2008-284
sAour documents\ordinances\08\rayzor ranch overlay amendment cao draft with cr updates 10.28.08.doc
ORDINANCE NO. _f~fl 2,4
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, AMENDING THE
DEVELOPMENT STANDARDS FOR THE RAYZOR RANCH OVERLAY DISTRICT BY
SUPERSEDING THE PREVIOUSLY APPROVED RAYZOR RANCH OVERLAY DISTRICT
CLASSIFICATION, AND AMENDING BY SUPERSEDURE CHAPTER 35, SUBCHAPTER
7.13 OF THE CITY OF DENTON CODE OF ORDINANCES, "DENTON DEVELOPMENT
CODE", "SPECIAL PURPOSE AND OVERLAY DISTRICTS"; PROVIDING FOR
SEVERABILITY; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF
$2,000.00 FOR VIOLATIONS THEREOF, AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the owner of the property defined by the Rayzor Ranch Overlay District,
legally described in Exhibit "A" to Ordinance 2008-018, and incorporated herein by reference
(the "Property") supports the amendments described herein to the Rayzor Ranch Overlay
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 October 22, 2008 the Planning and Zoning Commission, conducted a
public hearing, and having found that all prerequisite requirements had been satisfied,
recommended approval of the requested zoning and code amendments; and
WHEREAS, on November 4, 2008 the City Council held a public hearing as required by
law and approved the modified Rayzor Ranch Overlay District, as amended herein; and
WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay 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. Chapter 35, Subchapter 7 "Denton Development Code", "Special Purpose
and Overlay Districts", Code of Ordinances, City of Denton, Texas is hereby amended by
supersedure of Section 35.7.13. Rayzor Ranch Overlay District, to read as follows:
35.7.13.0 Ravzor Ranch Overlay District.
The Rayzor Ranch Overlay District classification is hereby defined with respect to
approximately 410 acres of land, legally described in Exhibit "A" to Ordinance 2008-018.
35.7.13.1 Purpose.
The purpose of establishing the Rayzor Ranch Marketplace Overlay District is to:
A. Ensure compatibility of new construction with the existing scale and
characteristics of surrounding properties; and
B. Protect and enhance specific land features which have characteristics distinct from
lands and structures outside this Special Purpose District; and
C. Provide within the Rayzor Ranch area a combination of land uses arranged and
designed in accordance with sound site planning principles and development
techniques; and in such a manner as to be properly related to each other, the
immediate surrounding area, the planned mobility system, and other public
facilities such as water and sewer systems, parks, schools and utilities; and
D. Encourage a more creative approach in the utilization of land in order to
accomplish an efficient, aesthetic, and desirable development which may be
characterized by special features of the geography, topography, size or shape of a
particular property and to accomplish a more economical and efficient use of
land.
35.7.13.2 Subareas.
This district shall be divided into two major divisions, separated generally by US 380 (University
Drive) - the Marketplace and the Town Center.
A. Marketplace. The Marketplace shall be divided into two subareas.
1. Subareas 1 and 2 of the Marketplace are generally depicted in Exhibit F.
B. Town Center. The Town Center shall be divided into two subareas.
1. Subareas 1 and 2 of the Town Center are generally depicted in Exhibit F.
C. Part or all of the Subareas may be developed in phases.
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35.7.13.3 Application of Regulations.
A. General.
1. The following definitions shall apply to the Rayzor Ranch Overlay
District:
a. Continuing Care Retirement Center: A facility that integrates
multiple senior living options into one facility including skilled
nursing, assisted living, dementia care, as well as independent
living. This use is not considered a multifamily dwelling unit.
(Ordinance No. 2007-110).
b. Plaza or Public Area Space: An area identified on a plan filed at
the City which is designated for public or civic use. The
designated area shall be maintained by a property/home owner
association. (Ordinance No. 2007-110).
C. Raynor Ranch: The comprehensive development which includes
all phases defined within the Rayzor Ranch Overlay District.
(Ordinance 2007-068).
d. Big House: A type of residential development where 10 or
fewer dwelling units are located in a single building which is
intended to resemble a single large house.
2. Gas well development is permitted within this district subject to the requirements
of the Denton Development Code. All gas well development will require Council
approval of a Specific Use Permit prior to issuance of a permit for drilling.
3. POA Requirement.
One or more Property Owner Associations (POA) shall be established for the
maintenance of all common property not fully dedicated for public use.
Documents establishing the POA must be submitted and approved as a required
component of the final plat application, providing for the maintenance, repair,
replacement and liability obligations of the POA for private roads, alleys, gates,
fences, street lighting, drainage items and/or other like held facilities and/or
common areas, appurtenances, associated ancillary items and improvements.
a. The POA must authorize the city to file a lien, to foreclose, or to otherwise
secure payment from property owners concerning the maintenance, repair
and replacement, in part or in whole, of all privately held common areas,
including but not limited to, drainage items, street lighting, and other
appurtenances and/or other associated ancillary items.
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b. The Association documents must be submitted to, reviewed and approved
by the city attorney, prior to the final plat approval for plats that include
common areas.
C. The property owners Association may not be dissolved, nor may deed
restrictions and covenants providing for maintenance of common areas be
deleted or amended, without prior written consent of the City Council and
plat amendment.
d. The final plat and restrictive covenants shall contain language whereby the
property owners defend and hold harmless the city from claims and suits
for property damage or bodily injury (including death) arising from the
condition, use or operation of any privately owned parks, open spaces,
common amenities, streets or facilities.
4. In addition to other permits and requirements which must be obtained or satisfied
prior to construction of any improvements, no building permit of any type,
certificate of occupancy, or any other permit allowing construction of
improvements may be issued (other than a clearing and grading permit), and no
construction may take place within the first phase, until the developer has
deposited into a segregated tree mitigation account with the City of Denton,
$215,000 in funds for mitigation of trees removed without a permit.
35.7.13.4 Marketplace - Subarea 1 Development Standards (SF-1).
[ TO BE INCORPORATED LATER ]
35.7.13.5 Marketplace - Subarea 2 Development Standards (RR-3, P, and RR-2).
In Subarea 2, the City rules and regulations applicable to the development of property located
within an RCC-D zoning district are applicable, except as otherwise provided by this Overlay
District and further restricted or excepted as follows:
Permitted Uses. These uses must be located within the Subareas as shown on the Master
Zoning Site Plan (Exhibit G) as follows:
A. RR-3: wholesale sales; retail construction materials sales with a minimum
floor area of 100,000 square feet; quick vehicle servicing; garden center
with container plant materials and associated garden supplies only
accessory to retail or a home improvement center in excess of 100,000
square feet, retail sales and services, restaurants, parks and open space and
professional services and offices. All other uses are prohibited.
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B. RR-2: retail sales and services, restaurants, drive-through facilities,
indoor recreation, parks and open space and professional services and
offices. All other uses are prohibited.
C. P: parks and open space, water quality feature as defined in this
ordinance. All other uses are prohibited.
35.7.13.6 Town Center - General Use and Development Standards.
In the Town Center (Subareas 1 and 2) the following general City rules and regulations are
applicable:
A. Minimum Yard Depth Abutting a Single-Family Use or District. The minimum
yard depth when abutting a single-family use or district, shall be ten feet (10')
plus one foot (1') for each foot of building height above twenty feet (20').
B. Maximum FAR and Dwelling Units.
1. The maximum FAR for non-residential uses shall be 4.0.
2. A maximum of 185 single family detached dwelling units, 496 single
family attached dwelling units and 750 multifamily dwelling units are
permitted, subject to applicable restrictions of Subsection C below.
C. Mixed Use and Multifamily Restrictions.
1. In any given phase, the multi-family residential construction in the Town
Center may not be permitted or constructed until 50% or more of the
Town Center non-residential component has been completed, inspected
and approved.
2. If a phased project proposes all or a majority of the common amenities for
future phases, (including, but not limited to, open space, landscaping
and/or recreational facilities), a phasing plan shall be considered as a
component of the final plat, and shall provide for a deposit to secure
construction of common amenities in future phases. Such security may
take the form of a cash deposit held by the City, or other form of security
approved by the City Attorney and the City Manager, in an amount not
less than the estimated cost to develop the amenities as determined by the
applicant's professionals and sealed by an architect or engineer, and may
be used by City to construct the amenities if the developer fails to perform
in accordance with the "Assurances". For the purposes of this subsection,
phasing plan is defined to mean a graphic and narrative document that
indicates the sequence and timing of construction, provides a description
of the phasing order (1, 2, 3,) or by time period (2005, 2006, 2007) and
includes infrastructure requirements for each phase.
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3. Before building permits may be issued for any portion of the project, a
preliminary site plan for the entire project must be approved.
Diversification of ownership will not be considered a valid basis or
justification for a variance or an amendment to a previously approved site
plan.
D. Maximum BuildiniHeiizhts.
1. Except as noted below, the maximum building height shall be one hundred
feet (100').
2. The maximum building height for hotel and/or office uses shall be 816
feet above mean sea level for areas labeled HoteURR as shown on Exhibit
"G", except that the area labeled HoteURR which abuts IH-35 shall have a
maximum height of 792 feet above mean sea level.
35.7.13.7 Town Center - Subarea 1 Use and Development Standards (RR71, RR-2, SF
2, P, and O).
In Subarea 1, the City rules and regulations applicable to the development of property located
within a RCC-D zoning district are applicable, except as otherwise provided by this Overlay
District, and further restricted or excepted as follows:
A. Permitted Uses. The only permitted uses are as shown on the attached Master
Zoning Site Plan (See Exhibit G):
1. RR-2: retail sales and services, restaurants, drive-through facilities,
indoor recreation, parks and open space and professional services and
offices. All other uses are prohibited.
2. RR-1: retail sales and services, commercial parking lots, movie theaters,
hotels, restaurants, drive-through facilities, indoor recreation, outdoor
recreation, parks and open space, multifamily, and professional services
and offices. All other uses are prohibited.
3. Hotel/RR: retail sales and services, commercial parking lots, hotels,
restaurants, parks and open space and professional services and offices.
All other uses are prohibited.
4. MF: multifamily and parks and open space. All other uses are
prohibited.
5. SF-2: attached single family dwellings, parks and open space. All other
uses are prohibited.
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6. P: parks and open space, community service (limited to museums
with educational facilities), major event entertainment (by SUP only). All
other uses are prohibited.
7. O: elderly housing (all categories), continuing care retirement center,
community homes for the disabled, group homes (Subject to an SUP),
professional services and offices, parks and open space, hospital, medical
centers, and a helipad is allowed as an accessory use to a hospital (subject
to applicable FAA regulations and approval of an SUP). In this Overlay
District, a helipad is defined as a landing pad for occasional use by rotary
wing aircraft. Regularly scheduled stops and fueling or servicing facilities
are not permitted as a part of this use.
35.7.13.8 Town Center - Subarea 2 Use and Development Standards (SF-2, BH/MF,
SF-2/MH and SF-2/CC/MF).
In Subarea 2, the City rules and regulations applicable to the development of property located
within an NRMU zoning district are applicable, except as otherwise provided in this Overlay
District, and are further restricted as follows:
A. Permitted Uses. The only permitted uses are as shown on the attached Master
Zoning Site Plan (See Exhibit G):
1. SF-2: attached and detached single family dwellings, parks and open
space and basic utilities (specifically an electrical substation). All other
uses are prohibited.
2. BH/MF: multifamily, big house, parks and open space. All other
uses are prohibited.
35.7.13.9 Ravzor Ranch Site Design Standards.
In this overlay district, the City rules and regulations regarding site design standards, Denton
Development Code, Subchapter 13, and the Site Design Criteria Manual shall apply, except that
the following additional restrictions and exceptions shall also apply:
A. Landscaping and Tree Mitigation - Landscaping and Tree Mitigation must
additionally meet the standards set forth in Exhibit "B".
1. Section 1.02(b) Subarea 2 Buffers and Screening "Existing Commercial
Development Buffer (West)" is amended as follows: The Existing
Commercial Development Buffer shall consist of a masonry wall as
described in Exhibit "B" and landscape buffer. In addition to the masonry
wall, a 10' landscape buffer (commercial side) will include a minimum of
one (1) tree for every 30 linear feet and 10 shrubs (see Approved Plant
List - Appendix C), minimum 5 gallons, for every 30 linear feet. The
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buffer shall have a minimum of 3 tree species with no more than 40% of
each tree being used within the buffer.
2. Trees planted to address tree mitigation will be credited on the actual
caliper inch of the tree planted.
3. Required tree mitigation funds will be put into a segregated tree mitigation
account administered by the City of Denton. These funds will be released
back to the Developer incrementally at the rate of $125.00 per caliper inch
for trees planted by the Developer, as the Developer certifies to the City
that the trees have been planted and are in a healthy condition, and the
City arborist confirms that the trees have been planted and are in a healthy
condition.
4. Mitigated trees may be planted throughout the Rayzor Ranch property.
B. Architecture - Architecture must meet the standards set forth in Exhibit "C".
35.7.13.10 Parking Standards.
In this district, the City rules and regulations regarding parking standards, as well as the
standards of Subchapter 14, shall apply, with the following exceptions:
A. Maximum Allowable Number of Parking Spaces. Subsection 35.14.4.F shall not
apply.
35.7.13.11 Drainage.
A. General
1. In this overlay district, the drainage improvements shall be designed in
accordance with the requirements provided in the Denton Development
Code Section 35.19 and.the Drainage Criteria Manual.
2. Final Acceptance or Certificate of Occupancy of any structure in the RR-2
or RR-3 districts may not be requested until the improvements to the
detention pond west of Bonnie Brae Road and north of U.S. Hwy. 380 are
constructed to achieve compliance with Texas Administrative Code Title
30 Part 1 Chapter 299, as determined by the TCEQ.
3. Approval may not be granted for any Final Plat that does not provide for
onsite storm water detention, if warranted.
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B. Storm Water Quality.
1. All Preliminary and Final Plats will include provisions for onsite or
regional storm water quality enhancement, including dedication of
drainage easement areas as necessary to construct the storm water quality
structural controls and management practices as described in Exhibit "D".
2. The storm water quality controls shall be constructed as part of the storm
drainage improvements for the development.
3. No Preliminary or Final Plat that relies upon downstream or regional
storm water quality controls for compliance may be approved until the
downstream improvements necessary to serve the development are
designed, approved by the City, constructed, and accepted by the City,
unless the necessary downstream improvements are included as part of the
platted development.
4. Engineering inspection fees shall be paid to the City for the inspection of
all storm water quality controls during construction. Upon City's request,
designer shall certify that the storm water quality controls and
management practices were constructed in accordance with the approved
plans.
C. Building Permits are not prohibited by these additional drainage restrictions,
provided that: A construction schedule is committed to for the improvements, an
onsite detention pond meeting the requirements of Paragraph B.5.a. in this Section
has been constructed and accepted by the City, and all other applicable
requirements for issuance have been satisfied.
35.7.13.12 Transportation.
A. Required Improvements:
1. The Developer shall provide a right-hand turn lane on the north side of
West University Drive/U.S. 380 to the northbound IH-35 service road,
The turn lane must be constructed, inspected and accepted by the City no
later than October 30, 2009.
B. The required 20-foot visibility triangles shall be measured from the curb line not
the property line.
C. Allegiance Hillview, L.P. or its assignee will construct, at its expense, those
segments of Heritage Trail Boulevard and Panhandle Street abutting and adjacent
to the Cook Children's Hospital Tract. Allegiance Hillview, L.P. or its assignee
will work with City of Denton staff to add language to the Overlay Ordinance for
the Rayzor Ranch project that sets forth triggering points for roadway and other
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infrastructure improvements based on platting activity, traffic impact analyses,
water and/or wastewater modeling, etc. In addition, Allegiance Hillview, L.P. or
its assignee is willing to donate all of the right of way for Panhandle Street from
Bonnie Brae Street west to Heritage Trail Boulevard, and for Heritage Trail
Boulevard from its intersection with Panhandle Street south to Scripture Road
upon the closing of the parcel sales to Cook Children's Hospital and Javelin
Capital Partners.
35.7.13.13 Street Standards.
In this overlay district, the City rules and regulations regarding street standards, as well as the
standards designed and incorporated by Section 35.20.2 shall apply. Alternatively, in all street
sections the standards depicted in Exhibit "E" may be utilized, if different.
35.7.13.14 Site Plans.
A. No building permit may be issued for residential development until a site plan is
approved by the Planning and Zoning Commission, and all other Code
requirements have been satisfied. The commission shall approve the site plan if it
finds that:
1. The plan substantially complies with Exhibit G;
2. The plan provides for a compatible arrangement of buildings and land uses
and would not adversely affect adjoining neighborhoods or properties
outside the plan;
3. The plan provides for the adequate and safe circulation of vehicular
traffic; and
4. The plan fully complies with all other sections of this overlay district.
B. Expiration of site plan. Any approved site plan shall be valid for twenty-four (24)
months from the date of its approval. If no construction begins pursuant to a
building permit issued for the property within the twenty-four (24) months, the
site plan shall automatically expire and no longer be valid. The commission may,
prior to expiration of the site plan, for good cause shown, extend for up to three
hundred sixty (360) days the time for which the site plan is valid.
C. Appeals from commission action. If the commission disapproves a site plan or
imposes conditions, or refuses to grant an extension of time for which a site plan
is valid, the applicant may appeal the decision to the city council by filing a
written request with the department within ten (10) days of the decision.
D. The site plan shall contain the following information:
1. Acreage. The acreage in the plan as shown by a survey, certified by a
registered surveyor.
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2. Land uses. Permitted uses, specified in detail as determined by the
department, and the acreage for each use.
3. Off-site information. Adjacent or surrounding land uses, zoning, streets,
drainage facilities and other existing or proposed off-site improvements, as
specified by the department, sufficient to demonstrate the relationship and
compatibility of the district to the surrounding properties, uses, and
facilities.
4. Traffic and transportation. The location and size of all streets, alleys,
parking lots and parking spaces, loading areas or other areas to be used for
vehicular traffic; the proposed access and connection to existing or
proposed streets adjacent to the district; and the traffic generated by the
proposed uses.
5. Buildings. The location, maximum height, and minimum setbacks for all
buildings, and if nonresidential, the maximum total floor area.
6. Residential development. The number, location, and dimensions of the
lots, the minimum setbacks, the number of dwelling units, and number of
units per acre (density).
7. Water and drainage. The location of all creeks, ponds, lakes, floodplams
or other water retention or major drainage facilities and improvements.
8. Utilities. The location and route of all major sewer, water, or electrical
lines and facilities necessary to serve the district.
9. Trees and landscaping. The location of all protected trees and a landscape
plan as required by the city's landscape ordinance.
10. Open space. The approximate location and size of greenbelt, open,
common, or recreation areas, the proposed use of such areas, and whether
they are to be used for public or private use.
11. Screening. The location, type, and size of all fences, berms, or screening
features proposed between different land uses or adjacent properties.
12. Signs. Location, type, and size of all signs regulated by the city's sign
ordinance.
13. Sidewalks and bike paths. Sidewalks or other improved ways for
pedestrian or bicycle use.
SECTION 3. The zoning for the Property is hereby modified per these amendments to
the Rayzor Ranch Overlay District.
SECTION 4. The trade dress criteria attached as Exhibit H hereto, are approved for
retail commercial buildings within the Rayzor Ranch Development.
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.
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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 -01( day of _'2008.
QtAR4KA'.--i~^HS, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY: A'\ 1A
APPROVED AS TO LEGAL FORM:
ANITA BURGESS, CLZY_A-T_TfO.RNEY
BY:
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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: Water Quality Protection Plan Requirements
Exhibit E: Alternate Street Standards
Exhibit F: Master Zoning Conceptual Plan
Exhibit G: Master Zoning Site Plan
Exhibit H: Trade Dress Criteria
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EXHIBIT A
METES AND BOUNDS, PART .ONEAND PART TWO
410.28 ACRES (TOTAL)
FRANCIS BATSON SURVEY, ABSTRACT NO. 43
B.B.B. & C.R.R. COMPANY SURVEY, ABSTRACT NO. 192
C17YOF DENTON, DENTON COUNTY, TEXAS
PART ONE
BEING a tract of land situated in the Francis Batson Survey, Abstract No. 43, in the City of Denton, Denton
County, Texas, being all of a called 121.4759 acre tract (description of Shephard Hall Tract, Tract 2),
described in deed to Denton Hillview, L.P., recorded in Denton County Cleric's File No. 2005-127450 of the
Real Property Records of Denton County, Texas, all of a called 0.2254 acre tract (Tract 1), a called 2.1017
acre tract (Tract 2) and a called 2.2200 acre tract (Tract 3) described in deed to Quantum at Denton Self
Storage, L.P., recorded in Volume 5021, Page 01847 of the Real Property Records of Denton County, Texas,
part of a called 18.269 acre tract, described in deed to Denton Property Joint Venture, recorded in Denton
County Clerk's File No. 00-R0101370 of the Real Property Records of Denton County, Texas, all of a called
2.999 acre tract, described in deed to De Hall Properties, Ltd., recorded in Denton County Cleric's File No.
2005-40231 of the Real Property Records of Denton County, Texas, being part of a called 8.9217 acre tract of
land described in Deed to Mesquite Creek Development, Inc., recorded in Volume 4562, Page 0683 of the
Real Property Records of Denton County, Texas, and all of Lot 1 of SANDY ADDITION, an addition to the City
of Denton, Denton County, Texas, according to the plat thereof recorded in Volume 13, Page 47 and Cabinet
J, Slide 348 of the Plat Records of Denton County, Texas, and being more particularly described by metes
and bounds as follows:
BEGINNING at a 1/2-inch iron rod found for the north end of a comer 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 comer of the beforementioned Lot 1 of SANDY ADDITION;
THENCE with the comer clip, South 45°48'44" West, a distance of 90.93 feet to a 3/4-inch iron rod found for
comer,
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 comer; M
-North 88°56'28" West, a distance of 1761.77 feet to a 1/2-inch iron rod found for the southeast comer of
the called 8.9217 acre tract;
N
J
THENCE leaving the north right-of-way line of West University Drive with the east line of the 8.9217 acre tract,
North 00°23'40" East, a distance of 276.40 feet to a point for comer,
THENCE crossing the called 8.9217 acre tract, the following courses and distances to wit:
Q
~a
-North 89°10'52" West, a distance of 227.61 feet to a point for comer, o a,
-North 00°59'35" East, a distance of 80.89 feet to a point for comer, E
-North 89°00'25" West, a distance of 290.00 feet to a point for comer in the east line of Lot 1, Block A of
PORTER/ANDRUS ADDITION, an addition to the City of Denton, Denton County, Texas, according to the
Plat thereof recorded in Cabinet O, Slide 45 of the Plat Records of Denton County, Texas; o
. u
19
m
m`m
Page 1 of 6 4 X
THENCE with the east line of Lot 1, Block A and the east line of Lot 2, Block A of PORTER/ANDRUS
ADDITION, an addition to the City of Denton, Denton County, Texas, according to the plat thereof recorded in
Cabinet V, Slide 856 of the Plat Records of Denton County, Texas, North 00"59'47" West, a distance of 217.71
feet to a 5/8-inch iron rod with "KHA" cap set for the northeast comer 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 comer,
-South 01 °28'09" West, a distance of 28.89 feet to a 5/8-inch iron rod with "KHA" cap set for the
northeast corner of Lot 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, an addition to the
City of Denton, Denton County, Texas, according to the plat thereof recorded in Cabinet I, Slide 148 of
the Plat Records of Denton County, Texas;
THENCE leaving the west line of Lot 2, Block A of PORTER/ANDRUS ADDITION with the north line of Lot 1 R,
Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, North 88"3128" West, a distance of 399.39 feet to
a 5/8-inch iron rod with "KHA" cap set in the northeasterly right-of-way line Interstate Highway No. 35 (a
variable width public right-of-way) for the most northerly northwest comer 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
518-inch iron rod with "KHA" cap set for the southwest comer 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 Ea
5/8-inch iron rod with "KHA" cap set for the end of the curve;
-North 89"58'43" East, a distance of 364.46 feet to a5/8-inch iron rod with "KHA" cap set for comer, Ln
-North 00°57'04" West, a distance of 450.70 feet to a 5/84nch 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 M
Denton County, Texas;
THENCE leaving the east line of GREENWAY CLUB ESTATES with the south and east lines of WESTGATE N
HEIGHTS, the following courses and distances to wit
-North 89032'37" East, a distance of 48.23 feet to a 5/8-inch iron rod with "KHA" cap set for comer,
-South 87°34'57" East, a distance of 1042.99 feet to a 5/8-inch iron rod with "KHA" cap set for comer, 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
northerly northwest comer of the beforementioned 121.4759 acre tract o 0
I p
THENCE leaving the east line of WESTGATE HEIGHTS with the north line of the 121.4759 acre tract, South W E
89013'56" 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
line of Bonnie Brae Street; n
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Page 2 of 6
As,hc.
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 comer,
-South 00"26'45" West, a distance of 568.70 feet to the POINT OF BEGINNING and containing 153.37
acres of land.
Bearing system based upon Texas State Plane Coordinate System, using monuments R0610108 AND
R0610060.
PART TWO
BEING a tract of land situated in the B.B.B. & C.R.R. Company Survey, Abstract No. 192, in the City of
Denton, Denton County, Texas, being part of a called 265.6365 acre tract of land (description of Shephard
Hall Tract, Tract 1), described in deed to Denton Hillview, L.P., recorded in Denton County Clerk's File No.
2005-127450 of the Real Property Records of Denton County, Texas, and all of Lot 3 of LOTS 1,2,8,3
PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas, according to
the plat thereof recorded in Cabinet B, Slide 34 of the Plat Records of Denton County, Texas, and being more
particularly described by metes and bounds as follows:
BEGINNING at a 5/8-inch iron rod found in the south right-of-way line of West University Drive (U.S. Highway
No. 380, a 100.20 foot wide public right-of-way) for the northerly common comer 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 01 008'26" West, a distance of 600.00 feet to a 5/8-inch iron rod found for the southerly common comer
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, 1-13,
1-C PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas, E
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 comer of the beforementioned 265.6365
acre tract;
M
THENCE with the west right-of-way line of Bonnie Brae Street, the following courses and distances to wit: M
-South 00°58'54" West, a distance of 1438.01 feet to a 5/8-inch iron rod with "KHA" cap set for comer,
-South 00°48'51" West, a distance of 1175.56 feet to a 5/8-inch iron rod with "KHA" cap set for the 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
252.35 feet to a 5/8-inch iron rod found for the beginning of a reverse curve to the left;
-Southwesterly, with the the curve to the left, through a central angle of 57°31'56", having a radius of
392.01 feet, and chord bearing and distance of South 17°04'48" West, 377.30 feet, an arc distance of W E
393.63 feet to a 5/8-inch iron rod found for the end of the curve;
-South 11 °41'10" East, a distance of 10.57 feet to a 5/8-inch iron rod found for the north end of a o
comer clip at the intersection of the north right-of-way line of Scripture Street (a variable width public o
right-of-way) and the west right-of-way line of Bonnie Brae Street;
W
THENCE with the comer clip, South 39°33'50" West, a distance of 11.48 feet to a 5/8-inch iron rod found for
the south end of the comer clip;
vd
Page 3 of 6 " x
THENCE with the north right-of-way line of Scripture Street, North 88°58'00" West, a distance of 1265.16 feet
to a 5/8-inch iron rod found in the south line of the 265.6365 acre tract;
THENCE leaving the north right-of-way line of Scripture Street, the following courses and distances to wit:
-North 01 002'00" East, a distance of 500.06 feet to a 5/8-inch iron rod found for comer,
-North 88°58'00" West, a distance of 761.56 feet to a 5/8-inch iron rod found for comer,
-South 01 °02'00" West, a distance of 500.06 feet to a 5/8-inch iron rod found in the north right-of-way
line of Scripture Street;
THENCE with the north right-of-way line of Scripture Street, the following courses and distances to wit:
-North 88°58'00" West, a distance of 318.44 feet to a 5/8-inch iron rod with "KHA" cap set for comer;
-North 88°48'26" West, a distance of 41.73 feet to a 5/8-inch iron rod found in the northeasterly
right-of-way line Interstate Highway No. 35 (a variable width public right-of-way) and the north
right-of-way line of Scripture Street for the most southerly southwest comer 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 comer,
-North 16°24'00" West, a distance of 3494.36 feet to a 5/84nch iron rod found for comer,
-North 14°50'06" East, a distance of 171.01 feet to a 3-inch brass disk in concrete found for comer,
-North 46°04'12" East, a distance of 303.95 feet to a 5/8-inch iron rod found for comer,
-North 60°32'22" East, a distance of 114.22 feet to a 5/8-inch iron rod found for comer,
-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: E
a
0
-South 88°56'28" East, a distance of 2440.06 feet to a 5/8-inch iron rod with "KHA" cap set for comer,
-South 89°01'07" East, a distance of 117.72 feet to the POINT OF BEGINNING and containing 256.91 0
acres of land.
n
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, v)
and is not to be used to convey or establish interests in real property except those rights and interests implied
or established by the creation or reconfiguration of the boundary of the political subdivision for which it was
prepared.
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LL X
PART ONE, f53.37 ACRES
FRANCIS BATSON SURVEY, ABSTRACT NO. 43
CITY OF DENTON, DENTON COUNTY, TEXAS
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(PART ONE)
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PART 1~
o 153.37 ACRES
CALLED 121.4739 ACRE L
DESCAFTTCN CF SHEPHAW HALL
mAff m C
a My 1uYE1T(~1.P s
D.GCF. M. 2005-127450
RPR.D.G T.
CALLED 212100 ACRES (TRACT 3)
WANTLW at CEMW SW
S W , LLLP 01 OESCRraw or SHERIARD NAIL
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CALLED 21017 ACRES (TRACT 2) p
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PART TWO, 256.91 ACRES
B.B.B. & C.R.R. COMPANY SURVEY, ABSTRACT NO. 192
CITY OF DENTON, DENTON COUNTY, TEXAS
CALLED 121.4759 ACRES
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PART 2
zg 256.91 ACRES
CALLED 2S&&W ACRES
0ESCRFT 2! CF~~SStOWA)RO HALL
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Exhibit B
THE MARKETPLACE AREA - SUBAREA 2 - (RR-2 AND RR-3)
Section 1.00 Purpose:
The Rayzor Ranch Marketplace will feature over 800,000 square feet of retail anchored
by Sam's Club and Wal-Mart SuperCenter. The Marketplace will also feature additional
big box retailers, junior anchors, specialty retailers, restaurants and financial/professional
services. The design of the shopping center will be consistent with Rayzor Ranch Town
Center to ensure continuity of space and a cohesive design throughout the project.
Section 1.01 Subarea 2 Landscape Guidelines:
(a) Open Space Requirements:
The Marketplace tract within Rayzor Ranch will maintain an 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.
(b) Parldng Field Requirements:
The Marketplace tract will incorporate the following planting guidelines in all
parking areas:
(i) Landscape Islands:
There will be one planted island for every 10 linear parking spaces. This planting
island shall be no less than the same size as 1 standard parking space (18'x9', 162
s.f.). Each island shall contain 1 shade tree (2" min. cal.) from the Approved Plant
List (see Appendix Q. 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 (18'x18', 324 s.f.). Each island shall contain 2 shade trees
(2" min. cal.) from the Approved Plant List (see Appendix Q. Ground cover
within the island shall be 100% turf, shrub, planted groundcover, river rock, or
mulch or combination thereof (See Diagram I-01, page 7).
(ii) End Islands:
There shall also be an end island for every parking row. This end island shall be
no less than the same size as a standard parking space (18'x9', 162 s.f.). Each
island shall contain 1 shade tree (2" min. cal.) from the Approved Plant List (see
Appendix C). Ground cover within the island shall be 100% turf, shrub, planted
1
groundcover, river rock, or mulch or combination thereof (See Diagram I-01,
page 7).
(c) Street Tree Requirements:
(i) Location:
Street trees in the Marketplace shall be located between the street and sidewalk,
within a designated planting strip in the right-of-way, or in tree wells with the
sidewalk that is eight (8) feet wide or greater, subject to the approval of the
Director of Planning and Development.
(ii) Number and Spacing:
Street trees in the Marketplace shall be planted on spacing no greater than one (1)
tree for every 45 linear feet of street frontage.
1) Spacing from Utilities: All provisions of this Section are subject to the
approval of the Director of Planning and Development.
a) Service Lines:
No trees shall be planted closer than nine (9) feet from any underground
water or wastewater utility connection or main and no closer than five (5)
feet from any other underground utility lines. The location of the 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 five (5) feet from any fire hydrant.
c) Street Lighting: .
Street lighting instruments shall be installed according to the design
criteria of the electric utility. Individual street light instruments may be
substituted in the place of individual street trees, in order to reduce
tree/instrument conflict.
d) View Corridors / Visual Triangles:
No street trees shall be planted within established view corridors or visual
triangles.
2) Spacing from Driveways: No trees shall be planted closer than five (5) feet
from any driveway.
(iii) Tree Species:
Tree species to be used for street trees must come from the Street Tree 'T" list as
shown in Appendix C.
2
Section 1.02 Subarea 2 Buffers and Screening:
The Marketplace shall incorporate buffers between the Marketplace and the adjacent
areas to the north and east.
(a) Residential Development Buffer (North) (SF-1)
The Residential Development Buffer shall consist of a fencing and landscape buffer.
The wood fence (8' ht. minimum) shall include steel posts and a decorative cap with
the good side facing the residential use or zoning district. Additional to the wood
fence, a 10' landscape buffer (residential side) will include a minimum of one.(l) tree
for every 20 linear feet and 20 shrubs (see Approved Plant List - Appendix C),
minimum 5 gallons, for every 30 linear feet. The buffer shall have a minimum of 3
tree species with no more than 40% of each tree being used within the buffer. The
wood fence must have openings a maximum of every 300' for maintenance to
landscaping in the buffer.
(b) Existing Commercial Development Buffer (West)
The Existing Commercial Development Buffer shall consist of a masonry wall as
described in Exhibit D and landscape buffer. In addition to the masonry wall, a 10'
landscape buffer (commercial side) will include a minimum of one (1) tree for every
30 linear feet and 10 shrubs (see Approved Plant List - Appendix C), minimum 5
gallons, for every 30 linear feet. The buffer shall have a minimum of 3 tree species
with no more than 40% of each tree being used within the buffer.
(c) -Buffering along North Bonnie Brae Street
The Residential Development Buffer shall consist of a fencing and landscape buffer.
The wood fence (8' ht. minimum) shall include steel posts and a decorative cap with
the good side facing North Bonnie Brae Street. Additional to the wood fence, a 20'
landscape buffer adjacent to the Bonnie Brae Expansion Right of Way will include a
minimum of one (1) tree for every 30 linear feet and 10 shrubs (see Approved Plant
List - Appendix C), minimum 5 gallons, for every 30 linear feet. The buffer shall
have a minimum of 3 tree species with no more than 40% of each tree being used
within the buffer. A 10' wide sidewalk/trail will be placed in the 20' landscape buffer
to provide a connection between McKenna Park and North Lakes Park.
3
(d) Service and Equipment Screening:
(i) Refuse Container Screen:
Containers or disposal areas shall be screened from view by placement of a solid
wood fence or masonry wall as tall.as the refuse containers, but no less than five
(5) feet in height. All refuse materials shall be contained within the refuse area.
(ii) 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.
(iii) Mechanical Equipment Screen:
All mechanical equipment shall be screened from any public right-of-way or
adjacent to residential use or zoning district.
(iv) Outdoor Storage:
All outside storage shall comply with the provisions of Section 35.12.7.
Section 1.03 Subarea 2 Access. Parlung and Circulation Requirements:
(a) External to the Development:
(i) Vehicular Access:
1) 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.
2) Connectivity:
All non-residential development, excluding industrial, shall provide access to
the adjoining residential property (north).
(u) Pedestrian Access:
All developments shall provide pedestrian access by linking to any adjacent
sidewalk(s), multi-use path(s) or public transportation stop.
(iu) Transit Amenities:
4
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:
1) Internal circulation shall be well defined by use of end caps and landscaped
areas.
2) 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.
(c) Parking Lot Landscaping and Screening Standards:
All parking lots, which for purposes of this section, include areas of vehicle maneuvering,
parking, and loading, shall be landscaped and screened as follows:
(i) 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.
3) 'The tree species shall be an appropriate shade tree and shall be selected from
the Approved Plant List (see Appendix C) for the Rayzor Ranch
Development.
4) The landscaped and end cap areas shall be planted with trees and, shrubs or
groundcover. Landscaped areas should be evenly distributed throughout the
parking area and parking perimeter.
(ii) 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 15' landscape area
to reduce visual impacts.
2) The 15-foot landscape area shall begin from the Public Utility Easement
(PUE). If an easement does not exist, the landscape area shall begin from the
street right-of-way.
3) Large trees shall be planted every 40 linear. feet within the 15-foot landscape
area.
4) A minimum of three small accent trees clustered every 30 linear feet within
the 15-foot 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:
5
a) Xeriscape landscaping may be planted within the 15-foot 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, except for supplemental irrigation during periods of drought;
b) A minimum three foot high continuous row of evergreen shrubs planted
within the 15 foot landscape area; or
c) A minimum three-foot high continuous wall made of any combination of
wrought iron, masonry, or stone within the 15-foot landscape area. If
wrought iron is used, vines shall be grown. on the wrought iron to help
screen the parking lot.
6) There will be one planted island for every 10 linear parking spaces. This
planting island shall be no less than the same size as 1 standard parking space
(18'x9', 162 s.f.). Each island shall contain 1 shade tree (2" min. cal.) from
the Approved Plant List (see Appendix C). 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 (18'x18', 324 s.f.).
Each island shall contain 2 shade trees (2" min. cal.) from the Approved Plant
List (see Appendix C). Ground cover within the island shall be 100% turf,
shrub, planted groundcover, river rock, or mulch or combination thereof (See
Diagram I-01, page 7).
(iii) Subarea 2 shall include the following Drive-through requirements:
1) Drive-through uses shall provide sufficient stacking area to ensure that public
rights-of-way are not obstructed.
2) Drive-through uses must be built as an integral architectural element of the
primary structure and use. The materials are the same as those used in the
primary structure. Drive-through structures and facilities separate from the
primary structure are prohibited.
3) Drive-through uses must be .located to the rear or side of the structure, and
buffered on the rear and side lot lines as required in section 35.13.10.
Section 1.04 Subarea 2 Light and Glare Performance Requirements:
All lighting within the Marketplace development shall meet the following standards:
(a) Light may not measure more than one-half foot-candle of illumination at the property
line.
(b) Lights shall have shields installed to prevent the upward diffusion of light.
(c) Areas designated for pedestrian use shall provide a minimum of one foot candle of
illumination.
6
Diagram I-01
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Appendix C
Approved Plant List
RW" Ranch Approved Plant Ust
Canopy trees Ornamental Trees
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9
Tree Maintenance and Mitigation:
If preservation cannot be reasonably achieved, then the Denton Development Code
standards shall apply.
Each replacement tree shall be a minimum of 2" caliper, measured 6" above grade, and at
least 5' in height when planted. The replacement trees must all be large canopy trees,
preferably native Oak trees.
A performance bond is required prior to Building Permit issuance with each phase of
Rayzor Ranch. The purpose of the bond is to ensure the landscape and trees are planted
and well maintained. Upon completion of the three year establishment period for all
landscape and tree 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 on the bond.. The City may use all legal remedies to
enforce this requirement, in addition to making demand on the bond.
The developer shall pay $215,500 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 on public trees in Rayzor development, or as otherwise specified herein.
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 off-site,
not beyond a 5-mile radius.
If the developer is unable to plant the required replacement trees concurrent with that
phase of development, then the developer shall pay into the City of Denton Rayzor Ranch
Tree Fund an amount equal to $215,500, minus a credit of $125 per caliper inch actually
planted. ,
10
Rayaor.Ranch Mitigation Chart
North Site
Total caliper inches of trees taken down and still remaining is 7713.
161 caliper inches of the 7713 are Quality/Protected Trees
5524 Caliper inches of the 7713 inches were taken down
2189 Caliper inches of the 7713 inches are remaining
7713 inches -161 Inches of Quality/Protected Trees 7552 inches
7552 are Secondary Trees requiring 12.5% mitigation = 944 caliper inches
161 are Quality/Protected Trees requiring 1:2 or 1:1.5 mitigation
At the worst case scenario 1:2 =.322 caliper inches
Total caliper inches to mitigate = 944 + 322 =1266 inches
This is 633 trees (assuming mitigation is with 2" caliper trees)
South Site
Trees to Preserve:
3 Quality Trees- 42A inches
2 Protected Trees = 43.5 inches
Total caliper Inches to preserve = 85.9 Inches
.
Trees to Mitigate:
34-Q ' uality Trees = 351.1 inches
6 Protected Trees = 298.6 inches
2 Large Secondary = 49.4 inches
1.8 Secondary = 23.25 inches
Total caliper inches to mitigate =457.25 Inches
This is 229 trees (assuming mitigation is with :2" caliper trees)
Mitigation Total of North and South Sites =1724.25 inches
Preservation Total of North and South Sites =+85.9 inches
"This mitigation plan is a proposed plan. If any transplanted trees
die within the first year, the developer will replace the trees with the
equivalent number of caliper inches:
11
Exhibit C
Architectural Guidelines
Article 7 Large Scale Development Regulations (RR3)
Building design shall contribute to the uniqueness of the development with predominant materials, ele-
ments, 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 require-
ments 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 masonry wall
and facades facing the side or rear of property zoned and used for commercial purposes or indus-
trial purposes) shall provide the following design features: (Refer to photographs in Appendix F)
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
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 expres-
sions 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 fagade 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. Entryways. 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.
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 masonry wall and facades facing the side or rear of property zoned and used for com-
mercial purposes or industrial purposes should have the following elements: (Refer to photo-
13 Rayzor Ranch Architectural Guidelines Version 1.6
graphs in Appendix F)
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:
i. Color change, texture change, and a change in plane, no less than 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 shall be clearly de-
lineated 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).
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.
a. 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 out-
door storage and the 10% footprint restriction does not apply.
b. 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.
C. The permanent storage, display and sales area shall be enclosed by a minimum eight-foot
(8') wall of columns minimum two inches (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. (Refer to photographs in Appendix F)
d. 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 accessible to cus-
tomers. 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. Wall and landscaped buffer yard. An eight-foot masonry wall of brick, stone, split block or con-
crete cast to simulate such materials shall be constructed along the common boundary line of the
adjacent residential property, or as close as practicable in the event of intervening alleys, ease-
ments and drainage channels. If the large retail store property and residential property are sepa-
rated by intervening property under separate ownership that is less than 20 feet wide, a wall shall
be constructed along the property line of the large retail store facing the residential property.
7. 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 com-
pletely 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.
14 Rayzor Ranch Architectural Guidelines Version 1.6
8. Trash Collection and Compaction. Trash collection and compaction may not occur within one
hundred feet (100') feet of residential property and shall be screened from public view, except
seventy five feet (75') at Greenway Drive.
9. Mechanical equipment. No mechanical equipment may be located within one hundred feet (100')
of residential property. Mechanical equipment shall be screened from public view on site.
B. Building Materials:
1. Fronts and street sides of buildings, excluding windows, visible from the 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-reflec-
tive means materials with exterior visible reflectance percentages less than 27 percent.
Acceptable material and color palette (reference Appendix A-D):
• Limestone or varying colors, sizes and textures;
• . Concrete - Architectural finish. Texture coated or textured and colored.
• Masonry - brick or decorative CMU.
• Porcelain Tile
• Galvanized metal panels or prefinished architectural metal panels of a neutral/earthtone color;
• Painted siding of a warm, neutral/earthtone color in accent areas only;
• EIFS or stucco of a warm, neutraVearthtone color;
• Accent colors of a warm, neutral/earthtone range are required but should be used in a
limited manner;
• Natural metals such as but not limited to zinc and copper;
• Natural wood, stained or painted.
• Roofing tile, metal shingles and panels, or slate in galvanized or natural/earthtone color.
2. The use of ground mounted lighting or pedestrian level accent lighting is encouraged.
C. Streetscape/Public Spaces:
1. 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.
2. Plazas or public spaces shall incorporate at least 3 of the 5 following elements, which may be
located anywhere within Rayzor Ranch:.
a. 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").'-'
b. A mixture of areas that provide shade. . . . . . .
C. Trees in proportion to the space at a minimum of 1 tree per 800 square feet.
d. Water features or public art.
e. Outdoor eating areas or food vendors.
f. Planting areas in the sidewalk are encouraged. Pots or above grade planters are allowed,
minimum of 15 gallons. (Refer to photographs in Appendix F)
3. Each freestanding, large-scale development building 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.
D. Mechanical Equipment Screening:
1. All mechanical equipment should be fully screened from view from public on the site or public
pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrubbery or
metal or wood screen wall system. Acceptable method for roof equipment is parapet height exten-
sion or screening by slopped roof forms. Color or finish per acceptable material palette (reference
15
Appendix A-D).
E. Accessory Use:
1. All accessory uses to a large scale development shall be architecturally compatible with the main
structure.
Article 8 Definitions
Guidelines: Provisions which are not mandatory but, are provided in order to educate about design ob-
jectives.
Big House: Residential buildings designed for multiple residential units with ten (10) units or less, ex-
cluding duplexes, either for rental or condominium ownership that are not multifamily.
Multifamily: Residential buildings designed for multiple residential units with greater than ten (10)
units.
Raynor Ranch: The comprehensive (mixed use/master plan) development which includes both the
Rayzor Ranch Marketplace and Towne Center Overlay Districts.
Standards: Provisions which are mandatory and must be followed.
16
APPENDIX A
Rayzor Ranch Architectural Guidelines
The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless
architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently
respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native
to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their
structural systems are simple and engineering efficient utilizing the most economical materials available.
Durable veneer materials available within the region: stone, metal, wood are utilized in a meaningful and prag-
matic way. Regional materials should be utilized when possible as their natural color palette harmonizes with this
environment and their close proximity encourages responsible material resourcing. Native Texas quarried stone
to have a warm, cream color and diverse range of color and finish. Wood (Cedar, pine, Douglas Fir), metals,
masonry should be used to provide complimentary color and texture. Standing Seam and slate roof materials are
appropriate for this aesthetic and should be utilized where the roof is the prominent component of the building
massing.
Example Material Applications
I
Imes one flock
lat '1'.e a
00 Soffe
Cementboard/ . Siding
Textured Coated Concrete
tanding Seam Roof -
Colors are f o illustrative purposes. Colors sho will closely match final color selection. O
P-1 p p_3 P
Benjamin Ben amin Benjamin Benjamin
Moore 1100 Moon iQ67 More 1267 Moon 1239
P5
P-6 R P_8
Benjamin Benjamin Tnemec
Moore Moore Tne r
03MT 04MT
HC-172 jHC-169
1 ,
17 1 Rayzor Ranch Architectural Guidelines
APPENDIX A
Example Material Applications (continued):
Colors are for illustrative purposes. Colors shown will closely match final color selection.
P-9 P-10 P-11 P-12
SW6062 SW6335
M.M SW6041 Benjamin
Moore OC-5
P-13 P-14 P-15 P-16
SW6158 SW6136 SW0009 SW6117
P-17 P-18 P-19 P-20
SW2831 ICI 204 ICI 524 ICI 602
P-21 P-22 P-23 P-24
ICI 1337 101674
10 515 ICI 1676
M
P-25 P-26 P-27 P-28
ICI 1675 Benjamin Benjamin Benjamin
Moore Moore Moore
HC-100 HC-105 AC-28
P-29
Benjamin
Moore
1603
18
APPENDIX B
Rayzor Ranch Architectural Guidelines
The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless
architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently
respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native
to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their
structural systems are simple and engineering efficient utilizing the most economical materials available.
Example Canopy and Shading Applications
}
Sunshad Awning
Canopy
- anop
a-
I
i
Overhang
or rellts Loggia
19 Rayzor Ranch Architectural Guidelines
APPENDIX C
Rayzor Ranch Architectural Guidelines
The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless
architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently
respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native
to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their
structural systems are simple and engineering- efficient utilizing the most economical materials available.
Example Amenities
Speciality Merchandising { Benches
Trash Cans _
~L
Planters
i
9
>s
OfIF _ i
FBollar sy
Lighting
I
1
20 Rayzor Ranch Architectural Guidelines
APPENDIX D
Rayzor Ranch Architectural Guidelines
The Rayzor Ranch architectural aesthetic is derived from influences found in the North Texas region. A timeless
architectural palette recalling the strong Ranching heritage imagery where practical design of buildings efficiently
respond to function and climate. Authentic Ranch Houses, Barns, Commercial and industrial structures native
to this region utilize broad overhangs sheltering people and property from a range of climate conditions. Their
structural systems are simple and engineering efficient utilizing the most economical materials available.
Example Architectural Imagery
Sheltering Fonns
1
ttanan aten s
_ c
t
Functional Design '
-h
cape
e -
ti.
.z -
21 Rayzor Ranch Architectural Guidelines
APPENDIX E.
Rayzor Ranch Architectural Guidelines
Example Architectural Imagery (Big Houses):
I
22
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples:
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APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
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APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
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APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
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APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
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APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
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28
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
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29
Architectural Guidelines
Elevations for RR-1 and RR-2
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EXHIBIT D
Rayzor Ranch Overlay District
Water Quality Protection Plan Requirements
1.0 Purpose for Water Quality Protection
The storm water runoff from approximately 200-acres of the proposed 400-acre Rayzor
Ranch Development will drain directly into the North Lakes Park Pond on the east side of
Bonnie Brae Street. The park pond has a normal dry weather surface area of
approximately 21.3 acres, and provides flood control for Pecan Creek. This park pond
also provides local fishing and recreation for Denton residents. Pollutants in urban runoff
can include floatables (plastics, Styrofoam, paper, litter, and wood), oil and grease,
sediments, nitrogen and phosphorous, heavy metals, and fecal coliform bacteria.
Therefore, the urban runoff from the proposed Rayzor Ranch Development has the
potential to adversely affect the watershed and the water quality in this pond. Because
the pond functions as a detention basin, any untreated pollutants would be captured and
stored in the pond, which could create visual pollution, degrade water quality, and
adversely affect the aquatic habitat within the pond. Over time, the fishing resources and
recreational benefits provided by the pond could decline. Storm water quality structural
controls and management practices, if properly incorporated and maintained as a part of
the Rayzor Ranch Plan of Development, could significantly reduce the negative impacts
to the park pond caused by urban development.
2.0 Storm Water Quality Management Requirements
The North Central Texas Council of Governments (NCTCOG) has published the
Integrated Storm Water Management Design Manual (iSWM) which provides an
integrated planning and design approach for addressing water quality protection for urban
runoff. The iSWM methods that address urban Water Quality are required for the area of
the Rayzor Ranch Development (site) that drains into the North Lakes Park Pond. A
Water Quality Protection Plan that provides storm water quality controls consistent with .
the iSWM is required for the Rayzor Ranch Development in order to minimize adverse
impacts to the Park property and to preserve and protect the park pond resource for the
citizens of Denton.
The total pollutant removal efficiencies for each storm water quality control system used
on the site (at the outlet) shall be as follows (derived from iSWM):
Total Suspended Solids = 80 %
Total Phosphorus= 60 %
Total Nitrogen = 50 %
Fecal Coliform = no reduction
Metals = 80 %
In addition to the iSWM removal efficiencies, Trash Removal Efficiency (all floatable
objects) = 95 % by volume
Rayzor Ranch Page 1 of 6 Draft No. 2
Water Quality Protection Plan , 2007
2.1 Water Quality Protection Volume
The iSWM approach to control pollution from storm water runoff treats a specified Water
Quality Protection Volume (WQv) from each site or sub-area to reduce the percentage of
post development pollutants. The rainfall analysis for iSWM determined that 1.5 inches
of rainfall is the average depth corresponding to the 85th percentile storm for the
NCTCOG region. Therefore, the runoff from the first 1.5 inches of rainfall on the
watershed area is the WQv to be treated onsite prior to release into the North Lakes Park
property. A storm water management system designed for the WQv will treat the runoff
volumes from all storm events of 1.5 inches or less, as well as a portion of the runoff for
all larger storm events. The WQv is directly related to the amount of impervious cover,
and will be calculated following the methodology in Section 1.2.3.1 of the iSWM
Manual.
The site drainage analysis shall identify hot spot land uses (parking lot areas, service
stations, trash receptacle areas, loading zones, etc.) with high pollution generating
potential, and provide details of the proposed structural or non-structural storm water
controls showing how the runoff from these areas will be collected and treated prior to
release into the storm drainage network that directly discharges into North Lakes Park.
Drainage area diversions to reduce the WQv will not be allowed.
2.1.1 Water Quality Volume Reduction Methods
The use of non-structural storm water control practices is encouraged provided that the
proposed approach to reducing impervious cover is not in conflict with the City's
Development Code, Design Criteria Manuals, or the City Fire Code. The required WQv
to be treated may be reduced using the "volume reduction methods" as presented in
Section 1.2.3.2 of the iSWM Manual. Documentation (site plan or plat showing the area
specified or reserved to allow the reduction in WQv) and calculations for WQv
reductions will be submitted to the City for approval. The Denton Development Code
requires stream buffers, and only stream buffer areas exceeding the requirements in the
Denton Code can be used for WQv reduction,
2.2 Site Design Credits
Site Design Credits are not computed or used in the City of Denton.
23 Primary Structural Storm Water Controls
Primary Structural Storm Water Controls have a demonstrated ability to treat the WQv
and remove 70% to 80% of the annual average total suspended solids (TSS) load in
typical post-development urban runoff when designed, constructed, and maintained in
accordance with recommended specifications. Structural storm water controls are
required for the treatment of all hot spot areas that will drain into North Lakes Park.
Table 5.1.2-1 in the iSWM Design Manual will be used to provide the design removal
efficiencies for each of the possible control practices. Where the pollutant removal
capabilities of an individual structural storm water control are not deemed sufficient for a
given site application, additional controls may be used in series in a "treatment train"
Rayzor Ranch Page 2 of 6 Draft No. 2
Water Quality Protection Plan , 2007
approach. These devices may also serve as pretreatment devices removing the coarser
fraction of sediment. One or more downstream structural controls are then used to meet
the full Primary TSS removal goal.
2.3.1 Recommended Storm Water Quality Control Practices
Storm Water Quality Control Practices are described in Section 1.4.2 of the iSWM. The
following practices may be considered for this development. The identification of
potential siting locations, screening, and selection of appropriate structural storm water
controls is the responsibility of the engineer.
Methods identified for consideration will only be considered which are expected to have
a- reasonable success rate, considering the site-specific soil conditions and topography.
Onsite soils on the majority of the site were identified as Types C and D (high clay
content) which provide limited opportunities for overland flow filtration zones for
rooftop or pavement infiltration.
Table 5.1.3-1 Structural Control Screening Matrix in the iSWM Design Manual shall be
used as a guide to determine the removal efficiencies for the selected control practices to
be utilized. Either individual, on-site structural storm water controls for each lot in the
development, or a few strategically located regional storm water controls in each sub-
watershed may be used for controlling storm water quality. The developer shall finance
the design, construction, and maintenance of the controls.
Bioretention Areas
Extended Dry Detention Basins:
Multi-Purpose Detention Areas:
Filtration
Filter Strip
Organic Filter .
Planter Boxes
Surface Sand Filter / Permanent Sand Filter
Underground Sand Filter:
Gravity (Oil-Grit) Separator:
Ponds: Storm water ponds are constructed storm water retention basins that have a
permanent pool (or micropool) of water. Runoff from each rain event is detained and
treated in the pool.
Micropool Extended Detention Pond
Multiple Pond Systems
Wet Extended Detention Pond
Wet Pond
Proprietary Structural Controls
Rayzor Ranch Page 3 of 6 Draft No. 2
Water Quality Protection Plan , 2007
Proprietary controls are manufactured structural control systems available from
commercial vendors designed to treat storm water runoff and/or provide water quantity
control.
Water Reuse Rain Harvesting (TanksBarrels)
Rain harvesting is a container or system designed to capture and store rainwater
discharged from a roof.
Storm Water Wetlands
Storm water wetlands consist of a combination of shallow marsh areas, open water, and
semi-wet areas above the permanent water surface.
Extended Detention Shallow Wetland
Pocket Wetland
Pond/Wetland Systems
Shallow Wetland
Submerged Gravel Wetlands:
Infiltration Trenches and Soakage Trenches may be considered if the soil percolation
rates determined from onsite testing shows these practices can be successful.
2.4 Inspections and Maintenance
The Water Quality Protection Plan required in Section 3.0 shall include a description of
maintenance tasks, frequency of maintenance, responsible parties for maintenance,
funding, access, and safety issues.
The use of storm water. ponds, wetlands, and extended detention basins shall require the
submission of an operation and maintenance plan that addresses the potential for
mosquito breeding in the treatment zone, and provides a contingency plan for controlling
mosquito breeding using larvicides such as BTI or equivalent. A water balance
calculation is required if a permanent wet pond utilizing fish for control is proposed by
the developer.
2.4.1 Inspections
Annual inspections of storm water management facilities shall be conducted by the
drainage maintenance entity established for the Rayzor Ranch Development, and an
annual report documenting the inspection and results shall be submitted to the City.
Where chronic or severe problems exist, and the owner does not provide maintenance and
repairs, the City of Denton will have the right but not the obligation to remedy the
situation and recover the cost for the work from the property owner. This authority shall
be established on the final plat document.
2.4.2 Maintenance
All water quality protection facilities shall be maintained by the property owner or
maintenance entity established for that purpose.
Rayzor Ranch Page 4 of 6 Draft No. 2
Water Quality Protection Plan , 2007
1
3.0 Submittals Schedule for Water Quality Protection Plans
To provide for site areas to be specifically designated for structural storm water controls,
these areas are required to be identified on General Development Plans, Preliminary Site
Plans, Preliminary Plats and Final Plats. These areas shall be reserved as drainage
easements on the Preliminary and Final Plat. Drainage easements shall be provided for
all structural storm water controls with contributing watershed areas of 3 or more acres.
Easements may also be provided if the contributing watershed area is less than 3 acres.
Storm water structural controls for small sub-watershed areas may also be incorporated
with site landscaping areas (multi-purpose areas). Drainage easements are not required
for multipurpose areas if the watershed area draining to the multi-purpose areas does not
exceed 3 acres. All drainage easements designated for structural storm water controls
will be contained within platted lots.
General guidance for the preparation of conceptual, preliminary, and final Water Quality
Protection Plans (iSWM site plans) are provided in Sections 1.1.3.5 through 1.1.3.7 of the
NCTCOG "Design Manual for Site Development, Review DRAFT, October 2005. The
iSWM site plan shall also include a narrative description of the overall storm water
quality plan for the site, and provide a description and details of the structural storm
water controls in multi-purpose areas that are not be designated as drainage easements.
3.1. General Development Plan
Approval will not be granted for any development until the City of Denton has approved
a conceptual iSWM site plan.
3.2 Preliminary Plat
Approval will not be granted for any development until a preliminary iSWM site plan
that includes dedication of drainage easement areas as necessary to construct storm water
controls has been approved by the City of Denton. .
3.3 Final Plat
Approval will not be granted for any development until a final iSWM site plan for all
stormwater treatment areas involving easements has been approved by the City of
Denton. This final site plan shall include a concept plan that contains WQv:calculations
for any storm water controls that are not a component of drainage easements specified in
Section 3.2.
3.3.1 Regional Storm Water Control Areas
-If a "regional" structural storm water control area will be designated to serve separated or
multiple lots in the development a Water Quality Protection Plan that satisfies the
requirements of Section 2.4 will be submitted to the City for review and approval. The
Water Quality Protection Plan shall include provisions for funding the. Operation and
Maintenance activities following construction, and a sample form for the annual
inspection reporting function. A Final Plat that relies on the "regional" storm water
control area for storm water quality control will not approved until the iSWM site plan
and the Water Quality Protection Plan have been approved by the City.
Rayzor Ranch Page 5 of 6 Draft No. 2
Water Quality Protection Plan , 2007
3.4 Clearing and Grading
Permit will not be released for any development until a final iSWM site plan (including
ALL storm water controls) and a Storm Water Pollution Prevention Plan (SWPPP) has
been approved by the City of Denton.
3.5 Building Permit
Structural storm water controls in multi-purpose areas (not within designated drainage
easements) will be designed and detailed either as a part of the site grading and drainage
plan, or on a separate iSWM Site Plan that will be submitted with the application for a
Building Permit. A Water Quality Protection Plan shall also be prepared by the
developer and submitted to the City for review.that satisfies the requirements of Section
2.4, and includes provisions for funding of the Operation and Maintenance activities
following construction, and a sample form for the annual inspection reporting function.
A Building Pefmit will not issued tmfil the stmetwal stenn water- eetAfeig and the Almef
Quality Weteefien Plem have been approved by the Gity eefieuffeat with the site gFadifig
and df-ainage plan and the Landseaping Plan fer- the develepmefAT
A Certificate of Occupancy may not be requested until the structural storm water
controls and the Water Ouality_Protection Plan have been approved by the City
concurrent with the site grading and drainage plan and the Landscaping Plan for the
development.
.
Rayzor Ranch Page 6 of 6 Draft No. 2
Water Quality Protection Plan , 2007
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Exhibit H
National Trade Dress Criteria for Approval
• In Rayzor Ranch, the term "Trade Dress" will include tenant identification
signage, materials, entry treatments and architectural features, if it is part
of a national identity for the tenant. Trade Dress will include the tenant's
logo and identifying colors and these colors do not have to match the
architectural color palette for Rayzor Ranch.
• Trade Dress elements cannot extend beyond the fagade of the building.
• Trade Dress cannot exceed 25% of the total area of the fagade for each
tenant.
• Wall signage must be incorporated into the Trade Dress and cannot exceed
20% of the total area of the fagade.
• If the building is a corner building, or a freestanding building, then the
tenant is allowed to have Trade Dress on all facades.