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2016-017 %(+$1$%$1$-"$%.1, 2016017 AdditionalFileExists AdditionalFileContainsRecordsNotPublic,AccordingtothePublicRecordsAct Other %(+$Ș2ș#§º«(´¯º¯§²¹ AmendedbyOrdinanceNo.201732710/17/17JR AmendedbyOrdinanceNo.Z180026c05/21/19JR ORDINANCE NO. 2016 -017 AN ORDINANCE OF THE CITY OF DENTON, TEXAS, AMENDING THE PROCEDURAL AND DEVELOPMENT STANDARDS FOR THE RAYZOR RANCH OVERLAY DISTRICT BY AMENDING CHAPTER 35, SUBCHAPTER 7.15 OF THE CITY OF DENTON DEVELOPMENT CODE; PROVIDING A REPEALER AND A SAVINGS CLAUSE; 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 City of Denton, Texas ( "City ") has initiated these changes to the Rayzor Ranch Overlay District, without application of the owner(s) of the land consisting of approximately 410 acres and existing on both sides of US Route 380 and between IH- 35 and Bonnie Brae Street, which is more particularly described and depicted in Exhibit A_, attached hereto and incorporated by reference as if set forth at length herein (the "District "), and which exhibit's spatial definition constitutes the boundaries of the District (the "District Boundaries "); WHEREAS, the Denton Development Code authorizes 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 ]and and structures; WHEREAS, the Denton Development Code authorizes the City Council to approve overlay districts to establish specific design standards and development regulations to effectuate the purpose of the district, and may require or address any of the following, in addition to or in lieu of other regulations affecting the property within the overlay district: (1) protection of features designated as being of special concern within the district; (2) mixtures or limitations or permitted uses; (3) special performance standards and development regulations; and (4) other matters as appropriate to promote the special public interests of the district; WHEREAS, on June 15, 2010 the City Council held a public hearing as required by law and approved the modified Rayzor Ranch Overlay District under Ordinance No. 2010 -158, which incorporated additional regulations under Ordinance 2008 - 018( "2010 Ordinance "); WHEREAS, on Planning and Zoning Commission, in compliance with the laws of the State o1' "Texas, after having given the requisite notices by publication and otherwise, and having held full and fair hearings for all property owners interested in this regard, recommended approval of the overlay changes in this Ordinance; 1 WHEREAS, on the City Council likewise conducted a public hearing as required by �.-aw, a d finds tfiat this Ordinance meets and complies with all substantive and procedural standards set forth in the Denton Development Code and is consistent with the Denton Code of Ordinances and the Denton Plan, as amended; WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay District serves a public purpose by permitting the development of a regional shopping center and complementary peripheral development to create a unique, walkable, mixed - use style of development that will set it apart from other shopping centers in the area; and WHEREAS, the Planning and Zoning Commission and the City Council of the City of Denton, in considering the overlay changes in this Ordinance, have determined that the changes are in the best interests of the health, safety, morals, and general welfare of the City of Denton, are consistent with the Denton Plan, will protect and enhance the Property, and accordingly, the City Council of the City of Denton is of the opinion and finds that the said overlay changes should be granted as set forth herein. NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS: SECTION 1. The findings and recitations contained in the preamble of this ordinance are incorporated herein by reference and are found to be true. SECTION 2. Ordinance Nos. 2010 -158 and 2008 -018 are only amended to the extent that they are inconsistent with the changes as established herein. Any provisions not addressed by this Ordinance shall continue with full force and effect and any official actions taken as a result of the original ordinances prior to the effective date of this Ordinance are hereby ratified, affirmed, and adopted. Nothing herein shall repeal or modify any permit approvals for property within the Rayzor Ranch Overlay District approved prior to the effective date of this Ordinance, including, but not limited to, approved site plans, plats, and building permits and /or any rights that may be associated with those permits. SECTION 3, Chapter 35, Subchapter 7 "Denton Development Code ", "Special Purpose and Overlay Districts ", Code of Ordinances, City of Denton, Texas is hereby amended by amending Section 35.7.15. Rayzor Ranch Overlay District, to read as follows: 35.7.15.0 Rayzor Ranch Overlay District. The Rayzor Ranch Overlay District classification is hereby defined with respect to approximately 410 acres of land, legally described in Exhibit "A" to Ordinance 2008 -018. 2 35.7.15.1 Purpose. 1111pill! A. Ensure compatibility of new construction with the existing scale and characteristics of surrounding proper-ties; and & Protect and enhance specific land features which have characteristics distinct from lands and structures outside this Special Purpose District; and A. The Rayzor Ranch Overlay District shall be consistent with the Denton Plan. 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 3 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. FI, The District shall retain the underlying zoning district and be noted with an overlay designation on the Official Zoning Map. 4 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. 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). g. Survey boundaries of the project (or references to the survey). h. Proposed general land uses and the acreage ofeach subarea as defined in Exhibit B, including open space locations. i. Proposed street layout (arterial level required, collector and local to be developed by the applicant and reviewed by staff) and general location of internal and external streets, alleys, thoroughfares, and other means of access. 9 m. Zoning districts and land uses on project and adjacent lands. n, Preliminary water and sanitary sewer layout and drainage facilities locations. J. Site Plan —Site Plans are intended to demonstrate and confirm that each please of'-developriletit moving towards COnStRiCtiOn complies with all of' tile design I.C(ILlirement's of this O•dillance �,Ilxl 111c dpIflicable portions of' 11,1C Delitoll Dlevel o pnie 111. Code, Site Mans shall substalitially collf'orill to, the ("w"Icept Nan ors depicted in 1,.'xliibi( B. Tlic I'011owitig shall apply: 1. The District may be developed in multiple phases. If the District is developed in phases, a Site Plan shall be approved for each phase. However, this section does not preclude the approval of an overall Site Plan for the entire District, or a substantial portion of the District, at the option of the property owner. 2. Site Plans shall be approved by the Planning and Zoning Commission in lieu of the Staff Review Procedure under Sec. 35.3.7 of the Denton Development Code. The Planning and Zoning Commission decision on Site Plans may be appealed to the City Council by the applicant; however, no further public hearing notification or public hearing shall be required on appeal. If appealed to City Council, the City Council's decision on a Site Plan is final. 3. Complete Site Plans shall confirm the zoning details previously approved in the Concept Plan as well as provide additional design and architectural standard details by illustrating in a graphic form the following: 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; • • MM M Q M f. Location, type and size of all streets, alleys, parking lots and spaces, loading areas or other areas to be used for vehicular traffic; L., g. Proposed access and connection to existing or proposed streets traffic generated by the proposed uses; 1 h, Non-residential: location, maximum height (in feet), minimu setbacks, and maximum floor area ratio (FAR) of buildings; I 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 ♦ major drainage facilities and improvements; k. Location size and route of all major water, wastewater, electrica'7 lines and other faci lities necessary to serve the project; I 1. Location ♦ atl protected trees (10+ inches) and a detailed landscape plan demonstrating compliance with the approved landscape requirements for Rayz♦r Ranch as set for in Exhibit "D"; Location, type and size of all fences, berms, or screening features; p. Demonstrated compliance with the architectural standards in Exhibil C, with attached appendices as applicable. K. Approval Criteria. Site Plans shall be approved if: 1. The Site Plan substantially complies with the Concept Plan previously approved by City Council; 2. The Site Plan provides for the design and arrangement ofdriveways and parking spaces in accordance with the applicable requirements of the Denton Development Code, as modified by the Rayzor Ranch Overlay District; 3. There are adequate utilities, drainage and supporting infrastructure or it shall be provided in accordance with the applicable requirements of the Denton.Development Code, as modified by the Rayzor Ranch Overlay VA District; 4. The Site Plan fully complies with all other sections of the Rayzor Ranch Overlay District. L. Minor Amendment. The Director of Development Services may approve minor aesthetic deviations to architectural elevations and other approved site design standards and details associated with the Rayzor Ranch Overlay District, if necessary to protect the viability ofthe district as a whole, except that no amendment may change any use restriction or subarea boundary. 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 and detailed below. F., Standards, Landscape Standards, and Signage Standards in Exhibits B, C, D, and E, and vice versa. B. The Rayzor Ranch South Campus shall be divided into the following five subareas, as depicted in Exhibit B: 4, DME Substation — Th& DME Substation property is intended to accommodate a utility substation and is governed by the regulations established in Ordinances r-la� i �� 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. S09-0006, Ord. M� The Rayzor Ranch Overlay establishes architectural and landscape design as development standards to effectuate the purpose of the district. The City rules and 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. 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. 10 4. Garden-Stvle H o me: A single-family dwelling on a separate lot with buildiij, I'll - ----------- setbacks only on three sides commonly developed in a cluster formation. Thi development type is also known as zero lot line homes or patio homes. 5. Helipad: 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. 11 ;?., Each unit features at least two points of direct exterior 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; 35.7.15.5 Marketplace — Subarea I Development Standards (SF-1) as defined in Ordinance 2008-284. DEEM 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 zs follows: Permitted Uses. These uses must be located within the Subareas as shown on . . . .......................... . - Exhibit B as follows: 1'► K RR-2: retail sales and services, restaurants, drive-throu facilities, indoor recreation, parks and open space and professioill" 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; c. 1,800 multi-family units. i. 1,050 of the allowed 1,800 multi-f amily 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 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. 1W B. South Campus —Town Center (RR-1). 1. The Town Center (RR-1) property is located wn 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: E. Community Service - Restricted to museums, educational facilities and governmental uses only. c. Allowable through Specific Use Permit approval- i. Basic Utilities; Group Homes. d. Sexually-oriented businesses and all other uses defined by the Denton Development Code are prohibited. IV 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 maximurn height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. 3. Design Standards. a. Exhibits C-1, D-1, and E-I to this ordinance set forth the Architectural Standards, Landscape Standards, and Sign Standards for the Town Center (RR-1). C. South Campus - South RR-2 District. 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. H9 Ly. Allowable with Limitations: i Community Service - Restricted to museums, educational facilities and governmental uses only. 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: 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. f. As set forth in Figure 2 of Section 35.13.13.2 of the Dentl Development Code, a residential proximity slope shall be preseiM W., 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. INEWIMEMEM 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. 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 classillication and use designation, or as further restricted or excepted in this overlay. 17 xx. Storm Water Control and/or Detention; xxi. Storm Water Quality Areas; and i. Community Service - Restricted to museums, educational facilities and governmental uses only. d. Sexually-oriented businesses and all other uses defined by the Denton Development Code are prohibited. 2. Density and Intensity. RE., 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 Architecturs Standards, Landscape Standards, and Sign Standards for the South Mix Use District. These will be incorporated at a later date. i 35.7.15.8 Landscaping and Tree Mitigation. A. Subehapter 13 of the Denton Development Code and Site Design Criter-" Manual shall apply to the Rayzor Ranch South Campus regarding landscapi and Tree Mitigation. Additionally, the following standards shall apply: I 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. 4. Mitigated trees may be planted throughout the Rayzor Ranch property or as specified in Exhibits D, D- I and D-2. 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. Ice 7. Tree preservation requirements can be found in Subchapter 13 of the Denton Development Code. 8. Refer to Table 35.13.7.13 in the Denton Development Code for preservation and mitigation requirements. A. Architecture must meet the standards set forth in Exhibits the Ordinance and shall meet the guidelines stated in each District Design heading as stated within the Ordinance. H= A. The rules and regulations per Subehapter 14 of the Denton Development Coca and Site Design Criteria Manual shall apply to the Rayzor Ranch South Camp regarding parking standards with the following exceptions: i M a. Subsection 35.13.13.3.0 is excepted to allow parking in front of I building (between the building and street or right-of-way), if it incel the requirements in the Landscape Standards, Exhibit D- I or D-2 I 35.7.15.11 Drainage. FAIKINITM. In this overlay district, the drainage improvements shall be designed in Section 35.19 and the Drainage Criteria Manual. 2. Final Acceptance or Certificate of Occupancy of any structure in the South Campus (RR- I or RR-2) district may not be requested until the improvements to the detention 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. ME 2. The storm water quality controls shall be constructed as part of the storm drainage improvements for the development. 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. 2. Allegiance Hillview, L.P. or its assignee will construct, at its expense, those P41 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. B. 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. 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 PAN areas, appurtenances, associated ancillary items and improvements. 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. SECTION " 4. The City Council hereby adopts these amendments to the Rayzor Ranch Overlay District. SECTION 5.. If any provisions of any section of this ordinance shall be held to be void or unconstitutional, such holding shall in no way affect the validity or the remaining provisions or sections of this ordinance, which shall remain in full force and effect. .SECTION 6. Any person violating any provision of this ordinance shall, upon conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance is violated shall constitute a separate and distinct offense. SECTION 7. 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. 23 Y PASSED AND APPROVED this the 9 day of 9 4ll - - -- � 2016. ATTEST: JENNIFER WALTERS, CITY SECRETARY A1111 ( VFD TO LEGAL FORM: X1'1" BURGESS, CITY ATTORNEY B y: .............. .................... �. 24 . ......... . . .......... CI 1 IS WATTS, MAYOR — Exhibit A o A-1 — Metes and Bounds Description of the Rayzor Ranch Overlay District North o A-2 — Metes and Bounds Description of the Rayzor Ranch Overlay District South Exhibit B o Exhibit B- I Concept Plan o Exhibit B-3 Density Zone Plan o Exhibit B-4 Base Zoning Map o Exhibit B-5 Marketplace/DME Site Plan • Exhibit D — Landscape Standards o D — Marketplace Landscape Standards o D-1 — South RR-2 and To 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) 0 Exhibit F — Water Quality Standards for the portion of South Campus, South RR-2 District that drains to North Lake and Drainage Map W pp Development Standards E� Adjacent Ownership Inlormatlon - North 6 F, 3b 1 �ayn.t noo.nvow.«.ebPo,lnq °.s.xm ].o 9r�E- I1? '?I m Ixx wrx.� I awK..b�x c 1BMma P 2-- ull I .pemCMraan I.PN�nenl lbua°q Ifpw�uM ], �Iv�gl 1.p.Nnsod °melull � w.m]soq .R.w]oaa °. Req.ury�ba� a.pxa�l°°q RCC D ;y ON IC —E ZONING DESIGNATIONS. fit,' yYU f NR -2 Neighborhood Resldentlal 2 NR -3 Neighborhood Resldenllal3 `44 NR -2 Nelghborhood Residential NRMU Nelghborhood Residential Mixed Use NRMU -12 Nelghborhood Residential Mlxed Use 12 NRMU Nelghborhood Resldentlal Mlxed Use CM -G Community Mixed Use General DC -G Downtown Commercial General RCC -D Reglonal Center Commercial Downtown IC -E Industrial Center Employment SOUTH RR-' RR/ 0 /MF t�q ��14t1r MF/O o >w RF,�., aaV31��w -��f, •.n. i�ii�o. �v' r.�.�...i�orn r ro�nr, u....m>7.�v CM —G CM —G r ... I .i NR -3 I F I North of 380 South Of 380 ENGINEER /SURVEYOR 149.58 ACRES OF LAND FRANCIS 237.05 ACRES OF LAND IN THE P�� — BATSON SURVEY ABSTRACT NO. B.B.B. & C.R.R. SURVEY FM A -43 LOCATED IN THE CITY OF ABSTRACT NO. A -192 LOCATED CAROIJ TECT DENTON, DENTON COUNTY, IN THE CITY OF DENTON, DENTON a" °°° "' r° TEXAS Date: 1-8-2016 COUNTY, TEXAS " "" k CI CONCEPT PLAN RAYZOR RANCH I F I North of 380 South Of 380 ENGINEER /SURVEYOR 149.58 ACRES OF LAND FRANCIS 237.05 ACRES OF LAND IN THE P�� — BATSON SURVEY ABSTRACT NO. B.B.B. & C.R.R. SURVEY FM A -43 LOCATED IN THE CITY OF ABSTRACT NO. A -192 LOCATED CAROIJ TECT DENTON, DENTON COUNTY, IN THE CITY OF DENTON, DENTON a" °°° "' r° TEXAS Date: 1-8-2016 COUNTY, TEXAS " "" NNW m t i i fI i _ Y i 1 I l k r TOWN CENTER �w 12.23.15 no w, l iii m ui ZONING LEGEND RCC-D NRMU CM-G NRMU- 12 DC-G I'XTD I NR-2 RAYZOR RANCH MARKET PLACE PROPOSED OVERLAY DISTRICT 1 W-48 0 ACRES) PROPOSED OVERLAY DISTRICT 2 .1-99.4 ACRES) RAYZ 0 R RAN C H SOUTH CAMPUS ............. PROPOSED OVERLAY N TOWN CENTER DISTRICT (./-51 ACRES) PROPOSED OVERLAY - SOUTH 'RR-2- DISTRICT (+1-16 ACRES) PROPOSED OVERLAY MOUTH MIXED USE DISTRICT (./_150 ACRES) 1,19 IE A0105TIWIO FN NylMOM LINE% 0P U%AB D OWPu M.N AD N ZW, 10 4,,Or� YARH ROARWAll FRADHO OR PI ATTgNG RAYZOR RANCH CONCEPT/ SCHEMATIC PLAN 1-8-16 ZONING OVERLAY F \\\ ^ , � TOWN CENTER ,3-15 9. \ ` 41'."40 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. ZIM 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 EFTS). 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. am 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. RA YZOR 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; EM 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 facade and extending at least 20% of the length of the facade, not to exceed one hundred feet (100'). ii) Pilasters projecting from the plane of the wall by a minimum of sixteen inches (16 "). The use of pilasters to interrupt horizontal patterns such as accent banding is encouraged. iii) Canopies, awnings, or porticos projecting a minimum of six feet (6') from the plane of the primary facade walls. iv) Repetitive ornamentation including decorative applied features such as wall- mounted light fixtures or applied materials. Repetitive ornamentation shall be located with a maximum spacing of fifty feet (50'). v) Faux window /framed elements. d) 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. l 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). Its 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 l 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. RAYZOR RANCH ARCHITECTURAL GUIDELINES Acceptable material and color palette (reference Appendix 1 -4): a) Native Texas quarried natural stone or limestone of varying colors, sizes and textures; b) Concrete — Architectural finish. Texture coated or textured and colored. c) Masonry - brick or decorative CMU. d) Porcelain Tile e) Galvanized metal panels or prefinished architectural metal panels of a gray tone, neutral or earthtone color; f) Painted siding of a warm, neutral /earthtone color in accent areas only; g) EIFS or stucco of a warm, neutral /earthtone color; h) Accent colors of a warm, neutral /earthtone range are required but should be used in a limited manner; i) Natural metals such as but not limited to zinc and copper; j) Roofing tile, metal shingles and panels, or slate in galvanized or natural /earthtone color. k) Natural wood, stained or painted. 2) The use of ground mounted lighting or pedestrian level accent lighting is encouraged. Page 10 RAYZOR RANCH ARCHITECTURAL GUIDELINES Article 3 Office (0) 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 facade articulation and other distinctive changes in the building facade, 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 facade. 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. Page 11 RAYZOR RANCH ARCHITECTURAL GUIDELINES ii) Sloped metal roofing to match color palate. iii) Freestanding stone element, such as fireplace, obelisk, or other design feature. iv) The use of shading elements, such as a canopy, portico, trellis, or awning. 5) On buildings greater than 20,000 sq. ft. with facades that 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. EM 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 EFTS). 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. 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. l 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 Page 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. RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 1 Example Material Applications ME MEN= 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 Page 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 z RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 2 Example Canopy and Shading Applications kbo r Trel I Is PIT ,rrr r„ "N j �r i Canopy Canopy MM Page 20 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 3 Example Amenities Specialty Merchandising Fans Bollards IN 1 i Page 21 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 4 Example Architectural Imagery:. Page 22 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples: Page 23 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): 3. Example of color, texture, and material change change in wall plane --ww---------------- variation in top of wall canopy I awning -- - Page 24 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): comice expression Page 25 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): Page 26 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): ,.... ..,.. .... .... ......,. , ........... to- Page 27 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): non rranv �+w�ca.uvi � Page 28 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): 13. Exar Page 29 RA YZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 6 Junior Anchor Front FaVade Examples "WLL 13-DO, 1,,4AIA PIMENNOM I I MIN I 3B quDa �seqnqN MYZOR RMC�d EXWBIT DEIA1,15 Page 30 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 7 Loading Dock Screening Examples Page 31 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements Design Elements Page 32 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements Design Elements PM S 302G) store and window ins / Deep tinted raccents in trim Page 33 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements Design Elements Decorative lightingto match building Page 34 RAYZOR RANCH ARCHITECTURAL GUIDELINES Des . APPENDIX 8 Cooks' Children's Hospital Architectural Elements Design Elements no Child friendly mosalc elements of color Potentlal I ssr block, used In similar application Page 35 RA YZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements Design Elements D e s n Trim/ colors to ic of mosaic 1[41414 A 0, Page 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 facade articulation or other distinctive changes in the building facade, 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 A. 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: 1. 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: 1. native Texas stone or limestone on the supporting structure columns or building facade. 2. a sloped metal roof. The materials are to be the same as those used in the primary structure. Drive - through structures and facilities physically separated from the primary structure must be architecturally compatible with the primary structure. C. Drive - through uses must be located to the rear or side of the structure, and buffered on the rear and side lot lines as 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 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 2 Example Canopy and Shading Applications SHADE CANOPY TRELLIS SUNSHADE OVERHANG PORTICO LOGGIA June 9, 2010 CANOPY SUNSHADE RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 3 Example Amenities FIREPLACE SEATING LIGHTING TREE POTS BENCHES PLANTERS PLANTERS BENCHES June 9, 2010 SEATING 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 e. 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 Li2htin2 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 carefully 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 darkness 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 01 ELEVATION STUDY 02 ELEVATION STUDY EXAMPLE ELEVATIONS -MULTI FAMILY FOR INFORMATIONAL PURPOSES ONLY 06/03/2010 6/9/10 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, ii A /'';0i �" 1,1„," ANCb.,y 11 o'i"' "',J''I; c,. r ll'6; GUlDI, '`!! 11A/!I `,,, 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 it Z (,,) ll „ 11, is, ii % x;;;;11,,,11 l A N/D r, CA 1' yll,,,, r ' !/ l) 1111 �� E ll W l 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 Y I,,,,IY WD,J CAPI,' , G UIIY,. EI fi"',1 , S 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 l i e r 11 i i r �9, 9 1��� Q �d � �'�, � 0 �` 1, „� -a �,,,'J t � ��'�� °ll l , CAP,,'-, 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 RA Y2` �t r� G UID 1 l 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 O1' e l,''4,Gf t, 1',, ! L A 1'°vtG 1i,,,✓ C'% F" "I G I! II') , I GNl ,,; Eul4 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 RAY;"°'017RANC)1`4 D.a'yiN/l S(".,UI GU{'6'D11,Ir INI S 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 Bigtooth Maple Foster Holly Caddo Maple Southern Magnolia River Birch Quercus macrocarpa Acer grandidentatum Ilex x attenuata "Fosteri" Acer saccharum "Caddo" Magnolia grandiflora Betula nigra Ornamental Trees Matue Canopy 79 -314 sq. ft. - Site Criteria Manual Common Name Scientific Name American Smoketree Conius obovalus 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 Page 9 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 RA 4l%Z O R RA NCI / I ,A vh 1 S CA F"1' , G UlDO IN ES `;;y 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 Roa "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 ll'eA1(''OR l,,i`,A AllCll 0,,,.//bNDSC APll 0" ,,,lllll,ll'; °L l,)ND: 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 11 RA YZOR RAiOC/ ,f f Mll •4"si Appendix B Tree Mitigation Chart Rayzor 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 Quality/Protected 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. Page 12 f?AYZO1,","',''" 1jRANCf"1,l I AMDSCAPEM, 'l' l,1,,,,; .5 Page 13 Appendix C Landscape Chart too0 v N g 0 0. �r4 . . ......... c E 0 Elarl L) 0- z LO b 2,'..'. . . . . ........... . a, z E 3 E mn OT Om Ov Wr EZ Q 0 N N < 0 C? IZ w Z U z z tp apt on 0 m Appendix D Landscape Plan -m N /I FIC .1 lip 10 01" 1 j MID FRI lit; Sh COW f II T7-1 's N I so-O SAM A/ lit! a I r/r/m/m/d dip EF 35 Page 14 T E-4 tl CA 100o o oe M-00006000 0.0 I Page 15 RAYZOR RANCH LA,,,",,).(DSCAPE GUIDELINES AG 'r6 01 .. ... ... ... %/ Y Z 0l l A N C / / / AN1,",)SCA,1`,",1IE INES 1w I x I I I "00, 'wow Page 17 0 # (ZOR I C H L A',JD E Page 18 I I fu jail I! w i., lam D, MA4 1011,1111 M 11RA YZOIR ,"A LA-ii SCAPE UIDEI 1,WES I A rw, Aj ZZ J,T I CJ9 rvr &Wak CM. . . . .. .... ... ... -7-7-7 �j ----------- lz! j 0 0 0 a 00 CD 0000,F* o o WPYVYU�N, -77 7777��;Y-, Jbi1C, -VA 35 Gj4#ply vow Page 19 1?1X'(,'Y'Z0R RANCI Iff )ELINE'S Diagram 1— Parking Lot Landscape Islands RWARE� SOW M. ANDS MAY 4'=VP Y A -\ fUU. SPAa. BUTARFA HU. Bi SW. 1611 n. Y UESS SPACE DUE TC A-, ........... ... J 2P �,PALFS TRIPLE ISLAND FOR iSWM FILTER STRIP Page 21 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.B 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: 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 ll""yi, YZ OR ll,A(111';'11ll II %?1(''%111 'u�ll' "ll ` 11 % l'wllll %i11'll .C;J 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 /l ob/ i('210R 11 ?Al ",J, "C l °ll ll.A 1I��D S CA PE S'Irl,61 N1)A RL)S' 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 IRA Yr' O l � 11''A N i,,;,111 11 ray 6'NI"',11' r CA P11 D % ND % 11 !„ ,'rl, 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 RA Y "OR RAN6 III 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 llF,"G YZ iR 11 AIN>!,,,'H 11 ANII,DS f , A I Ill ` DG II J/I,)Al °DS 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 RA ` Z OR RA NCI / I A Nll t " C /h /,P' h rG N 11,;; AI'%'l` „l S Appendix A Approved Plan List Canopy Trees Mature Canopy 314 -1256 sq. ft. - Site Design Criteria Manual Common Name Scientific Name Soapberry Sapindus drummandii Bald Cypress Taxodium distichum Black Locust Robina pseudoacacia Eastern Red Cedar Juniperus virginiana Cedar Elm Ulmus crassifolia Texas Mesquie Prosopis glandulosa Chinquanpin Oak Quercus muhlenbergii Post Oak Quercus stellata Live Oak Quercus virginiana "Highrise” Shummard Red Oak Quercus shumardii Texas Red Oak Quercus texana Chinese Pistache Pistacia chinensis Ginko Ginko bilboa Green Ash Fraxinus pennsylvanica Texas Ash Fraxinus texensis Bur Oak Quercus macrocarpa Bigtooth Maple Acer grandidentatum Foster Holly Ilex x attenuata "Fosteri" Caddo Maple Acer saccharum "Caddo" Pecan Carya illinoinensis Southern Magnolia Magnolia grandiflora River Birch Betula nigra Ornamental Trees Mature Canopy 79 -314 sq. ft. - Site Criteria Manual Common Name Scientific Name American Smoketree Conius obovalus Crape Myrtle Lagerstromia indica Desert Willow Chilopsis linearis "Warren Jones" Downy Hawthorne Crataegus mollis Hawthorn Crataegus spp. Mesquite Tree Prosopis glandulosa Mexican Plum Prunus mexicana Mexican Redbud Cercis canadensis var mexicana Possumhaw Holly Llex decidua Prairie Flameleaf Sumac Rhus lanceoiata Red Bud Cercis canadensis Reverchon Hawthorn Crataegus reverchronis Rusty Blackhaw Viburnum rufidulum Texas Persimmon Diospryros texana Texas Sophora Sophora affinis Vitex Vitex agnus - castus - "LeCompte" Wax Myrtle Myrica cerifera Yaupon Holly Ilex vomitoria June 10, 2010 Page 7 %4 Y `'OR 11 AN C H I Ad'F1'/i,, S C0 l'll ,11 -I Mll,;;"i) d RD S 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 Trachelosperum asiaticum Aster Aster spp. Bermuda Grass Cynodon dactylon Blackfoot Daisy Melampodium leucanthium Bracken Fern Buffalo Grass Bushy Bluestem Butterfly Weed Cactus Coconut Thyme Coneflower Cross Vine Daylilly Desert Sage 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 RA r Z011 l! ll d, A N � y ll;,,j LANI)SCAPE &TA Nll A RN.,J1 °r, 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 16?A Y%OR 11,,'11A°'JlC1111 I A NDS CA l,::'E,S T115,Nl/,,;19kIfCb` S Appendix B Tree Mitigation Chart Rayzor 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 Quality/Protected 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) [ NO tion Total of North and South Sites = 1724.25 inches ervation 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 1",'?'A F,,,,"A"CH 1I,,,. AN1,1 )SCAPE S7ANDARIDS Appendix C Landscape Char Rayzor Ranch South Campus Landscape Chart Rayzor Ranch Landscape Charts Base Zoning Requirements Rayzor Ranch South Carripi,is Overlay North Site 153.37 +/- Acres Base Zoning aiiiii"Ril �Pn �we Proposed Overlay District ArnenrTm—ent Preliminary Calculatl - ons, ------------------------- . . . . . . . . . . . . . .. . . . . . . ....... ..... Land le" Minimum - ----- InIrnurn ii�in`lnv Canopy Base ZonIn ..... Landscaped ...... Canopy 7mKinknum Proposed OvijLand C . I Proposed Zon Coverage . . . . ........................... . ............. — ", Subarea" 'I Rie-s"Ide"n't'i'a'l ---------- — — — — — — — — — F45,16 Acres NR-3 55% 5 .... NR -3 (N RMU-j_ NR 3 4270% . ............ .......... NRMU-12 40% . . . . . . ........................... . . . 4% . I 111—�,--' -- — ---------- 108E A ms Marketplace c 20 NRMU 20% 0% ----------- FI( C 6 i6% 2(.N . .. ..... ..... RCC-D ----------------- - 40 NRMU 1 2.0% 1 - .. ... ........ - — -------- 40% F----45% . ... ... . . ................ ... 40% .................. Land areas do no[ Include Cook Children's, Public Roads, DME site or Drill Site Scnrn qs!n�P us jAppin:!�Irnately 220 Acres) Base Zoning Requirements Rayzor Ranch South Carripi,is Overlay Approximate Base Zoning aiiiii"Ril �Pn �we 9nIrii56'-- Inimum Land le" Landscaped Canopy Landscaped Canopy Wrest ----------- Area - coveraTt Area Coverqj row" Center District (RR-1) / RR-2 160 RCC-D 10% 20% 28% 24% 22% and South Mixed Use (Hotel, RR,O,SF,MF7,P) South Mixed U^w (SIFV 20 NRMU 20% 40% 40% 40% 41% Sontrii IIrllnezd Use (?ff,O,RR,ElH,Ho1el,P) 40 NRMU 1 2.0% 1 - .. ... ........ 40% 25% 20% 40% .................. Land areas do no[ Include Cook Children's, Public Roads, DME site or Drill Site June 10, 2010 Page 11 RA "VZ""'0/`? A NC'H I ANI')SC'APE�,,,�",,S'l"ANI,,)ARDS Diagram 1— Parking Lot Landscape Islands DIAGRAM 1-01 DOUBLE ISLAND 900 PARKING SINGLE ISLAND 90° PARKING 11 L 906C 19AWS UJGN?LY LESS SPACE DUE 7V RADII (YW) 16 WA=,MA.Y 9'[ 5 SPANS MAX SINGLE ISLAND 90° PARKING 11 L DOUBLE ISLAND 600 PARKING June 10, 2010 Page 12 EXHIBIT E RAYZOR 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. I. Project Announcement Signs. A temporary sign that is used to announce upcoming events such as "Grand Opening" or "Coming Soon" or upcoming tenant. J. Project Banner. A sign attached to or applied on a strip of cloth, vinyl, or similar material and attached to a pole or light standard. An example of a Project Banner sign is included as Exhibit 3. Project Banners may have an area up to 15 square feet. A permit is not required to install a Project Banner sign. K. Pylon Sign. A tall ground sign (20 feet or more in height) identifying a district or marking an entrance, which can incorporate multiple tenant listings. I 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. Em 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 35.15.14.2.0 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. 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 #. 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 11M _ ; 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. Page 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 M 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. �usw�ia ern 50 y916 MADIR APPENDIX 1 Partial Sign Location Plan 8VX31'N01N30 6V 'dg 60-9 Vs NV'1d 30VNDIS BOVIdIMMUM hi feu Z CL z 0� RAYZOR RANCH SIGN DISTRICT APPENDIX 2 Marketplace Signs LL L _ Q � C W Page 11 RAYZOR RANCH SIGN DISTRICT IQ ENN g W 11 J �2 �Ez Ie yq J 4 C0 W a J � W .b'.9 I Page 12 I E�i� ,� '` .... rn r ... W...... IQ ENN g W 11 J �2 �Ez Ie yq J 4 C0 W a J � W .b'.9 I Page 12 RAYZOR RANCH SIGN DISTRICT ZQW J Q LL � O wEd VG1 J a w m l7 FGm ° Z s11 Z J l7 J � J � Q 3 a_ J QJ Q K Z O 1= z O I <z z a � t °I^ 2 2 d w w w m a ¢ O �nOw w x � .0 or O W m wC O WLL z z� z� O UO w �3 M C O Page 13 RAYZOR RANCH SIGN DISTRICT jyj OR gel III i J S� �g12 Of! I Page 14 RAYZOR RANCH SIGN DISTRICT OPTIONAL GROUND MOUNTED LIGHTING IN LIEU OF INTERNALLY ILLUMINATED PANELS I I, Eel 11 A Mg-vim KNOW 0 u I OMAN u�y. RAYZOR RANCH SIGN DISTRICT N, , WN 119 '11116H Vjll,�l 1, 11-1+1- 2' PA�Nlll MUSH htUm, clMoR, 7777-7 0 IAN MN E SO PANI: t TENANT IAN 0 J IMILLS MAX j ANT MR i(:�Ano "ll N." q TEN T E NA N SIR,, . . . . .. ......... --------------- OPTIONAL GROUND MOUNrEM0 LNiHTINo IN LIEU OF INTERNALLY ILLUMINATED PANELS MULTI-TENANT MONUMENT SIGN 05/18/09 INDMDUAL METAL LETTERS VE rAL I,E VER$ & LOGO PROJECT IDENTITY SIGN ,w$vlaoo tmi// ail GROW'D MOUNTED 0GKTq W�. RAYZOR RANCH SIGN DISTRICT 04(A od'P P Bp i UC *f ll0Q DIRECTIONAL SIGN 05/18/09 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. RAYZOR RANCH SIGN DISTRICT Blade and Project Banner Sign Examples Page 19 RAYZOR RANCH SIGN DISTRICT APPENDIX 4 Secondary Sign Example Page 20 RAYZOR RANCH SIGN DISTRICT APPENDIX 5 Project Announcement Sign Example 3 a, _. TENANT L GRAPHICS r[ i 11 Fi i f GRAPHICS I EVENT '1 TENANT TENANT NAME TENANT TENANT NAME RAYZOR RANCH SIGN DISTRICT APPENDIX 6 Effective Area Example EFFECTIVE SIGN AREA SIGN AREA EFFECTIVE SIGN AREA SIGN AREA 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. O. Monument Sign. Any ground sign which has a base made of stone, concrete, metal, routed wood planks or beams, brick or similar materials with concealed sign cabinet support. P. Mural. Graphic or artistic expression which is painted or applied to exterior or interior wall surfaces that is not commercial advertising in context. Q. Project Announcement Sign. A temporary sign that is used to announce upcoming events such as "Grand Opening" or "Coming Soon" or upcoming tenant. R. Project Banner Sign. A temporary or seasonal sign with project identity only that is used to provide aesthetics to the project through the addition of graphics and color, announce upcoming events, . Project Banners are commonly mounted on street lights, placed in directories, or on sides of buildings. S. Projecting sign. Any sign other than a wind device sign, located above the pedestrian oriented space, which is wholly affixed to or supported by any building wall and which extends beyond the building wall more than twelve (12) inches. T. Project Landmark. A structure, sculpture, graphics, images or other form of art work consisting of one or more elements in composition creating an urban icon display for the project. U. Pylon Sign. Any ground sign greater than 20 feet or more in height identifying the project, a district or marking an entrance, which can incorporate multiple tenant listings. Highway Signs are considered a type of Pylon Sign. June 9, 2010 Page 3 V. Roof Sign. Any sign erected upon the roof of any building or which is partially or totally supported by the roof or roof structure of the building. W. Sandwich Board. Two large boards bearing a sign display on each side, hinged at the top with one board in front and the other behind creating an "A" frame, used for advertising. X. Secondary Sign. Any sign or signage that does not identify the specific tenant name, but references general goods sold or services performed in the facility. Y. Tenant Sign /Building Sign /Facade Sign. Any sign that announces a tenant or name(s) of tenant(s) located on, attached to or otherwise applied to a building wall within the tenant's leased space. Z. 3D - Graphics. Any sign, freestanding structure or figure made up of 3 dimensional objects, shapes or graphic elements at pedestrian scale for the enjoyment of patrons to the development intended to be a contextual link between the thematic design elements of the property or unique use. See Appendix 3 for examples of the RRTC Sign District signage types. ARTICLE 2 SIGNAGE REGULATIONS A. Setbacks. Pylon, Project Landmark, Landscape Wall , and Monument Signs ( "Freestanding Signs ") shall have setbacks as follows: Signs shall maintain a minimum setback of five (5) feet from the property line, public easements and /or rights -of -way line. 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 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. b. Sign Area 2 - Tenants in freestanding (pad) buildings in Sign Area 2 adjacent to IH 35, are allowed two (2) square foot per each lineal foot of building frontage, and for other elevations facing parking lots, one (1) square foot per each lineal foot of elevation. Signs are not restricted to any specific type. Tenant's national signage and graphic standards may be used. c. Sign Area 3 - Tenants in freestanding (pad) buildings or in -line shops in Sign Area 3 (the internal core of Town Center), are allowed four (4) square foot per each lineal foot of main entrance frontage, and for other elevations facing parking lots, two (2) square foot per each lineal foot of elevation. June 9, 2010 Page 5 Signs are not restricted to any specific type. Tenant's national signage and graphic standards may be used. 3- dimensional and creative sign designs will be encouraged. 2. Building signs shall not exceed an overall 75% in height and 80% of length of the architectural area to which it is attached and /or the following criteria, whichever is greater: a. Tenants less than 10,000 square feet are allowed a maximum letter height of 36- inches. b. Tenants 10,001 square feet to 15,000 square feet are allowed a maximum letter height of 48- inches. c. Tenants 15,001 square feet to 25,000 square feet are allowed a maximum letter height of 60- inches. d. Tenants 25,001 square feet to 80,000 square feet are allowed a maximum letter height of 72- inches. e. Tenants in excess of 80,001 square feet are allowed a maximum letter height of 84- inches. 3. If tenant is a corner tenant, with an Exterior Building Wall, signage will be allowed on each side of the Exterior Building Wall. If tenant is on a freestanding pad, signage will be allowed on each elevation visible to the public. ARTICLE 3 PERMANENT SIGNAGE STANDARDS The following regulations shall apply to the RRTC which is south of US 380 /University Drive, east of IH 35, west of Heritage Trail and north of Scripture Street as shown on the Concept Plan for Rayzor Ranch. A. Sign Areas There are three distinct signage areas defined geographically on the Sign Plan based on the land use, make up of users, the adjacent roadway speeds and accessibility for both identification and directional signs for the project and tenants. a. Sign Area 1 Pylon, and Monument signage for project and tenant identification along US 380, which will complement the existing Marketplace signage. b. Sign Area 2 — Highway, Monument and directional signage for project and tenant identification along IH 35. c. Sign Area 3 - All signage for project, tenants and land uses within the core of the RRTC. June 9, 2010 Page 6 All signs shall be erected, displayed, altered and reconstructed in conformance with this RRTC Sign District and applicable City regulations not amended through this overlay district. All signs listed above in Article 1 as sign modifications to the Denton signage code shall be allowed in all nonresidential areas of the RRTC as follows: B. Allowable Signage Types Matrix NOTE: T = Tenant Signage; P = Project Signage June 9, 2010 Page 7 Awnings X X X Blade X X X Banner X X X X X Canopy X X X Construction X X X X X Changeable Message Panels X X Landscape Wall signs X X X X X Highway Pylons X X Kiosk X Marquee X X X X Monuments X X X X X Murals X X X X Project Announcement X X X Project Banner x x Project Landmark X Projecting X X X Pylons (Primary and Secondary) X X X X X Roof X X X X X June 9, 2010 Page 7 C. Freestanding Signage Standards 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 1 -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 35.15.14.2.0 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. i. Maximum height of forty -five feet (45') measured from base of sign ii. Allowable sign area of four hundred (400) square feet per sign side 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 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 often (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. 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 South RR- and Town Center Sign Ares \.\ � .\ �,� �.. ..... . , 2_ \ � j \\ �* � \ \ \�� C 2 ■ � v June §,2010 Page 1 ®l1 ®E ZFZ YM1�1 b 1 I 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 approved site plan. � 9 N N g � 8 CL June 9, 2010 Page 2 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 � Awning JF+(�Nffui 1l,.e f I�G 6r�. Sign li f M �l i I� f "'TMJfr r II a l "gym �f / r f fl of I f If' 1ii�Yl.. Canopy • Y / June 9, 2010 Page 5 Changeable Message �o • 4 rdiarrrr /iu»a rrlFHf�Jeuil�fi��il lu����H���l hGrrrf /ii ✓rr / %r, 7Construction • I� 1J��vV if roa rcM � wn�wmm a ar _:. 4f Ur Directional / 1 r Finding i� � �� ' • / Alf/ v 'i� YY �yyy� � /� /� /, �IdYA�I�I� R "AN V• N fr� bfy % %jl�h /J d 1wf Directories 4 � B IY"E�T+iF /+.w""'� June 9, 2010 Page 5 Project /.......... r _ r i Announce- �n ment r Sign f niIS'�M r/ /j IpNkfl Project Banner Sign / f Projecting . r r yAllr i m /f / Project r j1 f r" p9i0 JI/ fi Landmark i r ru , MMiMMU /, raN KkW9✓`P�l/ l�� dfU'f fif n(J(i 9�f���yl I , sw Jm �,?w �,'wl �y �.,, � ,� ,. M(,Y ,r �,�' �.' ryA'JW✓WO�I �'"�NW✓w!M!✓ M+ro M� ' ) dip 1�,4 ', uNM& id'k . 1� i,M;,� 5µ; � �( Pylon n ............... • �IIVd �wi�Adr',y Roof „ • %M NE YP�EIIW 11 X V Iil� Sandwich f Board / e� Secondary Sign", „r' 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 1% zi \§ \ P1 — PRIMARY PYLON . /' . . va Sk I W W11" f'A' June 9, 2 10 Page 13 APPENDIX 4 South RR-2 and Town Center Conceptual Sign Types P2 — SECONDARY PYLON f),m lam 3/ ... . . ... 4 June 9, 2010 Page 14 E 3 E X 10 E 00 0 APPENDIX 4 South RR-2 and Town Center Conceptual Sign Types M 1— SINGLE TENANT MONUMENT ALUMINUM SIGN CAB. 3, 8'-0' PAINTED TO MATCH '—" 6 10 ------ ... ........ . ... MATTHNS PAINT- BRUSH ALUM. COLOR, MATT FINISH 0Vft,;WJI,L SIGN PANEL SUPPLIED BY TENANT Tcmajnt (INTERNALLY ILLUMINATED) GALV. CORRUGATED MTL, DECK W STONE BASE OPTIONAL GROUND MOUNTED LIGHTING IN LIEU OF INTERNALLY ILLUMINATED PANELS SINGLE TENANT MONUMENT SIGN (OUrPARCEL PAD) 05/18/09 M 2 — DOUBLE TENANT MONUMENT ALUMINUM SIGN CAB. 1 V-6' PAINTED TO MATCH . .......... ......... . . ............ . . .. ....... MATTHEWS PAINT - 4U .. BRUSH ALUM, COLOR, . MATT FINISH ... . ...... § . . ......... Ci­4VAMT' SIGN PANEL SUPPLIED SY TENANT E (INTERNALLY ILLUMINATED) PREWWWOO GALV. Tenant Tenant CORRUGATED WTL. DECK m E jo 0 BASE mg/g/m/d OPTIONAL ONAL GROUND MOUNTED LIGHTING IN LIEU OF INTERNALLY ILLUMINATED PANELS DOUBLE TENANT MONUMENTSIGN .... . ..... . .... (OUTIPARCEL PAl)) 05/18/09 2' +/- 2' June 9, 2010 Page 15 APPENDIX 4 South RR -2 and Town Center Conceptual Sign Types M 3 — MULTI TENANT MONUMENT TENANT E TENANT x E TENANT ZO 11 6 TENANT -�- TENANT TENANT -- ALUMINUM SIGN CAD, PAINTED TO MATCH MATTHEWS PAINT - BRUS4 ALUM. COLOR, MATT FINISH OPTIONAL GROUND MOUNTED LIGHTING """" ELaAWd IN LIEU OF INTERNALLY ILLUMINATED PANELS MULTI - TENANT MONUMENT SIGN 05118/09 M 4 — ENTRY MONUMENT PROJECT IDENTITY MONUMENT SIGN CHANGEABLE SIGN PANEL 5W ,'?t tNJ BY TENANT IS PANELS MAX.) (INTERNALLY ILLUMINATED) PREWEATHEREO GALV. CORRUGATED MTL. DECK SIONE WE TTERS TTERS d LOGO - .....,.GROUND MOUNTED LIGHTS +�. 27 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. 24.1 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 k 9� � .................. ...._ i DRAINS TO NORTH LAKES ' PARK (SOUTH POND) I� �B ^� M I� ,g wvfi " 1 pp �tir 4 a •4 J ww DRAINS TO NORTH LAKES PARK (SOUTH POND) NOT APPLICABLE ORAINACE WIDE e AA w< 5 � r« DRAINAGE AREAS EXHIBIT raw «., C.*^w MN.,w..N.e+�wOa.�aRNr'' A^1p'Y.y'Wa wIM- A- 4,1w.64.ANaww.* a awq ww cr gpro q.,T 4..N .RF*M1 'Hr. WW wt .106 RAYZOR RANCH mom I.H. 35 & UNIVERSITY DRIVE fi110A�OdBt08, w'i DENTON,TEXASw �"'n.t" u.o ZCMa:A 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. 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RAYZOR RANCII rM S � IRE I I Si C TIONS OF ZONING PACKAGII gap ", rn r7 m wry r Kimley-Horn and Associates, Inc, IMIQ PARK CENTRAL DRIVE SUITE 1919 DALLAS, TKXM 7 291 ("Z) 770-1310 FA� (972) 239-3320 Al SMOxN SHEET by OF S FIREET SIE.:.CTIONS RAYZOR RANCH I V L 35 & UnNersky Dhve Demon, Ilexas � Pz Sao R owo N,nt f e ov'A rmR-..... ..... k� 4. I ? o, 1 7 t; r iIA Kimley -Horn and Associates, Inc. MIN I, MUNMEN ti2704 PAEE A•kN'SEA2, GRIV.E SUITE 1111 DALLAS, TEXAS 7 25 (n2) rn -look RAE (172) 225 -3121 _ kl.bi- b- I� a2 a7 .5 SHEET 1 L �,,rylk� �8 �I;� i'IhP PoV u...,,i C pIII p- IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII q ................ Kimley-Horn and Associates, Inc. - IN.INKIR 13740 PARK CENTRAL DRIVE SUITE 1101 DALLAS, TRIM 7 111 (972) 776-1300 FAX (772) 18f -1810 . ....... .. . ..... . SHEET , :1 h, Ir ST RIE:E F SIE:CTO ON S Z0NI N G IPAC KAG li:.::. RAYZOR RANCI I Ul C 35 & LhnMiisky DrWe Dentoin, 11 exas sib u RAYZOR RANCI I Ul C 35 & LhnMiisky DrWe Dentoin, 11 exas �NQ M R Ax f 'I! 6� � � I � A ----------- 921, Irf ji A, fill, 5f V It ry "T 14, Orley-Horn and Associates, Inc. - - -- ------- - F'A'R'K" C,E`N'NT'R'""'DRIVZ SUITE 1109 DALLAIL TEXAS 7335I (973) 770-1309 FA�072) 239-3329 kl.hrb- AS SHEET I D I ..i—d by — RAYZOR RANCH 7 SEC FIONS u— ., A S FREE - I H, 35 & L)niversity Drive 1 checked by. A ZONING PACKAGE Denton, rexas OF 7 Do'. - LPl.jla No M401 MI