102717 Friday Staff Report City Manager's Office
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DENTON 215 E. McKinney St., Denton, TX 76201 • (940) 349-8307
MEMORANDUM
DATE: October 27, 2017
TO: The Honorable Mayor Watts and Council Members
FROM: Todd Hileman, City Manager
SUBJECT: Friday Staff Report
I. Council Schedule
A. Meetings
1. Zoning Board of Adjustment Meeting on Monday, October 30, 2017 at 4:00
p.m. in the City Council Work Session Room.
2. Agenda Committee Meeting on Wednesday, November 1, 2017 at 3:30 p.m.
in the City Manager's Conference Room.
B. Upcoming Events
1. NLC City Summit,November 15-18, 2017 in Charlotte, NC
II. General Information & Status Updates
A. Electric General Manager Hired — City Manager Todd Hileman has selected
George Morrow to be the General Manager for Denton Municipal Electric. Mr.
Morrow is expected to begin his position next month.
Mr. Morrow is an electric utility veteran with 39 years of industry experience, of
which 23 years was serving as a General Manager of not-for-profit utilities. He
comes to Denton from the city of Azusa, CA, where he is the Director of Utilities
for Azusa Light and Water. More information on Mr. Morrow and the selection
process can be found in the attached press release that was distributed this
afternoon. Staff contact: Todd Hileman
B. Audio Visual Equipment — At the October 17 City Council meeting, Council
Member Ryan asked staff to review audio and visual equipment at Denia
Recreation Center and other rooms commonly used by the community. The
estimated cost to upgrade Denia Recreation Center, MLK Recreation Center, and
North Lakes Recreation Center conference rooms would be roughly$19,530. This
upgrade will provide the ability to view presentations from the presenter's laptop.
OUR CORE VALUES
Integrity • Fiscal Responsibility • Transparency • Outstanding Customer Service
The 720p display would be 84" wide and capable of video only. Staff plans to
move forward with making these upgrades with everything completed in the first
quarter of 2018. Staff contact: Melissa Kraft
C. Charter and Frontier Complaints—At the October 17,2017, City Council meeting,
Council Member Briggs requested information or options on how citizens could
resolve complaints regarding Charter and Frontier. Over the last few weeks, City
staff met with Spectrum/Charter and Frontier to make introductions and obtain
contact information for handling customer service issues. If there is an issue that
a resident or business cannot resolve through the company's normal customer
service processes, then they can contact the City Manager's Office at 940-349-
8307 or cmo@cityofdenton.com and provide their address, contact phone number,
and details of the issue. The matter will then be forwarded to the Area Manager
of the respective company for handling. The issues are typically resolved,
depending on the nature, in an expedited fashion. Staff has also reached out to
Spectrum and Charter to request a briefing to the City Council at a future meeting.
Staff contact: Mario Canizares
D. Joint Meeting with DHA — A joint meeting between the City Council and the
Denton Housing Authority Board has been confirmed for the Monday, December
4 Council luncheon at 11:30am at the City Hall Council Work Session Room. Staff
is working on gathering information and documents in preparation for the meeting.
Staff contact: Bryan Langley
E. Business Retention/Expansion Program Update: Morrison Milling Company —
The Economic Development Department is implementing its FY 2017-18
Business Retention/Expansion Program, in which City staff and Councilmembers
call on businesses to establish or grow relationships and to offer assistance in
various areas. To keep Council informed,we will be including occasional progress
updates in the Friday memo, beginning with the Oct. 11 visit to Denton's iconic
Morrison Milling Company. Morrison Milling was purchased in 2006 by San
Antonio's C.H. Guenther & Son, America's oldest family-owned flour mill with
19 production facilities in the U.S., Canada, the United Kingdom and Belgium.
The acquisition provided both companies an opportunity to expand their branded,
customized and private label products to food retailers and service operators and
expanded Morrison Milling's instant biscuit, cornbread and pancake mixes and
flour product sales to 29 states and across five continents. Guenther's most recent
acquisition of Les Plats Du Chef, a successful Canada—based frozen meal and
snack business with significant product placements in Costco and other U.S.
facilities further strengthens its corporate growth and competitive stance. Of
Guenther's 10 U.S.production facilities,Denton's Morrison Milling is leading the
efforts toward zero production and operations waste at 99.7%,due in part to strong
collaborative efforts with Denton Solid Waste/Recycling. Economic Development
will continue working with Morrison on their interest in workforce development
and education partnerships. Staff contact: Caroline Booth
F. Legislative/Advocacy Contracts—A few weeks ago,staff notified the City Council
that the legislative/advocacy contracts were going to be analyzed and competed.
With the expiration of the federal legislative contract at the end of September 2017,
staff released an RFP for federal legislative and lobbying services. Staff will be
recommending to award a contract for federal legislative and lobbying services at
the November 7 City Council meeting.
After analyzing the City's two state legislative contracts, staff has decided to
continue with Focused Advocacy through the end of the contract term of
September 30, 2018. Focused Advocacy staff presented a work plan in which they
will work closely with staff, including monthly meetings, workshop sessions to
meet with the departments, and providing assistance to City staff with projects or
items that involve state agencies, in addition to the interim legislative work. Staff
contact: Todd Hileman/ Sarah Kuechler
G. CHW Steering Committee — Last Friday, staff released a request for residents
interested in serving on the City Hall West Steering Committee to submit a brief
application online. Marketing material for the Steering Committee requested that
residents interested in serving should submit applications by Friday,November 3.
Staff will be passing these applications along to the City Council for consideration.
Staff is targeting the November 14, 2017 Council Meeting for consideration of
Council nominees.
Resolution 2017-040 states that each Council Member may appoint three residents
to the Steering Committee. It further states that for Council Districts 1-4, each
appointee must reside in their respective district. Staff has been requested to bring
this resolution back for consideration to remove the district residency restriction
to allow Council to nominate "City of Denton residents." The proposed
amendment to R2017-040 will be placed on the November 7, 2017 agenda for
consideration. Staff contact: Mark Nelson
H. City Manager's Office Lam — The City Manager's Office is preparing to
remodel and consolidate offices into one suite following recent staff changes. The
plan is to reduce office size and leverage open space to construct a couple
additional offices, which will allow ACM Mario Canizares, currently down in
Utilities, to move to the CMO suite and to have offices for the new Director of
Procurement and Compliance Cassie Ogden and Compliance Officer Jamie
Lindsay. In addition,the CMO office support staff will be consolidated with a new
front desk area constructed to allow for improved security and an improved
customer service experience at City Hall. The work is planned to begin in early
November and will be completed over a couple weekends. Staff contact: Bryan
Langley
I. Texas Recreation and Parks Society North Region Conference—Denton Parks and
Rec is partnering with UNT to host the Texas Recreation and Parks Society North
Region Conference on Friday, Nov. 3. The conference will bring together more
than 500 park and recreation professionals, students, and industry suppliers for
educational sessions, networking opportunities, and exhibits. Staff contact:
Emerson Vorel/Caroline Seward
J. New Outdoor Sculpture — Denton's public art collection recently added a new
outdoor sculpture, "Seeing Through the Thorn Vine,"by artist James Surls. The
outdoor sculpture was installed on the east side of the Denton Civic Center
between the building and Bell Avenue. The public art was funded in part from the
2014 Capital Improvement Program for Parks and Hotel/Motel Occupancy Tax.
Surls agreed to offer the City a drastic reduction in price for his outdoor sculpture
because of his desire to have his art showcased in Denton. Staff contact: Emerson
Vorel
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K. Halloween Events—The following Parks and Rec Halloween events are scheduled
for this weekend:
• Halloween Harvest, Friday, October 27 from 6 to 8 p.m. at Denia Rec
Center;
• Halloween Carnival, Saturday, October 28 from 10 a.m. to noon at MLK
Jr. Rec Center;
• Haunted House, Saturday, October 28 6 to 9 p.m. at MLK Jr. Rec Center;
• Employee Pumpkin Decorating Contest, October 23-31, vote online for
your favorite Halloween pumpkin and at Denia Rec Center.
Staff contact: Emerson Vorel
L. Data Workshop — Fifteen employees from across the City participated in a one-
day training session on Thursday, October 26. The City partnered with the John
Hopkins Center for Government Excellence (GovEx) to provide a workshop to
help city employees learn how to analyze and leverage data to tackle tough
challenges in municipal operations. A facilitator from GovEx came in to provide
the training at no cost to the City as a result of the City's partnership with the What
Works Cities (WWC) initiative. WWC is an effort started in 2015 by Bloomberg
Philanthropies to provide support, guidance, and resources for cities' improved
use of data and evidence. Staff will continue to participate in the WWC initiative
and look for ways to provide employees with the training and tools to improve
their skills and recommend data driven decisions. Staff contact: Charlie Rosendahl
M. New S.H.O.P. Denton Promotional Video — Economic Development and DTV
staff coordinated to create a half-minute video for the S.H.O.P. Denton program.
By using powerful images and thanking viewers for choosing to shop local, we
can engage them to draw their own conclusions about the benefits of shopping
local, instead of broadcasting a message at them. The video showcases city
services that are supported by sales tax to create an "ah-ha moment" or "instant
connection" between shopping local and supporting public services that are used
everyday. The video is on DTV's YouTube channel and on the Facebook page for
S.H.O.P. Denton. Within the first 24 hours, the video was viewed more than 300
times. Link: https:Hyoutu.be/gHxpdn6B47U. Staff Contact: Caroline Booth
............................. ...
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............................................................................................................................................................................................................................
N. Denton Energy Center Construction Update—Construction on the Denton Energy
Center (DEC) is approximately 68% complete. Expenditures to date are
approximately 63.7% of the allocated project funds. The target date to begin
performance testing operations is early summer 2018.
Hurricane Harvey and the flooding of the greater Houston area caused a delay in
the delivery of the last six remaining engines and generators to Denton. The North
hall engines arrived in two batches. The second batch arrived in the Denton area
on September 30. This date was approximately 15 days behind schedule. All
twelve engines and generators have been placed in the engine halls.
Project Schedule:
6 Engines moved into South Engine 9.15.17(Completed)
Hall
6 North Hall Engines arrive in 9.30.17 (Completed)
Denton
6 Engines moved into North Engine 10.10.17(completed)
Hall
Engine Substantial completion(auxiliary systems) 3.23.18 (On schedule)
Start-Up and Commissioning—Balance of Plant Spring 2018
Start-Up and Commissioning Preliminary Engine Testing Late Spring 2018
Commercial Operation of Plant COP (generating During Summer 2018
power)
Engine Reliability Tests Immediately following COP
Air Emissions Test Ongoing after Preliminary
Engine Testing
Please see attached project photos from the Denton Energy Center.
III. Attachments
A. Press Release—Denton Hires New DME General Manager
B. Denton Energy Center photos
IV. Informal Staff Reports
A. Certified Music Friendly Community
B. Conveyance Plats
C. Accessory Dwelling Units
D. Healthcare Clinic Lease
V. Council Information
A. Council Requests for Information
B. Draft Agenda(Nov. 7)
C. Council Calendar
D. Future Council Items
E. Street Construction Report
-40
o FOR IMMEDIATE RELEASE
DENTON Brian Daskam • (940) 349-7567 • Brian.Daskam@cityofdenton.com
Denton Hires New DME General Manager
DENTON, TX, Oct. 27, 2017—Todd Hileman, Denton's City Manager, has selected George
Morrow to be the General Manager for Denton Municipal Electric. Morrow is expected to begin
his position late next month.
Morrow is an electric utility veteran with 39 years of industry experience.He has spent 23 of those
years serving as a General Manager of not-for-profit utilities. He comes to Denton from the city
of Azusa,CA where he is the Director of Utilities. Morrow began his career as a planning engineer
and power contract negotiator with El Paso Electric Company, a private utility serving about
10,000 square miles in west Texas and southern New Mexico.He later served as Assistant General
Manager of Pasadena Water and Power and as Electric Utility Director of Lodi Electric Utility—
both community-owned electric utilities in California. He also served 11 years as the Director of
Independence Power& Light in Missouri.
Mr. Morrow's professional experience includes service on the Board of Directors of the American
Public Power Association, the Southern California Public Power Authority, the Transmission
Agency of Northern California, the California Municipal Utility Association, and the Financing
Authority for Resource Efficiency of California. He has also served as President of the Consumers
Electric Power Association (Missouri), President of the Missouri Association of Municipal
Utilities, and Chairman of the Missouri Municipal Electric Utility Commission and the Missouri
Public Utility Alliance.
Mr. Morrow holds a Bachelor of Science in Electrical Engineering and a Master of Business
Administration from the University of Texas at El Paso.
Hileman began the selection process in August by working with California-based executive
recruitment firm Ralph Andersen and Associates to launch a nation-wide search for candidates.
A total of I I I applicants responded, and five finalists were chosen. In addition to being
interviewed, these finalists participated in a community reception which gave residents the
opportunity to meet with them and provide feedback.
Hileman welcomes Morrow to his new position. "I am confident that George has the knowledge
and experience to successfully lead DME."
Visit www.cityofdenton.com for more news and to stay updated.
OUR CORE VALUES
Integrity•Fiscal Responsibility•Transparency• Outstanding Customer Service
ADA/EOE/ADEA www.cityofdenton.com TDD(800)735-2989
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Date: October 20, 2017 Report No. 2017-075
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
Denton is becoming a Certified Music Friendly Community through the Governor's Texas Music
Office.
EXECUTIVE SUMMARY:
For nearly 30 years,the Texas Music Office (TMO)has served the Texas music industry. Its mission
is to create opportunity and connect businesses. Their core functions are to serve as a clearinghouse
for Texas music industry information via the TMO's Texas Music Industry Directory(a business
referral network comprised of 15,000-plus Texas music businesses), serve as a liaison between music
businesses and government offices and agencies,publicize significant developments within the
industry, and to attract essential music industry to foster the economic development of Texas music
businesses and musicians.
In July 2017,the TMO launched a program aimed at engaging communities to recognize the music
industry as a viable tool for economic development. The TMO reached out to Denton, as they
believed that Denton should be one of the first Certified Music Friendly Communities in Texas. At
this time, Austin and Fort Worth have received certification.
The Music Friendly Communities mission statement:
"The Texas Music Office believes that it is essential to the well-being of our statewide music
industry that we become a more interconnected and organized community. Every city in
Texas has its own identity and contribution to our unique industry landscape. We want to
work with all of them to help grow their local music industry economies. By establishing a
single point of contact within a city organization to service the concerns of the local music
industry, cities can more effectively communicate with industry professionals and articulate
industry issues that may need to be addressed by city leadership. These strategies will greatly
benefit music industry professionals statewide, and will allow each city to better market itself
globally. As the TMO works to expand the Music Friendly Communities program,we will
also work to connect these points of contact with one another to share best practice concepts.
It is our firm belief that by sharing information about industry successes, as well as missteps,
we will make Texas a more productive and profitable music industry and a more
strategically-placed player in the international music industry landscape."
No action is required on the part of the Council for Denton to become a Certified Music Friendly
Community; staff will keep Councilmembers updated on the progress of the certification process.
BACKGROUND:
Denton Convention and Visitor's Bureau staff became aware of the TMO's program and contacted
Economic Development staff. A meeting was held by staff with Brendon Anthony,Director of the
Texas Music Office, in June 2017 to discuss certification for Denton.
Date: October 20, 2017 Report No. 2017-075
The certification steps are:
1. Attend a Texas Music Office sponsored Music Friendly Community Workshop
2. Establish a City/County/Region Music Office liaison,who can respond to constituent
questions. The liaison must work within a division of government, an economic development
corporation, a convention and visitor's bureau, or within a 501(c)(3)non-governmental
organization.
3. Register with the Texas Music Office's Texas Music Industry Directory. The liaison's
organization also signs a mutually agreed upon Memorandum of Understanding (MOU)that
creates a working arrangement for the sharing of Music Directory data, and establishes
protocols for keeping the directory information up to date.
4. Demonstration of partnerships with the community's music related 501(c)(3) nonprofits in
order to foster community development.
5. Collaboration with music education programs, including area college or university music
schools.
In July 2017, City and CVB staff met with the Denton Music and Arts Collaborative (DMAC), a
501(c)(3)non-profit that is concentrating on providing affordable insurance to musicians and artists
in the area.
In August 2017, City staff set up a meeting in Denton with several area artists and musicians,
DMAC, and Brendon Anthony to discuss the certification process.
At this time the following steps have been accomplished:
1. Attended a Music Friendly Workshop (9-7-17)
2. Establish a liaison(City Economic Development Program Administrator, Julie Glover)
3. Register with the TMO Music Industry Directory
4. Demonstrate partnerships with music related 501(c)(3) (DMAC)
Next steps include:
1. Sign a MOU between the City and the TMO to share Music Directory data
2. Collaboration with music education programs, college or university music schools
No action is required on the part of the Council for Denton to become a Certified Music Friendly
Community; staff will keep Councilmembers updated on the progress of the certification process.
CONCLUSION:
The music industry is important to the economic health and cultural identity of Denton and should
have the support of City government, local businesses, artists, and nonprofits.
STAFF CONTACT:
Julie Glover
940-349-7732
julie.glover@cityofdenton.com
Date: October 27, 2017 Report No. 2017-076
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
Conveyance Plats and City Requirements
EXECUTIVE SUMMARY:
Procedurally, there are two (2)ways for obtaining an approval for a Conveyance Plat (see Sec.
35.16.17.2.C) in the City of Denton:
1. Administrative. Approval by the Development Review Committee (DRC) Chair, if the
Conveyance Plat qualifies as a Minor Plat pursuant to Tex. Local Government Code §
212.0065 (and DDC Sec. 35.16.15).
o Minor Plat- four or fewer lots fronting on an existing street and not requiring the
creation of any new street or the extension of municipal facilities.
2. Planniniz and Zoning Commission. Approval of conveyance plats not qualifying as a
minor plat or minor plats referred by the DRC Chair if not approved administratively.
The Planning and Zoning Commission must:
o Approve;
o Approve with conditions that insure compliance with the requirements of
Subchapter 16, Subdivisions; or
o Deny
a Conveyance Plat no later than thirty(30) days from the date of application.
Standards for approval relate to dedication or reservation of right of way.
BACKGROUND:
1. Texas Local Government Code
Texas Local Government Code § 212.004 Plat Required, states the following:
a) The owner of a tract of land located within the limits or in the
extraterritorial jurisdiction of a municipality who divides the tract in
two or more parts to lay out a subdivision of the tract, including an
addition to a municipality, to lay out suburban, building, or other lots,
or to lay out streets, alleys, squares,parks, or other parts of the tract
intended to be dedicated to public use or for the use of purchasers or
owners of lots fronting on or adjacent to the streets, alleys, squares,
parks, or other parts must have a plat of the subdivision prepared.
A division of a tract under this subsection includes a division regardless
of whether it is made by using a metes and bounds description in a deed
of conveyance or in a contract for a deed,by using a contract of sale or
other executory contract to convey, or by using any other method.
Date: October 27, 2017 Report No. 2017-076
A division of land under this subsection does not include a division
of land into parts greater than five acres, where each part has access and
no public improvement is being dedicated.
[Emphasis Added]
While the Texas Local Government Code does not explicitly define or mention conveyance
plats, Sec. 212.0045, authorizes a municipality "to determine whether specific divisions of
land are required to be platted, a municipality may define and classify the divisions. A
municipality need not require platting for every division of land otherwise within the scope
of this subchapter."
Sec. 212.0065 of the Texas Local Government Code classifies minor plats or replats as
having four or fewer lots fronting on an existing street and not requiring the creation of any
new street or the extension of municipal facilities.
2. Denton Development Code
The primary way of platting is through a preliminary plat and/or final plat. The Denton
Development Code (DDC) defines those as follows:
Preliminary Plat: A preliminary plat is intended to provide sufficient
information to evaluate and review the general design of the development to
insure compliance with the Code and specifications. Where a general
development plan is required, the preliminary plat shall conform to the
approved development plan.
Final Plat: The final plat is intended to serve as the official recorded map and
plat of the property to be subdivided or developed, showing thereon the
boundaries, lots,public streets and easements and public facilities and features
which are necessary to serve the development, as required. The final plat shall
conform to the preliminary plat, when a preliminary plat is permitted or
required.
Conversely, a Conveyance Plat may be used solely for the purpose of subdividing land and
the recording of same, or recording a single existing lot or parcel created by other means. A
conveyance plat may be used to convey the property or interests therein; however, a
conveyance plat does not constitute approval for development of the property. A conveyance
plat is an interim step in the subdivision of land and shall contain a notation that indicates
that no development is intended. The Denton Development Code (DDC) defines a
conveyance plat as:
An Interim Plat recording the subdivision of property or defining a remainder of
property created by the approval of a Final Plat for sole purpose of conveying
land and not for development for a portion of property, where approval of final
development plans is not sought.
Date: October 27, 2017 Report No. 2017-076
Standards for Approval (DDC Sec. 35.16.17.2)
1. Reservation of rights-of-way. Conveyance plats must identify any future
rights-of-way for public thoroughfares and streets specified on the City's
thoroughfare plan. The identification of the right-of-way does not grant any
right or interest in the property to the City or other entity. The final alignment
may be adjusted upon Final Platting in order to meet engineering design
standards.
2. Dedication of rights-of-way. Dedication of right-of-way shall be required
where a Conveyance Plat is used to record the remainder of a tract created by
the Final Platting of a portion of the property. The required right-of-way
dedication shall be limited to that which is necessary to provide access to the
property proposed for Final Plat approval and to complete turn lanes,
intersections and transitions in road pavement width resulting from
development of property proposed for Final Plat approval.
DISCUSSION:
The conveyance plat is a drawing of an individual property and are usually used to identify
property lines and can include easements. These plats usually accompany a deed as an exhibit or
are included with documents that are required for sale of a property. Conveyance plats, that are
not minor plats, do not fulfill the subdivision platting requirement of Local Government Code or
the DDC Subdivision requirements and include a notation prohibiting any development to occur.
The Texas Local Government Code requires platting (in some form) for a division of a tract
regardless of whether it is made by using a metes and bounds description in a deed of
conveyance or in a contract for a deed, by using a contract of sale or other executory contract to
convey, or by using any other method. The form of platting that is used by the City of Denton is
a conveyance plat.
As a matter of policy, the following should be discussed:
1. Should the City of Denton require conveyance plats for the sale/conveyance of
property?
a. If so, should the City of Denton require dedication or reservation of right of
way, prior to the sale of property through a conveyance plat?; or
Should the dedication or reservation of right of way occur at time of
subdivision platting?
b. If so, since a conveyance plat is not technically a subdivision plat and does
not permit development to occur, should the applicant be required to go to
the Planning and Zoning Commission for approval, or should it be done
administratively?
Date: October 27, 2017 Report No. 2017-076
CONCLUSION:
Conveyance plats allow a property owner to subdivide land that is not intended for immediate
development for the purposes of sale. Conveyance plats could also allow a property owner to
record the remainder of a parent tract that is larger than five acres, and that is created by the
record platting of a portion of a parent tract.
A conveyance plat also generally allows for the subdivision of property into parcels that are
smaller than five acres, in order to record the transfer of ownership without requiring
construction or design of public improvements or collection of development fees.
If the dedication or reservation of right of way is deferred until the subdivision plat, the
purchaser of a property may not be aware of such requirement, unless a comprehensive due
diligence report is prepared for the property.
ATTACHMENT(S):
1. Texas Local Government Code Requirements—Chapter 212
2. Denton Development Code Requirements
3. City of Denton Conveyance Plat Application and Checklist
STAFF CONTACT:
Richard Cannone, AICP
Interim Planning Director
Richard.Cannone(a-,cityofdenton.com
940-349-8507
DENTON DEVELOPMENT CODE—EXCERPTS FROM SUBCHAPTER 16,SUBDIVISIONS
35.16.17. -Conveyance Plat.
A. Purpose.
A Conveyance Plat may be used solely for the purpose of subdividing land and the recording of
same, or recording a single existing lot or parcel created by other means. A Conveyance Plat
may be used to convey the property or interests therein; however, a Conveyance Plat does not
constitute approval for development of the property. A Conveyance Plat is an interim step in the
subdivision of land and shall contain a notation that indicates that no development is intended.
B. Applicability.
A Conveyance Plat may be used in lieu of a Final Plat to record the subdivision of property,
provided that no portion of the development is intended for immediate development.
C. Filing.
No Final Plat processed and approved in association with a Conveyance Plat shall be filed without
the concurrent filing of the associated approved Conveyance Plat.
35.16.17.1. Effect of Approval.
A. Conveyance Plat approval and acceptance by the City does not relieve the owner from
obligations, including fees, required by other sections of this or any other Chapter of the City Code
pertaining to the improvement of the property or extension of services as required to make the
property suitable for development.
B. Neither reservation nor dedication of right-of-way shall relieve the property owner from any
obligation for street construction or assessments associated with public street improvement
programs. Easements for access, utilities and drainage may be recorded on Conveyance Plats.
C. No Building Permits shall be issued nor development begin, nor permanent utility service provided
for land which has only received approval as a Conveyance Plat. This information shall be set
forth in bold type on the Plat.
D. A Conveyance Plat may be vacated, replatted or superseded in total or in part by thorough
compliance with the procedures and requirements of this Subchapter.
35.16.17.2. Conveyance Plat Requirements.
A. Application.
The property owner shall submit an application for a Conveyance Plat, together with other
supporting documents and fees, to the Director in accordance with the requirements of the
Application Criteria Manual. Conveyance plats that qualify as minor plats may be approved by
the Chairman of the Development Review Committee. A Conveyance Plat shall contain such
information that may be required by the Development Review Committee which is reasonably
necessary to review and determine whether the proposed development and required facilities
meet the requirements of this Subchapter and as required by the Application Criteria Manual.
B. Standards for Approval.
The Planning and Zoning Commission shall approve the Conveyance Plat if the Plat complies
with the following statements:
Pagel
1. Reservation of rights-of-way. Conveyance plats must identify any future rights-of-way for
public thoroughfares and streets specified on the City's thoroughfare plan. The identification
of the right-of-way does not grant any right or interest in the property to the City or other
entity. The final alignment may be adjusted upon Final Platting in order to meet engineering
design standards.
2. Dedication of rights-of-way. Dedication of right-of-way shall be required where a
Conveyance Plat is used to record the remainder of a tract created by the Final Platting of a
portion of the property. The required right-of-way dedication shall be limited to that which is
necessary to provide access to the property proposed for Final Plat approval and to complete
turn lanes, intersections and transitions in road pavement width resulting from development
of property proposed for Final Plat approval.
C. Approval Procedure.
1. Conveyance plats shall be approved provided they comply with all requirements of this
Subchapter. The Planning and Zoning Commission must approve, approve with conditions
that insure compliance with the requirements of this Subchapter or deny a Conveyance Plat
no later than thirty(30) days from the date of application.A Conveyance Plat qualifying as a
minor Plat shall be reviewed and acted upon by the Development Review Committee.
2. Signing and filing. After the approval of the Conveyance Plat by the Planning and Zoning
Commission or Development Review Committee, the property owner or his engineer shall
submit filing fees and the required number of copies for filing to the City for filing with the
county. Having submitted all copies and fees, the owner may request a delay of filing for up
to one hundred eighty(180)days from the date of approval.Any Conveyance Plat which has
not been filed with the county within one hundred eighty one (181) days of the date of
approval shall be void. Prior to filing with the county, the property owner may withdraw and
void a Conveyance Plat. Any Conveyance Plat withdrawn or voided must be resubmitted
under current regulations and procedures and reapproved by the Planning and Zoning
Commission or Development Review Committee and filed with the county. Prior to filing, the
chairperson of the Planning and Zoning Commission or the Development Review
Committee,whichever is applicable, shall sign the Conveyance Plat.The City Engineer shall
forward one (1) copy of the recorded Conveyance Plat to the property owner.
35.16.15. - Minor Plat.
The Chairman of the Development Review Committee or the Planning and Zoning Commission
may approve a minor Plat pursuant to Tex. Loc. Gov't. Code § 212.0065, as amended. The
Chairman of the Development Review Committee at his discretion may refer the minor Plat to the
Planning and Zoning Commission. The Chairman of the Development Review Committee shall
not disapprove a minor Plat but shall refer such Plat to the Planning and Zoning Commission if
he recommends disapproval.
Page 2
DEPARTMENT OF DEVELOPMENT SERVICES
coF Development Services Center—215 W.Hickory Street—Denton,Texas 76201 voice.(940)349-8541
DENTONwww.cityofdenton.com
Conveyance Plat Application and Checklist
Property
Project Name: Parcel(s)Tax ID# (Required):
Project Address (Location): Total Acres:
Previous Project Number (If Applicable):
Existing Zoning: # of Existing Lots: # of Existing Units:
Proposed Zoning: # of Proposed Lots: # of Proposed Units:
For Plats Only:This waiver must be completed for all Plat applications;failure to do so will result in the rejection of your application.
I waive the statutory time limits in accordance with Section 212 of the Texas Local Government Code.
SIGNATURE:
Owner
Name:
Company Name:
Address:
Telephone: Email:
CHECK ONE OF THE FOLLOWING:
❑ I will represent the application myself;or
❑ I hereby designate (name of project representative) to act in the
capacity as my agent for submittal, processing, representation, and/or presentation of this development
application. The designated agent shall be the principal contact person for responding to all requests for
information and for resolving all issues of concern relative to this application.
I hereby certify that I am the owner of the property and further certify that the information provided on this
development application is true and correct. By signing below, I agree that the City of Denton (the "City") is
authorized and permitted to provide information contained within this application to the public. The City is
also authorized and permitted to reproduce any copyrighted information submitted in connection with the
application, if such reproduction is associated with the application in response to a Public Information
Request.
Owner's Signature: Date:
STATE OF TEXAS COUNTY OF BEFORE ME,a Notary Public,on this
day personally appeared (printed owner's name)the above signed,who,under oath,stated the following:
"I hereby certify that I am the owner, for the purposes of this application;that all information submitted herein is true and correct."
SUBSCRIBED AND SWORN TO before me,this the day of ,20
Notary Signature (seal)
Page 1 of 4
DEPARTMENT OF DEVELOPMENT SERVICES
coF Development Services Center—215 W.Hickory Street—Denton,Texas 76201 voice:(940)349-8541
DENTONw�.cityofdenton.com
Conveyance Plat Application and Checklist
Please note that this checklist is intended to assist developers and design professionals in the preparation of submittals for
DRC review and are generally what is needed to facilitate the review of the proposed Conveyance Plat. A submittal of a
complete application will facilitate a timely review. Failure of the applicant to provide required information or obtain a waiver
from the DRC Chair will result in application not being processed. Under special circumstances, additional items may be
required through the Development Review Committee process prior to approval.
Items to besubmitted:
❑ Application and Checklist
❑ Associated Fee(s): as listed on the Development Review Fee Schedule.
❑ Project Narrative: Written proposal for the project.
❑ Conveyance Plat: Plats will be drawn on a sheet size of 24"x 36"with a 3"x 3"clear box in the right hand corner(these
are county requirement for filing). Smaller or larger sheet size may be accepted only if approved by Development Review
Committee (DRC) Chair. Plats will be drawn to a scale no smaller than 1" = 100'unless otherwise approved by the DRC
Chair.
❑ 24" x 36" Engineering/Support Documents if required. Engineering/support documents are required for all public
improvements,including sidewalks. Engineering/support documents will be drawn to a plan view scale not smaller than
1" = 100' with exception to the drainage area map which may be a scale not smaller than 1" = 400' unless otherwise
approved by the DRC Chair.
❑ All documents shall bear appropriate seals, stamps or other validations/certifications of work as applicable in accordance
with State law and local requirements.
❑ Conveyance Plat Checklist: I have reviewed the checklist and all submittals for completeness and accuracy.
❑ All documents are required to be PDF files,each sheet will be a single item and will be uploaded into ProjectDox
General Information:
A conveyance plat may be used solely for the purpose of subdividing land and the recording of same, or recording a single
existing lot or parcel created by other means. A conveyance plat may be used to convey the property or interests therein;
however, a conveyance plat does not constitute approval for development of the property. A conveyance plat is an interim
step in the subdivision of land and shall contain a notation that indicates that no development is intended.A conveyance plat
may be used in lieu of a final plat to record the subdivision of property, provided that no portion of the development is
intended for immediate development. For more information see Section 35.16.17 of the Denton Development Code.
Applicant information required: the applicant, owner and contact information on the application must be provided in
entirety.If the applicant,property owner or contact is the same,note as such.The contact should be the name of the principal
design professional (i.e. a surveyor or engineer) preparing the plat document. If multiple design professionals are involved in
the preparation of the plat document, list the principal design professional. All correspondence relating to the plat will be
directed to the contact designated on the application.
Owner signature: the final plat application is required to be signed by the current property owner. If the property owner is
not available to sign the application,then a letter of authorization from the property owner is required to be submitted which
empowers a designee to sign for the property owner.
Acceptance of plat application: All plat applications will be reviewed for completeness in accordance with this checklist
before they are accepted by City Staff.Failure of applicant to provide required information or obtain waiver from DRC
Chair constitutes grounds for refusal of plat acceptance for processing; or staff recommendation of denial when
application is scheduled for consideration.
Standards for approval and approval procedure: The Planning and Zoning Commission of the City of Denton shall
approve the conveyance plat if it complies with the standards for approval listed in Section 35.16.17.2(B) of the Denton
Page 2 of 4
DEPARTMENT OF DEVELOPMENT SERVICES
coF Development Services Center—215 W.Hickory Street—Denton,Texas 76201 voice:(940)349-8541
DENTONwww.cityofdenton.com
Conveyance Plat Application and Checklist
Development Code. The Planning and Zoning Commission must approve, approve with conditions that insure compliance
with the Denton Development Code,or deny a conveyance plat within thirty(30)days of its date of application.A conveyance
plat qualifying as a minor plat shall be reviewed and acted upon by the Development Review committee. See Section
35.17.17.2(C)(2) for filing procedures.
Expiration of Conveyance Plat: any conveyance plat,which has not been filed with the county within one hundred eighty
one (181) days of the date of approval, shall become null and void.
Conveyance Plat Shall Contain:
❑ North arrow, written and graphic scale, and date of preparation, key map showing the location of the development in
relation to existing streets and highways and dates of preparation and revisions.
❑ The boundary lines with accurate distances and bearings to the exact location and width of all existing or recorded streets
intersecting the boundary of the tract.
❑ True bearings and distances to the nearest established official monuments or state plane coordinates, which shall be
accurately described on the plat;municipal,township,county or section lines accurately tied to the lines of the subdivision
or addition by distances and bearings.
❑ An accurate location of the subdivision or addition with reference to the abstract and survey records of the County.
❑ The exact layout including:
❑ Street names (if known or proposed).
❑ The length of all arcs,radii,internal angles,points of curvature length,and bearings of the tangents.
❑ Easements and rights-of-way specifying their provision by dedication or reservation.
❑ All lot numbers and lines with accurate dimensions in feet and hundredths of feet with bearings and angles to street
and alley lines.
❑ The identification,location and size of all existing gas,petroleum, or similar common carrier easements located within or
on the boundary of the development. If no easements or pipelines are located on the property,add a note to that effect.
❑ The accurate location,material,and approximate size of all survey monuments and corners.
❑ The accurate outline of all property that is offered for dedication for public use with the purpose indicated thereon.
❑ Proposed name of the subdivision or addition.
❑ Name and address of the property owner.
❑ Certification by a registered professional land surveyor to the effect that the plat represents a survey made by him or her
and that all the monuments shown thereon actually exist, and their location, size and material description are correctly
shown.
❑ The applicant shall also submit the following with his or her application for approval of a conveyance plat:
❑ Certificates to properly dedicate easements or rights-of-way as may be necessary.
❑ A certificate of ownership and dedication of all street and alley rights-of-way to public use forever, signed and
acknowledged before a notary public by the owner and lien holder,if any,of the land along with complete and accurate
description of the land subdivided and streets dedicated, where applicable, except as provided in Section
35.16.17.2(B)(2).
❑ Acknowledgement to be placed on plat.All conveyance plats must be titled"Conveyance Plat"and carry the following
text:
❑ "A conveyance plat is a record of property approved by the City of Denton for the purpose of sale or conveyance in its
entirety or interests thereon defined. No building permit may be issued, nor development begin, nor permanent public
Page 3 of 4
DEPARTMENT OF DEVELOPMENT SERVICES
coF Development Services Center—215 W.Hickory Street—Denton,Texas 76201 voice:(940)349-8541
DENTONw�.cityofdenton.com
Conveyance Plat Application and Checklist
utility service provided until a final plat is approved, filed of record and public improvements are accepted in accordance
with the provisions of the Subdivision and Land Development Regulations of the city of Denton. Selling a portion of this
property by metes and bounds,except as shown on an approved,filed and accepted conveyance plat,final plat or replat is
a violation of the city ordinance and state law."
❑ All documents shall bear appropriate seals,stamps or other validations/certifications of work as applicable in accordance
with State law and local requirements.
Requirements • •
Plats shall be filed prior to formal acceptance of any public improvements and prior to issuance of building permits. In order
to comply with the county's plat filing requirements,the following must be completed on the final plat document.
❑ All documents shall bear appropriate seals,stamps or other validations/certifications of work as applicable in accordance
with State law and local requirements.
❑ All stamps and seals must be legible.
❑ Tax certificates are required with the filing of each plat from all taxing entities.
❑ All property owner signatures must be original and acknowledged (notary public) and each name must be printed below
each signature.
❑ A 3"X 3"box in the bottom right-hand corner is requested on the plat in order to print recording information.
❑ A fee of$50 is required for each page of the plat filed plus$0.25 for each page of each copy the applicant requests returned.
Once the execution package is received, all items will be reviewed. Any discrepancies in the plat documents or development
contracts may delay the filing of the final plat. Development contracts must be approved prior to filing the final plat at the
county courthouse. Any omission of the above listed items may delay the filing of the final plat. Staff will obtain signatures
from the City Secretary and the Planning and Zoning chairperson prior to filing.
Page 4 of 4
Date: October 27,2017 Report No. 2017-077
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
Review of Denton Development Code for Backyard Cottages/Accessory Dwelling Units in the
City of Denton.
EXECUTIVE SUMMARY:
Accessory dwelling units have become a viable option for affordable housing in recent years.
Following is an examination of how the city regulates accessory dwelling units, where in the city
they are permitted, and a chart of how other cities in the Metroplex regulate them.
BACKGROUND:
Denton Code 2030
The Land Use Section of the Denton Plan 2030, briefly references accessory dwelling units in
Goal LU-3, Grow out Assets: Maintain and Strengthen Neighborhoods, Commercial and
Employment Areas. Specifically it states that when reviewing appropriate types of residential
infill development that would be compatible within single family neighborhoods, "...accessory
dwelling units such as garage apartments and"granny flats" and a second small unit on a single
family lot could be considered." (Denton Plan 2030,pg. 42-43)
Denton Development Code Regulations
Permissions by Zoning District
Following are tables for each zoning district indicating those districts in which accessory
dwelling units are Permitted(P), require approval of a Specific Use Permit(SUP), are Not
Permitted(N), and have limitations on them [L(1)]. This information can be found in §35.5 of
the Denton Development Code (DDC).
L(1)=Accessory dwelling units are permitted, subject to the following additional criteria:
1. The proposal must conform to the overall maximum lot coverage and setback
requirements of the underlying zone.
2• The maximum number of accessory dwelling units shall not exceed 1 per lot.
3. The maximum gross habitable floor area(GHFA) of the accessory residential structure
shall not exceed 50% of the GHFA of the primary residence on the lot, and shall not
exceed 1000 sq. ft. GHFA unless the lot meets the requirements of L(1).5.
4. One additional parking space shall be provided that conforms to the off-street parking
provisions of this Chapter.
5. The maximum gross habitable floor area(GHFA) of the accessory residential structure
shall not exceed 50% of the GHFA of the primary residence on the lot, where the lot size
is equal to or greater than ten acres in size. An SUP is not required for such an accessory
residential structure where the lot size is equal to or greater than ten acres.
1
Date: October 27, 2017 Report No. 2017-077
Rural Districts RD-5 RC
Accessory Dwelling Units P P
Neighborhood NR-1 NR-2 NR-3 NR-4 NR-6 NRMU- NRMU
Residential Districts 12
Accessory Dwelling SUP SUP SUP SUP SUP L(1) N
Units L(1) L(1) L(1) L(1) L(1)
Downtown University DR-1 DR-2 DC-N DC-G
Core Districts
Accessory Dwelling P P N N
Units
Community Mixed Use CM-G CM-E
Districts
Accessory Dwelling N N
Units
2
Date: October 27, 2017 Report No. 2017-077
Regional Mixed Use RCR-1 RCR-2 RCC-N RCC-D
Districts
Accessory Dwelling N N N N
Units
Employment Centers EC-C EC-E
Accessory Dwelling N N
Units
Industrial Centers IC-E IC-G
Accessory Dwelling N N
Units
Please refer to the attached map for locations and information regarding Planned
Developments (PDs) and Master Planned Communities (MPCs).
Housing Density
When calculating density of an area, accessory dwelling units area not typically counted.
In Subchapter 23 of the DDC, the definition for Density,Net specifically excludes accessory
dwelling units from the net density calculation. They are not mentioned in the definition for
Density, Gross.
Development Standards
Following are the development standards for each district that accessory dwelling units are
permitted in, either by right or upon approval of a Specific Use Permit(SUP):
General Regulations RD-5 RC
Minimum lot area 5 acres 2 acres
Minimum lot width 200 feet 100 feet
Minimum lot depth 250 feet 200 feet
Minimum front yard 50 feet 50 feet
3
Date: October 27,2017 Report No. 2017-077
Minimum side yard 10 feet 10 feet
Minimum side yard adjacent
50 feet 50 feet
to the street
Minimum rear yard 10 feet, plus 1 foot for each foot of
building height over 20 feet
The following limits apply to subdivision of more than ten acres in lieu of minimum lot size
and dimension requirements:
Maximum density, DU/acre 0.2 0.5
Minimum building separation 30 feet 30 feet
The following limits apply to all buildings:
Maximum lot coverage 15% 35%
except for agricultural
buildings
Minimum landscaped area 75% 65%
Maximum building height 65 feet 65 feet
Maximum FAR except for
None 0.25
single-family uses
Minimum yard when a use
other than single-family abuts None 10 feet, plus 1 foot for each
foot of building height
a residential zone
General AR-1 AR-2 AR-3 AR-4 AR-6 NRMU- NRMU
Regulations 12
Minimum lot 32,000 16,000 10,000 7,000 6,000 3,500 2,500
area(sq. ft.)
Minimum lot
width 80 feet 80 feet 60 feet 60 feet 50 feet 30 feet 30 feet
Minimum lot 100 feet 100 feet 80 feet 80 feet 80 feet 80 feet 50 feet
4
Date: October 27,2017 Report No. 2017-077
depth
Minimum 20 feet 20 feet 15 feet 20 feet 10 feet 10 feet None
front yard L(2) L(2)
Minimum
side yard
6 feet 6 feet 6 feet 6 feet 6 feet 6 feet 6 feet
Minimum
side yard 10 feet 10 feet 10 feet 10 feet 10 feet 10 feet None
adjacent to
the street
Minimum
10 feet 10 feet 10 feet 10 feet 10 feet 10 feet None
rear yard
The following limits apply to subdivision of more than two acres in lieu of minimum lot size
and dimension requirements:
Maximum
density, 1 2 3.5 4 4 12
DU/acre 30
Minimum
building 20 feet 10 feet 6 feet 5 feet 4 feet 10 feet 12 feet
separation
The following limits apply to all buildings:
Maximum 30% 30% 50% 60% 60% 60% 80%
lot coverage
Minimum 70% 70% 50% 40% 40% 40% 20%
landscaped
area
Maximum 40 feet 40 feet 40 feet 40 feet 40 feet 40 feet 65 feet
building
height
Minimum 10 feet, 10 feet, 10 feet, 10 feet, 10 feet, 10 feet, 10 feet,
yard when plus 1 plus 1 plus 1 plus 1 plus 1 plus 1 plus 1
abutting a foot for foot for foot for foot for foot for foot for foot for
5
Date: October 27,2017 Report No. 2017-077
single family each each each each each foot each foot each foot
use or foot of foot of foot of foot of of of of
district building building building building building building building
height height height height height height height
above above above above above 20 above 20 above 20
20 feet 20 feet 20 feet 20 feet feet feet feet
General
DR-1 DR-2
Regulations
Minimum lot 4,000 4,000
area(sq. ft.)
Minimum lot
50 feet 40 feet
width
Minimum lot
80 feet 80 feet
depth
Minimum
10 feet 10 feet
front yard
Minimum
6 feet 6 feet
side yard
Minimum 10 feet 10 feet
yard adjacent
to the street
Minimum
10 feet 10 feet
rear yard
10 feet,
Minimum plus 1 foot 10 feet,plus
yard when 1 foot for
abutting a for eachfoot of each foot of
single family building
building
use or height over
height over
district 3 30 feet
0 feet
6
Date: October 27, 2017 Report No. 2017-077
Minimum
residential 700 sq. ft. 500 sq. ft.
unit size
Maximum 0.5 0.75
FAR
Maximum
density, 8 30
DU/acre
Maximum 60% 75%
lot coverage
Minimum 40% 25%
landscaped
area
Maximum 40 feet 45 feet
building
height
Design Standards
Additional design requirements for accessory structures in general can be found in §35.12.4 of
the DDC. Figure 1 illustrates the permitted location of all accessory structures on a residential
lot.
INTERIOR LOT CORNER LOT
Rear Lot Lin, Rear Lol Line _
1
1
Accessory Accessory �
Structure Structure 1
a (Garage) � (Ga i rage) 1
1
1
Rear Yard '" Rear Yard 1
1
1
Z
y
Priuciplr E 5trudure c = Principle
— - Stnrrtnre ;� r
1
1
F— Yard Front Yard
Front Lot Liae Front Lol Line
Figure 1
7
Date: October 27, 2017 Report No. 2017-077
General Regulations (§35.12.4.B).
1. The combined square footage of the principal structure and accessory structure(s) shall
not exceed the zoning district maximum lot coverage specified in Subchapter 5.
2. Accessory structures, with the exception of non-residential detached carports, gas station
canopies, gas station car wash facilities, and security/entry booths, are prohibited in front
or side yards. Accessory structures on a kindergarten, elementary, middle or high school
property may be located in side yards, but are prohibited from being located in front
yards.
3. Accessory structures shall be set back a minimum of three (3) feet from all property lines
associated with its permitted location.
4. No portion of an accessory structure may be located in, or encroach upon, any easement.
5. All accessory structures that require a building permit shall be architecturally compatible
with its associated principal structure or screened from view of abutting properties and
public rights-of-way. In this context, the term "architectural compatibility" includes,but
is not limited to, consistency in: roof pitch, exterior construction materials, exterior color,
and architectural design and detail.
Historic Districts
The historic districts within the city typically may have had a carriage house or even garage that
has been converted. Specifically, it is believed that many historic properties have dwellings on
them that were once carriage houses or storage. There are also a few garage apartments located
in the historic districts. If directed, staff could conduct research,which would include
interviewing property owners to determine the number of such dwelling units in the districts.
Accessory Dwelling Units: Best Practices
Staff researched how other cities regulated Accessory Dwelling Units. Following is a table
summarizing our findings. A more detailed summary of each city's regulations can be found
attached to this report.
Accessory Dwelling Units
City Permissibility Specific Standards
Plano Allowable with regular building permit - Ancillary unit allowed(only if minimum lot
depth is 100 feet), maximum 500 square feet
footprint and 1,000 square feet of dwelling
space; and maximum height 25 feet. Minimum
lot depth: 70 feet; 100 feet if ancillary unit
8
Date: October 27, 2017 Report No. 2017-077
utilized.
-Accessory unit allowed; maximum 750
square feet footprint and 1,000 square feet of
dwelling space; and maximum height 25 feet.
McKinney Allowable in permitted districts.No -No accessory dwelling, including accessory
SUP Needed. building shall exceed 200 square feet in area,
except:
-Detached garages are limited to 500 square
feet in area; and
-Accessory dwellings are limited to 600 square
feet in area - Accessory
dwellings, where allowed as an accessory use,
shall meet the following requirements: An
accessory dwelling may not be located on a lot
less than 12,000 square feet in area.
Frisco Allowed only with a normal building - Same as primary structure setback if closer
permit than 10'to primary structure
Lewisville Requires special use permit - 18,000 Sqft+
Fort Allowable and must meet all applicable - May not exceed the height of the primary;
Worth City of Fort Worth building code for and may be used only as an accessory dwelling
habitable structures unit and may not be used as a separate
independent residence for one-family districts.
- The total area covered by all rooftops shall
not exceed the maximum lot coverage
(percentage) for the district applicable to
residential use
Dallas Allowable except on parking district -Not more than 25% of main structure floor
and SUP might be needed depending on area
the district
Carrolton Not Allowable - Any accessory building added to an existing
legal nonconforming one or two-family
dwelling shall conform to the district standards
applicable to the residential use.
9
Date: October 27, 2017 Report No. 2017-077
As can been seen in the table above, the City of Carrollton is the only city which does not permit
accessory dwelling units. The cities of Lewisville and Dallas both require Specific Use permits
for accessory dwelling units. The remainder of the cities surveyed allow them by right.
ATTACHMENT(S):
• Accessory Structure Permissions Map
• Benchmark Cities: Accessory Dwelling Units
STAFF CONTACT:
Richard Cannone, AICP
Interim Planning Director
Richard.cannone(a,cityofdenton.com
940-349-8507
Cindy Jackson, AICP
Senior Planner
Cindy j acksonkcityofdenton.com
Office: (940) 349-8351
10
AccessoryDwellingUnit Permissions
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i
-
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-
BENCHMARK CITIES: ACCESSORY DWELLING UNITS
Accessory Dwelling Units
City Permissibility Specific Standards
Plano Allowable -Ancillary unit allowed(only if minimum lot depth is 100 feet),
with regular maximum 500 square feet footprint and 1,000 square feet of
building dwelling space; and maximum height 25 feet. Minimum lot
permit depth: 70 feet; 100 feet if ancillary unit utilized.
-Accessory unit allowed; maximum 750 square feet footprint
and 1,000 square feet of dwelling space; and maximum height
25 feet.
McKinney Allowable in -No accessory dwelling, including accessory building shall
permitted exceed 200 square feet in area, except:
districts. No -Detached garages are limited to 500 square feet in area; and
SUP Needed. -Accessory dwellings are limited to 600 square feet in area
-Accessory dwellings, where allowed as an accessory use, shall
meet the following requirements: An accessory dwelling may
not be located on a lot less than 12,000 square feet in area.
Frisco Allowed only - Same as primary structure setback if closer than 10'to primary
with a normal structure
building
permit
Lewisville Requires - 18,000 Sqft+
special use
permit
Fort Allowable and -May not exceed the height of the primary; and may be used
Worth must meet all only as an accessory dwelling unit and may not be used as a
applicable separate independent residence for one-family districts.
City of Fort - The total area covered by all rooftops shall not exceed the
Worth maximum lot coverage (percentage) for the district applicable to
building code residential use
for habitable
structures
Dallas Allowable -Not more than 25% of main structure floor area
except on
parking
district and
SUP might be
needed
depending on
the district
Page 1
Carrolton Not -Any accessory building added to an existing legal
Allowable nonconforming one or two-family dwelling shall conform to the
district standards applicable to the residential use.
SOURCES
Lewisville
https:Hlibrary.municode.com/tx/lewisville/codes/code of_ordinances?nodeId=PTIICOOR_CHI
7ZO S17-3DEADUSRE
Sec. 17-32.5. -Residential storage buildings.
(a) Residential accessory building shall mean an accessory building to a residential use.
Residential accessory buildings include, but are not limited to, residential storage buildings,
detached garages, carports,utility rooms or accessory dwelling units.
Residential accessory buildings existing upon the effective date of this chapter, although such
buildings do not conform to the provisions hereof, may be continued in accordance with the
nonconformity regulations of this chapter.
(b) The regulations in this section apply to the following zoning districts and as otherwise
specifically provided by this chapter: AO, TE, R-18, R-12, R-9, R-7.5, R-6, R-5, DU, ETH,
TH, TH-2, OTMU 1 (single-family attached or detached), OTMU2 (single-family attached or
detached), MU-30 (single-family attached), MU-90 (single-family attached) and MU-SC
(single-family attached).
(c) Requirements.
(1) Size and number of buildings allowed.
a. Lots 7,500 square feet or smaller: One building not to exceed 250 square feet.
b. Lots from 7,501 to less than 18,000 square feet: Two buildings with an aggregate
total not to exceed 500 square feet.
c. Lots 18,000 square feet or larger: Two buildings with an aggregate total not to exceed
800 square feet.
d. Lots with a minimum size of 12,000 square feet may apply for a special use permit
(SUP)for any one building or aggregate total of two buildings larger than 500 square
feet.
(2) Easements. An accessory building is prohibited in any easement.
(3) Additional requirements.
Page 2
Residential Side, Rear, Exterior
Permit Front Maximum
Accessory Main Bldg. Finish
Required Setback Height*
Building Size Setbacks Materials
Per
Any listed material
with a painted or
< 120 s.f. No Zoning None 10' manufactured
District
surface
Per Compatible with
> 120 s.f. Yes Zoning 5' 12' primary structure or
District masonry
* Height is
measured from the
finished grade to
the peak of the roof
(4) Accessory dwelling unit.
a. Accessory dwelling units, as defined in this chapter, require a special use permit
(SUP) and are only permitted on lots with a minimum area of 18,000 square feet.
b. Accessory dwelling units may not be leased or sold separately from the primary
residence.
(Ord. No. 4 (ZI, § 1, 9-14-15)
McKinney
https:Hlibrary.municode.com/tx/mckinney/codes/code of ordinances?nodeld=SPBDERE
CH146ZORE AP APXFSC SF-1SCSPLI
Sec. 146-133. -Accessory buildings and uses.
(a) Area regulations. The following area regulations shall be observed for all accessory buildings
or accessory structures in all residential, multiple family, or mobile home districts:
(1) Front yard. Attached accessory buildings or structures shall have the same front yard as
that of the main building.
Page 3
(2) Side yard.
a. There shall be a side yard for any detached accessory building of not less than three
feet from any side lot line when such detached accessory building is located in the
rear of the lot (the rear of a line connecting the midpoints on the two opposite side
lot lines of any lot, tract or plot), and when the detached accessory building is a
minimum distance of ten feet from the main structure.
b. When a detached accessory building is located in front of the line connecting the two
midpoints of the opposite side lot lines as herein described, or is closer than ten feet
from the main structure, such accessory building shall observe the same side yard as
specified for the main building.
c. If an accessory structure is adjacent to a side street, the side yard for the accessory
structure must be a minimum of 15 feet from the side property line.
(3) Rear yard.
a. There shall be a rear yard for accessory buildings not less than three feet from any
lot line, alley line, or easement line, except that if no alley exists, the rear yard shall
not be less than ten feet as measured from the rear lot line. Where apartments are
permitted, the main building and all accessory buildings shall not cover more than
50 percent of the rear of the lot (that portion of the lot lying to the rear of a line
erected adjoining the midpoint of one side lot line with the midpoint of the opposite
side lot line).
b. Where a garage or carport is designed and constructed to be entered from an alley or
side street, such garage or carport shall be set back from the side street or alley a
minimum distance of 20 feet to facilitate access without interference with the use of
the street or alley by other vehicles or persons.
c. Detached accessory buildings or structures shall be located in the area defined as the
rear yard.
(4) Air conditioning equipment. Air conditioning compressors, cooling towers, and similar
accessory structures shall observe all front, side, or rear yards specified for accessory
buildings. When such accessory structures are located in the side yard or that portion of
a lot herein designated as the rear of the lot, the minimum side yard shall be three feet.
(5) Swimming pools. All swimming pools shall be located behind the front yard or front
building line and in no case shall the pool proper be nearer than five feet to any bounding
property line of the lot or tract on which it is situated.
(6) Accessory buildings. Accessory buildings shall meet the following requirements:
a. No accessory building, other than an allowed accessory dwelling, shall be rented or
leased.
b. No accessory building shall be used for commercial purposes.
c. No accessory building or structure, except fences, may be erected within three feet
of any rear or side property line, or be located within any recorded easement.
d. No accessory building shall exceed 200 square feet in area, except:
Page 4
1. Detached garages are limited to 500 square feet in area; and
2. Accessory dwellings are limited to 600 square feet in area.
e. No accessory building shall exceed one story in height, except that an allowed
accessory dwelling may be located on a second story above a garage.
(7) Accessory dwellings. Accessory dwellings,where allowed as an accessory use, shall meet
the following requirements:
a. An accessory dwelling may not be located on a lot less than 12,000 square feet in
area.
b. An accessory dwelling must be behind the front building line, and must observe the
same setbacks as the main structure.
c. An accessory dwelling shall be constructed of the same exterior materials as the main
structure.
d. An accessory dwelling may not be sold separately from the main structure.
e. An accessory dwelling shall not have a separate electric meter.
(b) Allowed accessory uses. Allowed accessory uses are listed in the requirements for each zoning
district provided for by this chapter.
(c) Home occupations. A home occupation, in districts where allowed, shall meet the following
standards to maintain the residential character of the neighborhood while providing
opportunities for home-based businesses.
(1) Home occupations shall be conducted entirely within the main building.
(2) Home occupations shall not produce any alteration or change in the exterior appearance
of the residence which is inconsistent with the typical appearance of a residential
dwelling.
a. No external evidence of the occupation shall be detectable at any lot line, including
advertising, signs, smoke, dust, noise, fumes, glare,vibration, electrical disturbance,
or outside storage of materials or equipment.
b. The home occupation shall not have a separate entrance.
c. Not more than two patron or business related vehicles shall be present at any one
time, and the proprietor shall provide adequate off-street parking for such vehicles.
d. A maximum of one commercial vehicle, capacity one ton or less, may be used or
parked on the property in connection with the home occupation. The commercial
vehicle shall not be parked in the street.
e. The home occupation shall not require regular or frequent deliveries by large delivery
trucks or vehicles in excess of 1%2 tons.
f. The home occupation shall not display advertising signs or other visual or audio
devices which call attention to the business use.
(3) The home occupation shall be clearly incidental and secondary to the use of the premises
for residential purposes.
Page 5
(4) The home occupation shall employ no more than one individual who is not an occupant
of the residence.
(5) The address of the home occupation shall not be included in any classified advertisement,
yellow pages listing, or other advertisement.
(6) The home occupation shall not offer a ready inventory of any commodity for sale, except
as specifically listed under subsection (c)(8) of this section.
(7) The home occupation shall not accept clients or customers before 7:00 a.m. or after 10:00
p.m. This limitation on hours of operation shall not apply to allowed childcare home
occupations.
(8) Uses allowed as home occupations shall include the following:
a. Office of an accountant, architect, attorney, engineer, realtor, minister, rabbi,
clergyman, or similar profession;
b. Office of a salesman or manufacturer's representative; provided that no retail or
wholesale transactions or provision of services may be personally and physically
made on premises, except as otherwise expressly permitted by this chapter;
c. Author, artist, sculptor;
d. Dressmaker, seamstress, tailor, milliner;
e. Music/dance teacher, tutoring, or similar instruction; provided that no more than
three pupils may be present at any one time;
f. Swimming lessons or water safety instruction;provided that a maximum of six pupils
may be present at any one time;
g. Home craft, such as weaving, model making, etc.;
h. Repair shop for small electrical appliances, cameras, watches, or other small items;
provided that items can be carried by one person with no special equipment, and
provided that no internal combustion engine repair is allowed;
i. Food preparation such as cake decorating, catering, etc.; provided that no on-
premises consumption by customers is allowed, and provided that the business is in
full compliance with all health regulations;
j. Day care: registered family home in compliance with state law, with a maximum of
six children at any one time;
k. Barbershop, beauty salon, or manicure studio; provided that no more than one
customer is served at any one time; and
1. Community home and other residential care facility that qualifies as a community
home under the Community Homes for Disabled Persons Location Act, chapter 123
of the Texas Human Resources Code and as amended.
(9) Uses prohibited as home occupations shall include the following:
a. Animal hospital, commercial stable, kennel;
b. Bed and breakfast inn, boardinghouse or roominghouse;
Page 6
c. Day care center with more than six children;
d. Schooling or instruction with more than one pupil (except as noted above);
e. Restaurant or on-premises food/beverage consumption of any kind;
f. Automobile,boat or trailer repair, small engine or motorcycle repair, large appliance
repair, repair of any items with internal combustion engine, or other repair shops
except as specifically provided for in section 146-133(c)(8);
g. Cabinetry, metal work, or welding shop;
h. Office for doctor, dentist, veterinarian, or other medical-related profession;
i. On-premises retail or wholesale sales of any kind, with the following exceptions:
1. Home craft items produced entirely on premises;
2. Garage sales as provided for within chapter 54, article II;
3. Sales incidental to a service; and
4. Orders previously made by telephone, internet, or at a sales party.
i. On-premises retail or wholesale sale of any kind, except home craft items produced
entirely on premises, and except garage sales as provided for within chapter 54,
article II;
j. Commercial clothing laundering or cleaning;
k. Mortuary or funeral home;
1. Trailer,vehicle, tool, or equipment rental;
m. Antique, gift, or specialty shop; and
n. Any use defined by the building code as assembly, factory/industrial, hazardous,
institutional, or mercantile occupancy.
(10)The director of planning shall determine whether a proposed use not specifically listed is
appropriate as a home occupation. The director of planning shall evaluate the proposed
home occupation in terms of its impact on neighboring property, its similarity to other
allowed and prohibited uses, and its conformance with the regulations herein. If the
applicant disagrees with the determination of the director of planning, the applicant may
request that the use be evaluated by the city council.
(11)Any home occupation that was legally in existence as of the effective date of the
ordinance from which this chapter is derived and that is not in full conformity with these
provisions shall be deemed a legal nonconforming use.
(d) Permanent makeup facilities. A permanent makeup facility shall be allowed in conjunction
with a doctor's office or beauty shop, and shall meet the following standards.
(1) Permanent makeup is limited to parts of the body from the neck up, and is generally for
cosmetic or reconstructive purposes.
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(2) The permanent makeup use shall be subordinate to the principal use in terms of area of
the building served, extent of services provided, and be in keeping with the purpose of
the doctor's office or beauty shop.
(3) The permanent makeup use shall not be allowed to maintain hours of operation in excess
of the principal use.
(4) Access to the area where the permanent makeup procedure is performed must be through
the main entrance of the principal use.
(Code 1982, § 41-207; Ord. No. 1270, § 4.06, 12-15-1981; Ord.No. 99-03-35, § 1I, 3-16-1999;
Ord. No. 2000-07-53, § IA, 7-18-2000; Ord. No. 2008-07-066, § 1, 7-14-2008; Ord. No. 2010-
12-053, §§ 17-20, 12-7-2010; Ord. No. 2011-04-026, § 6, 4-19-2011; Ord. No. 2012-11-056,
§§ 36, 37, 11-5-2012; Ord. No. 2013-04-033, § 3, 4-2-2013)
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6ZORE ARTIVSPRE S146-133ACBUUS
FRISCO
http://ftiscotexas.gov/DocumentCenterNiew/1487
Subsection 4.06. Accessory Structure Standards
4.06.01. Accessory Structure Use in Residential Districts
In the following applicable residential zoning districts, an accessory structure shall not be used
for commercial purposes.
Applicable Zoning Districts Table
Section District Abbreviation—District Name Page Number
2.03.01. AG—Agricultural District 22
2.03.02. RE—Residential Estate District 23
2.03.03. SF-16— Single Family Residential-16 District 24
2.03.04. SF-12.5 — Single Family Residential-12.5 District 25
2.03.05. SF-10— Single Family Residential-10 District 26
2.03.06. SF-8.5 — Single Family Residential-8.5 District 27
2.03.07. SF-7— Single Family Residential-7 District 28
2.03.08. OTR—Original Town Residential District 29
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2.03.09. PH—Patio Home District 31
2.03.10. 2F—Two Family Residential (Duplex)District 33
2.03.11. TH—Townhome District 34
2.03.12. MF-15 —Multifamily-15 District 36
2.03.13. MF-19—Multifamily-19 District 37
2.03.14. MH—Manufactured Home District 38
4.06.02. Accessory Structure Use in Nonresidential Zoning Districts
In the following applicable nonresidential districts, an accessory structure is a subordinate
structure, the use of which is incidental to and used only in conjunction with the main structure.
Applicable Zoning Districts Table
Section District Abbreviation—District Name Page Number
2.04.01. 0-1 —Office-1 District 39
2.04.02. 0-2—Office-2 District 40
2.04.03. R—Retail District 42
2.04.04. OTC—Original Town Commercial District 43
2.04.05. H—Highway District 49
2.04.06. C-1 —Commercial-1 District 50
2.04.07. C-2—Commercial-2 District 51
2.04.08. IT—Information and Technology District 52
2.04.09. I—Industrial District 53
4.06.03. Garage Apartment or Guest House
A Garage Apartment(Page 287) or Guest House (Page 288) shall be allowed as an incidental use
on the same lot or tract as the main dwelling unit and used by the same person or persons of the
immediate family when the main structure is owner occupied, and meet the following standards.
City of Frisco, Texas ZONING ORDINANCE Last Amended: June 18, 2013
Section 4: Site Development Requirements Page 1 167
(A) Location
(1)A Garage Apartment (Page 287) shall be constructed attached to a garage, either above or
adjacent to the garage.
(2)A Guest House (Page 288) shall be constructed to the rear of the main dwelling, separate
from that upon which the main dwelling is constructed.
(B) Building Permit Requirement
A Garage Apartment or Guest House may be constructed only with the issuance of a Building
Permit.
(C) Independent Sale and Sublet Prohibited
A Garage Apartment or Guest House may not be sold separately from sale of the entire property,
including the main dwelling unit, and shall not be sublet.
(D) Setbacks
Setback requirements shall be the same as for the main structure.
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4.06.04. Area Regulations for Accessory Structure in Residential Districts
(A) Definition
See Accessory Structure (Page 274).
(B) An Accessory Structure is prohibited in any easement.
(C)MH District
In the MH District, no carport, garage, storage structure, office, caretaker's dwelling, laundry
house, or other permitted structure may be located nearer than ten (10) feet to any side or rear
property line. Such structures shall also be subject to front yard setback requirements of the
primary structure.
(D) Multifamily Zoning Districts
Accessory Structure yard requirements shall be the same as the main structure unless otherwise
specified in the zoning district or approved by the Planning&Zoning Commission on a
Preliminary Site Plan for the multifamily development.
(1) See Figure 9.01.01.13: Accessory Building Setbacks (Page 324)
(E)All Residential Districts except Multifamily Zoning Districts
(1) Specific Standards
a. Accessory Structure yard requirements shall be the same as the main structure unless
otherwise specified in 4.06.04. (F)Accessory Structure Regulations in All Residential Districts
Except MF &MH Zoning Districts (Page 169).
b. See Figure 4.06.04.1: Accessory Structure Regulations in All Residential Districts except MF
&MH Zoning Districts (Page 169) for requirements.
Fort Worth
Appendix A: ZONING AND REGULATIONS
CHAPTER 5: SUPPLEMENTAL USES
ARTICLE: 4 ACCESSORY USES
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efault.htm$3.0$vid=amlegal:fortworth tx$anc=JD App.A5.300
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ACCESS EASEMENT, PRIVATE COMMON. An area created by plat or separate instrument
filed with the office of the county clerk other than a dedicated street or place, or an alley, which
is maintained free and clear of buildings, structures and other obstructions for the purpose of
providing free passage of vehicles.
ACCESSORY BUILDINGS. As follows.
(1) ACCESSORYBUILDING, HABITABLE. A subordinate building on the same
premises as a principal building for exclusive use for accessory uses as defined in"Accessory
Uses," containing habitable space for living, sleeping or eating.
(2) ACCESSORYBUILDING, NON-HABITABLE. A subordinate building on the same
premises with a principal building for exclusive use for accessory uses as defined in"Accessory
Uses," including, but not limited to, private workshops and storage sheds located on residential
lots.
ACCESSORY USE. A use which is clearly incidental to the use of the principal building or the
primary use of the property and which is located on the same premises as the primary use.
P§ 7.106 NONCONFORMING LOT OF RECORD.
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(a) (1) Where a lot of record created by plat has less width or lot area than this ordinance
requires in the "A-2.5A" one-family through the "A-5" one-family residential zoning districts,
the district standard for lot width or lot area shall not prohibit the erection of a detached one-
family dwelling or an accessory structure associated with a detached one-family dwelling as
allowed by the applicable one-family zoning district standards,provided that:
a. The lot size is at least 5,000 square feet and the lot width is at least 50 feet; or
b. In an"A-5" one-family district, the lot size and lot width do not vary more than 10%
from the applicable standard.
(2) In accordance with the subdivision ordinance,property may not be platted or replatted
into lots that do not meet the minimum lot width or lot size required by the applicable zoning
district.
(b) Where a lot of record created by plat has less width or lot area than this ordinance requires
in the "A-2.5A" One-Family through the "A-5" One-Family residential zoning districts, the
district standards shall not prohibit the reconstruction of a detached one-family dwelling to the
original footprint of the dwelling,provided such reconstruction is necessary due to fire,
explosion or other casualty, act of God, or the public enemy. The owner must apply for a
building permit within two years of the original destruction.
Page 11
(c) A detached one-family dwelling may not be constructed or reconstructed on a
nonconforming lot of record unless:
(1) Permitted under subsections (a) or(b) above; or
(2) The combined lot area and lot width of the nonconforming lot with an adjacent lot or
lots under the same ownership comply with the zoning standards of the district.
(Ord. 13896,passed 10-12-1999; Ord. 17822, § 1, passed 10-2-2007)
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Fort Worth Continue....
PARTICLE 3: ACCESSORY USES
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Q§ 5.300 GENERAL.
(a) Uses. Accessory uses as regulated by this section are uses which are clearly incidental to
the use of the principal building/primary structure or the primary use. Accessory uses include
permanently installed detached accessory structures such as porches supported by columns,
greenhouses, garages (greater than a six foot door), guest houses, studios, carports, private
workshops (six-foot door or less), play structures, swimming pools,pool houses,
gazebos/cabanas/pergolas, boat docks, outdoor kitchen facilities, riding arena for the personal
use of the resident owner, storage buildings, dumpsters (nonresidential) or similar uses.
Accessory uses not permitted in residential districts include carports not permanently installed,
portable storage containers for permanent use, shipping containers, rail cars and the like.
Flagpoles are not considered an accessory use but must meet the height requirement of the
zoning district.
(b) Utility meters. Accessory structures that connect to utilities such as water, electric and gas
must receive service from meters serving the primary structure.
(c) Size. Accessory structures shall not be a greater square footage than the primary structure.
(d) Placement on platted lots. Accessory structures shall not be constructed or placed on a lot
without a primary use or across platted property lines where the primary use does not cross the
property line.
Page 12
(e) Not permitted in more restrictive district. Buildings, structures or uses that are accessory
to the uses permitted in one district shall not be permitted in a district of a more restrictive
classification.
(f) Accessory structures not permitted in front yards. No attached or detached accessory
structures such as, porches supported by columns, greenhouses, garages, swimming pools or
similar uses shall be erected on property within the minimum front yard, established front yard or
projected front yard. When the platted front yard or established front yard is less than the
minimum required front yard, the setback of the minimum required front yard shall be met.
(Ord. 13896,passed 10-12-1999; Ord. 15927, § 3,passed 3-23-2004; Ord. 20 , § 1,
passed 10-9-2012)
P§ 5.301 ACCESSORY USES ON RESIDENTIAL LOTS.
(a) General provisions.
(1) Any accessory building added to an existing legal nonconforming one or two-family
dwelling shall conform to the district standards applicable to the residential use.
(2) Accessory buildings shall comply with the side and rear setbacks for the primary
structure of the zoning district applicable to the residential use.
(3) The total area covered by all rooftops shall not exceed the maximum lot coverage
(percentage) for the district applicable to residential use.
(4) Accessory structures attached to a primary structure by a breezeway, covered walkway
or other structure whose roofline is not part of the primary structure shall not be considered to be
an extension of the primary structure.
(5) For purposes of enforcing this section, the "MH"zoning district is considered a
residential zoning district.
(b) Non-habitable accessory structures.
(1) All accessory structures except private garages,private carports or private porte
cocheres.
a. Allowable square footage.
1. Non-habitable accessory buildings shall not exceed the maximum square footage for
each residential lot size as depicted in the following table:
Page 13
Lot Size Maximum Total Square Feet for Accessory Buildings
Less than 5,000 square feet 120 square feet
5,000 to 9,999 square feet 200 square feet
10,000 to 21,779 square feet 400 square feet
21,780 to 43,559 square feet 400 square feet
43,560 square feet or larger 2% of the total area of the lot
2. The maximum square footage limits shown above shall be cumulative of all non-
habitable accessory structures for each lot excluding private garages, private carports and private
porte cocheres. Private garages, private carports and private porte cocheres shall not be included
for the purpose of determining allowable square footage of non-habitable accessory structures on
a residential lot.
3. The square footage within an attic or loft shall be excluded from the calculation of
maximum square footage of a non-habitable accessory building or structure.
b. Non-habitable accessory buildings or structures shall be limited to one story, but may
have an attic or loft, provided the attic or loft does not contain heated or air-conditioned floor
space. The non-habitable accessory structure may not exceed the height of the primary structure.
c. All non-habitable accessory structures must be located behind the rear wall of the
primary residential structure that is furthest from the street or at least 75 feet from the front of the
property line, whichever is the least restrictive.
d. Non-habitable accessory structures shall be limited to a height of ten feet. The height of
the accessory structure may be increased to a maximum height of 12 feet,provided that, for each
additional foot in height over ten feet, the accessory building is set back an additional two feet
(2:1) from the rear and side setback requirements of the district applicable to the residential use.
e. Temporary portable storage containers and dumpsters may be utilized for a maximum
of 30 days unless associated with an unexpired building permit, which may be allowed up to 180
days or the duration of the building permit, whichever is less. One such container per building
permit may be allowed per address for each year. These units must be placed only on a
permanently paved driving or parking surface if in the front yard of a single-family or two-
family home and may not encroach into the street right-of-way.
(2) Private garages,private carports or private porte cocheres.
Page 14
a. Non-habitable accessory buildings or structures shall be limited to one story, may have
an attic or loft provided the attic or loft does not contain heated or air conditioned floor space.
The non-habitable accessory structure may not exceed the height of the primary residence.
b. No more than one garage and one carport or porte cochere per residential unit on a
single residential lot shall be permitted on lots less than one-half acre. Additional garages or
porte cocheres may be permitted provided the garages and porte cocheres are:
1. An integral part of the primary residential structure;
2. Have the same roofline as the primary residential structure; and
3. Share a driveway and/or motor court as the primary residential structure.
c. On lots one-half acre or larger, two garages and one carport or porte cochere per
residential unit on a single residential lot shall be permitted.
d. Private carports and private porte cocheres in rear setbacks.
1. The rear yard setback for a private carport or private porte cocheres in one-family
districts with a lot size of 7,500 square feet or less shall be one and one-half feet when the
following conditions are met:
i. The maximum square footage of the carport or porte cochere is not greater than 400
square feet;
ii. The maximum height of the plate of the carport or porte cochere is no higher than
the plate height of the first floor of the main residential structure; and
iii. The roof pitch of the carport or porte cocheres is no steeper than the predominate
roof pitch of the main residential structure.
2. Private carports and private porte cocheres in side yard setbacks. The side yard
setback for a private carport or private porte cochere in one-family districts with a lot size of
7,500 square feet or less shall be one and one-half feet when the following conditions are met:
i. The maximum total square footage of the carport or porte cochere is not greater than
200 square feet;
ii. The maximum height of the plate of the carport or porte cochere is no higher than
the plate height of the first floor of the main residential structure; and
iii. The roof pitch of the carport or porte cochere is no steeper than the dominate roof
pitch of the main residential structure.
Page 15
3. Private carports and private porte cocheres in front yard setbacks. No private carport
or porte cochere shall be permitted within the minimum required front yard,platted front yard or
projected front yard of residential dwellings except by special exception granted by the board of
adjustment in accordance with the use tables in Chapter 4, Article 6. In reviewing a request for a
private carport or porte cochere within the minimum required front yard,platted front yard or
projected front yard, the board of adjustment shall consider the following:
i. The presence and/or absence of a functional garage on the residential lot, parcel or
tract;
ii. The viability of access to the side and rear yard;
iii. The size, height and design of the carport or porte cochere and its impact on
adjacent properties; and
iv. The incidence of other carports or porte cocheres on the block face.
(c) Habitable accessory structures. In addition to the requirements set out in subsection(a)
above, habitable accessory buildings must comply with the following requirements:
(1) Must meet all applicable City of Fort Worth building code for habitable structures;
(2) May not exceed the height of the primary; and
(3) May be used only as an accessory dwelling unit and may not be used as a separate
independent residence for one-family districts.
(Ord. 15406, § 2, passed 1-14-2003; Ord. 15830, § 2, passed 1-13-2004; Ord. 15927, § 1, passed
3-23-2004; Ord. 20 , § 2, passed 10-9-2012)
Q§ 5.302 ACCESSORY USES ON NONRESIDENTIAL LOTS.
(a) General provisions. Accessory storage structures shall comply with the side and rear
setbacks for the primary structure of the applicable zoning district.
(b) Non-habitable accessory uses.
(1) All non-habitable accessory uses must be located behind the front wall of the primary
structure that is furthest from the street.
(2) If adjacent to a residential district, the height of the accessory structure shall be limited
to a height of ten feet. The height of the accessory structures shall be measured from the ground
to the highest point of the structure. The height of the structure may be increased to a maximum
height of 12 feet, provided that, for each one foot in height over ten feet, the accessory structure
Page 16
is set back an additional two feet(2:1 ratio) from the rear and side yard setback requirements in
the district applicable to the nonresidential use.
(3) Refuse dumpsters and recycling collection containers shall be installed on concrete pads
and be screened on all sides from view of a public street or residential area.
(4) Storage containers must not be placed on required parking spaces, and must be located
behind the primary structure on street frontages.
(5) Structures intended as a display of inventory for sale are not regulated by this section.
(6) Job trailers/offices are allowed for construction personnel as part of a building permit
and tied to the building permit for the duration of the job.
a. Two or more trailers must be spaced a minimum of ten feet apart. A deck may be
installed to connect multiple trailers.
b. If the trailer is located off the job site, the following applies:
1. Must be in"E"Neighborhood Commercial or less restrictive zoning district;
2. The office must have a dust free parking surface;
3. Landscaping and a screening fence/bufferyard is not required; and
4. One sign is permitted indicating the nature of construction.
(c) Habitable accessory uses; security residence. One residence may be permitted as an
accessory use in nonresidential districts when part of a business for security purposes. A
structure classified as a security residence is not intended to serve as a rental unit independent of
the business. A temporary structure, such as a mobile home or RV is not permitted as a
permanent security residence.
(Ord. 13896,passed 10-12-1999; Ord. 15406, § 3,passed 1-14-2003; Ord. 20 , § 3,
passed 10-9-2012)
Q§ 5.303 RESERVED.
Editor's note:
Ord. 20 , §4,passed October 9, 2012, repealed§5.303, which pertained to
accessory uses in unified residential developments. See the Code Comparative Table.
Dallas
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meiii/chapter5 I adallasdevelopmentcodeordinance/articleivzoningregulations?f=templates$fn=de
fault.htm$3.0$vid=amlegal:dallas_tx$anc=JD 51A-4.217
SEC. 51A-4.217. ACCESSORY USES.
(a) General provisions.
(1) An accessory use must be a use customarily incidental to a main use. A use listed in
Sections 51A-4.201 through 51A-4.216 may be an accessory use if the building official
determines that the use is customarily incidental to a main use and otherwise complies with this
section. Except as otherwise provided in this article, an accessory use must comply with all
regulations applicable to the main use.
(2) Except as otherwise provided in this article, an accessory use must be located on the
same lot as the main use.
(3) Except as otherwise provided in this article, accessory uses listed in Subsection(b) or in
Sections 51A-4.201 through 51A-5.216 are subject to the following area restrictions: If the use is
conducted outside, it may not occupy more than five percent of the area of the lot containing the
main use. If the use is conducted inside, it may not occupy more than five percent of the floor
area of the main use. Any use which exceeds these area restrictions is considered to be a separate
main use.
(4) Except as otherwise provided in Subsection(b), an accessory use is permitted in any
district in which the main use is permitted.
(5) Except as provided in this paragraph, an alcohol related establishment that is
customarily incidental to a main use, such as an alcohol related establishment within a hotel,
restaurant, or general merchandise store, is not limited to the five percent area restriction in
Section 51A-4.217(a)(3), and will be considered as part of the main use when determining the
gross revenue derived by the establishment from the sale of alcoholic beverages for on-premise
consumption. Accessory microbrewery, micro-distillery, or winery uses and accessory alcoholic
beverage manufacturing uses may not occupy more than 40 percent of the total floor area of the
main use. Any use that exceeds these area restrictions is considered a separate main use.
(b) Specific accessory. The following accessory uses are subject to the general
provisions in Subsection(a) and the regulations and restrictions outlined below:
(1) Accessory community center(private).
(A) Definition: An integral part of a residential project or community unit development
that is under the management and unified control of the operators of the project or development,
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and that is used by the residents of the project or development for a place of meeting, recreation,
or social activity.
(B) District restrictions:
(i) This accessory use is not permitted in A(A), office, retail, CS, industrial, multiple
commercial, and P(A) districts.
(ii) An SUP is required for this accessory use in single family, duplex, townhouse, CH,
and urban corridor districts.
(C) Required off-street parking:
(i) Except as provided in this subparagraph, one space for each 100 square feet of floor
area.
(ii) No off-street parking is required if this use is accessory to a multifamily use and is
used primarily by residents.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) A private community center may not be operated as a place of public meetings or as
a business.
(ii) The operation of a private community center must not create noise, odor or similar
conditions beyond the property line of the project or development site.
(iii) A liquor permit may not be issued for a private community center.
(iv) This accessory use need not be located on the same lot as the main use.
(v) The area restrictions in Subsection(a)(3) do not apply to this use.
(1.1) Accessory electric vehicle chargingstation.
ation.
(A) Definition: A facility that provides electrical charging for vehicles.
(B) District restrictions: Residential and nonresidential districts.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Additional provisions:
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(i) Up to 10 percent of parking counted as required parking for a main use on the
property may be electric vehicle charging spaces.
(ii) If this accessory use is located in a residential district, it may not have a sign
advertising its services.
(iii) A charging cord may not cross over a sidewalk or pedestrian walkway.
(2) Accessory game court(private).
(A) Definition: A game court for engaging in tennis, handball, racquetball, or similar
physical activities.
(B) District restrictions: This accessory use is not permitted in the P(A) district.
(C) Required off-street parking: Three spaces for each game court. No off-street parking
is required for a game court accessory to a single family or duplex use.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) This accessory use may occupy up to 50 percent of the area of the lot containing the
main use.
(3) Accessory helistop.
(A) Definition: A landing pad for occasional use by rotary wing aircraft.
(B) District restrictions:
(i) This accessory use is not permitted in single family, duplex, townhouse, CH, MH(A),
NO(A), LO(A),NS(A), P(A), and urban corridor districts.
(ii) An SUP is required for this accessory use in A(A), multifamily, MO(A), CR, RR,
CS, LI, central area, MU-1, MU-1(SAH), MU-2, MU-2(SAH), and multiple commercial
districts.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) Regularly scheduled stops are not permitted under this accessory use.
(ii) Fueling or servicing facilities are not permitted under this accessory use.
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(iii) This accessory use must be approved by the city aviation department.
(iv) This accessory use is subject to the Federal Aviation Administration's rules,
regulations, and approval.
(3.1) Accessory medical/infectious waste incinerator.
(A) Definition: A facility used to incinerate plastics, special waste, and waste containing
pathogens or biologically active material which,because of its type, concentration, and quantity,
is capable of transmitting disease to persons exposed to the waste.
(B) District restrictions:
(i) This accessory use is not permitted in single family, duplex, townhouse, CH, MH(A),
NO(A), LO(A),NS(A), P(A), and urban corridor districts.
(ii) An SUP is required for this facility if it is used to incinerate more than 225 pounds
of waste per hour.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) This accessory use is permitted only in conjunction with a hospital use.
(ii) The facility must be located at least 200 feet from all lots containing residential uses.
(iii) If the facility is used to incinerate more than 225 pounds of waste per hour, it must
be located at least 200 feet from all lots containing public or private school uses.
(4) Accessory outside display of merchandise.
(A) Definition: The outside placement of merchandise for sale for a continuous period less
than 24 hours.
(B) District restrictions: This accessory use is not permitted in residential,NO(A),
LO(A), and MO(A) districts.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Except as otherwise provided in the use regulations, the area used for accessory
outside display of merchandise may not be greater than an area equal to five percent of the floor
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area of the main use. This regulation controls over the area restrictions in Subsection 51A-
4.217(a)(3).
(F) As with all other uses, an accessory outside display may not obstruct required parking
and may not be placed in the public right-of-way without a license.
(5) Accessory outside sales.
(A) Definition: A site for the outside sale of merchandise.
(B) District restrictions: This accessory use is not permitted in residential,NO(A),
LO(A), MO(A), and P(A) districts.
(C) Required off-street parking: None for the first 1,000 square feet of sales area; one
space for each additional 500 square feet of sales area.
(D) Required off-street loading: None.
(6) Accessory outside storage.
(A) Definitions:
(i) ACCESSORY OUTSIDE STORAGE means the outside placement of an item for a
continuous period in excess of 24 hours. Outside placement includes storage in a structure that is
open or not entirely enclosed.
(ii) BOOK EXCHANGE STRUCTURE means an enclosed structure that holds books
or other literary materials to be shared or exchanged in a pedestrian accessible location
constructed and maintained by the owner of the property.
(B) District restrictions: This accessory use is not permitted in the P(A) district.
(C) Required off street parking: None.
(D) Required off street loading: None.
(E) Additional provisions:
(i) A person shall not place, store, or maintain outside, for a continuous period in excess
of 24 hours, an item which is not:
(aa) customarily used or stored outside; or
(bb) made of a material that is resistant to damage or deterioration from exposure to
the outside environment.
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(ii) For purposes of this subsection, an item located on a porch of a building is
considered to be outside if the porch is not enclosed.
(iii) Except as otherwise provided in this subsection, accessory outside storage is not
permitted in the primary yard or on a front porch of a residential building. In this subsection,
"primary yard" means the portion of a lot or tract which abuts a street and extends across the
width of the lot or tract between the street and the main building.
(iv) It is a defense to prosecution under Subsection(E)(iii) that the item is:
(aa) an operable motor vehicle with valid state registration parked on a surface that
meets the standards for parking surfaces contained in the off-street parking regulations of this
chapter, except that this defense is not available if the vehicle is a truck tractor, truck, bus, or
recreational vehicle and it has a rated capacity in excess of one and one-half tons according to
the manufacturer's classification, or if the vehicle is over 32 feet in length;
(bb) a boat, trailer, or recreational vehicle parked on a surface that meets the standards
for parking surfaces contained in the off- street parking regulations of this chapter, and the item
cannot reasonably be placed in an area behind the primary yard;
(cc) landscaping, or an ornamental structure, including, but not limited to a birdbath,
plant container, or statuette,placed in the primary yard or on the front porch for landscaping
purposes;
(dd) lawn furniture or a book exchange structure made of a material that is resistant to
damage or deterioration from exposure to the outside environment;
(ee) located on a front porch and not visible from the street; or
(ff) a vehicle displaying a registration insignia or identification card issued by the state
to a permanently or temporarily disabled person for purposes of Section 681.006 of the Texas
Transportation Code.
(v) A person shall not use more than five percent of the lot area of a premise for
accessory outside storage. The area occupied by an operable motor vehicle with valid state
registration is not counted when calculating the area occupied by accessory outside
storage. Except as otherwise provided in this article, outside storage is considered to be a
separate main use if it occupies more than five percent of the lot.
(vi) The board may grant a special exception to the additional provisions of this
subsection relating to accessory outside storage in the primary yard or on a front porch of a
residential building when, in the opinion of the board, the special exception will not adversely
affect neighboring property.
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(6.1) Accessory pathological waste incinerator.
(A) Definition: A facility used to incinerate organic human or animal waste, including:
(i) Human materials removed during surgery, labor and delivery, autopsy, or biopsy,
including body parts, tissues or fetuses, organs, and bulk blood and body fluids.
(ii) Products of spontaneous human abortions, regardless of the period of gestation,
including body parts, tissue, fetuses, organs, and bulk blood and body fluids.
(iii) Anatomical remains.
(iv) Bodies for cremation.
(B) District restrictions: This accessory use is not permitted in office,NS(A), industrial,
P(A), and urban corridor districts. This accessory use is permitted in residential districts only in
conjunction with a public park containing a zoo and aquarium.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) This accessory use is permitted only in conjunction with a mortuary or funeral home;
or a public park containing a zoo and aquarium owned or operated by a public agency, available
to the general public year-round, and having a collection of at least 5,000 specimens.
(ii) This accessory use must be located at least 200 feet from all lots containing
residential uses.
(iii) When this accessory use is operated in conjunction with a public park containing a
zoo and aquarium, no more than one incinerator is permitted, and the incinerator may not burn
more than 200 pounds per hour.
(7) Amateur communication tower.
(A) Definition: A tower with an antenna that transmits amateur radio, citizen band, or
both spectrums, or that receives any portion of a radio spectrum.
(B) District restrictions:
(i) This accessory use is not permitted in NO(A),NS(A), and P(A) districts.
(ii) An SUP is required for this accessory use in MF-3(A) and MF-4(A) districts.
(C) Required off-street parking: None.
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(D) Required off-street loading: None.
(E) Additional provisions:
(i) In all districts where this accessory use is permitted except MF-3(A) and MF-4(A)
districts, a person may erect one amateur communication tower that exceeds the maximum
height specified in Section 51A-4.408 if the amateur communication tower:
(aa) does not exceed 60 feet in height;
(bb) is setback an additional 12 inches from the required front, side, and rear yards for
each additional eighteen inches of height above the maximum height specified in Section 51A-
4.408;
(cc) has a maximum horizontal cross-sectional area of three square feet;
(dd) has no more than two antennae above the maximum height specified in
Section 51A-4.408 with a maximum volume of 900 cubic feet for a single antenna and 1400
cubic feet for two antennae. In this provision, antenna volume is the space within an imaginary
rectangular prism which contains all extremities of the antenna;
(ee) does not encroach into the required front, side, or rear yard. A guy wire and
anchor point for a tower is prohibited in the required front yard and is also prohibited in the
required side and rear yards unless the guy wire and anchor point is attached to the top of a
structural support that is no less than six feet in height. If a structural support for a guy wire and
anchor point is used, the structural support may project into the required side and rear yards no
more than two feet, measured from the setback line. In this provision, a structural support for an
anchor point is any pole, post, strut, or other fixture or framework necessary to hold and secure
an anchor point or within three feet of the side or rear property line. If an alley abuts a rear
property line, a guy wire and anchor point may extend to the rear property line; and
(ff) has a minimum space between antennae above the maximum height specified in
Section 51A-4.408 of eight feet or more as measured vertically between the highest point of the
lower antenna and the lowest point of the higher antenna.
(ii) The board of adjustment may allow a special exception from the requirements of
Subsection(E)(i) with the exception of Subsection (E)(i)(aa), if the board finds that the special
exception would not adversely affect neighboring property and would be in harmony with the
general purpose and intent of this section.
(iii) In all residential districts where this accessory use is permitted except MF-3(A) and
MF-4(A) districts, a person may erect an amateur communication tower over 60 feet and not
above 100 feet in height if authorized by a specific use permit.
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(iv) This accessory use may occupy up to 25 percent of the area of the lot containing the
main use.
(v) This accessory use is prohibited in all residential districts in the area between the
street and the facade of any main or accessory structure. (This area includes, but may be greater
than, the front yard.)
(vi) The owner or operator of an amateur communication tower shall remove the tower
within six months of the date that the tower ceased to operate as an amateur radio, citizen band,
or radio spectrum authorized by the Federal Communications Commission. Upon failure of the
owner or operator to remove the tower within the prescribed period, the building official shall
notify the city attorney to pursue enforcement remedies against that owner or operator for failure
to remove the tower.
(7.1) Dam.
(A) Definition: A facility that provides care or supervision for"day home attendees,"
whether or not the facility is operated for profit or charges for the services it offers. For the
purposes of this paragraph, "day home attendees" means persons under 14 years of age,
including those related to the owner of the residence or the head of the household by blood,
marriage, or adoption. A day home is incidental to the primary use of the premises as
a residence and conducted on the premises by a resident of the premises who is on the
premises during hours of operation.
(B) Districts restrictions: This accessory use is not permitted in P(A) and urban corridor
districts.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) No more than 10 day home attendees are permitted at anytime in the operation of
this use.
(ii) A person who conducts a day home use shall not:
(aa) use an advertisement, sign, or display on or off the premises;
(bb) advertise in the yellow pages of the telephone directory;
(cc) employ more than two persons on the premises, other than the residents of the
premises;
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(dd) conduct outdoor activities between the hours of 10 p.m. and 7 a.m.;
(ee) conduct outdoor activities unless the activities are screened from the neighboring
property by a fence at least four feet in height;
(ff) generate loud and raucous noise that renders the enjoyment of life or property
uncomfortable or interferes with public peace and comfort.
(iii) This use does not include individuals living together as a single housekeeping unit
in which not more than four individuals are unrelated to the head of the household by blood,
marriage, or adoption.
(iv) The area restrictions in Subsection(a)(3) do not apply to this use.
(v) This use must comply with all applicable requirements imposed by city ordinances,
rules, and regulations, and by state law.
(7.2) General waste incinerator.
(A) Definition: A facility used to incinerate solid waste consisting of combustible
rubbish, refuse, and garbage.
(B) District restrictions: This accessory use is not permitted in urban corridor districts.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) This accessory use must be located at least 200 feet from all lots containing
residential uses.
(8) Home occupation.
(A) Definition: An occupation that is incidental to the primary use of the premises as a
residence and conducted on the residential premises by a resident of the premises.
(B) District restrictions: This accessory use is not permitted in the P(A) district.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) A person who engages in a home occupation shall not:
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(aa) use any advertisement, sign, or display relating to the home occupation on the
premises;
(bb) use the street address of the premises on any advertisement, sign, or display off
the premises;
(cc) employ more than one person on the premises, other than residents of the
premises;
(dd) have an employee, other than residents of the premises, who works on the
premises more than four hours in any given week;
(ee) conduct any activities relating to the home occupation, including activities on any
porch, deck, patio, garage, or unenclosed or partially enclosed portion of any structure,unless
conducted entirely inside the main structure;
(ff) involve more than 3 people on the premises at one time, other than residents of the
premises;
(gg) generate loud and raucous noise that renders the enjoyment of life or property
uncomfortable or interferes with public peace and comfort;
(hh) sell or offer products of the home occupation at or on the premises;
(ii) generate vehicular traffic that unreasonably disrupts the surrounding residents'
peaceful enjoyment of the neighborhood; or
Oj) generate parking congestion that unreasonably reduces the availability of on-street
parking spaces on surrounding streets.
(ii) A home occupation may not occupy more than 25 percent or 400 square feet of the
total floor area of the main structure, whichever is less. This area restriction controls over the
area restriction of Subsection(a)(3).
(9) Occasional sales (garage sales).
(A) Definition: The sale of tangible personal property at retail by a person who is not in
the business or does not hold himself or herself out to be in the business of selling tangible
personal property at retail.
(B) District restrictions: This accessory use is not permitted in the P(A) district.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
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(E) Additional provisions:
(i) A person shall sell tangible personal property only on the premises of the owner or
lessee of the premises where the sale is conducted, and the owner or lessee must be the legal
owner of the tangible personal property at the time of the sale.
(ii) The sale must be inside the building or garage, or on an approved surface as
described in Section 51A-4.301(d)(4).
(iii) A person shall not sell, offer, or advertise for sale merchandise made, produced, or
acquired solely for the purpose of resale at an occasional sale.
(iv) A person shall not conduct an occasional sale for a duration of more than three
consecutive calendar days.
(v) A person shall not conduct more than two occasional sales at a premises during any
12 month period.
(vi) A person shall not place more than one sign, not to exceed two square feet in
effective area,upon the lot where the sale is taking place. Up to five signs, not to exceed two
square feet in effective area each, are permitted at locations remote from the sale property with
the permission of the owner of the remote location. Signs advertising an occasional sale are not
permitted in medians or on trees or light poles. All signs advertising an occasional sale must be
removed within 24 hours after expiration of the permit issued under Section 5 IA-1.105(x).
(vii) The area restrictions in Subsection(a)(3) do not apply to this use.
(viii) Any advertisement of an occasional sale or of an item being offered for sale at an
occasional sale must contain the street address at which the sale will occur and the date(s) on
which the sale will occur.
(ix) A person commits an offense if he operates an occasional sale without a valid
permit under Section 51A-1.105(x).
(10) Private stable.
(A) Definition: An area for the keeping of horses for the private use of the property
owner.
(B) District restrictions: This accessory use is not permitted in office, retail, CS,
industrial, mixed use, multiple commercial, central area, P(A), and urban corridor districts.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
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(E) Additional provisions:
(i) A private stable is permitted only on a lot that has at least 15,000 square feet and a
person may keep only the number of horses permitted for the lot area as described in the
following chart:
LOT AREA NUMBER OF HORSES
At least 15,000 sq. ft. but less than one-half acre 1
At least one-half acre but less than one acre 2
At least one acre but less than two acres 3
At least one-half acre per horse 4 or more
(ii) A private stable must include a pen or corral containing at least 800 square feet for
each animal with a stable under a roof containing at least 100 square feet for each animal.
(iii) A stable must have proper drainage so as not to create offensive odors, fly breeding,
or other nuisances.
(iv) A pen, corral, fences, or similar enclosures may not be closer than 20 feet to an
adjacent property line. The widths of alleys, street rights-of-way, or other public rights-of-way
may be used in establishing the 20 feet distance to the adjacent property line.
(v) Fences for pens, corrals, or similar enclosures must be of a sufficient height and
strength to retain the horses.
(vi) The area restrictions in Subsection(a)(3) do not apply to this use.
(11) Swimming pool private).
(A) Definition: A swimming pool constructed for the exclusive use of the residents of a
residential use.
(B) District restrictions: This accessory use is not permitted in the P(A) district.
(C) Required off-street parking: None.
(D) Required off-street loading: None.
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(E) Additional provisions:
(i) No private swimming pool may be operated as a business, except that private
swimming lessons may be given under the home occupation use.
(ii) No private swimming pool may be maintained in such a manner as to be hazardous
or obnoxious to adjacent property owners.
(iii) No private swimming pool may be constructed in the required front yard. However,
a private swimming pool may be located within the required side or rear yard if it meets the
requirements of Section 51A-4.217(a).
(iv) A private swimming pool must be surrounded by a fence.
(v) The area restrictions in Subsection(a)(3) do not apply to this use.
Dallas Continue...
(6) Single family.
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meiii/chapters I adallasdevelopmentcodeordinance/articleivzoning_regulations?f=templates$fn=de
fault.htm$3.0$vid=amlegal:dallas_tx$anc=JD_51 A-4.209
(A) Definition: One dwelling unit located on a lot.
(B) Districts permitted: By right in agricultural, single family, duplex, townhouse, CH,
MF-1(A), MF-1(SAH), MF-2(A), MF-2(SAH), MH(A), central area, MU-1, and MU-1(SAH)
districts. By right as a restricted component of a building in the GO(A) district. [See
Section 51A-4.121(d).]
(C) Required off-street parking: One space in R-7.5(A), R-5(A), and TH districts; two
spaces in all other districts. No handicapped parking is required.
(D) Required off-street loading: None.
(E) Additional provisions:
(i) The board of adjustment may grant a special exception to authorize an additional
dwelling unit in any district when, in the opinion of the board, the additional dwelling unit will
not:
(aa) be used as rental accommodations; or
(bb) adversely affect neighboring properties.
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(ii) In granting a special exception under Subparagraph (i), the board shall require the
applicant to deed restrict the subject property to prevent use of the additional dwelling unit as
rental accommodations.
(iii) Except for the foundation, a dwelling unit must be physically separable from
contiguous dwelling units in the event of removal of a dwelling unit. Each party wall must be
governed by a set of deed restrictions, stipulating that if a dwelling unit is removed, the party
wall stays with the remaining dwelling unit.
(iv) Each dwelling unit must have separate utility services; however, general utility
services on land owned and maintained by a homeowner's association is allowed.
(v) In a single family, duplex, or townhouse district, a lot for a single family use may be
supplied by not more than one electrical utility service, and metered by not more than one
electrical meter. The board of adjustment may grant a special exception to authorize more than
one electrical utility service or more than one electrical meter on a lot in a single family, duplex,
or townhouse district when, in the opinion of the board, the special exception will:
(aa) not be contrary to the public interests;
(bb) not adversely affect neighboring properties; and
(cc) not be used to conduct a use not permitted in the district where the building site is
located.
(vi) In addition to any other applicable regulations, industrialized housing must comply
with the following additional provisions. For purposes of this subparagraph, "industrialized
housing"means industrialized housing as defined by Section 1202.002 of the Texas Occupations
Code, as amended.
(aa) Industrialized housing must have all local permits and licenses that are applicable
to other single family or duplex dwellings.
(bb) Industrialized housing must have a value equal to or greater than the median
taxable value of each single family dwelling located within 500 feet of the lot on which the
industrialized housing is proposed to be located, as determined by the most recent certified tax
appraisal roll of the appraisal district. For purposes of this subparagraph, the "value" of the
industrialized housing means the taxable value of the industrialized housing and the lot after
installation of the industrialized housing.
(cc) Industrialized housing must have exterior siding, roofing, roof pitch, foundation
fascia, and fenestration compatible with the single family dwellings located within 500 feet of
the lot on which the industrialized housing is proposed to be located. "Compatible" as used in
this subparagraph means similar in application, color, materials, pattern, quality, shape, size,
Page 32
slope, and other characteristics; but does not necessarily mean identical. The burden is on the
property owner or applicant to supply proof of compatibility. The property owner or applicant
may appeal a decision of the building official to deny a permit due to lack of compatibility to the
board of adjustment.
(dd) Industrialized housing must comply with municipal aesthetic standards; yard, lot,
and space regulations; subdivision regulations; landscaping; and any other regulations applicable
to single family dwellings.
(ee) Industrialized housing must be securely fixed to a permanent foundation.
(ff) Industrialized housing may not be constructed in a historic overlay district unless
the industrialized housing conforms to the preservation criteria of the historic overlay district.
(gg) Industrialized housing may not be constructed in a conservation district unless the
industrialized housing conforms to the conservation district regulations.
(hh) Industrialized housing may not be constructed unless it complies with public deed
restrictions for the property.
(vii) Except in the agricultural district, accessory structures are subject to the following
regulations:
(aa) No person shall rent an accessory structure. For purposes of this section, rent
means the payment of any form of consideration for the use of the accessory structure.
(bb) No person shall use an advertisement, display, listing, or sign on or off the
premises to advertise the rental of an accessory structure.
(cc) The height of an accessory structure may not exceed the height of the main
building.
(dd) The floor area of any individual accessory structure on a lot, excluding floor area
used for parking, may not exceed 25 percent of the floor area of the main building.
(ee) The total floor area of all accessory structures on a lot, excluding floor area used
for parking, may not exceed 50 percent of the floor area of the main building.
(ff) Accessory structures must have exterior siding, roofing, roof pitch, foundation
fascia, and fenestration compatible with the main building. "Compatible" as used in this
provision means similar in application, color, materials,pattern, quality, shape, size, slope, and
other characteristics; but does not necessarily mean identical. The burden is on the property
owner or applicant to supply proof of compatibility. This provision does not apply to accessory
structures with a floor area of 200 square feet or less. (Ord. Nos. 19455; 19786; 19912; 20360;
Page 33
20493; 20953; 21044; 21663; 22139; 22390; 23897; 24585; 24718; 24857; 25133; 25486;
25977; 27495; 28803; 29208; 30184)
Carrolton
http://www.cityofcarrollton.com/home/showdocument?id=12718
SEE PAGE 8-10 FOR TABLE
ARTICLE VIII.
(SF-A, SF-TH)
SINGLE-FAMILY ATTACHED AND
TOWNHOUSE RESIDENTIAL DISTRICTS
(Ord. No. 2835; 07/01/03)
SECTION A. PURPOSE.
1. The (SF-A, SF-TH) Single-Family Residential Districts are intended to be comprised of
single-family attached residential dwellings, together with public or denominational schools,
churches, and public parks to create basic neighborhood units where the combination of these
uses is appropriate.
2. The (SF-A, SF-TH) Single-Family Residential Districts are intended for areas that are
properly buffered and protected from non-residential uses,pollution and environmental hazards,
or from high volumes of traffic.
3. The (SF-A, SF-TH) Single-Family Residential Districts are suitable for single-family attached
residential structures in which each dwelling unit is situated on a separately platted lot of record,
where the property line runs coincident with the common wall separating the dwelling units.
SECTION B. PRINCIPAL USES.
No land shall be used and no structure shall be erected for, converted to, or used for any principal
use other than such uses as are allowed in the (SF-A, SF-TH) Single-Family Districts, in
accordance with Article V of this ordinance.
Not more than one (1) dwelling unit shall be allowed per lot of record.
The following additional uses shall be allowed in the (SF-A, SF-TH) Single-Family Districts:
1. Model home, located within the same subdivision where dwellings represented by such model
home are under construction or for sale;
2. One temporary building used for a real estate sales office only, located on property being sold
within a subdivision,upon approval of the City Manager or Designee, for a period not to exceed
one hundred eighty(180) days. The City Manager or Designee is authorized, however, to
Page 34
approve additional successive one hundred-eighty(180) day periods of use, provided that such
real estate sales office has been in regular and continuous use for the previous one hundred-
eighty(180) day period. At such time as the use of the real estate sales office is terminated, the
City Manager or Designee may require its removal from the subdivision. Such real estate sales
office shall be maintained at all times.
3. Temporary on-site construction offices and buildings, upon approval of the City Manager or
Designee, limited to the period of construction. Such on-site construction offices and buildings
shall be maintained at all times. (Ord. No. 1705, 05/07/91)
CARROLLTON COMPREHENSIVE ZONING ORDINANCE 8 - 1
Updated January 2015
ART. VIII(SF-A, SF-TH) SINGLE FAMILY DISTRICTS
SECTION C. ACCESSORY USES.
No land shall be used and no structure shall be erected for, converted to, or used for any
accessory use other than such uses as are allowed in the (SF-A, SF-TH) Single-Family Districts,
in accordance with Article V of this ordinance.
The following additional use shall be allowed in the (SF-A, SF-TH) Single-Family Districts:
1. Material recycling collection bin, only on the premises of a governmental, educational or
institutional use which is permitted in these districts. (Ord. No. 1705, 05/07/91)
2. ABOVEGROUND STORAGE OF FLAMMABLE OR COMBUSTIBLE LIQUIDS (Ord. No.
2338, 06/16/98)
a. Outside aboveground storage of flammable or combustible liquids, quantities of less than
1,000 gallons or less, shall be allowed as an accessory use only on the premises of a
governmental, communication, educational or utility service use which is permitted in these
districts. The aboveground storage device, if visible from the street, shall be screened by
evergreen shrubs, planted a maximum of five (5) feet on center, minimum six (6) feet in height at
time of planting.
b. The following shall be allowed as an accessory use in the (SF-A, SF-TH) Single-Family
Districts upon approval of a Special Use Permit in accordance with Article XXI of this
ordinance:
1. Outside aboveground storage of flammable or combustible liquids, quantities between 1,001
gallons and 10,000 gallons, shall be allowed as an accessory use only on the premises of a
governmental, communication, educational or utility service use is permitted in these districts.
Page 35
The aboveground storage device, if visible from the street, shall be screened by evergreen
shrubs, planted a maximum of five (5) feet on center, minimum six (6) feet in height at time of
planting.
c. Outside aboveground storage of flammable or combustible liquids, quantities greater than
10,000 gallons, shall be permitted in accordance with Article V of this ordinance.
SECTION D. SPECIAL USE PERMITS.
Uses requiring approval of a Special Use Permit shall be allowed in the (SF-A, SF-TH) Single-
Family Districts only in accordance with Articles V and XXI of this ordinance. (Ord. No. 1705,
05/07/91)
CARROLLTON COMPREHENSIVE ZONING ORDINANCE 8 - 2
Updated January 2015
ART. VIII(SF-A, SF-TH) SINGLE FAMILY DISTRICTS
SECTION E. PROHIBITED USES.
The following uses shall be specifically prohibited in the (SF-A, SF-TH) Single-Family Districts:
1. Any structure erected or land used for other than one or more of the uses specifically permitted
pursuant to this Article and Article V of this ordinance;
2. Any use of property that does not meet the required minimum lot size; front, side or rear yard
dimensions; lot depth or width; or which exceeds the maximum height, building coverage or any
other standard as herein required, except as provided by Article XXVIII of this ordinance;
3. The storage of equipment, material or vehicles, including abandoned vehicles, which are not
necessary to the uses permitted in this district. (Ord. No. 1705, 05/07/91)
3. ACCESSORY STRUCTURES: (Ord. No. 3421, 01/11/11)
a. No accessory structure shall be constructed on a lot without a principal building.
b. No trailers, containers, shipping containers, commercial boxes, vehicles or similar structures
shall be used as accessory buildings or structures.
c. Accessory buildings shall not have a utility meter separate from the main building.
d. A maximum of one (1) accessory building(not a detached garage) and one (1) detached
garage shall be permitted per lot or adjoining lots under a single ownership, except that public
schools shall be permitted to use modular classrooms on-site as attendance requires.
Page 36
e. Accessory buildings shall not be located between the fagade or projected fagade of the main
building and any adjacent public street, except as allowed in Section G, Subsection 1 of this
Article.
f. Accessory structures shall be screened from the view of any adjacent public street, except for
garages or carports directly accessing said street.
g. Accessory buildings shall not be used as a dwelling unit unless the lot or parcel contains at
least 20,000 square feet of buildable area. Buildable area shall be considered the area of the lot or
parcel not including designated floodplains or easements.
h. Regulations by Size of Accessory Building:
i. Accessory buildings with a floor area in excess of 120 square feet but less than 240 square feet
shall be constructed with metal, exterior grade wood siding, or with materials and ratios as
similar to the main structure as possible.
ii. Accessory buildings with a floor area in excess of 240 but less than 600 square feet shall be
constructed with the same percentage and type of materials as the main structure.
iii. Accessory buildings with a floor area in excess of 600 square feet shall be constructed with
the same percentage and type of materials as the main building, and shall match the architectural
style of the main building as much as possible (including, but not limited to, roof style &pitch,
window & door design, height measured at the wall top plate and architectural detailing).
CARROLLTON COMPREHENSIVE ZONING ORDINANCE 8 —6
Updated January 2015
ART. VIII (SF-A, SF-TH) SINGLE FAMILY DISTRICTS
Carrolton Continue...
ARTICLE VII.
(SF-12/20, SF-10/18, SF-8.4/18, SF-8.4/16,
SF-7/16, SF-7/14, SF-6.5/12, SF-5/12, SF-PH)
SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS
SECTION A. PURPOSE.
1. The (SF) Single-Family Residential Districts are intended to be comprised of single-family
detached dwellings, together with public or denominational schools, churches, and public parks
to create basic neighborhood units where the combination of these uses is appropriate.
2. The (SF) Single-Family Residential Districts are intended for areas that are properly buffered
and protected from non-residential uses,pollution and environmental hazards, or from high
volumes of traffic.
Page 37
3. The (SF-6.5/12 and SF-5/12) Single-Family Residential Districts are intended primarily to
support development in transitional or in-fill areas of the city, as such areas may be determined
suitable on a case by case basis upon review by the City Council. (Ord. No. 1557, 07/11/89),
(Ord. No. 2400, 12/15/98)
4. The (SF-PH) Single-Family Patio Home District is intended to provide for detached, zero-lot-
line, development in areas where physical conditions may warrant higher density single-family
development. The District encourages the main structure to be constructed coincident with one
side property line for internal lots. The District encourages only one side yard setback for
internal lots in order to maximize lot usage,by creating a usable open living area on the side of
the lot, while maintaining a neighborhood character consistent with conventional single-family
detached homes. (Ord. No. 2016, 09/06/94)
SECTION B. PRINCIPAL USES.
No land shall be used and no structure shall be erected for, converted to, or used for any principal
use other than such uses as are allowed in any(SF) Single-Family District, in accordance with
Article V of this ordinance.
Not more than one (1) dwelling unit shall be allowed per lot of record.
The following additional uses shall be allowed in any(SF) Single-Family District:
1. Model home, located within the same subdivision where dwellings represented by such model
home are under construction or for sale;
2. One temporary building used for a real estate sales office only, located on property being sold
within a subdivision,upon approval of the City Manager or Designee, for a period not to exceed
one hundred-eighty(180) days. The City Manager or Designee is authorized, however, to
approve additional successive one hundred-eighty(180) day periods of use, provided that such
real estate sales office has been in regular and continuous use for the previous one hundred-
eighty(180) day period. At such time as the use of the real estate sales office is terminated, the
City Manager or Designee may require its removal from the subdivision. Such real estate sales
office shall be maintained at all times;
3. Temporary on-site construction offices and buildings, upon approval of the City Manager or
Designee, limited to the period of construction. Such on-site construction offices and buildings
shall be maintained at all times. (Ord. No. 1705, 05/07/91)
CARROLLTON COMPREHENSIVE ZONING ORDINANCE 7 - 1
Updated January 2015
ART. VII (SF) SINGLE FAMILY DISTRICTS
Page 38
SECTION C. ACCESSORY USES.
No land shall be used and no structure shall be erected for, converted to, or used for any
accessory use other than such uses as are allowed in any(SF) Single-Family District, in
accordance with Article V of this ordinance.
The following additional uses shall be allowed in any(SF) Single-Family District:
1. Material recycling collection bin, only on the premises of a governmental, educational or
institutional use which is permitted in these districts. (Ord. No. 1705, 05/07/91)
2. ABOVEGROUND STORAGE OF FLAMMABLE OR COMBUSTIBLE LIQUIDS (Ord. No.
2338, 06/16/98)
a. Outside aboveground storage of flammable or combustible liquids, quantities of less than
1,000 gallons or less, shall be allowed as an accessory use only on the premises of a
governmental, communication, educational or utility service use which is permitted in these
districts. The aboveground storage device, if visible from the street, shall be screened by
evergreen shrubs, planted a maximum of five (5) feet on center, minimum six (6) feet in height at
time of planting.
b. The following shall be allowed as an accessory use in any(SF) Single-Family District upon
approval of a Special Use Permit in accordance with Article XXI of this ordinance:
1. Outside aboveground storage of flammable or combustible liquids, quantities between 1,001
gallons and 10,000 gallons, shall be allowed as an accessory use only on the premises of a
governmental, communication, educational or utility service use is permitted in these districts.
The aboveground storage device, if visible from the street, shall be screened by evergreen
shrubs, planted a maximum of five (5) feet on center, minimum six (6) feet in height at time of
planting.
c. Outside aboveground storage of flammable or combustible liquids, quantities greater than
10,000 gallons shall be permitted in accordance with Article V of this ordinance.
CARROLLTON COMPREHENSIVE ZONING ORDINANCE 7 - 2
Updated January 2015
ART. VII (SF) SINGLE FAMILY DISTRICTS
SECTION D. SPECIAL USE PERMITS.
Uses requiring approval of a Special Use Permit shall be allowed in any(SF) Single-Family
District only in accordance with Articles V and XXI of this ordinance. (Ord. No. 1705, 05/07/91)
Page 39
SECTION E. PROHIBITED USES.
The following uses shall be specifically prohibited in any(SF) Single-Family Residential
District:
1. Any structure erected or land used for other than one or more of the uses specifically permitted
pursuant to this Article and Article V of this ordinance;
2. Any use of property that does not meet the required minimum lot size; front, side or rear yard
dimensions; lot depth or width; or which exceeds the maximum height, building coverage or any
other standard as herein required, except as provided by Article XXVIII of this ordinance;
3. The storage of equipment, material or vehicles, including abandoned vehicles, which are not
necessary to the uses permitted in this district. (Ord. No. 1705, 05/07/91)
3. ACCESSORY STRUCTURES: (Ord. No. 3421, 01/11/11)
a. No accessory structure shall be constructed on a lot without a principal building.
b. No trailers, containers, shipping containers, commercial boxes, vehicles or similar structures
shall be used as accessory buildings or structures.
c. Accessory buildings shall not have a utility meter separate from the main building.
d. A maximum of one (1) accessory building(not a detached garage) and one (1) detached
garage shall be permitted per lot or adjoining lots under a single ownership, except that public
schools shall be permitted to use modular classrooms on-site as attendance requires.
e. Accessory buildings shall not be located between the fagade or projected fagade of the main
building and any adjacent public street, except as allowed in Section G, Subsection 1 of this
Article.
£ Accessory structures shall be screened from the view of any adjacent public street, except for
garages or carports directly accessing said street.
g. Accessory buildings shall not be used as a dwelling unit unless the lot or parcel contains at
least 20,000 square feet of buildable area. Buildable area shall be considered the area of the lot or
parcel not including designated floodplains or easements.
Page 40
CARROLLTON COMPREHENSIVE ZONING ORDINANCE 7 - 6
Updated January 2015
ART. VII(SF) SINGLE FAMILY DISTRICTS
h. Regulations by Size of Accessory Building:
i. Accessory buildings with a floor area in excess of 120 square feet but less than 240 square feet
shall be constructed with metal, exterior grade wood siding, or with materials and ratios as
similar to the main structure as possible.
ii. Accessory buildings with a floor area in excess of 240 but less than 600 square feet shall be
constructed with the same percentage and type of materials as the main structure.
iii. Accessory buildings with a floor area in excess of 600 square feet shall be constructed with
the same percentage and type of materials as the main building, and shall match the architectural
style of the main building as much as possible (including, but not limited to, roof style and pitch,
window & door design, height measured at the wall top plate and architectural detailing)
Page 41
Date: October 27, 2017 Report No. 2017-078
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
Provide the City Council with information regarding the status of the City's lease with Medical
City Denton (formerly Denton Regional Medical Center) for the Employee Health Center
("clinic").
EXECUTIVE SUMMARY:
The City opened the clinic in December of 2011 in office space provided by Denton Regional
Medical Center (now Medical City Denton) in the professional building attached to the hospital.
Denton Regional Medical Center (DRMC) offered this space to the City at a cost of$1.00 per
year, all inclusive. In August of 2017, the City was notified by Medical City Denton (MCD) that
they could no longer offer this lease rate to the City and would need to begin charging the City a
"market"rate.
After initially proposing a $24.50 (all inclusive) per square foot rate, MCD settled on a lease rate
of$23.00 (all inclusive) per square foot. Based on the 2,832 leasable square footage of the clinic,
the annual lease rate will be $65,136.
BACKGROUND:
DRMC approached the City in 2011 when they learned we were going to open the clinic. They
offered the space that the clinic currently occupies for a rate of$1 per year. At that time, the City
had a strong relationship with DRMC through their now defunct Occupational Medicine
program, and through their involvement with our wellness activities, including the annual
Benefits &Wellness Fair. DRMC also recognized the patient referral potential from the clinic to
specialists and other ancillary services within the professional building and the hospital.
However, when Hospital Corporation of American (HCA) rebranded all of its North Texas
facilities, including DRMC, under the Medical City Healthcare name, they re-evaluated many of
their leasing arrangements. Ironically, because the clinic is a"referral source" of patients into the
HCA health system, they could no longer offer that rate to us, as it could be construed as an
inducement to steer care to HCA physicians and facilities.
DISCUSSION:
Once MCD agreed to the $23.00 per square foot rate, staff began the process of evaluating the
leased office space market to determine if the rate being offered was competitive. Staff reviewed
89 listings in Denton for office lease space through LoopNet, a mobile and online real estate
marketplace that connects tenants and investors to commercial real estate available for sale and
lease. Staff evaluated both medical office spaces and non-medical office spaces and eliminated
1
Date: October 27, 2017 Report No. 2017-078
spaces that were much larger, and much smaller, than the current 2,832 square feet the clinic
occupies. Staff also eliminated spaces that were clearly industrial in nature.
Based on this filter, approximately 37 spaces, in 30 different facilities, were used for comparison
and are summarized in the attached spreadsheet. The spreadsheet further delineates the spaces by
the "Class" of the building they occupy.
Class A buildings are the ones that represent the highest quality buildings in their market. They
are generally the best looking buildings with the best construction and possess high quality
building infrastructure. Class A buildings also are well-located, have good access, and are
professionally managed. As a result, they attract the highest quality tenants and also command
the highest rent. Nineteen (19) of the facilities were identified as Class A buildings.
Class B buildings are the next notch down. Class B buildings are generally a little older but still
have good quality management and tenants. Value-added investors often target these buildings as
investments since well-located Class B buildings can be returned to their Class A glory through
renovation such as facade and common area improvements. Class B buildings should generally
not be functionally obsolete and should be well maintained. Ten (10) of the facilities were
identified as Class B buildings.
Finally, Class C buildings are the lowest classification of office buildings. These are older
buildings (usually more than 20 years old) that are located in less desirable areas and are in need
of extensive renovation. Architecturally, these buildings are the least desirable, and building
infrastructure and technology is outdated. As a result, Class C buildings have the lowest rental
rates, take the longest time to lease, and are often targeted as re-development opportunities.
Only one (1) of the facilities was identified as a Class C building.
Most lease rates are quoted on a "NNN" basis, or "Triple Net" which means in addition to the
base price per square foot, the tenant is responsible for paying all real estate taxes, building
insurance, and maintenance costs (the three "nets") on the property.
Other lease rates were quoted on a Modified Gross (MG)basis, which means that the tenant pays
the base rate at the lease's inception, but in subsequent years, will pay the base rate plus a
proportional share of some of the other costs associated with the property, similar to the NNN
example.
The lease price quoted by MCD is all inclusive, so the City does not have any additional cost for
the NNN. Some listings did not show what the NNN, or the MG, cost would be. Based on the
NNN cost quoted by other facilities, the average appears to be $6.68 per square foot. For
comparison purposes, when a NNN rate, or an MG rate, was not available, $6 was used.
As indicated on the attached spreadsheet, the average cost per square foot for a Class A building
is $25.13. The Class B buildings averages $23.76 per square foot, while the lone Class C
building is $20.00 per square foot.
2
Date: October 27, 2017 Report No. 2017-078
Most of these spaces would require some degree of remodel, refurbishment, or finish-out in order
for the space to meet our needs. These costs are variable and the amount of any Tenant
Improvement (TI) funds available from the property owner would depend on the length of the
lease and other factors.
Based on this information, it appears the $23.00 per square foot lease (inclusive) rate proposed
by MCD is competitive with the current Denton market for similar quality office space.
Staff also secured a cost estimate to move the furniture and equipment from the current clinic
space. A representative from Duryea Moving and Storage toured the clinic and provided an
estimate of$2,000 for the move.
MCD had requested that the City advise them of our intent to stay, or move out, by October 15,
2017. Due to the short time-frame, the decision was made to enter into a one-year lease to remain
in the current clinic location. As indicated previously, the annual lease rate would be $65,136
(2,832 leasable square feet x $23.00).
However, since staff identified several facilities that offered potential clinic lease spaces with
rates less than $23.00 per square foot (total lease rate whether NNN, MG or all inclusive), staff
will do further exploration of potential lease spaces before extending the lease with MCD beyond
one year.
CONCLUSION:
The City Manager will execute a one-year lease with a rate of$23.00 (all inclusive) per square
foot so that the clinic can remain in its current location. Staff will continue to evaluate and
explore other potential comparable, cost effective locations for the clinic and present Council
with a longer term lease recommendation no later than next April or May.
STAFF CONTACT:
Scott Payne, Risk Manager
349-7836
Scott.Paynekcityofdenton.com
Attachment 1 —Potential Clinic Lease Space 2017
3
Date: October 27, 2017 Report No. 2017-078
Attachment 1
Class A
Property Sqft Base NNN/MG Total Notes
Bent Oaks Court -1206 Bent Oaks Court 2,160 $14.00 $6.00 $20.00 NNN
Wells Fargo Bldg#710or#720-101Locust 2,981 $25.00 $8.00 $33.00 MG Lease-parkingissues in downtown
Provident Place-2220 San Jacinto Blvd 2,300 $14.00 $8.00 $22.00 NNN
First United Bank Building-1517Centre Place-#300 3,020 $19.95 $0.00 $19.95 Full Service Lease
The Offices at Hinkle Park-1801 Hinkle Street-Bldg 1809#100 2,244 $19.951 $6.00 $25.95 MG-this would be the price in years 2 and 3
The Offices at Hinkle Park-1801 Hinkle Street-Bldg 1805#150 2,200 $19.95 $6.00 $25.95 MG-this would be the price in years 2 and 3
Mac Building-2800 Shoreline Drive-2ndFloor 2,400 $20.00 $6.00 $26.00NNN
Mac Building-2800ShorelineDrive-3rdFloor 3,321 $20.00 $6.00 $26.00 NNN-would need complete build out
Renaissance Medical Park-2503 Scripture Street various $23.00 $6.50 $29.50 NNN-will remodel to meet needs
Office Space-2401 W.Oak#101 2,400 $23.75 $6.00 $29.75 1 NNN
East McKinney Professional-1317 E.McKi n n ey#13 17 2,644 $17.001 $6.00 $23.00 NNN-shell only;available 12/2017
East McKinney Professional-1317 E.McKi n n ey#1403 3,465 $17.00 $6.00 $23.00 NNN-shell only;available 12/2017
DentonSquareBusinessCenter-723S.135#234 2,600 $14.00 $5.50 $19.50 NNN
DentonSquareBusinessCenter-723S.135#236 2,834 $13.00 $5.50 $18.50 NNN
35 Centre-2667 Scripture Street 2,900 $22.00 $6.00 $28.00 NNN-not available until January2018
Scripture Doctor's Park-1614Scripture 2,753 $19.50 $6.00 $25.50 NNN
J.Kimzey Professional Building 33111-35 Frontage Road#100 2,526 $20.001 $6.00 $26.00 NNN
Colorado Medical-3201 Colorado 2,327 $20.501 $6.00 $26.50 NNN
Med Park-3321 Colorado Blvd 3,383 $19.001 $6.00 $25.00NNN
Texas Health Resources-2900 135-Building#1 3,012 $21.001 $9.00 $30.00 NNN
Texas Health Resources-2900 135-Building#6 2,574 $21.751 $0.00 $21.75 Full Service Lease except janitorial
Colorado Medical Center-3304Colorado Blvd#205 2,281 $20.00 $6.00 $26.00 NNN
Denton Medical Plaza-2665 Scripture Street 2,832 $29.19 $0.00 $29.19 Full Service Lease
North Texas Professional Building-2817 S.MayhilI Road 2,832 $18.00 $5.00 $23.00 NNN
AVERAGE $19.65 $25.13
Class B
Sgft Base NNN MG Total Notes
Office Building-4201135 2200-6295 $16.50 $6.00 $22.50 MG-this would be the price in years land 3
Eagle Wheeler Bldg-733 Ft.Worth Drive 1,500-3,000 $16.00 $6.00 $22.00 MG-this would be the price in years 2 and 3
Denton Medical Office(THR)-2900135-Suite 303 2,719 $21.00 $8.00 $29.00 NNN
Denton Medical Office(THR)-2900135-Suite 403 3,012 $21.00 $8.00 $29.00 NNN
Scripture Professional Building-1716Scripture 2,650-7,950 $17.001 $5.50 $22.50 NNN-Would need build out
Renaissance Medical Park-2509 Scripture Street#200 2,000 $15.001 $5.23 $20.23NNN
Emery Medical Office Building-2220Emery Street 2,950 $20.001 $6.00 $26.00 NNN-framed outonly;readyin 90days
Offices at Wind River-3201 Teasley Lane#401 2,329 $18.95 $6.00 $24.95 MG-this would be the price in years 2 and 3
Offices at Wind River-3201 Teasley Lane#600 2,436 $18.95 $6.00 $24.95 MG-this would be the price in years 2 and 3
Denton Development Center-909 N.Loop288-AWing 3,200 $10.00 $6.00 $16.00 NNN
1208 Bent Oaks Court 3,000 $17.00 $6.00 1$23.001NNN
Texas Health Resources-209 N.Bonnie Brae Building#3 2,900 $19.00 $6.00 $25.00 NNN
AVERAGE $17.53 $23.76
Class C
Class Sgft Base INNN/MGI Total Notes
Office Property-615 Dallas Drive 2,400 $14.001 $6.00 1$20.00 NNN-would need complete remodel
Medical City-Denton-3537 S.135E-#317 2,832 $23.00 $0.00 $23.00 Full Service Lease-Current Location
NNN-Triple Net Lease
MG-Modified Gross Lease
Estimated NNN cost based on the below averages,rounded
down:
Average NNN for Class A-$6.69
Average NNN for Class B-$6.68
4
Date: October 27,2017 Report No. 2017-079
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
Follow up from the Oct. 24 Downtown TIF work session
EXECUTIVE SUMMARY:
During the October 24 work session on the Downtown TIF, Councilmembers asked for
clarification on three points:
• The difference between the quiet zone projects on the Planned Projects list vs. the
Proposed Projects list
• Whether the costs of both Option A and Option B for the McKinney/Oakland/Oak
parking lot were counted in the grand total cost of the Proposed Projects
• A comparison of the Finance Plan and Feasibility Analysis that were completed in 2010
as part of the initial formation of the Downtown TIF and the certified values in the
Downtown TIF since 2011
CLARIFICATION:
Quiet Zones: The Planned Project quiet zone will provide the minimum requirements to
establish a quiet zone within the downtown area. This may include wayside horns, medians, or a
combination of them that would lower the sound associated with a train at an urban crossing,but
may not eliminate it altogether or provide adequate pedestrian protection. Cost: $1 million
The Proposed Project quiet zone would provide quiet zones within the downtown area that offer
true quiet operation of the trains (i.e.,no horns)by providing crossing arms, signage, medians
and pedestrian barriers. Cost: $9 million
McKinney/Oakland/Oak parking lot: The costs of Option A (parking structure) and Option B
(reconstruct surface parking)were both counted in the grand total cost of Proposed Projects.
Removing Option A deducts $8.52 million from the grand total, and removing Option B deducts
$900,000 from the grand total.
Projected vs Actual Downtown TIF property values:
Tax Year TIF Finance Plan TIF Finance Plan TIF Actual Values- Actual Revenue
Estimated Total Estimated Revenue 2017 into the TIF Fund
Values-2010 into the TIF Fund
2010 $80.2 million n/a $79.3 million n/a
2011 $81.6 million $0 $81.6 million $6,720
2012 $95.5 million $10,000 $89.6 million $94,381
2013 $100.2 million $106,000 $96.2 million $145,506
2014 $115.1 million $138,000 $114.8 million $258,053
2015 $118.9 million $241,000 $118.4 million $330,030
2016 $137.6 million $254,000 $136 million $458,739
2017 $145.5 million $376,000 $142 million(estimate) $379,902
Date: October 27,2017 Report No. 2017-079
The Feasibility Analysis contemplated five "catalyst projects"that would add significant new
construction value in the Downtown TIF. Those projects have not come to fruition, so the actual
value from new construction is much lower than the Feasibility Plan estimated. On the other
hand, redevelopment and increases in property values in general have exceeded the projections
of the Feasibility Analysis. On balance, the actual values have tracked fairly closely with the
projected values. Please see the attachments following this page for detailed information:
1. Downtown TIRZ Value History(prepared by the Finance Department on 10-26-2017)
2. Denton Feasibility Analysis (prepared by consultants Schrader& Cline, LLC in Dec.
2010)
3. Denton Finance Plan(prepared by consultants Schrader & Cline, LLC in Dec. 2010)
CONCLUSION:
This Informal Staff Report is intended to clarify Councilmembers' questions from the Oct. 24
Downtown TIF work session. Please contact staff if you have further questions. Council's
direction during the work session was that the Downtown TIF should remain in place and the
Downtown Reinvestment Grant should be funded from the Downtown TIF fund beginning in
FYI 8-19. Council also requested another work session to further discuss whether to preserve the
current length and funding levels of the Downtown TIF or to alter the terms; that work session
will be placed on a future agenda.
STAFF CONTACT:
Caroline Booth
940-349-7751
Caroline.Booth@cityofdenton.com
Downtown TIRZ Value History - Certified Values
Tax Year Base Value Existing Growth New Construction Total Value TIRZ Increment Actual Taxes
2010(1) $ 79,356,854 $ - $ - $ 79,356,854 $ - N/A
2011 $ 79,356,854 $ 2,300,954 (2) $ 81,657,808 $ 2,300,954 $6,720
2012 $ 79,356,854 $ 6,263,531 $ 3,985,250 $ 89,605,635 $ 10,248,781 $94,381
2013 $ 79,356,854 $ 13,075,120 $ 3,855,976 $ 96,287,950 $ 16,931,096 $145,506
2014 $ 79,356,854 $ 32,800,329 $ 2,727,890 $ 114,885,073 $ 35,528,219 $258,053
2015 $ 79,356,854 $ 34,280,051 $ 4,803,671 $ 118,440,576 $ 39,083,722 $330,030
2016 $ 79,356,854 $ 56,330,484 $ 334,140 $ 136,021,478 $ 56,664,624 $458,739
Estimate 2017 (3) $ 79,356,854 $ 56,568,528 $ 6,125,369 $ 142,050,751 $ 62,693,897 $379,902
$ 21,832,296 $ 1,673,331
(1) Base year Value
(2) Not available in first year
(3) Estimated tax collections based on certified tax roll
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
FINAL
FEASIBILITY ANALYSIS
(EXHIBIT D OF THE FINANCE PLAN)
December 2010
Tax Increment Financing Reinvestment Zone No. 1
City of Denton, Texas
SCHRADER & CLINE, LLC
George R. Schrader Larry D. Cline
4800 Broadway, Ste A Addison, TX 75001
972-661-1973 schcli(a�swbell.net
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
INDEX
Page
Index 1
Forward 2
Section I: HISTORY 3
Section II: CURRENT CONDITION/STATE 4
Section III: TAX INCREMENT ANALYSIS 6
Section IV: TABLES 11
TABLE 1--General Value Increase,$M 12
TABLE 2--Catalyst Project Value Increase,$M 13
TABLE 3--Other Development/Redevelopment Value Increase,$M 14
TABLE 4--Cumulative Total Value Increase,$M 15
TABLE 5--City Contribution to TIF,$K 16
TABLE 6--City BPP Value Increase,$K 17
TABLE 7--Total Income to City,$K 18
Section V: EXHIBITS 19
EXHIBIT I--Catalyst Project Overview 20
EXHIBIT II--Area A 21
EXHIBIT III--Area B 22
EXHIBIT IV--Area C 23
EXHIBIT V--Area D 24
EXHIBIT VI--Area E 25
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
FOR WARD
Schrader & Cline, LLC was asked to prepare a Feasibility Analysis using tax increment
financing to encourage accelerated development and redevelopment for Tax Increment
Financing Reinvestment Zone (TIF) No. 1 in the City of Denton, Texas. The areas of the
City within the boundary of the TIF need public infrastructure projects that will provide a
stimulus for new development.
Section I summarizes the history of Denton.
Section II is a brief discussion of the current condition/state.
Section III details the tax increment analysis.
Section IV contains Tables.
Section V contains Exhibits.
The following projections of development, redevelopment and tax revenues are subject to
change. As underlying conditions in the national and regional economy change, the pace and
value of new development and redevelopment projected for the TIF area may shift. Future
property tax rates are particularly difficult to predict given their dependence on changes in the
tax base, the mix of taxes levied and the various jurisdictions' overall fiscal and budgetary
policies. Thus, the projected tax increments are subject to change. The analysis of future tax
increment funds is dependent on a series of projections, assumptions, and other inputs. As a
result, the report should be reviewed in totality.
Neither this report nor its conclusions may be referred to or included in any prospectus or part of
any offering made in connection with private syndication of equity, sale of bonds, sale of
securities or sale of participation interests to the public without express written approval.
2
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
SECTION I: HISTORY
Denton, the county seat of Denton County, is located on IH 35, less than forty miles north of
Dallas and Fort Worth. Because of its proximity, Denton has become closely associated with the
Dallas - Fort Worth metropolitan area. The City was founded in 1857 in order to become the
county seat, because it was located near the center of the County. Although established in 1857,
and with a courthouse built on the north side of the square, it was not until 1866 that Denton was
incorporated.
In its early years, Denton grew slowly, but that changed with completion of the Texas and
Pacific Railway and the Missouri, Kansas and Texas Railway through Denton in 1881. With only
north and south rail connections, however, the town did not develop as a manufacturing and
wholesale center. The next spur to Denton's growth came in 1890 with the opening of North
Texas Normal College (now the University of North Texas) and in 1903 with the opening of the
Girls Industrial College (now Texas Woman's University). With these developments as catalysts,
the City grew from a population of 1,194 in 1880 to 2,558 in 1890 and subsequently, over time,
to a population of 26,844 in 1960 and to 48,063 in 1980. Proximity to Dallas and Fort Worth,
with good interstate highway connections, played a major role in this growth. Steady and at
times rapid growth of enrollment at the two universities was important also. Additionally, after
1974 the City added many new residents as a result of the opening of Dallas - Fort Worth
International Airport, which is closer to Denton than to many parts of Dallas and Fort Worth.
Many airline employees and executives who traveled for major companies took up residence in
Denton. The City of Denton has also benefitted from the continued rapid growth of the
metropolitan area and as this growth has moved northward, the City has grown in population
from 66,270 in 1990 to 80,537 in 2000 to a currently estimated 122,830, according to the U.S.
Census Bureau.
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FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
SECTIONII: CURRENT CONDITION/STATE
While Denton has grown to a population in excess of 100,000, the Denton downtown has not
shared in the growth. One of the primary reasons for the lack of growth in the downtown area is
the condition of the infrastructure. Many of the water and sewer lines serving downtown are 50
years old or older and are undersized to support new and more dense development and
redevelopment. Drainage is poor. Many streets have fallen in need of repair or reconstruction,
with unsafe sidewalks which do not meet ADA requirements. There also is a lack of parking to
serve a higher level of development.
The City of Denton has the potential, the need and the desire to undergo a successful
revitalization of its downtown. To begin the effort, the City approved a Downtown Masterplan
by Fregonese Calthorpe Associates and TIP Strategies in May/June 2003. This was followed by
a Downtown Redevelopment Implementation Plan done by Leland Consulting Group and RTKL
in 2005. The Leland/RTKL plan suggested five catalyst projects which would --
• Address underserved market niches
• Provide direction for targeting and leveraging public investment
• Advance market-tested vision over near-term and long-term
• Create a physically and economically sustainable plan
As one of the potential implementation tools for this plan, Leland/RTKL recommended creation
of a Tax Increment Financing (TIF) Reinvestment Zone to fund public improvements which
would provide assistance and stimulus for private redevelopment and new development.
To further define and guide downtown public infrastructure improvements that would help
stimulate private development and be funded by a TIF, the City of Denton asked Jacobs to
prepare a Downtown Implementation Plan. This plan, presented to the community and adopted
by the Denton City Council in August 2010, focused on parking, complete streets, solid waste, a
form base code and the planned transit oriented development.
4
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
Based on the Leland/RTKL recommendation, and following the Downtown Implementation Plan
recommendations, the City of Denton is proposing creation of a TIF Reinvestment Zone for the
downtown area. The "defined area" of approximately 225.73 acres was developed by city staff
along with the Downtown Task Force and the Economic Development Partnership Board. New
private development and redevelopment expected to occur as a result of public improvements
funded by the TIF will increase downtown property values and tax income as well as bolster
business personal property value and its related tax income for all taxing jurisdictions. TIF has
been used in many other cities and is a proven method to stimulate private development and
redevelopment growth sooner, rather than later, and in many cases will stimulate growth in value
which might never occur without public improvements funded by the TIF.
5
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
SECTIONIII: TAX INCREMENT ANALYSIS
This section documents the detailed analysis and inputs used to generate the tax increment
revenue estimates. Tax Increment Financing involves:
■ Designating an eligible redevelopment area as a Tax Increment Financing
Reinvestment Zone;
■ Soliciting participation of other taxing jurisdictions;
■ Setting the assessment base at the level of the most recent assessment; and
■ Placing tax revenues generated by the increase in assessed value in a tax increment
fund for funding public improvements.
Thus, future tax increment revenues depend on four elements:
■ The timing and added value of new development;
■ Appreciation of existing land and improvements;
■ The loss of value from any existing improvements demolished to make way for new
development; and
■ Future tax rates and the percentage of participation of each taxing jurisdiction.
Assessment policies typically set building assessments at 100 percent of fair market value, which
are generally comparable to construction costs for new construction. Assessed values are
established as of January 1 of the tax year. Thus, development in 2010 goes on the tax rolls for
the Tax Year 2011. In this analysis, to be conservative, no increase in value on redevelopment or
new development after completion has been included. In addition, after the initial five years,
only a portion of the taxes from increases in real property values for the City of Denton are
directed to the TIF Fund. Taxes from the remaining portion on real property values and 100% of
all taxes from increases in business personal property values will flow to the City. All taxes
from increases in real property and business personal property values will flow to the other
taxing jurisdictions. Sales tax income generated from both existing retail and new retail will
continue to flow to the City of Denton.
The total year 2010 taxable value of the property within the TIF boundary is estimated to be
$80.2 million.
6
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
For the purposes of this tax increment analysis, the initial tax base for the Tax Increment Fund is
assumed to be $80.2 million. Taxes on the amount of base tax value will continue to flow to all
taxing jurisdictions during the 30-year life of the TIF.
The increase in value as a result of development and redevelopment within the TIF boundary is
expected to be created in three different categories:
1. the general increase in values over time through normal Appraisal District
revaluations and overall inflation;
2. the new values created by completion of the catalyst projects identified in the
Downtown Redevelopment Implementation Plan; and
3. other general development and redevelopment expected to occur within the TIF
boundary.
Each of these will be discussed in more detail in the following sections.
General Increase
General value increases are based on the City of Denton forecast through 2014. The average
increase through 2014 is 2.2% per year. To be somewhat conservative, beyond 2014 an average
annual increase of 2% per year was used. This annual increase still generated an increase in
value within the TIF from $80.2 million to $143.7 million, an increase of $63.5 million (see
attached Table 1).
CatalystProjects
As mentioned previously, the city of Denton commissioned the team of Leland Consulting
Group and RTKL Associates, Inc. to provide a Downtown Redevelopment Implementation Plan.
This team evaluated five potential catalyst projects (see Exhibit I) which would--
• Address underserved market niches in Denton,
• Promote density and increase in"rooftops",
• Provide direction for targeting and leveraging public investment,
• Advance market-tested vision over near- and long-term, and
• Create a physically and economically sustainable plan.
These catalyst projects would focus on--
7
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
• Strengthening the core,
• Transit,
• Infill development,
• Connecting the Civic Center to downtown, and
• Gateways into downtown.
For this analysis, the project values developed by the team for each catalyst project except
catalyst project A were used. Project A value was developed based on more recent input from
City Staff. Each project is projected to develop over the time periods shown below. The
location of each project is shown in Exhibits II, III, IV, V, and VI, and a summary is shown
below.
Area Description Value, $M Development
Time Period
A Mixed-use Residential/Retail/Transit 55 2012-2028
B Mixed-use Residential/Retail 14 2017-2029
C Residential Infill 16 2020-2034
D Mixed-use Office/Residential 27 2022-2038
E Residential Infill 13 2017-2027
The value created over the life of the TIF by these five catalyst projects is shown in attached
Table 2.
Other Development/Redevelopment
New development and redevelopment value increases during the past few years within the
downtown area have averaged about $1.7 million per year. With the stimulus provided by the
catalyst projects and with the potential aid of TIF funds, this analysis assumed that a higher level
of development and redevelopment within the TIF are would occur as shown below.
8
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
Development Annual Value
Time Period Increase, $M
2010 --
2011 3.0
2012-2014 1.5
2015-2019 2.0
2020-2024 2.5
2025-2029 3.0
2030-2034 3.5
2035-2039 4.0
The value created over the life of the TIF by general development/redevelopment is shown in
attached Table 3.
The forecast of increased value created within the TIF boundary during the next 30 years from
these three categories is shown in Table 4. Income to the TIF Fund based on the values shown in
attached Table 4 and the City of Denton tax rate assumptions shown below is detailed in attached
Table 5.
Jurisdiction Years 2010 Tax Rate % of
$/$100 Value Tax Rate
City of Denton 1-5 0.6897500 100
6-10 0.6552625 95
11-20 0.6207750 90
21-30 0.5862875 85
Attached Table 5 also shows income which flows to the general fund of the City from the
remaining tax rate not applied to the TIF.
Business Personal Property tax income will also be generated from increased values within the
TIF. Business Personal Property & Inventory (BPP) values for 2009 in the TIF area was 39.1%
of real property values. For this analysis, a conservative forecast of BPP tax income to the City
in the TIF District is based on BPP values being 40% of real property values initially, declining
9
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
annually to 30% by 2021 and remaining at 30% thereafter using 100% of the tax rate. This
income from BPP is shown in attached Table 6.
Attached Table 7 shows a forecast of total income to the City during the 30 year life of the TIF.
This income is generated from the non-TIF portion of the real property tax rate and BPP income,
both from new values generated within the TIF and also from real property and BPP base values.
A summary of income to the TIF and the City General Fund over the 30-year life of the TIF is
shown below.
Jurisdiction TIF Fund, $K CITY Income, $K
City of Denton 24,811 35,615
The public infrastructure projects planned to stimulate the higher values created by the TIF are
shown in Project Plan Exhibit D.
10
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
SECTIONIV.• TABLES
11
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
TABLE 1
CITY OF DENTON
TAX INCREMENT FINANCING REINVESTMENT ZONE NO. I
GENERAL VALUE INCREASE, $M
YEAR VALUE
VALUE BASE VALUE INCREASE
2010 80.2 80.2 -
2011 78.6 80.2 (1.6)
2012 81.0 80.2 0.8
2013 84.2 80.2 4.0
2014 87.6 80.2 7.4
2015 89.4 80.2 9.2
2016 91.1 80.2 10.9
2017 93.0 80.2 12.8
2018 94.8 80.2 14.6
2019 96.7 80.2 16.5
2020 98.7 80.2 18.5
2021 100.6 80.2 20.4
2022 102.6 80.2 22.4
2023 104.7 80.2 24.5
2024 106.8 80.2 26.6
2025 108.9 80.2 28.7
2026 111.1 80.2 30.9
2027 113.3 80.2 33.1
2028 115.6 80.2 35.4
2029 117.9 80.2 37.7
2030 120.3 80.2 40.1
2031 122.7 80.2 42.5
2032 125.1 80.2 44.9
2033 127.6 80.2 47.4
2034 130.2 80.2 50.0
2035 132.8 80.2 52.6
2036 135.4 80.2 55.2
2037 138.1 80.2 57.9
2038 140.9 80.2 60.7
2039 143.7 80.2 63.5
TOTAL 143.7 80.2 63.5
*Increases based on City of Denton forecast through 2014. Beyond 2014 assumed
average of 2%/year increase.
TABLE 2
12
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
CITY OF DENTON
TAX INCREMENT FINANCING REINVESTMENT ZONE NO. I
CATALYST PROJECT VALUE INCREASE, $M
YEAR A B C D E TOTAL CUM.TOTAL
2010 - - - - - - -
2011 - - - - - - -
2012 10.0 - - - - 10.0 10.0
2013 - - - - - - 10.0
2014 10.0 - - - - 10.0 20.0
2015 - - - - - - 20.0
2016 15.0 - - - - 15.0 35.0
2017 - 2.0 - - 2.0 4.0 39.0
2018 - - - - - - 39.0
2019 5.0 2.0 - - 2.0 9.0 48.0
2020 - - 2.0 - - 2.0 50.0
2021 - 2.0 - - 2.0 4.0 54.0
2022 5.0 - 2.0 3.0 - 10.0 64.0
2023 - 2.0 - - 2.0 4.0 68.0
2024 - - 2.0 3.0 - 5.0 73.0
2025 5.0 2.0 - - 2.0 9.0 82.0
2026 - - 2.0 3.0 - 5.0 87.0
2027 - 2.0 - - 3.0 5.0 92.0
2028 5.0 - 2.0 3.0 - 10.0 102.0
2029 - 2.0 - - - 2.0 104.0
2030 - - 2.0 3.0 - 5.0 109.0
2031 - - - - - - 109.0
2032 - - 2.0 3.0 - 5.0 114.0
2033 - - - - - - 114.0
2034 - - 2.0 3.0 - 5.0 119.0
2035 - - - - - - 119.0
2036 - - - 3.0 - 3.0 122.0
2037 - - - - - - 122.0
2038 - - - 3.0 - 3.0 125.0
2039 - - - - - - 125.0
TOTAL 55.0 14.0 16.0 27.0 13.0 125.0 125.0
13
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
TABLE 3
CITY OF DENTON
TAX INCREMENT FINANCING REINVESTMENT ZONE NO. 1
OTHER DEVELOPMENT/REDEVELOPMENT VALUE INCREASE,
$M
YEAR CUM.
VALUE VALUE
2010 - -
2011 3.0 3.0
2012 1.5 4.5
2013 1.5 6.0
2014 1.5 7.5
2015 2.0 9.5
2016 2.0 11.5
2017 2.0 13.5
2018 2.0 15.5
2019 2.0 17.5
2020 2.5 20.0
2021 2.5 22.5
2022 2.5 25.0
2023 2.5 27.5
2024 2.5 30.0
2025 3.0 33.0
2026 3.0 36.0
2027 3.0 39.0
2028 3.0 42.0
2029 3.0 45.0
2030 3.5 48.5
2031 3.5 52.0
2032 3.5 55.5
2033 3.5 59.0
2034 3.5 62.5
2035 4.0 66.5
2036 4.0 70.5
2037 4.0 74.5
2038 4.0 78.5
2039 4.0 82.5
TOTAL 82.5 82.5
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FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
TABLE 4
CITY OF DENTON
TAX INCREMENT FINANCING REINVESTMENT ZONE NO. 1
CUMULATIVE TOTAL VALUE INCREASE, $M
YEAR GENERAL CATALYST OTHER TOTAL
2010 - - - -
2011 (1.6) - 3.0 1.4
2012 0.8 10.0 4.5 15.3
2013 4.0 10.0 6.0 20.0
2014 7.4 20.0 7.5 34.9
2015 9.2 20.0 9.5 38.7
2016 10.9 35.0 11.5 57.4
2017 12.8 39.0 13.5 65.3
2018 14.6 39.0 15.5 69.1
2019 16.5 48.0 17.5 82.0
2020 18.5 50.0 20.0 88.5
2021 20.4 54.0 22.5 96.9
2022 22.4 64.0 25.0 111.4
2023 24.5 68.0 27.5 120.0
2024 26.6 73.0 30.0 129.6
2025 28.7 82.0 33.0 143.7
2026 30.9 87.0 36.0 153.9
2027 33.1 92.0 39.0 164.1
2028 35.4 102.0 42.0 179.4
2029 37.7 104.0 45.0 186.7
2030 40.1 109.0 48.5 197.6
2031 42.5 109.0 52.0 203.5
2032 44.9 114.0 55.5 214.4
2033 47.4 114.0 59.0 220.4
2034 50.0 119.0 62.5 231.5
2035 52.6 119.0 66.5 238.1
2036 55.2 122.0 70.5 247.7
2037 57.9 122.0 74.5 254.4
2038 60.7 125.0 78.5 264.2
2039 63.5 125.0 82.5 271.0
TOTAL 63.5 125.0 82.5 271.0
15
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
TABLE 5
CITY OF DENTON
TAX INCREMENT FINANCING REINVESTMENT ZONE NO. 1
CITY
YEAR TOTAL REAL
PROPERTY VALUE CONTRIBUTION INCOME TO
INCREASE, $M TO TIF, $K* CITY, $K
2010 - - -
2011 1.4 - -
2012 15.3 10 -
2013 20.0 106 -
2014 34.9 138 -
2015 38.7 241 -
2016 57.4 254 13
2017 65.3 376 20
2018 69.1 428 23
2019 82.0 453 24
2020 88.5 537 28
2021 96.9 549 61
2022 111.4 602 67
2023 120.0 692 77
2024 129.6 745 83
2025 143.7 805 89
2026 153.9 892 99
2027 164.1 955 106
2028 179.4 1,019 113
2029 186.7 1,114 124
2030 197.6 1,159 129
2031 203.5 1,159 204
2032 214.4 1,193 211
2033 220.4 1,257 222
2034 231.5 1,292 228
2035 238.1 1,357 240
2036 247.7 1,396 246
2037 254.4 1,452 256
2038 264.2 1,492 263
2039 271.0 1,549 273
2040 - 1,589 280
TOTAL 271.0 24,811 3,479
*Based on 2010 tax rate of: Years 1 -5 $0.6897500/$100 valuation(100%)
Years 6- 10 $0.6552625/$100 valuation(95%)
Years 11 -20 $0.6207750/$100 valuation(90%)
Years 21 -30 $0.5862875/$100 valuation(85%)
16
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
TABLE 6
CITY OF DENTON
TAX INCREMENT FINANCING REINVESTMENT ZONE NO. 1
CITY
YEAR TOTAL REAL INCOME TO
PROPERTY VALUE BUSINESS PERSONAL CITY, $K**
INCREASE, $M PROPERTY
VALUE
% INCREASE, $M
2010 - - - -
2011 1.4 40 0.6 -
2012 15.3 39 6.0 4
2013 20.0 38 7.6 41
2014 34.9 37 12.9 52
2015 38.7 36 13.9 89
2016 57.4 35 20.1 96
2017 65.3 34 22.2 139
2018 69.1 33 22.8 153
2019 82.0 32 26.2 157
2020 88.5 31 27.4 181
2021 96.9 30 29.1 189
2022 111.4 30 33.4 201
2023 120.0 30 36.0 230
2024 129.6 30 38.9 248
2025 143.7 30 43.1 268
2026 153.9 30 46.2 297
2027 164.1 30 49.2 319
2028 179.4 30 53.8 339
2029 186.7 30 56.0 371
2030 197.6 30 59.3 386
2031 203.5 30 61.1 409
2032 214.4 30 64.3 421
2033 220.4 30 66.1 444
2034 231.5 30 69.5 456
2035 238.1 30 71.4 479
2036 247.7 30 74.3 492
2037 254.4 30 76.3 512
2038 264.2 30 79.3 526
2039 271.0 30 81.3 547
2040 - - - 561
TOTAL 271.0 30 81.3 8,607
*Estimated Business Personal Property&Inventory value for 2010 is$29.9 million,39.1%of real property value. To
be conservative this percentage was reduced from 40%to 30%over the next 11 years. This value was used for the
remainder of the TIF life.
**Based on tax rate of$0.68975/$100 valuation applied to business personal property&inventory value increases.
17
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
TABLE 7
CITY OF DENTON
TAX INCREMENT FINANCING REINVESTMENT ZONE NO. 1
CITY
YEAR INCOME FROM INCOME TO CITY TOTAL
INCOME FROM NEW BUSINESS SUBTOTAL FROM BASE INCOME TO
NEW REAL PERSONAL INCOME FROM REAL AND BPP CITY, $K
PROPERTY TAX , PROPERTY TAX, NEW VALUES, VALUES, $K*
$K $K $K
2010 - - - 759 759
2011 - - - 759 759
2012 - 4 4 759 763
2013 - 41 41 759 800
2014 - 52 52 759 811
2015 - 89 89 759 848
2016 13 96 109 759 868
2017 20 139 159 759 918
2018 23 153 176 759 935
2019 24 157 181 759 940
2020 28 181 209 759 968
2021 61 189 250 759 1,009
2022 67 201 268 759 1,027
2023 77 230 307 759 1,066
2024 83 248 331 759 1,090
2025 89 268 357 759 1,116
2026 99 297 396 759 1,155
2027 106 319 425 759 1,184
2028 113 339 452 759 1,211
2029 124 371 495 759 1,254
2030 129 386 515 759 1,274
2031 204 409 613 759 1,372
2032 211 421 632 759 1,391
2033 222 444 666 759 1,425
2034 228 456 684 759 1,443
2035 240 479 719 759 1,478
2036 246 492 738 759 1,497
2037 256 512 768 759 1,527
2038 263 526 789 759 1,548
2039 273 547 820 759 1,579
2040 280 561 841 759 1,600
TOTAL 3,479 8,607 12,086 23,529 35,615
* Based on 2010 real property value and 2009 business personal property& inventory
value.
18
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
SECTION V. EXHIBITS
19
PLAN:FINANCE EXHIBIT D Feasibility Analysis PRELIMINARY
EXHIBIT I
Pa -V Cata lyst
Areas
. .
Five areas have been
• - -
• as
redevelopment zones
capable of viable
catalyst development
Axe D
S ' 1 .
These projects -
on the strengthening of
the Square through the
roll-outof
parking strategy.
20
EXHIBITFINANCE PLAN: . PRELIMINARY
EXHIBIT 11
Catalyst
McKinney
IL.� i •. .�l ,,� 14 :f Project I
g, Transit-Oriented infill
_Illy,(
development
ram '. 'ailshared parking garage
bet�.-veen McKinney,
:71 Bell, Hickory and the
Commuter Rail.
-!OU I existing historic
Planned around
Old
structure, partnership
.� defined by land
assembly and parking.
Hickory— _.qF
.,
UJI
FINANCE PLAN: EXHIBIT D -- Feasibility Analysis PRELIMINARY
EXHIBIT III
Mw
Catalyst
{ Project B
10CKORr
'•�, Mixed-use infill
adjacent to the Wells
1Ne11, Fargo to,,ver. Ne%--v
Fargo '
?� shared garage is
added as southeastern
- parking anchor for the
Square.
-
- Existing garage
UIULBERRY
removed to make way
for retail and motor
s bank ,,^ 'th loft space
above.
22
EXHIBITFINANCE PLAN: . PRELIMINARY
EXHIBIT IV
Catalyst
Pro'ect C
Pocket park with ne\A,,
surrounding
development to define
northern gate,,vay into
�j I! rna NIP1 D• •
InClUdes adaptive
i� :..r stir--;;, 1 • ■• J —
reUse of existing
buildings (old city hall)
and provides a
north\.-.�estern parking
anchor for the SqUare.
23
PLAN:FINANCE C . PRELIMINARY
EXHIBIT V
I C talyst
-
%
.� II ( � S �� Project
11 n
�I ~ �1 ■� Mixed-use
ZJW
is: 1 h* �■■� illHickory along Carroll.
Existing businesses
incorporated into
: � 1
EXHIBITFINANCE PLAN: . PRELIMINARY
EXHIBIT VI
Catalystil'
Project E
AL &.1 1 --
ne
• -
ntial infillvvith
ground level service
uses bet,veen
McKinney, Oak. Austin
ZS
and Bell.
all Provides -urban
Ua edge" to contrast the
Municipal complex.
•, llve-vlork
..i -
• FA-
infill aroundexisting
structures on Oak.
25
FINANCE PLAN—DENTON TIF NO. 1 PRELIMINARY
FINAL
FINANCE PLAN
December 2010
Tax Increment Financing Reinvestment Zone No. 1
City of Denton, Texas
SCHRADER & CLINE, LLC
George R. Schrader Larry D. Cline
4800 Broadway, Ste A Addison, TX 75001
972-661-1973 schcliAswbell.net
1
FINANCE PLAN—DENTON TIF NO. 1 PRELIMINARY
December 2010
The Financing Plan provides information on the projected monetary impact that the
formation of the Tax Increment Financing Reinvestment Zone (TIF) could have on the property
described in Finance Plan Exhibit: A and shown in Finance Plan Exhibit: B. It will also
describe how that impact can be utilized to enhance the area and region through leveraging the
resources of each entity that participates in the project.
Below is a summary of the Financing Plan items required by law.
1. The proposed public improvements in the TIF may include:
• Capital costs, including the actual costs of the construction of public works,
public improvements, new buildings, structures, and fixtures; and the actual
costs of the acquisition of land and the clearing and grading of land;
• Financing costs, including all interest paid to holders of evidences of
indebtedness or other obligations issued to pay for project costs and any
premium paid over the principal amount of the obligations because of the
redemption of the obligations before maturity;
• Any real property assembly costs;
• Professional service costs, including those incurred for architectural, planning,
engineering, and legal advise and services;
• Any relocation costs;
• Organizational costs, including costs of conducting environmental impact
studies or other studies, the cost of publicizing the creation of the TIF, and the
cost of implementing the project plan for the TIF;
• Interest before and during construction and for one year after completion of
construction, whether or not capitalized;
• The amount of any contributions made by the municipality from general
revenue for the implementation of the project plan;
• Imputed administrative costs, including reasonable charges for the time spent
by employees of the municipality in connection with the implementation of a
project plan;
• The cost of operating the TIF and project facilities; and
• Payments made at the discretion of the governing body of the municipality
that the municipality finds necessary or convenient to the creation of the TIF
or to the implementation of the project plans for the TIF.
2
FINANCE PLAN—DENTON TIF NO. 1 PRELIMINARY
The specific capital improvement projects anticipated to be undertaken in the Denton TIF
No. 1, are included in Finance Plan Exhibit: C.
2. Estimated Project Cost of TIF, including administrative expenses.
• Project costs are estimated at approximately $24.8 million dollars. Specific
cost estimates are included in Finance Plan Exhibit: C.
3. Economic Feasibility Study.
• An economic feasibility analysis has been completed and is included as
Finance Plan Exhibit: D.
4. The estimated amount of bonded indebtedness to be incurred.
• If initial project costs are not advanced by a Developer, the City of Denton
may consider issuing bonds when tax increment funds exceed the amount
necessary to support debt service.
5. The time when related costs or monetary obligations are to be incurred.
• Please refer to Finance Plan Exhibit: C for details regarding the type of
improvement costs anticipated. The timing will be monitored by the TIF
Board to insure adequate TIF funds are available.
6. A description of the methods of financing all estimated project costs and the
expected sources of revenue to finance or pay project costs including the
percentage of tax increment to be derived from the property taxes of each
taxing unit on real property in the TIF.
• Project costs will be financed through loans advanced by developers or by the
use of tax increment funds received on a pay-as-you-go basis. No new debt is
envisioned at this time, but bonds may be issued at a later date when adequate
tax increment has been created to support debt service. The revenue sources
will be the real property taxes captured by the TIF, which will account for
100% of revenues used to fund project costs or bond debt service. For the
Financial Plan, the City will participate at varied tax rates for thirty (30) years.
7. The current total appraised value of taxable real property in the TIF.
• The current appraised base value of the taxable real property in the TIF using
the 2010 certified values provided by the Appraisal District is $80.2 million.
8. The estimated appraised value of the improvements in the TIF during each
year of its existence.
• The estimated appraised value of the improvements in the TIF per year is
listed in the following FINANCE PLAN TABLE 1.
3
FINANCE PLAN-DENTON TIF NO. 1 PRELIMINARY
TABLE 1
Assessed Real Property Value Including Anticipated New Development
Years 2010-2039
YEAR TOTAL ASSESSED VALUE, $M
2010 80.2
2011 81.6
2012 95.5
2013 100.2
2014 115.1
2015 118.9
2016 137.6
2017 145.5
2018 149.3
2019 162.2
2020 168.7
2021 177.1
2022 191.6
2023 200.2
2024 209.8
2025 223.9
2026 234.1
2027 244.3
2028 259.6
2029 266.9
2030 277.8
2031 283.7
2032 294.6
2033 300.6
2034 311.7
2035 318.3
2036 327.9
2037 334.6
2038 344.4
2039 351.2
4
FINANCE PLAN-DENTON TIF NO. 1 PRELIMINARY
• The estimated annual incremental funds available from future development in the TIF
are listed in the following table.
TABLE 2
Annual Incremental Funds Provided for TIF No. 1
Years 2010-2040
ASSESSED BASE ANNUAL
Year VALUE$M ASSESSED CAPTURED TIF FUND,$K
VALUE$M VALUE$M
2010 80.2 80.2 --
2011 81.6 80.2 1.4
2012 95.5 80.2 15.3 10
2013 100.2 80.2 20.0 106
2014 115.1 80.2 34.9 138
2015 118.9 80.2 38.7 241
2016 137.6 80.2 57.4 254
2017 145.5 80.2 65.3 376
2018 149.3 80.2 69.1 428
2019 162.2 80.2 82.0 453
2020 168.7 80.2 88.5 537
2021 177.1 80.2 96.9 549
2022 191.6 80.2 111.4 602
2023 200.2 80.2 120.0 692
2024 209.8 80.2 129.6 745
2025 223.9 80.2 143.7 805
2026 234.1 80.2 153.9 892
2027 244.3 80.2 164.1 955
2028 259.6 80.2 179.4 1,019
2029 266.9 80.2 186.7 1,114
2030 277.8 80.2 197.6 1,159
2031 283.7 80.2 203.5 1,159
2032 294.6 80.2 214.4 1,193
2033 300.6 80.2 220.4 1,257
2034 311.7 80.2 231.5 1,292
2035 318.3 80.2 238.1 1,357
2036 327.9 80.2 247.7 1,396
2037 334.6 80.2 254.4 1,452
2038 344.4 80.2 264.2 1,492
2039 351.2 80.2 271.0 1,549
2040 -- -- -- 1,589
TOTAL 351.2 80.2 271.0 24,811
2010 TIF CONTRIBUTION TAX RATE/$100 VALUATION
Tax Rate/
$100 Valuation YEARS 1-5 YEARS 6-10 YEARS 11-20 YEARS 21-30
City of Denton 0.68975 0.68975 0.6552625 0.6207750 0.5862875
9. The duration of the TIF:
• The TIF was created in 2010. It is proposed that the TIF exist for thirty(30) years
with termination of the TIF set as 2039 or the date when all project costs are paid
and any debt is retired, whichever comes first.
5
FINANCE PLAN—DENTON TIF NO. 1 PRELIMINARY
EXHIBIT A
Boundary Description
Beginning at the southwest corner of the ROW intersection of Carroll Blvd. and Sycamore, the
POINT OF BEGINNING;
THENCE, north along the west ROW of Carroll Blvd. to the northwest corner of the ROW
intersection of Carroll Blvd. and W. Parkway Street;
THENCE, east along the north ROW of W. Parkway Street to the northeast corner of the ROW
intersection of W. Parkway Street and Locust;
THENCE, south along the east ROW of Locust to the north ROW of McKinney;
THENCE, east along the north ROW of McKinney to a point directly north of the southeast
corner of the ROW intersection of McKinney and N. Bradshaw Street;
THENCE, south across McKinney and continuing south along the east ROW of N. Bradshaw
Street continuing directly south across E. Hickory Street to the south ROW of E. Hickory Street;
THENCE, west along the south ROW of E. Hickory Street to the northeast corner of a tract in
the Fred Hill Addition, Block A, Lot 1;
THENCE, south and east following the property line of a tract in the Fred Hill Addition, Block
A, Lot 1 to the northwest corner of a 1.406 acre tract, A1184A H. Cisco, Tract 14;
THENCE, south along the west property line of a 1.406 acre tract, Al 184A H. Cisco, Tract 14 to
its intersection with the north property line of a 1.694 acre tract Al 184A H. Cisco, Tract 15;
THENCE, west and south along the north and west property line of a 1.694 acre tract Al 184A H.
Cisco, Tract 15 to the northwest corner of a 0.16 acre tract, A1184A H. Cisco, Tract 20;
THENCE, south along the west property line of a 0.16 acre tract, A1184A H. Cisco, Tract 20 to
the north ROW of Sycamore;
THENCE, directly south across Sycamore to the south ROW of Sycamore;
THENCE, west along the south ROW of Sycamore to the northwest corner of the Oakwood
Cemetery;
THENCE, south along the west property line of the Oakwood Cemetery to the north ROW of
Prairie;
THENCE, directly south across Prairie to the south ROW of Prairie;
THENCE, west along the south ROW of Prairie to the southwest corner of the ROW intersection
of Prairie and Elm;
6
FINANCE PLAN—DENTON TIF NO. 1 PRELIMINARY
Boundary Description
THENCE, north along the west ROW of Elm to the south ROW of Sycamore;
THENCE, west along the south ROW of Sycamore to the southwest corner of the ROW
intersection of Sycamore and Carroll Blvd. and the POINT OF BEGINNING, and containing a
total area of approximately 225.73 acres.
7
FINANCE PLAN—DENTON TIF NO. 1 PRELIMINARY
EXHIBIT B
Property Boundary Map
Legend
y� TIF Boundary
U
Centerline Streets
N
Property Description
w
Acreage wior wio Agr use
Cable Company
mop
MCKINNEY Duplex
� Exempt
OAK i Gas Company
FZ
Multifamily
7 1� 'KORY� Phone Company
J I Real and Commercial
J
0 M W Single Family
Q In
Townhome
U J 4 Vacant Commercial Lots
~ FFFF FUPRAIRIE w+E
m
+, S
LU
- April 16 2010
Miles This map is a graphic representation prepared by the City of Denton and Is Intended for use only as a reference. Data depicted
0 0.05 0.1 0.2 0.3 0.4 Is not guaranteed for accuracy and may be subject to revision at any time without notification.A Registered Surveyor for the
State of Texas was not consulted. For Survey level accuracy,supervision and certification of the produced data by a Registered
Professional Land Surveyor for the State of Texas would need to be performed.
8
EXHIBIT C
PROJECT ESTIMATED COST, $M
Parking/Transportation 8.0
Complete Streets 7.9
Support for Downtown Projects 4.9
Utility/Drainage Improvements 4.0
TOTAL 24.8
Project Definitions
Parkin /Transportation: Parking includes, but is not limited to, parking garages; surface parking;
parking lighting; and parking signage and wayfinding. This project category was designed to
provide adequate public facilities for transportation and to foster Transit Oriented Development
(TOD) that will occur as a result of the planned transit station that will link Denton with
passenger rail service to the City of Carrollton, where riders can transfer to the Dallas Area
Rapid Transit (DART) system into the Dallas/ Fort Worth metroplex. The goal is to create
compact, walkable, pedestrian-centered developments to enhance and act as a catalyst to spur
additional development and redevelopment in the district.
Complete Streets: are "multi-functional, pedestrian-oriented, aesthetically-pleasing, and safe and
inviting for residents and visitors. Redeveloping the existing downtown street network into
complete streets will create a pleasing public realm, which in turn supports and encourages a
wide variety of new development and investment" according to the Downtown Implementation
Plan. Elements of complete streets include the building to building improvements which may
encompass: sidewalks, shared travel lanes (e.g. bus and bicycle), parallel and angled parking,
pedestrian crosswalks, pedestrian and emergency bulb (American with Disabilities Act (ADA)
accessibility), awnings, street improvements, planters, pedestrian street furniture, bike racks and
pedestrian lighting.
Downtown Projects: may include grants, loans and services for public and private development.
Eligible TIF project costs are not limited to public uses and may also include projects that
involve: historic preservation, demolition, environmental remediation and economic
development grants. Chapter 380 of the Local Government Code grants municipalities in Texas
the authority to offer grants and loans of public funds to stimulate economic development. The
chapter also includes a provision for the use of City employees, facilities and services. An
example of a City service may include additional public safety personnel to serve the increased
population created by the transit station and the surrounding transit oriented development. Solid
FINANCE PLAN—DENTON TIF NO. 1 PRELIMINARY
EXHIBIT D
Project Plan
waste and recycling services tailored to serve the downtown area is another example of a public
service.
Utility Drainage: The downtown TIF district has an aging infrastructure and a number of
properties that are situated in the floodplain making proper utility drainage an important
component of the project plan. Utility drainage encompasses the physical provisions to
accommodate and regulate stormwater runoff to preclude excessive erosion and sedimentation
and to control and regulate the rate of flow. Facilities/systems can include natural features and
conduits, channels, ditches, swales, pipes, detention devices or other devices designed or
intended to carry, direct, detain or otherwise control stormwater," according the Denton
Development Code.
Projects may include one or more categories that may be leveraged as an incentive for
development in the TIF district. An example of such a project, that would include both the
parking/transportation and the downtown project categories, is a public private partnership for
the construction of a parking garage and mixed use development that includes a public
investment for additional parking for the public.
10
Revision Date
10/27/17
Council Re uests for Information
Request Request Date Staff Responsible Status
1. Information on cost determination for curb rate vs drop- 6/5/17 Cox Staff is working on a staffing and
off rate at landfill operational analysis first before
conducting a revised cost of service
study.
2. Update on stack of railroad ties—are they being picked 6/5/17 Nelson All have been removed, except for a
up? few piles in downtown area. Staff
continues to work on closing this item
out with the railroad.
3. Discussion of development code criteria for width of 6/6/17 Canizares Amendments to Transportation criteria
streets manual are in process. Perimeter Street
Paving guidelines were recently
ado ted.
4. Work session on planning & development studies 6/20/17 McDonald A work session is scheduled for Nov.
7.
5. Requests for 1) a full climate cycle analysis for the 7/25/17 1 Banks Provide an update later in the year after
Denton Energy Center and 2) a health impact study 10/24/17 Black&Veatch study; potential Q1
2017/18 projects.
6. Survey and report of how other municipalities and 7/25/17 Howell Superintendent Wilson asked that this
school districts fund their School Resource Officers, as be a larger discussion including the
well as analysis of calls to school and efficiency Natatorium and Impact and Drainage
Fees. A work session is expected in
early Nov.
7. Work session on parking requirements in the Code 8/1/17 McDonald A work session is scheduled for Nov.
14.
8. Info on landfill SUP requirement and a plan to replace 8/15/17 Cox Landscape architect being retained.
or minimize trees that will be removed Working with legal counsel on
updating SUP.
9. Request to consolidate Council subcommittees and 8/22/17 Walters/Kuechler Staff is working on an interim solution,
agendas on the website in one spot as well as a plan to transition more
meetings to the Granicus platform.
10. Regular Council updates on DDC progression 9/12/17 McDonald Updates will be provided in the Friday
reports. An update will also be
presented during the Dev Services
work session on Nov. 7.
Request Request Date Staff Responsible Status
11. Work session on recorded rules &procedures for 9/19/17 Leal An item for IC is planned for Nov. 7.
Council meetings
12. Work session on process for when a use category is not 9/19/17 Leal A work session is planned for Nov. 7.
clearly defined in the DDC (incl. appeals process and
communications to surrounding properties)
13. Discussion on the process for following up on the ti line 10/10/17 Hileman/Leal
14. Work session on conveyance plats and what the City 10/10/17 McDonald An ISR is in the Friday, Oct. 27 report.
requires
15. Joint work session with the Denton Housing Authority 10/10/17 Langley A joint work session is confirmed for
City Council luncheon on Dec. 4.
16. Work session on the process for fire recruitments 10/17/17 Paulsgrove A work session is planned for Nov. 14.
17. Information or options on how citizens can resolve 10/17/17 Canizares Information is included in the Friday,
complaints with Frontier and Charter Oct. 27 report.
18. Work session on recycling for commercial and multi- 10/17/17 Cox An update is planned for the COE in
family properties November. Staff will seek the COE's
direction on how to proceed, including
Tans for a briefing to the City Council.
19. Review code for backyard cottages/accessory dwelling 10/17/17 McDonald An ISR is in the Friday, Oct. 27 report.
units
20. Review AV equipment at Denia Rec Center and others 10/17/17 Vorel/Kraft An update is in the Friday, Oct. 27
for community meetings report.
21. Work session on public restrooms and/or first aid station 10/17/17 Rosendahl
on the Square
22. Map of Parks and overlay driving/walking distance 10/24/17 Vorel
23. Look into partnering with DCTA on discounted bus 10/24/17 Nelson
asses
24. Update on the downtown flood plain 10/24/17 Estes
25. ISR on potential for a composting ro ram 1 10/24/17 Cox
Cityof Denton City Hall
215 E. McKinney St.
Denton,Texas 76201
www.cityofdenton.com
DENTON Meeting Agenda
City Council
Tuesday, November 7,2017 2:00 PM Work Session Room&Council Chambers
After determining that a quorum is present, the City Council of the City of Denton, Texas will convene in a
Work Session on Tuesday, November 7, 2017 at 2:00 p.m. in the Council Work Session Room at City Hall,
215 E.McKinney Street,Denton,Texas at which the following items will be considered:
1. Citizen Comments on Consent Agenda Items
This section of the agenda allows citizens to speak on Consent Agenda Items only. Each speaker will be
given a total of three (3) minutes to address any items he/she wishes that are listed on the Consent Agenda.
A Request to Speak Card should be completed and returned to the City Secretary before Council considers
this item.
2. Requests for clarification of agenda items listed on the agenda for November 7,2017.
3. Work Session Reports
A. ID 17-1321 Receive a report, hold a discussion, and give staff direction regarding the sale of municipal
property located on the west side of Highway 77, south of the McNatt Animal Adoption
Center.
B. ID 17-1343 Receive a report, hold a discussion, and provide staff direction regarding parking
requirements for new developments.
C. ID 17-1481 Receive a report, hold a discussion and give staff direction regarding the proposed Bonnie
Brae widening and improvements project - Phases 4& 5, the overall limits being bounded
by Interstate Highway 35 east to the south and U.S. Highway 380(University Drive) to
the north.
D. ID 17-1502 Receive a report, hold a discussion and give staff direction regarding the Solid Waste
Department's and Watershed Protection division's community sponsorship program.
E. Development Department Update
Following the completion of the Work Session, the City Council will convene in a Closed Meeting to consider
specific items when these items are listed below under the Closed Meeting section of this agenda. The City
Council 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.
1. Closed Meeting:
A. ID 17-1395 Closed meeting to discuss land acquisition of Pecan Grove tract in the Spencer to Locust
TM Line project.
B. Fire Pension Discussion
Page I Printed on 1012712017
City Council Meeting Agenda November 7, 2017
C. CPI ajustments for Airport lease
ANY FINAL ACTION, DECISION, OR VOTE ON A MATTER DELIBERATED IN A CLOSED
MEETING WILL ONLY BE TAKEN IN AN OPEN MEETING THAT IS HELD IN COMPLIANCE
WITH TEXAS GOVERNMENT CODE, CHAPTER 551, EXCEPT TO THE EXTENT SUCH FINAL
ACTION, DECISION, OR VOTE IS TAKEN IN THE CLOSED MEETING IN ACCORDANCE WITH
THE PROVISIONS OF §551.086 OF THE TEXAS GOVERNMENT CODE (THE `PUBLIC POWER
EXCEPTION'). THE CITY COUNCIL RESERVES THE RIGHT TO ADJOURN INTO A CLOSED
MEETING OR EXECUTIVE SESSION AS AUTHORIZED BY TEX. GOV'T. CODE, §551.001, ET
SEQ. (THE TEXAS OPEN MEETINGS ACT) ON ANY ITEM ON ITS OPEN MEETING AGENDA
OR TO RECONVENE IN A CONTINUATION OF THE CLOSED MEETING ON THE CLOSED
MEETING ITEMS NOTED ABOVE, IN ACCORDANCE WITH THE TEXAS OPEN MEETINGS
ACT, INCLUDING, WITHOUT LIMITATION §551.071-551.086 OF THE TEXAS OPEN MEETINGS
ACT.
Regular Meeting of the City of Denton City Council at 6:30 p.m. in the Council Chambers at City Hall, 215 E.
McKinney Street,Denton,Texas at which the following items will be considered:
1. PLEDGE OF ALLEGIANCE
A. U.S. Flag
B. Texas Flag
"Honor the Texas Flag—I pledge allegiance to thee,Texas,one state under God,one and indivisible."
2. PROCLAMATIONS/PRESENTATIONS
3. PRESENTATION FROM MEMBERS OF THE PUBLIC
A. ID 17-1438 Jessica Luther regarding a report from the Citizens' Monument Committee.
B. ID 17-1500 Robert Donnelly regarding the issue of SUP compliance.
A. Review of procedures for addressing the City Council.
B. Receive Scheduled Citizen Reports from Members of the Public.
C. Additional Citizen Reports - This section of the agenda permits any person not registered for a citizen
report to make comments regarding public business on items not listed on the agenda. This is limited to
two speakers per meeting with each speaker allowed a maximum of four (4) minutes. Such person(s) shall
have filed a"Blue Card" requesting to speak during this period prior to the calling of this agenda item.
NOTE: If audio/visual aids during presentations to Council are needed, they must be submitted to the City
Secretary 24 hours prior to the meeting.
4. CONSENT AGENDA
Each of these items is recommended by the Staff and approval thereof will be strictly on the basis of the
Staff recommendations. Approval of the Consent Agenda authorizes the City Manager or his designee to
implement each item in accordance with the Staff recommendations. The City Council has received
background information and has had an opportunity to raise questions regarding these items prior to
consideration.
Listed below are bids, purchase orders, contracts, and other items to be approved under the Consent
Agenda (Agenda Items A — X). This listing is provided on the Consent Agenda to allow Council Members
Page 2 Printed on 1012712017
City Council Meeting Agenda November 7,2017
to discuss or withdraw an item prior to approval of the Consent Agenda. If no items are pulled, Consent
Agenda Items A — X below will be approved with one motion. If items are pulled for separate discussion,
they may be considered as the first items following approval of the Consent Agenda.
A. ID 17-1261 Consider adoption of an ordinance approving a City sponsorship in an amount not to
exceed $3,500 of in-kind services and resources for Backing the Blue-Denton holiday
fundraiser to be held at the Civic Center at 321 E. McKinney St., Saturday, November
18,2017; and providing an effective date.
B. ID 17-1263 Consider adoption of an ordinance approving a City sponsorship in an amount not to
exceed $4,370 of in-kind services and resources for the 3rd Annual Downtown Denton
Turkey Trot to be held in Downtown Denton on Thursday, November 23, 2017; and
providing an effective date.
C. ID 17-1264 Consider adoption of an ordinance approving a City sponsorship in an amount not to
exceed $5,300 of in-kind services and resources for the 29th Annual Denton Holiday
Lighting Festival to be held on the Downtown Square on Friday, December 1, 2017; and
providing an effective date.
D. ID 17-1372 DME Sponsorship Program Approval
E. ID 17-1376 Consider adoption of an ordinance accepting competitive proposals and awarding a
contract for the supply of Electric Utility Station Service Voltage Transformers for Denton
Municipal Electric to be stocked in the City of Denton Distribution Center; providing for
the expenditure of funds therefor; and providing an effective date (RFP 6490-awarded to
ABB,Inc. in the three(3)year not-to-exceed amount of$500,000).
F. ID 17-1390 Consider approval of a resolution approving the land acquisition of Pecan Grove
(Spencer to Locust TM Line)
G. ID 17-1453 Consider approval of a Resolution by the City of Denton, Texas, approving the grant
application for "Denton - Ballistic Blankets" project for fiscal year 2017 to the Office of
the Governor; authorizing the City Manager or his agents official authority over this
project; declaring an effective date; and requiring delivery of the Resolution to the Office
of the Governor; and providing an effective date.
H. ID 17-1455 Consider approval of a Resolution by the City of Denton, Texas, approving the grant
application for "Denton - Command Data" project for fiscal year 2017 to the Office of
the Governor; authorizing the City Manager or his agents official authority over this
project; Declaring an effective date; and requiring delivery of the Resolution to the Office
of the governor; and providing an effective date.
I. ID 17-1456 Consider approval of a Resolution by the City of Denton, Texas, approving the grant
application for "Denton - Night Vision" project for fiscal year 2017 to the Office of the
Governor; authorizing the City Manager or his agents official authority over this project;
declaring an effective date; and requiring delivery of the Resolution to the Office of the
Governor; and providing an effective date.
J. ID 17-1457 Consider approval of a Resolution by the City of Denton, Texas, approving the grant
application for "Denton - Specialized Regional Response Teams Sustainment" project for
Page 3 Printed on 1012712017
City Council Meeting Agenda November 7, 2017
fiscal year 2017 to the Office of the Governor; authorizing the City Manager or his agents
official authority over this project; declaring an effective date; and requiring delivery of the
Resolution to the Office of the Governor; and providing an effective date.
K. ID 17-1482 Consider approval of an ordinance of the City of Denton, Texas, authorizing the City
Manager to initiate foreclosure proceedings on property known as Lot 8A, Block 7,
Jasper Addition, recorded in Cabinet Y, Page 771, filed December 9, 2008, plat records,
Denton County, Texas; providing for the expenditure of funds therefor; severability and an
effective date.
L. ID 17-1483 Consider approval of a resolution revising Administrative Policy No. 403.06"Investment
Policy" and providing an effective date. The Audit/Finance Committee recommends
approval(3-0).
M. ID 17-1484 Consider approval of a resolution revising Administrative Policy No. 403.07"Debt
Service Management" and providing for an effective date. The Audit/Finance Committee
recommends approval(3-0).
N. ID 17-1485 Consider adoption of an ordinance of the City of Denton, Texas to declare the intent to
reimburse capital program expenditures of the General Government ($8,550,000) with
Tax Preferred Obligations (Certificates of Obligation) with an aggregate maximum
principal amount equal to$8,550,000; and providing an effective date.
O. ID 17-1486 Consider adoption of an ordinance accepting competitive bids by way of a Cooperative
Purchasing Program Participation Agreement with the City of Cedar Hill under section
271.102 of the Local Government Code, for the purchase of Emergency Medical
Services (EMS) medical supplies for the City of Denton Fire Department; providing for
the expenditure of funds therefor; and providing an effective date (File 5427- awarded to
Bound Tree Medical in the estimated annual amount of $266,000 for a three (3) year total
amount not-to-exceed$800,000).
P. ID 17-1487 Consider adoption of an ordinance of the City of Denton, Texas authorizing the approval
of a sixth amendment to a professional services agreement between the City of Denton
and Freese and Nichols, Inc. (FNI), amending the contract approved by City Council on
June 16, 2009, in the not-to-exceed amount of $301,575, with Amendments 1-4 each
under $50,000 and approved by the City Manager and Purchasing staff in the total
amount of $69,763, to provide additional engineering services related to the PEC 4
Drainage Improvements Phase 1 and 2 project; providing for the expenditure of funds
therefor; and providing an effective date (File 4437-providing for an additional fifth and
sixth amendment expenditure amount not-to-exceed $94,981, with the total contract
amount not-to-exceed$466,289).
Q. ID 17-1490 Consider adoption of an ordinance accepting competitive proposals and awarding a
contract for the supply of Concrete Street Light Poles for the City of Denton to be
stocked in the City of Denton Distribution Center; providing for the expenditure of funds
therefor; and providing an effective date (RFP 6507-awarded to Wesco Distribution, Inc.
in the three(3)year not-to-exceed amount of$1,300,000).
R. ID 17-1491 Consider adoption of an ordinance accepting competitive proposals and awarding a
Page 4 Printed on 1012712017
City Council Meeting Agenda November 7,2017
contract for Crack Sealing Services for the City of Denton Street Department; providing
for the expenditure of funds therefor; and providing an effective date (RFP 6540-awarded
to American Pavement Solutions, Inc. in the three (3) year not-to-exceed amount of
$1,026,000).
S. ID 17-1492 Consider adoption of an ordinance accepting competitive proposals and awarding a
contract for Federal Government Relations and Lobbying Services for the City of Denton;
providing for the expenditure of funds therefor; and providing an effective date (RFP
6580-awarded to CapitalEdge Strategies, LLC in the three (3) year not-to-exceed
amount of$177,000).
T. ID 17-1493 Consider adoption of an ordinance accepting competitive bids and awarding a contract
for the supply of Water Treatment Chemicals for the Water and Wastewater
Departments; providing for the expenditure of funds therefor; and providing an effective
date (IFB 6530-awarded to multiple vendors with the award to the lowest responsible
bidder meeting specification for each line item in the four (4) year not-to-exceed amount
of$7,026,100). The Public Utilities Board recommends approval
U. ID 17-1494 Consider adoption of an ordinance accepting competitive bids and awarding a contract
for the supply of Electric Utility Optical Ground Wire (OPGW) Transmission Conductor
and Accessories to be stocked in the City of Denton Distribution Center; providing for the
expenditure of funds therefor; and providing an effective date (IFB 6551-awarded to the
lowest responsible bidder meeting specification, Techline, Inc. in the four (4) year
not-to-exceed amount of$525,000).
V. ID 17-1496 Consider adoption of an ordinance accepting competitive bids and awarding a contract
for the supply of Electric Utility Station Class Polymer Arresters to be stocked in the City
of Denton Distribution Center; providing for the expenditure of funds therefor; and
providing an effective date (IFB 6555-awarded to the lowest responsible bidder meeting
specification,Techline,Inc. in the three(3)year not-to-exceed amount of$110,000).
W. ID 17-1497 Consider adoption of an ordinance accepting competitive bids and awarding a contract
for the supply of Electric Utility Aluminum Pipe Bus to be stocked in the City of Denton
Distribution Center; providing for the expenditure of funds therefor; and providing an
effective date (IFB 6556-awarded to the lowest responsible bidder meeting specification,
Techline,Inc. in the three(3)year not-to-exceed amount of$600,000).
X. ID 17-1498 Consider adoption of an ordinance accepting competitive bids and awarding a contract
for the supply of Electric Utility Substation Switches to be stocked in the City of Denton
Distribution Center; providing for the expenditure of funds therefor; and providing an
effective date (IFB 6557-awarded to the lowest responsible bidder meeting specification,
Preferred Sales Agency, LTD in the three (3) year not-to-exceed amount of
$4,000,000).
5. ITEMS FOR INDIVIDUAL CONSIDERATION—CONSIDERATION OF THE USE OF
EMINENT DOMAIN TO CONDEMN REAL PROPERTY INTERESTS
6. ITEMS FOR INDIVIDUAL CONSIDERATION
Page 5 Printed on 1012712017
City Council Meeting Agenda November 7,2017
A. ID 17-1402 Consider adoption of an ordinance authorizing a development agreement between the
City of Denton and DW Carmel, LLC (the "Developer"); providing for the payment by
the Developer to the City of Four Hundred Thousand Dollars and No Cents ($400,000)
in exchange for the City to construct the balance of the Edwards Road perimeter paving
improvements required by Phase 5A and 513 of the Villages of Carmel addition(s) to the
City of Denton, as Developer's contribution; authorizing the City Manager to execute the
agreement; and providing for an effective date. (Edwards Road paving improvements -
Villages of Carmel subdivision)
B. ID 17-1470 Consider approval of a resolution authorizing the creation of a Steering Committee to
guide the development of the Small Area Plan and Implementation Strategy for the area
generally bounded by on the north by Panhandle Street, on the east by Fort Worth
Drive/Carroll Boulevard, and on the west and south by Bonnie Brae Street and Interstate
35 East; and providing an effective date.
C. ID 17-1488 Consider adoption of an ordinance accepting competitive proposals and awarding a
public works contract for Directional Boring Services for Denton Municipal Electric and
other utility departments which includes labor, equipment, tools, supervision, as well as all
administrative and insurance costs incurred by the contractor, necessary to complete
installations of underground directional bores; providing for the expenditure of funds
therefor; and providing an effective date (RFP 6516-awarded to C&C Directional
Boring, LLC, in the five (5) year not-to-exceed amount of $3,000,000). The Public
Utilities Board recommends approval
D. ID 17-1489 Consider adoption of an ordinance accepting competitive proposals and awarding a
public works contract for Underground Electric Installation Services for Denton Municipal
Electric; providing for the expenditure of funds therefor; and providing an effective date
(RFP 6518-awarded to FX5 Construction & Excavation, Inc. in the three (3) year
not-to-exceed amount of $6,000,000). The Public Utilities Board recommends approval
E. ID 17-1499 Consider adoption of an ordinance accepting competitive bids and awarding a contract
for the supply of light duty vehicles which include sedans, passenger vans, pickup trucks,
and hybrid electric vehicles for various City departments; providing for the expenditure of
funds therefor; and providing an effective date (IFB 6577-awarded to the lowest
responsible bidder meeting specification, James Wood Autopark in the three (3) year
not-to-exceed amount of$4,047,455.45).
7. PUBLIC HEARINGS
A. Z17-0023a Hold a public hearing and consider adoption of an ordinance of the City of Denton,
Texas, regarding an initial zoning classification of Neighborhood Residential 6(NR-6)
District on approximately 16.39 acres. The property is generally located at the northeast
corner of Mayhill Road and Mills Road. The Planning and Zoning Commission voted
7-0 to approve the request. (Z17-0023,Cope Addition).
B. S17-0004b Hold a public hearing and consider adoption of an ordinance of the City of Denton,
Texas, regarding a Specific Use Permit for a drive-through facility in a Downtown
Page 6 Printed on 1012712017
City Council Meeting Agenda November 7,2017
Commercial General (DC-G) zoning district and use classification on approximately 1.11
acres of land generally located east of North Texas Boulevard, between I-35E and
Wilshire Street in the City of Denton, Denton County, Texas; adopting an amendment to
the City's official zoning map; providing for a penalty in the maximum amount of
$2,000.00 for violations thereof; providing a severability clause and an effective date. The
Planning and Zoning Commission recommended approval of the request with a condition
(6-0). THIS ITEM WAS CONTINUED AT THE AUGUST 15, 2017 CITY
COUNCIL MEETING. (S17-0004)
8. CONCLUDING ITEMS
A. Under Section 551.042 of the Texas Open Meetings Act, respond to inquiries from the City Council
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 AND Under Section 551.0415 of the Texas Open
Meetings Act, provide reports about items of community interest regarding which no action will be taken,
to include: expressions of thanks, congratulations, or condolence; information regarding holiday schedules;
an honorary or salutary recognition of a public official, public employee, or other citizen; a reminder about
an upcoming event organized or sponsored by the governing body; information regarding a social,
ceremonial, or community event organized or sponsored by an entity other than the governing body that
was attended or is scheduled to be attended by a member of the governing body or an official or employee
of the municipality; or an announcement involving an imminent threat to the public health and safety of
people in the municipality that has arisen after the posting of the agenda.
B. Possible Continuation of Closed Meeting topics,above posted.
CERTIFICATE
I 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 ,2017 at o'clock(a.m.)(p.m.)
CITY SECRETARY
NOTE: THE CITY OF DENTON CITY COUNCIL WORK SESSION ROOM AND COUNCIL
CHAMBERS ARE ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH
DISABILITIES ACT. THE CITY WILL PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE
HEARING IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED
MEETING. PLEASE CALL THE CITY SECRETARY'S OFFICE AT 349-8309 OR USE
TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING 1-800-RELAY-TX SO
THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED THROUGH THE CITY
SECRETARY'S OFFICE.
Page 7 Printed on 1012712017
2017October Nov •
Mon Tue Wed Thu Fri Sat
1 2 3 4 5 6 7
11:00 Council Luncheon 9:00 Council Airport
1:30 Connnrttee on the Comtittee
Environment-Cancelled
5:30 Traffic Safety Conmrission- 4 p.m Public Art Committee
Cancelled
6 p.tn Park Board-Canceled
8 9 10 11 12 13 14
9:00 Public Wines Board 11:301Nbbil ty Committee 11:00 Economic Development
Partnerhsip Board
5:30 M Historic Landmark 2:00 2nd Tuesday Session 5:30 pm Airport Advisory
Cottmvssion Board feting
6:30 M Planning&Zoning
Commission
15 16 17 18 19 20 21
10:30am Audit/Finance
Cotntnittee 4:00pm HaBSCo Nketing
1:00 CC Work Session
6:30 CC Regular Session
22 23 24 25 26 27 28
9:00 Public Utilities Board 1:00 4th Tuesday Session 6:30 Ply Planning&Zoning
Commission
29 30 31 N
4:00 PN4-Zoning Board of
Adjustment
10/25/2017
Oct • • -r 2017
Tue Wed Fri
1 2 3 4
4 pm Public Art Committee
5 6 7 8 9 10 11
11:30 Council Luncheon 2:00 CC Work Session 11:00 Economic Development
1:30 Committee on the Partnerhsip Board
Environment 6:30 CC Regular Session
5:30 Traffic Safety 5:30 pm Airport Advisory
Commission Board feting
6 p.m Park Board 6:30 PNL Planning&Zoning
Commission
12 13 14 15 16 17 18
9:00 Public Wities Board 11:30 Nbbility Committee
5:30 PNt I-Estoric Landmark 4:00pmHaBSCo N}eting
2:00 2nd Tuesday Session
Coirnlvssion
19 20 21 22 23 24 25
Thanksgiving Day
City Holiday City Holiday
26 27 28 29 30 Notes
9:00 Public Utilities Board 6:30 PNL Planning&Zoning
4:00 PM Zoning Board of 2 pm 4th Tuesday Session Commission
Adjustment
h &
More Calendars from WinCalendar.com:2017 Calendar,2018 Calendar,Web Calendar with Holidays
10/25/2017
; Nov ,
.
1 2
3 4 5 6 7 8 9
11:30 Council Luncheon 2:00 CC Work Session 4 pm Public Art Corntni tee
1:30 Cornnuttee on the 6:30 CC Regular Session
Environment
5:30 Traffic Safety
Commission
6 p.m Park Board
10 11 12 13 14 15 16
9:00 Public Utilities Board 11:30 Nbbility Connnittee 5:30 pm Airport Advisory
5:30 PN4 Ilistoric Landmark Board Nbeting
2:00 2nd Tuesday Session
Connvssion 6:30 PNI-Planning&Zoning
Commission
17 18 19 20 21 22 23
4:00 PNt Zoning Board of 4:00pm HaBSCo Nbeting
Adjustment
24 25 26 27 28 29 30
Christmas Eve Christmas Dray
City Holiday City Holiday
31 Notes: •
10/25/2017
4 0/27/17
FUTURE CITY COUNCIL ITEMS
Note: This is a working draft of pendin Council items and is sub'ect to change without notice.
Meeting Date Deadlines Item
October 31 —No Meeting 5t Tuesday
November 6—Luncheon CANCELLED
November 7—Work/Regular Session Captions—October 23 WS—Development Department Update
Backup—November 3 WS—Bonnie Brae project update
WS—Solid Waste Sponsorships
CA—DME Sponsorships
CS—CPI Airport Lease
IC—Edwards Road agreement
November 14 2° Tuesday Session Captions—October 30 NLC, Charlotte,NC 11/15-18
Backup—November 10
WS -review of the Solid Waste Department's procedures and
internal controls by Weaver Assurance
WS—Customer Service Update
WS—Black&Veatch Air Permit Report
November 17— Special Called Session Canvas results of Charter election
10:30 a.m.
November 21 —No Meeting Thanksgiving, 11/23-24
November 28 —4th Tuesday Session Captions—November 13
(may be cancelled Backup—November 21
December 4—Luncheon Captions—November 20 WS—Joint Meeting w/Denton Housing Authority
Backup—November 30
December 5 —Work/Regular Session Captions—November 20 WS—Park Development/Dedication Fund update
Backup—December 1 CA—Briscoe Tire agreement
December 12—2n Tuesday Session Captions—November 27 WS—Deloitte & Touche EMO
Backup—December 8
December 19—No Meeting
December 26—No Meeting Christmas, 12/24-25 1 City offices closed 12/25 & 12/26
CA-Consent Agenda IC-Individual Consideration WS-Work Session
CM-Closed Meeting PH-Public Hearing
Construction Projects Report Starting Oct 30-Nov 05, 2017
road closures Barthold Rd at Intersection of 135 Service Rd going West 700'will be closed
(Jun 12-Nov 13)
lane closures
Detour Routes Proposed Date of Proposed Date of Contact
Street/Intersection (if applicable) Construction Completion BriefDescriptionofConstruction Department
RESIDENTIAL
Bellemead yes Oct 19,2017 Dec 8,2017 Street Reconstruction Streets
Thomas to Emery
Bentoaks no Sep 25,2017 Jan 19,2018 Street Reconstruction
Oakhurst to Teasley
Emery yes Oct 9,2017 Nov 9,2017 Utility Construction Engineering
Thomas to Bellemead
Emery yes Oct 9,2017 Nov 9,2017 UWhty Construction Engineering
Stanley to Thomas
Foxsedge no Oct 9,2017 Nov 10,2017 Panel Repair Streets
Pockius Page to Sunray
Kmgs Row no Aug 7,2017 Dec 1,2017 Curb and Gutter/Drive Approaches Engineering
WB Right In Wellington and Shemnan
Iattimore no Oct 9,2017 Feb 5,2018 Street Reconstruction Streets
Audra to Dead End
Lookout no Oct 2,2017 Nov 13,2017 Sidewalk Repair Streets
Windsor to Westward
ACornuck no Oct 23,2017 Dec 31,2017 MR Overlay Streets
I 35 to Mowvwod
Nhnor Ct no Sep 25,2017 Jan 19,2018 Street Reconstruction Streets
Oakhurst to Teasley
Mmosa no Oct 2,2017 Dec 2,2017 Wastewater Nhin Construction Wastewater
Bolivar to N Carroll
Nfinosa no Oct 23,2017 Dec 8,2017 Water Line Replacement Water
Bolivar to Carroll
Nbckingbird yes Oct 23,2017 Nov 1,2018 Street Reconstruction Engineering
South of Howard to Audra Lane
Nlflberry no Oct 30,2017 Nov 17,2017 Utility Construction Engineering
Hickory to Welch
Oakhurst no Sep 25,2017 Jan 19,2018 Street Reconstruction Streets
Oakhurst to Teasley
Oak Park no Oct 9,2017 Feb 5,2018 Street Reconstruction Streets
Oaktree to Oak Valley
Oaktree no Oct 9,2017 Feb 5,2018 Street Reconstruction Streets
Audra to Lattimore
Overlook no Oct 2,2017 Nov 13,2017 Sidewalk and Panel Repair Streets
Windsor to Westward
Paisley yes Oct 2,2017 Jan 5,2018 Wastewater Nhin Construction Wastewater
Frame to Ruddell
Southway no 10-02-20107 Nov 13,2017 Sidewalk Repair Streets
ML Windsor to Westward
Springtree yes Sep 13,2017 Nov 15,2017 Water and Sewcr Line Construction Engineering
E NtKinney to Pecan Grove
Stanley yes Nov 6,2017 Nov 30,2017 MR Overlay and Cub and Gutter Work Streets
Panhandle to Emery
Third yes Oct 9, 2017 Oct 30, 2017 Street Construction Engineering
Bolivar to Ehn
Welch no Oct 30,2017 Nov 17,2017 Utility Construction Engineering
Chestnut to Nblbeny
Westward no Oct 2,2017 Nov 13,2017 Panel Repair Streets
Lookout to Southway
Whispering Oaks no Oct 9,2017 Feb 5,2018 Street Reconstruction Streets
AL Oak Valley to Oak Park
MAJOR ROADS
Barthold yes Jun 12'2017 Nov 13 2017 Street Construction Engineering
135 Svc Rd Intersection to 700'West
S. Bonnie Brae no Aug 9,2017 Nov 1,2017 Shoulder Widening Engineering
Vintage Blvd to 1500 R N of Vintage Blvd
Centre Place no Sep 25,2017 Nov 10,2017 Concrete Street Panel Repairs Streets
I 35 Service Rd to Alegre Vista
Hickory yes Aug 23,2017 Nov 22,2017 Duct Bank Construction Engineering
Bonnie Brae to E ofAve H
Hickory yes Sep 8,2017 Nov 22, 2017 Duct Bank Construction Engineering
Stella.to Hickory
Hickory yes Sep 5,2017 Nov 3,2017 Waterline Replacement Water
North Texas Blvd to Ave D
Riney yes Sep 29,2017 Jul 29,2018 Road Removal and Replacement Engineering
N Ehnto Solona
Er
Roselawn St no Aug 9,2017 Nov 1,2017 Shoulder Widening Engineering
Old Bonnie Brae to Roselawn Cemetery
Note: This provides an Estimate of work to be done the next two weeks. Weather,equipment breakdowns,or other unforeseen problems could cause this
schedule to change.
Drainage 349-7116 / Water Distribution 349-7181 / Wastewater 349-8489 / Traffic 349-7342 / Streets 349-7160,streets@cityofdenton.com
Engineering 349-8910,engineering@cityofdenton.com / TXDOT 387-1414,romulo.bahamon@txdot.gov / Denton County 349-3420
COMPLETED PROJECTS
Audra yes Oct 9, 2017 Oct 25,2017 SidewalklPanel Repair Streets
1Vbckingbird to Barbara
Barcelona no Sep 25,2017 Oct 27,2017 Concrete Panel Replacement Streets
Worthington to Nt s a
Bell yes Oct 9,2017 Oct 25,2017 lR Overlay and Curb and Gutter Work Streets
US380 to Sherman
Bolivar yes Jul 6,2017 Oct 30,2017 Street Reconstruction Streets
Sunset to College
Emerson yes Aug 14,2017 Oct 9,2017 Street Reconstruction Streets
Nottingham to Hanover
Golden Sands no Sep 25,2017 Oct 27,2017 Sidewalk and ADARamp Replacement Streets
1Vbntecito to Canoe Ridge
Fkwache/Retarm/Sagebrush no Sep 5,2017 Oct 279 2017 Water Line Replacement Water
Yucca to Yucca
Kendolph yes Jul22,2015 Permanent Closure I 35E Hwy Constr. Intersection work Engineering
North Bound
Nbckingbird yes Sep 25, 2017 Oct 20, 2017 Concrete Panel Replacement Streets
Stockton to Oakshire
Northway no Oct 2,2017 Nov 13,2017 Sidewalk Repair Streets
Windsor to Westward
E Sherman Dr no Aug 7,2017 Oct 15,2017 Curb and Gutter/Drive Approaches Engineering
NB Right Ln Stafford and Wellington
Spencer yes Oct 28,2017 Oct 29,2017 Utility Construction Engineering
Bridges St to 1Vhyhill Rd