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s:\legal\our documents\ordinances\10\rayzor ranch overlay ordinance final 712 10.doc
ORDINANCE NO. 2010-158 (REVISED)'
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, AMENDING THE
DEVELOPMENT STANDARDS FOR THE RAYZOR RANCH OVERLAY DISTRICT BY
SUPERSEDING THE PREVIOUSLY APPROVED RAYZOR RANCH OVERLAY DISTRICT
CLASSIFICATION, AND AMENDING BY SUPERSEDURE CHAPTER 35, SUBCHAPTER
7.15 OF THE CITY OF DENTON CODE OF ORDINANCES, "DENTON DEVELOPMENT
CODE", "SPECIAL PURPOSE AND OVERLAY DISTRICTS"; PROVIDING FOR
SEVERABILITY; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF
$2,000.00 FOR VIOLATIONS THEREOF, AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the owner of the property defined by the Rayzor Ranch Overlay District,
legally described in Exhibit "A" to Ordinance 2008-018, and incorporated herein by reference
(the "Property") supports the amendments described herein to the Rayzor Ranch Overlay
District; and
WHEREAS, Sections 35.7.1, 35.7.2, and 35.7.3 of the Denton Development Code
authorize the City Council to approve overlay districts to protect and enhance certain specific
lands and structures which, by virtue of their type or location, have characteristics which are
distinct from lands and structures outside such special districts and contain such reasonable and
necessary requirements to insure the protection and enhancement of said land and structures.
Further, the overlay districts are authorized to establish specific design standards and
development regulations to effectuate the purpose of the district; and
WHEREAS, on June 9, 2010 the Planning and Zoning Commission, conducted a public
hearing, and having found that all prerequisite requirements had been satisfied, recommended
approval of the requested zoning and code amendments; and
WHEREAS, on June 15, 2010 the City Council held a public hearing as required by law
and approved the modified Rayzor Ranch Overlay District, as amended herein; and
WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay District
serves a public purpose; and
WHEREAS, the City Council makes the following findings:
A. The changes are consistent with the Comprehensive Plan; and
B. The Rayzor Ranch Overlay District will protect and enhance the Property, which
is distinct from the lands and structures outside of the Rayzor Ranch Overlay
District, including the immediate neighborhood. NOW, THEREFORE,
1 At the June 15, 2010 City Council meeting where these revisions were discussed, the approval motion
incorporated numerous modifications that were incorporated into the final signed copy of 2010-158; however, it
was later discovered that the changes were incomplete. This revised copy incorporates the missing elements
considered and approved by the City Council at the June 15, 2010 meeting.
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1. The findings and recitations contained in the preamble of this ordinance
are incorporated herein by reference.
SECTION 2. Chapter 35, Subchapter 7 "Denton Development Code", "Special Purpose
and Overlay Districts", Code of Ordinances, City of Denton, Texas is hereby amended by
supersedure of Section 35.7.13. Rayzor Ranch Overlay District, to read as follows:
35.7.15.0 Ravzor Ranch Overlay District.
The Rayzor Ranch Overlay District classification is hereby defined with respect to
approximately 410 acres of land, legally described in Exhibit "A" to Ordinance 2008-018.
35.7.15.1 Purpose.
The purpose of establishing the Rayzor Ranch Overlay District is to:
A. Ensure compatibility of new construction with the existing scale and
characteristics of surrounding properties; and
B. Protect and enhance specific land features which have characteristics distinct from
lands and structures outside this Special Purpose District; and
C. Provide within the Rayzor Ranch area a combination of land uses arranged and
designed in accordance with sound site planning principles and development
techniques; and in such a manner as to be properly related to each other, the
immediate surrounding area, the planned mobility system, and other public
facilities, such as water and sewer systems, parks, schools and utilities.
35.7.15.2 Application of Reimlations
A. The Rayzor Ranch Overlay District shall be consistent with the Denton Plan.
B. The regulations included in this Ordinance apply to the portions of Rayzor Ranch that are
located both north and south of US 380 / West University Drive (US 380). The portion
of Rayzor Ranch north of West University Drive (US 380) is hereinafter referred to as
Rayzor Ranch Marketplace and the portion of Rayzor Ranch located south of West
University Drive (US 380) is known as the Rayzor Ranch South Campus.
C. The development regulations that are applicable to properties north of US 380, including
those that have building permits issued or in process at the date of adoption of this
ordinance (specifically Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the Rayzor Ranch North
Addition), and the Cook Children's tract and the Denton Municipal Electric (DME)
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Substation tract south of US 380 are governed the regulations established in Ordinances
2008-284 and 2009-169.
D. The City rules and regulations applicable to the development of property located within
the NRMU and RCC-D zoning districts are applicable, except as otherwise provided by
this Overlay District and further restricted or excepted herein and may not be varied or
excepted other than by amendment of these standards.
E. Provisions for solid waste receptacles shall follow the City of Denton Solid Waste
Criteria Manual.
F. The Rayzor Ranch Overlay District shall retain the underlying zoning district and be
noted with an overlay designation on the Official Zoning Map.
G. The Districts defined herein, may be developed in phases with any or all of the uses
allowed within the individual sub-districts. If the common amenities for future phases,
including but not limited to open spaces, landscaping and/or recreational facilities are not
yet constructed; a phasing plan shall be considered as a component of the final plat. A
phasing plan shall provide a graphic and narrative document that indicates the sequence
and time of construction, provides a description of the phasing order (e.g. 1, 2 & 3) and
includes infrastructure requirements for each phase, as amended from time to time with
approval of the City Manager.
H. Before building permits may be issued for any portion of the project, a Site Plan for that
portion of the project must be approved in conformance with this Ordinance and
applicant must demonstrate compliance with this ordinance and all attached exhibits.
The site plan requirement does not apply to Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the
Rayzor Ranch North Addition. All other properties north of US 380 and the Cook
Children's tract and the Denton Municipal Electric (DME) Substation tract south of US
380 are governed by the regulations established in Ordinances 2008-284 and 2009-169
including Section 35.7.13.5 Marketplace - Subarea 2 Development Standards (RR-3, P,
and RR-2) that states in part: Permitted Uses. These uses must be located within the
Subareas as shown on the attached Exhibit B-5.
1. Development within Rayzor Ranch shall conform to the adopted Concept/Schematic
Plans attached as Exhibit "B-1" to these regulations as amended pursuant to Section N
below.
J. Bubble Plan - The purpose of the Bubble Plan is to show the general configuration of the
different development areas within the subdistricts of the Rayzor Ranch South Campus.
The configuration of the Bubble Plan attached as Exhibit B-2 is general in nature and
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does not intend to show the final configuration of roadways, property lines or utility
easements. The final boundaries for the subdistricts will be determined during the site
plan approval process.
K. Concept/Schematic Plan - This plan, attached hereto as Exhibit B-1, is intended to be
used as the first step in the overlay development process. The Concept/Schematic Plan
may be amended or approved alone or in conjunction with a site plan in a public hearing
before the City Council.
1. The Concept/Schematic Plan establishes general guidelines for the district by
illustrating in graphic form both internal and external streets, thoroughfares, other
means of access, open spaces, natural resources, uses, densities, intensities and
height. The following information should be provided for a complete
Concept/Schematic Plan:
a. The date, written and graphic scale, north arrow, proposed name of the
development, key map showing the location of the development in relation to
existing streets and highways and dates of preparation and revisions.
b. The name and address of the property owner or owners, and the design
professional preparing the plan.
c. The names of the record owners of adjacent undeveloped and developed land.
d. Title Block containing: Proposed name of the subdivision or lot of record,
acres in platted and unplatted land and total of those acres, survey and
jurisdiction (City of Denton, County of Denton, Texas, for example).
e. Acreage of the project.
f. Show and label any proposed phasing limits.
g. Survey boundaries of the project (or references to the survey).
h. Proposed general land uses and the acreage of each use including open space.
i. Proposed street layout (arterial level required, collector and local to be
developed by the applicant and reviewed by staff).
j. Development Standards:
i. Maximum height of buildings
ii. Minimum lot area
iii. Minimum lot width and depth
iv. Building setbacks
v. Maximum lot coverage
vi. Maximum floor to area ratio
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vii. Off-street parking standards
k. 100 year floodplain, floodway and major drainage ways.
1. City limits and Extraterritorial Jurisdiction (ETJ) boundaries.
in. Zoning districts and land uses on project and adjacent lands.
n. Preliminary water and sanitary sewer layout.
L. Site Plan - This plan is intended to demonstrate and confirm that the proposed phase of
the development moving towards construction complies with all of the requirements of
this Ordinance and the applicable portions of the Denton Development Code.
1. Rayzor Ranch will be developed in phases and a Site Plan must be approved for each
phase. An overall Site Plan for the entire Rayzor Ranch project is not required.
2. Site Plans for Multi-Family Dwellings shall be approved by the City Council, and
Site Plans for all other uses shall be approved by the Planning and Zoning
Commission, if they substantially conform to the Concept/Schematic Plan approved
by the City Council, after approval of the Overlay Ordinance and Concept/Schematic
Plan. If pending amendments to the Overlay District Ordinance and
Concept/Schematic Plan do not affect the development phase for which a Site Plan
has been submitted, then the Site Plan may continue through the approval process.
3. The Site Plan provides additional detail to the approved Concept/Schematic Plan by
illustrating in a graphic form internal and external streets, thoroughfares, other means
of access, open spaces, natural resources, uses, densities, intensities, height,
boundaries in a metes and bounds description, drainage facilities location, minimum
setbacks, maximum floor area ratio (FAR) of buildings; number, location and
dimension of all lots, number of dwelling units and density. The following
information should be provided for a complete Site Plan:
a. Acreage in project shown by survey and certified by a registered surveyor;
b. Permitted land uses and acreage of each land use;
c. Land uses and zoning of adjacent properties;
d. Drainage facilities;
e. Other existing or proposed off-site improvements as required;
f. Location, type and size of all streets, alleys, parking lots and spaces, loading
areas or other areas to be used for vehicular traffic;
g. Proposed access and connection to existing or proposed streets and traffic
generated by the proposed uses;
h. Non-residential: location, maximum height (in feet), minimum setbacks, and
maximum floor area ratio (FAR) of buildings;
i. Residential development must show number, location and dimension of all
lots, minimum setbacks, number of dwelling unit and density;
j. Location of all creeks, ponds, lakes, floodplain, and/or other water retention or
major drainage facilities and improvements;
k. Location size and route of all major water, wastewater, electrical lines and
other facilities necessary to serve the project;
1. Location of all protected trees (10+ inches) and a detailed landscape plan
demonstrating compliance with the approved landscape requirements for
Rayzor Ranch as set for in Exhibit "D";
in. Location, type and size of all fences, berms, or screening features;
n. Sidewalks or other pedestrian or bicycle access;
o. Building elevation(s); and,
p. Demonstrated compliance with the architectural standards in Exhibits C-l, C-
2, or C-3 as applicable.
M. Approval Criteria. The Planning and Zoning Commission shall approve the site plan if it
finds that:
1. The site plan substantially complies with the Concept / Schematic Plan
approved by City Council;
2. The site plan provides for a compatible arrangement of buildings and land
uses that would not adversely affect adjoining neighborhoods or properties
outside the plan;
3. The site plan provides for the adequate and safe circulation of vehicular
traffic; and
4. The plan fully complies with all other sections of this overlay district.
N. Minor Amendment. Upon recommendation of City staff, the City Manager may approve
minor aesthetic deviations to architectural elevations and other approved site design
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standards and details associated with the Rayzor Ranch Overlay District, if necessary to
protect the viability of the district as a whole.
1. Such minor aesthetic deviations shall, however, be constrained to those
which:
a. As mitigated in Section 35.7.15.2.N.2, below, promote and enhance the
purpose of the district, as set forth in §35.7.15.1;
b.As mitigated in Section 35.7.15.2.N.2, below promote and enhance the
unique attributes of the district, as required in §35.7.1,35.7.2, and 35.7.3 of
the Denton Development Code; and
c. Deviate from approved site design standards and guidelines for
the district, to the minimum extent necessary to accommodate
the demands of a specific commercial use whose presence is
deemed important to the success of the development as a whole.
2. The following considerations should guide the approval of a minor site
design amendment:
a. The deviation is necessary to accommodate standard floor plans
site designs, or architectural requirements demanded by a specific
commercial use whose presence is deemed important to the
success of the development as a whole.
b. Such deviations may not promote a design aesthetic that is
fundamentally inconsistent (i. e., may not clash) with the overall
site design aesthetic, or unique attributes of the district. Colors,
textures and materials shall at least be harmonious with those
approved in the design standards for the district, and architectural
styles may not be fundamentally inconsistent with the standards
(e.g., no Greek Revival, Georgian, Roman columns, futuristic, or
mid-century modern designs), except as otherwise allowed by the
limited criteria for national trade dress in Exhibit G.
c. Such aesthetic deviations should be mitigated or offset with
complementary public space enhancements (e.g. hardscape
details, sculpture, open areas, designed to promote and enhance
the theme of the district) to the extent necessary to ensure that
the purposes and unique attributes of the district are equaled or
enhanced overall, despite the minor aesthetic deviation in the
architectural elevation, or other site design attribute.
3. No amendment may change any use restriction or mandatory standard of
this district, except to the limited degree authorized by Section 35.7.15.2.N.
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O. Expiration of Site Plan. Any approved site plan shall be valid for twenty-four (24)
months from the date of its approval. If no construction begins pursuant to a building
permit issued for the property within the twenty-four (24) months, the site plan shall
expire and no longer be valid. The City Council may, prior to expiration of the site plans
for Multi-Family Dwellings, for good cause, extend for up to three hundred sixty (360)
days the expiration date of the site plan. The commission may, prior to expiration of all
other site plans, for good cause, extend for up to three hundred sixty (360) days the time
for which the site plan is valid.
P. Appeals from Commission Action. Either the applicant or City Manager may appeal the
Commission's site plan decision to the City Council, by filing a written request with the
department within ten (10) days of the decision.
35.7.15.3 Land Divisions
The Rayzor Ranch overlay district shall be divided into two major divisions, separated generally
by US 380 (University Drive): the Rayzor Ranch Marketplace; and the Rayzor Ranch South
Campus.
A. The Rayzor Ranch Marketplace shall be divided into three subareas as depicted in
Exhibit B-5 and detailed below.
1. RR-3 - The Rayzor Ranch Marketplace RR-3 Area, depicted as RR-3 on Exhibit
B, is intended as a retail area with uses allowed in the RCC-D zoning district
classification and use designation, as further modified by this overlay zoning
district, and designed to promote the overall character and purpose of this overlay
district. The RR-3 section of the Rayzor Ranch Marketplace (RR-3) is referred to
as the RR-3 Area in the Architectural Standards, Landscape Standards, and
Signage Standards in Exhibits B, C, D, and E, and vice versa.
2. RR-2 - The Rayzor Ranch Marketplace RR-2 Area, depicted as RR-2 on Exhibit
B, is intended to as a retail area with uses allowed in the RCC-D zoning district
classification and use designation, as further modified by this overlay zoning
district, and designed to promote the overall character and purpose of this overlay
district. The RR-2 section of the Rayzor Ranch Marketplace is referred to as the
RR-2 Area in the Architectural Standards, Landscape Standards, and Signage
Standards in Exhibits B, C, D, and E, and vice versa.
3. Residential (NRMU-12 & NR-3) - The Rayzor Ranch Marketplace Residential
Area, depicted as NRMU-12 and NR-3 on Exhibit B, is intended for residential
development. Development standards for this area are not currently incorporated
into this Overlay but will be adopted prior to any development or site plan
approval in this area.
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B. The Rayzor Ranch South Campus shall be divided into the following five subareas, as
depicted in Exhibit B-l:
1. Town Center (RR-1) - The Town Center (RR-1), depicted as RR-1 on Exhibit
B-1, is intended to define a mixture of certain specified nonresidential, retail and
residential uses currently allowed within the RCC-D zoning district classification
and use designation, as further modified by this overlay zoning district, and
designed to promote the overall character and purpose of this overlay district.
The Town Center (RR-1) is also referred to as the RR-1 Area in the Architectural
Standards, Landscape Standards, and Signage Standards in Exhibits B-1, C-l, D-
1, and E-1 and vice versa.
2. South RR-2 District - The South RR-2 District is intended to define certain
specified uses currently allowed within the RCC-D zoning district classification
and use designation, as further modified by this overlay zoning district. The South
RR-2 District is also referred to as the South RR-2 Area in the Architectural
Standards, Landscape Standards, and Signage District in Exhibits C-1, D-1, and
E-1.
3. South Mixed-Use District - The South Mixed Use District is intended to
accommodate certain specified nonresidential, single-family and multi-family
residential uses, as further modified by these overlay requirements. The South
Mixed-Use District will also be referred to as the RR, BH, MF, O, CC, P, Hotel,
and SF Areas in the Architectural Standards, Landscape Standards, and Signage
Standards in Exhibits to be incorporated in Exhibits C-2, D-2, and E-2.
4. DME Substation - The DME Substation property is intended to accommodate a
utility substation and is governed by the regulations established in Ordinances
2008-284 and 2009-169.
5. Cook Children's Hospital - The Cook Children's property is intended to
accommodate a hospital and is governed by the regulations established in
Ordinances 2008-284 and 2009-169.
6. Drill Pad - The Drill Pad property is intended to accommodate gas well
development, and is governed by Ordinances 2008-284 and 2009-169, and further
restricted by Specific Use Permit (SUP) No. 509-0006, Ord. No. 2009-257.
35.7.15.4 Development Standards
A. Generally.
The Rayzor Ranch Overlay establishes architectural and landscape design as
development standards to effectuate the purpose of the district. The City rules and
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regulations applicable to the development of property in the RCC-D and NRMU districts
are applicable, except as otherwise provided by this Overlay District and further
restricted or excepted herein.
B. Definitions.
The following definitions shall apply to the Rayzor Ranch Overlay District:
1. Big House: A type of residential development where 10 or fewer dwelling units are
located in a single building which is intended to resemble a single large house. The
dwelling units can be vertically or horizontally integrated. Dwelling units developed
as a Big House use will count towards the total number of multi-family dwelling units
and not toward the total number of single-family dwelling units allowed in Rayzor
Ranch listed in Section 35.7.15.7.A.1.
2. Continuing Care Retirement Center: A facility that integrates multiple senior living
options into one facility including skilled nursing, assisted living, dementia care, as
well as independent living. This use is not considered a multi-family dwelling unit.
(Ordinance No. 2007-110).
3. Convention Center: A facility used in connection with a convention or meeting
center, or similar facility, including auditoriums, exhibition halls, facilities for food
preparation and service, parking facilities, administrative offices and ancillary
development such as a hotel.
4. Garden-Style Home: A single-family dwelling on a separate lot with building
setbacks only on three sides commonly developed in a cluster formation. This
development type is also known as zero lot line homes or patio homes.
5. Heli ad: A landing pad for occasional use by rotary wing aircraft. Regularly
scheduled stops and fueling or servicing facilities are not permitted as part of this use.
6. Open Space: Open space includes all surface areas of the project that are not covered
with enclosed buildings, or parking and drive areas. Pedestrian plazas and sidewalks
(covered or uncovered) count as Open Space. In addition, areas of Rayzor Ranch,
such as easements or rights-of-way, that may be owned or controlled by a
governmental agency, but that are being maintained privately, will count towards the
open space and landscape area requirements. Open Space in the Marketplace shall be
defined by Ordinance 2009-169.
7. Plaza or Public Area Space: An area identified on an approved Site Plan which is
designated for public or civic use. This area can be part of a private development or
included within a Park.
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8. Rayzor Ranch: The comprehensive development which includes all phases defined
within the Rayzor Ranch Overlay District. (Ordinance 2008-284).
9. Stormwater Control and/or Detention Areas. Facilities dedicated to the collection, or
transportation of stormwater runoff.
10. Storm Water Control: Storm water controls (sometimes referred to as best
management practices or BMPs) are constructed storm water management facilities
designed to treat storm water runoff and/or mitigate the effects of increased storm
water runoff peak rate, volume and velocity due to urbanization.
11. Storm Water Quality Areas: Facilities for the collection and treatment of storm water
runoff.
12. Townhouse-style: A dwelling structure not to exceed three stories in height,
containing a minimum of three and no more than eight dwelling units within a
building, which is constructed in a series or group of attached units on one lot, up to
eight (8) units, meeting fire protection requirements and the following additional
requirements. Seventy-five percent (75%) of the dwellings built in compliance with
the Townhouse Style development regulations are considered attached single-family
dwelling units for the purpose of calculating the total number of units allowed in the
Rayzor Ranch South Campus and will count towards the total number of single-
family attached dwelling units and not toward the total number of multi-family
dwelling units allowed in Rayzor Ranch listed in Section 35.7.15.7.A.1. Conversely,
25% of each phase of the Townhouse-style dwellings constructed shall count against
multifamily.
a. Each unit features at least two points of direct exterior access to the
structure;
b. Each unit is separated from the other dwellings in the structure by fire
rated common walls;
c. No units are vertically above or below another uses or unit within the
structure;
d. Each unit features an individual meter for each utility; and
e. Each unit features access to a public street or alley.
35.7.15.5 Marketplace - Subarea 1 Development Standards (SF-1) as defined in
Ordinance 2008-284.
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[TO BE INCORPORATED LATER]
35.7.15.6 Marketplace - Subarea 2 Development Standards (RR-3, P, and RR-2) as
defined in Ordinance 2008-284.
In Subarea 2 of the Rayzor Ranch Marketplace, the City rules and regulations applicable to the
development of property located within an RCC-D zoning district are applicable, except as
otherwise provided by this Overlay District and further restricted or excepted as follows:
Permitted Uses. These uses must be located within the Subareas as shown on Exhibit B-5
as follows:
A. RR-3: wholesale sales; retail construction materials sales with a minimum
floor area of 100,000 square feet; quick vehicle servicing; garden center
with container plant materials and associated garden supplies only
accessory to retail or a home improvement center in excess of 100,000
square feet, retail sales and services, restaurants, parks and open space and
professional services and offices. All other uses are prohibited.
B. RR-2: retail sales and services, restaurants, drive-through facilities,
indoor recreation, parks and open space and professional services and
offices. All other uses are prohibited.
C. P: parks and open space, water quality feature as defined in this
ordinance. All other uses are prohibited.
35.7.15.7 South Campus - General Use and Development Standards.
A. Residential Dwelling Units
1. The South Campus shall not exceed the following number of dwelling units
by type:
a. 185 single-family detached dwellings;
b. 496 single-family attached dwellings; and
c. 1,800 multi-family units.
i. 1,050 of the allowed 1,800 multi-family dwelling units are to
be constructed inside the Density Zone and cannot be rented by
the room and cannot contain more than three (3) bedrooms in
any individual unit.
ii. The remaining 750 multi-family dwelling units can be built
within those areas identified for MF uses within Exhibit B-1
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and cannot contain more than three (3) bedrooms in any
individual unit..
d. Approved densities shall be contingent upon demonstration that
planned public infrastructure is sufficient to sustain the herein
approved densities.
2. The first 750 multi-family residential units in the South Campus shall not
be permitted or constructed until the non-residential component of Phase 1
of the Town Center (RR-1) has had a site plan approved, and until the first
100,000 square feet of the Town Center (RR-1) and RR-2 construction
has: (1) received building permits, and (2) has been inspected and issued a
green tag by the City for the building foundations. The remaining 1,050
multi-family residential units may be permitted and constructed when the
first 600,000 square feet of the Town Center (RR-1) and RR-2
construction has received building permits and the City has inspected and
issued a green tag for the building foundations.
B. South Campus -Town Center (RR-1)
1. The Town Center (RR-1) property is located within an RCC-D base zoning district.
Permitted uses are limited to the specific land use categories set forth below, as
defined, limited and permitted by the Denton Development Code for the RCC-D
zoning district classification and use designation, or as further restricted or excepted
in this overlay.
a. Permitted Uses:
i. Hotels;
ii. Retail Sales and Services;
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities.
vi. Professional Services and Offices;
vii. Outdoor Recreation, including an amphitheater;
viii. Indoor Recreation;
ix. Commercial Parking Lots;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Convention Center
xv. Storm Water Control and/or Detention;
xvi. Convention Center;
xvii. Storm Water Quality Areas.
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b. Allowable with limitations:
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Major Event Entertainment;
ii. Basic Utilities;
iii. Group Homes.
d. Sexually-oriented businesses and all other uses defined by the Denton
Development Code are prohibited.
2. Density and Intensity:
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90% in accordance with Appendix D-
1.
C. The minimum landscaped area shall be 10% in accordance with Appendix
D-1.
d. The minimum tree canopy coverage at maturity shall be 25% in
accordance with Appendix D-1.
e. The maximum building height shall be 100 feet above grade, except for
hotels and office uses which shall not exceed 200 feet in height above
grade. No structure shall exceed a maximum height above mean sea level
as determined by the Federal Aviation Administration (FAA) or other
appropriate regulatory agency.
f. As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development
Code, a residential proximity slope shall be present between new
development within the Rayzor Ranch South Campus and an existing
single-family use outside of the Overlay District. A 35-degree residential
proximity slope angle is measured from a point 40 feet above grade at the
minimum setback line.
3. Design Standards.
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural
Standards, Landscape Standards, and Sign Standards for the Town Center
(RR-1).
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C. South Campus - South RR-2 District.
1. The South RR-2 District property is located within an RCC-D base zoning
district. Permitted uses are limited to the specific land use categories set forth
below, as defined, limited and permitted by the Denton Development Code for the
RCC-D zoning district classification and use designation, or as further restricted
or excepted in this overlay.
f. Permitted Uses :
i. Hotel;
ii. Retail Sales and Services
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities
vi. Professional Services and Offices;
vii. Quick Vehicle Servicing
viii. Outdoor Recreation;
ix. Indoor Recreation;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Convention Centers;
xv. Storm Water Control and/or Detention;
xvi. Storm Water Quality Areas; and
g. Allowable with Limitations
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
h. Allowable through Specific Use Permit approval:
i. Group Homes;
ii. Basic Utilities;
i. Sexually-oriented businesses and all other uses defined by the Denton
Development Code are prohibited.
2. Density and Intensity
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90% in accordance with Appendix D-
1.
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c. The minimum landscaped area shall be 10% in accordance with Appendix
D-1.
d. The minimum tree canopy coverage at maturity shall be 25% in
accordance with Appendix D-1.
e. The maximum building height shall be 100 feet above grade, except for
hotels and office uses which shall not exceed 200 feet in height above
,grade. No structure shall exceed a maximum height above mean sea level
as determined by the Federal Aviation Administration (FAA) or other
appropriate regulatory agency.
f. As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development
Code, a residential proximity slope shall be present between new
development within the Rayzor Ranch South Campus and an existing
single-family use outside of the Overlay District. A 35-degree residential
proximity slope angle is measure from a point 40 feet above grate at the
minimum setback line.
3. Design Standards.
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural
Standards, Landscape Standards, and Sign Standards for the South RR-2
District.
D. South Campus - South Mixed Use District.
1. The South Mixed Use District property is located within the RCC-D and NRMU base
zoning districts. Permitted uses are limited to the specific land use categories set
forth below, as defined, limited and permitted by the Denton Development Code for
the RCC-D and NRMU zoning districts classification and use designation, or as
further restricted or excepted in this overlay.
a. Permitted Uses, except as follows: The only uses permitted within the area
designated as SF in Exhibit B-1 are Single Family Dwellings, Attached Single
Family Dwellings, Community Homes for the Disabled, Parks, and Open
Space. The uses below are permitted within the area designated as
BH/MF/O/SF in Exhibit B-1 except for Hotels, Retail Sales and Services,
Movie Theaters, Restaurants, Drive-Through Facilities, Quick Vehicle
Servicing, Indoor Recreation and Convention Center are not permitted.
i. Single Family Dwellings;
ii. Attached Single Family Dwellings;
iii. Community Homes for the Disabled;
iv. Multi-Family Dwellings;
v. Townhouse-style Dwellings;
vi. Hotels;
vii. Retail Sales and Services
viii. Movie Theaters;
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ix. Restaurants;
x. Professional Services and Offices;
xi. Indoor Recreation;
xii. Parks;
xiii. Open Space;
xiv. Hospital;
xv. Medical Centers;
xvi. Big Houses;
xvii. Elderly Housing;
xviii. Continuing Care Retirement Centers;
xix. Convention Center;
xx. Storm Water Control and/or Detention;
xxi. Storm Water Quality Areas; and
b. Allowable with Limitations
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Major Event Entertainment;
ii. Group Homes;
iii. Basic Utilities;
iv. Helipads as an accessory use to a Hospital.
v. Quick Vehicle Servicing (SUP required when abutting residential use
or zoned property, otherwise use is permitted in the RR designated
areas as shown in Exhibit B-1);
vi. Drive-through Facilities (when abutting residential use or zoned
property otherwise use is permitted in the RR designated areas as
shown in Exhibit B-1);
d. Sexually-oriented businesses and all other uses defined by the Denton
Development Code are prohibited.
2. Density and Intensity.
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90% in accordance with Appendix D-2.
(80% for Single-Family Detached Residential)
c. The minimum landscaped area shall be 10% in accordance with Appendix D-
2. (20% for Single-Family Detached Residential)
d. The minimum tree canopy coverage at maturity shall be determined in
accordance with Appendix D-2. (40% for Single-Family Detached
Residential)
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e. The maximum building height shall be 65 feet for single-family and
townhouse, 100' for all others, except for hotels and office uses which shall
not exceed 200' in height above grade and shall not exceed a maximum height
above mean sea level as determined by the Federal Aviation Administration
(FAA) or other appropriate regulatory agency.
f. A residential proximity slope shall be present between new development
within the Rayzor Ranch South Campus and an existing single-family use
outside of the Overlay District. A 35-degree residential proximity slope angle
is measure from a point 40 feet above grate at the minimum setback line.
g. In addition to these Overlay regulations, all multi-family development will
comply with the provisions of Section 35.13.13.2 of the Denton Development
Code as this section addresses building design and site development
standards.
3. Design Standards.
a. Exhibits C-2, D-2 and E-2 to this ordinance set forth the Architectural
Standards, Landscape Standards, and Sign Standards for the South Mixed Use
District. These will be incorporated at a later date.
35.7.15.8 Landscaping and Tree Mitigation.
A. Subchapter 13 of the Denton Development Code and Site Design Criteria Manual shall
apply to the Rayzor Ranch South Campus regarding landscaping and Tree Mitigation.
Additionally, the following standards shall apply:
1. Landscaping and Tree Mitigation shall meet the standards as set forth in Exhibits D,
D-1 and D-2 of this Ordinance;
2. Trees planted to address tree mitigation will be credited on the actual caliper inch of
the tree planted;
3. Required tree mitigation funds will be put into a segregated tree mitigation account
administered by the City of Denton. These funds will be released back to the
Developer incrementally at the rate of $125.00 per caliper inch for trees planted by
the Developer, as the Developer certifies to the City that the trees have been planted
and are in a healthy condition and the City arborist confirms that the trees have been
planted and are in a healthy condition.
4. Mitigated trees may be planted throughout the Rayzor Ranch property or as specified
in Exhibits D, D-1 and D-2.
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5. Any open space, tree canopy, landscape area, and tree mitigation credits established
pursuant to Ordinance 2009-169 may be applied throughout the entirety of Rayzor
Ranch.
6. Open space, tree canopy, and landscape shall be calculated as part of the entirety of
Rayzor Ranch rather than on a site-by-site basis.
7. Tree preservation requirements can be found in Subchapter 13 of the Denton
Development Code.
8. Refer to Table 35.13.7.B in the Denton Development Code for preservation and
mitigation requirements.
35.7.15.9 Architecture.
A. Architecture must meet the standards set forth in Exhibits "C", "C-1 or C-2" of the
Ordinance and shall meet the guidelines stated in each District Design heading as stated
within the Ordinance.
35.7.15.10 Parking Standards.
A. The rules and regulations per Subchapter 14 of the Denton Development Code and Site
Design Criteria Manual shall apply to the Rayzor Ranch South Campus regarding parking
standards with the following exceptions:
1. Maximum Allowable Number of Parking Spaces.
a. Subsection 35.14.4.F shall not apply to the Rayzor Ranch Overlay.
2. Parking in the rear or front.
a. Subsection 35.13.13.3.C is excepted to allow parking in front of a building
(between the building and street or right-of-way), if it meets the requirements in
the Landscape Standards, Exhibit D-1 or D-2
35.7.15.11 Drainage.
A. General.
1. In this overlay district, the drainage improvements shall be designed in accordance
with the requirements provided in the Denton Development Code Section 35.19 and
the Drainage Criteria Manual.
2. Final Acceptance or Certificate of Occupancy of any structure in the South Campus
(RR-1 or RR-2) district may not be requested until the improvements to the detention
19
pond west of Bonnie Brae Road and north of U.S. 380 are accepted by the Public
Works Inspection Department.
3. Approval may not be granted for any Final Plat that does not comply with the
stormwater requirements of the Denton Development Code and Criteria Manuals.
B. Storm Water Quality.
1. Preliminary and Final Plats within the drainage area south of US 380 / West
University Drive, for land that drains into North Lakes Pond, will include provisions
for onsite or regional storm water quality enhancement, including dedication of
drainage easement areas as necessary to construct the storm water quality structural
controls and management practices as described in Exhibit "F". Approximately 76
acres of Rayzor Ranch South drains into the water quality / detention basin north of
West University Drive (US 380). The stormwater quality controls approved in the
Rayzor Ranch iSWM Plan do not account for any hot spots polluting areas south of
University Drive. In the event of a proposed use within the 76 acres met the
definition of a hot spot pollutant generator, an evaluation of the capacity of the iSWM
treatment train could be required and additional stormwater quality controls may be
required.
2. The storm water quality controls shall be constructed as part of the storm drainage
improvements for the development.
3. Engineering inspection fees shall be paid to the City for the inspection of all storm
water quality controls during construction. Upon City's request, designer shall certify
to the best of the designer's knowledge, that the storm water quality controls and
management practices were constructed in accordance with the approved plans,
a. Building Permits are not prohibited by these additional drainage restrictions
above, provided that a construction schedule is committed to for the
improvements, an onsite detention pond has been constructed and accepted by the
City, and all other applicable requirements for issuance have been satisfied.
35.7.15.12 Transportation.
A. Required Improvements in Addition to Those Required by the Denton Development
Code and Criteria Manuals:
1. Required 20-foot visibility triangles shall be measured from the curb line not the
property line.
20
2. Allegiance Hillview, L.P. or its assignee will construct, at its expense, those segments
of Heritage Trail Boulevard and Panhandle Street abutting and adjacent to the Cook
Children's Hospital Tract. Allegiance Hillview, L.P. or its assignee will work with
City of Denton staff to set forth triggering points for roadway and other infrastructure
improvements based on platting activity, traffic impact analyses, etc.
35.7.15.13 Street Standards.
A. In this overlay district, the City rules and regulations regarding street standards, as well as
the standards designed and incorporated by Section 35.20.2 shall apply. Alternatively, in
all street sections the standards depicted in Exhibit "H" may be utilized, if different.
B. Heritage Trail Boulevard is shown as an Arterial Street and Panhandle Street is shown as
a Collector Street on the City of Denton Thoroughfare Plan. Within Rayzor Ranch,
access to the streets and on-street parking is allowed as shown in Exhibit "H".
C. Traffic circles or roundabouts are allowed and encouraged in Rayzor Ranch subject to
approval by the City Engineer and the Denton Development Code and Criteria Manuals.
35.7.15.14 Water and Wastewater Standards.
A. In this overlay district, the City rules and regulations regarding water and wastewater
standards shall apply.
B. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff to set forth
triggering points for water and wastewater infrastructure improvements based on
analysis, studies or models undertaken to support specific final plat activity.
35.7.15.15 Gas Well Development.
A. Gas well development is permitted only within the area designated as the "Drill Pad" on
Exhibit B-1, with Specific Use Permit approval from City Council prior to issuance of a
gas well plat and drilling permit. All gas well development will be subject to the
requirements of the Denton Development Code, and as further restricted by Ordinances
2008-284, 2009-169 and 2009-257.
35.7.15.16 Property Owner Associations (POA).
A. One or more Property Owner Associations (POA) shall be established from the
maintenance of all common property not fully dedicated for 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
21
and or other held facilities and/or common areas, appurtenances, associated ancillary
items and improvements.
1. The POA shall authorize the City to file a lien, to foreclose, or to otherwise secure
payment from property owners concerning the maintenance, repair and placement, in
part or in whole, of all privately held common areas, including but not limited to
stormwater control and/or detention areas, stormwater quality areas, street lighting
and other appurtenances and/or other associated ancillary items.
2. The POA documents must be submitted to, reviewed and approved by the City
Attorney, prior to final plat approval for plats that include common areas.
3. The POA may not be dissolved, nor may deed restrictions and covenants providing
for maintenance of common areas be deleted or amended, without prior written
consent of the City Council and plat amendment.
4. The final plat and restrictive covenants shall contain language whereby the property
owners defend and hold harmless the City from claims and suits for property damage
or bodily injury (including death) arising from the conditions, use or operation of any
privately owned parks, open spaces, common amenities, streets or facilities.
SECTION 3. The zoning for the Property is hereby modified per these amendments to
the Rayzor Ranch Overlay District.
SECTION 4. If any provisions of any section of this ordinance shall be held to be void
or unconstitutional, such holding shall in no way affect the validity or the remaining provisions
or sections of this ordinance, which shall remain in full force and effect.
SECTION 5. Any person violating any provision of this ordinance shall, upon
conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance
is violated shall constitute a separate and distinct offense.
SECTION 6. This ordinance shall become effective fourteen (14) days from the date of
its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be
published twice in the Denton Record-Chronicle, the official newspaper of the City of Denton,
Texas within ten (10) days of the date of its passage.
22
PASSED AND APPROVED this the 15th day
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY: g"~ )01
APPROVED AS TO LEGAL FORM:
23
List of Exhibits
• Exhibit A
o Metes and Bounds Description of the Rayzor Ranch Overlay District
• Exhibit B - Rayzor Ranch Plans
o B-1
- Concept/Schematic Plans
o B-2
- Bubble Plan
o B-3
- Density Zone Plan
o B-4
- Zoning Overlay
o B-5
- Marketplace/Cook's/DME Site Plan
• Exhibit C - Architectural Standards
o C - Marketplace Architectural Standards
o C-1 - South RR-2 and Town Center (RR-1) Architectural Standards
o C-2 - South Mixed Use Architectural Standards - Place holder (To be
incorporated later)
o C-3 -Multi-Family Design Standards
• Exhibit D - Landscape Standards
o D - Marketplace Landscape Standards
o D-1 -South RR-2 and Town Center (RR-1) Landscape Standards
o D-2 - South Mixed Use Landscape Standards - Place holder (To be incorporated
later)
• Exhibit E - Sign Standards
o E - Marketplace Sign Standards
o E-1 -South RR-2 and Town Center (RR-1) Sign Standards
o E-2 - South Mixed Use Sign Standards - Place holder (To be incorporated later)
• Exhibit F - Water Quality Standards for the portion of South Campus, South RR-2
District that drains to North Lake
• Exhibit G - Trade Dress Criteria
• Exhibit H - Street Sections
24
EXHIBIT A
LEGAL DESCRITPION
RAYZOR RANCH - SOUTH
BEING a 251.581 acre tract of land situated in the B. B. B. & C. R. R. Survey, Abstract Number
192, Denton County, Texas, in the City of Denton, being a portion of the tract of land described
as Tract One in the deed to Allegiance Hillview, L. P. recorded in Document Number 2006-
41743, Deed Records of Denton County, Texas, and being all of the tract of land described in the
deed to Cook Children's Health Care System recorded in Document Number 2008-116772, Deed
Records of Denton County, Texas also being a portion of Block 1, Rayzor Ranch South
according to the Conveyance Plat recorded in Cabinet Y, Slide 470, Plat Records of Denton
County, Texas, and being all of Lot 2, Block 3, Rayzor Ranch South according to the
Conveyance Plat recorded in Cabinet Y, Slide 690, Plat Records of Denton County, Texas, said
251.58 acre tract of land being more particularly described as follows:
BEGINNING at a point in the easterly right-of-way line of Interstate Highway 35 (a variable
width right-of-way), from which the point of intersection of the easterly right-of-way line of
Interstate Highway 35 and the southerly right-of-way line of West University Drive (U. S.
Highway 380, a variable width right-of-way) bears North 60°32'22" East a distance of 45.36 feet
to and North 00°58'25" East a distance of 13.09 feet;
THENCE South 88°51'08" East a distance of 233.78 feet to the point of curvature of a curve to
the right having a radius of 4,950.00 feet;
THENCE Southeasterly along said curve through a central angle of 01°49'37" an arc distance of
157.83 feet with a chord bearing of South 87°56'20" East and a chord distance of 157.83 feet to
the point of tangency of said curve;
THENCE South 87°01'32" East a distance of 75.84 feet to the point of curvature of a curve to
the left having a radius of 5,050.00 feet;
THENCE Southeasterly along said curve through a central angle of 01°49'36" an arc distance of
161.01 feet with a chord bearing of South 87°56'20" East and a chord distance of 161.00 feet to
the point of tangency of said curve;
THENCE South 88°51'08" East a distance of 135.55 feet to a point for corner;
THENCE South 43°51'08" East a distance of 42.43 feet to a point for corner;
THENCE North 85°26' 14" East a distance of 110.55 feet to a point for corner;
THENCE North 46°08'52" East a distance of 42.43 feet to a point for corner;
THENCE South 88°51'08" East a distance of 156.45 feet to the point of curvature of a curve to
the right having a radius of 185.00 feet;
June 9, 2010
THENCE Southeasterly along said curve through a central angle of 06°16'36" an are distance of
20.27 feet with a chord bearing of South 85°42'50" East and a chord distance of 20.26 feet to the
point of tangency of said curve;
THENCE South 82°34'33" East a distance of 78.67 feet to the point of curvature of a curve to
the left having a radius of 215.00 feet;
THENCE Southeasterly along said curve through a central angle of 06°16'38" an are distance of
23.56 feet with a chord bearing of South 87°24'30" East and a chord distance of 23.54 feet to the
point of tangency of said curve;
THENCE North 89'27'11 " East a distance of 290.19 feet to a point for corner;
THENCE South 44°41'59" East a distance of 41.80 feet to a point for corner;
THENCE North 83°45'42" East a distance of 110.92 feet to a point for corner;
THENCE North 45°18'01" East a distance of 43.05 feet to a point for corner;
THENCE South 89°27' 11" East a distance of 217.23 feet to the point of curvature of a curve to
the right having a radius of 4,961.00 feet;
THENCE Northeasterly along said curve through a central angle of 00°56'55" an are distance of
82.15 feet with a chord bearing of North 89°55'38" East and a chord distance of 82.15 feet to a
point in the westerly line of Lot 1-B, Pearcy/Christon Addition No. 1 an addition to the City of
Denton according to the plat recorded in Cabinet L, Page 188, Plat Records of Denton County,
Texas;
THENCE with the westerly line of Lot 1-B, Pearcy/Christon Addition No. 1 South 01 °08'26"
West a distance of 593.84 feet to the southwesterly corner of said westerly line of Lot 1-B,
Pearcy/Christon Addition No. 1;
THENCE departing the westerly line of Lot 1-B, Pearcy/Christon Addition No. 1 with the
southerly line of said Lot 1-B, Pearcy/Christon Addition No. 1 South 89°04'34" East a distance
of 691.50 feet to a point in the westerly right-of-way line of Bonnie Brae Street (variable width
right-of-way) as described in the instrument recorded in Document Number 2008-96935, Deed
Records of Denton County, Texas;
THENCE with the westerly right-of-way line of Bonnie Brae Street the following:
South 00°53'07" East a distance of 481.67 feet to a point for corner;
South 01°03'42" West a distance of 956.92 feet to a point for corner;
South 00°59'47" West a distance of 1,172.74 feet to the point of curvature of a curve to
the right having a radius of 279.87 feet;
June 9, 2010
Southwesterly along said curve through a central angle of 44°54'34" an arc distance of
219.37 feet with a chord bearing of South 23°27'03" West and a chord distance of 213.79
feet to the point of reverse curvature of a curve to the left having a radius of 437.01 feet;
Southwesterly along said curve through a central angle of 56°13'57" an are distance of
428.90 feet with a chord bearing of South 17°42'22" West and a chord distance of 411.89
feet to the end of said curve;
South 39°46'07" West a distance of 25.03 feet to the point of intersection of the westerly
right-of-way line of Bonnie Brae Street and the northerly right-of-way line of Scripture
Street (variable width wide right-of-way);
THENCE with the northerly right-of-way line of Scripture Street North 88°58'00" West a
distance of 1,208.27 feet to the southeasterly corner of the tract of land described in the deed to
Texas Oncology Properties, LLC recorded in Document Number 2006-142313, Deed Records of
Denton County, Texas;
THENCE departing the northerly right-of-way line of Scripture Street with the westerly line of
said Texas Oncology Properties, LLC tract North 01°02'00" East a distance of 500.06 feet to the
northeasterly corner of said Texas Oncology Properties, LLC tract;
THENCE departing the westerly line of said Texas Oncology Properties, LLC tract with the
northerly line of said Texas Oncology Properties, LLC tract and the northerly line of Lot 1,
Block 1, Rehab Hospital, an addition to the City of Denton according to the plat recorded in
Cabinet X, Page 929, Plat Records of Denton County, Texas North 88°58'00" West a distance of
761.56 feet to the northwesterly corner of said Lot 1, Block 1, Rehab Hospital;
THENCE departing the northerly line of said Lot 1, Block 1, Rehab Hospital with the westerly
line of said said Lot 1, Block 1, Rehab Hospital South 01°02'00" West a distance of 500.06 feet
to a point in the northerly right-of-way line of Scripture Street;
THENCE with the northerly right-of-way line of Scripture Street North 88°58'00" West a
distance of 318.44 feet to the intersection of the northerly right-of-way line of Scripture Street
and the easterly right-of-way line of Interstate Highway 35 (a variable width right-of-way);
THENCE with the easterly right-of-way line of Interstate Highway 35 the following:
North 54°07'46" West a distance of 64.39 feet to a point for corner;
North 16°24'00" West a distance of 3,494.36 feet to a point for corner;
North 14°50'06" East a distance of 171.01 feet to a 5/8 inch iron rod with a yellow
plastic cap stamped "Dunaway Assoc, LP" set for comer;
North 46°04' 12" East a distance of 303.95 feet to a 5/8 inch iron rod found;
June 9, 2010
North 60°32'22" East a distance of 68.86 feet to the POINT OF BEGINNING;
CONTAINING a computed area of 251.581 acres (10,958,863 square feet) of land.
NOTE: The bearings recited herein are based upon the Conveyance Plat of Rayzor Ranch South,
an addition to the City of Denton according to the plat recorded in Cabinet Y, Slide 470, Plat
Records of Denton County, Texas.
June 9, 2010
EXHIBIT A-1
LEGAL DESCRIPTION
RAYZOR RANCH - NORTH
BEING a 149.47 acre tract of land situated in the Francis Batson Survey, Abstract Number 43,
Denton County, Texas, in the City of Denton, being a portion of the tract of land described as
Tract Two in the deed to Allegiance Hillview, LP, recorded in Document Number 2006-41743,
Deed Records of Denton County, Texas, being all of the tracts of land described in the deeds to
Allegiance Hillview, LP, recorded in Document Number 2006-41741 and Document Number
2006-50702, Deed Records of Denton County, Texas, being all of the tract of land described in the
deed to Wal-Mart Real Estate Business Trust, recorded in Document Number 2008-96503, Deed Records
of Denton County, Texas, all of the tract of land described in the deed to Wal-Mart TRS, LLC recorded
in Document Number 2008-96509, Deed Records of Denton County, Texas, all of the tract of land
described in the deed to Sam's Real Estate Business Trust, recorded in Document Number 2008-96504,
Deed Records of Denton County, Texas, all of the tract of land described as Tract 1 in the deed to RR
Marketplace LP, recorded in Document Number 2008-134210, Deed Records of Denton County, Texas,
and all of the tract of land described deed to First United Bank and Trust Company recorded in
Document Number 2008-98595, Deed Records of Denton County, Texas, also being all of Rayzor
Ranch North, an addition to the City of Denton according to the plats recorded in Document Number
2009-118, Plat Records of Denton County, Texas, all of Rayzor Ranch North, an addition to the City of
Denton according to the plat recorded in Cabinet Y, Slide 762, Plat Records of Denton County, Texas, and
all of Rayzor Ranch North, an addition to the City of Denton according to the plat recorded in Cabinet Y,
Slide 740, Plat Records of Denton County, Texas, said 149.47 acre tract of land being more
particularly described as follows:
BEGINNING at a point in the easterly right-of-way line of Interstate Highway 35 (a variable
width right-of-way) for the most northerly northwest corner of Alvin & Charlotte Whaley
Addition, an addition to the City of Denton according to the plat recorded in Cabinet I, Page 148,
Plat Records of Denton County, Texas;
THENCE with the easterly right-of-way line of Interstate Highway 35 North 15°34'50" West a
distance of 633.81 feet to the southwesterly corner of Greenway Club Estates, an addition to the
City of Denton according to the plat recorded in Volume 4, Page 27, Plat Records of Denton
County, Texas;
THENCE with the southerly line of said Greenway Club Estates the following:
North 73°53'24" East a distance of 519.22 feet to the beginning of a non-tangent curve to
the right, the radius point of said curve being situated South 16°57'22" East a distance of
345.00 feet from said iron rod;
Northeasterly along said curve through a central angle of 16°45'31" an arc distance of
100.91 feet with a chord bearing of North 81°25'23" East and a chord distance of 100.55
feet to the end of said curve;
June 9, 2010
South 89°32'03" East at a distance of 364.57 feet to a point in the westerly line of said
Allegiance Hillview tract (2006-41743) for the southeast corner of said Greenway Club
Estates;
THENCE departing the southerly line of said Greenway Club Estates with the easterly line of
said Greenway Club Estates North 00"33'11" West a distance of 450.46 feet to the southwest
corner of Block 1, Westgate Heights Phase 1, an addition to the City of Denton, according to the
plat recorded in Cabinet E, Page 77, Plat Records of Denton County, Texas;
THENCE departing the easterly line of said Greenway Club Estates with the southerly line of
said Block 1, Westgate Heights Phase 1 the following:
North 89"35'31" East a distance of 48.01 feet to a point for corner;
South 8712'35" East a distance of 1,043.04 feet to the southeasterly corner of said Block
1, Westgate Heights Phase 1;
THENCE departing the southerly line of said Block 1, Westgate Heights Phase 1 with the
easterly line of said Block 1, Westgate Heights Phase 1 North 00"55'15" East a distance of
318.04 feet to the southwest corner of the tract of land described in the deed to The Estate of Jess
Newton Rayzor, Lola LaCrosse, Trustee recorded in Document Number 2005-87420, Deed
Records of Denton County, Texas;
THENCE departing the easterly line of said Block 1, Westgate Heights Phase 1 with the
southerly line of said Jess Newton Rayzor Estate tract South 88"51'35" East a distance of
2,022.29 feet to a point in the westerly right-of-way line of Bonnie Brae Street (an unknown
width right-of-way) as described in the instrument recorded in Document Number 2008-96936,
Deed Records of Denton County, Texas;
THENCE with the westerly right-of-way line of Bonnie Brae Street the following:
South 00°59'30" West a distance of 788.12 feet to a point for corner;
South 00°49'16" West a distance of 558.56 feet to the point of intersection of the westerly
right-of-way line of Bonnie Brae Street and the northerly right-of-way line of West
University Drive (U.S. Highway 380, a variable width right-of-way) as described in the
instrument recorded in Document Number 2008-96937, Deed Records of Denton County,
Texas;
THENCE departing the westerly right-of-way line of Bonnie Brae Street with the northerly right-
of-way line of West University Drive the following:
South 46°01'20" West a distance of 94.22 feet to a point for corner;
North 88°46'51" West a distance of 4.10 feet to the point of curvature of a curve to the
right having a radius of 185.00 feet;
June 9, 2010
Northwesterly along said curve through a central angle of 08°13'26" an arc distance of
26.55 feet with a chord bearing of North 84°40'08" West and a chord distance of 26.53
feet to the point of tangency of said curve;
North 80°33'25" West a distance of 53.66 feet to the point of curvature of a curve to the
left having a radius of 215.00 feet;
Northwesterly along said curve through a central angle of 07°13'20" an arc distance of
27.10 feet with a chord bearing of North 84°10'05" West and a chord distance of 27.08
feet to the point of reverse curvature of a curve to the right having a radius of 4,950.00
feet;
Northwesterly along said curve through a central angle of 02°20'23" an arc distance of
202.14 feet with a chord bearing of North 86°36'34" West and a chord distance of 202.13
feet to the point of reverse curvature of a curve to the left having a radius of 5,050.00
feet;
Northwesterly along said curve through a central angle of 01°41'38" an arc distance of
149.29 feet with a chord bearing of North 86°17'11" West and a chord distance of 149.28
feet to the end of said curve;
South 02°58'48" West a distance of 11.00 feet to the beginning of a non-tangent curve to
the left, the radius point of said curve being situated South 19°51'59" West a distance of
5,038.99 feet from said iron rod;
Northwesterly along said curve through a central angle of 00°42'23" an arc distance of
62.12 feet with a chord bearing of North 87°29'12" West and a chord distance of 62.12
feet to the point of reverse curvature of a curve to the right having a radius of 185.00 feet;
Northwesterly along said curve through a central angle of 07°14'06" an arc distance of
23.36 feet with a chord bearing of North 84°13'21" West and a chord distance of 23.35
feet to the point of tangency of said curve;
North 80°36'18" West a distance of 53.72 feet to the point of curvature of a curve to the
left having a radius of 215.00 feet;
Northwesterly along said curve through a central angle of 08°10'34" an arc distance of
30.68 feet with a chord bearing of North 84°41'35" West and a chord distance of 30.65
feet to the point of tangency of said curve;
North 88°46'51" West a distance of 276.05 feet to a point for corner;
North 43°38'14" West a distance of 42.32 feet to a point for corner;
South 85°30'41" West a distance of 110.61 feet to a point for corner;
June 9, 2010
South 46°21'46" West a distance of 42.53 feet to a point for corner;
North 88°46'51" West a distance of 33.95 feet to the point of curvature of a curve to the
right having a radius of 185.00 feet;
Northwesterly along said curve through a central angle of 06°07'31" an arc distance of
19.78 feet with a chord bearing of North 85°43'06" West and a chord distance of 19.77
feet to the point of tangency of said curve;
North 82°39'20" West a distance of 77.97 feet to the point of curvature of a curve to the
left having a radius of 215.00 feet;
Northwesterly along said curve through a central angle of 06°51'34" an arc distance of
25.74 feet with a chord bearing of North 86°05'08" West and a chord distance of 25.73
feet to the point of compound curvature of a curve to the left having a radius of 5,050.00
feet;
Southwesterly along said curve through a central angle of 03°01'06" an arc distance of
266.03 feet with a chord bearing of South 88°58'32" West and a chord distance of 266.00
feet to the end of said curve;
South 83°38'13" West a distance of 124.70 feet to the beginning of a non-tangent curve to
the right, the radius point of said curve being situated North 00°37'28" West a distance of
4,963.00 feet from said iron rod;
Northwesterly along said curve through a central angle of 02°40'54" an arc distance of
232.29 feet with a chord bearing of North 89°17'01" West and a chord distance of 232.27
feet to the point of compound curvature of a curve to the right having a radius of 185.00
feet;
Northwesterly along said curve through a central angle of 14°00'29" an arc distance of
45.23 feet with a chord bearing of North 80°56'19" West and a chord distance of 45.12
feet to the point of reverse curvature of a curve to the left having a radius of 215.00 feet;
Northwesterly along said curve through a central angle of 14°33'34" an arc distance of
54.63 feet with a chord bearing of North 81°12'51" West and a chord distance of 54.49
feet to the southeasterly corner of the tract of land described in the deed to Wal-Mart
TRS, LLC recorded in Document Number 2008-96509, Deed Records of Denton County,
Texas;
THENCE North 88°29'38" West a distance of 315.41 feet to a point for corner;
THENCE North 43°29'37" West a distance of 42.34 feet to a point for corner;
THENCE North 88°37'58" West a distance of 47.55 feet to a point for corner;
June 9, 2010
THENCE South 01°22'12" West a distance of 44.84 feet to a point for corner;
THENCE North 88°39'14" West a distance of 63.71 feet to the southeasterly corner of Lot 2A,
Rayzor Ranch Conveyance according to the plat recorded in Cabinet 4, Page 952, Plat Records
of Denton County, Texas;
THENCE departing the northerly right-of-way line of West University Drive with the easterly
lines of said Lot 2A the following:
North 00°43'34" East a distance of 260.52 feet to the most easterly northeast corner of
said Lot 2A;
North 39°49'24" West a distance of 19.25 feet to the most northerly northeast corner of
said Lot 2A;
THENCE departing the easterly lines of said Lot 2A North 88°29'45" West at a distance of 64.25
feet passing the easterly line of the tract of land described in the deed to Mesquite Creek
Development, Inc. recorded in Volume 4562, Page 683, Deed Records of Denton County, Texas,
for northwesterly corner of said Lot 2A departing the northerly line of said Lot 2A in all a total
distance of 295.07 feet to a point for corner;
THENCE North 01°30'15" East a distance of 80.00 feet to a point for corner;
THENCE North 88°29'45" West a distance of 286.86 feet to a point in the easterly line of Lot 1,
Block A, Porter/Andrus Addition, an addition to the City of Denton, according to the plat
recorded in Cabinet O, Page 45, Plat Records of Denton County, Texas;
THENCE with the easterly line of said Lot 1, Block A, North 00°43'47" West at a distance of
36.41 feet passing the common easterly corner of said Lot 1, Block A, and Lot 2, Block A,
Porter/Andrus Addition, an addition to the City of Denton according to the plat recorded in
Cabinet V, Page 856, Plat Records of Denton County, Texas, departing the easterly line of said
Lot 1, Block A, with the easterly line of said Lot 2, Block A, in all a total distance of 220.36 feet
to the common easterly corner of the tract of land described in the deed to Allegiance Hillview,
LP, recorded in Document Number 2006-41741, Deed Records of Denton County, Texas and
said Lot 2, Block A;
THENCE with the common line of said Allegiance Hillview tract (2006-41741) and said Lot 2,
Block A, Porter/Andrus Addition the following:
North 88°33'32" West a distance of 400.81 feet to the northwest corner of said Lot 2,
Block A, Porter/Andrus Addition;
South 01 °38'29" West a distance of 27.68 feet to a point in the southerly line of said
Allegiance Hillview tract (2006-41741) for the northeasterly corner of Lot 2R, Block 1,
June 9, 2010
Alvin & Charlotte Whaley Addition, an addition to the City of Denton according to the
plat recorded in Cabinet I, Page 148, Plat Records of Denton County, Texas;
THENCE departing the common line of said Allegiance Hillview tract (2006-41741) and said
Lot 2, Block A, Porter/Andrus Addition with the northerly line of said Lot 2R, Block 1, Alvin &
Charlotte Whaley Addition North 88°23'07" West a distance of 400.60 feet to the POINT OF
BEGINNING;
CONTAINING a computed area of 149.47 acres (6,510,709 square feet) of land.
June 9, 2010
EXHIBIT A-2
LEGAL DESCRIPTION
RAYZOR RANCH - SOUTH
BEING a 251.581 acre tract of land situated in the B. B. B. & C. R. R. Survey, Abstract Number
192, Denton County, Texas, in the City of Denton, being a portion of the tract of land described
as Tract One in the deed to Allegiance Hillview, L. P. recorded in Document Number 2006-
41743, Deed Records of Denton County, Texas, and being all of the tract of land described in the
deed to Cook Children's Health Care System recorded in Document Number 2008-116772, Deed
Records of Denton County, Texas also being a portion of Block 1, Rayzor Ranch South
according to the Conveyance Plat recorded in Cabinet Y, Slide 470, Plat Records of Denton
County, Texas, and being all of Lot 2, Block 3, Rayzor Ranch South according to the
Conveyance Plat recorded in Cabinet Y, Slide 690, Plat Records of Denton County, Texas, said
251.58 acre tract of land being more particularly described as follows:
BEGINNING at a point in the easterly right-of-way line of Interstate Highway 35 (a variable
width right-of-way), from which the point of intersection of the easterly right-of-way line of
Interstate Highway 35 and the southerly right-of-way line of West University Drive (U. S.
Highway 380, a variable width right-of-way) bears North 60°32'22" East a distance of 45.36 feet
to and North 00°58'25" East a distance of 13.09 feet;
THENCE South 88°51'08" East a distance of 233.78 feet to the point of curvature of a curve to
the right having a radius of 4,950.00 feet;
THENCE Southeasterly along said curve through a central angle of 01°49'37" an arc distance of
157.83 feet with a chord bearing of South 87°56'20" East and a chord distance of 157.83 feet to
the point of tangency of said curve;
THENCE South 87°01'32" East a distance of 75.84 feet to the point of curvature of a curve to
the left having a radius of 5,050.00 feet;
THENCE Southeasterly along said curve through a central angle of 01°49'36" an arc distance of
161.01 feet with a chord bearing of South 87°56'20" East and a chord distance of 161.00 feet to
the point of tangency of said curve;
THENCE South 88°51'08" East a distance of 135.55 feet to a point for conger;
THENCE South 43°51'08" East a distance of 42.43 feet to a point for corner;
THENCE North 85°26' 14" East a distance of 110.55 feet to a point for corner;
THENCE North 46°08'52" East a distance of 42.43 feet to a point for corner;
THENCE South 88°51'08" East a distance of 156.45 feet to the point of curvature of a curve to
the right having a radius of 185.00 feet;
June 9, 2010
THENCE Southeasterly along said curve through a central angle of 06°16'36" an arc distance of
20.27 feet with a chord bearing of South 85°42'50" East and a chord distance of 20.26 feet to the
point of tangency of said curve;
THENCE South 82°34'33" East a distance of 78.67 feet to the point of curvature of a curve to
the left having a radius of 215.00 feet;
THENCE Southeasterly along said curve through a central angle of 06°16'38" an arc distance of
23.56 feet with a chord bearing of South 87°24'30" East and a chord distance of 23.54 feet to the
point of tangency of said curve;
THENCE North 89°27' 11" East a distance of 290.19 feet to a point for corner;
THENCE South 44°41'59" East a distance of 41.80 feet to a point for corner;
THENCE North 83°4542" East a distance of 110.92 feet to a point for corner;
THENCE North 45°18'01" East a distance of 43.05 feet to a point for corner;
THENCE South 89'27'1 F East a distance of 217.23 feet to the point of curvature of a curve to
the right having a radius of 4,961.00 feet;
THENCE Northeasterly along said curve through a central angle of 00°56'55" an arc distance of
82.15 feet with a chord bearing of North 89°55'38" East and a chord distance of 82.15 feet to a
point in the westerly line of Lot 1-B, Pearcy/Christon Addition No. 1 an addition to the City of
Denton according to the plat recorded in Cabinet L, Page 188, Plat Records of Denton County,
Texas;
THENCE with the westerly line of Lot 1-B, Pearcy/Christon Addition No. 1 South 01°08'26"
West a distance of 593.84 feet to the southwesterly corner of said westerly line of Lot 1-B,
Pearcy/Christon Addition No. 1;
THENCE departing the westerly line of Lot 1-B, Pearcy/Christon Addition No. 1 with the
southerly line of said Lot 1-B, Pearcy/Christon Addition No. 1 South 89°04'34" East a distance
of 691.50 feet to a point in the westerly right-of-way line of Bonnie Brae Street (variable width
right-of-way) as described in the instrument recorded in Document Number 2008-96935, Deed
Records of Denton County, Texas;
THENCE with the westerly right-of-way line of Bonnie Brae Street the following:
South 00°53'07" East a distance of 481.67 feet to a point for corner;
South 01°03'42" West a distance of 956.92 feet to a point for corner;
South 00°59'47" West a distance of 1,172.74 feet to the point of curvature of a curve to
the right having a radius of 279.87 feet;
June 9, 2010
Southwesterly along said curve through a central angle of 44°54'34" an arc distance of
219.37 feet with a chord bearing of South 23°27'03" West and a chord distance of 213.79
feet to the point of reverse curvature of a curve to the left having a radius of 437.01 feet;
Southwesterly along said curve through a central angle of 56°13'57" an arc distance of
428.90 feet with a chord bearing of South 17°42'22" West and a chord distance of 411.89
feet to the end of said curve;
South 39°46'07" West a distance of 25.03 feet to the point of intersection of the westerly
right-of-way line of Bonnie Brae Street and the northerly right-of-way line of Scripture
Street (variable width wide right-of-way);
THENCE with the northerly right-of-way line of Scripture Street North 88°58'00" West a
distance of 1,208.27 feet to the southeasterly corner of the tract of land described in the deed to
Texas Oncology Properties, LLC recorded in Document Number 2006-142313, Deed Records of
Denton County, Texas;
THENCE departing the northerly right-of-way line of Scripture Street with the westerly line of
said Texas Oncology Properties, LLC tract North 01°02'00" East a distance of 500.06 feet to the
northeasterly corner of said Texas Oncology Properties, LLC tract;
THENCE departing the westerly line of said Texas Oncology Properties, LLC tract with the
northerly line of said Texas Oncology Properties, LLC tract and the northerly line of Lot 1,
Block 1, Rehab Hospital, an addition to the City of Denton according to the plat recorded in
Cabinet X, Page 929, Plat Records of Denton County, Texas North 88°58'00" West a distance of
761.56 feet to the northwesterly corner of said Lot 1, Block 1, Rehab Hospital;
THENCE departing the northerly line of said Lot 1, Block 1, Rehab Hospital with the westerly
line of said said Lot 1, Block 1, Rehab Hospital South 01°02'00" West a distance of 500.06 feet
to a point in the northerly right-of-way line of Scripture Street;
THENCE with the northerly right-of-way line of Scripture Street North 88°58'00" West a
distance of 318.44 feet to the intersection of the northerly right-of-way line of Scripture Street
and the easterly right-of-way line of Interstate Highway 35 (a variable width right-of-way);
THENCE with the easterly right-of-way line of Interstate Highway 35 the following:
North 54°07'46" West a distance of 64.39 feet to a point for corner;
North 16°24'00" West a distance of 3,494.36 feet to a point for corner;
North 14°50'06" East a distance of 171.01 feet to a 5/8 inch iron rod with a yellow
plastic cap stamped "Dunaway Assoc, LP" set for corner;
North 46°04' 12" East a distance of 303.95 feet to a 5/8 inch iron rod found;
June 9, 2010
North 60°32'22" East a distance of 68.86 feet to the POINT OF BEGINNING;
CONTAINING a computed area of 251.581 acres (10,958,863 square feet) of land.
NOTE: The bearings recited herein are based upon the Conveyance Plat of Rayzor Ranch South,
an addition to the City of Denton according to the plat recorded in Cabinet Y, Slide 470, Plat
Records of Denton County, Texas.
June 9, 2010
EXHIBIT B-1
Development Standards Adjacent Ownership Information - North
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NOTE. ADJUSTMENT IN DIVISION LINES
111TH PHASING OREPLATTI NG
LINITSTOF DENTONE[T LIES WITHIN CITY
Concept/Schematic Plan OWNER/DEVELOPER
]RAYZOIR ]RANCH D =,F IPVNC, TN 15039
North of 380 South of 380 ENGINEER /SURVEYOR
149.58 ACRES OF LAND 237.05 ACRES OF LAND IN THE
FRANCIS BATSON SURVEY B.B.B. & C.R.R. SURVEY A
ABSTRACT N0. A-43 LOCATED ABSTRACT NO, A-192 LOCATED
IN THE CITY OF DENTON, IN THE CITY OF DENTON, ARCHITECT
DENTON COUNTY, TEXAS DENTON COUNTY, TEXAS IIA,EE. RLLI.
DATE: 06.10.2010 DALLAS, TN 75211
1-111 E-A,-1
SITE LOCATION MAP
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Adjacent Ownership Information - South
EXHIBIT B-2
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EXHIBIT B-4
RAYZOR RANCH MARKET PLACE
PROPOSED OVERLAY
DISTRICT 1(11,46 8 ACRES)
. • • • PROPOSED OVERLAY
DISTRICT 2 (r1-99,4 ACRES)
RAYZOR RANCH SOUTH CAMPUS
PROPOSED OVERLAY = TOWN CENTER
DISTRICT (+1-48 ACRES)
PROPOSED OVERLAY - SOUTH 'Rk-Z'
DISTRICT (0-54 ACRES)
PROPOSED OVERLAY = SOUTH MIXED USE
DISTRICT 4.1-150 ACRES)
NOTE: ADJUSTMENT IN DIVISION LINES
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WITH ROADWAYS. PHASING OR PLATTING
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EXHIBIT C
MARKETPLACE
ARCHITECTURAL GUIDELINES
Article 1 RR-2 Nonresidential Buildings (RR2)
Nonresidential buildings in the RR-2 Subareas as shown on the
Rayzor Ranch Concept Plan shall comply with the following
standards.
A) Orientation
1) Building frontages greater than 100 feet in length shall have
vertical and horizontal fagade articulation and other
distinctive changes in the building fagade, 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 fagade.
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:
RAYZOR RANCH ARCHITECTURAL GUIDELINES
a) Native Texas quarried natural stone or limestone.
b) Sloped metal roofing to match color palate.
c) Freestanding stone element, such as fireplace, obelisk,
or other design feature.
d) The use of shading elements, such as a canopy, portico,
trellis, or awning.
5) On single tenant retail buildings greater than 20,000 sq. ft.
(Junior Anchors) with facades that are facing U.S. 380 and
Bonnie Brae, in addition to the requirements set forth in
Sections 1-4 above, the building shall also include the
following design elements:
a) Color change, texture change, and material changes
within the wall at intervals not to exceed 100 feet.
b) At least one change in wall plane not less than 12 inches
in depth and extending a minimum of 10 feet. See
Appendix 6 for an example.
c) At least one variation in the top of wall, a minimum of
two feet (2') in height and be a minimum of two feet (2')
wide. See Appendix 6 for an example.
d) Overhanging eaves or horizontal elements, sloped roof
elements, or cornice expressions or coping detail of a
minimum of 12 inches tall and six inches (6") deep. See
Appendix 6 for an example.
e) Each building shall have a clearly defined, visible
customer entrance on one side. Stone is required to be
used as a portion of the wall material at each customer
entrance.
Pagc 2
RAYZOR RANCH ARCHITECTURAL GUIDELINES
B) Building Materials
1) Window glass may not be flush with exterior wall treatment,
or if flush, shall have a surround of wood or metal frame, or
wall trim material.
2) All sides of buildings visible from the streets, or internal
customer areas of the site, shall be constructed of masonry,
natural stone, decorative block, concrete, stucco or other
high quality material customarily used for the building style
(such as natural metals or EFIS). Gables, windows, doors
and related trim are not included in this requirement. Wood
and HDO board may be used. Acceptable material and color
palette includes: (reference Appendix 1-4):
a) Native Texas quarried natural stone or limestone of
varying colors, sizes and textures;
b) Concrete - Architectural finish. Texture coated or
textured and colored.
c) Masonry
d) Porcelain Tile
e) Glass
f) Galvanized metal panels or prefinished architectural
metal panels of a gray tone, neutral or earthtone color;
g) Painted siding of a warm, neutral/earthtone or gray tone
color;
h) EIFS or stucco of a warm, neutral/earthtone or gray tone
color;
i) Accent colors of a warm, neutral/earthtone range are
encouraged but should be used in a limited manner;
j) Natural metals such as but not limited to zinc and copper;
k) Roofing tile, metal roofing shingles and panels, or slate in
galvanized or natural/earthtone color.
1) Natural wood, stained or painted.
Pagc 3
RAYZOR RANCH ARCHITECTURAL GUIDELINES
3) Glass. Use of glass for displays and to allow visual access
to interior space is permitted. Buildings may not incorporate
glass for more than 70% of the building skin.
4) Each building must incorporate some natural stone on walls
visible to customers.
5) Metal Roofs. Metal roofs visible from grade are permitted
provided that they standing metal seam, batten seam or
metal shingles.
Pagc 4
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Article 2 RR-3 Area Development Regulations (RR3)
Building design shall contribute to the uniqueness of the
development with predominant materials, elements, features, 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 1-35N 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;
Pagc 5
RAYZOR RANCH ARCHITECTURAL GUIDELINES
iii) Variations in the top of the wall of a minimum of two
feet in the height.
b) Top of walls shall also have overhanging eaves or
horizontal elements, extending no less than three (3) feet
past the supporting walls, or sloped roof elements, or
cornice expressions or coping detail or minimum twelve
inches (12") tall.
c) Facades shall also provide at least one of the following:
i) Wall plane projections or recesses having a depth of
at least 3% of the length of the fagade and extending
at least 20% of the length of the fagade, not to exceed
one hundred feet (100').
ii) Pilasters projecting from the plane of the wall by a
minimum of sixteen inches (16"). The use of pilasters
to interrupt horizontal patterns such as accent
banding is encouraged.
iii) Canopies, awnings, or porticos projecting a minimum
of six feet (6') from the plane of the primary fagade
walls.
iv) Repetitive ornamentation including decorative applied
features such as wall-mounted light fixtures or applied
materials. Repetitive ornamentation shall be located
with a maximum spacing of fifty feet (50').
v) Faux window/framed elements.
d) Each large retail establishment on a site shall have
clearly defined, highly visible customer entrances. Stone
is required to be used as a major portion of the wall
material at each customer entrance.
Pagc 6
RAYZOR RANCH ARCHITECTURAL GUIDELINES
e) The building shall have a design element that emulates
the Rayzor Ranch signature feature. This includes
building materials and architecturally compatible light
fixtures. This element should occur at an entryway.
2) Architectural Features on building facades facing residential
property that are screened by an eight-foot tall fence or wall
and facades facing the side or rear of property zoned and
used for commercial purposes or industrial purposes should
have the following elements: (Refer to photographs in
Appendix 5)
a) A pattern that includes all of the following elements at
intervals of no more than one hundred (100') feet,
horizontally. The following pattern is also to occur
vertically at least once within the height of the building,
above ten feet (10') height:
Color change, texture change, and a change in plane, no
less than two-feet eight inches (2'-8") in width, such as an
offset, reveal or projecting pilaster with a stepped capital
or coping.
b) Variation in the top of the wall of a minimum two feet (2')
change in height at maximum of two hundred feet (200')
intervals. Peaks, arches, or other expressions of the
front wall form are encouraged and should be used.
c) Top of the wall to have a cornice or coping detail a
minimum of twelve inches (12") tall.
3) Sidewalk display and cart storage. Areas for customer
loading or merchandise display and cart storage shall be
clearly delineated and shall not be located in front of any
customer entrances, exit door(s), or within fifteen feet (15')
on either side of the door(s).
Pagc 7
RAYZOR RANCH ARCHITECTURAL GUIDELINES
4) Permanent outdoor display, sales and storage. Merchandise
may be stored or displayed for sale to customers on the front
or side of the buildings in accordance with this paragraph.
i) The total square footage of all permanent outdoor
storage, display, and sales areas shall be limited to 10%
of the footprint of the building, but in no event shall
exceed 20,000 square feet, except for home
improvement use, which may not exceed 45,000 square
feet of outdoor storage and the 10% footprint restriction
does not apply.
ii) Permanent outdoor storage, display and sales shall be
contiguous to the building and shall not be permitted
within seventy-five feet (75') of residential property.
iii) The permanent storage, display and sales area shall be
enclosed by a minimum eight-foot (8') wall of columns
minimum two feet (2') wide, of like appearance to the
building with wrought iron or decorative tubular fencing
between, and topped by wrought iron or tubular steel
fencing. No merchandise other than trees shall be visible
above the wall or fence. (See Appendix 5)
iv) Seasonal outdoor display will be allowed. Size will be
limited to 11,000 square feet maximum. Dates for
outdoor display will be year round. Merchandise may not
exceed ten feet (10') in height except for trees.
5) Rear Storage. Bulk merchandise may be stored behind the
building. The sides and back of the storage area shall be
screened with a chain link fence covered with windscreen,
except for any side or back that is separated from any
residential property by an eight-foot masonry wall and
landscaped buffer yard, in which case additional screening is
not required. Windscreen shall be maintained in good repair
and free of tears. The rear storage area shall not be
Pagc 8
RAYZOR RANCH ARCHITECTURAL GUIDELINES
accessible to customers. Merchandise shall be stacked no
higher than twenty-five feet (25') or level with the top of the
adjacent sidewall of the building, whichever is lower, and
may not be stacked above the height of the chain link fence.
6) Pickup and Delivery. Outdoor storage, pickup, delivery,
loading and unloading of merchandise, equipment or other
items may not occur within one hundred feet (100') of
residential property. Loading docks must be located to the
side or rear of the building unless the loading area is
completely screened from the street, and loading docks shall
be located more than one hundred feet (100') from
residential property except for area by Greenway Drive
which shall be seventy five feet (75'). Pavement may be
located within one hundred feet (100') of residential property.
7) Trash Collection and Compaction. Trash collection and
compaction may not occur within one hundred feet (100')
feet of a residential or within 75 feet of Greenway Drive, and
shall be screened from public view.
8) Mechanical equipment. No mechanical equipment may be
located within one hundred feet (100') of a residential lot.
Mechanical equipment shall be screened from public view on
site.
B) Building Materials
1) Fronts and street sides of buildings, excluding windows,
visible from public right-of-way shall be non-reflective and
shall be of wood, masonry, stone, concrete, decorative
block, stucco, HDO board or other high quality material
customarily used. For purposes of this subsection non-
reflective means materials with exterior visible reflectance
percentages less than 27 percent.
Pagc 9
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Acceptable material and color palette (reference
Appendix 1-4):
a) Native Texas quarried natural stone or limestone of
varying colors, sizes and textures;
b) Concrete - Architectural finish. Texture coated or
textured and colored.
c) Masonry - brick or decorative CMU.
d) Porcelain Tile
e) Galvanized metal panels or prefinished architectural
metal panels of a gray tone, neutral or earthtone
color;
f) Painted siding of a warm, neutral/earthtone color in
accent areas only;
g) EIFS or stucco of a warm, neutral/earthtone color;
h) Accent colors of a warm, neutral/earthtone range are
required but should be used in a limited manner;
i) Natural metals such as but not limited to zinc and
copper;
j) Roofing tile, metal shingles and panels, or slate in
galvanized or natural/earthtone color.
k) Natural wood, stained or painted.
2) The use of ground mounted lighting or pedestrian level
accent lighting is encouraged.
rags 10
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Article 3 Office (O)
Nonresidential buildings in the O District 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.
A) Orientation
1) Building frontages greater than 100 feet in length shall have
vertical and horizontal fagade articulation and other
distinctive changes in the building fagade, 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 fagade.
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 at least one of the following:
i) Native Texas quarried natural stone or limestone.
rags l l
RAYZOR RANCH ARCHITECTURAL GUIDELINES
ii) Sloped metal roofing to match color palate.
iii) Freestanding stone element, such as fireplace, obelisk,
or other design feature.
iv) The use of shading elements, such as a canopy, portico,
trellis, or awning.
5) On buildings greater than 20,000 sq. ft. with facades that 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:
i) Color change, or texture change, or material changes
within the wall at intervals not to exceed 100 feet.
ii) At least one change in wall plane not less than 12 inches
in depth and extending a minimum of 10 feet. See
Appendix 6 for an example.
iii) At least one variation in the top of wall, a minimum of
two feet (2') in height and be a minimum of two feet (2')
wide. See Appendix 6 for an example.
iv) Overhanging eaves or horizontal elements, sloped roof
elements, or cornice expressions or coping detail of a
minimum of 12 inches tall and six inches (6") deep. See
Appendix 6 for an example.
v) Each building shall have a clearly defined, visible
customer entrance on one side. Stone is required to be
used as a portion of the wall material at each customer
entrance.
rags 12
RAYZOR RANCH ARCHITECTURAL GUIDELINES
B) Building Materials
1) Window glass may not be flush with exterior wall treatment,
or if flush, shall have a surround of wood or metal frame, or
wall trim material.
2) All sides of buildings visible from the streets, or internal
customer areas of the site, shall be constructed of masonry,
natural stone, decorative block, concrete, stucco or other
high quality material customarily used for the building style
(such as natural metals or EFIS). Gables, windows, doors
and related trim are not included in this requirement. Wood
and HDO board may be used. Acceptable material and color
palette includes: (reference Appendix 1-4):
a) Native Texas quarried natural stone or limestone of
varying colors, sizes and textures;
b) Concrete - Architectural finish. Texture coated or
textured and colored.
c) Masonry
d) Porcelain Tile
e) Glass
f) Galvanized metal panels or prefinished architectural
metal panels of a gray tone, neutral or earthtone color;
g) Painted siding of a warm, neutral/earthtone or gray tone
color;
h) EIFS or stucco of a warm, neutral/earthtone or gray tone
color;
i) Accent colors of a warm, neutral/earthtone range are
encouraged but should be used in a limited manner;
j) Natural metals such as but not limited to zinc and copper;
k) Roofing tile, metal roofing shingles and panels, or slate in
galvanized or natural/earthtone color.
1) Natural wood, stained or painted.
Pagc 13
RAYZOR RANCH ARCHITECTURAL GUIDELINES
3) Glass. Use of glass for displays and to allow visual access
to interior space is permitted. Large expanses of unbroken
glass surfaces are discouraged.
4) Each building must incorporate some natural stone on walls
visible to customers.
5) Metal Roofs. Metal roofs visible from grade are permitted
provided that they standing metal seam, batten seam or
metal shingles.
Article 4 Streetscape/Public Spaces
A) One square foot of Plaza or Public Space shall be required for
every 10 square feet of gross ground floor area. Plaza or Public
Space may be located anywhere within Rayzor Ranch.
B) Plazas or public spaces shall incorporate at least 3 of the 5
following elements, which may be located anywhere within
Rayzor Ranch:
1) Sitting space - at least one sitting space for each 250
square feet shall be included in the Plaza. Seating shall be a
minimum of sixteen inches (16") in height and thirty inches
(30") in width. Ledge benches shall have a minimum depth
of thirty inches (30").
2) A mixture of areas that provide shade.
3) Trees in proportion to the space at a minimum of 1 tree per
800 square feet.
4) Water features or public art.
5) Outdoor eating areas or food vendors.
Pagc 14
RAYZOR RANCH ARCHITECTURAL GUIDELINES
6) Planting areas in the sidewalk are encouraged. Pots or
above grade planters are allowed, minimum of 15 gallons.
(Refer to photographs in Appendix 5)
C) Developments involving a gross floor area in excess of 40,000
square feet of a single user shall have a minimum of 100 sq. ft.
seating area including permanent benches along the front
sidewalk area. A minimum of one bike rack shall also be
included along the storefront. Bench and bike rack should be of
an architecturally consistent design.
Article 5 Mechanical Roof Equipment Screening
All mechanical roof equipment shall be fully screened from view
from public on the site or public pedestrian spaces. Acceptable
method for roof equipment is parapet height extension or screening
by slopped roof forms. Color or finish per acceptable material
palette (reference Appendix 1-4).
Article 6 Accessory Use
All accessory uses shall be architecturally compatible with the main
structure.
Article 7 Drive-Through Requirements
A) Drive-through uses shall provide sufficient stacking area to
ensure that public rights-of-way are not obstructed.
B) Drive-through uses must be built as an integral architectural
element of the primary structure and use and shall include at
least one (1) of the Rayzor Ranch architectural features defined
in the Rayzor Ranch Architectural Standards. The materials are
to be the same as those used in the primary structure. Drive-
through structures and facilities separate from a primary
structure must be architecturally compatible with the primary
structure.
C) Drive-through uses must be located to the rear or side of the
structure, and buffered on the rear and side lot lines as required
rags 15
RAYZOR RANCH ARCHITECTURAL GUIDELINES
in section 35.13.10. A portion of the buffer between sites can be
provided on adjacent lots.
Article 8 Light and Glare Performance Requirements
All lighting within the Rayzor Ranch development shall meet the
following standards:
A) Light may not measure more than one-half (5) foot candle of
illumination at the property line, where non-Rayzor Ranch
residential adjacency exists.
B) Light standards taller than 20 feet shall be shielded or have a
downward orientation to prevent the upward diffusion of light.
Light standards less than 20 feet in height do not have to be
shielded or have a downward orientation.
C) Areas designated for pedestrian use shall provide a minimum
of one-half foot candle of illumination.
ragc 16
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX I
Example Material Applications
III":: ".tv:il i' Stewqe.1 k
Metal Panel
Cern~entboard j aloud Siding
Textured Coated Concrete
COltars are for illustrative purposes" Colors will closely match final color selections"
~Ir1iFlnln I'~- .rl Itrrnmin fk~. rl
.x{vrr 111:4 kirllrcrP r~1 4iu<+c .5f' 11~.'.n1p,>~
1..c y.n I. + P.x
Ik111~t~11 eenwlla Tr men ~ rllcnn:~
ki:nrt tilrrr.~
}1r"I+E
P-_i P.n- P-14
F'I sgJ.' 1++-1 1+,7n 11.7 ;GT? I '
MWrF-Iu.'- M I Prnjrel 1.
IP'."-61x1 511 ~-L6
P. 1 P-15 P. 18
Itan~rnm ~ 34a'~+HI .`:5'~:t+.xti 11'I ]s..
41~vrt
M'='x
F-V M P-17
5tvq 5; stt I li I ?SI 95tilrl 4
V.I. 1,A'1 r.13 NH I'I.
's P!f Y'
Page 17
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Material Colors:
The below listed materials represent the Architectural color palette for Rayzor Ranch.
The intent is not to limit the manufacturers; therefore they are subject to change. 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
Gray Tone:
Benjamin Moore 1603
Benjamin Moore AC-27
ICI A2013
ICI A2007
ICI A2015
ICI A2014
Tnemec 03MT
Tnemec 03MT
ragc 18
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Earth Tone:
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
rags 19
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 2
Example Canopy and Shading Applications
Canopy
Canopy
Laggia
Pagc 20
AfbarTf?Ihs
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 3
Example Amenities
Specialty Merchandising
- t3en€he~
Trash,'-ans
Fans Bollards
i
Page 21
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 4
Example Architectural Imagery:
Sheltering Forms
=MT5 .9.
r
Pagc 22
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples:
1. Example of
color, texture, and material change
canopy
entryway
Pagc 23
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
canopy l awfling
1- ww' '
entry way
signature element
cornice expression
Pagc 24
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
7. Example of
1
~i
8. Example of,
color, texture- and material change
variation in top of wall
pilasters
slope rDaf
cornice expression
77 t.
1
entryways
pilasters
Pagc 25
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
signature
6. Example of color change
repetitive ornamentation
Pagc 26
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
a _
3
IME4
9. Exarnple of L change in wall plane .1 1'
cornice expression L
color, texture. and rnatenial change
10. Example of Lplanting area in sidewalk
parapet wall scree n
P g 27
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
permanent display enclos
Pagc 28
wall plane projection
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 5
Large Scale Development Examples (continued):
13. Example of:
rear wall pattern ~
rear variation in the top of wall
a
14. Example cif:
rear wall - top of wall cornice
Pagc 29
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 6
Junior Anchor Front Facade Examples
r
r
rv
Imo'-C7" ~11N.
=M-L B_DG- HALL D M^NSION
1 BLDG. FLOOR PLAN
CHANGE IN WA_L PLANE
C, 11
RA" ZOR RANG I
EXHIB T DE
Pagc 30
2 BLDG. ELEVATION 6' MIN-
VARA 10N IN TOE OF WAI I -If
?I
3B BLDG. SECTION
CORNICE
3A BLDa sECTION
OVERHANG
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 7
Loading Dock Screening Examples
Pagc 3 l
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks' Children's Hospital Architectural Elements
Design Elements
_ . • f • It11 f
11l~,Nt. ~ • 11111 •
tool 111111'1
ii.~~sii 111 1
Ell
Vertical entry
Pagc 32
Icon 1cbIuc (PMS 302C)
standingseam roofs
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks' Children's Hospital Architectural Elements
Design Elements
Blue (PM S 302C) stare
front and window
mullions
Deep tinted
glass
oraccents in trim
rage 33
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks' Children's Hospital Architectural Elements
Design Elements
Child friendly
decorative elements
of color
loraccents
Decorative Iightingto
match building
Pagc 34
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks' Children's Hospital Architectural Elements
Design Elements
+ s Y.
I
~•rrrr ■ ■r•■ •
.ir ■
• ••i i"~ • •
~
r
r r
.
r■
r
■ .
•
•
■ rrrr • rrr■
•
' . .
"
e
■ r ■ ■ • ■
"
I
(
L
Child friendly mosaic
elements of color
Potential glass block
used in similar
application
Pagc 35
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 8
Cooks' Children's Hospital Architectural Elements
Design Elements
Dp.qign F.Ipmpntq
Iconic blue (PMS 3020)
standingseam roof
-266~Trim / colors to
reflect Image of main
campus
.-lam=°=
Use of mosaic
elements, brick and
trim to express child
like place
Trim / colors to
reflect image of main
campus
Pagc 36
EXHIBIT C-1
RAYZOR RANCH ARCHITECTURAL STANDARDS
SOUTH RR-2 AND TOWN CENTER (RR-1)
Article 1 Architecture and Planning
Non-residential buildings in the Town Center (RR-1) and South RR-2
areas (RRTC) shall comply with the following planning and design
standards.
A. Orientation / Site Design
1. The RRTC is intended to be a unique shopping experience with
a wide array of retail options including larger regional retailers,
department stores, fashion, electronics, hard and soft goods,
bookstores, restaurants and entertainment uses. The project
should be unique to the Denton area and complimentary to
surrounding land-uses.
2. The Town Center (RR-1) area shall be oriented around a central
circulation system or spine element for vehicular and pedestrian
flow. This system or element may take the form of a public
domain such as a park, open space, pedestrian plaza, courtyard
or main street.
3. The Town Center (RR-1) area's central circulation system and
supporting internal roads are intended to provide a clear and
logical transportation system for vehicles, pedestrians, cyclists
and public transit.
4. Plazas, patios and open spaces will be integrated into the site
design to break-up large expanses of sidewalk areas.
5. Loading docks, trash receptacles, storage areas and
mechanical equipment shall be screened from public streets by
evergreen shrubbery, trees, masonry screenwall, concrete
June 9, 2010 Page 1
screenwall or a combination thereof. If screening a loading
dock with landscaping, the landscape material must be a
minimum of five (5) feet tall at time of planting and must comply
with the planting standards set forth in the Rayzor Ranch
Landscape Standards. If screening trash receptacles, storage
areas and mechanical equipment, the landscape material must
be a minimum of one (1) foot taller than the item they are to
screen at time of planting and must comply with the planting
standards set forth in the Rayzor Ranch Landscape Standards.
6. Trash collection and compaction may not occur within one-
hundred feet (100') of a single-family detached residence
located outside of Rayzor Ranch. Trash collection areas shall
be screened from public view as defined in Item A.5.
7. Mechanical equipment may not be located within one-hundred
feet (100') of a single-family detached residence located outside
of Rayzor Ranch. Mechanical equipment shall be screened
from view as defined in Item A.5.
8. Directional and wayfinding signage shall provide assistance for
pedestrians and vehicles.
B. Building Design and Materials
1. The RRTC is to have distinctive architectural theming, including
common design elements and materials.
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. The RRTC is to have a complimentary building character.
Buildings shall be designed to enhance the community
character and have features that provide visual interest. Large,
blank facades and wall surfaces shall not be permitted. Within
the Town Center (RR-1) area, windows and/or storefronts
should be included in wall planes wherever feasible. The
building facades within the Town Center (RR-1) area should be
June 9, 2010 Page 2
broken up and softened when feasible through overhangs and
colonnades, architectural detailing or landscaping.
4. Building walls greater than one-hundred feet (100') in length
shall have vertical and horizontal fagade articulation or other
distinctive changes in the building fagade, such as material
changes, color or textural changes.
5. All sides of buildings visible from the streets, or internal
customer areas of the site, shall be constructed of masonry,
including brick and native stone veneers, decorative block,
concrete, stucco (EIFS) or other high quality material
customarily used for this building style. Gables, windows, doors
and related trim are not included in this requirement. Wood and
HDO board may be used. Acceptable materials from the
Example Material Applications located in Appendix 1-4 include:
i. Native Texas quarried natural stone or limestone of varying
colors, sizes and textures
ii. Concrete - Architectural finish. Texture coated or textured
and colored
iii. Masonry, including structural and brick veneers
iv. Porcelain Tile
v. Glass Galvanized metal panels or prefinished architectural
metal panels of gray tone, neutral or earthtone color
vi. Painted siding in a warm, neutral/earthtone or gray tone
color
vii. EIFS or stucco in a warm, neutral/earthtone or gray tone
color
viii.Accent colors as identified on the Master Palette are
encouraged but should be used in a limited manner to
contrast the more subtle "natural" palette
ix. Natural metals such as, but not limited to, zinc and copper
x. Roofing tile, metal roofing shingles and panels, or slate in
galvanized or natural/earthtone color
xi. Natural wood, stained or painted
June 9, 2010 Page 3
6. Glass and Storefronts. Glass shall be used to allow visual
access into interior spaces, or for display purposes. Buildings
may not incorporate glass for more than 70% of the wall plane.
7. Stone. Native stone and stone veneers shall be incorporated
where practical as the common and unifying architectural
material for the RRTC.
8. Metal Roofs. Metal roofs are permitted provided that they are
standing metal seam, batten seam or metal shingles.
Article 2 Outdoor Sales and Storage
A. 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 fifteen feet
(15') on either side of the door(s).
B. 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 the following criteria:
The total square footage of all permanent outdoor storage,
display, and sales areas shall be limited to 20% 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 20% footprint
restriction does not apply.
2. Permanent outdoor storage, display and sales shall be
contiguous to the building and shall not be permitted within
seventy-five feet (75') of a single-family detached residence
located outside of Rayzor Ranch.
3. The permanent storage, display and sales area shall be
enclosed by a minimum eight foot (8') wall of columns minimum
two feet (2') wide, of like appearance to the building with
June 9, 2010 Page 4
wrought iron or decorative tubular steel fencing. No
merchandise other than trees shall be visible above the wall or
fence.
4. Seasonal outdoor display will be allowed. Size will be 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.
C. Rear Storage. Bulk merchandise may be stored behind any
building The sides and back of the storage area shall be screened
with a chain link fence covered with windscreen, except for any side
or back that is separated from any residential property by an eight-
foot masonry wall and landscaped buffer yard, in which case
additional screening is not required. Windscreen shall be
maintained in good repair and free of tears. The rear storage area
shall not be accessible to customers. Merchandise shall be
stacked no higher than twenty-five feet (25') or level with the top of
the adjacent sidewall of the building, whichever is lower, and may
not be stacked above the height of the chain link fence
D. 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 single-family detached
residential property located outside of Rayzor Ranch. Loading
areas and 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 single-family detached residence located outside of Rayzor
Ranch. Pavement may be located within one hundred feet (100') of
residential property.
June 9, 2010 Page 5
Article 3 Streetscape / Public Spaces
A. RRTC shall provide one square foot of plaza or public space area
(Plaza Area), which may include sidewalks, for each ten (10)
square feet of gross ground floor area.
B. Plaza Areas shall be defined as any area within RRTC that
contains any three of the following seven items:
1. An area that provides pedestrian seating at a rate of one seat
for each 250 square feet. Seating shall be a minimum of fifteen
inches (15") in height and thirty inches (30") in width. Seating
elements include manufactured benches, ledge benches,
natural elements, seat walls or other raised element designated
for seating. When providing more than one sitting space on an
element, each space shall be calculated at a minimum of
eighteen inches (18") of width.
2. An area that integrates shade within the open space area
through the inclusion of shade trees, trellises, awnings or
structural elements such as colonnades and canopies.
3. An area that provides trees in proportion to the space at a
minimum of 1 tree per 800 square feet.
4. An area containing a water feature, fireplace, amphitheater or
public art
5. An area containing outdoor dining.
6. A freestanding stone fireplace, obelisk or other design feature.
7. A hardscape area that integrates landscape planting within the
hardscape through pots, above grade planters, in grade
planters, or tree grates (Refer to photographs in Appendix 3)
June 9, 2010 Page 6
C. Planting areas in the sidewalk are encouraged. Pots or above
grade planters are allowed, minimum container size of 5 gallons.
(Refer to photographs in Appendix 3)
D. Single tenant buildings having a gross floor area in excess of
40,000 square feet shall have a minimum of 100 square foot
seating area including benches or other permanent seating along
the front sidewalk area. This area shall be included as part of the
Plaza calculation and should meet Plaza requirements.
E. Bicycle racks shall be included at various locations in the Town
Center (RR-1).
Article 4 Mechanical Roof Equipment Screening
All roof mounted mechanical equipment shall be fully screened
from view from public on the site or public pedestrian spaces.
Acceptable methods for screening roof mounted equipment shall
include parapet elements, louvers, or ridges of sloped roof forms.
The color and finish of the screening shall comply with the color
pallet approved as Appendix 1 and be complimentary to the
building architecture.
Article 5 Accessory Use
All accessory uses shall be architecturally compatible with the main
structure by sharing color, materials, architectural design, roof pitch
elements or some other architectural feature.
Article 6 Drive-Through Requirements
A. 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 one hundred and sixty feet (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
June 9, 2010 Page 7
facilities operated by that owner or tenant. Bank drive-through
facilities shall provide a minimum stacking distance of one-hundred
feet (100').
B. Drive-through canopies must be built as an integral architectural
element of the structure. The supporting structure shall include at
least one (1) of the following architectural features:
native Texas stone or limestone on the supporting structure
columns or building facade.
2. a sloped metal roof.
The materials are to be the same as those used in the primary
structure. Drive-through structures and facilities physically
separated from the primary structure must be architecturally
compatible with the primary structure.
C. Drive-through uses must be located to the rear or side of the
structure, and buffered on the rear and side lot lines as required in
the Denton Development Code Section 35.13.10. A portion of the
buffer between sites can be provided on adjacent lots.
Article 7 Light and Glare Performance Requirements
A comprehensive lighting plan shall be utilized for public safety in parking
areas, illumination of building areas and pedestrian scale lighting along
walkways and foot paths. Decorative lighting may be used at intersections
and gathering places. All lighting within the Rayzor Ranch development
shall meet the following standards which replace the standards set forth in
Section 35.13.12 of the Denton Development Code.
A. Areas designated for parking use shall provide a minimum average
of one foot candle of illumination.
B. Areas designated for pedestrian use shall provide a minimum
average of one-half foot candle of illumination.
C. Light may not measure more than one-half foot-candle of
illumination at property lines external to Rayzor Ranch or at internal
property lines where adjacent to residential.
June 9, 2010 Page 8
APPENDIX I
Example Material Applications
r-
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Metal panel
Cern~entboard j aloud Siding
Textured Coated Concrete
COltarsareforillustrative purposes- Colors will closely match final Color selections-
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June 9, 2010 Page 1
RAYZOR RANCH ARCHITECTURAL GUIDELINES
Material Colors:
The below listed materials represent the Architectural color palette for Rayzor Ranch.
The intent is not to limit the manufacturers; therefore they are subject to change. 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
Gray Tone:
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
Earth Tone:
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 I
Example Material Applications
Additional Colors and Materials for Town Center only
Until amended by City Council, the Rayzor Ranch Town
Center (RR-1) and South RR-2 will use the Material
Applications set forth above. Additional materials and/or
colors may be added at a later date.
June 9, 2010
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 2
Example Canopy and Shading Applications
SUNSHADE
June 9, 2010
TRELLIS
SHADE CANOPY
TRELLIS
SUNSHADE
PORTICO
OVERHANG
LOGGIA
CANOPY
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 3
Example Amenities
LIGHTING
PLANTERS
SEATING
June 9, 2010
FIREPLACE SEATING
TREE POTS
BENCHES
PLANTERS
BENCHES
RAYZOR RANCH ARCHITECTURAL GUIDELINES
APPENDIX 4
Example Architectural Imagery
June 9, 2010
EXHIBIT C-3
RAYZOR RANCH MULTI-FAMILY GUIDELINES
The following provisions apply to all Tracts and Lots located within the Rayzor Ranch
South Campus.
1. Parking
a. Parking areas must be paved with concrete, concrete pavers or brick pavers
and curbed and guttered with concrete, in accordance with the Plans. Access drives
must be paved, curbed and guttered with concrete in accordance with the
development standards promulgated by the City.
b. 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 Exhibit B-1.
c. Parking areas must be provided in accordance with guidelines established by
the City to the extent that City requirements are more strict than these
Development Standards or address matters not addressed herein.
d. No wheel guards or barriers shall be allowed in any surface parking area.
2. Service, Loading and Storage Areas
a. Service areas for common use recreation and activity buildings shall be
located at the rear or side yard of the building. Such areas must not be
visible from roadways, parking areas and pedestrian walkways. No service
or delivery vehicles may park or load/unload along public roadways,
primary entrance drives or in visitor drop-off areas.
b. 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 public view. 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.
c. 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.
d. Service, loading and storage areas shall not encroach on any landscape area.
6/9/10
Dumpsters shall be located within side and rear yard areas of each site.
Dumpsters or other trash receptacles shall be screened with walls and metal
swing gates to match the building materials. The height of screen walls shall
be a minimum one (1) foot above the top of the trash container.
3. Site Lighting
a. Lighting shall be provided for vehicular, pedestrian, signage and
architectural and site features.
b. Site lighting fixtures used along entrance driveways and in parking areas
shall be no taller than 30 ft. high and the fixtures shall be of a consistent
design.
c. The pattern of light pooling from each fixture shall be carcfully considered
to provide smooth, even lighting of driveways and parking, while
eliminating undesirable glare or light intrusion onto adjacent Building Sites.
d. Parking areas shall have a minimum of 2 foot candles initial, and at least .3
fc maintained or one-third of the average, whichever is greater.
e. Light sources shall be metal halide, mercury vapor or of similar color.
Yellow/orange source lights are prohibited from use.
f. Incandescent source lighting should be considered for pedestrian areas and
near the residential units.
g. Pedestrian walkways, courts, gardens and entrance areas shall be illuminated
to enhance the pedestrian qualities of the Development Low level fixtures
should complement the architectural design and focus on quality landscape
lighting that will enhance the development.
h. 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.
i. Illumination shall commence one half hour before sunset and last until the
Building Site is closed for the evening. Pedestrian walkways shall be
illuminated during all hours of dark-less and when poor weather conditions
warrant.
4. Site Perimeter Wall and Fence
a. 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.
b. Walls and columns must be constructed with appropriate structural footings
and foundations to minimize movement and wall failure, and must be
6/9/10
constructed with level wall/fence tops.
c. Tilt-up concrete walls regardless of texture, finish and color are not
permitted.
5. Air Condition Compressors and Utility Meters
a. Air conditioning compressors shall be located in clusters or linear groups.
b. They shall be set on level grades ideally on the end exterior walls of the
buildings and screened from view of public streets, walkways and pedestrian
areas.
c. Low walls, fences or evergreen plantings are acceptable methods of
screening these elements.
d. 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 covered/screened from view with a
compatible building material and allow convenient accessibility by the
utility company.
6/9/10
EXAMPLE ELEVATIONS-MULTI FAMILY
FOR INFORMAITONAL PURPOSES ONLY 06/03/2010
6/9/10
01 ELFVAT[ON STUDY
02 ELEVATION STUDY
EXHIBIT D
LANDSCAPE GUIDELINES
RR-2 AND RR-3 MARKETPLACE AREAS
Article 1 General Landscape Guidelines
A) Landscape Plan
Landscaping must be provided in accordance with the attached
landscape plan in Appendix D unless otherwise stated in this
Exhibit.
B) Open Space Requirements
The RR-2 and RR-3 areas of the Marketplace shall maintain a
minimum average open space of 21% of the overall site. This
open space shall include all planted areas (parking lot islands,
planted buffer strips, sidewalks within planted areas and paved
plaza spaces). It shall not include parking, road, or drive areas,
building footprint areas and loading docks. Tree canopy
coverage in the Marketplace must average 28%.
C) Parking Field Requirements
The RR-2 and RR-3 areas of the Marketplace will incorporate
the following planting guidelines in all parking areas:
1) Landscape Islands
There will be one planted island for every 10 linear parking
spaces. This planting island shall occupy one (1) standard
parking space. Each island shall contain 1 shade tree (2"
min. cal.) from the Approved Plant List (see Appendix A).
Alternatively, there will be one planted island for every 20
linear parking spaces. This planting island shall be no less
than the same size as 2 standard parking spaces. Each
island shall contain 2 shade trees (2" min. cal.) from the
Approved Plant List (see Appendix A). Ground cover within
the island shall be 100% turf, shrub, planted groundcover,
gravel, or mulch or combination thereof (See Diagram 1).
2) End Islands
There shall also be an end island for every parking row.
This end island shall occupy one (1) standard parking space.
Each island shall contain 1 shade tree (2" min. cal.) from the
Approved Plant List (see Appendix A). An example of the
end islands can be found in Diagram 1. Ground cover within
the island shall be 100% turf, shrub, planted groundcover,
gravel, or mulch or combination thereof (Please see Diagram
1).
3) Minor Amendments
The Director may approve alternate tree locations utilizing
the minor amendment process to avoid conflicts with utilities
as defined in the Denton Development Code.
4) Spacing From Public Utilities
a) Water and Wastewater Lines - No trees shall be
planted closer than nine (9) feet from any public
underground water or wastewater utility main unless
applicable staff approves a special circumstance. The
location of the water or wastewater utility line shall be
considered, for distance purposes, to be the surface of
the ground above the line.
b) Fire Hydrants - No trees shall be planted closer than &
10 feet from any fire hydrant.
Article 2 Buffers and Screening
A) Residential Development Buffer Between RR-2/RR-3 and
SF-1
The Residential Development Buffer for the RR-3 District shall
consist of a wall at least eight feet (8') tall, constructed of
masonry or modular concrete. There shall be at least one (1)
ornamental tree every 20 feet on center on the north side of the
eight foot (8') tall wall for the portion of the wall in the RR-3 area
adjacent to the residential area labeled on the Rayzor Ranch
Concept Plan as SF-1. The Residential Development Buffer
between the RR-2 area and the SF-1 area shall consist of the
water quality and detention basin landscaped in accordance
with the approved ISWM plan. The detention basin will be
fenced with a six foot (6') tall black poly coated chain link fence.
B) Buffer Between the Existing Nonresidential Development
North of RR-3, Lot 11
The Buffer shall consist of a wall at least eight feet (8') tall,
constructed of masonry or modular concrete.
Page 2
C) Buffering along Bonnie Brae Street, North of U.S. 380
A minimum 10' wide sidewalk/trail will be located within this
buffer to provide a connection between McKenna Park and
North Lakes Park.
D) Service and Equipment Screening
1) Refuse Container Screen
Trash receptacles shall be screened in accordance with
Article 1.A.3 of the Rayzor ranch Architectural Guidelines.
The construction of refuse screening areas must comply with
the Municipal Solid Waste and Recyclables Storage and
Enclosure Requirements adopted by the City of Denton on
May 8, 2009.
2) Service Corridor Screen
When adjacent to residential uses, commercial and industrial
service corridors shall be screened. Siting and design of
such service areas shall reduce the adverse effects of noise,
odor and visual clutter upon adjacent residential uses.
3) Mechanical Equipment Screen
All mechanical equipment shall be screened from any public
right-of-way or adjacent to residential use or zoning district.
Ground mounted equipment can be screened with evergreen
shrubbery or masonry or concrete screen wall. Gates, if
incorporated in the design of the screen wall, can be
constructed of metal. Screening is subject to approval by
the appropriate controlling utility.
4) Outdoor Storage
All outside storage shall comply with the provisions of
Section 35.12.7 of the Denton Development Code.
Article 3 Access, Parking and Circulation Requirements
A) External to the Development
1) Vehicular Access
a) Access Management
The Marketplace shall provide access that complies with
Access Management principals of location, spacing and
sharing of curb cuts. The Marketplace shall provide
adequate stacking distance for all entrances.
Page 3
b) Connectivity
Connectivity may be provided from the RR-2 Marketplace
to the SF-1 district by a single road with a north/south
orientation on the western edge of the RR-2 District.
Extension to existing single family zoning to the north
may be provided at the time of development of the
Rayzor Ranch single family lots.
2) Pedestrian Access
All developments shall provide pedestrian access by linking
to any adjacent sidewalk(s), multi-use path(s) or public
transportation stop.
3) Transit Amenities
Transit amenities, bus shelters, and pullouts shall be
provided as required under Subchapter 20 Transportation of
the City of Denton Development Code.
B) Internal to the Development
Vehicular Circulation
a) Internal circulation shall be well defined by use of end
caps and landscaped areas.
b) Cross Access: Prior to division of property, circulation
and access standards shall be applied and, if necessary,
cross easements shall be required so that access to all
properties created by the subdivision can be made from
shared curb cuts.
Article 4 Parking Lot Landscaping and Screening Standards
In addition to Article 1 above, all parking lots, which for purposes of
this section, include areas of vehicle maneuvering, parking, and
loading, shall be landscaped and screened as follows:
A) Landscape Standards
1) A minimum of 7% of the total parking area shall be
landscaped.
2) A minimum of 15% of the required parking shall be covered
by tree canopy.
Page 4
3) The tree species shall be an appropriate shade tree and
shall be selected from the Approved Plant List (see
Appendix A) for the Rayzor Ranch Development.
4) Poly-coated chain link fencing is allowed for security and
utilitarian purposes, but is not considered a screening fence.
B) Screening at Right of Way:
Parking is allowed in front of a building if the parcel meets the
following design standards.
1) Parking lots shall be separated from the street frontage by a
minimum 15 foot wide Right-of-Way Screening Landscape
Area to reduce visual impacts.
2) The minimum 15 foot wide Right-of-Way Screening
Landscape Area is the area located between the right-of-way
and the parking lot. Utility easements are allowed to count
towards part of the 15-foot wide Right-of-Way Screening
Landscape area subject to required separation from utilities.
3) The number of large trees required will be calculated by
providing one (1) large tree for every 45 feet of the Right-of-
Way Screening Landscape Area. The required numbers of
trees do not have to be planted on 45-foot centers, but can
be clustered.
4) A minimum of three small accent trees clustered every 30
linear feet within the Right-of-Way Screening Landscape
Area may be substituted for the large tree requirement.
5) At least one or any combination of the following shall be
used to help screen the parking lot:
a) Xeriscape landscaping may be planted within the Right-
of-Way Screening Landscape Area. Xeriscape
landscaping shall require water irrigation for a period of
three years for landscaping to be established. After 3
years, no irrigation is required;
b) A minimum three foot high row of evergreen shrubs
planted within the Right-of-Way Screening Landscape
Area. The shrubs may be grouped and not planted in a
continuous row provided that the shrubs overlap to form
a continuous buffer; or
Page 5
c) A minimum three-foot high continuous wall made of any
combination of wrought iron, masonry, or stone within the
Right-of-Way Screening Landscape Area. If wrought iron
is used, vines shall be grown on the wrought iron to help
screen the parking lot.
Article 5 Tree Maintenance and Tree Mitigation
A) Each replacement tree shall have a minimum caliper of two (2)
inches, measured six (6) inches above grade and must be at
least five (5) feet tall when planted.
B) All replacement trees must be Large Canopy Trees and be
included on the Approved Plant List found in Appendix A.
C) A performance bond is required prior to the issuance of a
building permit for each phase of Rayzor Ranch. The purpose of
the performance bond is to ensure that the landscape and trees
are planted and well maintained. Upon completion of the three
(3) year establishment period for all plantings within the Rayzor
Ranch project, the City shall inspect the trees to determine if
90% of the trees are healthy and have a reasonable chance of
surviving to maturity. Upon such a finding, the City shall release
the performance bond. If the applicant does not take remedial
steps to bring the property into compliance, the City shall make
demand for payment of the bond. The City may use all legal
remedies to enforce this requirement, in addition making
demand on the bond.
D) The developer shall pay $215,500.00 into the Rayzor Ranch
Tree Mitigation Escrow Fund prior to the issuance of the first
clearing and grading permit for the Rayzor Ranch development.
Any accumulated interest shall be available for additional tree
planting and maintenance of public trees in the Rayzor Ranch
development, or as otherwise specified herein or in other
agreements with the City. The Developer shall bear all
administrative costs for the Rayzor Ranch Tree Mitigation
Escrow Fund. The City must be a third party beneficiary to the
Rayzor Ranch Tree Mitigation Escrow Fund, to be held in trust
by the City or a designated third party agent. Funds paid into
the Rayzor Ranch Tree Mitigation Escrow Fund shall be used to
purchase plant and maintain trees in Rayzor Ranch. At the
completion of the Rayzor Ranch project, any remaining funds
may be used to plant trees on public property within five (5)
miles of Rayzor Ranch.
Page 6
E) Tree mitigation will also be subject to the criteria established in
Section 35.7.15.7 of the Rayzor Ranch Overlay District.
Article 6 Interim Landscape Areas
A) The landscaping required along the frontage of Bonnie Brae will
not be required to be installed until six (6) months after the
installation of the 42-inch water line by the City of Denton is
constructed and accepted.
B) Landscaping for the water quality / detention basin must be
completed within six (6) months of the issuance of the first
certificate of occupancy for the Junior Anchor retail building
located in the RR-2 Marketplace.
C) The U.S. 380 (University Drive) right-of-way landscape
screening will follow the following sequencing:
1) There will be no landscaping required for 180 days after the
U.S. 380 construction is complete. If final construction has
not begun on the permanent landscaping shown on the
Master Landscaping Plan after the 180-day time limit
expires, then temporary grass and irrigation will be installed.
2) Final right-of-way screening must be installed within six (6)
months after the final certificate of occupancy is issued for
80% of the lots fronting U.S. 380 or within two years of the
effective date of this Exhibit, whichever is less. This is to
ensure that landscaping is uniform at the time of installation.
Article 7 Amendments to the Landscape Plan
A) The Director may authorize minor changes in the landscape
plan that otherwise comply with the Overlay District ordinance
and do not:
1) Reduce the perimeter landscape buffer strip shown on the
original landscape plan;
2) Detrimentally affect the original landscape plan's aesthetic
function relative to adjacent right-of-way or surrounding
property; or
3) Detrimentally affect the original landscape plan's screening
or buffering function.
Page 7
B) For purposes of this subsection, "original landscape plan"
means the earliest approved landscape plan that is still in effect,
and does not mean a later amended landscape plan. For
example, if a landscape plan was approved with the Overlay
District and then amended through the minor amendment
process, the original landscape plan would be the landscape
plan approved with the Overlay District, not the landscape plan
as amended through the minor amendment process. If,
however, the landscape plan approved with the Overlay District
was replaced through the zoning amendment process, then the
replacement landscape plan becomes the original landscape
plan. The purpose of this definition is to prevent the use of
several sequential minor amendments to circumvent the zoning
amendment process.
Page 8
Appendix A
Approved Plan List
Canopy Trees
Mature Canopy 314-1256 sq. ft. - Site Design Criteria Manual
Common Name
Scientific Name
Soapberry
Sapindus drummandii
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
Texas Ash
Fraxinus texensis
Bur Oak
Quercus macrocarpa
Bigtooth Maple
Acer grandidentatum
Foster Holly
Ilex x attenuate "Fosteri"
Caddo Maple
Acer saccharum "Caddo"
Southern Magnolia
Magnolia grandiflora
River Birch
Betula nigra
Ornamental Trees
Matue Canopy 79-314 sq. ft. - Site Criteria Manual
Common Name
American Smoketree
Crape Myrtle
Desert Willow
Downy Hawthorne
Mexican Plum
Mexican Redbud
Prairie Flameleaf Sumac
Reverchon Hawthorn
Rusty Blackhaw
Texas Persimmon
Texas Sophora
Vitex
Wax Myrtle
Yaupon Holly
Scientific Name
Conius obovalus
Lagerstromia indica
Chilopsis linearis "Warren Jones"
Crataegus mollis
Prunus mexicana
Cercis canadensis var mexicana
Rhus lanceoiata
Crataegus reverchronis
Viburnum rufidulum
Diospryros texana
Sophora affinis
Vitex agnus-castus - "LeCompte"
Myrica cerifera
Ilex vomitoria
Page 9
Shrubs
Common Name
Scientific Name
Agarita
Mahonia (Berberis) trifolita
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
Foster Holly
Ilex x attenuaa
Fragrant Sumac
Rhus aromactica
Glossy Abelia
Abelia x grandoflora
Hardy Plumbago
Ceratostimgma plumbaginoides
Indian Hawthorn
Rhaphiolepios indica
Knockout Rose
Rea "Knockout"
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
Malvaviscus arboreus var.
Turk's Cap
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
Butterfly Weed
Asclepias tuberosa
Cactus
Opuntia spp.
Coneflower
Rudbeckia fulgida
Cross Vine
Bignonia capreoiata
Daylilly
Hermerocallis "Hyperion"
Desert Sage
Salvia gregii
Englemann Daisy
Englemannia pinnatifida
Evening Primrose
Oenothera speciosa
Giant Liriope
Lirope gigantea
Gray Rush
Juncus effusus
Page 10
Hameln Grass
Pennisetum alopecuroides "Hemeln"
Inland Sea Oats
Chasmanithuim latifolium
Kentucky Wisteria
Wisteria macrostachya
Lady Banks Rose
Rosa banksiae
Little Bluestem Grass
Schizachyrium latifolium
Little Bunny Fountain
Pennistemum alopecuroides "Little
Grass
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
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
Page I I
Appendix B
Tree Mitigation Chart
Rayzor Ranch Mitigation Chart
North Site
Total caliper inches of trees taken down and stitli remaining is 7713
161 caliper inches of the 7713 are Quality/Protected Trees
5524 Caliper inches of the 7713 inches were taken down
2189 Caliper inches of the 7713 inches are remaining
7713 inches -161 Inches of QualitylProtected Trees = 7552 inches
7552 are Secondary Trees requiring 12.5% mitigation = 944 caliper inches
161 are Quality/Protected Trees requiring 1:2 or 1:1.5 mitigation
At the worst case scenario 1:2 = 322 caliper inches
Total caliper inches to mitigate = 944 + 322 = 1266 inches
This is 633 trees (assuming mitigation is with 2" caliper trees)
South Site
Trees to Preserve:
3 Quality Trees = 42.4 inches
2 Protected Trees = 43.5 riches
Total caliper inches to preserve = 85.9 inches
Trees to Mitigate:
34 Quality Trees = 351.1 inches
6 Protected Trees = 298.6 inches
2 Large Secondary = 49.4 inches
18 Secondary = 23.25 inches
Total caliper inches to mitigate = 457.25 inches
This is 229 trees (assuming mitigation is with 2" caliper trees)
Mitigation Total of North and South Sites = 1724.25 inches
Preservation Total of North and South Sites = 85.9 inches
*This mitigation plan is a proposed plan. If any transplanted trees
die within the first year, the developer will replace the trees with the
equivalent number of caliper inches.
Page 12
Appendix C
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Diagram I - Parking Lot Landscape Islands
DIAGRAM - i
DOUBLE ISLAND
900 PARKING
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Page 21
20 SPACES JL32.91° I_ 20 SPACES FI
(REF)
EXHIBIT D-1
RAYZOR RANCH LANDSCAPE STANDARDS
SOUTH RR-2 AND TOWN CENTER (RR-1)
Article 1 General Landscape Standards
A. Landscape Plan
Landscape Plans must be reviewed and approved by the City
staff for each phase of the development.
B. Open Space Requirements
1. The South RR-2 and Town Center (RR-1) shall maintain a
minimum average open space of 15% of the overall site.
Open space includes all surface areas of the project that are
not covered with enclosed buildings, or parking and drive
areas. Pedestrian plazas sidewalks covered or uncovered
are calculated towards total open space.
2. Active open space shall be valued within the Town Center
(RR-1) development. Plaza Areas, as defined in Article 3.13
of the Rayzor Ranch Architectural Standards, may be
credited as additional open space, canopy coverage, and/or
landscape area with the authorization of the City Manager
and a supporting site plan.
C. Parking Field Requirements
The South RR-2 and Town Center (RR-1) will incorporate the
following planting standards in all parking areas:
1. Landscape Islands
There will be a minimum of one planted island for every 15
linear parking spaces. This planting island shall be
approximately the same size as one (1) standard parking
space. Each island shall contain at least 1 shade tree (2"
min. cal.) from the Approved Plant List (see Appendix A).
Alternatively, there will be a minimum of one planted island
for every 25 linear parking spaces. This planting island shall
be approximately the same size as 2 standard parking
spaces. Each island shall contain at least 2 shade trees (2"
min. cal.) from the Approved Plant List (see Appendix A).
Ground cover within the island shall be 100% turf, shrub,
planted groundcover, gravel, or mulch or combination
thereof. See Diagram 1 for an example layout of landscape
islands. The average distance between planting islands shall
be 11 linear parking spaces.
June 10, 2010 Page 1
RAYZOR RANCH LANDSCAPE STANDARDS
2. End Islands
There shall also be an end island for every parking row.
This end island shall be approximately the same size as one
(1) standard parking space. Each island shall contain at
least 1 shade tree (2" min. cal.) from the Approved Plant List
(see Appendix A). An example of the end islands can be
found in Diagram 1. Ground cover within the island shall be
100% turf, shrub, planted groundcover, gravel, or mulch or
combination thereof.
3. Minor Amendments
The City Manager may approve alternate tree locations
utilizing the minor amendment process to avoid conflicts with
utilities as defined in the Denton Development Code.
4. Tree Spacing From Public Utilities
a. Water and Wastewater Lines - No trees shall be
planted closer than nine (9) feet from any public
underground water or wastewater utility main unless
applicable staff approves a special circumstance. The
location of the water or wastewater utility line shall be
considered, for distance purposes, to be the surface of
the ground above the line.
b. Fire Hydrants - No trees shall be planted closer than 10
feet from any fire hydrant.
Article 2 Buffers and Screening
A. Refuse Container Screen
Trash receptacles shall be screened in accordance with
Article 1.A.3 of the Rayzor Ranch Architectural Standards.
The construction of refuse screening areas must comply with
the Municipal Solid Waste and Recyclables Storage and
Enclosure Requirements adopted by the City of Denton on
May 8, 2009.
B. Service Corridor Screen
When adjacent to residential uses, commercial and industrial
service corridors shall be screened. Siting and design of
such service areas shall reduce the adverse effects of noise,
odor and visual clutter upon adjacent residential uses.
C. Mechanical Equipment Screen
June 10, 2010 Page 2
All mechanical equipment shall be screened from any public
right-of-way or adjacent to residential use or zoning district.
Ground mounted equipment can be screened with evergreen
shrubbery or masonry or concrete screen wall. Gates, if
incorporated in the design of the screen wall, can be
constructed of metal. Screening is subject to approval by
the appropriate controlling utility.
D. Outdoor Storage
All outside storage shall comply with the provisions of
Section 35.12.7 of the Denton Development Code, unless
modified by the Architectural Standards.
Article 3 Access, Parking, and Circulation Requirements
A. External to the Development
1. Vehicular Access / Access Management
The South RR-2 and Town Center (RR-1) shall provide
access that complies with Access Management principles of
location, spacing and sharing of curb cuts, and shall provide
adequate stacking distance for all entrances.
2. Pedestrian Access
All developments shall provide pedestrian access by linking
to any adjacent sidewalk(s), multi-use path(s) or public
transportation stop.
3. Transit Amenities
Transit amenities, bus shelters, and pullouts shall be
provided as required under Subchapter 20 Transportation of
the City of Denton Development Code. Modifications to the
transit amenities standards shall be permitted subject to the
City Manager's approval so long as the intent and spirit of
the standards are met.
B. Internal to the Development
1. Vehicular Circulation
a. Internal circulation shall be well defined by use of end
caps and landscaped areas.
b. Cross Access: Prior to division of property, circulation
and access standards shall be applied and, if necessary,
cross easements shall be required so that access to all
June 10, 2010 Page 3
properties created by the subdivision can be made from
shared curb cuts.
Article 4 Parking Lot Landscaping and Screening Standards
In addition to Article 1 above, all parking lots, which for purposes of
this section, include areas of vehicle maneuvering, parking, and
loading, shall be landscaped and screened as follows:
A. Landscape Standards
1. A minimum of 10% of the total parking area shall be
landscaped.
2. A minimum of 20% of the required parking shall be covered
by tree canopy.
3. The tree species shall be an appropriate shade tree and
shall be selected from the Approved Plant List (see
Appendix A).
4. Poly-coated chain link fencing is allowed for security and
utilitarian purposes, but is not considered a screening fence.
The poly-coated chain link fence cannot be visible from
public roads or pedestrian areas.
B. Screening at Right of Way:
Parking is allowed in front of a building if the parcel meets the
following design standards.
1. Parking lots shall be separated from the street frontage by a
minimum 15 foot wide Right-of-Way Screening Landscape
Area to reduce visual impacts.
2. The minimum 15 foot wide Right-of-Way Screening
Landscape Area is the area located between the right-of-way
and the parking lot. Utility easements are allowed to count
towards part of the 15-foot wide Right-of-Way Screening
Landscape area subject to required separation from utilities.
3. The number of large trees required will be calculated by
providing one (1) large tree for every 45 linear feet of the
Right-of-Way Screening Landscape Area. The required
June 10, 2010 Page 4
numbers of trees do not have to be planted on 45-foot
centers, but can be clustered.
4. A minimum of three small accent trees clustered every 30
linear feet within the Right-of-Way Screening Landscape
Area may be substituted for the large tree requirement.
5. At least one or any combination of the following shall be
used to help screen the parking lot:
a. Xeriscape landscaping may be planted within the Right-
of-Way Screening Landscape Area. Xeriscape
landscaping shall require water irrigation for a period of
three years for landscaping to be established. After 3
years, no irrigation is required;
b. A minimum three foot high, when mature, row of
evergreen shrubs planted within the Right-of-Way
Screening Landscape Area. The shrubs may be grouped
and not planted in a continuous row provided that the
shrubs overlap to form a continuous buffer; or
c. A minimum three-foot high continuous wall made of any
combination of wrought iron, masonry, or stone within the
Right-of-Way Screening Landscape Area. If wrought iron
is used, vines shall be grown on the wrought iron to help
screen the parking lot.
d. A grass or landscaped berm, three feet high above the
parking pavement surface.
Article 5 Tree Maintenance and Tree Mitigation
A. Each replacement tree shall have a minimum caliper of two (2)
inches, measured six (6) inches above grade and must be at
least five (5) feet tall when planted.
B. All replacement trees must be Large Canopy Trees from the
Approved Plant List found in Appendix A.
C. A performance bond is required prior to the issuance of a
building permit for each phase of Rayzor Ranch. The purpose of
the performance bond is to ensure that the landscape and trees
are planted and well maintained. Upon completion of the three
(3) year establishment period for all plantings within the Rayzor
Ranch project, the City shall inspect the trees to determine if
June 10, 2010 Page 5
90% of the trees are healthy and have a reasonable chance of
surviving to maturity. Upon such a finding, the City shall release
the performance bond. If the applicant does not take remedial
steps to bring the property into compliance, the City shall make
demand for payment of the bond. The City may use all legal
remedies to enforce this requirement, in addition making
demand on the bond.
D. Tree mitigation will also be subject to the criteria established in
Section 35.7.15.5 of the Rayzor Ranch Overlay District.
Article 6 Interim Landscape Areas
Final right-of-way screening along US 380 must be installed within
six (6) months after the final certificate of occupancy is issued for
80% of the lots fronting U.S. 380 or within two years of the first
certificate of occupancy fronting on U.S. 380. This is to ensure that
landscaping is uniform at the time of installation.
Article 7 Amendments to the Landscape Plan
The City Manager may authorize minor changes in the
landscape plan and plant materials that otherwise comply with the
Overlay District ordinance and do not:
1. Reduce the perimeter landscape buffer strip shown on the
original landscape plan;
2. Detrimentally affect the original landscape plan's aesthetic
function relative to adjacent right-of-way or surrounding
property; or
3. Detrimentally affect the original landscape plan's screening
or buffering function.
June 10, 2010 Page 6
RAYZOR RANCH LANDSCAPE STANDARDS
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
American Smoketree
Crape Myrtle
Desert Willow
Downy Hawthorne
Hawthorn
Mesquite Tree
Mexican Plum
Mexican Redbud
Possumhaw Holly
Prairie Flameleaf Sumac
Red Bud
Reverchon Hawthorn
Rusty Blackhaw
Texas Persimmon
Texas Sophora
Vitex
Wax Myrtle
Yaupon Holly
Scientific Name
Conius obovalus
Lagerstromia indica
Chilopsis linearis "Warren Jones"
Crataegus mollis
Crataegus spp.
Prosopis glandulosa
Prunus mexicana
Cercis canadensis var mexicana
Llex decidua
Rhus lanceoiata
Cercis canadensis
Crataegus reverchronis
Viburnum rufidulum
Diospryros texana
Sophora affinis
Vitex agnus-castus - "LeCompte"
Myrica cerifera
Ilex vomitoria
June 10, 2010 Page 7
RAYZOR RANCH LANDSCAPE STANDARDS
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
Malvaviscus arboreus var.
Turk's Cap
drummondoni
Waxleaf Ligustrum
Ligustrum japonica "Texana"
Western White
Honeysuckle
Lonicera albiflora
Yucca
Yucca app.
Grasses / Ground Cover / Vines
Common Name Scientific Name
Asian Jasmine
Aster
Bermuda Grass
Blackfoot Daisy
Bracken Fern
Buffalo Grass
Bushy Bluestem
Butterfly Weed
Cactus
Coconut Thyme
Coneflower
Cross Vine
Daylilly
Desert Sage
Trachelosperum asiaticum
Aster spp.
Cynodon dactylon
Melampodium leucanthium
Pteridum aquilnum
Bucchloe dactyiodes
Andropgon Glomeratus
Asclepias tuberosa
Opuntia spp.
Thymus pulegioides coccineus
Rudbeckia fulgida
Bignonia capreoiata
Hermerocallis "Hyperion"
Salvia gregii
June 10, 2010 Page 8
Dwarf Fountain Grass
Englemann Daisy
Evening Primrose
Giant Liriope
Gray Rush
Hameln Grass
Inland Sea Oats
Kentucky Wisteria
Lady Banks Rose
Lindheimer's Muly
Little Bluestem Grass
Little Bunny Fountain
Grass
Lirope
Maiden Grass
Mexican Feather Grass
Muhly Grass
Orange Wedelia
Prairie Zinnia
Purple Cornflower
Purple Wintercreeper
Russian Sage
Sideoats Grama
Splitbeard Grass
Switchgrass
Texas Green Eyes
Texas Sage
Trumpet Honeysuckle
Vine
Trumpet Vine
Turfallo grass
Virginia Creeper
White Sagebrush
Yellow Elder
Pennisetum alopecuroldes'Hamin'
Englemannia pinnatifida
Oenothera speciosa
Lirope gigantea
Juncus effusus
Pennisetum alopecuroides "Hemeln"
Chasmanithuim latifolium
Wisteria macrostachya
Rosa banksiae
Muhlenbergia lindheimeri
Schizachyrium latifolium
Pennistemum alopecuroides "Little
Bunny"
Lirope muscari
Miscanthus sinensis "Gracillimus"
Nasella(Stipa) tenuissima
Muhienbergia spp.
Wedelia hispida
Zinnia grandiflora
Echinacea pupurea
Euonymous fortunei
Perovskia atriplicfloia
Bouteova curtipendula
Andropogon tenarius
Panicum virgatum
Berlandiera texana
Leucophyllum frutescens
Lonicera sempervirens
Camsis radicans
Bouteloua dactyloides
Parthenocissus quinquefolia
Artemesia ludoviciana
Tacoma stans
June 10, 2010 Page 9
RAYZOR RANCH LANDSCAPE STANDARDS
Appendix B
Tree Mitigation Chart
Raynor Ranch Mitigation Chart
North Site
Total caliper inches of trees taken down and still remaining is 7713.
161 caliper inches of the 7713 are Quality/Protected Trees
5524 Caliper inches of the 7713 inches were taken down
2189 Caliper inches of the 7713 inches are remaining
7713 inches -161 Inches of QualitylProtected Trees = 7552 inches
7552 are Secondary Trees requiring 12.5% mitigation = 944 caliper inches
161 are Quality/Protected Trees requiring 1:2 or 1:1.5 mitigation
At the worst case scenario 1.2 = 322 caliper inches
Total caliper inches to mitigate = 944 + 322 = 1266 inches
This is 633 trees (assuming mitigation is with 2" caliper trees)
South Site
Trees to Preserve:
3 Quality Trees = 42.4 inches
2 Protected Trees = 43.5 inches
Total caliper inches to preserve = 85.9 inches
Trees to Mitigate:
34 Quality Trees = 351.1 inches
6 Protected Trees = 298.6 inches
2 Large Secondary = 49.4 inches
18 Secondary = 23.25 inches
Total caliper inches to mitigate = 457.25 inches
This is 229 trees (assuming mitigation is with 2" caliper trees)
Miti ation Total of North and South Sites = 1724.25 inches
Preservation Total of North and South Sites = 85.9 inches
'This mitigation plan is a proposed plan. If any transplanted trees
die within the first year, the developer will replace the trees with the
equivalent number of caliper inches.
June 10, 2010 Page 10
RAYZOR RANCH LANDSCAPE STANDARDS
Appendix C
Landscape Chart
Rayzor Ranch South Campus Landscape Chart
Rayzor Ranch Landscape Charts
North Site 153.37+/-Acres
Base Zoning
Proposed Overlay District Amendment
Preliminary Calculations
Base Zoning
Minimrnn
Landscaped
Minimun
Canopy
Proposed Ove
MiNnnurn
Landscaped
Minimum
Canopy
Proposed Zon
Open
Space
Canopy
Coverage
Subarea 1-Residential 45.16 Acres
NR-3
55%
50%
NR-3(NRMU-
40~k
45%
NR-3
43.0%
42.0%
NRMII-12
4096
45%
Subarea2-Marketplace 108.21 Acres
CM-G
20%
30%
RCC-D 105€ 20%
RCC-D 21.0% 28.0%
NRMU
20%
40%
NRMIJ-12
40%
45 6
South Campus {Approximately 22D Acres)
Base Zoning Requirements
Rayzor Ranch South Campus Overlay
Approximate
Base Zoning
M nIMUM
M nimum
Open Space
Minimum
Minimum
Land Area
Landscaped
Canopy
Landscaped
Canopy
(Acres)
Area
Coverage
Area
Coverage
Town Center Distnct (RR-1) 1 RR-2
160
RCC-D
10%
20%
28%
24
22°c
and South Mixed Use (Hotel, RR.C,SF.rRF, P)
South Mixed Use (SF)
20
NRMU
20%
40%
4811L
40D%
41 %
South Mixed Use IMF, O, RR, BH, Hotel, P)
40
NRMU
20%
40%
25%
20%
401.
Land areas do not include Cook Caildren's, Pub `.c :pads. Dk4E site or Drill Site
June 10, 2010 Page 11
Diagram I - Parking Lot Landscape Islands
DIAGRAM 1-01
DOUBLE ISLAND
90° PARKING
SOZ LZAWS MAY BF-
SUtWILY LESS 7HAH A FULL.
,VIACE WE 7p RAD# (77P)
SINGLE ISLAND
900 PARKING
l
J 8' Ij 15 WAWS MAX
DOUBLE ISLAND
600 PARKING
June 10, 2010 Page 12
EXHIBIT E
RAYZO R RANCH
MARKETPLACE SIGN DISTRICT
Article 1 Definitions
The definitions set forth in Subchapter 15 of the Denton
Development Code 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.
RAYZOR RANCH SIGN DISTRICT
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.
1. 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.
Pagc 2
RAYZOR RANCH SIGN DISTRICT
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.
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.
Article 2 Administrations and Enforcement
All signs shall be erected, displayed, altered and reconstructed in
conformance with the Rayzor Ranch Sign District and applicable
City regulations.
Article 3 RR-2 and RR-3 Districts
The following regulations shall apply to the RR-2 and RR-3
Subareas 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.
Pagc 3
RAYZOR RANCH SIGN DISTRICT
b. Two (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.
c. One (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
(300) square feet per sign side.
d. All pylon signs are allowed to display the names of any
other tenants in Rayzor Ranch.
e. Pylon signs are subject to the minimum setbacks of
Section 35.15.14.2.C of the Denton Development Code
unless its proximity to a single-family residence would
dictate a larger setback according to Section
35.15.14.1.E of the Denton Development Code.
2. Monument signs.
a. Monument 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.
b. The maximum height of a monument sign is eight (8) feet
and the maximum effective area is 100 square feet per
sign side.
c. All monument signs must comply with the visibility
obstruction requirements detailed in Section 35.15A.H.
3. Attached signs.
Attached signs include wall, canopy and awning signs.
Pagc 4
RAYZOR RANCH SIGN DISTRICT
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
Pagc 5
RAYZOR RANCH SIGN DISTRICT
a second line or secondary signage. Tenant national
logo/badge/lettering may exceed this height by up to
20%.
iv) Tenants 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%.
v) Tenants 25,000 s.f to 80,000 s.f. are allowed a
maximum letter height of 72-inches on one line and
48-inches on a second line or secondary signage.
Tenant national logo/badge/lettering may exceed this
height by up to 20%.
vi) Tenants in excess of 80,000 s.f. are allowed a
maximum letter height of 78-inches on one line and
48-inches on a second line or secondary signage.
Logos/badges/lettering up to a maximum dimension
of 120" on a side.
vii) 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 side with
frontage to the public
viii)Wall signs depicting a commercial message on the
rear of buildings are not permitted if they are facing
residential areas. Wall signs depicting informational
or directional messages signs are allowed on the rear
of buildings facing residential areas. However, no rear
wall signs, except for directional or informational
signs, are allowed on the north wall of the buildings
located in the RR-3 District.
f. On multi-tenant buildings adjacent to Hwy 380 or the
main drive, rear wall signs are permitted. They shall be
Pagc 6
RAYZOR RANCH SIGN DISTRICT
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.
Pagc 7
RAYZOR RANCH SIGN DISTRICT
g. Sidewalks must be at least ten (10) feet wide in order to
erect or maintain a sandwich board or "A" frame sign.
6. 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.
7. Temporary Signs.
The following types of temporary signs shall be permitted
within the Rayzor Ranch Sign District, subject to the limits of
Section 35.15.16 of the Denton Development Code:
a. Project 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.
b. Land 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
c. Wind Device Signs. On premise, banners, and
windblown signs such as pennants, flags, and streamers
Pagc 8
RAYZOR RANCH SIGN DISTRICT
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, 1-35 or Bonnie Brae.
8. 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.
9. 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.
10. Setbacks.
Interior lot lines do not trigger setbacks for sign purposes in
the RR-2 and RR-3 Districts.
11. 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.
Pagc 9
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Partial Sign
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RAYZOR RANCH SIGN DISTRICT
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RAYZOR RANCH SIGN DISTRICT
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RAYZOR RANCH SIGN DISTRICT
clru rno
ELEVATION -OPTIONAL GROUND MOUNTED LIGHTING
IN LIEU OF INTERNALLY ILLUMINATED PANELS
SINGLE TENANT MONUMENT SIGN
(OUTPARCEL PAD) 05118/09
Tenant Tenant
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OPTIONAL GROUND MOUNTED LIGHTING aztATm
IN LIEU OF INTERNALLY ILLUMINATED PANELS
DOUBLE TENANT MONUMENT SIGN
(OUTPARCa- PAB) 05+18109
Page 15
..-ALUMINUM SIGN CAB. ♦1. 2'
PAINTED TO MATCH
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RAYZOR RANCH SIGN DISTRICT
OPTIONAL GROUND A'.DUNTE D LIGHT ING
IN LIEU 0F IN TERNAL:Y'. LLU'AI NATED PANELS
MULTI-TENANT MONUMENT SIGN
05/18/09
PROJECT IDENTITY SIGN
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Pagc 16
RAYZOR RANCH SIGN DISTRICT
ELEVATE
GROUND MOi1NPED
LIGHTING
DIRECTIONAL SIGN
05118109
Page 17
RAYZOR RANCH SIGN DISTRICT
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.
Pagc 18
RAYZOR RANCH SIGN DISTRICT
Blade and Project Banner Sign Examples
RT
Page 19
RAYZOR RANCH SIGN DISTRICT
APPENDIX 4
Secondary Sign Example
Pagc 20
RAYZOR RANCH SIGN DISTRICT
APPENDIX 5
Project Announcement Sign Example
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TENANT NAME
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Page 21
RAYZOR RANCH SIGN DISTRICT
APPENDIX 6
Effective Area Example
EFFECTIVE SIGN AREA SIGN AREA
EFFECTIVE SIGN AREA SIGN AREA
Pagc 22
EXHIBIT E-1
RAYZOR RANCH SIGN STANDARDS
SOUTH RR-2 AND TOWN CENTER
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 RR-1
and South RR-2 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
South RR-2 and 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 RR-1 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 DEFINITIONS
The definitions set forth in Subchapter 15 of the Denton Development
Code govern in the Rayzor Ranch Town Center Sign District, except as
modified 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.
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.
0. 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
A. Setbacks. Pylon, Project Landmark, Landscape Wall , and Monument
Signs ("Freestanding Signs") shall have setbacks as follows:
1. Signs shall maintain a minimum setback of five (5) feet from the
property line, public easements and/or rights-of-way line.
2. Interior lot lines do not trigger setbacks for sign purposes in the
RR-1, RR-2 and RR-3 Districts.
3. All Freestanding Signs must comply with the visibility obstruction
requirements detailed in City Code Section 35.15.4.H.
B. Allowable Number and Size of Sign
1. 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.
a. If 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.
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
(US 380)
T P
Area 2
(IH 35)
T P
Area 3
(Interior)
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
3. 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.
a. The advertising elements will each have a maximum allowable
six-hundred (600) square feet.
b. The 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.
c. The landmark area is allowed to display the names of any
tenants in Rayzor Ranch.
d. The 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.
4. Pylon Signs. See Appendix 2 for potential sign location details
and Appendix 4 for details of each sign type.
a. Highway 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.
i. Highway signs are allowed to display the names of any
tenants in Rayzor Ranch overall.
ii. Highway 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.
iii. Highway signs are not subject to the minimum setbacks of
Section 35.15.14.2.C of the Denton Development Code as
they are located in Sign Area 3 only.
iv. Sign 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.
b. Highway 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.
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
c. Primary pylon signs (P1) are allowed on the south side of US
380.
i. Maximum allowable height of forty feet (40'
measured from base of sign.
ii. 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.
d. Secondary pylon signs (P2) are allowed on the south side of
US 380 and the west side of Heritage Trail.
i. Maximum allowable height of forty feet (40') measured
from base of sign.
ii. 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.
e. Pylon signs are subject to the minimum setbacks as
established in Article 2 of this amendment unless its
proximity to a single-family residence would dictate a larger
setback according to Section 35.15.14.1.E of the Denton
Development Code.
f. All pylon signs are allowed to display the names of any
tenants 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 Section 35.15.16 of the
Denton Development Code, Temporary signs shall be permitted for
periods 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.
5. 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:
a. Do not exceed 20 square feet in area.
b. There 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.
c. Comply with the requirements for duration stated in Section
35,15.9.4 of the Denton Development Code.
June 9, 2010 Page 14
APPENDIX I
South RR-2 and Town Center Sign Areas
c
x
n
x
•
June 9, 2010 Page 1
APPENDIX 2
South RR-2 and Town Center 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
❑ D D
3 ~ Y n
C.
~ 4
a = 2 x`
F N
June 9, 2010 Page 2
approved site plan.
APPENDIX 3
South RR-2 and Town Center 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 3
A
Awning
Sign
B
Banner
K
v
1
C
Blade
D
Canopy
Sign
June 9, 2010 Page 4
E
Changeable
w
Message
,..x.
Sign
4
F
Construction
Sign
Fc~icE kCS .
NSEC 1• t, r'
~
r
..wM Iri a, 4 `
t
5
G
Directional
(Way Finding)
r
Sign
is
H
Directories
-
June 9, 2010 Page 5
Effective *
Leased Frontage
Architectural Sign Area
80% of Architectural Frontage
Sign Area
f ]R
Tenant Sign
w=
a
J
Highway
Sign
x
K
Illuminated
Sign
i
L
Kiosk Sign
`
I
LL n S ~
1 t
June 9, 2010 Page 6
M
Landscape
Wall Sign
Y Y
F ,y
I A
N
Marquee
~ -i
.
M
F
7~
f
4
O
Monument
Sign
BEST BUY
Y ,l x6s
INS
MEN'S
EAR1 OUSE
P
Mural
f
i
June 91 2010 Page 7
Q
Project
-
Announce-
ment
Sign
a
EWAN""' I".
R
Project
Banner
Sign
t r:
F
j Y
1
S
Projecting
Sign
--Aar
-
u
t
T
Project
Landmark
w
t x.£ R R A rt
June 9, 2010 Page 8
U
Pylon
,
sign
Ldlif
c9reui~ Cily
Of f i ceMax
his 1114 -$A M
V
Roof
Sign
- - -
W
Sandwich
Board
I
X
Secondary
Sign
t, r
r wwlNlr ~ J tom'
June 9, 2010 Page 9
Y
Tenant Sign
` -
olt
Building Sign
v
Facade Sign
•_ie=~:~
Z
3D-
r
Graphics
PAP,
`J ~'y r1
June 9, 2010 Page 10
APPENDIX 4
South RR-2 and Town Center 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- PRIMARY HIGHWAY
June 9, 2010 Page 11
APPENDIX 4
South RR-2 and Town Center Conceptual Sign Types
H2 - SECONDARY HIGHWAY
June 9, 2010 Page 12
APPENDIX 4
South RR-2 and Town Center Conceptual Sign Types
P1- PRIMARY PYLON
,a "
,2
J
.i yMy++
g F
all
II
g b
dS
K
June 9, 2010 Page 13
APPENDIX 4
South RR-2 and Town Center Conceptual Sign Types
P2 - SECONDARY PYLON
Q
3-
W
h
I I
J
#
m
5
I
1
June 9, 2010 Page 14
APPENDIX 4
South RR-2 and Town Center Conceptual Sign Types
M 1- SINGLE TENANT MONUMENT
ALUMINUM SIGN CAB. +1_ 2'
8'-0- PAINTED TO MATCH
L7. 6'-10' MATTREAS PAJNTT-
BRUSH ALUM- COLOR,
WAIF KNISH
CITANGEABLE SIGN PANE;- I _
SUPPLIED By `ENANT
14- V111111LY ILLUMINATED)
ll [ ~1 PRMAT; EKED cPJS.
Tp
E - CGRRUGATED MTL. DECK
-x
co Y ~
v STONE BASE
I
I I _I
ELEVAnON OPTIONAL GROUND MC7UNTED LIIGFFTING SSE VIEW
IN LIEU OF IINTERNALLY ILLUMINATED PANELS
SINGLE TENANT MONUMENT SIGN
(OUTPARCEL PAD) 0.511$109
M 2 - DOUBLE TENANT MONUMENT
ALUMINUM SIGN CAB.. 11, 2'
l1'-8' PAINTED TO MATCH
fl. 7" UATTHEWS PAINT-
BRUSH ALUM, COLOR,
MATT FINISH
-CHANCEABLE SIGN PANe
} SUPPLIED EN TENANT
(INTERNALLY ILLVMIMATED)
F Tenant Te11a n f. ~ - C
PREWEAIH~RLD ORRUGATED MTL~DECi(
o ~`,l<1Nk F#A5E
~y f
OPTIONAL GROUND 4At3UN77 ED LIGHT INr
IN LIEU OF INTERNALLY ILLUMINATED PANELS
DOUBLE TENANT MONUMENT SIGN _
(01UTPARCEL PAD) 05118/09
June 9, 2010 Page 15
APPENDIX 4
South RR-2 and Town Center Conceptual Sign Types
M 3 - MULTI TENANT MONUMENT
ALUMINUM SIGN CAB. 7
11,4*
PAINTED TO MATCH
7`
MATTHEWS PNNT-
BRUS-f ALUM. COLOR,
MATT FINISH
rT ANT
TENANT
I AN ~~Le 5_I[N PANEL
SUI'I'L;t~:
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a P
'
4[7
NT
TENANT
(
ANELS MAX.
I
- IINTERNALLY ILLUMINATED)
- PPILWEATHENEU GALv.
CORRUGATED MTL. DECK
E
TENANT
TENANT
SIONE BASE
OPT10NAL GROUND I.IOUN'rCD LICFITiNG - 11k JN
IN LIEU OF INTERNALLY ILLUMINATED PANELS
MULTI-TENANT MONUMENT SIGN
05118/09
M 4 - ENTRY MONUMENT
INDIVIDUAL
METAL LETTERS
METAL LETTERS & LOGO
T; ; R~vz,~r Ranc~i 0,
TOWN CENTER'
STONE
PROJECT IDENTITY MONUMENT SIGN
GROUND MOUNTED
LIGHTS
June 9, 2010 Page 16
EXHIBIT F
Rayzor Ranch Overlay District Water
Quality Protection Plan Requirements
and Drainage Map
1.0 Purpose for Water Quality Protection
The storm water runoff from approximately 200-acres of the proposed 400-acre
Rayzor Ranch Development will drain directly into the North Lakes Park Pond on
the east side of Bonnie Brae Street. The park pond has a normal dry weather
surface area of approximately 21.3 acres, and provides flood control for Pecan
Creek. This park pond also provides local fishing and recreation for Denton
residents. Pollutants in urban runoff can include floatables (plastics, Styrofoam,
paper, litter, and wood), oil and grease, sediments, nitrogen and phosphorous,
heavy metals, and fecal coliform bacteria. Therefore, the urban runoff from the
proposed Rayzor Ranch Development has the potential to adversely affect the
watershed and the water quality in this pond. Because the pond functions as a
detention basin, any untreated pollutants would be captured and stored in the
pond, which could create visual pollution, degrade water quality, and adversely
affect the aquatic habitat within the pond. Over time, the fishing resources and
recreational benefits provided by the pond could decline. Storm water quality
structural controls and management practices, if properly incorporated and
maintained as a part of the Rayzor Ranch Plan of Development, could
significantly reduce the negative impacts to the park pond caused by urban
development.
2.0 Storm Water Quality Management Requirements
The North Central Texas Council of Governments (NCTCOG) has published the
Integrated Storm Water Management Design Manual (iSWM) which provides an
integrated planning and design approach for addressing water quality protection
for urban runoff. The iSWM methods that address urban Water Quality are
required for the area of the Rayzor Ranch Development (site) that drains into the
North Lakes Park Pond. A Water Quality Protection Plan that provides storm
water quality controls consistent with the iSWM is required for the Rayzor Ranch
Development in order to minimize adverse impacts to the Park property and to
preserve and protect the park pond resource for the citizens of Denton.
The total pollutant removal efficiencies for each storm water quality control system
used on the site (at the outlet) shall be as follows (derived from iSWM):
Total Suspended Solids = 80
% Total Phosphorus = 60%
Total Nitrogen = 50 % Fecal
Coliform = no reduction
Metals = 80%
In addition to the iSWM removal efficiencies, Trash Removal Efficiency (all
floatable objects) = 95 % by volume
June 9, 2010 Page 1
2.1 Water Quality Protection Volume
The iSWM approach to control pollution from storm water runoff treats a specified Water
Quality Protection Volume (WQv) from each site or sub-area to reduce the percentage
of post development pollutants. The rainfall analysis for iSWM determined that 1.5
inches of rainfall is the average depth corresponding to the 85th percentile storm for
the NCTCOG region. Therefore, the runoff from the first 1.5 inches of rainfall on the
watershed area is the WQv to be treated onsite prior to release into the North Lakes
Park property. A storm water management system designed for the WQv will treat the
runoff volumes from all storm events of 1.5 inches or less, as well as a portion of the
runoff for all larger storm events. The WQv is directly related to the amount of
impervious cover, and will be calculated following the methodology in Section 1.2.3
of the iSWM Manual.
The site drainage analysis shall identify hot spot land uses (parking lot areas, service
stations, trash receptacle areas, loading zones, etc.) with high pollution generating
potential, and provide details of the proposed structural or non-structural storm water
controls showing how the runoff from these areas will be collected and treated prior to
release into the storm drainage network that directly discharges into North Lakes Park.
Drainage area diversions to reduce the WQv will not be allowed.
2.1.1 Water Quality Volume Reduction Methods
The use of non-structural storm water control practices is encouraged provided that the
proposed approach to reducing impervious cover is not in conflict with the City's
Development Code, Design Criteria Manuals, or the City Fire Code. The required WQv
to be treated may be reduced using the volume reduction methods" as presented in
Section 1.2.3.2 of the iSWM Manual. Documentation (site plan or plat showing the area
specified or reserved to allow the reduction in WQv) and calculations for WQv
reductions will be submitted to the City for approval. The Denton Development Code
requires stream buffers, and only stream buffer areas exceeding the requirements in
the Denton Code can be used for WQv reduction,
2.2 Site Design Credits
Site Design Credits are not computed or used in the City of Denton.
2.3 Primary Structural Storm Water Controls
Primary Structural Storm Water Controls have a demonstrated ability to treat the WQv and
remove 70% to 80% of the annual average total suspended solids (TSS) load in typical
post-development urban runoff when designed, constructed, and maintained in
accordance with recommended specifications. Structural storm water controls are
required for the treatment of all hot spot areas that will drain into North Lakes Park.
Table 5.1.2-1 in the iSWM Design Manual will be used to provide the design removal
efficiencies for each of the possible control practices. Where the pollutant removal
capabilities of an individual structural storm water control are not deemed sufficient for a
given site application, additional controls may be used in series in a "treatment train"
June 9, 2010 Page 2
approach. These devices may also serve as pretreatment devices removing the
coarser fraction of sediment One or more downstream structural controls are then used
to meet the full Primary TSS removal goal.
2.3.1 Recommended Storm Water Quality Control Practices
Control Practices are described in Section 1.4.2 of the iSWM. The following practices
may be considered for this development. The identification of potential siting
locations, screening, and selection of appropriate structural storm water controls is
the responsibility of the engineer.
Methods identified for consideration will only be considered which are expected to
have a reasonable success rate, considering the site-specific soil conditions and
topography. Onsite soils on the majority of the site were identified as Types C and D
(high clay content) which provide limited opportunities for overland flow filtration
zones for rooftop or pavement infiltration.
Table 5.1.3-1 Structural Control Screening Matrix in the iSWM Design Manual shall be
used as a guide to determine the removal efficiencies for the selected control practices
to be utilized. Either individual, on-site structural storm water controls for each lot in
the development, or a few strategically located regional storm water controls in each
sub-watershed may be used for controlling storm water quality. The developer shall
finance the design, construction, and maintenance of the controls.
Bioretention Areas
Extended Dry Detention Basins
Multi-Purpose Detention Areas:
Filtration
Filter Strip
Organic Filter
Planter Boxes
Surface Sand Filter / Permanent Sand Filter
Underground Sand Filter:
Gravity (Oil-Grit) Separator.-
Ponds: Storm water ponds are constructed storm water retention basins that have a
permanent pool (or micropool) of water. Runoff from each rain event is detained and
treated in the pool.
Micropool Extended Detention
Pond Multiple Pond Systems
Wet Extended Detention Pond
Wet Pond
Proprietary Structural Controls
June 9, 2010 Page 3
Proprietary controls are manufactured structural control systems available from
commercial vendors designed to treat storm water runoff and/or provide water quantity
control.
Water Reuse Rain Harvesting (Tanks/Barrels)
Rain harvesting is a container or system designed to capture and store rainwater
discharged from a roof.
Storm Water Wetlands
Storm water wetlands consist of a combination of shallow marsh areas, open water,
and semi-wet areas above the permanent water surface.
Extended Detention Shallow Wetland
Pocket Wetland
Pond/Wetland Systems
Shallow Wetland
Submerged Gravel Wetlands:
Infiltration Trenches and Soakage Trenches may be considered if the soil percolation
rates determined from onsite testing shows these practices can be successful.
2.4 Inspections and Maintenance
The Water Quality Protection Plan required in Section 3.0 shall include a description of
maintenance tasks, frequency of maintenance, responsible parties for maintenance,
funding, access, and safety issues.
The use of storm water ponds, wetlands, and extended detention basins shall require
the submission of an operation and maintenance plan that addresses the potential for
mosquito breeding in the treatment zone, and provides a contingency plan for
controlling mosquito breeding using larvicides such as BTI or equivalent. A water
balance calculation is required if a permanent wet pond utilizing fish for control is
proposed by the developer.
2.4.1 Inspections
Annual inspections of storm water management facilities shall be conducted by the
drainage maintenance entity established for the Rayzor Ranch Development, and an
annual report documenting the inspection and results shall be submitted to the City.
Where chronic or severe problems exist, and the owner does not provide maintenance
and repairs, the City of Denton will have the right but not the obligation to remedy the
situation and recover the cost for the work from the property owner. This authority shall
be established on the final plat document.
2.4.2 Maintenance
All water quality protection facilities shall be maintained by the property owner or
maintenance entity established for that purpose.
June 9, 2010 Page 4
3.0 Submittals Schedule for Water Quality Protection Plans
To provide for site areas to be specifically designated for structural storm water
controls, these areas are required to be identified on General Development
Plans, Preliminary Site Plans, Preliminary Plats and Final Plats. These areas
shall be reserved as drainage easements on the Preliminary and Final Plat.
Drainage easements shall be provided for all structural storm water controls with
contributing watershed areas of 3 or more acres. Easements may also be
provided if the contributing watershed area is less than 3 acres. Storm water
structural controls for small sub-watershed areas may also be incorporated with
site landscaping areas (multi-purpose areas). Drainage easements are not
required for multipurpose areas if the watershed area draining to the multi-
purpose areas does not exceed 3 acres. All drainage easements designated for
structural storm water controls will be contained within platted lots.
General guidance for the preparation of conceptual, preliminary, and final Water
Quality Protection Plans (iSWM site plans) are provided in Sections 1.1.3.5
through 1.1.3.7 of the NCTCOG "Design Manual for Site Development, Review
DRAFT, October 2005. The iSWM site plan shall also include a narrative
description of the overall storm water quality plan for the site, and provide a
description and details of the structural storm water controls in multi-purpose
areas that are not be designated as drainage easements.
3.1. General Development Plan
Approval will not be granted for any development until the City of Denton has
approved a conceptual iSWM site plan.
3.2 Preliminary Plat
Approval will not be granted for any development until a preliminary iSWM site
plan that includes dedication of drainage easement areas as necessary to
construct storm water controls has been approved by the City of Denton.
3.5 Final Plat
Approval will not be granted for any development until a final iSWM site plan for
all stormwater treatment areas involving easements has been approved by the
City of Denton. This final site plan shall include a concept plan that contains
WQv calculations for any storm water controls that are not a component of
drainage easements specified in Section 3.2.
3.3.1 Regional Storm Water Control Areas
If a "regional" structural storm water control area will be designated to serve
separated or multiple lots in the development a Water Quality Protection Plan that
satisfies the requirements of Section 2.4 will be submitted to the City for review
and approval. The Water Quality Protection Plan shall include provisions for
funding the Operation and Maintenance activities following construction, and a
sample form for the annual inspection reporting function. A Final Plat that relies
on the "regional" storm water control area for storm water quality control will not
approved until the iSWM site plan and the Water Quality Protection Plan have
been approved by the City.
June 9, 2010 Page 5
3.4 Clearing and Grading
Permit will not be released for any development until a final iSWM site plan (including
ALL storm water controls) and a Storm Water Pollution Prevention Plan (SWPPP) has
been approved by the City of Denton.
3.5 Building Permit
Structural storm water controls in multi-purpose areas (not within designated drainage
casements) will be designed and detailed either as a part of the site grading and
drainage plan, or on a separate iSWM Site Plan that will be submitted with the
application for a Building Permit. A Water Quality Protection Plan shall also be
prepared by the developer and submitted to the City for review that satisfies the
requirements of Section 2.4, and includes provisions for funding of the Operation and
Maintenance activities following construction, and a sample form for the annual
inspection reporting function. A certificate of occupancy will not issued until the
structural storm water controls and the Water Quality Protection Plan have been
approved by the City concurrent with the site grading and drainage plan and the
Landscaping Plan for the development.
June 9, 2010 Page 6
Exhibit F
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EXHIBIT G
Rayzor Ranch Trade Dress Regulations
Approval Criteria
• In Rayzor Ranch, the term "Trade Dress" will include tenant identification signage, materials,
entry treatments and architectural features, if it is part of a national identity for the tenant.
Trade Dress will include the tenant's logo and identifying colors and these colors do not have to
match the architectural color palette for Rayzor Ranch.
• Trade Dress must fit within the approved fagade for the building in which the tenant will
operate. Trade Dress elements cannot extend beyond the fagade of the building shown on the
approved Fagade Plan unless approved by the Planning and Zoning Commission.
• Trade Dress cannot exceed 25% of the total area of the fagade for each tenant.
• Wall signage must be incorporated into the Trade Dress and cannot exceed 20% of the total
area of the fagade.
• If the building is a corner building, or a freestanding building, then the tenant is allowed to have
Trade Dress on all facades.
June 9, 2010 Page 1
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