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2009-169S:\Our Documents\Ordinances\09\Rayzor Ranch Overlay and Sign District Amendments Ord doc ORDINANCE NO. AN ORDINANCE OF THE CITY OF DENTON, TEXAS, SUPERSEDING THE PREVIOUSLY APPROVED ARCHITECTURAL AND LANDSCAPE STANDARDS ASSOCIATED WITH THE RAYZOR RANCH OVERLAY DISTRICT; SUPERSEDING THE PROVISIONS OF THE RAYZOR RANCH SPECIAL SIGN DISTRICT PREVIOUSLY APPROVED BY ORDINANCE 2008-319; REDESIGNATING THE SECTION NUMBERS ASSOCIATED WITH THE CODIFIED PROVISIONS OF THE OVERLAY DISTRICT, FOR EDITORIAL PURPOSES ONLY; ALL OF WHICH CHANGES APPLY TO LAND LOCATED GENERALLY ON BOTH SIDES OF U.S. HIGHWAY 380 (WEST UNIVERSITY DRIVE), BETWEEN INTERSTATE HIGHWAY 35 AND BONNIE BRAE STREET, AND LEGALLY DESCRIBED IN THE ATTACHED EXHIBIT A; PROVIDING FOR SEVERABILITY; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF $25000.00 FOR VIOLATIONS THEREOF, AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the owner of the property defined by the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District, legally described in Exhibit "A" to Ordinance 2008-018, and incorporated herein by reference (the "Property") supports the amendments described herein to the architectural and landscape standards of the Rayzor Ranch Overlay District, and to the Rayzor Ranch Special Sign District; and WHEREAS, Sections 35.7.1, 35.7.2, and 35.7.3 of the Denton Development Code authorize the City Council to approve overlay districts to protect and enhance certain specific lands and structures which, by virtue of their type or location, have characteristics which are distinct from lands and structures outside such special districts and contain such reasonable and necessary requirements to insure the protection and enhancement of said land and structures. Further, the overlay districts are authorized to establish specific design standards and development regulations to effectuate the purpose of the district; and WHEREAS, on May 20, 2009, the Planning and Zoning Commission, conducted a public hearing, and having found that all prerequisite requirements had been satisfied, recommended approval of the requested amendments; and WHEREAS, on July 21, 2009 the City Council held a public hearing as required by law and approved the modifications to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District, as amended herein; and WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay District and the Rayzor Ranch Special Sigel District serves a public purpose; and WHEREAS, the City Council makes the following findings: A. The changes are consistent with the Comprehensive Plan; and B. The Rayzor Ranch Overlay District will protect and enhance the Property, which is distinct from the lands and structures outside of the Rayzor Ranch Overlay District, including the immediate neighborhood. NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS : SECTION 1. The findings and recitations contained in the preamble of this ordinance are incorporated herein by reference. SECTION 2. The section numbers associated with the codified provisions of the Rayzor Ranch Overlay District are hereby redesignated and relocated from Section 35.7.13 of the Denton Development Code to Section 35.7.15 of the Denton Development Code, for editorial purposes only, and the numbers of all existing subsections shall reflect this editorial redesignation. SECTION 3. The existing Rayzor Ranch Overlay District is hereby amended by superseding and replacing Exhibit B, "Landscaping and Tree Mitigation Standards", and Exhibit C, "Architectural Standards" with the attached Exhibits B and C; all other provisions and exhibits in the Rayzor Ranch Overlay District shall remain in full force and effect. SECTION 4. The standards of the Rayzor Ranch Special Sign District are hereby amended by supersedure, as reflected in Exhibit D, which shall control over all requirements of Denton Development Code Subchapter 15 - Signs and Advertising Devices that are in conflict with the provisions of this ordinance. All other provisions of Denton Development Code Subchapter 15 shall remain in full force and effect. SECTION 5. If any provisions of any section of this ordinance shall be held to be void or unconstitutional, such holding shall in no way affect the validity or the remaining provisions or sections of this ordinance, which shall remain in full force and effect. SECTION 6. Any person violating any provision of this ordinance shall, upon conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance is violated shall constitute a separate and distinct offense. SECTION 7. This ordinance shall become effective fourteen (14) days from the date of its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be published twice in the Denton Record-Chronicle, the official newspaper of the City of Denton, Texas within ten (10) days of the date of its passage. PASSED AND APPROVED this the /,51- da 2 ATTEST: JENNIFER WALTERS, CITY SECRETARY BY: APPROVED ANITA BURGESS, CITY ATTORNEY BY: List of Exhibits Exhibit A: Metes and Bounds Description and Depiction of Entire Special Purpose Overlay District Exhibit B: Landscaping and Tree Mitigation Standards Exhibit C: Architectural Standards Exhibit D: Rayzor Ranch Special Purpose Sign District 4 METES AND BOUNDS, PART ONE AND PART TWA 41 D.Z8 ACRES (TOTAL) FRANCIS BATSCN SURVEY, ABSTRACT ND. 43 B.B.B. & C.R.R. CaMPANY SURVEY, A85TRACT N4.192 C/T Y CF DENTON, DENTDN COUNT Y, 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 indeed 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 indeed 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 indeed 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 112-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 N corner; a THENCE with the north right-of-way line of West University Drive, the following courses and distances to wit: ° N --North 89°07'28" West, a distance of 773.40 feet to a 5/8-inch iron rod with "KHA" cap set for corner; --North 88°56'28" West, a distance of 1761.77 feet to a 1/2-inch iron rod found for the southeast corner of the called 8.9217 acre tract; THENCE leaving the north right-of-way line of West University Drive with the east line of the 8.9217 acre tract, W North 00°23'40" East, a distance of 276.40 feet to a point for corner; THENCE crossing the called 8.9217 acre tract, the following courses and distances to wit: J Q w a --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 corner; Q ~ --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 J 0 PORTERIANDRUS ADDITION, an addition to the City of Denton, Denton County, Texas, according to the o Plat thereof recorded in Cabinet 0, Slide 45 of the Plat Records of Denton County, Texas; N a 0 w 0 Page 1 of 6 ~ X Kimley-Harp ~ and Associates, Inc. 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 5l8-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 ALVI N AN D 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 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, North 88°31'28" West, a distance of 399.39 feet to a 5l8-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 feet to 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 set for the beginning of a curve to the right; --Easterly, with the curve to the right, through a central angle of 16°47'40", having a radius of 345.00 feet, and chord bearing and distance of North 81°39'03" East, 100.76 feet, an arc distance of 101.13 feet to a Q 5/8-inch iron rod with "KHA" cap set for the end of the curve; o --North 89°58'43" East, a distance of 364.46 feet to a518-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 o southwest corner of Lot 1, Block 10 of WESTGATE HEIGHTS, an addition to the City of Denton, Denton ~ County, Texas, according to the plat thereof recorded in Cabinet E, Slide 78 of the Plat Records of ~ Denton County, Texas; N 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: J Q w --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 corner; J --North 00°32'57" East, a distance of 318.04 feet to a 5/8-inch iron rod with "KHA" cap set for the most w northerly northwest corner of the beforementioned 121.4759 acre tract o Q~ THENCE leaving the east line of WESTGATE HEIGHTS with the north line of the 121.4759 acre tract, South w 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 o 0 line of Bonnie Brae Street; N 0 0 w 0 -L ~X Page2of6 Ifimley-Harp ~ and Associates, Inc. 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 indeed 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 PEARCYICHRISTONADDlTION 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 5l8-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 PEARCYICHRISTONADDlTION 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, o 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 o variable width public right-of-way) for the most easterly northeast corner of the beforementioned 265.6365 ° N 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 corner; J --South 00°48'51" West, a distance of 1175.56 feet to a 5/8-inch iron rod with "KHA" cap set for the w 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 J Q 252.35 feet to a 518-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 w ~ 393.63 feet to a 518-inch iron rod found for the end of the curve; N --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 o 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; w THENCE with the corner clip, South 39°33'50" West, a distance of 11.48 feet to a 5/8-inch iron rod found for 0 the south end of the corner clip; ~ -L Page3of6 Ifimley-Harp ~ and Associates, Inc. THENCE with the north right-of-way line of Scripture Street, North 88°58'00" West, a distance of 1265.16 feet to a 518-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 5l8-inch iron rod found for corner; --North 88°58'00" West, a distance of 761.56 feet to a 518-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 corner; --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 5l8-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 5l8-inch iron rod found for corner; --North 60°32'22" East, a distance of 114.22 feet to a 5l8-inch iron rod found for corner; --North 00°58'25" East, a distance of 13.09 feet to a concrete monument found in the south 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: Q 0 --South 88°56'28" East, a distance of 2440.06 feet to a 5/8-inch iron rod with "KHA" cap set for corner; 0 --South 89°01'07" East, a distance of 117.72 feet to the POINT OF BEGINNING and containing 256.91 0 acres of land. ~ Bearing system based upon Texas State Plane Coordinate System, using monuments R0610108 AND R0610060. w w This document was prepared under 22 TAC §663.21, does not reflect the results of an on the ground survey, Q and is not to be used to convey or establish interests in real property except those rights and interests implied J or established by the creation or reconfiguration of the boundary of the political subdivision for which it was prepared. Q w o~ Q~ w 0 N O N O W C~ ai Page 4 of 6 ~X Ifimley-Harp ~ and Associates, Inc. PART DNE,153.37 ACRES FRANCIS BATSDN SURVEY, ABSTRACT ND. 43 CI T Y DF DENTDN, DENTDN COUNTY, TEXAS BONNIE BRAE STREET (VARAIBALE WIDTH PUBLIC RIGHT-OF-WAY) 5006'45"W S I 148'44"W S00'37'18"W 1455, 38' 568.70' - 90.9 nor ~ . SANDY ADDITION b~~ ~ c~ VOL. 13, PG, 47 0~ ,~'4s$y~js ~ P.R.D.C.T. ~ ` ~ o, 9. POINT of ~ BEGINNING ~ w ~ `~o~ ~zYW (PART GNE) N N ]W]~~°~~ A a ~~~~o I~Um~~ ~ J ~~'I$$~m~ pV~W~ ~ O~`Q 0 2 ~ Lj Z J m Q O U p ~ (/1 ~ M ~ ~ N J ~ ~ Q o ~ , o ~ W~ ~ ~~o ~~a~ N ~ 00 x C] ~~No } C ~ ~~'~NOW h Z aJO aWZ~~~ PART 1 w J~°~ ~ ~ Q w~ ~ 15.3.37 ACRES ~ _ ~ o W ~ZN ,a~~?'oar ~ ~ A •YeJV O w ~ Q CALLED 121.4759 ACRES ~ ~ ~ ~ m ~ DESCRIP110N OF SHEPHARD HALL Q ~ ~ ~ TRACT (TRACT 2) z Q DENTDN HILLVIEW, L.P. \V D.C.C.F. No. 2005-127450 ~ R.P.R.D.C. T. ~ CALLED 2.2200 ACRES (TRACT 3) QUANTUM at DENTDN SELF STORAGE, LLLP CALLED 265.6365 ACRES VOL. 5021, PG. 01847 DESCRIPTION OF SHEPHARD HALL R.P.R.D.C.T. TRACT (TRACT 1) DENTDN HILLVIEW, L.P. " a & R N00'32'S7"E D.C.C.F. No. 2005-127450 ~ 318, 04 r ~ ~ R.P.R.D.C.T. Q CALLED 2.1017 ACRES (TRACT 2) o e ~ o a g r ~ QUANTUM at DENTDN SELF Z " STORAGE, LLLP ~ VOL. 5021, PG. 01847 1 w ~ R.P.R.D.C. T. .~O) ~ 0 a PPR~ \ ~ s p w ~ ~ ALLED 0.2254 ACRES (TRACT 1) Z o ~ ~ ~ d~, ,0~'9LZ QUANTUM at DEN TON ~ ~ a W ~ Y ti ~ ~a'~ O~ 3„Ob,4'Z.OON ~ SELF STORAGE, LLLP W~ m~ V W 2 Q .O VOL. 5021, PG. 01847 j ~ ~~~~ti 02 R.P.R.D.C.T. _ ~~jj ~ U G ~ 3U n ~ NWW~O I~, ~~41~ O O ~ ~ ~ NN a ~ oo ~N ~N ~ _ Z ~ J Q Z ~ a N00;5 x'04"W o " W oti"' 3 00'59'47"W o ~ 4a~~70' P ~ a ~ fin, coA 217.71 I ~ ~ o~,o~ o Q ~ o o ~°e `ti°o~'~ ~ d c~ - W oOp ~e ~0 ~ W Z= G~PGF~ ~e 2 ~6s'sz 0 r~ o~ M„60,8Z.lOS N e o~ o M N Z N pO Q ' J ~ N p0 O CALLED 18.269 ACRES c~ ~ ~ ~ ~ ~F p Z ~ ~ DEN TON PROPERTY ' I w ~ II II ~ JOINT VENTURE pOj > I~ ~ JI m V D.C.C.F No. 00-R0101370 ~ M ~ ~ W R.P.R.D.C. T. ~I ~ a ~ ~ ~ ❑ S C ASE: , r Y Na~,~,AY) ~ - ~ ~ w 632.6 Tp1E NI~~UWRGH1,OF f inch - 5 0 0 f z .off 5~ iN~S~ ~o>r P Page 5 of 6 ~ X N~ 6 (VARPIBA ~ Kimley-Horn ~ and Associates, Inc. PART TWn, 256.91 ACRES B.B.B. ~ C.R.R. COMPANY SURVEY, ABSTRACT N~.192 CI T Y ~F DENTIN, DENTIN COUNTY, TEXAS a CALLED 121.4759 ACRES DESCRIPTION OF SHEPHARD HALL ~ no TRACT (TRACT 2) ~G~ 2ro DENTON HILLVIEW, L.P. A ~ o ~ ti D. C. C. F No. 2005-127450 ~ AR~ o i-2m hU~v ~O~O~ `I~ ~ ~ ~ NEST UNIVERSITY DRIVE {U.S ~ y HI(~IWAY Na 380) I (100.02-f00T WIDE PUBLIC RIGHT-OF-WA1~ S89'01'07"E ~60~4.2,~2„E~ 588' 6''28"E ~ X440.06=~ r--- ~ c N00'S8'25"E N46'0412"E LoT 2 m e 303.95' 13.09' Lor 3 P~iucr ~'~$3 0~ / o~` POINT OF ~aoi~ ~ BEGINN~IgN, G CAB. B, SLIDE 34 ~ ~ {PART 1 VVO} P.R.D.C.T. p~1~~' '1 ~ ~ ~N14'50'06"E ~o~ ~ a ,~`o~~ 171.01' ~1'/CHRISigW ~DITi01V N0. 1 ~0'~' G CAB. 8, SLIDE 34 ~P0 Q' P.R.D.C. T. ~ 71 .59' S01'08'26 "W 589'04'34 "E 730.60' ~f 600.00' f 0 o Q PART 2 W 256,91 ACRES 2Z y~ ~ U D N CALLED 265.6365 ACRES Q m ~ -~1 DESCRIPTION OF SHEPHARD HALL ~ ~ fD TRACT (TRACT 1) ~ o ~ DENTON HILLVIEW, L.P. W o Q = D.C.C.F. No. 2005-127450 ~ 3 ~ v = R.P.R.D.C. T 2 W ~ pQ mQ a ~ ~ -C co ~ o Z ~ o N 0 o~ A ~ ~W ~ W I ~ ~ ~ ~ ~ N d' _ O ~ ~ X W 3 N88'58'00 "W 761.56' d=57'31'56" Q R=392.01' d=45'01'58" ~ 3 L=393.63' R=321.07' > ~ 00 CALLED 265.6365 ACRES ~ , CH=S17~4'48"W L=252.35' ~ ~ ~ DESCRIP110N OF SHEPHARD HALL p O CL=377.30 CH=N2319 47 E Q ~ N a O TRACT (TRACT 1) N ~ c~ O DENTON HILLVIEW, L.P. Q O CL=245.91 w O ~ D. C. C. F No. 2005-127450 ~ SCRIP NRE STREET o U1 R. P. R. D. C. T. O (VARIABLE WID1N PUBLIC 511'41'10"E N N15'50'30"W 2 RIGHT-OF-WAY) 10.57' °o `~I 38.32' N yr E N88'48'26"W ,N88~ 8'00"W N88'S8'00"W 65 6 S39'33'S0"W ~ 41.73' 8.44' 11.48' o w S SCAiJE: ~ ~ inch = 600 f~, Page 6 of 6 ~ X ~ Kimley-Horn ~ and Associates, Inc. Exhibit B LANDSCAPE GUIDELINES RR-2 AND RR-3 MARKETPLACE AREAS Article 1 General Landscape Guidelines A) Landscape Plan Landscaping must be provided in accordance with the attached landscape plan in Appendix D unless otherwise stated in this Exhibit. B) Open Space Requirements The RR-2 and RR-3 areas of the Marketplace shall maintain a minimum average open space of 21 % of the overall site. This open space shall include all planted areas (parking lot islands, planted buffer strips, sidewalks within planted areas and paved plaza spaces). It shall not include parking, road, or drive areas, building footprint areas and loading docks. Tree canopy coverage in the Marketplace must average 28%. C) Parking Field Requirements The RR-2 and RR-3 areas of the Marketplace will incorporate the following planting guidelines in all parking areas: 1) Landscape Islands There will be one planted island for every 10 linear parking spaces. This planting island shall occupy one (1) standard parking space. Each island shall contain 1 shade tree (2" min. cal.) from the Approved Plant List (see Appendix A). Alternatively, there will be one planted island for every 20 linear parking spaces. This planting island shall be no less than the same size as 2 standard parking spaces. Each island shall contain 2 shade trees (2" min. cal.) from the Approved Plant List (see Appendix A). Ground cover within the island shall be 100% turF, shrub, planted groundcover, gravel, or mulch or combination thereof (See Diagram 1). 2) End Islands There shall also be an end island for every parking row. This end island shall occupy one (1) standard parking space. Each island shall contain 1 shade tree (2" min. cal.) from the Approved Plant List (see Appendix A). An example of the end islands can be found in Diagram 1. Ground cover within the island shall be 100% turf, shrub, planted groundcover, RAYZOR RANCH LANDSCAPE GUIDELINES gravel, or mulch or combination thereof (Please see Diagram 1). 3) Minor Amendments The Director may approve alternate tree locations utilizing the minor amendment process to avoid conflicts with utilities as defined in the Denton Development Code. 4) Spacing From Public Utilities a) Water and Wastewater Lines - No trees shall be planted closer than nine (9) feet from any public underground water or wastewater utility main unless applicable staff approves a special circumstance. The location of the water or wastewater utility line shall be considered, for distance purposes, to be the surFace of the ground above the line. b) Fire Hydrants - No trees shall be planted closer than ~ 10 feet from any fire hydrant. Article 2 Buffers and Screening A) Residential Development Buffer Between RR-2/RR-3 and SF-1 The Residential Development Buffer for the RR-3 District shall consist of a wall at least eight feet (8') tall, constructed of masonry or modular concrete. There shall be at least one (1) ornamental tree every 20 feet on center on the north side of the eight foot (8') tall wall for the portion of the wall in the RR-3 area adjacent to the residential area labeled on the Rayzor Ranch Concept Plan as SF-1. The Residential Development Buffer between the RR-2 area and the SF-1 area shall consist of the water quality and detention basin landscaped in accordance with the approved ISWM plan. The detention basin will be fenced with a six foot (6') tall black poly coated chain link fence. B) Buffer Between the Existing Nonresidential Development North of RR-3, Lot 11 The Buffer shall consist of a wall at least eight feet (8') tall, constructed of masonry or modular concrete. Page 2 RAYZOR RANCH LANDSCAPE GUIDELINES C) Buffering along Bonnie Brae Street, North of U.S. 380 A minimum 10' wide sidewalk/trail will be located within this buffer to provide a connection between McKenna Park and North Lakes Park. D) Service and Equipment Screening 1 } Refuse Container Screen Trash receptacles shall be screened in accordance with Article 1.A.3 of the Rayzor ranch Architectural Guidelines. The construction of refuse screening areas must comply with the Municipal Solid Waste and Recyclables Storage and Enclosure Requirements adopted by the City of Denton on May 8, 2009. 2} Service Corridor Screen When adjacent to residential uses, commercial and industrial service corridors shall be screened. Siting and design of such service areas shall reduce the adverse effects of noise, odor and visual clutter upon adjacent residential uses. 3} Mechanical Equipment Screen All mechanical equipment shall be screened from any public right-of way or adjacent to residential use or zoning district. Ground mounted equipment can be screened with evergreen shrubbery or masonry or concrete screen wall. Gates, if incorporated in the design of the screen wall, can be constructed of metal. Screening is subject to approval by the appropriate controlling utility. 4} Outdoor Storage All outside storage shall comply with the provisions of Section 35.12.7 of the Denton Development Code. Article 3 Access, Parking and Circulation Requirements A) External to the Development 1 } Vehicular Access a) Access Management The Marketplace shall provide access that complies with Access Management principals of location, spacing and sharing of curb cuts. The Marketplace shall provide adequate stacking distance for all entrances. Page 3 RAYZOR RANCH LANDSCAPE GUIDELINES b) Connectivity Connectivity may be provided from the RR-2 Marketplace to the SF-1 district by a single road with anorth/south orientation on the western edge of the RR-2 District. Extension to existing single family zoning to the north may be provided at the time of development of the Rayzor Ranch single family lots. 2} Pedestrian Access All developments shall provide pedestrian access by linking to any adjacent sidewalk(s), multi-use paths} or public transportation stop. 3} TransitAmenities Transit amenities, bus shelters, and pullouts shall be provided as required under Subchapter 20 Transportation of the City of Denton Development Code. B) Internal to the Development Vehicular Circulation a) Internal circulation shall be well defined by use of end caps and landscaped areas. b) Cross Access: Prior to division of property, circulation and access standards shall be applied and, if necessary, cross easements shall be required so that access to all properties created by the subdivision can be made from shared curb cuts. Article 4 Parking Lot Landscaping and Screening Standards In addition to Article 1 above, all parking lots, which for purposes of this section, include areas of vehicle maneuvering, parking, and loading, shall be landscaped and screened as follows: A) Landscape Standards 1 } A minimum of 7% of the total parking area shall be landscaped. 2} A minimum of 15% of the required parking shall be covered by tree canopy. Page 4 RAYZOR RANCH LANDSCAPE GUIDELINES 3) The tree species shall be an appropriate shade tree and shall be selected from the Approved Plant List (see Appendix A) for the Rayzor Ranch Development. 4) Poly-coated chain link fencing is allowed for security and utilitarian purposes, but is not considered a screening fence. B) Screening at Right of Way: Parking is allowed in front of a building if the parcel meets the following design standards. 1) Parking lots shall be separated from the street frontage by a minimum 15 foot wide Right-of-Way Screening Landscape Area to reduce visual impacts. 2) The minimum 15 foot wide Right-of-Way Screening Landscape Area is the area located between the right-of-way and the parking lot. Utility easements are allowed to count towards part of the 15-foot wide Right-of-Way Screening Landscape area subject to required separation from utilities. 3) The number of large trees required will be calculated by providing one (1) large tree for every 45 feet of the Right-of- Way Screening Landscape Area. The required numbers of trees do not have to be planted on 45-foot centers, but can be clustered. 4) A minimum of three small accent trees clustered every 30 linear feet within the Right-of-Way Screening Landscape Area may be substituted for the large tree requirement. 5) At least one or any combination of the following shall be used to help screen the parking lot: a) Xeriscape landscaping may be planted within the Right- of-Way Screening Landscape Area. Xeriscape landscaping shall require water irrigation for a period of three years for landscaping to be established. After 3 years, no irrigation is required; b) A minimum three foot high row of evergreen shrubs planted within the Right-of-Way Screening Landscape Area. The shrubs may be grouped and not planted in a continuous row provided that the shrubs overlap to form a continuous buffer; or Page 5 RAYZOR RANCH LANDSCAPE GUIDELINES c) A minimum three-foot high continuous wall made of any combination of wrought iron, masonry, or stone within the Right-of-Way Screening Landscape Area. If wrought iron is used, vines shall be grown on the wrought iron to help screen the parking lot. Article 5 Tree Maintenance and Tree Mitigation A) Each replacement tree shall have a minimum caliper of two (2) inches, measured six (6) inches above grade and must be at least five (5) feet tall when planted. B) All replacement trees must be Large Canopy Trees and be included on the Approved Plant List found in Appendix A. C) A perFormance bond is required prior to the issuance of a building permit for each phase of Rayzor Ranch. The purpose of the performance bond is to ensure that the landscape and trees are planted and well maintained. Upon completion of the three (3) year establishment period for all plantings within the Rayzor Ranch project, the City shall inspect the trees to determine if 90% of the trees are healthy and have a reasonable chance of surviving to maturity. Upon such a finding, the City shall release the perFormance bond. If the applicant does not take remedial steps to bring the property into compliance, the City shall make demand for payment of the bond. The City may use all legal remedies to enforce this requirement, in addition making demand on the bond. D) The developer shall pay $215,500.00 into the Rayzor Ranch Tree Mitigation Escrow Fund prior to the issuance of the first clearing and grading permit for the Rayzor Ranch development. Any accumulated interest shall be available for additional tree planting and maintenance of public trees in the Rayzor Ranch development, or as otherwise specified herein or in other agreements with the City. The Developer shall bear all administrative costs for the Rayzor Ranch Tree Mitigation Escrow Fund. The City must be a third party beneficiary to the Rayzor Ranch Tree Mitigation Escrow Fund, to be held in trust by the City or a designated third party agent. Funds paid into the Rayzor Ranch Tree Mitigation Escrow Fund shall be used to purchase plant and maintain trees in Rayzor Ranch. At the completion of the Rayzor Ranch project, any remaining funds may be used to plant trees on public property within five (5) miles of Rayzor Ranch. Page 6 RAYZOR RANCH LANDSCAPE GUIDELINES E) Tree mitigation will also be subject to the criteria established in Section 35.7.15.7 of the Rayzor Ranch Overlay District. Article 6 Interim Landscape Areas A) The landscaping required along the frontage of Bonnie Brae will not be required to be installed until six (6) months after the installation of the 42-inch water line by the City of Denton is constructed and accepted. B) Landscaping for the water quality /detention basin must be completed within six (6) months of the issuance of the first certificate of occupancy for the Junior Anchor retail building located in the RR-2 Marketplace. C) The U.S. 380 (University Drive) right-of-way landscape screening will follow the following sequencing: 1) There will be no landscaping required for 180 days after the U.S. 380 construction is complete. If final construction has not begun on the permanent landscaping shown on the Master Landscaping Plan after the 180-day time limit expires, then temporary grass and irrigation will be installed. 2) Final right-of-way screening must be installed within six (6) months after the final certificate of occupancy is issued for 80% of the lots fronting U.S. 380 or within two years of the effective date of this Exhibit, whichever is less. This is to ensure that landscaping is uniform at the time of installation. Article 7 Amendments to the Landscape Plan A) The Director may authorize minor changes in the landscape plan that otherwise comply with the Overlay District ordinance and do not: 1) Reduce the perimeter landscape buffer strip shown on the original landscape plan; 2) Detrimentally affect the original landscape plan's aesthetic function relative to adjacent right-of-way or surrounding property; or 3) Detrimentally affect the original landscape plan's screening or buffering function. Page 7 RAYZOR RANCH LANDSCAPE GUIDELINES B) For purposes of this subsection, "original landscape plan" means the earliest approved landscape plan that is still in effect, and does not mean a later amended landscape plan. For example, if a landscape plan was approved with the Overlay District and then amended through the minor amendment process, the original landscape plan would be the landscape plan approved with the Overlay District, not the landscape plan as amended through the minor amendment process. If, however, the landscape plan approved with the Overlay District was replaced through the zoning amendment process, then the replacement landscape plan becomes the original landscape plan. The purpose of this definition is to prevent the use of several sequential minor amendments to circumvent the zoning amendment process. Page 8 RAYZOR RANCH LANDSCAPE GUIDELINES A endix A pp Approved Plan List Canopy Trees Mature Canopy 314-1256 sq. ft. -Site Design Criteria Manual Common Name Scientific Name Soapberry Sapindus drummandii Black Locust Robins pseudoacacia Eastern Red Cedar Juniperus virginiana Cedar Elm Ulmus crassifolia Texas Mesquie Prosopis glandulosa Chinquanpin Oak Quercus muhlenbergii Post Oak Quercus stellate Live Oak Quercus virginiana "Highrise" Shummard Red Oak Quercus shumardii Texas Red Oak Quercus texana Chinese Pistache Pistacia chinensis Ginko Ginko bilboa Texas Ash Fraxinus texensis Bur Oak Quercus macrocarpa Bigtooth Maple Acer grandidentatum Foster Holly Ilex x attenuate "Fosteri" Caddo Maple Acer saccharum "Caddo" Southern Magnolia Magnolia grandiflora River Birch Betula nigra Ornamental Trees Matue Canopy 79-314 sq. ft. -Site Criteria Manual Common Name Scientific Name American Smoketree Conius obovalus Crape Myrtle Lagerstromia indica Desert Willow Chilopsis linearis "Warren Jones" Downy Hawthorne Crataegus mollis Mexican Plum Prunus mexicana Mexican Redbud Cercis canadensis var mexicana Prairie Flameleaf Sumac Rhus lanceoiata Reverchon Hawthorn Crataegus reverchronis Rusty Blackhaw Viburnum rufidulum Texas Persimmon Diospryros texana Texas Sophora Sophora affinis Vitex Vitex agnus-castus - "LeCompte" Wax Myrtle Myrica cerifera Yaupon Holly Ilex vomitoria Page 9 RAYZOR RANCH LANDSCAPE GUIDELINES Shrubs Common Name Scientific Name Agarita Mahonia (Berberis) trifolita Sesert Spoon Dasyliron spp. Dwarf Buford Holly Ilex cornuta "Dwarf Buford" Dwarf Wax Myrtle Myrica pusilia Dwarf Yaupon Holly Ilex vomitona "Nana" Ebbing's Silverberry Eleagnus ebbengei Foster Holly Ilex x attenuaa Fragrant Sumac Rhus aromactica Glossy Abelia Abelia x grandoflora Hardy Plumbago Ceratostimgma plumbaginoides Indian Hawthorn Rhaphiolepios indica Knockout Rose Roa "Knockout" Red Yucca Hesperaloe parviflora Rosemary Rosmarius officinalis Sacahuista Nolina texana St. John's Wort Hypecum perforatum St. John's Wort Hypericum beanii Texas Sage Leucophyllum frutescens Malvaviscus arboreus var. Turk's Cap drummondoni Waxleaf Ligustrum Ligustrum japonica "Texans" Western White Honeysuckle Lonicera albiflora Yucca Yucca app. Grasses /Ground Cover /Vines Common Name Scientific Name Asian Jasmine Trachelosperum asiaticum Aster Aster spp. Bermuda Grass Cynodon dactylon Blackfoot Daisy Melampodium leucanthium Bracken Fern Pteridum aquilnum Buffalo Grass Bucchloe dactyiodes Butterfly Weed Asclepius tuberosa Cactus Opuntia spp. Coneflower Rudbeckia fulgida Cross Vine Bignonia capreoiata Daylilly Hermerocallis "Hyperion" Desert Sage Salvia gregii Englemann Daisy Englemannia pinnatifida Evening Primrose Oenothera speciosa Giant Liriope Lirope gigantea Gray Rush Juncus effusus Page 10 RAYZOR RANCH LANDSCAPE GUIDELINES Hameln Grass Pennisetum alopecuroides "Hemeln" Inland Sea Oats Chasmanithuim latifolium Kentucky Wisteria Wisteria macrostachya Lady Banks Rose Rosa banksiae Little Bluestem Grass Schizachyrium latifolium Little Bunny Fountain Pennistemum alopecuroides "Little Grass Bunny" Lirope Lirope muscari Maiden Grass Miscanthus sinensis "Gracillimus" Mexican Feather Grass Nasella(Stipa) tenuissima Muhly Grass Muhienbergia spp. Orange Wedelia Wedelia hispida Prairie Zinnia Zinnia grandiflora Purple Cornflower Echinacea pupurea Purple Wintercreeper Euonymous fortunei Russian Sage Perovskia atriplicfloia Sideoats Grama Bouteova curtipendula Texas Green Eyes Berlandiera texana Texas Sage Leucophyllum frutescens Trumpet Honeysuckle Vine Lonicera sempervirens Trumpet Vine Camsis radians Turfallo grass Bouteloua dactyloides Virginia Creeper Parthenocissus quinquefolia White Sagebrush Artemesia ludoviciana Yellow Elder Tacoma stans Page 11 RAYZOR RANCH LANDSCAPE GUIDELINES A endix B pp Tree Mitigation Chart Ra~zar .R~n~h M~iti~~ti~n hart North ite Total caliper inches of trees taken down and still remaining i 11 caliper inches of tfre 7~~ are ~~uality~Protec#ed Trees a54 ~lip~r ins df #h~ ~7~ inhe r~~#~ken down 2189 ~aliper inches of the ~T~ inches are remaining X71 inches Inches of C~uali#fPro#ec#ed Trees 7~ inches are ecand~ary Trees requiring mitigatian = g44 caliper inches 1~1 are ualitylProtected Trees requiring ar x:1.5 mitigation # the worst case scenario 1: ~ caliper inches Total oallper ~nohes to ~nltlgate = 944 + ~ = Inches This is ~ trees assuming mitigation is v~ith o~liper trees South bite Trees to Preserve: 3 duality Trees = 4.4 inches ~Pro#ec#e~ Trees = 4.5 inches Total o~lip~r ir~oh~~ ~rerv~ _ ir~oi~~ Tfees to M itigate: 4 ~Quali# Trees = 1. ~ inches ~ Pro#~#ed Tries = X95.5 inh~ Lane.econdar = 49.4 inches 1.~. eoond~r.~ _ 3.5 inches Total tali per inohes to~ mitigate = ~4~7.5 inches This i~ try ~~urning mitigation i v~rith:~" o~lip~r tr'~~~ Miti ation Total of North and oath Sites _ ~~T~4,~~ inches Pr'~~rrr~tioe Total of North ~n~ youth i#, = 9.~ inoh *Thia rni#igation plan ie ~ proposed plan. If ~n~ tran~plarr~ #r dle wlthlr~ the first gear, the developer wlll replace the tries wlth the equivslen# number of caliper inches: Page 12 ►~~i ~CCJ'F~ 1~~111~C,:~1 L~~VC~g~,;~~'t ~iJ~►CJ►~L~lVt, A endix C pp Landscape Chart ~ ~ ~~c~ ~ ~ ~ ~ C ~ CV G4 I4 ~ ~ ~ CV Uhl ~ C~ R~ fp U ~ C C ~ ~ ~ Q1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ C? LC ~ ~ ~ ~ ~ ~ ~ ~ ~ E~+ ~ ~ ~ E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ C ~ ~ ~a L ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ L] 4. ~~I ~ [l, iL~ ~ ~ E ~ E ~ ~a~° ~ ~ ~ ~ w^~' Q ~7 Q ~ ~ ~ G C_ ~ Cl~ C_' ~ 41 ill J'~ i ~ ~ ~ ~ N ~ "Q r r ~ ~ CIF ~ ~ ~ 9A ~ti ~ ' ~ Ci ~a ~ ~4 ~ ~ ~ ~ ~ ~ Rf ~ ~ ~ ~ a~ ~ ~ ~ tv ~ ~ ~ c~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r~ ~ ~u ~ ~ L L. L L 4 ~ ~ ~ ~ ~ ~ ~ ~ i Page 13 ►~~i ~CCJ'F~ 1~~111~C,:~1 L~~VC~g~,;~~'t ~iJ~►CJ►~L~lVt, A endix D pp Landscape Plan H A ~ ~ ~i i e,4a s~~ r i ~I L'. ~ S I ` ~ . ° e. i ~ Ir. use d ~ J ~ ar'd tt °J k I ~ a 5 ~ I ~ ~ro ~t,5r R d / ~}G. 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III p ~ A ,d' , ~ M ~ I L~ a. ~vt `~`.s-•- L~~3Tf lyw-aly al I ~L,°: ~,_.1 _il • ~ ~ r~ { k. ~ TT I w . _ _ , I ,ate Y ~ .r ar V 9I' 6 ~ 1 I Y 5 ~~`.r ~ rota a}, i y I e~l ~ 4 ~ Y ~ I ~ ~ , # Page 20 ►~~i ~CCJ'F~ 1~~111~C,:~1 L~~VC~g~,;~~'t ~iJ~►CJ►~L~lVt, Diagram 1-Parking Lot Landscape Islands ~-a, .ryl tlIIII V Y VI Y j I ! 4''K ,I 1 1 9 ! ~ ~ ~y - i i ~'E q r ~ ~ r .'f~ ~A ~6~ ~v"~ +d Lr..L~ ~51, LM1+ A~YL~ r ~~~~i.~ ~~lA~ PI JV+9°IL. +~~7~~~f~ ~I~~ ~445d~~ e~ ~4~"L t~41~'~4'~i7 ~I~ 4~~e4W1~ 5~,~ ~E g~J ~ A RSA ALL BE ~JJtC r,dC~ 8tl f A RSA Hit ~ hf ~'t~T~Y ~~~5 A F~+Ci SZ~G~~Y ~~~5 T~d~~ ~ FfIZL u e o .r F'~ 1 5 ' A Ysa,.r'' 1 I i q~~~rqq ~{.yy q~ry ~•r ,n .fir ~ J i! 1.+~~ ,7' ~ 7 V ,3I~~ 4~J I ~f ~id ,~}r~ ~C ~ J~ rs' t:. y~. ii fir' 13 t J~ } rr' ,rA af'r. r,r~+ ~ ff ,~i~+r';J is ~'r' ~i ffr+. Jr J fr } ` p dr/° ~r d r j/y~` a..~lf+ rf i !I f ffr +fr~ y'{J/ ~~y1 J7 er t' ~°J ~f i, j~` f~ t:' fed .J~ T °i e?~ .i ~.f ~ - ~ F ~ '~IPL I~.~l~ i ~`I~T~I T~I~ x' t ~ c`. ~ e. 1., /~f ~ fr u f rr r ,si- fr i'~ fr r: r1°~ ; ,.f t j)F p } YyI / f 7 Fr ~ d t J d 4F ~ ~af ~ ~ tft r£ rf ~ r f'; r ~ ~ f °r?r it .il~ 1~'~'~ ✓ ~~r r~r ffr 1~ 1 J.~'.r k ff/7 P 1~f ~ ~f~' 1'rr( f`} J f Pf9 ,tee 111 A fiF+J r 8r a} + Far f , C F~ Td Y J f f d~,~ f } f ,~,f~f !ft 1 ~ f1 r r . ~ ~ a~f a°t~ ~ f~ J d ~ d }~~f 't f pt~dt ~ f~ f~f+~ ~rJ}r t t fi f~ }P J,'J /~,'f f'' } ~t d"~f d~ } ~ ,'t' r~~ ~`ar of r;J ai .r - r ~.r nj FA, Sa' ~A f i,~, ir~+ ~r & i'!' ply i✓ ,y~y /yJ p~5~ r.'S ? f~f r a ~ iFL! ~a~LL..~ ~ CI~J~I ~ tilf ~rf'19...~,.7 ~~1~L~ ~L~.~ PI~III Page 21 Exhibit C ARCHITECTURAL GUIDELINES Article 1 RR-2 Nonresidential Buildings (RR2) Nonresidential buildings in the RR-2 Subareas as shown on the Rayzor Ranch Concept Plan shall comply with the following standards. A) Orientation 1) Building frontages greater than 100 feet in length shall have vertical and horizontal facade articulation and other distinctive changes in the building facade, such as, but not limited to, materials, color or texture, below the sign band. 2) Buildings shall incorporate some combination of arcades, roofs, alcoves, porticoes, canopies or awnings as a design element of the facade. 3) Loading docks, trash receptacles, storage areas and mechanical equipment shall be screened from public streets by evergreen shrubbery, trees, masonry, or concrete screenwall. If screening a loading dock with shrubbery, the shrubbery must be a minimum of five (5) feet tall at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. An example of this screening can be found in Appendix 7. If screening trash receptacles, storage areas and mechanical equipment, the shrubbery must be a minimum of one (1) foot taller than the facility or item they are to screen at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. 4) Buildings shall have a design element that emulates at least one of the Rayzor Ranch Architectural features which are in the Ranching Heritage Architectural style. The features include the use of at least one of the following: RAYZOR RANCH ARCHITECTURAL GUIDELINES a) Native Texas quarried natural stone or limestone. b) Sloped metal roofing to match color palate. c} Freestanding stone element, such as fireplace, obelisk, or other design feature. d) The use of shading elements, such as a canopy, portico, trellis, or awning. 5} On single tenant retail buildings greater than 20,000 sq. ft. (Junior Anchors) with facades that are facing U.S. 380 and Bonnie Brae, in addition to the requirements set forth in Sections 1-4 above, the building shall also include the following design elements: a) Color change, texture change, and material changes within the wall at intervals not to exceed 100 feet. b) At least one change in wall plane not less than 12 inches in depth and extending a minimum of 10 feet. See Appendix 6 for an example. c} At least one variation in the top of wall, a minimum of two feet (2'} in height and be a minimum of two feet (2') wide. See Appendix 6 for an example. d) Overhanging eaves or horizontal elements, sloped roof elements, or cornice expressions or coping detail of a minimum of 12 inches tall and six inches (6") deep. See Appendix 6 for an example. e) Each building shall have a clearly defined, visible customer entrance on one side. Stone is required to be used as a portion of the wall material at each customer entrance. Page 2 RAYZOR RANCH ARCHITECTURAL GUIDELINES B) Building Materials 1 } Window glass may not be flush with exterior wall treatment, or if flush, shall have a surround of wood or metal frame, or wall trim material. 2} All sides of buildings visible from the streets, or internal customer areas of the site, shall be constructed of masonry, natural stone, decorative block, concrete, stucco or other high quality material customarily used for the building style (such as natural metals or EFIS). Gables, windows, doors and related trim are not included in this requirement. Wood and HDO board may be used. Acceptable material and color palette includes: (reference Appendix 1-4): a) Native Texas quarried natural stone or limestone of varying colors, sizes and textures; b) Concrete -Architectural finish. Texture coated or textured and colored. c} Masonry d) Porcelain Tile e) Glass f) Galvanized metal panels or prefinished architectural metal panels of a gray tone, neutral or earthtone color; g) Painted siding of a warm, neutrallearthtone or gray tone color; h) EIFS or stucco of a warm, neutrallearthtone or gray tone color; i} Accent colors of a warm, neutrallearthtone range are encouraged but should be used in a limited manner; j} Natural metals such as but not limited to zinc and copper; k} Roofing tile, metal roofing shingles and panels, or slate in galvanized or natural/earthtone color. I} Natural wood, stained or painted. Page 3 RAYZOR RANCH ARCHITECTURAL GUIDELINES 3} Glass. Use of glass for displays and to allow visual access to interior space is permitted. Buildings may not incorporate glass for more than 70% of the building skin. 4} Each building must incorporate some natural stone on walls visible to customers. 5} Metal Roofs. Metal roofs visible from grade are permitted provided that they standing metal seam, batten seam or metal shingles. Page 4 RA YZOR RANCH ARCHITECTURAL GUIDELINES Article 2 RR-3 Area Development Regulations (RR3) Building design shall contribute to the uniqueness of the development with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. In the case of a multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive place within the zone district or community. A standardized prototype design shall be modified as necessary to comply with the requirements of this subsection. Developments involving a gross floor area in excess of 40,000 square feet of a single user and located in a RR-3 district shall comply with the following standards: A) Orientation 1) Architectural features on building facades that are visible from I-35N and West University Drive (excluding facades facing residential property that are screened by an eight-foot fence or wall and facades facing the side or rear of property zoned and used for commercial purposes or industrial purposes) shall provide the following design features: (Refer to photographs in Appendix 6) a) Facade walls shall not have an uninterrupted length in excess of one hundred feet (100'). Facades to provide the following at intervals no greater than one hundred feet (100') excluding elements provided in Item d (Entryways) below: i) Color change, texture change, and material changes within the walls; ii) A change in wall plane no less than twelve inches (12") in depth extending a length of a minimum of twenty feet (20') and; Page 5 RA YZOR RANCH ARCHITECTURAL GUIDELINES iii) Variations in the top of the wall of a minimum of two feet in the height. b) Top of walls shall also have overhanging eaves or horizontal elements, extending no less than three (3) feet past the supporting walls, or sloped roof elements, or cornice expressions or coping detail or minimum twelve inches (12") tall. c) Facades shall also provide at least one of the following: i) Wall plane projections or recesses having a depth of at least 3% of the length of the facade and extending at least 20% of the length of the facade, not to exceed one hundred feet (100'). ii) Pilasters projecting from the plane of the wall by a minimum of sixteen inches (16"). The use of pilasters to interrupt horizontal patterns such as accent banding is encouraged. iii) Canopies, awnings, or porticos projecting a minimum of six feet (6') from the plane of the primary facade walls. iv) Repetitive ornamentation including decorative applied features such as wall-mounted light fixtures or applied materials. Repetitive ornamentation shall be located with a maximum spacing of fifty feet (50'). v) Faux window/framed elements. d) Each large retail establishment on a site shall have clearly defined, highly visible customer entrances. Stone is required to be used as a major portion of the wall material at each customer entrance. Page 6 RA YZOR RANCH ARCHITECTURAL GUIDELINES e) The building shall have a design element that emulates the Rayzor Ranch signature feature. This includes building materials and architecturally compatible light fixtures. This element should occur at an entryway. 2) Architectural Features on building facades facing residential property that are screened by an eight-foot tall fence or wall and facades facing the side or rear of property zoned and used for commercial purposes or industrial purposes should have the following elements: (Refer to photographs in Appendix 5) a) A pattern that includes all of the following elements at intervals of no more than one hundred (100') feet, horizontally. The following pattern is also to occur vertically at least once within the height of the building, above ten feet (10') height: Color change, texture change, and a change in plane, no less than two-feet eight inches (2'-8") in width, such as an offset, reveal or projecting pilaster with a stepped capital or coping. b) Variation in the top of the wall of a minimum two feet (2') change in height at maximum of two hundred feet (200') intervals. Peaks, arches, or other expressions of the front wall form are encouraged and should be used. c) Top of the wall to have a cornice or coping detail a minimum of twelve inches (12") tall. 3) Sidewalk display and cart storage. Areas for customer loading or merchandise display and cart storage shall be clearly delineated and shall not be located in front of any customer entrances, exit door(s), or within fifteen feet (15') on either side of the door(s). Page 7 RAYZOR RANCH ARCHITECTURAL GUIDELINES 4} Permanent outdoor display, sales and storage. Merchandise may be stored or displayed for sale to customers on the front or side of the buildings in accordance with this paragraph. i} The total square footage of all permanent outdoor storage, display, and sales areas shall be limited to 10% of the footprint of the building, but in no event shall exceed 20,000 square feet, except for home improvement use, which may not exceed 45,000 square feet of outdoor storage and the 10% footprint restriction does not apply. ii) Permanent outdoor storage, display and sales shall be contiguous to the building and shall not be permitted within seventy-five feet (75') of residential property. iii} The permanent storage, display and sales area shall be enclosed by a minimum eight-foot (8') wall of columns minimum two feet (2'} wide, of like appearance to the building with wrought iron or decorative tubular fencing between, and topped by wrought iron or tubular steel fencing. No merchandise other than trees shall be visible above the wall or fence. (See Appendix 5) iv) Seasonal outdoor display will be allowed. Size will be limited to 11,000 square feet maximum. Dates for outdoor display will be year round. Merchandise may not exceed ten feet (10') in height except for trees. 5} Rear Storage. Bulk merchandise may be stored behind the building. The sides and back of the storage area shall be screened with a chain link fence covered with windscreen, except for any side or back that is separated from any residential property by an eight-foot masonry wall and landscaped buffer yard, in which case additional screening is not required. Windscreen shall be maintained in good repair and free of tears. The rear storage area shall not be Page 8 RAYZOR RANCH ARCHITECTURAL GUIDELINES accessible to customers. Merchandise shall be stacked no higher than twenty-five feet (25') or level with the top of the adjacent sidewall of the building, whichever is lower, and may not be stacked above the height of the chain link fence. 6} Pickup and Delivery. Outdoor storage, pickup, delivery, loading and unloading of merchandise, equipment or other items may not occur within one hundred feet (100') of residential property. Loading docks must be located to the side or rear of the building unless the loading area is completely screened from the street, and loading docks shall be located more than one hundred feet (100') from residential property except for area by Greenway Drive which shall be seventy five feet (75'). Pavement may be located within one hundred feet (100') of residential property. 7} Trash Collection and Compaction. Trash collection and compaction may not occur within one hundred feet (100'} feet of a residential or within 75 feet of Greenway Drive, and shall be screened from public view. 8} Mechanical equipment. No mechanical equipment may be located within one hundred feet (100') of a residential lot. Mechanical equipment shall be screened from public view on site. B) Building Materials 1} Fronts and street sides of buildings, excluding windows, visible from public right-of-way shall be non-reflective and shall be of wood, masonry, stone, concrete, decorative block, stucco, HDO board or other high quality material customarily used. For purposes of this subsection non- reflective means materials with exterior visible reflectance percentages less than 27 percent. Page 9 RAYZOR RANCH ARCHITECTURAL GUIDELINES Acceptable material and color palette (reference Appendix 1-4): a} Native Texas quarried natural stone or limestone of varying colors, sizes and textures; b} Concrete -Architectural finish. Texture coated or textured and colored. c) Masonry - brick or decorative CMU. d} Porcelain Tile e} Galvanized metal panels or prefinished architectural metal panels of a gray tone, neutral or earthtone color; f} Painted siding of a warm, neutral/earthtone color in accent areas only; g} EIFS or stucco of a warm, neutrallearthtone color; h} Accent colors of a warm, neutrallearthtone range are required but should be used in a limited manner; i) Natural metals such as but not limited to zinc and copper; j) Roofing tile, metal shingles and panels, or slate in galvanized or naturaUearthtone color. k) Natural wood, stained or painted. 2} The use of ground mounted lighting or pedestrian level accent lighting is encouraged. Page 10 RAYZOR RANCH ARCHITECTURAL GUIDELINES Article 3 Office (O) Nonresidential buildings in the 0 District as shown on the Rayzor Ranch Concept Plan shall comply with the following standards. However, the Cook's Children's Hospital can incorporate architectural elements in their design that include items detailed in Appendix 8. A) Orientation 1} Building frontages greater than 100 feet in length shall have vertical and horizontal facade articulation and other distinctive changes in the building facade, such as, but not limited to, materials, color or texture, below the sign band. 2} Buildings shall incorporate some combination of arcades, roofs, alcoves, porticoes, canopies or awnings as a design element of the facade. 3} Loading docks, trash receptacles, storage areas and mechanical equipment shall be screened from public streets by evergreen shrubbery, trees, masonry, or concrete screenwall. If screening a loading dock with shrubbery, the shrubbery must be a minimum of five (5) feet tall at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. An example of this screening can be found in Appendix 7. If screening trash receptacles, storage areas and mechanical equipment, the shrubbery must be a minimum of one (1) foot taller than the facility or item they are to screen at time of planting and must comply with the planting standards set forth in the Rayzor Ranch Landscaping Guidelines. 4} Buildings shall have a design element that emulates at least one of the Rayzor Ranch Architectural features which are in the Ranching Heritage Architectural style. The features include the use at least one of the following: i} Native Texas quarried natural stone or limestone. Page 11 RAYZOR RANCH ARCHITECTURAL GUIDELINES ii) Sloped metal roofing to match color palate. iii} Freestanding stone element, such as fireplace, obelisk, or other design feature. iv) The use of shading elements, such as a canopy, portico, trellis, or awning. 5} On buildings greater than 20,000 sq. ft. with facades that are facing U.S. 380 and Bonnie Brae, in addition to the requirements set forth in Sections 1-4 above, the building shall also include the following design elements: i} Color change, or texture change, or material changes within the wall at intervals not to exceed 100 feet. ii) At least one change in wall plane not less than 12 inches in depth and extending a minimum of 10 feet. See Appendix 6 for an example. iii} At least one variation in the top of wall, a minimum of two feet (2'} in height and be a minimum of two feet (2') wide. See Appendix 6 for an example. iv) Overhanging eaves or horizontal elements, sloped roof elements, or cornice expressions or coping detail of a minimum of 12 inches tall and six inches (6") deep. See Appendix 6 for an example. v} Each building shall have a clearly defined, visible customer entrance on one side. Stone is required to be used as a portion of the wall material at each customer entrance. Page 12 RAYZOR RANCH ARCHITECTURAL GUIDELINES B) Building Materials 1 } Window glass may not be flush with exterior wall treatment, or if flush, shall have a surround of wood or metal frame, or wall trim material. 2} All sides of buildings visible from the streets, or internal customer areas of the site, shall be constructed of masonry, natural stone, decorative block, concrete, stucco or other high quality material customarily used for the building style (such as natural metals or EFIS). Gables, windows, doors and related trim are not included in this requirement. Wood and HDO board may be used. Acceptable material and color palette includes: (reference Appendix 1-4): a) Native Texas quarried natural stone or limestone of varying colors, sizes and textures; b) Concrete -Architectural finish. Texture coated or textured and colored. c} Masonry d) Porcelain Tile e) Glass f) Galvanized metal panels or prefinished architectural metal panels of a gray tone, neutral or earthtone color; g) Painted siding of a warm, neutrallearthtone or gray tone color; h) EIFS or stucco of a warm, neutrallearthtone or gray tone color; i} Accent colors of a warm, neutrallearthtone range are encouraged but should be used in a limited manner; j} Natural metals such as but not limited to zinc and copper; k} Roofing tile, metal roofing shingles and panels, or slate in galvanized or natural/earthtone color. I} Natural wood, stained or painted. Page 13 RA YZOR RANCH ARCHITECTURAL GUIDELINES 3) Glass. Use of glass for displays and to allow visual access to interior space is permitted. Large expanses of unbroken glass surFaces are discouraged. 4) Each building must incorporate some natural stone on walls visible to customers. 5) Metal Roofs. Metal roofs visible from grade are permitted provided that they standing metal seam, batten seam or metal shingles. Article 4 Streetscape/Public Spaces A) One square foot of Plaza or Public Space shall be required for every 10 square feet of gross ground floor area. Plaza or Public Space may be located anywhere within Rayzor Ranch. B) Plazas or public spaces shall incorporate at least 3 of the 5 following elements, which may be located anywhere within Rayzor Ranch: 1) Sitting space - at least one sitting space for each 250 square feet shall be included in the Plaza. Seating shall be a minimum of sixteen inches (16") in height and thirty inches (30") in width. Ledge benches shall have a minimum depth of thirty inches (30"). 2) A mixture of areas that provide shade. 3) Trees in proportion to the space at a minimum of 1 tree per 800 square feet. 4) Water features or public art. 5) Outdoor eating areas or food vendors. Page 14 RA YZOR RANCH ARCHITECTURAL GUIDELINES 6) Planting areas in the sidewalk are encouraged. Pots or above grade planters are allowed, minimum of 15 gallons. (Refer to photographs in Appendix 5) C) Developments involving a gross floor area in excess of 40,000 square feet of a single user shall have a minimum of 100 sq. ft. seating area including permanent benches along the front sidewalk area. A minimum of one bike rack shall also be included along the storefront. Bench and bike rack should be of an architecturally consistent design. Article 5 Mechanical Roof Equipment Screening All mechanical roof equipment shall be fully screened from view from public on the site or public pedestrian spaces. Acceptable method for roof equipment is parapet height extension or screening by slopped roof forms. Color or finish per acceptable material palette (reference Appendix 1-4). Article 6 Accessory Use All accessory uses shall be architecturally compatible with the main structure. Article 7 Drive-Through Requirements A) Drive-through uses shall provide sufficient stacking area to ensure that public rights-of-way are not obstructed. B) Drive-through uses must be built as an integral architectural element of the primary structure and use and shall include at least one (1) of the Rayzor Ranch architectural features defined in the Rayzor Ranch Architectural Standards. The materials are to be the same as those used in the primary structure. Drive- through structures and facilities separate from a primary structure must be architecturally compatible with the primary structure. C) Drive-through uses must be located to the rear or side of the structure, and buffered on the rear and side lot lines as required Page 15 RA YZOR RANCH ARCHITECTURAL GUIDELINES in section 35.13.10. A portion of the buffer between sites can be provided on adjacent lots. Article 8 Light and Glare Performance Requirements All lighting within the Rayzor Ranch development shall meet the following standards: A) Light may not measure more than one-half (.5) foot candle of illumination at the property line, where non-Rayzor Ranch residential adjacency exists. B) Light standards taller than 20 feet shall be shielded or have a downward orientation to prevent the upward diffusion of light. Light standards less than 20 feet in height do not have to be shielded or have a downward orientation. C) Areas designated for pedestrian use shall provide a minimum of one-half foot candle of illumination. Page 16 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 1 Example Material Applications ~r ~ F r;: ~ . ~ 6 ~y y ft gj ~ ^ li g Ski ~I R"y" ~ ~ ~u J1 }v V`~ ~ I i I ~_~a f _ s~ r ,g1iti r .~°I 6~ II Y.~ Md ~ ~I: .~I, I ~~P; ~~~.IS I ,~.I, i~ r~G c I', Page 17 RAYZOR RANCH ARCHITECTURAL GUIDELINES Material Colors: The below listed materials represent the Architectural color palette for Rayzor Ranch. The intent is not to limit the manufacturers; therefore they are subject to change. Colors will remain within the specified color palette. Neutral: Benjamin Moore ~ X00 Benjamin Moore X061 Benjamin Moore HC-772 Benjamin Moore HC- ~ 69 Benjamin Moore OC-5 Benjamin Moore HC- ~ 05 Benjamin Moore AC-28 ICI A1825 ICI A1838 ICI A1866 Sherwin Williams SW6136 Pittsburgh Paints 510-2 Gray Tone: Benjamin Moore 7603 Benjamin Moore AC-2l ICI A2013 ICI A2007 ICI A2015 ICI A2014 Tnemec 03MT Tnemec 03MT Page 18 RAYZOR RANCH ARCHITECTURAL GUIDELINES Earth Tone: Benjamin Moore X261 Benjamin Moore 7239 Benjamin Moore 7225 Benjamin Moore HC- ~ 00 Benjamin Moore 7040 Benjamin Moore HC-68 Benjamin Moore HC-77 ICI A1827 Sherwin Williams SW6062 Sherwin Williams SW6335 Sherwin Williams SW6041 Sherwin Williams SW6158 Sherwin Williams SW0009 Sherwin Williams SW6117 Sherwin Williams SW2831 Pittsburgh Paints 417-5 Pittsburgh Paints 325-6 Pittsburgh Paints 315-5 page 19 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 2 Example Canopy and Shading Applications M J 1 ~ ' ~ `II Viii ai ~ , a^+~ ~ ~t ~E~ 1 ~ S ~ B ~ ij~A~i~ ~u~ ~ o~ f: j ,y~,$'s, i h. yiYYg ~ , u. r ~i ~ { : ~ ar tw `r~ , , , w, d - ,~i i~~n ~y~~, ~y ^I i' N' ~ u e u fy„ ,r4i' h~~YRi~ ~ fl. U~w a ~ + ~ ~ ~14H~~ai III ~ ~ Nd.. ~ y ~ -s ~5 4 ` ~ ~ i%' ~'A ~ V ~ I~ X11 .~1'~~~ ~ ~i~ ~Ul r~IIIIIti 7 a n ` f~1 ;{iio ~s1 n, a- t „i! ;'~s~4` / ~ ~ d~ i „ ~ i ,c } ~i, ur ~ i w. ~ ~ v~~4 a t ~ i~if~ ~x s i °'tIY! is ' ~b_i~ lAtiu ~ i v ~ , pa~e Z~ RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 3 Example Amenities ,r °'w° oR ~ I ~ I' i.~ _ ~Tp'w1 y`s ~ ' m' 1 11~ u h t ' i' i tom'; ~ ;v A Vii, 6 4 u~ ~i ~ ' n~ 9 ~ ~ ~ 3~,~ } n w ~~x a i~ s i ml~l;~ u15, u~ E ~p~ f7!F~i C,. , f ~ ~ A. .~1 fir. , ~411~ ~~~tlt Y pp ~~~h c ~ ~ ~ ~ ~ I ,~~,~u ~ ^ a ~N ~ ~'F n , , ~i~ ~k z'«t~ . ~~F ° ~ ~l ~a ux' H ~~rtve. a, g ~R~ _ w ~ " t t> Ira ~ ~ ;~a .n4 . tea. _ , ~F, A S i ~ N1$.. T ~ 4 `e~Yd II 1 Y A V.. 1~~ i ,M1 wF 4 R ~ ~ 'I~fy fi i 1 ~ r } P S :i ~ ~ III y ~ ~ fi ~ bad. ~ P „s y~ r~ t, h `~r ~~4 y ~ ;.e, , , Page 21 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 4 Example Architectural Imagery: ,g i'"~1.°a'" ~ ~ ~i ~~~nr~i~~fi ~"NM 1~ 11 ~ ~~q 9,~ . ~ 9 M R n, t m 1 `j S~ ~ I r~ i l ~ ~ 1,1 ~ . ' ~ ~ max:, ~ ~ ~ ` Q try ~ ~ ~ ~ ~ 1~ . ~ ~ ~ t 0 V g ~ B r M^~,. ~ vr~ ~d~ ~ iJ 9 i(i 't1~ I` "~'~we. z~;,rc j a 1 „a ^ I i i - y u° r' ; i p i~ lfe i ~i +~~uii ugly ~i 4~~ . ~ sii ~ i ~ anti , i ~ t M" l h ~4. E 4 W 1~ ^ ~ !l n} 1~I ytA t~ s~~ ~~V A ~i iF Ali 1 y';~ 1~ # . ' +'nV Yl~ivi~ru i~V `s ~ '`!Nl,~ ~ h. i e ~ RI k r i Y, ,+~~Y „1x,°@4G~ ~iv ~ '^,.I ),y~~t"~~, b ~ i.:~Y~~t.1 `~~~f4d f s, ~ „ _ M 2, . ,av ~ i ll~%t ~u f, r 11y~~ i ,T ~ mir ~ ~~{"fed l r }p` 4 , fiyR i~ a d~ m ~ t• I i N$ a l is ~ ~ ~ I. r aa~ 1 ' F i, i II Y' l 7 + ' cty 6 n I 1 q ~ r~ P ~ ~ ~~tjry~I l,I'yr1 ~ ~ ~ } ~ a~E ~ k ~ N "`t J, `f' ) t 0 e v. U h ~ ~ ~ ~ ' a ~i ~ ' i ~ c t ~ i~ b tip " u ~b ~ , ; ~ 9u a, a ti s rv ~ ` ~~'-i ~ ~ ~~i ~~.f~.. ~ i , w~.,', Wi&uul~ nJ~~~~4`+: % ~ I Wl~l~ ~tA Page 22 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples: w~ ,~<<~ G F ~r ~ ter, _ , ~ ; u d ~ p ' f t e R, rS „ y w r a,~,~` 7 ~F Y V~ :.,I ,r k.'i ~ ~ P .d y~ VI X S a~ y6 m. ~M~d1 R y tl~ ~~e `P! ~u. ~ ~a , 9gM ~ i r" ~'2 w, F~ ' i ~ , .u _ w a ~ aim o+ R+ t u Ate i t I i~ H Aa ° ~+a ~~''AA11~,~ 1~~ ~ ~1 P S A°r 5~a Vii} ,w~ , ~I,{si~4$?~f~,4ifi~~~7 ~ rc [ }~~~t5)~ ~ 4~~(+ ~k#~~~' l~ iimlllii ~ 9~ f t~fw i~llll4' I ~fi~+~~0.~ I+ 1 ~y ~~aY~u1' 44 rlllip s urn, CIA V~l ~I iii~~~l~e i~ s s r.. .o , ~ ~,n ~~auwnoar~` ,~f^!ew,n~retm~rS~~mrd.~auuax ~4 e- l ~ I 1 n , i ~v ~R4 1 w..~ W .ar' . o ~ ~ I a~ ~r ~ ~N V V o F 4 ! G 9 a~ f' A ~ I ~ G f I 3 Page 23 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): w, m~P r~ :r, ~ - ~ ~ 3 bb's$ ~yy 9 , ,~tm~4i~6~4~R7~ :a^41k@.ax ~jff k~~~,. ~ y 1 I 1 ~ ~a`Mfsim;;n (~pl i ~ I ~ 1. 1 ~ n ~ :N ~ I ~ i III ~I~I I 1 I i t 111 I~ 1 1 ~ ~l ~ ~ I ~ pu tllllll ~ IIIIIII 1 I ~ ~ I ~i i , IIIIIIIIIIIII S F I I ii ~ ~,'~II l ~ ~f~" ~I~~II~III fuiiululiiifu lilm ,,~IPO~d it II , i i ~ i ill ~~~il~I~iluil , ~ ~i imll ~ r,.~ ~ Ill` I I niul i k ~i I~ i i i' I i t llll~h"~u~u~~ r ~ iiili i iJlp ,,;1 'iu ~ ~I~ iI ,%V1~ , I i. I i; I ~i6 ;~~~~I,4P~~~. u 1 ..s n~ I;; ~ I 1 `,1 ~~I ' Iii' 16~;, t II )I ~ ,4 ~ ~ 'iS~ GI I ilp Iii X441 V ~}~vy a di r du{' I I r ~ 4U I€~! I ~ ~ ~ ~ r ~~~~a~t, 5~ ~II I~{I~ I~ipi lui ~ I I' ii1 I v i I r~ J Ii I ~ I~ L i ~i up, ~ I ~I ~ k t~)u,4 I ~NU~1 iu~ll ~ ~V , ~ ' ~M I tI'; f~ 1 ~I~~)tY1l~I ~ II' I `f ' 91I III t I`1~i! I ~t GII~~`y~,b ll'~N1 ~ ~ X41 ~ xl~l1lY41 kS 4 uYNbu+n ~ r ,5 tl Hd 11 ~ u \ I Uvil I ~ 9, I~~~>„., Iuz', r1~ ~ 1, iIII~.~~'~il/ `I~5 i Iui4.., Nov iA~~l~~5~ l~YriNY~45ir~h /l~S~ti{~ V ~ 5pl .,dl ,~~,1'~ ~ I.a~t1}i ~ `1 I 1;,. k~ I,tl1j 1. 1y1~~ ~ t{I/4 A}11i~t~1 ~ 1'3Zt~~l{ hi ti ~ ~ i~~~tl{j~ 1 7(! ~wl ''AI~? ~ , l I IA! „'j n,~ I ~ ~ ( ~ 1 f ~ ti,~{ Jlt ~s~ I~ ~~~ti~\ yt , t~N ~ ~EJfj~~~~' I~~~~~ .,;~~11 a u ~ y I t~l N ~ ~ s .I! I a u r i ~ ~ ~I I I r I I TI ~ w t ~~~y Ipd~ ~ i~ i~~ 1, U I i I. I~I~ ~i 1+ w „xuI ~ ~ ~ I ~ i I I I' 6b~A I,y l.. '~r"1tW"aW, ~r4a~.y~ y M. ~ ~~~I~ iii, i ~Il~i ~ ~~i ~ ~:I ;IM,. r. ~ ~ ~ ~w7 ~ wka l..~_ 9~~,a~ +.a .yr6. S.. d'6 ~ ~t F~,i~ Rm~ a, 9 ~ m ~ ~ ~ p ~ r M S s V ~ :.,I , ,C ~ k :4 ~ .i . S. ~ ~ f . $ t G: d d I ° I ~ ~ i'_ J ~ I f~ !1 qp 1py f 1 d A /.r ~ S I til ~V , }III ~1 i~11 ~ t+. ~ I I ,a~} ~ ~ ~ :~ili m Ikih o,u Il RAMW INS n f . ~ 'kfa~t3k„' lu,F . I `11t~t; 1h~ia it i Sl~ dip 5}{ ~~1~ ti ~ ' II i ~ g ~nn+~ R th ii I, ~ t ITf'l Il t I m~ '4` i I~ ~~t~' i ~ ~1~~~`i~ ~ ~ d I 4! . ~ . R~fr r_ ~ I i I M 11 1 I~ ~ 1 14' ~ ~~~tJ)1. 'K` ~ 1 h`I4~~,`1`~ ~'p~l~' v , ~ ~.U M1 '14 s a n fi I s ~ , , t ' ~ I + ~'i ti i ~di gg IpY IIyy~ I E6 ~ I~~.. . .4 ~ ~ x r ~ 4 r e a . , ..s !II Page 24 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): n~m~tgA~, mlr . rzmu~umnNnn~u~1Nn ~ ~fl;, „~Aenwmfroi~;bws~nta~ik.e~f~'^:~r~'v~rwft?+i'?~F~i+~ua+rt~ - ~acp*. ~ „~,~,u , , ,gdr~M, ~i nw ,eily. r ,t~~ wpm, :uaaee N~ ~uai~axu~nl=xttca~R „:e,,~,,,~w ~L -M''RIA4 `"',➢A}p~d' 74'. y Cc f'nri, ~ f ~ ~ ~ q , ~Ea~ ~ r ~ 5~ 4 4j , ~ i. r w~ ~x ~A w n, > ~ ~ a r ~ 4 I ~ ~I ~I i ~ e ~ ~ ~ ° ~Yt, ~ 9Y P~ ' a it : ,I C ~ R :4 Yy~ ~dg ( M: ~ ~ ~ E `S ~ ~ ; 5 I ~ V rc I ~ . ~ 8 ~ ' i`.S I, ` w~,~ ~k 9 'e,' Y " ' Q w~ ~ r~ a G ' y ~ ~ ' ~ ~ ` i "r ~,`A' u r~ t o i~ } u, a ~r, ,aa~ ~,._m t ; ti ~ ~ 1yd~ ~ ~ ~ ~ ~ i f L " ~~~.a~ ~ ~u ~y~~i ~~u~l! 4 ~ ~ ~ 4~ ' P~ ~ rt , ~ ~ t 1 ~ gyp? ( , a. ~l~p~ (jSu t ~ audV ~ Illy `i~ npM1u,7 ' J~r P1 ~f c „ S,~'..etta,'{ i js 0 ~C 1' 1 a v: ~ ~ l ~ ~1 I Page 25 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): q,a.: ~ J~ 4~~~s i; e,; vGt li~~l~1v~~~ioi! ,`f`1 x„ " ~ ~ '1115' 51 ~ y VIII ! ~~I ~r Rf ~ ~PJ~,~ ,9~i i;3~~ ~ ,,f ,u gyp! ~ II ~ ii i~l~ ~ ` p e ~ 1 u i, ii11 n ~ Vunn r , i i i " i ~ ~ i ~l{I ~SY`}7>UJq~'$!~r?ul~l?Ap 111 hst~i~~Nv(i~i7,'~~'ii. ii.. ~a ~U t ~~~M1, y ~ ~ ~~~NNAIM 'r~ ~6 R i ~Y,r~ t ~lipllt~iil JuPll V i ~ ~ IIU~ ~ n l ~ i III % ~ u ` ~m , prN'~lf~W 's ~'cT ~ ~.:rs v ~ ~ iii W'~ i~ ~ tip ~ { i~h i} ~ ~}~lI ~ ~ , S` `M a V ~ - h t`~~N~~ a u~ y " ~ 1~. ~ i` u~W ~fl ~ n l . ~ ~ ~ ~ _ V ern 1i '~~,yuina: t „~c,;, K*." x a~ „ ~ .my~i r ~ ~ ~ 5R~ Limn. I ~ p; ~R ~ ~tiv u ,k! QI ~ 'e $Y ~ ry~4 A '~M ~4 Sri ii }j F ~t y S e' E z ~ ~ ~ ~ 1 ~ R G ~ !I 111 l a ~ ~ ~ ` ~ ~ ~ ~"li: ` ~ p~ ac a r i~ .~.yMM ' + p tiu'y 9 ~;4 ~V1 e`~s "A~'! V~ ~1A1 a 1}~ # { r ~I ti~4 I ~r l ~ ~ i ~ 1 ~ 1 f I : r ~ . ~a ~ ~r Ip~ ,e , . P e B . r Page 26 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): s.o I ylyl4 i £ 14 ~h# t4 tip 4 t„ i ~aN~t~ 1c;,`}, jt 4 ~ M1 a li n i u i R~~1~~11~~ 1£r,~4 ~u4ti~14 ~;p~~tw~ ;~}1t~1dF1~i6~7w{~{,ii l~~ .i{4+,t4411~~~~y~~}17'l~ ' Al)11k~1tN~l,~l~1}t~4s~41~~1~~~~i. P' ij '~'~~r wy7i i I 4i ~9 ~k 4'~ ~6 ~p4 ~ \ 4~ it~~Ld~4~` t 9 4i til NR r ~ ~ v e~~~ Vii 1~' lit ,15 x~f',r~,5 II 4 ~trrN r ~~~~pk ~ ~ ~ ~ II ~ i ~ ~ ' w ~ i' ~ +~.i t>~~ i~EJ~- ~ ~V i£~~i ` 6l ~tiQ4~ I 1 M6 16 fig S4rf~Xn'lt1ti 1 M u4a it<~ n! X11 I~ R 1 44 ,('~1 !r ,V a,«u. &j ~,i}~r~i A1414tl~M~l'nN~r.~ , !!'t, ~ i ~9" ('~t4 1 law ,f'~~ ~f I~i~I~~4y4~ p~ly~y~~,~ i4~ 'I f~ 1~11~f~~1 4410 y ,~o, v I tl'~14 i M kii ~ i i £ 1 i UI , „r r .r., z. , s ~',..a~ . nruacexw~rk w .fix w<, . ;rr., cm , r , „ ; , , , , , , , _ F ~ , , '4+ ~ YYVN 449 f+A~ ^ S y ~ ti 4a r ' ,~"t ` ~,4~4,~,~ ~~a~; .~4 r J~ 't?~i7 !1l t ~ .,YUe~s 6~ ka4/ ~ ~ I t }7 1e 1 4 ' b. ~ i ~ i~h~ l4riA j} ynV t „ r ~ , ~ i-,,; , ,i i, i i, i i,4 ~ ~ - i I! I~ { ~ of ~tt¢ i q ;1 i i ~ .E s R r e . Fn • n r ay 6 m, 4 ~ .a a r .r ~ - . pa~e Z~ RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): a ~ =.a h , . n, ~ , ~ y, t1 p , H ~ ~h ~ h~P ~ knit m~ . I 1 ~ ' i ~ ~ ~ ~ are' v~ ~ 6 h, 1 u; I t i 1 ~1 I ~i, ~ I',' ~t i~l~ ~ - }aft ~4~aQ s q(i~ I m ~i ~ i I G" rill ill i; 61 m i ~~.i~ ~ ~ ++tt ll yyyyS{111~IIII 1 5 ry~ IIIIL~ i JI~'i~ *1~~ a `~~11~i~11A~f~}lflitj 1 ~ n Y tI ~ i~,~llll`h~li i a 11 uQlpk ~ I I I ~ f . ~ I {i i i1 ~ UI iU 1 Dui ~ iii MM Ilup 11 ~ ~ a J ..w, ~rn~w4~ „~Mli~ ~ ,n~n~waiae arrrxa~ .unnm ..,r ~z w E. is > .N , r ~ b i„c ~ , ~1 ~4 F ~ +1, @G J d..., 1 w ...J1 Y v 19 ~ ,^d f' ~ a P`"~ i u_ ~~;5 ~ ~~~'1~ a~~~i 1~6 ~~i , i i w Mfg' t, ! ~i~b,~ i a~• .tilt i ` f ` i~ j ~ ~ II ~I i I ~ ICI III V ~ ~ , , 7 i ~ ~ ~ II j iii i ~ ~ l u I i P. i Ills ~ }j ~ i upl i4 ilt . ~ ~ ~ ~'ii~i5~pnli ~Y~,iL1 ~ ~.u 1,. 1 ' ~ 0 71~ A S1 i k~ltllt~ml ~1} v. i ~ ~ if1h 11 ' ~ Ian, x inii ~rlit~l~~~l"I~l~tOklll~~ ~i u~~Ill pups Ii 4Uu ~V ~~11 huff ~I~i~q ~ ~uuJilllill~lu~ i 1 i i~~ll ll~ Ill Ali i ,~I il~~~~~lil I ~ tfY~u i1 \\~l 1 ptllllll~llllllllllllliiur ~~Ulli ~~iiil~ i ~ I i ~ u~~il~`,~~~ i i eu:~ I ~ ~ u ' n ~ ~ ~ .'i slut i~+l ~ ~ ~ 4 ~ Dui 1l ,1 l ~ V (1111 ~ 1~! f ~ O~ ,y19 c i P e...Y li pa~e Zg RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 5 Large Scale Development Examples (continued): ,~,s ,~~E~~~ ~t~ a s51~~~~~', ~ ~ '~f3 ail ~ ,~;k { ,,~hi1 < [ ` ~I,~ ~ ~ ~b S~@h III ~u~d+i~.... ~ dC. V ~ Wv ~ 4 ~ f~ p, k~ 4: yy~ P w I k' ~y ~ .r 1 ~ .1 s.. , ,I'i a itS}4`~f~~ .a ? p a IIII . r. 1 N. 4~ ~~w 'T~ ~ ~ ~ ~ p; 9p~ ~ @v ~ ~ pN, ~ ~ ad~~F~r~ dg~~ ~ ` _ , t~ ~~k M~ *'~N*.. ~ plyy ~ 1' fI `M'y, y ~q 4"~A ' "r i k y tl Page 29 RA YZOR RANCH ARCHI TECTURAL GUIDELINES APPENDIX 6 Junior Anchor Front Facade Examples ^u~~ ~a~~~C~~ P ~ ~L[~, FLT PL~I CF~AfV~C IN W,4_L P'LAO~E I hr., 9 ~IJLL ~D~, ALL ~'~~~I~ rr~r~rrr~r~rrr~~~rrr. fr~~r~~~~~r ~r~~~~rr~rr~rr~r~ X11 B ~ ET~IV ~oIERHAN ~~]~NI fAl-I ~~~8 T ~7E~.~~ Page 30 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 7 Loading Dock Screening Examples h , 4 a~ , a * ` 4 v ~C! ~ ~ ~ n ~p 1 X111 r, ~ ~~r a '1i~ nY ~ i s 4~ ~ ~niw a r ~j ' I z ~ ~,v • y, 4~ ~ P e~`- ' IIH ~ ;1~ ~ ~ I i r j v~ ^n ~ r ~ ~p ~ ~y ~ # ~ ~ I l ~h ~,Y,„ nw ~ta~ , 'r" r, ' ~ r u '~l0 Div ~ r ~ ~ aa~f~ pit 4g ~ u ` , w~ d ,~~yy~ ' ~ y i ~ { ~ ~ i vii yYi ~ r ~i ~r~ ~ i a A ay ~ ~ ~Ik P" r1' ~ ~ N~ ~ ~w a ~ ~ i re "t ~y~N y,' t ~ n ~ i r CC qq h ~ Q N ~ ~ a 'C Via; a , A`'~(~ Vti` ~I 4~ ~ t i ~ ~ ~I i~ ii KgYld ~ ~ 9 0. i ~ ~A ~~i {f1 E~~~`~YI`~4 tlY~"v ~ µkS ~~~'piiti3~ ,~N~'~ ~e,~..~ d I~~~ ~~I~l k~ , r "c; J,,, ~~f ~ I ~ W ~ ' ~p 7' ~ "i N i~~ 4 ~ ~ ii ~ b~ ~ ~'i 11 s. e ;4~ eau q r X91 ~ F. t ~ y i i i~~i~'~ ~ „M1, tNn ~ i m nl~'~11~ti~~+ti ~ ~ ~ „a s, e. ; w+e N 'r:' ~ Page 31 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements 77 . A~,, iNt ~'4A . .3 fir' ~f. ~y'~~ i`~ U~ a~ ~5 l~l ~h m ~ ` ~ ~ r 6~ ~ w ~ Y it ~ 151' ,d ~ ~ ~I .1~, r~ , A lar t r 1 j fi Y ~17 ti I ~ts e t 6 ~J~ i V1 i ~ i~ { II ~ Q . _ IBS i:.' i h v ~ III 1 E y S Y -x+ ~ , ~l1~aA" ~ ~t i lJ ~ '4 1., "wd RA r ~ ~~It~.j.„ II ~ ' ~ "'nrirti'ieh v+ ~ I . 1 k w M1; 1 ®1 ''wi ~J ~ ea r' ~Im~ 4b t I: ~ ~ fir. j ~~g, ~ ~W,>~ f Page 32 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements ~ ~ w~ n ~ti t i ~ A 'E r ~ r, r~ x t LL lIIIII ` ~ 4R« v ~ ~ M~ 1 ~ µi1 ~L ¢ 'h,• ~ : ~4 y ~ ~ , ~ h r y 5 ~ r d t i Il~ ' ~1 V 4 ~ ti~l ,;Fj 1)Ii U ~1} 111 1.4 ~ ~ ~ ~ ayy M1 11n. ~ l I rlou ti 4 Iar- 1 D 1 i 11 5 rte. I I iiii. ~ III ~ R - ly E~ ~ ~ a r~ ~ ~ ,u i t y ~ it ~ ~.'4WA ~e~`.` ~tI f ~ ~tr~$~ F; ~ o ~ T:~ _ Sf , ~i~ >s4 ~ ,1^' fit, ~ j ~ a ~ i i ~ i ,rv s ~ I~~ i sir Page 33 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements = ~ ~ r~ ;F i ~ r r 7 ~ 'M ~ d ~ ~ w ~ ~ SY „ i i ,fir a a ~ ~ r9 ra'e ~u i ea pp p~~ j 1 tke. W 1 1`~I 7. ~y ~1F x,11 P~6; ~ N I, ~ T, ~ ~B u5 ~ ~~~yyy,,, hVr ~~t., d~ ;S~i},. Dui, ~s 4a31 i. ~ S N F ~,w ~ ~ d ~ vq ;~,y { 4,;. 'a . , N, j } ) il ~ H~~ ~b ~i'~~1~~~i Fay;. Page 34 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements 1 ~ ~ A~ ~~i~ ,9 p,~ r. r- ~r u ~ „ +yI P L,,, ~ ~Lq tl N I N~. ~ r 4 ey r~ ` ~ i ~~e uo it ~ ~ ~ F Y e . e is ~ B I ~ } qq ~~:9 { A ~t v ~ ~ ~ F. 1N ~ Wl ~ w x > v n ~ w r~ 4S V ~ 7 .e9~ a ~f ;11x ~ ~ ~ ~ ~ h~~ ~ ~ ~ l9. N ~ ~ 111 W' ~ 31' M IN ~ ~ ~ + n c ~ ~ d9 ~ ~ n. ~ t ~vt i i ~a.,,. < - x n, A~ ~ b ~ „ F « ~ ~r'a:~ N ~ ~ c , , Tk ~ ~ Wtill.~' ~ I~II~~i _ ~ ~ 4 ~ IIlu 1~ ~4~ ~e` as~i ^~4 amxa~u i5p~f 11 Page 35 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 8 Cooks' Children's Hospital Architectural Elements ® _ ~ P ~ E ~ q ~ 4 K w~ d ~ ~ ~ r ~T rT a®~~- ~I ~ ^ha , ~ ~ ~M f, 4 ll•y: ~ imgmd M T In yip ~ , ~r 4 t `v, :.yu.!.w r~ 1. r ~n_:. 1y ~l~ `R`i ~ " 1 ~ ~ ~ .J/h hh.R.s.,t.N~^ ~ ~r F~ ` t % ~ ~ ~ Y `}r r f.y~ ~ T _ , , ,r; ~ ~ ~I ~ I 1 fi vv~r„ ~ i RI~?~ar ~ ~u'®1 ~ ^r` r~4 ~.1 i i ~F+® v~~~"r ~ r ~qo .r , r,. <<.~~, ~,t®~ ~ ~y ~ Fay Page 36 RAYZOR RANCH ARCHITECTURAL GUIDELINES APPENDIX 9 Elevations for RR-1 ~ INy i , k; s~ ~S4 ~yv~y,~ k ti ~ ` ~rti ~ ~ ~ x ~ i I{,,r4:~F ! cV,~ ~ 6, ~~t~ J`` p k li~a: ~ ~ h,~y+b p 1 ~ i+IN a ^H~ , A " 4r~, 71 3 , ~,U 7 m° { .M ~ 11~ IA ~ n 4! d ~*1~ b r ft M,.,HW k R~h' e s l ~ " ' ~ ~ y + ~ WJgow'~ . I }S ~.y h , I ~ . ^49 ~ Il ~y. ~ ~ ~ i1 X~ 1``.~y . 'r ~1 l F y ~ °i ~ w A w: M g. s ~ e i~ S ~ ~ I d(~ ` ~ Y P ® t ^I I "~i IL ~ ff-. u~ i y , ~ we. IL' p S : , S „ J r IN I ~,,,w= w-~--T.,' „"r~ t i ; -l- F~~ ~ ` I ~ 1-~~"'~., „ ~ 6 ,Q i f i ~ ~ .r~~._ a~ ' c ~ ~J ti II i i~ ~ ~ m : ~ w s m I tip "4z , , ,~.ry 3 r$ 4 ~ t Y~f I ~ ,~~qih ~r ,~4~' py4~ 1. L u' yo-: ~ w „y~ , r ~y+nP~~r~~` ~ ~ ~t~ r ~ y~ ~ Yr 6 ~ ~~igrt r ~ i ,dm 4 ar„ ` .I j i r 1 I&64W~ h II • ~ I ' ~ n ~ , 3 ~ 3 ~ "d ~ h ~ p ~,m, + i ~ i ~+atq ~~rt~ i ' S 3 1 ~ 1 ~ ' ly,3w W A4~" ' t c ti i d ~ "z s ~ i ~ 'sn+a~hvuw~"'rµ ~ a S &n~iT"~,«",.,, Y 1. 3 ~ ~,e"~ 41+~'~ e ~ rw"'~nsbtfl~,aa: .,4,.°,~ v ' t _ `^q~ 'a, , t.~'"~'~d~~ n"~ ~,r.. ~,.a~ ` ~ ~ ~ i v } ~ ~ ~ 7 e t 1 D 1 y~ ~ Il~'~1R ~ f~` A LY h 1.1 - 1. Y ~.A, 1~ ~ ~N j ~ ~ ,,y no~sl .-t ~ T~Gil,' ~o a o4LU. ¢ ~ lm I I~ 6 ~ y ~ tl ~ ~ i ~ i P.$,s 01 Y ~1, 9 ~ , ~ i t p a „ ~ I a E. i. ` i;. 9 ~ Ij t~ 1~:. " ! W l yy ° ~ ~ .r R'RB?~A Hpkv,U[v MW,INiP*X.~wF~ . ~ ,,..M, w ~ ~F ~ ~ ~n5"r'_~ ) ~ ~ I k ~ ~ ~ W ~5 ~M' c , - @ _ a C xhu, aY ~4nuu,, w ~ "e~~~ ~wv , ~ ~ ~ t d~ ~ 1 ~ ( k _ ti"~ r:~?~ F""'~'~°"~.._ ~ ~ M ;I is ~ t y"~,, ~p~; V. llllllllii ' Po r " , ~ v, , D~, Jy gyn. U. "~^~w^3 ~ , >3 . ~ w r S ` 1 ~6tl j ~ 1 ",y, I Y x 0 1 M , C~, II , ~ 0 ttqP h ¢ 'i ,.3, ~ 3 , F, f~ A b 5 ~ ~ ~ r N Page 37 RAYZOR RANCH ARCHITECTURAL GUIDELINES ~ tr ~ ~ ~ a ~ ; r ~ ~ ~ ri 7 i~hi y'„i " ~ i j 11~ X ~ S ~ ~ S r 1 h'4 ' p ai 4 16 MS~~ON 'I ~ `?k N,~ Q ~ ~ y ~ jib ~N' 4 r n m 5.. ~ i y~ vy r i a Y '"""'wrza~n, N ~,..wr,.,~ ,w a "'4 a^J ~ ~ H~ r a?. ~ry,, ~ ~ re 1 1 d~ "i ~ I'~ f ~ ~ J 'ter .~,,,,~m~:~ ~ S k f;~ S' ~ i~ _ V E'~'^'~'~ lei ~ i I 'T~ y'I ~ ~ ~ i a ; 4 I ~ i:' "..a 1 ~L _ ~ ~ _ ~.:9s 0 T ~,i yy X411 ki ~ ~ ~ M ~I~ ~ ~ik n r, sa r-«au. r..„ y?w' a~ ~ ~.G~a " . ~Yd~ .r ' r 1 p, ~ ~ ~ t 9 ~ ~ q€ ~u~ ~I~ ~ a ~ i p➢~~ ~ ~ i V ~ F~~ t ~ ~ i z ~ ~*"h~ i 9 a 1 R ~ ~IV 1 . IF i ~,Y. a~~ ~ ~t l~ ~ ~ ~ r e~ ~ H 14 Ay~ ~ t r ifi 5 I ~S~ Zl, ~i~~~' y hh h i' ,f ,w~= .A*~ T», 4 ' gym, T , r»~' „ I, II t n n/w M~~j ~ I ~ l ~ i IIIIIIIIIII ~~III VII 1~~ i I~~~ G JI n~ uYn~~~ 1 ~ ~I } ~1 a. i ` li ~ ~ iu i~ y qu i ~ 111[ ~ , ~ ~ ~ ~~I iii °°t~li4 lull r ~II~~I ~1 ~i i11 I1 iii `S'id 1 ~ \ ~ ~ ~ ~ 1 II ~~IY. i l 1~~ e rt ii ~It9 alYtl , l i d~ ~ it iV uutp I Ilut, . a. ~ ilfi` ~f i s 1N Ill~lllli i I i i~ t 1 i 1 iiiilrhy ~ i ~ ~ i~ yI ~ w V i 'ii i~ ~ii i;i i u~u 4 ~ ~ m ~ ill 1 ~ ~ i0. t ~ t ^ ~FF~ a~~11 n i ~ X011 1q n'. ~ ~ I ~ ~~~1' ja1~Ltl 7i? ill I ~~~r{il.~ fi+ 4 { 1 tr1i I I~Iea Vl ~'~T~( , u'lll~~l~i~~~ ~ T~ Ids ~ ll' Ali a v ~ i~l ~ I ~ ~ i r i i J ~ ~9, 1'~+"~ 1 ~il~Il iwil' ~ 4 i ~1iu ~ ~ 1 x ~1y9~`~~1~~'l ill I ! ~ ~ i + i i i, ~ IIvI tau 1P~ 1 , i'I4 ui ~ v a i~ !ui~ dell is ~ i;~ ti ~ ~ iiiit'iU i ~ ~ ~ to ii i , . ail a ' R I 16 ~ . r ~ t,~ ~ V~ H s u ~ i i ~ y . ~ }t _ a ~ a ~ z 1V r +~i' ~ ~ I ~ iIV 1 tl i ~ ~ ~ ill 1 ~ yil~lii t ' 4 ~ ~ ly I~I~I ~I'I i ~ n , t t ~ ~ ,.i rt,~. 3 rr n~~, ,~4 ~i P e :M&..ra. ~%W~.K.,...,....e,e, \ ~~n RY,MIMh1~~ ~ T A~fitF N .n~AUY 9, o ~ r 4 ~ ~ i~ e, ~ , p i~, 1J ~1, ~ III ' v k ,i, u y,,, ; is ;t o o S ~ ~ Ii $ r ~ ~ Ih~1 as u~ ~ dl~ ~ ~ Page 38 Exhibit D RAYZOR RANCH MARKETPLACE SIGN DISTRICT Article 1 Definitions The definitions set forth in Subchapter 15 of the Denton Development Code govern in the Rayzor Ranch Special Sign District, except as modified below: A. Awning sign. A sign with its copy on a shelter made of any material, such as fabric, flexible plastic or metal, that is supported by or stretched over a frame and attached to an exterior wall of a building or other structure. B. Banner. A sign attached to or applied on a strip of cloth, vinyl, or similar material and attached to a pole. C. Blade. A sign attached to a wall which perpendicularly projects out by more than four inches (4") which is mounted with at least eighty inches (80") clearance from the bottom of the sign to grade (sidewalk or ground). D. Canopy sign. A sign that is mounted, painted, or otherwise applied on or attached to a canopy or structural protective cover over an outdoor area. E. Changeable Message Sign. A sign displaying static images that may display different designs, messages, or advertisements and that may include LED/LCD elements; slide lettering, or other changeable message technology. The message or image cannot flash or change more often than once every 30 seconds. RAYZOR RANCH SIGN DI STRI CT F. Effective Area. Effective area means the area enclosed by the smallest imaginary regular shape (e.g., parallelogram, triangle, circle, trapezoid), or combination of regular shapes that will encompass the extreme limits of the writing, representation, emblem, or other display, together with any material or color forming an integral part of the display or used to differentiate the sign from the backdrop or structure against which it is placed. Effective area does not include such features as decorative or ornamental elements or features, borders, trims or any supporting structure which is used solely for support of the sign, such as poles, columns and cable or decorative fence, screening device or wall. An example of Effective area can be found as Appendix 6. G. Exterior Building Wall. A wall that fronts on a street, drive, parking lot or public area. H. Illuminated sign. Any sign that is directly lighted by any electrical light source, internal or external. This definition does not include signs that are illuminated by street lights or other light sources owned by any public agency or light sources that are specifically operated for the purpose of lighting the area in which the sign is located rather than the sign itself. I. Project Announcement Signs. A temporary sign that is used to announce upcoming events such as "Grand Opening" or "Coming Soon" or upcoming tenant. J. Project Banner. A sign attached to or applied on a strip of cloth, vinyl, or similar material and attached to a pole or light standard. An example of a Project Banner sign is included as Exhibit 3. Project Banners may have an area up to 15 square feet. A permit is not required to install a Project Banner sign. K. Pylon Sign. A tall ground sign (20 feet or more in height} identifying a district or marking an entrance, which can incorporate multiple tenant listings. Page 2 RAYZOR RANCH SIGN DI STRI CT L. Sandwich Board. Two large boards bearing a sign display on each side, hinged at the top with one board in front and the other behind creating an "A"frame, used for advertising. M. Secondary Sign. A sign that does not identify the tenant, but references goods sold or services performed in the facility. Please see an example of the secondary signage in Appendix 4. Article 2 Administrations and Enforcement All signs shall be erected, displayed, altered and reconstructed in conformance with the Rayzor Ranch Sign District and applicable City regulations. Article 3 RR-2 and RR-3 Districts The following regulations shall apply to the RR-2 and RR-3 Subareas of Rayzor Ranch north of U.S. 380 as shown on the Concept Plan for Rayzor Ranch. No permits for signs shall be issued for the areas south of U.S. 380 in Rayzor Ranch until standards are reviewed and approved by City Council at a later date . A. Type. Pylon, gateway, monument, wall, attached, changeable message, sandwich board ("A" frame signs), blade, banner and temporary signs are permitted in nonresidential districts as follows: 1. Pylon signs. (Reference Appendix 1 for sign location, Appendix 2 for sign details and dimensions and Appendix 6 showing how to measure sign area) a. One (1} pylon sign is allowed on the road frontage of IH35N located north of Highway 380 in the Rayzor Ranch Market Place with a maximum allowable height of sixty feet (60') and an allowable sign area of nine hundred (900} square feet per sign side and maximum effective sign area of seven hundred (700) square feet per sign side. Page 3 RAYZOR RANCH SIGN DISTRICT b. Two (2) pylon signs are allowed on the Rayzor Ranch Market Place side of Highway 380 with a maximum allowable height of forty feet (40') and an allowable sign area of eight hundred (800) square feet per sign side and a maximum effective sign area of seven hundred (700) square feet per sign side. c. One (1) pylon sign is allowed on the Rayzor Ranch Market Place side of Bonnie Brae with a maximum allowable height of twenty feet (20') and an allowable sign area of four hundred (400) square feet per sign side and a maximum effective sign area of three hundred (300) square feet per sign side. d. All pylon signs are allowed to display the names of any other tenants in Rayzor Ranch. e. Pylon signs are subject to the minimum setbacks of Section 35.15.14.2.C of the Denton Development Code unless its proximity to asingle-family residence would dictate a larger setback according to Section 35.15.14.1. E of the Denton Development Code. 2. Monument signs. a. Monument signs may only be located as shown on Appendix 1 and must be constructed in accordance with the Monument Sign Elevations shown in Appendix 2. b. The maximum height of a monument sign is eight (8) feet and the maximum effective area is 100 square feet per sign side. c. All monument signs must comply with the visibility obstruction requirements detailed in Section 35.15.4.H. 3. Attached signs. Attached signs include wall, canopy and awning signs. Page 4 RAYZOR RANCH SIGN DI STRI CT a. One (1 } canopy sign is permitted per tenant for each storefront opening. b. One (1) fixed awning sign is permitted per awning located within the Rayzor Ranch Sign District. Awning signs are allowed in addition to canopy signs. c. An attached canopy sign shall not extend upward to a height greater than the highest part of the roof or any exterior wall on which it is mounted. d. The total square footage of all attached signs shall not exceed twenty (20) percent of the entire wall area on which such signs are located. e. A freestanding building is allowed one (1 } wall sign per tenant for each public street or circulation drive or parking lot frontage, except as noted below for secondary signage. Multiple secondary wall signs are allowed. Wall signs shall not exceed 70% of length of the building side to which it is attached. The signage on the frontage of the store or building can be as follows: i) Tenants in buildings adjacent to Hwy 380, and tenants of outparcels fronting Hwy 380 are allowed a maximum letter height of 30-inches. If two lines of signage are used, each letter shall not exceed 24- inches. Tenant national logo/badge may exceed this height by up to 20%. ii} Tenants less than 10,000 s.f in the remaining buildings can have wall signs with a maximum letter height of 36-inches. If two lines of signage are used, each letter shall not exceed 28-inches. Tenant national logolbadge may exceed this height by up to 20%. iii} Tenants 10,000 s.f to 15,000 s.f. are allowed a maximum letter height of 48-inches and 36-inches on Page 5 RAYZOR RANCH SIGN DI STRI CT a second line or secondary signage. Tenant national logolbadge/lettering may exceed this height by up to 20%. iv} Tenants 15,000 s.f to 25,000 s.f are allowed a maximum letter height of 60-inches on one line and 42" on a second line or secondary signage. Tenant national logolbadge/lettering may exceed this height by up to 20%. v) Tenants 25,000 s.f to 80,000 s.f. are allowed a maximum letter height of 72-inches on one line and 48-inches on a second line or secondary signage. Tenant national logo/badgellettering may exceed this height by up to 20%. vi} Tenants in excess of 80,000 s.f. are allowed a maximum letter height of 78-inches on one line and 48-inches on a second line or secondary signage. Logos/badges/lettering up to a maximum dimension of 120" on a side. vii) If tenant is a corner tenant, with an Exterior Building Wall, signage will be allowed on each side of the Exterior Building Wall. If tenant is on a freestanding pad, signage will be allowed on each side with frontage to the public viii}Wall signs depicting a commercial message on the rear of buildings are not permitted if they are facing residential areas. Wall signs depicting informational or directional messages signs are allowed on the rear of buildings facing residential areas. However, no rear wall signs, except for directional or informational signs, are allowed on the north wall of the buildings located in the RR-3 District. f. On multi-tenant buildings adjacent to Hwy 380 or the main drive, rear wall signs are permitted. They shall be Page 6 RAYZOR RANCH SIGN DI STRI CT grouped and shall be exterior illuminated from ground or wall in the designated sign areas. g. Signs shall be composed of individual, freestanding letters unless this conflicts with a part of the tenant's national identity. The freestanding letters may be placed on a backing plate. Signs that propose non freestanding letters are allowed. All necessary sign supports and electrical connections shall be concealed. h. Illuminated signs must derive light from a concealed source, except exposed neon signs must be enclosed within a can and have a clear cover of Plexiglas. No exposed lamps, or tubes will be permitted. The minimum depth for illuminated signs shall be four (4} inches. Illuminated signs may be "pegged out" from mounting surface for silhouette effects. i. Flat wall signs shall not extend more than 12 inches beyond the surface to which the sign is mounted. 5. Sandwich board signs or "A" frame signs a. Maximum sign height shall be three (3) feet. b. Maximum sign width shall be two (2) feet and sign shall not be placed in front of adjoining. c. Signs must be properly anchored (temporarily} or weighted against the wind. d. Chalkboards or changeable letters may be used for daily changing messages. e. Signs shall be designed and constructed so as to promote and not visually obscure the significant architectural features of the Rayzor Ranch Development. f. Signs must be removed after business hours. Page 7 RAYZOR RANCH SIGN DI STRI CT g. Sidewalks must be at least ten (10} feet wide in order to erect or maintain a sandwich board or "A"frame sign. 6. Blade Signs. One (1) blade sign, with a maximum area of 10 square feet, is permitted per tenant located within the Rayzor Ranch Sign District. Corner tenants are permitted two (2) blade signs (one on each storefront opening or entry}. Refer to Appendix 3 for an example of a Blade Sign. 7. Temporary Signs. The following types of temporary signs shall be permitted within the Rayzor Ranch Sign District, subject to the limits of Section 35.15.16 of the Denton Development Code: a. Project Announcement Signs. Rayzor Ranch Development Project Announcement Signs are allowed not exceeding 100 square feet per maximum effective sign area for the purposes of selling or leasing parcels. All project announcements signs must be at least 200 feet apart. Project Announcement Signs shall be removed within 30 days after an occupancy permit is issued. All Project Announcement Signs must be constructed with a metal frame and have acrylic or metal panels and comply with the Rayzor Ranch Color Palate adopted as part of the Rayzor Ranch Architectural Standards. A typical Project Announcement Sign can be found in Appendix 5. b. Land available and Real Estate Signs. Signs offering land available for sale or lease shall be limited to 96 square feet per sale or lease parcel provided that no more than one sign be installed for each 300 feet of frontage. All Land Available and Real Estate Signs must be constructed with a metal frame and have acrylic or metal panels c. Wind Device Signs. On premise, banners, and windblown signs such as pennants, flags, and streamers Page 8 RAYZOR RANCH SIGN DI STRI CT for special events and grand openings shall be permitted provided they do not exceed 20 square feet in area. There shall be no limit to the number of wind device signs along main circulation routes within the Rayzor Ranch overlay districts where said signs are not visible from Highway 380, I-35 or Bonnie Brae. 8. Informational 1 Incidental Signs. Minor signs such as drive-thru directional signs, gas pricing signs or traffic control signs shall be permitted as allowed under the applicable City of Denton codes. 9. Project Banners. Banners are allowed on lampposts in Rayzor Ranch. Each lamppost may have a total of two (2} banners. Project Banner signs must comply with Appendix 3. 10. Setbacks. Interior lot lines do not trigger setbacks for sign purposes in the RR-2 and RR-3 Districts. 11. Project Graphics. Scanner murals and other graphic elements with backing frame or support, and not containing a commercial message or part of National Trade Dress are allowed on all buildings and no permit is required to install these elements provided that the original installation of the Project Graphic was included as part of the building permit for the structure to which it is attached. 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E hw+.se f F w,' Vii. x ~ Y t r a ,N r ~ ~ Page ll RAYZOR RANCH SIGN DI STRI CT ~w, r ~ e~~ ll~ ,u.. ,.r~ i f. ~ ~ ,wuaxt 'Y a 't? a{ f r M F y$ , mm~wW 6 ~ wvi ~ 1 .a~ I f '"'k.~ ~ v ~ 1 u ~ 4 ~ ~ I~ fcaa~Giww~ 4tvs~iY~~, [ 1 ~ ~ ~ y 6 S Ij ~ mr,~. i Page 12 RAYZOR RANCH SIGN DI STRI CT v _ w.. _e,. w;~ u. ..aa w , , h ~ h i` ~ i W, '1 y ~ .wM ~ lii i ~ ~ i i I M I'~ ~ - - ~ ~ _ i i Page 13 RAYZOR RANCH SIGN DI STRI CT ~ ~.a, ti a . ~ Page 14 RA YZOR RANCH SIGN DI STRI CT ~~i~rEa rt~i r~M ~N I~ATfHEV~ ~~In'~~'- ~~USH ~LUh~. ~C~L~R, o CH~N~F}~3L~ SIGN PAJVCL SLJPPLI~_L~ ~Y dENAf~~f - (IfaTERI~AtII° ILt~9~JIP~4'4TEp~ ~ ~~E~~dEATHE~E~ ~L'~, I ~~RRUATEa ~dTL, DE14 ;-a~ - ~ - - ® ~ b ~ ~T~t~l~ ~a~~L a ELEUAT111 {~PTIQNAL GR~}UJJ[~ fI~t77tpNTE[~ LIHTIN~G ~I VIE1N IN tIE4! t7E If~TERN,~LLY ILLUMINATED PANEt~ If~~E TET [IE~1T f~~ a 6 6 ,4L'U~I~UM SI~~ Cali. a ~ 1'-~~ ~~JNTE(~ T~ ~ATC~G ~ ~ATTHE44S P~lhl~- 7' 5'-~' S°-b' 7" dPUSIi SLUM. C~LUR, - - - - _ - - ~CHI~JGLE S':GH =:~NEL P I ® SUPPL;EU '?Y TEhAhdT ~ ~Ih~fEF:NA~LYILLUMINATEDy ~ Il~l~l ~ll~~l~ PI~E~~+v~iHE~~I;} ui~~.~~. ~ ~ CG~~UG~'~D kITL. DECD ~ - ~ w ~ ~ ~•~SF~NE BASE . cv _ i OPTII]Id~4L ~R~1UNC1 h~UNiEQ LI~FNTING ~ ~ I ICJ LIEU ~ It+VTERNALI~' ILLU~11 NATEQ PANES d [I~~LE Il~1E1T ~l ~ - ~~UTPA~c~ 015~~$P~ Page 15 RA YZOR RANCH SIGN DI STRI CT I ~~~ir~u~ ~i~~ owes, z~ - BRUSH ~LU~9. C~L~R, d~~TT FlNI~S~fr~ - _ ~ 6 - _ CHANGEABLE ~~GN ~AN~L - ~ ~ T~I ~f1~ T~I YI ~4T ~iaPPL:E~ 9Y TLh~hJT {INf~~fhl+~l.L'f aLu~+lra,~reop f E ~ TE~JT T~~JT ~REWTHEf~C~ ~~~~r.. ~ s a CC~UTED hii.,. llk~~ E TEl~T - TE1JT ~ ~ 5T4NE ~A~~ ~ ~ , ~ ~ - - - O~TIOh4AL GR{1UN[J Ik~~JF1TED LIGFITMNG IN LIES! INTERhlp,~lY ~LLU~11~lATE~ PANELS IJLTI-T~'EIIT ~IE~JT SIGN { ~r~~ IN~I~'IGLIAL h9ETALLETTER?~ . h1EfAL LERE~S ~ LO~b - i . m, ~ ~ ~ , . I ; TCSN i ~ ~ i I c;R~L~Nt~ MQUNT'Ea REJECT OC~EhJTIT SQ LI~kIT~ ~1 ~:^2U09 Page 16 RA YZOR RANCH SIGN DI STRI CT aLU~i~u~ ~;~hl ~ I P~II~E T~ Iv~ATH - ~__~g _ - M1ATT~Eti~'S "~~1NT- f3RLf~H ~4Lllk~~ LbR, - - N~~f FINISH ~T~NA,N`~ ~TENA~T ~FIIAN~E~9LETENP,EIT QIRECTI~SNAL PANEL -TENAhI~ T~~I~4NT ~1~eLs.t ~ ~ - -PRE~'EATH~RE~ ~ #-TENANT ~~fVhl~~ Ir~f~RUT~~ 6~i1~. aE~~ - I ~ E TENAhJY _ VIVANT ~ V ~ ~ S~~~NE ~~SE LIGHTIhiG ~I~~C1`IIA~~ SIGN Page 17 RA YZOR RANCH SIGN DI STRI CT APPENDIX 3 Blade and Project Banner Sign Examples All signage examples attached are for illustrative purposes only and to further define size calculations required for various sign types. Examples are not indicative of the final graphics for the Rayzor Ranch Sign District. i gym. r N Page 18 RAYZOR RANCH SIGN DI STRI CT Blade and Project Banner Sign Examples , ~ at , Page 19 RAYZOR RANCH SIGN DI STRI CT APPENDIX 4 Secondary Sign Example r ~ , o ,*uwa r "1 ~ ',~Yh~P ~f ~ r.Crsixi~ ~ w~xn wr i~ ~ 1':~ 4 i Il 1 ~ i ~ q ba Vie.`..,:; x ~ W~ ~ ; ~ ~~r4j ~ Secondar S~ na a pale Z~ RA YZOR RANCH SIGN DI STRI CT APPENDIX 5 Project Announcement Sign Example N ~p~~~' yt. j~~ I 3 TEf~~IT t a r.l RPHI f I I u a'rr V a _ I,' M • F HA~PHI EI~E1T TENhJT ~ ~ r~'hy ~ TEf~h~T h1lE i ~ TEf~P~T T TEf~1T l~,f~E , 1 i F ~ u Page 21 RA YZOR RANCH SIGN DI STRI CT APPENDIX 6 Effective Area Example e ~ TEfiT ~y TE~T TEf1T C TE1~JT r t ~ ~ y - EFFECTI'E ~I FE► SIG ~ TEJT TEf1T TEfT ~ T~~~#T TEAT TEI~h~T ~t ~ ~ i ~ EFFECTIIE ~IGI E IGI~J E Page 22