the date of its passage. =Ti::I"liP#TB:Sh:;'-;"’"""’;":£eLd J=elltd anda„roved’I Aye Nay Abstain Absent Mayor Gerard Hudspeth:/ L/ .'/ J / .// Vicki Byrd, District 1: Brian Beck, District 2:Z Paul Meltzer, District 3 : Joe Holland, District 4: Brandon Chase McGee, At Large Place 5 : Jill Jester, At Large Place 6: ATTEST: LAUREN THODEN, CITY SECRETARY IJcmBY Page 4 of 5 APPROVED AS TO LEGAL FORM: MACK REINWAND, CITY ATTORNEY B Y : + Page 5 of 5 Exhibit BSave and Except Parcels The Rayzor Ranch Overlay District classification is hereby defined with respect to approximately four hundred and six (406) acres of land, legally described in Exhibit “A” save and except for Lots 1R2, 1R3, 1R4, and 1R5 Block C of the Rayzor Ranch East Addition. The Rayzor Ranch Overlay District establishes architectural and landscape design as development standards to effectuate the purpose of the district. The City rules and regulations, including but not limited to the other sections of the Denton Development Code, as amended, are applicable to the development of property in the Rayzor Ranch Overlay District, except as otherwise provided by this District and further restricted or excepted herein. The purpose of establishing the Rayzor Ranch Overlay District is to: Ensure compatibility of new construction with the existing scale and characteristics of surrounding properties; and Protect and enhance specific land features which have characteristics distinct from lands and structures outside this Special Purpose District; and; 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. EXHIBIT C Site Plans are each The Rayzor Ranch Overlay District shall be divided into two (2) major divisions, separated generally by US 380 (University Drive): The Rayzor Ranch Marketplace; and the Rayzor Ranch South Campus. Subdistricts are listed and explained further below and in Exhibit B-1. Razor Ranch Subdistricts Sub Districts Abbreviated Designation Marketplace Rayzor Ranch Marketplace – 1 RRM-1 Rayzor Ranch Marketplace – 2 RRM-2 Residential – 1 R-1 Residential – 2 R-2 South Campus Town Center TC South Commercial District SCD South Mixed-Use District - 1 SMUD-1 South Mixed-Use District - 2 SMUD-2 DME Substation DME Cooks Children’s Hospital CC Drill Pad Drill Pad Additional uses accommodated with SMUD-2 include the DME Substation property, which is intended to accommodate a utility substation, and the Drill Pad property, which is intended to accommodate gas well development. The Drill Pad property is governed by regulations found in Section 4.8.16 and further restricted by Specific Use Permit (SUP) No. S09-0006, Ord. No. 2009-257. R-1 Dimensional Standards Dimensional Standards Lot Dimensions (Minimum) A Minimum Lot area (square feet)3,500 B Minimum Lot width 30 feet C Minimum Lot depth 80 feet Setbacks D Minimum Front yard 10 feet E Minimum Side yard 6 feet F Minimum side yard adjacent to a street 10 feet G Minimum Rear yard 10 feet Subdivisions of more than 2 acres (in lieu of minimum lot size and dimension requirements) H Maximum density, dwelling units per acre 12 I Minimum side yard for non-attached buildings 10 feet Other Standards J Maximum lot coverage 60% K Minimum landscaped area 40% L Maximum building height 40 feet M Minimum side yard setback when abutting a single-family use district 15 feet plus 1 foot for each foot of building height above 20 feet R-2 Dimensional Standards Dimensional Standards Lot Dimensions (Minimum) A Minimum Lot area (square feet)10,000 B Minimum Lot width 60 feet C Minimum Lot depth 80 feet Setbacks D Minimum Front yard 15 feet+ E Minimum Side yard 6 feet F Minimum side yard adjacent to a street 10 feet G Minimum Rear yard 10 feet Subdivisions of mor than 2 acres (in lieu of minimum lot size and dimension requirements) H Maximum density, dwelling units per acre 3.5 I Minimum side yard for non-attached buildings 6 feet Other Standards J Maximum lot coverage 50% K Minimum landscaped area 50% L Maximum building height 40 feet M Minimum side yard setback when abutting a single-family use district 10 feet plus 1 foot for each foot of building height above 20 feet + For infill lots, the front setback shall be an average of the adjacent lots. RRM-1 & RRM-2 Dimensional Standards Dimensional Standards Lot Dimensions (Minimum) A Minimum Lot area (square feet)None B Minimum Lot width None C Minimum Lot depth None Setbacks D Minimum Front yard None E Minimum Side yard None F Minimum side yard adjacent to a street None G Minimum Rear yard None Other Standards H Minimum residential unit size (square feet) 500 I Maximum FAR 3.0 J Maximum density, dwelling units per acre 100 K Maximum lot coverage 90% L Minimum landscaped area 10% M Maximum building height 100 feet N Minimum side yard setback when abutting a single-family use district 30 feet plus 1 foot for each foot of building height above 30 feet Town Center Dimensional Standards Dimensional Standards Lot Dimensions (Minimum) A Minimum Lot area (square feet)None B Minimum Lot width None C Minimum Lot depth None Setbacks D Minimum Front yard None E Minimum Side yard None F Minimum side yard adjacent to a street None G Minimum Rear yard None Other Standards H Minimum residential unit size (square feet) 500 I Maximum FAR 4.0 J Maximum density, dwelling units per acre 100 K Maximum lot coverage 90% L Minimum landscaped area 10% Minimum tree canopy coverage at maturity 25% M Maximum building height 100 feet above grade, except for hotels and office uses which shall not exceed two hundred (200) feet in height above grade. + N Minimum side yard setback when abutting a single-family use district 30 feet plus 1 foot for each foot of building height above 20 feet. ++ + No structure shall exceed a maximum height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. ++ A residential proximity slope shall be present between new development within the Rayzor Ranch South Campus and an existing single-family use outside of the District and east of Bonnie Brae Street. A 35-degree residential proximity slope angle is measured from a point forty (40) feet above grade at the minimum setback line. South Commercial District Dimensional Standards Dimensional Standards Lot Dimensions (Minimum) A Minimum Lot area (square feet)None B Minimum Lot width None C Minimum Lot depth None Setbacks D Minimum Front yard None E Minimum Side yard None F Minimum side yard adjacent to a street None G Minimum Rear yard None Other Standards H Maximum FAR 4.0 I Maximum lot coverage 90% J Minimum landscaped area 10% K Minimum tree canopy coverage at maturity 25% L Maximum building height 100 feet above grade, except for hotels and office uses which shall not exceed two hundred (200) feet in height above grade. + M Minimum side yard setback when abutting a single-family use district 30 feet plus 1 foot for each foot of building height above 20 feet. ++ + No structure shall exceed a maximum height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. ++ A residential proximity slope shall be present between new development within the Rayzor Ranch South Campus and an existing single-family use outside of the District. A 35-degree residential proximity slope angle is measured from a point forty (40) feet above grade at the minimum setback line. South Mixed Use District – 1 Dimensional Standards Dimensional Standards Lot Dimensions (Minimum) A Minimum Lot area (square feet)None B Minimum Lot width None C Minimum Lot depth None Setbacks D Minimum Front yard None E Minimum Side yard None F Minimum side yard adjacent to a street None G Minimum Rear yard None Other Standards I Maximum FAR 4.0 K Maximum lot coverage 90% (80% for Single-Family Detached Residential) L Minimum landscaped area 10% (20% for Single-Family Detached Residential) M Minimum tree canopy coverage at maturity See Exhibits C-2A, C-2B, C-3, and D-2 N Maximum building height 65 feet above grade for single family and townhouse, 100’ for all others except for hotels and office uses which shall not exceed two hundred (200) feet in height above grade. + O Minimum side yard setback when abutting a single-family use district 30 feet plus 1 foot for each foot of building height above 30 feet. ++ + No structure shall exceed a maximum height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. ++ A residential proximity slope shall be present between new development within the Rayzor Ranch South Campus and an existing single-family use outside of the District. A 35-degree residential proximity slope angle is measured from a point forty (40) feet above grade at the minimum setback line. South Mixed Use District – 2 Dimensional Standards Dimensional Standards Lot Dimensions (Minimum) A Minimum Lot area (square feet)2,500 B Minimum Lot width 20 C Minimum Lot depth 50 Setbacks D Minimum Front yard None E Minimum Side yard 6 feet+ F Minimum side yard adjacent to a street None G Minimum Rear yard None Subdivisions of mor than 2 acres (in lieu of minimum lot size and dimension requirements) Maximum density, dwelling units per acre 30 Minimum side yard setback for non- attached buildings 12 feet Other Standards I Maximum FAR 4.0 K Maximum lot coverage 90%(80% for Single-Family Detached Residential) L Minimum landscaped area 10%(20% for Single-Family Detached Residential) M Minimum tree canopy coverage at maturity See Exhibits C-2A, C-2B, C-3, and D-2 N Maximum building height 65 feet above grade for single family and townhouse, 100’ for all others except for hotels and office uses which shall not exceed two hundred (200) feet in height above grade. ++ O Minimum side yard setback when abutting a single-family use district 20 feet plus 1 foot for each foot of building height above 20 feet. +++ + Where there is a conflict between setbacks specified in Exhibit C-2B and those listed here, setbacks specified in Exhibit C-2B shall prevail. ++No structure shall exceed a maximum height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. +++A residential proximity slope shall be present between new development within the Rayzor Ranch South Campus and an existing single-family use outside of the District. A 35-degree residential proximity slope angle is measured from a point forty (40) feet above grade at the minimum setback line. This section identifies the uses permitted, by right or with approval of a specific use permit, in the various subdistricts of Rayzor Ranch Overlay District and establishes the standards and limitations (where noted). If a use is not listed in the table below the use is not permitted anywhere within the Rayzor Ranch Overlay District. Sexually-oriented businesses are prohibited throughout the Rayzor Ranch Overlay District. The table of allowed uses follows the abbreviations defined in section 5.2.1 of the Denton Development Code. Within the SMUD-1 and SMUD-2 subdistricts certain parcels have restricted uses, as shown on Exhibit B- 1. All other parcels within the SMUD-1 and SMUD-2 subdistricts are permitted any of the land uses shown below under the general (“Gen.”) columns. Table of Allowed Uses P = permitted S = specific use permit required Blank cell = use prohibited + = use-specific standards apply Marketplace South Campus Use Specific Standards RRM -2 RRM -1 R-1 R-2 TC SCD SMUD-1 SMUD-2 Gen. P Gen. BH/ MF/ O/SF SF O/SF Residential Uses Big Houses P P P P Community Home P P P P P Dwelling, Single- Family P P P P P P P Dwelling, Attached Single- Family P P P P P P Dwelling, Multifamily P P P P Dwelling, Townhouse Style P P P Elderly Housing P P P Group home S S S S S Accessory Garages P P Accessory Storage P P Public, Institutional, Religious and Civic Uses Community Service P+ P+ P+ P+ P+ 4.8.7.A Helipad as an accessory to a hospital S S S Hospital Services P P P P P Medical Clinic P P P P P Medical Offices P P P P P P P Parks and Open Space P P P P P P P P P P Commercial Uses Amenity Center P P Building Materials and Supply Store P+ 4.8.7.B Convention Center P P P P Drive-through use P P P P/S+ P/S+ 4.8.7.C Garden Center accessory to P+ 4.8.7.D retail or home improvement Hotel P P P P Indoor Recreation Facility P P P P P Major Event Entertainment P S S S Major Event Entertainment – Movie Theaters P P P P Parking lot as a principal use P Retail Sales P P P P P P Restaurants P P P P P P Outdoor Recreation Facility P+ P 4.8.7.E Professional services and offices P P P P P P P P Quick Vehicle Servicing P P P/S+ P/S+ 4.8.7.F Wholesale Sales P Public and Semi-Public Utility Uses Basic Utilities S S S S S Storm Water Control and/or Detention P+ P P P P P 4.8.7.G 4.8.7.H Storm Water Quality Areas P P P P P Water Quality Feature P+ 4.8.7.G 4.8.7.H The following regulations shall apply within the Rayzor Ranch Overlay District. . . OFF-STREET PARKING Single-Family 2 spaces per unit Multi-Family 1 bedroom, or less than 500 sq. ft. 1 space/unit 1 bedroom, or greater than 500 sq. ft. 1.5 spaces/unit 2 bedroom 1.75 spaces/unit 3 bedroom 2 spaces/unit 4 bedroom or more 1 space/bedroom Retirement Housing 1 space/unit Commercial Hotels/motels 1 space/guest room + 1 space/owner of manager Office (general)1 space/450 sf Office(medical) 1 space/200 sf Retail (general)1 space/300 sf Retail (furniture and appliances)1 space/750 sf Retail (nurseries)1 space per 1,000 sf for the first 10,000 sf of gross land area plus 1 space per 5,000 sf for the excess over 10,000 sf gross land area plus 1 per 2 employees Restaurant/Bars 1 space/100 sf Indoor Recreation Bowling Alleys 3 spaces per alley + additional spaces for auxiliary activities Skating Rink 1 space per 350 sq ft of building area Theaters/Auditorium/stadiums/ gymnasiums/and similar uses 1 space per 4 seats Institutional Hospital 2 spaces per patient bed The use of bicycles as an alternative transportation method should be encouraged by the provision of bicycle parking spaces. The following standards are intended to serve as guidelines and are not a requirement for the approval of any development application. All street improvements shall comply with the street design specifications, as contained in the Transportation Criteria Manual and Section 7.8 of the Denton Development Code. The Transportation Criteria Manual is adopted by reference and included in this Appendix the same as if set out at length in this section. Gas well development is permitted only within the area designated as the “Drill Pad” on Exhibit B-1, with Specific Use Permit approval required from City Council prior to issuance of a gas well plat and drilling site plan. All gas well development will be subject to the requirements in Subchapter 6 of the Denton Development Code, and as further restricted by Ordinance 2009-257, to prevent imminent destruction of property or injury to persons and to make these activities conform to this regulation. One or more Property Owner Associations (POA) shall be established for the maintenance of all common property not fully dedicated for public use. Documents establishing the POA must be submitted and approved as a required component of the final plat application, providing for the maintenance, repair, replacement and liability obligations of the POA for private roads, alleys, gates, fences, street lighting, drainage and or other held facilities and/or common areas, appurtenances, associated ancillary items and improvements. The following definitions shall apply to the Rayzor Ranch Overlay District, any uses not defined here will follow the definition in Section 9 of the Denton Development code. Where there is a conflict between a definition in this Appendix and Section 9 of the Denton Development Code the definition in this Appendix will take precedence. Exhibit A A-1 Metes and Bounds Description of Rayzor Ranch Overlay District North A-2 Metes and Bounds Description of Rayzor Ranch Overlay District North Exhibit B – Concept Plan B-1 Concept/Schematic Plan B-2 Density Zone Plan B-3 Detailed Use and Architectural Control Map B-4 Site Plan: Marketplace/DME/Cooks Childrens Exhibit C – Architectural Standards C Marketplace Architectural Standards C-1 South Commercial District (SCD) and Town Center (TC) Architectural Standards C-2 South Mixed-Use District -1 (SMUD-1) and South Mixed-Use District -2 (SMUD-2) Architectural Standards C-2A South Mixed-Use District -1 (SMUD-1) and South Mixed-Use District -2 (SMUD-2) Multi-Family Architectural Standards (East of Heritage Trail) C-2B South Mixed-Use District -1 (SMUD-1) and South Mixed-Use District -2 (SMUD-2) Single-Family Architectural Standards C-2C Lot 1, Block 4 of Rayzor Ranch South Architectural Standards C-3 South Mixed-Use District 1 (SMUD-1) Multi-Family Architectural Standards (West of Heritage Trail) C-4 Rayzor Ranch Marketplace Single-Family Architectural Standards Exhibit D – Landscape Standards D Rayzor Ranch Marketplace-1 (RRM-1) and Rayzor Ranch Marketplace-2 (RMM-2) Landscape Guidelines D-1 South Commercial District (SCD) and Town Center Landscape Standards D-2 South Mixed-Use District-1 and South Mixed Use District-2 Landscape Standards D-2a Lot 1, Block 4 of Rayzor Ranch South, Architectural Standards Exhibit E – Sign Standards E Marketplace Sign District E-1 South Commercial District (SCD) and Town Center (TC) Sign District E-2 South Mixed-Use District-1 (SMUD-1) and South Mixed-Use District-2 (SMUD-2) Sign District E-2a Lot 1, Block 4 of Rayzor Ranch South, Signage Standards Exhibit F – Rayzor Ranch Overlay District Water Quality Protection Plan Requirements and Drainage Map Exhibit G – Trade Dress Criteria Save and Except Parcels 4 -- "&& $$% && & *]We<jJ9<WnJ/O5tJO9JWCjJWnF<.]yW&<Wn<e.&/W9-]tnF &]UU<e6J/O(JjneJ6n-&(6]OO<6nJx<Oe<?<ee<9n]/jnF<,,.&JW nFJj9]6tU<WnjF/OO6]U`OyJnFnF<?]OO]yJWC`O/WWJWC/W99<jJCW jn/W9/e9j $$&&$&# .F<,,.&KkKWm<W9<9n]4<0tWKct<jF^``JYD<|`<eJ<Y6<zKnF /yK9</ed/]?e<m/KO]`mK]WjKW7Pt9JWCO/eD<de<CJ]Y1Oe<m/KO<ej 9<`/iR<Wmjm]e<k@/jFK]W<O<6me]YK7jF/d9/W:j]BE]]9j 4]]Njn]e<kd<lm/te/Wmj2W9=Wm<i0KWR<Wmtj<j .F<`d]M<6m kG]tO:5<tWJct<n]mG<(<Wm]W/d<//W;7]S`PKR<Wn0gm] juee]vW9JWCO/W:tj<k ! 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' 'yD5?ETMn5D>Gryu5yb]qMDO4cctyrT>D4hToThi5Dy5ME rGrnDGrr;5n?cDrGXccjTn5Urn ) (yD4>DUNo4D>Hr|wD?DyU4nDO4cdtyrT?D5iTnTjh 4Dy4MDrGrnDO4cGHrr;5n>dDrIUech]n4\rn + /TMOk4nrjD4yDhryDO4nrnD S5cGGrr<4n?cDrG TcchTn5Trn5uyrtDycXnFDDyn4cr05ry05n;Rry5XnDyn5c u~ruDcTnDODyD4>_5<DoryDT>DoU4c APPENDIX 1 Example Material Applications June 9, 2010 Page RAYZOR RANCH ARCHITECTURAL GUIDELINES MaterialColors: The below listed materials represent the Architectural color palette for Rayzor Ranch. Colors will remain within the specified color palette. Neutral: Benjamin Moore 1100 Benjamin Moore 1067 Benjamin Moore HC-172 Benjamin Moore HC-169 Benjamin Moore OC-5 Benjamin Moore HC-105 Benjamin Moore AC-28 ICI A1825 ICI A1838 ICI A1866 Sherwin Williams SW6136 Pittsburgh Paints 510-2 GrayTone: Benjamin Moore 1603 Benjamin Moore AC-27 ICI A2013 ICI A2007 ICI A2015 ICI A2014 Tnemec 03MT Tnemec 03MT June 9, 2010 RAYZOR RANCH ARCHITECTURAL GUIDELINES EarthTone: Benjamin Moore 1267 Benjamin Moore 1239 Benjamin Moore 1225 Benjamin Moore HC-100 Benjamin Moore 1040 Benjamin Moore HC-68 Benjamin Moore HC-71 ICI A1827 Sherwin Williams SW6062 Sherwin Williams SW6335 Sherwin Williams SW6041 Sherwin Williams SW6158 Sherwin Williams SW0009 Sherwin Williams SW6117 Sherwin Williams SW2831 Pittsburgh Paints 417-5 Pittsburgh Paints 325-6 Pittsburgh Paints 315-5 June 9, 2010 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 1 Example Material Applications Additional Colors and Materials for Town Center only June 9, 2010 Until amended by City Council, the 7&DQG6&'ZLOOXVHWKH 0DWHULDO$SSOLFDWLRQVVHWIRUWKDERYH$GGLWLRQDOPDWHULDOV DQGRUFRORUVPD\EHDGGHGDWDODWHUGDWH RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 2 Example Canopy and Shading Applications June 9, 2010 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 3 Example Amenities June 9, 2010 RAYZOR RANCH ARCHITECTURAL GUIDELINES June 9, 2010 APPENDIX 4 Example Architectural Imagery November 17, 2020 Page 1 Exhibit C-2 RAYZOR RANCH ARCHITECTURAL STANDARDS SOUTH MIXED-USE DISTRICT 6287+0,;('86(',675,&7 $Architecture and Planning Non-residential buildings (all uses except multifamily and single family) in the South Mixed-Use District608'DQG6RXWK0L[HG8VH'LVWULFW608'shall comply with thefollowing planning and design standards. %Orientation / Site Design The608'DQG608'VXEGLVWULFWVDUHintended to incorporate a widearrayof commercial andmixed-use options including retail, personal service, restaurants,entertainment, hospitality, assisted living/memory care, office, heathcare, commercial, amongother uses. The project should be complimentary to surrounding land-uses. Parking areas must be paved with concrete, concrete pavers or brick pavers and curbed and guttered with concrete. Access drives must be paved, curbed and guttered with concrete in accordance with the development standards promulgated by the City. Parking areas must meet Parking Standards detailed in of this Ordinance to accommodate all parking needs for employees, company vehicles, residents, invitees and visitors. If parking needs increase on any building site, additional parking must be provided by the Owner of such building site. Bicycle racks shall be included in each Development at a rate of 1 rack per 50 parking spaces. Internal parking lot landscape islands are required in accordance with Diagram 1. Pedestrian Connectivity: DSidewalks shall be provided to promote pedestrian connectivity within each project site. ESidewalk connection shall be provided from the primary entrances of all buildings to public sidewalk on any front facing adjacent street. Directional and wayfinding signage shall provide assistance for pedestrians and vehicles. &Screening Loading docks, trash containers, storage areas and ground mounted mechanical equipment shall be screened from public streets and residential uses or zones by evergreen shrubbery, trees, masonry screenwall, or a combination thereof. If screening mechanical equipment, the landscape material must be a minimum of 1 foot taller than the item they are to screen at timeof planting and must comply with the planting standards set forth. Storage areas, trucks based on the premises, trash containers, and maintenance facilities,shall either be housed in closed buildings or otherwise screened from view from public accessways, public areas, and adjacent residential properties. Service, loading, and storage areasshall be screened from view by walls, berms or a combination thereof, constructed a minimum1 foot above all service equipment. Trash and recycling containers shall be screened frompublicview on three sides with a solid fence or wall to a minimum 1 foot above container (minimum 7’). Walls to be faced with brick, stone, or burnished CMU. Gates to beconstructed of metal frame and metal facia to match the building material. Rayzor Ranch Architectural Standards South Mixed-Use Page 2 3. Trash collection and compaction may not occur within 100’ of a single-family detached residence located outside of Rayzor Ranch. 4. Mechanical equipment – ground mounted – may not be placed at an area or wall that faces single family residential that is located within 100’ of a single-family detached residence located outside of Rayzor Ranch. Ground-mounted equipment shall not be located between the front building wall and the street. 5.All roof mounted mechanical equipment shall be fully screened from public view on the site or public pedestrian spaces, at a minimum height equal to the height of the roof mounted equipment. Acceptable methods for screening roof mounted equipment shall include parapet elements, louvers, or ridges of sloped roof forms. The color and finish of the screening shall comply with the color palette used for the building, and be complimentary to the building architecture. D. Building Design and Materials 1. Buildings are to have architectural theming, including common design elements and materials within each development. 2. Window glass may not be flush with exterior walls or, if flush, shall have a surround of wood/metal frame or wall trim material. 3. Buildings shall be designed to enhance the community character and have features that provide visual interest. Large, blank facades and wall surfaces shall not be permitted. Windows and/or storefronts should be included in wall planes wherever feasible. The building facades should be broken up and softened when feasible through overhangs and colonnades, trellis, architectural detailing or landscaping. 4a. Building walls greater than 100’ in length shall have vertical and horizontal façade articulation or other distinctive changes in the building façade, such as material changes, color or textural changes, projections or recesses greater than 16”, canopies, porticos, and sunshades at intervals of 100’ maximum. 4b. All buildings shall have some portion of parapet level changes or sculptural roof form through sloped roofs, mansards, etc. 5. All sides of buildings visible from the streets, or internal customer parking areas of the site, DUHHQFRXUDJHGWRbe constructed of masonry, including brick and native stone veneers, decorative block,Architectural finish concrete, stucco (EIFS), or other high quality material customarily used forthis building style. Windows, doors and related trim are not included in this requirement. 5a. For all facades that face a public street, a minimum of 60% of the total net exterior wall area of each building elevation, excluding gables, windows, doors and related trim,DUHHQFRXUDJHGWRbe clay fired brick or native/natural stone. 5b. For all other facades that do not face a public street, a minimum of 40% of total net exterior wall area of each building elevation, excluding gables, windows, doors and related trim,LVHQFRXUDJHGWRbe clay fired brick or native/natural stone. 5c.3UHIHUUHGmaterials include: a. Native Texas quarried natural stone or limestone of varying colors, sizes and textures. b. Masonry, including burnished and architectural finish face CMU and brick. c. Concrete – Architectural finish. Texture coated or textured and colored. d. Porcelain Tile. Rayzor Ranch Architectural Standards South Mixed-Use Page 3 e. Glass. f. Galvanized metal panels or prefinished architectural metal panels of gray tone, neutral or earthtone color (maximum 20%). g. Architectural cementitious panels in a warm, neutral/earthtone or gray tone color and “wood look” panels (maximum 40%). h. EIFS or stucco in a warm, neutral/earthtone or gray tone color. i. Natural metals such as, but not limited to, zinc and copper. j. Natural wood, stained or painted (maximum 15%). k. Roofing tile, metal roofing shingles and panels, slate, and minimum “40 year dimensional shadow type” composite shingles. l. Accent colors should be used in a limited manner to contrast the more subtle “natural” palette. Glass and Storefronts. Glass may be used to allow visual access into interior spaces, or for display purposes. Buildings may not incorporate glass for more than 70% of the wall plane. Stone. Native stone and stone veneers DUHHQFRXUDJHGWRbe incorporated wherepractical as the commonand unifying architectural material. Metal Roofs. Metal roofs are permitted provided that they are pre-finished standing metal seam, batten seam or metal shingles, in natural earth-tone colors. E. Outdoor Display and Pick-up 1.Exterior sidewalk displays and cart storage. Areas for customer loading or merchandise display and cart storage is allowed, but such areas shall be clearly delineated and shall not be located in front of any customer entrances, exit door(s), or within 15’ on either side of the door(s). 2.Pickup and Delivery. Pickup, delivery, loading and unloading of merchandise, equipment or other items may not occur within 100’ of single-family detached residential property located outside of Rayzor Ranch. Loading areas must be located to the side or rear of the building unless the loading area is completely screened from the street by landscaping or walls that are architecturally compatible with the building. Pavement may be located within 100’ of residential property. F. Accessory Use 1. All accessory uses shall be architecturally compatible with the main structure by sharing color, materials, architectural design, roof pitch elements or some other architectural feature. G. Drive-Through Requirements 1. Drive-through uses shall provide sufficient stacking area to ensure that public rights-of-way are not obstructed. Fast food restaurants with drive-through facilities shall provide a minimum stacking distance of 160’ unless the building owner or tenant can substantiate that a lesser requirement is appropriate based on a national standard or case studies of other facilities operated by that owner or tenant. Other drive-through facilities shall provide a minimum stacking distance of 100’. 2. Drive-through canopies must be built as an integral architectural element of the structure. The supporting structure shall include at least 1 of the following architectural features: a. Native Texas stone, limestone, or brick on the supporting structure columns or building facade. b. A sloped metal roof. Rayzor Ranch Architectural Standards South Mixed-Use Page 4 The materials are to be the same as those used in the primary structure. Drive-through structures and facilities physically separated from the primary structure must be architecturally compatible with the primary structure. Drive-through uses must be located to the rear or side of the structure, and buffered on the rear and side lot lines as required in Denton Development Code Section&. Aportion of the buffer between sites can be provided on adjacent lots. +Light and Glare Performance Requirements A comprehensive lighting plan shall be utilized for public safety in parking areas, illumination of building areas and pedestrian scale lighting along walkways and foot paths, intersections, and gathering places. All lighting within the Development shall meet the following standards DAreas designated for parking use shall provide a minimum average of one foot candle of illumination. EAreas designated for pedestrian use shall provide a minimum average of one-half foot candle of illumination. FLight may not measure more than 1/4 foot-candle of illumination at property lines external to Rayzor Ranch or at internal property lines where adjacent to residential. GUse of ground mounted or pedestrian level accent lighting is encouraged. HLights shall be shielded to prevent upward diffusion (full cut off). Up-lighting or sideward diffused lighting to highlight building features is permitted at 2500 lumens or less per fixture on building elevations that are not facing an adjacent property with single family residential use or district OR, are in excess of 100’ from a single family residential use or district outside of Rayzor Ranch. ILighting to be LED, 4000 degree Kelvin for parking and roadway lighting, 3000 degree Kelvin for pedestrian level accent lighting – 14’ or lower. Updated: 04/09/19 Page 1 EXHIBIT C-2A RAYZOR RANCH SOUTH MIXED-USE DISTRICTDQG5$<=255$1&+6287+0,;(' 86(',675,&7 MULTI-FAMILY RESIDENTIAL GUIDELINES The following provisions apply to all Multi-Family Tracts and Lots located east of Heritage Trail, within Rayzor Ranch South Mixed-Use 'LVWULFW608' DQG 5D\]RU 5DQFK 6RXWK 0L[HG8VH 'LVWULFW608'The Standards apply to Multi-Family and Age Restricted Multi-Family 5HVLGHQWV5HVWULFWHGWR \HDUVDQGROGHU A. Site Design & Orientation 1. Buildings shall be located within 20 feet of the property line for at least 50% of the total frontage along all public streets. Up to an additional 10 feet from the property line may be granted to this 20 feet restriction for 25% of the total frontage; to reasonably accommodateenhanced sidewalks, street trees, landscaping, or other requirements that would otherwise be limited due to easements or other encumbrances. This provision does not establish a maximum setback for the remaining 50% of the building. 2. Parking is not permitted between front facades of buildings and the R.O.W. property line. On street parking is permitted. 3. All buildings abutting an existing single-family use outside of Rayzor Ranch Overlay District shall comply with the Residential Proximity Slope. No part of any building may extend beyondthe Residential Proximity Slope. a. Residential Proximity Slope is represented by two planes projected upward and outwardfrom a specific property or site, as defined by the text and diagrams below: 1) The first plane is a vertical plane extending through the boundary line of a specific property or site at the building setback line up to a height of 45 feet.2) The second plane extends upwards and towards the restricted building at a slope of 35 degrees from horizontal, from its intersection with the top of the first plane. 3) The horizontal distances used to calculate the height restrictions imposed by theresidential proximity slope may be determined by using the lot, block, and right- of- way dimensions. Figure 1 Updated: 04/09/19 Page 2 Figure 2 4. Buildings shall front on public streets and/or a private street system and may have secondary frontages onto parking lots. 5. Buildings shall be directly accessed from the street and the sidewalk with a minimum of one ground floor pedestrian entrance per building oriented toward the street or sidewalk. a. 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 or private streets within the Rayzor Ranch District. b.“Tuck under” or extended garages may occupy no more than 45% of the total building frontage. This measurement does not apply to garages facing an alley, courtyard, or parking field entrance. Any garage may not extend beyond the building front. Garages that are at least 30 feet behind the building front may exceed the 45% frontage minimum. Garages shall not be located along the portion of the building that fronts the public or private street. B. Architectural Standards 1. Building frontages greater than 100 feet in length shall have recesses, projections, windows, arcades or other distinctive features to interrupt the length of building façade. Elements including, but not limited to, balconies, setbacks, and recesses or projections greater than 16 inches may be used to articulate individual units or collections of units. 2. Uninhabitable building features, outdoor patios (covered or uncovered), and architectural building feature elements (fountains, towers, awnings, trellis, outdoor gazebos for multi- family, or similar) may encroach upon the front setback or side setback (by as much as 10 feet). 3. Un-enclosed stairwells shall not be located on the exterior of any buildings. Stoops are permitted for the entrance to ground level units directly accessible from the sidewalk. 4. Use of false door or window openings shall be defined by frames, sills, and lintels. Updated: 04/09/19 Page 3 All building façades shall include no less than 3 of the elements listed below. Elements shall occur at intervals of no more than 100 feet horizontally or 20 feet vertically. Vertical architectural design features, such as towers, are not required to comply with the 20 feet vertical requirement. DColor change. ETexture change. FMaterial change. GMedallions / accent pieces. HDecorative light fixtures. Roofs: DIf pitched roof forms (gable, hip, shed) with overhanging eaves are used, they shall be between 4 inches of vertical rise to 12 inches of horizontal run, and 12 inches of vertical rise to 12 inches of horizontal run. EMetal standing seam roofing allowed. FAsphalt roofing shingles shall be dimensional (shadow line) type and at least a “40 year” shingle. GClay tile, concrete tile, and slate are permitted materials. HDistinctively shaped roof forms, detailed parapets, parapet steps, or exaggerated cornice lines should be incorporated into rooflines along building façades greater than 75 feet in length. IFlat roofs are permitted and must have parapets as required to screen any roof top equipment (equal to height of equipment). Walls adjoining flat roofs must contain a distinctive finish at the top of the wall such as a cornice, banding, large coping, or other architectural termination. JAll sloped roofing areas shall include gutters and downspouts except for small roof areas such as, but not limited to, roofs over bay windows, awnings, and canopies. Materials and Colors: DFor all facades that face a public or private street, windows and doors shall comprise at least 20% of the wall area. All other facades may be reduced to 10%, or may provide one window or door per sleeping area (as defined by the Building Code), whichever method provides for the greater coverage of windows and doors. Shutters, trims, or falsewindows, shall not count toward the minimum requirement. EFor all facades that face a public or private street, a minimum of 60% of the total net exterior wall area of each building elevation, excluding gables, windows, doors andrelated trim,DUHHQFRXUDJHGWRbe clay fired brick or native/natural stone. The balance of the40% netexterior wall LVHQFRXUDJHGWRbe comprised of at least 2 of the followingmaterials Stucco EIFS. When used, EIFS shall be a minimum of 8 feet above grade/walkway. Prefinished metal panels and siding materials with a dimensional shape (depth of approximately 1 inch or greater). All materials must have a factory finish with a 20 year warranty. Cement fiber siding such as Nichiha. All siding members must be individual boardsor panels. (Soffits may utilize sheet materials of approximately 4’ x 8’) Cast stone. FFor all other facades that do not face a public or private street, a minimum of 40% of total net exterior wall area of each building elevation, excluding gables, windows, doors and related trim, LVHQFRXUDJHGWRbe clay fired brick or native/natural stone. The balanceof the 60% netexterior wall LVHQFRXUDJHGWRbe comprised of at least 2 of thefollowing materials. Stucco EIFS. When used, EIFS shall be a minimum of 8 feet above grade/walkway. Updated: 04/09/19 Page 4 3) Prefinished metal panels and siding materials with a dimensional shape (depth of approximately 1 inch or greater). All materials must have a factory finish with a 20 year warranty. 4) Cement fiber siding such as Nichiha. All siding members must be individual boards or panels. (Soffits may utilize sheet materials of approximately 4’ x 8’) 5) Cast stone. G,WLVSUHIHUUHGWKDWQRindividual building material, with the exception of clay firedbrick or native/naturalstonecomprise more than 50% of the net exterior wall areaof each buildingelevation. HAll buildings within a particular project shall be constructed of building materials from a similar color and material palette. This is not intended to require similar materials with adjacent properties within Rayzor Ranch. General color palette shallbe of earth tones,gray tones, and neutral colors with other accent colors permitted upto a maximum of10% of each façade. IWindows may be residential type vinyl, aluminum, fiberglass, or wood with insulated glass. Storefront glazing systems are also permitted. Window surrounds (trim) are required in all walls other than brick or stone. 8. Public entrances to buildings shall be clearly defined and highly visible including features such as, canopies, porticos, awnings, peaked roof features, towers, or similar architectural forms and details. &Accessory Structures Accessory structures (including parking structures, detached garages, and storage units)shall complement the main building architecture and use the same materials and colorpalette. Accessory structures visible from a public or private street or a residential use or district are subject to the same masonry and roofing material requirements as the main buildings but are not subject to the other building design standards. Garage doors shall be metal or metalfaced with wood. &,Landscaping Street Trees shall be provided along all public and private streets consistent with the requirements in Subchapter of the Denton Development Code. All parking lots and areas for vehicle maneuvering or loading must be screened from view from public and private streets by a 10-foot landscape screening buffer. The 10-foot buffer is the area located between the right-of-way and the parking lot. Utility easements are allowedto count towards part of the 10-foot wide right-of-way landscape screening buffer subject to required separation from utilities. The landscape screening buffer shall contain the following items. DOne large tree for every 40 feet or three small accent trees for every 30 feet. If smalltrees are used, they shall be clustered as appropriate. ELandscape plantings containing at least one of the following: Xeriscaping landscaping may be planted within the landscape area and shall require water irrigation for a period of 3 years for landscaping to be established. After 3 years, no irrigation is required. A minimum 3 foot high, when mature, continuous row of evergreen shrubs. The shrubs may be grouped and not planted in a continuous row provided that theshrubs overlap to form a continuous buffer. A minimum 3 foot high continuous wall made of any combination of wrought iron, Updated: 04/09/19 Page 5 stone, brick, or masonry. If wrought iron is used, vines shall be grown on the wrought iron to help screen the parking lot. 4) A grass or landscaped berm, 3 feet high above the parking pavement surface. 3. A minimum of 7% of the total parking area shall be landscaped. 4. A minimum of 5% of the total parking area shall be covered by tree canopy at maturity. 5. Landscape islands shall be evenly distributed throughout the parking areas at a maximum average spacing of 12 spaces. All landscape islands and endcaps shall be landscaped with sod or groundcover and include one large tree. 6. A 10 foot landscape buffer is required along the entire property line abutting a single-family use or district. The buffer shall include a combination of 6 evergreen and deciduous trees and 25 shrubs per 100 linear feet. 7. A minimum of 20% tree canopy at maturity is required. For the high density Multi-Family lot, trees may be planted in Civic Land or Park Land on the South Campus and the tree canopy be used as mitigation towards up to one-half of the canopy requirement. 8. See Appendix A for Plant List and Appendix B for Tree Mitigation List. E. Open Space & Amenities 1. An area equal to at least 8% of the lot area, excepting required setbacks, shall be dedicated to open space for recreation for use by the tenants of the development. Mixed-use developments of greater than 25 units per acre may be allowed to reduce from this requirement to 5% of lot area. 2. 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. 3. Private decks, patios, pool areas, and similar areas are eligible for up to 5% of the 8% required open space, or up to 2-1/2% of the 5% required. F. Lighting 1. Lighting shall be provided for vehicular, pedestrian, signage and architectural and site features. 2. Site lighting fixtures used along entrance driveways and in parking areas shall be no taller than 25 feet high and the fixtures shall be of a consistent design within each project. This is not intended to require a consistent design within the whole of Rayzor Ranch. 3. Parking areas shall have a minimum average of 1 foot candle initial illumination. Maximum illumination at property lines where the adjacent property allows single family or multi-family uses shall not exceed 0.1 foot candles. 4. Light sources shall be LED. Yellow/orange source lights are prohibited from use in parking or drive areas, must be greater than minimum 2700 Kelvin. 5. Identification graphics and signs shall be lighted internally or from ground mounted locations. If ground mounted, light fixtures should be screened from view in front of the sign. 6. Illumination for all parking lots and pedestrian spaces shall commence one half hour before sunset and cease one half hour after sunrise. 7. Lights shall generally be shielded to prevent upward diffusion (full cut off). Up-lighting is only permitted for building elevations that are in excess of 150 feet from a single family residential use or district. LED light source is required for all such accent lighting. G. Service & Security Areas Updated: 04/09/19 Page 6 1. Service areas for common use recreation and activity buildings shall be located at the rear or side yard of the buildings. Such areas must not be visible from public roadways. No service or delivery vehicles may park or load/unload on public roadways, primary entrance drives or in visitor drop-off areas. 2. Service, loading and storage areas shall not encroach on any landscape area. 3. When used, guard houses (manned or unmanned) and entrance gates shall be a minimum of 60 feet from the property line. 4. When used, gate controls, card pads and intercom boxes shall be located in driveway islands adequate distances from the gate to allow "U-turning" without backing onto the public street. H. Parking & Circulation 1. Parking areas must be paved with concrete, concrete pavers or brick pavers and curbed and guttered with concrete. Access drives must be paved, curbed and guttered with concrete in accordance with the development standards promulgated by the City. 2. Parking areas must be sufficient to accommodate all parking needs for employees, company vehicles, residents, invitees and visitors without the use of on-street parking. If parking needs increase on any building site, additional off-street parking must be provided by the Owner of such building site. The number of parking spaces must be provided as follows: a. Multi-Family Development 1) Studio unit or 1 bedroom units 501 to 600 sq. ft. 1.0 space/unit 2) 1 bedroom unit 601 sq. ft. or larger. 1.5 space/unit 3) 2 bedroom units 1.75 space/unit 4) 3 bedroom units 2.0 space/unit 5) 4 bedroom units or more 1.0 space/bedroom b. Age Restricted Multi-Family Development – 1 space per dwelling unit. c. No additional guest parking is required. 3. See Diagram 1 for Island Example. 4. Pedestrian Connectivity: a. Provide a logical layout for vehicular and pedestrian circulation to help minimize the conflicts between the two. When there are crossings or common path areas, provide well marked or differentiated pathways. b. Sidewalks shall be provided along all sides of the lot that abut a public right-of-way and where otherwise required to promote pedestrian connectivity within the site and to adjacent properties. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building entry point. I. Fencing 1. If walls and fencing are used to secure the perimeter of a building site in a multi-family zone, they must be 6 feet to 8 feet high and constructed of materials and finishes that match the buildings. “Wrought iron” style metal fencing is allowed provided it is interrupted with masonry columns or walls (to match the building) such that no run of metal fencing exceeds 40 feet. Metal fencing is to be powder coated or otherwise pre-finished. Field painting is only allowed for touch up when required. Walls/fences located in the front yards or forward of the front building line shall be no more than 50% opaque. 2. Walls and columns must be constructed with appropriate structural footings and foundations to minimize movement and wall failure, and must be constructed with level wall/fence tops. Updated: 04/09/19 Page 7 3. Concrete walls (precast, cast-in-place, or tilt up) regardless of texture, finish and color are not permitted. 4. Fencing shall be setback a minimum of 5 feet from the sidewalk or 10 feet from the back of curb along a public or private street, whichever is greater. Additionally, fencing shall comply with the sight visibility triangle requirements in the City’s Transportation Criteria Manual. J. Screening (Dumpsters & Mechanical Equipment) 1. Storage areas, incinerators, storage tanks, trucks based on the premises, roof objects (including fans, vents, cooling towers, skylights and all roof-mounted equipment which rises above the roof line), trash containers and maintenance facilities, shall either be housed in closed buildings or otherwise completely screened from view from public access ways and adjacent properties. Service, loading and storage areas shall be screened from view by walls, berms or a combination thereof, constructed a minimum 1 foot above all service equipment, such as trash containers, incinerators, storage tanks and cooling towers. Dumpsters and recycling containers shall be screened from public view on three sides with a solid fence or wall constructed of brick, stone, or composite wood with metal posts and frame, only if compatible with building material. 2. No satellite dish shall be placed in an area visible from a public way and no dish shall be mounted to a balcony, unless not visible from public way. 3. Air conditioning units/compressors shall be located in clusters or linear groups and they shall be screened from view of public streets and pedestrian amenity areas by the use of parapet walls or screens of materials to match the building façade. If ground mounted, screens to be walls – including berms, evergreen planting, or a combination thereof. Height of shrubs, at planting, shall be no less than 30 inches above the grade, and spaced no further than 36 inches apart. Screening walls shall be of a height of 1 foot above the units. 4. Utility meters shall be located in clusters or groups preferably in separate structures or on either end of the building's exterior walls. If located on the ends of the building, they shall be screened from view with a wall finished to match the building material with evergreen plantings, and allow convenient accessibility by the utility company. Height of screen to be 1 foot above height of utility meters. K. Signage 1. Each property shall be allowed one monument sign with a maximum height of 6 feet and maximum effective area of 60 square feet at each entry into the development. Related architectural features (such as clock towers, obelisks, etc) may be taller than six feet provided the signage mounted to such features is at a maximum height of six feet. 2. Building sites which front other perimeter public streets and have no access to that public street, may install one monument sign with a maximum height of 6 feet and maximum effective area of 60 square feet. 3. Monument signs are required to be setback a minimum of 10 feet from any public or private street and 10 feet from any rear or side property lines. 4. Directional signage is permitted and shall be limited to an effective sign area of 25 square feet and shall not exceed 5 feet in height. 5. Flashing or moving character signs may not be installed. Illuminated signs must be rear lighted or lighted from non-apparent light sources. Illuminated signs shall not be permitted to face an adjoining lot that is for residential use. 6. Each building elevation shall be allowed one wall sign limited to a maximum effective area no greater than 5% of the wall area to which the sign is attached. If signs are illuminated, it shall Updated: 04/09/19 Page 8 be from gooseneck or similar wall mounted lighting. 7. Site perimeter sign walls below 6 feet tall are allowed in lieu of monument sign, or at street corner. Graphic murals shall be counted as art, not signage. See Appendix 1, Project Identity Sign. 8. Building mounted blade signage is allowed. The materials and scale of the sign must be appropriate to the building it is mounted to, but shall not exceed 10 square feet and a 5 foot projection from the building wall. The bottom of blade mounted signs must be no lower than 9 feet above grade and the top shall not extend above the eave line of sloped roofs or the parapet height on flat roofs. 9. See attached Appendix 1 – 4 for Signage. L. Grading and Drainage 1. All grading must be done to alleviate ponding and must be coordinated with the master storm drainage plan and detention facilities. Depressions on paving or the landscape areas which will allow ponding of water are not permitted. 2. Drainage swales must be shallow, gently contoured and sloped to minimize erosion. Concrete rip-rap, trapezoidal concrete channels and concrete pilot channel ditches are not permitted. Updated: 04/09/19 Page 9 Appendix A Approved Plan List Canopy Trees Mature Canopy 314-1256 sq. ft. - Site Design Criteria Manual Common Name Scientific Name Soapberry Sapindus drummandii Bald Cypress Taxodium distichum Black Locust Robina pseudoacacia Eastern Red Cedar Juniperus virginiana Cedar Elm Ulmus crassifolia Texas Mesquie Prosopis glandulosa Chinquanpin Oak Quercus muhlenbergii Post Oak Quercus stellata Live Oak Quercus virginiana "Highrise" Shummard Red Oak Quercus shumardii Texas Red Oak Quercus texana Chinese Pistache Pistacia chinensis Ginko Ginko bilboa Green Ash Fraxinus pennsylvanica Texas Ash Fraxinus texensis Bur Oak Quercus macrocarpa Bigtooth Maple Acer grandidentatum Foster Holly Ilex x attenuata "Fosteri" Caddo Maple Acer saccharum "Caddo" Pecan Carya illinoinensis Southern Magnolia Magnolia grandiflora River Birch Betula nigra Ornamental Trees Mature Canopy 79-314 sq. ft. - Site Criteria Manual Common Name Scientific Name American Smoketree Conius obovalus Crape Myrtle Lagerstromia indica Desert Willow Chilopsis linearis "Warren Jones" Downy Hawthorne Crataegus mollis Hawthorn Crataegus spp. Mesquite Tree Prosopis glandulosa Mexican Plum Prunus mexicana Mexican Redbud Cercis canadensis var mexicana Possumhaw Holly Llex decidua Prairie Flameleaf Sumac Rhus lanceoiata Red Bud Cercis canadensis Reverchon Hawthorn Crataegus reverchronis Rusty Blackhaw Viburnum rufidulum Texas Persimmon Diospryros texana Texas Sophora Sophora affinis Vitex Vitex agnus-castus - "LeCompte" Wax Myrtle Myrica cerifera Yaupon Holly Ilex vomitoria Updated: 04/09/19 Page 10 Shrubs Common Name Scientific Name Agarita Mahonia (Berberis) trifolita Buttonbush Cephalanthus occidentilis Sesert Spoon Dasyliron spp. Dwarf Buford Holly Ilex cornuta "Dwarf Buford" Dwarf Wax Myrtle Myrica pusilia Dwarf Yaupon Holly Ilex vomitona "Nana" Ebbing's Silverberry Eleagnus ebbengei False Indigo Amorpha fruticosa Foster Holly Ilex x attenuaa Fragrant Sumac Rhus aromactica Glossy Abelia Abelia x grandoflora Hardy Plumbago Ceratostimgma plumbaginoides Indian Hawthorn Rhaphiolepios indica Knockout Rose Roa "Knockout" Purple Smoke Tree Cotinus coggygria ‘Royal Purple’ Red Yucca Hesperaloe parviflora Rosemary Rosmarius officinalis Sacahuista Nolina texana St. John's Wort Hypecum perforatum St. John's Wort Hypericum beanii Texas Sage Leucophyllum frutescens Turk's Cap Malvaviscus arboreus var. drummondoni Waxleaf Ligustrum Ligustrum japonica "Texana" Western White Honeysuckle Lonicera albiflora Yucca Yucca app. Grasses / Ground Cover / Vines Common Name Scientific Name Asian Jasmine Trachelosperum asiaticum Aster Aster spp. Bermuda Grass Cynodon dactylon Blackfoot Daisy Melampodium leucanthium Bracken Fern Pteridum aquilnum Buffalo Grass Bucchloe dactyiodes Bushy Bluestem Andropgon Glomeratus Butterfly Weed Asclepias tuberosa Cactus Opuntia spp. Coconut Thyme Thymus pulegioides coccineus Coneflower Rudbeckia fulgida Cross Vine Bignonia capreoiata Daylilly Hermerocallis "Hyperion" Desert Sage Salvia gregii Dwarf Fountain Grass Pennisetum alopecuroldes ‘Hamln’ Englemann Daisy Englemannia pinnatifida Evening Primrose Oenothera speciosa Giant Liriope Lirope gigantea Updated: 04/09/19 Page 11 Gray Rush Juncus effusus Hameln Grass Pennisetum alopecuroides "Hemeln" Inland Sea Oats Chasmanithuim latifolium Kentucky Wisteria Wisteria macrostachya Lady Banks Rose Rosa banksiae Lindheimer’s Muly Muhlenbergia lindheimeri Little Bluestem Grass Schizachyrium latifolium Little Bunny Fountain Grass Pennistemum alopecuroides "Little Bunny" Lirope Lirope muscari Maiden Grass Miscanthus sinensis "Gracillimus" Mexican Feather Grass Nasella(Stipa) tenuissima Muhly Grass Muhienbergia spp. Orange Wedelia Wedelia hispida Prairie Zinnia Zinnia grandiflora Purple Cornflower Echinacea pupurea Purple Wintercreeper Euonymous fortunei Russian Sage Perovskia atriplicfloia Sideoats Grama Bouteova curtipendula Splitbeard Grass Andropogon tenarius Switchgrass Panicum virgatum Texas Green Eyes Berlandiera texana Texas Sage Leucophyllum frutescens Trumpet Honeysuckle Vine Lonicera sempervirens Trumpet Vine Camsis radicans Turfallo grass Bouteloua dactyloides Virginia Creeper Parthenocissus quinquefolia White Sagebrush Artemesia ludoviciana Yellow Elder Tacoma stans Updated: 04/09/19 Page 12 Diagram 1 – Parking Lot Landscape Islands Single Island 90º Parking Example Updated: 04/09/19 Page 13 ‘ APPENDIX 1 SIGNS Updated: 04/09/19 Page 14 Updated: 04/09/19 Page 15 APPENDIX 2 Blade and Project Banner Sign Examples All signage examples attached are for illustrative purposes only and to further define size calculations required for various sign types. Examples are not indicative of the final graphics for the Rayzor Ranch Sign District. Updated: 04/09/19 Page 16 APPENDIX 3 Project Announcement Sign Example Updated: 04/09/19 Page 17 APPENDIX 4 Effective Area Example Updated 04/09/19 Page 1 EXHIBIT C-2B RAYZOR RANCH SOUTH MIXED-USE DISTRICT $1'5$<=255$1&+6287+0,;('86(',675,&7 SINGLE-FAMILY RESIDENTIAL GUIDELINES The following provisions apply to all Single-Family Tracts and Lots located within Rayzor Ranch South Mixed Use'LVWULFW608'DQG5D\]RU5DQFK6RXWK0L[HG8VH'LVWULFW 608'lots. All other provisions of Subchapterapply unlessotherwise stated. $Site Design & Orientation Refer to ExhibitB-for area(s)within 608'DQG608'which may include singlefamily. For Single Family Detached, no two building elevations shall be repeated with less than 200 feet of separation on the same side of the street. Parking is not permitted between front facades of buildings and R.O.W. property linewith public right-of-way greater than 20 feet, unless in Single Family Detachedconstruction. Onstreet parking is permitted. All buildings within 35’ of an existing single-family use or district outside of the Rayzor Ranch Overlay District shall be constructed to a maximum height of 40’. Buildings shall be directly accessed from the street and the sidewalk with a minimum of one ground floor pedestrian entrance per building oriented toward or perpendicular to a street orprivate drive. DGarage doors for attached garages may occupy no more than 50% of the total building facade. This measurement does not apply to garages facing an alley or courtyard entrance. For attached Single Family lots with alleys, rear yard setbacks (alley way) shall be 4 feet ifatleast two parking spaces are provided in a garage. End units of attached Single-Family dwelling buildings shall have a minimum side yardsetback of 5 feet at right of way. Setbacks between units of attached Single-Familydwellings shall be zero feet. Front yard setbacks may vary from 0 feet to 5 feet minimumbutno morethan 50% of each block of attached Single-Family building shall have a 0 footsetback. DSidewalks within the right-of-way shall be located against the curb. EDistance from edge of street pavement to building front shall be minimum 10 feet. The608'area depicted on Exhibit%as BH/MF/O/SFand SFshallallowSingle-FamilyDetached or Attached homes, as well as other uses allowed, on Lot5(BlockA), Lot 1 (Block B), and Lot 1 (Block C) per the Rayzor Ranch East Addition Plat. For Lot 5 (Block A), Lot 1 (Block B), and Lot 1 (Block C) as depicted in the Rayzor Ranch East Addition Plat, Single Family Detached homes shall be “Garden Style” and have aminimum 8 foot front yard setback, 15 foot rear yard setback, and 6 foot side yard only on one side of each lot (zero lot line on the other side yard). Garden-style homes on Lot 5 (Block A), Lot 1 (Block B), and Lot 1 (Block C) must have a minimum of 800 square feet under roof, excluding the garage. 6LQJOHIDPLO\KRPHVRQ/RW%ORFN%DQG/RW%ORFN$RIWKH5D\]RU5DQFK(DVW $GGLWLRQ3ODWVKDOOEHUHVWULFWHGWRRQHEHGURRPSHUGZHOOLQJXQLW %Architectural Standards For Attached Single Family Updated 04/09/19 Page 2 a. Building frontages 100 feet in length or greater shall have recesses, projections, windows, arcades or other distinctive features to interrupt the length of building façade. Elements including, but not limited to, balconies, setbacks, and recesses or projections greater than 16 inches may be used to articulate individual units or collections of units. b. All building façades shall include no less than two of the elements listed below. Elements shall occur at intervals of not more than 100 feet horizontally. 1) Color change 2) Texture change 3) Material change 4) Medallions/accent pieces 5) Decorative light fixtures For All Single Family DUse of false door or window openings shall be defined by frames, sills, and lintels. ERoofs: If pitched roof forms (gable, hip, shed) with overhanging eaves are used, they shallbe between 4 inches of vertical rise to 12 inches of horizontal run, and 12 inches of vertical rise to 12 inches of horizontal run. Metal standing seam roofing allowed, including porch or awning elements. Also,use of dormers in high sloped roof areas is allowed. Asphalt roofing shingles DUHHQFRXUDJHGWRbe dimensional (shadow line) typeand at least a “40year” shingle. Clay tile, concrete tile, and slate allowed. DPhotovoltaic shingles mimicking clay, concrete, or slate are allowed. Distinctively shaped roof forms, detailed parapets, parapet steps, or exaggerated cornice lines shall be incorporated into rooflines along building façades greater than 75 feet in length. Flat roofs are permitted and shall have parapets as required to screen any roof top equipment - equal to the height of the units. Parapets shall include an accentfeature and shall not be greater than 50 feet in length without variation in height oraccent feature. Photovoltaic panels shall be allowed when placed upon the roof plane. FMaterials and Colors: For all facades that face a public or private street, windows and doors shallcomprise at least 20% of the wall area. All other facades may be reduced to10%, or may provide one window or door per sleeping area (as defined by theBuilding Code), whichever method provides for the greater coverage of windowsand doors.Shutters, trims, or false windows, shall not count toward the minimumrequirement. For all facades that face a public or private street, a minimum of 40% of the totalnet exterior wall area (total wall area less windows, doors, and related trim area)ofeach building elevation, excluding gables, LVHQFRXUDJHGWRbe clay fired brickornative/ natural stone. A minimum of 80% of the total net exterior wall area (total wall area less windows, doors, and related trim area) of each building elevation, excluding gables,LVHQFRXUDJHGWRbe clay fired brick, native/naturalstone, stucco, ordecorative cement fiber siding. The balance-up to 20% of the net exterior wall,LVHQFRXUDJHGWRbecomprisedof at least two of the following materials, which ZLOOnot be countedtoward theminimum 80% masonry UHFRPPHQGDWLRQRXWOLQHGDERYH. DStucco EEIFS –when used, EIFS shall be a minimum 8 feet above grade/walkway. FPrefinished metal panels and siding materials. Such materials shall be factory prefinished with a minimum 20 year warranty (single family attached only). GWood or composite wood panels, all siding members must be individual boards (soffits may utilize sheet materials of approximately 4’ x 8’). HCast stone. Updated 04/09/19 Page 3 For all other facades that do not face a public or private street, a minimum of 60% of the total net exterior wall area (total wall area less windows, doors, and related trim area) of each building elevation, excluding gables,LVHQFRXUDJHGWRbe clay firedbrick, native/natural stone, stucco, or decorative cement fiber siding.The balance up to 40% of the net exterior wallLVHQFRXUDJHGWRbe comprisedof at least two ofthe following materials, which ZLOOnot be counted toward theminimum 60% masonry UHFRPPHQGDWLRQ. DStucco EEIFS –when used, EIFS shall be a minimum 8 feet above grade/walkway. FPrefinished metal panels and siding materials. Such materials shall be factory prefinished with a minimum 20 year warranty (single family attached only). GWood or composite wood panels, all siding members must be individualboards (soffits may utilize sheet materials of approximately 4’ x 8’). HCast stone. d. No individual building material, with the exception of brick or native/natural stone may comprise more than 50% of the net exterior wall area of each building elevation. e. Windows may be residential type vinyl, aluminum, fiberglass, or wood with insulated glass. Window surrounds (trim) are required in all walls other than brick or stone. Storefront glazing systems shall be allowed in the amenity center or club house. f. General color palette shall be of earth tones, gray tones, and neutral colors with other accent colors permitted up to a maximum of 10% of each façade. &Accessory Structures Accessory structures (including detached garages, and storage units) shall complement the main building architecture and use the same materials and color palette. Accessory structures visible from a public or private street or a residential use or district are subject to the same masonry and roofing material requirements as the main buildings. Garage doors shall be metal or metal faced with wood. &,Landscaping for Detached Single Family Street Trees shall be provided along all public and private streets consistent with the requirements in Subchapter (of the Denton Development Code exceptingWKDW: DOne (1) tree per lot, approximately evenly spaced, for developments with lots 60 linear feet or less of street frontage. ETwo (2) trees per lot, approximately evenly spaced, for developments with lots greater than 60 linear feet of street frontage. A minimum of 20% tree canopy at maturity is required. Tree canopy within commonareas on the development (amenity centers, open spaces, etc.) may be allocated (credited) toward tree canopy on the individual lots. See Appendix A for Plant List. &,,Landscaping for Attached Single Family Street Trees shall be provided along all public and private streets consistent with the requirements in Subchapter (of the Denton Development Code. Updated 04/09/19 Page 4 All parking lots and areas for vehicle maneuvering or loading adjacent to Panhandle Street must be screened from view from public and private streets by a 15 foot landscape screening buffer. Parking lots adjacent to other public and private streets to have a minimum 10 foot landscape screening buffer. The buffer is the area located between the right-of-way and the parking lot. Utility easements are allowed to count towards part of the right-of-way landscape screening buffer subject to required separation from utilities. The landscape screening buffer shall contain the following items. DOne large tree for every 40 feet or three small accent trees for every 30 feet. ELandscape plantings containing at least one of the following: Xeriscaping landscaping may be planted within the landscape area and shall require water irrigation for a period of three years for landscaping to be established. After three years, no irrigation is required. A minimum 3 foot high, when mature, continuous row of evergreen shrubs. The shrubs may be grouped and not planted in a continuous row provided that the shrubs overlap to form a continuous buffer. A minimum 3 foot high continuous wall made of any combination of wrought iron, stone, brick, or masonry. If wrought iron is used, vines shall be grown on the wrought iron to help screen the parking lot. A grass or landscaped berm, 3 feet high above the parking pavement surface. FA minimum of 7% of the total parking area in lots of 10 spaces or more shall be landscaped. GA minimum of 15% of the total parking area in lots of 10 spaces or more shall be covered by tree canopy at maturity. HLandscape islands shall be evenly distributed throughout the parking areas. All landscape islands and endcaps shall be landscaped with sod or groundcover and include one large tree. Buffer requirements set forth in Subchapter RIWKH''&shall only apply toresidential districts adjacent to and outside of the Rayzor RanchDistrict. Required landscape areas shall be included in common areas. A minimum of 20% tree canopy at maturity is required. Tree canopy within common areas on the development (amenity centers, open spaces, etc.) may be allocated (credited) toward tree canopy on the individual lots. See Appendix A for Plant List. F. Lighting for: (A) Attached Single Family and (B) Detached Single Family at Streets and Alleys only 1. Lighting shall be provided for vehicular, pedestrian, signage and architectural and site features. 2. Site lighting fixtures used along public and private streets and in parking areas shall be no taller than 25 feet high and the fixtures shall be of a consistent design within each project. This is not intended to require a consistent design within the whole of Rayzor Ranch. 3. Parking areas shall have a minimum average of 0.5 foot candle initial illumination. Maximum illumination at property lines where the adjacent property allows single family or multi-family uses shall not exceed 0.1 foot candles. 4. Light sources shall be LED. Yellow/orange source lights are prohibited from use, in parking or drive areas, must be greater than minimum 2700 Kelvin. 5. Lights shall generally be shielded to prevent upward diffusion (full cut off). Updated 04/09/19 Page 5 *Parking & Circulation Parking areas must be paved with concrete, concrete pavers, brick pavers, or durablepervious materials, and shall have concrete curb and gutter. Access drives must be paved, with curb and gutter with concrete in accordance with the Development Standardspromulgated by the City. The maximum allowable number of spaces specified in Subsection%doesnotapply tothe residential subarea of the Rayzor Ranch South. The number of parking spaces must be provided as follows: DIn Attached Single Family, parking to be 1 space per 1 bedroom unit, 1.75 spaces per 2 bedroom unit, and 2 spaces per 3 bedroom unit. EIn Detached Single Family, 2 spaces per dwelling unit. FGarden-style homes on Lot 5 (Block A), Lot 1 (Block B), and Lot 1 (Block C) mustinclude two off-street parking spaces per unit, including the garage. GStreet parking: Designated parking on streets immediately adjacent to the Developmentis allowed to be counted as required parking. Parking is not permitted on more than one side of street, unless street width is increased to accommodate it. +Fencing If walls or fencing are used to secure the perimeter of a development site in a single family zone, they must be a minimum of 6 feet high with a maximum of 8 feet high, and constructed of stone, brick, or wrought iron with brick or stone columns. Maximumdistance between columns to be 40 feet. Walls, fences, and columns must be constructed with appropriate structural footingsand foundations to minimize movement and wall failure, and must be constructed with levelwall/ fence tops. Concrete walls (precast, cast-in-place, tilt wall) regardless of finish, are not allowed. ,Signage Each entry point shall be allowed one monument sign as shown on the attached Appendix1, Monument Sign, with a maximum height of 6 feet and maximum effective area of 60square feet at each entry into the development. Related architectural features (such asclock towers, obelisks, etc.) may be taller than 6 feet provided the signage mounted tosuch features is at a maximum height of 6 feet. Monument signs are required to be setback a minimum of 20 feet from any public or private street and 10 feet from any rear or side property lines. Site perimeter sign walls below 6 feet tall are allowed in lieu of the monument sign, see Appendix 1, Project Identity Sign. Graphic murals shall be counted as art, not signage. See Appendix 1 and Appendix 4 attached. Updated 04/09/19 Page 6 Appendix A Approved Plan List Canopy Trees Mature Canopy 314-1256 sq. ft. - Site Design Criteria Manual Common Name Scientific Name Soapberry Sapindus drummandii Bald Cypress Taxodium distichum Black Locust Robina pseudoacacia Eastern Red Cedar Juniperus virginiana Cedar Elm Ulmus crassifolia Texas Mesquie Prosopis glandulosa Chinquanpin Oak Quercus muhlenbergii Post Oak Quercus stellata Live Oak Quercus virginiana "Highrise" Shummard Red Oak Quercus shumardii Texas Red Oak Quercus texana Chinese Pistache Pistacia chinensis Ginko Ginko bilboa Green Ash Fraxinus pennsylvanica Texas Ash Fraxinus texensis Bur Oak Quercus macrocarpa Bigtooth Maple Acer grandidentatum Foster Holly Ilex x attenuata "Fosteri" Caddo Maple Acer saccharum "Caddo" Pecan Carya illinoinensis Southern Magnolia Magnolia grandiflora River Birch Betula nigra Ornamental Trees Mature Canopy 79-314 sq. ft. - Site Criteria Manual Common Name Scientific Name American Smoketree Conius obovalus Crape Myrtle Lagerstromia indica Desert Willow Chilopsis linearis "Warren Jones" Downy Hawthorne Crataegus mollis Hawthorn Crataegus spp. Mesquite Tree Prosopis glandulosa Mexican Plum Prunus mexicana Mexican Redbud Cercis canadensis var mexicana Possumhaw Holly Llex decidua Prairie Flameleaf Sumac Rhus lanceoiata Red Bud Cercis canadensis Reverchon Hawthorn Crataegus reverchronis Rusty Blackhaw Viburnum rufidulum Texas Persimmon Diospryros texana Texas Sophora Sophora affinis Vitex Vitex agnus-castus - "LeCompte" Wax Myrtle Myrica cerifera Yaupon Holly Ilex vomitoria Updated 04/09/19 Page 7 Shrubs Common Name Scientific Name Agarita Mahonia (Berberis) trifolita Buttonbush Cephalanthus occidentilis Sesert Spoon Dasyliron spp. Dwarf Buford Holly Ilex cornuta "Dwarf Buford" Dwarf Wax Myrtle Myrica pusilia Dwarf Yaupon Holly Ilex vomitona "Nana" Ebbing's Silverberry Eleagnus ebbengei False Indigo Amorpha fruticosa Foster Holly Ilex x attenuaa Fragrant Sumac Rhus aromactica Glossy Abelia Abelia x grandoflora Hardy Plumbago Ceratostimgma plumbaginoides Indian Hawthorn Rhaphiolepios indica Knockout Rose Roa "Knockout" Purple Smoke Tree Cotinus coggygria ‘Royal Purple’ Red Yucca Hesperaloe parviflora Rosemary Rosmarius officinalis Sacahuista Nolina texana St. John's Wort Hypecum perforatum St. John's Wort Hypericum beanii Texas Sage Leucophyllum frutescens Turk's Cap Malvaviscus arboreus var. drummondoni Waxleaf Ligustrum Ligustrum japonica "Texana" Western White Honeysuckle Lonicera albiflora Yucca Yucca app. Grasses / Ground Cover / Vines Common Name Scientific Name Asian Jasmine Trachelosperum asiaticum Aster Aster spp. Bermuda Grass Cynodon dactylon Blackfoot Daisy Melampodium leucanthium Bracken Fern Pteridum aquilnum Buffalo Grass Bucchloe dactyiodes Bushy Bluestem Andropgon Glomeratus Butterfly Weed Asclepias tuberosa Cactus Opuntia spp. Coconut Thyme Thymus pulegioides coccineus Coneflower Rudbeckia fulgida Cross Vine Bignonia capreoiata Daylilly Hermerocallis "Hyperion" Desert Sage Salvia gregii Dwarf Fountain Grass Pennisetum alopecuroldes ‘Hamln’ Englemann Daisy Englemannia pinnatifida Evening Primrose Oenothera speciosa Giant Liriope Lirope gigantea Gray Rush Juncus effusus Updated 04/09/19 Page 8 Hameln Grass Pennisetum alopecuroides "Hemeln" Inland Sea Oats Chasmanithuim latifolium Kentucky Wisteria Wisteria macrostachya Lady Banks Rose Rosa banksiae Lindheimer’s Muly Muhlenbergia lindheimeri Little Bluestem Grass Schizachyrium latifolium Little Bunny Fountain Grass Pennistemum alopecuroides "Little Bunny" Lirope Lirope muscari Maiden Grass Miscanthus sinensis "Gracillimus" Mexican Feather Grass Nasella(Stipa) tenuissima Muhly Grass Muhienbergia spp. Orange Wedelia Wedelia hispida Prairie Zinnia Zinnia grandiflora Purple Cornflower Echinacea pupurea Purple Wintercreeper Euonymous fortunei Russian Sage Perovskia atriplicfloia Sideoats Grama Bouteova curtipendula Splitbeard Grass Andropogon tenarius Switchgrass Panicum virgatum Texas Green Eyes Berlandiera texana Texas Sage Leucophyllum frutescens Trumpet Honeysuckle Vine Lonicera sempervirens Trumpet Vine Camsis radicans Turfallo grass Bouteloua dactyloides Virginia Creeper Parthenocissus quinquefolia White Sagebrush Artemesia ludoviciana Yellow Elder Tacoma stans Updated 04/09/19 Page 9 APPENDIX 1 SIGNS Updated 04/09/19 Page 10 APPENDIX 4 Effective Area Example #!&& && & & !&&&&&$% &&"!& $#'(#)!/*!#(/$#/)//'/()/)/)/#)'()$#/$/ '%)*'/ #/ / /$'#'/ (!!/ $"%!-/,)/ )/$!!$,#/ %!###/#/(#/()#'(/ $#/ $ (/ )'(/'%)!(/ ()$'/ '(/ # 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#&/ $ (/ $$&#*/ '/ $$",/ / "/ / #!$ !"(&-/ (#/ (/ ) "/&(()&/ /''#&-/)''/' //&(()& -/#!$( /+(/(/!"/ '(&)()&/-/'&"/# #&/!(& '/&(()& /'"/&##/$(/ !"('/#&/'#!/#(&/&(()& /()&/ ( #(!(( (("!'(("( !&((( ( "!( ("( ( ( !( (!(( $$& ((!(! ( !#(!(&((" (!(! ! ( (!( ((!($!(!( &'( (#!( (!(!($( ! ($((!( ! ( !(!(( !(((!(!(#!( ( !(((" ( (#(("(# ((!((("! ( !(( !(" ( ( #(( " #(((!((("! !( &(!( "( ( !( ( !( "!(!(!&( (%!(!( &'( ((!(! !&( ($(!(!( ! 0 F D bKF%n =n]^aSE$nn?S>n LM nS34&cn 'A(GdNmW!nOP"n9":H7n) eiX*@;n Qe+#nRIY,f-n 0Y%3%YY%"n R?SZ_nZ&n5T[n9nn?BgXa<k.nUjXVS`&_nnPnnSX_n9nn?R_/?lnCa0n8n6JnnR?M\n_1n?2h9SDnn C $ Updated 04/04/19EXHIBIT C-3 RAYZOR RANCH MULTI-FAMILY GUIDELINES )256287+0,;('86( ',675,&7$1'6287+0,;('86(',675,&7 The following provisions apply to all Multi-Family Tracts and Lots located within the Rayzor Ranch South Campus Mixed-Use District 608'DQG6RXWK0L[HG8VH'LVWULFW608', west of Heritage Trail, and replaces Sectionof the Denton Development Code, in its entirety. All other provisions of Subchapter apply unless otherwise stated. A. Site Design & Orientation 1.Buildings shall be located within 20 feet of the property line for at least 50% of the total frontage along all public streets. Up to an additional 10 feet from the property line may be granted to reasonably accommodate enhanced sidewalks, street trees, landscaping, or other requirements that would otherwise be limited due to easements or other encumbrances. 2. Parking is not permitted between front facades of buildings and public streets. 3. All buildings abutting an existing single-family use or district shall comply with the Residential Proximity Slope. No part of any building may extend beyond the Residential Proximity Slope. a. Residential Proximity Slope is represented by two planes projected upward and outward from a specific property or site, as defined by the text and diagrams below: i. The first plane is a vertical plane extending through the boundary line of a specific property or site at the building setback line up to a height of 40 feet. ii. The second plane extends upwards and towards the restricted building at a slope of 35 degrees from horizontal, from its intersection with the top of the first plane. iii. The horizontal distances used to calculate the height restrictions imposed by the residential proximity slope may be determined by using the lot, block, and right- of-way dimensions. Figure 1 Updated 04/04/19 Figure 2 4. Buildings shall front on public streets and/or a private street system and not parking lots. 5. Buildings shall be directly accessed from the street and the sidewalk with a minimum of one ground floor pedestrian entrance oriented toward the street. a. 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 or private streets within the Rayzor Ranch District. b. 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 30 feet behind the house front may exceed the 40% frontage minimum. Garages shall not be located along the portion of the building that fronts the public or private street. B. Architectural Standards 1. An identical exterior design may not be used for more than three buildings in a project. 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. 2. Building frontages greater than 100 feet in length shall have recesses, projections, windows, arcades or other distinctive features to interrupt the length of building façade. Elements including, but not limited to, balconies, setbacks, and recesses or projections greater than 16 inches may be used to articulate individual units or collections of units. 3. Building features, outdoor patios (covered or uncovered), and architectural building feature elements (fountains, towers, awnings, trellis, outdoor gazebos for multi-family, or similar) may encroach upon the front setback (by as much as 10 feet), within restrictions. Encroachment may occur on one side (or two sides if approved by the City). Updated 04/04/19 Un-enclosed stairwells shall not be located on the exterior of any buildings. Stoops are permitted for the entrance to ground level units directly accessible from the sidewalk. Use of false door or window openings shall be defined by frames, sills, and lintels. All building façades shall include no less than three of the elements listed below. Elements shall occur at intervals of no more than 100 feet horizontally or 40 feet vertically. Vertical architectural design features, such as towers, are not required to comply with the 40 feet vertical requirement. DColor change. ETexture change. FMaterial change. GMedallions / accent pieces. HDecorative light fixtures. Roofs: DIf pitched roof forms (gable, hip, shed) with overhanging eaves are used, they shall be between three inches of vertical rise to 12 inches of horizontal run, and 12 inches of vertical rise to 12 inches of horizontal run. EMetal standing seam roofing allowed. FAsphalt roofing shinglesDUHHQFRXUDJHGWRbe dimensional (shadow line)type and at least a“40 year” shingle. GClay tile or concrete tile. HDistinctively shaped roof forms, detailed parapets, parapet steps, or exaggerated cornice lines should be incorporated into rooflines along building façades greater than 75 feet in length. IFlat roofs are permitted and must have parapets as required to screen anyroof top equipment. Walls adjoining flat roofs must contain a distinctivefinish at thetop of the wall such as a cornice, banding, large coping, or other architecturaltermination. JAll sloped roofing areas shall include gutters and downspouts except for small roof areas such as, but not limited to, roofs over bay windows, awnings, and canopies. Materials and Colors: DFor all facades that face a public or private street, windows and doors shall comprise at least 20% of the wall area. All other facades may be reduced to 10%, or may provide one window or door per sleeping area (as defined by theBuilding Code), whichever method provides for the greatercoverage ofwindows and doors. Shutters, trims, or false windows, shall notcount towardthe minimum requirement. EA minimum of 40% of the total net exterior wall area of each building elevation,excluding gables, windows, doors and related trim,LV HQFRXUDJHG WRbebrick ornative/natural stone or masonry. The balance of the net exterior wallLVHQFRXUDJHGWRbecomprised of at least two of the followingmaterials LStucco LLEIFS. When used, EIFS LVHQFRXUDJHGWRbe a minimum of 8 feetabove grade. Updated 04/04/19 iii. Architectural precast or tilt wall concrete with a textured finish. iv. Prefinished metal panels and corrugated siding materials. All materials must have a Kynar finish with a 20 year warranty. v. Wood or cement fiber siding such as Nichiha. All siding members must be individual boards.(Soffits may utilize sheet materials) vi. Concrete Masonry Units, provided that the units are not painted, are integrally colored, have a highly textured finish, are classified as severe weather grade, and are not lightweight or featherweight concrete or cinder blocks. vii. Cast or manufactured brick or stone products. c. No individual building material, with the exception of brick, native/natural stone, or masonry may comprise more than 30% of the net exterior wall area of each building elevation. d. All buildings within the project shall be constructed of building materials from a similar color and material palette. This is not intended to require similar materials with adjacent properties within Rayzor Ranch. e. Windows may be residential type vinyl, aluminum, or wood with insulated glass. Storefront glazing systems are also permitted. Window surrounds (trim) are required in all walls other than brick or stone. 9. Public entrances to buildings shall be clearly defined and highly visible including features such as, canopies, porticos, awnings, peaked roof features, towers, or similar architectural forms and details. &Accessory Structures Accessory structures (including parking structures, detached garages, and storageunits) shall complement the main building architecture and use the same materials andcolor palette. Accessory structures visible from a public or private street or a residential use or district are subject to the same masonry and roofing requirements as the main buildings butare not subject to the other building design standards. Garage doors DUHHQFRXUDJHGWRbe metal ormetal faced with wood. &,Landscaping Street Trees shall be provided along all public and private streets consistent with the requirements in Subchapterof the Denton Development Code. All parking lots and areas for vehicle maneuvering or loading must be screened from view from public and private streets by a 15-foot landscape screening buffer. The 15-foot buffer is the area located between the right-of-way and the parking lot. Utilityeasements are allowed to count towards part of the 15-foot wide right-of-way landscapescreening buffer subject to required separation from utilities. The landscape screeningbuffer shall contain the following items. DOne large tree for every 40 feet or three small accent trees for every 30 feet. ELandscape plantings containing at least one of the following: LXeriscaping landscaping may be planted within the landscape area andshall require water irrigation for a period of three years for landscaping tobe established. After three years, no irrigation is required. Updated 04/04/19 ii. A minimum three foot high, when mature, continuous row of evergreen shrubs. The shrubs may be grouped and not planted in a continuous row provided that the shrubs overlap to form a continuous buffer. iii. A minimum three foot high continuous wall made of any combination of wrought iron, stone, brick, or masonry. If wrought iron is used, vines shall be grown on the wrought iron to help screen the parking lot. iv. A grass or landscaped berm, three feet high above the parking pavement surface. 3. A minimum of 7% of the total parking area shall be landscaped. 4. A minimum of 15% of the total parking area shall be covered by tree canopy. 5. Landscape islands shall be evenly distributed throughout the parking areas. All landscape islands and endcaps shall be landscaped with sod or groundcover and include one large tree. 6. A 15 foot landscape buffer is required along the entire property line abutting a single- family use or district. The buffer shall include a combination of six evergreen and deciduous trees and 25 shrubs per 100 linear feet. E. Lighting 1. Lighting shall be provided for vehicular, pedestrian, signage and architectural and site features. 2. Site lighting fixtures used along entrance driveways and in parking areas shall be no taller than 25 feet high and the fixtures shall be of a consistent design within each project. This is not intended to require a consistent design within the whole of Rayzor Ranch. 3. Parking areas shall have a minimum average of 1 foot candle initial illumination Maximum illumination at property lines where the adjacent property allows single family or multi-family uses shall not exceed 0.5 foot candles. 4. Light sources shall be LED or metal halide. Yellow/orange source lights are prohibited from use. LED lighting is strongly encouraged. 5. Identification graphics and signs shall be lighted internally or from ground mounted locations. If ground mounted, light fixtures should be screened from view in front of the sign. 6. Illumination for all parking lots and pedestrian spaces shall commence one half hour before sunset and cease one half hour after sunrise. 7. Lights shall generally be shielded to prevent upward diffusion (full cut off). Up-lighting and accent lighting is only permitted for building elevations that in excess of 250 feet from a single family residential use or district. LED light source is required for all such accent lighting. F. Open Space & Amenities 1. An area equal to at least 8% of the lot area, excepting required setbacks, shall be dedicated 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. Updated 04/04/19 2. 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. 3. Private decks, patios, and similar areas are eligible for up to 5% of the 8% required open space. 4. Play areas for children should be provided for projects of greater than 50 units that are not designed as age limited or student housing. G. Service & Security Areas 1. Service areas for common use recreation and activity buildings shall be located at the rear or side yard of the buildings. Such areas must not be visible from public roadways. No service or delivery vehicles may park or load/unload on public roadways, primary entrance drives or in visitor drop-off areas. 2. Service, loading and storage areas shall not encroach on any landscape area. 3. When used, guard houses (manned or unmanned) and entrance gates shall be a minimum of 60 feet from the property line. 4. Gate controls, card pads and intercom boxes shall be located in driveway islands adequate distances from the gate to allow "U-turning" without backing onto the public street. H. Parking & Circulation 1. Parking areas must be paved with concrete, asphalt, concrete pavers or brick pavers and curbed and guttered with concrete. Access drives must be paved, curbed and guttered with concrete in accordance with the development standards promulgated by the City. 2. Parking areas must be sufficient to accommodate all parking needs for employees, company vehicles, residents, invitees and visitors without the use of on-street parking. If parking needs increase on any Building Site, additional off-street parking must be provided by the Owner of such building site. The number of parking spaces must be provided in accordance with City of Denton code requirements. 3. Pedestrian Connectivity: a. Provide a logical layout for vehicular and pedestrian circulation to help minimize the conflicts between the two. When there are crossings or common path areas, provide well marked or differentiated pathways. b. Sidewalks shall be provided along all sides of the lot that abut a public right-of- way and where otherwise required to promote pedestrian connectivity within the site and to adjacent properties. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building entry point. I. Fencing 1. If walls and fencing are used to secure the perimeter of a building site in a multi-family zone, they must be a minimum of six (6) feet high and constructed of materials and finishes that match the buildings. “Wrought iron” style metal fencing is allowed provided it is interrupted with columns or walls such that no run of metal fencing exceeds 40 feet. Metal fencing is to be powder coated or otherwise pre-finished. Field painting is only allowed for touch up when required. Updated 04/04/19 2. Walls and columns must be constructed with appropriate structural footings and foundations to minimize movement and wall failure, and must be constructed with level wall/fence tops. 3. Tilt-up concrete walls regardless of texture, finish and color are not permitted. 4. Fencing shall be setback a minimum of five feet from the sidewalk or ten feet from the back of curb along a public or private street, whichever is greater. -Screening (Dumpsters & Mechanical Equipment) Storage areas, incinerators, storage tanks, trucks based on the premises, roof objects (including fans, vents, cooling towers, skylights and all roof-mounted equipment which rises above the roof line), trash containers and maintenance facilities, shall either be housed in closed buildings or otherwise completely screened from view from public access ways and adjacent properties. Service, loading and storage areas shall be screened from view by walls, berms or a combination thereof, constructed a minimum one foot above all service equipment, such as trash containers, incinerators, storage tanks and cooling towers. Dumpsters and recycling containers shall be screened from public view on three sides with a solid fence or wall constructed of masonry, concrete, or composite wood with metal posts and frame, or other compatible building material. No satellite dish shall be placed in an area visible from a public way or space and no dish shall be mounted to a balcony. Air conditioning compressors shall be located in clusters or linear groups and they shall be set on level grades ideally on the end exterior walls of the buildings and screened from view of public streets, pedestrian amenity areas by the use of walls, berms, evergreen planting, or a combination thereof. Height of shrubs, at planting, shall be no less than 30 inches above the grade at the equipment, and spaced no further than 36” apart. Utility meters shall be located in clusters or groups preferably in separate structures or on either end of the building's exterior walls. If located on the ends of the building, they shall be screened from view with a compatible building material and allow convenient accessibility by the utility company. .Signage Each property shall be allowed one monument sign with a maximum height of six feet and maximum effective area of 60 square feet at each entry into the development. Related architectural features (such as clock towers, obelisks, etc.) may be taller than six feet provided the signage mounted to such features is at a maximum height of six feet. Building sites which front other perimeter public streets and have no access to that public street, may install one monument sign with a maximum height of six feet and maximum effective area of 60 square feet. Monument signs are required to be setback a minimum of 20 feet from any public or private street and 10 feet from any rear or side property lines. Directional signage is permitted and shall be limited to a gross surface area of 20 square feet and shall not exceed six feet in height. Flashing or moving character signs may not be installed. Illuminated signs must be rear lighted or lighted from non-apparent light sources. Updated 04/04/19 6. Each building elevations shall be allowed one wall sign limited to a maximum effective area no greater than 20% of the wall area to which the sign is attached. 7. Building mounted blade signage is allowed. The materials and scale of the sign must be appropriate to the building it is mounted to, but shall not exceed 20 feet in height and a 5 foot projection from the building wall. The bottom of blade mounted signs must be no lower than 10 feet above grade and the top shall not extend above the eave line of sloped roofs or the parapet height on flat roofs. L. Grading and Drainage 1. All grading must be done to alleviate ponding and must be coordinated with the master storm drainage plan and detention facilities. Depressions on paving or the landscape areas which will allow ponding of water are not permitted. 2. Drainage swales must be shallow, gently contoured and sloped to minimize erosion. 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A)Orientation 1) Building frontages greater than 100 feet in length shall have vertical and horizontal façade articulation and other distinctive changes in the building façade, such as, but not limited to, materials, color or texture, below the sign band. 2) Buildings shall incorporate some combination of arcades, roofs, alcoves, porticoes, canopies or awnings as a design element of the façade. 3) Loading docks, trash receptacles, storage areas and mechanical equipment shall be screened from public streets by evergreen shrubbery, trees, masonry, or concrete screenwall. If screening a loading dock with shrubbery, the shrubbery must be a minimum of five (5) feet tall at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. An example of this screening can be found in Appendix 7. If screening trash receptacles, storage areas and mechanical equipment, the shrubbery must be a minimum of one (1) foot taller than the facility or item they are to screen at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. 4) Buildings shall have a design element that emulates at least one of the Rayzor Ranch Architectural features which are in the Ranching Heritage Architectural style. The features include the use of at least one of the following: MARKETPLACE EXHIBIT C RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 2 a) Native Texas quarried natural stone or limestone. b) Sloped metal roofing to match color palate. c) Freestanding stone element, such as fireplace, obelisk, or other design feature. d) The use of shading elements, such as a canopy, portico, trellis, or awning. On single tenant retail buildings greater than 20,000 sq. ft. (Junior Anchors) with facades that are facing U.S. 380 and Bonnie Brae, in addition to the requirements set forth in Sections 1-4 above, the building shall also include the following design elements: DColor change, texture change, and material changes within the wall at intervals not to exceed 100 feet. EAt least one change in wall plane not less than 12 inches in depth and extending a minimum of 10 feet. See Appendix 6 for an example. FAt least one variation in the top of wall, a minimum of two feet (2’) in height and be a minimum of two feet (2’) wide. See Appendix 6 for an example. GOverhanging eaves or horizontal elements, sloped roof elements, or cornice expressions or coping detail of a minimum of 12 inches tall and six inches (6”) deep. See Appendix 6 for an example. HEach building shall have a clearly defined, visible customer entrance on one side. Stone isHQFRXUDJHGto beused as a portion of the wall materialat each customerentrance. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 3 %Building Materials Window glass may not be flush with exterior wall treatment, or if flush, shall have a IUDPHVXJJHVWHGPDWHULDOVDUHwood or metal, orwall trim material. All sides of buildings visible from the streets, or internal customer areas of the site,DUHHQFRXUDJHGWREH constructed of masonry,natural stone, decorative block, concrete, stucco or otherhigh quality material customarily used for the building style(such as natural metals or EFIS). Gables, windows, doorsand related trim are not included in this requirement. Woodand HDO board may be used.3UHIHUUHGmaterial and colorpaletteincludes: (reference Appendix 1-4): DNative Texas quarried natural stone or limestone of varying colors, sizes and textures; EConcrete – Architectural finish. Texture coated or textured and colored. FMasonry GPorcelain Tile HGlass IGalvanized metal panels or prefinished architectural metal panels of a gray tone, neutral or earthtone color; JPainted siding of a warm, neutral/earthtone or gray tone color; KEIFS or stucco of a warm, neutral/earthtone or gray tone color; LAccent colors of a warm, neutral/earthtone range are encouraged but should be used in a limited manner; MNatural metals such as but not limited to zinc and copper; NRoofing tile, metal roofing shingles and panels, or slate in galvanized or natural/earthtone color. ONatural wood, stained or painted. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 4 Glass. Use of glass for displays and to allow visual access to interior space is permitted. Buildings may not incorporate glass for more than 70% of the building skin. Each buildingLVHQFRXUDJHGWRincorporate somenatural stone on wallsvisible to customers. Metal Roofs. Metal roofs visible from grade are permitted provided that they KDYH Dstanding metal seam, batten seam ormetal shingles. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 5 Article 2 RR-3 Area Development Regulations (RR3) Building design shall contribute to the uniqueness of the development with VXJJHVWHGmaterialsDQGUHTXLUHG elements, 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 requirements 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 1) Architectural features on building facades that are visible from I-35N and West University Drive (excluding facades facing residential property that are screened by an eight-foot fence or wall and facades facing the side or rear of property zoned and used for commercial purposes or industrial purposes) shall provide the following design features: (Refer to photographs in Appendix 6) a) Facade walls shall not have an uninterrupted length in excess of one hundred feet (100’). Facades to provide the following at intervals no greater than one hundred feet (100’) excluding elements provided in Item d (Entryways) below: i) Color change, texture change, and material changes within the walls; ii) A change in wall plane no less than twelve inches (12”) in depth extending a length of a minimum of twenty feet (20’) and; RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 6 iii) Variations in the top of the wall of a minimum of two feet in the height. ETop of walls shall also have overhanging eaves or horizontal elements, extending no less than three (3) feet past the supporting walls, or sloped roof elements, or cornice expressions or coping detail or minimum twelve inches (12”) tall. FFacades shall also provide at least one of the following: LWall plane projections or recesses having a depth of at least 3% of the length of the façade and extending at least 20% of the length of the façade, not to exceed one hundred feet (100’). LLPilasters 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. LLLCanopies, awnings, or porticos projecting a minimum of six feet (6’) from the plane of the primary façade walls. LYRepetitive 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’). YFaux window/framed elements. GEach large retail establishment on a site shall have clearly defined, highly visible customer entrances. Stone is HQFRXUDJHGto be used as a major portionof the wallmaterial at each customer entrance. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 7 e) The building shall have a design element that emulates the Rayzor Ranch signature featureThisPD\ LQFOXGHbuilding materials and architecturally compatible lightfixtures. This element should occur at an entryway. 2) Architectural Features on building facades facing residential property that are screened by an eight-foot tall fence or wall and facades facing the side or rear of property zoned and used for commercial purposes or industrial purposes should have the following elements: (Refer to photographs in Appendix 5) a) A pattern that includes all of the following elements at intervals of no more than one hundred (100’) feet, horizontally. The following pattern is also to occur vertically at least once within the height of the building, above ten feet (10’) height: Color change, texture change, and a change in plane, no less than two-feet eight inches (2’-8”) in width, such as an offset, reveal or projecting pilaster with a stepped capital or coping. b) Variation in the top of the wall of a minimum two feet (2’) change in height at maximum of two hundred feet (200’) intervals. Peaks, arches, or other expressions of the front wall form are encouraged and should be used. c) Top of the wall to have a cornice or coping detail a minimum of twelve inches (12”) tall. 3) Sidewalk display and cart storage. Areas for customer loading or merchandise display and cart storage shall be clearly delineated and shall not be located in front of any customer entrances, exit door(s), or within fifteen feet (15’) on either side of the door(s). RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 8 4) Permanent outdoor display, sales and storage. Merchandise may be stored or displayed for sale to customers on the front or side of the buildings in accordance with this paragraph. i) The total square footage of all permanent outdoor storage, display, and sales areas shall be limited to 10% of the footprint of the building, but in no event shall exceed 20,000 square feet, except for home improvement use, which may not exceed 45,000 square feet of outdoor storage and the 10% footprint restriction does not apply. ii) Permanent outdoor storage, display and sales shall be contiguous to the building and shall not be permitted within seventy-five feet (75’) of residential property. iii) The permanent storage, display and sales area shall be enclosed by a minimum eight-foot (8’) wall of columns minimum two feet (2’) wide, of like appearance to the building with wrought iron or decorative tubular fencing between, and topped by wrought iron or tubular steel fencing. No merchandise other than trees shall be visible above the wall or fence. (See Appendix 5) iv) Seasonal outdoor display will be allowed. Size will be limited to 11,000 square feet maximum. Dates for outdoor display will be year round. Merchandise may not exceed ten feet (10’) in height except for trees. 5) Rear Storage. Bulk merchandise may be stored behind the building. The sides and back of the storage area shall be screened with a chain link fence covered with windscreen, except for any side or back that is separated from any residential property by an eight-foot masonry wall and landscaped buffer yard, in which case additional screening is not required. Windscreen shall be maintained in good repair and free of tears. The rear storage area shall not be RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 9 accessible to customers. Merchandise shall be stacked no higher than twenty-five feet (25’) or level with the top of the adjacent sidewall of the building, whichever is lower, and may not be stacked above the height of the chain link fence. Pickup and Delivery. Outdoor storage, pickup, delivery, loading and unloading of merchandise, equipment or other items may not occur within one hundred feet (100’) of residential property. Loading docks must be located to the side or rear of the building unless the loading area is completely screened from the street, and loading docks shall be located more than one hundred feet (100’) from residential property except for area by Greenway Drive which shall be seventy five feet (75’). Pavement may be located within one hundred feet (100’) of residential property. Trash Collection and Compaction. Trash collection and compaction may not occur within one hundred feet (100’) feet of a UHVLGHQFHor within 75 feet of GreenwayDrive, and shall be screened from public view. Mechanical equipment. No mechanical equipment may be located within one hundred feet (100’) of a residential lot. Mechanical equipment shall be screened from public view on site. %Building Materials Fronts and street sides of buildings, excluding windows, visible from public right-of-wayDUH HQFRXUDJHG WRbe non- reflective and DUH HQFRXUDJHGWRbe ofwood, masonry, stone, concrete, decorativeblock,stucco, HDO board or other high quality materialcustomarily used. For purposes of this subsection non-reflective means materials with exterior visible reflectancepercentages less than 27 percent. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 10 3UHIHUUHGmaterial and color palette (reference Appendix 1-4): a) Native Texas quarried natural stone or limestone of varying colors, sizes and textures; b) Concrete – Architectural finish. Texture coated or textured and colored. c) Masonry - brick or decorative CMU. d) Porcelain Tile e) Galvanized metal panels or prefinished architectural metal panels of a gray tone, neutral or earthtone color; f) Painted siding of a warm, neutral/earthtone color in accent areas only; g) EIFS or stucco of a warm, neutral/earthtone color; h) Accent colors of a warm, neutral/earthtone range are required but should be used in a limited manner; i) Natural metals such as but not limited to zinc and copper; j) Roofing tile, metal shingles and panels, or slate in galvanized or natural/earthtone color. k) Natural wood, stained or painted. 2) The use of ground mounted lighting or pedestrian level accent lighting is encouraged. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 11 Article 3 &RRNV&KLOGUHQ V+RVSLWDO&& Nonresidential buildings in the &&6XEDistrict as shown on the Rayzor Ranch Concept Plan shall comply with the following standards. However, the Cook’s Children’s Hospital can incorporate architectural elements in their design that include items detailed in Appendix 8. $Orientation Building frontages greater than 100 feet in length shall have vertical and horizontal façade articulation and other distinctive changes in the building façade, such as, but not limited to, materials, color or texture, below the sign band. Buildings shall incorporate some combination of arcades, roofs, alcoves, porticoes, canopies or awnings as a design element of the façade. Loading docks, trash receptacles, storage areas and mechanical equipment shall be screened from public streets by evergreen shrubbery, trees, masonry, or concrete screenwall. If screening a loading dock with shrubbery, the shrubbery must be a minimum of five (5) feet tall at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. An example of this screening can be found in Appendix 7. If screening trash receptacles, storage areas and mechanical equipment, the shrubbery must be a minimum of one (1) foot taller than the facility or item they are to screen at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. Buildings shall have a design element that emulates at least one of the Rayzor Ranch Architectural features which are in the Ranching Heritage Architectural style. The features include the use RIat least one of the following: LNative Texas quarried natural stone or limestone. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 12 ii) Sloped metal roofing to match color palate. iii) Freestanding stone element, such as fireplace, obelisk, or other design feature. iv) The use of shading elements, such as a canopy, portico, trellis, or awning. On buildings greater than 20,000 sq. ft. with facades that are facing U.S. 380 and Bonnie Brae, in addition to the requirements set forth in Sections 1-4 above, the building shall also include the following design elements: LColor change, or texture change, or material changes within the wall at intervals not to exceed 100 feet. LLAt least one change in wall plane not less than 12 inches in depth and extending a minimum of 10 feet. See Appendix 6 for an example. LLLAt least one variation in the top of wall, a minimum of two feet (2’) in height and be a minimum of two feet (2’) wide. See Appendix 6 for an example. LYOverhanging eaves or horizontal elements, sloped roof elements, or cornice expressions or coping detail of a minimum of 12 inches tall and six inches (6”) deep. See Appendix 6 for an example. YEach building shall have a clearly defined, visible customer entrance on one side. Stone LVHQFRXUDJHGto beused as a portion of the wall materialat each customerentrance. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 13 %Building Materials Window glass may not be flush with exterior wall treatment, or if flush, shall have a surround of wood or metal frame, or wall trim material. All sides of buildings visible from the streets, or internal customer areas of the site,DUHHQFRXUDJHGWRbe constructed of masonry,natural stone, decorative block, concrete, stucco or otherhigh quality material customarily used for the building style(such as natural metals or EFIS). Gables, windows, doorsand related trim are not included in this requirement. Woodand HDO board may be used.3UHIHUUHGmaterial and colorpaletteincludes: (reference Appendix 1-4): DNative Texas quarried natural stone or limestone of varying colors, sizes and textures; EConcrete – Architectural finish. Texture coated or textured and colored. FMasonry GPorcelain Tile HGlass IGalvanized metal panels or prefinished architectural metal panels of a gray tone, neutral or earthtone color; JPainted siding of a warm, neutral/earthtone or gray tone color; KEIFS or stucco of a warm, neutral/earthtone or gray tone color; LAccent colors of a warm, neutral/earthtone range are encouraged but should be used in a limited manner; MNatural metals such as but not limited to zinc and copper; NRoofing tile, metal roofing shingles and panels, or slate in galvanized or natural/earthtone color. ONatural wood, stained or painted. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 14 Glass. Use of glass for displays and to allow visual access to interior space is permitted. Large expanses of unbroken glass surfaces are discouraged. Each buildingLVHQFRXUDJHGWRincorporate somenatural stone on wallsvisible to customers. Metal Roofs. Metal roofs visible from grade are permitted provided that they standing metal seam, batten seam or metal shingles. Article 4 Streetscape/Public Spaces $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. %Plazas or public spaces shall incorporate at least 3 of the following elements, which may be located anywherewithin Rayzor Ranch: 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”). A mixture of areas that provide shade. Trees in proportion to the space at a minimum of 1 tree per 800 square feet. Water features or public art. Outdoor eating areas or food vendors. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 15 6) Planting areas in the sidewalk are encouraged. Pots or above grade planters are allowed, minimum of 15 gallons. (Refer to photographs in Appendix 5) C) Developments involving a gross floor area in excess of 40,000 square feet of a single user shall have a minimum of 100 sq. ft. seating area including permanent benches along the front sidewalk area. A minimum of one bike rack shall also be included along the storefront. Bench and bike rack should be of an architecturally consistent design. Article 5 Article 6 Article 7 Mechanical Roof Equipment Screening All mechanical roof equipment shall be fully screened from view from public on the site or public pedestrian spaces. Acceptable method for roof equipment is parapet height extension or screening by slopped roof forms. Color or finish per SUHIHUUHGmaterial palette (reference Appendix 1-4). Accessory Use All accessory uses shall be architecturally compatible with the main structure. Drive-Through Requirements A) Drive-through uses shall provide sufficient stacking area to ensure that public rights-of-way are not obstructed. B) Drive-through uses must be built as an integral architectural element of the primary structure and use and shall include at least one (1) of the Rayzor Ranch architectural features defined in the Rayzor Ranch Architectural Standards. The materials are to be the same as those used in the primary structure. Drive- through structures and facilities separate from a primary structure must be architecturally compatible with the primary structure. C) Drive-through uses must be located to the rear or side of the structure, and buffered on the rear and side lot lines as required RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 16 in section &. A portion of the buffer between sites can be provided on adjacent lots. Article 8 Light and Glare Performance Requirements All lighting within the Rayzor Ranch development shall meet the following standards: A) Light may not measure more than one-half (.5) foot candle of illumination at the property line, where non-Rayzor Ranch residential adjacency exists. B) Light standards taller than 20 feet shall be shielded or have a downward orientation to prevent the upward diffusion of light. Light standards less than 20 feet in height do not have to be shielded or have a downward orientation. C) Areas designated for pedestrian use shall provide a minimum of one-half foot candle of illumination. RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 17 APPENDIX 1 3UHIHUUHGMaterial Applications WƌĞĨĞƌƌĞĚ Page 18 RAYZOR RANCH ARCHITECTURAL GUIDELINES MaterialColors: The below listed materials represent the SUHIHUUHGArchitectural color palette for Rayzor Ranch. Colors VKRXOGremain within the specified color palette. Neutral: Benjamin Moore 1100 Benjamin Moore 1067 Benjamin Moore HC-172 Benjamin Moore HC-169 Benjamin Moore OC-5 Benjamin Moore HC-105 Benjamin Moore AC-28 ICI A1825 ICI A1838 ICI A1866 Sherwin Williams SW6136 Pittsburgh Paints 510-2 GrayTone: Benjamin Moore 1603 Benjamin Moore AC-27 ICI A2013 ICI A2007 ICI A2015 ICI A2014 Tnemec 03MT Tnemec 03MT RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 19 EarthTone: Benjamin Moore 1267 Benjamin Moore 1239 Benjamin Moore 1225 Benjamin Moore HC-100 Benjamin Moore 1040 Benjamin Moore HC-68 Benjamin Moore HC-71 ICI A1827 Sherwin Williams SW6062 Sherwin Williams SW6335 Sherwin Williams SW6041 Sherwin Williams SW6158 Sherwin Williams SW0009 Sherwin Williams SW6117 Sherwin Williams SW2831 Pittsburgh Paints 417-5 Pittsburgh Paints 325-6 Pittsburgh Paints 315-5 RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 20 APPENDIX 2 Example Canopy and Shading Applications RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 21 APPENDIX 3 Example Amenities RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 22 APPENDIX 4 Example Architectural Imagery: RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 23 APPENDIX 5 Large Scale Development Examples: RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 24 APPENDIX 5 Large Scale Development Examples (continued): RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 25 APPENDIX 5 Large Scale Development Examples (continued): RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 26 APPENDIX 5 Large Scale Development Examples (continued): RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 27 APPENDIX 5 Large Scale Development Examples (continued): RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 28 APPENDIX 5 Large Scale Development Examples (continued): RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 29 APPENDIX 5 Large Scale Development Examples (continued): RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 30 APPENDIX 6 Junior Anchor Front Façade Examples RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 31 APPENDIX 7 Loading Dock Screening Examples RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 32 APPENDIX 8 Cooks’ Children’s Hospital Architectural Elements RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 33 APPENDIX 8 Cooks’ Children’s Hospital Architectural Elements RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 34 APPENDIX 8 Cooks’ Children’s Hospital Architectural Elements RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 35 APPENDIX 8 Cooks’ Children’s Hospital Architectural Elements RAYZOR RANCH ARCHITECTURAL GUIDELINES Page 36 APPENDIX 8 Cooks’ Children’s Hospital Architectural Elements * #// / / ZO)/&H/)"-'#/ //YZO)/&H/)"-'#/ / %)#/&+'/. #!&+/ &+'/#& ,6T;a96ZGTBoQeaco8>oZ]WfG;>;oGTo699W];6T9>ohGcDocD>o6cc69E>;o M6T;a96Z>oZM6ToGTo%ZZ>T;Gio &oeTM>aaoWcD>`Ga>o ac6c>;oGTocDGao (iDH8Gc '%/'/(. )$&-+ 4D>o22.o6T;o 22. o6]>6aoW?ocF>o.6]K>cZN69>oaD6MMo R6GUc6ITo6oSGTGQeSo6f>]6B>oWZ>Toa[69>oW?o ooW@ocD>oWg>]6NNo aGc>o 4DGaoWZ>ToaZ69>o aD6NMoGT9Me<>o 6NNo ZN6Tc>;o6]>6a Z6]KGVBoNWcoGaN6T;aoZN6Tc>;o8eA>]oac]G\aoaG;>h6NKaohGcFGTo ZM6Tc>;o6]>6ao6T;oZ6f>;oZM6m6oaZ69>ao +coaD6NOoTWcoGT9Me;>o Z6]KGTB o 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" jQ:j^B9j^V99\j 0V9jC90J^Bhj0N7j C0d9j0jV90\QO02J9j5C0N59jQ:j \bVdEdFN@j^QjL0^cVF^h j .SQNj\b5Bj0j:EN7EN@j^B9j$E^hj\B0KKjW9K90\9j _B9jS9V=QWM0P59j 3QN7j ':j^B9j0STJE50O^j 7Q9\jOQ^j ^0I9jV9L97E0Jj \^9T\j^Qj2VEN@j^D9jSVQT9V^hjGN_Qj5QLTJE0N59j^B9j $E_hj\D0KJjL0I9j 79L0O7j :RVj S0hM9N^jQ:j ^C9j 2QN7j ,C9j $G^hj M0hj b\9j 0JJj K9@0Kj W9L97E9\j `Qj 9O:QV59j _CE\j W9UbFV9M9N^j FPj 077E^EQNj L0IEO@j 79L0N7jQNj^B9j2QN7 j % -V99jMG^F@0^EQNjeFJJj0J\Qj29j\b2H95_j^Qj_D9j5VF^9VF0j9\^02KE\D97jEN +95^FQNj jQ:j^B9j*0hiQVj*0O5Cj%F\^VE6^ &EN0JjVF@B^Q: e1hj]5X99NGO@j0KQO@j/+jjLb\^j29jEN\^0KK97jeG^CFNj \Egj jMQO^C\j0<^9Wj^C9j:FN0Kj59W^E:F50_9jQ:jQ55cT0N5hjE\jG]\b97j;QVj j Q:j ^D9j JQ^\j :WQN^EN@j /+j jQVj eE^BGNj ^fQj h90Y\j Q:j ^C9j:GV\^j 59V^E:E50a9jQ:jQ55cS0N5hj:VQP^GN@jQNj/+j j -CF\jG\j_Qj9O\bV9j^B0^j J0O7\50TFO@jE]jbOF;QVLj0^j^C9j^FL9jQ:jEN]^0JK0^FQOj -C9j$E^hj(0N0@9VjL0hj0c^DQVEi9jLENQVj5C0N@9\jFOj^C9j K0N7]50S9jTJ0Oj0N7jSJ0O_jL0^9VE0J\j^D0_jQ_C9[F\9j5QMSKhjeG^Cj^C9j )d9YK0hj%E\^VF5^jQV7FN0N59j0N7j7QjNQ^!j *97c59j ^B9j S9VEL9^9Vj K0N7\50S9j 4b>9Vj \^VGTj ]CQeNj QOj^B9 QVEAFP0KjK0N7]50S9jSK0N" %9^WEL9O^0KKhj 0?95^j ^C9j QVE@FO0Kj K0N8]50S9j SK0N\j 09]^C9^E5 :bP5^EQNj V9J0^Ed9j ^Qj 07H059N^j VE@B^ Q; e0hj QVj \cVVQcN7EN@ SVQS9Z^h#jQW %9^WEM9O^0KJhj 0>95^j^D9j QWEAEO0KjK0N7]50S9jTJ0O\j\5V99OFO@ QVj2c>9VEN@j;bO5_GQO November 17, 2020 Page 6 EXHIBIT D-2 RAYZOR RANCH LANDSCAPE STANDARDS SOUTH MIXED-USE ',675,&7$1'6287+0,;('86( ',675,&7$Landscaping Street Trees shall be provided along all public and private streets consistent with the requirements in Subchapter of the Denton Development Code. All parking lots and areas for vehicle maneuvering or loading must be screened from view from public and private streets by a 10-foot landscape screening buffer. The 10-foot buffer is the area located between the right-of-way and the parking lot. Utility easements are allowed to count towards part of the 10-foot wide right-of-way landscape screening buffer subject to required separation from utilities. The landscape screening buffer shall contain the following items. DOne large tree for every 40 feet or three small accent trees for every 30 feet. If small trees are used, they shall be clustered as appropriate. ELandscape plantings containing at least one of the following: Xeriscaping landscaping may be planted within the landscape area and shall require water irrigation for a period of 3 years for landscaping to be established. After 3 years, no irrigation is required. A minimum 3 foot high, when mature, continuous row of evergreen shrubs. The shrubs may be grouped and not planted in a continuous row provided that the shrubs overlap to form a continuous buffer. A minimum 3 foot high continuous wall made of any combination of wrought iron, stone, brick, or masonry. If wrought iron is used, vines shall be grown on the wrought iron to help screen the parking lot. A grass or landscaped berm, 3 feet high above the parking pavement surface. A minimum of 7% of the total parking area shall be landscaped. A minimum of 15% of the total parking area shall be covered by tree canopy at maturity. Landscape islands shall be evenly distributed throughout the parking areas at amaximumaverage spacing of 12 spaces. All landscape islands and endcaps shall belandscaped with sod or groundcover and include one large tree. A linear landscapeisland between two head-in rows will suffice for this requirement provided that trees areplanted in thatisland at average spacing of 12 spaces. A 10 foot landscape buffer is required along the entire property line abutting a single-family use or district. The buffer shall include a combination of 6 evergreen anddeciduous trees and 25 shrubs per 100 linear feet. A minimum of 20% tree canopy at maturity is required. See Appendix A for Plant List. #%** *$ $ "+5 -"&&5 &-)5 5 (5 (5 #-&(5 )+5 0+35 *+%#(!5 +)1 "#-5(5#-&(5-"&&55**+)2#'.&35."5-'5-#45-5)( -.(+5 *+%#(!5 -*5 "5 #-&(5 -"&&5 )(.#(5 . &-.5 5-"5.+55'#(5&5 +)'5."5**+)05&(.5#-. -5 **(#25 5(5 2'*&5 ) 5 ."5 (5 #-&(-5 (5 )/(5#(5 #!+'5 5 +)/(5)0+51#."#(5."5#-&(5-"&&5 5 ./, 5 -"+/5 *&(.5!+)/()0+5 !+0&5 )+5'/&"5)+ )'#(.#)(5."+) !#* %$ "5 #.35 (!+5 '35 **+)05 &.+(.5 .+5 &).#)(- /.#&#4#(!5."5'#()+5'('(.5*+)--5.)50)#5)( &#.-51#." /.#&#.#-5-5 #(5#(5."5(.)(50&)*'(.5) #*" * #!*&*%%$ %#* *$%(%#* $* )5 .+-5 -"&&5 *&(.5 &)-+5 ."(5 (#(5 5 .5 +)'5 (35 */&# /(+!+)/(5 1.+5 )+5 1-.1.+5 /.#&#.35 '#(5 /(&-- **&#&5 -. 5 **+)0-5 5 -*#&5 #+/'-.(5 " &).#)(5 ) 5 ."5 1.+5 )+5 1-.1.+5 /.#&#.35 &#(5 -"&&5 )(-#+5 )+5#-.(5*/+*)--5 .)5 5 ."5-/, 5) ."5!+)/(5)05."5&#( #*)# %$* )5.+-5-"&&55*&(.5&)-+5."(5 .5 +)'5(35 #+5"3+(. &#$* *# * &$*! % #*# +-"5 +*.&-5 -"&&5 5 -+(5 #(5 )+(5 1#."5 +.#&5 5 ) 5."5 34)+5 ("5 +"#../+&5 .(+-5 "5)(-.+/.#)(5) 5+ /-5-+(#(!5+-5'/-.5)'*&351#."5 ."5)&#5-.5+#.+#5(/&5(5.#)(5 5) 5."5 (.)(50&)*'(.5) #'*!##!#*# "(5$(.5.)5+-#(.#&5/--5)''+#&5(5#(/-.+#&5 -+0#5 )++#)+-5 -"&&5 5 -+(5 #.#(!5 (5 -#!(5 ) 5 -/"5-+0#5+-5-"&&5+/5."50+-5 .-5) 5()#-5 ))+5(50#-/&5&/..+5/*)(5$(.5+-#(.#&5/-- "&& & #"& !!."#!.&*%"#).(!!..('#.'$".#-.%*!. 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((.)$.!! %'$%')(.').-.).(*+($#.#..".'$" ('.*'.*)( 5 *- ),'(5 )(5 #.5 ,+0#,5 *,#),5 /)5 /"5 #..0(5 ) 5 5 0#&#(!5*,'#/5 ),5"5*".5) 534),5("5"5*0,*).5) 5 /"5*- ),'(5)(5#.5/)5(.0,5/"/5/"5&(.*5(5/,.5 ,5*&(/5(5 2&&5'#(/#(5*)(5)'*&/#)(5) 5/"5/", 3,5./&#."'(/5*,#)5 ),5&&5*&(/#(!.52#/"#(5/"534),5 ("5 *,)$/5 /"5 #/35 ."&&5 #(.*/5 /"5 /,.5 /)5 /,'#(5# 5 5) 5/"5/,.5,5 "&/"35(5"155,.)(&5"(5) 5 .0,1#1#(!5/)5'/0,#/35 *)(5.0"55 #(#(!5/"5#/35."&&5,&.5 /"5*- ),'(5 )(5 5/"5 **&#(/5).5 ()/5/%5,'#&5 ./*.5/)5,#(!5/"5*,)*,/35#(/)5)'*&#(5 /"5#/35."&&5'%5 '(5 ),5*3'(/5 ) 5 /"5 )(5"5 #/35 '350.5 &&5 &!&5 ,'#.5 /)5 ( ),5 /"#.5 ,+0#,'(/5 #(5 #/#)(5 '%#(!5 '(5)(5/"5)( ,5'#/#!/#)(52#&&5&.)55.0$/5/)5/"5,#/,#5./&#."5#(5 /#)(55) 5/"534),5("5#./,#/ "5#/35(!,5'350/"),#45'#(),5"(!.5#(5/"5 &(.*5*&(5(5*&(/5'/,#&.5/"/5)/",2#.5)'*&352#/"5/"5 1,&35#./,#/5),#((5(5)5()/5 05 /"5 *,#'/,5&(.*5 0 ,5./,#*5 .")2(5)(5/" ),#!#(&5&(.*5*&( /,#'(/&&35 /5 /"5 ),#!#(&5 &(.*5 *&(.5 ./"/# 0(/#)(5 ,&/#15 /)5 $(/5 ,#!"/) 235 ),5 .0,,)0(#(! *,)*,/35), /,#'(/&&35 /5/"5 ),#!#(&5&(.*5*&(.5.,(#(! ),50 ,#(!5 0(/#)( Exhibit D RAYZOR RANCH MARKETPLACE SIGN DISTRICT Article 1 Definitions The definitions set forth in 6XESDUW % &KDSWHU 6LJQV DQG$GYHUWLVLQJ 'HYLFHV RI WKH &LW\ &RGH RI 2UGLQDQFHV govern in the Rayzor Ranch Special Sign District, except as modified below: A.Awning sign. A sign with its copy on a shelter made of any material, such as fabric, flexible plastic or metal, that is supported by or stretched over a frame and attached to an exterior wall of a building or other structure. B.Banner. A sign attached to or applied on a strip of cloth, vinyl, or similar material and attached to a pole. C.Blade. A sign attached to a wall which perpendicularly projects out by more than four inches (4”) which is mounted with at least eighty inches (80”) clearance from the bottom of the sign to grade (sidewalk or ground). D.Canopy sign. A sign that is mounted, painted, or otherwise applied on or attached to a canopy or structural protective cover over an outdoor area. E.Changeable Message Sign.A sign displaying static images that may display different designs, messages, or advertisements and that may include LED/LCD elements; slide lettering, or other changeable message technology. The message or image cannot flash or change more often than once every 30 seconds. EEXHIBIT E RAYZOR RANCH SIGN DISTRICT Page 2 F.Effective Area. Effective area means the area enclosed by the smallest imaginary regular shape (e.g., parallelogram, triangle, circle, trapezoid), or combination of regular shapes that will encompass the extreme limits of the writing, representation, emblem, or other display, together with any material or color forming an integral part of the display or used to differentiate the sign from the backdrop or structure against which it is placed. Effective area does not include such features as decorative or ornamental elements or features, borders, trims or any supporting structure which is used solely for support of the sign, such as poles, columns and cable or decorative fence, screening device or wall. An example of Effective area can be found as Appendix 6. G.Exterior Building Wall. A wall that fronts on a street, drive, parking lot or public area. H.Illuminated sign. Any sign that is directly lighted by any electrical light source, internal or external. This definition does not include signs that are illuminated by street lights or other light sources owned by any public agency or light sources that are specifically operated for the purpose of lighting the area in which the sign is located rather than the sign itself. I.Project Announcement Signs. A temporary sign that is used to announce upcoming events such as “Grand Opening” or “Coming Soon” or upcoming tenant. J.Project Banner. A sign attached to or applied on a strip of cloth, vinyl, or similar material and attached to a pole or light standard. An example of a Project Banner sign is included as Exhibit 3. Project Banners may have an area up to 15 square feet. A permit is not required to install a Project Banner sign. K.Pylon Sign. A tall ground sign (20 feet or more in height) identifying a district or marking an entrance, which can incorporate multiple tenant listings. RAYZOR RANCH SIGN DISTRICT Page 3 L.Sandwich Board. Two large boards bearing a sign display on each side, hinged at the top with one board in front and the other behind creating an “A” frame, used for advertising. Article 2 Article 3 M.Secondary Sign.A sign that does not identify the tenant, but references goods sold or services performed in the facility. Please see an example of the secondary signage in Appendix 4. Administrations and Enforcement All signs shall be erected, displayed, altered and reconstructed in conformance with the Rayzor Ranch Sign District and applicable City regulations. 550and550Districts The following regulations shall apply to the 550and 550Subareas of Rayzor Ranch north of U.S. 380 as shown on the Concept Plan for Rayzor Ranch. No permits for signs shall be issued for the areas south of U.S. 380 in Rayzor Ranch until standards are reviewed and approved by City Council at a later date. A.Type. Pylon, gateway, monument, wall, attached, changeable message, sandwich board (“A” frame signs), blade, banner and temporary signs are permitted in nonresidential districts as follows: 1.Pylon signs. (Reference Appendix 1 for sign location, Appendix 2 for sign details and dimensions and Appendix 6 showing how to measure sign area) a. One (1) pylon sign is allowed on the road frontage of IH35N located north of Highway 380 in the Rayzor Ranch Market Place with a maximum allowable height of sixty feet (60’) and an allowable sign area of nine hundred (900) square feet per sign side and maximum effective sign area of seven hundred (700) square feet per sign side. RAYZOR RANCH SIGN DISTRICT Page 4 ETwo (2) pylon signs are allowed on the Rayzor Ranch Market Place side of Highway 380 with a maximum allowable height of forty feet (40’) and an allowable sign area of eight hundred (800) square feet per sign side and a maximum effective sign area of seven hundred (700) square feet per sign side. FOne (1) pylon sign is allowed on the Rayzor Ranch Market Place side of Bonnie Brae with a maximum allowable height of twenty feet (20’) and an allowable sign area of four hundred (400) square feet per sign side and a maximum effective sign area of three hundred square feet per sign side. GAll pylon signs are allowed to display the names of any other tenants in Rayzor Ranch. HPylon signs are subject to the minimum setbacks of &KDSWHU6LJQVDQG$GYHUWLVLQJ'HYLFHVRIWKH&RGH RI2UGLQDQFHVunless its proximity to a single-family residence woulddictate a larger setback according to &KDSWHU6LJQVDQG$GYHUWLVLQJ 'HYLFHVRIWKH&RGHRI2UGLQDQFHV. Monument signs. DMonument signs may only be located as shown on Appendix 1 and must be constructed in accordance with the Monument Sign Elevations shown in Appendix 2. EThe maximum height of a monument sign is eight (8) feet and the maximum effective area is 100 square feet per sign side. FAll monument signs must comply with the visibility obstruction requirements detailed in &KDSWHU6LJQV DQG$GYHUWLVLQJ'HYLFHVRIWKH&RGHRI2UGLQDQFHV. Attached signs. Attached signs include wall, canopy and awning signs. RAYZOR RANCH SIGN DISTRICT Page 5 a. One (1) canopy sign is permitted per tenant for each storefront opening. b. One (1) fixed awning sign is permitted per awning located within the Rayzor Ranch Sign District. Awning signs are allowed in addition to canopy signs. c. An attached canopy sign shall not extend upward to a height greater than the highest part of the roof or any exterior wall on which it is mounted. d. The total square footage of all attached signs shall not exceed twenty (20) percent of the entire wall area on which such signs are located. e. A freestanding building is allowed one (1) wall sign per tenant for each public street or circulation drive or parking lot frontage, except as noted below for secondary signage. Multiple secondary wall signs are allowed. Wall signs shall not exceed 70% of length of the building side to which it is attached. The signage on the frontage of the store or building can be as follows: i) Tenants in buildings adjacent to Hwy 380, and tenants of outparcels fronting Hwy 380 are allowed a maximum letter height of 30-inches. If two lines of signage are used, each letter shall not exceed 24- inches. Tenant national logo/badge may exceed this height by up to 20%. ii) Tenants less than 10,000 s.f in the remaining buildings can have wall signs with a maximum letter height of 36-inches. If two lines of signage are used, each letter shall not exceed 28-inches. Tenant national logo/badge may exceed this height by up to 20%. iii) Tenants 10,000 s.f to 15,000 s.f. are allowed a maximum letter height of 48-inches and 36-inches on RAYZOR RANCH SIGN DISTRICT Page 6 a second line or secondary signage. Tenant national logo/badge/lettering may exceed this height by up to 20%. LYTenants 15,000 s.f to 25,000 s.f are allowed a maximum letter height of 60-inches on one line and 42” on a second line or secondary signage. Tenant national logo/badge/lettering may exceed this height by up to 20%. YTenants 25,000 s.f to 80,000 s.f. are allowed a maximum letter height of 72-inches on one line and inches on a second line or secondary signage. Tenant national logo/badge/lettering may exceed this height by up to 20%. YLTenants in excess of 80,000 s.f. are allowed a maximum letter height of 78-inches on one line and inches on a second line or secondary signage. Logos/badges/lettering up to a maximum dimension of 120” on a side. YLLIf tenant is a corner tenant, with an Exterior Building Wall, signage will be allowed on each side of the Exterior Building Wall. If tenant is on a freestanding pad, signage will be allowed on each side with frontage to the public YLLLWall signs depicting a commercial message on therear of buildings are not permitted if they are facingresidential areas. Wall signs depicting informationalor directional messages signs are allowed on the rearof buildings facing residential areas. However, no rearwall signs, except for directional or informationalsigns, are allowed on the north wall of the buildingslocated in the550 District. f. On multi-tenant buildings adjacent to Hwy 380 or the main drive, rear wall signs are permitted. They shall be RAYZOR RANCH SIGN DISTRICT Page 7 grouped and shall be exterior illuminated from ground or wall in the designated sign areas. g. Signs shall be composed of individual, freestanding letters unless this conflicts with a part of the tenant’s national identity. The freestanding letters may be placed on a backing plate. Signs that propose non freestanding letters are allowed. All necessary sign supports and electrical connections shall be concealed. h. Illuminated signs must derive light from a concealed source, except exposed neon signs must be enclosed within a can and have a clear cover of Plexiglas. No exposed lamps, or tubes will be permitted. The minimum depth for illuminated signs shall be four (4) inches. Illuminated signs may be “pegged out” from mounting surface for silhouette effects. i. Flat wall signs shall not extend more than 12 inches beyond the surface to which the sign is mounted. 5. Sandwich board signs or “A” frame signs a. Maximum sign height shall be three (3) feet. b. Maximum sign width shall be two (2) feet and sign shall not be placed in front of adjoining. c. Signs must be properly anchored (temporarily) or weighted against the wind. d. Chalkboards or changeable letters may be used for daily changing messages. e. Signs shall be designed and constructed so as to promote and not visually obscure the significant architectural features of the Rayzor Ranch Development. f. Signs must be removed after business hours. RAYZOR RANCH SIGN DISTRICT Page 8 g. Sidewalks must be at least ten (10) feet wide in order to erect or maintain a sandwich board or “A” frame sign. Blade Signs. One (1) blade sign, with a maximum area of 10 square feet, is permitted per tenant located within the Rayzor Ranch Sign District. Corner tenants are permitted two (2) blade signs (one on each storefront opening or entry). Refer to Appendix 3 for an example of a Blade Sign. Temporary Signs. The following types of temporary signs shall be permitted within the Rayzor Ranch Sign District, subject to the limits of 6HFWLRQRI&KDSWHU6LJQVDQG$GYHUWLVLQJ'HYLFHV RIWKH&RGHRI2UGLQDQFHV: DProject Announcement Signs. Rayzor Ranch Development Project Announcement Signs are allowed not exceeding 100 square feet per maximum effective sign area for the purposes of selling or leasing parcels. All project announcements signs must be at least 200 feet apart. Project Announcement Signs shall be removed within 30 days after an occupancy permit is issued. All Project Announcement Signs must be constructed with a metal frame and have acrylic or metal panels and comply with the Rayzor Ranch Color Palate adopted as part of the Rayzor Ranch Architectural Standards. A typical Project Announcement Sign can be found in Appendix 5. ELand available and Real Estate Signs. Signs offering land available for sale or lease shall be limited to 96 square feet per sale or lease parcel provided that no more than one sign be installed for each 300 feet of frontage. All Land Available and Real Estate Signs must be constructed with a metal frame and have acrylic or metal panels FWind Device Signs. On premise, banners, andwindblown signs such as pennants, flags, and streamers RAYZOR RANCH SIGN DISTRICT Page 9 for special events and grand openings shall be permitted provided they do not exceed 20 square feet in area. There shall be no limit to the number of wind device signs along main circulation routes within the Rayzor Ranch overlay districts where said signs are not visible from Highway 380, I-35 or Bonnie Brae. Informational / Incidental Signs. Minor signs such as drive-thru directional signs, gas pricing signs or traffic control signs shall be permitted as allowed under the applicable City of Denton codes. Project Banners. Banners are allowed on lampposts in Rayzor Ranch. Each lamppost may have a total of two (2) banners. Project Banner signs must comply with Appendix 3. Setbacks. Interior lot lines do not trigger setbacks for sign purposes in the 550and 550Districts. Project Graphics. Scanner murals and other graphic elements with backing frame or support, and not containing a commercial message or part of National Trade Dress are allowed on all buildings and no permit is required to install these elements provided that the original installation of the Project Graphic was included as part of the building permit for the structure to which it is attached. APPENDIX 1 Partial Sign Location Plan RAYZOR RANCH SIGN DISTRICT Page 11 APPENDIX 2 Marketplace Signs RAYZOR RANCH SIGN DISTRICT Page 12 RAYZOR RANCH SIGN DISTRICT Page 13 RAYZOR RANCH SIGN DISTRICT Page 14 RAYZOR RANCH SIGN DISTRICT Page 15 RAYZOR RANCH SIGN DISTRICT Page 16 RAYZOR RANCH SIGN DISTRICT Page 17 RAYZOR RANCH SIGN DISTRICT Page 18 APPENDIX 3 Blade and Project Banner Sign Examples All signage examples attached are for illustrative purposes only and to further define size calculations required for various sign types. Examples are not indicative of the final graphics for the Rayzor Ranch Sign District. RAYZOR RANCH SIGN DISTRICT Page 19 Blade and Project Banner Sign Examples . RAYZOR RANCH SIGN DISTRICT Page 20 APPENDIX 4 Secondary Sign Example Secondary Signage RAYZOR RANCH SIGN DISTRICT Page 21 APPENDIX 5 Project Announcement Sign Example RAYZOR RANCH SIGN DISTRICT Page 22 APPENDIX 6 Effective Area Example EXHIBIT E-1 RAYZOR RANCH SIGN STANDARDS 6287+&200(5&,$/',675,&76&'AND TOWN CENTER 7& Unique and creative signage and graphic design adds visual interest to and helps define the urban character of the Rayzor Ranch Town Center (RRTC) area including the 7RZQ&HQWHU7&and 6RXWK&RPPHUFLDO'LVWULFW6&'subareas. Innovative signage and graphics programs with special size, placement and materials help create a strong identity for the overall Rayzor Ranch Community. These special standards and standards permit a wide range of signage and graphic types and materials, including both onsite project/tenant identification and advertising, and offsite advertising that are not otherwise permissible, to promote and energize the area through installation of creative signs and graphics. The Rayzor Ranch Sign Standards use three (3) sub-districts or sign areas within the 6RXWK&RPPHUFLDO'LVWULFWand Town Center area to ensure the ability to introduce innovative, stimulating and well-designed signage and graphics throughout the area. The first area is adjacent to Rayzor Ranch Marketplace along US 380/University Drive providing a recognizable streetscape into Rayzor Ranch. The second area is located along the Interstate Highway 35 (IH 35) corridor for greater identification of the overall Rayzor Ranch project and major tenants within Town Center. And the third district is located in the core of the Town Center area corresponding to the 7& zoning area focusing the greatest intensity for entertainment, people gathering and active use areas. See Appendix 1 for the RRTC Sign District areas exhibit. ARTICLE '(),1,7,216 7KHGHILQLWLRQVVHWIRUWKLQ&KDSWHU6LJQVDQG$GYHUWLVLQJ 'HYLFHVRIWKH&LW\&RGHRI2UGLQDQFHVJRYHUQLQWKH5D\]RU5DQFK 7RZQ&HQWHU6LJQ'LVWULFWH[FHSWDVmodified below: A.Awning Sign. Any sign with its copy on a shelter made of any material, such as fabric, flexible plastic or metal, that is supported by or stretched over a frame and attached to an exterior wall of a building or other structure. B.Banner. Any temporary sign attached to or applied on a strip of cloth, vinyl, or similar material. Project Banners and Project Announcement Signs are common banner uses. June 9, 2010 Page 1 C.Blade. Any sign placed within the pedestrian zone either flag mounted to a building wall or suspended from overhead walkway cover, awning or intended to identify the entrance to a business. D.Canopy Sign. Any sign mounted, painted or otherwise applied directly upon or attached to a canopy or structural protective cover over an outdoor area. E.Changeable Message Sign. Any sign displaying static images that may display different designs, messages, or advertisements and that may include LED/LCD elements; slide lettering, or other changeable message technology. F.Construction Sign. Any temporary sign erected on the premises of an existing construction project and designating the architect, contractor, designer or builder, or developer, or the name and nature of the project. G.Directional (Way Finding) Sign. Any sign placed adjacent to driveways and along internal roadways within the project site for the purpose of directing both vehicular and/or pedestrian traffic. H.Directories. Directories are signs, cabinets, maps or other informational presentations of project site layout indicating the location of buildings, amenities, tenants and other site features to be read by pedestrians within the center area of Town Center. I.Effective Sign Area. That area in square feet of the smallest geometric figure or combination of regular geometric figures which figure or figures entirely enclose both the copy and the sign face. Effective Sign Area does not include such features as decorative or ornamental elements or features, borders, trims or any supporting structure which is used solely for the support of the sign. J.Highway Sign. An on-premise or off-premise sign structure erected within 150 feet of the right-of-way, oriented to and intended to be read from a highway or freeway. K.Illuminated Sign. Any sign that is directly lighted by any electrical light source, internal or external. This definition does not include signs that are illuminated by street lights or other light sources owned by any public agency or light sources that are specifically operated for the purpose of lighting the area in which the sign is located rather than the sign itself. L.Kiosk Sign.Any sign attached, painted on or otherwise applied to the physical structure of a kiosk and does not project into the pedestrian way. Kiosks are permanent or temporary freestanding June 9, 2010 Page 2 structures within the RRTC core area which are used for additional retail sales. The core area is further defined as the "main street" and/or "spine road" component of the RRTC that has retail buildings oriented inward towards the main street. M.Landscape Wall Sign. A freestanding sign architecturally integrated with the building, mounted on a screen or perimeter wall and having tenant identification, directional or information signage as individual letters or applied cabinets. N.Marquee. Any integral sign projecting over the storefront, typically over the main entrance of a hotel, theater, or other retail use which displays identity and/or details of the goods and services. Marquees are typically large in format and illuminated. Marquee signs are encouraged to add increased creativity and energy to the project. O.Monument Sign. Any ground sign which has a base made of stone, concrete, metal, routed wood planks or beams, brick or similar materials with concealed sign cabinet support. P.Mural. Graphic or artistic expression which is painted or applied to exterior or interior wall surfaces that is not commercial advertising in context. Q.Project Announcement Sign. A temporary sign that is used to announce upcoming events such as “Grand Opening” or “Coming Soon” or upcoming tenant. R.Project Banner Sign. A temporary or seasonal sign with project identity only that is used to provide aesthetics to the project through the addition of graphics and color, announce upcoming events, . Project Banners are commonly mounted on street lights, placed in directories, or on sides of buildings. S.Projecting sign. Any sign other than a wind device sign, located above the pedestrian oriented space, which is wholly affixed to or supported by any building wall and which extends beyond the building wall more than twelve (12) inches. T.Project Landmark. A structure, sculpture, graphics, images or other form of art work consisting of one or more elements in composition creating an urban icon display for the project. U.Pylon Sign. Any ground sign greater than 20 feet or more in height identifying the project, a district or marking an entrance, which can incorporate multiple tenant listings. Highway Signs are considered a type of Pylon Sign. June 9, 2010 Page 3 V.Roof Sign. Any sign erected upon the roof of any building or which is partially or totally supported by the roof or roof structure of the building. W.Sandwich Board. Two large boards bearing a sign display on each side, hinged at the top with one board in front and the other behind creating an “A” frame, used for advertising. X.Secondary Sign. Any sign or signage that does not identify the specific tenant name, but references general goods sold or services performed in the facility. Y.Tenant Sign/Building Sign/Facade Sign. Any sign that announces a tenant or name(s) of tenant(s) located on, attached to or otherwise applied to a building wall within the tenant's leased space. Z.3D - Graphics. Any sign, freestanding structure or figure made up of 3 dimensional objects, shapes or graphic elements at pedestrian scale for the enjoyment of patrons to the development intended to be a contextual link between the thematic design elements of the property or unique use. See Appendix 3 for examples of the RRTC Sign District signage types. ARTICLE 2 SIGNAGE REGULATIONS $Setbacks.Pylon, Project Landmark, Landscape Wall , and Monument Signs ("Freestanding Signs") shall have setbacks as follows: Signs shall maintain a minimum setback of five (5) feet from the property line, public easements and/or rights-of-way line. Interior lot lines do not trigger setbacks for sign purposes in the 7&,550and 550Districts. All Freestanding Signs must comply with the visibility obstruction requirements detailed in &KDSWHU6LJQVDQG$GYHUWLVLQJ 'HYLFHVRIWKH&LW\&RGHRI2UGLQDQFHV. %Allowable Number and Size of Sign Freestanding Signs -This section sets forth the number and type of Freestanding Sign permitted on a parcel with public road and/or public access easement frontage. DIf such a parcel has frontage on more than one (1) street, highway, arterial, collector street or internal counterflow road, June 9, 2010 Page 4 the signage for each shall be calculated separately depending on the length of each frontage. b. A parcel may display one Freestanding Sign for the first three hundred feet, or portion thereof, of frontage and one additional Freestanding Sign for each additional three hundred feet of frontage or portion thereof. c. Spacing for each additional sign permitted must be a minimum of sixty (60) feet from another permitted freestanding sign on the same parcel. 2. Tenant Signs. Attached signs include all building, canopy and awning mounted signs. This section sets forth the size and location of attached Tenant Sign. The total square footage of all attached signs shall not exceed thirty (30) percent of the entire wall area on which such signs are located and/or the following signage area restrictions: a.Sign Area 1 - Tenants in freestanding (pad) buildings in Sign Area 1 adjacent to US 380, are allowed one (1) square foot per each lineal foot of building frontage, and for other elevations facing parking lots, three-quarter (.75) square foot per each lineal foot of elevation. Signs are not restricted to any specific type. Tenant's national signage and graphic standards may be used. b.Sign Area 2 - Tenants in freestanding (pad) buildings in Sign Area 2 adjacent to IH 35, are allowed two (2) square foot per each lineal foot of building frontage, and for other elevations facing parking lots, one (1) square foot per each lineal foot of elevation. Signs are not restricted to any specific type. Tenant's national signage and graphic standards may be used. c.Sign Area 3 - Tenants in freestanding (pad) buildings or in-line shops in Sign Area 3 (the internal core of Town Center), are allowed four (4) square foot per each lineal foot of main entrance frontage, and for other elevations facing parking lots, two (2) square foot per each lineal foot of elevation. June 9, 2010 Page 5 Signs are not restricted to any specific type. Tenant's national signage and graphic standards may be used. 3-dimensional and creative sign designs will be encouraged. 2. Building signs shall not exceed an overall 75% in height and 80% of length of the architectural area to which it is attached and/or the following criteria, whichever is greater: a. Tenants less than 10,000 square feet are allowed a maximum letter height of 36-inches. b. Tenants 10,001 square feet to 15,000 square feet are allowed a maximum letter height of 48-inches. c. Tenants 15,001 square feet to 25,000 square feet are allowed a maximum letter height of 60-inches. d. Tenants 25,001 square feet to 80,000 square feet are allowed a maximum letter height of 72-inches. e. Tenants in excess of 80,001 square feet are allowed a maximum letter height of 84-inches. 3. If tenant is a corner tenant, with an Exterior Building Wall, signage will be allowed on each side of the Exterior Building Wall. If tenant is on a freestanding pad, signage will be allowed on each elevation visible to the public. ARTICLE 3 PERMANENT SIGNAGE STANDARDS The following regulations shall apply to the RRTC which is south of US 380/University Drive, east of IH 35, west of Heritage Trail and north of Scripture Street as shown on the Concept Plan for Rayzor Ranch. A. Sign Areas There are three distinct signage areas defined geographically on the Sign Plan based on the land use, make up of users, the adjacent roadway speeds and accessibility for both identification and directional signs for the project and tenants. a.Sign Area 1 Pylon, and Monument signage for project and tenant identification along US 380, which will complement the existing Marketplace signage. b.Sign Area 2 – Highway, Monument and directional signage for project and tenant identification along IH 35. c.Sign Area 3 - All signage for project, tenants and land uses within the core of the RRTC. June 9, 2010 Page 6 All signs shall be erected, displayed, altered and reconstructed in conformance with this RRTC Sign District and applicable City regulations not amended through this overlay district. All signs listed above in Article 1 as sign modifications to the Denton signage code shall be allowed in all nonresidential areas of the RRTC as follows: B. Allowable Signage Types Matrix NOTE: T = Tenant Signage; P = Project Signage Sign Type Area 1 (US 380) T P Area 2 (IH 35) T P Area 3 (Interior) T P Awnings X X X Blade X X X Banner X X X X X X Canopy X X X Construction X X X X X X Changeable Message Panels X X X Landscape Wall signs X X X X X X Highway Pylons X X Kiosk X Marquee X X X X X Monuments X X X X X X Murals X X X X X Project Announcement X X X Project Banner x x x Project Landmark X X Projecting X X X X Pylons (Primary and Secondary) X X X X X X Roof X X X X X X June 9, 2010 Page 7 Sign Type Area 1 Area 2 Area 3 (US 380) T P (IH 35) (Interior) T P T P Sandwich Board (A-Frames) X X Secondary Signage X X X 3-Dimensional X X X X X X C. Freestanding Signage Standards 1. Landscape Wall Signs. Used for project and tenant identification at entries to the project area. a. Such signs shall be placed within a landscaped setting containing not less than one hundred twenty (120) square feet. The maximum individual letter area for such signs shall not exceed one hundred (100) square feet if space allows. b. The maximum height of such sign shall be eight (8) feet. c. Individual letters shall not cover a percentage of wall surface area greater than fifty (50) percent. 2. Monument Signs. Used for project and tenant identification at entrances to the project area. and tenant identification for freestanding buildings and pad tenants a. Monument signs shall be constructed in accordance with the Monument Sign Elevations shown in Appendix 4. Individual Monument Signs including Single Tenant, Double Tenant, Multi-Tenant and Project Identity Monument Signs may be located throughout the project at entrances, single tenant outlots and pads in accordance with the Signage Requirements in Article 2. b. The maximum height of a monument sign is eight (8) feet. c. Maximum sign area is 100 square feet sign. d. Spacing for multi monument signs adjacent to each other shall be a minimum of sixty feet (60’). June 9, 2010 Page 8 Project Landmark.The landmark may consist of one or more elements in composition, creating an urban icon for the project. It may contain multiple advertising and thematic elements including color and illumination techniques that will enliven and energize the site. The idea is to blend signage and public art or graphics. DThe advertising elements will each have a maximum allowable six-hundred (600) square feet. EThe landmark will not be allowed to suspend over, nor into the public right of way, and will be limited to a maximum height of sixty-five (60) feet. FThe landmark area is allowed to display the names of any tenants in Rayzor Ranch. GThe landmark will be located either internal to the RRTC within the core or a long the I-35 frontage at potential locations as depicted on Appendix 2. Pylon Signs.See Appendix 2 for potential sign location detailsand Appendix 4 for details of each sign type. DHighway signs (H1) are allowed on the road frontage of IH 35 located south of US 380 in the RRTC with a maximum allowable height of seventy-five (75’) feet measured from base of sign and an allowable sign area of twelve hundred (1200) square feet per sign side. LHighway signs are allowed to display the names of any tenants in Rayzor Ranch overall. LLHighway signs are allowed or will be allowed to use changeable message signs as part of their design components if City Code allows or is amended to allow . LLLHighway signs are not subject to the minimum setbacks of &KDSWHU6LJQVDQG$GYHUWLVLQJ'HYLFHVRIWKH&LW\ &RGHRI2UGLQDQFHVasthey arelocated in Sign Area 3 only. LYSign face shall not exceed 1200 square feet with the electronic portion of the sign limited to a maximum 672 square feet. Sign face is not the same as sign area, which is detailed below. EHighway Signs (H2) are allowed on the road frontage of IH 35 south of US 380 in RRTC. H2 signs are intended to be June 9, 2010 Page 9 repetitive thematic or decorative signs approximately equally spaced along the IH 35 corridor. i. Maximum height of forty-five feet (45') measured from base of sign ii. Allowable sign area of four hundred (400) square feet per sign side DPrimary pylon signs (P1) are allowed on the south side of US 380. LMaximum allowable height of forty feet (40’ measured from base of sign. LLAllowable sign area of eight hundred (800) square feetper sign side and a maximum effective sign area ofseven hundred (700) square feet per sign side. ESecondary pylon signs (P2) are allowed on the south side of US 380 and the west side of Heritage Trail. LMaximum allowable height of forty feet (40’) measuredfrom base of sign. LLAllowable sign area of eight hundred (800) square feet per sign side and a maximum effective sign area of seven hundred (700) square feet per sign side. FPylon signs are subject to the minimum setbacks as established in Article 2 of this amendment unless itsproximity to a single-family residence would dictate a largersetback according to&KDSWHU6LJQVDQG$GYHUWLVLQJ'HYLFHVRIWKH &LW\&RGHRI2UGLQDQFHV. GAll pylon signs are allowed to display the names of anytenants in RRTC. D. Graphic Standards 1.Project Graphics. Murals (including scanner murals) and other graphic elements with backing frame or support, and not containing a commercial message or part of National Trade Dress are allowed on all buildings and no permit is required to install these elements June 9, 2010 Page 10 provided that the original installation of the Project Graphic was included and approved as part of the building permit for the structure to which it is attached. Project Banners - Used for identification, marketing or graphics for RRTC. Project Banners may have an area up to 15 square feet. Materials used can be fabric, vinyl or metal. A permit is not required to install a Project Banner. E. Attached Sign Standards Signs should be designed to appear as an integral part of the architecture rather than as an after-thought. Tenant identification signs should be designed to complement the design of the building in scale, placement and style, building color and finishes; fit within the overall environment; but should integrate bold colors, lighting, materials, and style. Building and tenant identification signs should be designed to be visible and legible from the intended viewer's viewpoint. Sign illumination may be innovative and incorporate a variety of lighting types, such as neon tubes, fiber optics, incandescent lamps, LEDs, cathode ray tubes, shielded spotlights, and wall washes. 1.Blade. a. Sign area for Blade signs shall not be counted against tenants allowable sign area b. Orientation may be perpendicular or parallel to store frontage. c. Each tenant may have one (1) blade sign, Corner tenants are permitted two (2) blade signs (one on each storefront opening or entry). d. Mounting height shall be a minimum of 84” from finished floor to lowest portion of sign element. e. Maximum sign area of ten (10) square feet is permitted and must be located at the tenant’s primary entrance. 2.Awning / Canopy/ Marquee Signs. a. Signs on marquees shall be considered wall signs and shall be subject to the requirements established for wall signs. June 9, 2010 Page 11 b. Signs on canopies and awnings shall be considered wall signs and shall be subject to the requirements established for wall signs. However, lettering which does not exceed seven inches in height which is displayed on the edge of a canopy or awning hanging perpendicular to the ground shall not be counted against the allowable signage area of a wall frontage. c. No portion of any canopy or awning shall be less than eight feet above the level of the sidewalk or other surface over which it projects. d. Awning signs may be illuminated indirectly or internally. 3.Kiosk Sign. a. Kiosks will be allowed up to 20 square feet of signage. b. Attached to the physical body of the kiosk and does not extend beyond into a pedestrian walkway. 4.Roof Sign. a. Roof signs may extend laterally beyond the exterior walls of the building and shall be securely attached. b. Signage area shall be calculated at one (1) square foot of signage for each one (1) lineal foot of building frontage. Sign area is limited to a maximum of 672 square feet per individual sign. This area is not calculated against any tenant, but as part of a place making allowance. c. If used for tenant identification and/or marketing, square footage shall be counted as part of the aggregate allowance of the specific tenant and within tenant’s leased frontage. 5.Informational / Incidental Signs. Minor signs such as drive-thru directional signs, gas pricing signs, traffic control signs and all other signage not referred to herein shall be permitted as allowed under the applicable City of Denton codes. F. TEMPORARY SIGNAGE STANDARDS. The following types of temporary signs shall be permitted within the RRTC Sign District, subject to the limits of&KDSWHU6LJQVDQG $GYHUWLVLQJ'HYLFHVRIWKH&LW\&RGHRI2UGLQDQFHV, Temporary signs shall bepermitted forperiods up to 365 days. June 9, 2010 Page 12 1.Construction Sign. a. Maximum of one-hundred (120) square feet per maximum sign area. b. Typical Construction Sign can be found in Appendix 3. 2.Project Announcement Signs. a. Maximum of one-hundred (120) square feet per maximum effective sign area b. All project announcements signs must be at least 200 feet apart. Project Announcement Signs shall be removed within 30 days after an occupancy permit is issued. c. All Project Announcement Signs must be constructed with a metal frame and have acrylic or metal panels and comply with the RRTC Color Palate adopted as part of the RRTC Architectural Standards. d. Typical Project Announcement Sign can be found in Appendix 3. 3.Land available and Real Estate Signs. Signs offering land available for sale or lease a. Maximum of ninety-six (96) square feet per sale or lease parcel provided that no more than one sign be installed for each 300 feet of frontage. b.Construction must be with a metal frame and have acrylic or metal panels. c. Typical Real Estate Signs can be found in Appendix 3. 4.Sandwich Board. a. Maximum sign height shall be three (3) feet. b. Maximum sign width shall be two (2) feet and sign shall not be placed in front of adjoining tenant's storefront. Signs must be properly anchored (temporarily) or weighted against the wind. c. Chalkboards or changeable letters may be used for daily changing messages. June 9, 2010 Page 13 d. Signs shall be designed and constructed so as to promote and not visually obscure the significant architectural features of the Rayzor Ranch Development. e. Signs must be removed after business hours. f. Sidewalks must be at least ten (10) feet wide in order to erect or maintain a sandwich board or “A” frame sign. Wind Device Signs. On premise, banners, and windblown signs such as pennants, flags, and streamers for special events and grand openings shall be permitted provided they: DDo not exceed 20 square feet in area. EThere shall be no limit to the number of wind device signs along main circulation routes within the RRTC overlay districts where said signs are not visible from US 380, IH 35 or Bonnie Brae and Scripture. FComply with the requirements for duration stated in &KDSWHU 6LJQVDQG$GYHUWLVLQJ'HYLFHVRIWKH&LW\&RGHRI 2UGLQDQFHV. June 9, 2010 Page 14 APPENDIX 1 6RXWK&RPPHUFLDO'LVWULFW6&'and Town Center 7&Sign Areas June 9, 2010 Page 1 APPENDIX 2 South &RPPHUFLDO'LVWULFW6&'and Town Center7&Conceptual Sign Plan Sign locations indicated are for illustrative purposes only and to further define use and proximity to project site features for various sign types. Final locations and use of signs will be identified in the approved site plan. June 9, 2010 Page 2 June 9, 2010 Page 3 APPENDIX 3 South &RPPHUFLDO'LVWULFW6&'and Town Center 7&Sign Examples All signage examples in Appendix 3 are for illustrative purposes only and to further define size calculations required for various sign types. Examples are not indicative of the final graphics for the RRTC Sign District. June 9, 2010 Page 4 June 9, 2010 Page 5 June 9, 2010 Page 6 June 9, 2010 Page 7 June 9, 2010 Page 8 June 9, 2010 Page 9 June 9, 2010 Page 10 APPENDIX 4 South &RPPHUFLDO'LVWULFW6&'and Town Center 7&Conceptual Sign Types All conceptual sign types shown in Appendix 4 are for illustrative purposes only and to further define size requirements for various sign types. Final design and construction drawings will vary. H1–PRIMARYHIGHWAY June 9, 2010 Page 11 APPENDIX 4 6RXWK&RPPHUFLDO'LVWULFW6&'DQG 7RZQ&HQWHU7&&RQFHSWXDO6LJQ7\SHV H2–SECONDARYHIGHWAY June 9, 2010 Page 12 APPENDIX 4 6RXWK&RPPHUFLDO'LVWULFW6&'DQG7RZQ &HQWHU7&&RQFHSWXDO6LJQ7\SHV P1–PRIMARYPYLON June 9, 2010 Page 13 APPENDIX4 6RXWK&RPPHUFLDO'LVWULFW6&'DQG7RZQ &HQWHU7&&RQFHSWXDO6LJQ7\SHV P2–SECONDARYPYLON June 9, 2010 Page 14 APPENDIX 4 6RXWK&RPPHUFLDO'LVWULFW6&'DQG7RZQ &HQWHU7&&RQFHSWXDO6LJQ7\SHV M1–SINGLETENANTMONUMENT M2–DOUBLETENANTMONUMENT June 9, 2010 Page 15 APPENDIX 4 6RXWK&RPPHUFLDO'LVWULFW6&'DQG7RZQ &HQWHU7&&RQFHSWXDO6LJQ7\SHV M3–MULTITENANTMONUMENT M4–ENTRYMONUMENT June 9, 2010 Page 16 November 17, 2020 Page 7 Exhibit E-2 RAYZOR RANCH SOUTH MIXED-USE SIGN DISTRICT 7KH 6RXWK 0L[HG 8VH 6LJQ 'LVWULFW VKDOO SURYLGH GLUHFWLRQ IRU VLJQV ORFDWHG LQWKH 6RXWK 0L[HG 8VH 'LVWULFW 608' DQG 6RXWK 0L[HG 8VH'LVWULFW 608' VXEGLVWULFWV RI 5D\]RU 5DQFK $Signage Each property shall be allowed one monument sign with a maximum height of 8 feet and maximum effective area of 65 square feet at each entry into the Individual lot. For sites with frontage greater than 250’ on any street, with one entry, two signs may be placed along that frontage. Related architectural features (such as clock towers, obelisks, etc.) may be taller than 8 feet provided the signage mounted to such features is at a maximum height of 8 feet. Building sites which front other perimeter public streets and have no access to that public street may install one additional monument sign facing that perimeter street with a maximum height of 8 feet and maximum effective area of 70 square feet. Signs may be either Single Tenant, Double Tenant, or Multi-Tenant as shown on the attached Appendix. Monument signs are required to be setback a minimum of 10 feet from any public street and 10 feet from any rear or side property lines. Directional/address signage is permitted and shall be limited to an effective sign area of 25 square feet and shall not exceed 5 feet in height. Flashing or moving character signs may not be installed. Illuminated signs shall not be permitted to face an adjoining lot that is for residential use outside of Rayzor Ranch and is within 100’ of the sign. Each building elevation shall be allowed one wall sign limited to a maximum effective area no greater than 5% of the wall area to which the sign is attached. If signs are illuminated, it shall be internally illuminated, or from gooseneck or similar wall mounted lighting. Site perimeter sign walls below 6 feet tall are allowed in lieu of monument sign, or at street corner. Graphic murals shall be counted as art, not signage. See Appendix 1, Project Identity Sign. Building mounted blade signage is allowed. The materials and scale of the sign must be appropriate to the building it is mounted to, but shall not exceed 10 square feet and a 5 foot projection from the building wall. The bottom of blade mounted signs must be no lower than 9 feet above grade and the top shall not extend above the eave line of sloped roofs or the parapet height on flat roofs. See attached Appendix 1 – 6 for Signage. Appendix 1 Appendix 2 Page 6 Appendix 3 Page 7 APPENDIX 2 Blade and Project Banner Sign Examples All signage examples attached are for illustrative purposes only and to further define size calculations required for various sign types. Examples are not indicative of the final graphics for the Rayzor Ranch Sign District. 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