Z18-0026c5:\Legal\Our poeuments\Ordinances\19\Z18-0026 revised.doex
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WHEREAS, an May 15, 2019 the Planning and Zaning Commission, in compliance with
the laws of the State af Texas, after having given the requisite notices by publication and otherwise,
and holding full and fair hearings for all property owners interested in this regard, recommended
appraval [6-0] of the overlay changes in this Ordinance; and
WHEREAS, on May 21, 2019 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 Denton Develapment Code and is consistent with the Denton
Code of Ordinances and Denton Plan 2030, as amended; and
WHEREAS, the City Councii finds that the modified Rayzor Ranch Overlay District
serves a public purpose by permitting the development af a regianal shapping center and
complementary peripheral development to create a unique, walkable, mixed-use style of
develapment that will set it apart from ather shopping centers in the area; and
WHEREAS, the Planning and Zaning Commissian and the City Cauncil of the City of
Denton, in cansidering the averlay 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 Denton Plan 2030, 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„m„1, The fndings and recitations contained in the preamble of this ardinance
are incorporated herein by reference and are found to be true.
SECTION 2. Ordinance Nas. 2016-017, 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 ariginal 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 af this
Ordinance, including, but not limited to, approved site plans, plats, and building permits,
including any rights that may be associated with thase permits and approvals.
SECTION 3. The City Council hereby adapts these amendments to Sectian 35.7.15, the
amendments to Exhibit C-3 to the Rayzor Ranch Overlay District as provided in l{��I�m���� �:, and
the addition af Exhibits G2A and C-2B to the Rayzor Ranch Overlay District as provided in
Exhibit D and Exhibit E of this ordinance, respectively, with the following additional
conditions:
1. That section 35.7.15.10.A be updated to include the following language: "3. Subsection
35.14.7.0 Mixed Uses shall not apply ta residential uses with a base zoning of N U
District, that are located in the South Mixed-Use District east of Heritage Trail, insofar as
a parking reduction beyond the minimum required amount shall not be granted for any
residential use".
2. Exhibit C-2B, Section A be updated to include the following language: "1 l. Single-farnily
homes on Lot 1(Block B) and Lot 5(Blcok A) of the Rayzor Ranch East Addition Plat
shall be restricted to one (1) bedroom per dwelling unit."
SECTION 4. If any provisions of any section of this ordinance shall be held to be void
or unconstitutional, such holding shall in no way affect the validity or the remaining provisions
or sections of this ordinance, which shall remain in full force and effect.
SECTION 5. Any person violating any provision of this ordinance shall, upon
conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance
is violated shall constitute a separate and distinct offense.
SECTION 6. This ordinance shall become effective fourteen (14) days from the date of
its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to
be published twice in the Denton Record-Chronicle, the official newspaper of the City of
Denton, Texas within ten (10) days of the date of its passage.
The ����a��ic��� ��� ���F��°tww� �I��Mi� �w5�w�c�ur��������� t��� r�������� bY �.... .�_ �A�.�'' -��'� , �����'�� �°� ��� .......�... ..,� and
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seconded by ��r, �, R�",a �_ �� �� s�,� m,��l'���� ordinance was passed and approved by
�;�1�� �l�a�ld�a�ti�ir�� ��al� ( ���_ �`;°_.�:
Mayor Chris Watts:
Gerard Hudspeth, District 1:
Keely G. Briggs, District 2:
Jesse Davis, District 3:
John Ryan, District 4:
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Deb Armintor, At Large Place 5: �
Paul Meltzer, At Large Place 6: �'�
Nay Abstain Absent
� :�� .�� �:�.��,_. r 2019d
PASSED AND APPROVED this, the �° N� �1ay of �" �,
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CHRIS W � TTS,
MAYOR �....������.......
ATTEST:
ROSA RIOS, CITY SECRETARY
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Exhibit A
METES AND BOUNDS, PART ONE AND PART TWO
470.28 ACRES (TOTALJ
FRANC/S BATSON SURVEY, ABSTRACT NO. 43
B,B,B. -& C.R.R. COMPANYSURVEY, ABSTRACT NO. �92
CITY OF DENTON, DENTON COUNTY, TEXAS
PART ONE
BEING a tract of land situated in 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, Texas, 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 File No. 00-R0101370 of the Real Property Records of Denton County, Texas, all of a called
2.999 acre tract, described in deed to De Hall Properties, Ltd., recorded in Denton County Clerk's File 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 Mesquite 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 City
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 described by metes
and bounds as follows:
BEGINNING at a 1/2-inch iron rod found for the north end of a corner clip at the intersection of the north
right-of-way line of West University Drive (U.S. Highway No. 380, a 100.20 foot wide public right-of-way) and
the west right-of-way line of Bonnie Brae Street (a variable width public right-of-way) for the most easterly
southeast corner of the beforementioned Lot 1 of SANDY ADDITION;
THENCE with the corner clip, South 45°48'44" West, a distance 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" UVest, a distance of 773.40 feet to a 5/8-inch iron rod with "KHA" cap set for comer;
--North 88°56'28" West, a distance of 1761.77 feet to a 1/2-inch iron rod found for the southeast comer of
the called 8.9217 acre tract;
THENCE leaving the north right-of-way line of West University Drive with the east line of the 8.9217 acre tract,
North 00°23'40" East, a distance of 276.40 feet to a point for comer;
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 point for corner;
--North 00°59'35" East, a distance of 80.89 feet to a point for comer;
--North 89°00'25" West, a distance 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
EXHIBIT
Ordinance A
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THENCE with the east line of Lot 1, Block A and the east line of Lot 2, Block A of PORTER/ANDRUS
ADDITION, an addition to the City of Denton, Denton County, Texas, according to the plat thereof recorded in
Cabinet V, Slide 856 of the Plat Records of Denton County, Texas, 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 lines of Lot 2, Block A, the following courses and distances to wit:
--North 88°42'36" West, a distance of 400.01 feet to a 5/8-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 with "KHA" cap set for the
northeast corner of Lot 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, an addition 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 line of Lot 2, Block A of PORTER/ANDRUS ADDITION with the north line of Lot 1R,
Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, North 88°31'28" West, a distance of 399.39 feet to
a 5/8-inch iron rod with "KHA" cap set in the northeasterly right-of-way line Interstate Highway No. 35 (a
variable width public right-of-way) for the most northerly northwest corner of Lot 1 R, Block 1 of ALVIN AND
CHARLOTTE WHALEY ADDITION;
THENCE leaving the north line of Lot 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION with the
northeasterly right-of-way line Interstate Highway No. 35, North 16°07'54" West, a distance of 632.67 feetto a
5/8-inch iron rod with "KHA" cap set for the southwest corner of Lot 14 of GREENWAY CLUB ESTATES, an
addition 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 Highway No. 35 with the south and east lines 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 with "KHA" cap setforthe
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 distance 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 comer 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, Slide 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 5/8-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 setforthe most
northerly northwest comer of the beforementioned 121.4759 acre tract
THENCE leaving the east line 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 Bonnie Brae Street;
Page 2 of 6
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THENCE leaving the north line of the 121.4759 acre tract with the west right-of-way line of Bonnie Brae Street,
the following courses and distances to wit
--South 00°37'18" West, a distance of 1455.38 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
--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 City 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
PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas, according to
the plat thereof recorded in Cabinet B,. Slide 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 University Drive (U.S. Highway
No. 380, a 100.20 foot wide public right-of-way) for the northerly common corner of Lots 2 and 3 of the
beforementioned LOTS 1,2,8,3 PEARCY/CHRISTON ADDITION;
THENCE leaving the south right-of-way line of West University Drive with the common line of Lots 2 and 3,
South 01 °08'26" West, a distance of 600.00 feet to a 5/8-inch iron rod found for the southerly common corner
of Lots 2 and 3;
THENCE leaving the common line 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/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas,
according to the plat thereof recorded in Cabinet L, Slide 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 continuing for
a total distance 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 ofthe beforementioned 265.6365
acre tract;
THENCE with the west right-of-way line of Bonnie Brae Street, the following courses and distances to wit:
--South 00°58'54" West, a distance of 1438.01 feet to a 5/8-inch iron rod with "KHA" cap set for comer;
--South 00°48'51" West, a distance of 1175.56 feet to a 5/8-inch iron rod with "KHA" cap set for the
beginning of a curve to the right;
--Southwesterly, 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 distance 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 beginning 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 radius 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
corner clip at the intersection of the north right-of-way line of Scripture Street (a variable width public
right-of-way) and the west right-of-way line of Bonnie Brae Street;
THENCE with the corner clip, South 39°33'50" West, a distance of 11.48 feet to a 5/&inch iron rod found for
the south end of the comer clip;
Page 3 of 6
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THENCE with the north right-of-way line of Scripture 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 Scripture Street, the following courses and distances 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 distance 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 right-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 5/8-inch iron rod found in the northeasterly
right-of-way line Interstate Highway No. 35 (a variable width public right-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 Highway 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 corner;
--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 distance 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 monumentfound in the south right-of-way
line of West University Drive;
THENCE leaving the northeasterly right-of-way line Interstate Highway No. 35 with the south right-of-way line
of West University Drive, the following courses and distances to wit:
--South 88°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 Texas 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 creation or reconfiguration of the boundary of the political subdivision for which it was
prepared.
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SCALE:
1 inch = 500 ft.
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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
EXHIBIT
Page 1 Ordinance B
Updated d�Id�Qd..�...�:�a,"a(�.,�,1.�..�
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.
Page 2
Updated d�Id�Qd..�...�:�a,"a(�.,�,1.�..�
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;
Page 3
Updated d�Id�Qd..�...�:�a,"a(�.,�,1.�..�
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.
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 (University 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.
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:
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.
Page 4
Updated d�Id�Qd..�...�:�a,"a(�.,�,1.�..�
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-
�:..`�.....�.::�.I'1�..�...G3, D-2, and E-2.
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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:
1. 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.
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3. 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.
4. Continuing Care Retirement Center: A facility that integrates multiple senior living
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options into one aci ity �„�i� � i
care, as well as independent living. This use is not considered a multi-family dwelling unit.
(Ordinance No. 2007-110).
5. 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.
6. 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.
Page 5
Updated d�Id�Qd..�...�:�a,"a(�.,�,1.�..�
7. 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.
8. 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.
9. 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.
10. Rayzor Ranch: The comprehensive development which includes all phases defined
within the Rayzor Ranch Overlay District. (Ordinance 2008-284).
11. Stormwater Control and/or Detention Areas: Facilities dedicated to the collection, or
transportation of stormwater runoff.
12. 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.
13. Storm Water Quality Areas: Facilities for the collection and treatment of storm water
runoff.
14. 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:
1. 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.
Page 6
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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.
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
follows:
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.
1. 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
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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;
ii. Retail Sales and Services;
iii. Movie Theaters;
iv. Restaurants;
v. Drive-through Facilities;
vi. Professional Services and Offices;
vii. Outdoor Recreation, including an amphitheater;
viii. Indoor Recreation;
ix. Commercial Parking Lots;
x. Parks;
xi. Open Space;
xii. Hospital;
xiii. Medical Centers;
xiv. Convention Center
xv. Storm Water Control and/or Detention;
xvi. 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.
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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.
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. Convention Centers;
xv. Storm Water Control and/or Detention;
xvi. Storm Water Quality Areas.
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b. Allowable with Limitations:
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
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.
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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;
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.
2. Density and Intensity.
a. The maximum F.A.R. shall be 4.0.
b. The maximum lot coverage shall be 90%. (80% for Single-Family Detached
Residential)
c. The minimum landscaped area shall be 10%. (20% for Single-Family Detached
Residential)
d. The minimum tree canopy coverage at maturity shall be determined in accordance
with Exhibit . , �i� D-2.
� ............... �........ �............... �.:';; �. �............... �C P.. �................. ...
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(��("�,�,� 1m�ar�ve��l� II �er�ely II�����s4��� Il���e��i��e�l.}.
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.
I..... � to this ��„rdinance set forth the
a. x i its ..............::::�.�. - , - , - .�.........:::...::::�.�........�:I�.............'::::..........
Architectural Standards, Landscape Standards, and Sign Standards for the South
Mixed Use District. Exhibit�„ G2, D-2, and E-2 will be incorporated at a later date to
provide design standards for non-residential uses.
b. AII I��i„ulti-II � Il�i°�II�°".i:�V °"��.� ^�1 II I�!„�il��� Il i�il will comply with
ami y eve opment o:a�. �l� oai
the site design standards in Exhibit G2A. �II I��i�ulli II �in�il� ����„Ioa�G�in��„i�l loa� �1�� o:ai�„
Il�i°all��.ily ���1 oa1 II I�iil��� .II i�il �i..l.l � oain��G�..IY �ill�...11�� �il�.���i�i� �l�i��..�i�� ii�....1 rl�ill�i.l..�. z..
c. All single-family development will comply with the site design standards in Exhibit C-2B.
35.7.15.8 Landscaping and Tree Mitigation.
A. Subchapter 13 of the Denton Development Code and Site Design Criteria Manual shall apply to
the Rayzor Ranch South Campus regarding landscaping and Tree Mitigation. Additionally, the
following standards shall apply:
1. Landscaping and Tree Mitigation shall meet the standards as set forth in Exhibits D, D-1
and D-2 of this Ordinance.
2. Trees planted to address tree mitigation will be credited on the actual caliper inch of the
tree planted.
3. Required tree mitigation funds will be put into a segregated tree mitigation account
administered by the City of Denton. These funds will be released back to the Developer
incrementally at the rate of 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.
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���,�r...�lll p„ «G
. rc itecture must meet t e stan ar s set ort in x i its , -, -,...':°�,,,,�.::��,f ....................................................�.
3", "C-4", or "C-5" 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.
Subsection 35.14.4.F shall not apply to the Rayzor Ranch Overlay.
2. Parking in the rear or front.
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
�`�u:d.11��a��pu�;�u� �� 1.� B�` f��r�G c� ��..dxG dx �II� �„IIII u���p �.II"�II�II� p�;�. ua��u�da:.!i�pu,Il ud�:ia,� �ruP:ll„� , Il�,�.p;' r��u�uir�..� ��� I�4::w1"��1.�.
4:�.. .- pll�a ��:�.qdpll� V"�nu„�a �d l� : 1.. ��� 14a u. � ,ull uu���;��,u ,� `� II� �ull�uir���
u puu�p :,u�� ���. ` � � �p a�,�p.... � ��, i
� ..
w„ w,pa�� uu�... , , �9. �u pu i. , ii„p ,� a, i...
u.a���"�dud� p�u������..u� IG�ar"��';�..p��d p Il�a�....u�r�uu�uu�r�..u„du�r� u a����.uduu a��d ;'o.p�r���udu�����..� II� ,IIII u�.��p IG�a� ���.p ,u�pa��&...���u ,u�.� u a�� u�da.�;'.u�p u,II u��..� a�,�:^.
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.
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 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.
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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, gates, fences, street lighting, drainage and or other held facilities and/or common areas,
appurtenances, associated ancillary items and improvements.
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.
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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.
Editor's note- Ordinance No. 2016-017 adopted January 26, 2016, has adopted by reference
Exhibits A-H. Copies can be found in the Planning Department.
(Ord. No. 2002-322, 9-17-2002)
(Ord. No. 2004-233, 8-17-2004)
(Ord. No. 2005-099, 3-22-2005)
(Ord. No. 2006-085, 3-21-2006)
(Ord. No. 2006-139, 5-16-2006)
(Ord. No. 2006-303, 10-17-2006)
(Ord. No. 2007-068, 3-27-2007)
(Ord. No. 2007-095, § 2(exh. A, § 35.7.14), 5-1-2007)
(Ord. No. 2007-110, 5-15-2007)
(Ord. No. 2007-238, § 2, 10-2-2007)
(Ord. No. 2008-136, § 3(35.7.13), 6-17-2008)
(Ord. No. 2008-284, 11-4-2008)
(ord. zoo9-ll�, s-s-zoo9�
(Ord. No. 2009-169, 7-21-2009)
(Ord. No. 2010-158, § 2, 6-15-2010)
(Ord. No. 2011-225, § 2, 11-1-2011)
(Ord. No. 2013-045, § 2, 2-5-2013)
(Ord. No. 2013-313, § 2, 11-5-2013)
( C7rd. f�o. 2014-406, � 6, 12-1-2014 )
(Ord. No. 2016-017, § 3, 1-26-2016)
(Ord. No. 2016-080, § 2, 3-1-2016)
(Ord. No. 2016-312, § 3, 10-11-2016)
(Ord. No. Z18-OOOlb, § 3(Exh. C), 3-6-2018)
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List of Exhibits
Exhibit A
A-1 Metes and Bounds Description of the Rayzor Ranch Overlay District North
A-2 Metes and Bounds Description of the Rayzor Ranch Overlay District South
Exhibit B — Concept Plan
B-1 Concept/Schematic Plan
B-2 REPEALED ORDINANCE 2016-017
B-3 Density Zone Plan
B-4 Zoning Map
B-5 Site Plan: Marketplace/DME/Cook Childrens
Exhibit C—Architectural Standards
C Marketplace Architectural Standards
C-1 South RR-2 and Town Center (RR-1) Architectural Standards
C-2 South Mixed-Use Architectural Standards (PLACEHOLDER TO BE INSERTED LATER)
�-?� ���.�u��n f�llii..��a�� !��a�k f�ll�u..��u I��u�u�� �ir��nu����..�uu �� ���„�u�na���u.���a �I���a„� �r P.N.�u u����'. Tir�u�..�.
� ?.�� ���.�u��n �Ilii..��a�� !��a�k ��uu�n..��� I��q�u�� �urv„��nu���.��uu �� �».��u�na���u.rv.��"�.
C-3 °���.!���n f�llp..��a�� !����M.... ...N�u u��,�.� Tu �u�..�.
� Multi-Family Design Standards ��'�a� �r I'
Exhibit D — Landscape Standards
D Marketplace Landscape Standards
D-1 South RR-2 and Town Center (RR-1) Landscape Standards
D-2 South Mixed-Use Landscape Standards (PLACEHOLDER TO BE INSERTED LATER)
Exhibit E
E Marketplace Sign Standards
E-1 South RR-2 and Town Center (RR-1) Sign Standards
E-2 South Mixed-Use Sign Standards (PLACEHOLDER TO BE INSERTED LATER)
Exhibit F— Water Quality Standards for the portion of South Campus, South RR-2 District that
drains to North Lake and Drainage Map
Exhibit G —Trade Dress Criteria
Exhibit H — Street Sections
Page 16
Ex h i b i t C Updated 04/04/19
EXHIBIT C-3
RAYZOR RANCH MULTI-FAMILY GUIDELINES
The following provisions apply to all Multi-Family Tracts and Lots located within the Rayzor Ranch
South Campus Mixed-Use District, ��;�� a�� Ih N�uµutl���� � uµ��lill, and replaces Section 35.13.13.2 of the
Denton Development Code, in its entirety. All other provisions of Subchapter 13 apply unless
otherwise stated.
A. Site Desiqn & Orientation
1. Buildings shall be located within 20 feet of the property line for at least 50% of the total
frontage along all public streets. Up to an additional 10 feet from the property line may
be granted to reasonably accommodate enhanced sidewalks, street trees, landscaping,
or other requirements that would otherwise be limited due to easements or other
encumbrances.
2. Parking is not permitted between front facades of buildings and public streets.
3. All buildings abutting an existing single-family use or district shall comply with the
Residential Proximity Slope. No part of any building may extend beyond the Residential
Proximity Slope.
Residential Proximity Slope is represented by two planes projected upward and
outward from a specific property or site, as defined by the text and diagrams
below:
i. The first plane is a vertical plane extending through the boundary line
of a specific property or site at the building setback line up to a height
of 40 feet.
ii. The second plane extends upwards and towards the restricted building
at a slope of 35 degrees from horizontal, from its intersection with the
top of the first plane.
iii. The horizontal distances used to calculate the height restrictions
imposed by the residential proximity slope may be determined by using
the lot, block, and right- of-way dimensions.
STREET NEW DEVELOPMENT � MIXED-USE 1 RESIDENTIAL EXISTING
� SETBACK I SETBACK SINGLE-FAMILY
A RESIDENTIAL PROXIMITY SLOPE IS REQUIRED IF THE NEW DEVELOPMENT SHARES A
PROPERTY LINE WITH AN EXISTING SINGLE-FAMILY USE OR ZONING DISTRICT. A 35-DEGREE RESIDENTIAL PROXIMITY SLOPE
ANGLE IS MEASURED FROM A POINT 40 FEET ABOVE GRADE AT THE MINIMUM SETBACK LINE.
Figure 1
EXHIBIT
Ordinance C
Updated 04/04/19
i _
�, 4TH FLOOR
i/
� �. .
¢ z i
� � f 3RD FLOOR
� � � 35�
w m ��
z� . ----�--
� U
} �
H ~
� �
w
o � 2ND FLOOR
O z �
a p .. W .
� N LL
i f �
� � 1ST FLOOR
1 I
— f - � _ — _�__
EXISTING SINGLE-FAMILY � STREET NEW DEVELOPMENT
USE OR ZONING DISTRICT (
f
A RESIDENTIAL PROXIMITY SLOPE IS REQUIRED IF THE NEW DEVELOPMENT SHARES A
PROPERTY LINE WITH AN EXISTWG SINGLE-FAMILY USE OR ZONING DISTRICT. A35-DEGREE RESIDENTIAL PROXIMITY SLOPE
ANGLE IS MEASURED FROM A POINT 40 FEET ABOVE GRADE AT THE MINIMUM SETBACK LINE.
Figure 2
4. Buildings shall front on public streets and/or a private street system and not parking
lots.
5. Buildings shall be directly accessed from the street and the sidewalk with a minimum of
one ground floor pedestrian entrance oriented toward the street.
a. Accessory structures such as carports, garages and storage units (but not
including leasing offices, club houses or recreation centers) shall not be located
along public right-of-way or private streets within the Rayzor Ranch District.
b. Garages may occupy no more than 40% of the total building frontage. This
measurement does not apply to garages facing an alley or courtyard entrance.
Any garage may not extend beyond the building front. Garages that are at
least 30 feet behind the house front may exceed the 40% frontage minimum.
Garages shall not be located along the portion of the building that fronts the
public or private street.
B. Architectural Standards
1. An identical exterior design may not be used for more than three buildings in a project.
A variety of compatible exterior materials' use and type, building styles, massing,
composition, and prominent architectural features, such as door and window openings,
porches, rooflines, shall be used.
2. Building frontages greater than 100 feet in length shall have recesses, projections,
windows, arcades or other distinctive features to interrupt the length of building farade.
Elements including, but not limited to, balconies, setbacks, and recesses or projections
greater than 16 inches may be used to articulate individual units or collections of units.
3. Building features, outdoor patios (covered or uncovered), and architectural building
feature elements (fountains, towers, awnings, trellis, outdoor gazebos for multi-family,
or similar) may encroach upon the front setback (by as much as 10 feet), within
restrictions. Encroachment may occur on one side (or two sides if approved by the
City).
Updated 04/04/19
4. Un-enclosed stairwells shall not be located on the exterior of any buildings. Stoops are
permitted for the entrance to ground level units directly accessible from the sidewalk.
5. Use of false door or window openings shall be defined by frames, sills, and lintels.
6. All building farades shall include no less than three of the elements listed below.
Elements shall occur at intervals of no more than 100 feet horizontally or 40 feet
vertically. Vertical architectural design features, such as towers, are not required to
comply with the 40 feet vertical requirement.
a. Color change.
b. Texture change.
c. Material change.
d. Medallions / accent pieces.
e. Decorative light fixtures.
7. 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 or concrete tile.
e. Distinctively shaped roof forms, detailed parapets, parapet steps, or
exaggerated cornice lines should be incorporated into rooflines along building
farades greater than 75 feet in length.
f. Flat roofs are permitted and must have parapets as required to screen any roof
top equipment. Walls adjoining flat roofs must contain a distinctive finish at the
top of the wall such as a cornice, banding, large coping, or other architectural
termination.
g. All sloped roofing areas shall include gutters and downspouts except for small
roof areas such as, but not limited to, roofs over bay windows, awnings, and
canopies.
8. Materials and Colors:
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.
A minimum of 40% of the total net exterior wall area of each building elevation,
excluding gables, windows, doors and related trim, shall be brick or
native/natural stone or masonry. The 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.
i. Stucco
ii. EIFS. When used, EIFS shall be a minimum of 8 feet above grade.
Updated 04/04/19
iii. Architectural precast or tilt wall concrete with a textured finish.
iv. Prefinished metal panels and corrugated siding materials. All
materials must have a Kynar finish with a 20 year warranty.
v. Wood or cement fiber siding such as Nichiha. All siding members
must be individual boards.(Soffits may utilize sheet materials)
vi. Concrete Masonry Units, provided that the units are not painted, are
integrally colored, have a highly textured finish, are classified as
severe weather grade, and are not lightweight or featherweight
concrete or cinder blocks.
vii. Cast or manufactured brick or stone products.
c. No individual building material, with the exception of brick, native/natural stone,
or masonry may comprise more than 30% of the net exterior wall area of each
building elevation.
d. All buildings within the project shall be constructed of building materials from a
similar color and material palette. This is not intended to require similar
materials with adjacent properties within Rayzor Ranch.
e. Windows may be residential type vinyl, aluminum, or wood with insulated glass.
Storefront glazing systems are also permitted. Window surrounds (trim) are
required in all walls other than brick or stone.
9. Public entrances to buildings shall be clearly defined and highly visible including
features such as, canopies, porticos, awnings, peaked roof features, towers, or similar
architectural forms and details.
C. Accessorv Structures
1. Accessory structures (including parking structures, 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.
D. Landscapinq
1. 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.
2. All parking lots and areas for vehicle maneuvering or loading must be screened from
view from public and private streets by a 15-foot landscape screening buffer. The 15-
foot buffer is the area located between the right-of-way and the parking lot. 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.
a. One large tree for every 40 feet or three small accent trees for every 30 feet.
b. Landscape plantings containing at least one of the following:
i. 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.
Updated 04/04/19
ii. A minimum three foot high, when mature, continuous row of evergreen
shrubs. The shrubs may be grouped and not planted in a continuous row
provided that the shrubs overlap to form a continuous buffer.
iii. A minimum three foot high continuous wall made of any combination of
wrought iron, stone, brick, or masonry. If wrought iron is used, vines shall
be grown on the wrought iron to help screen the parking lot.
iv. A grass or landscaped berm, three feet high above the parking pavement
surface.
3. A minimum of 7% of the total parking area shall be landscaped.
4. A minimum of 15% of the total parking area shall be covered by tree canopy.
5. Landscape islands shall be evenly distributed throughout the parking areas. All
landscape islands and endcaps shall be landscaped with sod or groundcover and
include one large tree.
6. A 15 foot landscape buffer is required along the entire property line abutting a single-
family use or district. The buffer shall include a combination of six evergreen and
deciduous trees and 25 shrubs per 100 linear feet.
E. Liqhtinq
1. Lighting shall be provided for vehicular, pedestrian, signage and architectural and site
features.
2. Site lighting fixtures used along entrance driveways and in parking areas shall be no
taller than 25 feet high and the fixtures shall be of a consistent design within each
project. This is not intended to require a consistent design within the whole of Rayzor
Ranch.
3. Parking areas shall have a minimum average of 1 foot candle initial illumination
Maximum illumination at property lines where the adjacent property allows single family
or multi-family uses shall not exceed 0.5 foot candles.
4. Light sources shall be LED or metal halide. Yellow/orange source lights are prohibited
from use. LED lighting is strongly encouraged.
5. Identification graphics and signs shall be lighted internally or from ground mounted
locations. If ground mounted, light fixtures should be screened from view in front of the
sign.
6. Illumination for all parking lots and pedestrian spaces shall commence one half hour
before sunset and cease one half hour after sunrise.
7. Lights shall generally be shielded to prevent upward diffusion (full cut off). Up-lighting
and accent lighting is only permitted for building elevations that in excess of 250 feet
from a single family residential use or district. LED light source is required for all such
accent lighting.
F. Open Space & Amenities
1. An area equal to at least 8% of the lot area, excepting required setbacks, shall be
dedicated to open space for recreation for use by the tenants of the development.
Mixed-use developments of greater than 35 units per acre shall be exempt from this
requirement.
Updated 04/04/19
2. Areas covered by shrubs, bark mulch and other ground covers which do not provide a
suitable surface for human use may not be counted toward this requirement.
3. Private decks, patios, and similar areas are eligible for up to 5% of the 8% required
open space.
4. Play areas for children should be provided for projects of greater than 50 units that are
not designed as age limited or student housing.
G. Service & Securitv Areas
1. Service areas for common use recreation and activity buildings shall be located at the
rear or side yard of the buildings. Such areas must not be visible from public roadways.
No service or delivery vehicles may park or load/unload on public roadways, primary
entrance drives or in visitor drop-off areas.
2. Service, loading and storage areas shall not encroach on any landscape area.
3. When used, guard houses (manned or unmanned) and entrance gates shall be a
minimum of 60 feet from the property line.
4. Gate controls, card pads and intercom boxes shall be located in driveway islands
adequate distances from the gate to allow "U-turning" without backing onto the public
street.
H. Parkinq & Circulation
1. Parking areas must be paved with concrete, asphalt, concrete pavers or brick pavers
and curbed and guttered with concrete. Access drives must be paved, curbed and
guttered with concrete in accordance with the development standards promulgated by
the City.
2. Parking areas must be sufficient to accommodate all parking needs for employees,
company vehicles, residents, invitees and visitors without the use of on-street parking.
If parking needs increase on any Building Site, additional off-street parking must be
provided by the Owner of such building site. The number of parking spaces must be
provided in accordance with City of Denton code requirements.
3. Pedestrian Connectivity:
a. Provide a logical layout for vehicular and pedestrian circulation to help minimize
the conflicts between the two. When there are crossings or common path
areas, provide well marked or differentiated pathways.
b. Sidewalks shall be provided along all sides of the lot that abut a public right-of-
way and where otherwise required to promote pedestrian connectivity within
the site and to adjacent properties. At a minimum, walkways shall connect focal
points of pedestrian activity such as, but not limited to, transit stops, street
crossings, building entry point.
I. Fencinq
1. If walls and fencing are used to secure the perimeter of a building site in a multi-family
zone, they must be a minimum of six (6) feet high and constructed of materials and
finishes that match the buildings. "Wrought iron" style metal fencing is allowed provided
it is interrupted with columns or walls such that no run of inetal fencing exceeds 40 feet.
Metal fencing is to be powder coated or otherwise pre-finished. Field painting is only
allowed for touch up when required.
Updated 04/04/19
2. Walls and columns must be constructed with appropriate structural footings and
foundations to minimize movement and wall failure, and must be constructed with level
wall/fence tops.
3. Tilt-up concrete walls regardless of texture, finish and color are not permitted.
4. Fencing shall be setback a minimum of five feet from the sidewalk or ten feet from the
back of curb along a public or private street, whichever is greater.
J. Screeninq (Dumpsters & Mechanical Equipment)
Storage areas, incinerators, storage tanks, trucks based on the premises, roof objects
(including fans, vents, cooling towers, skylights and all roof-mounted equipment which
rises above the roof line), trash containers and maintenance facilities, shall either be
housed in closed buildings or otherwise completely screened from view from public
access ways and adjacent properties. Service, loading and storage areas shall be
screened from view by walls, berms or a combination thereof, constructed a minimum
one foot above all service equipment, such as trash containers, incinerators, storage
tanks and cooling towers. Dumpsters and recycling containers shall be screened from
public view on three sides with a solid fence or wall constructed of masonry, concrete,
or composite wood with metal posts and frame, or other compatible building material.
2. 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.
3. Air conditioning compressors shall be located in clusters or linear groups and they shall
be set on level grades ideally on the end exterior walls of the buildings and screened
from view of public streets, pedestrian amenity areas by the use of walls, berms,
evergreen planting, or a combination thereof. Height of shrubs, at planting, shall be no
less than 30 inches above the grade at the equipment, and spaced no further than 36"
apart.
4. Utility meters shall be located in clusters or groups preferably in separate structures or
on either end of the building's exterior walls. If located on the ends of the building, they
shall be screened from view with a compatible building material and allow convenient
accessibility by the utility company.
K. Siqnaqe
1. Each property shall be allowed one monument sign with a maximum height of six feet
and maximum effective area of 60 square feet at each entry into the development.
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2. Building sites which front other perimeter public streets and have no access to that
public street, may install one monument sign with a maximum height of six feet and
maximum effective area of 60 square feet.
3. 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.
4. Directional signage is permitted and shall be limited to a gross surface area of 20
square feet and shall not exceed six feet in height.
5. Flashing or moving character signs may not be installed. Illuminated signs must be rear
lighted or lighted from non-apparent light sources.
Updated 04/04/19
6. Each building elevations shall be allowed one wall sign limited to a maximum effective
area no greater than 20% of the wall area to which the sign is attached.
7. Building mounted blade signage is allowed. The materials and scale of the sign must be
appropriate to the building it is mounted to, but shall not exceed 20 feet in height and a
5 foot projection from the building wall. The bottom of blade mounted signs must be no
lower than 10 feet above grade and the top shall not extend above the eave line of
sloped roofs or the parapet height on flat roofs.
L. Gradinq and Drainaqe
1. All grading must be done to alleviate ponding and must be coordinated with the master
storm drainage plan and detention facilities. Depressions on paving or the landscape
areas which will allow ponding of water are not permitted.
2. Drainage swales must be shallow, gently contoured and sloped to minimize erosion.
Concrete rip-rap, trapezoidal concrete channels and concrete pilot channel ditches are
not permitted.
Exhibit D
EXHIBIT C-2A
RAYZOR RANCH SOUTH MIXED-USE DISTRICT
MULTI-FAMILY RESIDENTIAL GUIDELINES
Updated: 04/09/19
The following provisions apply to all Multi-Family Tracts and Lots located east of Heritage Trail, within the
Rayzor Ranch South Mixed-Use, zoned RCCD and NRMU, and replaces Section 35.13.13.2 of the
Denton Development Code, in its entirety. All other provisions of Subchapter 13 apply unless otherwise
stated. The Standards apply to Multi-Family and Age Restricted Multi-Family (Residents Restricted to 55
years and older).
A. Site Desiqn & Orientation
1. Buildings shall be located within 20 feet of the property line for at least 50% of the total
frontage along all public streets. Up to an additional 10 feet from the property line may be
granted to this 20 feet restriction for 25% of the total frontage; to reasonably accommodate
enhanced sidewalks, street trees, landscaping, or other requirements that would otherwise be
limited due to easements or other encumbrances. This provision does not establish a
maximum setback for the remaining 50% of the building.
2. Parking is not permitted between front facades of buildings and the R.O.W. property line. On
street parking is permitted.
3. All buildings abutting an existing single-family use outside of Rayzor Ranch Overlay District
shall comply with the Residential Proximity Slope. No part of any building may extend beyond
the Residential Proximity Slope.
a. Residential Proximity Slope is represented by two planes projected upward and outward
from a specific property or site, as defined by the text and diagrams below:
1) The first plane is a vertical plane extending through the boundary line of a specific
property or site at the building setback line up to a height of 45 feet.
2) The second plane extends upwards and towards the restricted building at a slope of
35 degrees from horizontal, from its intersection with the top of the first plane.
3) The horizontal distances used to calculate the height restrictions imposed by the
residential proximity slope may be determined by using the lot, block, and right- of-
way dimensions.
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Page 1
EXHIBIT
Ordinance D
Updated: 04/09/19
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Figure 2
4. Buildings shall front on public streets and/or a private street system and may have secondary
frontages onto parking lots.
5. Buildings shall be directly accessed from the street and the sidewalk with a minimum of one
ground floor pedestrian entrance per building oriented toward the street or sidewalk.
a. Accessory structures such as carports, garages and storage units (but not including
leasing offices, club houses or recreation centers) shall not be located along public right-
of-way or private streets within the Rayzor Ranch District.
b. "Tuck under" or extended garages may occupy no more than 45% of the total building
frontage. This measurement does not apply to garages facing an alley, courtyard, or
parking field entrance. Any garage may not extend beyond the building front. Garages
that are at least 30 feet behind the building front may exceed the 45% frontage minimum.
Garages shall not be located along the portion of the building that fronts the public or
private street.
B. Architectural Standards
1. Building frontages greater than 100 feet in length shall have recesses, projections, windows,
arcades or other distinctive features to interrupt the length of building 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. Uninhabitable building features, outdoor patios (covered or uncovered), and architectural
building feature elements (fountains, towers, awnings, trellis, outdoor gazebos for multi-
family, or similar) may encroach upon the front setback or side setback (by as much as 10
feet).
3. Un-enclosed stairwells shall not be located on the exterior of any buildings. Stoops are
permitted for the entrance to ground level units directly accessible from the sidewalk.
4. Use of false door or window openings shall be defined by frames, sills, and lintels.
Page 2
Updated: 04/09/19
5. All building fa�ades shall include no less than 3 of the elements listed below. Elements shall
occur at intervals of no more than 100 feet horizontally or 20 feet vertically. Vertical
architectural design features, such as towers, are not required to comply with the 20 feet
vertical requirement.
a. Color change.
b. Texture change.
c. Material change.
d. Medallions / accent pieces.
e. Decorative light fixtures.
6. Roofs:
a. If pitched roof forms (gable, hip, shed) with overhanging eaves are used, they shall be
between 4 inches of vertical rise to 12 inches of horizontal run, and 12 inches of vertical
rise to 12 inches of horizontal run.
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 are permitted materials.
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 must have parapets as required to screen any roof top
equipment (equal to height of equipment). Walls adjoining flat roofs must contain a
distinctive finish at the top of the wall such as a cornice, banding, large coping, or other
architectural termination.
g. All sloped roofing areas shall include gutters and downspouts except for small roof areas
such as, but not limited to, roofs over bay windows, awnings, and canopies.
7. 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.
For all facades that face a public or private street, a minimum of 60% of the total net
exterior wall area of each building elevation, excluding gables, windows, doors and
related trim, shall be clay fired brick or native/natural stone. The balance of the 40% net
exterior wall shall be comprised of at least 2 of the following materials, which shall not be
counted toward the minimum masonry requirement.
1) Stucco
2) EIFS. When used, EIFS shall be a minimum of 8 feet above grade/walkway.
3) Prefinished metal panels and siding materials with a dimensional shape (depth of
approximately 1 inch or greater). All materials must have a factory finish with a 20
year warranty.
4) Cement fiber siding such as Nichiha. All siding members must be individual boards
or panels. (Soffits may utilize sheet materials of approximately 4' x 8')
5) Cast stone.
c. For all other facades that do not face a public or private street, a minimum of 40% of total
net exterior wall area of each building elevation, excluding gables, windows, doors and
related trim, shall be clay fired brick or native/natural stone. The balance of the 60% net
exterior wall shall be comprised of at least 2 of the following materials, which shall not be
counted toward the minimum masonry requirement.
1) Stucco
2) EIFS. When used, EIFS shall be a minimum of 8 feet above grade/walkway.
Page 3
Updated: 04/09/19
3) Prefinished metal panels and siding materials with a dimensional shape (depth of
approximately 1 inch or greater). All materials must have a factory finish with a 20
year warranty.
4) Cement fiber siding such as Nichiha. All siding members must be individual boards
or panels. (Soffits may utilize sheet materials of approximately 4' x 8')
5) Cast stone.
d. No individual building material, with the exception of clay fired brick or native/natural
stone may comprise more than 50% of the net exterior wall area of each building
elevation.
e. All buildings within a particular project shall be constructed of building materials from a
similar color and material palette. This is not intended to require similar materials with
adjacent properties within Rayzor Ranch. General color palette 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.
f. Windows may be residential type vinyl, aluminum, fiberglass, or wood with insulated
glass. Storefront glazing systems are also permitted. Window surrounds (trim) are
required in all walls other than brick or stone.
8. Public entrances to buildings shall be clearly defined and highly visible including features
such as, canopies, porticos, awnings, peaked roof features, towers, or similar architectural
forms and details.
C. Accessorv Structures
1. Accessory structures (including parking structures, 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 material 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.
D. Landscapinq
1. 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.
2. All parking lots and areas for vehicle maneuvering or loading must be screened from view
from public and private streets by a 10-foot landscape screening buffer. The 10-foot buffer is
the area located between the right-of-way and the parking lot. Utility easements are allowed
to count towards part of the 10-foot wide right-of-way landscape screening buffer subject to
required separation from utilities. The landscape screening buffer shall contain the following
items.
a. One large tree for every 40 feet or three small accent trees for every 30 feet. If small
trees are used, they shall be clustered as appropriate.
Landscape plantings containing at least one of the following:
1) Xeriscaping landscaping may be planted within the landscape area and shall require
water irrigation for a period of 3 years for landscaping to be established. After 3
years, no irrigation is required.
2) A minimum 3 foot high, when mature, continuous row of evergreen shrubs. The
shrubs may be grouped and not planted in a continuous row provided that the
shrubs overlap to form a continuous buffer.
3) A minimum 3 foot high continuous wall made of any combination of wrought iron,
Page 4
Updated: 04/09/19
stone, brick, or masonry. If wrought iron is used, vines shall be grown on the
wrought iron to help screen the parking lot.
4) A grass or landscaped berm, 3 feet high above the parking pavement surface.
3. A minimum of 7% of the total parking area shall be landscaped.
4. A minimum of 5% of the total parking area shall be covered by tree canopy at maturity.
5. Landscape islands shall be evenly distributed throughout the parking areas at a maximum
average spacing of 12 spaces. All landscape islands and endcaps shall be landscaped with
sod or groundcover and include one large tree.
6. A 10 foot landscape buffer is required along the entire property line abutting a single-family
use or district. The buffer shall include a combination of 6 evergreen and deciduous trees and
25 shrubs per 100 linear feet.
7. A minimum of 20% tree canopy at maturity is required. For the high density Multi-Family lot,
trees may be planted in Civic Land or Park Land on the South Campus and the tree canopy
be used as mitigation towards up to one-half of the canopy requirement.
8. See Appendix A for Plant List and Appendix B for Tree Mitigation List.
E. Open Space & Amenities
1. An area equal to at least 8% of the lot area, excepting required setbacks, shall be dedicated
to open space for recreation for use by the tenants of the development. Mixed-use
developments of greater than 25 units per acre may be allowed to reduce from this
requirement to 5% of lot area.
2. Areas covered by shrubs, bark mulch and other ground covers which do not provide a
suitable surface for human use may not be counted toward this requirement.
3. Private decks, patios, pool areas, and similar areas are eligible for up to 5% of the 8%
required open space, or up to 2-1/2% of the 5% required.
F. Liqhtinq
1. Lighting shall be provided for vehicular, pedestrian, signage and architectural and site
features.
2. Site lighting fixtures used along entrance driveways and in parking areas shall be no taller
than 25 feet high and the fixtures shall be of a consistent design within each project. This is
not intended to require a consistent design within the whole of Rayzor Ranch.
3. Parking areas shall have a minimum average of 1 foot candle initial illumination. Maximum
illumination at property lines where the adjacent property allows single family or multi-family
uses shall not exceed 0.1 foot candles.
4. Light sources shall be LED. Yellow/orange source lights are prohibited from use in parking or
drive areas, must be greater than minimum 2700 Kelvin.
5. Identification graphics and signs shall be lighted internally or from ground mounted locations.
If ground mounted, light fixtures should be screened from view in front of the sign.
6. Illumination for all parking lots and pedestrian spaces shall commence one half hour before
sunset and cease one half hour after sunrise.
7. Lights shall generally be shielded to prevent upward diffusion (full cut off). Up-lighting is only
permitted for building elevations that are in excess of 150 feet from a single family residential
use or district. LED light source is required for all such accent lighting.
G. Service & Securitv Areas
Page 5
Updated: 04/09/19
1. Service areas for common use recreation and activity buildings shall be located at the rear or
side yard of the buildings. Such areas must not be visible from public roadways. No service
or delivery vehicles may park or load/unload on public roadways, primary entrance drives or
in visitor drop-off areas.
2. Service, loading and storage areas shall not encroach on any landscape area.
3. When used, guard houses (manned or unmanned) and entrance gates shall be a minimum of
60 feet from the property line.
4. When used, gate controls, card pads and intercom boxes shall be located in driveway islands
adequate distances from the gate to allow "U-turning" without backing onto the public street.
H. Parkinq & Circulation
1. Parking areas must be paved with concrete, concrete pavers or brick pavers and curbed and
guttered with concrete. Access drives must be paved, curbed and guttered with concrete in
accordance with the development standards promulgated by the City.
2. Parking areas must be sufficient to accommodate all parking needs for employees, company
vehicles, residents, invitees and visitors without the use of on-street parking. If parking needs
increase on any building site, additional off-street parking must be provided by the Owner of
such building site. The number of parking spaces must be provided as follows:
a. Multi-Family Development
1) Studio unit or 1 bedroom units 501 to 600 sq. ft.
2) 1 bedroom unit 601 sq. ft. or larger.
3) 2 bedroom units
4) 3 bedroom units
5) 4 bedroom units or more
1.0 space/unit
1.5 space/unit
1.75 space/unit
2.0 space/unit
1.0 space/bedroom
b. Age Restricted Multi-Family Development — 1 space per dwelling unit.
c. No additional guest parking is required.
3. See Diagram 1 for Island Example.
4. Pedestrian Connectivity:
a. Provide a logical layout for vehicular and pedestrian circulation to help minimize the
conflicts between the two. When there are crossings or common path areas, provide well
marked or differentiated pathways.
b. Sidewalks shall be provided along all sides of the lot that abut a public right-of-way and
where otherwise required to promote pedestrian connectivity within the site and to
adjacent properties. At a minimum, walkways shall connect focal points of pedestrian
activity such as, but not limited to, transit stops, street crossings, building entry point.
I. Fencinq
1. If walls and fencing are used to secure the perimeter of a building site in a multi-family zone,
they must be 6 feet to 8 feet high and constructed of materials and finishes that match the
buildings. "Wrought iron" style metal fencing is allowed provided it is interrupted with
masonry columns or walls (to match the building) such that no run of inetal fencing exceeds
40 feet. Metal fencing is to be powder coated or otherwise pre-finished. Field painting is only
allowed for touch up when required. Walls/fences located in the front yards or forward of the
front building line shall be no more than 50% opaque.
2. Walls and columns must be constructed with appropriate structural footings and foundations
to minimize movement and wall failure, and must be constructed with level wall/fence tops.
Page 6
Updated: 04/09/19
3. Concrete walls (precast, cast-in-place, or tilt up) regardless of texture, finish and color are not
permitted.
4. Fencing shall be setback a minimum of 5 feet from the sidewalk or 10 feet from the back of
curb along a public or private street, whichever is greater. Additionally, fencing shall comply
with the sight visibility triangle requirements in the City's Transportation Criteria Manual.
J. Screeninq (Dumpsters & Mechanical Equipment)
Storage areas, incinerators, storage tanks, trucks based on the premises, roof objects
(including fans, vents, cooling towers, skylights and all roof-mounted equipment which rises
above the roof line), trash containers and maintenance facilities, shall either be housed in
closed buildings or otherwise completely screened from view from public access ways and
adjacent properties. Service, loading and storage areas shall be screened from view by walls,
berms or a combination thereof, constructed a minimum 1 foot above all service equipment,
such as trash containers, incinerators, storage tanks and cooling towers. Dumpsters and
recycling containers shall be screened from public view on three sides with a solid fence or
wall constructed of brick, stone, or composite wood with metal posts and frame, only if
compatible with building material.
2. No satellite dish shall be placed in an area visible from a public way and no dish shall be
mounted to a balcony, unless not visible from public way.
3. Air conditioning units/compressors shall be located in clusters or linear groups and they shall
be screened from view of public streets and pedestrian amenity areas by the use of parapet
walls or screens of materials to match the building fa�ade. If ground mounted, screens to be
walls — including berms, evergreen planting, or a combination thereof. Height of shrubs, at
planting, shall be no less than 30 inches above the grade, and spaced no further than 36
inches apart. Screening walls shall be of a height of 1 foot above the units.
4. Utility meters shall be located in clusters or groups preferably in separate structures or on
either end of the building's exterior walls. If located on the ends of the building, they shall be
screened from view with a wall finished to match the building material with evergreen
plantings, and allow convenient accessibility by the utility company. Height of screen to be 1
foot above height of utility meters.
K. Siqnaqe
1. Each property shall be allowed one monument sign with a maximum height of 6 feet and
maximum effective area of 60 square feet at each entry into the development. Related
architectural features (such as clock towers, obelisks, etc) may be taller than six feet provided
the signage mounted to such features is at a maximum height of six feet.
2. Building sites which front other perimeter public streets and have no access to that public
street, may install one monument sign with a maximum height of 6 feet and maximum
effective area of 60 square feet.
3. Monument signs are required to be setback a minimum of 10 feet from any public or private
street and 10 feet from any rear or side property lines.
4. Directional signage is permitted and shall be limited to an effective sign area of 25 square
feet and shall not exceed 5 feet in height.
5. Flashing or moving character signs may not be installed. Illuminated signs must be rear
lighted or lighted from non-apparent light sources. Illuminated signs shall not be permitted to
face an adjoining lot that is for residential use.
6. Each building elevation shall be allowed one wall sign limited to a maximum effective area no
greater than 5% of the wall area to which the sign is attached. If signs are illuminated, it shall
Page 7
Updated: 04/09/19
be from gooseneck or similar wall mounted lighting.
7. Site perimeter sign walls below 6 feet tall are allowed in lieu of monument sign, or at street
corner. Graphic murals shall be counted as art, not signage. See Appendix 1, Project
Identity Sign.
8. Building mounted blade signage is allowed. The materials and scale of the sign must be
appropriate to the building it is mounted to, but shall not exceed 10 square feet and a 5 foot
projection from the building wall. The bottom of blade mounted signs must be no lower than 9
feet above grade and the top shall not extend above the eave line of sloped roofs or the
parapet height on flat roofs.
9. See attached Appendix 1— 4 for Signage.
L. Gradinq and Drainaqe
1. All grading must be done to alleviate ponding and must be coordinated with the master storm
drainage plan and detention facilities. Depressions on paving or the landscape areas which
will allow ponding of water are not permitted.
2. Drainage swales must be shallow, gently contoured and sloped to minimize erosion.
Concrete rip-rap, trapezoidal concrete channels and concrete pilot channel ditches are not
permitted.
Page 8
Appendix A
Approved Plan List
Canopy Trees
Mature Canopy 3i4-i256 sq, ft. - Site Design Criteria Manual
Common Name
Soapberry
Bald Cypress
Black Locust
Eastern Red Cedar
Cedar Elm
Texas Mesquie
Chinquanpin Oak
Post Oa k
Live Oa k
Shummard Red Oak
Texas Red Oak
Chinese Pistache
Ginko
Green Ash
Texas Ash
Bur Oak
Bigtooth Maple
Foster Holly
Caddo Maple
Pecan
Southern Magnolia
River Birch
Scientific Name
Sapindus drummandii
Taxodium distichum
Robina pseudoacacia
Juniperus virginiana
Ulmus crassifolia
Prosopis glandulosa
Quercus muhlenbergii
Quercus stellata
Quercus virginiana "Highrise"
Quercus shumardii
Quercus texana
Pistacia chinensis
Ginko bilboa
Fraxinus pennsylvanica
Fraxinus texensis
Quercus macrocarpa
Acer grandidentatum
Ilex x attenuata "Fosteri"
Acer saccharum "Caddo"
Carya illinoinensis
Magnolia grandiflora
Betula nigra
Ornamental Trees
Mature Canopy 79-3i4 sq, ft. - Site Criteria Manual
Common Name
American Smoketree
Crape Myrtle
Desert Willow
Downy Hawthorne
Hawthorn
Mesquite Tree
Mexican Plum
Mexican Redbud
Possumhaw Holly
Prairie Flameleaf Sumac
Red Bud
Reverchon Hawthorn
Rusty Blackhaw
Texas Persimmon
Texas Sophora
Vitex
Wax Myrtle
Yaupon Holly
Scientific Name
Conius obovalus
Lagerstromia indica
Chilopsis linearis "Warren Jones"
Crataegus mollis
Crataegus spp.
Prosopis glandulosa
Prunus mexicana
Cercis canadensis var mexicana
Llex decidua
Rhus lanceoiata
Cercis canadensis
Crataegus reverchronis
Viburnum rufidulum
Diospryros texana
Sophora affinis
Vitex agnus-castus - "LeCompte"
Myrica cerifera
Ilex vomitoria
Page 9
Updated: 04/09/19
Shrubs
Common Name
Aga rita
Buttonbush
Sesert Spoon
Dwarf Buford Holly
Dwarf Wax Myrtle
Dwarf Yaupon Holly
Ebbing's Silverberry
False Indigo
Foster Holly
Fragrant Sumac
Glossy Abelia
Hardy Plumbago
Indian Hawthorn
Knockout Rose
Purple Smoke Tree
Red Yucca
Rosemary
Sacahuista
St. John's Wort
St. John's Wort
Texas Sage
Turk's Cap
Waxleaf Ligustrum
Western White
Honeysuckle
Yucca
Scientific Name
Mahonia (Berberis) trifolita
Cephalanthus occidentilis
Dasyliron spp.
Ilex cornuta "DwarF Buford"
Myrica pusilia
Ilex vomitona "Nana"
Eleagnus ebbengei
Amorpha fruticosa
Ilex x attenuaa
Rhus aromactica
Abelia x grandoflora
Ceratostimgma plumbaginoides
Rhaphiolepios indica
Roa "Knockout"
Cotinus coggygria �Royal Purple'
Hesperaloe parviflora
Rosmarius officinalis
Nolina texana
Hypecum perforatum
Hypericum beanii
Leucophyllum frutescens
Malvaviscus arboreus var.
drummondoni
Ligustrum japonica "Texana"
Lonicera albiflora
Yucca app.
Grasses / Ground Cover / Vines
Common Name Scientific Name
Asian Jasmine
Aster
Bermuda Grass
Blackfoot Daisy
Bracken Fern
Buffalo Grass
Bushy Bluestem
Butterfly Weed
Cactus
Coconut Thyme
Coneflower
Cross Vine
Daylilly
Desert Sage
Dwarf Fountain Grass
Englemann Daisy
Evening Primrose
Giant Liriope
Trachelosperum asiaticum
Aster spp.
Cynodon dactylon
Melampodium leucanthium
Pteridum aquilnum
Bucchloe dactyiodes
Andropgon Glomeratus
Asclepias tuberosa
Opuntia spp.
Thymus pulegioides coccineus
Rudbeckia fulgida
Bignonia capreoiata
Hermerocallis "Hyperion"
Salvia gregii
Pennisetum alopecuroldes'Hamin'
Englemannia pinnatifida
Oenothera speciosa
Lirope gigantea
Page 10
Updated: 04/09/19
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
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
Page 11
Updated: 04/09/19
Diagram 1— Parking Lot Landscape Islands
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Page 12
�
APPENDIX 1
SIGNS
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Page 13
Updated: 04/09/19
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Page 14
Updated: 04/09/19
APPENDIX 2
Blade and Project Banner Sign Examples
All signage examples attached are for illustrative purposes only and to further define size calculations
required for various sign types. Examples are not indicative of the final graphics for the Rayzor Ranch
Sign District.
Page 15
APPENDIX 3
Project Announcement Sign Example
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Page 16
Updated: 04/09/19
APPENDIX 4
Effective Area Example
Updated: 04/09/19
EFFE�TIVE SI�N AF�EA SIGN �4F��A
Page 17
Updated t�f-N::r_° C;Y"�/<.<./.1..�.
EXHIBIT C-2B
RAYZOR RANCH SOUTH MIXED-USE DISTRICT
SINGLE-FAMILY RESIDENTIAL GUIDELINES
The following provisions apply to all Single-Family Tracts and Lots located within the Rayzor Ranch
South Mixed Use lots zoned RCCD and NRMU 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. Site Desiqn & Orientation
1. Refer to Exhibits B-1 and B-4 of Ordinance No. 2017-327 revised for area(s) within the
RCCD and NRMU zoned area which may include single family.
2. For Single Family Detached, no two building elevations shall be repeated with less than 200
feet of separation on the same side of the street.
3. Parking is not permitted between front facades of buildings and R.O.W. property line
with public right-of-way greater than 20 feet, unless in Single Family Detached
construction. On street parking is permitted.
4. All buildings within 35' of an existing single-family use or district outside of the Rayzor
Ranch Overlay District shall be constructed to a maximum height of 40'.
5. Buildings shall be directly accessed from the street and the sidewalk with a minimum of one
ground floor pedestrian entrance per building oriented toward or perpendicular to a street or
private drive.
a. Garage doors for attached garages may occupy no more than 50% of the total building
facade. This measurement does not apply to garages facing an alley or courtyard
entrance.
6. For attached Single Family lots with alleys, 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 as described in Section 35.5.2.3 of the Denton Development Code.
7. 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 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.
8. The Rayzor Ranch South area depicted on Exhibit B-1 as BH/MF/O/SF and SF shall allow
Single-Family Detached or Attached homes, as well as other uses allowed, on Lot 5(Block
A), Lot 1(Block B), and Lot 1(Block C) per the Rayzor Ranch East Addition Plat.
9. For Lot 5(Block A), Lot 1(Block B), and Lot 1(Block C) as depicted in the Rayzor Ranch
East Addition Plat, Single Family Detached homes shall be "Garden Style" and have a
minimum 8 foot front yard setback, 15 foot rear yard setback, and 6 foot side yard only on
one side of each lot (zero lot line on the other side yard).
��, Garden-style homes on Lot 5(Block A), Lot 1(Block B), and Lot 1(Block C) must have a
minimum of 800 square feet under roof, excluding the garage.
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EXHIBIT
Ordinance E
Page 1
Updated t�f-N::r_° C;Y"�/<.<./.1..�.
B. Architectural Standards
1. For Attached Single Family
a. Building frontages 100 feet in length or greater shall have recesses, projections,
windows, arcades or other distinctive features to interrupt the length of building 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.
All building fa�ades shall include no less than two of the elements listed below.
Elements shall occur at intervals of not more than 100 feet horizontally.
1 ) Color change
2) Texture change
3) Material change
4) Medallions/accent pieces
5) Decorative light fixtures
2. For All Single Family
a. Use of false door or window openings shall be defined by frames, sills, and lintels.
Roofs:
1) If pitched roof forms (gable, hip, shed) with overhanging eaves are used, they shall
be between 4 inches of vertical rise to 12 inches of horizontal run, and 12 inches of
vertical rise to 12 inches of horizontal run.
2) Metal standing seam roofing allowed, including porch or awning elements. Also,
use of dormers in high sloped roof areas is allowed.
3) Asphalt roofing shingles shall be dimensional (shadow line) type and at least a"40
year" shingle.
4) Clay tile, concrete tile, and slate allowed.
a) Photovoltaic shingles mimicking clay, concrete, or slate are allowed.
5) Distinctively shaped roof forms, detailed parapets, parapet steps, or exaggerated
cornice lines shall be incorporated into rooflines along building fa�ades greater than
75 feet in length.
6) Flat roofs are permitted and shall have parapets as required to screen any roof top
equipment - equal to the height of the units. Parapets shall include an accent
feature and shall not be greater than 50 feet in length without variation in height or
accent feature.
7) Photovoltaic panels shall be allowed when placed upon the roof plane.
c. Materials and Colors:
1) 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.
2) For all facades that face a public or private street, a minimum of 40% 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 cl�v fired brick or
native/natural stone. A minimum of 80% of the total net exterior wall area
(total wall area less windows, doors, and related trim area) of each building
elevation, excluding gables, shall be cl�v fired brick, native/natural stone, stucco, or
decorative cement fiber siding.
The balance-up to 20% of the net exterior wall, shall be comprised of at least two
of the following materials, which shall not be counted toward the minimum 80%
masonry requirement.
a) Stucco
b) EIFS — when used, EIFS shall be a minimum 8 feet above grade/walkway.
c) Prefinished metal panels and siding materials. Such materials shall be
factory prefinished with a minimum 20 year warranty (single family
Page 2
Updated t�f-N::r_° C;Y"�/<.<./.1..�.
attached only).
d) Wood or composite wood panels, all siding members must be individual
boards (soffits may utilize sheet materials of ���roxirn�t�ly 4' x�').
e) Cast stone-���s#s.
3) For all other facades that do not face a public or private street, a minimum of 60%
of the total net exterior wall area (total wall area less windows, doors, and
related trim area) of each building elevation, excluding gables, shall be cl�v fired
brick, native/natural stone, stucco, or decorative cement fiber siding.
The balance up to 40% of the net exterior wall shall be comprised of at least two of
the following materials, which shall not be counted toward the minimum 60%
masonry requirement.
a) Stucco
b) EIFS — when used, EIFS shall be a minimum 8 feet above grade/walkway.
c) Prefinished metal panels and siding materials. Such materials shall be
factory prefinished with a minimum 20 year warranty (single family
attached only).
d) Wood or composite wood panels, all siding members must be individual
boards (soffits may utilize sheet materials of ���roxirn�t�ly 4' x�').
e) Cast stone-�,a��i�.
d. No individual building material, with the exception of brick or native/natural stone
may comprise more than 50% of the net exterior wall area of each building
elevation.
e. Windows may be residential type vinyl, aluminum, fiberglass, or wood with insulated
glass. Window surrounds (trim) are required in all walls other than brick or stone.
Storefront glazing systems shall be allowed in the amenity center or club house.
f. General color palette shall be of earth tones, gray tones, and neutral colors with other
accent colors permitted up to a maximum of 10% of each fa�ade.
C. Accessorv Structures
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 r���eri�l requirements as the main buildings.
Garage doors shall be metal or metal faced with wood.
D. Landscapinq for Detached Sinqle Familv
1. 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, approximately evenly spaced, for developments with lots 60 linear
feet or less of street frontage.
b. Two (2) trees per lot, approximately evenly spaced, for developments with lots greater
than 60 linear feet of street frontage.
2. A minimum of 20% tree canopy at maturity is required. Tree canopy within common
areas on the development (amenity centers, open spaces, etc.) may be allocated
(credited) toward tree canopy on the individual lots.
3. See Appendix A for Plant List.
Page 3
Updated t�f-N::r_° C;Y"�/<.<./.1..�.
E. Landscapinq for Attached Sinqle Familv
1. 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.
All parking lots and areas for vehicle maneuvering or loading adjacent to Panhandle Street
must be screened from view from public and private streets by a 15 foot landscape
screening buffer. Parking lots adjacent to other public and private streets to have a
minimum 10 foot landscape screening buffer. The buffer is the area located between the
right-of-way and the parking lot. Utility easements are allowed to count towards part of the
right-of-way landscape screening buffer subject to required separation from utilities. The
landscape screening buffer shall contain the following items.
a. One large tree for every 40 feet or three small accent trees for every 30 feet.
Landscape plantings containing at least one of the following:
1) 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.
2) A minimum 3 foot high, when mature, continuous row of evergreen shrubs. The
shrubs may be grouped and not planted in a continuous row provided that the
shrubs overlap to form a continuous buffer.
3) A minimum 3 foot high continuous wall made of any combination of wrought iron,
stone, brick, or masonry. If wrought iron is used, vines shall be grown on the
wrought iron to help screen the parking lot.
4) A grass or landscaped berm, 3 feet high above the parking pavement surface.
c. A minimum of 7% of the total parking area in lots of 10 spaces or more shall
be landscaped.
d. A minimum of 15% of the total parking area in lots of 10 spaces or more shall
be covered by tree canopy at maturity.
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 common areas.
A minimum of 20% tree canopy at maturity is required. Tree canopy within
common areas on the development (amenity centers, open spaces, etc.) may be
allocated (credited) toward tree canopy on the individual lots.
6. See Appendix A for Plant List.
F. Liqhtinq for: (A) Attached Sinqle Familv and (B) Detached Sinqle Familv at Streets and
Allevs onlv
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.
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Updated t�f-N::r_° C;Y"�/<.<./.1..�.
4. Light sources shall be LED. Yellow/orange source lights are prohibited from use, in p�rkinq
or drive are�s, r��as� be qrea�er �han r�inir��ar� 2700 Kelvin.
5. Lights shall generally be shielded to prevent upward diffusion (full cut off).
G. Parkinq & Circulation
1. Parking areas must be paved with concrete, concrete pavers, brick pavers, or durable
pervious materials, and shall have concrete curb and gutter. Access drives must be
paved, with curb and gutter with concrete in accordance with the Development Standards
promulgated by the City.
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 South.
3. The number of parking spaces must be provided as follows:
a. In Attached Single Family, parking to be 1 space per 1 bedroom unit, 1.75 spaces per 2
bedroom unit, and 2 spaces per 3 bedroom unit.
b. In Detached Single Family, 2 spaces per dwelling unit.
c. Garden-style homes on Lot 5(Block A), Lot 1(Block B), and Lot 1(Block C) must
include two off-street parking spaces per unit, including the garage.
d. Street parking: Designated parking on streets immediately adjacent to the Development
is allowed to be counted as required parking. Parking is not permitted on more than one
side of street, unless street width is increased to accommodate it.
H. Fencinq
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 6 feet high with a maximum of 8 feet high, and
constructed of stone, brick, or wrought iron with brick or stone columns. Maximum
distance between columns to be 40 feet.
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.
3. Concrete walls (precast, cast-in-place, tilt wall) regardless of finish, are not allowed.
I. Siqnaqe
1. Each entry point shall be allowed one monument sign as shown on the attached Appendix
1, Monument Sign, with a maximum height of 6 feet and maximum effective area of 60
square feet at each entry into the development. Related architectural features (such as
clock towers, obelisks, etc.) may be taller than 6 feet provided the signage mounted to
such features is at a maximum height of 6 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.
3. Site perimeter sign walls below 6 feet tall are allowed in lieu of the monument sign, see
Appendix 1, Project Identity Sign. Graphic murals shall be counted as art, not signage.
4. See Appendix 1 and Appendix 4 attached.
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Appendix A
Approved Plant List
Canopy Trees
Mature Canopy 314-1256 sq. ft. - Site Design Criteria Manual
Common Name
Soapberry
Bald Cypress
Black Locust
Eastern Red Cedar
Cedar Elm
Texas Mesquie
Chinquanpin Oak
Post Oa k
Live Oak
Shummard Red Oak
Texas Red Oak
Chinese Pistache
Ginko
Green Ash
Texas Ash
Bur Oak
Bigtooth Maple
Foster Holly
Caddo Maple
Peca n
Southern Magnolia
River Birch
Scientific Name
Sapindus drummandii
Taxodium distichum
Robina pseudoacacia
Juniperus virginiana
Ulmus crassifolia
Prosopis glandulosa
Quercus muhlenbergii
Quercus stellata
Quercus virginiana "Highrise"
Quercus shumardii
Quercus texana
Pistacia chinensis
Ginko bilboa
Fraxinus pennsylvanica
Fraxinus texensis
Quercus macrocarpa
Acer grandidentatum
Ilex x attenuata "Fosteri"
Acer saccharum °Caddo"
Carya illinoinensis
Magnolia grandiflora
Betula nigra
Ornamental Trees
Mature Canopy 79-314 sq. ft. - Site Criteria Manual
Common Name
American Smoketree
Crape Myrtle
Desert Willow
Downy Hawthorne
Hawthorn
Mesquite Tree
Mexican Plum
Mexican Redbud
Possumhaw Holly
Prairie Flameleaf Sumac
Red Bud
Reverchon Hawthorn
Rusty Blackhaw
Texas Persimmon
Texas Sophora
Vitex
Wax Myrtle
Yaupon Holly
Scientific Name
Conius obovalus
Lagerstromia indica
Chilopsis linearis "Warren Jones"
Crataegus mollis
Crataegus spp.
Prosopis glandulosa
Prunus mexicana
Cercis canadensis var mexicana
Llex decidua
Rhus lanceoiata
Cercis canadensis
Crataegus reverchronis
Viburnum rufidulum
Diospryros texana
Sophora affinis
Vitex agnus-castus - "LeCompte"
Myrica cerifera
Ilex vomitoria
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Shrubs
Common Name
Aga rita
Buttonbush
Sesert Spoon
Dwarf Buford Holly
Dwarf Wax Myrtle
Dwarf Yaupon Holly
Ebbing's Silverberry
False Indigo
Foster Holly
Fragrant Sumac
Glossy Abelia
Hardy Plumbago
Indian Hawthorn
Knockout Rose
Purple Smoke Tree
Red Yucca
Rosemary
Sacahuista
St. John's Wort
St. John's Wort
Texas Sage
Turk's Cap
Waxleaf Ligustrum
Western White
Honeysuckle
Yucca
Scientific Name
Mahonia (Berberis) trifolita
Cephalanthus occidentilis
Dasyliron spp.
Ilex cornuta "Dwarf Buford"
Myrica pusilia
Ilex vomitona "Nana"
Eleagnus ebbengei
Amorpha fruticosa
Ilex x attenuaa
Rhus aromactica
Abelia x grandoflora
Ceratostimgma plumbaginoides
Rhaphiolepios indica
Roa "Knockout"
Cotinus coggygria 'Royal Purple'
Hesperaloe parviflora
Rosmarius officinalis
Nolina texana
Hypecum perforatum
Hypericum beanii
Leucophyllum frutescens
Malvaviscus arboreus var.
drummondoni
Ligustrum japonica "Texana"
Lonicera albiflora
Yucca app.
Grasses / Ground Cover / Vines
Common Name Scientific Name
Asian Jasmine
Aster
Bermuda Grass
Blackfoot Daisy
Bracken Fern
Buffalo Grass
Bushy Bluestem
Butterfly Weed
Cactus
Coconut Thyme
Coneflower
Cross Vine
Daylilly
Desert Sage
Dwarf Fountain Grass
Englemann Daisy
Evening Primrose
Giant Liriope
Gray Rush
Updated t�f-N::r_° C;Y"�/<.<./.1..�.
Trachelosperum asiaticum
Aster spp.
Cynodon dactylon
Melampodium leucanthium
Pteridum aquilnum
Bucchloe dactyiodes
Andropgon Glomeratus
Asclepias tuberosa
Opuntia spp.
Thymus pulegioides coccineus
Rudbeckia fulgida
Bignonia capreoiata
Hermerocallis "Hyperion"
Salvia gregii
Pennisetum alopecuroldes'Hamin'
Englemannia pinnatifida
Oenothera speciosa
Lirope gigantea
Juncus effusus
Page 7
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
Updated t�f-N::r_° C;Y"�/<.<./.1..�.
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
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Updated t�f-N::r_° C;Y"�/<.<./.1..�.
APPENDIX 1
SIGNS
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PROJEGT VC�ENTITY SI(aN
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Page 9
APPENDIX 4
Effective Area Example
Updated t�f-N::r_° C;Y"�/<.<./.1..�.
IEFFECTIVE �IG�J ARE,� SIGN ARLa4
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