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CITY OF DENTON CITY COUNCIL AGENDA
February 2, 2001
The C~ty of Denton C~ty Council wtll hold a Specml Called Meeung on Friday, February
2, 2001 at 9 00 am m the Council Work Session Room at C~ty Hall, 215 E McK~nney
Streetl Denton, Texas at whmh the following ~tem will be considered
1 Receive a report, hold a chscuss~on and g~ve staff &recuon regar&ng the draft
Development Code, mcluchng the rewew of pubhc comments, draft code pohcy
issues, zomng map rewsion requests, and the options for prowd~ng additional
notme for properUes that would become legal, non-conforming land uses
CERTIFICATE
I certify that the above notme of meeUng was posted on the bulletin board at the City Hall of
the City of Denton, T~as, on the (~{~'t~ day of (,~2JA22~/~4~ , 2001 at
[~, {~t~) o'clock(a m ) (p~.m~ (/ ~
SECRETARY
NOTE THE CITY OF DENTON CITY COUNCIL WORK SESSION ROOM IS
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 GALLING 1-800-RELAY-TX SO THAT A SIGN LANGUAGE INTERPRETER
CANIBE SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE
AGENDA INFORMATION SHEET
AGENDA DATE February 2, 2001
DEPARTMENT: Planmng & Development Department
CM/DCM/ACM: David Hall, 349-8314
SUBJECT
Receave a report, hold a dascussaon, and gave staff dlrectaon regardang the draft Development Code
~ncludmg the rewew of pubhc comments, map requests, and the optaons for provadang addataonal
notice for properttes that would become non-conforming
BACKGROUND
Planmng Commission Pubhe Hearing
The Planmng Commass~on held ~ts first pubhc hearang on Wednesday, January 23rd, 2001 regarding
the Development Code Approximately 150 people attended the meetang Staff organized the
meeting by setting up an entry table outsade of chambers The pubhc heanng lasted approxamately
2 hours with less than half of the participants speaking All of the part~mpants were orgamzed,
sucmnct and many prowded typed statements (Attachment 1) A majority of the assues rinsed at the
pubhc hearing are duphcates to the comments that had been receaved prevmusly The process was
qmte successful
Mapping Issues
Staff has prewously promded the Councd wth a map book that contains map sheets that cover the
entare mty, The database of comments references thas map book grid to help adent~fy the area of thc
comment The database also ~ndmates ffthat person has attended a pubhc hearang New comments
will be also forwarded to Cotmcd as they are receavcd The following as a hsnng of the mapping
assues that have been rinsed to date
1 Zomng Map Anomahes and Inconsistencies
· A map ~ndlcatmg inconsistencies and anomahes m the new zomng map
· Recommendataons from staffregardmg these ~nconsastencaes and anomalies
2 Areas of Interest
· Bohvar Street Area
· Westway Street Area
· Houston Place, Scripture Area
· West Oak and Jagoe to Carroll Boulevard Area
· Marietta Street Area
· Current downtown mdustrmlly zoned land
· Ft Worth Drive and IH-35 Area
· Southwest comer of Teasley and Lllhan Miller
· Teasley Study Area
3 Non-conformmg Uses · A map indicating existing uses which will become non-conforming with the new zoning
· Catalog of possible nonconforming uses
· Options for notification of property owners who may become nonconforming with adoption
of the Code
4 Planned Developments · Planned Development Map of all current PD's
· Planned Development Database (Attachment 2)
· A copy of all Planned Development Concept Plans
· Planned Development Map indicating how PD's will be rezoned
· A list of PD's regarding conformance wth the Comprehensive Plan
Council Outstanding Issues
Prior to release of the Development Code to the public, the Council instructed staff to issue a
statement sheet from the Council to the public regarding flagged Issues for further review At each
meetang, the participants were given a handout that listed the issues and were asked to comment
To date, only two comment forms have been received in writing regarding these issues The
flagged issues are
Should the development code
1 Contain requirements that require bicycle parking racks for commercial development
2 Contain requirements that protect Individual trees
3 Count townhouses (attached housing that are for sale units on individual lots) as smgle-
faratly in the housing mix
4 Expand the site design standards that are proposed to apply only to lots less than 10,000
square feet to all single-family lots
5 Change the housing target ratio of 60 40 multi-family to single-family mix to 70 30 (current
existing mix is $1 49)
6 Contmn reqmrements to protect upland habitats
7 Contain requirements for construction of wood fences to face the decorative side toward the
street? (The Code requires fences to face the decorative side out when adjacent to a pubhc
street Basically at the front yard side and side yard when adjacent to a street )
8 Should there be a requirement to reqmre the "good" side of a fence to face out
Council l~Iember Requests
Council Member Knstoferson requested we add the follov~ng issues o£ eoncem
· Old PD's - note If the new zomng of these PD's is what our comprehensive plan would
suggest in order to be compatible and in conformance with the plan
· Legally non-compatible uses - Ft Worth Drive and Mobile Home Parks, amortization of
these uses to possibly elmamate them within the city hmlts on a timetable
· How much multifamfly has been added -where and what?
2
· Where and what multifamlly would be eliminated if we were to take down the mix to 30
percent9
· Site at the southwest comer of Teasley and Lllllan Miller
Council Member Cochran's mapping issues have been included throughout this report and will be
addressed at the workshop
Non-pohey Changes
Previously, the Council has been given the reports from the meeting with the Chamber of
Commerce Included in those reports are instances where staff has agreed to change the text These
changes we believe are not policy issues and therefore would like for the Council to approve them
Similarly, as we review the general public comments, we will make changes that are non-pohcy to
the document
PRIOR ACTION.
The process, policies, goal and strategies related to the Development Code have received review at
the Development Code Committee, Planning and Zoning Commission and City Council Informal
public review is concluded and the formal public hearing process is beginning
ESTIMATED PROJECT SCHEDULE
The project schedule as drafted anttclpates adoption of the Development Code by March, 2001
The following is a schedule of upcoming meetings
January 24th, 2001 Planning & Zoning Commission Public Hearing # 1
February 2"d, 2001 City Council All Day Work Session w/staff
February 7th, 2001 Planning & Zoning Commission Special Called - Public Hearing #2
February 9th, 2001 City Council All Day Work Session w/staff (tentative)
February 20~, 2001 City Council Public Hearing #1
March 6th, 2001 City Council Public Hearing #2 & Adoption
FISCAL INFORMATION'
In August of 1999, the city contracted with Fregonese Calthorpe Associates for $262,575 to include
services related to the new development code
OPTIONS:
Staff recommends continuing this workshop to Friday, February 9th, 2001 in order to further
facilitate review of all these issues should additional time be required
ATTACHMENTS:
1 Written comments from the Planning and Zomng Commission public heanng
2 Planned Development Database & maps
Additionally, staff will prowde the follovang information at the workshop
1 Updated CD database
2 Catalog of non-conforming uses
3 List ofzomng uses by district
4 PD collfonnance to Comprehans~v¢ Plan
Respectfully submitted
Douglas S Powell, AICP
D~rector of Planning and Development
ATTACHMENT 1
Petition to the
The Denton C~ty Council
and
Denton Planmng and Zomng Commission
WE, THE RESIDENTS OF DENTON, TEXAS, respectfully request that the
1999 Denton Zoning Map be amended to classify the area extending from
Bonnie Brae east to Jagoe, along the property hnes between West Oak and
Hickory Streets and north to Scripture, as Neighborhood Residential-3 (NR-
3) We also request that the neighborhood north of Scripture, between Gober
and Bonme Brae be ~ncluded ,n the NR-3 district This request conforms
stated goals of the 1999 Denton Comprehenmve Plan "to preserve and
protect emst, ng neighborhoods "(pgs 24, 37 &122)
Name Address Phone
Pettt~on to the
The Denton C~ty Council
and
Denton Planmng and Zoning Commission
WE, THE RESIDENTS OF DENTON, TEXAS, respectfully request that the
1999 Denton Zoning Map be amended to classify the area extending from
Bonnie Brae east to Jagoe, along the property lines between West Oak and
Hickory Streets and north to Scripture, as Neighborhood Remdentlal-3 (NR-
3) We also request that the neighborhood north of Scripture, between Gober
and Bonnie Brae be included in the NR-3 district This request conforms
stated goals of the 1999 Denton Comprehensive Plan "to preserve and
protect existing neighborhoods "(pgs 24, 37 &122)
Petition to the
The Denton City Council
and
Denton Planning and Zoning Commission
WE, THE RESIDENTS OF DENTON, TEXAS, respectfully request that the
1999 Denton Zoning Map be amended to classify the area extending from
Bonnie Brae east to Jagoe, along the property lines between West Oak and
Hickory Streets and north to Scripture, as Neighborhood Residential-3 (NR-
3) We also request that the neighborhood north of Scripture, between Gober
and Bonnie Brae be included in the NR-3 district This request conforms
stated goals of the 1999 Denton Comprehensive Plan "to preserve and
protect existing neighborhoods "(pgs 24, 37 &122)
Name Address Phone
~ - ~o-'t) ?
Petition to the
The Denton City Council
and
Denton Planning and Zoning Commission
WE, THE RESIDENTS OF DENTON, TEXAS, respectfully request that the
1999 Denton Zoning Map be amended to classify the area extending from
Bonnie Brae east to Jagoe, along the property lines between West Oak and
Hickory Streets and north to Scripture, as Neighborhood Residential-3 (NR-
3) We also request that the neighborhood north of Scripture, between Gober
and Bonnie Brae be included in the NR-3 district This request conforms
stated goals of the 1999 Denton Comprehensive Plan "to preserve and
protect existing neighborhoods "(pgs 24, 37 &122)
Name Address Phone
From "Edward B Soph" <ebs0002@unt edu>
To <esoph@music unt edu>
Date Wednesday, January 24, 2001 8 36PM
Subject Statement at Public Meeting, 1/23/01
Statement before the Planning and Zoning Commission by Ed Soph
The Code defines Heavy Manufactunng as "industrial operations for the
preduct~on of a good using raw materials and mechanical power and
machinery"
L~ght manufactunng ~s defined as "~ndustrial operabons relying on the
assembly of products using parts previously developed from raw material
and not classified as a point source of object~onal pollutants"
The definition of Heavy Manufactunng should be "~ndustnal operations
for the production of a good using few materials and mechamcal power
and machinery which may be classified and regulated a point sources of
objecbonable and/or unhealthful pollutants"
There are many present and future neighborhoods in incompahble
proximity to IC-Gs east of 288 on 380 with new neighborhoods and
schools to the immediate north, northeast, northwest, and southwest, in
the Teasley/Hobson area which is surrounded by new and ex~st~ng
neighborhoods and community mixed use centers, and ~n southeast Denton,
w~th heavy residential to the immediate east and south, as well as a
hospital and medical offices And how will the retirees at Robson Ranch
be protected from the emissions of the IC-G a~rport region?
What are the protections and safeguards provided by the Code?
Heavy manufacturing Is allowed only in IC-Gs by Special Use Permit ~f
specific conditions are met i assume that the Industrial Center
Performance Standards comprise those specific conditions
These standards, especially those dealing with smoke and parbculate
matter, and toxic and noxious matter, are medieval in the light of
recent and on-going scientific discoveries regarding so-called "safe"
levels of toxins, pollutants, and particulates
The Ringlemann Chart is used to address smoke and particulate matter
Simply put, toxicity is not determined by the color or opacity of an
emission This does not protect the community from the true dangers of
the carcinogens, endocrine disruptors, and reproductive and neurological
toxins which are already spewed Into our air everyday by local heavy
~ndustrles
The Performance Standards do not address the s~ze of the particulate
particles This is crucial to determining dangers and how to stop them
I refer you to the December 14, 2000 Issue of The New England Journal of
Medicine (volume 343, number 24) and the report, FINE PARTICULATE AIR
POLLUTION AND MORTALITY IN 20 U S CITIES, 1987-1994 to alert you to the
senousness of particulate pollution and the need to stnngently control
~t, especially In the light of our area's current non-attainment status
The Performance Standards do not address the cumulabve effects and
hazards of mixtures of pad~culates and toxins from d~fferent sources
w~thln the same IC-G
Pollution does not stop at the IC-G's boundaries or your yard's fence I
urge the Commissioners of the Planning and Zoning Commission, the staff
of Planmng and Zoning, and our mayor and c~ty council to enact
ord~nanceslwhlch will protect our natural resources, the health of the
residents, and the harmony of our neighborhoods Surely, if the city has
the power to regulate unleashed dogs and alcoholic beverages in our
public parks and to issue citations to drivers with loud sound systems
~n their cars, it can enact ordinances which protect the environment and
our health, and penalize those who would endanger them
JAGOE-PUBLIC CO. _ RECEIYED/'
J JAN 2 4 20
3020 Ft Worth Dr P O Box 250 Denton, TX 76202 Main # }~,,q - .. _ _ 2-97:
MANAGER'S OFFICE
Mr Make Jez - City Manager & Ms Eulme Brock - Mayor
City of Denton
215 E M¢lonney St Main 940/349-8300
Denton, Texas 76201
Re Comprehensive Plan and Ft Worth Dr
Dear Sir/Madam
Jagoe-Pubhe Company celebrates eighty years in Denton tbas year The original site was downtown (near
the Clwc Center) In the late 1940s, Jagoe moved operations out of the city and closer to the railroads
and major roadways to the current site on Ft Worth Dave The New Proposed Comprehensive Plan
intends to separate industry from residential In the ease of the crusting long-time industrial area on Ft
Worth Dave (I35E south for two mllas), the plan does the opposite The CM-E designation
encourages high density~ residential land use directly ad]scent to industrial.
According to the proposed Comprehensive Plan, the bastorlcally industrial area where Jagoe-Pubhc
Company resides and operates w;ll be rezoned as Community Mixed Use Center - Employment (CM-E)
Tbas new land use plan is Inconsistent with the prior usage Accorchng to the permitted uses, most of
the current industries (mcluchng Sagoe), would not be allowed to operate These businesses currently
access the two major rmlroads (East side parallel to US 377), major roadways (US377, I35E, I35W,etc)
yet, are away from the major residential areas of the City CM-E presents several }Iealth and Safety
issues Heavy truck traffic is required for these industries to operate Any development which adds to
residential traffic in this area would increase the hkehhood of accidents
The CM-E designation would make property in this area decrease in value There are homes in this area,
however, under the CM-E designatmn, Single Family Dwellings and Manufactured Housing are not
allowed CM-Ig would change any future use for these residents With IC-G zoning, the value of
these properties would Increase They would have a consistent zomng with their surroenchngs
The only reasonable and amicable solution to these problems would be to change the Comprehensive
Plan, for this area, to Industrial Center - General {lC-G) This would allow the ex, stung businesses to
operate under historically consistent zomng, prevent any new uses that may be inconsistent with the
surroundings and allow the residents to "Grandfather" their crusting use
Sincerely,
Bill Cheek, Jr
Vice President
JAGOE-PUBLIC CO. O
Hot MIx Asphalt Production, ~ales & Road ConstnJctlon
Since 1~23
3020Ft WorthDr PO Box250 Denton, TX 76202 Mare#(940) 382-25fll Fax #(940) 382-9732
Mr Ivhk¢ Jez - City Mmmger & Ms Eulme Brook - M~yor
C~ty of Denton
215 E Mckmney St Mare 940/349-8300
Denton, Texas 76201
enclosures
ce Please Forward to the follov~ng
Doug Powell - D~rector of Planmng
Councfiperson Carl Young
Councflperson Neff Durrance
Councfip~rson lvhke Cochran
Councflperson Sandy Knstoferson
Councfiperson Rom Beasley
Councflperson Mark Burroughs
~ ~, ~ I I I
I I I
~ I
I
A I I ~A ·
I
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I I
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Pe McNe - Panned rezoning .........................................
From "William Kamman" <kammani~unt edu>
To <mcneill@unt edu>
Date Tue, Jan 9, 2001 9 11 AM
Subject Planned rezoning
PemJ, Nancy and I hve at 2225 Scripture St, an area that w~ll be
severely impacted by proposed changes in the city's rezonmg We built
our home in 1964 and have enjoyed the 36 years of living m a
single-family neighborhood But now the more I hear about the proposed
rezomng under consideration by the city, the more womed I become
about the future of this area, how it will affect our lifestyle and
value of our property The new rezonlng proposal will change our
neighborhood from Single Family-7 (SF-7) to a new category designated
Downtown Residential (DR-l) It is my understanding that the new
category would allow such things as group homes, mulbfam~ly units,
retail sales, veterinary clinics, semi public halls, clubs, and lodges,
etc I object to hawng such uses in an area that should be zoned for
single family I respectfully request that when the rezomng issue
comes before the Planning and Zoning Commlssmn ~t be amended to move
the area designated Neighborhood Residential (NR-3) further south to a
line between Oak and Hickory Streets, thus protecting the area north and
south of Scripture and such streets as Houston Place and other
surrounding areas The east and west boundaries I would put at Jagoe
and Bonnie Brae The new boundaries that I am proposing are, I beheve,
more ~n keeping with what would be allowed under Downtown Residential
Perry, give this serious consideration and help us to protect our
current single family zoning Thanks for your conslderet~on
Bill
From Rob Robeson <rrob~son~flash net>
To <brocks~global net>
Date Thu, Apr 27, 2000 3 11 PM
Subject Houston place
Dear Madam and Sir
After I sent an e-mail to your offices regarding my opposition to the
rezomng plan for our neighborhood I received an answer from Nancy
MacBeth explaining that you would bo removing the 4-family umt
provision from our designstlon
I appremate the answer e-ma~l and especially the consideret~on to our
posit~on here on Houston Place However, this move is not enough The
rezonlng plan that Includes Houston Place still includes changes that
would destroy the unique neighborhood dynamic that exists here We as a
group feel strongly about this ~ssue as evidenced at a recent
neighborhood meeting Our wish is that you extend the NR 3 designation
that exists north of our neighborhood south to a line between H~ckory
and Oak streets This would spare our neighborhood the irrepereble harm
that couldlresult from your current rezonlng plan
Thank you for your consideration of th~s matter
Rob Robison
2208 Houston Place
CC <mcneil(~unt edu>
December 26, 2000
Mr Perry McNefll
1508 C~atewood
Denton, TX 76205
Dear Mr McNefll,
As concerned homeowners whose current neighborhood d~strlct is m danger ofrews~on under the
Denton Development Code Downtown Umvers~ty Core Zomng D~strlct Plan we are writing to
recommend changes to the proposed zomng map that we feel, along w~th our neighbors, will be a
better solution for the c~ty and the c~txzens who hve xn the area One of the major pohcy goals of
the 1999 Comprehensive Plan ~s the preservation of ex~stmg neighborhoods "Exist~ng
neighborhoods w~th~n the city will he protected and preserved" (pg 24, 122)," ex~stmg
neighborhoods wxthm the c~ty will be wgorously protected and preserved" (pg 37), "Ex,sting
housing stock, particularly for affordable housing, should be protected and preserved to avoid the
loss ofdwelhng units that are unlikely to be replaced "(pg 122) The proposed zoning of
Downtown Commercial General (DC~G) is not a reflection of the Comprehensive Plan's goal to
preserve exlstmg neighborhoods, such as Marietta Street
We mwte you to ws~t our neighborhood on Marietta Street Upon th~s v~s~t you will see that the
street not only is tm~que and beautiful but also is part of the h~storlcal fiber of Denton There is a
home on the street designed by O'Nefl Ford, a home on the street that once belonged to former
UNT President Dr Matthews, two homes on the street that are still hved ~n by their original
owners (One ~s 100 years old the other ~s very close ) It is a street of grand red oaks, colorful
sycamore and red bud trees, and majestic magnolia trees It ~s a street full of families w~th pets
who watch out for each other and have chosen th~s part of Denton in which to hve because of the
umque architecture of the older homes We do not want to live next door to a retail store,
apartment complex, qmek vehicle servicing center, restaurant/private club (bar), laundry facility,
commerc~al parkmg lot, botthng plant or any of the other "permltted uses" ln the DC-G Young
couples are mowng back to th~s area to raise their families and call at home and once moved here,
families stay Please don't rum the umqueness of th~s area w~th a plan that would d~splace many
families and destroy a part of Denton that could never be rebuilt or replaced
We propose the following suggestions
1 Move the Downtown Umvers~ty Corridor boundary from Scripture Street to the property
hne between West Oak and West H~ekory from Avenue "C" on the east to Bonme Brae
on the west
2 Assign a designation ofNR2-Ne~ghborhood Res~dentml 2 to th~s area so as to make ~t
conform to the already assigned NR2 d~strlct to the north, thereby keeping it In the same
single-family designation that ~t has traditionally had
We are in favor of rewtahzmg the area with preservation of the area as the end result Please take
a closer look at Marietta, West Oak, Houston Place and West Scripture Streets before
recommending to c~ty council to accept the re-zomng of thxs area Thank you for your attention
to th~s request of suggested zomng changes
Best regards,
, t
Jennifer Colhns and Sara (Sally) Harvey
312 Marietta Street
Denton, TX 76201
940-566-2134
From Elise Ridenour <emr~lglobal net>
To <pz~oltyofdenton eom>, <Councdl(~global net>, <ma
Date Moa, Jan 22, 2001 1 07 AM
Subject Re-zoning
Dear Nancy McBeth, Planning and Zoning Commms~on Members, and C~ty
Council Members,
I want to thank Nancy McBeth for responding to my husband's and my
Development Code Comment Form, reference # 84 We are rehevod to hear
that the "staff acknowledges an error in the DR-1 zoning category" We
are very concerned about the future of our entire nmghborhood ( from
Avenue C / Jegoe to Bonnie Brae east to west and from the properly line
between West Oak and Hickory Streets to Scnpture north to south) where
proposed zoning designations ~ndude DR-l, DR-2 and DC-G
We strongly support the adoption of the NR-3 demgnatlon for our
neighborhood for the following reasons
1 This designation will be consistent with the stated goals of the
1999 Denton Comprehensive Plan "to preserve and protect
ex~sting neighborhoods"
2 There has been a mcont surge of families with young children
pumhasing homes In this neighborhood which indicates it is a viable and
stable community Interested in maintaining it's status as a s~ngle
family neighborhood The suggested zoning would not make this an
appealing choice for families, which would in turn defeat the stated
goals of the city
3 This Is an old neighborhood with unique and distinct features
These featlJres are an Integral part Denton's history and character, and
it would be'a great loss to the community to undermine and possibly
destroy this through the proposed zoning Examples there are three
houses in this nmghborhood designed by O'Nell Ford, many of the houses
in this neighborhood were built in the 1920's, 30's, and 40's which make
them a part the city's history, there is a house in this neighborhood
built by a former president of UNT, etc, otc
4 My husband and I specifically chose this neighborhood to pumhase a
home in when we moved to Denton 12 yearn ago We wanted an older home
that wes not In a sub-division, was dose the Unlvere~, and was not In
a business district There are very few Intact neighborhoods left in
Denton that fit this description, especially ones where prices are
affordable for middle income buyers From this location we can enjoy
walking to the Unlverelty and to the Square while still living in a
family neighborhood
It is pleasures like these that makes cities like Denton appealing We
feel it would be a mistake to change this
In dosing I would like to say that we would strongly oppose the option
of" revising the DR-I category to reduce the intensity to maintain
the single~ family character "and will strongly support the option to
"amend,the adopted comprehensive land use plan" This is a single
family neighborhood that wants to remain a single family neighborhood
and should have a designation that reflects this If the city wants to
go beyond maintaining this neighborhood I highly recommend retm-zoning,
where apartment buildings and rental units that suffer 50% or 60% damage
due to fire, tornado, etc revert to the single family designation
Sincerely,
Ehse R~denour
2205 West Oak
pz~c~yofdenton corn
From Roborto Delgado <rdelgar~yahoo corn>
To <bmcks~lglobal net>, <Counc~15~iglobal net>, <mar
Date Fri, Jan 19. 2001 3 01 PM
Subject Zoning
Dear Mayor, City Council and Planmng & Zoning
Commissiorl Membem
I was distressed to learn of the proposed zoning
change thst,would put my home (621 Htllcrest) and
neighborhoOd in the NRMU-12 zoning category I object
strenuously to this drastic change to the existing
zoning of our single- family resldenhal neighborhood
Please assure me that you will vote against this
proposal
Thank you for your attention to th~s objection and
request
Roborto Delgado
621 H~llcrest
Denton, TX 76201
E-mall rdelgar~yahoo c0m
Telephone $82-970
Do You Yaho01?
Get email at your own domain with Yahool Mail
http//pemonal mall yahoo com/
From "Gene Hargmve" <ha~grove~unt edu>
To <mcnelll@unt edu>
Date Sat, Jan 20, 2001 10 33 PM
SubJect Against Change in Zoning for Houston Place and SurroundmgNe~ghborhoods
Dear Pemj IMcNelll,
I respectfully request that my property, 2025 Houston Place, and the
neighborhoed of which it is a part, be placed in the Neighborhood
Residential-3 zoning category As I undemtand it, this designatton is
consistent with the existing use Further I request that the sunroundmg
neighborhoods, starting with both sides of Oak Street to the south and
extending upwanJ conhnuously up to University also remain neighborhoods
zoned for for single family dwellings
The proposed change to Downtown Resldenflal-t will likely precipitate a
gradual collapse of my neighborhood and the surrounding neighborhoods The
change would encourage uses that would over time cause property values to
drop and current residents to move on out of the city As property values
dropped, houses would be replaced with apartment houses that would look much
like those west of Avenue E and south of Hickory - dismal gressless and
treeless streets lined with two-story cinder, block buildings
This proposed zoning plan would produce the normal pettem that has been
occurred for decades In cities throughout the Un~ted States - the decay of
stable neighborhoods into valueless slums filled with crime
So far Denton has held itself together fairly well It still has a city
center that~people use, the square The area around the square however is
underutilized, especially to the east and to the south As population
density increases in Denton in the next couple of decades, those areas need
to be the central focus of new commercial and business office developnlent,
not the stable residential areas to the west If the center of the city does
not develop first, then the city wdl rot from the center out
The destruction of the resldenbal neighborhoods in my part of the city wdl
have serious consequences for the ability of the city to manage its affairs
I grew up In the city of St Louis where neighborhoods were allowed to mt
from within Today there is not an adequate tax base within the city to
maintain the school system properly and other city services There Is a
stnlung difference between that city today and the surrounding county The
county maintains Its reeds In winter, the city does not The county has
excellent Schools, the city no longer does
Rather than decreasing property values and eroding the tax base, the city
should belengaged In efforts to support its single-family neighborhoods It
should develop plans to Improve the real downtown, not pennit an
underutilized downtown to Indiscriminately invade stable neighbo~lloods
I personally made a consmous contribution to my neighborhood by building a
new house five years ago I now pay the most property taxes on my street I
have put a lot of money Into my neighborhood and do not think it right for
the city to undermine my investment in the community by permitting my
neighborllood to be tumed into a mix of apartment houses and office
buildings
The single-family neighborhoods near the university ara and will continue to
be a big asset to the c~ty and the univers~y long into the future if they
are permitted to survive It is better to have residential araas near whera
people work to reduce traffic and parking problems and to consenra energy
Cffies hke St Louis have raallzed the error of their ways and now try to
rastora the neighborhoods that have deteriorated Into slums The city of
Denton should be more forasighted and not permit the neighborhoods to be
destroyed in the first place It is easier and cheaper to maintain the
c~tms rasidential neighborhoods than to let them go and then try to rabuild
them from scratch
My neighborhood ~s a nice place to hve It is a valuable part of the c~ty
It shouldn't be trashed as part of a crazy plan to move downtown Into
estabhshed residential areas
Unfortunately, I have to teach on the nights that the planmng and zoning
meetings will take place Otherwise, I would be there personally to vmce my
opposition to this change in zoning If the city cames out its new zoning
plans, I will continue to work against it until my property and that of my
neighbors is once again protected
Eugene C Ha~rove
2025 Houston Place
940-382-8878
CC <mcochran{~}iglobal net>
From Jerry Yeric <Yeric~unt edu>
To Perry McNelll <mcnelll~unt edu>
Date Fri, Jan 12, 2001 10 48 AM
SubJect Re Rezonlng request
Perry,
Thanks for the quick response We are achvely pursuing th~s matter As you know this area is one of the
city's oldest and the
neighborhood has many ms,dents that have hved here for more than 50 years (Tom Ha~ool for
instance)
We love our nelgborhood and do not want to see its uniqueness challenged
Perry McNeill wrote
· Jerry
· I sham your cencems and urge you or your repmsentahve to come to the P&Z Pubhc heanng on the
24th and express your concerns
> Perry
· >>> Jerry Yeric <Yeric~unt edu> 01/12 9 58 AM >>>
· We respectfully request that the 1999 Denton Zomng Map be amended to
> classify the area extending from Bonnie Brae east to Jagoe, along the
· property lines between West Oak and Hickory Streets and north to
> Scripture, as Neighborhood Residential-3 (NR-3) We also request that
· the neighborhood north of Scripture, between Gober and Bonnie Brae be
> included In the NR-3 dlstnct This request conforms stated goals of the
· 1999 Denton Comprehensive Plan "to preserve and protect ex~st~ng
· neighborhoods*" (pgs 24, 37 &122)
· Thank you for your request
· Peg and Jerry Yertc
· 2035 Houston Place
· Denton, TX 76201
> 940-387-7458
From Jerry Yedc <Yerlc@unt edu>
To <mcne~ll~unt edu>
Date Fri, Jan 12, 2001 10 03AM
SubJect Rezonlng request
We respectfully request that the 1999 Denton Zoning Map be emended to
classify the ama extending from Bonnie Brae east to Jagoe, along the
property lines between West Oak and Hickory Streets and north to
Scripture, as Neighborhood Residential-3 (NR-3) We also request that
the ne~ghberhood north of Scripture, between Gober and Bonnie Brae be
included in {he NR-3 distnct This request conforms stated goals of the
1999 Denton Comprehensive Plan '1o preserve and protect ex~st~ng
neighborhoods "(pgs 24, 37 &122)
Thank you for your request
Peg and Jerry Yeric
2035 Houston Place
Denton, TX 76201
940-387-7458
From Elizabeth Gunter
To: Peny McNelll
Date Wed, Jan 24, 200t 2 26 PM
Subject' re rezonlng
Dear Perry McNeill,
Pate and I live at 225 Jagoe Street We are not happy at all that our home and the neighborhood west of
us Is projected for rezoning to DR-1 We have lived in this house since 1976 and have made significant
improvements, as have others in this neighborhood It Is pnmadly a family neighborhood and should be
maintained as such
We respectually request that our property bo placed in the Neighborhood Residential-3 zoning category,
whioh is consistent with the existing use and surrounding neighborhoods
More specifically, we requet that the area bounded on the east by Jagoe Street, on the south by the
property line between West Oak and West Hlclory, by Bonnie Brae Street on the west, Scripture Stree on
the north be assigned the Neighborhood Residential-3 zoning This would extend the R-3 zoning of the
area north of Scripture Street two and one-half blocks to the south to include our neighborhood which is
very similar to that area north of Scripture
Please enter this letter from Pete and me into the record
Thank you,
Elizabeth E Gunter
Page 1 of 1
Perry McNetll, Chair
Planning & Zorung Commission
Dear Mr McNeill
My husband and I were disappointed to learn that the recent city plamimg has not yet recogmzed our
neighborhood as a strong residential area worthy of strong resident~al zoning It is a remarkably
&verse neighborhood of small and large horue s over an admirable economic spectruru Perhaps, vnth
the increasing umfonmty of residential developruent, ~ts character was overlooked We beheve that ~t
represents ruuch of what America is all about We urge you to reconsider the proposed zoning change
1acquelme Wollan Cnbbons
2015 Houston Place
Denton TX 76201
Get your FREE download of MSN Explorer at http//explorer rush corn
:file//D \TEMP\TEXT btm 01/24/2001
From "J Dolch" <jessie@hilbert math unt edu>
To <mcneill~unt edu>
Date. Tue. Jan 16, 2001 9 24AM
Subject Pmpoeed Denton city zoning
To Perry McNelll, Chair
I hve at 610 Hillcrest. and I object to the proposed zoning category of
Neighborhood Res~denbai Mixed Use-12 (NRMU-12) for my Immediate
neighborhood, which includes 27 homes, hounded roughly by Thomas, Scripture,
Bradley, and Reno streets
This category is not consistent with the existing use, the neighborhood, and
the surrounding neighborhoods The neighborhood, established in the 1950s,
has been and is a single-family neighborhood, and the NRMU-12 zoning
category would Jeapordize th~s strong, established character
I request that the category Nmghborhood Residential-3 (NR-3) be extended
southward (to between Oak and Hickory) and east and west (to Bonnie Brae and
Jagoe) to include neighborhoods that the current zoning proposal ts
senously threatening
I hope that you, the members of the City Council, and the members of the
Planning and Zoning Commission will seriously reconsider the current zoning
proposals
Respectfully,
Jessie Dolch
610 H~llcrest St
cc Members of the Denton Ctty Council
Members of the Planning and Zoning Commission
Doug Powell
Dave Hill
M~ke Jez
Mayor Eullne Brock
ATTACHMENT 2
Proposed Zoning Classifications of Exlst,ng Planned Developments
6 01101/1996 01/02/96 1 794 SF-10 Y NR-3
01/07/1992 07/07/92 13 147 C Y RCC-D
01/19/1999 01/19/99 3 229 C Y RCC-D
01/22/1990 01/22/90 1 748 C Y RCC-D
0710211993 07/20/93 69 166 C Y RCC-D
08/19/1995 08119195 15251 SF-7 Y NR-6
Golden Triangle Mall, and surround~n 09/23/1969 09/23/69 0 189 C N RCC-D
09/2311969 09123169 1 378 C Y RCC-D
09/23/1969 0 878 OPEN N NR-3
10/16/1984 10/16/84 20 872 MF-1 Y MRMU
10/16/1984 32 203 SF-7 Y NR-6
10116/1984 19 462 SF-10 Y NR-3
10/16/1984 10/16/84 2 546 C Y RCC-D
North of M~r 10/09/1969 15 521 SF-7 N NR-3
07/2111991 07/21/91 26 541 MF-1 Y NRMU-15
N of US 77 E of W~ndsor 07/21/1991 07/21/91 2 440 GR N NRMU
02/15/2000 02115/00 10 SCHOOL N NR-3
Mulkey, Lattimore & Audra 02/17/1998 3 SF-7 N NR-3
03/23/1999 03/23/99 5 C Y RCC-D
05/05/1987 31 C N RCC-D
0510511987 31 MF-1 N RCR-1
05/0511987 13 391 MF-1 N RCR-I
S of IH-35E by State School Rd 12 0510511987 12 809 SF-7 N RCR-1
12 05/05/1987 7 004 C N RCC-D
12 05/0511987 4 723 SF-7 N RCR-1
12 05/05/1987 0 71(~ MF-I N RCR-1
South of US 38(: 14 02/061t973 0 629 C Y NRMU
16 01/22/1991 9 907 C N NRMU
Lilllan M~ller and FM 2181 01/22/t991 15 38~ SCHOOL Y NR-3
01/2211991 3 248 y NRMU
Rd and Mir 04/11/95 25 040 HI Y IC-E
09/03/1974 14 881 LI N RCC-D
11/03/1998 16 029 LI N RCC-D
11/03/1998 3 563 LI N RCC-D
11/03/1998 8 922 GR N RCC-N
11/0311998 7 316 LI N RCC-D
IH-35 on east State School Rd on soutt' 11/0311998 3 056 O N RCC-N
11/03/1998 4 256 GR N RCC-N
11/03/1998 30 572 MF-1 N RCR-1
11/03/1998 33 353 PARK N
1/03/1998 29 015 SF-10 N NR-3
27 MF-1 y NRMU-15
10/04/1988 173618 MF-1 y NCR-6
02/17/81 0 GR y DC-G
10125/1977 10/25/77 3284 MF-1 y DR-2
Page 1 of 8
Proposed Zomng Classifications of Ex st,ng Planned Developments
24 09/14/1979 1 SF-7 Y NR-3
24 09/1411979 1 357 OPEN Y NRMU-15
W~ndso~ 24 09/14/1979 1 639 OPEN Y NRMU-15
24 09/14/1979 5 265 MF-1 Y NRMU-15
24 09/14/1979 I 795 SF-7 Y NR-3
2 284 MF-1 Y NR-6
04/07/1981 6 053 MF-1 Y NR-6
04/07/1981 7 115 SF-7 Y NR-6
04/07/1981 2 786 SF-7 Y NR-6
07/21/81 3 256 MF-1 Y NR-6
2 842 LI Y NR-3
12/09/1986 21 481 MF-1 N NCR-15
11/01/1988 8 960 C Y RCC-D
NE corner of IH-35 11/01/1988 11/01/88 14 246 C Y RCC-N
11/01/1988 1 432 C N RCC-D
1 721 C Y DC-G
1 934 MF-1 Y NRMU-15
3 832 C Y NCMU
0 773 SF-7 Y NR-3
08/11/81 0 293 C Y DR-6
04/01/97 16 SF-7 Y NR-3
W side of Mockin 11/16/1982 06/22/84 13 SF-7 Y NR-3
07/15/97 61 SF-7 Y NR-3
S of Hiobson & 35 07/1511997 07/15/97 8 SF-7 Y NR-3
36 1 O Y NRMU
38 03/09/82 0 443 O Y NRMU
39 6 682 MF-1 N NCR-15
39 01/12/1982 GR N NCR-15
Loop 288 and Sherman 39 01/12/1982 25 517 SF-7 N NCR-15
39 01/12/1982 SF-7 N NCR-15
39 03/09/1982 03/02/99 15 31C SF-7 N NCR-15
41 03/03/1998 03/03/98 11 MF-1 Y CM-G
41 07/07/1992 9 161 MF-1 N CM-G
07/07/1992 17 774 OPEN N CM-G
07/07/1992 17 432 ZERO LL N CM G
07/07/1992 8 947 MF-1 N CM-G
Loop 288 and E 07/07/1992 12 351 SF-7 N CM-G
07/07/1992 6 145 MF-1 N CM-G
07/0711992 6 158 SF-7 N CM-G
07/07/1992 9 556 OPEN N CM-G
07/07/1992 5 448 GR N CM-G
1 021 C Y CM-G
E, s~de of Mayhill Rd 4 756 LI N EC-I
0311911985 79 713 LI N EC-I
0 596 C Y DC-G
0 594 MF-1 Y DR-2
8 7t9 SF-7 Y NR-3
0 456 C y NRMU
47 0 2F Y CM-G
48 0 MF-1 Y DCR-2
49 MF-I Y
50 01/17184 MF-1 y DR-2
52 SF-7 Y
53 MF-1 y NR-6
~ 55 MOBILE y EC-C
Page 2 of 8
Proposed Zomng Classifications of Existing Planned Developments
06/21/1983 07/29/83 I GR N NCR-15
Geeshng and F~shtra 06/21/1983 07/29/83 10 MOBILE HOME N NCR-15
07/29183 1 C N NCR-15
0 O Y DR-1
08/02/1983 08/02183 24 PARK Y
08/21/1986 ZERO LL Y NR-6
09/23/1983 09/20183 0 257 O Y MCMU
04/15/1997 10/04/83 0 269 SF-7 Y NR-3
10/04/1983 10/04/83 2 447 OPEN N NRMU-15
Windsor, 10/04/1983 10/04/83 5 528 MF-1 Y NRMU-15
10/04/83 20 827 SF-7 Y NR-3
10/04/1983 10/04/83 5 623 2F Y NR-6
10/18/1983 18 839 SF-7 Y NR-3
01/02/1996 01/02/96 0 569 O Y NRMU
01/02/1996 01/02/96 O Y NRMU
09/15/1992 9 133 SF-7 Y NR-6
09/15/1992 0 725 ROW Y NR-6
FM 2181 09/15/1992 3 722 SF-7 Y NR-6
09/15/1992 0 416 SF-7 Y NR-6
09/15/1992 0 222 SF-7 Y NR-6
09/15/1992 0 716 SF-7 Y NR-6
09/15/1992 I 205 SF-7 Y NR-6
11 917 SF-7 Y NR-3
02/07/1984 02/07/84 0 109 GR Y DC-G
03/13/1984 16 794 C N RCC-D
04/01/88 2F N DR-I
01/2111992 01/21/92 4 812 C Y NRMU
02/21/1995 07116/91 61 SF-7 Y NR-3
02/21/1995 07/16191 OPEN N NR-3
07/16/91 SF-7 Y NR-3
Windsor, N Locust Hem 02/21/1995 07/16/91 MF-1 Y NRMU-15
02/21/1995 07/16/91 1 ROW Y NR-3
02121/1995 07/16/91 0 881 ROW Y NR-3
06/01/1993 07/16/91 SF-7 Y NR-3
06/01/1993 07/16/91 2F Y NR-6
06/01/1993 07/16/91 2 44g 2F Y NR-6
Mockingbird Ln and W of Loo 04/17/1984 22 811 MF-1 N NCR-15
73 04/17/1984 11 LI N NCR-15
NCR-4
N IC-G
Proposed Zoning Classifications of Ex,sting Planned Developments
1498(~ SF-7 N NCR-6
03/04/1986 489g O N NR-3
03/0411986 13328 ROW Y NR-3
E s~de of Sherman Dr & Kings Row 9090 03/04/198603/04/1986 106631217 MF-1GR NN CM-EcM.E
90 03/0411986 6196 MF-1 N CM-E
90 03/04/1986 805." MF-1 N CM-E
90 03/04/1986 6272 MF-1 N CM-E
90 03/04/1986 6436 OPEN N CM-E
90 03/04/1986 1158.~ ZERO LL N CM-E
09/0211997 56224 SF-7 Y NCR-6
04/02/1985 04/02/85 3751 GR N NCMU-15
SW corner of Ryan Rd and Teasle' 04/02/1985 04/02185 12710 MF-1 N NCMU-15
09/19/1996 09119/96 15773 SF-7 Y NR-6
04/01/1986 3508 2F N NCR-6
04/0111986 8174 2F N NCR-6
04/01/1986 1757 ROW N NCR-6
W of & abutting Loop 288 04/01/1986 7403 O N NCMU
04/01/1986 6736 O N NCMU
04/0111986 8783 MF-1 N NCR-6
0410111986 0942 OPEN N NCR-6
04/0211985 4148 C N EC-I
S of US 380 ~n the vicinty of C~ndy Ln 04/0211985 2052 MF-1 N EC-I
08/1611994 6064 GR N NRMU
08/16/1994 9 SF-7 Y NR-3
01/21/1986 4789 MF-I N NCR-15
01/21/1986 11444 FLOOD N
N and E of Edwards 01/21/1986 25 SF-7 N NCR-4
01/21/1986 11282 ZERO LL N NCR-6
01121/1986 7 MF-1 N NCR-15
08/20/1985 0 OPEN N NR-6
N of Robinson Rd & E of Lakewood 08/20/1985 22 2F N NR-6
08/20/1985 3 MF-1 N NR-6
08/20/1985 1 GR N NR-6
08/2011985 21 SF-7 N NCR-4
08/20/1985 5573 ZERO LL N NCR-4
N of Pa~g~ 9946 MF-1 N NCR-15
4835 NS N NCR-15
105 03/04/1986 1 O Y
SE corner of FM 1515a 107 03/18/1986 LI N IC-G
2134 O y DC-G
Page 4 of 8
Proposed Zomng Classifications of Ex shng Planned Developments
03/0211999 03/02/99 4 075 SF-10 Y NCR-4
03/02/1999 10 685 O N NCMU
03/02/1999 2 029 O N NCMU
E side of Nowlm 03/02/1999 SF-10 Y NCR-4
03/02/1999 35 OPEN Y NR-2
03/07/2000 13 471 SF-7 N NCR-4
05/19/1998 45 085 SF-16 Y NR-2
05/19/1998 45 085 SF-16 Y NR-2
05/06/1986 14 674 O N NCR-4
05/06/1986 21 752 MF-1 N NCR-4
NE of IH-35 and Payne Dr 05/06/1986 27 653 SF-10 N NCR-4
05/06/1986 5 365 SF-16 N NCR-4
05/06/1986 2 589 PARK N NCR-4
05/06/1986 3 235 NS N NCR-4
01/04/2000 01/04/00 20 690 SF-5 N RCR-2
01/04/2000 01/04/00 8 550 SF-16 N NCR-2
01/04/00 8 240 SF-10 N NC-4
01/04/2000 01/04/00 12 070 SF-5 N RCR-2
E of Bonnie Brae, E of Westgate Dr, N ¢ 01/04/2000 01/04/00 18 220 SCHOOL N NCR-2
Payne Dr, S of US 7 01/04/2000 01/04/00 18 930 SF-7 N NCR-4
01/04/2000 11 430 MF-1 N RCR-2
01/04/2000 01104/00 23 38(; C N RCR-2
01/04/2000 01/04/00 6 502 OPEN N NCR-4
01/04/2000 01/04/00 103 94(; SF-7 N NCR-4
05/20/1986 8 832 GR N RCR-2
01/21/1986 50 982 LI N RCC-D
118 01/04/1994 01/04/94 2 118 OPEN N NCR-4
S SH 37? 118 01/04/1994 01/04/94 19 063 GR N NCR-4
118 01/04/1994 01/04/94 2844 MF-1 N NCR-4
118 01/04/1994 01/04/94 10862 2F N NCR-4
119 04/11/1995 09/08186 15 117 O N EC-C
NE comer of SH 380 and Old North Rd 119 04/11/1995 08~02/88 3 018 O Y EC-C
119 04/11/1995 04/11/95 0 494 O N EC-C
120 09/02/1986 24 686 O N NCR-4
120 09/02/1986 34 184 SF-7 N NCR-4
120 09/02/1986 1 933 GR N NCR-15
120 09/02/1986 26 250 MF-1 N NCR-t5
120 09/02/1986 23 422 MF-1 N NCR-15
120 09/02/1986 13 924 MF-1 N NCR-15
W side of FM 2164, N of Hercules 120 09/02/1986 33 852 ROW Y NCR-15
120 10/06/1998 46 951 MF-1 N NCR-15
120 10/06/1998 20 472 GR N NCR-4
120 10/06/1998 24 437 O N NCR-15
120 10/06/1998 11 649 GR N NCR-15
120 10/06/1998 166 826 SF-7 N NCR-4
120 10/06/1998 3 242 NS N NCR-15
121 I 09/22/1986 10461 2F N NCR-6
09/2211986 9 983 SF-5 N NCR-6
S side of E McKinney, 09/22/1986 SF-5 N NCR-6
09/22/1986 1 989 OPEN N NCR-6
09/22/1986 25 971 SF-7 N NCR-4
09/22/1986 4 917 OPEN N NCR-4
S side of Payne Dr, 09/22/1986 16 448 SF-I 0 Y NR-3
09/22/1986 27 662 SF-7 Y NR-3
N side of FM 10/07/1986 3 594 LI N RCC-D
NE corner of K~ngs Row and 01/04/1994 5 291 GR N NCMU
10/20/1987 5 300 SF-10 Y NR-3
Proposed Zoning Classifications of E st ng Planned Developments
16
126 09/04/1990 20 923 GR N NCR-4
126 09/04/1990 6 368 GR N NCR-4
126 09/04/1990 14 603 MF-1 N NCR-4
126 09/04/1990 23 272 LI N NCR-4
126 09/0411990 31 77(~ ZERO LL N NCR-4
Along Trinity Blvc 126 09/04/1990 10 074 PARK N NCR-4
126 09104/1990 13 764 SF-7 N NCR-4
126 09/04/1990 19 22(; ZERO LL N NCR-4
126 09/04/1990 SF-7 N NCR-4
MF-1 N NCR-4
12/17/1986 12/09/86 31 647 SF-7 N NCR-4
3 476 MF-1 N NR-3
6 154 2F N NR-3
5 517 SF-7 N NR-3
18 293 LI N EC-I
4 664 LI Y EC-I
NE corner of M~n 02/16/1988 02/16/88 0 749 EASEMENT Y EC-I
02/16/1988 02/16/88 2 252 LI Y EC-I
09/04/1990 09/04/90 I 721 ROW N
11/16/1999 22426 SF-10 N NCR-4
11/16/1999 44 187 SF-10 N NCR-4
11116/1999 51 012 SF-5 N NCR-6
11/16/1999 17 176 SF-5 N NCR-6
11/16/1999 14 675 ZERO LL N NCR-15
11/16/1999 8 253 GR N NCMU
11/16/t999 61 067 SF-7 N NCR-4
9 899 SF-5 N NCR-6
11/16/1999 21 301 OPEN N
N of IH-35 at 11/16/1999 23 215 SF-7 N NCR-4
11/16/1999 5 368 OPEN N NCR-2
11/1611999 15 5t2 SCHOOL N NCR-2
11 488 OPEN N NCR-2
11/16/1999 14938 SF-7 N NCR-4
11/16/1999 43 692 SF-5 N NCR-6
11/16/1999 5 442 OPEN N
132 11/16/1999 12 SF-10 N NCR-4
132 11/16/1999 19471 OPEN N
132 11/16/1999 19 MF-I N NCMU
132 3 OPEN N
133 1 MF-1 N DR-1
Pockrus Page 134 10/22/1997 04~23~99 2 331 C N RCCD
135 8 394 C N NRMU
E c t Sour t35 04/03/1990 C N NRMU
MF-1 N RCR-2
I 0tl08/1991 I GR N RCR-2
SW corner ~US 77 & 01/08/1991 1 ROW N RCR-2
01/08/1991 0 671 GR N RCR-2
4 723 MF-1 N RCR-2
C Y
Page 6 of 8
Proposed Zoning Classifications of Existing Planned Developments
03/05/1991 74 485 FLOOD N RCC-C
03/05/1991 820 323 3USINESS PARI N RCC-D
E of 03/05/1991 5 659 OPEN N RCC-D
03/05/1991 17 446 ROW N RCC-D
03/05/1991 2 836 N RCC-D
03/05/1991 1 394 GR N CM-G
03/05/1991 34 457 ~USINESS PARt N CM-G
139 13 862 }USINESS PAR~ N CC-I
139 03/05/1991 7 306 ROW N CC-I
IH-35 bounded by Bonme 139 03/05/1991 40 448 }USINESS PAR~ N CC-I
C 139 03/05/1991 32 793 OPEN N CC-I
139 03/05/1991 53 56, MF-1 N NCR-15
139 09/07/1999 09/05/99 164 26C SF-7 N NCR-4
139 09/07/1999 09/07/99 8 18C OPEN N NCR-4
139 09/07/1999 09107199 22 368 PARK N NCR-,4
139 09/07/1999 09/07/99 69 970 SF-7 N NCR-4
S of US 380 & M~ngo Rd 141 10/19/1993 10/18/93 16 21e LI Y EC-I
141 10/19/1993 10/19/93 0 465 LI Y EC-I
142 07/16/1991 07/16/91 79 440 E~USINESS PARI~ N RCC-D
142 07/16/1991 145 096 E~USINESS PARI~ N RCC-D
E of IH-35W, N & S of Loop 288
142 07/16/1991 07/16/91 1 817 GR Y RCC-D
142 07116/1991 04/22/91 20 451 C Y RCC-D
08/20/92 0 O
Y NR-3
163 07/15/1997 NR-3
164 09/23/1997 1 Y NR-3
165 02/17/1998 C Y
166 06/16/1998 06/16/98 4 873 O Y DC-G
167 08/30/1999 2 111 MF-2 Y DR-2
SW comer 168 11103/1998 11/03/98 3887 LI Y IC-G
169 03/2311999 02~24~00 84 SF-10 N NCR-2
On N side of of Hickory Creek Rd NW ~ 169 03/23/1999 02/24/00 7 $F-10 N NCR-2
McNa~r Elemen 169 03/23/1999 02/24100 33 PARK N NCR-2
169 03/23/1999 02/24/00 33 SF-10 N NCR-2
SE comer of Nowlm Rd and Robinson 170 38 SF-7 N NCR-2
Proposed Zoning Classifications of Existing Planned Developments
7
173 08/03/1999 0 {ECREATION N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 INSTITUTIONAl N NCR-15
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/0311999 0 000 RECREATION N NCR~4
173 08/03/1999 0 000 PARKING N NCR-4
173 08/0311999 0 000 SF-7 N NCR-4
173 08103/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 00(3 SF-7 N NCR-4
173 08/03/1999 0 00{~ SF-7 N NCR-4
173 08/03/1999 0 00(~ RECREATION N NCR-4
173 08/03/1999 0 00(~ SF-7 N NCR-4
173 08/03/1999 0 00(~ NS N NCR-4
173 08/0311999 0 00(~ RECREATION N NCR-4
173 08/03/1999 0 00(~ SF-7 N NCR-4
Robson Ranch N of Crawford Rd 173 08/03/1999 0 00(~ SF-7 N NCR-4
173 08/03/1999 0 00(~ SF-7 N NCR-4
East of IH-35W
173 08/03/1999 0 00C {ECREATION N NCR-4
173 08/03/1999 0 00¢ SF-7 N NCR-4
173 08/03/1999 0 00C INSTITUTIONAL N NCR-15
173 08/03/1999 0 00C NS N NCR-15
173 08/03/1999 0 00C SF-7 N NCR-4
173 08/03/1999 0 00¢ SF-7 N NCR-4
173 08/03/1999 0 00C SF-7 N NCR-4
173 08/03/1999 0 00C SF-7 N NCR-4
173 08/03/1999 0 00£ SF-7 N NCR-4
173 R- 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 RECREATION N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
; 173 08/03/1999 0 000 RECREATION N NCR-4
I 173 09/07/1999 09/07/99 2 800 INSTITUTIONAL N NCR-15
06/15/1999 100 000 SF-7 N NCR-4
06/15/1999 10 000 SCHOOL N NCR-4
06/15/1999 4 000 PARK N NCR-4
06/16/1999 4 000 NS N NCR-4
0611511999 222 000 SF-7 N NCR-4
Willow Lakes West 06/15/1999 49 089 OPEN N NCR-4
09/21/1999 09/21/99 16 000 OPEN N NCR-4
0912111999 09/21/99 2 700 OPEN N NCR-4
09/21/99 64 798 SF-7 N NCR-4
09/21/1999 09/21/9~ 15 000 SCHOOL N NCR-4
08/17/1999 08/17/9~ 0 671 RECREATION Y NR-6
176 10 000 C N NCR-2
Wheeler Ridge Corner of Robinson and 176 10/0511999 157 000 SF-7 N NCR-2
Nowt~n
176 1010511999 6 000 C N NCR-2
177 1011911999 1 RECREATION N NR-3
178 11/16/1999 1 290 2F Y CM-G
Page 8 of 8
ATTACHMENT 1
Z-91-008 Amendment to PD-5
NORTH
'--
PRINCETON [CT
TULANE
C
PSYCHIATRIC 1 AMHERST
HOSPITAL '~
/ERSIT¥
EMERY
~EWTON RAYZOR
WESTCHESTER ELEHENTARY
CORDELL
:RESENT
CARLTON
LINDEN
CROW EGAN
DATE: 6/13/91 SCALE NONE
-_ 1.
'2.00o
I
EMERY STREET
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UNIVERSITY DRIVE
ATTACHMENT 3
Z-91-008 PD - 5 Amendment
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TRIANGLE PARK
ISBNTON, TEXAS
~qER: HANK DICKERSOIq & ASSOCIATES
~;,~ 200t MC [~l~q~
TRIANGLE PARK
)ENTON, TEXAS
01VNER: HANK DIOK~.RSON & ASSOGIATE8
N
LEGEND
Zl185
Ordinance #7
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Amended Detailed Plan
Date' 8/26/93 'Scale. None
99
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PD 41
SAFETY KLEEN DENTON TEL 8J75664841 Aug ].6 95 12 35 No 008 P 05
257
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12,1 ~
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as p~ssib~e2 [
ENCLOSURE 2
~/' /l ,'
~'~ ~) ~' / 1
~%~ / ] VICINITY MAP
EXHIBIT
Bq-ol
Locust St (FM 2164)
LAND USE CONCEPT PLAN
' ENCLOSURE 1 ,---.~-~
Z-98-012
EXHIBIT C ~
Z-93-022 Southridge Oaks (PD-87) NORT,' '
i!tlf,.1iit Illilll
!
Z-1721/ALPHA JOINT VENTURES/PAGE 3
/!
87O
/
~ECEIVE:D JUH 2 6 1985
q ~.
EXHIBIT "B"
-
EXHIBIT "B"
EXHIBI ~ "B"
Industrial Site 3 (~
Location
& Zoning
63.75 Acres
Clty Lumt Lines
S~ver Lmcs
Contact
Gmo~ C-'regg lH
Dallas, Texas
214-526-7001
Thc mformat~on contained hereto is from sources we deem rehable but no guarantee is made or responm'blhty
assumed as to ,ts accuracy or completeness ~'~' I ~
EXHIBIT "B"
EXHIBIT "B"
?emporory?lub House
Z-1706
Estate
¢OL~ COURSE Homes
33.46
Single Famll
Homes
SINGLE
FAMILY
2.2 A~
Golf Club Ar~
PATIO HOMES ClL
11 90 AC
Cluster Homes
49 20 AC.
ESTATE
14 20 Ac
Estate Homes
Apartments/
Condomlnumell s Aa
,
PAM'rL¥
I.I As. GAP, DEN HOMES
6 70 Ac.
Z-1706
Z-ITo,H
Z-1788
\!
..! . =, t
FINAL PLAT
LAND USE TAB_E
~PLANNING & DEVEL,OPM~NT
SITE PLAN "A"
Collins/Bernard v.x~x~ ~ NORTH
CV~I~I~'I.IA, I., ¢IleC,,UL, AT I~1,1
Conceptual Clrculntlon Plan
Date: 2/17/94 Scale: None ~0.
EXHIBIT "A"
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I
~VllKE COCHRAN DENTON CITY COUNCIL DISTRICT 3
I request that the following Zoning Map Revisions be placed on the
agenda for a Council vote,
that the area currently in the proposed Downtown University Core
district, extending from Bonnie Brae east to Jagoe, along the property
lines/between West Oak and Hickory Streets and north to Scripture, be
changed to Neighborhood Residential-3 (NR-3),
that the neighborhood north of Scripture currently proposed as NRMU-12,
between Gober and Bonnie Brae be included an the NR-3 district,
that the area along the east side Bolivar St between Congress to
Sunset St move the DUC boundary to the rear property llne between
Bolivar and Hickory Streets;
that both sides of Oak and Hickory (extending to a lane drawn along the
rear property line between Hickory and Mulberry) between Welch and
Williams St be removed from the Downtown University Core area and be
classified as NR-3,
that the NRMU district on Pearl and Parkway between Denton and Carroll
be be changed to the NR-3 category to reflect the existing
neighborhood,
that the lot situated west of Sequoia Park and east of Ruddell St ,
between University Dr and Mingo Rd, that is proposed for NRMU be
placed in the NR-3 district to reflect the current zoning,
that,Austin St , between Oakland/Parkway on the south and Oakland on
the north be placed in a new a sub-category that would omit from the
schedule of permitted the following
Dwellings Above Businesses
Live/Work Units
Professional Services and Offices (L 14-to 10,000 sq ft)
Retail Sales
Administrative or Research Facility SUP
Broadcasting or Production Facility SUP
Veterinary Clinics SUP
Semi Public Halls Clubs and Lodges
Adult or Child Daycare
Private Kindergarten, Elementary Schools
Medical Center
Bed and Breakfast (L9 15 guest limit)
Bottling Plants (L21 On premise sales/ to 2,500 sq ft )
Private Middle School
940-387-0995 NCOCHRAN@IGLOSAL N£T
~06
January 31,2001
To Nancy McBeth
Manager, Development Code
City of Denton
From Dale Irwin
RE APARTMENT ZONING FOR UNT AND TWU AREAS AND THE
DOWNTOWN DISTRICT.
The university and downtown districts should be zoned to Increase density rather
than lowering For example, the area near LINT has actually reduced density to 12 units
per acre None of the current projects in the umverslty area would qualify under 12 units
per acre We've built some nice projects in the TWU and UNT areas ~n the last five
years An example would be 44 one-bedroom units at 1004 Cleveland This complex has
the pal'klng in the rear with the buildings on a 25 fl set back and built on 4 lots totaling
54,720 sq ii Density would be calculated at 35 units per acre Had we gone to 3-story
buildings of 66 one-bedroom units and 1 parking space per bedroom, the density per acre
would be calculated at about 52 units an acre Low-density requirements in these areas of
high housing demand are just not realistic
The objective has always been to increase density in these areas thereby
promoting people living and walking to and from school and or work Unfortunately
what has been presented in the development code is the opposite A specific example is
the one-story bmldlngs at 1004 and 1008 W Mulberry, which are 12 units on an acre
under the new code We are considering demolishing the one-story building and going
back w~th two three-story buildings for a total of 48 mini one-bedrooms or efficiencies
(site plan attached) The properties at 1004 and 1008 W Mulberry sit on approximately
30,000 sq ft Twelve units an acre wouldn't allow the one-story buildings to be rebuilt
Current zoning is MF2 allowing three-story buildings
If the emphasis in these districts were on bedrooms and parking spaces, I believe
the goal could be accomplished The above example could provide for 24 two-bedroom
apartments and 48 cars or 48 mira one-bedroom units and 48 cars Just as easily 12 four
bedroom units would do the same Any of the above combinations would provide a place
to live for 48 students In most cases the number of vehicles would be less than 48 due to
students walking to school Two, three, and four bedroom apartments require one space
per bedroom, I e, two-bedroom apartment requires two parking spaces A small one
bedroom should be the same
Basing the density on units per acre is an inappropriate way of zomng in these
areas Controls are still available through green space and parking requirements It
appears that development of multistory buildings should be encouraged in these areas and
not discouraged, as there is a constant increasing need for housing near UNT and TWU
It would seem to me that the University area should include property north of 135
to Oak Street and perhaps specific streets north of Oak such as Bryan and Fry, but maybe
not limited to those It should also include those properties east of Locust to probably
Bonnie Brae Other properties that we plan on developing in the near future include a
70x160 ft lot at 710 W Sycamore and approximately 30,000 sq ft fronting Eagle, Ave
A, and Fanmn streets They should be high densities 710 Sycamore is zoned and the
Eagle Drive property is not
I have gone over this subject numerous times with the code committee and with
various members of the planning department and we still stick with 12 units per acre
I've been in this business for a number of years and currently our office manages
approxamately 800 umvers~ty properties We do have some experience in the university
apartment field and a feel for what works ~n these areas
If you have any question, please don't hesitate to give me a call
Dale Irwin
Irwin Agency / The Place to Be Apartments
DI/jlw
DRAFT I NOT FOR DISTRIBUTION DRAFT
10/16/00
Rev. 10111100 - a
ORDINANCE NO .....
AN ORDINANCE REVISING AND AMENDING PORTIONS OF
CHAPTER 41 OF THE CODE OF ORDINANCES, CITY OF
MCKINNEY, TEXAS, ESTABLISHING REGULATIONS FOR
THE PRESERVATION OF TREES, PROVIDING
[~oEFINITIONS, PROVIDING FOR PERMITS, PROVIDING
R A REVIEW PROCESS, PROVIDING STANDARDS,
PROVIDING FOR TREE PROTECTION AND REPLACEMENT
REQUIREMENTS, PROVIDING FOR TREE PLANTING
~EQUIREMENTS, PROVIDING FOR ENFORCEMENT
ROCEDURES AND CIVIL PENALTIES, PROVIDING FOR A
PENALTY, PROVIDING FOR SEVERABILITY, PROVIDING
I~OR GOVERNMENTAL IMMUNITY, PROVIDING FOR
IINJUNCTIONS, PROVIDING A SAVINGS CLAUSE, AND
PROVIDING FOR AN EFFECTIVE DATE
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
MCKINNEY, TEXAS, THAT
SECTION I That the following portions of Chapter 41 of the Code of Ordinances
of the C~ty of McKInney, Texas are hereby amended in the following respects
A Sectlon141-1 t5 Is hereby added and shall henceforth read as follows
"Sec 41-115 Tree Preservation
(1) Purpose, To promote tree preservation through site design and by controll;ng
Ind~scnr llnate removal of trees, and to contribute to the long-term viability of
existing trees through their protection during construction or land disturbing
activltie~, while balancing rights of property owners w~th the ~nterests of the
commu ~lty This Section Is specifically intended to
(a) Erohlblt Indlscnminate clear-cutting
(b) Protect and increase the value of residential and commercial properties
~lthln the City
DRAFT NOT FOR DISTRIBUTION DRAFT
10/16/00
(c) Maintain and enhance a positive ~mage to attract new residences and
bus~ness enterprises to the City
(d) Protect healthy quahty trees and promote the natural ecological,
enwronmental and aesthebc quallbes of the C~ty
(2) Scope and Admmlstrat/on
(a) Applicab#1ty Provisions of this Section shall apply to all new and ex~st~ng
development as stated here~n, excepbng
(0 Single family or duplex residences, ~f the lot on which the residence
is located does not contain any port, on of a FEMA one-hundred year
flood plain, NRCS lake tree preservation zone, or erosion hazard
setback zone, or
Lots smaller than 20,000 square feet platted for single family or
duplex residential use not containing any port~on of a FEMA one-
hundred year flood plain, NRCS lake tree preservabon zone, or
erosion hazard setback zone
(b) Conflicts with other ordlnances All applicable prowslons of the Zomng
Ordinance, Subd~wsion Ordinance, Stormwater Ordinance, Building Codes
and other ordinances shall apply Where prows~ons of other ordinances
conflict w~th th~s Section, the more restnct~ve provision shall control
(c) Administrative offlc~al Prowslons of th~s Section shall be admlmstered
by the landscape administrator or designee
(3) Deflnlbons For purposes of this Section, the following definlbons shall apply
uhless the context clearly indicates or reqmres a different meamng Words and
terms used In this Secbon, but not defined ~n th~s Secbon, shall have the meanings
contained in the Zoning Ordinance or other ordinances of the C~ty
(a) Building Pad The actual base area of a bu~lding and an area not to exceed
six feet (6') around the foundation necessary for construction and grade
trans~tions
(b) Caliper The d~ameter measurement of a tree trunk
(c) Clear-Cutting The removal of ten (10) or more protected trees from a
property within a ninety (90) day penod
(d) Cnttcally Alter, Cntlcal Alterabon Uprooting or sevenng the main trunk of a
tree, or any act which causes or may reasonably be expected to cause a
2
DRAFT NOT FOR DISTRIBUTION DRAFT
10/16/00
tree to d~e Th~s includes, but ~s not hm~ted to damage infhcted upon the
tree's root system by machinery, storage of materials, or the compaction of
so~l above the root system of a tree, a change ~n the natural grade above
the root system of a tree, an apphcat~on of herbicidal chemical or the
m~sapphcat~on of beneficial chemicals, excessive pruning, placement of
non-permeable pavement over the root system of a tree, or trenching w~th~n
the primary root zone Additionally, a tree may be considered cntmally
altered ~f more than 25% of the primary root zone ~s altered or d~sturbed at
natural grade, or more than 25% of the canopy ~s removed
(e) Cut/F#/ Areas where the natural ground level has been excavated (cut) or
where fill material has been brought In
(f) Determination of exempt/on A determination made by the landscape
administrator or h~s designee that no tree permit or tree preservation ~s
required for the s~te
(g) Drip L/ne Whmhever ~s greater (1) a vertmal hne running through the
outermost port~on of the canopy of a tree and extending to the ground, or (2)
~f the tree Is damaged or deformed, a c~rcular area with a radius equal to two
feet (2') per ~nch of cahper
(h) Eros/on Hazard Setback The area along a drainage channel designated as
an erosion setback under the C~ty of McKlnney stormwater ordinance
(0 Exempt/on Area An area which Is clearly exempt from all tree replacement
and tree protection requ~raments of th~s Section, as approved by the
landscape administrator
O) FEMA 100-year flood plain The area designated as being w~th~n the one-
hundred year flood plain on the Federal Emergency Management Agency
Flood Insurance Rate Map (FIRM) as of the effective date of th~s Section
The boundary may be verified and estabhshed through field surveys based
on elevation Any changes made by FEMA to the 100-year flood plain
boundary after the effecbve date of th~s Section due to filling of the flood
plain, channehzat~on, or other drainage ~mprovements shall not reduce the
area ~n which tree preservation, replacement or protection requirements
apply
(k) Grubbing Excavating or removing a s~gmficant part of the root system
(I) Landscape Administrator The person appointed by the C~ty Manager to
adm~mster C~ty ordinances related to tree praservat~on, or the person's
designated representative
3
DRAFT NOT FOR DISTRIBUTION DRAFT
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(m) Municipal and Pubflc Dorna/n Property Property ~n which btle ~s held tn the
name of a governmental entity Examples of th~s ~nclude City buildings,
Colhn county property, public parks, Corps of Engineers property, State of
Texas right-of-way, hbranes, fire stations, water tower s~tes or similar
properties
(n) Non-Disturbance Area An area ~n which no development act~wty or
vehicular traffic associated w~th the construcbon or development of land
OCCUrs
(o) NRCS lake tree preservation zone the area w~th~n an elevation two feet (2')
above the emergency spillway elevabon of any NRCS lake
(p)' Owner Any person with an ~nterest ~n land, or a lessee, agent, employee, or
other person acting on behalf of the Owner
(q) Pruning The removal of dead, ~njured or d~seased hmbs or roots to maintain
plant health or the removal of limbs or mots to control or d~rect vegetatwe
growth
(r)' Protected Tree A quality tree w~th a trunk s~x ~nches (6") or greater ~n
caliper at four feet s~x ~nches (4' 6") above the ground The caliper of a
multi-trunk protected tree shall be determined by adding the total caliper of
the largest trunk to one-half the cahper of each additional trunk
(s) Protective Fencing Chain I~nk fencing, orange wnyl construction fencing or
other fencing at least four feet h~gh and supported at a maximum of ten-foot
~ntervals by approved methods sufficient to keep the fence upnght and in
place The fencing shall be of a h~ghly ws~ble mater~al
(t) Public Ut#/ty An entity that offers a public ut~hty service, such as gas,
electricity, cable or telecommunications service and that ~nstalls or
maintains facilities w~thln pubhc right-of-way or easements
(u) Quality Tree A tree species which typically has slgmficant positive
characterist~cs worthy of preservation, as I~sted in this Secbon (See
Appendix A )
(v) Root zone, primary' The area of undisturbed natural so~l around a tree
defined by a concentnc circle with a radius equal to the d~stance from the
trunk to the outermost portion of the drip I~ne (See Appendix B )
(w) Tree Any self-supporting woody perenmal plant which will attain a trunk
caliper of two roches or more when measured at a point four and one-half
feet above ground level and normally an overall height of at least 15 feet
4
DRAFT NOT FOR DISTRIBUTION DRAFT
10/16/00
w~th a canopy of at least 15' ~n cahper at maturity A tree may have one
mare stem or trunk or several stems or trunks
(x) Tree Board A board appointed by the City Council to carry out the duties
and respons~b~ht~es set forth ~n th~s Section The Pianmng and Zomng
Commission shall constitute the Tree Board unless the C~ty Council
appoints a separate tree board
(y) Tree Protect/on Sign A s~gn describing prohibited conduct detrimental to
trees and meeting specifications of the C~ty's building official to be posted
on the s~te upon approval of a tree permit
(z) Tree Survey A plan drawing that identifies the location of trees and
contains the ~nformat~on set forth ~n Appendix C hereto The tree survey
shall be prepared by an arbonst, a hcensed surveyor, a hcensed landscape
architect, or other quahfled person approved by the Landscape
Administrator For projects of hm~ted scope, the Landscape Administrator
may approve a tree survey prepared by a non-professional ~f complete and
accurate ~nformat~on ~s prowded
(aa) Tree Topping The severe cutting back of hmbs to stubs larger than three
inches ~n cahper within the tree's crown to such a degree so as to remove
the normal canopy and d~sfigure the tree
(bb) Utility Company A company or entity, or agent for a company or entity, that
provides a ut~hty service such as the prowsion of gas, electric, cable, or
telephone service w~thin the C~ty
(4) Perm/ts
(a) Permit required A tree permit shall be obtained from the Landscape
Adm~mstrator before critically altenng any protected tree, except under any
of the following c~roumstances
(0 The protected tree endangers the pubhc health, welfare or safety and
~mmed~ate alteration ~s required
(~0 The tree has d~srupted a pubhc utility service due to a tornado, storm,
flood or other act of God Critmal alteration shall be hmlted to the
port~on of the tree reasonably necessary to reestabhsh and maintain
rehable ut~hty service
(m) The tree ~s located on the property of a hcensed plant or tree nursery
which has trees planted and growing on the premises for the sale or
5
DRAFT NOT FOR DISTRIBUTION DRAFT
10/16/00
intended sale to the general pubhc ~n the ordinary course of the
nursery's business
(~v) The tree is located on a lot of record on which a s~ngle family or
duplex residence exists as the primary use, and for which a vahd
certificate of occupancy has been ~ssued, except that areas of such
lots w~thin a FEMA one-hundred year flood plain, NRCS lake tree
preservation zone, or erosion hazard setback zone shall not be
exempt
(v) Where a single family or duplex house ~s to be built on a lot smaller
than 20.000 square feet, a determination of exemption may be made
by the Landscape Adm~mstrator or designee prior to ~ssuance of a
building permit
(b) Permit types
(0 Dm/ted purpose tree permlt A hm~ted purpose tree permit shall be
approved prior to the cntlcal alteration of one or more trees on any
s~te where the removal of trees is not related to a construcbon project
which requires ~ssuance of a building permit or development permit
Th~s shall ~nclude alteration of trees for agricultural purposes A
hmited purpose tree permit shall become void 180 days after the
~ssuance date
(.) Construct/on tree permit
1 Pr/or to construction of a subdivision or public ~mprovements
An applicat~on for a construction tree permit shall be submitted
concurrent w~th a prehm~nary/prehm~nary-fmal plat, and shall
be approved prior to ~ssuance of a development permit A
construction tree permit shall not be required prior to
construcbon of a subdivision or pubhc ~mprovements if an
apphcation for a prelim~nary plat or prehm~nary-final plat has
been f~led prior to the effective date of this Section
2 Prior to constructlon of a building other than a single fam#y or
duplex residence An apphcat~on for a construction tree permit
shall be submitted concurrent w~th a detailed rote plan, and
shall be approved prior to issuance of a building permit A
construction tree permit shall not be required prior to
construction of such a building if an apphcat~on for a site plan
has been filed pnor to the effective date of th~s Section
DRAFT NOT FOR DISTRIBUTION DRAFT
10/16/00
3 Pr/or to construct/on of a single fam#y or duplex residence on
any lot containing a FEMA 100 year flood pla/n, NRCS lake
tree preservation zone or eros/on hazard setback zone An
apphcat~on for a construction tree permit shall be submitted
concurrent w~th the apphcat~on for a building permit, and shall
be approved pnor to msuance of a building permit A
construction tree permit shall not be required prior to
construction of a s~ngle family or duplex residence if an
apphcat~on for a building permit has been filed prior to the
effective date of th~s Section
4 Pr/or to construct/on of a single fam#y or duplex residence on a
lot larger than 20,000 square feet but not containing a FEMA
100 year flood p/a/n, NRCS lake tree preservation zone, or
eros/on hazard setback zone An apphcat~on for a construction
tree permit shall be submitted concurrent w~th the apphcat~on
for a building permit, and shall be approved pnor to Issuance
of a building permit A construction tree permit shall not be
required prior to construction of a s~ngle family or duplex
residence If an apphcat~on for a building permit has been filed
prior to the effective date of th~s Section
5 Authonzat~on to cnt~cally alter trees on the s~te shall be hm~ted
to those trees ~dent~fied and approved for critical alteration as
shown on documentation submitted for the construction tree
permit
6 A construction tree permit shall be vahd for the period of the
s~te plan, development permit, or building permit's validity, or a
maximum of two years, whichever Is less
(m) Affidawt of No Protected Trees
I For any property whmh has no trees of any k~nd, but which ~s
not exempt from th~s Section, an affidavlt of No Protected
Trees may be submitted ~n I~eu of a construction tree permit
application No tree permit shall be required
2 For any property which has no protected trees, but has one or
more other trees greater than 3" in caliper, an affidavit of No
Protected Trees may be submitted ~n heu of a construction tree
permit apphcat~on The landscape administrator may also
require a tree survey to document the size and type of the
ex~st~ng trees and to estabhsh that none of the existing trees
are protected No tree permit shall be requIred
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(5) Tree Preservation Permit Submittal and Review
(a) Submittal requirements The Landscape Administrator shall estabhsh
adminlstrat~ve procedures necessary to ~mplement and enforce th~s Section
(0 Required Documents An apphcat~on for a tree permit shall Include
1 Completed apphcat~on form
2 Tree survey at same scale as s~te plan or prehm~nary
platJprehm~nary-final plat w~th budding pad, pavement areas,
and other construcbon features which wdl d~sturb the land
~nd~cated The tree survey shall Include all ~nformat~on
~ndicated In Appendix C
a Non-Disturbance Areas If ~ndmated on the tree survey, the
Landscape Administrator may approve a non-disturbance
area In which no construction will occur Trees w~th~n the
non-disturbance area are not required to be ~nd~wdually
Identified on the tree survey
b Exemption Area If ~ndmated on the tree survey, the
Landscape Admlmstrator may approve an exemption area
corresponding to areas of the site specifically exempted
from tree replacement and protection requirements of this
Section Trees w~thm the exemption area are not required
to be ind~v~dually ~denbfied on the tree survey unless they
w~ll be preserved and used as credits
c Aerial Photograph For property containing large, heawly
wooded areas, the Landscape Admimstrator may, ~n heu of
a tree survey, authorize the submittal of an aerial
photograph accompanied by a transparent plan of the
development at the same scale as the photograph,
showing all non-d~sturbance areas and exemption areas
where no trees wdl be critically altered, provided that a tree
survey of all other areas ~s submitted to the Landscape
Administrator prior to any grading or construction The
Landscape Administrator may approve the submission of
photographs ~n phases for a multi-phased project
3 A tree preservation plan shall be submitted showing major s~te
construction features, ex~st~ng trees to remain, trees being
removed, and replacement trees w~th type, location, number
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and s~ze of replacement trees indicated (see Appendix C)
The tree preservation plan ~nformat~on may be included on the
tree survey ~f all ~nformat~on can be clearly delineated
(il) Fees At the time a tree permit apphcation is submitted, an applicant
shall pay a fee to the City of McKinney in the amount specified by
City Council in a fee schedule The following shall be exempt from
payment of tree permit fees
1 City of McK/nney When cnbcally altering any protected tree
not exempt from tree permit requirements, the C~ty ~s exempt
from the tree permit fee, but must obtain a tree permit and
comply w~th all tree replacement and tree protecbon
procedures as listed m th~s Secbon Protected trees proposed
to be critically altered must be shown on construction plans
approved by the Landscape Admimstrator
2 Damaged or dangerous tree An apphcant ~s exempt from the
tree permit fee ~f critically altenng a damaged or dangerous
tree pursuant to subsection (4)(a)
3 Pub#c and franchise ut#~t~e$ When critically altenng any
protected tree, a pubhc ut~hty ~s exempt from the tree permit
fee, but must obtain a permit and comply with all tree
replacement and tree protection procedures of th~s Section
Protected trees proposed to be critically altered must be
shown on construction plans approved by the Landscape
Administrator
(b) Rewew of application
(0 Tree permit applications The Landscape Adm~mstrator shall grant a
tree permit prowded the reqmrements of th~s Section ara met
(,) Appeals An applmant aggrieved by a decision of the Landscape
Adm~mstrator may appeal the decision to the Tree Board for an
~nterpretabon
Vanances Where a literal enforcement of the provisions of this
Section will result m unnecessary hardship, an applicant may request
a variance to any prevision of this Section The apphcatlon for a
variance shall be reviewed by the Tree Board, and a
recommendation for approval or denial shall be forwarded to the C~ty
Council The decision of the City Council shall be final No public
hearing shall be required The Tree Board and C~ty Council shall
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consider the following factors ~n determlmng whether a variance
should be granted
1 The nature and extent of the hardship,
2 The extent to which the apphcat~on meets other standards of
th~s Section,
3 The positive or negative ~mpact of the proposed project on
surrounding properties, and
4 The extent to which the variance would be m~tlgated by other
proposed or ex~st~ng landscaping
(~v) Nonsubstantive changes The Landscape Administrator shall be
authorized to work w~th owners, developers, and builders to make
non-substantive changes, w~th~n the scope of this Section, to plans,
permits and other requirements after approval by staff, City Council
or the Planmng and Zoning Commission, as appropriate These
changes are ~ntended to provide the greatest reasonable protection
toward achieving the purposes of th~s Section
(v) Posting tree protect/on sign After the tree permit is ~ssued, the
permit holder shall post a tree protection sign at each entrance to the
property upon which one or more trees is s~tuated, and at any other
location designated by the Landscape Administrator
(6) Standards
(a) C/ear cutting Clear-cutting is prohibited unless specifically authorized by a
hmited purpose tree permit or a construction tree permit
(b) New development
(I) Resldent/al development
I Construction of a single family or duplex residential subdivision
in which more than half of the lots are smaller than 20,000 sq
a Protected trees located ~n a FEMA one-hundred year flood
plain, NRCS lake tree preservation zone, or erosion hazard
setback zone shall be subject to all tree replacement and
tree protection requirements of th~s Section
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b All other areas of the subdlws~on shall be exempt from tree
replacement and tree protection requirements of th~s
Section
2 Construct/on of a single family or duplex residential subdivision
in which half or more of the lots are 20,000 sq ft or larger
a Protected trees located ~n a FEMA one-hundred year flood
plain, NRCS lake tree preservation zone, or erosion hazard
setback zone shall be subject to all tree replacement and
tree protection requirements of th~s Section
b Except where protected trees are located in a FEMA one-
hundred year flood plain, NRCS lake tree preservation
zone, or erosion hazard setback zone, protected trees shall
be exempt from the tree replacement and tree protection
requirements of th~s Section ~n specific areas of the
subdivision where protected trees must be cr~bcally altered
to
1) Install any ut~hty hnes,
2) Construct pubhc improvements,
3) Construct streets,
4) Construct alleys within the dedmated R O W,
5) Provide any easement,
6) Grade a building pad dehneated on construction
plans, or
7) Achieve cut and fill drainage as designed in master
drainage construction plan, but not including
required stormwater detenbon or retention areas
c All other areas of the subdivision, except construction of
residences as exempted ~n subsection (6)(b)(I)3 or
(6)(b)(I)4 after a building permit is ~ssued, shall be
subject to both tree replacement and tree protection
requirements, and all other prows~ons of th~s Section
3 Construction of a single family or duplex residence on a single
lot sma#er than 20,000 square feet
a Protected trees located In a FEM^ one-hundred year
flood plain, NRCS lake tree preservation zone, or
erosion hazard setback zone shall be subject to all tree
replacement and tree protection requirements of th~s
Section
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b All other areas of the lot shall be exempt from tree
protection and tree replacement requirements of th~s
Secbon
4 Construction of e single fam#y or duplex residence on e single
lot 20,000 square feet or larger
a Protected trees located ~n a FEMA one-hundred year
flood plain, NRCS lake tree preservabon zone, or
erosion hazard setback zone shall be subject to all tree
replacement and tree protection requirements of th~s
Section
b Except where protected trees are located in a FEMA
one-hundred year flood plain, NRCS lake tree
preservation zone, or erosion hazard setback zone,
protected trees shall be exempt from the tree
replacement and tree protection requirements of th~s
Section ~n specific areas of the lot where protected
trees must be critically altered for a
1) Building pad s~te,
2) Driveway,
3) Sidewalk,
4) Patio,
5) Septm tank and lateral lines,
6) Pool and associated deck area,
7) Fences, or
8) ^nc~llary features normally associated w~th
residential construction
c All other areas of the lot shall be subject to both tree
replacement and tree protection requirements, and all
other prowslons of th~s Section
5 Multi-fam/ly development
a Protected trees located ~n a FEMA one-hundred year
flood plain, NRCS lake tree preservation zone, or
erosion hazard setback zone shall be subject to all tree
replacement and tree protection requirements of this
Section
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b Except where protected trees are located ~n a FEMA
one-hundred year flood plain, NRCS lake tree
preservation zone, or erosion hazard setback zone,
protected trees shall be exempt from the tree
replacement and tree protection requirements of th~s
Section in specific areas of the development where
protected trees must be critically altered to
1) Install any ut~hty lines,
2) Dedicate pubhc R O W,
3) Construct any pubhc or pnvate streets,
4) Construct any public or private easement,
5) Construct any fire lanes,
6) Construct any s~dewalks,
7) Construct swimming pools,
8) Construct required parking,
9) Install a building pad s~te, or
10)Achieve cut and fill drainage as designed ~n master
drainage construcbon plan, but not ~ncludmg
required stormwater detention or retention areas
c All other areas of the development shall be subject to
both tree replacement and tree protection requirements,
and all other prows~ons of th~s Section
(H) Non-residential development
1 All protected trees shall be exempted from the tree
replacement and tree protection requirements of th~s Secbon
~n specific areas of the development where protected trees
must be critically altered to
a Install any utility lines,
b Dedmate public R O W,
c Construct any pubhc or pnvate streets,
d Construct any public or private easement,
e Construct any fire lanes,
f Construct any sidewalks,
g Construct swimming pools,
h Construct required parking,
Install a building pad site, or
Achieve cut and fill drainage as designed in master
drainage construcbon plan, but not ~ncluding required
stormwater detention or retention areas
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2 All other areas of the development shall be subject to both tree
replacement and tree protection requirements, and all other
previsions of th~s Section
(c) Demolition The Landscape Administrator may ~ssue a hm~ted purpose tree
permit to allow cnbcal alteration of a protected tree if such critical alteration
is necessary to allow demohbon of a structure The protected tree covered
by the permit shall be exempt from the tree replacement and tree protection
requirements of th~s Section
(d) Selective thinning The Landscape Admlmstrator may ~ssue a hmlted
purpose tree permit for select~ve th~nning of certain protected trees from a
densely forested area The Landscape Administrator w~ll, as part of the tree
permit review process, determine whether the selective th~nmng proposed
w~ll be performed ~n a prefess~onally accepted manner that w~ll enhance the
likehhood of survival for the remaining trees If the Landscape ^dm~mstrator
~ssues a permit for select~ve thinning, the protected trees covered by the
permit shall be exempt from the tree replacement and tree protection
requirements of th~s Section
(e) Diseased trees Upon issuance of a hm~ted purpose tree permit, a d~seased
protected tree may be critically altered to reduce the chances of spreading
the d~sease to adjacent healthy trees If the Landscape Adm~mstrator ~ssues
a hm~ted purpose tree permit for such purpose, the protected trees covered
by the permit shall be exempt from the tree replacement and protection
requirements of th~s Section
(f) Tree topping Tree topping ~s prohibited
(g) Pruning by a public ut#/ty
(0 Unless pruning ~s requested by the owner of the tree or exempted
from th~s Section, a pubhc ut~hty shall obtain a limited purpose tree
permit before beginning any prumng
All pruning shall be conducted ~n accordance w~th accepted arbonsts'
standards and the recommendations contained ~n Appendix B
(h)~ Ground level cuts Tree trunks must be cut at ground level where removal
of a tree may damage root systems of an adjacent tree Stump gnndmg ~n
such s~tuat~ons ~s allowed w~th the approval of the Landscape Adm~mstrator
(i) Removal of underbrush Removal of underbrush, not ~nclud~ng grubbing
under drip hnes, shall not reqmre a tree permit
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O) Grubbing under dr/p I~nes The Landscape Administrator shall issue a
hm~ted purpose tree permit allowing the clearing and grubbing of brush
located w~th~n or under the dr~p hnes of protected trees
(7) Tree Replacement
(a) Unless specifically exempted, the following tree replacement procedures
shall apply to any person who critically alters a protected tree for which a
permit Is required Replacement trees shall be ~n addition to trees required
under the Landscape section of the Zomng Ordinance
(~) The protected tree shall be replaced w~th a quahty tree or trees as
approved on the tree preservation plan
1 S~ze and Number A sufficient number of trees shall be planted
to equal or exceed, ~n cahper, the cahper of each tree cntmally
altered, measured at four feet s~x ~nches (4' 6") above ground
level Each replacement tree shall be a mlmmum of three
~nches (3") cahper at one foot above ground level, and seven
feet (7') m height when planted The following formula shall be
used to calculate the number of trees to be replaced
Caliper of Replacement Minimum Caliper of Examples
Critically Ratio (in Inches Replacement Tree
Altered Tree of caliper)
6"- 16" 1 1 3" Ifa 15" dlam Tree is
critically altered,
replace w~th
-five 3" trees, or
-four 4" trees, or
-three 5" trees, or
-three 6" trees
> 16" 2 1 6" Ifa 22" d~am Tree Is
critically altered,
replace w~th
-eight 6" trees, or
-five 9" trees, or
-four 11" trees
2 Credits When any quahty tree of 3" or more ~n cahper ~s
preserved that would otherwise have been exempt, credits
toward the total ~nches of cahper of replacement trees required
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for the development site w~ll be given as per the following
formula Credits shall not reduce the m~mmum size of any
replacement tree planted
Caliper of Credit Against Tree Examples
Preserved Exempt Replacement
Tree Requirements
3"-16" Equal to cahper of One protected, exempt, 14"
preserved tree tree is preserved, developer
receives a replacement
credit of 14" If he has
cnbcally altered a 22"
cahper tree requ~nng
replacement, the total
replacement requirement
would be reduced by 14",
and e~ght roches total
caliper replacement would
be required This could be
achieved by
-Two 6" cahper trees, or
-One 8" caliper tree
> 16" Twice the cahper of One protected, exempt, 18"
preserved tree cahper tree ~s preserved,
developer receives a
replacement credit of 36" If
he has critically altered six
8" trees requmng
replacement, the total
replacement requirement
would be reduced by 36",
and replacement of 12" total
cahper would be required
Th~s could be achieved by
any of the following
-four 3" cahper trees
-three 4" caliper trees
-three 5" caliper trees
-two 6" cahper trees
3 Locabon: Each replacement tree shall be planted on the same
property as the tree that was critically altered However, if the
landscape administrator deems that the replacement tree
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cannot be planted on the same property ~n accordance with
accepted arbonsts' standards, the Landscape Admimstrator
may, as part of the C~ty's Reforestation Plan, allow the
following
a Replacement on pubhc property, or
b replacement on private property If also approved by the
Chief Building Official, or
c Require payment to the Reforestabon Fund in accordance
with subsection (7)(a)(m) below
4 Responsibility to replace trees The requirement to replace
trees shall run with the land
5 Replacement of dead trees A replacement tree planted on
the same property as the cntmally altered tree must be
replaced ~f ~t d~es This requirement runs w~th the land
(~) Scheduling of replacement trees Replacement trees shall normally
be planted w~th~n ninety (90) days of critical alteration If replacement
trees cannot be planted w~th~n ninety (90) days of critical alteration,
the Landscape Admin~strator may approve a delay ~n replacement of
up to s~x months after the date of critical alteration The applicant
shall provide the Landscape Administrator w~th an affidavit that all
replacement trees will be planted within six months The Landscape
Adm~mstrator may require the applicant to furmsh the City a cash
deposit or surety bond in the approximate amount of the cost to
replace the trees
Reforestation Fund If an apphcant cannot replace trees on the same
property, and ~f the Landscape Admlmster does not approve
replanting on an alternate s~te, the apphcat~on shall make a payment
~nto the Reforestation Fund
1 The amount of payment reqmred for each replacement tree
shall be calculated based on a schedule published and
reviewed annually by the Landscape Admtmstrator which sets
forth the average cost of a quality tree added to the average
cost of planting a tree
2 It shall be the respons~b~hty of the Landscape Administrator to
develop and administer a written plan for the planting,
growing, replanting, and appropriate Irrigation of trees on all
mumclpal and pubhc domain property The Tree Board shall
present the plan to the Council and, when adopted by the
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Council, the plan shall represent the Reforestation Plan for the
City
3 Reforestation funds shall be expended only for pumhas~ng,
planting, growing and/or ~rngat~ng trees as per the C~ty's
Reforestation Plan Reforestabon funds shall not be used for
routine maintenance
4 Funds paid into the Reforestation Fund shall be spent w~thln
two (2) years of payment or shall be returned to the payer
5 The Landscape Administrator shall submit penod~c reports to
the City Council of the deposits and d~sbursements from the
Reforestation Fund
(8) Tr~e Protection
The following procedures shall apply to any protected tree for which a permit ~s
required, unless specifically exempted
(a) Construcbon plan requirements All construction plans shall ~nd~cate tree
protection measures
(b) Prohibited activities in pnmary root zone The following acbwt~es are
prohibited within the limits of the primary root zone of any protected tree
subject to the requirements of this secbon
(i) Material storage No materials ~ntended for use ~n construcbon or
waste matenals shall be placed w~th~n the hm~ts of the primary root
zone of any protected tree
(.) Equipment cleanlng/l~qu~d d~sposal No cleamng or other liquids shall
be deposited or allowed to flow overland w~thln the limits of the
primary root zone of a protected tree This ~ncludes, but is not hm~ted
to paint, oil, solvents, asphalt, concrete, mortar or s~m~lar materials
(~11) Tree attachments No signs, wires or other attachments, other than
those of a pretect~ve nature, shall be attached to any protected tree
(~v) Construction equlpment/vehlcular traffic Unless otherwise approved
by the Landscape Administrator, no vehicular and/or construction
equipment traffic or parking shall take place w~th~n the limits of the
primary root zone of any protected tree other than on ex~sting street
pavement This restrict~on does not apply to single ~nc~dent access
w~thm the pnmary root zone for purposes of clearing underbrush,
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estabhshlng the building pad and associated lot grading, vehmular
traffic necessary for routine ut~hty maintenance, emergency
restoration of ut~hty service, or routine mowing operations No heavy
equipment, ~ncludlng but not hm~ted to trucks, tractors, trailers,
bulldozers, and bobcat tractors, shall be allowed instde the dnp-hne
of any protected tree on any construction site without the specific
approval of the Landscape Admlmstrator
(v) Grade changes Unless specifically allowed by th~s Section, no grade
changes shall be allowed within the hm~ts of the primary root zone of
any protected tree unless the Landscape Administrator and/or the
C~ty Engineer approves adequate construction methods
(vi) Impervious pawng near non-exempt trees Unless a health, safety
and welfare ~ssue anses due to access and circulation requirements,
no pawng w~th asphalt, concrete or other impervious materials may
be placed w~thln seventy-five percent (75%) of the limits of the
primary root zone of a protected tree except as otherwise allowed ~n
th~s Section
(vii)Impervious paving near exempt, preserved trees For any exempt
tree that ~s being preserved,
1 No paving with asphalt, concrete or other tmpervlous materials
may be placed within a five foot (5') radius of the trunk, and
2 A total of four hundred (400) square feet of area on the
primary root zone shall be kept free of impervious materials
Th~s pervious area may be In the shape of a c~rcle, rectangle,
or other shape, and shall include and be contiguous with the
area w~th~n a 5' radius of the trunk
(c) Protective measures required pr/or to construction, Prior to construction, the
contractor or subcontractor shall construct and maintain, for each protected
tree on a construction s~te, a protective fence and where necessary, bark
protection All protective measures shall be in place prior to
commencement of any site work and remain in place until all exterior work
has been completed
(d) Construction methods
(0 Boring Bonng of utlht~es under protected trees shall be required m
those c~rcumstances where ~t ~s not possible to trench around the
primary root zone of the protected tree When required, the length of
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the bore shall be the w~dth of the primary root zone at a mlmmum and
shall be a m~n~mum depth of 48 roches
Grade Change The Landscape Adm~mstrator may approve a grade
change w~th~n the primary root zone of a protected tree as per th~s
Section and/or the C~ty Engineer
(~ii) Trenching All trenching shall be designed to avoid trenching across
the primary root zone of any protected tree, unless otherwise
approved by the Landscape Adm~mstrator Mechanical trenching
w~thln the primary root zone shall not be allowed Trenching by hand
shall not critically alter the root system The placement of Irrigation
systems and underground ut~hty hnes such as electrm, phone, gas,
etc, shall be located outside of the primary root zone of protected
trees The m~mmum required s~ngle head supply hne for ~rngat~on
systems ~s allowed to extend ~nto the pnmary root zone perpendicular
to the tree trunk and ~n the manner that has the least possible
encroachment into the primary root zone
(~v) Root pruning, All roots two ~nches or larger ~n cahper whmh are
exposed as a result of trenching or other excavation shall be cut off
square
(9) Tree Planting
(a) In addibon to the tree preservation and tree replacement provisions of this
Section, all apphcable tree planting requirements of the landscape secbon
of the C~ty of McK~nney Zomng Ordinance shall apply
(b) Selecbon and planting of all replacement trees shall be done m comphance
with the landscape section of the C~ty of McK~nney Zomng Ordinance
(10) Enforcement
(a) Development agreement The C~ty shall not approve a development
agreement unless It prowdes that all construction acbv~bes shall meet the
requirements of th~s Section
(b) Bu#d/ng permit or development permit
(0 No building permit or development permit shall be ~ssued unless
1 a construction tree permit has been approved, or
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2 an Affidawt of No Protected Trees has been submitted and
approved, or
3 a Determination of Exempbon has been made by the
landscape admin~strator or h~s designee
No building permit or development permit shall be ~ssued unless the
apphcant s~gns an apphcat~on or permit request whmh says that all
construction act~wt~es shall meet the requirements of this Section
The Building Official shall make available to the apphcant
1 a copy of the Tree Preservation Ordinance or a condensed
summary of the relevant aspects pertalmng to the type of
permit requested, and
2 specifications for tree protection sign(s)
(c) Acceptance of ¢mprovernents The C~ty may refuse to accept any public
improvements until the person pays all civil penalties for violations of this
Section, provided, however, that acceptance of public ~mprovements shall
be authorized before all trees shall be replaced ~f, with the Landscape
Administrator's approval, the person furnishes the City w~th a cash deposit
or surety bond m the approximate amount of the cost to replace the tree
(d) Certificate of occupancy No Certificate of Occupancy (C O ) shall be issued
until any and all civil penalbes for violat~ons of this Section have been paid
to the City No C O shall be issued until all required replacement trees
have been planted or appropriate payments have been made to the
Reforestation Fund, provided, however, that a C O may be granted before
all trees have been replaced ~f, w~th the Landscape Admimstrator's
approval, the person furnishes the City with a cash deposit or surety bond in
the approximate amount of the cost to replace the tree
(11) V~olat/ons
(a) A person commits an offense ~f the person crit~cally alters a protected tree
not meeting an exception hsted ~n this Secbon w~thout first obtaining a tree
permit from the C~ty
(b) A person commits an offense if the person critically alters a tree In wolatlon
of a tree permit
(c) Any person who wolates subsection (11)(a) by critically altering a protected
tree without first obta~mng a tree permit from the City, or subsection (11)(b)
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by critically altenng a tree tn violation of the permit, or subsection (7) by
failing to follow the tree replacement procedures, shall,
(0 be assessed a penalty by the Landscape Adm~mstrator equal to one
Hundred Dollars ($100 00) per caliper of the tree(s) cntmally altered,
and
(~) be guilty of a m~sdemeanor and upon conwct~on shall be fined One
Hundred Dollars ($100 00) per cahper ~nch of the tree(s) cnt~cally
altered, not to exceed F~ve Hundred Dollars ($500 00) per ~nc~dent
The unlawful cnt~cal alterabon of each protected tree shall be
considered a separate ~nc~dent and each ~nc~dent subJeCt the violator
to the maximum penalty set forth here~n for each tree
(iii)A decision of the Landscape Adm~mstrator under th~s subsecbon may
be appealed to the Board of Adjustment
(d) Any person, firm, corporation, agent or employee thereof who v~olates any
provtslons of this section other than those listed ~n above shall be guilty of a
m~sdemeanor and upon conwctlon hereof shall be fined not to exceed F~ve
Hundred Dollars ($500 00) for each ~ncident The unlawful cnbcal alterabon
of each protected tree shall be considered a separate ~nc~dent and each
Inc~dent subJects the wolator to the maximum penalty set forth here~n for
each tree
(e) A person is cnm~nally responsible for a v~olabon of th~s Section ~f the person
critically alters, or permits or causes to be cr~bcally altered, a protected tree
w~thout complytng with the requirements of th~s Section
(f) Allegation and ewdence of a culpable mental state is not reqmred for the
proof of an offense defined by th~s Section"
SECTION ii Severabillty If any section, subsection, sentence, clause or phrase of
th~s ordinance is for any reason held to be unconstitutional or unenforceable, such
holding shall not affect the validity of the remaining portions of th~s ordinance
SECTION III Governmental Llabl#ty All of the regulabons prowded in th~s
ordinance are hereby declared to be governmental and for the health, safety and welfare
of the general public Any member of the C~ty Council or any c~ty official or employee
charged with the enforcement of this ordinance, acbng for the C~ty of McK~nney m the
d~scharge of h~s dubes, shall not thereby render himself personally hable, and he ts
22
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hereby reheved from all personal hab~hty for any damage that m~ght accrue to persons or
property as a result of any act required or permitted in the d~scharge of his sa~d duties
SECTION IV Civil Injunctions and Penalbes Any wolat~on of this section can be
enjoined and c~wl penalties may be sought by su~t filed In the name of the C~ty of
McK~nney ~n a court of competent jurisdiction, and th~s remedy shall be ~n addition to any
penal prows~on ~n th~s ordinance or ~n the Code of Ordinances of the C~ty of McK~nney
SECTION V The caption of this ordinance shall be pubhshed one (1) t~me ~n a
newspaper having general c~rculat~on m the C~ty of McK~nney, Texas, and shall
Immediately become effechve upon ~ts adopbon and such pubhcat~on In accordance w~th
law
DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
MCKINNEY, TEXAS ON THE DAY OF ,2000
DON DOZIER, MAYOR
CORRECTLY ENROLLED
JENNIFER SPROULL, CITY SECRETARY
APPROVED AS TO FORM
23
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MARK S HOUSER, CITY ATTORNEY
24
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Appendix A Qual,ty Tree List
Southern Magnoha
Chlttamwood
Sycamore
Walnut
Cedar Elm
American Elm
Lacebark Elm
Pecan
Texas Red Oak
Live Oak
Chinquapin Oak
Burr Oak
Post Oak
Shumard Red Oak
Black Jack Oak
Water Oak
Chinese P~stach~o
Sweetgum
Austrian P~ne
Bald Cypress
Caddo Maple
Texas H~ckory
Western Soapberry
Eastern Red Cedar
Callery Pear
Redbud
Mexican Plum
Possumhaw Holly
Golden Ra~ntree
Yaupon Holly
Crape Myrtle
Eve's Necklace
Texas Persimmon
Rusty Blackhaw
Texas Buckeye
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Appendix' B D~agrams
Root zone (referenced in defimbons)
26
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Appendix C Tree Survey Requirements
Tree Preservation Plan Requirements
27
Development Code Comment Form
First Name I Reference No
Last Name gohanss0n I Date Rec[eved I 12/4/001
Address 1926 N Bell
City D~n~°~n ,
State ~'X
Zip Code i 762091 ,-Mall SJohan8667@aol corn
Site Address t I Comp Plan I
Type of Question i Zoni a Text I Existing Zoning I
Chapt /Section
Comment [] PZ PH#1 [] PZ PH#2 [] CC PH#1 [] CC PH#2
We like street tre~$i I~owever the utility tree trimmers
cut trees too early ne~d to be dormant In Feb dip
=lade In bleach to prevent disease spread Tm,
pruners are cutting trees that owners/developers spend
money to plant
Recommendation
Development Code Comment Form
First Name J Gary i Reference No
Address 1600 W Hickory I Company I I
z~p co=, I ~=o~1 ' ='" I I
S,t.*=dr.. I I Co~p.,,n I I
Type of QuestionI I Existing Zoning I I
Map Section J
Comment ~ PZ PHS[ ~ PZ PH~2 ~ CC PH~[ ~ CC PH~2
;Detailed Zoning Map New+Old
Recommendation
Development Code Comment Form
Cl~ 5e~i~ I Home Phone ~
S~te TX ~ Office Phone ~
z~.coo, I~ ~°~1 "~'" I
Site Address I I Comp Plan I
Chapt I Section ' ~[ New Zoning [
Map Section I- i
Comment ~ PZ PH~i ~ PZ PH~2 ~ CC PH~i ~ CC PH~2
Mapping Oet~iiS of a~ai maJo~ Street a~ss a~d
Inter~anges Peripheral major highly 1-35E
upgrades ~ accommodate new Increased population
and traffic southbound through DFW
Rec0mmefidati0~
Development Code Comment Form
First Name Sherry I Reference No 314
Last Name Darby J Date Recleved 1/24/01
Address 2208 Crestmeadow ] Company
City De,ton I Home Phone (940)'3~2:9639
State TX J Office Phone
Zip Code 762071 e-Mall
Site Address 1220e Crestmeadow I Comp Plan I
Type of Question IZonlng Code I Existing Zoning I
Chapt 1 Section I I New Zoning I
Map Section I
Comment [] PZ PH#1 [] PZ PH#2 [] CC PH#:!. [] CC PH#2
Do not want this development code no one from
planning has or Is listening to us Have been to many
meetings and found no compromise Density too high,
no rezoning lower standard and lower quality will resultl
Recommendation
Devetlopment Code Comment Form
First Name I~gh~ I Reference .o I =~1
Last Name IRaghavendran I Date Recleved [ 11/8/00I
Address Company I I
City Home Phone I I
State Office Phone I I
Zip Code e-Mall ] kunjithapadam raghavendran I
Site Address j I Comp Plan I I
Type of Question I::.::::: I Existing Zoning I I
Chapt /Section [ iii I New Zoning I I
Map Section I I
Comment [] PZ PH#1 [] PZ PH#2 [] CC PH#1 [] CC PH#2
How about building Sc~rn~ public tornado shel{ers in
Denton?
How about encouraging developers to build shelters in
ne ghborhoods planner for the futura?
e~ommendatlon
Development Code Comment Form
First Name Mike I Reference No I 21
Last Name Cochran I Date Recleved I 1211/001
Address I Company I
C,~ I Home Phone J
State I Omce Phone I
z~pcodo J o-M,, I
Site Address I I Comp Plan I D0wntown University Core
Type of Question IZoning Text I Existing Zoning I
cha.t/so~uo. I I NewZonlng I,
M.p so~,o. I I
Comment [] PZ PH#! [] PZ PH#2 [] CC: PH#! [] CC PH#2
!Them are descrepancles for ames along Houston
Place, Oak Street and Scripture which should be
reexamined for the uses and the dividing line between
existing neighborhoods and downtown universl~ core
There may be a need to update the comp plan
Recommendation
Deveilopment Code Comment Form
First Name Irene I Reference No [ 12o
Last Name Behnlng I Date Recleved I 11126/00
Address 8610 Wolf Creek Rd I Company
City Heffon I .om, Phone I
State Mi I Office Pho.e F
Zip Code 497441 e Mall
Site Address ]1207 Mayst I Comp Plan I
Type of Question IZonlna Map I Existing Zoning
c~=., ~So=.on I I .owZo.~no I
Map Section I
Comment [] PZ PH#~. [] PZ PH#2 [] CC PH#! [] CC PH#2
NO longer own th~s properly Please check tax reCOrds
Recommendation
Development Code Comment Form
First Name [Michael I Reference No I 3361
Last Name [Monticino I ..to Ro=,.vod I ~o~0~1
Address I' J Company I
c~ I I ,om.,,o.o I i
State I I o.~=o Phone I,(940) Se=~S"=
Z'. CO". I I ,-.a, Im°nticn°ount edu
Site ~dress L I Comp Plan I"
Type of Question IZonlng Code I Existing Zoning I
Chapt 1 Section I I New Zoning I
Comment ~ PZ PH~I ~ PZ PH~2 ~ ~ PH~i ~ CC PH~2
The CI~ of Denton's online mapping webpage for
finding new zoning ~tegories Is ve~ useful and ni~
designed Your depa~ment has done a gmat job of
making the Information availabte to the public
Recommendation
Development Code Comment Form
First Name Jack I Reference No I 3171
Last Name P0ashnlk I .,~t,, .o~,ovo. I
Address 4201 Tomberra I Company [Southwest Housing I
City Dajiu~ I Home Phone 1(214) 693-3147
z,. co~. I . ~,, [
Site Address unl~mity/Mingo I comp e,=. [ I
T~e of Question Z~i~ Map I Existing Zoning [ I
Chapt 1 Section I New Zoning [ I
Map Section I
Comment ~ PZ PH~[ ~ PZ PH~2 ~ CC PH~ ~ CC PHS2
Recommendation
Development Code Comment Form
First Name Harry I Reference No I 471
Last Name Phillips I Date Recieved I 11113/00
Address 1138 Oakhurst ~ Company I
City Denton I Home Phone I(940) 383'467t
State TX . I Office Phor~e I ~
Zip Code 762101 eMall
Site Address I I Comp Plan
Type of Question I I Existing Zoning I
Chapt / Section I I .ow Zoning I
Map Section I
Comment [] PZ PH#:!. [] PZ PH#2 [] CC PH#! [] CC PH#2
Please provide a listing of the specific zoning
requirements for the area NR-2 through NRMU
Recommendation
Development Code Comment Form
~pe of Question [~z°ning T,~ I Existing Zonln.
Comment ~ PZ PH~i ~ PZ PH~2 ~ ~ PH~i ~ ~ PH~2
DO you folks have anyI be~re a~d after Info~ation on
· e proposed zoning changes, the rationale ~r the
changes and the benflts of the changes over the old
zoning It would also ~ helpful to have ~mpagtive
Inbrmation baleen the old and new zoning
Recommendation
Development Code Comment Form
First Name Ed I Reference No I 199
Last Name Soph I Date Recleved I 12/17/001
Addre,, I Company LC!{Izens for Healthy (;;rowth I
°"~ I .or..~,ono i :
S,.,o I o,,=o P,,o,,o I
zip Code I e-Ma, Iebs0002@unt ~"
s,,o Ad.~o. I I Co.~p P,,. I
Type of Question Izoning Text I Existing Zoning I
c,,~/~,=,o~ I I NowZon,n= I,
=,~ So=t,on I I
Comment [] PZ PH#1 [] PZ PH~2 ~ CC PH~i ~ CC PH~2
Le~er regaling the settlement with United Copper
Industries We hope the pre~utlona~ pHn~ple will be
utilized In ~e new development ~de
Recommendation
Development Code Comment Form
First Name Gi~n Reference No I 2891
Last Name Jil$on Date Recleved I 1/22/011
Address 25 W~lllngt,on Oaks Cir Company I I
Zip Code 76210 e Mall I
Site ~dr~ I I Comp Plan
T~e of Question [Z0~.~ng Te~ I Existing ZoningI
Comment ~ PZ PH~i ~ PZ PH~2 ~ ~ PH~i ~ CC PH~2
Remove A~sso~ Dwelling Units from SF residents
Don't gmn~a~r A~sso~ Dwelling Units to existing
SF Residences Adjust Minimum Side and mar ya~
setbacks f~ A~sso~ buildings & atmctmes to longer
dis~n~s
Recommendation
This is a ~cy ~sue ~r ~e CI~ Council It will be
fo~a~ed to ~ for their review ~
Development Code Comment Form
First Name Bill I Reference No I 2761
Last Name Reed I Date Recleved
Address I Company I'
c,~ I .omo.bono I I
Zip Code I e Mall Jw reed2~raytheon com
~pe of Quest~o. Izo~,ng Code I Existing Zoning
Map Section ~
Comment ~ PZ PH~[ ~ PZ PH~2 ~ ~ PH~ ~ CC PH~2
Would like to determine if FoffestHdge would be
rezoned and allow ac~sso~ dwelling units What
Impa~ ~n we have on approval/disapproval?
Reco~mendati0n
Development Code Comment Form
Reference No I 2121
First Name
Last Name [ Date Recleved I
Address I :~
StateIr Office Phone I
Zip Code I e Mall
Site Address I I Comp Plan I
ChapL ' Section I I .,~ Zoning I,
Comment ~ PZ PH~ ~ PZ PH~2 ~ ~ PH~ ~ CC PH~2
1 Yes ~ls w~{{ e~u~g~ b~kes as tmnspoKa~on 2
~s~ng ~ees In good ~nd~tion should be pmse~ed 3
Yes t~nhomes function as SF 4 No people who
)urchase large lots should have greater design flex 5
Ho if UF is too restr it will be to $$
Recommendation
Development Code Comment Form
~,...e~a I~d I Reference .e ~1
Last Name lSoph ] Date Recleved 1/14/00
Address I Company
City I Home Phone
State r J office Phone .
z~p Code r i e-Mall ebs0002@u.t edu
Site Address [ I Comp Plan I
Type of Question [Zoning Text I Existing Zoning I
Chapt /Section I I .owZonlng I
Comment [] PZ PH#1 [] PZ PH#2 [] CC PH#1 [] CC PH#2
The precautlonal7 principle Is a gro~ng concept in
environmental management and pollution prevention
and should be seriously considered for inclusion in the
Environment Management section of the Development
Code (Includes article)
P&ZPH#1 Performance Standards should be
addressed to greater detail in the environmentally
sensitive areas
R~c0mm'e~i~ti~n
Development Code Comment Form
First Name ~lark I Reference No I 1051
Last Name ;)onalda°n I Date Recleved I 11/27/00I
Address ~2i6 5taghom Company
c,w 3e,to. i Home Pho.e 1(~40)
z,p Code I: 7~20sl , Mall [mrd7383~aol ~m
Site ~dress I; } Comp Plan
Chapt / 8e~lon .:: New Zoning
Comment ~ PZ PH~i ~ PZ PHS2 ~ CC PH~I ~ ~ PH~2
en~urage aiio~ng ~thln resldenUal nelghbo~oods a
~ix of housing types sUS~ as 8F deta~ed, SF
at~ched accesso~ upl~, small apt un,s, a vade~ of
'lot sizes non residential- wl~ s~le, design and
lighting s~ndards
Recommendation
Development Code Comment Form
First Name I Reference No I 119I
Last Name I Date Recleved I 12/4/°°1
Address t Company I I
City I Home Phone I: , '1
s~.,o I Office Phone I I
z,.co.o I °'~=" I I
Site Address I I Comp P,.. I I
TypeofQuestion lZon,ng Text I ExlstlngZonlng I, i
Chapt /Section ICC'"~e~ ' I NowZo.'.g I I
M.pS.~'O. I I
Comment ~ PZ PH~[ ~ PZ PH~2 ~ ~ PH~Z ~ CC PH~2
No bt0yCle ~cks Only Prese~e gr°~Ps 0f ~ded
areas Count to. houses as MF In selected areas Do
not e~nd site design to 1OK sqff lots We have a
declining MF Manet
Recommendation
Development Code Comment Form
First Name it~l~ Reference No I 2431
Address 1~1031 Swisher Rd Company
=~,, I~x offi~ Phone 1(~40) 24~7s7s I
Site ~dress t~ I Comp Plan I,
wp. of ~u.,on }~n, Te~ ~ ~.~.,., Zon~n.
Oh.pt ~..~o. I[;;;~;~';;~;- '1 ..wzon,n. II
Comment ~ PZ PH~ ~ PZ PH~2 ~ CC PH~ ~ ~ PH~2
Ni~ mad odd design ~oad m~im m~i ~e spelled
out esp on ~Hmeter roads In~meotlons should be
designed ~r both dghtland lee turn lans ~th radius'
designed for la~e tracks This should be minimal
ac~pted standards
Recommendation
Development Code Comment Form
First Name I .o~o~o,=o .o I =sl
Last Name I Date Recleved I 111S/00
Addre,s I Company I
State I Office Phone I
Zip Code I e-Mall J lkrege~flash net
s.. ~.. l=~3~ .o~ E~m I Comp P~=. I~x,~t~n0 N~,=~borhood
T~e of Question IZonlng Map ~ Existing Zoning [C
Comment ~ PZ PH~i ~ PZ PH~2 ~ CC PH~I ~ CC PH~2
Recommendation
SUB-CHAPTER 35 12 SiTE DESIGN STANDARDS
Revised 1/24/01
APPLICABILITY "THRESHOLDS" applied to the expansion of ex~sbng uses Site Plan TIA Lai~scape Building Parkmg Lot Street
and Tree Design Landscaping Trees
where a replat is NOT required Canopy/% Standards
The expansion of any ex~sbng single family use N/A - ? N/A - ? N/A - ? N/A - ? N/A - ? N/A - ?
For mulb-famdy developments valh less than __ dwelling unrts, any expansion N/A - ? N/A - ? v' - new N/A - ? v~ - new v' - new
that ts ii~o~e than % of the dwelling unit floor area areas? parking? areas?
For mult~-famdy developments vath __ or more dwelhng units, any expansion ,/- ? ,/- new or / - new v~ - new or ,/- new or all ,~ - new
that is more than % of the dwelling un~ floor ama total tnps? areas or all umts? parking? areas or
-- entire site? entire s~te?
m~ts, any expanslo~ that,s more titan '10% of ;, -::yes~ yes~ ~f Ba~e~ on Yes l~e,~ on Ba~ed on
~f/~lVkelhn~ls~r~O~lwelhngs;,whic~y~ j.S (P...~. ~ ,expansion (only as It expansion % expansion
~ ~ ,~ ,~ '-~d~.h~ed_~{~: ~l~old 50%, then expansmn then the ~0%, then
~ _. ~ ~,,~ewhole ) whole s~te the whole
~ ~- s~te must
~ ~.~ ~ must comply s~e m~u~t
For non residential or mixed use developments w~ less than __ square N/A- ? N/A - ? ,/- new N/A - ? ,/- new / - new
feet of floor area, any expansion that ~s more than ~% areas? park;ng? areas?
For non residential or mixed use developments with floor area that equals or ,/_ ? ,x _ new or ~ - new v' - new or ~ - new or all v' - new
exceeds square feet, any expansion that is more than % total trips? areas or entire parking? areas or
-- -- entire s~te? bulfding? entire site?
......t~al developments, any ~nsJon_ ~at Js mo~re~than ~%~ ~ ~ ~ ~Y~ '~ ~ Yes, ff~ Based on Yes, only Based on Based on
j¢h~ever fs~more.~ .~ ~ ~ ~ ~?~. ~.r~=?~'~ ~ (pr~e~S less to~l~t~ps expansmn as it expansmn % expansmn
..... ~- ~ - ~ . ~ .. than % up to relates to up to 50%, % up to
,- ?~%~ ~ ~ , ~ ~ ~ ~? ~denbfied threshold 50%, then expansion then the 50%, then
...... ...... the whole whole site the whole
- :' '~'- - "~ , -~ --~-,~ - ;; - must comply srte must
SUB-CHAPTER 35 12 SiTE DESIGN STANDARDS
Rcv~so:l 1/24/01
APPLICABILITY 'THRESHOLDS" apphed to the expansion of ex~sbng uses Site Plan TIA La.~$cape Building Parking Lot Street
and Tree Design Landscapm Trees
where a replat ~s NOT required canolp~/% Standards ~
For mulb-fam~ly developments w~th less than _ dwelhng un,s. any expansion N/A - ? NIA - ? NIA - ? Iq/A- ? v' - new N/A- ?
of parking ~,ea that exceeds ...% park,ng~
For mura-fam~ly developments w~h __ or more dwelling unrts, any expansion of N/A - '~ N/A - '~ N/A - ? NIA - 9 v' _ new or N/A - 9
)arkmg area that exceeds % all park~ng'~
For non ms~denbal or m~xed use developments wRh less than __ square N/A - '~ N/A - ~ N/A - '~ N/A - ~ ,/- new N/A - '~
feet of floor area, any expansion of parking area that exceeds % park~ng'~
For non res~denbal or m~xed use developments wP.h floor area that equals or N/A - '~ N/A - ~ N/A - '~ N/A - ? v'. new or N/A - ~
exceeds square feet, any expansion of parking area that exceeds % all parking'>
~.,~ :~ ~-= ~ ~ ~ ~_~, ~?~:~;:_~, ~o %upto . uponhm~r
~.~:~; ~ ~., ~ ~ .~, ~-~:~ =~ ~ ~fi~d ~ ~ ..... expansion)# 50%,then footof
....... -- : ~: ........ oi-d ..... the whole expanse_on
.......... ~- ~.. ..... ~.mqm~ , adJacent to
canopy
The conversion of a non-residential structure to a resldenbal use N/A - ~ N/A - 9 N/A - '~ N/A - '~ N/A - '~ N/A - 9
The conversion of a res~denbal structure w~th more than square feet of N/A - ? ./- '~ '/- '~ N/A - '~ v' _ all -/- entire
fleer area to a non-reslden~l use parking3 s~te~
c;~ ~N/A-~~ - N/A N/A N/A N/A
Landscape calcnla~tons' Example #1 Landscape calcula~ons Example//2
1 Determine ex~tmg lot ~ze 10,000 sf 1 Determine exl~hng lot s~ze 10,000 sf
2 Detenmn ex.tm§ canopy coverage (based on spec~c~) 2,000 sf 2 Determm ex~shn§ canopy coverage (based on species) 3,500 sf
3 Determine requn'ed canopy coverage (assume 30% for th~ ¢~nmple) 3,000 sf 3 Dcterrm~e requ~ed canopy covera§e (assume 30% for tbs example) 3,000 sf
4 Calculate canopy coverage needed for s;te to conform 1,000 sf 4 Calculate canopy coverage needed for $~te to conform 0
5 Detexmme % expansmn (mclude~ par~E lols, dnveway~ & buflchn~s) 20% 5 Determine % expemmn (mclude~ paskm~ lots, clnveway~ & bmldmt~) 20%
6 Calculate canopy coverage needed for expans;on (20°/0 of 1,000 si) 200 sf 6 Calculate canopy coverage needed for expansion sf (20% of 1,000 sf) 0
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
RURAL DISTRICT RD. Rural Residential
Reeldentlal Land Use Categories 2 That each accommodation umt shall
Agriculture have 1 off-street parking space, and
L~vestock the owners shell have 21 parking
S~ngle Famdy Dwelhngs spaces All spaces shall be m
Accessory Dwelhng Umts conformance with the r~qu~rements
Llve/VVork Un.ts of the Off-Street Parking section of
Commumty Homes for the D~sabled th~s Chapter
Group Homes w/SUP 3 That only one ground oCwall s~gn,
Manufactured Housing Developments constructed of a non-plastic
matenal, non-Interior IllUminated of 4
Commercial Land Use Categories sq ft maximum s~ze b~ allowed
Home Occupabon Any extenor dluminat~oq of s~gnage
Sale of Products Grown On-S~te shall be ~nstalled such tl~at ~t does
Bed and Breakfast w/L(10) not d~rectly illuminate any residential
Equestnan Facd~t~es structures adjacent or n~)arby the
Commercial Outdoor Recreation travelers' accommodatien
Adminlstrat~ve or Reseamh Facd~t~es w/SUP 4 That the number of accbmmodat~on
Broadcasting or Production Studio w/SUP units allowed shall be p~oport~onal to
Temporary Uses w/SUP the permitted density of the zone
Each traveler's accommodation umt
Industrial Land Use Categorms shall be counted as 0 6 lumts for the
Feed Lots w/SUP purpose of calculating the permitted
Wholesale Nursenes number of traveler's
Kennels accommodations I
Vetennary Chnms w/L(15) 5 AIl traveler's accommodations shall
be within 200 feet of a dollector or
Institutional Land Use Categories artenal Street des~gna~ions shall be
Basra Utd~t~es as determined by the City of Denton
Parks and Open Space Comprehensive Plan Distances
Churches shall be measured v~a p~ubhc street
Adult or Chdd Day Care or alley access to the slle from the
K~ndergarten, Elementary School arterial I
6 Excluding the bumness-0wner's unit
LEmitations and the area of the structure ~t w~ll
L(10) Travelers' accommodations, are occupy, there must be dt least 400
permitted, prowded that sq ft of gross Interior floor space
1 The bus~ness-owner or manager shall remaining per unit
be required to reside on the property 7 Traveler's accommodations are
occupied by the accommodation, or hmited to no more than 5 guest
adjacent property umts :
L(15) Uses are hmited to no more than
5,000 square feet of gross floor area
per lot ,
Page 1
Development Code Districts - Permitted Uses & Lim~tabons
February 2, 2001
RURAL DISTRICT RC - Rural Commercial
Residential Land Use Categories Limitations
Agnculture L(11) L~mlted to s~t down only, no take-out
Livestock service and no drive up service
S~ngle Family Dwellings permitted Limited to no more than
Accessory Dwelling Units 100 seats and no more than 4,000
Dwelhngs Above Businesses square feet of restaurant area
L~veNVork Units L(15) Uses are i~mlted to no more than 5,000
Community Homes for the D~sabled square feet of gross floor area per lot
Group Homes w/SUP L(21) Bakery and botthng areas not to
Multi-Family Dwelhngs w/SUP exceed 2,500 square feet Sales on
Manufactured Housing Developments premises of products produced
required m this zone
Commercial Land Use Categories L(24) Light manufactunng of products sold
Home Occupabon on s~te permitted, area of manufacture
Sale of Products Grown On-S~te not to exceed 1,500 square feet
Hostels L(32) Not allowed to locate adjacent to an
Bed and Breakfast arterial, within 1,000 feet of another
Restaurant or Private Club w/L(11) Sexually Oriented Business, w~thln
Professional Services and Offices w/L(15) 1,000 feet of a daycare or school, and,
Vehicle Repair 1,000 feet of any res~denbal use
Equestrian Faclht~es
Commero~al Outdoor Recreation
Major Event Entertalnmentw/SUP
Admlmstrabve or Research Fac~htles w/L(15)
Broadcasting or Producbon Studio
Sexually Oriented Business w/SUP & L(32)
Temporary Uses w/SUP
Industrial Land Use Categories
Bakeries w/L(21 )
Bottling Plants w/L(21)
Feed Lots
Light Manufactunng w/SUP & L(24)
Wholesale Nurseries
Kennels
Vetennary Chmcs w/L(15)
Institutional Land Use Categories
Basic Ut~ht~es
Commumty Service
Parks and Open Space
Churches
Sem~-pubhc, Halls, Clubs, and Lodges
Adult or Child Day Care
K~ndergarten, Elementary School
Page 2
, Development Code D~stncts - Permitted Uses & L~m~tafions
February 2, 2001
EXISTING NEIGHBORHOODS / INFILL
CO~P. ATIBILITY
NR 2 Neighborhood Residential 2
RemdentiallLand Use Categories 3 The maximum gross habitable floor
Agnculture area (GHFA) of the accessory
L~vestock res~denbal structure shall not
S~ngle Famdy Dwellings exceed 50% of the GHFA of the
Accessory Dwelhng Un~ts w/L(1) pnmary residence on the lot, and
L~veNVork Umts shall not exceed 1000 sq ft
Commumty Homes for the D~sabled GHFA
Manufactured Housing Developments w/SUP 4 One additional parking space shall
be provided that conforms to the
Commercial Land Use Categorms off-street parking prows~ons of th~s
Home Occupabon Chapter
Sale of Products Grown On-S~te L(12) Maximum of fifty (50) seats
Restaurant Or Pnvate Club L(13) Uses are hm~ted to no more than
Equestnan Facihbes 55,000 square feet of gross floor area
Commercial Outdoor Recreabon per lot
Adm~mstrabve or Reseamh Facdlt~es w/SUP L(15) Uses are hm~ted to no more than 5,000
Broadcasbng or Production Studio w/SUP square feet of gross floor area per lot
Temporary Uses w/SUP
Industrial Land Use Categories
Veterinary Clinics w/L(15)
Institutional Land Use Categories
Basra Utd~t~es w/SUP
CommumtylServ~ce w/L(12) & L(13)
Parks and Open Space
Churches
Semi-public, Hails, Clubs, and Lodges w/SUP
Adult or Child Day Care w/SUP
K~ndergarten, Elementary School w/SUP
Nursing Homes w/SUP
Limitations
L(1) Accessory res~denbal umts are
permitted, subject to the following
additional cntena
1 The proposal must conform w~th the
overall maximum lot coverage and
setback requirements of the
undedy~ng zone
2 The maximum number of accessory
dwelhng units shall not exceed 1 per
lot
Page 3
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
EXISTING NEIGHBORHOODS I INFILL
COMPATIBILITY
NR-3 - Neighborhood Residential 3
Residential Land Use Categories 1 The proposal must conform w~th
S~ngle Family Dweihngs the overall maximum lot coverage
Accessory Dwelhng Un~ts w/L(1) and setback requirements of the
Attached S~ngle-fam~ly Dwelhngs w/L(3) underlying zone
Community Homes for the D~sabled 2 The maximum number of
accessory dwelhng un~ts shall not
Commercial Land Use Categorms exceed 1 per lot
Home Occupabon 3 The maximum gross habitable floor
Commero~al Outdoor Recreation area (GHFA) of the accessory
Temporary Uses w/SUP residential structure shall not
exceed 50% of the GHFA of the
Industrial Land Use Categories primary ras~dence on the lot, and
None Permitted shall not exceed 1000 sq ft
GHFA
Institutional Land Use Categorms 4 One additional parking space shall
Basic Ubht~es w/SUP be provided that conforms to the
Commumty Servme off-street parking prows~ons of th~s
Parks and Open Space Chapter
Churches L(3) In part of a subd~ws~on of 2 acres or
Semi-public, Halls, Clubs, and Lodges w/SUP more, up to 2 umts may be attached
Adult or Child Day Care w/SUP by a common wall ~fthe lots which
Kindergarten, Elementary School w/SUP contain the attached structures do not
Nursing Homes w/SUP abut the perimeter lot hnes of a
subd~ws~on, the ind~vidual common
Limitations wall umts are on separate lots
L(1) Accessory ras~dentlal units are designed to be sold Ind~wdually, and
permitted, subJect to the following they comply w~th the Sub-chapter 12
add~bonal cntena Additionally, umts must have the
appearance of a s~ngle family
residence from the street
Page 4
Development Code D~stncts - Permitted Uses & Limitations
February 2, 2001
EXISTING NEIGHBORHOODS / INFILL primary residence on the lot, and
COMPATIBI~.ITY. shall not exceed 1000 sq ft
NR-4 - Neighborhood Residential 4 GHFA
4 One add~bonal parking space
Residential Land Use Categories shall be prowded that conforms
S~ngle Family Dwellings to the off-street parking
Accessory Dwelhng Units w/L(1) provisions of th~s Chapter
Attached S~ngle-fam~ly Dwelhngs w/L(4) L(4) In part of a subdivision of 2 acres or
Duplexes more, up to 4 umts may be attached
Commumty Homes for the D~sabled by a common wall ~f the lots which
Mulb-Fam~ly Dwelhngs w/L(5) contain the attached structures do
not abut the penmeter lots hnes of a
Commercial Land Usa Categories subdivision, the ind~v~dual common
Home Occupabon wall umts are on separate lots
Bed and Breakfast w/L(10) designed to be sold md~wdually, and
Commercial Outdoor Recreabon they comply w~th the design
Temporary Uses w/SUP standards of Sub-chapter 12
L(5) L~m~ted to four (4) umts and subject
Industrial Land Use Categories to Sub-chapter 12
None Permitted L(10) Travelers' accommodations, are
permitted, provided that
Institutional Land Use Categories 1 The bus~ness-owner or manager
Basic Ut~htles w/SUP shall be required to reside on the
Community Servme property occupied by the
Parks and Open Space accommodation, or adjacent
Churches property
Sem~-pubhc, Halls, Clubs, and Lodges w/SUP 2 That each accommodabon umt
Adult or Child Day Care shall have 1 off-street parking
Kindergarten, Elementary School space, and the owners shall
Nursing Homes w/SUP have 2 parking spaces All
spaces shall be m conformance
Limitations w~th the requirements of the Off-
L(1) Accessory residential units are Street Parking section of this
permitted, subject to the following Chapter
additional criteria 3 That only one ground or wall
I The proposal must conform s~gn, constructed of a non-plastic
with the overall maximum lot matenal, non-~ntenor ~llumlnated
coverage and setback of 4 sq ft maximum raze be
requirements of the allowed Any exterior ~llum~nabon
underlying zone of slgnage shall be installed such
2 The maximum number of accessory that ~t does not directly iIlum~nate
dwelhng umts shall not exceed 1 per any residential structures
lot adjacent or nearby the travelers'
3 The maximum gross habitable floor accommodabon
area (GHFA) of the accessory 4 That the number of
residenbal structure shall not accommodabon umts allowed
exceed 50% of the GHFA of the shall be proportional to the
permitted density of the zone
Page 5
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
Each traveler's accommodation umt
shall be counted as 0 6 umts for the
purpose of calculating the permitted
number of traveler's
accommodations
5 All traveler's accommodations shall
be w~th~n 200 feet of a collector or
arterial Street designations shall be
as determined by the C~ty of Denton
Comprehensive Plan D~stances
shall be measured v~a pubhc street
or alley access to the s~te from the
arterial
6 Excluding the bus~ness-owner's unit
and the area of the structure ~t
occupy, there must be at least 400
sq ft of gross fntenor floor space
remaining per umt
7 Traveler's accommodations are
hm~ted to no more than 5 guest
umts
Page 6
Development Code Districts - Permitted Uses & L~m~tabons
February 2, 2001
EXISTING NEIGHBORHOODS / INFILL
COMPATIBI~.ITY.
NRMU-12 - Neighborhood Residential
Mixed Use 12
2 That each accommodation umt
Residential Land Use Categories shall have 1 off-street parking
S~ngle Family Dwelhngs space, and the owners shall
Accessory Dwelling Units have 2 parking spaces All
Attached Single-family Dwelhngs spaces shall be in conformance
Dwellings Above Businesses w/SUP w~th the requirements of the Off-
Live/VVork Umts Street Parking section of th~s
Duplexes Chapter
Community Homes for the D~sabled 3 That only one ground or wall
Multi-Family Dwellings s~gn, constructed of a non-plastic
material, non-~ntenor illum~nated
Commercial Land Use Categories of 4 sq ft maximum s~ze be
Home Occupation allowed Any extenor ~lluminat~on
Bed and Breakfast w/L(8) of s~gnage shall be installed such
Retail Sales & Serwces w/L(16) that ~t does not d~rectly illum~nate
Professional Servmes and Offices w/L(15) any residential structures
Commercial Outdoor Recreation w/SUP adjacent or nearby the travelers'
Adm~mstrat~ve or Research Fac[hbes w/L(14) accommodation
Broadcasting or Production Studio w/SUP 4 That the number of
Temporary Uses w/SUP accommodation umts allowed
shall be proportional to the
Industr,al Land Use Categories permitted density of the zone
Vetennary Chmcs w/SUP Each traveler's accommodation
unit shall be counted as 0 6 umts
Inst,tutmnal Land Use Categories for the purpose of calculating the
Basic Ut~ht~es w/SUP permitted number of traveler's
Commumty Service accommodations
Parks and Open Space 5 All traveler's accommodations
Churches shall be w~th~n 200 feet of a
Sem~-pubhc, Halls, Clubs, and Lodges w/SUP collector or artenal Street
Adult or Child Day Care designations shall be as
Kindergarten, Elementary School determined by the City of Denton
Nursing Homes Comprehensive Plan D~stances
shall be measured via pubhc
Medical Centers w/SUP street or alley access to the s~te
Limitations from the arterial
L(8) Travelers' accommodations, are 6 Excluding the business-owner's
permitted, provided that umt and the area of the structure
1 The bus~ness-owner or manager ~t w~ll occupy, there must be at
shall be required to reside on the least 400 sq ft of gross intenor
property occupied by the floor space remaining per umt
accommodation, or adjacent 7 Traveler's accommodations are
hm~ted to no more than 8 guest
property un~ts
Page 7
Development Code D~stncts - Permitted Uses & L~m~tatlons
February 2, 2001
L(14) Uses are hmlted to no more than
10,000 square feet of gross floor area
L(15) Uses are limited to no more than 5,000
square feet of gross floor ama per lot
L(16) Uses are limited to no more than 1,500
square feet of gross floor area per lot
Page 8
Development Code D~stricts - Permitted Uses & L~m~tat~ons
February 2, 2001
EXISTING NEIGHBORHOODS / INFILL
COMPATIBILITY:
NRMU - Neighborhood Residential Mixed
Use
Resident,al Land Use Categories L,mitatlons
S~ngle Family Dwelhngs L(11) L~m~ted to s~t down only, no take-out
Accessory Dwelhng Umts service and no dnve up service
Attached S~ngle-fam~ly Dwelhngs permitted L~m~ted to no more than
Dwelhngs Above Businesses 100 seats and no more than 4,000
L~veNVork Umts square feet of restaurant area
Duplexes L(13) Uses are hm~ted to no more than
Commumty Homes for the D~sabled 55,000 square feet of gross floor
Multi-Family Dwelhngs area per lot
L(21) Bakery and botthng areas not to
Commercial Land Use Categories exceed 2,500 square feet Sales on
Home Occupation premises of products produced
Hostels required in th~s zone
Hotels
Bed and Breakfast
Retail Sales & Services w/L(13)
Theaters less than 1,000 Seats
Restaurant or Private Club w/L(11)
Professional Services and Offices w/L(13)
Commercial Outdoor Recreation w/SUP
Admm~stret~ve or Reseamh Faclht~es
Broadcasting or Production Studio
Temporary Uses w/SUP
Industrial Land Use Categories
Bakeries w/L(21 )
Botthng Plants w/L(21)
Vetennary Chmcs
Institutional Land Use Categories
Basic Utlht~es w/SUP
Commumty Service
Parks and Open Space
Churches
Sem~-pubhc, Halls, Clubs, and Lodges
Adult or Child Day Care
K~ndergarten, Elementary School
Middle School
Nursing Homes
Medical Centers
Page 9
Development Code D~stncts - Permitted Uses & L~m~tabons
February 2, 2001
NEIGHBORHOOD CENTERS
NCR-2 - Neighborhood Center Resldenhal 2
Residential Land Use Categories street parking provisions of th~s
Agnculture w/SUP Chapter
Single Famdy Dwellings L(4) In part of a subdlwslon of 2 acres or
Accessory Dwelhng Units w/L(1) more, up to 4 units may be attached
Attached Single-family Dwelhngs w/L(4) by a common wall if the lots which
Community Homes for the Disabled contain the attached structures do
not abut the perimeter lots hnes of a
Commercial Land Use Categories subdivision, the individual common
Home Occupabon wall umts are on separate lots
Equestnan Facd~t~es designed to be sold ~ndlwdually, and
Commercial Outdoor Recreation they comply w~th the design
Temporary Uses w/SUP standards of Sub-chapter 12
L(14) Uses are hm~ted to no more than
Industrial Land Use Categories 10,000 square feet of gross floor
Kennels w/L(14 ) area
Institutional Land Use Categories
Basic Ubht~es
Parks and Open Space
Churches
Seml-pubhc, Halls, Clubs, and Lodges w/SUP
Adult or Chdd Day Care w/SUP
Kindergarten, Elementary School w/SUP
Limitations
L(1) Accessory res~denbal units are
permitted, subject to the following
addlbonal cntena
1 The proposal must conform
with the overall maximum lot
coverage and setback
requirements of the
underlying zone
2 The maximum number of accessory
dwelhng umts 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
4 One additional parking space shall
be prowded that conforms to the off-
Page 10
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
NEIGHBORHOOD CENTERS
NCR.4 - Neighborhood Center Residential 4
Res,dentlal Land Use Categories L(4) In part of a subdivision of 2 acres or
S~ngle Family Dwelhngs more, up to 4 umts may be attached
Accessory Dwelling Un~ts w/L(1 ) by a common wall ~f the lots which
Attached S~ngle-fam~ly Dwelhngs w/L(4) contain the attached structures do
Community Homes for the D~sabled not abut the per~meter lots hnes of a
subdivision, the ~ndlwdual common
Commercial Land Uae Categories wall un~ts are on separate lots
Home Occupation designed to be sold ~ndlwdually, and
Commercial Outdoor Recreabon they comply w~th the design
Temporary Uses w/SUP standards of Sub-chapter 12
Industrial Land Use Categories
None Permitted
Institutional Land Use Categories
Basic Utlht~es
Parks and Open Space
Churches
Sem~-pubhc, Halls, Clubs, and Lodges w/SUP
Adult or Child Day Care w/SUP
Kindergarten, Elementary School w/SUP
Limitations
L(1) Accessory remdent~al umts are
permitted, subject to the following
additional criteria
1 The proposal must conform
w~th the overall maximum lot
coverage and setback
requirements of the
underlying zone
2 The maximum number of accessory
dwelling umts 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
pnmary residence on the lot, and
shall not exceed 1000 sq ft GHFA
4 One additional parking space shall
be prowded that conforms to the off-
street parking provisions of th~s
Chapter
Page 11
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
NEIGHBORHOOD CENTERS
NCR-$ - NeiGhborhood Center Res~dentml 6
Residential Land Use Categor, es street parking provisions of th~s
S~ngle Famdy Dwelhngs Chapter
Accessory Dwelhng Umts w/L(1 )
Attached S~ngle-famdy Dwelhngs w/L(4) L(4) In part of a subdivision of 2 acres or
L~ve/VVork Umts L(16) more, up to 4 umts may be attached
Community Homes for the D~sabled by a common wall ~f the lots which
Manufactured Housing Developments w/SUP contaIn the attached structures do
not abut the perimeter lots hnes of a
Commercial Land Use Categories subd~ws~on, the ~nd~wdual common
Home Occupabon wall umts are on separate lots
Commercial Outdoor Recreabon designed to be sold ~nd~wdualiy, and
Temporary Uses w/SUP they comply w~th the design
standards of Sub-chapter 12
Industr, al Land Use Categor,es L(16) Uses are hm~ted to no more than
None Permitted 1,500 square feet of gross floor area
per lot
Institutional Land Use Categories
Basic Ubht~es
Parks and Open Space
Churches
Seml-pubhc, Halls, Clubs, and Lodges w/SUP
Adult or Chdd Day Care w/SUP
K~ndergarten, Elementary School w/SUP
Nursing Homes w/SUP
Limitations
L(1) Accessory resldenbal umts are
permitted, subject to the following
add~bonal cntena
1 The proposal must conform
w~th the overall maximum lot
coverage and setback
requirements of the
underlying zone
2 The maximum number of accessory
dwelhng umts 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
4 One add~bonal parking space shall
be prowded that conforms to the off-
Page 12
Development Code Distncts - Permitted Uses & L m tat ons
February 2, 2001
NEIGHBORHOOD CENTERS: spaces All spaces shall be m
NCR-'I 2 - conformance w~th the
Neighborhood Center Residential 12 requirements of the Off-Street
Parking secbon of th~s Chapter
Residential Land Uae Categories
S~ngle Family Dwelhngs 3 That only one ground or wall
Accessory Dwelhng Umts s~gn, constructed of a non-plasbc
Attached S~ngle-fam~ly Dwelhngs matenal, non-~ntenor ~llum~nated
Dwelhngs Above Businesses of 4 sq ft maximum s~ze be
L~veNVork Umts allowed Any exterior ~llum~nat~on
Duplexes of s~gnage shall be ~nstalled such
Commumty Homes for the D~sabled that ~t does not d~rectly ~llumlnate
Group Homes w/SUP any res~denbal structures
adjacent or nearby the travelers'
Multi-Fam~ly Dwellings accommodabon
Commercial Land Uae Categorms 4 That the number of
Home Occupation accommodation umts allowed
Bed and Breakfast w/L(10) shall be proportional to the
Retail Sales l& Serwces w/L(14) permitted density of the zone
Professional Services and Offices w/L(13) Each traveler's accommodation
Laundry Fac~htles umt shall be counted as 0 6 units
Commercial Outdoor Recreation w/SUP for the purpose of calculating the
Temporary Uses w/SUP permitted number of traveler's
accommodabons
Industrial Land Use Categories 5 All traveler's accommodations
None Permitted shall be w~thln 200 feet of a
collector or arterial Street
Inst,tuflonal Land Use Categorms des~gnabons shall be as
Basic Utlht~es determined by the City of Denton
Commumty Service Comprehens~re Plan Distances
Parks and Open Space shall be measured wa pubhc
Chumhes street or alley access to the s~te
Sem~-pubhc, Halls, Clubs, and Lodges w/SUP from the artenal
Adult or Child Day Care 6 Excluding the bus~ness-owner's
K~ndergarten, Elementary School umt and the area of the structure
Nursing Homes w/SUP ~t w~ll occupy, there must be at
least 400 sq ft of gross ~ntenor
Limitations floor space remaining per umt
L(10) Travelers' accommodabons, are 7 Traveler's accommodations are
permitted, provided that hm~ted to no more than 15 guest
1 The business-owner or manager umts
shall be reequ~red to reside on the L(13) Uses are hm~ted to no more than
property occupied by the 55,000 square feet of gross floor
accommodation, or adjacent area per lot
property L(14) Uses are hm~ted to no more than
2 That each accommodation unit shall 10,000 square feet of gross floor
have 1 off-street parking space, and area
the owners shall have 2 parking
Page 13
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
NEIGHBORHOOD CENTERS.
NCMU. Neighborhood Center Mixed Use
Residential Land Use Categories Limitations
Attached S~ngle-fam~ly Dwelhngs L(13) Uses ara limited to no more than
Dwelhngs Above Businesses 55,000 squara feet of gross floor
LIveNVork Un~ts area per lot
Community Homes for the D~sabled L(14) Uses ara hm~ted to no more than
Group Homes w/SUP 10,000 squara feet of gross floor
Multi-Family Dwelhngs w/L(30) area
L(21) Bakery and bottling araas not to
Commercial Land Use Categories exceed 2,500 square feet Sales on
Home Occupabon premises of products produced
Hostels raqu~rad in th~s zone
Hotels L(30) Permitted only ~n conjunction w~th
Bed and Breakfast off~ce or retail uses equal to at least
Retail Sales & Services w/L(13) 15% of the floor space of the
Theaters less than 1,000 Seats w/L(14) rasldent~al use
Restaurant or Private Club w/L(13)
Professional Services and Offices w/L(13)
Laundry Fac~ht~es
Commercial Outdoor Recreation w/SUP
Indoor Recreation
Administrative or Research Faclhtles w/L(14)
Broadcasting or Production Studio w/L(14)
Temporary Uses w/SUP
Industrial Land Use Categories
Bakenes w/L(21 )
Bottling Plants w/L(21)
Vetennary Clinics w/L(14)
Institutional Land Use Categories
Basic Utlht~es
Community Service
Parks and Open Space
Churches
Sem~-pubhc, Halls, Clubs, and Lodges
Business /Trade Schools w/L(14)
Adult or Child Day Cara
Kindergarten, Elementary School
M~ddle School
Colleges w/SUP
Medical Centers
Page 14
Development Code D~stncts - Permitted Uses & Lim~tabons
February 2, 2001
DOWNTOWN UNIVERSITY CORE, spaces All spaces shall be ~n
DR-1 - Downtown Residential '1 conformance w~th the
requirements of the Off-Street
Resident,al Land Use Categories Parking section of th~s Chapter
S~ngle Family Dwellings
Accessory DWelhng Umts 3 That only one ground or wall
Attached Single-family Dwelhngs s~gn, constructed of a non-plastic
Dwelhngs Above Businesses matenal, non-lnter~or ~llum~nated
L~veANork Umts of 4 sq ft maximum s~ze be
Duplexes allowed Any extenor ~llum~nabon
Community Homes for the Disabled of slgnage shall be ~nstalled such
Multi-Fam~ly Dwelhngs w/L(5) that ~t does not d~rectly illuminate
any residential structures
Commercial Land Use Categories adjacent or nearby the travelers'
Home Occupation accommodation
Bed and Breakfast w/L(8) 4 That the number of
Retail Sales & Services w/L(15) accommodabon umts allowed
Professional' Services and Offices w/L(14) shall be proportional to the
Laundry Facilibes permitted density of the zone
Admln~strabve or Research Faciht~es w/SUP Each traveler's accommodation
Broadcasting or Production Studio w/SUP unit shall be counted as 0 6 umts
Temporary Uses w/SUP for the purpose of calculating the
permitted number of traveler's
Industrial Land Use Categories accommodations
Veterinary Chnics w/SUP 5 All traveler's accommodabons
shall be w~th~n 200 feet of a
Institutional Land Uae Categories collector or artenal Street
Basic Ubht~es w/SUP designations shall be as
Parks and Otpen Space determined by the City of Denton
Chumhes Comprehensive Plan Distances
Sem~-pubhc, Halls, Clubs, and Lodges shall be measured wa pubhc
Adult or Child Day Care street or alley access to the s~te
K~ndergarteh, Elementary School from the artenal
Medical Centers w/SUP 6 Excluding the business-owner's
umt and the area of the structure
Limitations, ~t w~ll occupy, there must be at
L(5) LIm~ted to four (4) umts and subjectto least 400 sq ft of gross ~ntenor
Sub-chapter 12 floor space remaining per umt
L(8) Travelers' accommodations, are 7 Traveler's accommodations are
permitted, prowded that hmlted to no more than 8 guest
1 The bus~ness-owner or manager umts
shall be required to reside on the L(14) Uses are limited to no more than
property occupied by the 10,000 square feet of gross floor
accommodabon, or adjacent area
property L(15) Uses are hm~ted to no more than
2 That each accommodation umt shall 5,000 square feet of gross floor area
have 1 off-street parking space, and per lot
the owners shall have 2 parking
Page 15
Development Code Dlstncts- Permitted Uses & L~m~tat~ons
February 2, 2001
DOWNTOWN UNIVERSITY CORE
DR-2 - Downtown Residential 2
the rreqmrements of the Off-Street
Residential Land Use Categories Parking section of th~s Chapter
S~ngle Family Dwelhngs
Accessory Dwelling Umts 3 That only one ground or wall sign,
Attached S~ngle-fam~ly Dwellings constructed of a non-plastic
Dwellings Above Businesses material, non-interior illum~nated of 4
L~ve/Work Un,ts sq ft maximum s~ze be allowed
Duplexes Any extenor ~llummat~on of signage
Commumty Homes for the D~sabled shall be ~nstalled such that ~t does
Mulb-Fam~ly Dwelhngs not d~rectly ~llum~nate any residential
structures adjacent or nearby the
Commercial Land Use Categor, es travelers' accommodation
Home Occupation 4 That the number of accommodation
Bed and Breakfast w/L(9) units allowed shall be proportional to
Retail Sales & Services w/L(14) the permitted density of the zone
Professional Servmes and Offices w/L(14) Each traveler's accommodation unit
Laundry Fac~llbes shall be counted as 0 6 units for the
Admlmstrabve or Research Fac~htles w/SUP purpose of calculating the permitted
Broadcasting or Production Studio w/SUP number of traveler's
Temporary Uses w/SUP accommodabons
5 All traveler's accommodations shall
Industrial Land Use Categories be within 200 feet of a collector or
Botthng Plants w/L(21) arterial Street designations shall be
Veterinary Cllmcs w/SUP as determined by the City of Denton
Comprehensive Plan Distances
Institutional Land Use Categories shall be measured wa public street
Basic Ut~hbes w/SUP or alley access to the site from the
Parks and Open Space arterial
Churches 6 Excluding the business-owner's umt
Seml-pubhc, Halls, Clubs, and Lodges and the area of the structure ~t w~ll
Adult or Child Day Care occupy, there must be at least 400
K~ndergarten, Elementary School sq ft of gross interior floor space
M~ddle School remaining per umt
Medical Centers w/SUP 7 Traveler's accommodabons are
hm~ted to no more than 15 guest
Limitations un~ts
L(9) Travelers' accommodations, are L(14) Uses are hmlted to no more than
permitted, prowded that 10,000 square feet of gross floor
1 The bus~ness-owner or manager shall area
be reequ~red to reside on the property L(15) Uses are hmlted to no more than
occupied by the accommodation, or 5,000 square feet of gross floor area
adJacent property per lot
2 That each accommodabon unit shall L(21) Bakery and botthng areas not to
have 1 off-street parking space, and the exceed 2,500 square feet Sales on
owners shall have 2 parking spaces premises of products produced
All spaces shall be ~n conformance w~th rrequ~red in th~s zone
Page 16
Development Code D~stncts - Permitted Uses & L~m~tatlons
February 2, 2001
DOWNTOWN UNIVERSITY CORE
DC-N - Downtown Commercial
Neighborhood
Res,dent,al Land Use Categor,es LIm,tat,ons
Attached S~ngle-fam~ly Dwelhngs L(6) Permitted only on 2nd story and
Dwellings Above Businesses above, when an office, retail, or
L~veANork Units other permitted commercial use ~s ~n
Duplexes the ground floor
Community Homes for the Disabled L(11) L~mlted to sit down only, no take-out
Group Homes w/SUP service and no drive up service
Mulb-Fam~ly Dwelhngs w/L(6) permitted Limited to no moro than
100 seats and no more than 4,000
Commercial Land Use Categories squaro feet of restaurant aroa
Home Occupation L(13) Uses are hm~ted to no moro than
Bed and Broakfast 55,000 square feet of gross floor
Retail Sales & Serwces w/L(13) aroa per lot
Theaters less than 1,000 Seats L(14) Uses are limited to no moro than
Restaurant or Pnvate Club w/L(11) 10,000 square feet of gross floor
Professional Services and Offices aroa
Laundry Faclht~es L(21) Bakery and botthng aroas not to
Commercial Parking Lots w/L(28) exceed 2,500 squaro feet Sales on
Administrative or Research Fac~htles w/L(14) promises of products produced
Broadcasting or Production Studio roqulrod ~n this zone
Temporary Uses w/SUP L(26) Uses aro limited to no more than
2,500 square feet of gross floor aroa
Industrial Land Use Categories per lot
Bakenes w/L(21) L(28) Use allowed as part of consohdated
Bottling Plants w/L(21) parking plan
Veterinary Chmcs w/L(26)
Institutional Land Use Categories
Basra Ut~ht~es w/SUP
Community Service
Parks and Open Space
Churches
Semi-public, Halls, Clubs, and Lodges
Business / Trade Schools w/L(26)
Adult or Child Day Care
Kindergarten, Elementary School
Middle School
Colleges w/SUP
Hospitals
Nursing Homes w/L(13)
Medical Centers
Mortuaries
Page 17
Development Code D~stncts - Permitted Uses & L~m~tahons
February 2, 2001
DOWNTOWN UNIVERSITY CORE
DC-G - Downtown Commercial General
Residential Land Use Categories Nursing Homes
Attached S~ngle-famlly Dwellings Medical Centers
Dwellings Above Businesses Mortuaries
L~veNVork Umts
Duplexes Limitations
Commumty Homes for the D~sabled L(6) Permitted only on 2nd story and
Group Homes w/SUP above, when an office, retail, or
Mulb-Fam~ly Dwelhngs w/L(6) other permitted commemlal use ~s In
the ground floor
Commercial Land Use Categories L(20) Permitted, but outdoor storage of
Home Occupabon autos prohib~ted
Hostels
Hotels L(28) Use allowed as part of consolidated
Bed and Breakfast parking plan
Retail Sales & Services
Theaters less than 1,000 Seats
Restaurant or Pnvate Club
Professional Services and Offices
Quick Vehicle Servic~ng
Vehicle Repair
Auto & RV Sales w/L(20)
Laundry Fac~llbes
Indoor Recreabon
Major Event Entertainment w/SUP
Commercial Parking Lots w/L(28)
Administrative or Research Facilities
Broadcasting or Producbon Studio
Temporary Uses w/SUP
Industrial Land Use Categories
Pr~nbng / Pubhsh~ng
Bakenes
Bottling Plants
Vetennary Climcs
Institutional Land Use Categories
Basic Ut~l~bes w/SUP
Commumty Service
Parks and Open Space
Churches
Sem,-public, Halls, Clubs, and Lodges
Business / Trade Schools
Adult or Child Day Care
Colleges
Hospitals
Page 18
Development Code D~stricts - Permitted Uses & Limitabons
February 2, 2001
COMMUNITy MIXED USE CENTER
CM-G - Commumty M,xed Use General
Residential Land Use Categories L~m~tatmns
L~veNVork Umts L(6) Permitted only on 2nd story and
Commumty Homes for the D~sabled above, when an office, retail, or
Multi-Family Dwelhngs w/L(6) other permitted commercial use ~s ~n
the ground floor
Commerc~al~ Land Use Categorms
Hostels
Hotels
Motels
Bed and Breakfast
Retail Sales & Services
Theaters less than 1,000 Seats
Restaurant or Private Club
Drive-through Fac~hty
Professional Services and Offices
Qu~ck Vehicle Servicing
Vehicle Repair
Auto & RV Sales
Laundry Fac~hbes
Commercial Outdoor Recreation
Indoor Recreation
Major Event Entertainment w/SUP
Commem~al Parking Lots
Administrative or Research Fac~ht~es
Broadcasbng or Production Studio
Temporary Uses w/SUP
Industr, al Land Use Categorms
Pnnbng / Pubhsh~ng
Bakeries
Botthng Plants
Vetennary Chmcs
Institutmnal Land Use Categorms
Basic Ut~ht~es w/SUP
Community Service
Parks and Open Space
Churches
Sem~-pubhc, Halls, Clubs, and Lodges
Bus~ness / Trade Schools
Adult or Child Day Care
Colleges
Medical Centers
Mortuaries
Page 19
Development Code D~stncts - Permitted Uses & L~m~tabons
February 2, 2001
COMMUNITY MIXED USE CENTER
CM.E - Community Mixed Use Employment
Residential Land Use Categories Limitations
Commumty Homes for the D~sabled L(6) Permitted only on 2nd story and
Multi-Family Dwelhngs w/L(6) above, when an office, retail, or
other permitted commercial use ~s ~n
Commercial Land Use Categories the ground floor
Hotels L(14) Uses are I~mlted to no more than
Motels 10,000 square feet of gross floor
Retail Sales & Services w/L(14) area
Restaurant or Private Club w/L(14) L(25) If proposed use ~s w~thln 200 feet of
Dnve-through Facility a res~denbal zone, approval ~s
Professional Services and Offices subject to a Special Use Permit
Qu~ck Vehicle Servicing
Vehicle Repair
Auto & RV Sales
Laundry Fac~l~bes
Indoor Recreabon
Commercial Parking Lots
Adm~nlstrebve or Research Fac~l~bes
Broadcasbng or Production Studio
Temporary Uses w/SUP
Industrial Land Use Categories
Prlnbng / Publishing w/L(25)
Bakenes w/L(25)
Bottling Plants
Manufacture of Non-odonferous Foods
w/L(25)
Veterinary Chmcs
Institutional Land Use Categories
Basic Ut~l]bes w/SUP
Commumty Service
Parks and Open Space
Churches
Semi-public, Halls, Clubs, and Lodges
Bus~ness / Trade Schools
Colleges
Medical Centers
Mortuanes
Page 20
Development Code D~stncts - Permitted Uses & L~m~tabons
February 2, 2001
REGIONAL MIXED USE CENTERS owners shall have 2 parking spaces
RCR-'I - Reglonal Center Residential 1 All spaces shall be ~n conformance
w~th the reequ~rements of the Off-
Residential Land Use Categories Street Parking secbon of th~s
Attached S~ngle-fam~ly Dwelhngs Chapter
Dwelhngs Above Businesses 3 That only one ground orwall s~gn,
LiveNVork Umts constructed of a non-plasbc
Community Homes for the D~sabled matenal, non-~ntenor ~llum~nated of 4
Group Homes w/SUP sq ft maximum s~ze be allowed
Multi-Family Dwelhngs Any exterior ~llum~nabon of s~gnage
shall be installed such that ~t does
Commercial, Land Use Categories not directly illuminate any res~denbal
Home Occupation structures adjacent or nearby the
Bed and Breakfast w/L(8) travelers' accommodation
Retail Sales & Services w/L('13) 4 That the number of accommodation
Restaurant or Private Club w/L(11) units allowed shall be proportional to
Professional iServlces and Offices w/SUP the permitted density of the zone
Laundry Facihbes Each traveler's accommodabon unit
Commercial Outdoor Recreation w/SUP shall be counted as 0 6 units for the
Adm~n~strabve or Reseamh Fac~htles w/SUP purpose of calculating the permitted
Broadcasbng or Producbon Studio w/SUP number of traveler's
Temporary Uses w/SUP accommodations
5 All traveler's accommodations shall
Industrial Land Use Categories be w~th~n 200 feet of a collector or
Veterinary Chn~cs w/SUP artenal Street designations shall be
, as determined by the City of Denton
Inst~tutional Land Use Categories Comprehensive Plan D~stances
Basic Utilities w/SUP shall be measured via public street
Community Service or alley access to the s~te from the
Parks and Open Space arterial
Churches 6 Excluding the business-owner's umt
Seml-pubhc, Halls, Clubs, and Lodges and the area of the structure ~t will
Adult or Child Day Care occupy, there must be at least 400
K~ndergarten, Elementary School sq ft of gross interior floor space
Middle School remalmng per unit
High School w/SUP 7 Traveler's accommodations are
Nursing Homes hmlted to no more than 8 guest
Medmal Centers w/SUP units
L(11 ) Lim~ted to s~t down only, no take-out
Limitations serwce and no drive up service
L(8) Travelers' accommodabons, are permitted L~mlted to no more than
permitted, provided that '100 seats and no more than 4,000
1 The bus~ness-owner or manager shall square feet of restaurant area
be required to reside on the property L(13) Uses are hm~ted to no more than
occupied by the accommodation, or 55,000 square feet of gross floor
adJaCent property area per lot
2 That,each accommodation unit shall
have 1 off-street parking space, and the
Page 21
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
REGIONAL, MIXED USE CENTERS 2 That each accommodabon umt shall
RCR.2 - Regional Center Residential 2 have 1 off-street parking space, and
the owners shall have 2 parking
Residential Land Use Categories spaces All spaces shall be ~n
Attached S~ngle-famdy Dwellings conformance w~th the reequ~rements
Dwelhngs Above Businesses of the Off-Street Parking section of
L~veANork Un~ts this Chapter
Community Homes for the Disabled 3 That only one ground or wall s~gn,
Group Homes w/SUP constructed of a non-plastic
Multi-Family Dwelhngs matenal, non-~ntenor dlum~nated of 4
sq ft maximum s~ze be allowed
Commercial Land Use Categories Any exterior dlum~nabon of slgnage
Home Occupabon shall be ~nstalled such that it does
Hostels not d~rectly Illuminate any residential
Bed and Breakfast w/L(9) structures adjacent or nearby the
Retail Sales & Services w/L(13) travelers' accommodabon
Restaurant or Private Club w/L(11) 4 That the number of accommodation
Professional Services and Offices w/SUP umts allowed shall be proportional to
Laundry Fac~ht~es the permitted density of the zone
Commem~al Outdoor Recreation w/SUP Each traveler's accommodabon unit
Administrative or Research Facd~t~es w/SUP shall be counted as 0 6 units for the
Broadcasting or Production Studio w/SUP purpose of calculating the permitted
Temporary Uses w/SUP number of traveler's
accommodabons
Industrial Land Use Categories 5 All traveler's accommodabons shall
Vetennary Chmcs w/SUP be within 200 feet of a collector or
arterial Street designations shall be
Institutional Land Use Categories as determined by the C~ty of Denton
Basic Utdlbes w/SUP Comprehensive Plan Distances
Community Service shall be measured via public street
Parks and Open Space or alley access to the s~te from the
Churches arterial
Sem,-public, Halls, Clubs, and Lodges 6 Excluding the bus~ness-owner's unit
Adult or Child Day Care and the area of the structure ~t will
Kindergarten, Elementary School occupy, there must be at least 400
M~ddle School sq ff of gross interior floor space
H~gh School w/SUP rema~mng per umt
Nursing Homes 7 Traveler's accommodations are
Medical Centers w/SUP hmlted to no more than 15 guest
umts
Limitations L(11) L~mlted to s~t down only, no take-out
L(9) Travelers' accommodabons, are service and no drive up servme
permitted, provided that permitted L~m~ted to no more than
1 The bus~ness-owner or manager shall 100 seats and no more than 4,000
be reequ~red to reside on the property square feet of restaurant area
occupied by the accommodation, or L(13) Uses are limited to no more than
adjacent property 55,000 square feet of gross floor area per
lot
Page 22
Development Code D~stncts - Permitted Uses & L~m~taflons
February 2, 2001
REGIONAL MIXED USE CENTERS'
RCC-N - Regional Center Commercial
Neighborhood
Residential Land Use Categories Hospitals
Attached S~ngle-fam~ly Dwelhngs Nursing Homes
Dwelhngs Above Businesses Medical Centers
Live/Work Umts Mortuaries
Community Homes for the Disabled
Group Homes w/SUP Limitations
Multi-Family Dwelhngs w/L(6) L(6) Permitted only on 2nd story and
above, when an office, retail, or
Commercial Land Use Categories other permitted commercial use ~s ~n
Home Occupation the ground floor
Hostels L(9) Travelers' accommodabons, are
Hotels permitted, provided that
Motels 1 The bus~ness-owner or manager
Bed and Breakfast w/L(9) shall be required to reside on the
Retail Sales,& Servmes w/L(13) property occupied by the
Theaters less than 1,000 Seats accommodation, or adjacent
Restaurant or Pnvate Club property
Professional Services and Offices w/L(14) 2 That each accommodation umt shall
Qu~ck Vehicle Serwc~ng have 1 off-street parking space, and
Laundry Facihbes the owners shall have 2 parking
Indoor Recreabon spaces All spaces shall be m
Major Event Entertainment w/SUP conformance w~th the requirements
Commercial Parking Lots of the Off-Street Parking secbon of
Admm~strabve or Research Fac~ht~es w/L(14) this Chapter
Broadcasbng or Producbon Studio 3 That only one ground or wall s~gn,
Temporary Uses w! SUP constructed of a non-plasbc
material, non-~nter~or ~llummated of 4
Industrial Land Use Categorms sq ft maximum s~ze be allowed
Bakenes w/L(21) Any exterior ~llummabon of s~gnage
Botthng Plants w/L(21) shall be ~nstalled such that ~t does
Veterinary Chmcs w/L(14) not d~rectly illuminate any residential
structures adjacent or nearby the
Institutional Land Use Categorms travelers' accommodation
Basic Ut~ht~es w/SUP 4 That the number of accommodation
Commumty Service umts allowed shall be proportional to
Parks and Open Space the permitted density of the zone
Churches Each traveler's accommodation umt
Sem~-pubhc, Halls, Clubs, and Lodges shall be counted as 0 6 umts for the
Bus~ness / Trade Schools w/L(14) purpose of calculating the permitted
Adult or Child Day Care number of traveler's
Kindergarten, Elementary School accommodations
M~ddle School 5 All traveler's accommodations shall
High School be w~th~n 200 feet of a collector or
Colleges arterial Street designations shall be
Page 23
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
as determined by the C~ty of Denton
Comprehensive Plan D~stancesshall
be measured v~a pubhc street or alley
access to the s~te from the artenal
6 Excluding the bus~ness-owner's umt
and the area of the structure ~t w~ll
occupy, there must be at least 400 sq
ft of gross ~ntenor floor space
remaining per umt
7 Traveler's accommodations are hm~ted
to no more than 15 guest umts
L(13) Uses are hm~ted to no more than
55,000 square feet of gross floor area
per lot
L(14) Uses are hm~ted to no more than
10,000 square feet of gross floor area
L(21) Bakery and botthng areas not to
exceed 2,500 square feet Sales on
premises of products produced required
~n this zone
Page 24
Development Code D~stncts - Permitted Uses & L~m~tat~ons
February 2, 2001
REGIONAL MIXED USE CENTERS.
RCC.D - Regional Center Commercial
Downtown
Residential Land Use Categories H~gh School
Attached S~ngle-fam~ly Dwelhngs Colleges
Dwelhngs Above Businesses Hospitals
L~veNVork Umts Nursing Homes
Commumty Homes for the D~sabled Medical Centers
Group Homes w/SUP Mortuanes
Multi-Family Dwellings w/L(6)
Limitations
CommerciallLand Use Categories L(6) Permitted only on 2nd story and
Home Occupabon above, when an office, retail, or
Hostels other permitted commercial use is m
Hotels the ground floor
Bed and Breakfast L(14)Uses are hm~ted to no more than
Retail Sales & Services 10,000 square feet of gross floor
Theaters less than 1,000 Seats area
Restaurant or Private Club L(23)L~ght manufacturing of products sold
Drive-through Fac~hty w/L(29) on s~te permitted, area of
Professional Services and Offices manufacture not to exceed 5,000
Qu~ck Vehicle Servming w/L(29) square feet
Vehicle Repair L(29)Permitted within 1,320 feet of a
Auto and RV Sales w/L(29) freeway interchange as measured
Laundry Fac~hbes from the centerhne of the freeway
Indoor Recreation
Major Event Entertainment w/SUP
Commercial Parking Lots
Administrative or Research Fac~htles
Broadcasting or Production Studio
Temporary Uses w/SUP
Industrial Land Use Categories
Bakenes
Bottling Plants
Light Manufacturing w/L(23)
Veterinary Chmcs w/L(14)
Institutlonal~ Land Use Categories
Basic Ut~hbes w/SUP
Commumty Service
Parks and Open Space
Churches
Sem~-pubhc, Halls, Clubs, and Lodges
Business / Trade Schools
Adult or Child Day Care
M~ddle School
Page 25
Development Code Districts - Permitted Uses & L~m~tat~ons
February 2, 2001
EMPLOYMENT CENTERS
EC-C - Employment Center Commercial
Residential Land Use Categories Colleges
None Permitted Hospitals
Nursing Homes
Commercial Land Use Categories Medical Centers
Hostels Mortuaries
Hotels
Motels Limitations
Retail Sales & Services L(32) Not allowed to locate adjacent to an
Theaters less than 1,000 Seats arterial, w~th~n 1,000 feet of another
Restaurant or Pnvate Club Sexually Onented Business, w~th~n 1,000
Drive-through Faclhty feet of a daycare or school, and, 1,000 feet
Professional Servmes and Offmes of any residential use
Quick Vehicle Servicing
Vehicle Repair
Auto and RV Sales
Laundry Faclht~es
Commercial Outdoor Recreabon
Indoor Recreation
Major Event Entertainment w/SUP
Comrnero~al Parking Lots
Administrative or Research Faclht~es
Broadcasting or Production Studio
Sexually Oriented Business w/SUP & L(32)
Temporary Uses w/SUP
Industrial Land Use Categories
Pnntlng/Pubhsh~ng
Bakeries
Bottling Plants
Manufacture of Non-odoriferous Foods
Light Manufactunng
Wholesale Sales
Wholesale Nurseries
Self-Service Storage
Kennels
Vetennary Chn~cs
Institutional Land Use Categories
Basic Utlht~es
Community Service
Parks and Open Space
Churches
Seml-pubhc, Halls, Clubs, and Lodges
Bus~ness / Trade Schools
Adult or Child Day Care
Page 26
Development Code D~stncts - Permitted Uses & L~m~tabons
February 2, 2001
EMPLOYMENT CENTERS
EC-I - Employment Center Industrial
Residential Land Use Categories Bus~ness / Trade Schools
None Permitted Adult or Child Day Care
Colleges
Commercial Land Use Categories Mortuaries
Hostels
Hotels L,mltaflons
Bed and Breakfast w/L(14) L(14) Uses are hmlted to no more than
Theaters less than 1,000 Seats w/L(14) 10,000 square feet of gross floor
Restaurant or Pnvate Club area
Dnve-through Fac~hty L(32) Not allowed to locate adjacent to an
Professional Services and Offices arterial, w~th~n 1,000 feet of another
Qu~ck Vehicle Servicing Sexually Oriented Bus~ness, w~th~n
Vehicle Repair 1,000 feet of a daycare or school,
Auto and RV, Sales and, 1,000 feet of any residential
Laundry Fac~ht~es use
Indoor Recreation
Major Event Entertainment w/SUP
Commercial Parking Lots
Adm~mstrabve or Research Fac~hbes
Broadcasting or Production Studio
Sexually Oriented Bus~ness w/SUP & L(32)
Temporary Uses w/SUP
Industrial Land Use Categories
Pnnt~ng/Publish~ng
Bakenes
Botthng Plants
Manufacture of Non-odoriferous Foods
Light Manufactunng
Wholesale Sales
Wholesale Nursenes
D~stnbubon Center
Outdoor Storage
Wholesale Storage and D~stnbut~on
Self-Serv~ce Storage
Construcbon Materials Sales
Kennels
Veterinary Clinics
Institutional Land Use Categories
Basic Utilities
Community Service
Parks and Open Space
Churches
Sem~-pubhc, Halls, Clubs, and Lodges
Page 27
Development Code D~stncts - Permitted Uses & L~m~tabons
February 2, 2001
INDUSTRIAL CENTERS
IC-E - Industrial Centers Employment
Residential Land Use Categories Colleges
None Permitted Medical Centers
Mortuanes
Commercial Land Use Categories
Hotels Limitations
Motels L(14) Uses are hmlted to no more than
Restaurant or Private Club w/L(14) 10,000 square feet of gross floor
Professional Services and Offices area
Quick Vehicle Servicing L(25) If proposed use ~s w~th~n 200 feet of
Vehicle Repair a residential zone, approval is
Auto and RV Sales subject to a Special Use Permit
Laundry Faclhbes L(32) Not allowed to locate adjacent to an
Indoor Recreation artenal, w~thm 1,000 feet of another
Major Event Entertainment w/SUP Sexually Onented Bus~ness, w,th~n
Commercial Parking Lots 1,000 feet of a daycare or school,
Adm~mstrabve or Research Fac~l~bes and, 1,000 feet of any res~denbal
Broadcasbng or Production Studio use
Sexually Oriented Bus~ness w/SUP & L(32)
Temporary Uses w/SUP
Industrial Land Use Categories
Pnntmg/Pubhsh~ng w/L(25)
Bakenes w/L(25)
Botthng Plants
Manufacture of Non-odoriferous Foods
w/L(25)
L~ght Manufactu nng
Wholesale Sales
Wholesale Nursenes
D~stnbut~on Center w/SUP
Outdoor Storage w/SUP
Wholesale Storage and D~stnbutlon
Self-Serv~ce Storage
Construcbon Matenals Sales
Kennels
Veterinary Chmcs
Institutional Land Use Categories
Basic Utlllbes
Community Servme
Parks and Open Space
Chumhes
Sem,-public, Halls, Clubs, and Lodges
Business / Trade Schools
Adult or Child Day Care
Page 28
Development Code D~stncts - Permitted Uses & L~m~tabons
February 2, 2001
INDUSTRIAL CENTERS.
IC-G - Industrial Centers General
Residential~Land Use Categories L,mitations
None Permitted L(14) Uses are hm~ted to no more than
10,000 square feet of gross floor
Commercial Land Use Categories area
Restaurant or Private Clubw/L(14) L(25) If proposed use is w~th~n 200 feet of
Profess;onal Serv;ces and Offices a res~denbal zone, approval ~s
Qu~ck Vehicle Servicing subject to a Special Use Permmt
Vehicle Repair L(32) Not allowed to locate adjacent to an
Auto and RV Sales artenal, w~th~n 1,000 feet of another
Laundry Fac~htles Sexually Oriented Business, w~th~n
Commercial iPark~ng Lots 1,000 feet of a daycare or school,
Adm~n;strat~ve or Research Fac~hbes and, 1,000 feet of any residential
Broadcasbng or Production Studio use
Sexually Onented Business w/SUP & L(32)
Temporary Uses w/SUP
Industrial Land Use Categories
Prlnflng/Pubhsh~ng w/L(25)
Bakeries
Bottling Plants
Manufacture of Non-odoriferous Foods
Food Processing
L~ght Manufactunng
Heavy Manufacturing w/SUP
Wholesale Sales
Wholesale Nursenes
Distribution Center
Outdoor Storage
Wholesale Storage and D~stnbut~on
Self-Serv;ce ~Stomge
Construcbon Materials Sales
Junk Yards and Auto Wrecking w/SUP
Kennels
Vetennary Chmcs
Samtary Landfills, Commercial Incinerators, &
Transfer Stabons w/SUP
Inst~tutional Land Use Categories
Basic Ut~ht~es
Community Service
Parks and Open Space
Chumhes
Sem~-pubhc, Halls, Clubs, and Lodges
Bus~ness / Trade Schools
Page 29
Proposed Zoning Classifications of Existing Planned Developments
I 10/18/1988 10/18/88 13.023 GR y CM-G
I 10/18/1988 10/18/88 10 137 GR N CM-G
1 12/17/1996 12/17/96 0 453 GR N CM-G Yes
2 02/24/1970 02/24/70 C y NR-3 NO
2 02/24/1970 02/24/70 32 459 MF-1 y NRMU-12
2 02/24/1970 02/24/70 0 606 ~C y NRMU
2 0 415 SF-7 y NR-3
5 01/14/1969 01/14/69 C N CM-G
5 06/01/1976 0 634 C y CM-G
5 06/01/1976 0 268 C y CM-G
5 07/16/91 2 025 C ~ y CM-G
6 01/01/1996 01/02/96 1 794 SF-10 Y NR-3
6 01/07/1992 07/07/92 13 147 C ~ y RCC-D
6 01/19/1999 01/19/99 3 229 C y RCC-D
6 01/27J1990 01/2219(~ I 748 C y RCC-D
6 07/02/1993 07/20/93 69 166 C y RCC-D
6 9/1995 08/19/95 15 251 SF-7 y NR-4
6 09/23/1969 09/23/69 0 189 C N RCC-D
6 09/23/1969 09/23/69 1 378 C y RCC-D
6 09123/1969 09/23/69 0 878 OPEN N NR-3 neutral
6 10/16/1984 10/16/84 20 872 MF-1 y NRMU
6 10/16/1984 10/16/84 32 203 SF-7 y NR-4
6 10/16/1984 10/16/84 19 462 SF-10 Y NR-3
6 10/16/1984 10/16/84 2 546 C y RCC-D
7 10/09/1969 15 521 SF-7 N NR-3
8 07/21/91 26 541 MF-1 y NRMU-12
8 07/21/1991 07/21/91 2 440 GR N NRMU
9 02/15/2000 02/15/00 10 060 SCHOOL N NR-3 neutral
9 02/17/1998 3 710 SF-7 N NR-3
1
2/1/01
12 - 03/23/1999 03/23/99 5 451 C Y RCC-D
12 05/05/1987 31 989 C N RCC-D
12 05/05/1987 31 031 MF-1 N RCR-1
12 05/05/1987 13 391 MF-1 N RCR-1
NO-th~s d~s;.i~ct does not allow s~ngle-
12 05/05/1987 12 809 SF-7 N RCR-1 family
12 05/05/1987 7 004 C N RCC-D
NO-th~s d~stnct does not allow s~ngle-
12 05/05/1987 4 723 SF-7 N RCR-1 Iam~ly
12 05/05/1987 0 710 MF-1 N RCR-1 ,es
14 02/06/1973 0 629 C y NRMU ~es
16 01/22/1991 9 907 C N NRMU res
16 01/22/1991 15 386 SCHOOL Y NR-3 res
16 01/22/1991 3 248 INSTITUTION Y NRMU res
Change to IC-G to comply w/current
18 04/11/1995 04/11/95 25 04(~ HI Y IC-E use - reqmres SUP
NO - the new d~stnct allows very I~m~ted
20 09/03/1974 14 881 LI N RCC-D industrial
NO - the new d~stnct a/lows very hm~ted
20 11/03/1998 16 029 LI N RCC-D ~ndusthal
NO - the new d~stnct allows very hm~ted
20 t 1/03/1998 3 563 LI N RCC-D Industnal
20 11/03/1998 8 922 GR N RCC-N 'es
NO - the new d~stnct allows very I~m~ted
20 11/03/1998 7 316 LI N RCC-D ~ndustnal
20 11/03/1998 3 056 O N RCC-N yes
20 11/03/1998 4 256 GR N RCC-N ,es
20 11/03/1998 30 572 MF-1 N RCR-1 yes
20 11/03/1998 33 353 PARK N neutral
20 11/03/1998 29 015 SF-10 N NR-3 ,es
21 09/03/1996 09~03/96 27 331 MF-1 y NRMU-12 res
NCMU-12 ~s more appropriate for this
22 10/04/1988 10/04/88 173 618 MF-1 Y NCR-6 retirement community
23 02/17/1981 02/17/81 0 615 GR Y DC-G res
2_j;~9/01 10/25/1977 10/25/77 3 284 MF-1 Y DR-2 res 2
24 09/14/1979 I SF-7 Y NR-3
24 09114/1979 1 357 OPEN y NRMU-12
24 - - OPEN Y !'-IRMU-12
24 09/14/1979 5 265 MF-1 y NRMU-12
24 09/14/1979 1 795 SF-7 Y NR-3
25 04/07/1981 2 284 MF-1 y NR-4
25 04107/1981 6 053 MF-1 Y NR-4
25 04/07/1981 7 115 SF-7 y NR-4
25 04/07/1981 2 786 SF-7 y NR-4
25 07/21/1981 07/21/81 3 256 MF-1 y NR-4
NO - anomahe, a smgle-fam~ly home,
26 08/18/1992 01/21/80 2 842 LI y NR-3 use comphes w/Plan but
27 12/09/1986 12/09/86 21 481 MF-1 N NCR-12
28 11/01/1988 11/01/88 8 960 C y RCC-D
28 11/01/1988 11/01/88 14 246 C y RCC-N
28 11/01/1988 11101/88 1 432 C N RCC-D
29 01/20/1981 01/20/81 1 721 C y DC-G
30 )5/05/1981 05/05/81 1 934 MF-1 y NRMU-12
31 07/07/1981 07/07/81 3 832 C Y NCMU
NR-4 would be a direct
32 08/11/1981 08/11/81 0 773 SF-7 y NR-3
33 08/11/1981 08/11/81 0 293 C y DR-1
NR-4 would be a d~rect
34 04/01/1997 04/01/97 16 031 SF-7 Y NR-3
NR-4 would be a direct
34 11/16/1982 06/22/84 13 026 SF-7 Y NR-3
yes-but, NR-4 would be a direct
35 07/15/1997 61 794 SF-7 Y NR-3 exchange
yes-but, NR-4 would be a d~rect
35 07/15/1997 8 403 SF-7 Y NR-3 exchange
36 09/15/81 1 188 O y NRMU yes
03/09/1982 03/09/82 0 443i O y NRMU 'es 3
Proposed Zoning Classifications of Existing Planned Developments
39 01112/1982 6 682 MF-1 N NCR-12 , hm~ted to 12 DUA
39 01/12/1982 3 288 GR N NCR-12
39 01/12/1982 25 517 SF-7 N NCR-12
39 01/12/1982 24 036 SF-7 N NCR-12
39 03/09/1982 03/02/99 15 310 SF-7 N NCR-12
41 03/03/1998 03~03~98 11 452 MF-1 y CM-G
41 07/07/1992 9 161 MF-1 N CM-G
41 07/07/1992 17 774 OPEN N CM-G neutral
NO-th~s d~stnct does not allow s~ngle-
41 07/07/1992 17 432 ZERO LL N CM-G family
41 07/07/1992 8 947 MF-1 N CM-G
NO-th~s d~stnct does not allow s~ngle-
41 07/07/1992 12 351 SF-7 N CM-G
41 07/07/1992 6 145 MF-1 N CM-G
NO-th~s d~stnct does not allow s~ngle-
41 07/07/1992 6 158 SF-7 N CM-G family
41 07/07/1992 9 556 OPEN N CM-G
41 07/07/1992 5 448 GR N CM-G
41 10/05/1999 10/05/99 1 021 C y CM-G
42 02/03/1998 02/03/98 4 756 LI N EC-I
42 03/19/1985 05/07/96 79 713 LI N EC-I
43 07/18/1983 11/16/82 0 596 C y DC-G
44 12/07/1982 12/07/82 0 594 MF-1 Y DR-2
yes-but, NR-4 would be a d~rect
45 12/07/1982 10/07/82 8 719 SF-7 Y NR-3 exchange
46 03/01/1983 0 456 C y NRMU yes
NO-duplex ~s not allowed ~n th~s
47_ 03/01/1983 03/01/83 0 902 2F y CM-G ~ecomes non-conforming
48 ~-~- .03/01/1983 ~- ~ 03/01183 0 276 MF-1 ~, ~, y DCR-2 yes
49 04/19/1983 04/19183 13 363 MF-1 y RCR-2 yes
4
2/1/01
50 01/17/1984 01/17/84 8 983 MF-1 y DR-2
52 05/10/1983 05/10/83 0 256 SF-7 y DR-1
53 06/21/83 I 993 MF-1 y NR-4
single mobile home r~..~J~.s on
55 06/21/83 53 964 MOBILE HOME Y EC-C lot, becomes
56 06/21/1983 07/29/83 1 022 GR N NCR-12
qO-a single mobile home resides on
56 06/21/1983 07/29/83 10 510 MOBILE HOME N NCR-12 th,s lot, becomes non-conforming
56 06/21/1983 07/29/83 I 306 C N NCR-12
58 07/19/1983 07/19/83 0 238 O y DR-1 NO - change to DR-2 to conform
59 08/02/1983 08/02/83 24 330 PARK Y NR-2
60 08/21/1986 08/19/86 12 134 ZERO LL Y NR-4
62 09/23/1983 O y NCMU
NR-4 would be a
63 04/15/1997 10104/83 0 269 SF-7 y NR-3
63 10/04/1983 10/04/83 OPEN N NRMU-12 neutral
63 10/0411983 5 MF-1 y NRMU-12
63 10/04/1983 10/04/83 20 827 SF-7 y NR-3
63 10/04/83 5 623 2F y NR-4
NR-4 would be a d~rect
64 10/18/1983 10/18/83 18 839 SF-7 y NR-3
65 01/02/1996 01/02/96 O y NRMU
65 01/02/1996 01/02/96 0 592 O Y NRMU
65 09/15/1992 9 133 SF-7 y NR-4
65 09/15/1992 0 725 ROW Y NR-4 ~eutral
65 09/15/1992 3 722 SF-7 Y N R-4
65 15/1992 0 416 SF-7 y NR-4
85 09/15/1992 0 222 SF-7 y NR-4
65 15/1992 0 716 SF-7 y NR-4
65 09/15/1992 I 205 SF-7 y NR-4
NR-4 would be a d~rect
.~ 66 01/03/1984 01/03/84 11 917 SF-7 Y NR-3
67 02/07/1984 02/07/84 0 109 GR y DC-G
70 16 794 C N RCC-D
22~01 04/01/88 0 690 2F N DR-1 5
72 01/21/1992 01/21/92 4 812 C y NRMU
NR-4 would be a d~rect
72 02/21/1995 61 751 SF-7 y NR-3
72 02/21/1995 07/16/91 7 804 OPEN N NR-3 neutral
would be a d~rect
72 02/21/1995 07/16/91 SF-7 Y NR-3
72 02/21/1995 07/16/91 16 033 MF-1 y NRMU-12
72 02/21/1995 07/16/91 1 808 ROW Y NR-3 neutral
72 02/21/1995 07/16/91! 0 881 ROW Y NR-3 neutral
NR-4 would be a G~ect
72 06/01/1993 07/16/91 15 SF-7 y NR-3
72 06/01/1993 07/16/91 3 780 2F y NR-4
72 07/16/91 2 449 2F --J y NR-4
73 04/17/1984 22 811 MF-1 N NCR-12
NO - LI ~s not allowed w~th[n
73 04/17/1984 11 196 LI N NCR-12 hborhood Centers
74 05/22/1984 05/22/84 5 038 PARK N NR-2 Neutral
75 05/22/84 0 452 2F y DR-1 /es
yes-but, NR-4 would be a d~rect
76 16 934 SF-7 y NR-3 exchange
77 05/11/1987 07131/95 0 465 O y NRMU yes
yes-but, NR-4 would be a d~rect
78 07/17/1984 07/17/84 SF-7 Y NR-3 exchange
79 07/03/1984 12/1 2/84 13 923 SF-7 N NCR-4 ~es
yes-but, NR-4 would be a d~rect
79 07/03/1984 12/12/84 2 575 SF-7 Y NR-3 exchange
80 07117/1984 0 877 MOBILE HOME Y NR-2 fes-w~th an SUP
81 06/19/1984 3 270 GR N DC-G les
81 06/19/1984 3 835 SF-7 N DR-1 /es
81 06/19/1984 1 811 O N DC-G /es
82 09/04/1984 50 589 $F-7 N NCR-4 /es
82 09/04/1984 2 982 PARK N NCR-4 neutral
6
2/1/01
Proposed Zoning Classifications of Existing Planned Developments
83 02/22/1989 2F y NP,-4 -- -
83 05/12/1998 0 472 SF-7 Y NR-4
84 10/02/1984 20 412 LI N IC-G
85 10/02/1984 130 690 LI N IC-G
NR-4 would be a direct
86 10/16/1984 10 218 SF-7 Y NR-3
NR-4 would be a direct
86 10/16/1984 11 132 SF-7 y NR-3
86 10/16/1984 14 833 MF-1 N NCR-12
86 10/16/1984 8 884 NS N NCMU
86 10/16/1984 7 MF-1 N NCR-12
87 06/16/1998 06/16/98 4 631 O N NRMU
87 10/23/1984 5 082 SF-16 Y NR-2 res
87 12/21/1993 8 514 SF-7 N NRMU les
87 12/21/1993 12/21/93 0428 SF-16 Y NR-2 ~es
90 03/04/1986 14 980 SF-7 N NCR-6 /es
90 03/04/1986 4 899 O N CM-E yes
90 03/04/1986 13 326 ROW Y NR-3 neutral
90 03/04/1986 6 631 MF-1 N CM-E /es
90 03/04/1986 10 217 GR N CM-E /es
90 03104/1986 6 196 MF-1 N CM-E 'es
90 03/04/1986 8 055 MF-1 N CM-E /es
90 03/04/1986 6 272 MF-1 N CM-E /es
90 03/04/1986 6 436 OPEN N CM-E neutral
NO - single-family not allowed ~n this
90 03/04/1986 11 583 ZERO LL N CM-E d~stnct
~-~.~ ~ , ~',,. ~ NO - s~ngle-family not allowed in th~s
~ 90-~ "~)9/02/1997 ~09/02/97 56 224 SF-7 Y NCR-6 dlstnct ,
2/1/01 7
93 04/02/1985 04/02/85 3 751 GR N NCR-12
93 _n4/0~!1985 12 710 MF-1 N NCR-12
93 09/19/1996 09119196 15 773 SF-7 y NR-4
96 04/0111986 3 508 2F N NCR-6 NO - duplex not allowed ,n NCR-6
96 04101/1986 2F N NCR-6 - duplex not allowed ~n NCR-6
96 ~4101/1986 1 757 ROW N NCR-6 neutral
96 04/01/1986 7 403 O N NCMU
96 04/01/1986 6 736 O N NCMU
96 04/01/1986 8 783 MF-1 N NCR-6
96 04/01/1986 0 942 OPEN N NCR-6 neutral
97 04/02/1985 4 148 C N EC-I , to EC-C
97 04/02/1985 2 052 MF-1 N EC-I Change to EC-C
98 08/16/1994 6 064 GR N NRMU
98 08/16/1994 9 197 SF-7 y NR-3
99 01/21/1986 4 789 MF-1 N NCR-12
99 01/21/1986 11 444 FLOOD N neutral
99 01/21/1986 25 508 SF-7 N NCR-4 yes
99 01/21/1986 11 282 ZERO LL N NCR-6 yes
99 01/21/1986 7 345 MF-1 N NCR-12 yes
100 )8/20/1985 0 518 OPEN N NR-4 neutral
100 08/20/1985 22 633 2F N NR-4 'es
100 08/20/1985 3 481 MF-1 N NR-4 yes
NO-NR-4 does not allow retail, would
100 GR N NR-4 need change to NRMU-12
102 21 812 SF-7 N NCR-4 res
102 08/20/1985 5 573 ZERO LL N NCR-4 ~es
102 08/20/1985 9 946 MF-1 N NCR-12 ~es
102 08/20/1985 4 835 NS N NCR-12 ~es
105 03/94/1986 I 150 O & C Y DC-G les
107 03/18/1986 63 435 LI N IC-G yes
108 01/02/1996 01/02/96 2 134 O y DC-G /es
2/1/01 8
Proposed Zoning Classifications of Existing Planned Developments
11t 03!02./!999 03/02~99 SF-10 Y NCR-4 ~to NCR-2
111 03/02/1999 O N NCMU
111 03/02/1999 2 029 O N NCM U
111 03/02/1999 03/02/99 16 550 SF-10 Y NCR-4 NCR-2
111 03/02/1999 35 OPEN Y NR-2 neut]'al
111 03/07/2000 I 03/07/00 13 471 SF-7 N NCR-4
111 05/19/1998 I 05/19/98 45 085 SF-16 Y NR-2
111 05~1911998 05/19/98 45 085 SF-16 Y NR-2
NCR-4 does not allow office,
113 05/06/1986 14 674 O N NCR-4 need NCR-12
NO - NCR-4 does not allow MF, need
113 05/06/1986 21 752 MF-1 N NCR-4 NCR-12
113 05/06/1986 27 653 SF-10 N NCR-4 change to NCR-2
113 05/06/1986 5 365 SF-16 N NCR-4 change to NCR-2
113 05106/1986 2 589 PARK N NCR-4 neutral - change to NCR-2
113 05/06/1986 3 235 NS N NCR-4 NO - change to NCR-12
NO - d~stnct does not allow single-
115 01/04/2000 01/04/00 20 690 SF-5 N RCR-2 family
115 01/04/2000 01/04/00 8 550 SF-16 N NCR-2 'es
115 01/04/2000 01/04/00 8 240 SF-10 N NC-4 change to NCR-2
iNO - d~stnct does not allow s~ngle-
115 01/04/2000 01/04/00 12 070 SF-5 N RCR-2 [am~ly
115 01/04/2000 01/04/00 18 220 SCHOOL N NCR-2 neutral
115 01/04/2000 01/04/00 18 930 SF-7 N NCR-4 ~es
115 01/04/2000 01/04/00 11 430 MF-1 N RCR-2 ~es
115 01/04/2000 01/04/00 23 380 C N RCR-2 ~es
115 01/04/2000 01/04/00 6 502 OPEN N NCR-4 neutral - change to NCR-2
115 01/04/2000 01/04/00 103 940 SF-7 N NCR-4 ~es
115 0512011986 8 838 GR N RCR-2 ~es
116 01/21/1986 50 982 LI N RCC-D yes-but very I~m~ted industrial uses
2/1101 9
118 0110411994 01104194' 2 118 OPEN N NCR-4 .~ to NCR-2
118 0110411994 01104194 19 063 GR N NCR-4 ~ toNCP,-121o allow re~aiJ
118 01104/1994 01104194 2 844 MF-1 N NCR-4 NO - change to NCR-12 to allow MF
118 01/9411994 ( 10 862 2F N NCR-4 NO change to NCR-12
119 04/11/1995 09/08/86 15 117 O N EC-C
119 04/11/1995 08/02/88 3 018 O y EC-C
119 ~4/11/1995 04/11/95 0 494 O N EC-C
120 09/02/1986 24 686 O N NCR-4 NO - needs NCR-12/NCMU for office
120 09/02/1986 34 184 SF-7 N NCR-4
120 09/02/1986 1 GR N NCR-12
120 09/02/1986 26 250 MF-1 N NCR-12
120 09/02/1986 23 422 MF-1 N NCR-12
120 13 924 MF-1 N NCR-12
120 33 852 ROW y NCR-12 change to NCR-2
120 10/06/1998 46 951 MF-1 N NCR-12
NO - needs NCR-12/NCMU for
120 10/06/1998 20 472 GR N NCR-4 retail+M287
120 10/06/1998 24 437 O N NCR-12
120 10/06/1998 11 649 GR N NCR-12
120 10/06/1998 166 826 SF-7 N NCR-4
120 10/06/1998 3 242 NS N NCR-12
121 09/22/1986 10 461 2F N NCR-6 NO - duplex not allowed ~n NCR-6
121 09/22/1986 9 983 SF-5 N NCR-6
121 09/22/1986 19 330 SF-5 N NCR-6
121 09/22/1986 I 989 OPEN N NCR-6 NCR-2
121 25 971 SF-7 N NCR-4
121 09/22/1986 OPEN N NCR-4 ~ to NCR-2
122, 09/22/1986 09/22/86 16 448 SF-10 Y NR-3
,~ 122~ 09/22/1986 09/22/86 27 662 $F-7 Y NR-3 NO - change to NR-4
123 10/07/1986 10/07/86 3 594 LI N RCC-D but hm[ted industrial uses
10
2/1/01
Proposed Zoning Classifications of Existing Planned Developments
124 01/0411994 10/20/87 5 291 GR ~ NCMU
124 10120/1987 10/20/87 5 300 SF-10 Y NR-3
125 03/21/1989 3 079 GR N NCR-6 NO - change to NCR-12 to all f=~ai~
125 03121/1989 14 184 MF-1 N NCR-6 NO-change to NCR-12 to allow MF
NO - change to NCR-12 to allow
125 03/21/1989 9 413 2F N NCR-6
125 03/21/1989 14 996 SF-7 N NCR-6
125 03/21/1989 16 354 OPEN N NCR-6 neutral -change to NCR-2
126 09104/1990 20 923 GR N NCR-4
126 09/0411990 6 368 GR N NCR-4 The new zoning comphes w~th the
126 09/04/1990 14 603 MF-1 N NCR-4 Plan, but the PD zomng designations
126 23 272 LI N NCR-4 are not reflected ~n the new zoning
126 31 776 L~-~O LL N NCR-4 Th~s project requires a new Concept
126 09104/1990 10 074 PARK N NCR-4 Plan because land has been removed
126 09/04/1990 13 764 SF-7 N NCR-4 from the png~nal concept plan
126 09/04/1990 19 220 ZERO LL N NCR-4 Therefore, staff has assigned a s~ngie-
126 09/04/1990 3 205 SF-7 N NCR-4 [amdy designation mre apprepnate to
126 09/04/1990 25 947 MF-1 N NCR-4 the remaining land ~n th~s old PD
127 12/17/1986 12/09/86 31 647 SF-7 N NCR-4
129 10/15/1987 3 476 MF-1 N NR-3 qO -SF attached allowed, but not MF
NO -SF attached allowed, but not
129 10/15/1987 6 154 2F N NR-3 )lex
129 10/15/1987 SF-7 N NR-3
130 10/20/1987 18 293 LI N EC-I m~ted
131 02/16/1988 02/16/88 4 664 LI y EC-I hm~ted
131 02/16/1988 02/16/88 EASEMENT Y EC-I neutral
~--131~~ ~02/16/1988 02/16/88 2 252 LI * ~ y EC-I rt hm~ted
11
2/1/01
Proposed Zoning Classifications of Existing Planned Developments
132 09/04/1990 09/04/90 I 721 ROW N neutral
132 11/16/1999 SF-10 N NCR-4
132 16/1999 44 187 SF-10 N NCR-4
132 11/16/1999 51 012 SF-5 N NCR-6
132 11/1 6/1999 SF-5 N NCR-6
132 11/16/1999 14 675 ZERO LL N NCR-12
132 11/16/1999 8 253 GR N NCMU
132 11/16/1999 61 067 SF-7 N NCR-4
132 11/16/1999 9 899 SF-5 N NCR-6
132 11/16/1999 21 301 OPEN N neutral
132 11/1 6/1999 SF-7 N NCR-4
132 11/16/1999 5 368 OPEN N NCR-2
132 11/16/1999 15 512 SCHOOL N NCR-2
132 11/16/1999 11 488 OPEN N NCR-2
132 11/16/1999 14 938 SF-7 N NCR-4
132 11/1 6/1999 43 692 SF-5 N NCR-6
132 11/16/1999 5442 OPEN N
132 111 12816 SF-10 N NCR-4
132 '16/1999 19 471 OPEN N ~utral
132 11/16/1999 19 694 MF-1 N NCMU
132 11/16/1999 OPEN N neutral
133 08/03/1989 10/03/89 1 352 MF-1 N DR-1 NO - change to DR-2 or above
134 10/22/1997 04/23/99 2 331 C N RCCD
135 04/03/1990 8 394 C N NRMU
135 04/03/1990 3 926 C N NRMU
136 01/08/1991 5 159 MF-1 N RCR-2
136 08/1991 1 752 GR N RCR-2
136 01/08/1991 1 250 ROW N RCR-2 neutral - change to RCR-1
136 01/08/1991 0 671 GR N RCR-2
136 01/08/1991 4 723 MF-1 N RCR-2
137 01/22/1991 01122/91 0 698 C Y RCC-D
12
2/1/01
Proposed Zoning Classifications of Existing Planned Developments
138 03105/1991 74 485 FLOOD N RCC-C 9 to RCR-1
138 03/05/1991 N RCC-D
138 03/05/1991 5 659 OPEN N RCC-D neutral -cahnge to RCR-1
138 03/05/1991 ROW N RCC-D neutral -cahnge to RCR-1
138 03/05/1991 2 836 N RCC-D
139 03/05/1991 I 394 GR N CM-G
139 03/05/1991 34 457 N CM-G
139 03/05/1991 13 862 INESS N CC-I
139 03/05/1991 7 306 ROW N CC-I neutral
139 03/0511991 40 448 ;INESS N CC-I
139 32 793 OPEN N CC-I neutral
139 03/05/1991 53 568 MF-1 N NCR-12
139 09/07/1999 09~05~99 164 260 SF-7 N NCR-4
139 09/07199 8 18(3 OPEN N NCR-4 neutral-change to NCR-2
139 09/07/1999 09107/99 22 368 PARK N NCR-4 ; to NCR-2
139 09/07/1999 09/07/99 69 970 SF-7 N NOR-4
141 10/19/1993 10/19193 16 216 LI y EC-I limited industrial uses
141 10/19/1993 10/19/93 0 465 LI y EC-I ,- but I.mted ~ndu~[.a~ uses
142 '16/1991 07/16/91 79 440 ,INESS N RCC-D
142 07/16/1991 145 096 ;INESS N RCC-D
142 07/16/1991 07/16/91 1 GR y RCC-D
142 04/22/91 20 451 C y RCC-D
143 08/20/1992 08/20/92 0 O y DC-G
144 12/02/1997 12/02/97 2 013 O y NRMU-12
146 06/01/1993 06/01/93 0 864 C y DC-G yes
147 06/04/1993 04106193 0 771 O y DR-2 /es-but hmlted
148 07/06/1993 07~06~93 6 726 SF-16 Y NR-2 /es
149 11/05/1996 08/03/93 1 516 2F y DR-1 yes
~150 ~04/1994 01104194 22 900 SF-10 Y NR-2 yes
151 05/03/1994 05/03/94 0 593 O y DR-2 yes-but I~m~l. ed
152 03/22/1994 03/22/94 7 991 C y DC-G yes
13
2/1/01
153 05/03/1994 05/03/94 44 427 SF-10 Y NR-3
154 12/02/1994 0 181 SF-7 y DR-1
NR-4 would be a d,rect
155 07/02/1996 07/02/96 5 173 SF-7 Y NR-3
156 08/15/1995 08/15/95 0 711 O y DC-G
157 01/04/2000 0 95g C y DC-G
be a direct
158 07/16/1996 07/16/96 4 452 SF-7 Y NR-3
159 10/01/1996 10/01/96 1 684 MF-1 Y DR-2 - but I~m~ted
160 10/15/1996 10/15/96 1 048 MF-2 N DC-G
161 01/21/1997 07/09/97 0494 GR Y CM-G
162 06/17/1997 01/07/98 78 074 SF-7 Y NR-4
163 07/15/1997 0 603 Y NR-3 to NR-2
164 09/23/1997 1 855 RECREATION Y NR-3 neutral -change to NR-2
165 02/1711998 02/17/98 0 425 C Y DC-G
166 06/1611998 06/16/98 4 873 O Y DC-G
167 08/30/1999 08/30/99 2 111 MF-2 Y DR-2 t hm~ted
168 11/03/1998 11/03/98 3 887 LI Y IC-G
169 02/24/00 64 260 SF-10 N NCR-2
169 02/24/00 7 220 SF-10 N NCR-2
169 03/23/1999 02/24/00 33 060 PARK N NCR-2 neutral
169 03/23/1999 02/24/00 33 060 SF-10 N NCR-2 yes
I yes-but, NCR-4 would be a d~rect
170 11/02/1999 11/02/99 38 600 SF-7 N NCR-2 exchange
171 06/15/1999 06/15/99 6 081 SF-5 N NR-4 yes
172 08/03/1999 45 430 SF-7 N NCR-4 yes
172 08/03/1999 12 050 SF-10 N NCR-4 'es
172 08/03/1999 7 610 SF-10 N NCR-4 yes
2/1/01 14
Proposed Zoning Classifications of Existing Planned Developments
173 08/03/1999 0 000 N NCR-4 ~ NCR-2
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 N NCR-12
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 RECREATION N NCR-4 neutral -change to NCR-2
173 08/03/1999 0 00(3 PARKING N NCR-4
173 08/03/1999 0 00(~ SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/0311999 0 000 SF-7 N NCR-4
173 0 000 SF-7 N NCR-4
173 0 000 RECREATION N NCR-4 to NCR-2
173 0 000 SF-7 N NCR-4
NO-change to NCR-12 to allow
173 0 000 NS N NCR-4 services
173 08/03/1999 0 000 RECREATION N NCR-4
173 08/03/1999 0 00(3 SF-7 N NCR-4
173 08/03/1999 0 00C SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 RECREATION N NCR-4 to NCR-2
173 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 N NCR-12
173 0 000 NS N NCR-12
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
173 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 SF-7 N NCR-4
15
2/1/01
Proposed Zonin Classifications of Existing Planned Developments
173 08/03/1999 0 00O SF-7 N NCR-4
173 SF-7 N NCR-4
08/03/,oo~ 0 00{3 SF-7
173 .,.~,~. N NCR-4
173 08/03/1999 0 000 N NCR-4 to NCR-2
173 08/0311999 0 000 SF-7 N NCR-4
173 08/03/1999 0 000 RECREATION N NCR-4 to NCR-2
173 09/07/1999 09/07/99 2 800 N NCR-12
174 06/15/1999 100 000 SF-7 N NCR-4
174 06/1511999 10 000 SCHOOL N NCR-4
174 06115/1999 4 000 PARK N NCR-4 neutral -change to NCR-2
174 06/15/1999 4 000 NS N NCR-4 :NO-change to NCR-12 to allow service
174 06/15/1999 222 000 SF-7 N NCR-4
174 06/15/1999 49 089 OPEN N NCR-4 neutral -change to NCR-2
174 09/21/1999 09/21/99 16 000 OPEN N NCR-4 neutral -change to NCR-2
174 09/2111999 09/21/99 2 700 OPEN N NCR-4 neutral -change to NCR-2
174 09/21/1999 09/21/99 64 798 SF-7 N NCR-4 yes
174 09/21/1999 09/21/99 15 000 SCHOOL N NCR-4 neutral -change to NCR-2
175 08/17/99 0 671 RECREATION Y NR-4 neutral -change to NR-2
NO- change to NCR-12/NCMU to allow
176 10/05/1999 10 000 C N NCR-2 commercial
176 10/05/1999 157 00(~ SF-7 N NCR-2 ~es-d~rect exchange would be NCR-4
NO- change to NCR-12 or NCMU to
176 10/05/1999 6 000 C N NCR-2 ~llow commercial
177 19/1999 10/19/99 1 168 RECREATION N NR-3 ~es-change to NR-2
NO-duplexes are not allowed ~n this
178 - 11/16/1999 11116199 I 290 2F Y CM-G istnct
NO-density achieved under the PD
could not be achieved under NR-2, a
179 04104100 47 300 SF-5 5 N NR-2 change to NR-4 would equahze this
16
2/1/01
Proposed Zoning Classifications of Existing Planned Developments
O y DR-2
184 05/16/00 0 519 SF-5 y NR-3 NO - change to NR-4 , -
06106100 06~06~00 1 500 O Y NR-3 NO- c~ange to NRMU-12
185 06/06/00 2 300 O N NR-3 NO- change to NRMU-12
06/20/00 06/20/00 32 796 SF-5 5 N NR-4 NO - change to NRMU-12
06/20/00 06/20/00 14 24(~ ROW N NR-4 neutral- change to NR-2
06/20/00 06/20/00 10 408 OPEN SPACE N NR-4 ~ to NR-2
186 06/20/00 06/20100 2 876 C N NR-4 to NRMU-12
187 09/26/00 06/20/00 42 000 SF-5 5 N NCR-2 - change to NCR-12
MF-1 (13 2
188 09/05100 09/05/00 18 200 DUA) N DC-G - reduce to DC-N
189 10/17/00 01/02/01 1 800 O N NR-3 NO - change to NRMU-12
190 04104100 04/04100 0 240 O y DR-2
11/07/00 3 00(~ Area A - C N NCR-2 9 to NCMU
11107/00 10 000 Area B - C N NCR-2 NO - change to NCMU
11/07/00 25 000 Area C - C N NCR-2 NO- change to NCMU
11/07/00 20 000 Area C -Park N NCR-2 to NCR-12
11/07/00 8 000 Area C - SFA N NCR-2 NO-change to NCR-12
11/07/00 2 000 Area C - SF 5 -8 N NCR-2 NO-change to NCR-12
NCR-12 &
11/07/00 10 000 Area D - C N NCMU .= to NCMU
NCR-4 & NCR-
11/07/00 35 000 Area D - SF-7 N 12 NO-change to all NCR-4
11/07100 1 000 Area D -Park N NCR-4 neutral
191 11 ~07~00 4 000 LI N EC-I
192 01/02/01 01/02/01 2 940 SF-7 N NR-2 NO- change to NR-4
01109101 15 000 SF-4 N NR-4 to NRMU-12
194 01/09/01 5 000 NS N NR-4 to NRMU-12
17
2/1/01
1 Suggested Rews~ons to Use Tables Z/Zl01
3 Vet~m~ Chn~ ~e~ hm~hon ~n~e
4 ~ RC Rural Comme~al O~r ~om~ C~nge to Pe~
5 Ve~nnaff Clm~ P~tt w~ hm~on ~n s~e
San~ ~n~lls Commem~al ~ ~
I
6 In=ne~om, Transfer ~t~ons
2 Suggested Revisions to Use Tables z/z/01
A B C D E F
18 Nelghborltood MCR-2 Ne~gl~5orh~ ~,re Char~~
19 Centers ~,enter Res~denbal 2 IJvestock Change to PermUted
20 AcCe_~_~nry Dwelhn~l Un~: Chan,qe to Permitted
21 Dens~ Chancje from I 5 to 2 5 DU/AC
Vetennary Chmcs Change to L(14) - Change L(14) from
22 )er lot to per use
NCR-4 Neighborhood Multffam~iy Dwelhngs Change to L(5)
23 Center Restdentlal 4
NCR-6 Neighborhood Mulhfamlly Dwelhngs Change to L(5)
24 Center Res~deq~al 6
NCR-12 Netghborhood Accesso~j Dwelling Un~ ~hange to L(1)
25 Center Residential
12 Nursing Home Change to PermUted
Name/Symbol Change to NCR-12 to NCMU-12,
27 name to Ne~,qhtborhood Centers
hlCMU Neighborhood rvlultlfamlly Dwelhngs Change L(30) by adding -lo~a{e~
28 ;enter M~xed Use alonq any collector or arterial street
Retail Sales & Service Change L(13) Uses hm~ted to no
more than 55,000 to 40,000 gross
29 floor area Der lot to Der use.
Restaurant or Pnvate Club Change to L(14) - Change L(14) from '
30 )er lot to per use
Professional Services & Offices Change L(13) Uses limited to no
more than 55,000 to 40,000 gross
31 [Igor ama Der let to Der use.
32 VetennaP/Chmcs ~han~le to Permrtted
33' Num~n~ Home Chan~le to Permitted
3 Suggested Revisions to Use Tables ~1~1o~
__ A B __ E
iii .
so i ~.
57
4 Suggested Rewsmons to Use Tables z/z/01
__ A B £ ~ E F
59 Use Centers ]Use General
CM-E ICommerc~al M~xed
64
Employment EC~ Employment Center Major Event Eme~mnment Change ~m SUP to Pe~
71 Centem Comme~al
I
72 ~olesale Nu~nes Change from P to Not Pe~
EC4 Emplo~ent Center Bed & Bma~M Change ~m L(14) to Not Pe~
I
74 ~eatem Change ~m L(14) to Not P~
75 Major Event E~e~nment Change ~m SUP to Pe~d
76 ~ol~le Storage & D~s~b~ion Chan~e ~m P to Not Pe~
San~a~ Lan~lls Commer~al Change ~m N to
77 ~ Incinerate, Tmns~r ~bons
78
Suggested Rews~ons to Use Tables
A B C D E F
All D~trlcts ~/Vholesale Nursenes Allow apercentage of busmessm
retail sales - suggest 25 to 50 percenl
8__3 of
84 Heliport Add to all d~stncts w~h sn SUP
SUP's Look for ways to use L~mffabons mom
85 than SUP's
1 Suggested Rev,s~ons to Use Tables
A B C D G H J K L M N P
RD Rural Residential 5 ac 20{7 5{7 6' 1 {7 + 1' each 0 2 DUA 30' 15% 75% 65' none
RC Rural C 2 ac 50' 6' 10' + 1' each 30' 65% 10' + 1' /
fi[ of bldg ht Bldg Ht
Neighborhood NCR-2 12 000 sf 20'/3{7 6' 1 {7 + 1' each I 5 DUA 20' 30% 70% none
fi[ of bldg ht
NCR-4 Neighborhood 8,000 sf 60' 20'/3{7 6' 1 {7 + 1' each 4 DUA 12' 40% 60% 40' none
,~enter R of bidcj ht
NCR-6 Ne~ghbod~od 6,000 sf 50' 15'/20' 6' 1{7 + 1' each 6 DUA 12. 50% 50% none
R of bldg ht
NCR-12 3 500 sf 10'/15' 6' 10' + 1' each 12 DUA 12' 60% 40% none
Center ff of btdg ht
Neighborhood 2,500 ~f O¥~0' 6' 10' + 1[ ~ 30 DUA 12' 80% 20% none
ff of bldg ht
2/~/01
Suggested Rewslons to Use Tables
K
2/2/01
Suggested Rews;ons to Use Tables