2007-110
One, documents\ordinances\07\rayzor ranch overlay ordinance -final doc
ORDINANCE NO. 2007- /40
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, REZONING APPROXIMATELY
223 ACRES OF LAND LEGALLY DESCRIBED IN EXHIBIT "B", ATTACHED HERETO,
FROM THE EXISTING, NR-U-12, NRMU, CM-G AND NR-6 ZONING
CLASSIFICATIONS AND USE DESIGNATIONS TO THE RCC-D ZONING
CLASSIFICATION AND USE DESIGNATION, AS MODIFIED BY THE TERMS OF THE
RAYZOR RANCH OVERLAY DISTRICT CLASSIFICATION HEREIN AMENDED;
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 THE REGULATION OF
LAND USES AND DEVELOPMENT STANDARDS FOR THE RAYZOR RANCH
OVERLAY DISTRICT; APPROVING AND AUTHORIZING EXECUTION, AMENDMENT
AND RECORDATION OF A DEVELOPMENT AGREEMENT ATTACHED AS EXHIBIT M,
AND REMOVAL OF THE TEXT OF SECTION 35.7.13.3.A.5 OF THE DENTON
DEVELOPMENT CODE UPON SUCH OCCURRENCE WITHOUT NECESSITY OF
FURTHER COUNCIL ACTION; 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 property owner initiated the rezoning process for that 223 acre tract of
land legally described by metes and bounds in Exhibit "B", attached hereto and made a part
hereof by reference, and depicted as "P, RRA, RR-2, SF-2, CC, , and HOTEL/RR", within
Exhibit K, (the "Property"); and I
WHEREAS, the owner of the Property requested that the Property be considered for
rezoning from NRMU-12, NRMU, CM-G, and NR-6 zoning districts to the RCC-D zoning
district, as modified by the "Rayzor Ranch Overlay District" previously defined, and amended
herein; and
WHEREAS, the owner of the Property supports the rezoning of the Property; 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 stnuctures 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 9, 2007, 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 amendment; and
WHEREAS, on May 15, 2007, the City Council held a public hearing as required by law
and approved the change in zoning from the NRMU-12, NRMU, and CM-G zoning districts to
districts to the RCC-D Zoning Classification and Use Designations, as modified by the Rayzor
Ranch Overlay District, as amended herein; and
WHEREAS, the City Council finds that establishing the Rayzor Ranch Overlay District
serves a public purpose; and
WHEREAS, the City Council makes the following findings:
A. The change in zoning and the creation of the Rayzor Ranch Overlay District is
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 Marketplace
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 Rayzor Ranch Overlay District.
The Rayzor Ranch Overlay District classification is hereby defined with respect to
approximately 410 acres of land, legally described in Exhibit "A" to Ordinance 2007-068.
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
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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 K
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 K
C. Part or all of the Subareas may be developed in phases
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.
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.
C. Rayzor Ranch: The comprehensive development which includes
all phases defined within the Rayzor Ranch Overlay District
(Ordinance No. 2007-068).
[Subsection 35.7.133.A.5, below, may be deleted from the Code text by Staff upon
satisfaction of all conditions, without necessity of further Council action]
5. 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:
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a. A development agreement is executed, filed and recorded,
providing for the escrow of $215,000 in funds for mitigation of
trees removed without a permit, and committing $250,000 in park
improvements to offset drainage impacts at North Lakes Park (see
Exhibit M).
b. This requirement supplements, but does not supersede, satisfy, or
replace any other permits or requirements of construction. It is
understood that the Developer will submit and the city will review
Plats and Engineering Documents, prior to condition (a) above
being met; with the goal of obtaining a mass grading permit for
the second phase, and construction permits for certain temporary
roadway improvements within the second phase. Condition (a)
above is a condition for plat approval, but may be satisfied after
plat approval.
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 a RCC-D zoning district are applicable with the following additional restrictions:
Permitted Uses. The only permitted uses are as shown on the attached Master Zoning Site Plan
(See Exhibit L). Generally, these uses must be located within the Subareas as shown on the
Master Conceptual Zoning Plan (Exhibit K) 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.
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.
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35.7.13.5.1 Town Center - Subarea 1 Use and Development Standards (RR-1 RR-2 SF-
2, P, O, and Hotel/RR), and CC portion of Subarea 2 Use and Development Standards.
In the RRA, RR-2, SF-2, P, and Hotel/RR portion of Subarea 1, and in the CC portion of
Subarea 2, the City rules and regulations applicable to the development of property located
within a RCC-D zoning district are applicable with the following additional restrictions:
A. Permitted Uses. The only permitted uses are as shown on the attached Master
Zoning Site Plan (See Exhibit L). Generally, these uses must be located within
the Subareas as shown on the Master Conceptual Zoning Plan (Exhibit K) as
follows:
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,
restaurants, drive-through facilities, indoor recreation, outdoor recreation,
parks and open space 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. CC: elderly housing (all categories), continuing care retirement center,
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.
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.
B. Minimum Yard Abutting a Single-Family Use or District. The minimum yard
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').
C. Maximum FAR. The maximum FAR shall be 4.0.
D. Maximum Buildim Heights.
1. Except as noted, 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 hotel/RR as shown on Exhibit
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"K", except for the area labeled Hotel/RR which abuts IH-35 which shall
have a maximum height of 792 feet above mean sea level.
35.7.13.6 Site Design Standards.
In this district, the City rules and regulations regarding site design standards, Subchapter 13, and
the Site Design Criteria Manual shall apply, except for the following:
A. Landscaping and Tree Mitigation - Landscaping and Tree Mitigation must
additionally meet the standards set forth in Exhibit "C".
B. Architecture - Architecture must meet the standards set forth in Exhibit "D".
35.7.13.7 Parking Standards.
In this district, the City rules and regulations regarding parking standards, Subchapter 14, are
applicable with the following exceptions:
A. Maximum Allowable Number of Parking Spaces. Section 35.14.4.17 shall not
apply.
35.7.13.9 Drainage.
A. General
In this 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.
I. Areas within the RR-3 Area that do not drain into North Lakes Park
Property are not subject to the Development Restrictions in Section
35.7.13.9.B.
B. Storm Water Drainage into North Lakes Park (Drainage Areas Al and B1)
1. Drainage Areas Al and B1 depicted on Exhibit "E", Drainage Areas
Exhibit, consist of approximately 225-acres of land that drains into the
South Pond at North Lakes Park formally known as Hickory Creek - Site
16 (Pond 16). This Pond is regulated under Texas Administrative Code
Title 30 Part 1 Chapter 299 Dams and Reservoirs, and is classified as an
intermediate size high hazard impoundment in Section 299.14 of these
regulations. High hazard impoundments are required to pass the Probable
Maximum Flood (PMF) without overtopping of the dam embankment, or
failure of the outlet works, or emergency auxiliary spillway.
2. Exempt Lots: Development of lots in Drainage Areas Al and B1 are
exempt from the restrictions of Subsection 35.7.13.9.13 if the aggregate
impervious cover surface area within all the exempted lots does not
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exceed 10,000 square feet. Streets and sidewalks in publicly dedicated
rights-of-way or public access easements are not included in the aggregate
impervious surface area calculation.
3. Development of lots in Drainage Areas Al and BI that are not exempted
under 35.7.13.9.B.2, above, will be restricted as follows with regard to
drainage improvements until improvements to Pond 16 are constructed
and accepted by the City and TCEQ to achieve compliance with Texas
Administrative Code Title 30 Part 1 Chapter 299 Dams and Reservoirs:
a. Preliminary Plat approval will not be granted for any development
until the City of Denton and TCEQ have approved the preliminary
hydrologic and hydraulic analyses (PMF and dam breach
analyses) and the preliminary engineering (PRELIMINARY
ENGINEERING REPORT) to determine the extent of the
embankment and spillway improvements that are required. TCEQ
"approval" is defined as City receipt of written correspondence
from TCEQ indicating that the methodology, assumptions, flood
hydrograph calculation procedures, and design analysis methods
being used to determine the extent of improvements are in
accordance with TCEQ accepted methods and procedures.
b. Final Plat approval will not be granted for any development until
the City of Denton and TCEQ have approved the construction
plans for the embankment and spillway improvements, the source
of funds for construction is identified, and a construction schedule
is committed to for the improvements.
C. Building permits may not be granted until the construction contract
for the embankment and spillway improvements is awarded to a
Contractor acceptable to the TCEQ and City of Denton, and it can
be reasonably determined by the City that the construction and
acceptance of the Pond 16 improvements can be completed prior
to the certificate of occupancy being issued for any building. All
right-of-ways and easements required for construction and
maintenance of Pond 16, if any, must be secured and recorded
prior to a Building Permit being issued by the City.
d. Final Acceptance or Certificate of Occupancy may not be
requested until the improvements to Pond 16 are constructed to
achieve compliance with Texas Administrative Code Title 30 Part
1 Chapter 299 as determined by the TCEQ.
e. Approval may not be granted for any Final Plat that does not
provide for onsite storm water detention until the downstream
channel and culvert improvements at Bonnie Brae Road to convey
the developed peak flow into Pond 16 (downstream
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improvements) are designed and approved by the City, and,
constructed and accepted by the City, unless the downstream
improvements are included as part of the development, in which
case the downstream improvements plans will be included and
approved during the Final Plat process
4. Storm Water Quality
a. 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 "F".
b. The storm water quality controls shall be constructed as a part of
the storm drainage improvements for the development.
C. Approval will not be granted by the City for any Preliminary or
Final Plat that will rely on downstream or regional storm water
quality controls until the downstream improvements to serve the
development are designed and approved by the City, and,
constructed and accepted by the City, unless the downstream
improvements are included as part of the platted development.
d. Engineering inspection fees will be paid to the City for the
inspection of all storm water quality controls during construction.
Designer certifications that the storm water quality controls and
management practices were constructed in accordance with the
approved plans will be provided to the City upon request.
5. Exception - First Phase (RR-3 Subarea)
a. Final Plat that provides onsite detention is not prohibited by these
drainage requirements or restrictions if the City approves an
analysis showing the onsite detention pond is sized to capture the
excess runoff volume from the development resulting from the
PMF and provide extended detention of sufficient duration to
prevent a rise in the North Lakes Pond maximum water surface
elevation during the PMF. The Developer's Engineer shall certify
that the analysis shows there will be no rise in the water level and
no adverse impacts to Pond 16 prior to granting approval.
b. No Building Permit for any development in the RR-3 Subarea may
be granted until the City and TCEQ have approved the
construction plans for the Pond 16 embankment and spillway
improvements, the source of funds for construction is identified, a
construction schedule is committed to for the improvements, all
rights-of-way and easements required for construction and
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maintenance of Pond 16, if any, are secured and recorded prior to
issuance and other applicable requirements for issuance have been
satisfied. Alternatively, a Building Permit is not prohibited by
these additional drainage restrictions, provided that 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.
C. In addition to other applicable requirements, a Final Acceptance or
Certificate of Occupancy may not be granted until the
construction contract for the Pond 16 embankment and spillway
improvements is awarded to a Contractor acceptable to the TCEQ
and City of Denton, and it can be reasonably determined by the
City that the construction and acceptance of the Pond 16
improvements can be completed prior to the certificate of
occupancy being issued for any building, and all other applicable
requirements for issuance have been satisfied.. Final Acceptance
or Certificate of Occupancy may be granted by the City if the
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.
d. No other exceptions to the development schedule may be requested
from the City until the improvements to Pond 16 are constructed
to achieve compliance with Texas Administrative Code Title 30
Part 1 Chapter 299 as determined by the TCEQ.
6. North Lakes Park Pond - Freeboard for PMF
a. Freeboard requirements are provided in Section 3.3 of the
Hydrologic and Hydraulic Guidelines for Dams in Texas, TCEQ
Final Draft, approved by TCEQ on August 28, 2006 (TCEQ
Reference Document). Land use assumption requirements are
provided in Section 5.3. No freeboard is required for the PMF for
ultimate development watershed.
b. The PMF hydrograph may be computed following the procedures
in the TCEQ Reference Document or using TR-60 Earth Dams
and Reservoirs, NRCS, July 2005. No freeboard is required if the
TR-60 method is used.
C. The dam breach analysis will include inundation depths and flood
mapping downstream from the dam until the peak flows in Pecan
Creek are attenuated to the non-breach PMF peak levels. The
length of the attenuation will be as defined by Equation 8.3 from
the TCEQ Reference Document.
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d. Embankment and spillway improvements designed and constructed
by the developer will be based on the ultimate development
conditions in the pond watershed, including the full development
of the Rayzor Ranch development, per section 5.3 of the TCEQ
Reference Document.
e. An analysis of the effects of flows from the ultimate developed
watershed will be provided by the developer with the dam safety
analysis as set forth in Section 35.7.13.9.B.3.a. Inundation lengths
will be determined per Section 8.5 of the above-mentioned TCEQ
criteria. Inundation limits (width and elevation) will be
determined using HEC-RAS or HEC-2 analysis method, following
the procedures described in Section 8.8 of the TCEQ Reference
Document.
35.7.13.10 Transportation.
A. Required Improvements:
1. Developer will provide a temporary easement for an east/west connection
from IH-35 east to Bonnie Brae prior to issuance of any building permit
(other than a clearing and grading permit) for property located in the first
phase (RR-3) portion.
2. The Developer will provide a temporary asphalt or concrete road in the
approximate location of the temporary east/west connection from IH-35
frontage road, at the existing Cracker Barrel access drive, east to Bonnie
Brae as shown in Exhibit "G" prior to issuance of any building permit
(other than a clearing and grading permit) for property located in the first
phase (RR-3) portion.
3. The Developer will provide a right-hand turn lane, on the north side of
West University Drive/U.S. 380 to the northbound IH-35 service road,
prior to issuance of any building permit (other than a clearing and grading
permit) for property located the first phase (RR-3) portion.
4. The Developer will provide a southbound deceleration lane, on the west
side of Bonnie Brae which connects to the east/west connection between
Bonnie Brae and 1-35 prior to issuance of any building permit (other than
a clearing and grading permit) for property located in the second phase
(RR-2) portion of Marketplace.
5. The Developer will provide 90% plans as defined by TXDOT for the
remaining improvements to U.S. 380, as identified in the Kimley-Horn
Traffic Impact Analysis dated January 29, 2007, prior to the issuance of
any building permit for any property which is not located in RR-3 or the
SF-1 Subareas of Marketplace.
Page 10
6. The Developer will construct a left turn lane on northbound Bonnie Brae
which connects to the east/west connection between Bonnie Brae and I-35
prior to issuance of any building permit (other than a clearing and grading
permit) for property located in the RR-2 Subarea of Marketplace.
B. The required 20-foot visibility triangles are to be measured from the curb line not
the property line.
35.7.13.11 Street Standards.
In this district, the City rules and regulations regarding street standards, Section 35.20.2, shall
apply. Alternatively, in all street sections other than Heritage Trail, the standards depicted in
Exhibit "J" may be utilized, if different.
SECTION 3. The Property is hereby rezoned to the RCC-D zoning district
classifications and use designation, as modified by the Rayzor Ranch Overlay District
classification herein defined, and the City's official zoning map is hereby amended to show the
change in zoning district classification.
SECTION 4. The Development Agreement attached as Exhibit M, is approved, and the
City Manager is hereby authorized to execute the document on behalf of the City, and his
designee is hereby authorized to record same as a covenant running with the land lying within
the Rayzor Ranch Overlay District. Any modifications necessary to effectuate its purpose and
approved as to legal form by the City Attorney may be incorporated prior to execution and
recordation. Upon recordation of the executed Development Agreement, as modified, the City
Manager or his designee is authorized to remove section 35.7.13.3.A.5 from the text of the
Denton Development Code, without further action of the Council.
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 effect 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. That 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 /0 day of gal~L 2007.
PERRY MCNEILL, MAYOR
Page 1 t
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
By
LEGAL EO
APPRO E--:-
{3Y DWIN M. SNYDE/CITY TORNEY
List of Exhibits
Exhibit A: Metes and ounds Description and Depiction of Entire Special Purpose Overlay
District
Exhibit B: Metes and Bounds Description and Depiction of the Approximate 223 Acre Area
Exhibit C: Landscaping and Tree Mitigation Standards
Exhibit D: Architectural Standards
Exhibit E: Drainage Areas Exhibit
Exhibit F: Water Quality Protection Plan Requirements
Exhibit G: Temporary East/West Transportation Connection
Exhibit H: North Lake Park Improvements
Exhibit J: Alternate Street Standards
Exhibit K: Master Zoning Conceptual Plan
Exhibit L: Master Zoning Site Plan
Exhibit M: Development Agreement for funding
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F METES AND BOUNDS, PART ONE AND PART TWO
410.28 ACRES (TOTAL)
FRANCIS BATSON SURVEY, ABSTRACT NO. 43
B.B.B. 8 C.R.R. COMPANY SURVEY, ABSTRACT NO. 192
CITY OF DENTON, DENTON COUNTY, TEXAS
PART ONE
BEING a tract of land situated in the Francis Batson Survey, Abstract No. 43, in the City of Denton, Denton
County, Texas, being all of a called 121.4759 acre tract (description of Shephard Hall Tract, Tract 2),
described in deed to Denton Hillview, L.P., recorded in Denton County Clerk's File No. 2005-127450 of the
Real Property Records of Denton County, Texas, all of a called 0.2254 acre tract (Tract 1), a called 2.1017
acre tract (Tract 2) and a called 2.2200 acre tract (Tract 3) described in deed to Quantum at Denton Self
Storage, L.P., recorded in Volume 5021, Page 01847 of the Real Property Records of Denton County, Texas,
part of a called 18.269 acre tract, described in deed to Denton Property Joint Venture, recorded in Denton
County Clerk's File No. 00-RO101370 of the Real Property Records of Denton County, Texas, all of a called
2.999 acre tract, described in deed to De Hall Properties, Ltd., recorded in Denton County Clerk's File No.
2005-40231 of the Real Property Records of Denton County, Texas, being part of a called 8.9217 acre tract of
land described in Deed to Mesquite Creek Development, Inc., recorded in Volume 4562, Page 0683 of the
Real Property Records of Denton County, Texas, and all of Lot 1 of SANDY ADDITION, an addition to the City
of Denton, Denton County, Texas, according to the plat thereof recorded in Volume 13, Page 47 and Cabinet
J, Slide 348 of the Plat Records of Denton County, Texas, and being more particularly described by metes
and bounds as follows:
BEGINNING at a 1/2-inch iron rod found for the north end of a corner clip at the intersection of the north
right-of-way line of West University Drive (U.S. Highway No. 380, a 100.20 foot wide public right-of-way) and
the west right-of-way line of Bonnie Brae Street (a variable width public right-of-way) for the most easterly
southeast corner of the beforementioned Lot 1 of SANDY ADDITION;
THENCE with the corner clip, South 45°48'44" West, a distance of 90.93 feet to a 3/4-inch iron rod found for E
corner; o
THENCE with the north right-of-way line of West University Drive, the following courses and distances to wit: R
--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,
North 00°23'40" East, a distance of 276.40 feet to a point for corner;
THENCE crossing the called 8.9217 acre tract, the following courses and distances to wit:
--North 89°10'52" West, a distance of 227.61 feet to a point for corner; 'o
--North 00°59'35" East, a distance of 80.89 feet to a point for corner; < E
--North 89°00'25" West, a distance of 290.00 feet to a point for corner in the east line of Lot 1, Block A of
PORTER/ANDRUS ADDITION, an addition to the City of Denton, Denton County, Texas, according to the o
Plat thereof recorded in Cabinet O, Slide 45 of the Plat Records of Denton County, Texas;
u
r
V
Page 1 of 6 = x
ends Aesader te4 tric.
F e east line of Lot 1, Block A and the east line of Lot 2, Block A of PORTER/ANDRUS
ddition to the City of Denton, Denton County, Texas, according to the plat thereof recorded in
856 of the Plat Records of Denton County, Texas, North 00°5947" West, a distance of 217.71
h iron rod with "KHA" cap set for the northeast corner of Lot 2, Block A;
e north and west lines of Lot 2, Block A, the following courses and distances to wit:
--North 88°42'36" West, a distance of 400.01 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
--South 01 °28'09" West, a distance of 28.89 feet to a 5/8-inch iron rod with "KHA" cap set for the
northeast corner of Lot 1 R, Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, an addition to the
City of Denton, Denton County, Texas, according to the plat thereof recorded in Cabinet I, Slide 148 of
the Plat Records of Denton County, Texas;
THENCE leaving the west line of Lot 2, Block A of PORTER/ANDRUS ADDITION with the north line of Lot 1 R.
Block 1 of ALVIN AND CHARLOTTE WHALEY ADDITION, North 88°31'28" West, a distance of 399.39 feet to
a 5/8-inch iron rod with "KHA" cap set in the northeasterly right-of-way line Interstate Highway No. 35 (a
variable width public right-of-way) for the most northerly northwest corner of Lot 1 R, Block 1 of ALVIN AND
CHARLOTTE WHALEY ADDITION;
THENCE leaving the north line of Lot 1R, 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 are distance of 101.13 feet to a E
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 a5/8-inch iron rod with "KHA" cap set for comer;
--North 00°57'04" West, a distance of 450.70 feet to a 5/8-inch iron rod with "KHA" cap set for the
southwest corner of Lot 1, Block 10 of WESTGATE HEIGHTS, an addition to the City of Denton, Denton C
County, Texas, according to the plat thereof recorded in Cabinet E, Slide 78 of the Plat Records of Denton County, Texas;
THENCE leaving the east line of GREENWAY CLUB ESTATES with the south and east lines of WESTGATE
HEIGHTS, the following courses and distances to wit:
--North 89°32'37" East, a distance of 48.23 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
--South 87°34'57" East, a distance of 1042.99 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
--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 a
northerly northwest corner of the beforementioned 121.4759 acre tract 0.
THENCE leaving the east line of WESTGATE HEIGHTS with the north line of the 121.4759 acre tract, South E
89°13'56" East, a distance of 2067.29 feet to a 5/8-inch iron rod with "KHA" cap set in the west right-of-way
line of Bonnie Brae Street;
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THENCE leaving the north line of the 121.4759 acre tract with the west right-of-way line of Bonnie Brae Street,
the following courses and distances to wit:
--South 00°37'18" West, a distance of 1455.38 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
--South 00°26'45" West, a distance of 568.70 feet to the POINT OF BEGINNING and containing 153.37
acres of land.
Bearing system based upon Texas State Plane Coordinate System, using monuments R0610108 AND
R0610060.
PART TWO
BEING a tract of land situated in the B.B.B. & C.R.R. Company Survey, Abstract No. 192, in the City of
Denton, Denton County, Texas, being part of a called 265.6365 acre tract of land (description of Shephard
Hall Tract, Tract 1), described in deed to Denton Hillview, L.P., recorded in Denton County Clerk's File No.
2005-127450 of the Real Property Records of Denton County, Texas, and all of Lot 3 of LOTS 1,2,8,3
PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas, according to
the plat thereof recorded in Cabinet B, Slide 34 of the Plat Records of Denton County, Texas, and being more
particularly described by metes and bounds as follows:
BEGINNING at a 5/8-inch iron rod found in the south right-of-way line of West University Drive (U.S. Highway
No. 380, a 100.20 foot wide public right-of-way) for the northerly common corner of Lots 2 and 3 of the
beforementioned LOTS 1,2,8,3 PEARCY/CHRISTON ADDITION;
THENCE leaving the south right-of-way line of West University Drive with the common line of Lots 2 and 3,
South 01 °08'26" West, a distance of 600.00 feet to a 5/8-inch iron rod found for the southerly common corner
of Lots 2 and 3;
THENCE leaving the common line of Lots 2 and 3 with the south lines of Lot 2 and Lot 1-C of LOTS 1-A, 1-B,
1-C PEARCY/CHRISTON ADDITION No. 1, an addition to the City of Denton, Denton County, Texas, E
according to the plat thereof recorded in Cabinet L, Slide 188 of the Plat Records of Denton County, Texas,
South 89°04'34" East, passing the southeast corner of Lot 1-C at a distance of 711.59 feet and continuing for 9
a total distance of 730.60 feet to a 5/8-inch iron rod found in the west right-of-way line of Bonnie Brae Street (a
variable width public right-of-way) for the most easterly northeast comer of the beforementioned 265.6365
acre tract;
THENCE with the west right-of-way line of Bonnie Brae Street, the following courses and distances to wit: n
--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; N
--Southwesterly, with the the curve to the left, through a central angle of 57°31'56", having a radius of ° o
392.01 feet, and chord bearing and distance of South 17°04'48" West, 377.30 feet, an arc distance of
393.63 feet to a 5/8-inch iron rod found for the end of the curve; d
--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 o
right-of-way) and the west right-of-way line of Bonnie Brae Street;
THENCE with the corner clip. South 39°33'50" West, a distance of 11.48 feet to a 5/8-inch iron rod found for N
the south end of the corner clip;
Page 3 of 6 "
IGmley+brn
~ end Aasodates, Inc.
FTHEN/CCE he north right-of-way line of Scripture Street, North 88°58'00" West, a distance of 1265.16 feet
n rod found in the south lineof the 265.6365 acre tract;
g the north right-of-way line of Scripture Street, the following courses and distances to wit:
--North 01 °02'00" East, a distance of 500.06 feet to a 5/8-inch iron rod found for corner;
--North 88°58'00" West, a distance of 761.56 feet to a 5/8-inch iron rod found for corner;
--South 01 °02'00" West, a distance of 500.06 feet to a 5/8-inch iron rod found in the north right-of-way
line of Scripture Street;
THENCE with the north right-of-way line of Scripture Street, the following courses and distances to wit:
--North 88°58'00" West, a distance of 318.44 feet to a 5/8-inch iron rod with "KHA" cap set for 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 comer;
--North 16°24'00" West, a distance of 3494.36 feet to a 5/8-inch iron rod found for corner;
--North 14°50'06" East, a distance of 171.01 feet to a 3-inch brass disk in concrete found for corner;
--North 46°04'12" East, a distance of 303.95 feet to a 5/8-inch iron rod found for corner;
--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
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;
--South 89°01'07" East, a distance of 117.72 feet to the POINT OF BEGINNING and containing 256.91 g
acres of land.
c
Bearing system based upon Texas State Plane Coordinate System, using monuments R0610108 AND
R0610060.
This document was prepared under 22 TAC §663.21, does not reflect the results of an on the ground survey,
and is not to be used to convey or establish interests in real property except those rights and interests implied
or established by the creation or reconfiguration of the boundary of the political subdivision for which it was
prepared.
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PART ONE, 153.37 ACRES
FRANCIS BATSON SURVEY, ABSTRACT NO. 43
CITY OF DENTON, DENTON COUNTY, TEXAS
SOME BRAE STREET
6(" r-o-.,n/~ I
50026'45'W / SII?H W I
SOOJ716 W 1155.76' 566. 90. L1
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4M. ]l0) r y J. J.
L POINT OF +J Q~
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(PART ONE) ~y
ry " N S'~i^r',
~'~'m¢~ ~Cy- e P o rL c
IQ APART 7 0
zs a 153.37 ACRES
O r>bi j8 h$r`h
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CALLED 121.1759 ACRES
CESCRPDON OF SHEPHARD HALL N b b
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TRACT (TRACT 2) OJ~
OENID MLI.EW. L.P. V
DCCE N¢ 2005-127950
RRROCT. y
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CALLED 22200 ACRES (TRACT
WANNY .1 DEN RW S
STGRACE LLLP C..t, }6S BJ95 AGES
1KK. 50]1, PC 01617 WS RDR WWEPNARO NALL
N00'JI'STE RRRO.Ci. 7R^
by w11 I.,
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716.017 0.4Cl.RPR.ZIM.1, 17 ].y E
C5(lED 21017 ACRES (TRACT 2) n0
WANNN vt DENrW S F I
Q Vq.S5031 R 01517
' N RPRD.CT. 1*0)
b I IPPRt o
n
m - Y) ~ ALLED 02151 ACRES (TRACT I)
UO' S.n PB. ,0~ 9L1
SELF SWAGE. LLLP E. ICN
!J ^ °y 3.0` EL00 SELF
1 W R - n ` fr g `{1 LM_ sR2, P1. C 0re1>
u -
C ~ .8 R.P6DC T
"L p 3
ai ~p N_ w
~ ~~L+~ N-tbl hb
.~Tii gg O n
nh Va ary ~
N~ U q ry Z
b
/ 2
70 w ~J~ 0059'47'W I I 0.
N~ 0. W
ye 0.ti 21271' ~ti a°~ wE
L
W 2--I~ cI A~f pQ2 2 g 1699 d
t~ ~.04 M, 60,97 LOS o
RD
Z V/ N
Sg _p
,''p p 2$ m CALLED 18.269 ACRES
DENI'LWPR( ERTY N ry 1 / b
3 1 II S i11 JpNT KN TORE q J
8 8 D.C.Cl.. No. W-R010131D 21 rl
W RP, AD CT u
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SCALE: it wAY 35
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1 inch - 500 ft. , i 1 w 632'6 T S3Ale "I IAIwT
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PART TWO, 256.91 ACRES
B.B.B. & C.R.R. COMPANYSURVEY, ABSTRACTNO. 192
CITY OF DENTON, DENTON COUNTY, TEXAS
CALLED 121.4759 ACRES
9p DESCRIPVON OF SHEPNARD HALL
IRACI('ACT z) ,1E1
j QEN ICW NILLNEW.
DC.CE. Ha 2lMS-FZ7LP50
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e8 RP,R., C. T. rE` r
nRRq~ l
Y' MES/ ~ M, (US
AVG~ NOO-32.22 E=~ S69TN'07"E
114.22' 8~ 440.06'
f
N461104 12'E NOO'58'25"E 13.09' LaTZ~ a ~
30395' POINT OF
mrJ o 0
BEGINNING
(PART TWOf P. no. o~;h 44 ~e6
N14750'067E ~y ►
171.01' 1443
54 Rttr m t e°q
caR e.
PR0.CT, 71 59'
Sol Y18
'26"W 'S8994'345 730.60'`
Voll, 600.00' f
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4 PART 2 y
256.97 ACRES
CALLED 265.6J65 ACRES
DESERRRO.4 D SAFWARD HALL
o ~1 MAC7 (MACH)
DENTQV HILLNEWI LP R E
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N8858'00"W
761.56' 4=5731'56
R-392.01' d-45V1'S8" ¢
3 L-393.63' R=321.07'
>
o g CA EO 2656365 ACRES W. CH=517V4'IB"W L=252.35' ° m
N P $ DESCRIRnON OF EPH'RD RALL w CL=377.30' CH-N2319-47E a E
h vEViDV xiueLw, i.P. p CL=245.91' °
N auCE. rvo. 2Po5-127450 Sfl nME MM
N1530'30"W R.P.R.O.C.I = C., .ow aae 511'41'10"E ~
38.J2'10.57 °
N 0
W E N88'4876"W 1 8 1,01 W N88 00 65 0
41 73• \ 318.44' 539'33'50"W
N
SCALE:
U
I inch = 600 it,
Page 6 of 6><
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TO W N C E N T E R
ARCHITECTURAL GUIDELINES
Version 1.5
March 16, 2007
omniplan AllegianceDevelopment
TABLE OF CONTENTS
EXHIBIT I Masterplan 2-3
ARCHITECTURAL GUIDELINES 4-5
Article 1 Residential Buildings 6
Article 2 Multiple Unit Residential Buildings 7
Article 3 Multi Family Developments in Pedestrian District 7-8
Article 4 Continuing Care Retirement Community 9
Article 5 Nonresidential and Mixed Use Buildings 10
Article 6 Nonresidential and Mixed Use Buildings in a I I
Pedestrian Oriented District
Article 7 Large Scale Development Regulations 13
Article 8 Definitions 16
APPENDIX A Material Applications 17-18
APPENDIX B Canopy & Shading Applications 19
APPENDIX C Amenities 20
APPENDIX D Architectural Imagery 21
APPENDIX E B ighouse Architectural Imagery 22
APPENDIX F Large Scale Development Examples 23-29
Rayzor Ranch Architectural Guidelines Version 1.5
EXHIBIT I
Masterolan
All road alignments and parcel layouts shown herein are conceptual and may vary. Final road alignments and parcel layouts
will be established at final site plan approval or platting.
2 Ray<or Ranch Architectural Guidelines Version L$
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41
MASTER SITE►LAN -ZONING omniplan
1.26 n
® AllegianceDevel pment
07/27107 ....~h •ENTONI TX
3 Rayzor Ranch Architectural Guidelines Version 1.5
OVERALL ARCHITECTURAL GUIDELINES
RAYZOR RANCH
Rayzor Ranch is a signature walkable development comprised of residential, office, retail, civic and entertainment lifestyle
experiences organized around a 13.4-acre public park. Shopping, entertainment and public space harmoniously weave to-
gether living and work - forming a distinct North Texas community.
Master planned as an "urban" town center, a street grid organizes multi-story mixed-use structures, creating interesting
outdoor spaces while framing compelling vistas. This grid continues throughout the surrounding neighborhood strengthen-
ing connection to the community. Vehicular circulation provides access and energized movement within outdoor space.
Enhanced cultural amenities, such as community parks, museums and a potential amphitheater complement retail and en-
tertainment amenities, allowing customers to enjoy their own personal daytime and evening experiences. Pedestrian green-
belts provide safe, walkable connections throughout the neighborhood. Operational services are efficient and transparent
to residents and visitors.
The architectural character will be derived from heritage and vision connected to this time and place. Rayzor Ranch will be
a genuine community and a desirable place to spend time. The development will feature authentic use of quality materials
and timeless design detailing appropriate to the North Texas region.
DESIGN VISION
Distinction: Rayzor Ranch will be a signature open-air mixed use destination providing a dynamic lifestyle experience.
Shopping and Entertainment will compliment Living and Working fostering customer brand loyalty. Diverse program com-
ponents will be harmoniously woven together to form a strong connection to this community.
Urban: Master planned with an "urban" town center character this project supports a growing suburban community market.
A street grid organizes multi-story mixed-use structures creating interesting outdoor spaces while framing compelling vis-
tas. Vehicular circulation provides access and dynamic movement energizing the outdoor space. Community space, patron
amenities and sidewalk activity allow customers to "dial-in" their own personal daytime and evening experiences. Nodes
and intersections provide energy focal points and transitional connections between districts. Operational services are ef-
ficient and transparent to the visitor. Pedestrians will experience immediate space and connect with distant opportunities.
The Experience: Character will be derived from qualities and identity connected to this time and place. Pragmatic Mas-
terplanning where building and vehicular organization create meaningful outdoor space and connection to community.
Architecture, Graphics, Landscape and Lighting expression appropriate to this region of Texas. This will be an authentic
place of community and a desirable place to spend time. We want to make it "real".
Communication: The primary form-giver for the project is retail. Office, Entertainment, Hospitality, Residential and Com-
munity uses compliment this focus where simple, flexible and neutral facades act as graphic backdrops frame buildings'ten-
ant storefronts. Application of materials, color, scale, lighting and graphic imagery integrated in a cohesive manner, where
the whole is greater than the sum of it's parts. Signage and graphics guide, inform and educate patrons.
Community: Urban community can be defined as diversified, pedestrian scale, public space with a structure of bounded
neighborhoods structured by public space, a circulation system to support the pedestrian, and both diverse and hierarchi-
cal discernible edges, and are planned with urban growth boundaries to limit sprawl and create density. They include
regional transit, a major open space network, related cultural centers, commercial districts and residential neighborhoods
with diverse and balance housing and places for casual and spontaneous interaction which create vital towns, quarters, or
4 Rayzor Ranch Architectural Guidelines Version 1.5
neighborhoods. Towns provide housing for a diverse population complimented by a full mix of commercial uses such as
retail, office, civic, cultural, service and hospitality. Walkable streets reinforce the value of the five minute walk and safe
pedestrian pathways connecting districts and neighborhoods. Communities have an orientation toward public rather than
private space with "greenbelt" and limit of human habitat. These types of places mix neighborhood (urbanized areas with a
balanced mix of human activity), district (areas dominated by a single activity), and corridors (connections and separations
of neighborhoods and districts) unified by the "5 minute walk" linking the center to the edge. It is 1/4 mile from the center
to the edge. Center is always essential public space, typically geographic center unless geographically eccentric where it is
the locus of public buildings. Shopping or natural feature may be at edges of neighborhoods.
The developer will create a Tenant Criteria Manual as a guideline for tenant storefront development. The purpose of the
Tenant Criteria Manual is to communicate the unifying design intent, guide the design process and establish the quality
expectations of the project. The design criteria will provide specific examples and outline acceptable build-out limits to
establish a cohesive vision covering diverse topics related to building massing, material palette, architectural details, land-
scaping, signage, amenities, operations, tenant and owner responsibilities throughout the life of the project.
Layering: A secondary layer of elements (retail storefront, convenient parking, varied multi-level building heights, mate-
rial texture, color, lighting, solar shading devices, landscaping, environmental graphics, specialty merchandising, benches,
trash cans, light poles, art, and children's play areas) support a comfortable pedestrian environment for living, work and play
enabling the patron experience to be memorable, satisfactory and invigorating.
5 Rayzor Ranch Architectural Guidelines Version 1.5
Architectural Guidelines
Article 1 Single Family - Residential Buildings (SFI and SF2)
Any single residential building that is built on a platted lot shall comply with the following standards:
A. SF I buildings shall be constructed utilizing at least three of the following design features from Group A.
SF2 buildings shall be constructed utilizing a total of 6 of the following design features, no less then three
from Group A and no less than two from Group B and one additional design feature from Group A or B:
1. GROUPA
a. Dormers
b. Gables
c. Recessed entries, a minimum of three feet (3') deep
d. Covered front porches
e. Cupolas
f. Architectural Pillars or Posts
g. Bay window, a minimum twenty-four inches (24") projection
2. GROUP B
a. Clay tile, slate, copper, prefinished architectural metal standing seam metal roofs or high
definition composition roofing materials
b. Fireplace chimneys matching exterior finish of the main structure
c. Windows and doors made of wood, metal clad or metal with factory finish
d. Decorative wrought iron or wood railings as extensions of the architecture the main structure
e. 4:12 to 12:12 single pitch roofs or double pitch roofs up to 12:12, with shed roofs used
only as secondary elements
B. The garage door shall not occupy more than 40% of the total building frontage. This measurement
does not apply to garage facing an alley or courtyard entrance. Any garage may not exceed beyond
the main structure. Front facing garages that are at least thirty feet (30') behind the house front may
exceed the 40% frontage minimum.
C. The same elevation may not be used within any ten lot groupings.
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D. For single family residential buildings in the SF I districts, all walls, except gabled roof areas, which
face a street or sidewalk other than an alley or driveway must contain at least 20% of the wall space in
windows or doors. For single family residential buildings in the SF2 districts, all walls, except gabled
roof areas, which face a street or sidewalk other than an alley or driveway must contain at least 25% of
the wall space in windows or doors.
E. Primary entrances shall face the street or sidewalks. Porches facing streets are encouraged.
F. Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment. Windows
shall be provided with an architectural surround at thejamb.
G. All walls facing street must contain at least 20% stone or masonry. Exterior finishes shall be wood, ma-
sonry, stone, stucco, HDO board, prefinished architectural metals, or other high quality material customar-
ily used for the building style to support the ranch design aesthetic. While EIFS may be used as specified
below, it is not to be considered as a primary building material. Acceptable material and color palette
(reference Appendix A-D):
6 Rayzor Ranch Architectural Guidelines Version I.5
Limestone-varying colors, sizes and textures
Galvanized metal panels or prefinished architectural metal panels of a warm neutral/earthtone
color
Painted siding of a warm, neutral/earthtone color
EIFS or stucco of a warm, neutral/earthtone color above twelve feet (12').
Accent colors of a warn, neutral/earthtone range are encouraged but should be used in a lim-
ited, sparing manner
Natural metals such as but not limited to zinc and copper
Natural wood
H. At least 50% of the front yard frontage shall have buildings within the maximum front yard setback.
1. Five percent of the land area that is non-constrained open space will be designed into a green, plaza,
or a combination of planned open space oriented to the neighborhood.
J. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public
r.o.w.. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub-
bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet
height extension or roof mounted metal screenwall system. Color and finish per acceptable material
palette (reference Appendix A-D).
Article 2 Big House (BH)
Residential buildings designed for multiple residential units with ten (10) units or less, excluding duplex-
es, either for rental or condominium ownership that are not Multi Family.
A. Orientation
I . Orientation
a. At least 50% of the front yard frontage shall have buildings within thirty feet (30') of the
front property line.
b. Buildings that are located within thirty feet (30') of property line adjacent to a front yard
shall have at least 15% of the wall facing the street in window or door areas.
C. Parking areas shall not be located between buildings and the street. Parking lots may
be located on the sides and behind the buildings.
2. Private Streets shall be required to include sidewalks of at least five feet (5'), and include street
trees according to the standards of this section, but public street setbacks shall not apply.
3. A variety of compatible exterior materials' use and type, building styles, massing, composition,
and prominent architectural features, such as door and window openings, porches, rooflines, shall
be used.
B. Building Materials
1. Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment.
Windows shall be provided with an architectural surround at thejamb.
2. Fronts and street sides of buildings visible from the streets or walks shall be non-reflective
and a minimum of 40% of the total net exterior wall area of each building elevation, excluding
gables, windows, doors and related trim, shall be of wood, masonry, stone, decorative block,
stucco, HDO board or other high quality material customarily used for the building style. The
balance of the net exterior wall may be wood clapboard siding, wood beaded siding, stucco,
masonry, HDO board or other high quality material (as determined by the Director of Planning)
customarily used for the building and style. Acceptable material and color palette (reference Ap-
pendix A-D):
• Limestone-varying colors, sizes and textures
• Galvanized metal panels or prefinished architectural metal panels of a warm neutral/earthtone
color
• Painted siding of a warm, neutral/earthtone color
• EIFS or stucco of a warm, neutral/earthtone color
• Accent colors of a warm, neutral/earthtone range are encouraged but should be used in a lim-
ited, sparing manner
• Natural metals such as but not limited to zinc and copper
7 Rayzor Ranch Architectural Guidelines Version 1.5
• Natural wood
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. Metal Roofs. Metals roofs visible from grade are permitted provided that they are of architectural
quality. The Director of Planning shall determine if the proposed roof material is of architectural quality.
C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public
r.o.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub-
bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet
height extension or roof mounted metal screenwall system. Color and finish per acceptable material
palette (reference Appendix A-D).
Article 3 Multi Family Developments
Multi-Family developments with more than 10 units shall conform to the following standards:
A. Orientation
I. At least 75% of the front yard frontage shall have buildings within twenty feet (20') of the front
property line or thirty feet (30') of the street curbs.
2. Buildings that are located within 30 feet of property line adjacent to a front yard shall have at
least 40% of the ground story wal I facing the street in window or door areas.
3. Parking shall not be located between buildings and the street.
4. Buildings shall be directly accessed from the street and the sidewalk.
A minimum of one ground floor pedestrian entrance must be oriented toward the street and
include a porch or stoop.
5. Garages may occupy no more than 40% of the total building frontage. This measurement
does not apply to garages facing an alley or courtyard entrance. Any garage may not extend
beyond the building front. Garages that are at least thirty feet (30') behind the house front may
exceed the 40% frontage minimum.
a. Garages shall not be located along the portion of the building that fronts the public or
private street.
b. Buildings shall front on public streets and/or a private street system and not parking lots.
C. Entrances shall be clearly visible from the street edge sidewalk and shall be pedestrian-
scaled. Front entries should be denoted through the use of distinctive architectural ele-
ments and materials, such as ornamental glazing or paving, over doors, porches, trellises
or planter boxes or otherwise identified in this section.
d. Accessory structures such as carports, garages and storage units (but not including leasing
offices, club houses or recreation centers) shall not be located along public right-of-way
and/or private street system.
6. Open Space
a. An area equal to at least 8% of the lot area, excepting required setbacks, shall be dedi-
cated to open space for recreation for use by the tenants of the development. Mixed-use
developments of greater than 35 units per acre shall be exempt from this requirement.
b. Areas covered by shrubs, bark mulch and other ground covers which do not provide a
suitable surface for human use may not be counted toward this requirement.
C. Private decks, patios, and similar areas are eligible for up to 5 percent of the 8 percent
required open space.
d. Play areas for children should be provided anywhere in Rayzor Ranch for projects of
greater than 50 units that are not designed as age limitedor student housing.
7. Building frontages greater than one hundred feet (100') in length shall have recesses, projections,
windows, arcades or other distinctive features to interrupt the length of the building fagade.
8. Architectural Features. Fronts and street sides of buildings visible from the public right-of-way
shall include changes in relief such as columns, cornices, bases, fenestration, and fluted masonry,
for at least 15% of the exterior wall areas.
9. Height and Bulk. Adjacent buildings shall have different elevations.
to. The top floor of any building rising over four stories must contain a distinctive finish, consist-
8 Rayzor Ranch Architectural Guidelines Version 1.5
ing of a cornice, banding or other architectural termination.
11. Architectural Requirements
a. Facade modulations/building articulation: Facades must be broken up to give the appear-
ance of a collection of smaller structures. Elements including but not limited to balco-
nies, setbacks and projections may be utilized to articulate individual units or collections
of units. Unarticulated and windowless walls along street-facing or principle access lane
facades are not permitted.
b. Stairwells shall not be the dominant architectural feature along any facade facing a public
street or private street system.
C. Accessory structures (including detached garages, carports and storage units) visible from
the public right-of-way, private street system and/or adjacent residential properties shall
include at least three (3) of the following on the facade that is visible:
1. Facade modulation of at least six inches (6") for every thirty feet (30') of wall
length;
2. Multiple building materials (e.g. brick fieldstone, limestone, marble, granite,
textured block, architectural pre-cast concrete, concrete composite siding, wood
clapboard siding, wood beaded siding, stucco or vinyl siding);
3. Multiple surface textures (e.g. rough, striated, imprinted, etc.) or patterns:
4. Separation in roof pitch, variation in direction of roof pitches, inclusion or dor-
mers, or other variation on roof design; or
d. Use of false door or window openings shall be defined by frames, sills or lintels.
B. Building Materials: All walls facing street must contain at least 10% stone or masonry. Exterior finishes
shall be wood, masonry, stone, stucco, HDO board, prefinished architectural metals, or other high quality
material customarily used for the building style to support the ranch design aesthetic. Acceptable material
and color palette (reference Appendix A-D):
Limestone-varying colors, sizes and textures
Galvanized metal panels or prefinished architectural metal panels of a warm neutral/earthtone color
Painted siding of a warm, neutral/earthtone color
EIFS or stucco of a warm, neutral/earthtone color
Accent colors of a warm, neutral/earthtone range are encouraged but should be used in a limited,
sparing manner
Natural metals such as but not limited to zinc and copper
Natural wood
C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public
no.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub-
bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet
height extension or roof mounted metal screenwall system. Color and finish per acceptable material
palette (reference Appendix A-D).
Article 4 Continuing Care Retirement Center (CC)
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.
A. Orientation
I . Orientation
a. At least 50% of the front yard frontage shall have buildings within thirty feet (30') of the
front property line.
b. Buildings that are located within thirty feet (30') of property line adjacent to a front yard
shall have at least 15% of the wall facing the street in window or door areas.
C. Parking areas shall not be located between buildings and the street. Parking lots may
be located on the sides and behind the buildings.
2. Private Streets shall be required to include sidewalks of at least five feet (5'), and include street
trees according to the standards of this section, but public street setbacks shall not apply.
9 Rayzor Ranch Architectural Guidelines Version 1.5
3. A variety of compatible exterior materials' use and type, building styles, massing, composition,
and prominent architectural features, such as door and window openings, porches, rooflines, shall
be used.
B. Building Materials
I. Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment.
Windows shall be provided with an architectural surround at the jamb.
2. Fronts and street sides of buildings visible from the streets or walks shall be non-reflective
and 40% of the total net exterior wall area of each building elevation, excluding gables, windows,
doors and related trim, shall be of wood, masonry, stone, decorative block, stucco, HDO board or
other high quality material customarily used for the building style. The balance of the net exterior
wall may be wood clapboard siding, wood beaded siding, stucco, masonry, HDO board or other
high quality material (as determined by the Director of Planning) customarily used for the build-
ing and style. Acceptable material and color palette (reference Appendix A-D):
• Limestone-varying colors, sizes and textures
• Galvanized metal panels or prefinished architectural metal panels of a warn neutral/earthtone
color
• Painted siding of a warm, neutral/earthtone color
• EIFS or stucco of a warm, neutral/earthtone color
• Accent colors of a warm, neutral/earthtone range are encouraged but should be used in a lim-
ited, sparing manner
• Natural metals such as but not limited to zinc and copper
• Natural wood
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. Metal Roofs. Metals roofs are permitted provided that they are of architectural quality.
C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public
r.o.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergreen shrub-
bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet
height extension or roof mounted metal screenwall system. Color and finish per acceptable material
palette (reference Appendix A-D).
Article 5 Nonresidential and Mixed Use Buildings (11112)
Non-residential buildings or mixed-use buildings and their lots (Those that combine non-residential and
residential uses) not in a pedestrian oriented district and their lots shall comply with the following stan-
dards.
A. Orientation
1. Building frontages greater than 100 feet in length shall have offsets, jogs, or other distinctive
changes in the building fagade.
2. Buildings shall incorporate arcades, roofs alcoves, porticoes and awnings as a design element
of the facade. The planting of trees may be used in place of these architectural features.
3. The primary entrance of a building or store shall have a clearly defined, highly visible customer
entrance with distinguishing features such as a canopy, portico or other prominent element of
the architectural design.
4. Trash storage areas, mechanical equipment, and similar areas shall be screened from public view.
5. Loading docks shall be screened from public view, and may not be accessed directly
from the street. Acceptable method of screening is evergreen shrubberry, masonry, wood or metal
screenwall system.
B. Building Materials
1. Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment.
Windows shall be provided with an architectural surround at the jamb.
2. Fronts and street sides of buildings visible front the streets or walks shall be non-reflective
and a minimum of 40% of the total net exterior wall area of each building elevation, excluding
gables, windows, doors and related trim, shall be of wood, masonry, stone, decorative block,
10 Rayzor Ranch Architectural Guidelines Version 1.5
stucco, HDO board or other high quality material (as determined by the Director of Planning)
customarily used for the building style. The balance of the net exterior wall maybe wood clap-
board siding, wood beaded siding, stucco, masonry, HDO board or other high quality material (as
determined by the Director of Planning) customarily used for the building and style. 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
• Porcelain Tile
• Galvanized metal panels or prefinished architectural metal panels of a neutral/earthtone color;
• Painted siding of a warm, neutral/earthtone color;
• EIFS or stucco of a warn, neutral/earthtone color;
Accent colors of a warm, neutral/earthtone range are encouraged 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.
3. Glass. Use of glass for displays and to allow visual access to interior space is permitted. Build-
ings may not incorporate glass for more than 70% of the building skin.
4. Metal Roofs. Metal roofs visible from grade are permitted provided that they are of architectural
quality. The Director of Planning will determine if the metal is of architectural quality.
C. Mechanical Equipment Screening: All mechanical equipment should be screened from view from pub-
lic r.o.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is
evergreen shrubbery or metal or wood screenwall system. Acceptable method for roof mounted
equipment is parapet height extension or roof mounted metal screenwall system. Color and finish
per acceptable material palette (reference Appendix A-D).
D. Parking
Parking is allowed in front of a building if the parcel meets the following design standards:
I. Parking lots shall be separated from the street frontage by a fifteen foot (15') landscape area to
reduce visual impacts.
2. The fifteen foot (15') 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 forty (40) linear feet within the fifteen foot (15') landscape area.
4. A minimum of three small accent trees clustered every thirty (30) linear feet within the fifteen foot
(15') 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 shall be planted within the fifteen foot (15') landscape area. Xeri-
scape 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 continuous row of evergreen shrubs planted within the fifteen
foot (15') landscape area; or
c. A minimum three foot (3') high continuous wall made of any combination of wrought iron,
masonry, stone within the fifteen foot (15') landscape area. If wrought iron is used, vines
shall be grown on the wrought iron to help screen the parking lot.
All parking areas must also comply with the landscaping requirements for Rayzor Ranch. Reference the
Rayzor Ranch Landscaping Guidelines.
Article 6 Nonresidential and Mixed Use Buildings in a Pedestrian Oriented District (RRI)
A. Orientation
I. Buildings shall have their primary orientation toward the street or the parking area.
The primary entrance must be readily apparent as a prominent architectural component and
visible from the street or parking area.
2. Any ground floor wall which is within thirty feet (30') of the main street, plaza or other public
I I Rayzor Ranch Architectural Guidelines Version 1.5
open space shall contain at least 50% of the wall area facing the street in display areas, windows,
or doorways. Windows must allow views into working areas or lobbies, pedestrian entrances or
display areas. Walls facing side streets must contain at least 25% of the wall space in windows,
display areas, or doors. Blank walls within thirty feet (30') of the street are prohibited. Up to
40% of the length of the building perimeter can be exempted from this standard if oriented toward
loading or service area.
3. At least 60% of the street frontage shall have buildings within ten feet (10') of the front property
line.
4. Trash storage areas, mechanical equipment, and similar areas are not permitted to be visible
from the street, or and are not permitted between the building and the street.
5. Buildings that are open to the public and are within thirty feet (30') of the street shall have an
entrance for pedestrians from the street to the building interior. This entrance shall be designed to
be attractive and functional, be a distinctive and prominent element of the architectural design,
and shall be open to the public during all business hours.
6. Developments shall have a minimum Floor Area Ratio of 0.3 only. Plazas and pedestrian areas
shall count as floor area for the purpose of meeting the minimum floor area ratio.
7. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to
entrances.
8. The top floor of any building rising over four stories will be contain a distinctive finish,
consisting of a cornice or other architectural termination.
9. Building Scale. Balconies may project over the public right-of-way, subject to an encroachment
agreement issued by the City.
10. Parking areas shall be located behind buildings or on one or both sides.
B. Building Materials: All walls facing street must contain at least 10% stone or masonry. Exterior finishes
shall be wood, masonry, stone, stucco, HDO board, prefinished architectural metals, or other high quality
material customarily used for the building style to support the ranch design aesthetic. Acceptable material
and color palette (reference Appendix A-D):
• Limestone-varying colors, sizes and textures
Galvanized metal panels or prefinished architectural metal panels of a warm neutral/earthtone color
Painted siding of a warm, neutral/earthtone color
EIFS or stucco of a warm, neutral/earthtone color
Accent colors of a warm, neutral/earthtone range are encouraged but should be used in a limited,
sparing manner
Natural metals such as but not limited to zinc and copper
• Natural wood
I. Windows shall be provided with trim. Windows shall not be flush with exterior wall treatment.
Windows shall be provided with an architectural surround at thejamb.
2. Glass. Use of glass for displays and to allow visual access to interior space is permitted. Build
ings may not incorporate glass for more than 70% of the building skin.
3. Metal Roofs. Metal roofs are permitted provided that they are or architectural quality.
4. Buildings shall include changes in relief such as columns, cornices, bases, fenestration, and
fluted masonry, for at least 15% of the exterior wall area.
C. Streetscape
1. Hardscape (paving material) shall be utilized to designate "people" areas. Sample materials
could be pavers, scored and colored concrete, grasscrete, or combinations of the above.
2. A building shall be setback not more than 15 feet from the right-of-way unless the area is used
for pedestrian activities such as plazas or outside eating areas or main walkways.
3. Outdoor storage areas shall be screened from view from adjacent public right-of-way. Loading
facilities shall be screened and buffered when adjacent to residentially zoned land and public
streets.
D. Mechanical Equipment Screening: All mechanical equipment should be screened from view from public
12 Rayzor Ranch Architectural Guidelines Version 1.5
r.o.w. or public pedestrian spaces. Acceptable method for ground mounted equipment is evergeen shrub-
bery or metal or wood screenwall system. Acceptable method for roof mounted equipment is parapet
height extension or roof mounted metal screenwall system. Color and finish per acceptable material
palette (reference Appendix A-D).
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:
I. 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 fapade and extending at least 20% of the length of the fagade, 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 fagade 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:
13 Rayzor Ranch Architectural Guidelines Version 1.5
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:
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 Attachment 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.
8. Trash Collection and Compaction. Trash collection and compaction may not occur within one
14 Rayzor Ranch Architectural Guidelines Version 1.5
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 - not including smooth grey 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, neutral/earthtone 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 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:
I. 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
Appendix A-D).
15
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.
Rayzor 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
00
Stone
Limestone Block
Flat Seam Metal Panel
Wood Soffet
Cementboard/Wood Siding
71
i Textured Coated Concrete
Standing Seam Roof
Colors are for illustrative purposes. Colors shown will closely match final color selection.
H-1 11-2 P-3 MP-4
Bcn'a;vn 4ri,r
Moore 1100 Benjamin Benjamin Benjamin
Moore 1067 Moore 1267 Moore 1239
Benjamin Benjamin Tncmcc Tn~roce
P-5 M p_6 M M R7 P-8
Moore Moore 04MT
HC-172 03MT 4MT
HC-169
17 Raycor 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 11-11 P-12
M M M S W 6062 S W6335 S W6041 Benjamin
Moore OC-5
MP-13 MP-14 M11-15 P-16
SW6158 SW6136 SW0009 SW6117
P-17 p-IB P-19 P-20
S W2831 ICI 204 WICI 524 ICI !02
P-2' P-22 P-23 MP-24
1C1515 ICI 1676 ICI 1337 ICI 1674
P-25 P-26 R27 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
Sunshade r Awning
Canopy
Canopy
Y.
Y,
Overhang
Loggia
Arbor Trellis i
2 r3,.x t f y.
~ y* ?
19
Rayior 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 x
,
Planters -
e
t 14~ fr
I••I /
Fans
Bollards
Lighting
t -
® y
i
M~ .~_...r_ _ •f • t!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 arc simple and engineering efficient utilizing the most economical materials available.
Example Architectural Imagery
Sheltering Fours
wi. l
Utilitarian Materials
I. +
ii.
Ranch
t'
Functional Design
Landscape -
• a3E. 'r-
77
21 Rayzor Ranch Architectural Guidelines
APPENDIX E
Rayzor Ranch Architectural Guidelines
Example Architectural Imagery (Big Houses):
a
m ; ~mR 16
22
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples:
`tpy S° ItIIJ~;fjS t 1• rib ''~~?'G .
1. Example of: color, texture, and material change
IS -"q~r
us
2. Example of: LLchange in wall plane
variation in top of wall
canopy
entryway
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
•
-ICJ _ •_r. •~tr~
3. Example of: color, texture, and material change
change in wall plane
variation in top of wall
canopy / awning
PN
r.
a
4. Example of: sloped roof
entryway
signature element
cornice expression
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
Al~
r
V amr~_
5. Example of. awnings
signature element
r
6. Example of. color change
pilasters
repetitive ornamentation
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
M
7. Example of: color, texture, and material change
variation in top of wall
pilasters
slope roof
cornice expression
r»
I F•.
r 7e
r'
8. Example of: entryways
pilasters
26
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
1
9. Example of: change in wall plane
cornice expression
color, texture, and material change
s~
!i
98 4j
R
pin
10. Example of: planting area in sidewalk
parapet wall screen
27
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
r
s
i
11. Example of: permanent display enclosure
wall plane projection
12. Example of: cornice
[repetitive ornamentation
permanent display enclosure
28
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
i
v
13. Example of. rear wall pattern
rear variation in the top of wall
i
F,
f'
t
wr
14. Example of: rear wall pattern
rear wall - top of wall cornice
29
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:
I. 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 watts 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:
1. 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 fapade, 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 fapade 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, neutral/earthtone color;
• Accent colors of a warn, 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 I 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:
I. 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.
Rayzor 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
Y> t Olin ~
1
Stone ~
Limestone Block
Flat Seam Metal Panel
Wood Soffet
Cementboard/Wood Siding
I Textured Coated Encrete
Standing Seam Roof
Colors are for illustrative purposes. Colors shown will closely match final color selection.
PI s :.P2 13 14
a
Benjm Be Jamin Be jamio Benjamin
Moore 1100 Moore 1067 Moorc 1267 Moore 1239
P.5 P.6 P-7 P-9
Renjamia Benjamin Tnemee Toemee
Moore Moore 03MT
HC-172 04MT
HC-169
17 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
W M M S W6062 S W 6335 S W6041 Benjamin
MooreOC-5
P-13 MP-14 P-15 MP-16
SW6158 SW6136 SWO009 SW6117
P-17 P-IS P-19 P-20
S W 2R} I ICI 204 ICI 524 ICI 602
F7
P-21 P-22 P-23 P-24
ICI 515 ICI 1676 ICI 1337 ICI 1674
P-25 MP-26 M11-27 P-28
ICI 1675 Benjamin Ben,anno Benjamin
Moore Moore Moore
HC-IOU 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
Y
a '
4
Sunshade Awning _
Canopy -
Canopy
Y.
-after
Y
Yn
Overhang M
c
Loggia
Arbor Trellis.,„
r
L
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
rY
J
Trash Cans
I
Planters
I I
I.
~r a Fans
Bollards
Lighting
4
i
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 Forms
Utilitarian Materials
a(i .
Ranch
Functional Design
I
j•pI
ay'
Landscape
rirR"
fi'As _ .h
r
21 Rayzor Ranch Architectural Guidelines
APPENDIX E
Rayzor Ranch Architectural Guidelines
Example Architectural Imagery (Big Houses):
---mod
IIii
V
t ,r
r
V
All
J
Y
s '
22
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples:
- f ;
Eli W I -s
1. Example of: color, texture, and material change
4
f>r
2. Example of: change in wall plane
variation in top of wall
canopy
entryway
23
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
r ~ f~ i 4 i*
yrsorrro+ - - -
3. Example of., color, texture, and material change
change in wall plane
variation in top of wall
canopy / awning
•
M.-rkeP6 _
PMrm~cy
14
i ~a
4. Example of: sloped roof
cornice expression
entryway
signature element
24
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
U
U"vYq
5. Example of: awnings
signature element
6. Example of: color change
pilasters
repetitive ornamentation
25
APPENDIX F
Raycor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
x
7. Example of: color, texture, and material change
variation in top of wall
pilasters
slope roof
cornice expression
i A
1 . is ~R o
8. Example of: entryways
pilasters
26
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
9. Example of. color, texture, and material change
change in wall plane
cornice expression
`US
10. Example of: planting area in sidewalk
parapet wall screen
27
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
11. Example of: permanent display enclosure
12. Example of: pilasters, cornice
permanent display enclosure
28
APPENDIX F
Rayzor Ranch Architectural Guidelines
Large Scale Development Examples (continued):
i
ELL
13. Example of: rear wall pattern
61 111 IM!
U :
i
14. Example of; rear wall pattern
rear wall - top of wall cornice
29
Architectural Guidelines
Elevations for RR-I and RR-2
ANCHOR rl FV TION STUDY. oui:
®AOe nce7e)ffiyte'1, THF: \7ARKGr PLACH AT RAYLOR RANCH
6t .i.,* x. - F
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NORTH LAKES poor
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(SOUTH POND) j•.. GRAPHIC SCALE
0
NOT APPLICABLE
DRAINAGE DIVIDE ( IN FEET )
sum.: s s~om+
RAYZCR RANCH ~IIIIIIIIIIIIII^ KimleY-Horn
• n DRAINAGE AREAS r_]
EXHIBIT I.H. 35& UNIVERSITY DRIVE and Associates, Inc.
os.o DENTON, TEXAS
[T'-jRAl N,
v. 0,\OML\0.01 zoo'\Org\EKhTie Z""q [.hlblipRAixAGE AREAS EXHIBIT-9 III 2/2,2.. 7 ].Sft-
[..'y "".na x0o.owa .FJS - u' e°v d- 435 Im"g..
EXHIBIT F
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.
2.3 Primary Structural Storm Water Controls
Primary Structural Storm Water Controls have a demonstrated ability to treat the WQv
and remove 70% to 80% of the annual average total suspended solids (TSS) load in
typical post-development urban runoff when designed, constructed, and maintained in
accordance with recommended specifications. Structural storm water controls are
required for the treatment of all hot spot areas that will drain into North Lakes Park.
Table 5.1.2-1 in the iSWM Design Manual will be used to provide the design removal
efficiencies for each of the possible control practices. Where the pollutant removal
capabilities of an individual structural storm water control are not deemed sufficient for a
given site application, additional controls may be used in series in a "treatment train"
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 12007
Proprietary controls are manufactured structural control systems available from
commercial vendors designed to treat storm water runoff and/or provide water quantity
control.
Water Reuse Rain Harvesting (Tanks/Barrels)
Rain harvesting is a container or system designed to capture and store rainwater
discharged from a roof.
Storm Water Wetlands
Storm water wetlands consist of a combination of shallow marsh areas, open water, and
semi-wet areas above the permanent water surface.
Extended Detention Shallow Wetland
Pocket Wetland
Pond/Wetland Systems
Shallow Wetland
Submerged Gravel Wetlands.
Infiltration Trenches and Soakage Trenches may be considered if the soil percolation
rates determined from onsite testing shows these practices can be successful.
2.4 Inspections and Maintenance
The Water Quality Protection Plan required in Section 3.0 shall include a description of
maintenance tasks, frequency of maintenance, responsible parties for maintenance,
funding, access, and safety issues.
The use of storm water ponds, wetlands, and extended detention basins shall require the
submission of an operation and maintenance plan that addresses the potential for
mosquito breeding in the treatment zone, and provides a contingency plan for controlling
mosquito breeding using larvicides such as BTI or equivalent. A water balance
calculation is required if a permanent wet pond utilizing fish for control is proposed by
the developer.
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
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
I f 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 Permit will not issued until the structural storm water controls and the Water
Quality Protection Plan have been approved by the City concurrent with the site grading
and drainage plan and the Landscaping Plan for the development.
Rayzor Ranch Page 6 of 6 Draft No. 2
Water Quality Protection Plan 2007
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MARKETPLACE - EXHIBIT omnipian~
1.17
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1MV06 .,..Ranch
Exhibit H
Page 1
From: "Randy Holcombe" <rholcombe@allegiancedevelopment.net>
To: "Linda Ratliff" <Linda.Ratliff@cityofdenton.com>, "Robert
Ticknor" <Robert.Tickner@citycfdenton.com>, <emerson.vorel@cityofdenton.com>
Date: 11412007 7:19:50 AM
Subject: North Lakes Park Capital Imorovements
Thank you for your time on the 21st. We have reviewed the plan for
Northlakes Park internally, and while we would like to be able to fund
the entire capital improvement program, our budget is just too tight
given the significant landscape and architectural standards for Rayzor
Ranch. However, we are willing to commit $250,000 towards the park in
connection with our detention request. We believe that this will be
sufficient to fund trails A and B, and potentially, the 30x60 arbor /
pavilion (without restrooms). As you know, we have also committed to
providing connectivity between North Lakes Park and McKenna Park via a
"trail" along Bonnie Brae.
Thanks again for all of your time and we hope that this meets with your
approval.
Best Regards,
Randy
Randy Holcombe, CCIM, CLS
Executive Vice President - Retail
Allegiance Development
14881 Quorum Drive, Suite 950
Dallas, Texas 75254
214.389.8043 office
214.361.7104 fax
214.207.7899 cell
CC: "chuck russell" <chuck.russell@cityofdenton.com>, "Brian
Lockley" <Brian.Lockley@cityofdenton.com>, "Joe Gampper"
<JGampper@allegiancedevelopment.net>, "Charles Ames"
<CAmes@allegiancedevelopment.net>, "Glenn Fuhrman"
<gfuhrman@allegiancedevelopment.net>, "Kedron, Suzan" <skedron@jw.com>,
"Salvador Impastato" <simpastato@mesadesigngroup.com>,
<Chris.Frysinger@kimley-horn.com>, <pjcnes@omniplan.com>
North Lakes Park Exhibit H
South Pond area Page 2
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EXHIBIT M
STATE OF TEXAS §
COUNTY OFDENTON §
DEVELOPMENT AGREEMENT
FOR RAYZOR RANCH
This Development Agreement ("Agreement") is entered into by and between the CITY
OF DENTON, a Texas municipal corporation of Denton County, Texas (hereinafter called
"City"), acting by and through its duly authorized officers, and ALLEGIANCE HILLVIEW,
L.P., a New York limited partnership (hereinafter called "Developer"), acting by and through its
duly authorized officers.
WITNESSETH:
WHEREAS, Developer owns 410 acres of property, more or less, situated generally north
and south of West University Drive/U.S. Highway 380, between IH-35 and Bonnie Brae Street
and comprising the area potentially eligible for zoning to the Rayzor Ranch Overlay District
Classification ("Ordinance 2007-068") (such property also being described herein as the
"Property"); and
WHEREAS, Developer wishes to develop the Property with a high quality lifestyle
center, to include a wide variety of commercial, retail, office, housing of various types, open
space areas, and other uses pursuant to Ordinance 2007-068, also to be known as the Rayzor
Ranch Development (the "Development" or "Rayzor Ranch"); and
WHEREAS, the Developer wishes to proceed with development of three large box retail
stores located on the portion of the Property known as RR-3 in Ordinance 2007-068 ("RR-3
Area"); and
WHEREAS, the Developer wishes to commit to certain improvements which are
connected to the overall development of Rayzor Ranch while expediting development in the RR-
3 Area; and
WHEREAS, the City has accommodated Developer by implementing land use and
development standards unique to this Development, designed to permit and promote the unique
design characteristics of the Development, and City has further accommodated Developer's
scheduling requests by expediting the City's review and consideration of portions of the
Development as necessary to meet Developer's schedule; and
WHEREAS, in consideration of the above accommodations, the risks associated with
consideration of approval of the Development in a piecemeal fashion, and in partial
consideration of some of the drainage and tree removal burdens occasioned by the Development
that are not otherwise fully compensated by ordinary compliance City's development standards,
the City wishes to formulate this Agreement as a recorded covenant running with the land to
ensure that Developer and its successors, if any, carry out Developer's stated intention to fund or
provide offsite drainage and park improvements to mitigate and compensate the increased
stormwater runoff into Northlakes Park, and to fund additional tree mitigation in certain areas to
offset and compensate Developer's prior unpermitted removal of trees in the Northern portion of
the Property, either for the Development as herein defined, or for any other alternative use of the
Property.
NOW THEREFORE, in consideration of the mutual covenants and obligations herein,
the parties agree as follows:
SECTION 1. DEVELOPER PARTICIPATION
The Developer agrees that the Property will be developed in accordance with the
following terms and conditions:
A. Tree Mitigation. Certain trees on the Property were improperly removed by
Developer, contrary to the terms of City's ordinances. Developer has agreed to mitigate the loss
of those trees by planting or funding additional trees on the Property, as detailed in the
Landscape and Tree Mitigation Standards, Exhibit "C" to Ordinance 2007-068, ("Exhibit "C', 11).
Developer will pay $215,000 into a third party escrow account designated for the purpose of
ensuring that the removed trees are mitigated on the Property pursuant to Exhibit "C". The
escrow will be funded prior to the issuance of any building permit (other than clearing and
grading) within the Property. The City will be the beneficiary of the third party escrow fund; and
any interest accrued will accumulate within the fund, to be used for acquisition, planting and
maintenance of trees, as set forth in Exhibit "C".
B. North Lakes Park. Developer has agreed to pay $250,000 in park improvements
to offset and compensate drainage impacts at North Lakes Park, as set forth in Exhibit H to
Ordinance 2007-068. The funds are to be designated specifically for on-site improvements at
North Lakes Park and are payable prior to the issuance of any building permit (other than
clearing and grading) for any portions of the Property not located in the RR-3 Area. Developer
has also agreed to provide connectivity between North Lakes Park and McKenna Park via a trail
along Bonnie Brae, as referenced in Exhibit H to Ordinance 2007-068
SECTION 2. FORCE MAJEURE
It is expressly understood and agreed by the parties to this Agreement that if the
substantial completion of the construction of any improvements contemplated hereunder is
delayed by reason of war, civil commotion, acts of God, inclement weather, governmental
restrictions, regulations, or interferences, delays caused by the franchised utilities (Denton
Municipal Electric, CoServe, TXU Energy Delivery, Southwestern Bell Telephone, TXU Gas,
Comcast Cable or any of their predecessors or successors or other utilities, or any of their
contractors), fire or other casualty, court injunction, necessary condemnation proceedings, acts of
the other party, its affiliates/ related entities, and/or their contractors, or any circumstances which
are reasonably beyond the control of the party obligated or permitted under the terms of this
Agreement to do or perform the same, regardless of whether any such circumstance is similar to
any of those enumerated or not, the party so obligated or permitted shall be excused from doing
or performing the same during such period of delay, so that the time period applicable to such
design or construction requirement shall be extended for a period of time equal to the period such
party was delayed. The obligations subject to enlargement of time without penalty do not
include funding obligations or obligations delayed for financial reasons.
SECTION 3. TERM
The term of this Agreement shall begin on the date of execution, and end upon the
complete performance of all obligations and conditions precedent by the parties to this
Agreement. Upon execution, this Agreement shall be recorded in the Denton County Real
Property Records as covenants running with the land. Developer's obligations shall be binding
upon subsequent purchasers of the Property, until all obligations of the Developer are satisfied in
full.
SECTION 4. EVENTS OF DEFAULT
A default shall exist if the Developer or City fail to perform or observe any material
covenant contained in this Agreement. The non-defaulting party shall immediately notify the
defaulting party in writing upon becoming aware of any change in the existence of any condition
or event which would constitute a default or, with the giving of notice or passage of time, or
both, would constitute a default under this Agreement. Such notice shall specify the nature and
the period of existence thereof and what action, if any, the notifying party requires or proposes to
require with respect to curing the default.
SECTION 5. REMEDIES
If a default shall occur and continue, after thirty (30) days advance written notice to cure
default, City may, at its sole option, terminate this Agreement in accordance with Texas law,
without the necessity of further notice to or demand upon the Developer, and may seek any
portion of funding not provided as liquidated damages, in addition to any other relief available at
law or at equity. Nothing in this Section shall be construed to waive any sovereign,
governmental immunity available to City under Texas law.
SECTION 6. VENUE AND GOVERNING LAW
This Agreement is performable in Denton County, Texas, and venue of any action arising
out of this Agreement shall be exclusively in Denton County, Texas. This Agreement shall be
governed and construed in accordance with the laws and court decisions of the State of Texas.
SECTION 7. NOTICES
Any notice required by this Agreement shall be deemed to be properly served if deposited
in the U.S. Mail by certified letter, return receipt requested, addressed to the recipient at the
recipient's address shown below, subject to the right of either party to designate a different
address by notice given in the mannerjust described.
If intended for City, to: If intended for the Developer, to:
City Manager Charles D. Ames, President
City Hall Allegiance Hillview, L.P.
215 E. McKinney 14881 Quorum Drive
Denton, Texas 76201 Suite 950
Dallas, Texas 75254
SECTION 8. GIFT TO PUBLIC SERVANT
A. City may, at its sole option and discretion, terminate this Contract immediately if the
Developer has offered, conferred or agreed to confer any benefit upon a City employee or
official that the City employee or official is prohibited by law from accepting.
B. For purposes of this Article, "benefit" means anything reasonably regarded as pecuniary
gain or pecuniary advantage, including benefit to any other person in whose welfare the
beneficiary has a direct or substantial interest, but does not include a contribution or
expenditure made and reported in accordance with law.
C. Notwithstanding any other legal remedies, City may require the Developer to remove any
employee of the Developer from the Project who has violated the restrictions of this
Article or any similar state or federal law, and obtain reimbursement for any expenditures
made to the Developer as a result of the improper offer, agreement to confer, or
conferring of a benefit to a City employee or official.
SECTION 9. APPLICABLE LAWS
This Agreement is made subject to the provisions of the Charter and ordinances of City,
as amended, and all applicable state and federal laws.
SECTION 10. LEGAL CONSTRUCTION
In case any one or more of the provisions contained in this Agreement shall for any
reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or
unenforceability shall not affect any other provision thereof and this Agreement shall be
considered as if such invalid, illegal, or unenforceable provision had never been contained in this
Agreement.
SECTION 11. COUNTERPARTS
This Agreement may be executed in any number of counterparts, each of which shall be
deemed an original and constitute one and the same instrument.
SECTION 12. CAPTIONS
The captions to the various clauses of this Agreement are for informational purposes only
and shall not alter the substance of the terms and conditions of this Agreement.
SECTION 13. SUCCESSORS AND ASSIGNS
The terms and conditions of this Agreement are binding upon the successors and assigns
of the parties to this Agreement, and stand as obligations running with the land until satisfied in
full, regardless of whether the Property is developed as the Development, or as any other
alternative use.
SECTION 14. ENTIRE AGREEMENT
This Agreement embodies the complete agreement of the parties hereto, superseding all
oral or written previous and contemporary agreements between the parties relating to matters
contained in this Agreement and, except as otherwise provided in this Agreement, cannot be
modified without written agreement of the parties to be attached to and made a part of this
Agreement. The exhibits to Denton Ordinance 2007-068 referenced in this Agreement are
incorporated herein by reference, and shall remain component parts of this Agreement even in
the event that Ordinance 2007-068 is amended, superseded or repealed. The scope of this
Agreement is limited to the specific funding obligations of the Developer set forth in Section 1.
The parties stipulate that this Agreement does not satisfy any other development obligation under
law or City ordinances; particularly, it does not satisfy any applicable impact fee requirements or
development exactions to construct required public infrastructure improvements, including those
associated with transportation, storm sewer, water, sanitary sewer, or utilities. The parties
further stipulate that with respect to the limited scope of this agreement, the funds provided are
not disproportionate to the burdens of the development. The parties stipulate that this Agreement
does not constitute a permit for development under Chapter 245 of the Texas Local Government
Code. EXECUTED this day of 2007, by the City, signing by and
through its City Manager, duly authorized to executed same by Resolution No.
approved by the City Council on 2007, and by the Developer, acting through its
duly authorized officers.
APPROVED AS TO FORM: CITY OF DENTON
EDWIN M. SNYDER George C. Campbell
City Attorney City Manager
BY: BY:
City Attorney City Manager
ALLEGIANCE HILLVIEW, L.P.,
a New York limited partnership
By: Allegiance Hillview Management, LLC,
a Texas limited liability company,
its sole general partner
By:
Charles D. Ames, Manager