AGENDA PLANNING AND ZONING COMMISSION May 7, 2014

Transcription

1 AGENDA PLANNNG AND ZONNG COMMSSON May 7, 2014 After determining that a quorum is present, the Planning and Zoning Commission will convene in a Work Session on Wednesday, May 7, 2014 at 6:15 p.m. in the City Council Chambers at 215 E. McKinney Street, Denton, Texas at which time the following items will be considered: WORK SESSON 1. Clarification of agenda items listed in the Regular Session agenda for this meeting, and discussion of issues not briefed in the written backup materials. NOTE: The Planning and Zoning Commission reserves the right to adjourn into a Closed Meeting on any item on its Open Meeting agenda consistent with Chapter 551 of the Texas Government Code, as amended, or as otherwise allowed by law. REGULAR MEETNG The Planning and Zoning Commission will convene a Regular Meeting of the Planning and Zoning Commission of the City of Denton, Texas which will be held on Wednesday, May 7, 2014 and will begin at 6:30 p.m. in the City Council Chambers at City Hall, 215 E. McKinney at which time the following items will be considered: 1. PLEDGE OF ALLEGANCE: A. U.S. Flag B. Texas Flag Honor the Texas Flag pledge allegiance to thee, Texas one state under God, one and indivisible. 2. CONSDER AN AMENDMENT TO THE APRL 7, 2014, MEETNG MNUTES APPROVED ON APRL 23, CONSDER APPROVAL OF THE PLANNNG AND ZONNG COMMSSON MNUTES FOR: A. April 23, 2014

2 Planning and Zoning Commission May 7, 2014 Page 2 of 3 4. CONSENT AGENDA: Staff recommends approval of the following items because they meet the requirements of the Denton Development Code. Approval of the Consent Agenda includes staff recommendations for approvals and authorizes staff to proceed. The Planning and Zoning Commission has reviewed the applications and has had an opportunity to raise questions regarding the items prior to consideration: A. Consider a Final plat of Forest Meadow, Phase 2. The acre site is located south of Ryan Road, north of Creekdale Drive, and west of Miranda Place, within the Eli Pickett Survey, Abstract The property is located within a Neighborhood Residential 4 (NR-4) zoning district. (FP , Forest Meadow, Phase 2, Cindy Jackson) B. Consider a Preliminary Plat of lots 1-11, Block A of the Glenwood Park Addition. The approximately 6.83 acre property is generally located at the northeast corner of University Drive and Glenwood Lane within the J.D. Lilly Survey, Abstract No The property is located within a Neighborhood Residential Mixed Use 12 (NRMU-12) zoning district with overlay restrictions. (PP , Glenwood Park Addition, Michele Berry) 5. PUBLC HEARNG: A. Hold a public hearing and consider making a recommendation to City Council regarding amendments to the Rayzor Ranch Overlay District (RROD) Section of the Denton Development Code (DDC). The RROD encompasses approximately 410 acres of land in its entirety and is located generally on both sides of U.S Highway 380 (West University Drive), between nterstate Highway 35 and Bonnie Brae Street. The applicant proposes to create a new sub district to allow for new uses not previously provided for within the Rayzor Ranch Overlay District. The New Uses affect approximately acres at the northwest corner of U.S. Highway 380 and Bonnie Brae Street within the northern tract, further described and contained wholly within Lots 1R and 3R of the Rayzor Ranch North Addition. The RROD is further amended to allow approximately 99 acres within the southern tract located at the southeast corner of U.S. Highway 380 and nterstate Highway 35 and described as Lot 1, Block 5 Rayzor Ranch South Conveyance plat (document number ) for exemption from DDC, Section A.1 and A.2 relative to approval of a final plat and construction plans prior to release of a clearing and grading permit. The subject total acreage is located within a Regional Center Commercial Downtown (RCC-D) zoning and use district and is further encumbered by the Rayzor Ranch Overlay District. (Z , Rayzor Ranch North, Erica Marohnic) B. Hold a public hearing and consider making a recommendation to City Council regarding a rezoning from a Neighborhood Residential 4 (NR-4) zoning district to a Neighborhood Residential Mixed Use (NRMU) zoning district on approximately 4.9 acres. The property is located at the northeastern corner of McKinney Street and Mockingbird Lane. (Z , Denton Fire Station 2, Nana

3 Planning and Zoning Commission May 7, 2014 Page 3 of 3 Appiah) C. Hold a public hearing and consider a Final Replat of Lots 1R, 2R, 3R and 4R, Block A of Denton Bible Church Addition; being a residential replat of Lot 1R, Block A of Denton Bible Church and being acres in the WM. Lloyd Survey abstract No.773 and the J.D Lilly Survey abstract No. 762 of City of Denton, Denton Texas. The request also includes a Final Replat of Lot 1R and 2R, Block B of Denton Bible Church Addition; being a residential replat of Lot 2R, Block B of Denton Bible Church, and being acres in the WM. Lloyd Survey Abstract No.773. The acre site is located north of Mingo Road, south of University Drive (U.S. 380), and east and west of Nottingham Drive. The property is located within the Neighborhood Residential Mixed Use (NRMU) and Community Mixed Use General (CM-G) zoning districts. (FR , Denton Bible Church, Nana Appiah) 6. FUTURE AGENDA TEMS: Under Section of the Texas Open Meetings Act, respond to inquiries from the Planning and Zoning Commission or the public with specific factual information or recitation of policy, or accept a proposal to place the matter on the agenda for an upcoming meeting. 7. ADJOURN NOTE: NOTE: THE PLANNNG AND ZONNG COMMSSON RESERVES THE RGHT TO ADJOURN NTO A CLOSED MEETNG AT ANY TME REGARDNG ANY TEM ON THE AGENDA FOR WHCH T S LEGALLY PERMSSBLE. THE CTY OF DENTON CTY COUNCL ROOM S ACCESSBLE N ACCORDANCE WTH THE AMERCANS WTH DSABLTES ACT. THE CTY WLL PROVDE SGN LANGUAGE NTERPRETERS FOR THE HEARNG MPARED F REQUESTED AT LEAST 48 HOURS N ADVANCE OF THE SCHEDULED MEETNG. PLEASE CALL THE CTY SECRETARY'S OFFCE AT OR USE TELECOMMUNCATONS DEVCES FOR THE DEAF (TDD) BY CALLNG RELAY-TX SO THAT A SGN LANGUAGE NTERPRETER CAN BE SCHEDULED THROUGH THE CTY SECRETARY'S OFFCE. CERTFCATE certify that the above notice of meeting was posted on the bulletin board at the City Hall of the City of Denton, Texas, on the day of, 2014 at o'clock (a.m.) (p.m.) CTY SECRETARY

4 DRAFT Minutes Planning and Zoning Commission April 23, 2014 After determining that a quorum was present, the Planning and Zoning Commission convened a Work Session on Wednesday, April 23, 2014 at 6:15 p.m. in the City Council Chambers at City Hall, 215 E. McKinney Street, Denton, Texas at which time the following items were considered: PRESENT: ABSENT: STAFF: WORK SESSON Chair Jean Schaake. Commissioners: Brian Bentley, Frank Conner, Devin Taylor, Thom Reece, and Amber Briggle. Commissioner Jim Strange. Athenia Green, Brian Lockley, John Cabrales, Jr., Aaron Leal, Earl Escobar, Ron Menguita, Erica Marohnic, Mike Bell, Michele Berry, and Cindy Jackson. Schaake called the Work Session to order at 6:20 p.m. 1. Clarification of agenda items listed in the Regular Session agenda for this meeting, and discussion of issues not briefed in the written backup materials. Bentley referred to page nine (9), lines of the April 9, 2014, meeting minutes. Bentley questioned if the motion should have been made just as an approval or an approval with staff s recommendations. Lockley stated on page 10 the motion states the staff s recommendations were included. Bentley acknowledged. Taylor questioned the Green Space flyer they received at this meeting; Lockley stated this is petition based on a rezoning request that was heard before this Commission and City Council. A petition resulted from the initial request. Schaake questioned if the request was presented at City Council; Lockley confirmed. There was no further discussion. Schaake adjourned the Work Session at 6:24 p.m. REGULAR MEETNG DRAFT The Planning and Zoning Commission convened a Regular Meeting of the Planning and Zoning Commission of the City of Denton, Texas which was held on Wednesday, April 23, 2014 and began at 6:30 p.m. in the City Council Chambers at City Hall, 215 E. McKinney at which time the following items were considered:

5 PLEDGE OF ALLEGANCE: A. U.S. Flag B. Texas Flag, "Honor the Texas Flag - pledge allegiance to thee, Texas one state under God, one and indivisible." 2. CONSDER APPROVAL OF THE PLANNNG AND ZONNG COMMSSON MNUTES FOR: A. April 9, 2014 Bentley referred to page 17, line two (2), of the April 9, 2014, meeting minutes. Bentley stated the discussion was about reconstruction of the existing buildings, not about the landscape rule. Bentley requested that statement to be corrected. Commissioner Brian Bentley motioned, Commission Devin Taylor seconded to approve the meeting minutes. Motion approved (6-0). 3. CONSENT AGENDA: Staff recommends approval of the following items because they meet the requirements of the Denton Development Code. Approval of the Consent Agenda includes staff recommendations for approvals and authorizes staff to proceed. The Planning and Zoning Commission has reviewed the applications and has had an opportunity to raise questions regarding the items prior to consideration: A. Consider a Preliminary Plat of 21 lots being 99.5 acres within the Rayzor Ranch Town Center Addition. The subject property is at the southeast corner of nterstate Highway 35 and U.S. 380 (University Drive) within the B.B.B. & C.R.R. Survey, Abstract No The property is located within a Regional Center Commercial Downtown (RCC-D) zoning district and is further encumbered by the Rayzor Ranch Overlay District. (PP , Rayzor Ranch Town Center, Erica Marohnic) B. Consider a Conveyance Plat of Lots 22, 23 & 24, Block 5 of the Rayzor Ranch Town Center Addition. The acre site is located at the south of U.S. 380 (University Drive) and west of Bonnie Brae Street within the B.B.B. & C.R.R Survey, Abstract No The property is located within a Regional Center Commercial Downtown (RCC-D) zoning district as modified by the Rayzor Ranch Overlay District. (CV , Rayzor Ranch Town Center, Lots 22, 23 & 24, Block 5, Erica Marohnic). C. Consider a Conveyance Plat of the Bassinger Addition. The approximately acre property is generally located east of U.S. 377 and south of Hamilton Road within the James Severe Survey, Abstract No The property is partially located within a Neighborhood Residential 1 (NR-1) zoning district and partially within the City of Denton Extraterritorial Jurisdiction (ETJ). (CV , Bassinger Addition, Mike Bell) 2

6 D. Consider a Preliminary Plat of the Brinker Road Addition. The approximately acre property is generally located east of Brinker Road and north of Quail Creek Drive within the John W. Creek Survey, Abstract No. 324, and the J. White Survey, Abstract No The property is located within Regional Center Commercial Downtown (RCC-D) and Regional Center Commercial Neighborhood (RCC-N) zoning districts. (PP , Brinker Road Addition, Mike Bell) E. Consider a Final Plat of the La Colina Addition. The subject property is approximately acres generally located on the east corner east side of Rector Road south of Milam Road and north of Ganzer Road and within the J.Ayers Survey, Abstract No. 2. The property is within the City of Denton Extraterritorial Jurisdiction (ETJ). (FP , La Colina Addition, Michele Berry) Commissioner Thom Reece motioned, Commissioner Frank Conner seconded to approve the Consent Agenda. Motion approved (6-0). 4. PUBLC HEARNG: A. Hold a public hearing and consider making a recommendation to City Council regarding a rezoning of approximately 2.98 acres from a Neighborhood Residential Mixed Use (NRMU) zoning district to a Neighborhood Residential Mixed 12 (NRMU-12) zoning district. The subject property is generally located on the west side of Teasley Lane, across from Ranchman Blvd. (Z , Teasley Venture One, Michele Berry) Lockley introduced Berry. Berry stated the subject site is split between the Neighborhood Residential Mixed Use (NRMU) and Neighborhood Residential Mixed Use-12 (NRMU-12) zoning districts. The request is to rezone approximately 2.98 acres from NRMU to NRMU-12 zoning district. The applicant is proposing to construct single family detached homes and/or townhomes. This would allow residential development connecting the recently rezoned Button Tract to the proposed Teasley Trails subdivision. There are gas wells near the site. Staff is recommending approval with conditions to notify future property owners of the location of the gas wells through a note on the plat and either deed restrictions or notes in the HOA documents. Staff sent out nine Public Notices to property owners within 200 feet of the subject site and 37 courtesy notices to property owners within 500 feet of the subject site. At this time staff has received no returned responses. Berry stated the Development Review Committee recommends approval of this request with the notification condition listed in the staff backup materials. Berry added the applicant is present. Taylor questioned the current NRMU, Berry stated directly to the north is NRMU zoning, and there is currently a conveyance plat in process. Berry stated that is proposed to develop an assisted living facility, which is allowed within that zoning district. Briggle questioned the number of homes allowed within this zoning district. Berry stated the NRMU zoning district doesn t permit single-family detached. The zoning district does allow townhomes. Briggle questioned if there is mixed use within the area; Berry stated to the south of the subject site there is Kroger, and to the north of the site there are offices. Briggle stated the proposal is for more 3

7 single-family detached homes. Briggle questioned what guidelines there are within the future land use to control the mixed use and not have too many single-family properties within the area. Berry stated that is reviewed and there are criteria within the Denton Plan update. On the corner of Ryan Road and Teasley Lane there was approximately 25 acres rezoned to NRMU. Based on staff s analysis that rezoning should be adequate for the mixed-use development in that area. Thomas Fletcher, Kimley-Horn and Associates, 5750 Genesis #200, Frisco, Texas Fletcher stated he doesn t have a presentation; staff presented what Fletcher was going to discuss. This ties these three properties together to have a master planned residential development. There were no further questions or discussion with the applicant. Schaake opened the Public Hearing. There was no one to speak on this item. Schaake closed the Public Hearing. Conner questioned the schools in the subject site area to attend Denton High School; Conner stated Guyer High School is just a few blocks away. Schaake stated the boundaries for the schools are drawn and redrawn almost every year. By the time this development is completed they might be redrawn again. Schaake added there is a dividing line on Teasley Lane as well, Conner acknowledged. Commissioner Brian Bentley motioned, Commissioner Frank Conner seconded to approve this request. Motion approved (6-0). B. Hold a public hearing and consider making a recommendation to the City Council regarding a rezoning of approximately acres of land from a Downtown Residential 2 (DR-2) zoning district to a Downtown Commercial General (DC-G) zoning district. The subject property is located on the south side of West Oak Street, approximately 104 feet west of the intersection of West Oak Street and Avenue B. (Z , CVS Pharmacy, Cindy Jackson) Schaake stated a portion of this item was previously heard before this Commission as a variance request. Lockley introduced Jackson. Jackson stated this request is to rezone approximately acres of land from Downtown Residential- 2 zoning district to Downtown Commercial General (DC-G) zoning district. Jackson stated when the property is replatted into one lot it would not comply with the zoning; therefore, this is the request to rezone the property. The two variances for the driveways were heard on March 5, 2014, and approved by this Commission. Staff sent out 14 Public Notices to property owners within 200 feet of the subject site, and 56 courtesy notices to property owners within 500 feet of the subject site. At this time staff has not received any returned responses. The applicant held a neighborhood meeting on April 22, 2014, there was one couple that attended. Their concern was to have a fence between the multifamily and the subject site. The Development Review Committee recommends approval of this request. The applicant is present. 4

8 Michael Doggett, Winkelmann and Associates, nc Hillcrest Plaza Drive, Dallas, Texas Doggett stated Jackson touched all the items he was doing to discuss. The neighborhood meeting was held, there was no one in opposition that attended the meeting. The rezoning is consistent with the development within this area. At this time CVS Pharmacy does own all of the four tracts of land. Schaake opened the Public Hearing. There was no one to speak on the item. Schaake closed the Public Hearing. Jackson stated she forgot to mention during her presentation that this particular lot is required to be with the entire development; if not their tree preservation would not work. Taylor stated he will be voting for this rezoning. However, this request represents an example of one of the holes within the Denton Plan. The DC-G zoning district as it came from the Denton Plan was to encourage walkable areas, mixed use, and live-work developments. The DC-G zoning district did away with a lot of its rules. Taylor stated he feels the intent was for high density, walkable, mixed-use developments; not for a rezoning to allow a driveway. Commissioner Thom Reece motioned, Commissioner Frank Conner seconded to approve this request. Motion approved (6-0). 5. FUTURE AGENDA TEMS: Under Section of the Texas Open Meetings Act, respond to inquiries from the Planning and Zoning Commission or the public with specific factual information or recitation of policy, or accept a proposal to place the matter on the agenda for an upcoming meeting. Bentley stated he believes he did not include staff s recommendation in his motion on Public Hearing tem 4A. Leal stated the applicant is no longer present and the Public Hearing has been closed. Leal stated he would recommend that staff make a note within their backup to City Council explaining the intent was to include staff s recommendations and it was unintentionally left off of the motion. Schaake agreed. The final approval will be that City Council can add those recommendations and conditions to their motion. There was no further discussion. Schaake adjourned the Regular Meeting at 7:00 p.m. 5

9 AGENDA DATE: May 7, 2014 PLANNNG AND ZONNG COMMSSON AGENDA NFORMATON SHEET Public Hearing tem 5A DEPARTMENT: Planning and Development CASE MANAGER: Erica Marohnic, (940) SUBJECT Z (Rayzor Ranch North) Hold a public hearing and consider making a recommendation to City Council regarding amendments to the Rayzor Ranch Overlay District (RROD) Section of the Denton Development Code (DDC). The RROD encompasses approximately 410 acres of land in its entirety and is located generally on both sides of U.S Highway 380 (West University Drive), between nterstate Highway 35 and Bonnie Brae Street. The applicant proposes to create a new sub district to allow for new uses not previously provided for within the Rayzor Ranch Overlay District. The New Uses affect approximately acres at the northwest corner of U.S. Highway 380 and Bonnie Brae Street within the northern tract, further described and contained wholly within Lots 1R and 3R of the Rayzor Ranch North Addition. The RROD is further amended to allow approximately 99 acres within the southern tract located at the southeast corner of U.S. Highway 380 and nterstate Highway 35 and described as Lot 1, Block 5 Rayzor Ranch South Conveyance plat (document number ) for exemption from DDC, Section A.1 and A.2 relative to approval of a final plat and construction plans prior to release of a clearing and grading permit. The subject total acreage is located within a Regional Center Commercial Downtown (RCC-D) zoning and use district and is further encumbered by the Rayzor Ranch Overlay District. BACKGROUND The first part of this amendment is the applicant s (Allegiance Hillview, LP) proposal to create a sub district within an existing subarea of the Rayzor Ranch Marketplace ( Marketplace ). Rayzor Ranch Marketplace is platted as Rayzor Ranch North and consists of approximately 170 acres at the northwest corner of U.S. 380 (W. University Drive) and Bonnie Brae Street. t is divided into three existing subareas: RR-3, RR-2 and Residential (NRMU-12 and NR-3). There are development standards relative to architectural, landscape and signage for the RR-3 and RR- 2 subareas. The Residential (NRMU-12 and NR-3) has yet to be defined. Currently, within the RR-2 subarea it does not permit Quick Vehicle Servicing or Vehicle Repair as a use within its boundaries. The property owner is requesting that a sub district (RR-2a) within subarea RR-2 be created to allow for both of these uses. The proposed sub district will be limited to lots 1R and 3R of Rayzor Ranch North Addition. The Rayzor Ranch Marketplace will develop approximately 892,000 total square feet of commercial uses, which consists of 454,000 square feet in three big box retail centers, 287,000

10 Agenda nformation Sheet May 7, 2014 Page 2 square feet of smaller junior box retail uses, 100,000 square feet of stand-alone retail, office and restaurant uses in addition to single family detached and attached units (townhomes). The retail portion of the Marketplace will comprises approximately 107 acres with the remaining 46 acres containing the residential area. The Marketplace includes open space that functions as a drainage and water quality feature. The second part of this amendment is the owner of Rayzor Ranch Town Center (DB Denton, LLC) request for exemption from Denton Development Code Section A.1 and A.2, which requires Planning and Zoning Commission approval of a Final Plat and Construction Plans, if applicable, prior to issuance of a Clearing and Grading permit. This will allow the developer to mass clear and grade at one time as individual site plans and plats move forward through the development approval process at their own pace. Currently, a Clearing and Grading permit requires final plat approval for all areas proposing land disturbing activity. The applicant divided and refers to the Southern Tract as three sub districts: Town Center (RR- 1), South RR-2 and the South Mixed Use Campus area. On June 15, 2010, land use regulations, architectural, landscape and signage guidelines for the Town Center (RR-1) and South RR-2 area were approved by City Council. The applicant s intent to develop approximately 1,000,000 square feet of commercial uses on the Southern Tract which would include the Town Center (RR-1), standalone retail, restaurants and grocery store uses within the South RR-2 area. The area designated as Town Center sought to deviate from the approved Master Site Plan in that the actual layout with specifically identified buildings, parking lots and open spaces will be replaced with a more conceptual plan. The intent of this departure from the Master Site Plan was to allow the developer flexibility in design and the ability to accommodate future tenants needs while still delivering a viable high quality outdoor shopping center. Staff recommends denial of this Overlay District Amendment request. Refer to Exhibit 1 for staff s analysis. Thirty-nine public notices were sent to property owners within 200 feet of the site. As of this writing, staff has received two responses in favor to the Notice of Public Hearing from property owners within this boundary area. On April 9, 2014, the Planning and Zoning Commission opened the public hearing for Z and continued consideration of the Overlay Amendment request to a date certain of May 7, OPTONS 1. Recommend approval as submitted. 2. Recommend approval subject to conditions. 3. Recommend denial. 4. Postpone consideration. 5. Table item.

11 Agenda nformation Sheet May 7, 2014 Page 3 RECOMMENDATON The Development Review Committee recommends DENAL of the Overlay District Amendment request to create a sub district and introduce new uses but recommends APPROVAL with Conditions to the exemption from Denton Development Code Sections A.1 and A.2. f the Commission chooses to recommend approval, the following limitations are offered for consideration: Proposal to create a sub district 1. Quick Vehicle Servicing and Vehicle Repair are limited to the RR-2A sub district within the RR-2 subarea. 2. Quick Vehicle Servicing and Vehicle Repair uses are not to be located within the RR-2 subarea outside of the RR-2A sub district. 3. No more than two establishments defined in Subchapter 23 of the Denton Development Code as Quick Vehicle Servicing or Vehicle Repair are permitted within the RR-2A sub district as depicted in a new exhibit Exhibit B nventory of materials sold on site or installed shall not be permitted for outdoor display or sale. 5. nventory of materials sold on site or installed shall not be permitted for outdoor storage at any time, including for promotional events. 6. Section , Application of Regulations, should be modified by adding the following language to item C. All other existing conditions listed under the section Application of Regulations should remain the same: C. Drainage areas north and south of US 380/West University Drive, for land that drains into North Lakes Pond shall be designed in accordance with the requirements outlined in the Water Quality Protection Plan Requirements and Drainage Map (Exhibit F). 7. Section B, Storm Water Quality, should be modified to read as follow: 1. Preliminary and Final Plats within the drainage area north and south of US 380 / West University Drive, for land that drains into North Lakes Pond, will include provisions for onsite or regional storm water quality enhancement, including dedication of drainage casement areas as necessary to construct the storm water quality structural controls and management practices as described in Exhibit "F". 2. Any proposed use(s) meeting the definition of a hotspot pollutant generator must provide additional storm water quality controls unless any of the following conditions are met: (a) Existing storm water quality controls are designed for treating such pollutants and treatment capacity is not exceeded. (b) Business/operator management practices are implemented eliminating the risk of pollutants exiting the property under the control of the business/operator.

12 Agenda nformation Sheet May 7, 2014 Page 4 3. f any of the conditions listed in B.2 are met, business/operator must provide in writing a detailed explanation on how existing controls are able to treat the pollutants of concern, and/or provide a description of the management practices to be implemented before a building permit would be issued. Provided documentation must be incorporated into and become part of the approved Rayzor Ranch Final iswm Plan. Exemption from Denton Development Code Section A.1 and A.2 8. Approximately 99 acres, as depicted in Exhibit B-7, within the southern tract located at the southeast corner of U.S. Highway 380 and nterstate Highway 35 and described as Lot 1, Block 5 Rayzor Ranch South Conveyance plat (document number ) is exempt from DDC, Sections A.1 and A.2 and does not require approval of a final plat and construction plans prior to release of a clearing and grading permit. 9. A mass grading permit application containing all the information listed on Exhibit 9 shall be submitted for staff review and approval prior to starting land disturbing activities. PROR ACTON/REVEW 1. December 6, 2006, Planning and Zoning Commission Work Session Regarding Proposed Mobility Plan Amendment for Rayzor Ranch; 2. January 10, 2007, Planning and Zoning Commission Public Hearing Regarding; 3. Proposed Mobility Plan Amendment for Rayzor Ranch (The Commission recommended approval (7-0); 4. February 20, 2007, City Council Public Hearing Regarding Proposed Mobility Plan amendment for Rayzor Ranch (The Council approved 7-0); 5. February 21, 2007, Planning and Zoning Commission Work Session Regarding Northern Tract Comprehensive Plan Amendment; 6. February 28, 2007, Planning and Zoning Commission Work Session Regarding Proposed Rayzor Ranch Overlay District; 7. March 7, 2007, Planning and Zoning Commission Work Session Regarding Proposed Rayzor Ranch Overlay District; 8. March 14, 2007, Planning and Zoning Commission Work Session and Public Hearing Regarding Northern Tract Comprehensive Plan Amendment and First Phase of Rayzor Ranch Overlay District (The Planning and Zoning Commission recommended approval (7-0); 9. March 27, 2007, City Council Public Hearing Regarding Northern Tract Comprehensive Plan Amendment and First Phase of Rayzor Ranch Overlay District (The City Council Approved 7-0); 10. April 2, 2007, City Council Work Session Regarding Southern Tract Comprehensive Plan Amendment and Remaining Phases of Rayzor Ranch Overlay District;

13 Agenda nformation Sheet May 7, 2014 Page April 18, 2007, Planning and Zoning Commission Regarding Work Session Regarding Southern Tract Comprehensive Plan Amendment and Remaining Phases of Rayzor Ranch Overlay District; 12. May 9, 2007, Planning and Zoning Commission Work Session and Public Hearing Regarding Southern Tract Comprehensive Plan Amendment and Second Phase of Rayzor Ranch Overlay District and Rezoning. (The Commission recommended approval 7-0); 13. May 15, 2007, City Council Public Hearing Regarding Completion of the Comprehensive Plan Amendment and Second Phase of Rayzor Ranch Overlay District (City Council Approved 7-0); 14. November 28, 2007, Planning and Zoning Commission Work Session and Public Hearing Regarding Third Phase of Rayzor Ranch Overlay District and Rezoning. (The Commission recommended approval 6-0); 15. January 8, 2008, City Council Public Hearing Regarding Third Phase of Rayzor Ranch Overlay District and Rezoning (City Council Approved 7-0); 16. March 26, 2008, Planning and Zoning Commission Public Hearing Regarding Amendment to Design Standards of the Rayzor Ranch Overlay District for Proposed Best Buy Elevation. (The Commission tabled the item); 17. April 9, 2008, Planning and Zoning Commission Public Hearing Regarding Amendment to Design Standards of the Rayzor Ranch Overlay District for Proposed Best Buy Elevation. (The Commission recommended denial, 3-2, item was not appealed to City Council); 18. April 23, 2008, Planning and Zoning Commission approved a variance to Subchapter G of the Denton Development Code regarding separation of driveways. (The Commission approved 7-0); 19. June 11, 2008, Planning and Zoning Commission Work Session and Public Hearing regarding establishment of a Special Sign District. (The Commission approved 6-0); 20. June 17, 2008, City Council Work Session Regarding Multiple Rayzor Ranch ssues and Public Hearing Regarding Establishment of a Special Sign District. (The Council approved); 21. September 24, 2008, Planning and Zoning Commission Work Session Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 22. October 7, 2008, City Council Work Session Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 23. October 8, 2008, Planning and Zoning Commission Work Session Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 24. October 22, 2008, Planning and Zoning Commission Public Hearing Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 25. November 4, 2008, City Council Public Hearing Regarding Proposed Amendments to the Rayzor Ranch Overlay District; 26. December 9, 2008, City Council Work Session Regarding Trade Dress.; 27. December 9, 2008, City Council Public Hearing Regarding Rayzor Ranch Sign District amendments to permit four detached pylon signs within the Northern Tract;

14 Agenda nformation Sheet May 7, 2014 Page February 3, 2009, City Council Work Session Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 29. April 22, 2009, Planning and Zoning Commission Work Session and Public Hearing Regarding Amendment authorizing limited administrative authority by the City Manager; 30. May 5, 2009, City Council Public Hearing Regarding Amendment authorizing limited administrative authority by the City Manager; 31. May 6, 2009, Planning and Zoning Commission Work Session and Public Hearing Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 32. May 20, 2009, Planning and Zoning Commission Work Session and Public Hearing Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 33. June 16, 2009, City Council Work Session Regarding Proposed Amendments to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 34. July 21, 2009, the City Council approved an amendment to the Rayzor Ranch Overlay District and the Rayzor Ranch Special Sign District; 35. October 6, 2009, City Council approved an SUP to allow for gas well drilling and production on approximately 3 acres at the southeast corner of Bonnie Brae Road and Scripture Street: 36. April 6, 2010, City Council Work Session regarding proposed amendments to the Rayzor Ranch Overlay District, specifically the south side; and 37. April 14, 2010, Planning Zoning Commission Work Session regarding proposed amendments to the Rayzor Overlay District, specifically the south side. 38. June 15, 2010, City Council approved the following for the entire RROD and specifically the Southern tract: a. Modifying certain previously approved development standards; b. Proposing an increase to Multi-family density on the Southern Tract; c. Replacing the previously approved Master Site Plan with a Conceptual/Schematic Plan on the Southern Tract; d. Amending and adding definitions to land uses on the Southern Tract; e. Amending and defining landscape guidelines on the Southern Tract; f. Amending and defining architectural guidelines on the Southern Tract, and g. Amending and defining signage guidelines on the Southern Tract. 39. October 4, 2011, Planning and Zoning Commission recommended approval of proposed architectural, landscape and signage standards for 4.1 acres located at the northeast corner of -35 and Scripture Street. 40. November 1, 2011, City Council approved architectural, landscape and signage standards for 4.1 acres located at the northeast corner of -35 and Scripture Street. 41. April 9, 2014, Planning and Zoning Commission approved a site plan for a 42,000 sq. ft. movie theater with associated plaza and pedestrian space, parking and drive-aisles on approximately 5.22 acres within RR-1 area of the Town Center. The subject site is the proposed Lot 20 of the Rayzor Ranch Town Center Addition, approximately 364 feet east of -35 Frontage Road and north of the proposed Linden Drive.

15 Agenda nformation Sheet May 7, 2014 Page April 9, 2014, Planning and Zoning Commission opened the public hearing for Z and continued consideration of the Overlay Amendment request to a date certain of May 7, EXHBTS 1. Staff Analysis 2. Site Location/Aerial Map 3. Zoning Map 4. Future Land Use Map 5. Notice of Public Hearing 6. Site Photos 7. Ordinance Number Ordinance Number Rayzor Ranch Mass Grading Permit Checklist Respectfully submitted: Prepared by: Ron Menguita, ACP Development Review Committee Administrator Erica Marohnic, ACP Planning Supervisor

16 Exhibit 1 Staff Analysis CTY OF DENTON DEVELOPMENT REVEW COMMTTEE STAFF REPORT P&Z Date: April 9, 2013, May 7, 2014 TYPE: Overlay Amendment CC Date: May 6, 2014 PROJECT #: Z Project Number: Z Request: Applicant: Property Owner: Location: The applicant proposes to create a new sub district to allow for new uses not previously provided for within the Rayzor Ranch Overlay District within Lots 1R and 3R, Rayzor Ranch North and to further amend the District to exempt approximately 99 acres, Lot 1, Block 5, Rayzor Ranch South, from Denton Development Code Section A.1 and A.2. Rob Baldwin, ACP 3904 Elm Street, Suite B Dallas, TX Rayzor Ranch Marketplace, LP 1345 Avenue of the America s c/o Fortress nvestment Group New York, NY Northwest corner of Bonnie Brae Street and U.S. 380 (West University Drive) and southeast corner of U.S. 380 and nterstate Highway 35. Size: acres + Zoning Designation: Future Land Use: Case Planner: DRC Recommendation: Regional Center Commercial Downtown (RCC-D) Regional Mixed-Use Centers Erica Marohnic, ACP The Development Review Committee recommends DENAL of the Overlay District Amendment request to create a sub district and introduce new uses but recommends APPROVAL with Conditions to the exemption from Denton Development Code Sections A.1 and A.2.

17 f the Commission chooses to recommend approval, the following limitations are offered for consideration: Proposal to create a sub district 1. Quick Vehicle Servicing and Vehicle Repair are limited to the RR-2A sub district within the RR-2 subarea. 2. Quick Vehicle Servicing and Vehicle Repair uses are not to be located within the RR-2 subarea outside of the RR-2A sub district. 3. No more than two establishments defined in Subchapter 23 of the Denton Development Code as Quick Vehicle Servicing or Vehicle Repair are permitted within the RR-2A sub district as depicted in a new exhibit Exhibit B nventory of materials sold on site or installed shall not be permitted for outdoor display or sale. 5. nventory of materials sold on site or installed shall not be permitted for outdoor storage at any time, including for promotional events. 6. Section , Application of Regulations, should be modified by adding the following language to item C. All other existing conditions listed under the section Application of Regulations should remain the same: C. Drainage areas north and south of US 380/West University Drive, for land that drains into North Lakes Pond shall be designed in accordance with the requirements outlined in the Water Quality Protection Plan Requirements and Drainage Map (Exhibit F). 7. Section B, Storm Water Quality, should be modified to read as follow: 1. Preliminary and Final Plats within the drainage area north and south of US 380 / West University Drive, for land that drains into North Lakes Pond, will include provisions for onsite or regional storm water quality enhancement, including dedication of drainage casement areas as necessary to construct the storm water quality structural controls and management practices as described in Exhibit "F". 2. Any proposed use(s) meeting the definition of a hotspot pollutant generator must provide additional storm water quality controls unless any of the following conditions are met: (a) Existing storm water quality controls are designed for treating such pollutants and treatment capacity is not exceeded. (b) Business/operator management practices are implemented eliminating the risk of pollutants exiting the property under the control of the business/operator. 3. f any of the conditions listed in B.2 are met, business/operator must provide in writing a detailed explanation on how existing controls are able to treat the pollutants of concern, and/or provide a description of the management practices to be implemented before a building permit would be issued. Provided documentation must be incorporated into and become part of the approved Rayzor Ranch Final iswm Plan.

18 Exemption from Denton Development Code Section A.1 and A.2 8. Approximately 99 acres, as depicted in Exhibit B-7, within the southern tract located at the southeast corner of U.S. Highway 380 and nterstate Highway 35 and described as Lot 1, Block 5 Rayzor Ranch South Conveyance plat (document number ) is exempt from DDC, Sections A.1 and A.2 and does not require approval of a final plat and construction plans prior to release of a clearing and grading permit. 9. A mass grading permit application containing all the information listed on Exhibit 9 shall be submitted for staff review and approval prior to starting land disturbing activities. Summary of Analysis: Sub District Proposal The applicant (Allegiance Hillview, LP) proposes to create a sub district within an existing subarea of the Rayzor Ranch Marketplace ( Marketplace ). Rayzor Ranch Marketplace is platted as Rayzor Ranch North and consists of approximately 170 acres at the northwest corner of U.S. 380 (W. University Drive) and Bonnie Brae Street. t is divided into three existing subareas: RR-3, RR-2 and Residential (NRMU-12 and NR-3). There are development standards relative to architectural, landscape and signage for the RR-3 and RR-2 subareas. The Residential (NRMU-12 and NR-3) has yet to be defined. Currently, within the RR-2 subarea does not permit Quick Vehicle Servicing or Vehicle Repair as a use within its boundaries. The property owner is requesting that a sub district (RR-2a) within subarea RR-2 be created to allow for both of these uses. The proposed sub district will be limited to lots 1R and 3R of Rayzor Ranch North Addition. Staff has concerns that these new uses were not originally anticipated during the creation of the overlay district, and as such, once introduced would detract from the overall high quality development potential of the site. Staff also has environmental concerns regarding the new uses which could be sources or pollution, commonly referred as hotspots, which were not considered during the design of the original water quality treatment system for the Rayzor Ranch. Exemption to Section A.1 and A.2 The owners of 99 acres at the southeast corner of U.S. 380 and nterstate Highway 35, DB Denton, LLC, owner of Rayzor Ranch Town Center, requests exemption from Denton Development Code Section A.1, which requires Planning and Zoning Commission approval of a Final Plat, if applicable, prior to issuance of a Clearing and Grading permit. This will allow the developer to mass clear and grade at one time as individual site plans and plats move forward through the development approval process at their own pace. Currently, a Clearing and Grading permit requires final plat and civil construction plan approval for all areas proposing land disturbing activity.

19 The ability to mass clear and grade is currently not permitted without approval of a final plat which includes construction plans. This provides the City with a level of comfort that drainage conditions are accounted for in a storm event and the City does not incur any undue problems with failed siltation devices and other best management practices (BMPs) if such an event occurred. When large amounts of sedimentation drain into public rights-of-of way and the watershed, overall water quality is affected. Development Review Committee Based upon the information provided by the applicant and a recent site visit, the Development Review Committee finds the request NCONSSTENT with the surrounding land uses and general character of the area, S CONSSTENT with the Denton Plan, and S NCOSSTENT with the Denton Development Code. The Development Review Committee recommends DENAL of the Overlay District Amendment request to create a sub district and introduce new uses but recommends APPROVAL with Conditions to the exemption from Denton Development Code Sections A.1 and A.2. f the Commission chooses to recommend approval, the following limitations are offered for consideration: Proposal to create a sub district 1. Quick Vehicle Servicing and Vehicle Repair are limited to the RR-2A sub district within the RR-2 subarea. 2. Quick Vehicle Servicing and Vehicle Repair uses are not to be located within the RR-2 subarea outside of the RR-2A sub district. 3. No more than two establishments defined in Subchapter 23 of the Denton Development Code as Quick Vehicle Servicing or Vehicle Repair are permitted within the RR-2A sub district as depicted in a new exhibit Exhibit B nventory of materials sold on site or installed shall not be permitted for outdoor display or sale. 5. nventory of materials sold on site or installed shall not be permitted for outdoor storage at any time, including for promotional events. 6. Section , Application of Regulations, should be modified by adding the following language to item C. All other existing conditions listed under the section Application of Regulations should remain the same: C. Drainage areas north and south of US 380/West University Drive, for land that drains into North Lakes Pond shall be designed in accordance with the requirements outlined in the Water Quality Protection Plan Requirements and Drainage Map (Exhibit F). 8. Section B, Storm Water Quality, should be modified to read as follow: 1. Preliminary and Final Plats within the drainage area north and south of US 380 / West University Drive, for land that drains into North Lakes Pond, will include provisions for onsite or regional storm water quality enhancement, including dedication of

20 drainage casement areas as necessary to construct the storm water quality structural controls and management practices as described in Exhibit "F". 2. Any proposed use(s) meeting the definition of a hotspot pollutant generator must provide additional storm water quality controls unless any of the following conditions are met: (a) Existing storm water quality controls are designed for treating such pollutants and treatment capacity is not exceeded. (b) Business/operator management practices are implemented eliminating the risk of pollutants exiting the property under the control of the business/operator. 3. f any of the conditions listed in B.2 are met, business/operator must provide in writing a detailed explanation on how existing controls are able to treat the pollutants of concern, and/or provide a description of the management practices to be implemented before a building permit would be issued. Provided documentation must be incorporated into and become part of the approved Rayzor Ranch Final iswm Plan. Exemption from Denton Development Code Section A.1 and A.2 9. Approximately 99 acres, as depicted in Exhibit B-7, within the southern tract located at the southeast corner of U.S. Highway 380 and nterstate Highway 35 and described as Lot 1, Block 5 Rayzor Ranch South Conveyance plat (document number ) is exempt from DDC, Sections A.1 and A.2 and does not require approval of a final plat and construction plans prior to release of a clearing and grading permit. 10. A mass grading permit application containing all the information listed on Exhibit 9 shall be submitted for staff review and approval prior to starting land disturbing activities. GENERAL NOTES NOTE: Approval of this request shall not constitute a waiver or variance from any applicable development requirement unless specifically noted in the conditions of approval and consistent with the Denton Development Code. NOTE: All written comments made in the application and subsequent submissions of information made during the application review process, which are on file with the City of Denton, shall be considered to be binding upon the applicant, provided such comments are not at variance with the Denton Plan, Denton Development Code or other development regulations in effect at the time of development.

21 Exhibit 2 Site Location/Aerial Map Site Site Site Site

22 Exhibit 3 Zoning Map Site Site Site Site

23 Exhibit 4 Future Land Use Map Site Site Site Site

24 Exhibit 5 Notice of Public Hearing Responses

25

26 Lot 1, Block 5 Rayzor Ranch South

27 Exhibit 6 Site Photos NW corner at Bonnie Brae & West University Looking East towards Bonnie Brae Looking West towards H-35 Looking Northwest towards site Along Eastern property boundary Facing North along Eastern property boundary Facing West along internal drive aisle Facing West along internal drive aisle

28 Facing South along Bonnie Brae Facing Southwest into site

29 \\codad\global\planning\ rayzor exhibits\updates\rayzor ranch overlay ordinance final doc ORDNANCE NO (REVSED) 1 AN ORDNANCE OF THE CTY OF DENTON, TEXAS, AMENDNG THE DEVELOPMENT STANDARDS FOR THE RAYZOR RANCH OVERLAY DSTRCT BY SUPERSEDNG THE PREVOUSLY APPROVED RAYZOR RANCH OVERLAY DSTRCT CLASSFCATON, AND AMENDNG BY SUPERSEDURE CHAPTER 35, SUBCHAPTER 7.15 OF THE CTY OF DENTON CODE OF ORDNANCES, DENTON DEVELOPMENT CODE, SPECAL PURPOSE AND OVERLAY DSTRCTS ; PROVDNG FOR SEVERABLTY; PROVDNG FOR A PENALTY N THE MAXMUM AMOUNT OF $2, FOR VOLATONS THEREOF, AND PROVDNG AN EFFECTVE DATE. WHEREAS, the owner of the property defined by the Rayzor Ranch Overlay District, legally described in Exhibit A to Ordinance , and incorporated herein by reference (the Property ) supports the amendments described herein to the Rayzor Ranch Overlay District; and WHEREAS, Sections , , and of the Denton Development Code authorize the City Council to approve overlay districts to protect and enhance certain specific lands and structures which, by virtue of their type or location, have characteristics which are distinct from lands and structures outside such special districts and contain such reasonable and necessary requirements to insure the protection and enhancement of said land and structures. Further, the overlay districts are authorized to establish specific design standards and development regulations to effectuate the purpose of the district; and WHEREAS, on June 9, 2010 the Planning and Zoning Commission, conducted a public hearing, and having found that all prerequisite requirements had been satisfied, recommended approval of the requested zoning and code amendments; and WHEREAS, on June 15, 2010 the City Council held a public hearing as required by law and approved the modified Rayzor Ranch Overlay District, as amended herein; and WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay District serves a public purpose; and WHEREAS, the City Council makes the following findings: A. The changes are consistent with the Comprehensive Plan; and B. The Rayzor Ranch Overlay District will protect and enhance the Property, which is distinct from the lands and structures outside of the Rayzor Ranch Overlay District, including the immediate neighborhood. NOW, THEREFORE, 1 At the June 15, 2010 City Council meeting where these revisions were discussed, the approval motion incorporated numerous modifications that were incorporated into the final signed copy of ; however, it was later discovered that the changes were incomplete. This revised copy incorporates the missing elements considered and approved by the City Council at the June 15, 2010 meeting.

30 THE COUNCL OF THE CTY OF DENTON HEREBY ORDANS: SECTON 1. The findings and recitations contained in the preamble of this ordinance are incorporated herein by reference. SECTON 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 Rayzor Ranch Overlay District, to read as follows: 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 Purpose. The purpose of establishing the Rayzor Ranch Overlay District is to: A. Ensure compatibility of new construction with the existing scale and characteristics of surrounding properties; and B. Protect and enhance specific land features which have characteristics distinct from lands and structures outside this Special Purpose District; and C. Provide within the Rayzor Ranch area a combination of land uses arranged and designed in accordance with sound site planning principles and development techniques; and in such a manner as to be properly related to each other, the immediate surrounding area, the planned mobility system, and other public facilities, such as water and sewer systems, parks, schools and utilities Application of Regulations A. The Rayzor Ranch Overlay District shall be consistent with the Denton Plan. B. The regulations included in this Ordinance apply to the portions of Rayzor Ranch that are located both north and south of US 380 / West University Drive (US 380). The portion of Rayzor Ranch north of West University Drive (US 380) is hereinafter referred to as Rayzor Ranch Marketplace and the portion of Rayzor Ranch located south of West University Drive (US 380) is known as the Rayzor Ranch South Campus. C. The development regulations that are applicable to properties north of US 380, including those that have building permits issued or in process at the date of adoption of this ordinance (specifically Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the Rayzor Ranch North Addition), and the Cook Children s tract and the Denton Municipal Electric (DME) 2

31 Substation tract south of US 380 are governed the regulations established in Ordinances and D. The City rules and regulations applicable to the development of property located within the NRMU and RCC-D zoning districts are applicable, except as otherwise provided by this Overlay District and further restricted or excepted herein and may not be varied or excepted other than by amendment of these standards. E. Provisions for solid waste receptacles shall follow the City of Denton Solid Waste Criteria Manual. F. The Rayzor Ranch Overlay District shall retain the underlying zoning district and be noted with an overlay designation on the Official Zoning Map. G. The Districts defined herein, may be developed in phases with any or all of the uses allowed within the individual sub-districts. f the common amenities for future phases, including but not limited to open spaces, landscaping and/or recreational facilities are not yet constructed; a phasing plan shall be considered as a component of the final plat. A phasing plan shall provide a graphic and narrative document that indicates the sequence and time of construction, provides a description of the phasing order (e.g. 1, 2 & 3) and includes infrastructure requirements for each phase, as amended from time to time with approval of the City Manager. H. Before building permits may be issued for any portion of the project, a Site Plan for that portion of the project must be approved in conformance with this Ordinance and applicant must demonstrate compliance with this ordinance and all attached exhibits. The site plan requirement does not apply to Lots 6R, 7R, 8R, 9, 10, 12 and 13 of the Rayzor Ranch North Addition. All other properties north of US 380 and the Cook Children s tract and the Denton Municipal Electric (DME) Substation tract south of US 380 are governed by the regulations established in Ordinances and including Section Marketplace - Subarea 2 Development Standards (RR-3, P, and RR-2) that states in part: Permitted Uses. These uses must be located within the Subareas as shown on the attached Exhibit B-5.. Development within Rayzor Ranch shall conform to the adopted Concept/Schematic Plans attached as Exhibit B-1 to these regulations as amended pursuant to Section N below. J. Bubble Plan The purpose of the Bubble Plan is to show the general configuration of the different development areas within the subdistricts of the Rayzor Ranch South Campus. The configuration of the Bubble Plan attached as Exhibit B-2 is general in nature and 3

32 does not intend to show the final configuration of roadways, property lines or utility easements. The final boundaries for the subdistricts will be determined during the site plan approval process. K. Concept/Schematic Plan This plan, attached hereto as Exhibit B-1, is intended to be used as the first step in the overlay development process. The Concept/Schematic Plan may be amended or approved alone or in conjunction with a site plan in a public hearing before the City Council. 1. The Concept/Schematic Plan establishes general guidelines for the district by illustrating in graphic form both internal and external streets, thoroughfares, other means of access, open spaces, natural resources, uses, densities, intensities and height. The following information should be provided for a complete Concept/Schematic Plan: a. The date, written and graphic scale, north arrow, proposed name of the development, key map showing the location of the development in relation to existing streets and highways and dates of preparation and revisions. b. The name and address of the property owner or owners, and the design professional preparing the plan. c. The names of the record owners of adjacent undeveloped and developed land. d. Title Block containing: Proposed name of the subdivision or lot of record, acres in platted and unplatted land and total of those acres, survey and jurisdiction (City of Denton, County of Denton, Texas, for example). e. Acreage of the project. f. Show and label any proposed phasing limits. g. Survey boundaries of the project (or references to the survey). h. Proposed general land uses and the acreage of each use including open space. i. Proposed street layout (arterial level required, collector and local to be developed by the applicant and reviewed by staff). j. Development Standards: i. Maximum height of buildings ii. Minimum lot area iii. Minimum lot width and depth iv. Building setbacks v. Maximum lot coverage vi. Maximum floor to area ratio 4

33 vii. Off-street parking standards k. 100 year floodplain, floodway and major drainage ways. l. City limits and Extraterritorial Jurisdiction (ETJ) boundaries. m. Zoning districts and land uses on project and adjacent lands. n. Preliminary water and sanitary sewer layout. L. Site Plan This plan is intended to demonstrate and confirm that the proposed phase of the development moving towards construction complies with all of the requirements of this Ordinance and the applicable portions of the Denton Development Code. 1. Rayzor Ranch will be developed in phases and a Site Plan must be approved for each phase. An overall Site Plan for the entire Rayzor Ranch project is not required. 2. Site Plans for Multi-Family Dwellings shall be approved by the City Council, and Site Plans for all other uses shall be approved by the Planning and Zoning Commission, if they substantially conform to the Concept/Schematic Plan approved by the City Council, after approval of the Overlay Ordinance and Concept/Schematic Plan. f pending amendments to the Overlay District Ordinance and Concept/Schematic Plan do not affect the development phase for which a Site Plan has been submitted, then the Site Plan may continue through the approval process. 3. The Site Plan provides additional detail to the approved Concept/Schematic Plan by illustrating in a graphic form internal and external streets, thoroughfares, other means of access, open spaces, natural resources, uses, densities, intensities, height, boundaries in a metes and bounds description, drainage facilities location, minimum setbacks, maximum floor area ratio (FAR) of buildings; number, location and dimension of all lots, number of dwelling units and density. The following information should be provided for a complete Site Plan: a. Acreage in project shown by survey and certified by a registered surveyor; b. Permitted land uses and acreage of each land use; c. Land uses and zoning of adjacent properties; d. Drainage facilities; e. Other existing or proposed off-site improvements as required; f. Location, type and size of all streets, alleys, parking lots and spaces, loading areas or other areas to be used for vehicular traffic; 5

34 g. Proposed access and connection to existing or proposed streets and traffic generated by the proposed uses; h. Non-residential: location, maximum height (in feet), minimum setbacks, and maximum floor area ratio (FAR) of buildings; i. Residential development must show number, location and dimension of all lots, minimum setbacks, number of dwelling unit and density; j. Location of all creeks, ponds, lakes, floodplain, and/or other water retention or major drainage facilities and improvements; k. Location size and route of all major water, wastewater, electrical lines and other facilities necessary to serve the project; l. Location of all protected trees (10+ inches) and a detailed landscape plan demonstrating compliance with the approved landscape requirements for Rayzor Ranch as set for in Exhibit D ; m. Location, type and size of all fences, berms, or screening features; n. Sidewalks or other pedestrian or bicycle access; o. Building elevation(s); and, p. Demonstrated compliance with the architectural standards in Exhibits C-1, C- 2, or C-3 as applicable. M. Approval Criteria. The Planning and Zoning Commission shall approve the site plan if it finds that: 1. The site plan substantially complies with the Concept / Schematic Plan approved by City Council; 2. The site plan provides for a compatible arrangement of buildings and land uses that would not adversely affect adjoining neighborhoods or properties outside the plan; 3. The site plan provides for the adequate and safe circulation of vehicular traffic; and 4. The plan fully complies with all other sections of this overlay district. N. Minor Amendment. Upon recommendation of City staff, the City Manager may approve minor aesthetic deviations to architectural elevations and other approved site design 6

35 standards and details associated with the Rayzor Ranch Overlay District, if necessary to protect the viability of the district as a whole. 1. Such minor aesthetic deviations shall, however, be constrained to those which: a. As mitigated in Section N.2, below, promote and enhance the purpose of the district, as set forth in ; b. As mitigated in Section N.2, below promote and enhance the unique attributes of the district, as required in ,35.7.2, and of the Denton Development Code; and c. Deviate from approved site design standards and guidelines for the district, to the minimum extent necessary to accommodate the demands of a specific commercial use whose presence is deemed important to the success of the development as a whole. 2. The following considerations should guide the approval of a minor site design amendment: a. The deviation is necessary to accommodate standard floor plans site designs, or architectural requirements demanded by a specific commercial use whose presence is deemed important to the success of the development as a whole. b. Such deviations may not promote a design aesthetic that is fundamentally inconsistent (i.e., may not clash) with the overall site design aesthetic, or unique attributes of the district. Colors, textures and materials shall at least be harmonious with those approved in the design standards for the district, and architectural styles may not be fundamentally inconsistent with the standards (e.g., no Greek Revival, Georgian, Roman columns, futuristic, or mid-century modern designs), except as otherwise allowed by the limited criteria for national trade dress in Exhibit G. c. Such aesthetic deviations should be mitigated or offset with complementary public space enhancements (e.g. hardscape details, sculpture, open areas, designed to promote and enhance the theme of the district) to the extent necessary to ensure that the purposes and unique attributes of the district are equaled or enhanced overall, despite the minor aesthetic deviation in the architectural elevation, or other site design attribute. 3. No amendment may change any use restriction or mandatory standard of this district, except to the limited degree authorized by Section N. 7

36 O. Expiration of Site Plan. Any approved site plan shall be valid for twenty-four (24) months from the date of its approval. f no construction begins pursuant to a building permit issued for the property within the twenty-four (24) months, the site plan shall expire and no longer be valid. The City Council may, prior to expiration of the site plans for Multi-Family Dwellings, for good cause, extend for up to three hundred sixty (360) days the expiration date of the site plan. The commission may, prior to expiration of all other site plans, for good cause, extend for up to three hundred sixty (360) days the time for which the site plan is valid. P. Appeals from Commission Action. Either the applicant or City Manager may appeal the Commission s site plan decision to the City Council, by filing a written request with the department within ten (10) days of the decision Land Divisions The Rayzor Ranch overlay district shall be divided into two major divisions, separated generally by US 380 (University Drive): the Rayzor Ranch Marketplace; and the Rayzor Ranch South Campus. A. The Rayzor Ranch Marketplace shall be divided into three subareas as depicted in Exhibit B-5 and detailed below. 1. RR-3 The Rayzor Ranch Marketplace RR-3 Area, depicted as RR-3 on Exhibit B, is intended as a retail area with uses allowed in the RCC-D zoning district classification and use designation, as further modified by this overlay zoning district, and designed to promote the overall character and purpose of this overlay district. The RR-3 section of the Rayzor Ranch Marketplace (RR-3) is referred to as the RR-3 Area in the Architectural Standards, Landscape Standards, and Signage Standards in Exhibits B, C, D, and E, and vice versa. 2. RR-2 The Rayzor Ranch Marketplace RR-2 Area, depicted as RR-2 on Exhibit B, is intended to as a retail area with uses allowed in the RCC-D zoning district classification and use designation, as further modified by this overlay zoning district, and designed to promote the overall character and purpose of this overlay district. The RR-2 section of the Rayzor Ranch Marketplace is referred to as the RR-2 Area in the Architectural Standards, Landscape Standards, and Signage Standards in Exhibits B, C, D, and E, and vice versa. 3. Residential (NRMU-12 & NR-3) The Rayzor Ranch Marketplace Residential Area, depicted as NRMU-12 and NR-3 on Exhibit B, is intended for residential development. Development standards for this area are not currently incorporated into this Overlay but will be adopted prior to any development or site plan approval in this area. 8

37 B. The Rayzor Ranch South Campus shall be divided into the following five subareas, as depicted in Exhibit B-1: 1. Town Center (RR-1) The Town Center (RR-1), depicted as RR-1 on Exhibit B-1, is intended to define a mixture of certain specified nonresidential, retail and residential uses currently allowed within the RCC-D zoning district classification and use designation, as further modified by this overlay zoning district, and designed to promote the overall character and purpose of this overlay district. The Town Center (RR-1) is also referred to as the RR-1 Area in the Architectural Standards, Landscape Standards, and Signage Standards in Exhibits B-1, C-1, D- 1, and E-1 and vice versa. 2. South RR-2 District The South RR-2 District is intended to define certain specified uses currently allowed within the RCC-D zoning district classification and use designation, as further modified by this overlay zoning district. The South RR-2 District is also referred to as the South RR-2 Area in the Architectural Standards, Landscape Standards, and Signage District in Exhibits C-1, D-1, and E South Mixed-Use District The South Mixed Use District is intended to accommodate certain specified nonresidential, single-family and multi-family residential uses, as further modified by these overlay requirements. The South Mixed-Use District will also be referred to as the RR, BH, MF, O, CC, P, Hotel, and SF Areas in the Architectural Standards, Landscape Standards, and Signage Standards in Exhibits to be incorporated in Exhibits C-2, D-2, and E DME Substation The DME Substation property is intended to accommodate a utility substation and is governed by the regulations established in Ordinances and Cook Children s Hospital The Cook Children s property is intended to accommodate a hospital and is governed by the regulations established in Ordinances and Drill Pad - The Drill Pad property is intended to accommodate gas well development, and is governed by Ordinances and , and further restricted by Specific Use Permit (SUP) No. S , Ord. No Development Standards A. Generally. The Rayzor Ranch Overlay establishes architectural and landscape design as development standards to effectuate the purpose of the district. The City rules and 9

38 regulations applicable to the development of property in the RCC-D and NRMU districts are applicable, except as otherwise provided by this Overlay District and further restricted or excepted herein. B. Definitions. The following definitions shall apply to the Rayzor Ranch Overlay District: 1. Big House: A type of residential development where 10 or fewer dwelling units are located in a single building which is intended to resemble a single large house. The dwelling units can be vertically or horizontally integrated. Dwelling units developed as a Big House use will count towards the total number of multi-family dwelling units and not toward the total number of single-family dwelling units allowed in Rayzor Ranch listed in Section 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 multi-family dwelling unit. (Ordinance No ). 3. Convention Center: A facility used in connection with a convention or meeting center, or similar facility, including auditoriums, exhibition halls, facilities for food preparation and service, parking facilities, administrative offices and ancillary development such as a hotel. 4. Garden-Style Home: A single-family dwelling on a separate lot with building setbacks only on three sides commonly developed in a cluster formation. This development type is also known as zero lot line homes or patio homes. 5. Helipad: A landing pad for occasional use by rotary wing aircraft. Regularly scheduled stops and fueling or servicing facilities are not permitted as part of this use. 6. Open Space: Open space includes all surface areas of the project that are not covered with enclosed buildings, or parking and drive areas. Pedestrian plazas and sidewalks (covered or uncovered) count as Open Space. n addition, areas of Rayzor Ranch, such as easements or rights-of-way, that may be owned or controlled by a governmental agency, but that are being maintained privately, will count towards the open space and landscape area requirements. Open Space in the Marketplace shall be defined by Ordinance Plaza or Public Area Space: An area identified on an approved Site Plan which is designated for public or civic use. This area can be part of a private development or included within a Park. 10

39 8. Rayzor Ranch: The comprehensive development which includes all phases defined within the Rayzor Ranch Overlay District. (Ordinance ). 9. Stormwater Control and/or Detention Areas. Facilities dedicated to the collection, or transportation of stormwater runoff. 10. Storm Water Control: Storm water controls (sometimes referred to as best management practices or BMPs) are constructed storm water management facilities designed to treat storm water runoff and/or mitigate the effects of increased storm water runoff peak rate, volume and velocity due to urbanization. 11. Storm Water Quality Areas: Facilities for the collection and treatment of storm water runoff. 12. Townhouse-style: A dwelling structure not to exceed three stories in height, containing a minimum of three and no more than eight dwelling units within a building, which is constructed in a series or group of attached units on one lot, up to eight (8) units, meeting fire protection requirements and the following additional requirements. Seventy-five percent (75%) of the dwellings built in compliance with the Townhouse Style development regulations are considered attached single-family dwelling units for the purpose of calculating the total number of units allowed in the Rayzor Ranch South Campus and will count towards the total number of singlefamily attached dwelling units and not toward the total number of multi-family dwelling units allowed in Rayzor Ranch listed in Section A.1. Conversely, 25% of each phase of the Townhouse-style dwellings constructed shall count against multifamily. a. Each unit features at least two points of direct exterior access to the structure; b. Each unit is separated from the other dwellings in the structure by fire rated common walls; c. No units are vertically above or below another uses or unit within the structure; d. Each unit features an individual meter for each utility; and e. Each unit features access to a public street or alley Marketplace Subarea 1 Development Standards (SF-1) as defined in Ordinance

40 [TO BE NCORPORATED LATER] Marketplace Subarea 2 Development Standards (RR-3, P, and RR-2) as defined in Ordinance n Subarea 2 of the Rayzor Ranch Marketplace, the City rules and regulations applicable to the development of property located within an RCC-D zoning district are applicable, except as otherwise provided by this Overlay District and further restricted or excepted as follows: Permitted Uses. These uses must be located within the Subareas as shown on Exhibit B-5 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 South Campus - General Use and Development Standards. A. Residential Dwelling Units 1. The South Campus shall not exceed the following number of dwelling units by type: a. 185 single-family detached dwellings; b. 496 single-family attached dwellings; and c. 1,800 multi-family units. i. 1,050 of the allowed 1,800 multi-family dwelling units are to be constructed inside the Density Zone and cannot be rented by the room and cannot contain more than three (3) bedrooms in any individual unit. ii. The remaining 750 multi-family dwelling units can be built within those areas identified for MF uses within Exhibit B-1 12

41 and cannot contain more than three (3) bedrooms in any individual unit.. d. Approved densities shall be contingent upon demonstration that planned public infrastructure is sufficient to sustain the herein approved densities. 2. The first 750 multi-family residential units in the South Campus shall not be permitted or constructed until the non-residential component of Phase 1 of the Town Center (RR-1) has had a site plan approved, and until the first 100,000 square feet of the Town Center (RR-1) and RR-2 construction has: (1) received building permits, and (2) has been inspected and issued a green tag by the City for the building foundations. The remaining 1,050 multi-family residential units may be permitted and constructed when the first 600,000 square feet of the Town Center (RR-1) and RR-2 construction has received building permits and the City has inspected and issued a green tag for the building foundations. B. South Campus Town Center (RR-1) 1. The Town Center (RR-1) property is located within an RCC-D base zoning district. Permitted uses are limited to the specific land use categories set forth below, as defined, limited and permitted by the Denton Development Code for the RCC-D zoning district classification and use designation, or as further restricted or excepted in this overlay. a. Permitted Uses: i. Hotels; ii. Retail Sales and Services; iii. Movie Theaters; iv. Restaurants; v. Drive-through Facilities. vi. Professional Services and Offices; vii. Outdoor Recreation, including an amphitheater; viii. ndoor Recreation; ix. Commercial Parking Lots; x. Parks; xi. Open Space; xii. Hospital; xiii. Medical Centers; xiv. Convention Center xv. Storm Water Control and/or Detention; xvi. Convention Center; xvii. Storm Water Quality Areas. 13

42 b. Allowable with limitations: i. Community Service - Restricted to museums, educational facilities and governmental uses only. c. Allowable through Specific Use Permit approval: i. Major Event Entertainment; ii. Basic Utilities; iii. Group Homes. d. Sexually-oriented businesses and all other uses defined by the Denton Development Code are prohibited. 2. Density and ntensity: a. The maximum F.A.R. shall be 4.0. b. The maximum lot coverage shall be 90% in accordance with Appendix D- 1. c. The minimum landscaped area shall be 10% in accordance with Appendix D-1. d. The minimum tree canopy coverage at maturity shall be 25% in accordance with Appendix D-1. e. The maximum building height shall be 100 feet above grade, except for hotels and office uses which shall not exceed 200 feet in height above grade. No structure shall exceed a maximum height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. f. As set forth in Figure 2 of Section of the Denton Development Code, a residential proximity slope shall be present between new development within the Rayzor Ranch South Campus and an existing single-family use outside of the Overlay District. A 35-degree residential proximity slope angle is measured from a point 40 feet above grade at the minimum setback line. 3. Design Standards. a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural Standards, Landscape Standards, and Sign Standards for the Town Center (RR-1). 14

43 C. South Campus - South RR-2 District. 1. The South RR-2 District property is located within an RCC-D base zoning district. Permitted uses are limited to the specific land use categories set forth below, as defined, limited and permitted by the Denton Development Code for the RCC-D zoning district classification and use designation, or as further restricted or excepted in this overlay. f. Permitted Uses : i. Hotel; ii. Retail Sales and Services iii. Movie Theaters; iv. Restaurants; v. Drive-through Facilities vi. Professional Services and Offices; vii. Quick Vehicle Servicing viii. Outdoor Recreation; ix. ndoor Recreation; x. Parks; xi. Open Space; xii. Hospital; xiii. Medical Centers; xiv. Convention Centers; xv. Storm Water Control and/or Detention; xvi. Storm Water Quality Areas; and g. Allowable with Limitations i. Community Service - Restricted to museums, educational facilities and governmental uses only. h. Allowable through Specific Use Permit approval: i. Group Homes; ii. Basic Utilities; i. Sexually-oriented businesses and all other uses defined by the Denton Development Code are prohibited. 2. Density and ntensity a. The maximum F.A.R. shall be 4.0. b. The maximum lot coverage shall be 90% in accordance with Appendix D

44 c. The minimum landscaped area shall be 10% in accordance with Appendix D-1. d. The minimum tree canopy coverage at maturity shall be 25% in accordance with Appendix D-1. e. The maximum building height shall be 100 feet above grade, except for hotels and office uses which shall not exceed 200 feet in height above grade. No structure shall exceed a maximum height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. f. As set forth in Figure 2 of Section of the Denton Development Code, a residential proximity slope shall be present between new development within the Rayzor Ranch South Campus and an existing single-family use outside of the Overlay District. A 35-degree residential proximity slope angle is measure from a point 40 feet above grate at the minimum setback line. 3. Design Standards. a. Exhibits C-1, D-1, and E-1 to this ordinance set forth the Architectural Standards, Landscape Standards, and Sign Standards for the South RR-2 District. D. South Campus - South Mixed Use District. 1. The South Mixed Use District property is located within the RCC-D and NRMU base zoning districts. Permitted uses are limited to the specific land use categories set forth below, as defined, limited and permitted by the Denton Development Code for the RCC-D and NRMU zoning districts classification and use designation, or as further restricted or excepted in this overlay. a. Permitted Uses, except as follows: The only uses permitted within the area designated as SF in Exhibit B-1 are Single Family Dwellings, Attached Single Family Dwellings, Community Homes for the Disabled, Parks, and Open Space. The uses below are permitted within the area designated as BH/MF/O/SF in Exhibit B-1 except for Hotels, Retail Sales and Services, Movie Theaters, Restaurants, Drive-Through Facilities, Quick Vehicle Servicing, ndoor Recreation and Convention Center are not permitted. i. Single Family Dwellings; ii. Attached Single Family Dwellings; iii. Community Homes for the Disabled; iv. Multi-Family Dwellings; v. Townhouse-style Dwellings; vi. Hotels; vii. Retail Sales and Services viii. Movie Theaters; 16

45 ix. Restaurants; x. Professional Services and Offices; xi. ndoor Recreation; xii. Parks; xiii. Open Space; xiv. Hospital; xv. Medical Centers; xvi. Big Houses; xvii. Elderly Housing; xviii. Continuing Care Retirement Centers; xix. Convention Center; xx. Storm Water Control and/or Detention; xxi. Storm Water Quality Areas; and b. Allowable with Limitations i. Community Service - Restricted to museums, educational facilities and governmental uses only. c. Allowable through Specific Use Permit approval: i. Major Event Entertainment; ii. Group Homes; iii. Basic Utilities; iv. Helipads as an accessory use to a Hospital. v. Quick Vehicle Servicing (SUP required when abutting residential use or zoned property, otherwise use is permitted in the RR designated areas as shown in Exhibit B-1); vi. Drive-through Facilities (when abutting residential use or zoned property otherwise use is permitted in the RR designated areas as shown in Exhibit B-1); d. Sexually-oriented businesses and all other uses defined by the Denton Development Code are prohibited. 2. Density and ntensity. a. The maximum F.A.R. shall be 4.0. b. The maximum lot coverage shall be 90% in accordance with Appendix D-2. (80% for Single-Family Detached Residential) c. The minimum landscaped area shall be 10% in accordance with Appendix D- 2. (20% for Single-Family Detached Residential) d. The minimum tree canopy coverage at maturity shall be determined in accordance with Appendix D-2. (40% for Single-Family Detached Residential) 17

46 e. The maximum building height shall be 65 feet for single-family and townhouse, 100 for all others, except for hotels and office uses which shall not exceed 200 in height above grade and shall not exceed a maximum height above mean sea level as determined by the Federal Aviation Administration (FAA) or other appropriate regulatory agency. f. A residential proximity slope shall be present between new development within the Rayzor Ranch South Campus and an existing single-family use outside of the Overlay District. A 35-degree residential proximity slope angle is measure from a point 40 feet above grate at the minimum setback line. g. n addition to these Overlay regulations, all multi-family development will comply with the provisions of Section of the Denton Development Code as this section addresses building design and site development standards. 3. Design Standards. a. Exhibits C-2, D-2 and E-2 to this ordinance set forth the Architectural Standards, Landscape Standards, and Sign Standards for the South Mixed Use District. These will be incorporated at a later date Landscaping and Tree Mitigation. A. Subchapter 13 of the Denton Development Code and Site Design Criteria Manual shall apply to the Rayzor Ranch South Campus regarding landscaping and Tree Mitigation. Additionally, the following standards shall apply: 1. Landscaping and Tree Mitigation shall meet the standards as set forth in Exhibits D, D-1 and D-2 of this Ordinance; 2. Trees planted to address tree mitigation will be credited on the actual caliper inch of the tree planted; 3. Required tree mitigation funds will be put into a segregated tree mitigation account administered by the City of Denton. These funds will be released back to the Developer incrementally at the rate of $ per caliper inch for trees planted by the Developer, as the Developer certifies to the City that the trees have been planted and are in a healthy condition and the City arborist confirms that the trees have been planted and are in a healthy condition. 4. Mitigated trees may be planted throughout the Rayzor Ranch property or as specified in Exhibits D, D-1 and D-2. 18

47 5. Any open space, tree canopy, landscape area, and tree mitigation credits established pursuant to Ordinance may be applied throughout the entirety of Rayzor Ranch. 6. Open space, tree canopy, and landscape shall be calculated as part of the entirety of Rayzor Ranch rather than on a site-by-site basis. 7. Tree preservation requirements can be found in Subchapter 13 of the Denton Development Code. 8. Refer to Table B in the Denton Development Code for preservation and mitigation requirements Architecture. A. Architecture must meet the standards set forth in Exhibits C, C-1 or C-2 of the Ordinance and shall meet the guidelines stated in each District Design heading as stated within the Ordinance Parking Standards. A. The rules and regulations per Subchapter 14 of the Denton Development Code and Site Design Criteria Manual shall apply to the Rayzor Ranch South Campus regarding parking standards with the following exceptions: 1. Maximum Allowable Number of Parking Spaces. a. Subsection F shall not apply to the Rayzor Ranch Overlay. 2. Parking in the rear or front Drainage. A. General. a. Subsection C is excepted to allow parking in front of a building (between the building and street or right-of-way), if it meets the requirements in the Landscape Standards, Exhibit D-1 or D-2 1. n this overlay district, the drainage improvements shall be designed in accordance with the requirements provided in the Denton Development Code Section and the Drainage Criteria Manual. 2. Final Acceptance or Certificate of Occupancy of any structure in the South Campus (RR-1 or RR-2) district may not be requested until the improvements to the detention 19

48 pond west of Bonnie Brae Road and north of U.S. 380 are accepted by the Public Works nspection Department. 3. Approval may not be granted for any Final Plat that does not comply with the stormwater requirements of the Denton Development Code and Criteria Manuals. B. Storm Water Quality. 1. Preliminary and Final Plats within the drainage area south of US 380 / West University Drive, for land that drains into North Lakes Pond, will include provisions for onsite or regional storm water quality enhancement, including dedication of drainage easement areas as necessary to construct the storm water quality structural controls and management practices as described in Exhibit F. Approximately 76 acres of Rayzor Ranch South drains into the water quality / detention basin north of West University Drive (US 380). The stormwater quality controls approved in the Rayzor Ranch iswm Plan do not account for any hot spots polluting areas south of University Drive. n the event of a proposed use within the 76 acres met the definition of a hot spot pollutant generator, an evaluation of the capacity of the iswm treatment train could be required and additional stormwater quality controls may be required. 2. The storm water quality controls shall be constructed as part of the storm drainage improvements for the development. 3. Engineering inspection fees shall be paid to the City for the inspection of all storm water quality controls during construction. Upon City s request, designer shall certify to the best of the designer s knowledge, that the storm water quality controls and management practices were constructed in accordance with the approved plans. a. Building Permits are not prohibited by these additional drainage restrictions above, provided that a construction schedule is committed to for the improvements, an onsite detention pond has been constructed and accepted by the City, and all other applicable requirements for issuance have been satisfied Transportation. A. Required mprovements in Addition to Those Required by the Denton Development Code and Criteria Manuals: 1. Required 20-foot visibility triangles shall be measured from the curb line not the property line. 20

49 2. Allegiance Hillview, L.P. or its assignee will construct, at its expense, those segments of Heritage Trail Boulevard and Panhandle Street abutting and adjacent to the Cook Children's Hospital Tract. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff to set forth triggering points for roadway and other infrastructure improvements based on platting activity, traffic impact analyses, etc Street Standards. A. n this overlay district, the City rules and regulations regarding street standards, as well as the standards designed and incorporated by Section shall apply. Alternatively, in all street sections the standards depicted in Exhibit H may be utilized, if different. B. Heritage Trail Boulevard is shown as an Arterial Street and Panhandle Street is shown as a Collector Street on the City of Denton Thoroughfare Plan. Within Rayzor Ranch, access to the streets and on-street parking is allowed as shown in Exhibit H. C. Traffic circles or roundabouts are allowed and encouraged in Rayzor Ranch subject to approval by the City Engineer and the Denton Development Code and Criteria Manuals Water and Wastewater Standards. A. n this overlay district, the City rules and regulations regarding water and wastewater standards shall apply. B. Allegiance Hillview, L.P. or its assignee will work with City of Denton staff to set forth triggering points for water and wastewater infrastructure improvements based on analysis, studies or models undertaken to support specific final plat activity Gas Well Development. A. Gas well development is permitted only within the area designated as the Drill Pad on Exhibit B-1, with Specific Use Permit approval from City Council prior to issuance of a gas well plat and drilling permit. All gas well development will be subject to the requirements of the Denton Development Code, and as further restricted by Ordinances , and Property Owner Associations (POA). A. One or more Property Owner Associations (POA) shall be established from the maintenance of all common property not fully dedicated for public use. Documents establishing the POA must be submitted and approved as a required component of the final plat application, providing for the maintenance, repair, replacement and liability obligations of the POA for private roads, alleys, gates, fences, street lighting, drainage 21

50 and or other held facilities and/or common areas, appurtenances, associated ancillary items and improvements. 1. The POA shall authorize the City to file a lien, to foreclose, or to otherwise secure payment from property owners concerning the maintenance, repair and placement, in part or in whole, of all privately held common areas, including but not limited to stormwater control and/or detention areas, stormwater quality areas, street lighting and other appurtenances and/or other associated ancillary items. 2. The POA documents must be submitted to, reviewed and approved by the City Attorney, prior to final plat approval for plats that include common areas. 3. The POA may not be dissolved, nor may deed restrictions and covenants providing for maintenance of common areas be deleted or amended, without prior written consent of the City Council and plat amendment. 4. The final plat and restrictive covenants shall contain language whereby the property owners defend and hold harmless the City from claims and suits for property damage or bodily injury (including death) arising from the conditions, use or operation of any privately owned parks, open spaces, common amenities, streets or facilities. SECTON 3. The zoning for the Property is hereby modified per these amendments to the Rayzor Ranch Overlay District. SECTON 4. f any provisions of any section of this ordinance shall be held to be void or unconstitutional, such holding shall in no way affect the validity or the remaining provisions or sections of this ordinance, which shall remain in full force and effect. SECTON 5. Any person violating any provision of this ordinance shall, upon conviction, be fined a sum not exceeding $2, Each day that a provision of this ordinance is violated shall constitute a separate and distinct offense. SECTON 6. This ordinance shall become effective fourteen (14) days from the date of its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be published twice in the Denton Record-Chronicle, the official newspaper of the City of Denton, Texas within ten (10) days of the date of its passage. 22

51

52 List of Exhibits Exhibit A o A-1 Metes and Bounds Description of the Rayzor Ranch Overlay District North o A-2 Metes and Bounds Description of the Rayzor Ranch Overlay District South Exhibit B Rayzor Ranch Plans o B-1 Concept/Schematic Plan o B-2 Bubble Plan o B-3 Density Zone Plan o B-4 Zoning Overlay o B-5 Marketplace/Cook s/dme Site Plan Exhibit C Architectural Standards o C Marketplace Architectural Standards o C-1 South RR-2 and Town Center (RR-1) Architectural Standards o C-2 South Mixed Use Architectural Standards - Place holder (To be incorporated later) o C-3 Multi-Family Design Standards Exhibit D Landscape Standards o D Marketplace Landscape Standards o D-1 South RR-2 and Town Center (RR-1) Landscape Standards o D-2 South Mixed Use Landscape Standards - Place holder (To be incorporated later) Exhibit E Sign Standards o E Marketplace Sign Standards o E-1 South RR-2 and Town Center (RR-1) Sign Standards o E-2 South Mixed Use Sign Standards - Place holder (To be incorporated later) Exhibit F Water Quality Standards for the portion of South Campus, South RR-2 District that drains to North Lake and Drainage Map Exhibit G Trade Dress Criteria Exhibit H Street Sections

53 s:\ legal\ our documents\ ordinances\ 11\ z rayzor ranch overlay ord- final. doc ORDNANCE NO AN ORDNANCE OF THE CTY OF DENTON, TEXAS, AMENDNG THE RAYZOR RANCH OVERLAY DSTRCT (" RROD") SECTON OF THE DENTON DEVELOPMENT CODE DDC") TO PROVDE STANDARDS FOR DESGN, ARCHTECTURE, LANDSCAPNG AND SGNAGE FOR 4. 1 ACRES LOCATED AT THE NORTHEAST CORNER OF SCRPTURE STREET AND -3 5 FRONTAGE ROAD AND WTHN A REGONAL CENTER COMVERCAL DOWNTOWN ( RCC-D) ZONNG AND USE DSTRCT; PROVDNG FOR SEVERABLTY; PROVDNG FOR A PENALTY N THE MAXMUM AMOUNT OF $ 2, FOR VOLATONS THEREOF, AND PROVDNG AN EFFECTVE DATE. WHEREAS, the RROD encompasses approximately 410 acres of land in its entirety and is located generally on both sides of U,S. Highway 380 ( West University Drive), between nterstate Highway 35 and Bonnie Brae Street. The Southern tract contains approximately acres south of U.S. Highway 380, of which the proposed amendments affect approximately 4. 1 acres at the northeast corner of Scripture Street and -35 Frontage Road; and WHEREAS, the applicant proposes to provide standards for design, architecture, landscaping and signage, which standards appear in Exhibits C- 2a, D- 2a and E- 2a attached herein, for 4. 1 acres located within a Regional Center Commercial Downtown ( RCC- D) zoning and use district; and WHEREAS, the owner of the property defined by the Rayzor Ranch Overlay District, legally described in Exhibit " A" to Ordinance , ( the " Property") supports the amendments described herein to the Rayzor Ranch Overlay District; and WHEREAS, Sections , , and of the Denton Development Code authorize the City Council to approve overlay districts to protect and enhance certain specific lands and structures which, by virtue of their type or location, have characteristics which are distinct from lands and structures outside such special districts and contain such reasonable and necessary requirements to insure the protection and enhancement of said land and structures. Further, the overlay districts are authorized to establish specific design standards and development regulations to effectuate the purpose of the district; and WHEREAS, on October 4, 2011 the Planning and Zoning Commission, conducted a public hearing, and having found that all prerequisite requirements had been satisfied, recommended approval of the requested zoning and code amendments; and WHEREAS, on November 1, 2011 the City Council held a public hearing as required by law and approved the modified Rayzor Ranch Overlay District, as amended herein; and WHEREAS, the City Council finds that the modified Rayzor Ranch Overlay District serves a public purpose; and WHEREAS, the City Council makes the following findings: A. The changes are consistent with the Comprehensive Plan; and

54 B. The Rayzor Ranch Overlay District will protect and enhance the Property, which is distinct from tlie lands and structures outside of the Rayzor Ranch Overlay District, including the immediate neighborhood. NOW, THEREFORE, THE COUNCL OF THE CTY OF DENTON HEREBY ORDANS: SECTON l. The findings and recitations contained in the preamble of this ordinance are incorporated herein by reference. SECTON 2. Chapter 35 of the Denton Development Code, Supchapter 7(" Special Purpose and Overlay Districts"), Section 15 ( Rayzor Ranch Overlay District") is hereby amended to read as follows: Auplication of Regulations L. Site Plan This plan is intended to demonstrate and confirm that the proposed phase of the development moving towards construction complies with all of the requirements of this Ordinance and the applicable portions of the Denton Development Code. 3. The Site Plan provides additional detail to the approved Concept/ Schematic Plan by illustrating in a graphic form internal and external streets, thoroughfares, other means of access, open spaces, natural resources, uses, densities, intensities, height, boundaries in a metes and bounds description, drainage facilities location, minimum setbacks, maximum floor area ratio ( FAR) of buildings; number, location and dimension of all lots, number of dwelling units and density. The following information should be provided for a complete Site Plan: p. Demonstrated compliance with the architectural standards in Exhibits C- 1, C-2a, or C- 3 as applicable Land Divisions The Rayzor Ranch overlay district shall be divided into two major divisions, separated generally by US 3 80 ( University Drive): the Rayzor Ranch Marketplace; and the Rayzor Ranch South Campus. B. The Rayzor Ranch South Campus shall be divided into the following five subareas, as depicted in Exhibit B- 1: 2

55 South Mixed- Use District The South Mixed Use District is intended to accommodate certain specified nonresidential, single- family and multi-family residential uses, as further modified by these overlay requirements. The South Mixed- Use District will also be referred to as the RR, BH, MF, O, CC, P, Hotel, and SF Areas in the Architectural Standards, Landscape Standards, and Signage Standards in Exhibits to be incorporated in Exhibits C- 2a, D- 2a, and E-2a South Camnus - General Use and Develoument Standards. x D. South Campus - South Mixed Use District. 3. Design Standards. a. Exhibits C- 2a, D- 2a and E- 2a to this Ordinance set forth the Architectural Standards, Landscape Standards, and Sign Standards for the South Mixed Use District. These will be incorporated at a later date Landscapin and Tree Miti ation. A. Subchapter 13 of the Denton Development Code and Site Design Criteria Manual shall apply to the Rayzor Ranch South Campus regarding landscaping and Tree Mitigation. Additionally, the following standards shall apply: 1. Landscaping and Tree Mitigation shall meet the standards as set forth in Exhibits D, D- 1 and D- 2a of this Ordinance; 4. Mitigated trees may be planted throughout the Rayzor Ranch property or as specified in E iibits D, D- 1 and D- 2a Architecture. A. Architecture must meet the standards set forth in Exhibits " C", " C- 1 or G2a" of the Ordinance and shall meet the guidelines stated in each District Design heading as stated within the Ordinance.

56 SECTON 3. The zoning for the Property is hereby modified per these amendments to the Rayzor Ranch Overlay District. SECTON 4. f any provisions of any section of this ordinance shall be held to be void or unconstitutional, such holding shall in no way affect the validity or the remaining provisions or sections of this ordinance, which shall remain in full force and effect. SECTON 5. Any person violating any provision of this ordinance shall, upon conviction, be fined a sum not exceeding $ 2, Each day that a provision of this ordinance is violated shall constitute a separate and distinct offense. SECTON 6. This ordinance shall become effective fourteen ( 14) days from the date of its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be published twice in the Denton Record-Chronicle, the official newspaper of the City of Denton, Texas within ten ( 10) days of the date of its passage. PASSED AND APPROVED this the lst day of November, ATTEST: JENNFER WALTERS, CTY SECRETARY BY: APPROVED AS TO LEGAL FORM: ANTA BURGESS, CTY ATTORNEY BY:,( t Lr 4

57 Rayzor Ranch South Mass Grading Permit Checklist A copy of the approved plat with all rights-of-way and easements marked or, provide evidence that project has been exempted from the requirement for final plat approval. Tree Preservation and Mitigation Plan, if applicable Tree Removal Permit, if applicable Grading Plan (see the Grading Plan section below for requirements) Submit Construction Site Electronic Data Entry available at Erosion Control Plan (see the Erosion Control Plan section below for requirements) Site Plan ESA Review, if applicable (see the ESA Review section below for requirements) Staking or flagging limits of ESAs on site, if applicable n addition, submit the following if public improvements are also proposed Submit a copy of the approved civil plans Submit a copy of the executed three way contract Schedule and hold a pre-construction meeting with Engineering Pay calculated inspection fees Grading Plan Checklist: Lot lines with dimensions and areas Clearing and grubbing limits Location of existing utilities (above and below ground) Location of proposed utilities (above and below ground) Existing topographic (contour) lines to 50 ft beyond clearing/grading limits (maximum 2 ft contour interval) Proposed topographic (contour) lines to 50 ft beyond clearing/grading limits (maximum 2 ft contour interval) Cut and fill catch lines Area drainage map ESA or other critical area boundaries and related setbacks General location, type, range of size, and condition of existing trees and groundcover on the subject site Page 1 of 3

58 Drainage ditches (arrows to show flow direction) Existing septic tanks/drainfields or other underground tanks Off-site area tributary to clearing/grading area Location of existing/proposed fuel tanks Water wells and corresponding wellhead protection areas Soil types Soil nformation can be found at the USGS websoil survey Locations of soil pits and infiltration tests Mulching and vegetation plan Easements and/or dedication deeds Regional and off-site improvements secured Call Before You Dig note Traffic control plan and encroachment permit application (where grading occurs within City right of way or haul vehicles access the City s right of way) Erosion Control Plan and Storm Water Pollution Prevention Plan Checklist: Locations and details of temporary erosion/sediment control devices and best management practices (BMPs) Natural drainage features (arrows to show flow direction) General erosion control notes refer to City of Denton Drainage Criteria Manual Construction entrance detail Location and details of temporary sediment ponds Permanent stabilization detail Attach copy of NO (if 5 acres or greater) or Site Notice (if between 1 and 5 acres) from TCEQ. f site is part of larger common plan of development that is either 5 acres or greater, an NO is required. f the site is part of a larger common plan of development that is between 1 and 5 acres, then a Site Notice is required. Refer to the NCTCOG website for iswm Design Manual for Construction Refer to the TCEQ website for further information about storm water permits ESA Review Checklist: Locations and extent of all Environmentally Sensitive Areas (ESAs) on site Page 2 of 3

59 A determination, by the U.S. Army Corps of Engineer or a qualified environmental scientist with a delineation certified by the Corps, of the presence or absence of jurisdictional wetlands and waters of the U.S., and an indication of the location of any jurisdictional wetlands, if applicable Culverts or bridges and associated land disturbances Building envelopes for new or redevelopment parcels Limits of clearing, grading, and/or grubbing activities Notes: 1. No land disturbing activity is allowed within any public rights-of-way or easements, unless approved by the City Engineering Department. 2. Additional nformation may be required by City staff during the project review 3. The following definitions below are for clarification: a. Clearing is an intentional act to cut down or damage a tree and/or understory vegetation, to the extent that the tree and/or understory vegetation will decline or die. Clearing includes, but is not limited to, herbicide or similar chemical treatment of trees and/or understory vegetation, physical removal, damage from soil compaction, or damage due to grading. b. Grading is the mechanical or physical act of disturbing, moving, removing, transferring or redistributing soil. c. Grubbing is the mechanical or physical act of removing stumps, underbrush, and rocks, prior to clearing and grading. Grubbing does not allow for any grade changes, only vegetation removal down to bare soil. A tree removal permit is required for all trees with a 3 or greater diameter, measured at 4.5 feet above natural grade. d. mported fill is the mechanical or physical act of bringing soil in from offsite. When stockpiling imported fill, it shall occur on private property only. e. Excavation is the mechanical or physical act to cut, dig, or scoop soil. f. Stockpiling is the holding on land of material or products such as, any soil, sand, gravel, clay, mud, debris, vegetation or any other material, organic or inorganic, in a concentrated state. g. Geotextile is a synthetic permeable fabric, either woven or unwoven, that provides filtration, separation, and stabilization properties when applied to soil surfaces, and has the ability to reduces erosion and sedimentation due to rain or a storm event. Page 3 of 3

60 AGENDA DATE: May 7, 2014 PLANNNG AND ZONNG COMMSSON AGENDA NFORMATON SHEET Public Hearing tem 5B DEPARTMENT: Planning and Development CASE MANAGER: Nana Appiah, (940) SUBJECT Z (City of Denton Fire Station 2) Hold a public hearing and consider making a recommendation to City Council regarding a rezoning from a Neighborhood Residential 4 (NR-4) zoning district to a Neighborhood Residential Mixed Use (NRMU) zoning district on approximately 4.9 acres. The property is located at the northeastern corner of McKinney Street and Mockingbird Lane. BACKGROUND The applicant, Michael Thomas on behalf of City of Denton, proposes to rezone the subject property from Neighborhood Residential 4 (NR-4) to Neighborhood Residential Mixed Use (NRMU) district with the intent to construct a Fire Service Station. Per Section and of the Denton Development Code (DDC), Fire Service Station use is classified as Community Service and not allowed in the NR-4 zoning district. The intent of the request is to rezone the property to a district, NRMU, which permits development of a Fire Service Station. Fire Service Station (Community Service) is allowed in the NRMU zoning district. Currently, a portion of the property is developed as a Fire Service Station and a single family residential home. The remainder of the site is vacant. The existing Fire Service Station was developed prior to nformation on file shows the property was designated as One-Family dwelling district (SF-7) prior to the City-wide rezoning in According to the City s Facilities Department, the existing Fire Service Station was constructed in Per Article 7 of the City of Denton 1969 Zoning Ordinance, Fire Service Station was a permitted use within the SF-7 zoning district. Per Section of the DDC, the existing Fire Station can be expanded as a Special Exception through approval of City Council. However, the applicant indicated the request to rezone the property is preferable due to lot coverage limitation within the current NR- 4 zoning designation. Per Section of the DDC, the maximum lot coverage allowed in the NRMU zoning district is 80%. The maximum lot coverage allowed in the NR-4 zoning district is 60%. Thirty-eight (38) public notices were sent to property owners within 200 feet of the site (Exhibit 6). Ninety-nine (99) courtesy notices were also sent to residents within five hundred (500) feet of this request. As of this writing, staff has received no response to the Notice of Public Hearing from property owners within 200 feet of the site.

61 Agenda nformation Sheet May 7, 2014 Page 2 of 2 OPTONS 1. Recommend approval as submitted. 2. Recommend approval subject to conditions. 3. Recommend denial. 4. Postpone consideration. 5. Table item. RECOMMENDATON The Development Review Committee recommends APPROVAL of this rezoning request. PROR ACTON/REVEW There has been no prior action on this site. EXHBTS 1. Staff Analysis 2. Site Location/Aerial Map 3. Existing Zoning Map 4. Proposed Zoning Map 5. Future Land Use Map 6. Letter from the Applicant 7. Notification Map 8. Site Photos Respectfully submitted: Prepared by: Ron Menguita, ACP DRC Administrator Nana Appiah, ACP Planning Supervisor

62 Exhibit 1 Staff Analysis CTY OF DENTON DEVELOPMENT REVEW COMMTTEE STAFF REPORT P&Z Date: May 7, 2014 TYPE: Rezoning CC Date: June 17, 2014 PROJECT #: Z Project Number: Z Request: Applicant: Property Owner: Location: Size: Zoning Designation: Future Land Use: Case Planner: DRC Recommendation: Rezone approximately 4.9 acres from a Neighborhood Residential 4 (NR-4) zoning district to a Neighborhood Residential Mixed Use (NRMU) zoning district. Michael Thomas 3973 W. Vickery Boulevard, Suite 103 Fort Worth, TX City of Denton 869 S. Woodrow Denton, TX Northeastern corner of McKinney Street and Mockingbird Road 4.9 acres. Neighborhood Residential 4 (NR-4) Existing Land Use Nana Appiah, ACP The Development Review Committee recommends APPROVAL of this rezoning request. Summary of Analysis: The site is unplatted and has a zoning district designation of Neighborhood Residential 4 (NR-4), which it received in February 2002 during the city-wide rezoning and adoption of the Denton Development Code (DDC). Prior to 2002, the site was zoned One-Family Dwelling District 7 (SF-7). Permitted uses within the SF-7 district were mostly limited to single-family homes; however, Fire Station was an allowed use.

63 The adjacent property to the north, south, east, and west are all zoned NR-4. Surrounding properties to the north, south, and east are all developed as single-family. The property to the west is vacant and owned by Full Assembly Gospel Church. Given that the subject property is adjacent to NR-4 zoning districts which are mostly developed for single-family, rezoning the property to NRMU may have been inconsistent with the surrounding uses. However, sole purpose for the rezoning request is to develop the property for a Fire Service Station. n addition, part of the property is already developed with a Fire Service Station. t is the intention of the City of Denton to demolish all existing structures on the property and construct a new larger Fire Service Station building. Staff is currently reviewing a building permit application to construct a 14,040 square foot Fire Service Station building on the property. Per Section Zoning Amendments should be evaluated on the following criteria for approval; 1. The proposed rezoning conforms to the Future Land Use element of The Denton Plan. 2. The proposed rezoning facilitates the adequate provision of transportation, water, sewers, schools, parks, other public requirements and public convenience. The property is in the Existing Future Land use category. Per the Denton Plan, a goal of the Existing Future Land Use is to ensure new development should respond to existing development with compatible land uses patterns and design standards. The plan recommends that existing neighborhoods within the city be vigorously protected and preserved. Housing that is compatible with the existing density, neighborhood service and commercial land uses is allowed. The rezoning of the property to allow development of a Fire Service Station is consistent with the goals of the Existing Land Use category. n addition, there is an existing Fire Station servicing the surrounding residential developments and other uses in the neighborhood. The proposed development of a larger Fire Service Station will accommodate both present and future needs of the surrounding community. Water, sewer, and transportation demands have been evaluated by the Development Review Committee (DRC) and deem adequate to facilitate development of the site. Findings of Fact 1. The applicant is requesting to rezone approximately 4.9. acres from a Neighborhood Residential 4 (NR-4) zoning district to a Neighborhood Residential Mixed Use (NRMU) zoning district. 2. The subject site is located within the Existing Land Use future land use category which includes existing residential uses and new infill compatibility. New development should respond to existing development with compatible land uses patterns and design standards. The plan recommends that existing neighborhoods within the city be vigorously protected and preserved. Housing that is compatible with the existing density, neighborhood service and commercial land uses is allowed.

64 3. The NR-4 and NRMU zoning districts are within the Neighborhood Residential group of zoning districts whose intent is to preserve and protect existing neighborhoods to ensure that any new development is compatible with the existing land uses, patterns and design standards. There are seven zoning districts within the Neighborhood Residential land use category. These include Neighborhood Residential 1 (NR-1), Neighborhood Residential 2 (NR-2), Neighborhood Residential 3 (NR-3), Neighborhood Residential 4 (NR-4), Neighborhood Residential 6 (NR-6), Neighborhood Residential Mixed Use 12 (NRMU-12) and Neighborhood Residential Mixed Use (NRMU). 4. Per the Denton Plan, the intent of the Neighborhood Mixed-Use Activity Center is to provide facilities vital to the day-to-day activities of a neighborhood. A neighborhood center might contain a convenience store, small restaurant, personal service shops, church or synagogue, day care, individual office space, and a small park. Developing the subject property solely for a Fire Service Station use is consistent with the goals of the Neighborhood Mixed-Use Centers. The ntent of this rezoning is to develop the site for a Fire Service Station which will provide Fire protection to surrounding properties. 5. Adjacent zoning district to the north, south, east and west is Neighborhood Residential 4 (NR-4). 6. There are no planned C..P. public improvements for potable water, or sanitary sewer, facilities serving the subject site in relation to this request. 7. There are two main roadways directly surrounding this property. These roads are McKinney Street to the south and Mockingbird Lane to the west. 8. McKinney Street (FM 426) is classified as a Primary Arterial and is a TXDOT owned and maintained roadway. 9. Mockingbird Lane is classified as a Main Street collector street and is considered unimproved perimeter street per the City of Denton Development Code. 10. Water is available from the existing 8 main along McKinney Street. 11. Sewer is available from the existing 8 gravity main along Mockingbird Road. Development Review Committee Based upon the information provided by the applicant and a recent site visit, the Development Review Committee finds that the request S CONSSTENT with the surrounding land uses and general character of the area, S CONSSTENT with the Denton Plan, and S CONSSTENT with the Denton Development Code. Based upon the findings-of-fact, the Development Review Committee (DRC) recommends APPROVAL of this rezoning request.

65 GENERAL NOTES NOTE: Approval of this request shall not constitute a waiver or variance from any applicable development requirement unless specifically noted in the conditions of approval and consistent with the Denton Development Code. NOTE: All written comments made in the application and subsequent submissions of information made during the application review process, which are on file with the City of Denton, shall be considered to be binding upon the applicant, provided such comments are not at variance with the Denton Plan, Denton Development Code or other development regulations in effect at the time of development. Surrounding Zoning Designations and Current Land Use Activity: Northwest: North: Northeast: Neighborhood Residential (NR-4): Single-family residential development Neighborhood Residential (NR-4): Full Gospel Assembly Church Neighborhood Residential (NR-4): Single-family residential development West: Subject Property: East: Neighborhood Residential (NR-4): Undeveloped Neighborhood Residential (NR-4): Single-family residential development NR-4; Fire Station residence/undeveloped Neighborhood Residential (NR-4): Single-family residential development Southwest: South: Southeast: Neighborhood Residential (NR-4): Single-family residential development Source: City of Denton Geographical nformation System and site visit by City staff Comprehensive Plan: A. Consistency with Goals, Objectives and Strategies: Neighborhood Residential (NR-4): Single-family residential development The subject site is located in the Existing Land Use future land use designation. These areas are typically established residential areas. New development should respond to existing development with compatible land uses, patterns and design standards. The plan recommends that existing neighborhoods within the city be vigorously protected and preserved. Housing that is compatible with the existing density, neighborhood service and commercial land uses is allowed. The intent of this rezoning request is to develop the property as a Fire Station. Currently, part of the property is developed for such use. t is a goal of the City to demolish the existing Fire Station building and construct a new large building. Staff is currently reviewing a building permit application for a 14,040 square foot Fire Station building on the site. The intent and purpose for the rezoning request is consistent with the future land use designation and therefore consistent with the Denton Plan. B. Land Use Analysis There is currently 4, acres designated NR-4 in the City. Of these 4, acres designated NR-4; acres are shown to be developed (93%), according to the City of Denton GS. There is 1, acres of land designated as NRMU in the City. Eighthundred and twenty three (823.03) of these acres have been developed. Although

66 rezoning the subject property will increase the total percentage of property designated as NRMU, the sole purpose of the request is to allow the property to be developed for a Fire Service Station which is consistent with the intent of the Neighborhood Residential Mixed Use future land use. C. Current Zoning District Allocation Subject Property Future land Use/Zoning allocation 4.9 ± acres Current Allocation in the City Developed Allocation in Change Based Upon the City Request Neighborhood Residential 4 (NR-4) Neighborhood Residential Mixed Use (NRMU) Source: City of Denton Nearest Elementary, Middle, and High School Therefore, the development will not produce any elementary, middle or high school students, and will not impact the associated ndependent School District. Nearest Fire, and EMS Station Name of Station Approximate Distance From Subject Property Fire/EMS Fire Station #2, 3309 McKinney Street 0 miles ± Source: City of Denton GS, Fire Department, and EMS This proposed development has been reviewed for compliance with the 2006 nternational Fire Code and City Ordinance , Section 29-2 Amendments to the Fire Code. The applicant is responsible for compliance with all applicable portions of the Fire Code and City Ordinances even in the absence of review comments. Water and Wastewater Demand and Capacity: A. Estimated Demand and Service Provider: Subject Property Estimated mpact Analysis 4.9 ± acres Proposed Demand Adequate to Serve (Yes or No) Permitted Density 147 Yes Potable Water Consumption 172 (peak) Yes (Average) (GPD) Wastewater Generation (Average) (GPD) 128 (peak) Yes

67 B. Available Capacity: Water is available from the existing 8 main along McKinney Street. Sewer is available from the existing 8 gravity main along Mockingbird Road. C. Planned Capital mprovements Projects (CP): Currently there are no CP planned for this area. Roadways/Transportation Network: A. Estimated Demand: Subject Property Estimated mpact Analysis 4.9 acres Proposed Demand Adequate to Serve (Yes or No) Permitted Density 147 units Yes Average Annual Daily Trips (AADT) 1470 Yes PM Peak Hour Trips 147 Yes B. Available Capacity: McKinney Street and Mockingbird Lane can accommodate this development. C. Roadway Conditions: McKinney Street is an asphalt street. t is classified as an unimproved perimeter street per the City of Denton Development Code. McKinney Street is proposed to be widened by TXDOT to a 4-lane divided roadway in April Mockingbird is an asphalt street. t is classified as an unimproved perimeter street per the City of Denton Development Code. D. CP Planned mprovements: There are no planned CP improvement projects within vicinity of this development.

68 Environmental Conditions: A. Environmentally Sensitive Areas: According to the City s Geographical nformation System, the subject site is not within any Environmentally Sensitive Areas (ESAs). Wells (Public/Private): Public or private potable water wells are not proposed for the site. Any development for the subject site will be required to connect to City water. Airports: The subject site is not within the boundaries of the Denton Municipal Airport Overlay District. Electric: No comment. Park Facilities: No comment. Comments from other Departments: N/A.

69 Exhibit 2 Site Location/Aerial Map Subject Site

70 Exhibit 3 Existing Zoning Map Subject Site

71 Exhibit 4 Proposed Zoning Map Subject Site

72 Exhibit 5 Future Land Use Map Subject Site

73 Exhibit 6 Letter from the Applicant

74

75 Exhibit 7 Notification Map Public Notification Date: 4/24/ Legal Notices sent: Courtesy Notices sent: 99 Number of responses to 200 Legal Notice: n Opposition: 0 Exhibit n Favor: 8 0 Neutral: 0

76 Site Photos Looking north toward subject site Looking south from subject site Looking west from subject site

77 PLANNNG AND ZONNG COMMSSON AGENDA NFORMATON SHEET Public Hearing tem 5C AGENDA DATE: May 7, 2014 DEPARTMENT: Planning Department CASE MANAGER: Nana Appiah, (940) SUBJECT - FR (Denton Bible Church) Hold a public hearing and consider a Final Replat of Lots 1R, 2R, 3R and 4R, Block A of Denton Bible Church Addition; being a residential replat of Lot 1R, Block A of Denton Bible Church and being acres in the WM. Lloyd Survey abstract No.773 and the J.D Lilly Survey abstract No. 762 of City of Denton, Denton Texas. The request also include Final Replat of Lot 1R and 2R, Block B of Denton Bible Church Addition; being a residential replat of Lot 2R, Block B of Denton Bible Church, and being acres in the WM. Lloyd Survey Abstract No.773 of City of Denton, Denton County, Texas. The acre site is located north of Mingo Road, south of University Drive, and east and west of Nottingham Drive. The property is located in a Neighborhood Residential Mixed Use (NRMU) and Community Mixed Use General (CM-G) zoning districts. BACKGROUND The applicant, Allison Engineering on behalf of Denton Bible Church, is proposing to replat multiple lots into one lot. Majority of the property is currently developed as a church. Per the applicant, Denton Bible Church recently purchased additional property located west of Nottingham Drive. Acquiring these additional properties was necessary to facilitate expansion of services for current church members and surrounding community. Majority of the existing property is platted. However, the newly purchased property is unplatted. Per Section of the Denton Development Code (DDC), a plat is required prior to development on a property. The proposed request to replat the purchased property is to facilitate both present and future development of the site. On June 18, 2013, the City Council approved a comprehensive plan amendment and rezoning on the property for the same purpose of enabling the church to facilitate its present and future development of the site. The DDC defines a replat as a change in a map of an approved or recorded subdivision plat if such change affects any street layout on such map or area reserved thereon for public use or any lot line or if it affects any map or plan legally recorded prior to the adoption of any regulations controlling subdivisions. n addition to the above, Section of the Texas Local Government Code states that a replat of a subdivision or part of a subdivision may be recorded and is controlling over the preceding plat without vacation of that plat if the replat: 1. is signed and acknowledged by only the owners of the property being re-platted; 1

78 Agenda nformation Sheet May 7, 2014 Page 2 of 3 2. is approved, after a public hearing on the matter at which parties in interest and citizens have an opportunity to be heard, by the municipal authority responsible for approving plats; and 3. does not attempt to amend or remove a covenants or restrictions. These requirements have been met. The applicant is not proposing to remove or amend any existing covenants on the property. The required newspaper notice was sent out on April 20, n addition, fifty-eight (58) public notices were sent out to property owners within 200 feet of the site on April 23, 2014 (see Exhibit 3). One hundred and forty-five courtesy notices were also sent to residents within five hundred (500) feet of the site. As of writing this report, staff has received no responses to the Notice of Public Hearing from property owners within 200 or 500 feet of the site. OPTONS 1. Approve as submitted. 2. Approve with conditions. 3. Deny. 4. Postpone consideration. 5. Table item. RECOMMENDATON The Development Review Committee recommends approval of this replat. PROR ACTON/REVEW On June 18, 2013, the City Council approved an ordinance for a comprehensive plan amendment from Existing Land Use future land use designation to Community Mixed Use Centers future land use designation on approximately acres of the subject property. This portion of the property is located west of Nottingham Drive, north of Mingo Road, and south of University Drive. On June 18, 2013, the City Council approved an ordinance providing for a zoning change from Neighborhood Residential Mixed Use (NRMU) and Neighborhood Residential 3 (NR-3) zoning district classification and use designation to Community Mixed Use General (CM-G) and Neighborhood Residential Mixed Use (NRMU) zoning district on approximately acre on the site. On April 9, 2014, the Planning and Zoning Commission (4-3 vote) approved a hardship variance to Section D, (access to Arterial Street) of the Denton Development Code to allow for a driveway on Nottingham Drive, classified as a secondary arterial street.

79 Agenda nformation Sheet May 7, 2014 Page 3 of 3 EXHBTS 1. Location Map 2. Zoning Map 3. Notification nformation 4. Proposed Final Replat (refer to full size plat document in your back-up) 5. Existing Plat Prepared by: Nana Appiah Planning Supervisor, ACP Respectfully submitted: Ron Menguita, ACP Development Review Committee Administrator

80 Exhibit 1 Location Map University Drive Site Site Mingo Drive

81 Exhibit 2 Zoning Map University Drive Site Site Mingo Drive

82 Exhibit 3 Notification Map Public Notification Date: April 23, ft. Legal Notices sent via certified mail: ft. Certified Notices sent via regular mail: 145 Number of responses to 200 Legal Notice n opposition: 0 n Favor: 0 Neutral: 0

83 Exhibit 4 Proposed Final Replat Refer to full size plat document in your back-up

84 Ekt "~<, WF, Denton Bible Church nc., i$ the owner of a ),8455 Acre Tract in the 1~. i~,' ;~ Survey A-762, Denton County, Texas, bein)~ part of a tract described in to N~ttie U. Edwa~d~ on March 6, 1951., recorded a deed from blarv W. Stevenson, et al, in Volume 368, Page ~78, Deed Records of Denton County, Texa~ and being more particularly described as follows: C{~> U(] 911<. fn(; at a,~teel [)in at ~-~, e Northeast corner of,ot 16, Block lo, Exten.~ ion No. 1 Sequoia Park Subdivision as : ~ wn i.n Volume 2, Page 104, Plat Records of ~aid County, Ti[ENCE ~ ' 45" W. with the North Boundary to the point of beg:inning; line of said Subdivision T}t}< U(]E Y ' 45" W with the!,orth Botmdarv line of ~aid Subdivision feet to a ~teel [)in; Tt:N' CE -;. way ofl!njversit,.' Drive; 0 53~ 15" E feet to.,. ~t;: i. e: Din on the South right-of- THENCE N. 77 O8' l.l" E. with said right-ofway 83.q6 feet to a :.:opc:ete momtment; Tt[EN(] N ' 33" Fi. with,aid right-ofway llr.o4 feet to a steel pin; VCNTY N,T. S. MAP THENCE S ' l%" W feet Lo the P,ACF ( ~ ~ ' [~) '(; N(', N,~< containing : in all acre~ of land. ~A, >lei Sutural 1, Tom Nelson,Dale. Hamilton, John Bordeaux and Ray McFarlane Board l)irector~ for Denton Bible Church nc., do } mrebv adopt thj~ plat d ~ ating if~ herein described property a~ D,nton Bible (]hurc}l Addition to the City of 1)* llton, Texa~ McFARLANE S'' ATE OF i!nty TEXAS 0[: )ENi'ON Before me, the undersigned per,ona[ v appeared, Mci Sumrall., Tom Notary Public~ in and for said c;ountv and State onl)~[~ day N~l~ on,dale Hamilton, dohn Bordeaux and Roy Mcmrlene Board ofl)irector, for Denton Bibl~ Church inc.. ~ known.o me lo 1~* i:h~ pel-~un.- wl~t~ name~ are ~ubscribed to the foregoing instru,~ent, and acl<nowjedge( it, hie tlnil ii,er executed the ~ame for the purpose and con~tderat: ions Lit.rein. xpl'es~ ed, alld [; l t:jlp capacity therein; LOT ~ o 475,0' O -- o r---- ~; UTLTY AND D ANAG/ EASEMENT. UTLTY EASEMENT o~'--- 5i... - ~ ~-... ~ Eos~mentJ 9i~. 54' SURVEYOR'S CERTFCATE KNOW TtiESE MEN BY THt<S< PRESENTS: 2 3 Extension 6 8i Nc. il BLOCK i Park Subdivision tsequoi~ That, 1, Cary W. ttammett, Regi. mtered Profe~.~ ional Surveyor, do prepared thi~ pi. at from an actual and accurate tmrej,v certify ~ u]: vey of tim land, and that the pins ~hown thereon were placed under my per~onat supervi~icn ~ n acct)r( lanc~ wit'l~ of the City of Denton. MOHCAN AVENUE mllm~ lmlm ( Denton Bible Church A DWN Scale C.F gallard ~ " ASS() CATES, NC. 00' O.W. H. ' DATE REVSONS BY SEP. 5, N. AUSTN CKD Dote EF,,~ NEcr',,:, ~ SURVE' DENTON,TEXAS RS DENTON BBLE CHURCH ADDTON.D. LLLY SURVEY AB. 762 CiTY OF O ENTON,'FEXAS DENTON COU NTY,TEXAS SHEET OF o f, GO4- N701~0

85 FP - Found 1/2" Rebar ~ MON- Monument RON- Right-of- Nay SP - Set 1/2" Rebar X- - Fence Line E- - Electric Line T- - Telephone Line MH - Manhole PP - Power Pole GRAPHC SCALE N FEET o ldo 15o ado a~o 300 ~ 0 40g 4~o,~o R ' a~ ~ GRAPHC SCALE N METERS Light PoleFH FireHydrant CenterLine - andthe 8.L.- BuildingLine U.E.- UtilityEasmt. D.E.- DrainageEasmt. C.E.- CommunicationsEasmt. MAPLOT 2DEDCATON LOCATONP ESCRPT OUPROPERTy STATEOF TEXASCOUNTY OFDENTON WHEREASDenton BibleChurch isthe ownerof thatcertain acretract orparcel ofland situatedin thej. Number762, WilliamLloyd Survey, Number773, DentonCounty, Texas, allof Lot1, DentonBible churchaddition, anaddition tothe Cityof Dentonas shownby plator maprecorded incabinet G', 111of theplat Lilly Abstract being Slide ' 5CONC beingthe LOTE bearssouth page138 Texasand anadditional previouslyunplatted land, acresbeing partof atract conveyedto Churchfrom JamesL. C.Edwards, andvirginia EdwardsBrush Volume949, page376 DeedRecords ofdenton andpart todenton BibleChurch fromkathy AnnSrokosz, ThomasJohn andpatricia KayGreen bydeed recordedin Volume2145, RealProperty Texas,said acretract beingmore particularlydescribed asfollows: Beginningat afound one-half 1, ParkExtension No. Dentonas shownby plator maprecorded incabinet A', 45of theplat Recordsof DentonCounty, pointalso beingin thesoutherly wayof U.S. Highway380; of feet 76degrees 41seconds of feet 70degrees 03seconds of feet 71degrees 23minutes 08seconds of65. atan 66degrees 48minutes 34seconds of98. concretemonument beginningof anon- rightwhose radiuspoint 15degrees 58seconds East feet, 01degree 58minutes 19seconds, North75 degrees05 minutes of feet mostnortherly northwestcorner tractconveyed Cityof Dentonfor NottinghamDrive; ThenceSouth 59degrees 25minutes 04seconds saidnottingham non-tangent curveto theleft whoseradius pointbears North81 degrees centralangle is16 degrees17 minutes30 whosechord 17degrees 02minutes 15seconds East feet; Thencewith andright- anarc of feet, whosecentral angleis 06degrees 30minutes 00seconds, South21 degrees56 secondseast of56. atthe endof saidcurve; LOT2 N76' E5'41" E '--Y SPN 66'48' 98.99'-- td NONCONC MOWLO? drblock CONC16' x260' N89!' WLOT JLOT EXST. UEBY PLAT8EQUO2 PARKEXTENSON 8LOC~ 300~ SLbE45 P.~. 7LOT 9LOT JO913 LOTii 90'LOT 12LOT 23LOT 14LOT ismohcan AYEN UE50' DentonBible ChurchA Thence South18 degrees41 minutes00 second~ thebeginning ofa tangentcurve rightwith aradius of feet. acentral angleof 39degrees 53minutes 39seconds, andwhose chordbears South01 degree15 minutes feet;thence withsaid curveand right-ofwayan arcdistance of feet inchrebar; Thenceleaving saidrightof-way radialbearing, N68 degrees47 minutes21 of feet sethalf- foran anglepoint; 89degrees 16minutes 16seconds Westa distanceof feetto aset half-inch rebarin thewest lineof saidlloyd LillySurvey, samealso SequoiaPark; ThenceNorth 00degrees 43minutes 44seconds Eastwith saidsurvey lineand eastline of feet toa foundonehalfinch rebarat theoccupied northeastcorner oflot 16, 10, Park, occupiednortheast cornerof saidsequoia Park;Thence North89 degrees49 minutes15 secondswest withthe northline ofsaid adistance of feet tothe Pointof Beginning, inall acresof land.row EXSTNG8' U.E. 1046/591 D.A. 0 S59' E71. 34" 80feet 99feet 49' 25'04" 84'SP containing William, 1, Slide 157 Block 4, :15'., $ ~ ~. 30' 16' 72'si~-- 39'53' 01'15' 30" "L 49" FP5' SDEWALK bj00' N89' Nsip ' SPCh 17'S 17'02' sipr ' m06' 21'56' 20' E.412/ A.A NR ' ' ' SP EOWNER' SCERTFCATE NOW, 15" "56. 69'EXSTNG 165D. EASEMENT U. THEREFORE, 16" - = ''- - = KNOWALL MENBY THESEPRESENTS: THAT, doeshereby adoptthis replatdesignating theherein describedproperty aslot 1R, ADenton Addition, additionto thecity ofdenton, DentonCounty, anddoe~-~ erebydedicate tothe publicuse foreverthe streetsand easementsshown her~n, Rep/~ De~Ydon BibleChurch STATEOF TEXASBefore me, undersignednotary ublicfor thestate oftexas, onthis daypersonally appearedraymond E. knownto meto bethe personwhose nameis subscribedto theforegoing instrumentand acknowle4gedto methat heexecuted thesame forthe purposeand considerationstherein ekpressedand inthe capacitystated. Giv~ rmy handand sealof officethisl~ dayof NotaryPuk~ thest~ ottexa Commissionexpires SURVEYOR'S CER~C~ EKNOW ALLMEN BYTHESE Block yms~ cfarlan& sentative McFarlane nd~ ~9 ~... /~ ~ ~ // >. /-~ )//~ ~ That, StanfordHauptmann, RegisteredPublic Surveyor, herebycertify thatthis platand descriptionwas preparedfrom anactual andaccurate surveyof theland andthat theiron pinsshown hereonwere foundor placedunder mypersonal supervisionor directionin accordancewith thelaw. Stanfd HauptmaDate Texas~Registered~ rofessiona~land SurveyorNumber 2255ETnOPLEX ENGNEERNGCONSULTANTS ~ ~ A - 01'58' 19" L ' Ch - N 75'05' 11" E ' FP

86

87 ' /' /..'\' Q DENTON BBLE \ E BBLE CHURCH E CAB. H, PG, W E 80' O. R. 13'S4" 6=00" R=3749, 72' ~ E ( L=1S, 1S' ~~~~~~ CB=N8S" 10'34" CD=1S, 1S' <>!. ( BY lhls PLAT) ~ EAST UNVERSTY DRVE H-GH- WA~ - VARABLE WDTH RGHT-OF- WAY) E c: 15' SDEWALK EASEMENT ",- - = S81"S8' 37"E ~ OTF~gN. HWY, R CD=243, WOOD FNC ( c POST FND C PROPOSED ACCESS ( BY lhls PLAT) "' EASEMENT t.= l)~" - ~ R=3749, 72' L=243, 37' -- 33'-- PONT- OF - U!!; 7.~~ 3'S97: 3~~"; S9,~ ~ - ~"' t O 1?0 2?0 iieg1nnn~ ~ 3~0 1 C4 BY SEPERATE NSTRUMENT) ' ::; ~... L- 6' BULDNG SETBACK 50' CTGO PPELNE EASEMENT ' --( BY lhls PLAT). 1 NCH RON GRAPHC SCALE N FEET Q.36 ~ 1/2- C1 N 1/2- NCH RON 59"W B8'53' Y5Tï' \- - - = -. ROD - ROD FOUND FO~~ gd,~- = AT 20' UTLTY EASEMENT L "12' 38" W 1 ~ W~, ARKER o~ BY lhls PLAT) ( FOUND 1,: l ~ 140:11'- - - ~ g: P 30'. 110' SM7, NC. ACCESS EASEMENT D.B. A. HGHLAND,- ^ ;! FOOO STORE, 6' BULDNG SETBACK--f..., VOL. 4311, ~ PG. -' '" 2828)-"""""" ~ ( BY ( lhls PLAT) L ie / - 2-NCH RON i ~~ ROD FOUND ~~ E CLOVE ~ efrk~~\ 4~4- RO075562) lrfn~~ +- is ~.,, ~ i,~ e)o L4 ~ ~' ~ ~ v ' V> DENTON BBLE CHURCH,. N 89~2f2~\" S o g LL PONO 0 ;> Ci", i ~ 0, E ERS N ~ ø'" (,., VOL. 5388, PC. 2573) 1 ~ ~ 247,S~ \ ~& g-~~~~ 6RON Lm ORE'" ZONED: "" ~~ NRMU 111:g \ /' TEWSLTLAAMMENVT'ARRyA~~~ ST / ~ /' ( NOT TO SCALE) ZONED: NRMU \ \ /' /..,/ J.J, LNE ~ O J.. 6' TABUE BULDNG SETBACK ( S 61'10' 06" W BY lhls PLAT) \ WLLE H. RANEY (TRUSTEE) a / / i" THRD TRACT PG. 1870) ~ 4423, VOL. NR-3 ZONED: a z r> J~ rï ~ LOT 2, BLOCK B L22 L4 20' WATER EASEMENT,-... BY lhls PLAT) \ 1t; ' ~ L SOO'35' VCNTY MAP MAPSCO 248 N LNE TABLE LNE UENGlH BEARNG LNE LENGlH BEARNG 7ri6 W: 1. i ~~ FOXCROF 20' UTLTY EASEMENT:- ~ AMENDED SSl", N CLERK'S FLE NO. 97-ROOO7752) PROPOSED 73 ::: ~ CHEB ; BY lhls PLAT) R,O, W, DEDCAll0N lli ~ ;! ~ LL t)2 "- 1/2- NCH RON", E ~ MSTYWOOD ~ 0,506 ACRES WO~D 1~; tß, " ROD FOUND ~ KA:E'. LAURE WOOD i1 MSTY L14 22,030 SF ~,.;;: o 6=1S" 0218 " " ';;;...~ R=682, S9' 16' EASEMENT TO ~ GREENWOOD MOHCAN ~ L5~) J : e iï '""". ' z ' THE CTY OF DENTON" < r ~ -' oj z L16 t~~ ~;' irpl~~) EMEaT J4'2B" ilr: 96' r6'g~~. - ~ g ~;~ 7:Ò~? 41:29" W" VOL. 666, PG. 534 '" J"""':::: T ~;;; - ~: ~ r-l18... L;;- T E =t., CD=178, 6S, "" s 01'21' 14" W ~~:: SE m8; g þ'7 ~ - - ~ - n~v /.'V't> ' ~ ~ ~ PROJECT LOCATON OAKSHR L55 L54 ' RS RS ~ ~ RS U '" AUDRA TERRY \ W JS WA ~ 9-', DEN;~~ RLCOUNTY 5/8- NCH RON ROD FOUND 32"W L "W N89'24' L4 10.åo 29"W N89'24' L SOO'35' 32"W L SOO'35' 32"W L B 29"W N89'24' 29"W L "W N44'24' CC# ) L SOO'35' 32"W L33 B7.B9 31"W S45'35' L "W N44'24' L S89'24' 28"E 29"W L "W SOO'35' L "W 45'35' L S89'24' 2B"E E L "W N44'24' L "W SOO'35' 25,139 ACRES ~ 1, SF 1 -' L45 ~ ( DENTON VLLAGE EAST L N89'24' AREA TABLE S.F. ACRES 10 \ '" OSS t'1 \ \. ~ S 12'39' 58" ~~ GW. DEDCATON 1 O:~ :~~ 2g~~ ~ g 15' PRVATE ' ~~~ ::/; SANTARY\ ' 6 ~~~:;~:;~:: ~ 1 ~ ( J) lby S~~~~ A J~ irnu~ent) T~, L "W N89'24' L L24, 1/2- NCH S89'24' 28:E \ RON L SOO'35' 32"W L NOO'35' 32 E ~ ROD FOUND L "W N89'24' L S89'24' 28"E - Þ L SOO'35' 32"W L4B SOO'35' 31"W ~ = Clß.-=--:::..- L "W N89'24' L S89'24' 28"E L34 L43 -- L ~ \ T \ L SOO'35' 32"W L "E NOO'35' 1... L32 r :,>- - - S ', ß\\" L N89' 24'29" W L S89' 24'28" A S89' 24'28" ~ - - Y \ \ 0 b 50' STREET EASEMENT APARTMENTS, L.P. D, ' ~ ( VOL. 666, PG. 535) \ ( r> \ ' ZONED: NRMU L N89'24' m \ -' ~ 1~:~ ~::~::~~:~ f1 ~ \. E 332) L W. ADDTON, \,,~ L31 ~ "/ L29 - -' ~.,~ 37 L35~36 BY lhls PLAT),, A'~ V' 20' UTLTY EASEMENT "" ~ 0' ~ - g ~? ( <. '- - W 6>" \ vc;; - RS ( L9 7~g~ 4'V:( s73 ~, ~ BY lhls \~: J DENTON BBLE i '\ E~ 14"'~ - ( g11. 37'! - CHURCH ~--'\;-",\ - \ \ \ \~ N7" 46' S8" 1/ z. l ~ ' D N72 3A' Ì! KOCH\so, FOUND ðró ;... VOL. 4657, PC. ZONED: ROD ,, FOUND ---, --- \ 2- NCH RON \~ - 1' 50' STREET VOL. 666, PG. ( 50' CTGO PPELNE J ~ l-\'f) L '- - ~ ~ - 1 \ \ 00SOO' 35'31" W L NOO' 35'32" L N89' 24'29" W L EASEMENT \ :; 36N20' 36:31: L SOO' 35'32" W L S12' >. 535) ~' L N89' 24'36" W L N12' 34'11" EASEMENT ~ L SOO' 35'32" W L S20' 36'31" m PLAT) 5~~~~~ Jt~~~~:; (B~ 1224) NRMJ! RS \ < ifn--- \ \ ' NCH RON R 4-6,.$--- \\ ø. 2- tð W/ ~ 1/ <;.. \~ "\"'- CAP PACHECO E 20' PUBLC DRANAGE EASEMENT S ' Jß..;-- S4'27" 0" 73" ;;.-- ~.-... ~. PROPOSED 50' CTGO BY lhls EASEMENT '"91, PPELNE 68 ó'. :::- ( s ' ð..;.. ~'" ( NSTRUMENT)... WOOD ~ c::> POST ó' 6' "'" BULDNG NC ó' ~( n~"...-'\~~,\ ND --- r; ( )~ p '" 3. "~ --- \ -" \:; \~ t3 PLAT) -:' ~.»: '" \ \~ '" BY SEPERATE 2- NCH RON ROD ~ BY lhls PLAT r; ~ \ --- ' p~. ò' þ" J~...1/ CAP OWNER...-: LOT/ 1, ìj DENTON in: BULDNG SETBACK \ FOUND \ ~ \ ~.!! J AREAT~ DETENTON MANTANEDBY PROPERTY 6' KOCH" SET BY lhls PLAT) L\ ' ð ~ \ B CHURCH i), YB; S PLAT)...:;::-:~. ~... ~ DETENTON r-.~ \ \ \ NT) \ ~~ ~~~ : H~ ~~~~~:~~:: FOUND SETBACK \ \~ L- \~.:! ~... E:: JERRY c::;;; E:: r-j EASEMENT\ ~ \, RS W PACHECO " SHEET 1 OF 2 CAP BLOCK B, ~ ~ \".\> ~ \ \,.-- :::- ~." RS R]~[ FD[ ~ b P>[ [ b~ BBLE 5\!. 1' ~ ~ ~ ~ 1Y... \- 1." A. <;~~~ ADDTON ~ '!' ~ \ " l;. 20' DRANAGE ACCESS EASEMENT \-.--~\) 1'< ~ t~.() 0 LOT... 2 BLOCK N", ð~'... BY lhls PLAT), 6 s;' ~ 1Ô,\,ô1 "... &' GO í- G~ ~ \-----~ ~ ~\ ADDTON Filed ror Record 3 ~.. 0~ A'.. a DENTON BBLE CHURCH Denton Count.!' ~t ~ 30A j:. 11' \ ô9:~' \ ~ ò AND ""'~\ BENG OUT OF THE Aso Y--- ó' ò;; CAB. L, PG. 108) :;>. - g, \ «( Õ ZONED: NR- CAP Plot D' CTYOF DENTON. \ DRANAGE 00r---:: VOL. 3105, 86 PG. 0624) \...-:,- JOB NUMBER VOLZ'O2N4E9D~' ( NPRG':' 1/2- ~H"ÍRON J!l!-" 25/ BBLE CHURCH, EASEMENT ~'ô~ Y;~ ( 1 ô\!"! \ \ ~ ' J~~Z""-: ~ PROPOSEDR, L\,... O, W, OWNER/ u. DEDCAll0N DENTON ß&~ ' ~ ~." ~~~ ~\ 25, 139 ACRES LOCATED N THE CTY OF DENTON, TEXAS On: SeD20, 200. ot09: 773 S WLLAM LLOYD SURVEY, ABSTRACT NO. DEVELOPER: DENTON COUNTY TEXAS DocUllent HuMber: 1390S2B9,DENT6NORBi~ L~ ~~ URCH. ~o ~ ~~ PACHECO KOCH"... CURVE TABUE CURVE DELTA RADUS TANGENT LENGlH CHORD BEARNG CHORDC1 014'45" S85'O9' 12"W C2 014'32" S85'O9' 33"W C3 2'34'55" N82'31' 55"W C4 2'35'14" N82'31' 58"W rb- NCH RON." 0.,..., ACRES 1910 E. UNVERSTY DRVE AMount OD FOUND.".,..., SF P~~ 0~' ri) 6~~~~ èonfact: MR. FALBO ~~ Receint HuMber - s'õg~~ g~f6~ Óß~ ULTNG ENGNEERS 8350 N CENTRAL EXPWY SUTE 1000 DALLAS, TEXAS Morris b 8350 N. Jone XAS DRAWN BYCENTRAL EXPWY ' ATE ROD/' ip ' 5~[\).~~~ ~ 6'. 972) --- ( SRD 1"= 02/ 100' SCALED O-t? 4DWG FLE: 16B.63 ß<: iz/ â' 9-..:.? '}'

88 1 Z. Eo \ la \ DENTON BBLE BBLE CHURCH ADDTON, CAB. H. PG. 332) 80' R. O. W' 1 l 6-00' 3'54- R ' L ' CB- NSS' O' 34- CD ' WOOD FNC POST FND ACCESS EASEMENT PG._) VOL-.-, WLLE H. RANEY ( TRUSTEE) WLLAM V. RANEY TESTAMENTARY TRUST THRD TRACT VOL. 4423, PG. 1870) L\ EAST UNVERSTY DRVE u. s. HGHWAY 380) VARABLE W1DlH RGHT- WAY) Or 15' SlDEWAU< EASEMENT! CAB. V, PG. 880) 1/ 2-' NCH RON ROD FOUND AT TXDOT WOOD HWY MARKER FOUND 30' x110' ACCESS EASEMENT CAB. V, PG. 880) 6' BULDNG SETBACK CAB. V, PG. 880) -- ( j CAB. V, PG. 880). i -, ~) / r- / / Co/ /// CD / / / 01 / / ( C/,=: 8/ 1 Z 1 J 20' UTLTY EASEMENT--1-. ' l.-.. // ~ 20' ~~~_-./ l 1/ 2- NCH RON - - ROD FOUND _ l Y. ( 20' PUBLC DRANAGE EASEMENT CAB. V, PG. 880) S 88-S3' S9- E ' LOT 2R. BLOCK B ACRES 1, 369,224 SF 20' UliUTY EASEMENT CAB. V, PG. 880) 50' CTGO PPEUNE EASEMENT VOL 341, PG. 294) CLERK' S FLE NO. 94- R ) ~ AMENDED N CLERK' S FLE NO. 97- R ); DENTON BBLE CHURCH VOL. 5388, PG. 2573) LOT 2, BLOCK B DENTON BBLE CHURCH ADDTON CAB. V, PG. 880) UTLTY EASEMENT ~ CAB. V, PG. 880) 20' WATER CAB. V, PG. EASEMENTl 88~ - 7~~ O;NTON BBLE CHURCH VOL. 4657, PG. 1224) rir E C.F., ) / 6' BULDNG CAB. v, PG. 880) TO BE ABANDONED BY THS PLAT ---! r h rr=- tl ' " ' : ( : f 1=== 20' WAlER EASEMENT CAB. v, PG. 880) ' 07- R ' L- 24J.36' CB- S81-s8' 3TE CD ' SE1BACK /~ lj 20' WAlER EASEMEN~ - C.F., ),! ----;, PONT OF BEGNNNG 1/ 2- NCH RON ROD FOUND S 10' 2'~- W ~ J SM7, NC. l ~ D. B. A. HGHLAND FOOD STORE 2- NCH RON < yol. 4311, PG. 2828)... ROD FOUND S 9' 8' 10- E ' L -.;;;;: 6' BULDNG SETBACK -- :::::::: :-;;;::; "- 1/ 2- NCH RON ROD FOUND BY THS PLAT) f f ( C. F ) ( l 16' EASEMENT TO 20' SEWER EASEMENT' THE CTY OF DENTON VOL 666, PG ' ElECTRC EASEM~ BY THS PLAT), 6' BULDNG SETBACK DENTON BBLE CAB. V. PG. 880) \ \ CHURCH, TO BE ABANDONED ( VOL. 5388,) BY THS PLAT \ \ PG. 2573) :! 6' BULDNG SETBACK,..-/..& BY THS PLAT) \,... ~ 6' ELECTRC EASEMENT ~""-... BY THS PLAT).., DENTON BBLE CHURCH VOL. 5388, PG. 2573) S 01 ~ 1' 14: w, J S 61' 0'06- W ' 5/ 8- NCH RON ROD FOUND DENTON VLLAGE EAST APARTMENTS, L Ṗ. ce# ) S 12-39' 58- E 220.1T RS S 12' 6'07- E "., ' " 5/ BĪNCH RON ROD FOUND J... o ) Cl - o ~ GRAPHC SCALE N VCNTY MAP NOT TO SCALE) FEET 300 y l~-- z. \ 6' BULDNG SElBAC<-- \ ~. \ CAB. v, PG. 880) \\ ~ TO BE ABANDONED \ \ \ BY THS PLAT \ ~ PRVATE DRANAGE & \, DETENTON EASEMENT ~ \ CAB. V, PG. 880) i.\ L- e::: c::;; e:::... ::::> LOT 1, BLOCK B, DENTON BBLE CHURCH ADDTON CAB. L, PG. 108) DETEN110N AREA TO BE MANTANED BY PROPERTY OWNER ~ \)\\ t.~\ ~\ t.~ S~ s coo).--::.--::., ~ ~ ' '\ ~ _ G. u1. ~ t:: S-;"-: g;~ FD~~[ b tp)[b~ if LOT 2R, LOCK 0 A) - ~,. ~",,<) _ DENTON LE CHURCH ADDTON 0 ": c... of... ~ ACRES T: L~\.' HEET 1 OF 2 20' DRANAGE ACCESS EASEMENT.--:: CAB. V, PG. 880)'--:: l-j"'~\ - - G ~ ~\ rjf. - - tfq ~ BENG A RE.- PLAT OF LOT 2, BLOCK B DENTON BBLE 0\J.. ' CHURCH ADDmON, AND ACRES LOCATED N THE CTY OF' DENTON, TEXAS AND BENG OUT OF' THE CH WLlAM LLOYD SURVEY, ABSTRA r NO. 773, DENTON 1762~ COUNTY TEXAS s;g~:: ENQNEERS ~ ~~~~~ L~ X~ Y~~~~ OOC~~~~,~~ gmfmd~< t.~~ RS 1/ 2- NCH RON ROD W. PACHECO KOCH- CAP SET Filed for Record in: Denton Counh On: Oct 27, 2005 at 02: 11P 2300 E. UNVERSTY DRVE PORTON OF As a DENTON BBLE Plat CHURCH ~~;; VOL. 2495, PG. 675),," 22~ n~~~;~~~, Docu~ ent NUMber: N. CENlRAL EXPWY AfJlOunt 86. SUTE DALLAS, TEXAS DRAWN BY CTY CHECKED BY PROJECT NO. SCALE Receipt FR DATE NUMber - 72) JOB NlM8ER SRD CJE/ JAK B!f, 1-= 100' JUNE Jane Morris h~ep / d- 27-t:> S- DWG FlLE: 230B FP.DWG M