HomeMy WebLinkAboutAugust 24, 2004 Agenda AGENDA
CITY OF DENTON CITY COUNCIL
August 24, 2004
After determining that a quorum is present, the City Council will convene in a Special Called Work
Session on Tuesday, August 24, 2004 at 4:00 p.m. in the Council Work Session Room at City Hall, 215
E. McKinney Street, Denton, Texas at which the following items will be considered:
Receive a report, hold a discussion and give staff direction regarding Tax Increment Financing
(TIF) district and Public Improvement Districts (PID).
Receive a report, hold a discussion and give staff direction regarding single-family and non-single
family development standards.
Following the completion of the Work Session, or alternatively, following the call by the Mayor for a
Closed Meeting, the Council will convene in a Closed Meeting to consider specific items when these
items are listed below under the Closed Meeting section of this agenda. When Rems for consideration are
not listed under the Closed Meeting section of the agenda, the City Council will not conduct a Closed
Meeting and will convene at that time listed below for its regular or special called meeting. The City
Council reserves the right to adjourn into a Closed Meeting on any Rem on its Open Meeting agenda
consistent with Chapter 551 of the Texas Government Code, as amended, as set forth below.
1. Closed Meeting:
[**Before the Denton City Council may deliberate, vote, or take final action on each of
the agenda items posted as a competitive matter in a Closed Meeting under the provisions
of TEXAS GOVERNMENT CODE § 551.086(c) the City Council must first make a
good faith determination, by majority vote of its members, that the particular agenda item
is a competitive matter that satisfies the requirements of §551.086(b)(3). The vote shall
be taken during the Closed Meeting and shall be included in the certified agenda of the
Closed Meeting. If the City Council fails to determine by a majority vote that the
particular agenda Rem satisfies the requirements of §551.086(b)(3), the City Council may
not deliberate or take any further action on that agenda Rem in the Closed Meeting.]
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DELIBERATIONS REGARDING CERTAIN PUBLIC POWER UTILITIES:
COMPETITIVE MATTERS - UNDER TEXAS GOVERNMENT CODE SECTION
551.086.
Receive a presentation and information from staff pertaining to the Denton
Municipal Electric ("DME") Proposed Annual Budget for the Fiscal Year 2004-
2005, consisting of competitive electric and commercial information respecting
the details of the present and future operational and financial plans and strategies
of DME; and discuss, deliberate, consider, and provide Staff with direction
regarding such matters.
ANY FINAL ACTION, DECISION, OR VOTE ON A MATTER DELIBERATED IN A CLOSED
MEETING WILL ONLY BE TAKEN IN AN OPEN MEETING THAT IS HELD IN COMPLIANCE
WITH TEXAS GOVERNMENT CODE, CHAPTER 551, EXCEPT TO THE EXTENT SUCH FINAL
ACTION, DECISION, OR VOTE IS TAKEN IN THE CLOSED MEETING IN ACCORDANCE WITH
THE PROVISIONS OF §551.086 OF THE TEXAS GOVERNMENT CODE (THE "PUBLIC POWER
EXCEPTION"). THE CITY COUNCIL RESERVES THE RIGHT TO ADJOURN INTO A CLOSED
MEETING OR EXECUTIVE SESSION AS AUTHORIZED BY TEXAS GOVERNMENT CODE
§§551.001, ET SEQ. (THE TEXAS OPEN MEETINGS ACT) ON ANY ITEM ON ITS OPEN
MEETING AGENDA OR TO RECONVENE IN A CONTINUATION OF THE CLOSED MEETING
ON THE CLOSED MEETING ITEMS NOTED ABOVE, IN ACCORDANCE WITH THE TEXAS
OPEN MEETINGS ACT, INCLUDING, WITHOUT LIMITATION §§551.071-551.086 OF THE
TEXAS OPEN MEETINGS ACT.
City of Demon City Council Agenda
August 24, 2004
Page 2
Special Called Meeting of the City of Demon City Council on Tuesday, August 24, 2004 at 6:30 p.m. in
the Council Chambers at City Hall, 215 E. McKinney Street, Denton, Texas at which the following items
will be considered:
1. PLEDGE OF ALLEGIANCE
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U.S. Flag
Texas Flag
"Honor the Texas Flag - I pledge allegiance to thee, Texas, one and indivisible."
2. ITEMS FOR INDIVIDUAL CONSIDERATION
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Consider approval of a resolution of the City Council of the City of Demon, Texas
placing a proposal on the September 21, 2004, City Council Public Meeting Agenda to
adopt a 2004 tax rate that will exceed the lower of the rollback rate or 103 percent of the
effective tax rate; calling a public hearing on a tax increase to be held on September 7,
2004, requiring publication of a Notice of Public Hearing on a tax increase in accordance
with the law; and providing an effective date.
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New Business
This item provides a section for Council Members to suggest items for future agendas or
to request information from the City Manager.
Co
Items from the City Manager
1. Notification of upcoming meetings and/or conferences
2. Clarification of items on the agenda
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Possible Continuation of Closed Meeting under Sections 551.071-551.086 of the Texas
Open Meetings Act.
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Official Action on Closed Meeting Item(s) under Sections 551.071-551.086 of the Texas
Open Meetings Act.
CERTIFICATE
I certify that the above notice of meeting was posted on the bulletin board at the City Hall of the City of
Demon, Texas, on the day of _, 2004 at o'clock (a.m.) (p.m.)
CITY SECRETARY
NOTE: THE CITY OF DENTON CITY COUNCIL CHAMBERS 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 CALLING 1-800-RELAY-TX SO THAT A SIGN LANGUAGE INTERPRETER
CAN BE SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE.
AGENDA INFORMATION SHEET
AGENDA DATE:
DEPARTMENT:
ACM:
August 24, 2004
Economic Development
Mike Conduff, City Manager
SUBJECT
Receive a report, hold a discussion and give staff direction regarding Tax Increment
Financing (TIF) districts and Public Improvement Districts (PID).
BACKGROUND
City staff have been approached several times by developers interested in creating either
Tax Increment Financing (TIF) districts or Public Improvement Districts (PID) to fund
infrastructure, improvements and maintenance. Council may remember that in August of
2003, Clear Creek Ranch developers inquired about a PID. Council was briefed about
PIDs as they applied to that particular project, and the developers of Clear Creek Ranch
decided to withdraw their request. Recently, developers of two separate projects have
indicated interest in both TIF and PID designation. In order to better understand
opportunities and obligations of these funding mechanisms, we have asked our financial
advisors, First Southwest Company, and bond counsel, McCall-Parkhurst & Horton, to
provide information and respond to questions the City Council may have. In addition,
representatives of the developments may be present to provide specific information on
how they propose TIFs and PIDs be applied to their project.
ESTIMATED SCHEDULE OF PROJECT
N/A
PRIOR ACTION/REVIEW
N/A
FISCAL INFORMATION
N/A
EXHIBITS
N/A
Respectfully submitted:
Linda Ratliff, Director
Economic Development Department
AGENDA INFORMATION SHEET
AGENDA DATE:
DEPARTMENT:
CM/DCM/ACM:
August 24, 2004
Planning and Development Department
Jon Fortune, Assistant City Manager
SUBJECT
The City Council has requested a discussion of the single family - multiple family goals
set forth in the Denton Plan and a discussion of the Denton Development Code design
standards and how they can be used as tools to achieve higher value/better designed
housing. This paper outlines some ideas and provides some data to assist the City
Council in its discussion. This paper does not provide a detailed discussion of any issue
associated with the Council's goals on single family and multiple family issues but is
intended to be an introduction and a tool for initiating discussion and guidance.
DISCUSSION
Issue 1: Are the design requirements in the Denton Development Code achieving
the community's goals for multi family or single-family development? How could
the Code be amended to improve design standards as a tool for reaching the
community's goals?
A. Single-family Subdivision Design:
Prior to the adoption of the Development Code, subdivision design was based on
minimum lot size (Table 1). The total number of lots within any subdivision was
primarily a function of the minimum lot size permitted within the zoning district.
Additionally, if a developer wanted to design a subdivision with lots less than 7,000 sf, a
Planned Development (PD) was required. With the exception of some PD's, there were
no design or architectural standards required in the old code.
Table 1: Old Code Design Standards
Zoning Min. Lot Min. Lot Mih. Lot Min. Front Min. Side
Category Area Width Depth Setback Setback
SF-7 7,000 sf 60' 100' 25' 6'
SF-10 10,000 sf 70' 120' 30' 7'
SF-13 13,000 sf 80' 120' 30' 8'
SF-16 16,000 sf 100' 120' 35' 10'
Ag. 1 acre 150' 150' 40' 15'
With the adoption of the development code, minimum lot size is no longer a criteria of
the design as long as the subdivision is greater than 2 acres. The total number of lots
permitted is a function of density (Table 2).
The development code sets standards for minimum architectural requirements for all
single-family dwellings built on lots less than 10,000 square feet. Section 35.13.13.1
(Residential Buildings) of the Development Code states:
Any residemial building that is built on a lot of less than 10,000 square feet or
comains two or more dwelling units shall comply with the following standards:
· Buildings shall utilize at least three of the following design features to
provide visual relief along the from of the residence:
· Dormers
· Gables
· Recessed emries, a minimum of three feet (3') deep.
· Covered from porches.
· Cupolas
· Architectural Pillars or Posts.
· Bay window, a minimum 24" projection.
Table 2: New Code Design Standards
Max. Density Min. Front Min. Side
Zoning (dwelling units
Category per acre) Setback Setback
10' (w/a 30'
RD-5 0.2 50' building
separation)
10' (w/a 30'
RC 0.5 50' building
separation)
NR-1 1 20' 20'
NR-2 2 20' 10'
NR-3 3.5 15' 6'
NR-4 4 20' 5'
NR-6 6 10' 4'
NRMU-12 12 10' 10'
· The garage door shall not occupy more than 40% of the total building
frontage. This measurement does not apply to garages facing an alley or
courtyard entrance. Any garage may not extend beyond the house front.
Front facing garages that are at least 30 feet behind the house front may
exceed the 40% fromage minimum.
· The same elevation may not be used within any ten-lot groupings as
depicted below:
Homes that can not be of
the same elevation
A, B, C... unique elevations
.4 ~r lY separate lots being reviewed
· Duplex buildings shall be designed to appear as a single unit.
· All walls, except gabled roof areas, which face a street other than an alley,
must contain at least 25% of the wall space in windows or doors.
· Primary emrances shall face the public street and sidewalk.
· Windows shall be provided with trim or shall be recessed. Windows shall
not be flush with exterior wall treatmem. Windows shall be provided with
an architectural surround at the jamb.
· Exterior finishes shall be of wood, masonry, stone, stucco, HDO board or
other high quality material customarily used for the building style.
· At least 50% of the front yard frontage shall have buildings within the
maximum from yard setback.
· Five percent of the land area that is non-constrained open space will be
designed imo a green, plaza, or a combination of planned open space
oriemed to the neighborhood.
"Space is forgiving" or put another way, as lot size decreases (specifically width), the
need for architectural standards increase. The elimination of minimum dimensional
requirements for single-family lots was offset by the new architectural requirements. An
analysis of how well the new regulations are working is difficult because very few
subdivisions have been approved under the new regulations. See Table 3 for a list of
subdivisions and permits that have been approved to date under the new code.
We have some concerns about recemly submitted (and/or approved) subdivision designs.
A number of recem subdivision designs include lots less than 50' wide and as narrow as
42'. The need for additional standards increases as lot width decreases. For small lots,
our current architectural standards may not be adequate to offset the decreased lot widths.
If alleys are not utilized (curremly optional for small lots) the number and size of
driveways becomes a problem for pedestrian safety and for planing street trees. The
density requiremem, coupled with the minimum architectural standards, will result in
poorly designed, unappealing "small lot" subdivisions, of lower assessed value. There
are many good examples of quality-designed subdivisions throughout the Metroplex that
could be emulated. One such example is Home Town in North Richland Hills.
Home Town is a relatively new mixed use development that includes both detached
single-family houses and townhouse (attached single-family). Lot widths very from 40'
wide to 70' wide for single-family lots and 25' wide lots for the townhouses. Although
the majority of lots are relatively narrow, the high level of architectural and site design
throughout the subdivision provide an upscale, attractive living environment. See
Attachment A. The design standards for Home Town are in Attachment B, and show
3
both inappropriate and appropriate design elements. Those standards include streetscape
and alley elemeNs (page 4), alley garage access (page 5) street garage access (page 6),
building footpriNs (pages 8 - 11) faCade designs (pages 12 - 20), architectural details
(pages 21 - 24), garage design and sitting requiremeNs (page 25) and finally, fence
details (page 26). In essence, good design doesn't just happen, its planned. Although our
current standards address some of the above elements, they do not provide the full detail
needed to ensure the level of design achieved at Home town.
To ensure a higher quality design for "small lot" subdivisions is achieved, an amendmeN
to the DeNon code allowing a two-fold approach for single-family resideNial designs
could be accomplished as follows:
1. If a higher standard of design is met then a developer should be able to develop
the lots to any size.
2. However, if a developer chooses no to meet the higher standards, then minimum
lot size and minimum setbacks would apply.
When developers wan to maximize lot yield (maximum density) they would be required
to follow the higher standards. The trade off, or inceNive, to follow the higher standards
would be the additional lots that could be developed. Totally new standards (lot size,
minimum width and setbacks) could be developed for the differeN resideNial zoning
districts or the existing regulations for subdivisions of two acres or less could be utilized
as follows:
35.5.2.3 General Regulations.
General regulations of the ResideNial Neighborhood land use zone are shown below:
The following limits apply to subdivision of 2 acres or less or that will not meet the
requirements of Section XX: (Section XX does not exist yet - it is a possible new
section that could coNain higher standards.)
NRM NRM
General Regulations NR- 1 NR-2 NR-3 NR-4 NR-6
U-12 U
Minimum lot area (square 32,00 16,00 10,00 7,000 6,000 3,500 2,500
feet) 0 0 0
80 80 60 50 50 30 20
Minimum lot width
feet feet feet feet feet feet feet
100 100 80 80 80 80 50
Minimum lot depth feet feet feet feet feet feet feet
15 20
20 20 10 10
Minimum front yard setback feet feet feet feet feet feet None
L(2) L(2)
Minimum side yard 6 feet 6 feet 6 feet 6 feet 6 feet 6 feet 6 feet
Minimum side yard adjaceN 10 10 10 10 10 10
None
to a street feet feet feet feet feet feet
10 10 10 10 10 10
Minimum rear yard feet feet feet feet feet feet None
The minimum standards could also be increased to provide additional inceNives to
voluNarily meet a higher design standard.
B. Non-Single Family Design Standards:
This is a discussion comparing the old code and new code standards that are applied to
non-single family development. The standards highlighted in this section contain some
of the major factors that the City Council may want to address if it chooses to raise the
standards.
Old Code: The old code contained only height and setback regulations.
(New Code) Development Code. The new code contains several types of design
standards as set forth below.
General Standards:
Preference Survey.
approach.
These standards were developed based on results of Visual
(See Attachment C) and are typically a "one size fits all"
· Some additional standards for pedestrian oriented districts
· Standards are minimum requirements and do not guarantee a "high" quality
design.
· Denton Crossing exceeded architectural designs at there own choice.
Parking between the building and the street: The intent of this regulation is two
fold; firstly to allow for the creation of a streetscape and secondly to reduce the
impact of parking lots.
· 10 of 18 Alternative Development Plans (ADP's) have requested parking be
allowed between the building and the street. All 10 have been approved by
the P&Z and the City Council.
· Should standard be revised to apply to specific areas of the City?
· Downtown
· Newly created neighborhood/urban centers
· Areas that meet certain requirements
· Pedestrian activity
· Sidewalks
· Existing or allowed on-street parking
· Should standard be revised to allow a minimum amount of parking between
the building and the street?
· Allow one or two rows of parking
· Allowed with additional parking lot landscaping or screening
· Should standard be revised to allow unlimited amount of parking between
the building and the street?
· Allowed by right
· Allowed with additional parking lot landscaping or screening
Building Setbacks: The intent of this regulation is tied to and similar to the parking
lot issue discusses above, specifically, creating a streetscape or a sense of place.
·Should standard be revised to apply to specific areas of the City?
·Downtown
· Newly created neighborhood/urban centers
· Areas that meet certain requirements
o Pedestrian activity
o Sidewalks
o Existing or allowed on-street parking
· Removed completely
· Should standard be revised to require more architectural detail if the
building is within a specific distance to the street?
· Windows designed to allow pedestrian view into the building
· Window sign requirements
· Amount & number of windows and doors
· Exterior material
Building Materials: Existing standard requires fronts
and street sides of
buildings visible from the public right of way be of wood, masonry, stone,
decorative block, stucco, or HDO board or other high quality material
customarily used for the building style.
· Clearer definition of what "other high quality material customarily used
for the building style" is needed. Is it metal siding? Type of metal?
Multi-family Street Design: Multi-family developments must provide a public
or private street system with sidewalks and street trees.
· The intent is to create a walkable environment, move the parking lots
behind the buildings and eliminate driving "through" parking lots.
· Code allows perpendicular (90°) parking along private streets if a curbed
landscape island is placed every 5 space (4 parking spaces then an
island).
· The apartment complex at the southeast corner of Oak and 1-35 was
developed with a private road system with perpendicular parking.
Although the regulations were met, the end result does not meet the
intent of the code and it appears like your still driving through a
series of parking lots.
· Quail Creek Apartments were built with a public and private road
system and has parallel parking along the street system. The design
meets the intent of the code.
Should perpendicular parking on private streets be allowed for multi-
family developmems?
Table 3 idemifies subdivisions and building permits approved by the city utilizing the
standards in the new DeNon Developmem Code. For purposes of discussion, the City
Council and staff could review these developments to identify the utilizations that
need raising and the ones that appear to meet the city's goals.
Table 3.
Source:
Preliminary Listing of Subdivisions and Permits Under the New Code 8/04
· Beverly Park Estates, Phase III (17 residemial permits)
· C.H. Collins Athletic Complex (3 commercial permits, Natatorium,
Water Park & Coliseum)
· Denton Station, Phase I (1 commercial permit, Farmers & Merchant
Bank)
· DeNon Cemer South (1 commercial permit, Kroger)
· DeNon Regional Medical Cemer, Phase III (1 commercial permit,
doctor's office)
· Railroad Avenue (2 residemial permits)
· Rudy's Addition (1 commercial permit, Rudy's Barbeque)
· Southern Hills Plaza (4 commercial (restauram) permits, Texas
Roadhouse, Olive Garden, On the Border, & N.T. Health & Rehab)
· Teasley Lane High School (1 commercial permit, High School)
· Thistle Hill Estates, Phase II (12 residemial permits)
· Timbers of Demon (1 commercial permit, apartmems)
· Estates of Forrestridge, Sec III (3 residemial permits)
· Hickory Park (1 commercial permit, apartmems)
· Nottingham Woods (2 residemial permits)
· Quailcreek (1 commercial permit, apartmems)
City of Denton Planning and Development Department, August 2004.
Issue 2. Is the City meeting its Denton Plan goals concerning single family to
multiple family ratios?
Table 4 idemifies the number of projects and the number of apartmems comained therein
that have been built in Denton since 2000. We looked at data from 2000 since the
Denton Plan was adopted in 1999. These data do not address whether the apartment
project was built pursuam to the old code or the new code.
Table 4: Apartments Constructed in Denton since 2000
Year No. Apartment Complex Number of
Units
2000 1 Campus Park Apartmems 192
2 Elk River Apartmems (309 W. Hickory Street) 3
I 3 I Two Story Duplex (316 Frame Street) 4
4 Fourplex (2216 N. Carroll Blvd) 4
5 20-unit apartmem (708 Hercules Lane) 20
6 4-units above Dowmown Mini Mall (117 N. Austin) 4
7 2-units above Dowmown Mini Mall (114 N. Locust Street) 2
TOTAL 229
2001 8 Corner Stone Apartmems, Phase I (700 & 708 Hercules 20
Lane)
9 Oak Meadows Addition (1810 Teasley Lane) 160
10 University Courtyard (200 S. Bonnie Brae) 240
11 6-unit apartmem (631 Texas Street) 6
12 DeNon Affordable Housing (3904/3906 Stuart Road) 2
TOTAL 428
2002 13 Hillside Addition Apartmems (932 Fannin Street) 6
14 Four-plex (316 Mill Street) 4
15 Oakridge Apts, Phase II (315 Fry Street) 8
16 Rosemom at Pecan Creek--Knollwood Villas (3500 E. 264
McKinney)
17 Primrose Apartmems (1400 E. University Dr.) 200
18 Coventry Apts (500 N I35-E) 240
19 Kenney Place Apartmems (712 W. Sycamore Street) 8
20 14-unit apartmem addition (1004/1008 Mulberry) 14
21 Duplex (2301 Birchbrook Court) 2
22 Good Samaritan Society--2 duplexes (3900 Momecito 4
#1001-1004)
23 DeNon Affordable Housing (410/412A & B Mill Street) 4
TOTAL 754
2003 24 Lone Star Apartmems (600 Texas Street) 35
25 Fourplex--2 (1118 Collins) 8
26 Good Samaritan Society (2-duplexes) 4
27 DeNon Affordable Housing (111 Sawyer) 2
28 Abbott Construction (3908 Stuart Road) 6
TOTAL 43
2004 29 City Parc Apartmems (1310 Scripture Street) 136
30 West Oak Street Apartmems (2601 W. Oak Street) 180
31 The Timbers at DeNon Apartmems (Edwards Road) 480
32 Good Samaritan Society--2-duplexes (3900 Momecito) 4
TOTAL 800
2000 thru 6/30/2004 TOTAL 2,252
Source: Denton Planning and Development Department, 2004.
The DeNon Plan sets forth the goal of a single family to multiple family ratio of 59:41 by
2020. When the plan was adopted in 1999, the ratio was 51:49. We can draw the
conclusion that the City is moving toward its goal on the single-family/multi-family ratio.
Table 5: Trends: Ratio of Single Family Units to Multiple Family Units: City of
Denton 2000 - 2004.
SF
(attached & MF
detached) (includes TF)
Total Units (only No. of No. of
% %
SF+MF) units units
Census 2000
(Taken on April 1,
2000) 30,944 16,400 50.07% 14,544 44.41%
Units based on
approved permits
Apr 2 - Dec 31, 2000 31,393 220 52.94% 229 47.06%
Jan- Dec, 2001 32,899 1,078 53.79% 428 46.21%
Jan- Dec, 2002 34,906 1,253 54.29% 754 45.71%
Jan- Dec, 2003 35,846 897 55.37% 43 44.63%
Jan- Jun, 2004 37,180 538 54.83% 796 45.17%
Total Units (by type) 20,386 16,794
What tools are available to address a desire to further improve this ratio? The DeNon
Developmem Code embarked on a set of zoning districts that aimed to allow mixed uses.
One result is that the NMRU and the NRMU 12 districts allow multiple family
developmem and attached single family in all but NR-1 and NR-2 (with an SUP in some
cases). The total land in NRMU district is curremly 1066.306 acres and the total land in
NRMU-12 district = 1235.995 acres. The amoum undeveloped is undetermined at this
writing. In addition, multiple family uses are allowed in the dowmown zones and several
of the commercial zones, adding much additional available acreage. Lessening the
amoum of land available for multiple family dwelling developmem is one tool that could
be explored.
Issue 3. Are there other code/process changes the City could make to improve the
value and quality of new housing built in Denton?
A. Minimum Living Area Standard: A standard set by some communities is a minimum
living area standard. These data are taken from the respective city's codes of ordinances.
The City of Demon does not set a minimum living area standard for single-family
dwellings.
Grand Prairie
Lot size Minimum living area
8,400 2,000
7,200 1,800
6,500 1,600
5,000 1,400
Lewisville
Lot size Minimum living area
18,000 2,400
12,000 2,000
9,000 1,800
7,500 1,700
6,000 1,500
Flower Mound
Lot size Minimum living area
30,000 2,100
15,000 1,800
10,000 1,800
5,000 1,100
We are not convinced that this type of standard will necessarily assist Denton to provide
higher quality or higher value housing. Such a standard would allow larger but not
necessarily higher quality units.
B. Open space as a value-adding tool. A review of the planning literature strongly
suggests that an open space system can add value to the housing and land in a
community. The value is added in part because the open space system can limit the
amount of land available for development, driving up the cost of land. It can also add
value like a golf course ads value to the residential development around it.
C. Require garages to be used for vehicles. Some cities, like Coral Springs, Florida,
require that vehicles be stored in garages. This purpose of this type of standard is to
avoid situations in which smaller streets are constructed, along with smaller dwellings
with less storage, thus leading to occupants to use the garage for storage rather than for
vehicles. The result is driveways and streets crowded with vehicles and a displeasing
residential vista.
D. Other tools can be addressed at the Council meeting.
CONCLUSION
Higher standards may result in complaints from some developers.
SUMMARY
This is an introduction to the discussion of higher standards, quality and value. Staff is
prepared to continue to pursue higher standards with the P&Z and City Council.
ATTACHMENTS
Photos of Home Town
Design Standards for Home Town
Denton Existing Site and Architectural Standards for Non-single family.
10
Attachment A
Typical single-family streetscape with wide public plaming area and
sidewalks and typical houses (all have some type of from porch)
Opposite side of the street from above photo
More streetscape
Use of detached garages
Alley way landscaping
Townhouse Unit
13
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Attachment C
Existing Site and Architectural Standards
for Non-Single-family Developments
~5:~:~A~qqes~s~Parkin~l~an~cl~Circ~u~a~t~n~Re~q~uirernen~ts: ........................................................................................................................................................
A. External to the Development.
i. Vehictflar access.
a. Access Management. All development shall provide access that compl/es xvith Access
Management principals of location, spacing and sharing of curb cuts. All developments shall
provide adequate stacking distance for all entrances.
b. Connectivity. All non-residential development, excluding industrial, shall provide access to
adjoining properties or developments.
2. Pedestrian access. All developments sh~Jl provide pedestrian access by linking to any adjacent
sidexvalk(s), multi-use path(s), or publ/c transportation stop.
3. Transit Amenities. Transit amenities, bus shelters, and pullouts shall be provided as required under
Subchapter 22.
B.Internal to the Development.
1. Vehictflar circtflation.
c. Internal circulation shall be xvell defined by use of end caps and landscaped areas.
d. Cross Access. Prior to division of property, circulation and access standards shall be applied
and, if necessary, cross easements shall be required so that access to all properties created by the
subdivision can be made from shared curb cuts.
e. Parking lots xvith 100 spaces or more shall be divided into separate areas and divided by
landscaped areas or xvallcvvays at least 10 feet in xvidth, or by a building or ~oup of buildings.
f. Permeable paving is required for those parking spaces that exceed the number of parking spaces
required.
2. Pedestrian circtflation.
g. Parking lots xvith 100 spaces or more shall provide adequate pedestrian circulation xvith/n the site.
Pedestrian xvallcvvays shall be directly l/nked to entrances and the internal circulation of the
building(s).
h. A raised xvallcvvay, of a minimum unobstructive xvidth of 5', shall be installed through parking
areas for Large Scale Developments.
C. Parking Lot Landscaping and Screening Standards.
All parking lots, xvNch for purposes of tNs section, include areas of veNcle maneuvering, parking, and
loading, shall be landscaped and screened as folloxvs:
1. Landscape Standards.
i. A minimum of 7% of the total parking area shall be landscaped.
j. A minimum of 15% of the required parking shall be covered by tree canopy.
k. The tree species shall be an appropriate shade tree and shall be selected from the Tree List.
1. The landscaped and end cap areas shall be planted xvith trees, shrubs or groundcover.
Landscaped areas should be evenly distributed throughout the parking area and parking
perimeter.
2. Screening at Right of Way.
Any combination of the folloxving may be used. These requirements are in addition to the street tree
requirements:
m. A 3 foot high xv~Jl made of any combination of xvrought iron, masonry, stone or decorative
concrete panels.
n. A minimum 10 foot wide landscape area planted with one large tree for every 40 linear feet.
35.13.13.2 Multiple Unit Residential Buildings.
Any residential bu/ldings designed for multiple units, either for rental or condominium o~vnership and their lots
sh~Jl comply with the following standards:
B. Orientation.
1. Orientation requirements for all multi unit buildings, except in desioonated pedestrian zones:
a. At least 50% of the front yard frontage shall have bu/ldings within 30 feet of the front property
line.
b. Buildings that are located within 30 feet of property line adjacent to a front yard shall have at
least 25% of the wall facing the street in window or door areas.
c. Parking areas shall not be located between bu/ldings and the street. Parking lots may be located
on the sides and behind the bu/ldings.
2. A project greater than 3 acres must contain a public or private street system that creates blocks of
three acres or less. Private Streets shall be required to include sidew~Jks of at least 5 feet, and include
street trees according to the standards of this section, but public street setbacks shall not apply.
3. Special Standards for Large Scale Multi Family Developments (~eater than 30 units and/or more
than 3 buildings). The same exterior design may not be used for greater than 30 units and/or more
than 3 bu/ldings in a project. A variety of compatible exterior materials' use and ~pe, bu/lding s~les,
massing, composition, and prominent architectural features, such as door and window openings,
porches, rooflines, shall be used.
B. Building Materials.
1. Windows shall be provided with trina. Windows shall not be flush with exterior wall treatment.
Windows shall be provided with an architectural surround at the jamb.
2. Fronts and street sides of bu/ldings visible from the public right of way shall be of wood, masonry,
stone, decorative block, stucco, or HDO board or other high quality material customar/ly used for the
bu/lding s~le.
3. Glass. Use of glass for displays and to allow visual access to interior space is permitted. Large
expanses of unbroken glass surfaces are discouraged.
4. Metal Roofs. Met~ roofs are permitted provided that they are of architectural quality.
C. Open Space.
i. An area equal to at least 8% of the lot area, excepting required setbacks, shall be dedicated to open
space for recreation for use by the tenants of the development. Mixed-use developments of greater
than 35 units per acre shall be exempt from this requirement.
2. Areas covered by shrubs, bark mulch and other ground covers xvhich do not provide a suitable
surface for human use may not be counted to~vard this requirement.
3. Private decks, patios, and similar areas are eligible for up to 5 percent of the 8 percent required open
space.
4. Play areas for children should be provided for projects of greater than 50 units that are not designed
as age limited or student housing.
35.13.13.3 Multi Family Developments in a Pedestrian District.
Multi-Family developments ~vithin Pedestrian Areas shall, in addition to compl~Sng to the basic Site Design
Standards for Multi-Family buildings, conform to the folloxving standards:
C. Orientation.
2. At least 75% of the front yard frontage shall have buildings ~vitNn the n~axin~um setback.
2. Buildings that are located xvithin 30 feet of property line adjacent to a front yard shall have at least
40% of the ground story xvall facing the street in xvindoxv or door areas.
3. Parking areas shall not be located betxveen buildings and the street.
4. Buildings shall be directly accessed from the street and the sidexvalk.
5. A minimum of one ground floor pedestrian entrance must be oriented toxvard the street and include a
porch.
6. Garages may occupy no more than 40% of the total building frontage. This measurement does not
apply to garages facing an alley or courtyard entrance. Any garage may not extend beyond the
building front. Garages that are at least 30 feet behind the house front may exceed the 40% frontage
n~inimum.
7. Building frontages greater than 100 feet in length shah have recesses, projections, ~vindo~vs, arcades or
other distinctive features to interrupt the length of the building fagade.
8. Architectural Features. Fronts and street sides of buildings visible from the public right of ~vay shah
include changes in relief such as columns, cornices, bases, fenestration, and fluted masonu-, for at
least 15% of the exterior ~vall area.
9. Height and Bulk. Adjacent buildings shall have different elevations.
10. The top floor of any building rising over four stories must contain a distinctive finish, consisting of a
cornice, banding or other architectural termination.
35.13.13.4 Nonresidential and Mixed Use Buildings.
Non-residential buildings or mixed-use buildings and their lots (Those that combine non-residential and
residential uses) not in a pedestrian oriented district and their lots shall comply xvith the folloxving standards.
These standards do not apply to uses in the industrial uses xvhere the building or structure is located:
3. Adjacent to a local or collector street.
4. Adjacent to a Secondary Arterial, the building may have a maximum fifty percent (50%) metal fagade.
5. In excess of 250 feet of the ultimate right-of-xvay of an arterial or interstate roadxvay.
6. Behind another builchng or structure that screens the building or structure from the adjacent arterial
or interstate roadxvay.
D. Orientation.
i. Building frontages greater than i00 feet in length shall have off, ets, jogs, or other distinctive changes
in the building fagade.
2. Buildings shall incorporate arcades, roofs, ~Jcoves, porticoes and axvnings as a design element of the
fagade. The planting of trees may be used in place of these architectural features.
3. The primary entrance of a building or store shall have a clearly defined, highly visible customer
entrance xvith distinguishing features such as a canopy, portico or other prominent element of the
architectural design.
4. Buildings shall have their primary orientation toxvard the street rather than the parking area.
5. Buildings that are xvithin 30 feet of the street shall have an entrance for pedestrians from the street to
the building interior.
6. Trash storage areas, mechanical equipment, and similar areas are not permitted to be visible from the
street.
7. Loading docks are not permitted to be visible from the street, and may not be accessed directly from
the street.
8. Parking areas shall be located behind buildings or on one or both sides, except along the interstate
xvhere a minimum fifteen foot (15') additional landscape area xvill be required along parking areas in
front of a building.
9. These requirements may be xv~Sved by the Director if the building is not accessed by pedestrians, such
as xvarehouses and industrial buildings xvithout attached offices, automotive service uses such as
gasoline sales and automobile sales or the development is on an infill site.
Building Materials.
1. Windoxvs shall be provided xvith trina. Windoxvs shall not be flush xvith exterior xvall treatment.
Windoxvs shall be provided xvith an architectural surround at the jamb.
2. Fronts and street sides of buildings visible from the public right of xvay shall be non-reflective and
sh~Jl be of xvood, masonry, stone, decorative block, stucco, HDO board or other high quality material
customarily used for the building st5qe.
3. Glass. Use of glass for displays and to alloxv visual access to interior space is pemaitted. Buildings
may not incorporate glass for more than 70% of the building skin.
4. Metal Roog. Met~J roog are permitted provided that they are of architectural quality.
35.13.13.5 Nonresidential and Mixed Use Buildings in a Pedestrian Oriented District.
Design standards non-residential buildings or mixed-use buildings (Those that combine non-residential and
residential uses) in a pedestrian oriented district and their lots.
E. Orientation.
1. Buildings shall have their primary orientation toxvard the street rather than the parking area. The
primary entrance must be readily apparent as a prominent architectural component and visible from
the street.
2. Any ~ound floor xvall xvhich is xvithin 30 feet of the main street, plaza or other public open space
shall contain at least 50% of the xvall area facing the street in display areas, xvindoxvs, or door~vays.
Windoxvs must alloxv viexvs into xvorking areas or lobbies, pedestrian entrances or display areas.
Walls facing side streets must contain at least 25% of the xvall space in xvindoxvs, display areas, or
doors. Blank xvalls xvithin 30 feet of the street are prohibited. Up to 40% of the length of the
building perimeter can be exempted from this standard if oriented toxvard loading or service area
3. At least 60% of the street frontage shall have buildings xvithin 10 feet of the front property line.
4. Trash storage areas, mechanical equipment, and similar areas are not permitted to be visible from the
street, or and are not permitted between the building and the street.
5. Buildings that are open to the public and are xvithin 30 feet of the street shall have an entrance for
pedestrians from the street to the building interior. This entrance shall be designed to be attractive
and functional, be a distinctive and prominent element of the architectural design, and shall be open
to the public during all business hours.
6. Developments shall have a minimum Floor Area Ratio of 0.4. Plazas and pedestrian areas sh~il count
as floor area for the purpose of meeting the minimum floor area ratio.
7. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to
entrances.
8. The top floor of any building rising over four stories xvill be contain a distinctive finish, consisting of a
cornice or other architectural temaination.
9. Building Scale. Balconies may project over the public right of xvay, subject to an encroachment
agreement issued by the City.
10. Parking areas shall be located behind buildings or on one or both sides.
F. Building Materials.
i. Windo~vs shall be provided ~vith trim. Windo~vs shall not be flush ~vith exterior ~vall treatment.
Windo~vs shall be provided ~vith an arch/tectural surround at the jamb.
2. Fronts and street sides of buildings visible from the public right of ~vay shall be non-reflective and
sh~Jl be of ~vood, masonry, stone, decorative block, stucco, HDO board or other high quality material
customarily used for the building style.
3. Glass. Use of glass for displays and to allo~v visual access to interior space is pem~itted. Buildings
may not incorporate glass for more than 70% of the building skSn.
4. Metal Roog. Met~J roog are permitted provided that they are of arch/tectural quality.
5. Buildings shall include changes in relief such as columns, cornices, bases, fenestration, and fluted
masonry, for at least 15% of the exterior ~vall area.
G. Streetscape.
i. Hardscape (paving material) shall be utilized to designate "people" areas. Sample materials could be
pavers, scored and colored concrete, grasscrete, or combinations of the above.
2. A building sh~il be setback not more than 15 feet from the right-of-xvay unless the area is used for
pedestrian activities such as plazas or outside eating areas.
3. Outdoor storage areas shall be screened from viexv from adjacent public rights-of-xvay. Loading
facilities shall be screened and buffered xvhen adjacent to residenti~ily zoned land and public streets.
35.13.13.6 Large Scale Development Regulations.
Developments involving a gross floor area in excess of 40,000 square feet and located in a Neighborhood,
Community or Regional Mixed Use Center Districts, or in the Doxvntoxvn University Core District shall,
comply with the basic Site Design Standards and conform to the following standards:
Standards and Guidelines: Standards and guidelines set out below require a basic level of architectural variety,
compatible scale, and mitigation of negative impacts. "Guidelines" are not mandatory, but are provided in
order to educate planners, design consultants, developers and City staff about design objectives. "Standards"
are mandatory.
A. Orientation.
i. Architectural features:
a. Guidelines: Facades should be articulated to reduce the massNe scale and the unlfoma,
impersonal appearances of large retail building and provide visual interest.
b. Standards: Architectural features on building facades that are visible from adjoining properties
and/or public street (excluding facades residenti~2 property that are screen by an eight-foot
masonry xvall and facades facing the side or rear of property zoned and used for commercial
purposes or industrial purposes) shall address the visual impact of long uninterrupted xvalls by
providing a minimum of three of the folloxving elements. No uninterrupted length of any fagade
shall exceed i00 feet. See illustrations ofarch/tectural features in the Site Design Criteria Manual.
i Variation in color and materials;
ii Wall plane projections or recesses having a depth of at least 3% of the length of the fagade
and extending at least 20 % of the length of the fagade, not to exceed i00 feet;
ii/ Variation of a minimum of txvo feet in the height of parapets. Variation to parapet height
naa)-include pilasters and projected raised entrance features;
iv Pilasters projecting from the plane of the xvall by a minimum of i6 inches. The use of
pilasters to interrupt horizontal patterns such as accent banding is encourages;
v Canopies projecting a minimum of i0 feet from the plane of the primary fagade xvalls; and
vi Repetitive ornamentation including decorative applied features such as xvall-mounted light
fixtures or applied materials. Repetitive ornamentation shall be located xvith a maximum
spacing of 50 feet.
2. Sidewalk display and cart storage. "Sidexvalk" display is a term commonly used in the retail
industry to describe display areas along the front of a building. Nothing herein permits storage,
display or sale of any item on property that has been dedicated for public use. Sidexvalk display and
cart storage in the sidexvalk display area are prohibited:
c. Areas for customer loading of merchandise shall be clearly delineated and shall not be located in
front of any customer entrances or exit door(s) or xvithin 15 feet on either side of the door(s).
d. This section does not prohibit storage of carts in the parking lot, but merely regulates storage of
carts in the side~valk display area.
3. Permanent outdoor display, sales and storage. Merchandise may be stored or displayed for sale
to customers on the front or side of the building in accordance xvith this para~aph.
e. The total square footage of all permanent outdoor storage, display and sales areas shall be limited
to 10% of the footprint of the building, but in no event shall exceed 15,000 square feet.
f. Permanent outdoor storage, display and sales sh~Jl be contiguous to the building and shall not be
permitted xvithin 100 feet of residential property.
g. The permanent storage, display and sales area shall be enclosed by a minimum eight-foot xvall of
like appearance to the building topped by xvrought iron or tubular steel fencing. No merchandise
other than trees shall be visible above the xvall or fence.
4. Seasonal outdoor display and sales. Christmas trees may be displayed for sale from November 15
to December 31. In addition, bedding plants, trees, shrubs, potting soil and bagged yard products
including xvithout limitation bark, mulch, peat moss and play sand may be displayed from March 15 to
June 15. Fertilizer or other chemic~J products shall not be stored or displayed outdoors. The
seasonal outdoor sales area shall be limited to 5% of the footprint of the building but in no event shall
exceed 6,000 square feet. No merchandise may exceed five feet in height, except Christmas trees.
5. Rear storage. Bulk merchandise may be stored behind the building. The sides and back of the
storage area shall be screened xvith a chain link fence covered xvith xvindscreen, except for any side or
back that is separated from any residential property by an eight-foot masonry xvall and landscaped
buffeu-ard. Windscreen shall be maintained in good repair and free of tears. The rear storage area
shall not be accessible to customers. Merchandise shall be stacked no higher than 25-feet or level
xvith the top of the adjacent side xvall of the building, xvhichever is loxver, and may not be stacked
above the height of the chain link fence.
6. Wall and landscaped bufferyard. An eight-foot masonry xvall of brick, stone, split block or
concrete cast to simulated such materials shall be constructed along the common boundary line of the
adjacent residential property, or as close as practicable in the event of intervening alleys, easements
and dr~Snage channels. If the large retail store property and residential property are separated by
intervening property under separate oxvnership that is less than 20 feet xvide, a xvall shall be
constructed along the property line of the large retail store facing the residential property.
7. Pickup and Delivery. Outdoor storage, pickup, delivery, loading and unloading of merchandise,
equipment or other items may not occur xvithin 100 feet of residential property. Loading docks must
be located to the side or rear of the building unless the loading area is completely screened from the
street, and loading docks shall be located more than 100 feet from residenti~i property.
8. Trash Collection and Compaction. Trash collection and compaction may not occur xvithin 100
feet of residential property and shall be screened from public viexv.
9. Mechanical equipment. No mechanical equipment may be located xvithin 100 feet of residential
property. Mechanical equipment shall be screened from public viexv.
Buildings Materials.
1. Guidelines: Exterior building materials and colors comprise a significant part of the visual impact of
a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors
used in the surrounding area.
2. Standards:
3. Materials. Fronts and street sides of buildings visible from the public right of way shall be non-
reflective and shall be of wood, masonry, stone, decorative block, stucco, HDO board or other high
qualilT material customarily used for the building sDqe.
Streetscape.
i. Public Spaces.
a. ()ne square foot of plaza or public space sh~Jl be required for every i0 square feet of ~oss
ground floor area.
b. Plazas or public spaces sh~Jl incorporate at least 3 of the 5 folloxving elements:
i Sitting space - at least one sitting space for each 250 square feet shall be included in the
plaza. Seating shall be a minimum of i6 inches in height and 30 inches in xvidth. Ledge
benches shall have a minimum depth of 30 inches.
ii A mixture of areas that provide shade.
iii Trees in proportion to the space at a minimum of i tree per 800 square feet.
iv Water features or public art.
v Outdoor eating areas or food vendors.
AGENDA INFORMATION SHEET
AGENDA DATE: August 24, 2004
DEPARTMENT: Fiscal Operations
ACM: Kathy DuBose
SUBJECT
Consider approval of a resolution of the City Council of the City of DeNon, Texas placing a
proposal on the September 21, 2004, City Council Public Meeting Agenda to adopt a 2004 tax
rate that will exceed the lower of the rollback rate or 103 percent of the effective tax rate;
calling a public hearing on a tax increase to be held on September 7, 2004; requiring
publication of a Notice of Public Hearing on a tax increase in accordance with the law; and
providing an effective date.
BACKGROUND
In the Friday, July 30, 2004 Reading File, staff provided Council with a copy of the required
notice of effective tax rate calculation to be published in the Sunday, August 1 newspaper.
Municipalities are required to publish their rollback tax rates in the newspaper, along with the
effective tax rate and other required schedules. The rollback tax rate divides the overall
property taxes into two categories--maimenance and operations (M&O) taxes and debt
service taxes. By law, the rollback rate for taxing units are set at an eight percem (8%)
increase in operating (M&O) taxes. The effective tax rate is generally the property taxes
divided by the current year's taxable value of properties that were on the tax roll in both
years. This rate excludes taxes on properties no longer in the taxing unit and also excludes
the currem taxable value of new properties (growth). The City of DeMon's effective rate is
$.54070/$100 valuation and the rollback rate is $.58155/$100 valuation.
The Texas Property Tax Code mandates specific publications to be provided by the City. The
code specifies that "When a proposed rate exceeds the lower of the rollback rate or 103
percent of the effective rate, the taxing unit's governing body must vote to place a proposal to
adopt the rate on the agenda of a future meeting as an action item." The governing body must
schedule a public hearing on the proposal, publish a quarter-page notice notifying the public
of the hearing, and publish a second quarter-page notice before adopting the tax rate. While
the proposed 2004-05 budget includes a .59815 tax rate, it exceeds 103% of the effective tax
rate as well as the rollback rate and requires a public hearing.
ESTIMATED SCHEDULE
08/24/04
08/29/04
09/07/04
09/12/04
09/21/04
Vote to Place Proposal on Future Agenda
Publish Required Notice for Public Hearing
Hold Public Hearing
Publish Second Required Notice for Vote on Tax Rate
Adopt Tax Rate
Agenda Information Sheet
August 24, 2004
Page 2
PRIOR ACTION/REVIEW
In the August 6, 2004 Reading File, Council was provided information regarding the proposed
tax rate. In addition, on August 5 and August 16, 2004 Council met and discussed the tax
rate.
FISCAL INFORMATION
The proposed property tax rate is included in the 2004-05 proposed budget.
Respectfully submitted:
Diana G. Ortiz
Director of Fiscal Operations
S:\Our Documents\Resolutions\04\tax public hearing.doc
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS PLACING
A PROPOSAL ON THE SEPTEMBER 21, 2004 CITY COUNCIL PUBLIC MEETING
AGENDA TO ADOPT A 2004 TAX RATE THAT WILL EXCEED THE LOWER OF THE
ROLLBACK RATE OR 103 PERCENT OF THE EFFECTIVE TAX RATE; CALLING A
PUBLIC HEARING ON A TAX INCREASE TO BE HELD ON SEPTEMBER 7, 2004;
REQUIRING PUBLICATION OF A NOTICE OF PUBLIC HEARING ON A TAX
INCREASE IN ACCORDANCE WITH THE LAW; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City Council desires to consider adopting a tax rate of $0.59815 per
$100 valuation, which will exceed the lower of the rollback rate or 103 percem of the effective
tax rate, in accordance with the requirements of the Tex. Tax Code ch. 26 and to schedule a
public hearing on the proposed tax increase; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY RESOLVES
SECTION 1. The City Council desires to consider adopting a tax rate for the 2004 tax
year of $0.59815 per $100 per valuation that will exceed the lower of the rollback rate or 103
percent of the effective tax rate.
SECTION 2. The City Council hereby approves the placemem of an item on the
September 21, 2004 City Council public meeting agenda to vote on a proposed tax rate of
$0.59815 per $100 valuation that will exceed the lower of the rollback rate or 103 percem of the
effective tax rate.
SECTION 3. The City Council hereby calls a public hearing on the proposed tax increase
to be held in the City Council Chambers at City Hall located at 215 East McKinney Street in
DeNon, Texas 76201 on September 7, 2004 at 6:30 p.m. The public hearing will not be held
until at least seven days after notice of this public hearing has been published in the Denton
Record-Chronicle, a newspaper having general circulation within the City, in the form of the
attached Notice of Public Hearing on a Tax Increase, which is made a part of this resolution for
all purposes. The City Manager and the Assistam City Manager are hereby directed to publish
said notice in accordance with this resolution and in accordance with Tex. Tax Code §26.06. At
the public hearing, the City Council will afford adequate opportunity for both proponems and
opponents of the tax increase to present their views.
SECTION 4. This resolution shall become effective immediately upon its passage and
approval at a regular meeting of the City Council of the City of Denton, Texas on this the 24th
day of August, 2004, at which meeting a quorum was present and the meeting was held in
accordance with the provisions of Tex. Gov't Code §551.001, et seq. The City Secretary is
hereby directed to record this resolution and the vote on the proposal to place the item for a tax
increase on the September 21, 2004 City Council agenda.
S:\Our Documents\Resolutions\04\tax public hearing.doc
PASSED AND APPROVED this the
day of
,2004.
EULINE BROCK, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY:
Councilmember
Euline Brock, Mayor
Pete Kamp
Perry McNeill, Mayor Pro Tem
Bob Montgomery
Joe Mulroy
Jack Thomson
Raymond Redmon
Voted For
Voted Against
Page 2
Notice of Public Hearing on Tax Increase
The City of Denton, Texas will hold a public hearing on a proposal to increase
total tax revenues from properties on the tax roll in the preceding year by 10.6
percent. Your individual taxes may increase at a greater or lesser rate, or even
decrease, depending on the change in the taxable value of your property in relation
to the change in taxable value of all other property and the tax rate that is adopted.
The public hearing will be held on September 7, 2004, at 6:30 p.m. at the City
Council Chambers in City Hall located at 215 E. McKinney Denton, Texas 76201.
FOR the proposal:
AGAINST the proposal:
PRESENT and not voting:
ABSENT:
Mayor Brock and Mayor Pro Tern
McNeill, Council Members:
Montgomery, Mulroy, Thomson, Kamp,
Redmon
The following table compares taxes on an average home in this taxing unit last
year to taxes proposed on the average home this year. Again, your individual taxes
may be higher or lower, depending on the taxable value of your property.
Average residence homestead value
Last Year This Year
$117,730 $120,498
General exemptions available
(amount available on the average
homestead, not including senior
citizen's or disabled person's
exemptions)
$5,000 $5,000
Average taxable value
$112,730 $115,498
Tax Rate .54815/$100 .59815/$100
Tax $617.92 $690.85
Under this proposal, taxes on the average homestead would increase by $72.93
or 11.8 percent compared with last year's taxes. Comparing tax rates without
adjusting for changes in property value, the tax rate would increase by 5¢ per
$100 of taxable value or 9.1 percent compared to last year's tax rate. These
tax rate figures are not adjusted for changes in the taxable value of property.
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