2016-017
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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
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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
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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
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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 " ""
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ZONING
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RCC-D
NRMU
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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
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TOWN CENTER
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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.
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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
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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
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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,,,,;
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Page 13
Appendix C
Landscape Chart
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1?1X'(,'Y'Z0R RANCI Iff )ELINE'S
Diagram 1— Parking Lot Landscape Islands
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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
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906C 19AWS
UJGN?LY LESS
SPACE DUE 7V RADII (YW)
16 WA=,MA.Y 9'[ 5 SPANS MAX
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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.
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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
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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
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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.
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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
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June 9, 2010 Page 5
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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
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June 9, 2 10 Page 13
APPENDIX 4
South RR-2 and Town Center Conceptual Sign Types
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June 9, 2010 Page 14
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APPENDIX 4
South RR-2 and Town Center Conceptual Sign Types
M 1— SINGLE TENANT MONUMENT
ALUMINUM SIGN CAB.
3,
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PAINTED TO MATCH
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------ ... ........ . ...
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IN LIEU OF INTERNALLY ILLUMINATED PANELS
SINGLE TENANT MONUMENT SIGN
(OUrPARCEL PAD) 05/18/09
M 2 — DOUBLE TENANT MONUMENT
ALUMINUM SIGN CAB.
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4U .. BRUSH ALUM, COLOR,
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... . ......
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.... . ..... . ....
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2'
+/- 2'
June 9, 2010 Page 15
APPENDIX 4
South RR -2 and Town Center Conceptual Sign Types
M 3 — MULTI TENANT MONUMENT
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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
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EXHIBIT
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RAYZOR RANCH mom
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EXHIBIT G
Rayzor Ranch Trade Dress Regulations
Approval Criteria
• In Rayzor Ranch, the term "Trade Dress" will include tenant identification signage, materials,
entry treatments and architectural features, if it is part of a national identity for the tenant.
Trade Dress will include the tenant's logo and identifying colors and these colors do not have to
match the architectural color palette for Rayzor Ranch.
• Trade Dress must fit within the approved fagade for the building in which the tenant will
operate. Trade Dress elements cannot extend beyond the fagade of the building shown on the
approved Fagade Plan unless approved by the Planning and Zoning Commission.
• Trade Dress cannot exceed 25% of the total area of the fagade for each tenant.
• Wall signage must be incorporated into the Trade Dress and cannot exceed 20% of the total
area of the fagade.
• If the building is a corner building, or a freestanding building, then the tenant is allowed to have
Trade Dress on all facades.
June 9, 2010 Page 1
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