Z18-0001b5;\Legal\Our poeuments\Ordinances\18\Ordinance Z18-0001.docx
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WHEREAS, the Rayzor Ranch Overlay District consists of approximately 410
acres on both sides of US Raute 380 and between IH-35 and Bonnie Brae Street, which is
more particularly described and depicted in �w,���i#�ii o'�, attached hereto and incorporated
by reference as if set forth at length herein (the "District"), and which exhibit's spatial
definition constitutes the baundaries of the District (the "District Boundaries"); and
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WHEREAS, the Denton Develapment Cade authorizes the City Cauncil to
approve overlay districts to protect and enhance certain specific lands and structures
which, by virtue of their type or locatian, have characteristics which are distinct from lands
and structures autside such special districts and cantain such reasonable and necessary
requirements to insure the protection and enhancement of said land and structures; and
WHE AS, the Denton Development Code autharizes the City Council to
approve averlay districts to establish specific design standards and develapment
regulations to effectuate the purpose of the district, and may require or address any of the
following, in additian to or in lieu af other regulations affecting the property within the
averlay district: (1} protection of features designated as being of special concern within the
district; (2} mixtures or limitatians or permitted uses; (3) special performance standards
and development regulations; and (4) other matters as appropriate ta promate the special
public interests af the district; and
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WHEREAS, on February 21, 2018 the Planning and Zoning Cammissian, in
compliance with the laws of the State of Texas, after having given the requisite notices by
publication and atherwise, and having held full and fair hearings for all property awners
interested in this regard, recammended approval [6-0] of the overlay changes in this
Ordinance; and
WHEREAS, on March 6, 2018 the City Cauncil likewise conducted a public
hearing as required by law, and finds that this Ordinance meets and complies with all
substantive and procedural standards set forth in the Dentan Develapment Code and is
cansistent with the Dentan Code of Ordinances and Denton Plan 2030, as amended; and
WHEREAS, the City Cauncil finds that the madified Rayzor Ranch Overlay
District serves a public purpose by permitting the development af a regianal shopping
center and complementary peripheral development ta create a unique, walkable, mixed-
use style of development that will set it apart from other shapping centers in the area; and
WHEREAS, the Planning and Zoning Commission and the City Council af the City
af Dentan, in considering the averlay changes in this Ordinance, have determined that the
changes are in the best interests af the health, safety, morals, and general welfare of the
City of Denton, are consistent with Dentan Plan 2030, will protect and enhance the
Property, and accordingly, the City Council of the City af Denton is of the opinion and
finds that the said overlay changes shauld be granted as set forth herein. NOW,
THEREFORE,
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��mt:::".�i�1t:)f� I, The findings and recitations contained in the preamble af this
ordinance are incarporated herein by reference and are faund ta be true.
�� (� i�� ��I ..�., Ordinance Nos. 2016-017, 2010-158 and 200$-01$ are only
amended ta the extent that they are inconsistent with the changes as established herein.
Any provisions not addressed by this Ordinance shail continue with full force and effect
and any official actions taken as a result of the original ordinances priar to the effective
date of this Ordinance are hereby ratified, affirmed, and adopted. Nothing herein shall
repeal ar modify any permit appravals far property within the Rayzor Ranch Overlay
District approved prior to ihe effective date of this Ordinance, including, but not limited
to, approved site plans, plats, and building permits and/ar any rights that may be
assaciated with those permits.
SECTION 3. The City Cauncil hereby adapts these amendments to Sectian
3 5.7.15 and the additian of Exhibit C-4 ta the Rayzar Ranch Overlay District as provided
in Exhibit C af this ardinance.
��;�" i"i�.�� �`�. If any provisions af any section af this ordinance shall be held ta
be void or unconstitutional, such holding shall in no way affect the validity or the
remaining provisions or sections of this ordinance, which shall remain in full force and
effect.
SECTION 5. Any person violating any provision of this ordinance shall,
upon conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of
this ordinance is violated shall constitute a separate and distinct offense.
SECTION 6. This ordinance shall become effective fourteen (14) days from
the date of its passage, and the City Secretary is hereby directed to cause the caption of
this ordinance to be published twice in the Denton Record-Chronicle, the official
newspaper of the City of Denton, Texas within ten (10) days of the date of its passage.
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(� P �����...��t l "�";�, MAYOR _.
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
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BY
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AARON LEAL, CITY ATTORNEY
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Exhibit A
METES AND BOUNDS, PART ONE AND PART TWO
470.28 ACRES (TOTAL) .
FRANC/S BATSON SURVEY, ABSTRACT NO. 43
B,B.B. -8� C.R.R. COMPANYSURVEY, ABSTRACT NO. �92
CITY OF DENTON, DENTON CDUNTY, TEXAS
PART ONE
BEING a tract of land situated ln the Francis Batson Survey, Abstract No, 43, in the City of Denton, Denton
County, Texas, being all of a called 121.4759 acre tract (description of Shephard Hall Tract, Tract 2),
described in deed to Denton Hillview, L..P,, recorded in Denton County Clerk's File No. 2005-127450 of the
Real Property Records of Denton County, 7exas, all of a called 0.2254 acre tract (Tract 1), a called 2.1017
acre tract (Tract 2) and a called 2.2200 acre tract (Tract 3) described In deed to Quantum at Denton Self
Storage, L.P„ recorded in Volume 5021, Page 01847 of the Real Property Records of Denton County, Texas,
part of a called 18.269 acre tract, described In deed to Denton Property Joint Venture, recorded in Denton
County Clerk's Flle No. 00-R0101370 of the Real Property Records of Denton County, Texas, all of a called
2.999 acre tract, described In deed to Qe Hall Properties, Ltd., recorded in Denton County Clerk's Ffle No.
2005-40231 of the Real Property Records of Denton County, Texas, being part of a called 8.9217 acre tract of
land described in Deed to Mesqufte Creek Development, Inc., recorded In Volume 4562, Page 0683 of the
Real Property Records of Denton County, Texas, and all of Lot 1 of SANDY ADDITION, an addition to the Clty
of Denton, Denton County, Texas, according to the plat thereof recorded in Volume 13, Page 47 and Cabinet
J, Slide 348 of the Plat Records of Denton County, Texas, and being more particularly descrlbed by metes
and bounds�as follows:
BEGINNING at a 1/2-inch Iron rod found for the north end of a corner cllp at the intersection of the north
right-of-way Ilne of West Unlversity Drive (U.S. Highway No. 380, a 100.20 foot wide public right-of-way) and
the west rlght-of-way Ifne of Bonnie Brae Street (a variable width public right-of-way) for the most easterly
southeast corner of the beforementioned Lot 1 of SANDY ADQITION;
7HENCE with the corner cllp, South 45°48'44" West, a dlstance of 90.93 feet to a 3/4-Inch iron rod found for
corner;
THENCE with the north right-of-way line of West University Drive, the following courses,and distances to wit:
--North 89°07'28" West, a distance of 773.40 feet to a 5/8-Inch Iron rod with "KHA" cap set for corner;
--North 88°56'28" West, a dfstance of 1761,77 feet to a 1/2-Inch iron rod found for the southeast corner of
the called 8.9217 acre tract;
THENCE leaving the north right-of-way line of West Unlversity Drive with the east Ifne of the 8.9217 acre tract,
North 00°23'40" East, a distance of 276.40 feet to a point for corner;
THENCE crossing the called 8.9217 acre tract, the following courses and distances to wit:
--North 89°10'52" West, a distance of 227.61 feet to a polnt for corner;
--North 00°59'35" East, a distance of 80.89 feet to a point for corner;
--North 89°00'25" West, a dlstance of 290.00 feet to a point for corner in the east line of Lot 1, Block A of
PORTER/ANDRUS ADDITION, an addition to the City of Denton, Denton County, Texas,-according to the
Plat thereof recorded in Cabinet O, Slide 45 of the Plat Records of Denton County, Texas;
Page 1 of 6
THENCE wlth the east Iine of Lot 1, Block A and the east line of Lot 2, Block A of PORTER/ANDRUS
ADDITION, en additfon to the Clty of Denton, Denton County, Texas, according to the plat thereof recorded In
Cabinet V, Slide 856 of the Plat Records of Denton County, 7exas, North 00°59'47" West, a distance of 217.71
feet to a 5/8-Inch iron rod with "KHA" cap set for the northeast corner of Lot 2, Block A;
THENCE with the north and west Ilnes of Lot 2, Block A, the following courses and distances to wlt:
--North 88°42'36" West, a distance of 400.01 feet to a 5/S-inch Iron rod with "KHA" cap set for corner;
--South 01 °28'09" West, a distance of 28.89 feet to a 5/8-inch iron rod wlth "KHA" cap set for the
northeast corner of Lot 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, an additlon to the
City of Denton, Denton County, Texas, according to the plat thereof recorded in Cabinet I, Slide 148 of
the Plat Records of Denton County, Texas;
THENCE leaving the west Ilne of Lot 2, Block A of PORTER/ANDRUS ADDITION with the north line of Lot 1 R,
Block 1 of ALVIN AND CHARLOTTE WHALEY ADDI710N, North 88°31'28" West, a distance of 399.39 feet to
a 5/8-inch iron rod wfth "KHA" cap set In the northeasterly right-of-way line Interstate Hlghway No, 35 (a
varfable width public right-of-way) for the most northerly northwest corner of Lot 1R, Block 1 of ALVIN AND
CHARLOTi'E WHALEY ADDITION;
THENCE leaving the north Ifne of Lot 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION with the
northeasterly rlght-of-way line Interstate Highway No. 35, North 16°07'54" West, a distance of 632.67 feet to a
5/8-inch iron rod with "KHA" cap set for the southwest corner of Lot 14 of GREENWAY CLUB ESTATES, an
addltfon to the City of Denton, Denton County, Texas, according to the plat thereof recorded In Volume 4,
Page 27 of the Plat Records of Denton County, Texas;
THENCE leaving the northeasterly right-of-way line Interstate Hlghway No, 35 with the south and east Ilnes of
GREENWAY CLUB ESTATES, the following courses and distances to wit:
-=North 73°15'13" East, a distance of 518,79 feet to a 5/8-inch Iron rod wlth "KHA" cap set for the
beginning of a curve to the right; �
--Easterly, with the curve to the right, through a central angle of 16°47'40", having a radius of 345,00 feet,
and chord bearing and dlstance of North 81 °39'03" East, 100.76 feet, an arc distance of 101.13 feet to a
5/8-inch iron rod with "KHA" cap set for the end of the curve;
--North 89°58'43" East, a distance of 364.46 feet to a5/8-inch iron rod with "KHA" cap set for corner;
--North 00°57'04" West, a distance of 450.70 feet to a 5/8-inch iron rod with "KHA" cap set for the
southwest corner of Lot 1, Block 10 of WESTGATE HEIGHTS, an addition to the City of Denton, Denton
County, Texas, according to the plat thereof recorded In Cabinet E, Sllde 78 of the Plat Records of
Denton County, Texas;
THENCE leaving the east line of GREENWAY CLUB ESTATES with the south and east lines of WESTGATE
HEIGHTS, the following courses and distances to wit:
--North 89°32'37" East, a distance of 48.23 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
--South 87°34'57" East, a distance of 1042.99 feet to a 5/B-Inch iron rod with "KHA" cap set for comer;
--North 00°32'57" East, a distance of 318.04 feet to a 5/8-inch iron rod with "KHA" cap set for the most
northerly northwest corner of the beforemeritioned 121.4759 acre tract •
THENCE leaving the east Ilne of WESTGATE HEIGHTS with the north line of the 121.4759 acre tract, South
89°13'56" East, a distance of 2067.29 feet to a 5/8-inch Iron rod with "KHA" cap set In the west right-of-way
line of Bonnle Brae Street;
Page 2 of 6
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THENCE leaving the north Ifne of the 121.4759 acre tract with the west right-of-way Ilne of Bonnle Brae Street,
the following courses and dlstances to wlt:
--South 00°37'18" West, a dlstance of 1455.38 feet to a 5/8-inch iron rod with "KHA" cap set for comer;
--South 00°26'45" West, a distance of 568.70 feet to the POINT OF BEGINNING and containing 153.37
acres of land. .
Bearing system based upon Texas State Plane Coordinate System, using monuments R0610108 AND
R0610060.
PART TWO
BEING a tract of land situated In the B.B.B. & C.R,R, Company Survey, Abstract No. 192, in the Clty of
Denton, Denton County, Texas, being part of a called 265.6365 acre tract of land (description of Shephard
Hall Tract, Tract 1), described In deed to Denton Hillview, l.,P., recorded In Denton County Clerk's File No.
2005-127450 of the Real Property Records of Denton County, Texas, and all of Lot 3 of LOTS 1,2,8,3
PEARCYICHRISTON ADDI710N No. 1, an addltlon to the City of Denton, Denton County, Texas, according to
the plat thereof recorded In Cabinet B,. Sllde 34 of the Plat Records of Denton County, Texas, and being more
particularly described by metes and bounds as follows: •
BEGINNING at a 5/8-inch Iron rod found In the south right-of-way line of West Universlty Drive (U.S. Highway
No. 380, a 100.20 foot wide public right-of-way) for the northerly common corner of l.ots 2 and 3 of the
beforementioned LOTS 1,2,8,3 PEARCY/CHRISTON ADDITION;
THENCE leaving the south right-of-way line of West Unlversity Drive with the common Ilne of Lots 2 and 3,
South 01 °08'26" West, a distance of 600.00 feet to a 5/8-Inch Iron rod faund for the southerly common corner
of Lots 2 and 3;
THENCE leaving the common Ilne of Lots 2 and 3 with the south lines of Lot 2 and Lot 1-C of LOTS 1-A, 1-B,
1-C PEARCY/CHRIS70N ADDITION No. 1, an addition to the Clry of Denton, Denton County, Texas,
according to the plat ttiereof recorded in Cabinet L, Sllde 188 of the Plat Records of Denton County, Texas,
South 89°04'34" East, passing the southeast corner of Lot 1-C at a distance of 711.59 feet and contlnuing for
a total dlstance of 730.60 feet to a 5/8-inch iron rod found in the west right-of-way line of Bonnie Brae Street (a
variable width public right-of-way) for the most easterly northeast corner of the beforementloned 265.6365
acre tract;
THENCE with the west right-of-way Ifne of Bonnie Brae Street, the following courses and distances to wlt:
--South 00°58'S4" West, a distance of 1438.01 feet to a 5/8-inch iron rod with "KHA" cap set for comer;
--South 00°48'S1" West, a distance of 1175.56 feet to a 5/8-inch iron rod with "KHA" cap set for the
��c���nning of a curve to the right;
�-���uthwesterly, with the curve to the right, through a central angle of 45°01'58", having a radius of
321.07 feet, and chord bearing and dlstance of South 23°19'47" West, 245.91 feet, an arc distance of
252.35 feet to a 5/8-Inch iron rod found for the beglnning of a reverse curve to the left;
--Southwesterly, with the the curve to the left, through a central angle of 57°31'56", having a radlus of
392.01 feet, and chord bearing and distance of South 17°04'48" West, 377.30 feet, an arc distance of
393.63 feet to a 5/8-inch iron rod found for the end of the curve;
--South 11 °41'10" East, a distance of 10.57 feet to a 5/8-Inch iron rod found for the north end of a
com�r �fi� at the lr°4z��arsection of the north ri�ht-t�f���r�ay 19rae, bf �'�r�pture Street (a variable width public
right-���r�r�y) and '��� west right-of-way line a�f ��w�r��� Br�,� Str����
THENCE with the corner clip, South 39°33'50" West, a dlstance of 11.48 feet to a 5/8-inch iron rod found for
the south end of the corner clip;
Page 3 of 6
THENCE with the north rlght-of-way line of Scrlpture Street, North 88°58'00" West, a distance of 1265.16 feet
to a 5/8-inch iron rod found in the south line of the 265.6365 acre tract;
THENCE leaving the north right-of-way line of Scrlpture Street, the following courses and dlstances to wit:
--North 01 °02'00" East, a distance of 500.06 feet to a 5/8-inch iron rod found for corner;
--North 88°58'00" West, a dlstance of 761.56 feet to a 5/8-Inch iron rod found for corner;
--South 01 °02'00" West, a distance of 500.06 feet to a 5/8-inch iron rod found in the north right-of-way
line of Scripture Street;
THENCE with the north rlght-of-way line of Scripture Street, the following courses and distances to wit;
--North 88°58'00" West, a distance of 318.44 feet to a 5/8-inch iron rod with "KHA" cap set for comer;
--North 88°48'26" West, a distance of 41.73 feet to a 5/S-Inch iron rod found In the northeasterly
right-of-way line Interstate Mighway No. 35 (a variable width public rlght-of-way) and the north
right-of-way line of Scripture Street for the most southerly southwest corner of the 256.6365 acre tract;
THENCE with the northeasterly right-of-way line Interstate Hlghway No. 35, the following courses and
distances to wit:
--North 15°50'30" West, a distance of 38.32 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
--North 16°24'00" West, a distance of 3494.36 feet to a 5/8-inch iron rod found for comer;
--North 14°50'06" East, a distance of 171,01 feet to a 3-Inch brass disk in concrete found for corner;
--North 46°04'12" East, a distance of 303.95 feet to a 5/8-inch iron rod found for comer;
--North 60°32'22" East, a dlstance of 114.22 feet to a 5/8-inch Iron rod found for corner;
--North 00°58'25" East, a distance of 13.09 feet to a concrete monument found In the south rlght-of-way
line of West Unlversity Drlve;
THENCE leaving the northeasterly right-of-way Ilne Interstate Highway No. 35 with the south right-of-way line
of West University Drlve, the following courses and distances to wit:
--South B8°56'28" East, a distance of 2440,06 feet to a 5/8-inch Iron rod with "KHA" cap set for corner;
--South 89°01'07" East, a distance of 117.72 feet to the POINT OF BEGINNING and containing 256.91
acres of land.
Bearing system based upon 7exas State Plane Coordinate System, using monuments R0610108 AND
R0610060.
This document was prepared under 22 TAC §663.21, does not reflect the results of an on the ground survey,
and is not to be used to convey or establish interests in real property except those rights and interests implied
or established by the creatlon or reconfiguration of the boundary of the political subdivlsfon for which it was
prepared.
Page 4 of 6
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PART ONE, 153.37ACRES
FRANCIS BATSON SURVEY, ABSTRACT NO. 43
CITY OF DENTON, DENTON COUNTY, TEXAS
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PART TWO, 258.91 ACRES
B.B.B. & C.R.R. COMPANY SURVEY, A6STRACT NO. 192
C1TY OF DENTON, DENTON COUNTY� TEXAS
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Exhibit C
35.7.15. - Rayzor Ranch Overlay District.
The Rayzor Ranch Overlay District classification is hereby defined with respect to approximately four
hundred ten (410) acres of land, legally described in Exhibit "A" to Ordinance 2008-018.
35.7.15.1. Purpose.
The purpose of establishing the Rayzor Ranch Overlay District is to:
A. Ensure compatibility of new construction with the existing scale and characteristics of
surrounding properties; and
B. Protect and enhance specific land features which have characteristics distinct from lands and
structures outside this Special Purpose District; and
C. Provide within the Rayzor Ranch area a combination of land uses arranged and designed in
accordance with sound site planning principles and development techniques; and in such a
manner as to be properly related to each other, the immediate surrounding area, the planned •
mobility system, and other public facilities, such as water and sewer systems, parks, schools and
utilities.
35.7.15.2 Application of Regulations.
A. The Rayzor Ranch Overlay District shall be consistent with the Denton Plan.
B. The regulations included in this Ordinance apply to the portions of Rayzor Ranch that are located
both north and south of US 380/West University Drive (US 380). The portion of Rayzor Ranch
north of West University Drive (US 380) is hereinafter referred to as Rayzor Ranch Marketplace
and the portion of Rayzor Ranch located south of West University Drive (US 380) is known as
the Rayzor Ranch South Campus.
C. The development regulations that are applicable to properties north of US 380, including those
that have building permits issued or in process at the date of adoption of this ordinance
(specifically Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the Rayzor Ranch North Addition), and the
Cook Children's tract and the Denton Municipal Electric (DME) Substation tract south of US 380
are governed the regulations established in Ordinances 2008-284 and 2009-169.
D. The City rules and regulations applicable to the development of property located within the
NRMU and RCC-D zoning districts are applicable, except as otherwise provided by this Overlay
District and further restricted or excepted herein and may not be varied or excepted other than by
amendment of these standards.
E. Provisions for solid waste receptacles shall follow the City of Denton Solid Waste Criteria
Manual.
F. The District shall retain the underlying zoning district and be noted with an overlay designation on
the Official Zoning Map.
G. The District may be developed in phases. If the common amenities for future phases, including
but not limited to open spaces, landscaping and/or recreational facilities are not yet constructed;
a phasing plan may be considered as a component of the final plat. If provided, a phasing plan
shall contain a graphic and narrative document that indicates the sequence and time of
construction, provides a description of the phasing order (e.g. 1, 2& 3) and includes
infrastructure requirements for each phase, as amended from time to time with approval of the
City Manager.
H. Before building permits may be issued for any portion of the project, a Site Plan for that portion
of the project must be approved in conformance with this Ordinance and applicant must
demonstrate compliance with this ordinance and all attached exhibits. The site plan requirement
does not apply to Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the Rayzor Ranch North Addition. All
other properties north of US 380 and the Cook Children's tract and the Denton Municipal Electric
(DME) Substation tract south of US 380 are governed by the regulations established in
Ordinances 2008-284 and 2009-169 including Section 35.7.13.5 Marketplace - Subarea 2
Development Standards (RR-3, P, and RR-2) that states in part: Permitted Uses. These uses
must be located within the Subareas as shown on the attached Exhibit B.
Development within Rayzor Ranch shall conform to the adopted Concept Plan attached as Exhibit
"B" to these regulations. The Concept Plan is intended to be used as the first step in the overlay
development process. The Concept Plan establishes the initial plan for general zoning guidelines
in the District by illustrating in graphic form both internal and external streets, thoroughfares,
other means of access, open spaces, natural resources, uses, densities, intensities and height.
Any adoption of or amendment to the Concept Plan shall follow the procedures for Zoning
Amendments in Section 35.3.4 of the Denton Development Code. The following information
should be provided for a complete Concept Plan:
a. The date, written and graphic scale, north arrow, proposed name of the development, key
map showing the location of the development in relation to existing streets and highways
and dates of preparation and revisions.
b. The name and address of the property owner or owners, and the design professional
preparing the plan.
c. The names of the record owners of adjacent land.
d. Title Block containing: Proposed name of the subdivision or lot of record, acres in platted
and unplatted land and total of those acres, survey and jurisdiction (City of Denton, County
of Denton, Texas, for example).
e. Acreage of the project.
f. Show and label any proposed phasing limits.
g. Survey boundaries of the project (or references to the survey).
h. Proposed general land uses and the acreage of each 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.
j. Development Standards:
i. Maximum height of buildings;
ii. Minimum lot area;
iii. Minimum lot width and depth;
iv. Building setbacks;
v. Maximum lot coverage;
vi. Maximum floor to area ratio;
vii. Off-street parking standards.
k. One-hundred-year floodplain, floodway and major drainage ways.
I. City limits and Extraterritorial Jurisdiction (ETJ) boundaries.
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 phase of-development
moving towards construction complies with all of the design requirements of this Ordinance and
the applicable portions of the Denton Development Code. Site Plans shall substantially conform
to the Concept Plan as depicted in Exhibit B. The following requirements 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;
d. Drainage facilities;
e. Other existing or proposed off-site improvements as required;
f. Location, type and size of all streets, alleys, parking lots and spaces, loading areas or
other areas to be used for vehicular traffic;
g. Proposed access and connection to existing or proposed streets and traffic generated
by the proposed uses;
h. Non-residential: location, maximum height (in feet), minimum setbacks, and maximum
floor area ratio (FAR) of buildings;
i. Residential development must show number, location and dimension of all lots,
minimum setbacks, number of dwelling unit and density;
j. Location of all creeks, ponds, lakes, floodplain, and/or other water retention or major
drainage facilities and improvements;
k. Location size and route of all major water, wastewater, electrical lines and other
facilities necessary to serve the project;
I. Location of all protected trees (10+ inches) and a detailed landscape plan
demonstrating compliance with the approved landscape requirements for Rayzor
Ranch as set for in Exhibit "D";
m. Location, type and size of all fences, berms, or screening features;
n. Sidewalks or other pedestrian or bicycle access;
o. Building elevation(s); and
p. Demonstrated compliance with the architectural standards in Exhibit 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 of driveways 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 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 of the
district as a whole, except that no amendment may change any use restriction or subarea
boundary.
M. Expiration of Site Plan. Any approved Site Plan shall be valid for twenty-four (24) months from
the date of its approval. If no construction begins pursuant to a building permit issued for the
property within the twenty-four (24) months, the site plan shall expire and no longer be valid. The
Planning and Zoning Commission may, for good cause, extend for up to three hundred sixty
(360) days the expiration date of the Site Plan.
35.7.15.3 Land Divisions.
The Rayzor Ranch overlay district shall be divided into two (2) major divisions, separated generally by
US 380 (Un•iversity Drive): the Rayzor Ranch Marketplace; and the Rayzor Ranch South Campus.
A. The Rayzor Ranch Marketplace shall be divided into three (3) subareas as depicted in Exhibit B
and detailed below.
1. RR-3— The Rayzor Ranch Marketplace RR-3 Area, depicted as RR-3 on Exhibit B, is
intended as a retail area with uses allowed in the RCC-D zoning district classification and
use designation, as further modified by this overlay zoning district, and designed to promote
the overall character and purpose of this overlay district. The RR-3 section of the Rayzor
Ranch Marketplace (RR-3) is referred to as the RR-3 Area in the Architectural Standards,
Landscape Standards, and Signage Standards in Exhibits B, C, D, and E, and vice versa.
2. RR-2— The Rayzor Ranch Marketplace RR-2 Area, depicted as RR-2 on Exhibit B, is
intended to as a retail area with uses allowed in the RCC-D zoning district classification and
use designation, as further modified by this overlay zoning district, and designed to promote
the overall character and purpose of this overlay district. The RR-2 section of the Rayzor
Ranch Marketplace is referred to as the RR-2 Area in the Architectural Standards,
Landscape Standards, and Signage Standards in Exhibits B, C, D, and E, and vice versa.
3. Residential (NRMU-12 & NR-3)— The Rayzor Ranch Marketplace Residential Area,
depicted as NRMU-12 and NR-3 on Exhibit B, is intended for residential development.
Development standards for this area are provided in Exhibit C-4.
B. The Rayzor Ranch South Campus shall be divided into the following five (5) subareas, as
depicted in Exhibit B:
1. Town Center (RR-1)— The Town Center (RR-1), depicted as RR-1 on Exhibit B-1, is
intended to define a mixture of certain specified nonresidential, retail and residential uses
currently allowed within the RCC-D zoning district classification and use designation, as
further modified by this overlay zoning district, and designed to promote the overall
character and purpose of this overlay district. The Town Center (RR-1) is also referred to as
the RR-1 Area in the Architectural Standards, Landscape Standards, and Signage
Standards in Exhibits B, C-1, D-1, and E-1 and vice versa.
2. South RR-2 District— The South RR-2 District is intended to define certain specified uses
currently allowed within the RCC-D zoning district classification and use designation, as
further modified by this overlay zoning district. The South RR-2 District is also referred to as
the South RR-2 Area in the Architectural Standards, Landscape Standards, and Signage
District in Exhibits C-1, D-1, and E-1.
3. South Mixed-Use District— The South Mixed Use District is intended to accommodate
certain specified nonresidential, single-family and multi-family residential uses, as further
modified by these overlay requirements. The South Mixed-Use District will also be referred
to as the RR, BH, MF, O, CC, P, Hotel, and SF Areas in the Architectural Standards,
Landscape Standards, and Signage Standards in Exhibits to be incorporated in Exhibits C-
2, D-2, and E-2.
4
4. DME Substation— The DME Substation property is intended to accommodate a utility
substation and is governed by the regulations established in Ordinances 2008-284 and
2009-169.
5. Cook Children's Hospital— The Cook Children's property is intended to accommodate a
hospital and is governed by the regulations established in Ordinances 2008-284 and 2009-
169.
6. Drill Pad— The Drill Pad property is intended to accommodate gas well development, and
is governed by Ordinances 2008-284 and 2009-169, and further restricted by Specific Use
Permit (SUP) No. S09-0006, Ord. No. 2009-257.
35.7.15.4 Development Standards.
A. Generally. The Rayzor Ranch Overlay establishes architectural and landscape design as
development standards to effectuate the purpose of the district. The City rules and regulations
applicable to the development of property in the RCC-D and NRMU districts are applicable,
except as otherwise provided by this Overlay District and further restricted or excepted herein.
B. Definitions. The following definitions shall apply to the Rayzor Ranch Overlay District:
Amenity Center: A facility used by and for the benefit of the members of an HOA,
Common Ownership Entity, or Multifamily complex. Amenity Centers may include indoor
and outdoor components and facilities including, but not limited to; pools, gym/fitness
center, game rooms, offices, meeting rooms, and lounges.
2. Big House: A type of residential development where ten (10) or fewer dwelling units are
located in a single building which is intended to resemble a single large house. The dwelling
units can be vertically or horizontally integrated. Dwelling units developed as a Big House
use will count towards the total number of multi-family dwelling units and not toward the total
number of single-family dwelling units allowed in Rayzor Ranch listed in Section
35.7.15.7.A.1.
3. Continuing Care Retirement Center: A facility that integrates multiple senior living options
into one (1) 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).
4. 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.
5. Garden-Style Home: A single-family dwelling on a separate lot with building setbacks only
on three (3) sides commonly developed in a cluster formation. This development type is also
known as zero lot line homes or patio homes.
6. 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.
7. Open Space: Open space includes all surface areas of the project that are not covered with
enclosed buildings, or parking and drive areas. Pedestrian plazas and sidewalks (covered or
uncovered) count as Open Space. In addition, areas of Rayzor Ranch, such as easements
or rights-of-way, that may be owned or controlled by a governmental agency, but that are
being maintained privately, will count towards the open space and landscape area
requirements. Open Space in the Marketplace shall be defined by Ordinance 2009-169.
8. Plaza or Public Area Space: An area identified on an approved Site Plan which is
designated for public or civic use. This area can be part of a private development or
included within a Park.
9. Rayzor Ranch: The comprehensive development which includes all phases defined within
the Rayzor Ranch Overlay District. (Ordinance 2008-284).
10. Storm Water Control and/or Detention Areas: Facilities dedicated to the collection, or
transportation of storm water runoff.
11. Storm Water Control: Storm water controls (sometimes referred to as best management
practices or BMPs) are constructed storm water management facilities designed to treat
storm water runoff and/or mitigate the effects of increased storm water runoff peak rate,
volume and velocity due to urbanization.
12. Storm Water Quality Areas: Facilities for the collection and treatment of storm water runoff.
13. Townhouse-style: A dwelling structure not to exceed three (3) stories in height, containing
a minimum of three (3) and no more than eight (8) dwelling units within a building, which is
constructed in a series or group of attached units on one (1) lot, up to eight (8) units,
meeting fire protection requirements and the following additional requirements. Seventy-five
(75) percent of the dwellings built in compliance with the Townhouse Style development
regulations are considered attached single-family dwelling units for the purpose of
calculating the total number of units allowed in the Rayzor Ranch South Campus and will
count towards the total number of single-family attached dwelling units and not toward the
total number of multi-family dwelling units allowed in Rayzor Ranch listed in Section
35.7.15.7.A.1. Conversely, twenty-five (25) percent of each phase of the Townhouse-style
dwellings constructed shall count against multifamily.
a. Each unit features at least two (2) points of direct exterior access to the structure;
b. Each unit is separated from the other dwellings in the structure by fire rated common
walls;
c. No units are vertically above or below another uses or unit within the structure;
d. Each unit features an individual meter for each utility; and
e. Each unit features access to a public street or alley.
35.7.15.5 Marketplace—Subarea 1 Development Standards (SF-1) as defined in Ordinance 2008-284.
A. In Subarea 1 of the Rayzor Ranch Marketplace, the City rules and regulations applicable to the
development of property located within the NR-3 and NRMU-12 zoning districts are applicable to the
respective areas shown on Exhibit B, except as otherwise provided by this Overlay District and further
restricted or excepted as follows:
Permitted Uses. The following uses must be located within the NR-3 and NRMU-12
portions Subarea 1 as shown on Exhibit B and as further defined in Exhibit C-4.
a. NR-3: Single-family dwellings
b. NRMU-12: Single-family dwellings, attached single-family dwellings (townhomes),
and big houses
c. Amenity Center. Accessory garages and storage
2. Design Standards.
a. Exhibit C-4 to this ordinance sets forth the site design, landscaping, and architectural
standards for both the NR-3 and NRMU-12 portions of Subarea 1 of the Rayzor
Ranch Marketplace.
35.7.15.6 Marketplace—Subarea 2 Development Standards (RR-3, P, and RR-2) as defined in
Ordinance 2008-284.
6
In Subarea 2 of the Rayzor Ranch Marketplace, the City rules and regulations applicable to the
development of property located within an RCC-D zoning district are applicable, except as otherwise
provided by this Overlay District and further restricted or excepted as follows:
Permitted Uses. These uses must be located within the Subareas as shown on Exhibit B as
fol lows:
A. RR-3: Wholesale sales; retail construction materials sales with a minimum floor area of one
hundred thousand (100,000) square feet; quick vehicle servicing; garden center with
container plant materials and associated garden supplies only accessory to retail or a home
improvement center in excess of one hundred thousand (100,000) square feet, retail sales
and services, restaurants, parks and open space and professional services and offices. All
other uses are prohibited.
B. RR-2: Retail sales and services, restaurants, drive-through facilities, indoor recreation,
parks and open space and professional services and offices. All other uses are prohibited.
C. P: Parks and open space, water quality feature as defined in this ordinance. All other uses
are prohibited.
35.7.15.7 South Campus—General Use and Development Standards.
A. Residential Dwelling Units.
The South Campus shall not exceed the following number of dwelling units by type:.
a. One hundred eighty-five (185) single-family detached dwellings;
b. Four hundred ninety-six (496) single-family attached dwellings;
c. One thousand eight hundred (1,800) multi-family units.
i. One thousand fifty (1,050) of the allowed one thousand eight hundred (1,800)
multi-family dwelling units are to be constructed inside the Density Zone and
cannot be rented by the room and cannot contain more than three (3) bedrooms in
any individual unit.
ii. The remaining seven hundred fifty (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.
2. The first seven hundred fifty (750) multi-family residential units in the South Campus shall
not be permitted or constructed until the non-residential component of Phase 1 of the Town
Center (RR-1) has had a site plan approved, and until the first one hundred thousand
(100,000) square feet of the Town Center (RR-1) and RR-2 construction has: (1) received
building permits, and (2) has been inspected and issued a green tag by the City for the
building foundations. The remaining one thousand fifty (1,050) multi-family residential units
may be permitted and constructed when the first six hundred thousand (600,000) square
feet of the Town Center (RR-1) and RR-2 construction has received building permits and the
City has inspected and issued a green tag for the building foundations.
B. South Campus—Town Center (RR-1).
1. The Town Center (RR-1) property is located within an RCC-D base zoning district. Permitted
uses are limited to the specific land use categories set forth below, as defined, limited and
permitted by the Denton Development Code for the RCC-D zoning district classification and
use designation, or as further restricted or excepted in this overlay.
a, Permitted Uses:
i. Hotels;
Retail Sales and Services;
7
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities;
vi. Professional Services and Offices;
vii. Outdoor Recreation, including an amphitheater;
viii. Indoor Recreation;
ix. Commercial Parking Lots;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Convention Center
xv. Storm Water Control and/or Detention;
xvi. Major Event Entertainment;
xvii. Storm Water Quality Areas;
xviii. Multifamily.
b. Allowable with limitations:
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Basic Utilities;
ii. Group Homes.
d. Sexually-oriented businesses and all other uses defined by the Denton Development
Code are prohibited.
2. Density and Intensity:
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be ninety (90) percent in accordance with Appendix
D-1.
c. The minimum landscaped area shall be ten (10) percent in accordance with Appendix
D-1.
d. The minimum tree canopy coverage at maturity shall be twenty-five (25) percent in
accordance with Appendix D-1.
e. The maximum building height shall be one hundred (100) feet above grade, except for
hotels and office uses which shall not exceed two hundred (200) feet in height above
grade. No structure shall exceed a maximum height above mean sea level as
determined by the Federal Aviation Administration (FAA) or other appropriate
regulatory agency.
f. As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development Code, a
residential proximity slope shall be present between new development within the
Rayzor Ranch South Campus and an existing single-family use outside of the Overlay
District. A thirty-five-degree residential proximity slope angle is measured from a point
forty (40) feet above grade at the minimum setback line.
3. Design Standards.
8
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural Standards,
Landscape Standards, and Sign Standards for the Town Center (RR-1).
C. South Campus—South RR-2 District.
1. The South RR-2 District property is located within an RCC-D base zoning district. Permitted
uses are limited to the specific land use categories set forth below, as defined, limited and
permitted by the Denton Development Code for the RCC-D zoning district classification and
use designation, or as further restricted or excepted in this overlay.
a. Permitted Uses:
i. Hotel;
ii. Retail Sales and Services;
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities
vi. Professional Services and Offices;
vii. Quick Vehicle Servicing;
viii Outdoor Recreation;
ix. Indoor Recreation;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Corivention Centers;
xv. Storm Water Control and/or Detention;
xvi. Storm Water Quality Areas.
b. Allowable with Limitations:
i. Community Service—Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Group Homes;
ii. Basic Utilities;
d. Sexually-oriented businesses and all other uses defined by the Denton Development
Code are prohibited.
2. Density and Intensity:
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be ninety (90) percent in accordance with Appendix
D-1.
c. The minimum landscaped area shall be ten (10) percent in accordance with Appendix
D-1.
d. The minimum tree canopy coverage at maturity shall be twenty-five (25) percent in
accordance with Appendix D-1.
e. The maximum building height shall be one hundred (100) feet above grade, except for
hotels and office uses which shall not exceed two hundred (200) feet in height above
E
grade. No structure shall exceed a maximum height above mean sea level as
determined by the Federal Aviation Administration (FAA) or other appropriate
regulatory agency.
f. As set forth in Figure 2 of Section 35.13.13.2 of the Denton Development Code, a
residential proximity slope shall be present between new development within the
Rayzor Ranch South Campus and an existing single-family use outside of the Overlay
District. A thirty-five-degree residential proximity slope angle is measure from a point
forty (40) feet above grate at the minimum setback line.
3. Design Standards.
a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural Standards,
Landscape Standards, and Sign Standards for the South RR-2 District.
D. South Campus - South Mixed Use District.
1. The South Mixed Use District property is located within the RCC-D and NRMU base zoning
districts. Permitted uses are limited to the specific land use categories set forth below, as
defined, limited and permitted by the Denton Development Code for the RCC-D and NRMU
zoning districts classification and use designation, or as further restricted or excepted in this
overlay.
a. Permitted Uses, except as follows: The only uses permitted within the area designated
as SF in Exhibit B are Single Family Dwellings, Attached Single Family Dwellings,
Community Homes for the Disabled, Parks, and Open Space. The uses below are
permitted within the area designated as BH/MF/O/SF in Exhibit B except for Hotels,
Retail Sales and Services, Movie Theaters, Restaurants, Drive-Through Facilities,
Quick Vehicle Servicing, Indoor Recreation and Convention Center are not permitted.
i. Single Family Dwellings;
ii. Attached Single Family Dwellings;
iii. Community Homes for the Disabled;
iv. Multi-Family Dwellings.
v. Townhouse-style Dwellings;
vi. Hotels;
vii. Retail Sales and Services;
viii. Movie Theaters;
ix. Restaurants;
x. Professional Services and Offices;
xi. Indoor Recreation;
xii. Parks;
xiii. Open Space;
xiv. Hospital;
xv. Medical Centers;
xvi. Big Houses;
xvii. Elderly Housing;
xviii. Continuing Care Retirement Centers;
xix. Convention Center;
xx. Storm Water Control and/or Detention;
xxi. Storm Water Quality Areas;
10
b. Allowable with Limitations:
i. Community Service - Restricted to museums, educational facilities and
governmental uses only.
c. Allowable through Specific Use Permit approval:
i. Major Event Entertainment;
ii. Group Homes;
iii. Basic Utilities;
iv. Helipads as an accessory use to a Hospital.
v. Quick Vehicle Servicing (SUP required when abutting residential use or zoned
property, otherwise use is permitted in the RR designated areas as shown in
Exhibit B);
vi. Drive-through Facilities (when abutting residential use or zoned property
otherwise use is permitted in the RR designated areas as shown in Exhibit B);
d. Sexually-oriented businesses and all other uses defined by the Denton Development
Code are prohibited.
Density and Intensity.
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90% in accordance with Appendix D-2. (80% for
Single-Family Detached Residential)
c. The minimum landscaped area shall be 10% in accordance with Appendix D-2. (20%
for Single-Family Detached Residential)
d. The minimum tree canopy coverage at maturity shall be determined in accordance with
Appendix D-2. (40% for Single-Family Detached Residential)
e. The maximum building height shall be 65 feet for single-family and townhouse, 100' for
all others, except for hotels and office uses which shall not exceed 200' in height above
grade and shall not exceed a maximum height above mean sea level as determined by
the Federal Aviation Administration (FAA) or other appropriate regulatory agency.
f. A residential proximity slope shall be present between new development within the
Rayzor Ranch South Campus and an existing single-family use outside of the Overlay
District. A 35-degree residential proximity slope angle is measure from a point 40 feet
above grate at the minimum setback line.
3. Design Standards.
a. Exhibits C-2, D-2 and E-2 to this ordinance set forth the Architectural Standards,
Landscape Standards, and Sign Standards for the South Mixed Use District. These will
be incorporated at a later date.
b. In addition to these Overlay regulations, all multi-family development will comply with
the site design standards in Exhibit C-3.
35.7.15.8 Landscaping and Tree Mitigation.
A. Subchapter 13 of the Denton Development Code and Site Design Criteria Manual shall apply to
the Rayzor Ranch South Campus regarding landscaping and Tree Mitigation. Additionally, the
following standards shall apply:
1. Landscaping and Tree Mitigation shall meet the standards as set forth in Exhibits D, D-1 and
D-2 of this Ordinance.
2. Trees planted to address tree mitigation will be credited on the actual caliper inch of the tree
planted.
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3. Required tree mitigation funds will be put into a segregated tree mitigation account
administered by the City of Denton. These funds will be released back to the Developer
incrementally at the rate of one hundred twenty-five dollars ($125.00) per caliper inch for
trees planted by the Developer, as the Developer certifies to the City that the trees have
been planted and are in a healthy condition and the City arborist confirms that the trees
have been planted and are in a healthy condition.
4. Mitigated trees may be planted throughout the Rayzor Ranch property or as specified in
Exhibits D, D-1 and D-2.
5. Any open space, tree canopy, landscape area, and tree mitigation credits established
pursuant to Ordinance 2009-169 may be applied throughout the entirety of Rayzor Ranch.
6. Open space, tree canopy, and landscape shall be calculated as part of the entirety of
Rayzor Ranch rather than on a site-by-site basis.
7. Tree preservation requirements can be found in Subchapter 13 of the Denton Development
Code.
8. Refer to Table 35.13.7.B in the Denton Development Code for preservation and mitigation
requirements.
35.7.15.9 Architecture.
A. Architecture must meet the standards set forth in Exhibits "C", "C-1 or C-2" of the Ordinance and
shall meet the guidelines stated in each District Design heading as stated within the Ordinance.
35.7.15.10 Parking Standards.
A. The rules and regulations per Subchapter 14 of the Denton Development Code and Site Design
Criteria Manual shall apply to the Rayzor Ranch South Campus regarding parking standards with
the following exceptions:
Maximum Allowable Number of Parking Spaces.
a. Subsection 35.14.4.F shall not apply to the Rayzor Ranch Overlay.
2. Parking in the rear or front.
a. Subsection 35.13.13.3.0 is excepted to allow parking in front of a building (between the
building and street or right-of-way), if it meets the requirements in the Landscape
Standards, Exhibit D-1 or D-2
35.7.15.11 Drainage.
A, General.
In this overlay district, the drainage improvements shall be designed in accordance with the
requirements provided in the Denton Development Code Section 35.19 and the Drainage
Criteria Manual.
2. Final Acceptance or Certificate of Occupancy of any structure in the South Campus (RR-1
or RR-2) district may not be requested until the improvements to the detention pond west of
Bonnie Brae Road and North of U.S. 380 are accepted by the Public Works Inspection
Department.
3. Approval may not be granted for any Final Plat that does not comply with the stormwater
requirements of the Denton Development Code and Criteria Manuals.
B. Storm Water Quality.
1. Preliminary and Final Plats within the drainage area south of US 380/West University Drive,
for land that drains into North Lakes Pond, will include provisions for onsite or regional storm
water quality enhancement, including dedication of drainage easement areas as necessary
to construct the storm water quality structural controls and management practices as
described in Exhibit "F". Approximately seventy-six (76) acres of Rayzor Ranch South
drains into the water quality/detention basin north of West University Drive (US 380). The
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stormwater quality controls approved in the Rayzor Ranch iSWM Plan do not account for
any hot spots polluting areas south of University Drive. In the event of a proposed use within
the seventy-six (76) acres met the definition of a hot spot pollutant generator, an evaluation
of the capacity of the iSWM treatment train could be required and additional stormwater
quality controls may be required.
2. The storm water quality controls shall be constructed as part of the storm drainage
improvements for the development.
3. Engineering inspection fees shall be paid to the City for the inspection of all storm water
quality controls during construction. Upon City's request, designer shall certify to the best of
the designer's knowledge, that the storm water quality controls and management practices
were constructed in accordance with the approved plans.
a. Building Permits are not prohibited by these additional drainage restrictions above,
provided that a construction schedule is committed to for the improvements, an onsite
detention pond has been constructed and accepted by the City, and all other applicable
requirements for issuance have been satisfied.
35.7.15.12 Transportation.
A. Required Improvements in Addition to Those Required by the Denton Development Code and
Criteria Manuals:
Required twenty-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 segments of
Heritage Trail Boulevard and Panhandle Street abutting and adjacent to the Cook Children's
Hospital Tract. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff to
set forth triggering points for roadway and other infrastructure improvements based on
platting activity, traffic impact analyses, etc.
35.7.15.13 Street Standards.
A. In this overlay district, the City rules and regulations regarding street standards, as well as the
standards designed and incorporated by Section 35.20.2 shall apply.
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.
35.7.15.14 Water and Wastewater Standards.
A. In this overlay district, the City rules and regulations regarding water and wastewater standards
shall apply.
B. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff to set forth triggering
points for water and wastewater infrastructure improvements based on analysis, studies or
models undertaken to support specific final plat activity.
35.7.15.15 Gas Well Development.
A. Gas well development is permitted only within the area designated as the "Drill Pad" on Exhibit
B, with Specific Use Permit approval from City Council prior to issuance of a gas well plat and
drilling site plan. All gas well development will be subject to the requirements of the Denton
Development Code, and as further restricted by Ordinances 2008-284, 2009-169, 2009-257, and
2015-233.
35.7.15.16 Property Owner Associations (POA).
A. One (1) or more Property Owner Associations (POA) shall be established from the maintenance
of all common property not fully dedicated for public use. Documents establishing the POA must
be submitted and approved as a required component of the final plat application, providing for
the maintenance, repair, replacement and liability obligations of the POA for private roads, alleys,
13
gates, fences, street lighting, drainage and or other held facilities and/or common areas,
appurtenances, associated ancillary items and improvements.
1. The POA shall authorize the City to file a lien, to foreclose, or to otherwise secure payment
from property owners concerning the maintenance, repair and placement, in part or in
whole, of all privately held common areas, including but not limited to stormwater control
and/or detention areas, stormwater quality areas, street lighting and other appurtenances
and/or other associated ancillary items.
2. The POA documents must be submitted to, reviewed and approved by the City Attorney,
prior to final plat approval for plats that include common areas.
3. The POA may not be dissolved, nor may deed restrictions and covenants providing for
maintenance of common areas be deleted or amended, without prior written consent of the
City Council and plat amendment.
4. The final plat and restrictive covenants shall contain language whereby the property owners
defend and hold harmless the City from claims and suits for property damage or bodily
injury (including death) arising from the conditions, use or operation of any privately owned
parks, open spaces, common amenities, streets or facilities.
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EXHIBIT
C-4
RAYZOR RANCH MARKETPLACE
SINGLE-FAMILY GUIDELINES
The following provisions apply to all Single-Family Tracts and Lots located within the Rayzor
Ranch Marketplace lots zoned NR-3 and NRMU-12 and replaces Section 35.13.13.1 and
35.13.13.2 of the Denton Development Code, in its entirety. All other provisions of Subchapter 13
apply unless otherwise stated.
A '
1. Refer to Appendix 1 for area(s) within the NRMU-12 zoned area to include detached
single family.
2. Subarea 1 of the Rayzor Ranch Marketplace shall be designed and subdivided as
depicted in Appendix 2 and described herein.
3. No two building elevations shall be repeated with less than 200 feet of separation.
4. Parking is not permitted between front facades of buildings and streets within
public right-of-way greater than 20 feet.
5. All buildings abutting an existing single-family use or district outside of the
Rayzor Ranch Overlay District shall be constructed to a maximum height of 40'
6. Buildings shall not front parking lots.
7. Buildings shall be directly accessed from the street and the sidewalk with a minimum
of one ground floor pedestrian entrance oriented toward or perpendicular to a street or
private drive.
a. Garage doors for attached garages may occupy no more than 40% of the total
building frontage. This measurement does not apply to garages facing an
alley or courtyard entrance.
8. For alleys in the NRMU-12 zone, rear yard setbacks (alley way) shall be 4 feet if at
least two parking spaces are provided in a garage. This provision replaces rear yard
requirements for NRMU-12 as described in Section 35.5.2.3 of the Denton
Development Code.
9. For the NRMU-12 zone, end units of attached single-family dwelling buildings shall
have a minimum side yard setback of 5 feet at right of way. Setbacks between units of
attached single-family dwellings shall be zero feet. Front yard setbacks may vary from 0
feet to 5 feet minimum but no more than 50% of each block of attached single-family
building shall have a 0 foot setback. This provision replaces the side and front yard
requirements for NRMU-12 as described in Section 35.5.2.3 of the Denton
Development Code.
a. Sidewalks within the right-of-way shall be located against the curb.
b. Distance from edge of street pavement to building front shall be minimum 10
feet.
10. For the NR-3 zone and all detached single-family dwellings, building setbacks shall be
as defined for the NR-3 District in Section 35.5,2.3 of the Denton Development Code,
B.
1. Building frontages 100 feet in length or greater shall have recesses, projections,
windows, arcades or other distinctive features to interrupt the length of building
fa�ade. Elements including, but not limited to, balconies, setbacks, and recesses or
projections greater than 16 inches may be used to articulate individual units or
collections of units.
2. Use of false door or window openings shall be defined by frames, sills, and lintels.
3. All building faCades shall and include no less than two of the elements listed below.
Elements shall occur at intervals of not more than 100 feet horizontally.
a . Color change
b. Texture change
c. Material change
d. Medallions/accent pieces
e. Decorative light fixtures
4. Roofs:
a. If pitched roof forms (gable, hip, shed) with overhanging eaves are used, they
shall be between three inches of vertical rise to 12 inches of horizontal run, and
12 inches of vertical rise to 12 inches of horizontal run.
b. Metal standing seam roofing allowed.
c. Asphalt roofing shingles shall be dimensional (shadow line) type and at least a
"40 year" shingle.
d. Clay tile, concrete tile, and slate allowed.
1. Photovoltaic shingles mimicking clay, concrete, or slate are allowed.
e. Distinctively shaped roof forms, detailed parapets, parapet steps, or exaggerated
cornice lines should be incorporated into rooflines along building fa�ades greater
than 75 feet in length.
f. Flat roofs are permitted and shall have parapets as required to screen any roof
top equipment. Parapets shall include an accent feature and shall not be greater
than 15 feet in length without variation in height or accent feature.
g. Photovoltaic panels shall be allowed with individual approval by the Home
Owner's/Common Ownership Entity.
5. Materials and Colors:
a. For all facades that face a public or private street, windows and doors shall
comprise at least 20% of the wall area. All other facades may be reduced to
10%, or may provide one window or door per sleeping area (as defined by the
Building Code), whichever method provides for the greater coverage of
windows and doors. Shutters, trims, or false windows, shall not count toward
the minimum requirement.
b. A minimum of 80% of the total net exterior wall area (total wall area less
windows, doors, and related trim area) of each building elevation, excluding
gables, shall be brick, native/natural stone, masonry, stucco, or cement fiber
siding (up to 80% maximum of the net exterior wall area).
c. The 20% balance of the net exterior wall shall be comprised of at least two of the
following materials, which shall not be counted toward the minimum masonry
requirement.
EIFS. When used, EIFS shall be a minimum of 8 feet above grade.
Architectural precast or tilt wall concrete with a textured finish.
ari. Prefinished metal panels and corrugated siding materials. Such materials
shall be factory prefinished with a minimum 20 year warranty.
iv. Wood, all siding members must be individual boards (soffits may utilize
sheet materials).
Concrete Masonry Units, provided that the units are not painted, are
integrally colored, have a highly textured finish, are classified as
severe weather grade, and are not lightweight or featherweight concrete
or cinder blocks.
vi. Cast or manufactured brick or stone products.
d. Windows may be residential type vinyl, aluminum, or wood with insulated glass,
Window surrounds (trim) are required in all walls other than brick or stone.
Storefront glazing systems shall be allowed in the amenity center.
e. Color palette shall be of earth tones, gray tones, and neutral colors with other
accent colors permitted up to a maximum of 10% of each fa�ade.
.r
1. Accessory structures (including detached garages, and storage units) shall
complement the main building architecture and use the same materials and color
palette.
2. Accessory structures visible from a public or private street or a residential use or
district are subject to the same masonry and roofing requirements as the main
buildings but are not subject to the other building design standards. Garage doors
shall be metal or metal faced with wood.
� , �� � , �� ,li ��
�. Street Trees shall be provided along all public and private streets consistent with
the requirements in Subchapter 35.13.7.0 of the Denton Development Code
excepting to replace 35.13.7.C.3.a.i.1 and 35.13.7.C.3.a.i.2 with:
a. One (1) tree per lot, evenly spaced, for developments with lots 60 linear feet
or less of street frontage.
b. Two (2) trees per lot, evenly spaced, for developments with lots greater than
60 linear feet of street frontage.
2. Amenity Center Standards
All parking lots and areas for vehicle maneuvering or loading adjacent to
Bonnie Brea Street must be screened from view from public and private streets
by a 15-foot landscape screening buffer. The 15-foot buffer is the area located
between the right-of- way and the parking lot. Utility easements are allowed to
count towards part of the 15- foot wide right-of-way landscape screening buffer
subject to required separation from utilities. The landscape screening buffer
shall contain the following items.
i. One large tree for every 40 feet or three small accent trees for every 30
feet.
ii.. Landscape plantings containing at least one of the following:
a). Xeriscaping landscaping may be planted within the landscape area
and shall require water irrigation for a period of three years for
landscaping to be established. After three years, no irrigation is
required.
b). A minimum three foot high, when mature, continuous row of
evergreen shrubs. The shrubs may be grouped and not planted in a
continuous row provided that the shrubs overlap to form a
continuous buffer.
c). A minimum three foot high continuous wall made of any combination
of wrought iron, stone, brick, or masonry. If wrought iron is used,
vines shall be grown on the wrought iron to help screen the parking
lot.
d). A grass or landscaped berm, three feet high above the parking
pavement surFace.
b. A minimum of 7% of the total parking area in lots of 20 spaces or more
shall be landscaped.
c. A minimum of 15% of the total parking area in lots of 20 spaces or more
shall be covered by tree canopy.
d. Landscape islands shall be evenly distributed throughout the parking areas. All
landscape islands and endcaps shall be landscaped with sod or groundcover
and include one large tree.
3. Buffer requirements set forth in Subchapter 13.13.8 shall only apply to
residential districts adjacent to and outside of the Rayzor Ranch Overlay
District.
4. Required landscape areas shall be included in each individual detached single-
family lot and the landscape areas for attached single-family lots will be
included in common areas.
E. Liqhtina
1. Lighting shall be provided for vehicular, pedestrian, signage and architectural and site
features.
2. Site lighting fixtures used along public and private streets and in parking areas shall
be no taller than 25 feet high and the fixtures shall be of a consistent design within
each project. This is not intended to require a consistent design within the whole of
Rayzor Ranch.
3. Parking areas shall have a minimum average of 0.5 foot candle initial illumination
Maximum illumination at property lines where the adjacent property allows single
family or multi-family uses shall not exceed 0.1 foot candles.
4. Parking and Roadway/Street light sources shall be LED or metal halide.
Yellow/orange source lights are prohibited from use. LED lighting is strongly
encouraged.
5. Parking and Roadway/Street lights shall generally be shielded to prevent
upward diffusion (full cut off).
F.
1. Parking areas must be paved with concrete, asphalt, concrete pavers, brick pavers,
or durable pervious materials, and shall be curbed and guttered with concrete.
Access drives must be paved, curbed and guttered with concrete in accordance with
the development standards promulgated by the City.
4
2. The maximum allowable number of spaces specified in Subsection 35.14.4.F does
not apply to the residential subarea of the Rayzor Ranch Marketplace.
G. Fencina
1. If walls or fencing are used to secure the perimeter of a development site in a single-
family zone, they must be a minimum of six (6) feet high and constructed of
stone, brick, masonry, wrought iron, or wood.
2. Walls, fences, and columns must be constructed with appropriate structural
footings and foundations to minimize movement and wall failure, and must be
constructed with level wall/fence tops.
H. Sianaae
1. Each entry point shall be allowed one monument sign as shown on the conceptual site
plan in Appendix 2, with a maximum height of six feet and maximum effective area of
60 square feet at each entry into the development. Related architectural features
(such as clock towers, obelisks, etc.) may be taller than six feet provided the signage
mounted to such features is at a maximum height of six feet,
2. Monument signs are required to be setback a minimum of 20 feet from any public
or private street and 10 feet from any rear or side property lines.
APPENDIX 01
APPLICABLE ZONING DESIGNATIONS
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